AMENDMENT TO

DISCLOSURE STATEMENT OF

INTERNATIONAL LAND CORPORATION LTD.

FOR 101 to 524, 1215 LANSDOWNE DRIVE, COQUITLAM, B.C.

Date: May 9th, 1989

NEITHER THE SUPERINTENDENT OF REAL ESTATE NOR ANY OTHER AUTHORITY

OF THE GOVERNMENT OF THE PROVINCE OF BRITISH COLUMBIA HAS, IN ANY
WAY, PASSED ON THE MERITS OF THE MATTERS DEALT WITH IN THIS
DISCLOSURE STATEMENT. THIS DISCLOSURE STATEMENT HAS BEEN FILED
WITH THE SUPERINTENDENT OF REAL ESTATE, BUT HE HAS NOT DETERMINED
WHETHER OR NOT IT COMPLIES WITH PART 2 OF THE REAL ESTATE ACT.

1. The following modifications are made to the disclosure

statement in this matter dated June 30, 1987:

(a) the text of recital A is deleted and replaced with the

following:

"A. The Developer is L & C Developments

Ltd., a company duly incorporated under the
laws of British Columbia, with an address
for service of 1618 - 1030 West Georgia
Street, Vancouver, British Columbia, V6E 2Y3
and a mailing address at 942B Brunette
Avenue, Coquitlam, British Columbia,
V3K lC9",

(b) the text of paragraph 3(c)(vi) is deleted and the

following sUbstituted:

"(vi) A mortgage and assignment of rents in

favour of Metropolitan Trust Company
of Canada registered under numbers
AC95299 and AC95300 respectively (see
paragraph 3(i) below for a
description of partial discharge
arrangements)",

(c) in paragraph 3(c) the reference to the Toronto-Dominion

Bank is deleted and replaced by a reference to the
Metropolitan Trust Company of Canada,

(d) paragraph 4(b) is deleted and replaced by the following:

 - 2 ­

"(b) The strata corporation formed by the

deposit of the strata plan for Phase I
has amended the by-laws of the strata
corporation by replacing those set out
in the Condominium Act with those set
out in Schedule H attached hereto",
(e) paragraph 4(f) is deleted and replaced by the following:
"(f) Phase I is substantially completed and
the Developer has commenced
construction of Phase II which it
expects to substantially complete by
October 31, 1989",
(f) add to paragraph 4(i) the following:
"International Land Corporation Ltd. (the
former developer) and the Developer have
executed and delivered to the District for
its approval, an assignment of the
Development Variance Permit to the Developer
which assignment was approved by the council
of the District on May 8, 1989."
2_ OFFENCE CAUTION
The Developer, directors of a corporate Developer and any
other person required by the Superintendent to sign this
Disclosure Statement are advised to read the provisions of and be
fully aware of their obligations under Part 2 of the Real Estate
Act before signing this Statement, as a person who fails to comply
with the requirements of Part 2 of the Real Estate Act may, on
conviction, be liable:
(a) in the case of a corporation, to a fine of not more than
$100,000_00~ and

(b) in the case of an individual, to either a fine of not

more than $100,000.00 or to imprisonment for not more
than five years less one day_

WFM!1374k
 DECLARATION

The foregoing declarations constitute full, true and plain

disclosure of all facts relative to the Development referred to
above, proposed to be sold or leased, as required by Section 50.1
of the Real Estate Act of the Province of British Columbia as of
May , 1989.

SIGNED BY THE DEVELO L & C DEVELOPMENTS LTD.

Per: May , 1989

Date

Per: May fDate' 1989

l
Per: May , 1989
Na g Lochhead Date
Director, L-/
Per:
Namel~ Director
May ~ , 1989
ate

WFM/ 137 4k
DOMINION OF CANADA IN THE MATTER OF the Real Estate
Act and the amendment to
PROVINCE OF BRITISH COLUMBIA Disclosure Statement of:
TO WIT:
L & C Developments Ltd.
(Developer)
For property described as:
PID No. 004-545-583
Lot 64
District Lot 385
Group 1
New Westminster District
Plan 72147
I, CRAIG LOCHHEAD, of Coquitlam, British Columbia, DO
SOLEMNLY DECLARE:
1. I am a Director of L & C Developments Ltd., the Developer
referred to in the above amendment to disclosure statement dated
May 9th, 1989.

2. Every matter of fact stated in the said amendment to

disclosure statement is correct.
3. I am aware that Section 50(7} of the Real Estate Act
requires that a true copy of the amended disclosure statement be
delivered to the prospective purchaser or lessee and receipt for
same be obtained.
4. I make this solemn declaration, conscientiously believing
it to be true and knowing that it is of the same force and effect
as if made under oath.
/'

DECLARED BEFORE ME at } ;

Vancouver, ) , l
I i
/
c . I . !
British Columbia, on this
<J/Lda y of May, 1989.
} .l/ I

~~
! ~a'i:~1iD (
)
A commls~ffi- )
davits. }

WILLl/\M F. Ht5'r;/I,Y
[jOlI is 8: OJ, c

300 • 1111 ~/CLv,LLE S ET

VAi~COiJ'v'Ui, B.C. V6E 4H7

TELEPHONE (604) 682-3664

WFM/ 137 4k
 SOLICITOR'S CERTIFICATE

IN THE MATTER OF the Real Estate Act and

the Amendment to Disclosure statement of

L & C Developments Ltd.

(Developer)

For property described as:

PID No. 004-545-583

Lot 64

District Lot 385

Group 1

New Westminster District

Plan 72147

I, WILLIAM F. MURRAY, Solicitor, a member of the Law Society of

British Columbia, having read over the above amendment to
disclosure statement dated May 9th, 1989, made any required
investigations in public offices, and reviewed same with the
Developer therein named, hereby certify that in my opinion the
facts contained in paragraphs 1, 3.01 and 3.02(a) and (b) of the
Disclosure Statement as amended are correct.
O. /'2...
DATED at Vancouver, British Columbia, on May 7 , 1989.

Eonislcr (:;; S, ',I

300 • 1111 MEL VILLi: Sf REET

VANCOUVER, B.c' V6E 4H7

TELEPHONE (604) 682-3664

WFM/ 137 4k
 SCHEDULE H

~
C;"1
CONDOMINIUM ACT CHAPTER 61, R.S.B.C. f::;
(~

NOTIFICATION OF CHANGE OF BY-LAWS (.,1.)

(Section 26)

The Owners, Strata Plan No. N.W.2671 ( a Strata Corporation) hereby

certified that by Special Resolution duly passed on the 8th. day of
December, 1988, the By-Laws of the First or Second Schedule (as the
case may be) to the Act, as they applied to the said Strata Corporation,
were added to, amended or repealed, as follows:
'~-l
~:'"i
"Be it Resolved as a Special Resolution of the Owners, Strata Plan N.W.1671 Cl

Sunridge Estates, that the existing By-Laws of the Strata Corporation be

.
l
~
1
......,.. ;

:1 c::
repealed and be replaced with By-Laws numbered 1 through 17 inclusive 1 u;:.
~ i ·i~l ~r.:
attached as Appendix 'A' to the Notice of the Annual General Meeting of '" -',

December 8, 1988."

01/06/89 E0506f DOC FIL 10.00

The Common Seal of The Owners, Strata Plan No. N.W.2671, was hereunto
affixed this 2.J day of U~ fi3c::R 1988, in the presence of:

(Mem ~r;s of Counc if)'

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 13

BY-LAW 10: VOTES OF OWNERS

10.1 At any General Meeting a resolution by the vote of the meeting shall be
decided on a show of hands, unless a poll is demanded by any O\\uer
present in person or by proxy.

10.2 Unless a poll be so demanded. a declaration by the Chairperson that a

resolution has, on the show of hands, been carried, is conclusive
evidence of the fact without proof of the number or proportion of votes
recorded in favour of or against the resolution.

10.3 A demand for n poll may be withdrawn.

10.4 A poll. if demanded, shall be taken in whatever manner the Chairperson

thinks fit, and the result of the poll shall be deemed to be the
resolution of the meeting at ~hich the poll was demanded.

10.5 In the case of equality in the votes, whether on a show of hands or on a

poll, the Chairperson of the meeting is not entitled to a casting vote
in addition to his/her original vote.

10.6 On a show of hands, each Owner shall indicate his/her vote by showing
his/her voting card.

10.7 On a show of hands or on a poll. votes may be given either personally or

by proxy.

10.8 An instrument appointing G proxy shall be in writing under the hand of

the appointer or his/her attorney, and may be either general or for a
particular meeting.

10.9 ,\ proxy need not be an Owner.

10.10 Except in cases where. hy or under the Condominium Act. a unanimous

resolution is required, no Owner is entitled to vote at any General
Meeting unless all contributions payable in respect of his/her Strata
Lot have been duly paid.

10.11 Where Owners are entitled to successive interests in a lot. the Owner
entitled to the first interest is alone entitled to vote, whether on a
show of hands or a poll.

10.12 Where an Owner is a Trustee, he/she shall exercise the voting rights in
respect of the lot to the exclusion of persons beneficially interested
in the trust, and those persons shall not vote.
 14

10.13 Notwithstanding provIsIons of these By-Laws with respect to appointment

of a proxy where the Owner's interest is subject to a registered
mortgage and where the mortgage provides that the power of vote
conferred on an Owner by or under the Condominium Act may be exercised
by the mortgagee and where the mortgagee has given written notice of
his/her mortgage to the Corporation. no instrument or proxy shall be
necessary to give the mortgagee the said power to vote. and the
mortgagee shall indicate his/her presence at the call of the roll, and
he/she. not the Strata Lot Owner. shall be issued a voting card.
 15

BY-LAW 11: VIOLATION OF BY-LAWS

11.1 Any infraction or violation of these By-Laws or any Rules and

Regulations established pursuant to these By-Laws on the part of any
Owner, his/her employees. agents. invitees or tenants may be corrected.
remedied or cured by the Strata Corporation.

11.2 Any costs or expenses expended or incurred by the Strata Corporation in

correcting. remedying or curing such infraction or violation. shall be
charged to such Owner and shall be added to and become a part of the
assessment of such Owner for the month next following the date when such
costs or expenses are expended or incurred (but not necessarily paid) by
the Strata Corporation and shall become due and payable on the date of
payment of such monthly assessment.

11.3 The Strata Corporation may recover from an Owner by an action for debt
in any Court of competent jurisdiction any sum of money which the Strata
Corporation is required to expend as a result of any act or omission by
the Owner. his/her employees, agents. invitees or tenants. which
violates these By-Laws or any Rules and Regulations established pursuant
to these By-Laws. and there shall be added to any amount found due, all
costs of such action including costs as between Solicitor and Client.

11.4 Nothing herein shall be deemed to limit any right of any Owner to bring
an action or proceeding for the enforcement and protection of his/her
rights and the exercise of his/her remedies.
 16
"

BY-LAW 12: CHEQUES, BUDGET AND COMMON EXPENSES

12.1 All cheques drawn on any account of the Strata Corporation shall, except
where a Manager has been appointed and authorized to make expenditures,
be signed by at least two Members of the Strata Council, and all cheques
or other negotiable instruments for the credit of any such account may
be endorsed by anyone Member of the Strata Council.

12.2 Prior to the first day of December in each calendar year, the Strata
Corporation shall cause to be prepared a Budget setting out by
categories its best estimate of the common expenses of the Strata
Corporation for the next calendar year. The Budget shall include a
reasonable provision for contingencies and future replacements.

12.3 Prior to the 15th day of December in each calendar year the Stt'ata
Corporation shall deliver or mail to each Owner at the municipal alidress
of his/her Strata Lot a copy of the budget for the ensuing calendar year
i:.ogether with a notice of monthly assessment for his/her contribution
towards the common expenses for that year.

12. It The common expenses set forth in each assessment shall be payable to the
Strata Corporation. or to any other person. firm or corporation to whom
the Strata Corporation shall direct payment to be made from time to
time, in twelve equal consecutive monthly installments. in advance. the
first installment to be made on the 1st day ()f January immediately
following receipt of such notice of assessment.

12.5 Assessment payments are due and payable on the first day of each lllonth
in advance. Assessment payments not received by the 15th day of the
month in question will be subject to a Ten Dollar ($10.00) penalty, and
if not received by the 15th day of each following lllonth will be subject
to an additional Ten Dollar ($10.00) penalty.' each month. If any
assessment becomes three months in arrears. a Lien will be placed on the
Title of the Strata Lot involved. and at the Owner's expense for the
total monies due. including all costs involved in collecting the
outstanding amount.

12.6 Within ten days following written application therefore by an Owner the
Strata Corporation shall furnish to such Owner a statement setting forth
as of its date the amount of any unpaid assessments then due from such
Owner and the amount outstanding. if any, in the uJntingency reserve
fund and belonging to the Strata Corporation but contributed by such
Owner.
 17

12.7 If at any time it appears that the annual assessment or contribution

towards the common expense will be insufficient to meet the common
expenses. the Strata Corporation may assess and collect a special
contribution or contributions against each Strata Lot in an amount
sufficient to cover the additional anticipated common expense. The
Strata Corporation shall give notice of such further assessment to all
Owners which shall include a written statement setting out the reasons
for the assessment and each assessment shall be due and payable by each
Owner in the Strata Corporation within thirty (30) days of mailing such
notice.

BY-LAW 13: SEVERABILITY

13.1 The prOV1Slons hereof shall be deemed independent and severable and the
invalidity in whole or in part of any By-Law does not affect the
validity of the remaining By-Laws. which shall continue in full force
and effect as if such invalid portion had not been included herein.

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 18

BY-LAW 14: AN OWNER SHALL NOT:

14.1 use or permit the strata lot to be used for any purpose other than as a
private dwelling-house for one family;

14.2 make or permit noise in or about any strata lot or the common property
which. in the opinion of the Strata Council. is a nuisance or
unreasonably interferes with the use and enjoyment of a strata lot or
the common property by any other Owner. No instrument or other device.
shall be used within a lot which. in the opinion of the Strata Council.
causes a disturbance or interferes with the comfort of other Owners;

14.3 keep animals on the strata lot or the common property after seven (7)
days' notice in that behalf from the Strata Council;

14.4 permit the strata lot to be occupied as a place of residence by more

than seven persons (whether adult or minor) without the consent in
writing of the Strata Council;

14.5 do any act or permit any act to be done. or alter or permit to be

altered the strata lot in any manner which will alter the exterior
appearance of the structure comprising the strata lot;

14.6 hang or permit to be hung any laundry or washing on the common property
or in or about the strata lot in any manner which would permit the same
to be visible from the outside of the strata lot;

14.7 erect or hang over or outside any window or door of a strata lot or on
the common property. awnings. shades or screens without the consent in
writing of the Council first had and obtained. No television antenna or
similar structure or appurtenances thereto shall be erected on or
fastened to any unit except in connection \.ith a common television
antenna or cable system as authorized by the Strata Council;

14.8 do anything or permit anything to be done on the strata lot or on the

common property which will or would tend to increased the risk of fire
or the rate of fire insurance premiums or any other insurance premiums
with respect thereto;

14.9 do anything or permit anything to be done by any occupier of the strata

lot on the strata lot or common property that is contrary to any
Statute. Ordinance. By-Law or Regulation of any Government Authority
whether Federal. Provincial, Municipal or otherwise:
 19

14.10 do or permit anything to be done that may cause damage to trees. plan
bushes, flowers or lawns and shall not place chairs. tables. or other
objects on the lawns and grounds so as to damage them or to prevent
growth or to interfere with the cutting of the lawns or the maintenan
of the grounds generally;
14.11 deposit household refuse and garbage in other than proper containers
directed by the Strata Council and the Owner shall place such contair
for collection of refuse as directed by the Strata Council from time
time. Any material other than ordinary household refuse garbage shal
be removed from the common property or the Owner's Strata Lot at the
expense of or by the individual Owner;
14.12 erect. place. allow. keep or display signs, billboards. advertising
matter or other notices or displays of any kind on the common propert
or in or about any strata lot in any manner which may make the same
visible from the outside of a strata lot. except a temporary notice t
let or sell the strata lot:
14.13 use any part of the common property except roadways. driveways and
parking areas for the parking or operation of motor-vehicles except i
accordance with permission in writing from the Strata Council. provic
however the sidewalks. walkways. passages, roadways. driveways and
parking areas shall not be obstructed by any Owner. his/her family,
guests or visitors;
14.14 shake mops or dusters of any kind nor throw anything out any window 0
door on the strata lot or on common property. nor permit anything of
this kind to be done;
14.15 allow the strata lot to become unsanitary:
14.16 make or cause to be made any structural alteration or addition to thE
strata lot without first having the design and specifications of suct
alteration or addition approved in writing by the Strata Council. Ar
alteration or addition made by an Owner without such approval may be
restored or removed by Councilor its duly authorized representative
representatives and any costs incurred by the Strata Corporation as
result thereof shall forthwith be paid by such Owner to the Strata
Corporation;
14.17 permit any member of his/her household. guests or visitors to trespa~
on any property to which another Owner is entitled to exclusive
occupation or use:
14.18 when the purpose for which a strata lot is intended to be used is shl
expressly or by necessary implication on or by the registered strata
plan. use the strata lot for any other purpose or permit the same to
so used;

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 20

wash cars, except:

i) in such manner as will not cause nuisance or annoyance to other

Owners, and

ii) in such place and at such time as the Strata Council may from time
to time direct j

make or permit to be made major repairs or adjustments to motor­

vehicles, trailers or boats on any property, nor shall any commercial
vehicles be brought on to the property without the written consent of
the Strata Council save in the course of delivery to the respective
premises;

14.21 allow the area around his/her premises to become untidy. The Strata
Council shall be at liberty to remove any rubbish or clean up the common
area in close proximity to an O~ner's premises to its satisfaction and
charge the expense to the Owner.

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 21

BY-LAW 15: EXCLUSIVE USE:

15.1 The Owner of each Strata Lot shall have the right in common with the
Strata Corporation as herein provided but to the exclusion of all others
to use as a patio/balcony that portion of the common property designated
as limited common property on the strata plan. This use shall be
subject to all the restrictions on the use of common property contained
in these By-Laws and shall be subject to a right of entry in favour of
the Strata Corporation for the purposes of carrying out all of the
powers and duties reserved to the Strata Corporation with respect to the
common property. The Owner shall not make or cause to be made any
alteration (including painting of the patio or balcony railing) or
addition to such common property without first having the same approved
in writing by the Strata Council. Any alteration (including painting of
the patio or balcony railing) or addition made by an Owner without such
approval may be restored or removed by the Strata Councilor its duly
authorized representative or representatives and the cost incurred by
the Strata Corporation as a result thereof shall forthwith be paid by
such Owner to the Strata Corporation.

BY-LAW 16: PARKING:

16.1 The Owner of each strata lot shall have the right in common with the
Strata Corporation as herein provided but to the exclusion of all others
to use for parking of motor-vehicles on that portion of the common
property comprising the driveway adjacent to and connecting with his/her
strata lot. This use shall be subject to all the restrictions on the
use of common property and all restrictions concerning motor-vehicles
contained in these By-Laws and shall be subject to a right of entry in
favour of the Strata Corporation for the purposes of carrying out all of
the powers and duties reserved to the Strata Corporation with respect to
the common property. The Owner shall not make or cause to be made any
alteration or addition to such common property without first having the
same approved by the Strata Council. Any alteration or addition made by
an Owner without such approval may be restored or removed by the Strata
Councilor its duly authorized representative or representatives and the
cost incurred by the Strata Corporation as a result thereof shall
forthwith be paid by such Owner to the Strata Corporation.
 22

BY-LAW 17: RENTING AND/OR LEASING OF STRATA LOTS:

17.1 Subject to By-Law 17.2 and Section 31 and 32 of the Condominium Act. the
number of Strata Lots that may be rented/leased within the Strata
Corporation shall be limited to zero save and except those rented/leased
at the date of adoption of this By-Law (December 8th, 1988) and
subsequent thereto the sale (to persons other than immediate family
members) of those Strata Lots rented/leased at the date of registration
of this By-Law will negate further rental/leasing privileges by the
Strata Corporation.

17.2 Where, in special circumstances, a Strata Lot Owner having been in

residence for a period of not less than one (1) year wishes to rent or
lease his Strata Lot for a period of one (1) year or less. the Owner may
apply to the Strata Council for approval. such approval not to be
unreasonably denied. An extension beyond one (1) year may be granted
upon further application to. and approval by, the Strata Council. The
Owller wishing to rent or lease his Strata Lot must make application in
writing to the Strata Councilor the Property Manager employed by the
Strata Corporation requesting permission to rent or lease. providing
with the application the following information:

a) The name. occupation, address of each tenant or person who will

occupy the Strata Lot during the term of the proposed lease.

b) Where applicable. the business telephone number of the tenant or

tenants.

c) The address and telephone number of the Owner which will apply after
the commencement of the lease.

d) The commencement date and term of the lease.

e) h'hether the Owner or the tenant will remit the Owner's share of
common expenses to the Strata Corporation.

f) A completed 'Tenant's Undertaking' in Form 'D'. of the Condominium

Act.
17.3 Any tenancy within the Strata Corporation may be cancelled by the Strata
Council in any of the following events:

a) In the event the tenant or tenants named by the Strata Lot Owner
cease to occupy the Strata Lot as their principal residence. or

b) In the event that the Owner or-tenant has failed to comply with the
provisions of the Condominium Act. the By-Laws. Rules and
Regulations of the Strata Corporation for a period of thirty (30)
days after Notice of the non-compliance has been mailed to the Owner
and the tenant by the Strata Corporation, or

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 23

c) In the event the approved Tenant's Undertaking in Form 'D', is

terminated, dssigned or sublet without the Strata Council's
approval.

Any Strata Lot Owner who rents or leases his/her Strata Lot without
first obtaining Strata Council approval pursuant to By-Law 17 shall be
liable to pay to the Strata Corporation a fine in the amount of Ten
Dollars (SIO.OO) for each day during which the Strata Lot is so rented
or leased.