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Why do I have to pay fees to a Residents’ Association?

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The mandatory annual fees are stipulated in an encumbrance registered against the title of each lot sold in Cooper’s Crossing.  The purpose of the fees is to manage the amenities of the community (i.e. community signage, parks/greenspaces) that the City wouldn’t maintain to the developer’s standards and to fund community enhancement projects and events as determined by the Cooper’s Crossing Residents’ Association (CCRA). This includes such items as the production of a community newsletter, installing Christmas lights throughout Coopers, organizing/advertising of the annual garage sale, Movie in the Park events and additional park maintenance over and above the regular maintenance performed by the City of Airdrie Parks department.

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Why is the mail from the Residents' Association addressed to me and my neighbor's is to Current Homeowner?

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The developer provides the Cooper’s Crossing Residents’ Association with a list of people who have built new homes in Cooper’s and this information is passed along to Astoria Asset Management. These individuals are listed as the owners on the title of the property.

If the home sells, and no one informs us, then the mail is sent to the homeowner on file. If mail is returned because the homeowner on file no longer lives there, Astoria updates their records and addresses the mail to the Current Homeowner, as that is who is legally responsible for the payment of the Resident Association fees.

NB If a homeowner rents the property, it is up to the homeowner to inform the renter to forward mail from the Residents’ Association to the owner.

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Why aren't the Annual General Meeting agenda packages mailed out to residents?

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There is no way to guarantee that emails are delivered to their intended recipients. In addition, email addresses can change frequently therefore it is impractical to keep an updated list of email addresses for 1200+ households.

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How much are the annual Residents' Association fees?

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In 2019 residences adjacent to public green-space will pay $75.00 including GST per year with all other residences paying a rate of $57.00 including GST per year. These rates are subject to increase for inflation based on the annual consumer price index for the City of Calgary on January 1st of each year. Resident Association Fees are paid on an annual basis and are due in January of each year.

NOTE: Canada Revenue Agency (CRA) stipulates that any organization that brings in over $50,000.00 must pay GST on this amount. This GST is included in your Association Fee(s).

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Why wasn't I told about the Cooper's Crossing Residents' Association or fees when I bought my home?

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Can I set up an automatic payment for my annual fee?

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This option was available in the past, however it was too onerous to manage, so is no longer available.

In the past, homeowners and banks did not necessarily inform Astoria Asset Management or the Cooper’s Crossing Residents’ Association of home sales and money was still automatically being withdrawn from the old homeowner’s account.  In addition, we also found homeowners changed banking information without informing us which resulted in NSF fees.

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Who do I pay my annual Residents' Association fees to?

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Astoria Asset Management Ltd. has been hired to administer the collection of annual fees.

Payment of your Residents’ Association Fees (RAF) may be paid by mailing cheque, bank draft or money order to Astoria Asset Management at the following address: #202, 150 Edwards Way NW Airdrie, AB T4B 4B9.

Association fees may also be paid through Astoria’s NEW online payment portal (Yardi Café).  This online portal allows residents to pay their RAF fees using credit and debit services or via automatic withdrawal from their bank. Your should have received a letter to your residence in March/April of 2019 explaining how to access and pay your fees using the Yardi Café. If you did not receive this email, please contact Kara at Astoria.

You may also pay via e-transfer payment. Please send e-transfer to Ann at Astoria Asset Management: ann@astoriamanagement.ca; Security word:  astoria.  Please include what the transfer is for: i.e. Residents’ Association Fees and also include your address.

If you require assistance with the Yardi online portal, or have questions regarding payment of the RAF, please contact Kara at Astoria.

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What happens if I don’t pay my Residents' Association fees?

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Astoria Asset Management Ltd. collects and manages the Cooper’s Crossing Residents’ Association (CCRA) fees and advises the CCRA when there are households in Cooper’s Crossing whose Residents’ Association fees are in arrears.

Failure to pay the CCRA fees may result in interest charges being applied to the balance in accordance with the CCRA Collection Policy. (Interest is calculated at 5.00% over the current TD Canada Trust Prime Rate plus applicable Late Charges.) A demand letter will be sent to all residents as outlined in the CCRA Collection Policy. Payments not received will be sent to legal for collection.  Homeowners in arrears will be required to repay the CCRA for any administrative and legal expenses incurred to collect amounts outstanding. NOTE: There is a charge-back to residents for both the demand letters ($90-$100) and for the legal fees ($500+).

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What color do I stain my wood fence in Cooper's Crossing?

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All wood screen fencing facing public streets or parks must be stained the colour “Beachwood” by Cloverdale. The exterior SOLID STAIN is available at Cloverdale Paints in Airdrie (Sharkskin-Solid Stain (product #7240101)/colour EX202, with a 30% discount offered to AMA members) or at Airdrie Paint & Blinds (Arborcoat-Solid Stain/Colour EX202 on file in their system under “Cooper’s Crossing”).

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Why do we pay for additional landscape services in Cooper’s Crossing?

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One of the many items that attracts homeowners to Cooper’s Crossing is the myriad of pathways and greenspaces in the community.  When planning the development of Cooper’s Crossing, Westmark had a vision to create a fully walkable community with a vast amount of greenspace, including trees and shrubs, then what is dictated by the municipality.

Homeowners are drawn to a community that has ample space for residents to walk and play within the community.  The pathways and greenspaces in Cooper’s Crossing are lined with shrub beds that hold an abundance of trees, flowering shrubs and flowers. 

It’s very common for developers who create exceptional communities to create Home Owners’ or Residents’ Associations at the time of community planning.  These Associations are created in order to maintain, and enhance, the community’s amenities, such as parks and greenspaces, as oftentimes the municipalities do not have the resources to provide the same level of care that the developer expects.

This is certainly the case with Cooper’s. With regards to the parks and pathways, the City of Airdrie assigns labour based on a certain acreage of greenspace without concern to what plants or vegetation comprise that area.  Therefore, without the Residents’ Association funding additional park maintenance, our shrub beds would not be maintained to a high level. Furthermore, the City of Airdrie would not likely pay for the planting of annuals in the community. Therefore, the Cooper’s Crossing Residents’ Association (CCRA) pays the City to plant annuals in various areas of the community – primarily at the entrances. This additional park maintenance and annual plantings are paid for by the Cooper’s Crossing Residents’ Association fees.

It is important to note that as a community develops, it is the developer’s responsibility to plan, plant and maintain the parks, pathways and greenspaces (with approval from the municipality).  During this time the developer contracts outside landscaping companies to plant and maintain the greenspace.  This is why some residents see outside contractors maintaining spaces within Cooper’s Crossing.  These contractors are not paid for by the CCRA.

Once a developer hands over each phase of the neighbourhood to the city, the maintenance of parks, pathways and greenspace become the responsibility of the City of Airdrie. 

Westmark, through the early years of the development, paid an outside contractor to enhance parks maintenance to its high standard.  After a few years, this approach was found to be challenging due to uncertainty regarding division of duties and responsibilities with the outside contractor and City of Airdrie Parks crews. This led to an agreement between the City of Airdrie and the CCRA to hire additional City Parks workers in the first two months of the season to get a handle on the new growth of weeds and to do necessary pruning of shrubs and trees  throughout the community.  This contract proved to be less expensive than hiring an outside contractor. 

Today, the CCRA maintains a contract with the City of Airdrie Parks department to ensure that the parks, pathways and greenspaces are well-maintained. The CCRA contracts the City to provide four additional parks staff who are dedicated to Cooper’s Crossing parks maintenance for May and June of each year.  This is in addition to the City Parks staff that work throughout Cooper’s Crossing and Morningside.  The contact between the CCRA and City of Airdrie Parks pays for the salaries of the four additional parks staff for two months as well as the lease and management of two City vehicles for the same period.

In addition, the CCRA has a separate contract with the City of Airdrie Parks department for the planting and maintenance of annuals in some entrances and boulevards throughout the community.  This program had been reduced over the last few years with the switch from annuals to flowering perennials in several beds to reduce this annual cost. 

In 2019, the CCRA received feedback from residents that wanted to ensure all entrances into the community were as grand as the main entrance off Yankee Valley Boulevard. After researching several options, the CCRA presented the membership with beautification options for the entrances (and the associated costs) at the 2019 Annual General Meeting. At the AGM, the majority of residents voted to install large, concrete planters at all entrances to Cooper’s Crossing. These planters were installed in late 2019 and will be filled seasonally with Fall/Winter and Spring/Summer plantings. The planters are paid for by the residents of Cooper’s Crossing through their annual Residents’ Association fees.

2019 proved to be a challenging year for maintenance of parks throughout Airdrie.  The challenges of the weather and a few other issues lead to what the CCRA board felt was a less than expected level of maintenance in Cooper’s Crossing. In order to rectify this, the CCRA and the City of Airdrie Parks Department developed measurable objectives to monitor the work of the Parks Department. In addition, a pre and post inspection of the parks will be conducted, to measure the outcomes that the CCRA receives from its investment into parks maintenance.

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Do my fees include road and/or park maintenance?

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The City is responsible for road, alley and park maintenance, including snow removal on pathways and roadways.

The Cooper’s Crossing Residents’ Association does enter into an annual contract with the City of Airdrie to augment the parks maintenance (i.e. planting additional annuals/perennials and weeding shrub beds).

Contact the City of Airdrie Public Works department at 403-948-8415 for questions regarding maintenance and snow removal on roads. You may wish to review the City of Airdrie’s Snow and Ice Management page first as it provides great information related to the City’s priorities for streets and determines where to apply winter maintenance materials.

For traffic issues such as parking or speeding on public roads contact Municipal Enforcement at 403-948-8892.

Contact the City of Airdrie Parks department at 403-948-8400 for questions/concerns regarding snow removal on pathways, weeding, grass/trees, and irrigation.

We have a volunteer whose role it is to liaise with the City of Airdrie. If you have specific concerns that you would like the liaison to discuss with the City, please send an email to: parks@cooperscrossingresidents.com.

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What are the restrictions regarding fences and sheds in Cooper’s Crossing?

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When planning Cooper’s Crossing, Westmark Holdings canvassed other communities to get feedback on whether or not the developer should control the style and color of fencing. The feedback was that the developer should control fencing in an effort to have a consistent look/quality and to enhance the aesthetic of the community.

There is a permanent restrictive covenant registered against every lot in Cooper’s Crossing regarding fencing and sheds. This covenant is to ensure a consistent standard of fencing and sheds is maintained throughout the community and to reduce conflicts between neighbors over fencing along common property lines. (note: Phase 1 of Cooper’s Crossing is unique to the rest of Cooper’s as the restrictive covenant did not include temporary structures – sheds).

Three types of fencing are used in Cooper’s Crossing: wood screen, chain link, and steel ornamental. The type of fencing and specifications for each lot are determined by the location of your lot and stipulated in a permanent restrictive covenant against all lots in our community.

The fencing covenant includes what types of fences can be built, and what color they are painted. For example, all wood screen fences (including those made of pressure treated wood) facing public space must be stained a particular color.  The exterior SOLID STAIN is available at Cloverdale Paints in Airdrie (Sharkskin-Solid Stain product #7240101/colour EX202) or at Airdrie Paint & Décor (Arborcoat-Solid Stain/Colour EX202 on file in their system under “Cooper’s Crossing”).

“Facing public space” includes all lots which back onto a lane, park or pathway, as well as any fence that faces a street. Often people enclose their lots by installing a fence from the house to the side property line. This short fence section that faces the street needs to be painted regardless if this section is in line with the front of the house, is located midway down the property, or even if it is in line with the back of the house. If the fence is visible from the street when you are walking or driving by, it needs to be painted.

The shed covenant stipulates that all sheds must be constructed of the same materials and colors used in the construction of the home including but not limited to roof pitch, fascia, shingles and exterior cladding. The covenant also specifies if your property is bordering onto park space the shed must not be placed within 3 meters of any property line adjacent to the park. Because sheds can be highly visible the covenant was established to maintain a high-quality appearance within the subdivision and to help protect property values. Effort should be made to place the shed on your property to have the least impact for your neighbor’s view. When possible, placing the shed beside the house in the side yard is preferable to placing the shed in the back yard.

If a resident has a shed or fence that is not in compliance with the restrictive covenant on their home’s title, they will receive a notification from Westmark Holdings or the CCRA. These are generally sent out in the Spring and Fall and are sent out until such time as the homeowner complies.

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Whose property is the sound fence on?

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Sound fencing must be constructed on public property, with the inside face of the fence on the property line.

During the design process a sound attenuation analysis is required for any residential development bordering arterial roadways or highways. Sound fencing is required in areas where the noise analysis demonstrates a sound fence must be installed and must follow the sound fence requirements.

The City of Airdrie assumes structural maintenance of the sound fence and cosmetic responsibilities on the City side of the fence.

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What is the difference between a community association and a residents' association?

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Residential developers plan and create exceptional communities with additional amenities such as greenspaces, parks and much more. Developers understand that residents appreciate these types of amenities in communities and that these amenities add to the quality of life in a community. These communities are turned over from the developers to the City of Airdrie once residents start to move in. There are some improvements in these communities that the City of Airdrie does not recognize and maintain, such as optional amenities like gazebos, and park features. By utilizing the revenue from the mandatory resident fees, the Resident Association’s fill this gap to operate, maintain and manage these amenities to the level expected by the developer.

The purpose of community associations is to meet the needs of the community and they can play a representative role in some communities. The membership fee is minimal and involvement is voluntary. Community associations can help protect the interests of a neighborhood, including surrounding developments, transportation, zoning, and a wide assortment of community issues.

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Who do I call if I have found skunk, crow or magpie nests in City Parks?

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A: Residents are asked to call 403.948.8400 or email parks@airdrie.ca the City Parks Department when they find nests and eggs of troubling/pest birds (crows, magpies) or skunks on City property. City crews will remove nests on City property ONLY, usually early in the spring.  Crews will not exterminate adult or juvenile birds.

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What can I do if I have an issue with a neighbor regarding their yard or home?

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The City of Airdrie has an unsightly premises policy.

Cooper’s Crossing is Airdrie’s premier community, and as such we hope that all residents will maintain their property to a standard that all residents can be proud of. Unfortunately this is not always the case and you may have a neighbor whose property is in disrepair. If this is the case, we encourage you to first speak openly,  honestly and respectfully with your neighbor regarding your concerns. Calmly outline the issues you have, why this is important, to you and together identify possible solutions to the issue.

We recognize, that sometimes communicating with your neighbor will not result in any action. If your issues is related to a municipal bylaw, you can report the issue to municipal enforcement. For example, the Community Services Bylaw, includes a section related to unsightly premises. This bylaw goes into great detail about what constitutes an unsightly premises. In part, it states:

“No Person, Owner or Occupant of a Premises within Airdrie shall permit the Land or Premises to be or remain in an untidy or unsightly condition, which means that the Premises shows signs of a serious disregard for general maintenance and upkeep, whether or not it is detrimental to the surrounding area, which includes but is not limited to the following:

(a)  any loose litter, feces, garbage or Refuse, whether located in a storage area, collection area or elsewhere on the Land;

(b) damaged, dismantled or derelict vehicles or motor vehicles, whether insured or registered or not;

(c) smelly or messy compost heaps;

(d) unkempt grass or weeds higher than ten (10) centimetres;

(e) production of any generally offensive odours;

(f) any tree, shrub, other type of vegetation or any Structure;

(i) that interferes or could interfere with any public work or utility;

(ii) that obstructs any Sidewalk adjacent to the Land;

(iii) that impairs the visibility required for safe traffic flow at any intersection   adjacent to the Land; or

(iv) that becomes a nuisance by encroaching on a neighbouring Premises.

(g) any accessible excavation, ditch, drain or standing water that could pose a danger to the public; and

(h) any Construction project or activity not completed within three (3) years of the date the permit for the project or activity was issued by the City or, if no permit was issued or required, within three (3) years of starting Construction.”

All City of Airdrie bylaws are enforced, by  Municipal Enforcement. If you have questions pertaining to enforcement of municipal bylaws, please contact Municipal Enforcement, telephone: 403.948.8892.

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How do I landscape around a "green transformer box" on my property?

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A padmounted transformer on a grassy median in a parking lot. (18-150.13)

Padmounted transformers change high-voltage electricity to lower voltages that are used by appliances and lighting in your household. You may have seen these metal boxes near roads and sidewalks in your neighbourhood, perhaps on a lawn or garden. They contain high-voltage electrical equipment and have buried circuits and wires in the immediate area.

Like any other piece of important utility equipment, they are locked and should be left alone – don’t let children play on or around them. If you see a transformer that is unlocked or has its doors open, note the identification number on the side and call us at 310-WIRE (9473). Keep everyone a safe distance away, at least 10 metres (33 feet, about the length of a school bus).

Landscaping around padmounted transformers

If you have a padmounted transformer and underground electricity cables and wires on your property, you need to plan how to landscape and dig safely around this equipment. The following guidelines will help you create a garden that is esthetically pleasing without jeopardizing safe access to the transformer.

Dig safely around padmounted transformers

Before digging, always visit Alberta One Call and click on Submit a Locate Request to find out the locations of buried utilities such as electricity cables and gas lines.

Padmounted transformers may have underground cables extending out about 0.3 to one metre (one to three feet), including ground wire buried 0.3 metre (one foot) deep. Like all power lines, the ground wire should not be moved or damaged. Digging around a padmounted transformer carelessly could cause not only service interruptions in your home or community but also severe or even fatal electric shock.

Plan how to “transform” your garden

Choosing plants carefully and planning where to plant them will help ensure their roots don’t become entangled with the underground wires and that our technicians can always access the transformer.

When planning your garden, make sure there is at least 2.5 metres (eight feet) of clearance in front of the transformer doors to ensure technicians can safely complete their work, whether it’s routine maintenance or responding to a power outage or emergency.

Padmounted Clearance Illustration

Sample landscaping diagram around transformer, leaving 2.5 metres in front of doors and 0.3 metres of clearance on each side.

Tips for choosing plants around the transformer

  • Draw a plan marking the location of plants, like the one pictured. No plants should be in front of the doors.
  • Note the height of the transformer so you can choose the right-sized plants.
  • Get advice from a nursery or garden specialist on the height, spread and root characteristics of the plants and how to plant them. Remember there may be ground wire buried 0.3 metre (one foot) deep, and you don’t want roots that will become tangled with or obstruct this wire.
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What are the architectural controls that exist in Cooper’s Crossing?

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There are architectural controls on all homes in Cooper’s Crossing. This is a condition set by the developer – Westmark Holdings. Once a house is built and passes an architectural inspection (the home was built as per drawings), architectural controls are removed.

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How do I obtain more information on the encumbrances and restrictive covenants for my lot?

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For specific caveat information pertaining to your lot, you can obtain a copy of all the caveats registered against your property from a registrar’s office, the lawyer who handled your property purchase, the Government of Alberta’s SPIN2 website (Alberta Land Titles Spatial Information System)  https://alta.registries.gov.ab.ca/spinii/logon.aspx or by contacting the developer, Westmark, at 403-948-5300.

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What happens with the CCRA encumbrances/caveats if I sell my house?

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Should you sell your house in the future, all obligations/encumbrances/caveats will remain on title.

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What can our Residents' Association do and not do?What can our Residents' Association do and not do?

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As a Residents’ Association, we work to build a strong sense of community among residents in Cooper’s Crossing. We accomplish this by planning community events for our residents, enhancing the beautification of our community through initiatives such as increased parks maintenance (through a paid contract with Parks), planting of summer flowers, installing Christmas lights and by ensuring the encumbrances/caveats of properties in Cooper’s Crossing are adhered to (shed and fencing standards).

We do not have any control over roadways (i.e. snow clearing, speed limits), pathways (i.e. snow clearing, repair), parks irrigation, bylaw enforcement (i.e. parking complaints, snow removal complaints, animal complaints, noise complaints), or disputes amongst neighbors.