Community Lands Committee Overview

This overview is provided to help owners understand the governance of Craig Bay and aspects of the Building Scheme.  It is not intended to replace the complete information set out in both the Strata Property Act and the Building Scheme, registered as EK118269 in the Victoria Land Titles Office.

Craig Bay consists of five Strata Corporations who share a number of facilities including grounds and the facilities of the Beach Club.  The Craig Bay Strata Corporations are the owners of Shorehaven, Arbutus Grove, Meadow Beach, Seaside Village and the Onyx.

There are two levels of governance at Craig Bay; the Strata Council of each Strata Corporation and the Community Lands Committee (CLC).

The owners of each Strata Corporation elect a Strata Council which is charged with the responsibility of administering the common property of the Strata Corporation as set out in the Strata Property Act.  This includes the maintenance and repair of buildings and equipment belonging to that Strata Corporation.

Since the common areas of Craig Bay are owned by the Strata Corporations, the interests of all owners are best served by a common approach to the appearance and administration of these common areas.  The Developer provided for this common approach through a Building Scheme which is registered against each strata lot in Arbutus Grove, Meadow Beach, Seaside Village and the Onyx and on all remaining lands, except Shorehaven.  The CLC is responsible for administering the community lands in the Building Scheme.  The community lands comprise all of the common property of each of the member Strata Corporations plus any social or recreational facilities intended for communal use.  Each Strata Council is entitled to appoint elected Strata Council members to serve on the CLC.

Owing to the circumstances surrounding the initial development, Shorehaven’s Strata Corporation plan was registered prior to the Building Scheme and therefore the owners of Shorehaven are limited participants at the CLC table.  The Shorehaven owners do, however, have full access to the Beach Club facilities and pay a proportionate share of the Beach Club costs.

The Strata Councils and the CLC are decision-making bodies similar to a city council. Under the direction of the Strata Councils and the CLC, the day-to-day management activities are delegated to a Property Manager hired by the Strata Corporations.  In keeping with the common approach outlined above the Building Scheme provides that one Property Manager provide services to all of the Strata Corporations and to the CLC except Shorehaven.  Shorehaven has its own Property Manager.

Property Managers provide advisory, investigation and analysis, administrative and financial reporting and reporting services to the owners, Strata Councils and the CLC.

The strata fee assessment paid by each strata lot owner is based on the square footage of his or her home.  The contribution goes towards a proportion of the following four components.
1. The Strata Corporation’s specific expenses and costs.
2. The maintenance of the Beach Club and its related facilities.
3. The Strata Corporation’s share of the CLC budget for maintenance of the remaining areas at Craig Bay.
4. The Strata Corporation’s Contingency Reserve Fund.

The CLC is organized to provide community wide services and has Strata Council representation from each of the four* Strata Corporations.  Currently the subcommittees that make up the CLC are as follows:

• Personnel
• Building Scheme
• President Roundtable
• Beach Club Maintenance
• Security and Emergency Assistance Program
• Pond
• Landscape
• Wednesday Morning Project Group
• Goose Patrol Team

*Note: Shorehaven sends a non-voting observer to monthly meetings.