What is the Quarry Park Land Owners’ Association (the "QPLOA")?
The QPLOA is a non-profit organization that was established in 2007 by the developer of Quarry Park, Remington Development Corporation ("Remington") for the purpose of maintaining the public areas in Quarry Park to a higher standard than The City of Calgary would.
What are the benefits of having a land owners’ association?
Many of Calgary’s newer communities have a land owners' or home owners' association (LOA / HOA) to manage the maintenance of these communities. The LOA or HOA charges an annual fee used to maintain the curb appeal of the community and to keep the neighbourhood looking attractive, which is not only important for the residents’ daily enjoyment of the community but also increases the market value of a property.
Does the QPLOA receive money from The City of Calgary?
The City of Calgary provides an annual operating grant for maintenance done by the QPLOA on city-owned property. The amount of the grant varies each year as determined by The City; however, it does not cover the true cost of the maintenance work performed by the QPLOA.
What is the annual fee?
The annual fee for 2018 is $228.45 for residential lots and $1,282.55 per acre for commercial lots, plus GST.
How do I pay my Quarry Park Land Owner Fees?
How are the fees calculated?
The fees were originally estimated to be $214.00 for each residential lot and $1,200 per acre for each commercial/industrial lot, with a maximum yearly increase based on the Canadian Consumer Price Index (CPI).
What period does the annual fee cover?
The fee is for the calendar year. The invoice is sent out by the 15th of February and is due immediately.
What do the QPLOA fees cover?
The fees cover the ongoing maintenance of all common areas within the Landscape Maintenance Agreement boundary as outlined on the LMA map, including:
- Mowing, trimming and weeding of the parks and boulevards
- Water Meter Bill
- Litter control
- Spring and fall cleanup/curb sweeping
- Planted bed maintenance (flower and shrub beds)
- Maintenance of the permanent flower pots located on the bridge and at the entrances to Quarry Park
Under the Optional Amenities Agreement with The City of Calgary, the QPLOA is also responsible for the maintenance and operation of the cascading waterfall, the pathway lighting along the east-west regional pathway, and the stormwater infrastructure including the pond and pumphouse. These are all parts of a private system on public land and are maintained by the QPLOA.
Please refer to the Documents section for further information provided in the Bylaws, The Encumbrance Agreement, and the three maintenance agreements with The City of Calgary.
What is The City of Calgary responsible for?
The City of Calgary is responsible for:
- Emptying of garbage cans
- Application of fertilizer or pesticides, aerating or top dressing of turf
- Broken or distressed trees on boulevards
- Parking enforcement
- Snow removal (except from the sidewalks and pathways adjacent to your property, which is the property owner’s responsibility)
- Sidewalk, pathway and road repairs
- Traffic signals and signage
- Maintenance of the playground equipment
- Any maintenance in a natural vegetation area
- Cutting along pathways in natural vegetation areas
To report any issues with the above services, please call 3-1-1 or visit 311 online to submit a service request to the City of Calgary.
The City also controls the duration and amount of water available for watering the landscaped areas. If you notice an area receiving too much or not enough water, please call 3-1-1.
Can I choose not to pay the annual fee?
No, the payment of the annual fee is not optional. It is mandatory for every land owner in the Quarry Park community and appears as a registered encumbrance on your land title.
What happens if I don’t pay the annual fee?
Since the fee is an encumbrance on your property, collecting the fee is legally enforceable by the QPLOA. Home owners who have not paid their fees are sent a statement which lists the outstanding amounts owing plus an administrative fee. If the payment for outstanding fees is not received, the account will be turned over to the QPLOA’s lawyer for collection.
All costs incurred by the QPLOA to recover the outstanding fees will be passed on to the homeowner.
What is the difference between the LOA fee and the condo fee?
Condo fees are strictly for the maintenance of your condo building complex, whereas the LOA fees are for the maintenance of the public open space and infrastructure of Quarry Park. Condo fees are paid by residents who own condos, whereas LOA fees are paid by all residents and companies who own property in the community, regardless of the type of property. This means that condo owners must pay both the condo fee and the QPLOA fee.
How are the LOA fees paid?
For single family dwellings and townhouses, individual invoices are sent to the property owners directly. For multi-storey complexes, the LOA Fee is billed to the condo corporation and is paid by the condo owners as part of their yearly condo fees. For commercial properties such as office buildings and retail, the owners of those properties are billed and pay for the LOA Fee on a "per acre" basis.
What happens if I sell my property?
If you are selling your property, the lawyers for both the purchaser and the seller will contact the LOA and/or the condo corporation to request an updated statement of account showing any balance owing, including administrative fees. If outstanding fees are not paid prior to the sale, they will be collected through the proceeds of sale.
Who is on the Board of Directors of the QPLOA?
The Board is currently made up of representatives from Remington Development Corporation, and this Board will remain in place until the Quarry Park development is at a stage of completion where the LOA will be transferred to property owners at an AGM. This will occur when The City of Calgary has issued the necessary Final Acceptance Certificates ("FACs").
An FAC is issued when all warranty periods have expired, and all deficiencies have been repaired to the satisfaction of the municipality.
When will the QPLOA be turned over to property owners?
We anticipate the QPLOA will be formally turned over to property owners at an AGM within the next 2 years.
Who can join the Board of Directors of the QPLOA?
With the turnover of the QPLOA, any Quarry Park property owner in good standing is eligible to stand for election to the Board of Directors. Once all FACs have been issued and the QPLOA is in a position to set a date for the turnover AGM, a notice will be sent out to the property owners inviting eligible and interested parties to put their name forward for election to the Board.
Only one representative from each property can let their name stand for the Board of Directors. Based on the bylaws of the Quarry Park Land Owners’ Association, each residential unit shall have 1 vote and each commercial acre shall have 33 votes.
When can I see the financial statements of the QPLOA?
The audited financial statements for the QPLOA will be presented at the AGM which formally turns the QPLOA over to the property owners.
What is the relationship with the DouglasQuarry Community Association?
The Quarry Park Land Owners' Association exists to serve the Quarry Park community and is a separate entity from the DouglasQuarry Community Association (formerly called Douglasdale/Douglas Glen Community Association). The QPLOA has narrow responsibilities that focus on the maintenance of the public areas and the operation of the stormwater infrastructure in Quarry Park. Quarry Park is also part of the DouglasQuarry Community Association which has a mandate to support community programs and events, community safety and community development.
For further information on the DouglasQuarry Community Association please visit www.dqca.ca.
Who is responsible for the maintenance of the playgrounds?
The City of Calgary is responsible for the management and maintenance of the playground equipment. The QPLOA maintains the landscaping of the playground lands as far as mowing and weeding is concerned.