....is a diverse community of people working together to build and maintain a friendly and harmonious community. .....is located on 2.5 acres behind the tree-lined road into Mount Seymour Provincial Park. Situated within walking distance of schools, parks and shopping. It is only a five-minute drive to Deep Cove and thirty minutes from downtown.
HISTORY AND GOVERNANCE OF RIVER WOODS CO-OP
In 1983 a group of people got together to form what would eventually become River Woods Housing Co-op. They applied under the Co-operative Association Act to incorporate as a non-profit society and formed a guiding Board of Directors. Thus they began the process required by the Act to obtain the funding to purchase the land from the district, to obtain a mortgage, to design and build this project and to develop the initial policies and procedures.
An agreement was signed with CMHC, called the 56.1 Agreement which laid out the initial operating budget, how the capital and operating costs would be funded over time, how housing charges would be set, eligibility for subsidy, and how the co-op was to be managed and regulations to ensure accountability.
It took over two years to follow through all the procedures with many lengthy meetings, communications with government officials, contractors and bank managers before the Co-op was finally completed and people could move in. The dedication of our first guiding directors should be remembered with gratitude, for their efforts have provided good homes at reasonable cost to many people.
Present Co-op members are still operating within the same governing agreements under which the Co-op was formed. Under the provincial Co-operative Association Act we must live up to certain requirements as to our democratic structure, accountability to the members and the public, and the decision making process as stated in our constitution. This determines which decisions must be made by a majority of members, grievance procedures, the procedures for the expulsion of members and procedures for accountability. We are required to report annually to the Registrar of Societies and we must apply for approval of extraordinary resolutions which change our structure or procedures (see Co-op Association Act). As a society incorporated under the provincial Co-operative Association Act, we were also required to adopt a Memorandum of Association and Rules to which we subscribe.
The CMHC 56.1 Agreement is our Initial Operating Agreement with the Canada Mortgage and Housing Corporation (a federal government agency) which describes the regulations providing for funding, income-tested subsidy, how we must manage ourselves fiscally, reporting and auditing requirements, and the step-out program whereby operating funds are gradually reduced from CMHC. 1997 will be our first year in which we receive no operating subsidy through CMHC (see Operating Agreement - Section 56.1 Co-op, CMHC; the Guidelines for Definition and Determination of Income; and letters of interpretation from CMHC).
As required by the CMHC 56.1 Agreement the Co-op must sign a lease with incoming members. The lease is subject to the constitution and rules of the association, the Co-op Assoc. Act and the terms of the operating agreement with C.M.H.C. The lease stipulates the rights and obligations of the members and of the Co-op. Members must have a good understanding of their lease agreement and they are required to live up to these rights and obligations (see the Summary of the Terms of Lease; a sample of the Member's Lease; and the Addendum to Lease #1).
The general membership of the Co-op has also agreed by vote on a set of house rules which are in accordance with the lease and other governing documents. These house rules specify the rules of conduct, the use of property, the keeping of pets, and the settlement of disputes. Alterations to the house rules can only by made by a 75% majority at a general meeting (see House Rules).
Under the direction of the Board of Directors, committees have also developed policies and procedures for conducting business. The policies have been passed by a 51% majority of the general membership. Policies change from time to time when the Board of Directors presents amendments to existing policies or new policies to general meetings for approval. By participating at all general meetings, members have a direct say in the policies of the Co-op. Procedures are not necessarily approved by the general membership but it is important to understand how committees carry out their business (see policies and procedures).
And finally, this manual describes the organizational structures of the Co-op Board, Committees, Members and Office staff (see the Rules of Order for meetings and the Mandate and Organization of the Board of Directors and all Co-op Committees).
River Woods Housing Co-op 202-3707 Hamber Pl, North Vancouver, BC V7G 2J4 Tel:(604) 929-2183