What is the history of Mountain Shadows Resort?
Mountain Shadows operated as an overnight and seasonal rental campground for 16 years prior to being purchased by Radium Mountain SR Developments Ltd. (the Developer), which is an affiliate of Urban Elements Development Corp. The resort had 55 pre-existing sites as a rental property with varying services. The Developer is adding more sites in Phase 1 and upgrading the property. In Phase II, the Developer proposes to turn undeveloped land into additional RV sites, while keeping as much natural beauty and vegetation as possible.
Will I have title to my site?
Yes you do. You will become part of an Owners’ Association and will have a Shared Interest in the Lands of the Resort. The Developer will transfer to each Purchaser an undivided fee simple interest in the Lands for each RV site purchased. Concurrently with this transfer, a Purchaser is also granted a license to a designated site (the “Owner’s Site”). You will have exclusive use of your site at any time and as often as you like, throughout the year.
What documents are required to buy my share?
There is a Disclosure Statement which was filed in May 2009 with the Superintendent of Real Estate for the Province of British Columbia. This document contains a Purchase Agreement to be signed by the Buyer; a Co-Ownership Agreement which contains Owners’ Rights and Obligations and details regarding the Owners’ Association; Bylaws of the Owners’ Association; and other documents.
Are there any restrictions to the type of RV I can put on my site?
RVs can be no older than fifteen years old on the date that it is placed on a site. RVs must be in good repair. The minimum length of RVs is 24 feet. Tent trailers and truck-mounted campers are not allowed.
Can I put a Park Model Trailer on a site?
A limited number of Park Models will be allowed on specific sites in Phase 1B and Phase II, clustered together. Currently, only Park Models under the Z240 designation are permitted. The Developer intends to apply for a bylaw amendment to permit Z241 Park Models, and if the amendment is passed, such models will also be permitted.
Is there space for parking boat trailers and visitor parking?
There will be a designated area in the park for boat trailers, ATVs and visitor parking.
Can I live at Mountain Shadows year round?
Mountain Shadows cannot be used as a principal residence. However, you do have access to your property any time of the year, weather permitting.
Can I stay at Mountain Shadows in the winter?
Water and sewer will be turned off during the winter. However, the central bathhouse facilities will be open and functional year round.
Can I build a deck or tool shed on my site?
Guidelines have been developed to ensure that the park maintains a high standard of quality. Decks, gazebos, trellises and tool sheds are allowed as long as they conform to the size, materials, design, etc. set out in the Mountain Shadows Construction Regulations, which can be found in the Bylaws of the Owners’ Association. For example: structures shall be constructed using either Cedar or Douglas Fir timber; storage sheds cannot exceed 100 sq. ft. in floor area; fences are not permitted, however privacy screening may be erected on the deck areas.
Are there laundry facilities?
A coin-operated laundry located in the central building is available to property owners at Mountain Shadows.
Who’s responsible for the common area upkeep?
The Owners’ Association will employ a site manager who will look after the landscaping of all common areas, including mowing, tree pruning and planting and maintenance of the flower beds. There is an in-ground irrigation system for the common areas. Owners are responsible for the maintenance of their own property, as per the Bylaws of the Owners’ Association.
What are the annual operating costs payable by each owner?
The annual costs for each owner are estimated at $1,144, or $95.34 per month. This is effective as soon as the first site in Phase 1A is sold. As more sites are added to the property, the costs for each owner will decrease.
Can I rent out my RV or RV site?
Owners can rent out their RV or RV site to friends and family. Renters will be required to adhere to the same rules and regulations as owners.
Are owners allowed to have pets at Mountain Shadows?
Owners are allowed pets providing they follow a few simple guidelines. For the safety and enjoyment of everyone, all pets are to be kept on leashes and also kept quiet. Owners are required to immediately clean up after their pets and are responsible for any action from their pets that have consequences to other users of the resort, such as a dog biting someone. Specific rules are set out in Schedule D of the Co-Ownership Agreement.
What if I want to sell my site?
You may sell your RV site at any time, provided that you are in good standing with the Owners’ Association. There are no restrictions on the sale or transfer of ownership, other than the new owner must become a party to the Co-Ownership Agreement and abide by the Rules and By-laws of the Owners’ Association.
