governments-aim-to-reclaim-nearly-$4.4-million-in-small-business-bc-bankruptcy-proceedings
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Governments aim to reclaim nearly $4.4 million in Small Business BC bankruptcy proceedings

The fallout continues from the sudden collapse of Small Business BC — an organization long regarded as too big to fail due to the vital resources it provided to small businesses across British Columbia and its close ties, including significant public funding, with both the provincial and federal governments. Each year, Small Business BC supported tens of thousands of small businesses and entrepreneurs by offering educational programs and advisory resources that helped them start, grow, and manage their businesses successfully, including avoiding or navigating through bankruptcy. The shutdown of Small Business BC comes at a time of economic uncertainty and poor economic fundamentals, leaving small businesses at a higher risk of bankruptcy. For example, in recent weeks, businesses impacted by the prolonged shutdown of Canada Post services during the busy Christmas shopping season may have sought advice from Small Business BC. Small business is big business in BC; over 500,000 small businesses make up 98% of all businesses in the province, and employ over 40% of the BC workforce or over 1.1 million people. They also represent over half of private-sector employment. However, the non-profit organization shut down, filed for bankruptcy, and laid off about three dozen staff members on December 5, 2024. Bankruptcy filings show the non-profit organization is facing $5.733 million of claims (including $5.65 million to unsecured creditors) from 63 different entities, including businesses, individuals, non-profit organizations, and governments. Governments account for 76% of total claims Of this amount, the claims made by entities of the provincial and federal governments represent a combined $4.35 million or 76% of the total claims. From the Government of British Columbia, the claims entail about $1.72 million from the BC Ministry of Social Development and Poverty Reduction and $794,000 from the BC Ministry of Jobs, Economic Development, and Innovation, as well as smaller claims of nearly $60,000 from WorkSafe BC, $10,800 from Revenue Services of BC, $7,200 from Destination BC, and $1,500 from the BC Ministry of Finance. The single largest claim is $1.78 million by the Government of Canada’s Department of Innovation Science and Economic Development. Some of the non-governmental claims include $3,150 from PostMedia Network, $18,200 from Vancity Credit Union, $22,600 from Fortis BC, and $43,000 from unpaid rent for Small Business’ office at City Square Mall in Vancouver. The third largest claim being made is from unpaid salaries/wages and other compensation of the staff of Small Business BC. Under the federal Wage Earner Protection Program Act, which kicks in when an employer has filed for bankruptcy, the staff of the organization are owed about $890,000. “We have some staff who have been in their positions for a while, one in particular over 30 years. We have a couple more employees with 20+ years under their belt, so they have actually built up quite a bank of severance payments,” said a laid-off employee of Small Business BC in an interview with Daily Hive Urbanized on Friday, speaking on the condition of anonymity. “There’s people who are, if their layoff had proceeded in slightly rosier financial circumstances, they would be looking at quite a bit of money right now, and there’s absolutely no certainty whether we’re going to get any of that.” “Secrecy” about financial mismanagement Canada’s bankruptcy and insolvency laws require a bankrupt entity to provide a declaration to all creditors. This includes selecting all applicable reasons from 19 checkboxes, each outlining a different cause of the debtor’s financial challenges. Just two boxes were checked for Small Business BC’s situation — the “Increased Cost of Doing Business” and “Other (Please specify).” It was specified in writing that the “Other” reason is the “Mismanagement of funds.” Daily Hive Urbanized spoke with an accountant who specializes in bankruptcy proceedings. They explained that, generally, the term “Mismanagement of funds” when applied to the context of non-profit organizations could, as a theoretical example, refer to situations where funds provided by a government grant or program were used for purposes other than those intended. But it could also mean a scenario where a significant amount of money spent on an initiative was not offset by sufficient revenue. There are different ways of interpreting the relatively broad term. The accountant also noted that, because many non-profit organizations operate on relatively limited budgets, implementing all the necessary checks and balances could be challenging due to the additional costs involved. The legally stated reasons for the bankruptcy of Small Business BC. The former Small Business BC employee laid off by the bankruptcy proceedings told Daily Hive Urbanized that the organization’s leadership has not been forthcoming with sharing knowledge over how exactly the financials were mismanaged. “There has been quite a bit of secrecy about what exactly the financial mismanagement was. Staff were kept in the dark and are still kept in the dark,” they said. “Whenever we inquired what exactly is going on here, we were always met with the response, ‘Oh, sorry, we’re not allowed to discuss that.’” They shared that the situation first saw daylight in early November 2024, when Small Business BC board chair Joyce Yip held an organizational-wide meeting with all employees. She read out a prepared statement that informed the workforce that the board of directors had been recently been made aware of “significant financial mismanagement.” At that point, she said the board of directors had accepted the resignation of COO Josh Ludgate and suspended both CEO Tom Conway and the financial

social-housing-units-converted-into-rentals-in-future-vancouver-tower
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Social housing units converted into rentals in future Vancouver tower

Some changes are envisioned for the future Curv tower project in downtown Vancouver’s West End, which is billed to be the world’s tallest Passive House green building. In June 2020, Vancouver City Council approved the rezoning application to achieve the project at 1059-1075 Nelson Street, located at the northeast corner of the intersection of Thurlow and Nelson streets, replacing old low-rise apartment buildings. This was approved as a 586 ft tall, 60-storey, mixed-use residential tower, containing 102 units of social housing on the lower levels (25% of the building’s floor area), 50 units of secured purpose-built market rental homes within the middle levels, and 358 luxury strata market ownership condominium units within the upper levels. However, Montreal-based developer Brivia Group has now returned to the municipal government with a revised rezoning application to amend the building’s uses, reconfigure the interior floor plans, and make slight revisions to the exterior design. The overall form of the building will remain the same. Presumably due in part to the current poor market conditions for strata units as a result of the sustained high interest rates, coupled with growing construction costs and challenging construction financing, the developer is looking to convert the floor area originally intended for social housing into secured purpose-built market rental housing to improve the project’s financial viability and to enable construction to finally advance. 2024 revised concept for the Curv tower at 1059-1075 Nelson Street, Vancouver. (IBI Group/Brivia Group) There will no longer be an on-site social housing component; instead of providing 102 units of social housing, the total number of market rental housing units will grow from 50 to 174. Furthermore, the social housing obligation of the project — an in-kind community amenity contribution (CACs) — will now be achieved as a cash CACs payment to the City, which will enable off-site social housing. During the 2020 rezoning process, it was indicated that the provision of 102 units of social housing within the tower carried an in-kind CACs value of $70 million. The number of strata homes will remain the same at 358 units. As well, in conjunction with the pivot to more rental housing, the rezoning amendment seeks to eliminate the balconies on the building’s east and west frontages to help achieve the Passive House green building certification targets. With the enclosed balconies now adding to indoor living space, along with other changes, the building’s total floor area grows from about 427,00 sq ft to about 456,000 sq ft. The building’s total floor area ratio (FAR; a measure of comparing the size of the building’s floor area to the land area it sits on) will grow from 24.7 during the 2020 rezoning to 26.4 in the amendment. The project’s architectural firm is IBI Group. Brivia Group initially submitted its rezoning amendment application in June 2023 to seek these changes, and this will now be up for public consultation. It was reported in October 2023 that 100 of the condominium units (28% of the total number of condominium units) were pre-sold for an average of over $2 million each, after pre-sales were initially launched in May 2023. Artistic rendering of Curv. (Brivia Group) Artistic rendering of Curv. (Brivia Group) In recent years, the municipal government has revised its policies under the West End Plan to improve the financial viability of stalled housing projects. This includes the previous move of providing developers with an alternative path of building projects along the Thurlow Street corridor with market rental housing and including a below-market rental housing component, instead of the only established framework of strata condominiums with a social housing component and CACs. Over the past five years, this move has pushed stalled projects forward, catalyzing a significant number of secured purpose-built rental housing units. Then in September 2024, Vancouver City Council made further changes to the West End Plan by reducing the inclusionary social housing requirements from 25% of the residential floor area to 20% or one-for-one replacement of the existing rental housing, whichever is greater. Also, a new cash-in-lieu option has been introduced to reflect the costs for the municipal government to generate off-site social housing projects, including the cost of land and construction. Both of these changes will be introduced on an interim basis for at least years until December 31, 2026. When complete, Curv will tie with The Butterfly as the city’s third tallest building. The Butterfly, developed by Westbank, situated toward the eastern end of the same city block, reached completion this year. However, as both buildings are built on the highest elevation point of the downtown Vancouver peninsula, they will appear taller in the skyline from a distance than their actual structural height. For example, Curv will appear as a 724 ft tall tower, as its site is 139 ft above sea level. 2024 revised concept for the Curv tower at 1059-1075 Nelson Street, Vancouver. (IBI Group/Brivia Group) 2024 revised concept for the Curv tower at 1059-1075 Nelson Street, Vancouver. (IBI Group/Brivia Group)

over-900-homes-in-towers-up-to-39-storeys-for-downtown-eastside
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Over 900 homes in towers up to 39 storeys for Downtown Eastside

This three-tower project could fulfill roughly 10% of the Government of British Columbia’s total target of catalyzing affordable homes for middle-income households through the new BC Builds program. In the process, it would also revitalize the easternmost end of Vancouver’s Downtown Eastside, bringing new life to an area specifically named the East Village. The significant project would be the first of a number of major housing redevelopments envisioned for this segment of East Hastings Street towards Commercial Drive. The three properties for this particular project are located on an approximate one-city block stretch of East Hastings Street between Glen Drive and Vernon Drive. Tower 1 will be a 373-ft-tall, 38-storey building at 1030-1070 East Hastings Street, which is a vacant site immediately adjacent to the CN railway at the southwest corner of the intersection of Glen Drive and East Hastings Street. This site is the westernmost site of the three properties. Tower 1 will contain 382 secured purpose-built market rental homes, with a unit size mix of 135 studio units, 141 one-bedroom units, 93 two-bedroom units, and 13 three-bedroom units. Nearly 5,000 sq ft of retail/restaurant space will activate the building’s East Hastings Street frontage, and three live/work units will front Glen Drive. Three sites for the East Village on East Hastings Street in Vancouver’s Downtown Eastside. (ZGF Architects/Westbank/Promerita/BC Housing) Three sites for the East Village on East Hastings Street in Vancouver’s Downtown Eastside. (ZGF Architects/Westbank/Promerita/BC Housing) Concept for the East Village on East Hastings Street in Vancouver’s Downtown Eastside. (ZGF Architects/Westbank/Promerita/BC Housing) Tower 2 will be just around the corner from Tower 1. It will be located at 1115-1127 East Hastings Street, which is the northeast corner of the intersection of Glen Drive and East Hastings Street. Old, low-storey commercial buildings currently occupy this site. Tower 2 is envisioned as the tallest and largest of the three towers, at 390 feet and 39 storeys. Tower 2 will contain 383 secured purpose-built market rental homes, with a unit size mix of 165 studio units, 123 one-bedroom units, 77 two-bedroom units, and 20 three-bedroom units. There will also be nearly 8,000 sq ft of retail/restaurant space, primarily at ground level, to activate the building’s frontages with East Hastings Street and Glen Drive. Tower 1; Concept for the East Village on East Hastings Street in Vancouver’s Downtown Eastside. (ZGF Architects/Westbank/Promerita/BC Housing) Tower 2; Concept for the East Village on East Hastings Street in Vancouver’s Downtown Eastside. (ZGF Architects/Westbank/Promerita/BC Housing) Tower 2 (left) and Tower 1 (right); Concept for the East Village on East Hastings Street in Vancouver’s Downtown Eastside. (ZGF Architects/Westbank/Promerita/BC Housing) While Tower 1 and Tower 2 are highly similar in uses and size, Tower 3 will be markedly different, with a shorter height of 195 ft and 19 storeys. Tower 3’s site of 1168-1180 East Hastings Street is the easternmost parcel of the three-site project, situated immediately east of Pink Peal Chinese Restaurant. Two low-storey structures currently occupy the site, including the 1905-built, three-storey Vernon Apartments SRO with 36 units. Tower 3 will contain 157 social housing units dedicated to seniors, with a unit size mix of 42 studio units, 79 one-bedroom units, and 36 larger one-for-one replacement SRO studio units. There will be higher levels of affordability with these homes rented at shelter, Housing Income Limits, and Low-and-Moderate Income Limit rates. There will also be a 2,300 sq ft social enterprise space fronting East Hastings Street. Tower 3; Concept for the East Village on East Hastings Street in Vancouver’s Downtown Eastside. (ZGF Architects/Westbank/Promerita/BC Housing) Tower 3; Concept for the East Village on East Hastings Street in Vancouver’s Downtown Eastside. (ZGF Architects/Westbank/Promerita/BC Housing) All three towers will feature a combined total of 924 homes, including 767 secured purpose-built market rental homes for middle-income households in Tower 1 and Tower 2 and 157 units of social housing for seniors, which is purposefully equivalent to over 20% of the project’s market rental homes as a public benefit. Overall, about 80% of the homes across all three buildings will be considered affordable for households with incomes below $80,000. These three towers in the East Village are a joint partnership between local developer Westbank, local investment firm Promerita, and the provincial government through BC Housing. Westbank and Promerita will own and operate Tower 1 and Tower 2, and they have already transferred ownership of the Tower 3 social housing site to BC Housing for a nominal fee. Westbank will be the lead developer responsible for the rezoning, development, and construction process of all three towers. ZGF Architects is the project’s design firm. Each tower represents a different rezoning application, but they will be considered together. All three applications have been submitted, and the review process is now set to enter formal public consultation. “BC Housing, through BC Builds, is very interested in participating in the proposed creation of new rental housing at the East Village with Promerita, Westbank, and a future non-profit operator, however, BC Housing’s final participation is further contingent on City Council rezoning approval as well as settlement of the final negotiated business terms amongst the parties,” reads a letter of support written to the City by Mike Pistrin, the vice president of development and asset strategies for BC Housing. “One of these milestones have been achieved and BC Housing has certainty regarding the inclusion of affordable rental units being approved, final project approval by our executive committee and associated boards will

should-the-bc-government-create-the-ministry-of-construction?
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Should the BC government create the Ministry of Construction?

Ahead of the October 2024 provincial election, two organizations representing the construction industry in British Columbia are calling on the province’s political parties to commit to creating a new provincial government Ministry of Construction. According to the Vancouver Regional Construction Association (VRCA) and the BC Construction Association (BCCA), such a dedicated ministry led by its own cabinet minister would work with the Ministry of Housing to accelerate the construction of affordable housing. They would also collaborate with the Ministry of Labour and Ministry of Education to address the skilled labour shortage, as well as liaison and advocate for new and improved regulations that streamline construction and public procurement practices, and improve environmental sustainability. Both organizations suggest that the construction industry needs its own cabinet role, given that this particular industry contributes $27 billion to the province’s GDP and the total current value of construction projects is approximately $160 billion. This new minister would be the “ultimate project manager” for cutting through the red tape and making the construction process in BC more efficient. “Given the importance of BC’s construction industry, not to mention its size, complexity, and impact on communities across the province, we remain steadfast in asking for this commitment,” said Chris Atchison, the president of BCCA, in a statement. VRCA President Jeannine Martin adds, “Construction isn’t just about buildings. It’s about communities, infrastructure, and the future of this province. We need a minister who will ensure our industry gets the voice and attention it deserves. It’s time we had someone in charge of this vital, economy-driving, entrepreneurial industry.” Both associations are also urging for the creation of “Prompt Payment Legislation” that would help ensure timely payments for construction contractors and subcontractors, which they say would provide greater financial security and stability and help mitigate cash flow challenges faced by small- and medium-sized businesses. According to the VRCA and the BCCA, the Northern Regional Construction Association and the Southern Interior Construction Association fully support the creation of a Ministry of Construction. Atchison notes the idea is not new, as the BCCA has been advocating for the creation of such a Ministry since 2019. Currently, the Ministry of Transportation and Infrastructure delegates the responsibility of managing and overseeing major transportation infrastructure projects to the provincial Crown corporation Transportation Investment Corporation (TI Corp), which was previously the agency responsible for collecting tolls on the Port Mann Bridge. TI Corp oversees about $15 billion in major provincial-led transportation infrastructure projects, including the replacement Pattullo Bridge, the replacement George Massey Tunnel, SkyTrain’s Millennium Line Broadway Extension, SkyTrain’s Expo Line Surrey-Langley Extension, and the fourth phase of the Kicking Horse Canyon Project. This also comes at a time when the provincial government is seeing significantly higher costs for its various major construction projects.

vancouver-chinatown-project-pivots-from-condos-to-social-housing
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Vancouver Chinatown project pivots from condos to social housing

The Brickhouse development site on the southern edge of Vancouver’s historic Chinatown will be pivoting into a 100% social housing project for its residential uses, removing all of the previous strata market ownership condominium uses. This follows the property’s sale to the Hogan’s Alley Society last year. As previously reported by Daily Hive Urbanized in April 2024, Bonnis Properties sold their property at 796 Main Street and City’s 2021-approved development plans to Hogan’s Alley Society in November 2023, with the non-profit organization paying the developer $20 million. On the same day the deal was finalized, the federal government’s Canada Mortgage and Housing Corporation (CMHC) provided Hogan’s Alley Society with a $25.2 million mortgage. The property is a 12,800 sq ft lot that is largely vacant but contains several small structures — the 1910-built two-storey building fronting Main Street, which contains the Brickhouse Late Night Bistro and Dive Bar, and a 1925-built single-storey building fronting Union Street, which previously housed the Jimi Hendrix shrine. Location of the approved design for 728-796 Main Street, in relation to the future developments on the city-owned blocks to the south, including Hogan’s Alley (right city block). (Studio One Architecture/Bonnis Properties) Brickhouse development site of 796 Main Street in Vancouver’s Chinatown. (Kenneth Chan/Daily Hive) Artistic rendering of the 2021-approved design for 728-796 Main Street, Vancouver. (Studio One Architecture/Bonnis Properties) This week, the City of Vancouver noted it had received an application to allow a change in residential tenure to 100% social housing. The building’s height will also increase slightly from 116 ft to 127 ft, which will enable more floor space — an increase in the floor area ratio (FAR) density from a floor area that is 6.79 times larger than the size of the lot to a density of 7.4 FAR. Other details on the revised project are not available at this time. This application, first submitted in June 2024, is being considered under the City’s Affordable Housing Policies. In February 2021, after a long delay, the previous makeup of Vancouver City Council approved Bonnis Properties’ rezoning application to redevelop 796 Main Street into an 11-storey building with 94 homes, including 75 strata market condominium homes and 19 social housing units, as well as over 6,000 sq ft of retail/restaurant uses. Artistic rendering of the 2021-approved design for 728-796 Main Street, Vancouver. (Studio One Architecture/Bonnis Properties) Brickhouse development site of 796 Main Street in Vancouver’s Chinatown. (Kenneth Chan/Daily Hive)