What is the Greater Victoria Housing Society (GVHS) and what is their relationship to the UDI development/real estate lobby and the Provincial Government of British Columbia?
The Greater Victoria Housing Society has garnered quite a bit of coverage in the press lately, including from the Times Colonist, a member and media partner of the UDI. The GVHS is also a paying member of the UDI.
As a paying member of the development lobby, it is notable that the GVHS is a non-profit charitable organization, which begs the question: is money going to a lobby that represents many of the big names in private real estate and development in B.C., a charitable exercise?
The Greater Victoria Housing Society according to their website receives funding and/or support from numerous branches and levels of government including Crown Corporations from the CMHC and BC Housing (Both UDI members), to the Province of B.C. (regularly lobbied by the UDI and the UDI donated to the NDP who form the government) and the regional government the Capital Regional District (which is a paying member of the UDI Capital Region). Local governments such as Central Saanich, UDI member Colwood, UDI member the City of Victoria, and recent UDI member Saanich (that withdrew their membership earlier in the year) are also included in this list, as well as private finance/industry including UDI member Vancity and UDI member Graphic Office Interiors Ltd. As well as the I.A. Financial Group.
In fact, when you add up all of these organizations that the GVHS receives funding and/or support from on their front page, you get: 8 organizations that have been UDI members this year and 3 that have not been.
The overall preponderance of connections to the UDI begs scrutiny when clicking on the ‘Coming Soon’ drop-down menu on the GVHS website (At the time this article was written in October 2023): https://greatervichousing.org/
5 Projects are listed, all of which have connections to UDI member companies, all except one of which are directly benefitting monetarily from these projects. In the other instance, one member company could potentially benefit monetarily from the project indirectly, in a major way. This will be broken down in further detail.
The GVHS has many connections to non-profits and they are in the position of helping to facilitate millions of dollars of government funding from various levels of government towards these projects that are for the most part directly benefitting UDI companies, or in one instance potentially indirectly benefitting a UDI member company. Paying member companies of the UDI are provided with representation by the lobby as one of the key benefits of their membership.
The 5 projects are listed in the following order:
Bayview Project
Colwood Lodge
Forest Heights
Esquimalt Lions Lodge
Nigel Valley
Now let’s break them down:
- Bayview Project
To quote the GVHS website:
“The Roundhouse at Bayview Place is a master planned community being developed by Focus Equities. Focus Equities have graciously donated a plot of the land to GVHS for the development of affordable housing on site. GVHS plans to build an 18 to 23 story tower with 150-200 affordable units. The building will be a mix of studios, 1-, 2-, and 3-bedroom units, with the possibility of six to twelve 3-bedroom townhomes on the bottom podium of the building. At least 5% of the units will be built to full wheelchair accessibility and all units will meet universal design guidelines. The building will be designed to Step 3 of the new BC Energy Step Code.
The master plan development is currently going through the municipal approval process. GVHS is beginning design work on this project, the development is contingent on the project receiving the required approvals.”
According to Linkedin the current Executive Director of the UDI, previously worked for “Marketing at Bayview Properties Limited Partnership”. Bayview Properties became Focus Equities, which is a member of the UDI.
Currently Victoria Council is reviewing a proposal that could see over a billion dollars of housing going into the Roundhouse area, mostly luxury condo units.
To quote from a May 3, TC article by Andrew Duffy: “The second large phase of the Bayview project envisions as many as nine towers ranging in height from 18 to 28 storeys with 1,900 residential units, retail and commercial space, and publicly accessible amenities.”
Having a much smaller amount in proportion, of units to be affordable housing, that would almost certainly be subsidized by the government; could have an effect of making luxury condo towers more desirable by a council which is keen to seen as dealing with Victoria’s lack of affordability. Victoria is a city which has seen prices skyrocketing among the highest in the country as the skyline has been skyrocketing higher and higher with more and more cranes and expensive condo units…
2. Colwood Lodge
“Colwood Lodge is a 4-story, 50-unit building located at 85 Belmont Road, settled directly behind the current redevelopment of the Colwood Corners property. GVHS has preliminary plans to redevelop the site into a 6-story wood frame building with approximately 120-145 affordable rental units.
The current building has been in operation well past its effective life, has only one elevator servicing all tenants, and is not barrier-free to those in need of universally accessible lobbies, corridors, and units. The building will be built to a minimum of Step 3 of the BC Energy Step Code and we are aiming to create a Zero Emission Building by not using any carbon sourced heating.
Rezoning for this site was approved July 2020. The project has since been redesigned to be more economically viable and is now in the Development Permit stage. Current estimates have work starting Fall 2024, with occupancy in Spring 2026.”
According to Citified the new site is being proposed to be 15 storeys, which would make it the tallest mass timber building on Southern Vancouver Island. Mass timber has been promoted through the UDI. Also, according to Citified the Architect will be Cascadia Architects, which is a UDI member.
3.Forest Heights:
To quote the GVHS website:
“Forest Heights is a 3-story, 19-unit building located at 2558 Quadra Street in the heart of Quadra Village. GVHS plans to redevelop the site into a 5-story, 40-unit mixed-use affordable rental building with ground-oriented commercial space. The current building has been in operation well past its effective life and is not barrier-free or accessible to users. The building will be built to a minimum of Step 3 of the new BC Energy Step Code.
We have received a Rezoning and Development Permit from the City of Victoria and are working towards obtaining a Building Permit.
We have signed a memorandum of understanding with Destination Greater Victoria to prioritize tourism and hospitality workers for housing in the new building once constructed. At this time, a waitlist for housing is not being taken. Read more about this innovative agreement on our blog.
We hope to start work in the next year once financing and final approvals are confirmed.”
According to Citified, the Architect for Forest Heights will be de Hoog & Kierulf Architects a UDI member company.
4. Esquimalt Lions Lodge
To quote the GVHS website:
“Esquimalt Lions Lodge was a 4-story, 77-unit building located at 874 Fleming Street, settled within the Esquimalt neighbourhood located near a high school and many employment opportunities. GVHS is in the process of redeveloping the site into a 6-story, 137-unit affordable rental building.
The old building had been in operation well past its effective life, had only one elevator servicing all tenants, and was not barrier-free to those in need of universally accessible lobbies, corridors, and units. The new Esquimalt Place building will be built to the BC Energy Step Code. We are aiming for Step 4 - the highest level of the code - and to create a Zero Emission Building by not using any carbon sourced heating.
We broke ground on the project early 2022, and we are planning for occupancy in late Spring 2024.”
According to Citified the contractor for the project would be Farmer Construction Ltd., which is a UDI member.
This $22 million dollar proposal has received attention in the press, with a photo showing the executive director of the GVHS putting a symbolic shovel in the ground along with the Mayor of Esquimalt and the Minister of Housing and Diversity and Inclusion, Ahmed Hussen, formerly the Minister of Immigration under the Trudeau government. The UDI on April 4, 2023 praised Hussen for relaxing laws that would otherwise have prohibited foreign investment, including foreign corporate shareholder investment from increasing the housing stock through development. The changes included: “Increasing the corporation foreign control threshold from 3% to 10%.” Esquimalt is a UDI member.
5. Nigel Valley
To quote the GVHS website:
“Nigel Valley is our next redevelopment project in Saanich. Along with GVHS, BC Housing, The Garth Homer Foundation, Island Community Mental Health, and Broadmead Care Society are helping to revitalize the Nigel Valley. Our building will be approximately 70 units, ranging from studios to 4-bedroom apartments to accommodate all stages of life. The building will be built with Passive House methodologies, allowing it to achieve the highest possible efficiency.
The project broke ground in fall 2023 and work will continue through 2025. Occupancy is expected in early 2026.”
A Sept 27, 2023 Saanich News article by Samantha Holomay titled: “70 new homes for low-income renters coming to Saanich
New housing will be coming to Saanich that addresses residents’ different needs” showed a photo of Saanich’s Mayor in front of the Province’s slogan of “Homes for People.” Also in the photo was the Executive Director of the GVHS (who also had a picture taken in the Saanich City Hall smiling together with BC’s Housing Minister Ravi Kahlon that was posted on Twitter).
The article mentioned: “The building is part of the Nigel Valley housing redevelopment, which will provide approximately 800 new homes for a range of people in need. With a $250-million funding commitment, Nigel Valley is the largest investment in affordable housing in Vancouver Island’s history.”
The architect/urban designer of the “Nigel Valley Comprehensive Development Plan” is UDI member D’Ambrosio Architects. According to their website:
“The purpose of the project is to develop a plan for the future redevelopment of the site that balances the needs of each of the landowners, while considering the opportunities for neighbourhood transformation and development synergies afforded by a comprehensive planning process. The redevelopment opportunities include new market housing, neighbourhood commercial services, and social enterprise to realize an integrated and inclusive neighbourhood. An important component of the planning process is the identification of a phasing strategy to respectfully consider existing residents, services and buildings, and the long-term build-out and funding of the neighbourhood.”
Conclusion:
Given the massive amount of government funding at all levels headed to projects that are either benefitting UDI members directly, or potentially indirectly, shouldn’t the Greater Victoria Housing Society’s paid membership in the development and real estate lobby face greater scrutiny by Victorians?
According to the UDI Capital Region’s website under “Primary Focus: Government Relations” the UDI is “the public voice for the Capital Region’s development industry, liaising with local governments and the media”
Is the GVHS in any way, acting in a similar manner?
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Addendum:
This article was original posted on the Facebook page: CRD (Capital Regional District Watch) on October 10, 2023
On the morning of January 11, 2024 there was a CBC radio episode of “On The Island with Gregor Craigie” with the title: “In support of the Roundhouse - We spoke with the Executive Director of the Greater Victoria Housing Society”.
That night representatives of the organization were to address the City of Victoria council at the public hearing over the proposed rezoning to allow a 30+ storey luxury condo building to be built at the Roundhouse - Bayview Place.
The City of Victoria however declined their input (as stated by the Mayor during the public input portion of the meeting). The reason was due to potential conflicts of interest involved, due to the organization's relationship with the company seeking to redevelop the site.
Resources:
Directory Alpha Search: g | Urban Development Institute (memberzone.com)
Entry: Greater Victoria Housing Society
Greater Victoria Housing Society - Building Homes, Creating Communities (greatervichousing.org) (Accessed: Oct 10, 2023)
Capital region gets ‘D’ for housing in Vital Signs Survey - Victoria Times Colonist
Jeff Bell, Oct 6, 2023
70 new homes for low-income renters coming to Saanich - Saanich News
Sept 27, 2023 article by Samantha Holomay:
In support of the Roundhouse - We spoke with the Executive Director of the Greater Victoria Housing Society | On The Island with Gregor Craigie | Live Radio | CBC Listen (Accessed: Jan 12, 2024)
Victoria council to get look at ambitious Roundhouse plan - Victoria Times Colonist
Andrew A. Duffy May 3, 2023 5:35 AM
"Victoria council to get look at ambitious Roundhouse plan in Vic West
The second large phase of the Bayview project envisions as many as nine towers ranging in height from 18 to 28 storeys with 1,900 residential units, retail and commercial space, and publicly accessible amenities."
https://www.vicnews.com/news/photos-22-million-affordable-housing-build-in-the-works-for-esquimalt-102434
Jack Romphf July 6, 2022
VicNews article: “PHOTOS: $22 million affordable housing build in the works for Esquimalt
Former Esquimalt Lions Lodge site to house 137-units”
Federal News - Urban Development Institute (udi.bc.ca) (April 4, 2023 entry “Changes to the Prohibition on the Purchase of Residential Property by Non-Canadians Act’s accompanying Regulations”)
The following links were accessed on October 10 2023:
Bayview Project - Greater Victoria Housing Society (greatervichousing.org)
Nigel Valley - Greater Victoria Housing Society (greatervichousing.org)
Nigel Valley Comprehensive Development Plan - D'Ambrosio architecture + urbanism (daustudio.ca)
Forest Heights - Greater Victoria Housing Society (greatervichousing.org)
Forest Heights | Affordable rentals in Victoria | Citified Victoria - Every Storey.
Esquimalt Lions Lodge - Greater Victoria Housing Society (greatervichousing.org)
874 Fleming Street | Affordable rentals in Esquimalt | Citified Victoria - Every Storey.
Colwood Lodge - Greater Victoria Housing Society (greatervichousing.org)
Colwood Lodge | Affordable rentals in Colwood | Citified Victoria - Every Storey.
