CENTREVENTURE DEVELOPMENT CORPORATION Consolidated … · 2017. 9. 27. · CENTREVENTURE...

CENTREVENTURE DEVELOPMENTCORPORATION

Consolidated Financial StatementsFor the year ended December 31, 2013

CENTREVENTURE DEVELOPMENT CORPORATION

Consolidated Financial StatementsFor the year ended December 31, 2013

Contents

Management's Responsibility for Financial Reporting 2

Independent Auditor's Report 3

Consolidated Financial Statements

Consolidated Statement of Financial Position 4

Consolidated Statement of Changes in Net Assets 5

Consolidated Statement of Operations 6

Consolidated Statement of Cash Flows 7

Notes to Consolidated Financial Statements 8

CENTREVENTURE DEVELOPMENT CORPORATION Consolidated Statement of Changes in Net Assets

For the year ended December 31

Invested Urban in Capital Development

Assets General Bank Total

Balance, January 1, 2012 $ 1,194,219 $ 97,000 $ 8,927,274 $ 10,218,493

Excess (deficiency) of revenue over expenses (207,427) 31,352 (761,029) (937,104)

Fund transfers - (31,352) 31,352 -

Net change in invested in capital assets 47,037 - (47,037) -

Balance, December 31, 2012 1,033,829 97,000 8,150,560 9,281,389

Excess (deficiency) of revenue over expenses (201,083) 6,552 (305,760) (500,291)

Fund transfers - (6,552) 6,552 -

Net change in invested in capital assets 169,341 - (169,341) -

Balance, December 31, 2013 $ 1,002,087 $ 97,000 $ 7,682,011 $ 8,781,098

The accompanying notes are an integral part of these financial statements. 5

CENTREVENTURE DEVELOPMENT CORPORATIONConsolidated Statement of Operations

For the year ended December 31 2013 2012

Urban Development

General Bank Total Total

RevenueGrants

City of Winnipeg - Operational grant $ 300,000 $ - $ 300,000 $ 300,000City of Winnipeg - Downtown Residential Development Grant - 15,493 15,493 14,912Province of Manitoba - 255,922 255,922 52,710Designated grants - 762,866 762,866 280,406Amortization of deferred government assistance - 452,547 452,547 452,547

Interest 433,905 - 433,905 494,477Commissions and development fees 224,854 422 225,276 59,707Rental 30,000 642,291 672,291 658,139Sale of properties - 411,700 411,700 1,525,000Other - 107,500 107,500 139,978Income from hotel properties (Note 7) - (27,433) (27,433) -

988,759 2,621,308 3,610,067 3,977,876

ExpendituresAdministration 43,769 1,779 45,548 38,022Amortization 22,961 630,669 653,630 659,974Bank charges and interest 2,768 195,947 198,715 10,199Interests on long-term debt - 88,872 88,872 90,277Cost of properties - 298,990 298,990 1,911,943Grants paid out - Designated revenues - 762,866 762,866 280,406Wages and Benefits 746,973 - 746,973 663,417Insurance 16,496 17,288 33,784 25,860Office 97,106 - 97,106 79,661Professional fees

IT and other 16,518 - 16,518 11,255Accounting, legal and transaction costs 25,765 260,044 285,809 466,768Marketing 32,812 3,275 36,087 48,891

Project development - 469,766 469,766 235,776Rental properties - 363,194 363,194 345,065Bad debt - - - 35,466Community investment - 12,500 12,500 12,000

1,005,168 3,105,190 4,110,358 4,914,980

Deficiency of revenue over expenditures for the year $ (16,409) $ (483,882) $ (500,291) $ (937,104)

Allocated to:General $ 6,552 $ - $ 6,552 $ 31,352Urban Development Bank - (305,760) (305,760) (761,029)Invested in capital assets (22,961) (178,122) (201,083) (207,427)

Deficiency of revenue over expenditures for the year $ (16,409) $ (483,882) $ (500,291) $ (937,104)


CENTREVENTURE DEVELOPMENT CORPORATION Consolidated Statement of Cash Flows

For the year ended December 31 2013 2012

Cash Flows from Operating ActivitiesDeficiency of revenue over expenditures for the year $ (500,291) $ (937,104)Adjustments for Amortization of capital assets 653,630 659,974

Accrued interest on mortgages 164 1,687Accrued interest on loans receivable 8,719 (6,961)Bad debt expense - 35,466Deferred government assistance (452,547) (452,547)Income from hotel properties 27,433 -

(262,892) (699,485)

Changes in non-cash working capital balancesAccounts receivable (2,451,239) 31,458Prepaid expenses (28,335) (718)Property held for resale 239,904 1,459,059Accounts payable and accrued liabilities (38,391) 154,983Holdbacks payable - (1,762)Deferred grant revenue 72,044 (3,540)

(2,206,017) 1,639,480

(2,468,909) 939,995

Cash Flows from Capital ActivitiesPurchase of capital assets (143,433) (22,534)

Cash Flows from Investing ActivitiesPurchase of hotel properties (12,019,450) -Advances of mortgages receivable (140,761) (1,497,192)Receipts from mortgages receivable 311,348 1,922,277Advances of loans receivable (1,485,539) (2,075,118)Receipts from loans receivable 1,203,245 701,280

(12,131,157) (948,753)

Cash Flows from Financing ActivitiesProceeds from long-term debt 8,514,532 -Repayment of long-term debt (182,201) (155,484)

8,332,331 (155,484)

Decrease in cash and cash equivalents during the year (6,411,168) (186,776)

Cash and cash equivalents, beginning of year (42,488) 144,288

Cash and cash equivalents, end of year $ (6,453,656) $ (42,488)

Comprised ofBank indebtedness $ (6,453,656) $ (6,827,488)Cash held in trust - 6,785,000

$ (6,453,656) $ (42,488)


CENTREVENTURE DEVELOPMENT CORPORATIONNotes to Consolidated Financial Statements

For the year ended December 31, 2013

1. Summary of Significant Accounting Policies

a. Management's Responsibility for the Financial Statements

These consolidated financial statements of CentreVenture Development Corporation("corporation") are the responsibility of management. They have been prepared inaccordance with Canadian public sector accounting standards established by the PublicSector Accounting Board.

b. Nature and Purpose of the Corporation

CentreVenture Development Corporation is a non-profit organization incorporated withoutshare capital under the laws of Manitoba on July 9, 1999. The goal of the corporation is topromote and foster economic, residential and cultural growth and development in thedowntown district of the City of Winnipeg. The corporation is exempt from income tax byvirtue of p.149(1)(e) of the Income Tax Act. The corporation files a corporate tax return anda non-profit organization information return annually as required by the Canada RevenueAgency.

c. Basis of Consolidation

These consolidated financial statements include the accounts of CentreVentureDevelopment Corporation, its wholly-owned subsidiaries Centre Village Housing Inc. andBellMain Residences Inc., which operate under common management. Intra-company andinter-company transactions and balances have been eliminated upon consolidation.

The investments in STR Properties Inc. and CCC Properties are reported as governmentbusiness enterprises and accounted for using the modified equity method. Under thismethod, the government business accounting principles are not adjusted to conform withthose of the corporation and inter-company transactions are not eliminated.

d. Basis of Financial Presentation

The corporation records its financial transactions on the deferred fund accounting basis asfollows:

General

General includes transactions related to general operations and administration of thecorporation.

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1. Summary of Significant Accounting Policies (continued)

d. Basis of Financial Presentation (continued)

Urban Development Bank

The Urban Development Bank was initiated in 1999 through a contribution by the City ofWinnipeg. Funds are intended to enable CentreVenture Development Corporation tofacilitate economic development initiatives with private and non-profit sectors and providecreative financing options to encourage downtown investment. The assets of the UrbanDevelopment Bank are invested in loans, receivables and property held for development.

The Urban Development Bank funds, as defined by Board policy, shall not be used to fundthe day-to-day operations of the corporation. The Urban Development Bank is funded byvarious levels of government and other funding organizations.

e. Cash and Cash Equivalents

Cash and cash equivalents consist of cash on hand, bank indebtedness and cash held intrust.

f. Financial Instruments

Financial instruments are recorded at fair value when acquired or issued. Restricted cash,bank indebtedness and cash held in trust have been designated to be in the fair valuecategory. All other financial instruments are reported at cost or amortized cost lessimpairment, if applicable. Financial assets are tested for impairment when changes incircumstances indicate the asset could be impaired. Transaction costs on the acquisition,sale or issue of financial instruments are expensed for those items remeasured at fairvalue at each balance sheet date and charged to the financial instrument for thosemeasured at amortized cost. Due to the nature of the financial instruments held byCentreVenture Development Corporation, there are no unrealized gains or losses, andtherefore a statement of remeasurement gains and losses are not required for thesefinancial statements.

g. Revenue Recognition

CentreVenture Development Corporation follows the deferral method of accounting forcontributions. Restricted contributions are recognized as revenue in the year in which therelated expenditures are incurred. Unrestricted contributions are recognized as revenuewhen received or receivable if the amount to be received can be reasonably estimated andcollection is reasonably assured.

Interest income and rental revenue is recognized on an accrual basis consistent with theterms of the related mortgages and agreements and collection is reasonably assured.Reasonable assurance is based upon the corporation's past experience with its claims andcollections associated with clients and similar transactions.

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g. Revenue Recognition (continued)

Sale proceeds on properties and the related cost of properties are recognized when therisks and rewards of ownership are transferred to the purchaser and collection isreasonably assured. Reasonable assurance is based upon the corporation's pastexperience with its claims and collections associated with clients and similar transactions.A transaction fee is levied by the corporation on these sales.

h. Special Projects - Restricted Funding Arrangements

In addition to regular operating revenues, CentreVenture Development Corporationreceives grants from time to time for specific programs or initiatives to be administered byCentreVenture Development Corporation which are accounted for through the UrbanDevelopment Bank. The following special funding arrangements were ongoing during theyear:

Province of Manitoba: North Main Economic Development Program Grant

The purpose of this grant is to attract business investment to the North Main area ofdowntown Winnipeg.

City of Winnipeg: Downtown Housing Strategy

The purpose of this grant is to encourage unique and innovative approaches that supportdowntown housing developments and result in quality, affordable housing by providingfinancial assistance to proponents.

City of Winnipeg: Gail Parvin Hammerquist

The purpose of these grants is to fund innovative measures to attract new investment,occupants and uses for heritage buildings, as well as to conserve the heritage character,architectural elements and detailing of designated buildings.

City of Winnipeg/Province of Manitoba: Downtown Residential Development Grant

The purpose of this grant is to promote and support significant improvement projects torevitalize communities and neighbourhoods, encourage economic development, enhancesocial and cultural development, and preserve heritage properties.

City of Winnipeg/Province of Manitoba: Sports, Hospitality, Entertainment District Grant

The purpose of this grant is to make the S.H.E.D. a key destination downtown, byproviding funds to CentreVenture to stimulate private and public investment in the District,with the goal of revitalizing Winnipeg's downtown.

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i. Mortgages and Loans Receivable

Mortgages and loans are carried at the unpaid principal plus accrued interest, lessallowances for doubtful loans. Amounts considered uncollectible are written-off in the yearin which the uncollectible amount is determined. Recoveries on mortgages and loanspreviously written-off are taken into income in the year the income is received.

j. Allowance for Doubtful Loans

The allowance for doubtful loans is maintained at a level considered adequate to absorbcredit losses existing in the corporation's portfolio. The allowance is evaluated on anongoing basis and increased as deemed necessary, which is charged against income andis reduced by write-offs.

k. Capital Assets

Purchased capital assets are recorded at cost less accumulated amortization. Contributedcapital assets are recorded at fair value at the date of contribution. Amortization is providedfor on a straight-line basis in accordance with the following estimated useful life of theassets:

Buildings 25 yearsComputer equipment 3 yearsFurniture and fixtures 5 yearsLeasehold improvements 3 years

l. Use of Estimates

The preparation of financial statements in accordance with Canadian public sectoraccounting standards for not-for-profit organizations requires management to makeestimates and assumptions that affect the reported amounts of assets and liabilities at thedate of the financial statements, and the reported amounts of revenues and expensesduring the reporting period. Actual results could differ from management's best estimatesas additional information becomes available in the future.

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2. Cash and Bank/Bank Indebtedness

The corporation has an approved operating line of credit with the Royal Bank of Canada to amaximum amount of $10,400,000. The line of credit bears interest at Royal Bank prime rateminus 1.00% per annum and is secured by an unconditional and irrevocable guaranteesigned by the City of Winnipeg in the amount of $13,000,000 and a general securityagreement on all personal property of the corporation. As at December 31, 2013, the line ofcredit had a balance owing of $5,077,425 ($6,415,608 as at December 31, 2012).

The corporation has an approved line of credit with the Royal Bank of Canada in the amountof $6,600,000 (nil as at December 31, 2012). The line of credit bears interest at Royal Bankprime minus 1.00% and is guaranteed by the City of Winnipeg.

3. Accounts Receivable2013 2012

DRDG Grants $ 204,647 $ -Trade and other receivables 465,683 437,205GST receivable 47,513 69,122Grants receivable 149,106 149,933S.H.E.D. Project 3,090,211 849,661

$ 3,957,160 $ 1,505,921

4. Property Held for Resale

Under the asset agreement between CentreVenture Development Corporation and The Cityof Winnipeg, CentreVenture Development Corporation has the option to acquire an interest insurplus City-owned properties and buildings within the downtown area for the consideration ofone dollar or a maximum of three years back property taxes. Any properties obtained undereither of these options are recorded at the consideration price. The land inventory availableunder the asset agreement has been substantially depleted.

Property held for resale also includes properties acquired at fair market value from thirdparties for the purpose of development and/or resale. Material costs associated with theacquisition, development and resale of these properties are capitalized at cost. Property heldfor resale at year end consists of the following:

2013 2012

Property for sale $ 796,770 $ 796,770Property development costs - 239,904

$ 796,770 $ 1,036,674

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5. Mortgages Receivable 2013 2012

Mortgages receivable $ 3,074,849 $ 3,245,436Accrued interest receivable 4,044 4,208Allowance for doubtful loans (20,000) (20,000)

3,058,893 3,229,644

Current portion of mortgages receivable 1,018,708 898,342

$ 2,040,185 $ 2,331,302

Mortgages receivable are on various properties in downtown Winnipeg with terms rangingfrom demand to maturity of 25 years, monthly installments applied to interest first,compounded semi-annually not in advance, and secured by recourse to the related underlyingproperty, personal and corporate guarantees, and other forms of security. Interest ratescharged for CentreVenture Development Corporation mortgages range from 5.25% to 8.0%and are both fixed and variable in reference to the bank of Canada's prime rate of lending atthe time of loan disbursement.

Mortgage principal receipts are expected as follows:

2014 $ 1,018,7082015 241,5972016 241,5972017 241,5972018 241,597Thereafter 1,089,753Accrued interest 4,044

3,078,893

Allowance (20,000)

$ 3,058,893

The above schedule lists the expected receipts based on mortgages maturing during the year.Negotiations to renew mortgages may occur as terms expire throughout 2014.

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6. Loans Receivable 2013 2012

Loans receivable $ 6,524,393 $ 6,242,095Accrued interest receivable 27,684 36,406Allowance for doubtful loans (105,000) (105,000)

6,447,077 6,173,501

Current portion of loans receivable 2,639,830 3,310,176

$ 3,807,247 $ 2,863,325

Loans receivable from various borrowers have a maximum term to maturity of 30 years,payable in monthly interest installments plus annual principal payment, and secured by anassignment of Heritage Tax Credits or other forms of security. Interest rates charged, rangingfrom 5.0% to 8.5%, are both fixed and variable in reference to the Bank of Canada's primerate of lending at the time of loan disbursement.

Loan principal receipts are expected as follows:

2014 $ 2,639,8302015 1,795,5852016 312,5902017 177,0962018 172,200Thereafter 1,427,092Accrued interest 27,684

6,552,077

Allowance (105,000)

$ 6,447,077

The above schedule lists the expected receipts based on loans maturing during the year.Negotiations to renew loans may occur as terms expire throughout 2014.

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7. Investment in Hotel Properties

STR Properties Inc. is 89% owned by the corporation, which owns the St. Regis property.CCC Properties Inc. is 89% owned by the corporation which includes interest in the land andbuilding comprising of the Carlton Inn. These businesses were acquired as part of thecorporation's mission to revitalize downtown Winnipeg.

STR CCCProperties Inc. Properties Inc.

Current assets $ 275,197 $ 194,760Long-term assets 6,958,933 6,774,993

Total assets $ 7,234,130 $ 6,969,753

Current liabilities $ 729,756 $ -Equity 6,504,374 6,969,753

Total equity and liabilities $ 7,234,130 $ 6,969,753

Revenues $ - $ 3,486Expenses 576 33,733

Loss for the year $ (576) $ (30,247)

8. Capital Assets 2013 2012

Accumulated Accumulated Cost Amortization Cost Amortization

Buildings $ 9,724,220 $ 1,430,814 $ 9,609,320 $ 842,749Computer equipment 120,118 112,504 113,321 105,041Furniture and fixtures 146,029 91,068 124,293 66,933Leasehold improvements 575,219 301,671 575,219 267,704

$ 10,565,586 $ 1,936,057 $ 10,422,153 $ 1,282,427

Cost less accumulated amortization $ 8,629,529 $ 9,139,726

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9. Deferred Grant Revenue

Deferred grant revenue represents externally restricted funding received from various sourcesfor the operation of the project to which the funding relates.

Deferred grant revenue for externally restricted projects during the year is as follows:

2013 2012

Gail Parvin Hammerquist 2009 $ 745,698 $ 673,654North Main Economic Development Program Grant 2,600 2,600

$ 748,298 $ 676,254

10. Long-term Debt 2013 2012

Mortgage payable at the rate of 4.59%, due January 2015,blended monthly payments of $9,565, the balance issecured by first mortgage against apartment complex atKennedy and Balmoral, general security agreement andassignment of rent. $ 1,922,143 $ 1,948,051

Royal Bank of Canada Insurance, term loan #1 at thefixed rate of 4.47%, due October 2025, blended yearlypayments of $241,597, secured by a general securityagreement constituting a first ranking security interest inall personal property, and an unconditional andirrevocable guarantee signed by the City of Winnipeg inthe amount of $13,000,000. 2,206,806 2,343,642

Term loan #2 at the fixed rate of 3.78 %, due October2027, blended annual equal payments of $19,457,secured by a guarantee signed by the City of Winnipeg inthe amount of $224,532. 205,076 -

Term loan #3 at the fixed rate of 3.98%, due October2029, blended annual equal payments of $349,382,secured by a guarantee signed by the City of Winnipeg inthe amount of $3,890,000. 3,890,000 -

Term loan #4 at the fixed rate of 3.91%, due October2029, blended annual payments of $393,254, secured bya guarantee signed by the City of Winnipeg in the amountof $4,400,000. 4,400,000 -

12,624,025 4,291,693

Current portion of long-term debt 184,720 162,741

$ 12,439,305 $ 4,128,952

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10. Long-term Debt (continued)

Principal repayments for the next five years and thereafter are as follows:

2014 $ 184,7202015 2,611,6852016 723,3332017 730,3072018 737,593Thereafter 7,636,387

$ 12,624,025

Term loan #1, was incurred to fund a 15 year mortgage loan of an equal amount whichCentreVenture extended to Youth Centre of Excellence project at 333 King Street.CentreVenture receives an annual payment against the mortgage receivable over a 15 yearperiod from the City of Winnipeg to cover the annual debt servicing costs (principal andinterest) related to Youth Centre of Excellence's loan.

Term loan #2, was incurred to fund the first grant paid out under the Downtown ResidentialDevelopment Grant. CentreVenture receives an annual payment against this loan over a 15year period from the City of Winnipeg to cover the annual debt servicing costs (principal andinterest).

Term loans #3 and #4 were incurred to finance the phase 1 of the Sports, Hospitality andEntertainment District project under the Strategic Downtown Investments Funding Agreement.Commencing in 2015, CentreVenture will receive an annual payment against this loan over a15 year period from the Province of Manitoba and the City of Winnipeg to cover the annualdebt servicing costs (principal and interest). Interests on advances made commencing in 2013are also covered by the Province of Manitoba and the City of Winnipeg.

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11. Deferred Government Assistance

The details of government assistance outstanding on forgivable loans are as follows:

2013 2012

Bell Hotel

Province of Manitoba (15 year term loan, with maturitydate set at August 1, 2026. Payments are not required aslong as the property operates as an affordable housingcomplex). $ 2,110,555 $ 2,270,555

Government of Canada (15 year term loan with maturitydate set at August 1, 2026. Payments are not required aslong as the property offers services for the homelessapproved by the Government of Canada). 2,365,578 2,558,125

Centre Village Housing Inc.

Province of Manitoba (15 year term loan with maturitydate set at July 1, 2025. Payments are not required aslong as the property operates as an affordable housingcomplex). 1,229,167 1,329,167

$ 5,705,300 $ 6,157,847

The five year forgiveness schedule for the forgivable loans is as follows:

2014 $ 452,5472015 452,5472016 452,5472017 452,5472018 452,547Thereafter 3,442,565

$ 5,705,300

At December 31, 2013, the corporation has met all requirements during the year relating tothe terms of the forgivable loans.

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12. Commitments and Contingencies

The corporation has made commitments for grants that had not been disbursed by theDecember 31, 2013 year end in the approximate amount of $244,490 ($480,000 in 2012).

The corporation has made commitments for loans that had not been disbursed by theDecember 31, 2013 year end in the approximate amount of $2,080,024 ($1,601,146 in 2012).

The corporation has made commitments for property development and property purchaseswith the maximum amount committed to be $nil ($nil in 2012) pending the recipient's ability tomeet the requirements of the agreement.

The corporation has made commitments for leases for the next five years as follows:

2014 $ 25,1492015 25,1492016 25,1492017 25,1492018 25,149

13. Invested in Capital Assets2013 2012

Investment in capital assets is calculated as follows:

Capital assets $ 8,629,529 $ 9,139,726Long-term debt 7,627,442 8,105,897

$ 1,002,087 $ 1,033,829

Change in net assets invested in capital assets is calculated as follows:

Deficiency of revenue over expendituresAmortization of deferred government assistance $ 452,547 $ 452,547Amortization of capital assets (653,630) (659,974)

$ (201,083) $ (207,427)

Net changes in investment in capital assetsPurchase of capital assets $ 143,433 $ 22,534

Repayment of long-term debt 25,908 24,503

$ 169,341 $ 47,037

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14. Related Party Transactions

The following table summarizes the corporation's related party transactions for the year:

2013 2012

RevenueCity of Winnipeg (parent) - operating grant $ 300,000 $ 300,000City of Winnipeg (parent) - miscellaneous 30,549 26,407

Selling, General and Administrative ExpensesCity of Winnipeg (parent) - Property taxes 46,425 76,393City of Winnipeg (parent) - DRDG payments 204,629 -

OtherCity of Winnipeg (parent) - Assigned Heritage Tax

Credits applied against loans receivable 137,816 154,334

These transactions are in the normal course of operations and are measured at the exchangevalue (the amount of consideration established and agreed to by the related parties).

15. Financial Instrument Risks

General Objectives, Policies, and Processes

The Board of Directors has overall responsibility for the determination of the corporation’s riskmanagement objectives and policies and, while retaining ultimate responsibility for them, ithas delegated the authority for designing and operating processes that ensure effectiveimplementation of the objectives and policies to the corporation’s President and ChiefExecutive Officer. The Board of Directors receives monthly reports from the corporation’sPresident and Chief Executive Officer through which it reviews the effectiveness of theprocesses put in place and the appropriateness of the objectives and policies it sets.

The corporation’s financial instruments are exposed to certain financial risks, including creditrisk, interest rate risk and liquidity risk.

There have been no significant changes from the previous year in the exposure to risk,policies or procedures used to manage financial instrument risks.

Interest Rate Risk

The corporation is exposed to interest rate risk arising from the possibility that changes ininterest rates will affect the cash flows related to its mortgages and loans receivable, and longterm debt. The corporation’s objective is to minimize interest rate risk by locking in fixed rateson its mortgages and loans receivable, and its long-term debt.

The corporation is exposed to interest rate risk through its line of credit, which bears interestat prime minus one percent. These funds are used as interim financing until permanentfinancing, with a fixed rate, can be put in place.

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15. Financial Instrument Risks (continued)

Interest Rate Risk (continued)

The corporation’s financial instruments subject to interest rate risk are subject to fixed rates ofinterest and will not be renewed within the next twelve months, therefore are not subject tointerest rate risk. The line of credit is not subject to interest rate risk as it is as a market rateand the funds are usually used for a period of less than twelve months.

Credit Risk

The corporation is exposed to credit risk through the possibility of non-collection of itsaccounts receivable. The majority of the corporation’s receivables are from governmententities which minimizes the risk of non-collection. The corporation also makes sure it meetsall the eligibility criteria for the amounts to ensure they will collect the amounts outstanding.

The corporation is also exposed to credit risk through the possibility of non-collection of itsmortgages and loans receivable. The corporation's loan guidelines set out the minimumrequirements for management of credit risk. The corporation's loan guideline include policiesregarding the approval of lending, eligibility for loans, lending limits, and loan collateralsecurity

With respect to credit risk, the Board of Directors receives details of new loans and delinquentloans. The corporation's maximum exposure to the credit risk is limited to the amountpresented on the face of the balance sheet for accounts receivable, mortgages and loansreceivable.

Liquidity Risk

Liquidity risk is the risk that the corporation will not be able to meet its financial obligations asthey fall due. The corporation has a planning and budgeting process in place to helpdetermine the funds required to support the corporation’s normal operating requirements onan ongoing basis. The corporation ensures that there are sufficient funds to meet its short-term requirements, taking into account its anticipated cash flows from operations and itsholdings of cash and cash equivalents.

16. Fair Value of Financial Instruments

The carrying amount of the corporation's financial assets and liabilities approximate their fairvalue. In the absence of readily ascertainable market values, management has estimated thatfair value would not differ materially from carrying value. Factors considered in thisdetermination include underlying collateral, market conditions, financial data and projectionsof the borrowers. Because of the inherent uncertainty of valuation, the estimate of fair valuemay differ significantly from the values that would have been used had a ready market for theassets existed.

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17. The Sports, Hospitality and Entertainment District

The Sports, Hospitality and Entertainment District (S.H.E.D.) is championed by CentreVentureDevelopment Corporation along with our Downtown partners. The S.H.E.D. is a collaborativeinitiative and will be a public investment funded by the City of Winnipeg and Province ofManitoba. CentreVenture will continue to play a key role as a project administrator for thebalance of Phase 1 and Phase 2 (currently conditionally approved for $16.6 million).

18. Comparative Figures

Certain of the comparative figures for the year ended December 31, 2012 have beenreclassified to provide better comparison with the current year's presentation.

19. Capital Management

The corporation manages its capital according to the plan approved by the City of Winnipeg.That plan contains several principles:

Each year’s operations are budgeted on a break-even basis, so that the corporation’sequity over the long-term neither grows nor diminishes on account of annual operations.In the current year and each of the three prior years, the corporation’s net assets havedecreased based on the operating result. In each of these years, general unrestrictedassets in excess of a minimum base of $97,000 have been transferred to the UrbanDevelopment Bank.

The Urban Development Bank (UDB) was established by the City of Winnipeg, with aninitial $10,000,000 investment and the right for the corporation to acquire certain propertiesfrom the City for $1 each. The net profits from the purchase and sale of these properties indowntown development transactions were added to the UDB increasing it to a maximum ofalmost $14,000,000 by the time all available properties had been sold. This land bank isnow exhausted.

The UDB’s assets are used to make investments in mortgages and loans receivable as wellas in capital assets to facilitate downtown development. The loans and mortgages arerecovered by repayment. Investments in capital assets are ultimately sold. The cash realizedfrom these UDB investments is then reinvested in further downtown development activity.

In addition, the corporation’s community investment activities are expensed in the UrbanDevelopment Bank, thereby reducing its equity. The corporation anticipates annualcommunity investments of $500,000 to 1,000,000. In the current year, these activitiesdepleted the Urban Development Bank to a year-end balance of approximately $8,700,000.This balance is comprised of the total of the equity “invested in capital assets” and the UDBequity balance.

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CENTREVENTURE DEVELOPMENT CORPORATION Consolidated … · 2017. 9. 27. · CENTREVENTURE...

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