Office of Vicki Huntington, MLA (5 May, 2016)

Backgrounder: Barnston Island Land Purchases

David Emri and six of his holdings companies own 422.07 acres on Barnston Island, acquired for
$12.25 million.
Emris companies have a right of first refusal on 80.91 acres on Barnston Island.
Emris companies have a right of first refusal on an additional 270.81 acres of Barnston Island
land, and an option to purchase that same land for $29.5 million. The land is held by a
numbered company on which David Emri was the director until one week before that company
completed its purchase of the land for $23.92 million.
In total, David Emri and his companies own or have rights of first refusal or options on 773.79
acres, 55% of the 1,401 acre island. 1278
Burdett Properties owns 115 acres on Barnston Island.
Kozul Holdings owns 8.71 acres on Barnston Island. (link)
Barnston Island property or holdings companies have interests in a total of 897.5 acres (64%).

Barnston Island Holding Companies Background

David Emri, founder and Principal at Emri Group, directs Emri Groups Canadian real estate
investment portfolio. (link) Emri Group is a private investment company based in Vancouver
and San Francisco focused primarily on Investment and Management of real estate assets
throughout western Canada and the United States. (link)
Burdett Properties is an Alberta-based real estate management company. (link)
Kozul Holdings is involved in the sale and charter of used marine equipment. (link)

Emri Companies and Beedie Group Connection

David Emri is president of the following companies, all of which own land or hold options or rights of
first refusal to purchase land on Barnston Island.
1.
2.
3.
4.
5.

David Emri Consulting, Inc.

Emri Capital Corp.
Emri Properties Ltd.
Emri Barnston Holdings Ltd.*
Emri Barnston Holdings No. 2 Ltd.*

6.
7.
8.
9.

Emri Barnston Holdings No. 3 Ltd.*

Emri Barnston Holdings No. 4 Ltd.*
DB Barnston Holdings
D.R. Barnston II Holdings Ltd.

*Ryan Beedie is a director on four of David Emris companies. Collectively those companies own 257.82
acres of Barnston Island land. Beedie Development Group is an owner and developer of industrial and
residential real estate, including mixed-use projects. [They] are now the largest private industrial land
owner, developer and landlord in Metro Vancouver. (link)

Political Activities of Barnston Island Holdings Companies

The Emri Group met with B.C.s Minister of Agriculture on November 25, 2014. (link)
David Emri was an invited guest at the governments 2013 Cabinet announcement. (link)
David Emri and his companies donated $20,110 to the BC Liberals between 2007 and 2015.
Ryan Beedie and his companies (Beedie Construction; Beedie Group; and Kebet Holdings) have
donated at least $233,815 to the BC Liberals between 2005 and 2015.
John Cosulich, president of Kozul Holdings, has donated $1,200 to the BC Liberals.

Office of Vicki Huntington, MLA (5 May, 2016)

Timeline
1990-1: Bill Tsakumis, president of Apollo Import-Export Ltd. (later Apollo Group Management Ltd.)
applies to exclude 178 acres of Barnston Island ALR land for a golf course. Farmer Ralph Gilmore applies
to exclude 153 acres of Barnston Island ALR land for a golf course. The applications fail.
2003: The Barnston Island Majority Owners and Residents Committee forms. The owners group holds
37 parcels on Barnston Island.
2004: The owners group applies for the exclusion of 1,090 acres of ALR land for industrial use.
July 25th, 2006: The ALC rejects the landowners exclusion application.
December 14th, 2006: Emri Barnston Holdings Ltd. amalgamates Fraser Isle Farms Ltd. (unclear if a cash
transfer involved). As a result of the amalgamation, Emri Barnston Holdings Ltd. gains ownership of
138.06 acres (011-048-948; 011-048-964; 011-049-031).
January 4th, 2007: Emri Barnston Holdings No. 2 Ltd. purchases 50 acres for $1,876,570.00 (000-720640) from the Uytdehaag family.
March 26th, 2007: Emri Barnston Holdings No. 3 Ltd. purchases 19.76 acres for $990,000 (014-268-574;
014-268-591) from Sophia Uytdehaag.
September 23rd, 2008: Emri Barnston Holdings No. 4 Ltd. purchases 50 acres for $2,750,000 (000-718319) from Freedom Holdings Inc.
October 8th, 2008: Emri Properties Ltd. obtains a right of first refusal to purchase 80.91 acres (011-762861; 011-762-853) held by the Devitt family.
October 9th, 2008: David Emri purchases 4.45 acres for $630,000 (011-762-845) from the Devitt family.
December 16th, 2008: DB Barnston Holdings Ltd. purchases 64.38 acres for $4,500,000 (001-923-609)
from 641757 B.C. Ltd. Bill Tsakumis, president of Apollo Group Management, owns 641757 B.C. Ltd.
February 12th, 2009: Emri Capital Corp. purchases 95.42 acres for $1,500,000 (011-048-883).
March 1st, 2010: DB Barnston Holdings Ltd. purchases 36 acres for $3,200,000 (001-923-595) from
Apollo Group Management.
March 14th, 2013: DB Barnston Holdings Ltd. sells 36 acres for $3,800,000 (001-923-595) back to Apollo
Group Management.
November 25th, 2014: Emri Group meets with agriculture minister Norm Letnick.
February 26th, 2016: D.R. Barnston Holdings Ltd. incorporates 1066347 B.C. Ltd. Emri is the sole director.
March 4th, 2016: Emri ceases to be a director of 1066347 B.C. Ltd. Ranjit Dhanda becomes sole director.
March 11th, 2016: 1066347 B.C. Ltd. purchases 270.81 acres for $23,924,994 (001-923-595; 005-200211; 007-368-305; 007-368-348; 008-928-584) from Apollo Group Management. David Emri Consulting
obtains a right of first refusal to purchase the same properties, and D.R. Barnston II Holdings Ltd. (aka
1066710 B.C. Ltd.), with Emri and Dhanda as directors, obtains an option to purchase the properties for
$29,500,000. The execution date for the sale was March 3rd, a day before Emri ceased to be a director.

Office of Vicki Huntington, MLA (5 May, 2016)

2006 ALC Decision

The 2004-06 application to exclude 1,090 acres from the ALR envisioned Barnston Island
becoming a potential site for an inland port to store, sort and distribute containers as part of a
larger plan to turn B.C. into North America's gateway for trade with Asia. (link)
The ALC rejected the 2004-06 application. As part of its decision, the ALC said they believ[e] the
lands have agricultural capability. The soils on Barnston Island may well require active soil
management this is neither unusual nor impractical. Soil management is part of the normal
farm practices of an agricultural operation and a requirement for successful farming in much of
the ALR throughout British Columbia. The past and present agricultural activities on Barnston
Island support the argument that the lands have agricultural capability. (link)
In conclusion, the ALC ruled:
o The lands have agricultural capability and are appropriately designated as ALR.
o The lands under application are suitable for agricultural use.
o The community need argument is not applicable. [i.e., the landowners said there was
a need for industrial land; however, the ALC said any such claim must originate from
the local government, and the GVRD has not put forth a community need argument]
o The proposal is inconsistent with the objective of the Agricultural Land Commission Act
to preserve agricultural land. (link)
When the Agricultural Land Commission rejected the application, then-agriculture minister Pat
Bell said, I think it sends a strong signal that the protection of agricultural lands is paramount,
and that if we are going to have a sustainable industry, we need to keep that in mind. (link)

Vancity Report: Home on the Range (2016)

A recent Vancity report on cost pressures affecting the price of farmland noted the high price
of farmland in Metro Vancouver currently threatens the viability of a self-reliant food system in
B.C. (link)
Vancity noted the financial viability for many farm businesses becomes questionable when land
is $80,000 per acre.
The report noted farmland prices in Metro Vancouver range from $150,000 to $350,000 per
acre for parcels less than 5 acres; and from $50,000 to $80,000 per acre for parcels more than
40 acres.
Nearly one-third of actively farmed ALR land in Metro Vancouver is accessed by farmers through
leases from non-farmer landowners.
Of those landowners, 35% are businesses. They are leasing 4,860 acres of owned land. Over half
of these businesses are holding companies (distinguished by the terms holding, investment,
estate, property, land or development in their name.)
The significant non-farmer ownership of leased agricultural land raises concerns that land is
potentially being purchased on speculation for future estate homes or development.

Office of Vicki Huntington, MLA (5 May, 2016)

Holding Company Activities on Barnston Island

Office of Vicki Huntington, MLA (5 May, 2016)

Holding Company Transactions on Barnston Island

Colleen Finn

John Cosulich

Burdett Properties
Ltd.

Kozul Holdings Inc.

Incorporated: 1984

Continued in BC:
2005

President

President

Norine Chornell

Sari Fleming,
Anne Stewart,
Dennis Tiangco

Secretary

David Emri

Owns
(11/06/1984):

Owns
(01/12/2016):

115 acres

4.45 acres

000-876-852

$630,000

Emri Capital Corp.

Incorporated:
2001
President,
Secretary

Incorporated:
2002
President

Right of First
Refusal for
1066347 B.C. Ltd.
lands
(03/11/2016):
270.81 acres
008-928-584
007-368-305

Robert Emri,
Secretary

Owns
(02/12/2009):
95.42 acres
$1.5 million
011-048-883

007-368-348
001-923-595
005-200-211

Emri Properties
Ltd.
Incorporated:
2006
President
Robert Emri,
Secretary

Emri Barnston
Holdings Ltd.

Emri Barnston
Holdings No. 2 Ltd.

Emri Barnston
Holdings No. 3

Incorporated:
2006

Incorporated: 2006

Incorporated:
2007

President

Ryan Beedie,
Secretary

Right of First
Refusal
(10/09/2008):

Owns
(12/04/2006):

80.91 acres

138.06 acres

011-762-853

011-049-031

011-762-861

011-048-964
011-048-948

President

President

Emri Barnston
Holdings No. 4
Ltd.
Incorporated:
2008
President

Ryan Beedie,
Secretary
Owns
(01/04/2007):
50 acres
$1.88 million
000-720-640

Owns:
8.71 acres
007-368-275
007-368-321

011-762-845
David Emri
Consulting, Inc.

Directors

Ryan Beedie,
Secretary
Owns
(03/26/2007):
19.76 acres

Ryan Beedie,
Secretary
Owns
(09/23/2008):

$990,000

50 acres

014-268-574

$2.75 million

014-268-591

000-718-319

DB Barnston
Holdings
Incorporated:
2008
President

Robert Emri,
Secretary

Owns
(12/17/2008):
64.38 acres
$4.5 million
001-923-609

1066347 B.C. Ltd.

Incorporated:
02/26/2016
Former Director
(ceased
03/04/2016)

Ranjit Dhanda,
Director
Owns
(03/11/2016):
270.81 acres
$23.92 million
008-928-584
007-368-305
007-368-348
001-923-595
005-200-211

D.R. Barnston II
Holdings Ltd.
A reserved name for
1066710 B.C. Ltd.
(03/15/2016)
Director
Ranjit Dhanda,
Director

Option to Purchase
1066347 B.C. Ltd.
lands (03/11/2016)
270.81 acres
$29.5 million
008-928-584
007-368-305
007-368-348
001-923-595
005-200-211

Individual
Organization
Owned Property
Right of First Refusal
Option to Purchase