brownfields

BROWNFIELDS KINGSTON, Ontario, Canada

A Brownfield Based Renaissance old is new again

Kingston’s Community Improvement Plan Creating sustainable liveable cities

Downtown Waterfront Revitalization A community success story

Financial Incentives for Developers Programs in place to bring visions to reality

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| Kingston Brownfields

City of Kingston

CONTENTS

Nathan Richard Project Manager – Brownfields 216 Ontario Street Kingston, Ontario. K7L 2Z3 Tel: 613-546-4291 ext 1325 Email: nrichard@cityofkingston.ca Web: www.cityofkingston.ca/brownfields Kingston Economic Development Corporation Christa Wallbridge & Jan Dines Business Development Officers 945 Princess Street at Innovation Park Kingston, Ontario K7L 3N6 Tel: 613-544-2725 Fax: 613-546-2882

4 A brownfield based renaissance 8 Kingston’s Community Improvement Plan

10 Financial Incentives for Developers

Email: business@kingstoncanada.com Web: www.kingstoncanada.com

14 redevelopment opportunities in Kingston

Contributors: Deborah Melman-Clement Photos: Courtesy of City of Kingston; Paul Wash

24 Downtown Waterfront Revitalization

for Kingston Economic Development Corporation; Suzy Lamont; Svetlana Rytchkova, All Rights Reserved.

Design: mutchmedia. November, 2013.

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brownfield-based renaissance The idea of finding opportunity in a risky situation has been driving entrepreneurs since the dawn of entrepreneurship. And officials at the City of Kingston are working with innovative. developers to explore opportunities in their city.

Kingston’s Department of Environment and Sustainable Initiatives is overseeing the sale of a handful of brownfields, properties that have been abandoned by their owners. These brownfields present both a risk and an opportunity to prospective buyers.

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| Kingston Brownfields

The risks inherent in brownfield properties are well-documented. Sites designated as brownfields are, by definition, contaminated. Their owners abandoned them because they chose to no longer operate their businesses and abandoned the land due to probable contamination in the soil and water, and sometimes because of hazardous materials – asbestos, for example - in the buildings. “There was a time when if you discovered hazardous waste in your factory as part of the work process or other, you just threw it over your shoulder or buried it in your backyard,” says the City’s Brownfields Project Manager, Nathan Richard. Over time, the cycle of business took its course and the businesses closed or moved and the buildings became unsafe to work in and the property impossible to sell, leaving their owners no choice but to walk away. The factories of the past were considered to be built in outlying areas, however now some are considered city core.

While the risks are impossible to ignore, the opportunity is equally apparent, especially in Kingston. “Kingston today is much bigger than it was eighty years ago,” Richard says. “Today new factories are built in outlying areas where there’s lots of land; but in the past industrial companies tended to be positioned next to waters and close to the downtown.”

That means that many of Kingston’s brownfields are situated on prime land, close to Lake Ontario or the Cataraqui River and the Rideau Canal and within a stone’s throw of the city’s prestigious downtown core.

The magnitude of the opportunity is further amplified when you realize that the asking price of a typical brownfield is well below the asking price of a similar-sized uncontaminated property in an equally attractive location. Once a property owner stops paying land taxes, for 3 years or more the municipality puts it up for public sale, asking only the sum of the back taxes owed. If a Tax Sale does not result in a new property owner, it defaults into a “Failed Tax Sale” period. This is a two year waiting period during which the municipality can perform the necessary environmental assessments if a property is considered to be an asset to the city and they can vest in the property. If the city does not vest in the property, it continues to be a Failed Tax Sale property and it can be placed back on the market by a city developed Request for Proposal (RFP) and anyone can submit a proposal and the price is generally less than the previous Tax Sale price. The new price can be as low as a dollar.

When you stop to consider that these properties are in well-developed neighbourhoods with roads and utilities already in place, the opportunity looks even more attractive.

661 Montreal Street

We’re looking for someone who will look at a brownfield and see a project that will add value to the community.

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Picking up a sizeable piece of land in a desirable downtown neighbourhood for less than the cost of a bus ride or a candy bar may sound too good to be true; and according to Kingston’s Director of Environment and Sustainable Initiatives, Paul MacLatchy, it is. “It’s not just land for a dollar,” he says.

“There are significant risks involved in owning contaminated land - and significant expenses too.”

Depending on size of the property and the nature and severity of the contamination, those expenses could come with a high six-figure price tag – or higher.

Because of the cost and the complexity, the City doesn’t simply list its brownfields in the Kingston Whig-Standard’s real estate section. Instead City staff issue a Request for Proposal and put the land out to public tender. “We don’t just want to sell these properties,” MacLatchy says, “we want to see them developed in the right way. The developer has to add value. We want someone who will develop the property, not speculate on it.”

“We want to see a proposal with a solid plan for remediation of the land, a solid development plan and we need to know that the financials are in place,” adds Richard. “We need to see that you’ve thought through the details.”

“There are very creative and pragmatic ways to manage soil and groundwater contamination,” says MacLatchy. “It requires time, money and effort. It also requires considerable business acumen.”

While finding creative clean-up solutions is undoubtedly a challenge, Kingston Economic Development Commission (KEDCO) Chief Executive Officer Jeff Garrah says prospective developers will find lots of support for their initiatives locally. “We have a great array of businesses in Kingston who are ready, willing and able to assist with waste removal and remediation,” he says.

Regardless of your experience level, if you invest in a brownfield, you can expect to encounter a high level of cooperation from both the municipal and provincial governments. Kingston City Council has identified brownfield redevelopment as a strategic priority, which means that the City can dedicate staff to work with brownfield developers and expedite their project.

The City also teams up with the Government of Ontario on a couple of programs that provide financial incentives for brownfield developers. The Ontario Brownfields Financial Tax Incentive Program matches municipal tax-exemption incentives to cover 100 per cent of property taxes during remediation and construction stages. And the Tax-Increment-based Rehabilitation Grant Program pays as much as 80 per cent of total property taxes back to the developer for up to ten years once the development is completed.

Brownfields require time, money and effort. They also require considerable business acumen and vision.

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| Kingston Brownfields

Why go to such lengths to encourage brownfield development? “Brownfields such as they are don’t serve much purpose,” says MacLatchy. “They don’t contribute to the tax base, they don’t contribute to the economy and they certainly don’t contribute to the appeal of the neighbourhood.”

Why

Brownfield Redevelopment?

“From a sustainability point of view, brownfields represent a hole in our urban fabric,” he continues, “and we don’t want that. We don’t want derelict buildings and vacant lots. What we want are properties that people will actually use. The more people we can put in a dense urban area, the more functional it can become.

We can create dynamic neighbourhoods with more people walking and using public transit. That’s what brownfield development can create. And it’s infinitely better to build where the infrastructure already exists than to have to build new infrastructure in greenfield areas.”

Brownfield sites are often strategically located in the

In recent years, developers have enhanced Kingston’s sustainability through a handful of successful brownfield rehabilitation projects, including a couple of high-profile, high-end residential developments downtown, one of which sits on prime property on the shores of Lake Ontario.

Left abandoned or vacant, brownfield sites represent

core areas of cities, with access to existing infrastructure and services, and often in close proximity to water and other transportation networks. lost property tax revenue, lost residential accommo-

Today most of the remaining development opportunities are sparsely situated throughout the vibrant downtown core and more concentrated just a few kilometres north of the lake, in a neighbourhood that is enjoying something of a resurgence. “The available brownfield properties are very strategically located in a city where there is little room for development,” says KEDCO’s Jeff Garrah.

dation, and lost employment opportunities. This can

Garrah points to a handful of recently-completed projects - including a new police station, a new headquarters for the City’s Public Works department, new offices for the local Children’s Aid Society and a rejuvenated green space on the Kingston Memorial Centre grounds - as proof that the area is on its way up. “The north end of Kingston is a very promising area that’s been somewhat neglected in the past,” Garrah says, “but now it’s in the midst of a revitalization, and I very much see the brownfields as a piece of that puzzle.” It appears that brownfield redevelopment will continue to be a piece of the puzzle as much of Kingston sits on the brink of revitalization. In addition to the properties that go through an RFP process, there are several recently purchased lots sitting vacant as their owners make arrangements for plans in the Williamsville neighborhood as this area is now eligible for brownfield tax incentives. Richard and MacLatchy are experiencing a new wave of brownfield applications in expectation of remediation and construction in Williamsville in 2013-2016.

thereby further reducing tax revenues. If these

Richard says now that incentives are now available; we are observing unprecedented construction activity in Williamsville. Several owners were sitting on properties waiting for the new incentives to kick in before moving forward with their development or putting properties for sale.

As Kingston sits poised for a brownfield-based renaissance, the only thing that’s missing is a group of developers with the qualifications to see a remediation project through to completion. While experience and financial backing top the list of those qualifications, MacLatchy says what his team is really looking for is vision. “We’re looking for someone who can look at a brownfield and see a project that will add value to the community.” In other words, someone who is able to see risk and opportunity as one and the same. ■

trigger a downward spiral in the neighbourhoods in which these properties are located, causing an out-migration of both businesses and residents, businesses and residents move away from the core area out toward undeveloped greenfield lands, there is additional pressure placed on the municipality to extend infrastructure and services.

Vacant and neglected brownfield sites can also present serious health and safety issues related to deteriorating buildings and/or surface debris present on the site.

Redeveloping brownfields is good for communities.

By reusing the land to make way for places like houses, offices, schools and recreation centres, brownfield redevelopment encourages intensification and the use of existing infrastructure, and stimulates neighbourhood rejuvenation.

Brownfield redevelopment also benefits the environment by improving air, water and soil quality, and by facilitating more sustainable development patterns that can protect valuable green spaces and

We’re in the midst of a revitalization, and brownfields are very much a piece of that puzzle.

agricultural lands.

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Kingston’s Community Improvement Plan A Community Improvement Plan (CIP) is a tool that allows a municipality to direct funds and implements policy initiatives toward a specifically defined project area. Section 28 of the Planning Act gives municipalities that have enabling policies in their official plans, the ability to prepare Community Improvement Plans. CIPs are intended to encourage rehabilitation initiatives and/or stimulate development. Once implemented, the plan allows municipalities to provide tax assistance, grants or loans to assist in the rehabilitation of lands and/or buildings within the defined Community Improvement Project Area.

PURPOSE The purpose of the CIP is to facilitate the implementation of the City of Kingston’s Brownfields Program, and its key financial components. The Program provides tax assistance and grants for the rehabilitation of environmentally compromised land and/or buildings through an appropriate Remedial Work Plan.

The City’s Brownfields Program was first approved in principle by City Council on June 10, 2003. The success of the Program depends on the financial incentives, which are implemented through the CIP grant program.

Kingston’s Brownfield CIP allows the City to put financial benefits into the hands of brownfield developers so that environmental costs can be recovered.

Goals of the Program • A cleaner, healthier, safer and more livable environment • An increase in employment, economic activity and investment • The implementation of previous studies • The rehabilitation of land for a new use • Better use of existing infrastructure, services and facilities • The revitalization of the City’s waterfront and the downtown • Intensification and the creation of new housing • The redevelopment of currently underutilized or vacant lands • The encouragement of the design and construction of environmentally high performance buildings (LEED designation)

Objectives of the Program • Commence the Brownfields Program • Implement the Program • Monitor the Program • Minimize risk and liability • Monitor provincial legislation and requirements and respond to any changes

The goals and objectives are an integral part of the Community Improvement Plan and have been used to guide the development of the Brownfields Program and identify the Project Areas.

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| Kingston Brownfields

From contamination to revitalization Kingston’s 6,500 seat, silver level LEED certified K-ROCK Centre

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Incentives for Developers Ontario’s Brownfields Financial Tax Incentive Program “The Brownfield Tax Incentive Program (BFTIP) is an initiative of the combination of the government of Ontario and the City of Kingston to encourage cleanup and redevelopment of brownfield properties “It provides provincial education property tax assistance to match municipal property tax assistance for cleanup of eligible properties. Under the program, the province can cancel all or a portion of the education property taxes of a property.

Property Tax Assistance Program is a program that cancels the City and education property tax increase that would normally occur on a brownfield property that has undergone environmental remediation/risk management and redevelopment in order to assist with paying for remediation costs. This program provides a cancellation of the City and education property tax increase on a redeveloped brownfield property for up to three years. The education property tax assistance is subject to approval by the Ministry of Municipal Affairs and Housing.

The total amount of tax assistance and grants can not exceed the eligible costs of rehabilitation.

City Website Link: www.cityofkingston.ca/brownfields

Brownfield Incentives, Timelines and Activities

Grant & Rebate Mechanisms LOW

50% of Studies or up to $20k

* File the Initial Study Grant Application prior to Phase Two or SSRA work

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| Kingston Brownfields

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Tax Grant (TIRGP) HIGH

Cancellation of all Property Taxes (based on pre-development assessments)

Tax Rebate is 80% of HIGH minus LOW property taxes 20% goes to Municipal Brownfield Reserve Fund.

(Tax Rebate is on Municipal portion only - example Multi Residental is ~85% of the taxes.)

Incentives for Developers Kingston’s Tax Increment-Based Rehabilitation Grant Program The City of Kingston’s Rehabilitation Grant Program (TIRGP) is a tax-increment based grant provided to those undertaking brownfield redevelopment projects in order to assist with paying for remediation, rehabilitation and adaptive reuse costs. These grants will be funded through the tax increase that results from redevelopment of the property. Eligible costs include: • Environmental assessment, remediation and risk management costs • LEED program component costs • Demolition • Building rehabilitation and retrofit works • Upgrading costs for on-site infrastructure including water services, sanitary sewers and stormwater management facilities

How to Apply With respect to any and all of the above-noted programs, applicants should ensure that they contact the City to obtain an application, submit a complete application, and receive written acceptance of that application by the City of Kingston before commencing any study or remediation/rehabilitation works that will be subject of an incentive program application.

For more information about these programs and how to make an application, please Nathan Richard, Brownfields Project Manager at 613-546-4291 ext. 1325.

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Incentives for Developers

Brownfields are derelict or under-used industrial and commercial facilities and lands where expansion or redevelopment is complicated by real or perceived environmental contamination. Despite the complexity of developing these properties, they are often in desirable and strategic locations – in the heart of urban communities, on scenic waterfronts, in or near downtowns. They have the advantage of having infrastructure in place and a variety of potential uses which can contribute to urban intensification, community revitalization, economic development and jobs, and/or new housing to take the pressure off greenfields. As a result, in Ontario, there has been growing interest among municipalities, owners, developers and environmentalists to find ways to clean up these sites and put them to new use.

Incentive #1: Initial Study Grant Environmental Site Assessment Grant Program is a program that provides a grant to help pay for the costs of undertaking environmental studies such as a Phase Two ESA, Remedial Action Plan or Risk Assessment Plan. This program will provide a matching grant of 50 per cent of the cost of an eligible environmental study. This grant would be payable in the form of a cheque from the City once the environmental study is complete, submitted to the City, and the consultant who prepared the study has been paid.

There can be 2 studies per property at a maximum of no more than $20,000 in total grants.

FINANCIAL COMPONENT

COMPONENT DESCRIPTION

DURATION

INITIAL STUDY GRANT

• Grants for Phase II and Phase III Environmental Site Assessments (ESA’s) and Site Specific Risk Assessments • Maximum of 2 studies per property at a maximum of no more than $20,000 in total grants

• Program life of 20 years, with applications accepted until Dec. 31, 2025 • Average of 3 applications per year, subject to funding availability

Incentive #2: Brownfield Financial Tax Incentive Program (BFTIP) The Brownfield Tax Incentive Program (BTFIP) is an initiative of the combination of the government of Ontario and the City of Kingston to encourage cleanup and redevelopment of brownfield properties.

It provides provincial education property tax assistance to match municipal property tax assistance for cleanup of eligible properties. Under the program, the province can cancel all or a portion of the education property taxes of a property during the rehabilitation and development periods (up to a maximum of 36 months). The tax cancellation amount is based on the pre-development assessment. The education property tax assistance request is subject to approval by the Ministry of Finance.

Activities during the Rehabilitation and Development periods By-law Passes

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RSC Filed

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MPAC Reassessment

FINANCIAL COMPONENT COMPONENT DESCRIPTION

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MUNICIPAL PORTION OF PROPERTY TAX ASSISTANCE

• • • •

EDUCATION PORTION OF PROPERTY TAX ASSISTANCE

• Relief from paying education portion of property tax • Application to Minister of Finance • Limited to the rehabilitation period and development period based on pre-development assessment

| Kingston Brownfields

DURATION

Relief from paying municipal portion of the property tax • Rehabilitation Period runs for up to 18 months Limited to the Rehabilitation Period and • Development Period time frame defined by Development Period by-law Based on pre-development assessment • Subject to time periods described in Section 365.1(1) of the Municipal Act, 2001 • Rehabilitation Period runs for up to 18 months • Development Period time frame defined by bylaw, as approved by the Minister of Finance • Subject to time periods described in Section 365.1(1) of the Municipal Act, 2001

Incentives for Developers Incentive #3: Tax Increment-based Rehabilitation Grant Program (TIRGP) The City of Kingston’s Rehabilitation Grant Program (TIRGP) is a tax-increment based grant provided to those undertaking brownfield redevelopment projects in order to assist with paying for remediation, rehabilitation and adaptive reuse costs.

These grants will be funded through the tax increase that results from redevelopment of the property. Some of the major eligible costs include: Environmental Site Assessment Remediation and Risk management plans Environmental Monitoring programs

Placing clean fill Preparation a Record of Site Condition (RSC) Demolishing buildings

The Tax Increment-based Rehabilitation Grant Program (TIRGP) is an increment grant that is based on the difference between predevelopment and post-development assessments. The grant is calculated as 80% of the increase in the municipal portion of the taxes and is paid on an annual basis for up to 10 years or a maximum of the eligible remediation costs. Commencement of the grant is when the development is complete.

Grants are to provide financial relief to property owners who undertake and complete brownfield redevelopment projects within the CIP Project Area. Redevelopment grants are only payable on brownfield properties where the redevelopment results in an increase in assessed value and property taxes.

Example of Tax Increment – Residential Redevelopment Property taxes Pre-development $ 5,000/year x 85% (Municipal Portion) Property taxes Post-development $ 40,000/year x 85% (Municipal Portion) Tax increment Incentive is 80% of Increment Tax increment-based grant amount

$ 4,250/year $ 35,000/year $ 29,750/year x 80% $ 23,800/year

Total Maximum Grant Available $23,800/year x 10 years = $238,000

FINANCIAL COMPONENT

COMPONENT DESCRIPTION

DURATION

PLANNING & DEVELOPMENT FEES GRANT

• Grants for planning process fees that were paid • Grant commences after development period at the time of application including: OPA’s, specified by by-law is complete ZBLA’s, minorvariances, plans of subdivision • Program life of 20 years, with applications and/or condominium and plan revisions, sevaccepted until Dec. 31, 2025 erance applications, site plan control and site • Payments until as late as Dec. 31, 2035 plan revisions, demolition permits, letters of compliance, part lot control relief, and removal of an ‘H’ zone symbol.

REHABILITATION GRANT

• Grants for taxes paid annually based on the difference between predevelopment and post-development assessment • Maximum annual grant shall not exceed 80% of the TIRGP • Based on eligible rehabilitation costs Grant value up to the limit of the eligible costs, or 10 years, whichever comes first

• Grant commences after Development Period specified by by-law is complete • Program life of 20 years, with applications accepted until Dec. 31, 2025 • Payments until as late as Dec. 31, 2035

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Redevelopment Opportunities in Kingston civic address 9 North Street 15 Joseph Street & 546 Montreal Street 576 Montreal Street 600-602 Montreal Street 0 Montreal Street 0 Railway Street Block 4 (19-23 Queen St. & Undeveloped Portion) � � � � � � �

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Address 15 Joseph St Kingston, ON K7K 6R6

10/21/13

9 NORTH STREET KINGSTON - Google Maps

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Address 576 Montreal St Kingston, ON K7K

Address 9 North St Kingston, ON K7K 7J7

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Address 0 Railway St Kingston, ON K7K 3J4

Address 598 Montreal St Kingston, ON K7K

9 North Street

15 Joseph & 546 Montreal Street

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576 Montreal Street

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23 queen street kingston - Google Maps

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| Kingston Brownfields

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BROWNFIELD REDEVELOPMENT OPPORTUNITY 9 North Street [former Queen City (Imperial) Oil Company Storage Building] The building at 9 North Street is located on a portion of a parcel of City owned land occupied by Rideaucrest Home, located at 175 Rideau Street. The general information below applies to the entire parcel as the two buildings currently share the same zoning, official plan, taxable assessment, roll number, pin number and legal description. When the property is sold it will be severed to create a new parcel.

Zoning: B1-207 Multiple Family Dwelling Official Plan Designation: Institutional Last Known Use: Industrial / vacant 2013 Taxable Assessment: N/A (assessment is for entire parcel) Annual Taxes: N/A Roll#: 10.11.040.020.03600 Pin#: 360010186 Legal Description: Part of Farm Lot A, Concession West of the Great Cataraqui River, Part Cataraqui Ordnance Water Lot, Being Part 1 on Reference Plan 13R-6973 Save and Except Parts 4, 5, & 6 on Reference Plan 13R-10643 (entire parcel)

Property Description Area: Frontage:

Access from Public Road:

Structure on Property:

Building Age: Heritage Designation #:

Approximately 0.35 Acres (property limits are not yet established) 90 feet along North Street road allowance (extension of North St easterly to Wellington St is not planned due to existing grades)160 feet along Future Wellington Street extension (no timeline for road construction) Main vehicle access will be from North Street via Rideau Street. A shared driveway with Rideaucrest Home may be required to access the site.

Two storey stone building that is approximately 100 feet long and 40 feet wide, approximately 4,000 square feet on the ground floor. The building has a heritage designation because it is one of the few known industrial commissions executed by William Newlands and is representative of the industrial era of the inner harbour associated with the coming of the railway.

Constructed in 1908 By-law 87-355

Environmental Details Environmental Information: Phase II Environmental Site Assessment Main Known Contaminants: Boron, Poly Aromatic Hydrocarbons (PAHs), Petroleum Hydro Carbons (PHCs), BTEX

(Benzene, Toluene, Ethylene, & Xylenes) Tanks: Not Applicable Building: A Designated Substances and Hazardous Building Materials Assessment has not been completed

Municipal Services available: Water, Sewer, Hydro & Natural Gas 401 Highway 401 Highway Kingston Brownfields |

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BROWNFIELD REDEVELOPMENT OPPORTUNITY 9 North Street [former Queen City (Imperial) Oil Company Storage Building] RFI/RFP Process to commence in Fall of 2013 The Corporation of the City of Kingston will commence the first stage of the process in the fall of 2013, by releasing an RFI seeking interest and qualification from individuals or corporations to purchase the property at 9 North Street with the objective to stabilize, restore and repurpose the heritage building. The shortlist of developers, who prequalified in the RFI stage, may be invited to participate in a second stage of the process, the Request for Proposal (RFP) stage.

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| Kingston Brownfields

BROWNFIELD REDEVELOPMENT OPPORTUNITY Block 4 (19-23 Queen St. & Undeveloped Portion) - KINGSTON, ONTARIO General Information Address: 19-23 Queen Street and adjacent undeveloped portion of the block, known as Block 4 Zoning: C1-22 (Mixed Use, Commercial) Last Known Use: Various (public utility, commercial office, parking lot) 2013 Taxable Assessment: Currently exempt (City owned) Annual Taxes: Currently exempt (City owned) Building Age: Various (three heritage designated buildings) Cityofof Kingston City Kingston Roll#: 10.11.040.100.01500 Pin#: 36044-0117 (LT), 36044-0151 (LT) and 36044-0153 (LT) BROWNFIELDS Property Spec Sheet BROWNFIELDS Property Spec Sheet Legal Description: Part 1, 6, 7, 8, 9, 10 on Plan 13R 20712, south of the Tragically Hip Way and east of King Street, Block County of Frontenac.

Block44Redevelopment Redevelopment

Property Description Area: Part 1 – 66,844ft2 (6,210 m2) Part 6 to 10 – 10,042ft2 (933m2) Frontage: The Tragically Hip Way – 330ft Ontario St – 266ft Queen St – 230ft King St – 160ft Access from Public Road: Yes House on Property: No Other Structure on Property: Yes

Block 4

Block 4

Environmental Details (Reports available upon request) Environmental Information: Phase 1 and Phase 2 Main Known Contaminants: Coal tar Tanks: Previously removed Building: Not Applicable

BLOCK 4

Municipal Services available:

BLOCK 4

Water Sewer Hydro Natural Gas DRIVEWAY (part of Kingston Hydro)

DRIVEWAY (part of Kingston Hydro)

KINGTSON HYDRO BUILDING (not part of Block 4)

KINGTSON HYDRO BUILDING (not part of Block 4)

The Corporation of the City of Kingston assumes no responsibility for inaccurate or inconsistent data set out in this map product.

All information provided is deemed reliable however is not guaranteed and should be independently verified.

City of Kingston – Brownfields

1

The Corporation of the City of Kingston assumes no responsibility for inaccurate or inconsistent data set out in this map product.

North Block – Block 4 All information provided is deemed reliable however is not guaranteed and should be independently verified.

City of Kingston – Brownfields Kingston Brownfields North Block – Block |4

1

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BROWNFIELD REDEVELOPMENT OPPORTUNITY Cohen Properties - Six properties on Montreal St./Rideau St./Joseph St. General Information Area: 6.23 Acres (~7.5 Acres with the two City R-O-W) Frontage: Montreal St / Joseph St / Railway St Other Structure on Property: 1 Structure with DSHMS on file Location: 2.3km to Downtown / 3.3km to Highway 401 / Several City parks nearby

Cohen Properties Cohen Properties

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| Kingston Brownfields

BROWNFIELD REDEVELOPMENT OPPORTUNITY 15 Joseph Street & 546 Montreal Street General Information Address: 15 Joseph Street & 546 Montreal Street Zoning: 546 Montreal St => M6.118; 15 Joseph St => M7 & B3.346 Last Known Use: Industrial 2013 Taxable Assessment: $92,250 - Industrial Vacant Annual Taxes: $2,844 Building Age: Not Applicable Roll#: 10.11.040.100.01500 Pin#: 36053-0014 (LT) Legal Description: LT 205 PL C22 KINGSTON; PT LT 194-195, 206-208 PL C22 KINGSTON, AS IN CK69456 (FIRSTLY) & CK72937 EXCEPT PT 1 13R13057 T/W CK69456, S/T FR261555; KINGSTON; THE COUNTY OF FRONTENAC

Property Description

Environmental Details

Area: 1.77 Acres (77,101 Sq. Ft.) Frontage: Montreal St - 110ft, Joseph St – 250ft Depth/Width: Montreal St - 310ft, Joseph St – 285ft Access from Public Road: Yes House on Property: No Other Structure on Property: No

(Reports available upon request) Environmental Information: Phase 1 and Phase 2 Main Known Contaminants: Metals, PAH, Petroleum Hydrocarbons Tanks: Not Applicable Building: Not Applicable

&

546 Montreal St. & 15 Joseph St

The Corporation of the City of Kingston assumes no responsibility for inaccurate or inconsistent data set out in this map product. All information provided is deemed reliable however is not guaranteed and should be independently verified.

Kingston Brownfields |

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BROWNFIELD REDEVELOPMENT OPPORTUNITY 576 Montreal Street General Information Address: 576 Montreal Street Zoning: M6.118 & M6.97 Last Known Use: Industrial 2013 Taxable Assessment: $121,500 - Industrial Vacant Annual Taxes: $3,810 Building Age: Unknown Roll#: 10.11.040.100.024000 Pin#: 36053-0011 (LT) Legal Description: LT 150, 173, 200-204 PL C22 KINGSTON T/W CK69456, S/T FR261555; KINGSTON; THE COUNTY OF FRONTENAC

Property Description Area: 2.85 Acres (124,146 Sq. Ft.) Frontage: Montreal St - 335ft Depth/Width: 380ft / 340ft Access from Public Road: Yes House on Property: No Other Structure on Property: Yes

Environmental Details (Reports available upon request) Environmental Information: Phase 1 and Phase 2 Main Known Contaminants: Metals, PAH, Petroleum Hydrocarbons Tanks: Not Applicable Building: DSHMS Available upon request

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| Kingston Brownfields

576 Montreal St.

57

BROWNFIELD REDEVELOPMENT OPPORTUNITY 600-602 Montreal Street General Information Address: 600 & 602 Montreal Street Zoning: M6.118 & M6.97 Last Known Use: Residential 2013 Taxable Assessment: $10,150 - Industrial Vacant Annual Taxes: $318 Building Age: Not Applicable Roll#: 10.11.040.100.03100 Pin#: 36053-0008 (LT) Legal Description: PT LT 199 PL C22 KINGSTON PT 2, 13R6072, T/W FR419234; KINGSTON; THE COUNTY OF FRONTENAC

Property Description Area: 0.08 Acres (3,386 Sq. Ft.) Frontage: Montreal St - 45ft Depth/Width: 80ft / 45ft Access from Public Road: Yes House on Property: No Other Structure on Property: Yes

Environmental Details (Reports available upon request) Environmental Information: Phase 1 and Phase 2 Main Known Contaminants: Metals, PAH, Petroleum Hydrocarbons Tanks: Not Applicable Building: Not Applicable (building recently demolished)

600-602 Montreal St.

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BROWNFIELD REDEVELOPMENT OPPORTUNITY 0 Montreal Street General Information Address: 0 Montreal Zoning: M6.118 & M6.97 Last Known Use: Commercial/Industrial 2013 Taxable Assessment: $68,750 - Industrial Vacant Annual Taxes: $2,156 Building Age: Not Applicable Roll#: 10.11.040.100.03500 Pin#: 36053-0006 (LT) Legal Description: LT 126-127 PL C22 KINGSTON; PT LT 121, 196, 199 PL C22 KINGSTON AS IN CK69456 (THIRDLY) EXCEPT PT 1-3, 13R6072 S/T FR261555, FR419233, FR419234, FR419235,; KINGSTON ; THE COUNTY OF FRONTENAC

Property Description Area: 0.92 Acres (40,075 Sq. Ft.) Frontage: Montreal St - 10ft Depth/Width: 250ft / 205ft Access from Public Road: No House on Property: No Other Structure on Property: No

Environmental Details (Reports available upon request) Environmental Information: Phase 1 and Phase 2 Main Known Contaminants: Metals, PAH, Petroleum Hydrocarbons Tanks: Not Applicable Building: Not Applicable

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| Kingston Brownfields

0 Montreal St.

BROWNFIELD REDEVELOPMENT OPPORTUNITY 0 Railway Street General Information Address: 0 Railway St. Zoning: M6.118 Last Known Use: Commercial/Industrial 2013 Taxable Assessment: $43,500 - Industrial Vacant Annual Taxes: $1,364 Building Age: Not Applicable Roll#: 10.11.040.100.03800 Pin#: 36053-0004 (LT) Legal Description: PT LT 120-121, 196 PL C22 KINGSTON AS IN FR105298 EXCEPT FR189302 S/T FR105298; KINGSTON; THE COUNTY OF FRONTENAC

Property Description

0 Railway St.

Area: 0.53 Acres Frontage: Railway St - 190ft Depth/Width: 140ft / 175ft Access from Public Road: Yes House on Property: No Other Structure on Property: No

Environmental Details (Reports available upon request) Environmental Information: Phase 1 and Phase 2 Main Known Contaminants: Metals, PAH, Petroleum Hydrocarbons Tanks: Not Applicable Building: Not Applicable

Kingston Brownfields |

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Downtown Waterfront Revitalization A Redevelopment Case Study 5 Ontario Street

2005

2008

Project Overview The property was prime waterfront real estate in Kingston’s downtown core and had gone undeveloped due to the suspected high costs of remediation due to contamination from former ship wharfs and a locomotive fabrication company.

The site, colloquially known as “Block D” was contaminated with PAHs, Hydrocarbons and various metals. Environmental concerns included the former on-site use of a large fuel storage tank and large quantities of coal, the former use of paints, solvents and petroleum based lubricants.

Ash, cinder, slag, forge flash trim, sand blast residues and construction/demolition rubble were all present in the ground from the locomotive operations. The property also had the potential for on-site disposal of asbestos materials. Wood crib structures with boulder fill-in were used as part of the construction of the wharfs.

In concert with the initiation of Kingston’s Community Improvement Plan and Brownfield Program, the site was cleared of environmental issues and is now home to four, 100+ unit buildings comprised of apartments, condos and a hotel, and a public, waterfront park.

Site Area

Project Finish

7.1 acres/2.2 hectares

Last building was completed in October, 2008.

Developer

the result

Homestead Land Holdings Limited Gillian Engineering and Construction

241 residential apartment units (2 buildings) 140 hotel suite units 95 condominium units 2 floors of office space Maximum height 18 stories

Project Start Remediation started in March, 2005.

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| Kingston Brownfields

City of Kingston BROWNFIELDS Redevelopment Case Study

Infill Redevelopment

Kingston, Ontario

Anna Lane Condominiums A Redevelopment Case Study

August 2013 Bagot Street and Queen Street Anna Lane Condominiums

1998 Aerial Photo

115 Unit Condo Project Overview

1998 Ariel Photo

The property is a corner lot on a busy downtown Kingston corner and consists of 0.6 acres of prime property in the core Project Overview of Kingston. The site was underutilized and dormant for decades due to contamination from a former gas station and

Site Area The property is a corner lot on a busy downtown car wash. The site was contaminated with Hydrocarbons, PAHs and metals. Initial remediation activities started in 2006 0.6 Acre Kingston corner and consists of 0.6 acres of prime with a pause from 2008 to 2011 and construction started in 2012. With assistance from the City of Kingston’s CIP and property in the core of Kingston. The site was Brownfield Program site was for cleared of environmental is the future home to a 115 unit, affordable home underutilized and the dormant decades due to issues and Developer condo building. contamination from a former gas station and car wash.

Options for Homes, Eastern Ontario The site was contaminated with Hydrocarbons, PAHs and metals. Initial remediation activities started in Site Area Project Date Finish project started 2006 with a pause from 2008 to 2011 and construction 0.6 acre Projection completion in Fall/Winter Remediation started in 2006 2013. started in 2012. With assistance from the City of Developer Kingston’s CIP and Brownfield Program the site was Optionsoffor Homes, Eastern Ontario cleared environmental issues and is the future home to a 115 unit, affordable home condo building.

Project Start

Remediation started in 2006

the result

Residential; Date 147,000 projectSq.ft. completed 115 residential apartment units Projection completion in Fall/Winter 2013 Maximum height of 9 stories

Number and types of residential units Residential; 147,000 Sq.ft.

115 residential apartment units Maximum height of 9 stories

City of Kingston – Brownfields 1 Case Study – Anna Lane Kingston Brownfields | 25

Brownfield Funding Why is the City promoting tax-increment based grants?

They help to achieve Kingston’s community improvement goals of reducing the number of contaminated sites in the City and renewing Kingston’s downtown. They also contribute to the growth of the City’s assessment base by attracting private sector projects.

Every $1 spent on invested in brownfield redevelopment, $3.80 is invested in the economy.

Are projects that are eligible for a grant automatically approved by Council?

No. Applying for grants is a separate process from seeking Council Planning approval for projects. All projects, regardless of whether they are eligible for a grant, must go through the City’s planning and development approvals process and seek Council approval where required.

What is the difference between BFTIP education property tax assistance and TIRGP (Tax Increment Based Grant Program)?

The difference between tax assistance under BFTIP and a TIRGP is that taxes are cancelled or deferred on the tax rolls for BFTIP. TIRGP and similar programs are arrangements where an amount equivalent to taxes is granted back to a property owner or other eligible recipient.

There is no provision in the provincial tax assistance program for grants, as the program does not provide for direct payments, only for a cancellation or deferral of municipal and education taxes.

What types of costs are eligible for funding?

Some of the eligible costs are: Environmental rehabilitation; Placing clean fill and grading;

Where does the grant money Phase Two ESA and/or an Environmental Risk Assessment come from?

The funding is through the property tax rebates and cancellations by both City and Province. If a property is vacant and contaminated, the tax base is very low, however when remediated and redeveloped, the tax base increases substantially and the province and the municipality want to assist in the process by rebating the property taxes for a period of time to compensate for the extra costs of remediation and rehabilitation, compared to working with clean land.

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| Kingston Brownfields

Preparation and filing of a Record of Site Condition (RSC); Demolishing buildings; Preparation, review and implementation of the Remedial Work Plan;

What is a community Improvement Plan (CIP)?

Municipalities may create community improvement plans according to Ontario’s Planning Act to facilitate improvements within targeted areas.

These plans allow municipalities to create financial or other types of tools, or direct capital investments – such as tax increment-based grants – towards achieving community goals.

What is a Failed Tax Sale Properties?

A property with questionable market value, such as a brownfield, may be more likely to fail a tax sale process. A Crown lien on the property may also contribute to the failure of a tax sale as this is one the few liens that is not removed from a tax sale.

The City does not automatically own failed tax sale properties, however during a 2 year period (the Failed Tax Sale period), the city has the choice and ability to transfer the properties and complete environmental assessments on the property. This can productive step if contaminated properties are not purchased. The properties can be transferred to a developer who will remediate the property and redevelop it to a productive state. The Failed Tax Sale properties are transferred using a competitive RFP (Request for Proposal) process.

Kingston, Canada

Kingston Brownfields |

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History on the waterfront, cutting-edge culture, leading research and hot new start-ups: Kingston, Ontario, is a place where history and innovation thrive. From our waterfront Martello Towers to our 6,500 seat K-ROCK Centre, the mixture of history and culture is a landscape for breakthrough ideas and healthy lifestyles.

Kingston has gained international recognition with UNESCO´s newest World Heritage Site designation of the Rideau Canal, Fort Henry National Historic Site and Kingston fortifications and our region is also recognized as part of the World Network of Biosphere Reserves with the Frontenac Arch Biosphere.

Kingston has consistently been ranked an outstanding Canadian city. As one of the top most sustainable cities, best places to live and boasting one of the best downtowns and best Canadian cities to golf in, Kingston’s charms are setting national standards.

Kingston residents benefit from a superior quality of life and we’re proud to share it. We boast short commute times to work, great walking and bike paths throughout the downtown and along the waterfront, access to lakes, provincial parks and cottage country within a 20-minute drive. As well, exceptional nightlife activities with great dining options, dancing, live music and theatre.

| Kingston Brownfields

Access to Markets • 25 Million People Live Within An 8 Hour Drive.

• 130 Million People Within A One Day Drive.

• Proximity to large CA cities: Toronto: 2h 15m; Ottawa: 2h; Montreal: 3h.

1 Day 2 days 3 days 4 days 5 Days

Ground Transport Travel Time

• Proximity to large US cities: Syracuse: 2h 15m; Rochester: 3h 30m.

Kingston is the regional centre for Eastern Ontario. The region within an eight-hour drive of Kingston represents the third largest GDP concentration in North America.

Border Crossing 1000 Island Bridge: Alexandria Bay, NY Seaway International Bridge: Massena, NY Lewiston-Queenston: Lewiston, NY Peace Bridge: Buffalo, NY

Yearly Border Traffic (Personal & Truck) 852,019 960,119 1,867,797 7,012,603

Distance from Kingston Distance Travel Time 47 km 34 min 187 km 2 hrs 9 min 388 km 4 hrs 24 min 411 km 4 hrs 39 min * source 2012 data

• Reliable local logistics and distribution – companies including Compass Rose International Transportation Inc. which offers truckload and freight management services throughout Canada and the United States; and SLH Transport which provides both asset and non asset-based services throughout Canada, the USA and Mexico.

• Direct I-81 and HWY 401 access to all major cities in the Northeast & Midwest US. • Highway 401 - Busiest highway in North America.

• Connects Quebec City with Windsor and services half of Canada’s population.

• Newly installed high tech on-ramps speed the movement of trucks.

• Kingston Airport YGK – 7+ daily flights from Kingston to Toronto.

• VIA Rail/CN Rail – Kingston is the on the express stop between Montreal and Toronto for passengers.

• 5th busiest passenger station in Canada/4th busiest in Ontario.

• Freight service is available.

• 1000 Islands Bridge – 30 minute access to one of Ontario’s most efficient and least congested border crossings with 24-hour customs clearance.

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Major Employers Kingston has a balanced and diverse economy with a strong private sector that accounts for half of local employment.

We offer a blend of business and hospitality services and research, development and manufacturing companies.

Our strong public sector is the core of the economy and in the face of challenging economic times, is helping to ensure that growth and investment in Kingston continues. This sheltering effect of sorts has helped Kingston maintain and grow its employment opportunities while neighbouring regions are facing significant downsizing.

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Largest Private Sector Employers # of Employees

Largest Public Sector Employers # of Employees

INVISTA Canada 900 Commissionaires Canada 780 StarTek Canada 685 Calian Technologies Ltd. 650 Empire Life Insurance Company 600 J.E. Agnew Food Services 550 Bell Canada 358 Tim Hortons Inc. Distribution 210 Assurant Solutions 180 SLH Transport Inc. 178 Dupont R&D Centre 150 Sysco 140 KIMCO Steel 140 Cancoil Thermal Corp 120

Canadian Forces Base Kingston 8,400 Queen´s University 7,000 Correctional Services of Canada 4,187 Kingston General Hospital 4056 Limestone District School Board 3,100 City of Kingston 2,212 Providence Care 1,800 Royal Military College 1,128 Hotel Dieu Hospital 900 Ontario Ministry of Health 610 Ongwanada 480 Ontario Ministry of Transportation 300 St. Lawrence College - Kingston campus 306

* data confirmed as of June 2013

* data confirmed as of June 2013

| Kingston Brownfields

Labour Force Kingston’s labour force is as diverse as it’s employers. With our enviable lifestyle, lower cost of living compared to larger urban centres and access to premium health care and educational facilities, Kingston is considered a great place to live and work.

Kingston’s labour force has drawn national attention over the years as: • • • • • •

The smartest workforce in Canada (Calgary Sun/Stats Canada) Top city for young, talented workers (Next Cities? Consulting) Top ten best place to work in Canada with strongest labour force (CanaData) One of the best places to live in Canada (MoneySense Magazine) City with one of lowest unemployment rates in province/country (Stats Canada) According to a Manpower Research Report, Kingston employers report robust hiring intentions with a Net Employment Outlook of +33% (compared to 0% provincial Outlook) and • According to the Conference Board of Canada’s Help-Wanted Index, Kingston is one of nine city’s with “positive employment growth prospects”.

Population Growth - 2006-2011 Unemployment Rate - September 2013

KINGSTON 5.3% 6.6%

ONTARIO 5.7% 7.8%

TOPIC

Characteristics

Kingston

Ontario

Population

15 years & older

123,360

9,819,420

No certificate; diploma or degree

23,235 (19%)

2,183,625 (22%)

High school certificate

33,525 (27%)

2,628,575 (27%)

Apprenticeship or trades

10,000 (8%)

785,115 (8%)

College certificate or diploma

26,445 (21%)

1,804,775 (18%)

University below the bachelor level

3,760 (3%)

405,270 (4%)

University certificate; diploma or degree

26,875 (22%)

2,012,060 (20%)

Educational Attainment

* Based on 2011 Statistics Canada Census data

Kingston Brownfields |

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City of Kingston 216 Ontario Street Kingston, O. K7L 2Z3 Tel: 613-546-4291 ext 1325 Web: www.cityofkingston.ca Kingston Economic Development Corporation 945 Princess Street at Innovation Park Kingston, Ontario K7L 3N6 Tel: 613-544-2725 Toll: 866-665-3326 Web: www.kingstoncanada.com