Brownfields Showcase II...municipalities insight into how they might approach brownfields redevelopment within the context of their economic-development goals. However, the handbook

BrownfieldsShowcase II

...Opportunitiesin Our Own Backyard

Building Strong Communities

Important Notice to Users

The Ministry of Municipal Affairs and Housing has prepared this handbook to help give municipalities insight into how they might approach brownfields redevelopment within the context of their economic-development goals. However, the handbook deals in summarized fashion with complex matters and reflects legislation, practices or projects that are subject to change. The examples listed were developed locally and reflect specific staff, professional and legal advice. Municipalities are responsible for making local decisions, including compliance with any applicable statutes or regulations. For these reasons, the information in this handbook should not be relied upon as a substitute for specialized legal or professional advice in connection with any particular matter. We recommend that municipalities obtain independent legal or professional advice when they evaluate or develop their own planning programs or financial-incentive programs.

The user is solely responsible for any use or application of the handbook. The ministry does not accept any legal responsibility for the contents of the handbook or for any consequences, including direct or indirect liability, arising from its use.

Produced by the Ministry of Municipal Affairs and Housing Provincial Planning and Environmental Services Branch777 Bay Street, 14th Floor Toronto, Ontario M5G 2E5 www.mah.gov.on.ca

Summer 2004

� Building Strong Communities

Table of Contents

Introduction ................................................................................1

Brownfields Redevelopment: The Rationale EconomicDimension.............................................................2 EnvironmentalDimension......................................................3 SocialDimension..................................................................3

Rethinking Planning and Development Strategies UrbanizationTrends..............................................................4 ChangingDevelopmentPatterns.............................................5 DevelopmentAlternatives......................................................6 �maginetheAlternatives........................................................7

A Framework for Brownfields Redevelopment MunicipalLeadership............................................................8 BrownfieldsStatuteLawAmendmentAct,2001......................8 EnvironmentalLiability..........................................................9 Planning..............................................................................10 Financing............................................................................11

Getting Started ACommunity-�mprovementPlanApproach..............................12 DevelopingYourOwnCommunity-�mprovementPlanProgram...13 WhatCanMunicipalitiesDoUnderSection28?...................... 13 ProgramFoundation.............................................................15 LegislativeProcess...............................................................17 �mplementation....................................................................18

For More Information.....................................................................19

Appendix: Brownfields Case Studies................................................21

�� Building Strong Communities

Appendix: Brownfields Case Studies

BroadcastLane . . . . . . . . . . . . . . . . . . . . . . . . . . ...... 22

City-CoreRevitalization . . . . . . . . . . . . . . . . . . . . ...... 23CooksvilleBrickworks . . . . . . . . . . . . . . . . . . . . . ...... 2451Division-TorontoPoliceService . . . . . . . . . . . ...... 25JaneParkerSquare . . . . . . . . . . . . . . . . . . . . . . . ...... 26KaufmanFactory. . . . . . . . . . . . . . . . . . . . . . . . . ...... 27Lacroix300BusinessPark. . . . . . . . . . . . . . . . . . ...... 28L�UNAStation. . . . . . . . . . . . . . . . . . . . . . . . . . ...... 29LondonLane. . . . . . . . . . . . . . . . . . . . . . . . . . . . ...... 30PrintersRow. . . . . . . . . . . . . . . . . . . . . . . . . . . . ...... 31QueensGarden . . . . . . . . . . . . . . . . . . . . . . . . . . ...... 32Seigel’sShoeBuilding. . . . . . . . . . . . . . . . . . . . . ...... 33St.AndrewsMill . . . . . . . . . . . . . . . . . . . . . . . . . ...... 34TorontoHydroServiceCentre. . . . . . . . . . . . . . . . ...... 35TheWaterfrontProject. . . . . . . . . . . . . . . . . . . . . ...... 36TheWeaveShed. . . . . . . . . . . . . . . . . . . . . . . . . ...... 37

WellingtonSquare . . . . . . . . . . . . . . . . . . . . . . . . ...... 38

1 Building Strong Communities

Brownfields are former industrial, commercial and sometimes institutional lands that:

• may or may not be contaminated;

• are often strategically located in areas that are already serviced;

• may occur individually or adjacent to one another; and

• can be found anywhere in Ontario’s urban and rural communities.

�nAugust2000,theMinistryofMunicipalAffairsandHousingreleasedtheBrownfieldsShowcasehandbook.

Thehandbookwasan introduction to thebenefits thatcanbe achieved by the community through the redevelopmentof former industrial andcommercial lands,betterknownasbrownfields. �talso identifieda rangeof tools– financing,environmental liability and planning – that can supportmunicipalplanningandredevelopmentactivities.

Anacross-the-provincedialogueonthesubjectofbrownfieldsbegan.Therewasnowa role for brownfields– a role thatcouldfitwellwithinalargermunicipaleconomicframeworkfor land and building restoration, reuse and renewal. Thatconversationisongoing.

Asadevelopmentstrategy,theproductivereuseofbrownfieldsisevenmorerelevanttoday.Ontariomunicipalitiesareseekingwaystostrengthenandenhancetheireconomies,whilecopingwithgrowthpressuresandresourcechallenges.

There is recognition that economic growth, fuelled bybuilding on the urban fringe, does not reflect the planninganddevelopmentalternativesavailabletocopewithgrowthpressures. As a result, municipal strategies are changing.Manymunicipalitiesarenowlookingwithintheircommunitiesandassessingthepotentialoflandsandbuildingsthathavebeendamagedbypreviousactivityandarenolongerinuse.

Taking advantage of opportunities through brownfieldsredevelopmentmeanshavingtoshiftplanninganddevelopmentassumptions and strategies. �n doing so, municipalities canincreasetheireconomicviability.That,inturn,canhelpthemsupporttheircurrentandfutureneedsandpriorities.

Introduction


Brownfields redevelopment can be complex. Rehabilitatingcontaminatedlandsorlandsthoughttobecontaminatedrequirescareful riskmanagement andmunicipal leadership. �n addition,there are complexities not normally associatedwith previouslyundevelopedlands,includingenvironmentalassessmentaswellascleanupanditsassociatedcosts.So why should a municipality bother?

Economic Dimension

Brownfieldpropertiesareoften located instrategiccoreareas,nearwaterorothertransportationnetworks.TheyareremnantsandremindersofOntario’straditionalmanufacturingandprimaryresource-fedeconomies.

Whether brownfield properties once supported warehouses,steel foundries, textile mills, commercial buildings, automotiveorrailrepairshops,theyrepresentlostpropertytaxrevenueandemploymentopportunitiesifleftalone.

�nOntario,vacantpropertiesareassessedat significantly lowerratesthanoccupiedones.Leftalone,brownfieldpropertiesreducethelocalassessmentbase.

�n addition, deteriorating brownfield properties can trigger adownwardspiralofneighbourhoodsinwhichtheyaresituated.Thisisbecausesurroundingresidentsandbusinessestendtomovetootherneighbourhoodsthatareconsideredsafer,cleanerandmoreeconomicallysound.�fthisout-migrationisnotcounterbalancedbycomparableincomingbusinessesorresidents,municipalpropertytaxrevenuesarefurtherreduced.

The strain on municipal revenues is further compounded ifbusinesses and residents move outwards from core areas toundeveloped lands,placingdemandpressuresonmunicipalitiestoprovideneededinfrastructureandservices.

Did you know . . .

The cost of congestion to businesses in the Greater Toronto Area could reach $3 billion annually or 1.3 per cent of regional GDP by 2021.

Source: A Strategy for Rail-Based Transit in the GTA, Toronto Board of Trade, 2001

Brownfields Redevelopment: The Rationale


Environmental Dimension

Dependingonwhattheywereusedfor,vacantandneglectedbrownfieldproperties canpresent serioushealth and safetyproblems.�ftheyarecontaminated,theythreatenwater,airandgroundthroughactualandpotentialreleasesofuntreatedhazardous materials. �f they are not contaminated, theirdeterioratingbuildingsandsurfacedebrisstillposehealthandsafetyrisks.

Streetscapescharacterizedbyneglectedbrownfieldpropertiesact as deterrents to retaining or attracting businesses andresidents.Thedownwardspiralcontinues.

Shouldthesepropertiesremainundeveloped,newdevelopmentwill likelygotoundevelopedlands.Thislikelihoodmayleadtoland-usedecisionsthatmaydisrupttheenvironmentevenfurther.

Social Dimension

Whenstreetsorneighbourhoodsspiraldownward,areasoncelivelywith industrial, commercial and retail activity becomedesolate.Theyfunctionwithoutasenseofidentityorsocialcohesion.Theirphysicalandsocialconnection to the largercommunityoftenfracturesorbreaks.

Businessesandresidentsmoveaway,leavingbehindunsafe,deteriorating lands and buildings, along with people whooftenhavethegreatestneedforsocialandhealthprograms,community servicesandhousing that theycanafford.Thisisadrainonmunicipalresourcesbecausetherelativelyhighdemandforprogramsandservices,coupledwithlowpropertytaxrevenues,createprogramandbudgetarypressures.

Did you know . . .

Single-use, dispersed neighbourhoods, located far from downtown areas, produce nearly three times more annual greenhouse gas emissions per household than mixed-use, compact neighbourhoods near the downtown core.

Within the same location, developing more compact neighbourhoods with mixed-use and pedestrian-oriented designs decreases greenhouse gas emissions by 24-50 per cent.

Source: Greenhouse Gas Emissions from Urban Travel: Tool for Evaluating Neighbourhood Sustainability, Canada Mortgage and Housing Corporation, 2000


Source: Statistics Canada, CANSIM UNDP Human Development Report, 1997 UNDP Human Development Report, 1999

Urbanization Trends

�n1871,only20percentofCanadianslivedinurbanareas.�nthe1920s,theurbanpopulationbegansurpassingtheruralpopulation.Today,about80percentofCanada’spopulationislocatedinurbancentres.Ontariohasasimilarurbanizationpattern.

Hometo38percentofCanada’spopulationin2001,Ontario’spopulationstoodat11.9millionpeople.By2015,thisfigureis likelyto risetoabout14millionpeople.Migrationtrendsindicatethatoverthenextfewdecades,manywillmaketheirhomes in urban centres. The reasons for this pattern varybutoftenincludeaccesstodiverseemploymentopportunities,education,servicesandamenities.

Rethinking Planning and Development Strategies


Changing Development Patterns

�nOntario,thecommonplanningmethodforaccommodatinggrowthhasbeentoextenddevelopmentoutwardsfromcoreareasbyconsumingpreviouslyundevelopedlands.Ontarioisnot alone.This patternof developmenthasoccurredon aworldwidescale.

Local governments in former Czechoslovakia, the UnitedKingdom,Japan,Germany,�talyandtheUnitedStateshaveallhadsimilarexperiences.And,likeOntario’smunicipalities,theyarerecognizingthefiscal,socialandenvironmentalimpactstosuchresource-consuminggrowthpatterns,including:

• lackofphysicalspaceforexpansion

• escalating costs of extending, operating, maintainingand replacing infrastructure and extensive transportationnetworks

• lossoffarmlandandgreenspace

• continuingdamage to thenatural environment, includingair,waterandsoil

Facedwiththeserealities,Ontariomunicipalitiesareconsideringabroaderrangeofplanninganddevelopmentalternatives.

Easing Social and Economic Crisis in Sesto San Giovanni, Italy

About 2.5 million square metres (about 618 acres) of redundant industrial lands on the periphery of Milan are being transformed into one of the city’s most modern and promising centres of metropolitan development. In the mid-1990’s, key stakeholders, including the local government, the province, the region and unions, came together to plan for long-term economic change. To date, the results are a restored local identity, job training for the local community, new enterprises, new office space and new jobs. In fact, by 2000, 13,694 jobs were being created per year compared with 5,213 in 1994.

Did you know . . .

There is a multiplier effect in brownfields redevelopment. In Canada, every dollar spent on brownfields development generates $3.80 worth of spending in related production activity.

Source: Cleaning up the Past, Building the Future: A National Brownfield Redevelopment Strategy for Canada, National Round Table on the Environment and the Economy, 2003


Development Alternatives

Compact community planning offers alternatives to thetraditionalexpansionaryplanningmodel.Dependingon localpriorities,compactplanningcanincludeoneormoreofthesedevelopmentorredevelopmentapproaches:

• brownfield• business-improvementarea•civiccentre• commercialarea• downtowncoreormainstreet• higher,moreeffectivedensity• infill• nodal• towncentre• transitoriented

Byitself,compactplanningdoesnotfulfilalltheeconomicneedsoflocalgovernments.Focusingonbrownfieldsrestorationinconjunctionwithotherplanninganddevelopmentstrategiescan,however,contributetostabilizingandenhancingmunicipalpropertytaxrevenues.

When that occurs, municipalities can choose how toaccommodate the demands that arise with increasingpopulationpressures.Thesedemandsincludehousing,socialand cultural services and amenities, transportation, energyandcommunicationnetworks,waterandsewerinfrastructureandcommercialandretailactivities.


Havingchoicesmeansmunicipalitiescanbeinfluentialindevelopingcommunitiesonthebasisoftheiruniquestrengths,needsandpreferences.

Imagine the alternatives...


Municipal Leadership

Many Ontario municipalities have made brownfields one oftheirplanningandeconomicdevelopmentpriorities.Theyareraising the issue and forming partnerships with communitygroups, developers, architects, land-use and environmentalplanners and consultants, the legal community and otherinterestedparties.Theyaredoingsotodevelopstrategicandinnovativewaystoputbrownfieldsbackintoproductiveuse.

Brownfields Statute Law Amendment Act, 2001

Municipal efforts are being supported through a legislativeframework that addresses three keybarriers tobrownfieldscleanupandredevelopment:environmentalliability,financingandplanningprocesses.

Some of the highlights:

ThebrownfieldslegislationamendedsevenActs:

• Education Act• Environmental Protection Act• Municipal Act(nowMunicipal Act, 2001)• Municipal Tax Sales Act(nowMunicipal Act, 2001)• Ontario Water Resources Act• Pesticides Act• Planning Act

(onOctober 1, 2004,PartXV.1oftheEnvironment Protection Act (records-of-site-condition) and section 365.1 of theMunicipal Act, 2001(taxassistance)areineffect)

Implementandmonitornew

programs

Developnewbrownfields-

relatedprograms

Buildpublicsupportforabrownfields

strategy

Committodevelopingabrownfields

strategy

Promotetheideainternallyand

externally

A Framework For Brownfields Redevelopment


Environmental Liability

This legislation clarifies and limits environmental liability,providing certainty to stakeholders involved in brownfieldsredevelopment.�tputschecksandbalancesinplacetoensurethatbrownfieldsareproperlyassessedforcontaminationandcleaneduppriortoredevelopment.Thesechecksandbalancesaretheretoprotecthumanhealthandtheenvironment.Clearrulesareestablishedforthefollowing:

• Limited liability protection fromenvironmental orders formunicipalities, secured creditors, receivers, trustees inbankruptcy,fiduciariesandpropertyinvestigators;

• Limitedprotection fromenvironmentalorders forownerswhofollowtheprescribedsite-assessmentproceduresandfilearecord-of-siteconditionstatingthatasitemeetstheappropriatestandards;

• Qualityassurancethroughmandatoryuseofcertifiedsite-cleanup professionals, mandatory filing of a record-of-sitecondition toapubliclyaccessibleenvironmental siteregistry,acceptanceofriskassessmentsbytheMinistryoftheEnvironmentandanenhancedauditingprocess;and

• Siteassessmentandcleanupstandards.

A Bold Move in Uncertain Economic Times for Kitchener, Ontario

“Every major city has old industrial buildings, vacant and unused. Some are crumbling; others are industrial jewels waiting for redevelopment.”

Kitchener’s Adaptive Re-use Program was developed in 1996 in response to the social, physical and financial problems created by a significant number of abandoned and vacant former industrial and commercial sites in and around the city’s downtown. The program involved re-prioritizing: assigning municipal staff to support the program, developing information and marketing programs, reviewing and revising land-use regulations and policies to provide more flexibility and developing financing incentives to encourage private investment. Of the 16 properties in the original program, almost all are at some stage of redevelopment.


Planning

Changes to the community-improvement provisions of thePlanning Act (section 28) are intended for remediating,rehabilitating and redeveloping the existing physicalenvironment toachievesocial,economicandenvironmentalgoals. Key changes were made to facilitate and speed upredevelopmentprojectswithinareasoftransitionthatincludebrownfields.Thekeychanges:

• Allow municipalities greater flexibility in designatingcommunity-improvement project areas and in preparingcommunity-improvement plans to facilitate the cleanupandredevelopmentofbrownfieldpropertiesonanareaorsite-by-sitebasis;

• Speedupplanningprocessesbyeliminatingtheneedforminister’sapprovalofcommunity-improvementplansthatdonotinvolvelandandfinancial-assistanceprograms;

• Allowmunicipalitiestoprovidegrantsandloanstoownersandtenants(ortheirassignees)ofbrownfieldpropertiestoassistwiththecostofcleanup;and

• Clarifythedefinitionofacommunity-improvementprojectarea to provide that community improvement may beundertakenforphysical,environmental,socialandeconomicdevelopmentreasons.


Financing

Toencouragepropertyownerstocleanupbrownfieldsites,thereisafinancialtoolforeligiblepropertiesthatprovidestaxassistancetooffsetallorpartofthecostsofremediation:

• Municipalitiesmayfreezeorcancelthemunicipalportionofthepropertytaxoncontaminatedsites,andtheMinistryofFinancemaymatchthemunicipaltaxtreatmentfortheeducationportionofthepropertytax.

�naddition:

• Municipalitieshaveaone-yearoptiontotakeownershipoflandinafailedtaxsituation.Duringthatyear,municipalitiescan go on the property to conduct environmental siteassessments.

A Renaissance in the East End of Cornwall, Ontario

Cornwall’s east end was characterized by vacant industrial sites and a local economy marked by poverty, crime and neglect. In the last six years, however, what’s known as Le Village has been experiencing a socio-economic renaissance. This area is now characterized as safe, attractive and economically vibrant – a good place for people to live and work. The credit goes to the area residents, the religious community, businesses and the city, led by a grassroots organization called Groupe Renaissance Group. Through a bottom-up approach, community cooperation and several partnerships, the old cotton-mill complex and its surrounding residential and business areas are being repaired, restored and redeveloped.


A Community-Improvement Plan Approach

�nOntario, thecommunity-improvementprovisionsunder thePlanning Act(section28)provideabeneficialandcomprehensiveplanningframeworkforbrownfieldrehabilitationdecisionsandactions.Theframework:

• Addressespropertyrehabilitation,brownfieldscleanupandredevelopmentprograms;

• Providesforpublicconsultation,whichbuildspublicsupportformunicipalrehabilitationprojects;and

• Permitsplanningandfinancial-assistanceprogramsinvolvinglands,buildings,loans,grantsandtaxassistancewiththeapprovaloftheMinisterofMunicipalAffairsandHousing.

Did you know . . .

Municipalities generally use financial incentives for brownfields to encourage restoration where remediation and redevelopment might not otherwise occur.

Getting Started


Developing Your Own Community-Improvement Plan Program

Developingthistypeofprogram,whetherdonein-houseorbyconsultants,generallyrequiressomebasicstepsbeforeaplanisapproved(eitheratthemunicipallevelorbytheMinisterofMunicipalAffairsandHousing,ifitincludesfinancial-assistanceprograms).

Theapproachtodevelopinganycommunity-improvementplanprogramwilldependon localcircumstances.Forexample, isthe program brand new or a current one being amended toexpandanexistingrehabilitationprogram?

�nthefollowinghypotheticalprogram,athree-phaseapproachillustrateshowaprogramcanbedeveloped.Withineachphase,stepsaresuggestedtofacilitateasmootherprocess.

What Can Municipalities Do Under Section 28?

•acquire,hold,clearorgradelandforcommunity-improvementpurposes;

• construct,repair,rehabilitateorimprovebuildingsonlandacquiredorheldbythemunicipality;

•sell,leaseordisposeoflandsandbuildingsacquiredorheldbythemunicipality;

•giveloansandgrantstoowners,tenantsandtheirassigneesforrehabilitationpurposes;

• providetaxassistancebyfreezingorcancellingthemunicipalportionofthepropertytaxoneligiblepropertiesforremediationpurposes;and

• issuedebentureswiththeapprovaloftheOntarioMunicipalBoard.

Did you know . . .

Early discussions with staff at your local Municipal Services Office (regional offices of the Ministry of Municipal Affairs and Housing) can help you with your community-improvement planning.


Identify the need

Report to councilfor direction

for community improvement - this includes yourvision,targetedbrownfieldareaorareas,goalsandobjectivesanda reviewof thecosts andbenefitsbeforecommittingtoaprogram.

Establish a mechanism for garnering public support

I . Program Foundation

This first phase is critical.Onceamunicipalityhasdecidedthatitmightwanttoembarkonacommunity-improvementplanapproach,itneedstoestablishthebasisofitsbrownfieldsprogram.Herearesomekeystepsthatmunicipalstaffmightfollow:

ondesignatingthecommunity–improvementprojectareabybylawanddevelopingyourpolicies.

tofaciliatetheprocessandavoidanOntarioMunicipalBoardhearing.

A COMMUNITY - IMPROVEMENT PLAN APPROACH


todesignateyourprojectareathroughamunicipalbylaw.


intermsofgoals–thendevelopmunicipalstrategies,actionsand,ifappropriate,brownfields-relatedlandand financial-assistance programs. Your plan mayincludeimportantprogramdetailssuchas:

• programgoals• programduration•eligibilitycriteria•paymentoffinancialassistance• applicationprocess• generalprogramadministrationinformation• agreementrequirements

Do your background research and analysis

Report back to council for authorization

Draft your community-improvement plan

toprovidethefoundationandrationaleformunicipalcommunity-improvementactions:

• analyse planning, land use, environmental andother policies and requirements that apply totheprojectarea-forexample,doesyourofficialplan contain community-improvement relatedprovisionsasrequiredbysubsection28(2)ofthePlanning Act?;

• analyse the physical, social and economiccharacteristics in the identified project area,including environmental and historic propertyinformation;and

• analyse municipal resources and administrativerequirementsaswellascapacityforimplementingaprogram.


Schedule and hold the public meeting

I I . Legislat ive Process


Under section 28 of the Planning Act, a community-improvement plan requires a formalpublicconsultationprocess.Herearesomekeysteps:

accordingtothelegislativerequirements.

Finalize your plan policies

Forward the finalized plan to council

Forward the adopted plan

on the basis of public input and informationreceived.

toobtainfundingcommitmentandforadoption.

withfinancial-assistanceprogramstotheMinisterofMunicipalAffairsandHousingforadecision.TheMinistermayrefuse,modifyorapproveyourplan.


I I I . Implementation


Implement and administer programs

Evaluate and approve applications

Implement ongoing monitoring and evaluation

procedures

Review each program

foreachfinancial-assistanceprogram.Thinkofyourroleasafacilitatorofyourcommunity-improvementgoals.

forfinancialassistanceandwhereapplicable,enterintoagreementswitheligibleapplicants.

toputyourprogramsintoaction.

periodically to determine whether municipal goalsare being achieved andwhethermodifications arenecessary.

Yourcommunity-improvementplanhasbeenapprovedandtherearenoappealstotheOntarioMunicipalBoard.Youarenowreadytostart.Herearesomekeysteps:


MUNICIPAL SERVICES OFFICES

For informationandassistance,contactoneof theMinistryof Municipal Affairs and Housing’s five Municipal ServicesOffices:

Central777BayStreet,2ndfloor,TorontoM5G2E5General�nquiry:(416)585-6226TollFree:1-800-668-0230Fax:(416)585-6882

Southwest659ExeterRoad,2ndfloor,LondonN6E1L3General�nquiry:(519)873-4020TollFree:1-800-265-4736Fax(519)873-4018

East8EstateLane,RockwoodHouse,KingstonK7M9A8General�nquiry:(613)548-4304TollFree:1-800-267-9438Fax:(613)548-6822

Northeast159CedarStreet,Suite401,SudburyP3E6A5General�nquiry:(705)564-0120TollFree:1-800-461-1193Fax:(705)564-6863

Northwest435JamesStreetSouth,Suite223,ThunderBayP7E6S7General�nquiry:(807)475-1651TollFree:1-800-465-5027Fax:(807)475-1196

Ministry of the EnvironmentForcleanupofcontaminatedsiteinformationandassistance,calltheCentralRegionOfficeat(416)326-6700or1-800-810-8048(tollfree)

For more information



Municipalitieshavebeguncalculatingtherisksofbrownfieldsredevelopment.Theyarealsofindingwaysofusingtheirtaxpayers’dollarstocreatenewprospectsandrevenue for furthersocio-economicdevelopment.Theirplanninganddevelopmentstrategiesvary,buttheirdecision-makingisdrivenbyacommondesiretopositivelyaffect the physical form, environment, economic and social character of theircommunities.

Appendix:

Brownfields Case Studies

22


Broadcast LaneToronto, Ontario

Project SignificanceInnovative residential intensification within a heritage neighbourhood

DeveloperRoyal Dundas Developments

Location31 Broadcast Lane

Site Area0.20 acres (0.08 hectares)

Proposed UseResidential

ApprovalsMinor variancesSite plan

For More InformationMargaret Zalewski, PrincipalStudio Linea ArchitectRichmond Hill, OntarioPhone: 905-770-0223Fax: 905-884-5961

Site Condition• Soilcontaminationassociatedwithautomotivegarage

(gasandoil)

Cleanup• Removalofexistingoiltanksandbackfill

Costs• Notavailable

Benefits• Removalofanon-conforminguse• Creationofhigh-quality,three-storyfreeholdtownhouses• �ncreasedsenseofownershipandpublicsafety

(reinforcedbyresidentialconstructionalonglaneway)• �ncreasedtaxrevenues

Reasons for Success• Publicparticipationandsupport• Supportofthelocalcouncillorandcitystaff• Additionalhousingcompatiblewithneighbourhoodinsize

andprice• Efficientuseofasmallspace• Unassertive,moderndesignandopen-planlayouts

integratewellwithsurroundingneighbourhood

23


City-Core Revitalization Thorold, Ontario

Project SignificancePublic-private partnership assists downtown revitalization and the retention and enhancement of heritage buildings as part of the project

DeveloperKeefer Developments Ltd.

LocationDowntown Thorold

Site Area16 acres (6.5 hectares)

Proposed UsesWarehouse, retail and office, conference facility, parking and green space (gateway, walking trails, interpretive park)

ApprovalsOfficial-plan amendmentZoning-bylaw amendmentCommunity-improvement plan with financial-assistance program Land severancesAgreement on title for compliance with Ministry of the Environment guidelines

For More InformationAdele Arbour, City PlannerCity of ThoroldThorold, OntarioPhone: 905-227-6613 ext. 245Fax: 905-227-8137

Site Condition• Contaminantsassociatedwithpapermanufacturingand

landfilloperationsincludemethane,polycyclicaromatichydrocarbons,copperandlead

• Asbestos-containingmaterialsinthepapermill

Cleanup• Removalandproperdisposalofasbestos-containing

materialsandcontaminatedsoil• Ongoingmonitoringofgroundwater

Costs• EstimatedPhase�and��environmentalsite-assessment

costs:$100,000• Cleanupcosts:notavailable• Estimatedsite-improvementcosts:$7million

Benefits• Effectiveuseofexistinginfrastructure• Significantjobcreation(400plus)• Economicspin-offestimatedat$6millionperyear• Long-termtax-basestabilityandeconomicdevelopment• Restorationofhistoricalstructures• Removalofdowntowneyesore

Reasons for Success• Proactivemunicipalapproach• Communityandupper-tiergovernmentsupport(Regionof

Niagara)• Municipaltaxincrement-basedgrantprogram

24


Cooksville BrickworksMississauga, Ontario

Project SignificanceRedevelopment of a former quarry and brick manufacturing operation and potential catalyst for community revitalization

DeveloperJannock Properties Limited

LocationNortheast corner of Mavis Road and Dundas Street Cooksville


Proposed UsesResidential, retail, schools and parks

Approvals Official-plan amendmentZoning-bylaw amendment

For More InformationMitchell FaskenJannock Properties LimitedMississauga, OntarioPhone: 905-821-4464Fax: 905-821-1853

Site Condition• Hotspotsassociatedwithflyashfillandrandom

backfilling• Contaminantsincludelead,zinc,copper,boronand

petroleum

Cleanup• Genericandsite-specificriskassessment• Varioustechniquestodealwithimpairedsoilandflyash,

includingrecycling,removalanddisposal,landfarmingoffuelimpairedsoils,blendingandselectiveplacement

Costs• Estimatedcleanupcosts:$15million• Estimatedredevelopmentcosts:$30million

(decommissioning,gradingandservicing)

Benefits• Newemploymentopportunities• A40-acrecommunitypark• Additionalhousing(2,500units)• �ncreasedtaxrevenues(to$5millionfrom$.5million)

Reasons for Success• Redevelopmentandproposedusesarecompatiblewith

official-planpoliciesandmarketdemand• Earlyconsultationwiththemunicipality• Municipalandcommunitysupport• Effectiveprojectmanagementbythemanagementteam

andenvironmentalconsultants

25


51 Division - Toronto Police ServiceToronto, Ontario

Project SignificanceInnovative reuse of a heritage building and potential catalyst for rejuvenating the surrounding neighbourhood

DeveloperToronto Police Service and City of Toronto

LocationNortheast corner of Parliament and Front Streets


Proposed UsePolice station

Approvals None required

For More InformationMichael D. Ellis, ManagerToronto Police ServiceToronto, OntarioPhone: 416-808-7951Fax: 416-808-8035

Site Condition• Heavymetalsassociatedwithagaspurificationplant• Extensivesoilcontamination• Asbestosandleadpaintinthebuilding

Cleanup• Phase��environmentalsiteassessment• Encapsulationofland(nobelow-groundstructures)• Subterraneanventing

Costs• Estimatedcleanupcosts:$1.4-$1.5million• Estimatedredevelopmentcosts:$20.2million

Benefits• EastwardextensionoftheSt.Lawrenceneighbourhood• Publicoutdoorspaceandaprivatecourtyardwillhelp

integratetheneighbourhood• Functionalneedsof51Divisionwillbemet• Policestationpresenceisexpectedtoincreasesafety

inthearea• Restorationofhistoricbuildingwillenhancethe

streetscape

Reasons for Success• Land-usedesignationandzoningwereinplace• Publicsupportandparticipationintheredesignofthe

project

26


Jane Parker SquareToronto, Ontario

Project SignificanceDevelopment on the original Jane Parker Bakery site includes affordable housing

DeveloperStafford Homes Ltd.

Location135 Laughton Avenue


Proposed UseResidential (119 units: 37 semi-detached, 82 duplex)

Approvals Zoning-bylaw amendmentPart-lot control exemption bylawDevelopment agreement with the city

For More InformationGary GoldmanStafford Homes Ltd.Toronto, OntarioPhone: 416-461-6100Fax: 416-461-2743

Site Condition• Tracesofasbestos,formaldehydefoaminsulationand

PCBs

Cleanup• Extensivestudiesandremediationperformedbythe

previouslandowner

Costs• Estimatedtotalprojectcost:$24million

Benefits• Stabilizesanolderpartofthecommunityandallowsfor

reinvestment• Removalofneighbourhoodeyesore• Additionalhousing(70percentaffordableunits)• �ncreasedtaxrevenue• �ncreasedpropertyvaluesforadjacentpropertyowners• Landusedmoreeffectively

Reasons for Success• Land-usedesignationwasalreadyinplace• Sitecleanedupbeforetransferofownership• Closetotransit,schools,parksandcommercialareas• Communityandmunicipalsupport• Homedesignsarecompatiblewithexistinghousing• Marketdemandsforaffordablehousingnearemployment

weremet

27


Kaufman Footwear BuildingKitchener, Ontario

Project SignificanceReuse of a heritage building (circa 1908, early industrial modernism architecture) that forms part of the community’s industrial legacy

Developer410 King Properties Ltd. (joint venture between Kimshaw Holdings and Andrin Ltd.)

Location410 King Street East


Proposed UsesCommercial (professional offices) and potential for residential units

ApprovalsSite plan may be required

For More InformationTerry BoutilierSenior Planner (Special Projects)City of KitchenerKitchener, OntarioPhone: 519-741-2303Fax: 519-741-2722

Site Condition• Severalon-siteareaswereremediated.Themainhotspot

isaformerundergroundstoragetankwhichheldnaptha(acomponentofglueusedtomanufacturefootwear)

Cleanup• Genericandsite-specificriskassessment• Multi-phaseextractionofnaptha(pumpingstationtobe

locatedwithinanon-sitestructure)• Removaloflead-basedpaintfromthemainbuilding


Benefits• �ncreasedtaxrevenues(potentiallyfivetoeighttimesthe

currentassessment)• �ncreasedofficespaceanddowntownemployment• Visuallyenhancedstreetscape• Maintenanceofarchitecturalintegrity• Preservationofacommunitylandmarkand“gateway”to

downtown

Reasons for Success• Excellentdowntownlocation• Land-usedesignationandzoningalreadyinplace• Minimalinteriorandexteriorworkrequired• Parkingandlightingalreadyavailableonsite• About$1.5millioninfinancialincentivesthroughthe

city’sAdaptiveReuseProgram(1996)

28


Lacroix 300 Business ParkChatham-Kent, Ontario

Project SignificanceIdeal central location for tenants who provide specific types of services (courier, call center, auto service and restaurant)

DeveloperHVM Holdings Inc.

Location300 Lacroix Street


Proposed UsesMultiple-use commercial plaza with additional uses that include a machine shop, chiropractic office, tool die shop and graphic design business

ApprovalsDemolition permitRenovation permitAdditional zoning allowances

For More InformationHenry Van MinnenHVM Holdings Inc.Chatham, OntarioPhone: 519-352-9629

Site Condition• Vacantandneglectedwarehouse(morethan15years)

Cleanup• Removed40,000sq.ft.ofexistingstructure

Costs• Estimatedcleanupcosts:$150,000• Estimatedredevelopmentcosts:$3million

Benefits• �ncreasedtaxrevenuesandemployment• Effectiveuseofexistinginfrastructure• Visuallyenhancedstreetscape• Contributestocommunityvitality

Reasons for Success• Developer’svisionandwillingnesstoundertakerisks• Goodprojectmanagement• Standardizedmaterialsusedtoreduceconstructioncosts• Centrallocationandeaseofaccess• Goodworkingrelationshipbetweenthedeveloperandthe

municipalplanningdepartment• MunicipalEconomicDevelopmentServicesprogram

(broughtinnewbusinessesandalarge-scaletenant)• Fullleasingpriortocompletionofconstruction

29


LIUNA StationHamilton, Ontario

Project SignificanceRetention and enhancement of a former railway station, designated as a heritage “class-A” structure and a heritage railway

DeveloperLabourers International Union of North America (LIUNA)

Location360 James Street North


Proposed UsesBanquet center and commercial offices

Approvals Zoning-bylaw amendmentSite plan

For More InformationSergio Manchia, MCIP, RPPPlanning and Engineering Initiatives Ltd.Hamilton, OntarioPhone: 905-546-1010Fax: 905-546-1011

Site Condition• Hotspotcontaminationalongtherailwaytracks• Dieselandpetroleumremnants

Cleanup• Soilremovalandoff-sitedisposal

Costs• Acquisitionandcleanupcosts:$6.5million

Benefits• Restorationofanhistoricallysignificantproperty• Additionaldowntownconferenceandofficefacilities• Significantsteptowardsneighbourhoodregeneration• Additionalpublicparkspace• �ncreasedtaxrevenues

Reasons for Success• Tremendousredevelopmentpotentialfromastructural,

heritageandlocationperspective• Closetothedowntowncore• Owner’swillingnesstoassumeremediationand

redevelopmentrisks• Municipalsupport

30


London LaneGuelph, Ontario

Project SignificancePrime residential location at affordable market prices

DeveloperReid’s Heritage Homes Ltd.

Location240 London Road West


Proposed UseResidential (townhomes and semi-detached) and recreational parkland

Approvals Official-plan amendmentZoning-bylaw amendmentSite plan

For More InformationLex Haga, General ManagerReid’s Heritage Homes Ltd.Cambridge, OntarioPhone: 519-658-6656Fax: 519-654-9746

Site Condition• Tracesofcopperandminorsolventsfoundinhotspots

associatedwithcableandwiringmanufacturing• Subsurfaceconcretethroughouttheproperty

Cleanup• Phase�and��environmentalsiteassessments• Soilremovalandoff-sitedisposal• Crushing,recyclingandremovalofconcreteforoff-site

use

Costs• Estimatedcleanupcosts:$300,000• Estimatedredevelopmentcosts:$1million

Benefits• Housinginfillblendsintoresidentialneighbourhood• Additionalopenspace• Landscapedpropertiesvisuallyenhancethearea• Competitivehousingoptionsforfirst-timehomebuyers• Efficientuseofformervacantland

Reasons for Success• Closetodowntownandadjacenttoproposedrailtrail• Communityandmunicipalsupport• Reduceddeveloperriskbecauseremediationwas

completedbeforethetransferofownership• Lowerleviesfordowntowndevelopment• Designfeatures(i.e.landscaping,siteplan)integrated

redevelopmentintosurroundingneighbourhood

31


Printers RowToronto, Ontario

Project SignificanceReuse of an existing building (to maintain architectural character of the streetscape) and conversion of a “vintage architectural gem” into unique living environments

DeveloperMitchell & Associates

Location525 Logan AvenueRiverdale neighbourhood


Proposed UseLoft-style residential condominiums

ApprovalsMinor variancesSite plan

For More InformationRobert MitchellMitchell & AssociatesToronto, OntarioPhone: 416-698-7174

Site Condition• Clean

Cleanup• Phase�andPhase��environmentalsiteassessment-

cleanupnotrequired


Benefits• �ncreasedtaxrevenues• Additionalinfillresidentialhousing• Moreefficientuseofexistinginfrastructureandservices• Preservedoriginal1911buildingdesignedbyW.F.

Carmichael,Architect,forBellTelephone’sworldheadquarters

• Perceivedbrownfieldconvertedintoacompatibleusewithinaresidentialarea

Reasons for Success• Highdemandhousingunitscreatedbymaximizingthe

spaceandlightofferedbytheexistingstructure• Holisticdesignandmanagementprocessinvolvingthe

existingstructure,itsexternalenvironment,planningandcodeconstraints,includingadesignby“co-operativethought”processwithbuyers

• Streetscapegapfilledbydevelopingtheadjacentparkinglotintosingle-dwellingloft-styleresidence

32


Queens GardenHamilton, Ontario

Project SignificancePartnerships were key to the timely conversion of a former wire factory into a long-term care facility

DeveloperLabourers International Union of North America (LIUNA)

Location80 Queen Street North


Proposed UsesCombined long-term care facility (128 beds), daycare facility and parkette

ApprovalsOfficial-plan amendmentZoning-bylaw amendment

For More InformationSergio Manchia, MCIP, RPPPlanning and Engineering Initiatives Ltd.Hamilton, OntarioPhone: 905-546-1010Fax: 905-546-1011

Site Condition• Tracesofheavymetalsthroughouttheproperty

Cleanup• Phase��environmentalsiteassessment• Soilremediation

Costs• Estimatedcleanupcosts:$1.2million• Estimatedredevelopmentcosts:$15million

Benefits• Removalofcommunityeyesore• Cleaner,saferandhealthierenvironment• �mprovedaestheticqualityofarea• �ncreasedtaxrevenues• Newusewasfoundforsurplusmunicipalproperty• Downtownlocationforalong-term-carefacility

Reasons for Success• Neighbourhoodsupport• Municipality,ownerandMinistryofHealthandLong-

TermCarebuilteffectivepartnership• Municipalityagreedtopay50percentoftheinitial$1.2

millioncleanupcosts

33


Site Condition• Vacantcommercialheritagebuildingrequiredfaçade

cleaning,repairandbuildingupgrades

Cleanup• �nstallationofnewwindows,doors,masonryandsteel

firestairs;sprinklersystem;thermalandsound-proofinginsulation;heating,ventilationandair-conditioning

Costs• Purchaseprice:$295,000• Redevelopmentcosts:about$955,000plusa

community-improvementplan10-yeardowntownrehabilitationgrantfor$103,760anda$30,000interest-freefaçaderestorationloantothedeveloper

Benefits• Contributestodowntownrevitalization• Additionalrentalhousingunits• �ncreasedtaxrevenues• Designationandconservationofaheritagebuilding

Reasons for Success• Municipalpoliciesandregulationsthatencourage

downtownresidentialdevelopment• Developercommittedtorehabilitatingaheritagebuilding• Public-privatepartnershipspossiblethroughmunicipal

financial-assistanceprograms

Seigel’s ShoeBuilding London, Ontario

Project SignificanceAdaptive reuse of a historically significant commercial building for rental accommodation

DeveloperSpriet Associates

Location330 Clarence Street


Proposed Use32 rental residential units

ApprovalsZoning-bylaw amendment

For More InformationCity of LondonPlanning and Development DepartmentLondon, OntarioPhone: 519-661-4980Fax: 519-661-5397

34


St. Andrews MillFergus, Ontario

Project SignificanceHeritage preservation of buildings that are part of an 1853 grain mill site beside the Grand River

DeveloperVista Homes

LocationSite is bisected by St. Andrew Street East and bounded by Scotland, Gartshore, Herrick and St. Patrick Streets and the Grand River


Proposed UseResidential and micro hydro station

ApprovalsOfficial-plan amendment Zoning-bylaw amendmentSite plan

For More InformationMurray Koebel, PresidentVista HomesDownsview, Ontario Phone: 416-663-0330Fax: 416-663-8093

Brett Salmon, Senior PlannerTownship of Centre WellingtonElora, OntarioPhone: 519-846-9691Fax: 519-846-2190

Site Condition• Littleornosignificantsoilcontamination

Cleanup• Cardboardboxes,woodengrainshutes,10tonsofdrive

shaftsandcastironwheels,concreteblockbuildingsandtwo-storeybinfilledwithgrainhusks

Costs• Estimatedcostsavingsthroughrecyclingandresaleof

surfacedebris:$30,000• Estimatedredevelopmentcost:$12million

Benefits• 67newhousingunits• Downtownrevitalizationandincreasedcommunity

environmentalawareness• Preservationandreuseofhistoricbuildings• �ncreasedtaxrevenuesandemployment(2.5jobs/unit)

Reasons for Success• Project’svisualattractiveness• �nfilldevelopment• GoodworkingrelationshipwiththeLocalArchitectural

ConservationAdvisoryCommitteeandDufferinCountyMuseumandtheGrandRiverConservationAuthority

• Municipalandcommunitysupport

35


Site Condition• Principlecontaminantsincludedfuels,lubeoils,pesticides

andtracesofarsenic,lead,zincandcopper

Cleanup• Removalof55,000tonnesofcontaminatedsoil• Low-temperaturethermaldesorptiontreatmentfor22per

centofsoils(returnedtosite)• Gascollectionsystemunderthenewbuildingtocollect

anddissipatecombustiblegasses• ShellCanadatomonitorenvironmentalsitecondition

Costs• Estimatedtotalconstructioncosts:$25million• Estimatedcleanupcosts:$9million(includingpre-

planning,engineering,demolition,siteremediation)

Benefits• CleanupandconstructionemploymentplusToronto

Hydroemployment• �ncreasedtaxrevenue(to$2.5millionfrom$.5million)

Reasons for Success• StrongworkingrelationshipwiththecityandtheMinistry

oftheEnvironment• Proactiveenvironmentalmanagementbydevelopers• �nnovativecleanupmethodsreducedremediationcost• Efficientcleanupandredevelopment(2.5yearstotal)• Extensivepublicconsultationprogram

Toronto HydroService CentreToronto, Ontario

Project SignificanceRestoration of contaminated waterfront land using a risk-assessment-based cleanup

DeveloperCity of Toronto Economic Development Corporation (TEDCO) in partnership with Shell Canada and Toronto Hydro

Location500 Commissioners Street Toronto Port Lands area


Current UseMain Toronto Hydro Service facility

ApprovalsNone required

For More InformationJeffrey Steiner, President and CEOBill Jackman, Vice-President, Real EstateHon Lu, Environmental Planner and EngineerTEDCOToronto, OntarioPhone: 416-214-4640 Fax: 416-214-4660

36


Site Condition• Petroleumhydrocarbonsandwooddebrisassociatedwith

bulkfuelstorageandlumbermilloperations

Cleanup• Genericapproach• Soilremovalandoff-sitedisposal

Costs• Estimatedlandcost:$225,000(1986)• Estimatedcostofenvironmentalassessmentstudies:

$59,000• Estimatedcleanupcost:$300,000• Facilitycost:$12million

Benefits• Sitecleanedupandredeveloped• Employmentfrombothconstructionandoperationofnew

facilities• Year-roundtouristattractionwillstrengthenthearea’s

tourismeconomy

Reasons for Success• Projectsupportstown’swaterfrontvisionand

developmentplan• Proactivecouncilcommitment• Stronglocalvolunteersupport• Culturalfundingpartnershipwithfederal,provincialand

localgovernments

The Waterfront ProjectParry Sound, Ontario

Project SignificanceCatalyst for future waterfront development

DeveloperTown of Parry Sound

LocationPart of Bob’s Island in Georgian Bay


Proposed Use24,000-square-foot performing arts and entertainment centre

ApprovalsZoning-bylaw amendmentDepartment of Fisheries and OceansMinistry of Natural ResourcesEnvironmental assessment for Heritage Canada and FedNor (federal government program)

For More InformationLynn Middaugh, Economic Development Project ManagerTown of Parry SoundParry Sound, OntarioPhone: 705-746-2101Fax: 705-746-7461

37


The Weave ShedCornwall, Ontario

Project SignificanceFirst adaptive reuse of a former textile mill in Cornwall and strong ongoing partnerships between private and government sectors

DeveloperCornwall Warehousing Ltd.

Location1-3 McConnell Avenue and 709 Cotton Mill Street Cotton Mill District

Site Area2.6 acres (1.0 hectare)

Proposed UsesCommercial, office and theatre

ApprovalsSite planSite-plan amendment Building permits

For More InformationLisa Kaneb, ManagerThe Cotton Mill CorporationPhone: 613-933-1003Fax: 613-938-9772

Site Condition• Buriedsteeltanksandoldcementfoundations• Buildingrequiredroofandfaçaderepairsandcleaning

Cleanup• Disposalofsteeltanksandcementfoundations

Costs• $3,000perwindowreplacement;$7persquarefootforroof

replacement;$2,000perinteriorbeamreplacement;variablecostspersquarefootforbrickwork,basedonbrickconditionandmatchingtheminpatchedareas

• Newheating,lighting,electricalandplumbingsystems(excludingtenants'customrequirements)

Benefits• �ncreasedtaxrevenues• Conservationandreuseofheritagebuilding• Catalystforfurtherredevelopment• Cleaner,saferandhealthierenvironment• Enhancedvisualattractivenessofstreetscapeand

marketabilityofnewcommercialspace

Reasons for Success• Arearesidentsandmunicipalsupport• Developeriscommittedtophased-inrestorationand

renovationofspace• Stableclientbasewassoughttoleaseproperties• Conservedarchitecturalandhistoricuniquenessofarea

38


Wellington Square Cambridge, Ontario

Project SignificanceRedevelopment of a former foundry site now links surrounding mature neighbourhood with the downtown core

DeveloperFirst Suburban Homes

LocationWellington and Bruce StreetsGalt City Centre


Proposed UseResidential (254 units, townhouses and apartments)

ApprovalsPlan of subdivisionZoning-bylaw amendmentSite plan

For More InformationApril Souwand, SeniorEnvironmental PlannerCity of CambridgeCambridge, OntarioPhone: 519-740-4650 ext. 4601Fax: 519-622-6184

Site Condition• Contaminatedsoilandfoundrysands

Cleanup• Excavationanddisposalofcontaminatedsoils• Recyclingofconcreteandasphalt

Costs• Estimatedcleanupcosts:$2million• Estimatedredevelopmentcosts:Notavailable

Benefits• Revitalizeddowntowncorethroughnewhousingand

increasedpopulation• �ncreasedtaxrevenuesto$345,000(fullbuildout)from

approximately$52,000(vacantland)• �ncreasedvisualattractivenessoftheneighbourhood• Efficientuseofformervacantproperty

Reasons for Success• Strongmunicipalsupport• Municipalfinancialincentivesperhousingunitprovided

todevelopersthroughthecity’scommunity-improvementplanfinancial-assistanceprogramsforrestoration,rebuildingandrejuvenation

• Deferredtaxincreasestopurchasers

�SBN0-7794-6379-X©Queen’sPrinterforOntario,2004

DisponibleenfrançaisLes friches contaminées en vedette II... une foule de possibilités tout près de chez vous

Paid for by the Government of Ontario


Brownfields Showcase II...municipalities insight into how they might approach brownfields redevelopment within the context of their economic-development goals. However, the handbook

Documents