Identification & Characterization of Niagara's Top Redevelopment Opportunities - Interim report #1 by Niagara Economic Development Corporation

Niagara

Region

Identificati on & Characterizati on of Niagara'. Top Redevelopment Opportunities

TABLE OF CONTENTS 1.0

INTRODUCTION

2.0

SMARTER NIAGARA

2.1

SMARTER NIAGARA PROGRAM

2.2

LOCAL MUNICIPAL COMMUNITY IMPROVEMENT PLANS

2.2.1 2.2.2 2.2.3 2.2.4 2.2.5 2.2.6 2.2.7 2.2.8 2.2.9 2.2.10 2.2.11 2.2.12 2.2.13 2.3

City of Niagara Falls City of Port Colborne City of St. Catharines City of Thorold City of Welland Town of Fort Erie Town of Grimsby Town of Lincoln Town of Niagara-on-the-Lake Town of Pelham Township of Wainfleet Township of West Lincoln Summary

5 5 5 5 5 6 6 6 6 6 6 6 6

PROVINCIAL SMART GROWTH POLICIES AND PLANS 2.3.1 2.3.2

Provincial Policy Statement (PPS) Greenbelt Plan and Places to Grow

7 7 7

3.0

REGIONAL INVENTORY OF REDEVELOPMENT OPPORTUNITIES

4.0

SMART REDEVELOPMENT FRAMEWORK

4.1 4.2 4.3 4.4 4.5 4.6 4.7 4.8 4.9 4.10

11 11 11 12 12 12 12 12 13 13

Location Size and Configuration Property Availability Servicing Land Use Compatibility Market Interest Reuse/Redevelopment Potential Smart Growth Expression of Municipal Interest Catalytic Effect

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TOP 30 KEY REDEVELOPMENT SITES

6.0

USING THE INVENTORY AND MARKETING REPORTS

6.1 6.2

Regional Inventory of Redevelopment Opportunities Marketing Reports

15 16

7.0

NEXT STEPS

8.0

INVENTORY MAPPING, PROPERTY INFORMATION AND SCORING

TAB 1 TAB 2 TAB 3 TAB 4 TAB 5 TAB 6 TAB 7 TAB 8 TAB 9 TAB 10 TAB 11 TAB 12

Regional Inventory City of Niagara Falls City of Port Colborne City of St. Catharines City of Thorold City of Welland Town of Fort Erie Town of Grimsby Town of Lincoln Town of Niagara-on-the-Lake Town of Pelham Township of West Lincoln

1.0 INTRODUCTION As described in Section 2.0 of this report, the Regional Municipality of Niagara and its Local Municipalities have built a strong framework for Smart Growth. This includes a number of Official Plan policies, community improvement plans, incentive programs at the Regional and local municipal level, Smart Growth Urban Design Guidelines, and the Regional annual Smart Growth Summit. These initiatives have spurred a number of Smart Growth projects in the form of downtown and brownfield redevelopment across the Region and the Region of Niagara has become recognized across Ontario and Canada as a leader in promoting Smart Growth. Despite the considerable progress to date in developing and implementing programs to promote Smart Growth, the Region and local municipalities now need a mechanism to attract developer interest to redevelopment sites, including brownfields. The Identification and Characterization of Niagara’s Top Redevelopment Opportunities and its use to market brownfield sites and guide development on those sites is the next logical step in building on the Smart Growth progress already made in the Region of Niagara. The purpose of this first phase of the project and Interim Report #1 is to: • • •

Develop a Regional Database Inventory and Mapping of Potential Redevelopment properties; Develop a Smart Redevelopment Framework for assessing these Redevelopment Opportunities; Evaluate and Score each of the properties in the Regional Inventory and based on this evaluation, choose 30 Key Redevelopment Sites.

Section 2.0 of this report summarizes the Smarter Niagara policy and program foundation, including the historical context from inception of the Smarter Niagara program several years ago, to more recent policy and program developments such as local community improvement plans. This section of the report also discusses Provincial policies and plans that support Smart Growth. Section 3.0 of this report describes the methodology used to develop the Regional Inventory of Redevelopment Opportunities. This includes the mapping of almost 80 potential redevelopment sites at both the Regional and local municipal levels as well as a detailed property information table for each local municipality. This mapping and detailed property information is contained in Section 8.0 of this report. Section 4.0 of this report describes the Smart Redevelopment Framework that was developed to evaluate the sites in the Regional Inventory. This Framework was applied to each of the sites in the Regional Inventory to produce a score for each site. This scoring for each site along with a summary of the incentive programs offered for each site by municipality is provided in Section 8.0.

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Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities Section 6.0 of this report describes in a preliminary way how the Regional Inventory and Marketing Reports can be utilized and updated by the Niagara Economic Development Corporation (NEDC), Regional and Local Municipal staff. Section 7.0 of this report discusses the next steps in the project and the contents of Interim Report #2 and the Final Report. Finally, Section 8.0 of this report contains the detailed mapping, property information, scoring and photos for the 78 sites in the Inventory of Redevelopment Opportunities in Niagara. This information is presented and organized in tabs at the Regional level and for each of the eleven area municipalities participating in the Inventory.

2.0 SMARTER NIAGARA 2.1 Smarter Niagara Program The preparation of this report on Niagara’s Top Redevelopment Opportunities has its origin in the Smarter Niagara Program. This program can be traced back to its roots in June of 2000 when the Region sponsored a one day symposium, “Liveable Communities”, to determine new ways of addressing urban development. This led to the establishment of ten principles of Smart Growth, the preparation of a Smart Growth study in 2001 in cooperation with the local municipalities in Niagara, and the establishment of a Smarter Niagara Citizen’s Advisory Committee. In 2002, the Region held its first annual Smarter Niagara Summit. The Region adopted a new lower property tax class for multiresidential units in order to promote residential intensification and affordable housing. In 2002, the Region also adopted a policy to provide property tax reduction to eligible heritage properties where the local municipality has a similar program in place. In June of 2002, Regional Council also endorsed a five-part Smarter Niagara Incentives Program consisting of the following: • • • • •

Regional Development Charge Waiver/Exemption Program Property Rehabilitation and Redevelopment Tax Increment Grant Program Residential Conversion and Intensification Loan Program Building and Facade Improvement Loan Program Environmental Assessment Grant Program

The Smarter Niagara Incentives Program was designed to help achieve the following Smart Growth goals: • • • •

Downtown Redevelopment Brownfield Redevelopment Residential Intensification/Affordable Housing Heritage Restoration/Preservation

In 2002, the Region also created the position and role of Smart Growth expeditor. This position was created to expedite development proposals through the approvals process and coordinate the application of incentive programs to these proposals, wherever applicable. In 2003, the Region began rolling out the Smarter Niagara Incentive Programs introducing program details and administrative procedures. The initial focus was on the Tax Increment Grant Program for Brownfields and the Environmental Assessment Grant Program and a Municipal Leadership Program for Brownfields. In 2003, the Region also developed and adopted Administrative Procedures for Implementation of the Waiver/Exemption from Regional Development Charges Program. This program exempts development in central urban areas and on brownfields from 75% of the Regional development charge payable, with up to another 25% exemption for projects that incorporate Smart Growth principles.

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Interim Report #1 Identification & Characterization of Niagara’s Top Redevelopment Opportunities This was followed in 2004 with a Tax Increment Grant Program for Downtown Redevelopment, a Residential Conversion and Intensification Loan Program, and a Building and Facade Improvement Loan Program. The Region also began contributing $25,000 toward the preparation of local municipality community improvement plans where a consultant was employed to prepare these plans. The Region has helped fund the preparation of several local municipal CIPs over the last few years. These CIPs have been prepared for the purposes of promoting downtown and commercial area redevelopment and brownfield redevelopment. In 2005, the Region adopted Smart Growth Urban Design Guidelines. The objective of these guidelines is to assist the Region and local municipalities in the on-the-ground implementation of Smart Growth. The Guidelines address: • • • • •

Mixing land uses – various types and configurations of residential, office and commercial uses; Ensuring that a variety of transportation alternatives are available to residents of the Region, including walking, cycling and transit – and that communities are designed for people, not just cars; Creating attractive and functional interfaces between built areas and open space; Encouraging infill in built-up areas and ensuring that new development respects the existing built environment; and, Promoting environmentally-friendly development and construction techniques.

As the Region and local municipalities began to have some experience with the incentive programs and more CIPs were prepared and implemented, the Niagara CIP/Brownfield Contact Group was established. This group of local municipal staff involved in implementing CIPs, the Smart Growth Expeditor and Regional Planning and Finance staff meet on a regular basis to discuss issues around CIP incentive programs implementation. These meetings have proven very useful in coordinating Regional and local municipal Smart Growth efforts. The Niagara CIP/Brownfield Contact Group has acted as the steering committee for the Identification and Characterization of Niagara’s Top Redevelopment Opportunities. A number of adjustments have been made to the Regional incentive programs as a result of discussions at the Niagara CIP/Brownfield Contact Group meetings. For example, in 2005, the Region adopted the principle of a shared cost philosophy with respect to its incentive programs in order to provide greater flexibility to the local municipalities. In November of 2005, the Region’s Residential Loan and Building and Facade Improvement Loan Programs were revised to incorporate a grant component. The Niagara CIP/Brownfield Contact Group has functioned as the Project Team for the Identification and Characterization of Niagara’s Top Redevelopment Opportunities. While other two-tier municipalities have struggled and continue to struggle with Smart Growth and the preparation and implementation of CIPs, the Region of Niagara and its local municipalities have excelled in this area. As a result of the numerous Smart Growth initiatives described above, the Region of Niagara and its local municipalities have become recognized across Ontario and Canada as leaders in promoting Smart Growth. This leadership role supports and complements matters of Provincial interest and the Province’s Smart Growth initiatives as described in Section 2.3 In 2006, the NEDC made application for and received a Green Municipal Fund Grant from the Federation of Canadian Municipalities for preparation of this study. The primary purpose of this study is to make the development community better

aware of the key redevelopment opportunities for Smart Growth available in Niagara Region. This study represents the most recent component of the ever growing Smarter Niagara Program.

2.2

Local Municipal Community Improvement Plans

2.2.1

City of Niagara Falls

The City of Niagara Falls has in place the following three approved community improvement plans (CIPs): • Downtown Niagara Falls Community Improvement Plan (CIP); • Brownfield CIP; and, • Historic Drummondville CIP.

2.2.2

City of Port Colborne

The City of Port Colborne has no approved CIPs. However, the City is currently in the process of preparing a Harbour and Waterfront CIP. The City has also commenced work on two other CIPs, a Brownfield CIP and an Olde Humberstone Main Street Area CIP.

2.2.3

City of St. Catharines

The City of St. Catharines has in place one approved CIP known as the City of St. Catharines CIP that applies to four community improvement project areas including the Downtown, Queenston Neighbourhood, Hartzel Road-Merriton Area, and 583 Welland Avenue. In addition to the four project areas (above), City Council has approved the addition of a fifth community improvement project area, the Oakdale – Moffat Area which is pending. As well, Council has approved the studying the Western Hill area as a potential sixth project area. This process will be completed in early 2009.

2.2.4

City of Thorold

The City of Thorold has in place the following two approved CIPs: • Thorold Downtown and Urban Centre CIP; and, • Former Gallagher Paper Company Site CIP (a site specific CIP).

2.2.5 City of Welland The City of Welland has in place the following two approved CIPs: • Downtown CIP; and, • Brownfield CIP.

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Town of Fort Erie

The Town of Fort Erie has in place one approved CIP for its Downtown which offers only facade grants. The Town has issued a RFP for a Brownfield CIP.

2.2.7

Town of Grimsby

The Town of Grimsby has no approved CIPs but is planning to issue a RFP for a Downtown CIP, subject to approval of funding.

2.2.8

Town of Lincoln

The Town of Lincoln has no approved CIPs.

2.2.9

Town of Niagara-on-the-Lake

The Town of Niagara-on-the-Lake has in place one approved CIP. This CIP is a site specific CIP for the Former C&C Yacht Site.

2.2.10 Town of Pelham The Town of Pelham has no approved CIPs. The Town has commenced work on a CIP for its Fonthill and Fenwick Downtown Areas.

2.2.11 Township of Wainfleet The Township of Wainfleet has no approved CIPs in place.

2.2.12 Township of West Lincoln The Township of West Lincoln has no approved CIPs in place. The Township is currently in the process of preparing a CIP for Downtown Smithville. The Town also intends to prepare a Brownfield CIP subject to approval of funding.

2.2.13 Summary In summary, there are ten approved municipal CIPs across the Region of Niagara. This is an impressive number and a testament to the willingness of local municipalities in Niagara to participate in the Smarter Niagara Programs. In addition, there are four more CIPs currently being prepared. RFPs have been issued for another CIP and municipalities have indicated an intention to prepare several other CIPs. Therefore, it is quite conceivable that by the end of 2008, there will be upwards of 18 CIPs in place in the Region of Niagara.

2.3 Provincial Smart Growth Policies and Plans 2.3.1 Provincial Policy Statement (PPS) The Provincial Policy Statement (PPS) is issued under Section 3 of the Planning Act and is intended to guide municipalities on matters of provincial interest related to land use planning and development. The Planning Act requires that municipal decisions in respect of the exercise of any authority that affects a planning matter “shall be consistent with” the PPS. A number of policies in the PPS support Smart Growth. For example, Section 1.6.2 of the PPS promotes the optimal use of existing public infrastructure and service facilities before the consideration of developing new public infrastructure and service facilities. Section 1.1.3.3 of the PPS states “planning authorities shall identify and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs”. The Identification and Characterization of Niagara’s Top Redevelopment Opportunities is intended to accomplish this goal. Section 1.7.1 c) of the PPS states that “long-term economic prosperity should be supported by promoting the redevelopment of brownfield sites”. Brownfields are defined in the PPS as “undeveloped or previously developed properties that may be contaminated. They are usually, but not exclusively, former industrial or commercial properties that may be underutilized, derelict or vacant”. The PPS supports brownfield redevelopment as a way to achieve the goal of promoting intensification and redevelopment. Other policies in the PPS (Sections 1.1.1 a), 1.1.1 g)) support the management of growth to achieve efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term. Policy 2.3.1 of the PPS states that prime agricultural areas shall be protected for long-term use for agriculture. Policy 1.7.1 b) of the PPS promotes the maintenance and enhancement of the vitality and viability of downtowns while policy 2.6.1 calls for the preservation of significant built heritage resources.

2.3.2

Greenbelt Plan and Places to Grow

The PPS and legislation recently introduced by the Province to curb urban sprawl, e.g., Greenbelt Act and Places to Grow Act, demonstrate that the Government of Ontario is committed to promoting Smart Growth in Ontario municipalities. The Greenbelt Act provides the authority for the creation of the Greenbelt Area and the establishment of the Greenbelt Plan. The Greenbelt Plan identifies where urbanization should not occur in order to provide permanent protection to the agricultural land base and the ecological features and functions occurring on this landscape. The Greenbelt Plan contains policies for providing permanent agricultural and environmental protection as well as providing for a wide range of recreation, tourism and cultural opportunities in the Greenbelt area. Places to Grow: The Growth Plan for the Greater Golden Horseshoe is the Province’s overarching plan for urban growth, development and intensification in the Greater Golden Horseshoe. The Plan addresses issues such as transportation, infrastructure planning, land use planning, urban form, housing, natural heritage and resource protection. Niagara Region is

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Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities within the Greater Golden Horseshoe, and as such, is subject to the policies in this Plan. The Places to Grow Plan stresses the importance of creating compact, sustainable, pedestrian-friendly and transit-oriented communities. A minimum of 40% of future growth in the GGH is to take place in identified intensification areas. Therefore, it is imperative that local municipalities within the Niagara Region find ways to target intensification and infill development. Again, this report seeks to accomplish this Smart Growth goal. The Growth Plan identifies where and how communities will grow through the identification of areas such as Urban Growth Centres. Urban Growth Centres generally correspond with historic downtowns, and previously identified urban growth nodes. Specifically, Urban Growth Centres are areas to be planned: a)

as focal areas for investment in institutional and region-wide public services, as well as commercial, recreational, cultural and entertainment uses;

to accommodate and support major transit infrastructure;

to serve as high density major employment centres that will attract provincially, nationally or internationally significant employment uses; and

to accommodate a significant share of population and employment growth.

The City of St. Catharines Downtown is identified as an Urban Growth Centre. It must be planned to achieve, by 2031 or earlier, a minimum gross density target of 150 residents and jobs combined per hectare of the defined Urban Growth Centre. As the only Urban Growth Centre identified in Niagara Region, the Province has identified the strategic role in the Region that Downtown St. Catharines will play as an intensified, mixed use urban centre.

3.0 REGIONAL INVENTORY OF REDEVELOPMENT OPPORTUNITIES The local municipalities in the Region were sent an invitation to participate in this study by identifying a list of sites representing potential redevelopment opportunities for inclusion in the study. Municipalities were asked to include a diversity of property types, as applicable, from former industrial plants to downtown/commercial area properties, heritage/historical properties, and vacant former institutional buildings such as hospitals and schools. These could be vacant properties or properties with underutilized buildings, both privately and publicly owned. While the primary focus of the exercise was to have the municipalities identify brownfield sites, the sites did not necessarily have to be contaminated, but they should be in need of rehabilitation or redevelopment. Most importantly, municipalities were asked to list sites available to be rehabilitated/ redeveloped within a 24 month period. This helps to ensure that the properties included in the Regional Inventory of Redevelopment Opportunities are in fact real world redevelopment opportunities with a reasonable potential for redevelopment in the near future. Finally, the municipalities were asked to give some consideration to heritage/historical sites that could represent an opportunity for a legacy project, and they were asked to identify a “community integration project”, i.e., one site/project that will have a high level of community interest, input and/or land use compatibility issues. Eleven municipalities responded with a total of 78 sites. In a number of cases, these sites contain more than one property. The 78 sites were comprised of 100 properties. Where a site contains more than one property it has been so identified in this report. For each of the sites identified by each of the participating municipalities, the following information was requested. • • • • • • • • • • • • • • • • • •

General Map showing location of all sites; Aerial photograph of each site showing individual properties; Site Plan showing property, buildings and adjacent land uses (hardcopy and digital parcel fabric) Name of Current Owner; Municipal address; Site size (acres), frontage and depth; Existing building types and sizes; Official Plan designation and Zoning; Land use/site use restrictions, e.g., special zoning/site plan provisions, easements; Heritage status; Servicing status (water, sanitary sewer, storm sewer); Access to rail and public transit; Environmental reports/studies or brief history of property use; Likelihood of property availability/assembly within next 12-24 months; Redevelopment/reuse potential; Any previous/current developer interest in the site; Existing/anticipated community involvement/objection to redevelopment; and, Eligibility for area municipal CIP and non-CIP incentive programs.

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Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities Follow up with each municipality was conducted in order to obtain clarification and additional information, as required. Section 8.0 of the report summarizes the information provided for the list of sites by each local municipality. A Regional Inventory Map is provided in Section 8.0 and shows the location of each of the identified sites in the Inventory of Redevelopment Opportunities. Individual maps for each municipality showing the location of the listed sites are also provided in Section 8.0. A property information table for each municipality summarizes the information provided by the local municipalities for each site. The Regional Inventory of Redevelopment Opportunities was then evaluated using the Smart Redevelopment Framework described in Section 4.0. The results of this evaluation are also presented in Section 8.0

4.0 SMART REDEVELOPMENT FRAMEWORK The Smart Redevelopment Framework methodology was designed to assist the Consulting Team and the Project Team in evaluating the redevelopment/reuse potential of the inventory of sites identified across the Region. The framework incorporates a number of key principles traditionally employed when evaluating the development/reuse potential of a property such as size, location, servicing and development potential. The framework also incorporates a number of principles that are focused on the ability of the site to achieve the Region and local municipal Smart Growth goals outlined in Section 2.0 of this report. These principles and goals include intensification, support for downtown revitalization, and the creation of mixed uses. The catalytic effect that redevelopment/reuse of the property would have on adjacent and nearby sites was also taken into consideration. The maximum score a property can achieve on each of the evaluation criteria below is 10 with a minimum score of 0. Properties exhibiting the characteristics described below will be given a higher score. Maximum total score for any property is 100. Each of the properties in the inventory were scored according to this framework based on a review of information provided by the local municipalities and observations based on a site visit to each of the properties by a member of the Consulting Team. Individual scores were then adjusted as necessary based on new or additional information provided by local municipal staff and in consultation with Regional and local municipal staff.

4.1

Location

Properties with good proximity to major transportation routes (e.g., highways, regional roads) or other key features (e.g., waterway), location in a downtown, industrial or commercial area, close to residential population, amenities or services, will score higher.

4.2

Size and Configuration

In general, if a property is vacant, the larger properties will score higher, especially for industrial and commercial properties, unless a smaller property can be readily combined with an adjacent property or properties in order to increase the size of the site. Where a building exists on the property, buildings that can be readily adapted, converted or reused will score higher.

4.3

Property Availability

While this factor is not always easily determined, generally, only properties that will be available for reuse/redevelopment within 24 months will be selected to be within the Top 30 Key Redevelopment Sites. Properties that are or will be available sooner will score higher. Properties that have a receptive, interested and willing landowner will score higher. Properties that are currently for sale will score higher.

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4.4

Servicing

Properties that are fully serviced with sanitary and storm sewer and water services or properties that can be easily and cost effectively provided with full services will score higher. Properties that cannot be fully serviced within the 24 month window will score low or “0” on this criteria.

4.5

Land Use Compatibility

Properties that offer redevelopment/reuse opportunities that are compatible with surrounding uses, pre-zoned and designated, and where little or no neighbourhood opposition is anticipated will score higher.

4.6

Market Interest

Properties where developers and/or investors have expressed an interest during the last 12 months in purchasing and redeveloping or reusing the property will score higher.

4.7

Reuse/Redevelopment Potential

Properties that have an apparent and strong reuse or redevelopment potential or a wide range of potential uses will score higher. If the property appears to represent a viable reuse or redevelopment opportunity and redevelopment/reuse of the property would appear to be economically viable, the property will score higher.

4.8

Smart Growth

Properties within an Urban Growth Centre as identified in the Province’s Places to Grow Plans will score higher. Properties with the ability to incorporate the following Smart Growth principles will also score higher: a)

Intensification of an existing use in the form of a building addition or redevelopment;

Creation of mixed uses by adding new uses to a building or property, or a property that is amenable to new development that proposes a mixed use building or a mix of uses on the property;

Contribution toward walkable neighbourhood character;

Creation of a range of housing opportunities and choices;

Preservation and restoration of a designated heritage building/property or a building/property with heritage significance.

4.9

Expression of Municipal Interest

Properties within an approved community improvement plan (CIP), and particularly a CIP that offers significant incentives relative to other municipalities in the Region will score higher. Properties where there is a Secondary Plan in place or where a significant amount of planning has been done by the municipality will score higher.

4.10 Catalytic Effect Properties that have the ability through their reuse or redevelopment to positively generate similar improvements in the surrounding area will score higher.

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5.0 TOP 30 KEY REDEVELOPMENT SITES A site visit was conducted by a member of the Consulting Team to each of the sites in the Regional Inventory. During the site visit, one or more photos of the sites were taken. Notes were also taken for each site during the site visit, paying particular attention to property location and configuration, condition and adaptive reuse potential of buildings on the property, and types of surrounding land uses. The Smart Redevelopment Framework was then applied by the Consulting Team to each of the sites in the Regional inventory to generate a score for each site. These scores were presented to the Project Team and the municipal members of the Project Team were asked to provide comment and any additional information on the sites. As a result of this additional information, scores for some of the sites were adjusted upward or downward. Section 8.0 of the report presents the final evaluation scores for each site. A Regional Level Scoring Summary is presented showing the score on each variable, total score and rank for each of the sites in the Regional Inventory. This Regional Level Scoring Summary identifies the Top 30 Sites shaded in grey. Detailed Marketing Reports will be prepared for the Top 30 Key Redevelopment Sites where authorization to prepare a Marketing Report has been provided by either the property owner or the local municipality. Where some of the sites can be combined with adjacent sites in a municipality to form one area for marketing purposes, this will be treated as one area for the purposes of preparing a detailed Marketing Report. Detailed Scoring Summaries for the sites in each local municipality are presented in Section 8.0. These scoring summaries are accompanied by incentive programs cross reference tables to show which types of incentive programs are available on each site by municipality. Depending on location, not every site in a particular municipality will be eligible for the same incentive programs. The cross reference tables are supported by a summary description of the incentive programs available in each municipality. For a more detailed description of the incentive programs available in each municipality, users of this report should contact the local municipal department/staff in charge of administering the incentive programs to obtain a copy of the relevant CIPs and incentive program application materials.

6.0 USING THE INVENTORY AND MARKETING REPORTS 6.1

Regional Inventory of Redevelopment Opportunities

The Regional Inventory of Redevelopment Opportunities provides detailed mapping, property ownership, size, land use, planning, building, servicing, and other information for almost 80 sites in the Region. These sites were identified by municipal planners and economic development officials using a pre-screened list of requirements designed to result in the inclusion in the Inventory of only prime near-term redevelopment opportunities. While it can serve as a powerful information tool, the Regional Inventory can be used by the NEDC, Regional and local Municipal staff in a number of ways. The Inventory represents a central repository for detailed information on a large number of properties. The Inventory can be used by local planning staff to prioritize detailed local planning efforts in the form of secondary plans and neighbourhood plans. For example, the Town of Fort Erie has already begun this process with its Bridgeburg Neighbourhood Plan (including community consultation) with a main focus of the Plan being detailed planning concepts for the Coal Docks property and nearby properties along the Niagara River Parkway. The Inventory can also be used for establishing priorities for the upgrading of municipal infrastructure. The Inventory can also be used to demonstrate to the Province that the Region and its area municipalities are seeking out and promoting opportunities for infill, intensification and redevelopment. This is consistent with local, regional and provincial policies that promote Smart Growth. From a marketing perspective, the Inventory can be used by local economic development staff and NEDC staff to market the sites to perspective developers, investors, and real estate professionals at conferences, building associations, and industry publications. The Inventory is backed up by comprehensive property level information. Because the sites in the Inventory have been pre-screened and property information is readily available in one location (the Inventory), these sites should provide an elevated likelihood of generating developer/investor interest. The ultimate goal of the Inventory is to provide both municipal staff and developer/investors from within and outside the Region with the information needed to make informed investment and development decisions that will lead to infill, intensification, adaptive reuse and redevelopment of properties in the Region of Niagara. In order to provide maximum flexibility, the Regional Inventory should be available in a variety of formats. This should include hardcopy, digital (e.g., CD) and on line through the NEDC web site, with the Inventory for each municipality available on each of their web sites. Where additional information becomes available for any of the sites, this should be updated in the Inventory by local municipal staff. If possible, a system should be developed whereby when these updates are made by local municipal staff on their web sites, they would be automatically made to the versions contained on the Regional and NEDC web site. As sites are redeveloped, they can be removed from the Regional Inventory and replaced by new sites. Again, coordination between local municipal, Regional and NEDC staff will be critical to ensuring that only the most recent version of the Regional Inventory is in

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Interim Report #1 Identification & Characterization of Niagara’s Top Redevelopment Opportunities circulation and use. Additional uses and applications for the Regional Inventory of Redevelopment Opportunities may be specified as the project progresses.

6.2

Marketing Reports

The Marketing Reports that will be prepared for the Top 30 Key Redevelopment Sites will contain more information than the Inventory. In addition to a summary of the information contained in the Inventory, these Marketing Reports will include: • • • • • • • •

Site maps showing services adjacent to the site; Servicing details; Site photos; Permitted and Recommended Land Uses; Images from a Basic Three Dimensional Visualization Exercise; Summary of Phase I ESA results; Assessed property value and taxes; and, General municipal highlights.

The Marketing Reports will be specifically designed to assist the economic development professionals and planning staff at both the local municipal and regional level in marketing the Key Redevelopment Sites to developers, investors, and support professionals. The visual quality, presentation format and comprehensiveness of these Marketing Reports will signal to developers and investors the priority that the Region and local municipalities are placing on these key redevelopment sites, i.e., these are the best redevelopment opportunities in the region. As with the Regional Inventory, the Marketing Reports should be available in a variety of formats. This should include hardcopy, digital (e.g., CD) and on line through the NEDC web site, with the Marketing Reports for each of the municipal sites available on their respective their web sites. The availability of the Marketing Reports on-line will be a critical factor in ensuring their distribution to the widest possible audience. Where additional revised property or incentive program information becomes available for any of the Key Redevelopment Sites, this should be updated in the Marketing Reports. Again, if possible, a system should be developed whereby when these updates are made by local municipal staff on their web sites, they would be automatically made to the versions contained on the Regional and NEDC web site. Again, coordination between local municipal, Regional and NEDC staff will be critical to ensuring that only the most recent version of each Marketing Report is in circulation and use. As the Key Redevelopment Sites are redeveloped, Marketing Reports can be replaced sequentially for sites further down in the Regional Inventory or other key redevelopment sites that may be identified by the local municipalities. Additional uses and applications for the Marketing Reports may be specified as the project progresses.

7.0 NEXT STEPS The next steps for the Consulting Team in the Identification and Characterization of Niagara’s Top Redevelopment Opportunities are as follows: • • • • • • • •

Conduct a Modified Phase I ESA for each of the Top 30 Sites in the Regional Inventory; Prepare Interim Report #2 summarizing the results of Modified Phase I ESA for the Top 30 Sites; Work with local municipal and regional planning staff to develop recommended land use options for the Top 30 Sites; Provide input on the recommended land use options to the preparation of the three-dimensional Smart Growth visualizations for each of the Top 30 Sites; In consultation with regional and local municipal staff, develop recommendations to address any servicing constraints; Prepare a Marketing Report for each of the Top 30 Sites; Prepare a Final Report and Presentation; and, Prepare and Deliver two Training Sessions that focus on the use and application of the Regional Inventory and Marketing Reports.

The Project Team has raised the idea of further developing and refining the Smart Redevelopment Framework as an innovative site evaluation methodology (model) that could be standardized and utilized by other municipalities. Further discussion of this concept will take place with final recommendations on further development and refinements to the Smart Redevelopment Framework to be contained in the Final Report.

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

8.0 INVENTORY MAPPING, PROPERTY INFORMATION AND SCORING Tab 1 contains a map showing the location of each of the 78 redevelopment opportunity sites in eleven municipalities across the Region of Niagara. Tab 1 also contains a summary table that shows the total and individual criteria scores and ranking for each of the 78 sites as per the Smart Redevelopment Framework. Tabs 2 through to 12 contain the following for each of the eleven municipalities: a)

Map showing the location of each site within the municipality;

Detailed property information table;

Summary scoring table;

Incentive programs cross reference table by site;

Description of available incentive programs;

Table for each site describing the site as it relates to each of the ten criteria in the Smart Redevelopment Framework; and,

Site photo(s).

TAB 1

Regional Inventory Mapping and Scoring

CANDIDATE SITE LOCATIONS NIAGARA REGION

Legend Fort Erie

1. 602 Niagara River Parkway 2. 610 Niagara River Parkway 3. E/S Niagara River Parkway 4. 617 Niagara River Parkway 5. 611 Niagara River Parkway 6. 607 Niagara River Parkway 7. 601 Niagara River Parkway 8. 591 Niagara River Parkway 9. 1 Courtwright Street 10. 40 Jennet Street 11. W/S Central Avenue 12. 275 Lewis Street 13. 469 Central Avenue 14. 465 Central Avenue 15. 475 Central Avenue

3, 4

Grimsby

1. 55 Main Street East 2. 23 & 31 Main Street East 3. 50 Main Street East 4. 53 Ontario Street

Niagara-on-the-Lake 5, 6, 7

3, 8, 13

Lincoln

Grimsby 2

1, 2, 3

St. Catharines

Lincoln

1. King Street and Nineteenth Street (2 properties) 2. 4271 East Avenue 3. Prudhomme's Site (11 properties)

Niagara Falls

9, 12

1. 4001 Fourth Avenue 2. CN Lands - Buttery Street 3. 6158 Main Street 4. 4770 & 4790 Victoria Avenue 5. 4431 Victoria Avenue 6. 5034 Victoria Avenue 7. 4825 Pettit Avenue 8. Lundy's Lane 9. 7200 Niagara Parkway

2, 10, 11, 14

5 2 4 6

7 8

Thorold

West Lincoln

1, 2

Niagara-on-the-Lake

1-5

1. 609 - 645 York Road 2. 1401 York Road 3. 120 John Street 4. 44 Anne Street and Four Adjacent Properties 5. 1245 Queenston Road

Niagara Falls

Pelham

Pelham 8 9

5, 11, 17

3, 12, 16

1. 1450 Pelham Street 2. 1462-1464 Pelham Street 3. 4 Highway 20 West 4. 8 - 10 Highway 20 West 5. 14 - 18 Highway 20 West

2, 14

M:\Jobs\2007\14.07207.001.P01 - NEDC\Mapping\MXD\Regional_Legend_Sept_25_07.mxd

Welland

Port Colborne

1. 105 - 109 Main Street West 2. East Harbour & Waterfront Lands

St. Catharines 1. 55 Oakdale Avenue 2. 37 Centre Street 3. 21 Yale Street 4. 16 Melbourne Avenue 5. 196 Welland Avenue 6. 200 Welland Avenue 7. 210 Welland Avenue 8. 16 Mitchell Street 9. 26 St. Paul Crescent 10. 240-242 St. Paul Street 11. 71 Carlisle Street 12. 21 McGuire Street 13. 142 Queenston Street 14. 198 St. Paul Street

Thorold 1. Queen Street South 2. 100 Ormond Street South

Welland 1. 1 Albert Street 2. 400 East Main Street 3. 17 East Main Street 4. 35 Southworth Street 5. 1 Niagara Street 6. Lincoln Street 7. 129 Hagar Street 8. No Address 9. No Address 10. No Address 11. 200 West Main Street 12. 34-38 King Street 13. 370 Hellems Avenue 14. 411 East Main Street 15. 555 Prince Charles Drive 16. 147 East Main Street 17. 51 Niagara Street

West Lincoln 1. 6254 Skyway Road 2. 6209 Skyway Road (3 properties)

1, 6 10

1-9

Wainfleet Port Colborne

10 - 15

16 Kilometres

Fort Erie

N.T.S.

Regional Redevelopment Opportunities Evaluation Municipality

Welland Fort Erie St. Catharines Niagara Falls St. Catharines Niagara Falls St. Catharines Port Colborne Fort Erie St. Catharines NOTL Lincoln St. Catharines Welland Niagara Falls St. Catharines Grimsby NOTL Grimsby Niagara Falls St. Catharines Welland Thorold NOTL Pelham Niagara Falls St. Catharines St. Catharines Thorold Welland West Lincoln Niagara Falls St. Catharines Welland Welland Welland Pelham Fort Erie Fort Erie Fort Erie

Prop Address No. 1 1 12 1 13 2 14 2 10 9 4 3 4 2 8 11 1 3 2 9 5 11 1 1 1 7 7 10 2 13 1 4 8 3 12 14 4 3 8 15

1 Albert Street (2 properties) 602 Niagara River Parkway 21 McGuire Street 4001 Fourth Avenue (2 properties) 142 Queenston Street CN Lands- Buttery Street 198 St. Paul Street Harbour & Waterfront Lands 40 Jennet Street 26 St. Paul Crescent 44 Anne Street (5 properties) Prudhommes Site (11 properties) 16 Melbourne Avenue 400 East Main Street Lundy's Lane Battlefield 71 Carlisle Street 55 Main Street East 120 John Street 23/31 Main Street East (2 properties) 7200 Niagara Parkway 196 Welland Avenue 200 West Main Street Queen Street South 609-645 York Road (3 properties) 1450 Pelham Street 4825 Pettit Avenue 210 Welland Avenue 240-242 St. Paul Street 100 Ormond Street South 370 Hellems Ave. 6254 Skyway Road 4790 Victoria Avenue 16 Mitchell Street 17 East Main Street 34-38 King Street 411 East Main Street 8-10 Highway 20 West E/S Niagara River Parkway 591 Niagara River Parkway 475 Central Avenue

Location

Size and Configuration 10 10 10 9 8 8 10 10 8 10 8 9 9 8 8 8 8 8 8 9 7 7 6 9 8 8 7 9 7 7 7 7 6 8 8 8 8 9 9 8

Property Availability 9 8 9 8 10 8 8 8 8 7 8 10 8 7 7 7 8 8 7 8 7 7 8 8 7 7 7 7 8 7 6 7 7 7 7 8 7 5 7 7

Servicing

9 9 8 8 6 10 8 6 9 7 9 7 8 9 7 7 8 7 10 8 7 6 8 7 6 8 7 5 7 6 10 10 7 6 7 9 6 8 5 10

Land Use Compatibility 10 9 10 10 10 8 10 10 10 10 10 8 10 10 10 10 10 10 10 10 10 10 8 10 10 10 10 10 8 10 10 10 10 10 10 10 10 10 10 10

Market Interest 9 9 8 9 8 8 8 8 8 8 8 9 8 8 8 9 8 8 8 8 8 8 8 9 8 8 8 8 8 8 9 7 9 7 7 7 8 9 9 8

Reuse/Redevelopment Potential 10 7 8 7 9 9 8 9 8 8 9 9 7 9 6 7 8 9 8 8 5 9 9 9 7 6 5 5 9 9 6 5 7 8 6 5 7 5 5 5

Smart Growth 9 10 9 9 10 8 9 10 7 9 8 9 9 7 8 9 8 8 7 8 9 7 8 8 8 8 8 8 8 7 8 6 8 6 6 6 7 8 8 7

Expression of Municipal Interest 10 9 10 9 9 9 9 9 10 9 9 9 10 9 9 9 9 9 8 8 10 9 9 6 8 9 10 10 7 8 7 8 9 8 8 8 8 8 8 8

Catalytic Effect 10 8 7 9 8 10 7 6 7 7 8 6 7 9 10 7 7 6 7 8 8 9 8 6 7 6 8 7 8 8 7 9 8 8 9 8 7 6 6 6

8 10 10 10 10 9 10 10 10 10 8 8 8 7 9 9 8 8 8 5 8 7 6 6 9 7 7 8 7 7 7 7 5 8 8 7 8 7 8 6

TOTAL

RANK

94 89 89 88 88 87 87 86 85 85 85 84 84 83 82 82 82 81 81 80 79 79 78 78 78 77 77 77 77 77 77 76 76 76 76 76 76 75 75 75

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40

Municipality

Niagara Falls St. Catharines Niagara Falls Port Colborne Lincoln West Lincoln Pelham Pelham St. Catharines Fort Erie Fort Erie Pelham Welland Welland Welland Grimsby Fort Erie Fort Erie Fort Erie Fort Erie Welland Fort Erie Grimsby St. Catharines St. Catharines Welland NOTL Welland Welland NOTL Fort Erie Fort Erie Lincoln Welland Niagara Falls Welland Welland Fort Erie

Prop Address No. 5 1 3 1 1 2 2 5 2 6 9 3 10 15 17 4 2 5 12 14 9 13 3 3 6 7 2 6 16 5 4 7 2 5 6 4 8 11

Location

Size and Configuration

Property Availability

4431 Victoria Avenue 7 6 55 Oakdale Avenue 6 6 6158 Main Street 7 7 105-109 Main Street West 6 6 7 8 King Street and Nineteenth Street (2 propertie 6209 Skyway Road (3 properties) 7 8 1462-1464 Pelham Street 8 6 14-18 Highway 20 West 8 7 37 Centre Street 6 6 607 Niagara River Parkway 8 5 1 Courtwright Street 8 6 4 Highway 20 West 8 5 City property south of Shaw - No Address 6 9 555 Prince Charles Drive 7 9 51 Niagara Street 7 7 53 Ontario Street 7 6 610 Niagara River Parkway 9 5 611 Niagara River Parkway 8 6 275 Lewis Street 7 7 465 Central Avenue 8 7 32 Acres South of Woodlawn - No Address 9 8 469 Central Avenue 7 7 50 Main Street East 8 6 21 Yale Street 7 8 200 Welland Avenue 7 5 129 Hagar Street 7 6 1401 York Road 6 5 Lincoln Street (Vacant) 8 8 147 East Main Street 8 6 1245 Queenston Road 6 5 617 Niagara River Parkway 7 5 601 Niagara River Parkway 8 5 4271 East Avenue 8 6 1 Niagara Street 7 6 5034 Victoria Avenue 6 5 35 Southworth Street 6 6 Atlas Landfill - No Address 8 6 W/S Central Avenue Linear open space trail - not applicable

Servicing

8 8 6 8 7 7 6 7 7 8 7 6 7 5 6 10 5 5 5 5 9 5 6 8 7 6 6 6 6 7 5 5 6 5 5 5 5

Land Use Compatibility 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 6 10 10 10 10 10 10 7 10 10 10 10 7 10 10 10 5

Market Interest 7 8 8 9 8 9 8 8 9 9 9 8 8 8 7 7 9 9 8 8 7 8 7 7 8 7 8 7 7 7 9 8 8 7 7 7 6

Reuse/Redevelopment Potential 7 7 7 5 9 6 7 7 6 5 5 7 9 5 5 6 5 5 5 5 5 5 6 5 5 6 9 5 5 9 5 5 6 5 5 5 5

Smart Growth 6 7 6 9 7 8 7 7 7 8 8 7 6 8 7 6 8 8 7 7 8 7 7 6 5 6 7 7 5 7 7 7 7 5 7 6 5

Expression of Municipal Interest 7 9 8 9 7 7 8 7 9 8 8 8 6 8 8 7 8 8 9 9 8 9 7 7 10 7 7 7 6 6 8 8 7 7 7 7 7

Catalytic Effect 9 8 9 7 6 7 7 7 7 6 6 7 6 7 9 7 6 6 6 6 6 6 7 8 8 8 6 8 9 6 6 6 6 8 6 6 8

TOTAL

8 6 7 6 6 6 8 7 7 7 7 8 6 6 7 7 7 7 8 7 6 7 7 4 5 7 6 6 7 6 6 6 7 6 7 6 6

RANK

75 75 75 75 75 75 75 75 74 74 74 74 73 73 73 73 72 72 72 72 72 71 71 70 70 70 70 69 69 69 68 68 68 66 65 64 61 0

41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78

TAB 2

City of Niagara Falls Mapping, Property Information and Scoring

Niagara-on-the-Lake St. Catharines

1 5

2 4

EO LAK

Thorold

RIO NTA

Niagara Falls Niagara Falls

M:\Jobs\2007\14.07207.01.P01 - NEDC\Mapping\MXD\Niagara_Falls.mxd

Welland

Fort Erie

Port Colborne

NIAGARA FALLS Niagara Falls 1. 4001 Fourth Avenue 2. CN Lands - Buttery Street 3. 6158 Main Street 4. 4770 & 4790 Victoria Avenue 5. 4431 Victoria Avenue 6. 5034 Victoria Avenue 7. 4825 Pettit Avenue

8. Lundy's Lane 9. 7200 Niagara Parkway

N.T.S.

City of Niagara Falls - Property Information - Candidate Sites

PROP

MUNICIPAL ADDRESS

PROPERTY

NO. 1

ASSESSED OWNER

NAME 4001 Fourth Avenue

Cytec

Cytec Canada Inc.

SIZE - acres

FRONTAGE

DEPTH

OFFICIAL PLAN

(ha)

ft (m)

DESIGNATION

93.0

Unknown

Industrial

(37.6) 2 3

Buttery Street 6158 Main Street

CN Lands Former Coca Cola Plant Lands

4790 Victoria Avenue

Former Canadian

Canadian National Railway

44.0

Company

(17.8)

4770 Victoria Avenue 5

4431 Victoria Avenue

adjacent parking lot Former Kimberly

5034 Victoria Avenue

Former Niagara

176.1

388.9

(53.7)

(118.6)

1.0

100.0

230.7

(0.4)

(30.5)

(70.4)

0.4

78.0

132.5

(0.2)

(23.8)

(40.4)

4.67

Not

Varies

(1.9)

available

Teng Chen Chien O Rudan Export Import Ltd. Niagara Falls Hydro Inc.

4825 Pettit Avenue

Former Con-Agra

Lundy's Lane

Lundy's Lane Battlefield Area Lands

7200 Niagara Parkway

99.0 (30.2)

Paletta International (1990)

10.5

677.9

Inc.

(4.3)

(206.8)

Various including City of

Varies

Plant 8

0.9 (0.4)

BLDG

SIZE OF

TYPE

BLDGS. (sq. ft.)

Vacant Land

n/a

SERVICE STATUS WATER Yes

SANITARY Yes

STORM Yes

ENVIRONMENTAL

PREVIOUS/CURRENT

CURRENTLY ELIGIBLE

REPORTS

DEVELOPER INTEREST

FOR CIP PROGRAMS*

Numerous reports

Industrial - Special Policy

Transportation-Distribution

varies

Minor Commercial

General Commercial (GC)

Small open storage

Unknown

Yes

n/a

building 0

Vacant Land

Completed by owner, but

n/a

Yes

General Commercial (GC)

Preliminary proposal was

Brick and concrete

17000

Yes

Minor Commercial

General Commercial (GC)

Vacant parking lot

Downtown CIP n/a

Yes

Yes Downtown CIP

Industrial

General Industrial (GI-53)

Brick and concrete block

37268

Yes

Application submitted to City

Minor Commercial

General Commercial (GC)

2 Storey brick/block

two years ago - deferred 9897

Yes

Industrial

Light Industrial (LI)

Brick and concrete block

Special Policy Area 10

Various

n/a

Various

Brownfields CIP 175000

Yes

Yes Brownfields CIP

Unknown

Yes

Yes - for Tourist Commercial

Niagara Falls

Toronto Power

Ontario Power

Generating Station

Generation Inc.

* Note: All properties are eligible for Brownfields CIP programs subject to no double dipping.

Yes Downtown CIP Yes

building and separate garage industrial building and a dome

Varies

Yes Historic Drummondville CIP Yes

1 Storey

(99.1) Unknown

Brownfields CIP submitted but did not proceed

Minor Commercial

Yes Brownfields CIP Yes

not available

2 Storey 325.0

To be marketed upon completion of remediation

Industrial (TDI 33)

1.4

Falls Hydro Building 7

varies

(0.6)

Clark Building 6

varies

(Ontario) 48 Ltd. 2030688 Ontario Ltd.

Heavy Industrial (HI) &

NO. OF BLDGS.

Heavy Industrial (HI-49)

I F Propco Holdings

Tire Store and

ZONING

Yes Historic Drummondville CIP

Unknown

Open Space

4 storey

approx.

generating station

4,075

Yes

Phase I ESA - 2006

Yes

Yes Brownfields CIP

NEDC Municipality

Niagara Falls Niagara Falls Niagara Falls Niagara Falls Niagara Falls Niagara Falls Niagara Falls Niagara Falls Niagara Falls

Niagara Falls Redevelopment Opportunities Evaluation Prop No.

Address

1 2 3 4 5 6 7 8 9

4001 Fourth Avenue CN Lands- Buttery Street 6158 Main Street 4790 Victoria Avenue 4431 Victoria Avenue 5034 Victoria Avenue 4825 Pettit Avenue Lundy's Lane Battlefield 7200 Niagara Parkway

Location

Size and Configuration

9 8 7 7 7 6 8 8 9

Property Availability

8 8 7 7 6 5 7 7 8

Servicing

8 10 6 10 8 5 8 7 8

Land Use Compatibility

10 8 10 10 10 10 10 10 10

Market Interest

9 8 8 7 7 7 8 8 8

Reuse/Redevelopment Potential 7 9 7 5 7 5 6 6 8

Smart Growth

9 8 6 6 6 7 8 8 8

Expression of Municipal Interest 9 9 8 8 7 7 9 9 8

Catalytic Effect

9 10 9 9 9 6 6 10 8

TOTAL

10 9 7 7 8 7 7 9 5

88 87 75 76 75 65 77 82 80

NEDC Municipality

Niagara Falls Niagara Falls Niagara Falls Niagara Falls Niagara Falls Niagara Falls Niagara Falls Niagara Falls Niagara Falls

Niagara Falls Redevelopment Opportunities - Incentive Programs Prop No.

Address

1 2 3 4 5 6 7 8 9

4001 Fourth Avenue CN Lands 6158 Main Street 4790 Victoria Avenue 4431 Victoria Avenue 5034 Victoria Avenue 4825 Pettit Avenue Lundy's Lane Battlefield 7200 Niagara Parkway

Local DC Waiver/ Exemption

X X X X X X X X X

Regional DC Waiver/Exemption

X X X X X X X X X

Environmental Study Grant

X X X X X X X X X

Brownfields Tax Assistance

X X X X X X X X X

Brownfields Rehabilitation Grant X X X X X X X X X

Downtown Residential Loan

X X

Downtown Commercial Building Grant

X X

Downtown Building Facade Grant

X X

Downtown Revitalization Grant

Historic Drummondville Commercial Building and Facade Improvement Grant

Historic Drummondville Reviatalization Grant

Historic Drummondville Residential Loan

X X

Historic Drummondville Peer-Robinson Residential Rehabilitation Grant

Niagara Falls - Historic Drummondville Community Improvement Plan - Approved March 23, 2007 PROGRAM

DESCRIPTION

DURATION

Commercial Building and Facade Improvement Grant Program

Matching grant equivalent to 50% of the cost of eligible storefront and front, rear and side facade improvement/restoration works, and eligible interior and exterior building maintenance and improvement works.

Approximately ten (10) years, subject to the availability of funding as approved by Council.

The maximum matching grant for eligible storefront and front facade improvement works is $10,000. The maximum matching grant for eligible interior and exterior building maintenance and improvement works is $10,000. The maximum matching grant can be increased by up to $5,000 at the discretion of Council for: a) rear and/or side facade improvement/restoration works for those properties located adjacent to Sylvia Place Market; b) rear and/or side facade improvement/restoration works for those properties whose side and/or rear facades are highly visible from Main Street, Ferry Street or Lundyâ&#x20AC;&#x2122;s Lane; and c) properties designated under the Ontario Heritage Act. The maximum matching grant per property is $25,000. Revitalization Grant Program

Annual grant equivalent to 80% of the increase in Municipal taxes in Years 1-5 after rehabilitation, 60% in Years 6 and 7, 40% in Year 8, Approximately ten (10) years, and 20% in Years 9 and 10. subject to the availability of funding as approved by Council. The rehabilitation project must result in an increase in assessment value and property taxes.

Residential Loan Program

0% interest loan on the basis of $20 per sq. ft. of habitable space created, to a maximum loan of $20,000 per unit. Maximum loan of $500,000 per property.

Approximately ten (10) years, subject to the availability of funding as approved by Council.

Loan is repayable in equal monthly payments over 5 years and a lump sum payment of outstanding funds at the end of the 5 year term. Peer-Robinson Residential Rehabilitation Grant Program

Matching grant equivalent to 50% of the cost of eligible exterior building maintenance and property improvement works to residential properties within the area bounded by Main Street, Peer Street, Allendale Avenue and Robinson Street. Minimum grant of $2,000 per property. Maximum grant of $10,000 per property

Development Charge Exemption Program*

Exemption from payment of 75% of the City development charge on residential, commercial and mixed use development and redevelopment projects that create additional residential units and/or commercial space.

Approximately five (5) years, subject to the availability of funding as approved by Council. Approximately five (5) years, subject to the availability of funding as approved by Council with an option to extend for another five (5) years.

Niagara Falls -Downtown Community Improvement Plan - Approved March 11, 2006 PROGRAM

DESCRIPTION

DURATION

Residential Loan Program

0% interest loan on the basis of $20 per sq. ft. of habitable space created, to a maximum loan of $20,000 per unit.

Approximately ten (10) years, subject to the availability of funding as approved by Council.

No maximum loan per property. Loan is repayable in equal monthly payments over 5 years and a lump sum payment of outstanding funds at the end of the 5 year term.

Facade Improvement Grant Program

Matching grant equivalent to 50% of the cost of eligible storefront and front facade improvement/restoration works.

Commercial Building Grant

Matching grant equivalent to 50% of the cost of eligible interior and exterior building improvement works to a maximum grant of $10,000 with up to an additional $5,000 grant for prominent properties along Queen Street and Erie Avenue and/or properties designated under the Ontario Heritage Act.

Revitalization Grant Program

Development Charge Exemption Program*

The maximum matching grant for eligible storefront and front facade improvement works is $10,000.

Approximately five (5) years, subject to the availability of funding as approved by Council and offered for up to another five (5) years.

Approximately five (5) years, subject to the availability of funding as approved by Council with option to extend for another five (5) years.

Niagara Falls - Brownfield Community Improvement Plan - Approved July 17, 2006 PROGRAM

DESCRIPTION

DURATION

Environmental Study Grant Program

Matching grant equivalent to 50% of cost of eligible Environmental Study to a maximum of $12,500 per study.

Approximately five (5) years, subject to the availability of funding as approved by Council with option to extend for another five (5) years.

Brownfield Tax Assistance Program

Deferral or cancellation of Municipal taxes levied on property for taxes during rehabilitation and development period. Also matching education property tax assistance through Ministry of Finance.

Ceases when total taxes provided equals total eligible costs or after 5 years.

Brownfield Rehabilitation Grant Program

Annual grant for up to 10 years where rehabilitation results in an increase in assessment value and property taxes.

For up to ten (10) years.

Two (2) studies per property with a maximum of $20,000.

Where property requires Environmental Remediation Pilot Project Area - 10 years General Areas of Community Improvement - 7 years Rest of Urban Area - 7 years Where property does not require Environmental Remediation Pilot Project Area - 5 years General Areas of Community Improvement - 5 years Rest of Urban Area - no grant

Brownfield Development Charge Exemption Program*

Applicant with approved application and agreement under the Brownfield Rehabilitation Grant Program has option of applying costs of remediation against the development charges payable. Exemption from payment of up to 75% of the City development charge. Additional 25% exemption of development charges depending on the inclusion of Smart Growth principles.

* This program does not form part of the Community Improvement Plans

Approximately five (5) years, subject to the availability of funding as approved by Council with option to extend for another five (5) years.

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

CN Lands, Niagara Falls Property 1 - Cytec Lands, 93.0 acres (37.6 ha), two properties Comment

1) Location

The site has frontage on Stanley Avenue (Regional Road 102) where it meets Thorold Stone Road (Regional Road 57) and Fourth Avenue. The site is located just northwest of Niagara Falls' downtown between the canal to the east and rail yards to the west and north.

9/10

2) Size and Configuration

The property consists of 93 acres, and is bisected by a hydro line corridor.

8/10

3) Property Availability

16.5 acres of the 93.0 acres has been transferred to the City of Niagara Falls for construction of a four pad arena complex. The balance of the site will be available subsequent to remediation.

8/10

4) Servicing

Full services available.

5) Land Use Compatibility

Detailed land use review is ongoing, including land use designations and zoning. Proposed light industrial and service commercial uses. Public has been involved in land use review.

9/10

6) Market Interest

Site will be marketed upon completion of remediation. City is redeveloping a portion of the site for an arena facility.

7/10

7) Reuse/ Redevelopment Potential

Key redevelopment parcel adjacent to downtown. Site plan has been prepared for arena facility.

9/10

8) Smart Growth

Opportunity for a mix of commercial and light industrial land use designations. Site is located in City's pilot project area (PPA), the City's highest priority for incentives for remediation and redevelopment, where the City intends to use FCM Green Municipal Fund monies for remediation.

9/10

9) Expression of Municipal Interest

Detailed land use review ongoing. A functional design study has been completed for the extension of Thorold Stone Road to the site.

9/10

10) Catalytic Effect

Redevelopment of this site will reinvigorate the downtown (which is subject a CIP), catalytic effect will be high.

10/10

Score

10/10

TOTAL

88/100 RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

4001 Fourth Avenue, Property 1, Niagara Falls, Cytec 93 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

CN Lands, Niagara Falls Property 2 , 44.0 acres (17.8 ha)

1) Location

Good location Downtown close to Great Wolf Lodge and proposed extension of Thorold Stone Road.

8 /10

2) Size and Configuration

Very large property. Operating rail line will remain.

8 /10

3) Property Availability

Property is For Sale Owner indicated property had been sold, but no confirmation that sale has closed.

4) Servicing

Sanitary services do not abut the property.

8 /10

5) Land Use Compatibility

Vacant industrial and mixed use to the north. Future uses must be compatible with/buffered from rail noise.

8 /10

6) Market Interest

Owner indicates several potential offers to purchase property.

9 /10

7) Reuse/ RedevelopMent Potential

Range of potential uses and mix of uses for the site. Several land use concepts being developed by the City. Final land use(s) may be limited by level of contamination on the property.

8 /10

8) Smart Growth

Very good potential to plan for a Smart Growth community on this site with location close to downtown. Possibility for higher densities and mix of uses.

9 /10

Comment

9) Expression of Municipal Interest

Property is in Pilot Project Area which is highest priority for incentives under the Brownfields CIP. City is currently undertaking detailed land use planning study for the area, including these lands.

10) Catalytic Effect

Catalytic effect on neighbourhood and downtown area would be very significant.

TOTAL

Score

10 /10

9 /10

87 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

CN Lands, Niagara Falls 44.0 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

6158 Main Street, Niagara Falls Property 3 , 1.4 acres (0.6 ha)

1) Location

Located in Historic Drummondville. Residential Area - located adjacent to a park and a closed school.

7 /10

2) Size and Configuration

Frontage on Main Street and Robinson Street. Vacant Land.

7 /10

3) Property Availability

Unknown.

6 /10

4) Servicing

Full services available.

5) Land Use Compatibility

Residential use would be most compatible with surrounding neighbourhood. 4-6 Storeys considered compatible with surrounding neighbourhood.

8 /10

6) Market Interest

Proposal was submitted for a 10 storey residential complex. Proposal did not proceed.

7 /10

7) Reuse/ Redevelopment Potential

While the property presents as a viable redevelopment site, the market for residential condominium/apartment in this part of the City may be viable.

6 /10

8) Smart Growth

Represents opportunity for intensification and reinforcement and support of existing neighbourhood and residential uses.

8 /10

9) Expression of Municipal Interest

Property is in the Historic Drummondville CIP. Incentives available for residential construction.

9 /10

10) Catalytic Effect

Catalytic effect on neighbourhood would be significant.

7 /10

Comment

Score

10 /10

TOTAL

75 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

6158 Main Street, Property 3, Niagara Falls 1.4 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

4790 Victoria Avenue, Niagara Falls Property 4 , 1.0 acres (0.4 ha)

1) Location

Located near entrance to Downtown at major intersection. High traffic and exposure location.

Comment

Score

7 /10

2) Size and Configuration

Good size commercial property with large parking lot adjacent. L-shaped lot with frontage on Victoria, Huron and Morrison. Former 17,000 sq.ft. Canadian Tire Building â&#x20AC;&#x201C; Vacant. Building cannot readily be adapted for other uses.

3) Property Availability

Property is For Sale.

10 /10

4) Servicing

Full services available.

10 /10

5) Land Use Compatibility

May be ideal for 4-5 Storey Residential with commercial at grade or commercial/retail use.

7 /10

6) Market Interest

None

5 /10

7) Reuse/ RedevelopMent Potential

Reuse potential is limited due to type of building. Good redevelopment site but market for residential on Victoria Avenue in this particular location may be limited.

6 /10

8) Smart Growth

Represents opportunity for intensification and mixed use.

8 /10

9) Expression of Municipal Interest

Property is in the Downtown CIP.

9 /10

10) Catalytic Effect

Catalytic effect on surrounding area would be moderate to significant depending on proposed redevelopment.

7 /10

TOTAL

7 /10

76 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

4790 Victoria Avenue, Property 4, Niagara Falls 1.0 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

4431 Victoria Avenue, Niagara Falls Property 5, 4.7 acres (1.9 ha)

1) Location

Large property with good location at northwest corner of major intersection. Close to Great Wolf Lodge.

7 /10

2) Size and Configuration

Large brick and concrete building that has been vacant for some time. Condition of building is questionable.

6 /10

3) Property Availability

Property is available for development.

8 /10

4) Servicing

Full services available.

5) Land Use Compatibility

Mixed use is appropriate for this property.

7 /10

6) Market Interest

A planning application was submitted in 2005 to redesignate and rezone land from industrial to commercial to permit a festival market, dinner theatre and children's play area. The application was deferred and has not been reopened.

7 /10

7) Reuse/ Redevelopment Potential

Reuse potential is limited due to type of building. Good redevelopment site but market for residential use on Victoria Avenue in this particular location may be limited.

6 /10

8) Smart Growth

Good potential for incorporation of Smart Growth elements.

7 /10

9) Expression of Municipal Interest

Property is in the Downtown CIP. May also benefit from the Brownfields CIP if property is contaminated.

9 /10

10) Catalytic Effect

Catalytic effect on surrounding area would be moderate to significant depending on proposed redevelopment.

8 /10

Comment

Score

10 /10

TOTAL

75 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

4431 Victoria Avenue, Property 5, Niagara Falls 4.7 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

5034 Victoria Avenue, Niagara Falls Property 6, 0.9 acres (0.4 ha)

1) Location

Small property on Victoria Avenue.

6/10

2) Size and Configuration

Building appears to be in fair to poor condition. Vacant land in rear of building. Hydro boxes at rear.

5/10

3) Property Availability

Uncertain.

4) Servicing

Full services available.

5) Land Use Compatibility

Adjacent to commercial and mixed uses and in close proximity to residential uses to east.

7/10

6) Market Interest

Unknown.

5/10

7) Reuse/ Redevelopment Potential

Possible reuse potential for residential lofts.

7/10

8) Smart Growth

Good potential for incorporation of Smart Growth elements.

7/10

9) Expression of Municipal Interest

Not in a CIP area.

6/10

10) Catalytic Effect

Catalytic effect on surrounding area would be moderate.

7/10

Comment

Score

5/10 10/10

TOTAL

65/100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

5034 Victoria Avenue, Property 6, Niagara Falls 0.9 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

4825 Pettit Avenue, Niagara Falls Property 7, 10.5 acres (4.2 ha)

1) Location

Good location â&#x20AC;&#x201C; stable residential neighbourhood to east and south. Adjacent to commercial area and major intersection of Dorchester and Morrison. Large property.

8/10

2) Size and Configuration

Site would need buffer along rail line for any residential use â&#x20AC;&#x201C; rail line is very active.

7/10

3) Property Availability

Property is currently listed For Lease.

8/10

4) Servicing

Full services available.

5) Land Use Compatibility

Current land use compatibility issues between industrial use of property and residential neighbourhood, e.g., truck loading docks accessed via residential streets. Large scale residential redevelopment may add to traffic congestion on Dorchester Road.

8/10

6) Market Interest

Unknown.

6/10

7) Reuse/ Redevelopment Potential

Possible reuse potential for residential lofts.

8/10

8) Smart Growth

Very good potential for a Smart Growth development on a site this size and in this location.

9/10

9) Expression of Municipal Interest

Not in a CIP area.

6/10

10) Catalytic Effect

Surrounding area is in good condition so catalytic effect would be moderate.

7/10

Comment

Score

10/10

TOTAL

77/100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

4825 Pettit Avenue, Property 7, Niagara Falls 10.5 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

Lundy’s Lane Battlefield Property 8

1) Location

Good location at entrance to Historic Drummondville Area. Good views of Main and Ferry area and Lundy’s Lane.

8 /10

2) Size and Configuration

Vacant lands at rear of cemetery and other lands in vicinity, e.g., City owned parking lot present opportunities to increase size of parcel.

7 /10

3) Property Availability

City has acquired several properties in the area and will continue to do so when opportunities present themselves.

7 /10

4) Servicing

Full services available.

5) Land Use Compatibility

Heritage and tourist commercial use of the lands is compatible with nearby uses.

8 /10

6) Market Interest

Some interest for redevelopment of the land for tourist commercial.

6 /10

7) Reuse/ Redevelopment Potential

Possibility to create a heritage legacy project. Future development plans are provided in the Lundy’s Lane Battlefield Master Plan.

8 /10

8) Smart Growth

Heritage preservation.

9 /10

9) Expression of Municipal Interest

In the Historic Drummondville CIP. Identified as a key component of the CIP.

10) Catalytic Effect

Catalytic effect on Historic Drummondville could be very significant.

Comment

Score

10 /10

TOTAL

10 /10

9 /10 82 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

Lundyâ&#x20AC;&#x2122;s Lane Battlefield, Property 8, Niagara Falls

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

7200 Niagara Parkway, Niagara Falls Property 9 â&#x20AC;&#x201C; Toronto Power Generating Station, Size Unknown Comment

1) Location

The site has frontage along the Niagara Parkway and Niagara River, just south of the Horseshoe Falls. This site is located southeast of the Fallsview Tourist District and is situated prominently on the public Open Space system.

9/10

2) Size and Configuration

The property is linear and is bounded by the Niagara River and Niagara Parkway system.

8/10

3) Property Availability

Ownership to be transferred to the Niagara Parks Commission in the short-term.

8/10

4) Servicing

Full services available.

5) Land Use Compatibility

Proposed public use such as a museum , or compatible use with interpretive features, supportive of and compatible with surrounding Open Space. Redesigntation may be required.

8/10

6) Market Interest

Site will be marketed upon transfer of ownership. Private/public partnership desired.

8/10

7) Reuse/ RedevelopMent Potential

Prominent heritage building with high potential for tourism related uses. Limited ability to provide parking directly associated with the building.

8/10

8) Smart Growth

Opportunity for adaptive reuse of the heritage structure, potential to increase the amenity and walkability of the Open Space network, and to introduce a mix of uses to the building/site.

8/10

9) Expression of Municipal Interest

May benefit from Brownfield CIP if contaminated.

8/10

10) Catalytic Effect

Reuse of site will have low to moderate catalytic effect.

5/10

Score

10 /10

TOTAL

80/100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

Toronto Power Generating Station, Property 9, Niagara Falls

TAB 3

City of Port Colborne Mapping, Property Information and Scoring

Port Colborne

M:\Jobs\2007\14.07207.01.P01 - NEDC\Mapping\MXD\Port_Colborne.mxd

PORT COLBORNE Port Colborne 1. 105 - 109 Main Street West 2. East Harbour & Waterfront Lands

N.T.S.

City of Port Colborne - Property Information - Candidate Sites NO.

MUNICIPAL ADDRESS

PROPERTY

ASSESSED OWNER

NAME

1 2

105-109 Main Street West Unknown

City of Port Colborne East Harbour and Waterfront Lands

Transport Canada

SIZE - acres

FRONTAGE

DEPTH

OFFICIAL PLAN

(ha)

ft (m)

DESIGNATION

0.6 (0.2) appr. 150 (appr. 60.7)

132 (42.0) Unknown

184.4 (56.2) Unknown

Commercial Heavy Industrial

ZONING

Central Commercial CC-207 Heavy Industrial

SERVICE STATUS

NO. OF

BLDG

SIZE OF

BLDGS.

TYPE

BLDGS. (sq. ft.)

n/a

Full urban services in area

Phase I and II

Yes - interest shown

n/a

Full urban services in area

- Phase I and II ESA - SSRA Report

Yes - interest shown

WATER

SANITARY

STORM

ENVIRONMENTAL

PREVIOUS/CURRENT

CURRENTLY ELIGIBLE

REPORTS

DEVELOPER INTEREST

FOR CIP PROGRAMS

No CIP being developed No CIP being developed

NEDC

Port Colborne Redevelopment Opportunities Evaluation

Municipality

Prop No.

Address

Port Colborne Port Colborne

1 2

105-109 Main Street West Harbour & Waterfront Lands

Location

Size and Configuration

6 10

Property Availability

6 8

Servicing

8 6

Land Use Compatibility

10 10

Market Interest

9 8

Reuse/Redevelopment Potential 5 9

Smart Growth

9 10

Expression of Municipal Interest 9 9

Catalytic Effect

7 6

TOTAL

6 10

75 86

NEDC Municipality

Port Colborne Port Colborne

Port Colborne Redevelopment Opportunities - Incentive Programs Prop No. 1 2

Address

Local DC Waiver/ Exemption

105-109 Main St. West Harbour & Waterfront Lands

Regional DC Waiver/Exemption X

Program

Description

Local Development Charge Waiver/Exemption

Exemption from payment of 75%-100% of Town development charge on residential, commercial and mixed use development and redevelopment projects in the Downtown

Regional Development Charge Waiver/Exemption

Exemption from payment of 75%-100% of Regional development charge on residential, commercial and mixed use development and redevelopment projects in the Downtown

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size (acres) Category

105 - 109 Main Street West, Port Colborne Property 1 - 0.6 acres (0.2 ha) Comment

1) Location

Located on the island, gateway to the City and high traffic area. Situated along Highway 13, just west of the lift bridge.

6 /10

2) Size and Configuration

Property is 0.6 acres in size with 132 ft frontage on Main St. W. and 85 ft on Church St. 'The site is vacant and is used as a parking lot.

6 /10

3) Property Availability

Currently owned by the City.

8 /10

4) Servicing

Full urban services.

5) Land Use Compatibility

Currently being studied through the Port Colborne Gateway: Humberstone Community Improvement Plan (CIP). Predesignated and prezoned for mixed use redevelopment.

9 /10

6) Market Interest

Yes, interest shown.

5 /10

7) Reuse/ Redevelopment Potential

High profile parcel for residential/commercial opportunities in the Gateway area.

9 /10

8) Smart Growth

Property provides opportunities for a mix of uses and housing types and can reinforce the walkable nature of Main Street.

9 /10

9) Expression of Municipal Interest

CIP being prepared. Property may be eligible for incentives.

10) Catalytic Effect

Enhancement of the "main street" character and profile is a gateway to act as an "anchor" to revitalize commercial uses.

Score

10 /10

7 /10

TOTAL

6 /10

75 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

105-109 Main Street, Property 1, Port Colborne 0.6 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size (acres) Category

East Harbour and Waterfront Lands, Port Colborne Property 2 â&#x20AC;&#x201C; approx 150 acres (60.7 ha), 2 parcels Comment

1) Location

High profile location on Welland Canal, lakeshore and across from downtown tourist area.

2) Size and Configuration

2 large parcels, contiguous along the waterway and Lake Erie shoreline. There are no buildings on-site.

8 /10

3) Property Availability

Municipality indicates within 12 months.

6 /10

4) Servicing

Full urban services available.

5) Land Use Compatibility

Offers compatible opportunities with residential uses and waterways associated uses.

8 /10

6) Market Interest

Developer interest has been indicated by the municipality.

9 /10

7) Reuse/ Redevelopment Potential

Multiple opportunities for a variety of uses. Concept plan preparation on hiatus.

8) Smart Growth

High potential for mixed use redevelopment intensification with a range of housing, and expansion of the walkable waterfront.

9 /10

9) Expression of Municipal Interest

Port Colborne Harbour and Waterfront Strategy on hiatus (Secondary Plan, Community Improvement Plan) but restart of study planned soon.

6 /10

10) Catalytic Effect

Very high overall potential to increase accessibility to the waterfront, revitalize the downtown and instigate improvement of adjacent residential uses.

Score 10 /10

10 /10

TOTAL

10 /10

86 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

Harbour and Waterfront Lands, Property 2, Port Colborne Approximately 150 acres

TAB 4

City of St. Catharines Mapping, Property Information and Scoring

5,6,7

8 2

11 10 14

St. Catharines

M:\Jobs\2007\14.07207.01.P01 - NEDC\Mapping\MXD\St_Catharines.mxd

ST. CATHARINES

N.T.S.

St. Catharines 1. 55 Oakdale Avenue 2. 37 Centre Street 3. 21 Yale Street 4. 16 Melbourne Avenue 5. 196 Welland Avenue 6. 200 Welland Avenue

7. 210 Welland Avenue 8. 16 Mitchell Street 9. 26 St. Paul Crescent 10. 240-242 St. Paul Street 11. 71 Carlisle Street 12. 21 McGuire Street

13. 142 Queenston Street 14. 198 St. Paul Street

City of St. Catharines - Property Information - Candidate Sites NO.

MUNICIPAL ADDRESS

PROPERTY

ASSESSED OWNER

NAME 1 2 3 4

55 Oakdale Avenue

2075790 Ontario Inc.

37 Centre Street

Polus Einari

21 Yale Street 16 Melbounre Avenue

St. Catharines Racquet

6 7 8 9 10 11 12

196 Welland Avenue

210 Welland Avenue

71 Carlisle Street

Municipal Parking Garage

21 McGuire Street

14.4

964.1

454.4

High Density

(5.8)

(293.9)

(138.5)

Residential

0.4

45.4

123.0

Commercial

(0.2)

(13.8)

(37.5)

(Transition) Industrial

419.3

237.4

(127.8)

(72.4) Unknown

1609731 Onatrio Inc.

3.2

258.6

(1.3)

(78.8)

2.9

169.3

320

Mixed Commercial

(1.2)

(51.6)

(97.5)

Residential

Neighbourhood

0.3

66.0

178

Mixed Commercial

(0.1)

(20.1)

(54.3)

Residential

0.9

169.9

268

Mixed Commercial

(0.4)

(51.8)

(81.7)

Residential

4.1

50.0

Unknown

(1.7)

(15.2)

Low-Medium

94.3

96.4

Commercial

(28.7)

(29.4)

0.9

124.7

174.0

Commercial

Investment Ltd. and No. 1

(0.4)

(38.0)

(53.0)

C3 (EPA TBD)

City of St. Catharines

BLDG

SIZE OF

TYPE

BLDGS. (sq. ft.)

Industrial

Unknown

1.1

341.3

176.8

Commercial

(0.4)

(104.0)

(53.9)

Unknown

Commercial

SERVICE STATUS WATER Size TBD (Oakdale Ave.)

SANITARY Size TBD (Oakdale Ave.)

STORM Size TBD (Oakdale Ave.)

ENVIRONMENTAL

PREVIOUS/CURRENT

CURRENTLY ELIGIBLE

REPORTS

DEVELOPER INTEREST

FOR CIP PROGRAMS

Yes

1 and 2-3 Storeys BC M1

0 1

Vacant Land Vacant Industrial Industrial

CR-H

Commercial (1) &

n/a Unknown Unknown

Size TBD (Centre St. &

King St.)

TBD

Size TBD (Yale Cres. &

Berryman Ave.)

Size TBD (on-site)

Size TBD (Blain Place)

Yes St. Catharines CIP Yes St. Catharines CIP Yes St. Catharines CIP

Unknown

Residential (3) CR-H

Commercial

Unknown

Size TBD (Welland Ave,

North St. & Niagara St.)

Size TBD (Welland Ave)

Size TBD (Niagara St.)

Yes St. Catharines CIP

TBD

Yes St. Catharines CIP

CR-H

Commercial &

Unknown

Size TBD (Welland Ave)

TBD

Yes

Converted Residential R2C

Commercial

St. Catharines CIP Unknown

Size TBD (Mitchell St.)

TBD

Yes

2 Storey BC

Commercial -

Unknown

Garage & Vacant BC

Commercial with

Unknown

Size TBD (St. Paul St.,

Size TBD (St. Paul St. &

St. Paul Cres. & McGuire St.)

St. Paul Cres.)

Size TBD (St. Paul St.)

Size TBD (McGuire St.)

Yes

Multi-deck Parking

Size TBD (St. Paul St.)

Yes St. Catharines CIP

Unknown

Garage BC-H

Vacant Land

142 Queenston Street

St. Catharines

Unknown

Major Institutional

n/a

Size TBD (Carlisle St. &

Size TBD (Carlisle St.,

Garden Park)

Garden Pk. & on-site)

Size TBD (On-site)

Size TBD (Carlisle St.)

Yes

198 St. Paul Street

Canada Hair Cloth Building

Size TBD (On-site)

Yes

Unknown

Large Institutional

Unknown

Size TBD (On-site)

TBD

Yes

Buildings DHJ Canada Inc.

2.9 (1.2)

Unknown

Commercial

Yes St. Catharines CIP Yes St. Catharines CIP

General Hospital 14

Yes St. Catharines CIP

Office Above - 2 Storey BC

Yes St. Catharines CIP

C1 13

Yes St. Catharines CIP

Club House

Density Residential

Yeung & Young Property City of St. Catharines

R6-H

NO. OF BLDGS.

Residential

Limited

Unknown

ZONING

Office and Shop

1434257 Ontario

Polus Einari

240-242 St. Paul Street

DESIGNATION

2.2

50 Taxi Co. Inc.

26 St. Paul Crescent

OFFICIAL PLAN

ft (m)

(0.9)

1660776 Ontario Inc.

16 Mitchell Street

DEPTH

ft (m)

Corporation

Gorge Holdings Inc.

200 Welland Avenue

FRONTAGE

(ha)

2060638 Ontario

and Athletic Club 5

SIZE - acres

Large Industrial Building 4-5 Storey

Yes St. Catharines CIP

Unknown

Size TBD (On-site)

TBD

Yes

Yes St. Catharines CIP

NEDC

St. Catharines Redevelopment Opportunities

Municipality

Prop No.

Address

St. Catharines St. Catharines St. Catharines St. Catharines St. Catharines St. Catharines St. Catharines St. Catharines St. Catharines St. Catharines St. Catharines St. Catharines St. Catharines St. Catharines

1 2 3 4 5 6 7 8 9 10 11 12 13 14

55 Oakdale Avenue 37 Centre Street 21 Yale Street 16 Melbourne Avenue 196 Welland Avenue 200 Welland Avenue 210 Welland Avenue 16 Mitchell Street 26 St. Paul Crescent 240-242 St. Paul Street 71 Carlisle Street 21 McGuire Street 142 Queenston Street 198 St. Paul Street

Location

Size and Configuration

6 6 7 9 7 7 7 6 10 9 8 10 8 10

Property Availability

6 6 8 8 7 5 7 7 7 7 7 9 10 8

Servicing

8 7 8 8 7 7 7 7 7 5 7 8 6 8

Land Use Compatibility

10 10 10 10 10 10 10 10 10 10 10 10 10 10

Market Interest

8 9 7 8 8 8 8 9 8 8 9 8 8 8

Reuse/Redevelopment Potential 7 6 5 7 5 5 5 7 8 5 7 8 9 8

Smart Growth

7 7 6 9 9 5 8 8 9 8 9 9 10 9

Expression of Municipal Interest 9 9 7 10 10 10 10 9 9 10 9 10 9 9

Catalytic Effect

8 7 8 7 8 8 8 8 7 7 7 7 8 7

TOTAL

6 7 4 8 8 5 7 5 10 8 9 10 10 10

75 74 70 84 79 70 77 76 85 77 82 89 88 87

NEDC

St. Catharines Redevelopment Opportunities - Incentive Programs

Municipality

Prop No.

Address

1 2 3 4 5 6 7 8 9 10 11 12 13 14

55 Oakdale Avenue** 37 Centre Street 21 Yale Street 16 Melbourne Avenue** 196 Welland Avenue 200 Welland Avenue 210 Welland Avenue 16 Mitchell Street 26 St. Paul Crescent 240-242 St. Paul Street 71 Carlisle Street 21 McGuire Street 142 Queenston Street 198 St. Paul Street

Local DC Waiver/ Exemption

Regional DC Waiver/Exemption

x x x

x x x x

x x x x x x

Residential Conversion and Intensification Grant Program

Residential Construction Grant Program

Facade Improvement Grant Program

Tax IncrementBased Grant Program*

Municipal Application and Permit Fees Refund Program

x x x x

x x x x x x x

x x x x x x x x

x x x x x x

* The Tax Increment Based Grant Program cannot be combined with the Residential Conversion/Intensification/Construction Grant Programs. Applicants must choose one or the other program. ** This property is within the Oakdale-Moffatt Community Improvement Project Area. A CIP amendment to incorporate this area is forthcoming.

City of St. Catharines Community Improvement Plan (applicable to the Downtown, Queenston Neighbourhood, Hartzel Road / Merritton Community Improvement Areas, and 583 Welland Ave.) PROGRAM

DESCRIPTION

Development Charge Exemption Program*+

There are no development charges applied to any of the Community Improvement Plan areas.

Regional Development Charge Exemption Program*+

Exemption from payment of 75-100% of the Regional development charge in the Community Improvement Plan areas.

Residential Conversion and Intensification Grant Program

Grants are available up to 15% of the eligible cost to a maximum of $15,000 per unit. Residential Conversion and Intensification Grants are not eligible for Tax Increment – Based Grants.

Residential Construction Grant Program

Grants are available up to 15% of the eligible cost to a maximum of $15,000 per unit. Residential Construction Grants are not eligible for Tax Increment – Based Grants.

Façade Improvement Grant Program

Grants are available up to 50% of the eligible cost to a maximum of $10,000 per building.

Tax Increment – Based Grant Program+

Annual grant equivalent to 90% of the increase in Municipal taxes in Year 1, 80% in Year 2, 70% in Year 3, 60% in Year 4, 50% in Year 5, 40% in Year 6, 30% in Year 7, 20% in Year 8, 10% in Year 9, and 0% in Year 10. The rehabilitation project must result in an increase in assessment value and property taxes.

Municipal Application and Permit Fees Refund Program+

The City will provide a refund equivalent to the cost of normal application and permit fees.

* This program does not form part of the Community Improvement Plans + Also applicable to the Oakdale-Moffatt Community Improvement Project Area, adopted by Council, but pending amendment of the Community Improvement Plan

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size (acres) Category

55 Oakdale Avenue, St. Catharines Property 1 â&#x20AC;&#x201C; 14.4 acres (5.8 ha)

1) Location

The property is located in Merritton, adjacent to the CN main line, a Trillium Rail spur line, and the former First and Second Welland Canal.

6/10

2) Size and Configuration

This large parcel (14.4 acres), extends in a linear manner along Oakdale Avenue. Several large buildings/structures are on site.

6/10

3) Property Availability

Municipality indicates a high likelihood of property availability.

8/10

4) Servicing

Full municipal services are available.

5) Land Use Compatibility

Property has been redesignated and rezoned for a compatible land use. The public was involved in planning the redevelopment of this site.

8/10

6) Market Interest

Some interest shown for redevelopment of this site.

7/10

7) Reuse/ Redevelopment Potential

Site is planned for residential redevelopment.

7/10

8) Smart Growth

A Smart Growth study has been completed for the Hartzel Road/Merritton.

9/10

9) Expression of Municipal Interest

Community Improvement Plan in place. Incentives include: - Residential Conversion & Intensification Grant Program - Residential Construction Grant Program - FaĂ§ade Improvement Grant Program - Tax Increment-Based Grant Program - Municipal Application & Permit Fees Refund Program Site is predesignated and prezoned. A Secondary Plan is in place.

8/10

10) Catalytic Effect

Redevelopment of this site will help transition this area from a struggling industrial area to a revitalized residential area.

6/10

Comment

Score

10/10

TOTAL

75/100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

55 Oakdale Avenue, Property 1, St. Catharines 14.4 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size (acres) Category

37 Centre Street, St. Catharines Property 2 – 0.4 acres (0.2 ha)

1) Location

This property is located on the eastern edge of St. Catharines’ downtown, in proximity to King Street (Regional Road 581) and Geneva Street (Regional Road 46).

6 /10

2) Size and Configuration

This 0.4 acre property fronts both Centre Street and King Street and is irregularly shaped. The site is vacant and is used for parking.

6 /10

3) Property Availability

Municipality indicates high likelihood of property availability.

7 /10

4) Servicing

Full municipal services are available.

5) Land Use Compatibility

No land use compatibility issues are anticipated. The site is designated and zoned to transition between adjacent commercial and residential uses.

9 /10

6) Market Interest

Unknown.

6 /10

7) Reuse/ Redevelopment Potential

Site can accommodate commercial, residential or mixed use redevelopment.

7 /10

8) Smart Growth

Site location and local character support application of Smart Growth principles to site redevelopment. Site should be included in the Urban Growth Centre under Places to Grow.

9 /10

9) Expression of Municipal Interest

Community Improvement Plan in place. Incentives include: - Residential Conversion & Intensification Grant Program - Residential Construction Grant Program - Façade Improvement Grant Program - Tax Increment-Based Grant Program - Municipal Application & Permit Fees Refund Program Site is predesignated and prezoned.

7 /10

10) Catalytic Effect

Redevelopment of this site will replace the existing vacant lot. Modest catalytic effect expected.

7 /10

Comment

Score

10 /10

TOTAL

74 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

37 Centre Street, Property 2, St. Catharines 0.4 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size (acres) Category

21 Yale Crescent, St. Catharines Property 3 â&#x20AC;&#x201C; 2.2 acres (0.9 ha)

1) Location

The site is located south of Welland Avenue (Regional Road 77), and in proximity to the QEW. A rail spur exists on the east side of the property.

7/10

2) Size and Configuration

Regular shaped corner lot with frontage on Yale Crescent and Berryman Avenue. Existing industrial building on-site.

8/10

3) Property Availability

Signage on-site indicates availability.

8/10

4) Servicing

Full urban services available.

5) Land Use Compatibility

Property is within an industrial area, and is separated from residential uses to the south by greenspace.

7/10

6) Market Interest

Property has advertising, however, appears to have been vacant for extended period of time.

5/10

7) Reuse/ Redevelopment Potential

Site can accommodate industrial uses only.

6/10

8) Smart Growth

A Smart Growth study has been completed for the Queenston Neighbourhood.

7/10

9) Expression of Municipal Interest

8/10

10) Catalytic Effect

Modest to low catalytic effect expected.

4/10

Comment

Score

10/10

TOTAL

70/100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

21 Yale Street, Property 3, St. Catharines 2.2 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size (acres) Category

16 Melbourne Avenue, St. Catharines Property 4 â&#x20AC;&#x201C; 3.2 acres (1.3 ha)

1) Location

Very good location close to the Westchester Crescent exit from Highway 406.

9/10

2) Size and Configuration

Large rectangular site located adjacent to a small City park (Princess Park) and a residential neighbourhood.

8/10

3) Property Availability

Property is currently used as the St. Catharines Racquet and Athletic Club. Property has been listed for sale.

8/10

4) Servicing

Sanitary sewers and water services onto the site. Storm sewer available from Blain Place.

5) Land Use Compatibility

Site is adjacent to a stable low density residential neighbourhood. Medium density apartments on Westchester Crescent and high density apartments to the east along Oakdale Avenue.

8/10

6) Market Interest

Development enquiries have been received by the City.

7/10

7) Reuse/ Redevelopment Potential

Zoning is Third Density Residential (R3) Zone which permits apartment dwellings and a recreational facility subject to a maximum 140 apartment dwelling units and maximum building height of 50 metres (160 feet). Site is already designated and zoned for high density residential.

9/10

8) Smart Growth

Site is close to a bus route and presents a good opportunity to incorporate Smart Growth principles into a higher density redevelopment project. Zoning on site also permits a recreational facility.

10/10

9) Expression of Municipal Interest

Site is within the Oakdale-Moffat Community Improvement Project Area.

7/10

10) Catalytic Effect

Immediately surrounding neighbourhood is stable and in good condition, but area on Westchester Crescent and to the southeast of the site along Oakdale Avenue could benefit from redevelopment of this site.

8/10

Comment

TOTAL

Score

10/10

84/100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

16 Melbourne Avenue, Property 4, St. Catharines 3.2 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size (acres) Category

196 Welland Avenue, St. Catharines Property 5 – 2.9 acres (1.2 ha)

1) Location

Located on Welland Avenue (Regional Road 77), with frontage on Niagara Street (Regional Road 48) and North Street. The site is located north of the downtown, and adjacent to the BME Church, a national historic site.

7/10

2) Size and Configuration

The 2.9 acre property is irregularly shaped with frontage on three roads. The parcel contains one commercial building, three residential buildings, and a billboard. Could be consolidated with two adjacent sites to form larger site.

7/10

3) Property Availability

The site is used for tractor trailer parking. Municipality indicated good likelihood of availability.

7/10

4) Servicing

The site has access to full municipal services.

5) Land Use Compatibility

6) Market Interest 7) Reuse/ Redevelopment Potential

Comment

Score

10/10

Site is predesignated and prezoned for mixed commercial and residential uses, in keeping with adjacent uses.

8/10

The public was involved in the Smart Growth Study that reviewed redevelopment of these lands.

5/10

Unknown.

9/10 Key redevelopment parcel in the Queenston Neighbourhood.

8) Smart Growth

A Smart Growth study has been completed for the Queenston Neighbourhood. Site should be included in the Urban Growth Centre under Places to Grow.

9) Expression of Municipal Interest

8/10

10) Catalytic Effect

This site could have a high catalytic effect on adjacent “main street” commercial uses and local residential uses, with potential impact on the downtown.

8/10

TOTAL

10/10

79/100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

196 Welland Avenue, Property 5, St. Catharines 2.9 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size (acres) Category

200 Welland Avenue, St. Catharines Property 6 â&#x20AC;&#x201C; 0.3 acres (0.1 ha)

1) Location

Located on Welland Avenue (Regional Road 77), northeast of the downtown. A commercial building is present on-site.

7 /10

2) Size and Configuration

This small parcel (0.2 acres) is regular in shape. Could be consolidated with two adjacent sites to form larger site.

5 /10

3) Property Availability

Municipality indicates good likelihood of availability.

7 /10

4) Servicing

Full municipal services available.

5) Land Use Compatibility

Site is predesignated and prezoned for mixed commercial and residential uses, in keeping with adjacent uses. The public was involved in the Smart Growth Study that reviewed redevelopment of these lands.

8 /10

6) Market Interest

Unknown.

5 /10

7) Reuse/ Redevelopment Potential

Small parcel size limits redevelopment opportunity, unless consolidated with adjacent properties.

5 /10

8) Smart Growth

A Smart Growth study has been completed for the Queenston Neighbourhood. Site should be included in the Urban Growth Centre under Places to Grow.

9) Expression of Municipal Interest

A Community Improvement Plan in place. Incentives include: - Residential Conversion & Intensification Grant Program - Residential Construction Grant Program - FaĂ§ade Improvement Grant Program - Tax Increment-Based Grant Program - Municipal Application & Permit Fees Refund Program Site is predesignated and prezoned. A Secondary Plan is in place.

8 /10

10) Catalytic Effect

Individually this site would have a negligible catalytic effect.

5 /10

Comment

Score

10 /10

TOTAL

10 /10

70 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

200 Welland Avenue, Property 6, St. Catharines, 0.3 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size (acres) Category

210 Welland Avenue, St. Catharines Property 7 â&#x20AC;&#x201C; 0.9 acres (0.4 ha)

1) Location

Located on Welland Avenue (Regional Road 77), northeast of the downtown.

7/10

2) Size and Configuration

This 0.9 acre site is generally regular in shape. A former residential dwelling converted to a commercial use is present on-site. A large commercial building is present at the rear of the site. Could be consolidated with two adjacent sites to form larger site.

7/10

3) Property Availability

Municipality indicates good likelihood of availability. Signage indicates the building/property is available for lease.

7/10

4) Servicing

Full municipal services available.

5) Land Use Compatibility

8/10

6) Market Interest

Unknown.

5/10

7) Reuse/ Redevelopment Potential

Good potential for mixed use redevelopment.

8/10

8) Smart Growth

A Smart Growth study has been completed for the Queenston Neighbourhood.

9) Expression of Municipal Interest

8/10

10) Catalytic Effect

Individually this site would have a low catalytic effect.

7/10

Comment

Score

10/10

TOTAL

10/10

77/100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

210 Welland Avenue, Property 7, St. Catharines 0.9 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size (acres) Category

16 Mitchell Street, St. Catharines Property 8 â&#x20AC;&#x201C; 50 Taxi Co. 4.0 acres (1.6 ha) Comment

1) Location

The property is located in the Queenston Neighbourhood off of Mitchell Street, a local residential road. The site is in proximity to Queenston Street (Regional Road 81) and Eastchester Avenue (Regional Road 91).

Score

6 /10

2) Size and Configuration

The site is large (4.06 acres) and regular shaped. The site includes a 1-2 storey commercial building within am operating taxi/transportation business.

7 /10

3) Property Availability

Municipality indicates a high likelihood of property availability.

7 /10

4) Servicing

Full municipal services available.

5) Land Use Compatibility

Redevelopment of this site for a residential use will address the existing land use compatibility issue. Local residents support redevelopment for residential uses. Predesignated and prezoned.

9 /10

6) Market Interest

Some interest for redevelopment.

7 /10

7) Reuse/ Redevelopment Potential

Conceptual plans have been prepared for residential redevelopment. Prime site for residential redevelopment.

8 /10

8) Smart Growth

A Smart Growth study has been completed for the Queenston Neighbourhood. To build upon the walkable downtown.

9 /10

9) Expression of Municipal Interest

8 /10

10) Catalytic Effect

Redevelopment will address longstanding land use conflict and may spur improvement of adjacent properties.

5 /10

10 /10

TOTAL

76 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

16 Mitchell Street, Property 8, St. Catharines, 50 Taxi Co. Inc. 4.1 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size (acres) Category

26 St. Paul Crescent, St. Catharines Property 9 â&#x20AC;&#x201C; TBD acres (TBD ha)

1) Location

The site is located at the gateway to the downtown, at the convergence of Ontario Street, St. Paul Street and Westchester Avenue. Site overlooks valley lands. Located in the downtown. Site is visible from Highway 406.

2) Size and Configuration

Irregular shaped parcel occupies majority of the block bounded by St. Paul Street West, St. Paul Crescent and McGuire Street. Existing buildings would need to be cleared.

7/10

3) Property Availability

Site contains an active auto repair facility and an apparently vacant indoor skateboard park. Municipality indicated high likelihood of property availability.

7/10

4) Servicing

Full urban services available.

5) Land Use Compatibility

Site is designated and zoned for appropriate redevelopment in the downtown.

8/10

6) Market Interest

Very high profile site. Some interest shown for redevelopment.

8/10

7) Reuse/ Redevelopment Potential

Prime site for high profile redevelopment in keeping with the character of downtown.

9/10

8) Smart Growth

Gateway theme. Property provides multiple opportunities for Smart Growth redevelopment. Site should be included in the Urban Growth Centre under Places to Grow.

9/10

9) Expression of Municipal Interest

7/10

10) Catalytic Effect

Key redevelopment parcel to highlight gateway to downtown, and spur further investment in downtown.

Comment

Score 10/10

10/10

TOTAL

10/10

85/100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

26 St. Paul Crescent, Property 9, St. Catharines

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size (acres) Category

240-242 St. Paul Street, St. Catharines Property 10 – 0.9 acres (0.4 ha) Comment

1) Location

The property is located on St. Paul Street in downtown St. Catharines, across from the intersection of St. Paul Street with Garden Park. The rear of the property is visible from Highway 406. Site overlooks valley lands to the south.

2) Size and Configuration

The property is 0.9 acres in size and extends from St. Paul Street in the north to the top of the adjacent valley lands to the south. There are buildings on site, 2 storey “main street” style buildings with retail at grade and office or apartment space above.

7 /10

3) Property Availability

Buildings are currently occupied by a bridal shop and a used book store.

5 /10

4) Servicing

Full urban services available.

5) Land Use Compatibility

Central location in downtown offers opportunity for highly compatible redevelopment.

8 /10

6) Market Interest

Unknown.

5 /10

7) Reuse/ Redevelopment Potential

Multiple redevelopment opportunities exist in keeping with central location in downtown.

8 /10

8) Smart Growth

The property is a prime candidate for mixed use, Smart Growth redevelopment. Site should be included in the Urban Growth Centre under Places to Grow.

9) Expression of Municipal Interest

7 /10

10) Catalytic Effect

Redevelopment of this site to a more intense use will have a catalytic effect on the downtown and adjacent properties.

8 /10

Score 9 /10

10 /10

TOTAL

10 /10

77 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

240-242 St. Paul Street, Property 10, St. Catharines 0.9 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size (acres) Category

71 Carlisle Street, St. Catharines Property 11 â&#x20AC;&#x201C; Carlisle Parking Garage, 1.1 acres (0.5 ha) Comment

1) Location

Located in downtown St. Catharines on Carlisle Street, between King Street (Regional Road 581) and St. Paul Street East (Regional Road 81). Parcel also fronts on to Garden Park.

8/10

2) Size and Configuration

Property is 1.11 acres, linear configuration between Carlisle Street and Garden Park.

7/10

3) Property Availability

The property is owned by the City, and is currently occupied by an operating municipal parking structure. Site needs to be cleared.

7/10

4) Servicing

Full services available.

5) Land Use Compatibility

Compatible commercial, office, institutional or entertainment use permissions exist. Site is appropriately designated and zoned for reuse.

9/10

6) Market Interest

Interest related to size and location of property in the downtown.

7/10

7) Reuse/ Redevelopment Potential

Multiple redevelopment opportunities exist for this site.

9/10

8) Smart Growth

Excellent opportunities to capitalize on location to achieve intensification, a mix of uses, and to build upon the walkable downtown. Site should be included in the Urban Growth Centre under Places to Grow.

9/10

9) Expression of Municipal Interest

7/10

10) Catalytic Effect

This property offers significant potential to introduce a catalytic effect on the downtown.

9/10

Score

10/10

TOTAL

82/100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

71 Carlisle Street, Property 11, St. Catharines, Carlisle Parking Garage 1.1 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size (acres) Category

21 McGuire Street, St. Catharines Property 12 – Parking Lot, TBD acres (TBD ha) Comment

1) Location

This property is located on the low lying land behind (south) of St. Paul Street and adjacent to Highway 406 in St. Catharines’ downtown. The property has high visibility from Highway 406.

Score 10 /10

2) Size and Configuration

The large parcel is roughly semi-circular. The site contains no structures. Former site of the First and Second Welland Canals.

9 /10

3) Property Availability

The parcel is owned by the City.

8 /10

4) Servicing

Full services are available.

5) Land Use Compatibility

Potential heritage features associated with the former canal. Redevelopment would remove parking space supply from the downtown. Site properly designated and zoned for commercial use.

8 /10

6) Market Interest

Interest shown based on location and high visibility.

8 /10

7) Reuse/ Redevelopment Potential

Strong potential for a variety of redevelopment opportunities (e.g. commercial, residential, institutional, mixed use). Consideration of former canal artifacts may be required.

9 /10

8) Smart Growth

Possible historic canal theme. Excellent opportunity for mixed use intensification in downtown. Site should be included in the Urban Growth Centre under Places to Grow.

9) Expression of Municipal Interest

10) Catalytic Effect

High potential catalytic effect on downtown. Canal remnants may increase tourism and reinforce historic character.

10 /10

TOTAL

10 /10

7 /10

10 /10

89 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

21 McGuire Street, Property 12, St. Catharines, Parking Lot

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size (acres) Category

142 Queenston Street, St. Catharines Property 13 â&#x20AC;&#x201C; St. Catharines General Hospital Comment

1) Location

Property located just east of downtown on a high traffic street. Site is adjacent to Centennial Park, and the valley lands of the First and Second Welland Canals.

2) Size and Configuration

The large, irregular shaped, linear parcel has significant frontages on both Queenston Street and Oakdale Avenue.

3) Property Availability

The hospital is expected to be operational until replaced by a new facility.

4) Servicing

Full municipal services available.

5) Land Use Compatibility

Public was involved in development of Smart Growth based Secondary Plan for the area. Property will require redesignation and rezoning for reuse.

8 /10

6) Market Interest

Interest has been shown for redevelopment of the site by developers.

9 /10

7) Reuse/ Redevelopment Potential

High potential for reuse including residential, commercial and institutional uses. Key redevelopment parcel in the Queenston Neighbourhood.

8) Smart Growth

Municipality has endorsed a Smart Growth study and associated Secondary Plan and zoning for the Queenston Neighbourhood.

9 /10

9) Expression of Municipal Interest

Community Improvement Plan in place. Incentives include: - Residential Conversion & Intensification Grant Program - Residential Construction Grant Program - FaĂ§ade Improvement Grant Program - Tax Increment-Based Grant Program - Municipal Application & Permit Fees Refund Program Smart Growth focused Secondary Plan is in place for the surrounding community, although it did not anticipate redevelopment of this site.

8 /10

10) Catalytic Effect

Catalytic effect expected to be high for surrounding community, the downtown and the adjacent park and trail network.

Score 8 /10

10 /10

6 /10

10 /10

TOTAL

10 /10

88 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

142 Queenston Street, Property 13, St. Catharines, St. Catharines General Hospital

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size (acres) Category

198 St. Paul Street, St. Catharines Property 14 – Canada Hair Cloth, 2.9 acres (1.2 ha) Comment

1) Location

This property is located on the low lying land behind (south) of St. Paul Street and adjacent to Highway 406 in St. Catharines’ downtown. The property has high visibility from Highway 406.

2) Size and Configuration

The large parcel is generally linear. The site contains one large structure. The site is in proximity to the former location of the First and Second Welland Canals.

8/10

3) Property Availability

The parcel is owned by the DHJ Canada Inc., and is an active textile production facility. The manufacturing operation will be ceasing in the short-term at the end of 2007.

8/10

4) Servicing

Full services are available.

5) Land Use Compatibility

The structure is a potential heritage feature. Site properly designated and zoned for commercial use.

8/10

6) Market Interest

Agreement in place with Brock University for first right of refusal. Other developer interest shown.

8/10

7) Reuse/ Redevelopment Potential

Strong potential for a variety of redevelopment opportunities (e.g. commercial, residential, institutional, mixed use). Consideration of site contamination and associated limitations on land use may be required.

9/10

8) Smart Growth

Possible industrial heritage theme. Excellent opportunity for mixed use intensification in downtown.

9/10

9) Expression of Municipal Interest

7/10

10) Catalytic Effect

High potential catalytic effect on downtown. Industrial remnants may increase tourism and reinforce historic character.

Score 10/10

10/10

87/100

TOTAL

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

198 St. Paul Street, Property 14, St. Catharines, Canada Hair Cloth 2.9 acres

TAB 5

City of Thorold Mapping, Property Information and Scoring

Niagara-on-the-Lake

St. Catharines

Niagara Falls

M:\Jobs\2007\14.07207.01.P01 - NEDC\Mapping\MXD\Thorold.mxd

Thorold

CITY OF THOROLD Thorold 1. Queen Street South 2. 100 Ormond Street South

N.T.S.

City of Thorold - Property Information - Candidate Sites NO.

MUNICIPAL ADDRESS

PROPERTY

ASSESSED OWNER

SIZE - acres

FRONTAGE

DEPTH

OFFICIAL PLAN

(ha)

ft (m)

DESIGNATION

Thorold Park

41.8

Unknown

Serviced Industrial

Development Inc.

(16.9)

NAME 1 2

Queen Street South 100 Ormond Street South

Exolon Striker Paper Mill

1473954 Ontario Limited

5.6

c/o Blokhuis Holdings

(2.3)

ZONING

Heavy &

NO. OF

BLDG

SIZE OF

BLDGS.

TYPE

BLDGS. (sq. ft.)

Several

Industrial

Unknown

SERVICE STATUS WATER Available

SANITARY Available

Unknown

Light Industrial Unknown

Unknown

Serviced Industrial

Heavy Industrial

Several

Industrial

Unknown

Available

ENVIRONMENTAL

PREVIOUS/CURRENT

CURRENTLY ELIGIBLE

REPORTS

DEVELOPER INTEREST

FOR CIP PROGRAMS

STORM

Unknown

Phase I and Phase II ESA

Current owner/developer

available

interested

Phase I and Phase II ESA

Current owner/developer

available

interested

Yes Yes

NEDC

Thorold Redevelopment Opportunities Evaluation

Municipality

Prop No.

Address

Thorold Thorold

1 2

Queen Street South 100 Ormond Street South

Location

Size and Configuration

6 7

Property Availability

8 8

Servicing

8 7

Land Use Compatibility

8 8

Market Interest

8 8

Reuse/Redevelopment Potential 9 9

Smart Growth

8 8

Expression of Municipal Interest 9 7

Catalytic Effect

8 8

TOTAL

6 7

78 77

NEDC Municipality

Thorold Thorold

Thorold Redevelopment Opportunities - Incentive Programs Prop No.

Address

1 Striker - 100 Ormond Street South 2 Exolon - Queen Street

Local DC Waiver/ Exemption X X

Regional DC Waiver/Exemption X X

Brownfields Tax Assistance X X

Tax Increment Based Grant Program

Downtown Faรงade Improvement Grant

X X

Program

Description

Local Development Charge Waiver/Exemption

Exemption from payment of 75%-100% of Town development charge on residential, commercial and mixed use development and redevelopment projects in the Downtown

Regional Development Charge Waiver/Exemption

Exemption from payment of 75%-100% of Regional development charge on residential, commercial and mixed use development and redevelopment projects in the Downtown

Brownfields Tax Assistance

Cancellation of local, regional and education property tax increase during rehabilitation and development period if site contaminated

Tax Increment Based Grant Program

Annual grant of 80% of local and regional property tax increase resulting from project for up to 10 years after project completion

Downtown Building Facade Grant

Matching grant equivalent to 50% of cost of eligible faรงade improvement/restoration works to a maximum grant of $10,000

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size (acres) Category

Queen Street South, Thorold Property 1 â&#x20AC;&#x201C; Exolon, 41.8 acres (16.9 ha) Comment

1) Location

Site is located in proximity to Highway 58 and adjacent to a rail line. Located between an employment area and a residential area.

6 /10

2) Size and Configuration

The 41.76 acre site is predominantly cleared and runs parallel to the rail line. Several small structures remain.

8 /10

3) Property Availability

The current owner/developer has indicated an interest in redevelopment. Applications for Official Plan and Zoning By-law Amendment, as well as Draft Plan of Subdivision have been submitted.

8 /10

4) Servicing

Sanitary and water are available.

8 /10

5) Land Use Compatibility

The property is located between industrial and residential areas and adjacent to a rail line and hydro facility. Proposed development is compatible with the existing uses.

8 /10

6) Market Interest

The current owner/developer has indicated an interest in redevelopment.

9 /10

7) Reuse/ Redevelopment Potential

Apparent reuse potential. Applications for Official Plan and Zoning By-law Amendment, as well as Draft Plan of Subdivision have been submitted.

8 /10

8) Smart Growth

Potential for redevelopment that provides intensification, a walkable community, mixed uses, and a range of housing types.

9 /10

9) Expression of Municipal Interest

The City Brownfield Community Improvement Plan (CIP) is in place. The site is eligible for building permit and planning fee refunds and a full or partial development charges exemption.

8 /10

10) Catalytic Effect

The site is located on the southern periphery of the Cityâ&#x20AC;&#x2122;s urban area. Catalytic effect is expected to be low to modest.

6 /10

TOTAL

Score

78 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

Queen Street South, Property 1, Thorold, Exolon 41.8 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size (acres) Category

100 Ormond Street South, Thorold Property 2 â&#x20AC;&#x201C; Striker Paper Mill, 5.6 acres (2.3 ha) Comment

1) Location

Located south of the downtown, on a bend in Ormond Street (Regional Road 52) that creates a clean view of the site. The property is accessed off of William Street and is adjacent to a rail line.

7/10

2) Size and Configuration

The site is 5.6 acres in size. The property is partly cleared.

8/10

3) Property Availability

The current owner/developer is interested in redeveloping the site. Phase I and II ESAs completed by owner.

7/10

4) Servicing

Sanitary and water are available.

8/10

5) Land Use Compatibility

Proposed for mixed use commercial/industrial compatible with adjacent industrial and nearby residential uses. Site not predesignated or prezoned.

8/10

6) Market Interest

The current owner/developer is interested in redeveloping the site.

9/10

7) Reuse/ Redevelopment Potential

High profile location for commercial or mixed commercial/industrial uses.

8/10

8) Smart Growth

Property provides opportunity to transition from commercial or mixed commercial/industrial to industrial uses.

7/10

9) Expression of Municipal Interest

The City Brownfield Community Improvement Plan (CIP) is in place. The site is eligible for building permit and planning fee refunds and a full or partial development charges exemption.

8/10

10) Catalytic Effect

Redevelopment of this site will play a significant role in beautifying Ormond St. and may spur local redevelopment. Moderate catalytic effect is expected.

7/10

Score

77/100

TOTAL

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

100 Ormond Street, Property 2, Thorold, Striker Paper Mill 5.6 acres

TAB 6

City of Welland Mapping, Property Information and Scoring

8 9

2 14

17 11

Welland 7

13 4

M:\Jobs\2007\14.07207.01.P01 - NEDC\Mapping\MXD\Welland.mxd

CITY OF WELLAND

N.T.S.

Welland

1. 1 Albert Street 2. 400 East Main Street 3. 17 East Main Street 4. 35 Southworth Street 5. 1 Niagara Street 6. Lincoln St.

7. 129 Hagar Street 8. No Address 9. No Address 10. No Address 11. 200 West Main Street 12. 34-38 King Street

13. 370 Hellems Avenue 14. 411 East Main Street 16. 147 East Main Street 17. 51 Niagara Street

City of Welland - Property Information - Candidate Sites NO.

MUNICIPAL ADDRESS

PROPERTY

ASSESSED OWNER

NAME 1 2 3 4 5 6 7 8

1 Albert Street 400 East Main Street 17 East Main Street 35 Southworth Street 1 Niagara Street Lincoln St. (Vacant) 129 Hagar Street Vacant (no address)

Welmet Atlas South Plant 17-19 East Main Street 35 Southworth 1 Niagara Street Lands next to Seniors' Centre Old Wabasso Office Site

2126939 Ontario Inc.

SIZE - acres

FRONTAGE

DEPTH

OFFICIAL PLAN

(ha)

ft (m)

DESIGNATION Residential

8.9

380.5

954.5

(3.6)

(116.0)

(291.0)

Vic Priestly Contracting

7.3

515.0

1023.3

Limited

(3.0)

(157.0)

(312.0)

City of Welland 1493882 Ontario Ltd. 6451151 Canada Inc. 1322816 Ontario Inc. Empire Prime Development

Atlas Landfill Site north of

0.4

101.7

160.7

(0.2)

(31.0)

(49.0)

0.8

177.1

209.9

(0.3)

(54.0)

(64.0)

0.3

95.1

98.4

(0.1)

(29.0)

(30.0)

3.0

167.3

679.0

(1.2)

(51.0)

(207.0)

11.2

751.1

656.0

(4.5)

(229.0)

(200.0)

Unknown

ZONING

RM3/RM4

SERVICE STATUS

NO. OF

BLDG

SIZE OF

BLDGS.

TYPE

BLDGS. (sq. ft.)

Vacant Land

n/a Yes

WATER

SANITARY Yes

STORM Yes

ENVIRONMENTAL

PREVIOUS/CURRENT

CURRENTLY ELIGIBLE

REPORTS

DEVELOPER INTEREST

FOR CIP PROGRAMS

Yes

Industrial

I2-X3

Vacant Land - building

n/a Yes

Yes

foundations left in place Commercial

RZ/RZ-X-1

1-3 Storey Vacant Building

Vacant (no address)

32 acres south of Woodlawn

23,950 Yes

Yes

Vacant (no address)

City property south of Shaw

134673 Ontario Ltd.

Residential

RM4-X11/RM2

2 Storey Vacant Hotel

16,400 Yes

Yes

Yes Brownfields CIP

Commercial

2-3 Storey Former Hotel/

5,025 Yes

Yes

Apartments Commercial

Vacant Land

Downtown CIP n/a Yes

Yes

Yes Brownfields CIP

Industrial

Offices and Warehouse

2,970 Yes

Yes

Office Open Space

Vacant Land

n/a No

Brownfields CIP No

Yes

12 13 14

200 West Main Street 34-38 King Street 370 Hellems Avenue 411 East Main Street

Former Welland High School Former Post Office Demolished Hydro Building Former City Hall

32.0

Unknown

Agricultural/ Industrial

Vacant Land

n/a No

Yes

(13.0) City of Welland

St. at Recreational Waterway 11

Yes Downtown CIP

Brownfields CIP

Road 10

Yes Brownfields CIP

Woodlawn Road 9

Yes Brownfields CIP

Teresa Szeflinska-Wozny Public Works Canada 1650702 Ontario Inc. Marzims Holdings Ltd

Brownfields CIP

14.0

616.6

967.6

(5.7)

(188.0)

(295.0)

7.1

331.0

650.1

(2.9)

(100.9)

(198.2)

0.3

65.6

160.7

(0.1)

(20.0)

(49.0)

0.9

124.6

252.6

(0.4)

(38.0)

(77.0)

1.1

131.2

357.5

(0.4)

(40.0)

(109)

Industrial

Vacant Land

n/a Yes

Yes

Yes Brownfields CIP

Residential/ Open Space

RM3/O1

3 Storey Vacant Former

166,550 Yes

Yes

School Commercial

2 Storey Former Post

4,575 Yes

Yes

Office Residential

RM3 with

Vacant Land

Downtown CIP n/a Yes

Yes

exceptions Commercial

Yes Downtown CIP

Yes

Yes Brownfields CIP

2 Storey Brick - Former

18,000 Yes

Yes

City Hall

Yes Brownfields CIP

16 17

147 East Main Street 51 Niagara Street

Former Guardian Building NW Corner of Niagara Street and Mill Street

Peter Verbeek Brian and Jane Duggan

0.1

39.4

105.0

(0.0)

(12.0)

(32.0)

2.1

183.7

469.0

(0.9)

(56.0)

(143.0)

Commercial

Former Bank Building

1,450 Yes

Yes

Yes Downtown CIP

Commercial

1 Storey Former Restaurant

7,835 Yes

Yes

Yes Downtown CIP

NEDC Municipality

Welland Redevelopment Opportunities Evaluation Prop No.

Address

Welland Welland Welland Welland Welland Welland Welland Welland Welland

1 2 3 4 5 6 7 8 9

Welland

Welland Welland Welland Welland

11 12 13 14

1 Albert Street 400 East Main Street 17 East Main Street 35 Southworth Street 1 Niagara Street Lincoln Street (Vacant) 129 Hagar Street Atlas Landfill- No Address 32 Acres South of Woodlawn Road - No Address City property south of Shaw Street - No Address 200 West Main Street 34-38 King Street 370 Hellems Ave. 411 East Main Street

Location

Size and Configuration

Property Availability

Servicing

Land Use Compatibility

Market Interest

Reuse/Redevelopment Potential

Smart Growth

Expression of Municipal Interest

Catalytic Effect

TOTAL

10 8 8 6 7 8 7 8 9

9 7 7 6 6 8 6 6 8

9 9 6 5 5 6 6 5 9

10 10 10 10 10 7 10 5 6

9 8 7 7 7 7 7 6 7

10 9 8 5 5 5 6 5 5

9 7 6 6 5 7 6 5 8

10 9 8 7 7 7 7 7 8

10 9 8 6 8 8 8 8 6

8 7 8 6 6 6 7 6 6

94 83 76 64 66 69 70 61 72

7 8 7 8

7 7 7 8

6 7 6 9

10 10 10 10

8 7 8 7

9 6 9 5

7 6 7 6

9 8 8 8

9 9 8 8

7 8 7 7

79 76 77 76

8 7

6 7

6 6

10 10

7 7

5 5

5 7

6 8

9 9

7 7

69 73

Welland Welland

16 147 East Main Street 17 51 Niagara Street

NEDC Municipality

Welland Welland Welland Welland Welland Welland Welland Welland Welland Welland Welland Welland Welland Welland Welland Welland

Welland Redevelopment Opportunities - Incentive Programs Prop Address No.

Local DC Waiver/ Exemption

Regional DC Waiver/Exemption

Downtown Facade Restoration and Improvement Loan

Downtown Residential Conversion and Intensification Loan

Downtown Property Rehabilitation and Redevelopment TaxIncrement Grant

Downtown Refund of Planning and Building Fees

Downtown Parking Requirements Reduction Program

1 2 3 4 5 6 7 8 9 10 11 12 13 14

1 Albert Street 400 East Main Street 17 East Main Street 35 Southworth Street 1 Niagara Street Lincoln Street (Vacant) 129 Hagar Street Atlas Landfill- No Address 32 Acres South of Woodlawn Rd. - No Address City property south of Shaw Street - No Address 200 West Main Street 34-38 King Street 370 Hellems Ave. 411 East Main Street

X X X X X X X

X X X X

16 17

147 East Main Street 51 Niagara Street

X X

Brownfields Environmental Site Assessment Grant

Brownfields Tax Assistance

Brownfields Rehabilitation Grant

Brownfields Planning and Building Permit Fees Refund

X X X X

X X X X X X X X X X X X X X

X X

Welland Downtown Community Improvement Plan PROGRAM

DESCRIPTION

Development Charge Exemption Program*

Exemption from payment of 100% of the City development charge on residential development in the downtown and up to 100% of the Regional development charge.

Regional Development Charge Exemption Program*

Exemption from payment of 75-100% of the Regional development charge in the downtown

Facade Restoration and Improvement Loan Program

Matching 0% interest loan equivalent to 50% of the cost of eligible facade restoration and improvement works to a maximum loan of $20,000.

Residential Conversion and Intensification Loan Program

0% interest loan on the basis of $10 per sq. ft. of habitable space created from conversion of existing commercial space to residential units and construction of new residential units. Loan is repayable in equal monthly payments over 10 years.

Property Rehabilitation and Redevelopment Tax Increment Grant Program

Annual grant equivalent to 80% of the increase in Municipal taxes in Years 1 and 2 after rehabilitation, 70% in Years 3 and 4, 60% in Year 5, 50% in Year 6, 40% in Year 7, 30% in Year 8, 20% in Year 9, and 10% in Year 10.

Refund of Planning and Building Fees*

Refund of planning application and building permit fees â&#x20AC;&#x201C; 50% refund for non-residential projects and 100% refund for residential projects

Parking Requirements Reduction Program*

Waiving or reduction of residential parking requirements

The rehabilitation project must result in an increase in assessment value and property taxes.

Welland Brownfields Community Improvement Plan PROGRAM

Environmental Site Assessment Grant

DESCRIPTION Matching grant equivalent to 50% of cost of eligible Environmental Study to a maximum of $15,000 per study. Two (2) studies per property/project with a maximum of $25,000 per property/project.

Brownfields Tax Assistance Program

Brownfields Rehabilitation Grant Program

Cancellation of City and Regional property tax increase for up to 5 years and education property tax increase for up to 3 years after project completion. Annual grant equivalent to up to 90% of municipal (City and Regional) property tax increase for up to 10 years after project completion. Grant level is dependant on Leadership in Energy and Environmental Design (LEED) standard achieved.

Brownfield Development Charge Exemption Program*

Applicant with approved application and agreement under the Brownfields Rehabilitation Grant Program has option of applying costs of remediation against the development charges payable. Up to 100% reduction in City development charges payable dependant on cost of environmental remediation, inclusion of Smart Growth principles, and LEED standard achieved and up to 100% reduction in Regional development charges payable dependant on cost of environmental remediation and inclusion of Smart Growth principles.

* This program does not form part of the Community Improvement Plans

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

1 Albert Street, Welland Property 1, 8.9 acres (3.6 ha)

1) Location

Excellent location adjacent to Recreational Waterway and close to downtown. Located close to existing commercial on King Street and residential neighbourhoods.

Comment

Score 10 /10

2) Size and Configuration

Large linear site can be combined with City owned lands to form 8.9 acre parcel.

9 /10

3) Property Availability

Property was recently purchased by a developer.

9 /10

4) Servicing

Full services available.

5) Land Use Compatibility

Residential or mixed use would be compatible. High rise residential on other side of Recreational Waterway.

6) Market Interest

City indicates developers interested in site.

7) Reuse/ Redevelopment Potential

Very good redevelopment potential for residential, subject to resolution of environmental issues/costs.

9 /10

8) Smart Growth

Very good potential for a high density Smart Growth development on a site this size and in this central location.

10 /10

9) Expression of Municipal Interest

Eligible for Brownfields CIP programs.

10 /10

10) Catalytic Effect

Catalytic effect on surrounding area, particularly King Street would be very significant.

10 /10

TOTAL

9 /10

10 /10

8 /10

94 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

1 Albert Street, Property 1, Welland 8.9 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

400 East Main Street, Welland Property 2, 7.3 acres (3.0 ha)

1) Location

Good Location on eastern edge of Downtown.

2) Size and Configuration

Large deep property with ample frontage on East Main Street. Site has been cleared of all former industrial buildings, but building foundations and concrete floor slab have been left in place. Buildings just recently demolished.

3) Property Availability

Property is or will soon become available.

4) Servicing

Full services available.

5) Land Use Compatibility

Two new residential duplexes built across the street on Patterson.

8/10

6) Market Interest

City indicates developers interested in site.

9/10

7) Reuse/ Redevelopment Potential

Based on proximity of rail line, location, and environmental status, redevelopment potential is not clear.

7/10

8) Smart Growth

Property is large enough for a Smart Growth planned community. On a main transit route and close to all services.

9/10

9) Expression of Municipal Interest

Eligible for Brownfields CIP programs.

9/10

10) Catalytic Effect

Catalytic effect on surrounding area would be significant.

7/10

Comment

Score 8/10

7/10

9/10

10/10

TOTAL

83/100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

400 East Main Street, Property 2, Welland 7.3 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

17 East Main Street, Welland Property 3, 0.4 acres (0.2 ha)

1) Location

Across the street from new City Hall in Downtown Core. Close to bridge over Welland Recreational Waterway.

8/10

2) Size and Configuration

Smaller site. Building is vacant and boarded up - appears to be in poor condition but with. possible heritage value.

7/10

3) Property Availability

Unknown.

6/10

4) Servicing

Full services available.

5) Land Use Compatibility

Commercial would be compatible with surrounding uses.

7/10

6) Market Interest

City indicates developers interested in site.

8/10

7) Reuse/ Redevelopment Potential

Condition of building may present challenge to rehabilitation of existing building.

6/10

8) Smart Growth

Possible heritage preservation.

8/10

9) Expression of Municipal Interest

Eligible for Downtown and Brownfield CIP programs.

8/10

10) Catalytic Effect

Catalytic effect on surrounding area would be significant.

8/10

Comment

Score

10/10

TOTAL

76/100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

17 East Main Street, Property 3, Welland 0.4 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

35 Southworth Street, Welland Property 4, 0.8 acres (0.3 ha)

1) Location

Former hotel located in neighbourhood of small houses.

6/10

2) Size and Configuration

Property is under 1 acre and building is in fair to poor condition.

6/10

3) Property Availability

Building appears vacant.

5/10

4) Servicing

Full services available.

5) Land Use Compatibility

Other uses, e.g., residential or another commercial use may be more compatible with neighbourhood to the west.

7/10

6) Market Interest

None indicated.

5/10

7) Reuse/ Redevelopment Potential

Reuse potential is limited to a similar use (hotel) due to size and condition of building.

6/10

8) Smart Growth

Limited.

7/10

9) Expression of Municipal Interest

Eligible for Brownfield CIP programs.

6/10

10) Catalytic Effect

Catalytic effect on surrounding area would be nominal to moderate.

6/10

Comment

Score

10/10

TOTAL

64/100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

35 Southworth Street, Property 4, Welland 0.8 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

1 Niagara Street, Welland Property 5, 0.3 acres (0.1 ha)

1) Location

Street corner location just west of Downtown core and bridge over. Welland Recreational Waterway.

7 /10

2) Size and Configuration

Property is small.

6 /10

3) Property Availability

Savoy Bar and Grill.

5 /10

4) Servicing

Full services available.

5) Land Use Compatibility

Commercial reuse would be compatible with nearby uses which are also predominantly commercial.

7 /10

6) Market Interest

None indicated.

5 /10

7) Reuse/ Redevelopment Potential

Reuse potential is limited to a commercial use Building appears to be in fair to poor condition.

5 /10

8) Smart Growth

Limited.

7 /10

9) Expression of Municipal Interest

Eligible for Downtown CIP and Brownfield CIP programs.

8 /10

10) Catalytic Effect

Catalytic effect on surrounding area would be moderate.

6 /10

Comment

Score

10 /10

TOTAL

66 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

1 Niagara Street, Property 5, Welland 0.3 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

Lincoln Street (vacant), Welland Property 6, 3.0 acres (1.2 ha)

1) Location

Vacant property beside Senior's Centre and across Lincoln Street from Welmet property. Property is not at comer. Property assembly with corner property would provide better exposure.

8 /10

2) Size and Configuration

Property is large.

8 /10

3) Property Availability

Currently vacant land.

6 /10

4) Servicing

Site not currently serviced but services are available.

7 /10

5) Land Use Compatibility

Use should be compatible with the Senior's centre.

7 /10

6) Market Interest

None indicated.

5 /10

7) Reuse/ Redevelopment Potential

Good redevelopment potential if Welmet site also developed.

7 /10

8) Smart Growth

Site is large enough to do mixed use.

7 /10

9) Expression of Municipal Interest

Eligible for Brownfield CIP programs.

8 /10

10) Catalytic Effect

Catalytic effect on surrounding area would be nominal without redevelopment of Welmet site.

6 /10

Comment

Score

TOTAL

69 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

Lincoln Street (Vacant), Property 6, Welland 3.0 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

129 Hagar Street, Welland Property 7, 11.2 acres (4.5 ha)

1) Location

Large site. Located in a transition area. Location is not ideal for warehouse use.

7 /10

2) Size and Configuration

Property is large.

6 /10

3) Property Availability

12-24 months.

6 /10

4) Servicing

Full services available.

5) Land Use Compatibility

Compatible with nearby uses except residential.

7 /10

6) Market Interest

None indicated.

6 /10

7) Reuse/ Redevelopment Potential

Building can be reused for similar use (warehouse).

6 /10

8) Smart Growth

If entire site redeveloped, could incorporate a Smart Growth approach.

7 /10

9) Expression of Municipal Interest

Eligible for Brownfield CIP programs.

8 /10

10) Catalytic Effect

Catalytic effect on surrounding area would be moderate.

7 /10

Comment

Score

10 /10

TOTAL

70 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

129 Hagar Street, Property 7, Welland 11.2 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size (acres) Category

Atlas Landfill, Welland Property 8

1) Location

Location on a major regional road, but further from Highway 406.

8 /10

2) Size and Configuration

Larger site adjacent to Welland River.

6 /10

3) Property Availability

12-24 months.

5 /10

4) Servicing

No infrastructure is currently available.

5 /10

5) Land Use Compatibility

Current use will become less compatible as development encroaches.

6 /10

6) Market Interest

None indicated.

5 /10

7) Reuse/ Redevelopment Potential

Redevelopment potential is likely limited to industrial/commercial due to use of site as landfill.

5 /10

8) Smart Growth

Site could incorporate Smart Growth approach.

7 /10

9) Expression of Municipal Interest

Eligible for Brownfield CIP programs.

8 /10

10) Catalytic Effect

Catalytic effect on surrounding area would be nominal to moderate.

6 /10

Comment

TOTAL

Score

61 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

Atlas Landfill, Property 8, Welland

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

32 Acres south of Woodlawn Road, Welland Property 9, 32.0 acres (13.0 ha) Comment

1) Location

Property is in a very good location for commercial purposes on Woodlawn Road across street from new Wal-Mart store.

9/10

2) Size and Configuration

Property is very large.

8/10

3) Property Availability

Property has a for sale sign.

9/10

4) Servicing

Available, but not at property line.

6 /10

5) Land Use Compatibility

Score

7/10

6) Market Interest

Currently designated Agricultural/Industrial.

5 /10

7) Reuse/ Redevelopment Potential

Property looks to be a greenfield site.

8/10

8) Smart Growth

Site could incorporate a Smart Growth approach.

8 /10

9) Expression of Municipal Interest

Eligible for Brownfield CIP programs, but likely N/A as a greenfield site.

6/10

10) Catalytic Effect

Catalytic effect on surrounding area would be very nominal as much of surrounding area is greenfield or dispersed industrial.

6/10

TOTAL

72/100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

32 Acres South of Woodlawn Road, Property 9, Welland

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

City property south of Shaw Street, Welland Property 10, 14.0 acres (5.7 ha) Comment

1) Location

Townline Tunnel Road near Highway 58.

6/10

2) Size and Configuration

Property is large.

9/10

3) Property Availability

City owned property - City indicates property is available.

7/10

4) Servicing

Full urban services.

5) Land Use Compatibility

Industrial is most appropriate use in this area.

8/10

6) Market Interest

City indicates developers interested.

5/10

7) Reuse/ Redevelopment Potential

Appears to be a greenfield site.

8/10

8) Smart Growth

Not really applicable.

8/10

9) Expression of Municipal Interest

Eligible for Brownfield CIP programs. - likely NA - greenfield site.

6/10

10) Catalytic Effect

Catalytic effect on surrounding area would be very nominal as much of surrounding area is greenfield or existing industrial.

6/10

Score

10/10

TOTAL

73/100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

City Property South of Shaw Street, Property 10, Welland 14.0 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

200 Main Street West, Welland Property 11, 7.1 acres (2.9 ha)

1) Location

Good high traffic corner location in a residential neighbourhood.

7/10

2) Size and Configuration

Large property. School building appears to be in relatively good condition.

7/10

3) Property Availability

Building is vacant.

6/10

4) Servicing

Full urban services.

10/10

5) Land Use Compatibility

Property is designated and zoned for Residential and Open Space. Low-medium density residential would be compatible in this location.

8/10

6) Market Interest

City indicates developers interested.

9 /10

7) Reuse/ Redevelopment Potential

Reuse of existing building is limited to possible a retirement home. Building is large. Property has good potential for residential redevelopment.

7/10

8) Smart Growth

Good potential to introduce medium densities.

9 /10

9) Expression of Municipal Interest

Eligible for Downtown and Brownfield CIP programs.

9/10

10) Catalytic Effect

Catalytic effect on surrounding area would be moderate to significant.

7 /10

Comment

TOTAL

Score

79/100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

200 West Main Street, Property 11, Welland 7.1 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

34-38 King Street, Welland Property 12, 0.3 acres (0.1 ha)

1) Location

Downtown location with frontage on King Street and Division Street.

8 /10

2) Size and Configuration

L shaped property and building. Heritage building. Building appears in fair to good condition.

7 /10

3) Property Availability

Former post office - building is vacant.

7 /10

4) Servicing

Full urban services.

5) Land Use Compatibility

Commercial designation. Commercial use would be compatible with nearby commercial uses including office and retail.

7 /10

6) Market Interest

Unknown.

6 /10

7) Reuse/ Redevelopment Potential

Reuse of existing building for offices appears feasible. Option to demolish building and undertake redevelopment of site with mixed use (res, retail, commercial).

6 /10

8) Smart Growth

Good potential to introduce Smart Growth elements in building retrofit or new development.

8 /10

9) Expression of Municipal Interest

Eligible for Downtown and Brownfield CIP programs.

9 /10

10) Catalytic Effect

Catalytic effect on surrounding area would be significant.

8 /10

Comment

Score

10 /10

TOTAL

76 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

34-38 King Street, Property 12, Welland 0.3 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

370 Hellems Avenue, Welland Property 13, 0.9 acres (0.4 ha)

1) Location

Corner property on east side of downtown.

7 /10

2) Size and Configuration

Just under 1 acre.

7 /10

3) Property Availability

12-24 months.

6 /10

4) Servicing

Full urban services.

5) Land Use Compatibility

Property is currently zoned for use as an athletic/fitness club.

8 /10

6) Market Interest

Developers interested in site.

9 /10

7) Reuse/ Redevelopment Potential

Vacant site suitable for medical office/clinic use.

7 /10

8) Smart Growth

Good potential to introduce Smart Growth elements in new development in this location. Close to schools and other amenities.

8 /10

9) Expression of Municipal Interest

Eligible for Downtown Brownfield CIP programs.

8 /10

10) Catalytic Effect

Catalytic effect on surrounding area would be moderate to significant.

7 /10

Comment

Score

10 /10

TOTAL

77 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

370 Hellems Avenue, Property 13, Welland 0.9 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

411 East Main Street, Welland Property 14, 1.1 acres (0.4 ha)

1) Location

Good location just east of Downtown across street from former Atlas South Plant.

8 /10

2) Size and Configuration

Old office building in fair to good condition for age of building.

8 /10

3) Property Availability

12-24 months.

9 /10

4) Servicing

Full urban services.

5) Land Use Compatibility

Property is designated and zoned for commercial use.

7 /10

6) Market Interest

Building is For Lease.

5 /10

7) Reuse/ Redevelopment Potential

Reuse potential of existing building for office or conversion to residential/ Institutional. Large parking lot beside building.

6 /10

8) Smart Growth

Good potential to introduce Smart Growth elements in a redevelopment in this location and augment any development on former Atlas South plant.

8 /10

9) Expression of Municipal Interest

Eligible for Brownfield CIP programs.

8 /10

10) Catalytic Effect

Catalytic effect on surrounding area would be moderate to significant.

7 /10

Comment

Score

10 /10

TOTAL

76 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

411 East Main Street, Property 14, Welland 1.1 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

147 East Main Street, Welland Property 16, 0.1 acres (0.0 ha)

1) Location

High traffic corner location at eastern entrance to downtown.

8 /10

2) Size and Configuration

Small property with little or no parking. Former bank building. Building has limited reuse potential. Building condition is fair to poor.

6 /10

3) Property Availability

12-24 months.

6 /10

4) Servicing

Full urban services.

5) Land Use Compatibility

Property is designated and zoned for commercial use.

7 /10

6) Market Interest

Unknown.

5 /10

7) Reuse/ Redevelopment Potential

Due to size of building and limited parking, reuse potential is limited. Redevelopment potential is also limited due to size of property.

5 /10

8) Smart Growth

Ability to incorporate smart growth elements may be limited by property size.

6 /10

9) Expression of Municipal Interest

Eligible for Downtown CIP programs and Brownfield CIP programs.

9 /10

10) Catalytic Effect

Catalytic effect on surrounding area would be moderate.

7 /10

Comment

Score

10 /10

TOTAL

69 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

147 East Main Street, Property 16, Welland 0.1 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

51 Niagara Street, Welland Property 17, 2.1 acres (0.9 ha)

1) Location

Downtown adjacent to Welland River and near Welland Recreational Waterway. Across the street from the Welmet site.

7 /10

2) Size and Configuration

Large commercial property. Former restaurant. Building appears to be in fair condition.

7 /10

3) Property Availability

12-24 months.

6 /10

4) Servicing

Full urban services.

5) Land Use Compatibility

Property is designated and zoned for commercial use.

7 /10

6) Market Interest

Unknown.

5 /10

7) Reuse/ Redevelopment Potential

Building has limited reuse potential. Property is large and there is new residential construction taking place immediately to the west. Potential for development as a residential condominium.

7 /10

8) Smart Growth

Good potential for incorporation of Smart Growth principles into a redevelopment project.

8 /10

9) Expression of Municipal Interest

Eligible for Downtown CIP programs and Brownfield CIP programs.

9 /10

10) Catalytic Effect

Catalytic effect on surrounding area would be moderate.

7 /10

Comment

Score

10 /10

TOTAL

73 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

51 Niagara Street, Property 17, Welland 2.1 acres

TAB 7

Town of Fort Erie Mapping, Property Information and Scoring

1-9

Fort Erie

M:\Jobs\2007\14.07207.01.P01 - NEDC\Mapping\MXD\Niagara.mxd

10 - 15

FORT ERIE

N.T.S.

Fort Erie

8. 591 Niagara River Parkway 9. 1 Courtwright Street 10. 40 Jennet Street 11. W/S Central Avenue 12. 275 Lewis Street 13. 469 Central Avenue 14. 465 Central Avenue

15. 475 Central Avenue

Town of Fort Erie - Property Information - Candidate Sites

PROP

MUNICIPAL ADDRESS

NO. 1 2

PROPERTY

ASSESSED OWNER

NAME 602 Niagara River Parkway

The Coal Docks

610 Niagara River Parkway

SIZE - acres

FRONTAGE

DEPTH

OFFICIAL PLAN

(ha)

ft (m)

DESIGNATION Open Space

Buffalo and Fort Erie

2.0

488.0

196.0

Public Bridge Authority

(0.8)

(148.7)

(59.7)

Rudan, Zlejko

0.5

63.0

220.0

(0.2)

(19.2)

(67.0)

0.4

66.0

240.0

E/S Niagara River Parkway

Town of Fort Erie

(0.2)

(20.1)

(73.1)

617 Niagara River Parkway

Alain Edmond Carpet

0.2

66.0

169.6

Care

(0.1)

(19.2)

(51.7)

5 6

611 Niagara River Parkway 607 Niagara River Parkway

750125 Ontario Limited

0.3

o/a Pure Platinum

(0.1)

Tucker, Eglon and Andria

0.2 (0.1)

601 Niagara River Parkway

Chanderbahn, Alex

0.2 (0.1)

8 9 10 11

591 Niagara River Parkway 1 Courtwright Street 40 Jennet Street W/S Central Avenue

58.8 (17.9) 50.0 (15.2)

187.5 147.0

0.8

175.7

209.2

Management Inc

(0.3)

(53.5)

(63.7)

0.6

79.0

256.0

(0.2)

(24.0)

(78.0)

Morgan Real Estate

20.0

528.0

1330.0

Holdings Inc.

(8.1)

(161.0)

(405.4)

Former Erie-

Fortis Ontario (Canadian

2.8

100.0

1330.0

Niagara Power Co.)

(1.1)

(30.5)

(405.4)

BLDG

SIZE OF

BLDGS.

TYPE

BLDGS. (sq. ft.)

Vacant land

n/a

SERVICE STATUS WATER

SANITARY

Full urban services in area

Open Space

STORM

ENVIRONMENTAL

PREVIOUS/CURRENT

CURRENTLY ELIGIBLE

REPORTS

DEVELOPER INTEREST

FOR CIP PROGRAMS

Yes - possibly available

Yes - some interest

from Fort Erie EDTC

shown

Vacant land

n/a

Full urban services in area

Vacant land

n/a

Full urban services in area

Mixed Use Res/Comm.

2980

Full urban services in area

Unknown

Full urban services in area

1300

Full urban services in area

2750

Full urban services in area

7380

Full urban services in area

OS Open Space

Open Space

General Commercial

Central Business

OS District Commercial (C2A) Commercial

Central Business

2 Storey 1

District Commercial Commercial

Central Business

Commercial

Central Business

Multiple

Industrial (IN)

Main Building is

Toronto company 3935

Full urban services in area

Unknown

Full urban services in area

2 Storey 5

Large Industrial Buildings Office Building

Open Space

Currently owned by

2 Storey

District Commercial (C2A) Industrial

Residential 2 Storey

District Commercial (C2A) Commercial

Vacant Commercial 1 Storey

District Commercial (C2A) Commercial

Commercial 3 Storey

District Commercial (C2A)

(52.6)

Steel Works Niagara Railway

Open Space

(44.8) 172.5

Multiple Residential

NO. OF

RM2-309

57.1

Guardian Investments 604169 Ontario Limited Former Horton

67.0 (20.4)

ZONING

Industrial (IN), Shopping

Vacant land containing

Centre Commercial (C6) and

Power

power lines and remnants

Automobile Service

lines

of former railway line

Yes - available from

Some interest shown

Fort Erie EDTC n/a

Full urban services in area

Station (C4) 12 13

275 Lewis Street 469 Central Avenue

GNB Industrial Battery

4.4

353.9

559.2

Company

(1.8)

(107.9)

(170.4)

The National Committee for

3.0

344.5

403.3

the National Pilgrim Virgin of

(1.2)

(105.0)

(122.9)

Gypsy Theatre Group of

2.7

276.8

382.5

Niagara Region

(1.1)

(84.3)

(116.6)

Industrial

Industrial (IN)

Industrial

87000

Full urban services in area

General Commercial

Shopping Centre Commercial

Mixed Office/Retail

31000

Full urban services in area

15700

Full urban services in area

(C6)

1 Storey

Canada (Fatima Crusaders) 14

465 Central Avenue

Commercial

Shopping Centre Commercial

(C6) and Automobile Service

Main Building-thetare Cdn. Tire gas bar building

Station (C4) 15

475 Central Avenue

Wm. Pasincky Limited

0.7

175.5

175.0

(0.3)

(53.5)

(53.3)

Commercial

General Commercial (C2)

Vacant Commercial 1 Storey

NEDC

Fort Erie Redevelopment Opportunities Evaluation Redevelopment Opportunity Area 1

Municipality

Prop No.

Fort Erie Fort Erie Fort Erie Fort Erie Fort Erie Fort Erie Fort Erie Fort Erie Fort Erie

Address

1 2 3 4 5 6 7 8 9

Location

602 Niagara River Parkway 610 Niagara River Parkway E/S Niagara River Parkway 617 Niagara River Parkway 611 Niagara River Parkway 607 Niagara River Parkway 601 Niagara River Parkway 591 Niagara River Parkway 1 Courwright Street

Size and Configuration

10 9 9 7 8 8 8 9 8

Property Availability

8 5 5 5 6 5 5 7 6

Servicing

9 5 8 5 5 8 5 5 7

Land Use Compatibility

9 10 10 10 10 10 10 10 10

Market Interest

9 9 9 9 9 9 8 9 9

Reuse/Redevelopment Potential 7 5 5 5 5 5 5 5 5

Smart Growth

10 8 8 7 8 8 7 8 8

Expression of Municipal Interest 9 8 8 8 8 8 8 8 8

Catalytic Effect

8 6 6 6 6 6 6 6 6

TOTAL

89 72 75 68 72 74 68 75 74

10 7 7 6 7 7 6 8 7

Redevelopment Opportunity Area 2 Municipality

Fort Erie Fort Erie Fort Erie Fort Erie Fort Erie Fort Erie

Prop No.

10 11 12 13 14 15

Address

Location

Size and Configuration

Property Availability

40 Jennet Street W/S Central Avenue 275 Lewis Street 469 Central Avenue 465 Central Avenue 475 Central Avenue

8 8 Linear open space trail - not applicable 7 7 7 7 8 7 8 7

Servicing

Land Use Compatibility

Market Interest

Reuse/Redevelopment Potential

Smart Growth

Expression of Municipal Interest

Catalytic Effect

TOTAL

5 5 5 10

10 10 10 10

8 8 8 8

5 5 5 5

7 7 7 7

9 9 9 8

6 6 6 6

8 7 7 6

85 0 72 71 72 75

NEDC Municipality

Fort Erie Redevelopment Opportunities - Incentive Programs Prop No.

Address

Redevelopment Area No. 1 Fort Erie 1 602 Niagara River Parkway Fort Erie 2 610 Niagara River Parkway Fort Erie 3 E/S Niagara River Parkway Fort Erie 4 617 Niagara River Parkway Fort Erie 5 611 Niagara River Parkway Fort Erie 6 607 Niagara River Parkway Fort Erie 7 601 Niagara River Parkway Fort Erie 8 591 Niagara River Parkway Fort Erie 9 1 Courtwright Street

Local DC Waiver/ Exemption

X X X X X X

Redevelopment Area No. 2 Fort Erie 10 40 Jennet Street Fort Erie 11 W/S Central Avenue Fort Erie 12 275 Lewis Street Fort Erie 13 469 Central Avenue Fort Erie 14 465 Central Avenue Fort Erie 15 475 Central Avenue

Regional DC Waiver/Exemption

X X X X X X X X X

Downtown Building Facade Grant X X X X X X X X X

X X X X X X

Program

Description

Local Development Charge Waiver/Exemption

Exemption from payment of 75%-100% of Town development charge on residential, commercial and mixed use development and redevelopment projects in the Downtown

Regional Development Charge Waiver/Exemption

Exemption from payment of 75%-100% of Regional development charge on residential, commercial and mixed use development and redevelopment projects in the Downtown

Downtown Building Facade Grant

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

602 Niagara River Parkway, Fort Erie Property 1 – The Coal Docks, 2.0 acres (0.8 ha) Comment

1) Location

Strategic location at junction of downtown and waterfront. On Niagara River. At foot of downtown and close to residential population. Just north of the International Rail Bridge.

2) Size and Configuration

Property almost 2 acres in size, linear configuration, 488 ft. frontage on River. No buildings on property but platform or former building foundation is located at south side of the property with a number of electrical conduits at platform surface. Could be combined with two adjacent properties to form larger site.

8 /10

3) Property Availability

Currently owned by Buffalo and Fort Erie Public Bridge Authority Municipality indicates high likelihood of property availability.

9 /10

4) Servicing

Full urban services. Easement at north end of property for Region of Niagara sanitary sewer overflow.

Score 10 /10

9 /10

5) Land Use Compatibility

Currently being studied through the Bridgeburn Neighbourhood Plan process. Community providing input into future use. Proposed for active public use – compatible with downtown and nearby residential uses. May create traffic and parking issues.

9 /10

6) Market Interest

Some interest shown by developers to participate in active public use.

7 /10

7) Reuse/ Redevelopment Potential

Concept Plan for active public use has already been prepared. Key redevelopment parcel in the Bridgeburg Neighbourhood Plan.

8) Smart Growth

Possible railroad theme – location adjacent to International Rail Bridge. Property provides opportunity for mix of active public uses. Will provide recreational/public use opportunity close to downtown.

9 /10

9) Expression of Municipal Interest

Neighbourhood Plan being prepared. Significant planning work has already been done. No CIP in place for this area. Town to prepare Brownfield CIP – property may be eligible for incentives.

8 /10

10) Catalytic Effect

Catalytic effect on the downtown and surrounding areas is expected to be very high. This is the linchpin project to help revitalize the downtown and waterfront.

TOTAL

10 /10

89 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

602 Niagara River Parkway, Property 1, Fort Erie, The Coal Docks 2.0 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

610 Niagara River Parkway, Fort Erie Property 2 - 0.5 acres (0.2 ha)

1) Location

Strategic location at junction of downtown and waterfront. On Niagara River.

Comment

Score 9 /10

At foot of downtown and close to residential population. Just north of the International Rail Bridge and Coal Docks property.

5 /10

2) Size and Configuration

Property is small parking lot area.

3) Property Availability

Unknown.

4) Servicing

Full urban services.

5) Land Use Compatibility

Currently being studied through the Bridgeburn Neighbourhood Plan process. Community

No buildings on property. Must be combined with two adjacent properties to form larger site.

5 /10

10 /10

9 /10

providing input into future use. Proposed for active public use - compatible with downtown and nearby residential uses. May create traffic and parking issues.

6) Market Interest

Unknown.

5 /10

7) Reuse/ Redevelopment Potential

Concept Plan for active public use has already been prepared. Key redevelopment parcel in the Bridgeburg Neighbourhood Plan. Reuse/redevelopment potential limited as a single property.

8 /10

8) Smart Growth

Possible railroad theme - location adjacent to International Rail Bridge.

8 /10

Property provides opportunity for mix of active public uses. Will provide recreational/public use opportunity close to downtown. Smart Growth opportunities limited as a single property.

9) Expression of Municipal Interest

Neighbourhood Plan being prepared. Significant planning work has already been done. No CIP in place for this area. Town to prepare Brownfield CIP - property may be eligible for incentives. Property not covered by development concept.

6 /10

10) Catalytic Effect

Catalytic effect on the downtown and surrounding areas is expected to be high. Should be combined with Property 1 to maximize catalytic effect.

7 /10

TOTAL

72 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

610 Niagara River Parkway, Property 2, Fort Erie 0.5 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

E/S Niagara River Parkway, Fort Erie Property 3 - 0.4 acres (0.2 ha)

1) Location

Strategic location at junction of downtown and waterfront. On Niagara River.

Comment

Score 9 /10

At foot of downtown and close to residential population. Just north of the International Rail Bridge and Coal Docks property.

2) Size and Configuration

Property is small grassed area. No buildings on property. Must be combined with two adjacent properties to south to form larger site.

5 /10

3) Property Availability

Likely.

8 /10

4) Servicing

Full urban services.

5) Land Use Compatibility

Currently being studied through the Bridgeburn Neighbourhood Plan process.

10 /10 9 /10

Community providing input into future use. Proposed for active public use - compatible with downtown and nearby residential uses. May create traffic and parking issues.

6) Market Interest

Unknown.

5 /10

7) Reuse/ Redevelopment Potential

Concept Plan for active public use has already been prepared. Reuse/redevelopment potential limited as a single property.

8 /10

8) Smart Growth

Possible railroad theme - location adjacent to International Rail Bridge.

8 /10

Property provides opportunity for mix of active public uses. Will provide recreational/public use opportunity close to downtown. Smart Growth opportunities limited as a single property.

9) Expression of Municipal Interest

6 /10

10) Catalytic Effect

Catalytic effect on the downtown and surrounding areas is expected to be high. Should be combined with Property 1 and 2 to maximize catalytic effect.

7 /10

TOTAL

75 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

E/S Niagara River Parkway, Property 3, Fort Erie 0.4 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

617 Niagara River Parkway, Fort Erie Property 4 - 0.2 acres (0.1 ha)

1) Location

Strategic location at junction of downtown and waterfront. On west side of Niagara River. At foot of downtown and close to residential population. West side of Niagara River Parkway - not at corner.

7 /10

2) Size and Configuration

Two storey mixed use building.

5 /10

3) Property Availability

Unknown.

5 /10

4) Servicing

Full urban services.

5) Land Use Compatibility

Currently being studied through the Bridgeburn Neighbourhood Plan process. Community providing input into future use.

9 /10

6) Market Interest

Unknown.

5 /10

7) Reuse/ Redevelopment Potential

Concept Plan for active public use has already been prepared. Reuse/redevelopment potential limited as a single property.

7 /10

8) Smart Growth

Possible railroad theme - location near International Rail Bridge. Smart Growth opportunities limited as a single property.

8 /10

9) Expression of Municipal Interest

Neighbourhood Plan being prepared. Significant planning work has already been done. No CIP in place for this area.

6 /10

10) Catalytic Effect

Catalytic effect on the downtown and surrounding areas is expected to be high.

6 /10

Comment

Score

10 /10

TOTAL

68 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

617 Niagara River Parkway, Property 4, Fort Erie 0.2 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

611 Niagara River Parkway, Fort Erie Property 5 - 0.3 acres (0.1 ha)

1) Location

Strategic location at junction of downtown and waterfront. On west side of Niagara River - Corner property. At foot of downtown and close to residential population. West side of Niagara River Parkway - not at corner.

8 /10

2) Size and Configuration

Two storey tavern. Potential for adaptive reuse.

6 /10

3) Property Availability

Unknown.

5 /10

4) Servicing

Full urban services.

5) Land Use Compatibility

Currently being studied through the Bridgeburn Neighbourhood Plan process. Community providing input into future use.

9 /10

6) Market Interest

Unknown.

5 /10

7) Reuse/ Redevelopment Potential

Concept Plan for active public use has already been prepared. Adaptive Reuse potential for a number of uses. Property will face Coal Docks Property Redevelopment.

8 /10

8) Smart Growth

Possible railroad theme - location near International Rail Bridge.

8 /10

9) Expression of Municipal Interest

Neighbourhood Plan being prepared. Significant planning work has already been done. No CIP in place for this area.

6 /10

10) Catalytic Effect

Catalytic effect on the downtown and surrounding areas is expected to be high.

7 /10

Comment

Score

10 /10

TOTAL

72 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

611 Niagara River Parkway, Property 5, Fort Erie 0.3 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

607 Niagara River Parkway, Fort Erie Property 6 - 0.2 acres (0.1 ha)

1) Location

8 /10

2) Size and Configuration

Vacant one storey commercial building. Newer building, but reuse is limited to certain commercial uses.

5 /10

3) Property Availability

Property is for sale.

8 /10

4) Servicing

Full urban services.

10 /10

5) Land Use Compatibility

Currently being studied through the Bridgeburn Neighbourhood Plan process. Community providing input into future use.

9 /10

6) Market Interest

Unknown.

5 /10

7) Reuse/ Redevelopment Potential

Concept Plan for active public use has already been prepared. Adaptive Reuse potential for a number of uses. Property will face Coal Docks Property Redevelopment.

8 /10

8) Smart Growth

Possible railroad theme - location near International Rail Bridge.

8 /10

9) Expression of Municipal Interest

Neighbourhood Plan being prepared. Significant planning work has already been done. No CIP in place for this area.

6 /10

10) Catalytic Effect

Catalytic effect on the downtown and surrounding areas is expected to be high.

7 /10

Comment

Score

TOTAL

74 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

607 Niagara River Parkway, Property 6, Fort Erie 0.2 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

601 Niagara River Parkway, Fort Erie Property 7 - 0.2 acres (0.1 ha)

1) Location

Strategic location at junction of downtown and waterfront. At foot of downtown and close to residential population. West side of Niagara River Parkway - not at corner.

8 /10

2) Size and Configuration

2 1/2 Storey residential.

5 /10

3) Property Availability

Unknown.

5 /10

4) Servicing

Full urban services.

5) Land Use Compatibility

Currently being studied through the Bridgeburn Neighbourhood Plan process. Community providing input into future use.

8 /10

6) Market Interest

Unknown.

5 /10

7) Reuse/ Redevelopment Potential

Concept Plan for active public use has already been prepared. Adaptive Reuse potential is very limited. Property will face Coal Docks Property Redevelopment.

7 /10

8) Smart Growth

Possible railroad theme - location near International Rail Bridge.

8 /10

9) Expression of Municipal Interest

Neighbourhood Plan being prepared. Significant planning work has already been done. No CIP in place for this area.

6 /10

10) Catalytic Effect

Catalytic effect on the downtown and surrounding areas is expected to be high.

6 /10

Comment

Score

10 /10

TOTAL

68 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

601 Niagara River Parkway, Property 7, Fort Erie 0.2 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

591 Niagara River Parkway, Fort Erie Property 8 - 0.8 acres (0.3 ha)

1) Location

Strategic location at junction of downtown and waterfront. West side of Niagara River Parkway - corner location directly across from Coal Docks property. At foot of downtown and close to residential population.

9 /10

2) Size and Configuration

Large square corner property.

7 /10

3) Property Availability

Unknown.

5 /10

4) Servicing

Full urban services.

5) Land Use Compatibility

Currently being studied through the Bridgeburn Neighbourhood Plan process. Community providing input into future use.

9 /10

6) Market Interest

Purchased by a Toronto company 3 years ago.

5 /10

7) Reuse/ Redevelopment Potential

Concept Plan for active public use has already been prepared. Adaptive Reuse potential is very limited due to type of building, but redevelopment potential is good. Property will face Coal Docks Property Redevelopment.

8 /10

8) Smart Growth

Possible railroad theme - location near International Rail Bridge.

8 /10

9) Expression of Municipal Interest

Neighbourhood Plan being prepared. Significant planning work has already been done. No CIP in place for this area.

6 /10

10) Catalytic Effect

Catalytic effect on the downtown and surrounding areas is expected to be high.

8 /10

Comment

Score

10 /10

TOTAL

75 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

591 Niagara River Parkway, Property 8, Fort Erie 0.8 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

1 Courtwright Street, Fort Erie Property 9 - 0.6 acres (0.2 ha)

1) Location

Strategic location at junction of downtown and waterfront. Adjacent to International Railway Bridge. West side of Niagara River Parkway - corner location across from Coal Docks property. At foot of downtown and close to residential population.

8 /10

2) Size and Configuration

Large corner property.

6 /10

3) Property Availability

Possible.

7 /10

4) Servicing

Full urban services.

5) Land Use Compatibility

Currently being studied through the Bridgeburn Neighbourhood Plan process. Community providing input into future use.

9 /10

6) Market Interest

Unknown.

5 /10

7) Reuse/ Redevelopment Potential

8 /10

8) Smart Growth

Possible railroad theme - location near International Rail Bridge.

8 /10

9) Expression of Municipal Interest

Neighbourhood Plan being prepared. Significant planning work has already been done. No CIP in place for this area.

6 /10

10) Catalytic Effect

Catalytic effect on the downtown and surrounding areas is expected to be high.

7 /10

Comment

Score

10 /10

TOTAL

74 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

1 Courtwright Street, Property 9, Fort Erie 0.6 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

40 Jennett Street, Fort Erie Property 10 - Former Horton Steel Works, 20.0 acres (8.1 ha) Comment

1) Location

Good location. Transit available along Central Avenue. Proximity to downtown.

8 /10

2) Size and Configuration

Very large site. Buildings cannot be adapted for residential use.

8 /10

3) Property Availability

Town indicates likelihood of property availability is high.

9 /10

4) Servicing

Full urban services in the area.

5) Land Use Compatibility

Property is currently designated and zoned industrial. Will require OPA and Zoning By-law

Score

Fort Erie EDTC has also been contacted by owner. Office building is for lease.

10 /10

8 /10

amendment for non-industrial use. Intensive residential redevelopment contemplated for site through Bridgeburg Neighbourhood Redevelopment Plan - would be compatible with recreational and residential uses to east, south and west.

6) Market Interest

Town indicates some developer interest has been shown.

8 /10

7) Reuse/ Redevelopment Potential

Strong residential reuse potential, but demand for 500+ residential units in Fort Erie in this area (low-mid range housing) is questionable.

7 /10

8) Smart Growth

Redevelopment of this site may not be economically viable. Opportunity to create a new Smart

10 /10

Growth community with ready made access to transit and neighbourhood parks and recreational opportunities. Opportunity to create a range of housing opportunities. Could be prime example of brownfield redevelopment.

9) Expression of Municipal Interest

Neighbourhood Plan being prepared. Significant planning work has already been done.

10) Catalytic Effect

Catalytic effect on neighbourhood and downtown area would be significant. Key redevelopment site.

No CIP in place for this area. Town to prepare Brownfield CIP - property may be eligible for incentives.

TOTAL

7 /10 10 /10

85 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

40 Jennett Street, Property 10, Fort Erie, Former Horton Steel Works 20.0 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

275 Lewis Street, Fort Erie Property 12 , 4.4 acres (1.8 ha)

1) Location

Corner Industrial property near residential enclaves.

7 /10

2) Size and Configuration

Large site. Large 87,000 sq.ft. industrial building. One storey and low ceiling heights.

7 /10

3) Property Availability

Unknown.

5 /10

4) Servicing

Full urban services in the area.

5) Land Use Compatibility

Not currently compatible with small residential enclave to the west.

8 /10

6) Market Interest

Unknown.

5 /10

7) Reuse/ Redevelopment Potential

Building is limited for modern industrial/storage purposes.

7 /10

8) Smart Growth

Could be part of larger Bridgeburg Neighbourhood Redevelopment Plan.

9 /10

9) Expression of Municipal Interest

Neighbourhood Plan being prepared. Significant planning work has already been done. No CIP in place for this area. Town to prepare Brownfield CIP - property may be eligible for incentives.

6 /10

10) Catalytic Effect

Catalytic effect on neighbourhood and downtown area would be significant.

8 /10

Comment

Score

10 /10

TOTAL

72 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

275 Lewis Street, Property 12, Fort Erie 4.4 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

469 Central Avenue, Fort Erie Property 13 , 3.0 acres (1.2 ha)

1) Location

Mid-block location close to Central Avenue.

7 /10

2) Size and Configuration

Large site. Mixed office retail building on site. Building appears in good condition.

7 /10

3) Property Availability

Unknown.

5 /10

4) Servicing

Full urban services in the area.

5) Land Use Compatibility

Compatible with adjacent uses. Would also be compatible with residential.

8 /10

6) Market Interest

Unknown.

5 /10

7) Reuse/ Redevelopment Potential

Building is generally limited to existing use, i.e., commercial office and some retail.

7 /10

8) Smart Growth

Could be part of larger Bridgeburg Neighbourhood Redevelopment Plan.

9 /10

9) Expression of Municipal Interest

Neighbourhood Plan being prepared. Significant planning work has already been done. No CIP in place for this area. Town to prepare Brownfield CIP - property may be eligible for incentives.

6 /10

10) Catalytic Effect

Catalytic effect on neighbourhood and downtown area would be significant.

7 /10

Comment

Score

10 /10

TOTAL

71 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

469 Central Avenue, Property 13, Fort Erie 3.0 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

465 Central Avenue, Fort Erie Property 14 , 2.7 acres (1.1 ha)

1) Location

Near Corner of Central and Wintemute.

8 /10

2) Size and Configuration

Large site. L-shaped parcel. Building appears in fair-moderate condition.

7 /10

3) Property Availability

Unknown.

5 /10

4) Servicing

Full urban services in the area.

5) Land Use Compatibility

Compatible with adjacent uses. Would also be compatible with residential.

8 /10

6) Market Interest

Unknown.

5 /10

7) Reuse/ Redevelopment Potential

Site is underutilized.

7 /10

8) Smart Growth

Could be part of larger Bridgeburg Neighbourhood Redevelopment Plan.

9 /10

9) Expression of Municipal Interest

Neighbourhood Plan being prepared. Significant planning work has already been done. No CIP in place for this area. Town to prepare Brownfield CIP - property may be eligible for incentives.

6 /10

10) Catalytic Effect

Catalytic effect on neighbourhood and downtown area would be significant.

7 /10

Comment

Score

10 /10

TOTAL

72 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

465 Central Avenue, Property 14, Fort Erie 2.7 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

475 Central Avenue, Fort Erie Property 15 , 0.7 acres (0.3 ha)

1) Location

High exposure corner location.

8 /10

2) Size and Configuration

Smaller property. Former commercial automotive building appears in fair-good condition.

7 /10

3) Property Availability

Property is For Sale.

10 /10

4) Servicing

Full urban services in the area.

10 /10

5) Land Use Compatibility

Commercial use at this corner could be compatible with adjacent residential uses.

8 /10

6) Market Interest

Unknown.

5 /10

7) Reuse/ Redevelopment Potential

Site is vacant. Good redevelopment or reuse potential.

7 /10

8) Smart Growth

Could be part of larger Bridgeburg Neighbourhood Redevelopment Plan.

8 /10

9) Expression of Municipal Interest

Neighbourhood Plan being prepared. Significant planning work has already been done. No CIP in place for this area. Town to prepare Brownfield CIP - property may be eligible for incentives.

6 /10

10) Catalytic Effect

Catalytic effect on neighbourhood and downtown area would be significant.

6 /10

Comment

Score

TOTAL

75 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

475 Central Avenue, Property 15, Fort Erie 0.7 acres

TAB 8

Town of Grimsby Mapping, Property Information and Scoring

QEW HIGHWAY

QEW H IG

WAY QEW HIGH QEW HIGHWAY

QEW HIGHWAY

CLARK

CARNEGIE LANE

2 1

ELM STREET

Grimsby 1. 55 Main Street East 2. 23 & 31 Main Street East 3. 50 Main Street East 4. 53 Ontario Street

DEBORA D

RIVE

N.T.S.

KINGSWAY BOULEVARD

KINGSWAY CRESCENT

PARKWOOD ROAD

NU AV E RO

GRIMSBY

AVE N

CHERRYHILL DRIVE

OS E

LYN

ST RE

MEL R

ST RE

IVAN AVENUE

OA K

GI BS

M:\Jobs\2007\14.07207.01.P01 - NEDC\Mapping\MXD\St_Catharines.mxd

ROBINSON STREET NORTH

ROBINSON STREET SOUTH

MOUN TAIN STREET

WEST

Grimsby

ST RE

MAPLE ACCESS

EET EET

STR

ON TA

EET MA IN

MAIN STRE ET

ID E

JOHN STREET

RIO

STR

ELA

R O AD

E ISTI

EET

A JULIAN

CHR

EET PATTON STR

ELIZ ABET H ST R EE

E STR

MAPLE AVENUE

ORCHARD PARKWAY

QEW HIGHW AY ERV IC E RO A DW ES

TH S

ROSSMORE AVENUE

SOU

HWAY

Town of Grimsby - Property Information - Candidate Sites PROP

MUNICIPAL ADDRESS

NO. 1 2 3 4

PROPERTY

ASSESSED OWNER

NAME 55 Main Street East 23 & 31 Main Street East 50 Main Street East 53 Ontario Street

George Leng Motors Limited

SIZE - acres

FRONTAGE

DEPTH

OFFICIAL PLAN

(ha)

ft (m)

DESIGNATION

198.0

Central Core Area-

General Commercial

Commercial Core

C3 Zone

1.0

136.6

(0.4)

(41.6)

(60.4)

ZONING

642380 Ontario Limited

0.8

108.0

154.3

Central Core Area-

General Commercial

c/o Miljan Brothers Inc.

(0.3)

(32.9)

(47.1)

Commercial Core

C3 Zone

D.W. Clausen Inc.

0.2

105.0

93.9

Central Core Area-

General Commercial

(0.1)

(32.0)

(28.6)

Commercial Core

C3 Zone

Marsha Cox and

0.5

109.7

301.4

Central Core Area-

Preferred Industrial

David Brenner

(0.2)

(33.4)

(91.9)

Transition Area

M1 Zone

NO. OF

BLDG

SIZE OF

BLDGS.

TYPE

BLDGS. (sq. ft.)

Vacant Land - building foundations

n/a

left in place 0 1 1

Vacant Land 1 Storey Automobile Garage 1-2 storey Former Train Station

n/a 1,420 7,100

SERVICE STATUS WATER

SANITARY

STORM

Yes - 6" on

Yes - 24" on

Yes - 12" on

Main Street

Yes - 6" on

Yes - 24" on

Yes - 12" on

Main Street

Yes - 6" on

Yes - 24" on

Yes - 18" on

Main Street

Yes - 8" on

Yes - 18" on

Yes - 42" on

Carnegie Lane

ENVIRONMENTAL

PREVIOUS/CURRENT

CURRENTLY ELIGIBLE

REPORTS

DEVELOPER INTEREST

FOR CIP PROGRAMS*

Yes

No No No

NEDC

Municipality

Grimsby Grimsby Grimsby Grimsby

Grimsby Redevelopment Opportunities Evaluation

Prop No.

Address

1 2 3 4

55 Main Street East 23 & 31 Main Street East (2 properties) 50 Main Street East 53 Ontario Street

Location

Size and Configuration

8 8 8 7

Property Availability

8 7 6 6

Servicing

8 10 6 10

Land Use Compatibility

10 10 10 10

Market Interest

8 8 7 7

Reuse/Redevelopment Potential 8 8 6 6

Smart Growth

8 7 7 6

Expression of Municipal Interest 9 8 7 7

Catalytic Effect

7 7 7 7

TOTAL

8 8 7 7

82 81 71 73

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

55 Main Street East, Grimsby Property 1, 1.0 acres (0.4 ha)

1) Location

Good location on Main Street at the eastern edge of Downtown.

8/10

2) Size and Configuration

Property is over 1 acre in size with 136 feet of frontage on Main Street.

8/10

3) Property Availability

Property is being actively marketed by current owner.

8/10

4) Servicing

Full services available from Main Street.

5) Land Use Compatibility

Adjacent to other commercial uses on Main Street. Zoned General Commercial C3 Zone.

8/10

6) Market Interest

Developers have expressed some interest in this property.

8/10

7) Reuse/ RedevelopMent Potential

Good commercial redevelopment potential. Building foundations from former auto dealership left in place.

8/10

8) Smart Growth

Close to other downtown commercial uses and residential uses. Size of site amenable to incorporation of Smart Growth principles.

9/10

9) Expression of Municipal Interest

No CIP available, but Town has applied for funding to undertake a Downtown CIP.

7/10

10) Catalytic Effect

As a larger vacant property in the Downtown, catalytic effect would be significant.

8/10

Comment

TOTAL

Score

10/10

82/100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

55 Main Street East, Property 1, Grimsby 1.0 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

23 & 31 Main Street East, Grimsby Property 2, 0.8 acres (0.3 ha)

1) Location

Located in the Downtown core. Was once the location of the local theatre.

Comment

Score 8/10

2) Size and Configuration

Two properties with combined frontage of 108 feet on Main Street.

3) Property Availability

Local developer recently acquired both properties and is actively marketing the site for development. This owner may also own property to the north of the site.

10/10

4) Servicing

Full services available from Main Street.

10/10

5) Land Use Compatibility

Adjacent to other commercial uses on Main Street. Zoned General Commercial C3 Zone.

8/10

6) Market Interest

Some recent interest from investors/developers.

8 /10

7) Reuse/ RedevelopMent Potential

Good commercial redevelopment potential.

7/10

8) Smart Growth

In heart of downtown close to shopping and residential uses. Size of site may somewhat limit incorporation of Smart Growth principles.

8/10

9) Expression of Municipal Interest

No CIP available, but Town has applied for funding to undertake a Downtown CIP.

7/10

10) Catalytic Effect

Site is in the middle of Downtown and is often referred to as the â&#x20AC;&#x153;holeâ&#x20AC;? in the Downtown. Therefore, catalytic effect would be significant.

8/10

TOTAL

7/10

81/100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

23 & 31 Main Street East, Property 2, Grimsby 0.8 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

50 Main Street East, Grimsby Property 3, 0.2 acres (0.1 ha)

1) Location

Located at the eastern edge of Downtown.

8 /10

2) Size and Configuration

Small corner property with 105 feet of frontage, but only 94 feet of depth.

6 /10

3) Property Availability

Property is currently being used as an automobile service garage.

6 /10

4) Servicing

Full services available from Main Street.

5) Land Use Compatibility

Adjacent to other commercial uses on Main Street. Zoned General Commercial C3 Zone.

7 /10

6) Market Interest

Some interest years ago, but more recently unknown.

6 /10

7) Reuse/ Redevelopment Potential

Reuse/ redevelopment potential is somewhat limited by size of site. Service or convenience commercial would be a possibility.

7 /10

8) Smart Growth

Close to other commercial uses and residential, but incorporation of smart growth principles limited by size of site.

7 /10

9) Expression of Municipal Interest

No CIP available, but Town has applied for funding to undertake a Downtown CIP.

7 /10

10) Catalytic Effect

Due to size of site and location at very eastern edge of Downtown, catalytic effect would be moderate.

7 /10

Comment

TOTAL

Score

10 /10

71 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

50 Main Street East, Property 3, Grimsby 0.2 acres

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres) Category

53 Ontario Street, Grimsby Property 4, 0.5 acres (0.2 ha)

1) Location

Property is located next to an active rail line.

7 /10

2) Size and Configuration

Property is 0.5 acres and irregular shape with elevation change. Building is purported to be the oldest train station building of its type in Canada, but the building is in poor condition.

6 /10

3) Property Availability

Property is currently for sale.

10 /10

4) Servicing

Full services available from Carnegie Lane.

10 /10

5) Land Use Compatibility

Property is zoned Preferred Industrial M1 Zone. Property is currently used as a retail outlet for a pottery business as well as antique and used goods sales. Rail line and industrial uses to north/northeast and residential uses to south.

7 /10

6) Market Interest

Unknown.

6 /10

7) Reuse/ Redevelopment Potential

Existing building is not likely reusable. Location and configuration of site also present reuse/redevelopment challenges.

6 /10

8) Smart Growth

May be limited due to size and configuration of site.

7 /10

9) Expression of Municipal Interest

No CIP available. Not known if a Downtown CIP would include this property.

7 /10

10) Catalytic Effect

Due to location and built out nature of surrounding uses, catalytic effect would be moderate.

7 /10

Comment

Score

TOTAL

73 /100

RCI CONSULTING | MMM GROUP LIMITED

Interim Report #1 Identification & Characterization of Niagaraâ&#x20AC;&#x2122;s Top Redevelopment Opportunities

53 Ontario Street, Property 4, Grimsby 0.5 acres

TAB 9

Town of Lincoln Mapping, Property Information and Scoring

LAKE ONTARIO

Lincoln

M:\Jobs\2007\14.07207.01.P01 - NEDC\Mapping\MXD\Niagara_Falls.mxd

LINCOLN Lincoln 1. King Street and Nineteenth Street (2 properties) 2. 4271 East Avenue 3. Prudhomme's Site (11 properties)

N.T.S.

Town of Lincoln - Property Information - Candidate Sites PROP

MUNICIPAL ADDRESS

SIZE - acres

FRONTAGE

DEPTH

OFFICIAL PLAN

(ha)

ft (m)

DESIGNATION

King Street and Nineteenth

3.2

Irregular

Mixed Use Commercial/

Residential Multiple 1 (RM1-16)(H)

Street (2 properties)

(1.3)

Residential

and Residential (R1)(H)

Residential

Residential Development (RD)

NO. 1 2 3

PROPERTY NAME

4271 East Avenue

ASSESSED OWNER

2.3

62.4

403.5

(1.0)

(19.0)

(123.0)

Prudhomme's Site

85.8

Irregular

(11 properties)

(34.7)

ZONING

SERVICE STATUS

NO. OF

BLDG

SIZE OF

BLDGS.

TYPE

BLDGS. (sq. ft.)

WATER

SANITARY

Vacant Land

n/a

Yes

1,000

Yes*

STORM

ENVIRONMENTAL

PREVIOUS/CURRENT

CURRENTLY ELIGIBLE

REPORTS

DEVELOPER INTEREST

FOR CIP PROGRAMS

Yes

left in place 1

Single Detached Residential

Dwelling Residential, General Commercial,

Residential Development (RD)

Numerous

Open Space & Recreation and

General Commercial (GC)(H)

Commercial

Natural Environment

General Commercial (GC-18)(H)

Buildings

Various

Open Space (OS) and Environment Conservation (EC) * Servicing upgrades may be required for 4271 East Avenue and the Prudhomme's Site

Yes

NEDC Municipality

Lincoln Lincoln Lincoln

Lincoln Redevelopment Opportunities Evaluation Prop Address No.

1 King Street and Nineteenth Street (2 properties) 2 4271 East Avenue 3 Prudhomme's Site (11 properties)

Location

Size and Configuration

7 8 9

Property Availability

8 6 10

Servicing

7 6 7

Land Use Compatibility

10 7 8

Market Interest

8 8 9

Reuse/Redevelopment Potential 9 6 9

Smart Growth

7 7 9

Expression of Municipal Interest 7 7 9

Catalytic Effect

6 6 6

TOTAL

6 7 8

75 68 84

NEDC Redevelopment Inventory Smart Redevelopment Score Sheet Address, Municipality Reference, Size(acres)

King Street and Nineteenth Street, Lincoln Property 1, 3.2 acres (1.3 ha)