Identification & Characterization of Niagara's Top Redevelopment Opportunities - Interim report #1

Niagara / I Region Identification & Characterization of Niagara'. Top Redevelopment Opportunities

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RCI CONSULTING | MMM GROUP LIMITED

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TABLE OF CONTENTS

1.0 INTRODUCTION 1

2.0 SMARTER NIAGARA 3

2.1 SMARTER NIAGARA PROGRAM 3

2.2 LOCAL MUNICIPAL COMMUNITY IMPROVEMENT PLANS 5

2.2.1 City of Niagara Falls 5 2.2.2 City of Port Colborne 5 2.2.3 City of St. Catharines 5 2.2.4 City of Thorold 5 2.2.5 City of Welland 5 2.2.6 Town of Fort Erie 6 2.2.7 Town of Grimsby 6 2.2.8 Town of Lincoln 6 2.2.9 Town of Niagara-on-the-Lake 6 2.2.10 Town of Pelham 6 2.2.11 Township of Wainfleet 6 2.2.12 Township of West Lincoln 6 2.2.13 Summary 6

2.3 PROVINCIAL SMART GROWTH POLICIES AND PLANS 7

2.3.1 Provincial Policy Statement (PPS) 7 2.3.2 Greenbelt Plan and Places to Grow 7

3.0 REGIONAL INVENTORY OF REDEVELOPMENT OPPORTUNITIES 9

4.0 SMART REDEVELOPMENT FRAMEWORK 11

4.1 Location 11 4.2 Size and Configuration 11 4.3 Property Availability 11 4.4 Servicing 12 4.5 Land Use Compatibility 12 4.6 Market Interest 12 4.7 Reuse/Redevelopment Potential 12 4.8 Smart Growth 12 4.9 Expression of Municipal Interest 13 4.10 Catalytic Effect 13

Interim Report #1 Identification & Characterization of Niagaras Top Redevelopment Opportunities

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5.0 TOP 30 KEY REDEVELOPMENT SITES 14

6.0 USING THE INVENTORY AND MARKETING REPORTS 15

6.1 Regional Inventory of Redevelopment Opportunities 15 6.2 Marketing Reports 16

7.0 NEXT STEPS 17

8.0 INVENTORY MAPPING, PROPERTY INFORMATION AND SCORING 18

TAB 1 Regional Inventory TAB 2 City of Niagara Falls TAB 3 City of Port Colborne TAB 4 City of St. Catharines TAB 5 City of Thorold TAB 6 City of Welland TAB 7 Town of Fort Erie TAB 8 Town of Grimsby TAB 9 Town of Lincoln TAB 10 Town of Niagara-on-the-Lake TAB 11 Town of Pelham TAB 12 Township of West Lincoln


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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 Niagaras 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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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.


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2.0 SMARTER NIAGARA

2.1 Smarter Niagara Program

The preparation of this report on Niagaras 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 Citizens Advisory Committee.

In 2002, the Region held its first annual Smarter Niagara Summit. The Region adopted a new lower property tax class for multi-residential 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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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 Niagaras 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 Regions 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 Niagaras 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 Provinces 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


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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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2.2.6 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.


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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 Niagaras 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 Provinces 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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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;

b) to accommodate and support major transit infrastructure;

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

d) 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.


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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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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


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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 Provinces 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;

b) 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;

c) Contribution toward walkable neighbourhood character;

d) Creation of a range of housing opportunities and choices;

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


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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.


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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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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.


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7.0 NEXT STEPS

The next steps for the Consulting Team in the Identification and Characterization of Niagaras 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.


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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;

b) Detailed property information table;

c) Summary scoring table;

d) Incentive programs cross reference table by site;

e) Description of available incentive programs;

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

g) Site photo(s).

TAB 1 Regional Inventory Mapping and Scoring

15 2

9

2

7

83

64

5 21

Fort Erie

Niagara Falls

Thorold

Welland

Port Colborne

St. Catharines

Niagara-on-the-Lake

Grimsby

Pelham

West Lincoln

Wainfleet

Lincoln

3, 8, 135, 6, 7

9, 12

2, 143, 12, 165, 11, 17

1, 6

Niagara Falls

St. Catharines

Welland

0 8 164Kilometres

LegendPort Colborne

Thorold

Fort Erie1. 602 Niagara River Parkway2. 610 Niagara River Parkway3. E/S Niagara River Parkway4. 617 Niagara River Parkway5. 611 Niagara River Parkway6. 607 Niagara River Parkway7. 601 Niagara River Parkway8. 591 Niagara River Parkway9. 1 Courtwright Street10. 40 Jennet Street11. W/S Central Avenue12. 275 Lewis Street13. 469 Central Avenue14. 465 Central Avenue15. 475 Central Avenue

1. 4001 Fourth Avenue2. CN Lands - Buttery Street3. 6158 Main Street4. 4770 & 4790 Victoria Avenue5. 4431 Victoria Avenue6. 5034 Victoria Avenue7. 4825 Pettit Avenue8. Lundy's Lane9. 7200 Niagara Parkway

1. 105 - 109 Main Street West2. East Harbour & Waterfront Lands

2, 10, 11, 14

1. 55 Oakdale Avenue2. 37 Centre Street3. 21 Yale Street4. 16 Melbourne Avenue5. 196 Welland Avenue6. 200 Welland Avenue7. 210 Welland Avenue8. 16 Mitchell Street9. 26 St. Paul Crescent10. 240-242 St. Paul Street11. 71 Carlisle Street12. 21 McGuire Street13. 142 Queenston Street14. 198 St. Paul Street

1. Queen Street South2. 100 Ormond Street South

1. 1 Albert Street2. 400 East Main Street3. 17 East Main Street4. 35 Southworth Street5. 1 Niagara Street6. Lincoln Street7. 129 Hagar Street8. No Address9. No Address10. No Address11. 200 West Main Street12. 34-38 King Street13. 370 Hellems Avenue14. 411 East Main Street15. 555 Prince Charles Drive16. 147 East Main Street17. 51 Niagara Street

1 - 9

10 - 15

CANDIDATE SITE LOCATIONS - NIAGARA REGION

1

1 - 51. 609 - 645 York Road2. 1401 York Road3. 120 John Street4. 44 Anne Street and Four Adjacent Properties5. 1245 Queenston Road

Pelham1. 1450 Pelham Street2. 1462-1464 Pelham Street3. 4 Highway 20 West4. 8 - 10 Highway 20 West5. 14 - 18 Highway 20 West

1

4

3, 4

8 9

15

7413

10

Niagara-on-the-Lake

Grimsby1. 55 Main Street East2. 23 & 31 Main Street East3. 50 Main Street East4. 53 Ontario Street

4

1, 2, 3

N.T.S.

West Lincoln1. 6254 Skyway Road2. 6209 Skyway Road (3 properties)

12

1

3

2

1, 2

Lincoln1. King Street and Nineteenth Street (2 properties)2. 4271 East Avenue3. Prudhomme's Site (11 properties)

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Regional Redevelopment Opportunities EvaluationMunicipality Prop Address Location Size and Property Servicing Land Use Market Reuse/Re- Smart Expression Catalytic TOTAL RANK

No. Configuration Availability Compatibility Interest development Growth of Municipal EffectPotential Interest

Welland 1 1 Albert Street (2 properties) 10 9 9 10 9 10 9 10 10 8 94 1Fort Erie 1 602 Niagara River Parkway 10 8 9 9 9 7 10 9 8 10 89 2St. Catharines 12 21 McGuire Street 10 9 8 10 8 8 9 10 7 10 89 3Niagara Falls 1 4001 Fourth Avenue (2 properties) 9 8 8 10 9 7 9 9 9 10 88 4St. Catharines 13 142 Queenston Street 8 10 6 10 8 9 10 9 8 10 88 5Niagara Falls 2 CN Lands- Buttery Street 8 8 10 8 8 9 8 9 10 9 87 6St. Catharines 14 198 St. Paul Street 10 8 8 10 8 8 9 9 7 10 87 7Port Colborne 2 Harbour & Waterfront Lands 10 8 6 10 8 9 10 9 6 10 86 8Fort Erie 10 40 Jennet Street 8 8 9 10 8 8 7 10 7 10 85 9St. Catharines 9 26 St. Paul Crescent 10 7 7 10 8 8 9 9 7 10 85 10NOTL 4 44 Anne Street (5 properties) 8 8 9 10 8 9 8 9 8 8 85 11Lincoln 3 Prudhommes Site (11 properties) 9 10 7 8 9 9 9 9 6 8 84 12St. Catharines 4 16 Melbourne Avenue 9 8 8 10 8 7 9 10 7 8 84 13Welland 2 400 East Main Street 8 7 9 10 8 9 7 9 9 7 83 14Niagara Falls 8 Lundy's Lane Battlefield 8 7 7 10 8 6 8 9 10 9 82 15St. Catharines 11 71 Carlisle Street 8 7 7 10 9 7 9 9 7 9 82 16Grimsby 1 55 Main Street East 8 8 8 10 8 8 8 9 7 8 82 17NOTL 3 120 John Street 8 8 7 10 8 9 8 9 6 8 81 18Grimsby 2 23/31 Main Street East (2 properties) 8 7 10 10 8 8 7 8 7 8 81 19Niagara Falls 9 7200 Niagara Parkway 9 8 8 10 8 8 8 8 8 5 80 20St. Catharines 5 196 Welland Avenue 7 7 7 10 8 5 9 10 8 8 79 21Welland 11 200 West Main Street 7 7 6 10 8 9 7 9 9 7 79 22Thorold 1 Queen Street South 6 8 8 8 8 9 8 9 8 6 78 23NOTL 1 609-645 York Road (3 properties) 9 8 7 10 9 9 8 6 6 6 78 24Pelham 1 1450 Pelham Street 8 7 6 10 8 7 8 8 7 9 78 25Niagara Falls 7 4825 Pettit Avenue 8 7 8 10 8 6 8 9 6 7 77 26St. Catharines 7 210 Welland Avenue 7 7 7 10 8 5 8 10 8 7 77 27St. Catharines 10 240-242 St. Paul Street 9 7 5 10 8 5 8 10 7 8 77 28Thorold 2 100 Ormond Street South 7 8 7 8 8 9 8 7 8 7 77 29Welland 13 370 Hellems Ave. 7 7 6 10 8 9 7 8 8 7 77 30West Lincoln 1 6254 Skyway Road 7 6 10 10 9 6 8 7 7 7 77 31Niagara Falls 4 4790 Victoria Avenue 7 7 10 10 7 5 6 8 9 7 76 32St. Catharines 8 16 Mitchell Street 6 7 7 10 9 7 8 9 8 5 76 33Welland 3 17 East Main Street 8 7 6 10 7 8 6 8 8 8 76 34Welland 12 34-38 King Street 8 7 7 10 7 6 6 8 9 8 76 35Welland 14 411 East Main Street 8 8 9 10 7 5 6 8 8 7 76 36Pelham 4 8-10 Highway 20 West 8 7 6 10 8 7 7 8 7 8 76 37Fort Erie 3 E/S Niagara River Parkway 9 5 8 10 9 5 8 8 6 7 75 38Fort Erie 8 591 Niagara River Parkway 9 7 5 10 9 5 8 8 6 8 75 39Fort Erie 15 475 Central Avenue 8 7 10 10 8 5 7 8 6 6 75 40

Municipality Prop Address Location Size and Property Servicing Land Use Market Reuse/Re- Smart Expression Catalytic TOTAL RANKNo. Configuration Availability Compatibility Interest development Growth of Municipal Effect

Potential InterestNiagara Falls 5 4431 Victoria Avenue 7 6 8 10 7 7 6 7 9 8 75 41St. Catharines 1 55 Oakdale Avenue 6 6 8 10 8 7 7 9 8 6 75 42Niagara Falls 3 6158 Main Street 7 7 6 10 8 7 6 8 9 7 75 43Port Colborne 1 105-109 Main Street West 6 6 8 10 9 5 9 9 7 6 75 44Lincoln 1 King Street and Nineteenth Street (2 propertie 7 8 7 10 8 9 7 7 6 6 75 45West Lincoln 2 6209 Skyway Road (3 properties) 7 8 7 10 9 6 8 7 7 6 75 46Pelham 2 1462-1464 Pelham Street 8 6 6 10 8 7 7 8 7 8 75 47Pelham 5 14-18 Highway 20 West 8 7 7 10 8 7 7 7 7 7 75 48St. Catharines 2 37 Centre Street 6 6 7 10 9 6 7 9 7 7 74 49Fort Erie 6 607 Niagara River Parkway 8 5 8 10 9 5 8 8 6 7 74 50Fort Erie 9 1 Courtwright Street 8 6 7 10 9 5 8 8 6 7 74 51Pelham 3 4 Highway 20 West 8 5 6 10 8 7 7 8 7 8 74 52Welland 10 City property south of Shaw - No Address 6 9 7 10 8 9 6 6 6 6 73 53Welland 15 555 Prince Charles Drive 7 9 5 10 8 5 8 8 7 6 73 54Welland 17 51 Niagara Street 7 7 6 10 7 5 7 8 9 7 73 55Grimsby 4 53 Ontario Street 7 6 10 10 7 6 6 7 7 7 73 56Fort Erie 2 610 Niagara River Parkway 9 5 5 10 9 5 8 8 6 7 72 57Fort Erie 5 611 Niagara River Parkway 8 6 5 10 9 5 8 8 6 7 72 58Fort Erie 12 275 Lewis Street 7 7 5 10 8 5 7 9 6 8 72 59Fort Erie 14 465 Central Avenue 8 7 5 10 8 5 7 9 6 7 72 60Welland 9 32 Acres South of Woodlawn - No Address 9 8 9 6 7 5 8 8 6 6 72 61Fort Erie 13 469 Central Avenue 7 7 5 10 8 5 7 9 6 7 71 62Grimsby 3 50 Main Street East 8 6 6 10 7 6 7 7 7 7 71 63St. Catharines 3 21 Yale Street 7 8 8 10 7 5 6 7 8 4 70 64St. Catharines 6 200 Welland Avenue 7 5 7 10 8 5 5 10 8 5 70 65Welland 7 129 Hagar Street 7 6 6 10 7 6 6 7 8 7 70 66NOTL 2 1401 York Road 6 5 6 10 8 9 7 7 6 6 70 67Welland 6 Lincoln Street (Vacant) 8 8 6 7 7 5 7 7 8 6 69 68Welland 16 147 East Main Street 8 6 6 10 7 5 5 6 9 7 69 69NOTL 5 1245 Queenston Road 6 5 7 10 7 9 7 6 6 6 69 70Fort Erie 4 617 Niagara River Parkway 7 5 5 10 9 5 7 8 6 6 68 71Fort Erie 7 601 Niagara River Parkway 8 5 5 10 8 5 7 8 6 6 68 72Lincoln 2 4271 East Avenue 8 6 6 7 8 6 7 7 6 7 68 73Welland 5 1 Niagara Street 7 6 5 10 7 5 5 7 8 6 66 74Niagara Falls 6 5034 Victoria Avenue 6 5 5 10 7 5 7 7 6 7 65 75Welland 4 35 Southworth Street 6 6 5 10 7 5 6 7 6 6 64 76Welland 8 Atlas Landfill - No Address 8 6 5 5 6 5 5 7 8 6 61 77Fort Erie 11 W/S Central Avenue Linear open space trail - not applicable 0 78

TAB 2 City of Niagara Falls Mapping, Property Information and Scoring

97

83

64

5 2

1

Niagara Falls

Thorold

Welland

Fort Erie

Niagara-on-the-Lake

Port Colborne

St. Catharines

Niagara Falls

NIAGARA FALLS

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Niagara Falls1. 4001 Fourth Avenue2. CN Lands - Buttery Street3. 6158 Main Street4. 4770 & 4790 Victoria Avenue5. 4431 Victoria Avenue6. 5034 Victoria Avenue7. 4825 Pettit Avenue

N.T.S.

LAKE ONTARIO

Niagara FallsNiagara Falls

8. Lundy's Lane9. 7200 Niagara Parkway

PROP MUNICIPAL ADDRESS PROPERTY ASSESSED OWNER SIZE - acres FRONTAGE DEPTH OFFICIAL PLAN ZONING NO. OF BLDG SIZE OF ENVIRONMENTAL PREVIOUS/CURRENT CURRENTLY ELIGIBLE NO. NAME (ha) ft (m) ft (m) DESIGNATION BLDGS. TYPE BLDGS. (sq. ft.) WATER SANITARY STORM REPORTS DEVELOPER INTEREST FOR CIP PROGRAMS*

1 4001 Fourth Avenue Cytec Cytec Canada Inc. 93.0 Unknown Unknown Industrial Heavy Industrial (HI) & 0 Vacant Land n/a Yes Yes Yes Numerous reports To be marketed upon Yes(37.6) Heavy Industrial (HI-49) completion of remediation Brownfields CIP

2 Buttery Street CN Lands Canadian National Railway 44.0 varies varies Industrial - Special Policy Transportation-Distribution 1 Small open storage Unknown Yes No n/a Completed by owner, but YesCompany (17.8) Industrial (TDI 33) building not available Brownfields CIP

3 6158 Main Street Former Coca Cola I F Propco Holdings 1.4 176.1 388.9 Minor Commercial General Commercial (GC) 0 Vacant Land n/a Yes Yes Yes Preliminary proposal was YesPlant Lands (Ontario) 48 Ltd. (0.6) (53.7) (118.6) submitted but did not proceed Historic Drummondville CIP

4 4790 Victoria Avenue Former Canadian 2030688 Ontario Ltd. 1.0 100.0 230.7 Minor Commercial General Commercial (GC) 1 Brick and concrete 17000 Yes Yes No YesTire Store and (0.4) (30.5) (70.4) 1 Storey Downtown CIP

4770 Victoria Avenue adjacent parking lot Teng Chen Chien O 0.4 78.0 132.5 Minor Commercial General Commercial (GC) 0 Vacant parking lot n/a Yes Yes No Yes(0.2) (23.8) (40.4) Downtown CIP

5 4431 Victoria Avenue Former Kimberly Rudan Export Import Ltd. 4.67 Not Varies Industrial General Industrial (GI-53) 1 Brick and concrete block 37268 Yes Yes No Application submitted to City YesClark Building (1.9) available 2 Storey two years ago - deferred Downtown CIP

6 5034 Victoria Avenue Former Niagara Niagara Falls Hydro Inc. 0.9 99.0 325.0 Minor Commercial General Commercial (GC) 2 2 Storey brick/block 9897 Yes Yes No YesFalls Hydro Building (0.4) (30.2) (99.1) building and separate garage Brownfields CIP

7 4825 Pettit Avenue Former Con-Agra Paletta International (1990) 10.5 677.9 Unknown Industrial Light Industrial (LI) 2 Brick and concrete block 175000 Yes Yes Yes YesPlant Inc. (4.3) (206.8) industrial building and a dome Brownfields CIP

8 Lundy's Lane Lundy's Lane Battle- Various including City of Varies varies Varies Special Policy Area 10 Various n/a Various Unknown Yes Yes Yes Yes - for Tourist Commercial Yesfield Area Lands Niagara Falls Historic Drummondville CIP

9 7200 Niagara Parkway Toronto Power Ontario Power Unknown Unknown Unknown Open Space Open Space 1 4 storey approx. Yes Yes Yes Phase I ESA - 2006 Yes YesGenerating Station Generation Inc. generating station 4,075 Brownfields CIP

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

City of Niagara Falls - Property Information - Candidate Sites

SERVICE STATUS

NEDC Niagara Falls Redevelopment Opportunities Evaluation

Municipality Prop Address Location Size and Property Servicing Land Use Market Reuse/Re- Smart Expression Catalytic TOTALNo. Configuration Availability Compatibility Interest development Growth of Municipal Effect

Potential Interest

Niagara Falls 1 4001 Fourth Avenue 9 8 8 10 9 7 9 9 9 10 88Niagara Falls 2 CN Lands- Buttery Street 8 8 10 8 8 9 8 9 10 9 87Niagara Falls 3 6158 Main Street 7 7 6 10 8 7 6 8 9 7 75Niagara Falls 4 4790 Victoria Avenue 7 7 10 10 7 5 6 8 9 7 76Niagara Falls 5 4431 Victoria Avenue 7 6 8 10 7 7 6 7 9 8 75Niagara Falls 6 5034 Victoria Avenue 6 5 5 10 7 5 7 7 6 7 65Niagara Falls 7 4825 Pettit Avenue 8 7 8 10 8 6 8 9 6 7 77Niagara Falls 8 Lundy's Lane Battlefield 8 7 7 10 8 6 8 9 10 9 82Niagara Falls 9 7200 Niagara Parkway 9 8 8 10 8 8 8 8 8 5 80

NEDC Niagara Falls Redevelopment Opportunities - Incentive Programs

Municipality Prop Address Local DC Waiver/ Regional DC Environmental Brownfields Brownfields Downtown Downtown Downtown Downtown Historic Drummondville Historic Drummondville Historic Drummondville Historic DrummondvilleNo. Exemption Waiver/Exemption Study Grant Tax Assistance Rehabilitation Residential Loan Commercial Building Building Facade Revitalization Commercial Building and Reviatalization Grant Residential Loan Peer-Robinson Residential

Grant Grant Grant Grant Facade Improvement Grant Rehabilitation Grant

Niagara Falls 1 4001 Fourth Avenue X X X X XNiagara Falls 2 CN Lands X X X X XNiagara Falls 3 6158 Main Street X X X X X X X XNiagara Falls 4 4790 Victoria Avenue X X X X X X X X XNiagara Falls 5 4431 Victoria Avenue X X X X X X X X XNiagara Falls 6 5034 Victoria Avenue X X X X XNiagara Falls 7 4825 Pettit Avenue X X X X XNiagara Falls 8 Lundy's Lane Battlefield X X X X X X X XNiagara Falls 9 7200 Niagara Parkway X X X X X

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. 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 Lundys Lane; and c) properties designated under the Ontario Heritage Act. The maximum matching grant per property is $25,000.

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

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, and 20% in Years 9 and 10. 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. 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

Approximately five (5) years, subject to the availability of funding as approved by Council.

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 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. 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. 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.

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.

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

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, and 20% in Years 9 and 10. The rehabilitation project must result in an increase in assessment value and property taxes.


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


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. 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

For up to ten (10) years.

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


NEDC Redevelopment Inventory Smart Redevelopment Score Sheet

Address, Municipality CN Lands, Niagara Falls Reference, Size(acres) Property 1 - Cytec Lands, 93.0 acres (37.6 ha), two properties Category Comment Score 1) Location The site has frontage on Stanley Avenue (Regional Road 102) where it 9/10 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.

2) Size and The property consists of 93 acres, and is bisected by a hydro line corridor. 8/10 Configuration 3) Property 16.5 acres of the 93.0 acres has been transferred to the City of Niagara Falls 8/10 Availability for construction of a four pad arena complex. The balance of the site will be available subsequent to remediation. 4) Servicing Full services available. 10/10 5) Land Use Detailed land use review is ongoing, including land use designations and 9/10 Compatibility zoning. Proposed light industrial and service commercial uses. Public has been involved in land use review. 6) Market Interest Site will be marketed upon completion of remediation. 7/10

City is redeveloping a portion of the site for an arena facility.

7) Reuse/ Redevelop- Key redevelopment parcel adjacent to downtown. 9/10 ment Potential Site plan has been prepared for arena facility. 8) Smart Growth Opportunity for a mix of commercial and light industrial land use designations. 9/10 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) Expression of Detailed land use review ongoing. 9/10 Municipal Interest A functional design study has been completed for the extension of Thorold

Stone Road to the site.

10) Catalytic Effect Redevelopment of this site will reinvigorate the downtown (which is subject 10/10

a CIP), catalytic effect will be high.

TOTAL 88/100

Interim Report #1 Identification & Characterization of Niagaras Top Redevelopment Opportunities 4001 Fourth Avenue, Property 1, Niagara Falls, Cytec 93 acres



Address, Municipality CN Lands, Niagara Falls Reference, Size(acres) Property 2 , 44.0 acres (17.8 ha) Category Comment Score 1) Location Good location Downtown close to Great Wolf Lodge and proposed extension 8 /10

of Thorold Stone Road.

2) Size and Very large property. 8 /10 Configuration

Operating rail line will remain.

3) Property Property is For Sale Availability Owner indicated property had been sold, but no confirmation that sale has 10 /10

closed.

4) Servicing

Sanitary services do not abut the property.

8 /10

5) Land Use Vacant industrial and mixed use to the north. 8 /10 Compatibility

Future uses must be compatible with/buffered from rail noise.

6) Market Interest

Owner indicates several potential offers to purchase property.

9

/10

7) Reuse/ Redevelop- Range of potential uses and mix of uses for the site. Ment Potential Several land use concepts being developed by the City. 8 /10

Final land use(s) may be limited by level of contamination on the property.

8) Smart Growth Very good potential to plan for a Smart Growth community on this site with location close to downtown. 9 /10

Possibility for higher densities and mix of uses.

9) Expression of Property is in Pilot Project Area which is highest priority for incentives Municipal Interest under the Brownfields CIP. 10 /10 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 9 /10

significant.

TOTAL 87 /100

Interim Report #1 Identification & Characterization of Niagaras Top Redevelopment Opportunities CN Lands, Niagara Falls 44.0 acres



Address, Municipality 6158 Main Street, Niagara Falls Reference, Size(acres) Property 3 , 1.4 acres (0.6 ha) Category Comment Score 1) Location Located in Historic Drummondville. 7 /10

Residential Area - located adjacent to a park and a closed school.

2) Size and Frontage on Main Street and Robinson Street. 7 /10 Configuration Vacant Land. 3) Property Unknown. 6 /10 Availability 4) Servicing Full services available. 10 /10 5) Land Use Residential use would be most compatible with surrounding neighbourhood. 8 /10 Compatibility 4-6 Storeys considered compatible with surrounding neighbourhood. 6) Market Interest Proposal was submitted for a 10 storey residential complex. 7 /10

Proposal did not proceed.

7) Reuse/ Redevelop- While the property presents as a viable redevelopment site, the market for 6 /10 ment Potential residential condominium/apartment in this part of the City may be viable. 8) Smart Growth Represents opportunity for intensification and reinforcement and support of 8 /10

existing neighbourhood and residential uses.

9) Expression of Property is in the Historic Drummondville CIP. 9 /10 Municipal Interest Incentives available for residential construction. 10) Catalytic Effect Catalytic effect on neighbourhood would be significant. 7 /10 TOTAL 75 /100

Interim Report #1 Identification & Characterization of Niagaras Top Redevelopment Opportunities 6158 Main Street, Property 3, Niagara Falls 1.4 acres



Address, Municipality 4790 Victoria Avenue, Niagara Falls Reference, Size(acres) Property 4 , 1.0 acres (0.4 ha) Category Comment Score 1) Location Located near entrance to Downtown at major intersection. High traffic and exposure location. 7 /10 2) Size and Good size commercial property with large parking lot adjacent. Configuration L-shaped lot with frontage on Victoria, Huron and Morrison. 7 /10 Former 17,000 sq.ft. Canadian Tire Building Vacant.

Building cannot readily be adapted for other uses.

3) Property Property is For Sale. 10 /10 Availability 4) Servicing Full services available. 10 /10 5) Land Use May be ideal for 4-5 Storey Residential with commercial at grade or commercial/retail use. 7 /10 Compatibility 6) Market Interest

None

5 /10

7) Reuse/ Redevelop- Reuse potential is limited due to type of building. Ment Potential Good redevelopment site but market for residential on Victoria Avenue 6 /10

in this particular location may be limited.

8) Smart Growth

Represents opportunity for intensification and mixed use.

8 /10

9) Expression of Property is in the Downtown CIP. 9 /10 Municipal Interest 10) Catalytic Effect Catalytic effect on surrounding area would be moderate to significant 7 /10

depending on proposed redevelopment.

TOTAL 76 /100

Interim Report #1 Identification & Characterization of Niagaras Top Redevelopment Opportunities 4790 Victoria Avenue, Property 4, Niagara Falls 1.0 acres



Address, Municipality 4431 Victoria Avenue, Niagara Falls Reference, Size(acres) Property 5, 4.7 acres (1.9 ha) Category Comment Score 1) Location Large property with good location at northwest corner of major intersection. 7 /10

Close to Great Wolf Lodge.

2) Size and Large brick and concrete building that has been vacant for some time. 6 /10 Configuration

Condition of building is questionable.

3) Property Property is available for development. 8 /10 Availability 4) Servicing

Full services available.

10 /10

5) Land Use Mixed use is appropriate for this property. 7 /10 Compatibility 6) Market Interest A planning application was submitted in 2005 to redesignate and rezone 7 /10 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) Reuse/ Redevelop- Reuse potential is limited due to type of building. 6 /10 ment Potential Good redevelopment site but market for residential use on Victoria Avenue

in this particular location may be limited.

8) Smart Growth

Good potential for incorporation of Smart Growth elements.

7 /10

9) Expression of Property is in the Downtown CIP. 9 /10 Municipal Interest

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

10) Catalytic Effect Catalytic effect on surrounding area would be moderate to significant 8 /10

depending on proposed redevelopment.

TOTAL 75 /100



Address, Municipality 5034 Victoria Avenue, Niagara Falls Reference, Size(acres) Property 6, 0.9 acres (0.4 ha) Category Comment Score 1) Location

Small property on Victoria Avenue.

6/10

2) Size and Building appears to be in fair to poor condition. Vacant land in rear of building. Configuration

Hydro boxes at rear.

5/10

3) Property Uncertain. Availability

5/10

4) Servicing


10/10

5) Land Use Adjacent to commercial and mixed uses and in close proximity to residential 7/10 Compatibility

uses to east.

6) Market Interest

Unknown.

5/10

7) Reuse/ Redevelop- Possible reuse potential for residential lofts. 7/10 ment Potential 8) Smart Growth

Good potential for incorporation of Smart Growth elements.

7/10

9) Expression of Not in a CIP area. 6/10 Municipal Interest 10) Catalytic Effect

Catalytic effect on surrounding area would be moderate.

7/10

TOTAL 65/100



Address, Municipality 4825 Pettit Avenue, Niagara Falls Reference, Size(acres) Property 7, 10.5 acres (4.2 ha) Category Comment Score 1) Location Good location stable residential neighbourhood to east and south. 8/10 Adjacent to commercial area and major intersection of Dorchester and Morrison.

Large property.

2) Size and Site would need buffer along rail line for any residential use rail line is 7/10 Configuration

very active.

3) Property Property is currently listed For Lease. 8/10 Availability 4) Servicing


10/10

5) Land Use Current land use compatibility issues between industrial use of property and 8/10 Compatibility residential neighbourhood, e.g., truck loading docks accessed via residential streets.

Large scale residential redevelopment may add to traffic congestion on Dorchester Road.

6) Market Interest

Unknown.

6/10

7) Reuse/ Redevelop- Possible reuse potential for residential lofts. 8/10 ment Potential 8) Smart Growth Very good potential for a Smart Growth development on a site this size 9/10

and in this location.

9) Expression of Not in a CIP area. 6/10 Municipal Interest 10) Catalytic Effect

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

7/10

TOTAL 77/100

Interim Report #1 Identification & Characterization of Niagaras Top Redevelopment Opportunities 4825 Pettit Avenue, Property 7, Niagara Falls 10.5 acres



Address, Municipality Lundys Lane Battlefield Reference, Size(acres) Property 8 Category Comment Score 1) Location Good location at entrance to Historic Drummondville Area. 8 /10

Good views of Main and Ferry area and Lundys Lane.

2) Size and Vacant lands at rear of cemetery and other lands in vicinity, e.g., City owned 7 /10 Configuration

parking lot present opportunities to increase size of parcel.

3) Property City has acquired several properties in the area and will continue to do so 7 /10 Availability

when opportunities present themselves.

4) Servicing


10 /10

5) Land Use Heritage and tourist commercial use of the lands is compatible with nearby uses. 8 /10 Compatibility 6) Market Interest

Some interest for redevelopment of the land for tourist commercial.

6 /10

7) Reuse/ Redevelop- Possibility to create a heritage legacy project. 8 /10 ment Potential

Future development plans are provided in the Lundys Lane Battlefield Master Plan.

8) Smart Growth

Heritage preservation.

9 /10

9) Expression of In the Historic Drummondville CIP. 10 /10 Municipal Interest

Identified as a key component of the CIP.

10) Catalytic Effect

Catalytic effect on Historic Drummondville could be very significant.

9 /10

TOTAL 82 /100

Interim Report #1 Identification & Characterization of Niagaras Top Redevelopment Opportunities Lundys Lane Battlefield, Property 8, Niagara Falls



Address, Municipality 7200 Niagara Parkway, Niagara Falls Reference, Size(acres) Property 9 Toronto Power Generating Station, Size Unknown Category Comment Score 1) Location The site has frontage along the Niagara Parkway and Niagara River, just south of the 9/10 Horseshoe Falls. This site is located southeast of the Fallsview Tourist District and is situated

prominently on the public Open Space system.

2) Size and The property is linear and is bounded by the Niagara River and Niagara 8/10 Configuration

Parkway system.

3) Property Ownership to be transferred to the Niagara Parks Commission in the 8/10 Availability

short-term.

4) Servicing


10 /10

5) Land Use Proposed public use such as a museum , or compatible use with interpretive features, 8/10 Compatibility supportive of and compatible with surrounding Open Space.

Redesigntation may be required.

6) Market Interest Site will be marketed upon transfer of ownership. 8/10

Private/public partnership desired.

7) Reuse/ Redevelop- Prominent heritage building with high potential for tourism related uses. 8/10 Ment Potential

Limited ability to provide parking directly associated with the building.

8) Smart Growth Opportunity for adaptive reuse of the heritage structure, potential to increase 8/10 the amenity and walkability of the Open Space network, and to introduce a

mix of uses to the building/site.

9) Expression of May benefit from Brownfield CIP if contaminated. 8/10 Municipal Interest 10) Catalytic Effect

Reuse of site will have low to moderate catalytic effect.

5/10

TOTAL 80/100

Interim Report #1 Identification & Characterization of Niagaras Top Redevelopment Opportunities Toronto Power Generating Station, Property 9, Niagara Falls

TAB 3 City of Port Colborne Mapping, Property Information and Scoring

Port Colborne

2

1

PORT COLBORNE

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N.T.S.Port Colborne

1. 105 - 109 Main Street West2. East Harbour & Waterfront Lands

NO. MUNICIPAL ADDRESS PROPERTY ASSESSED OWNER SIZE - acres FRONTAGE DEPTH OFFICIAL PLAN ZONING NO. OF BLDG SIZE OF ENVIRONMENTAL PREVIOUS/CURRENT CURRENTLY ELIGIBLE NAME (ha) ft (m) ft (m) DESIGNATION BLDGS. TYPE BLDGS. (sq. ft.) WATER SANITARY STORM REPORTS DEVELOPER INTEREST FOR CIP PROGRAMS

1 105-109 Main Street West City of Port Colborne 0.6 132 184.4 Commercial Central Commercial 0 n/a n/a Full urban services in area Phase I and II Yes - interest shown No(0.2) (42.0) (56.2) CC-207 CIP being developed

2 Unknown East Harbour and Transport Canada appr. 150 Unknown Unknown Heavy Industrial Heavy Industrial 0 n/a n/a Full urban services in area - Phase I and II ESA Yes - interest shown NoWaterfront Lands (appr. 60.7) - SSRA Report CIP being developed

City of Port Colborne - Property Information - Candidate Sites

SERVICE STATUS

NEDC

Municipality Prop Address Location Size and Property Servicing Land Use Market Reuse/Re- Smart Expression Catalytic TOTALNo. Configuration Availability Compatibility Interest development Growth of Municipal Effect

Potential Interest

Port Colborne 1 105-109 Main Street West 6 6 8 10 9 5 9 9 7 6 75Port Colborne 2 Harbour & Waterfront Lands 10 8 6 10 8 9 10 9 6 10 86

Port Colborne Redevelopment Opportunities Evaluation

NEDC Port Colborne Redevelopment Opportunities - Incentive Programs

Municipality Prop Address Local DC Waiver/ Regional DCNo. Exemption Waiver/Exemption

Port Colborne 1 105-109 Main St. West X XPort Colborne 2 Harbour & Waterfront Lands

Program Description

Local Development Charge Waiver/Exemption Exemption from payment of 75%-100% of Town development charge on residential, commercial and mixed usedevelopment 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 usedevelopment and redevelopment projects in the Downtown



Address, Municipality 105 - 109 Main Street West, Port Colborne Reference, Size (acres) Property 1 - 0.6 acres (0.2 ha) Category Comment Score 1) Location Located on the island, gateway to the City and high traffic area. 6 /10

Situated along Highway 13, just west of the lift bridge.

2) Size and Property is 0.6 acres in size with 132 ft frontage on Main St. W. 6 /10 Configuration and 85 ft on Church St. 'The site is vacant and is used as a parking lot. 3) Property Currently owned by the City. 8 /10 Availability 4) Servicing Full urban services. 10 /10 5) Land Use Currently being studied through the Port Colborne Gateway: Humberstone 9 /10 Compatibility Community Improvement Plan (CIP).

Predesignated and prezoned for mixed use redevelopment.

6) Market Interest Yes, interest shown. 5 /10 7) Reuse/ Redevelop- High profile parcel for residential/commercial opportunities in the Gateway area. 9 /10 ment Potential 8) Smart Growth Property provides opportunities for a mix of uses and housing types and 9 /10

can reinforce the walkable nature of Main Street.

9) Expression of CIP being prepared. Municipal Interest Property may be eligible for incentives. 7 /10 10) Catalytic Effect Enhancement of the "main street" character and profile is a gateway 6 /10

to act as an "anchor" to revitalize commercial uses.

TOTAL 75 /100

Interim Report #1 Identification & Characterization of Niagaras Top Redevelopment Opportunities 105-109 Main Street, Property 1, Port Colborne 0.6 acres



Address, Municipality East Harbour and Waterfront Lands, Port Colborne Reference, Size (acres) Property 2 approx 150 acres (60.7 ha), 2 parcels Category Comment Score 1) Location

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

10 /10

2) Size and 2 large parcels, contiguous along the waterway and Lake Erie shoreline. 8 /10 Configuration

There are no buildings on-site.

3) Property Municipality indicates within 12 months. 6 /10 Availability 4) Servicing

Full urban services available.

10 /10

5) Land Use Offers compatible opportunities with residential uses and waterways associated uses. 8 /10 Compatibility 6) Market Interest

Developer interest has been indicated by the municipality.

9 /10

7) Reuse/ Redevelop- Multiple opportunities for a variety of uses. 10 /10 ment Potential

Concept plan preparation on hiatus.

8) Smart Growth High potential for mixed use redevelopment intensification with a range of housing, and 9 /10

expansion of the walkable waterfront.

9) Expression of Port Colborne Harbour and Waterfront Strategy on hiatus (Secondary Plan, Community 6 /10 Municipal Interest

Improvement Plan) but restart of study planned soon.

10) Catalytic Effect

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

10

/10

TOTAL 86 /100

Interim Report #1 Identification & Characterization of Niagaras 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

St. Catharines

2

3

4

1

8

9

14

13

10

12

11

5,6,7

ST. CATHARINES

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St. Catharines1. 55 Oakdale Avenue2. 37 Centre Street3. 21 Yale Street4. 16 Melbourne Avenue5. 196 Welland Avenue6. 200 Welland Avenue

7. 210 Welland Avenue8. 16 Mitchell Street9. 26 St. Paul Crescent10. 240-242 St. Paul Street11. 71 Carlisle Street12. 21 McGuire Street

N.T.S.

13. 142 Queenston Street14. 198 St. Paul Street

NO. MUNICIPAL ADDRESS PROPERTY ASSESSED OWNER SIZE - acres FRONTAGE DEPTH OFFICIAL PLAN ZONING NO. OF BLDG SIZE OF ENVIRONMENTAL PREVIOUS/CURRENT CURRENTLY ELIGIBLE NAME (ha) ft (m) ft (m) DESIGNATION BLDGS. TYPE BLDGS. (sq. ft.) WATER SANITARY STORM REPORTS DEVELOPER INTEREST FOR CIP PROGRAMS

1 55 Oakdale Avenue 2075790 Ontario Inc. 14.4 964.1 454.4 High Density R6-H 2 Industrial Unknown Size TBD (Oakdale Ave.) Size TBD (Oakdale Ave.) Size TBD (Oakdale Ave.) Yes Yes(5.8) (293.9) (138.5) Residential 1 and 2-3 Storeys St. Catharines CIP

2 37 Centre Street Polus Einari 0.4 45.4 123.0 Commercial BC 0 Vacant Land n/a Size TBD (Centre St. & Size TBD (Centre St. & TBD Yes(0.2) (13.8) (37.5) (Transition) King St.) King St.) St. Catharines CIP

3 21 Yale Street 2060638 Ontario 2.2 419.3 237.4 Industrial M1 1 Vacant Industrial Unknown Size TBD (Yale Cres. & Size TBD (Yale Cres. & Size TBD (Yale Cres. & YesCorporation (0.9) (127.8) (72.4) Office and Shop Berryman Ave.) Berryman Ave.) Berryman Ave.) St. Catharines CIP

4 16 Melbounre Avenue St. Catharines Racquet 1609731 Onatrio Inc. 3.2 258.6 Unknown Neighbourhood R3 2 Industrial Unknown Size TBD (on-site) Size TBD (on-site) Size TBD (Blain Place) Yesand Athletic Club (1.3) (78.8) Residential Club House St. Catharines CIP

5 196 Welland Avenue Gorge Holdings Inc. 2.9 169.3 320 Mixed Commercial CR-H 4 Commercial (1) & Unknown Size TBD (Welland Av

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Identification & Characterization of Niagara's Top Redevelopment Opportunities - Interim report #1

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