HomeMy WebLinkAboutCAO-12-021 - Brownfield Remediation Program Application - 51 BrREPORT TO:Finance & Corporate Services Committee
DATE OF MEETING:
May 28, 2012
SUBMITTED BY: Rod Regier, Executive Director of Economic Development,
741-2506
PREPARED BY:
Terry Boutilier, Senior Business Development Officer and
Brownfield Coordinator
WARD(S) INVOLVED: WARD 10
DATE OF REPORT: May 4, 2012
REPORT NO.: CAO – 12 - 021
SUBJECT:
Brownfield Remediation Program Application
51 Breithaupt Street
The Breithaupt Block
RECOMMENDATION:
1. That the City of Kitchener approve the Brownfield Remediation Program Application,
received from 2184647 Ontario Ltd. (Perimeter Development Corporation), dated March 5,
2012. In exchange for a completed and filed Record of Site Condition for the Breithaupt
Block lands (consisting of 51 Breithaupt Street, 20-24 Breithaupt Street, 2 Moore Avenue,
12 Moore Avenue, 47 Wellington Street) and completion of redevelopment plan, the City of
Kitchener will provide a grant in the form of an annual rebate on City taxes in an amount
equal to 100% of the City Tax Increment; where the City Tax Increment is defined as the
difference between the City portion of real property taxes for the 2011 Taxation Year and the
new City portion of real property taxes levied as a result of a new assessment by the
Municipal Property Assessment Corporation (MPAC) following completion of the project, as
compensation for the remediation of the above stated lands. The annual City property tax
$228,263
grant is estimated to be , payable in the first and second years following re-
$142,792
assessment by MPAC and in the third year.
2. That the Region of Waterloo Brownfield Coordinator be advised of City Council’s decision
regarding this Application.
3. That the Mayor and Clerk be authorized to execute an Agreement amongst the City of
Kitchener, the Region of Waterloo and 2184647 Ontario Ltd.
BACKGROUND:
This application pertains to property municipally addressed as 51 Breithaupt Street, 20-24
Breithaupt Street, 2 Moore Avenue, 12 Moore Avenue, and 47 Wellington Street. The land
assembly approximates 1.72 hectares in size situated adjacent to King Street, just north of the
CNR Mainline. The site’s former industrial uses include auto parts manufacturers, several
rubber companies and a gasoline service station. The original use of the lands was the Berlin
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Piano and Organ Company. The lands are being redeveloped/renovated to accommodate new
loft office space.
REPORT:
a)Contamination and Remediation
The Breithaupt Block Environmental Consultants are Conestoga-Rovers & Associates of
Waterloo. Referring to the CRA “Remedial Action Plan”, dated January, 2012, the site had a
total of 17 Underground Storage Tanks (USTs), 4 Aboveground storage Tanks (ASTs), 3
underground water cisterns. Building, soil and groundwater was found to be contaminated with
a range of hydrocarbons, heavy metals and chemicals including lead, arsenic, asbestos, TCE,
benzene, bis(2-ethylhexyl)phthalate, PHC F3, etc. Site remediation includes:
Abatement of designated substances (asbestos):
Removal of all USTs and ASTs;
Off-site disposal of lead impacted soils;
Off-site disposal of Cooling Tower and Cistern contents;
Removal of free product and disposal of impacted soil & concrete; and
Preparation of Risk Assessment.
b) Eligible Remediation Cost
2184647 Ontario Ltd. and CRA & Associates, estimate the Eligible Remediation Cost at
1,559,993
$. This amount includes the cost of environmental assessments, site remediation,
administrative costs, but not HST.
c) Existing Assessment and Taxes
There are no tax arrears outstanding on this property.
The total 2011 Assessment for the lands is $3,525,000, and has a mixed Assessment
comprising of Industrial (82%), Commercial (16%) and Residential (2%). 2011 property taxes
$135,844.52,:
weresplit as follows
City of Kitchener $27,672.75
Region $43,828.08
Education $65,224.80
Excluding the Education component, the total 2011 Municipal (Region + City) taxes are
$71,153.36
d) Projected Assessment and Taxes
This development will provide 174,415 square feet of new loft office space in a complex of six
buildings within the Innovation District of Kitchener Downtown. The Applicant has estimated the
projected post-project Assessment value at $32,000,000 (at full occupancy)
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The attached Table 1 - Tax Increment Grant Calculation provides details of the projected
assessment and taxes generated by the development.
Using the 2011 Tax Rates, the projected annual Municipal Taxes (Region + City) following full
$658,073.60
completion would be split as follows:
City of Kitchener $ 255,936.60
Region $ 402,137.60
Based upon this projection, the City Tax Increment(i.e. the difference between the existing City
228,263.25
tax level and the future City tax level) is estimated at $ (255,936.60 - 27,672.75).
TheRegional Tax Increment is estimated at $358,656.99 (402,137.60 - 43,480.61).
e) Financial Incentives
The Region – City Brownfield Financial Incentive Program provides the development industry 3
funding instruments which work in the following sequence.
First
, the Region provides a 50% grant (up to $40,000) for a Phase 2 Environmental Site
Assessment.
Second
, the Region provides an exemption in the applicable Regional Development Charge
equivalent to (but not exceeding) the “Eligible Remediation Cost”.
Lastly
, the Region and the City jointly provide a Tax Incremental Grant (TIG) on any remaining
“Eligible Remediation Cost” which has not been funded by Regional Development Charge
exemptions.
This development is eligible for the Region’s 50% Grant for the Phase 2 ESA, and the Tax
Incremental Grant (TIG) Program. The property is located within the Downtown Community
Improvement Area, and therefore City and Regional Development Charges do not apply.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
This project implements our Community Vision and the Citizens’ Vision for the Environment:
“Together, we will build an innovative, caring and vibrant Kitchener with safe and thriving
neighbourhoods”;
“Our shared vision is for Kitchener to be a community that focusses significant energy and
resources on becoming more environmentally friendly through investments in things like bike
trails, improved transit systems, tougher environmental bylaws and stricter growth management
policies that limit sprawl.”
This project is in keeping with the following Environmental Strategic Direction:
“Endorse and implement the proposed Environmental Remediation Strategy.”
FINANCIAL IMPLICATIONS:
The approval of this Application will obligate the City of Kitchener to provide an annual municipal
$228,263
property tax rebate estimated to be , payable in the first and second years following re-
$142,792
assessment by MPAC and in the third year. Under no circumstances will the
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combined level of municipal tax rebates exceed the Eligible Remediation Cost, as defined by
the Program.
COMMUNITY ENGAGEMENT:
This Application has not been circulated to the public. Staff would note that this approval
applies only to the City of Kitchener portion of the proposed Tax Incremental Grant. The
Region of Waterloo Council will consider its portion of this application at a future date.
CONCLUSION:
The Brownfield Steering Committee, consisting of the City’s Brownfield Co-ordinator, Director of
revenue, City Solicitor, and Director of Planning, reviewed the revised application at its meeting
on March 29, 2012. Staff support acceptance within the terms and conditions of Region of
Waterloo - Kitchener Brownfield Remediation Program.
ACKNOWLEDGED BY:
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