brownfield redevelopment and the triple bottom line approach

Research Partners

CENTRE FOR THE STUDY OF COMMERCIAL ACTIVITY RYERSON UNIVERSITY, TORONTO, ONTARIO, CANADA

BROWNFIELD REDEVELOPMENT AND

THE TRIPLE BOTTOM LINE APPROACH

by C. Chakrapani and T. Hernandez

The CSCA working in partnership with The Ontario Ministry of Municipal Affairs and Housing (MAH) and the Federation of Canadian Municipalities (FCM) adopted a case study Triple Bottom Line (TBL) approach to measuring and tracking the potential impacts of brownfield redevelopment. The TBL approach is geared to address three inter-related perspectives: economic (profits), social (people) and environmental (planet). This research letter reports summary findings from a study of three brownfield redevelopment sites in Ontario; namely: (i) Kaufman Lofts in Kitchener; (ii) Lybster Mill in St. Catharines; and, (iii) The Currents in Ottawa. This research letter focuses on Kaufman Lofts and Lybster Mill due to their retail and downtown focus. The main conclusion of the study is that brownfield redevelopment has discernible positive impacts on the site and on the surrounding community across a range of economic, social and environmental factors. Brownfield redevelopments generally result in increased tax revenue and perceived growth of business in the study areas. Residents as well as businesses in the study areas agreed that brownfield redevelopments also provide social and environmental benefits. The TBL approach when combined with geomatics provides a systematic mechanism for the holistic assessment of potential brownfield redevelopment impacts. The authors would like to express a special thanks to Chris Thompson (MAH) and Jessica Mankowski (FCM) for their leadership, support and advice throughout the research process. We also acknowledge the support of our local municipal partners and developers that provided their insights and data to the project. Finally, thanks to the respective teams at MAH and FCM for coordinating the compilation of the various data sets used in this study.

The Brownfield Challenge Brownfield properties are lands that are potentially contaminated due to historical, industrial or commercial land use practices, and are underutilized, derelict or vacant. Such properties are often situated in key areas such as downtowns or on waterfront and often have cultural heritage and social values in addition to their economic potential. In recent years, there have been increasing efforts in Canada and elsewhere to remediate and redevelop brownfield sites and make them suitable for productive commercial and residential purposes (De Souza, 2005, 2006a; Herberle & Wernstedt, 2006; Adams et al., 2010). There is growing evidence to show that the rewards of redevelopment can be high. Yet, investing in brownfield redevelopment as compared to non-brownfield sites may involve remediation along with other associated investments (which can be considerable) and expertise on the part of the developer.

Redeveloping brownfields is a complex task that requires careful risk management and planning on the part of developers and remediation specialists; and is also often reliant on incentives, municipal encouragement and engagement. It involves many potential practical milestones such as environmental assessment, clean-up and build out. Brownfield redevelopments generally require knowledge of remediation techniques and familiarity with applicable technologies. They can potentially expose developers to risks that are over and above those faced by developers of other sites. These concerns may be reflected in financing challenges and negative market perceptions along with stigma attached to brownfield redevelopment (Wernstedt et al., 2004, 2006). To offset these factors environmental legislation in Ontario (as an example) provides property owners with a degree of protection from certain types of environmental clean-up orders for historic contamination after they have appropriately remediated a site1.

1 Ontario’s Record of Site Condition Regulation (O. Reg. 153/04) details requirements related to site assessment and clean up. In December 2009, Ontario amended O. Reg.153/04 to implement reforms which in turn replaced the Guideline for Use at Contaminated Sites in Ontario.

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In spite of the challenges that are often faced in developing these sites, there is increasing evidence that the rewards of brownfield redevelopments significantly outweigh the risks and costs. From the perspective of the developer, the redeveloped sites can generate a continuous stream of revenue such as business leases or residential rentals. In addition, benefits may also accrue to residents who live nearby and to the local municipality. Such benefits can be both tangible and intangible. Tangible benefits are evident, for example, when an abandoned property is converted into a condominium or commercial property. Such properties typically generate more tax revenue than abandoned or under-utilized properties. Intangible benefits arise as renovated properties are seen as an improvement to the neighbourhood itself, thus attracting more residents, businesses or visitors to the area (i.e., generating externalities or spin-offs that benefit the surrouding area).

The general approach to measuring the return on any invest­ ment is to assess the financial gain that accrues as a direct result of the investment. According to the TBL approach this is a limited view of ROI because it only deals with one source of capital - money. However, in reality, ROI is generated on the basis of three different types of capital: people (human capital), planet (natural capital) and profit (monetary capital and related inputs). For example, brownfield redevelopments may, in addition to generating economic benefits, contribute to an improved environment and more vibrant neighbourhood. The TBL approach attempts to address the interests of many stakeholders, instead of exploiting or endangering any one group. In concrete terms, a TBL approach would not put monetary gain over other considerations such as safety and the well-being of citizens. Profit: Economic Perspective

Brownfields also have the advantage of making use of infra­ structure which is already in place, thus providing savings and efficiencies for both municipalities and developers. Because they are often located in desirable and strategic locations such as in urban communities (e.g., within or nearby downtowns) or on waterfronts, they can be used in a variety of ways that can contribute to urban intensification, community revitalization, economic development and jobs, and/or new housing to take the pressure off greenfields and avoid urban sprawl. As a result, there has been growing interest among municipalities, owners, developers and environmentalists to find ways to clean-up these sites (if neccessary) and put them to new use. This has also led to an increased need to assess the impact of brownfield redevelopment in terms of its Return on Investment (ROI).

The Triple Bottom Line Approach Traditionally brownfield studies have tended to focus on the technical impacts of brownfield redevelopment on the environment or to model the ROI by using tools such as the economic multiplier effect. It is argued that the rewards of brownfield redevelopment cannot be fully understood if we only calculate the financial return of the project. We cannot ignore the impact of potential social gains in calculating the ROI or environmental improve­ ments. In addition, we also need to take into account the fact that some gains take time to materialize and are therefore not often tracked and measured. The measurement challenge is compounded by the fact that not all changes in the surrounding areas can be attributed to the brownfield redevelopment. It is for these reasons that the United Nations and International Council for Local Environmental Initiatives (ICLEI) ratified the TBL standard for urban and community accounting in early 2007. Currently it is one of the dominant approaches to public sector full cost accounting. In essence, the TBL is a broadbased holistic approach to measuring the impact of brownfield redevelopments from multiple perspectives.

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Brownfield properties are often reminders of the industrial era when traditional manufacturing and resource-based sectors were dominant. These properties may once have supported warehouses, steel foundries, textile mills, factories, commercial buildings, automotive or rail repair shops. This is one of the reasons why they are often located in strategic core areas, such as along transportation networks, on waterfronts or in central locations. However, as economies globalized, post-industrial technologies provided the foundation for fundamental shifts in production. Many of the earlier industrial production sites fell into decline and were partially or fully abandoned. These sites had often been contaminated through years of use for industrial production which led to the presence of brownfields. Today, brownfield sites represent lost property tax revenue and employment, in addition to having a potentially negative impact on neighbouring properties. As The Honourable Katherine van Rensburg (Superior Court of Justice, Province of Ontario) observed, “To the public [brownfields] are an eyesore. On the balance sheet, they are liabilities.” (van Rensburg, 2001) Since, in Ontario, vacant properties can be assessed at significantly lower rates than occupied ones, the presence of brownfield properties potentially lowers the tax base. If nothing is done to redevelop the sites, this can have far reaching and long-lasting consequences for the local economy and surrounding neighbourhoods. Fundamentally, brownfield properties can have a long-standing negative economic influence on neighbourhoods in which they are located. When a property is perceived as unsightly and unhealthy (i.e., ‘toxic’ or ‘contaminated’), surrounding residents and businesses tend to move to other neighbourhoods that are considered safer, cleaner and more economically sound. At the same time, potential residents and businesses perceive the area to be undesirable and do not move in. When migration is in only one direction (out), a neighbourhood can quickly deteriorate, which results in a vicious cycle. The lower revenue

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generated by the vacant property is further exacerbated by people and businesses moving out. This further depletes the revenue base while simultaneously placing pressures on municipalities to provide needed infrastructure and services to those who remain. According to the Ministry of Environment, British Columbia (2007), developing brownfield sites makes sense because “through remediation and redevelopment, a brownfield site increases its land value and the value of neighbouring land as well. Increased land value helps the economy of the local community by raising property tax revenue and by providing more options for economic development”.

importance of the social and demographic perspective in understanding the need to develop brownfield sites. Conversely, when a brownfield site is developed, we would expect it to have a ‘virtuous circle’ effect by making the neighbourhood more attractive to residents and businesses.

Planet: Environmental Perspective

1.

e conomic benefits in terms of developers and to the municipality.

2.

e nvironmental benefits in terms of aesthetics, elimination and management of contamination to an acceptable level, better air and water quality.

3.

s ocial benefits in terms of residents and businesses moving back to the neighbourhood and increased civic pride.

Not all brownfield sites pose significant environmental problems. However, some types of contaminated brownfield properties can contribute to health and safety problems. Such sites can potentially release untreated hazardous materials thereby polluting a clean water supply, the air and the ground. Even when the brownfield sites do not constitute an immediate health and safety issue, problems can still be created by the surface debris associated with deteriorating buildings. Neighbourhoods and streetscapes characterized by abandoned or deteriorating brownfield properties act as deterrents to attracting or retaining businesses and residents. This may deter developers from redeveloping brownfield sites in preference to undeveloped lands. Leaving brownfield sites abandoned can potentially lead to land-use decisions that may promote urban sprawl. As Hara (2003) points out, “Left as they are, brownfields can harm local economies and pose threats to human health and environmental quality. Redeveloped and returned to productive use, they can generate significant economic, environmental and social benefits.” People: Social Perspective Brownfield sites that remain unremediated and undeveloped for long periods of time can result in a downward spiral for the neighbourhood in which they are located. Historically, many former industrial sites represented the core that drew people together, providing employment and a sense of place, thus creating communities. When once-active sites are abandoned or underutilized, areas surrounding them can become unattractive. Without a sense of identity or social cohesion that once characterized the active site, the positive social meaning to the surrounding community can be lost. When businesses and residents start moving away, they leave behind deteriorating lands and buildings, which may make the area appear unsafe. Those who stay behind are often those who cannot afford to move out. This creates the potential for a concentration of low income residents and an associated increased need for social and health programs, affordable housing and community services. Demand for programs and services accompanied by low tax revenues can quickly deplete municipal resources. Consequently, we cannot neglect the

Interconnections - Profit, Planet, People The three effects (the 3Ps) of brownfield redevelopments are interconnected. Redeveloping a brownfield site potentially results in: revenue

to

the

The nature and extent of these benefits is often related to the size of the sites and the type and scale of contamination that might be associated with them. There are many brownfield sites, however, that are not contaminated and may be harmless from an environmental standpoint - yet are still under-utilized from an economic and social perspective. Brownfield Geomatics and Market Research There is a growing body of research that has focused on the increasing need for data and indicators to help assess the impact of brownfield redevelopment (De Sousa, 2005). These include studies that have sought to use spatial technology (geomatics) to map brownfields (Hayek et al., 2010), manage and analyse impact indicators (Thomas, 2002); and studies that have focused on using multiple measures to assess brownfield redevelopment (Bacot, 2006; Chilton et al., 2009). Many of these studies have highlighted the lack of - thus the need for - tools and indicators (Thornton et al. 2007; Wedding and Crawford-Brown, 2007) to assist the brownfield industry in achieving this in a long-term sustainable manner (see for example, Thomas, 2003, Lange and McNeil, 2004a, 2004b; Franz et al., 2006; Williams and Dair, 2007; Doick et al., 2009; Pediadit et al., 2010; Hula and Bromley-Trujillo, 2010). The existing literature on brownfield indicators has focused on the impact of brownfield redevelopment on diverse issues ranging from transport (Amekudzi et al., 2003) and property values (De Sousa et al., 2009) to local employment (Howland, 2007) and quality of life (De Sousa, 2006b). Yet, quantifying such triple bottom line factors is relatively new and fraught with many technical challenges such as quantification of intangible

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benefits which cannot be measured as precisely as economic benefits. Nonetheless, because of its broader perspective, the TBL approach is conceptually more in line with modern thinking especially with regard to public and private sector interventions such as the brownfield redevelopment programs. Consequently the approach adopted in this study looked beyond pure economic and environmental (tangible) benefits to attempt to capture broader benefits to the neighbourhood (intangible). This was achieved through the use of market research surveys of local residents (telephone surveys) and businesses (door-to-door surveys) in the study areas. The rationale for this was that if we could also demonstrate that key stakeholders (residents and businesses) perceive the changes positively, it would strengthen the conclusion that brownfield redevelopments have far reaching implications such as increasing civic and business pride, which are likely to be translated into economic benefits to a municipality in the long run. The market research surveys were complemented with a geomatics-based compilation of available data within predefined study areas to provide a before-and-after perspective on the case study brownfield projects. Figures 1 and 2 map the distribution of the 100 business and resident respondents in the Kaufman Lofts , Lybster Mill and The Currents study areas respectively. The boundaries of the study areas were defined in consultation with our research partners. It should be noted that prolonged road and associated infrastructure activity in the immediate vicinity of The Currents site impacted the market research surveying in the area. It is likely that the business surveys were likely skewed towards negative perceptions of change due to concerns amongst many of the buinesses surveyed with regard to the disruption caused by the infrastructre activities. The aim was to create multiple spatial-temporal data perspectives with variables across the 3Ps, e.g., data on the change in the number and type of building permits within the study areas or changes in residential and non-residential taxes. Table 1 provides a listing of some of the types of data that could be applied to brownfield redevelopment projects. Geomatics provides the over-arching theoretical framework and technology (e.g., geographic information systems [GIS]) to bring data to life through their geographic attributes. Much of the data related to brownfield redevelopment is geographic in nature, e.g., business locations, residential addresses, soil samples, site characteristics – all of these can be mapped to the ground. GIS are now used widely within municipal, provincial and federal governments. They allow users to collect, store, manage, visually explore geographical relationships and quantitatively analyze changes over time and space (in addition to providing a mechanism for data management tasks). GIS provides flexibility with regard to

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integrating data sets together and offers multiple ways of viewing data at varying geographical scales. Case Study Sites The following section provides a brief description of the Ontario sites selected for the study: Kaufman Lofts in Kitchener and Lybster Mill in St. Catharines. These description are largely based on information provided by our research partners. Kaufman Lofts, Kitchener Kaufman Lofts - Downtown Site - Industrial to Residential

Kaufman Lofts is located at 410 King Street, Kitchener; the western gateway to the downtown core where old industrial buildings have been converted into lofts and condos. Designated as a heritage building in 1996 the site formerly housed the headquarters of the now-defunct Kaufman Footwear Company. Built by A.R. Kaufman between 1908 and 1925 and designed by American architect, Albert Kahn, the factory with the trademark Kahn system of reinforced concrete with a steel skeleton was an ideal building for loft home conversion.

Kaufman Footwear Company, at one time, was reputed to be the largest footwear company in the British Commonwealth. The area was originally an intensive industrial, manufacturing and warehouse area (with firms such as Lang Tannery, Kitchener Wood Products, Epton Industries, Rumple Felt and Collin-Aikman). Some of the former industrial uses were used as low rent incubator space for start-up businesses or low cost storage. Municipal intervention and subsidy allowed the former Epton Industries site to be transformed into the University of Waterloo School of Pharmacy. A combination of private sector investment with municipal support allowed other industrial sites to be cleaned up and converted into residential units (as in the case of Kaufman Lofts) or commercial and office space (e.g., the 350,000 sq. ft. Lang

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TABLE 1. Examples of Brownfield Redevelopment - Impact Indicators Theme

SelectedDataTypes

Advantages

Disadvantages

PROFIT (ECONOMIC)

Business Inventories

Detailedlistingsof businessesthatcanbe usedtoidentifychangein specificbusinessactivities

BusinessPatterns Data

Aggregateddataon locationandsizeof businessactivities Keydatatogauge strengthandvalueoflocal propertymarket

Canbedifficulttotrack OnͲlinedirectories, changesovertimeasdata telephonedirectories, isoftenpackagedasa municipality currentsnapshot, inconsistentlyreported Limitedbylevelof StatisticsCanada, aggregation(geographic municipality scale) Propertyassessment Lageffectinproperty corporations(e.g.,MPAC), valuations,maynotreflect municipality truemarketvalues,costly toaccess Municipalplanning Maynotbereadily departments availableatasmallscale, oftenaggregated, Notreportedforsmall StatisticsCanada, areas,costlytoconduct municipality Sporadic,not systematically Realestateleasingand collected,highlyvariable, brokeragefirms maybedifficulttoaccess Typicallyconductedby Costlytoundertake, professionalmarket difficultiesincomparing researchfirms resultstoother redevelopmentprojects StatisticsCanada, Onlycollectedeveryfive demographicvalueͲadded years,somedatais resellers suppressed Basedonknowndata,may DemographicvalueͲadded resellers notfullycapture redevelopmentimpacts FCM,VitalSignsproject Typicallylimitedtolarger geographies,not disaggregated Typicallyconductedby Costlytoundertake, professionalmarket difficultiesincomparing researchfirms resultstoother redevelopmentprojects Municipality, Costlytoundertake, owner/developer timelinessofdata Municipality, Costlytoundertake,may owner/developer notbefullytracked Variouslevelsof Oftennotavailableatthe governmentandassociated locallevel,sporadically agencies,privatesector collected,numerous (e.g.,hyrdo) providers

Property Assessment& Taxation BuildingPermit& Construction

DemographicsͲ Census

CanhighlightspinͲoffin buildingandconstruction followingredevelopment Usedtohighlightshiftsin theemploymentbase Usefuldatatogauge demandforspace Identifyleaserateimpacts Canbetailoredtoaddress specificquestionsor issues,localizedand detailed Highlydetailed demographicdata

DemographicsͲ Estimatesand Projections QualityofLife Indicators

Provideinsightsintothe trajectoryofdemographic change Pooledsetsofvariablesto capturequalityoflife

Local Resident/Visitor Survey

Canbetailoredtoaddress specificquestionsor issues,localizedand detailed Highlydetailedand localized Highlydetailedand localized Broadsuiteofdata availabletocapturesite specificandbroader environmentalconditions

EmploymentData PropertyLeasing

LocalBusiness Survey

PEOPLE (SOCIAL)

PLANET (ENVIRONMENT)

SiteSurveyData RemediationData Environmental Indicators

PotentialSources



Tannery at 72 Victoria Street South that now houses firms such as Google, Desire2Learn and the Communitech Digital Media Centre). Some sites continue to remain vacant. The locale has seen a shift from industrial to commercial, office, institutional and residential land-uses. The Kaufman Lofts site at 3.5 acres was purchased by 410 King Properties Ltd (a joint venture between Kimshaw

Holdings and Andrin Ltd.) that redeveloped the property to accommodate 270 loft condos. The municipality, which supports heritage preservation, waived fees and development charges of approximately $1.4 million, since such incentives are an essential part of attracting developers to take the risk associated with developing contaminated properties. The Kaufman Lofts redevelopment is within walking distance of live theatre, shopping, entertainment and restaurants in the heart of the city.

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Its location is marketed as ‘funky downtown loft living’ combined with creative-class loft office employment. The units feature high ceilings, polished concrete floors, original columns, oversized warehouse windows, sliding barn doors and designer-inspired kitchens. Residents also have access to a landscaped rooftop garden. In 2005, Kaufman Lofts was acknowledged with a Heritage/Adaptive Reuse Award at the Canadian Urban Institute ‘Brownies’ annual awards. Released in two phases, the condo units sold out quickly (see Andrin Homes Kaufman Lofts website - www.kaufmanlofts.com), with an active resale market reflecting the desirability of loft living in the area. Kaufman Lofts should be seen within the context of the broader revitalization of Kitchener’s downtown core area (see www.downtownkitchener.ca). Site Assessments and Remediation - Kitchener is a municipality which relies on groundwater for its water supply. Therefore, groundwater contamination testing was undertaken on the site, and 721L of groundwater was removed from an open excavation on May 19, 2005. Remediation was undertaken and a Record of Site Condition filed in accordance with requirements for rezoning to a more sensitive land use (Industrial to Residential/ Parkland/ Institutional). Both Phase 1 & Phase 2 Environmental Site Assessments were conducted on the site. A full depth approach was taken to assessment and restoration. The soil texture on the site was characterized as coarse. Over the duration of remediation, approximately 3700 m3 of contaminated soil was removed and replaced. For the majority of the site (approximately 99% of the site covered by Records of Site Conditions (RSC 1956), reme­ diation was undertaken within 3m of the site boundary. Lybster Mill, St. Catharines Lybster Mills - Inner Urban Site - Industrial to Commercial

Lybster Mill is located at 271 Merritt Street and 343 Glendale Avenue in St. Catharines. The land use was formerly associated with part of the Domtar Lybster Mill lands. Lybster Mill, built in 1860, was a pioneering cotton mill in Canada. The mill was part of an industrial area established with the building of the Welland Canal in 1829, and a mill raceway from the canal at Merritton, which introduced mills, shipyards, and metal and machinery manufacturing. Lybster Mill is now a three-storey commercial building which includes a restaurant and a spa. Although it is in commercial use, it has been remediated to residential standard. As was noted by our local municipal partner ‘once remediation and clean-up of the study sites started, more interest and activity was observed in the surrounding area. Residential intensification as well as new residential developments (in-fill) is taking place. There are also more inquiries about new commercial properties as well as improving existing commercial properties’.

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Surrounding changes to the locale were also noted by the municipality - with the City having replaced the bridge over the CNR mainline and a firehall and emergency response cen­ tre under construction in the area. Of particular note, the study area has seen the introduction of a large commercial plaza (anchored by Sobey’s - a grocery store). As was noted by our local research partner, ‘with the interest of other commercial opportunities being expressed as well as local historical and heritage interest in St. Catharines. This part of St. Catharines ( former Town of Merritton) will continue to experience more interest in development’. They went on to highlight that the sale of the former brownfield property has ‘set a new benchmark for the value of commercial property in the area’.

Site Assessments and Remediation - Phase 1 & Phase 2 Environmental Site Assessments were conducted on the site. A full depth approach was used for assessment and restoration. The soil on the site was characterized as coarsegrained. Over the course of remediation, approximately 1189 m3 of contaminated soil was removed. Remediation included the area within 3m of the site boundary. Ground water (non­ potable) was tested although not required for compliance with the standard. The intended use, at the time of filing, was residential. However, currently its use is commercial. Two RSC’s were filed for this site. Remediation was undertaken on this site to an industrial/ commercial standard as described in the 2004 RSC, and subsequently to a residential standard as described in RSC #2422, filed in 2006. The two RSCs are not for the same properties, despite the fact that there is common property to both RSCs. The subject lands, which are located in a readily accessible area of the southern part of the City, were formerly zoned and used for industrial purposes. Over the course of the application for redevelopment, the City of St. Catharines placed a Holding (H) provision on the site until RSC #2422 was filed showing remediation to residential standard. The property was re-zoned Commercial/Residential Holding (CR-H) by By-law 2004-263, the Hartzel Road-Merritton Smart Growth By-law. The “H” provision was removed in June 2006, once the municipality was satisfied that RSC 2422 had been filed.

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FIGURE 1. Kaufman Lofts Study Area, Kitchener, Ontario

Kaufman Lofts Resident Respondents Business Respondents Study Area Municipal Boundary Major Roads and Highways

FIGURE 2. Lybster Mill Study Area, St. Catharines, Ontario

Q Q

DD RR 2200

Water

D OD RD OO WO DR HW EC RD CH EC EE EEC B BE E

E VE AV 88 A

Municipal Boundary Major Roads and Highways

SSTT OONN EE RR DD

STT ARA ARA A RA A AR RA GA NI A AG AS AGA NIIAG AR NI NIAG N AG

Study Area

E VE AV EA GE DG RIID NR EN G GLLE

Business Respondents

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KIIN K NG GS STT

Resident Respondents

TT N SS ON TO RLLT AR CA C

Q QUE UEE UEE EN NE ELLIIZZAB ABE ETTH ET HW WAY AY

STT HS UTTH OU 11 LLO

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VE E A AV 44 AV

STT HS OUT OUTTH 77 LLOU

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FIGURE 3. The Currents Study Area, Ottawa, Ontario

EETT R RSS MEE OM SSO

Ottawa River

N ON SSTTO REE PPR SSTT

LEE ALL DA KD RK RK AR PPA

Y KY PK RP ER VE RIIV AR WA AW A O OTTTT

W W SSTT

EE AVV A

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DD ONN MO HHM RRIICC

W W SSTT ONN TO GT G N N I I LL EELL W W

AYY W WA NSS EEN UEE Q QU

EE AAVV G G IINN RRLL CCAA

The Currents Resident Respondents Business Respondents Study Area Municipal Boundary Major Roads and Highways

EE AAVV

The Currents, Ottawa The Currents - Inner Urban Site - Industrial to Residential

The Currents is located on 1233 Wellington Street (Figure 3). It is a residential condo (high-end) built on a brownfield site (with an overall site area of just over 500,000 sq. ft.). The Currents is a highly visible 11-story metal and glass tower comprising 44 condominium units atop the Great Canadian Theatre Company, which includes a performing arts theatre space. It is a landmark within the community, surrounded by residential communities dating from the 1920s, 1930s and 1950s. While there are other condo in-fill developments in the broader area, most are outside of the specified study area, reflected in lower building permit activity (as compared to the broader area). The study site is well integrat­ ed in terms of transit and with its eclectic mix of independently owned retail stores and restaurants the area draws visitors from across Ottawa. The local municipal research partner highlighted that in general, the area around the study site is on the rise. There are more families with kids moving in, reflective of the presence of good transit, good schools, parks and facilities that has made the area attractive to young families. The housing market is strong with increasing property values. This has resulted in it becoming

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harder to find affordable properties, although not to the same degree as is the case in some of the very sought-after neighbourhoods in Ottawa. The municipal research partner also identified three distinct neighbourhoods around the study area: Wellington Village (western part of study area to Island Park drive) - located to the west of the subject site. Characterised as a trendy neighbourhood that is being changed by development pressures. Property values and rents are on the rise in Wellington Village. Parkdale Market - located between Parkdale and Holland is home to one of Ottawa’s two main farmers’ markets - which brings people into the neighbourhood. It is a vibrant mixed use area, transitioning beyond just a market area into a hub for arts and entertainment. Hintonburg Main Street area - as far as the railway tracks running north-south and has traditionally been perceived as economically troubled. Recent anecdotes suggest increasing rents following infrastructure improvements undertaken by the the local Business Improvement Area. The improvements were only completed in 2009 so to date there is little in the way of data to support the transitioning of the Hintonburg Main Street area.

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The Currents development incorporates interior green design strategies, including water efficient fixtures, high fly-ash content concrete, storm water collection and re-use, rapidly renewable and non-offgassing interior finishes, continuous bathroom ventilation and a central enthalpy wheel for heat recovery. The redevelopment is oriented to maximize solar exposure. The south façade features a solar installation which uses renewable energy to pre-heat the air that is used to ventilate the residential units. Prior to the redevelopment the site was contaminated by an old gas station which emitted hydrocarbon and an old dry cleaning facility which added perchloroethylene to the site. Prior to renovation, the site was used for a car wash facility for about 10 years. The site was subsequently purchased by Windmill Developments so a residential condo could be built on the site. (see http://www.windmilldevelopments.com). To facilitate the development the developer was provided with a number of incentives that included development fee waiver, fast track planning, density consideration and access to FCM funding via partnership with the City of Ottawa. LEED certification requirements included the following: •

Greenhouse gas neutral

•

Biomass energy cogeneration

•

On-site grey and black-water treatment

•

Wise Energy Co-op biodiesel facility

•

No potable water use in irrigation

•

Potable water reduction in buildings

•

Alternative modes of transportation and other environmental considerations

The developer worked closely with the City of Ottawa to leverage development incentives for this project. The Currents is also the first condominium in Ontario to incorporate a green loan from FCM, to leverage life cycle operating cost savings from energy efficiency in order to invest in green design features. As the local municipal research partner notes: the study area is encompassed by a new BIA called Wellington West. This BIA has been the subject of City-funded infrastructure improvements, including landscape and streetscape improve­ ments, watermain renewal, sidewalk upgrades, street trees, etc. Site Assessments and Remediation - Phase 1 and Phase 2 Environmental Site Assessments were conducted on the site. A full depth approach was taken to assessment and restoration. The soil texture is characterized as medium/fine. Over the course of remediation, approximately 4,400m3 of contaminated soil was removed. Remediation includes the area within 3m of the site boundary. This is a non-potable ground water site. Ground water was tested, although not required for compliance with the standard. As a result of testing, 393 litres of petroleum hydrocarbon impacted water were removed from the site.

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Economic Impacts Brownfield redevelopments generate an increased revenue stream to the municipality in terms of taxes and increased commercial activity (e.g., business sales, new construction). Although we cannot fully attribute and isolate increased revenues and activities to the brownfield site, the data showed the following (see Table 2): Kaufman Lofts Study Area

• Half of businesses interviewed attribute increased business activity (revenue) to the Kaufman Lofts redevelopment. They further estimate that 8% of all business growth can be attributed to this project. • Six-in-ten Kitchener residents interviewed noticed an increase in business activity (revenue) as a result of the brownfield redevelopment, the perceived growth on average being 23%; and 60% viewed the City’s investment in the project worthwhile.

• Nearly all business operators (99%) and a vast majority of residents (88%) were aware of Kaufman Lofts project. As a matter of fact, 9 out of 10 business owners mentioned Kaufman Lofts without being prompted.

•

• When compared to the pre-development period (2001­ 2005), the post-development years (2006-2009) have gen­ erated 44% more tax revenue for residential properties, while there is decline of 9% for non-residential properties. This decline in non-residential properties may be attributed to reductions in non-residential assessment caused by an in­ crease in the number of vacant commercial properties over the same time period, in some cases to facilitate redevelop­ ment. These temporary vacancies could substantially reduce assessments for specific properties, leading to reductions in the study area overall. Construction of various educational institutions in the area may also have reduced assessment valuation in the commercial and industrial property classes.

Lybster Mill Study Area •

aufman Lofts is located within an area of downtown K revitalization - of particular note, the University of Waterloo built their new School of Pharmacy across the street from the Lofts.

e awareness of Lybster Mill was 60% among businesses Th and 69% among residents. When asked if they had noticed any change in St. Catharines in the past four years, 46% of businesses and 42% residents spontaneously mentioned Lybster Mill. Nearly 80% of businesses and 63% of the residents consider the Lybster Mill redevelopment as a ‘very good’ or ‘good idea’.

• Compared to pre-development years (2000-2005), the post-development years (2006-2008) have generated 12% more tax revenue for residential properties and 23% more for non-residential properties.

TABLE 2. Awareness of Brownfield Redevelopment and Economic Impacts Kaufman Lofts

Lybster Mill

The Currents

Study area

Study area

Study Area

Business

99%

60%

70%

Residents

88%

69%

95%

Business

88%

79%

75%

Residents

77%

63%

80%

Awareness of Site

Redevelopment was a good idea

Economic Impact (change in taxes before and after redevelopment) Residential Taxes

44%

12%

40%

Non-residential Taxes

(9%)

23%

(25%)

Resident Perception

60%

61%

72%

Business Perception

50%

27%

32%

Perceived Business Increase

Perceived Rate of Business Growth Resident Perception

23%

26%

16%

Business Perception

8%

5%

(3%)



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TABLE 3. Kaufman Lofts - Business and Resident Perceptions Kaufman Lofts Study Area - Business Respondents

%

Redevelopment of former industrial or derelict sites makes Kitchener a more vibrant city

86

I would like to see more developments like the conversion of the Kaufman Shoe Factory

81

The redevelopments have made the neighbourhoods they are in better places to live and do business

75

The redevelopments have improved the overall atmosphere of the local area

70

Businesses in the areas adjacent to the developments will benefit from this redevelopment

69

The redevelopments were worth the investment made by the city

60

More people will visit the area as a result of the redevelopment Kaufman Lofts Study Area – Resident Respondents

59

I would like to see more developments like the conversion of the Kaufman Shoe Factory

63

The Kaufman Lofts development makes Downtown Kitchener a more appealing place to shop and do business The conversion of the Kaufman Shoe Factory into the Kaufman Lofts has made Downtown Kitchener seem more alive and vibrant

55 51

%



TABLE 4. Lybtser Mills - Business and Resident Perceptions Lybster Mill Study Area - Business Respondents

%

5HGHYHORSPHQWRIIRUPHULQGXVWULDORUGHUHOLFWVLWHVPDNHV6W&DWKDULQHVa more vibrant city



7KHUHGHYHORSPHQWVKDYHPDGHWKHQHLJKERXUKRRGa better place to live and do business



7KHUHGHYHORSPHQWVKDYHimproved the overall atmosphere of the local area



Businesses in the areas adjacent to the developments will benefitIURPWKLVUHGHYHORSPHQW



More people will visitWKHDUHDDVDUHVXOWRIWKHUHGHYHORSPHQWV



7KHUHGHYHORSPHQWVZHUHworth the investmentPDGHE\WKHFLW\



7KHUHGHYHORSPHQWVKDYHcreated a real “buzz”LQWKHFRPPXQLW\



Lybster Mill Study Area - Resident Respondents

%

5HGHYHORSPHQWRIIRUPHULQGXVWULDORUGHUHOLFWVLWHVLQ6W&DWKDULQHVFUHDWHVa more vibrant city



Abandoned land and buildings make St. Catharines a less pleasant place to live



5HVWRULQJDEDQGRQHGEXLOGLQJV«  FRQWULEXWHVWRsafe and comfortable neighbourhoods

 



LVLPSRUWDQWWRRXUsense of community DQGLGHQWLW\





IRVWHUVlocal identity and pride



positive economic impactRQRXUFRPPXQLW\



positive effect on the environment





• In St. Catharines, 27% of the businesses noticed growth in business activity and they attributed 15% of the growth to the Lybster Mill redevelopment. Sixty per cent viewed the City’s investment in the redevelopment as worthwhile.

The Currents Study Area

• Six-in-ten St. Catharines residents also noticed an increase in business activity, the average growth being 26%.

• Businesses were split over the impact of the project on levels of business in the area, 32% noted an increase, and 40% indicated no change. As already noted, the responses were likely skewed due to prolonged road work in the area.

• A new commercial plaza, anchored by a Sobey’s grocery store, has been built adjacent to Lybster Mills, with increased commercial activity in the area.

• Awareness of the redevelopment was very high amongst local residents (95%) and businesses (70%)

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TABLE 5. The Currents - Business and Resident Perceptions The Currents Study Area - Business Respondents

%

5HGHYHORSPHQWRIIRUPHULQGXVWULDORUGHUHOLFWVLWHVPDNHV2WWDZDDPRUHYLEUDQWFLW\



7KHUHGHYHORSPHQWVKDYHPDGHWKHQHLJKERXUKRRGDEHWWHUSODFHWROLYHDQGGREXVLQHVV



7KHJUHHQIHDWXUHVRI7KH&XUUHQWVPDNHLWDPRUHDSSHDOLQJQHLJKERXUKRRG



%XVLQHVVHVLQWKHDUHDVDGMDFHQWWRWKHGHYHORSPHQWVZLOOEHQHILWIURPWKLVUHGHYHORSPHQW



0RUHSHRSOHZLOOYLVLWWKHDUHDDVDUHVXOWRIWKHUHGHYHORSPHQWV



7KHUHGHYHORSPHQWVZHUHZRUWKWKHLQYHVWPHQWPDGHE\WKHFLW\



The Currents Study Area - Resident Respondents

%

5HGHYHORSPHQWRIIRUPHULQGXVWULDORUGHUHOLFWVLWHVLQ2WWDZDFUHDWHVDPRUHYLEUDQWFLW\



7KHJUHHQIHDWXUHVRI7KH&XUUHQWVPDNHLWDPRUHDSSHDOLQJQHLJKERXUKRRG



$EDQGRQHGODQGDQGEXLOGLQJVPDNH2WWDZDDOHVVSOHDVDQWSODFHWROLYH



5HVWRULQJDEDQGRQHGEXLOGLQJV«  FRQWULEXWHVWRVDIHDQGFRPIRUWDEOHQHLJKERXUKRRGV

 



LVLPSRUWDQWWRRXUVHQVHRIFRPPXQLW\DQGLGHQWLW\





IRVWHUVORFDOLGHQWLW\DQGSULGH





SRVLWLYHHFRQRPLFLPSDFWRQRXUFRPPXQLW\





SRVLWLYHHIIHFWRQWKHHQYLURQPHQW





• Almost three-quarters of residents indicated that business activity had increased in the area since the redevelopment. Of note, the same proportion of businesses attributed general gains to businesses in adjacent areas. This points to a general perception of spin-off from the project. • Residents generally reported a more positive business impact with an average business growth of 16%. This compares to a -3% decrease reported by the businesses. •

e residential tax revenues increased by 40% between Th the 2000-2005 and 2006-2008 periods, reflecting the hot residential property market area in which the project is located. By contrast, non-residential property taxes declined by 25%.

• Given the potential impact on business of the infrastructure investments in the area, only 43% of the businesses viewed the investment by the City as worthwhile, and 23% did not feel that the City should be involved in the cleanup of contaminated sites. • Unlike the case at Kaufman Lofts and Lybster Mills there was a disconnect between residents and businesses in The Currents Study area. It is likely that much of this can be attributed to prolonged road infrastructure in the area. Over time, the benefits of the infrastructure improvements may be seen in a more positive light by many of the local businesses surveyed. This however can only be validated through further follow-up survey work. The findings also underline that given the scale and time needed to make improvements in a given area, that it may take a number of years before the true benefits are accrued and realised.

12

Social and Environmental Impacts The market research surveys among residents and businesses showed that both groups felt positively about the social and environmental benefits of the brownfield redevelopment (see Tables 3 , 4 and 5). Kaufman Lofts Study Area • Eighty-eight per cent of the businesses and 77% of the residents felt that the redevelopment was a ‘very good’ or ‘good idea’. • At least 70% of businesses ‘strongly agreed’ or ‘agreed’ that the redevelopment had made the area more vibrant, a better place to live and improved the overall atmosphere. • Kitchener residents also viewed the redevelopment very favourably. The majority would like to see more develop­ ments like the Lofts as such developments make Downtown Kitchener more appealing to shop and do business. Lybster Mill Study Area •

e social benefits are seen in the level of agreement from Th local businesses with statements such as the “redevel­ opment has made the area a better place to live, makes St. Catharines a more vibrant city, and has improved the atmosphere of the local area.”

• Residents echoed the sentiment of local businesses. With slightly higher levels of agreement the residents viewed the redevelopment as providing a sense of community,

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local identity and pride. They strongly agreed with both the positive environmental and economic impacts of redevelopment. The Currents Study Area • High levels of support for the project, with three quarters of business respondents and four-fifth of all residential respondents viewing the redevelopment as a good idea.

Summary This study adopted a TBL approach to assess the impact of brownfield redevelopment for three case study brownfield sites in Ontario. The aim of the research has been to develop a series of measures that collectively provide insight on brownfield redevelopment from multiple perspectives (profit, people and planet). The Triple Bottom-Line Approach

• When asked about the role of brownfield redevelopment in the City of Ottawa there was a similar level of resounding support, with 85% of businesses viewing redevelopment of former industrial or derelict sites as important to creating a vibrant city (matched with 81% of residents in agreement). • Approximately two-thirds of both business and residential respondents viewed the green features of The Currents as contributing to the appeal of the neighbourhood. • Generally residents veiwed redevelopment and the restoration of former abandoned buildings as positive in terms of: the environment, local identity and pride, and sense of community - and approaching four-fifths attributed economic gains to the community from such actvities.

Three case studies were chosen to illustrate the application of the TBL approach in different land-use and development contexts. The case study sites included: (i) Kaufman Lofts in Downtown Kitchener, a former industrial factory site converted into residential units; (ii) Lybster Mill, a former mill located in an inner urban area of St. Catharines converted into a mix of commercial units (retail and service); and (iii) The Currents, a former commercial site (dry cleaners, garage and car wash) converted into residential condos and arts & cultural space (performing arts). Brownfield Redevelopment Geomatics and Market Research The study has used a combination of geomatics and market research methods. Geomatics and associated geospatial technology has been used to collate, analyze and map a series of data themes for which time series data were made available (including assessment and taxation, building permits, business activity and demographics). The market research component of the research has been used as a means of gaining insight from a sample of local residents and business owner/operators as to the (perceived) impact and opinions of brownfield redevelopment. By triangulating these data themes together, the aim has been to provide a more holistic perspective on brownfield redevelopment. Stakeholder Support for Brownfield Redevelopment The primary research finding is widespread support for brownfield redevelopment projects amongst local stakeholders. For the businesses and residents located in close proximity to the redevelopments, the reuse of the Kaufman Lofts and Lybster Mills sites has been well received and recognized as a contributing factor to increase in business activity. More generally, there is consensus amongst the local stakeholders as to the benefits of brownfield redevelopment for the local economy, community and environment. The market research-based findings were supported by data on assessment and taxation, both of which increased assessments and tax revenue. Of note, businesses and residents within The Currents study area were more divided in their views.

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13

Brownfield Redevelopment Promotes Revitalization

The Need for Further Research

In the case of Kaufman Lofts, the redevelopment should be viewed in the context of a downtown area that is undergoing significant revitalization. The surrounding area is transitioning from an industrial focus to a retail, commercial and residential focus. Unfortunately, given the relatively recent timeline of the redevelopment, the commercial transition is not showing up significantly in the data. The data shows increased commercial activity in the core area of Downtown Kitchener. The building permit data reveals increased institutional investment in the area with the addition of education facilities that points to a municipal commitment to further development in the area and recognition of a demographic shift occurring. The gentrification of the area, with Kaufman Lofts being branded as trendy living space will likely be reflected in the next census; however, the inter-census time period has not allowed more detailed analysis. Projection data for the area provided by Environics Analytics highlights modest population and income growth through to 2020.

It is hoped that this study will encourage more comparative research in this burgeoning area of impact assessment of brownfield redevelopment. As more case studies are undertaken, the findings reported in this study will be able to be placed in a broader collective context. Moreover, this study and comparable studies will serve as a benchmark for subsequent follow-up longitudinal analysis of brownfield redevelopment. What will be the longer-term impacts in these areas? In order to answer this question it is important to update the data on a regular basis and to see how the value of the investment in brownfield redevelopment is accruing over time. In many instances it will take a number of years for a former brownfield site to transition into a successful redeveloped site.

The Currents development can be seen as transitioning a former brownfield site in a desirable, up-and-coming, innerurban residential neighbourhood into a successful higherend condomium building and arts venue - bringing both new residents and visitors to the neighbourhood. Based on analysis of building permit data, The Currents project has dominated construction activity in the area, along with other major public sector investment in infrastructure improvements. While research on The Currents has likely been skewed due to road construction, based on feedback from our local research partners the area is transitioning into a vibrant residential and commercial strip - attracting young families to the area (the next census of population will provide further data to validate this demographic transition). Brownfield Redevelopment as an Agent of Commercial Transition The Lybster Mill redevelopment, by contrast, highlights commercial transitioning in the neighbourhood. The building permit data for the Lybster Mill study area reveals significant post-redevelopment investment in new commercial space. The Glendale Avenue arterial strip has seen the addition of a major grocery store, restaurants, banks and specialty retailing. From the data, it can be concluded that the area has seen commercial development gain traction over the last year. This has fundamentally repositioned this former underutilized brownfield site into an emerging commercial node in St. Catharines. As the area grows commercially the customer draw will increase – accentuated by the prime arterial location of Lybster Mill. It is envisaged that over the next few years this growth will be reflected in significantly increased property valuations (and therefore tax revenues).

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References

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Ministry of Environment, BC. (2007) Brownfields and Brownfield Developments. Pediaditi, K., Doick, K.J. and Moffat, A. (2010) Monitoring the evaluation practice for brownfield, regeneration to greenspace initiatives: a meta-evaluation of assessment and monitoring tools, Landscape and Urban Planning, 97, pp. 22-36. Thornton, G.J.P., Nathanail, C.P. Franz, M. and Pahlen, G. (2007) The development of a brownfield-specific sustainability and indicator framework for regenerating sites: proposing a new definition of ‘sustainable brownfield regeneration, Land Contamination and Reclamation, 15, 1, pp. 41-54. Thomas, M.R. (2002) A GIS-based decision support system for brownfield redevelopment, Landscape and Urban Planning, 58, pp. 7-23. Thomas, M.R. (2003) Brownfield redevelopment: information issues and the affected public, Environmental Practice, 5, pp. 62-68. van Rensburg, K.M. (2001) Canada: New Brownfields Legislation In Ontario - Opportunities And Challenges. Available at http://www.mondaq. com/canada/article.asp?articleid=12260 Wedding, C.G. and Crawford-Brown, D. (2006) Measuring site-level suc­ cess in brownfield redevelopments: a focus on sustainability and green building, Journal of Environmental Management, 85, pp. 483-495. Wernstedt, K, Meyer, P. Alberini, A and Heberle, L. (2006) Incentives for private residential brownfields development in US urban areas, Journal of Environmental Planning and Management, 49, 1, pp. 101-119. Wernstedt, K. Heberle, L., Alberini, A. and Meyer, P. (2004) The brownfield phenomenon: much ado about something or the timing of the shrewd? Resources for the Future, Discussion Paper 04-046, Washington DC, US. William, K. and Dair, C. (2007) A framework for assessing the sustainability of brownfield developments, Journal of Environmental Planning and Management, 50, 1, pp. 23-40.

Hayek, M., Novak, M., Arku, G. and Gilliland, J. (2010) Mapping industrial legacies: building a comprehensive brownfield database in geographic information systems, Planning Practice and Research, 25, 4, pp. 461-475. Heberle, L. and Wernstedt, K. (2006) Understanding brownfields regeneration in the US, Local Environment, 11, 5, pp. 479-497. Howland, M. (2007) Employment effects of brownfield redevelopment: what do we know from the literature, Journal of Planning Literature, 22, 2, pp. 91-107. Hula, R.C. and Bromley-Tujillo, R. (2010) Cleaning up the mess: redevelopment of urban brownfields, Economic Development Quarterly, 24, 3, 276-287. Lange, D.A. and McNeil, S. (2004a) Clean it and they will come? Defining successful brownfield development, Journal of Urban Planning and Devel­ opment, 130, 2, pp. 101-108. Lange, D.A. and McNeil, S. (2004b) Brownfield development: tools for stewardship, Journal of Urban Planning and Development, 130, 2, pp. 109­ 116.

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CSCA Research

2011

2009

Power Retail Growth in Canada and the GTA: 2010 by T. Hernandez, T. Erguden and M. Svindal

Power Retail Growth in Canada and the GTA: 2008 by T. Hernandez, T. Erguden and M. Svindal Commercial Activity in Canada: 2008 by J. Simmons and S. Kamikihara Canada’s Leading Retailers - Latest Trends and Strategies: 7th Edition by C. Daniel, T. Hernandez and J. Aversa

Commerical Activity in Canada: 2010 by J. Simmons and S. Kamikihara Foreign Retail Chains in Canada by J. Aversa, T. Hernandez and C. Daniel Power Centre Vacancy: 2010 by T. Hernandez

Greening Retail: Volume 2 – Best Environmental Practices of Leading Retailers from Around the World by W. Evans, H. Jacobs, L. Sparks, M. Denney, K. Webb and M. Vilanova

The Turnaround of the Downtown by M. Yeates

Who Shops Power Retail? The Victoria Study by J. Simmons and S. Kamikihara

Canada’s Leading Retailers - Latest Trends and Strategies: 9th Edition by C. Daniel, J. Aversa and T. Hernandez

The Impact of Power Retail? The Victoria Study by J. Simmons and S. Kamikihara

Toronto Area Shopping Centre Tenants Summary Table, 2010;Toronto Area Commercial Strip Summary Tables, 2010; Toronto Area New Format (Big-Box) & Power Centre Summary Tables, 2010 by T. Erguden and A.Murray

Store Vacancy Rates in the GTA: 2005 to 2009 by T. Hernandez, T. Erguden and M. Svindal Tracking the Evolution of the Canadian Mall by T. Hernandez and P. Du

2010 Canada’s Leading Retailers - Latest Trends and Strategies: 8th Edition by C. Daniel, T. Hernandez and J. Aversa Power Retail Growth in Canada and the GTA: 2009 by T. Hernandez, T. Erguden and M. Svindal The Impact of Heritage Designation: Case Study of Downtown Peterborough by C. Chakrapani and T. Hernandez Greyfield Power Centres and Ghost Boxes? Power Centre Vacancy Rates in Canada, 2005 - 2009 by T. Hernandez Canada’s Leading Retailers - Location Summary Tables: 9th Edition by C. Daniel, J. Aversa and T. Hernandez Ethnic Markets in the Greater Toronto Area by J. Simmons, S. Kamikihara and T. Hernandez Emerging Trends in Grocery Retailing by C. Daniel, J. Aversa and T. Hernandez Canada’s Leading Retailers - Latest Trends and Strategies: 9th Edition by C. Daniel, J. Aversa and T. Hernandez

Charting the GTA by M. Yeates (with P. Du and T.Erguden)

2012 Power Retail Growth in Canada and the GTA: 2011 by T. Hernandez, T. Erguden and A. Murray Corporate Location Planning: Summary Findings by T. Her­ nandez, and M. Emmons

Centre for the Study of Commercial Activity www.csca.ryerson.ca

CSCA is a non-profit organization, supported by its members, that facilitates research, innovation and discussion into private sector economic activities dealing directly with consumers. Details about research at the CSCA and our retail data warehouse is available online along with further information on the benefits of membership to the CSCA. Need more reports? A complete list of our research reports and how to purchase them is available on our website. Contact us Tel: (416) 979 5379 Fax: (416) 979 5378 By Mail: CSCA, Ryerson University 350 Victoria St. Toronto, Ontario Canada, M5B 2K3

email: [email protected]

CSCA is located at: 575 Bay St. (enter via 55 Dundas St. W.)

Room TRS 3-183 (9th floor)

Toronto

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