1) Brownfield Built Projects | 2) Brownfield Initiatives | 3) Transit-Oriented Development

Brownfield Redevelopment for Housing in Canada - Case Studies 

Brownfield redevelopment is a form of sustainable development, offering opportunities to revitalize older neighbourhoods, lower municipal infrastructure costs, increase municipal property tax revenues and lessen urban sprawl. Despite the obstacles facing this type of development, successful redevelopment projects have been built across Canada.

1) Brownfield Built Projects

These case studies are successful examples of residential projects that have overcome the barriers to brownfield redevelopment.

A former City public works garage in downtown Charlottetown has been redeveloped for 23 affordable rental apartment units. A risk assessment was employed at this site using the Atlantic Risk Based Corrective Action (RBCA) process. The risk assessment process determined that the site could be safely redeveloped using passive and active risk mitigation measures. The project has had a positive impact on the neighbourhood with several nearby properties now under renovation or proposed for new multi-unit residential uses. (Abe Zakem House - PDF)

Montréal's Angus Shops were opened by Canadian Pacific Railways in 1902 to maintain trains and locomotives. During World War II as many as 12,000 people worked on the site. Working class neighbourhoods grew up around the Angus Shops. In the early 1970's C.P.R. began to close all its maintenance shops. Plans to develop a major residential and commercial project on 100 acres of the site's eastern part had to be withdrawn after encountering fierce opposition from the local merchants. The land was sold to a non-profit agency jointly administered by the City of Montréal and the Government of Quebec. Community organizations mobilized and demanded that 100% of the units be used for social housing. Over 2,500 units of housing were developed, 60% market and 40% in co-operative, non-profit and public housing over a 10-year period starting in 1984. The neighbourhood is a mixed, integrated community of people from different social and ethnic backgrounds. The planned environment respects the traditional Montréal city block, and the scale and architectural design lend a homogeneous quality applicable to both market and social housing. (Angus Shops - PDF)

Bishop's Landing is a 206-unit, mixed-use project on the historic Halifax waterfront. A collaboration between Southwest Properties and the Nova Scotia government's Waterfront Development Corporation, the project features a range of apartment-style units, a number of specialty retail shops and a substantial public waterfront park and boardwalk. As the first major redevelopment of the Halifax waterfront, the project received a lot of public scrutiny and required negotiations with three levels of government. A high quality design that considers adjacent heritage properties was encouraged by detailed planning policies and guidelines. (Bishop's Landing PDF)

Located north of downtown Kelowna, the lands of a former CN rail yard have been subdivided and rezoned to create a mixed-use neighbourhood of industrial, commercial, office and residential lots. Canada Lands Company (CLC) remediated the heavily contaminated site. The first phase of development is currently being planned, and will consist of 89 condominium units in one tower and seven freehold townhomes. Ultimately, 600 residential units are expected to be built by 2010. (Brandt's Creek Crossing - PDF)

The City of Hamilton assembled a site for affordable rental housing in the downtown area using two adjacent properties on which back taxes were owed. One property was a parking lot for a downtown theater and the adjacent property had an industrial building on it. The City built a four-storey building with commercial uses on the ground level and 37 one and two bedroom units above. The units are rented at a level that is affordable. The redevelopment achieved many goals: retained live theater in the downtown area, provided affordable rental housing, helped to stimulate other development and improved the image of the downtown as a place to live. The City invested $2.2 million in the project but a substantial part was recouped through the repayment of tax arrears. As well, the development added to the City's tax assessment base and is attracting other private investment. (CityPlaces Project - PDF)

Couvent de Saint-Henri Housing Co-op contains 48 affordable rental units in a four-storey apartment building that has been converted from a school. The project is in a mixed-use neighbourhood with some industrial and residential uses. There were significant site-contamination issues, including asbestos in the building and hydrocarbon and heavy metals in the soil. Funds from the province of Quebec and a grant from the municipality made the project possible. (Couvent de Saint-Henri Housing Co-op - PDF)

Garrison Woods, the redevelopment of the eastern part of the former Canadian Forces Base (CFB) in Calgary, is made up of 1,600 residential units including new townhouses, new single-family homes, new three- and four-storey apartments, refurbished single- and semi-detached former military housing units, and new single-detached infill homes among the refurbished units. Secondary suites (mortgage helpers) are included above garages on some of the lanes. Many of the former military buildings have been reused for community amenities. Developed by Canada Lands Company, a federal Crown corporation, this "new-urbanist" project challenges conventional standards of the City's engineers with rear lanes, customized road standards, mixed uses and a mix of densities to achieve an overall gross density of almost 25 units per hectare-high for a new subdivision. (Garrison Woods - PDF)

Koo's Corner is a six-unit, row townhouse project in the historic neighbourhood of Strathcona. The project combines retention and conversion of an existing commercial building with thoughtful new construction, while acknowledging the local context. It achieved a high density for ground-oriented housing (106 uph) while maintaining a very livable feel that complements the existing neighbourhood. The result resonated well with residents, neighbours and City planners. (Koo's Corner - PDF)

A former industrial site in downtown Montréal, which once contained rail lines, freight sheds, and numerous industrial uses, is being redeveloped to accommodate almost 1,000 residential units, and retail and institutional uses. The site is being remediated and will be transformed into a community of attractive high-density market-priced condominium units, through the use of a site-specific risk assessment and a grant from the Province's Revi-Sols Program. (Le Cours Chaboillez - PDF)

London Landing is an award winning, 221 unit residential development of detached town homes, stacked units and condominium apartments in Richmond, BC . Located on a former mixed industrial site, site remediation involved digging up and aerating contaminated soils and re-using the soils as on-site fill. Design features incorporated in the homes and on the property have created a heritage-sensitive residential community. (London Landing - PDF)

London Lane is a 105-unit townhouse project in an old suburban area of Guelph that also includes 22 semidetached homes. The project was developed on a brownfield industrial site, formerly operated by Pirelli Cable, and required significant site remediation before construction. (London Lane - PDF)

Oliver Village is a thriving residential community close to downtown Edmonton. Located on a former CN Rail yard, the development consists of 308 rental apartment units in two buildings and 4,180 m2 (45,000 sq. ft.) of ground-level commercial space. The Canada Lands Company (CLC) remediated the site, using aeration to remediate hydrocarbon contamination and a standard "dig and dump" approach for heavy metals. The development removes a barrier between downtown Edmonton and the communities to the north by providing pedestrian and automobile links and is part of the City's effort to promote revitalization in downtown Edmonton. (Oliver Village - PDF)

Portland Park Village is a residential infill project in downtown Toronto, just outside the current Waterfront revitalization area. A combination of stacked townhouses and a large apartment condominium, Portland Park adds 193 housing units to a site previously used as a parking lot. While the project is only blocks from the SkyDome and a host of downtown amenities, the development creates relief from the bustle of urban living with an attractive courtyard, patios for the townhouses and balconies and terraces in the condominium. (Portland Park Village - PDF)

The site of a former wrought iron factory and foundry on the Lachine Canal in Montreal's Secteur Saint-Antoine is being redeveloped for 400 residential units. Through grants from the province's Revi-Sols program and the City of Montreal, the site is being remediated and transformed into attractive, market-priced condominium units. (Quai DesÉclusiers - PDF)

Seagram Lofts is adaptive reuse of a brownfield site, which created residential property in the heart of Waterloo's downtown core from two, heritage, whisky-barrel warehouses. As part of downtown Waterloo's revitalization, the project was the subject of much public interest. The project created 103 loft-style condominium units with high ceilings and large windows. Complementing these features are original brick walls and barrel-wood, evoking the old warehouse feel. (Seagram Lofts - PDF)

Spencer Creek Village is a large-scale, high-density residential development located in the heart of the community of Dundas in Hamilton, Ontario. The development will contain 598 residential units in nine buildings along with 1,300 m2 (14,000 sq. ft.) of commercial space. This redevelopment of a former steel foundry site incorporated extensive use of on-site soils sorting and recycling to reduce costs and materials sent to the landfill. The development has also been designed to fit into the existing neighbourhood. (Spencer Creek Village - PDF)

Sterling Place is a heritage, adaptive reuse project in downtown London, Ont. It transformed an old vacant shoe factory and warehouse, built in 1901, into high-density rental housing with studio, one-bedroom and two-bedroom apartments. The 32 units range from 22 to 66 m² (240 to 710 sq. ft.) Every apartment has vaulted ceilings and exposed ventilation ducts, which recreate the warehouse feel of the building's past. The developer received financial assistance from the City of London through restoration grant and loan programs, which helped revitalize the deteriorating heritage building and add new housing to London's core district. (Sterling Place - PDF)

The Carlings was the first of six projects to be finished within Concert's Arbutus Walk neighbourhood, which itself is part of the larger Arbutus Lands Industrial Area. The 2.4 ha (6 acre) site is in Vancouver's desirable Kitsilano neighbourhood, close to the downtown business core, UBC, local beaches, cafés and shopping. Built partly on the former industrial site of a Carling O'Keefe (later Molson) brewery, Arbutus Walk is now a vibrant residential neighbourhood. The Carlings consists of two, four-storey, multi-family buildings designed with an urban, brownstone look. (The Carlings at Arbutus Walk - PDF)

A former gasoline station in one of Hamilton's transitional neighbourhoods is currently under redevelopment. When complete the development will include 93 residential units including row and stacked townhouses, and apartment units. Through the use of innovative remediation technologies and Hamilton's supportive policy environment for brownfield redevelopment, this site is being transformed into a community of attractive market-priced housing. (The Hamilton Beaches - PDF)

Wellington Square is a residential development of 82 townhouse units built on formerly contaminated industrial land in Galt City Centre (Cambridge, Ontario). The site was contaminated with heavy metals and hydrocarbons from a long industrial history, with the bulk of the contamination attributed to a former foundry. The project was the first to take advantage of Cambridge's new Contaminated Sites Grant Program, as well as several other complimentary City programs geared to promoting redevelopment in the core areas. (Wellington Square - PDF)

Les Lofts du Pont is a seven-unit townhouse project near downtown Montreal, which was constructed to face onto a laneway. Les Lofts provides each resident with a yard and three floors of living space. The top floors are designed in a loft-style, with large southwest- facing windows to take full advantage of natural light. Les Lofts du Pont is part of the redevelopment and rebuilding of the south-centre district of Montreal. (Les Lofts du Pont - PDF)

These case studies are successful examples showing how municipalities, in partnership with local stakeholders and/or senior governments, can significantly contribute to the intensification of existing urban areas using a wide variety of instruments. This includes financial incentives, such as grants, tax credits, and waiving development charges, as well as flexible zoning, marketing vacant lands and mediation.

The Atlantic Risk Based Corrective Action (RBCA) approach which has been adopted by the Atlantic Provinces establishes a set of scientifically derived risk-based (and harmonized) criteria and a pre-approved and cost effective methodology for applying "Site Specific Risk Assessment" (SSRA) to petroleum-contaminated sites. The Atlantic RBCA process makes it cost effective for the owners of small contaminated properties to remediate these sites. With the benefits of standardized criteria and methods of SSRA, the rate at which petroleum-impacted sites are being remediated has increased. (Atlantic Risk-Based Corrective Action (RBCA) Program - PDF)

Grants of up to 100% of restoration costs for all new development on contaminated properties in the core areas (up to a maximum of $1,500 per residential unit and/or $10 per square meter of gross floor area). (Cambridge Program - PDF)

The City of Hamilton's ERASE Community Improvement Plan (CIP) is a comprehensive planning and financial incentive framework for promoting brownfield development in the older industrial area of Hamilton. The ERASE CIP has been used by several other Canadian municipalities as the template for their brownfield redevelopment plans and incentive programs. (Hamilton ERASE - PDF)

The corporation owns significant waterfront land on Halifax Harbour and oversees its planning and development. It has helped transform the waterfront from a desolate area into a vibrant mixed-use destination and living area. (Halifax Waterfront Development Corporation - PDF)

Revi-sols was designed to spur revitalization of urban areas through the rehabilitation of contaminated sites with strong potential for re development. The program contributes 50% of the eligible clean-up costs. (Montreal Revi-sols Program - PDF)

City-owned lands in a former industrial area are marketed, rezoned and tendered out by the City for redevelopment by private developers. A new neighbourhood is emerging. (North Vancouver Marketing - PDF)

A relaxation of planning and zoning requirements in two former industrial areas near downtown Toronto. The flexible zoning in these districts permits almost any residential, live/work, commercial and light industrial use. (Toronto "Kings Regeneration" - PDF)

3) Transit-Oriented Development

These Transit-oriented Development case studies highlight compact mixed use residential developments which are built within a 5 minute walk (800m) of a transit node with the aim of intensification of neighbourhoods and supporting public transit ridership. Based upon interviews with developers, municipal planners and homeowners, the case studies provide insight into common challenges and creative solutions so that developers of future projects can build on those solutions.

The award winning Port Credit Village (Phase I) is a 410 residential unit mixed use project located along the City of Mississauga's Lake Ontario waterfront within easy walking distance of the Port Credit GO Station (commuter rail) and market area of the historic Port Credit community. Port Credit Village is located on the former St. Lawrence Starch Lands that functioned as a heavy industrial site. (Port Credit Village - PDF)

The Village de la Gare in Mont-Sainte-Hilaire is considered to be the first master-planned Transit-Oriented Development project in the province of Quebec. The project was started in 2002 after commuter train service was introduced linking the Town of Mont-Sainte-Hilaire to Montreal. The project is the result of a unique collaboration among the municipality, the metropolitan transit authority and a private developer. (Village de la Gare - PDF)