South Sheridan Commercial Centre Redevelopment
South Sheridan Way, Mississauga ON
The Kilmer Brownfield Equity Fund purchased this 11-acre site from a former medical supply manufacturing company in Mississauga. The property is located on a service road adjacent to the Queen Elizabeth Way highway and is well positioned for a land use requiring high visibility. The City initiated and approved a new zoning by-law to support higher-order office/commercial land uses on the property compared to its previous heavy manufacturing uses. The site is strategically located with access to key transportation networks and existing infrastructure and services.
The property was sold in a shovel-ready state to O.R.E. Development Corporation, a major industrial/commercial developer, for build-out to flex-office uses, which were marketed by O.R.E. as the South Sheridan Corporate Centre.
Proposed flex-office development for the site, by ORE Development Corporation
Kilmer was able to successfully address the residual environmental liability concerns of the previous land owner while also maximizing the value in the transaction. To support the transaction, Kilmer completed supplemental environmental site assessments to characterize the site appropriately and to determine the nature and extent of soil and groundwater impacts.
One of the objectives of Kilmer's remedial strategy was to remediate and reuse as much material on-site as possible. Kilmer's site activities included the demolition of an 180,000 sq. ft. purpose-built manufacturing facility (98% of building materials were recycled) followed by site remediation and obtaining regulatory site closure from the Ontario Ministry of the Environment (MOE) through the filing of two Records of Site Condition (RSCs).
Through the environmental site assessments, it was determined that soil and groundwater at the site were impacted by organic parameters related to plasticizers from previous on-site medical glove manufacturing and other industrial solvents that emanated from other manufacturing properties. Failing sanitary sewer infrastructure through the property acted as a preferred pathway for the migration of solvents on the property. A watercourse on the property boundary required special consideration as a natural heritage feature which was considered in the remedial strategy, risk assessments and overall site redevelopment plan.
The integrated site remediation program included two risk assessments and involved source removal, product recovery, groundwater treatment and air quality testing. The site remediation program addressed soil and groundwater that was impacted by various organic parameters by remediating to generic and risk-based standards following MOE regulations. Site works also included the replacement of the aged sanitary sewer infrastructure on the property. In total, approximately 50,000 tonnes of soil were managed during the remedial process on the site. Regulatory site closure was obtained through the filing of two RSCs (one for industrial commercial use and the other for residential/parkland). Kilmer also purchased a specialized environmental insurance policy to provide supplemental assurance and support for site redevelopment.
Above: Location of the site is highly visible (QEW) and adjacent to sensitive receptors (single-family dwellings).
Above: Former industrial facility prior to building demolition.
Above: On-site remediation activities.
Above: The "shovel-ready" site following completion of the remediation program.
Kilmer worked closely in consultation with stakeholders, including the MOE, City of Mississauga, Region of Peel Health and Mississauga Hydro, as well as the residential neighbourhood community organization and local City Councillor. Understanding the stakeholders' perspectives and maintaining clear communication was fundamental to the overall success of the project, which was completed on-time and on-budget. The remediation and the repositioning of the site provided clear benefits to the community and Kilmer enjoyed a high level of support for the project from the residents and local government alike.
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