DOCSLIB.ORG

Annual Information Form

Total Page：16

File Type：pdf, Size：1020Kb

Download full-text PDF Read full-text
Annual Information Form 2013 Annual Information Form Cominar Real Estate Investment Trust Year ended December 31, 2013 March 28, 2014 Cominar Real Estate Investment Trust 2013 Annual Information Form TABLE OF CONTENTS PART 1 – DATE OF ANNUAL INFORMATION FORM ...............................................................................................................6 PART 2 – STRUCTURE OF THE REIT ........................................................................................................................................6 PART 3 – GENERAL DEVELOPMENT OF THE BUSINESS .....................................................................................................6 3.1 Overview of the REIT ........................................................................................................................................... 6 3.2 Retrospective ........................................................................................................................................................ 7 3.3 Acquisitions made in fiscal 2013 ......................................................................................................................... 7 3.4 Disposals ............................................................................................................................................................... 9 3.5 Property development ............................................................................................................................................ 9 3.6 Investments in income properties .......................................................................................................................... 9 3.7 Chum Expropriation ............................................................................................................................................. 10 PART 4 – DESCRIPTION OF THE BUSINESS .........................................................................................................................10 4.1 General ................................................................................................................................................................ 10 4.2 Objectives and strategy ..................................................................................................................................... 10 4.3 Investment Guidelines and Operating Policies ................................................................................................ 12 4.4 Properties ............................................................................................................................................................ 15 4.5 Hypothecs and Debentures ............................................................................................................................... 43 PART 5 – RISK FACTORS ...........................................................................................................................................................51 5.1 Risk Factors Related to the Business of the REIT .............................................................................................. 51 5.2 Risk Factors Related to the Ownership of Units .............................................................................................. 54 5.3 Risk Factors Related to the Ownership of Debentures ................................................................................... 57 PART 6 – SUBSEQUENT EVENTS AFTER THIS AIF .............................................................................................................59 6.1 Acquisition of Properties ...................................................................................................................................... 59 6.2 Financing Activities .............................................................................................................................................. 59 6.3 Ownership Interest of Complexe Jules-Dallaire .................................................................................................. 59 PART 7 – DISTRIBUTIONS .........................................................................................................................................................59 7.1 General ................................................................................................................................................................ 59 7.2 Computation of Distributable Income for Distribution Purposes ..................................................................... 60 7.3 Computation of Net Realized Capital Gains and Net Recapture Income ...................................................... 60 7.4 Tax Deferral on 2013 Distributions ................................................................................................................... 60 7.5 Distributions during the Last Three Fiscal Years ............................................................................................. 60 PART 8 – CAPITAL STRUCTURE..............................................................................................................................................60 8.1 General Description of Capital Structure .......................................................................................................... 60 8.2 Restrictions on the Issue and TransFer of Units .............................................................................................. 61 8.3 Credit ratings........................................................................................................................................................ 61 PART 9 – DISTRIBUTION REINVESTMENT PLAN .................................................................................................................62 PART 10 – MARKET FOR SECURITIES OF THE REIT ...........................................................................................................62 10.1 Market for Units .................................................................................................................................................. 62 10.2 Market for Convertible Debentures ................................................................................................................... 63 10.3 Market for Senior Debentures .............................................................................................................................. 64 PART 11 – TRUSTEES AND OFFICERS OF THE REIT ..........................................................................................................65 11.1 Information Concerning Trustees ...................................................................................................................... 65 11.2 Information Concerning Non-Trustee Officers ................................................................................................. 66 2 Cominar Real Estate Investment Trust 2013 Annual Information Form 11.3 Independence ..................................................................................................................................................... 66 11.4 Audit Committee ................................................................................................................................................. 67 11.5 Cease Trade Orders and Bankruptcies ............................................................................................................ 68 PART 12 – LEGAL PROCEEDINGS AND REGULATORY ACTIONS ....................................................................................69 PART 13 – INTEREST OF MANAGEMENT AND OTHER INFORMED PERSONS IN MATERIAL TRANSACTIONS ......69 PART 14 – TRANSFER AGENT AND REGISTRAR .................................................................................................................69 PART 15 – INTEREST OF EXPERTS ........................................................................................................................................70 PART 16 – ADDITIONAL INFORMATION .................................................................................................................................70 SCHEDULE “A” ........................................................................................................................................................................... A-1 3 Cominar Real Estate Investment Trust 2013 Annual Information Form GLOSSARY The following terms used in this AIF have the meanings set out below: “Adjusted Unitholders’ Equity” means, at any time, the aggregate of the amount of Unitholders’ equity and the amount of accumulated depreciation recorded in the books and records of the REIT in respect of its Properties, calculated in accordance with IFRS. “Atlantic Provinces Area” or “Atlantic Provinces” includes the Provinces of New-Brunswick, Nova Scotia, Prince Edward Island and Newfoundland and Labrador. “Book Value” means, at any time, the book value of the assets of the REIT, as shown on its then most recent balance sheet. “Cominar” or the “REIT” means Cominar Real Estate Investment Trust and the corporations wholly-owned by or in partnership with Cominar. “Contract of Trust” means the contract of trust made as of March 31, 1998, governed by the laws of the Province of Québec, pursuant to which the REIT was established, as amended, supplemented or restated as of May 8, 1998, May 13, 2003, May 11, 2004, May 15, 2007 and May 14, 2008, May 18, 2010 and May 16, 2012. “Convertible Debentures” means, collectively, the Series
Load more

Recommended publications
  • Montreal Bridges
    The METALLURGICAL HISTORYof MONTREAL BRIDGES AN ONLINE SERIES by H.J. McQueen, Concordia University PART 2 THE VICTORIA TRUSS BRIDGE (1898) — STEEL, HOT RIVETED The METALLURGICAL HISTORYof MONTREAL BRIDGES THE VICTORIA TRUSS BRIDGE (1898) — STEEL, HOT RIVETED Abstract In 1898, the Victoria Truss Bridge1 that crossed the St. ness greater than those of the original bridge. Developments in Lawrence River at Montreal was designed as a double-tracked bridge design from extensive railroad experience indicated steel truss. This new bridge replaced the original single-track that for construction to be completed in 1898, a Pratt truss box-girder and was constructed on the same piers as the origi- design would be more effective; this design would enable dou- nal bridge, which had been built half a century earlier. In the ble-tracking and the addition of roadways (Fig. 1; Szeliski, time between construction of the first and the second bridges, 1987; Victoria Jubilee Bridge, 1898). large-scale steel production had replaced wrought iron produc- Before examining the design of the Victoria Truss Bridge tion because of the cost and strength advantages of steel. This on the original piers (Fig. 2; McQueen, 1992; Szeliski, 1987; transition in Canada and its impact on bridge construction are discussed. The essential role that rivets played in bridge con- struction at this time is also described, with a focus on limited rolling capability and lack of dependable welding. Then, the addition of roadways on the outer sides of the bridge trusses are explored — these provided the first badly needed crossing for carriages and automobiles. Finally, the addition of a spur and lift spans across the Seaway are described.
    [Show full text]
  • JACQUES CARTIER BRIDGE a Jewel of Our Heritage, the Jacques Cartier Bridge Is an Icon of Greater Montreal
    JACQUES CARTIER BRIDGE A jewel of our heritage, the Jacques Cartier Bridge is an icon of Greater Montreal. Inaugurated in 1930, this ve-lane bridge links Montreal to Longueuil and provides access to Île Sainte-Hélène. St. Lawrence River LENGTH Bridge length abutment to abutment: 2,765 m Including the on-ramps and o-ramps: 3,382 m Montreal South Shore TECHNICAL DATA TRAFFIC Total number of spans: 40 (24 on the Longueuil side and 16 on the Montreal side) Five (5) trac lanes Main channel width: 304.8 m between the wharf and the pier in the river Speed: 50 km/h Roadway width: 18.3 m between the curbs Scooters: AUTHORIZED Multipurpose path width: 2.5 m Cyclists (including bicycles and powered scooters): AUTHORIZED on the multipurpose path Sidewalk width: 1.5 m Pedestrians: AUTHORIZED on the multipurpose path and sidewalk Weight of steel of the bridge and pavilion (original construction): 33,267 tonnes Amount of concrete in the piers and other supports (original construction): 86,547 m3 VEHICLES Amount of cut stone for the piers (original construction): 13,379.7 m3 Vehicles less than 15 metres (less than 50 feet) in length: AUTORISED Amount of gravel and other ll materials in the embankments (original construction): 95,569 m3 on the Jacques Cartier bridge AND on the access ramps leading to Parc Jean-Drapeau Amount of paint required for one coat (original construction): 38,641.8 L Vehicles over 15 metres (over 50 feet) in length: AUTORISED on the Jacques Cartier Bridge, Number of piers: 28 piers, 2 abutments, 13 steel towers with 4 pedestals each and 60.9 m of but PROHIBITED on the access ramps leading to Parc Jean-Drapeau concrete arches Towing: exclusive contract on the bridge Number of rivets: Approximately 4 million Monitoring: Sûreté du Québec Number of pneumatic caissons: 8 summer 2020 STRUCTURE ILLUMINATION LIVING CONNECTIONS + Concrete for the deck and substructure of south approach and main span.
    [Show full text]
  • Quick Reference Guide ISBN 978-2-89510-621-0 (PDF Version) for More Information on Une Version Française Est Disponible Sur Demande
    The CSSS Jeanne-Mance You have received this booklet because you live within the Having trouble finding territory of the CSSS Jeanne-Mance, a health and social services centre. your way around the The CSSS Jeanne-Mance was created in 2004. It is comprised of health care system? CLSCs and CHSLDs (residential and long-term care centres) in the Centre-Sud and Plateau-Mont-Royal neighbourhoods along with a part of the Mile-End neighbourhood. The CSSS Jeanne-Mance works closely with the medical clinics and community organizations within its territory. The mission of the CSSS is to: Visit www.santemontreal.qc.ca • Help you obtain the health and social services you need as soon as possible. the virtual portal of the Montreal • Offer high-quality services to its users, including the residents of its residential and long-term care centre. Health Care Network • Encourage you to adopt a healthy lifestyle. • Contribute, with its local and regional partners, to the improvement of public health within its territory. With nearly 3000 employees, 100 doctors and an annual budget of $161M, it plays a leading role in the economic and community life of your neighbourhood. The CSSS Jeanne-Mance is: • A University-affiliated Centre. • A member of the Montreal Network of Health Promoting Hospitals and CSSSs, which is affiliated with the World Health Organization (WHO). • Comprised of: - The CLSC des Faubourgs - The CLSC du Plateau-Mont-Royal - The CLSC Saint-Louis-du-Parc - The Centre d’hébergement Armand-Lavergne - The Centre d’hébergement Bruchési - The Centre d’hébergement du Centre-Ville-de-Montréal - The Centre d’hébergement du Manoir-de-l’Âge-d’Or - The Centre d’hébergement Émilie-Gamelin Access to Health Care in Your Neighbourhood is a joint publication - The Centre d’hébergement Ernest-Routhier of the CSSS Jeanne-Mance and the Agence de la santé et des services - The Centre d’hébergement Jean-De La Lande sociaux de Montréal.
    [Show full text]
  • The Montreal/Lake Ontario Section of the Seaway
    THE MONTREAL/LAKE ONTARIO SECTION OF THE SEAWAY he St. Lawrence Seaway, in its broadest of the deep waterway, the St. Lawrence Seaway sense, is a deep waterway extending some proper extends from Montreal to Lake Erie. 3,700 km (2,340 miles) from the Atlantic T The Montreal/Lake Ontario section Ocean to the head of the Great Lakes, at the encompasses a series of 7 locks from Montreal heart of North America. Strictly speaking, how- (Quebec) to Iroquois (Ontario) enabling ships to ever, within the meaning of the legislation which navigate between the lower St. Lawrence River provided for the construction and maintenance and Lake Ontario. Laker under Mercier Bridge 1 HISTORY he opening of the Seaway, in April of 1959, The building of the Erie Canal, in the marked the full realization of a 400 year-old United States, early in the 19th century, provided T dream. In the early part of the 16th century, the incentive for the construction of additional and Jacques Cartier, the French explorer, was turned deeper canals and locks along the St. Lawrence. back by the rushing waters of the Lachine Rapids, The American waterway, which offered a fast, just west of what is now Montreal, and thus denied uninterrupted link between the growing industrial his dream of finding the Northwest Passage and the heartland of North America and the Atlantic Ocean route to the East. At various times during the inter- through New York posed a serious threat to vening 300 years, canals have been dug and locks Canadian shipping and, in particular, to the develop- built around the natural barriers to navigation in the ment of the City of Montreal as a major port.
    [Show full text]
  • 3595 Chambly Road
    3595 Chambly Road Longueuil, QC Retail Property For Lease RETAIL SPACE FOR LEASE IN LONGUEUIL Avison Young is proud to present this unique opportunity to Available Area 2,000 to 15,000 square feet lease 2,000 to 15,000 square feet of commercial space with wide frontage on Chambly Road in Longueuil, adjacent to Floor Ground floor the Saint-Hubert borough. Availability Immediate Thanks to its location on one of the busiest arteries in the area, the property benefits from exceptional visibility as well Parking 50 exterior spaces as easy accessibility. The premises represent a unique leasing opportunity for any retailer looking to establish a new location Asking Rent Contact broker on the South Shore of Montreal. Additional Rent Included in gross rent Avison Young Québec Inc., Commercial Real Estate Agency 1200 McGill College Avenue, Suite 2000 Montréal, Québec H3B 4G7 514.940.5330 | avisonyoung.com 3595 Chambly Road Longueuil, QC SIR-WILFRID-LAURIER BOULEVARD 116 1 3 5 6 4 8 2 7 9 10 3595 Chambly Road CHAMBLY ROAD12 13 11 14 15 16 VAUQUELIN BOULEVARDResidential Area CUVILLIER STREET Fonrouge Park NEIGHBOURHOOD 1 Montréal-Saint-Hubert-Longueuil Airport 9 Victory Gym 2 Longueuil Public Market 10 Corbeil Appliances 3 Olivier Ford 11 Honda 4 Place Julien-Lord 12 Dental and Orthodontic Centres 5 Giant Tiger 13 Rosie-Joseph Residence 6 Warehouse Club 14 Chartwell Villa Rive-Sud Residence 7 A&W 15 Carrosserie et Véhicules d’occasion Dealership 8 Ben & Florentine 16 Les Fontaines Residence Avison Young | 3595 Chambly Road 30 640 19 Boucherville Greater Montreal 25 Laval 3 2 20 440 Longueuil 15 132 40 3595 Chambly Road 116 1 720 Montréal Saint-Hubert 15 5 4 Brossard 8 20 6 20 7 10 30 La Prairie LOCATION 3595 Chambly Road is strategically located in proximity to 1 Promenades Saint-Bruno Mall Route 116 in Longueuil.
    [Show full text]
  • The Notre-Dame Street Overpass Sidewalk: from Bill Vazan's
    Palimpsest III: The Dialectics of Montreal’s Public Spaces Department of Art History, Concordia University The Notre-Dame Street Overpass Sidewalk: From Bill Vazan’s Highway #37 to Today Philippe Guillaume September 2010 Cynthia I. Hammond, and Anja Bock, eds. Palimpsest III: The Dialectics of Montreal’s Public Spaces An already-made geography sets the stage, while the willful making of history dictates the action …1 The sidewalk plays a fundamental role as a place of transit in the modern city, as well as being a space of sensorial experience. A specific walkway can represent aesthetic change across generations while, nonetheless, eliciting sensory experiences where the pedestrian’s feeling of safety is axiomatic. Such a space is seen in a photograph that is part of Montreal artist Bill Vazan’s conceptual project Highway #37, created in 1970. Detail 151 (Fig. 1), a black and white photograph, illustrates an eastward view of Notre-Dame Street taken from the southern sidewalk along the Notre-Dame Street overpass, a viaduct that spans over the old Dalhousie and Viger stations rail-yards. This is a historic locus linked to travel: this epic street exits Old Montreal towards the eastern part of the island. On today’s maps it spans between Berry and St-Christophe streets. When viewed through Vazan’s framing, this cityscape still serves as a striking palimpsest of the city’s modernist past, where, formally, the sidewalk encompasses all the elements associated with a safe space for pedestrian travel. A comparative view of the landscape seen in Vazan’s photograph between the time it was made and the present further enriches the narrative of this place, which nowadays sits on the cusp of the city’s salient tourist space, Old Montreal.
    [Show full text]
  • The City and the St. Lawrence – Analysis of Development Issues and Potential
    CHAPTER ONE The Montréal Harbourfront: A History The City and the St. Lawrence – Analysis of Development Issues and Potential Introduction The story of Montréal's old harbour is at the heart of much of Canada's economic, political and social his- tory, and can consequently be considered of national significance. It is a story rooted in its geography, which combines three features highly conducive to the development of a dynamic port. First, the area forms a natural harbour- an essential precondition for the settlement of New France during the 17th century, when rivers were the only important links to the outside world. It is also situated at the confluence of three major waterways offering access to the interior of the North American continent (the 8 St. Lawrence, Ottawa and Richelieu rivers). Finally, the harbour is located at the western boundary of the navigable section of the St. Lawrence. Since navigation was hampered by the Lachine Rapids, it was for a significant time an obligatory stopping point, as well as a hub for the exploration and development of the hinterland. Birthplace of the modern port of Montréal (today North America's largest inland fresh- water port), the old harbourfront is also, more broadly, the cradle of Montréal and its surroundings. Figure 1.1 Plan of the canal proposed by the Sulpicians (not construct- ed), designed to bypass the Lachine Rapids. Plan by Gaspard-Joseph Chaussegros de Léry, 1733. Source: Archives nationales de France. Centre d'Archives d'Outre-Mer, Aix-en-Provence. Assessment of the Situation 1.1 The harbourfront, cradle of Montréal: 1535-1700 1.1.1 Aboriginal people and the shallow areas.
    [Show full text]
  • At a Glance 2015
    The Steering Committee As an important vector for dynamism and vitality, arts and culture, again in 2015, contributed with strength and vigor to the positioning of Montréal across the planet. More than ever, the work of our creative professionals has raised the city’s reputation abroad. The whole world is discovering the talent of our artists, musicians, designers and dancers. Our major events, exhibitions and performances are acclaimed internationally. Montréal has become a source of inspiration, a successful model for cultural development that is both bold and harmonious. The overflowing of talent and expertise that characterizes our city is also changing things locally, as different neighborhoods and boroughs downtown resonate to the distinctive creativity of Montréal. This issue of At a Glance shows this on every page—describing close to a hundred successful productions from 2015. We are proud that Montréal, along with its partners on the Steering Committee, does so much to encourage this creative impulse that is the driving force behind so many rich and visionary collaborations. The Steering Committee is continuing the implementation of the 2007–2017 Action Plan, which is stimulating and boosting the cultural development of our city in advance of celebrations for the 375th anniversary in 2017. We invite you to discover, inside these pages, a cultural metropolis that is accessible, united, organized, creative, memorable and influential. Enjoy your reading! The Steering Committee The Steering Committee Denis Coderre Mayor of Montréal
    [Show full text]
  • Annual Information Form
    2014 Annual Information Form Cominar Real Estate Investment Trust Year ended December 31, 2014 March 26, 2015 Cominar Real Estate Investment Trust 2014 Annual Information Form TABLE OF CONTENTS PART 1 – DATE OF ANNUAL INFORMATION FORM ...............................................................................................................6 PART 2 – STRUCTURE OF THE REIT ........................................................................................................................................6 PART 3 – GENERAL DEVELOPMENT OF THE BUSINESS .....................................................................................................6 3.1 Overview of the REIT ........................................................................................................................................... 6 3.2 Retrospective ........................................................................................................................................................ 7 3.3 Acquisitions made in fiscal 2014 ......................................................................................................................... 7 3.4 Disposals ............................................................................................................................................................. 10 3.5 Buildings In construction and development Projects ........................................................................................... 10 3.6 Investments in income properties .......................................................................................................................
    [Show full text]
  • Full 2020 Annual Report
    More united than ever. 2020 Annual Report Mission Rooted in our regions and leveraging our collective strengths, we nourish people by ensuring the prosperity of farming families to ensure a sustainable future for our world. Vision To be recognized as a leader of reference in our Canadian retail markets, in the North American agricultural market and in the International agri-food industry. Values Honesty Equity Responsibility Solidarity Each of us acts with Each of us, like each Each of us fully assumes Driven by a desire for the utmost transparency, working group, treats our role within Sollio mutual aid, we consult both within our company our partners fairly and Cooperative Group, in and advise one another and in our relations with equitably. We believe that particular by ensuring the to achieve our common member cooperatives and everyone deserves to find sound management of our goals. We work hand other stakeholders. We all their place within our large members’ collective assets, in hand, in an open, admit our mistakes freely, cooperative network, to by ensuring they fulfill their consistent, methodical give credit where due be recognized there and individual, mutual and manner and rally around and seek to avoid conflicts to flourish. collective commitments, decisions made for of interest. remaining fully accountable the common good of for their actions, and by our company. embracing the goal of sustainable development. What will tomorrow be made of? Of hearts at work and moments shared together. Of fields of expertise and fertile fields. Of projects that bear fruit and flourishing regions. Of healthy citizens and an enriching world.
    [Show full text]
  • Michel Labrecque
    Sylvie, Jean-Charles François & Emmanuelle Due to space limitations, we cannot reproduce the entire literary creation from one of our directors of Three relevant demonstrations of the transportation cocktail planning studies. Dated May 18, 1967, and entitled concept by three forerunners. The bicycle was, it seems, at the Notre métro, this youthful poem is a veritable heart of their many trips. homage to the gleaming blue vehicle, as reflected in the following excerpt: Mon cousin est venu visiter l’Expo Il en a profité pour admirer notre métro Il dit que c’est un honneur pour la métropole Cette chose qui se promène sous le sol On dirait que les wagons glissent IN 2011, Sur de la glace lisse Tout y est vraiment beau WE BROKE Et même qu’il passe sous l’eau Sébastien A RIDERSHIP remembers... Fall of 1985. I was 12. While playing on the grounds of my high school, my Benoît house keys fell through a ventilation People who know Benoît will not be surprised to learn that when the call went out RecoRD WITH... grill behind Henri-Bourassa station, to all employees to go through their archives, he was the first to send us, not one, which I didn’t even know existed. After but seven photographs, while mentioning that he had others to give us if needed. ringing a nearby doorbell, I was invited These photos don’t need much explanation. A little boy, a smile, pride, a métro, to go underground… The discovery Lego. A fan was born. of this shelter - nuclear? It was the Cold War after all! – and of these métros lined up along the ground would give birth to a fascination for underground areas, and métro networks in particular, the drivers in the development of cities.
    [Show full text]
  • 145 Saint-Joseph Boulevard - "Les Halles St-Jean"
    145 Saint-Joseph Boulevard - "Les Halles St-Jean" 145 SAINT-JOSEPH 145 Saint-Joseph Boulevard is located in the heart of the city of Saint-Jean- BOULEVARD - "LES Sur-Richelieu, on the South Shore of Montreal. Easily accessible by the HALLES ST-JEAN" Jacques-Cartier and Champlain bridge, the Halles are only 35 minutes away from downtown Montreal. Located on a prime cross-street of the ST-JEAN-SUR-RICHELIEU city of Saint-Jean, the Halles offers commercial and office spaces, as well OFFICE RETAIL as abundant outdoor parking. BUILDING DETAILS LEASING DETAILS Realty Taxes OPEX Energy Cleaning 4.97 ($psf) 10.61 ($psf) Included Excluded ADDRESS 145 Saint-Joseph Boulevard, St-Jean- sur-Richelieu, Quebec J3B 1W5 1411 Crescent Street, Montréal, Québec, H3G 2B3 | btbreit.com | 514-286-0188 145 Saint-Joseph Boulevard - "Les Halles St-Jean" AVAILABILITIES Unit # 82 Unit # 103-A Unit # 104 Unit Type Retail Unit Type Retail Unit Type Retail Available Area 4 180 sq.ft. Available Area 402 sq.ft. Available Area 486 sq.ft. Unit # 107 Unit # 107-A Unit # 107-C Unit Type Retail Unit Type Retail Unit Type Retail Available Area 100 sq.ft. Available Area 182 sq.ft. Available Area 220 sq.ft. Unit # 117 Unit # 120 Unit # 121-B Unit Type Retail Unit Type Retail Unit Type Retail Available Area 949 sq.ft. Available Area 1 354 sq.ft. Available Area 3 528 sq.ft. Unit # 207 Unit # 220 Unit # 221 Unit Type Office Unit Type Office Unit Type Office Available Area 655 sq.ft. Available Area 968 sq.ft.
    [Show full text]