DOCSLIB.ORG

Annual Information Form

Total Page：16

File Type：pdf, Size：1020Kb

Download full-text PDF Read full-text
Annual Information Form 2016 Annual Information Form Cominar Real Estate Investment Trust Year ended December 31, 2016 March 31, 2017 Cominar Real Estate Investment Trust 2016 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 Three fiscal years Retrospective ......................................................................................................................... 6 3.3 Developments in 2016 ......................................................................................................................................... 7 PART 4 – DESCRIPTION OF THE BUSINESS ...........................................................................................................................8 4.1 General .................................................................................................................................................................. 8 4.2 Objectives and strategy ....................................................................................................................................... 9 4.3 Investment Guidelines and Operating Policies ................................................................................................ 10 4.4 Financings ........................................................................................................................................................... 13 4.5 Employees .......................................................................................................................................................... 14 4.6 Operating revenues ............................................................................................................................................ 14 4.7 Investments in Joint Ventures ........................................................................................................................... 14 4.8 Investment in a mortgage receivable ................................................................................................................ 14 PART 5 – PROPERTIES ..............................................................................................................................................................14 5.1 Overview of the Portfolio ...................................................................................................................................... 14 5.2 Description of the REIT’s 10 major Properties in terms of value as of December 31, 2016 ............................... 17 PART 6 – CONTRACT OF TRUST .............................................................................................................................................19 PART 7 – DESCRIPTION OF DEBENTURES ...........................................................................................................................21 PART 8 – RISK FACTORS ...........................................................................................................................................................21 8.1 Risk Factors Related to the Business of the REIT .............................................................................................. 22 8.2 Risk Factors Related to the Ownership of Units .................................................................................................. 25 8.3 Risk Factors Related to the Ownership of Senior Debentures ............................................................................ 28 PART 9 – SUBSEQUENT EVENTS TO DECEMBER 31, 2016 ...............................................................................................29 9.1 Financing Activities .............................................................................................................................................. 29 9.2 Dispositions .......................................................................................................................................................... 29 9.3 Société en commandite Chaudière-Duplessis ..................................................................................................... 29 PART 10 – DISTRIBUTIONS .......................................................................................................................................................30 10.1 General ................................................................................................................................................................ 30 10.2 Computation of Distributable Income for Distribution Purposes ..................................................................... 30 10.3 Computation of Net Realized Capital Gains and Net Recapture Income ...................................................... 30 10.4 Tax Deferral on 2016 Distributions ................................................................................................................... 30 10.5 Distributions during the Last Three Fiscal Years ............................................................................................. 30 PART 11 – CAPITAL STRUCTURE ...........................................................................................................................................31 11.1 General Description of Capital Structure .......................................................................................................... 31 11.2 Purchase of Units ............................................................................................................................................... 31 11.3 Issuance of Units ................................................................................................................................................ 31 11.4 Take over bid ...................................................................................................................................................... 32 11.5 Restrictions on the Issue and Transfer of Units ............................................................................................... 32 11.6 Credit ratings........................................................................................................................................................ 32 2 Cominar Real Estate Investment Trust 2016 Annual Information Form PART 12 – DISTRIBUTION REINVESTMENT PLAN ...............................................................................................................33 PART 13 – MARKET FOR SECURITIES OF THE REIT ...........................................................................................................33 13.1 Market for Units .................................................................................................................................................. 33 13.2 Market for Senior Debentures .............................................................................................................................. 34 PART 14 – TRUSTEES AND OFFICERS OF THE REIT ..........................................................................................................34 14.1 Information Concerning Trustees ...................................................................................................................... 34 14.2 Information Concerning Non-Trustee Officers ................................................................................................. 36 14.3 Independence ..................................................................................................................................................... 36 14.4 Audit Committee ................................................................................................................................................. 36 14.5 Cease Trade Orders and Bankruptcies ............................................................................................................ 40 PART 15 – LEGAL PROCEEDINGS AND REGULATORY ACTIONS ....................................................................................40 PART 16 – INTEREST OF MANAGEMENT AND OTHER INFORMED PERSONS IN MATERIAL TRANSACTIONS ......40 PART 17 – TRANSFER AGENT AND REGISTRAR .................................................................................................................41 PART 18 – INTEREST OF EXPERTS ........................................................................................................................................41 PART 19 – ADDITIONAL INFORMATION .................................................................................................................................41 SCHEDULE “A” ........................................................................................................................................................................... A-1 SCHEDULE “B” ........................................................................................................................................................................... B-1 3 Cominar
Load more

Recommended publications
  • The Former Montreal Children's Hospital Project
    The Former Montreal Children’s Hospital Project: Underplanning and Overbuilding The developer of the former Montreal Children’s Hospital site goes to some pains to assert that its proposal meets the goals of the urban planning programme of Montreal’s Quartier des grands jardins. We are told that this redevelopment will “preserve built heritage, increase public green space, and consolidate the residential character of the district.” As an immediate neighbour, and with 8% of the site lying within its borders, the City of Westmount has been asked to comment. In our view, this project turns its back on heritage, adds no real green space, and does nothing to attract young families. And above all, the buildings proposed are egregiously too tall. As a passing nod to the area’s built heritage, the project will conserve the colonnaded nurses’ building built in 1919. Yet the adjacent 1931 Art Deco building will be demolished. This project, in effect, amounts to the wholesale importation of the Griffintown formula. A smattering of heritage buildings are grudgingly preserved, stuffed in beside massive modern behemoths whose very height causes them to thumb their noses at any remaining older low-rise buildings. In common with the forest of residential towers currently springing up along René-Lévesque and points south – including on the land across from the Canadian Centre for Architecture – they all have the same high densities in an exclusively upward rather than outward physical expression. Whether the Montreal market is tired of this high-rise formula, only the future will reveal. Certainly, it does no service to the past.
    [Show full text]
  • REPORT and RECOMMENDATIONS As a Part of a Detailed Planning
    WORKING DOCUMENT REPORT AND RECOMMENDATIONS as a part of a detailed planning exercise of the Southeast Sector of Westmount July 10, 2018 Report and recommendations - Southeast Sector EXECUTIVE SUMMARY In the latest version of its Planning Programme, amended February 1, 2016, the City of Westmount expressed its will to develop a detailed planning programme for the Southeast Sector of the city. Acting as an interface between the Montreal Borough of Ville-Marie and the rest of the city of Westmount, several major urban transformations have marked the development of the Southeast Sector over the last century, leaving it particularly unstructured and inconsistent with the image of the city of Westmount. First impacted by the extension of Dorchester Boulevard in the 1960s, then by the construction of large urban complexes on Sainte-Catherine Street, and finally by a long and arduous devitalisation process of its commercial arteries, this sector needs to be redefined. Not having the distinctive qualities or characteristics of the city of Westmount nor those of the city centre, the sector is characterized mainly by an extremely diverse built environment (massing, heights, architecture, condition of buildings, etc.) with parking areas and vacant lots. All of this rests on a substantially oversized and impervious arterial system with a quality of public space that is less than desirable. It is within this context that a well-considered and comprehensive urban planning strategy is required for the requalification of this distinct sector to harmonize it with its immediate and surrounding urban environments. Far from wanting to present a formal development proposal for the future of the sector, this report aims at submitting interesting redevelopment options for the Southeast.
    [Show full text]
  • Raising Family Health to New Heights
    SECOND EDITION WELL-BEING C I U S S S W EST -C ENTRAL M ONTREAL Raising family health to new heights FREE Well being July 2018.indd 1 04/09/2018 10:37 Discover our services Message from Message from CIUSSS leadership ..........................................................3 When a crisis hits home: Helping families of youths in distress .......... 4 Parenting a teenager, it’s a Mission imPossible! .................................. 6 Happy students, happy families ............................................................8 CLSC services .........................................................................................10 Child Psychiatry at the JGH ..................................................................12 Super-clinics: Superior access to frontline health services ................. 13 Family Medicine Groups ......................................................................14 Super-clinics ..........................................................................................15 Test centres ...........................................................................................15 Home care .............................................................................................16 Keep an eye out for glaucoma ............................................................18 New ombudsman sees complaints as stepping-stones to better care .....19 CIUSSS sites .........................................................................................20 ciusss-centreouestmtl.gouv.qc.ca/en Glenn J. Nashen, Associate
    [Show full text]
  • Planning Programme September 2, 2014 (Amended February 1, 2016)
    Westmount Planning Programme September 2, 2014 (Amended February 1, 2016) Introduction The Westmount Planning Programme sets the directions for the planning and the development of the municipality. The Plan, and the implementation tools that flow from it (such as the zoning, site planning and architectural integration pro- grammes and other bylaws), set the framework for the conservation, and in a few cases, the redevelopment, of neighbourhoods, streets, buildings and open spaces. The Planning Programme sets objectives to resolve the planning issues presently before our city. It was drafted according to the requirements of the Act Respecting Land Use Planning and Development with regard to its content, and submitted to the citizens of Westmount for public consultation according to the rules outlined in the said Act. Adjustments were made to take into account as much as possible the comments made by the citizens who attended the consul- tation meeting. The document is divided into five sections. The first section provides a brief pic- ture of the territory’s current state, and of its population. The second section pre- sents the planning approach, while the third section details the planning goals and the different urban planning issues. Finally, the fourth and fifth sections de- scribe the proposed directions for the areas to be revitalized and the parameters of the urban planning by-laws with regard to land use and densities for the whole territory. The Planning Programme will provide the citizens, the members of Council and the administration with a clear reference for any further action affecting the terri- tory of Westmount.
    [Show full text]
  • Annual Information Form
    2015 Annual Information Form Cominar Real Estate Investment Trust Year ended December 31, 2015 March 29, 2016 Cominar Real Estate Investment Trust 2015 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 Three fiscal years Retrospective ......................................................................................................................... 6 3.3 Developments in 2015 ......................................................................................................................................... 7 PART 4 – DESCRIPTION OF THE BUSINESS ...........................................................................................................................8 4.1 General .................................................................................................................................................................. 8 4.2 Objectives and strategy ......................................................................................................................................
    [Show full text]
  • Cominar Real Estate Investment Trust 2020 Annual Information Form 1
    Cominar Real Estate Investment Trust 2020 Annual Information Form 1 Cominar Real Estate Investment Trust 2020 Annual Information Form Table of Contents PART 1 – Date of Annual Information Form ...................................................................................................................................................................... 6 PART 2 – Cominar’s structure ........................................................................................................................................................................................... 6 PART 3 – General Development of the Business ............................................................................................................................................................... 6 3.1 Overview of Cominar ................................................................................................................................................................................................ 6 3.2 Objectives and Strategy ............................................................................................................................................................................................ 7 3.3 Three-Year History .................................................................................................................................................................................................... 7 PART 4 – Description of the Business .............................................................................................................................................................................
    [Show full text]
  • $399,000 Centris® No
    Alexander Kay, Real Estate Broker RE/MAX ACTION INC. Real Estate Agency 1314, av. Greene 514-979-1976 / 514-312-4233 Westmount (QC) H3Z 2B1 Office : 514-933-6781 http://www.downtownmontreal-realestate.com [email protected] $399,000 Centris® No. 17240498 (Active) 3439C Rue Aylmer, Le Plateau-Mont-Royal (Montréal), H2X 2B4 (Sherbrooke) Seller’s Declaration Yes Property Type Apartment (Div.) Occupancy According to the leases Style One storey Deed of Sale Signature 30 days PP/PR Accepted Floor 3 Lot Eval. $107,900 (2014) Building Type Attached Building Eval. $242,200 (2014) Year Built 1885 Mun. Taxes $2,778 (2014) Plan Priv. Portion Area 70.00 sqm School Taxes $582 (2014) Lot Area 192.40 sqm Condominium Fees $ 1,296 ($ 108/month) Expected Delivery Date Cert. of Location No Body of Water Rooms 5 Bedrooms 2+0 Bathrooms and Powder Rooms 1+0 Level Room Size Floor Covering 3 Living room 18 X 15 ft Wood 3 Kitchen 10 X 8 ft Tiles 3 Bedroom 12.2 X 9 ft Wood 3 Bedroom 10 X 9 ft Wood 3 Bathroom 7.7 X 5 ft Tiles Inclusions Exclusions Fridge, Stove, Dishwasher, Washer / Dryer tenants belongings Sewage System Municipality Heating System Electric baseboard Equip./Serv. Water Supply Municipality units Pool Water (access) Cadastre Parking Fireplace-Stove No Renovations Parking Driveway (1) A beautiful 3rd floor condo in the desirable ``McGill Ghetto` A few mins walk to McGill University,& a few blocks to the heart of both Plateau Mont Royal (St Laurent Blvd, etc.)& the downtown core (Sherbrooke St, etc.) 2 comfortable bedrooms oversized living room w/gorgeous fireplace & exclusive rooftop terrace that needs to be seen to be believed! PHOTOS of interior coming soon! Please note, the condo is presently rented for $1,800/month until April 30, 2015.
    [Show full text]
  • 3400 De Maisonneuve West Blvd, Montreal, QC, H3Z 3B8 Suite #1150
    AVAILABLE SPACES / OFFICE / 3400 de Maisonneuve West Blvd, Montreal, QC, H3Z 3B8 Suite #1150 Connect to the Alexis Nihon complex, the 3400 de Maisonneuve is a class A building. Surrended by many services, like the shooping mall of Alexis Nihon, a direct access to the Atwater subway station is right under the building. Building characteristics TOTAL LEASING AREA 298,000 ft² YEAR OF CONSTRUCTION 1986 NUMBER OF FLOORS 16 ASCENCEURS 6 OPTICAL FIBER Yes SPRINKLERS Yes GENERATOR Yes HVAC HOURS 7:30 a.m. to 6 p.m. (Mon. - Fri.) SECURITY Security guards 24 hours/7 days, access cards, cameras BUILDING SERVICES cafés, restaurants, grocery store, florist, bank services, pharmacy, hairdresser, etc. BUILDING ACCESSIBILITY INDOOR PARKING 1,088 PARC À VÉLOS DISPONIBLE Yes ROAD ACCESS 720 Highway, 15 Highway, Sherbrooke street, Sainte-Catherine street Jordan Katz LEASING DIRECTOR BUS 108, 138, 144, 150, 350, 354, 360, 376 LEASING - OFFICES, MONTREAL AREA T 514 737-3344 #3226 METRO STATION Green metro line: Atwater station C 514 208-3155 E [email protected] AWARDS BOMA Best Gold Saved on October 1, 2021 Page 1 of 8 More info at https://espaces.cominar.com/en/office/957/3400-de-maisonneuve-west-blvd-tower-1/floor-11/suite-1150/ AVAILABLE SPACES / OFFICE / 3400 de Maisonneuve West Blvd, Montreal, QC, H3Z 3B8 Suite #1150 Local with an excellent view of downtown Montreal, a kitchen area with an independent entrance, and a large open space. Space characteristics AVAILABLE LEASING AREA 3,682 ft² AVAILABILITY Immediate NUMBER OF FLOORS 1 FLOOR AREA 30,000 ft² ADDITIONNAL RENT $15.39 /ft² ENERGY Included COMMENTS / NOTES This local is in base building, without existing improvements.
    [Show full text]
  • EPS) Mcgill University
    WELCOME New Graduate Students to the Department of Earth & Planetary Sciences (EPS) McGill University INTRODUCTION This orientation handbook for the Department of Earth & Planetary Sciences is an insider's look at the things you will need to know as a new graduate student from the moment you come into the Department and throughout your graduate program. It is not intended to replace the academic calendar or provide a general guide to McGill University but to supplement these resources. You may find that it contains some helpful information for the duration of your graduate degree in EPS. The handbook is divided into two parts: Part I: A GUIDE TO THE DEPARTMENT OF EARTH & PLANETARY SCIENCES 1. Welcome to EPS……2 2. The 10 Most Wanted People on Staff and Faculty (Other Than Your Research Supervisor)……3 3. Getting Started at McGill: A Survival Guide……3 4. General information that you will need sooner or later……14 5. The Adams Club……17 6. Departmental Academic Activities……18 7. Departmental Social Activities……20 8. Departmental Facilities……20 9. Frequently Used Facilities Outside the Department……27 10. UQAM Affiliation......29 11. Financial Support……29 12. Teaching Assistantships......32 13. Course Load and Selection……34 14. Registration Status……38 15. Travel Registry……41 16. Travel Advances and Expense Reports……41 Part II: AN INSIDER’S LOOK AT THE GRADUATE PROGRAMS 17. Successful Launching of Your Research……45 18. Transfer within the Graduate Programs……52 19. Oral Presentations within the Department……53 20. Preparation of Your Thesis as a Document……54 21. Submitting Your Thesis for Evaluation and/or Defence……55 22.
    [Show full text]
  • 500-11-041305-117 Homburg Invest Inc
    Samson Bélair/Deloitte & Touche Inc. 1 Place Ville Marie Suite 3000 Montreal QC H3B 4T9 Canada Tel: 514-393-6335 Fax: 514-390-4103 www.deloitte.ca C A N A D A S U P E R I O R C O U R T PROVINCE OF QUEBEC Commercial Division DISTRICT OF QUEBEC COURT. No.: 500-11-041305-117 IN THE MATTER OF THE PLAN OF HOMBURG INVEST INC. COMPROMISE OR ARRANGEMENT OF: – and – HOMBURG SHARECO INC. – and – CHURCHILL ESTATES DEVELOPMENT LTD. – and – INVERNESS ESTATES DEVELOPMENT LTD. – and – CP DEVELOPMENT LTD. – and – NORTH CALGARY LAND LTD. Debtors/Petitioners – and – THE ENTITIES LISTED IN APPENDIX A Mis-en-cause – and – SAMSON BÉLAIR/DELOITTE & TOUCHE INC. Monitor TWENTY FIRST REPORT TO THE COURT SUBMITTED BY SAMSON BÉLAIR/DELOITTE & TOUCHE INC. IN ITS CAPACITY AS MONITOR (Companies’ Creditors Arrangement Act, R.S.C. 1985, c. C-36, as amended) COURT No.: 500-11-041305-117 Page 2 Twenty First Report to the Court March 13, 2013 INTRODUCTION 1. On September 9, 2011, Homburg Invest Inc. (“HII”), Homburg Shareco Inc. (“Shareco”), Churchill Estates Development Ltd., Inverness Estates Development Ltd. and CP Development Ltd. (“CP”) (and, later, North Calgary Land Ltd. filed and obtained protection from their respective creditors under the Companies’ Creditors Arrangement Act (the “CCAA”) pursuant to an Order rendered by the Superior Court of Quebec (as amended and extended from time to time, the “Initial Order”). 2. Pursuant to the Initial Order, the Stay extends to the following limited partnerships which form an integral part of the business of the Debtors:
    [Show full text]
  • Every Building Has a Story the Heart Has Reasons
    Every Building Has A Story The Heart Has Reasons Cover image: Photo of the performance piece on the grounds of the Grand Seminaire. A figure of an old woman, dressed in black, with a long, black walking stick, is framed by the two remaining bastions of the former 17th century Fort de la Montagne. It is fall. She holds an apple. Her stick and apple are reminiscent, or perhaps parodies of a sceptre and orb with all the symbolism and irony that provides but her stick also harks back to the indigenous practise of the "talking stick" or speaker's staff. But the towers, the walking stick, and the apple are so much more, as is the woman. It's a photo that shouts "Tell me more!” N.B. the current book cover is for placement only and features the David Lewis House c2000 Book title: The title comes from a notation found in the "Pensées" by Blaise Pascal: "The heart has reasons, reason does not understand". So it is with memories. Why are some of our memories as clear as day after many decades and others murky or that vanish completely? Why do we remember that name, that place but not another? This performance piece is a walk through a selection of my memories, beginning with my arrival in the Port of Montreal as a young 21-year-old immigrant. It isn't, of course, a life story per se. More a glimpse into the personal memories evoked by some of the buildings and places in and around the Shaughnessy Village area of Montreal's Ville Marie borough.
    [Show full text]
  • Annual Information Form
    2011 Annual Information Form Cominar Real Estate Investment Trust Year ended December 31, 2011 March 30, 2012 Cominar Real Estate Investment Trust 2011 Annual Information Form TABLE OF CONTENTS PART 1 – DATE OF AIF.................................................................................................................................................................6 PART 2 – STRUCTURE OF THE REIT ........................................................................................................................................6 PART 3 – GENERAL DEVELOPMENT OF THE BUSINESS.....................................................................................................7 3.1 Overview of the REIT........................................................................................................................................... 7 3.2 Retrospective........................................................................................................................................................ 8 3.3 Acquisitions, Constructions and Expansions in Fiscal Year 2011.................................................................... 8 3.4 Acquisition of Units of Canmarc Real Estate Investment Trust........................................................................ 9 PART 4 – DESCRIPTION OF THE BUSINESS .........................................................................................................................11 4.1 General...............................................................................................................................................................
    [Show full text]