DOCSLIB.ORG

Annual Information Form for the Year Ended December 31, 2018

Total Page：16

File Type：pdf, Size：1020Kb

Download full-text PDF Read full-text
Annual Information Form for the Year Ended December 31, 2018 ANNUAL INFORMATION FORM FOR THE YEAR ENDED DECEMBER 31, 2018 March 19, 2019 TABLE OF CONTENTS GLOSSARY OF TERMS ..................................................................................................................................................... 1 CERTAIN REFERENCES AND FORWARD-LOOKING STATEMENTS ................................................................................... 8 NON‐IFRS FINANCIAL MEASURES .................................................................................................................................. 8 LEGAL STRUCTURE OF THE REIT .................................................................................................................................. 10 GENERAL DEVELOPMENT OF THE BUSINESS ............................................................................................................... 11 THREE YEAR HISTORY .................................................................................................................................................... 11 SEQUENCE OF PROPERTY ACQUISITIONS IN THE PAST THREE FINANCIAL YEARS ......................................................................... 12 DESCRIPTION OF THE BUSINESS ....................................................................................................................................... 13 THE REAL ESTATE PORTFOLIO ..................................................................................................................................... 17 OCCUPANCY AND LEASING ............................................................................................................................................. 17 PROPERTY TABLE AS AT DECEMBER 31, 2018: ................................................................................................................... 18 DESCRIPTION OF THE PORTFOLIO ............................................................................................................................... 20 ONTARIO ................................................................................................................................................................. 20 ALBERTA .................................................................................................................................................................. 28 RETAINED INTEREST..................................................................................................................................................... 30 OWNERSHIP INTEREST ................................................................................................................................................... 30 EXCHANGE AGREEMENT ................................................................................................................................................ 31 INVESTOR RIGHTS AGREEMENT ....................................................................................................................................... 32 INDEBTEDNESS ............................................................................................................................................................ 36 CREDIT FACILITIES ......................................................................................................................................................... 36 MORTGAGES ............................................................................................................................................................... 36 CLASS B LP UNITS ........................................................................................................................................................ 36 RETAINED DEBT – CLASS C LP UNITS ............................................................................................................................... 36 DEBT MATURITIES ........................................................................................................................................................ 37 CREDIT RATING ............................................................................................................................................................ 38 RISK FACTORS .............................................................................................................................................................. 38 FINANCIAL RISK MANAGEMENT .................................................................................................................................. 45 DISTRIBUTION POLICY AND HISTORY .......................................................................................................................... 47 TAX DEFERRAL ON DISTRIBUTIONS ................................................................................................................................... 49 GOVERNANCE OF THE REIT ......................................................................................................................................... 49 GOVERNANCE AND BOARD ............................................................................................................................................. 49 SIZE OF THE BOARD ...................................................................................................................................................... 49 BOARD MANDATE ........................................................................................................................................................ 49 POSITION DESCRIPTIONS ................................................................................................................................................ 50 CODE OF CONDUCT AND CONFLICTS OF INTEREST ............................................................................................................... 50 MAJORITY VOTING POLICY ............................................................................................................................................. 52 DUTY OF CARE ............................................................................................................................................................. 52 AVAILABILITY OF GOVERNANCE DOCUMENTS ..................................................................................................................... 53 TRUSTEE NOMINATIONS ................................................................................................................................................ 53 SENIOR MANAGEMENT ................................................................................................................................................. 56 CEO POSITION DESCRIPTION .......................................................................................................................................... 56 BIOGRAPHICAL INFORMATION REGARDING THE TRUSTEES AND EXECUTIVE OFFICERS ................................................................. 57 TRUSTEE INDEPENDENCE ............................................................................................................................................... 63 COMMITTEES OF THE BOARD .......................................................................................................................................... 63 INVESTMENT GUIDELINES AND OPERATING POLICIES ................................................................................................ 65 INVESTMENT GUIDELINES ............................................................................................................................................... 65 OPERATING POLICIES .................................................................................................................................................... 68 AMENDMENTS TO INVESTMENT GUIDELINES AND OPERATING POLICIES .................................................................................. 70 CAPITAL STRUCTURE AND DECLARATION OF TRUST ................................................................................................... 71 GENERAL .................................................................................................................................................................... 71 UNITS AND SPECIAL VOTING UNITS .................................................................................................................................. 71 ISSUANCE OF UNITS ...................................................................................................................................................... 72 MEETINGS OF UNITHOLDERS .......................................................................................................................................... 73 ADVANCE NOTICE PROVISIONS ....................................................................................................................................... 74 REDEMPTION RIGHT ..................................................................................................................................................... 76 PURCHASES OF UNITS BY THE REIT .................................................................................................................................. 79 TAKE-OVER BIDS .......................................................................................................................................................... 79 NON-CERTIFICATED INVENTORY SYSTEM ..........................................................................................................................
Load more

Recommended publications
  • January 1978
    d Page 1 Ottawa, January 14, 1978 glebe report Editorial Lot for kids Report on or cops? Rupert Street to Glendale Avenue with Long- time rurnours and additional parking for sports recent publicity indicate a Glebe Park at Cham berlain activities is in a partial state of completion. and Lyon is being seriously considered as a site for a Six years ago, meetings new Police Station. between the City and the An article by Susan Riley community discussed the in OTTAWA TODAY, January future use of the Chamber- 9, says that "the police are lain-Lyon lots after years said to be eyeing a park in of uncertainty, the Glebe as a possible home", Consensus in the commun- and confirrns that $1.3 million ity, after interviews, dis- has been approved by Board cussions, and meetings were of Control for preliminary held (and a questionairre studies and site purchase. distributed) was over 50% in favour of recreational use. An earlier OTTAWA JOURNAL article stated that police The presence of a Police officials would prefer a down - Station on the site would town site but that consultants' undoubtedly change the en- have ruled out the possibilities vironrnent in the vicinity of using Ottawa's vacant office profoundly, Whether or space due to the special needs not a Police Station could of the police department, co- exist compatibly with a Over $50,000 has already residential neighbourhood is been spent on turning the land but one of many questions into a park. Equipment , sod, that have been raised by the and trees have been installed City's proposals, 17- 19 Rupert Street over the last few years, as well Area residents can and do as a baseball diamond and have a say in such matters and Last summer, in an article entitled "Rupert Street Rumblings", the GLEBE REPORT brought climber equiprnent.
    [Show full text]
  • Making the Shift: Passive-‐House Standards in Canada
    Fall 08 Making the Shift: Passive-House Standards in Canada Foundation 3E Awards Milan Nevajda – M.U.P Candidate 2013, McGill School of Urban Planning Daniel Schwirtz – M.U.P Candidate 2013, McGill School of Urban Planning David Singh – M.U.P Candidate 2013, McGill School of Urban Planning Project Supervisor: Ray ToMalty M cGill School of Urban Planning Making the Shift: Passive-House Standards in Canada Milan Nevajda · Daniel Schwirtz · David Singh Table of Contents Introduction .............................................................................................................................. 2 Urban Energy Context ............................................................................................................ 2 Current Situation and Problems ......................................................................................... 4 Project Details .......................................................................................................................... 8 Energy Benefits ........................................................................................................................ 9 Other Environmental Benefits ......................................................................................... 18 Social Benefits ........................................................................................................................ 18 Political Analysis .................................................................................................................. 22 Transferability
    [Show full text]
  • Ottawa Area Postal Codes
    Ottawa Area Postal Codes K1A K2A K4A Government of Canada Ottawa Ottawa Ottawa and Gatineau offices (partly (Highland Park / McKellar Park (Fallingbrook) in QC) /Westboro /Glabar Park /Carlingwood) K1B K2B K4B Ottawa Ottawa Ottawa (Blackburn Hamlet / Pine View / (Britannia /Whitehaven / Bayshore / (Cumberland Ward) Sheffield Glen) Pinecrest) K1C K2C K4C Ottawa Ottawa Ottawa (Orleans) (Queensway / Copeland Park / (Cumberland) Central Park / Bel Air /Carleton Heights) K1E K2E K4E Ottawa Ottawa Not assigned (Queenswood) ( Eastern Nepean: Fisher Heights/ Parkwood Hills / Borden Farm /Pine Glen ) K1G K2G K4G Ottawa Ottawa Not assigned (Riverview / Hawthorne / Canterbury Centrepointe, / Hunt Club Park) Meadowlands, City View, Craig Henry, Tangelwood, Grenfell Glen, Davidson Heights) K1H K2H K4H Ottawa Ottawa Not assigned (Alta Vista / Billings Bridge) (Bells Corners / Arlington Woods/Redwood / Qualicum / Crystal Beach) K1J K2J K4J Ottawa Ottawa Not assigned (Beacon Hill / Cyrville / Carson (Barrhaven) Grove) K1K K2K Ottawa Ottawa (Overbrook, Forbes, Manor Park, (Beaverbrook / South March) Viscount Alexander Park, Finter Quarries) K1L K2L K4L Ottawa Ottawa Not assigned (Vanier, McKay Lake (Katimavik-Hazeldean / Glen Cairn) area) K1M K2M K4M Ottawa Ottawa Ottawa (Rockcliffe Park / New Edinburgh) (Bridlewood) (Manotick) K1N K2N K4N Ottawa Not assigned Not assigned (Lower Town / Byward Market / Sandy Hill / University of Ottawa) K1P K2P K4P Ottawa Ottawa Ottawa (Parliament Hill) (Centretown) (Greely) K1R K2R Ottawa Ottawa (Dalhousie Ward) (Fallowfield
    [Show full text]
  • The House Built Upon the Rock a Talk
    The House Built Upon the Rock A talk given by Kay Stanley (née Mulvagh) Lunch & Learn Parkwood Presbyterian Church November 16, 2015 reproduced with permission The House Built Upon the Rock Like a wise man who built his house on the rock…as noted in Matthew Chapter 7, Verses 24-27… my Great-Grandfather James Mulvagh did exactly that in the early 1850s. Those of you who witnessed the demolition of the former manse and Fellowship Centre in the spring of 2015 will have no doubt that it was well constructed and definitely, “built upon the rock”! For purposes of this presentation, I plan to do the following: 1) Outline the early history of my Great Grandfather James Mulvagh and his family on this property; 2) Provide some background about the life and times of Thomas Alexander Mulvagh, my Grandfather and his wife Mathilda White; 3) Share some stories about my father Clarence Wellington Mulvagh and my mother Florence Lenore Barrett and our lives growing up in City View and on the farm; 4) Lastly, I will say a few words about the changes which evolved in the mid-fifties when the farm was sold and Parkwood Hills began to take shape. From County Cavan, Ireland to Nepean Township James Mulvagh was born in 1799 in County Cavan, Northern Ireland. He married Jane Humes from Antrim, Northern Ireland (a woman still in her early teens) and they emigrated from Ireland in the early 1830s prior to the great Potato Famine of the 1840s. (This was the time when many Irish workers came to Ottawa to work for Colonel John By and the building of the Rideau Canal which was completed in 1832.) In August and November of 1834, my Great Grandfather James bought 220 acres ~ 1 ~ of land described as Lot 33, Concession A, Rideau Front, Nepean Township from John Berry and Isaac Firth.
    [Show full text]
  • Ottawa Knoxdale-Merivale Ward9
    so you downan't tto be a POLITICIAN Ottawa Knoxdale-Merivale ? Ward 9 1 Prepared and compiled on the unceded and unsurrendered territories of the Anishinabe Algonquin peoples (Ottawa) by an unpaid & nerdy Black woman, this document's main purpose is to educate, inspire and empower Black, Indigenous and women of colour especially, to seek out positions of political power. It also serves as a simple information booklet for all regardless of their level of interest in or knowledge of Canadian politics. Positions of political power in Canada have historically been reserved for white, able-bodied, middle- to-upper class, cis-het men. It is time that the systems that allow for this trend be disrupted and replaced by systems vested in principles of diversity and inclusion. This process can begin with simple information sharing activities such as this one. This document provides general information on the Canadian political system and the 3-levels of government. The majority of this work concerns municipal level politics & specifically, Ward 9: Knoxdale-Merivale in Ottawa. A ward in which I resided in for the majority of my life. A ward, whose councillor position has been held by two white men, in their own respective terms, for (at least) the last 24 years. If you don't live in #ward9, I hope you feel encouraged to research your own ward to ultimately identify the changes that need to take place. If you live in #ward9 - can we do something about this?! - Anne Moreau 2 CONTENT G o v e r n m e n t s i n C a n a d a 4 S t a t s : R e p r e s e n t a t i o n i n p o l i t i c s 5 W h y a r e n ' t w e i n p o l i t i c s ? 1 1 M o r e t h a n c o n s t r u c t i o n : W h a t 1 3 t h e y d i s c u s s a t C i t y H a l l J o b r e s p o n s i b i l i t i e s : C i t y C o u n c i l 1 4 M e m b e r s W a r d 9 P r o f i l e 1 5 2 6 + Y e a r s o f P a t r i a r c h y ! ? 1 9 Y o u ' r e I n v i t e d ! 2 1 A c t i o n ! 2 3 R e f e r e n c e 2 4 3 NB This resource is a simple consolidation of information and data readily available.
    [Show full text]
  • Neighbourhood Heritage Statement Attributes 1. Billings Bridge – Alta Vista – Riverside Park – Hunt Club Woods
    Document 5 Study Area – Neighbourhood Heritage Statement Attributes 1. Billings Bridge – Alta Vista – Riverside Park – Hunt Club Woods Billings Bridge – Alta Vista • Wide arterial roads define “super blocks” with narrower streets within neighbourhoods in a discontinuous street grid plan • Billings Estate, a National Historic Site • Billings Bridge, built 1914 • Largely comprised of low-rise, detached houses of mid-century modern style built in the decades following the Second World War • Tract housing and towers built by large developers like Campeau • Custom built houses designed by architects including well known architects such as James Strutt Hog’s Back – Riverside Park • Wide arterial roads define “super blocks” with narrower streets within neighbourhoods in a discontinuous street grid plan • Hog’s Back Falls • Parkland associated with the Greber Plan for Ottawa and developed in the early postwar years, including Hog’s Back Park, Vincent Massey Park and Mooney’s Bay Park and Beach • Architect designed pavilions and structures in Hog’s Back Park and Vincent Massey Park of a mid-century modern style and recognized as heritage by the FHBRO • Confederation Heights and the modernist federal buildings clustered there, including a number of properties recognized by the FHBRO • Largely comprised of low-rise, detached houses of mid-century modern style built in the decades following the Second World War • Tract housing and towers built by large developers like Campeau • Custom built houses designed by architects • Riverside Court, a master planned “complete community” consisting of four apartment towers, a number of townhouses, a recreation centre and a commercial mall Hunt Club – Quintarra – Revelstoke – Riverside Park South • Curvilinear street plan • The Ottawa Hunt and Golf Club • Largely comprised of low-rise, detached houses of mid-century modern style built in the decades following the Second World War • Tract housing and towers built by large developers • Custom built houses designed by architects 2.
    [Show full text]
  • Page 1 Sur 1 Ledroitenpartenariat
    LeDroitEnpartenariat - Le Droit - 24 novembre 2009 - Page #3 Page 1 sur 1 http://ledroitenpartenariat.newspaperdirect.com/epaper/services/OnlinePrintHandler.ashx... 2009-11-24 LeDroitEnpartenariat - Le Droit - 24 novembre 2009 - Page #2 Page 1 sur 1 http://ledroitenpartenariat.newspaperdirect.com/epaper/services/OnlinePrintHandler.ashx... 2009-11-24 Arrêt! Page 1 sur 3 Arrêt! Stop teaching official languages to middle-aged bureaucrats, says language czar Graham Fraser, and get universities to pre-qualify their students for federal jobs NOVEMBER 24, 2009 BY KATHRYN MAY, THE OTTAWA CITIZEN Canada's universities should pre-qualify their students for the language requirements of federal jobs to help end the costly cycle of training, testing and re-testing middle-aged bureaucrats, says the official languages commissioner. Graham Fraser said universities and the government should work together to develop "equivalencies" between their language exams -- like the Europeans do -- so graduates who apply for public service jobs are already tested and "pre-qualified" for the different levels of language proficiency demanded by government. Fraser's recommendation is among a package of reforms he proposed in a recent study of second- language education at Canada's universities. It also comes as a controversial Public Service Commission audit of a private language school threw the spotlight on the government's testing and training practices. "It's a sickness," said a longtime language teacher. "Teaching French in Ottawa has nothing to do with learning a language or culture. It's all about passing the test." An industry of 40 to 50 private language schools has sprung up to cater to that demand.
    [Show full text]