Former Davis Tannery lands – Update and next steps

On July 25, 2025, the Ontario Land Tribunal (OLT) approved the Official Plan and zoning by-law amendments for a proposed development on the former Davis Tannery lands at 2 River St., Kingston. This decision was the result of a five-week hearing that took place in February/March 2024.  

The report will be presented to Council on Tuesday, Sept. 16 and is available online.  

The zoning now allows for the development of four mixed-use buildings, a waterfront park and open space. The proposed buildings include a mix of apartments and condominiums (approximately 1,670 homes), 3,600 square metres of commercial space and 6,000 square metres of flex commercial space (intended for commercial use but can alternatively be used for more residential housing if needed).  

Next Steps 

Much work and several approvals from multiple government agencies are still needed before building can begin. 

Draft Plan of Subdivision 

Now that these amendments have been approved, a subdivision application will be submitted and detailed technical work can begin. This work includes a Record of Site Condition (RSC), Traffic Impact Study, Landscape Plan, Stormwater Management Plan, Heritage Impact Statement and Noise Mitigation Plan, among other requirements. 

Environmental Cleanup 

Environmental cleanup, or remediation, of the former Tannery lands is required by provincial law to make the land safe for residential and parkland use.  

This work will involve a mixture of soil and groundwater removal, treatment methods, capping, barrier walls and long-term monitoring.  

Hydrogeology & Peer Review 

At Council’s direction, the City committed to hiring a qualified professional to review the hydrology and hydrogeology findings in the Environmental Site Assessment during the draft plan of subdivision stage.  

Tree Removal 

Cleanup of the contaminated soil will require tree removal. In December 2019, Council waived the requirement for a tree permit under the City’s Tree By-Law, on the condition that planning approvals are obtained. With the OPA and ZBA now approved, tree removal can proceed without further tree studies or permits. The developer will need plans for removals, pre- and post-grading, erosion management, access routes and buffering near the wetland. 

In 2021, Council asked for an analysis on retaining a specific mature oak tree on the property. The analysis showed that the tree cannot be retained due to the contaminated soil. The removal or capping of the soil would be fatal to the tree. There is interest in collecting acorns or seedlings to support the tree’s legacy.  

Wetland Remediation 

The  OLT ruled that it does not have jurisdiction to approve capping or altering the Provincially Significant Wetland (PSW). Wetland remediation may still proceed outside the planning process via a permit from the Cataraqui Region Conservation Authority (CRCA).  

If the permit is approved and remediation is completed, the developer can ask the Ministry of Natural Resources and Forestry to adjust the PSW boundary. Phase 4 of the development was modified to pull the building outside of the proposed PSW boundary. If the permit is denied, the current PSW boundary must be surveyed and respected. Development must occur outside the setback, which could prevent Phase 4 from proceeding as proposed. 

Climate Risk Considerations 

The project will clean up Kingston’s largest brownfield site, be well-served by transit and active transportation, and complete a missing link in the waterfront trail. Shoreline engineering will incorporate climate change mitigation standards and cleanup will follow standard practices for environmental protection.