Community Improvement Plan

PURPOSE

To improve the accessibility of existing buildings in accordance with the Accessibility for Ontarians with Disabilities Act, 2005, and to promote improved access to commercial and institutional properties, in order to achieve universal accessibility for all ages and mobility devices. Such improvements should be consistent with the character of the building or property.

ELIGIBLE COSTS

1. Installation of new automatic doors;
2. Installation of new elevators or lifts;
3. Installation of new wheelchair access ramps;
4. Widening of public entryways;
5. Leveling or repairs to pathways/accesses and stairs; and/or
6. Any other improvements designed to improve accessibility, subject to approval by the City.

PROGRAM DETAILS

1. A grant for up to half (50%) of the construction costs, to a maximum of $15,000.

ELIGIBILITY CRITERIA

1. All General Eligibility Requirements outlined in Section 7.3 shall apply.
2. Applications shall be in accordance with the application process set out in Section 7.4.
3. Only the commercial area of a property shall be eligible for this grant.
4. 4. Accessibility improvements shall be in accordance with, or exceed, the requirements of the Ontario Building Code, as applicable to the property.
5. An application for this program must be submitted to the City prior to the commencement of any site works and/or issuance of a building permit, as applicable.

PURPOSE
To promote the development and implementation of new affordable housing and/or seniors housing units in Dryden through the funding of background / supporting studies. This grant applies to studies for new projects or to the rehabilitation, renovation, or redevelopment of existing buildings, vacant lands, or under-utilized sites. Funding for conversions may also be considered on a
case-by-case basis, if the units are accessible.
ELIGIBLE COSTS

1. Studies to support an affordable housing and/or seniors housing development of four (4) or more units, including on the upper storey(s) of existing commercial buildings. Examples of studies could include architectural drawings including site plan / landscape drawings, business plans, hydrogeological and terrain analyses, and environmental reports.

PROGRAM DETAILS

1. A grant for up to half (50%) of eligible project costs, to a maximum of $5,000.
2. Council may consider approving a grant amount which exceeds 50% of the eligible project costs and/or the $5,000 maximum, in consultation with the City’s Administrator and/or the Land Sale and Development Committee.

ELIGIBILITY CRITERIA

1. All General Eligibility Requirements outlined in Section 7.3 shall apply.
2. Applications shall be in accordance with the application process set out in Section 7.4.
3. Eligible affordable housing projects feature housing that is affordable to those households earning the median income in Dryden or less per year, as defined by Statistics Canada.
4. In the case of eligible affordable rental housing projects, the housing units must be maintained as affordable, in accordance with the definition of affordable outlined in the
5. Eligibility Criteria under this grant, for a minimum duration of 10 years.
6. Eligible seniors housing developments must be specifically designed and marketed for occupancy by seniors.
7. An application for this program must be submitted to the City prior to the commencement of any site works and/or issuance of a building permit, as applicable.

PURPOSE
To encourage the remediation, rehabilitation, and redevelopment of brownfield sites in the City. This grant temporarily eliminates part or all of the property tax increase on a property that is undergoing or has undergone remediation and development, to assist with payment of the cost of environmental remediation.
ELIGIBLE COSTS

1. Environmental remediation costs, including any action taken to reduce the concentration of contaminants on, in or under the property, to permit a Record of Site Condition (RSC) to be filed in the Environmental Registry under Section 168.4 of the Environmental Protection Act;
2. Placing clean fill and undertaking related grading; and
3. Environmental insurance premiums.

PROGRAM DETAILS

Municipal Tax Assistance:

1. The City may, by by-law, defer or cancel all or part of the municipal taxes on a brownfield site during the Rehabilitation Period and Development Period, as defined in Section 365.1(1) of the Municipal Act. Under the Municipal Act, “Rehabilitation Period” means with respect to an eligible property, the period of time starting on the date on which the by-law providing tax assistance for the property is passed and ending on the earliest of,
   • (a) the date that is 18 months after the date that the tax assistance begins to be provided,
   • (b) the date that a Record of Site Condition for the property is filed in the Environmental Site Registry under Section 168.4 of the Environmental Protection Act, and
   • (c) the date that the tax assistance provided for the property equals the sum of,
     • (i) the cost of any action taken to reduce the concentration of contaminants on, in or under the property to permit a Record of Site Condition to be filed in the Environmental Site Registry under Section 168.4 of the Environmental Protection Act, and
     • (ii) the cost of complying with any Certificate of Property Use issued under Section 168.6 of the Environmental Protection Act. Under the Municipal Act, “Development Period” means, with respect to an eligible property, the period of time starting on the date the rehabilitation period ends and ending on the earlier of,
       • (a) the date specified in the by-law, or
       • (b) the date that the tax assistance provided for the property equals the sum of,
         • (i) the cost of any action taken to reduce the concentration of contaminants on, in or under the property to permit a Record of Site Condition to be filed in the Environmental Site Registry under Section 168.4 of the Environmental Protection Act, and
         • (ii) the cost of complying with any Certificate of Property Use issued under Section 168.6 of the Environmental Protection Act.
2. The total value deferred or cancelled will not exceed the total eligible costs, which are defined in the eligibility requirements. The level and duration of the tax assistance will be considered on a case-by-case basis.
3. Before passing the by-law approving the tax deferral or cancellation, the City must notify the Ministry of Finance. Within 30 days of passing the by-law, the City must also notify the Minister of Municipal Affairs and the Minister of Finance.

Provincial Tax Assistance:

1. The City may apply to the provincial Brownfields Financial Tax Incentive Program, on behalf of the owner, to cancel or freeze all or part of the education component of property taxes.
2. The application must be approved by the Minister of Finance, and may be subject to a different timeline than the approved Municipal Tax Assistance.
3. The City must be offering Municipal Tax Assistance in order for the owner to be eligible for Provincial Tax Assistance.

ELIGIBILITY CRITERIA

1. All General Eligibility Requirements outlined in Section 7.3 shall apply.
2. Applications shall be in accordance with the application process set out in Section 7.4.
3. Successful applicants may also be eligible for other financial incentive programs, as long as the total value of incentives does not exceed the total eligible cost of rehabilitating the land and buildings.
4. The City shall require the applicant to prepare a business plan or feasibility study as a condition of approving tax assistance.
5. Application for Provincial Tax Assistance shall be at the sole discretion of the City. Initially, the City may wish to seek Provincial Tax Assistance on behalf of the owner as a pilot project only, and discontinue such applications in the future. Should the City choose not to apply for Provincial Tax Assistance, such a decision shall not require an amendment to this Plan.
6. The applicant must demonstrate that the subject property is a brownfield site, which is determined through an Environmental Site Assessment (ESA). The City has the discretion to determine whether the subject property would be considered as a brownfield site.
7. If the property is sold, in whole or in part, before the original grant period lapses, the original owner is not entitled to receive the remaining grant payments under the original agreement. The new owner is not entitled to receive any of the remaining grant. The grant is non-transferrable under Section 365.1 of the Municipal Act.

PURPOSE
To support new and growing businesses in Dryden and facilitate the provision of affordable
housing units in the City. The grant is intended to assist property owners in converting vacant
space or under-utilized space into new commercial, mixed-use, and affordable rental housing.
ELIGIBLE COSTS

1. Construction and renovation costs for the following types of projects are eligible under the grant:
   1. The conversion of non-commercial or vacant / under-utilized building space into new commercial, affordable rental housing, or any mix of the two (for clarification, conversion of ground floor commercial space into housing is not permitted);
   2. The conversion of existing upper storey(s) into new affordable residential rental units;
   3. The conversion of existing ground floor commercial to facilitate new commercial uses; and
   4. The expansion of existing uses to increase the gross floor area;
2. The adaptive re-use of derelict structures; and
3. Professional services by an engineer, architect, and/or professional planner.

PROGRAM DETAILS

1. The maximum amount for this grant is $5,000 per project and/or property.
2. The maximum amount of a grant for professional services shall not exceed 15% of the grant that is calculated for eligible construction costs.

ELIGIBILITY CRITERIA

1. All General Eligibility Requirements outlined in Section 7.3 shall apply.
2. Applications shall be in accordance with the application process set out in Section 7.4.
3. Eligible affordable housing projects feature housing that is affordable to those households earning the median income in Dryden or less per year, as defined by Statistics Canada.
4. In the case of eligible affordable rental housing projects, the housing units must be maintained as affordable, in accordance with the definition of affordable outlined in the Eligibility Criteria under this grant, for a minimum duration of 10 years.
5. Improvements shall comply with the City’s Zoning By-law and Property Standards Bylaw.
6. An application for this program must be submitted to the City prior to the commencement of any site works and/or issuance of a building permit, as applicable.

PURPOSE
To encourage property owners to improve energy efficiency of existing commercial / industrial buildings, and to facilitate the installation of small-scale renewable energy systems.
ELIGIBLE COSTS

1. Renovations to result in enhanced energy efficiency;
2. Purchase and installation of small-scale renewable energy systems (e.g. solar or wind);
3. Purchase and installation of energy-efficient lighting and lighting controls (e.g. timers or sensors); and
4. Purchase and installation of energy-efficient heating/cooling/ventilation products (e.g. central air conditioners, heat pumps, furnaces/boilers, windows and doors with the EnergySTAR certification).

PROGRAM DETAILS

1. A grant for up to half (50%) of eligible costs, to a maximum of $15,000.

ELIGIBILITY CRITERIA

1. All General Eligibility Requirements outlined in Section 7.3 shall apply.
2. Applications shall be in accordance with the application process set out in Section 7.4.
3. An application for this program must be submitted to the City prior to the commencement of any site works and/or issuance of a building permit, as applicable.

PURPOSE
To promote the completion of environmental studies by property owners to better understand the type of contamination and potential remediation costs for brownfield sites. This grant can be combined with other financial incentive programs, such as the Brownfield Property Tax Assistance Grant.
ELIGIBLE COSTS

1. Confirming and describing contamination at the site (partial or complete Phase II Environmental Site Assessment (ESA));
2. Surveying designated substances and hazardous materials at the site (Designated Substance and Hazardous Materials Survey); and
3. Developing a plan to remove, treat, or otherwise manage contamination found on the site (Remedial Work Plan / Risk Assessment).

PROGRAM DETAILS

1. 1. A grant equivalent up to half (50%) of the cost of undertaking an eligible study, to a maximum of:
   1. $3,000 per study; and
   2. Two (2) studies per property / project.
2. 2. The grant shall be payable upon completion of all studies for which it is being provided.

ELIGIBILITY CRITERIA

1. All General Eligibility Requirements outlined in Section 7.3 shall apply.
2. Applications shall be in accordance with the application process set out in Section 7.4.
3. Phase I ESAs are not considered eligible studies under this grant.
4. Applicants must complete and submit, for the City’s review, a Phase I ESA that demonstrates that site contamination is likely.
5. Applications shall include:
   1. A detailed study work plan;
   2. A cost estimate for the study; and
   3. A description of the planned redevelopment, including any planning applications that have been submitted/approved, if applicable. 
6. All environmental studies shall be completed by a qualified person, as defined by Ontario Regulation 153/04.
7. An application for this program must be submitted to the City prior to the commencement of any studies and associated site activities.

PURPOSE
To encourage aesthetic improvements to buildings and properties, and to support continued maintenance of the City’s building stock. This grant is intended to promote building and associated streetscape improvements that reflect the City’s northern character and contribute to a vibrant, modern environment in Dryden. This may be achieved through the maintenance and restoration of original building materials and architectural details, where applicable, or through the use of attractive, modern design. This grant is often applied for in conjunction with the Signage Improvement Grant.
ELIGIBLE COSTS

1. The following eligible improvements apply only to front, rear, or exterior building façades that front onto a public street:
   1. façade restoration of brickwork, wood, masonry, and metal cladding;
   2. repair or replacement of entablature, eaves, parapets, and other architectural details;
   3. repair or replacement of windows and doors;
   4. repair or replacement of signage in accordance with the City’s Property Standards By-law and the Ontario Building Code and Regulations;
   5. repair, replacement, or addition of exterior lighting;
   6. repair, replacement, or addition of awnings, marquees, and canopies;
   7. replacement of façade elements that were originally in place during initial construction of the building;
   8. redesigned shop fronts; and/or
      1. such other improvements/repairs, as may be considered and approved by Council in consultation with the City’s Administrator and/or the Land Sale and Development Committee;
2. Professional fees associated with the above improvements.

PROGRAM DETAILS

1. A grant for up to half (50%) of the construction costs, to a maximum of $15,000.
2. Council may consider approving a grant amount which exceeds 50% of the construction costs and/or the $15,000 maximum, in consultation with the City’s Administrator and/or the Land Sale and Development Committee.
3. The maximum amount of a grant for professional architectural services or heritage professionals shall not exceed 50% of the grant that is calculated for eligible construction costs.

ELIGIBILITY CRITERIA

1. All General Eligibility Requirements outlined in Section 7.3 shall apply.
2. Applications shall be in accordance with the application process set out in Section 7.4.
3. Only commercial, office, institutional, and mixed-use buildings are eligible for this grant.
4. An application for this program must be submitted to the City prior to the commencement of any site works and/or issuance of a building permit, as applicable.

PURPOSE
To assist eligible applicants with improvements to private properties which will optimize the amount and quality of off-street parking, make more efficient use of private parking areas, improve their aesthetics, and provide better pedestrian connections and seating. This grant is also intended to support improvements to the aesthetics of outdoor landscaping on private properties, and
promotes parking area improvements that are consistent with low impact development (LID) principles. LID incorporates design techniques that mimic natural environmental functions, including infiltrating, filtering, storing, and holding back water
runoff close to its source. Examples of LID design include, but are not limited to, bioretention facilities, rain gardens, vegetated rooftops, rain barrels, and permeable pavements.

ELIGIBLE COSTS

1. Installation of water-efficient ground cover using native plant species or tree planting;
2. Repair, replacement, or improvement of front, rear, or side yard driveways and parking areas, provided that an improvement is made over the existing condition, and a more low impact surface is installed (e.g. lightly coloured pavers rather than black asphalt, or a permeable paving surface);
3. Improvements to front, rear, or side yard parking areas that result in an increased supply of parking spaces, in accordance with a site plan (as may be required by the City);
4. Improvements to signage and markings to clearly designate reserved parking for clients or employees, as well as accessible barrier-free parking spaces;
5. Installation or improvement of decorative retaining walls or fences;
6. Installation or improvement of pedestrian walkways;
7. Installation of stormwater management systems that are considered to be, in the opinion of the City in consultation with applicable agencies, innovative and beyond the minimum requirements for stormwater management. Such systems may include the use of bioswales, rainwater harvesting and reuse systems, rain gardens, etc.;
8. Installation of active or sustainable transportation infrastructure, such as bicycle parking or electric vehicle charging stations, which are publicly accessible;
9. Installation of street furniture, such as benches or permanent planters; and
10. Installation or improvement of a seasonal outdoor sidewalk café or patio, provided that it is located adjacent to the sidewalk.

PROGRAM DETAILS

1. A grant for up to half (50%) of the construction costs, to a maximum of $15,000.
2. The maximum amount of a grant for professional landscape architectural services shall not exceed 50% of the grant that is calculated for eligible construction costs.

ELIGIBILITY CRITERIA

1. All General Eligibility Requirements outlined in Section 7.3 shall apply.
2. Applications shall be in accordance with the application process set out in Section 7.4.
3. Improvements shall comply with the City’s Property Standards By-law.
4. An application for this program must be submitted to the City prior to the commencement of any site works and/or issuance of a building permit, as applicable.

PURPOSE

To promote the establishment of new development on surplus lands owned by the City of Dryden and contribute to the City’s long-term revenue base. This program is intended to facilitate new commercial, residential, mixed-use, or industrial development which, in the opinion of Council, is desirable and in the best interest of the City and the community as a whole. The City will consider disposing of municipally-owned lands below market value where an applicant is prepared to enter into a development agreement with the City to be registered on title. “Market value” shall be defined as “the most probable price which Land should bring in a competitive and open market as of a specified date under all conditions requisite to a fair sale, the buyer and seller each acting prudently, knowledgeably and in their own best interests,” in accordance with the City’s Land Acquisition and Disposition By-law No. 4543-2018. To ensure that the development or redevelopment proposal is in the City’s best interests, the design of the project will need to be consistent, in the opinion of Council, with the vision and goals of this CIP, as described in Section 4 of this Plan. This program is not intended to support greenfield development, but rather infill-type development in areas of the City which are already substantially developed or which are extensions of built-up areas. This grant is also applicable to properties within industrial and business parks in the City of Dryden.

PROGRAM DETAILS

1. Eligible properties must:
   1. Be owned by the City of Dryden;
   2. Conform to the City’s Official Plan and be zoned in the City’s Zoning By-law for residential, commercial, mixed-use, or industrial uses, as applicable; and
   3. Be declared surplus by the City of Dryden.
2. Council will consider the sale of municipal lands below market value, at a cost to be determined by Council in consultation with the City’s Administrator and/or the Land Sale and Development Committee.
3. Council will determine the percentage below market value which is to be applied to the property based on the proposed development’s community benefit, and consistency with the vision and goals of this CIP.
4. At its sole discretion, the City may require the applicant to submit a development schedule or phasing plan, prepared to the satisfaction of the City, in relation to an application for the Municipal Land Disposition Program.
5. Market value will be deemed either to be the Municipal Property Assessment Corporation (MPAC) assessment value or value determined by an independent appraiser retained and paid for by the City, as deemed appropriate by Council.
6. The purchaser will be required to enter into a development agreement with the City acknowledging that they understand and abide by the terms of this program. The agreement will be registered against the lands to which it applies and the City will enforce the provisions of the agreement against any party to the agreement and, subject to the provisions of the Registry Act and the Land Titles Act, against any and all subsequent owners of the land.
7. If the purchaser fails to adhere to any requirements of the development agreement, the City will have the option of re-purchasing the property for the full price paid by the applicant, less any applicable legal costs.
8. Greenfield properties are generally considered vacant properties that: have no prior history of development; cannot be serviced by existing municipal services; and/or do not represent an extension of the built-up area. In determining whether a property is considered a greenfield, Council, in consultation with the City’s Administrator and/or the Land Sale and Development Committee, shall have sole discretion.

ELIGIBILITY CRITERIA

1. All General Eligibility Requirements outlined in Section 7.3 shall apply.
2. Applications shall be in accordance with the application process set out in Section 7.4.
3. Applicants must present Council with sufficient information about the proposed development (e.g. renderings or concept plans) to demonstrate the project’s desirability and feasibility.

Planning, Building, Demolition, and Landfill Fee Grant

PURPOSE
To encourage infill development and redevelopment that is context-sensitive, attractive, and desirable. This grant reduces the administrative costs associated with the planning application fees, building and demolition permit fees, and landfill tipping fees associated with undertaking improvements to private property. This grant is not intended for greenfield development or development through Consent to Sever applications. This grant is also applicable to properties within industrial and business parks in the City of Dryden.
ELIGIBLE COSTS

1. Development of a vacant property for commercial, office, industrial, or a mix of uses;
2. Redevelopment of a property for commercial, office, industrial, or a mix of uses;
3. Major additions to a commercial, industrial, or mixed-use property, involving an increase of at least 25% of the existing gross floor area;
4. Infrastructure works including the improvement or reconstruction of existing on-site public infrastructure (water services, sanitary, and storm sewers);
5. Conversion of upper-storey space in a mixed-use or commercial building to residential units;
6. Demolition of existing buildings on a private property, associated with redevelopment of that property;
7. Landfill tipping fees associated with existing development as part of site demolition;
8. Professional services by an engineer, architect, and/or professional planner; and
9. Any combination of the above.

PROGRAM DETAILS

1. Planning Fee Grant: A grant for up to a total of 100% of the City’s fees, as determined at the discretion of Council and in consultation with the City’s Administrator and/or the Land Sale and Development Committee, to cover the cost of minor variance applications, zoning by-law amendment applications, or site plan applications.
2. Building and Demolition Permit Fee Grant: A grant for up to a total of 100% of the City’s fees, as determined at the discretion of Council and in consultation with the City’s Administrator and/or the Land Sale and Development Committee, to cover the cost of building permit fees or demolition permit fees.
3. Landfill Tipping Fees Grant: A grant for up to a total of 100% of the City’s tipping fees at the City of Dryden Highway #502 Landfill for regular (sorted) loads, as determined at the discretion of Council and in consultation with the City’s Administrator and/or the Land Sale and Development Committee.
4. In general, any projects which are eligible for other incentives outlined in this Plan will also be eligible for the Planning, Building, Demolition, and Landfill Fees Grant, if the applicant is required to obtain planning approvals and/or a building permit.

ELIGIBILITY CRITERIA

1. All General Eligibility Requirements outlined in Section 7.3 shall apply.
2. Applications shall be in accordance with the application process set out in Section 7.4.
3. Third party contract service costs (e.g. to bury hazardous waste materials) are not eligible for the Landfill Tipping Fees Grant.
4. An application for this program must be submitted to the City prior to the commencement of any site works and/or issuance of a building permit, as applicable.

PURPOSE
To encourage the inclusion of public art in building and property improvements on private properties to promote a sense of place, community spirit, and vibrant streetscapes, while contributing to a positive experience for visitors of Dryden. This grant is also intended to encourage private property owners to engage local artists and young artists to help support a thriving arts culture in Dryden.

ELIGIBLE COSTS

1. 1. Development of the following types of public art:
   1. Local heritage-based art works and displays;
   2. Murals;
   3. Sculptures;
   4. Paintings;
   5. Interactive art works and displays; and
   6. Any other art work or display, subject to approval by the City.
2. The following types of costs associated with public art projects are considered eligible:
   1. Materials;
   2. Installation; and
   3. Lighting and landscaping that highlights the public art.

PROGRAM DETAILS

1. A grant for up to half (50%) of the cost of eligible art works and displays on private property (including the exterior of buildings) that are clearly visible and/or accessible to the public, to a maximum of $5,000 per property.

ELIGIBILITY CRITERIA

1. All General Eligibility Requirements outlined in Section 7.3 shall apply.
2. Applications shall be in accordance with the application process set out in Section 7.4.
3. All private property owners must agree to enter into a contract with the City regarding the location/use of space for the public art and ongoing maintenance of the public art works, which will be the sole responsibility of the private property owner.
4. All public art works must be durable and constructed and/or protected to withstand the elements to ensure their longevity for a lengthy period of time.
5. All public art works and displays must be pre-approved by the City. Applicants must present Council with sufficient information about the proposed public art works and displays (e.g. renderings or concept plans) to demonstrate the project’s desirability and feasibility.
6. An application for this program must be submitted to the City prior to the commencement of any site works.

PURPOSE
To promote new attractive and pedestrian-oriented signage that contributes to the visual identity and northern character of the City.

ELIGIBLE COSTS

1. Replacement, repair, improvement, or installation of signage and associated lighting on building façades of commercial, office, institutional, mixed-use (including home-based businesses), and industrial properties.
2. Eligible signs include:
   1. Primary signs attached to buildings, particularly those that form part of a building façade’s sign board area, or that are located above a building entrance or porch;
   2. Hanging signs, which may be used either as primary signs or as secondary signs, to complement the main building signage; and
   3. Stand-alone signs, associated with landscaping, located in front yards and standalone signs in rear yards.

PROGRAM DETAILS

1. A grant for up to half (50%) of the construction costs, to a maximum of $4,000.

ELIGIBILITY CRITERIA

1. All General Eligibility Requirements outlined in Section 7.3 shall apply.
2. Applications shall be in accordance with the application process set out in Section 7.4.
3. Improvements shall comply with the City’s Property Standards By-law and the Ontario Building Code and Regulations.
4. An application for this program must be submitted to the City prior to the commencement of any site works and/or issuance of a building permit, as applicable.

PURPOSE
The purpose of the Tax Increment Equivalent Grant is to stimulate infill development and redevelopment projects, which would include those properties and/or buildings that have undergone rehabilitation or significant building improvements. To ensure that the proposed development or redevelopment is in the City’s best interests, the design of the project will need to be consistent, in the opinion of the Administrator and/or Land Sale and Development Committee, with the Plan’s goals as described in Section 4.2 of this Plan. This grant is not intended for greenfield development. This grant is also applicable to properties within industrial and business parks in the City of Dryden.

ELIGIBLE COSTS

1. 1. The following costs shall be considered eligible:
   1. Development or redevelopment of a property for uses including commercial, retail, office, industrial, multi-residential (with a minimum of eight (8) dwelling units), or a mix of uses;
   2. Adaptive reuse of a property to suit a new use including commercial, retail, office, industrial, multi-residential (with a minimum of eight (8) dwelling units), or a mix of uses;
   3. Major additions to a commercial, industrial, multi-residential (with a minimum of eight (8) dwelling units), or mixed-use property, involving an increase of at least 25% of the existing gross floor area, or of at least $500 of the assessed value of the property;
   4. Conversion of upper-storey space in a mixed-use or commercial building to residential units, or major renovations or improvements to upper storey residential space;
   5. Streetscaping or landscaping improvements required as part of a proposed development;
   6. Professional services by an engineer, architect, and/or professional planner associated with the redevelopment or adaptive reuse; or
   7. Any combination of the above.

PROGRAM DETAILS

1. The Tax Increment Equivalent Grant is offered to eligible property owners only where the property assessment increases as a result of development, redevelopment, or major improvement, and there is a subsequent increase in municipal property taxes. For the purposes of calculating this grant, municipal property taxes include the municipal portion of the taxes only, and do not include education or any other special charges.
2. Grants shall be equal to a declining percentage of the municipal tax increase resulting from the improvements, and shall be paid to the owner each year for a maximum duration, as determined on a case-by-case basis at the discretion of Council and in consultation with the City’s Administrator and/or the Land Sale and Development Committee.
3. The amount of the grant(s), the time period over which the grant(s) are paid, and the rate of decrease of the value of the grant(s), shall be at the sole discretion of Council and in consultation with the City’s Administrator and/or the Land Sale and Development Committee and outlined in the financial incentive program agreement. The total amount of all Tax Increment Equivalent Grants shall not exceed 50% of the total eligible costs of the improvements.
4. Grants shall be provided upon successful completion of the work, as approved by Council, and payment in full of the property taxes including the taxes for the incremental assessment increase. The amount of the grant in the first year cannot be calculated until the incremental assessment has been determined by the Municipal Property Assessment Corporation (MPAC) and provided to the municipality, which may take up to two years. Grants for subsequent years shall be paid annually to property owners within three (3) months of payment of the full property tax.
5. The Tax Increment Equivalent Grant shall not be paid and shall not accumulate for any year when taxes remain unpaid by the due date. Any failure to pay taxes in any year shall disqualify the owner for further grant payments.

EXAMPLE SCENARIO
A hypothetical property pays $10,000 in annual municipal property taxes this year. If the property is redeveloped and a reassessment results in municipal property taxes of $15,000 annually, the tax ‘increment’ is $5,000 (i.e. $10,000 + $5,000 = $15,000). Council has approved a Tax Increment Equivalent Grant for the property, with a duration of 5 years. In the first year after re-assessment, the applicant would be eligible for a grant of $5,000, representing 100% of the tax increment. In the second year after re-assessment, the applicant would be eligible for a grant of $4,000, representing a decrease of 20% from the previous year. The grant amount would continue to decrease by 20% each year in years 3, 4, and 5. The grant expires after five years, based on the grant duration determined by Council. This example assumes that all eligibility criteria are met.

ELIGIBILITY CRITERIA

1. All General Eligibility Requirements outlined in Section 7.3 shall apply.
2. Applications shall be in accordance with the application process set out in Section 7.4.
3. At its sole discretion, the City may require the applicant to submit a business plan, prepared to the satisfaction of the City, in relation to an application for the Tax Increment Equivalent Grant.
4. To be eligible for the Tax Increment Equivalent Grant, the property shall be improved such that the amount of work undertaken results in an increase of at least $500 in the assessed value of the property, or the improvement involves more than 25% of the existing gross floor area.
5. In order to determine the suitability of the Tax Increment Equivalent Grant, prior to submitting an application for the program, eligible applicants may be required to estimate the total potential value of the tax increment, based on current assessment values and anticipated investment.
6. If the total value of the Tax Increment Equivalent Grant is significantly less than the applicant’s estimated value, at the sole discretion of the City, the applicant may be given the opportunity to withdraw their application for the Tax Increment Equivalent Grant program, and submit an application for one or more of the other incentive programs in this Plan as may be applicable to the project.
7. Should an eligible applicant be approved for the Tax Increment Equivalent Grant, and if the subject property is sold, in whole or in part, before the original grant period lapses, the original owner may not be entitled to receive the remaining grant payments, in accordance with the terms of the program agreement. The payments are also nontransferrable to the new owner, unless specifically stipulated as part of the Financial Incentive Program Agreement executed between the original owner and the City.
8. The property owner is responsible for the entire cost of the development or redevelopment project.
9. An application for this program must be submitted to the City prior to the commencement of any site works and/or issuance of a building permit, as applicable.
10. Greenfield properties are generally considered vacant properties that: have no prior history of development; cannot be serviced by existing municipal services; and/or do not represent an extension of the built-up area. In determining whether a property is considered a greenfield, Council, in consultation with the City’s Administrator and/or the Land Sale and Development Committee, shall have sole discretion.

PURPOSE
To promote community gardens, small-scale agricultural uses, local food production, and the production of value-added agricultural products on private vacant lands as an interim use prior to the development and/or redevelopment of the lands.
ELIGIBLE COSTS

1. Development of the following types of urban agriculture projects:
   1. Outdoor community gardens;
   2. Urban beekeeping;
   3. Production of value-added agricultural products (e.g. maple syrup, honey);
   4. Greenhouse gardens;
   5. Produce stands;
   6. Other urban agriculture uses, subject to the approval of the City.
2. The following types of costs associated with urban agriculture projects are considered eligible:
   1. Materials;
   2. Installation; and
   3. Public educational materials and programs.

PROGRAM DETAILS
1. A grant for up to half (50%) of eligible costs, to a maximum of $2,500.
ELIGIBILITY CRITERIA

1. All General Eligibility Requirements outlined in Section 7.3 shall apply.
2. Applications shall be in accordance with the application process set out in Section 7.4.
3. Use / housing of livestock in eligible urban agriculture projects is prohibited.
4. Proposed urban agriculture projects must be compatible with adjacent land uses and must not result in nuisance or include noxious uses.
5. The proposed urban agriculture project must not prevent the restoration of the vacant lands to their original condition prior to development and/or redevelopment of the lands.
6. Contaminated properties which have not been previously rehabilitated are not eligible.
7. An application for this program must be submitted to the City prior to the commencement of any site works and/or issuance of a building permit, as applicable.

All the financial incentive programs contained in this CIP are subject to the following general requirements, as well as the individual requirements specified under each program. The general and program-specific requirements contained in this CIP are not necessarily exhaustive, and the City reserves the right to include other requirements and conditions as deemed necessary:

1. The subject property must be located in the Community Improvement Project Area as designated by municipal by-law at the time of the application;
2. All proposed projects must, in the opinion of the Administrator, Land Sale and Development Committee and/or Council, generally contribute to achieving, and not conflict with, the vision and goals of this Plan as set out in Section 4;
3. Proposed projects must represent a permanent improvement to the property or building, and not a lifecycle replacement of existing materials or structures. For clarity, and without limiting the generality of the foregoing, trailers, sheds, hanging planters, and similar non-permanent elements shall not be considered eligible, unless otherwise specified under the individual financial incentive programs;
4. Proposed projects shall be in accordance with, or exceed, the requirements of the Ontario Building Code and the Accessibility for Ontarians with Disabilities Act, as applicable to the property;
5. Due to administrative costs, applications for grants less than $500 shall not be considered;
6. An application for any financial incentive program contained in this Plan must be submitted to the City prior to the commencement of any site works and/or issuance of a building permit, as applicable;
7. If the applicant is not the owner of the property, the applicant must provide written consent from the owner of the property to make the application;
8. An application for any financial incentive program contained in this Plan must include plans, estimates, contracts, reports, and other details, as required by the City, to satisfy the City with respect to project costs and conformity to this Plan, as well as all municipal by-laws, policies, procedures, standards and guidelines, including Official Plan, Zoning By-law, and Site Plan requirements and approvals;
9. As a condition of application approval, the applicant shall be required to enter into an agreement with the City. The agreement shall specify the terms, duration, and default provisions of the incentive to be provided;
10. Where other sources of government and/or non-profit organization funding (federal, provincial, etc.) that can be applied against the eligible costs are anticipated or have been secured, these must be declared as part of the application. Accordingly, the grant may be reduced on a pro-rated basis;
11. The City reserves the right to audit the cost of any and all works that have been approved under any of the financial incentive programs, at the expense of the applicant;
12. The City is not responsible for any costs incurred by an applicant in relation to any of the programs, including costs incurred in anticipation of a tax assistance and/or grant payment;
13. If the applicant is in default of any of the general or program specific requirements, or any other requirements of the City, the City may delay, reduce or cancel the approved tax assistance and/or grant payment and require repayment of the approved tax assistance and/or grant;
14. City staff, officials, and/or agents may inspect any property that is the subject of an application for any of the financial incentive programs offered by the City;
15. Eligible applicants may apply for one or more of the incentive programs contained in this Plan. No two programs may be used to pay for the same eligible cost. In addition, the total of all tax assistance and grants provided in respect of the subject property may not exceed the eligible cost of the improvements to that property;
16. The subject property must not be in arrears of any municipal taxes, area rates, or other charges;
17. All expenses that are eligible for the incentive programs contained herein must be paid in full and the amount of the incentive shall be reimbursed as a grant to the applicant. Grants shall only be paid out when the work has been completed and paid invoices are submitted to the City;
18. Outstanding work orders from any of the City’s Departments must be addressed prior to grant approval; and
19. Applications for financial incentive programs must meet the eligibility criteria set out for each individual incentive program, as set out in Section 6, as well as the general policies and requirements for submitting applications as outlined in Section 7.4 of this Plan.

The recommended process for submitting a financial incentive program application and the City’s process for accepting and evaluating applications is described below and illustrated in Figure 7-1.
STEP 1: PRE-APPLICATION CONSULTATION, APPLICATION SUBMISSION AND ACCEPTANCE
Prior to submitting an application for one or more of the financial incentive programs in this CIP, applicants are required to have a pre-application consultation meeting with the CIP Administrator and/or Land Sale and Development Committee to confirm application and eligibility requirements. At this meeting, the applicant should present the following supporting materials:

• Photographs of the existing building or property condition;
• Details of the project to be completed;
• Drawings or plans showing the details of the project;
• Estimate of the associated costs to complete the project;
• A work plan for the improvements and timeline for completion; and
• Any additional materials required to review the application, as determined by the City.

The Administrator and/or Land Sale and Development Committee will complete a preliminary screening of the supporting materials and provide comments to the applicant on whether the project meets the objectives of the CIP. Staff will confirm the proposed project’s eligibility under the available financial incentive programs. If a project is determined to be eligible for one or more financial incentive programs, the Administrator and/or Land Sale and Development Committee will inform the applicant of how to
complete an application. Acceptance of an application does not guarantee program approval. The application will be rejected if it is not considered complete, or if it clearly does not comply with the eligibility criteria. The applicant will be advised of approval or non-approval within 30 business days of the receipt of a complete application. The Administrator will enter the accepted or rejected application into the City’s inventory.
STEP 2: REVIEW AND EVALUATION OF AN ACCEPTED APPLICATION
Applications for projects which are determined to meet the goals of the CIP will be recommended for approval by the Administrator. A recommending report will be prepared and submitted to the Land Sale and Development Committee and/or Council for review and approval. Funding for the CIP financial incentive programs and individual grant applications is allocated solely at the discretion of Council and the Administrator and/or Land Sale and Development Committee, if they have been delegated authority.

STEP 3: APPLICATION APPROVAL AND FINANCIAL INCENTIVE PROGRAM AGREEMENT
Upon approval of an accepted application, a Financial Incentive Program Agreement (“the Agreement”) will be prepared by the Administrator and entered into between the City and the applicant. The Agreement will outline the nature of the works to be completed, the details of the financial incentive programs, and a timeframe for project completion and grant payment(s). A
copy of the Agreement will be provided to the applicant. If the application is not approved, the applicant may revise their application to address the reason for refusal, in consultation with the CIP Administrator, and recommence the application process.
STEP 4: COMPLETION OF COMMUNITY IMPROVEMENT WORKS AND GRANT PAYMENT(S)
Upon execution of the Agreement, the applicant may begin the approved community improvement works. In the case of grants, payment will occur once the approved works have been completed, as outlined in the Agreement, to the satisfaction of the Administrator and/or the Land Sale and Development Committee and Council. Before the payment is issued, the applicant may be required to provide the Administrator and/or the Land Sale and Development Committee with final supporting documentation, such as photographic evidence of the completed works, invoices for all eligible work completed, and proof of payment to contractors, etc., to the satisfaction of the Administrator and/or Land Sale and Development Committee. The Administrator and/or the Land Sale and Development Committee and other City staff, as applicable, may perform a site visit and inspection of the building or property, as necessary, to ensure the community improvement works have been completed in accordance with the Agreement. The Administrator and/or the Land Sale and Development Committee may take appropriate action as specified in the Agreement if the applicant defaults on the Agreement. If all program and Agreement requirements are determined to have been met to the satisfaction of the Administrator and/or the Land Sale and Development Committee, payment will be issued to the applicant for the approved grant, in accordance with the program and Agreement requirements.