Community Improvement Plan for Villages of Embrun and Russell

Legislation Review

Municipal Act

Municipalities are prohibited from directly or indirectly assisting industrial or commercial businesses by granting bonuses, as set out in Sections 106(1) and (2) of the Municipal Act. Prohibited actions include:

• giving or lending money or municipal property;
• guaranteeing borrowing;
• leasing or selling any municipal property at below fair market value; and
• giving a total or partial exemption from any levy, charge, or fee.

Section 106(3) of the Municipal Act provides an exception to this bonusing rule for municipalities exercising powers under the provisions of Section 365.1 of the Municipal Act or Section 28(6), (7), or (7.2) of the Planning Act.

Section 365.1(2) and (3) of the Municipal Act allows municipalities to pass a By-law providing tax assistance to an eligible property in the form of deferral or cancellation of part or all of the taxes levied on that property for municipal and education purposes during the rehabilitation period and development period of the property, both as defined in Section 365.1(1) of the Municipal Act. Section 365.1 of the Municipal Act operates within the framework of Section 28 of the Planning Act. A municipality with an approved CIP in place that contains provisions specifying tax assistance will be permitted to provide said tax assistance for municipal purposes. Municipalities may also apply to the Minister of Finance to provide matching education property tax assistance through the Brownfields Financial Tax Incentive Program (BFTIP).

Planning Act

Section 28 of the Planning Act allows municipalities, with provisions in their Official Plans relating to community improvement, to designate a “Community Improvement Project Area” by By-law and prepare and adopt a CIP for the Community Improvement Project Area. Once the CIP has been adopted by the municipality and comes into effect, the municipality may exercise authority under Section 28(6), (7), or (7.2) of the Planning Act or Section 365.1 of the Municipal Act in order that the exception provided for in Section 106(3) of the Municipal Act can be applied.

The Planning Act defines a “Community Improvement Project Area” as “a municipality or an area within a municipality, the community improvement of which in the opinion of the council is desirable because of age, dilapidation, overcrowding, faulty arrangement, unsuitability of the buildings or for any other environmental, social or community economic development reason.”

“Community Improvement” is “the planning or re-planning, design or redesign, clearance, development or redevelopment, construction, reconstruction and rehabilitation, improvement of energy efficiency, or any of them, of a community improvement project area, and the provision of such residential, commercial, industrial, public, recreational, institutional, religious, charitable, or other uses, buildings, structures, works, improvements or facilities, or spaces therefore, as may be appropriate or necessary,” as defined in Section 28(1) of the Planning Act.

Once a CIP has come into effect, the municipality may:

1. Acquire, hold, clear, grade, or otherwise prepare land for community improvement (Section 28(3) of the Planning Act);
2. Construct, repair, rehabilitate, or improve buildings on land acquired or held by it in conformity with the community improvement plan (Section 28(6));
3. Sell, lease, or otherwise dispose of any land and buildings acquired or held by it in conformity with the Community Improvement Plan (Section 28(6)); and
4. Make grants or loans, in conformity with the Community Improvement Plan, to registered owners, assessed owners and tenants of land and buildings within the community improvement project area, and to any person to whom such an owner or tenant has assigned the right to receive a grant or loan, to pay for whole or any part of the eligible costs of the Community Improvement Plan (Section 28(7)).

Section 28(7.1) of the Planning Act specifies that the eligible costs of a CIP for the purposes of Subsection 28(7) may include costs related to environmental site assessment, environmental remediation, development, redevelopment, construction, and reconstruction of lands and buildings for rehabilitation purposes or for the provision of energy efficient uses, buildings, structures, works, improvements, or facilities.

Section 28(7.3) of the Planning Act specifies that the total of all grants and loans made in respect of particular lands and buildings under Section 28(7) and (7.2) of the Planning Act and tax assistance provided under Section 365.1 of the Municipal Act, 2001 in respect of the land and buildings shall not exceed the eligible cost of the Community Improvement Plan with respect to those lands and buildings.

Policy & Regulatory Review

Provincial Policy Statement, 2014

The Provincial Policy Statement (PPS) is issued under Section 3 of the Planning Act and is intended to guide municipalities in making planning decisions. The Planning Act requires that municipal decisions in respect of the exercise of any authority that affects a planning matter “shall be consistent with” the PPS. The PPS supports economic stability, business retention, growth remediation and redevelopment of brownfield sites. Section 1.7.1 c) of the PPS states that “long- term economic prosperity should be supported by maintaining and, where possible, enhancing the vitality and viability of downtowns and main streets.”

The PPS supports Smart Growth through urban growth management. For example, Section 1.1.3.3 of the PPS states “planning authorities shall identify appropriate locations and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs.” Therefore, the PPS supports downtown revitalization and brownfield redevelopment as a way to achieve the goal of promoting intensification and redevelopment. Other policies in the PPS (Sections 1.1.1 a), 1.1.1 g) and 1.6.2) support the management of growth to achieve efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term. This Community Improvement Plan is consistent with policy statements issued under the Act.

Township of Russell Economic Development Strategic Plan 2014-2016

The Russell Township Economic Development strategic plan lays a roadmap for economic development in our area over the coming three years. Leaders in the local business community were consulted for their views on opportunity and challenges for business development as well as the role Russell Township Economic Development can play in supporting growth. Statistical indicators highlight ways the area has changed in the past years and other non-local and local economic development plans were examined to identify both best practices and their application to the economy in Russell Township.

To achieve this strategy, the Township has identified three strategic goals:

1. Promote population attraction through well-planned urban development aligning with Prescott-Russell strategies to establish an “unparalleled quality of place”.
2. Attract and grow local businesses through infrastructure development, business support and market development.
3. Develop and implement a visitor attraction strategy for Russell Township.

Township of Russell Official Plan, 2010

The Community Improvement policies in Section 9.4 of the Official Plan (OP) set out the rationale for preparing a CIP, criteria to be considered when designating a community improvement project area, goals for the CIP to accomplish, and the range of actions that Council may undertake to implement CIPs.

Section 9.4 of the Township OP outlines the overall objectives and policies for the CIP.

Objectives:

• To upgrade and maintain all essential municipal services and community facilities;
• To ensure that community improvement projects are carried out within the built up areas of the Township;
• To ensure the maintenance of the existing building stock;
• To preserve heritage buildings;
• To encourage private sector investment and the strengthening of the economic base; and
• To enhance the visual appearance of Community Improvement Areas.

Criteria for Establishing Project Areas:

• That there is evidence of a need to improve municipal services such as roads, sidewalks, street lighting, parking, sanitary and storm sewers. Water supply, parks and recreation, community facilities, the waterfront areas or streetscaping. Improvements may apply to some of all of the above services.
• That the phasing of improvements corresponds to the timing of improvements by the county and/or senior governments and is within the financial capability of the local municipality.
• That a significant number of buildings in an area show signs of deterioration and need of repair.
• That improvements to the visual appearance or aesthetics be required.
• That improvements will have a significant impact on strengthening the economic base of the community.

Policies

1. Community improvement will be accomplished through the:
   • a. Designation, by by-law, of Community Improvement Projects Area(s) based on the County Official Plan criteria listed above, the boundary of which may be part or all of the Villages of Embrun, Russell, Limoges, or Marionville, or the Highway 417 Industrial Park;
   • b. Preparation and adoption of a Community Improvement Plan for each Community Improvement Project Area; and
   • c. Establishment of programs to implement the Community Improvement Plan in effect within a designated Community Improvement Project Area.
2. Council shall have regard for the following matters in the preparation and adoption of a Community Improvement Plan:
   • a. The boundary of the proposed Community Improvement Project Area and the land use designations contained in this Plan;
   • b. The estimated costs, means of financing and the staging and administration of the project;
   • c. The provision of sufficient flexibility, as circumstances warrant, where project and costing revisions are necessary;
   • d. The phasing of improvements, in order to permit a logical sequence of development without generating unnecessary hardship to area residents and the business community;
   • e. The means of implementation; and
   • f. Citizen involvement.
3. In order to implement a Community Improvement Plan in effect within a designated Community Improvement Project Area, the Township of Russell may undertake a range of actions in accordance with the Planning Act, including:

• a. Acquisition of land within the Community Improvement Project Area and subsequent:
  • i. Clearing, grading, or other preparation of this land;
  • ii. Construction, repair, rehabilitation, or improvement of buildings on this land;
  • iii. Sale, lease, or disposition of this land to any person or governmental authority.
• b. Provision of public funds such as grants or loans to owners, tenants and their assignees to pay for the whole or part of the eligible costs of the Community Improvement Plan (e.g. environmental site assessment, remediation, development, redevelopment, etc.); and
• c. Application for financial assistance from senior level government programs.

The lands identified by this report to be included within the Community Improvement Plan Project Area meet most of the criteria listed in the Township’s OP. At this time, the Municipality has decided to focus the objectives and policies of the proposed CIP on private development and infrastructure within the built-up area.

Official Plan Land Use

The Villages of Russell and Embrun are identified as “Settlement Areas” in the Official Plan. It is the intention of the Official Plan to have all the lands within the settlement areas of Russell be fully serviced and provide for the majority of the Township’s growth, with a projected population of 22,000 by 2031.

Schedules A1 and A2 of the Official Plan identify the designated land uses for the Villages of Embrun and Russell. Both villages have a designated “Village Core” area situated along the main street which runs throughout the centre of each village as shown on Figures 1 and 2.

Figure 1

Figure 2

Section 4.1 of the Official Plan outlines general policies of the Village Core:

1. Permitted uses in the Village Core designation include medium and high density residential (17 units/net hectare and above), commercial, institutional, and recreational uses.
2. New development shall be oriented toward the street.
3. Infill and redevelopment of existing buildings shall be encouraged as a means to promote intensification and compact form.
4. The development of mixed-use buildings is encouraged, with a particular focus on ground- oriented retail commercial or office uses and residential uses on upper floors or at the rear, within the principal building or in a separate building.
5. Commercial uses may be required on the ground floor along certain street frontages in order to promote a mixed-use environment.
6. A Development Permit By-law may be adopted for portions of the Village Core designation in order to control development and design as well as to streamline the development approval process.
7. Further to the Community Improvement Area policies in Section 9.4, the land designated Village Core are considered a high priority as a Community Improvement Project Area.
8. Development in the Village Core designation shall be subject to site plan control, excluding detached, duplex, and semi-detached dwelling units

Section 4.1 of the Official Plan also outlines non-residential as well as pedestrian and circulation policies of the Community Core:

• 13. A diverse range of small-scale, non-residential uses shall be encouraged in order to serve the needs of local residents and visitors. These include retail stores, personal service establishments, offices, restaurants, banks, community facilities, parks,

  and tourist-oriented uses.

• 14. The maintenance and improvement of existing commercial buildings shall be encouraged.

• 15. Non-residential uses may be exempted from off-street parking requirements, on condition that cash-in-lieu be paid to the Township of Russell in order to establish central public parking lots. Council may waive the cash-in-lieu requirement to promote preservation of architectural aspects of a building or promote restoration of an older building.

• 15. Proper signage and pavement markings shall be provided to clearly identify pedestrian crossings.

• 16. Adequate parking and off-street loading facilities and services shall be provided.

• 17. Where off-street parking is required, such parking shall be located to the rear or side of buildings in order to foster a pedestrian-friendly environment, unless the lot characteristics only lend themselves to parking in the front of the building.

• 18. Parking lots will be conveniently placed and located in such a manner as to provide safe access to public roads and sidewalks or pedestrian corridors.

The Official Plan identifies other policies which may be supported by the implementation of the

• Design Guidelines – Section 3.2.2 of the Official Plan establishes high-level design guidelines for streetscapes, street layouts, public utilities, parking, placement of buildings and landscaping.
• Municipal Servicing – Section 5.1.1 of the Official Plan established policies for servicing of new development as well as upgrading and expansion of existing services in the villages.
• Parks and Greenspaces – Section 3.2.2 of the Official Plan establishes policies for the creation of new parks, target number for parks and greenspace as well as the improvement of greenspace connections throughout the villages.
• Cultural Heritage – Section 7.2 of the Official Plan establishes policies for the identification and protection of potential significant built heritage resources and significant cultural heritage landscapes.

Township of Russell Zoning By-law, July 2011

The Township of Russell Zoning By-law was adopted by Council in July of 2011 and implements the Township’s Official Plan by zoning each property within the Municipal boundary in order to establish permitted uses and built forms. The Zoning Schedules for the Project Areas in the Villages of Embrun and Russell are shown in Figures 3, 4, 5 and 6.

Figure 3

Figure 4

Figure 5

Figure 6

The 2011 Zoning By-law identifies the Project Areas as having a mix of zones and permitted uses including residential, commercial, institutional, and open space.

The majority of the lands within the Embrun and Russell Community Improvement Plan Project
Area are zoned Village Core with site specific exceptions.

Community Consultation

In order to understand the strengths, weaknesses, opportunities and threats to redevelopment within the Villages of Russell and Embrun, and the policies and programs that could be used to ensure a successful revitalization, key stakeholders from each Village were invited to participate in various workshops. The purpose of these workshops was to establish a design theme, determine priority areas, establish design guidelines, provide recommendations on the incentive programs (grants, loans, tax assistance, etc.) and advise on the marketing/implementation of the CIP.

The first public presentation was carried out at a council meeting to present the CIP project and retain a consulting firm on May 19, 2015. The purpose of this meeting was to inform the public, key stakeholders and Council of the CIP project.

Council meetings offered the public opportunities to comment on the designated Community Improvement Project Area boundaries, and to review the draft and final versions of the Community Improvement Plan itself, in addition, public and stakeholder consultation events assisted with the foundation of this plan.

Project Steering Committee

One of the unique aspects of public input into this Community Improvement Plan was the creation
of a “Community Improvement Plan Project Steering Committee”. The Project Steering Committee
was formed to provide comments and advice on the CIP’s background information, Study materials,
design guidelines, business incentives, and attend public workshops. The Committee consists of:

• Township of Russell Council (Mayor)
• Township of Russell Staff (Director of Planning, Economic Development Director)
• Village of Russell business community (1 representative)
• Village of Embrun business community (1 representative)
• United Counties of Prescott and Russell Economic Development (1 representative)

The Committee was created to capture, in a consistent way, the interests and objectives of various
stakeholder groups who could be directly and permanently affected by what the Community
Improvement Plan sets out in its final form. While this Group did not replace the function of
individual public input in the planning process, it did help to focus the exchange of comments
and ideas among the various stakeholder viewpoints in the various meetings held for that general
purpose.

During the first Committee meeting, held on June 15, 2015, a bus tour of the preliminary project
study areas was conducted. Potential properties were identified for re-development concept
purposes.

Follow up discussions were held in October 2015 with the project team to review draft design guidelines and draft incentive programs and for input on proposed grant amounts, disbursements and grant requirements.

CIP Information Sessions

Two (2) information sessions were held as part of the CIP with directed invitations sent out to
members of the business community and advertised on the Township’s website.
In this respect, the opinions, attitudes and advice of individuals and groups were actively sought as
a part of the plan-making process for this plan through a variety of techniques, including:

• Mail out invitations;
• Announcements in the local print media;
• Start-up Meeting at a broadcasted Council meeting;
• Website link.

July 15, 2015 - SWOT Analysis Workshop

Approximately 15 people attended this event, held at the Township Hall. The initial workshop included a presentation on the CIP project. The second part of the workshop focused on refining the CIPAs. Those in attendance, including the PAC, examined photographs of the proposed project areas to identify target categories for improvements and refine the CIPAs. The priorities for the areas were determined to be façade improvements, signage, accessibility, and parking and landscaping.

October 13 2015 - Design Concepts and Guidelines and Funding Options

Approximately 45 people attended this event, held at the Township Hall. Potential project area improvements (before-and-after visualizations, highlighting façade improvements, signage, accessibility and parking and landscaping were shown) and potential CIP incentive programs were discussed during the second workshop. In particular the project team sought comments to indicate which programs had the potential to be supported and used by the business community, and what levels of funding might be needed to incent improvement projects.

Public Works

Infrastructure services have identified the following works within the CIPAs:

• Change streetlights to LED 2015-16.
• Replace the decorative luminaire on Concession Street as part of the 2nd phase of the LED streetlight replacement.
• Replace all 13 crosswalks along Concession Street with stamped asphalt, replace benches and trash cans.
• Continuous sidewalk replacement in the Village Core.
• Sewer extension into the Commercial Sector of Embrun.
• Intersection improvements at St-Pierre and Notre-Dame Street.

The Township may decide to participate in additional improvements to public lands and facilities as
follows:

• Streetscape improvements within the municipal right-of-way, including new street trees, tree planters, bicycle stands, and/or street furniture or other improvements;
• Trail developments; and
• Coordination of public art / murals on large empty walls, and/or municipal lands.

Parking Area and Landscaping Improvements

The intent of these guidelines is to provide ways to improve the appearance of parking areas while increasing safety and security for users. Screening and streetscape treatments need to balance between blocking views to parked vehicles, while allowing sufficient sightlines for pedestrian safety to ensure efficient movement of vehicles and people.

The following guidelines are recommended for parking and landscaping improvements:

• Encourage property owners to landscape the front of their property, preferably contained within a raised curb or planter, effectively defining the edge of the Commercial Corridor.
• Reduce commercial entrance widths to operational minimum. This can be enforced through site plan approval for new developments or redevelopments.
• Promote permeable paving for parking lots as part of a sustainability strategy for on-site stormwater management for new developments, as well as redevelopments.
• Landscape the area in front of a building wall.
• Provide direct, safe, continuous and clearly defined pedestrian access from public sidewalks to building entrances.
• Provide a consistent width of landscape and pedestrian areas across the front of the site.
• Trees species should be appropriate for Eastern Ontario, and could include a mixture of Maple, Oak, White Spruce and White Pine, for example, which are indigenous to the region and are robust by nature. MNR’s Tree Atlas may be consulted for other examples of native trees.
• Planting materials should be hardy perennial species, which are appropriate for the
• Eastern Ontario climate. The Township of Russell is located in plant hardiness zone 5a, and plants that are hardy to Zone 5 or lower should be selected.

Native Plants

Groundcovers

In areas that are not used much, grass can be replaced by one or more groundcovers. Many of the following species will thrive in shady areas, unlike most turf grasses.

• Bearberry (white-pink flowers in early spring; red berries in summer) –Arctostaphylos uva-ursi
• Bloodroot (beautiful white flowers in early spring) – Sanguinaria Canadensis
• Bunchberry (white flowers followed by red berries) – Cornus Canadensis
• Canada Mayflower (white flowers in spring) – Maianthemum canadense
• Foamflower (clusters of white flowers in spring) – Tiarella cordifolia
• Partridgeberry (very low-growing, evergreen with red berries) – Mitchella repens
• Violets, including Sweet White, Canada, Northern White, Yellow or Common Blue – Viola blanda, V. canadensis, V. macloskeyi, V. pubescens or V. sororia
• Wild Ginger (interesting flowers in spring) – Asarum canadense
• Wild Strawberry (white flowers in late spring, edible berries in summer) – Fragaria virginiana
• Wintergreen (low-growing, aromatic evergreen leaves and red berries) –Gaultheria procumbens

Wildflowers

Many commercially prepared wildflower seed mixes contain species that are not native to our area. Some mixes even include invasive species that should not be planted near natural areas.

• Asters, such as Panicled, Calico, New England or Purple-stemmed – Symphyotrichum(formerly Aster) lanceolatum, S. lateriflorum, S. novae-angliae or S. puniceum

• Blue Flag – Iris versicolor

• Canada Anemone – Anemone Canadensis

• Cardinal Flower – Lobelia cardinalis

• Goldenrods, including Tall, Canada, Zigzag, Early or Rough – Solidago altissima, S. canadensis, S. flexicaulis, S. juncea or S. rugose

• Spring-beauty – Claytonia caroliniana

• Trilliums, including White or Red – Trillium grandiflorum or T. erectum

• Wild Columbine – Aquilegia canadensis

Shrubs

• Canada Yew (evergreen) – Taxus Canadensis
• Chokeberry – Aronia melanocarpa (also known as Photinia melanocarpa)
• Common Juniper (evergreen) – Juniperus communis
• Elderberry, either Common or Red – Sambucus canadensis or S. pubens (also known as S. racemosa ssp. pubens)
• Maple-leaf Viburnum – Viburnum acerifolium
• Nannyberry – Viburnum lentago
• Northern Bush-honeysuckle – Diervilla lonicera
• Purple-flowered Raspberry (large, showy flowers and leaves) – Rubus odoratus
• Staghorn Sumac (large shrub/small tree; spreads by roots) – Rhus typhina
• Winterberry (bright red berries in fall and winter) – Ilex verticillata

Trees (small)

• Alternate-leaved Dogwood – Cornus alternifolia
• Blue-beech – Carpinus caroliniana
• Hawthorn – Crataegus chrysocarpa, C. flabellata or C. submollis
• Pin Cherry – Prunus pensylvanica
• Maple, either Mountain or Striped – Acer spicatum or A. pensylvanicum
• Serviceberry – Amelanchier arborea
• White Cedar (evergreen) – Thuja occidentalis

Trees (large)

• American Beech – Fagus grandifolia
• Balsam Fir (evergreen) – Abies balsamea
• Birch, either White or Yellow – Betula papyrifera or B. alleghaniensis
• Bitternut Hickory – Carya cordiformis
• Black Cherry – Prunus serotine
• Maple, either Red, Silver, United (hybrid) or Sugar – Acer rubrum, A. saccharinum, A. x freemanii or A. saccharum
• Oak, either Red or Bur – Quercus rubra or Q. macrocarpa
• Tamarack – Larix laricina
• White Pine (evergreen) – Pinus strobus
• White Spruce (evergreen) – Picea glauca

Built Form Improvements 

more cohesive identity for the Commercial Core.

The following guidelines are recommended for built form improvements:

• New developments or redevelopments along this Corridor, although some existing areset far back, are encouraged to respect the setback of adjacent buildings wherever possible. In addition, they should provide a ‘front’ to the street or highway, complete with shopfront and entrance, as described in the Entrances section.
• When located at major transition points between the Commercial Corridor and abutting residential, the building should be located closer to the street and occupy the majority of the lot frontage to match the existing residential built line.
• Where commercial buildings are set back significantly from the highway, it is the treatment of the driveway and front edge of the property that becomes the de facto ‘face’ to the highway and, therefore, should be properly landscaped, as described in the Parking and Landscaping section.
• New commercial developments should be commercial in appearance and avoid residential-style structures that are not appropriate.
• Orient the front façade to face the public street and locate front doors to be visible, and directly accessible, from the public street.

Entrance Improvements

The following guidelines are recommended for entrance improvements:

• Entrances should express individuality as well as maintain continuity with the area.
• The shopfront should be a single system in what appears to be a single opening in the building.
• The entrance should occupy a minimum of 1/3 of the entire width and height of a ground floor, where possible, creating a higher degree of transparency, enhancing the connection between inside and outside activity.
• Small, individual windows on the ground floor should be avoided as they relate to a residential character, creating a sense of privacy that is inappropriate for commercial building façades. Glazing and entrance system should use large panes of glass as much as possible.
• Entrances should take advantage of opportunities for marketing and promoting themselves, but should avoid being filled with merchandise or obsolete signage and displays. Any displays or signage on the window should obscure views as little as possible and be of proportion and scale that is appropriate to the window and shopfront.
• Roof overhangs are appropriate and encouraged. Aside from providing further moisture protection to the building itself, overhangs protect pedestrians from the elements as they enter and exit the building, making it more inviting and approachable.

Signage Improvements

Signage has as much impact on the impression of the façade as the shopfront does and can usually be added to an existing façade without significant downtime for the business. Signage can be integrated into a façade, using the building material as a background to letters, or can be an applied as a “band” across the façade. In either case, signage should be carefully considered and designed such that the signage and building complement each other. Lighting should focus on signage and creating a sense of place.

The following guidelines are recommended for signage:

• Text should be limited to a size that is proportionate to the size of the sign.
• Signage in the Commercial Corridors can cater to the travelling / vehicular public, but should not be garish or distracting.
• Backlit signage boxes may be appropriate in the Commercial Corridors but should be contained within a single horizontal band.
• Services and products offered should be on a separate, lower order of signage below the brand or company signage, such as on windows or ground floor walls using smaller text sizes, for pedestrian viewing.

Building Façade Improvements

The majority of the buildings structures, styles, and uses within Commercial Corridors differ significantly, posing a challenge in creating a set of specific design guidelines for façade improvements.

Future developments and façade improvements could create new character to develop cohesion throughout the Commercial Corridors without modifying existing building typologies. It is recommended that future developments adhere to a building height standard (maximum one to two stories) that will gradually establish a consistent scale for the streetscape.

The façade improvement program contains guidelines that apply to all building types, based on basic design principles related to the following façade elements:

The following guidelines are recommended for building façade improvements:

Rather than limit the range of colours as a form of standardization, it is recommended that the approach be based on basic colour design principles as recommended below:

• The use of quality materials and workmanship should be considered as one of the standards for approval.
•  Consider colour not only within a scheme for a single façade or building but also as part of the street context.
• It is important to limit the number of colours to two - one dominant and one complementary. Shades and tints of a colour are not considered an additional colour and can add depth to a colour scheme but should be subtle and not diminish the simplicity of a colour scheme.
• The façade material may count as one colour if it is strong enough, in which case it should be an integral part of colour selection.
• Entrances should be composed of materials of enduring quality and considered detailing.
• Use projections, recesses, arcades, awnings, colour and texture to reduce the visual size of any unglazed walls.

Parking Area and Landscaping Improvements

The intent of these guidelines is to provide ways to improve the appearance of the minimal parking areas along the street front. Screening and streetscape treatments need to balance between blocking views to parked vehicles while allowing sufficient sightlines for pedestrian safety to ensure efficient movement of vehicles and people.

The following guidelines are recommended for parking and landscaping improvements:

• Encourage property owners to landscape the front of their property, preferably contained within a raised curb or planter, effectively defining the edge of the sidewalk.
• Reduce commercial entrance widths to operational minimum. This can be enforced through site plan approval for new developments or redevelopments.
• Promote permeable paving for parking lots, as part of a sustainability strategy for on-site stormwater management for new developments, as well as redevelopments.
• Plant trees, shrubs and ground cover on any unbuilt portions of the site that are not required to meet minimum parking requirements.
• Provide direct, safe, continuous and clearly defined pedestrian access from public sidewalks to building entrances.
• Trees species should be appropriate for Eastern Ontario, and could include a mixture of Maple, Oak, White Spruce and White Pine, for example, which are indigenous to the region and are robust by nature. MNR’s Tree Atlas may be consulted for other examples of native trees.
• Planting materials should be hardy perennial species, which are appropriate for the Eastern Ontario climate. The Township of Russell is located in plant hardiness zone 5a, and plants that are hardy to Zone 5 or lower should be selected.

Native Plants

Groundcovers

In areas that are not used much, grass can be replaced by one or more groundcovers. Many of the following species will thrive in shady areas, unlike most turf grasses.

• Bearberry (white-pink flowers in early spring; red berries in summer) – Arctostaphylos uva-ursi
• Bloodroot (beautiful white flowers in early spring) – Sanguinaria Canadensis
• Bunchberry (white flowers followed by red berries) – Cornus Canadensis
• Canada Mayflower (white flowers in spring) – Maianthemum canadense
• Foamflower (clusters of white flowers in spring) – Tiarella cordifolia
• Partridgeberry (very low-growing, evergreen with red berries) – Mitchella repens
• Violets, including Sweet White, Canada, Northern White, Yellow or Common Blue – Viola blanda, V. canadensis, V. macloskeyi, V. pubescens or V. sororia
• Wild Ginger (interesting flowers in spring) – Asarum canadense
• Wild Strawberry (white flowers in late spring, edible berries in summer) – Fragaria virginiana
• Wintergreen (low-growing, aromatic evergreen leaves and red berries) – Gaultheria procumbens

Wildflowers

Many commercially prepared wildflower seed mixes contain species that are not native to our area. Some mixes even include invasive species that should not be planted near natural areas.

• Asters, such as Panicled, Calico, New England or Purple-stemmed – Symphyotrichum (formerly Aster) lanceolatum, S. lateriflorum, S. novae-angliae or S. puniceum
• Blue Flag – Iris versicolor
• Canada Anemone – Anemone Canadensis
• Cardinal Flower – Lobelia cardinalis
• Goldenrods, including Tall, Canada, Zigzag, Early or Rough – Solidago altissima, S. canadensis, S. flexicaulis, S. juncea or S. rugose
• Spring-beauty – Claytonia caroliniana
• Trilliums, including White or Red – Trillium grandiflorum or T. erectum
• Wild Columbine – Aquilegia canadensis

Shrubs

• Canada Yew (evergreen) – Taxus Canadensis
• Chokeberry – Aronia melanocarpa (also known as Photinia melanocarpa)
• Common Juniper (evergreen) – Juniperus communis
• Elderberry, either Common or Red – Sambucus canadensis or S. pubens (also known as S. racemosa ssp. pubens)
• Maple-leaf Viburnum – Viburnum acerifolium
• Nannyberry – Viburnum lentago
• Northern Bush-honeysuckle – Diervilla lonicera
• Purple-flowered Raspberry (large, showy flowers and leaves) – Rubus odoratus
• Staghorn Sumac (large shrub/small tree; spreads by roots) – Rhus typhina
• Winterberry (bright red berries in fall and winter) – Ilex verticillata

Trees (small)

• Alternate-leaved Dogwood – Cornus alternifolia
• Blue-beech – Carpinus caroliniana
• Hawthorn – Crataegus chrysocarpa, C. flabellata or C. submollis
• Pin Cherry – Prunus pensylvanica
• Maple, either Mountain or Striped – Acer spicatum or A. pensylvanicum
• Serviceberry – Amelanchier arborea
• White Cedar (evergreen) – Thuja occidentalis

Trees (large)

• American Beech – Fagus grandifolia
• Balsam Fir (evergreen) – Abies balsamea
• Birch, either White or Yellow – Betula papyrifera or B. alleghaniensis
• Bitternut Hickory – Carya cordiformis
• Black Cherry – Prunus serotine
• Maple, either Red, Silver, United (hybrid) or Sugar – Acer rubrum, A. saccharinum, A. x freemanii or A. saccharum
• Oak, either Red or Bur – Quercus rubra or Q. macrocarpa
• Tamarack – Larix laricina
• White Pine (evergreen) – Pinus strobus
• White Spruce (evergreen) – Picea glauca

Built Form Improvements

Development should incorporate architectural elements, massing, and height, so as to make it more pedestrian oriented and establish a cohesive identity for the Village Core. The following guidelines are recommended for built form improvements:

• New developments or redevelopments should respect the existing built form by following the build-to line of adjacent buildings as well as any zoning or by-law regulations. In essence, new projects in the Village Core areas should be designed and built to have a street presence and contribute to the public-related frontage at grade as a whole.
• Where new developments require accessibility ramps, they should be integrated into the building design, as well as the site design, rather than appearing as ‘add-ons’.
• On vacant sites in the Village Core area where new developments are not likely to occur, encourage the development of landscape features or public space that is appropriate to its context and that will complement the public realm.
• Design richly detailed buildings that create visual interest, a sense of identity and a human scale along the public street.
• Orient the front façade to face the public street and locate front doors to be visible, and directly accessible, from the public street.
• Locate active uses along the street at grade, such as restaurants, specialty in-store boutiques, food concessions, seating areas, offices and lobbies.

Shopfront and Entrance Improvements

A commercial shopfront and its various elements can have an enormous impact on unifying a street. To reinforce the sense of place on a main street, building fronts should act as a continuous ‘face’, and as an extension of the streetscape with spaces that will activate and energize the street. This goal is also appropriate for rear courtyards and mid-block linkages. Where development occurs on vacant lots, continuous façades should be introduced that maintain the setbacks of the adjacent buildings. Where this is unlikely to occur, the voids should be treated to support street vitality and complement the public realm.

The following guidelines are recommended for shopfronts and entrances:

• Shopfronts should express individuality as well as maintain continuity with the area.
• Shopfronts and entrances should be well proportioned, of human scale, and oriented to the pedestrian.
• The shopfront should be a single system in what appears to be a single opening in the building.
• The shopfront should occupy the entire width and height of a ground floor, where possible, creating a higher degree of transparency, enhancing the connection between inside and outside activity.
• Small, individual windows on the ground floor should be avoided as they relate to a residential character, creating a sense of privacy that is inappropriate for commercial building façades. Glazing and entrance system should use large panes of glass as much as possible.
• Hospitality establishments, such as restaurants and cafés, are encouraged to have sliding doors to ‘open up’ to the street during the summer months.
• There should be express mixed uses - public at grade and private uses above.
• Shopfronts should take advantage of opportunities for marketing and promoting themselves, but should avoid being filled with merchandise or obsolete signage and displays. Any displays or signage on the window should obscure views as little as possible and be of proportion and scale that is appropriate to the window and shopfront.
• Shopfronts should be composed of materials of enduring quality and considered detailing.

Accessibility Improvements

Accessibility in the context of buildings and streetscapes is defined as the ease with which all individuals, including those who are disabled, can safely access or move within buildings and the public realm.

All new development is reviewed for accessibility under the Ontario Building Code (OBC).

Many of the existing buildings were built during a time when their relationship to the street and accessibility was not a priority. As a result, the height of the ground floor in relationship to the current sidewalk varies from building to building, which poses a challenge for accessibility. This condition cannot be remedied with one solution for all cases and, therefore, should be dealt with on a case-by-case basis.

The following guidelines are recommended accessibility improvements:

• Where the distance between the ground floor and the sidewalk is one step or less, the difference in height could be accommodated in the form of a ramp within the building’s entrance area, depending on the setback of the door from the sidewalk. In the case where the door is not set back, the entrance may be reconfigured to allow for a setback of the door.

• Where the difference is two to three steps, a more complex modification to the storefront and entrance would be required, increasing the cost significantly.

  This condition may require a ramp that is parallel to the sidewalk in order to minimize the impact to the interior space, provided the storefront is wide enough.

• Some of the ground floors are four or five steps higher than the sidewalk, making the problem difficult to deal with in a standard way. These cases would likely require a portion of the height difference to be accommodated outside of the building, on the sidewalk, in the form of a front porch with a ramp, as well as a portion similar to the less extreme cases. The portion outside depends entirely on the ability for the sidewalk to accommodate it, and is likely not realistic without significant modification to the streetscape.

• Where a building has a side or rear door, or has the potential to introduce a side or rear door, an owner may elect to provide a ramp on the side of their building from the door to the sidewalk.

Upper Floor Improvements

Generally, upper floors feel more private than ground floors, but should still consist of windows regardless of their use. The number of windows, their size, proportion, and location should be considered in relation to the width, height, and proportion of the exterior wall, all of which contribute to a balanced façade.

Recommendations for upper floor openings and details include:

• A cornice on a façade consistent with the existing façade of the Village Core is encouraged in Russell’s Community Core Area.

• Although a cornice on a façade is more appropriate on buildings in the Village Core of Russell, roof overhangs are appropriate and encouraged on commercial buildings in the Village Core of Embrun. Aside from providing further moisture protection to the building itself, overhangs protect pedestrians from the elements as they enter and exit the building, making it more inviting and approachable.

• New single-storey developments should consider a façade with a tall parapet that extends partially towards the average 2-storey building height, complete with a strong cornice line at the top.

• As a measure to maintain unity in Embrun’s Village Core, flat roofs are preferred, pitched roofs are discouraged and shed roofs should slope towards the back so that the highest point is at the front.

In Russell’s Village Core, both pitched and flat roofs are encouraged and shed roofs should slope towards the back so that the highest point is at the front.

Signage Improvements

Signage has as much impact on the impression of the façade as the shopfront does and can usually be added to an existing façade without significant downtime for the business. Signage can be integrated into a façade, using the building material as a background to letters, or can be an applied as a “band” across the façade. In either case, signage should be carefully considered and designed such that the signage and building complement each other. Lighting should focus on signage and creating a sense of place.

Awnings and lighting, together, have as much impact on the impression of the façade as the shopfront. They have the added benefit that they can usually be added to the existing façade without any significant downtime for the business. Awnings can be added to an existing building and help create a welcoming feeling as they provide shelter from rain and provide shade on South- facing facades, reducing cooling loads in the summer months. Awnings can provide an additional signage opportunity for businesses.

Lighting should focus on signage and creating a sense of place. Additional lighting mounted to the exterior of the building and designed to a pedestrian scale should be considered. This type of lighting provides a sense of safety for pedestrians and cyclists. A good balance of lighting levels creates an atmosphere and maintains public safety.

The following guidelines are recommended for signage:

• Signage above the shopfront should occupy the entire width of the building that the business occupies. Text should be limited to a size that is proportionate to the size of the sign and to pedestrian traffic.
• Backlit signage boxes are discouraged as their character is not suited to the area. This type of signage within the Commercial Corridors is appropriate but should be contained within a single horizontal ‘band’. Services and products offered should be on a separate, lower order of signage below the brand or company signage, such as on windows or ground floor walls using smaller text sizes.
• Signage lighting is traditionally installed on the façade above the shopfront signage to illuminate the signage. Where additional lighting is desired, it can be installed into the soffit of the overhang as a downlight. For emphasizing entrances, discrete wall mounted lights should provide light downwards to avoid light-washing at eye-level.
• Awning signage is an effective way of identifying a business. Business names, logos and their placement on the awning are important to the character of the street and should be integral to the design of the façade.
• The review of products, materials, and manufacturers prior to the work will ensure a minimum standard of quality.

Building Façade Improvements

Storefronts can be used as a marketing tool to effectively promote a business and should be considered as an integral part of any façade improvement or new development.

The majority of buildings within Village Cores were constructed to satisfy the basic needs of the community. If there is an overarching character to the buildings in Russell, perhaps it could be described as modest and practical, but the absence of a prominent architectural heritage is noted. Heritage buildings are rare, generally isolated and should be maintained and preserved.

The majority of the buildings, structures, styles, and uses within Village Cores differ significantly, posing a challenge in creating a set of specific design guidelines for façade improvements. Future developments and façade improvements could create new character to develop cohesion throughout the Village Cores without modifying existing building typologies. It is recommended that future developments adhere to a building height standard (maximum two to three stories) that will gradually establish a consistent scale for the streetscape.

The façade improvement program contains guidelines that apply to all building types, based on basic design principles related to the following façade elements:

The following guidelines are recommended for façade improvements:

• The use of a material as a mere façade is discouraged in order to avoid a ‘Disney’ effect, especially where the material is not a local vernacular.
• The use of vinyl siding or low-grade wood siding is discouraged especially on street facing façades.
• Industrial metal siding should be avoided.
• The use of quality materials and workmanship should be considered as one of the standards for approval.
• Consider colour not only within a scheme for a single façade or building but also as part of the street context.
• It is important to limit the number of colours to two - one dominant and one complementary. Shades and tints of a colour are not considered an additional colour and can add depth to a colour scheme but should be subtle and not diminish the simplicity of a colour scheme.
• The façade material may count as one colour if it is strong enough, in which case it should be an integral part of colour selection.
• Use clear windows and doors to make the pedestrian level façade of walls, facing the street, highly transparent.
• Use projections, recesses, arcades, awnings, colour and texture to reduce the visual size of any unglazed walls.

New Developments

The following guidelines are recommended for new developments:

• Displays and spill-out activities, such as cafés, should complement sidewalk movement, such as walking and shopping.
• All boulevard elements should be integrated into the design of any new building to avoid the impression of an ‘add-on’.
• New developments requiring accessibility ramps should consider them to be integral to the building design and should occupy the full width of a façade where appropriate and technically feasible.
• All boulevard elements shall comply with all relevant building codes, By-laws and standards.
• Coordinate all work that is beyond the property line with public works.
• The quality and character of any boulevard element should be consistent with that of the building to which it is associated.

Boulevard Elements (seating, planters, landscaping, etc.)

Seating, planters, and landscaping attract pedestrians by reducing the barrier between interior
space and exterior space. They animate the street, breathing life into the public realm. When
seating and landscaping are integrated with a shopfront’s façade, they extend the activities from within the building to the outside, making the street more inviting and alive.

Trees and plantings are important in creating a successful streetscape. People are naturally
attracted to tree-lined streets because of the protection and ambiance they offer, making them
essential for a downtown street where walking, shopping, dining, and relaxing are desired and
encouraged. Trees impact the pedestrian experience by providing protection from weather (wind,
sun, rain, and snow), and the provision of cleaner air.

Salt and snow removal are hazards to tree growth and survival and should be a consideration in
selecting the location and species of trees. Where possible, the use of local and salt tolerant plant
species should be selected.

The following guidelines are recommended for boulevard elements:

• Displays and spill-out activities, such as sidewalk cafés, should respect space for pedestrian movement.
• Boulevard elements should be integrated into the design of any new building to avoid the impression of an ‘add-on’.
• Boulevard elements shall comply with all relevant building codes, By-laws, and standards.
• All work that is beyond the property line should be coordinated with the Township of Russell or the United Counties of Prescott and Russell, and any necessary permits should be obtained.

• The quality and character of boulevard elements should be consistent with that of the building to which they are associated.

• Introduction of a row of trees in the zone between the sidewalk and the street curb where the right-of-way allows is encouraged. Increased sidewalk widths provide better tree planting conditions, which promote better canopy growth.

• Property owners should be encouraged to plant a tree at the street edge of their property to help “green” the Township.

• Planter type and design should complement the quality and character of other street furnishings and optimize sidewalk space. Planters could incorporate a seat or perch for casual stops and informal conversations.

• Planting materials should be hardy perennial species, which are appropriate for the Eastern Ontario climate. The Township of Russell is located in plant hardiness zone 5a, and plants that are hardy to Zone 5 or lower should be selected.

Public Art

The inclusion of public art within a Township is a strategy that helps boost local culture while at the same time, encourages visitors to stop and spend time within the community. Some towns have successfully incorporated public art within their downtowns and main streets including Huntsville, Ontario (Group of Seven murals); and Hope, B.C. (chainsaw carvings), for example. Large blank walls could easily become surfaces to permanently display public art. Fences, often an unsightly element in the urban character of a town, could be readily transformed into works of art.

The following guidelines are recommended for the display of public art:

• The Township, local businesses, and arts groups should look for funding opportunities through arts funding agencies and/or partnerships with art institutions.

• Public art should be related to a single theme to provide consistency and a unifying theme throughout the Village Core areas and Commercial Corridors.

• Public art should tie into existing themes and local history. Themes could relate to the area’s cultural heritage.

• Public art projects should be combined with successful community events that already exist.

• Infrastructure should be put in place to protect public art (i.e. small overhangs, selection of materials, etc.)

• Lighting should be provided for public art pieces.

• Marketing materials could be produced that indicate the location and description of public art works throughout the Township.

Façade Improvement Grant Program

Purpose

To stimulate private investment in the existing built-up commercial areas of the Community Improvement Plan Project Areas and to promote the undertaking of building façade improvements in accordance with the CIP Design Guidelines.

Grant Amount & Disbursement

Matching grant of up to a maximum of 50% of eligible costs up to a maximum grant of $7,000, whichever is less, per property;

The Grant will be disbursed as follows:

• 100% on Final Completion

Eligible Costs

Improvements to the Front or Corner Side Façades designed specifically to enhance the look and appearance of these elevations of the property including:

• Restoration of the brickwork or cladding, including exterior painting;
• Replacement or repair of cornices, eaves, parapets, windows, doors, and other significant architectural details;
• Repair, replacement, or addition of awnings, marquees, and canopies;
• Repair, replacement, or addition of exterior lighting;
• Street furniture related to the façade;
• Modifications to the entranceway; and
• Any other work as approved by the Township.

Applicable Project Areas

All existing businesses or mixed-use businesses located within the following CIPAs:

• Village of Russell Commercial Corridor
• Village of Russell Village Core
• Village of Embrun Commercial Corridor
• Village of Embrun Village Core

Additional Requirements

Minimum improvement costs: $1,000. Applicants will submit design drawings, architectural/engineering plans, and a work plan indicating proposed improvements, and a cost estimate for the works. The grant will be paid based on the actual cost of the work, up to the amount approved in the application. All completed drawings/plans must comply with the description of the work plan as provided in the grant application form.

Signage Improvement Grant Program

Purpose

To promote the undertaking of signage improvements in accordance with
the CIP Design Guidelines.

Grant Amount and Disbursement

Matching grant of up to a maximum of 50% of eligible costs up to a maximum grant of $1,000, whichever is less, per property;

The Grant will be disbursed as follows:

• 100% on Final Completion

Eligible Costs

Improvements to or placement of new building or free-standing signage including:

• Graphic design of signage;
• Sign materials and construction;
• Sign lighting; and
• Any other signage-related work as approved by the Township.

Applicable Project Areas

All existing businesses or mixed-use businesses located within the following CIPAs:

• Village of Russell Commercial Corridor
• Village of Russell Village Core
• Village of Embrun Commercial Corridor
• Village of Embrun Village Core

Additional Requirements

May apply to multiple signs, up to the maximum allotted per property. Applicants will submit design drawings indicating proposed signage improvements, and a cost estimate for the works. The grant will be paid based on the actual cost of the work, up to the amount approved in the application.

Accessibility Improvement Grant Program

Purpose

To promote the undertaking of commercial building accessibility improvements in Community Improvement Project Areas in accordance with CIP design guidelines.

Grant Amount and Disbursement

Matching grant of up to a maximum of 50% of eligible costs up to a maximum
grant of $2,000, whichever is less, per property;

The Grant will be disbursed as follows:

• 100% on Final Completion

Eligible Costs

Provision of accessibility improvements, including:

• Installation of wheelchair ramps;
• Installation of automatic doors;
• Installation of other accessibility improvements external to the building;
• and
• Any other related work as approved by the Township.

Applicable Project Areas

All existing businesses or mixed-use businesses located within the following CIPAs:

• Village of Russell Commercial Corridor
• Village of Russell Village Core
• Village of Embrun Commercial Corridor
• Village of Embrun Village Core

Additional Requirements

Minimum improvement costs: $500 (i.e. minimum grant of $1,000). Applicants will submit design drawings, architectural/engineering plans, a work plan indicating proposed improvements, and a cost estimate for the works. The grant will be paid based on the actual cost of the work, up to the amount approved in the application. All completed drawings/plans must comply with the description of the work plan as provided in the grant application form.

Residential Conversion to Commercial Use Grant Program

Purpose

To promote residential conversion to commercial use in accordance with CIP Design Guidelines.

Grant Amount and Disbursement

Matching grant of up to a maximum of 50% of eligible costs up to a maximum grant of $5,000, whichever is less, per property;

The Grant will be disbursed as follows:

• 100% on Final Completion

Eligible Costs

Site improvement works/materials, including the following:

• Restoration of the brickwork or cladding, including exterior painting;
• Replacement or repair of cornices, eaves, parapets, windows, doors,
• and other significant architectural details;
• Repair, replacement, or addition of awnings, marquees, and canopies;
• Repair, replacement, or addition of exterior lighting;
• Street furniture related to the façade;
• Modifications to the entranceway; and
• Professional fees;
• Purchase and/or installation of landscaping materials (excluding annual
• planting materials); and
• Any other related work as approved by the Town.

Applicable Project Areas

All residential uses which are converting to an approved commercial use
located within the CIPAs:

• Village of Russell Commercial Corridor
• Village of Russell Village Core
• Village of Embrun Commercial Corridor
• Village of Embrun Village Core

Additional Requirements

Minimum improvement costs: $1,000. Applicants will submit a rezoning and site plan application including design drawings, landscaping/site plans, a work plan indicating proposed improvements, and a cost estimate for the works. The grant will be paid based on the actual cost of the work, up to the amount approved in the application. All completed drawings/plans must comply with the description of the work plan as provided in the grant application form. The Town reserves the right to request additional plans or studies, such as lot grading plans, drainage plans, and stormwater management plans.

Parking Area and Landscaping Improvement Grant Program

Purpose

To promote a greener and more aesthetically pleasing streetscape by providing for landscaping and parking area improvements in accordance with CIP Design Guidelines.

Grant Amount and Disbursement

Matching grant of up to a maximum of 50% of eligible costs up to a maximum grant of $3,000, whichever is less, per property;

The Grant will be disbursed as follows:

• 100% on Final Completion

Eligible Costs

Site improvement works/materials, including the following:

• Resurfacing and line painting;
• Street furniture for the parking area or landscaped areas;
• Labour;
• Professional fees;
• Design and construction of low impact development stormwater management
• Purchase and/or installation of landscaping materials (excluding annual planting materials); and
• Any other related work as approved by the Township.

Applicable Project Areas

All existing businesses and multi-residential buildings located within the

• Village of Russell Commercial Corridor
• Village of Russell Village Core
• Village of Embrun Commercial Corridor
• Village of Embrun Village Core

Additional Requirements

Minimum improvement costs: $1,000. Applicants will submit design drawings, landscaping/site plans, a work plan indicating proposed improvements, and a cost estimate for the works. The grant will be paid based on the actual cost of the work, up to the amount approved in the application. All completed drawings/plans must comply with the description of the work plan as provided in the grant application form. The Township reserves the right to request additional plans or studies, such as lot grading plans, drainage plans, and stormwater management plans.

Architectural / Engineering Design Grant Program

Purpose

To promote the undertaking of planning concepts, urban design drawings, and architectural plans, and/or engineering studies for site development and building façade improvements in preparation for site/building redevelopment and improvement in accordance with the CIP design guidelines.

Grant Amount and Disbursement

Matching grant of up to a maximum of 50% of eligible costs up to a maximum grant of $1,000, whichever is less, per property. The Grant will be disbursed as follows:

• 100% on Final Completion of the CIP project improvement.

Eligible Costs

May include the following professional fees:

• Architectural services, engineering consulting services, and/or planning consulting services;
• Concept plans;
• Design drawings;
• Building façade plans;
• Any other related study as approved by the Township.

Applicable Project Areas

All existing businesses and residential uses applying for a conversion to a commercial use located within the:

• Village of Russell Commercial Corridor
• Village of Russell Village Core
• Village of Embrun Commercial Corridor
• Village of Embrun Village Core

Additional Requirements

This grant will apply to a maximum of one study per property. Applicants will submit a work plan for the study indicating proposed improvements and a cost estimate for the study from a qualified consultant. The grant will be paid based on the actual cost of the study, up to the amount approved in the application. All completed drawings/plans must comply with the description of the work plan as provided in the grant application form. Since this grant is disbursed only upon completion of the related works, it may be used in combination with another CIP incentive program.

Municipal Application / Permit Fees Rebate

Purpose

To stimulate private investment in properties in the Community Improvement Project Areas by reducing applicable municipal fees related to a CIP improvement project which improves the façade, signage, accessibility, parking areas, or landscaping, or provides residential units.

Grant Amount and Disbursement

• Building Permit Fees: up to 50% reduction in building permit fees; up to a maximum of $1,000
• Planning Application Fees: up to 50% reduction in sign permit fees; up to a maximum of $400
• Demolition Permit Fees: up to 50% reduction in demolition permit fees; up to a maximum of $400

Eligible Costs

Grant applies to:

• Building permit fees for improvements related to a CIP improvement
• Signage permit fees
• Demolition permit fees for demolitions related to CIP improvements

Applicable Project Areas

All existing businesses or residential uses applying for a conversion to a commercial use located within the CIPAs:

• Village of Russell Commercial Corridor
• Village of Russell Village Core
• Village of Embrun Commercial Corridor
• Village of Embrun Village Core

Additional Requirements

None.

Tax Increment Grant Program

Purpose

To stimulate private investment in the CIP Project Areas and to promote the undertaking of building improvements and development on vacant land in accordance with the CIP Design Guidelines.

Grant Disbursement and Amount

The total amount of the grant provided will not exceed the value of the work that resulted in the reassessment.

This grant excludes the education portion of the tax bill. The Township is only able to rebate the municipal portion of the tax bill.

For commercial or residential conversions located within the:

• Village of Russell Commercial Corridor
• Village of Russell Village Core
• Village of Embrun Commercial Corridor
• Village of Embrun Village Core

The grant is provided over 5 years, where the tax increase is paid back to the
applicant as follows:

• 100% rebate in year 1
• 80% rebate in year 2
• 60% rebate in year 3
• 40% rebate in year 4
• 20% rebate in year 5

The owner is paying based on the full assessed amount in year 6.

The Grant will be disbursed as follows:

• 100% after payment of taxes, once the property has been reassessed by MPAC, following completion of the CIP project.

The Township will collect the full amount of property taxes owed for each of the years of the program’s applicability and will issue the grant to the approved applicant after final tax bills for each year have been collected. If the tax bill is not paid in full, the Township will cancel all future grants and collect past grants made as part of this program.

The grant will not be provided based on a graduated reassessment by MPAC if done prior to completion of the project.

Eligible Costs

Any improvements to properties/buildings in the CIP project areas which meet the CIP goals, objectives, and design guidelines.

Applicable Project Areas

All commercial or vacant properties located within the:

• Village of Russell Commercial Corridor
• Village of Russell Village Core
• Village of Embrun Commercial Corridor
• Village of Embrun Village Core

Additional Requirements

Minimum increase in assessment: $20,000, directly related to a building permit for CIP improvements.

The Tax Increment Grant may be received by a property owner and/or assignee in combination with any other incentive program offered by the CIP.

Property owners and/or assignees will be required to submit a complete application to the Township describing, in detail, the improvements that are planned. The application must be submitted to the Township and approved prior to the improvements being made in order to be eligible for this program. The Township will review the application to ensure that the improvements are eligible. For the purpose of this program, eligible improvements are deemed to be improvements that will lead to an increase in the property’s assessed value by improving the physical condition of the building and/or property in a manner that is consistent with the CIP’s intent and design guidelines.

Projects are required to be in compliance with the Township’s other By-laws and policies, including zoning and building regulations.

The subject property shall not be in a position of tax arrears or any other financial obligation towards the Town.

This program does not exempt property owners from an increase in municipal taxes due to a general tax rate increase or a change in assessment for any other reason after property has been improved, except by reason of an assessment appeal.

The grant will be forfeited and repaid to the Township if the owner makes the decision to demolish or alter the property in a manner that does not comply with the CIP Design Guidelines before the grant period elapses.

If the property is sold prior to completion of the project and receipt of the grant, subsequent owners may re-apply to the Township to be eligible to receive the grant.

If the property is sold after completion of the project, and while the tax increment grant is being received, the grant expires upon transfer of ownership. Subsequent owners are not eligible to continue receiving the grant for the tax increase associated with the project which has already been completed.

The grant amount will be established after the final inspection of the improvements in accordance with the Ontario Building Code, and the Municipal Property Assessment Corporation has established a new assessment value based on the building permit for the CIP project.