Community Improvement Plan for the Embrun Business Park and 417 Industrial Park

The CIP has been developed in accordance with Section 28 of the Planning Act and the Municipal Act, as well as other relevant policies and documents, including the 2014 Provincial Policy Statement, the Official Plan for the United Counties of Prescott and Russell, the Township Official Plan, the Township of Russell Zoning By-law, the Russell Strategic Plan, and the Russell Township Economic Development Strategic Plan.

On November 27, 2019, an Open House was held with JLR and Township staff (Project Team), and the public to discuss the CIP and potential incentives. Bilingual presentation boards and the project team were available to discuss the project with the group. These discussions aided in understanding the potential interest in various grants and programs for the two CIP Project Areas.

Public participation in the CIP process was also available through email correspondence with the Project Team and bilingual questionnaires were made available. A summary of the open house consultation was included in a background report that JLR delivered to Township staff.

Statutory Public Meeting was held on November 3, 2020, to consider the proposed CIPA & CIP By-laws.

The Township views the development of this CIP as an opportunity to further facilitate economic growth and development of the 417 Industrial Park and Embrun Business Park. The CIP will serve as a long-term framework that will direct and guide improvements through financial incentives and municipally driven projects. As such, the intent of the CIP is as follows:

1. To stimulate industrial development;
2. To attract new businesses to the area;
3. To prioritize areas for future development;
4. To create programs for tax relief, grants, and;
5. To align with the Township Strategic Plan (2019-2022), Economic Development Strategic Plan (2017), and Official Plan (2018).

The guiding principles for this CIP are as follows:

1. To achieve a high standard of building design that is appropriate to its function and location;
2. To encourage environmentally sustainable site plans and buildings;
3. To provide design continuity and enclosure to the street face;
4. To ensure compatibility with adjacent developments; and
5. To encourage developments that contribute to the Township image.

• When determining the location of a proposed building, regard shall be given to all abutting properties to ensure compatibility.
• The front façade should be oriented towards the public street and locate front doors to be visible, from the public street.
• Where on a corner lot, all façades facing a public street shall provide visual interest and should avoid the use of large blank, undifferentiated wall areas.
• Active at-grade building uses should be located along public walkways to reinforce public safety.
• Prominent intersections, corner sites, and entry points to large development sites shall be accentuated through designing buildings and landscape features to relate to both street fronts and provide pedestrian access to the site and buildings from the corner.
• Roof drainage should flow, either in part or in full, into on-site landscaped areas where lot size and soil conditions are adequate to absorb such runoff.
• Well drained snow storage areas should be located adjacent to parking areas and away from catch basins, if possible, if snow will not be trucked off-site.
• New developments should align with significant contours to preserve existing grades and views.
• A variety of heights within the park is encouraged, heights shall be consistent with the Township Zoning By-law.
• Setbacks shall be consistent with those outlined in the Township Zoning By-law.
• Building adaptability should be maximized to satisfy the varied demands of current and future users.

• Exposed concrete blocks will not be permitted. The following materials are encouraged:
  • metal, glass, manufactured or natural stone, steel, brick, masonry products, and precast concrete.
• The use of quality materials and workmanship should be considered as one of the standards of approval.
• The character, style, materials and scale of buildings should be compatible with adjacent land uses and buildings.
• Entrances should be composed of materials of enduring quality and considered detailing.
• The number of colours shall be limited 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 color scheme. The façade material may be counted as one colour if it is dominant enough.
• Use projections, recesses, arcades, awnings, colour and texture to reduce the visual size of any unglazed walls facing or visible from the street.
• Plain, unarticulated, box-like designs shall be discouraged and shall not be located in high exposure locations.
• Buildings should avoid the use of large blank or undifferentiated wall areas facing the street.
• Buildings visible from the road shall be designed to provide visual interest along street facing façades.

• Site landscaping should achieve the following objectives:
  • to soften the edges of parking areas and public streets;
  • to define entrances to the site;
  • to buffer sensitive uses;
  • to provide screening of waste collection areas, equipment, etc.; and o to complement building façades.

• All plant materials shall be based on native and non-invasive species suitable to the area. Note the Township is located in plant hardiness zone 5a, and plants that are hardy to zone 5 or lower should be selected.
• The area along all street frontages (including along its front foundation wall) should be landscaped.
• Buffer strips and landscaping (e.g. tree planting, berming, low walls, decorative fencing, hedging, etc.) should be provided around the perimeter of parking areas, laneways and outdoor storage areas. Buffer strips will vary in width and extent and should generally be a minimum of 3m in width where planted, depending on site characteristics.
• Landscaped traffic islands should be used to delineate and enhance main access points, subdivide parking areas into smaller courts
  and improve edge conditions.
• The use of landscaped bioswales within and adjacent to parking areas should be considered, where soil conditions permit, to provide low impact design solutions to stormwater management and provide shade within the parking areas.
• Pedestrian connections shall be provided between parking areas and building entrances and located and designed to promote pedestrian access and safety.
• Pedestrian walkways should use a different material to be visible including the consideration of speed humps in larger parking areas.
• The distribution of outdoor lighting should minimize light pollution and maintain a dark night sky.
• A consistent width of landscape and pedestrian areas should be provided across the front of the site.
• Parking bays, loading blocks, and vehicular turning areas are to be constructed and sealed with an all-weather pavement surface.
• Loading areas should be located at the rear of the building and/or screened from view from public streets.
• Bicycle parking facilities should be provided in convenient locations.
• Paved areas should be reduced to the operational minimum wherever possible to maximize permeable surfaces in order to absorb and biodegrade certain toxins and reduce the volume of stormwater runoff.
• Parking areas and walkways should drain into vegetated or grassy swales that are incorporated into landscape plans.
• Reduce entrance widths to operational minimums. This can be enforced through site plan approval for new developments or redevelopments.
• New fencing should reflect the character of the surrounding area in terms of materials, height and permeability.

• Signage should cater to the travelling/vehicular public and should not be distracting.
• Text should be limited to a size that is proportionate to the size of the sign.
• 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.
• Ground and wall mounted signs should be integrated with the proposed architectural style, built form and landscaping theme,
• while maintaining the overall streetscape objectives.
• Backlit signage boxes may be appropriate for the area but should be contained within a single horizontal band.
• Building addresses should be clearly visible from the street.
• Signs and lighting should form an integrated part of the building façade, architectural design, and scale of the building.
• Multi-tenant developments should use a thematic sign design to contribute to a unified building presence.

• New development shall take into consideration that water and wastewater services may be provided for the 417 Industrial Park in the future. For example, to the extent possible, new buildings shall be sited in such a way as to allow the future severances of the lot once servicing becomes available.
• Building service areas, such as loading, service and garbage facilities, shall be located away from public view or screened from view by a plant buffer or structural element where necessary.
• Buildings located at intersections should provide exterior architectural details on both street fronts. Outdoor garbage storage facilities shall be contained in an enclosure, unless in a fully screened outdoor storage area not visible from the street.
• Loading, service and garbage areas shall take into account the proximity and relationship to uses on adjacent properties to avoid conflict.
• Mechanical equipment located on the side of the building or on the ground shall be architecturally integrated into the building or otherwise screened from public view.
• Rooftop mounted equipment shall be screened from view.

• Building entrances should be clearly visible from the street.
• Entrances should express individuality as well as maintain continuity with the area.
• The entrance should be a single system in what appears to be a single opening to the building.
• The entrance and accompanying glazing and architectural detailing should occupy a minimum of 1/3 of the entire width and height of the ground floor, where possible, creating a higher degree of transparency, enhancing the connection between inside and outside activity.
• 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 building front.
• 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.

• Buildings are encouraged to make use, where feasible, of environmental best practices such as passive active solar technology, greenrooms and environmental wastewater processing systems and rainwater usage.
• Where new developments require accessibility ramps, they should be integrated into the building design, as well as site design, rather than appearing as ‘add-ons’. They should occupy the full width of a façade where appropriate and technically feasible.

• Windows, along street-fronting façades, should be generously used and should have significant appearance in the elevation design. Windows that are energy efficient are strongly encouraged.
• 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 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.

• Buildings with shared driveway access to further support a strong street edge is encouraged.
• New commercial development shall be commercial in appearance and avoid residential-style structures that are not appropriate.
• On vacant lots 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.
• Building service areas, such as loading, service and garbage facilities, shall be located away from public view or screened from view by a plant buffer or structural element where necessary.
• When determining the location of a proposed building, regard shall be given to all abutting properties to ensure compatibility.
• Setbacks shall be consistent with those outlined in the Township Zoning By-law.
• The front façade should be oriented towards the public street and locate front doors to be visible, from the public street.
• Where on a corner lot, all façades facing a public street shall provide visual interest and should avoid the use of large blank, undifferentiated wall areas.
• Prominent intersections, corner sites, and entry points to large development sites shall be accentuated through designing buildings and landscape features to relate to both street fronts and provide pedestrian access to the site and buildings from the corner.
• A variety of heights within the park is encouraged, heights shall be consistent with the Township Zoning By-law.
• Building adaptability should be maximized to satisfy the varied demands of current and future users.
• Active at-grade building uses should be located along public walkways to reinforce public safety.
• Roof drainage should flow, either in part or in full, into on-site landscaped areas where lot size and soil conditions are adequate to absorb such runoff.
• Well drained snow storage areas should be located adjacent to parking areas and away from catch basins, if possible, if snow will not be trucked off-site.
• New developments should align with significant contours to preserve existing grades and views.

• High quality exterior cladding materials such as steel, glass, metal paneling and masonry should be used, particularly on the front of buildings.
• The use of quality materials and workmanship should be considered as one of the standards of approval.
• The character, style, materials and scale of buildings should be compatible with adjacent land uses and buildings.
• Vinyl siding, low-grade wood siding, and industrial metal siding should be discouraged.
• Long blank façades featuring single material finishes that extend the entire length of the building parallel to the public street shall not be permitted.
• Use clear windows and doors to make the pedestrian level façade of walls, facing the street, highly transparent.
• Plain, unarticulated, box-like designs shall be discouraged and shall not be located in high exposure locations.
• The number of colours shall be limited 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 color scheme. The façade material may be counted as one colour if it is dominant enough.
• Buildings visible from the road shall be designed to provide visual interest along street facing façades.
• Buildings should avoid the use of large blank or undifferentiated wall areas facing the street.
• 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 facing or visible from the street.

• Site landscaping should achieve the following objectives:
  • to soften the edges of parking areas and public streets;
  • to define entrances to the site;
  • to buffer sensitive uses;
  • to provide screening from waste collection areas, equipment, etc.; and
  • to complement building façades.
• All plant materials shall be based on native and non-invasive species suitable to the area. Note the Township is located in plant hardiness zone 5a, and plants that are hardy to zone 5 or lower should be selected.
• The area along all street frontages (including along its front foundation wall) should be landscaped.
• Buffer strips and landscaping (e.g. tree planting, berming, low walls, decorative fencing, hedging, etc.) should be provided around the perimeter of parking areas, laneways and outdoor storage areas. Buffer strips will vary in width and extent and should generally be a minimum of 3m in width where planted, depending on site characteristics.
• Landscaped traffic islands should be used to delineate and enhance main access points, subdivide parking areas into smaller courts and improve edge conditions.
• The use of landscaped bioswales within and adjacent to parking areas should be considered, where soil conditions permit, to provide low impact design solutions to stormwater management and provide shade within the parking areas.
• Pedestrian connections shall be provided between parking areas and building entrances and located and designed to promote pedestrian access and safety.
• Pedestrian walkways should use a different material to be visible, including the consideration of speed humps in larger parking areas.
• The distribution of outdoor lighting should minimize light pollution and maintain a dark night sky.
• A consistent width of landscape and pedestrian areas should be provided across the front of the site.
• Parking bays, loading blocks, and vehicular turning areas are to be constructed and sealed with an all-weather pavement surface.
• Loading areas should be located at the rear of the building and/or screened from view from public streets.
• Bicycle parking facilities should be provided in convenient locations.
• Paved areas should be reduced to the operational minimum wherever possible to maximize permeable surfaces in order to absorb and biodegrade certain toxins and reduce the volume of stormwater runoff.
• Parking areas and walkways should drain into vegetated or grassy swales that are incorporated into landscape plans.
• Reduce entrance widths to operational minimums. This can be enforced through site plan approval for new developments or redevelopments.
• New fencing should reflect the character of the surrounding area in terms of materials, height and permeability.

• Text should be limited to a size that is proportionate to the size of the sign.
• 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.
• Ground and wall mounted signs should be integrated with the proposed architectural style, built form and landscaping theme, while maintaining the overall streetscape objectives.
• Backlit signage boxes may be appropriate for the area but should be contained within a single horizontal band.
• Building addresses should be clearly visible from the street.
• Signs and lighting should form an integrated part of the building façade, architectural design, and scale of the building.
• Multi-tenant developments should use a thematic sign design to contribute to a unified building presence.

• Building entrances should be clearly visible from the street.
• Entrances should express individuality as well as maintain continuity with the area.
• The entrance should be a single system in what appears to be a single opening to the building.
• The entrance and accompanying glazing and architectural detailing should occupy a minimum of 1/3 of the entire width and height of the ground floor, where possible, creating a higher degree of transparency, enhancing the connection between inside and outside activity.
• 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 building front.
• 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.

• Buildings are encouraged to make use, where feasible, of environmental best practices such as passive active solar technology, greenrooms and environmental waste water processing systems.
• Where new developments require accessibility ramps, they should be integrated into the building design, as well as site design, rather than appearing as ‘add-ons’. They should occupy the full width of a façade where appropriate and technically feasible.
• Windows, along street-fronting façades, should be generously used and should have significant appearance in the elevation design. Windows that are energy efficient are strongly encouraged.
• 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 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.

Purpose — To stimulate private investment in the CIP 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 $10,000, whichever is less, per property. The Grant will be disbursed as follows: 100% on Final Completion.

Eligible Costs — Improvements to the Front or (visible) 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 exterior lighting;
• Street furniture related to the façade;
• Any other work as approved by the Township.

Additional Requirements:

• Applicants will submit design drawings, architectural or 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.

Purpose — To promote the undertaking of signage improvements.

Grant Amount & Disbursement — Matching grant of up to 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 — Improvements to or placement of new building signage including:

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

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.

Purpose — To stimulate private investment in the existing Community Improvement Project Areas for the restoration or renovation of buildings to maximize building efficiency and to meet building codes and minimum standards.

Grant Amount & Disbursement — Matching grant of up to a maximum of 50% of eligible costs up to a maximum grant of $10,000, whichever is less, per property. This grant will be disbursed as follows: 100% on Final Completion.

Eligible Costs — Improvements to the interior and exterior of buildings. Designed specifically to promote the re-use of buildings and upgrade the building. Improvements may include:

• Building structure;
• Building systems;
• Major internal fit-up;
• Retrofitting to improve energy efficiency (i.e. windows);
• Updating systems and structures to be in compliance with the Building Code and Fire Code; and
• Any other work as approved by the Township.

Additional Requirements:

• 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.

Purpose — To promote functional improvements to accessibility in the Community Improvement Project Areas.

Grant Amount & Disbursement — Matching grant of up to a maximum of 50% of eligible costs up to a maximum grant of $10,000, 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 exterior wheelchair ramps;
• Installation of automatic entrance doors;
• Installation of other accessibility improvements external to the building; and
• Any other work as approved by the Township.

Additional Requirements:

• 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.

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 & 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 — Grant applied to:

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

Additional Requirements:

• Applicants must be eligible for one of the following programs: structural improvements grant; building restoration program; signage improvement grant; façade improvement grant; and landscaping and parking improvement grant.
• Applicants will submit a work plan for the study indicating proposed improvements and a cost estimate for the study from a qualified consultant.
• 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.

Purpose — To promote a greener and more aesthetically pleasing streetscape by providing for landscaping and parking area improvements.

Grant Amount & Disbursement — Matching grant of up to 50% of eligible costs up to a maximum grant of $10,000, whichever is less, per property.

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;
• Purchase and/or installation of landscaping materials (excluding annual planting materials); and
• Any other work as approved by the Township.

Additional Requirements:

• Applicants will submit design drawings, landscaping/site plans, a work plan indicating proposed improvements, such 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.

Purpose — To stimulate private investment in the CIP Project Areas and to promote the undertaking of building improvements and development on vacant land.

Grant Amount & Disbursement — 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 and County portions of the tax bill. The Township is only able to rebate the municipal portion of the tax bill. The grant is provided over 2 years, where the tax increase is paid back to the applicant as follows:

• New Construction
  • 50% rebate in year 1
  • 25% rebate in year 2
• Existing Buildings (Addition)
  • 100% rebate in year 1
  • 50% rebate in year 2
• The owner is paying based on the full assessed amount in year 3.
• 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 by 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, objective, and design guidelines.

Additional Requirements:

• Minimum increase in assessment: $20,000 increase in property value must be as a result of improvements under the CIP program.
• 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.
• 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 Township.
• 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 Community Improvement Plan 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 (MPAC) has established a new assessment value based on the building permit for the CIP project.

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 & Disbursement

• Building Permit Fees: up to 50% reduction in building permit fees; up to a maximum of $2,500.
• Signage Permit Fees: up to 50% reduction in sign permit fees; up to a maximum of $500.
• Demolition Permit Fees: up to 50% reduction in demolition permit fees; up to a maximum of $500.
• The Grant will be disbursed as follows: 100% on Final Completion

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;
• Any other work as approved by the Township.

Additional Requirements: None.

Purpose — To encourage development where parkland cannot be acquired on site or if another acceptable site cannot be obtained.

Grant Amount & Disbursement — 50% discount on cash-in-lieu of parkland amount – eligible properties will be exempt from the CIL of parkland by-law.

Eligible Costs — All non-residential developments may be eligible for exemption, subject to meeting detailed requirements in the Implementation Guidelines.

Additional Requirements: None.

Purpose — To stimulate private investment in properties in the Community Improvement Project Areas by reducing the local development charges payable for eligible developments.

Grant Amount & Disbursement — Rebate in development charges up to a maximum grant of $5,000. The Grant will be disbursed as follows: 100% on Final Completion (the amount will be transferred from the CIP fund to the DC fund).

Eligible Costs — All non-residential developments may be eligible for a development charge exemption or rebate, subject to meeting detailed requirements in the Implementation Guidelines.

Additional Requirements — Approval of a Site Plan for new construction or addition.