Amended Integrated Orléans Community Improvement Plan (By-law No. 2024-173)

A by-law of the City of Ottawa to adopt an Amended Integrated Orleans Community Improvement Plan

A by-law of the City of Ottawa to adopt the Amended Integrated Orleans Community Improvement Plan and to repeal By-law No. 2021-285.

WHEREAS pursuant to Section 28 of the Planning Act, R.S.O. 1990. C. P.13, City Council may, where it has passed a by-law designating the whole or any part of an area covered by an Official Plan as a Community Improvement Plan Project Area, adopt a Community Improvement Plan for the Community Improvement Plan Project Area;

AND WHEREAS Section 11.3 of the City of Ottawa Official Plan contemplates the preparation of Community Improvement Plans for designated Community Improvement Plan Project Areas;

AND WHEREAS Community Improvement Plans are an economic development tool, which permit a municipality to designate a Community Improvement Plan Project Area to facilitate private sector investment in areas requiring improvement to land, assets, and/or infrastructure;

AND WHEREAS Orleans, part of three municipal wards; Orleans East Cumberland, Orleans West-Innes, and Orleans South-Navan, is a rapidly growing residential community with opportunity for new commercial development and redevelopment and increased employment;

AND WHEREAS Construction of Stage 2 of the Confederation Line (LRT) is well underway with the east extension from Blair Station to Trim Road scheduled for completion in 2025, and higher densities near stations and the anticipated increase in transit ridership is expected to provide new opportunities for private investment in property revitalization;

AND WHEREAS on January 28, 2009, City Council approved the designation of the St. Joseph Boulevard Community Improvement Plan Project Area and adoption of the St. Joseph Boulevard Community Improvement Plan;

AND WHEREAS on September 11, 2013, City Council approved the designation of the Orleans Community Improvement Project Area and adoption of the Orleans Community Improvement Plan;

AND WHEREAS on September 8, 2021, Council enacted By-law No. 2021- 285, a by-law to adopt the Integrated Orleans Community Improvement Plan and to repeal the St. Joseph Boulevard Community Improvement Plan and the Orleans Community Improvement Plan;

AND WHEREAS Community Improvement Plans align with the 2023-2026 Term of Council Priority "A city with a diversified and prosperous economy", which seeks to consider new ideas and options to support job creation and economic growth, support small business, diversify the economy, and attract skilled workers;

AND WHEREAS on November 7, 2023, the Finance and Corporate Services Committee recommended Council approve the following recommendation:

4.Approve the continuation of the Montreal Road and Integrated Orleans Community Improvement Plan programs with revised criteria as described in this report and direct staff to bring back to Council in Q1 2024 corresponding by-law amendments for approval;

AND WHEREAS on November 22, 2023, Ottawa City Council approved this recommendation;

THEREFORE the Council of the City of Ottawa enacts as follows:

By-law No. 2021-285, the "Integrated Orleans Community Improvement Plan" is hereby repealed.
The attached Schedule A, being the Amended Integrated Orleans Community Improvement Plan, is hereby adopted.
This by-law shall come into force in accordance with the provisions of the Planning Act, R.S.O. 1990, c. P.13, as amended.

ENACTED AND PASSED this 19^th day of May 2024

The intent of the Amended Integrated Orleans CIP is to provide key revitalization and improvement strategies for the Orleans area and to stimulate and support growth in local industries, businesses, and tourism. The program offers incentives for property owners to upgrade and enhance existing structures and encourage infill and mixed-use development. In addition, the program leverages the opportunities anticipated as a result of the LRT extension by encouraging the rehabilitation of lands and buildings and/or stimulating new development on previously occupied sites.

Broadening of commercial activity will create new opportunities for Orleans residents to work and shop within their own community and foster renewed prosperity.

A distinctive difference in character exists between the potential opportunities in the diverse office, industrial and commercial areas in Orleans, including the older urban "arterial commercial" identity of St. Joseph Boulevard and the "big box" experience along Innes Road.

With this potential in mind and wishing to deliver new revitalization and improvement strategies for the Orleans area, the Amended Integrated Orleans CIP defines specific revitalization goals and objectives for three (3) distinct segments in Orleans to achieve objectives unique to each area. Each of these program elements has its own financial incentives.

The Amended Integrated Orleans Community Improvement Plan will provide a financial incentive in the form of a Tax Increment Equivalent Grant (TIEG) to property owners with qualified development and redevelopment projects in the Integrated Orleans Community Improvement Plan Project Area. These TIEG grants will be funded through the municipal property tax increase associated with the improvement.

The program assumes that development would not occur 'but for' the incentive made to the property owner. Grants will be paid only after site development is completed, the Municipal Property Assessment Corporation (MPAC) has reassessed the property and the first year of taxes at the new assessment have been paid in full.

The program will commence on or after the date that this Plan comes into effect. Staff will conduct a detailed review of the Amended Integrated Orleans CIP program every four years, reporting back to Committee and Council within the 6-month period following each municipal election. This review will include an analysis of program ROI including a reconciliation of current and anticipated CIP grant funding commitments. Staff will report on program effectiveness, whether the program should be continued or cancelled and if continued, provide recommendations on whether eligibility criteria, incentive structure, administration, performance measures and reporting should be modified to position the program to better realize program intent.

1. Development Incentive Grant Program

The Orleans Integrated Community Improvement Plan consists of three distinct and separate programs; the St. Joseph Boulevard Main Street Program, the Employment Creation Incentive Program, and the Pedestrian Friendly Streets Program.

The three programs can be accessed individually or together by an applicant. However, the maximum accumulated grant from all programs may not exceed the lesser of five million dollars ($5,000,000) or fifty per cent (50 %) of eligible project costs, excluding all taxes, for one program applicant. Grants will extend up to a 10-year period after project completion.

The Amended Integrated Orleans CIP may be combined with any other CIP program, including the Brownfields Redevelopment Program, Affordable Housing GIP, and Heritage CIP to encourage the creation of new affordable housing units. The total aggregate grant would still not exceed the lessor of five million dollars ($5,000,000) or fifty per cent (50 %) of eligible project costs for the project.

1.1. St. Joseph Boulevard Main Street Program

The goal of the St. Joseph Boulevard Main Street Program is to stimulate private investment in property renewal and redevelopment and to attract new employment to the area. The program encourages buildings to be constructed adjacent to the street and supports a more vibrant "main street" experience. The program also promotes land use intensification, supports the establishment of mixed-use development, and improves site and built-form aesthetics.

Other goals include:

To reinforce St. Joseph Boulevard as a central focus area for the community;
To strengthen the St. Joseph Boulevard area as a live/ work/ play destination;
To encourage a range of higher-density housing types including affordable housing units;
To provide employment opportunities through intensification of commercial and office uses;
To encourage infill and mixed-use development;
To assist in achieving improved building architecture, site design and site landscaping;
To provide for an attractive, safe, and pedestrian friendly environment; and
To encourage and assist environmentally friendly design including energy efficiency.

Program eligibility

The amount of redevelopment work undertaken on the subject property and/or buildings must result in a minimum increase of two hundred and fifty thousand dollars ($250,000) in the assessed value of the property as determined through post construction reassessment by the Municipal Property Assessment Corporation (MPAC).

The property must be located within the Integrated Orleans Community Improvement Plan Project Area, in the portion of St. Joseph Boulevard between Youville Drive and Prestone Drive, indicated as the "St. Joseph Boulevard Main Street Program".

Development Incentive Grant

The City will reimburse approved applicants in the form of an annual Tax Increment Equivalent Grant (TIEG) equal to fifty per cent (50 %) of the municipal tax increment for the property resulting from the project up to a combined maximum cumulative grant not greater than the lesser five million dollars ($5,000,000) or fifty per cent (50 %) of eligible construction costs. The TIEG increases to seventy-five per cent (75 %) of the municipal tax increment attributable to the project if it includes a minimum of ten new residential units, up to a combined maximum cumulative grant not greater than the lesser five million dollars ($5,000,000) or fifty per cent (50 %) of eligible construction costs. The grant is paid annually following post-construction property reassessment by the Municipal Property Assessment Corporation (MPAC) and payment of property taxes in the new amount.

1.2 Employment Creation Incentive Program

The goal of the Employment Creation Incentive Program is to stimulate private investment in property renewal and redevelopment and to attract new employment to the area. The program also promotes land use intensification and supports the establishment of mixed-use development.

Program eligibility

The project must be a redevelopment or replacement of an existing building and is not a greenfield development.

The amount of redevelopment work undertaken on the subject property and/or buildings shall result in a minimum increase of two hundred and fifty thousand dollars ($250,000) in the assessed value of the property as determined through post construction reassessment by the Municipal Property Assessment Corporation (MPAC).

The property must be located within the Integrated Orleans Community Improvement Plan Project Area.

Eligible renewal and redevelopment projects must generate a minimum of twenty (20) new permanent full-time jobs. Added jobs must be the result of new companies locating in the area and/or expansions of existing companies. A relocation of existing employment will not satisfy program criteria.

Development Incentive Grant

1.3 Pedestrian Friendly Streets Program

A key objective of the Amended Integrated Orleans CIP Pedestrian Friendly Streets Program is to foster vibrant activity and breathe new life along the area's main streets and pedestrian/cyclist thoroughfares including those streets that provide access to the four new LRT stations.

Healthy streets should be conducive to walking, cycling, browsing, and lingering and represent an efficient way to explore the goods and services available in the area. These streets must be highly walkable and present a wide variety of sidewalk oriented uses. Newly constructed streets built under the City's "Complete Streets" policy offer safe paths for biking or walking, but to ensure healthy vibrant streets, it will be necessary to enhance the experience along the route.

With a view to creating healthier main streets with pedestrian/cyclist friendly thoroughfares and to encourage an eclectic mix of businesses in Orleans, the Pedestrian Friendly Streets Program provides an incentive for property owners contemplating redevelopment to consider orienting their buildings to face the street and include only active uses on the ground floor along the sidewalk.

Program eligibility

The project must be a redevelopment or replacement of an existing building and is not a greenfield development.

The amount of redevelopment work undertaken on the property and/or buildings must result in a minimum increase of two hundred fifty thousand dollars ($250,000) in the assessed value of the property as determined through post-construction reassessment by the Municipal Property Assessment Corporation (MPAC).

The property must be located within the Integrated Orleans Community Improvement Plan Project Area.

Eligible redevelopment projects must be for properties having four (4) or more floors.

All ground floor rental space in the redeveloped property must be exclusively comprised of sidewalk-oriented ground floor active uses. Active uses shall promote a vibrant pedestrian environment on the ground floor and may include, but not be limited to shops, small businesses, markets, cafes, arts workshops, retail establishments, restaurants, catering establishments, bars and brewpubs, art and craft studios, performance space, wineries, and personal service establishments.

Development Incentive Grant

The City will reimburse approved applicants in the form of an annual Tax Increment Equivalent Grant (TIEG) equal to equal to fifteen per cent (15 %) of the municipal tax increment for the entire building directly attributable to the redevelopment, to a maximum of the lesser of fifty dollars ($50) per square foot of ground floor area; or two hundred and fifty thousand dollars ($250,000). The grant is paid annually following post-construction property reassessment by the Municipal Property Assessment Corporation (MPAC) and payment of property taxes in the new amount.

2. Approvals

Applications will be processed and approved on a first come, first served basis, subject to availability of funding as approved by Council.

Staff from Economic Development and Long-Range Planning and Financial Services will examine each application. This review will ensure that projects receiving grants are eligible under the program and that they do not represent 'organic growth', but rather are occurring because of the available financial incentives.

Staff will prepare a report for each application under the Amended Integrated Orleans ClP and submit it to Council for approval.

As a condition of approval of an application for an Amended Integrated Orleans CIP grant, the applicant must enter into an agreement with the City. The agreement will be registered against the land to which it applies and will specify the terms, duration, and default provisions of the grant.

Following approval by Council, each year until the end of the grant period, or until the maximum grant amount has been reached, staff will:

review the project to ensure that performance targets and qualifying requirements continue to be met;
confirm that the owner has paid the property taxes in full for that year; and
confirm that all other amounts to be paid to the City are in good standing.

3. Program duration and limits

The Ontario Planning Act sets no legal time limit for completing a Community Improvement Plan. Accordingly, in order to allow time for full assessment, design, and planning, and to provide time for City outreach and marketing, the grant program is open-ended with no expiry date but subject to review by Council within six months following each Term of Council.

In the case of Council-approved TIEG grants that have been approved for a duration of up to ten years, discontinuation of the program or a change in grant entitlement will not affect or reduce the approved grant amounts, or the grant entitlement period.

All grants are offered subject to Council approval of operating funds where applicable. The commencement of timing for program duration for each incentive grant starts on the date the application is approved by Council.

4. Community Improvement Plan Project Area

The Integrated Orleans CIP Project Area is as defined in City of Ottawa By-law 2021- 284 which designates a part of the area covered by the Official Plan for the City of Ottawa as the Integrated Orleans Community Improvement Plan Project Area.

The incentive program will be available for eligible properties within the Integrated Orleans Community Improvement Plan Project Area. All owners of private properties in the Integrated Orleans CIP Project Area may apply for a GIP grant. The CIP will not apply to public road rights-of-way, residential properties, or greenfield development.

In cases where the CIP Project Area boundary does not follow a property line, only that portion of the property and building(s) within the CIP Project Area will qualify for the Amended Integrated Orleans CIP program. City staff will determine the limit of the project area on properties where a lot line is not followed at the time an application is submitted.

5. Community Improvement Plan Incentive Program

Among several incentive options available for Ontario municipalities under the provisions of the Ontario Planning Act, the Amended Integrated Orleans CIP will include only a Tax Increment Equivalent Grant (TIEG) grant. The TIEG program will be structured to cover costs associated with the progression of typical redevelopment projects from inception to completion. All grants will be paid only after the site development is completed, the Municipal Property Assessment Corporation (MPAC) has reassessed the property, and the first year of taxes at the new rate have been paid in full.

Grants will be funded from incremental property tax assessments and the corresponding increased contribution to tax revenues made by owners of GIP project properties that, but for the provision of financial incentives, would not otherwise have occurred.

As the municipality receives the additional property taxes that result from the increased assessment associated with the redevelopment, the City will reimburse the owner in the form of an annual grant. Grants will extend up to 1O years after project completion to a maximum of five million dollars ($5,000,000), but not exceeding fifty percent (50 %) of the total eligible costs for the redevelopment project.

The assessment and municipal property taxes ("base rate") will be determined before commencement of the project. The increase in municipal property taxes (or "municipal tax increment") is calculated by subtracting the municipal property taxes before reassessment from the municipal property taxes after reassessment as determined by the Municipal Property Assessment Corporation (MPAC) following project completion. The amount of the grant payment will be recalculated annually based on the municipal property taxes levied and the resultant municipal tax increment paid by the owner for that year.

To be eligible for payment of an Amended Integrated Orleans CIP grant, the amount of work undertaken on the property and/or buildings must result in a minimum increase of two hundred and fifty thousand dollars ($250,000) in the assessed value of the property as determined through post-construction reassessment by the Municipal Property Assessment Corporation (MPAC).

While the City cannot guarantee that the benefits of the Amended Integrated Orleans CIP program will flow through to tenants, the property owner is required to inform tenant(s) of their participation in the Amended Integrated Orleans CIP program. There is no requirement for the property owner and tenant to submit an application jointly. The owner must provide evidence to the City that the tenant is aware of the program so that they may negotiate lease terms with complete information.

Amended Integrated Orleans GIP incentives will only be available to the owner that signed the original grant application and incentives are not transferable. If all or part of a property is sold within a grant eligibility period, then grant payments will be discontinued immediately.

However, the City may, at its discretion, transfer all or part of a grant amount to a new property owner subject to the new owner entering into an agreement (where applicable) with the City that fulfills the requirements of the original agreement, plus any new requirements.

Coordinated development proposals that include abutting properties under the same or separate ownership will be subject to a maximum grant amount, which may not exceed the lesser of five million dollars ($5,000,000) or fifty per cent (50 per cent) of eligible costs for the project and are treated as if the development consisted of a single property. (i.e., more than one application for the same type of grant on abutting properties that comprise a coordinated development is not permitted).

The Amended Integrated Orleans CIP may be combined with any other CIP program, including the Brownfields Redevelopment Program, Affordable Housing CIP, and Heritage CIP to encourage the creation of new affordable housing units. The total aggregate grant will still not exceed the lessor of five million dollars ($5,000,000) or fifty per cent (50 %) of eligible costs for the project.

The commencement of timing for program duration for each incentive grant starts on the date the application is approved by Council, as required based on total program funding amount.

The financial incentive programs in this CIP will apply to the private sector and are designed to encourage private sector investment and revitalization of properties within the Integrated Orleans CIP Project Area.

6. General program requirements

The general and program specific requirements contained in this GIP are not necessarily exhaustive and the City reserves the right to include other requirements and conditions as deemed necessary on a property-specific basis. The financial incentive program contained in this ClP is subject to the following general requirements:

6.1 All owners of private properties in the Integrated Orleans CIP Project Area may apply for a GIP grant;
6.2 The City reserves the right to audit the works that have been approved under the Amended Integrated Orleans CIP at the expense of the applicant;
6.3 The applicant shall be required to include, as part of any Amended Integrated Orleans GIP application, an independent tax study by a qualified consultant, having an AACI designation (Accredited Appraiser Canadian Institute) or an AIMA (Associate) or MIMA (Accredited) designation from the Institute of Municipal Assessors, which provides an estimate of the anticipated property assessment increment;
6.4 The City will provide grant payments under this CIP only after the applicable permits have been issued, construction is complete and has received final inspection approval by the City, the property has been reassessed by MPAC - demonstrating that the minimum required increase in assessment has been achieved, and, following reassessment, the property owner has paid the first year of new property taxes in full;
6.5 To ensure the City realizes the benefit of its investment, Council approved Economic Development ClP applications must receive project Site Plan Control, Building Permit, and a Demolition Permit, if required, within 18 months, from the effective date of the CIP Agreement or the GIP Agreement between the City and the applicant will be terminated;
6.6 The City is not responsible for any costs incurred by an applicant in relation to the program, including, without limitation, costs incurred in anticipation of a grant;
6.7 If an applicant is in default of any of the general or program specific requirements, or any other requirements of the City, the City may delay, reduce, or cancel the approved grant;
6.8 The City may discontinue the program at any time, but applicants with approved grants will continue to receive said grants subject to meeting the general and program specific requirements;
6.9 All proposed works approved under the incentive program and associated improvements to buildings and/or land shall conform to all relevant codes, policies, procedures, standards, and guidelines, including applicable municipal by-laws, Official Plan policies and zoning requirements, and approvals;
6.10 The improvements made to buildings and/or land shall be made pursuant to a building permit where required, and/or other required permits, and shall be constructed in accordance with the Ontario Building Code where applicable;
6.11 City staff, officials, and/or agents of the City may inspect any property that is the subject of an application for the Amended Integrated Orleans CIP Program offered by the City;
6.12 To be eligible to receive Amended Integrated Orleans CIP grants, beginning with the first post-development grant payment and continuing throughout the grant period, the owner's financial account with the City must be in good standing (including taxes, water, fines, and all other accounts due). On an annual basis, the current year's property taxes must be paid before the grant is released (i.e., the grant will not be paid if the property owner is in arrears);
6.13 If post-construction assessment is appealed by any party for a property and/or buildings subject of an approved grant application and the post-appeal assessment is reduced, the City will recalculate payments made to the applicant under a TIEG grant application, that were based on the higher assessment and corresponding municipal tax increment, and any overpayment amount shall be repaid to the City by the property owner;
6.14 To be considered for the Amended Integrated Orleans CIP grant program, a project must include one or more of:

a. An addition of building space to an existing building;
b. Construction of a new building where a previous building has been located;
c. Interior fit-up;
d. Significant alterations to an existing building resulting in improved marketability of the rental premises and a corresponding increase in assessed value;
e. Exterior façade improvement facing a public road right-of-way;
f. Site works including landscaping and signage; and
g. Internal or external improvements to the structure and lands to bring the property up to current Ontario Building Code standards or to achieve compliance with the accessibility under the Accessibility for Ontarians with Disabilities Act;

6.15 Stand-alone internal building upgrades and maintenance costs in existing building space that are not expected to have a beneficial impact on the assessed value of the property or that do not fall into one or more of the above seven categories, do not qualify for the incentive grant programs in this CIP;
6.16 Projects must demonstrate, through a CIP application pre-consultation with Development Review, consistency with the policy intent of Section 5.3 of the Orleans Secondary Plan;
6.17 Applications for funding under this program are subject to approval by City Council;
6.18 As a condition of approval of a CIP application, the applicant must enter into an agreement with the City. The agreement will be registered against the land to which it applies and will specify the terms, duration, and default provisions of the grant; and
6.19 If the property is demolished before the grant period elapses, Amended Integrated Orleans CIP grants shall be forfeited by the owner or third party, to whom the grant has been assigned, and repaid to the City.

7. Eligible costs

Eligible costs for the Amended Integrated Orleans Community Improvement Plan program include the following:

Demolishing buildings;
Constructing/upgrading on-site infrastructure, including water services, sanitary sewers, burial of hydro service and stormwater management facilities;
Constructing/upgrading off-site infrastructure, including roads, water services, sanitary sewers, stormwater management facilities, electrical and gas utilities,
Constructing/upgrading on-site features, including hard and soft landscaping, parking areas, and walkways;
Constructing/upgrading the building façade, entrances, exterior decorative lighting, and signage;
Constructing/upgrading off-site features, including walkways, pedestrian amenities, hard and soft landscaping:
Constructing new building(s), making additions to buildings, and upgrading building facade in front or external side yards;
Building permit fees for any of the preceding works; and
The following Leadership in Energy and Environmental Design (LEED) Program Components:
1. Base plan review by a certified LEED consultant;
2. Preparing new working drawings to the LEED standard; or
3. Submitting and administering the constructed element testing and certification used to determine the LEED designation.

8. Project eligibility

8.1. Location

All submissions under the Amended Integrated Orleans CIP must be in reference to properties located within the defined boundaries of the Integrated Orleans Community Improvement Plan Project Area illustrated in By-law no. 2021-284.

8.2. Property type and residential uses

Where zoning permits, mixed-use developments with ground floor commercial will be required to be a minimum of four (4) storeys.

Eligible projects can include non-residential properties and/or mixed-use properties that include one or more residential dwelling units. However, ground floor space in eligible mixed-use properties must be exclusively comprised of active uses, as applicable.

Active uses shall promote an active pedestrian environment on the ground floor and may include, but not be limited to shops, small businesses, markets, cafes, arts workshops, retail establishments; restaurants1 catering establishments, bars and brewpubs, art and craft studios, performance space, wineries, and personal services.

8.3. Ineligible uses

Commercial uses that do not contribute to a desirable community fabric will not be eligible for an incentive under the Amended Integrated Orleans CIP program.

Uses not eligible for CIP incentives include: videogame arcades, bingo parlours and other gaming facilities, adult novelty stores and/or adult entertainment, industrial uses, which, by their nature, generate noise, fumes, odours, and are hazardous or obnoxious, body rub establishments, correctional facilities, and corrections residences, payday loan establishments, emergency shelters, pawnshops, and cash for-goods places, or short-term loan offices.

In addition, auto-oriented uses or development forms that depend on motor vehicle access for their primary function (automobile service stations, gas stations, body shops, automobile rental establishments, auto wreckers, automobile dealerships or showrooms, drive-through facilities, surface parking lots, warehousing, and storage facilities etc.) will not be eligible for CIP incentives.

9. Administration

Economic Development and Long Range Planning (EDLRP) will manage and administer the Amended Integrated Orleans CIP program with participation from the Development Review Services Branch (DRS) and Financial Services.

Final approval of all new CIP grants will be contingent on Council approving the first year of grant payment at the time of the annual City budget approval. Once a grant application is approved and an agreement is entered into between the City and the applicant, the City is obliged to continue annual grant payments as set out in the agreement. However, the recipient's accounts with the City - taxes, water, any fines, etc. - must be in good standing, and on an annual basis, the current year's property taxes have been paid before the grant is released.

Prospective applicants may have an initial conversation regarding the Amended Integrated Orleans CIP program with either an Economic Development Officer from EDLRP or with a representative of DRS. In either case, these initial conversations may lead to a property owner proceeding with a formal CIP program application.

Where the property owner does wish to proceed, and when initial discussions suggest the likelihood of acceptance under the Amended Integrated Orleans CIP program, the next step will be a required preliminary pre-consultation meeting to be arranged by EDLRP.

Projects must demonstrate through the CIP application pre-consultation process with DRS, consistency with the policy context applicable to the development location with respect to density, built form, proposed uses and site design in keeping with the intent of Sections 3 and 5 of the Official Plan, or any applicable Secondary Plan, Community Design Plan, or Area-Specific Policy.

Where a Site Plan application is required, both EDLRP and DRS will be required at this meeting. At the pre-consultation meeting, the applicant will be advised about any additional steps that may be required. For example, the applicant may be advised that the project may require a Site Plan, Rezoning, Transportation Study, Conservation or Heritage Authority input, etc.

For those cases where the project may proceed directly to Building Permit, the EDLRP representative will arrange a subsequent meeting with a Development Information Officer (010) and Building Services. The applicant will be advised about any additional steps that may be required. For example, the applicant may be advised that their project will require separate permit applications for signs, encroachment, etc.

Where these initial conversations confirm that the project should proceed, subject to required approvals that form part of the process, the applicant will then complete an Amended Integrated Orleans CIP Program Application. The application must include required supporting documentation, including an independent tax study that sets out an estimate of the anticipated property assessment increment prepared by a qualified consultant, having an AACI designation (Accredited Appraiser Canadian Institute), and must be submitted to the CIP Coordinator in Economic Development Services.

EDLRP staff, together with DRS and Finance Services will review the application, perform such due diligence as is deemed appropriate and forward the application, together with any analysis or additional information, to Committee and Council.

Where an Amended Integrated Orleans CIP incentive has been approved for a project, EDLRP staff will inform the applicant and immediately begin a process to initiate a formal agreement, which will be prepared by the City's Legal Department, based on the detailed information supplied by the applicant in the CIP grant application. Each year until the end of the grant period or until the maximum grant amount has been reached, staff will review the project to ensure that the owner has paid the property taxes in full for that year and all other amounts to be paid to the City are in good standing.

Concurrent with this process to enter into a formal CIP incentive agreement, the applicant will conclude any remaining design requirements and proceed with next steps required in the process of development and permit approvals.

These additional steps may include one or more of the following permits and approvals, but are not restricted to the following:

1. Site plan approval
2. Permits

a) Demolition permit
b) Application for construction permit
c) Septic permit
d) Zoning and Permitted Uses
e) Compliance
f) Official Plan Amendment
g) Minor variance etc.

3. Other approvals

a) Lot grading approval
b) Ministry of Natural Resources consent
c) Permit required from Ministry of Transportation Ontario (MTO)
d) Permission to fill (Conservation Authority)
e) Monitoring and Amendments

The City will conduct periodic reviews of the activities relating to community improvement under this CIP to determine effectiveness. Council may utilize this information to further amend the Amended Integrated Orleans Community Improvement Plan as necessary to ensure that program objectives are achieved.

The feedback from monitoring the CIP may lead to minor program revisions. Therefore, the City may periodically review and adjust the terms and requirements of any of the programs contained in this ClP or discontinue any of the programs, without amendments to the CIP. Such minor changes or discontinuation of programs will be provided to the Minister of Municipal Affairs and Housing for information purposes. Increases in funding provided by existing financial incentives or changes to eligibility criteria that will increase funding provided, the addition of any new programs to this CIP, or an expansion of the CIP Project Area will require a formal amendment to the CIP in accordance with Section 28 of the Planning Act.

10. Financing

Operating pressures associated with approved Amended Integrated Orleans CIP grants will be brought forward through the budget process in the anticipated year(s) of payout and funded through the incremental taxes that will be generated from the community improvements.

Amended Integrated Orléans Community Improvement Plan (By-law No. 2024-173)

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