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3191 To authorize a community improvement plan for the Town of TillsonburgBY-LAW NUMBER 3191 ABY -LAW TO AUTHORIZE A COMMUNITY IMPROVEMENT PLAN FOR THE TOWN OF TILLSONBURG WHEREAS the Corporation of the Town of Tillsonburg deems it necessary and expedient to develop a Community Improvement Plan for the benefit of the Community Improvement Area. THEREFORE the Council of the Town of Tillsonburg enacts as follows: 1. THAT effective upon passage the Community Improvement Plan attached hereto as Schedule "A" and forming part of this By-law is hereby approved; 2. That the Clerk is hereby authorized and directed to make application to the Minister of Municipal Affairs and Housing for approval of the said community improvement plan; and 3. THAT any previous Community Improvement Plan is hereby repealed. 4. AND TfIAT this by-law shall come into force and effect upon final passing. READ A FIRST AND SECOND TIME THIS 28"' DAY OF NOVEMBER, 2005. READ A THIRD TIME AND FINALLY PASSED THIS 25"' DAY OF SEPTEMBER, YOR-Stephen Molnar errAl CLERK-Michael Graves TOWN oF TILLSONBURG DOWNTOWN AREA COMMUNITY IMPROVEMENT PLAN Enacted on September 25th, 2006, by By-law # Town of Tillsonburg Telephone: (519) 842-6428 Corporate Offices —Town Centre Mall Fax: (519) 842-9431 200 Broadway, Second Floor Email: webmaster�a town.tillsonbura.on.ca Tillsonburg ON N4G 5A7 Website: www.town.tillsonburg.on.ca TOWN OF TILLSONBURG DOWNTOWN AREA COMMUNITY IMPROVEMENT PLAN Background: The Town of Tillsonburg has been involved in a number of Community Improvement initiatives since the beginning of the 1970's. With the assistance of previous programs, such as the former Ontario Downtown Revitalization Program, Commercial Area Improvement Program (CAIP) and the Ontario Neighbourhood Improvement Program, the Town has undertaken a variety of projects aimed at redevelopment and rehabilitation of both commercial and residential neighbourhoods. In terms of Tillsonburg's Downtown area, the most recent community improvement plan was adopted by Tillsonburg Town Council in 1990, under the Province's PRIDE funding program for Community Improvements. That Plan primarily dealt with municipal service improvements for the core area, including upgrading watermains, provision of storm sewers, road upgrades e.g. re -surfacing, curb and gutter, sidewalks and street lighting, and construction of a bridge over Otter Creek to improve access to the core area for residents. The improvements identified in that plan have all been successfully implemented since that time. 1.0 INTRODUCTION The Town wishes to build on its previous community improvement initiatives through the adoption of a comprehensive Community Improvement Plan for the downtown area, which will provide a broader range of financial tools to ensure the continued revitalization and health of the downtown area. Feedback from recent public consultation and the policies of Town Council, as articulated through both its Municipal Strategic Plan and the Official Plan, identify 'Downtown Tillsonburg' as a special place of particular importance for the overall identity, image and health of the Town. Downtown Tillsonburg is the primary business, retail, administrative and cultural centre for the Town and surrounding area. The importance of the downtown area is reflected by the levels of municipal investment made to facilitate physical improvements and upgraded infrastructure in the downtown as a means of ensuring that the area remains attractive for new development and as a place for people to work, shop, be entertained and live. The following is a listing of recent municipal and private investments in the downtown area: Town Projects: • New Canadian Tire Store • Redevelopment of Town Centre Mall to include a new Staples store and a larger Shoppers Drug Mart Development of the Keating Walkway • Development of the Southend Parkette • Reconstruction of Broadway with new nodes and trees along with conduit to allow decorative lighting Page 2 TOWN OF TILLSONBURG DOWNTOWN AREA COMMUNITY IMPROVEMENT PLAN Past community improvement efforts have generally been associated with specific projects as opposed to being tied to a formal comprehensive downtown improvement strategy. The intent of the Downtown Community Improvement Plan is to outline in one document the range of improvement options which may be undertaken to address the Downtown Area in a coordinated manner. In this regard it is intended that this Community Improvement Plan will provide the basis for downtown municipal investment initiatives and will replace any previous plans. The purpose of this community improvement plan is to provide the context for a coordinated municipal effort to improve the physical, economic and social climates of the Downtown. The initiatives identified in this Plan are intended to outline the possible range of actions designed to stimulate private investment, property maintenance and renewal in the Downtown. The Downtown Community Improvement Plan is not intended to provide an exhaustive list of revitalization projects that may be undertaken to stimulate community improvement, nor is there any obligation for Council to implement all of the initiatives outlined in the Plan. Rather, the Plan is intended to provide a context for Downtown revitalization projects and to assist in municipal decision making so that actions are undertaken which, either individually or cumulatively, facilitate a positive climate for downtown improvement. Finally, it should be noted that the implementation of any the proposed financial incentives will be at the discretion of Council and dependent on financial resources. 2.0 AREA OF APPLICATION The Town of Tillsonburg designated the `Downtown Area' as a Community Improvement Area by By-law #3191 at its meeting of September 11 th, 2006. The lands associated with the proposed Downtown and Area Community Improvement Area are those lands designated 'Central Area' and `Entrepreneurial District' on Schedule T-1 and areas immediately east and south of the `Central Area' designation, which are designated for `Medium Density Residential' and `High Density Residential' on Schedule T-2 of the County of Oxford Official Plan. An aerial photograph showing the proposed area in relation to the existing buildings and parcel fabric is attached as Figure 1. 3.0 LEGISLATIVE AUTHORITY Section 28 of the Planning Act provides municipalities with the authority to designate a `Community Improvement Project Area', and the preparation of a `Community Improvement Plan', provided there are provisions in the Official Plan relating to community improvement. Where a municipality has a `Community Improvement Plan in place, the Act states that a municipality may undertake the following: Page 3 TOWN OF TILLSONBURG DOWNTOWN AREA COMMUNITY IMPROVEMENT PLAN • Acquire, hold, clear, grade, otherwise prepare, sell, lease or otherwise dispose of lands; • Construct repair, rehabilitate or improve buildings on lands acquired or held by the municipality; • Make grants or loans to registered owners, assessed owners and tenants of lands or buildings to pay for the whole or part of any cost of rehabilitating such land or buildings and: • Enter into agreements with any government authority for conducting studies and for the preparation, implementation and financing of plans and programs. Provided that the above actions are in accordance with the approved community improvement plan. It should also be noted that that Section 365.1 and 365.2 of the Municipal Act also allow for the establishment of Brownfields Financial Tax Incentive and Heritage Property Tax Relief Programs, respectively. Although these programs are currently beyond the scope of this plan, they may be considered by the Town in the future through an amendment to this plan and associated Provincial Approval of such an amendment. In considering the proposed plan, the Town noted that Bill 51, the proposed amendment to the Planning and Conservation Land Statute Law Amendment Act, is currently under consideration the Province. The amendments being proposed to Section 28 of the Planning Act will enhance the range of planning and financial tools available to municipalities to facilitate community improvement. Therefore, final passage of this Bill may trigger a subsequent review and amendment of this plan by the Town to incorporate the expanded range of planning and financial tools into this plan, subject to Provincial Approval. At this point in time, Ministerial approval of the Plan is simply being sought to ensure the financial assistance programs outlined in this plan are in compliance with Section 28 of the Planning Act and 106 of the Municipal Act. 4.0 MUNICIPAL POLICY FRAMEWORK Both the Town's Strategic Plan and the approved Official Plan contain objectives and strategies to promote additional commercial and residential development in and around the downtown area. Similarly both documents have policies to support the re -use of heritage buildings for commercial and residential purposes. The relevant policies of these documents are outlined below: Strategic Plan Visions and Objectives: • An emphasis on continued growth in the downtown core with a judicious, balanced use of other modern retail concepts; Page 4 TOWN OF TILLSONBURG DOWNTOWN AREA COMMUNITY IMPROVEMENT PLAN • Encourage successful, independent, locally owned businesses; • Create a wider variety of businesses that, in combination with other attraction e.g. festivals and social activities, will position Tillsonburg as a strong shopping and day trip destination; • Growth of the downtown toward the east and west, while preserving the existing architectural heritage. • Develop and execute a fagade improvement strategy for the Downtown Area and encourage maximum participation; • Develop a comprehensive marketing plan to attract new retail businesses; • Improve the variety of retail businesses and improve the quality of the shopping experience; • Address accessibility issues, such as the perceived lack of sufficient parking in the downtown core and improved signage; • Ensure that the Zoning By -Law supports commercial improvement initiatives; • Attract people to the Downtown for shopping and social activities; • Expand the Downtown residential community through assisted seniors housing and creation of additional second storey residential units. Official Plan Policies: Facilitate small business opportunity by designating entrepreneurial districts within the Central Area which will permit the conversion of residences for offices and business services, personal services, cottage industry and similar types of uses while continuing to permit residential uses; Increase the residential population living within and in the vicinity of the Central Area through the creation of new accessory residential units within commercial, institutional, and industrial buildings and new medium and high density residential development; Maintain a Central Business District which provides opportunity for new retail commercial redevelopment while at the same time promoting compactness to support pedestrian use; Conserve and enhance the heritage resources of the Central Area including the administration of municipal programs to maintain and enhance heritage elements in the Central Area. The Official Plan also contains policies relating to Community Improvement. Section 10.4 of the County of Oxford Official Plan outlines these policies and designates lands which include the Downtown Area as an area eligible for community improvement. Implementation measures to achieve community improvement objectives include: Preparation and adoption of community improvement plans; Regulatory measures such as maintenance and occupancy by-laws and the use of the Ontario Heritage Act and density bonus by-laws; Utilizing public funding available from municipal, provincial and federal programs to assist in community improvement; and Land acquisition for the purposes of community improvement. This Community Improvement Plan has been developed in accordance with requirements of the Planning Act and is in conformity with the policies of the County of Oxford Official Plan. (See Appendix 7 for Official Plan Excerpts) Page 5 TOWN OF TILLSONBURG DOWNTOWN AREA COMMUNITY IMPROVEMENT PLAN 5.0 AGENCY CIRCULATION AND PUBLIC CONSULTATION The Downtown Area Community Improvement Plan was originally drafted in September 2005. The draft document was circulated to a number of agencies, including the Ministry of Municipal Affairs, Town and County staff, Tillsonburg Chamber of Commerce, Tillsonburg Business Improvement Association and Tourism Oxford for comments on September 19th, 2005. Responses to the circulation including a request by Staff from the Ministry of Municipal Affairs and Housing for a number changes to the draft document, as well as general comments of support from a number of the other agencies. Anopen house was held in the Town's Council Chambers on November 17th, 2005 to allow the public an opportunity to review the proposed Community Improvement Plan and to ask questions of Town staff and County Planning staff. The open house was attended by approximately a dozen interested citizens who expressed general support for the proposed plan and posed a number of questions to staff regarding implementation of the plan and other policies supporting the downtown. The statutory public meeting to consider the Community Improvement Plan was subsequently held by Tillsonburg Town Council, in the Town's Council Chambers, on November 28th, 2006. (A copy of the notice for the open house and public meeting is attached as Appendix ll1) 6.0 THE DOWNTOWN NEIGHBOURHOOD Downtown Tillsonburg is one of the oldest parts of the Town and it contains the traditional historical retail shopping district of the community dating from the mid - 1800's, as well as a range of modern chain stores, most of which are located within the Tillsonburg Town Centre Mall Site. The Downtown area also serves as the Town's financial centre, containing 4 major banks and a number of smaller financial institutions, as well as being the focus for government services and administration, containing the Tillsonburg Hospital and County Long Term Care facility, an elementary school and the offices for the Town of Tillsonburg. Downtown Tillsonburg is also a centre for entertainment and culture, containing the Tillsonburg Library, Station Arts Centre, farmers market and a number of active churches. The Downtown Community Improvement Area contains approximately 515 separate land parcels (excluding road allowances, municipal lanes and alleys and easement blocks). The single largest use of land is for commercial purposes with residential land use encompassing a significant portion of the remainder of the lands. There are also a number of large institutional uses and privately owned retirement homes and several existing industrial parcels. Unlike many communities in Southwestern Ontario, Downtown Tillsonburg retains a viable and healthy core area which provides a diversity of functions including retail shopping. Page 6 TOWN OF TILLSONBURG DOWNTOWN AREA COMMUNITY IMPROVEMENT PLAN According to recent market impact studies, Downtown Tillsonburg has the single largest concentration of commercial floor area within the Tillsonburg Trade Area. Downtown Tillsonburg comprises approximately 55,750 m2 (600,000 ft2) or 52% of the total 107,764 m2 (1)160,000 ft2) of commercial floor area (includes retail and office uses) in the Tillsonburg Trades Area. As well, Tillsonburg's downtown area comprises approximately 60% of the department store floor space and 60% of the specialty store floor space in the Tillsonburg Trade Area. Tillsonburg's downtown also acts as a major commercial draw, with over 40% of sales in the downtown drawn from consumers living outside the Town. It should be noted that these statistics do not yet reflect the new expanded Canadian Tire Store recentl opened at the Tillsonburg Town Centre, which has added approximately 4,645 m (50,000 ft2) of new retail floor area to the downtown core. The Downtown Area assessment accounts for over 60% of the Town's 2004 commercial municipal tax base. The Downtown Area is home to approximately 1,400 people, representing 9% of the total Town population. There are approximately 750 dwelling units in the downtown area, representing approximately 13% of total dwelling units in the Town. As can be expected a significantly higher number of multiple unit dwellings exist in the downtown and adjacent areas than for the Town as a whole (71%, versus 34% Town -wide). Nearly 25% of the dwelling units in the downtown area are apartments/condominium, with 57% of all dwellings in the downtown area constructed before 1930. A higher percentage of rental housing rates exists in the downtown area (63%) as compared to the Town as whole (41 %). Household size is significantly smaller in the downtown (1.6 people per unit versus 2.3 Town -wide). Table 1 shows the household characteristics for the downtown area. TABLE 1 Downtown Dwelling Unit and Household Characteristics Page 7 Downtown Area Town of Tillsonburg Dwellinq Unit Mix Single Detached 219 28.8% 3905 66.2% Semi-detached & Single attached 30 3.9% 305 5.2% Rowhouse/Converted/Plexes 328 43.2% 475 8.1% Apartment/Condominium 183 24.1% 1210 20.5% Total 760 100.0% 5900 100% Tenure Owned 37% 59% Rented 63% 41% Average # of Persons/Household 1.6 2.3 Date of Construction Pre 1900 36.7% N/a 1901-1930 20.3% N/a 1931-1950 11.7% N/a 1951-1975 12.3% 30% 1975 -Present 19.1% 56% Page 7 TOWN OF TILLSONBURG DOWNTOWN AREA COMMUNITY IMPROVEMENT PLAN Despite the current relative health of the Downtown Area, it is not without its challenges. Approximately 50% of the total non-residential structures in the downtown area were built prior to 1951. Development, redevelopment and rehabilitation in the downtown area is generally more difficult to achieve due to higher land assembly costs, small land parcels, higher costs for demolition and for retrofitting older buildings to meet current Building Code and Fire Code requirements. On-site vehicular parking within the downtown area is also limited and thus customer convenience is perceived as being more limited. The age of the structures is also such that the ability for in-store displays may be more limited in the downtown area resulting in difficulties in providing current marketing amenities found in newer suburban developments (ie. wider aisles). The current health is attributable in some part to the relatively positive economic climate of the Province and County as well as to recent municipal and private sector investments. 7.0 THE DOWNTOWN AREA COMMUNITY IMPROVEMENT PLAN 7.1 OBJECTIVES: The objectives of the Downtown Community Improvement Plan are drawn from the objectives and strategies contained in the Official Plan and Tillsonburg Strategic Plan. It is anticipated that the Community Improvement Plan will achieve the following: (i) Promote the long term stability and continued viability of the Downtown; (ii) Coordinate municipal expenditures, programs and regulatory activity to facilitate development activity; (iii) Stimulate private property maintenance; (iv) Enhance the visual quality of the Downtown and promote and protect heritage resources; (v) Upgrade physical services and social and entertainment facilities in the Downtown; (vi) Provide for streetscaping improvements in the Downtown; (vii) Provide opportunities to create additional residential dwelling units Downtown; and (viii) Create incentives to facilitate private investment for new development and redevelopment in the Downtown. 7.2 PROPOSED STRATEGIES AND INITIATIVES This plan is premised on the belief that the `Downtown Area' is meriting of special consideration to ensure that it remains a viable community -wide resource and functions as the heart of the Town. The Table shown in Appendix II summarizes a number of strategies and initiatives that may be pursued by the Town to foster community development. Page 8 TOWN OF TILLSONBURG DOWNTOWN AREA COMMUNITY IMPROVEMENT PLAN It is not the intent of this Plan that the Town be obligated to implement all of the initiatives outlined at this time, as further analysis and debate by Council may be required. This list of initiatives is not intended to be exclusive or exhaustive, but rather, is intended to provide an indication of the range of actions that may be taken to foster downtown revitalization and renewal. This Plan is also intended to be generic enough to allow for additional projects and/or programs to be undertaken as they are identified, without amendment to the Plan, provided that they are demonstrably associated with Downtown revitalization, renewal or improvement and they do not introduce new direct financial incentives which require further Provincial review and approval. 7.2.1 Financial Incentive Programs. This section outlines the financial incentive programs that may be implemented by the Town through the Community Improvement plan. These incentive programs are designed to stimulate and assist new development, redevelopment and rehabilitation of vacant, underutilized or deteriorated properties in the downtown and will be funded by way of both grants and loans. The following general implentation and eligibility criteria shall apply to all financial incentive programs offered through this plan: • Grants will only be paid out after the applicable improvements have been completed and inspected by the Town and all outstanding work orders have been satisfied; • The taxes for a property must be paid up in full before any grant or loan is paid to an eligible property owner and shall be kept up to date during the period of time participation in the program occurs, otherwise such grant or loan shall be forfeited any grant or loan shall be repaid to the Town; • If a property is under an assessment appeal, the grant or loan application will be held in abeyance until the appeal is resolved; • Any program applicant may be required to provide a business plan for the proposed works as part of the application; • Participating property owners will be required to enter into an agreement with the Town specifying such items as the level of loan or grant available and the terms and conditions associated with the loan or grant, including the circumstances whereby an owner would be obligated to repay the Town for any loans or grants received; • If a building, erected or improved with a program grant or loan, is demolished prior to the expiry of the grant or loan period, or the property in not maintained in a satisfactory state of repair consistent with Town By-laws, the grant or loan is forfeited and will be recovered by the Town; • To be eligible for any of the funding programs, the proposed work shall conform with all Town policies, standards and procedures including zoning, Page 9 TOWN OF TILLSONBURC DOWNTOWN AREA COMMUNITY IMPROVEMENT PLAN site plan guidelines, fagade and design guidelines„ and heritage matters and will be subject to review and the issuance of all required planning and development approvals and building permits; • In no case shall the total level of grant or loan provided to an applicant under the Community Improvement Plan exceed the cost of rehabilitation; • All applications for loan assistance under this community improvement plan will be considered on a `first come, first served' basis and will be restricted to the limit of budgeted funding. Should the number of eligible projects exceed the annual funding available, those eligible projects will be held in queue until funding becomes available the following year; • The Town will make available a maximum annual amount of $200,000 for all grant and loan programs available through this community improvement plan; • Prior to approving an application under this community improvement plan, the Town reserves the right to request an independent audit of the applicants accounts, at the expense of the applicant, and to ensure that all other work orders or requests to comply from all other departments and agencies have been satisfactorily addressed; • The Town may, at any time, discontinue a program, however, any participants in the program prior to its closing will continue to receive loans or grants as approved for their property until the conclusion of their project. The following is a description of each of the financial incentive programmes being offered, together with associated implementation details. A. Fagade Improvement Loan Program This program is intended to encourage exterior renovations which are in keeping with the historical/heritage characteristics of buildings within the downtown area. This program allows Town Council to approve individual loans for the cost of fagade improvement, on 50/50 matching contribution basis, to a maximum of $40,000 per building. The Town requires that the improvements be maintained as approved for the 10 -year loan period. The repayment schedule is set up so that the greater of $1,000 or 10% of the loan amount is payable annually on tax due dates. Eligible improvements consist of external repairs to facades and rear entrances, including signage, entrances and display windows. Interior and roof work will not be covered. B. Building Code Upgrade Loan Program Where a project is proposed to renovate and/or redevelop residential or commercial space in existing buildings, Town Council can approve a loan to cover the capital cost of health and safety related improvements, on a 50/50 matching contribution basis, up to a maximum of $40,000 per building. Page 10 TOWN OF TILLSONBURG DOWNTOWN AREA COMMUNITY IMPROVEMENT PLAN The required agreement would specify the eligible works and a 10 -year loan period. The repayment schedule is set up so that the greater of $1,000 or 10% of the loan amount is payable annually on tax due dates. C. Rehabilitation, Rehabilitation and Redevelopment and New Residential Unit Grant Programs: Development, redevelopment and rehabilitation in the downtown area is generally more difficult to achieve due to higher land costs, demolition costs and the costs of retrofitting older buildings to meet current Building Code and Fire Code requirements. To counteract this disincentive, the proposed grant programs will provide for annual grants back to the land owner to offset the increase in taxes resulting from reassessment due to physical improvement works occurring during the specific time period the program is in effect. If there is a general increase in the tax rate, or if the County of Oxford adjusts the tax ratios, or if the improvement works result in a change in tax classification, the property would not be exempt from such increases. The grant is only intended to grant back the local municipal tax increase and Business Improvement Area (BIA) levy which would occur as a result of building improvements resulting in increased assessment. The percentage of the grant which would be available will be based on the type of project being proposed. For example a higher percentage tax increment -based grant would be applied to renovation projects, as opposed to demolition and new development, to encourage the retention and reuse of historical buildings or exterior renovations which are in keeping with the downtown fagade/streetscape. The addition of new residential units within existing buildings in the downtown area would also receive a higher grant than new development. The program will be established for a specific period of time (ie. from 2006 to 2011) and be reviewed with respect to its success upon completion. The details of these proposed grant programs are provided below: Under the program, properties that are re -assessed as a result of renovation, rehabilitation, or redevelopment would be eligible to apply for a grant during a set period of time following approved work that would trigger a reassessment It is intended that the grant would be available on a once per property basis and that it would be transferable to a subsequent owner of the same property once approved. At the time of building permit application the owner would provide the value of the rehabilitation/redevelopment work to be undertaken and the pre - construction taxes on the building or land shall be noted and used as a benchmark or 'base year' tax amount. Page 11 TOWN OF TILLSONBURG DOWNTOWN AREA COMMUNITY IMPROVEMENT PLAN After completion of the project the property will be reassessed and taxes will be paid by the property owner in the normal fashion. The difference between the 'pre-construction' taxes and the 'post- construction' taxes (associated with the improvement as opposed to any class change) will be calculated and this difference would be the portion eligible for a full or partial tax increment-based grant to the owner for the specific period of time the program is in effect. Grant applications approved near the end of the program will be permitted to be finalized according to the terms of the program. The portion to be granted back only includes the increase in municipal taxes and BIA levy associated with the improvement. The portion of municipal taxation levied for Education and Upper Tier purposes will not be granted back. A grant schedule will be incorporated within the required agreement setting out the annual grant to be received in each subsequent year. Payment of the grant will be made once per year by the Town. The grant will be payable on a 'declining basis' over the time period the grant program is in effect as set out in the details relating to each type of grant program as set out below. The time period for which a grant would be available would be a maximum of 5 years following construction. The objectives and proposed grant rates relating to each of these categories of potential grant programs are outlined in more detail below. Rehabilitation, Renovation or Redevelopment Grants: This category of grant program would apply to existing buildings or property that are rehabilitated, renovated or redeveloped resulting in an increase in assessment. The purpose of the grant is to encourage and stimulate revitalization and re-use of existing buildings and property. The grant schedule for this program will be 80% of the increase in the municipal portion of the taxes and BIA levy in year one, decreasing to 60% in year two, 50% in year three, 40% in year four and 30% in year five following reassessment. The portion of municipal taxation levied for Education and Upper Tier purposes will not be granted back. New Residential Dwelling Unit(s) Grant: This category of grant program would apply to proposals to create one or more new residential dwelling units through the rehabilitation, renovation or addition to existing buildings. The purpose of the grant is to encourage an increase in the residential population living near the core. Page 12 TOWN OF TILLSONBURG DOWNTOWN AREA COMMUNITY IMPROVEMENT PLAN The grant schedule for this program will be 90% of the increase in the municipal portion of the taxes, decreasing to 70% in year two, 70% in year three, 60% in year four and 50% in year five, 40% in year six, 30% in year seven, 20% in year eight, 10% in year nine and 0% in year 10 following reassessment. The portion of municipal taxation levied for Education and Upper Tier purposes will not be granted back. D. Application and Permit Fees Grant: This category of grant program applies to grants to reduce or eliminate development application and permit fees to encourage new development, redevelopment and rehabilitation in the Downtown Area. Currently, the Town charges $45 for the first $1,000 of construction value and $10 for each additional $1,000 of construction value for new construction and interior/exterior renovations for all building permits, $350 for application for minor variance and site plan approval and $650 for a zone change. These fees are intended to offset the administrative costs associated with processing the application. Since many of these application and permits are required for internal and external alterations, renovations, new construction and demolition, these fees can be significant. Therefore, the removal or reduction of such fees through a grant from the Town serves as an incentive to encourage downtown investment. In this regard, the Town may offer rebate grants to applicants undertaking development, redevelopment or rehabilitation of properties in the Downtown Area, consistent with the goals of this Plan. The fees that may be offset through this grant program include those for building permits, change of use permits, planning applications, zoning certificates etc. E. Reducing or Waiving Development Charges In keeping with the Town's objectives of encouraging development in the downtown area, a further economic incentive would be the reduction or waiving of Development Charges for downtown projects. In particular this incentive would be a catalyst to encourage additional downtown residential unit creation. Increasing the number of downtown residents it is anticipated that their daily activities will be more likely to be supportive of downtown services and facilities, thus enhancing the health and vibrancy of the core. Currently, the existing Town Development Charge for each new apartment unit created in the Town is $1,306.11 for bachelor and 1 bedroom units and $1,741.48 for 2+ bedroom units. Development Charges are intended to fund new growth related infrastructure costs. Within the Downtown Area, municipal infrastructure has recently been upgraded and the level of new residential growth which is likely to occur would not place further demands on current infrastructure that would result in a requirement for oversizing. In order to exempt a particular area or category of use Page 13 TOWN OF TILLSONBURG DOWNTOWN AREA COMMUNITY IMPROVEMENT PLAN from Development Charges the current Development Charges By-law would need to be amended in accordance with Section 2(7) of the Development Charges Act, to exempt a specific area, such as that of the Downtown Area Community Improvement Plan. This initiative would require more detailed analysis and consideration by Town Council during the next review of the Development Charges By-law, to determine the potential financial impacts to the Town. 7.3 Plan Implementation The programs which may be established under the Downtown Area Community Improvement Plan will be implemented over five years, but Town Council may elect to extend the program for an additional period where Council deems it appropriate or necessary to do so. Town Council shall prepare and adopt a set of guidelines and procedures to establish specifics on how the various elements of the plan will be implemented. The guidelines will address such issues as the nature of the improvement projects that will be approved, the application and approval procedures, agreement requirements, and how decisions will be made regarding which projects receive approval. At the time Town Council establishes its annual budget, Council will determine the maximum contribution to be made available to various programs under the Community Improvement Plan for the current year. The Town will conduct periodic reviews of the programs being implemented under the community improvement plan to determine their effectiveness and to determine whether funding levels should be increased or decreased, or whether modifications to the program should be made. Should Council decide the additional programs are to be added to this plan or to significantly increase the financial commitment to the programs, an amendment to the plan will be required. 8.0 SUMMARY The approval of this Downtown Community Improvement Area Plan will provide an overall context for a variety of initiatives to foster Downtown revitalization and rehabilitation. Such approval will also ensure that the implementation of the proposed 'Grant Back' programs and other financial incentives are consistent with the legislative requirements of the Planning Act and Municipal Act. The intent of this Plan is to ensure that all the various downtown initiatives are integrated in one document to assure that downtown community improvement is dealt with in a comprehensive and coordinated manner. Page 14 Appendix 1 - Official Plan Community Improvement Policies 10.0 Implementation Measures 10.4 Community Improvement INTRODUCTION It is the intent of the County and Area Municipalities to develop a comprehensive policy statement in order to upgrade, redevelop and rehabilitate the physical environment of existing older residential neighbourhoods, ancillary open space and recreational areas, commercial centres and industrial areas. The policies are designed to co-ordinate and guide both private and public community improvement activities in designated community improvement project areas. GOALS The goals of the community improvement policies are as follows: to upgrade and improve municipal hard services, social and recreational facilities and public utilities; to preserve and upgrade existing older residential neighbourhoods and settlements; to strengthen the existing central areas and village core areas and integrate proposed extensions to the central area and village core areas; to improve existing industrial areas by encouraging further development and redevelopment; to consider participation in funding assistance programs provided by the Federal and Provincial governments as they relate to community improvement; to encourage the co-ordination of municipal, private and community organizations in promoting community improvement effo its. Chapter 10 Implementation Measures Page 10.4-1 10.4 Community Improvement County of Oxford 10.4.1 General Criteria for All Community Improvement Proiect Areas The general criteria used to designate existing Community Improvement Project Areas and to select future Community Improvement Project Areas include the following: DEFICIENCIES Deficiencies in the availability and/or condition of municipal infrastructure including: • sewage systems, storm water systems, water supply and their capacity to comply with present standards and future requirements; • municipal roads in terms of their designated function; • sidewalks; • streetlighting in terms of energy efficiency, age and illumination capacity, • buildings and structures associated with the provision of municipal and community services. LAND USE Existing incompatible uses resulting in land use conflicts where CONFLICTS relocation is desirable. PRIVATE SERVICES Areas served by a private individual or communal water or sewage systems that exhibit deficiencies in the supply and/or distribution of services. 10.4.2 Criteria for Residential Improvement Areas In addition to those criteria set out in Section 10.4.1 above, criteria for the selection of residential improvement areas will include the following: areas where a significant portion of the existing housing stock is in need of improvement and repair; areas where community or recreational facilities such as library facilities, day care centres, senior citizens' centres and community centres are lacking, where parkland acquisition is required, or where upgrading of existing facilities is required; areas that are predominantly residential and are designated as such in the Official Plan; Chapter 10 Implementation Measures Page 10.4-2 10.4 Community Improvement County of Oxford areas which have potential for residential infilling that are vacant, in need of redevelopment or designated for redevelopment in this Plan. 10.4.3 Criteria for Commercial Improvement Areas In addition to those criteria set out in Section 10.4.1 above, criteria for the selection of commercial improvement areas will include the following: areas where buildings and/or building facades exhibit structural deficiencies or are in need of rehabilitation; areas that have deficiencies such as high commercial vacancy rates, inadequate off-street parking facilities and poor traffic circulation; areas that are predominantly commercial and are designated as such in the Official Plan. 10.4.4 Criteria for Industrial Improvement Areas In addition to those criteria set out in Section 10.4.1, criteria for the selection of industrial improvement areas will include the following: areas where buildings exhibit structural deficiencies or are in need of rehabilitation; areas that are predominantly industrial and are designated as such in the Official Plan; areas which are underutilized and where vacant industrial lands or buildings predominate. 10.4.5 Designation of Community Improvement Areas SMALL It is the intent of this Plan that community improvement project areas will SETTLEMENTS correspond to those areas designated Rural Cluster, Village or Serviced Village on Schedule C-3. By having regard for the criteria established in Section 10.4, it is anticipated that the designated community improvement project areas will cover an entire community and not just a specific area of that community. Chapter 10 Implementation Measures Page 10.4-3 10.4 Community Improvement County of Oxford LARGE URBAN Based on the criteria, the designation of Community Improvement GROWTH AREAS Project Areas for the City of Woodstock, the Town of Ingersoll and the Town of Tillsonburg are identified on Schedules W-6, 1-5 and T-5, respectively. BOUNDARY Boundaries for Community Improvement Project Areas shall be INTERPRETATIONS considered flexible and minor extensions may be permitted in specific by-laws designating community improvement project areas without an amendment to this Plan. PHASING OF It is the intention of this Plan that within the Community Improvement COMMUNITY IMPROVEMENTS Project Areas in the Area Municipalities, no priority ranking shall be established. Community Improvement Project Areas will be established within an Area Municipality as the municipality's financial position and availability of federal and provincial government funding warrant the designation of such project areas. Priorities within an Area Municipality will be given to areas where deficiencies are the most critical. 10.4.6 Implementation of the Community Improvement Policies IMPLEMENTATION The goals and objectives of the community improvement policies will be reflected in the preparation of Community Improvement Plans, adopted in accordance with the provisions of the Planning Act. COMMUNITY Community Improvement Plans shall constitute a schedule of works for IMPROVEMENT PLANS the maintenance, rehabilitation, repair and development of public and privately -owned facilities and lands. The plans shall include, but not necessarily be limited to, leisure and social facilities, parks, open space, streetscaping, planting of trees and other vegetation, sidewalks, roads, street lighting, sewers, residential, commercial, industrial and institutional improvements and the purchase and disposal of land. IMPLEMENTATION Area Councils will employ a number of implementation methods. Such methods may include but are not limited to the following: CONTAMINATED Where a redevelopment proposal demonstrates a change in land use on SITES a site where contaminants may be present, the County and/or the Area Municipality will require that environmental site assessment and site cleanup be undertaken as required in accordance with Section 3.3.3.2. The County and/or Area Municipality may: Chapter 10 Implementation Measures Page 10.4-4 10.4 Community Improvement County of Oxford • provide grants and/or loans to owners and tenants of properties to assist in cleanup and redevelopment of the lands or buildings to conform with the Community Improvement Plan; • cancel or not increase the municipal portion of the property tax on sites during the rehabilitation period; and • cancel or not increase the education portion of the property tax on sites during the rehabilitation period with the approval of the Ministry of Finance. MAINTENANCE AND The Area Municipality may enact and enforce by-laws dealing with OCCUPANCY BY- LAWS property maintenance and occupancy standards to ensure proper repair and maintenance of buildings where required as set out in Section 10.3.12. PROGRAMME The Count and/or Area Municipalities may fund municipal programmes FUNDING y p y p p for community improvement, and shall use, where appropriate, available programmes from other funding sources to assist in implementing Community Improvement Plans. COMMUNITY Theartici ation of communityorganizations and service clubs in IMPROVEMENTS p p community improvement activities is encouraged, particularly with respect to development, improvements or operation of recreational and community facilities. BUSINESS The County and Area Councils will encourage the establishment of new IMPROVEMENT AREAS Business Improvement Areas and support the efforts of existing Business Improvement Areas to strengthen and revitalize the downtown core of a community. HERITAGE ACT The restoration and rehabilitation of historically significant structures or areas is encouraged by the designation of buildings and Heritage Conservation Districts through the utilization of the Ontario Heritage Act. LAND ACQUISITION Area Councils may acquire land to develop such lands for the purpose of facilitating the conservation, rehabilitation and/or redevelopment of an area. DENSITY BONUS Where appropriate, zoning by-laws containing bonus provisions in BY-LAWS accordance with Section 10.3.10, may be passed by the Area Councils which would assist in implementing community improvement plans. Chapter 10 Implementation Measures Page 10.4-5 10.4 Community Improvement TOWN OF TILLSONBURG DOWNTOWN AREA COMMUNITY IMPROVEMENT PLAN Appendix II Town of Tillsonburg Downtown Area Community Improvement Plan Summary of Potential Downtown Area Community Improvement Initiatives Page 15 TOWN OF TILLSONBURG DOWNTOWN AREA COMMUNITY IMPROVEMENT PLAN Strategy Potential Initiatives Explanation Review on-site Parking Requirements for • Review zoning regulations to ensure that parking standards do not become a Residential Development disincentive to downtown residential uses Continue to Restrict Administrative and Office • Maintain zoning regulations which restrict administrative uses and office uses to the Uses Outside Downtown central commercial area. Core Downtown Retail Strategy • Maintain zoning regulations to ensure that traditional high order comparison downtown retail uses are directed to the core D. Image and Identity Design Guidelines • Consider implementing a 'Downtown Design Guideline' and 'Commercial Area Design Guidelines' for use when reviewing private development and public initiatives. Streetscaping Programme . Improve pedestrian environment and aesthetics of the Downtown Area by implementing 'Streetscape Master Plan' Sidewalk Cafes • Review zoning regulations and administrative procedures to considering allowing these types of facilities Visual Amenities 0 Work with BIA to establish programs to improve the visual aesthetics of the downtown e.g. facilitating/promoting such initiatives as downtown murals, a vacant storefront programme, a downtown 'clean-up' programme; upgrading of alleyways and landscaping of parking lots. Tourist Infrastructure • make Downtown 'visitor friendly' through signage, brochures, and information kiosks relating to downtown services and businesses E. Municipal Parking Parking Management and Supply • continue to review and monitor all aspects of downtown parking supply and management including land acquisition and disposal, street parking, rates, and hours of free parking F. Marketing 1. Coordination of Marketing Initiatives Amongst Downtown • ensure effective marketing of the Downtown through ongoing liaison and coordination between the Town, BIA, Chamber of Page 16 TOWN OF TILLSONBURG DOWNTOWN AREA COMMUNITY IMPROVEMENT PLAN Strategy Potential Initiatives Explanation Organizations Commerce and other organizations • establish cross marketing programmes between private business and Town facilities. 2. Create a Marketing establish the realistic market potential and strategy for Key development potential for key vacant lands and Development Sites in redevelopment sites within the downtown and Downtown prepare promotional package G. Policing and 1. Visible Police Presence • consider increasing visible police patrols in the Safety Downtown to reinforce the perception that the area is safe and to discourage loitering 2. Street Lighting . consider lighting improvements on side streets, alleyways, and parking lots to increase perception of safety Page 17 Appendix III - Copy of Public Notice PUBLIC NOTICE pursuant to Section 28(4.1) of the Planning Act R.S.O. 1990, as amended DOWNTOWN AREA COMMUNITY IMPROVEMENT PLAN TOWN OF TILLSONBURG 200 Broadway, 2nd Flr., Tillsonburg, ON N4G 5A7 Telephone: (519) 842-6428 DATE: October 26, 2005 FILE: MMA 4-1; Town of Tillsonburg — Downtown Area Community Improvement Plan Purpose and Effect of the Proposed Downtown Area Community Improvement Plan The Council of the Town of Tillsonburg is considering adoption of a Downtown Area Community Improvement Plan, which outlines a range of potential municipal implementation measures, including economic incentive programs, which the Town may utilize to stimulate private investment in the downtown area and encourage property maintenance and urban renewal. Some of the main implementation measures included in the plan are as follows: • Rehabilitation, Renovation and Re -development grants; • Residential Dwelling Unit Grants; • Expanded Facade Improvement Loan Program; • Review of Development Charges and Permit Fees for Downtown Area; • Land Assembly/Disposition; • Review of Parking Standards and Requirements; • Downtown Retail Strategy; • Design Guidelines and Streetscape Program; and • Tourist Infrastructure and visual amenities. Open House A public open house will be held to allow an opportunity to review the proposed Community Improvement Plan on: Date: Thursday, November 17th, 2005 Time: 7:00 — 9:00 p.m. Place: Town Council Chambers, 200 Broadway, 2nd Floor Town Centre Mall, Tillsonburg Public Meeting The Council of the Town of Tillsonburg will hold a public meeting to consider the proposed Community Improvement Plan on: Date: Monday, November 28th, 2005 Time: 7:00 p.m. Place: Town Council Chambers, 200 Broadway, 2nd Floor Town Centre Mall, Tillsonburg Attached is a copy of the proposed Community Improvement Plan Area. You are invited to attend the public meeting, and we would welcome your comments or suggestions either in writing or presented in person at the meeting. Please be advised that Council may approve, modify or refuse the proposed Community Improvement Plan at the public meeting. If you do not attend or are not represented at the meeting, Council may proceed and may not advise you of any proposed modifications. If the plan is approved, notice of passing will be mailed or published in a local newspaper. Additional information relating to the proposed Downtown Area Community Improvement Plan will be available for inspection between 8:30 and 4:30 p.m., Monday to Friday, at the Tillsonburg Customer Service Centre, 10 Lisgar Avenue, Tillsonburg. If you have any questions regarding the above -noted application, please contact Paul Michiels Town Planner at (519) 842-9200 ext. 2236. Written comments may be forwarded to the address below or emailed to: pmichiels(cDtown.tillsonburg.on.ca. Please include the applicant's name and our File Number on all correspondence. Yours truly, /db James Hill, MCIP, RPP Corporate Manager of Community and Strategic Planning County of Oxford Community and Strategic Planning Office 415 Hunter Street, Court House P.O. 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