HomeMy WebLinkAboutApril 16, 2026 - Council - Planning - CIPTHE CORPORATION OF THE MUNICIPALITY OF BAYHAM PLANNING PUBLIC MEETING AGENDA MUNICIPAL OFFICE 56169 Heritage Line, Straffordville, ON Council Chambers – HYBRID Thursday, April 16, 2026 6:00 p.m. A. Elgincentives Community Improvement Plan (CIP) The April 16, 2026 Planning Public Meeting will allow for a hybrid meeting function. You may attend in person or virtually through the live-stream on the Municipality of Bayham’s YouTube Channel
1. CALL TO ORDER 2. DISCLOSURES OF PECUNIARY INTEREST & THE GENERAL NATURE THEREOF 3. CHAIRMAN’S REMARKS ON THE PURPOSE OF THE MEETING
4. PURPOSE AND EFFECT OF THE PROPOSED AMENDMENT A. Elgincentives Community Improvement Plan (CIP)
. 5. PUBLIC PARTICIPATION
6. CORRESPONDENCE 7. OTHER BUSINESS
8. ADJOURNMENT
Version 4 of the Elgincentives CIP includes an update to the Industrial TIG program (page 49). Changes include:
• Changed the name of the 5- and 10-year programs to “Basic Increment Amount” and “Enhanced Increment Amount” to
reflect a longer grant period
• Included the following criteria in the “Enhanced Increment"
o “Project must be directly associated with a manufacturing use and result in a minimum of 60,000 ft2 in new
building construction"
• Further to the above, added a note below the table with the following statement:
o “Final determination of what constitutes a manufacturing use shall be at the sole discretion of Elgin County
and/or [Insert Municipality] staff.
2026 Update (Draft V4 – March 25, 2026)
2026 Update (Draft.V4)
Table of Contents
1.0 INTRODUCTION 1
2.0 WHAT IS A CIP? 3
3.0 LEGISLATIVE AUTHORITY & POWERS 4
4.0 BASIS FOR COMMUNITY IMPROVEMENT 6
5.0 ELGINCENTIVES HISTORY & UPDATE 9
6.0 IMPLEMENTATION FRAMEWORK 12
7.0 COUNTY-WIDE VISION, GOALS, & OBJECTIVES 15
8.0 COMMUNITY IMPROVEMENT PROJECT AREA 17
9.0 FOCUS AREAS 18
10.0 MUNICIPAL LEADERSHIP INITIATIVES 22
11.0 FINANCIAL INCENTIVE PROGRAMS 28
12.0 ADMINISTRATION 60
13.0 MARKETING 65
14.0 MONITORING, AMENDMENTS, & UPDATES 69
APPENDIX A | GLOSSARY I
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1.0 Introduction
1.1 Introduction
As part of its progressive approach to economic
development, Elgin County has established a
coordinated, County-wide framework for community
improvement planning, with the Elgincentives Community
Improvement Plan (CIP) serving as the cornerstone of
this approach. Originally prepared in 2014 and adopted
by each Local Municipal Partner (LMP) in 2015, the
Elgincentives CIP has since guided public and private
reinvestment across the County. Over the past decade,
the program has supported nearly 300 community
improvement projects through more than $1.5 million
in approved grants, leveraging an estimated $9.4
million in private-sector reinvestment. These outcomes
highlight the role of the CIP as a practical and effective
implementation tool, translating County-wide economic
priorities and local policy objectives into tangible, on-the-
ground improvements to buildings, businesses, and sites
across Elgin County.
1.2 Purpose
The Elgincentives CIP is a planning document enabled
under the Planning Act and sets out tools and strategies
to support improvements to the economic, built, and
social environment within participating municipalities. It is
intended to function as a coordinating, long-term
instrument to encourage reinvestment, support local
businesses, stimulate redevelopment, and diversify the
economic base of Elgin County’s seven local
municipalities. This CIP forms part of a broader County-
wide framework, under which each local municipality
adopts a locally applicable version of the Elgincentives
Community Improvement Plan.
In developing the Elgincentives framework, the
overarching intent has been to align community
improvement tools with County and local economic
development priorities. The CIP recognizes the
importance of Elgin County’s multi-faceted rural economy
and seeks to support a diverse range of community
improvement projects across our urban and rural areas.
To support economic growth and reinvestment in key
focus areas, the primary purpose of this Plan is to
establish a County-wide vision for community
improvement as well as the tools for achieving it,
including:
• Municipal Leadership Initiatives providing high
level guidance and inspiration for County and
Municipal-led improvement projects to public
lands, infrastructure, spaces, and buildings (e.g.,
streetscaping); and,
• Financial Incentives providing direct funding to
property and building owners, tenants, and
businesses to support improvement projects that
align with the vision of the CIP (e.g., Facade
Improvement, Building Redevelopment).
The Municipality of [Insert Municipality] will work in
partnership with Elgin County to implement the Plan,
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including the determination of which financial incentive
programs to offer and which, if any, of the municipal
leadership initiatives to explore further or pursue. County
participation in the implementation of this plan, and
specifically financial incentive programs, will occur in
accordance with the Planning Act.
1.3 Document Structure
This Community Improvement Plan is organized to
provide a clear understanding of the policy basis,
implementation framework, and incentive tools that guide
community improvement across [Insert Municipality] and
Elgin County.
• Sections 2 through 4 establish the legislative
authority and policy foundation for the Plan,
including an overview of Community Improvement
Plans, applicable provisions of the Planning Act,
and the County-wide economic, land use, and
housing priorities that support community
improvement.
• Sections 5 through 9 outline the evolution of
Elgincentives, the County-wide vision, goals, and
objectives, and the geographic focus of community
improvement, including Community Improvement
Project Areas and priority focus areas.
• Sections 10 and 11 describe municipal leadership
initiatives and the financial incentive programs
available under this Plan, including program
objectives, eligibility criteria, and available forms of
assistance.
• Finally, Sections 12 through 14 address program
administration, marketing, monitoring, and future
updates, outlining how the Plan will be
implemented, evaluated, and refined over time.
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2.0 What is a CIP?
A Community Improvement Plan (CIP) is a municipal
planning and economic development tool enabled under
Section 28 of the Planning Act, R.S.O. 1990, c. P.13. A
CIP allows Ontario municipalities to promote the
rehabilitation, revitalization, and redevelopment of
defined areas or key sectors within the community
through the use of different powers and incentivization
tools. The Planning Act definition of “Community
Improvement” is quite flexible and, as a result, CIPs are
commonly used to support a wide range of priorities,
including but not limited to main street revitalization, rural
economic development, affordable housing, employment
growth, and brownfield redevelopment.
Many municipalities across Ontario have adopted CIPs to
help achieve important community goals, such as:
• Facilitating and coordinating the transition of
neighbourhoods and key areas;
• Stimulating economic growth and private-sector
investment;
• Assisting businesses and property owners with
repair, rehabilitation, and redevelopment projects;
and
• Raising awareness of local needs, opportunities,
and priorities.
Simply put, a CIP is a planning document that sets out a
vision for improving certain aspects of the community and
offers tools and strategies to help achieve it. A key
component of most CIPs is the use of financial incentives
to encourage private investment that aligns with
municipal objectives – an action that would otherwise be
considered “Bonusing” under the Municipal Act, which is
not permitted without a CIP. In addition to financial
incentives, a CIP may also support municipally-led
initiatives, policy coordination, and strategic investments
intended to reinforce broader community improvement
objectives.
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3.0 Legislative Authority & Powers
Community Improvement Plans are primarily enabled through the Municipal Act and Planning Act. These Acts establish
the authority and limitations under which municipalities may undertake community improvement activities and provide
financial incentives.
Municipal Act, 2001, S.O. 2001, c.25
Section 106 of the Municipal Act, 2001, S.O. 2001, c.25
generally prohibits municipalities from directly or
indirectly assisting commercial or industrial enterprises
through the provision of grants, loans, guarantees, or
other forms of financial assistance, commonly referred to
as “bonusing.”
Subsection 106(3), however, establishes an important
exception by permitting municipalities to provide financial
assistance where such assistance is carried out in
accordance with a Community Improvement Plan
adopted under the Planning Act. This exception provides
the legal authority for municipalities to offer grants, loans,
tax assistance, and other financial incentives to private
landowners, tenants, and businesses, provided it is in
alignment with an adopted CIP.
Planning Act, R.S.O. 1990, c. P.13
The Planning Act provides the primary legislative
authority for community improvement planning in Ontario.
Section 28 establishes the framework under which
municipalities may designate Community Improvement
Project Areas and adopt Community Improvement Plans.
The Act defines “community improvement” broadly,
encompassing the planning, redevelopment,
rehabilitation, and improvement of land, buildings,
infrastructure, and facilities for a wide range of
residential, commercial, industrial, institutional, and other
uses. The Act explicitly recognizes the provision of
affordable housing as a form of community improvement.
Where an official plan contains provisions relating to
community improvement, Section 28 authorizes a
municipal council to designate, by by-law, the whole or
any part of the municipality as a Community
Improvement Project Area (CIPA). Once a CIPA has
been designated, council may prepare and adopt a
Community Improvement Plan to guide revitalization and
improvement efforts within the area.
In addition to local municipalities, the Planning Act now
clarifies that upper-tier municipalities may designate
Community Improvement Project Areas and participate in
community improvement planning, subject to applicable
legislative and regulatory requirements.
Section 28 further authorizes municipalities, for the
purpose of carrying out an adopted CIP, to:
• Acquire, hold, clear, and prepare land within a
Community Improvement Project Area;
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• Construct, repair, rehabilitate, or improve buildings
on municipally owned land in conformity with the
CIP; and
• Sell, lease, or otherwise dispose of municipally
owned lands and buildings for uses consistent with
the CIP.
Municipalities are also authorized to make grants or
loans, in conformity with an adopted CIP, to registered
owners, assessed owners, and tenants of lands and
buildings within a Community Improvement Project Area
to pay for all or part of the eligible costs of community
improvement projects. Eligible costs may include, but are
not limited to, expenses related to environmental site
assessment, remediation, development, redevelopment,
rehabilitation, and improvements that enhance energy
efficiency or building performance.
The Planning Act also enables financial participation
between upper-tier and lower-tier municipalities in the
implementation of Community Improvement Plans. This
authority allows municipalities to work collaboratively in
funding and delivering community improvement
initiatives, while ensuring that implementation remains
consistent with the adopted CIP. As described in Section
6, this is a key foundation to how Elgincentives is
administered between the County and local municipal
partners.
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4.0 Basis for Community Improvement
4.1 County-wide Economic
Goals/Priorities
Elgincentives is intended to function as a coordinated,
County-wide framework for applying community
improvement tools consistently across the County’s
seven local municipalities. The overarching objective of
this approach is to advance shared economic
development, land use, and community-building
priorities.
In support of this objective, a review of the County’s
Economic Development and Tourism Plan, County
Official Plan, and related policy documents was
undertaken to identify common goals and priority areas
where community improvement initiatives can deliver
broad public benefit. This review confirms that community
improvement planning is a well-established and
appropriate mechanism for addressing a range of
County-wide challenges, including reinvestment in aging
building stock, rural and downtown economic vitality,
affordable housing delivery, employment growth, tourism
development, and placemaking.
4.2 Elgin County Economic
Development & Tourism Plan
(2025)
Elgin County’s Economic Development and Tourism Plan
provides strong strategic direction in support of continued
and enhanced community improvement efforts. The
Strategy emphasizes the need to strengthen economic
resilience, support business retention and expansion,
attract new investment, and ensure that communities
across the County are competitive, adaptable, and
investment-ready. Community improvement incentives
are identified as a practical tool for addressing these
focus areas.
The Strategy highlights the economic and social
importance of vibrant downtowns, main streets, and
settlement areas. These areas function as centres of
employment, commerce, tourism, and community life.
Incentives that support building reinvestment, adaptive
reuse, accessibility improvements, and placemaking
initiatives are recognized as critical to sustaining their
long-term viability.
Agriculture and rural economic diversification are
similarly identified as foundational to the County’s long-
term prosperity. Opportunities related to value-added
agriculture, agri-tourism, and on-farm diversification are
viewed as key drivers of rural economic resilience.
Community improvement programming can support
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these activities by assisting with the adaptive reuse or
expansion of existing buildings to accommodate new or
evolving rural enterprises.
Tourism development is another core pillar of the
Strategy, with emphasis placed on enhancing visitor
experiences, supporting tourism-oriented businesses,
and leveraging the County’s natural, cultural, and
recreational assets. Strategic reinvestment in buildings,
sites, and amenities along key corridors and within
destination areas aligns directly with the objectives of
community improvement planning.
Overall, the Strategy reinforces the role of Elgincentives
as an implementation tool that translates high-level
economic development and tourism priorities into
tangible, place-based improvements across the County.
4.3 Elgin County Official Plan
The Elgin County Official Plan provides a comprehensive
policy framework that supports the use of community
improvement planning to advance County-wide land use,
economic development, housing, and placemaking
objectives.
From a growth management perspective, the Official
Plan promotes intensification and redevelopment within
existing built-up areas as a means of making efficient use
of land and infrastructure. Community improvement
programs can be an effective funding mechanism to
support redevelopment and intensification initiatives,
particularly where reinvestment may otherwise be
constrained by cost or site conditions.
Economic development policies in the Official Plan
emphasize the protection and enhancement of
employment areas, agricultural operations, and key
transportation and infrastructure corridors, while
reinforcing the role of downtowns, main streets,
waterfronts, and scenic routes as focal points for
business activity, tourism, and community identity. These
policies support targeted reinvestment in buildings, sites,
and public-facing improvements that strengthen
economic function and visual quality.
Tourism-related policies further recognize the County’s
lakeshore, scenic routes, downtowns, and cultural assets
as important economic drivers. The Official Plan supports
initiatives that enhance the quality, appearance, and
functionality of these areas, including investments in
design, wayfinding, heritage conservation, and
placemaking.
The Official Plan also places strong emphasis on the
creative economy and placemaking as tools to attract
talent, investment, and visitors. Policies encourage the
development of distinctive, high-quality places through
urban design, public art, adaptive reuse, and the
celebration of local cultural and natural heritage.
Community improvement planning is identified as a
mechanism to support these outcomes, particularly
where initiatives demonstrate broader County-wide
economic or tourism benefit.
Housing policies within the Official Plan further reinforce
the role of community improvement tools in supporting
affordable housing delivery, intensification, and
redevelopment. The Plan identifies a County-wide target
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for affordable housing and encourages the exploration of
community improvement programming as a means of
facilitating housing affordability, adaptive reuse, and the
efficient use of existing lands and buildings.
Within the Rural Area, the Official Plan supports the long-
term viability of agriculture while encouraging appropriate
on-farm diversified uses, agri-tourism, and rural
economic development that complement agricultural
operations and rural character. Community improvement
incentives can assist in achieving these objectives by
supporting the adaptation and improvement of existing
buildings for new or expanded rural uses.
Settlement area policies similarly emphasize compact,
complete, and pedestrian-oriented communities centred
on vibrant main streets and commercial cores.
Community improvement planning is recognized as an
important local implementation tool to support
reinvestment, redevelopment, and environmental
sustainability within these areas, while respecting local
context and character.
4.4 Community Improvement as
an Implementation Tool
Taken together, the County’s Economic Development
and Tourism Plan and Official Plan establish a clear
policy basis for the continued use of community
improvement planning as a coordinated implementation
tool. The Elgincentives Community Improvement Plan
provides a structured framework through which County-
wide priorities related to economic development, housing,
rural diversification, tourism, placemaking, and
environmental sustainability can be advanced in
partnership with local municipalities.
By aligning financial incentives and municipal leadership
initiatives with established policy direction, the CIP
supports reinvestment in existing communities,
strengthens local economies, and contributes to the long-
term social, economic, and environmental well-being of
Elgin County.
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5.0 Elgincentives History & Update
5.1 Developing Elgincentives
In October 2014, Elgin County initiated the process to
develop the County-wide framework for community
improvement planning. The goal of the project was to
prepare a CIP that would be:
• Strongly aligned with the County’s economic
development goals;
• Endorsed by County Council and supported by
Elgin’s seven local municipalities; and
• Administered by senior staff at the County, in
partnership with the local municipalities.
As part of the work program, background research and
additional analysis was completed in order to determine
the needs, goals, and opportunities for a County-wide
framework for community improvement planning.
Specifically, the following tasks were undertaken:
1. A review of County and local municipal planning and
economic development background materials;
2. Additional independent research with respect to the
legislative framework for upper- and lower-tier
municipal community improvement planning and
relevant best practices;
3. Consultation with the local municipalities and
community stakeholders, including multiple needs
assessment workshops and a community survey;
4. On-going meetings with the Elgin Economic
Development Advisory Group; and
5. Consultation with the Ministry of Municipal Affairs and
Housing in order to obtain input on the County’s
overall approach to the CIP.
The findings of this work were compiled and used to
inform the ultimate preparation of the first iteration of
Elgincentives, adopted County-wide by each local
municipality in 2015.
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5.2 Industrial & Brownfield
Lands Update (2017)
Due to the success of the Elgincentives CIP, in 2017 the
County initiated a review and update of Elgincentives to
determine where and how incentives could be made
available to industrial and employment land uses to
further support the economic goals and objectives for the
County. This update exercise confirmed that
Elgincentives had been effective in supporting community
improvement projects, particularly within downtowns and
main streets, but that additional tools were required to
encourage reinvestment, redevelopment, and
remediation in industrial and employment areas. As a
result, the CIP was updated to expand eligibility and
introduce new incentive mechanisms to better support
industrial and brownfield redevelopment.
5.3 Elgincentives 10-Year
Review (2025)
In late 2024 and 2025, Elgin County undertook a
comprehensive review of Elgincentives to assess its
performance over ten years of implementation and to
confirm its continued relevance as a County-wide
economic development tool. The review included an
analysis of program uptake and outcomes, a comparison
with similar community improvement programs in other
Ontario municipalities, and input from municipal staff and
interested parties across the County. The intent of the
review was not to reconsider the overall County-wide
framework, which has proven effective, but rather to
identify opportunities to modernize and strengthen
Elgincentives in response to changing economic
conditions, policy priorities, and market realities. The
review confirmed that Elgincentives has played an
important role in supporting reinvestment in existing
buildings, strengthening local business activity, and
encouraging private-sector investment across Elgin
County’s communities. At the same time, the review
identified several areas where updates were warranted to
ensure the program remains effective and responsive
over the next decade.
Key conclusions from the 10-year review included the
following:
• The scope of eligible community improvement
projects should be broadened to better support
evolving priorities, including affordable housing,
agritourism, and rural economic diversification;
• Funding levels and grant caps should be reviewed
and updated to better reflect current construction
and rehabilitation costs;
• Program structure and documentation should be
simplified to improve clarity and accessibility for
applicants and municipal staff; and
• A refreshed and updated CIP document would
help reinvigorate awareness of the program and
support continued uptake across the County.
These findings directly informed the updates and
refinements incorporated into the 2026 update to the
Elgincentives CIP and are reflected throughout the focus
areas, incentive programs, and administrative framework
described herein.
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5.4 Elgincentives Results to
Date
Since its adoption in 2015, Elgincentives has supported a
wide range of community improvement projects across
Elgin County, demonstrating strong uptake and sustained
interest from property owners and businesses in both
urban and rural areas. Over the last decade, a total of
287 grants were approved under the Elgincentives
program, representing more than $1.56 million in public
investment. These grants are estimated to have
leveraged approximately $9.44 million in private-sector
investment in community improvement projects across
the County.
Program data indicates that the most frequently utilized
incentive programs during this period were those
supporting reinvestment in existing buildings and visible
improvements to commercial areas. The table on the
right provides a summary of the most popular programs
over the last decade from 2015 to 2024.
Collectively, these results demonstrate the effectiveness
of Elgincentives as a catalyst for private investment and
incremental improvement across a diverse range of
communities and property types. The program has
supported reinvestment in historic downtowns and main
streets, improvements to rural and agricultural-related
properties, and the modernization of existing building
stock, contributing to broader economic development and
placemaking objectives. The outcomes achieved to date
reinforce the value of maintaining a coordinated, County-
wide approach to community improvement planning.
Elgincentives Most Popular Programs
(2015-2024)
Building Improvement and Restoration Program
149 grants / $773,000
Facade Improvement Program
93 grants / $333,000
Signage Improvement Program
89 grants / $160,000
Property Improvement Program
61 grants / $153,000
Building Conversion and Expansion Program
15 grants / $76,000
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6.0 Implementation Framework
6.1 County-Led Approach to Implementation
This Community Improvement Plan has been adopted by
the Council of [Insert Municipality] as part of the
Elgincentives County-wide framework for community
improvement planning. While the Plan is a local statutory
document under the Ontario Planning Act, it is
implemented through a County-led administration and
delivery model, with Elgin County assuming primary
responsibility for program coordination, application intake
and review, funding participation, and overall program
oversight.
As the upper-tier municipality, Elgin County plays a
central leadership role in advancing community
improvement initiatives that align with County-wide
economic development, tourism, housing, and land use
priorities. Through Elgincentives, the County administers
a consistent suite of financial incentive programs and
municipal leadership initiatives across participating
municipalities, helping to ensure clarity, efficiency, and
consistency in program delivery while reducing
administrative burden at the local level.
Under this framework, [Insert Municipality] retains
authority over the adoption of this Community
Improvement Plan and participation in community
improvement initiatives within its jurisdiction. Elgin
County leads the day-to-day operation of the program,
including application review, funding recommendations,
and monitoring, while working collaboratively with
municipal staff as needed to ensure local context, policy
conformity, and site-specific considerations are
addressed.
While Elgincentives is intended to be primarily
administered and funded through County participation,
nothing in this Plan precludes [Insert Municipality] from
directly contributing to community improvement initiatives
at its discretion. This may include, but is not limited to,
providing additional funding toward financial incentive
applications, participating in cost-sharing arrangements,
or advancing complementary municipal leadership
initiatives such as streetscape improvements, public
realm investments, or placemaking projects. Where
pursued, such local participation may occur
independently or in coordination with Elgin County and is
encouraged as a means of strengthening the overall
effectiveness and local impact of the CIP. Further details
regarding program administration, funding mechanisms,
application processes, and the delivery of municipal
leadership initiatives are outlined in Sections 10 through
12 of this Plan.
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6.2 The Elgincentives
Framework
The Elgincentives framework consists of the following:
The Community Improvement Plan, establishing:
• Community improvement vision & goals;
• The Community Improvement Project Area and
program focus areas within the Municipality;
• Financial incentive programs that may be offered
during the term of the Plan;
• Municipal leadership initiatives that may be
actioned during the term of the Plan; and
• Supporting marketing and monitoring approaches.
County-led Administration, which:
• Administers financial incentive programs on behalf
of the Municipality;
• Leads application intake, evaluation, and approval
processes;
• Provides County funding participation where
applicable; and
• Oversees program monitoring, reporting, and
updates.
While the policy framework and incentive programs are
coordinated County-wide, implementation within [Insert
Municipality] occurs only where this Plan has been
adopted and where Council has elected to participate in
specific programs.
6.3 Elgincentives
Implementation Committee
Financial incentive programs under this Plan are
administered through the Elgincentives Implementation
Committee, which has been established by Elgin County
to deliver the Elgincentives program on behalf of
participating municipalities, including [Insert Municipality].
The Implementation Committee is responsible for:
• Receiving and reviewing all applications for
financial incentives under this Plan;
• Evaluating applications against the eligibility
criteria and objectives of the CIP;
• Making decisions to approve or refuse applications
(or preparing recommendations to County/Local
Council where necessary); and,
• Overseeing the administration of approved grants
and tax-based incentives.
The Committee is composed primarily of senior Elgin
County staff as well as representation from municipal
staff, who have responsibility for all administrative,
evaluative, and decision-making functions related to
Elgincentives (unless a Council decision is required per
this plan). Final decisions regarding incentive approvals,
funding allocation, and program administration rest with
the County-led Implementation Committee, consistent
with the County’s role in administering the Elgincentives
program.
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The Implementation Committee is also responsible for:
• Coordinating marketing and promotion of incentive
programs available in [Insert Municipality];
• Monitoring program uptake and outcomes within
the Municipality; and
• Reporting on program performance to County
Council and the Council of [Insert Municipality], as
required.
Further details regarding committee composition,
application procedures, and approval processes are
provided in Section 12 – Administration.
6.4 Municipal Leadership
Initiatives & Financial Incentive
Programs
Community improvement within [Insert Municipality] may
be supported through two complementary mechanisms
under this Plan:
• Financial Incentive Programs, which are
administered through the County-led Elgincentives
framework and represent the primary
implementation tool of this CIP; and
• Municipal Leadership Initiatives, which may be
undertaken by [Insert Municipality], Elgin County,
or jointly, to support placemaking, public realm
improvements, or strategic investments aligned
with community improvement objectives.
Financial incentive programs are delivered through a
centralized application and approval process
administered by Elgin County. Municipal leadership
initiatives, where pursued, are coordinated with the
Elgincentives framework to ensure alignment with the
goals and priorities of this Plan.
Nothing in this Plan shall obligate the County of Elgin or
[Insert Municipality] to provide funding or otherwise
participate financially in the implementation of this Plan,
including any Municipal Leadership Initiatives or Financial
Incentive Programs.
Roles, responsibilities, and funding arrangements related
to these initiatives are addressed in greater detail in
Sections 10, 11, and 12 of this Plan.
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7.0 County-Wide Vision, Goals, & Objectives
7.1 Guiding Community Improvement
The Elgincentives Community Improvement Plan is guided by a shared vision and a set of County-wide goals that reflect
Elgin County’s long-term economic development, land use, and community-building priorities. Together, the vision and
goals establish the strategic intent of the CIP and provide a framework for evaluating incentive programs, municipal
leadership initiatives, and investment decisions over the life of the Plan. More detailed objectives, performance measures,
and indicators associated with these goals are addressed through the monitoring and reporting framework outlined in
Section 14 of this Plan.
7.2 Vision Statement
“Through the Elgincentives CIP, Elgin County will provide leadership in community improvement
planning by offering incentives to eligible owners and tenants of lands and buildings in key
sectors/areas of economic activity, County-wide. Over the next 10 years, the Elgincentives CIP will
advance the County’s economic goals and priorities; assist with improvement to the built and
social environment; and support diversification of the local economic base.”
7.3 Community Improvement Goals
Create more Affordable/Attainable Housing Options
This goal recognizes the critical role community improvement tools can play in responding to the
housing crisis by supporting the creation and retention of affordable and attainable housing. The CIP
is intended to help facilitate new housing supply, protect existing affordable units, and encourage a
broader range of housing forms, including purpose-built rental housing, additional dwelling units, and
community housing.
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Revitalize Sense of Place in Core Areas and Main Streets
Strong, attractive, and active main streets and core areas are essential to economic vitality,
community identity, and quality of life. This goal focuses on reinvestment in downtowns and main
streets through improvements to private properties and key sites, helping to enhance streetscapes,
support local businesses, and foster civic pride.
Support Agri-Tourism and Rural Economic Diversification
Elgin County’s rural economy is a defining asset that continues to evolve beyond traditional
agricultural production. This goal supports value-added agriculture, agri-tourism, and on-farm
diversified uses that strengthen rural economic resilience while remaining compatible with agricultural
land use policies and rural character.
Improve Building Efficiency and Support Sustainable Development
Improving the performance and resilience of existing buildings is an important component of long-
term community sustainability. This goal encourages energy efficiency upgrades, climate-resilient
design, and sustainable development practices that reduce operating costs, extend building lifespans,
and contribute to environmental stewardship.
Stimulate Economic Growth and Local Vitality
This goal seeks to strengthen Elgin County’s economic base by supporting business growth,
expansion, and investment across a range of sectors. Through targeted incentives, the CIP aims to
encourage business retention and expansion, attract new enterprises, support creative and tourism-
related industries, reduce vacancy, increase employment opportunities, and grow the assessment
base in key areas of economic activity.
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8.0 Community Improvement Project Area
8.1 Community Improvement Project Area
Subsection 28(1) of the Planning Act defines a Community Improvement Project Area (CIPA) as “a municipality or an area
within a municipality, the community improvement of which in the opinion of the council is desirable because of age,
dilapidation, overcrowding, faulty arrangement, unsuitability of buildings, or for any other environmental, social, or
community economic development reason.” For the purpose of this Plan, the entirety of [Insert Municipality] is designated
as a Community Improvement Project Area, as shown below.
[Insert Municipal CIPA Map]
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9.0 Focus Areas
To support the effective application of financial incentives
and align community improvement programming with
local planning objectives, this CIP organizes [Insert
Municipality] into a series of Focus Areas. The Focus
Areas provide a clear policy and geographic framework
for determining eligibility, prioritizing projects, and
directing incentives to locations where they can achieve
the greatest community benefit, supporting transparency
for applicants and consistent program delivery.
The four Focus Areas identified in this Plan are:
1. Main Street Corridors, which capture the traditional
commercial and mixed-use cores that form the heart
of many communities in [insert municipality].
2. Settlement Areas, which include the primary built-up
areas where most growth, redevelopment, and
housing activity is expected to occur. This focus area
overlaps with the Main Street Corridors focus area.
3. Agricultural Area, which includes lands that support
the agricultural system, rural economy, and agri-
tourism opportunities.
4. Employment Lands, which consist of the
municipality's industrial and employment districts that
support job creation and economic development.
Each Focus Area is supported by a description of its
purpose, and a list of intended focus and priority uses,
which together guide the application of incentive
programs in [Insert Municipality].
In addition to the above, there is a Tourism Corridor
Overlay, which is identified in accordance with Elgin
County’s Tourism Corridor system in the County Official
Plan. This overlay generally includes properties which
abut a County or local road that has been identified as
“Tourism Corridor”.
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9.1 Focus Area 1: Main Street
Corridors
Main Street Corridors include the traditional commercial
main streets and mixed-use cores within the settlement
areas of [Insert Municipality]. These areas typically
contain a concentration of commercial storefronts,
pedestrian-oriented streetscapes, historic building stock,
and a mix of community-serving businesses and
services.
For the purpose of this CIP, Main Street Corridor
boundaries are established using the County Road
network as the base structure. Properties located within
approximately 50 metres on either side of the designated
County Road are included, which captures the majority of
commercial frontages, older building fabric, and active
mixed-use areas. This approach ensures the mapped
area reflects the linear nature of traditional main streets
while capturing rear-lot connections, laneways,
secondary access points, and adjacent parcels that
function as part of the commercial core.
Intended Focus & Priority Uses:
• Support for active storefronts, small businesses,
restaurants, services, and retail uses.
• Encouraging upper-storey residential units,
including adaptive reuse of vacant or underutilized
space.
• Improvements that enhance walkability, public
realm quality, streetscape character, and overall
sense of place.
• Prioritizing projects that contribute to downtown
revitalization, facade enhancement, accessibility
improvements, and reinvestment in older building
stock.
• Complementing municipal leadership initiatives
such as streetscaping, wayfinding, and public
space improvements.
9.2 Focus Area 2: Settlement
Areas
Settlement Areas include all lands identified as
Settlement Areas in the County Official Plan. These
areas contain the primary built-up portions of [Insert
Municipality], including residential neighbourhoods,
mixed-use districts, commercial areas, community
facilities, and other community-serving uses. They also
represent the locations where most growth,
redevelopment, and community improvement activity is
anticipated to occur. For the purpose of this CIP, the
boundaries of the Settlement Areas are taken directly
from the County Official Plan to ensure consistency with
local planning policy and growth management direction.
Intended Focus & Priority Uses:
• Encouraging diverse housing options, including
additional dwelling units (ADUs), purpose-built
rental housing, and community housing.
• Supporting commercial and mixed-use
redevelopment, adaptive reuse of existing
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20
buildings, and site improvements that enhance
neighbourhood character.
• Promoting infill development and redevelopment
that makes efficient use of existing infrastructure.
• Supporting investments that improve energy
efficiency, climate resiliency, or site design
performance.
• Reinforcing compact, complete communities with
a mix of housing, shops, services, and community
facilities.
9.3 Focus Area 3: Agricultural
Area
The Agricultural Area includes all lands located outside
Settlement Area boundaries that are designated
Agricultural or Rural in the County Official Plan and
supporting Local Municipal Partner Official Plans. These
lands form part of the broader agricultural system and
rural economy within [Insert Municipality], and consist of
working farms, value-added agricultural operations, on-
farm diversified uses permitted by policy, and associated
rural landscapes. The Agricultural Area contributes to
both the economic base and the cultural identity of the
municipality and represents an important focus for rural
economic diversification and agri-tourism activities that
are compatible with agricultural land use policies.
Intended Focus & Priority Uses:
• Supporting agri-tourism and on-farm diversified
uses permitted by OMAFRA guidelines and local
planning policy (e.g., value-added production,
educational experiences, tours, small events, farm
cafés, roadside stands).
• Encouraging rural economic diversification through
low-impact, farm-compatible enterprises that
supplement agricultural livelihoods.
• Prioritizing improvements to visitor experience,
safety, site function, and accessibility, such as
facade upgrades, signage, parking, and building
retrofits.
• Reinforcing and enhancing the agriculture-based
tourism economy while protecting the County’s
agricultural land base and minimizing land use
conflicts.
• Ensuring all projects align with Provincial Planning
Statement policies regarding agricultural land, on-
farm diversified uses, and agri-tourism.
9.4 Focus Area 4: Employment
Lands
Employment Lands include all areas designated for
industrial, manufacturing, warehousing, logistics, and
related employment uses in the County Official Plan and
supporting Local Municipal Partner Official Plans. These
areas form an important part of the economic base of
[Insert Municipality], providing locations for businesses
that generate jobs, support goods movement, and
contribute to local and regional economic growth.
Employment Lands may include established industrial
parks, business parks, and vacant lands identified for
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21
future employment development in accordance with long-
term land use planning and economic development
objectives.
Intended Focus & Priority Uses:
• Supporting the growth, expansion, and
modernization of employment-generating
businesses.
• Facilitating the development of new industrial or
advanced manufacturing facilities and
redevelopment of underutilized lands.
• Prioritizing projects that create or retain local jobs,
diversify the economic base, and support
investment readiness.
• Encouraging site improvements that address
environmental performance, modern building
standards, and site functionality (e.g., circulation,
loading, landscaping, screening).
• Aligning with County-wide economic development
goals, including attraction of targeted sectors and
support for high-impact industrial projects.
9.5 Tourism Corridor Overlay
The Tourism Corridor Overlay Area consists of properties
located along the County’s identified Tourism Corridor
system. These corridors represent key travel routes and
visitor destinations within [Insert Municipality] and play
an important role in supporting the local tourism
economy, agri-tourism activities, and rural recreational
experiences.
This overlay applies in addition to the four primary Focus
Areas and is used to identify locations where certain
incentive programs may receive enhanced support.
Properties located within the Tourism Corridor Overlay
Area may be eligible for increased funding under the
following programs:
• Facade, Signage, and Property Improvement
Program
• Building Improvement, Conversion, and Expansion
Program
• Agri-Tourism and Rural Diversification Program
For clarity, the Tourism Corridor Overlay includes
properties that are located within approximately 50
metres of a designated Tourism Corridor roadway and
that are adjacent to, predominantly fronting on, or directly
accessed from the corridor. The overlay is intended to
apply only to properties that have a clear functional and
visual relationship to the tourism corridor.
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10.0 Municipal Leadership Initiatives
In addition to the financial incentive programs outlined in
this Plan, the Elgincentives Community Improvement
Plan identifies Municipal Leadership Initiatives that may
be undertaken by [Insert Municipality], Elgin County, or
collaboratively between both parties. Municipal
leadership initiatives support community improvement by
helping to enhance public spaces, improve development
readiness, address long-term challenges, and reinforce
sense of place. When pursued alongside financial
incentives, they can help strengthen the overall
effectiveness of the CIP by aligning public investment
with private improvement activity.
The initiatives identified in this section are not
prescriptive and do not constitute a formal commitment or
implementation schedule. Rather, they are intended to
serve as a flexible menu of potential actions that may be
considered over the life of the CIP, subject to Council
direction, local priorities, and available resources. Roles
and responsibilities will be coordinated between [Insert
Municipality] and Elgin County in accordance with the
framework set out in this Plan.
The municipal leadership initiatives identified for
consideration under this CIP include, in no order of
priority:
• Streetscaping & Public Space Improvement
Strategy
• Public Land Inventory and Opportunity
Analysis
• Brownfield Inventory
• Ready-to-Build Additional Dwelling Unit (ADU)
Catalogue
• Climate Change Adaptation/Resiliency
The initiatives, example actions, and potential partners in
the following sections are illustrative and non-
prescriptive. These initiatives are not financial
incentive programs. The identification, timing, and
scope of any initiative and/or involvement of one or more
partners would be determined at the discretion of Council
and coordinated with Elgin County, subject to available
resources and priorities.
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10.1 Streetscaping & Public Space Improvement Strategy
Main streets, downtowns, and public spaces play a
critical role in shaping community identity, economic
vitality, and quality of life. Welcoming, attractive, and
pedestrian-friendly streetscapes can help support local
businesses, draw residents and visitors, and reinforce
civic pride. Municipal leadership in the public realm also
helps set the tone for private-sector reinvestment,
ensuring that improvements to buildings and sites
supported through the Elgincentives CIP are
complemented by visible and functional public-space
enhancements.
This initiative encourages coordinated leadership by
[Insert Municipality] and Elgin County in identifying and
implementing streetscaping, public space, and gateway
improvements within the municipality. These initiatives
focus on enhancements to publicly owned lands and
infrastructure—such as roads, sidewalks, parks, and civic
spaces—that contribute to a high-quality public realm and
support broader community improvement objectives.
Example Actions
• Streetscape improvements such as sidewalk
upgrades, curb extensions, pedestrian crossings,
lighting, street trees, and street furniture.
• Accessibility improvements within public rights-of-way
and civic spaces to support universal access.
• Public space enhancements, including plazas, parks,
waterfront areas, and community gathering spaces.
• Temporary or pilot placemaking initiatives such as
planters, seasonal installations, or flexible street
treatments.
• Gateway treatments and wayfinding signage along
key entry points and tourism corridors.
• Public art and placemaking projects that reflect local
identity, culture, and heritage.
Potential Partners
• The Municipality of [Insert Municipality]
• Elgin County
• Local business associations and community
organizations
• Accessibility advisory committees
• Arts, culture, and tourism organizations
• Senior levels of government and external funding
agencies
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10.2 Public Land Inventory & Opportunity Analysis
Description
A Public Land Inventory and Opportunity Analysis would
identify publicly owned lands that may be underutilized,
surplus, or strategically positioned to advance community
improvement objectives. These lands can represent a
significant opportunity to support affordable housing,
economic development, placemaking, or other public-
interest outcomes when considered proactively and in
coordination with private-sector investment. By
maintaining an up-to-date land inventory, the Municipality
of [Insert Municipality] and Elgin County would be better
positioned to respond to funding opportunities, support
strategic partnerships, and align public land assets with
long-term community improvement goals.
Through a coordinated County–local approach, this
initiative would involve cataloguing publicly owned
parcels and evaluating their current use, planning
context, servicing, constraints, and redevelopment
potential. The analysis would help establish a shared
understanding of which sites may be suitable for future
initiatives such as affordable or community housing,
mixed-use redevelopment, business incubation, or
community facilities. Section 28(6) of the Planning Act
provides municipalities with clear authority to develop,
improve, sell, lease, or otherwise dispose of lands within
a Community Improvement Project Area in conformity
with an adopted CIP, reinforcing the relevance of this
initiative as a practical implementation tool.
Example Actions
• Prepare a consolidated inventory of municipally and
County-owned lands
• Evaluate each parcel based on criteria such as
current use, zoning and policy permissions, servicing
availability, constraints, and development potential.
• Identify sites with potential to support affordable
housing, mixed-use redevelopment, employment
uses, or community-serving facilities.
• Establish a GIS-based layer or internal database to
support ongoing review, monitoring, decision-making.
• Use the inventory to inform partnerships, funding
applications, or future municipal-led redevelopment
Potential Partners
• Elgin County (Economic Development, Planning, GIS)
• Local Municipal Partner departments (Planning,
Public Works, Finance)
• Affordable housing providers and non-profit housing
organizations
• Provincial and federal funding agencies
• Indigenous communities and organizations, where
applicable
• Private-sector or not-for-profit development partners
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10.3 Brownfield Inventory
Brownfield sites, including vacant or underutilized
properties affected by real or perceived environmental
contamination, represent both a challenge and an
opportunity for community improvement. These sites can
constrain reinvestment, contribute to underutilization of
serviced lands, and limit the efficient use of existing
infrastructure. At the same time, they often occupy
strategic locations within settlement areas, employment
lands, or along key corridors where redevelopment could
deliver significant economic, housing, or placemaking
benefits.
A coordinated brownfield inventory would support the
goals of this CIP by improving understanding of the
scale, location, and redevelopment potential of brownfield
sites within [Insert Municipality]. By proactively identifying
and assessing these properties, the Municipality and
Elgin County can better align incentive programming,
target outreach efforts, and reduce uncertainty for
prospective investors. This initiative would also help
position the Municipality to leverage senior government
brownfield funding programs and support more efficient
redevelopment of existing urban lands.
Example Actions
• Prepare and maintain a confidential or controlled-
access inventory of known or suspected brownfield
sites, including basic site characteristics, land use
context, and redevelopment potential.
• Work collaboratively with property owners to confirm
site conditions, identify barriers to redevelopment, and
communicate available incentive programs
• Coordinate with provincial agencies to align local
brownfield priorities with existing remediation, risk
assessment, and redevelopment programs.
• Use the inventory to support targeted application of
CIP incentives, particularly for projects that support
housing, employment, or strategic redevelopment
• Explore opportunities to integrate brownfield data into
broader land use, economic development, and
investment-readiness initiatives.
Potential Partners
• Elgin County
• Local Municipal Partner departments (planning,
economic development, engineering)
• Property owners and developers
• Ontario Ministry of the Environment, Conservation
and Parks (MECP)
• Canada Mortgage and Housing Corporation (CMHC)
and other senior government funding bodies
• Environmental consultants and technical service
providers
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10.4 Ready-to-Build Additional Dwelling Unit Catalogue
Additional Dwelling Units (ADUs) represent a practical
and incremental approach to increasing housing supply
within existing neighbourhoods, particularly in settlement
areas where servicing and infrastructure already exist.
ADUs can help address housing affordability, provide
flexible housing options for seniors and extended
families, and support gentle intensification while
maintaining neighbourhood character.
A Ready-to-Build ADU Catalogue would support the
objectives of this CIP by reducing barriers to ADU
construction and accelerating delivery. By pre-identifying
a set of standardized, policy-compliant ADU designs, the
Municipality, in coordination with Elgin County, can
simplify the approvals process, reduce planning and
design costs for homeowners, and improve certainty for
applicants. This initiative would complement CIP
incentive programs by pairing financial assistance with
streamlined implementation tools.
Example Actions
• Develop a catalogue of pre-approved or pre-reviewed
ADU building designs that comply with applicable
zoning, Official Plan policies, and Ontario Building
Code requirements.
• Include a range of ADU typologies (e.g., detached,
attached, garage-based, secondary suites) that
respond to different lot sizes and neighbourhood
contexts.
• Establish a fast-tracked or simplified planning and
building permit process for ADUs selected from the
catalogue.
• Align the catalogue with CIP incentives, such as
reduced or rebated planning application fees and
building permit fees for eligible ADU projects.
• Provide clear guidance materials to homeowners
outlining eligibility, approval steps, and available
incentives tied to catalogue-based ADU construction.
Potential Partners
• Elgin County
• Local Municipal Partner planning and building
departments
• Housing and community services departments
• Architects, designers, and building professionals
• Canada Mortgage and Housing Corporation (CMHC)
• Local builders and residential contractors
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10.5 Climate Change Adaptation/Resiliency
As climate change continues to affect communities,
municipalities play a critical role in strengthening local
resilience and advancing sustainability. While the
financial incentive programs in this CIP encourage
private-sector investment in energy efficiency,
sustainable construction, and green infrastructure,
municipal leadership is equally important. Strategic
investments in publicly owned buildings, facilities, and
lands allow the Municipality, in coordination with Elgin
County, to lead by example and reinforce community-
wide climate action objectives.
Municipal leadership initiatives focused on climate
adaptation and resiliency can help mitigate the impacts of
extreme weather, reduce long-term operating costs, and
improve the health, safety, and livability of public spaces.
These initiatives support both environmental and
economic goals by enhancing the performance of public
assets while contributing to placemaking and community
well-being.
Example Actions
• Integrate green infrastructure into public spaces, such
as permeable paving, rain gardens, bioswales, and
enhanced stormwater management systems to
reduce flooding and heat-related impacts.
• Retrofit municipally owned buildings to improve
energy efficiency, reduce greenhouse gas emissions,
and increase climate resilience.
• Expand tree canopy coverage and naturalized
landscapes in settlement areas, main streets, and
public gathering spaces to provide shade, manage
stormwater, and improve urban comfort.
• Incorporate climate-resilient design principles into
streetscaping, park improvements, and municipal
capital projects.
• Align municipal climate investments with CIP
objectives to reinforce private-sector improvements
and support tourism, economic vitality, and long-term
sustainability.
Potential Partners
• Elgin County
• Local Municipal Partner public works, parks, and
facilities departments
• Conservation Authorities
• Provincial and federal climate and infrastructure
funding programs
• Utility providers and energy service organizations
• Environmental and community-based organizations
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11.0 Financial Incentive Programs
11.1 Overview
This Community Improvement Plan establishes a suite of
eight financial incentive programs intended to support a
broad range of community improvement objectives
across [Insert Municipality]. Each program is designed to
address specific types of development, reinvestment, or
redevelopment activity and is aligned with the Vision,
Goals, and Focus Areas of the Elgincentives CIP.
Collectively, these programs are intended to encourage
private-sector investment, improve the built environment,
support housing and economic development priorities,
and strengthen the overall vitality and resilience of the
community.
The following financial incentive programs may be
implemented over the life of the CIP, subject to annual
funding availability and program activation decisions:
• Facade, Signage, and Property Improvement
Program
• Building Improvement, Conversion, and Expansion
Program
• Brownfield Cleanup Program
• Building Efficiency and Sustainability Program
• Industrial Stimulus Program
• Affordable Rental Housing Program
• Additional Dwelling Unit Program
• Agri-Tourism and Rural Diversification Program
One or more incentives may be combined between the
programs above unless otherwise restricted by eligibility
criteria and so long as it would not constitute a “double-
dipping” of incentives (i.e. receiving grant money from
two separate programs for the same improvement
project/component).
Financial incentive programs will be funded through a
partnership between the Municipality of [Insert
Municipality] and Elgin County. As part of the annual
budgeting process, both Councils will identify community
improvement funding allocations to be made available for
the upcoming year, if any. For more details on the
financing of incentive programs, please see Section 12.3.
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Incentive Program Availability
In addition to general and program-specific eligibility criteria, incentive program availability will largely depend on where a
subject property is located. The table below provides a summary of program availability by Focus Area.
Main Street Corridors Settlement Areas Agricultural Area Employment Lands
Facade, Signage, and
Property Improvement ü x x x
Building Improvement,
Conversion, & Expansion ü ü x x
Brownfield ü ü ü ü
Building Efficiency &
Development Sustainability ü ü x x
Industrial Stimulus x x x ü
Affordable Housing ü ü x x
Additional Dwelling Unit x ü x x
Agri-Tourism & Rural
Diversification x x ü x
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11.2 Grant Types
Each financial incentive program offered through this CIP may include one or a combination of the grant types described
below. These grant types are used to define eligible costs and establish how financial assistance may be calculated.
Materials and Labour
Includes the costs of materials and labour associated
with construction, development, renovation, or installation
works. Eligible costs must be supported by a quote or
invoice from a qualified construction company,
tradesperson, developer, and/or other construction-
related business with a valid GST number.
Professional Fees
Includes costs associated with consulting services
provided by one or more qualified professionals engaged
in the preparation of plans, studies, drawings, reports, or
other materials required to support, inform, or guide the
proposed improvements. Eligible professional services
may include, but are not limited to, the following:
• Architect or Landscape Architect
• Engineer
• Planner
• Urban Designer
• Graphic Designer
Building and Planning Fees
Includes municipal and/or County fees associated with
development approvals and permits, in accordance with
the applicable municipal fee schedule. Eligible fees
generally include fees associated with building permits
and planning applications (site plan control, minor
variance or permission, etc.)
Tax Increment Grant (TIG)
A grant calculated as a percentage of the net increase in
municipal and/or County property taxes resulting from a
completed development or redevelopment project. The
grant is based on the difference between the pre-
development assessment and the post-development
assessment, commonly referred to as the "tax
increment."
Tax Cancellation
The cancellation of all or a portion of the municipal and/or
County property taxes levied against a property, typically
applied during a defined rehabilitation, redevelopment, or
construction period.
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11.3 General Eligibility Criteria
To be eligible for any financial incentive program offered under this Community Improvement Plan (CIP), all applications
must satisfy the general eligibility criteria outlined below. In addition, applicants must meet any program-specific eligibility
criteria identified within the applicable incentive program(s).
General Eligibility
1. The lands and buildings subject to an application
must be located within the Community Improvement
Project Area (CIPA) designated by by-law for the
purposes of this CIP.
2. The property must be located within an appropriate
Focus Area, and the proposed project must align with
an eligible project type identified within the applicable
incentive program(s).
3. All proposed projects must result in a demonstrable
improvement or rehabilitation of existing conditions
and shall not be limited to routine maintenance or
standard life-cycle replacement.
4. All projects must contribute to achieving or aligning
with one or more of the community improvement
goals identified in Section 7.2 of this Plan.
5. Unless otherwise specified within a particular
program, only registered owners, assessed owners,
or tenants of private lands or buildings (with the
written consent of the owner) are eligible to apply for
financial incentives.
6. The total value of all grants, loans, and tax assistance
provided in respect of a project shall not exceed the
total value of eligible costs as defined within the
applicable incentive program(s) and shall otherwise
not exceed the total eligible costs of the project.
7. Except where otherwise specified (including for Tax
Increment Grants), a property may be eligible for
multiple incentive programs, and applicants may
submit more than one application during the term of
this CIP. In all cases, the combined value of
incentives approved in any given year shall not
exceed the total eligible costs of the project.
8. Financial incentives shall not be applied retroactively.
Any works commenced prior to the written approval of
an application are not eligible for funding. Costs
incurred prior to the adoption of this CIP are not
eligible.
9. At the time of application, the subject property must
have no outstanding property tax arrears or other
outstanding Municipal or County accounts receivable.
10. Applicants must disclose all other sources of funding
or incentives being used to support the proposed
project, including governmental, private, or not-for-
profit funding. These sources will be considered
during application review, and the value of incentives
approved under this CIP may be adjusted
accordingly. Projects receiving funding under this CIP
are not eligible to receive funding for the same works
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under any other Community Improvement Plan
adopted by Municipal Council.
11. All proposed works must conform with applicable
Municipal and County policies, standards, and
procedures, including the Official Plan, Zoning By-law,
design guidelines (where applicable), heritage
requirements, and all necessary planning approvals
and building permits under the Ontario Building Code.
Additional Eligibility Criteria for Tax
Increment Grants
In addition to the general eligibility criteria above, the
following criteria apply specifically to applications for Tax
Increment Grants.
1. A property is eligible to receive a Tax Increment Grant
once during the term of this CIP, unless otherwise
approved by the County and/or municipality in writing.
2. To be eligible, the proposed project must be
considered “major,” meaning it is anticipated to result
in a reassessment and corresponding increase in
municipal and/or County property taxes (the tax
increment).
3. The total value of all Tax Increment Grants approved
for a project shall not exceed the total eligible costs
invested by the applicant or shall not be paid beyond
the defined period in the incentive program under
which it applies.
4. Applications for Tax Increment Grants may be subject
to additional requirements, including:
a. A financial pro forma prepared at the
applicant’s expense;
b. An independent third-party financial review,
where required, at the applicant’s expense;
and
c. A grant agreement setting out terms,
conditions, performance expectations, and the
duration of the grant.
5. If a participating property is sold, in whole or in part,
prior to the expiry of the approved grant period, the
applicant and/or any subsequent owner is not entitled
to receive any remaining grant payments. At its sole
discretion, the Municipality may enter into a new
agreement with a subsequent owner to permit
continued receipt of grant payments.
6. Unless otherwise specified within a particular
incentive program, applicants receiving a Tax
Increment Grant shall not be eligible to receive
additional financial incentive programs under this Plan
during the same year.
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11.4 Facade, Signage, & Property Improvement
Program
Program Summary
The Facade, Signage, & Property Improvement Program provides financial support to property and
business owners and tenants (with consent of the owner) looking to invest in projects that enhance
the look, feel, and functionality of their buildings and properties. Its purpose is to advance vibrancy,
placemaking, and universal accessibility by encouraging high-quality aesthetic and material upgrades. Through grants
that cover materials and labour, professional fees, and permit fees, the program reduces financial barriers to
improvements that might otherwise be cost-prohibitive. Eligible projects range from facade upgrades and signage
enhancements to landscaping features, and accessibility improvements.
Eligible Areas
This program is available to properties located within the following Focus Areas:
• Main Street Corridors
Eligible Projects
The following improvements are eligible for funding under this program. Final eligibility is determined by the Elgincentives
Implementation Committee.
Project Type Eligible Improvements
Facade
Improvement
Permanent physical improvements to the exterior wall(s) of a building that faces and is openly visible
from a public street, such as:
• Restoration or replacement of exterior building treatments, such as brickwork/cladding/siding;
• Restoration or replacement of cornices, eaves, and parapets;
• Restoration or replacement of windows, doors and awnings;
• Restoration or replacement of exterior lighting;
• Exterior painting, including artistic murals;
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Project Type Eligible Improvements
• Chemical or other facade cleaning;
• Redesign of storefront or entrance modifications, including provisions to improve accessibility;
and
• Such other similar improvements and repairs that may be necessary to improve the appearance
of a building facade exterior
Signage
Improvement
Permanent improvement to the main storefront sign(s), such as:
• New or replacement permanent signage (building-mounted or freestanding)
• Signage integrated into an overall facade redesign
Property
Improvements
Permanent aesthetic or functional improvements to the property including the front yard and other
publicly visible areas of the property, such as:
• Addition of landscaping features (plants/green space, including sod, trees, vegetation, etc.);
• Addition of street-facing patios, terraces, or publicly accessible outdoor spaces tied to a
business
• Addition of permanent landscaping elements such as fencing, benches, planters, and lighting;
• Addition of new parking/existing parking area upgrades for cars, motorcycles, and bicycles;
• Improvements to rear building entrances and rear parking areas;
• Addition of walkways; and
• Such other similar improvements and repairs that may be necessary to improve the aesthetics
of a property or otherwise improve the compatibility of the building with neighbouring land uses
(i.e. screening).
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Available Grants
The following grants are available under this program. Where a project involves a combination of project types, the
corresponding grant amounts available for each may be combined so long as no component of the project receives
duplicate funding, and the resulting grant does not exceed the total project costs.
Materials & Labour Professional Fees Building & Planning Fees
Facade
Improvement
50% of eligible costs, up to
$10,0001
50% of eligible costs, up to
$2,500
50% of eligible costs, up to
$2,500
Signage
Improvement
50% of eligible costs, up to
$3,5002
50% of eligible costs, up to
$1,000
50% of eligible costs, up to
$1,000
Property
Improvement
50% of eligible costs, up to
$5,000
50% of eligible costs, up to
$1,000
50% of eligible costs, up to
$1,000
1. Maximum may be increased to $12,500 where a project involves multiple facades fronting onto a public road (e.g., corner lots).
2. Maximum may be increased to $7,000 where a project involves multiple facades fronting onto a public road (e.g., corner lots).
3. (applies to all projects) Where the premises is located within the Tourism Corridor Overlay, an additional $2,500 may be added to
the maximum grant amount, so long as it does not result in a combined grant amount over 50% of the eligible project costs
Program-Specific Eligibility Criteria
In addition to the general eligibility criteria outlined in Section 11.3, all improvement projects seeking funding through this
program are subject to conformity with the following criteria:
1. The property or use that is the subject of the application must be a permitted commercial, mixed-use, institutional, or
other non-residential use. Properties used exclusively or predominantly for residential purposes are not eligible.
2. All proposed improvements must be visible from a public right-of-way or publicly accessible space (e.g., parks,
laneways, municipal parking lots).
3. The property must be accessible to and/or serve the general public, employees, or clients and contribute to the public
life and its surrounding community.
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Program-Specific Design Considerations
In addition to meeting the general and program-specific eligibility criteria, applicants are encouraged to propose
improvements that consider local design elements and enhance placemaking and identity by retaining architectural
character and historic legacy. Design interventions should reinforce the existing scale, colour, and material palette of the
building and surrounding streetscape, while also supporting contemporary needs such as accessibility, energy efficiency,
and business visibility. Applications that integrate the following design considerations may be prioritized:
1. Consistency with the original architectural design of the building (e.g., form, materials, proportions, detailing);
2. A substantial visual improvement to the facade and/or surrounding site;
3. Alignment with urban design and heritage conservation policies of the Official Plan;
4. Incorporation of cultural or historic design elements (e.g., signage style, period appropriate detailing);
5. Removal of incompatible cladding (e.g., vinyl, aluminum) and replacement with context-appropriate materials; or,
6. Restoration or enhancement of key facade components (windows, doors, signage, cornices, etc.).
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11.5 Building Improvement, Conversion, & Expansion
Program
Summary
The Building Improvement, Conversion, and Expansion Program supports upgrades, repairs,
renovations, and adaptive reuse projects that improve the safety, functionality, and usability of
existing buildings. The program assists property and business owners in completing improvements
that may otherwise be cost prohibitive, including work required to meet Building Code standards, enhance accessibility,
improve interior layout and performance, or address structural and safety needs. Routine lifecycle replacements are not
intended to be eligible. The program also supports the conversion of vacant or underutilized non-residential space into
new commercial, mixed-use, institutional, or other eligible uses, as well as eligible expansions that increase operational
capacity or accommodate business growth. These improvements help strengthen the long-term viability of buildings and
contribute to economic vitality.
Eligible Areas
This program is available to properties located within the following Focus Areas:
• Main Street Corridors
• Settlement Areas
Eligible Projects
The following improvements are eligible for funding under this program. Final eligibility is determined by the Elgincentives
Implementation Committee.
Project Type Eligible Improvements
Building
Improvement
Eligible improvements may include interior or structural work that improves the safety, functionality, and
long-term performance of an existing building. Examples include:
• Structural repairs to walls, ceilings, floors, or foundations
• Interior renovation, layout reconfiguration, or interior design improvements
• Repair, replacement, or installation of building systems, including plumbing, electrical, HVAC, or
fire protection
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Project Type Eligible Improvements
• Repair, replacement, or installation of roofing, windows, or doors
• Weatherproofing or building envelope improvements that enhance performance
• Accessibility upgrades for people with disabilities
• Improvements required to bring a building into compliance with the Ontario Building Code or to
address health, safety, or risk management issues
Building
Conversion
& Expansion
Eligible improvements may include the conversion or expansion of space to accommodate a new or
expanded use. Examples include:
• Conversion of vacant or underutilized non-residential space into new commercial, mixed-use,
institutional, or other eligible uses
• Conversion of upper-storey space into new residential units, where permitted
• Expansion of an existing building containing a permitted non-residential use to increase floor
area or functional capacity of the building
Available Grants
The following grants are available under this program. Where a project involves a combination of project types, the
corresponding grant amounts available for each may be combined so long as no component of the project receives
duplicate funding, and the resulting grant does not exceed the total project costs.
Materials & Labour Professional Fees Building & Planning Fees
Building
Improvement
50% of eligible costs, up to
$15,000
50% of eligible costs, up to
$2,500
50% of eligible costs, up to
$2,500
Building
Conversion
& Expansion
$20/ft2 up to $15,000 50% of eligible costs, up to
$2,500
50% of eligible costs, up to
$2,500
1. (applies to all projects) Where the premises is located within the Tourism Corridor Overlay, an additional $2,500 may be added to
the maximum grant amount, so long as it does not result in a combined grant amount over 50% of the eligible project costs. This
does not apply to the Tax Increment Grant described below.
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Tax Increment Grant (Major Projects Only)
As an alternative to the grants above, a Tax Increment Grant (TIG) may be offered for major improvement, conversion,
or expansion projects that are expected to generate a significant increase in property assessment. The TIG provides an
annual grant based on all or a portion of the County and/or Municipal tax increase that results from the completed
project (the increment). This option is intended for large-scale improvements where the projected tax increment is
expected to exceed the combined value of the grants otherwise available.
The Tax Increment Grant (TIG) will follow the payment schedule below, depending on where the property is located.
The lifetime amount of a TIG shall not exceed the total costs of the project.
Year 1 2 3 4 5 6
Increment Amount - County Portion
(within Tourism Corridor Overlay) 100% 90% 80% 70% 60% 0%
Increment Amount - County Portion
(outside the Tourism Corridor Overlay) 100% 80% 60% 40% 20% 0%
Increment Amount – Local Portion Initial increment amount and reduction schedule to be determined by
the local municipality in its sole discretion.
Program-Specific Eligibility Criteria
In addition to the general eligibility criteria outlined in Section 11.3, all improvement projects seeking funding through this
program are subject to conformity with the following criteria.
1. The property or use that is the subject of the application must be a permitted commercial, mixed-use, or institutional
use. Properties used exclusively or predominantly for residential purposes are not eligible.
2. The project must involve improvements to an existing building. New standalone buildings or detached additions that do
not relate to the functional improvement or expansion of an existing structure are not eligible.
3. The work must result in a measurable functional, structural, or code-related improvement. Projects that simply replace
materials or finishes with no demonstrated functional benefit are not eligible.
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4. Routine lifecycle replacements are not eligible. Eligible improvements must extend the useful life of the building,
address deficiencies, or provide a functional upgrade beyond basic maintenance.
5. Conversions must involve a change in use or purpose of a space. Examples include adapting vacant or underutilized
interior space for commercial, mixed-use, or institutional purposes, or other eligible uses identified in the CIP.
6. Expansions must be directly tied to business or operational needs. Eligible expansions include increases in floor area
or functional capacity required to accommodate a permitted and active use.
7. Accessibility improvements shall comply with minimum regulatory requirements to create a safer, more inclusive, or
barrier-free environment.
8. The Tax Increment Grant (TIG) component of this program is subject to the specific requirements of (11.3). Applicants
seeking a TIG will be required to submit information that demonstrates the anticipated reassessment impact of the
project. The municipality will confirm eligibility based on a preliminary assessment estimate and may offer a TIG in lieu
of the standard grant types where this form of assistance provides a more suitable level of support for the scale and
impact of the proposed work.
Program-Specific Design Considerations
The following design considerations are intended to guide applicants and municipal staff in shaping and evaluating
projects submitted under this program. Projects that effectively address one or more of these considerations may be
viewed more favourably during the review process, particularly where they demonstrate clear community benefit or high-
quality design outcomes.
1. Projects should enhance the long-term functionality and adaptability of the building, particularly where improvements
support evolving business needs or future reuse opportunities.
2. Proposed work should demonstrate a clear contribution to the overall vitality of the surrounding area, including benefits
such as improved building condition, increased activity, or renewed occupancy.
3. Interior improvements should prioritize user safety, accessibility, and comfort, including energy efficiency and indoor
environmental quality where appropriate.
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4. Where heritage or older building stock is present, applicants are encouraged to maintain or sensitively restore
character-defining features, while ensuring modern standards of performance and safety.
5. Applicants should consider how improvements can support economic resilience, such as creating flexible spaces,
enabling business growth, or improving operational efficiency.
6. The scale and scope of work should be proportional to the intended use of the space and should reflect thoughtful
investment that strengthens the value and longevity of the building.
7. Collaboration with qualified professionals, including architects, engineers, or designers, is encouraged to support high-
quality outcomes and ensure technical feasibility.
8. Projects that address long-term deficiencies, resolve persistent functional challenges, or enable the productive use of
previously underutilized spaces are especially encouraged.
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11.6 Brownfield Remediation Program
Summary
The Brownfield Remediation Program provides financial support to encourage the assessment,
cleanup, and redevelopment of contaminated or potentially contaminated sites, known as
“Brownfields”. Brownfield sites often consist of former industrial, commercial, or institutional
properties that are vacant, underutilized, or impacted by past uses. These properties may present
significant barriers to redevelopment due to environmental uncertainty or remediation costs. The
program offers assistance for environmental studies, remediation activities, and tax relief during the rehabilitation and
redevelopment period. By reducing financial barriers and de-risking early investigative work, the program aims to support
environmental improvement, enable adaptive reuse, and return underutilized lands to productive use consistent with local
planning policy and revitalization goals.
Eligible Areas
This program is available to any identified Brownfield in the entire municipality.
Eligible Projects
The following improvements are eligible for funding under this program. Final eligibility is determined by the Elgincentives
Implementation Committee.
Project Type Eligible Improvements
Environmental
Studies
Eligible studies may include work required to assess the extent and nature of contamination,
evaluate risk, and prepare for remediation or the filing of a Record of Site Condition (RSC). Examples
include:
• Phase II Environmental Site Assessment (ESA)
• Remedial Action Plan or Remedial Work Plan
• Risk Assessment and Risk Management Plans
• Other environmental studies required under the Environmental Protection Act to support an
RSC filing
Remediation
and Risk
Eligible remediation work must be undertaken to reduce or manage contaminants on a site in order
to permit redevelopment for an intended use. Examples include:
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Project Type Eligible Improvements
Management
Activities
• Environmental remediation activities such as soil excavation, removal, or treatment
• Costs of preparing an RSC, including subsurface characterization work required to support
filing
• Placement of clean fill and site grading
• Installation of environmental or engineering controls, such as vapour mitigation or
groundwater control systems
• Monitoring, maintaining, and operating environmental or engineering controls
• Environmental insurance premiums directly related to remediation or risk management
• Other eligible costs as permitted under Section 365.1 of the Municipal Act, 2001
Redevelopment
Redevelopment of a former brownfield property for a new commercial, mixed-use, institutional,
industrial, or multi-unit residential use following the investigation and subsequent remediation of a
site, as well as the filing of a Record of Site Condition, in support of redevelopment.
Available Grants
The following grants are available under this program. Where a project involves a combination of project types, the
corresponding grant amounts available for each may be combined so long as no component of the project receives
duplicate funding, and the resulting grant does not exceed the total project costs.
Professional Fees Tax Cancellation
Environmental
Study
50% of eligible costs, up
to $10,000 N/A
Remediation
Activities N/A
Up to 100% of municipal and/or County portion of taxes cancelled for up to
three years, from the date a Phase II ESA described in Note 1 below was
completed for the property1
1. In accordance with Section 365.1 of the Municipal Act, to be eligible for tax cancellation, a Phase II Environmental Site
Assessment must be prepared and submitted by a qualified professional demonstrating that the property did not meet the
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standards that must be met under subparagraph 4 i of subsection 168.4 (1) of the Environmental Protection Act to permit a record
of site condition to be filed under that subsection in the Environmental Site Registry.
Tax Increment Grant (Major Projects Only)
In addition to the grants above, a Tax Increment Grant (TIG) may be offered for redevelopment projects that are
expected to generate a significant increase in property assessment on a former brownfield. The TIG provides a grant
based on all or a portion of the County and/or municipal tax increase that results from the completed project (the
increment). This option is intended for large-scale improvements where the projected tax increment is expected to
exceed the combined value of the grants otherwise available.
The Tax Increment Grant (TIG) will follow the payment schedule below, depending on where the property is located.
The lifetime amount of a TIG shall not exceed the total costs of the project.
Year 1 2 3 4 5 6
Increment Amount - County Portion
(within Tourism Corridor Overlay) 100% 90% 80% 70% 60% 0%
Increment Amount - County Portion
(outside the Tourism Corridor Overlay) 100% 80% 60% 40% 20% 0%
Increment Amount – Local Portion Initial increment amount and reduction schedule to be determined by
the local municipality in its sole discretion.
Program-Specific Eligibility Criteria
In addition to the general eligibility criteria outlined in Section 11.3, all improvement projects seeking funding through this
program are subject to conformity with the following criteria.
1. The property must meet the definition of a brownfield site and must be confirmed or suspected to be contaminated
based on a Phase I ESA.
2. All studies supported under this program shall be completed by a Qualified Person.
3. Applicants must submit all required documentation, including study results, certifications, and detailed cost estimates,
prior to reimbursement.
4. For environmental study grants, applicants must provide one hard copy and one digital copy of completed studies
along with proof of payment.
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5. Applicants must provide written consent allowing [Insert Municipality] to use non-sensitive study findings to inform
future planning or economic development initiatives.
6. The program is intended for non-residential, mixed-use redevelopment, or multi-unit residential redevelopment projects
comprising four (4) or more units.
7. Grants will only be offered where there is demonstrated potential for redevelopment, renovation, or adaptive reuse of
an existing building or site.
8. Applicants must be the registered owner or assessed owner of the property. Tenants are not eligible to apply.
9. Remediation work supported through this program must support the eventual filing of an RSC in the Environmental
Site Registry.
Additional information on Provincial Programming
To further support brownfield revitalization, the municipality may work with eligible applicants to pursue the Province of
Ontario’s Brownfields Financial Tax Incentive Program (BFTIP). This provincial tool allows municipalities to request a
matching cancellation of the education portion of property tax from the Province. Eligibility under the provincial matching
program requires:
• that the site is located within a designated CIP area; and
• that a Phase II ESA confirms the presence of contamination requiring remediation.
Through BFTIP, the Province may cancel education property taxes for up to six (6) years for business development and
up to ten (10) years for residential development, proportionate to the municipal cancellation.
For more information on provincial brownfield programming, please visit: https://www.ontario.ca/page/brownfields-
financial-tax-incentive-program
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11.7 Building Efficiency & Sustainability Program
Program Summary
The Building Efficiency & Sustainability Program provides financial support to upgrade the
environmental efficiency and sustainability of their buildings and sites. Its purpose is to advance
climate resilience, reduce greenhouse gas emissions, and promote sustainable building practices
through high performance building envelopes, efficient mechanical systems, and renewable energy
installations. These improvements will also support improved comfort, durability, and operating
efficiency while supporting broader community sustainability objectives.
Eligible Areas
This program is available to properties located within the following Focus Areas:
• Main Street Corridors
• Settlement Areas
Eligible Projects
The following improvements are eligible for funding under this program. Final eligibility is determined by the Elgincentives
Implementation Committee.
Project Type Eligible Improvements
All Projects
Major Interior or exterior renovations that result in a third-party certification or meet a third-party energy
efficiency standard which exceeds the requirements of the Ontario Building Code and demonstrably
increases energy efficiency including:
• Interior or exterior renovations that result in any level of LEED certification as determined by the
Canada Green Building Council.
• Interior or exterior renovations that result in compliance with ASHRAE SNAE Standard
90.1.1999 or newer energy performance standards for buildings except low rise residential
buildings as certified by a professional engineer or professional architect.
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Project Type Eligible Improvements
• Installing roof upgrades for energy or water management such as a green roof, cool roof
materials, reflective roof coatings, or other improvements that help reduce heat, save energy, or
better manage rainwater.
• Installation of green infrastructure to support draining of stormwater such as bioswales,
permeable surfacing, or rain gardens
• Improvements that increase the building’s resiliency to climate change impacts such as
improved drainage systems to mitigate flood risk
• Installation of small-scale renewable energy systems such as solar panels, heat pumps, solar
water heaters, geothermal.
Available Grants
The following grants are available under this program. Where a project involves a combination of project types, the
corresponding grant amounts available for each may be combined so long as no component of the project receives
duplicate funding, and the resulting grant does not exceed the total project costs.
Materials & Labour Professional Fees Building & Planning Fees
All Projects 50% of eligible costs, up to
$7,500
50% of eligible costs, up to
$2,500
50% of eligible costs, up to
$1,500
Program-Specific Eligibility Criteria
In addition to the general eligibility criteria outlined in Section 11.3, all improvement projects seeking funding through this
program are subject to conformity with the following criteria.
1. The property or use that is the subject of the application must be a permitted commercial, mixed-use, or institutional
use. Properties used exclusively or predominantly for residential purposes are not eligible.
2. Applications may be required to be supported by a professional energy audit completed in order to determine and
demonstrate the need for energy efficiency upgrades.
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11.8 Industrial Stimulus Program
Summary
The Industrial Stimulus Program is intended to encourage private investment in major projects that
establish or significantly expand employment-generating uses within designated Employment
Areas. The program supports large-scale industrial and employment developments that create new
jobs, diversify the local economy, and strengthen the municipality’s long-term competitiveness.
Funding is intended for high-impact projects with clear economic benefits.
Eligible Areas
This program is available to support employment and industrial-focused development projects on any lands designated
employment lands or industrial in the Official Plan.
Eligible Projects
The following improvements are eligible for funding under this program. Final eligibility is determined by the Elgincentives
Implementation Committee.
Project Type Eligible Improvements
Industrial
Development,
Redevelopment,
or Expansion
Major development or redevelopment projects that support the establishment, expansion, or
modernization of an industrial or employment-generating use, where the project would result in an
increase in assessment value on the lands. Examples include:
• Construction of new buildings or facilities for industrial, manufacturing, logistics, warehousing,
or other employment uses;
• Expansion of existing industrial or employment buildings to increase production capacity or
operational space; and/or
• Redevelopment or adaptive reuse of underutilized or vacant employment lands for new
industrial or advanced manufacturing uses.
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Available Grants
The following grants are available under this program. Where a project involves a combination of project types, the
corresponding grant amounts available for each may be combined so long as no component of the project receives
duplicate funding, and the resulting grant does not exceed the total project costs.
Tax Increment Grant (Major Projects Only)
A Tax Increment Grant (TIG) is available to support major development projects that are expected to generate a
significant increase in property assessment. The TIG provides an annual grant based on all or a portion of the County
and/or municipal tax increase that results from the completed project. This grant is intended for large-scale
improvement projects only.
The Tax Increment Grant (TIG) will follow the payment schedules outlined below, subject to all eligibility criteria being
satisfied. The lifetime amount of a TIG shall not exceed the total costs of the project.
Year 1 2 3 4 5 6 7 8 9 10 11
Basic Increment Amount
(County Portion) – all other
eligible project types
100% 90% 80% 70% 60% 0% 0% 0% 0% 0% 0%
Enhanced Increment Amount
(County Portion) – project
must be directly associated with
a manufacturing1 use and result
in a minimum of 60,000 ft2 in
new building construction
100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0%
Increment Amount
(Local Portion)
Initial increment amount and reduction schedule to be determined by the local
municipality in its sole discretion.
1. Final determination of what constitutes a manufacturing use shall be at the sole discretion of Elgin County and/or [Insert
Municipality] staff.
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Program-Specific Eligibility Criteria
In addition to the general eligibility criteria outlined in Section 11.3, all improvement projects seeking funding through this
program are subject to conformity with the following criteria.
1. Projects must involve the establishment of a new employment-generating use or a significant expansion of an existing
eligible industrial or employment use.
2. The proposed development must be permitted by the zoning bylaw and consistent with the Official Plan designation for
the site.
3. The project should demonstrate clear economic benefits, including job creation, increased assessment, business
expansion, or strengthened competitiveness.
4. A minimum capital investment threshold may be required, to be determined bythe County and/or [Insert Municipality] at
the time of application.
5. Applicants may be required to submit a business plan, development concept, or financial pro forma to demonstrate
feasibility and economic impact.
6. A scoring system or evaluation matrix may be used to prioritize projects that provide the greatest benefits to [Insert
Municipality] or align with targeted sectors.
7. Applicants requesting a TIG must also meet the TIG-specific eligibility criteria set out in Section 11.3 and may be
required to submit assessment impact estimates prepared by a qualified third party.
8. Routine maintenance or minor alterations are not eligible. Only substantial industrial development, redevelopment, or
expansion projects qualify under this program.
9. The property must be located within a designated Employment Area as defined by the Official Plan.
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11.9 Affordable Rental Housing Program
Summary
This program supports the creation of new affordable, purpose-built rental housing to diversify the
local housing supply and expand housing options for residents. By offering financial incentives
such as municipal fee relief and tax increment grants, the program helps offset the reduced
revenues experienced by housing providers when offering units at affordable rental rates. The
program encourages collaboration between the development community and local or regional
housing service providers, such as the City of St. Thomas Housing and Homelessness Services, to align projects with
community housing needs and priorities. For the purpose of administrating this program, the County and Municipality will
maintain an annual statement of Average Market Rent (AMR) for each of the following unit types, to be updated as-
needed: Bachelor / 1-Bedroom / 2-Bedroom / 3+ Bedroom
Eligible Areas
This program is available to properties located within the following Focus Areas:
• Main Street Corridors
• Settlement Areas
Eligible Projects
The following improvements are eligible for funding under this program. Final eligibility is determined by the Elgincentives
Implementation Committee.
Project Type Eligible Improvements
New Rental
Housing Creation
New multi-unit development resulting in the creation of four or more new housing units on a
property where at least 20% of the units (with a minimum of 1) are purpose-built rentals having
rent(s) maintained at or below Average Market Rent (AMR), as determined by the Municipality,
for the lifetime of the grant period.
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Available Grants
The following grants are available under this program. Where a project involves a combination of project types, the
corresponding grant amounts available for each may be combined so long as no component of the project receives
duplicate funding, and the resulting grant does not exceed the total project costs.
Professional Fees Building & Planning Fees
All Eligible Projects 50% of eligible costs,
up to $5,000 (one time)
100% of eligible costs,
up to $5,000 (one time)
Tax Increment Grant
A Tax Increment Grant (TIG) will be offered in combination with the grants above to provide greater support to
affordable housing creation. The TIG for this program differs from the other TIGs in this CIP in that the total annual grant
offered under the Tax Increment Grant (TIG) will be tied to the number of rental housing units provided at each level of
affordability, the combined maximum of which shall not exceed 50% of the tax increment annually.
TIG amounts will be determined in accordance with the level of affordability achieved and maintained for the minimum
grant period, which is measured as a percentage of the current Average Market Rent (AMR) for the respective unit
type/size. The grant amounts shown below are an annual payment made on a per-unit basis.
Affordability Level1 Percentage of AMR Grant Per Unit
Average Market Rent 91% to 100% $2,000 annually for up to 10 Years
Near-Market Rent 81% to 90% $3,500 annually for up to 10 Years
Affordable Rent ≤80% $5,000 annually for up to 10 Years
1. Elgin County and/or [Insert Municipality] shall maintain full discretion in the determination of Average Market Rent (AMR) based
on unit size/type and the maximum rent permitted to qualify for each Affordability Level described above.
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Program-Specific Eligibility Criteria
In addition to the general eligibility criteria outlined in Section 11.3, all improvement projects seeking funding through this
program are subject to conformity with the following criteria.
1. Registered owners of lands and buildings must enter into an agreement with the Municipality outlining the obligations
and responsibilities of the owner, including but not limited to the criteria listed in this section.
2. A minimum of 20% of the total housing units in the development must be rented at or below Average Market Rent
(AMR) for a minimum period 10 years from occupancy, known as the Grant Period.
3. If any unit(s) change in their affordability level but remain eligible for funding under this program, the grant amount(s)
may be adjusted accordingly. If the units are no longer deemed to be affordable per the definition in this program, the
Municipality may cancel the annual grants paid under this program and/or may require past grant funding, plus
interest, to become repayable to the Municipality in full.
4. During tenancy, the housing provider must agree not to increase the rent during the affordability period by more than
the prevailing rent increase guideline established for each calendar year pursuant to the Residential Tenancies Act,
2006 or any successor legislation or the rental rates established through the agreement, whichever is less. However,
the rent rate established through the agreement may be adjusted to the current year during unit turnover.
5. The total combined annual maximum grant offered under the Tax Increment Grant (TIG) component shall not exceed
50% of the tax increment as defined below:
Tax Increment: The incremental increase in property taxes generated by an eligible project. Determined as the
difference between pre- and post-project completion municipal property taxes levied as a result of the revaluation
of the property by Municipal Property Assessment Corporation (MPAC).
6. Tenancy for Affordable Units rented at 80% or less of AMR should be coordinated with City of St. Thomas Housing
and Homelessness Services to ensure those most in need of housing have priority access, based on wait list or other
available data deemed appropriate.
7. Any housing unit (affordable or not) within a development supported under this program shall not be used as a short-
term rental for the duration of the grant period.
8. Prior to the payment of any TIG grants, the following must be satisfied:
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• The development is complete and occupancy permits have been issued;
• The property has been reassessed by MPAC;
• Property taxes for the respective year have been paid in full, and each year subsequent;
• The Municipality has confirmed the rent levels are in accordance with the requirements of the CIP and any funding
agreement(s).
9. In addition to the above, applicants must meet the TIG-specific eligibility criteria set out in Section 11.3 and may be
required to submit assessment impact estimates prepared by a qualified third party.
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11.10 Agri-Tourism & Rural Diversification
Program Summary
The Agri-Tourism & Rural Diversification Program provides financial support to establish, expand,
or enhance non-traditional, agriculture-related ventures that contribute to Elgin County’s rural
economy and tourism landscape. Its purpose is to encourage value-added agricultural enterprises,
on-farm diversified uses, agri-tourism experiences, and rural recreation amenities that celebrate
the County’s agricultural heritage while advancing economic diversification. The program is not
intended to fund general production-based agricultural activities such as livestock operations, dairy production, cash
cropping, or conventional horticulture. Instead, it supports projects that introduce new visitor experiences, create
additional revenue streams for rural properties, and strengthen the vitality and resilience of Elgin County’s rural area.
Eligible Areas
This program is available to properties located within the following Focus Areas:
• Agricultural Area
Eligible projects
The following improvements are eligible for funding under this program. Final eligibility is determined by the Elgincentives
Implementation Committee.
Project Type Eligible Improvements
All Projects
Eligible improvements generally include the permanent establishment, expansion, or improvement of a
bona fide agri-tourism, on-farm diversified, or rural recreation use permitted under the Provincial
Planning Statement and the Municipality’s Official Plan. Examples include:
• Construction of new buildings or additions directly associated with the use;
• Renovations or upgrades to existing buildings, including Fire safety, electrical, HVAC, plumbing
systems, and general compliance with the Ontario Building Code for the proposed use(s) to
support the conversion of buildings or structures to accommodate occupancy related to the use;
• Facade, signage, and property improvements generally consistent with the eligible projects
supported under the Facade, Signage, and Property Improvement Program
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Available Grants
The following grants are available under this program. Where a project involves a combination of project types, the
corresponding grant amounts available for each may be combined so long as no component of the project receives
duplicate funding, and the resulting grant does not exceed the total project costs.
Materials & Labour Professional Fees Building & Planning Fees
All Projects 50% of eligible costs, up to $10,000 50% of eligible costs, up to
$2,500
50% of eligible costs, up to
$2,500
1. Where the premises is located within the Tourism Corridor Overlay, an additional $2,500 may be added to the maximum grant
amount, so long as it does not result in a combined grant amount over 50% of the eligible project costs
Program-Specific Eligibility Criteria
In addition to the general eligibility criteria outlined in Section 11.3, all improvement projects seeking funding through this
program are subject to conformity with the following criteria.
1. The project must be directly tied to a bona fide agri-tourism use, value-added agricultural use, on-farm diversified use,
or commercial rural recreation use permitted in the Official Plan.
2. All proposed uses must be consistent with OMAFRA's guidelines for permitted uses in the agricultural area.
3. Any improvements related to a dwelling or residential portion of a use or business are not eligible. Properties used
exclusively for residential purposes are not eligible, unless the proposed improvement is clearly integral to an eligible
agri-tourism or value-added agricultural activity.
4. Eligible uses must generally be open and accessible to the public to access the service, experience, or good(s).
5. The project must support activities that are compatible with agricultural operations and do not compromise the long-
term function of the agricultural land base.
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11.11 Additional Dwelling Unit Program
Program Summary
The Additional Dwelling Unit (ADU) Program provides financial support to property owners seeking
to create new ADUs or legalize existing units that were not previously compliant with zoning,
building, or fire code requirements. Given shifting demographics and increased housing pressures,
the use of ADUs can help increase the affordable housing stock and provide alternate housing
options within existing lots and at often a lower cost. The purpose of the Additional Dwelling Unit (ADU) Program is to
encourage the development of safe, functional, and well-designed secondary units that expand housing choice and
support gentle residential intensification within designated areas of the community.
Eligible Areas
This program is available to properties located within the following Focus Areas:
• Main Street Corridors
• Settlement Areas
Eligible Projects
The following improvements are eligible for funding under this program. Final eligibility is determined by the Elgincentives
Implementation Committee.
Project Type Eligible Improvements
All Projects
• The establishment of a new permanent Additional Dwelling Unit in compliance with the
Municipality’s Official Plan and Zoning By-law.
• Where one or more code-related deficiencies exist with an existing ADU, permanent
upgrades or renovations directly related to bringing the ADU into compliance with applicable
building, fire, and safety codes.
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Available Grants
The following grants are available under this program. Where a project involves a combination of project types, the
corresponding grant amounts available for each may be combined so long as no component of the project receives
duplicate funding, and the resulting grant does not exceed the total project costs.
Materials & Labour Professional Fees Building & Planning Fees
All Projects 50% of eligible costs, up to
$10,000
50% of eligible costs, up to
$2,500
50% of eligible costs, up to
$2,500
Program-Specific Eligibility Criteria
In addition to the general eligibility criteria outlined in Section 11.3, all improvement projects seeking funding through this
program are subject to conformity with the following criteria.
1. All proposed ADU projects must comply with the applicable Official Plan policies, Zoning By-law provisions, and the
Ontario Building Code, including any required planning approvals and building permits.
2. Eligible works must be functional in nature and directly related to the creation, legalization, or improvement of an
additional dwelling unit. Cosmetic or purely decorative improvements (e.g., painting, flooring replacement, or aesthetic
upgrades) are not eligible for funding unless they form part of a broader, eligible scope of work.
3. As a condition of funding, the financial assistance agreement shall prohibit the use of any additional dwelling unit
supported under this program as a short-term rental for a minimum period of five (5) years. Failure to comply with this
requirement may result in the requirement to repay all or a portion of the grant funding, in accordance with the terms of
the agreement.
4. No portion of any works associated with the main residence or dwelling unit will be eligible for funding support (i.e., the
primary dwelling unit).
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Program-Specific Design Considerations
Applications under this program will be evaluated in the context of the Municipality’s Official Plan policies related to
additional dwelling units, including considerations related to scale, compatibility, location, servicing, and access. In
addition, to ensure that supported projects contribute positively to neighbourhood quality, livability, and long-term housing
outcomes, priority may be given to applications that demonstrate strong design and planning merit in one or more of the
following areas.
1. The additional dwelling unit is well integrated with the principal dwelling and surrounding neighbourhood, including
compatibility in form, massing, scale, and materials, and reflects the established character of the area.
2. The project incorporates barrier-free design features or enhances housing accessibility for seniors, persons with
disabilities, or individuals with mobility challenges (e.g., ground-level units, single-storey layouts, or direct pedestrian
access).
3. The project incorporates energy-efficient design strategies or environmentally responsible materials that exceed
minimum building code requirements.
4. The placement and orientation of entrances, windows, and access points respect adjacent properties, minimize
privacy impacts, and contribute positively to the public realm.
5. The additional dwelling unit supports identified housing needs within the community, such as increasing rental supply,
providing workforce housing, or enabling aging in place.
These design considerations are intended to inform the review and prioritization of applications and do not represent
mandatory eligibility thresholds. Where funding is limited, projects that best reflect these principles may be prioritized for
support.
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12.0 Administration
This section outlines the administrative framework for the implementation of the Elgincentives within [Insert Municipality],
including the term of the Plan, governance structure, funding approach, and application requirements for financial
incentive programs. While this Plan is adopted locally under the Ontario Planning Act, it is administered through a County-
led delivery model in partnership with Elgin County, as described below.
12.1 Term of the CIP
It is anticipated that the Elgincentives Community
Improvement Plan will be implemented over a ten (10)
year period from 2026 to 2036. An amendment to this
CIP is not required to extend the term of this plan if there
is a desire to do so, unless any updates or revisions
trigger the need under the Planning Act. The ultimate
term of Elgincentives shall be determined by the County
and [insert municipality] at their sole discretion.
12.2 Administrative Body
This Community Improvement Plan will be administered
through a County-led committee structure, in partnership
with the Municipality of [Insert Municipality]. Specifically,
an Elgincentives Implementation Committee has been
established to oversee delivery of the financial incentive
programs contained in this Plan. The Elgincentives
Implementation Committee is responsible for:
1. Receiving and reviewing all applications for financial
incentives;
2. Coordinating the further exploration and pursuit of
municipal leadership initiatives; and
3. Making decisions on whether applications should be
approved or refused, in accordance with the eligibility
criteria and program requirements outlined in this Plan
OR preparing recommendations to council where
required to approve tax-related incentives.
In addition, the Elgincentives Implementation Committee
will be responsible for:
4. Marketing the Elgincentives CIP in accordance with
the Marketing Strategy outlined in Section 13.0 of this
Plan, with Elgin County taking a lead role; and
5. Monitoring program uptake and performance,
including the financial incentive programs, in
accordance with the Monitoring framework set out in
Section 14.0 of this Plan.
The Committee will consist primarily of senior staff from
Elgin County, who will assume responsibility for day-to-
day program administration, application intake,
evaluation, and coordination. Staff from the Municipality
of [Insert Municipality] will participate on the Committee
on an as-needed basis, including the review of
applications originating within the municipality and
coordination of local implementation considerations.
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Applications will be evaluated based on criteria
established by the Elgincentives Implementation
Committee, which are grounded in the Vision, Goals, and
policy direction set out in this CIP.
12.3 Funding of Financial
Incentives
Any number of the financial incentive programs identified
in this Plan may be brought into effect during the term of
the CIP, subject to the availability of funds and other
resources. On an annual basis, the Elgincentives
Implementation Committee will report to the Council of
the Municipality of [Insert Municipality] and Elgin County
Council regarding which incentive programs will be in
effect for that year.
Financial incentive programs will be funded through a
partnership between the Municipality of [Insert
Municipality] and Elgin County. As part of the annual
budgeting process, both Councils will identify community
improvement funding allocations to be made available for
the upcoming year, if any.
During the annual budgeting exercise, the Councils of the
Municipality of [Insert Municipality] and Elgin County will
also determine the extent to which each level of
government will participate in the incentive programs that
are activated for that year. Subject to available
resources, up to 100% of certain grant programs may be
funded by Elgin County. Exceptions include tax-based
programs such as the Tax Increment Grant, Application
and Permit Fee Rebates, and Brownfield Tax Assistance,
where each level of government may only fund its
respective portion of the tax increase or fee.
The provision of incentives in any given year is subject to
available funding. Once approved annual budgets have
been fully allocated, no further incentives will be granted
until additional funding is approved.
Annual budgets for financial incentives do not apply to
tax-based incentive programs, as these programs do not
represent direct “out-of-pocket” expenditures. Funding for
tax-based incentives is provided through cancellation or
reimbursement in the year following payment and does
not require upfront budget allocation.
Actual payment of all incentives, including both the
municipal and County-funded portions, will remain the
responsibility of the Municipality of [Insert Municipality],
with County contributions transferred to the Municipality
accordingly, not directly to the applicant.
It is recognized that other Community Improvement Plans
may exist or be adopted in the future by the Municipality
of [Insert Municipality]. This Plan is separate from any
other CIP adopted by Municipal Council. Elgin County
participation is limited to the financial incentive programs
contained within this CIP.
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12.4 Financial Incentive
Application Process
1. Pre-Consultation
All applicants are required to participate in a pre-
consultation meeting with a representative of the
Elgincentives Implementation Committee prior to
submitting a formal application. The purpose of pre-
consultation is to improve application quality and
administrative efficiency by:
• Confirming general and program-specific eligibility;
• Identifying appropriate financial incentive
programs;
• Clarifying required supporting documentation;
• Providing preliminary feedback on project
alignment with the goals and objectives of this
CIP; and
• Identifying whether the proposed project may
involve any tax-based incentives requiring Council
approval.
Pre-consultation does not constitute approval of an
application or guarantee funding.
2. Application Submission
Following pre-consultation, applicants may submit a
formal application for financial incentives in accordance
with the requirements of this Plan. Applications must
include:
1. One (1) completed application form, signed by the
registered or assessed owner, or tenant with owner
consent;
2. Supporting documentation, as identified through pre-
consultation and as determined by the Elgincentives
Implementation Committee, which may include, but is
not limited to:
a. Specifications of the proposed project,
including plans, drawings, and studies;
b. Photographs of the existing building or site
condition;
c. Past or historical photographs and/or drawings,
where available;
d. Two (2) cost estimates for eligible work
provided by qualified contractors;
e. Disclosure of all other funding sources or
incentives supporting the project;
f. A statement describing how the proposed
project meets the goals and objectives of this
CIP; and
g. Any additional information required by the
Committee.
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3. Completeness and Eligibility Review
Upon receipt of an application, a designated
representative of the Elgincentives Implementation
Committee will conduct an initial review to confirm that
the submission is complete and generally consistent with
the eligibility requirements of this Plan. Only applications
deemed complete will be circulated to the full
Elgincentives Implementation Committee for evaluation.
Incomplete applications will be returned to the applicant
with written notice identifying deficiencies.
4. Application Review and Committee
Decision
Complete applications will be evaluated by the
Elgincentives Implementation Committee based on the
general and program-specific eligibility criteria outlined in
this Plan, as well as alignment with the CIP’s goals and
priorities. Based on this review, the Committee may:
a) Approve the application, in whole or in part;
b) Refuse the application, with reasons provided; or
c) Request revisions or additional information prior to
making a final decision.
Applicants will be notified in writing of the Committee’s
decision.
5. Council Approval for Tax-Based Incentives
Notwithstanding Sections 12.4.3 and 12.4.4, any
application that includes a tax-based incentive—such as
a Tax Increment Grant, tax cancellation, tax rebate, or
tax deferral—shall require approval by the respective
Council having authority over that portion of taxes.
Where an application includes both grant-based
incentives and tax-based incentives:
• The Elgincentives Implementation Committee may
approve the grant-based components of the
application, subject to Council approval of the tax-
based incentive; and,
• The tax-based incentive component, along with a
recommendation from the Committee, shall be
forwarded to the respective Council having
authority over that portion of taxes for
consideration.
No tax-based incentive shall be provided unless Council
approval has been granted.
6. Appeal of Committee Decisions
If an application is refused by the Elgincentives
Implementation Committee the applicant may appeal the
decision to Municipal Council. Applications refused due
to lack of funding availability are not eligible for appeal
but may be resubmitted in a future funding cycle.
In considering an appeal, Council may approve or refuse
the application upon reconsideration. If Council approves
the application, the Elgincentives Implementation
Committee will proceed with execution of the Financial
Assistance Agreement. All Decisions of Council are final.
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7. Financial Assistance Agreement
For approved applications, a Financial Assistance
Agreement shall be prepared and executed between the
Municipality of [Insert Municipality] and the applicant. The
Agreement will outline:
• Approved works and incentive amounts;
• Terms and conditions of funding;
• Required permits and approvals;
• Timelines for project initiation and completion;
• Documentation and inspection requirements; and
• Default provisions and remedies.
No CIP-funded work may commence prior to execution of
the Financial Assistance Agreement, unless expressly
authorized in writing.
8. Project Initiation, Completion, and Payment
Unless otherwise specified in the Financial Assistance
Agreement:
1. Approved projects must commence within six (6)
months of agreement execution.
2. Projects must be completed within twelve (12) months
of commencement.
3. Requests for extensions must be submitted in writing
and are subject to approval at the discretion of the
Elgincentives Implementation Committee.
4. Upon project completion, applicants must submit:
• A statement of completed works;
• Invoices and proof of payment;
• Photographic documentation; and
• Any additional documentation required by the
Agreement.
The Elgincentives Implementation Committee reserves
the right to inspect completed works or audit project costs
prior to authorizing payment. Incentives may be delayed,
reduced, cancelled, or recovered if project requirements
are not met.
Elgincentives Application Process
Pre-Consultation Application
Submission
Complete
Application Review
Project Review &
Decision
(continued from above)Financial Assistance
Agreement
Project
Initiation
Completion &
Payment
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13.0 Marketing
The success of Elgincentives will depend in large part on how effectively it is communicated to eligible applicants,
partners, and the broader community. A coordinated and sustained marketing approach is essential to ensure awareness
of available programs, support program uptake, and reinforce the role of the CIP as a key economic development and
community improvement tool. Marketing and communications activities will be led by the Elgincentives Implementation
Committee, with support from Elgin County and the Municipality of [Insert Municipality] and will be adapted over time
based on program performance, available resources, and evolving priorities.
13.1 Target Markets
Primary Target Markets Secondary Target Markets
Property owners and operating businesses located within
the Community Improvement Project Area, particularly
within identified Focus Areas, to ensure awareness of
available incentives and program requirements.
Commercial and industrial real estate professionals, to
encourage the inclusion of CIP incentives as part of the
value proposition for properties located within the
Community Improvement Project Area.
The broader business community and potential investors,
both within and outside Elgin County, to promote the
Municipality’s proactive approach to economic
development and reinvestment; and
The general public, to build awareness of community
improvement initiatives and their contribution to local
economic vitality and quality of place.
A key communications activity will also be regular reporting to the Councils of the Municipality of [Insert Municipality] and
Elgin County, including updates on program uptake, outcomes, and any recommended changes to the CIP. Reporting is
discussed further in Section 14.0.
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13.2 Key Messages
Communications related to the Elgincentives CIP will be tailored to the needs and interests of each target market. Key
messages may include the following.
Target Market Communication and Messaging Approach
Property Owners and
Business Managers
• Clear direction on how to access information on available incentive programs, including
application guides and forms;
• An overview of the application and approval process; and
• Emphasis on the financial and strategic benefits of participating in the CIP, including
assistance with reinvestment, modernization, and business growth.
Commercial and
Industrial Realtors
• Messaging that highlights the CIP as a tool that enhances property attractiveness and
marketability within the Community Improvement Project Area;
• Positioning realtors as partners in promoting awareness of available incentives; and
• Sharing examples of successful projects supported through the CIP.
Agricultural Operators
and Agri-Tourism
Businesses
• Information on how the CIP can support value-added agriculture, agri-tourism, and
rural economic diversification;
• Emphasis on the ability of incentives to leverage private investment; and
• Clear guidance on eligibility and alignment with agricultural land use policies.
Tourism Businesses
• Messaging that emphasizes how the CIP can support investment in visitor-serving
uses and facilities;
• Alignment with broader County and municipal tourism objectives; and
• Use of success stories, including before-and-after examples, where available.
Business and
Community
Organizations
• Encouragement to help promote awareness of the CIP among members;
• Emphasis on the broader economic and community benefits of reinvestment; and
• Sharing of program outcomes and success stories.
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Target Market Communication and Messaging Approach
Potential Investors
• Messaging that reinforces the Municipality of [Insert Municipality] and Elgin County as
investment-ready communities;
• Emphasis on coordinated planning, available incentives, and a supportive development
environment.
General Public
• Sharing of visible community improvement outcomes;
• Use of project examples to demonstrate how the CIP contributes to community vitality,
placemaking, and economic development.
Municipal and County
Councils
• Regular reporting on implementation, program uptake, and progress toward achieving
CIP goals; and
• Identification of any recommended adjustments to improve program effectiveness.
13.3 Marketing and Communications Tools
Marketing and communications activities may be
undertaken as part of the initial launch of the CIP and will
continue on an ongoing basis throughout the lifetime of
the Plan. Efforts may be refreshed periodically to
maintain visibility, share success stories, and encourage
continued participation.
A range of marketing and communications tools may be
used to promote the Elgincentives CIP and increase
awareness of available programs and opportunities.
Tools will be selected and deployed by the Elgincentives
Implementation Committee based on effectiveness,
available resources, and target audiences. In addition,
the Elgincentives Implementation Committee may identify
specific properties, areas, or sectors on an annual basis
where community improvement would be particularly
beneficial. Targeted outreach or direct engagement with
property owners or business operators may be
undertaken to promote awareness of the CIP and
encourage program uptake.
Dedicated CIP Web Presence
A dedicated Elgincentives website will serve as the
primary source of information for the CIP and may
include:
• Program goals and objectives;
• Descriptions of available financial incentive
programs;
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• Community Improvement Project Area maps and
Focus Areas;
• Application requirements, process, and key
timelines; and
• Contact information for program inquiries and pre-
consultation.
A link to this website may also be provided on the
Municipality of [Insert Municipality] and Elgin County
websites.
Digital Communications and Direct Outreach
Digital tools may be used to communicate directly with
eligible applicants and interested parties, including:
• Email notifications or newsletters;
• Targeted outreach to property owners and
businesses within identified Focus Areas; and
• Periodic reminder communications to maintain
awareness over the life of the CIP.
Printed Materials and Information Packages
Program guides, information sheets, and summary
materials may be prepared for distribution at municipal
offices, community events, or through partner
organizations.
Presentations and Stakeholder Engagement
Presentations or information sessions may be delivered
to property owners, business operators, agricultural
organizations, business associations, and members of
the public to communicate program opportunities and
application processes.
Media and Promotional Activities
Traditional and digital media may be used to support
program awareness, including local newspaper notices or
feature stories, social media communications, and short
promotional or informational videos.
Sector-Specific Outreach
Targeted materials may be prepared for specific sectors,
such as agriculture and agri-tourism, and distributed
through relevant organizations to ensure information
reaches appropriate audiences.
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14.0 Monitoring, Amendments, & Updates
Ongoing monitoring and evaluation are essential to ensuring that the [Insert Municipality] Elgincentives Community
Improvement Plan (CIP) remains effective, responsive, and aligned with local and County-wide priorities. This section
establishes a framework for tracking program performance, assessing outcomes, and identifying when adjustments or
formal amendments to the CIP may be required over its life.
14.1 Purpose
The purpose of the monitoring strategy is to:
1. Track financial incentives provided through the CIP to owners and tenants of lands and buildings located within the
Community Improvement Project Area;
2. Track funding contributions from the Municipality of [Insert Municipality] and Elgin County toward financial incentive
programs;
3. Evaluate whether the incentive programs and related initiatives are achieving the overall Vision and Goals of the CIP;
4. Identify opportunities for program refinement, reallocation of resources, or implementation improvements; and
5. Provide a transparent basis for reporting on the uptake, outcomes, and effectiveness of the Elgincentives CIP to the
Councils of the Municipality of [Insert Municipality] and Elgin County.
14.2 Monitoring Frequency & Review Cycles
Data collection related to financial incentive applications, approvals, and completed projects will occur on an ongoing
basis throughout the implementation of this Plan. Program performance and outcomes will be evaluated annually using
the measures outlined in Section 14.3. In recognition that community improvement programs require time to build
awareness and momentum, aggregate performance targets should be assessed over rolling five-year periods rather than
on a year-by-year basis.
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14.3 Measures
Monitoring of the Elgincentives Community Improvement Plan will be undertaken using a structured framework that links
each Plan Goal to a set of supporting objectives and corresponding performance indicators. This approach is intended to
support clear, transparent, and repeatable evaluation over the life of the Plan. The objectives describe the specific
outcomes the CIP seeks to achieve under each goal, while the performance indicators identify both quantitative and
qualitative metrics that can be tracked through program administration, applicant reporting, and periodic evaluation.
Together, these measures provide the basis for annual reporting to Council and longer-term assessment of program
effectiveness.
Goal 1: Create More Affordable and Attainable Housing Options
Objective Performance/Monitoring Measure
Increase the supply of new
affordable and attainable
housing units.
• Number of new housing units supported through CIP incentives
• Number of affordable or below-market rental units supported
• Type of housing supported (e.g., purpose-built rental, ADU, community housing)
• Location of supported housing projects by Focus Area
Support the retention and
reinvestment in existing
affordable housing stock.
• Number of existing rental units improved or rehabilitated
• Type of improvements completed (e.g., building systems, accessibility, energy
efficiency)
• Estimated extension of building life or continued affordability (where applicable)
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Goal 2: Revitalize Sense of Place in Core Areas and Main Streets
Objective Performance/Monitoring Measure
Improve the appearance,
function, and vibrancy of
downtowns, main streets, and
core areas.
• Number of facade, signage, and property improvement projects supported
• Geographic distribution of projects along main street corridors
• Before-and-after photographic documentation of completed projects
• Number of vacant or underutilized storefronts improved or reactivated
Enhance the visual quality of
gateways, tourism corridors,
and prominent sites.
• Number of projects supported within Tourism Corridor Overlay areas
• Types of improvements completed (e.g., signage, landscaping, building
upgrades)
• Visual documentation demonstrating improvement to key sites or corridors
Goal 3: Diversify Agri-Tourism and Rural Economic Opportunities
Objective Performance/Monitoring Measure
Support value-added
agriculture, agri-tourism, and
rural diversification
initiatives.
• Number of agri-tourism or rural diversification projects supported
• Types of uses supported (e.g., farm retail, visitor amenities, value-added
processing)
• Location of projects within the Agricultural Area
• Estimated investment leveraged in rural and agricultural settings
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Goal 4: Improve Building Efficiency and Sustainability of Development
Objective Performance/Monitoring Measure
Encourage sustainable
building practices and
energy-efficient reinvestment.
• Number of projects incorporating energy efficiency or sustainability upgrades
• Types of improvements completed (e.g., insulation, HVAC, renewable energy,
green infrastructure)
• Estimated reduction in energy consumption or improvement in building
performance (where available)
• Number of projects aligned with climate adaptation or resilience objectives
Goal 5: Stimulate Economic Growth and Vitality
Objective Performance/Monitoring Measure
Support business expansion,
start-ups, and reinvestment
across key economic sectors.
• Number of businesses supported by sector (commercial, industrial, agri-business,
creative economy)
• Number of business expansions or start-ups assisted
• Type of business activity supported (new, expansion, relocation, modernization)
Encourage reinvestment in
employment lands and
underutilized buildings.
• Number of industrial or employment-related projects supported
• Square footage of employment space improved, expanded, or repurposed
• Change in utilization of previously vacant or underutilized buildings or sites
Strengthen the municipal
assessment base over time.
• Change in assessed value for properties receiving CIP assistance
• Aggregate assessed value change within Focus Areas over time
• Comparison of total incentives provided to long-term assessment growth (trend-
based)
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Comprehensive Elgincentives Performance Measures
In addition to goal-specific measures, the following indicators should be tracked annually:
• Total number of applications received, approved, and declined
• Total value of grants approved and paid
• Total estimated private-sector investment leveraged
• Distribution of funding by incentive program and Focus Area
• Average processing time from application submission to approval
• Summary of notable or catalytic projects supported during the year
14.4 Reporting
An annual monitoring report will be prepared to summarize program activity, funding allocations, and outcomes achieved
through the Elgincentives CIP. The report will be presented to the Council of the Municipality of [Insert Municipality] and
Elgin County Council for information and consideration. The annual report may include:
• A summary of applications received, approved, and completed;
• Total incentive funding committed and leveraged private investment;
• Findings from the monitoring activities undertaken in Section 14.3, in accordance with available data;
• Progress toward achieving the Goals of the CIP;
• Geographic and sectoral distribution of incentives; and
• Identification of emerging trends, challenges, or opportunities.
Where appropriate, the report may also recommend program adjustments, implementation refinements, or amendments
to the CIP, as outlined in Section 14.5.
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14.5 Adjustments and Amendments to the CIP
Over time, it may be necessary to review and update the CIP to reflect the results of the monitoring exercises above,
evolving community needs, legislative changes, or emerging opportunities. Any proposed adjustment or change to the
Plan contemplated should be assessed to determine whether it requires a formal amendment under the Planning Act.
The table below provides guidance as to what Plan adjustments or changes would trigger an amendment to the Plan in
accordance with the requirements of the Planning Act.
Adjustment or Change Amendment Required?
Modify Vision or Goals Yes
Modification to Community Improvement Project Area No, but requires by-law amendment
Repeal of Community Improvement Project Area No, but requires by-law repeal
Add, modify, or remove financial incentive programs
or initiatives
Yes, except for technical changes, clarification, or error
correction
Add, modify, or remove general eligibility criteria Yes
Adjust funding allocations (budgetary allocation) No
Activate or cancel financial incentive programs No
Administering the Plan beyond the 10-year horizon No
Any amendment to this CIP will be adopted by the Council of the Municipality of [Insert Municipality] in accordance with
the Planning Act. For any proposed amendments or updates, the County will lead and coordinate the statutory approvals
process.
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Appendix A | Glossary
Additional Dwelling Unit (ADU)
A self-contained residential dwelling unit located on the
same lot as a principal residential dwelling, including
units within, attached to, or detached from the main
building, that contains independent kitchen, bathroom,
and sleeping facilities and is permitted in accordance with
the Official Plan and zoning by-law.
Affordable Rental Housing
For the purposes of this Plan, housing that is rented at or
below Average Market Rent for the Municipality, County,
or Regional Market area, as applicable.
Agri-Tourism Use
A tourism-related use located on, or in association with, a
farm operation that promotes agricultural activities, rural
culture, or farm-based experiences, and is compatible
with agricultural uses, as permitted by provincial policy,
OMAFRA guidelines, and local planning regulations.
Applicant
A registered owner, assessed owner, tenant (with owner
consent), or other eligible party who submits an
application for financial incentives or support under this
Community Improvement Plan.
Average Market Rent (AMR)
For the purposes of this CIP, the average rent charged
for a rental housing unit in the Municipality, County, or
Regional Market Area (according to available data),
according to building type and number of bedrooms.
Brownfield
A property that may be vacant, underutilized, or
abandoned, and where past industrial, commercial, or
institutional uses have resulted in actual or perceived
environmental contamination requiring assessment,
remediation, or risk management prior to redevelopment.
Community Improvement Plan (CIP)
A statutory planning document adopted by municipal
council under Section 28 of the Planning Act that
establishes a framework for community improvement,
including the designation of a Community Improvement
Project Area and the authorization of financial incentive
programs and municipal initiatives.
Community Improvement Project Area (CIPA)
A municipality or defined area within a municipality
designated by by-law under Section 28 of the Planning
Act, where community improvement is considered
desirable due to environmental, social, economic, or
physical conditions.
County
The Corporation of the County of Elgin.
Development
The creation of a new building or structure, or a change
in use, including construction, reconstruction, or
expansion, as defined under the Planning Act and
applicable municipal regulations.
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Eligible Costs
Costs that are directly related to an approved eligible
project and are permitted under this Community
Improvement Plan and the specific incentive program,
including materials and labour, professional services,
fees, or other costs expressly identified as eligible.
Eligible Project
A development, redevelopment, rehabilitation, or
improvement project that meets the general and
program-specific eligibility criteria of this Community
Improvement Plan and is approved for support.
Elgincentives Implementation Committee
The County-led committee responsible for administering
the Elgincentives CIP, including reviewing applications,
making funding decisions, coordinating program delivery,
and monitoring results, with local municipal participation
as required.
Employment Lands
Lands designated for industrial, manufacturing,
warehousing, logistics, business park, or other
employment-generating uses in the County Official Plan
and supporting local Official Plans.
Financial Assistance Agreement
A legally binding agreement between the Municipality
and an approved applicant that sets out the terms,
conditions, funding amounts, timelines, reporting
requirements, and default provisions associated with
approved financial incentives.
Focus Area
A defined geographic or land use category within the
Community Improvement Project Area used to guide the
application, eligibility, and prioritization of incentive
programs under this Plan.
Intensification Project / Infill
Development or redevelopment that occurs within
existing built-up areas, including the reuse of vacant or
underutilized land or buildings, resulting in more efficient
use of land and infrastructure.
Mixed-Use
A development or building containing two or more
different land uses, such as residential, commercial,
office, or institutional uses, integrated within a single
structure or site.
Multiple Facades
More than one exterior building wall that faces a public
street, park, or publicly accessible space and is visible
from the public realm.
Municipal Leadership Initiative
A public-sector initiative identified in this Community
Improvement Plan that may be undertaken by the
Municipality and/or County to support community
improvement goals, including investments in public
spaces, infrastructure, land use planning, or strategic
studies.
Municipality
The local lower-tier municipality adopting this Community
Improvement Plan.
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On-Farm Diversified Use
A small-scale commercial or industrial use that is
secondary to a principal farm operation, compatible with
agriculture, and permitted by provincial policy, OMAFRA
guidelines, and local planning regulations.
Owner
The registered owner or assessed owner of land or
buildings subject to an application under this Community
Improvement Plan.
Professional Fees
Costs associated with consulting services provided by
qualified professionals, including architects, engineers,
planners, designers, or other specialists, required to
prepare plans, studies, reports, or designs for an eligible
project.
Sustainability Improvements / Green Infrastructure
Improvements that enhance environmental performance
or climate resilience, including energy efficiency
upgrades, renewable energy systems, water
conservation measures, low-impact development
features, and natural or nature-based infrastructure.
Tax Increment
The net increase between the pre-development and post-
development municipal and/or county property taxes
levied as a result of the revaluation of the property by the
Municipal Property Assessment Corporation (MPAC).
Tourism Corridor Overlay
An overlay applied to properties located along designated
tourism corridors identified in the County Official Plan,
recognizing areas where incentive programs may be
enhanced or prioritized due to tourism visibility and
economic significance.