[PPT] - Session December 12 th 2019 | Planning and Building Services

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December 12th 2019 | Planning and Building Services | Economic Development and Tourism Services |

COMMUNITY IMPROVEMENT PLAN REVIEW Public Information Session

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Agenda

1. Background
2. Current programs
3. Proposed Amendments
4. Region of Niagara
5. Questions/Feedback

December 12th 2019 | Planning and Building Services | Economic Development and Tourism Services |

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Background – Review

March 2019

Council directed staff to pause the current program and undertake a

comprehensive review.

program relevance
priority and eligibility criteria
alignment with strategic plan objectives

and Official Plan

long term sustainability
maximizing value

December 12th 2019 | Planning and Building Services | Economic Development and Tourism Services |

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Background – Current Programs

Grant Programs

Residential/Office Conversion Program (ROC) Façade Improvement Program (FIP)

ST. CATHARINES STRATEGIC PLAN SUSTAINABILITY

December 12th 2019 | Planning and Building Services | Economic Development and Tourism Services |

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R D PELHAM LINWELL RD MARTINDALE RD ST.PAUL ST. WEST

TWELVE MILE CREEK

THIRD ST LOUTH THIRD ST LOUTH FIRST ST LOUTH

Garden City Skway

B U N T I N G R D WELLAND AVE CARLTON ST S T D A V I D ' S R D GLENDALE AVE HARTZEL RD MERRITT ST

WELLAND CANALS PARKWAY

QUEENSTON ST MAIN ST L A K E S H O R E R D W E S T FOURTH AVE OAKDALE AVE EASTCHESTER AVE GENEVA ST GRANTHAM AVE LAKE ST CUSHMAN RD

WELLAND CANAL

ONTARIO ST GLENRIDGE AVE NIAGARA ST V I N E S T S C O T T S T ONTARIO ST

EXISTING FIP AREA - PROPOSED ADDED FIP AREAS -

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Background – Current Programs

Tax Incentive Programs

Tax Increment Finance Program (TIF)

45% rebate of tax increment

Brownfield Tax Increment Finance Program (BTIF)

80% rebate of tax increment

Brownfield Tax Assistance Program (BTA)

100% tax rebate for up to 3 years during remediation
ST. CATHARINES STRATEGIC PLAN SUSTAINABILITY

December 12th 2019 | Planning and Building Services | Economic Development and Tourism Services |

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Proposed Amendments – Residential/Office Conversion Program (ROC)

ST. CATHARINES STRATEGIC PLAN SUSTAINABILITY

December 12th 2019 | Planning and Building Services | Economic Development and Tourism Services | 2015CIP Proposed Amended CIP

Conversion, reuse of underutilized vacant floor

space for new dwelling units / office space

Proposed elimination of program due to low uptake and difficulty in

defining “vacant” space.

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Proposed Amendments – Façade Improvement Program (FIP)

ST. CATHARINES STRATEGIC PLAN SUSTAINABILITY

December 12th 2019 | Planning and Building Services | Economic Development and Tourism Services | 2015CIP Proposed Amended CIP

Only properties located in the downtown core

and a portion of St. Paul St. West and Queenston St. are eligible.

Expansion of eligible areas to include: Port Dalhousie, Facer Street,

Merritton downtown, portions of Ontario Street and portions of Lake Street.

Two facades per property are eligible.
No limit on number of facades per property.
No additional funding for heritage elements
Additional $5000 to be added to the grant for Heritage restoration

for designated/listed heritage properties.

Landscaping features not eligible
Hard landscaping added as an eligible cost.
Updated submission/eligibility requirements to simplify process.

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ST. CATHARINES STRATEGIC PLAN SUSTAINABILITY

December 12th 2019 | Planning and Building Services | Economic Development and Tourism Services |

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Proposed Amendments – Tax Increment Finance Program

ST. CATHARINES STRATEGIC PLAN SUSTAINABILITY

December 12th 2019 | Planning and Building Services | Economic Development and Tourism Services | 2015CIP Proposed Amended CIP

Simplified scoring criteria used for ranking
Main focus on redevelopment and remediation.
Detailed scoring criteria, focus on affordable housing (rental),

remediation, heritage, mixed use and investment.

Better addreses merits of each application.
Establishes minimum points threshold for approval.
No minimum remediation value to qualify for 80%

rebate.

Minimum remediation value of $100,000 or %10 for project cost.
Remediation defined only as removal of

concentration of contaminants in soil

Expanded to capture other methods of remediation such as Risk

Assessment.

No retroactivity of eligible costs allowed
Retroactivity for remediation costs will be permitted for

brownfield projects for a maximum of 7 years.

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POINTS SYSTEM Evaluation Components Pts. Eligibility ________________

1.

In Downtown Priority Area

a) Redevelopment 10 b) Remediation

remediation costs must be a minimum $100,000
r 1% of total project costs, whichever is greater,

i) less than 3% of total project costs devoted to

2

to be eligible for a BTIF incentive remediation ii) 3% to 5% of total project costs devoted to

5

remediation iii) greater than 5% of total project costs devoted to

10

remediation

c) Core Housing

i) 10% to 20% of total units are affordable

2

ii) 21% to 30% of units are affordable

6

iii) Greater than 30% of units are affordable

8 ___________________________________________________________________________________________

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d) Heritage Restoration/Conservation

heritage restoration/conservation costs must be a

minimum $50,000, or 2.5% of total project costs,

whichever is greater, to be eligible to receive any pts. i) less than 3% of total project costs devoted to 2 heritage restoration/conservation

ii) 3% to 5% of total project costs devoted to 5

heritage restoration/conservation iii) greater than 5% of total project costs devoted to

8

heritage restoration/conservation

____________________________________________________________________________________________ e) Mixed Use Component 5

must have minimum 90% ground floor for

commercial or non-residential use glfa, and a minimum

f 80% glfa of upper floors for residential use

f) Density Generation (people & jobs/Ha)

i) < 50 1 ii) 51 - 100 3 iii) 101- 150

5

iv) 151 - 200 9 v) 201 - 300

11

vi) 301 - 400

13

vii) 401 - 500

15

viii) 501 – 1000 19 ix) > 1000

20 ___________________________________________________________________________________________

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g) Investment

1. Project Costs (in $millions)

i) < 2

1

ii) 2 - 5

2

iii) 5 - 10

3

iv) 10 - 15

5

v) 15 - 20

7

vi) 20 - 25

9

vii) 25 - 30

11

viii) > 30

13

2. Estimated % Increase in Annual

Tax

i) 25% - 500%

2

ii) 501% - 1000%

4

iii) 1001% -1500%

7

iv) 1501% – 2000%

10

v) 2001% - 3000%

13

vi) > 3000%

16

__________________________________________________________________________________________

h) Value Added i) public area/ streetscape contribution 6

street furniture/fixtures, public court yard/walkway,

enhanced landscaping/greening, transit amenities, connectivity, etc ii) sustainable site design

4

innovative green technologies/stormwater

management; green roofs; solar panels, electric vehicle charging stations, permeable pavement, etc.

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MAXIMUM POINTS AVAILABLE = 100 MINIMUM POINTS THRESHOLD TO BE ELIGIBLE FOR APPROAVAL = 50 _________________________________________________________________________________________________

2.

Outside Downtown Priority Area

a) Redevelopment

if for residential use, must be a minimum 10 units

i)

utside a Priority Neighbourhood or an

5

Intensification Corridor ii) within a Priority Neighbourhood or an

10

Intensification Corridor

___________________________________________________________________________________________ b) Remediation

remediation costs must be a minimum $100,000
r 1% of total project costs, whichever is greater,

i) less than 3% of total project costs devoted to

2

to be eligible for a BTIF incentive remediation ii) 3% to 5% of total project costs devoted to

5

remediation iii) greater than 5% of total project costs devoted to

10

remediation

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c) Core Housing

1. Housing Component

i) 10% to 20% of total units are affordable 5 ii) 21% to 30% of units are affordable

11

iii) Greater than 30% of units are affordable

13

2. Location Component

a) Outside Priority Neighbourhood, where: i) located within an Intensification Corridor; OR ii) on or close to an Arterial Road with full transit access and within 800 metres

2

to a defined Commercial Centre; OR iii) within a defined Commercial Centre b) Within a Priority Neighbourhood

4

c) Within a Priority Neighbourhood where also located within an Intensification

6

Area

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d) Heritage Restoration/Conservation

heritage restoration/conservation costs must be a

minimum $50,000, or 2.5% of total project costs,

whichever is greater, to be eligible to receive any pts. i) less than 3% of total project costs devoted to 1 heritage restoration/conservation ii) 3% to 5% of total project costs devoted to

3

heritage restoration/conservation iii) greater than 5% of total project costs devoted to 5 heritage restoration/conservation

__________________________________________________________________________________________ e) Mixed Use Component

i) within a defined (ZB) Mixed Use zone category

5

within a Mixed Use zone, must have a minimum 50%

residential gfa component to be eligible for any pts. ii) residential intensification within a defined (ZB) Commercial category

5

within a defined Commercial category, must establish a

minimum residential density of 32 dwelling units/Ha to be eligible for any points

f) Density Generation (people & jobs/Ha)

i) < 50 1 ii) 51 - 100 3 iii) 101- 150

5

iv) 151 - 200 7 v) 201 - 300 8 vi) 301 - 400 9 vii) 401 - 500

10

viii) 501 – 1000 11 ix) > 1000

12

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__________________________________________________________________________________________ g) Investment

1. Project Costs (in $millions)

i) < 2

1

ii) 2 - 5

2

iii) 5 - 10

3

iv) 10 - 15

5

v) 15 - 20

7

vi) 20 - 25

9

vii) 25 - 30

11

viii) > 30

13

2. Estimated Annual

Tax Increase

i) 25% - 500%

2

ii) 501% - 1000%

4

iii) 1001% -1500%

7

iv) 1501% – 2000%

10

v) 2001% - 3000%

13

vii) > 3000%

16

_____________________________________________________________________________________________________________

h) Value Added i) public area/ streetscape contribution 6

street furniture/fixtures, public court yard/walkway,

enhanced landscaping/greening, transit amenities, connectivity, etc

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ii) sustainable site design

4

innovative green technologies/ stormwater

management; green roofs; solar panels, electric vehicle charging stations, permeable pavement, etc.

MAXIMUM POINTS AVAILABLE = 100 MINIMUM POINTS THRESHOLD TO BE ELIGIBLE FOR APPROAVAL = 50

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Proposed Amendments –Tax Increment Finance Program

ST. CATHARINES STRATEGIC PLAN SUSTAINABILITY

December 12th 2019 | Planning and Building Services | Economic Development and Tourism Services | 2015CIP Proposed Amended CIP

2 tiers of rebate: redevelopment 45%,

redevelopment and remediation 80%

Redevelopment: 45%
Remediation: 80%
Add additional rebate tier for affordable housing (additional 5-15%)
Incentive is calculated based on the difference

between pre and post development assessment.

Maximum 5% variance of actual post development assessment from

the estimated assessment.

MPAC estimated assessment letter required
Requirement for submission of applicants MPAC submission for

calculation and MPAC’s full calculation details.

Project cost estimates required.
More detailed breakdown of projects costs required (heritage

restoration, value added, remediation).

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Proposed Amendments – Affordable Housing

ST. CATHARINES STRATEGIC PLAN SUSTAINABILITY

December 12th 2019 | Planning and Building Services | Economic Development and Tourism Services | 2015CIP Proposed Amended CIP

No criteria in the plan
Construction of affordable rental units was added to

eligibility/scoring criteria of TIF.

No construction grant.
Residential construction grant proposed for accessory dwelling units

(interior and detached). $20,000 per unit.

No waiver/rebate of fees in the plan.
Municipal application and permit fee waiver/rebate proposed for

affordable rental units in the development.

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Proposed Amendments – What is Affordable?

ST. CATHARINES STRATEGIC PLAN SUSTAINABILITY

December 12th 2019 | Planning and Building Services | Economic Development and Tourism Services |

Provincial Policy Statement (PPS):

Rental – least expensive of: Rent does not exceed 30 percent of gross annual household income for low and moderate income households Approximately $938 per month

*2016 census data

Rent is at or below the average market rent of a unit in the regional market area. Equal to or less than Bachelor: $658 1 Bedroom: $871 2 Bedroom: $1035 3+ Bedroom: $1137 Total average: $981

*CMHC Rental Market Report for St. Catharines-Niagara – CMA

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Proposed Amendments – What is Affordable?

ST. CATHARINES STRATEGIC PLAN SUSTAINABILITY

December 12th 2019 | Planning and Building Services | Economic Development and Tourism Services |

Canada Mortgage and Housing Corporation:

Housing that costs less than 30% of before tax household income.

INCOME LEVEL MONTHYL HOUSING COST # OF HOUSEHOLDS IN CORE NEED (NIAGARA REGION) # OF HOUSEHOLDS IN CORE NEED (STC) < $19,399 $484 8557 3165 $19,400 - $29,499 $737 7545 2832 $29,500 - $39,799 $995 6295 2345 $39,800 - $52,699 $1317 1429 372

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Proposed Amendments – What is Affordable?

ST. CATHARINES STRATEGIC PLAN SUSTAINABILITY

December 12th 2019 | Planning and Building Services | Economic Development and Tourism Services |

Canada Mortgage and Housing Corporation:

Housing that costs less than 30% of before tax household income.

INCOME LEVEL MONTHYL HOUSING COST # OF HOUSEHOLDS IN CORE NEED (NIAGARA REGION) # OF HOUSEHOLDS IN CORE NEED (STC) < $19,399 $484 8557 3165 $19,400 - $29,499 $737 7545 2832 $29,500 - $39,799 $995 6295 2345 $39,800 - $52,699 $1317 1429 372 PPS definition $938

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Proposed Amendments – What is Affordable?

ST. CATHARINES STRATEGIC PLAN SUSTAINABILITY

December 12th 2019 | Planning and Building Services | Economic Development and Tourism Services | 2015CIP Proposed Amended CIP

No component or definition of

affordable housing.

Proposal not to limit funding to the PPS “affordable housing” definition but rather

address the Core Housing need in the City as outlined in the table below.

Ex: $1317 per month does not meet the definition of affordable housing, but

there are 1429 households in Niagara and 372 households in St. Catharines that are in core housing need at that monthly cost. INCOME LEVEL MONTHYL HOUSING COST # OF HOUSEHOLDS IN CORE NEED (NIAGARA REGION) # OF HOUSEHOLDS IN CORE NEED (STC) < $19,399 $484 8557 3165 $19,400 - $29,499 $737 7545 2832 $29,500 - $39,799 $995 6295 2345 $39,800 - $52,699 $1317 1429 372

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Proposed Amendments – Brownfield Tax Assistance

Program (BTA)

ST. CATHARINES STRATEGIC PLAN SUSTAINABILITY

December 12th 2019 | Planning and Building Services | Economic Development and Tourism Services | 2015CIP Proposed Amended CIP

No minimum lot area for eligibility.
Minimum lot area of 1 hectare to be eligible.
Permitted to apply for BTIF and BTA.
Not permitted to stack brownfield incentives.
Ex: Cannot apply for BTA and BTIF and BTA. Can apply for BTA and TIF.
Must be located in a priority area.
Can be located anywhere in the urban area.

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Region of Niagara – Status

ST. CATHARINES STRATEGIC PLAN SUSTAINABILITY

December 12th 2019 | Planning and Building Services | Economic Development and Tourism Services |

Currently reviewing all incentive programs that the Region

participates in.

Region has identified 4 priority areas to focus future

incentives on:

1. Affordable Housing
2. Brownfields
3. Public Realm
4. Employment

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Next Steps

Conclude Public Consultation Council Info Workshop Council Consideration

Dec 2019 Jan 2020 Feb/March 2020

December 12th 2019 | Planning and Building Services | Economic Development and Tourism Services |

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ST. CATHARINES STRATEGIC PLAN SUSTAINABILITY

Questions

Questions?

December 12th 2019 | Planning and Building Services | Economic Development and Tourism Services |

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ST. CATHARINES STRATEGIC PLAN SUSTAINABILITY

Comments & Feedback

Bruce Bellows Senior Planner Planning and Building Services 905-688- 5600, ext. 1706 bbellows@stcatharines.ca Margaret Josipovic Project Expeditor Economic Development and Tourism Services 905-688- 5600 ext. 1723 mjosipovic@stcatharines.ca

December 12th 2019 | Planning and Building Services | Economic Development and Tourism Services |