Community Improvement Plans

Project Areas
This Program applies to all lands located within either of the Community Improvement Plan Areas.

Objectives
The objective of this program is to promote the rehabilitation, restoration and improvement of the facades of commercial, institutional and mixed use buildings (including retail storefront display areas and signage).

It is also the objective of this program to promote the maintenance and physical improvement of existing commercial, institutional and mixed use buildings in order to meet the current Building Code, improve aesthetic quality, and to provide safe and usable commercial, residential and mixed use space.

Eligibility
The following types of facade restoration and improvement works on commercial, institutional and mixed use buildings are considered eligible for a grant under this program:

• Repair or replacement of storefront, including repair or replacement of storefront doors and windows
• Repair or re-pointing of facade masonry and brickwork
• Repair or replacement of cornices, parapets, eaves and other architectural details
• Repair or replacement of awnings or canopies
• Facade painting and cleaning/treatments
• Addition of new lighting/upgrading of existing fixtures on exterior facade and in entrance and storefront display areas
• Installation/improvement of signage
• Architectural/design fees required for eligible works
• Other similar repairs/improvements as may be approved
• Entrance modifications to provide barrier-free accessibility
• Installation/upgrading of fire protection systems;
• Repair/replacement of roof
• Structural repairs to walls, ceilings, floors and foundations
• Water/flood/weatherproofing
• Repair/replacement of windows and doors
• Extension/upgrading of plumbing and electrical services for the creation of retail, office or residential space
• Installation/alteration of required window openings to residential spaces
• Required improvements to heating and ventilation systems
• Other similar repairs/improvements related to health and safety issues, as may be approved.

Program Incentives
The City will provide a matching grant of 50% of the cost of eligible storefront improvement and facade improvement and restoration works to commercial, institutional and mixed use buildings, up to a maximum grant per building of $10,000.

Duration
The duration of this project is subject to Council’s direction.

Project Areas
This program applies to all lands located within the Mitton Village Area.

Objectives
The objective of this program is to encourage property owners to improve their properties through landscaping improvements, pedestrian connections, sidewalk cafes/patios and other improvements that can contribute to enhancing the public realm.

Eligibility
All commercial, institutional and mixed use properties are eligible for this grant program. The following costs are eligible under this program:

• Professional landscaping and/or installation of alternative ground cover treatments
• Re-sodding, provided it is a component of a larger landscaping improvement project (i.e., associated with other eligible projects in this program)
• Installation or improvement of pedestrian walkways
• Tree planting
• Installation or improvement of a permanent sidewalk café or patio that is located at the edge of a sidewalk
• Installation of benches or permanent planters
• Services of a professional landscape architect to design the features noted above; or
• Any combination of the above

Program Incentives
The maximum value of a grant shall be 50% of eligible costs and shall not exceed a maximum of $15,000.

Duration
The duration of this project is subject to Council’s direction.

Project Areas
This Program applies to all lands located within either of the Community Improvement Plan Areas.

Objectives
The objective of this program is to encourage the upgrading, rehabilitation, and redevelopment of commercial, mixed-use and residential buildings.

Eligibility
Eligible works under this program include the following items:

• Installation of safety and fire protection systems such as carbon monoxide detectors, smoke alarms, fire alarms, exit signs, etc
• Installation of fire escapes
• Installation of new or reinforcement of floors, ceilings and/or walls
• Improvements to the electrical, ventilation, heating and plumbing supply systems
• Improvements and installation of barrier-free accessibility upgrades and features to be in compliance with the Accessibility for Ontarians with Disabilities Act
• Construction or alteration of required window openings and windows for upper storey residential units
• Installation of windows that provide access to the sidewalk
• Construction of stairs, guard rails, and handrails
• Improvements relating to Building Code upgrades
• Energy and water efficiency upgrades and retrofits
• The addition of new residential units

Program Incentives
The City will provide a grant of 25% of the costs of renovation to a maximum of $15,000 per property.

Duration
The duration of this project is subject to Council’s direction.

Project Areas
This Program applies to all lands located within either of the Community Improvement Plan Areas.

Objectives
To incent and encourage investment and redevelopment within the Downtown and Mitton Village Community Improvement Project Areas.

Program Incentives
The City will provide up to a 50 per cent reduction to Planning Application and Building Permit costs.

Duration
The program has been approved to run through December 31, 2026.

What is Affordable?

For rental housing, a unit would be considered affordable when the rent is at or below the lesser of:

• Income-based rent: Rent that is equal to 30% of gross annual
  household income for a household at the 60th percentile of the income distribution for renter households in the local municipality; and
• Market-based rent: Average market rent of a unit of the same unit
  type in the local municipality.

The following table outlines Sarnia’s affordable purchase price and rent
based on the bulletin

Affordable Purchase Price

• Detached House – $337,700
• Semi-detached House – $330,000
• Row/Townhouse – $288,000
• Condominium Apartment – $ 337,700

Affordable Monthly Rent

• Bachelor Unit – $967
• 1 Bedroom Unit – $ 1,101
• 2 Bedroom Unit – $1,296
• 3+ Bedroom Unit – $1,582

Provincial Bulletin

The AHCIP relies on the provincial definition of Affordable in the
Development Charges Act (DCA), as outlined in the Provincial Affordable Residential Units for the Purposes of the Development Charges Act, 1997 Bulletin.

The bulletin is effective June 1, 2024, and applies until replaced by a new bulletin (anticipated June 1, 2025).

Objective

This program aims to increase the overall number of purpose-built rental housing units throughout the City by providing a grant that reduces the property tax increase that typically results from development and/or redevelopment projects.

Program Incentives

The tax increment shall be determined by the difference between the pre- and post project completion municipal property taxes levied by the Municipal Property
Assessment Corporation (MPAC). The tax increment is the portion eligible for a grant under this program. To be clear, increased property assessment is not “eligible costs”
but represents a basis for calculating the grant.

In no case will the grant amount exceed 50% of the project’s eligible costs.

The Tax Increment Equivalent Grant Program does not apply
to the development of additional residential units.

For mixed-use projects, the grant payable shall only apply to the development’s residential component.

Eligibility

The grant provided cannot exceed eligible costs, which may include:

• Demolition of buildings and structures, removal and disposal of materials and
  debris/abandoned infrastructure.
• Lot preparation, construction or improvement, or relocation of services.
• Capital expenditures for new building construction and renovation, reuse,
  rehabilitation, alteration, and expansion of existing buildings to be retained on
  the property.
• Upgrades to provide accessibility features.
• Legal fees, consulting fees, and financing costs as they relate to the preparation of a complete application.

The City shall not pay an annual grant which exceeds the municipal portion of the property tax collected in any year on the increased assessed value.

For certainty, eligible costs exclude both construction financing and long-term debt financing of principal and interest costs.

Objective

The purpose of this program is to promote the development of purpose-built rental housing by offsetting the costs associated with fees for planning and building applications in the City.

This program would apply to property owners who undertake a purpose-built affordable rental housing development or redevelopment project.

Program Incentives

This program will grant up to 50% of the fees paid to a maximum of $35,000 on
specified planning and development applications for purpose-built affordable rental
housing.

Eligibility

The grant would apply to most fees related to development or redevelopment for:

• Official Plan Amendments
• Zoning By-law Amendments
• Minor Variances
• Site Plan Control, and
• Building and Demolition Permits

Objective

This grant aims to support a repair program for purpose-built affordable rental housing buildings by offering grants to rental properties where modifications are needed to make their buildings accessible or to address critical repairs to improve the safety and/or energy efficiency of their buildings.

This program is limited to purpose-built affordable rental housing buildings with five (5) or more units.

Program Incentives

The grant may cover eligible project costs incurred up to a maximum of $75,000 for the repair or renovation of purpose-built rental housing buildings.

The Program will be administered as a grant. The grant will be registered on the title and will be forgiven after 20 years.

Eligibility

Eligible costs include:

• Ramp and/or elevator installations
• Urgent repairs to roofs, windows, balconies, or other areas that jeopardize
  safety.
• Critical furnace repairs or replacements that jeopardize the ability of a tenant to continue to live safely.
• Improvements to the building’s electrical and mechanical systems, as well as insulation that improves energy conservation to reduce GHG emissions and reduce operating costs to sustain current rent rates within the building.

In addition to the other program requirements, proponents will be required to commit to not increasing rental rates to cover the building repair/renovation costs that this
program covers.

Objective

This grant aims to support housing providers to evaluate the feasibility of developing affordable housing units and/or projects.

Program Incentives

To support the creation of affordable housing units to determine the feasibility of including affordable housing units within a new development on a vacant or underutilized property or rehabilitation/retrofit of an existing building. Alternatively, to support the development of affordable housing projects by offering grants to developers to evaluate the potential of developing affordable housing projects.

In both cases, a grant equal to 50% of the cost of studies or plans up to a maximum of $10,000 will be available. Note that this Program will be limited to a maximum of two (2) applications per intake year/period.

Eligibility

Eligible feasibility studies include marketing or financial studies. Other eligible studies include:

• Site analysis
• Target resident profiles
• Unit sizing and mix recommendations
• Amenity utilization analysis and recommendations
• Parking utilization analysis; and
• Other studies determined in consultation with staff

When this program is being combined with other programs, in addition to the other program requirements, proponents will be required to commit to providing at least five (5) affordable housing units within the projects being developed.

Objective

This grant aims to provide financial assistance to offset the construction costs associated with renovating an existing dwelling or accessory building to include a new additional residential unit within the principal dwelling or an existing accessory building. It also applies to homeowners who construct a new additional residential unit (detached) within a new accessory building.

Program Incentives

The grant may cover eligible project costs incurred up to a maximum of $20,000 per property, and the minimum grant is $8,000 per property for the construction of:

• an additional residential unit within a single detached, semi-detached or row house dwelling; or
• an additional dwelling unit in a detached ancillary building.

Eligibility

Eligible costs include:

• Building materials and labour costs required to construct the additional dwelling unit.
• Sanitary and water servicing.
• New or upgraded HVAC systems and plumbing works required under the Building Permit to facilitate the construction of the additional dwelling unit.
• Upgrades to provide accessibility features and to meet the Fire and Building Codes.

The additional residential unit will be registered on the title and must remain affordable for 10 years. In addition, the following special requirements also apply:

• The home must be the principal owner-occupied residence of the applicant.
• The affordable housing units shall not be used for tourist accommodation or accommodate the travelling public, short-term accommodation or student housing.

Objective

The purpose of this program is to support the development of affordable purpose-built rental housing by reducing the number of parking stalls required for the development.

The program can be a significant incentive by reducing the hard costs associated with providing on-site parking, specifically in areas of mixed-use development and/or access to transit.

Program Incentives

Eligible projects will be permitted to provide a minimum required parking at a reduced rate of 0.75 spaces per unit. Any commercial/non-residential uses will need to comply with the Parking Regulations in the Zoning By-law.

Eligibility

All purpose-built affordable rental housing in low, mid, and high-rise built forms with a minimum of 5 units within the areas shown in Part 2.0 of the AHCIP are eligible to provide on-site parking at a reduced rate.

All properties within the area shown in Part 2.0 whose development meets the eligibility criteria will automatically be eligible.

Prior to submission of an application, an eligibility review must be completed to confirm program eligibility and application requirements including supporting documents, proposed scope of work, cost and project timing.

General requirements for programs include:

• The applicants must be the registered owner of the land for which the application is being made or an agent authorized by the registered owner.
• All City of Sarnia realty taxes must be paid in full prior to the grant being issued.
• An applicant may apply for more than one CIP grant program. An application for each program is required.
• To be eligible for assistance in the Downtown & Mitton Village CIP, the property must be located within a Community Improvement Project Area.
• Prior to disbursements of funds for any incentive, the City shall confirm that all the requirements of the particular program have been met.
• Improvements and activities to private property must not commence until an application has been approved in full by the City of Sarnia and an agreement has been executed by both the registered owner and and the City. Retroactivity for improvements made prior to the approval of a CIP application are not permitted.

Submit a complete application, which includes all the required forms and supporting documentation as required by the City. Supporting documentation may include, but is not limited to:

• Site plan and/or professional design study/architectural drawings
• Specification of the proposed works, including a work plan for the improvements and construction drawings
• At least two cost estimates for eligible work provided by licensed contractors or consultants, as appropriate in the context of the financial incentive program.

Once required forms and documentation has been received, staff will undertake a review of the proposal and application. Based on the application and proposal, the results of the preliminary screening, staff may perform an initial site visit and inspection of the building/property, as necessary.

• If the application meets the program requirements, the application will be accepted. By accepting an application for any of the financial incentive programs, the City does not guarantee program approval.
• If the application clearly does not meet the program requirements, the application will not be accepted.

Once the application has been accepted and the review completed, staff will notify the applicant of the outcome of the application.

• If the application is approved the applicant will be required to execute a Community Improvement Plan Grant Agreement with the City.
• If an application is refused, the Applicant may re-submit the application for reconsideration, provided the applicant has made consideration of the reasons for refusal

Once an application has been approved and the required agreements signed and authorized, and once all the required approvals and permits for the work are secured, the applicant may commence community improvement works.

Payment of the financial incentive will be provided upon successful completion of the approved works.

• Prior to the issuance of the financial incentive, the applicant may be required to provide the City with final supporting documentation.
• The City may request photographs of the completed work or perform a final site visit and inspection of the building/property (as necessary) in order to ensure that the project has been completed in accordance with the Agreement.
• If all the program requirements and Community Improvement Plan Grant Agreement requirements have been met to the City’s satisfaction the City will issue payment of the approved grant in accordance with the general and specific program eligibility requirement, and the Community Improvement Plan Grant Agreement.