A Downtown Toolbox proposed for Bradford

By Miriam King Bradford Times November 8 2012

Bradford West Gwillimbury Council has identified Downtown Revitalization as a Strategic Priority.

Work is already underway on a conceptual design for Holland St. – and on November 6, Council heard the details of the “toolbox” of incentives and grants available through the establishment of a Downtown “Community Improvement Plan” area.

It’s a move that requires an Official Plan Amendment, to designate the boundaries of the CIP. On November 6, a statutory meeting under the Planning Act introduced the measures designed to spur the private sector into investing in the revitalization of the downtown core.

Jonathan Hack of Sierra Planning & Management provided details. He noted that of the 64 people who responded to an online survey, 79% were either property owners or business owners in the target area – which stretches along Holland from Professor Day Drive east to the bridge, and includes portions of John St., Barrie St. and Dissette.

The majority identified Building Renovation Grants, Tax increment grants – to ensure that improvements are not met with an immediate hike in taxes, and façade improvement grants as measures that would be most helpful.

Hack proposed:

. Façade Improvement Grants of up to 50% of eligible costs, to a maximum of $15,000 on Holland St., $10,000 on side streets. “The owner of the business (property) needs to come to the table as an equal partner,” Hack said; a “realistic annual budget” would be $100,000.

. Secured Interest-free loans – small loans of up to $25,000 interest-free, that would be forgiveable over 5 years, at 20% per year; and large loans of up to $50,000 per property, which would be 50% payable interest-free over 10 years, and 50% forgiveable over 5 years. “You might think, what does $50,000 do for a property that needs $500,000?” Hack pointed out that the loan is an incentive, and provides leverage. He proposed an annual budget of $200,000.

. Planning and Building Permit Fee Grants, of a 75% reduction in the fee, up to a maximum of $15,000 per property. However, because the Building Dept. works on a cost recovery basis, the applicant must pay the fees initially – but would receive the grant at the occupancy stage. “All of these are grants – they’re not rebates, they’re not waivers.”

. Development Charges Grants, to encourage large-scale “significant” development, of up to 50% of the DCs – a loss in revenues that would be made up over the long term, through additional assessment and tax base.

. Tax-Based Redevelopment Grant, equal to 80% of the added non-residential taxes for 10 years, or 100% of incremental tax gain for residential development.

“Residential is where you should be focussing, in the downtown – generating markets,” Hack said, noting that the success of any program is going to depend on “having the resources to implement.” He identified the need for a capital reserve fund – and for both a “champion” at the staff level, and an ongoing standing committee to evaluate the applications received.

“By offering these programs you are indicating that they are there to be used by a deserving project… It is ultimately up to Council to decide where public interest lies.”

Councillor Ron Simpson wanted to know who gets the grant, “the landlord, or the tenant? What happens if that business goes bankrupt in a year?”

Hack acknowledged that there is a need for a signed agreement to secure the grant, “so that the obligations of the parties are laid out” – whether it is the building owner or the business owner that undertakes improvements, e.g. through registration on title.

“It is the intent at the end of the day… to provide a certain degree of densification… to create new mixed use development,” that will generate both assessment and tax dollars – and eventually, make a Community Improvement Plan unnecessary in the Downtown, Hack said.

The meeting ended with Council receiving the information, and referring the issue to staff for a report and recommendation regarding the Official Plan Amendment.