Main Streets and Rural Economic Development Incentives

Stay tuned for more information about the Main Street and Rural Economic Development Incentives program!

Below is a summary of potential Incentive Programs for Main Street and Rural Economic Development, as presented in Lakeshore's Draft 2025 Community Improvement Plan for Housing and Main Streets and Rural Economic Development.

These Main Street and Economic Development incentives are not currently available.

Potential Incentive Programs

Program 1: Development Charges Grant

Purpose:

This Program consists of a grant, whereby registered property owners or assignees will be eligible to receive a grant for a portion or all of the development charges owing for certain classes of the development when developing underutilized sites and redevelopment on commercial and MU properties in the Municipality as a means to encourage investment through additional commercial space and/or residential units above commercial units.

This program applies to properties zoned: HC (Hamlet Commercial), HE (Hamlet Employment), CS (Service Commercial), CA (Central Area), MU (Mixed Use), CN (Neighbourhood Commercial), CT (Recreational/Tourist Commercial), and CR (Rural Commercial).

Financial Assistance:

Grant amounts are detailed in the table below:

Sliding Scale of Development Charges	Refund	Maximum Grant
Up to $6,600	100%	$6,600
$6,601 to $13,200	$6,600 plus 75% of amount over $6,600	$11,550
$13,201 to $33,000	$11,550 plus 25% of amount over $13,200	$16,500

Eligibility Criteria:

Applicants must pay for all development charges prior to undertaking the approved work;
A grant back of the payment(s) for the development charges will be made after successful completion of the work, to the satisfaction of the Municipality; and
Grant backs can be made to property owners, or assignee by the owner undertaking work consistent with the goals of the Community Improvement Plan, when developing underutilized sites and redevelopment on commercial and MU properties as a means to encourage investment through additional commercial space and residential units above commercial uses.

Program 2: Planning Application and Permit Fee Grant

Purpose:

This program shall grant back 50% of the normal application and permit fees for approved projects where a property owner or assignee is undertaking improvements to lands and buildings. This will be done in accordance with the provision of Section 69 of the Planning Act and the Municipality of Lakeshore’s Tariff of Fees By-law.

Financial Assistance:

The building owner or assignee will be granted back 50% of all planning fees per development application. They will also be granted back 50% of building fees up to a maximum of $2,500.

Eligible Costs:

Under this program eligible costs applies to the fees for any of the following approvals:

Site Plan Application;
Zoning By-law Amendment;
Minor Variance;
Consents;
Building Permits (including occupancy permits);
Demolition Permit; and
Sign Permit.

The fees associated with applications that are not supported by staff are not eligible costs under this Program. In addition, any properties that fall under disrepair due to neglect are also ineligible for funding.

Eligibility Criteria:

Grant backs can be made to property owners, or assignee undertaking work consistent with the goals of this CIP, including existing commercial and MU buildings / properties (residential units above a commercial use / commercial) and parking lots, where the redevelopment or rehabilitation project results in commercial or mixed use improvements.
The Municipality shall request payment of fees at the time of application. Upon final inspection of the completed and occupied project, fees collected will be granted back to the property owner(s) or agents.
This program does not apply to any required performance securities to be posted by the proponent, required professional studies, consultant or legal expenses required or to expenses incurred by the applicant because of an appeal to the Ontario Land Tribunal.

Program 3: Cash-in-lieu of Parkland or Parkland Dedication

Purpose:

This program provides a grant back to the owner or assignee who undertakes development which requires the dedication of parkland or the payment of cash-in-lieu of parkland.

Financial Assistance:

Where land is being redeveloped for commercial purposes within the Community Improvement Project Area, this Program will grant back 25%, up to a maximum of $6,600 of the cash equivalent paid by the owner following the successful completion of approved work.

Eligibility Criteria:

Assistance shall be provided to property owners or assignee undertaking works consistent with the goals of the CIP and for land being developed for commercial purposes.

Program 4: Parking Requirement Exemption

Purpose:

The Municipality may provide assistance in the form of an exemption from or reduction in the parking requirements (depending on the size of the building) established within the Zoning By-law where there are improvements and/or a change in use to an existing commercial building.

New commercial buildings, additions to existing commercial buildings and changes in use of a commercial building will be exempt from the parking requirements to a maximum floor space of 149 square metres of newly constructed gross floor area.

Eligibility Criteria:

Assistance will be in the form of an exemption from or reduction in the parking requirements (depending on the size of the building) established in the Zoning By-law, where there are new commercial buildings, additions to existing commercial buildings and changes in the use of use commercial building.
Section 40 of the Planning Act provides the Municipality the opportunity to accept cash-in-lieu of parking via agreements with a proponent where required parking cannot be accommodated for the given project. The cash-in-lieu payment is negotiated between the Municipality and the owner or assignee. Typically, this payment is based on each of the total number of parking spaces being reduced. A nominal fee will be considered for the necessary reduction; however, to comply with the provisions of the Planning Act; an agreement between the parties is required.
Residential uses will not be permitted to develop based on cash-in-lieu parking.

Program 5: Property Tax Increment Grant

Purpose:

The Municipality may offer a grant to property owners who undertake major improvements, such as redevelopment, construction, re-construction and rehabilitation and / or the improvement of energy efficiency of commercial or mixed use (residential units above a Commercial use) buildings or properties within the downtown area, waterfront district and newer commercial core which causes an increase in municipal property tax.

Financial Assistance:

The incentive is based on the increase in the assessed value of the property as a result of the improvement. The grant is the municipal portion of the tax rate multiplied by the increase in assessed value immediately after the improvements.

The grant is payable over 10 years on a declining scale:

Year 1: 100% of the difference in municipal taxes determined in year one.
Year 2: 90%
...until...
Year 10: 10%

Eligibility Criteria:

Eligible projects will include the substantial redevelopment, construction, re-construction and rehabilitation and/or improvement of energy efficiency of commercial or mixed use (residential above commercial use) buildings or properties where it is anticipated that an increase in property taxes will result. Whether or not a project is considered substantial, will be determined at the sole discretion of the Municipality.
The program will provide a grant for a portion of the taxes resulting from increased assessment for development or redevelopment initiatives that further the objectives of this plan.
The municipal portion of the tax increment because of development or redevelopment will be determined based on the assessment increase information provided by the MPAC and grants will be funded after all property taxes for the year of the grant are paid.
The Applicant shall be the registered owner of the property.
This incentive cannot be used in conjunction with the façade improvement grant.
Assistance is available for any building or contiguous group of buildings held in one ownership.
The program shall not apply to condominium developments.
The tax grant will be in a form of a grant pursuant to subsection 28(7) of the Planning Act.
If the ownership of the property changes during the 10-year period, the relief is immediately cancelled. The Municipality may deem it appropriate to enter into an agreement with the new owner for continuation of the program.
For year 1, after the tax bill resulting from the increased assessment has been paid, payment will be made within 30 days of the written request by the property owner. For subsequent years, if the property is not in arrears at December 31 and upon written request of the owner, payment will be made by January 31 of the following year. If the property is in arrears at December 31, the owner will be in default and will not be eligible for the grant for that year.
Properties participating in this program are subject to penalty/interest charges if payments are not made on or before the due dates.

Program 6: Façade Improvement

Purpose:

This program provides funding support for commercial and MU building owners or assignee who undertake improvements to the façade or the façade signs on their property.

Financial Assistance:

A grant equivalent to up to 50% of the renovation costs, to a maximum of $6,600.

Eligible Costs:

Professional fees (i.e. licensed contractors, architects, designers, engineers, etc.); and
Installation and materials.

Eligible Improvements:

Siding;
Brick and stone masonry;
Exterior woodwork;
Architectural metals;
Windows;
Doors;
Exterior lighting for building and signage;
Canopy / awnings;
Paint site preparation;
Interior window display areas;
Weatherproofing;
Energy efficiency upgrades; and
Any other exterior improvement that may bring the building up to code and improve aesthetics of the façade or signage.

Eligibility Criteria:

Must consist of improvements (façade and façade signage) to existing commercial and mixed use (residential above a commercial use) buildings; and
Applicants must be the owner or assignee of a commercial or MU property.

Program 7: Accessibility

Purpose:

This program provides funding support for commercial and MU building owners or assignee who remove barriers to access for people with disabilities.

Financial Assistance:

A grant equivalent to up to 75% of the renovation costs, to a maximum of $2,000.

Eligible Costs:

Professional fees (i.e., licensed contractors, architects, designers, engineers, etc.); and
Installation and materials.

Eligible Improvements:

Automatic doors;
Ramps and associated landscaping immediately surrounding the ramp;
Step free access;
Slip resistant access; and,
Level access improvements.
Widening of doorways and/or hallways; and
Handrails, where not required by the Ontario Building Code.

Eligibility Criteria:

Applicants must be the owner or assignee of a commercial or mixed use property;
The project must remove barriers to access, improve access or provide accessibility upgrades for people with disabilities in such a way that meets Provincial guidelines for accessibility; and
The list of eligible improvements is not definitive and the Municipality retains the ultimate discretion on what improvements constitute eligible improvements for determining the grant amount.

Program 8: Mural / Public Art

Purpose:

This program provides funding for murals and public art on both public and private properties to promote community spirit and vibrancy and encourages artists from diverse background and experiences to apply.

Financial Assistance:

A grant up to $1,300.

Eligible Costs:

Professional fees (i.e., licensed contractors, designers/artists);
Materials;
Installation; and
Lighting and landscaping that highlights the public art.

Eligible Improvements:

Murals;
Sculptures;
Paintings;
Interactive art pieces and displays; and
Any other art piece or display as approved by Council or its delegate.

Proposals must include a "sketch" indicating the type of artwork, theme, size, colours, materials and location (including dimensions of proposal).

Eligibility Criteria:

Applicants must be the owner or assignee of a commercial or MU property.

Program 9: Building Restoration, Renovation and Improvement Grant

Purpose:

This program supports business owners in undertaking substantial restoration, renovation or improvements projects to commercial or MU buildings by matching a portion of the construction costs.

Financial Assistance:

A grant equivalent to 50% of the eligible costs up to a maximum of $20,000.

Eligible Costs:

Professional fees (i.e. licensed contractors, architects, designers, engineers, etc.); and
Installation and materials.

Eligible Projects:

Additions to an existing building;
Internal renovations to an existing building;
Expansions to existing buildings;
Adaptive reuse conversions;
Conversion of non-commercial space into commercial or MU spaces; and
Works associated with the improvement, redevelopment, renovation and/or conversion of existing buildings necessary to accommodate the establishment, expansion or enhancement of the use, addressing matters such as:
- Fire safety;
- Electrical systems;
- Ventilation;
- Plumbing/fixtures; and
- Requirements of the Building Code.

Eligibility Criteria:

Applicants must be the owner or assignee of a commercial or mixed use property.

Program 10: Signage Improvement Grant

Purpose:

This program is designed to enhance the visual appeal and commercial vitality of Lakeshore’s main streets by supporting businesses in investing in upgrades that result in the improvement, rehabilitation or replacement of their exterior signage that is separate and distinct from the building’s façade.

Financial Assistance:

A matching grant covering 50% of project costs up to a maximum of $5,000 per property or business per calendar year.

Eligible Costs:

Professional fees (i.e., licensed contractors, architects, designers, engineers, etc.); and,
Installation and materials.

Ineligible Costs:

Backlit, read-o-graphs or electronic signage.

Eligibility Criteria:

Applicants must be the owner or assignee of a commercial or mixed use property;
All works must comply with the Municipality’s Sign By-law; and,
Approval of a grant will not guarantee that a Building or Sign permit will be issued.

Program 11: Streetscape Beautification Program

Purpose:

This program is aimed at promoting the improvements to the landscaping/hardscaping, pedestrian realm, parking, areas, the introduction of bike parking and other permanent site elements throughout the Municipality.

The CIP encourages the Municipality to undertake streetscape beautification, with considerations to the following features:

Landscaping and green infrastructure;
Street furniture (waste receptacles, benches. planters, benches, etc.);
Pedestrian and active transportation amenities;
Paving;
Exterior lighting; and
Streetside patios, terraces and other outdoor amenities.

Program 12: Structural Repairs Rebate

Purpose:

This program aims to support property owners in making structural improvements to their commercial building that enhance the safety, stability and long-term viability of their property.

Financial Assistance:

A rebate covering 50% of eligible project costs up to a maximum of $10,000 per property per calendar year.

Eligible Costs:

Repairs to:

Building Foundations;
Structural walls;
Roofs;
Floors or ceilings; and
Upgrades that bring the building into compliance with the Ontario Building Code.

Professional fees (i.e., licensed contractors, architects, designers, engineers, etc.) are also eligible for reimbursement.

Eligibility Criteria:

Applicants must be the owner or assignee of a commercial or MU property; and
All improvements must comply with the Municipality’s Building By-law.

Program 13: Vacant or Underutilized Property Revitalization Rebate

Purpose:

This program seeks to address the challenge of vacant and underutilized properties along the Municipality’s main streets. It provides a financial incentive to revitalize these spaces and spur the redevelopment, occupancy and productive commercial use of properties that are current vacant or underutilized from a commercial standpoint, for an extended period.

Financial Assistance:

25% of costs up to a maximum of $25,000.

Eligible Costs:

Costs associated with:

Interior preparation and demolition;
Significant interior renovations;
Building systems upgrades;
Exterior improvements;
Environment assessments and minor remediations; and
Accessibility improvements.

Professional fees (i.e. licensed contractors, architects, designers, engineers, etc.) are also eligible.

Eligibility Criteria:

Applicants must be the owner or assignee of a commercial or mixed use property;
For the purposes of this program, buildings are considered vacant if they have been unoccupied for at least 12 months; and
Improvements requiring a variance will not be considered unless unique circumstances (not caused or created by the applicant) exist.

Program 14: Septic System Improvement Rebate

Purpose:

This program is designed to help property owners make essential improvements to their on-site septic systems, to ensure proper functioning, environmental compliance and long-term viability, thereby protecting ground and surface water quality in the Municipality’s rural areas.

Financial Assistance:

25% of costs up to a maximum of $10,000

Eligible Costs:

Costs associated with:

Full system replacement;
Major repairs;
System upgrades; and
Relocation and redesign.

Professional fees (i.e., licensed contractors, architects, designers, engineers, etc.) are also eligible.

Eligibility Criteria:

Applicants must be the owner or assignee of a commercial or mixed use property;
All improvements must comply with the Ontario Building Code (specifically Ontario Regulation 332/12 for septic systems), local health unit requirements, and any applicable municipal by-laws; and
The septic system must serve a principal building or main use on the property.

Contact Lakeshore's Housing Team

Housing Team

419 Notre Dame, Belle River
Ontario, Canada N8L 0P8

Email the Housing Team
519-728-2700