Revitalization Grant Program

The purpose of this program is to use the tax increase that can result when a property is rehabilitated, redeveloped or developed to provide assistance in securing the project financing and offset some of the costs associated with the rehabilitation. The program will provide an annual grant equal to 70% of the increase in City property taxes for 10 years after project completion as long as the project results in an increase in assessment and therefore an increase in property taxes.

The owner of the property located at 3203 Peter Street (The Mason-Girardot Manor) estimates that they would spend over $700,000 on renovations to the property to restore and replace building material and create additional residential units. The applicant proposed to convert the vacant mixed-use (former restaurant/residential) to one multiple unit dwelling containing a maximum of four dwelling units. The change of use required an amendment to Zoning By-law 8600 from a Commercial District 1.6 (CD1.6) zoning category to a Residential District 2.2 (RD2.2) zoning category. On November 18, 2019, Council approved the Zoning By-law amended (Z-009/19, ZNG/5843, DHSC 95).

The owner of the property located at 700 Brock Street estimates that they will spend over $120,000 on renovations to the existing property. The property is considered a legal non-conforming use with commercial retail on the ground floor and residential above. The applicant proposes to convert the ground floor commercial unit to residential resulting in one unit with six bedrooms. With this change of use, the property was no longer considered legal non-conforming and required a number of set back variances from the Committee of Adjustment (COA) to conform to the existing RD2.2 Zoning By-law 8600 regulations. The applicant received COA approval on January 23, 2020 (A045/19).

When evaluating the improvements proposed for both 3203 Peter and 700 Brock Streets, the change of use could result in a reduction in annual property taxes and the owners would not be eligible for grants under the Revitalization Grant Program. However, it is difficult to estimate at this time. Administration expects that the property assessment value will very likely increase however said increase could be offset by the lower tax rate when the portion of the property that is currently classified commercial is changed to residential. Should however the assessment increase be more than the decreased from the lower property tax rate resulting in higher property taxes being paid overall, Administration is seeking approval to apply the tax increment grant component under the CIP.

Sandwich Urban Design Guidelines and HCD

Eligible improvements to the properties identified are consistent with the Sandwich CIP Supplemental Development and Urban Design Guidelines.

Although 3203 Peter Street is outside of the Sandwich HCD the property is individually designated under Part IV of the Ontario Heritage Act. The improvements were reviewed based on the property’s individual designation and the subject of a Heritage Alteration Permit Application (See Report S 162/2019). Proposed improvements were approved by Windsor City Council on October 7th, 2019 (CR501/2019 DHSC 87) and