Belleville requests feedback on Development Charges Update Study and Industrial Exemption Policy

In 2022, Belleville updated the Development Charges Bylaw and waived all Development Charges for all industrial development.

Since Jan. 26, 2022, industrial development projects have saved (and Belleville has subsidized) $14.4M. Belleville made up for this reduction in revenue by increases to property taxes and water/wastewater rates.

Belleville is proposing to:

1. Remove the full exemption for industrial projects by conducting a Development Charges Background Study to update the Development Charges Bylaw
2. Replace it with an industrial incentive program in the Community Improvement Plan (CIP) to help offset the removal of the exemption

Using an incentive program instead of applying an automatic, one-size-fits, all across the board exemption policy for all industrial projects allows Belleville to evaluate each development individually.

A one-size-fits all across the board exemption policy for all industrial projects.

Belleville residents are encouraged to review the project page with the proposed update and information boards, and provide their comments using the online comment form to have their say. A public meeting will be held in June for further feedback.

2025 Development Charges Update Study

The City of Belleville is conducting a comprehensive D.C. background study as required before they can update Development Charges By-law, which is expected to be completed later in 2025 . 

New industrial incentive program of the Community Improvement Plan (CIP)

Here is the drop-in session presentation given to industry members and stakeholders that outlines the potential incentive structure of the program to be added to the Community Improvement Plan:

Potential locations

• Entire City defined as Community Improvement Project Area (CIPA).
• The CIP will relate only to Employment Land Use in City of Belleville Official Plan Area (primarily Northeast Industrial Park) and Employment Area in Loyalist Secondary Plan Area (primarily Bell Blvd west of Sidney).

Potential incentive structures

Tax Increment Grant (TIG) Program – Owner or developer pays the full cost of eligible renovation or development costs as well as the resulting
annual increase in property tax. The City reimburses the Owner by way of an annual grant equivalent to the agreed Municipal Portion of the
incremental property tax increase over an established “base” assessment. Often a stepped approach to grant funding. Example: Year 1: 50% / Year 2: 40% / Year 3: 30% / Year 4: 20% / Year 5: 10% / or other combination

Development Charge (DC) Grant Program – Owner or developer pays 100% of the DC. The approved DC grant is reimbursed to the owner based on the inforce DC rates at a specified period (e.g., time of planning application or at building permit). Maximum grant is often equivalent to a percentage of Development Charges levied by the City. In some instances, a maximum dollar cap limits the extent of the grant.

Development Charges (DC) Deferral – Interest Grant Program – Deferral of 50% to 100% of Development Charges levied by the City for a set period (typically up to a maximum of 18-24 months after the issuance of building permits). The amount of the grant is subject to a maximum (often between $25,000 and $250,000+) or the amount of interest accrued as of the date the deferred DCs are due to be paid in full, whichever is less.

Landscape & Signage Grant Program – Owner pays 100% of the project costs, a portion of which is reimbursed to the owner upon project completion to the satisfaction of the City. Often matching grant (up to 50%) of eligible landscape/signage improvement costs up to a maximum value per property (e.g., $20,000).

Planning Fees & Building Permit Grant Program – Funds for the planning fees are disbursed only at building permit approval to ensure incentives lead to the actual implementation of the project. Maximum grant can range (e.g. from $5,000 to $15,000 for either fees or permits) per property or up to 50% to 75% reduction in planning fee or permit costs, whichever is less.

Environmental Site Assessment Grant Program – Owner or developer pays 100% of the cost associated with eligible studies and reimbursed by the City upon study completion. Maximum individual grant range: $15,000-$25,000 or 50% of cost of ESA, whichever is less.

Eligibility

The CIP will develop eligibility criteria for each program which may include, but is not limited to:

• Location of property (in CIPA/Priority Zone)
• Targeted sectors / type of business
• Scale of development
• Number of employees/jobs generated
• Type of employment (e.g., higher order employment)

Take action

Learn more about this project and submit your feedback at Belleville.ca/DevelopmentChargesStudy

To submit comments or be added to the interested parties list to be notified of the progression of the study and when public engagements will be held please fill out the comment form below.

DEVELOPMENT CHARGES STUDY & INDUSTRIAL COMMUNITY IMPROVEMENT COMMENT FORM

For more information on the Development Charges Background Study and Industrial Exemption Policy Update, please email [email protected] or call 613-967-3200 ext. 3224.

For more information on the Industrial Community Improvement Plan, please email [email protected] or call 613-967-3200 ext. 3238.

ASL interpretation and alternative formats of the project information and related information can be made available by contacting [email protected].

Open Council commentary

If Belleville is to continue focusing its Economic Development (ED) efforts on doubling-down on its role as an industrial hub, incentive programs should aim to attract higher waged, future-oriented employment:

• Build for the future – Prioritize higher-value sectors that generate higher-value economic activity (e.g. advanced manufacturing, tech, clean energy, logistics with automation).
• Quality over quantity – Prioritize full-time, well-paid (above median), skilled jobs with advancement potential. A 30-person biotech facility is often more valuable than a 150-person temp warehouse.
• Outcomes over inputs – Prioritize actual economic benefits (jobs, job quality) over square footage or property tax potential.

For example, each eligibility factor can be scored based on sub criteria:

Type of Employment (25 pts total):

• 0 pts = part-time or temporary jobs <$20/hr
• 10 pts = full-time, permanent, $25 to $35/hr
• 20 pts = STEM, skilled trades, unionized, >$35/hr
• 25 pts = Executive, R&D, or HQ functions

The ideal incentive structure would be a Tax Increment Grant (TIG) Program to reward completed, income-generating projects customized with conditions (e.g., higher rebates for better jobs, HQ functions, or community benefits). An supplementary DC Grant Program could be applied to sweeten the deal for high-value projects.

Belleville should only pays for results – not promises – and incentivize the kinds of jobs and developments that build long-term economic resilience.