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January, 2024
Community
Improvement Plan
Final Report
Township of Lake of Bays
TCI Management
Consultants
Contents
1 Introduction ........ 3
2 Public Engagement ........ 10
3 Recommendations ........ 21
4 Baysville: Existing Conditions & Recommendations ........ 27
5 Dorset: Existing Conditions & Recommendations ........ 41
6 Dwight: Existing Conditions & Recommendations ........ 53
7 Hillside: Existing Conditions & Recommendations ........ 68
8 CIP Programs ........ 73
Appendix Programs for Business/Homeowners ........ 82
1
Township of Lake of Bays | The Planning Partnership
Lake of Bays CIP Study Area
Hillside
Dwight
Baysville
Dorset
2
Community Improvement Plan - Draft Final Report
A Community Improvement Plan
is a planning tool to support
strategic community investment
priorities
Public Sector
Private Sector
Identify opportunities
to improve the public
realm, e.g. streets,
parks, public spaces
Create financial
incentive programs to
encourage revitalization/
redevelopment
Improve
existing
property
Promote
redevelopment
1 Introduction
Purpose of a Community
Improvement Plan
A Community Improvement Plan (CIP) is a
planning tool to support strategic community
investment priorities. A CIP provides a framework
for investment opportunities in the public realm
and the provision of incentive programs to assist
the private sector to stimulate redevelopment and
to facilitate property improvements.
A Community Improvement Plan enables the
municipality to:
- focus public attention on local priorities and
municipal initiatives;
- target areas in transition or in need of repair,
rehabilitation and redevelopment;
- facilitate and encourage community change in
a coordinated manner; and,
- stimulate private sector investment through
municipal incentive-based programs.
Study Area
The Township's four settlement areas are the
focus for this Community Improvement Plan:
Dorset, Baysville, Dwight and Hillside.
Diagram illustrating What Is a Community Improvement Plan?
Map locating the four settlement areas
3
Township of Lake of Bays | The Planning Partnership
Framework of the Official Plan
The Planning Act gives the Township the legislative authority to define a community improvement project
area and prepare a community improvement plan for the area. The Plan must be prepared in accordance
with the community improvement policies of the Official Plan. The Township's Official Plan includes
policy stating that:
Community improvement project areas may
be designated by by-law and a community
improvement plan prepared, based on
consideration of the following:
a)
the community improvement project area is
located within the boundaries of a designated
community of this plan;
b)
the area has been identified as one where
the uses may be incompatible or buildings
are approaching the end of their functional
life, or have deteriorated, and should either
be rehabilitated or restored for sequential
uses in keeping with the nature of the area or
demolished so as to allow for redevelopment
of the site for a use more compatible with the
area;
c)
the area contains vacant and under used
lands, buildings or structures which could
be developed or redeveloped in a manner
which reinforces the functional role of the
area or provides for the enhancement of the
municipal tax base;
d)
the area has been identified as being
deficient in terms of the level of municipal
services, because it no longer meets current
development standards, is characterized
as inefficient from a service delivery
perspective, or exhibits signs of aging;
e)
the area has been identified as being
deficient or in need of enhancement in
terms of neighbourhood and/or community
parkland, recreational, or community facilities;
f)
the area contains man-made hazards such as
poor street and intersection design, barriers
dividing the community, or flood control
issues which should be eliminated; and
g)
the area has business uses, which require
upgrading, streetscape improvements and/
or improved off-street parking and loading
facilities to aid the area's economic viability.
The Official Plan also includes policy stating that:
The Council may, by by-law, designate lands in
the Township as a "Community Improvement
Project Area" and will prepare a plan for
that project area. The following matters
should be considered in the preparation of
a community improvement project plan:
a)
the basis for selection of the project area;
b)
the boundary of the area;
c)
the land use designations and intent of the
Official Plan;
d)
the nature of existing land uses, the physical
condition of the buildings and structures;
e)
the existing level of services and the nature
of improvements proposed to municipal
infrastructure, such as roads, water supply,
sanitary and storm sewers, public utilities,
and other community and recreational
facilities;
f)
the identification of properties proposed for
acquisition and/or rehabilitation;
g)
the phasing of improvements to permit a
logical sequence of events to occur without
creating unnecessary hardship for area
residents and/or businesses; and
h)
the estimated costs, means of financing,
and the potential for stimulating private
sector investment and an improved
municipal tax base.
4
Community Improvement Plan - Draft Final Report
Framework from the
Planning Act
Within a community improvement area, the
Planning Act enables the Township to:
-
acquire, hold and clear, grade or prepare land
for community improvement;
-
construct, repair, rehabilitate or improve
building on land acquired or held by the
township or sell lease or dispose land;
-
make grants or loans available to registered
owners, assessed owners and tenants of
lands and buildings for the purposes of
rehabilitating the lands and buildings within
the community improvement area;
-
eligible costs may include costs related
to environmental site assessment and
remediation, development, redevelopment,
construction and reconstruction of lands
and buildings, or for the provision of energy
efficient uses, buildings, structures, works,
improvement or facilities.
Goals of the Community
Improvement Plan
The goals of the Community Improvement Plan
are to:
-
attract tourism, business investment and
economic development; and,
-
assist in providing attainable/affordable
housing.
These goals stem from two key documents:
-
Council's Strategic Plan for 2019-2022,
supporting local jobs through attracting and
retaining businesses was identified as a
priority.
-
The Township of Lake of Bays' Economic
Development Strategy (2017) that provides
a vision for economic growth and prosperity
and outlines strategic actions to impact
positive change to the local economy.
Undertaking a Community Improvement Plan is a
planning tool to enable the Township to provide
incentives to attract tourism, business investment
and economic development.
The CIP also investigates mechanisms to assist in
attainable/affordable housing objectives, identified
as a priority action in one of the Economic
Development Strategy's themes to improve
community infrastructure.
Another key objective of the CIP is to coordinate
public and private sector investment, and
therefore, recommendations are included for
enhancing public parks, streets and major roads.
5
Township of Lake of Bays | The Planning Partnership
Community Based Strategic Plan (2009)
Vision Statement
"The Residents of the Township of Lake of
Bays will nurture and sustain clean water,
fresh air, natural shorelines, healthy forests
and wetlands that will be the pride of the
province. We will offer an outstanding
combination of economic opportunity, peaceful
living and recreation. This is our dream and
legacy for our grandchildren's children."
We Value:
- Responsible Leadership;
- A Healthy Sustainable Natural Environment;
- A Sound Economy;
- Quality of Life for All;
- The Allure of our Surroundings; and
- Our Heritage
Timeline diagram of previous studies
Strategies
- Engage and Communicate Openly with the
Community.
- Develop a Sustainable Local Economy that
Supports Our Vision.
- Ensure Sound, Innovative, Transparent
Financial Planning.
- Develop Long-Term Land, Lake, and
Community Plans that are Balanced and
Adaptive.
- Protect, Preserve, and Promote Our Healthy
Natural Environment.
- Work in Collaborative Partnerships.
- Develop Our Capacity to Provide Social
Services.
Previous Studies
Several studies have been prepared over the past
several years that set a strong foundation for the
Community Improvement Plan.
Dorset Waterfront
Plan and
Downtown Study
2016
Economic
Development
Strategy
2017
2009
Community Based
Strategic Plan
Parks, Open Space
and Recreation
Strategy
2023
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Community Improvement Plan - Draft Final Report
Dorset Waterfront Plan and
Downtown Study (2016)
Three Options:
- An extended dock at the Marine Museum
accommodating additional public docking and
a protected and designated docking space for
the SS Bigwin.
- The former Clayton building is restored and
repurposed.
- Multiple pedestrian crossings.
- The southern end of the study area provides a
more formal sidewalk and small gateway at the
northeast corner of the Main Street and Harvey
Avenue intersection.
Option 2: Transitional
- Builds on Option 1 improvements. An extended
all-season covered structure at the Marine
Museum is envisioned for the SS Bigwin.
- Former Clayton building front façade is kept
as an important heritage remnant and the new
building is constructed within the old footprint.
- Additional docking is made available with the
extended dock at the Cedar Narrows Park,
and along the new boardwalk south of the
waterfront, adjacent to the Marine Museum and
former Clayton building.
- South circuit is completed with the sidewalk
extension.
- The north circuit is enriched with improved
parking and picnicking facilities at the Dorset
Parkette, including an underpass connection
under Highway 35, between the boat launch
and the downtown shops.
- Also envisions a more prominent potential
pedestrian connection and way-finding
between the Johnson's establishment and
Colebridge Park, as well in front of the Dorset
Recreation Centre.
Option 3: Transformative
- Builds on Option 1 improvements. An extended
all-season covered structure at the Marine
Museum is envisioned for the SS Bigwin. The
former Clayton building is rebuilt with a new
footprint, and additional docking is available
at Trading Bay, Johnson's water edge and the
Dorset Parkette.
- This transformative approach presents an
additional underpass connection on the south
side of the Narrows, as well as enhanced
way-finding and path along Main Street in
the downtown. Investments are also made to
upgrade the existing skating rink with a paved
surface and a shade canopy for all-season use.
An electrical vehicle charging station is made
available in Dorset and additional vehicular
parking is also potentially available south of the
Main Street bridge.
This plan was 'received' by the
Township, but not adopted.
7
Township of Lake of Bays | The Planning Partnership
Economic Development Strategy (2017)
Vision
"To have a strong and diverse economy with
the community assets, infrastructure and
people required to provide a high quality
of life and employment opportunities within
the Township of Lake of Bays, without
compromising the natural environment."
Five Themes with 22 priority actions
1. Business Support & Development
- Provide support to existing businesses
and help entrepreneurs to start,
expand or grow a business.
- Annual review of the Investment
Readiness Assessment
- Update Community Profile
- Business survey
- Online business directory
- Inventory of land and buildings
- Commercial/employment lands assessment
- Visit businesses
- Business welcome program
- Best practices review for home
based businesses
- Value proposition
2. Communications, Marketing & Branding
Enhance communication and marketing tools
to help facilitate community connections and
promote economic development assets.
- Economic Development newsletter
- Economic development on website
- Branding
- Photo contest
3. Community Infrastructure
- Improve community infrastructure
that helps drive economic and
community development.
- High speed internet
- Housing needs study
4. Tourism
Support growth of the tourism industry through
marketing and partnerships to encourage year-
round visitation to Lake of Bays.
- Passport program or travel guide
- Inventory of assets of the tourism sector
- Tourism way finding strategy
5. Workforce Development, Retention &
Attraction
- Encourage the development of a
skilled workforce to address labour
attraction and retention challenges.
- Best practice review for rural transportation
- Workforce development plan
The Township is currently updating its
Economic Development Strategy.
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Community Improvement Plan - Draft Final Report
Parks, Open Space and
Recreation Strategy (2023)
Recommendations for programming and events,
recreation facilities, parks, trails, water access
points and open spaces.
Includes recommendations for parks and
opens spaces and recreation facilities in Dorset,
Baysville, Dwight and Hillside.
Includes capital and operating costs and timing
for each of the recommendations.
Organization of
the Community
Improvement Plan
The Community Improvement Plan is organized
with 8 chapters:
1. Introduction outlining the purpose, framework,
goals and background for the CIP
2. Public engagement summarizing the forums
and tools used, and the input received
3. Recommendations that apply to all settlement
areas
4. Baysville Existing Conditions and
Recommendations
5. Dorset Existing Conditions and
Recommendations
6. Dwight Existing Conditions and
Recommendations
7. Hillside Existing Conditions and
Recommendations
8. Community Improvement Programs
The Appendix includes the details of the Private
Realm Incentives. Being in an Appendix, changes
can be made to the details of each without
requiring an amendment to the CIP.
9
Township of Lake of Bays | The Planning Partnership
2 Public Engagement
The Community Improvement Plan was prepared
within the framework of broad based community
engagement, using a variety of methods to seek
input on the work in progress. The Township
set up a dedicated project web page to share
information on the project, including work in
progress and on line surveys.
As an initial step in the study process,
approximately 20 one on one conversations
were held with councillors, the mayor, Township
staff and representatives of various stakeholder
groups to understand various perspectives on
opportunities for change and issues to consider.
The first online survey was posted from June to
July 2023 to understand the biggest opportunities
for change and the issues/challenges in each of
the four settlement areas. A total of 203 responses
were received.
Comments generally fall into two camps: those
who want change and those who don't. The
following is a synopsis of the common themes
heard through the conversations and the survey:
- enhance amenities (e.g. washrooms, garbage
cans, sports facilities)
- more commercial uses (year round, seasonal,
temporary)/facilitate development
- protection of the environment
- upgrade/enhance/ expand roads, sidewalks,
hiking and biking trails, parking, EV charging
- increase tourism
- more health services
- encourage programming
- renovations/enhancements to community
facilities
- housing (permanent and seasonal, affordable)
- focus on heritage, arts and culture (public art,
walking tours)
- signage/wayfinding
- guidelines for new development
- enhance accessibility
The first public information session was held on
July 6, 2023, to talk about existing conditions with
respect to land use, trails, parks, recreation and
businesses, key challenges and opportunities to
explore. Two information sessions were held, one
for Dwight and Hillside and another for Dorset and
Baysville. Approximately 60 people attended.
A second public information session was held
on September 18, 2023 to discuss draft concepts
and incentive programs. In person sessions were
held in Dwight to address Dwight and Hillside,
in Baysville to address Baysville and Dorset.
Approximately 10 people joined the public
information session in Dwight and approximately
40 people joined the session in Baysville.
Following the public information session and
during the online survey, input was also received
through emails to Township staff. Common
themes in the comments were:
- speed limit and landscape character of
Highway 60 through Dwight and District Road
117
- more public parking to support businesses
- leave Baysville as it is - it's beautiful
- attract new businesses, especially in Baysville
- concerns about by-law enforcement and local
security of homes
Project Web Page
10
Community Improvement Plan - Draft Final Report
- interest in funding allocation to incentive
programs and operating cost of improvements
to public parks
- interest in the responsibility for public sector
projects
A second online survey followed to gain further
input on the ideas shared at the second public
information session. The survey helped the team
understand support or lack of support for ideas
being considered.
The survey was divided into three parts to get
input on:
- priorities for incentives for private business
- preliminary ideas being explored
- personal ideas to consider for Dorset,
Baysville, Dwight and Hillside. A total of 288
participants responded to the survey.
Sixty percent of the respondents have lived in the
Township for over 16 years.
Only 19% of the respondents own a business in
one of the settlement areas in the Township.
The age breakdown of respondents:
under 18
1%
19-35
7%
36-50
18%
51-65
48%
over 65
26%
The percentage of participants living in the various
settlement areas:
Dorset
18%
Baysville
46%
Dwight
20%
Hillside
5%
Approximately 11% of the respondents live
outside of the Township of Lake of Bays.
The household structure of the respondents:
family with young children
12%
family with teenagers
14%
family with adult children living at home 16%
couple
50%
single
8%
A number of priorities for incentives for private
business was listed in the survey and respondents
were asked to identify their top 3 priorities. The
survey revealed the following in order of priority:
1. Encourage new business
This program provides financial incentives to
stimulate investment in new commercial or
tourism businesses.
2. New multi unit affordable housing
The program provides incentives to develop
new multi-unit residential buildings or mixed-use
buildings with commercial uses on the ground
floor and residential uses above in accordance
with the Township's Zoning By-law and other
planning approvals required.
3. Enhance landscape
This program funds landscape improvements,
tree planting, pedestrian connections, sidewalk
cafes/patios and other improvements that can
contribute to enhancing the character of the main
street.
4. Upgrade existing business
This program provides incentives to upgrade
façades, signage, accessibility, structural and
mechanical systems to existing commercial
buildings. Facade improvement contributes to
the viability of buildings and contributes to the
beautification of settlement areas. This helps to
attract new businesses and residents and can
increase tourism.
5. Upgrade energy efficiency
This program provides incentives to upgrade
energy efficiency in existing buildings and to meet
carbon targets in new buildings. Reuse of existing
buildings and building materials minimizes the
release of new carbon. Strategies to ensure long
building life and usefulness further delay the
release of sequestered carbon and strategies
to reduce the carbon released through heating,
11
Township of Lake of Bays | The Planning Partnership
cooling and ventilation and by the ongoing
maintenance of a building.
6. Add residential units
This program provides incentives for the
renovation of existing houses (not located on
a waterfront property) to include new legal
additional residential units in accordance with
the Township's Zoning By-law and other planning
approvals required.
7. Add public art
Public art can enhance the appeal of a building
and public space. It can create a destination or
attraction encouraging visitors to stop. It can also
contribute to Lake of Bays as a hub for arts and
culture.
8. Improve industrial sites
This program helps to identify the extent and
nature of possible environmental contamination
on development sites through the preparation
of special studies and plans to remediate the
site. This may be required to prepare a site to be
redeveloped.
Comments were also received on the priority
ranking question. A snapshot of comments on
each of the possible incentives follows:
Encourage new businesses
- Broaden focus from commercial & tourism
to other possible businesses to enable
higher paying jobs to create a more resilient
community.
- Encouragement of new business development
would improve residents' day-to-day
experience.
- Strong industrial base would be fantastic must
be environmentally friendly.
- Restaurants, small businesses that cater to all.
- Encourage tourist accommodation in Baysville
to help retain visitors for overnight stays - rather
than them going to Bracebridge or Huntsville
to stay.
Add residential units
- Need to stop cutting down trees in a region
that is desirable because of its nature.
Development for the sake of development is
not ideal.
Upgrade existing business
- Some businesses need to be enhanced
- Landscaped pathway is a huge waste of
money.
- Ensure zoning enables rebuilding of
businesses.
Enhance landscape
- Murals would enhance the town.
- Wheelchair accessibility to the beach, better
grounds management .
- Improving access for tourists to view and
appreciate nature done in a way that will not
affect residents or damage the beauty of the
landscape.
- Renewed focus on developing / improving ATV
and snowmobile trails.
- Baysville does not feel homey it just feels like
a random place that people make fun of all the
time; need to make it look nicer and clean to
attract people to come into town and support
business and also who might want to live there.
- Enhance the landscape only if the logistics are
in place to maintain it.
New multi unit affordable housing
- Stop building houses that we can't afford on
property that is beautiful and historic.
- Do not need to build density. The point of
cottage country is to get away from the bustle
of city life. Growth without paying attention to
quality of life is a senseless pursuit.
- Absolutely should not encourage development
of Lake of Bays' shoreline and should not allow
any multi-tenant shoreline builds.
- Affordable housing should be the #1 top
priority.
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Community Improvement Plan - Draft Final Report
80%
75%
Riverfront Park (Trail, Docks, Parkette, Grist Mill Park)
Beautify the site as a key focus for Baysville. Upgrade the
bandstand, enhance the Grist Mill monument, add a path,
a railing to stairs and a ramp to the dock area, upgrade or
replace the pavilion on the West dock, improve drainage.
Baysville Dam Park
Create a skating loop in the parking lot in the winter, add
more seating, enhance the gazebo to provide more seating
and make it accessible, upgrade the dock and stairs
78%
District Road 117
Add a sidewalk or paved shoulder along District Road 117
and bring the Muskoka landscape of trees and boulders
to enhance the core area.
73%
Lake of Bays Community Centre Park
Add a shade structure to support outdoor programming, a
pavilion with picnic tables, benches and a splash pad.
Possible Redevelopment on District Road 117
Provide direction for redevelopment in Baysville, an
example of which is the old gas station site at the west
entrance. Illustration of a new building with residential
above commercial space on the ground floor.
79%
74%
Pedestrian paths on District Road 117
Add clearly marked and paved pedestrian routes, even
along changes in the terrain.
Respondents were asked to indicate "thumbs up" or "thumbs down" whether
these ideas were a possibility for Baysville. The following is the results of input.
13
Township of Lake of Bays | The Planning Partnership
76%
Redevelopment on Bridge Street
Provide direction for redevelopment of sites, such as
properties on Bridge Street, to encourage more residential
development to support shops and services in Baysville
(view looking northwest from Bridge and Dickie Streets).
64%
Signage and Wayfinding
Add identifiers of key tourist destinations, maps and
wayfinding to help orient visitors to all that Baysville has to
offer.
72%
Parking
Large parking areas rarely contribute to creating a
beautiful place. Parking at the Community Centre, and
maximizing on-street parking can help offset the need for
new parking lots.
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Community Improvement Plan - Draft Final Report
82%
69%
New buildings housing above commercial
Incentives may encourage the redevelopment of sites
such as the Clayton store property - a two-story building
(residential units on the second floor and commercial
space on the ground floor).
Museums
Consider merging the Marine Museum with the Dorset
Museum to create one centrally located focus
74%
Sidewalk and trees on streets
Collaborate with Algonquin Highlands and add a sidewalk
or paved shoulder on Main Street bringing the Muskoka
landscape of trees and boulders to enhance the character
of Dorset.
76%
Signage and Wayfinding
Add identifiers of key tourist destinations, maps and
wayfinding to help orient visitors to all that Dorset has to
offer.
84%
Dorset Waterfront Concept
Revisit the 2016 Waterfront Plan and consider enhancing
the boardwalk and dock. Add a boat house to help service
the Bigwin cruise.
Respondents were asked to indicate "thumbs up" or "thumbs down" whether
these ideas were a possibility for Dorset. The following is the results of input.
15
Township of Lake of Bays | The Planning Partnership
Dwight Beach Road
Clearly mark and sign a pedestrian route along Dwight
Beach Road to connect the beach to the municipal
building and library.
86%
77%
Parking along Dwight Beach Road
Continue to allow parking on Dwight Beach Road.
82%
Beach
Continue to allow for pop-up/seasonal commercial uses
(ice cream, rent umbrellas, paddleboards, etc.) along
Dwight Beach Road.
74%
Parking for cruise boat
Provide dedicated parking away from the beach for
visitors to the cruise ship.
72%
75%
Possible redevelopment
Provide direction for the redevelopment of properties that
may be able to accommodate affordable housing. As an
example, the seniors centre could be redeveloped with a
new building with residential and a seniors centre on the
ground floor.
Highway 60
Add a paved shoulder for walking and cycling, and bring
the Muskoka landscape of trees and boulders to enhance
the character of Dwight while traveling on Highway 60.
Respondents were asked to indicate "thumbs up" or "thumbs down" whether
these ideas were a possibility for Dwight. The following is the results of input.
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Community Improvement Plan - Draft Final Report
79%
Dwight Outdoor Rink
Improve the warming hut and add a roof to enhance the
use of the rink
74%
Dwight Community Centre Park
Add a new recreation facility for children and youth such
as an obstacle course, skatepark or basketball courts.
65%
Hillside dock and beach
Consider purchasing additional land to expand the dock,
beach and park area]
67%
Additional Parking
Consider accommodating some public parking at the Fire
Hall to meet the demand for parking at the Hillside dock
and beach.
61%
Signage and Wayfinding
Add identifiers of key tourist destinations, maps and
wayfinding to help orient visitors. In particular, mark the
road entrance to Hillside Park and boat launch from
Highway 60.
Respondents were asked to indicate "thumbs up" or "thumbs down" whether these ideas were a possibility for Hillside.
The following is the results of input.
17
Township of Lake of Bays | The Planning Partnership
The final part of the survey was an opportunity to share additional thoughts for improvement in Baysville,
Dorset, Dwight or Hillside. The following is a summary of the input received, including general comments
that were not place specific.
- Historical photos and information on dock
pavilions.
- Allocate money for the maintenance of the many
historical churches in all the towns.
- Allow seasonal kiosks for businesses to set up or
rent for pop up shops.
- Keep the country in the country and the city in
the city, do what will help businesses survive and
doctors and other professionals come to stay.
- Focus attention on the businesses and people
who live and work in our towns and less focus
on the visitors with whom do not pay taxes and
come for short visits, they are coming anyway
but the services we have are over run with
visitors and there is no one to work or live or
afford to live in these towns.
- Invest funds in areas that should be in place. eg.
sidewalks.
- Enhance the character of the area by minimizing
development and capitalize on existing buildings.
- Revisit permit process to ensure that
development does not encroach on existing
residents and that it is not a detriment.
- Hire additional staff to enforce by-laws.
- Create bike lanes on major roadways or improve
pavement quality on other roadways.
General Comments
- Maintain the history and integrity of these small
communities. Please respect their unique
characteristics and celebrate their individuality.
- Add a lakeside restaurant / bar in Dwight (or
elsewhere on LOB if Dwight isn't feasible).
- Affordable housing in concert with supportive
conditions for both existing business and
motivated entrepreneurs.
- Expanding the tax base will make the proposed
beautification proposals increasingly possible.
- Beautiful location with social gathering places will
encourage people to consider relocating to LOB
so there must be a progressive approach which
maintains the natural beauty and history while
expanding the modern housing opportunities
required.
- Housing should be the #1 priority, keep existing
business and upgrade current facilities.
- Do not keep paving parking lots and building
sidewalks.
- Natural ground absorbs sunlight keeping
temperatures low, where paved and cement
surfaces amplify heat and cause global average
temps to rise.
- Retain snowmobile trails, pedestrian paths
and paved shoulders will not leave space for
snowmobile trails.
Hillside
Dwight
Dorset
Baysville
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Community Improvement Plan - Draft Final Report
Baysville
- Pretty up the Main Street.
- Idea of an activity area for the kids of the
community is a great plan.
- An indoor pool would be beneficial for winter
recreation and resident retention, especially
seniors.
- Don't improve District Road 117 as people
speed, focus on having people walk through
the village support shops.
- Like the idea of Community Centre park area,
prefer to see the playground updated over
getting a splash pad.
- Use colours or other features to mark the key
commercial streets and connection from to
library.
- Improve the 'riverside beach'.
- Picnic area added to Dam park.
- Repair both pavilions by the water.
- Never been a parking problem.
- Add paved shoulders or sidewalks along
District Road 117 to connect village.
- Encourage businesses not to leave.
- Encourage residents to tidy their properties or
assist with dump fees.
- Time to encourage people to be proud of the
village.
- Lower the speed limit on District Road 117.
- Leave Baysville alone, stop spending money
we don't have for sidewalks, art, park
improvement. If there is surplus money use it
to help those in need.
- More promotion of naturalized shorelines,
pollinator friendly yards instead of lawns, and
increased support for our public libraries.
- Needs curb appeal and safe pedestrian/bike
access along District Road 117.
- A pedestrian crossing signal would be helpful
to get across District Road 117. Some big
concrete planters would help indicate this is a
town and maybe slow traffic a bit.
- Sidewalks are a great idea.
- Do not reduce parking at the arena.
- Bandstand gazebo is fine the way it is.
- Splash pad is a great idea.
- Doesn't really need a sun shelter.
- Sidewalk on business side of Bay Street,
angled parking on business side of Bay Street.
Dorset
- Make the Dorset Museum more historically
appealing, hold historical society meetings and
special historical programs there.
- Create a larger beach front along the waterfront
of the parkette in Dorset.
- Recreation centre is the priority.
- Need area to participate in outdoor sports for
children and adults in for all seasons.
Dwight
- Highway 60 and Hwy 35 intersection: replace
T intersection with a round about to reduce
congestion during peak traffic flows and link
the community centre, educational centre with
the commercial centre to form a hub for the
community.
- Use environmentally friendly materials,
including porous surfacing and native plants.
- Paid parking and speed bumps in the summer
on Dwight Beach Road.
- A performance arts and public gallery, offering
year round cultural events, theatre, Drama
camps for kids, art events and openings,
art workshops, music entertainment, music
lessons for kids. With the public school nearby,
after school art programs.
- More bike and walking trails and children
playgrounds.
Hillside
- Not a good idea to add parking at the Fire
Hall in Hillside, pedestrians will have to cross
Highway 60.
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Township of Lake of Bays | The Planning Partnership
A public meeting was held on November 28, 2023
at a Township of Lake of Bays Council meeting to
present the Draft Community Improvement Plan.
Notice was given 20 days in advance of the meet-
ing and the draft report was posted to the project
webpage for review.
Comments on the draft report were compiled,
including those received from the District of
Muskoka, the Ministry of Transportation and the
Simcoe Muskoka District Health Unit. All com-
ments were considered during the preparation of
the Final Community Improvement Plan.
The Statutory Public Meeting to adopt the Com-
munity Improvement Plan is planned for early in
2024.
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Community Improvement Plan - Draft Final Report
3 Recommendations
The recommendations in the Community
Improvement Plan fall into broad categories.
Some of the recommendations apply in a similar
way across all four settlement areas, and others
include location specific suggestions. Specific
recommendations for each of the areas are
included in the following four chapters.
The seven broad categories are:
1 Signage, Wayfinding, Marketing
2 Active Transportation -
Walking, Cycling
3 Parking
4 Parks and Community Facilities
5 Streetscape and Landscape
6 Infill Development/Redevelopment
7 Incentives and Improvement
Programs for Businesses
1. Signage, Wayfinding,
Marketing
The Township has an established brand/
wayfinding/signage program that clearly identifies
the communities, some of the key destinations,
information/mapping etc. Dorset, Baysville,
Dwight and Hillside are identified with community
entry signs. Some of the key destinations are also
identified. The on-line survey revealed support for
enhanced wayfinding.
Wayfinding and signage helps to orient people
to key destinations (such as parks, settlement
areas, historic sites), parking and amenities (such
as washrooms) using maps, directional signs,
identifier signs and interpretive panels. This is
imperative to ensure enjoyable visitor experiences
where people are comfortable to explore all
that the Township has to offer walking, driving,
boating or cycling. Wayfinding and signage also
helps to reinforce the Township's brand.
The framework to guide the location and type of
wayfinding and signage is based on an intent to:
- Support local business;
- Enhance awareness of key destinations; and,
- Facilitate clarity and ease of movement among
key destinations.
The hierarchy of wayfinding includes:
- Consolidating the direction to multiple
destinations in Directional Signs for motorists
and pedestrians.
- Providing a collection of information such as
a map showing parking, key destinations and
walking radius in an Information Kiosk or on a
pedestal.
- Providing information on historic, cultural or
environmental features on Interpretive Signs
at key destinations aligned with the heritage/
historic walks.
- Identifying key destinations such as parks,
public docks, municipal buildings, etc. in a
Destination Sign.
21
Township of Lake of Bays | The Planning Partnership
2. Active Transportation
- Walking, Cycling
The Muskoka Trails Council is a regional group
with a mission to advance public health through:
- The construction and maintenance of a trails
system, including areas for pedestrians and
cyclists adjacent to public roads and similar
locations, for the benefit of the public.
- A forum for discussion and planning for all
organizations engaged in matters affecting
trails.
- Promotion to educate the public about the
availability and use of trails.
- Environmental conservation and protection
through educational opportunities afforded by
the use of trails.
There are 4 trail segments in the community
improvement areas:
- Hillside Hamlet Walking Trail (3.6 km)
- Dwight Beach Trail (2.5 km)
- Baysville Historic Walking Trail (2.5 km)
- Dorset Village Walking Trail (2.4 km)
Safe pedestrian routes through Dorset, Baysville,
Dwight and Hillside are critical for the success of
these service centres.
Dorset has continuous sidewalks on at least one
side of Main Street through the area, however
there are missing connecting links on streets in
the adjacent municipality.
Baysville's centre off of District Road 117 has
sidewalks along most of the streets. District
Road 117 does not have a clearly marked safe
pedestrian route and should be a priority.
Dwight's Beach Trail needs to be signed as it is
a good alternative to walk and cycle between
the library/park and the beach without having to
travel on Highway 60. Highway 60 does not have
a safe and clearly marked pedestrian route in the
core commercial area. Ongoing discussions with
the Ministry of Transportation and the District of
Muskoka should be a priority to implement this
priority.
The District of Muskoka has an Active
Transportation Reserve Fund (see page 24) that
may be available to help implement sidewalks.
The Township will ensure compliance with
accessibility standards in all new infrastructure
projects.
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Community Improvement Plan - Draft Final Report
3. Parking Strategy
Parking is always the first item to come up in any
conversation about an urban area. There is never
enough parking and there's never enough in the
"right" location. Finding the correct balance of
parking is the challenge as choices are required
in determining the best allocation of the limited
space for pedestrians, landscape planting and
cars. The Project for Public Spaces is a central
hub of global place-making connecting people
to ideas and resources. For 40 years they have
helped to transform places in 3000 communities
in 47 countries. Project for Public Spaces says:
"nobody goes to a place because it has
parking"; and,
"the current obsession with parking is one
of the biggest obstacles to achieving livable
cities and towns"
There are choices to be made as streets are
improved, existing businesses are expanded and
new business is attracted to the settlement areas
in the coming years. The on-line survey revealed
support for sharing parking and maximizing
on street parking as a way to help to offset the
need for new parking. Comments were received
on concerns that requirements for parking was
discouraging expanding and new businesses.
There are a few days over the course of the year
when parking is in high demand, particularly
on some of the summer weekends such
as the Baysville Walkabout and the Dorset
Love Fest. There is no question that parking
supports business, particularly when most of the
businesses operate in only a few months of the
year. However, it is also important to consider
safe pedestrian routes, and public space for
families and friends to meet as key ingredients to
supporting businesses.
The parking strategy is comprised of several
initiatives:
- Continue to provide on and off street parking,
with accessible parking spaces clearly marked.
- Provide electric vehicle charging stations
throughout the settlement areas.
- Encourage shared parking in private and
public off street parking areas and improve
the design and layout of spaces to maximize
parking.
- Enhance wayfinding and signage to identify the
direction to and location of public parking, the
surrounding amenities and walking distance.
- Provide well placed maps to identify the
location of parking, nearby amenities and
attractions and walking distances.
- Provide maps showing parking available in all
businesses.
- Provide information to explain a priority given
to pedestrians, healthy active living and
generally encouraging walking.
- Identify areas that could be used for temporary/
event parking on the relatively few days when
car parking is in high demand.
- Enhance awareness of parking apps such as
Rover that enable residents to rent out parking
spaces on their driveways.
- Review and discuss parking requirements for
expanded and new businesses to determine
how parking could be accommodated off site.
- Explore opportunities to purchase or lease land
for parking.
- Review the Parking By-law to reduce
impediments to business expansion.
Finding the right balance will be critical to
informing decisions on streetscape improvements,
specifically whether to use the very limited space
in the right-of-way to make space for cars, or
pedestrians or to accommodate increased tree
planting and landscape.
23
Township of Lake of Bays | The Planning Partnership
4. Parks and Community
Facilities
An important component of a CIP is the
coordination of investment in the public realm
- including parks and community facilities.
The recently completed Parks, Open Space
and Recreation Strategy (2023) includes
recommendations for:
- Programming and events, recreation facilities,
parks, trails, water access points and open
spaces.
- Parks and opens spaces and recreation
facilities in Dorset, Baysville, Dwight and
Hillside.
- Capital and operating costs, and timing for
each of the recommendations.
The CIP carries forward the recommendations
for Dorset, Baysville, Dwight and Hillside as key
contributors to enhancing the settlement areas.
5. Streetscape and
Landscape
The main streets in Baysville, Dorset and Dwight
are District Roads or Provincial highways. The
streets through the heart of the settlement
areas are typically devoid of any remnant of the
stunning landscape that surrounds the areas.
The District roads do not have safe pedestrian
routes, no landscape character, no pedestrian
focused outdoor areas. A recommendation of
the Community Improvement Plan is to enhance
these streets.
The District of Muskoka announced a Muskoka
Main Streets - A New Active Transportation and
Economic Development Program in September
2023. The District said in a memo to the
Engineering and Public Works Committee:
In these areas, the "main street" serves a
number of functions and are, in many cases,
tourist attractions unto themselves. For
visitors, the opportunity to park their car and
walk to businesses and public spaces and
facilities, go to events, or visit attractions,
is part of the experience of coming to
Muskoka. While there are small town main
streets across Canada, few have the mix of
natural beauty, locally-owned businesses,
and interesting events and attractions
that Muskoka's main streets can offer.
A goal of the District's Active Transportation policy
and the associated Active Transportation Reserve
Fund is to make it easier for pedestrians and
cyclists to move around on the main streets. The
District's Active Transportation Policy identifies
that "the Reserve Fund may be considered for
use to fund special projects and studies initiated
by the District which are in support of linking
communities, increasing tourism directly related to
Active Transportation and community destinations
and other local amenities."
This aligns perfectly with the recommendations in
the Community Improvement Plan.
24
Community Improvement Plan - Draft Final Report
The District has recognized that Muskoka's Main
Streets are part of the identity as a region and
that investment in the quality and attractiveness
of main streets across the District will help
strengthen the experience for visitors and the
quality of life for residents.
The following chapters illustrate some possibilities
for streetscape enhancement on District Road
117 through Baysville and Highway 60 through
Dwight, both of which received strong support
through the on-line survey, as well as other key
streets in the settlement areas. It is important
to note that maintenance of the sidewalk is the
responsibility of the Township. The District has
indicated willingness to consider enhancement of
the roadside environments, in collaboration with
the Township.
There are number of important considerations
when proceeding with more detailed planning and
design of sidewalks including:
-
rules for operations to keep the sidewalks
clear of snow;
-
the possibility of property acquisition to
accommodate the construction of sidewalks;
-
the need to address stormwater management;
-
opportunities to renaturalize the landscape
and plant using native species; and
-
the opportunities to add amenities such as
benches and enhanced signage.
It will also be important to establish partnerships
with community groups who have taken a
keen interest and responsibility for adding
plants to streets in the business areas. The
Township should also explore programs such
as "Communities in Bloom" to encourage broad
based participation in enhancing the planting in
settlement areas.
6. Infill Development
and Redevelopment
Key to meeting an objective of providing
more attainable and affordable housing in the
Township is to look at every opportunity to infill
the Community Improvement Project Areas with
rental, ownership or tourist accommodation.
Every opportunity to work in partnership with a
private developer or housing provider should
be considered. Accessory residential units
on existing properties, especially in the Core
and Commercial Areas of the Community
Improvement Areas should be priorities as these
locations are close to existing services.
Baysville is the only settlement area with services
and therefore can accommodate more infill and
redevelopment. However, modest infill in all areas
on septic needs to be explored.
The Township should amend its Zoning By-law to
enable a mix of commercial and residential uses
in commercial zones. Building permits would be
issued when servicing is addressed. With an
amended Zoning By-law, the available CIP funds
can be allocated to improvements rather that
approval processing.
Bridge St
Bay St
1 Bay Street
- proposal for 5 three
storey townhouses
Development application in Baysville
25
Township of Lake of Bays | The Planning Partnership
The needs are clearly interrelated to one another
and mutually supportive. For example, a business
that wishes to expand and modernize its premises
to offer an expanded range of goods or a new
line of business, or convert a residential use to
commercial, might also consider improving its
façade and sprucing up its appearance. Public
art might be an element of this upgrade process.
This improvement might then encourage the
neighbour of that business to also upgrade their
own business model. It will be important for the
Township to provide information to the public on
zoning and opportunities for redevelopment. Any
changes in zoning will consider the impact on the
community.
Eventually, these improvements could increase
the area's overall attractiveness as a place to
do business, resulting in new establishment
and increasing its overall attractiveness as a
tourism destination area. As the settlement area
becomes increasingly attractive and vibrant, more
people may wish to move to the community as
well (some of whom may be employees of the
newly-expanded businesses) and so housing
development is a necessary element also.
As the diagram below indicates, these are all
interrelated in a coordinated effort to improve the
overall environment of each settlement area.
Fostering Public
Art
Business
Expansion and
Diversification
Enhanced
Beautification and
Visual Appeal
Encouraging
Tourism and
Business Activity
Provision of
Affordable
7. Incentives and
Improvement Programs
for Businesses
Chapter 8 outlines the improvement programs to
be made available to businesses and residents.
The focus of this Plan is to encourage tourism
and economic development with special
attention given to the opportunity to create more
housing for people to live close to services.
The implementation, types of incentive tools,
financial considerations, administration (including
marketing and monitoring) is outlined. The
Appendix includes the details of the incentive
programs.
Five programs for property owners and private
businesses are included to:
1. Encourage the expansion and diversification
of existing businesses;
2. Encourage the beautification and visual
appeal of existing businesses;
3. Encourage housing development;
4. Encourage new tourism and business activity;
and,
5. Foster public art and encourage arts and
culture activities and recognition.
26
Community Improvement Plan - Draft Final Report
4 Baysville: Existing Conditions &
Recommendations
Project Area
The Official Plan identifies Baysville as having the
opportunity to become a centre for growth in the
Township given its municipal water and sewer
services. It functions primarily as a residential
settlement with commercial, business and tourism
uses, most of which are located along District
Road 117, with some along the water and south in
the small core area.
It is the location of several key community facilities
including the arena, a seniors centre, and library.
The Community Improvement Project Area is
outlined in black on the map. The recommended
business programs and incentives are focused in
the core/commercial area outlined in red on the
map.
27
Township of Lake of Bays | The Planning Partnership
Official Plan
Legend
Core Area
Commercial
Business
Institutional
Environmental Protection
Community Boundary
The Official Plan sets out that the Core Area along
District Road 117 and south will be preserved and
strengthened through infilling and intensification
of retail, service, general commercial uses
and institutional and community uses. The
Commercial Area is intended for highway
commercial uses on larger lot sizes. The Business
Area is the location of the existing works yard and
transfer site and is suitable for light industrial and
commercial uses.
28
Community Improvement Plan - Draft Final Report
Zoning Community Planning Permit System (Draft)
Legend
Exemption
Waterfront Residential
Settlement Core Commercial
Settlement General Commercial
Settlement Industrial
Settlement Limited Commercial
Settlement Multiple Residential
Settlement Neighbourhood Residential
Settlement Residential
Settlement Tourist Commercial
Environmental Protection
Institutional General
Institutional Limited
Open Space
Rural Residential
Waste Disposal Industrial
Most of the core
area is zoned
as Settlement
Core or General
Commercial.
29
Township of Lake of Bays | The Planning Partnership
Legend
Business Core Area
Parks & Open Space
Cemetery
5 Minute Walk
Cemetery
Centennial Park
Baysville Dock West
Baysville Dock East
Robertson Parkette
Grist Mill Park
Arena Beach
Heney Lake Park
Baysville Dam Park
North Road Boat Launch
Van Seters Park
Core Area Parks & Open Space
There is almost continuous green space along the
water's edge in the core area of Baysville from the
dock on the east side of the river, to Centennial
Park, Grist Mill Park, Roberstons Parkette, the
park at the Dam, the Cemetery lands and the
Arena Beach. These spaces provide a significant
amenity and attraction for this small core area.
The yellow dashed line is generally the area within
a 5 minute walk from the centre of the core area.
30
Community Improvement Plan - Draft Final Report
St. Ambrose Anglican Church
Bandshell
Bethune United Church
Public Washroom
Picnic Shelter, Dock
Gazebo, Swim Platform, Dock
Arena, Library, Community Centre
Curling Club
Firehall
Seniors Centre
Baysville has a significant number of recreation
and community facilities, including the Arena,
library, community centre, curling club and
seniors centre. These facilities are key amenities
for events, and for residents of Baysville and the
Township.
Community Facilities, Important Buildings
Legend
Business Core Area
Community Facilities,
Important Buildings
31
Township of Lake of Bays | The Planning Partnership
Canada Post
LCBO
Gas
Brewery
Marina
There are very few commercial uses in the
Community Improvement Area. Uses include
a gas station (that also sells food), restaurants,
vehicle service buildings, LCBO, Canada Post and
a marina.
Commercial Uses
Legend
Business Core Area
Commercial Buildings
32
Community Improvement Plan - Draft Final Report
The Baysville Historic Walking Trail is illustrated in
the orange dotted line and includes areas on the
north and south side of Muskoka Road 117.
Active Transportation
Legend
Business Core Area
Trail
33
Township of Lake of Bays | The Planning Partnership
Parking in public and private lots was estimated.
There area approximately 141 public parking
spaces in on and off street parking and 95 spaces
in private parking lots for a total of 236 spaces.
This does not include parking on the shoulder of
District Road 117 beyond Lake of Bays Brewery.
Parking
Legend
Business Core Area
Public Parking (141 spaces)
Private (Commercial) Parking (95 spaces)
34
Community Improvement Plan - Draft Final Report
Recommendations
The diagram illustrates the framework of
recommendations for Baysville. It brings forward
recommendations from the Township's Parks,
Open Space and Recreation Strategy, identifies
the need for a sidewalk, landscape and pedestrian
crossings along District Road 117, streetscape
enhancements along Bridge Street, and the
businesses for which the incentives would apply.
Key locations to identify the central service area
are indicated at the east end close to the river
crossing and at the west end at University Street
to mark the edge of the core area.
Riverfront Park
Arena Beach
Baysville Dam Park
- sign as waterfront
access
- pavilion, benches,
splashpad
- landscape
- revitalize bandshell
- revitalize Grist Mill
monument
- path
- upgrade park on
west dock
- sign as waterfront
access
- skating
- seating
- improve gazebo
- improve dock and stairs
Signage
Residential Infill Potential
Sidewalk, Landscape, Crossings
Main street
Core Business Area: Incentives for Business
The programs and incentives relating to housing
will apply to the entire settlement area for
Baysville, as well as the Core Business area.
35
Township of Lake of Bays | The Planning Partnership
Parks and Community Facilities
Baysville Riverfront Park
(including Baysville Riverfront Trail,
Baysville Docks East and West, Robertson
Parkette, and Grist Mill Park)
- Beautify the site and invest in it as a key focal
point for the community and visitors.
- Revitalize Bandstand.
- Revitalize Grist Mill monument.
- Add path through Grist Mill Park area,
connecting monuments, historical signage,
and the Baysville waterfront trail.
- Increase accessibility to dock area with railing
to stairs and, if possible, a ramp to dock area.
- Upgrade or replace pavilion on West dock and
improve drainage.
36
Community Improvement Plan - Draft Final Report
Baysville Dam Park
- Continue to flood parking lot to create a
skating loop.
- Increase seating in the park (particularly
around the parking lot to support skating in the
winter).
- Improve gazebo to accommodate more
seating, and make it more accessible.
- Improve the dock and stairs to the dock to
support more, and safer use.
- Add a warming hut and lighting.
Lake of Bays Community Centre Park
- Add a pavilion with picnic tables for use by
visitors, camps, events, and programs.
- Add benches around the playground.
- Add a splash pad: ideal site, central to the
community, has access to the Community
Centre for washrooms and change rooms, and
can be used by camps.
- add signage to indicate public access to beach
37
Township of Lake of Bays | The Planning Partnership
Streetscape and Landscape
- The settlement areas are carved out of the
Muskoka landscape.
- Intent is to bring some Muskoka's rocks,
grasses, trees to add a distinct character to the
areas.
- Add a pedestrian walkway and associated
landscape and lighting on the village side of the
District Road and pedestrian crossings to help
normalize the road through the core area.
- Create an environment that is more than a route
to pass through on the way somewhere else.
- Add signage to regulate use by ATV's and
snowmobiles to ensure safety for pedestrians.
- Review operations to ensure sidewalks are
cleared and snow is not dumped on the
pedestrian route.
38
Community Improvement Plan - Draft Final Report
Infill Development/Redevelopment
- The Community Improvement Plan is intended
to support investment.
- Financial programs, together with design
directions, may encourage redevelopment of
private land.
- New buildings could have residential uses on
two or three storeys, with space for commercial
uses on the ground floor in accordance with
the Township's Zoning By-law and other
planning approvals required.
- Every effort should be made to work with
landowners to identify interest and opportunity
for additional housing.
- Residential could be rental to meet the
local market demand, ownership or tourist
accommodation.
- Intent is to focus on areas of settlement, close
to services.
- Sketches for two test sites in Baysville explores
2-3 storey height and massing.
View looking west along District Road 117 of the
existing service station on the south side of the road.
39
Township of Lake of Bays | The Planning Partnership
- Materials/colours should compliment the
robust natural palette of colours of the
landscape across the seasons.
- Buildings are illustrated with photovoltaic
panels on the roofs as evidence that these
proposed additions to the built form of the
village conform to the rigorous demands
required to meet the soon to be carbon net
zero targets.
- Provision of key directions for building and site
design to ensure attention is also paid to the
character of the streetscape with new streets,
widened sidewalks, seating, etc.
View looking west along Bridge Street showing possibilities
for redevelopment with buildings that fill in the main street with
commercial uses on the ground floor and residential above.
40
Community Improvement Plan - Draft Final Report
Project Area
The Official Plan describes Dorset as being a
tourist location and a commercial service centre
for the surrounding area since its early settlement.
It notes that many of the heritage buildings and
structures that reflect the historic development
of this community remain in Dorset today. The
Official Plan identifies its potential for modest
growth, developed on the basis of private,
individual water and sewage systems.
Dorset is split between the jurisdiction of the
Township of Lake of Bays in the District of Muskoka
and the Township of Algonquin Highlands in the
County of Haliburton. The Official Plan notes that
the boundary road (Muskoka Road No. 39), Dorset's
main street, is Muskoka's responsibility. The
Community Improvement Project area is indicated
in black on the map. The recommended business
programs and incentives are focused in the core/
commercial area outlined in red on the map.
5 Dorset: Existing Conditions &
Recommendations
41
Township of Lake of Bays | The Planning Partnership
Official Plan
Legend
Core Area
Business
Environmental Protection
Community Boundary
The Official Plan designates a large portion of
the area as Core Area. Policies recognize the
opportunities for infilling and intensification with
retail and commercial uses that are not space
extensive or highway commercial. New resort
commercial uses are encouraged in the Official
Plan. The Official Plan also recognizes the role of
residential uses in the Core Area with policy stating
these accessory residential units may be permitted
to the rear of buildings or on upper storeys.
42
Community Improvement Plan - Draft Final Report
Zoning CPPS (Draft)
The core area is zoned as Settlement
Core and General Commercial. Zones
of Environmental Protection are located
along the water's edge. Most of the
Community Improvement Project Area is
zoned residential.
Legend
Exemption
Waterfront Residential
Settlement Core Commercial
Settlement General Commercial
Settlement Industrial
Settlement Limited Commercial
Settlement Neighbourhood Residential
Settlement Residential
Settlement Tourist Commercial
Environmental Protection
Institutional General
Institutional Limited
Open Space
43
Township of Lake of Bays | The Planning Partnership
Dorset Parkette
Dorset Pavilion &
Community Park
Dorset Lions Centennial Park
Colebridge Park Playground
Toddler Playground
Cedar Narrows Heritage Park
Legend
Business Core Area
Parks & Open Space
5 Minute Walk
Core Area Parks & Open Space
There are several green spaces in business core
area, and close by, providing an amenities for
residents and visitors. The green spaces range
from water's edge parks, playgrounds to larger
parks. The yellow dashed line is generally the
area within a 5 minute walk.
44
Community Improvement Plan - Draft Final Report
Dock, Gazebo, Boat Launch
Outdoor Rink
Picnic Area, Adult Fitness
Equipment, Trail
Pavilion, Washrooms
Trail to Dorset Lookout Tower
Heritage Museum
Recreation Centre
Algonquin Highlands
Township
Firehall
Knox United Church
Community Health Hub
St. Mary Magdalene
Anglican Church
Marine Museum, SS Bigwin
Beach, Picnic Area,
Boat Launch, Dock
Toddler Playground
Playground
Community Facilities, Important Buildings
Legend
Business Core Area
Community Facilities,
Important Buildings
The business core area has many community
facilities and key buildings including the Health
Hub, the Anglican Church that is undergoing
renovations to become an event space, the
Marina Museum and launch for the SS Bigwin
cruise and the firehall.
45
Township of Lake of Bays | The Planning Partnership
Canada Post
Pharmacy
Gas
General Store
LCBO
Gifts, Realty
Most of the commercial uses are in the adjacent
Alogonquin Highlands part of Dorset, however
there are a few commercial uses, including a gas
station, gift shop and restaurants.
Commercial Activity
Legend
Business Core Area
Commercial Buildings
46
Community Improvement Plan - Draft Final Report
The Heritage Way Walking route extends along
Main Street up past the municipal boundaries
of the Township and connecting with the trail to
Dorset's Tower.
Active Transportation
Legend
CIP Project Area
Heritage Way Walking Route
Dorset Scenic Tower Trail
47
Township of Lake of Bays | The Planning Partnership
Parking in public and private lots was estimated.
The area has approximately 81 public parking
spaces in on and off street parking and 20 spaces
in private parking lots for a total of 101 spaces.
This does not include parking in the Algonquin
Highlands side of Dorset.
Parking
Legend
Business Core Area
Public Parking (81 spaces)
Private (Commercial) Parking (20 spaces)
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Community Improvement Plan - Draft Final Report
Recommendations
The diagram illustrates the framework of
recommendations for Dorset. It brings forward
recommendations from the Township's Parks,
Open Space and Recreation Waterfront Master
Plan, identifies a key site for redevelopment, and
the businesses for which the incentives would
apply. The vacant site located on the Main Street
along the waterfront presents an ideal opportunity
for infill development with commercial/waterfront
related uses and residential above.
SS Bigwin
Incentives for
Business
Possibilities for
new residential/
commercial
- additional dock/area
to service SS Bigwin
The programs and incentives relating to housing
will apply to the entire settlement area for Dorset,
as well as the core business area.
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Township of Lake of Bays | The Planning Partnership
Parks and Community Facilities
Dorset Lions Centennial Park
- Co-owned by both Lake of Bays and Algonquin
Highlands.
- Lake of Bays pays half of the cost of
maintenance to Algonquin Highlands whose
staff performs the work.
- The Lions Club donated many of the amenities:
Concession stand, gardens, outdoor fitness
equipment, outdoor rink, green space, pavilion,
trail, washrooms and change rooms, and
parking.
- In partnership with Algonquin Highlands, and
interested community groups, revitalize the
rink boards, and consider adding one or two
relatively low-cost, low-maintenance amenities
to the site.
SS Bigwin/Marine Museum
- Revisit the 2016 Waterfront Master Plan.
- An extended all-season covered structure at
the Marine Museum is envisioned for the SS
Bigwin.
- Additional docking for the SS Bigwin.
- Consider merging the Marine Museum with the
Dorset Museum to create one centrally located
focus.
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Community Improvement Plan - Draft Final Report
Streetscape and Landscape
- The settlement areas are carved out of the
Muskoka landscape.
- Intent is to bring some Muskoka's rocks,
grasses, trees to add a distinct character to the
areas.
- Dorset has a sidewalk on one side along most
of the Main Street.
- Work with Algonquin Highlands to add
crossings and pedestrian routes on local
street.
- Add banners and seasonal elements to light
poles.
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Township of Lake of Bays | The Planning Partnership
Infill Development and Redevelopment
- The Community Improvement Plan is intended
to support investment.
- Financial programs, together with design
directions, may encourage redevelopment of
private land.
- New buildings could have residential uses on
two or three storeys, with space for commercial
uses on the ground floor in accordance with
the Township's Zoning By-law and other
planning approvals required.
- Every effort should be made to work with
landowners to identify interest and opportunity
for additional housing.
- Residential could be rental to meet the
local market demand, ownership or tourist
accommodation.
- Intent is to focus on areas of settlement, close
to services.
- Sketches for one test site in Dorset explores
2-3 storey height and massing on the old
Clayton General Store site.
- Materials/colours should compliment the
robust natural palette of colours of the
landscape across the seasons.
- Buildings are illustrated with photovoltaic
panels on the roofs as evidence that these
proposed additions to the built form of the
village conform to the rigorous demands
required to meet the soon to be carbon net
zero targets.
- Provision of key directions for building and site
design to ensure attention is also paid to the
character of the streetscape with new streets,
widened sidewalks, seating, etc.
View looking towards the old Clayton's General Store illustrating commercial/
retail uses on the ground floor with residential on the upper storeys.
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Community Improvement Plan - Draft Final Report
Project Area
The Official Plan describes Dwight as a service
centre of the surrounding waterfront and rural
area, and an all-season tourist service centre.
It is a gateway to Algonquin Park located about
20 kilometres east. Dwight is the administrative
centre of the Township and is the location of its
municipal building, library and elementary school
centrally located at the intersection of Highway 60
and 35.
The Community Improvement Plan Project area is
outlined in black on the map. The recommended
business programs and incentives are focused in
two core/commercial areas outlined in red on the
map.
6 Dwight: Existing Conditions &
Recommendations
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Township of Lake of Bays | The Planning Partnership
Official Plan
Legend
Core Area
Commercial
Business
Institutional
Special Policy
Environmental Protection
Community Boundary
The Official Plan designates as Core Area,
Commercial and Institutional to recognize existing
uses. Policies for the Core Area recognize the
opportunity for infill and intensification to create
a more compact community. Tourist, retail and
service commercial uses that are not space
extensive or highway commercial in nature are
encouraged to strengthen the role, function and
appearance of the area. Policies also permit
accessory residential units located at the rear of
buildings or in upper storeys. The Commercial
Area is planned for highway commercial uses.
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Community Improvement Plan - Draft Final Report
Zoning Community Planning Permit System (Draft)
Zoning follows the Official Plan and zones areas
for Settlement Core and General Commercial uses
and Institutional uses.
Legend
Waterfront Residential
Settlement Core Commercial
Settlement General Commercial
Settlement Industrial
Settlement Limited Commercial
Settlement Neighbourhood Residential
Settlement Residential
Settlement Tourist Commercial
Environmental Protection
Institutional General
Institutional Limited
Open Space
Exemption
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Township of Lake of Bays | The Planning Partnership
To Civic
Core 1km
Dwight Beach
Gouldie Park
Public Washroom, Parking
Seniors Centre
Beach, Picnic Tables, Boat Launch, Dock
Legend
Core Area
Parks & Open Space
5 Minute Walk
Community Facilities,
Important Buildings
Beach Core Area Parks & Open Space/ Community Facilities, Important Buildings
Dwight Beach and Gouldie Park are key public
spaces in the Beach Core area. This area also
include public washrooms, with parking, a seniors
centre and facilities at the Beach. The yellow
dashed line is generally the area within a 5 minute
walk.
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Community Improvement Plan - Draft Final Report
Canada Post
Grocery, Pharmacy
Canoe
Realty
Gifts
Fudge
Gifts
To Civic
Core 1km
Beach Core Area Commercial Activity
There are several businesses in this area including
tourist focused uses, a grocery and pharmacy
store and a restaurants. Canada Post is also
located in this area.
Legend
Core Area
Commercial Buildings
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Township of Lake of Bays | The Planning Partnership
Legend
Core Area
Parks & Open Space
5 Minute Walk
Community Facilities,
Important Buildings
Civic Core Area Parks & Open Space/Community Facilities, Important Buildings
The second core area is the location of the
Municipal Office, library/community centre, an
elementary school and the associated green
space. The yellow dashed line indicates a 5
minute walk to the centre of this area.
Public School Grounds
Community Centre Park
Dwight Outdoor Rink
To Beach
1km
Irwin Memorial Public School
Library, Community Centre
Picnic Shelter
Municipal Office
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Community Improvement Plan - Draft Final Report
LCBO
Building Supply
Marine Supply
Gas, General Store
Civic Core Area Commercial Activity
The Civic project area includes several highway
commercial uses including marina and building
supply stores, the LCBO and a gas station with a
general store.
Legend
Core Area
Commercial Buildings
To Beach
1km
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Township of Lake of Bays | The Planning Partnership
Dwight has a walking trail along Dwight Beach
Road that connects the municipal building, library
and school to the beach and beyond.
Active Transportation
Legend
Project Area Boundary
Walking Route
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Community Improvement Plan - Draft Final Report
Parking in public and private lots was estimated.
The Beach core area has approximately 69 public
parking spaces in on and off street parking and
84 spaces in private parking lots for a total of 153
spaces.
Beach Core Area Parking
Legend
Core Area
Public Parking (69 spaces)
Private (Commercial) Parking (84 spaces)
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Township of Lake of Bays | The Planning Partnership
Parking in public and private lots was estimated.
The Civic core area has approximately 60 public
parking spaces in off street parking and 55 spaces
in private parking lots for a total of 115 spaces.
Civic Core Area Parking
Legend
Core Area
Public Parking (60 spaces)
Private (Commercial) Parking (55 spaces)
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Community Improvement Plan - Draft Final Report
Recommendations
There are two focus areas for the business
incentives and programs areas in Dwight.
These diagrams illustrate the framework of
the recommendations relating to the location
of key signage and wayfinding, opportunities
for residential infill, enhancing the landscape
character and identifying a pedestrian route on
Highway 60, enhancing parks, and incentives for
businesses. The Township should work towards
establishing a "Town Centre" in Dwight.
The programs and incentives relating to housing
will apply to the entire settlement area of Dwight,
as well as the core areas.
Dwight Beach
Gouldie Park
- add a playground
- more seating
Signage
Residential Infill Potential
Landscape and
Pedestrian Route
Incentives for Business
- continue to provide on-
street parking
- food truck/popup retail
- skating
- repair the pavilion
Community Centre Park
Dwight Outdoor Rink
Signage
Incentives for Business
- add a trail loop
- new recreation eg.
obstacle course, skate
park, basketball
- roof over rink
- improve warming hut
Beach Core Area
Civic Core Area
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Township of Lake of Bays | The Planning Partnership
Dwight Community Centre Park
- Develop a trail loop and connect to the
Huntsville Multi-use Trail and Dwight Beach.
- New recreation amenity such as obstacle
course, skate park, pump track, basketball
court, etc.
Gouldie Park/Trail Head
- Support the continued use of the Park for the
farmer's market.
- Provide a playground (accessible).
- More seating and picnic tables.
Dwight Outdoor Rink
- Add a roof over the rink
- Enhance the warming hut
Parks and Community Facilities
Dwight Beach
- Support the recommendations in the Parks,
Open Space and Recreation Strategy.
- A skating rink/lighting on the lake.
- Pop up/seasonal retail to rent (e.g. umbrellas,
floaties, paddleboards etc.).
- Improved maintenance: power washing and
painting the pavilion, and hydroseeding areas
where grass has been lost.
- Refinish and repair the pavilion.
- Continue to allow on street parking. Consider
identifying dedicated parking for the SS Bigwin
within walking distance.
Dwight Community Centre & Library
- Continue to support exploration of
opportunities for expansion and the
development of a community hub.
- Additional program space should be designed
as multi-purpose for both library and recreation
programming and located between the library
and the hall with access from both areas.
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Community Improvement Plan - Draft Final Report
Active Transportation
- Clearly mark and sign a pedestrian and cycling
route along Dwight Beach Road to connect the
beach to the municipal building, library and
school.
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Township of Lake of Bays | The Planning Partnership
Streetscape and Landscape
- Dwight is carved out of the Muskoka landscape.
- Intent is to bring some Muskoka's rocks,
grasses, trees to add a distinct character the
Dwight settlement area.
- Define a route for pedestrians on Highway 60
and Highway 35.
- Define the entrances to parking lots.
- Continue to consult with Ministry of
Transportation to determine where additional
trees and other landscape features can be
added to Highway 60 to enhance the visual
appeal of the highway through the Dwight
settlement area and to ensure a safe pedestrian
route.
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Community Improvement Plan - Draft Final Report
Infill Development and Redevelopment
- The Community Improvement Plan is intended
to support investment.
- Residential could be rental, ownership or
tourist accommodation.
- Intent is to focus on areas of settlement, close
to services.
- Sketch explores 2-3 storey height and
massing.
- Materials/colours should compliment the
robust natural palette of colours of the
landscape across the seasons.
- Buildings are illustrated with photovoltaic
panels on the roofs as evidence that these
proposed additions to the built form of the
village conform to the rigorous demands
required to meet the soon to be carbon net
zero targets.
- Provision of key directions for building and site
design.
- Possibility to work in partnership with a private
developer or housing provider to build a new
building on Township owned land.
- Residential uses on two or three storeys, with
space for a seniors on the ground floor.
View looking towards the Seniors Centre on Dwight Beach Road, illustrating
the potential to reconsider the use on this public land for residential
development with community space for seniors on the ground floor
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Township of Lake of Bays | The Planning Partnership
Project Area
The Official Plan describes Hillside as a residential
community and a minor convenience service
centre, with several tourist commercial operations.
Hillside is largely a forested landscape with
pockets of development and rural residential
uses. Access restrictions on Highway 60 will limit
development. The Official Plan anticipates infill
with low density residential development and
minor convenience commercial and resort uses
on the basis of private water and sewage.
7 Hillside: Existing Conditions &
Recommendations
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Community Improvement Plan - Draft Final Report
Official Plan
Legend
Environmental Protection
Community Boundary
The Official Plan designates Environmental
Protection along water courses.
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Township of Lake of Bays | The Planning Partnership
Zoning Community Planning Permit System (Draft)
Legend
Waterfront Residential
Settlement Core Commercial
Settlement Industrial
Settlement Limited Commercial
Settlement Neighbourhood Residential
Settlement Residential
Settlement Tourist Commercial
Environmental Protection
Institutional Limited
Open Space
Rural Residential
Exemption
Zoning responds to existing uses with lands
identified as Settlement Core Commercial,
Tourist Commercial, Limited Commercial
and Rural Residential.
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Community Improvement Plan - Draft Final Report
Hillside Beach
Fire Hall
Beach, Dock, Boat Launch
Marine Supply
Legend
Parks & Open Space
5 Minute Walk
Community Facilities,
Important Buildings
Commercial Buildings
Parks & Open Space/Community Facilities, Important Buildings/Commercial Activity
Hillside includes the beach, dock, boat launch
and parking, a restaurant and the fire hall located
near the intersection of Limberlost Road and
Highway 60.
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Township of Lake of Bays | The Planning Partnership
Hillside Beach, Dock,
Launch and Parking
- Thin trees adjacent to lot and redesign parking
layout to accommodate more vehicles and
install permanent parking stall markers.
- Township may need to acquire land to provide
more parking.
- Consider accommodating some public parking
at or near the Fire Hall to meet the demand for
parking at the Hillside dock and beach.
- Liaison with the Ministry of Transportation to
explore a safe pedestrian crossing on Highway
60
Recommendations
This diagram illustrates the framework of the
recommendations relating to improvements to
the Hillside Beach dock, boat launch and parking
area.
The programs and incentives relating to housing
will apply to the entire settlement area of Hillside.
Hillside Beach
- redesign existing
parking
- acquire land for
more parking
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Community Improvement Plan - Draft Final Report
8 CIP Programs
Implementation
The incentive programs of a Community
Improvement Plan (CIP) are established through
implementing policy developed by staff once
the CIP is approved. The implementing policy
sets out the specific tools and parameters to
implement the programs. The implementing policy
typically includes reiteration of the purpose of the
CIP, scope, definitions, funding allocation in the
municipal budget, incentive programs, eligibility,
the application process, records management
and privacy and a record of updates to the CIP
bylaw. The incentives are outlined in an appendix
to this CIP, and then may be described in more
detail in municipal policies and procedures.
Each incentive includes:
- Eligibility filters - to narrow the focus of CIP
incentives, prioritizing specific objectives for
local economic development.
- Incentive type - to establish how the
municipality will assist the property owner in
improving their property.
- Funding restrictions - to narrow the focus
of CIP incentives, maximizing the financial
contribution of the municipality.
Providing detail in CIP implementing policy
is helpful for property owners who are in the
business planning phase and need to understand
how the incentives may be leveraged to achieve
their business goals. It is important to balance the
level of detail within the incentives so that clarity
is provided without unduly restricting eligibility for
funds.
Eligibility Filters
Municipalities use eligibility filters to narrow the
focus of Community Improvement Plan incentives,
prioritizing specific objectives for local economic
development.
- Geographic Areas: The eligible geographic
area is shown in the Community Improvement
Area as a map (e.g., specific commercial
or industrial areas, defined waterfront area,
etc.) and aligns with the Official Plan. In some
municipalities, the entire municipality is the
eligible geographic area.
- Industry Focus: The industries of focus are
defined (e.g., manufacturing, downtown retail
and hospitality, affordable residential, etc.)
and usually align with the targeted industries,
sectors, and supply chains identified previously
in the community's economic development
strategy.
- Property Types: The eligible property types
are defined (e.g., non-residential, commercial,
etc.) and usually align with designations and/
or definitions in the community's official plan or
zoning by-law.
- Applicant Types: The eligible applicant types
are defined (e.g., property owners vs tenants
with written approval by the owner).
- Expenditures: The eligible expenditures
are defined (e.g., brick veneer refacing,
replacement windows, load-bearing wall
rehabilitation, replacement roofing material).
- Other General Conditions: Applicants must
be current in all municipal accounts. They
also must not start construction until their
application is approved. Other conditions may
be added. All construction must follow Ontario
Building Code and other regulations.
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Township of Lake of Bays | The Planning Partnership
Types of Incentive Tools
There are four types of incentive tools: acquisition
discounts, fee rebates, project grants, project
loans, and tax increment property grants.
1 Fee Rebates
Municipalities can offer rebates for municipal fees
and charges related to a project, including:
- Planning Application Fees, including fees for
Official Plan and Zoning By-Law Amendments,
applications for Minor Variance, etc.
- Building Permit Fees, including Plumbing
Permit Fees, Changes of Use, etc.
- Development Charges, if not already exempt
for the applicable development type in the
Development Charges By-Law.
- Refund of percentage of the purchase price
of a municipally-owned property, subject to
conditions.
- Other municipal fees related to the
development proposed.
On top of the typical eligibility filters set out for any
incentive, the policy must set out what percentage
of the total fee amount a municipality will rebate
to an applicant, when and under what conditions
the rebate is issued, and when the rebate is void
(e.g., approval not received on a zoning by-law
amendment). Municipalities may record the use
of fee rebates by transferring funds from the CIP
budget to the budget line of a specific revenue
line of a Department.
2 Project Grants
Project grants - usually aimed at construction
costs - help municipalities implement programs
in their CIP. The nature of a project grant must be
defined clearly in the CIP and/or associated policy
documentation. A municipality must be committed
to spending funds on project grants over an
extended period of time to gain confidence and
attention from the private sector. Also, the funding
amounts per project must be large enough to
outweigh any perceived negative benefits of a
business applying. Project grants tend to be
attractive to small businesses working on tight
budgets or lacking access to capital.
On top of the typical eligibility filters set out for any
incentive, the policy explains:
- Maximum Grant Amount: The maximum
grant amount is the total funding a municipality
will provide per property to any successful
applicant (e.g. $20,000 per program per
property, maximum of $100,000 total from all
incentive programs per property), regardless of
the total project cost estimate.
- Matching Percentage: The maximum
percentage is the share of the total project cost
estimate the municipality will provide to any
successful applicant (e.g. 50% of total project
estimate cost). If the calculation of matching
percentage of total project cost estimate
exceeds the Maximum Grant Amount, then the
lesser of the two amounts will be the Maximum
Grant Amount.
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Community Improvement Plan - Draft Final Report
3 Loans
Construction loans are low-interest or interest-free
loans offered by a municipality to an applicant.
A loan agreement is signed between the parties,
and a loan amortization repayment table is
established. Sometimes municipalities provide
a "forgivable portion" of the loan if the applicant
stays current on payments.
In recent years, some municipalities are no
longer offering loans, preferring grants as an
implementation tool because of the following
concerns:
- Loans are available from private financial
institutions and Community Futures
Development offices, creating a scenario where
the Township would be competing (with little
or no experience) against the private lending
sector or federal business loan programs.
- Administration and monitoring of loans is
labour intensive, placing additional human
resource obligations and financial burdens
on the municipality. If the loans are not
administered and monitored by staff with
appropriate fiduciary and accounting skill sets,
or if staff are replaced or reassigned, fiscal
problems may develop that will need to be
repaired, and any negative perceptions may
harm the reputation of the municipality.
- The practice of registering the loan on title
is not welcomed by businesses and causes
increased costs that are not budgeted if the
business wishes to discharge the loan when
renegotiating with other lenders.
- Loans may create unwelcome complexities
with municipal budgeting.
- Staff who lack confidence in administering a
loan program may not promote it aggressively,
creating lower business intake rates.
- During the pandemic, advocacy groups
warned of business aversion to taking on more
debt, regardless of the cost to borrow.
If a municipality chooses to implement a loan
program, assistance from and oversight by the
municipal treasurer is always recommended. A
municipality's financial staff will also determine
their level of comfort with forgivable loan amounts,
amortization conditions, etc. Alternatively, the
municipality could outsource the delivery of such
a loan program to the local Community Futures
Development Corporation or other body.
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Township of Lake of Bays | The Planning Partnership
4 Tax Increment Grants
A Tax Increment Grant is a financial tool used
by municipalities to provide financial support
to development projects by rebating the
difference between property tax bill amount on
a property prior to construction and the taxes
on the same property after construction and tax
reassessment. For example, if the property tax
bill increased from $30,000 to $50,000 in Year
One after reassessment, the municipality would
rebate a percentage (e.g., 100% or $20,000)
of the difference in tax bills, after all property
taxes ($50,000) have been paid. In Year Two, the
percentage may be 80%, resulting in a $16,000
rebate grant after the $50,000 total bill is paid.
If the rebate continued to drop in increments of
20% each year for a total of five years, then the
business would receive three more grants at
$12,000, $8,000, and $4,000, respectively, totalling
$60,000 over five years. Usually, the total rebate
amount over the rebate period must not exceed
the total original cost of construction that activated
the tax assessment increase.
Project Grant programs are defined clearly in the
CIP and/or associated policy documentation. On
top of the typical eligibility filters set out for any
incentive, the program will detail:
- Number of years the rebate will be granted
after the property is improved and reassessed
(e.g., five years vs ten years).
- Change in rebate percentage each year (e.g.,
100% in Year One, 80% in Year Two, etc.).
- Total rebate amount the municipality will
provide per property to any successful
applicant (e.g. the sum of all rebates will not
exceed the total construction costs).
- Other conditions.
Tax increment-based grants are very labour
intensive to implement and require detailed
documentation to mitigate against staff turnover
and institutional memory gaps. The program
is difficult for financial staff to budget, as the
difference between the pre-development and
post-development assessment will be unclear
until the project is fully built and reviewed by
the Municipal Property Assessment Corporation
(MPAC). Municipal staff will no doubt promote a
cautionary approach.
Eligibility criteria may need to change for
programs that utilize a Tax Increment Grant as
a tool, such that a project must be much larger
in scale or generate tangible spin-off benefits
to justify the increase in grant contributions.
Smaller projects may need to be eliminated
from the program for ease of administration. The
complexity of tracking and monitoring dozens of
$25,000 rebates will be more burdensome than
three $250,000 rebates.
The objectives of any Community Improvement
program that uses a Tax Increment Grant for
implementation should include long-term
tangible targets. For example, employment
targets need to be set for eligible industrial
building developments, not including temporary
construction labour. A net increase of employment
in the target geographic areas, directly because of
these developments, should be among the criteria
for receiving a rebate. For residential projects,
there may need to be an audit system that
ensures that housing meant for local employees
is not converted to short-term rentals for tourism.
Potential developers will need to be warned
specifically about any conditions that may void
their grant eligibility in the future.
If the rebate period of a program is extended
from five years to ten years, the need for careful
administration, financial analysis, legal services,
risk mitigation, and more considerations will
be amplified. The effects of rebating so much
property tax to development projects will test
political stamina over as many as three Council
terms.
Expectations of the developer will need to be
written into any agreement, in terms of how the
rebate is administered, whether it can be sold with
the property if the development changes hands,
etc., as well as any funding limitations that the
Township may institute in the future.
The complexity of a tax-increment rebate
application can confuse many developers.
The stimulative effect will be enhanced if
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Community Improvement Plan - Draft Final Report
the proponent can clearly understand how
their bottom line will specifically benefit from
participating in the program. If the Township
can demonstrate how much the developer can
expect to save, and how that data can be used
to leverage loans from financial institutions or
investors, the stimulative effect increases even
more.
Given that large-scale developments will cost
many millions and could dramatically increase the
tax assessed on a vacant or derelict property (if
eligible), the promise of a tax rebate that could tip
the balance on such an investment may not sell
the concept to a developer if the Township placed
a cap on total rebates. For example, if the total
rebate is capped at $100,000 over five years on a
$10-million development, the program is unlikely
to stimulate a company to invest.
This type of incentive should only be exercised
if there is a clear financial advantage to the
developer, and an obvious community benefit to
the Township of Lake of Bays. Design Guidelines
are important to ensuring that new development
or renovations are compatible with the existing
character of the community. The order of
magnitude of the grant should be very high to
justify a developer's willingness to invest in a
project that otherwise may not happen. The win-
win nature of the development must be very clear
to all parties.
Developers that are not eligible for Tax
Increment Grants may put pressure on elected
representatives to expand the scope of the
program beyond the original objectives the
incentive tool was designed to assist. Program
creep will need to be monitored carefully, as any
changes in eligibility will eat into overall budget
allocations and potentially compromise priority
objectives.
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Township of Lake of Bays | The Planning Partnership
Financial Considerations
Budgeting for a municipal Community
Improvement Plan (CIP) ideally outlines separate
budgets for public-realm improvements (included
in the Township's annual capital budget) and
private-sector incentives (included as grants
or rebates in the Township's annual operating
budget).
Any funding allocated by the Township to a public-
realm CIP capital budget should be considered
an incremental enhancement to existing capital
expenditures and is not meant to offset total
budget lines. Funding amounts committed to
stimulate private-sector incentives through grants
or rebates assume that the property owner is
making a financial contribution to the project
representing at least 50% of the total project
budget, a one-fold multiplier. It is preferred that
CIP incentives act as catalysts for projects that
generate three- to five-fold multipliers when total
project costs are tallied.
Administration of the CIP program should be
itemized separately from the CIP capital or
grants budgets. Administrative costs include
municipal wages and benefits, financial or legal
costs, debt servicing, office space, materials,
supplies, services, and advertising costs related to
administration of the CIP program.
Potential public-private partnerships may
unexpectedly materialize requiring major infusions
of tax rebate grants to stimulate their construction.
Such opportunities would need to be considered
by Council on a case-by-case basis, with a
separate cost-benefit analysis, and a separate
budget.
Annual Allocation by Council
The Township of Lake of Bays Council
should make an annual allocation to fund the
implementation of the private realm incentives
in the Community Improvement Plan, over
and above any financial commitments made
to the public realm through the municipal
infrastructure upgrades. The tax increment rebate
programs are funded by contributions made by
applicants. Council may also increase or lower
increment percentages within specific rebates
to improve their marketability or to prioritize their
implementation.
The CIP budget allocation in a number of
municipalities was reviewed to determine an
appropriate allocation for Lake of Bays.
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Community Improvement Plan - Draft Final Report
Community Improvement
Incentive Reserve
The Township should establish a Community
Improvement Incentive Reserve Account to
ensure there is no interruption in the program
from year to year, and that as many applicants
can be considered as possible if there is sufficient
funding in the reserve, and that flexibility in
managing funds is designed into the program to
account for unexpected needs related to the Tax
Increment Grant.
An annual amount of $100,000 is recommended
for the reserve fund for the Township. This is
based upon what other communities have found
to be workable and realistic amounts to act as
positive incentives for the private sector.
discretion increase to overall amount to, for
example, $150,000. This demonstrates why
both the marketing of the CIP programs and
funds available, as well as the monitoring of the
uptake and success of the program, are essential
elements.
Community
2021
Population
CIP Budget
(2022)
Per Capita
Amount
Huntsville
21,147
$45,000
$2.13
Bracebridge
17,305
$141,100
$8.15
Gravenhurst
13,157
$70,000
$5.32
Muskoka Lakes
6,588
$150,000
$22.77
Town of Essex
21,216
$270,000
$12.73
Smiths Falls
9,254
$100,000
$10.81
Blue Mountains
9,390
$439,000
$46.75
Owen Sound
21,605
$90,640
$4.20
Weighted Average
119,662
$1,305,740
$10.91
The reserve fund should be maintained at this
level year after year. If, for example, all of the funds
were utilized in one year (which would be a very
good thing as it shows positive awareness and
uptake of the program) then in the following year
the fund should be re-established with another
$100,000. If, on the other hand, only $25,000 of
the fund were used, then in the next year the fund
should be topped with another $25,000, so that
the overall level of $100,000 is maintained.
In the annual evaluation of the success of
the fund it may be determined that demand
for the utilization of CIP funds is even greater
than the $100,000, then Council could at its
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Township of Lake of Bays | The Planning Partnership
Administration
Promotion
It is important to engage with property owners
directly to promote the CIP incentives. A specific
protocol for handling marketing of the CIP
should be put in place, including ensuring that
all Township staff and business associations are
aware of the program.
Intake and Approval
Communication and Facilitation
Since a business owner or employee may
oversee smaller property improvement projects,
as opposed to a contractor, there must be no
surprises when they file their paperwork for
the Business Property Improvement Grant.
The nature of estimates and final supporting
documentation must be confirmed in simple
terms, so the applicant complies with the process.
In terms of any of the tax rebate programs, the
Township must be clear in its communications
with applicants to ensure that all criteria are met,
and that everyone understands the timelines and
conditions related to the potential incentives.
The Township should develop a protocol for
prioritizing applications based on each program's
eligibility filters. This should be included in their
implementing policy that will follow after adoption
of the CIP.
Eligibility Requirements
An effective program starts with an easy-
to-understand intake process and approval
mechanism. General eligibility requirements
for any of the programs should be outlined
clearly in the intake process. Any specific criteria
for individual programs must be highlighted.
Recommended general eligibility requirements
would include:
a. Eligible projects must be located within the
Community Improvement Plan area.
b. Applicants must apply for the specific grant
prior to the commencement of any work.
Financial incentives offered in the Community
Improvement Plan will not be offered
retroactively for costs incurred prior to receipt
of written approval of the application.
c. Applicants must submit drawings and/or plans,
two cost estimates, and other details with their
application.
d. Properties will not be eligible if they have any
tax arrears or any other legal claim, lien, or
order that may adversely affect title of the
property, other than a mortgage in good
standing. All utilities and any other municipal
financial obligations must be up to date.
e. Approved grants are not transferable to any
other property but may be transferred to the
new owner of the same approved property,
provided the new owner agrees to the terms
and conditions.
f. Applicants must permit the public disclosure
and promotion of all information regarding the
grant, including Applicant name, project street
address and town, grant amount, description
and images of project (before and after
construction), and total project budget, i.e.,
including additional financial investment made
by the Applicant over and above the grant
amount. If the information is not available at the
application stage, the Applicant must disclose
it when the project is completed or the grant
may not be issued.
g. Municipal staff will inspect and approve
improvements of the building upon completion,
as required. Improvements must be consistent
with any existing design guidelines or other
policies. For the grant to be paid, the final
project must be significantly consistent with
the project outlined at the application stage. An
audit of work completed and associated costs
may be ordered if deemed necessary.
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Community Improvement Plan - Draft Final Report
Marketing of the CIP
In addition to articulating and approving the
policies and requirements for funding, any
successful CIP needs to be supported by a
thorough marketing effort to ensure that potential
users of the program are aware and possibly
interested in the program. Activities that should be
considered in ensuring awareness include:
- A public meeting at the conclusion of the
finalization of the plan to ensure. Awareness
on the part of the business community and the
general public (already planned as part pf the
culmination of the development of this plan).
- Creation of a separate CIP component on the
municipal website, explaining the purpose and
operation of the programs and the application
process.
- Promotion of the program through the
Huntsville - Lake of Bays Chamber of
Commerce.
- Creation of a CIP program brochure/flyer and
distribution of same to each business and
residence in the four settlement areas.
- On an experimental basis - try short ads on
Moose FM and Hunter's Bay Radio to test for
interest.
- Short videos to market the CIP posted on the
Township's webpage and on social media.
Consider having business owners participate in
the videos.
Costs of these marketing efforts should be
minimal (e.g., small costs for radio ads). The
major cost will be the demands upon staff time.
Monitoring and Performance
Measurement
The uptake and success of the CIP should be
monitored on an annual basis, and a report on
its success provided to Council each year. The
report should cover the following:
- Marketing efforts and activities (including any
marketing budget spent).
- Number of applications (initial and approved).
- Completed applications (and success stories).
- Applications not approved and reasons why.
- Geographic distribution of funds by settlement
area.
- Total amount of funds distributed through fee
rebates, tax increment rebates, and grants.
- Status of loan portfolio.
- Estimated leverage effect of all businesses
supported.
- Comments from property owners and program
participants (unattributed).
In addition to these evidence-based metrics on
the program itself, staff should also review the
marketing efforts for the CIP program and review
the extent to which they have been successful in
generating awareness and interest.
The municipality should consider undertaking this
research through a disinterested third party every
2 to 3 years, in order to provide unbiased and
objective reporting.
The Township should also set up benchmarks
to evaluate the effectiveness of the incentive
programs.
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Township of Lake of Bays | The Planning Partnership
Appendix Programs for Business/
Homeowners
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Community Improvement Plan - Draft Final Report
CIP Tools Available
There are four fundamental tools available for
implementation of each of the five programs.
These are described in this Appendix:
(1) Fee Rebate: The municipality may choose to
reimburse a property owner for all or part of
the fees incurred in an application for property
improvement, expansion or new development.
(2) Project Grant: The municipality may choose
to provide a property owner or business with
a grant to incent a particular project.
(3) Loan: The municipality may choose to
provide a property owner or business with
a loan to incent a particular project - which
may be partly or totally forgivable and may
be at preferred rates in order to encourage a
particularly attractive development.
(4) Tax Increment Rebate: Where all or some of
the additional tax burden on a property owner
as a result of development is rebated over
some period of time (usually in a sliding scale)
to ease the adjustment to the new level of
municipal taxation.
These tools will apply to varying degrees in the
implementation of the five private-sector oriented
programs outlined above, as shown in the chart
below:
As the table below shows, most tools are
applicable to most of the programs, with some
exceptions. The rationale for these exceptions is:
- Fee rebates not applicable to: E) Fostering
Public Art, as no municipal fees would likely be
levied in any event.
- Grants not applicable to: B) Encouraging
Beautification and Visual Appeal: Grants (which
are the most expensive form of incentive from
a municipal perspective) are reserved for
programs that immediately and directly change
the fundamental economic situation of the
settlement area, whereas beautification efforts
will typically lead to positive change only in the
medium to longer-term.
- Loans not applicable to: E) Fostering Public
Art, as public art would likely be sponsored
through grants from the municipality (with
agreement between the municipality and the
property owner where the grant amount is
known at the outset) - loan arrangements have
too much potential for confusion and ambiguity
(relating to the cost of art, the payback period,
etc.) to likely be worth the administrative effort.
- Tax increment rebates not applicable to B)
Encouraging Beautification, as it is very
difficult to attribute any property tax increase to
beautification efforts only, and E) Encouraging
Public Art, as, again, it is difficult or impossible
to attribute any increase in assessed value
solely to any installation of public art.
Program
Fee
Rebate
Project
Grant
Loan
Tax Increment
Financing
A. Encouraging Expansion and Diversification of Existing Businesses
✔
✔
✔
✔
B. Encouraging Beautification and Visual Appeal
✔
✔
C. Encouraging Housing Development
✔
✔
✔
✔
D. Encouraging Tourism and Business Development
✔
✔
✔
✔
E. Fostering Public Art
✔
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Township of Lake of Bays | The Planning Partnership
Application to Settlement Areas
The extent to which these programs may be taken
up differently in each of the settlement areas may
vary depending upon the industrial, commercial
and residential mix in each area. For example,
with a greater proportion of commercial activity
in Dwight than in the other settlement areas,
there may be more interest in those incentives
that are specifically oriented towards commercial
activities. Despite this, it is felt that each of the
programs may potentially benefit all areas (as the
needs articulated earlier apply to some extent in
each of the settlement areas). Accordingly, it is
proposed that each of the settlement areas would
benefit from the full set of programs.
What may vary will be the budget allocation for
each of the settlement areas.
This Appendix describes each of the five
proposed CIP programs aligned with these needs,
and which tools for each are proposed.
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Community Improvement Plan - Draft Final Report
Implementation Tool
Tool
Available?
Municipality Match
%
Maximum Grant Range
Fee Rebate
Yes
100% of fees directly
related to the Project
will be rebated
after the Project is
completed
Municipality to rebate any fee paid.
Tax Increment Grant
Yes
50% of Total Actual
Project Cost
(excluding HST)
Maximum Rebate - Lower of the following:
- Amount equivalent to 50% of total
construction costs
- Amount equivalent to the difference
in total municipal property taxes (pre-
development, MPAC reassessment)
on a sliding scale for Years 1 through 5
following completion of the project, with
the application of the annual increment
percentage: Year 1: 100% rebate, Year
2: 80%, Year 3: 60%; Year 4: 40%; Year
5: 20%; Year 6 and on: 0%
Project Grant
Yes
No more than 50%
of eligible costs
$5,000 per property
Loan
Yes
N/A
Up to $10,000 per business
Eligibility Filter
Details
Geographic Areas
Lands designated Core Area and Commercial
Industry Focus
Existing businesses in tourism, hospitality, retail or personal service businesses.
Property Types
Commercial
Applicant Types
Property Owner or Tenant with Property Owner's Written Permission
Expenditures
Construction costs related to accessibility, structural and mechanical upgrades
to existing commercial buildings, including upgrades to plumbing and electrical
systems, installation of safety and fire protection systems, structural upgrades,
upgrade and installation of windows, new technologies, building insulation,
consultant fees, fire suppression systems, carpentry, HVAC, and interior
renovations. Renewable energy projects (such as solar panels) would also apply
Special Conditions
All construction must follow Ontario Building Code and other regulations.
A. Encouraging Expansion and Diversification of Existing Businesses
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Township of Lake of Bays | The Planning Partnership
Implementation Tool
Tool
Available?
Municipality Match
%
Maximum Grant Range
Fee Rebate
Yes
100% of fees directly
related to the Project
will be rebated
after the Project is
completed
Municipality to rebate any fee paid.
Tax Increment Grant
No
N/A
N/A
Project Grant
No
N/A
N/A
Loan
Yes
N/A
Up to $5,000 per business
Eligibility Filter
Details
Geographic Areas
Lands designated Core Area and Commercial
Industry Focus
Existing businesses in tourism, hospitality, retail or personal service businesses.
Property Types
Commercial
Applicant Types
Property Owner or Tenant with Property Owner's Written Permission
Expenditures
Costs related to landscaping, façade improvement, signage upgrading,
Special Conditions
All construction must follow Ontario Building Code and other regulations.
B. Encouraging Beautification and Visual Appeal
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Community Improvement Plan - Draft Final Report
Eligibility Filter
Details
Geographic Areas
Lands within the CIP Project Area (Settlement Area/Community Boundary)
Industry Focus
Residential for new residents and worker housing related to Forestry, Mining,
Alternative Energy, Tourism, Hospitality and Retail
Property Types
Residential, Commercial, Mixed-Use
Applicant Types
Property Owner
Expenditures
Acquisition costs related to development of vacant residential land or
redevelopment of multi-residential housing or single-family dwellings with
accessory residential uses. Construction costs related to redevelopment of
multi-residential housing or single- family dwellings with accessory residential
uses. Exclusions: appliances. Renewable energy projects such as solar panels,
small scale wind turbines, or geothermal associated with the production of new
housing units would be eligible.
Special Conditions
Construction must follow building codes and other regulations.
Purchaser has 18 months to complete the necessary improvements to the
property that result in an occupancy permit. Should this not be met, Council
has the option to re-purchase the property at the original price or to extend the
agreement.
The Township will retain a right-of-first refusal to purchase the vacant property,
at the original price, should the purchaser choose to divest the property prior to
construction.
C. Encouraging Housing Development
Implementation
Tool
Tool
Available?
Municipality
Match %
Maximum Grant Range
Fee Rebate
Yes
100% Rebate on
Municipal Fees
95% Rebate on
Property Sale
Price
100% Rebate of Municipal Fees (list to be
determined, does not include water and
waste water fees)
95% Rebate of Property Assessment Value
conditional on receipt of occupancy permit
for the new or redeveloped dwelling unit(s)
Construction Project
Tax Increment Grant
Yes
50% of Total
Actual Project
Cost (excluding
HST)
Maximum Rebate - Lower of the following:
- Amount equivalent to 50% of total
construction costs
- Amount equivalent to the difference in total
municipal property taxes (pre-development,
MPAC reassessment) on a sliding scale
for Years 1 through 5 following completion
of the project, with the application of the
annual increment percentage: Year 1: 100%
rebate, Year 2: 80%, Year 3: 60%; Year 4:
40%; Year 5: 20%; Year 6 and on: 0%
Project Grant
Yes
No more than 50%
of eligible costs
$2,000/unit
Loan
Yes
N/A
Up to $10,000 per business
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Township of Lake of Bays | The Planning Partnership
Implementation Tool
Tool
Available?
Municipality Match
%
Maximum Grant Range
Fee Rebate
Yes
100% of fees directly
related to the Project
will be rebated
after the Project is
completed
Municipality to rebate any fee paid.
Tax Increment Grant
Yes
50% of Total Actual
Project Cost
(excluding HST)
Rebate Amount: equivalent to the
difference in total municipal property
taxes (pre-development, MPAC
reassessment) on a sliding scale for Years
1 through 5 following completion of the
project, with the application of the annual
increment percentage: Year 1: 100%
rebate, Year 2: 80%, Year 3: 60%, Year 4:
40%, Year 5: 20%.
Project Grant
Yes
No more than 50%
of eligible costs
Up to $2,000 per unit
Loan
Yes
N/A
Up to $10,000 per business
Eligibility Filter
Details
Geographic Areas
Lands designated Core Area and Commercial
Industry Focus
New potential businesses in Tourism, Retail, Alternative Energy
Property Types
Industrial, Commercial
Applicant Types
Property Owner or Tenant with Property Owner's Written Permission
Expenditures
Construction costs related to new construction for the eligible supply-chain
industry sectors, including plumbing and electrical systems, installation of
safety and fire protection systems, structural upgrades, upgrade and installation
of windows, new technologies, technology/construction related to market
expansion, building insulation, consultant fees (e.g., engineer, architect), fire
suppression systems, metal fabrication, carpentry, HVAC.
Special Conditions
All construction must follow Ontario Building Code and other regulations.
D. Encouraging New Tourism and Business Activity
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Community Improvement Plan - Draft Final Report
Implementation Tool
Tool
Available?
Municipality Match
%
Maximum Grant Range
Fee Rebate
No
N/A
N/A
Tax Increment Grant
No
N/A
N/A
Project Grant
Yes
No more than 50%
of eligible costs for
commissioning and
installation of works.
Must adhere to
municipal public art
policy guidelines (to
be developed).
$1,000 per installation
Loan
No
N/A
N/A
Eligibility Filter
Details
Geographic Areas
Lands designated Core Area and Commercial
Industry Focus
Existing and new potential businesses in Tourism, Retail, Alternative Energy.
Property Types
Industrial, Commercial
Applicant Types
Property Owner or Tenant with Property Owner's Written Permission
Expenditures
Development and installation costs relating to works of public art
Special Conditions
All construction must follow Ontario Building Code and other regulations.
E. Foster Public Art
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Township of Lake of Bays | The Planning Partnership
TCI Management
Consultants