Smart Growth Regional Development Charge Reduction Program

On Sept. 26, 2024, Regional Council approved a motion to extend the Smart Growth Regional Development Charges Reduction Program to April 1, 2026.

Program overview

The Smart Growth Regional Development Charge Reduction program provides a financial incentive to encourage development and redevelopment in Designated Exemption Areas and on brownfield sites within urban areas.

Projects meeting the program requirements are eligible for a grant resulting in a rebate of 50 per cent of Regional Development Charges. A map of the Designated Exemption Areas is available for those interested in learning more about the eligible areas.

Eligibility

  • Designated Exemption Area

    Your project may be eligible for a grant if:

    • The development is located within a Designated Exemption Area
    • The proposal meets all transition provisions by April 1, 2026
    • The requisite number of smart growth design criteria and/ or achieves any level of LEED certification
    • Building permits have been issued and the construction of your development is complete

    Smart growth design criteria based on land use

    Type of land use Number of Smart Growth Design criteria to be met

    All development five or more storeys

    		 6 of 8

    Commercial development under five storeys

    		 6 of 7

    Employment land development under five storeys

    		 4 of 6

    Main street / commercial corridor development under five storeys

    		 6 of 9

    Residential development under five storeys

    Apartment: 7 of 9
    All other: 6 of 8
  • Brownfield

    Your project may be eligible for a grant if:

    • The project is a brownfield development located within the urban area of a local municipality as defined by the Niagara Official Plan
    • The proposal meets all transition provisions by April 1, 2026
    • The proposal meets the requisite number of smart growth design criteria and / or achieves any level of LEED certification
    • Building permits have been issued and the construction of your development is complete

    Smart growth design criteria based on land use

    Type of land use Number of Smart Growth Design criteria to be met

    All development five or more storeys

    		 5 of 8

    Commercial development under five storeys

    		 5 of 7

    Employment land development under five storeys

    		 3 of 6

    Main street / commercial corridor development under five storeys

    		 5 of 9

    Residential development under five storeys

    Apartment: 6 of 9
    All other: 5 of 8

    A brownfield is land located within the urban areas as defined in the Niagara Official Plan, upon which there has been previous industrial, institutional or commercial or open lands use or other use as prescribed under the Environmental Protection Act, R.S.O. 1990, c.E.19 and Ontario Regulation 153/04, and for which site remediation is required in accordance with a Phase 2 Environmental Site Assessment.

To be eligible under the Transition Program, the following must be completed by April 1, 2026:

  • A preliminary assessment must be completed with Regional staff
  • The owner and Niagara Region must enter into the transition agreement
  • All applicable Regional Development Charges must be paid
  • A building permit must have been obtained
  • Construction must have been initiated on at least one phase of the project

Smart growth design categories

  • Residential development (all types under five storeys)

    One or more buildings or structures that is primarily used for residential purposes and is under five storeys.

    Examples: a townhouse or group of townhouses, a single detached dwelling, an apartment building.

  • Main street / commercial corridor (under five storeys)

    Typically includes the main street of a downtown with commercial use(s) at ground level and residential above and is under five storeys. Streets that are predominantly commercial/ office space, are under five storeys and located within the Designated Exemption Area also fall under this category.

    Examples: St. Paul Street in St. Catharines, Victoria Avenue in Niagara Falls, Ontario Street in St. Catharines.

  • Commercial development (under five storeys)

    Development that is predominantly a commercial use and is located outside the downtown.

    Examples: commercial development along St. Paul Avenue West, Pine Street North commercial development in Thorold, commercial development within the East Waterfront area in Port Colborne.

  • Employment land development (under five storeys)

    Existing and emerging clusters of economic activity and development such as advanced manufacturing, warehousing, research and development, offices and associated retail and business support.

  • All development that is five or more storeys

    Any development (commercial, residential etc.) that is five or more storeys.

How to apply

Step one

Step two

By April 1, 2026, meet the following requirements:

  • Enter into a Smart Growth transition agreement with Niagara Region. Contact Regional staff to get your agreement.
  • Get a building permit
  • Pay Regional development charges
  • Start construction on the development (or at least one phase of a phased development)

Step three

  • If steps one and two are met by April 1, 2026, complete the formal application. This will assess the completed development against the same criteria. The formal application must be submitted within one month of project completion or five years of the executed transition agreement, whichever is earlier.

Contact

Katie Young, MCIP, RPP
Growth Management and Planning, Public Works
905-980-6000 ext. 3727
Email Katie Young

More information

  • Definitions

    Class 1 bike parking facility: A secure, weather-protected bicycle parking facility used to accommodate long-term parking, such as for residents or employees, usually within a room or a covered, fenced area.

    Class 2 bike parking facility: A short-term visitor bicycle parking facility that may offer some security, and may be partially protected from the weather, for example a bike rack at a building’s entrance.

    Community improvement project area: A municipality or an area within a municipality, the community improvement of which in the opinion of the council is desirable because of age, dilapidation, overcrowding, faulty arrangement, unsuitability of buildings or for any other environmental, social or community economic development reason. The community improvement project area is approved by local council and designated by bylaw.

    Brownfield: Land located within the urban areas as defined from time to time in the Niagara Official Plan, upon which there has been previous industrial, institutional, or commercial or open lands use or other use as prescribed under the Environmental Protection Act, R.S.O. 1990, c.E.19 and Ontario Regulation 153/04 thereto, each as amended from time to time, and for which site remediation is required in accordance with a Phase 2 Environmental Site Assessment.

    Gross density: The number of residential units per hectare. The calculation is made over the gross developable area of the site but excludes wetlands, woodlands, valley lands, areas of natural and scientific interest, habitat of endangered species and threatened species, wildlife habitat and fish habitat.

    Floor area ratio: The ratio of the gross floor area of building to the total lot area.

    Traffic calming features: These are aimed at reducing vehicle speeds, improving safety and altering motorist behaviour on a street or street network. Some examples are trees, bump outs, and speed tables. Some examples are trees, bump outs, street parking, and appropriately landscaped boulevards.

    Energy conservation features: Energy conservation features can be green roofs or vegetated roofs; high-albedo material that is light in colour and reflects sunlight away from the surface. This can be reflective roofing or white pavement; permeable pavement such as interlocking brick or permeable asphalt.

  • Garage and driveway setbacks

    A garage that faces the street must be setback from the front of the dwelling unit to be a front-facing garage setback.

    To be a unit width of less than 50 per cent, the garage and driveway must be setback from the rest of the dwelling unit and cannot be larger than 50 per cent of the total unit width.

  • Resources and best practices

    Green roof

    Green roof systems are an extension of the existing roof that involves a high quality water proofing and roof repellent system, a drainage system, filter cloth, a lightweight growing medium and plants. Green roofs help with the moderation of the heat island effect, stormwater management, and create aesthetic greenspace.

    Open-grid paving

    Open-grid paving is permeable pavement that allows water to percolate down into the soil. This type of paving is often made up of interlocking bricks or previous concrete that reduce stormwater runoff and can lower the amount of surface pollutants reaching the stormwater system.

    High-albedo materials

    Albedo refers to the solar reflectivity of any surface. High-albedo materials are constructed surfaces that allow for high solar reflectivity and are light in colour to reduce the heat island effect and reduce cooling costs. High-albedo materials can be high albedo pavement which reduces the amount of heat absorbed.

    Learn about the heat island effect.

    Drought tolerant native species

    Native plants do not require extra watering and thrive without the application of pesticides and fertilizers. They get all the nutrients they need from the existing soil.

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