The Economic Development and Growth in Employment (EDGE) Incentive Program supports new construction or major renovation of buildings in targeted employment sectors. The program provides tax increment equivalent grants, whereby the City refunds a portion of the increase in property taxes that results from new development or redevelopments.
Approved developments benefit from a grant of 60 per cent of the increase in the municipal taxes attributable to the eligible development over a five-year period. This can be increased to 67 per cent over a seven-year period when combined with Brownfield Remediation Tax Assistance.
Applications for eligible development are considered on a first-come-first-served basis until such time as future annual grants are projected to exceed the budget cap in any given year.
The provision of development incentives through the EDGE Incentive Program is enabled by the Community Improvement Plan (CIP) By-law 1386-2024 authorized under Section 28 of the Planning Act.
Development grants are available for buildings and facilities that are wholly or partially occupied by one of the following sectors or uses, including ancillary uses as described below (but excluding residential units):
Biomedical operation: pharmaceutical, bio-technology product, or medical device manufacturing and/or scientific research and development related to the creation of products, processes and services designed to improve health. Does not include activities related to patient health care such as doctor’s offices, clinics, diagnostic labs or hospitals.
Convergence centre: a facility that must demonstrate by way of a business plan that it:
Creative industries: industries which have their origin in individual creativity, skill and talent and which have a potential for wealth and job creation through the generation and exploitation of intellectual property, including:
Film studio complex: premises used for producing motion pictures with a minimum gross floor area (GFA) of 7,500 square metres; and in addition, may include:
Food and beverage wholesaling: premises used for the sale of food and beverages to retailers or other businesses, but not including the sale of food and beverages directly to the public. No retail operations or warehouse clubs will be eligible for incentives, even if ancillary to the main use.
Incubator: a facility that must demonstrate by way of a business plan that it:
Manufacturing: fabricating, processing, assembling, packaging, producing or making goods or commodities, including ancillary repair, storage, wholesaling or office uses.
Scientific research and development: the conduct of original investigation, undertaken on a systematic basis to gain new knowledge (research) and the application of research findings or other scientific knowledge for the creation of new or significantly improved products or processes (experimental development), including use of laboratory facilities used exclusively for these purposes.
Tourism attraction: facility or complex, excluding a stadium, an arena, or a Retail Use, that must demonstrate by way of a business plan:
Transformative project: a large development that must demonstrate the following attributes by way of a business plan:
To qualify, applicants must meet the following basic eligibility requirements, including all eligible GFA in wholly occupied or multiple-tenant buildings.
Eligible development must:
Eligible applicants must:
All approved applications must achieve a community workforce development target equal to two community benefits hires per $100,000 of grant value throughout the incentive period.
Community Workforce Development requirement focuses on training and employment opportunities to reach Indigenous, Black and equity-deserving communities in Toronto, and aligns with City of Toronto goals to address Indigenous Reconciliation and Anti-Black Racism.
In exceptional cases, the applicant or property owner may be permitted to achieve credits for activities based on an alternative points-based formula, subject to review and approval by the General Manager, Economic Development & Culture and the Executive Director, Social Development, Finance & Administration.
Enhanced Development Grants are provided equal to a maximum of 70 percent of the Municipal Tax Increment over a five-year period, or 77 percent where combined with Brownfield Remediation Tax Assistance, provided that, in addition to meeting all basic eligibility requirements, the applicant agrees to meet one or more of the following criteria:
To learn more about the Enhanced Grant Stream, please email incentives@toronto.ca or call at 416-392-0466.
All interested applicants are required to meet with program staff to discuss their proposed development. This initial meeting ensures the eligibility and alignment of the project with program requirements. Afterwards, the program manager will provide the application and a list of all required documentation.
To schedule a meeting, email program staff at incentives@toronto.ca or call 416-392-0466.