Economic Development & Growth in Employment (EDGE) Incentive Program

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 operations
  • Convergence centres (for eligible uses listed)
  • Creative industries
  • Film studio complexes
  • Food and beverage wholesaling
  • Incubators
  • Manufacturing
  • Scientific research and development
  • Tourism attractions
  • Transformative project

Definitions

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:

  • Includes an intentional focus/mandate on cluster or sector development
  • Provides programming for tenants focusing on business development, collaboration and networking
  • Uses the majority of its space for companies within the specific cluster or sector
  • Provides external stakeholder and/or public access to programming and/or space, and
  • Provides security of tenure for a cluster/sector development organization.

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:

  • Arts and crafts
  • Broadcasting
  • Design
  • Film, video and photography
  • Music and the visual and performing arts
  • Publishing
  • Software, computer games and electronic publishing.

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:

  • Uses accessory to the film studio(s), facilities and services for employees and users of the film studio complex
  • Other uses associated with the operation of the film studio(s).

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:

  • Has a mandate for entrepreneurship development and job creation
  • Provides start-up companies with a combination of a business address and physical space dedicated to business incubation
  • Offers regular start-up business and professional development training, and
  • Provides comprehensive value-added programs and services that support entrepreneurial / small business growth including strategic partnerships and a service provider network.

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:

  • Long-term financial viability without the need for ongoing municipal subsidy for its operations
  • And either:
    • Potential to draw a minimum of 100,000 visitors annually and its potential to draw a minimum of 50,000 visitors from beyond 40 km, or
    • Ability to support attracting incremental major events, conventions or meetings to Toronto and economic development priorities.

Transformative project: a large development that must demonstrate the following attributes by way of a business plan:

  • A minimum investment of $1.5 billion
  • A minimum of 200,000 square metres net new space that will be constructed and occupied within seven years (or in the case of a multi-phase project, such alternative time period as Council may deem appropriate)
  • Create a minimum of 3,000 net new jobs to Toronto
  • Be of superior architectural design that includes unique and exceptional attributes
  • Have the ability to act as an anchor within its district and to stimulate collateral new investment
  • Demonstrate a clear need for financial incentives in order for the development to be financially viable, verified by a qualified third-party, satisfactory to the Chief Financial Officer and Treasurer of the City
  • Must be linked to regional transit unless in designated Employment Areas
  • Provide significant amenities that are accessible to the public and will transform the nature of the area,
  • Meets Tier 2 Toronto Green Standard requirements,
  • Meet all the criteria for a standard EDGE Incentive application, and
  • Be aligned with the program objectives as outlined in the Community Improvement Plan (CIP) By-law.

To qualify, applicants must meet the following basic eligibility requirements, including all eligible GFA in wholly occupied or multiple-tenant buildings.

Eligible development must:

  • Be for an Eligible Sector/Use
  • Be constructed and occupied within five years of approval under the program
  • Result in a minimum investment of $3 million in building construction costs for Eligible Uses
  • Increase the GFA for Eligible Uses by a minimum of 500 square metres unless considered a substantial renovation to an existing industrial building for an Eligible Use, in which case the GFA of the rehabilitated space must be a minimum of 1,000 square metres
  • Conform to all City by-laws, policies and processes, and all improvements must be made pursuant to an approved building permit and conform to the Ontario Building Code and applicable zoning requirements and development approvals, and
  • Conform, at a minimum, to the Toronto Green Standard performance criteria applicable to the development type at the time of application under this CIP. Where development is exempt from site plan control, the applicant will meet Toronto Green Standard performance criteria in a manner satisfactory to the Chief Planner and Executive Director, City Planning.

Eligible applicants must:

  • Be the owner of the property or have the owner’s written authorization to submit an application
  • Apply prior to the issuance of the first above grade building permit for development
  • Apply for site plan approval, if required, or apply for building permit approval, within one year of approval under the EDGE program
  • Agree to meet the Community Workforce Development Requirement, and
  • Agree to meet annual reporting requirements.

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:

  • Be located within one of the 31 designated Neighbourhood Improvement Areas or one of the 10 designated Emerging Neighbourhoods
  • During the incentive period, achieve a minimum of one Community Benefits Hire per $100,000 of grant value (in addition to Community Workforce Development requirement), or one Community Benefits Hire per year, whichever is higher
  • During the construction period of the applicable development, achieve a minimum target of 10 per cent Community Benefits Hires of total project construction hiring or equivalent, subject to the approval of the General Manager, Economic Development & Culture and the Executive Director, Social Development, Finance & Administration, or
  • Meet one Toronto Green Standard performance measure from the criteria list provided to applicants that is a tier higher than would otherwise be required for receiving necessary development approvals and meeting basic eligibility requirements under this CIP, in relation to: Air quality, buildings energy, emissions and resilience, water quality and efficiency, ecology and biodiversity, as well as, waste and circular economy. The criteria list may be updated as required to align with future versions of the Toronto Green Standard.

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.