As mentioned in previous updates, on July 7th, Council adopted the ACC Program and received the Phase 2 Consultation Summary for information. This follows a second engagement session with UDI on June 26th to outline questions and concerns on the Bylaw.  

More information can be found in the full report by City staff, the consultation summary, and UDI’s letter submitted to the City. 

At the same meeting, Council approved a Temporary Rezoning and Application Processing Policy to guide the processing of medium- and high-density rezoning applications during the transition to the new provincial development finance framework, including the Amenity Cost Charges (ACC) program. The policy intends to provide a consistent approach to rezoning during the interim period before updates to the City’s development finance system, OCP, zoning bylaw, and rental incentives are finalized. 

The report outlines four broad categories under which medium and high-density development applications will be processed: 

1. Previously Adopted CD Zones with Density Bonus Provisions 
   1. Developers with multi-phase projects in existing Comprehensive Development (CD) zones that contain density bonus provisions can proceed without amendments, provided they meet the new provincial "consistency rule" requiring alignment with the broader zoning bylaw. These projects will continue under the previous density bonus and CAC regime. 
2. In-stream High-Density Applications Involving Density Bonus 
   1. Applications that achieve first reading before June 30, 2026, can proceed under the current density bonus and rental incentive programs, regardless of location within Transit-Oriented Areas (TOAs). These projects are exempt from ACCs but must still comply with CAC and density bonus expectations. 
3. In-stream and New Medium-Density Applications Not Involving Density Bonus 
   1. In TOA Tier 3 areas, the City is required to allow up to 3.0 FAR and 8 storeys. 
   2. Staff will process medium-density applications under two streams: 
   3. Applications conforming to current RM-3 zoning will proceed normally. 
   4. Applications seeking density above RM-3 zoning limits (to access TOA allowances) may be submitted, but Council decisions will be deferred until broader policy updates are complete. 
   5. In-stream projects remain exempt from ACCs but are subject to CACs. New submissions after the ACC Bylaw adoption must pay ACCs (with mandatory exemptions for non-market housing) and will not be subject to CACs. 
4. New High-Density Applications After ACC Adoption 
   1. These projects must proceed under the new ACC framework. Since the updated Rental Incentive Program is not yet in place, rental housing expectations must be negotiated case-by-case. Developers will be expected to meet, at a minimum, the TOA-based provincial density minimums. Any proposed density above that will be negotiated based on existing land use policies and zone equivalency. All such projects will be subject to ACCs and exempt from CACs (unless exempted by tenure type). 

This policy applies to all new and in-stream rezoning applications in RM-3 through RM-6, C-5, C-7, and associated CD zones after the adoption of the ACC Bylaw. 

More information can be found in the full report by City staff. 

June 17, 2025

As mentioned in previous updates, on June 6th, a report went forward to Council on the ACC Consultation Summary, outlining UDI and public feedback on the proposed ACC Bylaw, as well as City staff responses. City staff responses in the report are summarized below: 

State of the Housing Sector/Economic Viability: 

• Additional development financing tools are not being introduced at this time, but will include further industry consultation and feasibility testing; and
• To support development viability for in-stream applications, the City is exploring other mechanisms such as the recent temporary discount for Density Bonus payments and introducing a CAC installment program. 

Low-rise Residential and Mid-Rise Apartments: 

• Developments in Housing Choices zones are now subject to ACCs, where they were not subject to CACs historically, and hence the increase in low-rise and mid-rise rates. 

Credits and exemptions: 

• In response to UDI’s concern around the potential for municipalities to “double dip” in both CAC/Density Bonus and ACCs for instream applications, the City has developed a credit framework. Staff propose that, in the case that Density Bonus or CACs have been paid, applicants will receive full credits applicable to the calculated ACCs. However, if additional density is being added, ACCs would be paid on the net increase of density through partial credits.  

Phased ACCs: 

• The report noted that staff reviewed the opportunity to phase in the ACC rates, but determined that phasing would result in significant foregone ACC revenues;
• Staff also responded noting that, as ACCs are paid at Building Permit, in contrast to the older system where they were paid earlier in the process, financial impacts may be partially reduced.  

More information can be found in the full report by City staff and UDI’s letter submitted to the City. 

City staff and UDI will be participating in a follow-up virtual engagement session on Thursday, June 26 at 1:30 to 2:30pm following the first Three Readings of the ACC Bylaw. The second feedback window will remain open until July 2nd at 10:00am. 

May 23, 2025

As mentioned in previous updates, on April 28th, Council brought forward Amenity Cost Charge (ACC) rates for engagement with the industry. Members raised concerns with the rates, along with the process of financial testing. UDI is currently engaging with the City and submitted a letter to staff on May 20th outlining recommendations and concerns. 

May 12, 2025 

As mentioned in previous updates, on April 28th, Council directed staff to proceed with consultation on the Amenity Cost Charge (ACC) program. This was brought to Council on March 10th but referred back to staff due to the release of the ACC Best Practices Guide. Minor changes to the program included adjustments to financing costs, recognition of secured grant funding, and assessment considering the current economic climate. 

The draft ACC rates are as follows: 

The City has set the Municipal Assist Factor at 1% as the minimum required by the Province. 

UDI is currently engaging with the City on the ACC Program, with readings/adoption of the Bylaw scheduled for June 2025. 

More information can be found in the full report by City staff. 

March 18, 2025

On March 10th, Council referred a report back to staff on the proposed Amenity Cost Charge (ACC) program. Although the report was initially coming forward for Council review, following the release of the ACC Best Practices Guide on March 7th, staff recommended additional time to review their financial analysis in light of the guidelines. The report originally proposed can be reviewed here.