July 13th, 2026

As mentioned in previous updates, on July 7, Council adopted the new proposed Density Bonus Bylaw. The proposed density bonus tiers are as follows: 

To reflect the legislatively required changes to apply density bonusing at 5.0, 4.0, and 3.0 FAR thresholds within the TOA now proposed in the City’s new density bonus regime, the current CAC policy needs to be updated in parallel to ensure it can be applied up to the density thresholds established in the Minimum Density Framework for Transit-Oriented Area Tiers 1-3 and to maintain the 2.5 FAR threshold for lots outside the TOA tiers. This approach ensures the continued collection of voluntary contributions toward amenities during the transition from the City’s current density bonus provisions and CAC policy to the new density bonus and ACC bylaws. 

Staff clarified that heights above 26 stories in Moody Centre will require OCP amendments and site-specific negotiations. 

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

June 29, 2026

As mentioned in previous updates, on June 16, Council gave First and Second Readings to the new proposed Density Bonus Bylaw. The proposed density bonus tiers are as follows:

City staff are recommending that the CAC policy be updated in parallel as an interim update to ensure it can be applied up to the density thresholds established in the Minimum Density framework for Transit-Oriented Area Tiers 1-3 and to maintain the 2.5 FAR threshold for lots outside the TOA tiers. The City’s CAC policy will then be rescinded once the proposed ACC bylaw to replace it is passed and is applied to collect amenity contributions for the City. 

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

May 15, 2026

On May 12, Council directed staff to report back with amendment Bylaws regarding the new Density Bonus (DB) and Inclusionary Zoning (IZ) Policies. The report outlines the financial analysis to update expectations regarding Inclusionary Zoning and Density Bonus. 

On the IZ, the report proposes a two-phased approach:

1. As part of Phase 1 for 2026, the current policy could be maintained, which includes the provision for any IZ component to be supported by financial analysis. While the market continues to fluctuate, the current policy could stand (up to 15% below market rental or 6% non-market units – or less (to zero)) where not financially feasible;
2. In parallel with the density bonus two phase process, Phase 2 would be in 2027, where further review of the policy could occur and potential changes made depending on further analysis, market conditions, and further consultation with stakeholders.

On the DB, the report also proposes a two-phased approach:

1. A basic update focused on securing affordable housing, to meet provincial requirements and timelines, and proposing the following:

   

    

2. Phase 2 will include a future, more detailed approach following the completion of other neighbourhood planning projects currently underway that will consider other amenities not covered under the Amenity Cost Charge (ACC) Bylaw.

UDI will be engaging with the City at the upcoming Liaison Committee meeting. More information can be found in the full report by City staff.