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WCEL
> Issues > Urban Growth and
Development > Smart Bylaws Guide > Part
3 > Compact Complete Communities >
Density Bonus
Smart Bylaws Guide – Compact Complete Communities – Density
Bonus
Municipalities can adopt a density bonus scheme
to create incentives for developers to provide an amenity, such as
affordable housing, in exchange for variations in zoning
requirements. Usually a developer is allowed a bonus to build
more floor area when they opt to provide an amenity. The
benefit of this approach is that the developer receives an increase
in density than is not normally allowed under existing zoning while the
municipality receives a desired amenity that furthers public policy
goals.
Developers have provided the following housing
amenities in exchange for a density bonus:
- price-controlled,
limited equity market units (for residents and employees);
- units
controlled, managed or owned by non-profit housing groups
providing affordable housing;
- guaranteed
or time limited rental units with rent control mechanism;
- housing
for people with special needs;
- provision
of accessible or adaptive units;
- preservation
of heritage structures;
- child care facilities;
- high efficiency ("green") building designs; and
- underground
parking.
Developers have provided the following
non-housing amenities in exchange for a density bonus:
- waterfront walkways;
- open spaces, plazas and
fishing piers;
- landscaping;
- tree preservation and
maintenance of street trees;
- stream preservation;
- preserving a site's unique
environmental attributes; and
- preserving environmentally sensitive
areas.
When it is more practical to develop the
amenity or housing closer to schools, shops and transit, some
municipalities allow the developer to pay a cash-in-lieu for the
amenity. The municipality then manages the acquisition or
construction of the amenity in a more appropriate location in the
municipality.
In many cases, a non-profit housing organization takes over the
management of bonus dwelling units designated for non-market
housing. For example, a 62-unit project in Sidney included the
construction of six non-profit units in exchange for two of the
market units. The non-profit units were allocated to the
Capital Region Housing Corporation.
Density bonus provisions are usually
included in OCPs, zoning bylaws and as part of comprehensive
development zoning. Municipalities are finding that in order
to respect the character of existing neighbourhoods and the stated
vision for new development, bonus provisions must include limits on
the amount of a potential bonus in any zone. The bonus
provisions must also set out the priority amenities for each
neighbourhood or district.
For a more detailed explanation of how to use
density bonusing for protection of the environment, see
Stream
Stewardship - A Guide for Planners and Developers and
Stewardship
Bylaws: A Guide for Local Government.
Examples of Municipal Density Bonus Regimes in BC
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