City of Vancouver preparing major overhaul of development contribution charges

The City of Vancouver is preparing a historic overhaul of how it charges new building developments to pay for infrastructure and amenities, with a new city-wide Amenity Cost Charge (ACC) planned to take effect September 30, 2026.

The change would standardize Vancouver's development contribution system, moving away from project-by-project negotiations of Community Amenity Contributions (CACs). Development Cost Levies (DCLs) would continue funding infrastructure like streets, utilities, parks, fire facilities, affordable housing replacement, and child care.

Historically, the city has relied on CACs when rezonings enabling new market uses and added density create additional property value. City staff note a desire to shift toward more predictable charges on developers and reserve CAC negotiations mainly for larger, more complex projects.

The provincial government's Bill 46 (November 2023) provided new development finance tools for municipalities and replaced the density bonus framework. City staff recommend exempting several rezoning types from CAC negotiations, including 100 percent employment or institutional rezonings. Properties under 30,000 square feet would also be exempted for certain 100 percent secured purpose-built rental housing projects (Vancouver Eastside up to 12 storeys, Westside up to six storeys), rental housing with a 20 percent below-market component, and strata ownership condominiums up to five storeys.

Existing CAC targets would be removed for rezoning applications submitted after September 30, 2026, though negotiated CACs would continue for larger developments. The ACC would fund community amenities including recreation centres, cultural spaces, public plazas, public art, and libraries.