To help deliver the facilities and infrastructure needed to serve a growing Vancouver, we look to ensure that new development contributes to neighbourhoods where change occurs.
Development contributions come in the form of Community Amenity Contributions (CACs), Development Cost Levies (DCLs), and density bonus zoning.
On this page
Examples of development contributions
Development contributions help deliver new or upgraded facilities that our growing city needs to be liveable for all residents, such as:
- Parks and libraries
- Childcare facilities, schools, and neighbourhood houses
- Cultural facilities
- Community centres, rinks, and pools
- Non-profit and social housing
- Secured market rental housing
- Bikeways and greenways
- Streets and transportation infrastructure
- Police stations and fire halls
In the last 10 years with the help of development contributions, we funded 2,500 new or upgraded social housing units and 3,000 licensed childcare spaces.
Map of development contributions shows citywide benefits
The map below shows how new developments contribute benefits across Vancouver and is updated every year. Many public benefits are already completed, while others will be completed in the near future.
Types of development contributions
The community benefits above are delivered with help from these types of development contributions.
Community Amenity Contributions
In-kind or cash contributions for public amenities from property developers when City Council allows development through a rezoning.
Density bonusing
Increased floor space under existing zoning in exchange for providing public amenities and affordable housing.
Development Cost Levies
Fees charged on all new developments to fund public amenities.
News and updates
CAC Target and Density Bonus review
In January 2023, staff have completed economic testing of CAC Targets and density bonus zoning contributions (cash in-lieu) and sent the testing results and assumptions to development stakeholders. Any changes to these rates will be brought to Council for consideration on April 11, 2023, and if approved would take effect September 30, 2023 with in-stream rate protection applicable. To review the test assumptions and findings, refer to the summary of consultant results.
2022 DCL update
On June 22, 2022, Council approved a DCL Update that included a phased increase to DCL rates as well as amendments to the for-profit affordable rental housing waiver that came into effect September 30, 2022. The DCL rate phase-in involved a 50% rate increase effective September 30, 2022 and the remaining 50% rate increase to become effective September 30, 2023. More information on the DCL Update can be found in the Council report below and in the DCL Bulletin.
Since 2010, we've exempted/waived $68M in DCL payments that helped build 4,414 social housing units, 3,150 affordable rental housing units, and preserve 4 heritage buildings.
Guiding principles on development contributions
We manage the increased demands for facilities by following these principles:
- Community liveability should be maintained as the city grows.
- New developments should contribute to the cost of growth and their impact on the community.
- The cost of City facilities and services should be shared between new and existing developments.
- The economic impact of our development contributions should not affect development or housing affordability.
- Our system should be consistent, transparent, simple, and flexible.
Background documents
Financing Growth (2004) PDF file (1.5 MB)
- Forms the basis of our development contribution system
- Establishes a citywide policy for CACs and DCLs
Community Benefits from Development PDF file (7 MB)
- Provides a broader context of our approach to development contributions
- Describes the kinds of community benefits that accompany new development in our neighbourhoods