The City of North Vancouver council will be considering a policy report outlining a formalized density bonus and community benefits policy that was expected after the adoption of the new Official Community Plan back in April.
If endorsed by Council, the new policy will apply to all rezoning applications that seek an increase in bonusable density within the OCP guidelines. The bonus system breaks down into two categories:
- Category ‘A’ Bonus. An increase in density up to the OCP Schedule ‘A’ density, or effectively the baseline density for rezoning or sites that are already pre-zoned. The amenity contribution is $20.00 per SF of increased gross floor area above existing zoning.
- Category ‘B’ Bonus. An increase in density that exceeds the OCP Schedule ‘A’ density, up to a maximum bonus amount set out in the OCP. This type of bonus would only be for rezoning of higher density. Within the Category ‘B’, there are four paths to providing the requisite benefits, as follows:
- Amenity Contributions (CACs) – $140 per SF of increased density in the Lonsdale area; $110 per SF outside this area. City reserves right to negotiate a different rate in unique circumstances.
- Secured Rental Housing – Bonuses will be permitted for properties where the new project is secured as 100% market rental; however, mixed rental and condo development will now not be permitted on existing rental apartment sites.
- Employment Generating Use – Bonuses for commercial uses above 1.0 FSR will not be charged a contribution.
- Heritage Conservation – Bonuses may be offered outside of this policy in unique circumstances.
For those not familiar, here is a depiction of the above Bonus categories:
