91大黄鸭鈥檚 density bonus program is getting a rethink as the city looks to strengthen its contribution to affordable housing while meeting new provincial rules.
Since the program launched in 2022, it has allowed developers to build bigger projects than normally permitted if they contribute money to community benefits. So far, 20 projects have signed on, generating $1.1 million in contributions, with another $3.2 million expected if all approved projects proceed.
Most of that money has gone into streetscape upgrades, such as sidewalks and landscaping, because it鈥檚 cheaper for developers than funding affordable housing. But city staff say streetscape funding is now less useful, since 91大黄鸭 already has a stronger, separate program for those upgrades.
The province has introduced new requirements that force municipalities to update their density bonus bylaws by June 2026. The changes call for more transparency, a financial feasibility study, stakeholder consultation, and annual reporting.
At council鈥檚 Aug. 25 meeting, staff recommended using the update as an opportunity to refocus the program on affordable housing.
Coun. Luke Stack supported the move but worried the bonus system adds another layer of uncertainty for residents already struggling with rapid densification.
鈥淚 have found quite consistently that we get a lot of pushback from neighbours saying, 鈥榃ow, this is a huge increase. We used to have a two-storey building, and now we're going to have a six-storey building or an eight-story building鈥� and it's very hard for them to digest that.鈥�
Coun. Rick Webber agreed, saying bonus density has fuelled many of the complaints council hears.
鈥淭here is a certain lure to the idea of not having to deal with that at all, but on the other hand, you have to look at the financial consequences of that.鈥�
Coun. Loyal Wooldridge said he was surprised that there hasn鈥檛 been more of an uptick in the program.
鈥淚'll be interested to hear when we do consultation what would make this more effective or more appealing to applicants so that we would see higher values coming forward."
Wooldridge added he was also of 鈥渢wo minds鈥� about the matter.
鈥淚 would hate for us to put up more barriers to limit development, knowing that we have heard from planning over the past couple of weeks that we are going into a soft market right now."
Council directed staff to begin the review, which will include hiring a consultant to conduct a financial analysis, consultations with developers, and a look at whether to keep or scrap the program entirely.
