Public Hearing

Summary

• Bill 16 compliance: density bonus and inclusionary zoning update (Item 1) — Council approved amendments to zoning bylaws across dozens of districts to meet a June 30, 2026 provincial deadline. Key changes: cash-only density bonuses removed city-wide; new inclusionary zoning requirements introduced in three zones (large west-side multiplex lots, some townhouse sites, and the FC2E zone in False Creek Flats), requiring 5–10% of floor area as social housing or a cash-in-lieu payment; existing in-kind affordable housing bonuses converted to the new inclusionary zoning tool. A separate hotel amenity provision was severed and voted on independently (see Motion 1). Most public speakers opposed the hotel amenity portion; supporters of the broader package noted it is required by provincial law and may increase affordable housing outcomes over time. Staff confirmed the full density bonus revenue stream is expected to be replaced by incoming amenity cost charges and inclusionary zoning. A further financing growth update covering development cost levies, amenity cost charges, and community amenity contributions is planned for July 28.
• Hotel amenity bonus amendment to Downtown ODP (severed as Motion 1) — A provision increasing the floor area exclusion for hotel guest amenity and event spaces in the downtown core from 15% to 20% was voted on separately. Staff said the existing 15% density bonus for hotels had to be converted to a new tool under Bill 16, and the additional 5% reflects Council direction from April 2025 to incentivize event and guest amenity spaces. Numerous speakers, many affiliated with Unite Here Local 40, argued the incentive was unrelated to housing, lacked economic justification in the report, and should have been brought as a standalone item. Destination Vancouver spoke in support, citing the need to attract conventions and events. Councillor Orr voted against; the motion carried.
• 1745 West 8th Avenue: Vancouver ODP amendment and CD1 rezoning (Item 2) — An application by Amicon Construction for a 31- and 29-storey mixed-use development was heard. The proposal includes 441 market strata units, 98 in-kind social housing units (17.9% of residential floor area, below the Broadway Plan's 20% guideline), a 37-space childcare facility turned over to the city, ground-floor commercial space, and a 5,000 sq ft privately owned public space. Total public benefits valued at approximately $70 million. Staff support approval with conditions; the ODP amendment is needed because proposed heights exceed the current Mixed Use High Rise 1 designation. Multiple speakers opposed the reduction in social housing from the original 107 units and questioned whether a predominantly market-strata project justifies the height and density exceptions. The applicant noted no existing tenants are displaced. Council voted to extend the meeting past 10 p.m. to finish hearing speakers, then referred debate and decision to the June 3 Standing Committee meeting as unfinished business.