Response to Provincial Housing Bills: Density Bonus and Inclusionary Zoning Requirements and Associated Zoning Bylaw Amendments

Proposed Response to Bill 16 The purpose of the proposed zoning bylaw amendments outlined in this report is to meet the Province’s June 30, 2026 deadline to bring the City’s existing standard residential and mixed-use zones into compliance with the Local Government Act as amended by Bill 16. Since adoption of Richmond’s Affordable Housing Strategy (AHS) in 2007 and City Centre Area Plan (CCAP) in 2009, the City has made extensive use of the density bonus tool, as per the Local Government Act, to secure affordable housing and amenities. Maintaining the density bonus provisions in existing standard zones would not comply with the Local Government Act and risks action by the Province. Alternatively, amending all standard zones to retain density bonus or incorporate inclusionary zoning (as required within TOA) would be premature given the proposed review of the current affordable housing requirements. As a result, a strategic approach is recommended involving removing density bonus provisions from all existing standard residential and mixed- use zones, except for SSMUH standard zones, and not incorporating inclusionary zoning in existing standard zones at this time. With the exception of SSMUH standard zones, the affected standard zones generally permit lower densities than those contemplated in the City’s updated Official Community Plan (OCP) and therefore are unlikely to be used for future redevelopment. The recommended approach protects existing and approved developments from non-conformity through site-specific density provisions, and previously secured affordable housing and amenity contributions remain protected through existing legal agreements registered on title. In addition, the recommended approach preserves the City’s ability to continue securing affordable housing and amenity contributions through site-specific rezoning. The proposed approach is summarized below according to five building types and described in further detail in Attachments 2 to 6.

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