Community Amenity Contributions — CACs — are a debilitating and socially-destructive drug that the City of Vancouver has fallen addicted to over the last twenty years. They are, to be frank, the crack cocaine of city finance and they need to be flushed right out of our system.
Perhaps many of you have never heard of CACs; they are not, after all, everyday talk in the coffee shops and diners. CACs are a bribe developers pay the city to allow them to breach the previously agreed zoning for a particular lot. If you want to exceed the height limits, floor space ratio (FSR), use profile, or some other aspect of what the local community has determined is best for their neighbourhood, you can negotiate a fee — the CAC — with City Planning that will get you off the regulatory hook. City Planning then puts that money toward specific new public amenities (supposedly in that neighbourhood, but apparently not always).
That sounds like an interesting idea — if a developer wants to break the rules, that’s OK, so long as he buys us a shiny new library or a small park or a community meeting room in exchange. But it is actually a terrible idea, especially as now the City essentially says that the availability of new community amenities are completely dependent on getting CACs from developers. In other words, we can have nice things but only so long as we give away profitable density to developers; who, in turn, may or may not contribute some of their excess profits to particular municipal parties. Moreover, the current system encourages spot rezoning (often against the terms of Vancouver Charter section 565A), especially when the developer is dealing with today’s majority on City Council that never votes against development applications.
It is vital that we de-couple the civic amenities that residents need from the indiscriminate and rapid densification of our beautiful city that six years of Vision Vancouver management has brought us. The NPA and COPE were also in power during the period while this addiction took hold.
It didn’t used to be this way. In the good old days — just a couple of decades ago — we voted on plebiscites every other year to determine which amenities we were willing to pay for by issuing City bonds. It was mostly efficient. It was defiantly democratic. The people got to decide what they thought was worth paying for, and the developers were not involved at all. We need to go back to that system or something very much like it.
In return for lessening their costs, by eliminating CACs, I would tie this change into a change to the Development Cost Levy by-law to ensure a developer pays the entire cost of city infrastructure required for new development.
These changes, to CACs and DCLs, frees developers from paying CACs, obliges developments to pay for their own infrastructure, and allows the electors of Vancouver to more directly control the flow of amenities required to make us the most livable city in the world.