{"id":118,"date":"2023-01-27T20:15:09","date_gmt":"2023-01-28T01:15:09","guid":{"rendered":"https:\/\/pressbooks.bccampus.ca\/landuseplanninginbc\/chapter\/__unknown__-4\/"},"modified":"2023-12-30T21:42:01","modified_gmt":"2023-12-31T02:42:01","slug":"regulatory_tools","status":"publish","type":"chapter","link":"https:\/\/pressbooks.bccampus.ca\/landuseplanninginbc\/chapter\/regulatory_tools\/","title":{"raw":"Regulatory Tools for Managing Growth and Fostering Development","rendered":"Regulatory Tools for Managing Growth and Fostering Development"},"content":{"raw":"<div class=\"__UNKNOWN__\">\r\n\r\nA number of financial and regulatory tools exist that local governments can use to support downtown revitalisation and influence the type and location of urban growth.\u00a0 The general aim of each tool is to provide some kind of financial incentive for developers to invest in capital projects, which might be either new construction of residential or commercial buildings or capital improvements.\u00a0 The benefits of these programs can include attracting new businesses, directing growth in specific locations, or improving the aesthetics of a downtown area, among other things.\u00a0 In addition to the range of tools available, there exist a range of considerations to be made regarding how each tool is implemented.\u00a0 These considerations include types of developments, amount and length of exemption, and geographic area, among other factors.\r\n<h2 class=\"import-Normal\"><strong lang=\"en-US\" xml:lang=\"en-US\">Zoning (property rights)<\/strong><\/h2>\r\n<ul>\r\n \t<li><strong lang=\"en-US\" xml:lang=\"en-US\">Development Permit Areas<\/strong><span lang=\"en-US\" xml:lang=\"en-US\"> are area-specific development regulations that may be used to achieve a variety of desirable objectives, including (but not limited to) aesthetic form and character, energy-efficient building codes, and buffering for ecologically-sensitive areas. <\/span><span lang=\"en-US\" xml:lang=\"en-US\"><br style=\"clear: both\" \/>[<a href=\"https:\/\/www.bclaws.gov.bc.ca\/civix\/document\/id\/complete\/statreg\/r15001_14#division_d0e45097\" target=\"_blank\" rel=\"noopener\">Designation of development permit areas LGA 14(7) s.488<\/a>]<\/span><\/li>\r\n \t<li><strong lang=\"en-US\" xml:lang=\"en-US\">Density bonussing<\/strong><span lang=\"en-US\" xml:lang=\"en-US\"> may serve as a development incentive<\/span><span lang=\"en-US\" xml:lang=\"en-US\"> to support higher density and infill development<\/span><span lang=\"en-US\" xml:lang=\"en-US\"> where developers are permitted to exceed maximum residential densities outlined in the Zoning Bylaw in exchange for providing some valued amenity (e.g., greenspace). <\/span><span lang=\"en-US\" xml:lang=\"en-US\"><br style=\"clear: both\" \/>[<a href=\"https:\/\/www.bclaws.gov.bc.ca\/civix\/document\/id\/complete\/statreg\/r15001_14#section482\" target=\"_blank\" rel=\"noopener\">Density benefits for amenities, affordable housing and special needs housing LGA 14(5) s.482<\/a><\/span><\/li>\r\n<\/ul>\r\n<ul>\r\n \t<li style=\"list-style-type: none\"><\/li>\r\n<\/ul>\r\n<h2 class=\"import-Normal\"><strong lang=\"en-US\" xml:lang=\"en-US\">Approval process<\/strong><\/h2>\r\n<ul>\r\n \t<li><strong lang=\"en-US\" xml:lang=\"en-US\">Streamlined Development Approvals <\/strong><span lang=\"en-US\" xml:lang=\"en-US\">allow current planning to <\/span><span lang=\"en-US\" xml:lang=\"en-US\">prioritise<\/span><span lang=\"en-US\" xml:lang=\"en-US\"> development proposals that are located in the downtown core.<\/span><\/li>\r\n \t<li><strong lang=\"en-US\" xml:lang=\"en-US\">Permissive zoning<\/strong><span lang=\"en-US\" xml:lang=\"en-US\"> may allow for increased innovation, mixed-use development, and more flexibility for development applications.\u00a0 Alternatively, restrictive zoning establishes a limited range of uses within a central business district.\u00a0 Such limited uses may serve as a disincentive to developers who do not fit within the set of restricted uses and wish to avoid expensive and time-consuming variance or re-zoning applications.<\/span><\/li>\r\n<\/ul>\r\n&nbsp;\r\n<h2 class=\"import-Normal\"><strong lang=\"en-US\" xml:lang=\"en-US\">Financial incentives and charges\r\n<\/strong><\/h2>\r\n<ul>\r\n \t<li><strong lang=\"en-US\" xml:lang=\"en-US\">Revitalisation Tax Exemptions<\/strong><span lang=\"en-US\" xml:lang=\"en-US\"> (RTEs) are designed to provide financial incentives to property owners by alleviating a component of the tax burden associated with redevelopment.\u00a0 Property owners receive a tax exemption on the increase in total assessed value for redeveloped buildings on their property.\u00a0 RTEs are usually associated with a minimum redevelopment cost where property owners are only exempt within a predetermined time frame.<\/span><span lang=\"en-US\" xml:lang=\"en-US\"><br style=\"clear: both\" \/>[<a href=\"https:\/\/www.bclaws.gov.bc.ca\/civix\/document\/id\/complete\/statreg\/03026_07#section226\" target=\"_blank\" rel=\"noopener\">Revitalization tax exemptions CC 7(7) s.226<\/a>]<\/span>\r\n<ul>\r\n \t<li>BC Government - <a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/finance\/requisition-taxation\/tax-exemptions\/permissive-tax-exemptions\/municipal-revitalization-tax-exemptions\" target=\"_blank\" rel=\"noopener\">Municipal revitalization tax exemptions<\/a><\/li>\r\n<\/ul>\r\n<\/li>\r\n<\/ul>\r\n<ul>\r\n \t<li><strong lang=\"en-US\" xml:lang=\"en-US\">Development Cost Charges<\/strong><span lang=\"en-US\" xml:lang=\"en-US\"> (DCCs) all are a source of revenue for local governments.\u00a0 When an application for building permit or subdivision is approved, DCCs must be paid to local governments for providing public services to the new developments.\u00a0 DCCs are calculated based upon a city\u2019s Capital Expenditure Program, which details infrastructure costs related to transportation, trails, water\/sewerage, electricity, and parks.\u00a0 <\/span><span lang=\"en-US\" xml:lang=\"en-US\"><br style=\"clear: both\" \/><\/span><span lang=\"en-US\" xml:lang=\"en-US\">[<a href=\"https:\/\/www.bclaws.gov.bc.ca\/civix\/document\/id\/complete\/statreg\/r15001_14#division_d0e53028\">Development Costs Recovery <\/a><\/span><span lang=\"en-US\" xml:lang=\"en-US\">LGA 14<\/span><span lang=\"en-US\" xml:lang=\"en-US\">]<\/span>\r\n<ul>\r\n \t<li>BC Government \u2013 <a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/finance\/local-government-development-financing\/development-cost-charges\" target=\"_blank\" rel=\"noopener\">Development cost charges<\/a><\/li>\r\n \t<li>BC Government - <a href=\"https:\/\/www2.gov.bc.ca\/assets\/gov\/british-columbians-our-governments\/local-governments\/finance\/dcc_best_practice_guide_2005.pdf\" target=\"_blank\" rel=\"noopener\">Development Cost Charge Best Practices Guide<\/a> (PDF)<\/li>\r\n<\/ul>\r\n<\/li>\r\n \t<li><strong>Community amenity contributions<\/strong><\/li>\r\n<\/ul>\r\n<p style=\"padding-left: 40px\">As part of a rezoning process initiated by a developer, community amenity contributions (CACs) are negotiated between the developer and local government.\u00a0 As the name infers, these contributions support public amenities, such as affordable housing, libraries, and fire halls, as well as financial contributions towards amenities.\u00a0 The contribution is provided by the developer to the local government.\u00a0 CACs are voluntary because, unlike DCCs, they are not enabled through provincial legislation; CACs are created by a local government\u2019s discretionary power for zoning.<\/p>\r\n\r\n<ul>\r\n \t<li style=\"list-style-type: none\">\r\n<ul>\r\n \t<li>BC Government - <a href=\"https:\/\/www2.gov.bc.ca\/assets\/gov\/british-columbians-our-governments\/local-governments\/planning-land-use\/community_amenity_contributions_guide.pdf\" target=\"_blank\" rel=\"noopener\">Community Amenity Contributions: Balancing Community Planning, Public Benefits and Housing Affordability Guide<\/a> (PDF)<\/li>\r\n<\/ul>\r\n<\/li>\r\n \t<li><strong lang=\"en-US\" xml:lang=\"en-US\">Tax Increment Financing<\/strong><span lang=\"en-US\" xml:lang=\"en-US\"> (TIF) is a tool that allows a municipality to initiate <\/span><span lang=\"en-US\" xml:lang=\"en-US\">revitalisation<\/span><span lang=\"en-US\" xml:lang=\"en-US\"> efforts in a blighted area in order to attract subsequent redevelopment.\u00a0 Under TIF, a municipality may: (1) designate a TIF zone; and (2) calculate a loan based upon the estimated increase in property values (tax increment) occurring as a result of a public work.\u00a0 TIFs have been used to finance brownfield remediation, road construction<\/span><span lang=\"en-US\" xml:lang=\"en-US\">,<\/span><span lang=\"en-US\" xml:lang=\"en-US\"> and city beautification efforts. <\/span><span lang=\"en-US\" xml:lang=\"en-US\"><br style=\"clear: both\" \/><\/span><span lang=\"en-US\" xml:lang=\"en-US\">[not available in British Columbia; used in Alberta and Manitoba]<\/span><\/li>\r\n<\/ul>\r\n<p class=\"import-Normal\">A combination of regulatory and financial tools are used as part of a broader strategies for downtown revitalisation, growth management, and economic development.\u00a0 Regulatory and financial tools can be designed and applied in conjunction with statutory plans, zoning by-laws, and building codes to achieve different land use strategies, such as the following.<\/p>\r\n&nbsp;\r\n<h2 class=\"import-Normal\"><strong>Nodes and Corridors Strategy<\/strong><\/h2>\r\n<p class=\"import-Normal\">This growth management strategy combines two priority patterns of land use:<\/p>\r\n<p class=\"import-Normal\" style=\"padding-left: 40px\"><strong>Nodes<\/strong>:\u00a0 focussed, higher-density, and mixed-use centres, such as downtown areas, transit hubs, high-density housing, and high-use destinations.<\/p>\r\n<p class=\"import-Normal\" style=\"padding-left: 40px\"><strong>Corridors<\/strong>:\u00a0 linear connections among nodes based on transportation routes that support concentrated, and predominantly retail, development; can employ primary and secondary corridors.<\/p>\r\n\r\n<h2><\/h2>\r\n<h2 class=\"import-Normal\"><strong>Transit-Oriented Development<\/strong><\/h2>\r\n<p class=\"import-Normal\">As the name implies, one land use strategy is to focus development in close proximity to a transit node (e.g., train or light rail station, high-use bus stop).\u00a0 The form of development is dense within walking distance of the transit node.\u00a0 Types of development can include commercial, office, residential, retail, and entertainment.\u00a0 This combination of transit node and form and type of development promotes a symbiotic relationship among mixed uses that reduces reliance on private transport while increasing ridership of public transit.<\/p>\r\n\r\n<h2><\/h2>\r\n<h2 class=\"import-Normal\"><strong>R<\/strong><strong>ural r<\/strong><strong>esidential c<\/strong><strong>luster<\/strong><\/h2>\r\n<p class=\"import-Normal\">Clustering residential development is a land use strategy used in rural areas.\u00a0 Two primary aims are complementary.\u00a0 One aim is to minimise the overall footprint of a residential development in order to reduce alienation of agricultural land.\u00a0 A second aim is to deliver residential services more efficiently by also clustering the infrastructure required for residential uses, such as energy and communications.<\/p>\r\n&nbsp;\r\n<h2 class=\"import-Normal\"><strong>Additional BC Government resources<\/strong><\/h2>\r\n<ul>\r\n \t<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\" target=\"_blank\" rel=\"noopener\">Local Governments<\/a><\/li>\r\n \t<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/facts-framework\/systems\/regional-districts\" target=\"_blank\" rel=\"noopener\">Regional districts in B.C.<\/a><\/li>\r\n \t<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/governance-powers\" target=\"_blank\" rel=\"noopener\">Local government governance and powers<\/a><\/li>\r\n \t<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/planning-land-use\/local-government-planning\" target=\"_blank\" rel=\"noopener\">Local government planning<\/a><\/li>\r\n \t<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/planning-land-use\" target=\"_blank\" rel=\"noopener\">Local government planning, land use and property<\/a><\/li>\r\n \t<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/planning-land-use\/local-government-planning\/official-community-plans\" target=\"_blank\" rel=\"noopener\">Official community plans for local governments<\/a><\/li>\r\n \t<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/planning-land-use\/land-use-regulation\" target=\"_blank\" rel=\"noopener\">Local government land use regulation<\/a><\/li>\r\n \t<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/planning-land-use\/land-use-regulation\/zoning-bylaws\" target=\"_blank\" rel=\"noopener\">Zoning Bylaws<\/a><\/li>\r\n \t<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/planning-land-use\/local-government-planning\/regional-growth-strategies\" target=\"_blank\" rel=\"noopener\">Regional growth strategies for local governments<\/a><\/li>\r\n \t<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/planning-land-use\/local-government-planning\/regional-growth-strategies\/status-of-regional-growth-strategies\" target=\"_blank\" rel=\"noopener\">Status of regional growth strategies<\/a><\/li>\r\n \t<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/planning-land-use\/land-use-regulation\/development-permit-areas\" target=\"_blank\" rel=\"noopener\">Development permit areas<\/a><\/li>\r\n \t<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/planning-land-use\/land-use-regulation\/zoning-bylaws\/density-bonusing-amenities\" target=\"_blank\" rel=\"noopener\">Density bonusing and amenities<\/a><\/li>\r\n \t<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/planning-land-use\/local-government-planning\/advisory-planning-commissions\" target=\"_blank\" rel=\"noopener\">Local government advisory planning commissions<\/a><\/li>\r\n \t<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/finance\" target=\"_blank\" rel=\"noopener\">Local government finance<\/a><\/li>\r\n \t<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/finance\/local-government-development-financing\" target=\"_blank\" rel=\"noopener\">Local government development financing<\/a><\/li>\r\n \t<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/grants-transfers\" target=\"_blank\" rel=\"noopener\">Local government grants and transfers<\/a><\/li>\r\n \t<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/grants-transfers\/grants\" target=\"_blank\" rel=\"noopener\">Local Government Infrastructure Grants<\/a><\/li>\r\n \t<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/facts-framework\/statistics\" target=\"_blank\" rel=\"noopener\">Local government statistics<\/a><\/li>\r\n<\/ul>\r\n<p class=\"import-Normal\"><\/p>\r\n\r\n<\/div>","rendered":"<div class=\"__UNKNOWN__\">\n<p>A number of financial and regulatory tools exist that local governments can use to support downtown revitalisation and influence the type and location of urban growth.\u00a0 The general aim of each tool is to provide some kind of financial incentive for developers to invest in capital projects, which might be either new construction of residential or commercial buildings or capital improvements.\u00a0 The benefits of these programs can include attracting new businesses, directing growth in specific locations, or improving the aesthetics of a downtown area, among other things.\u00a0 In addition to the range of tools available, there exist a range of considerations to be made regarding how each tool is implemented.\u00a0 These considerations include types of developments, amount and length of exemption, and geographic area, among other factors.<\/p>\n<h2 class=\"import-Normal\"><strong lang=\"en-US\" xml:lang=\"en-US\">Zoning (property rights)<\/strong><\/h2>\n<ul>\n<li><strong lang=\"en-US\" xml:lang=\"en-US\">Development Permit Areas<\/strong><span lang=\"en-US\" xml:lang=\"en-US\"> are area-specific development regulations that may be used to achieve a variety of desirable objectives, including (but not limited to) aesthetic form and character, energy-efficient building codes, and buffering for ecologically-sensitive areas. <\/span><span lang=\"en-US\" xml:lang=\"en-US\"><br style=\"clear: both\" \/>[<a href=\"https:\/\/www.bclaws.gov.bc.ca\/civix\/document\/id\/complete\/statreg\/r15001_14#division_d0e45097\" target=\"_blank\" rel=\"noopener\">Designation of development permit areas LGA 14(7) s.488<\/a>]<\/span><\/li>\n<li><strong lang=\"en-US\" xml:lang=\"en-US\">Density bonussing<\/strong><span lang=\"en-US\" xml:lang=\"en-US\"> may serve as a development incentive<\/span><span lang=\"en-US\" xml:lang=\"en-US\"> to support higher density and infill development<\/span><span lang=\"en-US\" xml:lang=\"en-US\"> where developers are permitted to exceed maximum residential densities outlined in the Zoning Bylaw in exchange for providing some valued amenity (e.g., greenspace). <\/span><span lang=\"en-US\" xml:lang=\"en-US\"><br style=\"clear: both\" \/>[<a href=\"https:\/\/www.bclaws.gov.bc.ca\/civix\/document\/id\/complete\/statreg\/r15001_14#section482\" target=\"_blank\" rel=\"noopener\">Density benefits for amenities, affordable housing and special needs housing LGA 14(5) s.482<\/a><\/span><\/li>\n<\/ul>\n<ul>\n<li style=\"list-style-type: none\"><\/li>\n<\/ul>\n<h2 class=\"import-Normal\"><strong lang=\"en-US\" xml:lang=\"en-US\">Approval process<\/strong><\/h2>\n<ul>\n<li><strong lang=\"en-US\" xml:lang=\"en-US\">Streamlined Development Approvals <\/strong><span lang=\"en-US\" xml:lang=\"en-US\">allow current planning to <\/span><span lang=\"en-US\" xml:lang=\"en-US\">prioritise<\/span><span lang=\"en-US\" xml:lang=\"en-US\"> development proposals that are located in the downtown core.<\/span><\/li>\n<li><strong lang=\"en-US\" xml:lang=\"en-US\">Permissive zoning<\/strong><span lang=\"en-US\" xml:lang=\"en-US\"> may allow for increased innovation, mixed-use development, and more flexibility for development applications.\u00a0 Alternatively, restrictive zoning establishes a limited range of uses within a central business district.\u00a0 Such limited uses may serve as a disincentive to developers who do not fit within the set of restricted uses and wish to avoid expensive and time-consuming variance or re-zoning applications.<\/span><\/li>\n<\/ul>\n<p>&nbsp;<\/p>\n<h2 class=\"import-Normal\"><strong lang=\"en-US\" xml:lang=\"en-US\">Financial incentives and charges<br \/>\n<\/strong><\/h2>\n<ul>\n<li><strong lang=\"en-US\" xml:lang=\"en-US\">Revitalisation Tax Exemptions<\/strong><span lang=\"en-US\" xml:lang=\"en-US\"> (RTEs) are designed to provide financial incentives to property owners by alleviating a component of the tax burden associated with redevelopment.\u00a0 Property owners receive a tax exemption on the increase in total assessed value for redeveloped buildings on their property.\u00a0 RTEs are usually associated with a minimum redevelopment cost where property owners are only exempt within a predetermined time frame.<\/span><span lang=\"en-US\" xml:lang=\"en-US\"><br style=\"clear: both\" \/>[<a href=\"https:\/\/www.bclaws.gov.bc.ca\/civix\/document\/id\/complete\/statreg\/03026_07#section226\" target=\"_blank\" rel=\"noopener\">Revitalization tax exemptions CC 7(7) s.226<\/a>]<\/span>\n<ul>\n<li>BC Government &#8211; <a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/finance\/requisition-taxation\/tax-exemptions\/permissive-tax-exemptions\/municipal-revitalization-tax-exemptions\" target=\"_blank\" rel=\"noopener\">Municipal revitalization tax exemptions<\/a><\/li>\n<\/ul>\n<\/li>\n<\/ul>\n<ul>\n<li><strong lang=\"en-US\" xml:lang=\"en-US\">Development Cost Charges<\/strong><span lang=\"en-US\" xml:lang=\"en-US\"> (DCCs) all are a source of revenue for local governments.\u00a0 When an application for building permit or subdivision is approved, DCCs must be paid to local governments for providing public services to the new developments.\u00a0 DCCs are calculated based upon a city\u2019s Capital Expenditure Program, which details infrastructure costs related to transportation, trails, water\/sewerage, electricity, and parks.\u00a0 <\/span><span lang=\"en-US\" xml:lang=\"en-US\"><br style=\"clear: both\" \/><\/span><span lang=\"en-US\" xml:lang=\"en-US\">[<a href=\"https:\/\/www.bclaws.gov.bc.ca\/civix\/document\/id\/complete\/statreg\/r15001_14#division_d0e53028\">Development Costs Recovery <\/a><\/span><span lang=\"en-US\" xml:lang=\"en-US\">LGA 14<\/span><span lang=\"en-US\" xml:lang=\"en-US\">]<\/span>\n<ul>\n<li>BC Government \u2013 <a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/finance\/local-government-development-financing\/development-cost-charges\" target=\"_blank\" rel=\"noopener\">Development cost charges<\/a><\/li>\n<li>BC Government &#8211; <a href=\"https:\/\/www2.gov.bc.ca\/assets\/gov\/british-columbians-our-governments\/local-governments\/finance\/dcc_best_practice_guide_2005.pdf\" target=\"_blank\" rel=\"noopener\">Development Cost Charge Best Practices Guide<\/a> (PDF)<\/li>\n<\/ul>\n<\/li>\n<li><strong>Community amenity contributions<\/strong><\/li>\n<\/ul>\n<p style=\"padding-left: 40px\">As part of a rezoning process initiated by a developer, community amenity contributions (CACs) are negotiated between the developer and local government.\u00a0 As the name infers, these contributions support public amenities, such as affordable housing, libraries, and fire halls, as well as financial contributions towards amenities.\u00a0 The contribution is provided by the developer to the local government.\u00a0 CACs are voluntary because, unlike DCCs, they are not enabled through provincial legislation; CACs are created by a local government\u2019s discretionary power for zoning.<\/p>\n<ul>\n<li style=\"list-style-type: none\">\n<ul>\n<li>BC Government &#8211; <a href=\"https:\/\/www2.gov.bc.ca\/assets\/gov\/british-columbians-our-governments\/local-governments\/planning-land-use\/community_amenity_contributions_guide.pdf\" target=\"_blank\" rel=\"noopener\">Community Amenity Contributions: Balancing Community Planning, Public Benefits and Housing Affordability Guide<\/a> (PDF)<\/li>\n<\/ul>\n<\/li>\n<li><strong lang=\"en-US\" xml:lang=\"en-US\">Tax Increment Financing<\/strong><span lang=\"en-US\" xml:lang=\"en-US\"> (TIF) is a tool that allows a municipality to initiate <\/span><span lang=\"en-US\" xml:lang=\"en-US\">revitalisation<\/span><span lang=\"en-US\" xml:lang=\"en-US\"> efforts in a blighted area in order to attract subsequent redevelopment.\u00a0 Under TIF, a municipality may: (1) designate a TIF zone; and (2) calculate a loan based upon the estimated increase in property values (tax increment) occurring as a result of a public work.\u00a0 TIFs have been used to finance brownfield remediation, road construction<\/span><span lang=\"en-US\" xml:lang=\"en-US\">,<\/span><span lang=\"en-US\" xml:lang=\"en-US\"> and city beautification efforts. <\/span><span lang=\"en-US\" xml:lang=\"en-US\"><br style=\"clear: both\" \/><\/span><span lang=\"en-US\" xml:lang=\"en-US\">[not available in British Columbia; used in Alberta and Manitoba]<\/span><\/li>\n<\/ul>\n<p class=\"import-Normal\">A combination of regulatory and financial tools are used as part of a broader strategies for downtown revitalisation, growth management, and economic development.\u00a0 Regulatory and financial tools can be designed and applied in conjunction with statutory plans, zoning by-laws, and building codes to achieve different land use strategies, such as the following.<\/p>\n<p>&nbsp;<\/p>\n<h2 class=\"import-Normal\"><strong>Nodes and Corridors Strategy<\/strong><\/h2>\n<p class=\"import-Normal\">This growth management strategy combines two priority patterns of land use:<\/p>\n<p class=\"import-Normal\" style=\"padding-left: 40px\"><strong>Nodes<\/strong>:\u00a0 focussed, higher-density, and mixed-use centres, such as downtown areas, transit hubs, high-density housing, and high-use destinations.<\/p>\n<p class=\"import-Normal\" style=\"padding-left: 40px\"><strong>Corridors<\/strong>:\u00a0 linear connections among nodes based on transportation routes that support concentrated, and predominantly retail, development; can employ primary and secondary corridors.<\/p>\n<h2><\/h2>\n<h2 class=\"import-Normal\"><strong>Transit-Oriented Development<\/strong><\/h2>\n<p class=\"import-Normal\">As the name implies, one land use strategy is to focus development in close proximity to a transit node (e.g., train or light rail station, high-use bus stop).\u00a0 The form of development is dense within walking distance of the transit node.\u00a0 Types of development can include commercial, office, residential, retail, and entertainment.\u00a0 This combination of transit node and form and type of development promotes a symbiotic relationship among mixed uses that reduces reliance on private transport while increasing ridership of public transit.<\/p>\n<h2><\/h2>\n<h2 class=\"import-Normal\"><strong>R<\/strong><strong>ural r<\/strong><strong>esidential c<\/strong><strong>luster<\/strong><\/h2>\n<p class=\"import-Normal\">Clustering residential development is a land use strategy used in rural areas.\u00a0 Two primary aims are complementary.\u00a0 One aim is to minimise the overall footprint of a residential development in order to reduce alienation of agricultural land.\u00a0 A second aim is to deliver residential services more efficiently by also clustering the infrastructure required for residential uses, such as energy and communications.<\/p>\n<p>&nbsp;<\/p>\n<h2 class=\"import-Normal\"><strong>Additional BC Government resources<\/strong><\/h2>\n<ul>\n<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\" target=\"_blank\" rel=\"noopener\">Local Governments<\/a><\/li>\n<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/facts-framework\/systems\/regional-districts\" target=\"_blank\" rel=\"noopener\">Regional districts in B.C.<\/a><\/li>\n<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/governance-powers\" target=\"_blank\" rel=\"noopener\">Local government governance and powers<\/a><\/li>\n<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/planning-land-use\/local-government-planning\" target=\"_blank\" rel=\"noopener\">Local government planning<\/a><\/li>\n<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/planning-land-use\" target=\"_blank\" rel=\"noopener\">Local government planning, land use and property<\/a><\/li>\n<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/planning-land-use\/local-government-planning\/official-community-plans\" target=\"_blank\" rel=\"noopener\">Official community plans for local governments<\/a><\/li>\n<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/planning-land-use\/land-use-regulation\" target=\"_blank\" rel=\"noopener\">Local government land use regulation<\/a><\/li>\n<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/planning-land-use\/land-use-regulation\/zoning-bylaws\" target=\"_blank\" rel=\"noopener\">Zoning Bylaws<\/a><\/li>\n<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/planning-land-use\/local-government-planning\/regional-growth-strategies\" target=\"_blank\" rel=\"noopener\">Regional growth strategies for local governments<\/a><\/li>\n<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/planning-land-use\/local-government-planning\/regional-growth-strategies\/status-of-regional-growth-strategies\" target=\"_blank\" rel=\"noopener\">Status of regional growth strategies<\/a><\/li>\n<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/planning-land-use\/land-use-regulation\/development-permit-areas\" target=\"_blank\" rel=\"noopener\">Development permit areas<\/a><\/li>\n<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/planning-land-use\/land-use-regulation\/zoning-bylaws\/density-bonusing-amenities\" target=\"_blank\" rel=\"noopener\">Density bonusing and amenities<\/a><\/li>\n<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/planning-land-use\/local-government-planning\/advisory-planning-commissions\" target=\"_blank\" rel=\"noopener\">Local government advisory planning commissions<\/a><\/li>\n<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/finance\" target=\"_blank\" rel=\"noopener\">Local government finance<\/a><\/li>\n<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/finance\/local-government-development-financing\" target=\"_blank\" rel=\"noopener\">Local government development financing<\/a><\/li>\n<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/grants-transfers\" target=\"_blank\" rel=\"noopener\">Local government grants and transfers<\/a><\/li>\n<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/grants-transfers\/grants\" target=\"_blank\" rel=\"noopener\">Local Government Infrastructure Grants<\/a><\/li>\n<li><a href=\"https:\/\/www2.gov.bc.ca\/gov\/content\/governments\/local-governments\/facts-framework\/statistics\" target=\"_blank\" rel=\"noopener\">Local government statistics<\/a><\/li>\n<\/ul>\n<p class=\"import-Normal\">\n<\/div>\n","protected":false},"author":1858,"menu_order":16,"comment_status":"closed","ping_status":"closed","template":"","meta":{"pb_show_title":"on","pb_short_title":"Module.Regulatory Tools","pb_subtitle":"LEARNING MODULE","pb_authors":[],"pb_section_license":"cc-by-nc-sa"},"chapter-type":[],"contributor":[],"license":[57],"class_list":["post-118","chapter","type-chapter","status-publish","hentry","license-cc-by-nc-sa"],"part":77,"_links":{"self":[{"href":"https:\/\/pressbooks.bccampus.ca\/landuseplanninginbc\/wp-json\/pressbooks\/v2\/chapters\/118","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/pressbooks.bccampus.ca\/landuseplanninginbc\/wp-json\/pressbooks\/v2\/chapters"}],"about":[{"href":"https:\/\/pressbooks.bccampus.ca\/landuseplanninginbc\/wp-json\/wp\/v2\/types\/chapter"}],"author":[{"embeddable":true,"href":"https:\/\/pressbooks.bccampus.ca\/landuseplanninginbc\/wp-json\/wp\/v2\/users\/1858"}],"replies":[{"embeddable":true,"href":"https:\/\/pressbooks.bccampus.ca\/landuseplanninginbc\/wp-json\/wp\/v2\/comments?post=118"}],"version-history":[{"count":13,"href":"https:\/\/pressbooks.bccampus.ca\/landuseplanninginbc\/wp-json\/pressbooks\/v2\/chapters\/118\/revisions"}],"predecessor-version":[{"id":1017,"href":"https:\/\/pressbooks.bccampus.ca\/landuseplanninginbc\/wp-json\/pressbooks\/v2\/chapters\/118\/revisions\/1017"}],"part":[{"href":"https:\/\/pressbooks.bccampus.ca\/landuseplanninginbc\/wp-json\/pressbooks\/v2\/parts\/77"}],"metadata":[{"href":"https:\/\/pressbooks.bccampus.ca\/landuseplanninginbc\/wp-json\/pressbooks\/v2\/chapters\/118\/metadata\/"}],"wp:attachment":[{"href":"https:\/\/pressbooks.bccampus.ca\/landuseplanninginbc\/wp-json\/wp\/v2\/media?parent=118"}],"wp:term":[{"taxonomy":"chapter-type","embeddable":true,"href":"https:\/\/pressbooks.bccampus.ca\/landuseplanninginbc\/wp-json\/pressbooks\/v2\/chapter-type?post=118"},{"taxonomy":"contributor","embeddable":true,"href":"https:\/\/pressbooks.bccampus.ca\/landuseplanninginbc\/wp-json\/wp\/v2\/contributor?post=118"},{"taxonomy":"license","embeddable":true,"href":"https:\/\/pressbooks.bccampus.ca\/landuseplanninginbc\/wp-json\/wp\/v2\/license?post=118"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}