Garibaldi Estates Neighbourhood Plan

Thank you for your question. A number of considerations informed the staff recommendation. As you mention, these are outlined in the May 9, 2023 Report to Council, which can be found here. These include:

• Alignment with Official Community Plan and Community Climate Action Plan policies;
• Alignment with the Housing Needs Report; 
• Consideration of input received through community engagement activities.

Community input informed the recommended scenario for each sub area. This is noted in the staff report section titled ‘Recommended Land Use Scenarios’, which begins on page 8. For each sub area, the results of public input are noted, and highlights the consideration given to these inputs.

For example, in the Estates North sub area the staff recommendation aligned with the scenario that received the most support from survey respondents. In another example, for the Estates East, the staff recommendation reflected a hybrid scenario which encompassed the options of Scenarios A (the most popular option in the survey) and Scenario B.

The ‘I don’t like any scenario’ selections were recognized as a third most frequently selected choice for multiple sub areas.  In considering this feedback, staff recognize that, when this option was combined with Scenario A, a majority of participants felt the neighbourhood should remains at its current density or see limited increase in the future.

However, across the Garibaldi Estates, a majority of survey respondents supported some increased density above exiting zoning, represented by Scenarios A, B and C. For all sub areas, between 68% and 82% of survey participants supported a scenario with additional density. 

This feedback was considered alongside existing District Official Community Plan policies such as 12.1.a., 12.1.b. and 12.1.c which support infill of diverse housing forms, and the recently released Squamish Housing Needs Report, which identifies the need to create new 6,840 dwelling units across Squamish by 2031 to meet the critical housing demands our community is facing.

Thank you for your question. The proposed scenarios for Diamond Head North sub area were not created on the assumption that land assembly is required to develop. The images in the engagement materials show development on parcels with boundaries as they currently exist. However, economic feasibility varies based on a range of factors such as land costs, construction costs and market conditions. Under some economic conditions, lot consolidation may support feasibility.

Thanks for this question. Staff will present the Stage 3 Engagement Summary to Council at the May 9^th Committee of the Whole meeting. In this presentation, staff will identify recommended land use scenarios for the Garibaldi Estates and will seek Council direction regarding a preferred neighbourhood plan.

When available, the agenda for the meeting will be available here. Council meetings can be streamed live here, or you can watch the recording afterwards here.

1. Hi there and thanks for the question. At this stage in the planning process staff have not calculated expected dwelling unit numbers or population projections for each of the land use scenarios under consideration. The intent at this stage of the process is to focus discussion on what built forms are appropriate, specifically considering heights, densities and land uses. Expected dwelling units will be calculated at Stage 4 of the process when a preferred plan is under development based on the Stage 3 Engagement Summary and direction of Council. At that point the expected unit numbers will inform aspects such as childcare targets. Engagement will continue with the community in Stage 4 and there will be opportunities to discuss dwelling unit numbers at this time.  This follows the Loggers East planning process in which expected unit numbers were calculated during development of the preferred neighbourhood plan.

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Thank you for your question. Staff have reviewed the draft materials used in the development of the current Official Community Plan and inquired with those individuals who worked on the project. Unfortunately, the draft version with notations regarding changes has not been located.

Additional information about the process used to develop the Official Community Plan, and the engagement conducted as part of that process, can be found here: https://squamish.ca/yourgovernment/projects-and-initiatives/completed-projects/2018-completed-projects/ocp2018/ocp-background/

Thank you for your questions. Please see answers below:

1. No. This planning process will not put any obligations on residents to sell or develop their property. The neighbourhood plan is intended to establish a long-range vision for the area to guide decisions for multiple decades to come. Existing land uses will not be forced to change. In all scenarios for Diamond Head South, the existing land use of single-family homes are included as a permitted use.
2. The amount due for property taxes is based on the assessed values provided by BC Assessment. BC Assessment indicated to District staff that assessed values are based on property transactions in the area. At this time, there are several neighbourhood plans in Squamish where land use changes are supported. The District is not aware of changes in assessed values that have occurred as a result of these neighborhood plans. Neighbourhood plans are an important tool for the District to plan how land uses change over time. Without a plan, individual land use decisions will happen without a broader vision for the neighborhood. Opportunities to maintain and enhance livability could be missed. 
3. The municipality does have authority to expropriate properties; however, expropriation is not a tool that is being considered in the land use scenarios proposed as part of the Garibaldi Estates Neighbourhood Planning Process. The land use scenarios are proposed as an expanded set of land use options that are available to land owners.
4. Zoning amendments are at the full discretion of Council, who act as representatives of the Squamish community based on the outcome of a democratic electoral process.

Hi there and thanks for the questions. It did not make financial sense to replace the watermain or other services before the end of their useful lives, nor delay paving for years due to potential zoning changes or redevelopment.

First, the watermain is getting old but could still reasonably have 15 years or more of life if no rezoning happens; the sewer pipe can be relined. Replacing/upsizing water and other utilities is very expensive. It wouldn’t be good asset management to replace them now when only the road needs to be resurfaced. 

Second, regarding delaying the paving - Kalodon was one of the worst roads in Squamish with respect to asphalt rideability. This meant that it required road/asphalt rehabilitation in the near term. The neighbourhood planning process will take time and the outcome of the process is unknown. This is a risk in terms of delaying paving. In addition, any redevelopment could involve further delays (i.e. rezoning, designs, permits, construction, etc.) which could result in additional delays to utility replacement. With Kalodon in poor condition, delaying paving for a possible outcome with an uncertain timeline was inappropriate, especially given that asphalt has a relatively short useful life.

If rezonings occur as a result of the neighbourhood planning process, and upgrades to the utilities do happen in the mid-term, then there will eventually be trench cuts in the asphalt. These are not ideal outcomes for asphalt longevity but can be mitigated.

Further context added March 8, 2023:

Diamond Head watermain was replaced prior to resurfacing because the waterline was experiencing breaks, and the District Public Works crew were concerned about it’s overall longevity and integrity; they reasoned that it was at the end of it’s useful life.

Pipe longevity isn’t exclusively dependent on age but also on other factors including ground conditions and quality of construction when it was installed.  For example, the Read Crescent watermain which is just two more streets east was replaced in 2022 and it was 16 years older than the Kalodon watermain.

Thank you for this question. At this stage in the planning process staff have not calculated expected dwelling unit numbers or population projections for each of the land use scenarios under consideration. The intent at this stage of the process is to focus discussion on what built forms are appropriate, specifically considering heights, densities and land uses. Expected dwelling units will be calculated at Stage 4 of the process when a preferred plan is under development based on the Stage 3 Engagement Summary and direction of Council. At that point the expected unit numbers will inform aspects such as childcare targets. Engagement will continue with the community in Stage 4 and there will be opportunities to discuss dwelling unit numbers at this time.  This follows the Loggers East planning process in which expected unit numbers were calculated during development of the preferred neighbourhood plan.

Hi there and thanks for the question. At this stage in the planning process staff have not calculated expected dwelling unit numbers or population projections for each of the land use scenarios under consideration. The intent at this stage of the process is to focus discussion on what built forms are appropriate, specifically considering heights, densities and land uses. Expected dwelling units will be calculated at Stage 4 of the process when a preferred plan is under development based on the Stage 3 Engagement Summary and direction of Council. At that point the expected unit numbers will inform aspects such as childcare targets. Engagement will continue with the community in Stage 4 and there will be opportunities to discuss dwelling unit numbers at this time.  This follows the Loggers East planning process in which expected unit numbers were calculated during development of the preferred neighbourhood plan.

Thank you for the question. At this stage in the planning process staff have not calculated expected dwelling unit numbers or population projections for each of the land use scenarios under consideration. The intent at this stage of the process is to focus discussion on what built forms are appropriate, specifically considering heights, densities and land uses. Expected dwelling units will be calculated at Stage 4 of the process when a preferred plan is under development based on the Stage 3 Engagement Summary and direction of Council. At that point the expected unit numbers will inform aspects such as childcare targets. Engagement will continue with the community in Stage 4 and there will be opportunities to discuss dwelling unit numbers at this time.  This follows the Loggers East planning process in which expected unit numbers were calculated during development of the preferred neighbourhood plan.