Garibaldi Estates Neighbourhood Plan

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January, 2024


Update Regarding Garibaldi Estates Neighbourhood Planning Process

We appreciate your patience while we have been working to develop a draft plan for the Garibaldi Estates Neighbourhood, based on the results of Stage 3 of the planning process in the spring of this year. We understand that planning for your neighbourhood has been a challenging exercise as we together, as a community, contemplate the complexity of affordability, livability, and community growth, in addition to preserving neighborhood character as best as possible. As we continue the neighbourhood planning process, we are committed to transparency.


Drafting the Garibaldi Estates Neighbourhood Plan is an intricate process and is requiring extra time. There are many considerations to incorporate including access, servicing, and design requirements for the various changes in land uses.


In addition, we are preparing for required changes being legislated through the Province of British Columbia’s Homes for People Action Plan – related to “small-scale, multi-unit” housing that will establish many new zoning requirements community-wide. On January 16, 2024 the District of Squamish Community Development Department updated Council on the key milestones required to meet forthcoming provincial requirements. An overview can be found here.


All local governments in BC will be required to adopt the action plan's new regulations - intended to ensure that a range of "missing middle" housing options are accessible in all communities, including in areas currently zoned for traditional single-family housing. This will impact all neighbourhoods in Squamish.


The province has stipulated that the new regulations must be adopted over the next six months. Specific details about the regulatory requirements are being released and we are processing the information as we receive.


The inevitable requirements and timelines established by the province means that these new requirements will need to be integrated within the Garibaldi Estates Neighbourhood Plan. Staff and council are reviewing all detailed requirements from the province, and as soon as possible we will provide an updated timeline and overview of the Homes for People Action Plan, including how changes will affect residents of Squamish.


Meanwhile, we are interested to know what your questions are about the provincial zoning changes in order to inform our communications planning around these BC-wide changes. This will help us shape District information to complement what we expect the province will provide.


What are your questions about the upcoming provincial zoning? Share these with us here.




The District of Squamish is developing a neighbourhood plan for the Garibaldi Estates. The goal for the neighbourhood plan is to develop a vision for the future of the Garibaldi Estates over the next 20 years. We want to hear from Squamish residents to create a plan that is a good fit for the neighbourhood, improves the livability of the area, and supports larger community goals outlined in the OCP.


Stage 3 Engagement Activities have concluded and results were presented to Council on May 9th, 2023.


Results of Stage 3 land use scenarios engagement can be found in the Land Use Scenarios Engagement Summary.


The results of the land use scenarios engagement were presented to Council at the May 9, 2023 Committee of the Whole Meeting at which time Council directed staff to begin working on a draft neighborhood plan in Stage 4 of the planning process based on the following direction:

  • Include proposed guiding principles with the addition of principles focused on neighbourhood design, and infrastructure.
  • For the Commercial sub area incorporate Scenario B
  • For the Diamond Head North sub area incorporate Scenario C
  • For the Estates North sub area incorporate Scenario C
  • For the Diamond Head South sub area incorporate Scenario C
  • For the Estates Centre use sub area incorporate Scenario C
  • For the Estates East use sub area incorporate a hybrid of Scenarios A & B
  • Incorporate Emerging Ideas as presented to the community under the following topics:
    • Transportation
    • Parks & Public Outdoor Space
    • Childcare
    • Mamquam Community Garden
    • Accessory Commercial Units
    • Tree Canopy Protection
    • Mid-Block Connections
  • Explore opportunities to ensure a diverse range of housing forms that deliver on critical housing priorities are financially viable, as recommended by the Squamish Community Housing Society.


The project in now in Stage 4. Staff are working on a draft neighbourhood plan based on the direction received from Council.

January, 2024


Update Regarding Garibaldi Estates Neighbourhood Planning Process

We appreciate your patience while we have been working to develop a draft plan for the Garibaldi Estates Neighbourhood, based on the results of Stage 3 of the planning process in the spring of this year. We understand that planning for your neighbourhood has been a challenging exercise as we together, as a community, contemplate the complexity of affordability, livability, and community growth, in addition to preserving neighborhood character as best as possible. As we continue the neighbourhood planning process, we are committed to transparency.


Drafting the Garibaldi Estates Neighbourhood Plan is an intricate process and is requiring extra time. There are many considerations to incorporate including access, servicing, and design requirements for the various changes in land uses.


In addition, we are preparing for required changes being legislated through the Province of British Columbia’s Homes for People Action Plan – related to “small-scale, multi-unit” housing that will establish many new zoning requirements community-wide. On January 16, 2024 the District of Squamish Community Development Department updated Council on the key milestones required to meet forthcoming provincial requirements. An overview can be found here.


All local governments in BC will be required to adopt the action plan's new regulations - intended to ensure that a range of "missing middle" housing options are accessible in all communities, including in areas currently zoned for traditional single-family housing. This will impact all neighbourhoods in Squamish.


The province has stipulated that the new regulations must be adopted over the next six months. Specific details about the regulatory requirements are being released and we are processing the information as we receive.


The inevitable requirements and timelines established by the province means that these new requirements will need to be integrated within the Garibaldi Estates Neighbourhood Plan. Staff and council are reviewing all detailed requirements from the province, and as soon as possible we will provide an updated timeline and overview of the Homes for People Action Plan, including how changes will affect residents of Squamish.


Meanwhile, we are interested to know what your questions are about the provincial zoning changes in order to inform our communications planning around these BC-wide changes. This will help us shape District information to complement what we expect the province will provide.


What are your questions about the upcoming provincial zoning? Share these with us here.




The District of Squamish is developing a neighbourhood plan for the Garibaldi Estates. The goal for the neighbourhood plan is to develop a vision for the future of the Garibaldi Estates over the next 20 years. We want to hear from Squamish residents to create a plan that is a good fit for the neighbourhood, improves the livability of the area, and supports larger community goals outlined in the OCP.


Stage 3 Engagement Activities have concluded and results were presented to Council on May 9th, 2023.


Results of Stage 3 land use scenarios engagement can be found in the Land Use Scenarios Engagement Summary.


The results of the land use scenarios engagement were presented to Council at the May 9, 2023 Committee of the Whole Meeting at which time Council directed staff to begin working on a draft neighborhood plan in Stage 4 of the planning process based on the following direction:

  • Include proposed guiding principles with the addition of principles focused on neighbourhood design, and infrastructure.
  • For the Commercial sub area incorporate Scenario B
  • For the Diamond Head North sub area incorporate Scenario C
  • For the Estates North sub area incorporate Scenario C
  • For the Diamond Head South sub area incorporate Scenario C
  • For the Estates Centre use sub area incorporate Scenario C
  • For the Estates East use sub area incorporate a hybrid of Scenarios A & B
  • Incorporate Emerging Ideas as presented to the community under the following topics:
    • Transportation
    • Parks & Public Outdoor Space
    • Childcare
    • Mamquam Community Garden
    • Accessory Commercial Units
    • Tree Canopy Protection
    • Mid-Block Connections
  • Explore opportunities to ensure a diverse range of housing forms that deliver on critical housing priorities are financially viable, as recommended by the Squamish Community Housing Society.


The project in now in Stage 4. Staff are working on a draft neighbourhood plan based on the direction received from Council.

Have a question? Ask us here.

Do you have a question about this project? Please ask us here.

  • Your question will be public once we have answered it. We may respond privately if your question contains personal information.
  • Questions that do not contribute to a safe and respectful space for others, or are unrelated to this topic, will not be answered. Please review our moderation policy
  • We will do our best to respond to all questions as quickly as we can. However, if we are experiencing a high volume of questions, there may be a delay in our response. 
  • Questions can also be asked in-person at one of seven community engagement sessions held from Feb 27-Mar 9, 2023.

Thank you for your interest and participation in this project.

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  • Share I've just reviewed the "Stage 3 Land Use Scenario Engagement Summary" and associated report to council. The engage results indicate the strongest support for the least dense options. The comments, further indicate and provide colour on the same less dense theme in the vast majority of cases. Assuming the related comments are reflective of the vote, those that voted "I don't like any of them" are at least 90% against density. The sum of "Scenario A" + "I don't like any of them" is over 50% in most cases. If Scenario B is added in 75% (roughly) want B or less density than scenario C. Yet the report to council recommends the most dense scenario C in four of the sub areas, the most dense option for the commercial area. Only in Garibaldi East was there any indication the recommendations considered the feedback. However the recommendations for that area were an outlier in being more biased towards density and the proposal is essentially scenario C on similar areas. Why was the community input seemingly ignored in the recommendations? What are the inputs that led to this conclusion? How was the "I don't like any of them" response used in the recommendations? on Facebook Share I've just reviewed the "Stage 3 Land Use Scenario Engagement Summary" and associated report to council. The engage results indicate the strongest support for the least dense options. The comments, further indicate and provide colour on the same less dense theme in the vast majority of cases. Assuming the related comments are reflective of the vote, those that voted "I don't like any of them" are at least 90% against density. The sum of "Scenario A" + "I don't like any of them" is over 50% in most cases. If Scenario B is added in 75% (roughly) want B or less density than scenario C. Yet the report to council recommends the most dense scenario C in four of the sub areas, the most dense option for the commercial area. Only in Garibaldi East was there any indication the recommendations considered the feedback. However the recommendations for that area were an outlier in being more biased towards density and the proposal is essentially scenario C on similar areas. Why was the community input seemingly ignored in the recommendations? What are the inputs that led to this conclusion? How was the "I don't like any of them" response used in the recommendations? on Twitter Share I've just reviewed the "Stage 3 Land Use Scenario Engagement Summary" and associated report to council. The engage results indicate the strongest support for the least dense options. The comments, further indicate and provide colour on the same less dense theme in the vast majority of cases. Assuming the related comments are reflective of the vote, those that voted "I don't like any of them" are at least 90% against density. The sum of "Scenario A" + "I don't like any of them" is over 50% in most cases. If Scenario B is added in 75% (roughly) want B or less density than scenario C. Yet the report to council recommends the most dense scenario C in four of the sub areas, the most dense option for the commercial area. Only in Garibaldi East was there any indication the recommendations considered the feedback. However the recommendations for that area were an outlier in being more biased towards density and the proposal is essentially scenario C on similar areas. Why was the community input seemingly ignored in the recommendations? What are the inputs that led to this conclusion? How was the "I don't like any of them" response used in the recommendations? on Linkedin Email I've just reviewed the "Stage 3 Land Use Scenario Engagement Summary" and associated report to council. The engage results indicate the strongest support for the least dense options. The comments, further indicate and provide colour on the same less dense theme in the vast majority of cases. Assuming the related comments are reflective of the vote, those that voted "I don't like any of them" are at least 90% against density. The sum of "Scenario A" + "I don't like any of them" is over 50% in most cases. If Scenario B is added in 75% (roughly) want B or less density than scenario C. Yet the report to council recommends the most dense scenario C in four of the sub areas, the most dense option for the commercial area. Only in Garibaldi East was there any indication the recommendations considered the feedback. However the recommendations for that area were an outlier in being more biased towards density and the proposal is essentially scenario C on similar areas. Why was the community input seemingly ignored in the recommendations? What are the inputs that led to this conclusion? How was the "I don't like any of them" response used in the recommendations? link

    I've just reviewed the "Stage 3 Land Use Scenario Engagement Summary" and associated report to council. The engage results indicate the strongest support for the least dense options. The comments, further indicate and provide colour on the same less dense theme in the vast majority of cases. Assuming the related comments are reflective of the vote, those that voted "I don't like any of them" are at least 90% against density. The sum of "Scenario A" + "I don't like any of them" is over 50% in most cases. If Scenario B is added in 75% (roughly) want B or less density than scenario C. Yet the report to council recommends the most dense scenario C in four of the sub areas, the most dense option for the commercial area. Only in Garibaldi East was there any indication the recommendations considered the feedback. However the recommendations for that area were an outlier in being more biased towards density and the proposal is essentially scenario C on similar areas. Why was the community input seemingly ignored in the recommendations? What are the inputs that led to this conclusion? How was the "I don't like any of them" response used in the recommendations?

    GHume asked about 1 year ago

    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.

  • Share Do the proposed scenarios (A, B, or C: apartments, retail, mixed use) for the Diamond Head North sub area require land assembly to develop, if new bylaws are approved? on Facebook Share Do the proposed scenarios (A, B, or C: apartments, retail, mixed use) for the Diamond Head North sub area require land assembly to develop, if new bylaws are approved? on Twitter Share Do the proposed scenarios (A, B, or C: apartments, retail, mixed use) for the Diamond Head North sub area require land assembly to develop, if new bylaws are approved? on Linkedin Email Do the proposed scenarios (A, B, or C: apartments, retail, mixed use) for the Diamond Head North sub area require land assembly to develop, if new bylaws are approved? link

    Do the proposed scenarios (A, B, or C: apartments, retail, mixed use) for the Diamond Head North sub area require land assembly to develop, if new bylaws are approved?

    kwillsie asked about 1 year ago

    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.

  • Share When is the land use coming out ? on Facebook Share When is the land use coming out ? on Twitter Share When is the land use coming out ? on Linkedin Email When is the land use coming out ? link

    When is the land use coming out ?

    Katiethor asked about 1 year ago

    Thanks for this question. Staff will present the Stage 3 Engagement Summary to Council at the May 9th 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.

  • Share Why has the district not provided density targets for each of the sub areas or even Garibaldi Estates as a whole? on Facebook Share Why has the district not provided density targets for each of the sub areas or even Garibaldi Estates as a whole? on Twitter Share Why has the district not provided density targets for each of the sub areas or even Garibaldi Estates as a whole? on Linkedin Email Why has the district not provided density targets for each of the sub areas or even Garibaldi Estates as a whole? link

    Why has the district not provided density targets for each of the sub areas or even Garibaldi Estates as a whole?

    tschaufele asked about 1 year ago
    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.



  • Share At an OCP Citizens Advisory Committee meeting in April, 2017, DOS staff indicated that they "are tracking the versions of the [OCP] draft and revisions are being tagged to make sure that we can account why certain changes are being made." https://squamish.ca/assets/OCP-Review/Public-Hearing/CASC-Minutes/33baceaf28/2017-07-24-OCP-CASC-Meeting-Notes.pdf Where can the public access the above mentioned tagged drafts of the OCP? on Facebook Share At an OCP Citizens Advisory Committee meeting in April, 2017, DOS staff indicated that they "are tracking the versions of the [OCP] draft and revisions are being tagged to make sure that we can account why certain changes are being made." https://squamish.ca/assets/OCP-Review/Public-Hearing/CASC-Minutes/33baceaf28/2017-07-24-OCP-CASC-Meeting-Notes.pdf Where can the public access the above mentioned tagged drafts of the OCP? on Twitter Share At an OCP Citizens Advisory Committee meeting in April, 2017, DOS staff indicated that they "are tracking the versions of the [OCP] draft and revisions are being tagged to make sure that we can account why certain changes are being made." https://squamish.ca/assets/OCP-Review/Public-Hearing/CASC-Minutes/33baceaf28/2017-07-24-OCP-CASC-Meeting-Notes.pdf Where can the public access the above mentioned tagged drafts of the OCP? on Linkedin Email At an OCP Citizens Advisory Committee meeting in April, 2017, DOS staff indicated that they "are tracking the versions of the [OCP] draft and revisions are being tagged to make sure that we can account why certain changes are being made." https://squamish.ca/assets/OCP-Review/Public-Hearing/CASC-Minutes/33baceaf28/2017-07-24-OCP-CASC-Meeting-Notes.pdf Where can the public access the above mentioned tagged drafts of the OCP? link

    At an OCP Citizens Advisory Committee meeting in April, 2017, DOS staff indicated that they "are tracking the versions of the [OCP] draft and revisions are being tagged to make sure that we can account why certain changes are being made." https://squamish.ca/assets/OCP-Review/Public-Hearing/CASC-Minutes/33baceaf28/2017-07-24-OCP-CASC-Meeting-Notes.pdf Where can the public access the above mentioned tagged drafts of the OCP?

    Roverdevin asked about 1 year ago

    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/

  • Share Diamond Head South. Regrettably I was unable to attend any of the meetings, which I really wanted to be at. So, i need to know: 1. Will I be forced to sell my property? 2. Will my land taxes increase to the point I will be forced to sell? 3. Has the Municipality authority to expropriate properties? 4. Has the Municipality authority to change the zoning without an invested populous vote, or representation or put to council? I have been working for my home these past 40 years and have created exactly what I want in my final home. Please tell me if I have to worry about losing my home. I am now on tenterhooks and very stressed out by this situation, which is not helping my already delicate mental health. So, I need to know. Thanks very much on Facebook Share Diamond Head South. Regrettably I was unable to attend any of the meetings, which I really wanted to be at. So, i need to know: 1. Will I be forced to sell my property? 2. Will my land taxes increase to the point I will be forced to sell? 3. Has the Municipality authority to expropriate properties? 4. Has the Municipality authority to change the zoning without an invested populous vote, or representation or put to council? I have been working for my home these past 40 years and have created exactly what I want in my final home. Please tell me if I have to worry about losing my home. I am now on tenterhooks and very stressed out by this situation, which is not helping my already delicate mental health. So, I need to know. Thanks very much on Twitter Share Diamond Head South. Regrettably I was unable to attend any of the meetings, which I really wanted to be at. So, i need to know: 1. Will I be forced to sell my property? 2. Will my land taxes increase to the point I will be forced to sell? 3. Has the Municipality authority to expropriate properties? 4. Has the Municipality authority to change the zoning without an invested populous vote, or representation or put to council? I have been working for my home these past 40 years and have created exactly what I want in my final home. Please tell me if I have to worry about losing my home. I am now on tenterhooks and very stressed out by this situation, which is not helping my already delicate mental health. So, I need to know. Thanks very much on Linkedin Email Diamond Head South. Regrettably I was unable to attend any of the meetings, which I really wanted to be at. So, i need to know: 1. Will I be forced to sell my property? 2. Will my land taxes increase to the point I will be forced to sell? 3. Has the Municipality authority to expropriate properties? 4. Has the Municipality authority to change the zoning without an invested populous vote, or representation or put to council? I have been working for my home these past 40 years and have created exactly what I want in my final home. Please tell me if I have to worry about losing my home. I am now on tenterhooks and very stressed out by this situation, which is not helping my already delicate mental health. So, I need to know. Thanks very much link

    Diamond Head South. Regrettably I was unable to attend any of the meetings, which I really wanted to be at. So, i need to know: 1. Will I be forced to sell my property? 2. Will my land taxes increase to the point I will be forced to sell? 3. Has the Municipality authority to expropriate properties? 4. Has the Municipality authority to change the zoning without an invested populous vote, or representation or put to council? I have been working for my home these past 40 years and have created exactly what I want in my final home. Please tell me if I have to worry about losing my home. I am now on tenterhooks and very stressed out by this situation, which is not helping my already delicate mental health. So, I need to know. Thanks very much

    Jodandrea asked about 1 year ago

    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.
  • Share When Diamond Head Rd was repaved in 2019, water services were upgraded and meter boxes were added to each property. Good asset management, given to potential for development in the future. When Kalodon was repaved in 2022, no in ground asset upgrades took place, even in the midst of a neighborhood planning process which was very likely to support increased density or multifamily homes. More complex or multifamily structures like this will require upgraded water service and meter boxes, requiring trenching the newly resurfaced road every time a structure is upgraded. What was the reasoning for carrying out the paving without services upgrades, or for not delaying the repaving until the neighborhood plan could be completed? on Facebook Share When Diamond Head Rd was repaved in 2019, water services were upgraded and meter boxes were added to each property. Good asset management, given to potential for development in the future. When Kalodon was repaved in 2022, no in ground asset upgrades took place, even in the midst of a neighborhood planning process which was very likely to support increased density or multifamily homes. More complex or multifamily structures like this will require upgraded water service and meter boxes, requiring trenching the newly resurfaced road every time a structure is upgraded. What was the reasoning for carrying out the paving without services upgrades, or for not delaying the repaving until the neighborhood plan could be completed? on Twitter Share When Diamond Head Rd was repaved in 2019, water services were upgraded and meter boxes were added to each property. Good asset management, given to potential for development in the future. When Kalodon was repaved in 2022, no in ground asset upgrades took place, even in the midst of a neighborhood planning process which was very likely to support increased density or multifamily homes. More complex or multifamily structures like this will require upgraded water service and meter boxes, requiring trenching the newly resurfaced road every time a structure is upgraded. What was the reasoning for carrying out the paving without services upgrades, or for not delaying the repaving until the neighborhood plan could be completed? on Linkedin Email When Diamond Head Rd was repaved in 2019, water services were upgraded and meter boxes were added to each property. Good asset management, given to potential for development in the future. When Kalodon was repaved in 2022, no in ground asset upgrades took place, even in the midst of a neighborhood planning process which was very likely to support increased density or multifamily homes. More complex or multifamily structures like this will require upgraded water service and meter boxes, requiring trenching the newly resurfaced road every time a structure is upgraded. What was the reasoning for carrying out the paving without services upgrades, or for not delaying the repaving until the neighborhood plan could be completed? link

    When Diamond Head Rd was repaved in 2019, water services were upgraded and meter boxes were added to each property. Good asset management, given to potential for development in the future. When Kalodon was repaved in 2022, no in ground asset upgrades took place, even in the midst of a neighborhood planning process which was very likely to support increased density or multifamily homes. More complex or multifamily structures like this will require upgraded water service and meter boxes, requiring trenching the newly resurfaced road every time a structure is upgraded. What was the reasoning for carrying out the paving without services upgrades, or for not delaying the repaving until the neighborhood plan could be completed?

    Roverdevin asked about 1 year ago

    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.

  • Share is it possible for the distrit staff to provide an estimate of how many new units are being proposed in each sub area based on scenarios A - B and C? on Facebook Share is it possible for the distrit staff to provide an estimate of how many new units are being proposed in each sub area based on scenarios A - B and C? on Twitter Share is it possible for the distrit staff to provide an estimate of how many new units are being proposed in each sub area based on scenarios A - B and C? on Linkedin Email is it possible for the distrit staff to provide an estimate of how many new units are being proposed in each sub area based on scenarios A - B and C? link

    is it possible for the distrit staff to provide an estimate of how many new units are being proposed in each sub area based on scenarios A - B and C?

    tschaufele asked about 1 year ago

    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.

  • Share Can you please provide some numbers (perhaps theoretical maximum number of bed units) numbers for each of the 3 scenarios in each zone, as well as a baseline theoretical maximum number of bed units under existing zoning? That would make it much easier for people to understand what we are looking at. Without the numbers or data to be able to gauge change, it feels like we are looking at density for the sake of density. on Facebook Share Can you please provide some numbers (perhaps theoretical maximum number of bed units) numbers for each of the 3 scenarios in each zone, as well as a baseline theoretical maximum number of bed units under existing zoning? That would make it much easier for people to understand what we are looking at. Without the numbers or data to be able to gauge change, it feels like we are looking at density for the sake of density. on Twitter Share Can you please provide some numbers (perhaps theoretical maximum number of bed units) numbers for each of the 3 scenarios in each zone, as well as a baseline theoretical maximum number of bed units under existing zoning? That would make it much easier for people to understand what we are looking at. Without the numbers or data to be able to gauge change, it feels like we are looking at density for the sake of density. on Linkedin Email Can you please provide some numbers (perhaps theoretical maximum number of bed units) numbers for each of the 3 scenarios in each zone, as well as a baseline theoretical maximum number of bed units under existing zoning? That would make it much easier for people to understand what we are looking at. Without the numbers or data to be able to gauge change, it feels like we are looking at density for the sake of density. link

    Can you please provide some numbers (perhaps theoretical maximum number of bed units) numbers for each of the 3 scenarios in each zone, as well as a baseline theoretical maximum number of bed units under existing zoning? That would make it much easier for people to understand what we are looking at. Without the numbers or data to be able to gauge change, it feels like we are looking at density for the sake of density.

    Roverdevin asked about 1 year ago

    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.

  • Share Can staff provide detailed calculations on how many new housing units will be built under each scenario based on the FAR for each area once full built out is done and and how many new residents will live in each area once full build out is done under each scenario. on Facebook Share Can staff provide detailed calculations on how many new housing units will be built under each scenario based on the FAR for each area once full built out is done and and how many new residents will live in each area once full build out is done under each scenario. on Twitter Share Can staff provide detailed calculations on how many new housing units will be built under each scenario based on the FAR for each area once full built out is done and and how many new residents will live in each area once full build out is done under each scenario. on Linkedin Email Can staff provide detailed calculations on how many new housing units will be built under each scenario based on the FAR for each area once full built out is done and and how many new residents will live in each area once full build out is done under each scenario. link

    Can staff provide detailed calculations on how many new housing units will be built under each scenario based on the FAR for each area once full built out is done and and how many new residents will live in each area once full build out is done under each scenario.

    xi pang asked over 1 year ago

    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.

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