Garibaldi Estates Neighbourhood Plan

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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.


There are four steps residents can take to participate in Stage 3:

  1. Review the land use scenarios.
  2. Review the emerging ideas.
  3. Attend one of seven engagement sessions to discuss the scenarios. (Events ran from February 27 - March 9, 2023)
  4. Complete the survey to register your feedback. Survey deadline has been extended to April 14, 2023.

We are happy to offer assistance to anyone who would like help completing the survey:

Drop-In Survey Sessions

We're hosting two drop-in survey sessions in the neighbourhood. District staff will be there to help you complete the survey. We'll have paper copies and iPads to complete the survey on. You can drop-in any time during the two-hour session and registration is not required. These sessions are to help anyone who wants assistance completing the survey. They are not open houses or information sessions.

  • April 12: 1-3 p.m. St. John the Divine Anglican Church (1930 Diamond Road)
  • April 13: 6-8 p.m. St. John the Divine Anglican Church (1930 Diamond Road)

Paper Surveys and Phone Surveys

If you would prefer not to complete the survey online, no problem! You can get a paper copy or complete the survey over the phone.

  • Just email planning@squamish.ca or call 604-892-5217 (ask to speak to the planning department).
  • We'll organize a way to get you a printed copy of the survey or arrange a time to complete the survey over the phone with a staff member.
  • You can also call or email with any questions about the survey and staff can provide assistance.

If you know anyone who could benefit from help with the survey, please let us know.


Six sub areas have been created within the Garibaldi Estates. Each sub area has two or three land use scenarios to consider, which include a variety of housing forms, heights, and densities. There are two ways to review the possible land use scenarios:

  • Click on the interactive presentation below (works best on a desktop)
  • Review the PDF document for each sub area, which can be found on the right side of this page (desktop) or lower on this page (mobile device)

Please note, a variety of images have been created to help showcase the differences between each of the land use scenarios. The images only show the approximate height and density of potential future land uses. Other elements (e.g. design and location, aesthetics, parking, landscaping) are not accurate representations.


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.


There are four steps residents can take to participate in Stage 3:

  1. Review the land use scenarios.
  2. Review the emerging ideas.
  3. Attend one of seven engagement sessions to discuss the scenarios. (Events ran from February 27 - March 9, 2023)
  4. Complete the survey to register your feedback. Survey deadline has been extended to April 14, 2023.

We are happy to offer assistance to anyone who would like help completing the survey:

Drop-In Survey Sessions

We're hosting two drop-in survey sessions in the neighbourhood. District staff will be there to help you complete the survey. We'll have paper copies and iPads to complete the survey on. You can drop-in any time during the two-hour session and registration is not required. These sessions are to help anyone who wants assistance completing the survey. They are not open houses or information sessions.

  • April 12: 1-3 p.m. St. John the Divine Anglican Church (1930 Diamond Road)
  • April 13: 6-8 p.m. St. John the Divine Anglican Church (1930 Diamond Road)

Paper Surveys and Phone Surveys

If you would prefer not to complete the survey online, no problem! You can get a paper copy or complete the survey over the phone.

  • Just email planning@squamish.ca or call 604-892-5217 (ask to speak to the planning department).
  • We'll organize a way to get you a printed copy of the survey or arrange a time to complete the survey over the phone with a staff member.
  • You can also call or email with any questions about the survey and staff can provide assistance.

If you know anyone who could benefit from help with the survey, please let us know.


Six sub areas have been created within the Garibaldi Estates. Each sub area has two or three land use scenarios to consider, which include a variety of housing forms, heights, and densities. There are two ways to review the possible land use scenarios:

  • Click on the interactive presentation below (works best on a desktop)
  • Review the PDF document for each sub area, which can be found on the right side of this page (desktop) or lower on this page (mobile device)

Please note, a variety of images have been created to help showcase the differences between each of the land use scenarios. The images only show the approximate height and density of potential future land uses. Other elements (e.g. design and location, aesthetics, parking, landscaping) are not accurate representations.

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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    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 25 days 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/

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    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 16 days 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.
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    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 25 days 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.

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    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 month 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.

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    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 26 days 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.

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    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 about 1 month 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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    how many units are in proposed developments at this stage across the district of squamish where building permits have been requested? This question was not answered previously.

    tschaufele asked 25 days ago

    Hi there and thank you for the question. We currently have 1,098 residential units in construction, meaning a building permit has been issued and no occupancy permit has been granted yet. These residential units are likely going to be completed over the next 3 years. The growth of residential units in construction is likely to slow down over the next couple of years due to construction cost escalation and interest rate changes. This is something we can already see in new building permit application numbers, which are significantly lower compared to the previous 3 years.

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    How many units are currently in development but already approved by the district and how many units are in proposed developments at this stage across the district of squamish. This would help the community gauge where we are now

    tschaufele asked about 1 month ago

    Hi there and thank you for the questions. We currently have 1,098 residential units in construction, meaning a building permit has been issued and no occupancy permit has been granted yet. These residential units are likely going to be completed over the next 3 years. The growth of residential units in construction is likely to slow down over the next couple of years due to construction cost escalation and interest rate changes. This is something we can already see in new building permit application numbers, which are significantly lower compared to the previous 3 years.

    Staff do not maintain regular tracking of units which are the subject of a development application but do not have approved zoning. These not a predicable measure of housing units that will proceed to construction given significant uncertainty in the outcomes of the development application process.

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    Why does the Squamish Food Policy Council Report dated April 2022 refer to Garibaldi East as an area when this information was made public to the planning process on Feb 14th ?

    tschaufele asked 27 days ago

    Thank you for this question. The Squamish Food Policy Council Report references the eastern portion of the Garibaldi Estates where larger parcels are located. The area referred to as ‘Garibaldi East’ is not specified in the report. 

    When the Squamish Food Policy Council report was received by the District of Squamish, the Garibaldi Estates sub area scenarios, that were released to the public on February 14th, had not yet been developed. 

    Recommendations made by the Squamish Food Policy Council Report were incorporated into the design of the sub areas scenarios. Scenarios B and C  for the sub area ‘Estates East’ include dedication of land for agriculture activities (or park/open space) in alignment with the Squamish Food Policy Council Report.

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    Since the district staff are not allowing any new developments provide single family lots. What do they suggest current owners of the Garibaldi Estates neighbourhood do for a single family home once they are pushed out of their current homes by development? The number one reason for my family purchasing in the Estates was to have a single family home with a yard big enough for my kids to play in it safely!

    JD asked about 1 month ago

    Thank you for reaching out with this question. The Garibaldi Estates Neighbourhood Planning Process is not expected to recommend removal of single-family dwellings as a permitted use for any of the properties where that use is currently allowed. Single-family dwellings are expected to remain a permitted housing forms in all locations in which they are currently allowed. 

    In addition, the Garibaldi Estates Neighbourhood Planning Process will not include rezoning of properties. The plan may provide support or recommendations for future zoning amendments, but these amendments will not be completed as part of the planning process.

    The purpose of the Garibaldi Estates Neighbourhood plan is to provide a vision for how the community could evolve over the next 20 years or more. Without a plan, the neighbourhood will evolve in a way that only considers individual development interests, rather than a vision for the neighbourhood as a whole.

Page last updated: 28 Mar 2023, 08:11 AM