The District has prepared a list of Frequently Asked Questions (FAQ) to respond to key questions and themes heard through recent engagement on the proposed Neighbourhood Commercial uses along The Boulevard in the Garibaldi Highlands. It reflects input received through the November 26 and December 3 open houses, written comments, and preliminary Council feedback.

The Neighbourhood Nodes survey has been extended to December 14 to allow more residents to share their input. Survey feedback, along with written comments and open house engagement, will be used to refine the proposed zoning amendments before returning to Council for consideration in January 2026.

Residents are encouraged to review the FAQ and complete the survey or provide written comments to help shape the final draft proposal.

Why are you proposing The Boulevard as the neighbourhood node in Garibaldi Highlands?

• The Boulevard was initially proposed because there were no centrally located vacant or undeveloped properties remaining in the neighbourhood. The Boulevard is central, is the most-travelled roadway, has formal on-street parking rather than gravel shoulders or ditches, and is served by two transit routes. It also has sidewalks and bike lanes. This existing infrastructure supports future commercial viability and makes it easier to walk or bike to day-to-day services.
• Through the Newport Ridge neighbourhood plan process, staff anticipate a future neighbourhood node will be located near Pia Road and Condor Road, which will eventually serve residents in the northwestern area of the Garibaldi Highlands.

Where did this proposal for Neighbourhood Commercial along The Boulevard come from?

• The Official Community Plan (OCP), developed through extensive public input from 2015-2017, directs the creation of small-scale neighbourhood nodes intended to concentrate neighbourhood commercial activities and compatible uses within existing residential areas. The objectives are to create complete neighbourhoods where residents can meet daily needs in a walkable gathering place and to reduce reliance on automobiles.
• Mapping analysis identified the Garibaldi Highlands as the only neighbourhood in Squamish lacking commercial activities that serve daily needs. Garibaldi Village is currently the closest location for these services.
• The District is also undertaking this project to integrate neighbourhood commercial zoning opportunities into existing neighbourhoods as part of commitments under the Housing Accelerator Fund.

What zoning changes are proposed for R-1 Zoned properties directly fronting The Boulevard?

• The Boulevard is proposed to maintain the existing R-1 Residential zoning, and to add ‘neighbourhood commercial’ as a permitted use.
• The proposed definition of Neighbourhood Commercial is: ‘A commercial use that is specifically intended to serve the day-to-day needs of residents of the neighbourhood. Neighbourhood Commercial includes retail sales, business and professional offices minor and major, personal service establishment, child care facility, restaurant, and indoor recreation’.
• No changes are proposed to the existing R-1 zoning regulations related to size, height or setbacks.

What uses are allowed under the umbrella of “Neighborhood Commercial”?

Under the current definition, Neighbourhood Commercial includes the following uses:

• Retail
• Business and professional offices
• Personal service establishments
• Child care facilities
• Restaurants
• Entertainment
  

As part of this project, staff propose updating the definition of Neighbourhood Commercial to remove “entertainment” and add “indoor recreation.”

For clarity, no Liquor Primary Establishments are proposed or will be permitted. This includes pubs, bars, lounges, or nightclubs. No Tobacconist or Cannabis Retail uses are proposed or will be permitted. This includes the sale of cannabis, tobacco, e-cigarette and vaporizer products. Personal Service Establishments include uses such as hair salons, health clinics, small repair shops, and tattoo studios. Indoor Recreation includes gyms and other sports, recreation, and arts uses such as yoga, dance, or performing arts studios.

Is commercial C-1 or C-6 zoning proposed along The Boulevard?

Properties along The Boulevard are not proposed for either the Local Commercial C-1 zone or the Liquor Primary Establishment Commercial C-6 zone. As part of the Neighbourhood Node project, minor updates were proposed for these existing zones, which are applicable to existing developed nodes in other areas of the community, including Brackendale and Valleycliffe. The District is not considering applying these zones to The Boulevard.

What changes might be anticipated to occur on The Boulevard if the proposed zoning amendments are adopted?

• Uptake on ‘Neighborhood Commercial’ uses along The Boulevard are anticipated to be limited. Residential land uses generate higher sales value than commercial land uses, therefore District staff anticipate few properties will see the integration of or conversion to neighbourhood commercial uses.
• Small businesses such as a hair salon or massage therapist could open in existing homes. Currently these businesses can operate as home-based businesses with one client at a time. Under the proposed regulations, these businesses could serve more than one customer at a time.
• A coffee shop or corner store could open along The Boulevard, however the number is anticipated to be low given the business viability challenges of such businesses, therefore staff expect this could take many years to occur and would be limited in scope.

What kind of businesses are currently allowed in residential areas?

Home based businesses, also called "Home Occupation," are currently permitted in all residential areas of the Garibaldi Highlands. They are subject to the following limits:

• Maximum size of 37 m² (400 ft²), except for daycares
• No more than one employee in addition to the resident
• No more than one client or customer at a time at the residence
• No more than two business vehicles

The District’s Sign Bylaw also limits home-based business signs to one unlit sign per property, with a maximum sign area of 0.2 m² and a maximum height of 2.0 m for freestanding signs. These restrictions would also apply to any future neighbourhood commercial businesses on The Boulevard, except for St. Joseph’s Church at 2449 The Boulevard.

How will proposed zoning change impact property taxes?

• The proposed zoning changes are not expected to impact property taxes. BC Assessment has indicated that a zoning amendment adding limited commercial uses would not, on its own, change assessed value. Assessed values for properties along The Boulevard that allow neighbourhood commercial uses would only change if individuals began paying more for these properties than they had under the existing zoning.
• Residential land uses typically generate higher property values, and these properties already allow up to four strata units plus one rental unit.
• Property taxes will continue to be based on the assessed land value determined by BC Assessment.

What size building can be built under the existing zoning regulations?

What size building could be built under the proposed zoning regulations?

The proposed zoning would not change the existing regulations for height, size, lot coverage or setbacks. Buildings would still have to meet the existing zoning regulations.

Does the proposal include removing the boulevard to accommodate commercial parking?

No. There has been no consideration of removing the boulevard as part of the neighbourhood node project.

What is the status of the Mamquam Road as an alternate connection from Highway 99 to the University Highlands?

The connection of Mamquam Road to the University Highlands is currently gated due to slope instability. The landowner Amrize (formerly Lafarge) is in the process of completing upslope scaling and material removal to improve stability of this slope. Once this work is completed, the District plans to open the road to industrial traffic by permit but will remain closed to the public, except for emergency evacuations.

What are the next steps in the process?

Staff will review the survey responses, public comments from the open houses, written comments and Council’s initial feedback. Based on all the input, staff will make changes to the proposed zoning amendments through December 2025.

The updated zoning amendments will be brought back to Council for their consideration and decision in January 2026. Community input will be received through email or in writing up to 4:00 p.m. on the day Council considers the zoning amendments.

What are the remaining opportunities for public input (after the survey closes)?

After the survey closes, staff will revise the proposal based on:

• Feedback from the two open houses
• Survey results
• Council's initial feedback

The updated proposal will be published on the Let’s Talk Squamish Neighbourhood Commercial Nodes webpage. Residents will be able to review the changes and provide email or written feedback for Council. Deadlines will be included when materials are posted.

Why was IAP2 consult chosen as the engagement model for the commercial zoning along the Boulevard?

The District chose IAP2 Consult level as this phase of engagement was focused on presenting analysis and draft directions and gathering resident feedback in preparation for the proposed draft zoning. The input received at this stage will directly shape the draft Commercial Policy and zoning directions

Why wasn't a higher IAP2 level chosen?

At this early stage, the District must balance technical planning requirements, legislation and funding commitments that guide the scope of work. The Housing Accelerator Fund requires the integration of commercial zoning opportunities into existing neighbourhoods. The UBCM grant supported an analysis that identified the Garibaldi Highlands as the neighbourhood most in need of commercial uses. These commitments shape the technical work, which is why consult was the chosen level.

Why was the consultation window chosen between residents and the District?

The consultation window reflects several factors: the Let’s Talk page launched November 14, survey opened November 21, the project was introduced at Committee of the Whole on December 2, and Council will make a decision in January 2026. Resident have asked whether this is enough time for an IAP2 Consult level process.

The timing was shaped by:

• Housing Accelerator Fund and UBCM grant timelines
• Labour dispute impacts
• Condensed timelines, staff capacity and the 2025 Community Development Department workplan

The District extended the survey and continues addressing questions from open houses and written comments to ensure residents can participate. All input will be presented in the What We Heard report.