Garibaldi Estates Neighbourhood Plan Zoning Implementation
Medium Lot Residential, proposed GE-1
The proposed Medium Lot Residential land use designation is intended to support a range of small-scale multi-unit housing options in an established residential neighbourhood within walking distance to neighbourhood services and amenities.
The proposed GE-1 zone mirrors many of the regulations in the existing R-1 zone, so most development standards would remain familiar.
Key proposed change: Small-Scale Commercial Units
The primary difference between R-1 and the proposed GE-1 zone is the introduction of Small-Scale Commercial Units (SCUs), as supported by GENP policy 5.4.6.2.
Staff have proposed the following definition:
SMALL-SCALE COMMERCIAL UNIT means the use of a building or structure built on a residential property to host businesses, which use is separate to the use of the dwelling unit for residential purpose. Small-scale commercial units can be attached to a principal dwelling unit or a detached accessory building or structure. Small-Scale Commercial Unit uses include business and professional office minor, coffee shop, indoor recreation, personal service establishments and retail, but does not include cannabis retail, liquor store or tobacconist uses.
As proposed SCUs would:
- Only permitted on lots with at least one principal building being used for residential purposes. SCU’s may be attached to a principal building or a detached accessory building.
- Siting for a detached SCU is subject to Section 4.4 Accessory Buildings General Regulations, except that an SCU may be located in a front yard with a 3 m front setback. Side and rear setbacks of the relevant zone must be met.
- Maximum height of an SCU is 6 m.
- GFA of an SCU shall not exceed 60 m², consistent with the maximum commercial accessory building size in Section 4.4 (b)(i).
- No off-street parking spaces are required for an SCU, consistent with policies in the GENP.
- A number of conditions related to mitigating potential nuisances associated with SCU use have been included. These conditions are the same as the Home Occupation General Regulations.
Ground Orientated Residential, proposed GE-2
The proposed Ground-Orientated Residential designation is intended to support a range of missing-middle housing options, including small-scale multi-unit housing and townhouses, in an established neighbourhood within walkable distance to services and amenities.
| Table 2. GE-2 Zone Summary | |||
| Zoning Regulation | Single-or Two-Unit Dwelling | Multiple Dwelling Residential | Townhouse Dwelling |
| Maximum Height | 9.0 m | 11 m or three storeys | 11 m or three storeys |
| Density | 0.3 - 0.6 FAR | 22 m² max/ dwelling units | 0.6 FAR |
| Lot Coverage | 33% | 40% | 50% |
| Setbacks |
Front – 3.0 m |
Front – 3.0 m Rear – 3.0 m Interior Side – 1.2 m Exterior Side – 3.0 m |
Front – 3.0 m Rear – 3.0 m Interior Side – 1.2 m Exterior Side – 3.0 m |
Proposed District-led rezoning: 2163 Mamquam Road
The Neighbourhood Plan identifies 2163 Mamquam Road as a site where a District-led rezoning may be initiated to support townhouse development at a higher density.
As presented to Committee:
- Townhouse density could be considered up to 0.7 FAR
- 27.5% of the site adjacent to a public road would be provided as a publicly accessible, activated park.
- Work is ongoing to determine an appropriate density bonus.
- Financial feasibility and consultation would be required under the Local Government Act.
- Public consultation on the park would occur as part of any future rezoning.
No rezoning has been initiated at this time.
Mixed-Use Residential A, proposed GE-3
The proposed Mixed-Use Residential A designation is intended to support mixed-use buildings on larger properties along Diamond Head Road, with apartments above retail and service uses that offer walkable services to the neighbourhood.
| Table 3. GE-3 Zone Summary | ||
| Zoning Regulation | Single-or Two-Unit Dwelling | Mixed-Use |
| Maximum Height | 9.0 m | 11 m or three storeys |
| Density | 220 m² max/dwelling unit | 0.7 – 0.9 FAR |
| Lot Coverage | 10% | 70% |
| Setbacks |
Front – 5.5 m |
Front – 5.5 m Rear – 9.0 m Interior Side – 0 m Exterior Side – 3.0 m |
Mixed-Use Residential B, proposed GE-4 and GE-5
The proposed Mixed-Use Residential B designation support housing diversity in mixed-use buildings and apartments on smaller properties near Diamond Head Road.
Two zones are proposed:
- Insert Figure 7. Properties subject to GE-4 zoning
- Insert Figure 8. Properties subject to GE-5 zone
| Table 4. GE-4 Zone Summary | ||
| Zoning Regulation | Single-or Two-Unit Dwelling | Mixed-Use |
| Maximum Height | 9.0 m | 20 m or six storeys |
| Density | 220 m² max/dwelling unit | 1.3 – 1.5 FAR |
| Lot Coverage | 33% | 70% |
| Setbacks |
Front – 5.5 m |
Front – 5.5 m Rear – 9.0 m Interior Side – 0 m Exterior Side – 3.0 m |
| Table 5. GE-5 Zone Summary | |||
| Zoning Regulation | Single-or Two-Unit Dwelling | Townhouse Dwelling | Mixed-Use |
| Maximum Height | 9.0 m | 11 m or three storeys | 20 m or three storeys |
| Density | 220 m² max/ dwelling unit | 0.8 FAR | 1.3 FAR |
| Lot Coverage | 10% | 40% | 70% |
| Setbacks |
Front – 5.5 m |
Front – 5.5 m Rear – 9.0 m Interior Side – 1.2 m Exterior Side – 3.0 m |
Front – 0.5 - 2 m Rear – 0 m Interior Side – 0 m Exterior Side – 3.0 m |
These zones recognize the challenges of redevelopment on smaller parcels and are intended to encourage lot consolidation and future transportation connections. Proposed densities are a lower end of what is contemplated in the Neighbourhood Plan.
Rental tenure protections on affected properties would be carried forward in GE-5.
Proposed repeal of the Veterans Land Act Bylaw
Staff also proposed repealing the District of Squamish Veterans Land Act Bylaw No. 211, 1966
Repealing this bylaw would allow property boundaries to be reconfigured in alignment with the Neighbourhood Plan, while maintaining minimum lot sizes intended to prevent small-lot subdivisions.
A repeal bylaw would be brought forward at the same time as the proposed zoning bylaws, should Council direct staff to proceed.
