Garibaldi Estates Neighbourhood Planning Process

The District of Squamish is in the early stages of initiating a neighbourhood planning process for the Garibaldi Estates.

Why is this plan being done?

In June 2018, the District adopted the Official Community Plan Bylaw 2500, 2017. Policy 9.3.c. of the Official Community Plan (OCP), which identified the Garibaldi Estates as a priority area for neighbourhood planning:

Complete sub area plans in the following existing neighbourhoods, identified as Neighbourhood Planning Areas on Schedule C, initiated through the annual budget process and by a resolution of Council:

1. Garibaldi Estates

District resources are now available to engage in the Garibaldi Estates Neighbourhood Plan  project.

What is a neighbourhood planning?

Neighbourhood Plans are comprehensive, long range plans prepared for a distinct geographic area and adopted by bylaw as a schedule to the OCP. Consistent with overall policies of the OCP, Neighbourhood Plans provide a greater level of detail respecting land use, density, community amenities and critical needs for a defined area based on detailed analyses and context. The OCP, which refers to Neighbourhood Plans as  Sub Area Plans, outlines a detailed list of issues and policy directives that need to be considered in the planning process.

What is the proposed Garibaldi Estates neighbourhood plan area?

The neighbourhood plan area is proposed to encompass the land north of Mamquam Road, east of Highway 99, south of any properties fronting Tantalus Road and west of the foot of the slope leading up to the Garibaldi Highlands. This area is subject to Council consideration and may change.

What are the VLA Lands?

A unique attribute of the plan area is the existence Bylaw 211, which restricts subdivision of parcels knows as the Veteran’s Land Act or VLA Lands. These lots were created under the Veterans' Land Administration, a branch of the Department of Veterans Affairs. The Veterans Land Act was developed during WW II and followed a Canadian tradition dating from the 17th century of settling returned and ex-soldiers on the land.

Given the rural nature of the lands, the parcels were typically larger than seen in today’s single family subdivisions in order to facilitate small scale farming and livestock activities. This is most likely the reason that Bylaw 211, 1966 appended a schedule that limited the number of subdivisions per parcel of land that could occur. Presently, the lots within the Garibaldi Estates neighbourhood are rarely used for agricultural or farming purposes and given their central location and existing infrastructure which is in place (roads, intersections, hydro, sewer and water, etc.) they are a suitable area of infill development. In recognition of this characteristic, the OCP includes policy support for the repeal of Bylaw 211 to support infill development.

What is the proposed planning process?

The proposed neighbourhood planning process, which is subject to Council consideration and may change, involves 5 stages.

Stage 1- Project Initiation

The first stage of the process is currently underway and encompasses project scoping within the Planning Department, preliminary interdepartmental engagement with District staff, intergovernmental and agency initial outreach and Council authorization. Government to government engagement with First Nations will be initiated in this stage.

Stage 2 - Neighbourhood & Community Context

The second stage marks the beginning of engagement activities with the general public.

Preparation for this stage will include background research including a traffic impact analysis regarding changes in density on the local transportation network and the Highway 99 intersections with Mamquam Road and Garibaldi Way. Additional density through redevelopment in the Garibaldi Estates could have an impact to these intersections in combination with existing development applications in the surrounding area, as well as potential greenfield development at the University and Newport Ridge. Consequently, a traffic impact assessment is a critical precursor to engaging in neighbourhood planning for the area.

Engagement activities will include the online platform and an open house to inform stakeholders about the community and neighbourhood policy context and to gather input through asset mapping and visioning exercises. Results of the engagement will be summarized and presented to Council.

Stage 3 - Vision and Goals, Neighbourhood Scenarios

Based on information and feedback received in Stage 2 and in consideration of the community context and policy directives, land use scenarios will be prepared. The land use scenarios will include detailed information such as information about proposed housing forms and densities, employment space, active transportation and transit infrastructure, vehicle circulation, parks and open space. The land use scenarios will be presented to the community through the online platform and an open house. Feedback on the proposed vision will be collected, summarized and presented to Council.

 Stage 4 - Proposed Vision and Plan

Based on the OCP and relevant District policy, community engagement results, and Council feedback, a proposed vision and land use plan will be prepared. Detailed information to support the proposed vision and land use plan will be included along with proposed policies to be included in the neighbourhood plan. The proposed vision and land use plan will be presented to the community at through the online platform and an open house. Feedback will be collected, summarized and presented to Council.

Stage 5 - Bylaw Adoption

Based on feedback form the public and Council the plan will be finalized for presentation to Council for reading consideration and the public hearing process.

What is the proposed timeline?

The proposed timeline for the Garibaldi Estates Neighbourhood Planning Process, which is subject to Council consideration and may change, is outlined below. The process is expected to take two years.