District of Squamish is working towards a new neighbourhood plan for Garibaldi Estates area with an aim to create more infill housing in the area.
The plan area will 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.
The neighbourhood plan guides future growth, although district is excluding properties along Tantalus Road as they are either being developed or don’t provide significant infill opportunity, according to a staff report to council.
The report will be discussed by council tomorrow.
The district is also planning to repeal Bylaw 211, which restricts subdivision of parcels known as the Veteran’s Land Act or VLA Lands.
The Veterans Land Act was developed during WW II following a Canadian tradition dating from the 17th century of settling returned and ex-soldiers.
The parcels were larger than the regular single-family subdivisions to enable small-scale farming and keeping livestock.
This has limited the number of subdivisions per parcel of land in the area.
However, as Garibaldi Estates lots are rarely used for agricultural or farming purposes, they are suitable for infill development, says the report.
“Restrictions on subdivision due to the VLA has resulted in a large area of low-density single unit dwellings that are particularly suitable for infill development,” says the report.
“Because of the VLA lands, the potential opportunity to achieve many of these policy goals is stronger in the Garibaldi Estates than most other areas of the community,” district report notes.
The OCP also has the provision to “initiate a public process to repeal the ‘District of Squamish V.L.A. Subdivision Bylaw 211, 1966’ to support infill development near the Garibaldi Village commercial area.”
The district is currently in the first stage of the planning process, which involves project scoping within the planning department.
The second phase will include traffic impact analysis and public engagement.
Don Patrick says
My property on diamond Head road is about 40,000 sq ft and houses a one storey ranch style home that does not look the part … it is around 5500 sq ft and three people occupy the home … the property tax is $9770 for this term. The house was planned from inception to be the home for the parents and their MVA brain injured son …. half of the property has a Hydro easement that prohibits almost any structure to be attached to the surface and has the ability to suck power out of the overhead lines … no by law folks seem to check that abuse. Just to add, one sometime wonder why residents become out of line and take the law into their own hands …. come by and visit the owners of said property before such occurs.
Emm Fickle says
What!?
Francine says
It is a shame that these properties are charged such high rated land taxes when half their lot is under hydro lines therefore should not be taxed on that portion of the lot.
And second note the heritage homes south Granville area properties that were affected by development and the rising tax base were spared the increase for the fact most were retired and had lived in their homes and were grandfathered and spared the financial duress.
Vancouver counsel did this and I remember it well since parents of friends of mine were facing hard times.
Catherine Wilson says
I don’t understand why existing areas such as these can’t be left alone. There is so much high density housing being built in Squamish, why must every area be infilled. I live in the area mentioned and live there because it is a big lot, and not overlooked. Our first house was a town house and over the years we have luckily been able to now afford something with more room for our family, and this is the case for most people on the street.
All the other single family homes being built have very little outside space, not everyone likes that, and that was one of the reasons for living in Squamish and not Vancouver.
Just because the lots are flat, and good proximity to the stores etc they should have to be built up! The green spaces are disappearing so much as it is.
john lowe says
I built my house on Garibaldi Way in 1984 with the thought that i would have quiet enjoyment for me, my children and grandchildren, for this type of property going forward into retirement. It is sad to see this type of action by the District in favour of high density in the area. There are inherent problems that will come of such actions not the least will be traffic maintenance. The existing traffic on Mamquam road is significant now, with access and egress to the main highway, not to mention from Garibaldi Way to the north.
D M says
No surprise here, the people in power implementing the ongoing overdevelopment of Squamish at this rapid pace come from big cities and think that small towns need to grow as big as Vancouver. I will keep repeating it, choose your mayor and council members wisely!
Francine Towers says
My husband and I purchased a property on Garibaldi Way over 30 years ago to raise our family. We also had the intention to subdivide our one acre lot and build a smaller house for our retirement. Sadly my husband passed away 7 years ago, I on the other hand would like to still have the opportunity to realize this dream of ours. Having paid taxes on this property for so long should entitle me to choose when and how I should achieve this goal. I am flabbergasted to hear that the District has changed its policy and will not provide any building permits to landowners for single family housing in the VLA area. This is a very desirable area to live in, at close proximity to shopping, golf course and trails for those of us who enjoy the outdoors. Are we to meekly fold at the request of someone who wants to change the rules at everyone else’s expenses? Are we to live in small boxes without any green space available to us? I did not work hard all my life and achieve most of my goals to be thwarted in my efforts when I finally reach the final mile. Please reconsider this change of policy, we should still be allowed to build single family homes as well as condos and townhouses and appartements. Variety is the spice of life after all.
ted Prior says
i would not like this area to change .
Francine says
I feel for the residents who will suffer the stress of having their life, their peace of mind turned upside down.
So that a few who have the means to get rich fast will do so at the expenses of these long term residents who over the years have paid their dues for their little paradise.
This move does not surprise me at all.
But what is sad is a perfectly good plan of mixes housing was turned down for Eagle Run Village…not enough money for them but now they are allowing a commercial development zero affordable housing.
So where is this going we are being sold out.
Put up shut up or get out!