As mentioned in previous updates, on April 1st, Council gave Second Reading to the Garibaldi Estates Neighbourhood Plan (GENP). Following the December 17, 2024 Council meeting, Staff worked with BGC Engineering on finalization of the Mashiter Creek Overland Flow Hazard Assessment. That study was completed in January 2025. 

The study identifies three separate management areas which are shown in the Overland Flow Hazard Management Figure below: 

• In Management Area 1, Flood Construction Level (FCL) of 0.3 m above the crown of the adjacent road is recommended; 
• In Management Area 2, the recommended management approach is to retain the existing Flood Construction Levels; 
• Management Area 3 is outside the Garibaldi Estates Neighbourhood Plan area; and 
• The northeast portion of the Garibaldi Estates Neighbourhood Plan area is not subject to overland flow hazard; consequently, no flood construction level is required for most properties in this area. 

The following additional edits were made to the GENP to address the findings of the Mashiter Creek Overland Flow Hazard Assessment: 

• Policies regarding connections between the Commercial Core and residential areas to the east were clarified to reflect the design of adjacent roads, given the FCL and anticipated road cross sections; and 
• The rendering of potential mixed-use development along Diamond Head Road south of Diamond Road has been updated to reflect the updated flood hazard information. Tthe depiction of a 1 m Flood Construction Level with accessibility ramps and a 10 m setback was replaced with a depiction of 0.3 m Flood Construction Level and a 5.5 m setback.  

Policies in the Mixed Use Residential A section were updated to reflect the updated flood hazard information: 

• For buildings on the west side of Diamond Head Road north of Diamond Road, a front setback of 0.5 m is identified. 
• For Diamond Head Road south of Diamond Road a front setback of 5.5 m is identified. 
• For Tantalus Road south of Garibaldi Way, a front setback of 2.0 m is identified. 

Policies related to the implementation of the Mashiter Creek Overland Flow Hazard Assessment were updated to reflect the completion of the study. 

More information can be found in the full report by District staff. 

October 10, 2024 

At Committee of the Whole on September 24th, the Garibaldi Estates Draft Neighbourhood Plan was endorsed, and staff were directed to prepare a final Plan for First and Second Readings. The Draft Neighbourhood Plan was based on the land uses and emerging directions considered in Stage 3 of the Garibaldi Estates Neighbourhood Plan (ENPP) but incorporated several changes in response to new Provincial legislation, as well as Stage 3 input. 

Changes reflected in the draft GENP are as follows: 

• General approach:
• Land Use Designation boundaries were adjusted so that, where practical, they follow road alignments.
• Land Use Designation boundaries were adjusted to combine areas where permitted uses supported by Council were similar.
• Specific Areas:
• The Mixed-Use Residential area (Diamond Head North) was extended east to include the Spectacle Building (40437 Tantalus Road).
• The Mixed-Use Residential area (Diamond Head South) was shifted to match road alignments and follow a proposed lane between Kalodon Road and Mamquam Road.
• The Ground Oriented Residential area (Estates Centre) was extended north to align with Diamond Road.
• The Medium Lot Residential area (Estates North) was expanded to include the Estates East small lots based on consistent land uses supported under Provincial legislation. 

• A new Multifamily Residential area was established, separate from the Estates East area, to permit heights and densities that align with the existing zoning on most parcels in that area. This reflects the independent nature of the area, separated by Highlands Way South. 

   

• Land Use Policies:
• Single unit dwelling was removed as a supported use on Diamond Head Road. The existing single-family uses will remain supported in zoning, but rezoning applications need to support the transition to mixed-use buildings in this area, to support the complex transition to a mixed-use activated street design.
• The maximum building heights were transitioned from meters to storeys for clarity.
• Height and density of buildings on the east side of Diamond Head Road were increased to match the west side, to address concerns regarding project viability of 3-storey mixed-use projects.
• The 0.3-hectare distinction for townhouse use in Estates East was removed given new identified boundaries. Smaller parcels were moved to a new land use designation (Medium Lot Residential) with Estates North.
• Parking requirements for the Mixed-Use Residential A and B were reduced to account for Provincial guidance on frequent transit; a requirement of 1 parking space per dwelling unit is proposed.
• Small lot subdivisions and cottage cluster use were not included as supported uses. Proposed uses are aligned with the recently adopted R-1 zoning that implements Provincial Bill 44 requirements. The R-1 zone provides opportunities for multiple primary dwelling units; the cottage cluster use was removed from existing zones when R-1 was established.

Moving forward, the draft GENP will be updated based on the results of the workshop summary and direction from Council. Following these updates, the draft GENP will be brought to Council for consideration of first and second reading as part of the formal bylaw adoption process. 

More information can be found in the full report by District staff.