DISTRICT OF SQUAMISH REPORT TO: Council FOR: Strategy Session PRESENTED: March 25, 2008 FILE:2005-17 DEPARTMENT: Planning Department SUBJECT: Thunderbird Creek Neighbourhood Sub Area Plan Recommendation: THAT Council give preliminary endorsement to the proposed land use concept for the Thunderbird Creek Neighbourhood Sub-Area Plan and instruct Staff to continue the Sub-Area Plan process. CAO Recommendation: Concur with Planning Department Report and Recommendation(s). K. Anema, CAO 1. Purpose: To introduce the Thunderbird Creek Neighbourhood Sub-Area Plan land use concept to Council for endorsement and direction to continue resolving the sub-area plan for future Council consideration.

2. Time Critical:

Yes, the Applicants would like to proceed as quickly as possible. 3. Background: In February 2004, Brook and Associates, on behalf of Townline Ventures made an application for an OCP amendment Sub-Area Plan and rezoning for the Thunderbird Creek Neighbourhood project. Located on District Lot 511 in Garibaldi Highlands between Pia Road and the Garibaldi Springs golf course, the lands are currently designated Residential Neighbourhoods in the Official Community Plan and zoned Residential 1. The lands were rezoned in the mid 1990’s in response to a development proposal that did not proceed.

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Though the application has been with the District for some time, consideration of it has been delayed pending resolution of issues with the Department of Fisheries and Oceans around the proposed Newport Ridge Drive/Pia connection across Meighan Creek. Over the last several years, the Applicants and the District have attempted to find a solution that provides this access to the Garibaldi Highlands, while minimizing any potential impacts on the sensitive salmon habitat at Meighan Creek. To date a resolution has not materialized and DFO has most recently indicated they are not prepared to accept the Meighan Creek crossing. Efforts to secure the crossing are continuing. However, given the current status of the crossing with DFO and the time that has elapsed dealing with DFO, the Applicant has requested that the District proceed with consideration of the proposed development with an eye towards the potential resolution of the Newport Ridge/Pia extensions, or alternatively, an approach that would allow the project to proceed utilizing the existing road network. The purpose of this report is to provide Council with an

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introduction to the proposed land use concept, while acknowledging that additional work will be required to address transportation options and phasing on the site. In 2005, the Applicants received subdivision approval under existing zoning regulations to create the first phase of 82 lots. Most of these lots have now been sold, and a number are occupied or under construction. Additional subdivisions under current zoning are possible; however both Staff and the Applicant are of the opinion that the proposed land use concept is superior to the development form permitted under current zoning and are requesting that Council consider the land use concept. Staff also note that in the initial stages of the application, the Applicants undertook a significant public consultation program meeting with area residents, stakeholder groups, and government agencies. Staff anticipate this consultation will continue through the remainder of the planning process. 4. Project Information: In general terms, the proposal contemplated on the land use plan is to develop a predominantly residential community consisting of a range of housing types, with neighbourhood level commercial amenities. Staff notes that the previous development proposal on these lands secured a school site which is now owned by the Crown and located on the adjacent DL 510. The projected maximum amount of housing would be a approximately 600 units. The overall approach to the land use concept is to develop a range of lot sizes (4000 square feet and larger) in accordance with conservation subdivision principles to maximize the efficiency of the land while preserving a substantial amount of greenspace and greenway corridors. Whereas the initial approval on this site had set aside +/- 5% of the land for greenspace, the conservation subdivision principles employed in the subject proposal increases the greenspace dedication to 24.5%. The project also proposes a mix of housing types, with multi-family townhouse and stacked townhouses. The following table illustrates the concept in general terms.

Land Use Type* Acreage % of Area

Single Family Residential 43.0 39.0%

Multi-Family Residential

Low Density 33.0 30.0%

Medium Density 6.0 5.5% Commercial/Amenity 1.0 1.0%

Open Space 27.0 24.5%

TOTAL (remaining lands) 110.0 100%

Trail connections, both existing and proposed, are a component of the land use concept and the comprehensive trails plan will continue to be a significant consideration as the planning

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progresses. Additionally, the Applicant has indicated a strong commitment to Smart Growth and sustainable design principles, as demonstrated by the approach taken in the first phase development. Through the remainder of the sub-area plan process, a set of policy directions, design guidelines, and sustainability targets will be established to guide the future development of the site. Detailed phasing and sequencing of the development of the site along with staged infrastructure improvements will also be a component of the Plan. 5. Department Comments:Staff support the proposed Land Use Concept. The overall approach to reduce lot sizes is supported given the ability this affords to preserve additional greenspace and greenways, as well as providing more affordable housing options. The approach taken is consistent with the Nodal/Greenways approach recommended in the Growth Management Study and the Draft Official Community Plan, where an emphasis is placed on compact urban form in exchange for greenspace and greenways. Similarly, the introduction of an appropriate range of housing types throughout the project and an appropriate level of local commercial and amenity space is consistent with the mandate to develop complete communities in our urban growth areas. The introduction of a modest commercial area adjacent to a secured school site has the potential to create a neighbourhood node which is again consistent with the policy direction of the GMS and Draft OCP. Staff do acknowledge that transportation circulation is an issue should DFO not move from their position on the Meighan Creek crossing. Staff and the Applicant have already invested a considerable effort towards reviewing the capacity of the existing road system and the improvements to it that would be required as the project builds out. This is an issue that will require additional consideration and public/Council consultation before it is refined. This will occur throughout the Sub-Area Plan process and will be integral in considerations of the ultimate capacity and phasing and sequencing of the project and associated improvements. As for next steps, Staff and the Applicant have acknowledged the need to re-engage the public and stakeholder groups to gather additional input into the project. Concurrently with that process, Staff anticipate the further refinement of the draft Sub-Area Plan including regular Council engagement in the preparation of the document. In summary, Staff recommends that Council give preliminary endorsement to the proposed land use concept for the Thunderbird Creek Neighbourhood SAP. This will enable Staff and Council to continue working with the Applicants and the community to continue with the planning process.

6. Policy Implication None at this stage. 7. Alternatives to Staff Recommendation:

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Staff Recommendation: THAT Council give preliminary endorsement to the proposed land use concept for the Thunderbird Creek Neighbourhood Sub-Area Plan and instruct Staff to continue the Sub-Area Plan process. Alternative 1: To be determined by Council. __________________________________________ Cameron Chalmers Director of Planning Attachments: 1 – Proposed Land Use Concept 2 – Applicant’s Letter to Council dated March 4, 2008

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Landscape ArchitectureSite Planning

P+ASuite 200 - 1558 West 6th AvenueVancouver, BC V6J 1R2T 604 738 4118F 604 738 4116

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SUITE 410, 535 THURLOW STREETVANCOUVER, BC V6E 3L2Tel: 604.731.9053 Fax: 604.731.9075

210 - 8971 BECKWITH ROADRICHMOND, BC V6X 1V4

Tel: (604) 276-8823Fax: (604) 276-9981

squamish@binnie.com�604-892-8222 �

Squamish, B.C. V0N 3G0P.O. Box 2089, 38144 Cleveland Avenue

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ENGINEERS, PROJECT MANAGERS & SURVEYORSR.F. Binnie & Associates Ltd.

1200 - 1185 West Georgia StreetVancouver, BC V6E 4E6Phone: 604-682-3707Fax: 604-682-3497

Suite 800 1199 West Pender Street Vancouver, BC V6E 2R1Tel. (604) 685-6427Fax. (604) 685-6579 Fax (604) 439-9189

Ph. (604) 439-0922

102-6968 Russell AvenueBurnaby, B.C. V5J 4R9Email:

THUNDERBIRD NEIGHBOURHOOD, DL511 SQUAMISH, BCSCALE 1:2000M

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March 4, 2008 District of Squamish – District Hall 37955 - Second Avenue PO Box 310 Squamish, B.C. V8B 0A3 Dear Mayor and Councillors; RE: Thunderbird Creek Neighbourhood: Project Update and Proposal In 2004, Townline acquired approximately 130 acres comprising the undeveloped portion of District Lot (DL) 511 in the District of Squamish. District Lot 511 is currently zoned for single family residential uses and a development has been contemplated here for many years. Townline has undertaken site-work and home construction for the first phase of development under the current site zoning. This first phase comprises 82 single-family lots, which will make up part of a comprehensive master-planned community. Townline has implemented a sustainable rainwater management strategy (“raingardens”), has been committed to high quality built-form, and is looking forward to developing a neighbourhood based on Smart Growth planning principles. The application for subsequent phases of development has been delayed since 2005 as Townline and the District have been working together to negotiate transportation options with the Department of Fisheries and Oceans, including a potential crossing of Meighan Creek as an additional access to the Townline site. The District has identified the Meighan Creek crossing as an essential component in Squamish’s long-term transportation network, but the District has yet to reach an agreement with DFO on this matter. The Sub Area Plan has undergone several updates over the past four years and significant progress has been made on this document. The SAP outlines the existing conditions on the site and presents comprehensive policy to guide development that ensures a variety of housing types, public open space, and infrastructure requirements. These policies are underlined by strong sustainability policies that focus on environmental systems and strategies to reduce vehicle use and improve residential affordability. At this stage, we would like to propose moving the Sub Area Plan process forward while negotiations with DFO over the Meighan Creek crossing continue. Through cooperation between the District and Townline’s project team, the SAP could be modified to permit a development scheme that will include improvements to the safety and functionality of the existing transportation network in a phased development scheme. We believe this approach will result in a “win-win” situation; allowing Townline to develop a portion of District Lot 511 while providing the District with phased infrastructure upgrades.

Page 2 March 4, 2008

These improvements would represent a solution that will allow some development to proceed while the District continues to negotiate the crossing of Meighan Creek with DFO. This scenario would also allow the District and Townline to continue working on a trail network for the site, continue developing innovative stormwater management concepts, and allow Townline to plan for additional community amenity contributions, such as affordable housing. Townline wishes to develop a comprehensively planned neighbourhood that will set a new standard for sustainable neighbourhood design in the District. Proceeding in the manner suggested will maintain the comprehensive nature of the design and the intent of the Sub Area Plan. If members of Council are supportive of the conceptual land use plan and SAP, we hope you will consider instructing staff to work with Townline in continuing to refine the SAP and explore the options for a phased development approach to the Thunderbird Creek Neighbourhood Yours Truly, Brook + Associates Inc

Gary Pooni, Principal CC: Cameron Chalmers, Director of Planning CC: Kyle Shury, Townline Ventures