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RTC - CD Zone 89 – 38648 Buckley Avenue, Bylaw No. 2583, 2018 – First and Second Readings

REPORT TO: Council FOR: Council - Regular REPORT FROM: Community Planning & Infrastructure PRESENTED: May 1, 2018 FILE: 2018-05 SUBJECT: District of Squamish Zoning Bylaw No. 2200, 2011, Amendment Bylaw (CD Zone 89 – 38648 Buckley Avenue) No. 2583, 2018

Recommendation:

That Council approve the following resolutions:

THAT the District of Squamish Zoning Bylaw No. 2200, 2011, Amendment Bylaw (CD Zone 89 – 38648 Buckley Avenue) No. 2583, 2018 be given first and second readings;

AND THAT a public hearing be scheduled for Tuesday, May 22, 2018 at 6:00pm in District of Squamish Council Chambers.

1. Objective:

To present a District-initiated rezoning bylaw for Council consideration of first and second readings. Bylaw No. 2583, 2018 would rezone a municipally-owned parcel at 38648 Buckley Avenue (Figure 1) from Assembly District P-2 to a Comprehensive Development Zone-89 (CD-89). The CD zone would allow for affordable housing, community park, programming space, and related uses.

2. Background:

Rising real estate prices and rents, with limited rental vacancy has created an urgent need for affordable housing in the community. Given the low inventory of affordable rental housing in Squamish and high demand, development-driven non-market housing (as part of larger market developments) will not meet the needs of the community in the near future.

Land availability within the District is one of the main barriers to the creation of non-market rental housing. 38648 Buckley Avenue is a District-owned parcel of land that is in proximity to the Downtown, services, schools and transit. The rezoning will enable the District to partner with BC Housing in the provision of affordable housing.

Given the size of the property, location, neighbourhood context and District’s active efforts to develop a neighbourhood park on part of the property, the parcel has the potential to accommodate an affordable multifamily housing development. Staff is bringing forward the rezoning of this land for Council consideration, in advance of further work required to move an affordable housing initiative forward.


3. Project Information:

Site Overview

a) Location and Context - District Lot 3453 (1.62ha. or 174,137 sq. ft.) is located at the south end of the Dentville neighbourhood. The surrounding area has multi-family and duplex zoning, a church and a childcare facility to the west, a new townhouse project directly to the north, and undeveloped resource-zoned land to the east. Three schools are located to the south - Howe Sound Secondary, Squamish Elementary and l’Ecole des Aiglons. The District’s Youth Centre is located in an aging building on an adjacent Crown land parcel to the south. The area has seen increased density and development in recent years;

b) Park and Community Space - The southeast portion of the parcel has the existing municipal skate park, with an access road through the parcel and parking. The skate park is a community-wide destination for skateboard enthusiasts. There is also a volunteer-built pump track on the parcel;

c) Circulation and Transportation - The parcel’s primary access is Buckley Avenue, which together with Government Road and Queens Way forms one of Squamish’s primary transportation spines. The road in this area is considered as a ‘Safe Route to School’. The Discovery Trail runs adjacent to the parcel to the east, providing a local off-road route for pedestrians and cyclists;

d) Environment - The parcel is in a primarily undeveloped state, as a second-growth woodland. Drainage surrounding the site is heavily influenced by tides and

C

Figure 1 – Rezoning parcel - 38648 Buckley Ave.

Howe Sound Secondary School

Skate park

Carson Pl.

Buckley Ave.

Wilson Cres.


drainage channels that connect Crescent Slough to the Mamquam Blind Channel through Wilson Slough. If the rezoning is adopted, riparian area setbacks would be maintained.

Proposal

a) Affordable Housing – The current BC Housing emphasis is on the “missing middle housing.” The rezoning would allow purpose-built low to moderate income rental housing consisting of a 5-storey apartment building and townhomes. At this time, 80 units are proposed. BC Housing may provide capital funding. A housing program and management system is under development. However, land use certainty is needed before the funding and management system are further defined;

Currently, Affordable Rental Housing is defined as modest or entry level rental accommodation to cater to a maximum gross household income still to be determined by Council as part of affordable housing policy. Anticipated rents will be at least 10% below market rents, targeting renters earning between 80% and 120% of the Area Median Income (AMI) (using CMHC metric of 30% of income for housing). Bylaw No. 2583, 2018 brings a definition of affordable housing into the Zoning Bylaw;

b) Park and Community Space – Rezoning includes community park and activity space. The existing skate park would remain, with access through the proposed housing development. A new Dentville Neighbourhood Park is included at the north-west corner of the parcel and is currently in a planning phase with allocated resources for construction in the 2018 budget. Rezoning includes ‘community activity centre’ which would allow for a community amenity space to be included on the ground floor of the proposed apartment building. At present, the intent is to pursue space that accommodates the relocated youth centre (the current building is in need of replacement) and possibly youth programming or a youth “hub”;

c) Parking – In total, 101 parking stalls are proposed for 80 units, using the following ratios:

Three-bedroom units

Two-bedroom units

One-bedroom units

Studio units

Visitor parking

Community Amenity Space

2 spaces/ unit

1 space/ unit

1 space/ unit

0.6 space/ unit

0.25 space/ unit

4 spaces total

Proposed parking requirements are 28% less than the Zoning Bylaw would otherwise require for market housing in this location and 11% greater than the Downtown parking standard. Findings from a Metro Vancouver report support a


reduced parking requirement for purpose-built rental housing given that studies show car-ownership is lower in purpose-built rental housing than it is in owner housing developments. The location of this site (close to schools, neighbourhood commercial services, employment space in both Downtown and Business Park, and recreational assets such as the Estuary) may allow lower car-ownership levels. It is also important to note that this housing development will be geared towards households that will be working locally (as part of the pending Perpetually Affordable Bylaw / Policy work that is underway).

While there are limited options for parking that exceeds the stalls provided (Carson Place has limited space and parking is not permitted on Buckley Avenue), the project prioritizes affordable housing space over parking stalls. Increasing the parking requirements will either increase the cost of the housing or will decrease the number of units that can be made available.

d) Infrastructure –

Flood Hazard – The site is designated as a Conditional Densification area and a Secondary Floodway. Flood modeling and a flood report will be required early in the design stage. The Floodplain Management Bylaw applies. Community activity centre space at grade would need an exemption from the floodplain bylaw since it is habitable space below FCL and not within the downtown exemption area;

Servicing – While services are located in the area, water fire flow and sewer capacity will be further examined if the rezoning proceeds ahead. If the rezoning is adopted, modeling for both services is required prior to project moving forward. If off-site upgrades are required to provide fire flow or adequate sewer capacity, they could be a significant cost to the project that the project would have to bear as a cost of development.

Fire - Emergency access will be required to the skate park, existing youth centre and proposed development, and can be accommodated with the draft existing site plan.

Additional project information including preliminary site plan and maps are in the

Project Information Report (Attachment 2).

4. Implications:

a. Budget:

Affordable Housing –BC Housing may fund capital costs. BC Housing has already provided funds for project design, and an RFP has been issued for project management services, subject to approval of the rezoning. Similar to other affordable housing initiatives in the District including Centrepoint and Under One Roof, the District may choose to waive development processing fees and other


fees permitted under legislation including Development Cost Charge fees. Preliminary funding for design and feasibility work has been received from both BC Housing and CMHC, however no work will be started on a detailed design until the rezoning bylaw has been supported by Council;

Neighbourhood Park - Funding for a Dentville Neighbourhood Park is in the District’s 2018 budget for $150,000. Park space would be planned in conjunction with proposed affordable housing to maximize site planning and construction efficiencies; and

Roads and Infrastructure –Active Transportation improvements are needed in the area, and if this rezoning is adopted, the increase in density on this parcel in proximity to the schools and Downtown should increase the priority level of District or developer-led active transportation and road infrastructure improvements in this specific area (Buckley Ave and the Discovery Trail). If this area receives Council priority, that would impact other areas of Squamish also in need of road or infrastructure upgrade or replacement.

b. Organizational Impact:

Should affordable housing be supported on this site, staff time would be required to review the proposal as it moves forward through various stages of BC Housing funding review and project approval, including development permit and building permit requirements. An affordable housing management program is being determined, which may require District staff resources. Funding exists in the 2018 budget to conduct this work.

c. Policy:

The creation of affordable housing meets policy in the current and Draft 2040 OCP related to Residential Infill, Affordable Housing, Workforce Housing and Purpose-Built Rentals.

Creation of a Dentville Neighbourhood Park meets current and Draft 2040 OCP Recreation Access and Amenities policy. The 2012 District of Squamish Parks and Recreation Master Plan recommended the creation of neighbourhood park space in Dentville.

The rezoning does not fully align with Natural Areas Network, Environmentally Sensitive Areas and Eco-Assets policy from Draft 2040 OCP, which call on preserving natural areas and maintaining and supporting the ecosystem services and ecological assets that natural spaces provide. The District commissioned a preliminary study of the riparian areas onsite in preparation for the neighbourhood park development, which established sensitive area buffers and informed the current housing proposal. Sensitive natural features, such as riparian areas, will be protected through the development process. Through site development, there would be a loss of vegetation and habitat.


d. Bylaws:

Key District bylaws pertinent to the rezoning include:

District of Squamish Official Community Plan Bylaw No. 2100, 2009;

DRAFT District of Squamish Official Community Plan Bylaw No. 2500, 2017;

District of Squamish Zoning Bylaw No. 2200, 2011; and

District of Squamish Zoning Bylaw No. 2200, 2011, Amendment Bylaw (CD Zone 89 – 38648 Buckley Avenue) No. 2583, 2018 (subject bylaw).

5. Council Priority Areas

Environment

Compact development in proximity to the Downtown aids in reducing the need for residents to drive cars to access services and employment, reducing GHGs. This undeveloped parcel is primarily in an undeveloped state. Environmental impact will be further studied in a subsequent development permit process, through submission of a Site Bio-Inventory and further Riparian Area study.

Economic Development

The creation of affordable housing will help all businesses in staff hiring and retention.

Healthy Community

Safe, secure and quality affordable housing has long been identified as a core element of a healthy community.

Open and Transparent Government

In Squamish, there is currently a general public discourse on the need for affordable housing. Public engagement has occurred separately on the proposed rezoning bylaw and on a Dentville Neighbourhood Park. Both are summarized in Attachment 3: Public Engagement Summary.

a) Proposed Rezoning – A public information meeting was held on March 8th at Squamish Elementary School. The meeting was well attended. Attendees were in support of the development of affordable housing in the community, but voiced a range of concerns including: increased traffic and parking in the surrounding neighbourhood, proposed density and height (including privacy/ overlook), concerns over the state of road and active transportation infrastructure in the local area (no sidewalks, challenges with turning from any Dentville road onto Buckley Ave. including blind corner sightlines), concern around noise from skate park impacting apartment building, and need for sufficient park space size.

b) Dentville Neighbourhood Park – As a separate initiative from this rezoning bylaw, staff engaged with the Dentville community on a potential neighbourhood park


in 2017, with an online survey and two consultation events at Squamish Elementary School.

Engagement for this rezoning bylaw is at the “Consult” level on the IAP2 participation spectrum, “to obtain feedback on analysis, issues, alternatives and decisions.” There is opportunity to provide input throughout the decision-making process, at a Public Information Meeting and at a forthcoming Public Hearing. A webpage was created on the District of Squamish website under Projects and Initiatives titled ‘Affordable Rental Housing Project’ with frequently asked questions as an easily accessible tool to keep residents informed that is specific to this rezoning. If the project proceeds past the rezoning point and to project design, the community will be kept informed through the District’s various communication channels and engagement tools.

If the rezoning is adopted, additional community engagement could include targeted engagement with the skateboard community and the youth centre at the development permit stage to ensure that site planning meets existing site user needs.

6. Implementation

Should the rezoning bylaw be adopted by Council, work will continue over the coming months on feasibility and funding opportunities. A development permit and building permit are required prior to project construction. In the development permit stage, it is anticipated that the preliminary site plan will be reviewed to ensure site planning efficiencies with regards to circulation, maximize park space, reconfigure surface parking where possible, and address access to the existing skate park.

7. Attachments:

1. Project Information Report; and 2. Public Engagement Summary.

8. Alternatives to Staff Recommendation:

If the rezoning bylaw is not adopted, an opportunity to partner with BC Housing on the provision of affordable housing on this parcel will not occur. The parcel could potentially be left in a natural state, or the parcel could provide land for needed community amenities that have been identified through the District’s current Real Estate Strategy work.


9. Staff Review

Prepared By:

Elaine Naisby, Planner

Reviewed By:

Jonas Velaniskis, Director of Community Planning Gary Buxton, General Manager of Community Planning & Infrastructure Robin Arthurs, General Manager of Corporate Services

CAO Recommendation:

That the recommendation of the Community Planning Department be approved.

Linda Glenday, CAO

Attachment 1

Project Information Report - CD Zone 89 – 38648 Buckley Avenue, No. 2583, 2018 – April 2018

PROJECT INFORMATION REPORT

District of Squamish Zoning Bylaw No. 2200, 2011, Amendment Bylaw (CD Zone 89 – 38648 Buckley Avenue) No. 2583, 2018

This report provides additional information from that included in the council report that should be considered in the rezoning decision-making process. This report includes the following topics:

1) Flood Hazard; 2) Infrastructure; 3) Housing Details; 4) Parks and Open Space; 5) Community Activity Centre; 6) Parking; 7) Operations & Maintenance; and 8) Site Photos.

Schedules to this report include: A. Preliminary site plan; B. Riparian areas map; C. Active Transportation Plan; and D. Safe Routes to School for Squamish Elementary.

1) FLOOD HAZARD

a) Flood modeling will be required and a flood report should be done as early as possible to avoid re-design at later stages;

b) Site grades are low. FCL likely around 5m. Substantial fill may be required;

c) Site is designated as a Conditional Densification Area. In order to support rezoning, it is necessary for the development to meet 10 conditions listed in the IFHMP/draft OCP including: 1) Development meets Floodplain Bylaw without exemptions, 2) development avoids adverse effects on conveyance capacity of floodway defined as not increasing flood levels by more than 0.1m (flood modeling required), 3) 30m setback from natural boundary of all natural watercourses, 4) QP certifies all conditions have been met;

d) Flood modelling required $20k cost – it is typically a rezoning stage requirement. However, to do the flood modelling, certainty is needed on the site plan, the building locations and the fill locations (which hasn’t yet been finalized);

e) Parcel is also a Secondary Floodway. The flood hazard assessment needs to address this. When the OCP is adopted, this site would be subject to DPA 2 flood hazard DP guidelines; and


f) Floodplain bylaw applies. Youth centre space at grade would need an exemption from floodplain bylaw since it is habitable space below FCL and not within the downtown exemption area. If an exemption is required, it wouldn’t meet the Conditional Densification requirements. Ultimately rezoning is at Council’s discretion.

2) INFRASTRUCTURE

Servicing

a) Water: There is an existing 6” AC water main running through the property that does not provide adequate water for fire flows. This could be upsized to provide adequate capacity. The 12” water main on the east side of parcel is a transmission main, in proximity to Discovery Trail. Ideally the District does not connect water services directly to transmission mains;

b) Sewage: Sanitary along Buckley is more than 3 m deep. Significant dewatering is expected for tie-in work;

c) Storm: A Stormwater Management Plan will be required. This area drains to the west of Loggers Lane, north of the Adventure Centre. Drainage is a challenge on this parcel – there is a significant amount of water at the location of the proposed park. There is also a high water table throughout. The natural green asset is currently performing storm retention function and this will likely need to be replicated through design. The Discovery Trail floods from time to time indicating that drainage is generally a problem in this area. Significant on-site detention is likely and it may be necessary to pump storm water from the area. Development cannot increase storm flows beyond pre-development conditions;

The property is connected to Britannia Slough and Wilson Slough. The exact path of drainage is unknown and both sloughs may be affected by the same constraints. Wilson Slough, which drains to Upper Mamquam Blind Channel, has drainage issues and is tidally influenced. Wilson flood box in Wilson Slough allows water in up to to 15’-0” (1.5m GSC) and drains out the culverts under Logger’s Lane. It has been designed to flush water from west to east through Wilson Slough to improve water quality. During concurrent high tides and heavy rainfall, there has been flooding adjacent to Wilson Slough and water also backs up through interconnected channels to the Logger’s Lane area. Any additional runoff into Wilson Slough is expected to exacerbate flooding issues;

Road Access a) Currently, primary access to the subject parcel is from dedicated unnamed road to the

north. If this remains as the main access, the road will need a name;

b) An alternative access (ie. to skate park) may be possible from Carson Pl, however there is a parcel of Crown land between Carson Pl. and the subject parcel. Access off Carson Pl. would maximize space on site, as there wouldn’t be a need for an access road to skate park through the affordable housing development. The adjacent Crown parcel to the south has the youth centre building on it (used to be RCMP building). Application


was made to the Crown a decade ago to acquire this parcel as part of a larger Crown agreement with Squamish Nation – the application has not been active in some time. It may be possible to reach an access agreement with the Crown in the interim, while the larger application is worked out. An access agreement would need to address riparian and improvements to potential access road:

i. There is a bridge/ culvert off Carson Pl. but it is not adequate (too narrow) for fire truck or District Operations access. The culvert may be 40 or 50 years old and in unknown condition. The District would need to replace this and widen as part of gaining this location as an access point; and

ii. There may be riparian concerns of access at the Carson Pl. location. An assessment by a QEP would be required;

c) Emergency (Fire) access will be required to the skate park, existing youth centre and proposed development as proposal moves forward. Opening up access from Carson Pl. may address fire access;

Active Transportation

a) Access to the skate park provided through the property may require a right of way covenant, determining on what form the housing proposal takes;

b) Frontage upgrades are needed on Buckley - currently a flush sidewalk – should be improved as this is a school walking route;

c) The existing bike route should be maintained on Buckley and not be in conflict with any potential on-street parking. Ideally the bike route will be protected to allow for street parking;

d) The site is adjacent to the Discovery trail which the District is planning to improve. At detailed design stage, connections should be designed to connect trail to the proposed development. Discovery Trail upgrades to include paved asphalt 3m width and lights;

e) A Neighbourhood Way on Britannia Ave. and trail connecting Dentville to the Business Park are planned in the next couple years.

BC Transit Referral

The area has existing bus stops on Buckley Avenue adjacent to and across the road from the subject property. Given the proposed site’s proximity to currently existing stops, no additional bus stops are recommended by BC Transit. However, BC Transit identifies that there may be the opportunity to leverage funding through the development process to improve pedestrian facilities connecting to and bus stop amenities at the existing bus stops with:

a) Proposed bus stop improvements could include bus shelters, benches, and an accessible wheelchair landing pad for the bus stop across the road; and


b) A crosswalk for Buckley Ave at Britannia Ave would allow residents safe access to the bus stop across the road, which provides service to Downtown.

3) HOUSING DETAILS

The proposed zoning parameters may accommodate an 80-unit development (Preliminary Site Plan, Schedule A). The 72-unit apartment building is proposed at five storeys, to include studio (32 units), 1-bed (24 units), and 2-bed (16 units). The 8-unit townhomes could be three-bedroom units.

a) Core needs housing may be possible via portable rent/income subsidies; b) Preliminary anticipated budget (potentially funded by BC Housing):

a. Total budget $23 million including contingency; b. Hard costs (construction) $16 million; c. Soft costs of $7 million (site preparation, design, consulting etc.); d. Initial project design funding of $145,000 has been approved; and e. No ongoing operational funds / subsidy are planned – project should be self-

sufficient.

4) PARKS AND OPEN SPACE

There is a major existing recreational facility on site with the skate park. There will also be a developed municipal neighbourhood park. The space allocated for these publicly available park amenities are in the order of the amount of useable open space that would typically be required for a development of this size, which amounts to roughly between 35,000 sq. ft. and 39,000 sq. ft. (roughly a minimum size of 12,500 sq. ft. for new park, and roughly 25,000 sq. ft. for skate park. At this stage of project approval, the site plan is in a preliminary state. At the Development Permit stage of approval, the site layout will be reviewed to maximize available park space.

Because of the publicly-available park space proposed for the parcel, the Comprehensive Development zone does not include a minimum useable open space requirement.

Of the $150k budget for neighbourhood park, a portion of those funds will go towards site preparation (remove trees, add fill, address drainage). A fence will be needed similar to what is at Stan Clarke Park due to the proposed park being on a busy road. Frontage improvements along Buckley are needed and if funds allow, the sidewalk should be improved in this area to raise it with a 6” curb.


5) COMMUNITY ACTIVITY CENTRE

There is a potential for the ground floor of the proposed apartment building to be used as community space. One option is for the existing youth centre to move into a new, purpose-built space on this parcel. Community consultation is required to determine the best location for a new youth centre, as there is also discussion of relocation to a more central and multi-use space such as at Brennan Park Recreation Centre. Early discussion includes:

a) Space allowed in preliminary site plan is roughly 4,200 square feet of non-residential space

at ground floor; b) Could include youth programs and services; c) Potential for District to work with a number of partners; d) Two models which may be explored include:

i. A school and Youth Centre as permanent daily service providers. This model would include built in, rotating supports from mental health clinicians, youth workers, concurrent disorders clinicians, Family Navigator and social worker; and

ii. A Hub-style service for youth, loosely based on the widely known Foundry model https://foundrybc.ca/ This model emphasizes clinical and community service supports, as well as housing, employment, family case conferencing and much more. The focus of this model is to provide wrap-around care to youth and their families in one location, so as to reduce as many barriers to access as possible.

6) PARKING

A Metro Vancouver 2012 Apartment Parking Study recommended that in order to maximize affordability and efficiency in apartment buildings, municipalities should encourage rental housing in urban centres and near transit, by reducing parking requirements as an incentive. A subsequent Metro Vancouver report completed in May 2016 is titled What Works: Municipal Measures for Sustaining and Expanding the Supply of Purpose-Built Rental Housing. In “Reduced parking requirements for purpose-built rental housing near transit” of the 2016 report (p. 59 – 61), relevant findings include:

a) Apartment renters have lower car ownership to apartment owners:

0.58 to 0.72 vehicles/ unit for renters;

0.89 to 1.06 vehicles/ unit for owners when close to transit;

1.10 to 1.25 when owned but further away from transit.

b) City of New Westminster has a reduced parking requirement for secured rental buildings:

Downtown: 0.6 space/ studio and one-bed units, and 0.8 space/dwelling unit with two or more bedrooms. 0.1 visitor parking spaces per dwelling unit;

Within 400 metres of the Frequent Transit Network and SkyTrain Stations Outside Downtown: 1 space/ dwelling unit and 0.1 visitor parking spaces/ dwelling unit.

To compare, if not within 400m, normal parking regs are 1 to 1.5 space/ unit. City of New Westminster uses the following indicators that support lower parking standards, particularly for rental (they have web links cited in the hard copy): High walk score; High proportion of people commuting to work by transit; Ample supply of carshare services.

c) City of North Vancouver has reduced parking for all rental apartments to 0.75 parking stalls per unit. The City further allows for reduction of parking stalls by providing secure bicycle parking so the actual parking requirement is closer to 0.5 stalls per unit.

In total, Bylaw No. 2583, 2018 includes 101 parking stalls for 80 units, based on the following proposed requirements:

Three‐bedroom units

Two‐bedroom units

One‐bedroom units

Studio units

Visitor parking

Community Amenity Space

2 spaces/ unit

1 space/ unit

1 space/ unit

0.6 space/ unit

0.25 space/ unit

4 spaces total

For comparison, proposed parking requirements are greater than the reduced parking required in the Downtown, and reduced from that required for multi‐family housing outside Downtown, per calculation below:

# Units Unit Size Parking Requirement outside Downtown/ unit

Total Parking Requirement Downtown/ unit

Total

8 3 bed townhouse

2 stalls 16 1 stall 8

16 2‐bed apartment

1.75 stalls 28 1 stall 16

24 1‐bed apartment

1.25 stalls 30 1 stall 24

32 Studio apartment

1 stall 32 1 stall 32

all Visitor parking – all

0.25 stalls 20 ‐


units

= 126 = 80

CRU space 2.7 spaces/ 100 m2 of GFA

14 2 spaces/ 100 m2 of GFA

10

= 140 = 90

7) OPERATIONS/ MAINTENANCE

The existing skate park has maintenance considerations and challenges which will need review at time of detailed site design including:

a) It is lit and access to lights is difficult with the site layout;

b) DOS maintains skate park garbage – on the preliminary site plan a picnic area is shown which will need review for waste considerations. Currently garbage from the skate park is found in the adjacent Streamside Protection and Enhancement Area (SPEA);

c) There is a porta-potty at the skate park in summer months which has been a target for vandalism. Need for permanent bathrooms, potentially in new proposed community space in affordable housing apartment building;

d) Proposed site plan will need to consider snow storage; and

e) The extent of public park space and trails to housing development will need clear delineation as to who is responsible for maintenance (ie. District or other).


8) SITE PHOTOS Photos taken April 2018 Photo 1 and 2: Riparian area and woodland vegetation

Photo 3 and 4: Pump track


Photo 5 and 6: Adjacent development/ skate park access road

Photo 7 and 8: Skate park

Photo 9 and 10: Proposed Dentville Neighbourhood Park location

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Attachment 2

Public Engagement Summary - CD Zone 89 – 38648 Buckley Avenue, No. 2583, 2018 – April 2018

PUBLIC ENGAGEMENT SUMMARY

District of Squamish Zoning Bylaw No. 2200, 2011, Amendment Bylaw (CD Zone 89 – 38648 Buckley Avenue) No. 2583, 2018

This report provides a summary of public engagement to date at time of First and Second readings of the rezoning Bylaw No. 2583, 2018 (comments submitted to date as of April 17, 2018). Public engagement has occurred on both the proposed rezoning, as well as the proposed Dentville Neighbourhood Park. Both are summarized in Attachment 3: Public Engagement Summary. Included are:

1) Public Information Meeting summary (related to proposed rezoning); and 2) Dentville Neighbourhood Park summary.

FOR: Community Development Standing Committee FROM: Community Planning & Infrastructure DATE: October 3, 2017 RE: Dentville Park Update

Purpose: To present a summary of the results from the Dentville Park public engagement to the Community Development Standing Committee (CDC) and discuss next steps in the process.

Public Engagement Summary:

The Dentville Park public engagement consisted of an online questionnaire and two open house events. The primary goal was to determine what types of features the community would like to see in a neighbourhood park.

The questionnaire was available for one month from mid-August to mid-September. A total of 225 responses were received. Notice of the questionnaire and open houses was sent out through direct hand-delivery to the Dentville neighbourhood (344 notices delivered to residents), as well as advertised through District social media channels. Open houses were held at the Squamish Elementary School’s playground, on August 22 and 31, 2017. Attendance was low, with less than 10 participants at each event.

Both the questionnaire and the displays at the open houses asked the same two main questions, summarized below. The top written comments that were most frequently heard are also summarized. For a complete summary of the results from the questionnaire and engagement events, please see Attachment 1.

Question: What are the top three (3) types of play equipment that you'd most like for Dentville Park?

Top Answers: 1. Multi-play structure (50%) 2. Swings (36%)3. Natural equipment (33%)

Question: What additional features would you like to see with a neighbourhood playground?

Top Answers: 1. Mountain bike skills area (pump track) 2. Seating and gathering areas3. Picnic area4. Community garden

Top Comments: 1. Splash Pad / Water Features (68 mentions) 2. Keep the existing Pump track (35 mentions)3. Integrate with the youth centre / offer activities for older age groups (17mentions)

Next Steps:

An initial cost estimate has been completed to determine the order of magnitude costs; site prep (clearing, grubbing, drainage, fill, surfacing and fencing) will use approximately half of the current Dentville Park budget. Given the budget limitations and high questionnaire response rate, staff are not anticipating further collaborative overall public engagement at this time, more in the consultative range.

Staff are actively seeking out community champions from the Dentville neighbourhood to work collaboratively with the District on the preliminary park design, similar to the process used for the Willow Park playground upgrades in 2017. It is important to note a key difference in the projects is that the Willow Park site already existed, and there were no site preparation costs required that limited project scope. The majority of the Dentville Park budget will be required for site preparation, the balance for playground infrastructure. Therefore a second phase for the addition of more park infrastructure could be proposed in future budget years.

Subject to Council direction, the project will now transition to the design stage. The preliminary design will be based on the budget allocation of $100,000, public engagement feedback, and location specific considerations (sunlight, access, drainage and fill, connectivity, parking, adjacent land uses). Preliminary design will be coordinated with the proposed affordable housing project being developed by District contractors (M’akola Development Services and CHP Architects).

Dentville Park Survey Summary Sept 20, 2017

Engagement Snapshot: Two Park engagements were held on August 22nd and August 31st along with an electronic survey open from August 11th, 2017 to September 19th, 2017. Close to 20 people attended the in person park engagement events and 225 responded to the online survey.

Survey Results: 1) If you have children, what are their age groups?

2) What time of the day are you most likely to use the park?

3) What are the top three (3) types of play equipment that you’d most like for Dentville Park? Note: Images are provided to give a general conceptual idea of the type of play equipment proposed, and should not be considered as selecting a specific piece of equipment.

Swings

Climbing Ropes

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Natural Features (logs,

boulders)

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Music Play

Slides

Zip line

Bridges or Ramps

Spinners

Monkey Bars

Springer

Multiplay

## OOther play equipment you’d like? 11 Spray Water

22 Open space. Sepend less on fixed equipment to allow a space for hockey or basketball or

soccer. Less emphasis on giving kids something to play with and more emphasis on a place for kids to meet up and play. Some equipment good. Spend whole budget on it bad.

33 Kiddie water play area 44 Water features / splash park 55 Pump track.

66 SPLASH PARK!!! 77 Splash Pad 88 Water feature 99 Toddler park mixed with older kid park 110 Splash park 111 Water feature 112 Splash park, please!! It is crazy that Squamish doesn\'t have one yet!! 113 Dog Park 114 It\'s hard to pick just three - I would advocate for a play structure with natural features, a

play house, and if possible music play that uses natural elements (e.g. wind). Having said that, it would be great if the above could be included in a multi-play structure with swings and slides as well.

115 Natural features. 116 Splash park / multi play area 117 Splash park 118 Waterpark 119 Water equipment! 220 Waterpark 221 Pumptrack that\'s kid and adult friendly 222 Pump track 223 Pump track 224 Pump track 225 mountian bike pump track 226 Pump track 227 Pump track 228 Bike asphalt pump track 229 Since most of the area is buffered by forest it would be great to see a non traditional park,

and something that works better with the natural environment. Bike pump tracks, jumps, ropes course, slack line, stump fort etc.

330 Concrete Mtb pumptrack 331 Climbing rocks 332 Bike pump park 333 Pumptrack 334 Pump track kept for use 335 PUMPTRACK! 336 Scooter park 337 Water spray park 338 Spray water park 339 Tunnel, toddler 1yr-3yr old friendly equipment 440 Outdoor gym features that parents could use while their children play. 441 Paved Pumptrack 442 None of these options address outdoor gathering spaces for teens. Considering the park is

so closely tied to the Skatepark and the Squamish Youth Resource Centre, a District program, I would like to see the District invest in elements that create gathering spaces and welcoming, comfortable features for youth ages 13-18. The District does not appear to invest largely in public spaces that are youth-friendly, this is a great opportunity.

443 Sea-Saw 444 place to ride bikes for the pre and primary school age kids 445 Pump track for bikes 446 We would love to see a zip line!! Just a note on Climbing nets - they are great but there is

already a big one at the elementary school. 447 To include a spray water is brilliant! 448 These all seem geared at young children, but is this park not also utilized by Youth?

Should we consider some items that would attract them?? 449 WATER SPRAY PARK! (Summer) 550 Spray park 551 Spray Park 552 bike pump track 553 Water feature 554 Anything to encourage children to use their arms, work on balance, climbing skills and

grip strength. 555 Water park 556 Please keep the pump track that is close to the skate Park and Youth Centre.

4) If the budget allows, what additional features would you like to see with a neighbourhood playground? (rank in order of priority)

## OOther play equipment you’d like? 11 DOG AREA (This section of the survey does not work via \'clicking\' with mouse... unable

to rank. 22 I\'d like to see a park in my neighbourhood - the upper highlands! 33 Waterpark 44 Water park 55 Water park 66 Spray park! 77 WATER PARK !!! 88 SPLASH PARK !!! 99 Both forested and lawned fenced in area 110 Shade over play structure to protect kids from sun and or rain 111 A water park for the community as a whole would be great 112 Spray features 113 Splash park #1 - don\'t care about above options as much 114 A combo splash park and pump track would be fabulous, but boulders and logs are a

welcome addition too. 115 open grassy area for soccer, frisbee, volleyball, tag 116 And shaded area or trees planted to provide shade 117 WATER / SPLASH AREA!!! 118 Splash park water park 119 Playground cover so that we can enjoy the area in all weathers! 220 Waterpark 221 Waterpark 222 Waterpark 223 It\'s forested. gardens don\'t make sense. Dog walkers are already utilizing all of the

existing forested areas extensively hence I\'ve ranked it so low. 2244 Bike maintenance area 225 Pumptrack is excellent for kids and adults of all ages 226 Dog area should consider being gravel. This would cause owners to be more responsible

picking up after their dogs as i\'ts more visible Also, consider small/big dog separation. The dog park in false creek/olympic village is a great example of this.

227 Ramps 228 Water park 229 Water spray park 330 A water feature - spray, canon or similar

331 Water park or splash park, shade protection over the equipment so little ones are protected from hot equipment and sun exposure but can still use the park at any time of day. Not many parks in Squamish offer shade and get too hot once the sun comes out to use the equipment.

332 Outdoor gym features 333 Paved Pumptrack 334 Covered areas that are still usable spaces in poor weather 335 washroom 336 Keep the trees! Love having both shade and sun. Dentville is windy! They provide a nice

screen from the wind when playing outside. Keep the pumptrack, add slacklines, and build more trails so the forest becomes more accessible. A picnic table or two would be nice so parents/caregivers can have a seat and place for kids to have a snack.

337 dog area......picnic area.....trails... 338 Everyone would love to see a Water Spray park included in this project. 339 WaterPark 440 washrooms, water fountain, bike parking and repair station like the rec centre has 441 Linear watercourse/ blueway park along Carson Place Slough and Wilson Crescent Slough

Survey Comments:

# Comments:

1 I would love to see a park in town with a focus on older kids. Such as bigger climbing structures and a zipline/slackline area.

2 I would love to see a park in town with a focus on older kids. Such as bigger climbing structures and a zipline/slackline area.

3 We would love to have spray water park included in this project. 4 It's about time Dentiville received a park. We are the ONLY neighbourhood in the entire

district that doesn't have one. 5 Where is this proposed??? 6 I'd like to see a park in my neighbourhood - the upper highlands! It takes me almost 30

minutes to walk to the nearest park - Jura Park. 7 Location? 8 Space for outside, lots of people in condos. Maybe winter friendly. Mom with grown children,

im thinking what i would have liked 9 Need water park 10 A gathering place for the whole neighboorhood please. There are enough biking areas and

parks in town. Make it open and visible from street and neighbors to avoid problems. If budget is minimal do good quality basics and add on later. Playground equipment so expensive. My son had a great play on boulders at Mission Sports Park a few weeks ago. A feature of 5 or so boulders to jump between or climb on.

11 Great idea

12 Please balance feature with people who don't have kids. Seems like this park is only for kids judging by the survey. Thank you.

13 This is so needed for our neighbourhood. Thank you! 14 We use the park at the elementary school all the time and the 2 things that I would really love

to see is 1) the ground to be made from the rubber outdoor sponge like surface - as it's durable, softer to help break the fall, non slip, less wood chip and rock wounds. 2) Sail covered play equipment, as it rains quite frequently, to have dry place to play and exert energy for the kids is wonderful. We would use this park all year round if mainly these 2 upgrades were made.

15 I thought a park is going at the new Newport development? 16 Aside from a park in the area, which would be lovely, Squamish really could use a water park. 17 Public Washrooms!!!!!!!!!!!!!!!!!!!!!!!! 18 A fenced in off-leash dog park is sorely needed in Squamish. It would also be great if the

playground included a toddler area with more age appropriate playground equipment and fenced in to keep little ones from running off.

19 safe bike/walking trails to the park

20 Trail access similar to the youth centre would be great, to get kids off of the road. Washrooms are a must. Children have been refused washrooms at the youth centre which is upsetting and ridiculous, because they're not 13+. Bear proof garbage bins.

21 seating area for parents should have a roof for shade and crappy weather 22 Covered play area protected from elements please 23 What a great idea. The playgrounds at Eaglewinds and Downtown are a long-ish walk for us

from Wilson. Although we have the playgrounds at the elementary school, we can't use them during the day. A park in Dentville would be awesome!

24 An outdoor community gym would be cool too. Just a few things people can use to workout with would be great to see and be supportive of our outdoor community. This isn't something common in the sea to sky/lower mainland but I've seen it in Australia and the US, with lots of local residents using it as part of their daily walk or run. It'd be neat to be the first community here to have one.

25 Squamish needs a splash park!!! 26 fully fenced is a must! and signage not allowing dogs in the play area 27 If budget allows, 2 small parks should be built (skate park and buffer with industrial park) that

would allow more options for families in the area. A paved path from HSS to Tim Hortons along Discovery trail connecting proposed parks would make it easier for strollers, elderly and the disabled. Workout equipment for elderly is another option.

28 Natural play structures/climbing holds on boulders etc rather than a giant plastic thing :) 29 This is a great idea! 30 Maybe a water/ splash park too? 31 Place for kids with run bikes. 32 The school is already so close. More dog friendly space would seem more useful to me. An

enclosed green space to let dogs off leash would be a popular spot in Squamish. 33 Covered play area, useable In our long rain season would be amazing!!!! 34 Soft pad ground like whistler village park. Much better than Sharp woodchips and rocks. 35 Thank you!!! This area needs something other than the elementary school park! 36 It would need to be family oriented but friendly to all. A place for kids (clean of dog messes

and drug messes) 37 Supply water and washroom would be needed. There is no public washrooms around here. 38 We need a splash park 39 Provide a traffic barrier from Buckley ave 40 I would love to see a natural park area placed in the forest on the North side of Magee. This

forest provides a beautiful barrier from the industrial zone and a park in this space would greatly help keep the area natural and ensure the forest area remains undeveloped.

41 I am thrilled that this is happening. Dentville has no designated parks! There are the school playgrounds which often can't be used because school is in session. This park is much needed and will serve a wide range of children and community members. Thank you!

42 Thanks for thinking about this neighbourhood. The nearby schools do provide some play space nearby. Where is the proposed park to be located?

43 Linking access across train tracks to estuary would be key.

44 I think more than anything else Squamish needs a splash park playground! 45 I would love to see a combined splash park play ground picnic family area 46 We need a splash park or water park 47 Re-used soft rubber for the ground 48 Please make it awesome. Our kids are excited 49 Park should be safe and oriented to a wide age group 50 Would not like a spray park as I feel that would need to be more centrally located. A

community park with a play structure suited for kids aged 5-12 would be awesome! Some seating would also be nice.

51 Thanks 52 Perfect opertunity to expand the already exsisting pumptrack. I see kids of all ages in there

everyday enjoying the work of volunteers. Everybody would love to see this get expanded! 53 Lots of tall trees and a trail would be great. Tree top suspension bridges are also nice. 54 Would love to see the pumptrack become legal and maintained by the district. Amazing spot

for kids to learn basic mountain bike skills 55 Squamish needs a pump track! This would be a great spot because it is close to the youth

center and high school 56 Pumptrack is currently located in the area. Easy mountain biking features for young/old would

go a long way. 57 Keep the forest forested there is no need to clear area for play structures with so many

existing natural assets to be built up on. Location wise the north end of Dentville would be great so as to protect the buffer zone in between the neighbourhood and industrial park. This area had a few hundred red cedar planted there in 2010 (as well as a little pumptrack and trails), so that would assist in that legacy. The other area that would be a great fit would be the forested area near the skatepark where there is already an existing pump track that could be added to. As a neighbourhood we all really like the already sanctioned wildlife sanctuary or as we like to call it where the wild things are, and would definitely be against any form of park like, or development of any sort in that zone.

58 I actually do live in dentville. Something that will branch between infants an young kids would be nice not one or the other. A theme around mountain biking as our community is so focused on it these days would be super awesome also the rubberized ground would be nice but I do magine it's quite more costly to install

59 Multi-generational components to provide amenities for everyone from toddlers to elders. 60 Covers over the playing area fro rainy days 61 Resident and strata member of the Newport Landing development. Very much looking

forward to a park in Dentville (Midtown Squamish). 62 This is a mountain bike climbing town Acrock climb wall pumptrack and mountain bike skills

park are essential Playgrounds are everywhrre make it unique 63 Keep the pump track is it a fixture of the area 64 Very excited about this :) M 65 Reckless spending in downtown intersections for 750 000$ and children parks don't make

sense if we are borrowing money. you are incapable of running a balanced business

(Squamish) Property values have almost tripled in the last 5 years which means property taxes have as well and yet the town Activity signs look terrible. the Airport is not maintained properly and the grass is barely cut. The existing infrastructure must be maintained and upgraded before gentrification will truly take place. Get out of debt and spend our money wisely.

66 I would like to see the current pumptrack legalized and rebuilt. 67 The Squamish Skateboard park has seen a drastic influx of scooter children recently. Our

Olympic competitors need a place to skateboard and the scooters do not allow for it. 68 Water park plezzzzzz 69 Make a space as interesting for parents as for children to hang out 70 If there's money for a park we need a spray park more than anything. There are many other

parks for kids but no spray park. We are driving an hour each way out of our community in the summer to give kids a chance to play in one. Look at the parks in the hot weather, they are deserted. It's too hot, all the structures heat up too much and burn them.

71 What is the proposed location? Will kids have to cross Buckley to get there? The cross walk near the high school is badly marked and cars just don't stop - I wouldn't want my kids to cross there unsupervised but I do want them to have a neighbourhood park they can go to without their parents.

72 A Spray water park would be greatly appreciated by so many for sure! 73 I fully support a park in this area as more high density housing comes into the

neighbourhood. Please set some space aside for this. As you know there are a few secluded pump tracks hidden in the trees that are used by lots of neighbourhood kids so I would hate to see those taken out. They intertwine the trails and take up a small area that I think they should stay;). Cheers

74 Rubberized surface would be great. Dog free park would be good- I'm sick of my toddler running through dog poo in the playground. There's enough slack line areas for adults elsewhere in Squamish they dont need another, but there's nothing for the little kids and there's tonnes of new young families in Squamish. I live in dentville and it's annoying that there's no park to get to within a short walk from my house with my 16mth old. Would love a splash park option as well like meadowpark in whistler as the lakes are so overcrowded and dirty.

75 It would be nice if it was accessible and welcome for people with and without kids 76 Improve the existing pumptrack. 77 I would like to see the park from the road, not like the skate park in the bushes... no one can

see what is going on. 78 Provide something for the teens! 79 Leave the buffer between the neighborhood and the business park alone, it blocks noise and

preserves the neighborhood feel. 2 - Traffic safety! (and traffic noise) - If the park is located directly on Buckley, there needs to be screening from constant traffic noise, as well as some form of containment. Bike lanes and pedestrian access routes need better marking please - cars drive so fast coming in and out of the neighborhood. The Buckley/Britannia intersection is particularly unsafe (and scary with kids on bikes). 3 - Bike rack would be useful, though

bikes can be locked to a fence 4 - Trees - Please keep forested areas, and make them accessible. Trees give shade and wind block. 5 - Hoping to see unique features like zip line, mountain bike area and/or pump track, slacklines... stuff that is complementary to Squamish. Thank you - really excited about this. (The older folks in the neighborhood say they've been asking Councils for this for a couple decades.)

80 If you can add a Spray water in the park that would be awesome! We are a growing community and lots of kids and they would definitely enjoy the spray water park. Thank you

81 Wheelchair and disability accessibility would be best, choose plants that have some fragran├ºe to enhance the sensory experience.

82 location...location....location... 83 .Would be amazone to hav├⌐ one soon 84 A park with a soft springy ground would be awesome! Also a covered park so it's appropriate

in all weather. 85 I would like to see an area of Squamish that is currently being used by youth, to keep that

focus. There are many areas in Squamish for young children, but our teens need a place to safely spend their time.

86 Hopefully not located along Buckley which is very high traffic load with not much regard to speed. Average speed is 65-75k an hour!!

87 More doggie bags available in the dentville and wilson area. Waterpark Upgraded tennis court Geese poop free grass areas Water fountain

88 Excited to see this happen! 89 NEEDED: Linear watercourse/ blueway park along Carson Place Slough and Wilson

Crescent Slough 90 Squamish needs a water park. There are many towns around British Columbia much smaller

than Squamish that have water parks 91 Garbage bins or training for kids to use them!!. No structures that allow homeless to occupy.

Speed bump access as the main and side streets around Dentville seem to attract alot of speeding and therefore unsafe walking conditions due to lack of sidewalks.

92 A covered play area may be a good choice for rainy weather play. 93 As a land owner across the street I would not like and use that creates Noise! No mountain

bike ramps etc. I have tennants that work at all hours and need quiet enjoyment from their surroundings.

Open space. Spend less on fixed equipment to allow a space for hockey or basketball or soccer. Less emphasis on giving kids something to play with and more emphasis on a place for kids to meet up and play. Some equipment good. Spend whole budget on it bad.

Better outdoor lighting Pod style spaces, outdoor games boards Permanent features such as ping pong tables, art walls (covered)" This money would be best spent to upgrade the existing community spaces, and should be

directed to better serve the age group that is already accessing this space. is it possible to have a water play area for summer which can be used for alternative activity

in fall thru spring"

Park Engagement Results:

Children’s drawings of their Ideal Park.

Where should the Park go?

What Play Equipment do you want?

What Additional Park Features do you want?

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