2. Who are the Developers?
Sqomish Sea to Sky Developments is a partnership between the Squamish Nation and local developers Squamish Cornerstone Developments. The subject lands have been identified for development for more than 20 years, as recognized in the District of Squamish’s Official Community Plan.
3. How has the current plan for the Cheekeye Neighbourhood evolved, was there public input?
|Development first envisioned for the Cheekeye Fan in the late 1970’s. A BC Housing project was approved and servicing installed (the road layout on both sides of Ross Road is still visible). Most of the remainder of the lands were and continue as a Crown land woodlot.
|2007||Co-operation Protocol Agreement b/w the District and Squamish Nation recognizes the importance of a government to government relationship.
|2011||Intergovernmental Accord b/w Squamish Nation and District identifies development potential of the Cheekeye Fan prompting additional modelling studies on the debris hazard (based on a 1993 study) and a significant investment into geotechnical and servicing studies.
|The current rezoning application is submitted to the District, but put on hold pending an Expert Panel Review (debris flow hazard). Following the review, the application holds to two public information meetings in November 2014 and February 2015. In March first reading of the OCP amendment is given but the rezoning is again put on hold pending a second Expert Panel Review (risk tolerance).
|2015||A series of public information meetings are held by the District related to the new information concerning the debris flow hazard and mitigation.
|Two neighbourhood planning workshops were held to receive input on the revised design of the project to be consistent with the OCP’s direction (for additional density). The first meeting was held in October and again in March.
To date five (5) public meetings have been held (since late 2014) to introduce the project to the community. All meetings provided public notification in accordance with District requirements.
4.What is proposed for the Cheekeye Neighbourhood?
Squamish’s first, planned, Smart Growth neighbourhood.
Mix of Quality Affordable Housing
- 537 small (2,700-4,500 sf) and medium (4,500-5,400 sf) single family lots;
- Zoning for a ‘tiny home’ village;
- 678 multifamily units (mid rise apartments and townhomes);
- 4,600 m2 neighbourhood centre (retail, community care, business services, daycare and school);
- $18,000,000 toward affordable restricted rental housing project which will be leveraged by the District (or Housing Authority) to capture additional funding from senior levels of government
Parks, Public Spaces and Trail Corridors
- Dedication of the 50 acre Brackendale Farmers Institute Park;
- 9.3 acres dedicated park for the Ray Peters Trail;
- 6.9 acres of internal parks, secured for public access and maintained by the development;
- 5.3 acres of internal greenways (trails) connecting neighbours;
- Total of 71.5 acres of public access parks and greenways comprising 37% of the total project area;
- $55,000 for ‘extra’ park improvements for kids (i.e. pump park, bouldering wall, natural playground);
- Opportunity for community gardens and other community supported agriculture throughout the parks.
Trails and Sidewalks
- 4 km Ray Peters Trail (corridor ranges in size from 20, 18 and 10 meters);
- 4 km of public access trails connecting for ‘ride in-ride out’ access also being public through-trails (corridors range from 10, 8 and 5 m);
- A net gain of 5.1 km of trails and 1km of new sidewalks (Ross Road) for more safe pedestrian access to schools and neighbourhood centre.
Services and Amenities within Walking Distance and Convenient Transit
- Adjacent to Don Ross Secondary School and Brackendale Elementary School (School District 48 confirms sufficient existing capacity);
- Walking distance to existing Brackendale Services;
- Existing transit service will be enhanced with new residents/new transit node and facilities at centre;
- When feasible the proposed neighbourhood centre will provide retail, services and daycare.
- Environmental review noted no significant environmental features (no watercourses, riparian areas or sensitive areas);
- Neighbourhood Sustainable Design Guidelines requiring green building, site design, storm water drainage, etc. ;
- Economic development opportunities for the Squamish Nation and Brackendale residents and businesses and existing infrastructure;
- Protection from a debris flow for the Squamish Nation and Brackendale residents and businesses and existing infrastructure;
- Increased population to support existing businesses and services.
5. What is the value of the community amenities being proposed with the Cheekeye Neighbourhood?
|Debris Hazard Barrier and Mitigation Construction||$45,000,000|
|Brackendale Farmers Institute Park||$1,750,000|
|Community Amenity Cash Contribution||$1,500,000|
|Internal “Extra” Park Improvements||$55,000|
|Ray Peters Trail Improvements||$120,000|
|Ross Road Sidewalks (on adjacent lands)||$65,000|
|Rental Housing (85 purpose built units secured through housing agreement in perpetuity)||$18,000,000|
|Central Transit Node, Car Share and Electric Charging||TBD|
Total Amenity Contribution Offered
6. Isn’t this property at risk of a debris flow hazard, how are you mitigating this? How will the mitigation works affect the local community?
The new development will cover the cost of planning, design and construction of the debris barrier. This mitigation is designed to protect not only the new development but also significant existing infrastructure (Highway 99, BC Hydro, Don Ross Middle School, Brackendale Elementary, etc.), the Squamish Nation reserve lands and neighbouring Brackendale.
An agreement will be registered on title of the property that will not permit building permits for development until the debris flow mitigation have been designed and constructed.
7. What are the potential impacts of the Cheekeye Neighbourhood and how have they been addressed?
Traffic – A Traffic Impact Assessment was prepared that considered issues such as rail crossings and intersection improvements in the neighbourhood area. The Assessment’s recommendation was to add a left-turn bay southbound on Ross Road at Depot Rd. Upgrades to municipal road frontages on Ross Road as per Squamish’s Subdivision and Development Control Bylaw standards, as well as the addition of a new sidewalk and traffic calming measures will be completed as part of the development. Ross Road will be calmed with dedicated pedestrian crossings (with bump outs), sidewalks and dedicated parking.
Trails – The Cheekeye site currently hosts approximately 0.9 km of single track trails and 2.0 km of a “roughed in” Ray Peters Trail. The neighbourhood proposes a net gain of trails by approximately 5.1 km that will allow enhanced public access through the development as well as “ride or walk in and out” access to each home. The Ray Peters Trail will also be improved to meet District trail standards. The proposed development is consistent with the direction of the District’s Trails Master Plan.
Change to Brackendale – The initial development contemplated 750 single family lots, however, this direction was not consistent with the Official Community Plan (OCP). The OCP requires new development be compact urban form and offer connectivity with commuter and recreational trails. The OCP also encourages mixed-use neighbourhood nodes to provide neighbourhood-scale retail shopping, services, and institutional uses in close proximity to housing for each major residential neighbourhood.
Environmental Impacts – Environmental Reports were prepared by Golder for the entire Cheekeye Fan (2007), then updated for the Cheekeye Neighbourhood (2015). The site does not have any riparian areas or sensitive habitat.
8.How much are the single family homes/lots going to cost? Will there be priority for local Squamish residents/employees?
As the final cost of the debris barrier and mitigation works have not been determined, the purchase price for the small to medium sized homes/lots have not been finalized. There is a commitment, however that the homes/lots will sell for less than any other comparable market equivalents in Squamish. The initial offer to purchase will provide a 30 day priority for existing Squamish residents.
9. How will the project be phased and what is the timeline for the initial sale of single family lots?
The project will commence with the southerly (east) lots and continue north, then west along Ross Road. The multifamily, commercial and tiny home developments will be dependent on market demand.
Presales list (subject to zoning adoption and preliminary review of the subdivision) may occur within 6 months. The lots will not be available for home construction until the debris barrier and site servicing is complete.