Low Carbon & Smart Growth Neighbourhood Incentive Programs

As part of the 2020 Zoning Bylaw Update, the District of Squamish is considering implementation of a set of policies to incentivize and encourage two specific types of development. These types of development would support community goals relating to climate, health, liveability and connectedness, as identified in the Squamish 2040 Official Community Plan and the  Community Climate Action Plan , which sets out actions to reduce greenhouse gas emissions in Squamish by 45% from 2010 levels by 2030, and net-zero emissions by 2050. The Low Carbon Incentive and the Smart Growth Neighbourhood Incentive aim to meet important community goals in exchange for opportunities to add density under specific conditions. These types of incentive programs are often referred to as density bonus systems.

Please complete the following survey to let us know what you think about the proposed Incentive System:

Two components make up the proposed incentive structure: the Low Carbon Incentive and the Smart Growth Neighbourhood Incentive.

The District proposes to incentivize low carbon building construction that would incorporate heating sources derived from low carbon energy sources such as electricity instead of high carbon fossil fuels such as natural gas. In combination with the District’s commitment towards increased energy efficient buildings through the BC Energy Step Code Program, the Low Carbon Incentive will effectively move Squamish towards minimizing the greenhouse gas footprint of its residential development.

How would the Low Carbon Incentive work?

The Low Carbon Incentive would:

• Reduce the permitted density allowed by one third for buildings that use high carbon energy sources, but allow buildings to achieve full density if they incorporate only low carbon sources such as baseboard heaters, heat pumps and electric hot water tanks. 
• Allow home builders to use high carbon energy sources such as natural gas furnaces or hot water tanks, however they would be required to build a home one third smaller than previously allowed.
• Apply to residential (RS) zones, multiple unit residential (RM) zones and specific commercial zones (C-4 and C-1) throughout the community.

The District proposes to incentivize development in existing residential areas along the Core Transit Network in order to encourage residential density that supports more frequent transit service. This proposal would also support the gentle addition of density into established Neighbourhoods Nodes in order to support a vibrant mix of shops, services and transit connectivity within a walkable area. 

How would the Smart Growth Neighbourhood Incentive work?

The Smart Growth Neighbourhood Incentive would:

• Allow for increased density along the core transit network and neighbourhood nodes. 
• Allow for additional housing forms to gently increase density in the forms of duplexes and triplexes, and added floor space in multi-family properties.
• Require a proposed cash amenity contribution of 50% of the increased value achieved through the density bonus. 

Where would the Smart Growth Neighbourhood Incentive apply?

The Smart Growth Neighbourhood Incentive would apply to the Core Transit Network and Neighbourhood Nodes.

• The Core Transit Network runs from Downtown, through the Business Park and Garibaldi Village, up to the University. Increasing the number of residents along this line will make it possible to provide more frequent bus service. The goals it to achieve 3,500 people and jobs per square kilometer, in order to support bus service every 15 minutes. BC Transit has targeted this level of frequency to increase the appeal and use of transit.
• Neighbourhood Nodes are intended as hubs where residents can meet day to day needs within walking distance of their homes. Increased residential populations within walking distance of the Valleycliffe and Brackendale neighbourhood nodes supports the viability and vibrancy of these nodes.

Above and below are potential futures scenarios for areas along the Core Transit Network or in Neighbourhood nodes. The proposed Smart Growth Neighbourhood Incentive would support duplexes and triplexes in these  single-family neighbourhoods, or slightly larger multi-family developments where these forms are already permitted. The additional residences offer a more diverse range of housing options, while the increased population would support more frequent transit service and support more vibrant neighbourhood nodes that serve residents’ day to day needs with shops and services. Amenity contributions from the incentive system could be used to invest in cycling infrastructure while redevelopment could provide funding for sidewalks, and improving neighbourhood walkability.

The incentive tools are designed to bring about the following benefits.

Benefits for Squamish Residents:

•  More attainable housing options in all existing neighbourhoods to support residents through all stages of life;
• More frequent transit service on the core network working towards a 15-minute frequency;
• More pedestrian and bike-friendly neighbourhoods;
• More neighbourhood-oriented shops and services so that residents can meet many daily needs within walking distance from home.

Broad Community Benefits:

• Reduced greenhouse gas production by encouraging the use of non-carbon residential energy sources, and increasing transit mode share away from vehicle usage;
• Establishment of an ongoing revenue stream to fund amenity projects such as bike paths, parks or childcare facilities;
• Securing contributions to support affordable housing initiatives;
• Less air pollution by reducing single vehicle trips;
• Responsible asset management – adding residents within the current neighbourhood footprint to help maintain current infrastructure, reducing pressure on property taxes.

The District of Squamish hosted two virtual open houses regarding the proposed Incentive System. The open houses were a chance for stakeholders to learn about the proposal and to provide input.

The Open Houses began with a presentation about the proposed zoning amendments after which participants asked questions and provided feedback. The video below is of the daytime workshop, aimed at the development community. The same material was presented in the evening.