District staff are recommending first, second, and third readings on five new zoning bylaws that would reshape how land in the Garibaldi Estates neighbourhood can be used and developed at tonight’s, May 19, 2026 Council Meeting.
The changes stem from the Garibaldi Estates Neighbourhood Plan , which Council adopted in the spring of 2025. The new zoning is designed to increase housing supply and diversity in the neighbourhood, in line with provincial direction to pre-zone land for long-term residential growth.
One of the more notable additions is the introduction of Small-Scale Commercial Units, or SCUs, which would allow residents to operate small businesses like coffee shops, personal service studios, or professional offices from their property. These would not require off-street parking and would be capped at 60 square metres in size. Cannabis retail, liquor stores, and tobacconist businesses are explicitly excluded.
The new zoning also opens the door to townhouses and apartment buildings across much of the neighbourhood, with densities ranging from 0.6 to 1.5 Floor Area Ratio depending on the area and type of development. Properties along Diamond Head Road are earmarked for mixed-use buildings up to six storeys tall, with ground-level retail encouraged through zoning incentives tied to rear lane access and pedestrian-friendly street frontages.
A special provision applies to a large parcel at 2163 Mamquam Road, where the owner can unlock higher density development in exchange for dedicating over 4,300 square metres of land as a public park and a 10 m strip along the frontage for active transportation infrastructure.
Council will also be briefed on the potential impact of the rezoning on property assessments. BC Assessment advised that any effect will depend on how the real estate market responds. If buyers begin paying more for land with redevelopment potential, assessments may rise accordingly. If market behaviour does not change, assessments are expected to remain stable.
If the bylaws pass their readings tonight, they will be forwarded to the Ministry of Transportation and Transit for approval. Once that approval is received, a separate bylaw repealing the old Veterans Land Act Bylaw from 1966 will be brought forward to allow property boundary reconfigurations to proceed.
