I have been reflecting on our development practices of late particularly small lot subdivisions. Today I hope to get you thinking. Sustainability is our goal and what we want for present and future generations. I think in a sustainable community, one can live, work, play and have their needs met throughout their lifetime. I think we are not there and the gap is growing.
The makeup of communities is often likened to a stool. Social, environmental, and economic components make up the three legs. Environmentally, we put our minds to issues including climate warming, greenhouse gas emissions and urban sprawl. We have embraced initiatives to address them. Economically we support the business community, promote ourselves to the outside world and ensure that land is available for job creation. Socially we provide protective services, recreational opportunities, support youth and senior centres, and assist numerous community groups. Can a community be sustainable without those legs being the same length?
Land developers must make a profit and will develop a property to give the highest return. His wants and needs do not necessarily meet those of our residents.
For instance, our senior population is proportionately less than the average B.C. community. Why? A 1,000-square-foot rancher will not generate the profit of an 1,800+ square-foot, multi-storied house. Those wishing to live in a compact, ground-level home are leaving. We have not met their needs.
Small lots generally provide minimal or no space to grow veggies or play area for kids. Parking often takes up most undeveloped space. The area is cleared. Trees - that sequester carbon, assist with water retention, and provide home to our feathered friends - are removed.
Small-lot subdivisions are more supportable if they house people who work in Squamish. Unfortunately, today we know that many new residents will be commuting to work in the Lower Mainland in cars that contribute to greenhouse gas emissions and parking problems in Squamish.
Our lifestyle, easy commute to the Lower Mainland and Whistler, and real estate that is more affordable than both those communities make us attractive. It is already unaffordable for many existing residents. In our most recent subdivision, the smallest home is offered for $499,000 plus GST. That is unaffordable for most in the service sector. Those small-lot subdivisions may not legally accommodate carriage houses or secondary suites - which today, are a solution for many. A growing population will contribute to the need for more service-sector jobs. Those who fill them may be challenged to find a place they can afford to live in.
Council's role is to deliver services that meet the needs of our residents. We must also safeguard our quality of life. We must be respectful of the development community but we are not obliged to accommodate. Local jobs in the construction industry are important.
I am not suggesting a moratorium on these lots. I am suggesting we could do better by ensuring our needs are better accommodated and socio, economic and environmental impacts are holistically addressed and understood.
Finally, when trying to prevent urban sprawl and capitalize on our existing infrastructure, do we compromise the stability of our stool? Do we forget the need to reduce gas emissions, grow our food closer to home, retain trees, ensure play areas for kids? Is it healthy to support growth without jobs close at hand? Is it acceptable that we wait for a developer to provide housing for seniors and disabled that is not a condo or have stairs? Should we continue to approve small-lot development applications if they contribute to an already tippy stool?
