RESEARCH - Squamish

Space Needs Insights for BusinessAPRIL 2021

RESEARCH

DISTRICT OF SQUAMISH ECONOMIC DEVELOPMENT

E X E C U T I V E S U M M A RY

R E S E A R C H G O A L S

The intended outcomes of this work are to:1. Empower District of Squamish

(District) staff to understand the space needs of core, enabling, and emerging growth sectors in Squamish, at key stages of business growth, size, and scale. This will enable District staff to incorporate these needs into considerations for community planning, development, and business attraction.

2. Generate insights to inform collateral development for District staff and for the local building and development sector, in order to attract space that meets the needs of the priority sectors.

3. To support the local business community by providing employment space considerations for their operations.

R E S E A R C H M E T H O D

Building on initial engagement and informal focus groups conducted in the summer of 2020 in an effort to understand the space needs of various sectors operating in Squamish, this research aimed to dive deeper with participating businesses via one-on-one in-depth interviews. Following discussion guide design, an Economic Development staff member conducted phone interviews with businesses. All responses were recorded manually during the phone call, and saved securely on the District’s online research tool, stored on Canadian servers and adhering to privacy requirements.

R E C R U I T M E N T

We developed and circulated a digital recruitment poster through District of Squamish and partner communication channels from November 2020 to February 2021. The campaign was featured over several channels, including District of Squamish weekly e-news and social media, Economic Development monthly e-news, Squamish Chamber of Commerce members’ e-news, and via a paid digital campaign in The Squamish Chief and on Facebook. In cases where specific sectors and/or locations were under-represented, District of Squamish staff sent personalized email invitations to local businesses in efforts to boost participation. To further elevate participation rates, we invited companies in the Lower Mainland to participate, providing additional insight in terms of location considerations.

S Q UA M I S H

LO W E R M A I N L A N D /W H I S T L E RBY G E O G R A P H Y

PA R T I C I PA N T S

We conducted most of the interviews (88% or 56/64) with companies operating in the District of Squamish, with the remainder conducted with companies operating in the Lower Mainland or Whistler. These latter cases are omitted in the report during any mention of Squamish-specific opportunities and challenges.

T H I S R E S E A R C H CO N S I S T E D O F 64 PA R T I C I PAT I N G B U S I N E S S E S , I N C LU D I N G :

• 15 seeking retail space (with three seeking food truck space)

• 15 seeking office space (with two seeking group childcare and early childhood education facilities)

• 23 seeking light industrial space (with three seeking three gyms/fitness centres)

• 11 seeking medium industrial space

88

5656

S E C TO R N A I C S CO D E *

N U M B E R O F PA R T I C I PA N T S

Utilities 221 2

Construction of buildings 236 5

Speciality trade contractors 238 1

Food manufacturing 311 7

Beverage manufacturing 312 3

Clothing manufacturing 315 2

Chemical manufacturing 325 1

Wood product manufacturing 321 3

Machinery manufacturing 333 1

Personal and household goods merchant wholesaler

414 1

Business-to-business electronic markets, and agents and brokers

419 1

Food and beverage stores 445 3

Sporting goods, hobby, book, and music stores 451 4

Water transportation 483 1

Truck transportation 484 2

Support activities for transportation 488 1

Publishing industries 511 3

Motion picture and sound recording industries 512 2

Real estate 531 1

Professional, scientific, and technical services 541 6

Social assistance 624 2

Amusement, gambling, and recreation industries 713 3

Food services and drinking places 722 8

Repair and maintenance 811 1

CO M P O S I T I O N

N U M B E R O FB U S I N E S S E S I N T E R V I E W E D

* North American Industry Classification System

Due to the qualitative nature of this research, it cannot be used to form conclusions with statistical accuracy. The research design made every effort to be inclusive of Squamish’s diverse businesses, with 64 businesses participating from 24 different sectors. A limitation of this approach is that there are fewer participating businesses in a given category, which means that the data cannot be used to draw statistical insights for a given subset (such as light industrial companies) or sector (such as food manufacturing). Instead, we intend this report to offer initial insights that can be further tested and validated through additional research.

One notable limitation is the potential for bias in the interview data. While the study aimed to recruit a representative cross-section of businesses from across Squamish, the possibility for bias exists, as businesses self-selected to participate. It’s important to consider this potential for bias in context of the findings.

L I M I TAT I O N S O F T H E R E S E A R C H

TA K E AWAYS

P E R C E I V E D L AC K O F I N V E N TO RY

P R I O R I T I Z I N G T H E E M P LOY E E

F L E X I B I L I T Y I S K E Y

1. L AC K O F E M P LOYM E N T S PAC E I N V E N TO R Y.

Many businesses perceive a lack of inventory across all employment space types in the District. The list of available space quickly dwindles for businesses when they factor in size requirements, budget, required zoning, and preference for lease versus ownership. Several companies also report being unsatisfied with their current landlord or property manager regarding responsiveness and cost matters, which further constrains their options.

2. CO N C E R N S O V E R R I S I N G L E A S E R AT E S .

Several established small businesses across categories are concerned about the increasing cost of land and space in Squamish, and their ability to afford new space should they need to grow or move. To combat the rising land price and triple net costs, several companies report that they would appreciate more opportunities to purchase strata lots as opposed to leasing space.

3. E XC I T E M E N T A B O U T B U S I N E S S A R E A G R O W T H .

Most of the retail, office, and light industrial businesses we spoke with are enthusiastic about existing commercial areas, such as Garibaldi Village, Squamish Business Park, and Downtown Squamish. These business areas are attractive as they offer strong foot/vehicle traffic, desirable locations, vibrancy, and provide space that meets many of the companies’ needs. Many businesses in the retail and office categories are also enthusiastic about the commercial and residential densification they are seeing in areas like Downtown Squamish and the Tantalus Road area, which is beneficial to their business growth.

TO P TA K E AWAYS

4. D E S I R E F O R N E T - Z E R O B U I L D I N G S .

Across categories, several businesses are starting to seek and value a building with environmentally friendly features to satisfy their company vision, mission, and values.5. S H I F T I N G W O R K P O L I C I E S B E YO N D CO V I D - 19.

A fair share of companies using office space are embracing new ways of working following the COVID-19 pandemic. Nearly half of the companies we spoke to with primary or accessory office space are planning to shift their operations to some degree after experimenting with remote work during COVID-19. These companies are embracing more remote work to accommodate their employees’ independent desk work, and are shifting their office spaces to better accommodate collaboration, problem solving, and team building. Most companies do not anticipate a reduction in their commercial office space needs going forward, but rather new and improved layouts/interior design coupled with flexible work policies. For many, the dedicated office space may have more of a collaborative and social function, with the help of home workstations to accommodate a greater share of independent work.

6. VA LU E F O R F L E X I B I L I T Y.

Flexibility is one of the most valuable features in a space for any type of business, whether retail, office, light industrial, or medium industrial. It’s important for District of Squamish and builders to consider providing flexibility through zoning and building design, as it allows companies to adapt and grow within their space instead of being forced to seek new space, which is far more costly and challenging.

7. P R I O R I T I Z I N G T H E E M P LOY E E .

For most companies, employee morale and wellbeing are key considerations in space/location decisions. Nearly every company with primary or accessory office space prefers a location near interesting cafes, restaurants, and vibrant businesses to enhance their employees’ overall experience of coming to work. Ten companies deliberately sought space close to parks and the trail system to help their staff enjoy the perks of living and working in Squamish.

TO P T H R E E S I T E N E E D S

• Prime location with high foot and/or vehicle traffic

• Frontage/visibility• Parking

For many companies seeking retail space, sales and revenue growth depend on shoppers visiting their physical locations. As a result, retail operators’ space decisions are influenced strongly by location, valuing concentrated foot/vehicle traffic, opportunities to be visible with good frontage, and convenience for the end consumer, such as plenty of parking and co-location with other shops and amenities.

R E TA I L S PAC E N E E D S


Retail space = Commercial land use, generally at ground-floor level, that typically involves the selling of goods or services to consumers.

PA R T I C I PAT I N G CO M PA N I E S

Company NameNumber of Full-Time Equivalent

EmployeesLocation

Carte Diem 1 Food Truck (Downtown Squamish)

Harada Gyoza Factory 1 Downtown Squamish

Mountain Squeeze 2 Food Truck (Downtown Squamish)

Kululu Café 2 Squamish Business Park

Xoco Chocolates 3 Downtown Squamish

Alice and Brohm Ice Cream 5 Near Garibaldi Village

Lil Chef Bistro 5 Tantalus Road, Squamish

Indian Spice Cuisine 5 Downtown Squamish

Kaylin & Hobbs Pickles 5 Granville Island (Vancouver)

Saha Eatery 8 Downtown Squamish

Luz Tacos 10 Food Truck (Squamish Business Park)

Urban Alpine 10 Garibaldi Village

Climb On Squamish 20 Downtown Squamish

Gibbons Hospitality (Norman Rudy’s) 18 Tantalus Road, Squamish

Nesters 110 Downtown Squamish

LO C AT I O N P R E F E R E N C E S

• Lots of foot and vehicle traffic. These desirable locations are either situated on a main road/high street, in a popular outdoor shopping mall, or within a year-round market setting.

• Development density. Preferable locations are within proximity to residential areas and high-density office buildings. Most companies we spoke with cite Downtown Squamish as a desirable location due to the upcoming residential density.

• Co-location with anchor businesses that drive shoppers to the area and create a vibrant shopping experience. Examples include grocery stores, liquor stores, popular restaurants, cafes, breweries, bakeries.

• No competition. Many food service and retail trade businesses prefer to be situated in a different business centre/area from competitors offering similar products and services.

D E S I R E D F E AT U R E S A N D A M E N I T I E S

Must-Haves• Accessible storefront with frontage• Internet for digital POS systems• Specific to food service companies:

a kitchen—some companies prefer to find space with an existing kitchen that they just need to modify, to save time and cost

Nice-To-Haves• Roll-up garage door or bay door, as

it offers a convenient way to accept bulk deliveries of materials/inventory, which often arrive in pallets. If a garage door is not available, an alleyway providing commercial access from the back of the building is required, with a receiving door (ideally a double-wide door).

• Year-round, winterized patio space

B U I L D I N G D E S I G N A N D A P P E A R A N C E

• Interiors over exteriors. For most, interior design and branding matters more than the exterior building appearance.

• Clean, tidy exterior. While the building must be clean and well-maintained, it does not need to be modern or fancy.

• The taller the better. Tall ceilings are ideal. They enable good air flow, provide vertical storage, and create the perception of a space bigger than it really is. One retail store would prefer 14-16-ft ceilings, as it would allow them to maximize their square footage by stacking inventory vertically.

• A natural look. Aesthetic features that fit with the surrounding natural area are desirable (examples include gardens, planter boxes, stone/rock, wood).

S PAC E S I Z E CO N S I D E R AT I O N S

• A kitchen to grow into. For restaurants, large kitchens are highly desirable, as small kitchens can constrain future growth. For the restaurants we spoke to, an ideal kitchen is at least 500 sq ft.

• Keep it small and efficient. To access a premium, high-traffic location, such as within a popular market setting, some specialized food stores choose small but efficient retail space (150-300 sq ft), especially when shared seating is available for customers nearby. In these cases, storage and/or preparation happens off-site, often through a specialized third-party supplier or through a separate storage solution.

P O S T PA N D E M I C S H I F T S

• It’s patio time all year long. While patios were always a desirable feature, the pandemic has increased the value to food service operators of year-round covered patios, ideally with views of the mountains.

• Separate entrances and exits. Some of the food service operators we spoke to have begun to value multiple entryways, with dedicated customer entrances and dedicated customer exits. Ideally, delivery pickup customers could also have their own entrance and exit.

• Take it outside. In response to the pandemic, one retail food service operator shifted its customer ordering and queue area from inside their 240-sq-ft space to outdoors. It’s made them realize that long term, they may be able to operate in less space, similar to a fish & chips window.

• Online orders and delivery. Companies are seeing new growth opportunities in both packaged products and ecommerce:• In response to the upward trend in

online shopping and ecommerce due to COVID-19, one retail store operator is anticipating the need for more space in the backroom to support online sales (i.e., to store product and packaging for shipping).

• A local restaurant is venturing into packaged food production because of the pandemic, as people spend more time at home. They’re selling their packaged products out of the restaurant near the entrance.

PA R K I N G R E Q U I R E M E N T S

• The more spaces, the merrier. For many in this sector, the more parking the better.

• Access is everything. Access to a parking lot in the immediate vicinity/business area is strongly desired.

C U R R E N T C H A L L E N G E S I N S Q UA M I S H

Businesses in the retail category eachfaced unique space constraints that varied widely:• A restaurant wishes they had more

room for a patio.• Another restaurant says their small

kitchen is limiting their growth.• A specialty food store says they do not

have enough storage space.• A restaurant says there is not enough

parking available in Downtown Squamish.

• Two food truck companies say that there is not much commercial kitchen space available, and that lease rates are very high.

A great location• Food trucks require a parking

space/food service location near high-volume foot and/or vehicle traffic. Attractive locations include spaces close to popular shopping areas/high streets, co-located with complementary businesses or markets that generate foot traffic, or near popular recreation areas in the summer months, such as parks and lakes.

• One company gave the example of Whistler’s summer parks food truck program as desirable, stating that they would really like to operate in Alice Lake Provincial Park or Brohm Lake Provincial Park in the summer months.

• Food truck signage is desirable to ensure that parking spaces are not taken when the truck needs to leave.

• One food truck owner/operator is conscious of being located too close to bricks-and-mortar food services, which he believes could create tension. This person suggested that food trucks should not be located directly in front of bricks-and-mortar restaurants.

• Two of the companies noted that there is not enough parking for customers at their sites, as they tend to draw more people to the area at peak times.

Commercial kitchen space• Access to a certified commercial

kitchen space is required by Vancouver Coastal Health (VCH) as a site for ingredient storage and food truck cleaning. This often means a mix of refrigerated, freezer, and dry storage.

• In addition, some food trucks may choose to use the commercial kitchen space on a hourly basis for an expanded food preparation area.

• If the food truck chooses to expand into packaged food products for sale at their food truck or through

wholesale channels, VCH requires use of a commercial kitchen for preparation and packaging.

• Two companies noted that there is a lack of dedicated commercial kitchen space for lease in Squamish, and the options available are difficult to afford, even when shared and used only when needed. To address this, one company has found commercial kitchen space at Brennan Park Recreation Centre, while another brings as many staff as possible to a rented kitchen to make the most out of the hourly lease rate.

Graywater disposal• For food trucks, graywater is waste

water produced from dish and food washing. Food trucks are required to dispose of their graywater using a grease trap, as there may be remnants of grease in the graywater.

Challenges with graywater disposal:• Several sanidumps are available in

Squamish for graywater disposal, but as these sites are also used by recreational vehicles for human waste, one business says that they dislike using these sites due to sanitation concerns. In addition, they often lack grease traps.

• Often, commercial kitchens are not designed to accommodate food trucks’ graywater needs. Food trucks dispose of graywater using gravity, which requires that the facility has a dumping intercept near ground-level. Commercial kitchens often need to be custom-retrofitted for food trucks, with a graywater disposal option near ground-level, and a grease interceptor.

• A business suggests that a shared graywater dumping facility designed specifically for food trucks would be very convenient, and would alleviate these issues.

S P E C I A L I Z E D N E E D S - F O O D T R U C K S

Interviews were conducted with three food trucks operating in the District of Squamish. Their specialized needs include:

ACC E S S TO CO M M E R C I A L

K I TC H E N

ACC E S S TO G R AY WAT E R

D I S P O S A L

A R E A S T H AT G E N E R AT E

F O OT T R A F F I C

S P E C I A L I Z E D N E E D S

https://www.whistler.ca/culture-recreation/parks/food-trucks

http://www.vch.ca/public-health/environmental-health-inspections/restaurant-food-safety/apply-for-a-food-service-permit


• Proximity to food and beverage services

• Dedicated parking• Affordability. Many office-

based companies could operate remotely without a dedicated office building, so many are price-sensitive when looking at space for lease or purchase. In some cases, the office is seen as a luxury.

For many companies seeking office space, staff are the company’s greatest asset. As a result, top needs are driven by ensuring workforce health and happiness through proximity to amenities and easy staff parking.

O F F I C E S PAC E N E E D S

O F F I C E S PAC E N E E D S

Office space = Commercial land use, often but not always above the ground floor, that typically is used for conducting the affairs of a business, profession, service industry, or government.


Company NameNumber of Full-Time Equivalent

EmployeesLocation

Chiwis 1 Home-based with specialized contractors for production

ReGen Homes 1 Downtown Squamish

Alair Homes 1.5 Home-based (Squamish)

Truckenbrodt Clean Energy Consulting

1 Home-based (Squamish)

Sea to Sky Behaviour 2 Home-based (Squamish) and seeking dedicated office space

Reelwater Productions 3 Tantalus Road, Squamish

E Mechler & Associates Inc. (EMA CPA)

5 Downtown Squamish and West Vancouver

Matthews West 6 Downtown Squamish

Leaping Coyote Interactive 6 Home-based (Vancouver)

Discovery Kids Childcare 8 Near Garibaldi Village

SFA Geotechnical Inc. 8 Squamish Business Park

Marwick Internet Marketing 16 Downtown Squamish

VentureWeb 16 Tantalus Road

Charitable Impact 55 Downtown Vancouver

PinkBike 57 Tantalus Road, Squamish (25 FTEs), with other employees based in Australia, Europe, USA


• Walking distance. All businesses voice a desire to be located within walking distance to food and beverage services (lunch options, coffee shops) and vibrant business areas (retail shops) to ensure an enjoyable day-to-day experience for their staff coming to work. For this reason, Downtown Squamish is highly sought-after for its vibrancy and strong concentration of retail and food service amenities. Several companies also note that the Business Park is emerging as a good location for these needs.

• Natural access. Several companies, especially those specializing in outdoor recreation services, desire proximity to trailheads and recreation areas, which offer their staff opportunities get out into nature during the day. This includes Tantalus Road and Garibaldi Village; these areas may be strong candidates for future office node development.

• Flat is nice. Several companies strongly prefer a location on flat land and in the centre of town, combined with accessibility to bike lanes, enabling easier bike-to-work access for their staff. Companies are less attracted to office locations in the outskirts of Squamish or anything up a hill, due to being out of the way or more difficult to access for their workforce.


Must-Haves• Interior design flexibility. Companies want the ability to

realize their vision for the space, one that reflects their way of working and corporate culture, in terms of desk space, collaboration space, etc.

• High-speed internet service• Kitchen space to promote workforce health and wellbeing.

Many companies note this can be as simple as a food preparation area, fridge/freezer, microwave, and tea/coffee area.

• Excellent internal air quality/ventilationNice-To-Haves• Outdoor space nearby for lunch, exercise, playing with pets

(for businesses with pet-friendly offices)• Amenities such as showers, washrooms, and change

rooms that make it convenient to bike to work and exercise during breaks. One Vancouver-based company recently leased office space with a towel service and shared laundry facility. This was noted as a valued perk as it enabled their staff to exercise during breaks.

• Environmentally friendly features, built to the highest-possible step code, using mass timber to reduce embodied carbon.

• Secure bike storage, as many staff in Squamish have expensive bikes. This can take the form of secure individual bike storage lockers, room for bikes inside the office, or a monitored bike valet service.


• Focus on interior design. In general, interior design is more important than a building’s exterior aesthetic.

• Size, cost, and long-term durability matters more than the building form and character; clean, well-maintained spaces in good repair are often sufficient, as companies will invest their energy into customizing and branding the interior space.

• Separate work and residential entrances. In the case of a mixed office/residential building, companies prefer having separate entrances for the office and residential areas to promote a professional feel.

• Keep it private. Several companies (4/13) in the office category say they prefer a private location either at grade or ground level without frontage to discourage unwanted walk-in foot traffic.

• Naturally lit. Companies universally prefer natural light from windows as well as good-quality lighting that is not fluorescent.


• Parking is critical. Parking surfaced as a critical need for office-based businesses. Many businesses determine parking needs in relation to workforce size, and many want to have dedicated parking that they can allocate flexibly between staff and visitors. A fair share of these companies (4/13) want one parking space per employee, while 2/13 feel that half a parking space per employee will suffice due to staff biking to work.

• Winter driving. The strong reliance on vehicles and parking is due to winter weather in Squamish making bike-commuting less appealing; accommodating employees with young families who do childcare pickups and drop-offs; work meetings in the Lower Mainland; and accessibility for clients who may be seniors or people with disabilities.

• Space for bikes. Companies we interviewed with a product or service in outdoor recreation or the green economy have a greater proportion of staff biking to work.


• An office to grow into. Many companies in this category are seeking a space they can grow into. To offset the interim costs, they plan to sublease the additional space to another company until they require it.

• Office mates. Space-sharing arrangements are attractive to several companies we spoke with, as they offer cost efficiencies and an opportunity to co-locate with like-minded businesses. Desirable space-sharing arrangements include renting staff or client meeting spaces at a coworking space, renting individual offices in buildings, and sharing office space with another company.

• Indoor washrooms in buildings where washrooms are shared by tenants.

• Pet-friendly policies as they provide companies with an optional staff perk they can choose to implement.


• Carry on with remote work. Many of the companies we interviewed in the office category (5/13) will be embracing remote work and flexibility as part of their office operations, with a greater share of independent-thinking work done at employees’ home workstations and the office space used for collaboration, problem-solving, and company socializing.

• This means a shift away from independent workstations as the main use of space to focus instead on collaborative and shared meeting spaces plus hot-desk setups.

• The exception is companies that deal with clients’/customers’ confidential information where closed office spaces are more appropriate than shared workstations.

• Pre-pandemic WFH. Five office-based companies were already offering opportunities to work from home pre-COVID-19, with three operating fully remotely.

• The office stays open. Four companies we spoke with don’t foresee any long-term changes post-pandemic, for various reasons: one company’s youthful staff have roommates and/or lack sufficient home workstations; these staff prefer to work from an office. Another company emphasized the value of in-person conversations that occur when staff work from a shared office space.

• Air quality. Good air circulation is always desirable, and has only increased in importance post-pandemic.


Businesses we spoke with in the office category face the following challenges: • Lack of space. Four companies that vary in size from 2-30

local employees report that their major challenge is lack of office space inventory in Squamish to lease or purchase to support their growing company.

• Unaffordable space. Several established companies we interviewed (excluding home-based businesses, 3 out of 9) report that their options are limited by the rising value of land and real estate in Squamish, which makes available inventory unaffordable after factoring in triple net financing and the costs of customizing the space.

• Remote work challenges. Three companies we spoke with are experiencing challenges adjusting to remote work settings—at one company, employees aren’t set up appropriately for remote work, with family often intervening in virtual meetings, while another company isn’t sure what to do with empty office space now that everyone is working from home.

• Air quality. Good air circulation is always desirable, and has only increased in importance post-pandemic.

S P E C I A L I Z E D N E E D S – G R O U P C H I L D C A R E & E A R LY C H I L D H O O D E D U C AT I O N FAC I L I T I E S

We conducted interviews with two group childcare operators in the District of Squamish. Specialized needs include:• A large, open space with lots of room for children to play.• Space to play. For licenced group childcare, Vancouver

Coastal Health requirements state that the site must have a minimum amount of space per child. The group childcare provider we spoke to notes their minimum requirements are 3.7 metres of usable indoor floor area and 6 metres of usable outdoor space per child. These requirements make it difficult to move or grow, as many existing commercial spaces do not satisfy these requirements.

• Outdoor space. For early childhood education where outdoor space is not required, outdoor space is still highly valued.

• Affordability is a key factor, as many of these operators want to keep rates low to provide affordable childcare and services.

• Accessibility is important, ensuring that children and parents with wheelchairs can access the space.

• Ideal locations are: • Within a community hub, close to other amenities

and services • A location near elementary schools, which offers

convenience for families dropping children off at both sites and supports children’s transition to the next phase of education

• Close to nature, for outdoor programming


O U T D O O R S PAC E

L A R G E O P E N S PAC E W I T H

R O O M TO P L AY

https://squamish.ca/assets/Child-Care-Facility-Requirements-Guideline-FINAL.pdf


Today, businesses seek light industrial space for a wide range of intended uses. The priorities when selecting space include:• Large, open floor plan for

warehousing/storage/production and specialized equipment

• Flexibility: being able to accommodate several parts of the business, which may include storage, production, retail, and office operations in one space

• Affordability: given the restrictions on commercial uses, these companies generally expect to pay less than retail-primary or office-primary categories

L I G H T I N D U S T R I A L S PAC E N E E D S


Light Industrial space = Land use for processing, fabricating, assembling, leasing, warehousing, transporting, distributing, wholesaling, testing, servicing, or repairing of goods or materials, where the primary activity of such a use is carried out within or exterior to a building. Generally aligned with industrial activities located in District of Squamish Zones I-1, I-4, I-8, I-10 and I-11.


Company Name

Number of Full-Time

Equivalent Employees

Location

Mountain Jiu Jitsu Planning for 3 FTE, 5 PT

Seeking first location

Frostbites Syrup Co. 2 Squamish Business Park

Mountain Fitness Center 3 Squamish Business Park

Coastal Paddle Company Inc. 5 Squamish Business Park

Dropbar 3 Squamish Business Park

Stop and Store Ltd. 4 Squamish Business Park

Counterpart Coffee 4 Squamish Business Park

Carson Automotive 5 Mamquam Road, Squamish

Commencal Canada Corp. 8 Squamish Business Park

Onward Up Sales and Marketing 8 Squamish Business Park

Tall Tree Bakery 8 Squamish Business Park

Anthill Films 10 Downtown Squamish

Faculty Brewing / Oddity Kombucha 11 Mount Pleasant, Vancouver

7mesh 12 Squamish Business Park

Rotoliptic Technologies 14 Squamish Business Park

Ground Up Climbing 15 Squamish Business Park

Freeyumm Foods 15 South Vancouver

Axine Water Technologies 25 UBC Vancouver (product development) & Mitchell Island, Richmond (manufacturing)

Backcountry Brewing 30 Squamish Business Park

RDC Fine Homes 35 Function Junction, Whistler

Two Rivers Meats 65 North Vancouver (near Capilano Mall)

Ecofish Research Ltd. 120 (12 in Squamish)

Squamish Business Park

Arc’teryx 1,100 North Vancouver (Dollarton Highway)


• Walking distance to food and drink, plus nature. These companies prefer close proximity to food and beverage services such as restaurants, bakeries, cafes, and breweries, as well as to natural areas that employees can access during breaks and after work, including trail networks, parks, and green space.

• Co-location with like-minded companies and complementary businesses.

• Proximity to the highway, which provides convenient access for commercial transport trucks such as suppliers and distributors, and ease of accessibility for consumers for light industrial businesses that also operate a retail component.

• Workforce accessibility:Most companies prefer a central location to minimize employees’ travel time. The Squamish Business Park is an attractive location, as it’s seen as an accessible location for staff residing in any neighbourhood. Companies also seek a location that’s integrated into active transportation networks and situated on flat land to enable active transportation.

• Retail, too. Light industrial companies with a retail component want a location that can also support their retail business, i.e. one with high foot or vehicle traffic, and ideally, visibility from a main street.


Must-Haves• Sufficient empty, usable space (open floor plan) for

warehousing/storage/manufacturing: the more open (and fewer walls, pillars, etc.), the better, as it’s less restrictive for the manufacturing/warehouse design.

• Building height: • Many companies require tall ceilings, as they

can use the vertical space to grow upward, adding taller equipment or machinery to increase output, or a mezzanine.

• For most companies we interviewed, ideal heights range from 15 ft requested by two companies to 30-40 ft requested by six companies. For example, breweries desired tall (30-ft) ceilings in order to fit taller tanks that enable better production yields and efficiency. The clean technology companies also desired 30-ft ceilings to accommodate taller equipment.

• There are two companies that do not want tall ceilings, and prefer a full second floor (each floor being 10-12 ft in height). In these cases, the companies are operating warehouses with manual hand-picking methods and without specialized equipment/machinery, so they are not equipped to take advantage of additional vertical height.

• Bay door for shipping/receiving and to move equipment. Ideally, bay doors can accommodate large commercial trucks, delivery vans (UPS and Fedex), trucks with tailgates, and movement of goods on pallets. Large, 10-12 ft-tall bay doors are desirable, as they enable companies to produce larger/taller items, and/or load awkward-sized equipment. In terms of width specifications, one company suggests 14 ft as ideal, while another suggests 16-18 ft.

• Flexibility to customize and improve the space to suit a business and its specific production/warehousing needs. This may include adding specialized equipment, utilities, and retrofits as needed, and changing these as the business grows.

• Easy access. Ideally, there is sufficient space for large 18-wheel delivery/transport trucks to back in, turn around, and depart.

• Accessory retail or office space, depending on the specific business need.

• Weight-bearing concrete floor on ground level to support heavy machinery and equipment.

• Utilities:• Several companies we spoke to require high

electrical capacity, with the ability to upgrade being very attractive. A brewery we spoke with suggest 400 amps and at least triple-phase power, while an apparel company suggests 200 amps.

• Industrial water lines• Natural gas

• High-speed internet• Ability to retrofit for specialized needs, such as fume hoods

for a wet lab component.• Small staff kitchen• Bathroom (ideally indoors)


Nice-To-Haves• Mezzanine, to maximize square footage and create

additional space that’s relatively cost-efficient.• Environmentally friendly. Three businesses are seeking a

high degree of environmental performance in their next space, with a goal of meeting a net-zero standard. Examples include features such as solar panels on the roof, high-performance insulation, passive-house window design, rainwater catchments, and solar air conditioning.

• Soundproofing between units• Green space interjected between buildings for eating

lunch outside, and/or playing with pets (for pet-friendly businesses)


• Functionality, affordability, durability. When considering the tradeoff between building cost and appearance, for most companies we interviewed building appearance is lower on the list. What’s most important is functionality, affordability, and building durability over time (which again relates back to cost in terms of avoiding costly repairs).

• Clean and maintained. Companies agree that the building does not need to be high-end or fancy, but does need to be clean, well-maintained, and look professional. It’s important that the building has a well-maintained exterior, including roof, paint, windows, and gutters.

• Buildings should be low maintenance and durable, aiming to minimize future upkeep efforts and costs. One company shared that wooden accents were added to their building but not maintained by the owner over the years, making the building look worse than before they were added.

• It’s all about the inside. In general, interior design and customization matters more than the exterior design of the building.

• Key aesthetic elements that companies value:• Windows and/or skylights that provide natural

light, for employee wellness and to reduce electricity use

• Iconic Squamish views (the Chief, Mount Garibaldi, Atwell, etc.)

• Designing brightness into the building exterior in the evening through the use of lighting to enhance staff safety, the atmosphere/vibrancy of the building, and for theft prevention


• Work on site. Many companies (11/20) in the light industrial category report that they’re not rethinking their space needs for after the pandemic, as they need employees to be on-site due to the nature of the work, whether it’s working with specialized equipment, operating a production facility, or distributing products.

• More remote work. Companies with an office component (five) are reimagining their space needs after COVID-19. Similar to companies operating office-primary spaces, these businesses are embracing remote work and shifting more of their employees’ independent work to home-based workstations. The accessory office space will likely shift into more of an open space, emphasizing collaborative areas and flex desks that anyone can use. One company imagines an open area with small phone booths for phone calls and virtual meetings and desks on wheels that can be used to sit with teams in any area. Two of the companies we spoke with have delayed moving out of their current space due to the pandemic and remote work, easing their growing pains.

• Space it out. One company with accessory retail space believes shoppers will continue to desire more space following the pandemic, and they are adapting their product merchandising as a result, allowing lots of room and space in displays.


• Parking counts. Many businesses in the light industrial category have significant parking needs taking into account employee density, deliveries, and guests/customers.

• 8/20 businesses interviewed suggest they would ideally have 0.75 – 1 dedicated parking space per employee. In most cases, this ratio incorporates all parking needs, including staff and customer parking (for accessory retail/office). Factoring in these businesses’ gross floor areas, this is equivalent to roughly 3 parking spaces per 100 m2.

• Companies with a strong bike-to-work culture need fewer parking stalls, but still require one space for every 2 or 3 employees, recognizing that the Squamish climate is less comfortable for bike-commuting in winter. Factoring in these businesses’ gross floor area calculations, this is equivalent to approximately 1.5 parking spaces per 100 m2.

• Fleet vehicles. Many of these businesses have company fleet vehicles, which use up one or two of the dedicated parking spaces.

• Parking lot jams. Two businesses observe that the parking configuration in their current building is problematic, as the area does not allow traffic to pass in either direction when delivery trucks are present, which is often. In this case, these companies desire a dedicated parking area for delivery vehicles, which could be shared by tenants of the building.


Businesses we spoke with in the light industrial category voiced the following as challenges: • Lack of space. Many businesses (five) report that it’s difficult

to find suitable light industrial space in Squamish for lease or for purchase.

• Not enough warehouse space. Several businesses are operating from multiple light industrial buildings as they’ve outgrown their current space. For example, two companies have acquired a second warehouse facility to accommodate their growth in addition to their primary head office and warehouse facility. These companies would prefer to have all operations in one larger building if they could.

• Zoning challenges. Several businesses located in the Squamish Business Park desire additional flexibility with their accessory use regulations. For example:

• Two businesses want the option to grow their accessory retail space beyond what is currently allowed (one is in the I-4 Used Goods Industrial zone and another in the I-11 Business Park Industrial zone. One of these businesses suggests 50% as an ideal percentage of the total space used toward a retail component.

• One business would like more flexibility with what can be sold within their accessory retail space. This business would like to be able to sell complementary goods that are not manufactured on-site.

• One business in the I-4 Used Goods Industrial zone wants to have a larger accessory office space. This business suggests a 50% split between light industrial and office uses. The higher share of office use reflects the nature of the company’s growth plans: as the business grows, their office needs will likely continue to grow as they hire new staff, while their warehouse needs will likely remain constant.

• Two businesses in the I-11 Business Park Industrial and I-4 Used Goods Industrial zones want larger mezzanines to support growth within the space.

• One business in the I-8 Specialized Industrial Business zone notes that its difficult to find their next space due to zoning constraints restricting them to the Expanded Commercial Activities Area in the Business Park.

S P E C I A L I Z E D N E E D S – F I T N E S S C E N T R E S /C L I M B I N G G YM S

The one climbing gym and two fitness centres we spoke with are all dependent on light industrial space, as they require a large volume of indoor space and their needs tend to align perfectly with the light industrial forms that are being built. Key needs for this sector include: • Tall ceilings: 30 ft for fitness centres, and at least 40 ft for

climbing gyms. The extra height provides the opportunity to expand usable area with a mezzanine, provides ventilation, and for a climbing gym, enables tall climbing routes.

• Affordable price per square foot, as they require a large volume of space for the nature of their business.

• Out-of-the-way spaces are fine. Often these companies are not dependent on prime retail locations, as they become destinations for their customers. Because of this, these businesses can thrive in locations that are typically overlooked by retail companies.

• Just the box, please. These companies tend to build out their own space, so they prefer a bare-bones large box with tall ceilings they can customize. Ideally, the space would be relatively new and feature windows to provide natural light, but the interior design is more important than the exterior.


J U S T T H E B OX , P L E A S E

O U T - O F - T H E -WAY S PAC E S

A R E F I N E

TA L L C E I L I N G S

https://maps.squamish.ca/GIS_Links/Zoning/I-4.pdf







• Large volume of space, with a combination of covered structures (warehousing, shop space, office space) and outdoor yard space.

• Often the majority of the space needs to accommodate outdoor yard space for storage, staging, and truck/transport accessibility.

• Businesses we spoke to require anywhere from 2-7 acres of flat space, often with the majority of the space available as outdoor yard space (ranging from 60% to 100%, depending on the business).

• Accessibility for transport trucks, and in some cases, fleet vehicles

• Affordability is more important relative to other factors, such as location. Many companies in the medium industrial category are price sensitive, as they are dependent on a large quantity of land.

M E D I U M I N D U S T R I A L S PAC E N E E D S

M E D I U M I N D U S T R I A L S PAC E N E E D S

Medium Industrial space = Land use for intensive, moderate-scale primary processing, manufacturing, wholesaling, warehousing, and distribution uses, including storage and work-related activities that occur outside of enclosed buildings that may cause noise or dust nuisances. Medium industrial uses typically require some buffering from residential and commercial uses. Generally aligned with industrial activities located in District of Squamish Zones I-3, I-5, I-6 and I-7.


Company Name

Number of Full-Time

Equivalent Employees

Location

Ecorise Community 2 Home-based business seeking to operate near the Squamish Landfill

Squamish Wood Fuel Supply

2 Near Squamish Airport

Van Urban Timber 12 Squamish Business Park

Whistler Courier 12 Near Smoke Bluffs Park, Squamish

L&A Equipment 12 Paco Road, Squamish

Fraserwood Industries 40 BC Rail Yard, Squamish

Sea to Sky Courier 57 Squamish Business Park

Squamish Terminals Ltd.

100 Squamish Port

Carbon Engineering 105 Squamish Oceanfront

Miller Capilano 100 3 locations: Squamish Business Park (50 FTEs), Pemberton, North Vancouver

Nexii Building Solutions Inc.

120 BC Rail Yard, Squamish (manufacturing) & Downtown Vancouver (head office)


• Zoning matters. Since many of these companies’ location decisions are driven by zoning constraints, they’re limited to areas where medium/heavy industry uses are allowed.

• Like surrounds like. These companies prefer to be around other noise-producing companies.

• Proximity to the highway is valued by most companies. Several companies prefer a central location in the middle of Squamish while several others acknowledge that due to noise, being on the outskirts is the most practical. One company prefers to avoid locations that have only one main entry/exit point into the area, finding it more challenging to access.

• Port and rail connections. For companies using a combination of rail and/or sea-based transport as part of their business, it’s helpful to be situated near rail connections and the port. Two companies that depend on sea-based transport said that it’s ideal to be located within five km of the port. The BC Rail Yard property was highlighted as satisfying this need. This is consistent with most of the medium industrial business enquiries received by the Economic Development team.


Must-Haves• Large parcel of flat land. Typically 2-7 acres.• Long-term leases. Many of the businesses operating

on medium industrial land need to make customized investments and upgrades to the site, and long-term leases provide them with more certainty to justify the investments and upgrades.

• Ability to erect covered structures on the land while keeping 60%-100% of the space as outdoor yard without covered structures.

• These companies are typically seeking to add one or more to the site: warehouse space for storage or manufacturing, shop space for equipment storage and maintenance, and/or on-site office space.

• Many companies want permanent structures for any buildings on site, but many are willing to operate with temporary covered structures if they must, such as fabric structures, trailers, or portables.

• For companies requiring a shop space or warehouse: • Bay doors. Most (six) companies require a bay door

to load and unload equipment and inventory of varying sizes. One company is fine with a wide door, for use with forklifts.

• Tall ceilings are desirable, and are a required feature for all of the companies that require shop or warehouse space. Three of these companies require a ceiling height of at least 25 and ideally 30 ft, which allows the use of an overhead crane

for two companies, and creates storage space accessible by forklifts for a third. One company has sought even higher ceilings (36 ft) to accommodate cranes for its manufacturing use.

• Generous entrance/exit onto the site that can accommodate oversized commercial transport vehicles, such as 18-wheel trucks, fleet vehicles, tractor-trailers, and fuel trucks. It’s also critical that the site is designed with enough room for the vehicles to turn around within the site. One company suggests that a site entry/exit should be between 20-25 ft wide to allow enough room for this.

• Utilities such as electricity, water, sewer, and natural gas are required for most of the companies we interviewed, and two required additional power upgrades for their business. Still, one company specializing in firewood supply said they do not require any power or water.

• Several companies require on-site internet, but not all. Typically, if the company has an on-site office, then they require internet.

Nice-To-Haves• A direct rail connection to the site• Features to prevent theft and offer security for outdoor

yard storage, such as gated/fenced access with a locking system, lighting after-hours, and/or cameras to prevent theft


• Cost versus looks. Among the nine companies that require buildings on their site, five companies report that physical appearance is something they invest in. These companies all share the trait that they routinely welcome external partners, customers, or investors onto the site. For these companies, it’s important to be able to showcase the company in a positive light, and to make visitors feel confident about the business. That said, they’re not looking for extraordinary aesthetics—the building simply needs to looks presentable and professional. Four companies who do not have customers/clients coming to the site regularly said that cost is king and that building appearance isn’t important to them.


These companies find that staff tend to use a mix of car-based and active transportation. However, most of the active transportation takes place in nicer weather during the summer.


• Come to work. Many of these businesses do not anticipate changes in the way they work following the pandemic, as much of the work needs to happen on-site. One of the companies interviewed, with a significant R&D and office component, did say that they will be embracing more remote work in the long-term.


Businesses we spoke with in the medium industrial category face the following challenges: • Lack of industrial space. Several of the companies

interviewed (5/11 in the medium/heavy industrial category) indicate a severe challenge finding medium industrial space inventory in the District of Squamish, with few available sites with the appropriate zoning and sufficient space for their needs. Three companies note that there are no other sites they could move to within the District given current inventory and availability.

• Affordability. Five of the companies interviewed also cite challenges with affordability, as land prices continue to increase. They anticipate there would be no other sites they could afford if they had to move.


• Take it outside. The key defining feature for companies in this category is for a significant portion of the site to contain empty outdoor space relative to built space. This is often used for storage, lay-down space, and access for commercial transportation. All of the companies interviewed required at least 60% of the site as outdoor yard space.

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