2017/01/22 · regular meeting of council agenda . january 22, 2018 . a . regular meeting of...

Regular Meeting of Council

Agenda

January 22, 2018

A Regular Meeting of Council will be held in the Council Chambers of the Municipal Hall at 8645 Stave Lake Street, Mission, B.C.

Commencing at 1:00 p.m. for Committee of the Whole

Immediately followed by a Closed Council meeting

Reconvening at 7:00 p.m. for Regular Council proceedings

1. CALL TO ORDER (1:00 P.M.)

2. ADOPTION OF AGENDA

3. RESOLUTION TO RESOLVE INTO COMMITTEE OF THE WHOLE

4. DEVELOPMENT SERVICES

(a) Official Community Plan Amendment, Rezoning and Development

Permit Applications for the properties located at 32661 Egglestone

Avenue and 8653, 8677, and 8689 Cedar Street

This report details the Official Community Plan amendment and zoning amendment for the four (4) properties located at 32661 Egglestone Avenue, 8653, 8677, and 8689 Cedar Street, to allow for the development of up to seventy-nine (79) units consisting of fifty-one (51) compact lots and twenty-eight (28) row houses.

Staff support the application moving forward and as such have listed the Official Community Plan and Zoning Amending Bylaws and associated Street Naming Bylaw under the “Bylaws for Consideration” section of the

agenda.

Subject to Council’s approval, a Public Hearing will be scheduled for February 5, 2018

RECOMMENDATIONS: Council consider and resolve:

1. That, upon due consideration of Section 475 of the Local

Government Act, consultations go forward in accordance with Policy LAN.47, and that persons, organizations and authorities receiving those consultation referrals are considered to be those affected for the purposes of that section of the Act.

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Regular Council Agenda January 22, 2018

Continued from previous page

2. That no cash in lieu contribution for parkland applicable to the subdivision of the properties located at 32661 Egglestone Avenue, 8653, 8677 and 8689 Cedar Street be taken as per allowances under Section 510 Local Government Act and that instead the developers’ volunteered contribution be accepted and applied

toward park improvements in Tunbridge Park.

(b) Rezoning Application to allow a secondary dwelling unit at the

property located at 32920 Boothby Avenue

This report details the development application to rezone 32920 Boothby Avenue to RC465s to facilitate a secondary dwelling unit, and identifies the necessary amendment to the Zoning Bylaw.

Staff supports the application moving forward and as such have listed the Zoning Amending Bylaw 5698-2017-5050(275) under the “Bylaws for

Consideration” section of the Council agenda.

Subject to Council’s approval, a Public Hearing will be scheduled for February 5, 2018.

Page 57

(c) Development Variance Permits for property located at

12913 Pilgrim Street (DV17-031 & DV 17-032)

This report details the development variance permit applications requesting to increase the maximum allowable building height of an accessory building from 6.0 metres (19.7 feet) to 7.46 metres (24.48 feet) (DV17-031) and seeking to allow for an additional floor within an accessory building (DV17-032) on the subject property located at 12913 Pilgrim Street. The necessary variances to the Zoning Bylaw are also identified.

Staff supports the applications moving forward and as such have listed the Development Variance Permits for approval under the “Development

Permits for Consideration” section of the agenda.

Page 64

(d) Renewal of Temporary Use Permit TP14-003 for a Heavy Equipment

Operator School to Continue Operating at the Property Located at

11750 Dewdney Trunk Road

This report details Temporary Use Permit renewal application (TP14-003) from the Interior Heavy Equipment Operator School to continue operation of a trade school for an additional three years.

Staff support the application for a Temporary Use Permit renewal for a three (3) year term and as such, have listed the Temporary Use Permit TP14-003 for approval under the “Development Permits for

Consideration” section of the Council agenda.

Page 74

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(e) Update to Financial Contributions for Community Amenities Policy

LAN. 40 relating to District of Mission Downtown Incentive Program


That the Financial Contributions for Community Amenities Policy LAN. 40 be updated by:

1. Amending the provision identified on page 2 by changing the date by which a complete Building Permit application is received from December 31, 2016 to December 31, 2019; and

2. By replacing the following text on page 2:

In place of the Community Amenity Contribution, a 219 covenant shall be registered on title stating that the zone amending bylaw is in place until December 31, 2018 and that if the residential units have not received a final occupancy permit by December 31, 2018, Council may consider rescinding the zone amending bylaw

with the following text:

In place of any community amenity contributions volunteered as part of rezoning, a restrictive covenant shall be registered on the title of the subject development lands stipulating that “unless the

building receives a final occupancy permit from the District of Mission Building Inspector on or before December 31, 2021, the developer and or property owner shall not construct or continue the construction of, and shall not occupy or use for any purpose, any building or other improvement on the lands unless contributions towards the District’s Community Amenity

Contribution fund as agreed to as part of rezoning approval, which permitted the development, have been made

Page 81

5. CORPORATE ADMINISTRATION & FINANCE

(a) Award of Contract – Norrish Creek Slow Sand Filter Re-Sanding


1. That Mission’s share of the 2017 budget increase in the amount of

$90,620 (total regional budget increase is $374,000), for the Norrish Creek Slow Sand Filter Re-Sanding project, be approved to be reallocated from the following available capital budgets: $46,279 from the 2017 water supply contingency budget; $16,961 from the 2017 Dickson Lake Raft Modifications; and $27,380 from the 2017 Eastern Wells Hydrogeological Studies; and

2. That the District’s Financial Plan be amended accordingly.

Page 124

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6. PARKS, RECREATION AND CULTURE

(a) License for Use Agreement Renewal – Mission Granite Curling Club


1. That the License for Use Agreement between the Mission Granite Club and the District of Mission be approved for a five year period ending March 31, 2023; and

2. That Council direct execution of the License of Use Agreement.

Page 129

(b) Engaged Community Guide Overview and Request for Funding


1. That Council support the Engaged Community Guide pilot project in Mission;

2. That a budget be established in the amount of $5,000 for this project, with funding from the Gaming Reserve Fund; and

3. That the District’s Financial Plan be amended accordingly

Page 141

7. ENGINEERING AND PUBLIC WORKS

(a) BC Hydro Beautification Fund Application Result

This report provides a status update on the BC Hydro Beautification Fund Application Result. No staff recommendation accompanies this report and Council action is not required.

Page 144

8. RESOLUTION TO RISE FROM COMMITTEE OF THE WHOLE

RECOMMENDATION: Council consider and resolve to rise from Committee of the Whole

9. RESOLUTION TO EXCLUDE PUBLIC, RECESS THE PUBLIC MEETING UNTIL 7:00

P.M. AND IMMEDIATELY CONVENE INTO CLOSED SESSION


1. That pursuant to Section 90 of the Community Charter, the public be excluded from this portion of the meeting as the subject matter being considered relates to the following:

Section 90(1)(a) of the Community Charter – personal information about an identifiable individual who holds or is being considered for a position as an officer, employee or agent of the municipality or another position appointed by the municipality;

Section 90(1)(b) of the Community Charter – personal information about an identifiable individual who is being considered for a municipal award or honour, or who has offered to provide a gift to the municipality on condition of anonymity;

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Section 90(1)(c) of the Community Charter – labour relations or other employee relations

Section 90(1)(e) of the Community Charter – the acquisition, disposition or expropriation of land or improvements, if the council considers that disclosure could reasonably be expected to harm the interests of the municipality;

Section 90(1)(k) of the Community Charter – negotiations and related discussions respecting the proposed provision of a municipal service that are at their preliminary stages and that, in the view of the council, could reasonably be expected to harm the interests of the municipality if they were held in public;

2. That the public portion of the meeting be recessed until 7:00 p.m.; and

3. That Council immediately resolve into the closed portion of their meeting.

10. RECONVENE (7:00 P.M.)

11. RESOLUTION TO ADOPT RECOMMENDATIONS OF COMMITTEE OF THE WHOLE

(a) Committee of the Whole report dated January 22, 2018

Report of recommendations to be circulated at the 7:00 p.m. reconvened public meeting

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12. PRESENTATIONS

(a) Certificate of Appreciation

The Fraser Valley Mountain Bike Association will be presented with a certificate of appreciation in recognition of their hard work and dedication maintaining mountain bike trails throughout Mission.

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13. DELEGATIONS

(a) Ryan Anderson, OTG Development Concepts

Re: Access to 29950 and 29960 Lougheed Highway

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14. PUBLIC HEARINGS

(a) Public Hearing Notice for January 22, 2018

For reference

Page 150

(b) Zoning Amending Bylaw 5695-2017-5050(272)

R17-035 (Murdoch) – a bylaw to rezone property at 12162 Rolley Lake Street from Rural 16 (RU16) Zone to Rural Residential 7 Secondary Dwelling (RR7s) Zone

Copy of Notice to Owner/Occupant and previous staff report included as background information

Page 151

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(c) Zoning Amending Bylaw 5696-2017-5050(273)

R17-027 (OTG Development Concepts) – a bylaw to rezone property at 33020 Richards Avenue from Rural Residential 7 (RR7) Zone to Rural Residential 7 Secondary Dwelling (RR7s) Zone


Page 161

(d) Zoning Amending Bylaw 5697-2017-5050(274)

R17-032 (Dhaliwal) – a bylaw to rezone property at 8597 Thorpe Street from Urban Residential 465 (R465) Zone to Urban Residential 465 Secondary Dwelling (R465s) Zone


Page 171

15. COUNCIL COMMITTEE REPORTS AND MINUTES

(a) Economic Development Select Committee Meeting – September 12, 2017

Page 179

(b) Joint Shared Services Committee Meeting – November 9, 2017 Page 182

(c) Mission Community Heritage Commission (draft) – November 15, 2017 Page 187

(d) Cultural Resources Commission Meeting – November 29, 2017 Page 189

(e) Mission Traffic and Transit Committee Meeting (draft) – December 7, 2017

Page 193

16. BYLAWS FOR CONSIDERATION

(a) Official Community Plan Amending Bylaw

5701-2018-5670(1)

OCP17-005 (Skrzyniarz & Omega Engineering) – a bylaw to redesignate portions of property at 32661 Egglestone Avenue, 8653, 8677, and 8689 Cedar Street from Attached Multi Unit

Residential and Environmentally Sensitive Area to Urban Compact and Environmentally Sensitive Area

See Development Services Section 4(a)

First Reading

Page 198

(b) Zoning Amending Bylaw 5702-2018-5050(276)

R17-020 (Skrzyniarz & Omega Engineering) – a bylaw to rezone properties located at 32661 Egglestone Avenue, 8653, 8677, and 8689 Cedar Street from Suburban 36 (S36) Zone to Multiple Family 52 Rowhouse (MR52), Residential Compact 465 (RC465), Residential Compact 465 Secondary Dwelling (RC465s) and Residential Compact 372 (RC372) zones


First Reading

Page 201

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(c) Street Naming (Machell and Carter Street Extensions, and

Cunningham Avenue) Bylaw 5703-2018

A bylaw to name two road extensions and one new road


First Reading

Page 204

(d) Zoning Amending Bylaw 5698-2017-5050(275)

R17-034 (Clarkson) – a bylaw to rezone property at 32920 Boothby Avenue from Residential Compact 465 (RC465) Zone to Residential Compact 465 Secondary Dwelling (RC465s) Zone

See Development Services Section 4(b)

First and Second

Readings

Page 207

(e) Zoning Amending Bylaw 5695-2017-5050(272)

R17-035 (Murdoch) – a bylaw to rezone property at 12162 Rolley Lake Street from Rural 16 (RU16) Zone to Rural Residential 7 Secondary Dwelling (RR7s) Zone

See Public Hearing Section 14(b)

Third Reading

Page 208

(f) Zoning Amending Bylaw 5696-2017-5050(273)

R17-027 (OTG Development Concepts) – a bylaw to rezone property at 33020 Richards Avenue from Rural Residential 7 (RR7) Zone to Rural Residential 7 Secondary Dwelling (RR7s) Zone

See Public Hearing Section 14(c)

Third Reading

Page 209

(g) Zoning Amending Bylaw 5697-2017-5050(274)

R17-032 (Dhaliwal) – a bylaw to rezone property at 8597 Thorpe Street from Urban Residential 465 (R465) Zone to Urban Residential 465 Secondary Dwelling (R465s) Zone

See Public Hearing Section 14(d)

Third Reading

Page 210

(h) Zoning Amending Bylaw 5387-2013-5050(124)

R13-018 (Hodgson) – a bylaw to rezone property at 32645 Richards Avenue from Rural 16 (RU16) Zone to Rural Residential 7 Secondary Dwelling (RR7s) Zone

Previous staff report included as background information for Zoning Amending Bylaw 5387-2013-5050(124) and Street Naming (Lindsay Terrace) Bylaw 5389-2013

Adoption

Page 211

(i) Street Naming (Lindsay Terrace) Bylaw 5389-2013

A bylaw to name a new cul-de-sac over a portion of the property located at 32645 Richards Avenue

Adoption

Page 224

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17. DEVELOPMENT PERMITS FOR CONSIDERATION

(a) Development Variance Permit Application DV17-031

(12913 Pilgrim Street)

Development Variance Permit to vary Section 201 Rural Zone; Part I. Height of Buildings, Subsection 2 to increase the maximum allowable building height of an Accessory Building from a maximum of 6.0 m (19.7 ft.) to a maximum of 7.46 m (24.48 ft.)

See Development Services Section 4(c)

Page 226

(b) Development Variance Permit Application DV17-032

(12913 Pilgrim Street)

Development Variance Permit to vary Section 201 Rural Zone; Part I. Height of Buildings, Subsection 2 to allow for an additional floor within an Accessory Building

See Development Services Section 4(c)

Page 227

(c) Temporary Use Permit TP14-003 (11750 Dewdney Trunk Road)

Temporary Use Permit to allow for the addition of the following principal use and no other uses (as defined by “District of Mission Zoning Bylaw

5050-2009”):

Trade School

The allowable use shall be permitted to be conducted for a maximum of three (3) years from the date of issuance, subject to the conditions as listed on the permit

See Development Services Section 4(d)

Page 228

18. COUNCIL MEETING MINUTES FOR APPROVAL

RECOMMENDATION: That the following minutes be adopted:

(a) Regular Council Meeting – January 8, 2018 Page 230

19. RESOLUTIONS RELEASED FROM CLOSED

(a) Cultural Resources Commission Appointments & Termination of

Replaceable Logging Agreement

This report is being provided for information purposes. Council action is not required.

Page 239

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20. NEW/OTHER BUSINESS

(a) Request for Council Support of Ministry to allow Direct Highway

Access at 29950/29960 Lougheed Highway

RECOMMENDATION: Council consider and resolve:

That correspondence be sent to the Ministry of Transportation and Infrastructure stating that the decision to provide direct access to 29550 and 29960 Lougheed Highway from Lougheed Highway is entirely at the discretion of the Ministry but that all applicable safety standards are expected to be met if such access is granted.

Page 240

21. NOTICES OF MOTION

22. QUESTION PERIOD

23. ADJOURNMENT

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Development Services Staff Report to Council

File Category: 3310-17 P2017-027, OCP17-005, R17-020, DP17-027

DATE: January 22, 2018, TO: Mayor and Council FROM: Marcy Bond, Senior Planner SUBJECT: Official Community Plan Amendment, Rezoning and Development Permit

Applications for the properties located at 32661 Egglestone Avenue and 8653, 8677, and 8689 Cedar Street

ATTACHMENTS: Appendix 1 – Information for Corporate Officer Appendix 2 – Location Map Appendix 3 – Conceptual Lot Layout Appendix 4 – Proposed OCP Amendments Appendix 5 – Proposed Zoning Bylaw Amendments Appendix 6 – Current OCP Designations Appendix 7 – Developers Rationale Appendix 8 – Suite Ready requirements Appendix 9 – Engineering Department Comments Appendix 10 – Pedestrian Trail Standard Requirements Appendix 11 – Draft Development Permit DP17-027 Appendix 12 – Parks, Recreation and Culture Department Comments

CIVIC ADDRESS: 32661 Egglestone Avenue and 8653, 8677, and 8689 Cedar Street

APPLICANT: Greg Skrzyniarz and Omega Engineering OCP: Some aspects of this application are not in

conformance with the current Multiple Family, Environmentally Sensitive Area and Apartment OCP designations.

DATE APPLICATION COMPLETE: December 7, 2017

LOCATION: Cedar Valley

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OVERVIEW AND STAFF COMMENTS

This report details the Official Community Plan amendment and zoning amendment for the four (4) properties located at 32661 Egglestone Avenue, 8653, 8677, and 8689 Cedar Street, to allow for the development of up to seventy-nine (79) units consisting of fifty-one (51) compact lots and twenty-eight (28) row houses. Staff support the application moving forward and as such have listed the Official Community Plan and Zoning Amending Bylaws and associated Street Naming Bylaw under the “Bylaws for Consideration” section of the agenda. Subject to Council’s approval, a Public Hearing will be scheduled for February 5, 2018 RECOMMENDATIONS: Council consider and resolve:

1. That, upon due consideration of Section 475 of the Local Government Act, consultations go forward in accordance with Policy LAN.47, and that persons, organizations and authorities receiving those consultation referrals are considered to be those affected for the purposes of that section of the Act.

2. That no cash in lieu contribution for parkland applicable to the subdivision of the properties located at 32661 Egglestone Avenue, 8653, 8677 and 8689 Cedar Street be taken as per allowances under Section 510 Local Government Act and that instead the developers’ volunteered contribution be accepted and applied toward park improvements in Tunbridge Park.

SUMMARY

A development application has been received for the properties located at 32661 Egglestone Avenue 8653, 8677, and 8689 Cedar Street (Appendix 2). This application seeks to amend the Official Community Plan and Zoning boundaries of the site to allow for the development of up to seventy-nine (79) units, consisting of fifty-one (51) compact lots (some with secondary dwelling unit allowances) and twenty-eight (28) row houses. A conceptual lot layout is shown on Appendix 3.

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The proposed OCP amendments are identified on Appendix 4, with the proposed zoning boundary amendments identified on Appendix 5. Council approval will be required for the Multi-Unit Development Permit for the row houses to ensure that the form and character of the dwellings on these lots are constructed consistent with the Multi-Unit Residential Development Permit Area.

APPLICATION DETAILS

Site Specifics

Location Cedar Valley, Cedar Street and Egglestone Avenue

Current Uses Vacant land

Total Area 5.02 hectares (12.40 acres)

Official Community Plan

Current Land Use Designations

Attached Multi Unit Residential and Environmentally Sensitive Areas

Proposed Land Use Designations

Attached Multi Unit Residential, Urban Compact and Environmentally Sensitive Area

Zoning Bylaw

Current Zoning Suburban 36 (S36)

Proposed Zoning Multiple Family 52 Rowhouse (MR52) Zone, Residential Compact 465 (RC465) Zone, Residential Compact 465 Secondary Dwelling (RC465s) Zone and Residential Compact 372 (RC372) Zone

Purpose To facilitate the development of row houses and compact lots, and to preserve an Environmentally Sensitive Area to allow for a walking trail.

Surrounding Land Uses

North Townhouses and compact lots

South Row houses and single family lots

East Townhouses and vacant (Across cedar Street)

West Single family

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SITE CHARACTERISTICS

The development site consists of four parent properties totaling 5.02 hectares (12.40 acres). The site has road frontage along Cedar Street, Egglestone Avenue and Fennell Street (Appendix 2). The site is located within the Cedar Valley Area of Mission and within Phase 1 of the Cedar Valley Comprehensive Development Plan. The property is relatively flat with one watercourse located adjacent to the north property line which requires protection under the Riparian Area Regulations. In addition to this watercourse, the Cedar Valley Comprehensive Development Plan also identifies a north-south strip of land as environmentally sensitive.

OFFICIAL COMMUNITY PLAN AMENDMENT (Bylaw 5670-2017) The development site is currently subject to two OCP designations; Attached Multi Unit Residential and Environmentally Sensitive Areas as shown on the OCP map, Appendix 6. To achieve the lot layout as shown on Appendix 3, the developer is proposing to amend both OCP designations as shown in Appendix 4.

Existing Official Community Plan Designations The goal is always for land to develop under the current OCP designations. However, in some cases there is support for amending designations based on market demand, development viability and community benefit as well as broader goals and objectives of the District. Summary of Proposed Amendments to the OCP

The table below provides detail on the current OCP designations, the proposed designations and the proposed housing form and zone under each OCP designation.

Current OCP Designation

Proposed OCP Designation

Proposed Built Form

Proposed Zone

Attached Multi Unit Residential

Urban Compact Single Family

Residential Compact 372 (RC372) Zone


Residential Compact 465 Secondary Dwelling (RC465s) Zone

Environmentally Sensitive Area

Reduce area of ESA Single Family



The proposed Row Houses are consistent with the Attached Multi Unit Residential designation in the OCP and therefore no OCP amendment is required to allow the row house development within the site. Proposed Amendment to Environmentally Sensitive Designated Lands

The Environmentally Sensitive designation as created under the Cedar Valley Comprehensive Development Plan was primarily intended to protect significant environmental assets including terrestrial and aquatic habitats in addition to permitting passive recreational uses, such as wildlife viewing and walking. Where appropriate, constructed features within such lands are limited to walking trails, footbridges and educational kiosks.

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The total amount of ESA lands as shown on the Current OCP map (Appendix 6) is 1.13 hectares (2.81 acres). The developer, with support from their QEP, is proposing to reduce the amount of environmental sensitive lands protected to approximately 1,050 sq. metres. Based on the QEP reports the watercourse along the east/west ESA corridor will be protected with a 2.0 metre stream side protection and enhancement area (SPEA) and the watercourse along the north/south corridor no longer exists. While staff are supportive of reducing portions of these ESA designated lands based on the report provided by the QEP, staff are not in support of removing all these protected lands within the development site as these lands, although not considered environmentally sensitive, can provide other tangible benefits to the surrounding residents and community overall. For this reason, staff have negotiated with the developer to protect the SPEA along the north property boundary with the developer agreeing to the construction of a pedestrian connection from Fennell Street through to Machell Street (Appendix 3). The developer has also agreed to maintain a portion of the north /south ESA for a pedestrian linkage within the new neighbourhood. The developer is also providing compensation for the removal of this marginal habitat, as per the Cedar Valley Environmental Plan, and has agreed to provide compensation in the form of a pedestrian path and bridge into Tunbridge Park. The final design and location of the bridge and path will be determined by the Parks Recreation and Culture Department in conjunction with the Engineering Department. Proposed Amendment to Townhouse Designation

The developer is proposing to amend the OCP designation from Attached Multi Unit Residential to Urban Compact as shown on Appendix 4. The redesignation of these lands will allow for the up to fifty-one (51) compact single family lots. While the proposed amendment to compact lots will result in a decrease in overall density, the proposed compact lot housing form will follow the development pattern of the existing compact developments to the west and south and provide a housing form that has proven viable in Mission. The developer has provided a detailed rationale for the requested OCP and zoning amendments attached as Appendix 7. Staff recommendation

Staff support all the OCP amendments sought by the applicant as they are providing housing forms that are proven to be economically viable within Cedar Valley and that the housing styles will fit within the existing neighbourhoods. In addition, the developer is providing compensation for removal of the ESA land as well as a community benefit in the form of a pedestrian trail throughout the development. ZONING BYLAW COMPLIANCE (Bylaw 5050-2009): The parent parcels are currently zoned Suburban 36 (S36) zone, which allows for one single family dwelling on each parent parcel. To allow the site to develop as shown on Appendix 3, the developer is proposing to amend the zoning of the properties from the S36 Zone to Residential Compact 372 (RC372), Residential Compact 465 (RC465) Zone, Residential Compact 465 Secondary Dwelling (RC465s), and Multiple Family 52 (MR52) Row House (MR52) Zone, as shown on Appendix 5.

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Target Zones The target zones would allow for the following housing forms and minimum lot sizes:

Zone Units/Lots

Housing form

Minimum lot size


1 lot 372 sq. metres


28 Single Family Lots 465 sq. metres (5005 sq. ft.)


22 Single family lots with a secondary dwelling

465 sq. metres (5005 sq. ft.)

Multiple Family 52 Row House (MR52) Zone

28 Row Houses (fee simple) 165-226 sq. metres (1776-2432 sq. ft.)

Total Lots = 79 Lots


Staff worked with the developer on a variety of lot layouts to achieve a development that would fit within the context of the surrounding neighbourhood, maximize lot yield and ensure good pedestrian and traffic movement within the development. As a result of these discussions and negotiations, the developer is proposing only one (1) lot to be zoned RC372 Zone. While staff encourage the development of lanes in association with lots zoned RC372, there are situations, such as this, where the RC372 zone is appropriate and a lane may not be appropriate. Residential Compact 465 (RC465) and Residential Compact 465 (RC465) Secondary Dwelling Zones

The developer is requesting a total of fifty (50) fee simple lots under a combination of the RC465 (28 proposed lots) and RC465s Zones (22 proposed lots), Appendix 5 identifies the lots intended to allow secondary dwelling. The developer has agreed to the registration of a restrictive covenant, requiring those lots zoned to allow a suite be constructed to a “suite ready” standard, including the provision of a parking space for the secondary dwelling unit. The suite ready conditions that will be included in a Section 219 covenant are detailed on Appendix 8. Multiple Family 52 Row House (MR52) Zone

The developer is requesting twenty-eight (28) fee simple lots under the MR52 Zone; Appendix 5 identifies the intended for row house development. PLANNING ANALYSIS

Neighbourhood Character The development site is surrounded by a combination of urban compact, urban residential and multi-family developments. The proposed development fits well within the surrounding built housing forms, including the compact lots to the west, row houses to the south and the townhouses to the north.

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The road network within the development will be extended to complete the existing road network in the area. Specifically, Machell Street will be extended as shown on the conceptual lot layout (Appendix 3). The proposed road network will allow for through traffic between the existing neighbourhood and the new development as well as improved north south connectivity. The current Egglestone Avenue half-road will be completed to a full road standard, with houses fronting Egglestone Avenue to mirror the built-out development on the south side of Egglestone Avenue.

Municipal Services within the Development From an Engineering point of view, there are no servicing requirements that need to be installed prior to the adoption of the zone amending bylaw. The Engineering Department comments are attached as Appendix 9. Environmental Protection The developer has submitted a report from a QEP based on the Riparian Area Regulations (RAR). The report from the QEP identified two ditches which run parallel to each other and then connect. The RAR report includes recommendations for a 2.0 metre Streamside Protection and Enhancement Area (SPEA); the entire SPEA is located within the area shown as Park on Appendix 3. While the RAR report did not identify any watercourse on the north/south ESA lands that required protection under RAR, the developer has agreed to maintain a portion of these lands for pedestrian connection purposes. Tree Retention Due to the density of the proposed development all trees within the development site will need to be removed. The arborist report submitted by Mike Fadum also identifies twelve 12 trees within the Environmentally Sensitive Area that require removal for either the trail construction or they have been identified as unhealthy and pose a hazard. In accordance with Council Policy LAN. 32 – Tree Retention and Replanting, the applicant will be required to plant two trees per lot for the urban compact lots. The planting requirements for the row houses are addressed as part of the development permit process. Parks and Trails (Section 510 of the Local Government Act, and the Parks and Trails Master Plan) In accordance with Section 510 of the Local Government Act and Council Policy LAN. 26, a developer contribution of up to five percent (5%) cash in lieu for parkland is applicable to the accompanying subdivision application. As these monies can only be used for parkland acquisition, staff are recommending that no parkland contribution be collected but that the equivalent value of money volunteered by the developer be accepted to allow the cash funds to be used to make improvements to Tunbridge Park. The Parks Recreation and Culture Department comments are attached as Appendix 12.

STREET NAMING (Policy STR.28 – Street Naming) That is accordance with Section 39 of the Community Charter and Council Policy Street Naming STR28., a bylaw be prepared to provide a name for two road extensions and one new road as shown on Appendix 3 as follows;

1. Road extending south off of Machell Street as the logical extension of Machell Street. 2. Road extending east off of Carter Street as the logical extension of Carter Street. 3. Road extending east off of Fennell Street and north of Carter Avenue as Cunningham

Avenue.

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DEVELOPMENT PERMIT

The overall development is subject to two development permits: Multi-Unit Residential Development Permit Area and the Intensive Residential Development Permit. The Multi-Family Development Permit requires Council approval whereas approval of the Intensive Residential Development Permit for the single family dwellings has been delegated to the Director of Development Services. The row houses component of the development is subject to the Multi-Unit Residential Development Permit Area. Some of the objectives of the development permit area include:

To encourage a high visual design and functional standard of development for higher density residential uses.

To maintain a development density that can support adjacent commercial land uses and the viability of infrastructure such as public transit.

To provide a mix of housing forms, choices and affordability opportunities for new residents to Cedar Valley.

The developer has agreed to stagger the buildings on proposed Lots 25, 26, 27 and 28, bringing the houses to the minimum front lot line setback. This will allow for an enhanced street presence and larger more usable back yard.

The proposed Row House design meets or exceeds the Multi Unit Residential Development Permit Area guidelines as outlined in the OCP. The massing of the buildings, the exterior design and articulation, the utilization of high quality materials, and orientation of the units to the street, all communicate the intent for which the guidelines were written.

Highlights of the design include:

steep roof pitches,

incorporation of varying materials and gable treatments, and

integration of different window and door styles on each unit to further promote individual distinction between the units.

As fee simple lots require each lot to have frontage onto a public road, the developer has worked diligently to design a development that maximizes lot yield and provides good street presence with the front porches facing the public road. The developer is also providing four (4) units that will allow people to age in place by providing all living space on one floor, including bedroom and full bathroom. Landscaping

The developer has achieved a high level of site aesthetics with the landscaping design within the row house development. The landscaping meets the requirements of the Multi-Family Development permit area.

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COMMUNITY AMENITY CONTRIBUTION (LAN.40 – Financial Contribution for Community Amenities) In accordance with Council Policy LAN.40, the applicant has volunteered to contribute $ 2,815 per new lot or unit) to offset the unique financial burden that residential development incurs on the District to fund new facilities and/or amenities. These CAC contributions are above and beyond the bridge construction into Tunbridge Park and the pedestrian linkages that the developer has volunteered to build throughout the development. Provided Council resolves to do so, additional cash contributions will be provided in lieu of parkland contributions. The amount will be determined based on narrative appraisal to be submitted once the Preliminary Layout Approval letter is issued by the Approving Officer for the subdivision. FINANCIAL IMPLICATIONS (Section 477 of the Local Government Act) Pursuant to Section 477 of the Local Government Act, when an application is made to amend the OCP Council needs to consider whether the proposed amendments, would have an impact on the District’s Financial Plan and Waste Management Plan. Staff have reviewed the potential financial implications and have determined there will be no significant impact to the District’s Financial Plan and Waste Management Plan with the proposed OCP amendments. While the change to the OCP designations for these lands will result in a temporary shortfall in development cost charge program revenue, this will be corrected through a future review of the Development Cost Charge Bylaw. Similarly, while there is also an overall reduction to the in the monies collected for Community Amenity Contributions as per policy direction, the developer has agreed to in-kind works contribution the District by volunteering to construct a bridge into Tunbridge Park as well as providing pedestrian linkages within the development site to the surrounding neighbourhoods. These contributions will make up for any shortfall in community amenities contribution typically accepted with development.

COMMUNICATION

The developer has posted three (3) development notification signs on the site summarizing the proposed development. Provided a public hearing date is determined by Council, the sign will be modified to advertise the public hearing details (i.e. date, time and place). In addition, a notice will be mailed to the owners and to the occupiers of all properties within a distance of 152 metres (500 ft.) of the development site notifying them of the public hearing details.

Policy LAN.50 - Pre-Public hearing Information Packages A pre-public hearing information package will be prepared to include copies of all applicable documents and will be made available online or at municipal hall for public viewing. Bylaw 3612-2003 Land Use Application Procedures and Fees

A notice of Public Hearing will be prepared in accordance with Bylaw 3612-2003 and the Local Government Act.

18

A notice of Development Permit or Development Variance Permit shall be mailed or otherwise delivered in accordance with Bylaw 3612-2003 and the Local Government Act.

Policy LAN.47 - Official Community Plan (OCP) Referral Staff reviewed the requirements of LAN.47 and recommend that referrals with respect to the OCP amendment be forwarded to School District No.75. REFERRALS Engineering The Engineering Department has no objection to the project subject to the completion of engineering servicing requirements as outlined in Appendix 9.

Parks, Recreation and Culture The Parks, Recreation and Culture Department has no objection to the project. The Parks, Recreation and Culture Department comments are attached as Appendix 12.

REQUIREMENTS PRIOR TO FINAL READING

The Final Reading of the amending bylaws will be held until the following have been satisfied: 1. Any requirements received from external agencies regarding the proposed OCP amendment. 2. The community amenity contribution that has been volunteered in the amount of $2,815 per new

unit or lot is received. 3. Any other requirements resulting from Council’s consideration of the Bylaw including Public

Hearing. 4. All pedestrian linkages as shown on Appendix 3 must either be constructed prior to adoption of

the bylaws or secured through a servicing agreement registered on title. 5. Access to Tunbridge Park from Greene Place via a bridge must be completed or secured through a

servicing agreement registered on title. INFORMATIONAL NOTES

1. Approval of Development Permit DP17-027 will be considered as part of the same Council agenda as the Official Community Plan and Zone Amending Bylaws are considered.

SIGN-OFFS:

Marcy Bond, Senior Planner

Reviewed by: Rob Publow, Manager of Planning

Comment from Chief Administrative Officer Reviewed.

19

Appendix 1

Information for Corporate Officer

Civic Address:

8677 Cedar Street

PID: 003-625-974

Legal: Lot 17, Section 29, Township 17, New Westminster District Plan 24630 Except Plan BCP45872

Civic Address:

8653 Cedar Street

PID: 005-349-427

Legal: Lot 35, Section 29, Township 17, New Westminster District Plan 55248 Except Plan BCP45873

Civic Address:

8689 Cedar Street

PID: 015-021-637

Legal: Parcel “One” (Reference Plan 9952) of Lot 5, Section 29, Township 17, New Westminster District Plan 665 Except Plans 24630 and BCP46102

Civic Address:

32661 Egglestone Avenue

PID: 011-452-691

Legal: Lot “A” Section 29 Township 17 New Westminster District Plan 9990

20

Appendix 221

Appendix 322

Appendix 423

Appendix 524

Appendix 625

Rationale for request to amend the OCP from Apartment to Row Homes & townhouse to compact single family on Cedar and Egglestone Sub-division.

Our primary goal of this development is to blend the new proposed homes seamlessly into surrounding neighbourhoods in a sustainable matter that creates a LIVABLE COMMUNITY.

While there are many stakeholders in this development, the owners of existing homes in the neighbourhood will be affected the most. They will have to endure 2 or more years of construction which will affect their quality of life. More importantly, the value of existing homes will be directly affected by the new homes that will be built next door.

We propose 28 new Row Homes north of the existing complex on the corner of Cedar Street and Egglestone Ave., connecting all the way to Burton Ave. The density and character of the new Row Homes will match the existing homes. Furthermore, we believe that Row Homes provide a needed form of housing that fills the gap between conventional townhouses and single detached homes. Our Row Homes provide many features of single detached homes such as: fenced and private back yard, 2 car side by side detached garage, 2 car side by side driveway, and fee simple ownership. Row Homes come in 3-plex and 4-plex configurations which allows for more efficient use of land. Smallest Row Home lots are 2600 sq. ft. For that reason, Row Homes are offered for sale at $250,000 discount to the same size single detached homes. Our proposal clearly addresses the issue of affordability while using land in a sustainable matter. Furthermore, we are offering 4 Row Homes with a master bedroom on the main floor called flex housing.

The second part of our development proposes to amend the OCP from townhouse to various forms of compact residential lots. Our main goal for this part of the development was to create a LIVABLE COMMUNITY that was a desirable place to live, play, and grow.

We propose: 28 RC465 lots, 22 RC465-S lots, and 1 RC372 lot. Our mix of lots and layout blends flawlessly into the existing neighbourhoods surrounding our proposal. The one RC372 lot on Machell Street matches the existing lots to the north of it. Furthermore, we are proposing 28 RC465 and 22 RC465-S lots. These lots match the density and character of lots to the west and south of our development proposal. To make this neighbourhood more livable, we propose that only 44% of the all RC465 lots to be designated as RC465-S to accommodate legal basement suites. We have worked very hard with the planning and engineering departments to make sure that we address parking and safety issues. Additionally, we have agreed to register a covenant outlining Legal Suite construction and parking requirements that will be registered on title of every RC465-S lot.

We also propose to create park land with pedestrian walkways going north-south and east-west through the entire neighbourhood. It will be a great place to take a stroll and enjoy the surrounding green space. Moreover, we offered to build a pedestrian bridge that will connect the existing neighbourhoods north of our development to Tunbridge Park. Thus, creating a network of trails that connect living spaces with new and existing parks.

Appendix 726

We firmly believe that our proposal creates a sustainable and livable community. We propose a good mix of homes that addresses affordability issues and blends in with existing homes. Lastly, we believe that our park and pedestrian trail system will not only be beneficial to the future residents of our development but also for the entire surrounding area and the Cedar Valley.

Kindest Regards,

Greg Skrzyniarz

Appendix 727

Suite Zone Lots The following requirements will be registered on title with a covenant for those lots zoned to allow a secondary dwelling unit. Those lots where a suite is permitted must be constructed to meet the following requirements regardless of whether the building permit application incudes a suite.

a. The floor plans of the single family dwelling must show location and size of any potential secondary suite and include the following:

• A separate exit to the exterior of the principal single family dwelling.

• An in-suite or shared laundry facility.

• Exit protection of the suite area from the main unit of the single family dwelling.

• An independent heating system, e.g. gas fireplace, second furnace, or electrical panel sized to accommodate electric heat for the suite.

• Smoke and carbon monoxide detection, i.e. plan for inner-connection and photoelectric units pre-wire in voids that are concealed under the current permit. Fire separation to be continuous.

• Separate mechanical ventilation for the secondary suite – pre-duct in voids that are concealed under the current permit with fire separation around the ducting.

• Headroom that meets current standard for rooms in the BC Building Code for occupancy purposes.

b. The full extent of any potential secondary suite ceiling must be finished with 5/8" Type-X drywall and any area not within the suite where the vertical fire separation is not continuous to the underside of the floor sheathing.

c. Where completed as part of the permitted construction of a potential secondary suite, vertical fire separations shall be finished with 5/8" Type-X drywall on both sides.

d. Where concealed by permitted finishes, fire stopping must be installed in the appropriate locations.

e. All windows for future bedrooms, whether part of a secondary suite or not, shall conform to egress requirements of the BC Building Code.

f. The site plan must make provision for one additional unencumbered parking space.

g. If the secondary suite and the principle dwelling are fully sprinklered to meet District of Mission Sprinklering Bylaw then sections b, c and e do not apply.

Appendix 828

NGINEERING COMMENTSAppendix 9

29

Appendix 1030

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A-1.1

SHEET DRAWING TITLE

BUILDING #1 - BASEMENT FLOOR PLANA-2.1

DRAWING INDEX

BUILDING #1 - MAIN FLOOR PLANA-2.2

BUILDING #1 - UPPER FLOOR PLANA-2.3

BUILDING #1 - FRONT & RIGHT ELEVATIONA-2.4

BUILDING #1 - REAR & LEFT ELEVATIONA-2.5


























BUILDING #1 - DETACHED GARAGEA-10.1

BUILDING #2 - DETACHED GARAGEA-10.2

TYPICAL - DOUBLE GARAGE UNITA-10.3

TYPICAL - SINGLE GARAGE UNITA-10.4






BUILDING #8 - BASEMENT FLOOR PLAN

BUILDING #8 - MAIN FLOOR PLAN

BUILDING #8 - UPPER FLOOR PLAN

BUILDING #8 - FRONT & RIGHT ELEVATION

BUILDING #8 - REAR & LEFT ELEVATION

A-9.1

A-9.2

A-9.3

A-9.4

A-9.5

LEGEND:

PRIVATE WALKWAY FOR EACH UNIT

PRIVATE DRIVEWAY FOR EACH UNIT

PRIVATE YARD

PAVED LANE

BUILDING #1

BUILDING #2

BUILDING #3

BUILDING #4

BUILDING #5

BUILDING #6

BUILDING #7

BUILDING #8

DETACHED GARAGES

A-1.2 STREETSCAPE

A-0.2 RENDERING - BUILDING #8

A-0.1 RENDERING - BUILDING #3

A-0.0 COVER SHEET

BUILDING #1UNIT #2

UNIT #1

UNIT #3

UNIT #44'-11" [1.50M]

19'-8 1/4"[6.00M]

4'-11" [1.50M]

PAVEDLANE

CED

AR

STR

EET

8'-1

1/4"

[2.4

7M]

10'-1

1/4"

[3.0

8M

]

5'-1

1/4"

[1.56M

]5'-1

1/4"

[1.55M

]

BUILDING #3

UNIT #10

UNIT #8

UNIT #9

UNIT #11

10'-1

1/4"

[3.0

8M

]3'-0

" [0

.91M

]10

'-1

1/2"

[3.0

8M

]

5'-1

1/4"

[1.56M

]5'-1

1/2"

[1.56M

]

3'-0

" [0

.91M

]

BUILDING #2UNIT #6

UNIT #7

UNIT #5

5'-1

1/4"

[1.56M

]

10'-1

1/4"

[3.0

8M

]

4'-11" [1.50M]

4'-11" [1.50M]

19'-8 1/4"[6.00M]

PAVEDLANE

PAVEDLANE

5'-1

3/4

" [1.57M

]

10'-2"

[3.10

M]

BURTON AVE.

BUILDING #5UNIT #16

UNIT #15

UNIT #17

UNIT #18

3'-11

1/4

" [1.20

M]

9'-6

1/2

" [2.9

1M]

14'-6 1

/4"

[4.4

2M

]3'-0

1/4

" [0

.92M

]3'-0

1/4

" [0

.92M

]

BUILDING #6

8'-11

" [2.7

2M

]

UNIT #19

UNIT #21

UNIT #20

3'-11

1/4

" [1.20

M]

3'-11

1/4

" [1.20

M] 1'-1

1 3/4

" [0

.61M

]

7'-1

1 1/

4"

[2.4

2M

]3'-0

1/4

" [0

.92M

]9'-1

1 1/

4"

[3.0

3M

]

BUILDING #4UNIT #13

UNIT #12

UNIT #148'-10

1/4

" [2.7

0M

] 15'-1

3/4

" [4.6

1M]

7'-1

1 1/

4"

[2.4

2M

]

2'-0

" [0

.61M

]

3'-0

1/4

" [0

.92M

]

3'-11

1/4

" [1.20

M]

3'-11

1/4

" [1.20

M]

8'-11

" [2.7

2M

]3'-0

1/4

" [0

.92M

]

UNIT #24

3'-0

1/4

" [0

.92M

]8'-11

" [2.7

2M

]

UNIT #22

BUILDING #7

MACHELL S

TR

EET

UNIT #23

UNIT #25

BUILDING #8

UNIT #28

UNIT #27

UNIT #269'-7

"[2

.92M

]18'-2" [5.54M]

16'-8" [5.08M]

12'-2" [3.71M]

16'-8" [5.08M]

9'-10" [3.00M]

16'-8" [5.08M]

18'-2" [5.54M]

9'-10" [3.00M]

12'-2" [3.71M]

12'-2" [3.71M]

18'-2" [5.54M]

18'-2" [5.54M]

11'-5" [3.48M]

18'-2" [5.54M]

12'-2" [3.71M]

18'-2" [5.54M]

18'-2" [5.54M]

9'-10" [3.00M]

19'-1 3/4" [5.83M]

13'-8 3/4" [4.18M]

18'-4 3/4" [5.61M]

22'-0 1/4" [6.71M]

16'-8 1/4" [5.09M]

31'-9 3/4" [9.70M]

25'-9 3/4" [7.87M]

28'-9 3/4"[8.78M]

22'-9 3/4" [6.96M]

35'-6 1/2" [10.83M]

31'-6 1/2" [9.61M]

42'-11 3/4" [13.10M]38'-11 3/4" [11.88M]

47'-0 3/4" [14.34M]

41'-0 3/4" [12.51M]

9'-1

0 1

/4"

[3.0

0M

]

3'-11

1/4

" [1.20

M]

30'-3"[9.22M]

30'-3"[9.22M]

30'-3"[9.22M]

30'-3"[9.22M]

30'-3"[9.22M]

30'-3"[9.22M]

33'-3"[10.13M]

33'-3"[10.13M]

14'-10

1/2

"[4

.53M

]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

10'-2 1

/2"

[3.11M

]

19'-10" [6.05M]

13'-10" [4.22M]

16'-10" [5.13M]12'-10" [3.91M]

16'-10" [5.13M]

12'-10" [3.91M]

19'-10" [6.05M]

13'-10" [4.22M]

19'-10" [6.05M]

11'-6" [3.51M]

16'-10" [5.13M]

14'-5" [4.40M]

19'-10" [6.05M]

16'-10" [5.13M]

11'-6" [3.51M]

19'-10" [6.05M]

13'-10" [4.22M]

19'-10" [6.05M]

13'-10" [4.22M]

19'-10" [6.05M]13'-1"

[3.99M]

19'-10" [6.05M]

19'-10" [6.05M]

13'-10" [4.22M]

19'-10" [6.05M]

11'-6" [3.51M]

18'-4" [5.59M]

13'-10" [4.22M]

18'-4" [5.59M]

18'-4" [5.59M]

11'-6" [3.51M]

19'-10" [6.05M]

13'-10" [4.22M]

5'-1

1/2"

[1.56M

]

14'-6"

[4.4

2M

]

10'-2 1

/4"

[3.10

M]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

14'-3 1/4"[4.35M]

13'-11 1/4"[4.25M]

14'-3 1/4"[4.35M]

31'-6 1/4"[9.60M]

31'-6 1/4"[9.60M]

5'-1

1/4"

[1.56M

]

10'-1

1/4"

[3.0

8M

]

31'-6 1/4"[9.60M]

31'-6 1/4"[9.60M]

31'-6 1/4"[9.60M]

31'-6 1/4"[9.60M]

3'-0

1/4

" [0

.92M

]2'-0

" [0

.61M

]

31'-6 1/4"[9.60M]

10'-2 1

/4"

[3.10

M]

13'-2"

[4.0

1M]

13'-2"

[4.0

1M]

LOT 1

LOT 2241.9 sq.m.

328.1 sq.m.

327.6 sq.m.

241.9 sq.m.LOT 3

LOT 4

327.6 sq.m.LOT 5

241.9 sq.m.

LOT 7327.6 sq.m.

LOT 6

327.6 sq.m.LOT 8

LOT 10

LOT 9

327.6 sq.m.

241.9 sq.m.

241.9 sq.m.

LOT 11

LOT 13

327.6 sq.m.LOT 12

LOT 14376.5 sq.m.

241.9 sq.m.

363.62 sq.m.

LOT 16

LOT 15

236.48 sq.m.

236.48 sq. m.

306.32 sq. m.

LOT 17

LOT 18

LOT 20

318.21 sq.m.LOT 19

236.48 sq.m.

318.21 sq.m.LOT 21

307.05 sq.m.

240.18 sq.m.LOT 23

LOT 22

LOT 24245.65 sq.m.

LOT 25330.53 sq.m.

363.96 sq.m.

453.93 sq.m.

287.27 sq.m.LOT 27

LOT 26

LOT 28

39.66

32.66

4.24

5.66

6.10

8.2

66.10

8.2

68.2

66.10

8.2

68.2

66.10

6.10

8.2

68.2

66.10

5.8

2

6.8

06.10

8.2

68.2

66.10

6.10

8.2

68.2

66.10

8.2

68.2

66.10

6.10

8.2

9

39.66

39.66

39.66

39.66

39.66

39.66

39.66

39.66

39.66

39.66

39.66

39.66

39.66

4.24

32.77

37.99

6.7

26.10

8.2

17.

906.10

6.10

7.90

8.2

16.6

06.10

6.10

6.6

28.2

17.

906.10

8.2

16.10

4.24

38.77

38.77

38.77

38.77

38.77

6.10

7.90

8.2

1

39.06

38.77

38.77

39.75

42.93

40.86

45.89

48.16a=0.104

a=2.08

a=1.812

6.10

4.24

PAVED LANE

SITE RECONCILIATION:CIVIC ADDRESS/LEGAL DESCRIPTION:

8653 CEDAR ST. LOT 35, PLAN NWP55248 - EXCEPT PLAN BCP45873, SECTION 29, TOWNSHIP 17,PID 005349427.8677 CEDAR ST. LOT 17, PLAN NWP24630 - EXCEPT PLAN BCP45872, SECTION 29, TOWNSHIP 17,PID 003625974.8689 CEDAR ST. LOT 5, PLAN NWP665 - EXCEPT PLAN 24630, PCL 1 (REF PL 9952) AND EXC.PL. BCP46102, SECTION 29, TOWNSHIP 17, PID 015021637.

ZONING: MR52

SITE AREA: 100,295.72 sq.ft. or 9,317.77 sq.m. or 2.30 ac. or .9317 ha.

DENSITY: ALLOWED: 52 upha PROPOSED: 28 UNITS / .9317 ha = 30.05 upha OR (12.17 upa)

SETBACK:NORTH (SIDE): ALLOWED: 2.7m (8.9') PROPOSED: 2.70m (8.9')EAST (FRONT): ALLOWED: 3.5m (11.5') PROPOSED: 4.55m (14.9')SOUTH (SIDE): ALLOWED: 1.2m (3.9') PROPOSED: 1.56m (5.11')WEST (FRONT): ALLOWED: 3.5m (11.5') PROPOSED: 5.08m (16.66')

LOT COVERAGE: ALLOWED: INTERNAL LOT 60%END LOT 50%CORNER LOT 50%

PROPOSED: INTERNAL LOTSLOT 2: 52.53%LOT 3: 51.84%LOT 6: 52.17%LOT 9: 51.61%LOT 10: 50.26%LOT 13: 52.61%LOT 16: 53.03%LOT 17: 53.74%LOT 20: 53.37%LOT 23: 50.62%LOT 24: 50.82%LOT 27: 44.30%

PROPOSED: END LOTSLOT 1: 41.08%LOT 4: 41.67%LOT 5: 40.41%LOT 7: 40.41%LOT 8: 39.94%LOT 11: 41.28%LOT 12: 40.06%LOT 18: 44.00%LOT 19: 42.42%LOT 21: 41.60%LOT 22: 44.04%LOT 25: 39.59%LOT 26: 36.76%

PROPOSED: CORNER LOTSLOT 14: 34.85%LOT 15: 37.54%LOT 28: 29.47%

F.S.R.: N/A

BUILDING HEIGHT:PRINCIPAL BUILDING: ALLOWED: 10.64m (34.90')

PROPOSED: 10.60m (34.77')

OFF STREET PARKING:RESIDENT PARKING:

REQUIRED: 2 SPACES PER DWELLING UNIT.PROVIDED: 2 SPACES PER DWELLING UNIT.

Appendix 1131

31

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A-1.2

CEDAR STREET

BUILDING #1 BUILDING #2 BUILDING #3

BUILDING #5BUILDING #8

BUILDING #4

MATCHELL STREET

BUILDING #6BUILDING #7

Appendix 432

8'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

1x4 OVER2x10 BARGE BOARD

PAINTED FINISH

1x4 SHADOW TRIM

HARDI SHINGLES

1x4 OVER2x10 BARGE BOARDPAINTED FINISH

ASPHALT SHINGLE ROOF




VINYL SIDING

VINYL SIDING

12"x12" B/U COLUMNC/W 20"x20" CULTURED

STONE BASE

12"x12" B/U COLUMNC/W RAISED PANEL DETAIL

& 20"x20" CULTUREDSTONE BASE

12"x12" TIMBER COLUMNC/W 20"x20" CULTUREDSTONE BASE

1'-0"

1'-0"

1'-0" 1'-0"

1'-6"1'-6"

1'-0" 1'-0"

1'-6"

1'-6"

ALUMINUMRAILING


8" HARDIB&B @ 24" O.C.

12

9

12

9

12

9

12

9

12

9

12

9

12

9

12

91'-6"

3" HARDI B&B@ 9" 0.C.

3'-6"

6/12 SLOPE

5/12 SLOPE

6/12 SLOPE

5/12 SLOPE

ALUMINUMRAILING

ALUMINUMRAILING

ALUMINUMRAILING

RAISED GABLEEND DETAIL

1'-6"

FRONT ELEVATION

U.F.C.

B.F.E.

ROOF RIDGE

M.F.E.

U.F.E.

VINYL SIDING

VINYL SIDING

VINYL SIDING

1'-6"

2'-0"

1'-6"

1'-6"

1'-6"

1'-6"

1'-6"

2X10 TRIM

2X10 TRIM

12

6

12

6

9/12 SLOPE

9/12 SLOPE

6/12 SLOPE


RIGHT ELEVATION

4 4

12

9

1018

12

CEDAR PANELFENCING. NATURAL

STAIN FINISH

ALUMINUMRAILINGS(TYP.)

2X10 TRIM

8'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

U.F.C.

B.F.E.

ROOF RIDGE

M.F.E.

U.F.E.

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A-2.4

Appendix 433

VINYL SIDING

2X10 TRIM

2X10 TRIM

1'-6"

1'-6"

1'-6"

1'-6"

1'-6"

1'-6"

12

6 ASPHALT SHINGLE ROOF

12

6 1'-6"

12

6

125

9/12 SLOPE

LEFT ELEVATION

1810

2x10 TRIM

1'-6"

6

12

VINYL SIDING

12

VINYL SIDING

1'-6"

448



STAIN FINISH

12

8'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

U.F.C.

B.F.E.

ROOF RIDGE

M.F.E.

U.F.E.

1'-0"

1'-6" 1'-6"

1'-6" 1'-6"

1'-6" 1'-6"

1'-6" 1'-6"6

126

12

612

612

612

612

612

612

1'-0"



2X10 TRIM 2X10 TRIM 2X10 TRIM 2X10 TRIM

2X10 TRIM2X10 TRIM2X10 TRIM2X10 TRIM

6/12 SLOPE

6/12 SLOPE

3" HARDI B&B@ 9" 0.C.

8" HARDI B&B@ 24" O.C.

VINYL SHINGLES

VINYL SHINGLES

REAR ELEVATION

1'-0"

1'-0" 1'-0" 1'-0"

1'-1

1"

VINYL SIDING

VINYL SIDING

ALUMINUMRAILING

ALUMINUMRAILING

ALUMINUMRAILING

1'-0"

1'-0"

8'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

U.F.C.

B.F.E.

ROOF RIDGE

M.F.E.

U.F.E.

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1/4"=

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A-2.5

Appendix 434

FRONT ELEVATION


PAINTED FINISH

1x4 SHADOW TRIM

3" HARDI B&B@ 9" 0.C.

1'-0"

1'-0" 1'-0"

1'-0"

1'-6"1'-6"

1'-6"

3" HARDI B&B @ 9" 0.C.

HARDI SHINGLES

ARCHIT. WOODBRACKET

2x10 TRIM

12"x12" TIMBER COLUMNC/W 20"x20" CULTURED

STONE BASE

2-8"x8" B/U COLUMNPAINTED FINISH


1'-6"

ASPHALT SHINGLE ROOFASPHALT SHINGLE ROOF

ASPHALT SHINGLE ROOF6/12 SLOPE

5/12 SLOPE

6/12 SLOPE

129

129

129

129

129

129

129

129

129

129

129

129

VINYL SIDING

12"x12" B/U COLUMNC/W RAISED PANEL DETAIL& 20"x20" CULTUREDSTONE BASE

ALUMINUMRAILING

ALUMINUMRAILING


3'-10

3/8

"

8'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

U.F.C.

B.F.E.

ROOF RIDGE

M.F.E.

U.F.E.

VINYL SIDING

VINYL SIDING

VINYL SIDING

126

125

126

1'-6"

1'-6"

1'-6"

1'-0"

1'-0"

126

1'-6"

9/12 SLOPE

9/12 SLOPE

9/12 SLOPE


9/12 SLOPE

RIGHT ELEVATION

44

CEDAR PANELFENCING. NATURALSTAIN FINISH

8'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

U.F.C.

B.F.E.

ROOF RIDGE

M.F.E.

U.F.E.

18 10

12

8

12

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A-3.4

Appendix 435


1'-6"

1'-6"

12

612

5

VINYL SIDING

VINYL SIDING

VINYL SIDING

2x10 TRIM

2x10 TRIM

2x10 TRIM

1'-6"

1'-6"

1'-6"

12

6

9/12 SLOPE

9/12 SLOPE

9/12 SLOPE

1'-6"

9/12 SLOPE

LEFT ELEVATION

4 4


STAIN FINISH

8'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

U.F.C.

B.F.E.

ROOF RIDGE

M.F.E.

U.F.E.

1810

12

8

12

1'-0" 1'-0"

9

12

9

12

9

12

9

123" HARDI B&B @ 9" 0.C.



2X10 TRIM2X10 TRIM

2X10 TRIM

2X10 TRIM2X10 TRIM2X10 TRIM

1'-0"1'-0"

6/12 SLOPE

6/12 SLOPE

1'-6" 1'-6" 1'-6" 1'-6"

1'-0" 1'-0"

REAR ELEVATION

VINYL SIDING

VINYL SIDING

ALUMINUMRAILING

ALUMINUMRAILING

ALUMINUMRAILING8

'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

U.F.C.

B.F.E.

ROOF RIDGE

M.F.E.

U.F.E.

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1'-0"

A-3.5

Appendix 436

1'-0"

1'-6"

1'-0" 1'-0" 1'-0" 1'-0"





PAINTED FINISH

1x4 SHADOW TRIM

HARDI SHINGLES




STONE BASE

12"x12" B/U COLUMNC/W 20"x20" CULTUREDSTONE BASE

1'-4"

1'-0"

10" TIMBER TRIMPAINTED FINISH

HARDI SHINGLES

3" HARDI B&B @ 9" 0.C.

4" WOOD CORNERPAINTED FINISH

ALUMINUMRAILING (TYP.)

129

129

129

129

12

912

912

9

129

129

2X10 TRIM2X10 TRIM

2X10 TRIM

1'-6" 1'-6"

1'-6"

1'-6"

1'-6"1'-6"

6/12 SLOPE

5/12 SLOPE

6/12 SLOPE

5/12 SLOPE

8'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

12 22.5 12

2719 4

2020

15

10

12

44

1659

20

18

16

4

20

69 5 6 6

1915 18 18

1010

127

16 16

FRONT ELEVATION

6'-0

"

3'-6"

1'-6"

M.F.E.

U.F.E.

U.F.C.

ROOF RIDGE

B.F.E.


STONE BASE


VINYL SIDING

VINYL SIDING

VINYL SIDING

12

512

6

1'-6"

1'-6"

1'-6"

1'-6"

1'-6"

12

6

9/12 SLOPE

9/12 SLOPE

6/12 SLOPE

2X10 TRIM

2X10 TRIM

2X10 TRIM

1'-0"

1'-0"

RIGHT ELEVATION

1'-6"

ALUMINUMRAILINGS(TYP.)(TYP.)

ALUMINUMRAILINGS

12

9

1018

4 4

12

8'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

M.F.E.

U.F.E.

U.F.C.

ROOF RIDGE

B.F.E.


STAIN FINISH

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. #3 - F

RO

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&

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HT

E

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VA

TIO

NS

S.F

.

1/4"=

1'-0"

A-4.4

Appendix 437

VINYL SIDING

VINYL SIDING

VINYL SIDING


1'-6"

1'-0"

1'-6"

1'-6"

2x10 TRIM

2x10 TRIM

2x10 TRIM

12

6

12

6

125

12

6

9/12 SLOPE

9/12 SLOPE

1'-0"

1'-0"

1'-6"

1'-6" 1'-6"

6/12 SLOPE

12

9

10 18

LEFT ELEVATIONALUMINUMRAILINGS(TYP.)

44

12


STAIN FINISH

8'-0

3/4

"9'-0

3/4

"

U.F.C.

12'-5 3

/8"

B.F.E.

M.F.E.

8'-0

3/4

"

ROOF RIDGE

U.F.E.

VINYL SIDING


1'-0"

1'-0"

1'-6" 1'-6"

1'-6" 1'-6"

1'-6" 1'-6"

1'-6" 1'-6"


2X10 TRIM2X10 TRIM

2X10 TRIM 2X10 TRIM 2X10 TRIM

612

612

612

612

612

612

612

612

6/12 SLOPE

3" HARDI B&B @ 9" 0.C.

VINYL SIDING

HARDI SHINGLES

HARDI SHINGLES

6/12 SLOPE

1'-0"1'-0"

1'-0"

6/12 SLOPE

1'-0"1'-0"

VINYL SIDING

4 16

16

16

16

16

4 416

44

4

4

4 16

16

REAR ELEVATION


VINYL SIDING

ALUMINUMRAILING

ALUMINUMRAILING

ALUMINUMRAILING8

'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

M.F.E.

U.F.E.

U.F.C.

ROOF RIDGE

B.F.E.

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. #3 - R

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R &

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FT

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VA

TIO

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S.F

.

1/4"=

1'-0"

A-4.5

Appendix 438

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.

1/4"=

1'-0"

A-5.4

FRONT ELEVATION

1'-0"

1'-0" 1'-0"

ASPHALT SHINGLE ROOF ASPHALT SHINGLE ROOF


1'-0"

1'-6"

1'-6"

1'-6"

1'-6"


PAINTED FINISH

1x4 SHADOW TRIM

HARDI SHINGLES


2x10 TRIM

2x10 TRIM 2x10 TRIM

2x10 TRIM

3" HARDI B&B@ 9" 0.C.

HARDI SHINGLES


2-8"x8" TIMBER COLUMNSTAINED FINISH

129

129

129

129

129

129

1'-6" 129

129

129

129

129

1'-6"

1'-6"

1'-6"

6/12 SLOPE

5/12 SLOPE

6/12 SLOPE

CSMNT.

3'-6"

4'-10

"

2x8 TRIM

2x8 TRIM

2x8 TRIM

2x8 TRIM2x10 TRIM

3'-11

"

ALUMINUMRAILING (TYP.)8

'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

U.F.C.

B.F.E.

ROOF RIDGE

M.F.E.

U.F.E.

4'-0

"

VINYL SIDING

1'-6"

1'-6"

1'-6"

2x10 TRIM

9/12 SLOPE

9/12 SLOPE


3'-0"

1'-6"

126

125

126

9/12 SLOPE

RIGHT ELEVATION

4 4

4'-8 1

5/1

6"

3'-6"

2x10 TRIM


12

8

12

18 10

1'-6"12

6

1'-0"

2x10 TRIM

VINYL SIDING

8'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

U.F.C.

B.F.E.

ROOF RIDGE

M.F.E.

U.F.E.

14

Appendix 439

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No

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(d

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. #4 - R

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R &

LE

FT

E

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VA

TIO

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S.F

.

1/4"=

1'-0"

A-5.5


1'-6"

1'-6"

2x10 TRIM

2x10 TRIM

1'-6"

1'-6"

12

6

9/12 SLOPE

9/12 SLOPE

9/12 SLOPE

12

6

1'-0"

3'-0"

1'-6"

VINYL SIDING

VINYL SIDING

1'-6"

VINYL SIDING

LEFT ELEVATION

4 4

ALUM. RAILING

126

125

2x10 TRIM

1'-6"

3'-6"


STAIN FINISH

8'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

U.F.C.

B.F.E.

ROOF RIDGE

M.F.E.

U.F.E.

1810

12

8

12

1'-0"1'-0" 1'-0"

9

12

9

12

9

12

9

12



2X10 TRIM2X10 TRIM

2X10 TRIM


1'-0"1'-0"

6/12 SLOPE

6/12 SLOPE

1'-6" 1'-6" 1'-6" 1'-6"

1'-0"

REAR ELEVATION

VINYL SIDING

VINYL SIDING

ALUMINUMRAILING

ALUMINUMRAILING

ALUMINUMRAILING

VINYL SHINGLES

U.F.C.

M.F.E.

ARCH. BRACKET

8'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

B.F.E.

ROOF RIDGE

U.F.E.

Appendix 440

8'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"


PAINTED FINISH

1x4 SHADOW TRIM

HARDI SHINGLES

1x4 OVER2x10 BARGE BOARDPAINTED FINISH





VINYL SIDING

VINYL SIDING


STONE BASE



12"x12" TIMBER COLUMNC/W 20"x20" CULTUREDSTONE BASE

1'-0"

1'-0"

1'-0" 1'-0"

1'-6"1'-6"

1'-0" 1'-0"

1'-6"

1'-6"

ALUMINUMRAILING



12

9

12

9

12

9

12

9

12

9

12

9

12

9

12

91'-6"

3" HARDI B&B @ 9" 0.C.

3'-6"

6/12 SLOPE

5/12 SLOPE

6/12 SLOPE

5/12 SLOPE

ALUMINUMRAILING

ALUMINUMRAILING

ALUMINUMRAILING


1'-6"

FRONT ELEVATION

U.F.C.

B.F.E.

ROOF RIDGE

M.F.E.

U.F.E.

2x8 TRIM2x8 TRIM

VINYL SIDING

VINYL SIDING

1'-6"

2'-0"

1'-6"

1'-6"

1'-6"

1'-6"

1'-6"

2X10 TRIM

2X10 TRIM

12

6

12

6

9/12 SLOPE

9/12 SLOPE

6/12 SLOPE


RIGHT ELEVATION

1'-6"1'-6"

12

1024

12


STAIN FINISH


8'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

U.F.C.

B.F.E.

ROOF RIDGE

M.F.E.

U.F.E.

125



2x8 TRIM

3" HARDI B&B @ 9" 0.C.

1488

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4, 2

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RO

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&

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VA

TIO

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S.F

.

1/4"=

1'-0"

A-6.4

Appendix 441

ch

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No

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(d

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Da

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By

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ON

DIT

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MU

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D O

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F

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24

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6D

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.

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No

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216181

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June 2017

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. #5 - R

EA

R &

LE

FT

E

LE

VA

TIO

NS

S.F

.

1/4"=

1'-0"

A-6.5

VINYL SIDING

2X10 TRIM

2X10 TRIM

1'-6"

1'-6"

1'-6"

1'-6"

1'-6"

1'-6"

12

6 ASPHALT SHINGLE ROOF

12

6 1'-6"

12

6

125

9/12 SLOPE

LEFT ELEVATION

1810

2x10 TRIM

1'-6"

6

12

VINYL SIDING

12

VINYL SIDING

1'-6"

448



STAIN FINISH

12

8'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

U.F.C.

B.F.E.

ROOF RIDGE

M.F.E.

U.F.E.

1'-0"

1'-6" 1'-6"

1'-6" 1'-6"

1'-6" 1'-6"

1'-6" 1'-6"6

126

12

612

612

612

612

612

612

1'-0"



2X10 TRIM 2X10 TRIM 2X10 TRIM 2X10 TRIM


6/12 SLOPE

6/12 SLOPE

3" HARDI B&B@ 9" 0.C.

8" HARDI B&B@ 24" O.C.

VINYL SHINGLES

VINYL SHINGLES

REAR ELEVATION

1'-0"

1'-0" 1'-0" 1'-0"

1'-1

1"

VINYL SIDING

VINYL SIDING

ALUMINUMRAILING

ALUMINUMRAILING

ALUMINUMRAILING

1'-0"

1'-0"

8'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

U.F.C.

B.F.E.

ROOF RIDGE

M.F.E.

U.F.E.

Appendix 442

VINYL SIDING

VINYL SIDING

VINYL SIDING

126

125

126

1'-6"

1'-6"

1'-6"

1'-0"

1'-0"

126

1'-6"

9/12 SLOPE

9/12 SLOPE

9/12 SLOPE


9/12 SLOPE

RIGHT ELEVATION

44

12 12

1018

9

1'-6"

2x10 TRIM


STAIN FINISH

8'-0

3/4

"

B.F.E.

ROOF RIDGE

U.F.C.

8'-0

3/4

"9'-0

3/4

"12

'-5 3

/8"

U.F.E.

M.F.E.

FRONT ELEVATION


PAINTED FINISH

1x4 SHADOW TRIM

3" HARDI B&B @ 9" 0.C.

1'-0"

1'-0" 1'-0"

1'-0"

1'-6"1'-6"

1'-6"

3" HARDI B&B@ 9" 0.C.

HARDI SHINGLES

ARCHIT. WOODBRACKET

2x10 TRIM

12"x12" TIMBER COLUMNC/W 20"x20" CULTURED

STONE BASE

2-8"x8" B/U COLUMNPAINTED FINISH


1'-6"

ASPHALT SHINGLE ROOFASPHALT SHINGLE ROOF

ASPHALT SHINGLE ROOF6/12 SLOPE

5/12 SLOPE

6/12 SLOPE

129

129

129

129

129

129

129

129

129

129

129

129

VINYL SIDING


ALUMINUMRAILING

ALUMINUMRAILING


3'-10

3/8

"

8'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

U.F.C.

B.F.E.

ROOF RIDGE

M.F.E.

U.F.E.

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S.F

.

1/4"=

1'-0"

A-7.4

Appendix 443

1'-0" 1'-0"

9

129

12

9

12

9

123" HARDI B&B @ 9" 0.C.



2X10 TRIM2X10 TRIM

2X10 TRIM


1'-0"1'-0"

6/12 SLOPE

6/12 SLOPE

1'-6" 1'-6" 1'-6" 1'-6"

1'-0" 1'-0"

REAR ELEVATION

VINYL SIDING

VINYL SIDING


9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

M.F.E.

U.F.C.

B.F.E.

8'-0

3/4

"

U.F.E.

ROOF RIDGE


1'-6"

1'-6"

12

612

5

VINYL SIDING

VINYL SIDING

VINYL SIDING

2x10 TRIM

2x10 TRIM

2x10 TRIM

1'-6"

1'-6"

1'-6"

12

6

9/12 SLOPE

9/12 SLOPE

9/12 SLOPE

1'-6"

9/12 SLOPE

LEFT ELEVATION

12

4 4

12

10 18

9

1'-6"


STAIN FINISH

12'-5 3

/8"

8'-0

3/4

"

B.F.E.

ROOF RIDGE

M.F.E.

8'-0

3/4

"9'-0

3/4

"

U.F.C.

U.F.E.

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. #6 - R

EA

R &

LE

FT

E

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VA

TIO

NS

S.F

.

1/4"=

1'-0"

A-7.5

Appendix 444

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1/4"=

1'-0"

A-8.4

1'-0"

1'-6"

1'-0" 1'-0" 1'-0" 1'-0"





PAINTED FINISH

1x4 SHADOW TRIM

HARDI SHINGLES




STONE BASE

12"x12" B/U COLUMNC/W 20"x20" CULTUREDSTONE BASE

1'-4"

1'-0"

10" TIMBER TRIMPAINTED FINISH

HARDI SHINGLES

3" HARDI B&B @ 9" 0.C.

4" WOOD CORNERPAINTED FINISH


129

129

129

129

12

912

912

9

129

129

2X10 TRIM2X10 TRIM

2X10 TRIM

1'-6" 1'-6"

1'-6"

1'-6"

1'-6"1'-6"

6/12 SLOPE

5/12 SLOPE

6/12 SLOPE

5/12 SLOPE

8'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

12 22.5 12

2719 4

2020

15

10

12

44

1659

20

18

16

4

20

69 5 6 6

1915 18 18

1010

127

16 16

FRONT ELEVATION

6'-0

"

3'-6"

1'-6"

M.F.E.

U.F.E.

U.F.C.

ROOF RIDGE

B.F.E.


STONE BASE


VINYL SIDING

VINYL SIDING

VINYL SIDING

12

512

6

1'-6"

1'-6"

1'-6"

1'-6"

1'-6"

12

6

9/12 SLOPE

9/12 SLOPE

6/12 SLOPE

2X10 TRIM

2X10 TRIM

2X10 TRIM

1'-0"

1'-0"

RIGHT ELEVATION

1'-6"

ALUMINUMRAILINGS(TYP.)(TYP.)

ALUMINUMRAILINGS

12

9

1018

4 4

12

8'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

M.F.E.

U.F.E.

U.F.C.

ROOF RIDGE

B.F.E.


STAIN FINISH

Appendix 445

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ecke

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(d

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TIO

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S.F

.

1/4"=

1'-0"

A-8.5

VINYL SIDING

VINYL SIDING

VINYL SIDING


1'-6"

1'-0"

1'-6"

1'-6"

2x10 TRIM

2x10 TRIM

2x10 TRIM

12

6

12

6

125

12

6

9/12 SLOPE

9/12 SLOPE

1'-0"

1'-0"

1'-6"

1'-6" 1'-6"

6/12 SLOPE

12

9

10 18

LEFT ELEVATIONALUMINUMRAILINGS(TYP.)

44

12


STAIN FINISH

8'-0

3/4

"9'-0

3/4

"

U.F.C.

12'-5 3

/8"

B.F.E.

M.F.E.

8'-0

3/4

"

ROOF RIDGE

U.F.E.

VINYL SIDING


1'-0"

1'-0"

1'-6" 1'-6"

1'-6" 1'-6"

1'-6" 1'-6"

1'-6" 1'-6"


2X10 TRIM2X10 TRIM

2X10 TRIM 2X10 TRIM 2X10 TRIM

612

612

612

612

612

612

612

612

6/12 SLOPE

3" HARDI B&B @ 9" 0.C.

VINYL SIDING

HARDI SHINGLES

HARDI SHINGLES

6/12 SLOPE

1'-0"1'-0"

1'-0"

6/12 SLOPE

1'-0"1'-0"

VINYL SIDING

4 16

16

16

16

16

4 416

44

4

4

4 16

16

REAR ELEVATION


VINYL SIDING

ALUMINUMRAILING

ALUMINUMRAILING

ALUMINUMRAILING8

'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

M.F.E.

U.F.E.

U.F.C.

ROOF RIDGE

B.F.E.

Appendix 446

ch

ecke

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AB

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No

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(d

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U

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UT

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216181

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S.F

.

1/4"=

1'-0"

A-9.4

FRONT ELEVATION

1'-0"

1'-0" 1'-0"

ASPHALT SHINGLE ROOF ASPHALT SHINGLE ROOF


1'-0"

1'-6"

1'-6"

1'-6"

1'-6"


PAINTED FINISH

1x4 SHADOW TRIM

HARDI SHINGLES


2x10 TRIM

2x10 TRIM 2x10 TRIM

2x10 TRIM

3" HARDI B&B@ 9" 0.C.

HARDI SHINGLES


2-8"x8" TIMBER COLUMNSTAINED FINISH

129

129

129

129

129

129

1'-6" 129

129

129

129

129

1'-6"

1'-6"

1'-6"

6/12 SLOPE

5/12 SLOPE

6/12 SLOPE

CSMNT.

3'-6"

4'-10

"

2x8 TRIM

2x8 TRIM

2x8 TRIM

2x8 TRIM2x10 TRIM

3'-11

"

ALUMINUMRAILING (TYP.)8

'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

U.F.C.

B.F.E.

ROOF RIDGE

M.F.E.

U.F.E.

4'-0

"

VINYL SIDING

1'-6"

1'-6"

1'-6"

2x10 TRIM

9/12 SLOPE

9/12 SLOPE


3'-0"

1'-6"

126

125

126

9/12 SLOPE

RIGHT ELEVATION

4 4

4'-8 1

5/1

6"

3'-6"

2x10 TRIM


12

8

12

18 10

1'-6"12

6

1'-0"

2x10 TRIM

VINYL SIDING

8'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

U.F.C.

B.F.E.

ROOF RIDGE

M.F.E.

U.F.E.

14

Appendix 447

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ecke

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IS

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No

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(d

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. #8 - R

EA

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S.F

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1/4"=

1'-0"

A-9.5


1'-6"

1'-6"

2x10 TRIM

2x10 TRIM

1'-6"

1'-6"

12

6

9/12 SLOPE

9/12 SLOPE

9/12 SLOPE

12

6

1'-0"

3'-0"

1'-6"

VINYL SIDING

VINYL SIDING

1'-6"

VINYL SIDING

LEFT ELEVATION

4 4

ALUM. RAILING

126

125

2x10 TRIM

1'-6"


STAIN FINISH

8'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

U.F.C.

B.F.E.

ROOF RIDGE

M.F.E.

U.F.E.

1810

12

8

12

1'-0"1'-0" 1'-0"

9

12

9

12

9

12

9

12



2X10 TRIM2X10 TRIM

2X10 TRIM


1'-0"1'-0"

6/12 SLOPE

6/12 SLOPE

1'-6" 1'-6" 1'-6" 1'-6"

1'-0"

REAR ELEVATION

VINYL SIDING

VINYL SIDING

ALUMINUMRAILING

ALUMINUMRAILING

ALUMINUMRAILING

VINYL SHINGLES

U.F.C.

M.F.E.

ARCH. BRACKET

8'-0

3/4

"9'-0

3/4

"8'-0

3/4

"12

'-5 3

/8"

B.F.E.

ROOF RIDGE

U.F.E.

Appendix 448

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#14 - D

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AR

AG

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S.F

.

1/4"=

1'-0"

A-10.1

16'-0" x 19'-0"

GARAGE

DETACHED GARAGE340 sq. ft.

FRONT ELEVATION

LEFT ELEVATION

RIGHT ELEVATION

REAR ELEVATION

17'-0"

20

'-0

"

Appendix 449

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#15 - D

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AG

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S.F

.

1/4"=

1'-0"

A-10.2

16'-2" x 19'-0"

GARAGE

DETACHED GARAGE

16'-2" x 19'-0"

GARAGE

340 sq. ft.


FRONT ELEVATION RIGHT ELEVATION

LEFT ELEVATION REAR ELEVATION

20

'-0

"

34'-0"

Appendix 450

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ecke

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1/4"=

1'-0"

A-10.3

FRONT ELEVATION


16'-2" x 19'-0"

GARAGE

DETACHED GARAGE

16'-2" x 19'-0"

GARAGE

340 sq. ft.


20

'-0

"

34'-0"

RIGHT ELEVATION

Appendix 451

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A-10.4

FRONT ELEVATION RIGHT ELEVATION


16'-2" x 19'-0"

GARAGE

DETACHED GARAGE

16'-2" x 19'-0"

GARAGE

340 sq. ft.


20

'-0

"

34'-0"

Appendix 452

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1/4"=

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A-10.5

16'-0" x 19'-0"

GARAGE


FRONT ELEVATION

LEFT ELEVATION

RIGHT ELEVATION

REAR ELEVATION

17'-0"

20

'-0

"

Appendix 453

54

AutoCAD SHX Text

CEDAR STREET

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MACHELL STREET

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AZALEA JAPONICA 'HINO CRIMSON'

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ABELIA 'EDWARD GOWCHER'

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RHODODENDRON YAKUSHIMANUM 'CRETE'

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CRIMSON AZALEA

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EDWARD GOUCHER ABELIA

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YAK. RHODODENDRON

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#2 POT

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#3 POT

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85 CM. O.C.

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90 CM. O.C.

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90 CM. O.C.

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90 CM. O.C.

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ACER PALMATUM 'OSAKAZUKI'

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ACER PALMATUM 'BLOODGOOD'

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BLOODGOOD JAP. MAPLE

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2.50 METERS

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85 CM. O.C.

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THUJA OCCIDENTALIS 'SMARAGD'

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EMERALD ARBORVITAE

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BUXUS MACROPHYLLA 'WINTER GEM'

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ASIAN BOXWOOD

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45 CM. O.C.

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PRUNUS LAUROCERASUS 'OTTO LUYKEN'

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OTTO LUYKEN LAUREL

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CORNUS FLORIDA 'RUBRUM'

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RED FLOWERING DOGWOOD

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PRUNUS YEDOENSIS 'AKEBONO'

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ENG.

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AS BUILT

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C.KAVOLINAS & ASSOCIATES INC.

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BCSLA CSLA

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2462 JONQUIL COURT

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ABBOTSFORD, B.C.

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V3G 3E8

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PHONE (604) 857-2376

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MR. GREG SKRZNAIRZ

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MOUNT ROYAL HOMES

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c/o D & D DESIGN/ARCHITECTURAL PLANNING

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3242 BEVERLY CRESCENT

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ABBOTSFORD, B.C.

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V2S 4M5

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PHONE (604)

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PLAN VIEW

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LANDSCAPE PLAN

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PROPOSED

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ROW HOUSE DEVELOPMENT

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PHASE 2

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BURTON AVENUE

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@ CEDAR VALLEY STREET

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MISSION, B.C.

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1:250

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AUG/16

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L-1

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A

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5 CM. CAL.

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PLANT SIZES IN THIS LIST ARE SPECIFIED ACCORDING TO BC LANDSCAPE STANDARD "LATEST EDITION".

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THE MINIMUM ACCEPTABLE SIZES. SEARCH AND REVIEW, MAKE PLANT MATERIAL AVAILABLE FOR OPTIONAL

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REVIEW BY "LANDSCAPE ARCHITECT" AT SOURCE OF SUPPLY. AREA OF SEARCH TO INCLUDE LOWER MAINLAND

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PRIOR TO MAKING ANY SUBSTITUTIONS TO SPECIFIED MATERIAL. UNAPPROVED SUBSTITUTIONS WILL BE

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REJECTED. ALLOW A MINIMUM OF FIVE WORKING DAYS PRIOR TO DELIVERY FOR REQUEST TO SUBSTITUTE.

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SUBSTITUTIONS ARE SUBJECT TO "B.C. LANDSCAPE STANDARD"

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PROVIDE CERTIFICATION UPON REQUEST.

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CONTAINER SIZES ARE SPECIFIED AS PER "CNTA STANDARDS".BOTH PLANT SIZE AND CONTAINER SIZE ARE

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2 PRESSURE TREATED ROUND

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50-75 MM DIA, WOOD STAKES.

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& BARK MULCH

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TO THE BOTTOM OF THE PLANTING

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FOR INITIAL FIRST YEAR WATERING

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WITH WATER IMMEDIATELY

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50 MM BARK MULCH

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completion of the work, leave the work and the site thereof in a clean and presentable condition,

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The contractor shall clear away from the site all rubbish as it accumulates, and shall, at the

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by the contractor at no extra cost to the Owner.

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All plant material not surviving, or in poor condition during the guarantee period shall be replaced

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from the date of Final Acceptance, unless otherwise specified.

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The contractor shall guarantee all materials and workmanship for a period of one (1) full year

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Plant species and varieties may not be substituted without the approval of the Landscape Architect.

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All planting beds shall receive min. 50 mm bark mulch.

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300 mm around root ball.

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Min. growing medium depths over prepared subgrade shall be :

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free from all obstructions.

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450 mm

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of weeds, plant pathogenic organisms, toxic materials, stones over 30 mm and foreign objects.

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Soils shall be virtually free from subsoil, wood incl. woody plant parts, weed or reproductive parts

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guarantee that the soil submitted for testing is a representative sample taken from the

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Proposed growing medium shall be tested by a recognized laboratory. The contractor shall

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Processing and mixing of growing medium components shall be done off-site using a mechanized

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Level 2 and Level 3 Areas, except for areas over structures where the medium shall conform to the

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On-site or Imported soils shall satisfy the requirements of the Standards for growing medium.

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soil that will be used at the site.

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screening process.

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requirements for Level 1 applications.

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ALL LANDSCAPING AND LANDSCAPE MATERIALS TO CONFORM TO THE LATEST EDITION

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OF THE BCLNA/BCSLA "LANDSCAPE STANDARDS"

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30 CM

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30 CM

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180 CM

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450 mm

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AZALEA NORTHERN LIGHTS ORCHID LIGHTS

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OR EQUIVALENT THAT REACHES THE SAME

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HEIGHT AT MATURITY

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NANDINA DOMESTICA

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HEAVENLY BAMBOO

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2

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1

REZONING & SUBDIVISION APPLICATION COMMENTS

DISTRICT OF MISSION – DEVELOPMENT SERVICES – BUILDING DIVISION COMMENTS Referral Date: August 16, 2017 Subject Properties & Legal Descriptions:

32661 Egglestone Avenue Parcel Identifier: 011-452-692 Lot “A” Section 29 Township 17 New Westminster District Plan 9990

8653 Cedar Street Parcel Identifier: 005-349-427

Lot 35 Section 29 Township 17 New Westminster District Plan 55248 Except Plan BCP45873


Lot 17 Section 29 Township 17 New Westminster District Plan 24630 Except Plan BCP45872


Parcel “One” (Reference Plan 9952) of Lot 5 Section 29 Township 17 New Westminster District Plan 665 Except Plans 24630 and BCP46102

File Numbers: R17-020

S17-008 DP17-015 (single family) – 49 residential lots S17-017 DP17-027 (multi-family) – 28 row house lots + 1 duplex

Proposal: Rezone to allow the following:

- four (4) residential lots to be zoned Residential Compact 280 (RC280) Zone; - twenty three (23) lots to be zoned Residential Compact 465 (RC465) Zone; - twenty two (22) lots with secondary dwelling units to be zoned Residential Compact 465

Secondary Dwelling (RC465s) Zone; - one (1) residential/duplex lot to be zoned Residential Two Unit 465 (RT465) Zone; and - twenty eight (28) lots with attached rowhouse units to be zoned Multiple Family 52

Rowhouse (MR 52) Zone. Comments: All trails are be 2.5 m wide asphalt (Multi-Use Primary Trail) trail with a minimum 5m wide cleared corridor and with a 2.5m overhead clearance. The trail can be curvilinear rather than straight up the centre but be no closer than a meter to the fences of the adjacent private lots. The trail shall be constructed in accordance with Development and Subdivision Control Bylaw 5650-2017. The shoulders can be top soiled and seeded with an appropriate grass seed mix as per the Sub-Division Guidelines. The Developer is also responsible to replant the corridor based on a planting plan submitted and approved by the Parks, Recreation & Culture Department. Both sides of the corridor where the trail abuts private property, must be fenced with a black vinyl chain link fence as per the DOM standards. The Gaudin Creek corridor along the north side of the development is to be fenced with a post and rail fence to prevent access to the creek. No gates will be allowed. Bollards must be installed on either side of the road at each road crossing to prevent vehicles from accessing the path. Signs should be installed on the road to warn cars of pedestrians crossing and on the path to warn pedestrians that cars are crossing. The DOM will assume responsibility for the maintenance of the trail corridors and bridge once all works are completed and have received final acceptance. The Developer must provide a tree planting plan for boulevard trees for review. There should be a single tree per frontage and an additional tree where there are flankages.

Appendix 1255

The Developer further agrees to construct a pedestrian bridge to connect to Tunbridge Common. The bridge can be pre-fabricated or built on site but must comply to all relevant bridge codes and be a minimum of 2.5m wide with a slip free walking surface. The bridge and abutments must also meet any environmental and fisheries requirements. In addition to the foregoing the Developer should be asked to remit funds in lieu of parkland that can be used to further develop Tunbridge Common Park which is the closest neighbourhood park to this site. Signed: M. Sinclair Director of Parks, Recreation & Culture Date: Revised November 20, 2017

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File Category: 3030-17 File Folder: P2017-051 R17-034

DATE: January 22, 2018 TO: Mayor and Council FROM: Jay Hazzard, Planning Technician SUBJECT: Rezoning Application to allow a secondary dwelling unit at the property

located at 32920 Boothby Avenue

ATTACHMENT(S): Appendix 1 – Information for Corporate Officer Appendix 2 – Location Map Appendix 3 – Parking Plan

CIVIC ADDRESS: 32920 Boothby Avenue

APPLICANT: Marilyn Clarkson OCP: This application is in conformance with the current Urban Residential OCP

designation

DATE APPLICATION COMPLETE:

October 13, 2017


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OVERVIEW AND STAFF COMMENTS:

This report details the development application to rezone 32920 Boothby Avenue to RC465s to facilitate a secondary dwelling unit, and identifies the necessary amendment to the Zoning Bylaw. Staff supports the application moving forward and as such have listed the Zoning Amending Bylaw 5698-2017-5050(275) under the “Bylaws for Consideration” section of the Council agenda. Subject to Council’s approval, a Public Hearing will be scheduled for February 5, 2018.

SUMMARY:

A rezoning application has been received from Marilyn Clarkson for the property located at 32920 Boothby Avenue (Appendix 2). The application proposes to rezone the subject property from Residential Compact 465 (RC465) Zone to Residential Compact 465 Secondary Dwelling (RC465s) Zone to facilitate a secondary dwelling unit in the form of a secondary suite within an existing house.

SITE CHARACTERISTICS:

The subject property is located in the Cedar Valley area. The subject property fronts Boothby Drive and is situated to the east of Henderson Street. District mapping does not indicate the presence of a watercourse or slopes on the property.

PLANNING ANALYSIS

Official Community Plan & Zoning Bylaw Compliance: The subject property is currently designated Urban Residential in the OCP and is zoned RC465. The proposal to rezone to the RC465 Zone will allow a secondary dwelling unit. The proposed rezoning conforms to OCP Policy 2.4.4 which encourages rezoning for secondary dwelling units as a form of infill housing. Secondary dwelling units may be considered on lots that are large enough to accommodate the following associated elements: on-site parking, private outside space, separate entrance that is clearly secondary to the primary dwelling and scale of the secondary dwelling must clearly be ancillary to the primary use. The subject property is 510 m² (5490 ft²) in size which exceeds the minimum lot size of 465 m² (5005 ft²) in the proposed RC465s Zone. The proposed secondary suite is 54.4 m² (586 ft²) which is less than the maximum allowance of 90.0m² (968.8 ft.) permitted under the Zoning Bylaw. The applicant has supplied a site plan that shows an unobstructed parking stall and a floor plan that shows a separate entrance for the suite, both of which are requirements of the Zoning Bylaw. A site plan showing the parking pad location is attached as Appendix 3.

Staff are aware of a Building Scheme registered on title as BV367335 which expired on December 31, 2015, which indicated that no secondary suites would be permitted. The District of Mission is not a signatory to this document and enforcement of this restriction, up until it expired, would have been a civil matter between the developer of the lands and the property owner. The Inspection Services Division will ensure the proposed secondary suite meets the requirements of the BC Building Code, including fire separation, during the Building Permit review and plan check process.

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Neighbourhood Character:

The subject property is located within an urban residential neighbourhood comprised of single family dwellings on larger lots. The proposed secondary dwelling unit will fit within the context of the surrounding properties and is believed to have little impact on the surrounding neighbourhood. Typically, complaints that arise from secondary suites relate to inadequate off-street parking. As noted, this proposal meets the off-street parking requirements of the Zoning Bylaw.

COMMUNICATION:

In accordance with Land Use Application Procedures and Fees Bylaw 3612-2003, the developer has posted one (1) development notification sign on the site summarizing the proposed development.

Provided that a public hearing date is determined by Council:

1. The development notification sign will be modified to advertise the public hearing details (i.e. date, time and place) and a notice will be mailed to the owners and occupiers of all properties within a radius of 152 metres (500 ft.) from the development site notifying them of the public hearing details.

2. A notice of Public Hearing will be prepared in accordance with Bylaw 3612-2003 and the Local Government Act

3. A pre-public hearing information package will be prepared to include copies of all applicable documents and is available online or at municipal hall for public viewing (in accordance with Policy LAN. 50 – Pre-Public Hearing Information Packages).

REFERRALS:

Engineering The Engineering Department has no objection to the rezoning application.

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REQUIREMENTS PRIOR TO FINAL READING: The Final Reading of the Zoning Amending Bylaw will be held until the following have been satisfied: 1. Any requirements resulting from Council’s consideration of the Bylaw including Public Hearing.

SIGN-OFFS:

Jay Hazzard, Planning Technician

Reviewed by: Robert Publow, Manager of Planning

Comment from Chief Administrative Officer Reviewed

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Appendix 1


Civic Address:

32920 Boothby Avenue

PID: 025-741-705

Legal: Lot 51 Section 28 Township 17 New Westminster Plan BCP7108

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Appendix 2

Location Map

62

Appendix 3

Parking Plan

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STAFF REPORT TO COUNCIL Page 1 of 10

File Category: 3310-16 P2017-061 DV17-031 DV17-032

DATE: January 22, 2018 TO: Mayor and Council FROM: Hardeep Sidhu, Planning Technician SUBJECT: Development Variance Permits for property located at 12913 Pilgrim

Street (DV17-031 & DV 17-032) ATTACHMENTS: Appendix 1 – Information for Corporate Officer

Appendix 2 – Location Map Appendix 3 – Draft Development Variance Permit DV17-031 Appendix 4 – Draft Development Variance Permit DV17-032 Appendix 5 – Proposed Building Site Plan Appendix 6 – Inspection Services Comments

CIVIC ADDRESS: 12913 Pilgrim Street APPLICANT: Noel Gamache OCP: Rural Residential


November 27, 2017

LOCATION: Stave Falls

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DEVELOPMENT VARIANCE PERMIT OVERVIEW

SUMMARY Two development variance permit applications have been received from Noel Gamache, the applicant, for the property located at 12913 Pilgrim Street (Appendix 2). The applications seek variances to the District’s Zoning Bylaw that would allow for a 7.46m high accessory building and a second floor in an accessory building. Draft Development Variance Permits based on staff recommendations is attached as Appendix 3 and Appendix 4.

SITE CHARACTERISTICS The subject property is currently designated Rural Residential in the OCP and is zoned Rural 16 (RU16). The property is approximately 1.8 hectares (4.44 acres) in size and located in the Stave Falls neighbourhood, on the east side of Pilgrim Street. The property is developed with a modular home, approximately 133.78 square metres (1,440 square feet) in size. The subject property is relatively flat with a watercourse that runs north-south through the lot and a pond near the east property line. The subject property has a Restrictive Covenant registered on the property title which protects the creek with a 15 metres buffer and the pond with a 23 metres buffer. The accessory building is over 30 metres from the creek and 97.14 metres from the pond, as shown in Appendix 5. A Restrictive Covenant pertaining to the flood construction level is also registered on title.

DEVELOPMENT VARIANCE PERMIT

The purpose of the variance permit applications is to facilitate the construction of the partially built accessory building. The applicant initially applied for a Building Permit for an agricultural building which is permitted a maximum height of 15.0 metres (49.2 feet) and can have a second floor. After construction was initiated, the applicant informed the Building Inspector and planning staff that he does not have any intention of using the building as a barn or for agricultural purposes. As such, the building under construction has been redefined as an accessory building with the maximum allowable height of 6.0 metres (19.7 feet) and is not permitted a second floor. Referral comments from Inspection Services are attached as Appendix 6. The applicant is seeking two variances to the Zoning Bylaw regulations in order to continue the construction of the partially built accessory building as originally planned. The first variance request is to increase the height of the accessory building and the second request it to allow for a second storey. in the form of a loft storage space, in an accessory building.

This report details the development variance permit applications requesting to increase the maximum allowable building height of an accessory building from 6.0 metres (19.7 feet) to 7.46 metres (24.48 feet) (DV17-031) and seeking to allow for an additional floor within an accessory building (DV17-032) on the subject property located at 12913 Pilgrim Street. The necessary variances to the Zoning Bylaw are also identified. Staff supports the applications moving forward and as such have listed the Development Variance Permits for approval under the “Development Permits for Consideration” section of the agenda.

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Specifically, the DVP seeks to vary District of Mission Zoning bylaw 5050-2009 by varying: 1. Section 201 Rural Zones; Part I. Height of Buildings, subsection 2. The Height of an

Accessory Building shall not exceed one storey, to a maximum of 6.0 m (19.7 ft.). a. Varying the height of the accessory building from 6.0 m (19.7 ft.) to 7.46 m (24.48

ft.). b. Allowing for a second floor in an accessory building.

RATIONAL FOR VARIANCE & STAFF COMMENTS

DV17-031: Height The applicant has provided a rationale explaining his need to construct the accessory building to the greater height of 7.46 metres (24.48 feet) than the maximum 6.0 metres (19.7 feet).The additional height is to accommodate a car hoist.

Staff support the variance request for increased height and as such has been listed the Development Variance Permit (DV17-031) for approval under the “Development Permits for Consideration” section of the Agenda. DV17-032: Second Floor in an Accessory Building The Zoning Bylaw allows for an accessory building in a rural area with restrictions on the number of storeys allowed within the accessory building. The zoning bylaw requires all accessory buildings not to exceed one storey. The proposed second storey in this case in best described as a loft space which is partially open to the floor below and is intended to be used as storage. Staff traditionally have not supported variances to allow a second floor in accessory buildings; however, in this case, staff appreciate the applicants desire to utilize the building to its maximum potential by creating the proposed loft space over the portion of the garage space not occupied by the car hoist and staff do not believe that the proposed loft space will adversely impact the adjacent properties. As such, DV17-032 has been listed for approval under the “Development Permits for Consideration” section of the Agenda.

COMMUNICATION A notice of the Development Variance Permit application was mailed or otherwise delivered in accordance with Bylaw 3612-2003 Land Use Application Procedures and Fees Bylaw and the Local Government Act. At the time of the preparation of this report, no comments were received in response to the notification.

REFERRALS Inspection Services Department The property owner did apply for a 2 story agricultural building since it was allowed to have a second floor and added height. The permit was issued as it did or would have complied with the Zoning Bylaw. The owner stated to me that he had no intention of using the building as a barn or agricultural building but marked that on the drawings so he could get the added height and second floor. The Inspections Services Department has no issue with the added height and second floor as long as he amends everything to meet current code requirements.

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INFORMATIONAL NOTE Approval of the Development Variance Permit DV17-031 and DV17-032 can be considered at the Regular Council meeting.

SIGN-OFFS:

Hardeep Sidhu, Planning Technician


Comment from Chief Administrative Officer: Insert Comments Here

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Appendix 1


Civic Address:

12913 Pilgrim Street

PID: 017-613-922

Legal: Lot B Section 25 Township 15 New Westminster District Plan LMP2659

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Appendix 2

Location Map

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Appendix 3

Draft Development Variance Permit – DV17-031

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Appendix 4

Draft Development Variance Permit – DV17-032

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Appendix 5

Proposed Site Plan

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Appendix 6

Inspection Services Comments

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File Category: 3360-30 File Folder: TP14-003

DATE: January 22, 2018 TO: Mayor and Council FROM: Wesley Woo, Planner SUBJECT: Renewal of Temporary Use Permit TP14-003 for a Heavy Equipment

Operator School to Continue Operating at the Property Located at 11750 Dewdney Trunk Road

ATTACHMENT(S): Appendix 1 – Information for Corporate Officer Appendix 2 – Location Map Appendix 3 – Temporary Use Permit TP14-003

CIVIC ADDRESSES: 11750 Dewdney Trunk Road

APPLICANT: Interior Heavy Equipment Operator School DATE APPLICATION COMPLETE:

January 4, 2018

LOCATION: Steelhead

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This report details Temporary Use Permit renewal application (TP14-003) from the Interior Heavy Equipment Operator School to continue operation of a trade school for an additional three years. Staff support the application for a Temporary Use Permit renewal for a three (3) year term and as such, have listed the Temporary Use Permit TP14-003 for approval under the “Development Permits for Consideration” section of the Council agenda.

BACKGROUND: On October 20, 2014, Council approved a Temporary Use Permit (TUP) for Interior Heavy Equipment (IHE) Operator School to operate a trade school at 11750 Dewdney Trunk Road. A TUP allows a use on the land, on a temporary basis, not otherwise permitted in a Zoning Bylaw. TUPs may be issued for a period of up to three years from the date the permit was issued by Council. TUPs may be renewed once, subject to Council approval. A TUP renewal application has been received for the property located at 11750 Dewdney Trunk Road for IHE Operator School to continue operations for an additional three years. IHE Operator School currently operates four schools – two in British Columbia (including Mission) and two in Alberta. They offer various length (three week to twelve week) programs for a variety of heavy equipment that includes hands-on training in excavators, articulated rock trucks, dozers, graders, loaders and rubber tire back hoes. There are currently 15 pieces of heavy duty equipment on site. Over the period of the initial TUP, IHE has trained a total of 188 students and are forecasting a total of 125 students for 2018. Successful graduates of IHE’s training program become Certified Heavy Equipment Operators. The Mission school site employs seven full-time employees, while up to 20 students are training on the site each day. IHE Operator School is accredited by the Private Training Institution Branch (PTIB) of BC and an Industrial Training Authority (ITA) designed trainer. As the permit has now lapsed, the company is requesting a one-time renewal of the permit for an additional three years. Allowing the use to continue another three years will allow the business additional time to explore a permanent rezoning or a District initiated text amendment to the Zoning Bylaw. Should Council approve the renewal of the TUP TP14-003, all of the conditions which were initially set out within the permit will be maintained apart from a new expiry date of three years from the date of reissuance. A copy of the Temporary Use Permit TP14-003, which was registered on title of the subject property, is attached as Appendix 3.


The subject property is located in a resource industrial area along Dewdney Trunk Road north of Keystone Avenue. The subject property is 8.05 hectares (19.89 acres) in size. As the site has been used for gravel extraction in the past, and a training site for heavy equipment for the past three years, the property has been heavily disturbed. There are no watercourses on the project and no significant vegetation.

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PLANNING ANALYSIS AND DISCUSSION

Official Community Plan & Zoning Bylaw Compliance: The subject site for the trade school is designated as Resource Industrial in the District’s Official Community Plan (OCP) and is within the Industrial Resource Extraction (INR) Zone. As a trade school falls within the institutional use category of the Zoning Bylaw, it does not conform to the OCP nor is the proposed use a permitted use within the property’s current zoning. Given the success of IHE Operator School in Mission, staff believe a trade school is an appropriate accessory use for the industrial zones and will be considering a text amendment to the Zoning Bylaw to allow for trade schools within the Industrial zones. If the future amendment is approved, the TUP for IHE Operator School will not be required.

COMMUNICATION:

District of Mission Land Use Application Procedures and Fees Bylaw and the Local Government Act require that the initial issuance of a TUP must follow formal mail and newspaper notification requirements. However, renewals of TUPs are not subject to the same statutory requirements for public notification. As such, no further public notification will be conducted for this application.

REFERRALS

The District’s Bylaw Enforcement Division has advised that there have been no complaints received on the subject property.

SIGN-OFFS:

Wesley Woo, Planner



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Appendix 1


Civic Address: 11750 Dewdney Trunk Road PID:

013-383-591

Legal:

South West Half Legal Subdivision 12 Section 16 Township 18 Being All That Portion Lying South West Of A Straight Line Joining The North West And South East Corners Except: Firstly: A Strip Of Land One Chain In Width As Shown On Plan Filed With Department Of Interior Under Number 21264 Secondly: Part Subdivided By Plan 49075, New Westminster District

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Appendix 2

Location Map

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Appendix 3

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of 3

Development Services Department Staff Report to Council

File: 0340-50-02

DATE: January 22, 2018 TO: Mayor and Council FROM: Gina MacKay, Manager of Long Range Planning and Special Projects SUBJECT: Update to Financial Contributions for Community Amenities Policy

LAN. 40 relating to District of Mission Downtown Incentive Program ATTACHMENTS: Appendix 1: Report dated July 17, 2017 Appendix 2: Financial Contributions for Community Amenities Policy

LAN. 40 (for reference)

RECOMMENDATIONS:

That the Financial Contributions for Community Amenities Policy LAN. 40 be updated by: 1. Amending the provision identified on page 2 by changing the date by which a complete

Building Permit application is received from December 31, 2016 to December 31, 2019; and 2. By replacing the following text on page 2:

In place of the Community Amenity Contribution, a 219 covenant shall be registered on title stating that the zone amending bylaw is in place until December 31, 2018 and that if the residential units have not received a final occupancy permit by December 31, 2018, Council may consider rescinding the zone amending bylaw.

with the following text:

In place of any community amenity contributions volunteered as part of rezoning, a restrictive covenant shall be registered on the title of the subject development lands stipulating that “unless the building receives a final occupancy permit from the District of Mission Building Inspector on or before December 31, 2021, the developer and or property owner shall not construct or continue the construction of, and shall not occupy or use for any purpose, any building or other improvement on the lands unless contributions towards the District’s Community Amenity Contribution fund as agreed to as part of rezoning approval, which permitted the development, have been made”

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PURPOSE:

The purpose of this report is to update the Financial Contributions for Communities Amenities Policy LAN. 40 to reflect Council’s decision to extend the District of Mission Downtown Incentive Program.

BACKGROUND:

The Mission City Downtown Action Plan (the Plan) was adopted as Policy LAN. 58 on July 2, 2013 along with a complementary incentives program aimed to assist implementation of the Plan. The Plan provided overall direction to development within Mission’s downtown core. Since the adoption of the Plan, the District has seen a renewed interest in development and investment in the downtown core. In order to continue to encourage development in the downtown area, Council resolved to extend the District of Mission Downtown Incentive Program (the Program) which provided financial incentives to those investing in Mission’s downtown core. The Progam was set to expire December 31, 2016, where at the Council meeting of July 17, 2017, Council resolved to extend the Program to December 31, 2019; (for additional background information refer to Appendix 1 – Report to Council dated July 17th, 2017). With the extension to the Program, a number of bylaws were amended and or updated. While the required bylaw updates were adopted by Council resolution on December 20, 2017, the Community Amenity Contribution Policy (LAN.40) was the last needing an update and therefore the recommendation to update the Policy is being made.

DISCUSSION:

Community amenity contributions (CACs) are volunteered by developers at time of rezoning. The contributions are requested by the District to offset the financial burden placed on the municipality to provide new or expanded existing community facilities resulting from development growth pressure. LAN. 40 Policy provides direction to the development community wherein developer contributions are currently requested at a rate of $2,815 per single family lot or per multi-family residential unit. Any contributions negotiated are submitted prior to final adoption of a zoning amending bylaw. Having the opportunity to waive this contribution is an important incentive to a developer when considering development in the downtown area since the CACs can add significant costs to a development project. Under the Downtown Incentive Program, the opportunity to forego CACs can encourage higher residential density development in the downtown above current zoning allowances, which is an important objective of the Plan. It is also important to note that the proposed update to the Policy includes a sunset clause. This provision would prevent land speculation (rezoning and immediate flipping of land) and helps insure that the development proposals are completed in a timely manner and moreover as contemplated as part of Council’s rezoning approval. As such, should a developer decide not to contribute towards the District’s CACs fund, the Policy requires the registration of a restrictive covenant to ensure that the development proceeds as anticipated at time of rezoning. This measure ensures that if the conditions for the incentives offered are not met, contributions as typically requested with residential development must be provided prior to proceeding with the proposed development.

FINANCIAL IMPLICATIONS:

The primary cost to administering the incentive Program is in staff time. While there are some financial concessions associated with the incentive program, it is believe that the long term benefits of improving the downtown core go well beyond the immediate financial offerings to the District. It is believed that the costs of the Program’s concessions will be recuperated over time with increased assessed property values and the advent of more businesses to the core which are likely to be supported by the new residential development.

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COUNCIL GOALS/OBJECTIVES:

The extension of the District of Mission Downtown Incentive Program supports Council’s objective to revitalize the downtown area by encouraging development and investment.

COMMUNICATION:

The Downtown Incentive Program will continue to be presented to perspective developers and investors during initial development proposal discussions.

SIGN-OFFS:

Gina MacKay, Manager of Long Range Planning & Special Projects

Reviewed by: Dan Sommer, Director of Development Services


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of 6

Development Services DepartmentStaff Report to Council

File: 0340-50-02

DATE: July 17, 2017

TO: Mayor and Council

FROM: Gina MacKay, Manager of Long Range Planning and Special Projects

SUBJECT: District of Mission Downtown Incentive Program – request to extend the program to December 31, 2019.

ATTACHMENTS: Appendix A – Summary of incentivesAppendix B – September 23, 2013 Staff Report to Council from the Economic

Development Office

RECOMMENDATIONS:

Council consider and resolve:

1. That an extension of the Downtown Development Incentive Program from December 31, 2016 to December 31, 2019 be approved in principle, and that staff bring back a report recommending requisite bylaw amendments that would permit an extension to the program;

2. That the budget for the Downtown Façade Review and Façade Improvement Grant Program be increased by $12,000, with $8,000 to be funded from the District’s Gaming Reserve Fund, and the remaining $4,000 to be funded by the DBA’s 25% contribution, and

3. That the financial plan be amended accordingly.

PURPOSE:

This report recommends that Council resolve to extend the District of Mission Downtown Incentive Program to the end of 2019 and approve funding of up to $8,000 (from the District’s Gaming Reserve Fund) for the Façade Improvement Grant Program.

BACKGROUND:

The Mission City Downtown Action Plan (the Plan) was adopted as Policy LAN. 58 on July 2, 2013. The Plan provided overarching direction to the development of Mission’s downtown core including recommendations on:

Improving the Economics of Downtown Action 4.2: Update the zoning and OCP to focus commercial development on 1st Avenue Supporting Downtown Living Action 5.1: Amend the Zoning Bylaw to enable stand-alone, multi-family residential off of the core area of 1st Avenue, implementation of the Core Commercial Downtown 2 Zone (CCD2); andCreating a Welcoming and Family-friendly Downtown

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dsommer

Typewritten Text

Appendix 1


Action 6.4: Restrict pawn shops and cheque cashing uses downtown

To support these objectives, the Plan offered an Incentive Program to financially incent development and investment in Mission’s downtown area. The program was set to expire at the end of 2016 when it was thought that enough momentum in redevelopment of the area would have been realized and therefore the program would no longer be needed. The goals of the Incentive Program can be summarized as follows:

Provide and accelerate the development of new housing units downtown Promote financial triggers for renovation projectsEncourage façade improvements Encourage commercial mixed use development Encourage infill construction Increase the value of the overall tax base in the downtown over timeImprove the economic and social vibrancy of the downtown core

A summary of incentives can be reviewed in Table 1: Summary of Incentives appended to this report as Appendix A. Note that Table 1 has been modified to reflect the proposed program extension dates.


Completion of the Plan was the first step in Council’s Objective to ‘Revitalize the Downtown by Creating an Environment for Private/Other Investment’. Since adoption of the Plan, the District has seen a renewed interest in development and investment in the downtown area. A number of buildings in the core have since undergone significant improvements. It is believed the streetscape enhancement project recently funded by Council will further reinforce Mission’s downtown revitalization efforts.

DISCUSSION:

Façade Improvement Program

The District has seen an increasing interest in many of the incentives offered in the Downtown Incentive Program. However, the façade grant program is the only incentive opportunity utilized by business owners to date. The façade grant program offers eligible downtown businesses a grant of 50% of the value of façade improvements, up to a maximum of $2,000. The Incentive Program brings together organizations in the community that support the downtown. As such, this is a collaborative incentive strategy with a formalized commitment from the Mission Downtown Business Association (DBA), whereas the DBA contributes 25% to the façade grant program, and the District contributes the remaining 75%. For example, with a maximum grant of $2000, the District contributes $1500 and the DBA contributes $500.

When the downtown incentives program was approved in 2013, Council approved an initial budget of $15,000 for the District’s share of façade improvement funding. When combined with the DBA’s 25% funding commitment, this provided a total budget of $20,000 for façade improvements, which would provide for at least 10 façade improvement grants, depending on actual costs incurred.

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To date, six downtown businesses have taken advantage of the program, including: Business AddressWentings Cycle & Mountain Shop 33245 North Railway AvenueMission Friendship Centre 33136 1st Avenue (for improvements to portion of

building fronting Railway Avenue)Decode Escape Rooms 33212 1st Avenue Mission (formerly Sears)Power House Apartments 32995 1st Avenue (across from the Bellevue)GoldEdge Properties 33061 1st AvenueSquire & Company Chartered Accountants 33313 3rd Avenue Mission

In all cases, the businesses to date that have taken advantage of the program have qualified for the full $2,000 façade improvement grant.

Two additional businesses, (Swing Optical and Gold Bin Jewellers) are currently working to improve their façades.

With respect to development proposals, the District has seen one application come forward which would be eligible to have the Community Amenity Contribution (CAC) fees waived. This is the proposed mixed commercial residential development at the corner of 2nd Avenue and Horne Street (33281 2nd Avenue). This application currently sits at 3rd reading. In order to move the proposal forward for final adoption the applicant is required to provide security for the CAC fees (and register a covenant on title). This proposal was also able to take advantage of the opportunity to waive the requirement to hold a public hearing. The Incentive Program was first introduced in 2013 by a previous Council. As such, current Council may wish to reconsider the opportunity to waive public hearings on rezoning proposals (highlighted on the list of incentives in Table 1).

Council has also approved $3.5 million in streetscape improvements for 1st Avenue. These improvements include new sidewalks, street lights, furniture and trees. The work is scheduled to begin early in 2018. The façade improvement program coupled with the new streetscape improvements is a great step towards improving the overall appearance of the downtown.

Tax Incentive Program

Prior to the implementation of the Downtown Action Plan (and the accompanying tax incentive program), the District had a revitalization tax exemption program in place in accordance with the Community Charter (District of Mission Revitalization Tax Exemption Bylaw 3828-2005 (RTE)). The RTE provided a municipal tax exemption for construction or alteration of a new improvement with a value in excess of $15,000.

Changes in 2007 to Section 226 of the Community Charter, granting local governments greater discretion and flexibility in designing and applying tax exemption programs, allowed the District to implement the new Revitalization Tax Exemption Bylaw to replace the previous RTE. The following table summarizes how the current property tax exemption program works:

Financial Incentives Redevelopment Renovations

Property Tax Exemption

10 years.100% of assessed value of land and improvements above pre-

development values is exempt for 5 years, with the exempt amount

being reduced by 20% for the next 5 years.

10 years.100% of assessed value of land and improvements above pre-development values is exempt

for 5 years, with the exempt amount being reduced by 20% per year for the next 5 years.

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To date, the District has not had any developments take advantage of the tax incentive program as outlined in the Downtown Incentive Program. However, staff do note one project midstream (33281 2nd Avenue) and one project waiting for final inspection (33072 1st Avenue) which could take advantage of the tax incentive portion of the program if it were extended. Staff have also had several inquiries in the Development Services Department regarding the possible extension of the program.While the uptake of the program has been limited to those businesses making relatively minor exterior façade improvements to their buildings, it is expected that more significant projects like those noted above would benefit from the program in due time. Therefore, given the increasing interest in the tax incentive program and current market conditions, it is anticipated that the District could see some uptake on this portion of the Incentive Program in the near future.


The primary cost of implementing the Incentive Program is administrative. Although some tax revenue may be lower initially than otherwise if the tax exemption were not offered, the long term benefits (including significant financial gains) of improving the downtown core go well beyond the short term loss in taxation revenue (additional details are in Appendix B of this report). It is assumed that the loss in taxation revenue will be recuperated over time with increased assessed values and more businesses, residential units and other development projects stimulated by development investment downtown; all of which would lead to increased taxation revenue in due time. The actual amount is difficult to estimate since it is directly related to the number and complexity of applications received for the downtown area.

The attached report from the Economic Development Officer and the Director of Long-Range Planning dated September 23, 2013 (Appendix B) provides details on the Incentive Program at time of its introduction and provides a sample development demonstrating the financial impact of the Incentive Program.

Accompanying staff’s recommendation to extend the program is the request to include additionalfunding for the façade improvement program. The DBA is interested in continuing to partner with the District for the façade program. The following table summarizes the history and status of the façade improvement grant program budget:

Description

District of Mission Funding

(75%)

DBA Funding

(25%) Total

Original Budget Approved in 2013 $15,000 $5,000 $20,000

Less: 6 grants approved and paid to date (9,000) (3,000) (12,000)

Subtotal – current budget remaining 6,000 2,000 8,000

Less: 2 grants in process (3,000) (1,000) (4,000)

Remaining uncommitted budget 3,000 1,000 4,000

As shown in the table, $4,000 of the original budget is currently remaining for any future façade improvement grant requests, which would fund at least 2 additional façade improvements. Staff recommend increasing the façade improvement program grant budget by a total of $12,000, with $8,000 funded by the District’s Gaming Reserve Fund, and the remaining $4,000 funded by the DBA’s 25% contribution. The combination of the existing uncommitted budget of $4,000 and the $12,000 requested increase would provide a total budget of $16,000, which would allow funding for anadditional 8 façade improvement projects, over and above the two projects that are currently in process.

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The Gaming Reserve Fund currently has an uncommitted balance of approximately $590,000, which is adequate to provide for the requested $8,000 funding increase.

COMMUNICATION:

The District still has a number of Downtown Development Incentive Program packages available for distribution. Staff can make the amendment to these packages by changing the program expiration date from December 31, 2016 to December 31, 2019. Staff could also include a notation that the opportunity to waive the public hearing has been removed from the list of incentives. This will allow District staff and the Downtown Business Association to use these packages for communication purposes.

The Downtown Incentive Program will continue to be presented to prospective developers and investors during development proposal discussions.

SIGN-OFFS:

Gina MacKay, Manager of Long Range Planning & Special Projects

Reviewed by:

Dan Sommer Director of Development Services

Comment from Chief Administrative OfficerReviewed

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APPENDIX A

Table 1: Summary of Incentives

CriteriaNew Construction & Major

RedevelopmentRenovations

Façade Improvements

Duration of IncentiveBuilding permit must be issued by Dec. 31,2019. Construction must be completed by

Dec. 31, 2020

Building permit must be issued by Dec. 31, 2019. Construction must be

completed by Dec. 31, 2020

Renovations to Building Façades to the extent funds are

availableEligibility Threshold & RangeLocation Downtown Planning Area

Financial Incentives

Property Tax Exemption1

10 Years.100% of assessed value of land and

improvements above pre-development values, for 5 years, increasing 20% per year

for next 4 years.

10 years.100% of assessed value of land and

improvements above pre-development values, for 5 years,

increasing 20% per year for next 4 years.

N/A

Building Demolition Program

5 Year Blended Program.Blended benefit amount equal to value of

municipal taxes payable on the property in year of application, multiplied by term of 3 years, with property taxes for following two years at pre-improvement values on land

only.

N/A N/A

Municipal Fee Reductions

100% reduction on Incentive Application Fee.

50% reduction on other fees, municipal Permit, Inspection & Hook-up Fees.


50% reduction on other fees, municipal Permit, Inspection &

Hook-up Fees.

100% reduction on Incentive

Application Fee. 50% reduction on

other fees, municipal Permit,

Inspection & Hook-up Fees.

Community Amenity Contribution Relief Period

Community Amenity Contributions waived Community Amenity Contributions waived

N/A

Façade Improvement Grant (MDBA/NFCF)

N/A N/A50% of value of improvements to max. of $2,000

Building Height Flexibility Up to 4.5 Floor Space Ratio (FSR) allowedUp to 4.5 Floor Space Ratio (FSR)

allowedN/A

Vary Parking Requirements Minimum 1 parking space per unit. Additional spaces at developer’s discretion.

Minimum 1 parking space per unit. Additional spaces at developer’s

discretion.N/A

Waive off-set costs under the Parking Strategy for varying off-street parking spaces

YES YES N/A

Waive Servicing Infrastructure Modeling fees

YES N/A N/A

Priority Processing YES YES YES

Free Land Title Searches &Filings

YES YES N/A

Brownfield Support – For Potential Grants

YES YES N/A

Waive Public Hearing for re-zoning applications to a new CCD2 zone

YES YES N/A

1In all cases, the tax exemption granted includes the pre-improvement municipal tax portion only for a period of five years (base amount)

thereafter with an annual increase of 20% of the difference of the base amount until 100% of the full tax assessment is achieved in year 10. Cannot exceed the value of the investment.

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Economic Development OfficeStaff Report to Council


File Category: ADM.BYL.PROFile Folder: Downtown Revitalization Tax Exemption Bylaw 2013

DATE: September 23, 2013

TO: Mayor and Council

FROM: Stacey Crawford, Economic Development Officer

Sharon Fletcher, Director of Long-Range Planning and Special Projects

SUBJECT: District of Mission Downtown Development Incentive Program

ATTACHMENT(S): Appendix A: Map of Downtown Planning Area

Appendix B: Draft Downtown Development Incentives Marketing Brochure

Appendix C: Sample Development Sites Demonstrating Impact of Incentives

Appendix D: Draft Façade Improvement Program and Funding Request

RECOMMENDATION(S): Council consider and resolve:

1. That the Mission Downtown Development Incentive Program, as outlined in the report datedSeptember 23, 2013 by the Economic Development Officer and the Director of Long-RangePlanning and Special Projects, be implemented in a new bylaw and associated policy;

2. That the new bylaw, policy amendments and funding sources be forwarded to Council forapproval; and

3. That staff prepare a communications strategy and associated budget for Council’s approvalto market the Mission Downtown Development Incentive Program.

EXECUTIVE SUMMARY:

On July 2, 2013, Council considered and resolved, “That staff schedule a workshop meeting with Council to discuss and finalize the District of Mission Downtown Development Incentive Program”.

This report provides an overview of the individual incentives that need to be included within a new bylaw or amendments to existing bylaws and policies to support this initiative. The report also provides:

supporting rationale for creation or amendment of each bylaw and policy; and

an overview of the financial impact to the District.

The District of Mission Downtown Development Incentive Program (Incentive Program) includestaxation and fee related considerations, as well as bylaw, policy and service-related commitments. The program is designed to encourage accelerated private investment in stand-alone or mixed commercial and residential new development and major redevelopment projects within the MissionCity Downtown Action Plan area. The Incentive Program will also have ties to façade and signage improvements to existing buildings.

APPENDIX B

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PURPOSE:

The purpose of the report is to provide Council with an overview of the proposed incentives including policies, bylaws and service related changes required to support this initiative, as well as their financial impact to the municipality. Council is also being asked to consider and resolve to implement the incentive package in its entirety through a new bylaw.

BACKGROUND:

The design of the Incentive Program and its related activities are shaped by local needs, priorities and circumstances.

The purpose of this program is similar to other municipal incentive programs and can be distilled into the following objectives:

Focus public attention on local priorities and municipal initiatives;

Target areas in transition or in need of repair, rehabilitation and redevelopment;

Facilitate and encourage community change in a coordinated manner; and

Stimulate private sector investment through municipal incentive based programs.

The incentives presented in this report are proposed to accelerate and support Council’s priority focus on the Downtown core. An incentive program communicates to developers that the District of Mission has a vision for the future and that it strongly supports development that adds to the strength and character of our exceptional community. The Incentive Program will become the subject of a marketing and communication program that can be promoted through a variety of means to draw attention and raise the profile of Mission’s Downtown investment and development opportunities. Thegoals of the Incentive Program can be summarized as follows:

Provide and accelerate the development of new housing units downtown

Promote financial triggers for renovation projects

Encourage façade improvements

Encourage commercial mixed use development

Encourage infill construction

Increase the value of the overall tax base in the downtown over time

Improve the economic and social vibrancy of the Downtown core

The incentives include taxation and fee related considerations, policy and bylaw amendments, and service related commitments. Pending Council approval, the Incentive Program is scheduled to launch in October of 2013 and, being time-durated, will conclude on December 31, 2016. Theprogram is designed to encourage accelerated private investment in new commercial and residential development and re-development projects within the MissionCity Downtown Action Plan area. TheIncentive Program will also have ties to façade and signage improvements of existing buildings. A map identifying the area wherein the Incentive Program applies is attached as Appendix A. In order to qualify for these time-durated incentives, each project must meet applicable program criteria and land use regulations.

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A preliminary DRAFT version of the marketing brochure and incentives were provided to Council onJuly 2, 2013 and are attached for reference as Appendix B. Pending adoption of the Incentive Program, the materials will be finalized by a professional graphic design firm into digital format and printed marketing materials. Similarly, each incentive will have a “Fact Sheet” that provides an overview of the specific incentive, along with how they are applied to the Incentive Program. These will also be professionally prepared and will be provided to a developer at the inquiry stage of the application process.

DISCUSSION AND ANALYSIS:

The Incentive Program is designed to be comprehensive yet flexible, while providing a strategic framework for dealing with lands and buildings which can address many physical, social and economic priorities. The Incentive Program enables the District to coordinate public initiatives and capital expenditures with private land and building improvements in a comprehensive and complementary manner. The Incentive Program also allows the District to provide financial incentives to private land owners and business owners for improvements to lands, buildings, façades, signage and other works as allowed for in section 226 of the Community Charter.

Transition of Bylaw, Policy and Procedural Amendments

The subsequent adoption and approval of this Incentive Program by Council will provide the legislative basis and comprehensive policy framework designed to help achieve the goals ofthe MissionCity Downtown Action Plan. Successful implementation of the Incentive Program will require a commitment by the District of Mission to implement, fund, administer and monitor the Incentive Program. While the report provides supporting rationale for creation or amendment of each bylaw and policy, as well as the financial impact to the District, a legal review of the proposed amendments will be pursued prior to implementing legislative changes at the local level.

As such, should Council support the recommendations in this report, the applicable bylaw and policy amendments will be drafted, will receive a legal review and will come to Council for final approval.

Summary of Incentives

Table 1 below (Summary of Incentives) provides a summary of the proposed incentives, service commitments with applicable criteria, investment thresholds, timeframes and proposed financial benefits.

The Table defines three different construction scenarios for which various incentives apply. The three construction scenarios are:

1. New Construction & Major Redevelopment: This is characterized by large projects with abuilding permit value greater than $500,000. Typical construction activities anticipated in thisscenario are new buildings or major redevelopment or interior and exterior renovation projects.

2. Renovations: This is characterized as construction projects of a lesser magnitude with ananticipated building permit value of $15,000 to $499,999 in value. Typical constructionactivities anticipated in this scenario are upgrades to the interior and exterior of existingbuildings.

3. Façade Improvements: This is characterized as exterior street-facing façade improvementprojects. If a building permit value is greater than $15,000 in value, the Tax Exemption optioncan also be applied for. Typical activities would include improvements to exterior buildingfrontage, awnings, door and window upgrades, etc., and does not include interior renovations.

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Table 1: Summary of Incentives

CriteriaNew Construction & Major

RedevelopmentRenovations

Façade Improvements

Cross-Reference

Duration of IncentiveBuilding permit must be issued by Dec.

30, 2016. Construction must be completed by Dec. 31, 2018

Building permit must be issued by Dec. 30, 2016. Construction must be completed by Dec. 31,

2018

Renovations to Building Façades

to the extent funds are available

Pg: 2

Eligibility Threshold & Range

Pg: 3, 5, 6, 7

Location MissionCity Downtown Action Plan area App. A

Financial Incentives

Property Tax Exemption1

10 Years.100% of assessed value of land and

improvements above pre-development values, for 5 years, increasing 20% per

year for next 4 years.

10 years.100% of assessed value of land and improvements above pre-

development values, for 5 years, increasing 20% per year for next

4 years.

N/A Pg: 5, 6, 7

Property Tax Exemption Early Benefit Option2

(3-year up-front cash benefit with 2-year tax exemption)

5 Year Blended Program.Blended benefit amount equal to value of municipal taxes payable on property

in the year of application, multiplied by a term of 3 years, with property taxes for following two years at pre-improvement

values on land and improvements.

N/A N/A Pg: 6, 7

Building Demolition Program

5 Year Blended Program.Blended benefit amount equal to value

of municipal taxes payable on the property in year of application,

multiplied by term of 3 years, with property taxes for following two years at pre-improvement values on land only.

N/A N/A Pg: 7

Municipal Fee Reductions


50% reduction on other fees, municipal Permit, Inspection & Hook-up Fees.


50% reduction on other fees, municipal Permit, Inspection &

Hook-up Fees.

100% reduction on Incentive

Application Fee. 50% reduction on

other fees, municipal Permit,

Inspection & Hook-up Fees.

Pg: 8

Community Amenity Contribution Relief Period

Community Amenity Contributions waived

Community Amenity Contributions waived N/A Pg: 9

Façade Improvement Grant (MDBA/NFCF)

N/A N/A50% of value of improvements to max. of $2,000

Pg: 3, 13, 14

Building Height Flexibility Up to 4.5 Floor Space Ratio (FSR) allowed

Up to 4.5 Floor Space Ratio (FSR) allowed

N/APg: 10, 11, 12

Vary Parking Requirements

Minimum 1 parking space per unit. Additional spaces at developer’s

discretion.

Minimum 1 parking space per unit. Additional spaces at

developer’s discretion.N/A

Pg: 10, 11, 12

Waive off-set costs under the Parking Strategy for varying off-street parking spaces

YES YES N/A Pg: 12

Waive Servicing Infrastructure Modeling fees

YES N/A N/A Pg: 15

Priority Processing YES YES YES Pg: 15

Free Land Title Searches& Filings

YES YES N/A Pg: 15

Brownfield Support – For Potential Grants

YES YES N/A Pg: 15

Waive Public Hearing for re-zoning applications to a new CCD2 zone

YES YES N/A Pg: 15

1In all cases, the tax exemption granted includes the pre-improvement municipal tax portion only for a period of five years

(base amount) thereafter with an annual increase of 20% of the difference of the base amount until 100% of the full tax assessment is achieved in year 10. Cannot exceed the value of the investment.2

Under the terms of the proposed program, the property owner would choose the Revitalization Tax Exemption Early BenefitOption or the Revitalization Tax Exemption, but would not be eligible for both.

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Bylaw Implementation and Amendments:

To implement the Incentive Program:

various legislative requirements must be addressed;

financial impacts must be understood;

service commitments must be made; and

the program must be monitored for effectiveness.

As such, the following discussion, analysis and recommendations address these various requirements for each of the items listed in Table 1 above.

1. District of Mission Revitalization Tax Exemption Bylaw 3828-2005

Existing Bylaw

The District of Mission Revitalization Tax Exemption Bylaw 3828-2005 (RTE) establishes arevitalization tax exemption program in accordance with the Community Charter as it existed atthe time the Bylaw was enacted. The RTE provides a municipal tax exemption for construction oralteration of a new improvement with a value in excess of $15,000. The RTE then maintains themunicipal tax level at the pre-improvement tax rate, otherwise known as the base amount. Themaximum term of the RTE is currently five years, with a five-year renewal period where in yearssix through nine the base amount increases on an annual basis by 20% until the base amountbecomes equal to the full assessment of taxes payable in year 10 of the program.

Changes were made in 2007 to section 226 of the Community Charter, granting local governmentgreater discretion and flexibility in designing and applying tax exemption programs. Localgovernments now have the authority to design tax exemption programs that incent particular kindsof development, or exempt the entire municipal tax payable on land and improvements.

Purpose for bylaw amendment

The proposed Incentive Program includes terms for an amended RTE Bylaw that delineatesbetween minor upgrades or façade improvements and major development or redevelopment. Forminor improvements, the current RTE Bylaw is largely retained in the current format. For majordevelopment and redevelopment projects three major incentive options have been added thatinclude a property tax exemption, an early benefit tax exemption, and a building demolition option.Together, these options offer significant financial incentives for building upgrades and newdevelopment projects.

Proposed Incentives

The new Revitalization Tax Exemption Bylaw will include the following:

a) Revitalization Tax Exemption Bylaw: improvements $15,000 to $499,999

Accommodating and providing incentives for improvements of a smaller scale is important to encourage, as it provides opportunity for property owners to make improvements and still receive a taxation exemption on those improvements. With a minimum threshold of $15,000, this encourages a more measured investment where full-scale redevelopment is not yet

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warranted, while deferring an increase on the municipal portion of their property tax assessment.

b) Revitalization Tax Exemption Bylaw: major construction $500,000

Includes a tax exemption to increases in assessed value for both land and improvements for the duration of the RTE agreement. For major projects where ownership is maintained by the property owner/developer, this is a significant incentive that defers an increase to both the land and improvements portion of the tax assessment. The maximum term of the RTE would be 10 years, where the RTE maintains the municipal tax level at the pre-improvement tax rate for the first five years, otherwise known as the base amount. In years six through nine the base amount increases on an annual basis by 20% until the base amount becomes equal to the full assessment of taxes payable in year 10 of the program.

Or;

c) Early Benefit Option: for major improvements $500,000

To address developer input heard throughout the Downtown Planning Process that a taxation exemption only benefits developers who retain full or majority ownership in their development projects, an incentive is proposed to encourage residential or commercial development where the owner/developer plans to sell or stratify the property. This would be a particularlysignificant incentive to encourage investment in Downtown that would address concerns associated with the economics of project feasibility at this early stage of downtown revitalization. This type of incentive is rare in other municipalities in British Columbia.

The RTE Early Benefit Program is anticipated to require a funding source of $500,000, which would come from the Accumulated Surplus Reserve Account.

The RTE Early Benefit program would see the District of Mission provide a blended incentive that provides funding to a qualifying property owner for an amount equal to the value of the municipal taxes payable on the improved property based on the value of the Building Permit. Three times the tax amount (the first three years that the tax incentive applies to) would be paid at the time of issuance of the occupancy permit. Taxes will be paid by the developer in the following two years in the amount of pre-improvement levels for land and improvements. Taxation levels would normalize to 100% in all subsequent years.

Under the terms of the proposed program, the property owner would choose the RTE Early Benefit Program or the Revitalization Tax Exemption, but would not be eligible for both. The early benefit would be payable by the District to the property owner on completion of the project and issuance of an occupancy permit. Project agreements, approved by Council, between the District and the property owner would authorize the transfer of funds to the property owner.

The District would agree to redirect future taxes collected to the Accumulated Surplus Reserve Fund until the early benefit amount is repaid. Appendix C: Sample Development Sites Demonstrating Impact of Incentives, provides estimated financial impacts to the District that would be incurred for three different development scenarios for investments of $50,000;$1,000,000 and $9,400,000.

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d) Building Demolition Program

While demolition of buildings is not anticipated on a large scale, some buildings can no longer meet Building Code requirements without significant new investment. While demolition may be warranted, it is particularly expensive option that presents financial limitations to the developer.

As a result of demolition, the improvement component of the assessed value is no longer on the property. This incentive allows the owner to apply for either the Tax Exemption or the Early Benefit Option using the land assessment only as the base amount and, therefore, treating the property as vacant land.

RTE Bylaw Amendment

Staff recommend that a Bylaw be brought back to Council for consideration that includes the following provisions:

Revitalization Tax Exemption for Renovations &Façade Improvements

Revitalization Tax Exemption for New Construction or Major Re-development

RTE Early Benefit Program

Eligibility Threshold >$15,000 $15,000 - $499,999 $500,000Improvements Building façade or

building upgrades New construction, major renovations or redevelopment

New construction, major renovations or redevelopment

Demolition N/A Calculation based on pre-development land assessment values only

Calculation based on pre-development land assessment values only

Exemption 100% of increase in assessed value of land and improvements

100% of increases in assessed value of land and improvements

Amount equal to total value of the municipal tax exemption over 3 years RTE agreement term and the following 2 yearstaxes are paid to the District at pre-developments levels

Location MissionCity Downtown Action Plan area, as shown on Appendix A, attached to this

report.

For Renovations, Façade Improvements and Major Development (excluding the RTE Early Benefit Program), the exemption granted includes municipal taxes only for a 5 year period (base amount) with an annual increase of 20% of the difference of the base amount until 100% of the full tax assessment is achieved in year 10. The RTE benefit cannot exceed the value of the investment.

To be eligible for an RTE, the property owner would complete a Revitalization Tax Exemption Agreement by October 31 of the year construction is substantially complete. The completed agreement would be provided for Council consideration and, if approved, a Revitalization Tax Exemption Certificate would be issued. Administration would provide support and guidance to the property owner through the application process.

Projects that include demolition of the entire building would be treated as vacant land with the base amount reflecting land value only.

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2. Municipal Fee Reductions

Existing Policy

The District of Mission has a variety of fees associated with the development of property within themunicipality. The relevant fees identified for amendment under the Incentive Program forthe MissionCity Downtown Action Plan include:

Application Fee under the bylaw

Demolition Permit Fee

Rezoning Application Fee

Development Permit Fee

Building Permit Fee

Connection Fees: Water, Sewer, Storm and related inspections

Purpose of Policy Amendment

To promote development and stimulate the downtown economy and to create a positive environment for private investment through measures that improve the viability of development projects in the initial stages of Downtown revitalization.

Proposed Incentive

The new bylaw will eliminate the $105 application fee and other District fees will be reduced by 50%.

The following is a demonstration of the financial impact the fee reduction will have on both District revenues and developer expenditures:

For a three story development project with a floor plate of approximately 5,000 square feet and improvements totaling 15,500 square feet, Table 2 summarizes the impact on application fees currently required by the District of Mission:

Table 2: District of Mission Development Fee Revenue

Description of Fee Amount Paid under current Bylaws

Total Fees Paid Under this Incentive

Demolition Permit Fee $230 $115Rezoning Application Fee $5,330 $2,665Development Permit Fee $3,700 $1,850Building Permit Fee $6,196 $3,098Connections: Water, Sewer, Storm and related inspections

$7,280 $3,640

Total Fees $22,736 $11,368

With this example the revenues to the District of Mission would be reduced by $11,368, or the amount the developer saves. This impact does not include the property tax relief incentives, phasing of Development Cost Charge payments, or the impact of changes to parking requirements and other policy changes intended to improve the feasibility of downtown investment.

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To be eligible, the development proposal must meet the following:

Submit a complete Building Permit prior to December 31, 2016

Apply to a property within the MissionCity Downtown Action Plan area

Complete construction by December, 2018

Meet the intent of the Employment Lands Strategy and the MissionCity Downtown Action Plan forcreating jobs and increasing the Floor Space Ratio in the downtown

Improve the exterior façade of the building

3. Contributions for Community Amenities (CAC) Policy LAN. 40

Existing PolicyIt is recognized that residential development imposes a unique financial burden on the communityby creating a need or demand for new/upgraded public facilities or amenities.

Under this current Policy, applicants who are applying for rezoning that has a residentialcomponent are requested to address this unique financial burden by making a contribution to theDistrict’s Community Amenity Reserve Fund for new/upgraded public facilities or amenities.Where an applicant does not address this issue to Council's satisfaction, the rezoning may beconsidered pre-mature and be denied. The Community Amenity Reserve Fund contributionseffective March 31, 2011, are as follows:

One Unit Residential (Single Family) Use, $2,815.00 for each new residential lotMulti Family Residential $2,815.00 for each new residential unit

Purpose of Policy AmendmentTo recognize Council’s priority objective of revitalizing the downtown and encouraging development, as well as recognition of the economic considerations associated with cost and risks of development projects in the Downtown being less economically feasible than elsewhere in the community.

Proposed Incentive

No Community Amenity Contribution required for units where a completed Building Permit issubmitted before December 31, 2016 for a property within the MissionCity Downtown Action Planarea.

It is important to note that all projects requiring rezoning of property to benefit from the increased Floor Space Ratio, Height and Parking incentives will trigger the CAC requirements. Therefore, waiving the CAC for projects applied for prior to December 31, 2016 will remove this requirement.

As noted, under the current policies, $2,815 is required for each new unit. Therefore, if a proposed development has 20 units, $56,300 in Community Amenity Contributions would be paid prior to final approval of a new zone. Under the time-durated incentive, no CAC’s would be required.

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Community Amenity Contribution Policy LAN. 40

Eligibility Submission of a Building Permit prior to December 31, 2016Complete construction by December 31, 2018Include residential unitsMeet the intent of the Employment Lands Strategy for creating jobs and 1.0

or more FSR in the downtownImprovements Any development or re-development with a residential component Exemption 100% of Community Amenity Contributions

Location MissionCity Downtown Action Plan area, as shown on Appendix A, attached to

this report.

Based on the pro forma example found in Table 4, the following summary provides an example of the potential financial impact to the District of Mission should the CAC’s be waived:

The current zoning allows 110 units per acre, or 20 units on a 10,000 square foot lot (sample lot size). With a proposed Floor Space Ratio (FSR) of 4.5 on a 10,000sf lot, 61 units are possible x $2815/unit CAC cost, or $171,715.

Based on the attached pro forma, the economic feasibility of projects in the MissionCity Downtown Action Plan area are currently challenged by inadequate return in investment and the time-durated removal of CAC’s as an incentive provides a significant cost reduction to development, making downtown development more feasible.

4. Density and Off-Street Parking Regulations (Height restrictions and parking)

Existing Policy

In the Zoning Bylaw under:Section 901 D (Density), the current density allowance for the Core CommercialDowntown One Zone (CCD1) is 272 units per hectare (110 units per acre).Section 901 G (Floor Space), the current Floor Space Ratio (FSR) is 1.5.Section 901 H (Building Height), the current height is 15 metres (49.2 feet).Section 109 D (3) part (l) (Off Street Parking Regulations for Residential), the currentparking requirement is 1.7 parking spaces per unit.

Purpose of Policy Amendment

To promote development and stimulate the downtown economyTo reduce the residential parking to one space, with the developer to determine thenumber of spaces above 1 space per unit that are required to market the product and;To enable a five-storey wood frame building in the downtown as determined through theDowntown Planning Process.

Proposed Incentive

Relax Parking and Building Height for Residential Development.

While changes to the density, FSR, building height and the parking do not on their own make a project viable, the development pro forma is very sensitive to changes in parking requirements and increases in floor area, moving the project closer to being economically feasible. For these reasons, flexibility on parking requirements and a relaxation on building height restrictions were encouraged through developer input heard throughout the Downtown Planning Process.

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A rezoning application that would achieve the maximum development potential proposed in the MissionCity Downtown Action Plan would include the following amendments:

Amendments Current requirements in the Core Commercial Downtown

Zone (CCD1)

Proposed new CCD2 zone

Density 272 units per Hectare (110 units per Acre)

654 units per Hectare (265 units per Acre)

Floor Space Ratio (FSR) 1.5 FSR (approximately 3 storeys) 4.5 FSR (approximately 5 storeys)

Building Height 15 metres (49.2 feet) 18.3 metres 60 feet)

Parking Requirements per residential unit

1.7 parking spaces per unit 1.0 parking space per unit

Reducing parking requirements and increasing building height affects the number of units that could be built downtown over time. While residential units are essential for a successful downtown, increased units will have an effect on the capacity of underground services. The Engineering Department is currently working on a project that will determine capacity and pipe conditions as part of the Assets Management Program. However, all of the information needed for downtown development may not be available for some time. The District of Mission needs to complete the capacity and infrastructure inventory studies that are part of the Asset Management Program in order to determine service upgrading requirements if every property downtown were to redevelop to a maximum of 5 storeys, or a possible 6,257 units (Table 3).

In the interim, development can occur in the downtown using the existing capacity since the number of units possible under current Official Community Plan policies is 2,305 units and the number of units estimated if all of the selected sites with possible short term development potential is 1,222 units (Table 3).

Table 3: Infrastructure Capacity

Number of Units Under Current Policies

Under proposed zone amendments

On all selected properties with possible short term development potential

developable area in Acres 25.5 25.5 6.5density (# of units per Acre) 110 265 265Estimated number of existing units using pipe capacity

500 500 500

Potential # of new units under proposed density and developable area

2,305 6,257 1,222

Table 4 provides a better understanding of the positive financial impact the height and parking amendments can make on a development pro forma.

The Coriolis Report that discussed the viability of development stated that a small swing in the market would make development viable downtown. In order for the developer to expect the current standard return on investment of 15%, the average sales price per square foot would need to increase to $295 per square foot. This value is probably well above Mission’s current market reality. Table 4 shows a couple of market swing scenarios and the resulting developer’s profit. If the developer owns the land and values the land at zero with the average sales price per square

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foot 5% higher than the estimated current value, 7.7% profit is possible, assuming the market would absorb the units at that price per square foot.

Table 4: Impact of Incentives on a Sample Pro forma for a Wood Frame Multi-family Project on a 10,000sf LotProject characteristics Current bylaw

requirements3-storeys 5-storeys

*Floor Space Ratio (FSR) 1.5 3.3 4.5

units per acre 110 units 195 units 265 units

*number of parking spacesper unit

1.7 1.0 1.0

*building height 15 metres (49.2 feet) 16.5 metres (54 feet) 18.3 metres (60 feet)

estimated land cost $598,326 $604,783 $601,772

number of units 20 45 61

estimated revenue from sale of units

$3,113,232 $6,849,110 $9,339,695

construction costs $3,727,427 $6,965,286 $9,445,773

developer’s profit -37% ($1,212,522) -10% (-$720,959) -7.2% (-$707,851)

Market Swing Scenariosfor a $9.4 million Project

Developer’s Profit

**Market Improvement of 5% plus the $437,368saving from incentives(shown in Appendix C)

If land is valued at zero

1.92% ($198,198)

7.733% ($798,264)

***Market Improvement of 10% plus the $437,368saving from incentives(shown in Appendix C)

6.15% ($665,085)

*proposed amendments that create the incentive

**5% improvement in the market increases the average sales price per square foot from $240 to $252

***10% improvement in the market increases the average sales price per square foot from $240 to $264

5. Waive off-set costs for Varying On-site Parking Spaces

The relaxation of parking requirements will result in parking needs off site, which can be plannedfor by implementing a Parking Strategy, which includes building a reserve to construct a parkingstructure in the future. Prior to the development and adoption of a Parking Strategy, for the next 3years the off-set costs for varying on-site parking in the amount of $15,000 per space would bewaived as part of this incentive. As an example, this would provide an additional savings for a 20unit project under the incentive of one parking space per residential unit of $210,000, if the$15,000 for each of the 14 spaces not required (assumes going from 1.7 spaces per unit to 1space per unit).

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6. Façade Improvement Grant Program

Purpose of Incentive

The Downtown Mission Façade Grant Improvement Program provides grants to property andbusiness owners to renovate, restore or redesign retail and commercial street-facing buildingfacades located in the MissionCity Downtown Action Plan area. The purpose of the incentive is toencourage building owners or merchants to invest in upgrades that create a more interesting andappealing environment – attracting customers, clients, visitors and businesses to the Downtowncore.

A Façade Improvement Grant Program is a strategy used by many communities with a downtowncore in decline. There are many examples: Maple Ridge, Langley, Abbotsford, Duncan,Courtenay, Nanaimo, Prince George, and other communities throughout North America. Thesecommunities offer a matching grant to businesses investing in the exterior façade of their building.

The incentive brings together organizations in the community that support Downtown. As such,this is a collaborative incentive with formalized commitment from the Mission Downtown BusinessAssociation (DBA) and North Fraser Community Futures (NFCF).

The goals of this incentive, as defined by the partners, are:

To make Downtown Mission a more inviting and interesting place to eat, shop, walk and play

To promote the retail and commercial businesses in the downtown

To help building owners to attract and retain tenants

To improve the quality of life residents, workers and visitors and their enjoyment of DowntownMission

To build pride in Mission’s Downtown

The grant money is not available for interior changes or other business needs. Both building owners and building tenants are eligible for the grant, so small improvements that might not be the owner’s responsibility, or that the owner is not interested in making, can still be achieved by a building tenant.

The proposed Downtown Mission Façade Improvement Program was developed by NFCF and is formally supported by the DBA. The program guidelines are attached in their entirety as Appendix D.

Proposed Incentive

The incentive brings together organizations in the community that support Downtown. As such, this is a collaborative incentive with formalized commitment from the Mission Downtown Business Association and North Fraser Community Futures.

The program can provide grants of up to 50% of the cost of eligible improvements, to a maximum of $2,000 per building. Corner buildings with two street facing facades could be eligible for up to $4,000 in grants. The minimum project value is $1,000.00.

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The incentive requires a total partnered budget of $20,000, and is delineated as:

Organization Amount StatusMission Downtown Business Association

$5,000Committed

District of Mission$15,000

Pending, with Accumulated Surplus Reserve identified as source of funds

TOTAL $20,000

Projects are required to reflect principles of good design. For this purpose, applicants should review and address the criteria outlined in the Downtown Mission Design Guidelines. Building façade and storefront features eligible to be renovated, restored or redesigned with grant dollars include:

Painting exterior surfaces Awnings

Windows & window openings Doors & doorway openings

Exterior lighting Landscaping elements

Exterior architectural details Exterior decorative details

Moldings/trims/cornices Entranceways

Design, architectural and/or engineering fees

Grant Application, Approval & Reimbursement Process

All project proposals are subject to a comprehensive review of the façade improvement and mustmeet design guideline standards. The proposed application process requires an initial inquiry and screening review that is managed by the DBA, with further application requirements and agreements coordinated in partnership with the District through the Development Permit process.NFCF is available to serve on the screening review committee and has also designed a preferred rate financing assistance package for applicants specific to this incentive. Payment of the grant to the applicant is made once their façade improvement is complete, so funds required for the program can be dispersed as required throughout the year.

In comparing with other communities that have offered similar programs, the estimated applications for the Mission Downtown Facade Improvement Program is expected to be 3 to 5 approved applications in the first year. A finite budget of $20,000 provides an initial level of support that would service up to 10 projects at their maximum value over the duration of the three-year Incentive Program.

The grant money would be available to applicants on a first come first served bases with all work to be complete within one year of the approval date of the application. Application intake would be on a continual base, with a committee meeting as needed to assess applications and award grants.

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7. District of Mission Services

To support development opportunities by operating within a culture of facilitation, collaborationand support, the following service improvements are proposed as a component of the IncentiveProgram:

a) Priority Processing: A Downtown Development Services Review Team will managedevelopment activities from inquiry to application through to project completion. Allcompleted applications for Downtown projects will receive priority processing with clearlydetermined processes, timelines and methods of communication with building owners,developers and other stakeholders. The intention is to streamline the process fordowntown projects and improve the overall service experience.

b) Free Land Title Searches: To save the building owners and the development communitytime and expense where land title searches are required, the District will provide thisservice free of charge.

c) Brownfield Support: The District will provide written support and provide applicableassistance towards applicants seeking brownfield grant monies through the variousfunding programs that exist provincially and federally for this purpose.

d) Servicing Infrastructure Modeling: The current practice of charging developers the cost ofmodeling their impact on existing and future water and sanitary sewer infrastructure will bewaived up to a maximum of $5,000 for each service.

e) Waive Public Hearing requirement: Given the degree of public consultation involved withthe MissionCity Downtown Action Plan the Procedures Bylaw will be amended to waive therequirement to hold a Public Hearing for Downtown rezoning applications received prior toDecember 31, 2016 that comply with the MissionCity Downtown Action Plan.


On June 21, 2012 Council agreed to focus its priorities on four strategic areas, one of which was:

Economic Development - Downtown revitalization; waterfront development; business friendlysupport

The Downtown Incentive Program fulfills the Downtown revitalization component of this objective,in addition to Council’s specific supporting objectives:

To promote Downtown revitalization by reviewing and revising all applicable bylaws

To promote responsible development opportunities by operating within a culture of facilitationand support

To promote commercial and industrial development through changes to municipal fees andlicense fee structure and policies

To revitalize Downtown by Creating an “Environment for Private/Other Investment” andimplement the following related actions:

o Create a practical and implementable Downtown Revitalization Plano Create and implement a marketing and communication strategy to execute the

Downtown Revitalization Plan that includes an incentive package

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See Appendix C: Sample Development Sites Demonstrating Impact of Incentives and Table 5 for cost implications.

COMMUNICATION:

With adoption of the Incentive Program, all relevant stakeholders involved in the Downtown Planning Process will be informed that the Incentive Program is in place.

Additionally, a formal marketing campaign will be developed and launched for a November 2013 release. This campaign will specifically target all building owners and merchants in the Downtown core, in addition to the development community throughout the Lower Mainland.

Throughout the development of the Incentive Program, staff have engaged a number of local developers to discuss the proposed incentives to determine the sensitivity that the incentives will have on their pro formas, and to explore how effective the incentives are for triggering actual development on the ground. This feedback loop will be continuous and is important to monitoring the ongoing effectiveness of the program. Monitoring effectiveness of these incentives will be rolled into the regular updates that Council will receive as part of the Downtown revitalization reports from staff.

CONCLUSION AND STEPS FOR IMPLEMENTATION

The Incentive Program provides a comprehensive framework for the introduction and implementation of various financial incentives designed to attract investment and development inthe MissionCity Downtown Action Plan area. Along with a number of supporting bylaws and policies, as well as infrastructure and transportation improvements, it is anticipated that the Incentive Program willplay a significant role in the re-development and revitalization of Mission’s Downtown core. Therefore, the Incentive Program will also help to achieve goals and objectives identified by Council, as well as the goals identified in the District of Mission Official Community Plan (OCP), along with the Employment Lands Strategy (ELS), the Social Development Commission and the Economic Development Strategy (EDS), which all share a common vision for a strong, balanced economy that supports a diversity of local jobs and businesses. As well, the recent Downtown planning exercise with Council and community stakeholders has resulted in the “10 Big Moves”, which aim to transform the Downtown core.

Table 5 outlines the policies and bylaws requiring amendments as well as the implications for staff time and estimated costs.

105


Table 5: Steps, Timeframe and Costs to Implement the Incentive Program

Steps Timeframe Costs to implement Cost implications

1. Amend the Tax ExemptionBylaw

2 months staff time need reserve estimated at $500,000 for the Early Benefit Option; there will be a delay in receiving new tax revenue

2. Amend the Land UseApplication Proceduresand Fees Bylaw, theBuilding Bylaw and theSubdivision Control Bylaw

2 months staff time lost revenue will be off-set by increased new tax revenue (if tax exemption option is not applied for)

3. Amend the CommunityAmenities (CAC) PolicyLAN 40

1 month staff time if development occurred on the 6.5 acres of land with short term development potential, CACs will be lost; however without the incentives little or no development is likely to occur in the short term.

4. Amend the Zoning Bylaw 3 months staff time future increased tax revenue; more people living downtown

5. Develop a factsheet for aFaçade ImprovementGrant Program inpartnership withCommunity Futures

draft is completed

staff time would occur under the Development Permit process;

$15,000 for the District of Mission’s contribution to the Grant

6. Amend the Land UseApplication Proceduresand Fees Bylaw, andamend the budget andwork schedule to ensurecapacity upgrades willservice private and publicinvestment projectsdowntown.

As part of implementation,a Promotional Package isproposed that will includethe Incentive Program

2 months

2 months

staff time

staff time and estimated costs for graphic design and materials, and promotional activities for a total of $30,000

½ the value of fees

travel, promotion, materials

106


SIGN-OFFS:

Stacey Crawford, Economic Development Officer

Sharon Fletcher, Director of Long-Range Planning and Strategic Projects

Reviewed by:Mike Younie, Director of Development Services

Comment by Chief Administrative OfficerReviewed

G:\COMDEV\SHARON\COW Reports\FINAL Downtown Incentive Program August 2013 V6.docx

107

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112

Mission Downtown Business Association

7311 James Street, Suite A Mission, BC V2V 3V5 Tel: 604.826.7311 Email: [email protected] Website: www.downtownmission.ca

Façade Improvement Program Guide 2013

For building Facades located within the Mission Downtown Business Association Area Mission, BC

APPENDIX D 113

Program Purpose & Goal The Downtown Mission Façade Improvement Program provides grants to property and business owners to renovate, restore or redesign retail and commercial building facades and storefronts located in Downtown Mission. The goal of the program is to encourage owners of buildings to invest in upgrades that create a more interesting and appealing environment attracting customers, clients, visitors and businesses to the Mission downtown.

The DBA hopes that this initiative will: Make Downtown Mission a more inviting and interesting place to eat, shop, walk and playPromote the retail and commercial businesses in the downtownHelp building owners to attract and retain tenantsImprove the quality of life residents, workers and visitors to enjoy Downtown MissionBuild pride in the Mission Downtown

Eligible Properties Existing buildings located within the Downtown Mission Business Association Area Business Improvement Area boundaries. This area is from the east boundary of Murray Street west to Alder and from Second Avenue south to Railway Avenue.

Eligible Applicants To be eligible to apply:

You must be either the property owner or business owner. If the applicant is the businessowner, the property owner must approve of the application in writing and confirm that allimprovements are to be paid for by the applicantAll District of Mission property taxes pertaining to the property are fully paid and current

Grant Amounts The program can provide grants of up to 50% of the cost of eligible improvements, to a maximum of $2,000 per building. Corner buildings with two street facing facades could be eligible for up to $4,000 in grants. The minimum project value is $1,000.00.

Budget The annual budget is approved by the Mission DBA and the District of Mission.

Eligible Façade Improvements Projects are required to reflect principles of good design. For this purpose, applicants should review and address the criteria outlined in the Downtown Mission Design Guidelines. Building façade and storefront features eligible to be renovated, restored or redesigned with grant dollars include:

Painting exterior surfacesAwningsWindows & window openings Doors & doorway openingsExterior lightingLandscaping elementsExterior architectural details Exterior decorative details

114

Moldings/trims/cornicesEntrancewaysDesign, architectural, engineering fees

Grant Application, Approval & Reimbursement Process All project proposals are subject to a comprehensive review of the façade and storefront, must meet high quality standards, and must reflect the spirit and intent of the Façade Improvement Program Guidelines.

Generally, the application, approval, and reimbursement process is as follows: 1. Contact the Mission DBA to determine if your building is in the DBA catchment and secure a

Façade Improvement Program Guide & Application.2. Discuss your proposed projects with the Mission DBA.3. Complete a Façade Improvement Application, which will include a detailed description of the

project and work to be completed including all relevant attachments included with theapplication, including;

a. Drawingsb. Total cost of the projectc. Anticipated completion date (must be by December 31, 2013)d. Any conditions

4. Apply to the District for a Development Permit (DP) and include a completed FaçadeImprovement Application (FIA).

5. The Project Review Committee reviews the FIA. FIA approval is subject to approval of the DP bythe District of Mission.

6. A pre-construction site inspection may be conducted by the Project Review Committee priorto, or after approval of the FIA. Before pictures should be provided by the applicant, but maybe taken by the Project Review Committee.

7. The Applicant will be advised in writing as to whether the application has been approved,refused or approved with conditions. All applications will be reviewed on a timely basis.

8. A Performance Agreement is entered into between the successful applicant, the DBA and theDistrict of Mission which will include a detailed description of the project, total cost of theproject, list of eligible project expenses, start and completion dates of the project (completionmust occur by December 31, 2013), amount of the grant awarded, and any conditions.

9. Project construction starts.10. The applicant must provide the following to the Mission DBA for reimbursement:

a. Copies of all bills pertaining to the project and proof of paymentb. A certificate of completion signed by the applicant or the contractor indicating that all

work described in application/approval has been completed & paid in fullc. Proof that the improvements have passed final inspection (where required) and meet

all building standards and codes (where required)11. Project is inspected by the Project Review Committee to ensure completion of the terms of

approval under item 7.12. Applicant is issued a cheque according to the terms of approval under item 7.

115

Please note that all applications will be received on a first come first served basis.Only one approved projects per land title is allowed in a project year.Applications will be considered as long as funds remain available. All projects must becompleted by December 31, 2013.Submitting an application does not guarantee a grant or a specific grant amount.Developments, Building & Sign Permits are required where applicable. Please refer to theDistrict of Mission for more information.

Eligibility Requirements Buildings must be located within the Downtown Mission Business Association (DBA) BusinessImprovement Area.The applicant must be the property owner or the business owner with the prwritten consent.Grants are only paid upon completion of the pre-approved façade improvement project.The maximum grant amount is 50% of the cost of eligible improvements to a maximum of$2,000 per building façade. Corner buildings with two street-facing façades could be eligiblefor up to $4,000 in grants. The minimum value of the proposed project must be $1000.00.Only projects that meet the list of eligible improvements or are otherwise deemed eligibleupon review by the Project Review Committee may be eligible to receive a grant.

Grant Approval All project proposals are subject to a comprehensive review of the building storefront and façade, must meet high quality standards, and must reflect the spirit and intent of the Façade Improvement Program Guide.

Submission of an application is not a guarantee of funding approval or a specific grant amount.

IMPORTANT The Applicant must obtain all necessary development, building and sign permits and is encouraged to consider the additional time required to obtain such permits. Applicants are expected to follow the Design Guidelines for Downtown Mission. Please refer to the District of Mission website for further information regarding permits and Design Guidelines at www.mission.ca.

116

Funding for a Mission DowntownStorefront Improvement

Grant Program

The downtown planning process initiated by the District of Mission through the Charrette has created energy around the potential for the downtown, but the challenge now is to show results. This proposal for a grant program is an opportunity to build on this energy and make positive change by encouraging business owners to improve the public face of their business.

It is not just the big projects that will change downtown Mission. To make the change will need many individual businesses to make small incremental improvements. Creating the conditions for businesses to act will likely require some incentive; a program to encourage them to make changes now.

A Facade Improvement Grant Program is a strategy used by many towns with a downtown in decline. There are many examples: Maple Ridge, Langley, Abbotsford, Duncan, Courtenay, Nanaimo, Prince George, and other communities throughout North America. The communities offer a matching grant to businesses investing in the facade of their building.

This program is not about giving away money, it is about providing incentives to make positive change. When a downtown is in decline there is little incentive to be first to invest in your building. Right now there is much attention on improving the downtown. There is a sense of momentum and opportunity, but how to get the early adaptors to start? A Facade Improvement Grant Program is an inexpensive approach to encourage small investments in downtown improvements.

Partners in the Project The intention of this program is to bringing together a number of organizations in the community that support the downtown. This is a team project, and needs the commitment from proposed project partners to make the project work.

Downtown Business Association is the lead, without their commitment other money cannot be leveraged. This project is about the downtown, and this group is championing the program. This group has already approved $5,000 to finance program grants.

Mission District is investing in downtown planning and is looking for those quick wins to start the change and keep the momentum alive. This is a low cost quick win. The request for funding from the District of Mission is $15,000.

North Fraser Community Futures supports the program, and will offer a special loan option for downtown businesses interested in making improvements. The loan is intended to support grant applicants who want to make more significant changes to their store front. Applicants could also use the loan funds to make changes to the inside of the store that would not be eligible for funding through the grant program.

117

Private Business and Building Owners may need a bit of an incentive, but leveraging private money for the benefit of the community is what makes the program work.

Focusing on Store FrontsThe facade of a building is part of the public space, and the look of the buildings defines the character of the downtown shopping district. Providing a grant to create change to this public part of a building is a good investment in improving the downtown. Grant money will not be available for interior changes or other business needs. If it is not on the exterior and if the change does not provide value for the downtown as a whole it will not be approved.

Budget

$1,000 Edmonton is $30,000. One objective is to make sure it is enough money that it provides the desired incentive for a business to make improvements. The other objective is to allow as many businesses as possible to benefit from the program. Smaller communities are offering in the range of $1,000 to $5,000. If a grant amount of $2,000 was offered, with a $20,000 budget, it would allow 10 businesses to take advantage of this opportunity. Imagine the impact if 10 downtown businesses improved the look of their storefront.

The budget for the program needs to come from the DBA and the District of Mission. The potential to encourage businesses to make small but important improvements to downtown storefronts will depend on the ability and willingness of these two funders to support this program.

Program Structure With a budget of $20,000 and $2,000 maximum per project, 10 applications at the full grant amount could be funded. The number of applications, however, is expected to be below the maximum funding level. In talking with other communities that have offered similar programs the estimated applications for the Mission Downtown Facade Improvement Program is expected to be 3 to 5 approved applications in the first year. A budget of $20,000 provides a comfort level if applications exceed expectations, but if the applications are in the 3-5 range as expected this level of funding commitment would allow the program to run for two years. Other communities that have run similar programs have made them multiyear programs, with applications increasing in the second and subsequent years.

Payment of the grant to the applicant is made once their storefront improvement is complete, so funds required for the program can be dispersed as required through the year, although each funding partner needs to make a commitment that the total funds are available as required.

Organization Amount Status Downtown Business Association $5,000 Committed District of Mission $15,000 Pending

TOTAL $20,000

118

The money would be available to applicants on a first come first served bases with all work to be complete by December 31, 2013. Application intake would be on a continual base, with a committee meeting as needed to assess applications and award grants. If funds are available for year 2, applications would be accepted starting sometime in the spring of 2014.

In the Mission downtown businesses may need encouragement to participate even with a financial incentive. Creating momentum for the program may require getting one or two businesses to make the first move, either targeting businesses in high need of improvement, or targeting businesses with a strong community commitment. The role of the DBA will be to provide this encouragement and be the public promoter of this program to their member.

The program will provide direct funding for small projects that add significant value to the downtown, but at a low price. Both building owners and building tenants are eligible for the grant, so small improvements that might not be the owner’s responsibility, or that the owner is not interested in making can still be completed by a building tenant. A program providing a grant has the potential to make improvement happen that otherwise would not occur.

Approval Committee To administer and allocate the fund a committee would be formed, and the committee would review applications and approve or reject the application on its merits. If approved the business owner or building owner would complete the improvements as approved, and once complete they would submit receipts for the work. The Approval Committee would review the completed work and reimburse the applicant if the objectives are met. No money is spent until the project is complete and all requirements are fulfilled.

Community Futures Loan Initiative and Program Support The Community Futures Board has approved in principle a special loan option for downtown businesses. The loan will have a short application form and competitive interest rate, so it is easy for downtown businesses to access money to make building improvements. The loan amount can be up to $20,000 at 6% interest. Because this is a loan, we would allow the business owner to spend the money on exterior improvements, interior improvements, or even store fixtures and displays. Community Futures is also able to take a lead role in helping to manage the Facade Grant Program, and provide support for the application approval process.

Encouraging Good Design The Charrette process will create design guidelines for the downtown, and this program will require applicants follow these guidelines. Applicants will also need to have building permits and meet other district requirements to be eligible.

Communities use Facade Improvement Grant programs because they are effective, they encourage private business to spend money in a way that creates both a private and public good. Investing $20,000 to support this program is a good investment in the future of Downtown Mission.

119

District of Mission Planning Department Land Use-Financial Contributions for Community Amenities Policy-LAN.40 Page 1 of 4

LAND USE

FINANCIAL CONTRIBUTIONS FOR COMMUNITY AMENITIES POLICY

LAN.40(C) POLICY Date Policy Adopted: July 15, 1996 Council Resolution Number I/C 96/123 Date Policy Amended: February 7, 2000 Council Resolution Number: 00/113 Date Policy Amended: March 19, 2001 Council Resolution Number 01/229 Date Policy Amended: May 7, 2007 Council Resolution Number 07/375 Date Policy Amended January 1, 2008 Council Resolution Number 07/375 Date Policy Amended January 1, 2009 Council Resolution Number 07/375 Date Policy Amended June 15, 2009 Council Resolution Number RC09/372 Date Policy Amended: February 22, 2010 Council Resolution Number: PH10/010 Date Policy Amended: December 20, 2010 Council Resolution Number: RC10/701 Date Policy Amended: December 2, 2013 Council Resolution Number: RC13/763 Date Policy Amended: July 21, 2014 Council Resolution Number: RC14/492

It is recognized that residential development imposes a unique financial burden on the community by creating a need or demand for new/upgraded public facilities or amenities. Under this Policy, applicants who are applying for a rezoning which has a residential component are requested to address this unique financial burden by making a contribution to the District’s Community Amenity Reserve Fund for new/upgraded public facilities or amenities. Where an applicant does not address this issue to Council’s satisfaction by offering to contribute to the Community Amenity Reserve Fund for new/upgraded public facilities or amenities, the rezoning may be denied.

The Community Amenity Reserve Fund contributions effective March 31, 2011, are as follows: One Unit Residential (Single Family) Use,

$2,815.00 for each new residential lot

Multi Family Residential (including duplex, mixed use and comprehensive developments)

$2,815.00 for each new residential unit

Multi Family Residential within the MissionCity Downtown

Action Plan area as shown on Schedule “A” (for multi-family projects, and mixed use and comprehensive development applications submitted before December 31, 2016 with construction completed by December 31, 2018)

$0

120

dsommer

Typewritten Text

Appendix 2

FINANCIAL CONTRIBUTIONS FOR COMMUNITY AMENITITES POLICY LAN.40(C)


Affordable Housing units to be included on Mission’s Affordable Housing Inventory (see related policy LAN.61 – Incentives for Affordable Housing)

$0 per unit

Under the rationale that the downtown was identified as the top Council priority in 2012, and that initially, construction of new units within the downtown will trigger ongoing investment in the downtown, and where:

a rezoning application is consistent with the MissionCity Downtown Action Plan,

a development project will have a residential component, a complete Building Permit application is received on or before December 31, 2016, and

the development applications are for projects on properties located within the MissionCity Downtown Action Plan area (Schedule “A”);

In place of the Community Amenity Contribution, a 219 covenant shall be registered on title stating that the zone amending bylaw is in place until December 31, 2018 and that if the residential units have not received a final occupancy permit by December 31, 2018, Council may consider rescinding the zone amending bylaw. The attached “Confirmation of Contribution To Offset Burden of Rezoning” Form should be submitted at the time of applying for rezoning. Actual payment of Community Amenity Reserve Fund contributions must be made prior to Council’s consideration of the rezoning adoption. The District of Mission’s Community Amenity Reserve Fund will be used for the following projects, which may be subject to change: Dike Trails and Related Signage; Enhancements to Silver Creek Parkway; District-Wide Trail System; Playfields and Parks Infrastructure; Playground Equipment and Landscaping for New Parks; Transit Exchange; Expansion of Public Works Building; Pool Addition; Leisure Centre Complex and Sports Park; Expansion of Policing Building; Recycling Centre; and New Civic Centre.

Questions in regards to the Policy can be directed to the District of Mission’s Planning Department.

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CONFIRMATION OF CONTRIBUTION TO OFFSET BURDEN OF REZONING

By: ________________________ ________________________ ________________________ ________________________ (the "Applicant") Re: ________________________ ________________________ ________________________ ________________________ ("the Lands") WHEREAS the Applicant has applied to rezone the lands so as to permit a higher residential density; AND WHEREAS the Applicant acknowledges that such a rezoning imposes a special burden on the Municipality in relation to public facilities or amenities that are required to support such development; THEREFORE, the Applicant volunteers and agrees to contribute the sum of $2,815.00 per new single family lot, accessory attached residential use, rural second dwelling unit use or multi-family residential unit permitted by the rezoning in order to help offset this unique financial burden, in the event that the rezoning is approved by the council of the District of Mission. The Applicant acknowledges that this contribution is being made voluntarily and that it is not in lieu of development cost charges, financial, or in-kind contributions under Section 937.3 or 941 of the Local Government Act or any other fee, charge or levy which the District of Mission is authorized to impose. Dated this ________ day of _____________________, _________. Signature _________________________ (Applicant)

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SCHEDULE “A”

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Finance Department

Staff Report to Council


File: 01-0360-20

DATE: January 22, 2018 TO: Mayor and Council FROM: Kris Boland, Director of Finance SUBJECT: Award of Contract – Norrish Creek Slow Sand Filter Re-Sanding ATTACHMENT: Appendix A – Report JSSC 003-2018 – Award of Contract 2017-10 – Norrish

Creek Slow Sand Filter Re-Sanding

RECOMMENDATIONS: Council consider and resolve: 1. That Mission’s share of the 2017 budget increase in the amount of $90,620 (total regional

budget increase is $374,000), for the Norrish Creek Slow Sand Filter Re-Sanding project, be approved to be reallocated from the following available capital budgets: $46,279 from the 2017 water supply contingency budget; $16,961 from the 2017 Dickson Lake Raft Modifications; and $27,380 from the 2017 Eastern Wells Hydrogeological Studies; and

2. That the District’s Financial Plan be amended accordingly.

PURPOSE: The purpose of this report is to provide Council with a summary of the costs surrounding the Norrish Creek Slow Sand Filter Re-Sanding project, and to request a budget amendment for this project, as approved by the Joint Shared Services Committee.

BACKGROUND: Report #JSSC 003-2018, attached as Appendix A, was approved at the Joint Shared Services Committee (JSSC) meeting held on January 11, 2018, and describes the costs related to the Norrish Creek Slow Sand Filter Re-Sanding project. Report #JSSC 003-2018 forms the basis for the recommendations in this report. The approved budget for this project is $600,000, but following the tender process it was determined that the budget was short by $374,000. As detailed in Appendix A, this is the first time the slow sand filters have needed to be replaced, and operations staff have successfully extended the life of the sand filter beds well beyond their expected service life, resulting in significant cost savings over the past number of years.

FINANCIAL IMPLICATIONS: The total costs associated with the Norrish Creek project are detailed in Appendix A. Mission’s share of the budget increase required to proceed with the project totals $90,620 (based on 24.23% of the total regional budget increase of $374,000, as per the approved cost-sharing formula). Staff recommends reallocating available budget funds of $46,279 from the 2017 Water Supply Contingency budget; $16,961 from the 2017 Dickson Lake Raft Modifications; and $27,380 from the 2017 Eastern Wells Hydrogeological Studies to provide funding for these costs, as approved by the JSSC. All of these budgets currently have funds available to cover the shortfall in the Norrish Creek project, thus no additional funding is required to be added to the financial plan.

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COMMUNICATION: Mission staff will advise Abbotsford staff of Council’s resolution with regard to this report.

SUMMARY AND CONCLUSION: Report #JSSC 003-2018 was approved at the Joint Shared Services Committee meeting held on January 11, 2018. The report details the budget increase required to proceed with the Norrish Creek Slow Sand Filter Re-Sanding project, for which Mission’s share totals $90,620 (regional total is $374,000), and recommends available budget funds be transferred from the 2017 water supply contingency budget ($46,279); from the 2017 Dickson Lake Raft Modifications ($16,961); and from the Eastern Wells Hydrogeological Studies ($27,380) accordingly.

SIGN-OFFS:

Kris Boland, Director of Finance

Reviewed by: Tracy Kyle, Director of Engineering and Public Works

Comments from the Chief Administrative Officer: Reviewed.

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Appendix A 126

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Parks, Recreation and Culture



File: 01-0550-20

DATE: January 22, 2018 TO: Mayor and Council FROM: Maureen Sinclair, Director of Parks, Recreation and Culture SUBJECT: License for Use Agreement Renewal- Mission Granite Curling Club

ATTACHMENT(S): License for Use Agreement 2018-2023

RECOMMENDATION(S): Council consider and resolve: 1. That the License for Use Agreement between the Mission Granite Club and the District of

Mission be approved for a five year period ending March 31, 2023; and 2. That Council direct execution of the License of Use Agreement.

PURPOSE:

The purpose of this report is to seek Council’s approval to renew the License for Use Agreement (Agreement) between the Mission Granite Club (the Club) and the District of Mission (DOM) to operate the Mission Curling Club.

BACKGROUND:

The Mission Granite Club is a non-profit community organization who has managed the Curling Club for many years and has provided an important recreational opportunity to local residents. The Club is seeking a renewal of the Agreement so that they can operate for an additional five curling seasons up to March 31st, 2023.


The proposed agreement is attached and includes a fee increase of 1% for the first two years and an increase of 2% in the remaining three years which will result in adding just over $72,000 to the PR&C operating budget over the life of the contract. In addition, the Agreement includes a cost sharing of twenty percent of the advertising revenues which will result in additional revenues depending on the amount of advertising sold; the revenue amount cannot be estimated at this time. The annual percentage increase is consistent with the cost sharing arrangements with Mission Minor Hockey who also have advertising rights in the Mission Leisure Centre.


The License for Use Agreement with the Mission Curling Club is consistent with Council’s goal to increase recreational and lifestyle opportunities for Mission residents.


The attached License for Use provides additional revenue to offset operating costs at the Mission Leisure Centre as well as taking into account that the Club has consistently made improvements to the

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Curling Club at their sole expense. In 2017 heaters and fans were installed in order to make the on-ice experience more comfortable for curlers.

COMMUNICATION:

The Mission Curling Club was involved in the development of this Agreement and has indicated their concurrence with its content. The Club was further advised that the Agreement was being forwarded to Council for approval.

SUMMARY AND CONCLUSION:

Staff are seeking Council’s approval to enter into a new five year lease with the Granite Curling Club and approval to have the new Agreement executed by the Mayor and Corporate Officer.

SIGN-OFFS:

Maureen Sinclair, Director of Parks, Recreation and Culture

Stephanie Key, Deputy Director of Parks Recreation and Culture

Comment from Chief Administrative Officer: Reviewed.

ATTACHMENT A

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DISTRICT OF MISSION / MISSION GRANITE CLUB

LICENSE FOR USE AGREEMENT

THIS AGREEMENT dated for reference the _____ day of _________________ 2018 BETWEEN:

THE DISTRICT OF MISSION 8645 Stave Lake Street, Mission, BC V2V 4L9 (Hereinafter called "Mission")

AND: MISSION GRANITE CLUB PO Box 3176 Mission. BC V2V4J4 (Hereinafter called the “Licensee”)

WHEREAS

A. Mission has possession of the lands and premises situated in the District of Mission in the Province of British Columbia, and more particularly described as: Lots A & B. Section 21, Township 17, Plan 955, Land District 36, (LT A) (LT B) PL 14214 & BLK 150 (S&E LT 544 P53763) New Westminster District (Hereinafter called "the Premises");

B. The Licensee has proposed Mission grant them permission to use a portion of the Premises to operate a Curling Rink;

(hereinafter called the “Curling Facility”)

C. Mission has resolved to grant such permission to the Licensee subject to the terms, covenants, and conditions contained in this Agreement.

NOW THEREFORE THIS AGREEMENT witnesses that in consideration of the Premises and the mutual covenants and agreements contained herein, Mission and the Licensee hereby covenant and agree as follows:

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DEFINITIONS "Common Area" means all or any public portions of the Premises necessary to reach the Curling Facility. “Curling Club” means an organization led by the Board of Directors of the Mission Granite Club. The organization is responsible for providing leadership to their members, ensuring their club continues to operate the Curling Facility by preparing program schedules and activities including monitoring and evaluating these programs and services. “Curling Facility” means the area used by the Licensee which includes the Curling Rink, Curling Lounge, and Spectator Area. 1.0 GRANTING OF RIGHTS

Mission, on the terms and conditions contained in this Agreement hereby grants to the Licensee the non-exclusive right and license to have unrestricted access to and use of the Curling Facility, and to all or any of the Common Area from September 1 to March 31 of each year when the said Curling Facility is open to the public. The Licensee shall be permitted to operate the premises as a Curling Club, including all services and activities typically provided by a Curling Club to its members.

2.0 TERM OF AGREEMENT Subject to compliance with the terms included in this License for Use Agreement, (Agreement) the permission granted herein shall be for a term of 5 years commencing on September 1, 2018.

3.0 LICENSE FEE

The Licensee shall pay an annual license fee to Mission as follows:

3.01 For the period of September 1, 2018 to March 31, 2019 - $14,050.40 plus applicable taxes;



3.04 For the period of September 1, 2021 to March 31, 2022 - $14,764.22 plus

applicable taxes; 3.05 For the period of September 1, 2022 to March 31, 2023 - $15,059.50 plus

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applicable taxes. 3.06 The license fees shall be paid on or before November 30 of each year. 3.07 The yearly commencement and completion date may be altered by mutual

agreement. 4.0 COVENANTS OF LICENSEE

The Licensee covenants and agrees with Mission that they shall solely at its own cost:

4.01 Pay the license fee; 4.02 Pay all applicable taxes as they become due; 4.03 Pay twenty percent (20%) of all advertising revenues to Mission; 4.04 Provide and maintain all necessary equipment, supplies, tools, fixtures for the

operation of the Curling Facility including ice-making equipment owned by Mission which Mission will make available to the Licensee;

4.05 Use the licensed portion of the Curling Facility only for the purpose of operating Curling Club activities; 4.06 Operate the licensed portion in compliance with all rules related to alcohol

consumption and service as required under the B.C. Liquor Control and Licensing Branch;

4.07 Maintain the Curling Facility area and all equipment in a safe, neat, tidy and clean

fashion at all times; 4.08 Maintain the Curling facility including the ice surface to best industry practices in

order to ensure the safety of the users and the integrity of the facility;

4.09 Allow Mission to enter the property at any time to view the condition of the licensed area and satisfy itself as to the compliance with this Agreement;

4.10 Engage ice making staff as it sees fit, to make and maintain the curling ice at a high

level and in a manner which will promote yearly growth in the Curling Club membership;

4.11 Ensure that the Curling Facility is protected from any and all environmental damage

resulting from any circumstances or activities within the control of the Licensee;

4.12 Observe, abide by, and comply with all laws, bylaws, regulations, orders, directions, ordinances and requirements of any public authority having jurisdiction which in any way affect the Licensee's use or occupation of the Curling Facility;

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4.13 Insure the Curling Facility furnishings and equipment owned by the Club against

loss by fire or other perils; 4.14 Not install, construct, erect, alter, remove, replace, operate, maintain, or repair any

structure or equipment unless authorized by Mission; 4.15 Immediately respond to the reasonable requests of Mission related to any action

that, in the opinion of Mission, contravenes the intent of the covenants included in the Agreement;

4.16 Not reassign this Agreement to any other organization; 4.17 Provide Mission with a current and up to date list of responsible parties to be

contacted related to the Agreement;

4.18 Not permit any liens to be registered against the property for any reason. If any lien is registered against the property, the Licensee shall obtain its discharge immediately;

4.19 Not to do or suffer to be done anything that may become a nuisance or annoyance to adjoining properties;

4.20 Provide Mission on or before September 1st of each year, a complete list of dates and times for the Curling Club's specials events, bonspiels for the upcoming curling season;

4.21 Conduct an annual inspection at the end of each season to identify any upgrades, repairs or capital improvements that should be considered by Mission during the annual budget review;

4.22 Conduct themselves in a professional manner, and at all times operate the Curling

Facility in a manner that exhibits the highest level of customer service and satisfaction of its members and the community, and in a manner that will promote yearly growth in Club membership in all categories; and

4.23 Follow all regulations related to the sale of alcohol as set out under the BC Liquor

Control and Licensing Branch. 5.0 COVENANTS OF MISSION

Mission covenants and agrees with the Licensee that: 5.01 Mission will not interfere with the Licensee's use and occupation of the Curling

Facility, although, Mission may enter the property at any time to view the condition of the licensed area and satisfy itself as to the compliance with the Agreement;

5.02 Mission will insure the building against loss by fire or other perils as may be

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covered by Mission’s property insurance policy, but excluding any of the Licensee's furnishings or equipment;

5.03 Whenever the consent of Mission is required by the Licensee pursuant to this

Agreement, Mission’s consent will not be unreasonably withheld. Mission shall advise the Licensee within ten (10) business days of any information it requires from the Licensee in order to determine whether it will provide its consent and following receipt of information from the Licensee. Mission shall advise the Licensee of its decision within 30 days of receiving the information from the Licensee;

5.04 At the beginning of each curling season Mission will turn over to the Licensee the Curling Facility in a safe, neat, tidy, fully operational and clean condition and those major components of the Premises such as refrigeration and dehumidification equipment, roofs, electrical and or mechanical and plumbing systems, will be replaced or repaired as determined by Mission;

5.05 Be responsible for the grounds maintenance and snow removal, and housekeeping of the Common Areas, noting however the snow removal will occur in accordance with Mission’s snow removal policy; and

5.06 To assume responsibility for all municipal property taxes, utility rates assessed against the Premises, telephone and cable rates excluded.

6.0 DEFAULT

Provided that in the event that:

6.01 The Licensee defaults in payment of any installment of the License Fee, or in the payment of any other sum of money payable under this Agreement, and such default continues for ten (10) business days after the giving of written notice by Mission to the Licensee;

6.02 The Licensee fails to perform or observe any of the covenants, agreements, conditions or provisos contained in this Agreement on the part of the Licensee to be performed or observed, and such failure continues for or is not remedied within ten (10) days of written notice by Mission to the Licensee;

6.03 The rights or interests hereby granted to the Licensee are taken in execution or attachment by any person, or the Licensee commits an act of bankruptcy, becomes insolvent or is petitioned into bankruptcy or voluntarily enters into an agreement with its creditors, or commences any winding up procedures;

6.04 Mission discovers that the Licensee, whether in its application for this Agreement or otherwise has, in the opinion of Mission, misrepresented or withheld any fact material to the application;

6.05 The Licensee fails to make reasonable and diligent use of the Curling Facility, and

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such failure continues for thirty (30) days after Mission gives written notice to the Licensee; and

6.06 Then this Agreement, at the option of Mission, shall be cancelled and all rights of the Licensee to the use of the Curling Facility shall be absolutely forfeited and shall lapse. The Licensee shall not be entitled to any compensation, whether for damages or otherwise, in respect of cancellation of this Agreement by Mission under this Section 6.

7.0 RENEWAL

Any further renewal of this Agreement shall be at the discretion of Mission. 8.0 INDEMNITY AND INSURANCE 8.01 The Licensee hereby indemnifies and saves harmless the District, its officers,

directors, elected officials, employees and agents from and against any and all losses, claims, costs, expenses, damages and liabilities, causes of action, suits and judgments including all costs of defending or denying the same, and all costs of investigation, monitoring, remedial response, removal, restoration or permit acquisition and including all solicitor’s fees and disbursements in connection therewith which at any time may be paid or incurred by or claimed against the District, its officers, directors, elected officials, employees, agents and invitees arising, directly or indirectly, out of:

(a) the uses of the Licensee under this Licence; (b) a breach by the Licensee of any of the covenants contained in this Licence;

(c) any wrongful act or neglect of the Licensee on or about the Land; (d) any damage to property related to the Licensee’s use and occupancy of

the Land; (e) the death of or injury to any person arising out of or in any way connected

with, directly or indirectly, the Licensee’s use and occupancy of the Land.

8.02 Insurance – The Licensee shall obtain and keep in force throughout the existence of the Licence insurance naming the District as an additional insured and protecting the District and the Licensee (without any rights of cross-claim or subrogation against the District) against claims by any person, including any member of the public using the Premises, for personal injury, death, property loss or damage, and third party liability or public liability claims arising from any accident or occurrence on the Lands or other loss relating to the Licensee’s use of the Premises to an amount of not less than Five Million ($5,000,000.00) Dollars per occurrence (the “Insurance Policy”).

(a) The Insurance Policy shall provide that it is not terminable or alterable without the giving of 30 days’ written notice to the District. (b)At the time of execution of this Licence, the Licensee shall deliver to the District a copy of the Insurance Policy or an insurance binder or note evidencing that the Licensee has obtained the Insurance Policy on the terms set out herein.

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(c) At any time during the Term of this Licence the District may require the Licensee to provide evidence to it that the Insurance Policy is valid and in full effect. (d) The obligations included in section 8 shall survive any expiry, cancellation or termination of this Agreement, anything to the contrary notwithstanding.The Licensee shall maintain in effect for the term of this Agreement

comprehensive general liability insurance in the sum of at least $5 million per occurrence in respect of any prosecution, injury or death to one or more persons or property damage occurring on or about the Curling Facility. Mission shall be named as an additional insured on the policy.

8.03 The Licensee is responsible to supply to Mission proof of said insurance at the commencement of this Agreement and annually thereafter ten (10) working days prior to the anniversary date of this Agreement.

8.04 A cross-liability clause shall be made part of the policy. 8.05 The obligations included in clause 8.01 shall survive any expiry, cancellation or

termination of this Agreement, anything to the contrary notwithstanding.

8.06 The Licensee shall be responsible to insure its own property against loss, damage, or theft.

9.0 DAMAGE OR DESTRUCTION

In the event that the Curling Facility is damaged or destroyed to such an extent that it would be impractical for the Licensee to continue its intended uses of the Curling Facility, Mission shall be under no obligation to rebuild or repair any part of the premises.

10.0 NOTICE 10.01 Any notice or other writing required or permitted to be given to any party shall be

sufficiently given if delivered by hand, or if sent by prepaid courier or if transmitted by electronic mail or facsimile to such party: in the case of a notice to the Licensee, at: Mission Granite Club PO Box 3176 Mission, BC V2V4J4

in the case of a notice to the District, at:

District of Mission 8645 Stave Lake Street, Mission BC,

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V2V 4L9 or at such other address or addresses as the party to whom such notice or other writing is to be given shall have last notified the party giving the notice in the manner provided in this section. Any notice or other writing sent in compliance with this section shall be deemed to have been given and received on the day it is so delivered unless that day is not a business day, in which case the notice shall be deemed to have been given and received on the next day that is a business day.

11.0 MISCELLANEOUS 11.01 Waiver

No term, condition, covenant or other provision herein shall be considered to have been waived by a party unless such waiver is expressed in writing by the party. Any such waiver shall not be construed as a waiver of any other portion this Agreement.

11.02 Remedies Cumulative

No remedy conferred upon or reserved to any party is exclusive of any remedy herein of provided by law, but such remedy shall be cumulative and shall be in to any other remedy herein or hereafter existing at law, in inequity or by statute.

11.03 Non-Exclusive

This Agreement shall not entitle the Licensee to exclusive possession of the Curling Facility. However it is understood and agreed that during the term of this Agreement, Mission will not license or permit any other person or organization to use the Curling Facility for any purpose.

12.0 INTERPRETATION 12.01 Entire Agreement

This Agreement constitutes the entire Agreement between the parties and shall not be modified or amended except by a written document duly executed and delivered by the parties hereto or by their successors, permitted assigns, or authorized agents.

12.02 Severability

If any section of this Agreement or any part of a section is found to be unlawful or unenforceable, that part or section, as the case may be, shall be considered separate and severable and the remaining parts or sections, as the case may be, shall not be affected thereby and shall be enforceable to the fullest extent permitted by the law.

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12.03 Enactments

Wherein this Agreement there is a reference to an enactment of Mission, the Province of British Columbia or Canada, that reference shall include a reference to any subsequent enactment of like effect, and unless the context otherwise requires, all statutes referred to herein are enactments of Mission, the Province of British Columbia or Canada.

13.0 DISPUTE RESOLUTION

Any unresolved dispute arising out of the term of this Agreement will be referred first for mediation and should the dispute remain unresolved following mediation, the dispute will be referred to final settlement under the provisions of the Commercial Arbitration Act, RSBC as may be amended from time to time. In either case each party will be responsible for its own costs.

DISTRICT OF MISSION ______________________________ Mayor Randy Hawes ______________________________ Corporate Officer SIGNED by the MISSION GRANITE CLUB in the presence of:

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______________________________ ___________________________ Signature of Licensee Print Name of Licensee _______________________________ ___________________________ Witness Signature Print Name of Witness _______________________________ Address _______________________________ Address

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Parks Recreation and Culture


Page 1 of 3

DATE: January 22, 2018 TO: Mayor and Council FROM: Kirsten Hargreaves, Manager of Social Development SUBJECT: Engaged Community Guide Overview and Request for Funding

RECOMMENDATION(S): Council consider and resolve: 1. That Council support the Engaged Community Guide pilot project in Mission; 2. That a budget be established in the amount of $5,000 for this project, with funding from the

Gaming Reserve Fund; and 3. That the District’s Financial Plan be amended accordingly.

PURPOSE:

The purpose of this report is to inform Council about Mission’s Engaged Community Guide (ECG) pilot project and request additional funds.

BACKGROUND:

In the early phases of planning for the Stone Soup initiative, it was apparent that many homeless and formerly homeless people were actively albeit informally involved in outreach work to people who were still “living rough.” As we facilitated various community events, we witnessed many occurrences of people in need generously sharing and looking out for one another. The behaviour of these individuals and groups inspired the Engaged Community Guide (ECG) Program. In the summer of 2017, community planning began for a made-in-Mission training program that could organize and mobilize a group of Engaged Community Guides. The vision was to create a team of people who could serve a variety of functions in two important neighbourhoods, Mission Hills and Mission Downtown. Tasks outlined for ECG’s included the following:

Serve as ambassadors, greeters and guides to anyone spending time in these areas; Offer directions and navigation to businesses and social services, utilizing maps and resource

lists; Provide community eyes and ears on the ground for enhanced security in these areas; Contact the RCMP in the event of emergencies; Contact the RCMP and/or Outreach team in the case of non-emergencies involving people in

crisis; Clean up minor messes and alert the District to any larger cleanup issues; Provide basic first aid; Connect people in need with support services using an authentic relationship centered

approach; and

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Provide an opportunity for training and experience that would enhance the employability and self-esteem of the ECG candidates.

Using funds raised through a community raffle, uniforms and materials were purchased, and small stipends are made to the ECGs. Stone Soup member Paul Horn coordinated the program development, delivered a 4-week training course and created supplemental materials and policies. Hope Central assisted by referring possible candidates, providing a training space and feeding the trainees during instructional sessions. Mission Community Services also referred candidates and contributed in-kind time in order to supervise and support the Community Guides during their shifts. Jamie Hayes (DBA Executive Director) assisted with orienting and preparing the downtown ECGs. Seven candidates were accepted into the first round of training and all seven successfully completed the training program. These seven candidates began patrolling the two neighbourhoods on December 4, 2017. Working in teams of two, they are deployed for a total of 42 person-hours (21 hours of overall patrol) in the two areas. At the time of this report, the ECGs had completed 7 days of patrols. During this time, ECG’s have picked up multiple used needles (using the appropriate safety gear, pickers and sharps containers) and rescued 1 Mission citizen using Naloxone. Some area merchants have contacted Stone Soup to praise the program, offer support and request that ECGs patrol in their area. While it is early on for this pilot program, our indications to date demonstrate that this program may be already experiencing success. Additionally, ECG’s have connected with many New Canadians and assisted Elders by carrying heavy packages to cars, offered physical assistance in poor weather and removed icicles that posed a falling hazard. ECG’s maintain consistent communication with Mission Community Services, the DBA and Municipal staff regarding incidents or geographic areas of concern.


The Engaged Community Guide (ECG) Program is an initiative unique to Mission, but has the potential to make a big difference in the lives of individuals facing multiple barriers. While ECGs are not security guards or outreach workers, their presence in our neighbourhoods may help to reduce the hours of security service required and enhance connections between at-risk persons and the services they need. From a commercial perspective, ECGs will help patrons and neighbours, make our core areas more welcoming and reduce garbage and hazardous wastes. With an opportunity for socially valued work, the ECG candidates benefit by developing marketable skills and confidence, allowing them a better chance of transitioning back into market housing and employment. Funding for the initial ECG project will allow a 6-week trial period. During and after that time, Stone Soup will be working to find a sustainable mechanism for future funding from a variety of sources:

The Mission Youth House has submitted an application for a Civil Forfeiture Grant. If successful, they intend to use the funds to expand the ECG program to include youth. This would allow us to grow the scope of the program as well as increase the number of patrols and hours of service.

Stone Soup will be working with local groups and businesses to fundraise. Two local enterprises have indicated that they would be willing to provide some support to the program and we are actively seeking additional funding sources.

Stone Soup is actively engaged in a raffle fundraiser, with the help of Lanka Jewels, which will also contribute to the program.

Stone Soup is asking Council to consider an initial contribution of $5,000. We will report back in six weeks on program effectiveness and options for continuation.

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Collaboration with community groups targeting homelessness initiatives supports Council’s goal to promote an “excellent quality of life for citizens” through tackling the social issue goals outlined in Council’s goals and objectives 2014-2018 (reducing homelessness and exploring options and alternatives for housing).


Staff is requesting that $5,000 from the Gaming Reserve Fund be provided to fund the ECG Program, a Stone Soup pilot project initiated in Mission. The Gaming Reserve Fund currently has an uncommitted balance of approximately $500,000.

COMMUNICATION:

No further communication is required.


Staff requests that Council approve the budgetary expense noted above to contribute to funding the Engaged Community Guide program.

SIGN-OFFS:

Kirsten Hargreaves, Manager of Social Development

Comment form Chief Administrative Officer Reviewed.

Reviewed by: Director of Parks, Recreation & Culture

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Engineering & Public Works



File: 05-185520-09

DATE: January 22, 2018 TO: Mayor and Council FROM: Hirod Gill, Manager of Engineering Planning & Design SUBJECT: BC Hydro Beautification Fund Application Result ATTACHMENT: Appendix A – Report from the Manager of Engineering Design and Planning,

dated September 8, 2015, “BC Hydro Beautification Fund Application”

This report provides a status update on the BC Hydro Beautification Fund Application Result.

PURPOSE: The purpose of this report is to update Council on the BC Hydro Beautification Fund application result.

BACKGROUND: Many municipalities have been wrapping utility kiosks in a graffiti-proof vinyl laminate with scenic photos from local parks and/or their historic sites to deter graffiti and make the removal of any tagging easy. Vinyl film allows staff to wipe off graffiti with rubbing alcohol and a rag. Staff submitted a report to Council in September 2015 (Appendix A), requesting the approval of a grant application submission to BC Hydro to improve the aesthetic appearance of five BC Hydro Service kiosks in Mission. BC Hydro’s Beautification Fund contributes one-third funding towards approved projects, with the remaining two-thirds to be arranged by the municipality. This fund helps municipalities achieve their objectives related to visual aesthetics. Council in its September 8, 2015 session, resolved that a grant application to BC Hydro be made, under the BC Hydro Beautification Fund program, and required staff report back to Council on the BC Hydro Beautification Fund application result and the District's required commitment to fund the remaining balance of this project.

DISCUSSION AND ANALYSIS: A grant application for improving aesthetics at the following five sites was made to BC Hydro on September 15, 2015:

1. Stave Lake Street, north of Best Avenue (two boxes); 2. Stave Lake Street at Prentis Avenue (Kiosk#1); 3. Stave Lake Street at Prentis Avenue (Kiosk#2); 4. 11th Avenue at Stave Lake Street, southwest and north end of mall ; and 5. 33919 Dewdney Trunk Road at Stave Lake Street.

BC Hydro approved the grant application on February 4, 2016 and then in March 22, 2016 required the District provide additional documents on the detailed design that included, but not limited to, documents elaborating the selected graphic designs and the designer’s qualification/experience.

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The required documents were provided to BC Hydro and an agreement between the District and BC Hydro was signed in September 2016. The work started shortly after and the project costs in the amount of $4,815 plus GST were charged to the District’s existing Public Works’ operating budget. The invoices were then sent to BC Hydro for payments on June 14, 2017. On November 28, 2017 the District received a cheque from BC Hydro in the amount of $1,622 (excluding GST) that was deposited back to Public Works’ operating account. This amount per the grant agreement is approximately one-third of the project costs.

FINANCIAL IMPLICATIONS: The BC Hydro Beautification Fund paid the District $1,622 (excluding GST) toward the project costs. The District funded the remaining balance to complete the project using the existing Public Works operating budget. The ongoing maintenance for these new kiosks will also be maintained through existing Operating budgets.

I have reviewed the financial implications Kerri Onken, Deputy Treasurer/Collector

COMMUNICATION: No communication action is required.

SUMMARY AND CONCLUSION: The District submitted a grant application to BC Hydro in September 2015, under the BC Hydro Beatification Fund program, to improve the appearance of five BC Hydro Service kiosks in Mission. After providing the additional documents that BC Hydro required, the grant agreement was signed in September 2016. The project was completed using Public Works’ existing Operating budget and the project cost invoices were sent to BC Hydro by June 2017. On November 28, 2017 the District received a cheque from BC Hydro in the amount of $1,622 (excluding GST) that was deposited back to Public Works’ Operating account

SIGN-OFFS:

Hirod Gill, Manager of Engineering Planning & Design

Reviewed by: Tracy Kyle, Director of Engineering & Public Works


145

Engineering & Public Works Staff Report to Council


DATE: September 8, 2015 TO: Mayor and Council FROM: Hirod Gill, Manager of Engineering Design and Planning SUBJECT: BC Hydro Beautification Fund Application ATTACHMENTS: Appendix A - List of the Proposed BC Hydro Service Kiosks

Appendix B - Decorative Wrap Samples

RECOMMENDATION(S): Council consider and resolve: 1. That the submission of a grant application to BC Hydro, as outlined in the Manager of

Engineering Design and Planning report dated September 8, 2015, under the BC HydroBeatification Fund program to improve the aesthetic appearance of several BC Hydro Servicekiosks in Mission, be approved; and

2. That staff report back to Council on the BC Hydro Beautification Fund application result and theDistrict’s required commitment to fund the remaining balance of this project.

PURPOSE: The purpose of this report is to seek Council’s approval for submission of an application to BC Hydro, under the BC Hydro Beatification Fund program, to improve the aesthetic appearance of several BC Hydro kiosks and to deter graffiti in Mission.

BACKGROUND: Many municipalities have been taking initiatives to wrap utility kiosks in a graffiti-proof vinyl laminate with scenic photos from local parks and/or their historic sites. This approach has been successful in deterring graffiti and making the removal of any tagging easy. Vinyl film allows staff to wipe off graffiti with rubbing alcohol and a rag. The District has recently wrapped several municipal traffic and utility kiosks. BC Hydro’s Beautification Fund provides financial assistance to municipalities for decorative wraps on existing kiosks. This fund helps municipalities achieve their objectives related to visual aesthetics.

DISCUSSION AND ANALYSIS: BC Hydro’s Beautification Fund contributes one-third funding towards approved projects, with the remaining two-thirds to be arranged by the municipality. Applications must be received by October 1, 2015 for consideration in the upcoming fiscal year. When applications collectively exceed BC Hydro’s budget for the upcoming fiscal year, projects that are not approved may re-apply for the following year. Beautification projects must begin within the fiscal year BC Hydro has committed its share of funding and the municipality must complete the project within 12 months. Preference will be given to confirmed financing of the remaining two-thirds. Table A-1 in Appendix A lists the proposed BC Hydro service kiosks in Mission for the beautification fund application. The selected kiosks for this proposed project are located at highly visible, high traffic

Appendix A146


areas and the completion of this project is expected to improve the aesthetic appearance of these kiosks. Figure B-1 in Appendix B shows decorative wrap samples that will be used. The estimated total cost of the decorative wraps on the kiosks at the proposed sites is about $4,872. This cost estimate is based on the similar kiosks that were recently completed in Mission. If BC Hydro approves contribution to all the proposed locations for funding, the District would need to fund two-third of it in the amount of approximately $3,248. If Council approves, a wrap agreement must be signed between the District and BC Hydro. Wrapping agreements are valid for a period of 10 years.

FINANCIAL IMPLICATIONS: The BC Hydro Beautification Fund can fund one-third of the project costs. The District would need to fund the remaining balance to complete the project and staff propose that this can be done within the existing Public Works operating budget. Staff will report back to Council on the fund application result, and the District’s required financial commitment. The ongoing maintenance for these new kiosks will be maintained through existing operating budgets.

COMMUNICATION: Staff will apply for the grant application by the deadline. No further communication is required at this time.

SUMMARY AND CONCLUSION: Staff seeks Council approval for submission of a grant application to BC Hydro, under the BC Hydro Beatification Fund program, to improve the appearance of several BC Hydro Service kiosks in Mission. BC Hydro will fund one-third of the cost to do decorative wraps on existing BC Hydro kiosks and the District will need to fund the remaining cost of the project.

SIGN-OFFS:

Hirod Gill, Manager of Engineering Design & Planning

Reviewed by: Tracy Kyle, Director of Engineering & Public Works

Reviewed by: Scott Ross, Manager of Accounting Services


147


Appendix A

Table A-1: BC Hydro Kiosk Decorative Wrap List

HYDRO BOX LOCATIONS ESTIMATED COST

1 Stave Lake Street North of Best Avenue (two boxes) $ 1,400

2 Stave Lake Street at Prentis Avenue $ 650

3 Stave Lake Street at Prentis Avenue $ 600

4 11th Avenue at Stave Lake Street SW& N end of mall $ 850

5 33919 Dewdney Trunk Road at Stave Lake Street $ 850

Sub Total $ 4,350

TOTAL (Applicable taxes included) $ 4,872

*- Note: the estimated cost is based on the similar jobs performed in the past.

148


Appendix B

Figure B-1: Decorative Wrap Samples

149

Pursuant to the provisions of Sections 464 and 466 of the Local Government Act, a Public Hearing will take place in the Council Chambers of the Municipal Hall, 8645 Stave Lake Street, Mission, BC at 7:00 pm on Monday, January 22, 2018 to consider the following proposed bylaws:1. DISTRICT OF MISSION ZONING AMENDING BYLAW 5696-2017-5050(273) (R17-027 – OTG Developments)

The purpose of the Bylaw is to enable the subsequent subdivision of the subject property into 2 lots of a minimum 0.70 ha (1.73 ac) lot size with a secondary dwelling use on each lot.This bylaw proposes to amend District of Mission Zoning Bylaw 5050-2009 by amending the zoning of the following legally described property:

Parcel Identifi er: 018-416-314Lot 1 Section 4 Township 18 New Westminster District Plan LMP12027

from the Rural Residential 7 (RR7) Zone to Rural Residential 7 Secondary Dwelling (RR7s) Zone.The location of the subject property is 33020 Richards Avenue and is shown on the following maps:

2. DISTRICT OF MISSION ZONING AMENDING BYLAW 5697-2017-5050(274) (R17-032 - Dhaliwal)The purpose of the Bylaw is to allow a secondary dwelling use in the form of a secondary suite on the subject property.This bylaw proposes to amend District of Mission Zoning Bylaw 5050-2009 by amending the zoning of the following legally described property:

Parcel Identifi er: 026-786-401Lot 11 Section 29 Township 17 New Westminster District Plan BCP25499

from the Urban Residential 465 (R465) Zone to Urban Residential 465 Secondary Dwelling (R465s) Zone.The location of the subject property is 8597 Thorpe Street and is shown on the following maps:

3. DISTRICT OF MISSION ZONING AMENDING BYLAW 5695-2017-5050(272) (R17-035 - Murdoch)The purpose of the Bylaw is to enable the subsequent subdivision of the subject property into 3 lots of a minimum 0.7 hectare (1.73 acre) lot size and allow for a secondary dwelling use on each lot.This bylaw proposes to amend District of Mission Zoning Bylaw 5050-2009 by amending the zoning of the following legally described property:

Parcel Identifi er: 008-721-742Lot 19 Section 23 Township 15 New Westminster District Plan 25563

from the Rural 16 (RU16) Zone to Rural Residential 7 Secondary Dwelling (RR7s) Zone.The location of the subject property is 12162 Rolley Lake and is shown on the following maps:

Copies of the proposed bylaws and reports relevant to these bylaws may be inspected at the Municipal Hall, 8645 Stave Lake Street, Mission, BC, Monday to Friday, excluding statutory holidays, from 8:00 am to 4:30 pm, from Friday, January 12, 2018 to Monday, January 22, 2018. The information is also available on our website at www.mission.ca by searching “Public Meeting Information”. For further information regarding these bylaws, please contact the Development Services Department at (604) 820-3748.At the Public Hearing, persons who believe that their interest in property is affected by these proposed bylaws will have the opportunity to be heard.Should you have any comments or concerns you wish to convey to Council and you cannot attend the meeting, please submit in writing to the Corporate Offi cer by 4:00 pm on Friday, January 19, 2018.You may forward your submission by:

• Mailing or delivering to the Corporate Offi cer’s Offi ce, P.O. Box 20, 8645 Stave Lake Street, Mission, BC, V2V 4L9• Faxing: 604-826-1363 (Attn: Corporate Offi cer)• E-mail: [email protected] with PUBLIC HEARING COMMENTS as the subject line

Please note submissions that are subject of a public hearing, public meeting or other public processes will be included, in their entirety, in the public information package and will form part of the public record. Council shall not receive further information or submissions after the conclusion of the Public Hearing.Following the Public Hearing portion of the meeting, Council may consider advancing bylaws forward for additional readings.Michael YounieCorporate Offi cerDated at Mission, BC this 9th day of January, 2018.

NOTICE OF PUBLIC HEARING

and is shown on the following maps:

and is shown on the following maps:

8508

570

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P.O. Box 20, 8645 St ave Lake St r eet , Miss i on , B. C. V2V 4L9 Phone (604) 820-3748 Fax (604) 826-7951 & (604) 820-3715 Web Site: www.mission.ca E-mail: [email protected]

D E V E L O P M E N T S E R V I C E S D E P A R T M E N T FILE: 3310-17 P2017-052 R17-035

January 9, 2018 Dear Owner/Occupant: Re: Public Hearing Notification As a property owner or neighbouring resident to the subject property located at 12162 Rolley Lake Street, you are invited to attend a Public Hearing at 7:00 pm on Monday, January 22, 2018 and make known any comments that you may have about the proposed bylaw. The Public Hearing will be held in the Council Chambers of the Municipal Hall, 8645 Stave Lake Street, Mission, BC. The following is an excerpt from the Public Hearing Notice: DISTRICT OF MISSION ZONING AMENDING BYLAW 5695-2017-5050(272) (R17-035 -

Murdoch) The purpose of the Bylaw is to enable the subsequent subdivision of the subject property into 3 lots of a minimum 0.7 hectare (1.73 acre) lot size and allow for a secondary dwelling use on each lot. This bylaw proposes to amend District of Mission Zoning Bylaw 5050-2009 by amending the zoning of the following legally described property:

Parcel Identifier: 008-721-742 Lot 19 Section 23 Township 15 New Westminster District Plan 25563

from the Rural 16 (RU16) Zone to Rural Residential 7 Secondary Dwelling (RR7s) Zone. The location of the subject property is 12162 Rolley Lake and is shown on the following maps:

151

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P.O. Box 20, 8645 St ave Lake St r eet , Miss i on , B. C. V2V 4L9 Phone (604) 820-3748 Fax (604) 826-7951 & (604) 820-3715 Web Site: www.mission.ca E-mail: [email protected]

A copy of the proposed bylaw and report relevant to this bylaw may be inspected at the Municipal Hall, Monday to Friday, excluding statutory holidays, from 8:00 am to 4:30 pm, from Friday, January 12, 2018 to Monday, January 22, 2018. The information is also available on our website at www.mission.ca by searching “upcoming public hearing”. If you are unable to attend the Public Hearing, you may send a written submission, including your name and address, to the attention of Hardeep Sidhu, Planning Technician, or email [email protected] by 4:00 pm on the Friday preceding the date of the Public Hearing. All submissions will form part of the record of the Hearing. If you require additional information, please contact the Development Services Department at (604) 820-3748 or email [email protected]. Yours truly,

For, Rob Publow MANAGER OF PLANNING

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http://www.mission.ca/

mailto:[email protected]



Page 1 of 8

File Category: 3310-17 File Folder: P2017-052 R17-035 S17-019 DP17-034

DATE: January 8, 2018 TO: Mayor and Council FROM: Hardeep Sidhu, Planning Technician SUBJECT: Rezoning Application to allow a 3-lot subdivision with secondary dwelling

units

ATTACHMENT(S): Appendix 1 – Information for Corporate Officer Appendix 2 – Location Map Appendix 3 – Proposed Subdivision Plan Appendix 4 – Engineering Department Rezoning Comments

CIVIC ADDRESSES: 12162 Rolley Lake Street

APPLICANT: Len Murdoch

OCP: This application is in conformance with the current Rural Residential OCP designation.


November 7, 2017

LOCATION: Stave Falls

153

of 8 Staff Report to Council


This report details the development application to rezone 12162 Rolley Lake Street to facilitate a three (3) lot subdivision, to allow for a secondary dwelling use on each property, and identifies the necessary amendment to the Zoning Bylaw. Staff support the application moving forward and such have listed Zoning Amending Bylaw 5695-2017-5050(272) under the “Bylaws for Consideration” section of the Council agenda. Subject to Council’s approval, a Public Hearing will be scheduled for January 22, 2018.

SUMMARY:

A rezoning application was received from Len Murdoch of Dewdney Peak Developments Inc, for the property located at 12162 Rolley Lake Street (Appendix 2). The application proposes to rezone the property from Rural 16 (RU16) Zone to Rural Residential 7 Secondary Dwelling (RR7s) Zone to facilitate a three (3) lot subdivision with the potential for secondary dwelling units, as shown in Appendix 3.


The subject property is approximately 2.13 hectares (5.72 acres) in size and is located in the Stave Falls Neighbourhood, at the south-east corner of Rolley Lake Street and Brackley Avenue. The property is designated Rural Residential in the Official Community Plan (OCP) and is zoned RU16 Zone. The subject property is currently developed with a single family dwelling and accessory buildings in the form of a shed and a barn, all of which are to be retained as part of the development application. The District’s mapping indicates that a watercourse is present on the property.

PLANNING ANALYSIS

Official Community Plan & Zoning Bylaw Compliance:

The subject property is currently designated Rural Residential in the OCP and is zoned RU16 Zone. The proposal for a rezoning to the RR7s Zone will allow the subdivision of the land into three (3) parcels and allows for a secondary dwelling unit on each property in the form of a coach house, garden cottage or secondary suite. The proposed RR7s Zone provides for a minimum lot size of 0.7 hectares (1.73 acres). Proposed lots A and B are to be exactly 0.7 hectares in size, while proposed lot C is to be 0.918 hectares.

The proposed rezoning conforms to OCP Policy 2.3.1 which states that larger lot sizes shall be retained in the Rural Residential areas to support hobby farming and rural lifestyles. The proposed rezoning also conforms to Policy 2.3.3 which considers rezoning to provide secondary dwelling units on properties designated Rural or Rural Residential.


The subject property is located within a rural residential neighbourhood comprised of single family dwellings on generally larger lots. The three (3) lot subdivision with secondary dwelling units will fit within the context of the surrounding properties and is believed to have little or no impact on the surrounding neighbourhood.

154


Servicing:

Municipal water and sanitary service is not available to the property. A hydrologist’s report, prepared by a professional engineer with expertise in ground water supply, will be required to ensure that the well(s) supplying water to each proposed lot meets the provisions of Council Policy WAT. 19 – Well Water Quality – Aesthetic and Health Parameters. In addition, Fraser Health has specific requirements related to water system operators which would apply if more than one dwelling is serviced by a single well. Confirmation that the water supply is approved for a secondary dwelling unit will be required at time of building permit review.

The property owner will also be required to provide confirmation from a Registered Onsite Wastewater Practitioner (ROWP) that an onsite sewage treatment system can be installed on each proposed lot to accommodate the discharge from the proposed principal dwelling and secondary dwelling unit, if proposed.

Upgrades are not required to Rolley Lake Street or to Brackley Avenue.

Tree Retention:

In accordance with Council Policy LAN. 32 – Tree Retention and Replanting, the applicant will be required to plant a total of six (6) trees, two (2) trees for each of the three (3) lots created. This condition will be met as part of the subdivision approval. In addition to this requirement, the applicant is required to replace any significant trees (trees having a calliper of 0.2 m or greater) that will be removed except in the areas defined as (a) building envelope to a maximum of 2,000 m2 (21,528 ft2), (b) driveways, (c) septic field and (d) wells. No tree is permitted to be removed within an identified streamside protection and enhancement areas (SPEA).

Environmental Protection:

The District mapping identifies a watercourse along the west property line and another watercourse along the south property line of the subject property. A Riparian Areas Regulation (RAR) report will be a requirement at the subdivision stage. A restrictive covenant to identify the appropriate Streamside Protection and Enhancement Area (SPEA) and a reference plan may also be required.

Community Amenity Contribution (LAN.40 – Financial Contribution for Community Amenities):

In accordance with Council Policy LAN.40, the applicant has volunteered to contribute $5,630 ($2,815 per new lot) to offset the unique financial burden that residential development imposes on the District to fund new facilities and/or amenities.

COMMUNICATION:

In accordance with Land Use Application Procedures and Fees Bylaw 3612-2003, the developer has posted a development notification signs on the site summarizing the proposed development.


1. The development notification sign will be modified to advertise the public hearing details (i.e. date, time and place) and a notice will be mailed to the owners and occupiers of all properties within a radius of 500 metres (1,640 ft.) from the development site notifying them of the public hearing details.

155




REFERRALS:

Engineering

The Engineering Department has no objection to the project as outlined in Appendix 4.

REQUIREMENTS PRIOR TO FINAL READING:

The Final Reading of the Zoning Amending Bylaw will be held until the following have been satisfied:

1. Collection of any volunteered contributions to the District’s community amenities reserve.

2. A Riparian Areas Regulation (RAR) report by a Qualified Environmental Professional be submitted and accepted by the Ministry of Forests, Lands and Natural Resource Operations, and the registration of a covenant if required; and

3. Any other requirements resulting from Council’s consideration of the Bylaw including Public Hearing.

INFORMATIONAL NOTES

1. Approval of Development Permit DP17-034 (Environmental) is delegated to staff for approval.

SIGN-OFFS:

Hardeep Sidhu, Planning Technician



156


Appendix 1


Civic Address:

12162 Rolley Lake Street

PID: 008-721-742

Legal: Lot 19 Section 23 Township 15 New Westminster District Plan NWP25563

157


Appendix 2

Location Map

158


Appendix 3

Proposed Subdivision Plan

159


Appendix 4

Engineering Department Rezoning Comments

160

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P .O. Box 20 , 8645 Stave Lak e St ree t , Miss i on , B .C. V2V 4L9 Phone (604) 820-3748 Fax (604) 826-7951 & (604) 820-3715 Web Site: www.mission.ca E-mail: [email protected]


January 9, 2018 Dear Owner/Occupant: Re: Rezoning Application R17-027 (OTG Development) – 33020 Richards Avenue As a property owner or neighbouring resident to the subject property located at 33020 Richards Avenue, you are invited to attend a Public Hearing at 7:00 pm on Monday, January 22, 2018 and make known any comments that you may have about the proposed bylaw. The Public Hearing will be held in the Council Chambers of the Municipal Hall, 8645 Stave Lake Street, Mission, BC. The following is an excerpt from the Public Hearing Notice: DISTRICT OF MISSION ZONING AMENDING BYLAW 5696-2017-5050(273) (R17-027 –

OTG Developments) The purpose of the Bylaw is to enable the subsequent subdivision of the subject property into 2 lots of a minimum 0.70 ha (1.73 ac) lot size with a secondary dwelling use on each lot. This bylaw proposes to amend District of Mission Zoning Bylaw 5050-2009 by amending the zoning of the following legally described property:

Parcel Identifier: 018-416-314 Lot 1 Section 4 Township 18 New Westminster District Plan LMP12027

from the Rural Residential 7 (RR7) Zone to Rural Residential 7 Secondary Dwelling (RR7s) Zone. The location of the subject property is 33020 Richards Avenue and is shown on the following maps:

161



2


A copy of the proposed bylaw and report relevant to this bylaw may be inspected at the Municipal Hall, Monday to Friday, excluding statutory holidays, from 8:00 am to 4:30 pm, from Friday, January 12, 2018 to Monday, January 22, 2018. The information is also available on our website at www.mission.ca by searching “upcoming public hearing”. If you are unable to attend the Public Hearing, you may send a written submission, including your name and address, to the attention of Michael Younie, Corporate Officer, or email [email protected] by 4:00 pm on the Friday preceding the date of the Public Hearing. All submissions will form part of the record of the Hearing. If you require additional information, please contact the Development Services Department at (604) 820-3748 or email [email protected]. Yours truly,


162







File Category: 3310-17 File Folder: P2017-040 R17-027 S17-015

DATE: January 8, 2018 TO: Mayor and Council FROM: Wesley Woo, Planner SUBJECT: Rezoning Application to allow secondary dwelling units ATTACHMENT(S): Appendix 1 – Information for Corporate Officer

Appendix 2 – Location Map Appendix 3 – Proposed Subdivision Plan Appendix 4 – Engineering Department Rezoning Comments

CIVIC ADDRESS: 33020 Richards Avenue

APPLICANT: OTG Developments OCP: This application is in conformance with the current Rural Residential OCP

designation


August 8, 2017

LOCATION: Ferndale

163


This report details the development application to rezone property located at 33020 Richards Avenue to facilitate the construction of secondary dwelling units on a two (2) lot subdivision and identifies the necessary amendment to the Zoning Bylaw. Staff support the application moving forward and such have listed Zoning Amending Bylaw 5696-2017-5050(273) under the “Bylaws for Consideration” section of the Council agenda. Subject to Council’s approval, a Public Hearing will be scheduled for January 22, 2018.

SUMMARY: A rezoning application has been received from OTG Developments for the property located at 33020 Richards Avenue (Appendix 2). The application proposes to rezone the subject property from Rural Residential 7 (RR7) Zone to Rural Residential 7 Secondary Dwelling (RR7s) Zone to facilitate the construction of a secondary dwelling unit. While the primary purpose of the rezoning is to allow for a secondary dwelling use, there is also a corresponding two lot subdivision, as shown in Appendix 3. The proposed rezoning application is not a requirement for subdivision as the subject property already meets the minimum lot size to create two lots.


The subject property is 1.86 hectares (4.6 acres) in size and is located in the Ferndale area on the south side of Richards Avenue, east of Cedar Street. The property is designated Rural Residential in the Official Community Plan (OCP) and is currently zoned RR7 Zone. The subject property is currently developed with a single family dwelling and detached accessory building. The land generally slopes upwards from north to south. District of Mission mapping indicates Class A and B watercourses on the subject property.

PLANNING ANALYSIS

Official Community Plan & Zoning Bylaw Compliance: The proposal for a rezoning to the RR7s Zone will allow for a secondary dwelling unit on each property in the form of a coach house, garden cottage, or secondary suite. The proposed RR7s Zone conforms to the Rural Residential designation in the OCP. Both the property’s current RR7 Zone and the proposed RR7s Zone could potentially allow a subdivision for a maximum of two lots based on the minimum site size of 0.7 ha under both zones. The proposed rezoning conforms to Policy 2.3.1 of the OCP which states that larger lot sizes shall be retained in the Rural Residential areas to support hobby farming and rural lifestyles. The proposed rezoning also conforms to Policy 2.3.3 of the OCP which considers rezoning to provide secondary dwelling units on properties designated Rural or Rural Residential.


The proposed rezoning of this property to allow for secondary dwelling units and associated subdivision will fit within the context of the surrounding neighbourhood, and is believed to have little or no impact on the surrounding neighbourhood. Lands to the east, west, and south are designated Rural Residential and are all within the RR7 Zone. Lands to the north are designated as Municipal Forest.

164

Servicing: Municipal water and sanitary service is not available to the property. Confirmation that adequate well water supply is available for the proposed new lots will be required at time of subdivision review. The property owner will also be required to provide confirmation from a Registered Onsite Wastewater Practitioner (ROWP) that an onsite sewage treatment system can be installed on each proposed lot to accommodate the discharge from the proposed principal dwelling(s) and secondary dwelling unit(s). Tree Retention: In accordance with Council Policy LAN. 32 – Tree Retention and Replanting, the applicant will be required to plant a total of six (6) trees, two (2) trees for each of the three (3) lots created. This condition will be met as part of the subdivision approval. In addition to this requirement, the applicant is required to replace any significant trees (trees having a calliper of 0.2 m or greater) that will be removed except in the areas defined as (a) building envelope to a maximum of 2,000 m2 (21,528 ft2), (b) driveways, (c) septic field and (d) wells. No tree is permitted to be removed within an identified streamside protection and enhancement areas (SPEA).

Environmental Protection: Two existing restrictive covenants currently exist on title to protect the environmentally sensitive areas on the subject property. The covenant restricts development within 15.0 metres (49.2 feet) of the natural boundary of the unnamed watercourse, and Gumper Creek. In addition, the restrictive covenants specify that an additional setback of 6.0 metres (19.7 feet) from the unnamed watercourse is required for the construction of any building, and that all habitable areas must be 1.5 metres (4.9 feet) above the natural boundary of Gumper Creek.

Community Amenity Contribution (LAN.40 – Financial Contribution for Community Amenities):

In accordance with Council Policy LAN.40, the applicant has volunteered to contribute $2,815 ($2,815 per new lot) to offset the unique financial burden that residential development imposes on the District to fund new facilities and/or amenities.

COMMUNICATION:



1. The development notification sign will be modified to advertise the public hearing details (i.e. date, time and place) and a notice will be mailed to the owners and occupiers of all properties within a radius of 500 metres (1,640 ft.) from the development site notifying them of the public hearing details.



165

REFERRALS: Engineering The Engineering Department has no objection to the project as outlined in Appendix 4. REQUIREMENTS PRIOR TO FINAL READING: There are no requirements prior to the Final Reading of the Zoning Amending Bylaw

SIGN-OFFS:

Wesley Woo, Planner



166

Appendix 1


Civic Address:

33020 Richards Avenue

PID: 018-416-314

Legal: Lot 1 Section 4 Township 18 New Westminster District Plan LMP12027

167

Appendix 2

Location Map

168

Appendix 3

Proposed Subdivision Plan

169

Appendix 4

Engineering Department Rezoning Comments

November 27, 2017 CIVIC ADDRESS: 33020 Richards Avenue

CURRENT ZONE: RR7 PROPOSED ZONE: RR7s

DOMESTIC WATER REQUIREMENTS:

Municipal water service is not available on Richards Avenue. Connection to the municipal system is not required.

SANITARY SEWER REQUIREMENTS:

Municipal sanitary service is not available on Richards Avenue. Connection to the municipal system is not required.

STORM SEWER REQUIREMENTS:

Municipal storm service is not available on Richards Avenue. Connection to the municipal system is not required.

ROAD WORK REQUIREMENTS:

Richards Avenue provides paved access to the site. No upgrades are required. RECOMMENDATION:

From an engineering point of view, the application may proceed to adoption.

Prepared by: Jason Anthony, Engineering Technologist

Reviewed by: Brent Schmitt, Director of Engineering & Public Works (Acting)

Reviewed by: Jay Jackman, Manager of Development Engineering & Projects

170

P.O. Box 20 , 8645 Stave Lak e St ree t , Miss i on , B .C. V2V 4L9 Phone (604) 820-3748 Fax (604) 826-7951 & (604) 820-3715 Web Site: www.mission.ca E-mail: [email protected]


January 9, 2018 Dear Owner/Occupant: Re: Public Hearing Notification As a property owner or neighbouring resident to the subject property located at 8597 Thorpe Street, you are invited to attend a Public Hearing at 7:00 pm on January 22, 2018 and make known any comments that you may have about the proposed bylaw. The Public Hearing will be held in the Council Chambers of the Municipal Hall, 8645 Stave Lake Street, Mission, BC. The following is an excerpt from the Public Hearing Notice: DISTRICT OF MISSION ZONING AMENDING BYLAW 5697-2017-5050(274) (R17-032 -

Dhaliwal) The purpose of the Bylaw is to allow a secondary dwelling use in the form of a secondary suite on the subject property. This bylaw proposes to amend District of Mission Zoning Bylaw 5050-2009 by amending the zoning of the following legally described property:

Parcel Identifier: 026-786-401 Lot 11 Section 29 Township 17 New Westminster District Plan BCP25499

from the Urban Residential 465 (R465) Zone to Urban Residential 465 Secondary Dwelling (R465s) Zone. The location of the subject property is 8597 Thorpe Street and is shown on the following maps:

171

2


A copy of the proposed bylaw and report relevant to this bylaw may be inspected at the Municipal Hall, Monday to Friday, excluding statutory holidays, from 8:00 am to 4:30 pm, from Friday, January 12, 2018 to Monday, January 22, 2018. The information is also available on our website at www.mission.ca by searching “upcoming public hearing”. If you are unable to attend the Public Hearing, you may send a written submission, including your name and address, to the attention of Wesley Woo, Planner, or email [email protected] by 4:00 pm on the Friday preceding the date of the Public Hearing. All submissions will form part of the record of the Hearing. If you require additional information, please contact the Development Services Department at (604) 820-3748 or email [email protected]. Yours truly,


172






File: 3310-17 P2017-045 R17-032

DATE: January 8, 2018 TO: Mayor and Council FROM: Wesley Woo, Planner SUBJECT: Rezoning Application to allow a secondary dwelling use in the form of a

secondary suite – 8597 Thorpe Street ATTACHMENTS: Appendix 1 – Information for Corporate Officer

Appendix 2 – Location Map Appendix 3 – Site Plan with Parking Location

CIVIC ADDRESS: 5897 Thorpe Street APPLICANT: Amanpreet Dhaliwal OCP: This application is in conformance with the current Urban Residential OCP

designation. DATE APPLICATION COMPLETE:

September 12, 2017


173



This report details the rezoning application to formally legalize a secondary suite use at the property located at 8597 Thorpe Street and identifies the necessary amendment to the Zoning Bylaw. Staff support the application moving forward and as such have listed the Zoning Amending Bylaw 5697-2017-5050(274) under the “Bylaws for Consideration” section of the Council agenda. Subject to Council’s approval, a Public Hearing will be scheduled for January 22, 2018.

SUMMARY: A rezoning application has been received from Amanpreet Dhaliwal seeking to legalize an existing secondary suite at 8597 Thorpe Street. To legalize the secondary suite in the home, a rezoning of the property from Urban Residential 465 (R465) Zone to Urban Residential 465 Secondary Dwelling (R465s) Zone is required. If approved, the applicant will need to obtain a building permit to ensure that the suite meets BC Building Code requirements.

SITE CHARACTERISTICS: The subject property is approximately 572 square metres (6,157 square feet) in size, which exceeds the minimum lot size of 465 square metres (5,005 square feet) in the proposed RC465s Zone. The subject property is located at the southwest corner of Egglestone Avenue and Thorpe Street in the Cedar Valley neighbourhood (Appendix 2). The property is designated Urban Residential in the District’s Official Community Plan (OCP) and is currently zoned R465 Zone. The property is currently developed with a single family dwelling.

PLANNING ANALYSIS:

Official Community Plan & Zoning Bylaw Compliance: The proposed secondary suite is 68 square metres (728 square feet) which is less than the maximum allowance of 90 square metres (968.8 square feet) permitted under the Zoning Bylaw. The applicant has supplied a site plan that shows an unobstructed parking stall and a floor plan that shows a separate entrance for the suite, both of which are requirements of the Zoning Bylaw. A site plan showing the parking pad location is attached as Appendix 3.

The Inspection Services Division will ensure that the proposed secondary suite meets all of the BC Building Code requirements, including fire separation, during the building permit review and plan check process. The proposed rezoning conforms to Section 2.3 Housing Choice and Quality and Section 2.4 Infill Residential, which both support single family residences with secondary dwelling units such as secondary suites. The OCP also supports secondary suites as it provides affordable and rental housing within the District.


The subject property is located within an urban residential neighbourhood comprised of single family dwellings. Lands to the east, west and south are all within the R465 Zone and developed with single family homes. Lands to the north are within the Suburban 36 (S36) Zone and are developed with single family homes on larger lots.

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Since the property is located on a corner site, it is believed that the rezoning of this property to allow for a secondary suite will have minimal impact on the surrounding neighbourhood. Typically, complaints that arise from secondary suites relate to inadequate off-street parking. As noted, this proposal meets the off-street parking requirements of the Zoning Bylaw. Servicing: Municipal water, sanitary sewer, and storm sewer is available on Thorpe Street. As a result, no upgrades are required.

COMMUNICATION:



1. The development notification sign will be modified to advertise the public hearing details (i.e., date, time and place) and a notice will be mailed to the owners and occupiers of all properties within a radius of 152 metres (500 ft.) from the development site notifying them of the public hearing details.



REFERRALS: Engineering The Engineering Department has no objection to the project.

REQUIREMENT(S) PRIOR TO FINAL READING Final Reading of the Zoning Amending Bylaw will be held until the following have been satisfied:

1. Any requirements resulting from Council’s consideration of the Bylaw including public hearing.

SIGN-OFFS:

Wesley Woo, Planner



175


Appendix 1


Civic Address:

8597 Thorpe Street

PID: 026-786-401

Legal: Lot 11 Section 29 Township 17 New Westminster District Plan BCP25499

176


Appendix 2

Location Map

177


Appendix 3

Site Plan with Parking Location

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The Minutes of the Economic Development Select Committee meeting held in the Boardroom at the Economic Development Department Offices at B7337 Welton Street, Mission, British Columbia, on Tuesday, September 12, 2017 commencing at 8:00 a.m.

Members Present: Rocky Blondin, Blondin Enterprises Inc., EDSC Chair Lesa Lacey, Lacey Developments Ltd. Wade Peary, Riverside College Pia Ritch, Mission Community Skills Centre Society Edgar Sarfeld, Vinegar Hill Consulting Co. Ltd Dan Schubert, Schubert Plumbing & Heating Ltd Beverly Toews, Fraser Pacific Enterprises Inc. Craig Toews, University of the Fraser Valley (UFV) Ann Harper, Representative for the Mission Regional Chamber of

Commerce (MRCC) Members Absent: Raymond Szabada, Sumas Regional Consortium for High Tech. (SRCTec) Staff Present: Stacey Crawford, Economic Development Officer

Hirod Gill, Manager of Engineering, Planning & Design Gina MacKay, Manager of Long Range Planning & Special Projects Ron Poole, Chief Administration Officer Clare Seeley, Executive Assistant Michele Fernie, Engineering Technologist

1. CALL TO ORDER

The Chair called the meeting to order.


Moved by E. Sarfeld and seconded by C. Toews That the agenda of the Economic Development Select Committee meeting held on September 12, 2017 be approved as circulated CARRIED

3. MINUTES FOR APPROVAL

Moved by A. Harper and seconded by W. Peary That the minutes of the July 12, 2017 meeting of the Economic Development Select Committee be approved. CARRIED

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4. NEW BUSINESS

(a) Planning Update

See attached sheet – Planning Update Report September, 2017 for full list of updates. EDSC members were referred to the “Make it your Mission” website for the latest Official Community Plan (OCP) report and bylaw, which encompasses the changes to the identified Agricultural Land Reserve (ALR) as a Special Planning Area.

(b) Economic Development Update

Waterfront Development – The technical studies and detailed area plan received support from Council however the budget did not, due to a significant piece of land being placed on the market. The potential redevelopment of this area could impact the remainder of the waterfront lands. A clearer understanding of this area should be available once the bidding process has closed on October 20, 2017. Industrial Land Expansion – The identified area has now been designated as a special study area in the OCP. A meeting is scheduled with the Agricultural Land Commission (ALC) for October 12, 2017 to tour the area and discuss the rationale. G. MacKay is also meeting with a staff planner from the ALC regarding the updates to the OCP. Mountain Bike Symposium – R. Blondin and D. Schubert are attending and will be using this time to learn, network and market Mission’s potential as a mountain bike destination with Stave West. (c) Transportation Issues and Strategies

The committee discussed the symptoms, problems, potential solutions and opportunities for transportation in Mission, from an economic development viewpoint. The Manager of Engineering, Planning & Design and an Engineering Technologist joined the meeting to provide an overview of the Transportation Master Plan and to answer questions from the group. It was noted that the EDSC support the Transportation Master Plan and would like to present an overview of today’s transportation discussion at the next joint meeting with Council, scheduled for November 1, 2017. Action: R. Blondin to provide a summation of the key areas identified. C. Toews left the meeting at 9:06 am. (d) EDSC Vacancy

Paul Adams has resigned from the committee, as he is no longer working in the District. The EDSC were encouraged to bring recommendations forward to the next meeting, alternatively the position will be advertised.

5. NEXT MEETING

Joint meeting with Council on Wednesday, November 1, 2017 at Riverside College.

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6. ADJOURNMENT TO CLOSED COMMITTEE MEETING

Moved by W. Peary and seconded by P. Ritch That the meeting be adjourned. CARRIED The meeting adjourned at 9:29 a.m.

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The Minutes of the Mission Community Heritage Commission meeting held in the Conference Room at the City Hall, 8645 Stave Lake Street, Mission, BC on November 15, 2017 commencing at 6:00 p.m.

Members Present: M. Rhodes Chair K. Charpentier J. Hinds, Councillor District of Mission

Members Absent: J. Holmes E. Mackintosh J. Schultz

Others Present: M. Bond, Senior Planner, District of Mission

1. CALL TO ORDER

The Chair called the meeting to order. NOTE: There were not enough members present for a quorum.


Moved and seconded, That the agenda of the Mission Community Heritage Commission meeting held on November 15, 2017 be amended by. 1. Adding the following item to this agenda under “New Business”:

(a) Heritage BC Conference on May 10 -12, 2018.

CARRIED


Moved and seconded, That the minutes of the October 15, 2017 meeting of the Mission Community Heritage Commission be approved. CARRIED

4. OLD BUSINESS (a) Mission Moments: Next presentation will be November 20, 2017, which will focus on

the history of the Mission Hospital. J. Hinds will be presenting on the history of the Candle Light Parade on December 6th.

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(b) Commission Membership: Recruiting options and application forms were discussed. The December meeting of the Commission will discuss the Commission membership criteria.

Action: M. Bond is meeting with M. Boronowski on November 22, 2017 to discuss

membership recruiting and will provide follow up at the next Commission meeting in December.

(c) Statement of Significance for Ukrainian Orthodox Church: K. Charpentier has been

reviewing the requirements for Statements of Significance and will be providing a further update in the new year.

Action: M. Bond will work on updating the new web page with the Statements of

Significance and the Mission Community Heritage Register. An update will be provided at the next meeting.

(d) 2018 Heritage BC Conference: M. Rhodes noted that the Heritage BC Conference

will be held on May 10-12 , 2018 in New Westminster.

5. NEW BUSINESS

(a) SWOT Analysis: M. Rhodes provided a summary of the October 15, 2017 SWOT Analysis of the Heritage Commission Members.

(b) Heritage Stake Holders Meeting November 29, 2017: Discussion ensued

regarding the supplies that would be required for the November 29, meeting. Action: M. Bond will ensure that the room and supplies are ready for the meeting.

6. NEXT MEETING

December 13th 2017 at 6:00 p.m. in the Conference Room at City Hall, 8645 Stave Lake Street, Mission, BC.

7. ADJOURNMENT

Moved and seconded, That the meeting be adjourned. CARRIED The meeting adjourned at 7:00 p.m.

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of 4

The Minutes of the Cultural Resources Commission meeting held in the Conference Room at the Mission Leisure Centre, 7650 Grand St, Mission BC on Wednesday, November 29, 2017 commencing at 5:00 p.m.

Members Present: Chair V. Billesberger Vice Chair J. Priestley S. Key, Deputy Director, Parks, Recreation & Culture P. Alexis (Council Liaison) A. Charker S. Grass D. Handley N. Enoch C. Sarfeld

Members Absent: K. Jager M. Knight L. Nessim

1. CALL TO ORDER

The Chair called the meeting to order at 5:08 p.m.


Moved by D. Handley and seconded by J. Priestley,

1. That the agenda of the Nov 29th, 2017 meeting of the Cultural Resources Commission be approved.

CARRIED


Moved by D. Handley and seconded by N. Enoch,

1. To approve the notes of the October 18th, 2017 meeting of the Cultural Resources Commission.

CARRIED

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4. BUSINESS ARISING FROM MINUTES

(a) Hall of Fame Project Proposal Update

• S. Key presented a report to Council on November 20th and it was approved.

• A call for nominees for the “Mission Community Excellence Awards” is planned for the fall of 2018, with inductions in 2019. A maximum of 2 annual awards will be presented.

• The Awards will be promoted leading up to the call for nominees.

• Council ceremony will be planned to award medallion(s), and an online post about recipient(s) will be written.

• The budget for public art could allow for the commissioning of a piece to honour recipients, and the call for this project could be considered for next year if a suitable location could be determined.

(b) Mission 125 Public Art Project Update

• S. Key updated members on the project progress. The sculpture is now completed. Installation and unveiling is planned for spring 2018. A call for contractor to install will go out in January with an anticipated completion date in April 2018. An unveiling event will be planned.

• Update on house post: repair is almost complete, and it has been moved to the Clayburn Building at Fraser River Heritage Park. The carver has essentially re-carved the post and painted it for protection against the elements. Spring install and blessing ceremony will be planned after consulting with carver and Sto:lo Nation elders.

• P. Alexis mentioned that the Chamber of Commerce will be celebrating their 125th Anniversary in 2018 and this should be considered when planning date for post raising ceremony.

• V. Billesberger mentioned that the theme for Heritage Week 2018 (3rd week in February) is “Culture Stands the Test of Time” and that the Archives will be featuring programs on First Nations heritage.

• N. Enoch suggested contacting Mission City TV to shoot a descriptive interview on both the sculpture and house post projects and possibly include the artist and elders to document the story so it may be online.

Action Item: S. Key and N. Enoch will connect to discuss video opportunity and S. Key will speak to Council and artist.

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(c) Culture Days Report

• S. Grass presented a report describing the development of the 2017 Culture Days Task Group and the successful 3-day event that resulted. The report includes how the Task Group prepared, sent out invites to participate, and registered events with the national Culture Days organization. It describes the Hubs, the work that went into planning including email drafts, and shares success stories and strategies for next year.

• Mission was 1st in BC for number of events, and made the national top ten list, placing 5th overall in Canada based on population.

• The Task Group would like to see Mission place again in the top 10 of Canada in 2018.

• N. Enoch commented that the feedback he heard after Culture Days was all positive and the marketing with bookmarks and newspaper interview helped to promote events. It was agreed by all that marketing and promotion should begin earlier in 2018.

• P. Alexis mentioned that all Councillors in Canada receive regular bulletins, and Mission was included in the Culture Days Top 5 announcement.

• V. Billesberger thanked Task Group members for their hard work.

Action Item: S. Grass will send report to C. Pedersen to distribute to members.

(d) CRC Logo

• Discussion about updating the CRC logo was held off until January when K. Jager will be able to present the ideas from her graphic art students

(e) 2018 Nominations

• S. Key announced that she has received applications for new members, and will be speaking to a couple of current members about whether they plan to continue their membership.

• Applications close December 15, 2017.

Action Item: S. Key will present report to council in the first week of January.

5. NEW BUSINESS

(a) Parks, Recreation, Arts & Culture Master Plan

• S. Key announced that a draft has been completed which will be presented to Council followed by an Open House on Dec. 9th at the Leisure Centre from 11 am - 2 pm.

• The draft will go back to Council with public comments, and recommendations. The Master Plan will be completed in the New Year.

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ANNOUNCEMENTS

• S. Key thanked all members of the CRC and Cate Pedersen, for all their hard work and commitment to supporting arts and culture in the District of Mission.

• A posting for a new CRC Administrative Assistant will be advertised soon.

• Joy Vox Community Choir performs Dec 9th at Calvin Presbyterian.

• Seranata Singers perform Dec 10th at St. Josephs.

• Wassailing at The Railyard Dec 19th 7pm.

• The Stage hosts Winter Warm up after the Santa Claus Parade Dec 1st.

• Limited Edition of the Mission125/Canada150 Book will be available for pre-order at the Mission Community Archives and the Mission Museum. The cost is $30.

6. NEXT MEETING

The first meeting of 2018 will be Wednesday, January 17th at 5pm.

7. ADJOURNMENT

The meeting adjourned at 6:45 p.m.

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The Minutes of the Mission Traffic and Transit Committee meeting held in the Council Chambers at the Municipal Hall at 8645 Stave Lake Street, Mission, BC on Thursday, December 7, 2017 commencing at 1:30 pm.

Members Present: Councillor Danny Plecas, Chair Councillor Pam Alexis, Vice-Chair Constable Alyn Beerda, RCMP Ken Collier, Member at Large, resident of the District of Mission James Grant, First Transit Bob Ingram, Mission Seniors Activity Centre Alison McDonald, BC Transit Judith Ray, Mission Association for Seniors Housing Tracy Kyle, Director of Engineering & Public Works Dan Sommer, Director of Development Services Lisa Trotter, BC Transit

Members Absent: Sanjay Gulati, Mission Community Services Society Kirsten Hargreaves, Manager of Social Development Jodi Marshall, School District #75 Representative, Mission Association for Community Living Representative, Mission Youth Committee Representative, United Way Fraser Valley

Others Present: Hirod Gill, Manager of Engineering Planning and Design Joan Hendriks, BC Old Age Pensioners’ Organization (Branch #28) David Hill, Insurance Corporation of British Columbia Julie Holmes, Asset Technician Sandra Johannson, Administrative Assistant Naasir Malik, Ministry of Transportation and Infrastructure Brent Schmitt, Acting Director of Engineering & Public Works Dale Vinnish, Operations Supervisor

1. CALL TO ORDER

The Chair called the meeting to order.


Moved and seconded, 1. That the following item be added to this agenda under “New Business”:

• 2nd Avenue Bus Shelter Contribution; and

2. That the December 7, 2017 MTTC agenda be approved as amended. CARRIED Ken Collier requested that issues from the MTTC Subcommittee be added to future agendas as a regular and recurring item. The feasibility of this will be discussed by the Chair and Vice-Chair.

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Moved and seconded, That the minutes of the October 5, 2017 meeting of the Mission Traffic and Transit Committee be approved. CARRIED

4. OLD BUSINESS

(a) Cherry Avenue and Cedar Street Speed Reader Board Constable Beerda reported that over two million records have been recorded since the speed reader board was installed. The top recorded speed is 141 km/h, while the average speed is 67 km/h. 70% of speeders at this location are driving northbound, up Cedar Street and most speeding occurs on weekends and on Friday evenings.

(b) 2nd Avenue Bus Exchange – Safety and Improvement Update The budget for improvements to the 2nd Avenue bus exchange is subject to Council’s approval on December 20, 2018 as part of the District’s 2018 budget approval.

Councillor Alexis entered the meeting.

(c) Shuttle Bus Service – Breakdowns and Schedule Concerns Bus breakdowns and scheduling concerns have mostly been resolved. Some adjustments can be made if scheduling remains a concern.

(d) Potential Expansion of Sunday Bus Service Some riders (seniors in particular) have expressed that they would like to be able to utilize a Sunday bus service in order to attend church. Lisa Trotter explained that this is not feasible until such time that the new bus facility is up and running, when buses can be added. A property has been acquired for the new bus facility with a public open house to be held on January 20, 2018 and the public hearing to most likely be held in February/March. A media event will follow in April or May.

(e) Controlled Pedestrian Crossing Timing at Park Street and Lougheed Highway Adjustment of the pedestrian crossing at Park Street and Lougheed Highway was discussed by the Committee, as there doesn’t seem to be enough time for pedestrians to cross the street before the light changes. The issue was raised by the District to the MOTI in 2016, who reported back that after a review, it was determined that an adjustment was not needed. Mr. Malik advised the Committee that he will arrange for a traffic engineer to reassess the crosswalk’s timing to see if adjustments need to be made.

(f) Intersection at Cedar Valley Connector and Mall Access near 32471 Lougheed Highway Constable Beerda reported to the Committee that there is a high volume of accidents at this location when vehicles in the right lane are exiting the parking lot of

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32471 Lougheed Highway, northbound onto the Cedar Valley Connector. The issue appears to be visibility, related to hedges at Tim Horton’s. ACTION ITEM: Staff will assess the intersection and report back to the Committee with some recommendations to improve safety at this intersection.

(g) MOTI Projects Updates Naasir Malik provided the following updates to the Committee:

Highway 7 / Railway Avenue Pedestrian Crossing Lighting enhancements to the pedestrian crossing are being looked at to improve safety at this location. The flashing lights that were installed by the District will be removed once the lighting enhancement installations are complete, as they are not an industry standard. Discussion ensued regarding the flashing lights and the Committee agreed that it would be beneficial for the flashing lights to remain. Mr. Malik will consult with the traffic engineer at MOTI to determine the feasibility of this and report back to the Committee.

Highway 7 and Dewdney Trunk Road Intersection There are no updates at this time, as the Ministry is awaiting comments back from the District regarding the findings of the assessment of the intersection.

Glasgow Street at Horne Street Crosswalk Design and funding options are still being finalized for a right turn at this location.

Highways 7 and 11 Intersection There are no updates on this project, as improvements to this intersection are still at the 90% design stage and there are still no funding commitments.

Highway 7 – Silverdale Avenue to Nelson Street Widening There has been a timing setback to this project related to environmental requirements; however the MOTI is continuing to do pre-work for the highway widening. As a result, from January 7, 2018 to January 19, 2018, Highway 7 eastbound will be reduced to single lane alternating traffic. Work will be in effect Monday to Thursday from 8:00 pm to 5:30 am, Friday to Saturday from 8:00 pm – 7:00 am, and Sunday from 9:00 pm to 5:30 am. A construction speed limit of 50 km/h will be in effect. Advance notification signs will be going up soon along the side of the highway.

Highway 7 and Murray Street Intersection The marking changes being made at this intersection are now complete. In addition, many potholes have been patched up. Any significant improvements/changes to the overpass will be discussed in the upcoming years, once the effects of future development to traffic patterns are realized.

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1st Avenue Streetscape Improvements A letter of agreement between the Ministry and the District is being finalized regarding funding for roadworks related to the 1st Avenue streetscape improvements.

Councillor Alexis lead a discussion regarding the effects on traffic in Mission when there is a highway traffic event in another municipality. The intersection at Murray Street is of particular concern. Mr. Malik advised the Committee that if the District contacts the MOTI regarding “hot spots” (such the Murray Street) during an event, then additional resources may be provided to assist with flagging, etc.

(h) ICBC Road Safety Updates An update on road safety from Kate Woochuk, ICBC Road Safety Coordinator, dated December 7, 2017, was provided to the Committee for information. The update included the CounterAttack Impaired Campaign which is running during the month of December, as well as dates that Operation Red Nose will be operating on until the end of December 2017.

5. NEW BUSINESS

(a) 2018 MTTC Meeting Schedule The meeting schedule for the 2018 Mission Traffic and Transit Committee was provided to the Committee for information.

(b) 7th Avenue and Horne Street Crosswalk The report to Council dated October 16, 2017 from the Engineering Technologist, “7th Avenue at Horne Street Crosswalk Investigation”, was provided to the Committee for information.

(c) Transit Departure Times The issue of poor connectivity times at the West Coast Express station with the buses was discussed by the Committee. It was determined that the problem is most likely the timing of when the destination signs on the buses are changed. James Grant, First Canada, will communicate this information to the drivers and better signage will also be considered. There was a discussion regarding buses parking along the curb at the West Coast Express station and it was determined that better allocation is needed for curb allowances.

(d) West Coast Express Parking Lot Security Issues Vehicle break and enter concerns at the West Coast Express parking lot was discussed by the Committee. West Coast Express has a contract with the Commissionaires in part to patrol their parking lots; therefore, security would fall under the jurisdiction of the Commissionaires. The Bylaw Enforcement Division is currently researching the issue and looking at options to create awareness to help reduce auto crime in the parking lot. One option

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is the “Lock Out Auto Crime” program through the Mission Crime Prevention office. The program is supported by ICBC. ACTION ITEM: Constable Beerda will contact the Crime Prevention Office.

(e) 2nd Avenue Bus Stop Contribution Councillor Plecas led a discussion regarding pursuing contributions from multi-family developers for future bus shelters. As the District is currently under contract until 2021 for bus shelters, options for this won’t be looked at until a future date.

6. CORRESPONDENCE

Correspondence to the District regarding traffic and/or transit-related issues, was provided to the Committee for information. Engine brake noise control in urban areas as well as enforcement were discussed, and it was Moved and seconded, That staff report back to the Committee with options regarding noise control for commercial engine brakes in urban areas. CARRIED. It was noted that if trucks from the development community are contributing to the engine brake noise, then those individual developers can be contacted.

7. NEXT MEETING

Thursday, February 1, 2018 at 1:30 pm in the Council Chambers at the Municipal Hall.

8. ADJOURNMENT

Moved and seconded, That the meeting be adjourned. CARRIED The meeting adjourned at 2:41 pm.

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DISTRICT OF MISSION

BYLAW 5701-2018-5670(1)

A Bylaw to amend "District of Mission Official Community Plan Bylaw 5670-2017"

WHEREAS, under the provisions of the Local Government Act, a Council may, by bylaw, adopt one or more community plans for one or more areas; AND WHEREAS the Council of the District of Mission has adopted "District of Mission Official Community Plan Bylaw 5670-2017"; AND WHEREAS the Council deems it desirable and in the public interest to amend the Official Community Plan Bylaw; NOW THEREFORE the Council of the District of Mission, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "District of Mission Official Community Plan

Amending Bylaw 5701-2018-5670(1).”

2. "District of Mission Official Community Plan Bylaw 5670-2017", is hereby amended by:

a) redesignating portions of the following properties: Civic Address: 8677 Cedar Street Parcel Identifier: 003-625-974 Legal Description: Lot 17, Section 29, Township 17, New Westminster District

Plan 24630 Except Plan BCP45872

Civic Address: 8653 Cedar Street Parcel Identifier: 005-349-427 Legal Description: Lot 35, Section 29, Township 17, New Westminster District

Plan 55248 Except Plan BCP45873

Civic Address: 8689 Cedar Street Parcel Identifier: 015-021-637 Legal Description: Parcel “One” (Reference Plan 9952) of Lot 5, Section 29,

Township 17, New Westminster District Plan 665 Except Plans 24630 and BCP46102

Civic Address: 32661 Egglestone Avenue Parcel Identifier: 011-452-691 Legal Description: Lot “A” Section 29 Township 17 New Westminster District

Plan 9990 from Attached Multi Unit Residential and Environmentally Sensitive Area to Urban Compact and Environmentally Sensitive Area as shown on Schedule “A” attached to and forming part of this bylaw; and

b) amending the official community plan maps accordingly.

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District of Mission Official Community Plan Amending Bylaw 5701-2018-5670(1)

Page 2 of 3 READ A FIRST TIME this __ day of ___, 2018

COUNCIL CONSIDERATION OF SECTION 477 OF THE LOCAL GOVERNMENT ACT given this __ day of ___, 2018

READ A SECOND TIME this __ day of ___, 2018

PUBLIC HEARING held this __ day of ___, 2018

READ A THIRD TIME this __ day of ___, 2018

APPROVED by the Ministry of Transportation and Infrastructure this __ day of ___, 2018

ADOPTED this __ day of ___, 2018 RANDY HAWES MIKE YOUNIE MAYOR CORPORATE OFFICER

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SCHEDULE A

200

DISTRICT OF MISSION

BYLAW 5702-2018-5050(276)

A Bylaw to amend "District of Mission Zoning Bylaw 5050-2009"

WHEREAS, under the provisions of the Local Government Act, a Council may, by bylaw, divide the municipality into zones and regulate the use of land, buildings and structures within such zones; AND WHEREAS the Council of the District of Mission has adopted "District of Mission Zoning Bylaw 5050-2009" and amended same from time to time; AND WHEREAS the Council of the District of Mission deems it advisable and in the public interest to amend the Zoning Bylaw; NOW THEREFORE the Council of the District of Mission, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "District of Mission Zoning Amending Bylaw

5702-2018-5050(276).”

2. "District of Mission Zoning Bylaw 5050-2009" as amended, is hereby further amended by:

a) rezoning the following properties: Civic Address: 8677 Cedar Street Parcel Identifier: 003-625-974 Legal Description: Lot 17, Section 29, Township 17, New Westminster District

Plan 24630 Except Plan BCP45872 Civic Address: 8653 Cedar Street Parcel Identifier: 005-349-427 Legal Description: Lot 35, Section 29, Township 17, New Westminster District

Plan 55248 Except Plan BCP45873 Civic Address: 8689 Cedar Street Parcel Identifier: 015-021-637 Legal Description: Parcel “One” (Reference Plan 9952) of Lot 5, Section 29,


Civic Address: 32661 Egglestone Avenue Parcel Identifier: 011-452-691 Legal Description: Lot “A” Section 29 Township 17 New Westminster District

Plan 9990 from Suburban 36 (S36) Zone to Multiple Family 52 Rowhouse (MR52), Residential Compact 465 (RC465), Residential Compact 465 Secondary Dwelling (RC465s) and Residential Compact 372 (RC372) zones as shown on Schedule “A” attached to and forming part of this bylaw; and

b) amending the zoning maps accordingly

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Page 3 of 3

SCHEDULE A

203

DISTRICT OF MISSION

BYLAW 5703-2018

A bylaw to name two road extensions and one new road within the District of Mission

WHEREAS the Council of the District of Mission, pursuant to the provisions of Section 39 of the Community Charter, may assign the name of any highway; AND WHEREAS the Council of the District of Mission deems it advisable to name certain streets within the Municipality; NOW THEREFORE the Council of the District of Mission, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "District of Mission Street Naming (Machell

and Carter Street Extensions, and Cunningham Avenue) Bylaw 5703-2018.”

2. Two road extensions and one new road over portions of property located at:

Civic Address: 8677 Cedar Street Parcel Identifier: 003-625-974 Legal Description: Lot 17, Section 29, Township 17, New Westminster District

Plan 24630 Except Plan BCP45872 Civic Address: 8653 Cedar Street Parcel Identifier: 005-349-427 Legal Description: Lot 35, Section 29, Township 17, New Westminster District

Plan 55248 Except Plan BCP45873 Civic Address:8689 Cedar Street Parcel Identifier: 015-021-637 Legal Description: Parcel “One” (Reference Plan 9952) of Lot 5, Section 29,


Civic Address:32661 Egglestone Avenue Parcel Identifier: 011-452-691 Legal Description: Lot “A” Section 29 Township 17 New Westminster District Plan

9990

shall be named as follows:

a) road extending south off of Machell Street as the logical extension of Machell Street,

b) road extending east off of Carter Avenue as the logical extension of Carter Avenue, and

c) road extending east off of Fennell Street and north of Carter Avenue as Cunningham Avenue

as shown on Schedule “A” attached to and forming part of this Bylaw.

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READ A FIRST TIME this __ day of ___, 2018




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Page 3 of 3

SCHEDULE A

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DISTRICT OF MISSION

BYLAW 5698-2017-5050(275)



5698-2017-5050(275).”


a) rezoning the property located at 32920 Boothby Avenue and legally described as: Parcel Identifier: 025-741-705 Lot 51 Section 28 Township 17 New Westminster Plan BCP7108

from Residential Compact 465 (RC465) Zone to Residential Compact 465 Secondary Dwelling (RC465s) Zone; and

b) amending the zoning maps accordingly.

READ A FIRST TIME this __ day of ___, 2018




APPROVED by the Ministry of Transportation and Infrastructure this __ day of ___, 2018


207

DISTRICT OF MISSION

BYLAW 5695-2017-5050(272)



5695-2017-5050(272).”


a) rezoning the property located at 12162 Rolley Lake Street and legally described as:

Parcel Identifier: 008-721-742 Lot 19 Section 23 Township 15 New Westminster District Plan NWP25563

from Rural 16 (RU16) Zone to Rural Residential 7 Secondary Dwelling (RR7s) Zone; and


READ A FIRST TIME this 8th day of January, 2018

READ A SECOND TIME this 8th day of January, 2018



ADOPTED this __ day of ___, 2018 RANDY HAWES, MAYOR MIKE YOUNIE, CORPORATE OFFICER

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DISTRICT OF MISSION

BYLAW 5696-2017-5050(273)



5696-2017-5050(273).”


a) rezoning the property located at 33020 Richards Avenue and legally described as: Parcel Identifier: 018-416-314 Lot 1 Section 4 Township 18 New Westminster District Plan LMP12027

from Rural Residential 7 (RR7) Zone to Rural Residential 7 Secondary Dwelling (RR7s) Zone; and







209

DISTRICT OF MISSION

BYLAW 5697-2017-5050(274)



5697-2017-5050(274).”


a) rezoning the property located at 8597 Thorpe Street and legally described as: Parcel Identifier: 026-786-401 Lot 11 Section 29 Township 17 New Westminster District Plan BCP25499

from Urban Residential 465 (R465) Zone to Urban Residential 465 Secondary Dwelling (R465s) Zone; and







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DISTRICT OF MISSION

BYLAW 5387-2013-5050(124)

A Bylaw to amend "District of Mission

Zoning Bylaw 5050-2009"

WHEREAS, under the provisions of 903 of the Local Government Act, a Council may, by bylaw, divide the municipality into zones and regulate the use of land, buildings and structures within such zones; AND WHEREAS the Council of the District of Mission has adopted "District of Mission Zoning Bylaw 5050-2009" and amended same from time to time; AND WHEREAS the Council of the District of Mission deems it advisable and in the public interest to amend the Zoning Bylaw; NOW THEREFORE the Council of the District of Mission, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "District of Mission Zoning Amending Bylaw

5387-2013-5050(124)”.


a) rezoning the property located at 32645 Richards Avenue and legally described as: Parcel Identifier: 000-788-376 Lot 9 Section 5 Township 18 New Westminster District Plan 29036

from Rural 16 Zone (RU16) to Rural Residential 7 Secondary Dwelling Zone (RR7s) zone; and


READ A FIRST TIME this 18th day of November, 2013

READ A SECOND TIME this 18th day of November, 2013

PUBLIC HEARING held this 2nd day of December, 2013

READ A THIRD TIME this 2nd day of December, 2013

ADOPTED this ___ day of January, 2018 RANDY HAWES, MIKE YOUNIE, MAYOR CORPORATE OFFICER

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Development Services Report to Council

FILE: PRO.DEV.ZON R13-018

PAGE 1 OF 10

DATE: November 18, 2013

TO: MAYOR AND COUNCIL

FROM: Parissa Shafizadeh, Planner

SUBJECT: Rezoning application (R13-018 – Hodgson) to accommodate a 4-lot rural residential subdivision with a secondary dwelling unit permitted on each lot

CIVIC ADDRESS:


APPLICANT:

Dean Hodgson

OCP:

This application is in conformance with the current OCP designation: Rural Residential


October 8, 2013

ATTACHMENT(S): Appendix 1 – Information for Corporate Officer Appendix 2 – Orthophoto 2012 Appendix 3 – Watercourse/Topography 2013 Appendix 4 – Draft Subdivision Plan & Road Name Appendix 5 – Engineering’s Comments

LOCATION:

212

FILE: PRO.DEV.ZON PAGE 2 OF 10 R13-018

LAND USE RECOMMENDATION(S):

COUNCIL POLICY RECOMMENDATION(S):

REQUIREMENTS PRIOR TO FINAL READING:

EXECUTIVE SUMMARY

The Development Services Department is in receipt of an application to rezone the property located at 32645 Richards Avenue from Rural 16 (RU16) zone to Rural Residential 7 Secondary Dwelling (RR7s) zone to facilitate a four (4) lot subdivision of the property. In addition, the rezoning application will allow a secondary dwelling unit on each lot.

SITE CHARACTERISTICS

The subject property has a land area of approximately 3.14 hectares ( 7.75 acres), containing a single family dwelling and a small barn. The property is located north of Richards Avenue and is bordered by the municipal forest on the north. (Appendix 2) There are two watercourses (shown as WC1 and WC2 on Appendix 4) and a pond ( shown as Pond 1 on Appendix 4) identified on the property. The typical vegetation within the property is mixed coniferous and

Council consider and resolve: 1. That a bylaw be prepared to amend District of Mission Zoning Bylaw 5050-2009 by

rezoning the property located at 32645 Richards Avenue from Rural 16 (RU16) zone to Rural Residential 7 Secondary Dwelling (RR7s) zone.

2. That the bylaw be considered for 1st and 2nd readings at the Regular Council meeting on November 18, 2013.

3. That following these readings, the bylaw be forwarded to a Public Hearing on December 2, 2013.


4. That in accordance with Section 941 of the Local Government Act and Council Policy LAN. 26, parkland dedication of five per cent (5%) is applied as cash-in-lieu to subdivision file S13-015.

5. That in accordance with Section 39 of the Community Charter and Council Policy STR. 28, a bylaw be prepared to provide name for one new cul-de-sac as shown on Appendix 4, as follows:

a. Cul-de-sac at intersection with Richards Avenue running north as Lindsay Terrace.


6. That the Final Reading of the amending bylaw be held until the following has been satisfied:

a. The community amenity contribution in the amount of $8,445 (for three new lots) is received.

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deciduous forest, however, the existing vegetation surrounding the residential building consists of landscape lawn and ornamental vegetation with tall grass located within the hydro right of way.

ZONING BYLAW COMPLIANCE (Bylaw 5050-2009)

The subject property is currently zoned Rural 16 (RU16). According to the Zoning Bylaw, the minimum lot area of this zone is 1.6 hectares (4.0 acres). The applicant proposes to rezone the property to Rural Residential 7 Secondary Dwelling (RR7s) zone with the minimum lot area of 0.7 hectares (1.73 acres) in order to allow a 4-lot subdivision and a secondary dwelling unit on each lot.

According to the proposed subdivision plan (Appendix 4), the subject property will be subdivided into four (4) lots with access to the proposed cul-de-sac off of Richards Avenue. The applicant is required to construct a 10 metres (32.8 ft.) wide half of cul-de-sac to the rural local residential road standards.

According to the Riparian Area Regulation (RAR) assessment report, future buildings and land alterations should be located outside of the identified Environmentally Sensitive Areas (ESA). The existing building in the proposed Lot A will continue its operation as a residence, however, the existing barn in the proposed Lot B, will be removed prior to construction of the principal building on this lot.

PLANNING ANALYSIS

General – Official Community Plan (OCP)

The proposed rezoning application is supportable due to the OCP designation of the property as Rural Residential.

Secondary dwelling units within the District of Mission are further supported by the following OCP policies:

Housing Choice for Different Lifestyles and Income Levels - Policy 2.5.1: Encourage the development of a variety of housing types, tenure, accessibility and cost to provide for a diversity of lifestyle and income levels.

Affordable Housing through Innovative Housing Forms - Policy 2.5.3: Facilitate the development of affordable, rental and special needs housing through supporting multi-family housing developments, small house/small lot housing, secondary suites, duplexes in appropriate locations, mixed market/non-market housing projects, coach houses, granny flats and other innovative housing forms.

Neighbourhood Character

The subject property is part of a neighbourhood with rural residential characteristics which is bordering municipal forest to the north. The area is comprised of single family dwellings on rural and rural residential lots where lot sizes range from 0.4 hectares (0.99 acres) to 4.7 hectares (11.6 acres). The proposed density of each proposed lot, containing a house and a secondary dwelling, is consistent with the density of the neighbourhood and will have minimal impact on the neighbourhood character.

Environmental Protection

Due to the existence of the un-named tributaries of Silverdale Creek within the property, a Riparian Area Regulation (RAR) assessment report was prepared by Scott Resource Services.

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According to the assessment, two watercourses (WC1 & WC2) and a pond (Pond 1) were identified on the subject property.

WC1 flows across the property from the east in the naturally vegetated area, emerging into Silverdale Creek downstream of the property. Silverdale Creek is known as fish bearing stream. The qualified environmental professional identified a 10 metres (32.8 ft.) Streamside Protection and Enhancement Area (SPEA) for WC1. (Appendix 4)

WC2 flows across the property from the east along the boundary between the naturally vegetated and landscaped area, pouring into an artificial impoundment (Pond 1). WC2 is culverted approximately 30 metres (98.4 ft.) upstream and 15 metres (49.2 ft.) downstream of Pond 1. This watercourse flows into a roadside ditch adjacent to Richards Avenue, downstream of the subject property, and eventually into Silvedale Creek. WC2 as considered to be valuable fish habitat and requires a 10 metres (32.8 ft.) SPEA. (Appendix 4)

Pond 1 which is fed and drained by the culverted portion of WC2 has an area of approximately 300 square metre (3229.1 sq. ft.) and is considered to provide base flows, food and nutrients to downstream fish habitat. The SPEA for Pond 1 is identified as 15 metres (49.2 ft.) from high water mark on the west, north and east bank and 30 metres (98.4 ft.) on the south bank (Appendix 4).

Parks and Trails (Section 941 of the Local Government Act, Parks and Trails Master Plan)

As the development proposal is within close proximity of several trails including Silverdale, Saunders and Bear Mountain trails and municipal forest, it’s recommended that park dedication be accepted as cash-in-lieu of land. The amount paid will be in accordance with Section 941 of the Local Government Act and will not exceed 5% of the value of the land being proposed for subdivision.

Street Naming (Policy STR.28 Street Naming)

In accordance with Council Policy STR.28- Street naming, staff recommends that the proposed cul-de-sac off of Richards Avenue which generally runs north-south, be named “Lindsay Terrace” in honour of Edith Mary Lindsay a pioneer and long-time resident of Silverdale. Mrs Lindsay was born in 1843 and died in 1938. Mrs Lindsay married in 1908 to Francis Cooper who owned and operated the first butcher shop in Silverdale.

Tree Retention

In accordance with Council Policy LAN. 32 – Tree Retention and Replanting, the applicant will be required to plant eight (8) trees for the four (4) lots created as part of the subdivision process. The applicant is required to replace any significant trees (trees having a caliper of 0.2 metres or greater) that will be removed except in the areas defined as (a) building envelope to a maximum of 2,000 sq. m (21,528 sq. ft.), (b) driveways, (c) septic field and (d) wells. No tree is permitted to be removed within the identified SPEAs.

Community Amenity Contribution

It is recognized that residential development imposes a unique financial burden on the community by creating a need or demand for new/upgraded public facilities or amenities. In order to address this unique financial burden, rezoning applicants are requested to make a contribution to the District’s Community Amenity Reserve Fund for new/upgraded public facilities or amenities. The applicant has agreed to contribute $8,445 ($2,815 per new residential unit) as part of this rezoning application, in accordance with Council Policy LAN. 40 – COMMUNITY AMENITY CONTRIBUTIONS.

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COMMUNICATION

In accordance with Land Use Application Procedures and Fees Bylaw 3612-2003, the applicant has posted one (1) development notification sign on the site summarizing the proposed development. Provided that a public hearing date is determined by Council:

i. The development notification sign will be modified to advertise the public hearing details (i.e. time and place) and a notice will be mailed to the owners and to occupiers of all properties within a distance of 152 metres (500 ft.) of the development site notifying them of the public hearing details;

ii. A notice of Public Hearing will be prepared in accordance with Bylaw 3612-2003 and the Local Government Act; and

iii. A pre-public hearing information package will be prepared to include copies of all applicable documents and is available online or at municipal hall for public viewing (in accordance with Policy LAN. 50 - Pre-Public hearing Information Packages).

REFERRALS

Engineering

The Engineering Department has no objection to the rezoning application (Appendix 5).

SIGN-OFFS:

Parissa Shafizadeh, Planner

Reviewed by: Barclay Pitkethly, Deputy Director of Development Services


216


Appendix 1 Information for Corporate Officer

Civic Address:


PID: 000-788-376

Legal: Lot 9 Section 5 Township 18 New Westminster District Plan 29036

217


Appendix 2 Orthophoto 2012

Municipal Forest

Existing house in the proposed lot A, to be remained

Existing barn in the proposed lot B, to be removed prior to construction of the main residence

Municipal Forest

218


Appendix 3 Watercourse/topography 2013

219


Appendix 4 Subdivision Draft Plan & Road Name

The proposed cul-de-sac to be built as half a road named as “Lindsay Terrace”

WC1 with 10 metres wide SPEA on both sides

WC2 with 10 metres wide SPEA on both sides

WC2 continuation with 10 metres wide SPEA on both sides

Pond 1

160 m² added to the SPEA as compensation for permanently impacting the riparian habitat

215 m² added to the SPEA as compensation for permanently impacting the riparian habitat

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Appendix 5 Engineering’s Commen

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P L A N N I N G D E P A R T M E N T FILE: PRO.DEV.ZON R13-018 November 20, 2013 Dear Owner/Occupant: Re: Public Hearing Notification for Rezoning Application R13-018 (Hodgson) – 32645

Richards Avenue As a property owner or neighboring resident to the subject property located at 32645 Richards Avenue, you are invited to attend a Public Hearing on Monday, December 2, 2013 and make known any comments that you may have. The Public Hearing will be held in the Council Chambers of the Municipal Hall, 8645 Stave Lake Street, Mission, BC. The following is an excerpt from the Public Hearing Notice: The purpose of the proposed amendment is to accommodate the subsequent subdivision of the subject property into four (4) lots of a minimum 0.7 hectare (1.73 ac.) lot size, each allowing for a secondary dwelling unit. This bylaw proposes to amend District of Mission Zoning Bylaw 5050-2009 by amending the zoning of the following legally described property: Parcel Identifier: 000-788-376 Lot 9 Section 5 Township 18 New Westminster District Plan 29036 from Rural 16 (RU16) zone to Rural Residential 7 Secondary (RR7s) zone. The location of the subject property is 32645 Richards Avenue and is shown on the following maps:

222

A copy of the proposed bylaw and reports relevant to this bylaw may be inspected at the Municipal Hall, Monday to Friday, excluding statutory holidays, from 8:00 a.m. to 4:30 p.m., from November 21, 2013 to December 2, 2013. The information is also available on our website at www.mission.ca by searching “upcoming public hearing”. If you are unable to attend the Public Hearing, you may send a written submission, including your name and address, to the attention of Ken Bjorgaard, Corporate Officer or email [email protected] by 4:00 p.m. on the Friday preceding the date of the Public Hearing. All submissions will form part of the record of the Hearing. If you require additional information, please contact the Development Services Department at (604) 820-3748 or email [email protected]. Yours truly

(for) Mike Younie DIRECTOR OF DEVELOPMENT SERVICES G:\COMDEV\PUBLIC HEARINGS & PUBLIC INPUT MTGS\PUBLIC HEARING NOTIFICATION LETTERS\R13-018 (HODGSON) NOTN OWN OCC.DOCX

223




DISTRICT OF MISSION

BYLAW 5389-2013

A Bylaw to name a street within the District of Mission

WHEREAS the Council of the District of Mission, pursuant to the provisions of Section 39 of the Community Charter, may assign the name of any highway;

AND WHEREAS the Council of the District of Mission deems it advisable to name certain streets within the Municipality;

NOW THEREFORE the Council of the District of Mission, in open meeting assembled, ENACTS AS FOLLOWS:

1. This Bylaw may be cited for all purposes as "District of Mission Street Naming (Lindsay Terrace) Bylaw 5389-2013”.

2. A new cul-de-sac over a portion of the property located at 32645 Richards Avenue and legally described as:

Parcel Identifier: 000-788-376 Lot 9 Section 5 Township 18 New Westminster District Plan 29036

as shown on Schedule “A” attached to and forming part of this Bylaw, shall be named Lindsay Terrace.

READ A FIRST TIME this 2nd day of December, 2013 READ A SECOND TIME this 2nd day of December, 2013 READ A THIRD TIME this 2nd day of December, 2013 ADOPTED this _____ day of January, 2018 RANDY HAWES MIKE YOUNIE MAYOR CORPORATE OFFICER

224


SCHEDULE "A"

The proposed cul-de-sac to be built as half a road named as

“Lindsay Terrace”

225

DISTRICT OF MISSION DEVELOPMENT VARIANCE PERMIT DV17-031

Issued pursuant to Section 498 of the Local Government Act

Issued to: Noel Gamache, 12913 Pilgrim Street, Mission, BC V4S 1C5 as the registered owner (hereinafter referred to as the Permittee) and shall only

apply to ALL AND SINGULAR that certain parcel or tract of land and premises situate, lying and being in the Municipality of Mission, in the Province of British Columbia, and more particularly known and described as:

Parcel Identifier: 017-613-922;

Lot B Section 25 Township 15 New Westminster District Plan LMP2659 1. The said lands are zoned Rural 16 (RU16) pursuant to “District of Mission Zoning Bylaw

5050-2009” as amended. 2. “District of Mission Zoning Bylaw” as amended is hereby varied in respect of the said lands

as follows: (a) To vary Section 201 Rural Zone; Part I. Height of Buildings, Subsection 2. – The Height

of an Accessory Building from a maximum of 6.0 m (19.7 ft.) to a maximum of 7.46 m (24.48 ft.).

3. This Permit does not constitute a subdivision approval or a building permit. AUTHORIZING RESOLUTION NO. [Click here to type resolution number] passed by the Council on the [Click here to type day of the month] day of [Click here to type month] , 2018. IN WITNESS WHEREOF this Development Variance Permit is hereby issued by the

Municipality signed by the Mayor and the Corporate Officer the ____ day of

[Click here to type month] , 2018.

___________________________ Randy Hawes, MAYOR ___________________________ Michael Younie, CORPORATE OFFICER Development Variance Permit DV17-031

226

DISTRICT OF MISSION DEVELOPMENT VARIANCE PERMIT DV17-032

Issued pursuant to Section 498 of the Local Government Act

Issued to: Noel Gamache, 12913 Pilgrim Street, Mission, BC V4S 1C5 as the registered owner (hereinafter referred to as the Permittee) and shall only

apply to ALL AND SINGULAR that certain parcel or tract of land and premises situate, lying and being in the Municipality of Mission, in the Province of British Columbia, and more particularly known and described as:

Parcel Identifier: 017-613-922;

Lot B Section 25 Township 15 New Westminster District Plan LMP2659 1. The said lands are zoned Rural 16 (RU16) pursuant to “District of Mission Zoning Bylaw

5050-2009” as amended. 2. “District of Mission Zoning Bylaw” as amended is hereby varied in respect of the said lands

as follows: (a) To vary Section 201 Rural Zone; Part I. Height of Buildings, Subsection 2. – The Height

of an Accessory Building shall not exceed one storey, to allow a second storey in an accessory building.

3. This Permit does not constitute a subdivision approval or a building permit. AUTHORIZING RESOLUTION NO. [Click here to type resolution number] passed by the Council on the [Click here to type day of the month] day of [Click here to type month] , 2018. IN WITNESS WHEREOF this Development Variance Permit is hereby issued by the

Municipality signed by the Mayor and the Corporate Officer the ____ day of

[Click here to type month] , 2018.

___________________________ Randy Hawes, MAYOR ___________________________ Michael Younie, CORPORATE OFFICER Development Variance Permit DV17-032

227

DISTRICT OF MISSION

TEMPORARY USE PERMIT TP14-003

Issued to: Interior Heavy Equipment Operator School (Owner as defined in the Local Government Act, hereinafter referred to as the Permittee)

Address: #2 – 10058 Highway 97 North Winfield, BC V4V 1P8 1. This Temporary Use Permit is issued subject to compliance with all of the Bylaws of the

Municipality applicable thereto, except as specifically varied or supplemented by this permit. This Temporary Use Permit applies to and only to those lands within the Municipality legally described below, and any and all buildings, structures and development thereon: Parcel Identifier: 013-383-591 South West Half Legal Subdivision 12 Section 16 Township 18 Being All That Portion Lying South West Of A Straight Line Joining The North West And South East Corners Except: Firstly: A Strip Of Land One Chain In Width As Shown On Plan Filed With Department Of Interior Under Number 21264 Secondly: Part Subdivided By Plan 49075, New Westminster District

2. The said lands are zoned Industrial Resource Extraction (INR) Zone pursuant to “District of Mission Zoning Bylaw 5050-2009” as amended. “District of Mission Zoning Bylaw” as amended is hereby supplemented in respect of the said lands as follows: (a) This permit allows for the addition of the following principal use and no other uses (as

defined by “District of Mission Zoning Bylaw 5050-2009” as amended from time to time): i. Trade School

(b) The allowable use, outlined in this permit, shall be permitted to be conducted on the said lands for a maximum of three (3) years from the date of issuance of the permit and the use of the property for those purposes is subject to the following conditions:

. i. All business licenses issued to the occupant of the property will have expiry

dates that will not exceed the term of this permit. ii. All proposed signage on the site must be in accordance with the District of

Mission Sign Bylaw 1662-1987 and approved by the Development Services Department.

(c) This permit shall lapse three (3) years after the date of issuance or upon breach of its terms and conditions.

(d) The land described herein shall be developed strictly in accordance with the terms, conditions and provisions of this permit and any plans and specifications attached to this permit shall form a part hereof. Minor changes to the aforesaid drawings that do not affect the intent of this permit and the general appearance of the buildings and character of the development may be permitted, subject to the approval of the Development Services Department.

228

TEMPORARY USE PERMIT Page 2 TP14-003

4. The land described herein shall be developed strictly in accordance with the terms, conditions and provisions of this permit and any plans and specifications attached to this permit shall form a part hereof.

6. The terms of this permit, or any amendment to it, are binding on all persons who acquire an interest in the land affected by this permit.

7. This permit is not a building permit. A building permit(s) must be obtained for all buildings to be located on the property associated with this permit.

AUTHORIZING RESOLUTION NO. [Click here to type resolution number] passed by the Council on the [Click here to type day of the month] day of [Click here to type month] , 2018. IN WITNESS WHEREOF this Temporary Use Permit is hereby issued by the Municipality

signed by the Mayor and Corporate Officer the [Click here to type year] day of

[Click here to type year] , 2018.

____________________________ Randy Hawes, MAYOR ____________________________ Michael Younie, CORPORATE OFFICER Temporary Use Permit TP14-003 (Renewal)

229

MINUTES of the REGULAR MEETING of the COUNCIL of the DISTRICT OF MISSION held in the Council Chambers of the Municipal Hall, 8645 Stave Lake Street, Mission, British Columbia, on January 8, 2018 commenced at 1:00 p.m. for COMMITTEE OF THE WHOLE, and was immediately followed by a CLOSED MEETING of Council, and reconvened at 7:00 p.m. for REGULAR COUNCIL proceedings.

Council Members Present: Acting Mayor Carol Hamilton Councillor Pam Alexis Councillor Jim Hinds Councillor Rhett Nicholson Councillor Danny Plecas Councillor Jenny Stevens Council Member Absent: Mayor Randy Hawes Staff Members Present: Ron Poole, Chief Administrative Officer Mike Younie, Deputy Chief Administrative Officer Barry Azevedo, Manager of Environmental Services Kris Boland, Director of Finance Michael Boronowski, Manager of Civic Engagement and

Corporate Initiatives Stacey Crawford, Economic Development Officer Allyssa Fischer, Administrative Assistant *Kirsten Hargreaves, Manager of Social Development *Dave Heyes, Manager of Forestry Business Jay Jackman, Manager of Development Engineering and

Projects Tracy Kyle, Director of Engineering and Public Works Robert Publow, Manager of Planning Jennifer Russell, Deputy Corporate Officer Steve Simmonds, Manager of Inspection Services Maureen Sinclair, Director of Parks, Recreation and Culture Dale Unrau, Fire Chief Dale Vinnish, Assistant Operations Manager *Wesley Woo *Present for a portion of the meeting

1. CALL TO ORDER

Acting Mayor Hamilton called the meeting to order at 1:00 p.m.


RC18/001 JAN. 08/18

Moved by Councillor Alexis, seconded by Councillor Stevens, and

RESOLVED: 1. That Late Item 8(a) “Residential Disposal Options for Fallen Branches from Ice Storm”

be added to the agenda under Engineering & Public Works; 2. That the agenda for the regular Council meeting of January 8, 2018 be adopted, as

amended. CARRIED

230

Regular Council Meeting Page 2 of 9 January 8, 2018

3. RESOLUTION TO RESOLVE INTO COMMITTEE OF THE WHOLE

RC18/002 JAN. 08/18

Moved by Councillor Nicholson, seconded by Councillor Hinds, and

RESOLVED: That Council now resolve itself into Committee of the Whole. CARRIED

4. DEVELOPMENT SERVICES

Councillor Nicholson assumed the Chair.

RC18/003 JAN. 08/18

Rezoning Application to allow a 3-lot subdivision with secondary dwelling units at 12162 Rolley Lake Street

A report from the Planning Technician dated January 8, 2018 regarding an application to rezone 12162 Rolley Lake Street to facilitate a 3-lot subdivision was provided for the Committee’s information. Staff supports the application moving forward and will schedule the Public Hearing for January 22, 2018, subject to Council granting second reading to the related zoning amending bylaw.

RC18/004 JAN. 08/18

Rezoning Application to allow the construction of Secondary Dwelling Units at 33020 Richards Avenue

A report from the Planner dated January 8, 2018 regarding an application to rezone property located at 33020 Richards Avenue to facilitate the construction of secondary dwelling units on a 2-lot subdivision was provided for the Committee’s information. Staff supports the application moving forward and will schedule the Public Hearing for January 22, 2018, subject to Council granting second reading to the related zoning amending bylaw.

RC18/005 JAN. 08/18

Rezoning Application to allow the use of a Secondary Suite at 8597 Thorpe Street

A report from the Planner dated January 8, 2018 regarding an application to formally legalize a secondary suite use at the property located at 8597 Thorpe Street was provided for the Committee’s information. Staff supports the application moving forward and will schedule the Public Hearing for January 22, 2018, subject to Council granting second reading to the related zoning amending bylaw.

RC18/006 JAN. 08/18

Non-Farm Use in the Agricultural Land Reserve (ALR) at 35434 Lougheed Highway for the placement of fill

A report from the Planner dated January 8, 2018 regarding Agricultural Land Reserve Application ALR17-003 for a non-farm use to allow soil deposition at 35434 Lougheed Highway was provided for the Committee’s consideration. In response to questions from Council regarding the purpose of the fill and the approval process, the Manager of Planning stated that the majority of the property was located on a floodplain, and that the fill was intended to improve drainage on the site. He noted that under the Agricultural Land Commission Act, placement of fill is not a permitted farm use and that it was necessary to receive Council support prior to forwarding the application to the Agricultural Land Commission (ALC) for approval. He stated that if approval was received from the ALC, the applicant would be required to apply for a soil deposit permit from the Engineering Department prior to depositing fill on the property.

231


Moved by Councillor Plecas, and RECOMMENDED: 1. That Agricultural Land Reserve Application ALR17-003 for a non-farm use that would

allow soil deposition at 35434 Lougheed Highway be supported; and 2. That the resolution of support be forwarded to the Agricultural Land Commission

(ALC). CARRIED

5. CORPORATE ADMINISTRATION AND FINANCE

Councillor Alexis assumed the Chair.

RC18/007 JAN. 08/18

2017 Audit Planning Report

A report from the Director of Finance dated January 8, 2018 regarding the auditors’ plan for their audit of the District’s 2017 financial statements was provided for the Committee’s information.

RC18/008 JAN. 08/18

Request for Council Support of Ministry to allow Direct Highway Access at 29950/29960 Lougheed Highway

This item was withdrawn at the request of the agent for the property owner.

RC18/009 JAN. 08/18

Request for Statutory Municipal Consent for Proposed Fraser Valley Regional District Regional Parks Service Area Amendment Bylaw No. 1455, 2017

A report from the Chief Administrative Officer dated January 8, 2018 regarding amendments to the Fraser Valley Regional District Regional Parks Service Area Amendment Bylaw No. 1455, 2017 was provided for the Committee’s consideration. Moved by Councillor Plecas, and RECOMMENDED: That Council for the District of Mission provide consent to the Fraser Valley Regional District Regional Parks Service Area Amendment Bylaw No. 1455, 2017. CARRIED

6. PARKS, RECREATION AND CULTURE

Councillor Hamilton assumed the Chair.

RC18/010 JAN. 08/18

Temporary Budget for Overflow Extreme Weather Shelter Beds

A report from the Manager of Social Development dated January 8, 2018 regarding the necessity of additional extreme weather shelter beds in Mission between January and March 2018 was provided for the Committee’s consideration. Discussion ensued regarding the funding of the proposed additional shelter beds. In response to questions from Council regarding the cost of operation, Sanjay Gulati, Executive Director of Mission Community Services Society (MCSS), stated that it would cost MCSS approximately $600 per day to keep an extreme weather shelter in operation and that the proposed funding would allow the shelter to remain open for approximately 8-9 days. The Manager of Social Development noted that if approved, the additional funds would be focused on helping women and youth find shelter beds. She stated that during cold weather events in December 2017, an average of 1-2 women and 4-6 men were turned

232


away from Haven in the Hollow each night due to a lack of available beds. Mr. Gulati stated that Haven in the Hollow had also allowed people to stay awake in the cafeteria overnight and noted that without this service, the level of turnaways in Mission would be much higher. He asked if the maximum occupant load of the building could be increased. Council expressed concern that the amount of funding requested for the additional shelter beds would not cover the services necessary to support the program until March 2018. It was noted that the provincial government should be approached to match the District’s funding. Moved by Councillor Stevens, and RECOMMENDED: 1. That Council support the provision of and funding for additional extreme weather

shelter beds; 2. That a budget in the amount of $5,000 be established for this initiative, with funding

from the District’s Gaming Reserve Fund; 3. That the District’s Financial Plan be amended accordingly; 4. That a letter be sent to the MLA of Maple Ridge-Mission, Bob D’Eith and the MLA of

Abbotsford-Mission, Simon Gibson, requesting matching funds for Mission’s overflow extreme weather shelter beds from the Province of British Columbia, with a copy sent to the Fraser Health Authority and the Honourable Selina Robinson, Minister of Municipal Affairs and Housing.

CARRIED The Fire Chief stated that staff were open to working with Mission Community Services Society in regards to maximum occupancy levels at Haven in the Hollow.

7. PUBLIC SAFETY AND HEALTH

Councillor Plecas assumed the Chair.

RC18/011 JAN. 08/18

Equipment Purchase of Three Tender/Tanker Fire Apparatus

A report from the Fire Chief dated January 8, 2018 regarding the purchase of three tender/tanker fire apparatus from Commercial Emergency Equipment Co./Maximetal was provided for the Committee’s information/consideration. Moved by Councillor Hinds, and RECOMMENDED: That the purchase of three tender/tanker fire apparatus from Commercial Emergency Equipment Co./Maximetal at a cost for two in 2018 of $782,278 (including PST) and for one in 2020 of $418,279 (including PST) be approved. CARRIED

8. ENGINEERING & PUBLIC WORKS

Councillor Hinds assumed the Chair.

RC18/012 JAN. 08/18

LATE ITEM - Residential Disposal Options for Fallen Branches from Ice Storm

A report from the Manager of Environmental Services dated January 8, 2018 regarding options to assist residents in the clean-up of fallen branches and trees as a result of the severe ice storm on December 29, 2017 was provided for the Committee’s consideration.

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Discussion ensued, and the following questions and concerns were noted by the Committee:

Whether the deadline for free yard waste drop off at the landfill would provide residents with adequate time to perform cleanup.

The financial impact of offering free clean-up options.

Whether limiting the number of weekly curbside compostable collection containers and yard waste bundles to a combined total of 10 would be a temporary or a permanent change.

Whether the District was eligible to receive disaster relief funding to assist with its cleanup costs.

In response, the Director of Engineering and Public Works stated that:

Residents in the curbside collection area were able to put out an unlimited amount of yard waste at the curb year-round; however, a timeframe had been recommended for the free landfill drop-off for this situation due to the the uncertainty of the financial impact. She noted that Engineering staff would prepare a report for the February 5, 2018 Council agenda that would provide a recommendation on whether or not the event should be extended past February 11, 2018.

The number of weekly curbside compostable collection containers and yard waste bundles would only be limited to a combined total of 10 between January 9, 2018 and February 11, 2018.

The Director of Finance stated that:

The District would be able to claim their response costs, such as clearing of trees to open up primary transportation routes to provide emergency crews with access, during the time the Emergency Operations Centre (EOC) had been activated.

As the District was the only municipality within the Fraser Valley to open its EOC during the storm, Emergency Management BC did not consider the event large enough to trigger any disaster financial assistance and that the District would be responsible for any costs associated with clean-up after the EOC had closed.

Moved by Councillor Plecas, and RECOMMENDED: 1. That residents be provided with free drop-off of yard waste at the landfill from

January 9, 2018, until February 11, 2018; 2. That engineering staff work with communication staff to use social media to promote

availability of larger wood debris for firewood, woodcraft and art uses; and 3. That the number of weekly curbside compostable collection containers and yard

waste bundles be limited to a combined total of 10 between January 9, 2018 and February 11, 2018.

CARRIED

9. RESOLUTION TO RISE FROM COMMITTEE OF THE WHOLE

Acting Mayor Hamilton resumed the Chair. RC18/013 JAN. 08/18

Moved by Councillor Stevens, seconded by Councillor Hinds, and

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RESOLVED: That Council rise from Committee of the Whole. CARRIED

10. RESOLUTION TO EXCLUDE PUBLIC, RECESS THE PUBLIC MEETING UNTIL 7:00 P.M. AND IMMEDIATELY CONVENE INTO CLOSED SESSION

RC18/014 JAN. 08/18

Moved by Councillor Nicholson, seconded by Councillor Hinds, and

RESOLVED: 1. That pursuant to Section 90 of the Community Charter, the public be excluded from

this portion of the meeting as the subject matter being considered relates to the following:

Section 90(1)(a) of the Community Charter – personal information about an identifiable individual who holds or is being considered for a position as an officer, employee or agent of the municipality or another position appointed by the municipality;

Section 90(1)(e) of the Community Charter – the acquisition, disposition or expropriation of land or improvements, if the council considers that disclosure could reasonably be expected to harm the interests of the municipality;

Section 90(1)(f) of the Community Charter – law enforcement, if the council considers that disclosure could reasonably be expected to harm the conduct of an investigation under or enforcement of an enactment;

Section 90(1)(k) of the Community Charter – negotiations and related discussions respecting the proposed provision of a municipal service that are at their preliminary stages and that, in the view of the council, could reasonably be expected to harm the interests of the municipality if they were held in public;

2. That the public portion of the meeting be recessed until 7:00 p.m.; and 3. That Council immediately resolve into the closed portion of their meeting. CARRIED The meeting recessed at 1:53 p.m.

11. RECONVENE

RC18/015 JAN. 08/18

Acting Mayor Hamilton reconvened the meeting at 7:00 p.m.

Council Members Present: Acting Mayor Carol Hamilton Councillor Pam Alexis Councillor Jim Hinds Councillor Rhett Nicholson Councillor Danny Plecas Councillor Jenny Stevens Council Members Absent: Mayor Randy Hawes Staff Members Present: Ron Poole, Chief Administrative Officer Mike Younie, Deputy Chief Administrative Officer Michael Boronowski, Manager of Civic Engagement and

Corporate Initiatives Allyssa Fischer, Administrative Assistant

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Tracy Kyle, Director of Engineering and Public Works Robert Publow, Manager of Planning Jennifer Russell, Deputy Corporate Officer

A moment of silence was observed in honour of Mission Freeman and former Councillor, Heather Stewart, who passed away on December 25, 2017.

12. RESOLUTION TO ADOPT RECOMMENDATIONS OF COMMITTEE OF THE WHOLE

RC18/016 JAN. 08/18

Moved by Councillor Plecas, seconded by Councillor Nicholson, and

RESOLVED: That the recommendations of the January 8, 2018 Committee of the Whole, as contained in items RC18/003 to RC18/012 be adopted. CARRIED

13. BYLAWS FOR CONSIDERATION

RC18/017 JAN. 08/18

Moved by Councillor Stevens, seconded by Councillor Hinds, and

RESOLVED: 1. That Zoning Amending Bylaw 5695-2017-5050(272) (R17-035 Murdoch), a bylaw to

rezone property at 12162 Rolley Lake Street from Rural 16 (RU16) Zone to Rural Residential 7 Secondary Dwelling (RR7s) Zone, be read a first and second time.

2. That Zoning Amending Bylaw 5696-2017-5050(273) (R17-027 OTG Development Concepts), a bylaw to rezone property at 33020 Richards Avenue from Rural Residential 7 (RR7) Zone to Rural Residential 7 Secondary Dwelling (RR7s) Zone, be read a first and second time.

3. That Zoning Amending Bylaw 5697-2017-5050(274) (R17-032 Dhaliwal), a bylaw to rezone property at 8597 Thorpe Street from Urban Residential 465 (R465) Zone to Urban Residential 465 Secondary Dwelling (R465s) Zone, be read a first and second time.

4. That Zoning Amending Bylaw 5556-2016-5050(194) (R16-001 Central Valley Engineering (2004) Ltd.), a bylaw to rezone property at 8394 McTaggart Street from Rural 80 (RU80) Zone to Urban Residential 669 (R669) Zone, be adopted.

5. That Street Naming (McTaggart Street Extension and Ewert Avenue Extension) Bylaw 5631-2017, a bylaw name two extensions of road in a subdivision, be adopted.

6. That Official Community Plan Bylaw 5670-2017, a bylaw to provide policy statements on managing the District of Mission’s current and future growth and development, be adopted.

7. That Zoning Amending Bylaw 5671-2017-5050(264) (R16-031 Legendary-Gold Edge Developments), a bylaw to rezone the properties at 33173, 33191, 33209 and 33221 Cherry Avenue from the Suburban 36 (S36) Zone to Multiple Family 52 Townhouse (MT52) Zone, be adopted.

8. That Road Closure (Prentis Avenue) Bylaw 5692-2017, a bylaw to close and undedicate a portion of Prentis Avenue, be adopted.

CARRIED

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14. DEVELOPMENT PERMITS FOR CONSIDERATION

RC18/018 JAN. 08/18

Development Variance Permit DVP17-007 (8394 McTaggart Street)

Moved by Councillor Hinds, seconded by Councillor Alexis, and RESOLVED: That Development Variance Permit DVP17-007 (8394 McTaggart Street) to waive Section 501, Subsection C. Lot Area 1. Lot Depth for Urban Residential 669 (R669) Zone of the Zoning Bylaw 5050-2009 by reducing the depth of:

Lot 1 to 25.63 metres (84.08 feet)




Lot 12 to 25.71 metres (84.35 feet) be approved.

CARRIED

RC18/019 JAN. 08/18

Development Permit Application DP16-021 (33172, 33191, 33209 & 33221 Cherry Avenue)

Moved by Councillor Hinds, seconded by Councillor Alexis, and RESOLVED: That Development Permit DP16-021 (33172, 33191, 33209 & 33221 Cherry Ave) for form and character be approved. CARRIED

15. COUNCIL MEETING MINUTES FOR APPROVAL

RC18/020 JAN. 08/18

Moved by Councillor Plecas, seconded by Councillor Nicholson, and

RESOLVED: That the following minutes be adopted: (a) Regular Council Meeting – December 18, 2017 (b) Special Council Meeting – December 20, 2017 CARRIED

16. NEW/OTHER BUSINESS

There was no new/other business.

17. NOTICES OF MOTION

There were no notices of motion.

18. QUESTION PERIOD

There were no questions from the public.

19. ADJOURNMENT

RC18/021 JAN. 08/18

Moved by Councillor Alexis, seconded by Councillor Plecas, and

RESOLVED: That the meeting be adjourned. CARRIED

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The meeting was adjourned at 7:02 p.m. _______________________________ __________________________________ CAROL HAMILTON, ACTING MAYOR MIKE YOUNIE, CORPORATE OFFICER

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Corporate Administration Staff Report to Council


DATE: January 22, 2018 TO: Mayor and Council FROM: Christine Brough, Executive Assistant SUBJECT: Resolutions Released from Closed Council – January 8, 2018 Closed

Meeting

This report is being provided for information purposes. Council action is not required. At the January 8, 2018 Closed Council meeting, the following information was released from Closed Council:

Cultural Resources Commission Appointments Ms. Valerie Billesberger was reappointed to a two year term on the Cultural Resources Commission, commencing January 2018 and ending January 2020; Ms. Deborah Handley was reappointed to a two year term on the Cultural Resources Commission, commencing January 2018 and ending January 2020; Ms. Tara Gibson was appointed to a two year term on the Cultural Resources Commission, commencing January 2018 and ending January 2020; and Ms. Marilyn Davidson was appointed to a two year term on the Cultural Resources Commission, commencing January 2018 and ending January 2020. Termination of Replaceable Logging Agreement The District of Mission has entered into a Termination of Replaceable Logging Agreement with H&C Logging Ltd.

SIGN-OFFS:

Christine Brough, Executive Assistant


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Corporate Administration



File: 01-0410-12

DATE: January 8, 2018 TO: Mayor and Council FROM: Mike Younie, Deputy Chief Administrative Officer SUBJECT: Request for Council Support of Ministry to allow Direct Highway Access at

29950/29960 Lougheed Highway

ATTACHMENTS: Appendix 1 – October 30, 2017 Email from Commercial Property owner, Nirvair Singh Appendix 2 – December 7, 2017 Email from Jennifer Powers, Ministry of Transportation and Infrastructure

RECOMMENDATION: Council consider and resolve:

That correspondence be sent to the Ministry of Transportation and Infrastructure stating that the decision to provide direct access to 29550 and 29960 Lougheed Highway from Lougheed Highway is entirely at the discretion of the Ministry but that all applicable safety standards are expected to be met if such access is granted.

PURPOSE:

The purpose of this report is to provide a response to the Ministry of Transportation and Infrastructure’s (MOTI) request for Council’s position regarding direct access from Lougheed Highway to 29550 and 29660 Lougheed Highway (the “Property”) in Silverdale.

BACKGROUND:

The property was the subject of an amendment to the Official Community Plan to redesignate from Suburban Residential to Commercial and an amendment to the Zoning Bylaw to rezone from Suburban 36 Zone (S36) to Commercial Gas Service Station Zone (CGS). Both amendments (R14-09) were adopted by Council on March 21, 2016. Since that time, the gas station, convenience store and drive-thru restaurant have been constructed and are in operation. The developer (Nirvair Singh / OTG Development Concepts) would like to continue with phase 2 of the development, which will see additional retail units with residential above constructed. At the time the development application was referred to the MOTI as it falls within a controlled access highway. The MOTI restricted access to the Property from St. Anthony’s Way. A controlled access highway, like the Lougheed, carries stringent requirements for access, with MOTI’s preference being an alternate access to a development. While this limitation was also included in the development permit for the Property as well as a covenant, should the MOTI reconsider their position on the access, the property owner would then need to apply to the District to address internal road network, building siting and landscaping. These conditions would be subject to Council approval by way of development permit


The developer sent an email to Mayor and Council on October 30, 2017 (Appendix 1) requesting that a

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letter of endorsement be sent to the MOTI from the District indicating support for a secondary access to the Property directly from Lougheed Highway. The request is in response to the business owner’s review of their business plan for the Property and the belief that direct access (right-in and right-out only) from Lougheed Highway is necessary to achieve highest and best use of the site. In response to the October 30, 2017 email, staff directed the developer to have MOTI staff make a direct request to the District. A request for the District’s position was received by email on December 7, 2017 (Appendix 2). The original version of Appendices 1 and 2 contained engineering report attachments that confirm that direct access can meet the required standards but those attachments have not been included here. Notwithstanding that approval for a secondary access to this site is completely within MOTI’s jurisdiction, the MOTI is requesting the District to state its position on allowing direct access to the Property from Lougheed Highway. Staff’s recommendation is that the Council respond by reiterating that the decision to allow direct access from Lougheed Highway is entirely at the discretion of the MOTI but that the District expects that the applicable safety standards be met. Alternatively, Council could decide to object to direct access or could respond by stating that political support is being provided from a business perspective but that the technical / safety support should be deferred to the MOTI. Should access be granted by the MOTI, the developer will still need to work with the District to ensure that the District’s onsite traffic movement requirements are met. Amendments to the development permit and covenant may be required.


There are no financial implications associated with this report.

COMMUNICATION:

Staff will communicate Council’s decision to the MOTI.


The District approved an amendment to the Official Community Plan and a rezoning to permit the construction of a gas station, convenience store and drive-thru restaurant at 29550/29660 Lougheed Highway in March of 2016. The developer would like to proceed with constructing phase 2 that will see retail units with residential units above constructed. The MOTI originally denied direct access from Lougheed Highway to the site. The developer has requested that Ministry staff have a second look at direct access to which the MOTI has asked for the District’s position on this request. Staff recommends that the District respond by stating that the decision to allow direct access from Lougheed Highway is entirely at the discretion of the MOTI but that the District expects that the applicable safety standards be met.

SIGN-OFFS:

Mike Younie, Deputy Chief Administrative Officer Reviewed by: Hirod Gill, Manager of Engineering Design and Planning

Comment from Chief Administrative Officer: Reviewed

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Appendix 1

From: Nirvair Bagri Date: October 30, 2017 at 9:18:15 AM PDT To: <[email protected]>, <[email protected]>, <[email protected]>, <[email protected]>, <[email protected]>, <[email protected]>, <[email protected]> Cc: 'Ryan Anderson' <[email protected]> Subject: Re: 29550 and 29560 Lougheed Highway, Mission BC - Request for Letter of Endorsement for Secondary Access Good Morning Honorable Mayor and Council Members, Please accept this request for a “Letter of Endorsement” to be sent to the Ministry of Transportation and Infrastructure (MoTI) indicating support for a secondary access to the gas station and neighbourhood retail center on 29550 and 29560 Lougheed Highway. Proposal As you are aware, Council supported my applications for OCP Amendment, Rezoning, and Development Variance Permits to create a gas station and neighbourhood retail center. Since this time, I have built the gas station with a convenience store and a drive-thru restaurant, and these facilities are operating. The gas station, convenience store and drive thru represent Phase 1 of the total proposed development, and I would like to move forward with creation of Phase II, which would include a neighbourhood retail building with a residential component. To maximize the utility and achieve the Highest and Best Use of Phase II, it is necessary to create a secondary access from the Lougheed Highway. During the application process, District of Mission Staff allowed for the potential for this secondary access. Since that time I have been working with MoTI to receive a Highway Access Permit. Request It is our hope that Council could help us with trying to work with MoTI on a secondary access on for this site in Silverdale. The proposed access and egress would be right-in and -right-out only directly to and from the Lougheed Highway. We have met many times with MoTI and they have indicated that if the District of Mission was supportive of the Secondary Access, they would take that consideration very seriously. Based on the above, we are requesting that Council provide a “Letter of Endorsement” for the proposed secondary access. Additional Information Attached are various memos and traffic reports prepared by Bunt Associates and CTS. I hired two (2) traffic engineers just to make sure that the proposal meets MoTI and TAC standards. Both engineers have advised us that the proposed access does meet the required standards. A lot of customers using our site for business purposes advised humbly that a secondary access will help the subject site in appropriate circulation of traffic. Thank you for your time and consideration. Should you have any questions or concerns, please do not hesitate to contact me. Regards, Nirvair Singh

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Appendix 2

From: "Powers, Jennifer TRAN:EX" <[email protected]> Subject: 29550/60 Lougheed Highway Commercial Development, Mission Date: December 7, 2017 at 3:24:59 PM PST To: Mike Younie <[email protected]> Cc: 'Ryan Anderson' <[email protected]>, "Neill, Mike D TRAN:EX" <[email protected]> Mike, We have been asked to have another look at this proposal for an access onto Lougheed Highway. Could you please state your position on this development having direct access to the Highway. If you require and further information, please advise. I have attached an access review and design plan for background information. Thanks, Jennifer Powers – Area Development and Operations Technician Ministry of Transportation and Infrastructure Chilliwack Area Office 45890 Victoria Ave V2P 2T1 Office 604-795-8210 Fax 604-795-8214 For current Hwy conditions: http://www.drivebc.ca

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2017/01/22 · regular meeting of council agenda . january 22, 2018 . a . regular meeting of...

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