MINUTES - REGULAR COUNCIL MEETING

Monday, April 07, 2025 at 6:00 P.m. - 11:00 P.m.

Council Chambers

8645 Stave Lake Street, Mission, BC

Council Present:

• Mayor Paul Horn
• Councillor Mark Davies
• Councillor Angel Elias
• Councillor Jag Gill
• Councillor Carol Hamilton
• Councillor Ken Herar
• Councillor Danny Plecas

Staff Present:

• Mike Younie, Chief Administrative Officer
• Barclay Pitkethly, Deputy Chief Administrative Officer
• Parissa Bhullar, Manager of Financial Services
• Michelle Buonassisi, Manager of Bylaws & Licensing
• Ellen Croy, Manager of Transportation
• Mike Dickinson, Manager of Long-Range Planning
• Jay Jackman, Manager of Development Engineering
• Art Kastelein, Senior Infrastructure Planning Engineer
• Tracy Kyle, Director of Engineering and Public Works
• Jason Payne, Manager of Community Wellness
• Robert Publow, Manager of Planning
• Dan Sommer, Director of Development Services
• Doug Stewart, Director of Finance
• Connie Cooper, Administrative Assistant
• Andrew Crowe, Director of Parks, Recreation & Culture

---

1.

CALL TO ORDER

Mayor Horn called the meeting to order at 6:00 p.m.

2.

ADOPTION OF AGENDA

• RC25-108
  Moved by Councillor Elias
  Seconded by Councillor Plecas

  RESOLVED:

  That the agenda for the Regular Council meeting of April 7, 2025 be adopted.

  CARRIED

3.

PRESENTATIONS

a.

Recognition of Mission U13 Co-Ed Field Lacrosse Team

Mayor Horn presented the Mission U13 co-ed field lacrosse team with a card in recognition of winning a provincial championship.

b.

Canadian Award For Financial Reporting

The Mayor presented the Finance Department with the Government Finance Officers Association of the United States and Canada’s Canadian Award for Financial Reporting for the City's 2023 Annual Financial Report.

4.

PROCLAMATIONS

a.

Ukrainian Cultural Festival Day

• RC25-109
  Moved by Councillor Gill
  Seconded by Councillor Plecas

  RESOLVED:

  That May 3, 2025 be proclaimed as "Ukrainian Cultural Festival Day" within the City of Mission.

  CARRIED

b.

GBS - CIDP Awareness Month

• RC25-110
  Moved by Councillor Hamilton
  Seconded by Councillor Herar

  RESOLVED:

  That May 2025 be proclaimed as "GBS - CIDP Awareness Month" within the City of Mission.

  CARRIED

c.

Melanoma and Skin Cancer Awareness Month

• RC25-111
  Moved by Councillor Davies
  Seconded by Councillor Elias

  RESOLVED:

  That May 2025 be proclaimed as "Melanoma and Skin Cancer Awareness Month" within the City of Mission.

  CARRIED

5.

PUBLIC HEARINGS

a.

Public Hearing Notice for April 7, 2025

b.

Development Application (P2023-050) - 32909 Rosetta Avenue

The purpose of proposed Official Community Plan Amending Bylaw 6321-2024-5670(52) is to redesignate portions of the property located at 32909 Rosetta Avenue from Urban Residential and Protected Natural Assets to Attached Multi-unit Residential.

The purpose of proposed Zoning Amending Bylaw 6322-2024-5949(173) is to rezone portions of the property located at 32909 Rosetta Avenue from Suburban 20 (S20) Zone to Multi-unit Townhouse One (MT1) Zone and Institutional Parks Recreation and Civic (IPRC) Zone. The subject property is legally described as:

Parcel Identifier: 011-458-089
Lot 1 Section 33 Township 17 New Westminster District Plan 78120

The Mayor opened the public hearing.

The Manager of Planning showed a PowerPoint presentation that provided the following information:

1. Purpose and outline of the proposal.
2. Subject property map.
3. Ortho Photos.
4. Protected Natural Asset Reduction Process.
5. Site Plans.
6. Variances requested.

The Deputy Corporate Officer stated that no written submissions pertaining to the subject application had been received.

The Mayor opened the floor to the public for questions and comments.

Hearing no questions or comments, the Mayor declared the Public Hearing for City of Mission Official Community Plan Amending Bylaw 6321-2024-5670(52) and Zoning Amending Bylaw 6322-2024-5949(173) closed.

6.

RESOLUTION TO RESOLVE INTO COMMITTEE OF THE WHOLE

• RC25-112
  Moved by Councillor Davies
  Seconded by Councillor Plecas

  RESOLVED:

  That Council now resolve itself into Committee of the Whole.

  CARRIED

7.

PARKS, RECREATION AND CULTURE

a.

2025 Special Occasion License Requests – Beer Gardens

A report from the Director of Parks, Recreation & Culture dated April 7, 2025, regarding 2025 special occasion license requests for beer gardens was provided for the Committee’s consideration.

• RC25-113
  Moved by Mayor Horn

  RECOMMENDED:

  1. That the events noted in Appendix A, in the report from the Director of Parks, Recreation & Culture dated April 7, 2025, be declared Community Special Events for the purpose of securing a Special Event Permit from the BC Liquor Control and Cannabis Regulation Branch; and
  2. That the municipality declare these events of municipal significance.
  CARRIED

8.

CORPORATE ADMINISTRATION AND FINANCE

a.

Mission Healthy Community Committee — Terms of Reference

A report from the Community Wellness Manager dated April 7, 2025, regarding the Terms of Reference for the Mission Healthy Community Committee was provided for the Committee’s consideration.

• RC25-114
  Moved by Councillor Gill

  RECOMMENDED:

  That the Terms of Reference for the Mission Healthy Community Committee (MHCC), as attached to the report from the Community Wellness Manager dated April 7, 2025, be approved.

  CARRIED

b.

Development Cost Charge Program – Financial Plan Amendment

A report from the Director of Finance dated April 7, 2025, regarding a financial plan amendment to the Development Cost Charge Program was provided for the Committee’s consideration.

• RC25-115
  Moved by Councillor Davies

  RECOMMENDED:

  1. That Council approve the Development Cost Charge (DCC) Capital Plan as provided in Attachment A of the Development Cost Charge Program – Financial Plan Amendment report from the Director of Finance dated April 7, 2025;
  2. That Council approve the 5-year Funding Summary as provided in Attachment B of the Development Cost Charge Program – Financial Plan Amendment report from the Director of Finance dated April 7, 2025; and
  3. That the City’s 2025 to 2029 Financial Plan be amended accordingly.
  CARRIED

c.

Rescind FIN.35 Waiving Penalties Imposed on Late Tax Payments Policy

A report from the Revenue Supervisor dated April 7, 2025, regarding rescinding FIN.35 Waiving Penalties Imposed on Late Tax Payments Policy was provided for the Committee’s consideration.

• RC25-116
  Moved by Councillor Plecas

  RECOMMENDED:

  That Council rescind FIN.35 Waiving Penalties Imposed on Late Tax Payments Policy included as Attachment A to this report.

  CARRIED

d.

Permissive Tax Exemption Policies

A report from the Manager of Financial Services dated April 7, 2025, regarding permissive tax exemption policies was provided for the Committee’s consideration.

A PowerPoint presentation was provided which reviewed the difference between statutory exemptions and permissive exemptions, terms of exemptions, and criteria for qualifying for a permissive tax exemption.

• RC25-117
  Moved by Councillor Davies

  RECOMMENDED:

  1. That Council adopt Council Policy FIN.59(C) - Permissive Tax Exemption Policy: Places of Worship (Attachment A); and
  2. That Council adopt the amended Council Policy FIN.49(C) - Permissive Tax Exemption Policy: Not-For-Profit Organizations (Attachment B).
  CARRIED

e.

Regional Utilities Financial Plan Carry Forward Amendment 2024 to 2025

A report from the Budget Analyst dated April 7, 2025, recommending the 2024 regional utilities financial plan carry forward amendments be incorporated in the City's 2025 to 2029 Financial Plan was provided for the Committee’s consideration.

• RC25-118
  Moved by Councillor Plecas

  RECOMMENDED:

  1. That the regional water operating carry forward requests, as shown in the Operating Budget Carry Forward section of the Budget Analyst’s report entitled “Regional Utilities Financial Plan Carry Forward Amendment 2024 to 2025” dated April 7, 2025, totaling $140,000 (Mission’s share is $30,100) be approved;
  2. That the regional sewer operating carry forward requests, as shown in the Operating Budget Carry Forward section of the Budget Analyst’s report entitled “Regional Utilities Financial Plan Carry Forward Amendment 2024 to 2025” dated April 7, 2025, totaling $183,000 (Mission’s share is $33,782) be approved;
  3. That the regional water capital carry forward requests and associated funding sources, detailed in Attachment B to the Budget Analyst’s report entitled “Regional Utilities Financial Plan Carry Forward Amendment 2024 to 2025” dated April 7, 2025, totaling $31,136,000 (Mission’s share is $6,558,170), be approved;
  4. That the regional sewer capital carry forward requests and associated funding sources, detailed in Attachment B to the Budget Analyst’s report entitled “Regional Utilities Financial Plan Carry Forward Amendment 2024 to 2025” dated April 7, 2025, totaling $27,650,000 (Mission’s share is $5,120,638), be approved; and
  5. That the City’s 2025 to 2029 Financial Plan be amended accordingly.
  CARRIED

f.

Tax Distribution

A report from the Manager of Financial Services dated April 7, 2025, regarding tax distribution options was provided for the Committee’s consideration.

A PowerPoint presentation was provided which reviewed the property assessment and taxation framework, an assessment breakdown by type of property, and the distribution of tax ratios.

Discussion ensued, and the Committee provided the rationale for their decisions.

• RC25-119
  Moved by Councillor Plecas

  RECOMMENDED:

  That Council direct staff to maintain the status quo in applying the tax increase equally amongst all classes when levying the 2025 property taxes as described in the report from the Manager of Financial Services dated April 7, 2025.

  CARRIED
• RC25-120
  Moved by Councillor Plecas

  RECOMMENDED:

  That staff prepare a workshop for Council in the fall of 2025 on the distribution of property taxes.

  OPPOSED (3)

  Councillor Davies, Councillor Gill, and Councillor Elias

  CARRIED (4 to 3)

g.

FIN.37(C) Property Tax Pre-Authorized Debit Plan Policy Amendment

A report from the Revenue Supervisor dated April 7, 2025, regarding an amendment to the FIN.37(C) Property Tax Pre-Authorized Debit Plan Policy was provided for the Committee’s consideration.

• RC25-121
  Moved by Councillor Davies

  RECOMMENDED:

  That Council approve the amended FIN.37(C) Property Tax Pre-Authorized Debit Plan Policy included as Attachment A to the Revenue Supervisor’s report dated April 7, 2025.

  CARRIED

9.

DEVELOPMENT SERVICES

a.

Mission Sustainable Housing Committee Recommendations for Changes to the Committee’s Terms of Reference

A report from the Manager of Long Range Planning and Special Projects dated April 7, 2025, regarding recommendations for changes to the Terms of Reference for the Mission Sustainable Housing Committee was provided for the Committee’s consideration.

• RC25-122
  Moved by Councillor Plecas

  RECOMMENDED:

  1. That Council approve the recommendations of the Mission Sustainable Housing Committee as resolved at the Committee’s February 13, 2025 meeting as shown in Attachment A; and
  2. That the Terms of Reference for the Mission Sustainable Housing Committee be amended as follows:
     1. Delete from Section 3 RESPONSIBILITIES/DELIVERABLES; Subsection a. stipulating that the Committee, ‘Utilize the good work done as part of the 2021 Affordable Housing Strategy workshop as a foundation and launching point’;
     2. Revise Section 5 MEMBERSHIP COMPOSITION by amending the following subsections as follows:

        Section 5.a. to reflect a change from 11 to 13 maximum voting members as follows:

        5.a. Amend section that ‘There will be a minimum of 5 and a maximum of 13 voting members (including Council representatives), who may include the following:’

        Delete 5.a. x, stipulating the requirement for Two (2) citizen representatives, and replace this text with: ‘One (1) member from Community Living BC’; and

        Add a new sub-section 5.a. xi, to read

        5.a.xi. ‘Three (3) citizen representatives; and

     3. Delete Section 5.c. APPOINTMENT OF CHAIR and replace with the following:

        1. The Council representative shall serve as the Chair of the Committee. The Alternate Chair will be the Council member who is appointed as the alternate Council representative.
        2. If a non-Council representative is to serve as the Chair/Alternate Chair, a request must be made to Council through a staff report containing the Committee's recommendation for the appointment.
        3. If both the Chair and Alternate Chair are absent from any meeting, the Staff Liaison shall assume the role of acting Chair for that specific meeting, provided there is a quorum to continue with the business of the meeting.
  CARRIED

b.

Development Application - 8056, 8092, and 8120 Stave Lake Street - Introduction Report

A report from the Planner II dated April 7, 2025, regarding a development application for the properties located at 8056, 8092, and 8120 Stave Lake Street was provided for the Committee’s information.

Discussion ensued, and staff were directed to provide the following information in the staff presentation with the bylaw reading report:

• possible road improvements to Stave Lake Street;
• improvements to the 11th Avenue and Stave Lake Street intersection;
• any intended traffic calming measures around the neighbouring schools;
• renderings showing the street view heading north on Stave Lake Street, including trees and business signage; and 
• details of the phased development approach.

c.

Development Application – 32876 Tunbridge Avenue – 3rd Reading

Pursuant to Section 131 of the Community Charter, the Mayor brought a previous defeated resolution of Council (RC25-088) back for reconsideration.

The Mayor provided his rationale for reconsideration of the matter.

• RC25-123
  Moved by Councillor Plecas

  RECOMMENDED:

  1. That draft bylaw 6199-2023-5949(124) to rezone 32876 Tunbridge Avenue from Suburban 20 Zone (S20) to Multi-unit Townhouse One Zone (MT1) be considered for third reading;
  2. That prior to the adoption of Zoning Amending Bylaw 6199-2023-5949(124), the following conditions be met to the satisfaction of the Director of Development Services:
     1. Collection of any volunteered contributions to the City’s community amenity reserve;
     2. Completion of the Engineering requirements, as in Attachment A;
     3. Collection of the $51,150 voluntary contribution in-lieu of constructing the Gaudin Creek pathway adjacent to the property;
     4. Collection of the $7,500 voluntary contribution for the community’s benefit;
     5. Construction of a walking pathway along Tunbridge Avenue from the subject site to the commercial area at the corner of Tunbridge Avenue and Cedar Street; and
     6. Completion of any other requirements resulting from Council’s consideration of the Bylaw; and
  3. That Development Permit DP19-152 is considered for approval at the same time Zoning Amending Bylaw 6199-2023-5949(124) is considered for approval.
• RC25-124
  Moved by Councillor Gill

  RECOMMENDED:

  That the collection of the voluntary contribution for the community's benefit be amended from $7,500 to $170,000.

  Discussion ensued, and the Manager of Planning advised the Committee that the applicant had volunteered additional funds towards their contribution for the community's benefit.

  OPPOSED (3)

  Councillor Hamilton, Councillor Plecas, and Mayor Horn

  CARRIED (4 to 3)

  The question was called on the main motion as amended, and it was,

  CARRIED

  
  

d.

Development Application at 9099, 9107, and 9111 Cedar Street – Rezoning Report

Pursuant to Section 131 of the Community Charter, the Mayor brought a previous defeated resolution of Council (RC25-087) back for reconsideration.

The Mayor provided his rationale for reconsideration of the matter.

The Manager of Planning stated the applicant advised they would be removing the building height variance request.

Discussion ensued, and the Committee provided the rationale for their decisions.

• RC25-125
  Moved by Councillor Davies

  RECOMMENDED:

  1. That draft bylaw 6332-2024-5949(178) to rezone 9099, 9107 and 9111 Cedar Street from Suburban 20 (S20) Zone to Multi-unit Townhouse 1 (MT1) Zone be considered for first and second reading;
  2. That draft bylaw 6332-2024-5949(178) be considered for third reading;
  3. That prior to the adoption of Zoning Amending Bylaw 6332-2024-5949(178), the following conditions be met to the satisfaction of the Director of Development Services:
     1. Collection of any volunteered contributions to the City’s community amenity reserve;
     2. Completion of the Engineering requirements dated March 18, 2024 as provided in this report; and
     3. Completion of any other requirements resulting from Council’s consideration of the Bylaw;
  4. That Street Naming Bylaw 6333-2024 receive first, second, and third reading and that upon adoption of the bylaw, Street Naming Policy STR.28 be amended accordingly; and
  5. That Development Permit DP22-127 be approved at the same time Zoning Amending Bylaw 6332-2024-5949(178) is approved.

  OPPOSED (3)

  Councillor Gill, Councillor Herar, and Councillor Elias

  CARRIED (4 to 3)

e.

Council Resolution to Reconsider Development Application at 32968, 32972, and 32980 2nd Avenue

A report from the Director of Development Services dated April 7, 2025, regarding a Council resolution to reconsider a development application at 32968, 32972, and 32980 2nd Avenue was provided for the Committee’s consideration.

The Director of Development Services advised that under Section 460 of the Local Government Act, Council may waive the City’s Zoning Bylaw and Land Use Application Procedures and Fees Bylaw which prohibit reapplying for a denied amendment or permit within 12 months, with a two-thirds affirmative vote requiring five affirmative votes.

A PowerPoint presentation was provided which reviewed the background and site context of the application, an overview of the existing conditions, and the applicant's justification of the request.

Discussion ensued, and the Committee provided the rationale for their decisions.

• RC25-126
  Moved by Councillor Davies

  RECOMMENDED:

  That Council consider the request from Western Canadian Properties Group (WCPG) to waive the one-year reapplication time restriction in the City’s Land Use Application Procedures and Fees Bylaw and the Zoning Bylaw under Section 460(3) of the Local Government Act (LGA) and grant a conditional reconsideration; that notwithstanding the one-year reapplication restriction, Council grant WCPG the opportunity to reapply under Section 460(3) of the LGA to rezone the lands to the Mission City Downtown Two Zone (DT2), provided that any subsequent applications made to develop after zone adoption include a bylaw-compliant proposal that aligns with Council’s planning objectives and addresses concerns raised in the previous review.

  OPPOSED (3)

  Councillor Gill, Councillor Herar, and Councillor Elias

  DEFEATED (4 to 3)

f.

Development Application – 7291 Wren Street – Temporary Use Permit

A report from the Planner II dated April 7, 2025, regarding a development application for the property located at 7291 Wren Street was provided for the Committee’s consideration.

Discussion ensued, and staff advised the applicant has agreed to provide a deposit of $56,250 as a condition of Temporary Use Permit TPN24-1 to guarantee the building's removal.

• RC25-127
  Moved by Councillor Davies

  RECOMMENDED:

  That Temporary Use Permit TPN24-1 to allow a sales centre at 7291 Wren Street be issued for a period of three years.

  CARRIED

g.

Development Variance Permit Application – 34519 Lougheed Highway

A report from the Planner I dated April 7, 2025, regarding a development application for the property located at 34519 Lougheed Highway was provided for the Committee’s consideration.

• RC25-128
  Moved by Councillor Hamilton

  RECOMMENDED:

  That Development Variance Permit DVP24-6 to amend Zoning Bylaw 5949-2020 for 34519 Lougheed Highway to permit a blank concrete block retaining wall and to increase the maximum height of a retaining wall from 1.2 m to 2.7 m, be approved.

  CARRIED

h.

Development Application - 12412 Bell Street - 1st, 2nd, and 3rd Reading

A report from the Planner II dated April 7, 2025, regarding a development application for the property located at 12412 Bell Street was provided for the Committee’s consideration.

In response to the Committee's questions regarding aquifer capacities to accommodate a 3-lot subdivision, staff responded by stating the Province keeps record of wells in a provincial database and is responsible for monitoring the aquifers and managing the groundwater resource.  The Province administers the Water Sustainability Act, which includes ground water withdrawals and licensing of those withdrawals.

• RC25-129
  Moved by Councillor Plecas

  RECOMMENDED:

  1. That draft bylaw 6346-2025-5949(184) to rezone 12412 Bell Street from Rural 36 Zone (RU36) to Rural Residential 7 Zone (RR7) be considered for first and second reading;
  2. That draft bylaw 6346-2025-5949(184) be considered for third reading subject to the Bylaw receiving first and second reading; and
  3. That prior to the adoption of Zoning Amending Bylaw 6346-2025-5949(184), the following conditions be met to the satisfaction of the Director of Development Services:
     1. Substantial completion of subdivision application SUB24-9;
     2. Collection of any volunteered contributions to the City’s community amenity reserve;
     3. Completion of the Engineering requirements, as in Attachment B; and
     4. Completion of any other requirements resulting from Council’s consideration of the Bylaw.
  CARRIED
• RC25-130
  Moved by Councillor Gill

  RECOMMENDED:

  That staff request the Ministry of Environment and Parks attend a Regular meeting of Council to present information regarding the provincial administration of aquifers and the groundwater resource.

  CARRIED

i.

Development Application – 30797 Dewdney Trunk Road (RSD24-4)

A report from the Planner I dated April 7, 2025, regarding a development application for the property located at 30797 Dewdney Trunk Road was provided for the Committee’s consideration.

• RC25-131
  Moved by Councillor Davies

  RECOMMENDED:

  1. That draft bylaw 6345-2025-5949(183) to rezone 30797 Dewdney Trunk Road from Rural 16 Zone (RU16) to the Rural Residential 7 Secondary Dwelling Zone (RR7s) be considered for first and second reading;
  2. That draft Zoning Amending Bylaw 6345-2025-5949(183) be considered for third reading; and
  3. That prior to the adoption of Zoning Amending Bylaw 6345-2025-5949(183), the following conditions be met to the satisfaction of the Director of Development Services:
     1. Collection of any volunteered contributions to the City’s community amenity reserve fund;
     2. Significant completion of the subdivision file SUB24-18; and
     3. Completion of any other requirements resulting from Council’s consideration of the Bylaw.
  CARRIED

j.

Development Variance Permit Application – 32509 Dewdney Trunk Road

A report from the Planning Technician dated April 7, 2025, regarding a development application for the property located at 32509 Dewdney Trunk Road was provided for the Committee’s consideration.

Discussion ensued, and staff answered the Committee's questions regarding notification requirements stating that no comments had been received.

• RC25-132
  Moved by Councillor Plecas

  RECOMMENDED:

  That Development Variance Permit DVP25-1 to vary Zoning Bylaw 5949-2020 for 32509 Dewdney Trunk Road to decrease the eastern interior side setback from 4.5 m to 2.5 m, be approved.

  CARRIED

k.

Development Application – 7260 Park Street

A report from the Planner I dated April 7, 2025, regarding a development application for portions of the property located at 7260 Park Street was provided for the Committee’s consideration.

• RC25-133
  Moved by Councillor Gill

  RECOMMENDED:

  1. That draft bylaw 6355-2025-5949(188) to rezone a portion of 7260 Park Street from Commercial Gas Service Station Zone (CGS) to Commercial Highway One Zone (CH1) be considered for first and second reading;
  2. That the condition of Public Hearing be waived; and
  3. That draft bylaw 6355-2025-5949(188) be considered for third reading.
  CARRIED

l.

Amendments to Zoning Bylaw 5949-2020 to Add Short-Term Rental Requirements that Align with Provincial Legislation

A report from the Manager of Planning dated April 7, 2025, regarding amendments to the Zoning Bylaw 5949-2020 to add short-term rental requirements that align with Provincial Legislation was provided for the Committee’s consideration.

• RC25-134
  Moved by Councillor Davies

  RECOMMENDED:

  1. That Zoning Amending Bylaw 6341-2025-5949(181) be granted first and second readings; and,
  2. That a Public Hearing be scheduled for a date to be determined.

  Discussion ensued, and staff answered the Committee's questions regarding timelines and provincial communication.

  
  

• Staff were directed to report back as to whether the condition of Public Hearing for Zoning Amending Bylaw 6341-2025-5949(181) could be waived.

  RC25-135
  Moved by Councillor Elias

  RECOMMENDED:

  That the condition of Public Hearing for Zoning Amending Bylaw 6341-2025-5949(181) be waived, if permissible within the Local Government Act.

  CARRIED

  The question was called on the amended motion and it was,

  CARRIED

  
  

m.

2025 Housekeeping Zoning Bylaw Text Amendments

A report from the Manager of Planning dated April 7, 2025, regarding housekeeping text amendments to the Zoning Bylaw was provided for the Committee’s consideration.

• RC25-136
  Moved by Councillor Plecas

  RECOMMENDED:

  1. That Zoning Amending Bylaw 6354-2025-5949(187) be granted first and second readings; and
  2. That a Public Hearing be scheduled for a date to be determined.
  CARRIED
• RC25-137
  Moved by Mayor Horn

  RECOMMENDED:

  That staff prepare a report to bring back for the next round of Zoning Bylaw amendments for allowing panhandle driveways within the Urban Growth Boundary.

  CARRIED

10.

RESOLUTION TO RISE AND REPORT

• RC25-138
  Moved by Councillor Hamilton
  Seconded by Councillor Davies

  RESOLVED:

  That the Committee of the Whole now rise and report.

  CARRIED

11.

RESOLUTION TO ADOPT RECOMMENDATIONS OF COMMITTEE OF THE WHOLE

• RC25-139
  Moved by Councillor Davies
  Seconded by Councillor Plecas

  RESOLVED:

  That the recommendations of the April 7, 2025 Committee of the Whole, as contained in items RC25-113 to RC25-137 (except items RC25-119, RC25-120, and RC25-125) be adopted.

  CARRIED
• RC25-140
  Moved by Councillor Hamilton
  Seconded by Councillor Plecas

  RESOLVED:

  That the recommendation of the April 7, 2025 Committee of the Whole, as contained in item RC25-119 be adopted.

  CARRIED
• RC25-141
  Moved by Councillor Plecas
  Seconded by Mayor Horn

  RESOLVED:

  That the recommendation of the April 7, 2025 Committee of the Whole, as contained in item RC25-120 be adopted.

  OPPOSED (3)

  Councillor Davies, Councillor Gill, and Councillor Elias

  CARRIED (4 to 3)
• RC25-142
  Moved by Councillor Plecas
  Seconded by Councillor Hamilton

  RESOLVED:

  That the recommendation of the April 7, 2025 Committee of the Whole, as contained in item RC25-125 be adopted.

  OPPOSED (3)

  Councillor Gill, Councillor Herar, and Councillor Elias

  CARRIED (4 to 3)

12.

COUNCIL COMMITTEE REPORTS & MINUTES

The following minutes were received as information: 

a.

Mission Sustainable Housing Committee Meeting Minutes (Draft) - February 13, 2025

b.

Accessibility, Inclusion and Diversity Committee Meeting Minutes - February 19, 2025

13.

COUNCIL MEETING MINUTES FOR APPROVAL

a.

Special Council Meeting - March 10, 2025

b.

Special Council Meeting - March 17, 2025

c.

Regular Council Meeting (for the purpose of going into a closed meeting) – March 17, 2025

d.

Regular Council Meeting - March 17, 2025

• RC25-143
  Moved by Councillor Elias
  Seconded by Councillor Hamilton

  RESOLVED:

  That the minutes contained in Items 13 a - d be adopted.

  CARRIED

14.

BYLAWS FOR CONSIDERATION

a.

Zoning Amending Bylaw 6341-2025-5949(181) - FIRST AND SECOND READINGS

• RC25-144
  Moved by Councillor Elias
  Seconded by Councillor Plecas

  RESOLVED:

  That Zoning Amending Bylaw 6341-2025-5949(181), a bylaw to remove the bed and breakfast regulations in their entirety and replace them with Short-Term Rental (STR) regulations, be read a first and second time.

  CARRIED

b.

Zoning Amending Bylaw 6354-2025-5949(187) - FIRST AND SECOND READINGS

• RC25-145
  Moved by Councillor Davies
  Seconded by Councillor Gill

  RESOLVED:

  That Zoning Amending Bylaw 6354-2025-5949(187), a bylaw to address housekeeping amendments, be read a first and second time.

  CARRIED

c.

Zoning Amending Bylaw 6355-2025-5949(188) - FIRST, SECOND, AND THIRD READINGS

• RC25-146
  Moved by Councillor Gill
  Seconded by Councillor Herar

  RESOLVED:

  That Zoning Amending Bylaw 6355-2025-5949(188), a bylaw to rezone a portion of the property at 7260 Park Street from Commercial Gas Service Station (CGS) Zone to Commercial Highway One (CH1) Zone, be read a first, second, and third time.

  CARRIED

d.

Zoning Amending Bylaw 6345-2025-5949(183) - FIRST AND SECOND READINGS

• RC25-147
  Moved by Councillor Plecas
  Seconded by Councillor Elias

  RESOLVED:

  That Zoning Amending Bylaw 6345-2025-5949(183), a bylaw to rezone property at 30797 Dewdney Trunk Road from Rural 16 (RU16) Zone to Rural Residential 7 Secondary Dwelling (RR7s) Zone, be read a first and second time.

  CARRIED

e.

Zoning Amending Bylaw 6345-2025-5949(183) - THIRD READING

• RC25-148
  Moved by Councillor Elias
  Seconded by Councillor Herar

  RESOLVED:

  That Zoning Amending Bylaw 6345-2025-5949(183), a bylaw to rezone property at 30797 Dewdney Trunk Road from Rural 16 (RU16) Zone to Rural Residential 7 Secondary Dwelling (RR7s) Zone, be read a third time.

  CARRIED

f.

Zoning Amending Bylaw 6346-2025-5949(184) - FIRST AND SECOND READINGS

• RC25-149
  Moved by Councillor Hamilton
  Seconded by Councillor Davies

  RESOLVED:

  That Zoning Amending Bylaw 6346-2025-5949(184), a bylaw to rezone property at 12412 Bell Street from Rural 36 (RU36) Zone to Rural Residential 7 (RR7) Zone, be read a first and second time.

  CARRIED

g.

Zoning Amending Bylaw 6346-2025-5949(184) - THIRD READING

• RC25-150
  Moved by Councillor Plecas
  Seconded by Councillor Elias

  RESOLVED:

  That Zoning Amending Bylaw 6346-2025-5949(184), a bylaw to rezone property at 12412 Bell Street from Rural 36 (RU36) Zone to Rural Residential 7 (RR7) Zone, be read a third time.

  CARRIED

h.

Zoning Amending Bylaw 6332-2024-5949(178) - FIRST AND SECOND READINGS

• RC25-151
  Moved by Councillor Plecas
  Seconded by Councillor Davies

  RESOLVED:

  That Zoning Amending Bylaw 6332-2024-5949(178), a bylaw to rezone properties at 9099, 9107, and 9111 Cedar Street from Suburban 20 (S20) Zone to Multi-unit Townhouse One (MT1) Zone, be read a first and second time.

  OPPOSED (3)

  Councillor Gill, Councillor Herar, and Councillor Elias

  CARRIED (4 to 3)

i.

Zoning Amending Bylaw 6332-2024-5949(178) - THIRD READING

• RC25-152
  Moved by Councillor Plecas
  Seconded by Councillor Davies

  RESOLVED:

  That Zoning Amending Bylaw 6332-2024-5949(178), a bylaw to rezone properties at 9099, 9107, and 9111 Cedar Street from Suburban 20 (S20) Zone to Multi-unit Townhouse One (MT1) Zone, be read a third time.

  OPPOSED (3)

  Councillor Gill, Councillor Herar, and Councillor Elias

  CARRIED (4 to 3)

j.

Street Naming (Laminman Court) Bylaw 6333-2024 - FIRST, SECOND, AND THIRD READINGS

• RC25-153
  Moved by Councillor Herar
  Seconded by Councillor Plecas

  RESOLVED:

  That Street Naming (Laminman Court) Bylaw 6333-2024, a bylaw to name a street within the City of Mission, be read a first, second, and third time.

  CARRIED

k.

Zoning Amending Bylaw 6199-2023-5949(124) - THIRD READING

• RC25-154
  Moved by Councillor Gill
  Seconded by Councillor Elias

  RESOLVED:

  That Zoning Amending Bylaw 6199-2023-5949(124), a bylaw to rezone property at 32876 Tunbridge Avenue from Suburban 20 (S20) Zone to Multi-unit Townhouse One (MT1) Zone, be read a third time.

  CARRIED

l.

Official Community Plan Amending Bylaw 6321-2024-5670(52) - THIRD READING

Discussion ensued regarding the history of the Protected Natural Asset designated areas in the Cedar Valley area.

• RC25-155
  Moved by Councillor Davies
  Seconded by Councillor Plecas

  RESOLVED:

  That Official Community Plan Amending Bylaw 6321-2024-5670(52), a bylaw to redesignate portions of the property at 32909 Rosetta Avenue from Urban Residential and Protected Natural Assets to Attached Multi-unit Residential, be read a third time.

  CARRIED

m.

Zoning Amending Bylaw 6322-2024-5949(173) - THIRD READING

• RC25-156
  Moved by Councillor Davies
  Seconded by Councillor Plecas

  RESOLVED:

  That Zoning Amending Bylaw 6322-2024-5949(173), a bylaw to rezone portions of the property at 32909 Rosetta Avenue from Suburban 20 (S20) Zone to Multi-unit Townhouse One (MT1) Zone and Institutional Parks Recreation and Civic (IPRC) Zone, be read a third time.

  CARRIED

n.

Zoning Amending Bylaw 6337-2024-5949(179) - ADOPTION

• RC25-157
  Moved by Councillor Davies
  Seconded by Councillor Hamilton

  RESOLVED:

  That Zoning Amending Bylaw 6337-2024-5949(179), a bylaw to add a new Section 803 Urban Compact Zone UC300, be adopted.

  CARRIED

o.

Development and Subdivision Control Amending Bylaw 6344-2025-5650(7) - ADOPTION

• RC25-158
  Moved by Councillor Hamilton
  Seconded by Councillor Plecas

  RESOLVED:

  That Development and Subdivision Control Amending Bylaw 6344-2025-5650(7), a bylaw to update the Private Water Systems section, be adopted.

  CARRIED

p.

Water Bylaw Reference Revision Bylaw 6351-2025 - ADOPTION

• RC25-159
  Moved by Councillor Elias
  Seconded by Councillor Herar

  RESOLVED:

  That Water Bylaw Reference Revision Bylaw 6351-2025, a bylaw to facilitate minor housekeeping amendments, be adopted.

  CARRIED

15.

PERMITS FOR CONSIDERATION

a.

Development Variance Permit Application DVP24-6 (34519 Lougheed Highway)

• RC25-160
  Moved by Councillor Gill
  Seconded by Councillor Elias

  RESOLVED:

  That Development Variance Permit DVP24-6 for the property at 34519 Lougheed Highway, be approved.

  CARRIED

b.

Development Variance Permit Application DVP25-1 (32509 Dewdney Trunk Road)

• RC25-161
  Moved by Councillor Davies
  Seconded by Councillor Herar

  RESOLVED:

  That Development Variance Permit DVP25-1 for the property at 32509 Dewdney Trunk Road, be approved.

  CARRIED

c.

Temporary Use Permit Application TPN24-1 (7291 Wren Street)

• RC25-162
  Moved by Councillor Davies
  Seconded by Councillor Plecas

  That Temporary Use Permit TPN24-1 for the property at 7291 Wren Street, be approved.

  CARRIED

16.

RESOLUTIONS RELEASED FROM CLOSED

a.

Mission Community Services Society - Engaged Community Guide Program

The following resolution was released from the Closed Council meeting held on March 17, 2025:

Mission Community Services Society - Engaged Community Guide Program

Council will provide funding of $15,000 to Mission Community Services Society for the continuation of the Engaged Community Guide Program and the funding will be sourced from the Public Safety Reserve.

17.

CORRESPONDENCE

a.

Kim Turik, Deputy Assessor, BC Assessment

Re: Response to Mayor Horn Re Request for Revision of Property Assessment Methodology in Silverdale and Southwest Mission

This item was received as information.

b.

Marina Andrew, Manager, Municipal Relations, BCLC

Re: BCLC: Annual Community Impact Report for City of Mission

This item was received as information.

c.

Village of Daajing Giids / BC Liquor and Cannabis Regulation Branch

Re: Cannabis Taxation Sharing and Municipal-owned Cannabis Retail Stores

This item was received as information.

d.

Honourable Nathaniel Erskine-Smith, Minister of Housing, Infrastructure and Communities

Re: BC Transit's application under the Baseline Funding stream of the Canada Public Transit Fund

This item was received as information.

e.

BC Legislation, Finance Committee

Re: BC Legislation Finance Committee Announces Budget 2026 Consultation Details

Discussion ensued, and Council noted the following areas of discussion to be included in a letter to the Province:

• the suggestion to include a public meeting in the Mission / Fraser Valley area as part of the Province's consultation process;
• education;
• healthcare;
• provincial highways;
• transit; and
• provincial support for police services.

Council noted the many areas of responsibility under municipal jurisdiction and the importance of provincial support to ensure these areas can be funded.

18.

NEW/OTHER BUSINESS

a.

Council Member Updates

Council provided updates on recent events, committee and association meetings.

19.

NOTICES OF MOTION

a.

Sports Park Turf Field

Councillor Gill introduced his motion to Council and provided his rationale.

Discussion ensued, and staff answered Council's questions regarding the importance of using appropriate equipment on the artificial turf.

• RC25-163
  Moved by Councillor Gill
  Seconded by Councillor Davies

  RESOLVED:

  That staff report back on options to allow the artificial turf field to remain open during snow days.

  CARRIED

b.

Mission Leisure Centre's Hours of Operation

Councillor Gill introduced his motion to Council and provided his rationale.

• RC25-164
  Moved by Councillor Gill
  Seconded by Councillor Elias

  RESOLVED:

  That staff explore and report back on the feasibility of extending the Mission Leisure Centre’s closing time to 10:00 pm, as was the practice prior to COVID, and explore and report back on the impact of alternative hours of operation, including considerations such as public demand, staffing, operational impacts, and costs, to help inform a future discussion on potential adjustments to operating hours.

  CARRIED

20.

QUESTION PERIOD

Dr. Richard Rosenthal, Mission, inquired as to when the well report by a hydrologist to ensure that wells meet the requirements of the Development and Subdivision Control Bylaw would be received.  In response, staff stated that a report from the environmental staff would be coming shortly.  Dr. Rosenthal also inquired as to the process of Question Period and the timing of when public comments are received.  In response, the Mayor stated the intention of Question Period is to allow for questions rather than for the public to provide feedback at that time and that Council is available through various other channels for communication including email.

Martin Marinutti, Mission, inquired as to whether the public would be involved in the meeting with the Ministry of Environment and Parks.  In response, the Mayor advised the public are welcome to attend as observers and that any questions or comments be forwarded to Council to be considered for the public presentation.

21.

ADJOURNMENT

• RC25-165
  Moved by Councillor Herar
  Seconded by Councillor Davies

  RESOLVED:

  That the meeting be adjourned.

  CARRIED

  The meeting was adjourned at 8:49 p.m.