AGENDA - REGULAR COUNCIL MEETING

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

Council Chambers

8645 Stave Lake Street, Mission, BC

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1.

CALL TO ORDER

2.

ADOPTION OF AGENDA

3.

PRESENTATIONS

a.

Recognition of Mission U13 Co-Ed Field Lacrosse Team

The Mission U13 co-ed field lacrosse team will be recognized for winning the provincial championship.

b.

Canadian Award For Financial Reporting

The Finance Department will be presented with the Government Finance Officers Association of the United States and Canada’s Canadian Award for Financial Reporting.

4.

PROCLAMATIONS

a.

Ukrainian Cultural Festival Day

May 3, 2025

b.

GBS - CIDP Awareness Month

May 2025

c.

Melanoma and Skin Cancer Awareness Month

May 2025

5.

PUBLIC HEARINGS

a.

Public Hearing Notice for April 7, 2025

For reference

b.

Development Application (P2023-050) - 32909 Rosetta Avenue

i. Official Community Plan Amending Bylaw 6321-2024-5670(52)

A bylaw to redesignate portions of the property located at 32909 Rosetta Avenue from Urban Residential and Protected Natural Assets to Attached Multi-unit Residential

ii. 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

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

6.

RESOLUTION TO RESOLVE INTO COMMITTEE OF THE WHOLE

7.

PARKS, RECREATION AND CULTURE

a.

2025 Special Occasion License Requests – Beer Gardens

RECOMMENDATION:

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.

8.

CORPORATE ADMINISTRATION AND FINANCE

a.

Mission Health Community Committee — Terms of Reference

RECOMMENDATION:

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

b.

Development Cost Charge Program – Financial Plan Amendment

RECOMMENDATIONS:

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.

c.

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

RECOMMENDATION:

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

d.

Permissive Tax Exemption Policies

RECOMMENDATIONS:

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).

e.

Regional Utilities Financial Plan Carry Forward Amendment 2024 to 2025

RECOMMENDATIONS:

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.

f.

Tax Distribution

RECOMMENDATIONS:

That Council direct staff to levy 2025 property taxes in accordance with one of the following options outlined in the report from the Manager of Financial Services dated April 7, 2025, that could include:

1. Maintaining the status quo - applying the tax increase equally amongst all classes; OR
2. Amending the tax share to be collected from each class - adjust business class to (a) 20% or (b) 25%; OR
3. Equalizing the tax rates for Classes 4, 5 and 6; OR
4. Using the Provincial ratios and maintaining Class 2 at $40.

g.

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

RECOMMENDATION:

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.

9.

DEVELOPMENT SERVICES

a.

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

RECOMMENDATIONS:

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’; and
   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.

b.

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

This report is provided for information purposes only, no Council action is required.

Notification to the public will begin following the April 7, 2025 regular Council meeting.  Following notification, the development application and associated amending bylaw(s) and permit(s) will be forwarded to Council for consideration of approval and readings.

c.

Development Application – 32876 Tunbridge Avenue – 3rd Reading

Mayor's reconsideration under Section 131 of the Community Charter.

RECOMMENDATIONS:

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.

d.

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

Mayor's reconsideration under Section 131 of the Community Charter.

RECOMMENDATIONS:

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.

e.

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

RECOMMENDATIONS:

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 choose one of the following options:

1. Deny the Request – That Council uphold the one-year reapplication restriction and decline WCPG’s request to reapply under Section 460(3) of the LGA; or
2. 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; or
3. Full Reapplication for Original Proposal – That notwithstanding the one-year reapplication restriction, Council grant WCPG the opportunity to reapply for a rezoning and development permit under Section 460(3) of the LGA to allow a 56-unit apartment building as originally proposed, without requiring modifications to the design or scope.

f.

Development Application – 7291 Wren Street – Temporary Use Permit

RECOMMENDATION:

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

g.

Development Variance Permit Application – 34519 Lougheed Highway

RECOMMENDATION:

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.

h.

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

RECOMMENDATIONS:

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.

i.

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

RECOMMENDATIONS:

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.

j.

Development Variance Permit Application – 32509 Dewdney Trunk Road

RECOMMENDATION:

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.

k.

Development Application – 7260 Park Street

RECOMMENDATIONS:

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; and
2. That, subject to the Bylaw receiving first and second reading, a Public Hearing be scheduled on a date to be determined.

l.

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

RECOMMENDATIONS:

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.

m.

2025 Housekeeping Zoning Bylaw Text Amendments

RECOMMENDATIONS:

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.

10.

RESOLUTION TO RISE AND REPORT

11.

RESOLUTION TO ADOPT RECOMMENDATIONS OF COMMITTEE OF THE WHOLE

12.

COUNCIL COMMITTEE REPORTS & MINUTES

a.

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

See "Development Services" Section 9(a)

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

14.

BYLAWS FOR CONSIDERATION

a.

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

A bylaw to remove the bed and breakfast regulations in their entirety and replace them with Short-Term Rental (STR) regulations

See “Development Services” Section 9(l)

b.

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

A bylaw to address housekeeping amendments

See “Development Services” Section 9(m)

c.

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

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 

See “Development Services” Section 9(k)

d.

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

A bylaw to rezone property at 30797 Dewdney Trunk Road from Rural 16 (RU16) Zone to Rural Residential 7 Secondary Dwelling (RR7s) Zone

See “Development Services” Section 9(i)

e.

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

A bylaw to rezone property at 30797 Dewdney Trunk Road from Rural 16 (RU16) Zone to Rural Residential 7 Secondary Dwelling (RR7s) Zone

See “Bylaws for Consideration” Section 14(d)

f.

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

A bylaw to rezone property at 12412 Bell Street from Rural 36 (RU36) Zone to Rural Residential 7 (RR7) Zone 

See “Development Services” Section 9(h)

g.

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

A bylaw to rezone property at 12412 Bell Street from Rural 36 (RU36) Zone to Rural Residential 7 (RR7) Zone 

See “Bylaws for Consideration” Section 14(f)

h.

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

A bylaw to rezone properties at 9099, 9107, and 9111 Cedar Street from Suburban 20 (S20) Zone to Multi-unit Townhouse One (MT1) Zone 

See “Development Services” Section 9(d)

i.

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

A bylaw to rezone properties at 9099, 9107, and 9111 Cedar Street from Suburban 20 (S20) Zone to Multi-unit Townhouse One (MT1) Zone 

See “Bylaws For Consideration” Section 14(h)

j.

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

A bylaw to name a new street within the City of Mission

See “Development Services” Section 9(d)

k.

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

A bylaw to rezone property at 32876 Tunbridge Avenue from Suburban 20 (S20) Zone to Multi-unit Townhouse One (MT1) Zone 

See "Development Services" Section 9(c)

l.

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

A bylaw to redesignate portions of the property at 32909 Rosetta Avenue from Urban Residential and Protected Natural Assets to Attached Multi-unit Residential

See “Public Hearings” Section 5(b)

m.

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

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 

See “Public Hearings” Section 5(b)

n.

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

A bylaw to add a new Section 803 Urban Compact Zone UC300

o.

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

A bylaw to update the Private Water Systems section

p.

Water Bylaw Reference Revision Bylaw 6351-2025 - ADOPTION

A bylaw to facilitate minor housekeeping amendments

15.

PERMITS FOR CONSIDERATION

a.

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

Development Permit to vary Zoning Bylaw 5949-2020, as amended, in respect to the above-noted property.

See "Development Services" Section 9(g)

b.

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

Development Permit to vary Zoning Bylaw 5949-2020, as amended, in respect to the above-noted property.

See "Development Services" Section 9(j)

c.

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

Temporary Use Permit to supplement Zoning Bylaw 5949-2020, in respect to the above-noted property.

See "Development Services" Section 9(f)

16.

RESOLUTIONS RELEASED FROM CLOSED

a.

Mission Community Services Society - Engaged Community Guide Program

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

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

b.

Marina Andrew, Manager, Municipal Relations, BCLC

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

c.

Village of Daajing Giids / BC Liquor and Cannabis Regulation Branch

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

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

e.

BC Legislation, Finance Committee

Re: BC Legislation Finance Committee Announces Budget 2026 Consultation Details

18.

NEW/OTHER BUSINESS

a.

Council Member Updates

19.

NOTICES OF MOTION

a.

Sports Park Turf Field

Moved by Councillor Gill,

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

b.

Mission Leisure Centre's Hours of Operation

Moved by Councillor Gill,

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, including considerations such as public demand, staffing, operational impacts, and costs, to help inform a future discussion on potential adjustments to operating hours.

20.

QUESTION PERIOD

Council encourages public participation in Question Period by in-person attendance at the meeting, or by email or telephone inquiry prior to the meeting.  or 604-820-3700

21.

ADJOURNMENT