The purpose of proposed Zoning Amending Bylaw 6086-2022-5949(60) is to rezone the following properties from the Commercial Tourist Recreation (CTR) Zone to Mixed-Use Commercial/Residential Two (MU2) Zone to allow a mixed-use development consisting of two five-storey buildings comprised of 123 residential units and 4 commercial units:
Addresses
lots 5, 6 & 7, the west 13 ft of lot 3, 32822 1st Avenue
32805, 32809, 32811, 32819, 32825, 32829, 32835 View Avenue
7288 Wardrop Street
The subject properties are legally described in Appendix 1 of proposed Zoning Amending Bylaw 6086-2022-5949(60).
The Mayor opened the public hearing.
The Manager of Planning showed a PowerPoint presentation that provided the following information:
- Purpose and outline of the proposal.
- Subject property map.
- Proposed variances to the Zoning Bylaw.
- Renderings of the building’s exterior.
- Distance to local parks.
- Results of the Traffic Impact Assessment.
The Corporate Officer stated that one letter had been received, expressing concern regarding lack of parkland in the area, environmental sustainability, and lack of affordable rental units.
The Mayor opened the floor to the public for questions and comments.
Lauren Gray, Mission, expressed concern regarding the impact to existing views for residents of 3rd Avenue, the impact to local property values and property taxes, increase vehicular traffic and pedestrian safety, removal of trees and green space, and disruption during construction. She asked that dust mitigation measures be adhered to during construction and provided Council with a copy of a petition signed by local residents opposed to the proposed height variance.
In response to questions from Council, the Manager of Planning stated that the proposed building height was 17 metres, well below the grade at 3rd Avenue, and would not impact sightlines. He noted that sidewalks and road improvements would be required on all four frontages surrounding the property and that dust mitigation and hours of construction were regulated requirements.
The Director of Finance stated that a recent study by BC Housing had found that new development did not create a noticeable impact to surrounding property values or property taxation.
Peter Gong, Mission, expressed concern regarding adequate parking to accommodate the large influx of residents, the lack of accessible green space, and lack of affordable and subsidized housing options in the area. He noted the development did not address the need for affordable housing in Mission.
Earl Babich, Mission, expressed concern that the proposal was not the best use of the property given its proximity to downtown and the municipality’s forecasted population growth. He described alternate development ideas for the parcel that would maximize greenspace. He expressed further concern regarding the lack of affordable housing in Mission and questioned why the developer had not utilized density bonusing.
Amy Carter, Mission, expressed concern in regards to the loss of green space and the development's suitability considering the existing community character. She asked for clarity regarding the number of trees to be replanted. She expressed further concern in regards to the impact of the development on local infrastructure, including roads and schools, and the loss of views due to the proposed height of the building. She questioned the necessity of the proposed variances.
In response to questions from Council, the Manager of Planning noted that trees would be replanted along the perimeter of the development as well as in the internal courtyard. He noted that the proposed height variance was 4 metres and was primarily due to the grade difference between 1st Avenue and View Avenue. He noted that the provision of green walls was not currently in the City’s Development Permit guidelines.
Brenda Lavalle, Mission, expressed concern regarding the removal of trees and green space and the impact on the environment. She described the benefits of retaining green spaces and asked if living walls or green growth could be in incorporated into the design.
Robin John Hughes, Mission, stated his support for the proposed development, but expressed his concern for existing residents with regard to parking and increased traffic.
Hearing no further questions or comments, the Mayor declared the Public Hearing for City of Mission Zoning Amending Bylaw 6086-2022-5949(60) closed.