Regular Council Agenda

September 14, 2009 — 6:30 p.m.Council Chambers

8645 Stave Lake Street, Mission, BC

DELEGATIONS AND PRESENTATIONS

(a) Barb StrachenRe: Town Square Working Group Rain Garden Project at 7 th Avenue and GrandStreet

PUBLIC HEARING

Page 2

(a) District of Mission Zoning Bylaw 5050-2009 — a bylaw to repeal and replace Page 1 DZoning Bylaw 3143-1998

(b) District of Mission Official Community Plan Amending Bylaw 5038-2009-4052(5) Page 19— a bylaw to redefine intensive residential development permit area guidelines

ADJOURNMENT

Time: 30A frConfirmed by: ,

Delegation Confirmed to Appear on:

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Date Confirmed:

DISTRICT OF M SSION

REQUEST TO APPEAR AS A DELEGATION

Date: ( 41" D

To: Dennis Ciark, Director of Corporate Administration

hereby request permission to appear as a delegation before District of MissionMayor and Council with reference to the following topic:

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ig 1 M 4 k o T [,,-1-tc; 4,.--177,1 ,t9k) --(3.z2 (,17F-4577;

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I understand that the deadline for submission of the request is 4:30 p,m, on the Monday preceding thedate of the meeting and that once my appearance has been confirmed, I will be allotted a maximum of 10minutes to make my presentation.

Name: A?'

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G:derktlormstrequesi fa appear as a delegatiors.nc

Telephone:

own Square for Mission

Town Square Working Group

One of eleven working groups of theSocial Development Commission

Where will this Town Square be located?

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Revised Concept Plan• Rain garden pilot project• Education opportunity re rain

water rechargee Meeting place• Urban forest and adding bio-

diversity

Upper road ) "

7th Avenue

PhasePhase 1 Tasks• Remove and recycle asphalt• Grade site for the rain garden• Install footings• Install electrical conduits• Plant trees• Place large rocks• Install in-ground garbage

container Lot grading plan

Funding Mission Contractors (in-kind)

• $1200 Boswyck)• $1200 (Rex Blane)• Donation of trees• Fundraising for trees• Tourism Grant for lighting

($5000)• Mainland Sand and Gravel

providing seating rocks• Davies Sand and Gravel

providing trucking and on siteservices

• Garbage unit (pending)

Phase 2Fundiag• Material for kiosk donated

by Fraser Valley BuildingSupplies

• Kiosk design RichardSkelton (in-kind DOM)

® Lang Structural EngineeringInc to review and approvekiosk design with green roof

• Donation of light fixturespending (receptacles, lightpole and light fixtures)

Phase 2 Tasks• Build kiosk with green

roof• Install light fixtures (with

grant money)

Phase 3Phase 3 Tasks• Install soil• Plant shrubs and ground cover

plants• Install landscape timbers• Install path material (crushed

granite)• Install twinkle lights in trees• Mulch• Amenities(bike rack, bench,kiosk informationboards)

Funding▪ Soil donation pending• Plant material in part donated

by Stave Valley SalmonidEnhancement Society andremaining pending

• Landscape timbers donated bySharpe Timber

▪ Path material donated byMainland Sand and Gravel

• Twinkle lights pending• Mulch pendinge Amenities pending

RecommendationThat approval to proceed with Phase 1 of

the Rain Garden be given tonight pendingfinal approval of the tree species by Parks,Recreation and Culture

NEW ZONING BYLAWDISTRICT OF MISSION ZONING AMENDING BYLAW 5050-2009 (R09-005) —District of Mission

The District of Mission is conducting a comprehensive review of the Zoning Bylaw toregulate land use within the District of Mission. These revisions implement the policyobjectives with respect to land use of the Official Community Plan which wasadopted by the Council of the District of Mission on June 25, 2008.

MemoFILE: FRO.DEV.ZONF?09-005

To: Chief Administrative Officer

From: Deputy Director of Planning

Date: August 4, 2009

Subject: New Zoning Bylaw R09-005 (District of Mission) First and Second Reading Report

Recommendation

1. That District of Mission zoning bylaw 5050-2009 be considered for first and second reading onAugust 4, 2009; and

2. That following such readings, the bylaw be forwarded to a public input at the Leisure Centrecommencing September 1' through to September 9 th , 2009; and

3. That the bylaw be forwarded to a public hearing on September 14, 2009; and

4. That upon due consideration of Section 52 of the Transportation Act, consultation referrals goforward to the Ministry of Transportation and Infrastructure for consideration and approval.

introduction

The current District of Mission Zoning Bylaw was established in 1998 and has evolved over the pasteleven years into the document we see today. Many of the proposed zoning regulations found withinthe new Zoning Bylaw have evolved from previous iterations.

The vision for the District of Mission, as presented within the District's Official Community Plan, is asfollows:

"Mission is a healthy community that has a balance of residential, commercial, and industrialland uses, amongst an abundance of parkland and natural open space. It is known as acommunity-oriented, affordable, and safe community. Mission has a mix of housing types,offering choices to people of all incomes, lifestyles, and. age groups. Community neighbourhoodsreflect principles of sustainable development. The downtOwn is a vibrant place with a distinctidentity that attracts residents and visitors in search of unique shopping and living experiences.The number of local industries and jobs has increased. over the years to allow more residents tolive and work in Mission. Natural and cultural resources provide recreation and tourismopportunities that have contributed to the attractive quality of life and the strong local economy".

District of Mission Official Community Pion, 2008

The new Zoning Bylaw is reflective of the vision and policies outlined within the OfficialCommunity Plan and is the implementation tool under Section 903 of the Local Government Actin which a local government may realize the vision with "on the ground" regulations.

This report introduces the proposed bylaw for Council's consideration and outlines the processtaken to date and future processes, describes the new zones and their current companion zone,and the improvements proposed for the Bylaw,

PAGE 7 OF 8

Process

A new Zoning Bylaw, one of the most important regulatory documents a municipality has, must besensitive to different factions of the public, including but not limited to private landowners, thedevelopment community, the local realtors, the business community, the non-profit sector andgenerally, to those who are affected by the proposed changes. To this end, the Zoning Bylawimplements the public vision reflected in Official Community Plan policies.

To date, consultation has occurred in the form of a realtor and developer meeting held in March of2009. However, after 1 5a and 2' reading of the bylaw, a Public Input/Open House will provideopportunity for the general public to comment on the bylaw prior to commencement of the requisitePublic Hearing.

Furthermore, numerous in-house consultations have occurred with various departments to garnerfeedback and advice as to which areas of the Bylaw needed amending.

Conversion

When introducing a new Zoning Bylaw, there is a steep learning curve while referencing the newzones and the nomenclature associated with those zones. A Zone Conversion Guide is attached asAppendix 1 to provide a guide to users indicating what the new zones how they convert from they areand the zones in the existing bylaw.

Bylaw Improvements

The following is a brief description of the regulatory improvements to the new Zoning Bylaw andhighlights the rationale for the changes.

1. Re-organization to link the Official Community Plan to the Zoning Bylaw

The new Zoning Bylaw has implicit linkages to the newly adopted Official Community Plan whichis designed to make land use decisions easier and provide clarity for both the public and Councilas to what specific zones will complement OCP land use designations.

A specific example is highlighted in the Table below:

OCP Designation New Zone Previous Zone:

Urban Residential Urban Residential 558 Zone

(R558)

One Unit Urban Residential Zone

(RS-1)

The new R,558 Zone represents an urban residential single family dwelling zone with a minimumparcel size of 558 square meters (6006 square feet). Intuitively, the reader knows exactly thedensity of the target zone.

2. Expanded Definitions Section

The new Zoning Bylaw attempts to add clarity to many of the definitions found within the currentbylaw and to this end, an expanded definitions section is included. Some of the highlights ofimprovements made to this section include:

1) Division of Uses - where many uses were clustered into a single definition, the newBylaw attempts to separate uses and categorize each use which will make finding

FILE: PRO.DEV.ZON

PAGE 2 OF B

specific uses easier. The logic for this change is to assist in finding properties where aspecific use may be allowed.

2) New and improved Definitions - included within the Bylaw are new and improveddefinitions to add clarity to the Bylaw. Examples include:

i. Buildable Area

ii. Coach House

iii. Density

iv. Floor Space Ratio

v. Garden Cottage

vi. Grade

vii. Height

viii. Undevelopable Area

ix. Urban Agriculture

3. Clarity of Regulations

Another of the improvements to the new Zoning Bylaw is to increase the ease of use for the enduser through improvements to the front end of the Bylaw; namely Section 103 through to Section111.

Some of the highlights of these sections are outlined below:

1) Section 104 - General Regulations

i. Part E. Lot Area, Width and Frontage - new diagrams

ii. Part C. Vision Clearance at Intersections - new regulations and diagrams

iii. Part H. Accessory Building and Structure Regulations - exemptions forbuildings and structures not requiring an Building Permit

iv. Part J. Panhandle Lots - the area of the panhandle will no longer be calculatedwithin the minimum parcel size and corner truncations, at the "base" end ofthe panhandle, will be limited.

2) Section 106 - Use Regulations

i. Part C. Uses Prohibited - added to this section include shipping containers,drive thru restaurants, flop houses, and barge loading,

Part D. Use Categories - a new section to identify uses and their associatedcategory along with identifying a zone where a specific use is permitted.

iii. Part F. Secondary Dwelling Units - another new section in the Bylaw identifiesthe regulations common to all secondary dwelling units which include coachhouses, garden cottages, secondary family dwellings, and secondary suites.

3) Section 107 - Home Occupations

i. This is a new section that highlights Home Occupations within the . bylaw itselfto encourage more home occupation uses.

FILE: PRO.DEVZON PAGE 3 OF 8R0,9-005

ii. Part A. General Regulations paragraph i. - expanded retail opportunities nowexisting for all Home Occupations.

iii. Part E. Bed and Breakfast Operations - a clear and separate section for Bedand Breakfast operations now exist with less prohibitive parking regulations,

4) Section 108 - Environmental Protection

i. Added to this section of the Bylaw are diagrams and tables to clearly identifyintent and application of the Section.

5) Section 109 - Off Street Parking Regulations

i. Expansion of restrictions for heavy and large truck parking to the Suburbanareas.

II. A general relaxation of outdated parking requirements.

6) Section 111 - Fencing, Retaining, Landscaping, Buffering

i. Part A. Fencing - new regulations in regards to fence height to reflectaccuracy in retail fencing panels and height regulations on front yards andside yards flanking a street.

ii. Part B. Walls - new regulations and diagrams for on-lot retaining walls andstructures.

iii. Part C. Landscaping - a new section for landscaping requirements have beenadded to the Bylaw to clearly outline the intent and regulations forlandscaping, maintenance, screening security deposits and buffering.

a. Paragraph 1 - Property owners will be required, by bylaw, to maintainlandscaping to the edge of the road.

4. Specific Zoning improvement iiighlicints

While working through a Zoning Bylaw, it is important to easily reference specific zones. in thisregard, the new Bylaw groups each section according to OCP designation and clearly identifiesuses. allowed in each zone, Some of the highlighted improvements identified in .Chapters 2through 13 include:

1) Secondary Dwelling Zoning

2) Section 201 to 202 - Rural Zones

a. Secondary Family Dwelling continues to be an allowable use in all Rural zones

3) Section 301 to 302 - Rural Residential Zones

a. A reduction in minimum lot sizes from 0,8 ha (1.98 ac) to 0.7ha (1.73 ac) to:

i. allow greater flexibility for development, and

ii. offset the change in regulations to lot area calculation for panhandles. tofacilitate future road construction.

4) Section 401 to 402 - Suburban Zones

a. All suburban development must be serviceable by municipal water.

5) Section 500 to 600 inclutive:

FILE: PRO.DEV.ZON PAGE 4 OE 8R09-00E

a. Undevelopable areas are no longer to be permitted in he minimum lot areacalculation.

b. Front yard setbacks may be reduced to 4.0m (13.1 ft) provided the garage issetback 6.0m (19.7 ft) to provide a varied streetscape.

c. The maximum allowable floor space for the second storey of a single familydwelling shall be limited to 80% of the floor space of the first storey to promote:

i. non-basement entry homes;

ii. front porches;

iii. recessed garages; and

iv. spatial separation of dwellings to enhance view corridors.

Limiting.the maximum allowable access to an individual lot to 5,0m (16.4 ft) topromote landscaping and separation between lots.

6) Section 501 to 502 Urban Residential Zones

a. Side yard setbacks will be a combined 4.5m (14.7 ft) which may beaccomplished by 1,5m -i- 3,0m (4.9 ft + 9.8 ft) side yard setbacks.

7) Section 601 - Residential Compact Zones

a. Adding a 280 square meter (3014 square foot) option for residential compactlots with lane access.

8) Section 602 - Residential Multiple Unit Zones

a. Allowing all RT465 (previous RT-1) zones a secondary dwelling unit withoutrezoning; however, a development permit shall be required for a garden cottageor a coach house.

9) Section 701 to 703 Multiple Family Zones

a. Allowing a child care centre as a permitted use within the amenity building.

10) Section 701 - Multiple family Townhouse Zones

a. Addition of a new MT79 to allow for high density ground oriented townhouseunits that are intended to simulate an urban row house.

11) Section 702 - Multiple Family Row-House Zone

a. This is a new zone where higher density developments can occur on fee simplelots.

12) Mixed Use Zones - The new Bylaw allows for greater flexibility for commercially zonedproperties that will allow for a residential component as part of the development. Mostsignificantly, the following zones will now allow for this provision:

a. Commercial Neighbourhood Centre One (CNC1)

b. Commercial Highway One Zone (CH1)

13't Section 1002 Industrial Business Park One Zone

a. Given comments by Council at various Committee of the Whole meetings duringDevelopment Permit. Applications and by Council and the Employment LandStrategy Meeting, the minimum lot coverage has increased from 25% to 33%.

FILE! PRO.DEV.ZON

PAGE 5 O 817109-00:77•

14) institutional Zones

a. With a change in the legislation where municipalities can no longer distinguishbetween public and private run facilities or businesses, a change needed tooccur in the new Zoning Bylaw. To this end, the bylaw reflects a separation ofinstitutional uses to include zones catering to:

i. Education

ii. Care

iii. Assembly

iv. Parks Recreation and Civic

v. Residential Camp

Additionally, where it has not been common practice to zone parks within theDistrict, the new Bylaw makes this a reality.

15) Silverdale Zones

a. Because the SN1A zone has been adopted by Council and specificallyreferences many of the uses outlined in the existing Zoning Bylaw, conversionto the new Bylaw is a challenge. No new uses were added as part of theconversion with the exception of Small Scale Agriculture, which is added as aPrincipal use within the SN1A zone.

This use permits the owners to use their lands for small scale agriculturalpurposes prior to the start of development. Such a use within the zone wouldbe based on actual agricultural activity occurring on the land, Small scaleagriculture is also reflective of the permitted use of the land prior to the rezoningof the lands that occurred on March 2, 2009.

The lands are subject to a Section 219 covenant, which effectively sterilizes thelands from development until the covenant is removed. If the zoning bylaw isapproved the small scale agriculture use would remain available on the lands,until the covenants are removed.

It must be noted that there may be potential property tax implications based onthe owners engaging in this agricultural use, as explained below,.

If the owners implement the agricultural use on any of their lands they may beable to claim farm status, If successful with this claim, there would be an impacton the property taxation for those lands. Staff have discussed this with theowners of the lands, and they have agreed that they would reimburse theDistrict for any difference in property taxes, including any tax increasesapproved by council in future years.

There would not be any impact on adjacent lands resulting from this change,unless those lands are also used for agricultural purposes.

At this point neither the owners nor the District know how the British ColumbiaAssessment Authority (BCAA) will assess the value of the owners lands. Withthe registration of the covenants on each of the parcels, the lands are effectivelysterilized from development until the covenant is removed.

FILE: PRO.DEVZON PAGE 6 OF 8R09-00'5

This means that, in real terms, the lands have not increased in value becauseno-one can build on them. The value of the lands will only increase whendevelopment can actually occur - i.e. the removal of the covenants. This is aunique situation in Mission. No other developers are — or ever have been - inthis position.

The obvious risk to the owners is that if BCAA determines that the value of thelands has increased because of the rezoning : their property taxes will increasevery substantially — potentially by millions of dollars over a period of a few years.Since the land is sterilized from development, council may agree that this doesnot reflect the actual current value of the land.

Given that the owners are prepared to ensure that there is no property tax lossto the District, and that the lands may be used for agricultural purposes (whichis seen as a desirable use in this area), there would not appear to be anyreason to not proceed with this primary use in the zoning bylaw.

Summary

The Zoning Bylaw that a municipality adopts is the implementation tool that regulates land use. in thisregard, the District of Mission's proposed Zoning Bylaw reflects and encourages the innovation andforesight that the new Official Community Plan envisioned.

Because this Bylaw is a complete re-write and contains new and innovative regulations, minoramendments may come forward for Councils consideration as each zone is "ground truthed" inMission.

Moving forward, Council, staff, and the public can be confident that this proposed Bylaw reflects the• "vision" that Council adopted as part of the Official Community Plan in 2008.

Staff recommend that Zoning Bylaw 5050-2009 be considered for first and second reading. at theRegular Council meeting on August 4, 2009 and that following such readings, the bylaw be forwardedto Public Input at the Leisure Centre commencing September 1s t through to September 9 th 2009 andthen be forwarded to Public Hearing on September 14, 2009

Barciay D. Pitkethiy,Deputy Director of Planning

\DOMDEV\BARCLArpciVi/ Repogs'ilaning 1si and 2nd Reading.=

E. PRO.E. FV.ZON PAGE 7 OF E ,

RO9-00E

Zone Conversion Guide

RuralCurrent Zone Proposed Zone

• RU-3RU-2RU-1RU-3ARU-2ARU-1A

Rural ResidentialCurrent ZoneRS-2ARS-3R-2AR-3

Current ZoneRS-2R-2

Suburban

RU80RU36RU16RU8OsRU36sRU1 6s

Proposed ZoneRR7RR7RR7sRH7s

Multiple Family industrialCurrent Zone Proposed Zone Current Zone Proposed ZoneRM-2 MT30 M-4 INRRM-2A MT40 •M-5 INRPRM-3 MT52 M-10 INBP1N/A MT79 M-8 INL1N/A MR52 M-2 INGRM-5 MA52 M-1 INGORM-4 MA80 M-3A INARN/A MA135RI-I-1 MMP institutional

ResidentialProposed ZoneR930R930sR669R669sR558R558sR465R465s

CommercialCurrent Zone Proposed Zone RR7s CRN/A CALC-1 CL1

CNC1CH1C GCOSCVDCPHCMCCTCOPON

Core CommercialProposed Zone Current ZoneCOD1

C-3CCD1

0-3AC-12

OCRC-4

COW

Current Zone Proposed Zonen/a IE

n/a ICn/a IT

n/a

IPRO

F n/a 1-5

UrbanCurrent ZoneRS-1BR-16PS-1DR-1 DRS-1R-1PS-1CR-IC

Compact ResidentialCurrent Zone

Proposed ZoneRS-1A

RC465RS-1E; RS1F

F1C372RC280

RC280R-I A

RO465s

Proposed Zone C-2S36 3-5S36s C-5A

0-5 BC-50C-6C-7C-8C-9C-11

Residential-Multiple -UnitCurrent Zone Proposed Zone AT-1 RT465RT-2 RE558

PAGE 8 OF E

INTENSIVE RESIDENTIAL DEVELOPMENT PERMIT AREA(FORM AND CHARACTER) GUIDELINES

DISTRICT OF MISSION OFFICIAL COMMUNITY PLAN AMENDING BYLAW 5038-2009-4052(5) (R09-007) — District of Mission

This bylaw proposes to amend the text of the District of Mission Official Community PlanBylaw 4052-2008 by replacing Development Permit Areas Appendix B. Area A - IntensiveSingle Family Thrill Residential Development Permit Area and Development Permit AreasAppendix 0. Area N - Cedar Valley Compact Single Family Residential Development PermitArea with Intensive Residential Development Permit Area Guidelines.

MemoON THE ERASER

FILE PRO,DEV,ZONR09-007

To: Chief Administrative Officer

From: Senior Policy Planner

Date: July 6, 2009

Subject: Revised Development Permit Guidelines for. Intensive ResidentialDevelopment

Recommendation

1. That the Director of Corporate Administration prepare a bylaw to amend District ofMission Official Community Plan Bylaw 4052-2008 by replacing Development PermitAreas Appendix B. Area A - Intensive Single Family in fill Residential Development PermitArea and Development Permit Areas Appendix O. Area N - Cedar Valley Compact SingleFamily Residential Development Permit Area with the Intensive Residential DevelopmentPermit Area Guidelines; and

that all applicable sections and headings of the Official Community Plan Bylaw berenumbered as necessary; and

that the bylaw be considered for first reading at the Regular Council meeting on July 20,2009, and that following such reading, the bylaw be forwarded to a Public Hearing thatcoincides with the public hearing schedule of the upcoming Zoning Bylaw.

2, That upon due consideration of Sections 879 and 881 of the Local Government Act,Council referrals go forward to: School District No.75.

3. That in accordance with Section 882 of the Local Government Act, Council hasconsidered District of Mission Official Community Plan amending bylaw in conjunctionwith the District of Mission's Financial Plan (includes Capital Expenditure Plan andOperating Expenditure Plan) and Waste Management Plan.

Background

Prior to the adoption of the District of Mission. Official Community Plan Bylaw in 2008,department staff presented three fundamental changes that would come with the adoption ofthe District's new Official Community Plan (OCP). These fundamental differences orchanges included the re-organization of the bylaw into community driven themes, newpolicies to better address hazardous conditions, and an overall improvement towards a more"user-friendly" bylaw.

Complementing these changes, were new policy directions that incorporated the principles ofsustainability which in turn helped develop the economic, social and environmental policyobjectives now part of the current OCP Bylaw. To ensure that the OCP is an action-orienteddocument, policies were linked to various tasks to be initiated over the short and long term.

Of these action items, reviewing current development permit areas and guidelines was seenas an important tool towards implementing OCP policy objectives for "Building LiveableNeighbourhoods". Furthermore, the widening of land use regulations with the upcomingzoning bylaw that will allow for higher density development forms, infill housing, and other

PAGE 1 OF 4

innovative housing types will need to be captured in these revised development permitguidelines. Therefore, as a measure to strengthen and facilitate the quality of residentialdevelopment in the District of Mission, staff have reviewed the OCP's development permitarea guidelines and provide a revision as detailed on Appendix 1. The proposed guidelinesfor intensive Residential Development would replace both the Intensive Single Family InfillResidential and Cedar Valley Compact Single Family Residential development permitguidelines.

Intensive residential development in Mission

Section 919 1(1) (e) of the Local Government Act enables local authorities to establishobjectives for the form and character of certain land use development including IntensiveResidential Development for single family housing. To date, measures to guide the form andcharacter of intensive residential development in Mission has focussed mainly on single-family compact lot development in Cedar Valley. As the new zoning bylaw will considerzones that allow development of even more compact lots, (i.e., 4,000 sq. ft. minimum downto 3,000 sq. ft. minimum) and zones that offer opportunities for secondary dwellings in theform of coach houses, garden cottages, and duplex housing, new development permit areaguidelines for these uses will also be needed. In other words, the advent of new zoningregulations necessitates additional design provisions for intensive residential development.

Overview of revised development permit area guidelines

Drawing from best practices used by many other communities but also maintaining many ofthe design criteria of Mission's current intensive Single Family Infill Residential and CedarValley Compact Single Family Residential Development Permit Areas including designprovisions for the Silverdale Neighbourhood One development area, the development permitarea guidelines (Appendix 1) aim to guide the general design objectives of the OCP. Theseguidelines are intended to direct the work of architects in developing submissions forrezoning and development permits as well as the work of District Council and staff whenreviewing these submissions. The guidelines will be used to evaluate form and characterdesign during the review of a development permit application, and if needed, suggestalternative solutions that meet the general intent of the guidelines of intensive residentialdevelopment.

These revised Intensive Residential Development Permit Area Guidelines' establish designcriteria for a wider variety of higher density development forms while encouraging betterbuilding design, site compatibility, and site aesthetics. The guidelines would reinforcecommunity identity and would apply to all residential development proposing urban compact,urban cluster compact and urban infill including all coach house, garden cottage and dupleximprovements within the urban area. Generally speaking, the guidelines will encourage:

• urban compact and urban cluster compact development to pay particular attention tobuilding massing, architectural detail that retain a human scale and that relate to thestreet. The designs of the homes would provide a clear delineation of public andprivate space accomplished through an appropriate scale of landscaping and fencing;

e infill housing to be designed to fit into the immediate surroundings of its location andnot appear out of scale or character to the adjacent homes. That building massing,scale and height of infill housing must complement and not disrupt the rhythm ofbuildings and the overall neighbourhood pattern;

O coach houses and garden cottages to be architecturally compatible with the mainstructure, particularly where visible from the street; and

FILE: PRODEV.ZON PAGE 2 OF 4R09-007

® encourage duplexes that fit into the immediate soundings of their location and notappear out of scale or character to the adjacent homes. Duplexes would bearchitecturally designed to avoid a "mirror image and provide the appearance of onesingle-family house on a lot.

The revised guidelines also acknowledge that minor or necessary works and improvementsthat would otherwise be subject to the Intensive Residential Development Permit Area couldalso be exempted from permit provisions under certain conditions.

Sections 879 and 881 referrals

When an amendment is proposed to an Official Community Plan, the District of Mission willrefer the proposed amendment to the organizations listed below following first reading of thebylaw, subject to provisions set out in Council policy LAN. 47 Official Community PlanReferral (Appendix 2). The organizations identified in the policy are as follows:

• Fraser Valley Regional District;• District of Maple Ridge;• City of Abbotsford;• First Nations;e School District No.75;• Ministry of Water, Land, and Air Protection;• Fraser Health Region;• Ministry of Transportation;• Department of Fisheries and Oceans;• Land Reserve Commission,• Utility Companies; and the• Canadian Pacific Railway.

In accordance with the provisions of the policy, Council is to consider the requirement tomake referrals on a case-by-case basis and adopt a resolution to clarify that the referralrequirements have been considered. Considering the referral criteria detailed in the LAN 47policy, the only referral needed for this bylaw amendment is to the District of Mission SchoolDistrict No. 75. While it could be said that adjacent municipalities could be affected by anOCP text amendment generally, this proposed bylaw amendment in this case relates to formand character of urban land use designations, none of which are over lands situated adjacentto neighbouring municipal boundaries.

Section 882 requirements

Section 882 of the Local Government Act requires Council to consider District of MissionOCP amending bylaws in conjunction with the District of Mission's Financial Plan (includesCapital Expenditure Plan and Operating Expenditure Plan) and Waste Management Plan.Given that the design guidelines for Intensive residential Development are believed to havelittle or no impact on the District's Financial and Waste Management Plans, the Director ofFinance has considered the financial aspects of revising these development permitguidelines and noted no concerns with Council's further consideration of the amendingbylaw.

FILE: PRO.DEV.ZON PAGE 3 OF 4R09-007

Summary

To continue high quality intensive residential development in the District of Mission, staffrecommend that the Official Community Plan amendment bylaw that proposes to expandexisting form and character guidelines be considered for first reading at the Regular Councilmeeting on July 2012009 and that following such reading, the bylaw be forwarded to a PublicHearing that coincides with the public hearing schedule of the upcoming Zoning Bylaw.

Dan Sommer

have reviewed the financial aspects of this report.

Ken Bjorgaard, Director of Finance

Verno-Arrend-DP-Guidelines-intersve Res-jun-15-09.doc

FLE: PRO.DEVION PAGE 4 OF 4R09-007

INTENSIVE RESIDENTIAL DEVELOPMENT PERMIT AREA GUIDELINES

Category

Section 919.1(1) (e) of the Local Government Act (form and character of intensiveresidential development)

Intent

The intensive Residential Development Permit Area is designated to establishguidelines for the form and character of intensive residential development byfacilitating a higher standard of building design, housing alternatives, sitecompatibility and site aesthetics that promote the important qualities of a vibrantresidential neighbourhood. The guidelines are intended to reinforce communityidentity of single-family residential neighbourhoods.

Objectives

6 To facilitate a high standard of building design, site compatibility and siteaesthetics;

• To integrate higher density single-family residential development intoneighbourhoods in the urban area through the establishment of generalprovisions for building form and character;

• To minimize the impact of new single-family infill residential development onexisting neighbourhoods;

0, To provide a mix of housing forms, choices and affordability opportunities forresidents in the urban area and at the same time provide for more interesting andvaried urban neighbourhoods;

To provide for a form of sustainable development in Mission through theeconomic efficiencies gained by capitalizing on existing infrastructure andservices in the urban area by increasing single-family residential densities;

To provide a neighbourhood environment that focuses on pedestrians and awayfrom an automobile dominated streetscape; and

o To incorporate Crime Prevention through Environmental Design (CPTED)principles to provide a safe residential environment.

Applicability

An Intensive Residential Development Permit is required for all residentialdevelopment proposing urban compact, urban cluster compact and urban infill,including all coach house, garden cottage and duplex buildings, within the urbanarea. Intensive Residential Development Permits are applicable to:

• Compact residential development on lands designated Urban Compact /Multipie Family on OCP Map 1a and Urban Residential — Compact on COPMaps 1b;

Cluster residential development on lands designated Urban Compact - Clusteron OCP Maps 1b;

• Infill residential development on lands designated Urban Compact I MultipleFamily on OCP Map 1 a;

Coach house and garden cottage residential buildings on lands designatedUrban Residential and Urban Compact I Multiple Family on OCP Map 1 a; and

6 Duplex residential buildings on lands designated Urban Residential and UrbanCompact / Multiple Family on OCP Map 1 a.

Guidelines

Intensive residential development is expected to maintain a strong single-familyneighbourhood character in which individual dwelling units are distinguishable fromone another. intensive residential development achieves higher density of single-family as is seen with the traditional neighbourhoods north of the downtown core.Increased residential density is accomplished through the development of smallerlots with or without coach houses, garden cottages, and through the development ofduplex housing. This type of neighbourhood character offers a range of housingtypes while reinforcing the relationship of the homes to the street.

During the review of the development permit application, alternative solutions anddesigns that meet the general intent of the guidelines can be considered and appliedto the intensive residential development.

General Form and Character

O Buildings should utilize variations in the character of roofiines, steep slopingrooflines, gables, hips and dormers. Massing based on simple, regular shapeswith strong, gable roof forms.

6 Garages are to be detached that have access from rear lanes. Where rear laneaccess is not possible, garages should be recessed behind the front facade of theprincipal dwelling.

• Dwellings should be ground entry. Basemententry designs may be considered for dwellingswhen lane access is not possible or wheretopographical constraints exist.

• To allow for an interesting streetscape,buildings are to have small or staggered frontyard setbacks.

• A higher level of architectural detail and, whereappropriate, landscape treatment should beused to emphasize the primary entrances.High quality materials and finishes, such aswood and masonry, are encouraged.

• Strongly defined entries that retain a humanscale (i.e. no higher than one storey) andthat relate to the street are encouraged.Extended porches and recessed entries areexamples of ways to strengthen therelationship between building and the street.

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e Front porches and/or verandas with overhangs and wood decking with heritagestyle railings should dominate the front (and side on corner lots) of the facade.On corner lots, design articulation should continue around to exterior side walls.

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Wraparound porches of a functional size such as 1.8 metres (6 feet) in width arepreferred.

Clear delineation of pubic and private space is accomplished through anappropriate scale of landscaping and fencing.

• Coach houses and garden cottages are to be architecturally compatible with themain structure, particularly where visible from the street.

• A duplex should fit into the immediatesurroundings of its location and notappear out of scale or character to theadjacent homes.

• Duplexes are to be architecturallydesigned to avoid a "mirror" image andprovide the appearance of one single-family house.

• To give the impression of similar sizeand scale to adjacent homes, the frontelevation of a duplex can incorporaterecesses, projections and treatmentsthat give the appearance of a smallerbuilding in scale with its neighbours.

• Infill housing must be designed to fitinto the immediate surroundings of its location and not appear out of scale orcharacter to the adjacent homes. Building massing, scale and height shouldcomplement and not disrupt the rhythm of buildings and the overallneighbourhood pattern.

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Pervious Surface Retention

6 A variety of materials for driveways, walkways and patio areas should be used tomaximize pervious surface area and be designed to maximize rainwaterinfiltration on-site.

Building Height

• The height of principal single-family dwellings shall not exceed two storeys asviewed from the front, unless the third storey is incorporated entirely into the roofform. For secondary dwellings in the form of a coach house or garden cottage,the massing shall be secondary to the principal dwelling.

• The height of infill houses shall not exceed the average height of the housesimmediately adjacent to ensure complementary form and character. Theincorporation of living spaces within the roof form is encouraged.

Parking and Garages

• Where a lane is provided, access to off-street parking is to be provided from thelane. Where lanes are not possible, access from the street will be encouraged to

combine two driveways of adjacent compactlots minimize entry driveways, curb cuts, andto enhance the streetscape of theneighbourhood.

• Garages should not be the dominant housingfeature along the street. Garage doors shouldappear to be set into the walls rather than flushwith the exterior wall. A variety of compatibledesigns that relate to the particulararchitectural design selected should be usedthroughout a development project to reducevisual repetition along the street.

• Two single doors are preferred over onedouble door.

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Where lane access is not possible, garages -5 HOUCJ 50-5 b ftorr facing the street should be distinctly set back

thc-= ho sr from the façade of the house.

• The massing of garages should besecondary to the primary form of thehome. The design and detailing ofthe garage must be consistent withthe architectural style of the homeespecially where doors are visiblefrom the street.

Building Orientation

• All residential buildings are to havetheir primary façade facing publicstreets, parks, and greenways. cL;-or and

Houses on corner lots require tI vv:it

special design attention, and as re,side..ncf, tnt7;

such flanking and corner sideelevations should incorporate variations on wall planes, substantial rooflinebetween floors, appropriate wall heights, window placement and detailing.

Wherever possible, garages are to belocated in the rear yard, with frontentrances and porches featured as thedominant features seen from the street.

B For duplex housing, buildings are to beoriented in such a way to allow formaximum delineation of rear yard amenityfor each unit.

• A duplex building that is located on cornerlot must have the two dwelling units withinthe duplex orientated and designed in away that each front entrance faces adifferent street.

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• For inf ill housing, front yard setbacks shall be, on average, similar to those of thedwellings immediately adjacent,

Entries, Porches, and Front Yards

• Entranceways are to be covered at the first level. Front doors or individual entriesare to be emphasized through the use of entry porches or recessed front doors.

The additions of porches/verandas promote neighbourhood interaction andprovide semi-private outdoor space. They should have a functional depth withsome flexibility to project into the front-yard setback. Porches and/or verandasare to be raised above the ground and preferably extend across the entire front ofthe dwelling.

Fencing and hedging in the front yard can be used to delineate public and semi-private space. Hedging or fences should be kept low, and the latter should bedesigned to be in keeping with the architectural character of the dwelling.

Wood or stone fencing, or a combination of the two, is acceptable for front yardswhile chain link metal fencing is not. Picket, lattice or other similar wood fencingis acceptable, while solid fence panels are not.

• Gates and/or arbours should be consistent with the style of the fence.

Built Form Diversity

• Diversity of building form is encouraged within the same area on the same street.

• No street block should have more than two homes with the same architecturaldesign. Variation can be accomplished through the location of porches, roof form,facade articulation, and front elevation design details (i.e. variety in windowproportions, trim, materials, and colour).

Building Massing

• The massing of individual houses or buildings should express a strong clearhierarchy of forms. Upper floors that are proportionally smaller than the lowermain floors reduce the appearance of box-on-box housing forms while allowing forvaried roof forms.

▪ Setbacks in the second-storey break-up the appearance of longer walls and allowfor larger skirt roofs along the side of a building.

• Building massing should reflect the character of historic homes found in traditionalDistrict of Mission urban neighbourhoods. The massing should incorporate strongpitched roof forms, porches, and/or recessed entries.

• The scale of adjacent buildings should minimize overlooking and shadowingbetween buildings.

Roof Forms

• Buildings should have strong primary roof forms. Secondary roofs, gables, shedor integrated skirt roofs should be incorporated into the building form to express aclear formal hierarchy and to visually support the primary roof form.

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• Incorporation of living spaces within the roof form is encouraged for principalbuildings and is required for the design of coach house buildings.

Roof slopes of a minimum of 7 in 12 are encouraged, with steeper roofs preferredon dominant and primary roofs.

Garage roofs are to complement the roof form of the principal dwelling

• Consideration should be given to roofing materials that achieve an appropriate fitwith the building's structural massing, articulation, and roof forms.

Building Finishes

e Recommended exteriorfinishes include wood,shingle siding, brick andstone. Vinyl siding isacceptable provided thewindow trim and exterioroutside/inside corners arefinished with wood fasciaboard.

No more than threematerial finishes arepermitted any elevation,with a fourth materialbeing permitted above theupper storey on gable ends ordormers.

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• Treatments to front elevations should continue around corners to avoid a "pasted-on" appearance.

• Fleshings, gutters and downspouts should be integrated into the design of thehome through colour or other methods.

Windows

• Windows are to be visually prominent and are to be articulated with color and/ortrim. The largest group of windows or those belonging to the primary livingspaces within the building should be of a scale that is compatible with themassing and roof forms of the building.

Windows are to be of a simple configuration, carefully composed to support themassing of the buildings. Groupings in the bays are encouraged.

• Large horizontal picture windows are discouraged where vertical or squarewindows (individual or in groups) are preferred.

• Widows can be arranged and offset from neighbours to maximize privacy.

Landscaping

• Fencing on corner lots must be placed in a way that ensures good visibility at thecorner as well as creates a significant corner design element by starting the fencebehind the side elevation architectural features.

• Stamped concrete front walks and driveways should be considered to create aunique and distinctive feature for compact lot development.

• Ornamental trees and shrubs should be included as part of the site plan.Plantings can be used to create privacy, break up elevations, and used to ensurethat compact lot subdivisions have a consistent and finished look ..

Crime Prevention Through Environmental Design (OPTED)

6 Developers and designers are to consider appropriate safety and naturalsurveillance measures (such as lighting design, visual access/surveillance) as perCPTED principles.

Homes are to be designed so thatprimary living areas have a clear viewof the street, park, and/or greenway.

• Garages are to be oriented so thatthey do not completely block the viewof the street or lane.

Raised functional porches are to beprovided on the street-facingelevation of residences.

® The first-floor elevation should be sethigh enough to provide acommanding view of the street.

Exemption

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The following will be exempt from requiring an Intensive Residential DevelopmentPermit:

Excluding coach house and garden cottage, a development proposing toconstruct a new building(s) or an addition to an existing building(s) less than111.5 sq. m. will be evaluated by staff 'in-house' to ensure consistence with theintent of Development Permit Area Guidelines;

• internal renovations not resulting in any change to the external appearance of thebuilding;

• Site improvements such as landscaping and paving;

Subdivision for the purposes of lot consolidation, lot fine adjustment, or roadwidening to District of Mission standards;

• Exterior building envelope repairs covered under the Homeowner Protection Act,SBC 1998 not resulting in any significant change to the external appearance ofthe building; and

Any servicing work undertaken by or on behalf of the District of Mission.

APPENDIX 2

LAND USE

OFFICIAL COMMUNITY PLAN FIFFERRAL

LAN. 47

POLE

Date Policy Adopted: July 2, 2002

Council Resolution Number: 02/691Date Policy Amended: June 76, 2003

Council Resolution Number: 03/707

During the development of a new Official Community Plan, the District of Mission will consultwith the organizations listed below prior to First Reading of the bylaw.

When an amendment is proposed to an Official Community Plan, the District of Mission will referthe proposed amendment to the organizations listed below following first reading of the bylaw,subject to the following provisions.

1. The Fraser Valley Regional District will be referred OCP amendment proposals that relateto land that is located adjacent to the boundary of Electoral Area "F" or that involve 100 ormore urban lots located anywhere within the District of Mission. A referral to the FraserValley Regional District will be made during the development of new OOP's.

2. The District of Maple Ridge will be referred OCP amendment proposals that relate to landthat is located adjacent to its boundary, A referral to the District of Maple Ridge will bemade during the development of new OCPs.

3. A referral to the City of Abbotsford will be made during the development of new OCPs.4. First Nations will be referred OCP amendment proposals that relate to lands having high

potential for archeological sites. This includes lands adjacent to the Fraser River and otherwatercourses and water bodies.

5. School District No, 75 will be referred amendment proposals in all cases.6. The Ministry of Water, Land, and Air Protection will be referred OCP amendment

proposals that involve a redesignation for residential, institutional, commercial, agriculturalor industrial development that would result in a change to the land use, vegetative cover orsurface water management within a watershed that has been identified as high risk by theagencies, or a property that is within an environmentally sensitive area. A referral to theMinistry of Water, Land and Air Protection will be made during the development of newOCP's.

District of Mission Community DevelopmentPage i of 2

LAN.47official Community Plan Referra l

7. The Fraser Health Region will be referred OCP amendment proposals that would increasethe number of parcels to be served by on-site sewage disposal systems. A referral to theFraser Health Region will be made during the development of new OCPs.

8. The Ministry of Transportation will be referred OCP amendment proposals for land that islocated within a radius of 800 metres of an intersection of a controlled access highway,where there is a companion rezoning involved. A referral to the Ministry of Transportationwill be made during the development of new OCPs.

9. The Department of Fisheries and Oceans will be referred OCP amendment proposalsrelating parcels located adjacent to the Fraser River, any other watercourse or water bodyand where the subject parcels contain creeks. A referral to the Department of Fisheries andOceans will be made during the development of new OCPs.

10. The Land Reserve Commission will be referred OCP amendment proposals for land that iswithin or adjacent to the Agricultural Land Reserve boundary. A referral to the Land ReserveCommission will be made during the development of new OCPs.

11 Utility Companies will be referred OCP amendment proposals involving 100 or more urbanlots.

12. Canadian Pacific Railway will be referred OCP amendment proposals relating to landsdirectly adjacent to its rail line.

Council must consider the requirement to make referrals on a case-by-case basis and adopt aresolution to clarify that the referral requirements have been considered. If the referralsconsidered comply with the provisions of this policy, the Council resolution should include thefollowing wording "That, upon due consideration of Section 879 of the Local Government Act,consultations go forward in accordance with Policy LAN.47, and that the persons, organizationsand authorities receiving those consultation referrals are considered to be those affected for thepurposes of the Section.

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