PUBLIC HEARING INFORMATION PACKAGE - City of Mission
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PUBLIC
HEARING
INFORMATION
PACKAGE
PUBLIC HEARING DATE
September 7, 2021
ADDRESSES: 32335 Fletcher Avenue
PLANNING FILE: R19-041
This “Public Hearing Information Package” has been compiled to
provide information pertaining to the subject property.
If you have questions regarding this information, please contact the
City of Mission’s Planning Department at (604) 820-3748.
Revised: 2021-09-03
File: 08-3310-21 – P2019-126
PUBLIC
HEARING
INFORMATION
PACKAGE
File: 08-3310-21 – P2019-126
PUBLIC
HEARING
INFORMATION
PACKAGE
TA B L E O F C O N T E N T S
1. Zone Amending Bylaw 6055-2021-5949(44) Page 1
2. Planning Staff Report to Council– dated August 16, 2021 Page 2
3. Engineering Department Comments – dated July 8, 2021 Page 28
4. Public Hearing Comments received:
- 2021-09-03 – Courtlands Condo Strata
- 2021-09-03 – Great Canadian Oil Change
File: 08-3310-21 – P2019-126
CITY OF MISSION
BYLAW 6055-2021-5949(44)
A Bylaw to amend "District of Mission
Zoning Bylaw 5949-2020"
WHEREAS, under the provisions of the Local Government Act, a Council may, by bylaw, divide
the municipality into zones and regulate the use of land, buildings and structures within such
zones;
AND WHEREAS the Council of the City of Mission has adopted "District of Mission Zoning Bylaw
5949-2020" and amended same from time to time;
AND WHEREAS the Council of the City of Mission deems it advisable and in the public interest
to amend the Zoning Bylaw;
NOW THEREFORE the Council of the City of Mission, in open meeting assembled, ENACTS AS
FOLLOWS:
1. This Bylaw may be cited for all purposes as "City of Mission Zoning Amending Bylaw 6055-
2021-5949(44).”
2. "District of Mission Zoning Bylaw 5949-2020" as amended, is hereby further amended by:
a) rezoning the property located at 32335 Fletcher Avenue and legally described as:
Parcel Identifier: 031-414-401
LOT 1 SECTION 20 TOWNSHIP 17 NEW WESTMINSTER
DISTRICT PLAN EPP96249
from Urban Residential 558 (R558) Zone, Urban Residential 558 Secondary
Dwelling (R558s) Zone, Neighbourhood Centre One (NC1) Zone, and Commercial
Highway Two (CH2) Zone to Commercial Highway One (CH1) Zone; and
b) amending the zoning maps accordingly.
READ A FIRST TIME this 16th day of August, 2021
READ A SECOND TIME this 16th day of August, 2021
PUBLIC HEARING held this __ day of ___, 2021
READ A THIRD TIME this __ day of ___, 2021
APPROVED by the Ministry of Transportation and Infrastructure this __ day of ___, 2021
ADOPTED this __ day of ___, 2021
PAUL HORN JENNIFER RUSSELL
MAYOR CORPORATE OFFICER
Information Package - Page 1
128
STAFF REPORT
Project: P2019-126
Application Numbers: R19-041, DP19-157
Subject: Development Application – 32335 Fletcher Avenue
DATE: August 16, 2021
BYLAW / PERMIT #: 6055-2021-5949(44)
PROPERTY ADDRESS:
32335 Fletcher Avenue
LOCATION: Mission Core
CURRENT ZONING: Commercial Highway Two Zone (CH2);
Urban Residential 558 Zone (R558);
Neighbourhood Centre One Zone
(NC1); Urban Residential 558
Secondary Dwelling (R558s)
PROPOSED ZONING: Commercial Highway One Zone (CH1)
CURRENT OCP: Commercial
PROPOSED OCP: No change
PROPOSAL:
To rezone the properties and construct a four-storey mixed-use
building with seven commercial units and daycare on the ground
floor and 105 apartment units above.
STAFF REPORT Page 1 of 7
Information Package - Page 2
129
Recommendation(s)
1. That draft Zoning Amending Bylaw 6055-2021-5949(44) to rezone the property at 32335 Fletcher
Avenue from Urban Residential 558 (R558) Zone, Urban Residential 558 Secondary Dwelling
(R558s) Zone, Neighbourhood Centre One (NC1) Zone and Commercial Highway Two (CH2) Zone
to Commercial Highway One (CH1) Zone be considered for first and second reading;
2. That, subject to Zoning Amending Bylaw 6055-2021-5949(44) receiving first and second reading, a
Public Hearing be scheduled on a date to be determined;
3. That prior to the adoption of Zoning Amending Bylaw 6055-2021-5949(44), the following conditions
be met to the satisfaction of the Director of Development Services:
a. Completion of the Engineering requirements, as in Attachment A.
b. Collection of any volunteered contributions to the City’s community amenity reserve.
c. Any other requirements resulting from Council’s consideration of the Bylaw, including Public
Hearing; and
4. That Development Permit DP19-157 be considered for final approval at the time of final adoption of
Zoning Amending Bylaw 6055-2021-5949(44).
Rationale of Recommendation(s)
x The proposed development is compliant with the Commercial OCP designation which envisions
small to large format retail centres with upper level residential uses up to 4 storeys and a 2.0 Floor
Space Ratio.
x This development also complies with OCP Policy 8.1.37 which considers incorporating residential
development into the commercial uses along Lougheed Highway as the area is redeveloped.
x The proposed development is compliant with the Zoning Bylaw and the applicants are not
requesting any variances to bylaw provisions.
x The applicants are also supporting OCP Policy 5.1.7 which encourages the development of rental
housing as a means of providing affordable forms of housing by proposing that eight of the
apartment units will be affordable rental units. They are not requesting any density bonus provisions
to facilitate construction of the affordable units but are aiming to partner with higher levels of
government for funding. A Housing Agreement will be brought forward for Council’s consideration at
a later date.
Purpose
To accommodate the construction of a mixed-use development with seven commercial units, a daycare,
and 105 apartment units.
Site Characteristics and Context
Applicant
x West Fraser Mission Developments Ltd.
Property Sizes
x 32335 Fletcher Avenue is approximately 0.784 ha (1.94 ac) in area.
STAFF REPORT Page 2 of 7
Information Package - Page 3
130
x The subject property is located on a plateau above Lougheed Highway. The land on the eastern
edge of the subject property slopes down significantly towards Mission Gateway Plaza.
Neighbourhood Character
x The subject property is located within the Lougheed Highway corridor west of the intersection
between Highway 11 and Lougheed Highway.
x The Mission Memorial Hospital is located north and west of the subject property, while other
commercial developments are located south and east. The hospital lands are designated
Institutional and zoned CD26, while all other adjacent lands are designated Commercial and zoned
CH2 and CD32.
x The proposed mixed-use commercial and residential development will fit with the neighbourhood
character and improve the local area through redevelopment of vacant land.
Environmental Protection
x There are no watercourses located on the subject property, but there is a large slope along the
western edge of the property that will require protection for geotechnical concerns.
x Invasive species have been identified on site and the applicant has submitted a management plan
for treatment and monitoring.
Parks and Trails
x There are no parks or trails located within walking distance of the proposed development.
Servicing
x Development of this area will require servicing, as outlined under "Referrals".
Referrals
Engineering Department: Refer to Attachment B.
Building Division: Development Permit and covenant required for Geotechnical
Hazards. Stormwater connection for underground parking must be
proven out.
Bylaw Enforcement Division: No concerns.
Environmental Services: Refer to Attachment B.
Mission Fire Rescue Service: No comment was provided.
Parks, Recreation, and Culture: No comment was provided.
School District 75: No comment was provided.
BC Transit: BC Transit supports this proposal as it is consistent with transit-
supportive land use, transportation policy and current transit plans.
MOTI: MOTI has accepted the Traffic Impact Assessment and has no
further concerns. Refer to Attachment C.
STAFF REPORT Page 3 of 7
Information Package - Page 4
131
Development Considerations
Development Permit Area C: Mixed Use and Commercial
The site is located within the Development Permit Area C for Mixed Use and Commercial Development.
The intent of DP Area C is to encourage the sensitivity and creativity needed to integrate mixed-use
developments into Mission.
x Staff have reviewed the design and are satisfied that the proposed development is meeting or
exceeding the design guidelines within the DP Area C. The Draft DP19-157 is attached as
Attachment A.
x The following table provides a summary of the design guidelines and identifies how the proposed
development is meeting these guidelines. These design aspects are performance-based and do not
include the requirements stipulated by the Zoning Bylaw, which are more prescriptive in nature.
Development Permit Area C Design Guidelines Meets
Requirements
Orient building frontages and main entrances to the dominant street frontage, with well-defined 9
entries and with walkways and bicycle access to the street
Minimize the length and massing of facades to take advantage of views and natural site features, 9
and to improve the visual interest of building elevations.
Design buildings with varied facades and articulated rooflines, or design in a contemporary style 9
that offers visual interest, to discourage large bland buildings that do not reflect the character or
scale of Mission.
Use durable and high quality building materials, integrating natural materials such as local stone, 9
brick, and wood, as well as low emissivity (low-E) glass for functional and aesthetic quality,
durability, longevity and ease of maintenance.
Provide weather protection over entry points and balconies, e.g., roof overhead, or area inset 9
below the floor above.
Balconies should be designed with attention first to the usability of the space by the resident and 9
secondly to the overall design of the building to ensure a cohesive, attractive image by:
x using recessed or semi-recessed balconies rather than projecting balconies
x providing adequate storage space within each unit so as not to promote clutter’ on the
balcony
x finishing the balconies in materials compatible with those used for the overall building
x developing a balance between the balcony and building frontage
In the landscape plan, consider finished site grades, location and heights of retaining walls, 9
underground irrigation alignments, utilities, views, shade and sun angles, needs for privacy or
screening, user safety, maintenance and irrigation requirements, and all other typical site
planning criteria.
The frontage area of new developments should be landscaped, including street trees with other 9
plantings interspersed throughout the development site.
Landscaping including trees, shrubs, seating, pedestrian features and other hardscape items shall 9
be designed in accordance with Crime Prevention through Environmental Design (CPTED)
principles and guidelines for pedestrian protection and visibility.
Design the internal circulation and parking system for efficient use by pedestrians and all types 9
of vehicles, including service vehicles, with a layout that discourages speeding, and provides
safe pedestrian routes throughout development sites and associated parking areas.
Provide underground parking for medium-density, high-density and mixed-use sites. 9
Pedestrian links should be provided into the site, and throughout the site. This includes: internal 9
STAFF REPORT Page 4 of 7
Information Package - Page 5
132
and external sidewalks/paths, curb let-downs and accessibility for persons in mobility devices
(wheelchairs & scooters).
Roads internal to the site should be laid out in a circulation manner. 9
x The proposed building design incorporates facades with significant architectural detail and high-
quality materials that reflect the character of Mission, including Hardie siding in earth-toned colours
and brick veneer. Facades are broken up by articulations in the exterior walls, balconies, and
material changes to minimize the massing of the building.
x Although the building does not directly front Fletcher Avenue, it provides several pedestrian and
bicycle access points and weather protection along the storefronts. The proposal is meeting the
requirements for bicycle parking and provides landscaped outdoor seating areas for use by patrons
and residents.
x The design includes a small surface parking area for commercial patrons and loading spaces, but
this will be partially screened by the topography of the site and the significant landscaping area
proposed along Fletcher Avenue.
x Balconies are semi-recessed and designed for usability by exceeding the minimum Amenity Space
(Private Outdoor) area requirements for each unit.
x The applicant is proposing a daycare to be located on the ground floor, with a large play area
located away from vehicular movement and parking areas, but visible to residential units.
Development Permit Area G: Geotechnical Hazards
Due to the presence of steep slopes on the subject property, Development Permit Area G for
Geotechnical Hazards is applicable. This Development Permit is delegated to staff for approval.
Housing Agreement
The applicant has indicated that all 105 apartment units will be rental units and at least eight of the units
will be offered at affordable rental rates. These affordable units are not proposed as part of the Density
Bonus Program but are being offered by the applicants as they are working in partnership with higher
levels of government. In order to secure these units as part of the City’s Affordable Housing inventory,
the applicant has agreed to enter into a Housing Agreement with the City. The applicant has proposed
the following conditions for the Housing Agreement:
x The Housing Agreement with be in place for a term of 20 years.
x At least eight of the 105 units will be offered at affordable rental rates that do not exceed 30% of
BC Housing’s Housing Income Limits (HILs) as provided yearly.
x The proposed affordable rental units will be a mix of one- and two-bedroom units.
x The income bracket required to qualify for an affordable unit will be equal to or less than the
HILs specified for that unit type.
Housing Needs Projections
The 2020 to 2024 Housing Needs Assessment has identified the need to build 195 market rental units
and 150 affordable rental units in the year 2021.
If this development is approved, it will add 97 market rental units and eight affordable rental units to the
City’s housing stock.
Information related to the cumulative totals for 2020 to 2024 is provided in a twice per year update to
STAFF REPORT Page 5 of 7
Information Package - Page 6
133
Council.
Transit
The proposed development is approximately 40 m from a transit stop located on Hurd Street. The
proposed road design will ameliorate the access to this transit stop from the development by improving
the pedestrian crossing at Hurd Street and Fletcher Avenue.
Traffic Management
The applicant has submitted a Traffic Impact Assessment for the proposed development and a new
design for the intersection of Hurd Street and Fletcher Avenue. As a result of the proposed development,
the applicant’s traffic engineer and the Ministry of Transportation and Infrastructure (MoTI) have
recommended that the left-out vehicle movement from Fletcher Avenue onto Hurd Street be permitted
only outside of peak hours. As shown in Attachment C, MoTI’s concerns have been satisfied. A
conceptual offsite design is presented in the proposed Development Permit Drawings in Attachment A.
Tree Management
The applicant has submitted an Arborist Report and Invasive Species Assessment Report. 24 significant
on-site trees are slated to be removed to facilitate the development. Policy LAN.32 Tree
Retention/Replanting requires all significant trees that are removed to be replaced as part of a rezoning
process. As per the landscape drawings submitted by the applicant, 39 trees will be planted on the site
as part of the proposed development.
Community Amenity Contribution
The applicant has volunteered to contribute $2,815 per new market residential unit in accordance with
Policy LAN.40(C).
Financial Implications
There are no financial implications associated with this report.
Communication
Communication action, as listed below, is in accordance with Policy LAN.03 Development Notification
Signs, Land Use Application Procedures and Fees Bylaw 3612-2003, and the Local Government Act.
x The applicant has posted one development notification sign
x Public Hearing Notification will be sent to all occupiers and owners of properties within 152 m from
the development site notifying them of the public hearing details.
Attachments
Attachment A: Draft Development Permit DP19-157
Attachment B: Engineering Rezoning Comments
Attachment C: Ministry of Transportation and Infrastructure Acceptance
STAFF REPORT Page 6 of 7
Information Package - Page 7134
Sign-Offs
Rob Publow, Manager of Planning
KP / sh
Approved for Inclusion: Barclay Pitkethly, Deputy Chief Administrative Officer
STAFF REPORT Page 7 of 7
Information Package - Page 8135
ATTACHMENT A - Draft Development Permit DP19-157
CITY OF MISSION
DEVELOPMENT PERMIT DP19-157
Issued to: 1093086 B.C. Ltd.
(Owner as defined in the Local Government Act,
hereinafter referred to as the Permittee)
Address: X
1. This Development Permit is issued subject to compliance with all of the Bylaws of the
Municipality applicable thereto, except as specifically varied or supplemented by this permit.
2. This Development Permit applies to and only to those lands within the Municipality, and more
particularly known and described as below, and any and all buildings, structures and
development thereon:
Address: 32335 Fletcher Avenue
Parcel Identifier: 031-414-401
Legal Description: LOT 1 SECTION 20 TOWNSHIP 17 NEW WESTMINSTER
DISTRICT PLAN EPP96249
3. The above property has been designated as Development Permit Area C Mixed-Use and
Commercial in the Official Community Plan.
4. The said lands are zoned Commercial Highway One (CH1) pursuant to “District of Mission
Zoning Bylaw 5949-2020” as amended. “District of Mission Zoning Bylaw” as amended is
hereby supplemented in respect of the said lands as follows:
(a) Building design and siting to be as shown on drawings numbered A100 to A204 inclusive,
dated July 21, 2021 from Mara + Natha Architecture Ltd, and
(b) Landscaping to be as shown on drawings numbered L1 to L5 inclusive, dated July 21,
2021 from PMG landscape Architects which are attached hereto and form part of this
permit.
5. Minor changes to the aforesaid drawings that do not affect the intent of this Development
permit and the general appearance of the buildings and character of the development may be
permitted, subject to the approval of the Municipality.
6.
(a) The said lands shall not be built on and no building shall be constructed, installed or
erected on the subject property, unless the building is constructed, installed or erected
substantially in accordance with development plans numbered A100 to A204 and L1 to L5
inclusive, prepared by Mara + Natha Architecture Ltd and PMG Landscape Architects
(hereinafter referred to as “the plans”), unless approval in writing has been obtained from
the Municipality to deviate from the said development plan.
(b) Access to and egress from the said lands shall be constructed substantially in
conformance with the plans.
(c) Parking and siting thereof shall substantially conform to the plans.
(d) The following standards for landscaping are imposed:
(i) All landscaping works and planting materials shall be provided in accordance with the
landscaping plan and specifications thereon, which form part of this permit and is
attached hereto as Drawing Number L1 to L5 prepared by PMG Landscape Architects.
(ii) All planting materials provided shall be able to survive for a period of one (1) year from
the date of the site approval by the Municipality.
Information Package - Page 9136
ATTACHMENT A - Draft Development Permit DP19-157
DEVELOPMENT PERMIT Page 2
DP19-157
7. As a condition of the issuance of this development permit, the Municipality must have in its
possession, prior to issuance of a building permit for this development, security as set out
below to ensure satisfactory provision of landscaping in accordance with the terms and
conditions as set forth in Clauses 5 (b) and (c) below. It is acknowledged that, at the time of
issuance of this development permit, the municipality does not have such security in its
possession. Any prospective purchaser or developer should be aware that this requirement
will need to be fulfilled prior to issuance of a building permit for the development outlined in
this permit.
(a) An Irrevocable Letter of Credit in the amount of
$[Click here to type Letter of Credit Amount] for the purpose of:
(b) A condition of the posting of the security is that should the Permittee fail to carry out the
works or services as herein above stated, according to terms and conditions of this permit
within the time provided, the Municipality may use the security to complete these works or
services by servants, agents or contractors, and any surplus shall be paid over to the
Permittee. If the security deposit is insufficient to cover the actual cost of completing the
said works, then the Developer shall pay such deficiency to the Municipality immediately
upon receipt of the Municipality’s bill for same.
(c) The Permittee shall complete the landscaping works required by this permit within six (6)
months of the occupancy permit being issued for the building(s) / addition. Within this six
(6) month period, the required landscaping must be installed by the Permittee, and
inspected and approved by the Municipality.
(d) If the landscaping is not approved within this six (6) month period, the Municipality has the
option of continuing to renew the security until the required landscaping is completed or
has the option of drawing the security and using the funds to complete the required
landscaping. In such a case, the Municipality or its agents have the irrevocable right to
enter into the property to undertake the required landscaping for which the security was
submitted.
(e) If the landscaping is approved within the six (6) months or thereafter in accordance with
the preceding paragraph, without the Municipality having to draw the security, 90% of the
original security will be returned to the Permittee.
(f) A holdback of 10% of the original security will be retained until a final inspection is
undertaken within 12 months of the date of the original inspection approval was given to
the landscaping. If the landscaping receives approval at final inspection, the 10% holdback
will be returned to the Permittee. If, after the final inspection, approval of the landscaping
is not given, the Municipality has the option of continuing to renew the security until the
required landscaping is approved or has the option of drawing the security and using the
funds to complete the required landscaping. In such a case, the Municipality or its agents
have the irrevocable right to enter onto the property to undertake the required landscaping
for which the security was submitted.
8. The land described herein shall be developed strictly in accordance with the terms and
conditions and provisions of this permit and any plans and specifications attached to this
permit shall form a part hereof.
9. This permit shall lapse if the Permittee does not substantially commence the construction of
the first phase of a phased development permitted by this permit within two (2) years of the
date of this permit.
10. The terms of this permit or any amendment to it, are binding on all persons who acquire an
interest in the land affected by this permit.
11. This permit is not a building permit.
Information Package - Page 10137
ATTACHMENT A - Draft Development Permit DP19-157
DEVELOPMENT PERMIT Page 3
DP19-157
AUTHORIZING RESOLUTION NO. [Click here to type resolution number] passed by the Council
on the [Click here to type day of the month] day of [Click here to type month] ,
[Click here to type year] .
IN WITNESS WHEREOF this Development Permit is hereby issued by the Municipality signed by
the Mayor and Corporate Officer the [Click here to type day of the month] day of
[Click here to type month] , [Click here to type year] .
____________________________
Paul Horn
MAYOR
____________________________
Jennifer Russell
CORPORATE OFFICER
Development Permit DP19-157
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PMG PROJECT NUMBER: 19-144
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PLANT SCHEDULE reproduced or used for other projects without their
45.00 m KEY QTY BOTANICAL NAME COMMON NAME PLANTED SIZE / REMARKS permission.
D TREE
PROPERTY LINE 10 ACER BUERGERIANUM TRIDENT MAPLE 6CM CAL; B&B
3 ACER CIRCINATUM VINE MAPLE 1.5M HT; B&B; 3 STEM CLUMP
m
.0 9 ACER PALMATUM 'BLOODGOOD' RED JAPANESE MAPLE 3.5M HT; B&B; UPRIGHT FORM
35 2 CORNUS NUTTALLII PACIFIC DOGWOOD 5CM CAL; 1.8M HT;
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NOTES: * PLANT SIZES THIS LIST ARE SPECIFIED ACCORDING TO THE BC LANDSCAPE STANDARD AND CANADIAN LANDSCAPE STANDARD, LATEST EDITION. CONTAINER SIZES
40
m
.0 10M IN
REQUIRED
CNLA STANDARD. BOTH PLANT SIZE AND CONTAINER SIZE ARE THE MINIMUM ACCEPTABLE SIZES. * REFER TO SPECIFICATIONS FOR DEFINED CONTAINER
AY
SPECIFIED AS PER ENVIRONMENTAL SETBACK LANDSCAPE
m
39
MEASUREMENTS AND OTHER PLANT MATERIAL REQUIREMENTS. * SEARCH AND REVIEW: MAKE PLANT MATERIAL AVAILABLE FOR OPTIONAL REVIEW BY LANDSCAPE ARCHITECT AT
.0
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SOURCE OF SUPPLY. AREA OF SEARCH TO INCLUDE LOWER MAINLAND AND FRASER VALLEY. * SUBSTITUTIONS: OBTAIN WRITTEN APPROVAL FROM THE LANDSCAPE ARCHITECT ARCHITECTS
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304M2 POTENTIAL
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PRIOR TO MAKING ANY SUBSTITUTIONS TO THE SPECIFIED MATERIAL. UNAPPROVED SUBSTITUTIONS WILL BE REJECTED. ALLOW A MINIMUM OF FIVE DAYS PRIOR TO DELIVERY Suite C100 - 4185 Still Creek Drive
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37
Burnaby, British Columbia, V5C 6G9
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DAYCARE CENTER OUTDOOR AVAILABILITY. * ALL LANDSCAPE MATERIAL AND WORKMANSHIP MUST MEET OR EXCEED BC LANDSCAPE STANDARD AND CANADIAN LANDSCAPE STANDARD LATEST EDITION. * ALL
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TH
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PLAY AREA AMENITY SPACE TENANT PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY. * BIO-SOLIDS NOT PERMITTED IN GROWING MEDIUM UNLESS AUTHORIZED BY LANDSCAPE p: 604 294-0011 ; f: 604 294-0022
36
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.0
49
UP 43.00 m E
SETBACK
UP SIDEWALK UP
m
.5
E
48
D 44.52 m E
LIN
UNDEVELOPABLE AREA
EE
TREE LINE (HATCHED)
TR
AREA: 1010.661 m2
DAYCARE
ELEV. 2
CRU5
m
.5
47 ELEV. 1
STAIR 2
ALK
RESIDENTIAL LOBBY 2
EW
CRU4 STAIR 1
SID
SLAB ELEVATION
42.06 m MAILBOX
RESIDENTIAL
LOBBY 1
RIGHT OF WAY
D +41.94 SIDEWALK ELEVATION 42.01 m
m
.5
SI
46
ACER PALMATUM 'BLOODGOOD'
DE
W
m
.0
AL
m
K
.0
35
46 7 3
RIGHT OF WAY
m CRU6 REFER TO
.5
45 ENVIRONMENTAL PLAN
MAGLIN BIKE RACK
m
MBR-0400-00011-S
m
2 .0
.0
CRU3 MAGLIN BIKE RACK HOLD 5-7 BIKES 40
H/C
45
MBR-0400-00011-S
H/C 8 HOLD 5-7 BIKES
1
E
8 21.JUL.22 NEW SITE PLAN RJ
IN
41.89 m
PR
Y
7 21.MAR.09 NEW SITE PLAN JH
YL
OP
T
6 20.AUG.17 NEW SITE PLAN DO
ER
WA
PER
TY
CRU7 5 20.JUL.30 TREE MNGT. PLAN; LIGHTING PLAN MC
LI
2' HT. CONCRETE PLANTER 4 20.JUL.23 CITY COMMENTS PC
PRO
NE
m EN 3 19.NOV.04 ISSUED FOR DP RJ
11
44.5 GARD
RAIN
6.
2 19.OCT.31 NEW SITE PLAN RJ
14
CRU2 1 19.SEP.23 NEW SITE PLAN RJ
m
THUJA PLICATA
ER
41.93 m E
SIDEWALK
'EXCELSA' NO. DATE REVISION DESCRIPTION DR.
TER
STEWARTIA PSEUDOCAMELLIA STAIR 3
UTT
TO
P
O
DG
GUT
F THUJA PLICATA 'EXCELSA' CLIENT:
41.89 m BA
N
ACER PALMATUM 'BLOODGOOD' K
B AN
AND
CORNUS NUTTALLII 41.89 m
UP 13 MAGLIN BENCH MLB720BCL-W
m
SIDEWALK
CUR
.0 UP IPE WOOD
URB
44
RC
ACER CIRCINATUM
RIER
STEWARTIA PSEUDOCAMELLIA
STAIR 4
OVE
L
BAR
ACER CIRCINATUM
MAGLIN BIKE RACK GARBAGE
ROL
43.5 m MBR-0400-00011-S ROOM ROOF
14 21 HOLD 5-7 BIKES
LO
F BANK
CRU1
AD
IN
G
LO
1
TOP O
AD
PROJECT:
IN
G
2
m
39.5 m
RIGHT OF WAY
BENCH
90
42.10 m F MAGLIN MLB720BCL-W
43 MIXED USE DEVELOPMENT
.0 43.00 m E IPE WOOD
m
2%
11.9%
UP
STAIR 5 32305 HURD STREET
42.01 m
2% 2% MISSION, BC
42.01 m 43.00 m E
RAMP 1:12 SLOPE 42.10 m F
42.45 m 2%
41.00 m UP
DN
39.71 m DN 38.41 m
38.
39 DRAWING TITLE:
UP
PROPERTY LINE LANDSCAPE
39.54 m 38.65 m 38.84 m
2% 2%
PLAN
ACER BUERGERIANUM SIDEWALK
STREET D
LETDOWN LETDOWN DATE: 19.SEP.12 DRAWING NUMBER:
GARBAGE ENCLOSURE
ENTRANCE TO ACCESS SCALE: 1/16"=1'-0"
S +39.24
U/G PARKING DRAWN: RJ
DESIGN: RJ
m
L1
.5 CHK'D: PCM OF 5
41.0 m
m 40
.5
41
m
.0
FLETCHER AVENUE 19144-6.ZIP PMG PROJECT NUMBER: 19-144
40
Information Package - Page 24151
ATTACHMENT A - Draft Development Permit DP19-157
c Copyright reserved. This drawing and design is the
RIE
m
property of PMG Landscape Architects and may not be
F WSA
reproduced or used for other projects without their
47.0
Y
permission.
m
m
PMG PROJECT NUMBER: 19-144
45.0
PLANT SCHEDULE
45.5
TO
m
P
KEY QTY BOTANICAL NAME COMMON NAME PLANTED SIZE / REMARKS
O
F
SHRUB
46.5
BA
m
15 AUCUBA JAPONICA 'SERRATIFOLIA' SAWTOOTHED JAPANESE AUCUBA #3 POT; 50CM
N
m
K
97 AZALEA JAPONICA 'PURPLE SPLENDOUR' AZALEA; RED-VIOLET #2 POT; 25CM
.0
46.0
45
3 CHOISYA TERNATA 'SUNDANCE' MEXICAN MOCK ORANGE #3 POT; 50CM
40.40 m
45.00 m 43 CORNUS SERICEA REDTWIG DOGWOOD #3 POT; 80CM
D 8 HYDRANGEA MACROPHYLLA 'NIKKO BLUE' BIGLEAF HYDRANGEA (BLUE) #3 POT; 80CM
26 HYDRANGEA QUERCIFOLIA OAKLEAF HYDRANGEA #3 POT; 80CM LANDSCAPE
100 RHODODENDRON 'MRS. FURNIVAL' RHODODENDRON; ROSE PINK; MAY #3 POT; 50CM ARCHITECTS
m 13 RIBES SANGUINEUM 'KING EDWARD VII' RED FLOWERING CURRANT #3 POT; 80CM
.0 Suite C100 - 4185 Still Creek Drive
35 30 ROSA GYMNOCARPA BALDHIP ROSE #3 POT; 60CM
m
Burnaby, British Columbia, V5C 6G9
61 ROSA MEIDILAND 'BONICA' BONICA ROSE #2 POT; 40CM
p: 604 294-0011 ; f: 604 294-0022
44.0
46 ROSA MEIDILAND 'RED' MEIDILAND ROSE; RED #2 POT; 40CM
44.5 m
m
12 ROSMARINUS OFFICINALIS 'PROSTRATUS' CREEPING ROSEMARY #1 POT
.0
40
449 VIBURNUM DAVIDII DAVID'S VIBURNUM #3 POT; 50CM
m
.0
AY
GRASS
m
39
SEAL:
.0
W
50 CAREX FLAGELLIFERA 'KIWI' KIWI WEEPING SEDGE #1 POT
ES
38
304M2 POTENTIAL
m
879 FESTUCA OVINA 'GLAUCA' BLUE FESCUE #1 POT
RI
.0
OF
25 JUNCUS EFFUSUS COMMON RUSH #1 POT
VA
OUTDOOR
37
m
56 MISCANTHUS SINENSIS `YAKU JIMA' MAIDEN GRASS #2 POT
.0
TH
HT
PLAY AREA
36
ID
169 PENNISETUM ALOPECUROIDES 'HAMELIN' DWARF FOUNTAIN GRASS #1 POT
G
PR
W
133 STIPA TENUISSIMA MEXICAN FEATHER GRASS #1 POT
RI
OP
PERENNIAL
ER
168 HELLEBORUS x HYBRIDUS LENTEN ROSE 15CM POT
TY
79 HEMEROCALLIS 'WHITE TEMPATION' DAYLILY, WHITE #1 POT; 20CM
LI
80 HOSTA 'PATRIOT' HOSTA; GREEN AND WHITE VARIEGATED #1 POT; 1 EYE
NE
226 LAVENDULA ANGUSTIFOLIA 'MUNSTEAD' ENGLISH LAVENDER; COMPACT; VIOLET-BLUE #1 POT
11
44.02 m
6.
TO
73 RUDBECKIA FULGIDA VAR SULLIVANTII `GOLDSTURM'RUDBECKIA; YELLOW 15CM POT
P
14
46.42 m
GC
m
OF
51 DRYOPTERIS ERYTHROSORA 'BRILLIANCE' BRILLIANCE AUTUMN FERN #2 POT; 45CM
RAMP FOR PLAY AREA
BA
42.98 m F 20 ERICA CARNEA 'SPRINGWOOD PINK' WINTER HEATH; PINK #1 POT
NK
43.89 m F
164 EUONYMUS JAPONICA 'EMERALD GAIETY' EUONYMUS; SILVER VARIEGATED #1 POT; 25CM
44.38 m STAIR FOR 75 LONICERA PILEATA PRIVET HONEYSUCKLE #2 POT; 25CM
D BUILDING SETBACK
m PLAY AREA DN
.0 NOTES: * PLANT SIZES IN THIS LIST ARE SPECIFIED ACCORDING TO THE BC LANDSCAPE STANDARD AND CANADIAN LANDSCAPE STANDARD, LATEST EDITION. CONTAINER SIZES
49
UP 43.00 m E SPECIFIED AS PER CNLA STANDARD. BOTH PLANT SIZE AND CONTAINER SIZE ARE THE MINIMUM ACCEPTABLE SIZES. * REFER TO SPECIFICATIONS FOR DEFINED CONTAINER
MEASUREMENTS AND OTHER PLANT MATERIAL REQUIREMENTS. * SEARCH AND REVIEW: MAKE PLANT MATERIAL AVAILABLE FOR OPTIONAL REVIEW BY LANDSCAPE ARCHITECT AT
SETBACK
UP SIDEWALK UP SOURCE OF SUPPLY. AREA OF SEARCH TO INCLUDE LOWER MAINLAND AND FRASER VALLEY. * SUBSTITUTIONS: OBTAIN WRITTEN APPROVAL FROM THE LANDSCAPE ARCHITECT
PRIOR TO MAKING ANY SUBSTITUTIONS TO THE SPECIFIED MATERIAL. UNAPPROVED SUBSTITUTIONS WILL BE REJECTED. ALLOW A MINIMUM OF FIVE DAYS PRIOR TO DELIVERY
FOR REQUEST TO SUBSTITUTE. SUBSTITUTIONS ARE SUBJECT TO BC LANDSCAPE STANDARD AND CANADIAN LANDSCAPE STANDARD - DEFINITION OF CONDITIONS OF
m
AVAILABILITY. * ALL LANDSCAPE MATERIAL AND WORKMANSHIP MUST MEET OR EXCEED BC LANDSCAPE STANDARD AND CANADIAN LANDSCAPE STANDARD LATEST EDITION. * ALL
.5
E
48
D 44.52 m E PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY. * BIO-SOLIDS NOT PERMITTED IN GROWING MEDIUM UNLESS AUTHORIZED BY LANDSCAPE
LIN
ARCHITECT.
UNDEVELOPABLE AREA
EE
(HATCHED)
TR
AREA: 1010.661 m2
DAYCARE
ELEV. 2
CRU5
m
.5
47 ELEV. 1
STAIR 2
ALK
RESIDENTIAL LOBBY 2
EW
CRU4 STAIR 1
SID
SLAB ELEVATION
42.06 m MAILBOX
RESIDENTIAL
LOBBY 1
RIGHT OF WAY
D SIDEWALK ELEVATION 42.01 m
m
.5
SI
46
DE
W
m
.0
m
AL
K
.0
35
46 7 3
m CRU6 8 21.JUL.22 NEW SITE PLAN RJ
.5
45 7 21.MAR.09 NEW SITE PLAN JH
m 6 20.AUG.17 NEW SITE PLAN DO
m
2 .0
5 20.JUL.30 TREE MNGT. PLAN; LIGHTING PLAN MC
.0
CRU3 40
H/C
45
4 20.JUL.23 CITY COMMENTS PC
H/C 8 3 19.NOV.04 ISSUED FOR DP RJ
1 2 19.OCT.31 NEW SITE PLAN RJ
1 19.SEP.23 NEW SITE PLAN RJ
41.89 m
PR
OP
NO. DATE REVISION DESCRIPTION DR.
ERT
Y
CRU7
LI
CLIENT:
NE
m
11
44.5
6.
14
CRU2
m
41.93 m E
TER
SIDEWALK
ER
STAIR 3 TO
P
GUT
UTT
O
F
41.89 m BA
AND
ND G
N
41.89 m K
UP
URB
13
RB A
m
SIDEWALK
.0 UP
44
R CU
VE
STAIR 4
PROJECT:
LLO
GARBAGE
RO
43.5 m ROOM ROOF
14 21 MIXED USE DEVELOPMENT
LO
F BANK
CRU1
AD
IN
G
LO
32305 HURD STREET
1
TOP O
AD
IN
MISSION, BC
G
2
m
39.5 m
m
m
RIGHT OF WAY
m
42.10 m F
39.0
38.5
38.0
37.5
43.00 m E
2%
11.9%
UP DRAWING TITLE:
STAIR 5
42.01 m
2% 2%
42.01 m 43.00 m E
SHRUB
RAMP 1:12 SLOPE 42.10 m F
5m 2% PLAN
41.00 m UP
DN
39.71 m DN 38.41 m
38.03
39.00 m
m
UP DATE: 19.SEP.12 DRAWING NUMBER:
SCALE: 1/16"=1'-0"
39.54 m 38.65 m 38.84 m
2% 2% DRAWN: RJ
SIDEWALK
DESIGN: RJ
D
L2
CHK'D: PCM
EET LETDOWN LETDOWN OF 5
GARBAGE ENCLOSURE
ENTRANCE TO ACCESS
S
U/G PARKING 19144-6.ZIP PMG PROJECT NUMBER: 19-144
Information Package - Page 25152
ATTACHMENT A - Draft Development Permit DP19-157
c Copyright reserved. This drawing and design is the
property of PMG Landscape Architects and may not be
reproduced or used for other projects without their
permission.
LANDSCAPE
ARCHITECTS
Suite C100 - 4185 Still Creek Drive
Burnaby, British Columbia, V5C 6G9
GROWING MEDIUM p: 604 294-0011 ; f: 604 294-0022
NOTE:
SANDBLASTED FINISH FOR PAVERS TO BE INSTALLED TO MANUFACTURERS SPECIFICATIONS
CONCRETE PLANTER WALL PAVERS NOT TO BE CUT MORE THAN HALF SIZE SEAL:
FURNITURE BASE CHAMFER EDGES WITH REVEAL
ALL PAVERS TO BE DIAMOND CUT
HEX BIT TAMPER ONLY PAVERS OFF SLAB ARE TO BE INFILLED WITH POLYMER SAND
RESISTANT SCREW
GRADE ONLY PAVERS OFF SLAB ARE TO HAVE BEDDING SAND LEVELING COARSE
WASHERS
DO NOT INFILL AND SWEEP SAND BETWEEN
CONCRETE WALL DRAIN MAT: PAVERS THAT ARE ON TOP OF SLAB
ANCHOR NILEX WD-15 IE COURTYARD AND PRIVATE PATIO AREAS
IN DRILLED CONCRETE PAD OR APPROVED
HOLE /SIDEWALK EQUIVALENT HYDRAPRESSED SLAB
AS PER LANDSCAPE PLAN
PAVING
2" BIRD'S EYE GRAVEL
NILEX PD20 OR APPROVED
EQU. DRAIN MAT
NOTE: PROTECTED SLAB BY OTHERS
SITE FURNISHINGS TO BE INSTALLED TO
MANUFACTURERS SPECIFICATIONS PREPARED SLAB 2" DEPTH SAND LAYER
(PROTECTION /WATERPROOFING
BY OTHERS) DRAIN MAT: NILEX PD-20
OR APPROVED EQUIVALENT
1 SITE FURNITURE MOUNTING 2 PLANTER WALL ON SLAB 3 HYDRAPRESSED SLABS ON SLAB
N.T.S 1"=1'-0" 1"=1'-0"
L3 L3 L3
8 21.JUL.22 NEW SITE PLAN RJ
7 21.MAR.09 NEW SITE PLAN JH
6 20.AUG.17 NEW SITE PLAN DO
5 20.JUL.30 TREE MNGT. PLAN; LIGHTING PLAN MC
4 20.JUL.23 CITY COMMENTS PC
3 19.NOV.04 ISSUED FOR DP RJ
2 19.OCT.31 NEW SITE PLAN RJ
1 19.SEP.23 NEW SITE PLAN RJ
NO. DATE REVISION DESCRIPTION DR.
CLIENT:
MAGLIN BENCH MAGLIN BIKE RACK
PROJECT:
MIXED USE DEVELOPMENT
32305 HURD STREET
MISSION, BC
DRAWING TITLE:
LANDSCAPE
DETAILS
DATE: 19.SEP.12 DRAWING NUMBER:
SCALE: AS SHOWN
DRAWN: RJ
LANDSCAPE FORMS SKYLINE BOLLARD LANDSCAPE FORMS RAMA LIGHT
DESIGN: RJ
L3
CHK'D: PCM OF 5
19144-6.ZIP PMG PROJECT NUMBER: 19-144
Information Package - Page 26153
ATTACHMENT A - Draft Development Permit DP19-157
c Copyright reserved. This drawing and design is the
RIE
m
property of PMG Landscape Architects and may not be
F WSA
reproduced or used for other projects without their
47.0
Y
permission.
m
m
45.0
45.5
TO
m
P
O
F
46.5
BA
m
N
m
K
.0
46.0
45
40.40 m
45.00 m
D
LANDSCAPE
ARCHITECTS
m
35
.0 Suite C100 - 4185 Still Creek Drive
m
Burnaby, British Columbia, V5C 6G9
p: 604 294-0011 ; f: 604 294-0022
44.0
#11036
44.5 m
m
.0
TREE PROTECTION
40
m
.0
FENCING
AY
m
39
SEAL:
.0
W
ES
38
304M2 POTENTIAL
m
RI
.0
OF
VA
OUTDOOR
37
m
.0
TH
HT
PLAY AREA
36
ID
G
PR
W
RI
OP
ER
TY
LI
#11035
NE
11
44.02 m
6.
TO
P
14
46.42 m
#11034
m
OF
#11033
RAMP FOR PLAY AREA
BA
42.98 m F
NK
43.89 m F
#11032 #11031
#11030 44.38 m STAIR FOR
D BUILDING SETBACK
m PLAY AREA DN
49.0
UP 43.00 m E
SETBACK
UP SIDEWALK UP
m
.5
E
48
D 44.52 m E
LIN
UNDEVELOPABLE AREA
EE
(HATCHED)
TR
AREA: 1010.661 m2
DAYCARE
ELEV. 2
CRU5
m
.5
47 ELEV. 1
STAIR 2
ALK
RESIDENTIAL LOBBY 2
EW
CRU4 STAIR 1
SID
SLAB ELEVATION
42.06 m MAILBOX
RESIDENTIAL
LOBBY 1
RIGHT OF WAY
D SIDEWALK ELEVATION 42.01 m
m
.5
SI
46
DE
#11029
W
m
.0
m
AL
K
.0
35
46 7 3
m CRU6 8 21.JUL.22 NEW SITE PLAN RJ
.5
45 7 21.MAR.09 NEW SITE PLAN JH
m 6 20.AUG.17 NEW SITE PLAN DO
m
2 .0
5 20.JUL.30 TREE MNGT. PLAN; LIGHTING PLAN MC
.0
CRU3 40
H/C
45
4 20.JUL.23 CITY COMMENTS PC
H/C 8 3 19.NOV.04 ISSUED FOR DP RJ
#11027 1 2 19.OCT.31 NEW SITE PLAN RJ
1 19.SEP.23 NEW SITE PLAN RJ
41.89 m
PR
#11026
OP
NO. DATE REVISION DESCRIPTION DR.
ERT
Y
#11025 CRU7
LI
CLIENT:
NE
m
11
44.5 #11024
6.
14
CRU2
m
#11023 41.93 m E
TER
SIDEWALK
ER
STAIR 3 TO
P
GUT
#11022
UTT
#11007 O
F
41.89 m BA
AND
ND G
#11021 N
41.89 m K
UP
URB
13
RB A
m
SIDEWALK
.0 UP
44 #11020
R CU
VE
STAIR 4
PROJECT:
#11018
LLO
#11019 GARBAGE
RO
43.5 m ROOM ROOF
14 #11016 21
#11017
MIXED USE DEVELOPMENT
LO
F BANK
CRU1
AD
#11015
IN
G
LO
32305 HURD STREET
1
TOP O
AD
#11014
IN
MISSION, BC
G
2
m
39.5 m
RIGHT OF WAY
42.10 m F
39.0
#11013
43.00 m E
2%
#11012
11.9%
UP #11037 DRAWING TITLE:
#11028 STAIR 5
42.01 m
2% 2%
42.01 m 43.00 m E #11006
TREE MANAGEMENT
RAMP 1:12 SLOPE 42.10 m F #11009
5m 2% PLAN
41.00 m UP #11038 DN
39.71 m DN 38.41 m
38.0
39.0
UP DATE: 19.SEP.12 DRAWING NUMBER:
#11011 SCALE: 1/16"=1'-0"
#11010 39.54 m 38.65 m 38.84 m
#11041 #11008 2% 2% DRAWN: RJ
#11039 SIDEWALK
DESIGN: RJ
D
L4
#11040 CHK'D: PCM
EET LETDOWN LETDOWN OF 5
GARBAGE ENCLOSURE
ENTRANCE TO ACCESS
S
U/G PARKING 19144-6.ZIP PMG PROJECT NUMBER: 19-144
Information Package - Page 27154
ATTACHMENT A - Draft Development Permit DP19-157
c Copyright reserved. This drawing and design is the
RIE
m
property of PMG Landscape Architects and may not be
F WSA
reproduced or used for other projects without their
47.0
Y
permission.
m
m
45.0
45.5
LIGHTING LEGEND
TO
m
P
O
F
46.5
BA
m
N
m
K
.0
AREA LIGHT FIXTURE - 177" HT
46.0
45
40.40 m
45.00 m LANDSCAPE FORMS RAMA LIGHT
D
LANDSCAPE
BOLLARD LIGHT FIXTURE - 15" HT ARCHITECTS
m
.0 Suite C100 - 4185 Still Creek Drive
35 LANDSCAPE FORMS SKYLINE BOLLARD
m
Burnaby, British Columbia, V5C 6G9
p: 604 294-0011 ; f: 604 294-0022
44.0
TREE ACCENT FLOOD LIGHT
44.5 m
m
.0
40
m
.0 LIGMAN MINI ACCENT
AY
m
39
SEAL:
.0
W
ES
38
304M2 POTENTIAL
m
RI
.0
OF
VA
OUTDOOR
37
m
.0
TH
HT
PLAY AREA
36
ID
G
PR
W
RI
OP
ER
TY
LI
NE
11
44.02 m
6.
TO
P
14
46.42 m
m
OF
RAMP FOR PLAY AREA
BA
42.98 m F
NK
43.89 m F
D 44.38 m STAIR FOR
m PLAY AREA DN BUILDING SETBACK
49.0
UP 43.00 m E
SETBACK
UP SIDEWALK UP
m
.5
E
48
D 44.52 m E
LIN
UNDEVELOPABLE AREA
EE
(HATCHED)
TR
AREA: 1010.661 m2
DAYCARE
ELEV. 2
CRU5
m
.5
47 ELEV. 1
STAIR 2
ALK
RESIDENTIAL LOBBY 2
EW
CRU4 STAIR 1
SID
SLAB ELEVATION
42.06 m MAILBOX
RESIDENTIAL
LOBBY 1
RIGHT OF WAY
D SIDEWALK ELEVATION 42.01 m
m
.5
SI
46
DE
W
m
.0
m
AL
K
.0
35
46 7 3
m CRU6 8 21.JUL.22 NEW SITE PLAN RJ
.5
45 7 21.MAR.09 NEW SITE PLAN JH
m 6 20.AUG.17 NEW SITE PLAN DO
m
2 .0
5 20.JUL.30 TREE MNGT. PLAN; LIGHTING PLAN MC
.0
CRU3 40
H/C
45
4 20.JUL.23 CITY COMMENTS PC
H/C 8 3 19.NOV.04 ISSUED FOR DP RJ
1 2 19.OCT.31 NEW SITE PLAN RJ
1 19.SEP.23 NEW SITE PLAN RJ
41.89 m
PR
OP
NO. DATE REVISION DESCRIPTION DR.
ERT
Y
CRU7
LI
CLIENT:
NE
m
11
44.5
6.
14
CRU2
m
41.93 m E
TER
SIDEWALK
ER
STAIR 3 TO
P
GUT
UTT
O
F
41.89 m BA
AND
ND G
N
41.89 m K
UP
URB
13
RB A
m
SIDEWALK
.0 UP
44
R CU
VE
STAIR 4
PROJECT:
LLO
GARBAGE
RO
43.5 m ROOM ROOF
14 21 MIXED USE DEVELOPMENT
LO
F BANK
CRU1
AD
IN
G
LO
32305 HURD STREET
1
TOP O
AD
IN
MISSION, BC
G
2
m
39.5 m
RIGHT OF WAY
42.10 m F
39.0
43.00 m E
2%
11.9%
UP DRAWING TITLE:
STAIR 5
42.01 m
2% 2%
42.01 m 43.00 m E
LIGHTING
RAMP 1:12 SLOPE 42.10 m F
5m 2% PLAN
41.00 m UP
DN
39.71 m DN 38.41 m
38.0
39.0
UP DATE: 19.SEP.12 DRAWING NUMBER:
SCALE: 1/16"=1'-0"
39.54 m 38.65 m 38.84 m
2% 2% DRAWN: RJ
SIDEWALK
DESIGN: RJ
D
L5
CHK'D: PCM
EET LETDOWN LETDOWN OF 5
GARBAGE ENCLOSURE
ENTRANCE TO ACCESS
S
U/G PARKING 19144-6.ZIP PMG PROJECT NUMBER: 19-144
Information Package - Page 28ATTACHMENT B - Engineering Rezoning Comments 155
ENGINEERI NG DEPARTMENT REZONING & DEVELOPMENT COMMENTS
DATE: July 8, 2021
CIVIC ADDRESS: 32321, 32331 & 32335 Fletcher Avenue and 32305 Hurd Street
CURRENT ZONES: CH2, CNC1, R558 & R558s PROPOSED ZONE: CD
Disclaimer
The following comments are listed as deficiencies for the sole purpose of identifying required
works and services to enable the assembled properties to Rezone to a Comprehensive
Development zone and develop a mixed-use, residential (105-units)/commercial building. The
following works and services for this rezoning proposal are in accordance with the standards
contained within the City of Mission’s (COM) current Development and Subdivision Control Bylaw
(DSCB) 5650-2017 as amended. Additional requirements as specified by other stakeholder
authorities are considered to be above and beyond the scope of these comments.
The City received an initial application package in February 2020 which has undergone
subsequent changes and revisions. These comments are based upon an updated DP package
by Mara+Natha Architecture, Rev 13, dated: June 16th, 2021 and an engineered conceptual
servicing package by HY Engineering, Rev 4, dated: July 6th, 2021.
DOMESTIC WATER REQUIREMENTS:
Municipal water service is available on Fletcher Avenue adjacent to the site however the existing
watermain is only 150mmØ DI and is not a looped system. This condition has the potential to
create a fire flow deficiency. The City does not guarantee fire-flow requirements.
Municipal water service (250mmØ DI) is available on Hurd Street adjacent to the site.
Connection to the municipal system will be required at the building permit stage.
According to the service record cards, multiple service connections may exist and will be required
to be removed and capped at the main by the City at the developer’s sole expense.
The developer shall prove out the limitations of the existing system by whatever means deemed
appropriate and shall ensure the development is adequately serviced at the developer’s sole
expense.
At the time of writing these comments the developer’s engineer has proposed to utilize the Hurd
Street watermain for a service connection to the site.
The developer’s engineer has completed hydraulic modeling of the fire flow demands for the
proposed development with no identified system deficiencies noted (Section 3.2 – Pre-Design
Requirements).
Engineered design is required. See DSCB, Schedule C, Section 3 as amended.
STORM SEWER REQUIREMENTS:
Municipal storm service is available (and to be extended) on Fletcher Avenue and Hurd Street.
Connection to the municipal system will be required at the building permit stage.
According to the service record cards, multiple service connections may exist and will be required
to be removed and capped at the main by the City at the developer’s sole expense.
The City does not guarantee depth at property line. The developer shall prove out the limitations
of the existing system by whatever means deemed appropriate and shall ensure the Development
is adequately serviced at the developer’s sole expense.
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ENGINEERI NG DEPARTMENT REZONING & DEVELOPMENT COMMENTS
The developer is required to design and install storm water Best Management Practices (BMPs)
for the site that reduces the site’s 10-year post-development runoff rate to its 10-year pre-
development rate.
Engineered design is required. See Development and Subdivision Control Bylaw 5650-2017,
Schedule C, Sections 4 and 5 as amended.
Designs shall be accompanied by a report from a fully qualified professional engineer which
clearly identifies the specific opportunities and constraints for implementing best management
practices for the development, demonstrates that groundwater recharge and/or other appropriate
best management practices are sustainable and have been maximized for the particular site, and
provides examples of similar installations which demonstrate the sustainability, ability to construct,
and ease of maintenance of the works to be constructed.
In particular, when implementing the City of Mission ground water recharge guidelines, the
applicant shall be responsible to conduct a hydrological investigation to estimate infiltration rates
and soil permeability, determine the location of the water table and its seasonal variations. This
information is to be included in any engineering drawing submittals as it is critical to the design of
BMPs, building envelopes, and minimum building elevations.
Proposed measures shall be subject to acceptance by the Municipal Engineer and/or the Senior
Building Inspector.
SANITARY SEWER REQUIREMENTS:
Municipal sanitary service is available on Fletcher Avenue and Hurd Street.
Connection to the municipal system will be required at the building permit stage.
According to the service record cards, multiple service connections may exist and will be required
to be removed and capped at the main by the City at the Developer’s sole expense.
The developer shall prove out the limitations of the existing system by whatever means deemed
appropriate and shall ensure the development is adequately serviced at the Developer’s sole
expense. The City does not guarantee depth at property line.
At the time of writing these comments the developer’s engineer has proposed to utilize the Hurd
Street sewer main for a service connection to the site.
The Developer’s engineer has confirmed hydraulic modeling results and video inspection (by City
Staff) of the existing system with no identified system deficiencies noted (Section 6.2 – Pre-Design
Requirements).
Engineered design is required. See Development and Subdivision Control Bylaw 5650-2017,
Schedule C, Sections 6 and 7 as amended.
ROAD WORK REQUIREMENTS:
Fletcher Avenue and Hurd Street provide paved access to the site.
Transportation network modeling for the proposed development is required by the City of
Mission as per the DSCB Section 8.0 – Roadways, 8.19 Traffic Access and Impact Studies
based on the following rationale:
8.19.1.1 The proposed Subdivision/Development will generate 100 or more two-way
trips based on Institute of Transportation Engineers (ITE) recommended practices (i.e.
inbound plus outbound) during the adjacent street’s peak hour or the proposed
Development’s peak hour;
8.19.1.2 A change in use of an existing Parcel results in changes in the type of access
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ENGINEERI NG DEPARTMENT REZONING & DEVELOPMENT COMMENTS
operation, peak hour access volumes or the type of traffic;
8.19.1.3 The proposed Subdivision/Development is adjacent to a Roadway or
intersection with localized safety or capacity deficiencies as identified by the Engineer
(Capacity and level of service concerns by COM & MOTI regarding the intersection of
Hurd Street & Fletcher Avenue and Hurd Street & Lougheed Highway; grades and sight
lines);
8.19.1.4 Any other local traffic problems exist which may affect the ability of the existing
or proposed Highway to accommodate the proposed Development (Close proximity of
Fletcher Avenue to Lougheed Highway);
8.19.1.6 The proposed Subdivision/Development is located in an area exhibiting high
roadway congestion and/or a high rate of anticipated growth (Peak hours/close proximity
of Fletcher Avenue to Lougheed Highway);
8.19.1.7.2 Absence of a left or right turn lane(s) on a municipal road affected by the
proposed development. (Combined left turn/right turn on Fletcher Avenue outbound).
At the time of writing these comments the Developer has engaged the services of a qualified
professional traffic engineer to liaise with City and MOTI staff to generate an acceptable terms of
reference and has completed the TIA to the satisfaction of the City and MOTI.
All upgrades and/or deficiencies identified by the Traffic Impact Assessment (TIA) shall be
completed/corrected at the developer’s sole expense and will be a condition of rezoning.
The Developer shall be responsible for the design and construction of offsite road improvements
adjacent to the site as per COM and MOTI recommendations and in accordance with Schedule
B-1 – Works Adjacent to Development. The Developer’s engineer has submitted a satisfactory
preliminary civil design that substantially meets the needs described above.
The developer has agreed to provide some additional road dedication in the southeast corner of
the site whereby the cul-de-sac bulb geometry will be squared off relative to the east property
line. Obtaining a suitable corner truncation that meets with the intent will be a condition of
rezoning.
STREET LIGHTING:
The design and installation of municipal street lighting adjacent to the site complete with upgrades
to the existing system as necessary will be required as a condition of Development. Existing lease
lights on BC Hydro poles to be replaced with municipal lighting across the frontage of the site.
Street Lighting design shall compliment the roadway design and be in general conformance with
the DSCB with a preference for LED lighting.
Engineered design is required. See the Development and Subdivision Control Bylaw, Schedule
C, Section 9 – Street Lighting, as amended.
BOULEVARD TREE PLANTING:
The design and installation of boulevard trees adjacent to the site will be required as a condition
of Development.
Street boulevard tree planting design shall compliment the Roadway Design and be in general
conformance with the Development and Subdivision Control Bylaw with all proposed plant
material requiring approval from the City of Mission Manager of Parks & Facilities.
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