MIDISTR.ICT OF

ON THE FRASER

Regular Council Agenda

April 26, 2010 — 6:30 p.m.Council Chambers

8645 Stave Lake Street, Mission, BC

1. DELEGATIONS AND PRESENTATIONS

(a) Jacqueline Snider Page 2Re: Dispute of Inspection Fee

2. QUESTION PERIOD (on new business only)

3. DEVELOPMENT PERMITS AND DEVELOPMENT VARIANCE PERMITAPPLICATIONS

(a)

Development Variance Application DV10-005 (Koch) — Page 38435 Draper Street(For public input and consideration of approval)

4. PUBLIC HEARING

(a) District of Mission Zoning Amending Bylaw 5130-2010-5050(8) (R10-004 — Page 8Steele) — a bylaw to rezone property at 8463 Fennell Street from R558 (UrbanResidential Zone) to R558s (Urban Residential Secondary Dwelling Zone)

(b) District of Mission Official Community Plan Amending Bylaw 5132-2010-4052(8) — Page 17(R10-009 — District of Mission) a bylaw to set reduction targets

5. ADJOURNMENT

R.C1" OF MLS

ON

Date:

REQUEST TO APPEAR AS A DELEGATION

/7/C/ /‘ ,26/1

To: Dennis Clark, Director of Corporate Administration

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

./q6w7/z-

71 (4 /27/)7.? 7,?../7d (4-,7

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, f be allotted e maximum of 10minutes to make my presentation.

Name: a,47v4e.ze

Planning DepartmentMemorandum

FILE: PRO.DEV.DEVDV10-005

To: Chief Administrative Officer

From: Ryan Anderson

Date: April 6, 2010

Subject: Development Variance Application DV10-005 (Koch) 8435 Draper Street

Recommendation1, That Development Variance Permit Application DV10-005, in the name of Koch, to vary

Section 501. I (2) - Height of Buildings of District of Mission Zoning Bylaw 5050-2009 byincreasing the maximum:

• Height of Accessory Building from a 6.0 meters (19.7 feet) to 6.858 meters (22.5feet)

for a proposed accessory building located at 8435 Draper Street, and be forward to Councilfor public input on April 26, 2010.

Summary of ProposalAn application has been received from Travis Koch to increase the height requirement of theR930 (Urban Residential Zone) from 6.0 meters (19.7 feet) to 6.858 meters (22.5 feet) on theproperty located at 8453 Draper Street (Map 1). The required variance is 0.858 meters (2.815feet).The accessory structure and additional height will allow the applicant to construct a small officein a second story. The applicant operates a home based business permitted under the currentzoning.BackgroundThe property has an existing single family dwelling (Site Plan). The applicant had been incontact with District of Mission staff as he planned the proposed accessory building. During thattime, the new Zoning Bylaw was adopted by Council, and the proposed plans, which didconform to prior zoning requirements, do not conform to the new zoning requirements for height(Height Plans).

Analysis of ProposalThe applicant made every effort to design his proposed building to meet existing zoningrequirements; however, by the time the applicant made application for a Building Permit, thenew regulations were in effect. Therefore a variance is needed for the proposed building tocomply.The property is not encumbered by any watercourses nor Environmentally Sensitive Areas, andthe proposal is conforms to the R930 zone, except for height. The Home Occupation use ispermitted by the zone, and supported by the Official Community Plan (OCP).

ary, .ff r,tommend that the Development Variance Permit proposals proceed toear m in7April 26, 2010.

ndersonE\ARYAN\Development Files\8435 Draper Street - Koch\Cow Report - Koch.doc

PAGE 1 OF 4

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ON THE FRASERPLANNING DEPARTMENT

FILE: PRO.DEV DEVDV:10-005April 14, 2010

Dear Owner/Occupant:Re: Development Variance Permit Application DV10-005 (Koch) for Property Located

at 8435 Draper Street

Please be advised that a Development Variance Permit application has been received from Mr.Travis Koch.The purpose of the Development Variance Permit is to vary District of Mission Zoning Bylaw5050-2009 Section 501 I. 2. Height of Buildings by increasing the maximum height of anaccessory building from 6.0 meters (19.7 feet) to 6.858 meters (22,5 feet). The additional heightwill allow the applicant to construct a small office in a second story of an accessory building.This letter is to serve as notice to all adjacent property owners and occupiers of land that theDistrict of Mission Council will consider this application at the April 26, 2010 Regular Councilmeeting.The Council meeting will be held at 6:30 p.m. in the Council Chambers of the Municipal Hall,8645 Stave Lake Street, Mission, BC. An opportunity will be given for any interested parties tocomment on the Development Permit application.If yob have any questions concerning this Development Permit application please contact RyanAnderson, Planner, at (604) 820-3743,Yours truly,

roll FletcherDIRECTOR OF PLANNING

End!

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DISTRICT OF MISSION ZONING AMENDING BYLAW 5130-2010-5050(8) (R10-004 - Steele)

This bylaw proposes to amend District of Mission Zoning Bylaw 5050-2009 by amending the zoning ofthe following legally described property:

Parcel Identifier: 025-936-646 Lot 8 Section 29 Township 17 New Westminster District Plan BCP11086

from R558 Urban Residential 558 zone to R558s Urban Residential 558 Secondary Dwelling zone.

The location of the subject property is 8463 Fennell Street and is shown on the following map:

The purpose of the proposed amendment is to accommodate a secondary suite.

ON THE FRASERM DiSTRICT OF

fission Planning DepartmentMemorandum

FILE PRO.DEV.ZONR10-004

To: Chief Administrative OfficerFrom: Ryan AndersonDate: April 6, 2010Subject: Rezoning Application R10-004 (Steele) — 8463 Fennell Street

Recommendation

1. That, in accordance with Rezoning Application R10-004 (Steele), the Director of CorporateAdministration prepare a bylaw to amend District of Mission Zoning Bylaw 5050-2009 byrezoning the property located at 8463 Fennell Street and legally described as:Parcel Identifier: 025-936-646

from R558 to R558s;

that the bylaws be considered for 1 st and 2 nd reading at the Regular Council Meeting on April6, 2010; and

that following such a reading, the bylaw be forwarded to a Public Hearing on April 26, 2010.

Summary of Proposal

An application has been received from Al Steele to rezone the property located at 8463 FennellStreet (Map 1) from the R558 Urban Residential Zone to the R558s Urban ResidentialSecondary Dwelling Zone to allow for a secondary suite above an attached garage. Plans forthe proposed dwelling are attached as (Appendix A).

Background

The subject property is approximately 657.36 square meters (7,075.75 square feet) and frontsFennell Street to the east and has an exterior side yard fronting Stokes Avenue. The property isrelatively flat and is affected by neither watercourses nor Environmentally Sensitive areas. Theproposed single family dwelling is of good quality and should enhance the local neighbourhood.The overall residential neighbourhood character is comprised of similarly sized lots with singlefamily dwellings.

Official Community Plan Designation

The subject property is designated as Urban Residential in the Official Community Plan (OCP).The proposal to rezone the property to allow for a secondary dwelling unit is in conformancewith the goals of the current OCP. Policy 2.3.7 relating to Single Family ResidentialDevelopment states that:

"Consideration will be given to proposals for the development of single familyresidences with secondary dwelling units, including secondary suites, coachhouses, or granny flats, on new development sites, where developmentapplications shall be evaluated as intensive residential on a site specific basis."

The subject property is currently vacant, but the applicant has applied to the BuildingDepartment for a Building Permit for a Single Family Dwelling with a Secondary Dwelling Unit.

PAGE 1 OF 7

Zoning

The subject property is currently zoned R558 (Urban Residential Zone) which does not allow fora Secondary Dwelling Unit. The application proposes to rezone the property to R558s (UrbanResidential Secondary Dwelling Zone), which does allow for a Secondary Dwelling Unit.

Analysis of Proposal

From a Planning Department perspective, this application is in keeping with the OCP'sdirectives and policies. It provides an affordable housing unit and the new unit would beprovided in a new construction project. The property is not encumbered by any environmentalfactors, nor watercourses and is not viewed as providing any negative impacts.

Community Amenity Contribution

Community Amenity Contributions are not applicable to this application as no new single familydwelling units are being proposed. The application is only to allow a secondary dwelling.Tree Retention and Replanting

No trees are proposed to be removed, and no new trees are required to be planted.

Parkland

As fewer than 3 additional lots would be created, Section 941 of the Local Government Act(Provision of Parkland) does not apply.

internal Comments

The application was reviewed at Pre-Application Review (PAR) meeting which hasrepresentation from Engineering, Inspection Services, and Planning. Engineering Commentscan be found attached as (Schedule A). Referrals will be made to all applicable District ofMission departments.

External Referrals

The usual referrals will be made to the various utility agencies as part of the rezoning process.

Public Hearing information Package

In accordance with Council Policy LAN.50 — PRE-PUBLIC HEARING INFORMATIONPACKAGES, a package will be produced containing material related to the developmentapplication.

Requirements Prior to Adoption of the Zone Amending Bylaw

* Any other items that Council may require resulting from the Public Hearing or Councilconsideration of the application.

In summary, staff recommend that the rezoning proposal proceed to Public Hearing and Publicinputs m tiig ova April 26, 2010.

Ry derson

G:ICOMDE\ARYANIDevelopment Files!8463 Fennell Street8463 Fennell - COW.doc

FILE: PRO.DEV.ZON

PAGE 2 OF 7R10-004

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FILE: PRO. DEV.ZON

PAGE 3 OF 7R10-004

Appendix A— Building Plans and Site Plan

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Engineering CommentsFILE: R10-004

March 15, 2010.

CIVIC ADDRESS: 8463 Fennell Street

1. DOMESTIC WATER REQUIREMENTS:

Property already serviced, no further upgrading required.

2. SANITARY SEWER REQUIREMENTS:

Property already serviced, no further upgrading required.

3. STORM SEWER REQUIREMENTS:

Property already serviced, no further upgrading required.

4. ROAD WORK REQUIREMENTS:

None.

RECOMMENDATION

From an engineering point of view the rezoning application may proceed to final adoption.

FILE: PRO.DEV.ZON PAGE 7 OF 7R10-004

M OISTRICT OF

lssionON THE FRASER 7/"1,1.

PLANNING DEPARTMENT

FILE: PRO.DEV.ZONR10-004April 14, 2010

Dear Owner/Occupant:Re: Public Hearing for Rezoning R10-004 (Steele) — 8463 Fennell Street

Please find enclosed a Public Hearing Notice for your information. As a neighbouring residentor property owner to the subject property that is located at 8463 Fennell Street, you are invitedto attend this hearing and make known any comments that you may have.Reference should be made to Item No 1 in the Public Hearing Notice for more specificinformation on the proposal. Details of the Public Hearing time and location are stated at thetop of the attached Public Hearing notice. Additional information may be obtained by contactingthe District of Mission Planning Department at (604) 820-3748.Your; truly

charDIR CTOR OF PLANNING

Enc

G:`,COMIDEVTUF1410 HEARINGSTUELEC HEAR4NG NQTfF'ECATION LETTERS1R10-004 NOTN OWN OCCDOC

P.O. Box 20, 8645 Stave Lake Street, Mission, B.C. V2V 4L9Phone (604) 320-3148 Fax (604) 826:7951 5 (804) 820.37 15 Web Site: www roi5sion.co p1anningigmisonto

DISTRICT OF MISSION OFFICIAL COMMUNITY PLAN AMENDING BYLAW 5132-2010-4052(8)(R10-009 — District of Mission)

This bylaw proposes to amend District of Mission Official Community Plan 4052-2008 Part II: Policiesby adding a new Section 1.8 Climate Change and Reducing Greenhouse Gas (GHG) Emissions.

The purpose of the proposed amendment is to set greenhouse gas reduction targets as follows:

• reduce District of Mission corporate GHG emissions by 10% below 2008 levels by December 31,2015; and

• reduce District of Mission community GHG emissions by 20% below 2007 levels by December 31,2020 and by 80% below 2007 levels by December 31, 2050.

MDISTRICT OF

Engineering and Public WorksMemorandum

0\ THE FRASER

File Category: INF.ENV.GREFile Folder: Community Emissions

To: Chief Administrative Officer

From: Manager of Environmental Services

Date: March 29, 2010

Subject: Amending the Official Community Plan (OCP) to Include Targets, Actions andPolicies to Reduce Greenhouse Gas (GHG) Emissions

Recommendation

1. That the Director of Corporate Administration prepare a bylaw to amend OfficialCommunity Plan Bylaw 4052-2008 Part II: Policies by adding the following:

1.8 Climate Change and Reducing Greenhouse Gas (GHG) EmissionsClimate change is a global issue, caused by daily activities of billions of humans -primarily through the consumption of fossil fuel energy. The 2007Intergovernmental Panel on Climate Change concluded that observed climatechange trends to date are more likely than not human-caused and the expectationis that human-caused impact in the future is "virtually certain".

As part of its Climate Action Plan, the provincial government enacted the LocalGovernment (Green Communities) Statutes Amendment Act (also known as Bill27), in 2008, which amended some key acts including the Local Government Actand Community Charter. One of the main components of this new legislation isthe requirement for local governments to include specific and measurable targetsfor reducing GHG emissions in their Official Community Plans (OCP) by May 31,2010 along with supporting policies and actions to meet these targets.

The District of Mission signed the BC Climate Action Charter in 2008 whichvoluntarily commits the District to becoming carbon neutral in terms of itscorporate GHG emissions (energy used to operate buildings, vehicle fleet, waterand sewer services). Although not required by Bill 27, the District is includingcorporate reduction targets in the OCP to demonstrate leadership within thecommunity.

The following actions, policies and targets fulfill the requirements of Bill 27.

OBJECTIVE

Reduce the District's corporate GHG emissions by 10% over 2008.1eveis byDecember 31, 2015.

Page 1 of 5

Reduce the District's community wide GHG emissions by 20% below 2007levels by December 31, 2020 and by 80% below 2007 levels by December 31,2050.

POLICIESActions to Achieve Targets

Policy 1.8.1. The District of Mission will complete the implementation of theCorporate Energy Action Plan and proceed with completing the milestones of theFederation of Canadian Municipalities' Partners in Climate Protection Program.

Policy 1.8.2. The District of Mission will complete a Community Energy andEmissions Plan and proceed with completing the milestones of the Federation ofCanadian Municipalities' Partners in Climate Protection Program.

2. That in accordance with Section 882 of the Local Government Act, Council hasconsidered District of Mission Official Community Plan amending bylaws inconjunction with the District of Mission's Financial Plan (includes Capital ExpenditurePlan and Operating Expenditure Plan) and Waste Management Plan;

3. That the bylaw be given first reading at the Regular Council Meeting on April 6, 2010and forwarded to public hearing on April 26, 2010;

4. That, upon due consideration of Sections 879 and 881 of the Local Government Act,consultation referrals be completed as per the referral process outlined in LAN. 47Official Community Plan Referral.

Background

At their December 7, 2009 meeting, Council approved a process to amend the Official Community Planto include policies, actions and targets to realize reductions in community greenhouse gas emissions asper the requirements of the Local Government (Green Communities) Statutes Amendment Act (alsoknown as Bill 27). These amendments are required to be made by May 31, 2010. It is likely that certainprovincial grants and services may not be available to local governments who do not meet therequirements of Bill 27. Informally, provincial staff have stated that the May 31, 2010 deadline is fluidprovided the local government is working diligently towards establishing targets, actions and policies.

Corporate GHG emissions are those produced from the District's vehicle fleet, buildings andinfrastructure that are used to deliver typical municipal services. The District has completed a CorporateEnergy Action Plan that estimates the District's corporate GHG emissions to be approximately 2,500tonnes of carbon dioxide equivalent (CO 2e). Community GHG emissions have been calculated by theprovince of BC for the District at approximately 210,000 tonnes CO 2, These are emissions fromresidential, commercial and industrial buildings, all vehicles and solid waste disposal produced within theDistrict of Mission.

Staff has completed a preliminary review of other BC jurisdictions and summarized the targets that arebeing considered at this time. The stated reductions are aggregate totals and not per capita reductionsunless otherwise stated.

Page 2 of 5

Jurisdiction Target Comment

Canada 20% reduction by 2020 2006 baselineC 33% by 2020; 80°/0 by 2050 2007 baseline

i nterim targets of 6% reduction by 2012 and 18% by 2016Ladysmith 5% by 2012; 15% by 2016; 33% by 2020 2007 baseline

Also included corporate emissionsSpoke 20% by 2012; 33% by 2020 2006 baseline

Dawson Creek 14% by 201233% by 202085% by 2050

2006 baselineWidely seen as leader in BC

Squam sh 1 tonne CO2e per capita reduction by.2030; 85% by 2050 6a/. by 201233% by 202080% by 2050

2005 baseline2007 baselineVancouver

Targets, by definition, should be specific, measurable, agreed upon, realistic and time based. Obviouslythe targets are designed to achieve a reduction in overall emissions. However, when assessingperformance, it will be important to measure energy efficiency improvements by normalizing the energyuse against external factors such as weather, amount of work done etc.

At this time, staff recommends that a community emissions reduction target of 20% below 2007 levels byDecember 31, 2020 and 80% below 2007 levels by December 31, 2050 be adopted. The second targetis consistent with the current provincial target but the 2020 target of 20% reduction is well below that ofthe province's 33% reduction target.

At their March 1, 2010 meeting, Council adopted a corporate GHG emissions reduction target of 10%below 2008 levels by the end of 2015. Although corporate reduction targets are not required to beinclude in OCPs as per Bill 27, staff recommends that this corporate target be included to demonstrateleadership by the District.

Challenges to Achieving Targets

As a growing community, Mission faces additional challenges to realizing reduction targets that itchooses to set. The District's relatively underdeveloped transit infrastructure makes the transition awayfrom automobile dependency difficult to accomplish in the short and medium term. In addition, Missionhas a relatively large component of its GHG emissions originating from passenger vehicles which isrelated to the number of residents that leave the community each day to shop and work. While theDistrict is developing an Employment Lands Strategy, it is unlikely that local employment will increase by2020 to the point that significant GHG emission reductions will occur in the transportation sector.Nevertheless, creating new and local employment and shopping opportunities for existing residents willbe a key strategy for reducing GHG emissions.

Given the projected 2% annual growth of Mission, a business as usual case would suggest that GHGemissions will increase by 22°/0 by the end of 2020. The business as usual case is simply developed byscaling the existing community profile and emissions upwards by 20%. Thus, achieving a reduction of20% by 2020 suggests that the actual reduction will need to be approximately 42%. Even though the20% reduction target is well below the provincial target, when forecasted growth is accounted for, the20% target will be extremely challenging to achieve and may still be somewhat unrealistic.

The scale of the actions required to meet a 42% reduction by 2020 are significant. For example, everybuilding in Mission completing an aggressive energy efficiency retrofit (installation of heat pump or >90%

Page 3 of 5

efficient furnace, new windows etc) and the vehicle kilometers per trip being halved would be within therealm of what would be required. Nevertheless, there are some factors that play to Mission's advantagebut whose impact remains unknown until decisions are made by the District and more information isreceived from the province. In particular, the District owned land within the Municipal Forest and thecollection of landfill gas could possibly reduce community emissions by as much as 10% from the current2007 baseline that the province has calculated.

Achieving these targets obviously has significant implications as to how the community needs to developin the future. There is a need to have more people working and living in Mission in higher density, mixed-use and pedestrian friendly developments. Building single family homes at the expected growth rateseven with significant improvements in energy efficiency and public transportation will make it very difficultto come close to achieving these targets. District energy systems, far more local employment, densemixed-use developments, use of alternative energy sources must be implemented.

Given that staff are occasionally adjusting the Cedar Valley Development Plan now to include some ofthese factors, it is worthwhile considering reviewing the entire plan in the context of GHG emissionimplications. Now would be the time to re-evaluate the plan's contributions to future GHG emissions andto ensure the plan is consistent with long term GHG reduction strategies such as a dense multi-useservice centre and public transit corridor.

Measuring Progress

As mentioned above, targets need to be measurable. At this point in time, there remains considerableuncertainty with the way the emissions have been calculated by the province. Measurability will berefined every two years when the emission inventories are recalculated, however, it will remain verydifficult to quantify some of the efforts to reduce emissions at the local scale such as reductionsassociated with an anti-idling policy.

The FVRD, in partnership with Sustainability Solutions Group, has recently developed a modeling toolthat uses population growth, transportation, building, waste production, agriculture and forestry factors toestimate current and future greenhouse gas emissions for different scenarios. This tool is very easy touse and allows staff to run various community growth scenarios. It remains to be seen whether theprovince will accept the model as a way for communities to measure their performance.

The District's existing OCP does have many objectives and policies that are consistent with sustainabledevelopment and the reducing GHG emissions such as:

• Policy 1.1.8: Encourage energy efficient building design• Policy 1.3.4: Reduce dependence of the automobile by supporting public transit, transit oriented

development, and alternative transportation modes.• Policy 1.3.8: Develop and incorporate energy efficient site design guidelines into the District's

development approval process• Policy 2.1.3: Require proponents of residential development projects to consider energy efficient

building design.

Staff is recommending adding only two additional actions policies at this time. The first is to completethe implementation of the District's Corporate Energy Action Plan which has been recently completedand to continue to pursue the milestones of the Federation of Canadian Municipalities' Partners inClimate Protection Program. Similarly, the second is to adopt a similar approach for the communityemissions and to complete and implement a Community Energy and Emissions Plan (CEEP). Councilsupported completing a CEEP at their December 7, 2009 meeting. It is expected that both of these plans

Page 4 of 5

would result in policies and bylaws that would be considered by Council on their own outside of the OCPprocess.

Referral of Official Community Plan AmendmentWhen an amendment is proposed to an OCP, the District of Mission will refer the proposed amendmentfollowing first reading of the bylaw subject to provisions set out in Council policy LAN. 47. Council willthen have to adopt a resolution to clarify that the referral requirements have been considered.

Section 882 Local Government ActSection 882 of the Local Government Act requires Council to consider District of Mission OfficialCommunity Plan amending bylaws in conjunction with the District of Mission's Financial Plan (includesCapital Expenditure Plan and Operating Expenditure Plan) and Waste Management Plan.

Reducing the corporate emissions will reduce the amount of carbon offset credits that the District willneed to purchase in the future to achieve carbon neutrality as per the BC Climate Action Charter whichbecomes a positive impact on the financial plan. Purchasing offsets for community GHG emissions is notrequired. There may be financial implications with the recommendations that stem from the CEEP butthey will be evaluated as they come forward to Council as policies or bylaws.

Given that the proposed amendments will have little impact on the District's Financial and WasteManagement Plans, the Director of Finance has considered the financial aspects of the amendments andnoted no concerns with Council's further consideration of the amending bylaw.

In summary, staff recommends that Council amend the OCP to include corporate and community GHGreduction targets and that two new policies and actions, namely completion and implementation of aCorporate Energy Action Plan and a Community Energy and Emissions Plan be undertaken with theexpectation that the plans' recommendations will be brought forward to Council for consideration as newbylaws and policies.

Mike YounieManager of Environmental Services

I have reviewe e financial aspects of this report

Ken BjorgaardDirector of Finance

F:\ENGINEERIMYOUNIEIMernos1GHG OCP Bifl 27.doc

Page 5 of 5