Mission council is moving forward with a community plan amendment to allow increased density for a development next to Westminster Abbey.
Third reading for the amendment was unanimously approved by council at Monday’s (March 18) meeting after receiving a report from staff. It makes way for a four-storey apartment development on 8200 Hanson Dr. and 34142 and 34198 Parr Ave, in addition to a purchase of 2.2 acres of parkland for the City of Mission at $5.5 million.
“I’m supportive of this and I think it will fit well,” Mission Mayor Paul Horn said at council.
Eight locals spoke at a public hearing for the amendment on Feb. 5, including several representatives from Westminster Abbey against the development.
A petition opposed to the amendment also gained traction with almost 450 signatures, short of the goal of 500. It stated that the height and density of the development aren’t suitable for the area.
Father Joseph Park of Westminster Abbey shared concerns with the increased density, as well as potential conflicts with the Abbey’s farmland.
“We are disappointed that the council rejects our concerns and ALC’s (Agricultural Land Commission) concerns about allowing high-density apartments to be built right next to an active farm. This is not following the Ministry of Agriculture’s Edge Planning between urban and farm. We need to think about this,” Park said.
According to the third reading report, the Agricultural Land Reserve (ALR) recommends a buffer of 30 metres from the agricultural boundary to a building. Despite this recommendation by the ALR, the report states that the Stave Heights Plan considered and adopted a 20-metre buffer in this area.
Park is worried about potential conflicts with the Abbey-owned farm and forest next to the development.
“We’re just in an odd situation in that Mission is not like Chilliwack – it doesn’t have a lot of farmland – and it’s sort of a different culture. So the awareness of farms is less visible,” Park said in an interview with the Mission Record prior to Monday’s vote.
Any trees within the site will likely require removal, according to the report. The forested land to the east is owned by Westminster Abbey and the forested land to the south is owned by the city, so tree removal would not be permitted unless the developer had permission from the landowners.
“They got the development right up against forest. So there’s gonna be a huge conflict right there — branches coming down, trees coming down,” Park said.
The developer has agreed to work with Westminster Abbey to construct a new fence across from the development, according to the third reading report.
“With much conflict and trying to work this out, we now realize we just have to go to the city and [ask] how can we do this correctly? They don’t argue, they understand because they’ve adopted a lot of these policies to work with ALR and ALC guidelines but when it comes to a developer who wants an amendment or wants a variance or something, then they seem to lose sight of those things and narrow in on that particular request,” Park said before the vote.
Horn says the setback was the same with the previous land use.
“So there hasn’t been a change as a result of this application. I think we’ll ask of staff — and I have informally spoke with the developer — that they use landscaping or fencing to help and enhance the way the buffer acts. Essentially at the end of the day, it was going to be a multifamily development anyways and when we first talked about Stave Heights, we talked about this potentially being an apartment complex for that very reason,” Horn said.
Park says the Abbey feels like part of Mission as a tourist attraction, but less so when it comes to farming, planning and the conflicts that arise with developments. He says the amendment goes against past surveys of Stave Heights residents.
“It discourages a lot of people and they get cynical about this,” he said. “That’s why the neighbour started right away when they saw that sign go up – to start these petitions and get other people organized because it’s not just high density, but it’s disregarding the planning process, disregarding people’s input. And I think the councillors want to do their job and represent, but I don’t think they realize sometimes that when they do disregard these things and get sort of narrow on the issues, they’re doing a lot of harm for the long-term.”
Park says the Abbey first experienced conflicts with developments about a decade ago.
“When we started encountering more and more development, it was a change because we’ve been here for years and it mostly was farms around us,” he said.
Park worries about a change in mentality with recent provincial housing legislation to allow for increased density in some areas. He says it brings even more potential to forget other values.
“People really value Mission and its beauty and all its environmental, and social values. If we had high rises like Vancouver, it would be a totally different culture and a lot of people are afraid. We’re okay with certain [amounts] of high density, but it’s got to be well-planned and people-involved,” he said.
According to the agenda package from Feb. 5, the developer agreed to build out the park area that will be sold to the city and limit the height of the buildings to four storeys.
The developer confirmed to city staff they will build a retaining wall, seed or sod the entire park area, build a picnic shelter with dimensions and construct a paved parking lot similar to Griner Park.
READ MORE: Mission delays decision on development near Westminster Abbey
