What's Happening
UPDATED SEPTEMBER 24, 2024: The Small-Scale Multi-unit Housing Legislation has been adopted by the City of Mission. Visit the Small-Scale Multi-unit Housing page for details.
In November 2023, the Province of British Columbia amended the Local Government Act in an effort to support the development of more housing across the province. To make this happen, the Province has made significant changes to the public hearing process. The Province has also mandated that the City make changes to the zoning bylaw which will change the scale, form and density of housing permitted on residential lots and associated parking requirements.
In addition, the Province has set Housing Targets for the City and has designated a Transportation Oriented Area (TOA) within a 400 m radius of the West Coast Express station where minimum densities are designated and where parking requirements are significantly reduced.
Impact in Mission
Under the new law, the City must allow up to 4 housing units on most single family properties within the Urban Growth Boundary as identified in the City's Official Community Plan. This is called small-scale, multi-unit housing (SSMUH) and could include combinations of housing such as:
- Secondary suites in single-family dwellings
- Detached accessory dwelling units like garden suites or coach homes
- Triplexes
- Fourplexes
- And infill townhouses
Building Permits Are Required for All Construction
Note: Construction of a new unit still requires a building permit from the City of Mission before proceeding.
What We Need to Do
The City must align zoning bylaws with our Official Community Plan and Housing Needs Report to accommodate for the total amount of housing our community needs on a regular basis. Public Hearings will be held for amendments to the Official Community Plan and for zoning bylaw amendments that involve commercial, industrial and institution uses. Moving forward no public hearings are permitted for bylaw amendments related to residential development as has been typical in the past.
In addition, the province has identified Mission’s West Coast Express Station as the focus for a Transit Oriented Area (TOA) and has mandated that the City allow higher density and taller buildings within 400 meters of the station.
Housing Targets
In addition to the new laws, the City of Mission has received the following housing targets from the Province:
| Year | Net New Units | Cumulative Targets |
|---|---|---|
| Year 1 (2025) | +211 | 211 |
| Year 2 (2026) | +261 | 472 |
| Year 3 (2027) | +335 | 807 |
| Year 4 (2028) | +434 | 1241 |
| Year 5 (2029) | +557 | 1,798 |
Housing Target progress reports must be approved by Council and must be sent to the Province within 45 days after the end of each reporting period set out in the Housing Targets Order.
Our Approach
Staff are preparing a report recommending amendments to City of Mission’s Zoning Bylaw 5949-2020 to ensure compliance with provincial legislation. This process is essential to align the City’s Bylaw with the new requirements outlined in Bill 44 and the associated Policy Manual.
Under the new laws, Mission’s Official Community Plan becomes even more important for residents to get involved with because this document will set the roadmap for growth now and into the future. We are currently in the early stages of a comprehensive update to the Official Community Plan. There will be many touchpoints throughout the process to get involved both in-person and online. Subscribe to our newsletter for project updates and opportunities to give feedback.
Critical Path
- Update Zoning Bylaw – Completed July 2024
- Create new Transit Oriented Area Bylaw – Completed September 2024
- Update Official Community Plan – Now to February 2025