Parr Draft Local Area Plan

Consultation has concluded

**Public feedback and question period is now closed. Thank you for your input. 

The DRAFT Plan is Here!

We are in the final phase of a year-long neighbourhood planning and community engagement process for the Parr neighbourhood to help plan for growth and understand what the Parr neighbourhood area will look like in the future. 

We heard from the community earlier in the planning process (January 2021) regarding residents’ concerns and aspirations. The DRAFT Plan is now available and we would like to hear from you if you have any questions and feedback! 


Get Involved - We want to hear from you!

Deadline for input - December 5, 2021

1. View the DRAFT Plan

2. See the Virtual Staff Presentation

3. Have questions or feedback? Get involved below!

4. Vote on a potential new neighbourhood name!

Join us for a Public Open House – Tuesday, November 30th at 6:45 pm - 8 pm 

Staff will be meeting with the public at the Clarke Theatre at 33700 Prentis Avenue to provide a presentation. The presentation will begin at 7 pm. 

Thank you to participants for attending the November 18th Public Meeting! Please note, the upcoming meeting is the same meeting on a different date for those that could not make the November 18th meeting. 

COVID-19 & Safety

The City of Mission continues to follow the Provincial Health Orders, implementing any necessary changes, communicating to user groups affected and addressing issues when they arise. We are committed to protecting the health & safety of all attendees, staff and the community.

Proof of vaccination for anyone 12 years old and older will be required to attend this event.

Contact tracing information will be requested by attendees unless pre-registered becomes available.

Masks are required upon entry for those 5 years old and older.

Attendees are encouraged to use hand sanitizer upon entry. Physical distancing protocols will be in place.

We thank you for your patience and understanding during this difficult time.

Next Steps

Complete community engagement which includes continued consultation with stakeholders (e.g., School District #75). 

Following a review of all public questions and comments and amendments as necessary, staff will proceed with Final Plan endorsement from Council through a continued Official Community Plan (OCP) amendment process to adopt the Plan as a schedule in the OCP.

Past DRAFT Plan Engagement

  • Public Walking Tour of the Parr Neighbourhood – November 20th
  • Public Open House – November 18th

Planning for a healthy, liveable, and active neighbourhood in Parr

The Plan will guide future development and public investment in the Parr neighbourhood. It will guide decision making addressing housing, land use, environment, mobility, parks and trails in Parr.


**Public feedback and question period is now closed. Thank you for your input. 

The DRAFT Plan is Here!

We are in the final phase of a year-long neighbourhood planning and community engagement process for the Parr neighbourhood to help plan for growth and understand what the Parr neighbourhood area will look like in the future. 

We heard from the community earlier in the planning process (January 2021) regarding residents’ concerns and aspirations. The DRAFT Plan is now available and we would like to hear from you if you have any questions and feedback! 


Get Involved - We want to hear from you!

Deadline for input - December 5, 2021

1. View the DRAFT Plan

2. See the Virtual Staff Presentation

3. Have questions or feedback? Get involved below!

4. Vote on a potential new neighbourhood name!

Join us for a Public Open House – Tuesday, November 30th at 6:45 pm - 8 pm 

Staff will be meeting with the public at the Clarke Theatre at 33700 Prentis Avenue to provide a presentation. The presentation will begin at 7 pm. 

Thank you to participants for attending the November 18th Public Meeting! Please note, the upcoming meeting is the same meeting on a different date for those that could not make the November 18th meeting. 

COVID-19 & Safety

The City of Mission continues to follow the Provincial Health Orders, implementing any necessary changes, communicating to user groups affected and addressing issues when they arise. We are committed to protecting the health & safety of all attendees, staff and the community.

Proof of vaccination for anyone 12 years old and older will be required to attend this event.

Contact tracing information will be requested by attendees unless pre-registered becomes available.

Masks are required upon entry for those 5 years old and older.

Attendees are encouraged to use hand sanitizer upon entry. Physical distancing protocols will be in place.

We thank you for your patience and understanding during this difficult time.

Next Steps

Complete community engagement which includes continued consultation with stakeholders (e.g., School District #75). 

Following a review of all public questions and comments and amendments as necessary, staff will proceed with Final Plan endorsement from Council through a continued Official Community Plan (OCP) amendment process to adopt the Plan as a schedule in the OCP.

Past DRAFT Plan Engagement

  • Public Walking Tour of the Parr Neighbourhood – November 20th
  • Public Open House – November 18th

Planning for a healthy, liveable, and active neighbourhood in Parr

The Plan will guide future development and public investment in the Parr neighbourhood. It will guide decision making addressing housing, land use, environment, mobility, parks and trails in Parr.


CLOSED: This discussion has concluded.

Please note responses may take up to 2-3 business days. Answers will be posted below.

  • I had addressed my concerns and questions at the November 30th open house at the Clarke Theatre; however, I wish to have our email on the list for future reference to this project. As I stated at the open house, it all looks very pretty, however, we are all aware there will be varying consequences to this large development which is already under way. We have safety concerns regrding the increase of traffice; the movement of the ground underneath; the displacement of the wildlife (once again) the change and conatimation to the stream that runs behind our property (Prentis avenue); the trails that are proposed to be created joining into the trails that lead into Heritage Park. Currently we are already seeing the changes (not all good) from the development of Tooley Place, we now have Parr Avenue development and sometime in the very near future we will have the LMS development on Prentis Avenue where by they will have cleared 4.6 hectares of forest; somehow we are to understand there is no concerns to any of us; but with development comes many concerns and changes. Unfortunately we suspect the after math of this ongoing development will only be impacted once the books have closed on the projects and community engagements.

    KM asked 8 months ago

    The new neighbourhood will have a population of between 2,000 and 3,200 residents of all ages and is being designed as a ‘walkable’ community where roads are designed to maximize safety for pedestrians and cyclists.  Engineering Department staff are preparing an infrastructure servicing plan for this new area and will require any new roads to be in accordance with the City’s Subdivision and Development Control road design standards.  Local roads can incorporate traffic calming features such as speed bumps or traffic tables, as well as curb bulges and raised crosswalks at intersections to reduce crossing distances for pedestrians. There will be a signalized intersection at Stave Lake Street and Best Avenue.   There will also be pedestrian-activated signalization at the proposed intersection at Knight Avenue and Stave Lake Street, as well as at Best and Stave Lake.  The plan also proposes an integrated trail network that intersects with local streets and proposed Multi-use Pathways (MUPs).   The proposed local trails are also intended to link with existing trails in the Fraser River Heritage Park, allowing residents to be able to walk or cycle from this area to the Fraser River (and the proposed Experience the Fraser trail).

     

    Slope stability is a key concern in this hillside area.  When development applications are submitted, geotechnical reports are required, particularly for areas that are adjacent to ravines and watercourses to ensure that erosion and slope failure do not occur (at the development stage, and after development occurs). 

     

    The Environmental Management policies are intended to provide coordinated protection for ecosystem elements including protecting wildlife habitat.   Developers will be required to retain the services of biologists/Qualified Environmental Professionals (QEPs) to prepare a bio-inventory (or detailed bio-inventory) report for development proposals that will include measures to protect the ravine banks and streamcourses from being affected by soil removal or relocation on sites when construction occurs.  This should reduce or eliminate the potential for impacting streamcourses.

     

    Information from the community engagement process for this plan is being reviewed and will help to shape the plan itself.  As the process for the preparation of this plan continues, there will be another key opportunity for community input at the public hearing for the OCP Amending Bylaw needed to implement this plan.   In the future, when development applications are submitted, there will be opportunities for questions and sharing ideas and concerns with new proposals when public hearings are held.  The Plan will be reviewed on a regular basis going forward, and there will be other opportunities for public consultation.

  • I am very concerned about the traffic increase along Best Ave, which is already very busy, especially in the morning and afternoon when all the parents take their kids to and from the local school (few walk or use school buses anymore). Adding 3000 residents at the end of Best will greatly increase traffic along this residential street as it will be the most direct route into the center of Mission.

    DS asked 9 months ago

    We do not anticipate large traffic increases on Best Ave due to Cherry Ave & 7th Ave being wider, higher-order east-west roads with more direct routes to the north-south arterials/highways e.g. Cedar St/Stave Lk St/Lougheed. Cherry & 7th are also more efficient routes to major destinations and traffic generating areas like Cedar Valley, various schools, the Leisure Centre, etc. They have traffic signals & widening/improvements planned, whereas Best Ave is largely planned to stay the same as a minor collector road with a relatively narrow width, many residential driveways, and no additional traffic signal light intersections except for one that is being contemplated at Cade Barr St.

    We do recognize that there will be an increase in traffic on Best Ave largely due to this Parr area development’s future students going to Hillside Traditional Academy; however, we don’t anticipate it to be huge because the distance is short enough (~0.5km) that walking with parents is feasible. This encouragement of walking to school will be partially achieved by a signalized intersection & crosswalk that is planned for the intersection of Stave Lake & Best Ave.

  • We're downstream on Hairsine and have noticed an increase of water run off since Tooley development and land clearing on the Parr project. It seems that the engineers aren't adequately accounting for the volume of runoff (especially during peak rainy periods). Will extra margin be added to their traditional models to account for this?

    AG asked 9 months ago

    We are assuming that you are talking about D’Herbomez Creek, not Hairsine which is located in Silverdale. The Tooley Pl/Prentis Ave development installed two large underground detention tanks which have control structures that are supposed to mimic the pre-development flow regime. Recent developments on Parr/Best Ave & Barker Court also installed similar structures. However it is a concern to the City if these are not functioning properly, so we would like more information from you such as the location and date that you observed unusual flows.

     

    Regarding other lands which have recently cleared trees & moved earth where a formal development application has not yet been submitted, the City has limited control over those private lands and how they manage runoff at this point. We can however plan measures to be implemented when they redevelop in the future, which is what is being done in this Local Area Plan process. 

  • Are you planning on widening Stave? With all this added traffic and no lights, one lane each way, no turning lanes going up the hill, sit at Dewdney and Stave for 5 minutes to turn left in the evening it is already a mess now you are adding more and no infrastructure improvements?

    PatN asked 9 months ago

    Stave Lake street is classified as an arterial road and a key north-south community connection that will be widened in the future when development occurs in the Parr neighbourhood in order to safely accommodate additional traffic volumes. The Parr Local Area Plan provides a clear direction that Stave Lake Street upgrades prioritize safety and connectivity for vehicles and pedestrians in the community as a whole and for the new neighbourhood.

  • Will there be a school in this plan?

    TK asked 9 months ago

    A new school is not planned for the study area. School District #75 is responsible for school planning and decision making. City staff meet with School District staff regularly to review growth projections for Mission, and we consult with the School District during the neighbourhood planning process.

  • Will there be sufficient underground parking for apartment buildings? Parking is a huge issue in the residential neighborhoods nearby.. how will this be solved?

    Jessw asked 9 months ago

    Underground parking will be required for all apartment residential development and parking for apartments is subject to the minimum parking standards of the City Zoning Bylaw.

  • Will the city create a fund that the builders / developers must pay into to build and maintain local parks and play grounds for the benefit of all Mission residents? This will take some of the burden off of taxpayers and help make Mission nicer for families in general.

    Rebecca asked 9 months ago

    At the time of development, builders must contribute land or are charged an equivalent fee for new park development. Park maintenance is paid for through property taxation.  

  • How does the city plan to accommodate hundreds of new families in the plan?... housing is one thing but I honestly don't see how the area can accommodate a new apartment building and town homes. How tall is the plan for the apartment building as well?...

    Grootendorst Laura asked 9 months ago

    The proposed apartment building height of 4 stories is the current allowable height for multi-family (apartments and townhouses), the housing type currently allowed in the area. An additional 2 stories to the maximum building height could be considered in exchange for affordable housing or in the case of Gross Density and/or Density Transfer for Protected Natural Asset dedication, which is basically transferring housing allowed in other parts of the area in exchange for protecting natural lands.

  • I am very concerned about traffic on Stave Lake Street. You are adding >3000 people, and traffic is already getting heavy from developments further north! Stave Lake St. should be 4 lanes all the way up to Dewdney Trunk Road. Is this happening?

    Letitia asked 9 months ago

    Stave Lake street is classified as an arterial road and a key north-south community connection that will be widened in the future when development occurs in the Parr neighbourhood in order to safely accommodate additional traffic volumes. The Parr Local Area Plan provides a clear direction that Stave Lake Street upgrades prioritize safety and connectivity for vehicles and pedestrians in the community as a whole and for the new neighbourhood.