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Mission Waterfront Planning Update In addition to its historical, cultural and recreational importance, the Fraser River has been central to the development of the community given its industrial legacy and continued importance as a “working river”. While the river continues to have an industrial function, increasingly, it is being viewed in terms of the opportunities it presents for high-density residential and mixed commercial/residential, light industrial and institutional development. The District of Mission Council identifies waterfront planning as a strategic priority for the community and recognizes the need for the planning process to occur under an integrated and comprehensive approach. INITIATE SCOPE





The decision to initiate the planning process for Mission’s waterfront began with a cursory pursuit of ideas and interests resulting in a concept for discussion. To date, the initial stages of the planning process have involved a preliminary scope for significant impediments related to the highway bypass, infrastructure and geotechnical issues, and marketing and development feasibility. The research stage will address questions of land use, transportation, building form and community facilities and will provide direction for how those questions are to be answered in the next stages of planning. Social, environmental and economic opportunities on the waterfront will be identified and will form the basis for determining land use patterns and design options. The District of Mission, along with the community and stakeholders, will evaluate the various options that will ultimately guide the District in its development of a comprehensive and viable waterfront plan. The goal is to develop a waterfront plan that captures the interests of the entire community, while maintaining the economic viability of the project within the context of social and environmental responsibilities. The final stage to adopt the plan will be considered through a comprehensive public consultation process.

EVALUATE the Options

DEVELOP the Plan

Photo Courtesy of David Knott

RESEARCH the Opportunities

for Significant Impediments


INITIATE Waterfront Planning Process

Photo Courtesy of David Knott

ADOPT the Plan

Planning Study Area

Waterfront Property Ownership

Highway 7 Bypass Concept Planning and Design Study Completed in 2008, the Highway 7 Bypass Study identified the best option for a road alignment that met the requirements of the Ministry of Transportation. This new road alignment would replace the original 'elevated' bypass plan, which did not enable good traffic links to the waterfront area. To ensure that the bypass would function as a link to the waterfront, additional at-grade intersections to provide vehicle access to the area were needed. The proposed road alignment shows the intersections at Horne Street and Durieu Street, and while it cannot be seen, the elevation of the road is the same level as the dyke. The road alignment shown is considered draft at this stage, as changes will likely be made in the future when waterfront development opportunities are better defined through the waterfront planning process. While the Horne Street alignment shows an 'S' shape curve and crosses private property, the goal will be to keep the road within the existing right-of-way where possible. The road alignment will be finalized after a detailed local transportation study is completed for the waterfront, which could include concepts such as roundabouts and use of local side streets to balance traffic patterns. The Highway 7 Bypass Study will be used to guide subsequent local transportation studies, which will occur as part of the Research and Evaluation stages of the waterfront planning process.

Highway 7 Proposed Bypass Route

Ho e rn t ee Str

Du u rie t ee Str

Waterfront and Brownfield Redevelopment Study Purpose of the Study • To identify potential technical constraints prior to land use planning; and • To incorporate the constraints information into the land use plan, and include guidelines to mitigate the constraint and assist with the implementation of the plan Findings Eight technical areas were investigated with five potentially significant constraints identified below by an “*”. Technical Areas of Investigation (refer to figures 3, 5, 7-9; excerpt of study) Geotechnical (Fig. 3)

Potential Significant Constraints

Next Steps

*Seismic need riverbank stability mechanisms for protection during seismic event *Groundwater high water table very porous subsurface materials

Undertake a Comprehensive Study prior to beginning land use planning that addresses: • seismic events, • flood protection , • rainwater management, • groundwater action and impact on form and character of development, and • environmental protection requirements using approved Department of Fisheries and Oceans and Ministry of Environment methodologies

Flood Management (Fig. 5)

*Dike Upgrade dike, secure ownership and protect edge from erosion by the Fraser River

Rainwater Management

Incorporate creative management of rainwater, especially for major storm events, into the land use planning, including upgrading Lane Creek pump station and providing for safe fish passage during spawning

Terrestrial and Aquatic Environmental (Fig. 9)

*Environmental Protection requirements

Water supply and distribution Waste water collection and treatment

Aging sanitary and water system needs to be upgraded and capacity of the system increased as development occurs

Soil Contamination (Fig. 7 and 8)

*Cost of remediation for residential in the North and East Precincts may affect land use choices and density at the planning stage

Determine the trunk line location and installation approach as part of land use planning and a Local Road Network Plan that optimizes pedestrian, cycling, transit and vehicle mobility Determine whether additional information is needed prior to land use planning to ensure feasibility of potential land uses

Noise Attenuation for trains, highway noise and the race track

To be dealt with at development stage

Consider when determining land uses

the Options

DEVELOP the Plan


RESEARCH the Opportunities

SCOPE for Significant Impediments

INITIATE Waterfront Planning Process

ADOPT the Plan

Waterfront and Brownfield Redevelopment Study

Appropriate setback from the river Under building parking off side street

Fish ladders for educational purposes

Armor the dike to prevent erosion

Enhance detention pond for public amenity

Waterfront Market & Feasibility Study Understanding market realities early on in the planning process will ensure that the final waterfront plan that is adopted will be feasible, marketable and implementable. As part of the preliminary scope for significant impediments, the District of Mission will engage a development services consultant to prepare an independent market and development feasibility analysis of Mission’s waterfront.

The Terms of Reference for the study will ensure that the analysis identifies the market opportunities and constraints for developing Mission’s waterfront as they relate to the appropriate: • • • • •

Types of land uses; Density thresholds that support a viable number of business, residential units and industry; Supply considerations and demand factors for the area; Price potential and effective combinations of land uses; and Factors that present the highest and best use of land for the waterfront area.

The study’s findings and recommendations will be used in the policy-making and planning of future land use, zoning, capital improvements and economic incentives. Based on positive results of the market study, the District will authorize further areas of study including a financial analysis of the viability of waterfront development. The findings of the market and feasibility study will provide the District with clear decision-making direction with respect to the future commitment and investment needed for waterfront development.