Two parcels rezoned to mixed-use near transit

Summary#

Council passed Bylaw 73D2026 at third reading on June 23, 2026. It changes the land-use districts for 111 and 115–17 Avenue SW in Mission (Ward 8), from Commercial – Corridor 2 to Mixed Use – General and Mixed Use – Active Frontage. City staff say the goal is to allow a street-oriented mix of housing and commercial uses.

  • The change covers about 0.46 hectares (1.13 acres).
  • The new districts are MU-1 f8.0h58 and MU-2 f5.0h24.
  • The applicant’s concept is a six-storey building with shops at street level on 17 Avenue SW and a 17-storey residential building facing 18 Avenue SW. No development permit has been submitted, so this is not an approval of that building design.

What it means for you#

  • People nearby: The land can now be developed under the new mixed-use districts. The final building and site design will be considered at the development-permit stage.
  • The public: The change does not itself build homes or shops, or set a final design.
  • Council: Passed the bylaw 14–0.

Money#

City staff report no anticipated financial impact to the City.

  • The materials give no estimate of development or later City service costs.

What is unclear#

  • The final building design, including whether it will match the applicant’s concept, is not decided.
  • The materials do not give a number of homes.
  • People spoke at the public hearing, but the supplied minutes do not record what they said.

Case for#

  • City staff say the change allows more housing and street-oriented commercial uses near transit, parks and other amenities.
  • City staff say the density fits the West Elbow Communities Local Area Plan and makes more efficient use of existing infrastructure.
  • The Cliff Bungalow-Mission Community Association supported the proposal, citing its alignment with the Local Area Plan.

Case against#

  • Letters to the City raised concerns about traffic, safety, pedestrian safety and effects on community character.
  • City staff say the building and site design will be reviewed at the development-permit stage; the land-use change itself does not resolve those concerns.

Votes

Public Hearing Meeting of Council, item 7.2.6 (Land Use Amendment in Mission (Ward 8) at 111 and 115 - 17 Avenue SW, LOC2025-0209, CPC2026-0422): That with respect to Report CPC2026-0422, the following be adopted: That Council give three readings to Proposed Bylaw 73D2026 for the redesignation of 0.46 hectares ± (1.13 acres ±) located at 111 and 115 – 17 Avenue SW (Plan 0514387, Block 3, Lot 33; Plan 9511724, Block 3, Lot 2) from Commercial – Corridor 2 f3.0h46 (C-COR2 f3.0h46) District to Mixed Use – General (MU-1f8.0h58) District and Mixe…

For (100%)

Public Hearing Meeting of Council, item 7.2.6 (Land Use Amendment in Mission (Ward 8) at 111 and 115 - 17 Avenue SW, LOC2025-0209, CPC2026-0422): That Bylaw 73D2026 be introduced and read a first time.

For (100%)

Public Hearing Meeting of Council, item 7.2.6 (Land Use Amendment in Mission (Ward 8) at 111 and 115 - 17 Avenue SW, LOC2025-0209, CPC2026-0422): That Bylaw 73D2026 be read a second time.

For (100%)

Public Hearing Meeting of Council, item 7.2.6 (Land Use Amendment in Mission (Ward 8) at 111 and 115 - 17 Avenue SW, LOC2025-0209, CPC2026-0422): That Bylaw 73D2026 be read a third time.

For (100%)