Land Development & Planning

Pre-Application Review

The preliminary step to all development involves a pre-application review (PAR) meeting to discuss the applicant’s initial proposal.

The applicant must complete and submit the online Pre-Application Review (PAR) Form and submit payment ($372.75) in order to be listed on the next available PAR meeting agenda (see form for more details).  Meetings are held every two weeks, as shown in the 2024 DART – PAR Schedule [PDF/87KB] with a maximum of 6 applications discussed per meeting date.

Your spot is reserved once all the requirements have been received (application form, payment, draft plan and or any other requirement indicated by staff). Reservations are on a first come first serve basis.  Once the internal meeting has been held to review your proposal the application fee is non-refundable.

Planning staff as well as other relevant City of Mission employees will attend a Development Application Review Team (DART) meeting to discuss your application and identify any specific information that may be required for your development. Staff will then contact you with your PAR meeting date to attend. A letter will be sent to you outlining a variety of information that you will need to submit for your application.

Please contact planning@mission.ca or call 604-820-3748 if you encounter any issues using this form.

Formal Development Application

The  LAN.41 Guide To Land Development [PDF/229KB] is the Policy that outlines all the necessary information for the development of land.  It includes an application form as well as a checklist for required items.  This is required for all types of development.

The following links take you to specific areas of the Guide to Land Development for the following types of development:

Rezoning Brochure [PDF/290KB] (Zoning Bylaw Amendment)

Subdivision Brochure [PDF/338KB]

The necessary forms for your application can be found in the Form Library.

General Information:

A common requirement in Mission is a geohazard assessment.  Geohazards include aspects such as slope stability, liquefaction, flooding, & others as noted in Section 56 of the Community Charter. The building officials may require the applicant to engage a registered professional with training & experience in assessing geohazard risks.

For further information:

Information Brochure for the Preparation of Landslide Hazard Assessments [PDF/238KB]

Guidelines for Landslide Hazard Assessments for Proposed Residential Developments in BC [PDF/1MB]

To make an application, submit the following:

1. Application Form [PDF/27KB]
2. Agent Appointment [PDF/123KB] – if the applicant is not the owner of the property, and if there is more than one property owner
3. BC Company Summary – included with agent appointment form if property is owned by a business
4. Provincial Site Disclosure Statement Form [PDF/1.8MB]
5. Copy of the Geohazard Assessment Report
6. Copy of a recent Property Title Search
7. Copy of any registered documents listed on the Property Title Search. This includes registered covenants, statutory right-of-ways, easements, legal notations.
8. Payment in the amount of $295.00 (payable by cash, cheque or debit)

When you have all the forms and required items, please email the complete submission to planning@mission.ca  for an initial review prior to payment. Call 604-820-3748 for any assistance.

The purpose of the Fire Interface Development Permit [PDF/243KB]is to gain fire protection by using non-combustible materials when constructing new buildings.

This development permit is required when constructing within the Fire Interface Development Permit Area (indicated on the City WebMap) for a NEW building only (not applicable for interior renovations or additions to an existing buildings).

To make an application, submit the following:

1. Application Form [PDF/27KB]
2. Agent Appointment [PDF/123KB] – if the applicant is not the owner of the property, and if there is more than one property owner.
3. BC Company Summary – included with agent appointment form if property is owned by a business.
4. Provincial Site Disclosure Statement Form [PDF/1.8MB]
5. Copy of a recent Property Title Search
6. Payment in the amount of $195.00 (payable by cash, cheque or debit)

When you have all the forms and required items, please email the complete submission to planning@mission.ca  for an initial review prior to payment. Call 604-820-3748 for any assistance.

General Information:

When you are submitting a building permit or development application in the City of Mission, there is often a requirement for approval of a Natural Environment Development Permit. This is also often referred to as a RAPR Development Permit (Riparian Areas Protection Regulation Development Permit). The purpose of this development permit is to minimize the potential negative effects of development on our environmentally sensitive and significant areas in Mission including the protection of fish and fish habitats (commonly referred to as Riparian Areas and/or SPEA protection areas.

Province of BC, Riparian Areas Protection Regulation (RAPR), webpage:

“Protecting riparian areas, while facilitating urban development that embraces high standards of environmental stewardship, is a priority for the Government of British Columbia. Good quality streamside habitat is essential for ensuring healthy fish populations.  The Riparian Areas Protection Regulation (RAPR) was enacted under Section 12 of the Fish Protection Act in July 2004. The Fish Protection Act was subsequently re-titled the Riparian Areas Protection Act in February 2016. The RAPR calls on local governments to protect riparian areas during residential, commercial, and industrial development by ensuring that a Qualified Environmental Professional (QEP) conducts a science-based assessment of proposed activities.”

For further information, link to:  Quick Guide for Waterfront Land Owners and Developers Provincial Brochure

To make an application, submit the following:

1. Application Form [PDF/27KB]
2. Agent Appointment [PDF/123KB] – if the applicant is not the owner of the property, and if there is more than one property owner
3. BC Company Summary – included with agent appointment form if property is owned by a business
4. Provincial Site Disclosure Statement Form [PDF/1.8MB]
5. Copy of the Riparian Areas Protection Regulation report created by a qualified environmental biologist
6. Copy of a recent Property Title Search
7. Copy of any registered documents listed on the Property Title Search. This includes registered covenants, statutory right-of-ways, easements, legal notations.
8. Payment in the amount of $295.00 + $500.00 for the Engineering Environmental Review fee (payable by cash, cheque or debit)

When you have all the forms and required items, please email the complete submission to planning@mission.ca  for an initial review prior to payment. Call 604-820-3748 for any assistance.

What is a Development Variance Permit?

A Development Variance Permit is a permit issued by Council to vary requirements of:

• Zoning Bylaw;
• Development Subdivision Bylaw;
• Other Land Use and Development Bylaws; or
• Sign Bylaw.

When is a Development Variance Permit Necessary?

A Development Variance Permit is necessary to vary standards imposed in a bylaw that conflict with characteristics of a specific project. Varied standards could relate to:

• minimum standards of building form – height or size of building;
• parking regulations – number of parking spaces;
• subdivision regulations – minimum lot dimensions if variation does not affect lot area or density, etc
• sign regulations – size or location of sign, etc.

The requested variance must not:

• constitute a substantial variation in applicable bylaws;
• vary the allowed density; or
• permit a non-conforming use.

To make an application, submit the following:

1. Application Form [PDF/27KB]
2. Agent Appointment [PDF/123KB] – if the applicant is not the owner of the property, and if there is more than one property owner: 
3. BC Company Summary – included with agent appointment form if property is owned by a business
4. Elevation Drawings
5. Site Plan
6. Property Title Search – dated within 30 days of application
7. Letter of Rationale – a letter explaining why the variance is requested

When you have all the forms and required items, please email the complete submission to planning@mission.ca  for an initial review prior to payment. Call 604-820-3748 for any assistance.

Fees are calculated at the time of submission and are payable by cash, debit or cheque payable to the City of Mission.  Payment can be dropped off or mailed to 7337 Welton Street, Mission, BC, V2V 3X1.