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Rezoning Application for 258 Helmcken Road (The Royale)
First seen: November 4, 2025
Last seen: June 9, 2026
Lifecycle Timeline
June 9, 2026Council
Full RecordingRevitalization Tax Exemption Bylaw to Attract Hotel Development
Council directed staff to create a tax break program to encourage developers to build hotels in the town.
"CAO Scott Sommerville introduced the RTE concept as a way to reduce property taxes on new improvements for a set period. Mayor Tobias suggested a graduated tax exemption (e.g., starting at 100% and declining over 10 years) to avoid a sudden fiscal cliff for the town and the developer. Council discussed using the RTE as a negotiating lever for community amenities like theaters or conference space."
Formal MotionPassed
"THAT the Committee recommend to Council that staff draft a Revitalization Tax Exemption Bylaw pursuant to Section 226 of the Community Charter defining the Town's objective of attracting hotel development on suitable properties."
Moved by: Ron Mattson
Seconded by: John Rogers
Don Brown
Gery Lemon
John Rogers
Ron Mattson
Sid Tobias
Alison MacKenzie
February 3, 2026Council
Full RecordingZoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160 - Rezoning Application No. 2025-01 for 258 Helmcken Road
Council voted to remove a requirement for a grocery store at this location and approved the rezoning for medical offices and a smaller cafe.
"Council expressed disappointment that a promised grocery store did not materialize, with Councillor Mattson noting that the developer received extra density for a promise that wasn't 'etched in stone'. However, Council supported the change to allow medical offices and a cafe to ensure the space did not remain vacant and to provide needed healthcare services."
Formal MotionPassed
"THAT Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025 be given third reading and adopted."
Moved by: John Rogers
Seconded by: Gery Lemon
Ron Mattson
Sid Tobias
John Rogers
Damian Kowalewich
Gery Lemon
Don Brown
Alison MacKenzie
Formal MotionPassed
"THAT prior to third reading of Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025, Council rescind motion C-196-25, which required registration of a covenant to secure a medical office and/or neighbourhood grocery store on the ground floor for a minimum of ten years."
Moved by: Ron Mattson
Seconded by: John Rogers
John Rogers
Damian Kowalewich
Alison MacKenzie
Gery Lemon
Sid Tobias
Ron Mattson
Don Brown
February 3, 2026Council
Full RecordingZoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160 - Rezoning Application No. 2025-01 for 258 Helmcken Road
Council received the staff report detailing the proposed rezoning of a commercial space at 258 Helmcken Road to allow for a medical clinic and cafe, which currently only permits a neighborhood grocery store.
"Councilors questioned the Senior Planner (Jeff) about the developer's lack of success in securing a grocery tenant and sought assurance that the zoned space would actually be used (and not left empty again). Parking sufficiency for a combined clinic/cafe use was highlighted, revealing a potential two-stall shortfall that would require a variance or cash in lieu."
Formal MotionPassed
"THAT the report dated January 22, 2026, from the Senior Planner titled 'Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160 - Rezoning Application No. 2025-01 for 258 Helmcken Road' be received for information."
Moved by: Don Brown
Seconded by: Ron Mattson
Alison MacKenzie
Geri Anderson
Ron Mattson
Andrew Britton
Gery Lemon
Sid Tobias
Damian Kowalewich
Graham Hill
David Screech
Heidi Rast
Aaron Weisgerber
Don Brown
John Rogers
February 3, 2026Council
Full RecordingZoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025 A Bylaw to Amend the Zoning Bylaw With Respect to Amending the CD-26: Helmcken/Island Highway Comprehensive Development Zone
The Public Hearing gathered input regarding the proposed Bylaw 1160, which would allow medical clinics and cafes (with a minimum 74 sqm dedicated cafe space) in addition to neighborhood grocery stores at 258 Helmcken Road, a change heavily debated by residents who felt betrayed by the initial broken promise of a grocery store.
"The discussion was highly polarized between residents who prioritized receiving the originally promised neighborhood grocery store (or felt the developer should be penalized for failure to secure one) and those who favored the immediate opportunity to secure much-needed medical services, especially given the regional healthcare crisis. The applicant explained that three years of diligent market search failed to secure a grocery tenant. Residents also expressed concern that rezoning for a 'medical clinic' was too generic and might not lead to primary care (GP) services the community needs. It was clarified that the space could be segmented into three uses (grocery, cafe, clinic), provided 74 sqm minimum was dedicated to the cafe use."
Formal MotionPassed
"THAT the correspondence, including the two emails received for the late items (referencing those received prior to the hearing closure), be received."
Moved by: Ron Mattson
Seconded by: Gery Lemon
Don Brown
John Rogers
Geri Anderson
Ron Mattson
Aaron Weisgerber
Gery Lemon
Sid Tobias
Alison MacKenzie
Damian Kowalewich
Graham Hill
Andrew Britton
David Screech
Heidi Rast
January 20, 2026Council
Full RecordingZoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025 A Bylaw to Amend the Zoning Bylaw with Respect to Amending the CD-26: Helmcken/Island Highway Comprehensive Development Zone
Council amended the zoning bylaw for the Helmcken/Island Highway development to reduce the minimum required cafe floor area and remove 'Personal Service Establishment' and 'Retail' as permitted uses, before setting a Public Hearing date.
"Council confirmed the rescinding of second reading. Debate focused heavily on which commercial uses should be permitted. Councillors Mattson and Brown advocated strongly to remove 'Personal Service Establishment' and 'Retail' uses to align the project more closely with community desires for neighborhood grocery and medical clinic uses, despite the applicant offering a covenant for those uses for 10 years. Councillors Kowalewich and MacKenzie opposed removing the uses, preferring flexibility for future tenants."
Formal MotionPassed
"THAT Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025 be given second reading as amended."
Moved by: Don Brown
Seconded by: Ron Mattson
Alison MacKenzie
Sid Tobias
Ron Mattson
Don Brown
John Rogers
Damian Kowalewich
Gery Lemon
Formal MotionPassed
"THAT a Public Hearing for Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025 be scheduled for February 3, 2026."
Moved by: Don Brown
Seconded by: John Rogers
Gery Lemon
Alison MacKenzie
Sid Tobias
Ron Mattson
Don Brown
John Rogers
Damian Kowalewich
Formal MotionPassed
"THAT second reading of Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025 given on November 4, 2025 be rescinded."
Moved by: Don Brown
Seconded by: John Rogers
Damian Kowalewich
Gery Lemon
Alison MacKenzie
Sid Tobias
Ron Mattson
Don Brown
John Rogers
Formal MotionPassed
"THAT Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025 be amended to reduce the minimum required floor area allocated to a Café use from 150m² to 74m²."
Moved by: Gery Lemon
Seconded by: Alison MacKenzie
Don Brown
John Rogers
Damian Kowalewich
Gery Lemon
Alison MacKenzie
Sid Tobias
Ron Mattson
Formal MotionPassed
"THAT Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025 be amended to remove Personal Service Establishment and Retail uses from the CD-26: Helmcken/Island highway Comprehensive Development Zone."
Moved by: Ron Mattson
Seconded by: Don Brown
Sid Tobias
Ron Mattson
Don Brown
John Rogers
Damian Kowalewich
Gery Lemon
Alison MacKenzie
January 20, 2026Council
Full RecordingRezoning Application No. 2025-01 for 258 Helmcken Road
Council affirmed the Committee of the Whole recommendation to consider the reduction of the minimum required cafe floor area (which was later adopted under Item 4.a).
Formal MotionPassed
"THAT amendment to Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025 to reduce the minimum required floor area allocated to a Café use from 150m² to 74m² be considered at the January 20, 2026 Council meeting."
Moved by: Ron Mattson
Seconded by: John Rogers
Don Brown
John Rogers
Gery Lemon
Damian Kowalewich
Sid Tobias
Ron Mattson
Alison MacKenzie
January 13, 2026Council
Full RecordingRezoning Application No. 2025-01 for 258 Helmcken Road
Council voted to recommend amending the rezoning bylaw for 258 Helmcken Road to reduce the minimum required floor area for a café use from 150m² to 74m² to support the viability of a medical clinic tenancy.
"Staff confirmed 74m² (approx 800 sq ft) is viable for a coffee shop and addresses parking constraints (reducing required spaces from 32 to 31). Mayor Tobias proposed an amendment to eliminate the cafe requirement entirely, arguing it unnecessarily strains parking and interferes with the clinic's operation, but this was defeated (2 Yes, 4 No). The majority supported the amended staff proposal, viewing the café as a necessary community amenity, especially since the original grocery store plan failed."
Formal MotionPassed
"THAT the Committee recommend to Council: THAT Council rescind second reading of Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025; AND THAT Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025 be amended to reduce the minimum required floor area allocated to a Café use from 150m² to 74m²; AND THAT Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025 be given second reading as amended; AND FURTHER THAT following second reading, a public hearing date be scheduled for February 3, 2026."
Moved by: Alison MacKenzie
Seconded by: Don Brown
Alison MacKenzie
Ron Mattson
Don Brown
Gery Lemon
John Rogers
Sid Tobias
Formal MotionFailed
"THAT Council amend the Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025 by deleting the minimum required floor area allocated to a Café use, thereby eliminating the mandatory café component."
Moved by: Sid Tobias
Seconded by: Don Brown
Alison MacKenzie
Ron Mattson
Don Brown
Gery Lemon
John Rogers
Sid Tobias
December 2, 2025Council
Full RecordingZoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025 to Amend the CD-26 Zone for 258 Helmcken Road - Covenant for Medical Clinic Use
Council agreed to require the developer to register a covenant securing space for a medical clinic and/or a grocery store for at least 10 years at a new mixed-use building, and postponed the public hearing.
"Council debated the length and restrictiveness of the 10-year covenant, questioning if it might prevent desirable uses (like a grocery store) if the clinic use failed after a shorter term. Councillor Rogers opposed the direction as the covenant would potentially negate the original intent of securing a grocery store. An amendment was proposed and passed to include 'and or grocery store' to provide market flexibility while prioritizing both desired community uses."
Formal MotionPassed
"THAT a covenant be registered on the title of 258 Helmcken Road prior to adoption of Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025 to require medical clinic use (i.e., family physician, nurse practitioner and/or medical specialist office) AND/OR grocery store use in a portion of the ground floor commercial unit in the mixed-use building for a minimum of ten years, and that the public hearing be postponed."
Moved by: Don Brown
Seconded by: Ron Mattson
Gery Lemon
Ron Mattson
Sid Tobias
Don Brown
John Rogers
Formal MotionPassed
"THAT the staff recommendation be amended to require the covenant on the title of 258 Helmcken Road to secure space for a medical clinic AND/OR a grocery store use for a minimum of ten years."
Moved by: Sid Tobias
Seconded by: Don Brown
Sid Tobias
Don Brown
Ron Mattson
John Rogers
Gery Lemon
November 4, 2025Council
Full RecordingZoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025 to Amend the CD-26 Zone for 258 Helmcken Road
Council voted to advance the rezoning of 258 Helmcken Road to allow new commercial uses, prioritizing the commitment of space for a medical clinic via a legal covenant.
"The Senior Planner presented an amendment to the CD-26 zone for 'The Royale' building to allow uses like medical clinics, cafes, personal services, and retail, since efforts to secure the originally intended neighborhood grocery store failed. Council expressed strong interest in securing a medical clinic to serve the community's healthcare needs. Staff confirmed the applicant was willing to secure a minimum floor area for a medical clinic via a Section 219 covenant on title prior to final adoption."
Formal MotionPassed
"THAT the report dated October 17, 2025 from the Senior Planner be received."
Moved by: Gery Lemon
Seconded by: John Rogers
Don Brown
Alison MacKenzie
Sid Tobias
John Rogers
Damian Kowalewich
Gery Lemon
Formal MotionPassed
"THAT Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025 be given first and second reading; AND THAT staff work with the owner to establish agreed conditions for a covenant on title to secure a medical clinic on the ground floor to be brought forward to Council prior to consideration of third reading."
Moved by: Gery Lemon
Seconded by: Don Brown
Gery Lemon
Don Brown
Damian Kowalewich
Sid Tobias
John Rogers
Alison MacKenzie