Back to Matters
Eltham/Helmcken Townhouse Development
First seen: April 15, 2025
Last seen: May 6, 2025
Lifecycle Timeline
May 6, 2025Council
Full RecordingDevelopment Permit with Variances Application No. 2024-03 - 294, 296 Eltham Road and 242 Helmcken Road Reconsideration by Mayor as per Section 131, Community Charter
Council approved a controversial permit for 20 townhouses near Helmcken and Eltham, granting variances for height, driveway width, and a decorative trellis, after extended debate on privacy and affordability.
"Council reviewed the DP and three variances: increased building height (due to rooftop stair access), reduced maneuvering aisle width, and the siting of an arched trellis. The applicant clarified the maneuvering aisle width was 7.6m garage-to-garage, with 6m paved. Public and Councillor Mattson expressed strong concerns about high density, boxy design, and privacy impacts on adjacent neighbours (Ashley Gate Strata). The landscape architect clarified that a 20-foot grade and screening buffer exists, offering to add more coniferous trees for privacy. The majority of Council supported the project, citing the critical need for three-bedroom family housing near amenities and schools, and noting the density aligns reasonably with incoming provincial multi-unit housing legislation."
Staff DEVELOPMENT PERMIT WITH VARIANCES APPLICATION NO. 2024-03 – 294, 296 ELTHAM ROAD AND 242 HELMCKEN ROADStaff COMMITTEE OF THE WHOLE REPORT - DEVELOPMENT PERMIT WITH VARIANCES APPLICATION NO. 2024-03AppendAttachment 1. Subject properties (Map)CorresRe: Development Permit application for The Pebbles; 242 Helmcken RoadAppendThe Pebbles Mixed Residential Development - Townhomes (Architectural Plan Set)AppendFIREFIGHTER ACCESS PLAN (Drawing A150)AppendELEVATIONS - SOUTH & NORTH (Drawing A200)AppendELEVATIONS - EAST & WEST (Drawing A210)AppendELEVATIONS - INTERNAL COURT NORTH & SOUTH (Drawing A225)AppendSITE SECTIONS (Drawing A300)AppendSECTIONS (Drawing A310)AppendSECTIONS (Drawing A320)Append3D REPRESENTATIONS (Drawing A600)AppendAREA PLANS (Drawing A900)AppendLANDSCAPE PLAN (Drawing P1)Staff Arborist Report for DevelopmentAppendTree Management Plan (Drawing T-1)AppendSITE SERVICING PLANFormPROJECT SUSTAINABILITY CHECKLISTStaff DEVELOPMENT PERMIT AREA GUIDELINES -REVIEWAppendZoning Review - CD-29: Comprehensive DevelopmentPresenDEVELOPMENT PERMIT 2024-03 PRESENTATIONPresenDEVELOPMENT PERMIT 2024-03 294, 296 Eltham Road and 242 Helmcken Road Presentation SlidesStaff Report dated April 9, 2025 from the Senior Planner re: Development Permit with Variances Application No. 2024-03CorresEmail dated May 6, 2025 A. McMillan, President, Ashley Gate Strata, Re: Development Permit with Variances - 294, 296 Eltham Road and 242 Helmcken Road
Formal MotionPassed
"THAT the email dated May 6, 2025 from A. McMillan, President, Ashley Gate Strata, Re: Development Permit with Variances - 294, 296 Eltham Road and 242 Helmcken Road be received."
Moved by: John Rogers
Seconded by: Damian Kowalewich
Gery Lemon
Ron Mattson
Damian Kowalewich
John Rogers
Sid Tobias
Formal MotionPassed
"THAT Development Permit with Variances Application No. 2024-03 be issued for 294, 296 Eltham Road and 242 Helmcken Road, in accordance with plans submitted to the Development Services Department on November 12, 2024, subject to: a. the proposed development meeting all of Town's Zoning Bylaw requirements, except for the following variances: i. increase the building height from 11.25m to 11.75m ii. reduce the width of a manoeuvring aisle from 7.6m to 6.0m iii. siting of an accessory structure (arched trellis) in the flanking yard. AND THAT Development Permit with Variances Application No. 2024-03 include the following conditions: a. landscape plant selection, installation, maintenance and irrigation shall meet the BC Landscape Standard published by the BC Society of Landscape Architects; and b. on-site lighting shall be dark skies friendly."
Moved by: John Rogers
Seconded by: Damian Kowalewich
Sid Tobias
Ron Mattson
John Rogers
Gery Lemon
Damian Kowalewich
April 15, 2025Council
Full RecordingDevelopment Permit with Variances Application No. 2024-03 - 294, 296 Eltham Road and 242 Helmcken Road
Council voted 4-2 to defeat a development permit application for 20 townhouses on Eltham and Helmcken Roads, citing unacceptable building massing, density, and design deficiencies.
"The proposal generated significant controversy. Councilors opposed cited the narrow maneuvering aisle (6.0m variance), increased density, 'boxy' architectural design, lack of usable outdoor space (relying only on rooftop terraces), and the negative impact of massing on the surrounding neighborhood, especially Ashley Gate townhouses. Public comment raised concerns about construction parking, future traffic congestion/safety at the Eltham/Helmcken intersection, and screening/privacy issues."
Formal MotionFailed
"THAT Council authorize the issuance of Development Permit with Variances Application No. 2024-03 for 294, 296 Eltham Road and 242 Helmcken Road, in accordance with plans submitted to the Development Services Department on November 12, 2024, subject to: a. the proposed development meeting all of Town's Zoning Bylaw requirements, except for the following variances: i. increase the building height from 11.25m to 11.75m ii. reduce the width of a manoeuvring aisle from 7.6m to 6.0m iii. siting of an accessory structure (arched trellis) in the flanking yard. AND THAT Development Permit with Variances Application No. 2024-03 include the following conditions: a. Landscape plant selection, installation, maintenance and irrigation shall meet the BC Landscape Standard published by the BC Society of Landscape Architects; and b. On-site lighting shall be dark skies friendly."
Moved by: John Rogers
Seconded by: Don Brown
Ron Mattson
Don Brown
Sid Tobias
John Rogers
Damian Kowalewich
Alison MacKenzie
Formal MotionPassed
"THAT the email dated April 9, 2025 from M. Townsend, Re: Development Permit with Variances - 294, 296 Eltham Road and 242 Helmcken Road be received."
Moved by: Don Brown
Seconded by: Ron Mattson
Ron Mattson
Sid Tobias
John Rogers
Don Brown
Damian Kowalewich
Alison MacKenzie