COMMITTEE OF THE WHOLE REPORT: DEVELOPMENT PERMIT NO. 2024-06 – 4 HELMCKEN ROAD (SSMUH)

DEVELOPMENT PERMIT NO. 2024-06 – 4 HELMCKEN ROAD (SSMUH)

RECOMMENDATION:

THAT the Committee recommend to Council, to consider the following motion:

THAT Council authorize the issuance of Development Permit No. 2024-06 for 4 Helmcken Road, in accordance with the plans submitted to Development Services Department on February 18, 2025, subject to:

1. a plan revision to indicate that the parking spaces are energized electric vehicle spaces and the Class 1 bicycle parking spaces are energized bicycle parking spaces in accordance with the Zoning Bylaw.

PURPOSE:

The purpose of this report is to present Development Permit Application No. 2024-06 for 4 Helmcken Road to construct a Small-Scale Multi-Unit Housing (SSMUH) development containing a total of four (4) dwelling units.

BACKGROUND:

The subject property is approximately 591.50m² (6,367 ft²) and currently zoned R-1B: Detached Residential (Medium Lot). It meets the Site Standard B2 requirements in Schedule E: Small-Scale Multi-Unit Housing (SSMUH) Regulations in the Zoning Bylaw. This application is the first SSMUH application received by the Town.

Description of Proposal

The renderings of the proposed development can be found in Attachment 2. The development concept can be summarized as follows:

• each dwelling unit consists of 3-bedrooms and a private patio.
• a small outdoor amenity space is provided at the front of the property along Helmcken Road.
• exterior materials include board and batten and cement board shingles.
• the two ground-oriented units are setback from the road, which provides both visually appealing and positive pedestrian experience and streetscape.
• substantial soft landscaping and five trees to be planted on-site.
• secure bicycle parking and visitor bicycle parking has been provided.
• driveway access and residential parking is provided off Conard St.

ANALYSIS:

Development Permit Area Guidelines

The proposal addresses key form and character design guidelines of the Mixed-Residential Development Permit Area (DPA), such as:

• the development addresses the public realm, contributing to a positive pedestrian-friendly streetscape.
• building design promotes “eyes on the street” through the provision of entrances, windows, patios and balconies facing Helmcken Rd and Conard St.
• each unit has access to a private patio/balcony.
• building incorporates basic principles of Crime Prevention Through Environmental Design (CPTED), such as lighting, clearly defining private, semi-private and public space, appropriate sightlines and passive surveillance.
• the massing and siting of the development aligns with the immediate uses of the neighbouring properties.
• surface parking incorporates permeable features such as pavers and concrete; and has been screened from the neighbouring property and along Conard St with a fence and soft landscaping.

The proposal can be supported because the development complies with the relevant DPA design guidelines; and therefore, it is recommended that Council approve the Development Permit.

Tree Protection Bylaw

The arborist report identified ten (10) trees within the Tree Protection Plan (see Attachment 4), eight (8) of the trees on the subject property are considered protected trees. Of those eight (8) trees, five (5) trees have been identified for removal due to the trees being located within the building footprint, driveway or utility servicing. The mature Douglas fir tree fronting Conard Street, and two-semi mature horse chestnut trees fronting Helmcken Road will be protected and help maintain the existing tree canopy and streetscape appearance (shade trees over sidewalks).

The arborist report has stated that there is not enough space to plant all replacement trees within the subject property. However, the location of the replacement trees and cash-in-lieu amounts will be determined as part of the tree permit process.

The applicant must obtain a tree permit prior to construction for the removal of any bylaw-protected tree or work within the critical root zone of any bylaw-protected tree. Furthermore, a security will be required from the applicant as a condition of the tree permit to ensure that protection measures, monitoring work, and post construction maintenance work is conducted in accordance with the report.

Servicing

Offsite servicing (Attachment 5) will be reviewed at building permitting as part of a works and servicing agreement, in accordance with Subdivision and Development Servicing Bylaw No. 985. No road dedication is required for this SSMUH development.

Impacts and implications can be summarized as follows:

PUBLIC PARTICIPATION GOAL:

The desired level of public participation for the recommended option is:

[x] Inform
[ ] Consult
[ ] Involve
[ ] Collaborate
[ ] Empower
[ ] N/A

TIME CRITICAL:

There are no time considerations for this report.