Report to Committee of the Whole Re: Rezoning Application No. 2025-01 for 258 Helmcken Road
Staff report recommending an amendment to Zoning Bylaw No. 900 to reduce the minimum required floor area for a cafe use at the Royale building.
Report to Committee of the Whole
Re: Rezoning Application No. 2025-01 for 258 Helmcken Road
Meeting Date: January 13, 2026
A smaller café could also reduce the requirement for a parking variance (or payment-in lieu) by one space from 32 spaces to 31 where 29 commercial spaces are available on site.
Table 2. Parking calculation for initial proposal
| Initial Proposal | Floor Area (m²) | Parking ratio | Spaces |
|---|---|---|---|
| Café | 150.0 | 1 per 15m² | 10.0* |
| Medical Clinic, Neighbourhood Grocery, Personal Service Establishment, Retail | 432.7 | 1 per 20m² | 21.6 |
| Total | 582.7 | 32* |
Table 2. Parking calculation for current proposal
| Current Revised Proposal | Floor Area (m²) | Parking ratio | Spaces |
|---|---|---|---|
| Café | 76.0 | 1 per 15m² | 5.1* |
| Medical Clinic, Neighbourhood Grocery, Personal Service Establishment, Retail | 506.7 | 1 per 20m² | 25.3 |
| Total | 582.7 | 31* |
- Parking variance or cash in lieu required (29 spaces available)
The proposal can be supported for the following reasons:
- There are two establishments in the Town smaller than what is proposed and they have functional indoor seating.
- The prospective tenant for the Royale indicates the intent is for food to be prepared offsite for the café. This could allow for a larger indoor seating area.
- There is also potential for outdoor seating in the patio area shown in Figure 2.
The café has the potential to become the heart of a community gathering place that would help the area evolve into a neighbourhood village.
Next steps
If the Committee supports the proposal, then it is recommended that Council amend Bylaw No.1160 accordingly and that a Public Hearing be scheduled for February 3, 2026. Notification of the public hearing would be conducted in accordance with the requirements of Development Procedures Bylaw No. 730, 2009.
Impacts and implications can be summarized as follows:
- Community Impact: Interest in medical clinic use has been a topic of discussion in the community. The community continues to express a desire for active ground floor commercial uses that foster public gathering and social interactions.
- Financial Implication: There are no financial implications for the Town.
- Inter-governmental Relations Impact: There are no anticipated inter-governmental relations impacts.
ALIGNMENT:
The recommended option aligns with the Town’s following core guiding documents as follows:
- Strategic Plan: Vision: The local economy is diversified and strong, providing employment, shopping, and service options to local and regional residents.
- Official Community Plan: Residential and commercial mixed uses are supported on this site within the Neighbourhood Centre land use designation.
- Policy LU1.4 Diversity of Forms and Uses: Support a variety of residential and commercial forms and uses to encourage socio-economic diversity, and provide for the diverse needs of youth, families and an aging population.
- Other Policy Documents: Community Climate Action Strategy – Big Move: Shift Beyond the Car - Strategy 1.1.3: Allow for more mixed used and greater density along corridors (especially those well served by transit), and close to service and employment areas
PUBLIC PARTICIPATION GOAL:
The desired level of public participation for the recommended option is: [x] Consult
TIME CRITICAL:
There are no timing considerations for the Town.
CONCURRENCE:
| CONCURRENCE: | Initials | Comments |
|---|---|---|
| Chief Administrative Officer | SS | I concur with the recommendation. |
Report to Council
Re: Amendment Bylaw No. 1160, 2025
CD-26 Zone for 258 Helmcken Road
Meeting Date: January 13, 2026
REVIEWED BY:
| REVIEWED BY: | Initials |
|---|---|
| Director of Corporate Administration | n/a |
| Director of Finance & Technology | n/a |
| Director of Development Services | LT |
| Director of Engineering | n/a |
| Director of Protective Services | n/a |
ATTACHMENTS:
- Subject property location map
- Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025 (at second reading)
- Letter from applicant, October 20, 2025
- Letter from prospective tenant, December 1, 2025
- Market leasing report letter from Colliers