FORM AND CHARACTER DEVELOPMENT PERMIT - 3 Helmcken Rd

PURPOSE OF REPORT

Introducing introduce the Mixed Residential Form and Character Development Permit application to Committee.

BACKGROUND

The four parcels (referred to as 3 Helmcken in this report for convenience) were rezoned to CD-24 in 2020, with three subzones delineated by maximum height of buildings.

The zone permits both townhouse and apartment residential at a maximum FSR of 1.5.

COVENANTS REGISTERED AT TIME OF REZONING

CAC Covenant

Community Amenity Contribution for $3,500 per dwelling unit ($819,000 based on the proposed 234 units) to be paid in advance of the issuance of a building permit.

Consolidation Covenant

Lands must be consolidated, only existing uses can be continued, no sale or transfer of parcels separately.

Tenant Covenant

Requires 4 months notice for demolition, requires the payment of the Tenant Relocation Package.

Note: Land consolidation will be a stated condition of the Form and Character Development Permit

The applicant is proposing 234 units of rental apartment development in 1, 2 and 3-bedroom configurations. Currently proposed as purpose-built rental, but no covenant secures this.

Since rezoning:

• unit number has been reduced from 247 to 234
• the mix has changed to include more three-bedroom units (26 from 22)
• The provided vehicle parking has also been reduced, with a supporting Parking Study performed by WATT Consulting Group. Requested variance of 26 spaces.

SITE DATA SUMMARY

*variance required, 326 required spaces, 300 proposed

ISSUES AND ANALYSIS

Addressing the Northern Gateway Community Corridor

The subject property (on the map below in blue) is identified within the Town’s Official Community Plan as an important gateway site for the Town of View Royal.

The design of the Northern Gateway Community Corridor requires the creation of “…a strong sense of place in the area surrounding the hospital and leading into the southern areas of the Town”.

ADDRESSING THE NORTHERN GATEWAY COMMUNITY CORRIDOR

The fully realized building facades have at-grade building entrances along the extent of the frontage and address the street corner in an attractive fashion.

DESIGN CHARACTER

There are at-grade entrances at street level, an open pedestrian-friendly plaza at the intersection, and no blank walls along the building facades.

The buildings step down at significant locations, especially near the entrance plaza and the Hidden Oaks interface to the west.

DESIGN CHARACTER (Continued)

• The design steps the top floors back from the building facades.
• There is visual interest in the building articulations from all external angles.
• The western interface between the Hidden Oaks development, especially, is configured in a positive manner.
• There is a focus on reducing visual and physical impact on the Hidden Oaks townhouses to the west.
• The terracing of the building, partial storeys and the open space between the two buildings provide space and visual relief.
• The buildings are pulled back from the property line, providing varied, treed open space for screening the adjacent properties.

BUILDING DESIGN

The design is of the ‘west coast contemporary’ style identified in the Mixed Residential Form and Character guidelines. The architectural style is very similar to that of recent developments in the community. The proposed materials are a mix of neutral tones and natural textures.

LANDSCAPING

The interior common space proposal provides a multi-use feel in the courtyard with a proposed ‘woonerf’ (literally: ‘living street’ in Dutch) which emphasizes shared space and traffic calming while still permitting traffic flow.

Concept is to design a functional roadway with non-traditional road surfaces that resemble pedestrian-friendly squares and plazas. This invites pedestrian and bicycle traffic and indicates to drivers that it is a shared space and not a dedicated roadway.

The design complies with all Protective Services requirements. Also proposed is a central greenspace, providing a gathering and recreational opportunity.

TREE PRESERVATION

The applicant has provided a tree preservation plan which identifies 107 trees on the site.

Approximately 50 of those trees can be preserved (in green, below), with those potentially retained in orange and those removed in red.

There is a requirement for a 2:1 replacement of trees removed, which can be on-site.

Note that this application is being processed under the current (old) tree bylaw as the new one has not yet been adopted.

PARKING

Since the rezoning application proposed parking has been reduced from 340 spaces serving 247 units to 300 spaces serving 234 units, which will require either a variance of 26 spaces or a provision of payment in lieu of parking at $12,000 per space ($312,000).

Two underground parking levels proposed, with six surface parking spaces and five accessible spaces.

Two proposed bicycle storage rooms on the first level of underground parking, and racks for each of the buildings as required by the Zoning Bylaw.

The applicant has provided a parking study which suggests that the provided parking is sufficient. The applicant has the option to either request a 26-space variance for parking or provide $12,000 per parking space as per the payment in lieu scheme described in the Zoning Bylaw.

Should the applicant request the variance, staff will work with them to determine what possible Traffic Demand Management (TDM) measures they may take to offset the reduction in provided parking.

LIGHTING

The applicant is proposing dark skies friendly lighting. The locations of the lighting bollards are on the Landscape Plan drawings.

ACCESS, CIRCULATION

The site is well designed with easy pedestrian access, 6 surface parking spaces and three loading areas; one for each building. There are five accessible spaces, all located on the first underground parking level closest to the elevator accesses.

The unique ‘woonerf’ design of the circulation is certainly a major and welcome feature of the project and prioritizes pedestrian circulation over vehicular at surface level.

Crime Prevention Through Environmental Design (CPTED) principles have been closely followed and adhered to in the design, including highly visible outdoor spaces and entrances with complimentary lighting design.

Garbage and recycling collection is on the first parking level.

ENGINEERING

The Town’s Engineering Department has requested an updated Traffic Impact Assessment. This TIA must be provided to the Town’s Engineering Department for review. The TIA will:

• Be based on traffic volumes collected at minimum one month after the completion of the McKenzie interchange,
• Include both study area intersections described in the TIA by Watt Consulting Group dated January 25, 2019, as well a review of potentially adding a second westbound lane on Helmcken Road between Burnside Road West and Watkiss Way,
• Review and discuss the left turn movement at the Burnside Road West and Helmcken Road intersection, and
• Include specific discussion of pedestrian movements at Watkiss Way and Helmcken Road intersection.

CONCLUSION AND NEXT STEPS

Staff is supportive of the application. Staff is working with the applicant to refine the information provided, including:

1. Identifying whether the parking variance is desired, or whether payment in lieu will be the way forward.
2. What TDM measures (if any) the applicant plans to propose to support a parking variance.
3. Identification of any retaining wall heights on the landscape plan.
4. Update to the TIA with Engineering’s requirements.
5. Working with the applicant to ensure consolidation of the properties is completed as a condition of the Development Permit.

After the above noted information is received and reviewed by staff it is anticipated that the application will be brought to Council for consideration.

RECOMMENDATION

THAT Committee receive the report from the Community Planner entitled “Mixed Residential Form and Character Development Permit 3 Helmcken Road” and dated January 31, 2022 for information.