2026 02 03 Public Hearing - Agenda - Pdf
Agenda
Meeting agenda for the public hearing regarding the rezoning of 258 Helmcken Road and associated amendments to Zoning Bylaw No. 1160.
Public Hearing Notice of Advertising
Official notice confirming the methods and dates used to advertise the public hearing for Bylaw 1160 to the community.
Public Hearing Report - Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160 – Rezoning Application No. 2025-01 for 258 Helmcken Road
Staff report summarizing the proposed rezoning of 'The Royale' to allow commercial uses and recommending rescinding a covenant requirement for medical/grocery use.
Attachment A: Committee of the Whole Report - Rezoning 2025-01 – 258 Helmcken Road
Initial report introducing the rezoning application to add Café, Medical Clinic, Office, and Retail as permitted uses at the subject property.
Attachment 1 to Attachment A: Location Map
Map showing the location of 258 Helmcken Road at the intersection of Island Highway.
Attachment 2 to Attachment A: Letter from Applicant - Text Amendment for Land Uses at 258 Helmcken Road
Formal request from the developer to expand permitted commercial uses due to the inability to secure a grocery tenant.
Attachment 3 to Attachment A: Letter from Colliers International - RE: Ground Floor Commercial Space – 258 Helmcken Road
Leasing agent analysis stating that current unit size is too large for most grocers and recommending subdivision into smaller units.
Attachment 4 to Attachment A: New Builds – Coffee Shop Lease Comparables
Data table showing market lease sizes and terms for coffee shops in the Greater Victoria area.
Attachment 5 to Attachment A: New Builds – Healthcare Lease/Sale Comparables
Data table showing market lease and sale sizes for healthcare-related facilities.
Attachment B: Council Report - Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025 To Amend the CD-26 Zone for 258 Helmcken Road
Report recommending first and second reading of the bylaw, noting the removal of 'Office' use from the proposal.
Attachment A to Attachment B: Committee of the Whole Report
Redundant attachment of the August 21, 2025 report regarding the rezoning application.
Attachment 1 to Attachment A to Attachment B: Location Map
Duplicate map included in the report package.
Attachment B to Attachment B: Letter from Applicant
Duplicate of the text amendment application letter from Island View Land Management.
Attachment D to Attachment B: Colliers International Letter and Lease Comparables
Duplicate of the Colliers market analysis and lease tables.
Attachment B to Attachment B: Zoning Text Amendment Letter
Updated application letter from the developer noting the removal of 'Office' use and the addition of 'Personal Service Establishment'.
Attachment C to Attachment B: Selected Zoning Bylaw Definitions
Extract of current and proposed bylaw definitions for land uses like Medical Clinic and Retail Store.
Attachment D to Attachment B: Colliers International Letter - RE: Ground Floor Commercial Space
Updated letter from Colliers noting build-out costs for medical units.
Attachment E to Attachment B: Official Community Plan - Harbour Helmcken Community Corridor vision
Excerpts from the View Royal OCP regarding the vision for the Harbour-Helmcken Community Corridor.
Attachment F to Attachment B: Community Workshop – Commercial Space at The Royale - Summary
Analysis of public feedback from a community meeting held on August 19, 2025.
Attachment F to Attachment B: Community Workshop Exit Surveys
Scanned copies of individual handwritten exit surveys from the community workshop.
Attachment C: Council Report - Covenant for Medical Clinic Use
Report detailing the terms of a proposed 10-year covenant to secure a medical clinic at 258 Helmcken Road.
Attachment 1 to Attachment C: Council Report
Redundant attachment of the October 20, 2025 Council report.
Attachment A to Attachment 1 to Attachment C: Committee of the Whole Report
Redundant attachment of the August 21, 2025 report.
Attachment 1 to Attachment A to Attachment 1 to Attachment C: Location Map
Redundant location map.
Attachment 2 to Attachment C: Letter from Applicant
Redundant attachment of the text amendment application letter.
Attachment 3 to Attachment C: Letter from Colliers International
Redundant attachment of the July 14 Colliers letter.
Attachment B to Attachment C: Letter from Applicant
Redundant attachment of the developer's commitment letter.
Attachment C to Attachment C: Selected Zoning Bylaw Definitions
Redundant attachment of bylaw definitions.
Attachment D to Attachment C: Colliers International Letter - Sept 16, 2025
Redundant attachment of the September Colliers analysis.
Attachment E to Attachment C: Official Community Plan vision statements
Redundant attachment of OCP vision excerpts.
Attachment F to Attachment C: Community Workshop Summary and Surveys
Redundant collection of the workshop summary and all handwritten exit surveys.
Attachment 2: Bylaw No. 1160 (Second Reading Version)
Draft of Bylaw 1160 as it stood after second reading in November 2025.
Attachment 3: Letter from Jeffrey Sengara – RE: Covenant for Commercial Space
Developer's letter confirming commitment to a 10-year medical use covenant.
Attachment D: Committee of the Whole Report - Rezoning Application No. 2025-01 for 258 Helmcken Road
Report recommending the reduction of the required Café floor area from 150m2 to 74m2 based on market comparisons and medical clinic needs.
Attachment 1 to Attachment D: Subject Property Location Map
Redundant location map for the January report.
Attachment 2 to Attachment D: Bylaw No. 1160 (Amended Draft)
Updated draft of the bylaw reflecting the proposed 150m2 cafe minimum (pre-amendment).
Attachment 3 to Attachment D: Letter from Applicant
Redundant developer application letter.
Attachment 4 to Attachment D: Letter from Dennis Y. Kim and Alexis de Rosenroll – RE: Commercial Space Requirements
Letter from prospective medical tenants requesting the reduction of the mandated cafe size to 800 square feet (~74m2) to accommodate clinical space.
Attachment 5 to Attachment D: Coffee Shop Lease Comparables
Redundant coffee shop market data table.
Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025 (Final)
The final proposed bylaw for consideration at the public hearing, specifying permitted uses and the 74m2 cafe minimum.
Correspondence (a): Email from Toni Blodgett
Public comment raising concerns about traffic issues at the location.
Correspondence (b): Letter from J. Pannu and B. Selina, Colliers International
Redundant listing of the Colliers leasing analysis letter.
Correspondence (c): Email from Deanna Coleman
Resident expressing concern over the removal of the grocery store commitment while retaining increased residential density.
Correspondence (d): Email from Elaine Szostak
Public comment opposing the rezoning, describing it as a 'bait and switch' regarding the original grocery store promise.
Correspondence (e): Letter from Dr. Cameron Harris
Detailed opposition from an adjacent business owner citing parking deficiencies and the feasibility of another medical clinic.
Correspondence (f): Email from Andrea Martin
Email preferring a market/grocery over a pharmacy or medical space to minimize traffic and support local vibrancy.
Correspondence (g): Email from Alexis de Rosenroll
Prospective medical clinic buyer sharing concerns about parking requirements for procedure-based clinics.
Correspondence (h): Email from Heather West
Local owner expressing concerns about unauthorized parking on their property from condo visitors.
Correspondence (i): Email from Susan Lucas
Resident supporting the new facilities as it will reduce vehicle trips for local errands.
Correspondence (j): Email from James Lucas
Resident supporting the cafe and clinic as walking destinations for the neighborhood.
Correspondence (k): Email from Kyra Henry
Jedburgh Road resident looking forward to the community hub but concerned about street parking issues.