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.
TOWN OF VIEW ROYAL PUBLIC HEARING REPORT
TO: Mayor and Council DATE: January 22, 2026 FROM: Jeff Chow, RPP, MCIP, Senior Planner MEETING DATE: February 3, 2026
ZONING BYLAW NO. 900, 2014, AMENDMENT BYLAW NO. 1160 – REZONING APPLICATION NO. 2025-01 FOR 258 HELMCKEN ROAD
RECOMMENDATION:
THAT the report dated January 22, 2026, from the Senior Planner titled “Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160 – Rezoning Application No. 2025-01 for 258 Helmcken Road” be received for information.
PURPOSE:
The purpose of this report is to:
- Summarize Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025 to amend the CD-26 Zone, Island Highway/Helmcken Comprehensive Development by proposing changes to land use regulations for commercial uses at the mixed-use building at 258 Helmcken Road known as the “Royale.”
- Consider rescinding a Council motion (C-196-25) to require registration of a covenant prior to adoption of Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025 to require medical clinic use and/or neighbourhood grocery store as the covenant is no longer needed.
BACKGROUND:
Staff reports describing the proposal can be found in Attachments A to D, with outcomes summarised as follows:
| Date | Outcome |
|---|---|
| September 9, 2025, Committee of the Whole meeting | Proposal introduced |
| November 4, 2025, Council meeting | First and second reading given to Bylaw No. 1160 to add the following uses to the CD-26 zone: • Café, Medical Clinic, Personal Service Establishment and Retail Store. |
| December 2, 2025, Council meeting | • Council passed a motion to require a covenant to secure Medical Clinic and/or Neighbourhood Grocery in a portion of the ground floor commercial floor area of the building for a minimum of ten years • Minimum floor space of 150m² for Café use. |
| January 13, 2026, Committee of the Whole meeting | • Reduction in the minimum required floor area for Café use from 150m² to 74m². |
| January 20, 2026, Council meeting | Bylaw amended at second reading to: • reduce the minimum required floor area for Café use from 150m² to 74m² • remove Personal Service Establishment and Retail Store as permitted uses in the zone. |
ANALYSIS:
Rescinding Requirement for a Covenant
At the Council meeting on December 2, 2025, Council passed the following (C-196-25) motion:
THAT a covenant be registered on the title of 258 Helmcken Road prior to adoption of Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025 to require medical clinic use (i.e., family physician, nurse practitioner or medical specialist office) and/or neighbourhood grocery store in a portion of the ground floor commercial unit in the mixed-use building for a minimum of ten years.
It is recommended that Council rescind the above-noted motion (C-196-25) requiring the registration of a covenant prior to adoption of Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1160, 2025. With the proposed amendment to remove Personal Service Establishment and Retail Store from the proposed list of permitted uses, the covenant requirement is no longer necessary, as only the newly proposed land uses (Café and Medical Clinic), which received the greatest level of Council support, together with the existing Neighbourhood Grocery use, would be permitted as ground-floor commercial uses.
Council will consider this recommendation at the February 3, 2026 Council meeting, immediately following the public hearing.
If the property owner wishes to propose other commercial uses on the ground-floor of the mixed-use building in the future, then they may submit a new rezoning application.
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:
[ ] Inform [x] Consult [ ] Involve [ ] Collaborate [ ] Empower [ ] N/A
TIME CRITICAL
There are no timing considerations for the Town.
CONCURRENCE
| CONCURRENCE: | Initials | Comments |
|---|---|---|
| Chief Administrative Officer |
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
A. Committee of the Whole report dated August 21, 2025 B. Council report dated October 20, 2025 C. Council report dated November 17, 2025 D. Committee of the Whole report dated January 2, 2026
Document Images
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