Municipal Staff Presentation - Rezoning - 3, 5 and 9 Helmcken Road and 1449 Burnside Road West (Eagle Nest)

PURPOSE OF REPORT

The purpose of this presentation is to support the Public Hearing to rezone the Burnside Helmcken properties at 3, 5 and 9 Helmcken and 1449 Burnside Rd, henceforward known as the ‘Eagle Nest’ property.

Site Plan

Unit Mix

The proposal is currently for strata condos in the following configuration:

• 85 one-bedroom units
• 140 two-bedroom units
• 22 three-bedroom units

Site Data Summary

Building Details

Building 1

Building 1 is 19.2m high and ranging from 4 to 6 storeys.

Building 2

Building 2 is 14.8m high and ranging from 4 to 6 storeys.

Building 3

Building 3 is 16.9m high and ranging from 4 to 5 storeys.

OFFICIAL COMMUNITY PLAN CONTEXT

Intersection Interface

Concept Drawing – Burnside Helmcken intersection interface

Project Renderings

Woonerf Concept

Fire access overlaid on ‘woonerf’ concept

Woonerf examples

TRANSPORTATION OVERVIEW

The Town’s Engineering Department (with assistance from Bunt & Associates Transportation Planning & Engineering’s peer review) has completed the following initial review of the provided TIA:

• It appears that waiting to see how Mackenzie interchange impacts traffic flow would be prudent. We note the Town is doing the same for several other traffic issues.
• Both the southbound traffic on Helmcken and the westbound & perhaps eastbound traffic on Burnside may require alteration of the intersection. (the developer had suggested originally that they would vastly improve traffic flow with their suggested improvements)
• The TIA suggests that they don’t have an impact on traffic volumes (section 4.8) and all issues are a result of the background (existing) traffic:
  • “It is important to highlight that future failing conditions are due to background traffic, not site generated traffic. When site traffic is added to the study area intersections at buildout and 10 years beyond buildout, site traffic has minimal impact on level of service, delay and queuing at both intersections.”
• Alternatively, they speak to the impacts of even small amounts of traffic (section 4.7):
  • “As noted, small volume increases to an already failing movement can exponentially increase delay and/or queuing”.
• Bunt points out that additional R.O.W. may be required on the Burnside frontage which suggests alteration of the eastbound leg of Burnside and a sidewalk on the frontage.
• Once Mackenzie interchange is complete an agreed upon assessment should be completed to determine mitigation expectations of the Town of View Royal.

TENANT COMPENSATION

• Eligibility in all cases: minimum 1 year prior to rezoning application
• Exclusions in all cases: single family homes, duplexes, condos, secondary suites

Visual Impact and Interfaces

The supplied interface cross-sections show the treatment of the interface at Hidden Oaks includes an increased setback and open space between the buildings, and the addition of a stepped building from 4 to 5 storeys minimizes the visual impact of the partial firth storey.

ANALYSIS

The design is much improved over the previous four-building design.

The stepped, terraced and articulated massing addresses the interfaces in a much more appealing and sensitive way, and in staff’s opinion is as reasonable as can be expected while maintaining a density (1.5 FSR) close to the maximum indicated in the Official Community Plan’s Mixed Residential Land Use Designation (1.6 FSR).

The proposal of 22 three-bedroom condominiums is particularly attractive in that there is a significant need for more affordable family-friendly attached units.

The proposed interior concept is also much improved, with a sense of shared space and a pedestrian-prioritized environment which will also accommodate surface traffic and, with some tweaking, the requirements of the Town’s Protective Services Department.

Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020

The bylaw to rezone the property divides the site into three sub-zones to ensure that the building heights proposed by the applicants are preserved in the bylaw.

CD-24: Burnside Helmcken Residential - Regulation Summary

• Principal Uses: Residential, Apartment; Residential, Townhouse
• Accessory Uses: Home Occupation
• Lot Size minimum: 13,500m²
• Floor Space Ratio: 1.5
• Lot Coverage, maximum: 35%
• Impermeable Surface Coverage, maximum: 60%
• Building Height, maximum (Subzone A): 15m and 5 storeys
• Building Height, maximum (Subzone B): 17m and 5 storeys
• Building Height, maximum (Subzone C): 19.5m and 6 storeys
• Building Width, minimum: 6m
• Setbacks:
  • Western property line: 11m
  • Helmcken Rd property line: 10m
  • Burnside Rd property line: 8m
  • Northern property line: 8m

CONDITIONS OF REZONING

In advance of adoption of the bylaw to rezone the property (should Council approve the bylaw), the following must happen:

• The Ministry of Transportation and Infrastructure must approve the bylaw as the property is within 800m of a controlled access intersection (Helmcken and Trans Canada).
• A covenant between the Town and the applicant must be undertaken to ensure that the $3,500 Community Amenity Contribution will be paid.
• A covenant between the Town and the applicant must be undertaken to ensure that the tenant compensation as outlined in this report will be paid.
• A covenant between the Town and the applicant must be undertaken to ensure that the four subject parcels be consolidated into one parcel.

CONCLUSION

This application is much improved over the previous and is supported by staff.

The proposal addresses the Northern Gateway condition within the OCP by providing an attractive entry feature to View Royal, it addresses the need for housing close to the hospital, to the regional pathway system, and to amenities at Eagle Creek Village.

It is sensitive to the residential and agricultural interfaces, it provides a range of housing suitable for individuals and families alike, and generally represents a balance between realizing the densities described within the Mixed Residential OCP Land Use Designation while being sensitive to the existing surrounding uses.

RECOMMENDATION

THAT Council receive the report from the Planner entitled “REZONING – 3,5 and 9 Helmcken Road and 1449 Burnside Road West (Eagles Nest) PUBLIC HEARING REPORT” June 10, 2020 for information.