Minutes of the Special Council meeting held January 16, 2024
Minutes from a special Council meeting held on January 16, 2024.
Report to Council Re: Bylaw 1130 – 294, 296 Eltham Road & 242 Helmcken Road Meeting Date: February 6, 2024
Legal Agreements
Legal agreements are proposed as condition of rezoning to secure the following items prior to building permit issuance:
- Cash community amenity contributions of $4000 per unit, in accordance with the Town’s Amenity Contribution Policy. A total of $80,000 is anticipated.
- No individual sale of any of the three subject properties in order to preserve the three subject properties as one development site. Currently two properties are owned by one party and the third property is owned by another.
- Consolidation of the three subject properties into one lot prior to construction.
- A small road dedication at the Eltham Road / Helmcken Road intersection. Eltham Road intersects Helmcken Road at an angle. The road dedication would provide more space for the sidewalk and boulevard at the intersection.
Renderings
Additional information was requested at the December 12, 2023, Committee of the Whole meeting to help provide a view analysis of the potential height, siting and massing of the proposed development from the abutting Ashley Gate townhouses at 288 Eltham Road. The proposed building siting and layout would be angled to minimize the amount of direct facing windows between the two sites. Further consideration of the site layout, building design, and landscaping to ensure the proposal complies with the applicable design guidelines, would occur at the development permit stage.
Transportation Impacts
An addendum to the Traffic Impact Assessment (TIA) is provided in Attachment C. Per Council’s request, this addendum provides an analysis of the combined traffic impact of this development and the “Royalle” (a commercial / residential mixed-use development currently under construction at 258 Helmcken Road). The results support the earlier conclusion that left turn lanes at the Eltham Road / Helmcken Road intersection are not warranted by the two developments. Furthermore, staff support the results in that no additional changes outside of the original December 1, 2023, Traffic Impact Assessment are required.
FINANCIAL IMPLICATIONS
No significant financial implications are anticipated for the Town.
ALTERNATIVES
n/a
CONCLUSION
The proposed new zone is consistent with the Mixed Residential land use designation in the OCP and further advances several OCP policies related to family-oriented housing and home ownership opportunities.
Legal agreements will ensure the provision of community amenity contributions, preservation of the three properties as one development site, and road dedication to improve sidewalk and boulevard space at the Eltham Road / Helmcken Road intersection. Renderings to provide view analysis have been provided but it should be noted that the form and character of the development will be considered through the development permit process. The TIA addendum confirms that that left turn lanes at the Eltham Road / Helmcken Road intersection are not warranted by the two developments, and that no additional changes outside of the original TIA are required. Staff recommends that Bylaw No. 1130 receives first, second and third reading.
| CONCURRENCE: | Initials | Comments |
|---|---|---|
| Chief Administrative Officer | SS | I concur with the recommendation. |
| REVIEWED BY: | Initials |
|---|---|
| Director of Corporate Administration | Not requested |
| Director of Finance | Not requested |
| Director of Development Services | LT |
| Director of Engineering and Parks | IL |
| Director of Protective Services | Not requested |
ATTACHMENTS
A. Staff report to the December Committee of the Whole meeting (106 pages) B. View Analysis - Ankenman Marchand Architects, December 6, 2023 (5 pages) C. Traffic Impact Assessment addendum - Addoz Engineering, December 14, 2023 (8 pages) D. Sustainability Statement