Minutes of the Special Council meeting held January 23, 2024

PLANNING, DEVELOPMENT AND ENGAGEMENT REPORT

TO: Committee of the Whole DATE: December 6, 2023 FROM: Jeff Chow, Senior Planner MEETING DATE: December 12, 2023

REZONING APPLICATION 2023-04 – 294 AND 296 ELTHAM ROAD AND 242 HELMCKEN ROAD

RECOMMENDATION:

THAT the report dated December 6, 2023 from the Senior Planner titled “Rezoning Application 2023-04 – 294 and 296 Eltham Road and 242 Helmcken Road” be received for information.

PURPOSE:

To introduce Rezoning Application 2023-04 to rezone 294 and 296 Eltham Road and 242 Helmcken Road from C-1 (Community Commercial) to a new site-specific zone to allow for a townhouse development consisting of approximately 20 dwelling units (strata).

TIME CRITICAL:

There are no time considerations for the Town.

EXECUTIVE SUMMARY:

The proposal is to rezone the subject properties from C-1 (Community Commercial) to a new site-specific zone to permit a three-storey townhouse development with a proposed density of 0.96:1 floor space ratio and approximately 20 dwelling units. The proposal is consistent with the Mixed Residential land use designation in the Official Community Plan, which supports townhouse use (with up to three storeys and 1.25:1 Floor Space Ratio) as well as detached homes on small lots and low-rise apartments. The application would provide attainable ground-oriented housing suitable for households with children located one block from View Royal Elementary School, on a Frequent Transit Network bus route, less than 300m from the E&N Rail Trail, and at the edge of the village centre at the Island Highway / Helmcken Road intersection.

The applicant has provided a development concept for the site which illustrates the proposed site layout, vehicular and fire access, pedestrian connections, built form, private and semi-private outdoor space, etc. 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.

Engineering studies indicate there are no significant transportation impacts and that there is a sufficient servicing capacity to accommodate the proposed development.

Legal agreements would be a condition of rezoning to secure the following items:

• community amenity contribution of $4,000 per dwelling unit (approximately $80,000);
• lot consolidation to preserve the three subject properties as one development site; and
• 3m x 3m road dedication at the Helmcken Road / Eltham Road intersection.

BACKGROUND:

The 2472.5m² (26,614ft²) site is comprised of three properties, each with detached dwellings that date back to the early 1960s. This corner site abuts detached residential uses on the northeast and the 36-unit Ashley Gate townhouse site on the southeast. On the southwest across Eltham Road there are three lots with detached dwellings zoned C-1: Local Commercial.

Rezoning Application 2022-05 to rezone 296 Eltham Road and 242 Helmcken Road for 20 townhouse units was declined at Committee of the Whole on July 12, 2022. A key reason for the decline was that the proposal was to develop two parcels, leaving 294 Eltham Road as an ‘orphan’ lot that would be difficult to develop in the future. The applicant has since secured the third parcel at 294 Eltham Road to create a more comprehensive, integrated development site.

PROJECT INFORMATION:

The proposal is to rezone the subject properties from C-1: Local Commercial to a new zone to permit townhouses. The rezoning application addresses zoning issues of land use, density, and standards for lot coverage, percentage of impervious surface, the height and siting of buildings in general. Other information in this section describes the applicant’s vision and proposed development concept; however, it should be noted that considerations of form and character and on-site landscaping would be formally addressed at development permit, if the rezoning is approved.

Development Concept

The development concept (Attachments 2 and 3) is for 20 townhouse units in five, three-storey buildings with ground floor parking as illustrated in Figures 1 and 2 below. Driveway access and pedestrian pathways into the site would be provided on Eltham Road. Each dwelling unit would have a private patio and rooftop deck. Outdoor amenity