Official Community Plan Policy Summary - REZ 2022-06: 14, 14A Helmcken Road & 6 Camden Avenue

Zoning Bylaw Compliance and Requested Variances

The applicant is requesting variances for building height, manoeuvring aisle width and siting of an accessory structure. Additional information on fence and retaining wall heights is required prior to notification of a Council meeting to consider the application.

1. Building Height

The applicant is requesting to increase the maximum building height from 11.25 m to 11.78 m. This request is due to a technical error in measuring building heights from finished grade instead of natural grade when establishing the building height regulation in the new CD-29: Comprehensive Development (Eltham Road Townhouse) zone. The variance would accommodate Buildings 2, 3 and 4 as shown in Figure 4.

Figure 4. Building with requested height variances

The requested height variance is supportable for the following reasons:

• the geodetic building heights are the same as the development concept presented at the time of rezoning.
• there are substantial building separation distances between buildings with requested height variances and dwellings on abutting properties as shown in Figure 4.
• the variance would permit the site to have a consistent level slope so that proposed buildings close to Ashley Gate townhouses on the abutting property can be sunk into the slope for a lower profile as shown in Figure 5.

Figure 5. North elevation (facing 240 Helmcken Road)

2. Manoeuvring Aisle width

A variance is requested to reduce the minimum manoeuvring aisle width from 7.6m to 6.0m for parking located at a 90-degree angle.

The applicant has provided a plan showing the turning radius for a standard car as shown in Figure 6. A larger pickup truck is likely to require a three-point turn; however, the variance can be supported for the following reasons:

1. the width between garage doors would be 7.6m or greater because of driveway aprons in front of every garage door that would provide additional manoeuvring space over the 6.0m central driveway width.
2. the amount of driveway surface area would be minimized.
3. the manoeuvring aisle meets Fire Department standards for emergency vehicle access (refer to Plan 100 in Attachment 3).

Figure 6. Turning radii in manoeuvring aisle

3. Siting of an accessory structure

A variance is requested to permit the siting of an accessory structure in the flanking yard. The structure would be an arched trellis marking a pedestrian entrance to the site as shown in Figure 2. This variance is supportable because it would add interest to the streetscape and help create a sense of place. The structure would not create privacy impacts on adjacent parcels.

Tree Impacts

An arborist report (Attachment 7) has been provided that notes the following:

• there are eight bylaw-protected trees on the site plus 23 hedge cedars (not bylaw-protected) that would be removed to accommodate the development.
• along the Helmcken Road and Eltham Road boulevard, there are three Armstrong Red maples, one liquidambar, three English hawthorns (an invasive species) and two flowering plums. Six of the nine trees would be removed to accommodate the proposed development and would be replaced in accordance with municipal standards with trees that would be more appropriate for the location. Three maples along the Helmcken Road frontage are in good condition and would be retained.

While onsite tree removal is necessary to make the site more level and to lower the buildings at the east of the site where there are more buildings on adjacent properties, the landscape plan indicates approximately 16 trees will be planted on site, which would be twelve trees short of the replacement tree schedule. Cash in lieu in accordance with the tree protection bylaw will be required for the replacement tree deficit.

A tree permit will be required as a condition of building permit. Any shared trees or neighbouring trees affected by the development will require owner authorization to proceed as a condition of tree permitting

Servicing

Storm water would be managed underground to maximize residential use of the site and because there is a statutory right of way along the north property boundary. Solid waste and recycling will be collected on site.

Impacts and implications can be summarized as follows:

ALIGNMENT:

The recommended option aligns with the Town’s following core guiding documents as follows:

PUBLIC PARTICIPATION GOAL:

The desired level of public participation for the recommended option is:

☒ Inform ☐ Consult ☐ Involve ☐ Collaborate ☐ Empower ☐ N/A

TIME CRITICAL:

The proposal has no time implications for the Town.

ATTACHMENTS:

1. Location Map
2. Letter to Mayor and Council – July 11, 2024