TOWN OF VIEW ROYAL COUNCIL REPORT - DEVELOPMENT PERMIT 2015/02 – 33 Helmcken Road (Eagle Creek Village Phase 2 Subdivision)

DEVELOPMENT PERMIT 2015/02

33 Helmcken Road (Eagle Creek Village Phase 2 Subdivision)

RECOMMENDATION:

THAT Council approve Development Permit 2015/02 to allow subdivision of the parcel at 33 Helmcken Road into two lots as per the plans and reports attached to the March 31, 2015 report from the Senior Planner titled “Development Permit 2015/02 - 33 Helmcken Road (Eagle Creek Village Phase 2 Subdivision).”

CHIEF ADMINISTRATIVE OFFICER’S COMMENTS:

I concur with the recommendations.

DIRECTOR OF DEVELOPMENT SERVICES’ COMMENTS:

I concur with the recommendations.

PURPOSE AND SUMMARY:

The purpose of the report is to consider a development permit application to facilitate subdivision of the subject property into two lots.

BACKGROUND:

The 4.21 ha subject property, known as Eagle Creek Village, is located north of Helmcken Road at the intersection with Watkiss Way as shown in Attachment 1. The properties comprising the site were rezoned in 2013 and subdivided in 2014 to create the site and 1.58 ha of park land. Phase 1 of Eagle Creek Village, which is a mixed use development comprised of a shopping centre with medical offices and 60 units of apartment residential that is currently under construction in the south part of the parcel.

The subject property is located in the Neighbourhood Mixed Use Development Permit Area and the Terrestrial Sensitive Ecosystem Development Permit Area, which requires Council approval for subdivisions associated with a rezoning.

PROPOSAL:

The applicant proposes to subdivide the property into two lots as shown in Attachment 2. Remainder Lot 2 would be 3.35 ha and would contain Phase 1 of the Eagle Creek Village mixed use development. Proposed Lot A would be 0.87 ha. It is cleared land that is currently used as a staging area for the construction of Phase 1 and is proposed for condominium development in the near future.

ISSUES AND ANALYSIS:

The proposal complies with the requirements of the CD-20 zone and the detailed lot boundaries are generally in keeping with the development concept presented at the time of rezoning. Key issues to facilitate the proposed subdivision include the following: A. How does the proposal address the Neighbourhood Mixed Use Development Permit Area Development Permit Area guidelines? B. How does the proposal address the Terrestrial Sensitive Ecosystem Development Permit Area Development Permit Area guidelines? C. What are the servicing impacts?

A. Neighbourhood Mixed Use Development Permit Area guidelines

Most of the Neighbourhood Mixed Use Development Permit Area guidelines relate to form and character of development and do not apply to the proposed subdivision. Following subdivision, a development permit application will be required for the development of Proposed Lot A.

B. Sensitive Terrestrial Ecosystem Development Permit Area Guidelines

In the rezoning process the area of greatest environmental value, a 1.58 ha second growth Douglas-fir forest with a small drainage course, was transferred to the Town for park use. Proposed Lot A is previously cleared and borders the park. The mitigation of potential environmental impacts has been secured in Development Permit 2013/11 to create the subject property and include the following conditions:

a. Further investigation is to be conducted to determine the potential of retaining Trees 19 to 31 prior to demolition, site clearing or issuance of any tree or excavation permits. b. Prior to construction activities, snow fencing is to be placed 1.0 m outside all edges of the Park area under the supervision of a qualified biologist. c. The Park area is to be off-limits to vehicles, machinery, and construction materials associated with this development. d. Excavation for building foundations, utility services and driveways are to be avoided within the drip line and/or critical root zone of larger specimen trees (e.g. Douglas-fir) that occur inside the Park area. e. During construction, all surface runoff must be controlled to limit erosion and contained to remove sediments until landscaping with the development is completed. Construction representatives are to work with a qualified biologist in directing the placement of suitable erosion control and sediment containment measures. f. Bare soil (excluding bare rock) exposed during construction activities is to be seeded promptly within the growing season from April to September using a mix of equal amounts of Fall Rye, Italian Ryegrass and Perennial Ryegrass to minimize weeds. g. Tree impact mitigation measures are to be taken in accordance with the May 22, 2012 tree retention report prepared by Talbot Mackenzie & Associates.

Development Permit 2013/11 required security deposits to mitigate potential damage to the natural environment from construction activities including land clearing, blasting and excavation. The deposits have been received and are sufficient to include this subdivision.

C. Servicing

Offsite servicing has been designed and secured in the servicing agreement for Eagle Creek Village Phase 1. Since Proposed Lot A (Eagle Creek Village Phase 2) would have no direct road frontage, easements and rights-of-way will be required in the subdivision process to allow services such as water, storm drain, sewer and pedestrian/vehicle access through Proposed Remainder Lot 2 (Eagle Creek Village Phase 2).

RECOMMENDATION:

THAT Council approve Development Permit 2015/02 to allow subdivision of the parcel at 33 Helmcken Road into two lots as per the plans and reports attached to the March 31, 2015 report from the Senior Planner titled “Development Permit 2015/02 - 33 Helmcken Road (Eagle Creek Village Phase 2 Subdivision).”

SUBMITTED BY: Jeff Chow, MCIP, RPP, Senior Planner

REVIEWED BY: Lindsay Chase, MCIP, RPP, Director of Development Services

ATTACHMENTS:

1. Location Map
2. Proposed Subdivision Concept