SLIDE 1
1449 Helmcken Rd (Eagle Nest) Rezoning Bylaw No. 900, 2014 - - PowerPoint PPT Presentation
1449 Helmcken Rd (Eagle Nest) Rezoning Bylaw No. 900, 2014 - - PowerPoint PPT Presentation
1449 Helmcken Rd (Eagle Nest) Rezoning Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020 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
SLIDE 2
SLIDE 3
Public Hearing – June 16, 2020
1449 Helmcken Rd (Eagle Nest)
Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020
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
SLIDE 3
SLIDE 4
Public Hearing – June 16, 2020
1449 Helmcken Rd (Eagle Nest)
Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020
SLIDE 4
SLIDE 5
Public Hearing – June 16, 2020
1449 Helmcken Rd (Eagle Nest)
Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020
Building 1 is 19.2m high and ranging from 4 to 6 storeys.
SLIDE 5
SLIDE 6
Public Hearing – June 16, 2020
1449 Helmcken Rd (Eagle Nest)
Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020
Building 2 is 14.8m high and ranging from 4 to 6 storeys.
SLIDE 6
SLIDE 7
Public Hearing – June 16, 2020
1449 Helmcken Rd (Eagle Nest)
Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020
Building 3 is 16.9m high and ranging from 4 to 5 storeys.
SLIDE 7
SLIDE 8
Public Hearing – June 16, 2020
1449 Helmcken Rd (Eagle Nest)
Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020
OFFICIAL COMMUNITY PLAN CONTEXT SLIDE 8
SLIDE 9
Public Hearing – June 16, 2020
1449 Helmcken Rd (Eagle Nest)
Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020
Concept Drawing – Burnside Helmcken intersection interface SLIDE 9
SLIDE 10
Public Hearing – June 16, 2020
1449 Helmcken Rd (Eagle Nest)
Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020
SLIDE 10
SLIDE 11
Public Hearing – June 16, 2020
1449 Helmcken Rd (Eagle Nest)
Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020
SLIDE 11
SLIDE 12
Public Hearing – June 16, 2020
1449 Helmcken Rd (Eagle Nest)
Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020
Fire access overlaid on ‘woonerf’ concept SLIDE 12
SLIDE 13
Public Hearing – June 16, 2020
1449 Helmcken Rd (Eagle Nest)
Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020
Woonerf examples SLIDE 13
SLIDE 14
Public Hearing – June 16, 2020
1449 Helmcken Rd (Eagle Nest)
Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020
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.
TRANSPORTATION OVERVIEW SLIDE 14
SLIDE 15
Public Hearing – June 16, 2020
1449 Helmcken Rd (Eagle Nest)
Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020
TENANT COMPENSATION SLIDE 15
SLIDE 16
Public Hearing – June 16, 2020
1449 Helmcken Rd (Eagle Nest)
Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020
The supplied interface cross- sections show the treatment
- f 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
- f the partial firth storey.
SLIDE 16
SLIDE 17
Public Hearing – June 16, 2020
1449 Helmcken Rd (Eagle Nest)
Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020
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.
SLIDE 17
SLIDE 18
Public Hearing – June 16, 2020
1449 Helmcken Rd (Eagle Nest)
Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020
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.
SLIDE 18
SLIDE 19
Public Hearing – June 16, 2020
1449 Helmcken Rd (Eagle Nest)
Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020
SLIDE 19
SLIDE 20
Public Hearing – June 16, 2020
1449 Helmcken Rd (Eagle Nest)
Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020
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.
SLIDE 20
SLIDE 21
Public Hearing – June 16, 2020
1449 Helmcken Rd (Eagle Nest)
Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020
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.
SLIDE 21
SLIDE 22