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 Helmcken and 1449 Burnside Rd, henceforward known as the ‘Eagle Nest’ property. Public Hearing – June 16, 2020 SLIDE 1
1449 Helmcken Rd (Eagle Nest) Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020 Public Hearing – June 16, 2020 SLIDE 2
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 Public Hearing – June 16, 2020 SLIDE 3
1449 Helmcken Rd (Eagle Nest) Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020 Public Hearing – June 16, 2020 SLIDE 4
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. Public Hearing – June 16, 2020 SLIDE 5
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 . Public Hearing – June 16, 2020 SLIDE 6
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. Public Hearing – June 16, 2020 SLIDE 7
1449 Helmcken Rd (Eagle Nest) Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020 OFFICIAL COMMUNITY PLAN CONTEXT Public Hearing – June 16, 2020 SLIDE 8
1449 Helmcken Rd (Eagle Nest) Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020 Concept Drawing – Burnside Helmcken intersection interface Public Hearing – June 16, 2020 SLIDE 9
1449 Helmcken Rd (Eagle Nest) Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020 Public Hearing – June 16, 2020 SLIDE 10
1449 Helmcken Rd (Eagle Nest) Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020 Public Hearing – June 16, 2020 SLIDE 11
1449 Helmcken Rd (Eagle Nest) Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020 Fire access overlaid on ‘woonerf’ concept Public Hearing – June 16, 2020 SLIDE 12
1449 Helmcken Rd (Eagle Nest) Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020 Woonerf examples Public Hearing – June 16, 2020 SLIDE 13
1449 Helmcken Rd (Eagle Nest) Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020 TRANSPORTATION OVERVIEW 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 o 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”. o • 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. Public Hearing – June 16, 2020 SLIDE 14
1449 Helmcken Rd (Eagle Nest) Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020 TENANT COMPENSATION Public Hearing – June 16, 2020 SLIDE 15
1449 Helmcken Rd (Eagle Nest) Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020 The supplied interface cross- sections show the treatment of 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 of the partial firth storey. Public Hearing – June 16, 2020 SLIDE 16
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. Public Hearing – June 16, 2020 SLIDE 17
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. Public Hearing – June 16, 2020 SLIDE 18
1449 Helmcken Rd (Eagle Nest) Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020 Public Hearing – June 16, 2020 SLIDE 19
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. Public Hearing – June 16, 2020 SLIDE 20
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 . Public Hearing – June 16, 2020 SLIDE 21
1449 Helmcken Rd (Eagle Nest) Rezoning – Bylaw No. 900, 2014 Amendment Bylaw No. 1050, 2020 RECOMMENDATION THAT Council receive the report from the Planner entitled “REZONING – 3,5 and 9 Helmcken Road and 1449 Burnside Road West (Eagles Nest) PUBLIC HEARING REPORT” June 10, 2020 for information. Public Hearing – June 16, 2020 SLIDE 22
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