On September 15th the City of West Kelowna Advisory Planning Committee was introduced to the requested OCP and Zoning Amendment to CD Zone at 4058 and 4066 Gellatly Road (boat storage area across from Willow Beach). Representatives from the GBGPCA were notified of this meeting and were able to watch the live stream of this session. The following are the key items presented which raise concern:
- Proposed Density is 2.3 Floor Area Ratio (FAR)
- Why we care: This is greater than the most dense in West Kelowna (1.8) and density is already an issue with this area in the Summer season. Additional density will only compound problems that already exist (traffic, parking, busy marina, etc.).
- Proposed Coverage is 70% – greater than the most covered in WK, unprecedented
- Why we care: This is greater than the most covered area in West Kelowna and is unprecedented. Should we really “test” this out at our Waterfront?
- Proposed Height – 10 stories (39 m) plus rooftop elevator shaft, possible services, etc (for reference the neighbouring Pointe strata is at 31 m)
- Why we care: This is is not consistent with the desirable attributes and purpose of the Mixed Use LUD, the Gellatly Village GMD, or vision of the Waterfront Plan and the Gellatly Village Study
- Stormwater emergency overland flows to be directed onto Gellatly Road
- Why we care: Flooding has already occurred in this area and not having a better mitigation or filtering plan for stormwater is a huge risk to wildlife and existing habitats. This area should be sensitively and appropriately developed.
- Boat storage is difficult to address
- Why we care: Boat storage is not our concern as the concern is parking to accommodate day use boat trailer parking.
- Comments such as “This is the place to test the limits”; “Do it big because if you start small there is no place to go”; “So valuable to the community”; “People have been waiting years for this”; and “Limited impact on neighbours” were made
- Why we care: Testing the limits at your only self-proclaimed waterfront development site is short-sighted and will have a huge impact on not only the residents of this neighbourhood but also ALL residents of West Kelowna. Access to this already crowded location will become even more coveted leaving our full-time residents with even less access to the amenities we’ve invested in for years.
At this time the Association continues to develop our arsenal of tools so that we are prepared to respond to this request once this reaches public consultation. Given the OCP is currently under revision and our City has invested heavily in this visioning and design process it would seem counterintuitive for our Mayor and Council to further this rezoning request.
A more detailed summary of the meeting is noted below complete with access to view the full recording through the City’s archived webcasts, item 8.2 at the following link: Sep 15, 2021 Advisory Planning Commission – West Kelowna, BC (swagit.com)
Detailed Summary:
Jayden Riley – City Planner
Presented Z21-07, OCP and Zoning Amendment to CD Zone at 4058 and 4066 Gellatly Road
The proposed Comprehensive Development Zone (CD10) permitted uses include mixed commercial and residential use which could include apartment, hotel, open space, commercial, boat storage, and parking.
- Proposed Density is 2.3 FAR – greater than most dense in WK at 1.8
- Proposed Coverage is 70 % – greater than the most covered in WK, unprecedented
- Proposed Height – 38 m or 39 m plus rooftop elevator shaft, possible services, etc
The Growth Management Development Plan of 2017, which is more descriptive than regulatory, set out:
- Desired Attributes:
- small scale multi residential for year-round residents
- public spaces (promenades and plazas)
- public vehicle and boat parking
- active street frontages
- Purpose:
- to implement the vision of the 2011 Waterfront Plan and the 2017 Gellatly Village Study
- work towards the development of this area as small-scale, mixed-use village
- focal point for WKs waterfront
Technical Reports not yet completed and should commence around Sept. 22, 2021
- Anticipate a developer contribution to a new water reservoir
- Stormwater emergency overland flows to be directed onto Gellatly Road
The height and density of the CD Zone is not consistent with the desirable attributes and purpose of the Mixed Use LUD, the Gellatly Village GMD, or vision of the Waterfront Plan and the Gellatly Village Study
- There is an appetite for increased density
- There is an opportunity for the public to participate after 1st and 2nd reading
Brian Quiring – Project Architect
- Project proposes up to 7 commercial units, 10 work/live units, up to 250 residential units and an amenity space
- The height is up to 39 m plus a roof top exemption for elevators and mechanical equipment
- Strategically located with a terraced building design taking into consideration sunlight access to amenity space
- Overheight request is for:
- Elevator in addition to 10 stories for two towers:
- 2 stories of parking plus 8 residential stories
- 8 stories for a third tower:
- 2 stories of parking plus 6 residential stories
- Elevator in addition to 10 stories for two towers:
- Proposal is accurate, Lidar Program, not “hocus pocus”
- Design is preliminary and subject to change
- Unit size is not completed
- Experiencing difficulty with boat storage:
- This takes up a huge chunk of prime real estate and as such they are looking at trying to create a storage facility to put boats in a box but are not sure how this can mix with public and are interested in extending to the community
- Includes a front setback of 15 feet including the sidewalk to create a village feel and may be able to add more
- The property owners have done their own market research including hiring consultant to say what is the minimum you want to do otherwise they would be underutilizing a prime site
Discussion
There was discussion with several members raising concerns and several expressing support.
Some of the concerns raised included:
- This is a huge precedent, not consistent with development near lake in other areas of West Kelowna
- Compounding problems that already exist – traffic, parking, busy marina
- Area will become mainly available to the residents of WK outside of tourist season
- Is this best for the community as a whole
- Height and volume are of concern
- What property owner wants is not necessarily in line with what is appropriate
- This area should be sensitively and appropriately developed
- This proposal is premature as the OCD is under revision
- Boats parking economically unfeasible, perhaps limit boat storage
Some of the supportive comments included:
- So valuable to the community
- Do it big because if you start small there is no place to go
- Make a base for tourism
- Our kids will have jobs
- Residents in area who do currently have access to retail, commercial will have
- One of the only properties appropriate for waterfront development in WK
- People have been waiting years for this
- This is the place to test the limits
- Limited impact on neighbours
- Highest and best use of the land
- Need enough people to make businesses viable
Overall the motion was carried with 2 members opposed.
Gellatly Bay Goats Peak Community Association 