At the December 14, 2021 Regular Council Meeting an OCP Update on the Preferred Growth Concept – Vibrant Centres and Complete Neighbourhood was brought forward by the City of West Kelowna’s development team. Overall the approach proposed encourages development within two Urban Centres and five Neighbourhood Centres across the City.
Two Urban Centres are planned to be located adjacent to Highway 97 including one in Westbank Centre and the second at Boucherie Centre. Urban Centres will support higher density, mixed-use development and will encourage more walkable area. Westbank Centre will be the primary downtown core with support for up to 12-storeys, whereas, Boucherie Centre is envisioned at 4-6 storeys with redevelopment being focused around diverse housing options.
The five Neighourhood Centres will include Goats Peak, Gellatly Bay, Smith Creek/Shannon Lake, Lakeview Heights, and Rose Valley. Each of these areas are intended for the Complete Growth model which will be modeled after Lakeview Heights and envisioned to provide residents with improved access to services and more diverse housing types. Heights within these neighbourhood nodes will support 3-6 storeys and in particular Goats Peak and Smith Creek have been tagged as the key Neighbourhood Centres for growth. Goats Peak will house a site for a future school, community park, and likely a transit route. While Gellatly Bay was touted as one of the most desirable neighbourhoods it has also been classified as a Neighbourhood Centre with an asterisk attached. That asterisk would allow for height over 6 storeys in the event the proposal addresses community-wide challenges (e.g. parking, public boat parking, affordable housing, etc.). The City confirmed that the goal of this asterisk would be to ensure that any development over six storeys will not detract from the Gellatly Bay user experience and helps to promote and continue this area be held as “the jewel of our Waterfront”.
All Councillors were very active in discussion throughout the portion of the meeting including:
- Councillor Findlater promoted more of a single family development approach and expressed concern over Glenrosa not being included as a Neighbourhood Centre. He also expressed concern on moving this fully forward until we have an updated Transportation Master Plan.
- Councillor Johnston expressed an interest to allow up to six stories outside the Westbank Centre boundary to serve as a transition boundary between high density and single family.
- Councillor Zilkie highlighted that the priority should be to densify the downtown Westbank Centre core at this time.
- Councillor Zannon stated concern on the Neighbourhood Centre approach and ensuring the feasibility of these for the short and long term.
- Councillor de Jong suggested that the OCP and the diversity of housing options being recommended be reviewed and revised on an ongoing basis – not every 10 years. He also raised concern with Gellatly Bay being the only Neighbourhood Centre with an asterisk and encouraged development of this area be more out then up.
- Councillor Friesen noted if the asterisk is there this should be encouraged in other Neighbourhoods as well and questioned when/how this process would initiate a rezoning request. Mr. Magnan stated that this process will create a new zone in the development bylaw process which will define the height and that these requests may not necessarily require an OCP amendment but would fall into a zoning or text amendment for additional height.
In the end the proposed motion THAT Council direct staff to proceed with development of a draft land use plan and initiate policy development based on the preferred Growth Concept – Vibrant Centres and Complete Neighbourhoods was passed. As a next step the draft OCP and land use plan will be prepared with feedback options being offered in the New Year.
In the end what does this all mean to the GBGPCA?
Our work is not done. We will need to remain vigilant and active with the City and Council and be prepared to respond quickly to potential future development requests as they are presented. All members of the GBGPCA are encouraged to participate in any future OCP feedback opportunities to encourage the removal and/or further clarification around what this asterisk truly represents.
Full details on what was presented can be found within the document titled “West Kelowna – Phase 2 Preferred Growth Concept”
As well, the recorded Council Meeting and full discussion can be viewed as agenda Item 8.2.3 at https://westkelownabc.new.swagit.com/videos/150421
Gellatly Bay Goats Peak Community Association 