Alignment with Zoning

Our application adheres to the Official Community Plan and, with rezoning approval, will be in alignment with the requirements of the UC1r - Downtown Urban Centre - Rental Only (previously the C7(r) (Central Business Commercial) Zone (Rental). The draft Kelowna Zoning Bylaw has identified that the new zoning will be UC1r once the bylaw is officially approved and adopted. The purpose of this new zoning aligns with the current C7r zoning, in that “the purpose of this zone is to designate and to preserve land for developments of the financial, retail and entertainment, governmental, cultural and civic core of the downtown while also encouraging high density mixed-use buildings.” 

Proposed Variances

We are requesting six (6) variances to the zoning bylaw as part of our updated application.  Each variance is required to facilitate the design that best achieves the policy and design objectives for the project and/or the design changes relating to neighbourhood feedback:

 

Bylaw Regulation

Proposed Variance

Purpose

Maximum allowable height – in accordance with the regulation is 40 meters/+/- 13 storeys

The height will not exceed 25-storeys (81.9 m, including mechanical penthouse).

To accommodate building form/design changes to a taller, slimmer building form in response to City of Kelowna Planning and additional neighbourhood feedback.

Maximum Floor Plate Size - Any tower floor plate situated above 9.0 m in height but below 22.0 m in height cannot exceed 1,221.0 m².

Maximum Floor Plate Size for any tower above 22.0 m in height cannot exceed 676 m2. 

Proposing a building floor plate of 2,105 m² (Level 3 – Level 5 only), requiring a bylaw variance of 884 m²

Proposing an increase in Level 6 Floor Plate to 803 m2 and Levels 7-25 to 750 m2.

The proposed building setbacks have been determined in order to best support the adjacent public pedestrian spaces. In order to provide maximum daylighting on the ArtWalk extension and Civic Plaza and to reduce apparent building massing from the ArtWalk and Doyle Avenue perspectives, the parking podium has been set back along the existing laneway, with a minor northwest setback encroachment.

Minimum 4.0 m setback from northwest property line above 9.0 meters and minimum 3.0 m setback from east property line above 9.0 meters

Proposing 2.73 m setback on northwest property line (Levels 3-5 only) and 0.0 m setback on east property line (Levels 3-5 only)

The proposed building setbacks have been determined in order to best support the adjacent public pedestrian spaces. In order to provide maximum daylighting on the ArtWalk extension and Civic Plaza and to reduce apparent building massing from the ArtWalk and Doyle Avenue perspectives, the parking podium has been set back along the existing laneway, with a minor northwest setback encroachment.

Required off-street bicycle parking, short term: 72 stalls required

Proposing 10 short term stalls provided on site; 34 short term bicycle stalls located along Doyle, ArtWalk & Smith Avenue

Based on the new draft Zoning Bylaw #12375, 30 short-term bicycle stalls are required.  34 short-term bicycle parking spaces have been provided at the entrance to the building on Doyle Avenue and evenly distributed along the proposed ArtWalk extension and Civic Plaza and along Smith Ave, adjacent to the Kelowna Arts Hub. In addition, bonus-level secure long-term bicycle parking is being provided (305 stalls located within the building).

Minimum building separation above 22.0 m in height is 25.0 m when on the same block 

Proposing 13.9 m separation from Innovation Centre for Level 7 and 8 (-11.11m variance)

The proposed tower design has been located as far north as possible to maximize the available building separation from the existing Innovation Centre.  View corridors westward, towards Lake Okanagan have been maintained for the Innovation Centre and other existing buildings to the east.