Mayor Basran declared a conflict of interest as he owns a home within the notification area and departed the meeting at 6:18 p.m. and Deputy Mayor Hodge took the Chair.
Staff:
- Displayed a PowerPoint Presentation summarizing the application and responded to questions from Council.
Karl Miller, CEO Meridian Development Corp, Applicant
- Displayed a PowerPoint Presentation.
- Advised that the presentation has changed from what was provided in Council's package to include additional slides.
- Introduced the local design team: dave cullen, CTQ Davon Sallon urban designa mayr lapointe shane green, lesley hardy landscape architect,
- Spoke to what the company Meridian is about- who they are.
- Displayed a number of renderings of the different buildings. proud of the link to residences who live within the building and those who live beside. located right next to knox mtn and all it has to offer residents.
- Believe they have the best designs for this area. communty access to knox mountain park.
- Provided a zoning summary.:
displayed the site plan, green roof.
- key highlghts rm4 allows for max 50% site coverage, maximizng green space areas, only 29% of site coverage, the remainder is left in the green state.
- spoke to the cross sections, with setbacks.
- spoke to requested variance retaining wall height - 1.2 meters to a maximum of 3 meters 1.8 meter over what is allowed.
and second variance is the length of the building frontage.- the proposed building frontages are 90 meters, a variance from 40 meters as stipulated in the zoning. the longest unbroken span of the building is 40 meters.
- Through multiple revisions to the plans we did gain administration's support for these variances
- Spoke to neighbourhood consultation summary - 232 brochures sent to neighbours within a 100 m radius which is double the 50 m requirement.
-had one on one meetings to hear residents concerns, common themes was density, increased traffic shortage of on street parking, access to greenspace, concerns specific to variance requests was building height building frontage and retaining wall.
- Spoke to changes made to the building design and massing, building height reduction, access to Knox Mountain and greenspace dedication, Increased parking, reduced the retaining wall height and decreased density, based on community feedback.
- Responded to questions from Council.
Mayor Basran invited anyone participating online or in the gallery who deemed themselves affected to indicate they wish to speak followed by comments from Council.
Gallery:
Marshall Mack 485 Groves Ave
- Have been involved with sales of a lot of this land, heard of density complaints, had this property sold in 2007 was going to be a large dense projects but fell apart in 2008.
- This was always suppose to be a dense site.
- Responded to questions from Council.
Wesley Shields, lives in subdivision
lived in this area for past 12 years, resident in Kelowna for 30 years
- used tobe president of Chamber of Commerce, supported cd21 development downtown.
- not appropriate for the area and uniqueness, 2 storey townhomes that have been there along time.
- referenced many letters in opposition. those supported this application do not live in the area.
- this is not the proper place for this development.
- this is a unique piece of property with 7 acres of land, its up against Knox Mountain with a slope and limited to what can be built - trhere is only single family and townhome dwellings, does not fit within the neighbourhhood.
- Questioned the form and character of the area.
- Referenced his previously submitted correspondence.
- Responded to questions from Council.
Murry Forbanack, Boynton Place
- Selective camera angles that neither capture the full magntitude of the project.
- this a unique site and challenges were known prior to the purchase by the developer.
- Variance on frontage, the city's preference is 40 m per building they want 90 m each on all 3 buildings.
- this development does not belong in this tiny community, referenced malls that have a lesser span than what this devevloper is suggesting for apartment buildings.
- this will be an unlicesned hotel with an air b and b.
- there is no greenspace or amenities.
- The RM4 building height maximum is to be lesser than 3 storeys. front yards 6 m setbacks these are 4.5 m.
Carol Miller Bonjour Court
- tree protectors
- opposed to this application.
- spoke to saving tree canopy to assist with climate change.
- Raised concerns with loss of trees at Boynton Place.
- the geotechnical report noted slope collapse. large retaining wall will be put in place and trees below and above will need to be removed whichare native to the area.
- The proposed large buildings are really too much for this site.
- Responded to questions from Council.
Online:
Matt Gunn,821 Marten Ave
- Lived in Kelowna in 20 years.
- Noted the lack of affordable and attainable housing.
- see the affects of attainable of housing. how can you work in this community and have a home.
- Support his application.
- need many more affordable housing and mental health supports.
Nikki Csek, 848 Westpoint Drive
- marketing agency is not under any retainer
- want more housing supply into the market, signifcant rental shortage
- 50 people employed with us, 24 year in business, challenge to secure employees. 3000 clients, and have diversified portfolio. All struggling for employees nad hte biggest hurdles is housing challenges.
- Canada has lowest housing
- this proposal does not set precedent of what the future needs
- Developer has listened to the community and has made significant changes to the proposal.
Support the application.
Wes Rota, 705 traditional way
- support housing but do not support the variances on the proejct.
- price point was never indicated by this developer.
- they can go to market pricing and this is not the neighbourhood for it.
- Opposed
Gallery:
Susan Smith, 885 Boynton place
- referenced previously submitted correspondence.
- spoke to City Memorandum, land transfer where rezoning
- this is a 4 storey building, when their are apartment units on 4 different floors. any 4 sotrye needs a requiest for variance.
- reference for curb cuts for parking lots, there are 3 not 2 curb cuts on boynton nad one on Highpoint.
- garages built are only have 1 bay and most families have 2 vehicles.
- only green space is a tiny green park for childs play area, building no. 1
- concerned with managing a construction site when it takes up every inch of flat land.
- will be removing an enormous amount of earth.
Chris Collins, 707 Boynton Place
- previous developments in the area, pool and side slope has sloped away. criack in foundations,
- form and character,
- market comparables it will not be affordable or accessible to transit. the affordable housing does not fit within this community.
- changes the visible environment in a negative way.
- Spoke to mental well being with nature and trees and removing has a negative impact on our health.
Lyndsay Poranc 715 Boynton place
- will change the look of this neighbourhood.
- south side will be well over variance height.
- Referenced the 2040 OCP,
- will change the character of the neibhbourhood not for the better.
- need a park space in the area.
- Referenced the Monday Council meeting votes and comments on various projects.
- environment will be negatively impacted.
- not opposed to development on this site but not this proposal.
Susan Aimes, 1383 Abbott Street
- agree with carol millers statements about the trees and the slope.
- Geotechnical background, referenced documents, 25 meter bench that runs along the base, but this site is located on a hazardous area, they want to excavate into a hazardous site.
- silt and clay and gravels, has no structural stability. should not be excavating here. no reports stated this is a hazardous site.
- spoke to indemnity clause that the city has no liability for building on this site.the devloper will carry all damages if this site fails. staff supprtive buildlng on a hazardous site.
- asks that Council decline this proposal.
Shawna Grewsback, Boynton Place
- Referenced the OCP and reflects urban areas for higher density and core neighbourhoods in lower rise and lower dense areas.
- Development should fit within the neighbourhood.
- Noted OCP - not a transit supportive corridor in current OCP.
- Does not sensitively transition into the neighbourhood.
- Decisions Should be guided in the communities best interest.
- This proposal encroaches on high sensitive areas.
- Opposed to this application.
- Responded to questions from Council.
Christine 1365 Sladen Crescent
.- referenced the OCP and sustainabilty and fitting in with the neighbourhood and transit.
- referenced Wilden and no transit going into that area.
- raised concersn with increased cars and pollution. this does not fit in with our city's future plan.
- prposed donation aera, steep hill, barely walkable, it is not a park use. there is not one single greensapce for kids to play.
- Geotecnical report, is this report from the same company that approved a development that had slope come down.
- Opposed.
Online:
Scott Lougheed, Boynton Place
- this development does not move us towards affordable housing.
- concerned with no transit in the area.
- no expansion in the future plan for transit.
- referenced 2005 Memorandum
- donated land means nothing - sloped heavily forested area.
- the link is developer pride but will be denied access as well as link to Knox Mountain thru development which will take years.
- lack of concern with details of reports,
- No traffic impact assessment.
- Council should advocate for its residents.
- should deny this proposal.
- Opposed
Gallery
Leah West, 1350 St Paul Street
- support for this proposed development
- Local licensed realtor
- Gave history of this land. Since 2005 the land values has not suffered.
- Fall of 2019 now almost all of this land has been developed.
- The developer has listened to community concerns and has made
- many neighours has been trespassing on this privately owned property.
- this land was never part ofthe park but adjacent to the park.
- townhome project is no longer a viable option.
- No longer is a stakeholder in this land.
- Responded to questions from Council.
Sara Wandy 617 Boynton Place
- lives directly across the street of this application.
- have met with development on more than one occassion.
- there are discprencies citys recommendation to approve the variances, in cfonlict with 2040 OCP action plan, the environmental reports, variances as impacts on those reports and what is in them currently.
- will be looking at a mass wall from my townhome.
- asked for clarification on something.
- site coverage not based on.
- the link, not sure dog park will be accessible to the public or to the Strata of apartments.
- Referenced OCP Policies does not meet
- Env Report Geotech report and fire report based on old ?
- 2005 Memo on how the space was intended to be used.
- Questions, what circumstances does a variance apply when evidence form OCP and Action plan is opposed to those variances.
Man, 600 Boynton Place
- kelowna resident 2 years ago.
- wanted to live in a quiet place.
- Opposed.
- believes will negativley affect on surrounding areas as well as boynton place.
- this will be 335 more cars commuting out on kelowna's street.
- there was only 1 place like this proposal near shops.
- this project makes perfect sense somewhere else.
- townhomes match the character of the community.
- spoke to steep grade.
John Ken 752
- in support of this development
- Realtor
- there is an adherent value of these units coming into this area.
- the slope has been touched for years and normal in this area.
- Devleloper has done retrofitting and does a very good job.
Megan 1350 Slayden Crescent
- Asked a questions is there a price per sq foot in mind already. what is affordable housing in this area.
- Love the community plan and hoped it would be followed.
- sensitive residential infill was noted from the OCP. keep to existing scale.
- was not meant to be large building in the past.
- Referenced Policies within the 2040 OCP. 10% or more were to be 3 bedroom or more, was not met in this poroejct, road way congestion, 2 hour parking will not fix number of cars coming in to this aea.
- personal concerns, frontage will change the neighbourhood feel. lack of family sized units in a family orented neighbourhood. there is zero parkland in our area. support for 2 to 4 bedroom townhomes with green space.
Drew crewsback 739 Boynton Place
- Opposed.
- referenced previously submitted correspondence.
- community consultation line is not truthful, met with Meridian to find a solution for what should be built, once resbummitted signed off a day before our meeting.
- in new zoning bylaws this rm4 for boynton will be the new mf2 can only build townhouses, developer knows this and trying to rush this application through. they do not want to do townhouses or find a more suitable lot.
- developer proosal does not address all variances - not heard back from staff when asked this question.
- No allowance for any usable green space.
- offering nothing for community amenities.
Dan Roger Exective Director for Chamber of Commerce
- representing the Chamber of Commerce.
- comments from current chair and board
- chamber does not usually speak on individual developments.
- those that invest in the economy expect some certainty.
- this has been proposed development for decades in this area.
- there is benefit for growth. there will be park contribution DCC's.
- the need for attainable housing - this is a market based project.
- determine the relevancy and the benefits that flow from an investment like this for the entire community not just the area.
- Responded to questions from Council.
Erin Crow 1357 Slayden Crescent
- donated area is not free. significant cliffs they are deer trails
- please look that this it not a risk to the city for free.
- no parks no playgrounds or greenspace for children in the aea.
- 335 parking stalls, 30 studio units have no parking spaces.
- affordable housing residents need transit.
- Opposed.
Online:
Tracey Davis 255 Blake Avenue
- reiterated what susan aimes stated.
- if its not geotechnically feasible to do this and causes damaged to the community and exacerbate
- the slope could destablilize olnce the trees are removed.
Gallery:
Peter Matacheck 1515 Highland Drive
- Lived in Kelowna since 2004 lives in old Glenmore for 10 years.
- In support of this application.
- affordability is an oxy moron, we live in a very expensive place.- People are moving to Kelowna.
- looking at the developer changes and they are good.
Online:
Jeff Krivoshen, Arbour view drive
- in support
- very familiar with company, company has worked with applicant team.
- no financial interest in this project.
- business perspective, excellent developers and builders and keep their promises. witnessed what they have done in our projects and other communities. take care with their developments.
- will do excellent job of keeping site clean and mitigate noise.
- this land will be developed eventually.
- personal perspective, housing affordability in our country and city has been an issue. concern with employees is housing affordability these people cannot find places to live.
- Young people cannot find places to live in Kelowna.
- there needs to be more kinds of these developments in Kelowna.
Karl Miller, Applicant in response to Intervenors
- Anger cannot be about a retaining wall that no one can see or length of the building.
- 30 visiting parking stalls on site
- slides had price points on it. $250,000 for studios 2 bedroom arournd $500,000 this is attainable market housing not affordable.
- Noteed Comparison to former pojrect, townhomes will take up the exact same amont ofarea.
- donation of land came from meetings with several residents that are here this evening, they mentioned this was important. we made changes and submitted July 25th the same day.
- building on low part of the site, so we preserve as much land as possible, 5 acres. this is private land and not accessible. giving 1.27 acres to make knox mountain bigger.
- received 63 letters of support. no majority here only 32% opposed. we provide traffic calming and parking stalls.
well designed architecturally impressive building.
- retention of large amount of trees will be on site. trees are important to us as well and spending millions to preserve those trees.
- community benefit is expansion of Knox mountain park.
- providing housing for seniors and students that are attainable.
Staff:
- Responded to questions from Council.
Karl Miller, Applicant
- Responded to questions from Council.
Staff:
- Responded to questions from Council.
There were no further comments.
Donn - Support
Stack - Support
Singh - Support
Wooldridge - Support
Given - Support
Sieben - Opposed
Hodge - Opposed
The meeting recessed at 9:52 p.m.
The meeting reconvened at 10:01 p.m. with Mayor Basran taqking the Chair