City of Kelowna

Meeting #:

Date:

Tuesday, May 13, 2025

Time:

3:00 P.m. - 3:00 P.m.

Location:

Council Chamber

City Hall, 1435 Water Street

Members Present

• Mayor Tom Dyas, 
• Councillor Ron Cannan, 
• Councillor Maxine DeHart, 
• Councillor Charlie Hodge, 
• Councillor Gord Lovegrove, 
• Councillor Mohini Singh, 
• Councillor Luke Stack, 
• Councillor Rick Webber, 
• Councillor Loyal Wooldridge, 
• Doug Gilchrist, 
• Laura Bentley, 
• Legislative Coordinator (Confidential), 
• and Michael Jud 

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1.

Call to Order

Mayor Dyas called the meeting to order at 3:00 p.m.​

2.

Reaffirmation of Oath of Office

The Oath of Office was read by Councillor Stack.​

3.

Confirmation of Minutes

• Moved By Councillor Wooldridge
  Seconded By Councillor Lovegrove

  THAT the Minutes of the Public Hearing and Regular Meeting of April 8, 2025 be confirmed as circulated.​

  
  
  
  Carried

4.

Call to Order the Public Hearing

Mayor Dyas called the Hearing to order at 3:02 p.m.

5.

Individual Bylaw Submissions

5.1

START TIME 3:00 PM - Lakeshore Rd 5570 and 5600 - OCP24-0011 (BL12765) Z24-0036 (BL12766) - Multiple Owners

Staff:

- Displayed a PowerPoint Presentation summarizing the application.

Steven Stallonholf, Lakeshore Road, Applicant:

Displayed a PowerPoint presentation.

reviewed he proposed subdivision

displayed photos 

building a home for his family

property is already subdivided

displayed the land not suitable for farming

showed illustrations from geotechnical report

reviewed results of neighbourhood engagement within 300 metres.

displayed the signed petition of support from neighbours.

through land planning and logical land use, land use lands at the end of the day, this property is already subdivided in all practical considerations and is locked into a blanket policy that does not accurately accurately represent.

City Clerk invited anyone participating online or in the gallery who deemed themselves affected to indicate they wish to speak followed by comments from Council.

No one from the Gallery or Online came forward.

Staff:

- Responded to questions from Council.

Applicant:

- Responded to questions from Council.

There were no further comments.

• THAT Council receives, for information, the report from Development Planning Department dated April 7, 2025 with respect to a revised Official Community Plan Amendment Bylaw and Zoning Amending Bylaw for the property located at 5570 Lakeshore Rd and 5600 Lakeshore Rd, Kelowna, BC;

  AND THAT Official Community Plan Map Amendment Application No. OCP24-0011 to amend Map 3.1 in the Kelowna 2040 – Official Community Plan Bylaw No. 12300 by changing the Future Land Use designation of portions of Lot B Section 15 Township 28 Similkameen Division Yale District Plan KAP59239 Except Plan KAP88453, located at 5570 Lakeshore Rd, Kelowna, BC and That Part Fractional North West ¼ Section 15 Shown on Plan B1309 Township 28 Similkameen Division Yale District Except Plans KAP84401 and KAP88770, located at 5600 Lakeshore Road from the R-AGR – Rural – Agricultural & Resource designation to the S-RES – Suburban - Residential designation, as shown on Map “A” attached to the Report from the Development Planning Department dated April 7, 2025, be considered by Council;

   

  AND THAT Rezoning Application No. Z24-0036 to amend the City of Kelowna Zoning Bylaw No. 12375 by changing the zoning classification of portions of Lot B Section 15 Township 28 Similkameen Division Yale District Plan KAP59239 Except Plan KAP88453, located at 5570 Lakeshore Rd, Kelowna, BC and That Part Fractional North West ¼ Section 15 Shown on Plan B1309 Township 28 Similkameen Division Yale District Except Plans KAP84401 and KAP88770, located at 5600 Lakeshore Road, from the A2 – Agriculture/Rural Residential zone to the RR2 – Small Lot Rural Residential zone as shown on Map “B” attached to the Report from the Development Planning Department dated April 7, 2025, be considered by Council;

   

  AND THAT the Official Community Plan Amendment Bylaw and Zoning Amending Bylaw be forwarded to a Public Hearing for further consideration;

   

  AND THAT the applicant be required to complete a Subdivision Application prior to permits being issued for site works and construction on the site;

   

  AND FURTHER THAT the final adoption of the Official Community Plan and Rezoning Bylaw be considered subsequent to the issuance of a Preliminary Layout Review Letter by the Approving Officer.

   

  
  
  
  

6.

Termination

The Hearing was declared terminated at 3:13 p.m.

7.

Call to Order the Regular Meeting

Mayor Dyas called the meeting to order at3:13 p.m.

8.

Bylaws Considered at Public Hearing

8.1

START TIME 3:00 PM - Lakeshore Rd 5570 and 5600 - BL12765 (OCP24-0011) - Multiple Owners

• Moved By Councillor Stack
  Seconded By Councillor Cannan

  THAT Bylaw No. 12765 be read a second and third time.

  
  
  
  Carried

8.2

START TIME 3:00 PM - Lakeshore Rd 5570 and 5600 - BL12766 (Z24-0036) - Multiple Owners

• Moved By Councillor Cannan
  Seconded By Councillor Stack

  THAT Bylaw No. 12766 be read a second and third time.

  
  
  
  Carried

9.

Temporary Use Permit

9.1

START TIME 3:00 PM - Industrial Ave 368, Manhattan Drive 1090, and Ellis Street 1054 - TUP24-0001 - Whitworth Holdings Ltd., Inc.No. 1059455

Staff:

- Displayed a PowerPoint Presentation summarizing the application.

Cam Costly, GM, WHitworth Holdings, Applicant:

Displayed a PowerPoint presentation

Reviewed the company background

70 year old company Kelowna based company 3rd generation family owned with deep roots in the market.

Provided an overview of the proposed site preparation.

spoke to the benefits of interim storage temporary storage permit

City Clerk invited anyone participating online or in the gallery who deemed themselves affected to indicate they wish to speak followed by comments from Council.

Gallery:

Bernard Sunset Drive

Concerned about the demolition of the building

Visual perspective concerned about the boat storage

Opposed to the temporary use.

Brenda Subrowsky, Sunset Drive:

Concerned with boat storage and moving of equipment after hours

Concerned about fencing and security.

Concerned about traffic movements and a left hand turn with on Ellis Street into boat storage.

Applicant in response:

Reviewed the building demolition and fencing of the site to control security.

Company shops are on Ellis and believe they are in lose proximity and will control the street security

Operating hours for storage would be 9am to 9 pm daily.

expressed professional management of the property

Staff:

- Responded to questions from Council.

Applicant:

- Responded to questions from Council.

There were no further comments.

• Moved By Councillor Wooldridge
  Seconded By Councillor Lovegrove

  THAT Council authorizes the issuance of Temporary Use Permit No. TUP24-0001 to allow outdoor storage for Lot 1 District Lot 139 ODYD Plan KAP69068, located at 368 Industrial Avenue, 1090 Manhattan Drive & 1054 Ellis Street, Kelowna, BC for a three (3) year period commencing from Council approval subject to the following conditions:

  a) The dimensions and siting of the outdoor storage area be in accordance with Schedule “A”.

  AND THAT any application to extend the permit must be approved by Council prior to this permit expiring.

  
  
  
  Carried

10.

Development Permit and Development Variance Permit Reports

 

10.1

START TIME 3:00 PM - Lakeshore Rd 3805 - BL12683 (Z23-0035) - Jim Pattison Industries Ltd., Inc.No. BC0928747

• Moved By Councillor Wooldridge
  Seconded By Councillor Lovegrove

  THAT Bylaw No. 12683 be adopted.

  
  
  
  Carried
• Moved By Councillor Wooldridge
  Seconded By Councillor Lovegrove

  THAT BYlaw as amended be adopted.

  
  
  
  

10.2

START TIME 3:00 PM - Lakeshore Rd 3805 - DP23-0109 DVP24-0068 - Jim Pattison Industries Ltd., Inc.No. BC0928747

Staff:

Displayed a PowerPoint Presentation summarizing the application.

Paul WIlliams, Williams Project Management, Adam Kachella, Architect, Applicant:

Displayed a PowerPoint presentation oultining the application

Reviewed the changes to the original variances

Reviewed the new variances

Spoke to responding to CIty Council and staff requests.

Spoke to the ability to move quickly into the building permit stage

Gave context to the variances for tree canopy and required tree canopy and the stepback variance.

City Clerk invited anyone participating online or in the gallery who deemed themselves affected to indicate they wish to speak followed by comments from Council.

No one from the Gallery or Online came forward.

Staff:

- Responded to questions from Council.

Applicant:

- Responded to questions from Council.

There were no further comments.

The meeting recessed at 4:10 p.m.

The meeting reconvened at 4:25 p.m.

• Moved By Councillor Stack
  Seconded By Councillor Hodge

  THAT final adoption of Rezoning Bylaw No. 12684 be considered by Council;

  THAT Council authorizes the issuance of Development Permit No. DP23-0109 and Development Variance Permit No. DVP24-0068 for Lot 1 District Lot 134 ODYD Plan 39987, located at 3805 Lakeshore Road, Kelowna, BC subject to the following:

  1. The dimensions and siting of the building to be constructed on the land be in accordance with Schedule “A”;
  2. The exterior design and finish of the building to be constructed on the land be in accordance with Schedule “B”;
  3. Landscaping to be provided on the land be in accordance with Schedule “C”;
  4. The applicant be required to post with the City a Landscape Performance Security deposit in the amount of 125% of the estimated value of the Landscape Plan, as determined by a Registered Landscape Architect;
  5. The applicant be required to make a payment into the Public Amenity & Streetscape Capital Reserve Fund as established by Bylaw No. 12386 in accordance with Table 6.8.a in Zoning Bylaw No. 12375;

  AND THAT variances to the following sections of Zoning Bylaw No. 12375 be granted:

  Table 7.2 Tree & Landscaping Planting Requirements

  To vary the minimum ratio between tree size from 50% large trees permitted to 0% large trees proposed.

  Section 14.11 – Commercial and Urban Centre Zone Development Regulations

  To vary the minimum building stepback from 3.0 m permitted to 0.0 m proposed.

  AND THAT the applicant be required to complete the above noted conditions of Council’s approval of the Development Permit application and Development Variance Permit application in order for the permits to be issued;

  AND FURTHER THAT this Development Permit and Development Variance Permit is valid for two (2) years from the date of Council approval, with no opportunity to extend.

  
  
  
  Carried

10.3

START TIME 3:45 PM - Doyle Ave 350 - DP24-0218 DVP24-0219 - City of Kelowna

Staff:

- Displayed a PowerPoint Presentation summarizing the application.

Jenvi Bellabou, 465 Quinton St, Applicant:

Displayed a PowerPoint presentation outlinging the applpication.

Introduced the design and development team.

Identified the public amenities of the proposed development

Spoke to the development being mixed use and 24/7 

Reviewed the three portions of the building

Reviewed the proposed variances including building height, podium setback, maximum podium height, podium exposed parking and short-term bicycle parking.

Spoke to the form and character of the building.

Showed the exterior renderings

Reviewed the amenity spaces and connectivity with adjacent public space.

Displayed a video of the artwalk animation.

City Clerk invited anyone participating online or in the gallery who deemed themselves affected to indicate they wish to speak followed by comments from Council.

Gallery:

Myles Bruckal, Performing Art 

Requested Council consider it for future Public Art Centre

Spoke in terms of development and the opportunity to bid on the concept on the site.

Nicole Barra, Carnegie St

Concerned that the property is being developed and would like the City to hold onto the property for future use.

Proposed that public amenities versus rental housing

Jean Claud, Carnigie Street

Spoke to City plans and new development

Concerned that there is public land being turned into residential development

Spoke to the redevelopment of the performing arts centre.

Concerned with the variances.

Bernard Demont, Sunset Dr

Concerned with the RFP for public land process.

Concerned going to many floors and the OCP is not being met with a significant variance

Les Bellamy, Ellis St

Displayed a PowerPoint presentation

Opposed to the application

Does not meet the original requirements of the RFP

Spoke to density being developed around the cultural district not within.

Spoke to the the original RFP versus what is being applied for

Concerned with the height of the application and multiple variances

Concerned with future use with public land in cultural district for residential development

Online:

Guiseppe Gaspari, 

Was not able to address council due to microphone

Applicant in response, 

Spoke to the form and character and benefits to the City.

Spoke to the consultation process for development.

Staff:

- Responded to questions from Council.

Applicant:

- Responded to questions from Council.

There were no further comments.

• Stack Webber Favour,Opposed - Lovegrove, Cannan, Singh, Hodge, Lovegrove, DeHart, Dyas
  Moved By Councillor DeHart
  Seconded By Councillor Singh

  THAT Council authorizes the issuance of Development Permit No. DP24-0218 and Development Variance Permit No. DVP24-0219 for Lot C District Lot 139 ODYD Plan EPP95954, located at 350 Doyle Ave, Kelowna, BC subject to the following:

  1. The dimensions and siting of the building to be constructed on the land be in accordance with Schedule “A”;
  2. The exterior design and finish of the building to be constructed on the land be in accordance with Schedule “B”;
  3. Landscaping to be provided on the land be in accordance with Schedule “C”;
  4. The applicant be required to post with the City a Landscape Performance Security deposit in the amount of 125% of the estimated value of the Landscape Plan, as determined by a Registered Landscape Architect;
  5. The applicant be required to make a payment into the Public Amenity & Streetscape Capital Reserve Fund as established by Bylaw No. 12386 in accordance with Table 6.8.a. in Zoning Bylaw No. 12375;

  AND THAT variances to the following sections of Zoning Bylaw No. 12375 be granted:

  Section 8: Parking and Loading – Table 8.5 Minimum Bicycle Parking Required

  To vary the minimum number of short-term bicycle stalls for both residential and commercial uses from 62 required to 10 proposed.

  Section 9: Specific Use Regulations – Table 9.11 Tall Building Regulations

  To vary the maximum podium height from 16.0 m permitted to 18.4 m proposed.

  Section 9: Specific Use Regulations – Table 9.11 Tall Building Regulations

  To vary the maximum height above grade parking is permitted from 16.0 m permitted to 18.4 m proposed.

  Section 9: Specific Use Regulations – Table 9.11 Tall Building Regulations

  To vary the number of parking spaces that do not have an overhead roof for weather protection from 0 permitted to 12 proposed.

  Section 14.11 : Core Areas and Other Zones – Commercial and Urban Centre Zone Development Regulations (footnote 2)
  To vary the minimum setback above 16.0 m from 3.0 m required to 0.0 m proposed.

  Section 14.14: Core Areas and Other Zones - Density and Height

  To vary the required maximum height from 15 storeys / 56.0 m permitted to 25 storeys / 77.4 m proposed.

  AND THAT the applicant be required to complete the above noted conditions of Council’s approval of the Development Permit Application in order for the permits to be issued;

  AND THAT the existing Section 219 Covenant (CA8766188) be modified to allow a building height of 25 storeys in order for the permits to be issued;

  AND FURTHER THAT this Development Permit and Development Variance Permit is valid for two (2) years from the date of Council approval, with no opportunity to extend.

  
  
  
  Defeated

10.3.1

Correspondence - Doyle Ave 350 - DP24-0218 DVP24-0219 - City of Kelowna

10.3.2

Late Correspondence - Doyle Ave 350 - DP24-0218 DVP24-0219 - City of Kelowna

10.3.3

Late Late Correspondence - Doyle Ave 350 - DP24-0218 DVP24-0219 - City of Kelowna

10.4

START TIME 5:00 PM - Ellis St 1070 - DP25-0086 DVP25-0087 - Waterscapes Homes Ltd., Inc.No. BC0767408

The meeting recessed at 5:30 p.m.

The meeting reconvened at 5:43 p.m.

Councillor Dehart declared a conflict of interest as she owns property directly across from the subject property.

Staff:

- Displayed a PowerPoint Presentation summarizing the application.

Dan Jordano, President & Chief Development Officer, McCallister West Pender, Vancouver, Applicant:

Introduced the team

Provided an overview of the development company

Spoke to the development and provided context to the site

spoke to the approval history

spoke to the community contributions including the housing opportunities reserve fund.

spoke to the public benefits from design

Summarized the variances

Spoke to the wind study.

Spoke to the progress since the DP-DVP approval.

City Clerk invited anyone participating online or in the gallery who deemed themselves affected to indicate they wish to speak followed by comments from Council.

Gallery:

Brenda Sabrows Sunset Dr.

Cowritten with Bernard DUmont

Concerned with density of the development

Concerned with traffic movements and amount of traffic

Concerened with laneway between the development and adjacent properties

Concerned with resident and pedestrian safety

Concerned with volume of noise with garbage collection.

Transitioning and shadowing concerns on their residential unit.

Bernard Dumont, Sunset Dr

Concerned application is not aligned with the OCP

Mike Martin, Sunset Dr, President of Waterscapes Water Council

lived in area since 2012

THink it will be a jewel of the City

In favour of the applicaton

Online:

Josie Hobbs, 1075 Sunset

Opposed to the development

Concerned with OCP not being met

UNderstood this a a separate development from Waterscapes.

Concerned with wind and whether the study is acceptable

Applicant in response

Clarified aligned with the OCP

Spoke to traffic on Ellis Street with the same access points that exist today

No introducing other new access points.

Spoke to garbage pickup coming off Ellis St

Addressed the wind study being independent and respected in the industry

Spoke to the variances and the reasons for asking for them

No one from the Gallery or Online came forward.

Staff:

- Responded to questions from Council.

Applicant:

- Responded to questions from Council.

There were no further comments.

• Opposed - Hodge, Cannan
  Moved By Councillor Wooldridge
  Seconded By Councillor Singh

  THAT Council authorizes the issuance of Development Permit No. DP25-0086 and Development Variance Permit No. DVP25-0087 for Lot 2 District Lot 139 ODYD Plan KAP86331, located at 1070 Ellis Street, Kelowna, BC subject to the following:

  1. The dimensions and siting of the building to be constructed on the land be in accordance with Schedule “A”;
  2. The exterior design and finish of the buildings to be constructed on the land be in accordance with Schedule “B”;
  3. Landscaping to be provided on the land in accordance with Schedule “C”;
  4. The applicant be required to post with the City a Landscape Performance Security deposit in the amount of 125% of the estimated value of the Landscape Plan, as determined by a Registered Landscape Architect;
  5. The applicant be required to make a payment into Housing Opportunities Reserve Fund as established by Bylaw No. 8593 in accordance with Table 6.8.b in Zoning Bylaw No. 12375;

  AND THAT the applicant be required to complete the above noted conditions of Council’s approval of the Development Permit application in order for the permits to be issued;

  AND THAT variances to the following sections of Zoning Bylaw No. 12375 be granted:

  Section 9.11.1 Table 9.11 – Tall Building Regulations:

  To vary the minimum building separation from 30.0 m permitted to 27.0 m proposed.

  Section 9.11.1 Table 9.11 – Tall Building Regulations:

  To vary the maximum floor plate above the sixth storey from 750 m² permitted to 817 m² proposed for Tower 1, 765 m² proposed for Tower 2, 849 m² proposed for Tower 3, and 890 m² proposed for Tower 4, for the seventh storey only.

  Section 9.11.1 Table 9.11 – Tall Building Regulations:

  To vary the minimum stepback above the podium from 3.0 m permitted to 0.0 m proposed for Towers 2, 3, and 4.

  Section 9.11.1 Table 9.11 – Tall Building Regulations:

  To vary the maximum podium height from 16.0 m permitted to 16.94 m proposed.

  Section 14.11 – Commercial and Urban Centre Zone Development Regulations, Footnote .2

  To vary the minimum setback above 16.0 m in height from a lot line abutting another property from 4.0 m permitted to 0.0 m proposed.

  AND FURTHER THAT this Development Permit and Development Variance Permit is valid for two (2) years from the date of Council approval, with no opportunity to extend.

  
  
  
  Carried

11.

Termination

The meeting was declared terminated at 6:52 p.m.