WATCH: Council dethrones ambitious Coronation Ave. development

While lawmakers applauded the developers for their “epic” and “impressive” land assembly on the cultural district fringes, they said what’s slated to be built on it is too big and perhaps ahead of its time.

Kelowna city council was asked to consider a rezoning permit to accommodate a massive project on Coronation Avenue. Safari Capital has submitted plans for a three-tower development that would run from St. Paul Street to an alleyway off Richter Avenue.

City staff were recommending against supporting the rezoning, and lawmakers agreed.

Planners cited a litany of concerns, most acutely the several conflicts with the recently adopted 2040 Official Community Plan (OCP).

The proposed project is almost double the allowable density of the area and soars high above the allotted height preference in the OCP. Buildings of 12 floors are allowed on the block, growing to 15 with a density bonus.

But Safari Capital has put forward plans for buildings of 33, 27, and 20 floors.

Head city planner Terry Barton said the only way to accommodate the project would be to make a site-specific text amendment or create a unique Comprehensive Development Zone, like what was prepared for the proposed UBCO downtown tower.

Barton said there are several shorter nearby developments and worried the proposed towers would hinder a smooth transition to the lower buildings.

The size of the development is also predicated on several nearby projects coming online, such as the 46-storey UBCO tower, a 17-floor residential build by Mission Group on Bertram Avenue, and the 36-storey One Varsity proposed for the corner of Doyle and St. Paul.

“A tower here, in the downtown, way back from the waterfront could work, potentially, it’s not necessarily threatening a spot that is very, very sensitive,” Barton said. “If anything, its potentially premature.”

He said if those towers do come together, the proposal could make more sense. But the timelines for those projects are in flux.

“We find it hard to recommend support at this time when there are so many unknowns on those other ones.”

Lead architect for the build, Brian Quiring, argued in support of rezoning, highlighting the “significant public development” opportunity. He argued the project did deliver on the aspirations of the OCP by introducing much needed residential opportunities downtown. He also said that if the land assembly was acquired before the OCP was put together, it would have been adjusted to accommodate the project.

In the end, lawmakers sided with city staff, striking down the rezoning. However, everyone around the table encouraged city planners and the developer to work together to create an appropriate project for the substantial land assembly.

“From my perspective we really did speak quite a lot in the OCP about how to step [towers] down [from] our downtown into the surrounding neighbourhoods and I just feel this is really going in the opposite direction,” Coun. Luke Stack said in opposition to the proposal.

He was particularly concerned with the massive block-long four storey parking podium proposed.

“I think it will make the neighbourhoods in that area … very uncomfortable that we are not following our OCP at all.”

Mayor Colin Basran was split on the project, highlighting the many positives, such as the housing stock, hotel, and the architecture.

However, he said it’s just a bit beyond where it needs to be. He argued for extending the maximum height allowance further up St. Paul Street to Clement. This would accommodate towers up to 26-storeys.

“I think there is some potential logic there for something like that,” he said. “I would encourage [the developer] to continue to work with our planning staff because a consolidation like this doesn’t come around very often.”

He said the is a “unique opportunity” for a “win-win scenario,” but the project was “not quite there.”