Who is the developer?

The developer is Stober Group, the owner of the property.

When did Stober acquire the property?

Stober Group acquired the Willow Creek campground property (previously ‘Tiny Town’) in 1987. An additional 1.0 acre parcel was purchased from the City through an open tender process in 2017.

What is Stober’s vision for the property?

The developer has a long term commitment to this community and views this project as an opportunity to provide quality, walkable lakeside living for Kelowna residents and to create a vibrant, inviting, year-round ground space (the ‘urban village’) that includes a mix of uses that serves the entire community.

How does the proposal alignment with city planning policy?

 

  • The proposal aligns with the City’s 2030 OCP which designates this site for Mixed Use Residential/Commercial Use and the guidelines for an ‘Urban Centre’. The proposed density has been reduced in response to input and is considerably less than the maximum allowable density limit for the C-4 zone.
  • The final height will be determined following public consultation through the Development Permitting process.

 

What is the current and proposed zoning and what is allowed within that zoning?

The current zoning is a mix of C1 and C9. The proposed zoning is Urban Centre Commercial (C-4) which is a zone that allows for the development of community commercial centres to serve more than one neighbourhood. Mixed use residential and commercial use projects are appropriate to the C-4 zone.

Why are you proposing height in excess of the height limits that are prescribed in the C-4 zone?

The proposed density is well below the maximum that is allowable for the C-4 zone. The proposed density could be accommodated within the prescribed height limits but the result would be a much bulkier, monolithic building form and a diminished opportunity to create a vibrant and generous public realm. The final height will be determined following public consultation through the Development Permitting process.

Will you be paying the new parks DCC on this project?

Yes, the estimated value of the Parks Development Cost Charges is $4.7 million.

Will taller buildings here create a trend toward higher buildings throughout the neighbourhood?

The proposed density has been reduced in response to community input and is considerably less than the maximum allowable density limit for the C-4 zone. Given the size of this property, taller buildings facilitate a more aesthetically pleasing building form which better respects the neighbourhood context and enables a generous commitment to public spaces, a residential streetfront ‘scale’ on Watt and Lanfranco Roads and the ability to step the density towards Lakeshore, the main transportation corridor. The final height will be determined following public consultation through the Development Permitting process.

What is the status of the development process?

  • A rezoning application was submitted in the spring of 2019 and a community open house was held last summer. 
  • Community input has been the foundation of the revisions to the plan.
  • Our promise to return to the community with updated plans was interrupted by Covid-19. This online update is our alternative to a large open house update.

Has an application been made and when will it go to Council?

The original rezoning application was submitted in the Spring of 2019. The expectation is that the final plan will go to Council for consideration of the rezoning approval later this summer or early this fall. A Development Permit – for the approval of form and character – will be required upon completion of the rezoning approval.

How much has the developer listened to public input on this plan?

The community was able to provide feedback on the original plan last summer at an open house held at Okanagan College. Subsequently, we were asked to reach out to a broader audience. We reached out to all of our neighbours and to local community groups and through the winter we were able to meet face-to-face with many interested stakeholders (residential, commercial/retail property owners and users). This plan is the response to all the input that has been provided.

What is the proposed use for the site?

 

  • The objective is to create an opportunity for locals to own a fully walkable property on the lake with access to surrounding commercial and ritual uses, bike lanes, public transit, health service, school and recreational amenities. The centrality and walkability, along with the easy access to existing transportation infrastructure makes it an ideal location for accommodating future growth.
  • The rental housing sector is well-served in this neighbourhood. This proposal provides options to diversity the local housing mix. A range of unit sizes means housing that is available to a variety of household types and addresses the ‘missing middle’.

 

How does the proposed use fit with the existing neighbourhood?

The property’s size, centrality, walkability to area services and amenities and its location on a major transportation corridor, make it an ideal location to accommodate future residential growth. This design was created in response to the existing neighbourhood context and the input that we received from many neighbourhood stakeholders – to respect the quieter character of the adjacent residential uses, to concentrate density towards Lakeshore Road and to create a vibrant and generous space for public use and enjoyment.

Who do you expect will purchase these homes?

The expectation is that the majority of buyers will come from the local community. Many will be empty-nesters and ‘downsizers’. They know Kelowna and the neighbourhood and have a desire to stay in the community but in a form of housing that better matches their changing needs. The expected buyer group also includes younger professionals who have a connection to the area, who appreciate its’ centrality and walkability and who might not otherwise be able to afford a home in this neighbourhood.

Will there be vacation/short term rentals?

Temporary and vacation rentals are not contemplated (or permitted in this zone) and the permanent rental market is already well-served in this neighbourhood. This project will provide a range of unit sizes that will appeal to a variety of household types.

Will there be affordable housing as part of this project?

The rental housing sector is well-served in this neighbourhood. This proposal provides options to diversity the local housing mix and the neighbourhood character.

What are the design objectives for this project?

  • This plan is guided by the key principles of pedestrian connectivity, human-scaled design elements and a sensitive distribution of density in response to the neighborhood context. The result is an iconic and appropriate form and detail that reinforces its contextual relationship to this important neighborhood.
  • The primary design objective is to create a vibrant, inviting, year-round ground space (the ‘urban village’) that includes a mix of uses that serves the entire community as well as those who will live here.
  • The design responds to each unique street front according to the context and the needs of the neighbours who share that space.

How does the design respect the existing neighbourhood/community?

The primary design objective for the community is to create a vibrant and generous streetscape that includes a mix of uses and a welcoming space for the entire community. The project design also responds to neighbourhood context on each street front. A quieter residential character is reflected on Watt and Lanfranco Roads. The density is ‘stepped’ toward the busier Lakeshore Road and away from the lake while the Lakeshore frontage and each ‘corner’ are anchored by a vibrant, pedestrian-friendly realm of retail stores, restaurants and public-space ‘parklets’. The construction of Lanfranco and the upgrades to the streets fronting the property will organize traffic movement for the entire neighbourhood. Improvements to parking and road frontages will also organize and limit the amount of on-street parking that the neighbourhood is currently contending with.

Why haven’t you provided public access through the property?

The primary design objective for the community is to create a generous, vibrant streetscape that includes a mix of uses and is a welcoming space for the entire community. Dedication of 1.2 acres of land required for the construction of Lanfranco Road and the Fascieux Creek linear parkway is a substantial response to the creation of public spaces. In addition, generous setbacks, corner ‘plazas’ and ‘parklets’ that have been designed into the streetscapes contribute to the creation of a strong and useable public realm.

Do the traffic and parking plans meet the needs of the project?

  • Parking – in the amount required by the City to accommodate residential, commercial, retail and visitor uses – is contained within the building podium, invisible to the public.
  • A fully integrated bus stop will be provided along the Lakeshore frontage.
  • The construction of Lanfranco will improve the efficiency of traffic flow within the neighbourhood. The Alternative Transportation Corridor (bike and pedestrian path) will be extended from Lakeshore, along Watt Road to Walnut Road.
  • Improvements to the adjacent roads will bring ‘order’ to onstreet parking.