Kelowna council split on Harvey-Burtch redevelopment plan but move it forward

Kelowna council has endorsed an Area Redevelopment Plan (ARP) for a large property at the corner of Harvey Avenue and Burtch Road.

Councillors also gave initial consideration to an Official Community Plan amendment that will reflect the adoption of the plan, which potentially includes up to 39-storey buildings on the site with a mix of housing, retail, and public spaces, along with improved transit access and greenspace connections to Parkinson Recreation Park.

Next steps include a public hearing, but a date has not been announced yet.

Council last visited the refined draft plan in October 2024. Staff explained that the ARP will provide policy guidance for future approvals and OCP future land use amendments and rezoning would follow at a later date to implement the ARP.

City council was told the “high-level” redevelopment plan includes seven buildings between six and 26 storeys.

However, potential heights and densities between 36 and 39 storeys may be supported through density bonusing with the tallest buildings would be situated along Harvey Avenue and the rest decreasing in height towards Burtch Road.

The ARP showed there would be 1,600-1,700 residential units, 2,000 m2 of office space and 3,000 m2 of commercial/retail space.

Council was told the plan proposes several public benefits including options for affordable housing, a contribution to the Housing Opportunities Reserve Fund, a contribution towards off-site improvements, public art and on-site amenities like childcare or a community facility.

Although the ARP was endorsed with a 5-4 vote, it was not done so without some trepidation from a few councillors.

Some councillors had concerns about the density and height of the proposed buildings.

Coun. Cannan said buildings between 12 to 18 storeys might be more appropriate.

“This number of people in this location is too dense and too tall for Burtch Road and Harvey Avenue,” he said.

Coun. Webber agreed that buildings that stuck to the limits set out for the Capri-Landmark area, which are up to 26-storeys, would be a better fit.

Coun. Lovegrove said he could support buildings up to 26-storeys, which would match the Landmark District buildings, but couldn’t see buildings achieve density bonusing and climb to 39-storeys.

“How can we say no when we already have it in the neighbourhood,” he said.

Coun. Lovegrove said without major improvements to the transit network in the area, he could not support the ARP the way it was drafted.

Coun. Wooldridge supported the heights and densities proposed under the ARP as well as its proximity to the highway and Parkinson Recreation Centre.

“Often we hear a lot of pushback around height around the lake and what I like about this plan is pushing that height further away from the lake, buffering the highway with some taller buildings and then building through the interior,” he noted. “I like the vision this is setting (...) for me, it's a suitable density.”

Coun. Stack was concerned that a proposed central road and park area could potentially be secured by a covenant, pointing out issues with other areas of the city.

Stack said he would “reluctantly” support the endorsement.

“I think this is a good location for increased density,” he noted. “Based on prior experience, I’m very reluctant to support covenants and not dedications. We have had issues with that.”

Councillors in favour included councillors Wooldridge, Stack, DeHart, Singh and mayor Dyas.

Those against included councillors Cannan, Webber, Lovegrove and Hodge.