Castanet – Jul 11, 2023 / 10:37 am | Story: 436309

This is in regard to the four towers proposed at 1070-1130 Ellis Street. The public hearing is (scheduled for) Tuesday, July 11 at 5:45 pm.

There are several issues related to this project.

The project has two high towers, each exceeding 26 storeys on a 16-metre high (52 feet) concrete podium, and two on an adjacent 16-metre high concrete podium. The towers are located at the outer edges of the podiums so the area between the towers is significant and still at the podium height of 16 metres above street level.

If each tower had its own podium, the space between the towers could be used by the public instead of being private spaces. These inter-tower spaces could be a park area with trees and vegetation to counter the heat dome effect, (as well as) walkways with benches, playgrounds, etc.

With this (proposed) plan, these inter-tower spaces shut out the public being perched way above street level. This extensive use of concrete between the towers further exacerbates climate change as the cement industry is considered the world’s third largest CO2 emitter.

In addition, any exposed concrete absorbs heat in the day and emits the heat all night long. So, with more and more concrete use, the city is increasing the heat dome effect. This will decrease the livability of Kelowna.

This proposed project includes 26 storeys of additional residential use spread across the four towers (the equivalent of an additional tower). If the developer kept with the 26 storeys, there would be less need for parking stalls and therefore, lower podiums.

Further, this proposed project will result in about 1,700 (1141 units with 1.5 cars per unit) more cars on our streets and concentrated in the downtown area, which will increase traffic congestion and, of course, add CO2 emissions. The city can’t handle this traffic congestion.

Eventually, it will be too difficult to drive and too expensive to park extra cars downtown, so people will eventually give up their cars as they have in the West End of Vancouver. Instead of requiring these podiums, the developer should skip them, have one or two storeys of parking underground where the developer or strata could support co-op cars or some other form of shared car system so those living in tthe buildings will use them when they can’t walk or take transit (which will hopefully improve soon), and rent cars when needed.

The key is, when the population downtown increases and cars will not be needed, the podiums will become redundant. If the developer doesn’t have to have the 16 m high podiums, it will be better for the environment as less concrete will be required, less CO2 emissions will be generated, the street would be more approachable, there will be more opportunity to have more parks and green space around the buildings, and it will be less expensive for the developer so a win win all around.

The West End of Vancouver is known for its little parks, lots of green space and trees, walkways, pedestrians and a low traffic area.

The report from the (Kelowna) city manager (Report to Council Development Permit and Development Variance Permit, July 11, 2023) states on page 2, section 3.0, Development Planning states “the requested variances are determined to have minimal impact on adjacent properties…”.

That totally ignores the fact Tower 3 butts right up to the property line. It couldn’t be any closer to the four-storey adjacent condo building (Osprey 2). This Tower 3 is planned for more than 30 storeys, so it will represent a wall to the Osprey 2 building. It is similar to holding an apple in your hand – when your arm is extended, the apple looks smaller. When you hold it to your face, the apple is large and blocks out everything but the apple. That is what is happening here.

The developer needs to move this building further away from Osprey 2 to reduce the severe impact of having a tower right in front of its living space and the height should be lower. What the developer could do is build a low building in place of Tower 3 that could provide parking instead of the podiums and when the parkade is no longer needed—because of the reduced use of cars—it could be converted into something else.

This parkade could be masked with vegetation with an interesting exterior, which would reduce the impact on the residents of Osprey 2. Instead of building these five-storey massive podiums, the podiums could be replaced with residential units. That would be an innovative solution and give Kelowna a bit of a feather in its cap.

The developer is applying for this greater height and the removal of some setbacks for a trival $2.4 million contribution to the city’s Housing Opportunities Reserve Fund. Those are a lot of perks for the equivalent of two, maybe 2.5, residential lots. The average house in Kelowna (now costs) about $1 million.

Finally, I found it interesting to read the city manager’s report as it came across as the kind of sales pitch a developer would use. For example, the report uses subjective rather than technical or objective language. Some examples of these subjective phrases include:

• “Pleasant street rhythm”

• “Creates an active and dynamic space”

• “A superior design”

• “Allows for a dynamic facade”

• “Generous indoor and outdoor space”

• “Grand residential lobby”

• “Strategic dramatic effect”

• “Purposeful design”

• “Achieve the architect’s vision”

The report would certainly have a different tone if these kinds of words and phrases were not used.

The city needs to step back and ask for revisions to this project to better meet the needs of the future, the public, the neighbours, and climate change and particularly drop the use of podiums. That would be better for everyone.

The public hearing is open to everyone. It’s time to speak up

Susan Ames, Kelowna

https://www.castanet.net/news/Letters/436309/Building-height-concerns