CITY OF WEST KELOWNA

MINUTES OF THE ADVISORY PLANNING COMMISSION MEETING

Wednesday, October 20, 2021 at 9:00 A.m. - 10:30 A.m.

COUNCIL CHAMBERS

2760 CAMERON ROAD, WEST KELOWNA, BC

MEMBERS PRESENT:

• Wayne Kubasek, Chair
• Anthony Bastiaanssen, Vice Chair
• Joe Gluska
• Nicole Richard
• Katalin Zsufa

MEMBER ABSENT:

• Julian Davis
• Bea Kline

Staff Present:

• Jayden Riley, Planner II
• Meg Jacks, Planner I
• Natasha Patricelli, Recording Secretary

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1.

CALL THE ADVISORY PLANNING COMMISSION MEETING TO ORDER

The meeting was called to order at 9:04 a.m.

The meeting was open to the public. In accordance with COVID-19 protocols, Interior Health Restrictions, and the City's COVID-19 Safety Plan regarding indoor seated gatherings and events, a viewing area that could accommodate twelve members of the public was available. This meeting was webcast live and archived on the City's website.

2.

INTRODUCTION OF LATE ITEMS

3.

ADOPTION OF AGENDA

• It was moved and seconded

  Resolution No.

  THAT the agenda be adopted as presented.

  CARRIED UNANIMOUSLY

4.

ADOPTION OF MINUTES

4.1

Minutes of the Advisory Planning Commission meeting held September 15, 2021 in the City of West Kelowna Council Chambers

• It was moved and seconded

  Resolution No.

  THAT the minutes of the Advisory Planning Commission meeting held September 15, 2021 in the City of West Kelowna Council Chambers be adopted as amended.

  CARRIED UNANIMOUSLY

5.

PRESENTATIONS

6.

DELEGATIONS

7.

UNFINISHED BUSINESS

8.

REFERRALS

8.1

TUP 18-03.01., Temporary Use Permit Renewal, 350 – 1405 Stevens Rd

Highlights of the presentation include:

Subject Property

• Located in the West Kelowna Business Park Neighbourhood;
• Current Zoning: I1 - Light Industrial;
• Surrounded by: Light Industrial Zone (I1), Agricultural Zone (A1), and Service Commercial Zone (C4);
• OCP Designation: Industrial;
• Current use is a Commercial Winery;

Proposal

• Renew existing TUP 18-03 for three years;
• To continue to operate a commercial winery on a parcel zoned for Light Industrial (I1) for an additional three years;
• Current zone does not permit the use of commercial winery;

Urban Wineries are growing in popularity with a different kind of winery experience. Start up costs are lower and they compliment breweries and distilleries.

Applicant Rational

• Currently operating in good standing;
• Provides local employment opportunities;
• Contributes to the West Kelowna tourism industry;

Previous Council and Committee Support

• APC recommended support to the original TUP at the July 18, 2018 meeting;
• Council approved the issuance of TUP 18-03 for a 3 year period at the August 14, 2018 meeting;

Policy and Bylaw Review

• OCP land use designation is supportive of diverse employment opportunities and industrial related uses;
• OCP Growth Management Designation supports economic development through increase of mixed uses;
• Light Industrial zone allows for breweries, distilleries and meaderies but does not permit winery;
• In 2014 Zoning Bylaw review added brewery, distillery and meadery uses to Light Industrial Zone (I1);
• Winery use is of similar nature and will be considered in the upcoming Zoning Bylaw housekeeping amendments;
• Proposed use will not negatively impact surrounding uses;

Section 497 of the Local Government Act states that the TUP may be renewed only once for a period of up to three years at the discretion of Council;

Referral Comments

• Application went to Development Review Committee on October 6, 2021;
• No concerns from internal/external agencies;
• Bylaw Enforcement has no issues or concerns;
• Fire department highlighted the property has completed substantial fire upgrades;
• Comments from Business Licensing - business does not currently have a business license however they are in direct contact with the applicant to get a business license;

Key Considerations

• Business has been operating on the property for three years; 
• Bylaw Enforcement confirmed there were no issues reported;
• Proposed use will not negatively impact surrounding uses.

Questions/highlights of the discussion include:

• Is this a club winery or open to the public? Currently not open to the public but hoping to open the tasting room in the next few months;
• The applicant has not had a business license for the last three years? Correct, mistake made by the applicant. There was a misunderstanding for when a business license was required. Applicant has now applied for a business license;
• Proposed bylaw clean up to bring winery into this I1 zone?  Zoning bylaw is under internal review. It was brought forward with this TUP that the inclusion of winery as a permitted use should be considered within this zone. Zoning bylaw update will follow OCP update;
• Appears to be a technicality that winery is not considered with the permitted uses in this zone;
• Could potentially be the start of an art district for the municipality.

• It was moved and seconded

  Resolution No.

  THAT the APC recommend support for TUP 18-03.01, Temporary Use Permit Renewal, 350-1405 Stevens Road.

  CARRIED UNANIMOUSLY

8.2

Z 21-08; Site-Specific Text Amendment (Rezoning); 3595 Elliott Road

Highlights of the presentation include:

Property Details

• Property located on Springer Lane and Elliott Road;
• Zoned Neighbourhood Commercial (C2);
• Commercial Land Use Designation;
• Surrounding uses include: Neighbourhood Commerical (C2), Westbank Centre Residential (RC1), Single Detached Residential (R1)/Agriculture (A1/ALR) and Westbank Centre Multiple Residential (R5)/Gateway
• Currently vacant lot used for parking;

Proposal is a site-specific text amendment to permit Live/Work Unit use on subject property;

Official Community Plan Review

• Property is subject to Commercial Multi-Family Form and Character Development Permit areas;
• Design drawings would come at Development Permit stage;
• Located within Westbank Centre Growth Management Designation;

Zoning Bylaw 0154 Review

• Proposed as Live/Work Units - commercial use with a dwelling unit where the occupant of the dwelling is the primary operator of the commercial use;
• Use is currently only permitted in C1 zone;
• Parking requirements for Live/Work unit is 1 per unit;

Technical Reports

• Functional Servicing Report was submitted with the application;
• Awaiting comments from City's Engineering Department;
• Elliott Road frontage improvements are expected at time of site development to meet Urban Arterial Road standard;
• Conceptual drawings provided show 6 units with frontage on Springer Lane;

Referrals/Public Notification

• Currently in the referral process;
• Notice of Application signage has been installed on the property;
• Should Council give first and second reading, notification will be sent out regarding a Public Hearing;

Key Considerations

• Proposal is consistent with existing Commercial Land Use Designation and Westbank Centre Growth Management Designation;
• Form and character is not being considered with the rezoning application; It would be reviewed at time of Development Permit;
• Public will have an opportunity to provide submission for Council's consideration at Public Hearing.

Questions on the presentation:

• Property is currently zoned as commercial. Is the proposal to accommodate commercial below and apartments above? Existing zone permits apartment use, however commercial would be limited to convenience retail. Occupant could also be the business operator;
• What is the advantage to live/work use? Different form of building - live/work use may be townhouse living instead of apartment;
• Are there other Live/Work Units in Westbank Centre? This would be the first of its kind for West Kelowna;
• Recommendation to not build any more in that area until the road improvements and sidewalks added. The planner clarified that through zoning there will be frontage and traffic improvements. Details on parking would be determined at Development Permit stage. The current permitted use allows commercial. 

Highlights of the discussion include:

• Street parking issues are a concern;
• Zoning already exists and could be developed so slight change wouldn't make an impact;
• Step forward in live/work units in the centre of West Kelowna; 
• Concerns regarding traffic, parking, sidewalks and the safety of West Kelowna residents;
• Appear to be a better solution for people to live and work in West Kelowna;
• There could potentially be a reduction in traffic with living and working in the same building;
• We need more individual businesses;
• Supportive of work/life and work/play balance;
• Efficient land use without causing excessive congestion in West Kelowna;
• Decreasing driving reduces carbon footprint;
• Essentially a technical change from apartment to townhouse use.

• It was moved and seconded

  Resolution No.

  THAT the APC recommend support for file Z 21-08, Site-Specific Text Amendment (Rezoning), 3595 Elliott Road.

  CARRIED UNANIMOUSLY

9.

CORRESPONDENCE AND INFORMATION ITEMS

9.1

October 4, 2021 Letter to APC

The Chair addressed the letter that was received from the Steering Committee regarding Unaddressed Shannon View Drive OCP/Zoning Bylaw Amendments from the June 16th Advisory Planning Commission meeting. A response letter was sent clarifying that the role of the Advisory Planning Commission is to be an advisory body for Council and provide input on land use changes.

9.2

October 12, 2021 Response Letter from APC Chair

10.

OTHER BUSINESS

11.

ADJOURNMENT OF THE MEETING

The meeting adjourned at 9:39 a.m.