A proposed 46-storey downtown development may be too tall for Kelowna

Photo: New Town Architecture

Proposed 46-storey Bertram St. tower

Kelowna's lead planner believes a proposed 46-storey downtown development may be pushing the boundaries of what can be supported by his department.

In an interview with Castanet News, community planning manager Ryan Smith questioned whether his department would recommend a need to push height that much.

The application from New Town Architecture, submitted last week, envisions a 46-storey mixed-use tower on Bertram Street near Bernard.

The property is zoned for 12 storeys, meaning any approval would require a variance of nearly four times the allowable height.

"It needs to go through analysis, but my initial impression is that may be too much for this location. It certainly exceeds the bylaw and our policies," said Smith.

"I think there was good reason on the Leon site (42 storeys) to push beyond policy to consider something larger, I don't think that same context exists in the location."

Comparing the Bertram site to the approved Leon Avenue redevelopment plan adopted by council a week ago, Smith said in that case, there is a community-wide appetite for that block to be cleaned up and changed.

Something to serve as a catalyst.

"I don't think the city particularly needs a catalyst in the (Bertram) area."

The proposed Bertram site is around the corner and behind the three-building development known as the Bertram Block being constructed by the Mission Group, which includes heights of 17, 24 and 35 storeys.

Smith said the previous zoning for those allowed for 26 storeys.

"We will do our regular analysis through the development process, but the fundamentals are much different from the Leon site. There is much less need to make exceptions to the established policy and bylaws," said Smith.

"They are both downtown and five or six blocks apart, but they are quite different."

In terms of where the city is heading, Smith says he believes Kelowna has reached the pinnacle in terms of height.

He said he doesn't see it going beyond where it is now.

"Leon was sort of a special case. From a staff perspective, we don't see the need to support much beyond what we already have, if at all.

"40 may be pushing it."