Kelowna's Pandosy neighbourhood is set to welcome a significant new development as city council has given the green light to an 11-storey mixed-use building. The project, slated for properties on Pandosy Street between Wardlaw and Osprey Avenues (2606 to 2696 Pandosy St.), received approval at a recent council meeting, despite some councillors expressing reservations.

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Project Details and Features

The approved development promises to bring a substantial number of new residential units to the Pandosy area, with a total of 85 units planned. These will be a mix of sizes to cater to various needs, including:

• Six studio apartments
• 42 one-bedroom apartments
• Six two-bedroom apartments
• 31 three-bedroom apartments

In addition to the residential component, the building will feature five commercial units located on the ground floor, fronting onto Pandosy Street. This will contribute to the vibrancy of the streetscape and offer convenient amenities for residents and the wider community.

Parking needs will be addressed with a structured parkade providing 105 parking spaces. For cyclists, the development includes 74 long-term bicycle stalls, promoting sustainable transportation options.

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Residents will also benefit from dedicated amenity space, notably an outdoor rooftop area. This space is designed to be a social hub, featuring:

• Seating areas
• A kitchen and barbecue area
• A fireplace
• A games area
• A yoga space

Notably, the developer did not request any variances for the project, indicating that the proposal aligns with existing zoning regulations, except for height, which was addressed through density bonusing.

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Council Discussion and Decision

While the project ultimately received approval, it was not without debate among council members. Some councillors voted against the proposal, primarily citing concerns about the building's height and its potential impact on the surrounding neighbourhood.

One councillor expressed concern about the shading impact of the 11-storey building on nearby properties. This councillor acknowledged the design efforts to create visual interest with varied facades and found the building aesthetically pleasing but still felt the height was a significant concern.

Another councillor indicated they could have supported a slightly shorter building but found the approved height excessive due to a perceived lack of sensitive transition to the existing neighbourhood character.

Despite these reservations, other councillors voiced strong support for the project. One councillor drew comparisons to a successful nearby development, suggesting this project would be a fitting addition to the area. This councillor praised the fact that no variances were required, considering the building's scale, and deemed it a good fit for the location and architectural design. Another councillor, while initially preferring a shorter building, acknowledged that the design effectively addressed shadow impacts.

Further support highlighted the project as an improvement to the site, replacing an existing parking lot and enhancing the public realm. Another councillor lauded the building's design, particularly the varied forms and the inclusion of a mix of unit types, including family-friendly larger units and commercial spaces.

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Density Bonusing and Community Contribution

City staff clarified that the Pandosy Street area qualifies for Kelowna's density bonusing program. The developer utilized this program to increase the building height from a base of eight storeys to 11 storeys. In exchange for the additional height, the developer will contribute $59,000 to the city's Public Amenity and Streetscape Reserve Fund. This fund is used for public improvements within the city, ensuring that increased density also benefits the wider community.

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With council approval secured, the project will now move to the building permit stage. Construction timelines will be determined as the developer progresses through the permitting process. This development represents a significant addition to the Pandosy neighbourhood, promising to bring new housing options and commercial spaces to this desirable Kelowna location.