P u b l i c. Development Proposal And Rezoning

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2 P u b l i c O p e n H o Dvelopment u s e Manhattan Drive Request Development Proposal And Rezoning Argus Properties and CTQ Consultants welcome public input on this proposed development project located at Manhattan and Sunset Drives in Kelowna. Argus Properties is the owner of three properties strategically located at 1000, 1040 and 1060 Manhattan Drive. The land is currently zoned I1- Business Industrial and is proposed to be rezoned to a Comprehensive Development Zone. The 1060 Lot has a developed 3 storey office and the 1040 Lot has a previously approved 8 storey office building. The unique nature of the site in conjunction with the proposed 26 storey mixed use high rise hotel/office development for the 1000 Manhattan Lot warrants a more applicable zoning solution. The proposed rezoning will bring the lands into conformity with the City of Kelowna s Official Community Plan objective of comprehensive commercial use in this area of the downtown. Please take the time to familiarize yourself with the project and rezoning intent before you provide comment. Your support and thoughtful input for this exciting project is appreciated. Please ensure completion of comment sheets and drop off at reception desk here today. For detailed information please visit: Detailed questions or comments can be directed to: City of Kelowna Contact: Ryan Smith, Urban Planning Manager Topics Covered Current Land Use Policy and Zoning Neighbourhood Transformation and Context Proposed Developments 1000 Manhattan Drive Development Views to the Site Pedestrian Relationship/Street Interface Transportation/Roads Environment Servicing Sustainability Community Benefits About the Developer

3 OCP Designation Subject Property Current Land Use and Zoning Zoning

4 Zoning Request From I1 Business Industrial to Comprehensive Development Argus Properties is seeking a rezoning of the three properties from Business Industrial to a Comprehensive Development (CD) Zone. The rationale is based on the City of Kelowna Official Community Plan objectives that affirmed the unique nature of these three sites as a location for comprehensive commercial development. For this reason, consistent with the assemblage that these properties represent, this application to the City seeks to change the zoning to that of a specifically tailored Comprehensive Development. The existing zones do not lend themselves to the mixed use nature of the development and do not facilitate effective high rise office use which inherently requires larger, more efficient unconstrained floor plates Manhattan Drive 1040 Manhattan Drive 1060 Manhattan Drive

5 Neighbourhood Transformation E NGINE E R ING P L A NNING URB A N DE S IGN 1920s Manhattan Development Manhattan Development 1940s 1960s MANHATTAN DEVELOPMENT 2012

6 Urban Context The level site is bounded by Manhattan Drive to the north, Sunset Drive to the southwest, and Brandt s Creek to the southeast. There is an existing 3 storey office building at 1060 Manhattan Drive on the eastern portion of the comprehensive site. An 8 storey office building was previously approved at 1040 Manhattan Drive sitting centrally on the site. Immediately to north of the subject lands, across Manhattan Drive, sits the Tolko Mill, 325 Bay Avenue (owned by Argus), and the business operations for Malibu Marine. Across Brandt s Creek to the south lies the lowrise multi-family development at Waterscapes, and the 28 storey Skye tower. To the southwest, the multi-family development Discovery Bay winds its way to The Dolphins high-rise towers. A small amount of commercial office fronts Sunset Drive, just down the street from the site. Industrial buildings accommodate industrial uses near the corner of Ellis Street and Manhattan Drive. Given the site s proximity to other established large scale buildings, the development will play a key role in reinforcing the Sunset Drive street front, completing the street frontage along Manhattan Drive, and defining the northern end of Kelowna s downtown.

7 Development Request Proposed Mixed Use Building 1000 Manhattan Drive Proposed Building Site Plan Proposed Building Section Proposed Building Landscape Plan

8 Proposed Building Separation/ View Angles Proposed Building Shadow Studies

9 Views to the site Manhattan Westcorp Manhattan Manhattan Manhattan View from Waterfront Park View from Rotary Marsh View from The Dolphins Manhattan Manhattan View from Mount Royal

10 Pedestrian Relationship To Site Development The project proposal respects the need to promote and enhance the pedestrian opportunities around the site, allowing the visitor, patrons and tenants the ability to move comfortably into and beyond the hotel/office complex. This implies a need to recognize where the pedestrian will be destined or assemble in the vicinity of the site. Some key aspects follow and are depicted in the attached graphics.

11 Pedestrian Relationship To Site Development View north on Sunset Dr. View along Brandt s Creek Trail Rotary Marsh/Brandt s Creek Trail connection on Sunset Dr. View west along Manhattan Dr.

12 Benefits and Amenities Argus Properties proposes to incorporate amenities into the project that will not only assist in the viability of the development but that offer long standing benefits to the neighbourhood and entire community. Manhattan Drive, the Commercial Office Precinct The Conference Space and Complementary Amenities One of the greatest amenities to be added to downtown Kelowna will be an internationally branded hotel that will complement the meeting and convention facilities in this city. Besides the first class accommodation, the hotel will include dining and kitchen facilities, fitness centre, pool, restaurant and café, meeting rooms and extensive ballroom style conference space. It is understood that the introduction of a high quality branded hotel will draw the corporate market to make Kelowna truly competitive in the larger conference and conventions events. The Sunset Drive Plaza, Streetscape and People Experience Architectural, landscape and site design have provided attention to creating a street front experience that complements the residential context of the area. Along with the hotel s grand entrance off Sunset, a restaurant, coffee shop and potential small retail component that incorporate transparent glazing and outdoor seating areas and plaza will assist in activating the public pedestrian interface. The landscape continues the more formal rhythm pre-established on this frontage Site planning for all three buildings has emphasized Manhattan Drive as the commercial office precinct that will incorporate the predominant vehicular access route. In line with the pre-established corporate face of the development, the new building at 1000 Manhattan Drive will have its office entrance and drop off facing Manhattan Drive. It is expected that the quality and critical mass of office space will offer a prestigious address for new corporate and institutional tenants. Artwork and Animation (Sculptures, fountains and landscaping) Brandt s Creek The development proposal incorporates a theme to enliven and animate the site in a comprehensive manner. Besides the building architecture that will include materials and colors to establish a similar design language throughout all three buildings, the program calls for oversized artistically designed metal sculptures representative of the wildlife in the Okanagan region, fountains, lighting and landscape materials that embellish outdoor spaces, plazas and seating areas. Structured vegetative vertical screens will be used on the face of the parkade structure and green roof on the convention space of the hotel. Expansion of the Brandt s Creek walkway system and widening of the natural environmental zone along the creek

13 Continued Benefits and Amenities Brings to the City Center it s first major international branded hotel Brings to the City Center over 80,000 gross square feet of Class A office space Draws major office users back to the City Center Attracts major and substantial new high caliber businesses into Kelowna s City Center Creates a significant number of jobs into the City Center Supports the surrounding multi-unit residential neighborhoods and provides the impetus for completing the residential developments along Sunset Drive and Ellis Street Kelowna will see greater recognition from the national and international communities with this major international brand hotel and it s convention facilities Establish a significant northern book-end to the City s waterfront Will provide a destination and relaxation point for people using the lakefront promenade walkway Activation of the downtown between Bernard Street and the development Spin-off benefits to Kelowna s restaurants, shops and businesses Support of YLW, Kelowna s International airport Stimulates activity in the cultural district and the waterfront Argus is working with the City regarding an offer to enhance the Brandt s Creek corridor experience by: Providing additional public access along the north side of Brandt s Creek for public enjoyment Providing a pedestrian bridge over Brandts Creek in conjunction with the expansion of the pathway system along the north side of the creek Upgrading the pathway crossing of Sunset Drive at Rotary Marsh for safer pedestrian crossing Argus is working with the City regarding an offer to develop a plaza at the corner of Sunset and Manhattan Drive for public access and enjoyment The development will incorporate significant pieces of artwork produced by a local Okanagan artist that will reflect on the natural wildlife of the area Argus is committed to make the development a great place for people to work, play and relax

14 Sustainability Objectives Argus Properties is committed to supporting measures that protect the natural environment and to developing a project that achieves substantial sustainability objectives. The project design team of architects and engineers will consider all aspects of the site and building to determine areas where effective design can incorporate measures to achieve a high level of sustainability. Municipal Servicing The water, sewer, drainage, electrical, gas and other services will be provided as necessary to support the development with that normally generated by developments of this magnitude Water efficiency Energy efficiency (windows, building envelope, lighting) Geothermal or district energy Design innovation (use of LEED accredited professional, etc) Green roofs Higher density in the core Reclaimed brownfield site Connection to pedestrian. cycle and transit routes

15 The Environment / Natural Conditions A professional environmental monitor will be retained to oversee activities of the construction to ensure protection of Brandt s Creek, in conjunction with the City natural environmental development permits. The Trail System Blending Nature with the Urban Experience Proposed Existing Brandt s Creek The development proposes to provide further enhancements along the creek, with appropriate restoration and planting, in accordance to recommendations by professional biologists and environmental best practices. The building presents a less active face along the creek frontage and the landscape concept serves to screen immediately adjacent development at the pedestrian level. The landscape will be layered in a more organic nature along this interface. Upper levels of the adjacent structure have been stepped back from this frontage and the landscape will be raised up against the structure to successfully reduce the building massing to a more appropriate scale. The landscaping upgrade within the riparian area along the creek, will create a naturalized environment with a gravel walkway meandering through undulating berms of native shrub and tree species, which will blend into the existing riverine vegetation.

16 Traffic, Roads and Parking The effects of the development on transportation modes and corridors in the area have been a key factor in planning the development. A study assessed vehicular, pedestrian and bicycle traffic along with site access, parking and loading requirements of the development, and recommended mitigation measures where appropriate. Consideration was given to both current (2016) and anticipated future (2026) conditions using terms of reference set by the City which included a background citywide growth rate of 2% for surrounding lands. Highlights of the traffic study include: No future road network changes are required Intersections (signalized and unsignalized) currently operate within capacity and remain within performance threshold upon project opening, but a Transportation Association review of the Sunset and Water/ Clement intersection found that existing conditions warrant a signal Traffic generation from the development when at full capacity is expected at approximately 250 vehicles/hour in the weekday morning peak period and 300 vehicles/hour in the evening peak period. However, due to the mixed use nature of the development, the majority of these trips will be in the opposite direction to the existing neighborhood traffic, thus providing less direct impact. Further it is expected that the development will not reach full capacity until sometime after 2020 Analysis indicates that prior to 2026, the southbound lanes of Sunset Drive will be at capacity. Normal mitigation measures will need to be considered as growth and demand dictate. Although the subject development related traffic will contribute, this situation will occur due to project background traffic volume growth in the area regardless of development at 1000 Manhattan. The parking strategy anticipates shared use parking which considers the offsetting demands between the mixed uses of the development and takes into account use of alternate modes of transportation. The consultants determination calls for the provision of 336 parking stalls. The development is proposing 370 parking stalls, 34 more than are recommended. Parking management recommends pay parking for onsite usage and time restrictions for street parking. Recommendations are provided for ample bicycle parking The transportation impact factors were evaluated and conclusions provided by Bunt and Associates (Transportation Planners and Engineers) in accordance with Terms of Reference provided by City of Kelowna.

17 Road Network Manhattan Development

18 Argus Properties Building our Community A Kelowna based development and property management company, Argus has a solid history of creating quality projects that support and enhance the community. With a family history reaching back through four decades in Kelowna, Argus has grown out of a background of contribution to the community providing jobs, opportunities, homes and continued financial investment.

19 P u b l i c O p e n H o u s e Thank You for your participation. Manhattan Drive Development Proposal And Rezoning Please remember to drop off your comment sheets before you leave.

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