The Gateway

Policy 6.1.1. UBCO Vision.
Support the University of British Columbia in implementing the vision outlined in its Okanagan Campus Plan, working towards the following:

• Recognizing the university’s role as a hub for innovation in the City;
• Supporting the expansion of university facilities on Educational and Institutional lands;
• Supporting the development of medium density residential development on the UBCO campus;
• Encouraging the provision of a range of services, particularly access to healthy food, to meet the daily needs of the growing student, employee, and resident population; and
• Improving connectivity through all modes of transportation.

Policy 6.1.2. Innovation Precinct.
Increase the employment density of industrial land within and adjacent to the Innovation Precinct by supporting more employment-intensive industrial uses and by making more efficient use of underutilized land.

Policy 6.1.3. University Building Heights.
Support low rise and mid-rise buildings as the highest buildings at the UBCO campus where it complies with the Obstacle Limitation Surface as outlined in the Airport Zoning Bylaw.

Policy 6.1.4. University Public Realm.
Support the University of British Columbia in its efforts to provide high quality public spaces as per the Okanagan Campus Plan.

Policy 6.1.5. ALR Lands at UBCO. 
Consider UBCO campus expansion onto Agricultural Land Reserve (ALR) lands that have a future land use of Rural - Agricultural & Resource (R-AGR) at such time as a comprehensive campus planning process is complete, in consultation with agricultural stakeholders.

Policy 6.3.1. Kelowna International Airport Master Plan.
Support the continued growth of Kelowna International Airport (YLW), through the implementation of the recommendations in the YLW Airport Master Plan 2045, as amended.

Policy 6.3.2. International Airport Expansion.
Continue to secure land to allow for the expansion and development of Kelowna International Airport as outlined in the YLW Airport Master Plan 2045, as amended.

Policy 6.3.3. Aircraft Noise Impacts.
Prohibit increases in residential density within the NEF 25 contour and above, as illustrated in Map 6.1, to accommodate for growth in aircraft travel from Kelowna International Airport. In addition, new development that falls within the Federal Aviation Zone, as illustrated in Map 6.2, should include upgraded sound proofing and must provide a covenant that saves the City harmless with respect to noise complaints.

Policy 6.3.4. Building Heights Near Airport.
Require that all proposed development projects within the Federal Aviation Zone, as illustrated in Map 6.2, include consultation with Kelowna International Airport, Transport Canada, and NavCanada with respect to building heights as per Airport Zoning Regulations under the authority of the Aeronautics Act.

Policy 6.3.5. ALR Lands at YLW. 
Support the exclusion of ALR lands at YLW, as identified in the YLW Airport Master Plan 2045, in time to allow for airport expansion and development.

Policy 6.3.6. Preservation of ESA Lands at YLW.
Preserve environmentally sensitive areas on YLW lands while not impacting aircraft safety until such time they are needed for YLW expansion and development.

Policy 6.5.1. Urban Agriculture.
Encourage urban agriculture that uses integrated pest management practices, as a way of supplementing the local food system and reducing greenhouse gas emissions associated with food production, processing, and transportation. In the Gateway, support and encourage urban agriculture using approaches that include, but are not limited to:

• Food production on public and private land including rooftops, beehives, and edible landscaping on residential boulevards, park land, backyards, and rights-of-way;
• Multi-residential shared gardens and services (i.e. water and storage) in new developments;
• Private and non-profit sector universally-accessible community gardens, considering the use of City-owned land for use of community gardens where appropriate.

Policy 6.5.2. Land Linking. 
Collaborate with others to increase farming opportunities on City-owned properties. 

Policy 6.5.3. Indigenous Forest Gardens.
Partner with syilx/Okanagan communities to develop, forest gardens that focus on the cultivation of native and culturally important species of plants for food and medicine.

Policy 6.7.1. Protect Agricultural Land.
Retain the agricultural land base for the long-term by supporting the ALR and by protecting agricultural lands from urban development and the impacts of adjacent development and redevelopment. 

Policy 6.7.2. Agricultural Land Designation.
Protect and support the continued designation and use of agricultural land for agricultural purposes regardless of soil types and capabilities. Locate agricultural structures to maximize the agricultural potential of prime soil resources.

Policy 6.7.3. ALR Exclusions.
ALR exclusion applications to the ALC will not be considered except where such exclusions are consistent with the generalized Future Land Use Map 3.1 and ALC guidance and conditions.  ALR exclusion applications may be considered as part of a scheduled, comprehensive OCP Bylaw Review or Agriculture Plan Update based on the following factors:

• Consistency with the goals, objectives and other policies in the 2040 OCP;
• Does not require the extension of municipal services; and/or
• Demonstrates a civic need that cannot be provided elsewhere.

Other considerations include the size of the parcel, the percentage of the parcel within the ALR and agricultural capability. Soil capability alone should not be used as justification for exclusion.

Policy 6.7.4. Agri-tourism, Alcohol Production Facilities, Farm Retail Sales.
Support agri-tourism uses that can be proven to be in aid of and directly associated with established farm operations as a primary use. Permit alcohol production facilities and farm retail sales on ALR lands where consistent with existing ALC policies and regulations.

Policy 6.7.5. Non-farm Uses.
Restrict non-farm uses that do not directly benefit agriculture except where such non-farm uses are otherwise consistent with the goals, objectives and other policies of this OCP. Support non-farm use applications on agricultural lands only where approved by the ALC and where the proposed uses:

• Are consistent with the Zoning Bylaw and the OCP 2040;
• Provide significant benefits to local agriculture;
• Do not require the extension of municipal services;
• Will not utilize productive agricultural lands;
• Will not preclude future use of the lands for agriculture; and
• Will not harm adjacent farm operations.

Policy 6.7.6. Subdivision of Agricultural Land.
Maximize the potential for agricultural lands to be used for agriculture by not allowing it to be subdivided into smaller parcels, except where significant positive benefits to agriculture can be demonstrated or in the case of homesite severances approved by the ALC.

Policy 6.7.7. Secondary Suites. 
Secondary suites on ALR lands must be located within a permitted principal dwelling.

Policy 6.7.8. Farm Help Housing.
As a first option, encourage farm help housing to be located within the Permanent Growth Boundary, providing access to amenities for workers. As a second option, accommodation for farm help on agricultural land on the same farm unit, where approved by the ALC, will be considered only when:

• Agriculture is the principal use on the parcel; and
• The applicant demonstrates that the on-site housing for farm workers is necessary for the overall operation of the farm. The primary consideration is whether the scale of the farm operation is large enough that permanent help is deemed necessary.

Temporary farm working housing, such as bunkhouse accommodation on non-permanent foundations, is the preferred solution where farm worker housing is justified.

Policy 6.7.9. Homeplating.
Locate buildings and structures, including farm help housing and farm retail sales areas and structures, on agricultural parcels in close proximity to one another and where appropriate, near the existing road frontage.

Policy 6.7.10. Conservation Tools.
Promote the use of conservation programs or covenants on agricultural lands, where approved by the ALC, to protect environmentally sensitive areas.

Policy 6.7.11. Large Scale Alternative Energy on Agricultural Land. 
Prohibit the use of solar farms (photovoltaics) or other large scale alternative energy solutions, developed for the sale of power to third parties, on properties in the Agricultural Land Reserve.

Policy 6.9.1. Student and Faculty Housing.
Encourage the development of residential units that meet the needs of students and UBCO faculty, including units that can accommodate families, such as units with three or more bedrooms.

Policy 6.9.2. Range of Housing Tenure.
Support a range of rental and ownership tenures that support a variety of households and income levels. In addition, support underrepresented forms of tenure, including but not limited to co-housing, fee-simple row housing, co-ops, and rent-to-own.

Policy 6.9.3. Social Connections Through Design.
Encourage housing designs that incorporate spaces that foster social connections and inclusion, such as courtyards and rooftop patios.

Policy 6.9.4. Accessible Design.
Integrate universal design features and principles to create housing options for people of all ages and abilities.