Regional District of Okanagan Similkameen(see: Regional District of Okanagan Similkameen Okanagan Falls Town Centre Revitalization Visioning Exercise Phase 1 Summary Report, June 2014)

Regional District of Okanagan Similkameen Okanagan Falls Town Centre Revitalization Visioning Exercise

Phase 2 Summary ReportDecember 2015

PHASE 2 SUMMARY REPORT FOR:

Regional District of Okanagan Similkameen

SUBMITTED BY:

COUNTERPOINT COMMUNICATIONS INC.

URBAN FORUM ASSOCIATES Town Planning | Urban Design | Communications

WITH:

Boulevard Transportation Group

SUBMISSION DATE:

December 2015

Table of Contents

1.0 Introduction 5 1.1 Project Phasing 5 1.2 Project Goals 6 1.3 Project Scope 7

2.0 Charrette Input 9 2.1 Planning + Design Principles 9 2.2 Preliminary Revitalization Scenarios 10

3.0 Charrette Process 15 3.1 Definition of a Charrette 15 3.2 Participants 15 3.3 Charrette Program 16

4.0 Illustrative Plan 19 4.1 Form Makers Rationale 19 4.2 Overview 20

5.0 Land Use Plan 23 5.1 Rationale 23 5.2 Description of Land Uses 23

6.0 Transportation Plans 25 6.1 Road Network Plan 25 6.2 Walking + Cycling Network Plan 27

7.0 Public Follow-Up 29

8.0 Implementaiton Issues 31 8.1 Constraints 31 8.2 Opportunities 31 8.3 Recommended Next Steps 31

APPENDIX 33Summary of Returned Questionnaires

1.0 IntroductIon

5COUNTERPOINT COMMUNICATIONS | URBAN FORUM ASSOCIATES

In early 2014, the Regional District of Okanagan-Similkameen (RDOS) commissioned a process to develop a design-focused economic revitalization plan and implementation strategy for Okanagan Falls Town Centre. The ultimate objective of the RDOS is to help reverse the economic fortunes of Okanagan Falls Town Centre through strategic public and private investments and partnerships, positive streetscape improvements and quality urban design that can together provide a distinctiveness of place and make the town centre enticing as a place to live, work, invest, shop and play for both local people and visitors.

1.1 Project Phasing

The Okanagan Falls Town Centre Revitalization Visioning Exercise is being conducted in phases. Phase 1, completed in June 2014, analyzed the current situation in Okanagan Falls Town Centre and engaged the public in exploring opportunities to develop a ‘place magnet’ and in formulating a clear vision for the revitalization and future development of the Town Centre.

(see: Regional District of Okanagan Similkameen Okanagan Falls Town Centre Revitalization Visioning Exercise Phase 1 Summary Report, June 2014)

A set of key planning and design principles was developed in Phase 1 and endorsed by the community. As well, two alternative preliminary revitalization scenarios were developed. Those two scenarios were presented to the community and it was determined that there was consensus support for Scenario Option B, which envisions new mixed-use development oriented towards the Skaha Lake waterfront in a smaller, compact town centre core between Cedar Street and Main Street, north of Highway 97. A number of key recommendations were made at the conclusion

of Phase 1 of the Town Centre Revitalization Visioning Exercise, including a recommendation to the RDOS to proceed with the second phase of the work by undertaking a collaborative, integrated design workshop (a “charrette”), based on the work done in Phase 1 and leading to a preferred town centre revitalization vision and plan. This report summarizes Phase 2, focusing on the charrette process that formed the heart of Phase 2, and the plans that were the outcome of that collaborative design exercise.

It is proposed that Phase 3 will consider implementation strategies, with the input of approving agencies, and develop an implementation plan that will address land use regulation, urban design guidelines, phasing and financing options.

The following flowchart describes the phases and the expected key tasks/deliverables in each phase of work.

6 Okanagan Falls Town Centre Revitalization Visioning Exercise | Phase 2 Summary Report

1.2 Project Goals

The following planning goals were identified for this visioning exercise:

PLACE MAGNETS + CHARACTER:The vision should define in a physical sense the key form-makers and one or two main attractors that can create a distinctive sense of place with a clear identity for the town centre, bringing people (locals and visitors) to the area to spend time and money.

LAND USE:The plan should address the land use requirements for those form-makers and attractors and the mix of other uses that will support the town centre being a people place – the physical land use pattern and the regulatory framework that activates all of that (OCP designation and zoning).

TRANSPORTATION: The vision should include a transportation circulation plan (for pedestrians, cyclists and automobiles/goods vehicles) that makes it easier and safer for people to move about the town centre without automobiles (conflicting with them or requiring them to drive one to move about), and to access local services and attractions. The circulation plan will need to address the fact that Highway 97 (Main Street/9 Avenue) is a provincial highway, subject to Ministry of Transportation approvals, and thus restricted in possible changes.

Situation Analysis• detailed review of land

ownership• SWOT analysis• research on two or three place

magnet possibilities• technical reviews

(development trends, transportation, infrastructure)

• visioning interviews with stakeholders

• discussion of place magnets and idea-generation session

• a ‘walkshop’ identifying public realm improvement possibilities

• develop alternative scenarios• public forum/open house• community feedback• Phase 1 Summary Report

Early Public Engagement

Design Brief

• Vision statement• summary of SWOT analysis• outline of key principles &

alternative scenarios• charrette schedule & process

outline

Integrated Design Charrette

• engage all stakeholders• interactive, multi-day design

workshop• multidisciplinary design team• inclusive, transparent,

responsive process• leads to a common vision

Summary Report • charrette summary & vision

Phase 1 Phase 2

Phase 3

Implementation Plan• review with approving

agencies• includes implementation

strategy, phasing, and financing options


URBAN DESIGN:The final plan should include Development Permit Area design guidelines that are performance-based rather than prescriptive but help to define the physical improvements/design details that are essential for the town centre to evolve over time to what it aspires to be.

PROGRAMMING + COMMITMENT:The plan should include a set of values and a clear articulation of a vision that speaks to how the plan can be implemented and what players need to act in concert to evolve the town centre toward the vision. The plan should include a commitment to ongoing community engagement and a governance approach that champions the vision well into the future.

1.3 Project Scope

The primary geographic focus of this exercise is the area along Highway 97 in Okanagan Falls between the Okanagan River bridge to the west and the bridge over Shuttleworth Creek to the south, and the immediately surrounding lands, both to the south and north, up to Skaha Lake. The study area also included consideration of the surrounding streets, neighbourhoods and attractions.

The following objectives were identified for the Phase 2 collaborative charrette:

• define key physical form-makers and potential ‘place magnet’ opportunities;• develop a physical land use plan;

• develop a transportation/circulation plan;• develop performance-based urban design guidelines; and• develop a clear set of values and a vision for downtown Okanagan Falls.

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Regional District Okanagan-Similkameen

LegendParcels

Zoning

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STUDY AREA


Reviewing preliminary ideas togetherThe initial review

Simple blocks help visualize potential height and massing optionsA charrette team in discussion

2.0 CHARRETTE INPUT


Phase 2 was focused on a two-day design charrette that was planned for September 18th and 19th in Okanagan Falls. The collaborative, integrated design work undertaken at the charrette was informed by the outcomes of Phase 1, including the planning and design principles and the two alternative preliminary revitalization scenarios.

2.1 Planning and Design PrinciplesThe charrette was informed by the set of key planning and design principles that were developed and endorsed by the community during Phase 1:

PRINCIPLE 1: Accept that Highway 97 will remain a major transportation corridor through Okanagan Falls Town Centre.

PRINCIPLE 2: Create a mixed-use ‘Place Magnet’ that will serve as the Town Centre’s focal point and capitalizes on the regional attributes that attract visitors and tourists.

PRINCIPLE 3A: Recognize Skaha Lakefront as the Town Centre’s greatest asset. Intensify and enhance lakefront and recreation/visitor experiential activities on Skaha Lake as a second ‘place magnet’.

PRINCIPLE 3B: Secure uninterrupted public pedestrian lakefront access.

PRINCIPLE 4: Create an urban agricultural/local food hub ‘Place Magnet’ for visitors and tourists.

PRINCIPLE 5: Develop integrated pedestrian and cycling networks that have significant potential to attract more visitors, tourists and local residents to the Town Centre.

PRINCIPLE 6: Build on the Town Centre’s existing strengths and assets.

PRINCIPLE 7: Support residential densification in and immediately adjacent to the Town Centre to support local business.These key principles informed the development of preliminary revitalization scenarios and guided the development of the preferred revitalization scenario.Okanagan Falls


2.2 Preliminary Revitalization Scenarios

Two alternative preliminary revitalization scenarios were developed in Phase 1:

Scenario A:

• focuses Town Centre on Highway 97 (9th Avenue)• proposes improvements to the Highway 97 intersection at Main Street and 9th Avenue• focuses new Town Centre visitor-tourism type development on Highway 97• proposes Highway 97 realignment featuring on-street parallel parking on the south side of Highway 97 from Cedar Street to Main Street, and a frontage road on the north side• locates a Wine Centre/Visitor Activities Centre/Civic Centre ‘place magnet’ at the west end of town on the vacant site across from the IGA• recommends using local government land use tools and incentives to encourage the re-development of the site at the foot of Willow Street on the lakefront with some type of resort accommodation


SCENARIO A


Scenario B:

• focuses new Town Centre visitor-tourism type development north of Highway 97, oriented towards the lake• locates a proposed Wine Centre/Visitors’ Activities Centre/Civic Centre Plaza ‘place magnet’ on the “Flea Market” site facing a northerly extension of Willow Street• uses local government land use tools and incentives to encourage the re-development of key sites, such as the site at the foot of Willow Street on the lakefront, and the proposed Wine Centre/Civic Plaza site• explores a public moorage and/or an on-water activities facility as a ‘place magnet’

While both preliminary scenarios were presented to charrette participants, a community consensus had developed around the advancement of Scenario B. That consensus appeared to still be strongly favouring Scenario B at the commencement of the charrette, although the Scenario A plan remained as a resource to refer to when considering individual design concepts and elements of the plan.


SCENARIO B

A sketch captures the layered discussion about transportation connection in Okanagan Falls

3.0 CHARRETTE PROCESS


A two-day integrated design charrette was held on September 18th and 19th in Okanagan Falls. The first day was a full day, intense, interactive and collaborative workshop with all participants present. The second day provided an opportunity for the planning and design professionals to develop drawings and concepts that flowed out of the work done on Day 1, and concluded with a public open house at the end of the day to review the charrette outcomes.

3.1 Definition of a Charrette

Many of those invited to participate in the charrette were new to this type of design exercise, therefore the charrette was explained to them as an intensive, interactive physical planning and de-sign workshop where planning and design consultants work with stakeholders and relevant public agencies to develop preliminary planning/design concepts for a given study area (in this case the Okanagan Falls Town Centre area). It was also explained that a charrette is a condensed, time-limited and highly collaborative process that is intended to lead to creative outcomes that are sup-ported by those who participate in the process including multiple ideas, design concepts and drawings of different kinds.

Participants were told that a charrette is not intended to result in a finished and final plan, but rather to generate the maximum num-ber of credible ideas and concepts that will be the basis for sub-sequent analysis and refinement. It was pointed out that a design charrette is an exploratory exercise – often deliberately open-end-ed, even messy – and the materials typically produced during a charrette (such as hand drawn plans, cross-sections, sketches, diagrams, perspective views, notes, etc.) are not complete, final

plans, but rather will form the foundation for more detailed work post-charrette.

3.2 Participants

The charrette convened a diverse range of key community stake-holders, facilitated by planning and design experts. Invitations were issued for the Day 1 full-day workshop to key stakeholders, including members of advisory bodies for RDOS Area ‘D’, local Okanagan Falls retail business owners, land owners and mem-bers of the local real estate development business sector, mem-bers of the tourism and winery business sectors and representa-tives of community partner organizations. In addition to the direct invitations that were issued, citizens were invited through public advertising to apply to be invited if they were willing to commit to participating for the intensive full-day workshop. A total of 31 peo-ple attended the Day 1 workshop.

On Day 2 the planning and design professionals developed drawings and concepts that flowed out of the work done with the participants on Day 1. At the conclusion of Day 2, the public was invited to attend a “pin-up” session where they were able to review the design concepts that emerged from the Day 1 workshop. This public review session was advertised in local newspapers and using community posters. Approximately 65 people attended this public event.


3.3 Charrette Program

The charrette program was generally as follows:

DAY 1 Friday 18 September 10:00 AM – 5:00 PM

Plenary Session 10:00 AM - 11:AM:- welcome and introductions - reviewed charrette process, schedule and expectations- reviewed Phase 1 outcomes and initial scenario options- reviewed community feedback indicating a preferred direction- presentation on ‘Place Magnets’ conceptBreakout Session 1 11:00 AM - 12:30 pm:- broke into two groups each facilitated by a consultant- brainstormed ideas, based on key issues/opportunities: o Place Magnets; o Development Opportunities and Built Form;

Lunch Break 12:30 - 1:15 (lunch provided on-site)Breakout Session 2: 1:15 - 2:45- groups continued to brainstorm ideas, based on key issues/opportunities: o Circulation & Access; o Public RealmPlenary Session 3:00 PM - 3:40 PM- reports from breakout groupsPlenary Session 3:45 PM - 4:45 PM - implementation and governance issues discussion

DAY 2 Saturday 19 September 10:00 AM – 5:30 PM

Internal Design Session:- the consultants worked without stakeholders present to develop a preferred Town Centre Plan concept based on Day 1 outcomes- prepared graphics for public presentation

Public Review (4:00–5:30 pm):- hosted a public review at end of charrette to present outcomes- responded to questions and comments- sought community feedback

Quickly summarizing initial ideas for public review and feedback


The two charrette teams at work


4.0 ILLUSTRATIVE PLAN


An overall plan was developed that graphically illustrates the key planning and design ideas generated in the charrette. This plan is a composite diagram of the entire OK Falls Town Centre, illustrating one way in which the planning and design principles that were established in Phase 1 and endorsed by participants in the charrette could be envisaged being implemented. This plan also provides an overview illustration of the public realm enhancements recommended in this Visioning Exercise.

It is important to note that the Illustrative Plan is a visual ‘snapshot’ of what the Town Centre might look like if and when all sites are redeveloped in the future. It is not intended to be a definitive, rigid physical plan and would be subject to modification and revision as and when development opportunities arise in future. And not all sites will necessarily be redeveloped. As such, this drawing illustrates at a high level the overall intent and general direction for how the Town Centre may be developed. Specific detailed designs for individual properties would be subject to the usual zoning and/or development approvals process and may be guided by zoning and development permit regulations.

4.1 Form Makers Rationale

The charrette identified a number of key ‘form makers’ that support the vision and principles developed in Phase 1 and endorsed during the charrette process.

A key aspect of the planning and design rationale for the Town Centre is to reorient the Town Centre away from Highway 97 and towards the lake, to take full advantage of this underutilized asset. As such, new development is proposed to be oriented on the north-south axis rather than the east-west axis, to maximise both views and physical access towards the lake. This means that future building footprints should be generally sited so as to optimize such views and pedestrian access to the lake.

A series of view corridors and pedestrian routes are proposed between Highway 97 and the lakefront. The exact location, width, alignment and design of these corridors will be subject to the proposed designs of individual developments on affected land parcels. In addition to these new corridors, the plan proposes public realm enhancements to both Cedar and Main Streets, the two existing streets that lead north towards the lake. These streets are envisaged as being enhanced to provide a safer, more comfortable and attractive pedestrian environment for people walking to/from the lakefront. This could include new sidewalks and crosswalks, street trees, signage, street furniture and lighting, etc.


Another key aspect of the Town Centre is to create a new civic plaza or town square at the heart of the Town Centre, surrounded by new mixed-use development, which will act as a ‘place magnet’ attracting visitors, residents, businesses and other activities. This town square is proposed to be located on the current undeveloped lands to the immediate north of Highway 97, framed by mixed-use buildings on the west, east and south sides and opening up towards the lake to the north. This development could include uses such as tourist-oriented services and information centre, retail, restaurants and cafés, and a possible wine centre for the local wine industry.

Another key ‘form maker’ is identified for the currently undeveloped land parcels on either side of Highway 97 at the western entrance to the Town Centre. These proposed new developments would frame the entrance into the Town Centre and form a physical ‘gateway’ to the Town Centre. Development on these sites could include mixed-use, commercial retail and/or office space, tourist-oriented uses and other highway-oriented uses.

4.2 Overview

The Illustrative Plan shows potential new development on a number of privately owned land parcels north of Highway 97. This includes possible development of the ‘flea market’ property fronting onto Highway 97, the lands between Eight and Seventh Avenues, and full development of the IGA Mall site. It also illustrates potential redevelopment of the current motel site north of Seventh Avenue between Willow and Main Streets.

It is important to note that none of these developments will happen without the full agreement and active participation of the relevant land owners, and that no new development illustrated in this plan would happen unless the landowner wants it to happen. This Illustrative Plan does not compel any land owners to develop or redevelop their property. Rather it provides design concepts and illustrates design principles that can serve to inform and guide future re-development plans.

Transect sketch of Willow Street


While this plan proposes shifting or restricting certain uses from the Town Centre in future, existing land uses it is intended that future land use regulations would ‘grandfather’ these uses as legal non-conforming uses.

The Illustrative Plan does not focus new development on the south side of Highway 97 (except west of Cedar Street as noted above), however it does not prohibit such development in the future under the current zoning.

The Illustrative Plan also shows a number of recommended public realm and streetscape enhancements. These include:• new landscaping along Highway 97 including a landscaped central median west of Cedar Street• a fully signalized, four-way traffic light at the intersection of Cedar Street and Highway 97, including pedestrian crosswalks• new/enhanced landscaping along Cedar Street, Seventh Avenue, Main Street, etc.• the proposed new Town Square aligned on the Willow Street axis, with a pedestrian greenway extending towards the lakefront• a second pedestrian greenway extending towards the lakefront on the Ash Street axis• Christie Memorial Park extended eastwards across the recently acquired lakefront land parcel at the foot of Willow Street• continuous public pedestrian access along the lakefront from the Kettle Valley Trail to Main Street and beyond

The Illustrative Plan also shows retention of the agricultural lands east of Maple Street, as a valuable asset. This site could become the location of another ‘place magnet’ that focuses on the ‘farm-to-table’ movement, agri-tourism, a farmers market, ‘locavore’ experiences, goods and services, etc.

The Illustrative Plan also shows a proposed bicycle route along Seventh Avenue, connecting the Kettle Valley Trail to East Side Road, as part of an enhanced bicycle network plan.

Aerial Sketch of Okanagan Falls


5.0 land USE Plan


5.1 Rationale

The proposed Land Use Plan illustrates a wide range of uses in the Town Centre. This is intended to encourage new development and attract new uses to the Town Centre, and support the emergence of a more complete, sustainable and economically viable mixed-use urban centre. The plan is also intended to limit and restrict certain land uses that are not compatible with creating a vibrant urban town centre.

Commercial uses are retained on both sides of the Highway 97 corridor, recognizing that such uses will continue to benefit from exposure and access to this provincial highway. Commercial uses are also proposed for the two remaining undeveloped IGA Mall sites along Cedar Street, to help complete this part of the Town Centre and draw visitors/customers off Highway 97 into the Town Centre. Mixed retail/commercial/residential uses are proposed to frame and surround the proposed Town Square ‘place magnet’, again to draw visitors/customers off Highway 97 into the Town Centre.

Multi-family residential uses are proposed for the lands closer towards the lakefront, with opportunities identified for up to two hotels in this area as well, to take full advantage of the lakefront setting and amenity.

The Land Use Plan shows the existing lakefront mobile home/RV park at the foot of Railway Lane with its current use. However, it is recommended that this site be considered for re-designation in the future for multi-family residential and/or hotel uses.

5.2 Description of Land Uses Single Family Residential- maintain existing single family housing east of Main Street and south of Highway 97

Multi Family Residential includes:- townhousing (2-3 storeys) - stacked townhousing (up to 3 storeys)- duplex semi-detached housing- triplex semi-detached housing- fourplex semi-detached housing- apartment housing (up to 4 storeys)

Hotel includes:- full service resort hotel- motel- mix of hotel and residential

Mixed Use includes:- mixed retail and residential- mixed retail and office commercial- mixed retail, office and residential

Commercial includes:- highway-oriented commercial (west of Cedar Street only, plus existing grandfathered uses along Highway 97)- retail- office


6.0 TRANSPORTATION PLANS


A set of preliminary transportation plans were generated during the charrette:

6.1 Road Network Plan

The proposed Road Network Plan shows a number of different road types. This includes:• provincial highway (Highway 97)• local road (primarily local traffic)• greenway street (includes enhanced pedestrian access)• Main Street (one-way Seventh Avenue, including separated bicycle lanes, angled parking, new sidewalks, etc.)

It is recognized that currently the RDOS does not control or maintain the local street network, as this is a provincial Ministry of Transportation & Infrastructure (MOTI) responsibility in unincorporated communities. As such, any proposed road changes or improvements would have to be approved by the MOTI, which may require the regional government to take responsibility for any capital and maintenance costs.

The Road Network Plan accepts and accommodates Highway 97 in its current alignment, and allows for the highway’s potential widening in the future, if and when this is warranted by the MOTI.

The Road Network Plan proposes to convert Seventh and Eighth Avenues into a one-way couplet between Cedar and Main Streets, so as to improve traffic circulation and provide more space for alternative travel modes on the lake-fronting Seventh Avenue, including separated bicycle lanes, wider sidewalks, and angled parking on the south side.

A street view to the lake

Highway 97 looking west



6.2 Walking and Cycling Network Plan

The Walking and Cycling Network Plan envisages a finer-grained network of pedestrian-friendly routes, greenways and streets that connect the future Town Centre to the surrounding area, comfortably, safely, and conveniently. It also illustrates a more complete cycling network that provides safe options for both local recreational and regional touring cyclists. The proposed Walking and Cycling Network Plan shows a number of different route types. These include:

• Off-Road Trails/Greenways (such as the KVR Trail, waterfront walking trails, Willow and Ash street alignments north of Highway 97, etc.)• Roadside Greenways (such as along Cedar and Willow Streets, and Tenth Avenue)• Touring Cycling Routes (along Seventh Avenue, Eastside Road and Maple Street)

The proposed Walking and Cycling Network Plan also identifies proposed intersection improvements, including new or enhanced crosswalks across Highway 97 at Cedar and Main Streets, and at Tenth Avenue.

A dangerous crossing at Highway 97 and Main Street


Public Review after charrette

7.0 PUBLIC FOLLOW-UP


In advance of the completion of this summary report, a public town hall meeting was convened in Okanagan Falls, chaired by the Area ‘D’ Director, where the concepts and plans produced at the charrette were presented to the public and an open discussion took place. A total of 69 people attended that meeting.

A questionnaire was circulated at the meeting seeking further feedback on the plans. A total of 24 responses were returned. A summary of questionnaire responses is included as an Appendix to this report.

A strong majority of responses supported the general direction proposed by the plan. Some respondents also expressed concerns, which are included in the summary.

A strong majority of respondents supported the RDOS moving forward to develop implementation plans with the intention of em-bracing the concepts in this plan in a new Town Centre Plan that would become part of the Official Community Plan (67% support versus 25% opposed and 8% undecided/no response).

Public Review after charrette


Reviewing ideas during the Charrette and at the Public Review

8.0 IMPLEMENTATION ISSUES


A number of constraints and opportunities have been identified that will need to be addressed in order to implement the Plan:

8.1 Constraints

• There are three different zones in the Town Centre that allow some uses and form of development that are different from the vision.

• The MOTI controls the provincial highway and all local roads.

• There has been no recent re-development of any magnitude in the Town Centre. The land economics and market trend analysis undertaken as part of the Phase 1 work concluded that the low demand in the Okanagan Falls Town Centre for retail and mixed commercial uses and the relative low leasing rate potential is due to a clear a gap that currently exists between an economic return and the cost of new development, and a major stimulus is needed to attract consumers to the Town Centre beyond those currently frequenting local serving businesses.

• The Regional District structure does not provide the same fiscal framework or authority as an incorporated municipality. For example, as was pointed out in the Phase 1 Summary Report, incorporated municipalities are able to provide permissive revitalization property tax exemptions, establish Business Improvement Areas, and collect

Community Amenity Contributions, Development Cost Charges and other taxes/fees related to new development, and target the collection and spending of this revenue to a defined geographic area rather than to a larger regional Service Area.

8.2 Opportunities

• Community consensus for the key planning principles and for the concept of focusing north of the Highway• Ongoing positive dialogue with MOTI• Consolidated land parcels• Burgeoning local wine industry has emerged as a regional place magnet

8.3 Recommended Next Steps

The following are the recommended steps that should be undertaken in Phase 3.

• Refine the concepts into policies, planning goals and design illustrations that can form the basis of a new Okanagan Falls Town Centre Plan that would be adopted as an amendment to and form part of the Official Community Plan for Area D (the “Plan”).

• Review the existing zoning to determine what specific future uses should be included in zoning for the town centre (given existing uses will be grandfathered) and explore whether zoning amendments need to be made to provide land use tools that can lever new development


that is consistent with the goals in the Plan and/or prevent development from proceeding that is inconsistent with the goals in the Plan.

• Explore to what extent the existing Guidelines for the Okanagan Falls Commercial Development Permit Area need to be updated to capture the design intent that would shape the form and character of future development that reinforces the concepts articulated in the Plan.

• Explore what partnerships might be forged and what external resources might be available, including senior government grants, third party investments, etc., to make it easier to advance the goals in the Plan.

• Identify the strategy for the RDOS to engage with MOTI to seek its support for proposed changes to the transportation network.

9.0 APPENDIX


Appendix – Summary of Returned Questionnaires

The following is a summary of the 24 questionnaires that were returned as responses:

I. What do you like most about the proposed plan?

• Development of the flea market area.• Nice ideas but!• Long term planning is important.• Having a “contained” area, a town centre where people and businesses can gather.• I think the town needs structure instead of having large parcels that are very restricted to future development.• Making what is along the highway look nice.• people drive through town and that is what they see, that is what they remember.• Willingness and the intent of the planners to work to increase all property values.• That we are taking advantage of our beautiful lakeshore for all to enjoy.• Bringing a vision to Okanagan Falls.• Focusing on the north side of the highway.• Acknowledging that the highway will be going through Okanagan Falls-- as it does in so many other communities. Use solutions these communities have designed to apply to any problems Okanagan Falls has with the highway and use the rest of your (our) energy to focus on the rest of the place.• The approach to phase in elements – once one good piece is in place, others will follow.


• The fact that it focuses on NORTH of the highway to draw attention to the wonderful parks.• The fact that it centralizes most of the businesses so that you can walk in an area without concern of highway.• The fact that it may encourage businesses on our lakefront to upgrade and improve this PRIME property area.• The fact that it may encourage some of the businesses along the highway to improve their properties to compete or be in line with the new business area on the north side of the highway.• Punching Willow Street across Highway 97 and through the new ‘place magnet’ down towards the water.• It is a start in the right direction.• Limiting height of structures north of Highway 97 towards Skaha Lake.• Finally some organization!• Having a focal area that would provide economic development and promote the great lake and beach area that we have. It would hopefully promote an increase in tourism as well as increase in population. This is a great plan!• Cohesive plan incorporating principles as articulated in the community meetings.• The corridor down from Willow to the beach.• Everything! Good process. Clear direction. Well presented.• It should change the aspect of the town making it a more attractive place to live.• Upgrades the area and maintains a small town atmosphere.• Orientation to lake.• Minimal building heights; staggered concept.• Town centre magnet.• Willow walking paths-- not cars.• The alignment of buildings in a north-south direction as

opposed to east-west alignment.• The development of the plaza on Highway 97.• The development of the plaza where the current flea market. I do agree with height restrictions as well.• I like the general concept of the town area and enhanced areas on the waterfront. I like the idea of corridors but not necessarily Willow St.

II. What do you like least about the proposed plan, what concerns do you have or suggestions for changes?

• The total cost and the rise in taxes. What type of return will the town and its people receive?• Resort hotel - water table, what will be the height?• The RDOS being involved. We have just finished a new OCP.• Displacement of poorer population by richer persons who may only be here part-time. No daily $$ spent on local business.• OK Falls should develop governance first.• We have a very hard time right now keeping businesses in the areas dedicated for commercial and while we need more of a draw for people to stop I think we need to place more importance on drawing people who want to start businesses so future growth will happen and people will move here instead of passing through.• Too much commercial without addressing the lack of residential (rural) aspect first. • Taking too much revenue (property tax) producing land for walkways/corridors, etc.• Should be worrying about beautifying the entire highway corridor instead of just a small portion and north to the lake.


• What appears to be large corridors running through the property between 7th Ave and 8th Ave- caveat that these may be overblown.• Placement and orientation and what we have heard are further height restrictions.• No mention of a one-way on 7th Avenue.• Don’t sweat the highway. Once the provincial government realizes that good things are happening (through Linda Larsen) Highways will get on board to work with the community.• No concerns at this time.• Let’s not restrict and slow down highway traffic flow to the extent that alternate routes are chosen. Why not consider allotting land for widening Highway 97 at a future date-- probably on the north side of Hwy 97?• Why not a full service hotel where the flea market is? Town centre could still exist at ground level below hotel-- larger area could accommodate.• I don’t want changes. My only concern is how do we get the developers to invest in development in Okanagan Falls.• I like the community input, discussion and that it’s a plan for the community.• Need more public involvement.• The fact that we could not contemplate the re-routing of the highway. • As a local resident, I do not want to turn the town into a party town but at the same time would like to see a moderate amount of night life, restaurants, etc.• Only two traffic calmers. Need three: Cedar, Willow and Main. Willow is missing-- need this.• Negative reaction from Robin Agur and I don’t blame him. I didn’t see any indication that he had specified the

direction of development he was taking and what that could mean. Narrow corridors won’t provide a view. Cedar and Main should be more open and inviting to the water. • The plan does not take into account the views of individual property owners affected. Moreover, the plan would have a detrimental effect on the affected properties located between 7th and 8th Avenues. It is grossly unfair to propose plans with such great negative effects, including open space through properties that effectively chop it into pieces, without meaningful consultation with the property owner. • The positioning, orientation and proposed height restrictions of buildings on the plan is not logical from a marketability perspective.

III. Do you support the RDOS moving forward to develop implementation plans with the intention of embracing the concepts in this plan in a new Town Centre Plan that would be a part of the Official Community Plan?

16 (67%) Yes 6 (25%) No (8%) 2 Undecided/No Response

Comments:• The vision is very big and I think we should start with what is existing first.• If something isn’t embraced and written into our OCP the chances are they will once again be forgotten, overlooked or ignored when new developers/businesses want to locate here.• What parts would be started first?• Keep your ideas for yourself.• Governance first.


• I don’t think this is the best use of area.• I am very much in favour of the plans as they are presented.• I like what I see.

• Time is of the essence, before inappropriate development occurs.• A good plan-- carry on. A town plaza area-- a place central- as in a European town.• We must have a concept or else our town will develop in a disorganized fashion that we will be unable to change in the future.

IV. What do you think the RDOS can/should do to help make this vision for Okanagan Falls Town Centre become a reality over the long term?

• Look at other areas like the property across from IGA.• Keep the taxes low.• Start getting the zoning bylaws in place now.• Develop governance first.• More meaningful consultation with affected property owners.• No truck stop at the Flea Market.• Keep it out front in the community. There were a lot of people at the meeting who were excited about the possibility of making our community as beautiful as many others.• Get the plan in place with the RDOS ASAP and develop strategies to entice property owners and developers to get on board. Keep the consultants close by-- they handled Agur’s people very well.

• RDOS needs to start monitoring closely any new development during construction phase to ensure they are following the plan before the development is completed/(too late). Building permits need to be looked at closely initially and during the construction process. No point having plans/bylaws that are not enforced as this effects property values often of surrounding properties.• Put these findings into an OCP and reverse-engineer the vision from there.• Continue to engage the Highway Ministry re: the safety at Hwy 96 and Cedar and at Main Street where the highway turns.• Keep talking it up. People in this town need to be reminded that it is behind the times.• RDOS should actively solicit investors who would be willing to develop the town centre in the direction that this plan proposes.• Keep the plan and the overall vision.• Rezone or re-structure zoning bylaws. Amendments!• Make it official ASAP.• Move ahead with the proposed concept plans with an open mind to alter as new ideas are presented.• Encourage developers towards OK Falls wine centre and agricultural hub.• Continue in providing good/valid information.• Embrace local and surrounding businesses - get them involved-- perhaps they can help change. • New town signage/logo that exposes lake frontage.• Work collaboratively with MOTI. MOTI and possibly BC Transit have the deepest pockets to be a catalyst for the plan.• Engage the land owners of affected properties more. • Much greater consultation with affected stakeholders is


required. The current plans are completely unrealistic if they are not supported by such stakeholders.• Rather than demand that affected stakeholders get on board with the current plans, the RDOS should be actively and meaningfully consulting these stakeholders.

One separate written submission was received from a property owner’s representative expressing opposition to proceeding with developing implementation plans based on the concepts presented, for fear that the north-south view/pedestrian corridors as shown will “sterilize a significant portion of his properties”.

Documents

Regional District of Okanagan Similkameen(see: Regional District of Okanagan Similkameen Okanagan Falls Town Centre Revitalization Visioning Exercise Phase 1 Summary Report, June 2014)