Downtown Oliver Action Plan Backgrounder Brief DRAFT January 2017
TABLE OF CONTENTS 1. Project Overview...3 2. Downtown Oliver...5 3. Planning and policy Context...6 Official Community Plan... 7 Zoning... 8 Council Strategic Plan... 8 Other Planning Studies... 8 Other Policies and Bylaws... 9 BC Rural Dividend Fund... 9 4. Major Developments... 10 5. Downtown... 11 Land Area... 11 Development Opportunity Sites... 11 Development Examples... 14 6. Community Feedback... 17 2016 Official Community Plan Open Houses (July and November)... 17 2016 Official Community Plan Survey... 19 2016 Downtown Action Plan Business Survey... 19 Real Estate Industry Comments... 21 Downtown Oliver has a lot of character - some good and some that certainly could use a makeover. With a bit of guidance and help, I think downtown could look more unified and charismatic. (December 2016 Downtown Business Survey) Downtown Oliver Action Plan Background Report 2
1. Project Overview The Downtown Action Plan will outline the different types of activities the Town of Oliver and partners could pursue to retain existing businesses, attract new investment, and enhance the public realm to support the ongoing revitalization of Downtown Oliver. It is being developed with the support of the BC Rural Development Fund. The Downtown Action Plan will be developed with support from Town of Oliver staff and Council, the South Okanagan Chamber of Commerce, Regional District of Okanagan Similkameen planning staff (who provide day-to-day planning support for Oliver) and a consultant team. The consultant team includes EcoPlan and the Arlington Group. The project began in November 2016 and will be completed in March 2017. Downtown revitalization was identified by Oliver Council as acore issue to explore in their 2016 Strategic Plan and a topic to explore with residents through the soon-to-be-completed Town of Oliver Official Community Plan (OCP). As one of the community s most valued places, its revitalization also emerged as Oliver residents top priority through OCP engagement. This feedback and input will be built upon in this project. While relevant policies will be referenced, this plan will be a strategic document rather than a policy document. The plan area includes the area designated as Town Centre in the 2017 Official Community Plan and zoned as C-3 in Oliver s Zoning Bylaw. This area is shown on the map below. The scope of this plan will include policy recommendations and strategic action recommendations, with a focus on actions that can be implemented by the Town of Oliver or by the Town in coordination with community partners. Recommendations may include policy changes, physical improvements and improvement programs, business development and retention programs, and coordinated marketing. As a strategy document, the final plan will identify simple, low cost quick start opportunities that can be implemented in the short-term to help put the project on the ground, build momentum for future actions, and provide a learning-by-doing opportunity for future actions. The final plan will also outline longer-term action ideas that the Town of Oliver could apply for in the next BC Rural Dividend Fund intake, which is anticipated for March or April 2017. Downtown Oliver Action Plan Background Report 3
Map: Downtown Oliver Downtown Oliver Action Plan Background Report 4
2. Downtown Oliver Town Centre, or Downtown as it is commonly referred to, is a relatively diverse, mixed-use centre that is highly valued by residents and serves as an important business and service centre. The area accommodates a broad range of commercial and institutional uses with some residential uses. It includes several heritage storefronts from the 1920s, the only movie theatre outside of Penticton in the larger South Okanagan region, and a pedestrian-friendly public realm that the Town of Oliver has worked to improve over the past several years. Oliver s Downtown first came into being when the town site of Town of Oliver was first laid out in 1921. With the arrival of the Canadian Pacific Railway in the early 1920 s, and Oliver s growth as an agricultural service centre, shops and services began clustering in the existing Downtown area along with a sawmill and packinghouses. With Oliver s incorporation as the Village of Oliver in 1945 near the end of the Second World War, the town and larger region experienced rapid growth with an influx of returning soldiers and immigrants from Europe. Oliver s growth continued through the 50s, 60s and 70s as the Town acted as important hub, offering a wide range of shopping, professional services, and other services (including the only movie theatre in the area) to the larger region. With the growth of other regional centres, notably Penticton and Osoyoos and marginal population growth, Oliver s Downtown began to slow and show signs of decline. While some commercial development has occurred both in Downtown (Oliver Place Mall) and, more recently, outside of Downtown (Southwinds Crossing), the traditional and historic Downtown centre has seen extremely limited new commercial development for over 20-years. Today, Oliver s Downtown area includes Kootenay Street and Main Street (Highway 97) between Veterans Avenue and Co-op Avenue. The Town Centre area extends to the Okanagan River Channel and includes the full extent of Station Street from Main Street to Fairview Road, the east side of Main Street between Hillcrest and Veterans Avenues, and a small number of parcels on the south-east corner where Fairview Road, Station Street, and School Avenue meet. Along Main Street, the Town Centre area includes a wide range of pedestrian-oriented retail, offices, service, entertainment, food and beverage, accommodation, and some upper-floor residential above commercial. Institutional uses can be found along and around Fairview Road, including Oliver Town Hall and the Town Office, the Court Building, Archives, and Post Office. There are some single-family residential homes along Kootenay Street and Fairview Road. The former Wine Village Core includes existing commercial uses, a branch of the Okanagan Regional Library, and the Visitors Centre, which is in the former Kettle Valley Railroad train station that gives Station Street its name. The area includes a significant number of vacant and underutilized properties, including vacant properties and buildings along Main Street (Highway 97), Kootenay Street, Station Street and Fairview Road. Station Street includes multiple empty lots. Downtown Oliver Action Plan Background Report 5
3. Planning and policy Context Long term plans for Downtown Oliver were explored in a 2005 Smart Growth on the Ground process, and a 2008 Wine Village Core Area Concept Plan. The Wine Village Core Area Concept Plan was included in the 2004 OCP as an amendment. The 2017 OCP maintained core policies from the Concept Plan, but integrated with other Downtown policies. Both the 2005 and 2008 plans embraced the Oliver and District Community Economic Development Society s Wine Capital of Canada brand for the town, and envisioned a major redevelopment of Station Street and the Town-owned land where Centennial RV park currently operates. In these visions, new mixed-use development would include 3 to 5 storey retail and residential uses, as well as a hotel and a riverside public plaza. This focus was intended to develop a connection to the Okanagan River and promote a pedestrian-friendly, mixed-use area. Map: Wine Village Concept Plan Urban Design Concept Downtown Oliver Action Plan Background Report 6
Figure: Smart Growth on the Ground Station Street Concept Sketch Official Community Plan To be adopted in early 2017, the new Official Community Plan includes policies that incorporate Smart Growth on the Ground and Wine Village concepts, while allowing greater flexibility in how they may be developed. Current OCP objectives (Chapter 9 Town Centre) for the area include:.1 Revitalize Downtown and reinforce its role as the commercial, institutional and social heart of the community..2 Retain existing business and institutional uses, while supporting their expansion and attracting additional cultural, entertainment, and commercial development to the area..3 Support additional mixed-use, commercial/office/residential uses, including development that includes multi-family uses..4 Encourage the integration of multi-family residential uses above ground floor commercial uses..5 Supports the strategic, coordinated and gradual expansion of mixed-use commercial residential or high density residential development along Station Street..6 Support opportunities to enhance the Town of Oliver s image as the Wine Capital of Canada. Specific policies in the 2017 OCP designate the downtown area as Town Centre (TC) for pedestrian oriented, mixed-use retail, office, food and beverage, tourist commercial, and medium and high density multi-family residential, primarily above commercial uses. Policies also encourage continued beautification efforts, the strategic use of town lands, and a coordinated parking strategy. The area is also subject to a form and character development permit area. Downtown Oliver Action Plan Background Report 7
Zoning Downtown Oliver is zoned C3 Town Centre, which allows a mix of commercial, civic, and residential uses. Building standards allow for a 3.0 Floor Area Ratio (FAR), 18.0 metre maximum heights (typically 4 to 5 stories), and no setbacks for most parcels. Parking requirements in most areas include 1 space per 30 square metres of office space, 1 per 4 seats at a restaurant, and between 1 and 2 spaces per residential unit depending on the number of bedrooms. For the parcels facing Main Street between Veterans and School Avenues, parking requirements are waived for the first floor of any building. There are also allowances for off-site parking arrangements and payments-in-lieu of parking. Council Strategic Plan Council s 2016-2018 Strategic Plan identifies Downtown revitalization as a major priority. Projects in the plan include: A study on the potential relocation of the Town office to open the historic downtown property for other uses. Engage with the business community to encourage façade improvements Continue to provide revitalization incentives for the development of a hotel in Oliver Work with the Chamber of Commerce and the business community to reduce vacancies in the Downtown Core. Engage the community to determine the best use of Town owned lands in the Downtown Core. Work with the arts and cultural community to continue to cultivate the Town s artistic character by supporting artwork and performances in public places. Close vehicle access to the highway from the North entrance of Station Street Engage the community and build upon the Wine Village Core Area Concept Plan to develop and design Station Street Complete a Centennial Park Business Case to determine the best use associated with the property Identify two high-profile Station Street projects for advancement in 2018. Undertake a study to determine traffic calming measures to enhance the road infrastructure for vehicle, pedestrian and bicycle travel Develop a sidewalk implementation strategy to enhance the walkable pedestrian infrastructure Other Planning Studies In 2012, a Hotel Feasibility study concluded that there is a market opportunity for a 63,000-square foot, mid-upper scale hotel with 80-100 rooms. The study recommended that such a hotel should be colocated with other amenities that serve the interests of both locals and tourists. It also identified the town-owned lands adjacent to the river on Station Street as the most suitable location for a hotel and cluster of other amenities, similar to those proposed by the Wine Village Concept Plan. A 2013 RFQ was issued by the town to identify a partner for hotel development, but no partners were found at that time. A second letter was sent out at the beginning of January 2017 to the same list of hotel operators who received the 2013 RFQ. Downtown Oliver Action Plan Background Report 8
Other Policies and Bylaws The Town of Oliver has policies in place to support investment in the downtown Revitalization Tax Exemption Bylaw 1328 provides tax exemptions for qualifying developments in several zones in Oliver, including a Downtown Commercial Revitalization Zone and Core Area Residential Revitalization Zone, which is also in the Town Centre area. Since it was adopted, there has only been one application for an industrial project in the Industrial Revitalization Zone. The Oliver Landing development now underway in Downtown Oliver will apply for it when the development is completed. There are also bylaws to maintain appearances in Downtown Oliver. These include Sign Regulation Bylaw 918 and Good Neighbour Bylaw 1357, both of which encourage basic standards for the maintenance and appearance of private property. BC Rural Dividend Fund The Rural Dividend Fund (RDF) is a provincial funding program meant to support small communities with populations under 25,000 to reinvigorate and diversify their economy. Projects that will be supported include those that help communities adapt to changing economic conditions and become attractive places to live and work. A range of projects are supported, including those that attract and support youth, grow through innovation, and build partnerships. The fund has three streams of funding: 1. Project development, which provides small grants (up to $10,000) to scope a future application under one of the two other streams. This can include the planning processes and studies required to better detail a project idea. The Oliver Downtown Revitalization Planning Project was funded using this stream. The other two streams are larger funding opportunities for implementing a project that fulfills RDF criteria and purpose, and can be completed within two years. These are: 2. Single Applicant, which provides up to $100,000 (or 80% of project costs) requiring an applicant contribution of 20% of total project costs (half of which can be in-kind). 3. Partnerships, which provides up to $500,000 (or 60% of project costs) requiring an applicant contribution of 40% of total project costs (one quarter of which can be in-kind). The fund covers a number of eligible costs related to: - Project management - Planning and design - Studies - New hires and training - Marketing. While implementation costs are permitted, spending on infrastructure should be limited. Downtown Oliver Action Plan Background Report 9
4. Major Developments There several residential projects in Oliver that have been recently developed or are proposed for the near future. One development in the Downtown Area is Oliver Landing, a recently approved development for 117 new housing units along the river just south of downtown. Another 200 units are proposed or under development in various subdivisions directly across the river from downtown. Figure: Oliver Landing (rendering oliverlanding.ca) Outside of Oliver there are two major projects on Osoyoos Indian Band lands. Both of these will employ people in the area, draw tourists and new residents, and increase the demand for temporary accommodations. The Area 27 motorsports park, which now includes a racetrack, is just 5.8km south east of downtown Oliver. It is planned as a country club for car enthusiasts, a driving academy, and an events facility, and will include amenities such as a go-kart track for the public. The newly built Okanagan Correctional Centre is 8.5 km north of Oliver. This facility will begin housing inmates in 2017 and will employ approximately 300 South Okanagan residents as correctional officers and various administrative and support roles. Figure: Main Street Looking East from Town Hall Downtown Oliver Action Plan Background Report 10
5. Downtown Land Area Oliver s Downtown is highly valued by residents and business operators, and considered the heart of the community. It has all the hallmarks of a charming mid-20 th century main street community including several treasured local establishments. However, there are numerous vacant storefronts and sites and a cohort of older residents who remember a more thriving downtown. Today there is a much-valued art deco movie theatre, two banks, a pharmacy, insurers, restaurants, a small hotel, several retail shops, real estate agencies, and several civic buildings. Off Main Street there are additional businesses, some homes, and the 1.25-hectare riverside Centennial RV park. There is also a riverside park and path along the dike. The 14.4-hectare downtown area is comprised of four blocks along Main Street, four blocks along Fairview Road, two blocks along Station Street, and a portion of Kootenay Road. There are a number of narrow (25 foot) commercial parcels facing Main Street with a mix of larger parcels along Main and on the side and back streets. Buildings are mostly one storey, and none are more than two storeys. Table: Downtown land parcels Parcels Hectares Acres Total land area - 14.4 35.6 Total Parcels 110 9.2 22.7 Parks or Civic/Public buildings 11 1.7 4.2 Undeveloped or used for parking 16 1.06 2.6 Undeveloped lots for sale 1 0.2.49 There is a cross slope from Kootenay Street down to Main Street, and then again down to Station Street and the Okanagan River, which introduces an elevation change of 3 to 5 metres from one street to the next. The land between Station Street and the river, currently occupied by the Centennial RV Park, is in a flood hazard area. Development Opportunity Sites Downtown Oliver is underbuilt. The building standards encouraged in the Official Community Plan Town Centre designation and allowed under the current C3-Town Centre zoning include a 3.0 Floor Area Ratio (FAR), 18.0 metre maximum heights, and no setbacks for most parcels. At full build-out this would look like 3 to 5 storey mixed-use buildings throughout the downtown. There are several undeveloped lots within the study area. These are identified in the table below. Downtown Oliver Action Plan Background Report 11
Table: Development Opportunity Sites Address Status Lot size (hectares) Lot size (acres) Zoned Potential (1) (square feet) MAIN STREET 6422 Main Street Privately owned empty lot, for sale 0.19 0.48 63,000 6257 and 6267 Main Street Privately owned empty lot 0.11 0.275 35,900 6231, 6219, and 6225 Main Street Town owned lots.109 0.207 27,000 6089 Main Street Privately owned empty lot 0.24 0.595 77,750 STATION STREET 6208 and 6214 Station Street Privately owned empty lot.04 0.115 15,000 6284 Station Street Privately owned empty lot.069 0.172 22,500 6310 and 6320 Station Street Privately owned empty lot.068 0.169 22,080 6338 and 6356 Station Street Town owned empty lot.09 0.228 29,800 256 Fairview Road Centennial RV Park, Town owned 1.25 3.10 405,100 OTHER AREAS 6275 Kootenay St Parking for Elks Lodge 0.54 0.135 17,600 6043 Okanagan Street Privately owned empty lot 0.99 0.245 32,000 (1) This estimate uses C3 Zoning s 3.0 FAR standard, assuming parking requirements are met or payed-in-lieu. Square footage potential represents both commercial and residential. Zoning requires ground-floor commercial, with commercial or residential above. Figure: Development Opportunity Site, Station Street Downtown Oliver Action Plan Background Report 12
The map illustrates development opportunity sites in the Downtown area. Map: Downtown Oliver Property Assessment As has been previously recognized in 2005 and 2008, the most apparent and consolidated redevelopment opportunity is along Station Street, including the 3.1 acre (1.25 hectare) RV Park. For this area, the 2008 Wine Village concept plan proposed a total potential of 166 residential units, 200 hotel units, 107,500 square feet of commercial space, and 450 parking stalls. Despite years of interest and effort, the realization of any of this potential remains dependent on the alignment of many economic and political variables. Other studies and actual development proposals have been considered in the past several years: Several businesses have opened or re-opened in the past few years, including a yoga studio, a health food snack business, the Firehall Bistro, and a variety store In 2016, a 400 seat neighbourhood pub was proposed for the old Mesa Hotel. In 2016, the owner of 522 Fairview Road, a 0.4-acre site, has proposed preliminary plans for a 14-room, 8,500 square foot boutique hotel Downtown Oliver Action Plan Background Report 13
Development Examples The two examples illustrate how a small hotel or similar mixed use building could fit on one of the four undeveloped lots along Main Street, or along Station Street as part of a larger project. As emphasized in the Wine Village Concept Plan and the Hotel Feasibility Study, it should be understood that successful small hotels need to be co-located with a number of nearby amenities including shops and restaurants. Walk Score is an online tool that illustrates this co-location factor by measuring the concentration of nearby amenities and services. The best Walk Score is 100. For comparison, the Healdsburg hotels below score an 85, while downtown Oliver scores a 66. Downtown Oliver Action Plan Background Report 14
h2 Hotel, Healdsburg California. This LEED certified, 32,000 square foot, 4-storey, 36-room hotel is built on the 0.55-acre site of a former gas station. The footprint of the U-shaped building is approximately 90 x 130 feet, or one-quarter acre. The ground floor includes lounge and reception space, a meeting room, and a small café / bar. Healdsburg has a parking-in-lieu program, and while there is no on-site parking there is nearby public parking on on-street parking. (images and details from http://www.dbarchitect.com) Downtown Oliver Action Plan Background Report 15
Hotel Healdsburg, Healdsburg California. This 60,000 square foot, 3-storey, 55 room hotel is built on a 1.3 acre site, although the main footprint of the building is less than 0.5 acres (approximately 100 x 200 feet). The ground floor includes a restaurant and 5 small commercial spaces. (images and details from http://www.dbarchitect.com) Downtown Oliver Action Plan Background Report 16
6. Community Feedback I hope that in the future, Oliver will have more to offer tourists, who tend to travel though Oliver. Ideally, tourists will be stopping in Oliver for weekend trips, vacations, and more. But they will need hotels, events, parking, and campsites. (December 2016 downtown business survey) 2016 Official Community Plan Open Houses (July and November) Specific Downtown questions were included at both OCP Open Houses. The first Open House was held in May 2016, and was attended by approximately 50 people. The session included several poster activities where participants were asked specific questions on Downtown in addition to broader questions on more general planning goals and planning issues for Oliver. Participants were also asked to rank some preliminary broad goals for the OCP to consider. Downtown revitalization and the related topic of economic development clearly emerged as two of the top priorities for Oliver to address. Participants were also asked general questions around what they would like see Downtown and what they thought was missing. Several key, and common themes emerged including: Business retention and attraction o Fewer rules about development in the core- fewer roadblocks to development o More and better partnerships and collaboration businesses, Chamber, Town, residents o More attractive rents o Longer business hours o More restaurants and cafes a wider range o Hotel and other accommodations More mixed-use residential, higher density development o Housing and commercial development on Station Street o Higher density development along Main Street o Fewer empty lots Streetscape and public realm improvements o Heritage conservation o Improved outdoor gathering spaces (e.g., patios, public gathering places) o Additional bike racks o Vibrant exteriors o Pedestrian safety and wayfinding Traffic safety and management o Better lighting of cross walks o Advance left-hand turn lanes/lights at traffic controlled intersections o Highway traffic calming and/or diversion The Open House also included a visual preference survey which asked people about Downtown building styles. The following two types emerged as the clear favourites Downtown Oliver Action Plan Background Report 17
Building Style 1-37 Votes Colour, style, small town reading out (outdoor patio) Heritage feel, colourful, open bloom, quaint feel Colourful, small town feel I appreciate the two levels of usage i.e. business and housing above. We already have some of this type but it needs to be updated. Somewhat respectful of the historic architectural evolution of Oliver but scale and massing needs to be carefully handled Colour and style Building Style 8-24 votes Open post beams, use of wood, appealing colours. Welcome appearance owner takes in building; would be interested to see inside. Dramatic architecture is important Don t daydream of buildings that owners cannot affordmake it nice Building styles: tell a story/history, comfortable, affordable At the second OCP Open House in November 2016, participants were asked to provide feedback on several specific Downtown revitalization themes, including: Where Oliver should focus Downtown revitalization efforts (Beautification & streetscape improvements; Business attraction and retention; Parking, traffic management & access; Housing & mixed-use development) o Business attraction & retention and Housing & mixed-use development were the two top ranked priorities Encouraging higher density, mixed use commercial/residential development along Station Street (e.g. two to three storeys of residential apartments/condos with ground floor commercial). o Participants strongly supported this option Developing a new Town Hall on Main Street that consolidates staff from both current buildings and, as part of this redevelopment, look at moving the Visitors Centre from Station Street to current Town Hall building. o The concept was supported by a very thin margin, as both the existing Town Hall and Visitors Centre area valued strongly be residents Other feedback on Downtown generally aligned with other feedback and included the need to: Support better maintenance and façade improvements for Downtown buildings Add art, murals, and heritage stories to the streetscape and buildings Develop Station Street Add more housing downtown Expand and diversify retail and entertainment options Encourage outdoor cafes and patios Downtown Oliver Action Plan Background Report 18
Improve parking with additional parking areas and better signage Discuss the future location of the Town Hall and Visitor Centre, as there was mixed feedback on the idea to relocate both. 2016 Official Community Plan Survey A Community Survey was conducted for the Official Community Plan process. Over the two months the survey was available, 150 people participated. Revitalizing Oliver s Downtown was one of the most common responses to the question, If you could change one thing in Oliver, what would it be? In the same survey, Downtown Revitalization and Sense of Place were among the top ranked goals out of a list of ten broad community goals. Additionally, when asked to choose the top 4 out of 12 development priorities for Downtown: 72% chose Supporting and encouraging additional commercial and retail development 59% chose Encouraging more mixed use development in and around Downtown 46% chose Encouraging patios and outdoor seating Most people (77%) agreed that the Town should develop a plan to help revitalize downtown. When asked to explain, responses were commonly related to: Increasing shops and businesses in the downtown Filling the empty storefronts Attracting visitors Improving the appearance of downtown 2016 Downtown Action Plan Business Survey A December 2016 survey of business owners was conducted online for the Downtown Action Plan. Of the 46 respondents, 20 had businesses in the downtown area. Of these, 42% had been in business for over 12-years, and roughly one half owned the building they occupied. Building owners and renters alike mentioned that parking was a particularly important issue for them. Renters almost universally said that high rents for unmaintained or outdated spaces was an issue. From all respondents, regarding the downtown BUILT environment: 68% rated the built environment as OK, Room for improvement Location, traffic, and historic buildings and character rated as top assets Façade improvements and encouraging sidewalk cafes and gathering spaces were the most preferred improvements Additional parking and parking arrangements were the most preferred traffic management improvements Many people commented on the vacancies, the lack of building maintenance, and the need for a general facelift Many respondents spoke positively about the Town s efforts and the appearance of the streetscape and public realm Specific ideas for improving the BUILT environment included: Downtown Oliver Action Plan Background Report 19
Better lighting/greenery along Main Street A coordinated image/theme for Downtown Incentives or recognition for property owners who look after their buildings Places for outdoor sitting areas for cafes and restaurants Christmas lights and sound systems in the winter Place making - create spaces and ambience where there isn't any Contests/incentives for exteriors and interiors of businesses There are so many artists, there could be more locally produced murals and art work throughout Downtown A pedestrian only area with shops and vendors or a boardwalk/pathway connecting the riverfront Kootenay Street and Station Street should be incorporated for parking and/or highway bypass Incentives for Downtown residents to renovate and/or beautify their homes A traffic circle at Station Street and Fairview Road Close side streets for markets or street dances/parties Use Town-owned property for parking to get parking off Main Street Nicer signage and lighting New residential development in the core area Outside common gathering space for business people to take breaks have lunch together Murals in the back alleys, picture covered garbage canisters, lighting. Signs on Main Street point to services, e.g., Post office, Government Buildings Focus on getting building owners to update their buildings Regarding the downtown BUSINESS environment: The top challenges were Red tape, the cost of doing business, and competition from other nearby communities Challenge of limited tourism in the winter High rents for low quality spaces and owners people sitting on vacant spaces Parking and parking costs for developers Businesses closing early Specific ideas for improving the BUSINESS environment included: The top priorities for business retention and expansion were o Simplifying permitting o Lower property taxes o Façade improvement incentives o More opportunities for businesses to be heard The top priorities for business attraction and investment were o Permitting small scale industrial/shop spaces, and o Targeted business attraction efforts. Other ideas included: o Brainstorming sessions to promote new ideas for the Downtown core. o Leadership and direction -- What we lack is a strong direction. We need someone to spearhead this and get it moving Downtown Oliver Action Plan Background Report 20
Real Estate Industry Comments The following section was developed based on interviews with commercial realtors in Oliver and other nearby communities. Feedback from realtors was quite consistent. Demand for commercial real estate in Oliver is not strong but has improved. Oliver commercial real estate is available at prices substantially below Penticton s. The population of Penticton is seven times that of Oliver or Osoyoos. Penticton also has a regional draw. Osoyoos and Oliver commercial real estate are more similarly priced. Although Osoyoos has only a slightly larger population than Oliver, its main advantage is due to the large influx of summer tourists who are drawn to the warmest lake in Canada. Rents in Downtown Oliver are generally quite reasonable compared to Osoyoos and Penticton. Over the decade from 2016 to 2015, the average annual value of building permits in Osoyoos was nearly double that in Oliver ($21 million vs. $12 million). In the first 11 months of 2016, the value of building permits in Oliver exceeded the value in Osoyoos but this was largely due to a major drop in Osoyoos building permits. Residential demand is the main driver of commercial real estate. Over the past decade, the annual average of building permits issued for residential dwellings in Oliver has been 40. This was slightly exceeded in 2015 but dropped by over 60% in 2016. The total value of building permits in Oliver has increased in each of the past four years from 2013 to 2016. Although the direction is positive, the total value in each of these years has been below the 10-year average for the Town. Encouraging signs cited for Downtown Oliver are a new restaurant, bakery, health fitness & wellness centre, the prospect of a boutique hotel, and a large, new pub on Main Street. These are all considered very positive indicators. The restaurants are improving the draw to the area and more outside seating on the street would increase their appeal during good weather. The successful Festival of the Grape shows Downtown Oliver can draw large numbers of visitors. Pending commercial real estate sales are a welcome sign. Downtown Oliver also has numerous prime sites along Main Street available for development with good exposure, access and adjacent amenities, such as the intersection with Fairview Road. Parking is one area where improvements can be made. Parking on Main Street is much busier and is a good sign. While this on-street parking is essential, it is limited and many business do not have adequate or any off-street parking. Businesses should make sure their employees do not take up Main Street parking spaces or off-street spaces near businesses. More off-street parking is needed in Downtown Oliver. Opportunities include Town owned land or other vacant lots, even as a temporary measure. The two biggest gaps in Downtown Oliver are for hotel/motel accommodation and retail services. The proposed boutique hotel may address the first gap, at least partially, but the lack of retail services is glaring. The one existing clothing business is doing well but more are needed. Residents and tourists need a more diverse mix of businesses to bring them to Downtown Oliver on an ongoing basis. Given limited resources, the Chamber of Commerce is very proactive. Town staff are considered very helpful. The fundamental challenge to recognize that a comprehensive approach is needed and to maintain an ongoing focus on Downtown Oliver. The market has improved but there is no quick fix. Proactive Downtown Oliver Action Plan Background Report 21
initiatives and constant attention by the Town staff and Council, businesses, property owners and other stakeholders are all needed. Downtown Oliver Action Plan Background Report 22