A rezoning application is being proposed for Apple Beach RV Park on Tucelnuit Lake. The owners want to build a 10-lot residential subdivision.
If a residential subdivision doesn’t fly at Apple Beach RV Park, the owners may consider a youth hostel instead.
Proprietors James and Catherine Hodge have investigated creating an affordable youth hostel to accommodate the steady flow of young backpackers the town sees every summer.
“If we cannot get permission to subdivide (into residential lots), then a youth hostel is an option we may consider under CT2 zoning,” James said.
The Hodges have submitted an application to change the zoning at 915 Bulrush Drive to accommodate a 10-lot subdivision. The rezoning proposal would change the designation from tourist commercial to low density residential.
A public information meeting on the proposal is scheduled for March 9 at the Community Services Building on Kootenay Street from 1:30-3:30 p.m. “We hope we have their (neighbours) support to subdivide for homes similar to our neighbourhood,” said James.
He pointed out that operating an RV park is currently a very difficult business. “You only need to view the finances from other RV parks for sale in Oliver to see that this is a fact,” he stated.
The Hodges have been operating RV parks in Oliver since 2004 (they are the former owners of the Bel Air Cedar Resort).
“We did not buy Apple Beach with the intention of becoming property developers, nor are we looking to retire,” James said.
The decision to subdivide was based purely on lack of finances required to implement changes needed in the park. For example, more than 95 per cent of the park’s trees need to be reduced and replaced due to poor health. Removing tree stumps and their roots damages the park’s services (power cables, water lines and sewer), according to James.
He noted it would cost more than $250,000 to remove the trees and replace the services.
“This cost exceeds what the park earns . . . so subdividing seems like a sensible option.”
James said the Town of Oliver is also trying to sell its own RV park (Centennial) on Station Street.
He noted the Town wishes to close the campground and attract a buyer to build a hotel. “The Town cannot expect us to remain as an RV park when they are unwilling to continue themselves.”
Town planner Chris Garrish said the objective of the Official Community Plan is to preserve land for commercial uses, noting there are not many tourist commercial parcels left in Oliver.
Garrish said they are sympathetic to the Hodges’ situation, but don’t see the residential proposal as a valid land use for this property.
The planner did say there are other options, such as rezoning to CT2, which would allow a hotel, motel or restaurant.
James pointed out there are more than 450 campsites between Maple Leaf Motel and Gallagher Lake, and it’s difficult to compete with BC Parks with their low off-season rates.
Their main competitor is Nk’Mip resort in Osoyoos which recently expanded to 400 sites.
“They have amenities and services that we just cannot compete with,” James said.
He stated the Town of Oliver would prefer that they rezone to CT2 and build a large hotel, but they cannot finance this option. He noted there are many larger lots in town more viable for a hotel.
“If we were closer to town, had better links to amenities and had a nicer beach (ours is very small and muddy), then maybe it would be viable.”
According to James, BC Assessment has indicated that the best possible use for their property is residential, and the land is valued at residential rates.
The Hodges say that Apple Beach RV Park will likely close in the fall of 2017.
Lyonel Doherty
Oliver Chronicle
