s.s sicamous site concept plan

Concept Plan

S.S. Sicamous SitePenticton, BC

March 2011

ALLEN + MAURER architects ltd.

Concept PlanSS Sicamous Site - Penticton

March 2011

Table of Contents

Introduction

Terms of Reference

Consultant

Project Team

The Site 2

General DescriptionHistorical Development of SiteLand Tenure

234

The Vision 5

Workshop ParticipantsProblems and Solutions

55

The Plan 8

Guiding PrinciplesElements of the Plan

89

Proposed Phasing 14

Phose 1Phose 2Phose 3Final Phose

14141516

Conclusion 16

Next Steps 17

Appendix 1 18

day moorage opportunitiesfirst phoseultimate build-out

192021

ALLEN + MAURER architects ltd. page iii

The Sicamous and Naramata in theirheyday, pulled up at the Penticton docks.source: Penticton Archives

The Sicamous has become a tourist icon in pent-icton. This postcard manages to show the boatthree times - unfortunately in the image to theright it appears to be sinking!

The material contained in this report is intended for useby the SS Sicamous Restoration Society only. Recommen-dations made within the study reflect the Architect's bestjudgment in light of the information available at the timeof preparation, and are based on observation, a reviewof existing documentation available far the site, and inter-views with relevant personnel. Any third party use of thisreport is the sole responsibility of such third parties. TheArchitects accept no responsibility for damages sufferedby any third party as a result of decisions made, or actionstaken, based on information contained in this report.


Concept Plan

SS Sicamous Site - Penticton

March 2011

Introduction

The SS Sicamous, its sister ships, and associated outbuildingsform a distinct heritage precinct at the west end of OkanaganBeach in Penticton. The ship is an important backdrop fortourists, appearing in countless postcards and family photos,and its an historic touchstone for local residents. However, thecollection of vessels, outbuildings, park spaces, parking lots andwaterfront spaces has never really coalesced into an integratedwhole.

For this reason the concept of an Inland Marine Heritage Parkwas developed over the last decade. With the collection ofhistoric vessels on the site, the waterfront location, and therich history of transportation on Okanagan Lake, there istremendous potential for a vital, well-connected, financiallyhealthy heritage park on this site.

Terms of Reference

In July of 201 0, Allen + Maurer Architects were retained by theSS Sicamous Restoration Society to develop a coordinated planfor the future development of the SS Sicamous Site. The objec-tives of the plan were to:

• undertake a basic analysis of the vessels and site• bring together stakeholders for a visioning workshop• develop a conceptual vision for the site• produce visual material to communicate this vision to

potential partners and funding bodies

Consultant

Allen + Maurer Architects Ltd.205 - 301 Main StreetPenticton, British Columbia, V2A 5B7tel: 250-276-4106fax: 250-276-4161contact: Chris Allen, MAIBCemail: [email protected]

Project Team

Planning work was undertaken in consulation with the ParkPlanning Committee of the SS Sicamous Restoration Society:

• Jake Kimberley• Jim Cooper• Genadiy Selivanov

page 1


March 2011

THE SITE

General Description

The SS Sicamous is located on a prominent waterfront site at thewest end of Penticton, at the south end of Okanagan Lake. Thesite is managed by the SS Sicamous Restoration Society, togetherwith Penticton's Parks and Recreation Department, and incor-porates a Rose Garden, Dredge Shed, three intact vessels, afragment of the SS Okanagan, a 400 foot rock jetty, and waterlots owned by the City of Penticton.

Study Foc:usArea

ALLEN + MAURER architects ltd. page 2

The river mouth before chonnelizationsource: Penticton Archives

The dredge shed in operationsource: Penticton Archives



March 2011

Historical Development of the Site

The site was a significant focus of local activity long before theSicamous was moved there in 1951. As the outlet of Okana-gan Lake into the Okanagan River, it had always been a signifi-cant area for fishing and duck hunting, as well as navigation ofthe river. When the Penticton Indian Reserve was establishedthe river became the boundary between Penticton Indian BandLands and the emerging town.

In 1910 the Shatford Land Grant transferred ownership of theOkanagan Lake waterfront west of Winnipeg Street to the town.In this early period the river was regularly dredged to maintainnavigibility, and the first permanent structure on the site was thedredge shed. The remnants of the original landing can still beobserved in front of this building, though the structure has beenlandlocked by subsequent filling.

Beginning in 1893, with the completion of the SSAberdeen, theCanadian Pacific Railway's Lake & River Service replaced theOkanagan Brigade Trail as the primary transportation route intothe south Okanagan. The southern terminus for this service wasnot at the river mouth, however, but further east at the centreof the waterfront. The SS Okanagan was put into service in1907, and in 1914 the SS Sicamous and the SS Naramata werelaunched from the shipyard in Okanagan Landing. That sameyear the Kettle Valley Railway was completed through Penticton,and a spur line constructed to connect to the lake service at theend of Martin Street.

In the early 1950's the Okanagan River was channelized, anda flow control dam was constructed at the north end whichblocked navigation, and ended dredging activities. The damwas located several hundred metres west of the original rivermouth, cutting off a section of Penticton Indian Band lands, anda long rock groin was constructed to prevent sedimentation ofthe dam. In the same period the SS Sicamous was mothballedby the CPR, and sold to Penticton for $1.00. On August 27,1951, the ship was towed into a trench at its current location,and the trench backfilled with sand. It instantly became an iconof the town, and played host to numerous parties and specialevents. In the late 1950's the Penticton Museum moved onboard, but in the mid 60's a new library / museum complex wasbuilt, and a long decline began in which the ship became hometo a wax museum and a series of restaurants.

In 1988 the SS Sicamous Restoration Society was formed, and

page 3

with the cooperation of the pty initiated a series of projects toconserve and restore the ship, and open it up to public toursand special events. In 199~ the SS Naramata was moved to jhe. - - - -site, later to be joined by t~e stern saloon of the SS-Okon09an,the CN Tug #6, the oriqincl life rafts from the S1camous, and a .~number of smaller artifactsl and mementos. II

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The Sicamous site is madel up of multiple legal parcels andwater lots, which reflect th? complex history of th~ site. The bulkof these are owned by the ICity of Penticton, and the Restora-tion Society has negotiated! a lease which allows them to occupyand make use of the site. IThe fact that the City I~mds includewater lots greatly increcses the opportunities, and simplifies theapproval process, for use of the waterfront. \

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Land Tenure


March 2011

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opage 4



March 2011

THE VISION

With an understanding of how the site had developed over time,and who owned and controlled the lands, the next step was togather together stakeholders from the community, gain theirinsight on problems and opportunities for the site, and deter-mine how each of their individual interests could be furtheredwithin an overall conceptual plan.

Workshop Participants

A visioning workshop was organized for October 26th, in thedining room of the Sicamous. There were 14 participants, plusa facilitator and a sketch artist to capture a visual record of thediscussion:

SS Sicamous Restoration SocietyGlen Cairns, ManagerJim Cooper, Park Planning CommitteeJake Kimberley, Park Planning CommitteeKerry Younie, Board Member

Local BusinessAdolf Steffen, Loco LandingBarb Schneiderat, Tiki Shores

City of PentictonGarry Litke, Council MemberAudrey Tanguay, Planning DepartmentJake Belobaba, Planning DepartmentIan Haras, Parks and RecreationJeff Lynka, Parks and Recreation

CommunityRandy Manuel, heritage specialistMark Mackenzie, heritage specialistRobert Black, landscape architectSean Kimberley, community member

Problems and Solutions

The group identified a number of problems with the cur-rent operation of the site. Chief among these was that the SSSicamous acted as a physical and visual barrier to the rest of thesite. Many felt that having the ship beached was an unrealisticway to display a watergoing vessel, and it was pointed out thatthe boat does in fact float, and in 1991 had to be physically

page 5


March 2011

restrained from drifting off during a period of high water.

Discussion therefore focussed for a time on the feasibility ofmoving the vessel, and the advantages that could be derivedfrom locotinq it along the rock groin in a more historically accu-rate position. The other vessels could be displayed in a similarmanner, and more of the site made available for other uses.

/ Some of the local business owners observed that tourists oftencomplained there was not much to do on the Sicamous site, andsuggested that a greater mix of uses be created. For instance,opportunities to moor small vessels, and visit the artifacts or therestaurants and attractions in the area. The two tug boats couldof course be opened up for tours, and commercial activitiessuch as an ice cream shop or even a restaurant developedclonq the rock groin.

The moorage would also permit special events such as classicboat shows to be held, and complementary activities such asboat restoration could take place in public view to deepen theexperience.

As more potential uses were explored for the site, a consensusemerged that moving the Sicamous would be very expensive,and that far greater benefits could be gained from focussing onthe other elements of the site.

Rather than moving the Sicamous, it was proposed that apier be constructed to the north of the ship, allowing it to beaccessed in a more authentic fashion, but more importantlycreating a display location for the two tugboats that was visiblefrom the rest of the beach, and consolidating the access pointand ticketing for the three vessels.



March 2011

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In the end there was surprising consensus around a visionfor the site. Nobody disagreed that the SS Sicamous was theIynchpin of the park, and that the conservation and restorationof the ship would always be a top priority. However, it was feltthat the rest of the artifacts had to be brought into use, and thesite as a whole opened up to the public. As a site dedicated tomarine heritage, it seemed imperative that the site be openedup to access from the lake. Connections to the surroundingcommunity could be strengthened, the rock groin could becomea true promenade at the west end of the waterfront, and a fullcomplement of activities that strengthened and reinforced themarine heritage theme of the site could be developed to createa vital and engaging experience for tourists and locals alike.


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55 5icamous elevation drawing.image credit: Robert D. Turner, 1995


Concept PlanSS Sicamous Site· Penticton

March 2011

THE PLAN

Based on the broad consensus that was reached in the visioningworkshop, an overall concept plan for the site was established.The plan focusses on the individual elements of the park, so thatthe overall work can proceed in a flexible fashion, depending onthe priorities, partners or funding opportunities that may arise.

Guiding Principles

Security

One of the driving principles behind the development of thismaster plan has been to increase the security of the vessels.There have been ongoing issues with vandalism and inap-propriate use of the site, and it is essential that these issuesbe addressed by the concept plan .

Financial Sustainability

The SS Sicamous Site is a waterfront property in a busy touristtown. There are numerous opportunities for revenue genera-tion on this site.

Increased Use

The area around the Sicamous is underutilized, andincreased pedestrican traffic would add to the interest, finan-cial viability and security of the site. There are numerousopportunities for better integration into the commercial andcivic functions of the surrounding area.

Connectivity

The vessels on the site are an important part of the trans-portation history of the Okanagan, and need to maintain arelationship with similar sites and artifacts in the area andbeyond. The waterfront setting is an important asset for thecommunity of Penticton, and needs to be fully integrated withthe other parks, beaches, walking paths and cultural facilitiesin town.

page 8

Dredge operating on Okanagan River c.1919.image credit: Penticton Museum Archives

55 5icamous in its current lacation atthe end of the public beachfronl.

55 Naramata in service pushing abarge on the lake in 1958.image credit: Maurice Chandlerimage source: Turner, 1995, p. 61


Concept Plan5S Sicornous Site - Penticton

March 2011

Elements of the Plan

Dredge ShedDescription:

The dredge shed is the only artifact on the site in itsoriginal location. The original pier visible in front of thebuilding is a reminder of the relocation of the river mouthin the early 1950's.

Proposed Use:Storage area and workshop for the restoration activities.Distribution point for services to the vessels.

5.5. SicamousDescription:

The SS Sicamous is the largest fully intact sternwheeler inCanada, and as a nationally significant heritage vesselit is clearly the lynch pin of the site. It was the first vesselto be located on the site, in 1951, and has become asymbol of Penticton.

Proposed Use:Although the boat apparently still floats, and relocationis therefore an option, it is proposed that the Sicamousremain in its current location, and resources focussed onmore productive changes to the site. The restoration andpreservation of the ship will always be the main priority forthis priceless artifact. However, the best way to preservethe ship is to maintain it in constant use, and so appro-priate functions should continue to be held in the vessel tosupplement the tours and historic displays.

55 NaramataDescription:

Steam Powered Tug, currently located on land due todeterioration of the hull.

Proposed Use:Repair of hull to allow the vessel to float and restoration toallow tours and use of the vessel. Relocation to floatingdisplay along the pier. Use of the crew berths as tempo-rary residences for visiting artists during the summer.

page 9

eN Tug #6 securely moored on westside of rock groin.

Members of the public exploring theend of existing rock groin.

Wharf at Burlon on Arrow Lakes, circa 1920.image credit: FA Buchholz, PAC, PA-30829source: Turner, 1998, p.183



March 2011

CN Tug #6Description:

Diesel Tug, in reasonable working order and seaworthy.Proposed Use:

Generol repoir to allow public tours to take place,removal of toxic paints and fuels. Relocation to floatingdisplay along the pier. Renovation of the crew quarters toallow the vessel to be rented to a year-round caretaker

55 Okanagan Stern SaloonDescription:

Fragment of the SS Okanagan, currently not used and indisrepair.

Proposed Use:Renovated and relocated to a more prominent site infront of the dredge shed, the Stern Saloon would becomea seasonal wine tasting pavilion, rented to local winer-ies for a few days or week at a time on a rotating basis,and spotlighting local producers in the heart of the touristdistrict. It would also be the site of wayfinding informationfor the site as a whole.

Rock GroinDescription:

Rock Jetty constructed to prevent siltation of the dam atthe mouth of the Okanagan River (aka "The Channel")

Proposed Use:Resurfacing to permit use as a promenade, provide accessto day moorage and commercial lease space.

Wooden PierDescription:

New wooden pier on wooden piles to be constructedparallel to the Sicamous on its north side

Proposed Use:Provide visually appropriate access to the vesselsMoorage for SS Naramata, CN Tug #6, Casabella Prin-cess. Will also allow for consolidated ticketing, securityand control point for all vessels

Casabella Princesspage 10

Coso bello Princess cruising off thePenticton shore on a fine summer day.source: Coso bello Princess website2011

A pre-fabricated boot launch specifi-cally configured for launch of smallhuman powered craft.

A traditional boot building workshopin Rockland Moine.image credit: Foster Huntingtonsource: website, 2011



March 2011

Description:Modern tour vessel, styled after a paddlewheeler

Proposed Use:Despite the fact that it is in no way a historic artifact, theCasabella Princess has clear synergy with the other ves-sels on the-site, and the distinct advantage that it meetsTransport Canada standards and can actually venture outinto the lake. Located on the pier, it will enjoy tremendousvisibility, and be able to offer a wide range of tours andspecial events that complement the rest of the site. It willalso greatly increase pedestrian traffic past the historicvessels, likely leading to an increase in tours.

Human Powered Boat LaunchDescription:

Parking area, path and ramp to facilitate the launch ofhuman powered watercraft such as kayaks and canoes.

Proposed Use:As the west side of the rock groin is well protected fromwind and waves, it is an ideal site for launching smallwatercraft. These vessels are a silent and non-intrusivecomplement to the maritime theme of the site, and pro-vide visual interest and activity. The social aspect, andperhaps even on-site restoration and maintenance ofthese vessels would complement other activites on the site.

Boat Building / Restoration AreaDescription:

Covered and secure working area, complete with rampand rails, provision for a crane

Proposed Use:Starting with the life rafts that are sadly decaying on thesite, this area can be used for the restoration and repairof the vessels on the site, as well as other vessels. Theboat works should be open to public view, as this is a veryinteresting and dynamic activity, and should be availablefor rental and public use.

Day Moorage

page 11

Sketch of proposed day moorage tothe east side of existing rock groin.

Wednesday on the Wharf Concerts inSalmon Arm

Sketch of lakeside footpath approach-ing the site of the SS Sicamous.



March 2011

Description:Provision of slips for day moorage of small boats.

Proposed Use:Day moorage would allow the multitude of boaters on thelake to 'pull in and visit the site, or the shops, restaurantsand entertainment facilities in the area. Local businessesand restaurants are likely to rent slips to provide parkingfor their patrons. Slips could be set aside for significantprivate vessels on a longer term basis. Rental businessmay be interested in operating out of this area, as well asseasonal events such as the classic boat show.

Performance / Multi-purpose SpaceDescri ption:

A clear open space between the Sicamous paddlewheel,dredge shed and boat building area, suitable for outdoorperformances and gatherings.

Proposed Use:This open space will be an ideal venue for both formaland informal events, from concerts (similar to SalmonArm's popular Wednesday on the Wharf series) to work-shops to picnics and everything in between. Provision ofservices for equipment would improve usability.

Commercial Lease SiteDescription:

Creation of a serviced pad at the end of the rock groin forcommercial use.

Proposed Use:This would be a spectacular site for a restaurant or icecream shop, and would provide a destination for beachfront promenades at the west end of the waterfront.

Paving and Road realignmentDescription:

Improved paths and circulation on the site, reorientationof the road as proposed by City of Penticton.

Proposed Use:The paths and parking areas on the site would needrefurbishment, and greater use can be made of the spacefreed up by the City's proposed roadworks.

Proposed Phasing

page 12

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March 2011

The elements of the plan have been identified as independentcomponents, so that they can proceed in any order as potentialpartners, funding opportunities or priorities emerge. However,the overall pla~nwill be realized in phases, over a prolongedperiod of time, and so it is useful to develop a potential phasingplan to guide these efforts.

Phase 1

The City of Penticton has set aside $35,000 to enhance securityon the site. This was initially proposed to be a fence, howeverthe participants at the visioning workshop strongly disagreedwith this approach. It was pointed out that fencing a waterfrontsite, especially one with such shallow waters, would be impos-sible, and could in fact lead to an increase in undesirable activi-ties, as there would be no public oversight. It was also felt thata fence could send the wrong message, implying that the parkwas not public space, and not open to all users.

Rather, it is proposed that security be enhanced by followingePTED (crime prevention through environmental design) princi-ples. Specifically, resurfacing the rock jetty to encourage publicuse, and providing well-designed lighting to extend the Okana-gan Beach promenade out to this viewpoint. This work wouldbe completed in 2010.

Phase 2

The second phase of work would focus on providing mooragefacilities, and reconnecting the site to Okanagan Lake. Therewould be two components; development of day moorage, andconstruction of a wooden pier along the north side of the SSSicamous.

The initial offering of day moorage would be small, to minimizecapital expenditure and test demand and operating logistics.However, over time there is great capacity to provide mooragecapacity on the site, and the period of rental could be extendedfor up to a week to allow vacationers to use this area while stay-ing at local hotels. Permanent moorage and gas pumps are notproposed as these services are already provided at the east endof the waterfront. The City of Penticton would be a potentialpartner for this portion of the work, and it would create a sourceof ongoing revenue.

At the same time, a raised wooden pier would be constructed

page 14



March 2011

on the north side of the SS Sicamous, extending approximately100 metres into the lake, and following the current west bound-ary of the swimming area. The main entry and ticketing areafor tours would be consolidate on this side of the ship, and theCN Tug #6 would be immediately relocated to the pier, visiblefrom Okanagan Beach and accessible for restoration work, andeventual tours. The Naramata would require some hull repairsto be floated again, but once these were completed it wouldalso be displayed along the pier. Finally, a berth would be cre-ated at the end of the pier for the Casabella Princess, so thatlake tours could be offered from this location. The owners ofthe vessel are keenly interested in operating from this area, andthere are obvious synergies with the other activities on the site.

Potential partners for this portion of the work would be thefederal government through infrastructure and economic diversi-fication grants, and the moorage of the Casabella Princess andincreased tour opportunities would creat on ongoing revenuestream.

Phase 3

Phase 3 would see the enhancement of site areas freed up bythe relocation of the Naramata and CN Tug. A boat buildingand restoration area would be created on the former site ofthe Naramata, with an open air shed to allow for public view-ing. A path would be created to the adjacent small beach sothat it could be used as a human powered boat launch area, forkayaks and craft small enough to be moved by hand.

The SS Okanagan stern saloon would be moved closer toLakeshore Drive to increase visibility, and partners would beapproached to offer tourist related amenities. Possibilities wouldbe a coffee shop or tea house, or perhaps a wine tasting pavil-ion, operated by a group such as the Naramata Bench WineryAssociation, and offering rotating features on member wineries.

The inadequate and deteriorated parking area south of the parkwould be moved into better alignment with Lakeshore Drive,increasing the number of stalls, but also greatly increasing thegreen space south of the Sicamous. A low stone wall would becreated to define the boundary of the Marine Heritage Park, withdiscrete signage running along the wall, and spotlit after dark.

Site paving and landscaping would be enhanced to create aperformance and multipurpose space framed by the dredgeshed, Sicamous and boat building area. This would be rented

page 15



March 2011

for special events such as Peachfest, the Elvis festival or indepen-dent productions.

Finally, the decrepit shoreline retaining structures along thewestern edge .of the park would be removed, and a natural-ized foreshore and restored wetland installed here and at thehistoric river mouth. This would eliminate the need for ongo-ing maintenance of the breakwater, and greatly enhance theappeal of the western margin for both park users and wildlife.The Okanagan Nation Alliance has already expressed interest inthis project, and other potential partners would include Fisheriesand Oceans Canada, and the BC Ministry of Environment. As aformer brownfield site (dredge shed), it would qualify for numer-ous restoration and enhancement programs.

Final Phase

The final phases of work would see the enhancement and rein-forcement of the various elements of the plan. The Rock Groinwould be terminated with a public viewing platform, possiblydonated by one of the local service clubs. A commercial leasesite would be created over the water near the end of the prom-enade, perhaps to be operated by an ice cream shop, or evena restaurant. The day moorage would be expanded to its fullpotential, and may attract other commercial enterprises whoseoperations augment the heitage marine theme.

The CN Tug living berth would be restored, and made availablefor rental to a site caretaker to provide 24 hour security for thesite. The Naramata's 9 sleeping berths would also be restored,and the boat made available to visiting artists, or even to someform of tourist accomodation.

Conclusion

Over time, the site would become a living, vital centre of activ-ity, providing a greatly enhanced experience to tourists, a widerange of amenities to locals, employment and customers forlocal businesses, and most importantly, a wide range of rev-enue streams for the managing society, eliminating the need forongoing financial support from the City of Penticton.

The SS Sicamous and SS Naramata will be celebrating their cen-tennial in 2014, and there could be no better way to celebratethan to have made significant progress on an Inland MarineHeritage Park

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March 2011

Next Steps

The development of this conceptual plan is only the first step inthe establishment of a thriving Inland Marine Heritage Park onthis site. The next steps will be:

• The SS Sicamous Restoration Society needs to engagean executive director who can compile and submit thenecessary grant applications, and structure and administerthe work. In the short term, this task could be coordinatedby City staff, or by an independent consultant.

• Approach community groups and funding agencies withthe plan, and determine what potential partners are avail-able, and what their particular interest in the project is.

• Proceed with detailed design and execution of Phase 1

• Prepare grant applications for the two main componentsof Phase 2, so this work can proceed in 2012.

page 17

Concept PlanSS Sicamous Site· Penticton

March 2011

APPENDIX Adetailed analysis of day moorage opportunities




March 2011

Day Moorage

In consultation with several dock-building companies in theOkanagan, we have prepared an estimate of the capacity forday moorage on the site.

Initial Phase

The first step would be to establish the feasibility of the moor-age, and to start with a small number to minimize capital outlay,and refine the management structure. We are proposing thatthis initial phase be located on the east side of the rock groin,to avoid potential issues with the overlapping jurisdictions atthe river mouth. Once the concept of day moorage has beenproven, any concerns will be easier to address. The initialcapacity would be 20 boats, and the slips would be built toaccommodate a medium size boat (24' - 30'). This will alsoallow for small boats, and a single very large boat at the end ofthe wharf. Construction would likely be of wood, with the cen-tral wharf secured to piles, and an aluminum ramp and securitygate at the connection to the groin. Only minimal electricalservice would be required at this stage.

Approximate costs for this portion have been estimated at $32/ ft2 for deck area, $500 per piling, $200 per lineal foot oframp with handrail. On this basis the approximate costs for 20slips would be $60,000, or $3,000 per slip. This is of course arough estimate, and would need to be confirmed through actualquotes from installers.

Ultimate Build-out

If the concept of day moorage proves to be popular with boat-ers, and the operation of the moorage is profitable, it can beexpanded. An additional bank of slips can be accommodatedsouth of the initial phase, and three more on the west side ofthe rock groin. It is also proposed that a commercial lease sitebe constructed over the water near the end of the groin. Thiswould be a logical place to locate a sub-panel for electricalservice to the moorage, and a water connection.

The commercial lease structure will act as a partial breakwaterfor the moorage, but it is likely that an additional breakwaterin the form of a log boom will be required to protect the outerslips. A log boom is already n place above the dam to preventboats from drifting into the spillway.

Total Capacity at full build-out would be 104 boats.

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s.s sicamous site concept plan

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