Solving the Metro Vancouver Industrial Land Shortage?

[fredinno]

Originally Posted by Violator

Would be nice.

There is an insane ammount of nimbyism over here.Port Mellon is also crazy under developed and could handle alot of warehouse space.

Is there a warehouse space crunch in Squamish now that industrial rates closer to the city are so high? Port Mellon is pretty hilly, so that would be a problem, while Squamish has much more flat land.

[WestCoastEcho]

Originally Posted by fredinno

It's mostly a regulatory and planning problem. The urban containment boundary has limited sprawl, but the demand and pressure for land for other uses due to NIMBYism and regulations on other lands has crowded out industrial, which can no longer sprawl out.

There's not much that can be done from an immediate standpoint, and everyone pretty much knows the general problems. So people end up accepting it, while supporting better density in general.

Correct. There's an absolute lack of industrial land available, which is making rents very expensive.

My workplace is looking for a new, larger offsite warehouse, and currently, the only places we can find a decent sized facility for storage (more than 6,000 sf) at a reasonable price would be out in Richmond, Delta, Surrey, and Abbotsford. Even then, we are looking at anywhere from $13-$17 per square foot; that's well above our current rate for an aging, cramped building in the North Shore at our current long term lease rate.

[Tetsuo]

Whats up with the vacant? Large empty lots along the Fraser in south Van, between Main and Oak

[WestCoastEcho]

Originally Posted by Tetsuo

Whats up with the vacant? Large empty lots along the Fraser in south Van, between Main and Oak

Checking the Google Earth history, the only lot that is vacant between the Oak St bridge and the Canada Line North Arm bridge used to be a sawmill (or storage for said sawmill). It appears to have been demolished between 2007 and 2008 based upon the satellite imagery with the lot split by the North Arm bridge, with a BC Hydro substation occupying part of the lot. I'm not sure if it is still owned by the neighbouring sawmill, or ownership has gone over to BC Hydro.

[Migrant_Coconut]

Originally Posted by WestCoastEcho

Checking the Google Earth history, the only lot that is vacant between the Oak St bridge and the Canada Line North Arm bridge used to be a sawmill (or storage for said sawmill). It appears to have been demolished between 2007 and 2008 based upon the satellite imagery with the lot split by the North Arm bridge, with a BC Hydro substation occupying part of the lot. I'm not sure if it is still owned by the neighbouring sawmill, or ownership has gone over to BC Hydro.

For more information...

[Vin]

Originally Posted by Tetsuo

Whats up with the vacant? Large empty lots along the Fraser in south Van, between Main and Oak

Makes one find it hard to believe that there is a shortage in industrial land here. Or perhaps owners are just holding out and not selling lands to people who genuinely need them for industrial usage.

[Tetsuo]

Thanks for the info/link guys, IIRC that site actually has a for lease sign but it states "only until 2020", just cycled along Kent and saw many inactive lots/for lease signs/for sale, there's also the recently cleared WalMart proposal site.

Also crazy how much has been built in Big Bend Burnaby, with more farm conversions!

Theres also an empty lot adjacent to the burnt bridge under the Oak st bridge

[Migrant_Coconut]

Originally Posted by Tetsuo

Thanks for the info/link guys, IIRC that site actually has a for lease sign but it states "only until 2020", just cycled along Kent and saw many inactive lots/for lease signs/for sale, there's also the recently cleared WalMart proposal site.

Also crazy how much has been built in Big Bend Burnaby, with more farm conversions!

Theres also an empty lot adjacent to the burnt bridge under the Oak st bridge

Yeah, there's a lot of properties south of Marine Drive that fall in that magical sh*t spot between "too expensive for industrial" and "too unmarketable/unprofitable for anything else."

[Changing City]

Originally Posted by Tetsuo

Theres also an empty lot adjacent to the burnt bridge under the Oak st bridge

I think the triangular site by the Oak Street bridge is owned by the Port Authority. There's another adjacent site that's been used in the past as storage of Ocean Cement's pipes and blocks - they manufacture them down there. The triangular site, if I'm remembering correctly, is horrendously polluted. I don't remember what it was once used for, but it's the sort of hydrocarbon mess that's best left absolutely alone - there's a serious potential for toxic chemicals getting into the river if it's disturbed, which is why it's very difficult to develop. There are no cheap or easy solutions, (or there weren't) so while former mills and other industrial sites come forward for development, it'll probably get used for surface storage for quite some time.

[Changing City]

Originally Posted by Vin

Makes one find it hard to believe that there is a shortage in industrial land here. Or perhaps owners are just holding out and not selling lands to people who genuinely need them for industrial usage.

Walmart hung onto the former car dealership for years and years - and presumably paid the taxes on the vacant buildings for all those years. They've sold it to Hungerford now, who are planning a huge industrial project (by Vancouver standards - 15 acres) which will certainly change the dynamic down there.

[SpongeG]

If Metro Vancouver runs out of industrial land, what does that mean for the economy?

BY RIA RENOUF
Posted Sep 12, 2019


SUMMARY

If more changes aren't made soon, businesses may choose to give the region a pass

Recent statistics show 26 per cent of area jobs are dependent on industrial land


VANCOUVER (NEWS 1130) – Metro Vancouver can’t forget businesses when figuring out how to use area land. That’s a warning that’s coming from Langley City Councillor Nathan Pachal, who also runs the South Fraser Blog.

In a recent entry, Pachal says in Metro Vancouver we’re on track to run out of industrial space in 25 years, which may see future generations missing out on economic oppportunities.

Citing research done on behalf of the Metro Vancouver Regional District, Pachal says those numbers show that 26 per cent of jobs in this region are “dependent on industrial land.” These include film, transportation, warehousing, logistics, manufacturing, wholesale, construction and resources-related occupations.

“[Currently], some of the uses in industrial land isn’t industrial. We’re in a region that’s bordered by mountains, the ocean, the U.S. border. We need to look at approaches to preserve what we have, and maybe intensify uses of the existing industrial land.”

...

https://www.citynews1130.com/2019/09...r-the-economy/

[fredinno]

Originally Posted by SpongeG

If Metro Vancouver runs out of industrial land, what does that mean for the economy?

BY RIA RENOUF
Posted Sep 12, 2019


SUMMARY

If more changes aren't made soon, businesses may choose to give the region a pass

Recent statistics show 26 per cent of area jobs are dependent on industrial land


VANCOUVER (NEWS 1130) – Metro Vancouver can’t forget businesses when figuring out how to use area land. That’s a warning that’s coming from Langley City Councillor Nathan Pachal, who also runs the South Fraser Blog.

In a recent entry, Pachal says in Metro Vancouver we’re on track to run out of industrial space in 25 years, which may see future generations missing out on economic oppportunities.

Citing research done on behalf of the Metro Vancouver Regional District, Pachal says those numbers show that 26 per cent of jobs in this region are “dependent on industrial land.” These include film, transportation, warehousing, logistics, manufacturing, wholesale, construction and resources-related occupations.

“[Currently], some of the uses in industrial land isn’t industrial. We’re in a region that’s bordered by mountains, the ocean, the U.S. border. We need to look at approaches to preserve what we have, and maybe intensify uses of the existing industrial land.”

...

https://www.citynews1130.com/2019/09...r-the-economy/

Abbosford's at least been opening up new industrial land at a fairly steady rate. Land out of the ALR, but still- it should open up some of the pressure. Right now, a Glouchester-sized area (Special Study Area B) is under study for conversion to Industrial. https://municipal.qp.gov.bc.ca/civix...oabylaws/ocp71


I've also noted the Uplands may be finally leaving their perpetual state of misery and be converted (at least partially) to industrial. http://forum.skyscraperpage.com/show...postcount=4406

[Changing City]

The Vancouver Sun is reporting Canada's first multi-storey warehouse in the Riverbend Business Park in south Burnaby. "Oxford Properties Group has launched a new project in Burnaby that will become Canada’s first multi-level industrial building with full transport truck access to an upper floor". It's 707,000 square feet over two levels.

[Sheba]

Originally Posted by Changing City

The Vancouver Sun is reporting Canada's first multi-storey warehouse in the Riverbend Business Park in south Burnaby. "Oxford Properties Group has launched a new project in Burnaby that will become Canada’s first multi-level industrial building with full transport truck access to an upper floor". It's 707,000 square feet over two levels.

It kind of bugs me that they keep saying Riverbend - that's because it's on Riverbed Drive. It's in the Big Bend industrial area, which isn't mentioned.

[jollyburger]

Originally Posted by Sheba

It kind of bugs me that they keep saying Riverbend - that's because it's on Riverbed Drive. It's in the Big Bend industrial area, which isn't mentioned.

Well the article only mentioned Riverbend because thats the name of the office park.

[LeftCoaster]

Originally Posted by Changing City

The Vancouver Sun is reporting Canada's first multi-storey warehouse in the Riverbend Business Park in south Burnaby. "Oxford Properties Group has launched a new project in Burnaby that will become Canada’s first multi-level industrial building with full transport truck access to an upper floor". It's 707,000 square feet over two levels.

That's great news. ProLogis was having trouble in Seattle with their multi-level then Amazon came in to save the day.

I hope this is a big success and we see more and more of this. It almost doubles the industrial land supply in the metro.

[officedweller]

Big industrial parcel for sale at Lake City SkyTrain Station:

http://lakecitylands.com/?utm_source...rty++lake+city

[SpongeG]

heres a video

• Video Link

[jollyburger]

They have a timelapse of that multi-storey Riverbend warehouse project. They are just closing it in now.

https://app.oxblue.com/open/OxFord-P...-Business-Park

https://www.riverbendbusinesspark.com/the-multi-story

December 2022 completion

[casper]

Originally Posted by Changing City

The Vancouver Sun is reporting Canada's first multi-storey warehouse in the Riverbend Business Park in south Burnaby. "Oxford Properties Group has launched a new project in Burnaby that will become Canada’s first multi-level industrial building with full transport truck access to an upper floor". It's 707,000 square feet over two levels.

Multi-story industrial is not new. Look at the warehouse district in Winnipeg or warehouses from that are over 75 years old and you will find Multi-store common. The difference is those do not have truck access on each level. Perhaps it time to see that coming back into favor. Alternatively the city gives up some of their zoning premium if a developer building strata ground floor industrial with high rise condos or offices tower on top. That would not work for heavy industry but what we are actually talking about is warehousing or light industry.

The other area that should not be overlooked is Vancouver Island. Conventional wisdom has been that if start a business on Vancouver Island that requires industrial space at some point when you reach scale you want to relocate into Metro Vancouver to avoid the shipping premium. If the cost of industrial land in Metro Vancouver keeps going up, Vancouver Island may start to look like a better option. It is a long shot but the Port of Alberni has been complaining for a while for a container terminal. With about 1/3 the population of Vancouver the Island should not be overlooked.