Solving the Metro Vancouver Industrial Land Shortage?

[Migrant_Coconut]

Originally Posted by fredinno

Filling in the river is done quite a bit: Iona is only connected to YVR due to infill, Annacis and Mitchell Island was once largely river and was extensively infilled for industrial land, Richmond Island was infilled and connected to mainland Vancouver Dunsumir Island has basically vanished and been merged with Sea Island...

Also, birds don't use the Fraser River channels to rest on the Pacific flyway.

The planned 3rd runway is a parallel runway. What are you talking about? They also have a planned connector between all 3 runways for taxing as well, across Grant McConachie Way.

I was thinking something like this:

Red is industrial, Black is reclaimed land and new rail spur, white is extended 3rd runway after merger with Swishwash Island (likely requiring channelization of the river close to Richmond there.)

Also, less reclamation is needed overall. Also, the north reclamation area isn't free-flowing anyways and is primarily used to store logs.

But this isn't 1890 anymore - that kind of reclamation is now frowned upon. Same reason you think we can't do the estuary runway.
They're actually planning the opposite, just in case you missed it - poking holes in the causeway to allow the Fraser to flow out and create mudflats and salmon migration routes. So yeah, the McDonald Slough will indeed be bird habitat and salmon highway (eventually), and that plan kills any potential infill in the cradle. Edit: ninja'ed by madog. Oh well.

Nah, I got it the first time; by parallel, I mean sitting beside each other. Can't help but notice that your new south runway flattens the smaller airlines' infrastructure... granted, opening up the north field allows them to relocate, but that's still pretty disruptive compared to the alternatives.

While I'm not an expert on ATC, I'm guessing that most commercial jets need most of the runway to take off or land. So if you have two runways next to each other, traffic on the outer runway will likely have to taxi across the inner runway (meaning the inner is effectively closed down until the plane reaches the other side), whereas the officially-planned third runway can operate independently. That would explain why most airports have their landing strips evenly spread around the terminal, or if they can't, they'll open a new terminal next to the new strip. Visual reference here.

[zahav]

YVR isn't stupid, they will make the right business case for what works for them. And a 3rd runway isn't imminent. Much larger airports have only 2 runways and function fine. Letting land go underutilized out of the future possibility of redevelopment is crazy. We need industrial and logistics development now, this region is so short of space. They are certainly making the right decision, and if a new runway is needed in the future, something can be decided then.

I don't agree at all about the access. They have the dedicated Canada Line. And the roads into Sea Island are fine (except when McArthurGlen opened). The connector route from Sea Island to the 99 is short and quick. Truck/commericla raffic to/from YVR does not go through Richmond Centre and cause congestion. The congestion is with the 99/91 on ramps, but that is the case no matter where you locate things.

[fredinno]

Originally Posted by zahav

YVR isn't stupid, they will make the right business case for what works for them. And a 3rd runway isn't imminent. Much larger airports have only 2 runways and function fine. Letting land go underutilized out of the future possibility of redevelopment is crazy. We need industrial and logistics development now, this region is so short of space. They are certainly making the right decision, and if a new runway is needed in the future, something can be decided then.

I don't agree at all about the access. They have the dedicated Canada Line. And the roads into Sea Island are fine (except when McArthurGlen opened). The connector route from Sea Island to the 99 is short and quick. Truck/commericla raffic to/from YVR does not go through Richmond Centre and cause congestion. The congestion is with the 99/91 on ramps, but that is the case no matter where you locate things.

The South Runway is currently used land - for the South Terminal.

OK, so where does it go? YVR already indicates access is a major concern for YVR. https://dailyhive.com/vancouver/vanc...ion-masterplan

Are we using the same roads? Sea Island Way is hell in summer pre-Covid.

A direct connection from 91 to Sea Island would have no on-ramps from Sea Island. The issue is the only way you could build it is a tunnel of some sort (possibly cut-and-cover).

[Changing City]

Here's another 2 FSR warehouse and 1 FSR office project in Vancouver. It's on Raymur Avenue, between Strathcona Park and Glen Drive, and will have 197,000 sq. ft. of space, with 62,400 of it as office. [image source Changing City blog]

[Feathered Friend]

Metro Vancouver hits pause button on South Campbell Heights development proposal
Environmentalists, industry advocates weigh in on Surrey’s plan for industrial expansion

ALEX BROWNEJan. 28, 2022 5:15 p.m.LOCAL NEWSNEWS

Metro Vancouver’s board of directors has sent the proposal for expanding industry into the environmentally sensitive South Campbell Heights area back to the drawing board.

At its virtual meeting Friday (Jan. 28) the board approved, by a narrow 64-61 margin, a motion of referral from director – and Surrey councillor – Linda Annis that sends the proposed amendment to the Regional Growth Strategy back to Metro Vancouver staff for discussion of concerns raised by directors with City of Surrey staff.

The move came despite impassioned pleas from director (and Surrey mayor) Doug McCallum, who attempted, unsuccessfully to have the motion ruled out of order.

“If you refer it, it gets stopped unconditionally,” he said.

Other directors had raised the notion that referring the proposal, submitted by Surrey as an amendment to the 2040 Regional Growth Strategy, essentially kills it for the near future.

Metro Vancouver is in the process of transitioning into its not-yet-approved 2050 strategy, and it’s likely the proposal – to move Metro Vancouver’s urban containment boundary to allow mixed industrial use in the South Campbell Heights/Little Campbell River area – would have to be re-submitted by Surrey as part of the new plan.

https://www.surreynowleader.com/news...ment-proposal/

[fredinno]

Originally Posted by Feathered Friend

https://www.surreynowleader.com/news...ment-proposal/

Seriously?
Surrey sent a proposal the residents wanted, and Metro voted it down.
Then they send a proposal closer to Metro's goals, and it gets sent down again.
What do they expect Surrey to do?

Originally Posted by Changing City

The fact that the IR is there is one of the reasons the River channel would never be messed with or filled in - except to try to return it to something closer to how it used to function, through restoration of natural habitat. Those sorts of change have slowly been taking place over many years. For example, the Port Authority management of log storage (waiting to be processed in the dwindling number of mills) changed years ago to move them away from the foreshore, so that they don't rest on the intertidal zone.

So I guess kind of like how Deltaport and the Ferry Terminal would never be expanded because of its proximity to Tsawwassen FN?

Originally Posted by Migrant_Coconut

Okay, that would be a problem. Good thing the Foreshore “would provide the required length for current and future aircraft” (presumably including hydrogen and electric planes), and the North and South would be extended to do the same; that’s three capable runways without touching the Fraser itself.

Similar? Can't speak for the fish, but blocking a very small part of the river is significantly different from a complete blocking of an entire branch.

We don’t know, but we can guess. The Fraser flows at about 3,550 cubic metres/second; only 10% flows into the North Arm, which itself is halved into the Middle Arm at YVR.
So if the Upper North Arm gets maybe 178 m3/s, a breach at Iona would be 89 m3/s, or less than the Brunette River; that, after all, is how it flowed for the last century or two before the causeway came along. By contrast, leaving it alone and filling in Swishwash would displace that much among the other two channels on the Arm, which means more relative damage.

Opening the causeway will let water and sediment flow though, and that action alone creates bird and salmon habitat - that sounds like help enough. Honestly, I don’t even know why we have the jetties or causeway in the first place, when a bridge would’ve connected the treatment plant just fine.

“would provide the required length for current and future aircraft” (presumably including hydrogen and electric planes)

There's no evidence for that except an inference from a vague statement.

Also, back in the 2000s (when this report was made), the big eco-fuel rave was biofuels.
Then it turned out Biofuels (even algae and cellulose) were impractical, and renewable electricity prices plummeted.
If so, then they're NOT considering the effects of electric airplanes.

Sure- then let's consider what would happen if we let a small passageway for water through and infilled the rest of McDonald Slough. We would get most of the land, and let water through for the banks. We could create new artificial riparian areas on the shores of the smaller channel (opening up the entire channel probably isn't smart anyways, and it's not planned.)
Win-win?


https://en.wikipedia.org/wiki/Jetty

Where a river is narrow near its mouth, has a generally feeble discharge and a small tidal range, the sea is liable on an exposed coast to block up its outlet during severe storms. The river is thus forced to seek another exit at a weak spot of the beach, which along a low coast may be at some distance off; and this new outlet in its turn may be blocked up, so that the river from time to time shifts the position of its mouth. This inconvenient cycle of changes may be stopped by fixing the outlet of the river at a suitable site, by carrying a jetty on each side of this outlet across the beach, thereby concentrating its discharge in a definite channel and protecting the mouth from being blocked up by littoral drift.

https://www2.pac.dfo-mpo.gc.ca/Data/dwf/P02_desc.pdf

Purpose:

Provision of Navigable Channel and Reduction in Channel Maintenance (dredging)
The jetty provides river training to stabilize an entrance to the North Arm Channel. The
structure works in conjunction with the North Arm Breakwater to help constrain river flow and
increase channel bottom scour across the delta flats. Sediment conveyance is improved and
the need for maintenance dredging up the North Arm Entrance Channel is reduced.

Provision of Shelter
Another function is the provision of shelter during storms in the Strait of Georgia for smaller
vessels, moored barges and log storage areas. The marine community and forest industry
uses the lee side of the jetty as a temporary moorage location for log booms and wood chip
barges scheduled for transport to/from upstream mills.

Construction:
Early 1900’s original construction rock rubble mound with additional rock extensions and
height modifications up until 1951, approximately 7,530 metres in length.

So it DOES actually have some important and beneficial purposes- flood control and navigation.

[Migrant_Coconut]

Originally Posted by fredinno

So I guess kind of like how Deltaport and the Ferry Terminal would never be expanded because of its proximity to Tsawwassen FN?

The DP4 planners are already walking on eggshells because of the Tsawwassen FN band, and that's a project that won't set reconciliation back fifty years.

Originally Posted by fredinno

There's no evidence for that except an inference from a vague statement.

Also, back in the 2000s (when this report was made), the big eco-fuel rave was biofuels.
Then it turned out Biofuels (even algae and cellulose) were impractical, and renewable electricity prices plummeted.
If so, then they're NOT considering the effects of electric airplanes.

Sure- then let's consider what would happen if we let a small passageway for water through and infilled the rest of McDonald Slough. We would get most of the land, and let water through for the banks. We could create new artificial riparian areas on the shores of the smaller channel (opening up the entire channel probably isn't smart anyways, and it's not planned.)
Win-win?

So it DOES actually have some important and beneficial purposes- flood control and navigation.

Well, is there any reason to suspect the North, South and Foreshore are too short for those types of planes? Because if they are, so is your Extra Long South runway.

That's... really not how mudflats work. The kind of habitat they have in mind pretty much requires the whole thing; imagine a beach at low tide.

I don't see how any of that link applies. Scour means water erosion, and that's for reduced dredging costs, not flood prevention; the first North Arm breach is too far north to offset that, and the second is blocked by marshland; that leaves the third at the causeway, which isn't planned to use up a lot of flow. As mentioned, the logs have been moved at the FNs' request, so that motive is gone too.

And I wasn't aware the breaches were going to be a canal; almost all river traffic will likely still use the main North Arm.

[fredinno]

Originally Posted by zahav

I am all for being environmentally conscious, but the industrial land shortage is so acute, it's infuriating that these politicians are doing this. Our agricultural land is obscenely under-utilized; not only does it take up way too much land but it is so insignificant to our overall food supply. Metro Van should be obligated to go somewhere like Israel or Netherlands where the agriculture is way more intensively developed and the land set aside for agriculture is used to the fullest. So much "agricultural" land in the lower mainland is nothing more than unused fields with a mini junk yard collecting. It's shameful that gets protection. The farms should have a minimum productivity and confirmed contribution to our food supply, otherwise the protected status is a waste. South Campbell Heights is a perfect area for expanding industry since it's already present in this area. I am still shocked when I drive through Delta, Surrey, Langley how much land is still considered agricultural and not developed. I would love to see how Metro Van stacks up againt the other CMAs in Canada in terms of actual agricultural land in the metro core. I can't imagine many others have this much right in the populated areas of the CMAs.. I know Vancouver is different because of the geography and that we don't have the luxury of a huge rural belt around the city the way places like Edmonton, Calgary, Winnipeg, or even Toronto have. But still, I feel like the protection isn't providing many benefits to us. We could grow tomatoes and cucumbers in a vertical hydroponic greenhouse, it doesn't need to take up acres and acres of land that could be used for indsutry.

Ugh, sorry for the rant.. it's 4:45am and I'm kinda high lol

Well, part of the issue for agricultural is that it's controlled by small landholders. Also, rich people try to use the agricultural land as their own country estates, so they only have incentive to hire someone to 'farm' just to meet the ALR requirements.
Also, most ALR land overall in BC is underutilized or utilized- as across the rest of NA and Europe, the price of food in inflation-adjusted terms has fallen below cost, so a lot of 'secondary quality' farmland just goes fallow, and eventually gets reclaimed by nature.
Despite what environmentalists and people in the grocery store think, there's actually a glut of food. It's part of the reason the government subsidizes corn ethanol as well- in order to keep a lot of inland agricultural communities from collapsing by artificially increasing the demand for food domestically.

Originally Posted by Migrant_Coconut

The DP4 planners are already walking on eggshells because of the Tsawwassen FN band, and that's a project that won't set reconciliation back fifty years.



Well, is there any reason to suspect the North, South and Foreshore are too short for those types of planes? Because if they are, so is your Extra Long South runway.

That's... really not how mudflats work. The kind of habitat they have in mind pretty much requires the whole thing; imagine a beach at low tide.

I don't see how any of that link applies. Scour means water erosion, and that's for reduced dredging costs, not flood prevention; the first North Arm breach is too far north to offset that, and the second is blocked by marshland; that leaves the third at the causeway, which isn't planned to use up a lot of flow. As mentioned, the logs have been moved at the FNs' request, so that motive is gone too.

And I wasn't aware the breaches were going to be a canal; almost all river traffic will likely still use the main North Arm.

OK, then what about the port expansions in Vancouver Harbour? Wouldn't Squamish FN stop that?
I think it's a bit stilly to assume FN will stop a project, especially since FN themselves are building on their land, including in environmentally sensitive areas (Coquitlam FN near Colony Farm, for instance.)

Yeah, I DO suspect they may be too short as well.

I don't see any mudflats in Mcdonald Slough.
The only 'flats' are the tidal flats behind the sewage plant- which would be kept watered by the new canal.

Yeah, but navigation IS why you dredge. Dredging isn't good for the environment either.
Silt blocks water too. If a river gets too silty, it tends to move to a new location. That's how you get islands. And the banks. And eventually land.

You would think that if the jetty was useless, they wouldn't be drilling narrow passageways through it, and would just get rid of it entirely instead?

[Migrant_Coconut]

Originally Posted by fredinno

OK, then what about the port expansions in Vancouver Harbour? Wouldn't Squamish FN stop that?
I think it's a bit stilly to assume FN will stop a project, especially since FN themselves are building on their land, including in environmentally sensitive areas (Coquitlam FN near Colony Farm, for instance.)

Yeah, I DO suspect they may be too short as well.

I don't see any mudflats in Mcdonald Slough.
The only 'flats' are the tidal flats behind the sewage plant- which would be kept watered by the new canal.

Yeah, but navigation IS why you dredge. Dredging isn't good for the environment either.
Silt blocks water too. If a river gets too silty, it tends to move to a new location. That's how you get islands. And the banks. And eventually land.

You would think that if the jetty was useless, they wouldn't be drilling narrow passageways through it, and would just get rid of it entirely instead?

Vancouver Harbour isn't a river habitat, nor through the FNs' backyard. Senakw provides revenue and homes. Iona is literally next door and affects their food and water supply; fill in part of the river for the sake of a few planes and no direct benefit? No way.
Hell, the colonizers don't particularly want it either. Both Vancouver and Richmond have shot down additional north and south runways.

Any numbers, stats, specs, estimates? YVR's not changing their plans on a random internet hunch; the runway extensions are already much longer than the Transport Canada requirements.

Opening a breach allows the Fraser to carry dirt from upriver through the gaps, which creates mudflats in the Slough. That's called sedimentation.

Rivers don't silt up and relocate unless the flow rate is super low and the mud can settle. The Fraser would continue to scour both through the north arm and through the breaches at 44 m3/s or more - where else would all the water and earth go but out?
Worst that happens is the slough fills up, flow is reduced to a stream... and then most of the water flows out the North Arm as usual.

Two wrongs don't make a right - both nature and people have gotten used to the jetties. Might as well just tweak them a little further.

[hollywoodnorth]

a Seattle multi floor proposal >> https://www.track6sodo.com/

2nd multifloor under construction in the US >> https://www.nelsonworldwide.com/proj...ngle-equities/

and the 1st that was completed >> https://www.nelsonworldwide.com/proj...wn-crossroads/

another for Seattle >. https://www.trammellcrow.com/en/proj...l-106-with-tcc

[zahav]

I am all for being environmentally conscious, but the industrial land shortage is so acute, it's infuriating that these politicians are doing this. Our agricultural land is obscenely under-utilized; not only does it take up way too much land but it is so insignificant to our overall food supply. Metro Van should be obligated to go somewhere like Israel or Netherlands where the agriculture is way more intensively developed and the land set aside for agriculture is used to the fullest. So much "agricultural" land in the lower mainland is nothing more than unused fields with a mini junk yard collecting. It's shameful that gets protection. The farms should have a minimum productivity and confirmed contribution to our food supply, otherwise the protected status is a waste. South Campbell Heights is a perfect area for expanding industry since it's already present in this area. I am still shocked when I drive through Delta, Surrey, Langley how much land is still considered agricultural and not developed. I would love to see how Metro Van stacks up againt the other CMAs in Canada in terms of actual agricultural land in the metro core. I can't imagine many others have this much right in the populated areas of the CMAs.. I know Vancouver is different because of the geography and that we don't have the luxury of a huge rural belt around the city the way places like Edmonton, Calgary, Winnipeg, or even Toronto have. But still, I feel like the protection isn't providing many benefits to us. We could grow tomatoes and cucumbers in a vertical hydroponic greenhouse, it doesn't need to take up acres and acres of land that could be used for indsutry.

Ugh, sorry for the rant.. it's 4:45am and I'm kinda high lol

[madog222]

Beedie just bought the container storage yard in Tilbury just of Hwy 17, 22 acres ready for development.

The site is within the Tilbury industrial hub, at the intersection of 80th Street and Highway 17 (the South Fraser Perimeter Road).

“It is incredibly rare for a site of this scale, especially in close proximity to the urban core, to be brought to market. The scarcity of industrial product, as evidenced by vacancy hovering (just) above zero per cent, has created an insatiable demand for industrial land that has inevitably spurred a competitive environment,” said CBRE senior vice-president Steve Brooke in comments emailed to RENX.

“This deal received 14 offers, with over a billion dollars looking to land in a market that is already constrained.

“We’re also now seeing pension funds and REIT’s actively pursue industrial development sites in an effort to capture the growth we’ve witnessed in lease rates across Metro Vancouver.”

From RENX https://renx.ca/22-acre-delta-b-c-in...d-beedie-cbre/

[whatnext]

This was in Bloomberg last week. Not sure if it's paywalled:

Vancouver's jammed warehouses show why inflation is so sticky
Derek Decloet, Bloomberg News
April 25, 2022

Vancouver's jammed warehouses show why inflation is so sticky
Derek Decloet, Bloomberg News

To understand why inflation is running so hot, look to Canada’s West Coast. Vancouver, the home of one of North America’s busiest ports, is bursting at the seams.

The vacancy rate for space in the city’s warehouses has fallen below 1 per cent, according to data from real estate advisory Altus Group Ltd. Industrial rents are soaring and so are land values -- if you can find any land to buy, that is. The average home is $1.4 million (US$1.1 million) and developers are eager for new places to build.

It’s so hard for firms to find space that goods destined for Vancouver are sometimes brought in through the port and sent about 660 miles (1,160 kilometers) east, to Calgary, where they’re stored before being shipped back again.

“Industrial space has now been infected with the same disease as houses,” said Murray Mullen, chief executive officer of one of Canada’s largest trucking and logistics firms, Mullen Group Ltd. Companies that are renewing industrial leases will, in some cases, be paying double what they were before, Mullen said....

... The proximate cause of the ultra-tight industrial market is the boom in demand for online shopping and the kinks in the supply chain that have formed as a result of COVID-19, war in Europe and other disruptions. Those problems have encouraged retailers and manufacturers to order goods “one cycle ahead,” Mullen said, building up inventories as insurance against future factory slowdowns or transportation bottlenecks.

Some companies are responding to the higher prices and lack of availability by seeking land and space far from the major cities, in places such as London, Ontario, about a two-hour drive southwest of Toronto. Still, some of those markets are now getting tight, too.....

https://www.bnnbloomberg.ca/vancouve...icky-1.1756471

[Changing City]

A new big multi-storey industrial building is getting very close to completion on Vernon Drive in the Clark Drive 1-2 industrial area. It was initially going to be a strata project, but now an RNA therapeutics company have acquired the entire upper floors for their headquarters. [Changing City blog]

[hollywoodnorth]

pretty big site in Mission on the Market. Have to imagine Costco would love part of this site for a Warehouse with Gasbar.

https://goodmanreport.com/active-lis...ustrial-lands/

[fredinno]

Originally Posted by hollywoodnorth

pretty big site in Mission on the Market. Have to imagine Costco would love part of this site for a Warehouse with Gasbar.

https://goodmanreport.com/active-lis...ustrial-lands/

It probably won't. For some reason, under the Mission City OCP, it's designated as 'downtown mixed use' for densification.
Completely ignoring how it's impossible to get to without crossing the rail yards. Presumably, they didn't want to rezone the current Mission downtown.

Thankfully, Mission is not very good at getting much development.




In other news, the exact same plan for the South Campbell Heights that was rejected a few months ago was recently approved by a narrow margin.
https://dailyhive.com/vancouver/sout...ouver-approved

Sometimes, you just have to love bureaucracy.

[hollywoodnorth]

Originally Posted by fredinno

It probably won't. For some reason, under the Mission City OCP, it's designated as 'downtown mixed use' for densification.
Completely ignoring how it's impossible to get to without crossing the rail yards. Presumably, they didn't want to rezone the current Mission downtown.

Thankfully, Mission is not very good at getting much development.
:

as per the listing >>

Zoning ING/ING2 (Industrial General/Industrial General Two Zone) and that Zoning info on Mission's Site >> https://map.mission.ca/Mission/image...Zones/INGC.pdf

I am pretty sure the real estate agent knows the right zoning when selling a site worth over 100 million dollars.

[fredinno]

Originally Posted by hollywoodnorth

as per the listing >>

Zoning ING/ING2 (Industrial General/Industrial General Two Zone) and that Zoning info on Mission's Site >> https://map.mission.ca/Mission/image...Zones/INGC.pdf

I am pretty sure the real estate agent knows the right zoning when selling a site worth over 100 million dollars.

https://ehq-production-canada.s3.ca-...838a51b5c97209

The commuter rail area, which is part of the Waterfront, is now a mix of light industrial and commercial uses. Due to its proximity to the West Coast Express station, downtown and the waterfront, this location has the potential to support high-density residential uses that are integrated with commercial and warehousing/wholesale land uses. It is an excellent location for affordable housing, especially for frequent transit users. This is a neighbourhood that will likely experience a gradual transition to more residential uses.

There's also a map there, on page 248, that contradicts their claims.

https://www.mission.ca/city-hall/dep...on-waterfront/

We’ve established a comprehensive planning area, representing approximately 296 acres of land, that will guide a future for the waterfront that is complete, walkable and connected.

Revitalizing the waterfront has many benefits that move beyond Mission to the rest of the Fraser Valley and Lower Mainland and will increase access to opportunities, support sustainability, and drive investment and bold economic development.

Cities across the country are actively transforming their waterfronts to create vibrant new neighbourhoods with parks and trails, arts and cultural spaces, diverse housing options and innovative business spaces that incorporate important historical and cultural values.

A few examples of these waterfronts are happening in Halifax, Toronto, Winnipeg and Hamilton.

Council approved a bylaw to add the Waterfront Comprehensive Planning Area designation to the Official Community Plan Bylaw on Sept. 21, 2020.

They note that industrial land is in short supply, but still propose to go forwards with this, with the hope that they can rezone a different ALR parcel to industrial.

https://dailyhive.com/vancouver/miss...-redevelopment

A mix of housing options and types — including affordable housing and rentals — for up to 40,000 people could eventually be built in Southwest Mission, along with a mix of commercial and industrial jobs in Mission Waterfront, as well as a wide range of supporting infrastructure, public spaces, community amenities, cultural amenities, and green infrastructure.

It would be a transit-oriented community, oriented around an active transportation strategy, and with distinct precincts.

Note that this is a net loss of industrial land, because the entire area is already zoned industrial. This is most likely a Flavelle Sawmill situation, where they put 1 small industrial building next to a bunch of towers covering 80% of the site so they can technically meet the 'industrial' requirements.


The Mission OCP literally states the area is critical to providing jobs for the Mission community and is barge and rail accessible. So they're going to kill the employment center of Mission for money.

These people are thinking along the same lines of the geniuses behind the Surrey Canal and LRT idea.

[Changing City]

Having been rejected three weeks ago for further consultation, Surrey said they had already 'consulted' on the Campbell Heights plan to turn rural lands into an industrial park, (despite objections from the Semiahmoo First Nation and environmentalists).

Semiahmoo First Nation Chief Harley Chappell said that "We have had zero intergovernmental conversations with the City of Surrey," but nevertheless the board voted 69-65 to allow the development of the rural land.

[hollywoodnorth]

Port of Vancouver creates 40-acre empty container storage site in Richmond

https://dailyhive.com/vancouver/port...tainer-storage



pic from >> https://images.dailyhive.com/2022022...facility-f.jpg