Issuu on Google+

City of Kamloops Industrial Land Review 2010-2015 Stephen Bentley, Planner, MCIP Development and Engineering Services Department


Purpose • To provide information to industrial development stakeholders on DESD’s Industrial Land Review, 2010-2015, undertaken as part of the City’s Official Community Plan (OCP) review, including: – Findings on industrial land vacancy and absorption rates; and – Recommendations on industrial land use policy. • To provide an opportunity for stakeholders to provide input and feedback on the report’s findings and recommendations.


Context • Development of industrial land in the City is guided by KAMPLAN, subordinate land use plans (e.g. McGill Corridor/Southgate Concept Plan), as well as zoning regulations. • Legislative requirement to identify an adequate supply of industrial lands in OCP (typically a fiveyear supply). • OCP review currently underway. • Pressure to convert industrial lands to other uses.


Context • A number of reports undertaken in the past regarding industrial land in Kamloops: – COK 1989 KAMPLAN Situation Audit. – Urban Systems (2002) Analysis of Vacant Industrial Land. – Venture Kamloops (2005) Economic Profile Supply and Demand of Industrial Land. • DRAFT Industrial Land Review 2010-2015 presented to City Council in June 2010; Council requested that report be forwarded to stakeholders for input.


Industrial Land Vacancy • Vacant Land Definition: – For this review, land parcels were considered to be vacant if unused or highly underutilized, e.g. used for outdoor storage or parking but without any buildings. – While this definition has the potential to overstate the availability of industrial lands, it provides a broader picture of industrial lands with development potential.


Industrial Land Vacancy • Range of industrial zones exist in the City: – I-1 (Light Industrial) – light industry such as warehousing and industrial equipment sales (e.g. Iron Mask). – I-1S (Industrial Park) – light industry and compatible commercial with a high standard of landscaping and design (e.g. Southgate). – I-2 (General Industrial) – full range of industrial uses (e.g. Campbell Creek). – I-3 (Heavy Industrial) – heavy industry involving significant outdoor storage of raw materials (e.g. Mission Flats).


Industrial Land Vacancy Vacant Area by Zoning Type INDUSTRIAL AREA

Total Area (ha)

2010 Vacant Area (ha)

I-1S (Industrial Park)

I-1 (Light Industrial)

I-2 (General Industrial)

I-3 (Heavy Industrial)

Industrial OCP Designation Only

OCP Designation as Special Development Area- Mix of Uses

NORTHWEST Ord Road

14.34

4.27

X

X

X

X

4.27

X

Tranquille Road

30.92

29.07

7.8

0.9

X

X

X

20

46.5

23

23

X

X

X

X

X

18.09

2.4

X

2.4

X

X

X

X

74.67

42.99

16.64

X

26.45

X

X

X

111.18

3.5

X

X

3.5

X

X

X

174.09

54.69

X

X

X

54.69

X

X

13.27

5.38

X

5.38

X

X

X

X

X

X

X

X

X

X

X

X

Airport SOUTHEAST Kelly Douglas Campbell Creek West Campbell Creek East SOUTHWEST Mission Flats City Yard Southgate

41.7

0.62

0.62

McGill Road

72.49

7.81

7.81

Versatile

X

X

30.85

1.57

X

1.57

X

X

X

Iron Mask East

89.1

13.2

X

5.29

X

7.95

X

X

Iron Mask West

8.25

3.25

X

X

3.25

X

X

X

10.58

3.03

X

X

3.03

X

X

X

12.4 207

X 55.87

X 15.54

X 36.23

12.4 75.04

X 4.27

X 20

Bowers NORTH THOMPSON Tolko TOTALS

44.8 780.79

X


Industrial Land Vacancy


Industrial Land Absorption • The rate at which vacant land is consumed for industrial development. • For this study, absorption was calculated by: 1. Comparing vacant land in 2002 and 2010 using GIS, business licensing, etc.; and 2. Tallying up parcel areas of industrial properties on which building permits were issued and/or completed for new construction between 2002 and 2010.


Industrial Land Absorption INDUSTRIAL AREA

Land Absorption Based on Building Permit (2002-2010) (ha)

Total Area (ha)

2002 Vacant Area (ha)

2010 Vacant Area (ha)

Vacant Area Fluctuation (ha)

2010% Vacant

Total# of Parcels

# of Vacant Parcels

14.34

n/a

4.27

n/a

30%

24

4

30.92

n/a

29.07

n/a

94%

5

3

n/a

46.5

23

23

n/a

49.5%

2

0

n/a

18.09

2.4

2.4

0

13.2%

13

1

n/a

74.67

26.38

42.99

16.61

57.6%

33

15

23.98

111.18

4.1

3.5

-0.6

3%

29

6

2.17

174.09

13.81

54.69

40.88

31%

11

8

1.21

13.27

3.9

5.38

1.48

40.5%

27

14

n/a

41.7

0.62

0.62

0

1.4%

77

2

n/a

72.49

8.9

7.81

-1.09

11%

39

6

11.57

30.85

2.29

1.57

-0.72

5%

20

3

3.5

89.1

5.29

13.24

7.95

14%

21

5

n/a

8.25

5.76

3.25

2.51

39%

3

1

2.51

10.58

6.51

3.03

-3.518

28.6%

30

9

3.48

12.4 115.36

12.4 207.22

n/a 58.48

27.7% 26.54%

7 310

2 76

n/a 48.34

NORTHWEST Ord Road Tranquille Road Airport

n/a

SOUTHEAST Kelly Douglas Campbell Creek West Campbell Creek East SOUTHWEST Mission Flats City Yard Southgate McGill Road Versatile Iron Mask East Iron Mask West Bowers NORTH THOMPSON Tolko TOTALS

44.8 780.79


Industrial Land Absorption • Overall supply of vacant industrial land has increased from approximately 115 ha in 2002, to 207 ha in 2010, for a total increase of approximately 92 ha of vacant industrial land. • 57 ha of this increase in vacant industrial land is due to closure of major industries (Weyerhaeuser, Esso, etc.). • 9 ha of this increase due to subdivision of large properties (e.g. Old City Yard on Bunker Road). • Building permits issued on 48 ha of land between 2008 and 2010 (absorption rate of 6 ha/year).


Industrial Land Absorption •

Observations – Northwest Sector: – Absorption not calculated as Tranquille/Airport and Ord Road areas did not exist in 2002. – Airport lands zoned industrial include existing refinery and "Airport" lands. Approximately 23 ha are vacant and could accommodate additional development. – Tranquille Road/Airport area also includes significant vacant area – approximately 17 ha are zoned, or could be zoned, for industrial development


Industrial Land Absorption • Observations – Southeast Sector: – Area has seen a significant increase in industrial vacancy due to mill closures and subdivision from 2002-2010. – Area has also seen significant development (building permits issued on over 24 ha of land in Campbell Creek West). – Potential for further industrial development.


Industrial Land Absorption • Observations – Southwest Sector: – Net increase in vacant industrial land on Mission Flats. – Positive or static absorption in most other parts of the Sector – industrial land saturation in Southgate.


Industrial Land Absorption • Observations – Overall: – After adjusting for factors that inflate industrial land availability, there is approximately 166 ha of industrial land. – Based on building permit-based absorption rate of 6.02 ha/year, Kamloops has an adequate supply of industrial land for the next 20+ years.


Conclusion and Recommendations • The City’s inventory of vacant industrial land is expected to last at least 20 years. • Given costs of expanding development into new areas, existing industrially zoned lands should be maintained for industrial purposes. Rezoning and/or development of industrial lands for other purposes should be discouraged. • Given the low availability of easily developable, mid-sized, lighter industrial lands, the City should encourage rezoning and subdivision applications that could facilitate the development of such properties. • Given the existence of significant areas of occupied, but underutilized industrial lands in the City, the City should encourage the subdivision and intensification of existing industrial lands.


Conclusion and Recommendations •

•

In the long-term, the City of Kamloops should encourage heavy industries with potentially negative impacts on air quality to locate out of the valley so as to not adversely impact air quality in the City. The redevelopment of the old oil refinery site in Iron Mask East and expansion of industrial development in the Iron Mask West area should be pursued to provide means of achieving this goal. Should additional lands be zoned and made available for heavy industry in the Iron Mask area, the City should consider rezoning some of the I-3 (Heavy Industrial) lands on Mission Flats (such as the old Weyerhaeuser site) to lighter industrial uses such as I-1 (Light Industrial) and I-2 (General Industrial).

POTENTIAL EXPANSION AREA


Discussion


City of Kamloops Industrial Land Review 2010 - 2015