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Richmond Industrial Centre.
Photo courtesy Montrose Properties
Industrial land policy in Richmond
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Industrial land is a cornerstone of Richmond’s economy, accommodating a wide array of activities from transportation and warehousing to manufacturing and processing facilities, as well as providing space for small local producers and emerging technology-driven businesses. However, the limited availability of industrial land in the region is under mounting pressure for conversion to non-industrial uses, presenting significant challenges to our local economy.
Richmond relies heavily on its industrial sector, with approximately 37 per cent of the workforce – equivalent to 44,000 individuals – employed in industrial-related fields. Despite the evident demand for industrial land, the built density in these areas remains below the maximum allowable level, indicating existing space is underutilized.
Around 125,000 people work throughout Richmond in a variety of sectors, and yet there are still more employment opportunities than people to fill them. Council’s commitment to maintaining a strong and competitive economy supports business, encourages local jobs and reflects our Council goal of “Strategic and Sustainable Growth”.
The encroachment of non-industrial activities into designated industrial zones has escalated land prices, potentially displacing established businesses. This trend poses a direct threat to the industrial ecosystem in Richmond and the broader region, prompting some manufacturers to seek potentially more affordable industrial land elsewhere, thereby impacting local businesses and the overall economic landscape.
To combat these challenges and safeguard Richmond’s industrial vitality, Council directed staff to begin development of the Industrial Lands Intensification Initiative (ILII) in 2017. The intent was to strengthen existing policy directives in the Official Community Plan (OCP) to further support the intensified use of industrial sites and establish criteria for evaluating increased density for industrial redevelopment through the rezoning process.
Building upon that foundation, the City implemented further amendments to the OCP and zoning regulations in 2021. These revisions were to bolster intensive industrial development by considering increased density for multi-storey industrial buildings through rezoning applications, subject to Council approval.
The updated policy framework includes specific criteria for enhancing density on industrial land and safeguarding industrial zones from non-industrial encroachment. Other measures such as reduced parking requirements, increased building site coverage, and height allowances aim to facilitate more intensive industrial development. These policy adjustments provide local manufacturers with opportunities for growth and development within Richmond, thereby promoting economic sustainability and fostering a conducive environment for industrial activities.
A balanced industrial land policy is essential for sustaining the growth and resilience of Richmond’s economy. By addressing existing challenges and actively supporting industrial development, the City can ensure the long-term prosperity of its industrial sector and the community at large. The Industrial Lands Intensification Initiative represents a forward-looking, long-term strategy poised to have a lasting impact on Richmond’s industrial landscape for years to come.
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