Last update: May 7, 2021
This page will be updated regularly. Please check back for updates as we move through the required steps in this process.
The proposed inland port and developments project in Terrace is a transload facility and mixed use commercial and light industrial service centre proposed by NSD Development Corporation/Progressive Ventures (the proponent). Explore the timeline and find all relevant related documents, including Committee of the Whole reports, City planning documents, and documents submitted by the proponent.
This Monday, the inland port rezoning process restarts. At the May 10, 2021, Regular Council Meeting, will consider two Zoning Bylaw amendments related to this project. Find the agenda here.
#1: Creation and adoption of a new Heavy Industrial “M2a” Zone.
► Staff will recommend that a new zone be considered by Council. This would allow some uses relevant to a transloading facility, but not all uses currently permitted in the Heavy Industrial zone.
- The proposed heavy industrial zone of M2A would bridge between M1 and M2, limiting uses to logistics, trucking and transport, and warehouse, among others.
- The M2 (Heavy Industrial) zoning includes a range of uses that are not required as part of the proposed development and that staff did not feel were appropriate for the site.
Public participation in this step: This step involves public observation only at the May 10 Regular Council Meeting.
#2: NSD resumes their rezoning application to change the transload facility portion of 4800 Keith Avenue and a portion of 4760 Keith Avenue to a new M2A – Heavy Industrial zone.
- NSD Development Corporation submitted an application to rezone the transload portion of 4800 Keith Avenue & a portion of 4760 Keith Avenue to M2 Heavy Industrial and amend the City of Terrace Official Community Plan in the spring of 2020.
- The City of Terrace passed 1st and 2nd reading of the Project’s rezoning application on July 13, 2020.
- At the October 9, 2020, Committee of the Whole meeting, staff recommended that the OCP bylaw amendments move forward independently of the Zoning Bylaw amendments.
- In October 2020, NSD requested the City pause the rezoning application while the OCP amendment moved ahead.
- The OCP bylaw amendments were passed on January 15, 2021 following the Public Hearing held on January 14th.
- The specific rezone application requests that the transload facility portion of 4800 Keith Avenue and a portion of 4760 Keith Avenue be rezoned to the new M2A – Heavy Industrial zone being considered at Council during the same meeting.
Public participation in this step: This step involves public observation only at the May 10 Regular Council Meeting.
What happens next?
Should both these Rezoning Bylaw amendments pass these readings, both amendments will proceed to a public hearing. The Public Hearing is anticipated to be held on June 14, 2021.
Find all the background information below.
Tune in to the Council meeting to hear Council’s discussion! You can watch on Facebook/our website, or join the Teams call. As a reminder, the public can ask questions at the end of the meeting on the Teams call only, and only about something on the Council agenda. Learn more about participation here.
Thank you for providing your feedback in our Virtual Open House for the proposed Official Community Plan Bylaw amendments related to the proposed inland port. We've started to gather your feedback and organize the questions you've raised into common themes. From this data, we've developed a list of frequently asked questions and will continue to add to this list in the coming weeks. Please note that not all the data received to date has been reviewed, so if you had questions that aren't addressed here, they may be coming at a later date.
A transloading facility refers to a terminal that allows for cargo to be transferred from one mode of transportation to another. A truck-rail transloading facility can be designed accommodate any number of cargos, including dry bulk (e.g., grains, cement, etc.), liquid bulk (e.g., fuels, etc.), break bulk (e.g., lumber, steel, etc.), and project cargos. A transloading facility can also refer to a facility for stuffing and destuffing shipping containers and transferring them between truck and train.
The OCP and Zoning Bylaw amendments were originally applied for together, but prior to the October 9, 2020, meeting, NSD Development/Progressive Ventures (the proponent) formally requested that the Zoning Bylaw amendments be delayed, and that the proposed OCP Bylaw amendments move forward independently of the Zoning Bylaw amendments.
This request was based on feedback from staff that the proponent’s initial request for M2 (Heavy Industrial) zoning for the northern portion of the site was not likely to be supported. M2 (Heavy Industrial) includes a range of uses that are not required as part of the proposed development and that staff did not feel were appropriate for the site.
The proponent acknowledged concern in moving ahead with their original Zoning Bylaw amendment application for M2 (Heavy Industrial) Zoning in light of public and staff feedback they had received, and they formally requested that their Zoning Bylaw application be delayed and other options be explored. Since then, staff and the proponent have determined that creating a new heavy industrial zone that only allows uses focused on transporting goods and materials would be the most appropriate approach for this application’s zoning amendments if the project is to proceed to that point. This new zone would appropriately capture the uses being requested by the proponent, while limiting the wide range of uses permitted under M2 (Heavy Industrial) Zoning.
No, the proposed approach to the Zoning Bylaw amendment is to create a new heavy industrial zone for the transloading facility on the northern portion of the site. This new zone would only allow heavy industrial uses that support the operations of a transloading facility. Other uses permitted in the M2 heavy industrial zone such as Manufacturing General (which the site’s previous sawmill would be classified as) would not be permitted on the site under this new zone.
The proposed transload facility needs to achieve appropriate zoning to proceed. If the OCP Bylaw Amendments pass and the Zoning Bylaw amendments fail, the project will not proceed as proposed.
If the OCP Bylaw Amendments pass, stand-alone multi-family land uses would be removed from the subject lands. Mixed use commercial development, which includes residential above commercial, could still be considered on some of the subject lands under the new land use direction.
This question is better answered by NSD Development/Progressive Ventures (the proponent) on their FAQ sheet. The proponent has indicated that the transloading facility could be an opportunity to transport cargo and materials from Terrace’s local businesses onto rail and that there has been significant demand from local businesses to have access to a transload facility in Terrace.
The Port of Prince Rupert is among the fastest growing ports in North America, and the train traffic originating and returning to Prince Rupert continues to increase, further impacting our level railway crossings in Terrace, especially for pedestrians and cyclists. However, NSD Development/Progressive Ventures (the proponent) is not projecting a significant increase to rail traffic as a direct result of their intended operations. They indicate their facility may reduce pressure on rail traffic and potentially reduce train blockages, as it would provide additional railyard space for transloading.
This project will create noise and light. If NSD Development/Progressive Ventures (the proponent) secures the OCP and Zoning Bylaw amendments required to proceed to construction of the transload facility, a Development Permit will be required prior to any construction. The Development Permit requirements will include a lighting plan to minimize any light impacts on adjacent properties.
Noise impacts are not expected to be significant, and the proponent has indicated minimal nighttime operations. If the project proceeds to full buildout, the perimeter building of the transload facility is intended to be designed as a buffer between the proposed development and adjacent properties.
Anticipated noise impacts are described by the proponent in their FAQ document.
This is a privately owned site and development. All onsite development costs including any site cleanup required is fully borne by NSD Development/Progressive Ventures (the proponent).
There are many steps that NSD Development/Progressive Ventures (the proponent) needs to progress through prior to construction. First, this project needs to achieve Official Community Plan Bylaw amendments and Zoning Bylaw amendments (see questions 2 and 3 above).
Once appropriate zoning is in place, the proponent will still be required to obtain municipal Development Permits and Building Permits to be issued prior to beginning any construction. The proponent will also require various provincial permits.
The proponent has indicated they would intend to be begin construction of the facility in the summer of 2021 and be open in the summer 2022. However, as noted above, there are several steps that need to be achieved if the project receives Council’s approval.
Timeline to Date
NSD Development Corporation (the proponent) applied to amend Official Community Plan (OCP) Bylaw No. 2142-2018 and Zoning Bylaw No. 2069-2014 for 4800 Keith Avenue and 4760 Keith Avenue, to allow for the construction and operation of a new transload facility and mixed use commercial and light industrial service centre.
The application went before Council. The proponent requested amendments to Appendix 'H' (Keith Estate Neighborhood Concept Plan) of the Official Community Plan (OCP) Bylaw No. 2142-2018 to support limited heavy industrial uses on portions of the Keith Estates lands and to remove residential land uses for the portion of the Keith Estates lands specific to their proposed project. The Zoning Bylaw amendments requested a change from Light Industrial to Heavy Industrial for a portion of the lands. The Bylaws passed 1st and 2nd Readings.
The proponent undertook an open house and online information session to present the proposed project to the community. The proponent provided the City with a summary report of input and also completed a Traffic Impact Study for the project.
Prior to this meeting, the proponent formally requested that the Zoning Bylaw amendments be delayed, but that the proposed OCP Bylaw amendments move forward independently of the Zoning Bylaw amendments. As the proposed OCP Bylaw amendments would require significant policy and content changes to the 2015 Keith Estates Neighbourhood Concept Plan (2015 NCP), staff recommended that background discussion and information be provided to Council at a future meeting in the form of a "Draft Addendum to the 2015 NCP."
In working through the development of a "Draft Addendum to the 2015 NCP," staff determined to instead include background discussion on “Policy and Population Changes” within the October 26, 2020, report to Council. The background discussion reviewed the population changes as well as a range of planning and policy work that has been completed by the City of Terrace since the 2015 NCP. Considering these changes that have taken place over the past 5 years, Staff recommended that the 2015 NCP be updated over the course of 2021 to reflect these changes, and that this should be completed independent of whether the application is approved and the proposed land use changes adopted. Staff recommended that the OCP Bylaw be amended for the properties in question as follows:
- Schedule B, Future Land Use to remove the designation of "Site in Transition" from the properties at 5030 Keith Avenue, 5020 Keith Avenue, 5014 Keith Avenue, 3111 Kenney Street, 5004 Keith Avenue, 4800 Keith Avenue and 4760 Keith Avenue.
- Schedule B, Future Land Use from Industrial to Park for a 0.2-hectare portion of 4800 Keith Avenue and by changing from Commercial to Industrial for a 0.7 hectare portion of 4760 Keith Avenue.
- Schedule C, Development Permit Areas for a 0.7 ha portion of 4760 Keith A venue from No. 5 - Commercial to No. 6 Industrial.
- Appendix 'H' (Keith Estate Neighbourhood Concept Plan) of the Official Community Plan Bylaw No. 2142-2018 by revising the land use policy direction in Section 3.2 and 3.3 to remove multi-family residential land uses from the subject lands and by revising the land use policy direction in Section 3.3 Rail Spur to support limited heavy industrial uses on an expanded portion of the subject lands.
The Bylaws as amended and re-read at 2nd Reading passed. Staff also recommended that the City of Terrace proceed to public consultation on the proposed OCP Bylaw Amendments prior to the holding of a Public Hearing.
Your chance to discuss the proposed land use changes with staff and establish an informed opinion.
- In person: CANCELLED due to the latest Provincial Health Orders
- Available from Thursday, November 19, 2020, to Thursday, December 31, 2020, at 11:59 pm
- How to Take Part: Share your views on each panel through SurveyMonkey, or send us questions by contacting email@example.com or calling 250-615-4022.
Your chance to formally state to Council your position (for or against) the bylaw amendments being considered.
In accordance with the most recent Provincial Health Officer Order, the public is currently not permitted to attend Public Hearings or Council Meetings. Therefore, this meeting will be held virtually using the Microsoft Teams platform (no Microsoft account is necessary to join the meeting). We held a test session on January 6, 2021, but if you missed it, click here for more information about joining us through Teams.
- Review the Public Hearing Agenda here.
- Review the Public Hearing Addendum here.
- NEW: Review the Public Hearing Addendum Part 2 here.
- Review the Notice of Public Hearing here.
- Thursday, January 14, 2021
- 5:00 pm
- Online only
There are lots of ways to share your views:
- Email: firstname.lastname@example.org
- Letter: Mail or deliver it to 5003 Graham Avenue, Terrace, B.C., V8G 1B3
- Microsoft Teams by desktop computer*
- Microsoft Teams by mobile device*
- Microsoft Teams by phone*
Remember, all written submissions must include your name and address for this feedback to be part of the public record for Council’s consideration.
Council will receive a report from staff on January 13, 2021. While Council has already seen most of the written feedback received as it came in, this report will contain all letters received—this includes those received prior to the formal notification and engagement period (prior to Oct 26, 2020), and those received during the formal notification and consultation period (after Oct 26, 2020). The report will also contain all feedback received through the Virtual Open House. Any feedback received after the publication of tomorrow’s report to Council will be distributed to Council when received and summarized at Thursday’s meeting.
*Find all the links, phone numbers, and instructions on how to use Teams at www.terrace.ca/participate. No Microsoft account is necessary to join the meeting. Please join in early to ensure you are connected in time for the meeting.
GET ON THE SPEAKERS LIST IN ADVANCE
Already know you wish to speak live at the meeting? Great! Please let us know in advance by emailing email@example.com. If you’re not sure yet, you can sign up anytime beforehand, or even at the meeting itself. Want to speak but aren’t sure how it works? We held a test session on January 6, 2021, but if you missed it, you can find more details on joining us through Teams by clicking here.
OTHER WAYS TO PARTICIPATE
Just want to watch the public hearing without providing comment? It will be broadcast as usual through our website at terrace.ca/city-hall/council-webcasts or our Facebook page at facebook.com/CityofTerrace.
After reviewing a staff report of all feedback gathered throughout the process, this is Council's opportunity to decide whether or not to pass the proposed bylaw amendments.
If Council does not pass the bylaw, the proposed inland port would not proceed in its current iteration. If Council does pass the bylaw, the next step would be passing zoning bylaw amendments, followed by obtaining a variety of municipal and provincial permits required before construction.
- View the Special Council Meeting Agenda
- Friday, January 15, 2021
- 11:00 am
Anyone interested in hearing Council’s deliberations and the vote can watch the livestream of the meeting through our website at terrace.ca/city-hall/council-webcasts or our Facebook page at facebook.com/CityofTerrace.
Documents Submitted by Applicant
City Planning Documents Related to the NSD Development Application
The 2014 NCP process was initiated in direct response to a large industrial park development proposal at the Skeena Industrial Development Park (SIDP), and to the numerous LNG and mining projects being proposed simultaneously in the region in 2014.
A City of Terrace evaluation at that time projected potential population growth of between 30% and 50% by 2025, based on these projects moving forward quickly. This rapid forecasted growth created the need for the City of Terrace to quickly identify available land to accommodate residential, commercial, and light industrial land needs to respond to the forecasted demand. The Keith Estates lands were identified as the only logical piece of land that could meet these needs quickly, as it is serviceable, centrally located and offered a large undeveloped site.
Since the 2015 NCP was developed, the development scenario that projected population growth of between 30% and 50% by 2025 has not occurred. The SIDP project has progressed at a much slower pace than anticipated. Currently, only one of the multiple proposed large LNG projects is proceeding and one large mine has been constructed north of Terrace.
The City of Terrace Transportation Master Plan (TMP) provided a comprehensive review of the City's existing vehicle, pedestrian and cycling networks. It is a document intended to inform City staff and serve as a basis for future transportation policy decisions. The system analysis was based on both a present-day condition and a projected 2025 condition, based on a lower growth scenario than considered under the 2015 NCP. Relevant recommendations of the TMP include:
- Construct a vehicle overpass at Kalum Lake Drive and a pedestrian overpass at the east end of the rail yard (east of Apsley Street). This is consistent with the Kalum Street Pedestrian Overpass Study, below.
- Widen Keith Avenue to 24 meters through Highway dedication from adjacent lands in the Keith Estates area at the time of subdivision or development permit.
- The TMP further revised the Keith Avenue cross section and road design from that conceptualized in the 2015 NCP
- A Complete Streets design with vehicular and truck route capacity complimented by separated cycling and pedestrian infrastructure and landscaped boulevards is recommended.
This study looked at overpass options east of the Sande overpass. The Kalum Street location was identified as the top priority location in our community for a pedestrian and cycling overpass. While a pedestrian and cycling overpass is needed west of the Sande Overpass as well, the priority in the community is to pursue, when feasible, the pedestrian overpass at the Kalum Street location as it will have the greatest impact on safety, accessibility, connectivity and benefit the greatest number of residents.
In 2018, the City of Terrace identified potential market demand for a transloading facility in or near Terrace. This study investigated the feasibility to develop the preliminary business case for constructing a transloading facility. The basic premise of the study was that improved transportation connectivity and transportation options can help to lower shipper transportation costs, reduce transit times, and increase supply chain reliability. This can help increase shipper competitiveness and that of the jurisdictions in which they operate. This in tum can lead to investment, growth and jobs.
The study evaluated five sites in the Terrace-area and determined that the lands identified as "Site 1A: South of Hwy 16 Corridor, East" offered the most suitable combination of location, good road and rail access, and least engineering/archeological risks for the development of a transloading or a small intermodal facility. However, the consultant noted several key barriers to the development of a transloading facility at this location:
- At the time the study was completed in 2018 the consultant noted there was insufficient economic activity to support the operations of a typical transloading facility.
- The consultant recommended the minimum parcel area be approximately 70 acres, and at the location identified above there would be impacts to the grade crossing at Kenney Street (However, they further noted that a grade separation is already recommended in Terrace's Transportation Master Plan, and the activities of a transloading facility would only be one driver of the development of a grade separation).
- The proposed zoning for mixed use (residential) in the area would need to be reconsidered to allow a transloading facility on this site.
The Downtown Action Plan, developed in 2018, explores a comprehensive and strategic vision for Downtown Terrace while guiding the form and character of future development in support of the Five Fundamentals for downtown revitalization. A key focus of the Downtown Action Plan is to create the conditions to bring new residential housing into the downtown. The Plan recognizes this helps to create a strong sense of community and can revitalize struggling areas or transform underutilized land. Relevant findings of the Downtown Plan include:
- Increasing the number of people living in and around the downtown core benefits local businesses as these residents are now within walking distance to downtown shops, restaurants, and services and are therefore more likely to patronize these businesses.
- In addition to revitalizing downtown with new life and activity, introducing residential uses helps address concerns around public safety and security, as increased activity levels result in more eyes and ears on the street.
The Downtown Plan supports available land in the Downtown being developed for medium, high and mixed-use residential development. The form of multi-family residential land use envisioned in the 2015 NCP to meet rapid growth is now preferred to be directed to the downtown area.
The Downtown Tax Revitalization Exemption Bylaw (DTRE) further supports the policy recommendations in the Downtown Plan by offering a Tax Exemption for new residential development in the Downtown Core. The exemption is substantial and provides a significant incentive for developers to consider redevelopment and new development activity in the downtown in mixed use form. This is a key policy to enhance and to revitalize the commercial core of the city.
The 2015 Population Survey projected potential population growth of between 30% and 50% by 2025, based on the proposed projects at the time moving forward quickly. Those included a large industrial park development proposal at the Skeena Industrial Development Park (SIDP), and numerous LNG and mining projects in the region.
Revised population projections were completed by Big River Analytics (September 2020). This work was a follow-up to the 2015 ''Terrace Population Study". The recent modelling Big River Analytics completed shows that the lower current expected population growth can be met through designated residential lands available in the City of Terrace and designating high-density multi-family residential land use for the Keith Estates lands is not necessary.