Light Industrial and Green Industry

Hope is ideal for small-scale industry and micro-manufacturers.  We have a low cost industrial and residential land base relative to the rest of the Fraser Valley, affordable occupancy costs, strong connections to transportation infrastructure, and a superior quality of life.  The recent addition of fibre-optic internet infrastructure has vastly increased the opportunity for high tech and green industry to move to, or expand within, the District of Hope.

In 2016, the Integrated Official Community Plan was updated and outlined the community’s goals for industrial areas.

  1. Clean, attractive, and well-maintained
  2. Contribute to the local economy
  3. Effectively separated or buffered from adjacent land uses
  4. Minimize negative impacts on the natural environment and human health
  5. Compatible with the tourism experience

 

Investment Context

Hope is at the junction of four major highways, on the banks of the Mighty Fraser River and the Coquihalla River, and bound on both sides by two railroads (CPR and CN).  Hope has a regional airpark and a private heliport.  It is a prime location for distributing and exporting goods.

  • Distances to Major Centres

    Distances to Major Centres
    Community Distance from Hope (km)
    Chilliwack 53
    Abbotsford 85
    Vancouver 147
    Victoria 241 (ferry access)
    Kamloops 204
    Kelowna 239
    Seattle 268
  • Relevant Features

    Feature Distance from Hope (km)
    Abbotsford International Airport 90
    Vancouver International Airport 153
    Port of Metro Vancouver 147
    Abbotsford-Huntington (Sumas) Border Crossing 84
    Aldergrove Border Crossing 102
    Peace Arch Border Crossing 124
    Bellingham International Airport 131
    Port of Bellingham 130
    Sea-Tac International Airport 286
    Port of Seattle 265
  • Industrial Land Inventory

    0-2 Acres 2-5 Acres >5 Acres Developable*
    Number of Properties 31 12 13 55
    Acreage 16.5 39.1 127 172.6
    *Includes underdeveloped sites with some existing industrial use
    (Colliers 2013)
  • Industrial Land Values and Lease Rate (2012)

    Municipality Lease Rate Range Land Price Range / Acre*
    Hope $5.50 - $7.00 $250 000 - $350 000
    Chilliwack $5.50 - $7.75 $550 000 - $600 000
    Abbotsford $5.50 - $8.00 $700 000 - $850 000
    Langley $6.00 - $8.50 $750 000 - $1 300 000
    Surrey $6.00 - $8.25 $750 000 - $1 300 000
    Burnaby $6.00 - $9.50 $1 300 000 - $2 000 000
    Vancouver $6.50 - $12.00 $2 000 000 - $5 000 000
    *for vacant serviced parcels (Colliers International, 2013)
  • Industrial Land Municipal Taxation Rate

    Major Industry:  22.04512 (mil rate)
    Light Industry:  15.17223 (mil rate)
    Municipal taxes are determined by multiplying the assessed property value by the mil rate and dividing that total by 1000.
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Industrial Sector Opportunities

The following are types of industrial activities that have been identified as opportunities for Hope:

  • Small footprint industrial operations
  • Light manufacturing and fabrication
  • Micro-manufacturing
  • Primary product manufacturing and processing (e.g. converting wood waste from Community Forest Operations to biomass)
  • Food processing and manufacturing
  • Beverage processing and manufacturing (e.g. microbrewery or distillery)
  • Higher-order manufacturing (technology and value-added)
  • Green economy
  • Redeveloping brown fields
  • Gravel mining
  • Transportation and warehousing
  • Expanding the business potential of the Hope Airpark
  • Distribution and exporting
  • Industrial services to support regional projects:
    • Construction growth demand in the Fraser Valley
    • Trans Mountain Pipeline Expansion Project
    • Transportation and logistics
For more industrial opportunities available in Hope, be sure to check Trade and Invest BC.

Industrial Land Use Zoning in Hope

The District of Hope permits industrial uses in the following zones:

  • I-1 Heavy Industrial
  • I-2 Light/Service Industrial
  • I-4 Vehicle Wrecking
  • I-5 Heliport
  • I-6 Water Industrial

 

Taxation:  Light Industrial vs. Business

Light industrial and green industry businesses will fall under either Class 5 (Light Industry) or Class 6 (Business and Other) as categorized by BC Assessment.  The following is taken from the BC Assessment website.

  • Which properties fall within Class 5 (Light Industry)?

    Property used or held for extracting, manufacturing, or transporting products, including ancillary storage.  Exceptions include properties used for the production or storage of food and non-alcoholic beverages.
  • Which properties fall within Class 6 (Business and Other)?

    Property used for offices, retail, warehousing, hotels and motels.  Class 6 also includes any properties that do not fall into the other classes.
  • Can properties be placed in both classifications?

    Yes, properties that have different distinct uses can fall into more than one class.  For example, if a manufacturing property also housed the corporate head office, the classification would be split between Class 5 and Class 6 based on the value contribution of the components.

Regional Resources

  • Chawathil First Nation

    • Chawathil First Nation are one of the independent First Nations with which the District of Hope has a strong working relationship.  Chawathil lands border Hope on the north and west (primarily along Highway 7).
    • Chawathil First Nation produced a land use plan in 2012 which establishes the goals, objectives, and policy guidelines to assist the Nation in managing their rapid growth.
  • Union Bar First Nation

     Union Bar lands border Hope on the north-east, including the land around the Transfer Station and on the east side of Kawkawa Lake.
  • Yale First Nation

    Yale First Nation has their main office in Hope as their lands extend as far down as Hope.   
  • Fraser Valley Regional District

    Hope is a member municipality of the Fraser Valley Regional District and we are the centre of electoral areas A, B, and D.  Development opportunities often straddle District and FVRD boundaries.