Railtown Plan

THE CORPORATION OF THE CITY OF NELSON
REQUEST FOR DECISON

DATE:
TOPIC:
PROPOSAL:
PROPOSED BY:
December 5 Regular Meeting of Council

Railtown Sustainable Neighbourhood Action Plan (SNAP)
Receive the Railtown Sustainable Neighbourhood Action Plan for
information
Staff
______________________________________________________________________________
ANALYSIS SUMMARY:
In November 2015, Modus Planning, Design and Engagement Inc. was retained by the
City to complete a community plan for Railtown. The Railtown Sustainable
Neighbourhood Action Plan (SNAP) provides a vision and implementation plan for the
development of Railtown. Intensification of Railtown with a mixture of residential,
commercial and industrial, as well as better connections between Railtown, the
downtown and the waterfront are key goals of the Sustainable Waterfront and
Downtown Master Plan and the City of Nelson Official Community Plan. The Railtown
Sustainable Neighbourhood Action Plan was introduced to Council at the October
Committee of the Whole meeting and is now presented for Councils approval.
BACKGROUND:
The impetus for undertaking the Railtown SNAP comes from the Official Community
Plan and the Sustainable Waterfront and Downtown Master Plan. Other key policy
documents that were utilized to provide direction for the Railtown Plan include:
Nelsons Path to 2040 Sustainability Strategy 2010
Low Carbon Path to 2040 Community Energy and Emissions Action Plan
2011
Active Transportation Plan 2010
Nelson Affordable Housing Strategy 2010
Heritage Register Update 2011
The Railtown SNAP helps refine the vision for Railtown that was outlined in the
Sustainable Waterfront and Downtown Master Plan. The Plan includes specific
projects, and provides recommendations for partnerships, programs and funding
sources with an implementation table outlining catalyst actions to build and gain
momentum. The Plan was developed through a detailed and implementation-focused
three-phase planning process that included community and stakeholder engagement,
market review and analysis, and close collaboration between City departments.
BENEFITS, DISADVANTAGES AND NEGATIVE IMPACTS:
The Railtown SNAP is key to attracting new development and investment in Railtown,
contributing to a strong, vibrant downtown core, and establishing better connections to
the waterfront and the downtown as well as within the community. Specifically, the Plan
helps to achieve the goals identified in the key policy documents by:
supporting anticipated market demand for new jobs;
providing better physical and visual connections to the downtown, the
waterfront and adjacent neighbourhoods;
providing brownfield and ecological restoration;
providing mixed use and innovative live work residential/commercial
opportunities;
creating a walkable, livable, compact community that is more sustainable

environmentally, socially, and financially; and,
adding to Nelsons vitality, vibrancy and economic resiliency.
LEGISLATIVE IMPACTS, PRECEDENTS, POLICIES:

It is within Councils mandate and authority to plan for future community development.
Should Council wish to proceed with the vision identified in the Plan, the City of Nelson
Official Community Plan and other City policy and bylaw documents should be updated
to reflect the long-term vision and goals identified.
COSTS AND BUDGET IMPACT - REVENUE GENERATION:
The development of the Railtown SNAP is jointly funded by The City of Nelson
(Development Services budget) and the Federation of Canadian Municipalities (FCM).
Staff time will be required to update the relevant policy documents and City Bylaws.
Investigation of development incentives and green infrastructure guidelines will also
require staff time. Public infrastructure and public realm projects identified within the
Plan will be funded through the Citys capital budget process as funding permits. As
well, grant funding will also be pursued for many of these projects (brownfield
redevelopment, active transportation and ecological restoration). The majority of
development identified in this Plan is on private land and will be market driven. Staff
time will also be required to develop City-owned sites. Revenue generation through
additional taxation and servicing fees will be realized as development occurs over time.
IMPACT ON SUSTAINABILITY OBJECTIVES AND STAFF RESOURCES:
The Railtown SNAP helps to achieve the goals of the Sustainable Waterfront and
Downtown Master Plan by identifying opportunities for increased jobs and housing, and
by maintaining/ increasing the existing industrial. It helps to achieve the goals from
Nelsons Path to 2040 Sustainability Strategy by identifying a number of specific
strategies for achieving carbon reduction and climate change; recreation, wellness and
healthy ecosystems; local, resilient economy; and community arts and culture. It helps
to achieve the goals of the Active Transportation Plan by creating a connected, active
transportation network, a complete transit and street network, high quality public plazas
and streets, a pedestrian walkway across the tracks to the waterfront, and an upgrade
of the Rosemont Tunnel. It helps to achieve the goals of the Low Carbon Path to 2040
Community Energy and Emissions Action Plan by planning for compact development,
revised parking requirements, green infrastructure guidelines, building energy retrofits,
district energy, additional recycling and composting sites, community composting, and
building demolition and waste management program.
COMMUNICATION:
Development of the Railtown SNAP has included a number of sessions with the
Railtown Stakeholder Team, the Technical Team, one-on-one meetings with Railtown
landowners/business owners as well as open houses; public feedback surveys and a
project webpage (see Attachment 2 for members of the Stakeholder and Technical
Teams). Specifically, opportunities for public input/feedback to the Railtown SNAP
included:
Workshop #1
Technical Team and
Stakeholder Team
meetings
January 7
invited 33 key stakeholders including landowners,

businesses, key community groups and agencies,
Mayor and City Council
Project website
created
January 15
Survey #1
Jan 13-Feb 24
Press Release
Workshop #2
Technical Team and
Stakeholder Team
meetings; Design
Charrette
Feb 22
Feb 24-25
Open House #1
Feb 25
Press Release
Survey #2
Feb 29
Mar 7-April 11
Press Release
Letter to Railtown
business owners and
landowners
Letter to Railtown
business owners and
landowners
Press Release
Workshop #3
Technical Team and
Stakeholder Team
meetings
Open House #2
March 8
March 14
Survey #3
June 12-July 1
May 26
June 9
June 13
June 13
Website created to provide current information on the

project and provide an opportunity for feedback; all
documents produced posted on website; 3 surveys to
gather public feedback posted on website
Survey #1 Now, Wow, How received 75 responses
from the online survey, as well as numerous emails from
interested residents
Morning meeting with Stakeholder Team/Design Team;
th
Design Team worked all day on the 24 to translate
ideas into visual ideas; evening meeting with
th
Stakeholder Team/Design Team on 24 to confirm
th
ideas; Design Team worked all day on the 25 to
continue visualization of ideas
Public invited to review ideas that came out of the
design charrette and provide feedback - over 100
people attended the open house - significant amount of
feedback received via sticky notes and completed
surveys
Survey #2 charrette concepts feedback - 97 surveys
were completed online, as well as numerous emails
received
Update on the two day design charrette; invite to meet
to discuss ideas that came out of the charrette; invite to
provide feedback
Update on Plan; invite to June 13 open house; invite to
meet to discuss Plan
Met with Stakeholder Team and Technical Team to

review draft plan
Public invited to review draft community plan over 60

people attended the open house significant amount of
feedback received via sticky notes and completed
surveys
Survey #3 feedback on draft community plan concepts
- 50 surveys were completed online
Overall throughout the process there were 11 documents produced and posted on the
project website for public feedback via three different surveys:
December 2015
January 2016
February 2016
March 2016
March 2016
March 2016
June 2016
June 2016
June 2016
September 2016
Railtown Workshop Backgrounder

Railtown Stakeholder Team Workshop #1
Railtown Design Brief
Charrette Report
Cottonwood Market Renewal
Phase 1 Engagement Summery Report
Open house #2 boards
Railtown Sustainable Neighbourhood Action Plan (Draft)
Phase 2 Engagement Summary Report
Phase 3 Engagement Summary Report
Surveys were accessible on the website and at the two open houses. Over 200
responses were received. The top priorities identified for the community, in order of
number of responses received, included (Attachment 3):
Mixed-use development, multifamily, live/work, commercial, industrial (97

responses)
Multiuse path from Railtown to Waterfront (88 responses)
Extend pathway along creek from Baker to Cottonwood (71 responses)
Better pedestrian connections, sidewalks, overall pedestrian experience (56
responses)
Affordable housing (36 responses)
Restore native vegetation and fish and wildlife habitat in Cottonwood Creek (34)
Green space/open space that is inviting and engaging for all ages (33)
Dont like the three-storey development adjacent to Park as illustrated at the
public meetings (31 responses)
On July 13, 2016 a petition was received (Attachment 4) including 140 signatures that
were in opposition to mixed-use residential on the City-owned site which is the current
location of Cottonwood Market. Seventy-one percent (99) of these signatures were
from individuals residing outside of Nelson.
OPTIONS AND ALTERNATIVES:
1. Receive the Railtown Sustainable Neighbourhood Action Plan for information;
2. Refer the matter back to Staff for further information.
ATTACHMENTS:
1. Railtown Sustainable Neighbourhood Action Plan
2. Stakeholder and Technical Team Members
3. Summary of Railtown Survey Responses and Alignment with the Railtown
SNAP
4. Cottonwood Park Petition, July 13, 2016
STAFF RECOMMENDATION:
That Council approves the Railtown Sustainable Neighbourhood Action Plan.
AUTHOR:
REVIEWED BY:
______________________________
_____________________________
MANAGER OF DEVELOPMENT
SERVICES
CITY MANAGER
RAILTOWN
SUSTAINABLE NEIGHBOURHOOD
ACTION PLAN
RAILTOWN DISTRICT: SUSTAINABLE NEIGHBOURHOOD PLAN
ii
We would like to thank the Railtown stakeholder and

technical teams for investing their time, energy and
expertise at key stages throughout the process and for
working with the planning and design team in a truly
collaborative spirit.
Prepared for the City of Nelson by Modus Planning, Design
and Engagement Inc. October 6, 2016
2016, The Corporation of the City of Nelson. All Rights
Reserved.
The preparation of this plan was carried out with
assistance from the Green Municipal Fund, a Fund
financed by the Government of Canada and administered
by the Federation of Canadian Municipalities.
Notwithstanding this support, the views expressed are
the personal views of the authors, and the Federation of
Canadian Municipalities and the Government of Canada
accept no responsibility for them.
Contents
Executive Summary
PART 1 : INTRODUCTION
Overview and Purpose
Neighbourhood Snapshot
The Power of Neighbourhoods
A Focused Vision
Planning Process
3
3
3
3
3
3
PART 2: NEIGHBOURHOOD CONTEXT & EVALUATION CRITERIA 5

Planning and Policy Context
5
Framework for Sustainability Evaluation
5
Inventory and Analysis
6
Brownfield Redevelopment
8
Servicing and Infrastructure
10
Social and Cultural Context
12
Market and Financial Analysis Overview
13
14
14
15
16
17
18
20
20
21
22
30
33
39
46
52
PART 4: IMPLEMENTATION FRAMEWORK

Implementation Table
Monitoring and Reporting
Sustainability Framework
53
54
62
63
List of Figures
List of Tables
67
67
APPENDIX68
Market and Financial Analysis for Railtown
68
iii
PART 3: NEIGHBOURHOOD PLAN

Vision
Design Principles
Conceptual Land Use Plan
8 Big Moves to Transform Railtown
Public Realm and Open Space
Sustainable Innovation
Permitted Uses
Precincts
The Rail Yard Precinct
The Industrial Precinct
Market Precinct
Live-Work Precinct
Heritage Commercial Precinct
Illustrative Plan
iv
Executive Summary
This plan was developed through a detailed and

implementation-focused three phase planning process
that included community and stakeholder engagement,
market review and analysis, and close collaboration
with City staff to ensure the plan both honours and
implements the vision established by the SWDMP
process.
Part 1 and 2 provide an overview of project purpose and
process, neighbourhood context, inventory and analysis,
and the sustainability framework that was used to
evaluate sustainability criteria.
Part 3 outlines the illustrated vision for the
neighbourhood. This includes the overall vision
with priority public realm projects, land use and
development concepts. Precedents, street sections and
illustrations help to communicate the design concepts.
Part 4 focuses on implementation. One of the
greatest challenges to realizing the vision for Railtown
will be providing the right tools and incentives for
implementation. While some projects have been
identified as strategic public investments to catalyze
the vision for Railtown, it is important to note that the
Railtown Sustainable Neighbourhood Action Plan is not
a public realm plan and the intention is not that it be
implemented by the City. It will be principally a market
driven process, supported by these strategic public
investments. It assumes the prioritization of Railtown
through growth management, efficient approvals
processes, and development tools and incentives,

and will depend on close coordination between City
departments and other partners/stakeholders to
harness the full potential of Railtown.
The adoption of the plan is not the end of the project;
it is the beginning of many tasks, each of which will
guide Railtown toward this long term vision for form
and character, land use, programming and public realm
elements. In order to be successful, it must be well
resourced with both time and funding.
In this context, the Sustainable Neighbourhood Action
Plan Implementation Framework is an important
resource intended to be used in tandem with the plan
by identifying specific actions, programs, partnerships,
required resources, funding sources, timing, roles and
responsibilities. The Implementation Framework is a
living document separate from the plan in that it is
intended to be updated at regular intervals as actions
are implemented and new implementation priorities
identified.
It is also important to note that the historic industrial
land uses in Railtown preclude certain forms of
development and programming, and that has been a
driver in the forms of development and open space
programing that were explored in the process and
have been proposed.
This Sustainable Neighbourhood Action Plan for

Railtown sets out a clear framework for implementation.
The plan refines the vision for the neighbourhood
that was outlined in the Sustainable Waterfront
and Downtown Master Plan (SWDMP). It includes
specific projects, and provides recommendations for
partnerships, programs and funding sources with an
implementation table outlining catalyst actions to build
and gain momentum.
Railtown SNAP Boundary - 27.98 acres (11.32 hectares)
Figure 1.
Map of Study Site
Overview and Purpose

Neighbourhood Snapshot
Railtown is an important and special part of the City,
bordering both the downtown core and the waterfront
and home to many historically significant landmarks.
The vision for this 28 acre site is to emphasize the
neighbourhoods distinct character while creating better
connections with adjacent neighbourhoods, and helping
the City to realize established sustainability goals. New
life and vitality in the neighbourhood will celebrate
and contribute to the historical context and character.
Indeed, seeding for this new life has already begun-when the Chamber of Commerce moved into its new
home in the restored CPR station at the end of 2015,
the neighbourhood and this historic landmark took on
additional significance and meaning for the City.
The Power of Neighbourhoods

Neighbourhoods are large enough to enable a wide
range of sustainable development strategies, and small
enough to understand, plan and take action. As such,
the neighbourhood is an ideal scale to implement
sustainability principles in the context of local
environmental and socioeconomic opportunities and
constraints as well as local and regional market and
financial realities. Fortunately, Railtown contains many
of the ingredients that are necessary to sustain and
provide a balanced approach to development: culture
and history, business and innovation, and rich natural
and human context. The Sustainable Neighbourhood
Plan will help to further reveal and realize the
tremendous potential that the Railtown neighbourhood,
and by extension other neighbourhoods in Nelson, have
in realizing city-wide and regional sustainability goals.
With some of the highest business licenses per capita

in the province, along with growing tourism, arts and
cultural sectors, Nelson is well positioned to manage
growth and guide neighbourhood renewal in a practical
manner rooted in market forces and in the context of the
successful, diverse and therefore resilient local business
climate. Specifically, Railtown provides the opportunity
to support anticipated market demands for new jobs,
better physical and visual connections to the downtown
and adjacent neighbourhoods, to provide additional
civic space, brownfield and ecological restoration,
and additional mixed-use and innovative live-work
residential/commercial opportunities. Turning the vision
into action requires identification and prioritization of
strategic public investments together with policies and
guidelines to encourage and shape private development.
Collaboration with stakeholders at key stages of the
process revealed unique opportunities, challenges
and aspirations of the community. The projects,
programs, policies and actions identified in Part 4 of
the Sustainable Neighbourhood Action Plan respond to
these aspirations.
The Spirit of Railtown
Funky
Historic
Live-work
Vibrant
Live-work
Development of this plan involved a highly collaborative

and integrated process with three phases. In each of
these phases, the consultant team Modus Planning,
Design and Engagement Inc. worked with the City and
stakeholders to identify key issues and opportunities,
co-create, evolve and test design options. The preferred
option outlined in this plan has detailed actions, policies,
partnerships and priorities for implementation.
The Railtown stakeholder team included Nelson
residents, representatives from community
organizations, and City councilors, who were invited
by the City to represent the stakeholder team during
project kick off.
During Phase 1 additional residents and community
Developable
Texture
Open
Planning Process
Suburb
Gritty
Hub
CP
Connector
Historic
Edgy
History
Unique
Discovery
Transformation
Potential
During Stakeholder Workshop #1 we asked, What words

capture the spirit of Nelsons Railtown District? These are
the responses we received.
Figure 2.
Spirit of Railtown
PART 1 :
INTRODUCTION
A Focused Vision
representatives became engaged in the process and

joined the stakeholder team events during Phase 2.
Planning Process Diagram
Phase 1 included review and synthesis of relevant

technical information, a market overview and financial
analysis conducted by J.P. Raulout-Lapointe to provide a
high level overview of market environment and inform
concept development, along with confirmation of the
neighbourhood vision and goals.
Phase 2 included the development of a Sustainability
Framework to supplement the Draft Vision and Principles
identified in Phase 1. The Sustainability Framework
provided guidance for identification and implementation
of sustainability components as required as part of
the Federation of Canadian Municipality (FCM) partial
funding for this planning process.
The Sustainability Framework was informed by the

planning and policy context of Railtown - Nelsons Path
to 2040 - Sustainability Strategy (2010) was of particular
relevance.
A two day integrated and collaborative design workshop
(charrette) was the key event in Phase 2 and resulted in
development of neighbourhood concepts.
Phase 3 involved selection and refinement of the
preferred concept, including detailed policy, design and
implementation components of the plan and testing
of concepts through a market analysis. The preferred
option and detailed policy, design and implementation
components make up Part 4 of the Sustainable
Neighbourhood Action Plan.
PHASE 1
PHASE 2
Background/
technical analysis,
vision + goals
Concept
development +
community open
house
PHASE 3
Concept
refinement, plan
development +
recommendations
SPRING SUMMER 2016
WINTER 2015
Key Activities and Events
Stakeholder Workshop #1
Charrette
Survey #1
Technical Team Meeting
Survey #2
Survey #3
Community Open House #1
Community Open House #2
Deliverables

Deliverables
Market Review Memo

Charrette Design Brief
Engagement Summary
Memo
A Project web page was also set up and included

regular project updates, notifications, deliverables,
and questionnaires/feedback from key stages of the
project, including: a visioning survey in Phase 1, a
Charrette Report and survey for further public input
on the concepts that were developed during the
design workshop in Phase 2, and a survey on the draft
neighbourhood plan in Phase 3.
Project Website
Deliverables
Charrette Summary Report

Engagement Summary
Memo
Draft Railtown Sustainable

Neighbourhood Action Plan
Market Analysis Memo
Engagement Summary
Memo
Final Action Plan
Figure 3.
Planning Process Diagram.
PART 2: NEIGHBOURHOOD CONTEXT AND

EVALUATION CRITERIA
The City of Nelson has an extensive policy framework

in place to guide planning for Railtown. Nelsons Path to
2040 Sustainability Strategy is the most comprehensive,
long-term of these, and was used together with the
other plans and strategies to inform the design and
planning process. The primary plans referenced were:
Nelsons Path to 2040 - Sustainability Strategy
(2010)
Sustainable Waterfront and Downtown Master Plan
(2011)
Low Carbon Path to 2040 - Community Energy and
Emissions Action Plan (2011)
Active Transportation Plan (2010)
Nelson Affordable Housing Strategy (2010)
The City of Nelson Official Community Plan (2012)
Heritage Register Update (2011)
Framework for Sustainability Evaluation

Drawing on these plans, a Sustainability Evaluation
Framework relevant to Railtown and neighbourhood
scale planning was developed to ensure that the
Railtown Sustainable Neighbourhood Action plan
successfully addresses the sustainability goals of the
City. It is structured around four subcategories for
sustainability:
Community, Arts and Culture
Carbon Reduction and Climate Change
Local, Resilient Economy
Recreation, Wellness and Healthy Ecosystems
The following represents a high level synthesis of

principles, goals and objectives from previous plans
and studies as relevant to a sustainable Railtown
Neighbourhood:
Healthy, vibrant and walkable neighbourhoods
that foster togetherness, collective joy and
celebration
Prosperity to foster a diverse, value-added
economy that provides good jobs close to home
and amenities
In addition to this high-level summary, a more detailed

Framework was produced, incorporating objectives and
design/development strategies for each subcategory. In
the planning process, these were used to guide concept
development. In the implementation process, these
may also be used to monitor progress towards those
goals. The detailed Framework is included in Part 4
of the action plan (p.63) showing where each of the
precincts within the plan are anticipated to contribute to
each strategy.
Resiliency to maintain and enhance the economic,

social, ecological, and cultural systems that
make Nelson great and strengthen our ability to
withstand future challenges.
Cultural Strength to celebrate and embrace our
rich heritage, diversity and thriving arts scene
Robust Ecosystems through protection,
enhancement, restoration, and connectivity of
natural systems and habitats within Railtown, the
downtown, the waterfront and throughout the
community
A connected multi-modal community to link the
downtown, the waterfront , Railtown and the
community as a whole
Infill, intensification and adaptive re-use to create
a diversity of unique neighborhoods each with a
vibrant mix of jobs, housing and other compatible
uses
A public waterfront including parks and a
continuous trail system
Green energy and infrastructure for a low carbon
and ecologically based neighbourhoods and
communities
A highly liveable and amenity rich community
where people really like to live, work, learn and
play
Planning and Policy

Context
Inventory and Analysis
RAILTOWN: Inventory and Analysis Diagram
The Inventory and Analysis diagram was developed

Multi-Use Waterfront Trail
in Phase 1. Through developing this diagram we learned
about key site issues and opportunities, which provided
the foundation for discussing and developing design
concepts.
Historic C.P. Rail

Superintendents House
ker
Ba
Historic C.P. Rail Building.

Now The Chamber of Commerce
Historic building: Now
The Art of Brewing
St.
Gateway
Active Rail Corridor

(site barrier)
t.
yS
lwa
Commercial
Core
(Downtown)
Rai
Some of the key lessons from the Inventory and Analysis

Diagram are that Railtown:
is a continuation of Nelsons main commercial street,
Baker Street
has limited street connectivity with Baker Street
terminating in a dead end
has opportunities to improve upon active
transportation through a formal and connected
network
is bounded on all sides (by steep slopes, highways,
and the rail corridor)
is home to a number of key heritage buildings, as well
as Cottonwood Falls and Creek
has key community and cultural sites such as the Rod
and Gun Club, the Cottonwood Market, and other
parks and open spaces
is a special place in terms of topography (as one of
the only flat places in Nelson)
has a history of land use that has resulted in
contamination of some sites that could require
additional remediation and could drive architectural
form
the lands are comprised of a mix of private and public
ownership, including a major landowner in the area
outside of the City and other private owners.
Airfield
nt
Highways 3 &
6 (barriers
to the site)
Cottonwood
Market
Pedestrian
Bridge
Pedestrian
Gateway
Site boundary
e
rnm
Residential
.
Rd
Cottonwood
Falls Park
ve
Go
Cottonwood
Creek
Gateway
Figure 4.
Steep slope (barrier)

(0.5m contours)
Pedestrian Underpass
Key Pedestrian Route
Inventory and Analysis Diagram
Rosemont
Railtown has evolved out of its human and ecological

history. The land itself was the result of alluvial
deposits left by the Cottonwood Creek watershed,
and gave Railtown its special character as one of the
few flat areas of Nelson. This flat land adjacent to the
shore and creek made this a desirable location for the
transportation hub for rail and shipping. As a result it
also became a desirable location for early industries to
settle, and an ideal site for the creation of one of the
first hydropower generation sites in the Kooteneys.
Key Gateways
40
0m
,5
in
ut
al
da
47 ry
5m
,6
in
ut
al
Today, Railtown is bounded by rail lines, highways, and

steep topography. Many light industries continue to
operate in Railtown. There are also some residential
uses. Railtown has limited ownership, with one major
land owner outside of the City and C.P. Rail.
un
As illustrated in Figure 5 Railtown lends itself to being

walkable. Providing good connectivity and a mix of uses
within the neighbourhood would allow for residents,
workers and visitors to access a variety of daily amenities within approximately a 5 minute walking distance.
One could walk the width of Railtown in approximately
5-7 minutes (based on a 400m distance).
alk
Bo
ew
nut
500
Figure 5.
Walking distance diagram
Ne
ig
hb
ou
rh
oo
7m
m,
Brownfield Redevelopment
Above: The restored C.P. Rail Station, now home to the Nelson and
District Chamber of Commerce.
8
Nelsons early beginnings occurred on the flat lands of
the west waterfront, including Railtown. In 1891 CP
opened a line from Robson to Nelson which connected
the Columbia and Kootenay Steam Navigation Company
steamboats. In addition to a steamship wharf, this area
was the location of CPs yards, tracks and station. This
area was also home to a coal gas plant or gasworks
in 1900 which provided heat and light for the town,
as well as the first hydro-electric plant in the province
in 1896. This area was also the hub for the growing
mining industry that became lucrative in 1886/87
with the silver, lead, copper and gold finds at Toad
Mountain. As a result of the early land uses in the area,
a significant portion of lands within Railtown have
varying degrees of contamination and are brownfield
sites. This contamination resulted from storage and
transportation practices of goods historically associated
with mining, transportation and bulk fuel storage
uses. As in most cases, previous land use activities and
historical development patterns can create challenges
for renewed development on brownfield sites.
Brownfields are vacant or underused sites with potential

for redevelopment. They may be contaminated, often
due to former industrial or commercial use. Brownfield
redevelopment provides environmental, social and
economic benefits to communities. The environmental
benefits of brownfield redevelopments extend beyond
the remediation and clean-up processes by returning
used land back to green and natural spaces. Brownfields
are an environmentally sustainable method of property
development. It also provides unique opportunities
for generating social benefits through sustainable
land stewardship. From creating spaces for affordable
housing to green and civic spaces, brownfields represent
an untapped resource for communities to rebuild
and grow. Brownfield redevelopment also creates a
number of economic benefits for local governments,
land developers and the community. By choosing to
redevelop vacant or unused land, new sources of tax
revenue can be found and redeveloped brownfield
projects can spur on further new development as part of
a community revitalization strategy.
The Ministry of Environment through the Environmental
Management Act manages the process to ensure new
development meets all applicable environmental
standards for future land use on brownfield sites. To
this end, the Ministry articulates the standards for
remediation of contaminated lands through a Certificate
of Compliance process and subsequently communicates
this information to the City of Nelson prior to new
development proceeding.
As identified in Figure 6, contaminated lands in Railtown
are in various stages of remediation. Land is available
for development when a Certificate of Compliance
has been issued by the Ministry of Environment.
Large portions of the land area in Railtown have
been remediated and have received Certificates of
Compliance (COCs) from the Ministry of Environment.
Commercial and residential development within
Railtown will be required to comply with the conditions
identified in the COCs. For residential development,
this might entail further consultation with the Ministry
of Environment and potentially additional remediation
work undertaken.
Multiple land owners with varying objectives and

financial resources can make it difficult to achieve
the goals and objectives that have been identified
for Railtown. With this in mind, there is a need for
ongoing discussion and good communications between
property owners, the City of Nelson and the Ministry
of Environment over the lifecycle of the Plan. Land
use strategies that allow flexibility are necessary so
that property owners are able to remediate over time,
but still allow for revenue generation in the shorter
timeframes. Some of these strategies might include
interim uses, reduced fees for interim uses, etc.
The Railtown Sustainable Neighborhood Plan shows a
progressive redevelopment strategy for brownfields
within Railtown. However, the final pattern of
development must be flexible in both the short and long
terms to allow existing property owners to financially
achieve the final remediation based on Certificate of
Compliance approvals from the Ministry of Environment.
Figure 6.
Railtown Brownfields
Servicing & Infrastructure

Overview
10
There are a variety of infrastructure requirements

to support future development in Railtown. Figure
7 identifies the various infrastructure requirements
over the next 10 years, with estimated timing and
costing identified in Table 1. A new sewer lift station/
relocation will be required to mitigate the current storm
runoff onto private property. Water and storm main
upgrades will be required along Railway Street and
Government Road. There may be opportunities to treat
storm water flow using green infrastructure. The City
will explore incorporating a rain garden with the storm
main infrastructure as a way of capturing rainfall and
storm water runoff and decreasing the amount of runoff
to the storm drain. Additional parking and designated
and/or shared bike lanes will also be explored on these
roadways. Pedestrian improvements at the intersection
of Baker Street and Highway 3A will help to improve
safety/pedestrian walkability to Railtown. There are a
number of City-owned sites in Railtown including four
old houses as well as the Coke and Gas Works building
and adjacent vacant lot. Clean up and remediation of
these sites is underway. Once completed, the City can
move forward with issuing RFPs for redevelopment
of these sites for mixed-use commercial/residential
development.
Relocation and upgrade of Cottonwood market will
require site servicing (water, electrical, permeable
pavers) as well as upgrades to Silica Street bridge which
provides access to the market. Market infrastructure is
still in the planning stages, but in the short-term may
include a new stage, washrooms and storage. Lighting
in the park and a viewing platform are two ideas under
consideration for park improvements. Development
of a parking plan for the Rod and Gun Club parking lot
will help to provide additional parking for the market,
in addition to the newly created temporary parking lot
adjacent to the Coke and Gas Works building. Additional
parking may also be provided in the interim once the
old houses have been demolished. In the longer term,
additional on-street parking and underground parking
at the multi-family sites should help to alleviate parking
congestion for the market.
Railtown Infrastructure Requirements: Costing & Timing

Short - Term (required in the next 3 years)
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.

K.

L.
M.
N.
O.
P.
Q.
Service City-owned sites

$ 33,000
Water main upgrade
$ 15,000
Bridge upgrade
$140,000
Sewer Main Servicing Plan
TBD
Baker Street/Hwy 3A improvements
$230,000
Interim Railway Street improvements
$135,000
Interim Government Road improvements
$ 50,000
Upgrade Rosemont Tunnel
$ 90,000
City-owned houses to be demolished
$ 80,000
City-owned houses demolition/renovation under review,
geotechnical analysis required to determine slope stability
$ 80,000
Cottonwood Market stage, washrooms, storage,
site servicing, lighting
$275,000
Convert empty lot into additional parking
$ 10,000
Env. Site Assessment Coke & Gas Works
$ 23,000
Remediate Coke & Gas Works land
TBD
Enhance Cottonwood Falls viewing area
$ 25,000
Nature playground/orchard garden
$ 70,000
Formalize parking plaza at Rod & Gun Club
$ 10,000
Short-Term Total
$1,266,100
Mid - Term (required in the next 3-5 years)

R.
S.
T.
U.
V.
W.

Overpass across CP tracks/pathway to waterfront

Water main upgrade
Storm main/public realm improvements
Water main upgrade
Railway Street improvements
Renovate Coke & Gas Works building

$210,000
$ 15,000
$140,000
$ 30,000
$ 20,000
$100,000
Mid-Term Total $515,000
Long - Term (required in 5-10 years)

X.
Y.
Z.
Sewer Main upgrade

New Sewer lift station/relocation
Water main upgrade
Long-Term Total $205,000
Table 1. Railtown Infrastructure Requirements
$ 25,000
$100,000
$ 80,000
Railtown Infrastructure Requirements Diagram
Table __: Costing/Timing of Railtown Infrastructure Requirements
F,V
C
L,M, N,W
LEGEND
Short Term
Medium Term
X,Y
Long Term
K
P
O
Q
S
T
Figure 7.
Railtown Infrastructure Requirements
11
Figure __: Railtown Infrastructure Requirements
Social and Cultural Context

Overview
Key Community Sites
Nelson is home to a creative and diverse population

and Railtown is a special place in the City where many
people find a predominantly unprogrammed space in
a natural setting near Cottonwood Falls. In many ways,
the seemingly sporadic nature of development and the
relationship with the creek create a special feeling in
Railtown that lends itself to a sense of inclusivity and a
place for everyone.
Cottonwood Falls Park is home to two very important

amenities: Cottonwood Market and the Japanese
Gardens. With over 40 vendors and a variety of live
music, the highly successful Cottonwood Market
has been an important part of Nelsons identity
for many years. In 2015 the decision was made
to remove the market structures in the interest of
public safety. The City of Nelson, along with the West
Kootenay EcoSociety, has developed a plan for the
replacement of the structures. Current plans for the
market include relocating it slightly to the east, and
providing a serviced/landscaped site with an events
stage, washrooms and storage facility. The provision
of permanent stalls for vendors may be explored in the
future.
It is important that as Cities grow these places are

identified and their inclusivity maintained as they grow.
Through public realm design, Railtown can continue to
create welcoming places where people can find refuge
within the City. Introducing new uses into Railtown
should add to this by providing opportunities for a
diversity of housing and employment in close proximity
to the downtown.
12
The Japanese Gardens in Cottonwood Falls Park

were officially opened in the fall of 2006, and they
commemorate the sister-city relationship between
Nelson and Izushi which was started in the late 1980s.
The Japanese Gardens were created by Hiro Okusa and
have been maintained by volunteers. The Nelson garden
has a Japanese counterpart in Izushi, Japan.
New development adjacent to both the market and the
Gardens needs to ensure that it blends sensitively with
both of these community amenities that are integral to
Nelson.
A Market and Financial Analysis was conducted to

support the writing of the Sustainable Neighbourhood
Action Plan (SNAP) for Railtown. The following selection
is included verbatim from the memo. Please refer to the
appendix on page 68 for the full report.
Market Analysis Conclusions

The major findings from the preliminary market
analysis to support the revisioning of the Railtown
neighbourhood include:
Population forecasts suggested in the Colliers report
from 2011 are overly optimistic. This will influence
demand from all different types of land use, not only
residential.
Residential demand is expected to average between
81 and 95 annually over the next 10 years, of which
50% have been historically multi-family. At that
growth rate, if Railtown can attract 30% of projected
multi-family development, it could have close to 140
units in 10 years. Railtown could capture a higher
percentage of multi-family demand if developers
are convinced to focus on Railtown rather than other
neighbourhoods.
Railtown could absorb up to 25,000 square feet
of retail space without negatively impacting the
downtown. Railtown would be an excellent location
for service commercial retail where businesses
might require extra storage, assembly, or office space
beyond pure retail space. Other types of retailers
that could be suited to Railtown include restaurants,
or destination retail that would not rely on foot
traffic in downtown for business.
Nelson is likely to see demand for 11 acres of
new light industrial space over the next 10 years.
Railtown should try to attract light industrial users
that would fit well with retail and residential
neighbours.
Office demand can be difficult to project, but the
City should be open to government office users
moving into Railtown. Start-up or small technology
companies are likely to prefer renovated warehouse
space, which could be an excellent fit for Railtown.
Depending on how motivated the City of Nelson is

to promote development in Railtown, the following
strategies could be used. :
Relax Zoning Regulations: Railtowns location
adjacent to industrial waterfront lands and to the
downtown makes it a viable location for residential,
light industrial, retail, and office use. Creating zoning
regulations that allow for each of these types of uses
will promote development.
Promote Catalytic Developments: Any development
that will bring activity to Railtown will promote
interest in the area.
Provide Incentives: The City of Nelson could provide
some tax incentives to developers in Railtown if it
was considered a priority.
Financial Analysis Summary

All the stakeholders involved with creating the
Sustainable Neighbourhood Action Plan (SNAP)
supported a vision for Railtown where it would become
a vibrant neighbourhood with an increased population
living in the area. To help reach this vision, new multifamily developments in Railtown were recommended.
Three development typologies in particular were tested
for financial viability including a low-rise apartment
building, a low-rise apartment building with ground
floor commercial space and a townhome project with
ground floor studio / commercial space.
As some of the lands in Railtown have issues with
contaminated soils it was necessary to include
development forms that did not include residential uses
on the ground floor.
The viability of the development scenarios was as
follows:
The most viable development scenario was
the low-rise apartment building. This 29-unit
project produced a return of 16.5% with the base
assumptions selling the 836 square foot units
for $259,000 or $310 per square foot. This project

would still be viable if units were sold for $248,000
without including the cost of Baker Street, and
$251,000 if the cost of Baker Street extension was
included.
The townhouse with studio development produced a
return of 5.7% with the base assumptions. Reducing
the land value to $435,000 per acre improves the
return to 9.5%. At this lower land value, prices
for the townhomes would only need to rise from
$332,000 to $341,000 for the project to produce a
12% return. Without reducing the land value, this
townhome project would need to charge $355,000
per unit to be viable. These estimates assume the
studio space would be rented.
If the cost of extending Baker Street were
included these units would need to sell for
$368,000 to be viable without including a
reduction in land value.
If the studio units were sold together with a
townhome unit, the price for both would need to
be approximately $387,000 per unit (or $390,000
if the Baker Street extension cost was included).
The developer could also decide to sell the studio
space as a separate strata unit.
The mixed-use low-rise apartment produces a return
of 5.6% under the base assumptions. To improve this
return to 12% the residential units require a price
increase from $250,000 per unit to $266,000.
This price per residential unit can be reduced to
$259,000 per unit ($322 per square foot) while
retaining a 12% return for the project if the rental
rate for commercial space can be increased to
$14 per square foot and the parking requirement
for residential units is reduced to 1.2 stalls per
unit.
From a timing perspective, all the developments
considered would be feasible today. Only the
townhouse and mixed-use projects would require a
small increase in sales values to be viable.
13
Market And Financial

Analysis Overview
PART 3: NEIGHBOURHOOD PLAN

Key facts:
Railtown is 28 acres in size,
The plan is for a 35 year build out,
There are approximate 140 units anticipated in Railtown over the next 10 years,
Potential for approximately 25,000 sq. ft. of new commercial space

Potential for 11 acres of new light industrial space (city wide),
Potential for up to approximately 300 units by 2050.
14
Vision
In 2050, Railtown will be a thriving, dynamic, and
inclusive neighbourhood with an eclectic mix of local
businesses and jobs to support community creativity
and entrepreneurship. A connected, quirky and lively
public realm will support inclusivity, art, ecology and
community celebration. A broad range of innovative
housing types will address local housing needs and
affordability. Railtowns intimate, cozy, and human
scale, together with its rich, industrial, and even gritty
character, will be a venue for building community,
celebrating diversity, and supporting Nelsons resilience
and self reliance
Sense of Place
The feel of Railtown grows organically from the many people
who participate in shaping the physical expression of buildings
and public spaces. A Do it yourself spirit and natural areas
flourish: the public realm embraces both, with flexible spaces
that are gritty enough to invite adoption for creative use and
personalization. They lend themselves to social interaction,
gathering, festivals and events.
Connected
Railtown is physically connected to the rest of Nelson. It offers
safe and enjoyable transportation options for people of all
ages and abilities to get to Railtown and travel within the
neighbourhood. As a mixed use neighbourhood with jobs,
homes and restored natural areas, Railtown is an integral part of
Nelsons culture, economy and ecology.
Resilient
Railtown is a carbon-neutral, economically and ecologically
rich and sustainable neighbourhood that contributes to a more
self-reliant Nelson, and also reduces causes of and mitigates
impacts from climate change. Buildings are adaptively
reused, and designed to take advantage of renewable energy;
streets and public spaces support the tree canopy, integrated
stormwater management, and habitat for indigenous wildlife;
and, dependence upon fossil fuels is reduced through design
that supports walking and cycling.
Vibrant
Railtown is a healthy, safe and welcoming place that supports
diversity. As a neighbourhood that supports employment; a
range of housing for a variety of ages and income levels; and,
recreation, leisure and ecology, Railtown provides diverse
opportunities to interact with neighbours, the environment,
and visitors. Restored ecological areas provide recreation,
leisure, sustenance and transportation opportunities, and
adaptively reused buildings as well as new buildings provide a
mix of diverse options for housing and businesses.
15
Design Principles

This site concept plan of the Railtown
area was developed through stakeholder input at the charrette. It shows
different types of land uses and key
catalyst (or potential project) sites that
could be opportunities for change and
new development in the future.
16
Legend
Residential
Industrial
Active Street front
Park
Openspace
ground floor work / studio
Figure 8.
8 Big Moves to transform Railtown

8 Big Moves were identified to transform Railtown. They
are a set of catalyst projects and public investments
that, together, are the seeds that will initiate the
transformation of Railtown from good to great.
Connect Railtown and Baker Street to the Waterfront
Enhance the Gateway
Connect Baker Street to Market
Create Pedestrian Mews/Lane
Baker Street Connection
Enhance Rail Yard Plaza
Create Station Park
Mixed-Use Multifamily
LEGEND
City owned site - potential
catalyst project
*Pedestrian Lanes and Mews are intimate
pedestiran lanes that act as streetfronts.
Railtown proposes two lanes and one pedestrian mews. See page 36 and 51.
Gateway
Figure 9.
Big Moves Diagram
Plaza
Park
Mews / Lane
Pedestrian and cyclist

connection
Live / Work
Cottonwood Creek
17
Public Realm and Open Space

Public Realm projects support and encourage healthy
living, cultural strength, resiliency and ecosystems. The
public realm and open space strategy for Railtown aims
to support all of these, and includes:
A connected active transportation network. This
means a complete and connected network for
pedestrians, cyclists, etc. that is not only safe but
designed for comfort and delight (protection from
the elements, and connects points of interest);
A complete transit and street network. Completing
and connecting Baker Street with Government
Road and creating a transit connection through
Railtown is a priority set out in the Sustainable
Waterfront and Downtown Master Plan. The
Railtown Loop would provide transit in Railtown
along the connected Baker Street, Government
Road, and back to Baker via Railway Street.
18
High Quality Public Plazas and Streets. Railtown

provides opportunities for social interaction
and inclusion through public plazas and inviting
streetscapes. These spaces also support the
prosperity of businesses, recognize key community
and heritage buildings, and contribute to the
desirability of Railtown as a place to locate and
incubate a business.
Enhanced existing parks. Cottonwood Falls Park
is key to Railtowns culture and identity, and it
provides opportunities for leisure and to enjoy
Cottonwood Creek, the Japanese Garden, and
Cottonwood Market. Development in Railtown
will support and enhance these key community
amenities.
New greenspace and parks. Additional parks
and open spaces in each precinct would provide
residents and workers with easy access to
nature, outdoor recreation, education and leisure
opportunities.
Community Gardens and Edible Landscapes.

Community gardens and edible landscapes can be
located in parks as well as street boulevards. They
provide opportunities for social interaction and
healthy living, and can support local ecosystems.
Any garden or edible landscape should follow best
practices for gardening on a brownfield site.
Cottonwood Creek Improvements. Cottonwood
Creek has a long history of channelization and
industrial use. Creating softer edges using
boulders and logs in place of concrete near the
intersection of Baker Street and Railway Street
would help to restore some of the creek and to
create better visibility of the creek from the street.
A soft edge is not possible along all stretches of
the creek. In these areas, pedestrian access could
be created through cantilevered boardwalks.
Raingardens and Ecological Planting. Street
boulevards designed to integrate stormwater can
help to mitigate the demand of stormwater on
infrastructure in Railtown while adding ecological
value. Government Road and Railway Street
have been identified as locations for raingardens,
however raingardens are encouraged throughout
the neighbourhood. Design of raingardens should
follow Low Impact Development best management
practices, and seek to contribute to neighbourhood
character.
Support for Sustainable Transportation. Public
plazas and streets can help to support sustainable
transportation options by providing amenities
like car share parking, electrical vehicle charging
stations, bike share programs, and bicycle racks
Legend
**
Railtown Loop Transit Stops

Sustainable transportation
Key Gateway
Secondary Gateway
Key View to Waterfront
Key Community or Heritage Building
Baker Street Connection
Cottonwood Creek
Active Transportation Connection
Park
Plaza
Raingarden
Create pedestrian and cyclist

connections to the Waterfront
Enhance existing parks and open

spaces and introduce new parks
Provide amenities to support
sustainable transportation
Improve and reveal

Cottonwood Creek
Integrate
ecological design
and stormwater
management into
the streetscape
*
*
*
*
Figure 10.
Public Realm and Open Space Diagram
19
Incorporate public
plazas in each precinct
Plan for future transportation
Complete the street network
Improve the pedestrian realm
Historically Railtown was a centre for innovation as the
hub for early industry and power in Nelson. Moving
forward into a sustainable future, the City would like
Railtown to continue to act as a hub for innovation.
20
The City of Nelson approved the 2011 Low Carbon Path

to 2040: City of Nelson Climate Action and Energy Plan
which recommended the establishment of Development
Permit Areas (DPAs) to influence conservation of
energy and water, and the reduction of green house gas
emissions. Railtown falls within the 2013 Downtown
and Waterfront Development Permit Area #2, which
includes a variety of standards and guidelines to
ensure that developments meet baseline sustainability
practices. According to this DPA, sustainable
approaches at all levels are strongly encouraged, and
include but are not limited to:
Low impact development for stormwater treatment
(green roofs, bioswales, raingardens, permeable
paving, water cisterns, etc.), and LEED Sustainable
Sites,
Dedicated recycling facilities for all buildings,
Site Design, such as: building orientation and
thermal mass, natural ventilation and day-lighting,
etc.,
Landscaping, such as: climate appropriate
vegetation, planting trees, permeable surfaces,
rainwater collection features and systems, etc.,
Building practices to divert waste, and
Energy, such as: on site generation (solar panels,
micro-hydro, etc.), district energy generation,
efficient lighting, etc.,
The full list of sustainability standards and guidelines
can be found on the City of Nelson website, titled
Downtown and Waterfront Development Permit Area
#2.
The Low Carbon Path to 2040: Climate and Action
Energy Plan outlines a number of incentives for
sustainable innovations, including but not limited to:
Reducing parking requirements in exchange for
active transportation infrastructure and car share for
new and re-development,
Streamlined building permitting processes for
building demolition waste management,
Permit fast-tracking and permit fee waiver to

increase efficiency in new buildings,
LiveSmart BC and Fortis BC Incentives and Rebate
Programs,
Solar BC Incentives towards installation of solar hot
water systems,
BC Scrap It Program,
Federal EcoEnergy Retrofit program, and more.
The City should explore the development of a
revitalization tax exemption program that will not only
encourage development in Railtown, but will encourage
it to be done in an innovative and sustainable manner.
In order to achieve exemptions, a list of eligible items
along with specific criteria should be developed. Items
that achieve exemptions could include adaptive reuse
of existing buildings, facade improvements, affordable
housing, green infrastructure, seniors housing,
accessible housing, electric vehicle charging stations,
car share/bike share, etc.
Green infrastructure could include items such as green
roofs, solar hot water panels, photovoltaic panels, heat
pumps, innovative grey water systems, district energy,
etc.
Railtown could also provide a testing ground for
sustainable initiatives such as raingardens incorporated
into stormwater infrastructure and a community
compost pilot project.
Permitted uses
In addition to existing uses currently permitted
in Railtown, the City might consider the following
additional uses:
commercial / retail
art gallery / museum
entertainment facilities / venues
restaurants
retail stores and warehouses
tourism industry:
hotel / bed and breakfast
temporary / mobile vendors
community and social amenities
child care facilities
health services (dentists, optometrists,
physicians, midwives, dietitians, massage
therapists, naturopathic physicians; occupational
therapists, physical therapists, psychologists,
acupuncturists, etc.)
care services
community gardens
social services
business and professional office uses, including coworking suites with shared office space
innovation and incubation spaces that provide
space and equipment to explore technology, launch
businessess and create new jobs.
Within the Waterfront Mixed Use Industrial and
Commerical Zone custom indoor manufacturing is
currently permitted. This allows for small scale, on-site
indoor manufacturing. These uses could include, but
are not limited to:
food or beverage product manufacturing:
with a focus on production and distribution and
potential for a small percentage of space and/
or time dedicated to commercial retail and/or
opportunities for educational programming.
Activities might include but are not limited to:
food packing and preparation
distillery, craft brewing, coffee roasting
interior urban farming such as sprout production
or culinary mushroom growing, etc.
traditional artisan crafts:
glass blowing, casting, pottery and ceramics
painting, sculpture, model building, and
photography studios
dance, music and fitness studios
fashion, jewelry and leather product design and
manufacturing
artist supply manufacturing, such as paints,

solvents, painting supports, etc
textiles, such as carpets, mats, rugs, canvas,
fabrics, etc.
outdoor recreation related industries:
bicycle sale and service shops
boat manufacturing
ski, snowboard, climbing related manufacturing,
repair and shops
furniture and fixtures or wood product
manufacturing:
furniture, curtains, mirrors, cabinets, counters,
etc.
printing or publishing
with a focus on production and a small area
dedicated to commercial service
printing, lithographing, silk-screen printing,
platemaking, engraving, and publishing such as
newspapers, magazines, books, maps, etc.
21
Building on the design principle Sense of Place, Railtown

is envisioned to be made up of five precincts, each with
its own distinct character and use.
Precincts are special areas within a community or
neighbourhood that are defined by their unique
uses, activities, design, history, and character. By
differentiating and enhancing our unique - but
interrelated - Railtown precincts, we can strengthen the
identity of Railtown overall.
Figure 11.
Precincts Diagram
Precincts
The Rail Yard Precinct
2. Connect to the Waterfront
The Rail Yard Precinct includes 7 key projects:
1. Establish a park at the Superintendents House

7. Reveal Cottonwood Creek
5. Flexible parking/events plaza
4. Improve the
Pedestrian
Experience
22
treet
Baker S
*
w
gh
Hi
ay
3. Fully restore the former freight shed
3A
et
tre
yS
wa
il
Ra
6. Kiosk and Parklet
Figure 12.
Rail Yard Precinct Illustrated Plan
The Rail Yard Precinct is the gateway to the

neighbourhood from Nelsons primary downtown
street, Baker Street. Its character and unique sense
of place are defined by streetscape and public realm
design that celebrate its historic industrial and rail uses
and by the CP Rail Station and Freight Buildings.
The projects involved in transforming the Railway
Precinct into an active public plaza are already well
underway, with the recent renovations to the historic
CP Rail Station which have allowed the Chamber of
Commerce to relocate to Railtown. This project and the
following proposed projects seed investment and build
interest in the neighbourhood - and help to re-imagine
Railtown as a lively destination in Nelson.
The Rail Yard Precinct concept builds on these recent

renovations and public realm improvements to expand
programming opportunities. Public open spaces are key
community assets for promoting artistic and cultural
expression by providing flexible and seasonal events
and festival space near the heart of the City, and for
creating a socially vibrant and inclusive neighbourhood.
The Big Moves in the Railyard precinct are to make a key
connection between Baker Street and the waterfront;
extend Baker Street through to Government Road;
continue to build on the public realm improvements
at CP Rail Station; and to establish a park at the
Superintendents House.
23
Action 1: Establish a park at the

Superintendents House
It is recommended that the City work with the owners

of the historic home to purchase it for use as park space
and for special programming, and as a place to create
this waterfront connection. The historic building could
become home to recreational and/or cultural facilities,
or as identified by stakeholders could provide support
to youth or other identified social needs within Nelson,
or a mixture of both.
Seating should be incorporated into the high
topography behind the home as a vantage point to the
creek and of CP Rail, and the parking area adjacent to
Baker Street should be formalized.
24
Superintendents House Park
Waterfront
Pedestrian Overpass
Cottonwood Creek
CP Rail
CP Rail Station Parking/ Events Plaza`

VIEW LOOKING EAST FROM THE CP RAIL STATION TOWARDS PROPOSED SUPERINTENDENTS HOUSE PARK AND PEDESTRIAN OVERPASS
During the planning process, one of the most commonly

expressed desires by stakeholders and attendees of the
public open houses was to see a connection between
Railtown and the waterfront multiuse trail. A pedestrian
trail connection from this location has been a long
term goal for the City. It was identified in the 2011
Sustainable Waterfront and Downtown Master Plan, and
the 2010 Active Transportation Plan identifies a bicycle
network connection here. This project is a Big Move and
a key catalyst investment.
Action 3: Fully restore the former freight

shed
Building on the CP Rail Station renovations, continued
restoration of the facade of the former freight shed
will frame the Rail Yard Plaza and the gateway to the
neighbourhood. The high first floor level of the freight
shed is typical of industrial areas, and provides unique
character to build on. The front and north side provide
a shaded location for expanded patio areas for use in
the hot summer months, refuge from an otherwise open
and sunny plaza, and a great place to oversee the plaza
and people watch from an elevated position.
Above: A former industrial loading dock that has been transformed
into a space for seating and storefront display in Sioux Falls, SD
A pedestrian overpass would help to resolve safety

issues of people crossing the tracks at unplanned
areas, and would help to create a better Nelson wide
connected network for active transportation and
recreation. Creating a pedestrian connection will
require close collaboration between the City of Nelson
and CP Rail to find a solution, and this discussion has
already been started through the Railtown Planning
process, with a representative from CP Rail taking part in
the stakeholder team events in Phase 2.
During the design charrette, the topography in the
north east corner of the historic CP Rail District
Superintendents House was recognized as a good
location to establish a pedestrian overpass - not only
would the topography provide elevation gain and help
to reduce the ramping needed on the Railtown side of
the tracks, it would also provide a better connection
between downtown Baker Street and the waterfront.
Detailed design of the pedestrian overpass should allow for this path to be fully accessible, and the space
required by cyclists to walk bicycles across. Materials
should create a pleasant journey. Feedback at the public open house suggested that wood, like railway trestles, would speak to both the rail context and indicate
the transition from an urban to more naturalized area.
25
Above: Freight shed today
Above: Storefront and patio seating is set at the elevation of the

former loading docks. Pedestrians primarily walk along the elevated
patio, but can also easily navigate the street as parallel parking and
narrow width slows traffic. Mainland Street, Vancouver, BC.
Action 2: Connect to the Waterfront
Action 4: Improve the Pedestrian

Experience
Left: Intersection and bridge today - wide
turning radii and pork chop support high
traffic speeds and limit pedestrian comfort
and safety.
3A
Ba
St.
ay
ilw
Ra
26
et
e
Str
r
e
k
y
Hw
Reconfigure the intersection of Baker Street at Highway

3A to slow traffic and improve pedestrian safety and
comfort:
Remove the pork chop which allows for high speed
turns onto Baker Street, and replace it with a corner
bulge to reduce crossing distance,
Emphasize the crosswalk using stamped asphalt,
paint, or other material/paving interventions,
Incorporate parking on the bridge to reduce the
expansive road width dedicated to travel, and
thereby slow traffic; and,
Investigate the use of street lights to replace the
current 4 way stop.
Figure 13.
Aerial map showing Cottonwood Bridge
On street parking on the bridge

Expanded Corner Bulbs
Potential Public Art Location
Crosswalks - potential rail tie

theme stamped asphalt or paint
Above: An example of a painted crosswalk on Bowen Island, BC.
Above: An example of a stamped asphalt crosswalk West Vancouver, BC.
Expanded corner bulbs

Proposed
Superintendents
House Park
Lights in place of
the four way stop
Co
Stamped asphalt (or other

material) emphasize crosswalks
tto
nw
oo
dC
re
ek
27
ker
Ba
et
Illustrative Plan: Cottonwood Bridge and intersection
e
Str
ay
ilw
Ra
Figure 14.
Corner parklet in place

of the right turn lane
y3
Hw
ee
Str
Action 5: Complete the CP Rail Station

Plaza improvements, and incorporate
festivals and events
Continue to build on the public realm improvements

at CP Rail Station in a way that reflects the industrial
past of Railtown and by designing additional flexibility
into the parking/plaza area. Reduce fixed elements, by
defining the street and pedestrian area with bollards,
special paving and on-street parking rather than curbs,
for example, and incorporate street trees to help create
shade and to frame the plaza. Programming of this
space should occur by working with local groups to
utilize the space on a regular basis for festivals, markets,
events, etc.
When selecting furnishings identify those that have
amenities for festivals - light standards with electrical
hook-up options, areas to attach and hang lights and
banners, for example. Select furnishings that enhance
and celebrate the railway theme, and complement the
rest of Baker Street.
er
St
re
et
During the planning process, stakeholders expressed

a desire for this location to act as a transportation
hub connected by rail, bus and other forms of active
transportation. Plan for sustainable transportation and
transportation options, by identifying key locations for:
car share parking
electric vehicle charging stations
bicycle racks
Kiosk and parklet
bike share
Ba
k
28
Flexible festivals
and events plaza
Figure 15.
Illustrative Plan: Rail Yard Plaza
To the west of the CP Rail Station, formalize the parking

layout. This is the view terminus of Rail Yard Plaza
from Downtown Baker Street. Trees framing a small
parklet with seating area could allow for seasonal and
temporary activation of this terminus. The detailed
design should consider use of this parklet as a place for
a mobile ticket booth or, as identified by stakeholders,
food truck parking during events.
Action 7: Reveal Cottonwood Creek

Create an inviting seating area adjacent to the CP
Rail Station that better recognizes the presence of
the creek. Incorporate tree canopy and seating for
picnicking. Granite fines are recommended for ground
surface treatment. Granite fines are more permeable
to stormwater than paving, and provide similar
programming opportunities to hard surface plazas.
In the long term, a kiosk building could be used to

support local food systems by providing space for food
and beverage services, a year round market stall, or for
tickets and beverages during festivals and events.
Detailed design should also take future bus service in
Railtown into consideration, and needs such as curb
alignment, seating, and sufficient queuing area so that
when Baker Street is connected to Government Road a
neighbourhood bus loop could be incorporated into one
of the existing Nelson bus routes.
Above: A place for food trucks to park, with tree cover and seating
would allow for seasonal activation of the Kiosk and Parklet Plaza.
29
Figure 16.
Section: Rail Yard Plaza to Superintendents House Park
Action 6: Kiosk Parklet & Bus Stop
The Industrial Precinct

The Industrial Precinct includes 3 key projects:
2. Establish Pedestrian and cycling connections
Maglio Building Centre
Kal Tire
et
30
e
Str
ay
ilw
Ra
Coke and
Gasworks
Building
3. Government Road Improvements
oad
ent R
rnm
Gove
Figure 17.
Illustrated Plan: Industrial Precinct
1. Continue to support and

foster active light industries
Action 1: Maintain and Encourage Light

Industrial Uses in Railtown
As a part of the Nelson Path to 2040 Sustainability the

City of Nelson is already working towards attracting,
retaining, and expanding businesses and investment in
Nelson. The Industrial Precinct is a key area in Railtown
to support the local economy.
A key sustainability strategy for Railtown is to support
a local, resilient economy by maintaining the industry /
job focus of Railtown while introducing new uses.
Developing Railtown into a vibrant and attractive
neighbourhood is one way to make it a desirable place
to live, work and incubate business. It is also important
to maintain and foster existing light industrial uses
while actively encouraging more light industries
and other businesses and services that support light
industry.
Three images above: Industrial uses in Railtown today.
Some of the ways that the City can do this are through
policy and incentives, process and promotion. A
business assessment should be conducted to detail
specific strategies and actions to support new
businesses, however, some of the ways that the City
might consider retaining and attracting businesses
include:
1. financial incentives:
property tax / business licence discounts
subsidized space for a business centre offering
workshops, supporting makers space or other
business incubation.
2. policy (expanding zoning permitted use)
3. and, promotion:
directing new businesses and development
applications to Railtown,
listing Railtown spaces and development
opportunities with Nelson & Area Economic
Development Partners,
including Railtown on economic development
brochures and handouts and actively promoting
Railtown at conferences and other events.
31
The Industrial Precinct is a valuable asset for Railtown

and for the City of Nelson. It provides good jobs close
to home, and the market study revealed that Nelson can
expect increasing demand for industrial space over the
next ten years (see the Market and Financial Analysis for
Railtown memo, on page 68 in the appendix).
Action 2: Establish Pedestrian & Cycling

Connections
Through the industrial lands, establish a cycling and
pedestrian connection using bollards and shade trees
where possible.
Action 3: Government Road Improvements

Along Government Road, incorporate bicycle sharrows,
as well as a sidewalk, street trees and rain gardens to
infiltrate stormwater. Incorporate a shrub layer to create
additional habitat and ecological value.
Example of a pedestrian area that is defined by bollards rather than

a curb and sidewalk. For the pedestrian and cycling connection
through the industrial area, an approach similar to this with movable
bollards would allow for vehicles to drive through when needed.
Shrubs and coniferous planting in this raingarden provide song

birds places of refuge, and pollinators use decaying logs for nesting.
Coniferous trees add additional stormwater services by intercepting
rainwater all year long. Deciduous shrubs add seasonal beauty and
help gain public support. Maintenance requirements depend on
detail design.
32
(Variable) Slope
Street Trees
(alternating with Rain
Garden)
No change
Gravel Edge
6m Asphalt
travel lanes
Painted
bicycle
chevrons
Gravel
edge
Variable
edge
Existing Government Road Section
1.5m
sidewalk
0.5m
buffer
15m Right-of-Way
Figure 18.
Raingarden
with Shrub
layers, tied
into overflow
storm drain
15m Right-of-Way
Figure 19.
Proposed Government Road Section
Market Precinct
The Market Precinct includes 8 key projects:
1. Creek side trail

3. New Mixed-Use / Live-Work Buildings
2. Orchard garden and Nature Play
5. Cottonwood Lane
4. Special Development Area
et
tre
aS
c
i
il
Cottonwood
Market
8. Railway Street improvements

Bus stop
3. Multifamily residential
e
Str
ay
ilw
Ra
33
Japanese
Garden
Roa
Cottonwood
Falls Park
er
Gov
et
na
rbo
Ca
3. Adaptively re-used live-work buildings

Action 6: Formalized parking/plaza
Figure 20.
Illustrated Plan: Market Precinct
tre
eS
7. Historic marker and Falls View Park

Rod & Gun Club
et
nt
me
34
Market Precinct is a hub for local culture, intergenerational connections, and ecology. It is home
to Cottonwood Falls Park and two key community
amenities: Cottonwood Market and the Japanese
Gardens. These community amenities (described in
more detail in Part 2: Neighbourhood Context, on page
12) will continue to hold a key role of shaping identity
and culture in Railtown.
In addition to maintaining and enhancing these key

amenities, open space strategies in the Market Precinct
include improving the health of the creek, and creating
better access through a creekside trail, providing
additional programing for outdoor leisure and play,
supporitng food security and ecological design through
stormwater integration.
The Market Precinct also offers key opportunities for

the City to support the development of a variety of
diverse housing options (including live/work, mixeduse multifamily apartment buildings and adaptively
reused buildings) and to support programming for arts
and culture by providing opportunities for community
partnerships.
Action 1: Establish a Creek-Side Trail

The Creek Side Trail connects pedestrians and cyclists
from Baker Street to the Market Precinct and Cottonwood Market. The trail includes a number of different
strategies to create a complete trail as a way of overcoming the limited spatial constraints along Cottonwood
Creek.
Some of these connections could be achieved in the
short term through community based and City efforts,
while others would not be able to occur until the owner/
developer of the adjacent site decided to redevelop.
Cantilevered boardwalks that over-hang Cottonwood
Creek would not require any land dedication from adjacent properties, and could be achieved in the short term.
Incorporating planting such as tree canopy for shade,
softening the edge of the creek using boulders, logs and
shrubs to improve the creek habitat, and other public
realm improvements adjacent to the creek should be
encouraged and incentivised when the owner/developer
chooses to redevelop.
Strategies to incentivize improvements could include

density bonusing, community amenity contributions,
public easement dedication upon rezoning, etc.
Detailed design of the cantilevered boardwalks should
incorporate deck seating areas for gathering, and should
be sensitively designed so that they do not detract from
creek health.
When sites adjacent to the creek redevelop, the City
should encourage and incentivise a multi-use trail to
support active transportation and to establish this valuable connection between Baker Street and Cottonwood
Market.
Bicycle racks should be incorporated at key destinations,
including the market, and the Rod and Gun Club.
Action 2: Create Access to Nature through

Play & Garden
Many stakeholders expressed a desire for nature play
for children in Railtown. A nature playground adjacent
to Cottonwood Market is proposed as an ideal location.
Other programming opportunities include a public art
sculpture for pollinators with the steep grass slopes
surrounding the market turned into a native wildflower
meadow, and an orchard garden.
Together with the market, these three projects would
create a great community amenity for all ages and opportunities for partnerships between schools and/or
youth organizations, ecological/environmental committees, and artists/arts organizations. A partnership could
be formed with a local food organization, like Nelson
Food Cupboard, to collect and distribute orchard produce.
Figure 21.
Creek section, adjacent to Market Precinct Live-Work Buildings
Above: Insect Hotel is a public art commission and a pollinator garden in Oak Meadows Park, Vancouver, BC.. The pollinator
garden was installed by high school students, in a project lead by
Environmental Youth Alliance.
35
Action 3: Introduce Mixed Use and

Multifamily Buildings
Action 4: Special Development Area

A key City-owned site is located adjacent to Cottonwood
Falls Park, the Japanese Gardens, and Cottonwood
Market. Identified as a Special Development Area, it
is proposed that this site undergo further analysis to
determine the best future use, and built form.
Integral to the successful redevelopment of Railtown is

the introduction of mixed-use residential. This is a key
objective of the Sustainable Waterfront and Downtown
Master Plan and is critical to augment Nelsons limited
housing supply. Many stakeholders expressed the
desire to see housing in Railtown.
Mixed-use multi-family apartment buildings provide
affordable housing options within close proximity to
downtown Nelson, and single level units which are well
suited to seniors.
36
Existing buildings within Railtown should be explored

for adaptive reuse for residential/retail/live-work
opportunities. This could provide more affordable rates
than new build.
This particular site has been identified through

stakeholder and public engagement to be of particular
importance due to its relationship with Cottonwood
Falls Park, the Japanese Gardens and Cottonwood
Market. Further analysis is needed to determine the
future physical and programmatic relationship of this
site to these key community amenities, and to ensure
sensitive integration.
Action 5: Establish Cottonwood Lane
Another key site for mixed-use residential is the Nelson

Leafs Bottle Depot. The establishment of Cottonwood
Lane between the bottle depot site and the Special
Development Area is proposed in order to enhance the
entry to Cottonwood Falls Park and Cottonwood Market
from Railway Street. This is the primary pedestrian
entry to a key site in Railtown.
Future development should incorporate public
realm elements that create a place for shops to spill
out into the street and for people to sit and gather.
Opportunities for the lane to celebrate and enhance the
presence of Cottonwood Creek and the bridge through
design should be explored.
There are a number of sites that the City owns within

Railtown and therefore can control the type of
development that occurs. The City plays an important
role in the redevelopment of these sites, as they will
likely act as a catalyst for the redevelopment of other
sites within Railtown into mixed-use residential.
Cottonwood Lane is a pedestrian lane that acts as a street

front with active ground floor uses.
With the 125th year anniversary of the creation of the

first power plant in the Kootenay region coming up in
2021, the City should aim to improve and celebrate the
site where it was originally located.
As a meeting and events hall that serves the community
of Nelson, the Rod and Gun Club is a key community
facility. The club is located close to where the first
hydro power plant in the Kootenay region (1896) was
situated, and remnant footings can still be found here.
Additionally, from the rear-side yard, there is a great
vantage point overlooking Cottonwood Falls. A number
of improvements are proposed to celebrate these
historic and ecological features and to further enhance
the club as a key community amenity.
Currently, the entry to the club is marked by a parking
area with little formal structure. It is proposed that the
parking area be formalized and turned into a flexible
parking / plaza area. This parking/plaza should include
flexible outdoor space that could be used during events
as a patio/events space for gathering.
Action 7: Historic Marker and Falls View

Park
Adjacent to the Rod and Gun Club, formalize paths and
construct a deck and/or patio overlooking the falls.
These should be designed to provide an accessory space
to events being held within the club, such as receptions,
and to provide park visitors with a comfortable and
inviting place to enjoy one of the best vantage points of
Cottonwood Falls.
Footing remnants of the original hydro power plant
should be revealed and the history of Railtown celebrated and recognized in this site. This initiative could
involve collaboration with an artist or community group
to identify, reveal and celebrate the historic remnants in
an appropriate way (signage, artistic intervention, landscape intervention, etc.).
Grant funding may be available for these through Heritage BC, in particular if the improvements are aligned
with a significant date, such as the 125th Anniversary of
the establishment of the hydro power plant coming up
in 2021.
View of the falls from behind the Rod and Gun Club.
37
To support active transportation and a carbon neutral

neighbourhood, bicycle racks should be included in
the plaza (these will also serve Cottonwood Market and
Cottonwood Park destinations), and a number of key
parking spaces should be earmarked for use as car share
parking and electric vehicle charging stations
Some of the existing buildings in Railtown could provide good

structural framework for adaptive reuse.
Above: Rod and Gun Club front plaza/parking area today
Above: Remnants of a foundation - possibly linked to the hydro power

generation plant.
Action 6: Formalized Parking/Plaza
Action 8: Railway Street Improvements

In the Market Precinct, frame and define Railway Street
by incorporating street trees, formalizing on street
parking, and incorporating furnishings to create a
comfortable pedestrian experience.
Support a diversity of transportation options by
incorporating bicycle infrastructure (bicycle racks, and
dedicated and/or shared use bike lanes), and a bus stop
incorporated into Government Road at Railway Street.
38
Above: The curb-less street design in Olympic Village in Vancouver,

BC uses a variety of paving treatments, as well as raingardens and
street trees to define the pedestrian realm.
Live-Work Precinct
6. Pedestrian and
cyclist connection
Ba
ke
rS
tre
et
The Live-Work Precinct includes 8 key projects:
1. Baker Street connection

4. Live-work townhouses
2. Precinct plaza
5. Mixed use apartments
7. Government
Road Sustainable
Infrastructure
Bus stop
8. Gateway
oad
ent R
Governm
Figure 22.
Illustrated Plan: Live-Work Precinct
3. Precinct Park
39
The Live-Work Precinct proposes to complete the street

network by connecting Baker Street to Government
Road, and to provide a variety of diverse housing
options close to downtown Nelson.
Contamination from former industrial uses of the site
have been remediated, and Certificates of Compliance
have been issued. However, these former uses continue
to preclude ground floor residential options.
The market analysis suggests that Nelson could likely
expect an additional 11 acres of new light industrial
space demand over the next 10 years. This precinct
would be an ideal location to attract light industrial and
office users that would fit well with retail and residential
neighbours.
As illustrated in the perspective sketch, separate
residential entrance is recommended. This provides
flexibility of ownership and occupancy by allowing
different ground floor and upper level occupants.
40
41
Action 1: Baker Street connection
Action 2: Precinct Plaza

Each neighbourhood precinct should provide these as
key amenities to residents and visitors alike. As third
places they contribute to social and community sustainability goals. The plaza should be designed to support patio seating and food services in order to support
adjacent businesses and to create a social place for
people to meet and spend time together in public.
The Baker Street connection completes the street

network by connecting Baker Street through to
Government Road. It is proposed that the streetscape
reflect the special character of Railtown and the sites
industrial past through street design elements. This
includes the use of Woonerf design principles to
create a shared street.
Action 3: Precinct Park

Above: An example of townhouses fronting onto a shared use street.
42
Woonerf is a Dutch concept that translates to living street. It

originated in the 1970s as a way of reclaiming the street for use
by residents for gathering and socializing and children to play, etc.
Residents would put planters and other objects in the street in order to slow down traffic. Today, the word woonerf is used in urban
design, mean a shared and traffic calmed street. Important features
of a woonerf include the use of street furnishing, such as bollards,
special paving, light fixtures, street trees and other furnishings in
place of a conventional sidewalk, curb and gutter approach.
Bus service should be provided throughout Railtown.

The Baker Street connection would allow one of the existing neighbourhood bus routes to make a loop through
the neighbourhood connecting Baker Street Live-Work
Precinct, Market Precinct, and back to the Rail Yard Precinct.
In the interim, stakeholders recommended that this site
could be used as parking for campers. This would be a
great way to bring additional life to Railtown, and tourist
lodging close to the downtown. The challenges associated with servicing and infrastructure, however, would
need to be overcome and could preclude this as an
interim use.
As a small neighbourhood serving park, the park should

incorporate passive uses such as shade trees, picnic and
lawn area and trails. A key sustainability objective is to
also ensure that parks provide quality access to nature
and habitat. Indicator species of healthy ecosystem
such as song birds are a good way to design for ecology
and habitat, because good song bird habitat is also good
habitat for many other species.
The Live-Work Precinct park concept incorporates the
principles of song bird habitat, including:
Provide cover and nesting areas by incorporating
a mixture of deciduous and coniferous trees, with
tiered layers of shrubs;
Above: Woonerf inspired street design, with permeable paving

adjacent to townhouses and multifamily apartments.
No-mow areas. Mowing directly adjacent to trails

creates a tidy appearance in parks (one of the cues
to care identified by environmental psychologist
Joan Nassauer), while no-mow areas beyond
provide old field habitat and support birds of prey.
A good management program for no-mow areas is
to mow them only once every three years;
Work with local community and/or environmental
groups and youth organizations to design, build
and incorporate nesting boxes.
Provide access to water by incorporating swales
and a wetland for stormwater management.
Incorporate ways for people to engage with
these special habitats, such as boardwalks and
interpretive signage.
Above: An example of an easy way to integrate habitat design into

parks - the mown edges appear tidy, while the no-mow areas create
old field habitat that supports birds of prey.
Meadow with gravel path and mown edges on Bowen Island, BC.
An example of a stormwater swale and park feature, in Trout Lake
Park, Vancouver, BC. The childrens sand and water play area empties
into this swale.
Bird boxes are cues to care in ecological landscapes. These cues

have been shown to increase support and desire for ecological
landscapes in otherwise urban settings.
Incorporate a boardwalk to allow people to experience wetland

areas without interfering with it.
Another way to create habitat and engage the community is through

the creation of pollinator gardens. This pollinator garden in Oak
Meadows Park, Vancouver, BC was created through a partnership
between the Environmental Youth Alliance (EYA) and the Vancouver
Parks Board. It was installed by high school students, lead by EYA.
Sanctuary Ponds in Vancouver, BC is a stormwater pond that

incorporates bird habitat and recreation. Complex shrub layers of
native plants, and a mix of coniferous and deciduous tree canopy
support birds. Boardwalks, trails and even fishing provide education
and recreational opportunities.
43
Action 4: Live - Work Townhouses

The historic industrial land uses in Railtown preclude
ground floor residential development in this precinct,
however, with the expected continued demand and
presence of light industries in Railtown, live-work
townhouses and mixed use apartments with ground floor
studio/retail/light industrial space would provide a good
option for Railtowns Live-Work Precinct.
A very simple path treatment through a meadow adjacent to

Killarney Lake, BC.
The live-work precinct concept incorporates three-storey

town houses and four-storey mixed use apartments
Townhouses have ground floor parking/studio/retail
space. Separate entrance to each of these spaces will
allow for separate occupancy of the studio and split
level townhouses above, making it a more affordable
and viable development form from a market perspective.
Incorporating off-street parking into the site design will
allow greater flexibility of ground floor townhouse uses,
as the parking area could become expanded studio/retail
space.
Townhouses with tuck-under parking accessed from the rear.
44
Townhouses with a woonerf inspired shared street.
Covered
Sidewalk
A boardwalk provides access and education to visitors of Banff

national park in Alberta.
Studio Front Sale

+ Display Space
Rear workshop
Section illustrating the retail / workshop relationship in the Railspur

District of Granville Island. Each studio provides a small retail front,
with workshops in the rear that are visible to the public. This is
just one of many ways that the ground floor studio space could be
organized to provide both retail and studio/workshop functions.
Townhouses with exterior

stairs for access to upper
level residential suites allow
separate occupancy between
ground floor studio/retail/
commercial spaces and upper
level residential units.
0
0 0.5
5
1
10
2
Action 5: Mixed-Use Apartments
Action 6: Establish Pedestrian & Cycling

Connections
Apartments in the Live-Work Precinct are also mixed

use with the ground floor being reserved for tuck under
parking and commercial/retail/studio/work space. It is
expected that this form of housing in Railtown would
not be in market demand in the short term, however it is
recommended that when the market demand does arise,
this form of development should be encouraged as it
would provide a diversity of housing and affordable
housing options in close proximity to the downtown. The
Market and Financial Analysis for Railtown found that
Railtown could expect to have approximately 140 new
units over the next ten years (see Market and Financial
Analysis on page 68 in the appendix).
Plan for a pedestrian and bicycle connection through the

live-work precinct into the industrial lands using bollards
and shade trees where possible.
The section illustrates the form of apartment being

recommended, including tuck-under parking in the rear,
with commercial/retail/studio space along the front to
activate the street and pedestrian realm.
Action 8: Celebrate the Gateway
Action 7: Government Road Improvements

Along Government Road, incorporate bicycle sharrows,
as well as a sidewalk, street trees and rain gardens to
infiltrate stormwater. Incorporate a shrub layer to create
additional habitat and ecological value. Refer to the
Industrial Precinct street sections, which illustrate these
improvements in more detail.
Baker Street at Government Road will become a new

gateway into Nelson. This corner should celebrate this
moment and signify a transition into the City through
urban design and landscape architecture. Elements of
the gateway could include:
SECTION ILLUSTRATING MIX-USE APARTMENT
traffic calming;
Baker Street Connection:

pedestrian area defined by
street trees, bollards, special
paving etc.
planted boulevards, with street trees and flowering

perennial and/or shrubs;
a shift in ground surface (special pavement);
corner plazas that support active adjacent ground
floor uses (cafe, restaurant etc.); and,
public art.
Tuck-under parking
Flexible studio/retail/commercial
Live-Work Precinct Mixed Use Apartment section
street furnishings for pedestrians and cyclists;
Residential
Figure 23.
45
Heritage Commercial Precinct
The Heritage Commercial Precinct includes 11 key projects:
5. Cottonwood Creek improvements

2. Improve
Railway Street
1. Office commercial
6. Creek side trail
11. Boulevard Improvements
et
r
ke
re
St
3. Create Coke and Gasworks plaza

7. Creek side boardwalk
Ba
re
St
ay
ilw
Ra
46
et
4. Viable Use at Coke and Gasworks

e
sW
Ga
rks
n
La
8. Mixed Use / Multifamily
et
e
Str
a
ilic
9. Gasworks Mews and Lane
10. Interim Market parking

me
rn
ve
Go
Figure 24.
Illustrated Plan: Heritage Commercial Precinct
*Mews are intimate pedestrian lanes that act as streetfronts. Railtown proposes two pedestrian mews. See page 36 and 51.
oa
R
nt
Overview
The Coke and Gasworks Heritage building
(1900) with granite masonry from locally
sourced materials inspired the public realm
character of the Heritage Commercial Precinct.
The key directions in this area are to:
enhance the public and pedestrian realm,
introduce residential and office uses, while
maintaining commercial / light industrial
uses,
provide flexible zoning to allow for
businesses like The Art of Brewing to have
additional retail and food service options
(like tasting rooms, for example) and
storefront seating areas; and,
better create an inviting and social public
streetscape.
The concept remains true to the existing
historic industrial character by defining
pedestrian areas using bollards and paving
treatment. This urban industrial character
is paired with design directions that provide
access to nature. Raingardens integrate
stormwater management into the streetscape
along Railway Street, and the edges of
Cottonwood Creek improve ecology as well as
public access.
Illustration showing proposed plaza,

parking ,raingardens, and street trees with
bollards defining the pedestrian area.
47
Action 1: Introduce Office - Commercial

Uses
Encourage office uses, and with redevelopment utilize
the grade change between Railway Street and the
industrial area to incorporate tuck-under parking and to
improve the relationship of the building to the sidewalk.
Also incorporate a small corner commercial/retail for
cafe or other active ground floor uses at the corner of
Railway Street and Baker Street.
Action 2: Improve Railway Street
Where possible along Railway Street, incorporate:

rain gardens, street trees and boulevard planting,
pedestrian seating, plazas, and sidewalks,
bicycle sharrows for shared use streets,
traffic calming devices such as corner bulbs and
narrow lanes that do not compromise movement of
large vehicles and industrial traffic,
better defined on-street parking.
Action 3: Create Coke and Gasworks Plaza

Incorporate a public plaza to create a public destination adjacent to the historic Coke and Gasworks building. Design the plaza to complement the industrial and
historic character.
Where possible
provide a planted
boulevard between
the sidewalk and the
street.
48
Figure 26.
Sidewalk boulevard section
Small corner Commercial

at Baker Street and
Offices
Railway Street
Offices
New building street relationship
Offices
to improves
the pedestrian
Tuck Under Parking
Figure 25.
experience
Section: Railway Street with adjacent office uses
View of Railway Street Today: a wide roadway with little street definition.
View North-West of Railway Street at the Coke and Gasworks
Building and the Ford dealership.
Action 4: Establish a viable use at Coke

and Gasworks building
Explore the use of the Coke and Gas Works building as
a gallery/exhibition/event space, as one possible use of
this building.
Action 5: Cottonwood Creek Improvements

Soften the grade between Railway Street and the Creek
to create better visibility of the creek from Railway
Street, and incorporate shade trees, boulders and logs,
ecological planting, paths and gathering areas adjacent
to the creek.
Consider extending support for arts and culture and

leveraging existing assets: the City owns a number of
sites in Railtown that could provide the opportunity for a
vibrant arts and cultural festivals/events in Railtown.
The City could include local artists in the design of
local infrastructure improvements, or offer small grants
to support local non-profits or community groups in
organizing and hosting festivals.
View of Railway Street near the Cottonwood Bridge at Baker Street.
Gentle slope with

access trail
Railway Street
The City owned Coke and Gasworks building is in good repair and
could be programmed with events without requiring any significant
renovations or improvements.
Figure 27.
Section: Cottonwood Creek Improvements at Railway Street at Baker Street.
Public art
sculpture
Corner
plaza
49
Action 6: Establish a creek side trail
Action 7: Create a creek side boardwalk
Future redevelopment of the Ford Site should

incorporate creek side improvements, including a
multiuse trail connection for cyclists and pedestrians.
Cantilevered boardwalks that over-hang Cottonwood

Creek would not require any land dedication from adjacent properties, and could be achieved in the short term.
Design of the boardwalks could explore the way in which
a boardwalk structure could help to shade the creek, and
thereby keep water temperatures low and oxygen levels
high during hot summer months.
The trail should incorporate shade trees, softened creek

edges using boulders and logs where possible, and
ecological planting to support pollinators and birds.
Refer to the illustrated section in the market precinct.
Action 8: Introduce Mixed Use/Multifamily

The City owned site adjacent to the Coke and Gasworks
building, as well as the Ford site have been identified as
mixed use multifamily. Redevelopment of the City site
through a request for proposals process would be a great
way to introduce apartments in Railtown and to expand
the diversity of housing in Nelson. It is important to
note this is not a proposal to redevelop the Ford site, but
rather indicates that the City would consider allowing
mixed use multifamily as a new use when the owner
chooses to redevelop the site.
The market analysis found that the low-rise multifamily
apartment building on the City owned site provided
the most viable development scenario (see Railtown
Financial Analysis in the appendix).
50
Multiuse
trail with
shade trees
and shrub
layers to
support song
birds and
pollinators.
View of Cottonwood Creek adjacent to the Ford Site today.
Figure 28.
Section: Creek side trail
Action 9: Establish Gas Works Lane &

Mews
Action 10: Create interim market parking

In the interim, the currently vacant City owned site could
be used seasonally for parking throughout the summer
when the Cottonwood Market is in operation.
Action 11: Boulevard Improvements

Incorporate rain gardens along Railway Street adjacent
to the Ford Site.
Upon redevelopment of the City owned site identified

as mixed-use multifamily, the activation of the lane
should be achieved by designing it in a way that celebrates the industrial past of the site, and allows it to offer flexible uses as a woonerf (shared street that allows
for multi-modal traffic as well as a public space). The
laneway should provide businesses area to spill out and
use this space as work space and/or patio space, while
also acting as a functioning laneway for deliveries.
Ensure good ground floor relationship in the laneway
between the Coke and Gasworks building and the new
multifamily building. This area could be designed as a
mews and would exclude traffic.
51
View of the City owned site today.
Pedestrain Lanes and Mews are intimate pedestrian lanes that

act as streetfronts. Gasworks Mews would create a seamless
public realm plaza and transition between Gasworks Lane, the
Coke and Gasworks Building and new development. Together,
these would all balance pedestrians, vehicle access and service
functions.
Precedent for the mews between the new multifamily residential

building and the adjacent Coke and Gasworks Building.
Raingarden details can add to neighbourhood character.
Illustrative Plan
To Waterfront
This is an illustrative site plan for Railtown,

showing the neighbourhood with all of the
actions incorporated into one vision.
et
e
tr
rS
e
ak
Rail Yard
Heritage-Commercial
HW
Y3
A
ee
tr
ai
ay
lw
ai
52
Live-work
Industrial
rn
n
me
e
ov
Figure 29.
Illustrated Plan
tR
d
oa
Market
PART 4: IMPLEMENTATION FRAMEWORK
Residents support businesses and events in

Railtown, and get active in Railtown parks
and public spaces, including contributing to
environmental restoration and public realm
improvement projects
Businesses: pursue business opportunities in
Railtown, working with the City to attract locals
and visitors, and contributing to events and
improvement projects;
The City of Nelson enables and encourages
business and resident activity through policy and
regulatory changes, coordination, and investment
in capital projects as well as programs
While the Railtown Sustainable Neighbourhood Action
Plan identifies public realm projects, it is not intended to
be implemented only by the City. Instead, business and
real estate development will largely be a market driven
process, supported by strategic public investments and
an engaged community. Success will depend on close
coordination between City departments and other
partners to harness the full potential of Railtown.
The adoption of the plan is not the end of the project; it
is the beginning of many tasks, each of which will guide
Railtown toward this long term vision. In order to be
successful, it must be well resourced with both time and
funding. In this context, the Implementation Framework
is an important resource that identifies specific
actions, programs, partnerships, required resources,
funding sources, timing, roles and responsibilities. The
Implementation Framework is intended to be a living

document that is regularly updated.
Generally, a phased approach is suggested for
implementation. First, use low-cost approaches to
extend and link current interest, work, and activity
in the Rail Yard, Heritage Commercial and Market
precincts and create momentum near Cottonwood
Creek. This will enhance revenue streams for the City
and other landowners, help establish the value of the
area, and make development in the Industrial and LiveWork precincts more attractive. When the owners of
the properties in those precincts begin to plan and
execute development, improvements can be made to
neighbourhood-wide circulation and more substantial
public realm investments can happen as development
proceeds.
The Framework is built around a four-step process to
create and sustain momentum:
1. Enable: The City enables action by removing policy
and regulatory barriers to change, and coordinating
action by all partners.
2. Encourage: The City encourages action through
incentives, and works with partners to facilitate their
participation.
3. Engage: Partners engage in easy, inexpensive early
initiatives to spark community interest, pilot new
ideas, and demonstrate success this success creates
support for larger public and private investments:
Low-cost public events and initiatives that
get businesses, residents and visitors into
Railtown;
Projects that leverage existing assets to
create revenues for local businesses and/or
the City (as well as potentially community
organizations); and then
Projects that involve more significant
investment.
4. Excite: Partners and the community remain engaged,

and spread the word, further exciting the community
at large and building more momentum.
Within that process, the following principles will help
drive success:
1. Success breeds success: ensure that the first projects
are easiest to do, have broad support, and create the
biggest change based on resources.
2. Involve everyone, exclude no one: the spirit of
Railtown vitalization should include every neighbour,
stakeholder and all businesses.
3. Synergize projects: each projects funding,
partnerships, and resources should be combined
with others if possible to create the biggest physical,
social and economic advancements.
4. Encourage small steps to make big change: larger
projects can be combined with smaller projects that
collectively define significant changes.
5. Leverage funding: the City of Nelson should leverage
their own funding with businesses, community
members, other funders, the provincial government
and the federal government.
6. Prepare the ground work: assess the capacity of
utilities and others to support development in
Railtown and provide incentives and clear directions
for infrastructure upgrades.
7. Monitor and improve: evaluation of projects will
create a foundation for constant improvement.
8. Communicate results: each success and report
should be conveyed to the community so that they
see and hear about changes.
9. Recognize contributions: the heavy lifting
completed by few or many should be recognized
with awards and thanks.
53
One of the greatest challenges to realizing the vision

for Railtown will be creating the right conditions for
implementation success. This environment needs to
facilitate action by three essential implementation
partners: residents and community organizations, the
business community, and government. All three need
to work together in a coordinated way, as well as having
unique and important roles:
Railtown Sustainable Neighborhood Action Plan (SNAP) - IMPLEMENTATION PLAN
Precincts Legend
LW
LIVE/WORK
BIG MOVE projects
NDCC
Nelson & District Chamber of Commerce
RY
HCOM
IND
RAILYARD
HERITAGE COMMERCIAL
INDUSTRIAL
public sector projects

private sector projects
joint projects
City
CDC
NAEDP
City of Nelson
Cultural Development Committee
Nelson & Area Economic Development Partnership
MKT
MARKET
NDAC
Nelson & District Arts Council
Project
Description
Timeline
Cost
Funding
Precinct
Lead
Partners
ALL
City
local businesses, residents, 1-3 yrs

NGOs, agencies
Development Services
work program
City
Short Term Priorities (1-3 yrs)

Enabling Priorities (1-3 yrs)
1
update OCP to incorporate align formal policy with Railtown SNAP to enable
supporting policy
development
update City development

bylaws
align bylaws with SNAP to enable development; explore ALL

smaller units sizes as a way to achieve more affordable
housing; update permitted uses to allow for greater
variety of uses (as identified on page 34 of the SNAP)
City
land owners, developers
1-3 yrs
work program
City
investigate development
incentives i.e. revitalization
tax exemption program,
bonus density, etc.
incentives could be provided for new development,

ALL
adaptive reuse of existing buildings, faade
improvements, affordable housing, green
infrastructure, senior's housing, accessible housing,
electric vehicle charging stations; car share/bike share
services, community composting, etc.
City
land owners, NDCC
1-3 yrs
work program
City
develop and implement

develop plan for coordinated tenanting, development, ALL
business plan for Cityand/or programming of City-owned sites, in order to
owned sites; service sites in build momentum in Railtown
prep for land sale (p.10, A)
City
NDCC, local businesses,

1-3 yrs
developers, arts,
innovation, environmental
and recreation
organizations
$33,100
City
review economic
development/marketing
function in Nelson
explore opportunities for enhancing economic

development/marketing activities in Nelson, with a
focus on Railtown
ALL
City
NAEDP, NDCC, Community 1-3 yrs

Futures, DMOs, KAST,
Imagine Kootenay, RDI, CBT
TBD
City
green infrastructure
develop green infrastructure design guidelines

requirements to achieve incentives i.e. green roofs,
solar hot water panels, photovoltaic panels, heat
pumps, district energy, car share, electric vehicle
charging stations, organics composting, etc.
ALL
City
local business/property
owners
54
Table 2. Implementation Table
1-3 yrs
Development
Services/Public Works
work program
City; infrastructure funding

through grants or loans for
retrofits
Description
Precinct
Lead
Partners
Timeline
Cost
Funding
RY
City
1-3 yrs
$15,000
City
City
1-3 yrs
$140,000
City
City
1-3 yrs
Public Works work

program
MOTI, City
1-3 yrs
repaint cross walks

City, MOTI
$1500; corner bulges
$65,000; remove right
turn option $15,000;
install streetlights
$150,000
$65,000 corner bulges;
City
$15,000 paint cross walks;
$30,000 shared use cycle
lanes; $25,000 enhance
existing trails
Infrastructure Requirements (1-3 yrs)

water main upgrade (p.10, adjacent to CPR Station/freight shed
B)
bridge upgrade (p.10, C)
sewer main servicing plan

(p. 10, D)
upgrades are required to the bridge on Silica Street that MKT

provides the main access to the market and the bottle
depot
proper layout and servicing plan for sewer main
LW
upgrade/new sewer lift station
10
Baker Street pedestrian

improvements (at the Hwy
3A/Baker St intersection)
(p.10, E)
work with MOTI to increase pedestrian safety: paint

RY
crosswalks, remove right turn option, construct corner
bulges, explore use of streetlights/ roundabout, paint
parking stalls on bridge
11
interim Railway Street

formalize parking and carriageway edges along Railway, RY,
improvements and
especially adjacent to the Ford site and Coke and
HCOM,
pedestrian/cycling link from Gasworks building; paint crosswalks, on-street parking MKT
Baker Street to Cottonwood and designated and/or shared use cycling lanes;
Falls Park (p. 10, F)
enhance/formalize existing trails/pathways
City
12
interim Government Road

improvements (p.10, G)
LW, IND
City
1-3 yrs
$50,000
City
13
upgrade access to Railtown

via Rosemont tunnel (p.10,
H)
ALL
City
1-3 yrs
$90,000
grants
14
demolish City-owned
houses (p. 10, I, J)
demolish the vacant house adjacent to the market and MKT

the house immediately across the creek; prior to
demolition of the two houses on Railway Street obtain
a financial feasibility analysis for restoration
City
1-3 yrs
15
provide new infrastructure

for Cottonwood Market and
ongoing maintenance of
public amenities (p.10, K)
undertake site servicing, construction of stage,

MKT
washrooms, storage, lighting in park; ensure that new
development blends with existing Japanese Gardens;
ongoing maintenance of the park and other public
amenities in Railtown
City, Eco-
society
add shared use cycling lanes
adjacent land owners
local businesses
1-3 yrs
City
(1) demolition of two City City

owned houses closest to
Cottonwood Creek
$80,000; (2) demolition of
two houses adjacent to
bank $80,000
in progress $12,600 site design;

City, grants, local business
estimates: $100,000 site contributions
servicing; $95,000 stage;
$50,000 washrooms/
storage; $15,000 park
lighting
55
Project
Project
Description
Precinct
Lead
Partners
Timeline
Cost
Funding
16
develop mixed use

multifamily on City owned
sites in Market Precinct;
encourage underground
public parking
issue an RFP for mixed use multifamily development;

use triple bottom line aligned with sustainability
framework; encourage development within a specific
timeframe i.e. two years
MKT
City
local developers
1-3 yrs
Development Services/
Public Works work
program
land owner/developer
funded; City incentives
17
convert empty lot at Coke provide for overflow parking for market and to offset
and Gas Works building into the loss of stalls at City parkade
temporary parking (p. 10, L)
HCOM
City
Ecosociety
complete
$10,000
City
18
environmental site
undertake study to determine contamination and
assessment of Coke and Gas develop remediation plan
works building and empty
lot (p. 10, M)
HCOM
City
in progress
$23,000
City
19
remediate Coke and Gas

Works land (p. 10, N)
HCOM
City
1-3 yrs
TBD
City
20
enhance Cottonwood Falls develop the area overlooking the Falls into a small
MKT
viewing area/provide
park/viewing area and provide historic information for
historic marker to
the cement foundations of the power plant at this site
acknowledge microhydro
power plant (p. 10, O)
City, Rod
and Gun
Club
1-3 yrs
$25,000
56
undertake remediation plan
grants, City
Other Short Term Priorities (1-3 yrs)

21
support and foster active

encourage new businesses to locate in Railtown,
light industries to locate in especially where there are synergies with existing
Railtown
businesses and anticipated programs and initiatives
IND
City, NDCC
22
master plan for live/work

precinct
in progress Development Services

work program
City, NDCC
LW
land owner, local businesses and

City
developers, community
organizations
1-3 yrs
land owner, City
23
develop nature playground create a nature playground for children; include a

MKT
and orchard garden in
public art sculpture for pollinators with the steep grass
Cottonwood Park (p. 10, P) slopes surrounding the market turned into a native
wildflower meadow, and an orchard garden; encourage
associated programming including business/tourism
opportunities and events
City, MOTI
City, CDC, local

organizations ie. Nelson
Food Cupboard, local
residents and businesses
1-3 yrs
24
formalize parking plaza at provide for more organized/efficient parking at the Rod MKT
Rod and Gun Club (p. 10, Q) and Gun Club site; inexpensive retrofit to enhance
appearance and safety and improve street presence of
the site
City
Rod and Gun Club,

Cottonwood Autobody,
Ecosociety
1-3 yrs
inclusive design charrette process recommended to

achieve sustainability goals and maximize site values
local businesses
TBD
$60,000 playground; grants, City

$5,000 sculpture; $5,000
wildflower meadow/
orchard garden
$10,000
City
Description
25
consistent programming of
plaza/parking space
adjacent to Nelson &
District Chamber of
Commerce
26
develop kiosk and parklet

next to Chamber of
Commerce building
27
Phase 1 - Cottonwood Creek riparian vegetation planting on lower sections of

improvements
Cottonwood Creek; replace signage
28
develop energy assessment

program specific to
Railtown land
owners/building owners
Nelson Hydro, in conjunction with Development

Services ,to develop a comprehensive energy
assessment program for existing businesses/homes
including an energy assessment, retrofit plan, and onbill financing; assistance for new builds will also be
provided; potential to develop incentives
encourage development of
a creative sector including
arts, technology and
learning
develop an arts strategy for the community by working ALL

with the Cultural Development Committee and local
arts groups to develop opportunities for arts
programming and festivals on City-owned sites, and
inclusion of local artists in development of public realm
infrastructure i.e. benches, street painting, garbage
receptacles, bollards, etc.; explore incentives/zoning to
achieve an incubator/ innovation hub in the
community; work with local educational institutions to
encourage satellite learning opportunities in the
community; explore small City grants for supporting
local non profits or community groups in organizing
and hosting festivals
29
Precinct
Lead
Partners
Timeline
work with local groups to utilize the space on a regular RY

basis for festivals, markets, events, etc.; encourage
Nelson & District Chamber of Commerce to host or
allow smaller events there or in a portion of the
neighboring parking area; allow coffee shop to spill out
into parking area (facilitate the idea of multi-use areas)
NDCC
adjacent businesses, local

community groups
1-3 yrs
TBD
arts, heritage,
Provincial/Federal grants -
Building Communities
Through Arts & Heritage -
Local Festivals, Canada
Cultural Spaces
finish edges of parking lot and demarcate parking

RY
spots; create lawn or similar in parklet area; secure
tenants or interest for kiosk and programming for
parklet; activate parklet seasonally with activity (food
trucks, information tent, outdoor tourist
direction/information, etc.); lease is revenue source for
Chamber; makes site more attractive to visitors
NDCC
1-3 yrs
TBD
Nelson & District Chamber

of Commerce
MKT,
HCOM,
RY
Rod and Gun CP, City

Club
1-3 yrs
TBD
grants
ALL
City
1-3 yrs
land owners, business

owners
Cost
Funding
Nelson Hydro work

program
Nelson Hydro
57
City
CDC, local arts groups, local 1-3 yrs

business groups,
Community Futures, NDCC,
local educational
institutions, local food
groups
work program
City
Project
Project
Description
Precinct
Lead
Partners
Timeline
Cost
Funding
NDCC, local businesses/

residents
3-5 yrs
$210,000
grants, City
3-5 yrs
$15,000
City
3-5 yrs
$200,000
City, apply to MOCSCD

through the Infrastructure
Planning Grant Program for
funding to complete a
Railtown Integrated
Stormwater Management
Plan Feasibility Study,
servicing fees
3-5 yrs
$30,000
City
$20,000
City
3-5 yrs
$200,000
land owner
3-5 yrs
TBD
land owner, municipal

incentives for faade
restoration or other
initiatives as appropriate
Medium Term Priorities (3-5 yrs)

30
connect to the waterfront

(p. 10, R)
work with CP to obtain permission for a

pedestrian/cyclist walkway across the tracks, with a
pathway along the creek connecting to the waterfront
MKT,
HCOM,
RY
City, NDCC
31
water main upgrade (p.10,

S)
storm main upgrade/public
realm improvements on
Government Road (p. 10, T)
at west end of Government Road
LW
City
32
58
stormwater currently drains onto the Maglio lands

LW, IND, City
from Rosemont; need to connect the storm main from HCOM
the west end of Government Road adjacent to the
Maglio lands along Government Road to connect to the
storm main on Railway Street; pilot green
infrastructure (LID) projects and new street crosssections
land owners/ developers
33
water main upgrade (p. 10, adjacent to the Silica Street Bridge
U)
MKT
City
34
Railway Street
improvements (p. 10, V)
MKT
City
35
extension of Baker Street to work with landowner/developer to extend Baker Street LW

Government Road
to Government Road
land owner,
City
36
freight shed restoration
continue to restore faade of the former CP freight

shed
land owner
37
develop mixed use

multifamily on empty lot
adjacent to Coke and Gas
Works building
following completion of remediation, issue an RFP for HCOM

mixed use multifamily development; use triple bottom
line aligned with sustainability framework; encourage
development within a specific timeframe i.e. two years
City, land
owner/
developer
3-5 yrs
TBD
land owner/ developer

38
Coke and Gasworks

plaza/mews
in conjunction with the multifamily development,

provide a plaza and mews
land owner/
developer
3-5 yrs
TBD
funded
incorporate rain gardens, street trees and pedestrian

areas
RY
HCOM
adjacent landowners
City
Project
39
Description
Precinct
remidate/renovate the Coke following completion of business plan,

HCOM
and Gasworks building (p. remediate/renovate the Coke and Gas Works building
10, W)
and explore viable uses
Lead
Partners
Timeline
Cost
Funding
City
NDAC, CDC
3-5 yrs
$100,000
City, NDAC, CDC; Building

Communities Through Arts
and Culture, Local Festivals
component, provides
funding to local groups for
recurring festivals that
present the work of local
artists, artisans or heritage
performers
3-10 yrs
community amenity
contributions, community
matching fund program,
Community Initiatives
Program grant funding,
Habitat Conservation Trust
Foundation, City to provide
small grants or matching
funds for local
organizations to complete
creek restoration work,
include a section of creek
restoration with new
market facility
Other Priorities (3-5 yrs)
41
Phase 2 - Cottonwood Creek remediate the creek bed and improve fish habitat
improvements
improved bus service
work with BC Transit to achieve bus service as

identified in the Plan
MKT,
HCOM,
RY
Rod and Gun CP, City, local

Club
environmental
organizations
ALL
City, MOTI
3-5 yrs
TBD - will depend on

requirements for
remediation of soil and
groundwater
contamination to the
satisfaction of all
stakeholders (mitigation,
removal, disposal,
containment of
surrounding
groundwater, etc.),
removal and disposal of
the concrete flume, and
the volume of the
excavation. A feasibility
study would be required
to provide a reasonable
cost estimate.
TBD
LW
City
5-10 yrs
$25,000
City
Long Term Priorities (5-10 yrs)

42
sewer main upgrade (p. 10, adjacent to the sewer lift station on Maglio land
X)
City
59
40
Project
Description
Precinct
Lead
Partners
Timeline
Cost
Funding
43
new sewer lift

on Maglio lands; needs to be replaced and relocated to LW
station/relocation (p. 10, Y) edge of property to allow for development of site
City
5-10 yrs
$100,000
City
44
water main upgrade (p. 10, along Government Road

Z)
City
5-10 yrs
$80,000
City
45
establish mixed use multifamily housing at bottle

depot site
this is a key housing site for Railtown - encourage

MKT
development of mixed-use multi-family - commercial atgrade, residential above
land owner
5-10 yrs
TBD

46
Cottonwood mews
develop a mews (narrow pedestrian walking street)

between mixed used developments adjacent to
Cottonwood Park/Market
land owner/
developer
5-10 yrs
TBD

funded
IND
MKT
local developers, City
Other Priorities (5-10 yrs)

47
individual development
projects
mixed use, live/work, office/commercial, and industrial ALL

developments are expected as the area revitalizes; City
can catalyze private sector investment through City
investment, development incentives and flexible
zoning; City can use contract terms to encourage
building within a short time-frame, all landowners
encouraged to use a triple bottom line approach to
development and demonstrate contribution to the plan
and sustainability objectives/strategies
City, land
owners
5-10 years
TBD
funded
48
pedestrian and cycling

connection through the
Industrial Precinct
obtained through addition to public easement or right ALL

of way; important for circulation and connectivity
land owners
5-10 yrs
TBD
easement/ROW dedication
at time of development
49
public realm improvements public easement or right of way

in the live/work and
industrial precincts
land owners
5-10 yrs
TBD
servicing fees, community

amenity contribution, park
dedication at time of
subdivision
60
LW, IND
Description
50
establish a park/cultural
facility at the
Superintendent's House
51
establish mixed-use multifamily housing at various

sites
Precinct
Lead
Partners
Timeline
Cost
Funding
this site acts as a prominent gateway feature and entry RY

point to Railtown; pursue potential purchase of this site
if funding is available; work with the community to
develop as a arts/culture/recreation facility
City, land
owner
NDAC, CDC, NDCC
5-10 yrs
TBD
grants
mixed-use, multi-family, live-work housing has been

ALL
identified for various sites in the community - work
with landowners over the long term to encourage this
form of development
City, land
owners/
developers
5-10 yrs
TBD
61
Project
Monitoring and
Reporting
Background
Overall Strategy
Reporting
Environmental and social performance are priorities

for the City of Nelson. However, resources are limited,
and meeting the basic needs of a community through
legislated requirements for local governments take top
priority. Investments in monitoring and reporting must
be considered in this context.
The City should focus on two elements for monitoring

and reporting: implementation progress, and monitoring
of pilot project success.
A central reporting site is recommended, providing

access to:
Purposes for Monitoring
62
The City continues to implement Nelsons Path to 2040

Sustainability Strategy. Railtown is an opportunity to
continue this implementation by piloting sustainable
infrastructure, monitoring its performance, and then
standardizing once approaches are proven. Monitoring
is key in order to understand what is working and is
therefore applicable elsewhere in Nelson.
Implementation Progress: Immediately following

plan adoption/endorsement, monitor indicators of
plan progress overall, reporting on a regular basis to a
primary audience of Council and SNAP participants with
a secondary public audience. Monitor and report on:
Activities what is the progress on the actions
identified in the implementation plan (as %
complete or adherence to planned time line)
Outputs what outputs have been produced as a
result of the actions. For example, if the City has
developed a master habitat restoration plan for
Cottonwood Creek which relies on volunteers for
implementation, and has convened a volunteer
working group (two actions), the results would be
measures of the completion of implementation of
that master plan.
Within pilot projects: The City should develop a
monitoring and reporting framework and use it to assess
success and replicability. Monitoring should include
project progress (activities and outputs) as well as
outcomes. The outcomes monitoring should be linked
to SNAP goals and aligned with Nelsons Path to 2040
Sustainability Strategy and OCP goals and departmental
performance criteria (e.g. levels of service) to the extent
possible. Progress reporting should be completed
regularly during project execution, and should extend
beyond the completion of the project construction to
enable monitoring of performance during operation.
Progress reports and performance reports should be
made to Council, and released publicly.
The SNAP project itself background reports,

consultation reports, and the final SNAP itself
Pilot projects including descriptions, time
lines, contact information, and project and
performance monitoring
Reporting is seen as important to catalyze public
involvement and to leverage public resources.
Reporting should be suitable for public
consumption, so it should be short and accessible.
Details needed for more technical audiences
could be placed in an appendix or provided as a
supplementary report.
If successful, involvement in implementation is
expected to broaden to include various community
groups, local landowners, and local businesses,
and as it does so, ownership of monitoring and
reporting could shift to a group convened from
among the major players and the City.
The following Railtown Neighbourhood Sustainability
Framework table evaluates each precinct to measure how
well the plan matches the sustainability goals that have been
set out for the neighbourhood through the Citys previous
planning documents. This framework is intended to act as
a tool that the City can easily reference when evaluating
projects in the future.
2. Promote and support

activities and infrastructure,
such as buildings and
transportation, which reduce
energy consumption, reduce
greenhouse gas emissions and
are carbon-neutral.
3. Encourage the inception and
growth of a local green energy
economy through partnerships,
education, incentives,
legislation, and conservation.
Emphasize walking and bike use to, from, through

and within the Railtown Neighbourhood by providing
connectivity and infrastructure to support these
modes of travel, with special consideration to highway
pedestrian crossings;
Plan for future neighbourhood transit connections to,
from and within the neighbourhood;
Incorporate a mix and density of land uses to support
city wide walking, cycling and transit use;
Orient and design buildings to maximize passive and
renewable energy opportunities (heating, cooling,
lighting, energy production);
Incorporate alternative energy sources and
distribution where practical and appropriate; and,
Adaptively re-use and re-cycle buildings for new uses.
Table 3. Sustainability Framework
Industrial
Precinct
Live-Work
Precinct
Cottonwood
Market
Precinct
63
1. Reduce our dependence on

fossil fuels and prioritize local,
renewable sources that feed a
distributed, robust grid.
Strategies for Railtown:
Heritage
Commercial
Objectives:
Rail Yard
Precinct
Carbon Reduction and Climate Change
1. Restore natural areas to

enhance their ecological
functions, e.g. wetlands that
clean water, greenways for
migration and breeding;
2. Establish recreation and
leisure infrastructure as
showcase models of energy
efficient, water efficient,
carbon-neutral design,
construction and maintenance;
64
3. Promote and foster diverse

human-powered recreation
that is healthy and accessible
to everyone, including an
interconnected trail network
that encourages walking and
cycling;
4. Protect and enhance parks
and open spaces and establish
a distributed, restored natural
areas network to serve as
natural playgrounds for
residents;
5. Establish and maintain
publicly accessible waterfront
recreation areas; and,
6. Conserve indigenous plants
and wildlife.
Build and maintain tree cover;

Incorporate design for indigenous wildlife such as
song birds into parks and open spaces, and connect to
and fill in gaps in ecological corridors where possible;
Restore the creek;
Minimize pollutants from storm-water run off through
integrated stormwater management, and integrate
these features with the public realm designing them
as amenities to reveal the relationship between the
built environment and natural systems, and to provide
access to nature;
Create neighbourhood walking trails and loops,
and connect these to regional trail systems and the
waterfront;
Incorporate opportunities for access to nature, such as
community gardens and nature play areas; and,
Clean up contaminated lands.
Industrial
Precinct
Live-Work
Precinct
Cottonwood
Market
Precinct
Heritage
Commercial
Objectives:
Rail Yard
Precinct
Recreation, Wellness and Healthy Ecosystems
2. Foster and support

entrepreneurial leadership
and business incubation in the
community;
3. Attract high tech sector
business to the community;
4. Maintain and further develop
our diverse economy by
identifying and supporting
key sectors such as Arts and
Culture, learning and Education,
and support new sectors in the
community like high-tech, light
manufacturing/value added
resource, food processing, etc;
5. Support local food security;
and,
6. Focus economic development
and stimulus where it
contributes to community
values, including a vibrant
downtown and waterfront,
a self sufficient community,
and meaningful employment
opportunities that support
healthy lifestyles.
Industrial
Precinct
Live-Work
Precinct
Cottonwood
Market
Precinct
Create capacity for a mix of commercial/employment

uses including retail, light manufacturing, professional
offices, food processing, etc.;
Support local food systems, local food and
beverage businesses, and small neighbourhood
based community based agricultural initiatives like
community gardens, and fruit trees;
Introduce new uses into Rail-town while maintaining
its industry/jobs focus;
Explore opportunities for flex-use/live-work;
Introduce office uses;
Introduce some new retail that is differentiated from

and therefore supports and does not detract from
downtown retail.
65
1. Pro-actively attract, retain,

expand and foster businesses
and investment in Nelson;
Heritage
Commercial
Objectives:
Rail Yard
Precinct
Local, Resilient Economy
1. Foster a socially vibrant, inclusive,

safe and respectful community
2. Maximize inter-generational
connections, where all
citizens have opportunities for
meaningful participation in
social, cultural, economic and
environmental aspects of the
City;
66
3. Create a unique sense of place

and identity based on the natural
and human history of Nelson and
Railtown;
4. Promote artistic and cultural
expression and celebration and
integrate the Arts, Culture and
Heritage sector with others
to enrich and build a stronger
community; and,
5. Support and encourage healthy
living choices and be responsive
to the needs of individuals,
families and the greater
community.
Identify and preserve important heritage buildings

and landscapes;
Continue to support public art in the public realm, and
incorporate public art that tells the story of the history
of Railtown and its role in shaping the evolution of
Nelson;
Incorporate plazas, parks and other public open
spaces for community markets, events and celebration
and integrate with adjacent development and natural
areas;
Restore and enhance existing parks;
Create vibrant streetscapes with active ground
floor uses for commercial, residential and even light
industrial/manufacturing uses;
Create opportunities and built spaces for arts and
culture sector;
Incorporate a range of innovative housing types for
different income levels, life styles and age groups and
abilities such as seniors housing and coop housing;
and,
Industrial
Precinct
Live-Work
Precinct
Cottonwood
Market
Precinct
Heritage
Objectives:
Rail Yard
Precinct
Community, Arts and Culture
List of Figures
Map of Study Site
Spirit of Railtown
Planning Process Diagram.
Inventory and Analysis Diagram
Walking distance diagram
Railtown Brownfields
Big Moves Diagram
Public Realm and Open Space Diagram
Precincts Diagram
Rail Yard Precinct Illustrated Plan
Aerial map showing Cottonwood Bridge
Illustrative Plan: Cottonwood Bridge and intersection
Illustrative Plan: Rail Yard Plaza
Section: Rail Yard Plaza to Superintendents House Park
Illustrated Plan: Industrial Precinct
Existing Government Road Section
Proposed Government Road Section
Illustrated Plan: Market Precinct
Creek section, adjacent to Market Precinct Live-Work Buildings
Illustrated Plan: Live-Work Precinct
Live-Work Precinct Mixed Use Apartment section
Illustrated Plan: Heritage Commercial Precinct
Section: Railway Street with adjacent office uses
Sidewalk boulevard section
Section: Cottonwood Creek Improvements at Railway Street at Baker Street.
Section: Creek side trail
Illustrated Plan
2
3
4
6
7
9
11
16
17
19
21
22
26
27
28
29
30
32
32
33
35
39
45
46
48
48
49
50
52
List of Tables
Table 1.
Table 2.
Table 3.

10
54
63
67
Figure 1.
Figure 2.
Figure 3.
Figure 4.
Figure 5.
Figure 6.
Figure 7.
Figure 8.
Figure 9.
Figure 10.
Figure 11.
Figure 12.
Figure 13.
Figure 14.
Figure 15.
Figure 16.
Figure 17.
Figure 18.
Figure 19.
Figure 20.
Figure 21.
Figure 22.
Figure 23.
Figure 24.
Figure 25.
Figure 26.
Figure 27.
Figure 28.
Figure 29.
Appendix
Market
and Financial Analysis for Railtown

INTRODUCTION
This report provides market and financial analysis to support the writing of the Sustainable
Neighbourhood Action Plan (SNAP) for the Railtown neighbourhood in Nelson, BC.
Market and Financial Analysis for Railtown

Supporting the Sustainable Neighbourhood Action Plan (SNAP)

City of Nelson
68
August 2016
The report is split into two halves, the first half (Market Overview) reviews the market
environment for all the proposed land uses that are being considered in the Railtown
neighbourhood. The Market Overview was originally completed to support the first
stakeholders meeting in the preparation of the Sustainable Neighbourhood Action Plan
(SNAP) for Railtown.
The second half of this report looks at the financial viability of multiple development
typologies. This section of the report looks at three different types of development,
including an apartment building, an apartment with commercial space and a townhome
development with studio space.
Ultimately it is believed that residential development in the Railtown area is viable. The best
returns were found to come from a low-rise apartment development. Both the townhouse
with studio space, and the mixed-use low-rise apartment building could also be viable, but
the prices would have to be increased slightly from what was estimated to be current
market rates.

MARKET OVERVIEW
Introduction & Background

This section of the report is intended to provide a high level overview of market
environment that will influence the proposed redevelopment and revitalization of the
Railtown neighbourhood in Nelson. The projections in this memo are building upon the
Sustainable Waterfront and Downtown Master Plan produced by IBI. That report by IBI
included a market analysis in the appendix produced by Colliers. The Colliers market
analysis forms the baseline for the comments in this memo.
The City of Nelson is now focusing on the Railtown neighbourhood, which was a component
of the Waterfront Master Plan. The Planning firm, Modus, has been helping the City of
Nelson with creating a new vision for Railtown. This memo includes high-level market
analysis of the residential, light industrial, commercial, and office sectors. All of these land
uses are significantly influenced by population growth.

Urban-Eco Consultants
In Partnership with Modus Planning
Population
The 2011 report produced by Colliers for the City of Nelson included population forecasts
that influenced projections for residential, light industrial, commercial and office demand.
This section of the memo will take a look at how those 2011 forecasts compare to recent
growth in Nelson based on population data from Statistics Canada, and BC Stats.
1

Population
Since 1981 the population of

Nelson saw its fastest annual
growth rate between 2006 and
2011. Between these years
Nelson grew at just over 2% and
added just under 200 people per
year.
BC Stats estimated the Nelson
population in 2014 to be 10,532
which represented an average annual growth rate of just below 1% or 302 new
residents since 2011.
The following table displays the population projections assuming low, medium and high
growth scenarios. The high growth rate is slightly below the rate used in the Colliers report,
here an annual growth rate of 3% is assumed. The medium growth forecast assumes the
rate of growth over the past 8 years continues, while the low growth forecast is based on BC
Stats growth forecast for the Nelson Local Health Area.

Residential
The residential market analysis will include a review of recent historical housing starts as
well as a look at sales of recently built homes.
Housing Starts
Since 2009 housing starts in Nelson have averaged 59 per year, with a high of 96 starts in
2014 and a low of 29 in 2013. A breakdown of starts by housing type was not readily
available.
Based on the Medium Growth forecast, Nelson would require between 80 and 95 new
homes annually through to 2024.
The Colliers report based future housing demand by type given the current and future age
profile of Nelsons residents. Using the proportions of demand of housing by type
established in the Colliers reports, and assuming the Medium Growth scenario, creates the
following housing projections:
Single family homes: between 45 and 50 new homes per year

Apartments: between 20 to 25 new units per year
Townhomes: between 15 and 20 new units per year
69
If this forecast projects the overall expected growth for Nelson, the question for Railtown is
how much of this projected development can it capture.
The Colliers report estimated that 70% of future apartment development and 50% of future
townhome development would occur in the Waterfront neighbourhoods.
If 30% of future apartment and townhome development can be directed to Railtown, it will
have almost 140 residential units in 10 years. The Nelson OCP sets a target of 100
residential units in Railtown, but the Sustainable Neighbourhood Action Plan (SNAP) sets a
target of 340 units at build out. In the future, a move toward an increased proportion of new
multi-family housing and away from building new single-family homes could speed up
development in Railtown.
Upcoming Projects
The High Growth forecast is believed to be overly optimistic. Growth in Nelson will most
likely lie somewhere between the Low Growth and Medium Growth forecast, but for this
memo the Medium Growth forecast will be assumed.
3
There are some significant multifamily projects that have recently been approved or are
currently under construction in Nelson, including:
Nelson Commons: Will include 54 apartment units and is currently under

construction. It is located on the east side of downtown and will be above retail.
Nelson Landing: Approved for 265 units. An 8-plex is proposed for the first
phase. Nelson Landing is located on the waterfront in Fairview on Sproat Drive.
4
The Colliers report forecasted Nelson would see population growth of 450 new residents
per year over the next 10 years. That level of growth has not been met since 2011 and
seems unlikely in the short term.
Recently Built Sales

This section highlights the sale of residential units developed since 2010 that have been
tracked by the MLS system. It should be noted that not all newly built units are listed by the
MLS.
Since 2010, there have been 11 listed single-family homes built and sold in Nelson.
The average price of newly built single-family homes in Nelson was $457,000 for a
home that averaged 2,000 square feet of finished space
Since 2010 there have been 24 townhomes sold that were built since 2010 and tracked on
MLS. A few new developments were not listed on MLS so have not been included.
70
Since 2010 there have been two apartment projects that have been listed in the MLS system
including an 8-unit apartment project at 2001 Perrier Road in south Nelson, and a 15-unit
project on West Richards Road.
Townhome sizes range from 1-bedroom units at 676 square feet to 3 bedroom units
that are over 1,600 square feet.
Prices for most sold units range from $250,000 to $350,000.
Townhome projects mostly have not occurred in central Nelson, the projects
reviewed either occurred on the western, southern, or eastern side of town.
The apartments on Perrier Road unit size average 960 square feet and have
averaged $260,000 in selling price.
The units on West Richards Road that were listed average 940 square feet in size
and sold for an average value of $270,000.
There are 10 units recently developed as part of the larger 30 unit development of
The Crossing at Granite Point on Choquette Avenue. The units still available from
the first phase are selling for $278,900 for a 885 square foot unit, and $329,500 for a
1,844 square foot three bedroom unit.

Commercial
A full commercial analysis of Nelson was not completed for this memo. This commercial
demand forecast for Railtown is based on a review of the Colliers report, and includes an
estimate geared specifically for Railtown.
The Colliers report makes the critical assumption regarding the future potential for retail on
the Waterfront lands, including Railtown, that retail should be primarily focused on serving
local residents. Local serving retail would typically be convenience oriented.
An important reason for recommending future retail be local serving is to prevent new
retail clusters from competing with downtown. Protecting Nelsons vibrant downtown
should continue to be paramount in the planning of the Waterfront neighbourhoods and
Railtown. However, it is believed that Railtown can include types of retail that might not be
5
best suited for downtown, and can include a small amount of non-local serving retail
without negatively impacting downtown.
According to BC Assessment there is approximately 775,000 square feet of retail space

currently in Nelson. Nelson not only serves its local population, but also is a hub for the
region as the largest City in the Regional District of Central Kootenay. The majority of
Nelsons retail area is either located downtown or in the Chahko Mika Mall which is
adjacent to downtown. It is understood that the vacancy rate for streetfront retail space is
very low, and any vacancies are typically filled quickly.
The most recent commercial development in Nelson is the Kootenay Co-op building, which
includes 10,000 square feet of new commercial space. Another upcoming commercial
development includes approximately 15,000 square feet of medical space, which will be
built adjacent to the hospital.
The largest upcoming commercial development will occur within Nelson Landing project,
which has been approved to build over 25,000 square feet of retail space.
Compared to other Waterfront neighbourhoods, Railtown is directly connected to
downtown through Baker Street, and it is assumed that connectivity will be improved
through this visioning process for Railtown. Therefore, it is believed Railtown can be
considered as a continuation of downtown, and which ultimately will focus on retail
commercial uses that are, for the most part, not currently located downtown.
Types of uses that Railtown should look to promote include:
Service commercial that requires additional outdoor space

Businesses that require retail space in addition to assembly, storage, manufacturing
or office space
Studio space for artists that would combine a retail area with studio space
Brew pubs or restaurants that could potentially want a large patio
o Other types of retailers, including restaurants, that would service the
daytime working population in Railtown
Destination retail that does not rely on foot traffic created by adjacent stores
The Colliers report forecasted that total demand for local serving retail in the Waterfront
area would be for 5,000 square feet. This was based on a total build out of 500 residential
units. The report also allowed for an additional 5,000 square feet for two full-service
restaurants, for a total of 10,000 square feet of retail.
If the same ratios were applied just to Railtown, only 5,000 to 7,000 square feet of retail
would be allowed, which would include local serving retail plus one or two restaurants. The
vision for Railtown according to the SNAP includes 340 units (higher than the OCP goal of
100 units). This retail forecast in the Colliers report underestimates the potential for
Railtown, given its close proximity to downtown, the possibility of focusing on different
types of retail uses, and the number of units being recommended by the SNAP .
It is believed Railtown could allow for up to 25,000 square feet of retail space without
pressuring downtown retailers. Beyond the 5,000 square feet that would include two
restaurants and a local serving convenience uses, the 25,000 square feet of retail would
provide commercial space to businesses that might be more comfortable in a light industrial
area than downtown.
This estimate assumes that retail in Railtown should not include any large format retail
projects, which is unlikely given the size of the neighbourhood, or a cluster of national
brands. Railtown should focus on providing creative space for the use local businesses and
entrepreneurs.

Light industrial development could also take the form of live / work space. Finding the right
tenants for a live / work building in a City the size of Nelson could take time. So any
developer would likely require a proportion of pre-sales or tenants before beginning
construction.
Artist studios could also be a great fit in Railtown, and help bring activity and promote
development in the area. However, given the low rents artists would require studio space
should only be considered in a refurbished existing building.

The Colliers report projected demand of 25 acres of light industrial land over the next 10
years. This forecast tied demand for light industrial land to population growth and the
estimated proportion of the labour force that would be involved in the goods producing
sector.
Based on the Medium Growth population estimate used in this memo, demand for light
industrial land would be reduced to 11 acres over the next 10 years. The vacant lands
adjacent to the airport and within Railtown could easily meet this amount of demand.
Outside of the Waterfront Neighbourhoods there is not a large supply of industrial land, and
it is understood that over the long term Nelson would like to see heavy industrial uses
moved away from Nelsons Waterfront.
From the perspective of Railtown, the reduced future demand for light industrial space
could slow redevelopment, but Railtown is a neighbourhood that will likely see a mix of
uses such as retail, residential, and potentially office.
Given its proximity to the rail lines, airport, and historic industrial use, light industrial
development would be a good fit in Railtown. Being located next to downtown would also
likely suit businesses and their employees. Light industrial buildings can be designed to
integrate with retail and residential uses. Light industrial businesses that can operate with
residents close by would likely be a great addition to a redeveloped Railtown, helping to
bring jobs and an interesting mix of uses to the area.
From a developer perspective, any light industrial development would likely be build-tosuit, implying there would already be a tenant in mind for the building. The form of light
industrial buildings can be designed with different proportions of shop space, office space,
height, outdoor storage / parking space, etc. In a build-to-suit arrangement the tenant can
specify specific dimensions for the building, and the owner knows it has a tenant ready to
pay rent.
Speculative development, where the owner builds a light industrial building before having
tenants secured, would likely be too risky in a City Nelsons size. Therefore any light
industrial development would likely have to wait for an interested business to partner with
a landowner / developer.
7
Office
Office demand is difficult to forecast, especially for smaller cities such as Nelson. The
Colliers report did not estimate future office demand.
The Nelson OCP states that it wants to retain the dominance of office uses in the downtown
area. However, office use would be an excellent addition to Railtown, and given Railtowns
connection to downtown, it could be considered as a continuation of downtowns office
supply.
The primary tenant for downtown office space is reportedly government, and there have
been suggestions that some government offices may be looking for more space. Government
would be an excellent tenant for a new office building in Railtown. A new office building
would likely be mixed use, combining office space with either retail or light industrial uses.
Similar to light industrial, developing speculative office space in a small city such as Nelson
is probably too risky for a developer.
Office development will likely only occur on a very small scale by owner operators, or when
a tenant, such as government, has signed on.
It is possible some of the existing buildings in Railtown could be refurbished for office use.
Refurbished warehouse / light industrial buildings tend to be preferred by start-up
technology companies.
Attracting technology companies is something most communities are trying to do. The
lifestyle and vibrant small town feel in Nelson is probably its largest selling feature, and
Nelson anecdotally already attracts a high proportion of creative and educated young
professionals. New technology companies in Nelson will most likely result from the
attractive lifestyle Nelson provides. Providing funky office space in a refurbished warehouse
in a revitalizing neighbourhood such as Railtown can help, but ultimately the growth of
technology companies will rely on Nelsons population.

71
Light Industrial
FINANCIAL ANALYSIS
MARKET ANALYSIS CONCLUSIONS:

The major findings from the preliminary market analysis to support the revisioning of the
Railtown neighbourhood include:
72
Population forecasts suggested in the Colliers report from 2011 are overly
optimistic. This will influence demand from all different types of land use, not only
residential.
Residential demand is expected to average between 81 and 95 annually over the
next 10 years, of which 50% have been historically multi-family. At that growth
rate, if Railtown can attract 30% of projected multi-family development, it could
have close to 140 units in 10 years. Railtown could capture a higher percentage of
multi-family demand if developers are convinced to focus on Railtown rather than
other neighbourhoods.
Railtown could absorb up to 25,000 square feet of retail space without negatively
impacting the downtown. Railtown would be an excellent location for service
commercial retail where businesses might require extra storage, assembly, or
office space beyond pure retail space. Other types of retailers that could be suited
to Railtown include restaurants, or destination retail that would not rely on foot
traffic in downtown for business.
Nelson is likely to see demand for 11 acres of new light industrial space over the
next 10 years. Railtown should try to attract light industrial users that would fit
well with retail and residential neighbours.
Office demand can be difficult to project, but the City should be open to
government office users moving into Railtown. Start-up or small technology
companies are likely to prefer renovated warehouse space, which could be an
excellent fit for Railtown.
Depending on how motivated the City of Nelson is to promote development in Railtown, the
following strategies could be used. :
Relax Zoning Regulations: Railtowns location adjacent to industrial waterfront

lands and to the downtown makes it a viable location for residential, light
industrial, retail, and office use. Creating zoning regulations that allow for each of
these types of uses will promote development.
Promote Catalytic Developments: Any development that will bring activity to
Railtown will promote interest in the area.
Provide Incentives: The City of Nelson could provide some tax incentives to
developers in Railtown if it was considered a priority.
Introduction & Background

This memo provides a summary of the economic analyses testing the financial viability of
three development concepts in the Railtown neighbourhood of Nelson. The City of Nelson is
looking to promote development in Railtown, and has commissioned the urban planning
and design firm Modus to provide a Sustainable Neighbourhood Action Plan (SNAP) for
Railtown. The SNAP suggests pursuing a mix of land uses in the area including increasing
the residential population, and the three development concepts referred to in this memo
have been recommended for as potential future developments for Railtown.
Given the base market assumptions the low-rise apartment concept was determined to be
the most viable in the current market. Both the townhome with studio and mixed-use
apartment developments were also viable, but required small increases in residential sales
values to become sufficiently profitable to achieve a 12% return for the developer.

Development Typologies
All the stakeholders involved with creating the Sustainable Neighbourhood Action Plan
(SNAP), produced by Modus, supported a vision for Railtown where it would become a
vibrant neighbourhood with an increased population living in the area. To help reach this
vision, new multi-family developments in Railtown were recommended.
Three development typologies in particular were tested for financial viability including a
low-rise apartment building, a low-rise apartment building with ground floor commercial
space and a townhome project with ground floor studio / commercial space.
As some of the lands in Railtown have issues with contaminated soils it was necessary to
include development forms that did not include residential uses on the ground floor.
Specifically, the development typologies that were looked at from a financial perspective for
this Memo were:
Townhomes with Studio space: This project would include 4 townhome units on a
0.24-acre lot. The building would be 3 stories in height, with the residential units
comprising the 2nd and 3rd stories. The ground floor would include covered parking
and commercial space that could be used for studios, offices or another commercial
use. The residential units were assumed to be 1,275 square feet in size, and each
commercial unit would be just over 400 square feet.
Low-rise Apartment with commercial space: This project would include 27
apartment units averaging just over 800 square feet per unit, as well as
approximately 3,250 square feet of commercial space. The ground floor would
include tuck under parking in addition to the commercial space. The site area was
assumed to be .4 acres.
10
Low-rise apartment: This project would include 29 apartment units averaging just
less than 840 square feet per unit. There is no commercial space in this scenario
not all lands in Railtown will prohibit ground floor residential. The ground floor
would include tuck under parking as well as residential. The site area was assumed
to be .4 acres.
Assumptions
In order to produce a financial viability test of the development scenarios listed in the
previous section various important assumptions must be made.
The assumptions used in financial modeling for this Memo were based on informal
conversations with developers, brokers, and appraisers. There may be assumptions that are
incorrect according to some readers; however, the purpose of this Memo is to provide a
general idea of viability for the development concepts assessed.
Some of the notable assumptions include:

Land Values:
Establishing an estimated cost of vacant land in Railtown is difficult due to issues regarding
contamination on certain sites. Future zoning of vacant land will also impact values. Based
on discussions with appraisers, local landowners and real estate brokers an average cost of
$600,000 per acre was assumed. This translates to approximately $13.75 per square foot.
Construction Costs:
Construction cost estimates used in the viability testing were based on conversations with
developers and other industry data. Construction costs can vary dramatically depending on
the quality of the development, and the different types of costs that sometimes are or are
not included in construction cost estimates.
Townhomes: Construction costs were assumed to be $120 per square foot for residential
space, and $80 per square foot for the studio / commercial space. The commercial / studio
space is assumed to provide finished space that would be suitable for a studio, but would
require improvement for retail space. Tuck-under parking was assumed to be $14,000 per
stall.
Mixed-Use Apartments: Construction costs were assumed to be $135 per square foot for
residential space, and $100 per square foot for the studio / commercial space. The
commercial / studio space is assumed to provide a higher level of finishing for potential
retail usage. Tuck-under parking was assumed to be $16,000 per stall. Costs are higher as
the tuck-under parking will need to support a larger building.
Low-Rise Apartments: Construction costs were assumed to be $135 per square foot for
residential space. Tuck-under parking was assumed to be $16,000 per stall.
Other cost assumptions:
Parking:
Townhouse: For the townhouse project it was assumed 1 parking stall per unit would be
provided. The City of Nelson by-laws require 1 stall per unit for live-work projects. The 4
parking stalls provided would be tuck-under or covered parking within the building
envelope.
Mixed-use apartment: It was assumed the mixed-use project would require 1.7 stalls per
residential unit, which includes 1.5 stalls per unit for residents and 0.2 stalls for visitor
parking. Commercial space requires 1 stall per 30 square metres of commercial space. In
total this project required 56 parking stalls, of which 18 would be covered within the
envelope of the building and the rest were outdoor surface parking.
Low-rise apartment: It was assumed the low-rise apartment project would require 1.7
stalls per residential unit, which includes 1.5 stalls per unit for residents and 0.2 stalls for
visitor parking. In total this project required 49 parking stalls, of which 22 would be
covered within the envelope of the building and the rest were outdoor surface parking.
11
Onsite and offsite costs are each assumed to be $100,000 per acre of site area. The
onsite costs in Railtown could vary depending whether site remediation is required.
o Offsite costs include curb and gutter costs.
Soft costs for all projects are assumed to be between 23% and 25% of hard costs for
all of the proposed projects (not including the cost of land). Soft costs include
construction management, engineering, architects, planning, financing, marketing,
as well as City development costs that include City services upgrade costs for
residential and commercial space.
Baker Street Extension Charge: Plans for Railtown include extending Baker Street from its
current end point through to Government Road. The cost for extending Baker Street has
been estimated to be $245,000. How this cost will be paid for has not yet been determined,
but a scenario has been included in the financial analysis that assumes that new apartment
units will pay for the road. In this scenario it is assumed that the first 170 units built in
Railtown will share in the costs, which would add a $1,441 charge for each unit.
Aside from the potential Baker Street extension charge, it is possible that other area wide
charges may be required depending on the infrastructure investments necessary to make
Railtown developable.

12
73
Sales Values:

Sales value assumptions were based on conversations with local brokers, and developers.
Currently in Nelson there is a wide variety of asking prices for newly built apartments and
townhomes. The prices assumed for new units in Railtown were between the high and low
values currently being asked for on the market. It was assumed that the location in
Railtown, adjacent to Downtown and within a unique neighbourhood, would achieve a price
premium.
New townhomes are assumed to have a value of $330,000 for a 1,275 sq. ft. unit
with tuck-under parking - equaling approximately $260 per square foot of livable
area.
Low-rise apartments for mixed-use or all residential buildings are assumed to have
a value of $310 per square foot.
Nelson Landing is currently setting the upper limit on asking prices in Nelson.
Townhomes and apartments within this project are asking as much as $453 and
$463 per square foot.
Retail Lease Rates:
74
Retail lease rates for the studio space in the townhome project was assumed to be
$8 per square foot, while commercial space in the low-rise apartment was assumed
to rent for $12 per square foot.
Using the base assumptions as listed above it was estimated that the development
typologies with commercial space might struggle for viability, while the low-rise apartment
building provides an excellent opportunity.
Scenario Impact Analysis:

The financial performance of the townhouse and mixed-use low-rise project might not be
strong enough to entice a developer, so some scenarios were looked at to see how changes
to some of the variables impact the performance of these potential developments.
This section provides a summary of how the viability of the proposed scenarios could be
improved in various ways, including increasing price, lowering land values, and reducing
parking.
Parking
Parking is always a very expensive component for any type of development, and parking
requirements can have a major impact on the viability of a project.
For the townhouse development only 1 stall per unit was assumed which is the
requirement for live / work units in Nelson.
Both apartment developments assumed 1.7 stalls per unit, and the mixed-use low-rise
projects assumed an additional 10 stalls for the commercial space (one stall per 30 square
metres). It should be noted that the design of the mixed-use apartment building calls for a
certain number of tuck-under parking stalls. Therefore, reducing the parking requirement
for this building removes surface parking spaces that are less costly to develop.
Land Values
Results:
at $310 per square foot, the same value as the low-rise with no commercial space,
therefore averaging $250,000 per unit. The commercial space, which could be used
as studio space, was assumed to rent for $12 per square foot.
Based on the preliminary financial analysis, the best performing typology was the
low-rise apartment with 29 units averaging approximately 836 square feet in size
and selling for just over $259,000 or $310 per square foot. Under these
assumptions, it was estimated that the project would achieve a profit of
approximately 16.5% for the developer.
The mixed-use townhomes provided a return of 5.7%. Typically developers look for
a 12% return. It was assumed that the 4 units in this project averaged 1,275 square
feet in size and sold for approximately $332,000 or 260 per square foot. The 4 units
of studio space were assumed to be just over 400 square feet each, and would be
rented separately for $8 per square foot.
The low-rise apartment with commercial space provided a return of 5.6%. The
project was assumed to include 27 units averaging just over 800 square feet in size,
as well as 3,250 square feet of commercial space. These units were assumed to sell
13
Determining the land value for developable land in Railtown is complicated given the issues
with contamination on some sites, as well as assuming what type of development the zoning
will allow. Ultimately the land values were assumed to be $600,000 per acre.
Reducing the land value has a much more significant impact on the townhome development
than the mixed-use low-rise project as land value comprises a much smaller proportion of
the overall development costs.
Higher Sales Values / Manipulating the Development:
With all other factors held constant, this section looks at the impact of reducing parking
requirements to 1.2 stalls per unit, lower land costs, and higher retail rental rates. Finally
sales prices were increased to see at what sales values the projects would require to give
the developer a 12% return.
Regarding the low-rise apartment, prices were reduced to see how affordable the units
could become while still maintaining a 12% return to the developer.

14
Townhomes with studio space:

o Base estimate: $260 per square foot or $332,000 for 1,275 square foot unit,
and a rental rate of $8 per square foot of studio space, produces a return of
5.7%
! Including the cost to extend Baker Street reduces the Base Estimate
return to 5.2%
o Lower land value: Reducing land value to $435,000 per acre improves the
developer profit to 9.5%, making the project very close to being viable.
Lowering land value to $353,000 per acre allows for a 12% return on the
project.
o Price Increase Only: Increasing the sales price to $278 per square foot or
$355,000 per unit @ 1,275 sq. ft. produces a return of 12%.
! Including the cost of extending Baker Street requires sales prices to
be increased to $280 per square foot or $357,000 per unit to
produce a 12% return for the developer.
It should be noted that the base case scenario for the townhomes with studio space
assumed that the studio space would be rented. The developer could also choose to sell the
studio space and townhome together, or sell the studio space separately as strata
commercial space.
o
If the studio space were sold together with the townhome, a total price of
$387,000, or $230 per square foot, would be required to give the developer
a 12% return. Including the cost for the Baker Street Extension would require
these units to be sold for $390,000 or $232 per square foot.
If the studio space were sold separately as strata commercial space,
assuming the base scenario price of $332,000 for the residential unit, the
studio space would require a value of approximately $60,000 to allow the
developer to achieve a 12% return. Selling the commercial space as strata
units involves additional costs such as marketing and advertising costs.
Low-Rise apartment with commercial space:

o Base estimate: $310 per square foot or $250,000 for 806 square foot unit,
and a rental rate of $12 per square foot of commercial space, produces a
return of 5.6%.
! Including the cost to extend Baker Street reduces the Base Estimate
return to 5.5%
o Lower land value: Reducing land value to $435,000 per acre improves the
developer profit to 6.9%. Lowering the land value has less of an impact on
this project due to the higher overall costs involved.
o Reducing the Parking requirement: Lowering the parking requirement to 1.2
stalls per unit improves the projects return to 7%. Residential prices would
need to increase to $262,000 per unit to produce a 12% return for the
project.
15
Price Increase Only: Increasing the sales value to $330 per square foot or
$266,000 per unit @ 806 sq. ft. produces a return of 12%.
! Including the cost of extending Baker Street requires sales prices to
be increased to $332 per square foot or $268,000 per unit to
produce a 12% return for the developer.
! Increasing the retail rental rate to $14 per square foot improves the
Base Scenario return to 6.5% without changing the residential
prices. With this change in retail prices, residential units would
require a price increase to $263,000 per unit to produce a 12%
return.
! If the parking requirements were reduced to 1.2 and the retail rate
increased to $14 per square foot, residential prices would only need
to increase to $259,000 per unit to produce a 12% return.
Low-Rise apartment:
Given that the low-rise apartment is already viable given the base case assumptions, the
sales price of this project was revised down to see how affordable units in this project could
be while still providing a return of 12% to the developer.
o
Base estimate: $310 per square foot or $259,000 for 836 square foot unit,
produces a return of 16.5%
! Including the cost of extending Baker Street reduces the developer
profit to 15.6% if units are sold for $310 per square foot or $259,000
for a 836 square foot unit.
Price Reduction Only: $296 per square foot or $248,000 per unit @ 836 sq. ft.
produces a return of just over 12%.
! With the inclusion of cost for extending Baker Street, unit prices
could be reduced to $300 per square foot or $251,000 per unit and
still produce at 12% return for the developer.
16
75
reducing the land value, this townhome project would need to charge $355,000 per
unit to be viable. These estimates assume the studio space would be rented.
FINANCIAL ANALYSIS SUMMARY:
This analysis is intended support the Sustainable Neighbourhood Action Plan (SNAP) for the
Railtown neighbourhood of Nelson by assessing over all market demand of the land uses
being considered, and the financial viability of three different residential development
forms.
As previously summarized on page 9 of this report, the key findings of the market analysis
include:
o
76
o
o
o
Population growth rates are not as high as previously estimated, impacting demand
for all types of land use.
From a phasing perspective, build out of the Railtown neighbourhood could take a
number of years. Based on the assumptions made in the first half of this report, it
was estimated Nelson would see an average of between 81 95 new homes per year
to 2024. Recently, multi-family units have comprised approximately 50% of the new
homes. Therefore, with 40 50 new multi-family units per year, and other major
multi-family developments underway, it was estimated that Railtown could
conservatively average 14 units per year, or approximately 30% of the multi-family
market. Within Railtown, the timing of the different types of residential
development should not be a factor as much as being cognizant not to overload the
Nelson market with too much product at one time.
It is believed that Railtown could include 25,000 square feet of retail space without
adversely impacting the downtown.
If the studio units were sold together with a townhome unit, the price for
both would need to be approximately $387,000 per unit (or $390,000 if the
Baker Street extension cost was included). The developer could also decide
to sell the studio space as a separate strata unit.
The mixed-use low-rise apartment produces a return of 5.6% under the base
assumptions. To improve this return to 12% the residential units require a price
increase from $250,000 per unit to $266,000.
o
If the cost of extending Baker Street were included these units would need to
sell for $368,000 to be viable without including a reduction in land value.
This price per residential unit can be reduced to $259,000 per unit ($322
per square foot) while retaining a 12% return for the project if the rental
rate for commercial space can be increased to $14 per square foot and the
parking requirement for residential units is reduced to 1.2 stalls per unit.
From a timing perspective, all the developments considered would be feasible

today. Only the townhouse and mixed-use projects would require a small increase in
sales values to be viable.
Nelson is likely to see demand for an additional 11 acres of new light industrial land
over the next 10 years.
Demand for new office space is not expected to be strong, but government or small
technology companies could be a good fit for Railtown.
The viability of the development scenarios was as follows:

o
The most viable development scenario was the low-rise apartment building. This
29-unit project produced a return or 16.5% with the base assumptions selling the
836 square foot units for $259,000 or $310 per square foot. This project would still
be viable if units were sold for $248,000 without including the cost of Baker Street,
and $251,000 if the cost of Baker Street extension was included.
The townhouse with studio development produced a return of 5.7% with the base
assumptions. Reducing the land value to $435,000 per acre improves the return to
9.5%. At this lower land value, prices for the townhomes would only need to rise
from $332,000 to $341,000 for the project to produce a 12% return. Without
17
18
77
Railtown Stakeholder and Technical Team Members

Stakeholder Team
Mayor Deb Kozak
City Councillor Michael Dailly
City Councillor Bob Adams
City Councillor Anna Purcell
Kevin Cormack, City Manager
Pam Mierau, Manager, Development Services
Megan Squires, Senior Planner
Alan Thomson, Mountain Station Consultants Inc.
Chris and Birgit Chart, Railtown property/business owners
Corrine Younie, Nelson Cares
Dave Elliott, Railtown property owner
David Reid, EcoSociety
Dianna Ducs, Kootenay Lake Tourism
Eric Lawson, Black Press
Jesse Woodward, EcoSociety
John Knox, Nelson Downtown Association
Karen & Chuck Bennett, Railtown business owners
Kristi Morgan, CP
Lukas Armstrong, Cover Architecture
Marc Brillon, Ellenwood Homes
Marvin Paisner, Rod and Gun Club
Matthew Stanley, Stanley Office of Architects
Pat Davis, West Creek Developments
Paula Kiss, Nelson & District Youth Centre

Pete Bayerle, CP
Ron Robinson, Nelson & District Arts Council
Rona Park, Nelson Community Services
Shasta McCoy, Urban Systems
Stephanie Fischer, Capitol Theatre
Steven Kaup, Studio 9 Architecture
Sylvia Caldwell, Food Industry Specialist
Tom Thomson, Nelson & District Chamber of Commerce
Tony Maglio, Maglio Building Centre
Technical Team
Colin Innes, Director, Public Works and Utilities
Rob Nystrom, Manager, Utilities
Darrell Beck, Engineering Tech II
Karen MacDonald, Works & Parks Supervisor
Peter Sinstadt, Facilities Maintenance Manager
Megan Squires, Senior Planner
Pam Mierau, Manager, Development Services
Summary of Railtown Survey Responses and Alignment with Railtown SNAP

Specific Survey/Open House Responses
Survey Survey Survey Total

#1
#2/
#3/
Open Open
House House
# of responses
75
97
public feedback incorporated in Railtown SNAP (Sustainable Neighborhood Action Plan)
specific reference
in
Implementation
Table (p. 54)
71
Heritage
maintain existing industrial character/retain existing
industrial uses
adaptive reuse of heritage buildings
5 reuse of Superintendent's House for recreation/cultural facilities (p. 18); reuse of Coke and Gasworks
building as gallery and event space, or other viable use (p.49)
line 3
1 prior to demolition, undertake financial feasibility analysis re restoration; SOS could be undertaken if
no demolition required
line 14
City should undertake a Statement of Significance before

demolishing heritage houses
15 maintain existing industrial character by encouraging retention of existing industrial businesses via
line 3
flexible zoning and encouraging adaptive reuse of existing buildings (p. 31); encourage more industrial
users to the area via incentives and flexible zoning (p. 31); encourage facade restoration via incentives
and maintain industrial character using bollards and paving treatment
Coke and Gasworks building - undertake a Conservation Plan

before undertaking renovations - protect character defining
elements
1 The Coke and Gasworks buildings are registered heritage buidings and are subject to heritage specific
design guidelines
protection of heritage sites (Cottonwood Creek, trees,

acknowledgment of layers of history from indigenous
Sinixt/Arrow Lakes people's campsite, Chinese Market
Gardens, mining, etc.)
1 footing remnant of the orginal hydro power plant should be revealed and the history of Railtown
line 11, line 20,
celebrated and recognized (p. 37); restore native vegetation along creek (p. 23); soften the grade
line 27, line 34,
between Railway Street and the creek to create better visibility of the creek from Railway Street;
line 40
incorporate shade trees, boulders and logs, ecological planting, paths and gathering areas adjacent to
the creek (p. 49)
historic marker at Falls viewing area

Parking
need more parking
1 provide historic marker to acknowledge microhydro power plant
line 20
no more parking
3 the Plan aims to support current parking needs while planning for future transportation options as per
the Low Carbon Path to 2040: Community Energy and Emissions Action Plan - see page 20 re relaxing
parking requirements in exchange for active transportation and car share infrastructure
need a parking strategy that provides for parking just outside

the core areas and then connecting everything via public
transit, safe walking and biking routes
2 convert empty lot at Coke and Gas Works building into temporary parking; formalize parking plaza at line 17, line 24,
Rod and Gun Club; connect to the waterfront; extension of Baker Street; improve bus service; develop line 30, line 35,
a pedestrian and cycling connection trhough the Industrial Precinct
line 41, line 48
reduce parking requirements as an incentive to build
a big car park/parkade
25 additional parking provided on Cottonwood Creek bridge (p. 26); additional parking provided in the
line 11, line 16,
Market Precinct via underground parking in live-work multi-family buildings (p. 33); formalize Rod and line 17, line 24
Gun Club parking area and turn it into a flexible parking/plaza area including flexible outdoor space
that could be used during events as a patio/events space for gathering (p. 37); provide additional
parking in Live-Work Precinct with ground floor tuck under parking (p.45); provide for interim market
parking on the vacant lot beside the Coke and Gasworks building (p.51); provide more on-street
parking on Railway Street (p.48)
1 the Plan incorporates reducing parking requirements in exchange for active transportation
infrastructure (p. 20); will be explored in the zoning update following Council approval of the Plan
line 3
line 3
provide for large covered parking/market beside Chamber of

Commerce building
1 the parking plaza adjacent to the Chamber of Commerce building has been identified as a potential
site for temporary events and festivals
covered parking/market
1 covered parking could be provided with the development of mixed use buildings and tuck under
parking
large semi trailers must be able to access businesses
1 access to businesses will be accommodated in all new road design/development
formalized parking/plaza at Rod and Gun Club
1 formalized parking plaza (p.37)
Mixed Use - Residential/Commercial/Industrial

mixed use buildings - multifamily, live-work, commercial,
industrial, with vibrant commerical space - retail, restaurants,
artisans, office space and light industrial
line 24
24
26
47
97 mixed-use, multifamily, live-work development identified throughout the Railtown area; incentives for
retaining and attracting new businesses (p. 31); mixed-use multi-family and live-work development in
Market Precinct (p.33); live-work townhouses in Live-Work Precinct provide flexible studio/retail sale
space in conjunction with above-grade residential - 3-storey townhouses/4-storey mixed use
apartments(p. 44-45); mixed-use multi-family in Heritage Commercial Precinct - Coke and Gasworks
building and Ford site (p.50); in addition to the existing permitted uses, expand the list of uses to
consider in the zoning bylaw to include food or beverage product manufacturing, traditional artisan
crafts, outdoor recreation related industries, furniture and fixtures or wood product manufacturing,
printing or publishing, health care office, business and professional office, and innovation/incubator
space (p.40-42)
13
17
36 mixed-use multi-family apartment buildings provide affordable housing options (p. 36); affordability line 3, line 16
criteria could be incorporated into RFP for city-owned sites; Zoning Bylaw could be revised to specify a
certain number of smaller unit sizes which should translate to more reasonable housing prices; city
could explore incentivization of affordable housing through tax exemptions over a specified time
period
the mixed use 3 storey building adjacent to park takes out

too much of park; housing adjacent to park is
unproportionately large; don't like housing adjacent to park;
don't like 4-storey adjacent to park (need shadow study)
23
31 following significant public feedback on housing adjacent to the park, this area has been designated a
Special Development Area and is proposed to undergo further analysis to determine the best future
use and built form (p. 36)
senior's housing
7 mixed-use multi-family apartments buildings are being encouraged throughout Railtown - they
provide for single level, affordable housing options within close proximity to the downtown (p. 36)
2
2
3 this could be addressed through the zoning bylaw changes following approval of the plan
3 sustainable innovation (p.20); innovation/incubator space - to provide space and equipment to
explore technology, launch busineses and create new jobs (p. 42)
3 if the City acquires this property, it is recommended that it be explored for park space, special
line 50
programming as well as a location for the pedestrian crossing of the tracks; senior's housing could also
be explored as a potential use (p. 24)
affordable housing
tiny homes for affordable living

innovation district - a collaboration-innovation centre, space
for local small entrepreneurs, solar powered electric car
charging stations, demonstration micro-hydro
Superintendents House to become senior's home
line 3, line 4, line

6, line 14, line 16,
line 18, line 19,
line 22, line 37,
line 38, line 45,
line 47
line 3
incentivize development by zoning and servicing city-owned

land so it is ready for development
1 servicing of City-owned sites is identified in the Implemenation Table; City to undertake zoning update line 4
following Plan approval
be more flexible with suites guidelines in order to maximize

residential development
relocate Nelson Chrysler to Railtown
1 City to undertake zoning update following Plan approval
1 Nelson Chrysler is a private business - the City does not have the authority to relocate existing
businesses
clean up city-owned properties
1 underway
places for temporary food vendors

need marketing plan for bringing big name manufacturers to
Railtown
1
1
1 kiosk parklet at CP Rail Station identified as potential location for food trucks (p. 29)
1 the need to review/improve the economic development/marketing function is identified in the
implementation table
housing should be funky, low and permeable
1 building design will be required to align with the Downtown and Watefront Development Permit Area
2 Guidelines
instead of housing adjacent to park should be community

space or artist studios opening up to the park
1 this area has been designated a Special Development Area and is proposed to undergo further analysis
to determine the best future use and built form (p. 36)
line 14, line 16,

line 17, line 18,
line 19,line 24,
line 37, line 39
line 4
don't like the live-work precinct/townhouses
2 the live-work precinct aligns with existing zoning for this area; the final design and layout should
reflect the intent of the plan however the detailed design would be established uring future planning
stages by the owner/developer
commercial in this area will just water down the existing

commercial on Baker Street
2 the market overview undertaken by financial consultant (JP Raulot-Lapointe, Dec 2015) identified that
Railtown could absorb up to 25,000 ft2 of retail space without negatively impacting the downtown particularly service commercial retail where businesses might require extra storage, assembly, or
office space beyond pure retail space; destination retail that doesn't rely on foot traffic could also be
appropriate for this area (p. 13, p. 68)
Wendy's and Jack in the Box
1 restaurants are currently permitted in the MU3 Railtown Mixed Use Residential & Commercial Zone
and the Plan recommends allowing restaurants in the rest of Railtown (p. 40)
no more chains i.e. A & W
mini stores with fresh regional produce and goods

housing for seniors which also accommodates younger
people (20-30 years) who provide a min. of 3 hours support
per week for the seniors
hostel for displaced transients
1
1
2 the Plan provides opportunities to encourage a greater diversity of retaqil and services with a focus on
small, local business
1 retail is currently permitted in Railtown
1 multi-family buildings provide housing options for seniors in Nelson; additionally the Plan
recommends permitting community and social amenities (such as health services, care services, and
social services) (p. 40)
1 tourist accommodation is currently allowed in the C1 zone; the Plan recommends extending that to
the rest of Railtown (p. 40)
cottonwood lane
Public Realm & Amenities

art gallery at Coke and Gasworks building/small performance
venue
improve arts and culture opportunities in Railtown: a
multifunctional arts and cultural coop, locally created public
art by youth/seniors; lots of opportunities for public art interactive (outdoor musical instruments/stationary bikes
that play music); more spaces for public art, murals by local
children, street painted mandelas; spaces for public art fitting
within the industrial theme of Railtown; art and
infrastructure projects - include the CDC/artists in
infrastructure improvements such as benches, signage,
banners, garbage receptacles, street and sidewalk surfaces,
lighting choices, bollards, etc.
line 46
14
24 explore possible community/gallery/exhibition/events space in Coke and Gas Works building (p. 49);
complete a business plan and remediate/renovate Coke and Gas Works building and explore viable
uses (p.59)
12
18 consider extending support for arts and culture and leveraging City-owned sites to support vibrant arts line 29
and culture festivals and events; City could include local artists in the design of local infrastructure
improvements; City could offer small grants to support local-non profits or community groups in
organizing and hosting festivals (p. 49); encourage development of a creative sector including arts,
technology and learning (p. 58); explore possible community/gallery/exhibition/events space in Coke
and Gas Works building (p. 49)
events plaza at CP Station
RV parking, camping, sani-station
1 Cottonwood lane identified adjacent to multi-family housing in Market Precinct; will act as a key
gateway to Cottonwood Market
old rail cars could be a cultural museum that people could

visit year round
craft distillery at Coke and Gasworks building
line 39
8 complete the CP Rail Station plaza improvements, and incorporate festivals and events (p. 28);
line 25, 26
consistent programming of plaza/parking space (p. 57); develop kiosk and parklet next to Chamber of
Commerce building (p. 57)
7 prior to extension of Baker Street to Government Road, have this area available for interim parking for
RVs as a way to bring additional life to the downtown and tourist lodging close to the downtown
(p.42)
3 Nelson & District Chamber of Commerce has included the rail cars in their landscaping plan which is in
the process of being implemented
1 potential uses in Railtown to include distillery (p.42)
2 will be investigated in the future planning process for the Transfer Station lands
don't put rail cars in front of Chamber - it would close the

space and access with other businesses
avoid cars parking in front of businesses - relocate to back
1
1
1 Nelson & District Chamber of Commerce has included two rail cars in their landscaping plan, which is
in the process of being implemented
1 parking strategy includes on street parking as well as tuck under parking; DP area 2 guidelines for the
Downtown and Waterfront discourage parking in front of businesses; size of driveway is limited to 46m in the Subdivision Bylaw
gondola from Railtown up to Morning Mountain (historically

based on the tramway that brought the ore down to the Hall
Mines smelter from the Silver King Mine on Toad Mountain)
1 this planning process is currently underway by a private group
remove concrete from creek bed
1 this is part of the Cottonwood Creek Restoration Plan and is identified in the Implementation Table (p. line 40
60)
1 the Plan identifies a number of plazas and parks - potential programming of these spaces will be
considered in future planning processes
1 there is no direct waterfront access to the lake from Railtown, but may be a consideration in planning
for the City-owned lands adjacent to the waterfront
1 the Plan identifies a number of plazas and parks - potential programming of these spaces will be
considered in future planning processes
a public dock
line 2
a treed, wood-chip exercise circuit
a beach with a protected swimming area
outdoor basketball court
outdoor movies, microskateboard site, bicycle exchange,

food truck court, organized busker site, mandatory rooftop
gardens
1 movies and skateboard site - potential programming of parks and plazas will be considered in future line 2
planning processes; bicycle exchange - the Plan incorporates incnetives for active transportation
infrastructure (p. 18 and 20); food truck court - MU4 Waterfront Mixed Use and C1 Commercial both
allow for mobile food vendors and a number of sites have been identified for precinct plazas;
organized busker site - the Railyard Plaza, the Rod and Gun Club Plaza and the new market area have
been identified as potential sites for outdoor performances - will need to update the Street Peformers
Policy and Traffic Bylaw (p. 54); rooftop gardens - the Plan incentivizes sustainable innovation such as
green roofs (p. 20)
picnic tables outside of Chamber
2 seating outside of Chamber has been recommended (p. 29)
large dance hall, restaurant, dormitory
1 event and festival uses, residential and restaurant uses are permitted
water feature/outdoor skating rink
3 potential programming of the parks and plazas will be considered in future planning processes
rowboat rentals
1 outdoor recreation related businesses are permitted (p. 42)
old beautiful clock as centre piece/railway theme street

furniture
1 furnishings that celebrates the railway theme are encouraged in the Plan (p. 28)
mandatory rooftop green space
Parks & Open Space

trees/green space/open space that is inviting and engaging
for all ages
don't reduce the size of Cottonwood Park
16
12
like Superintendent's House park
33 new development adjacent to both the market and Cottonwood Falls needs to ensure that it blends
sensitively with these community amenities (p. 12); establish a park at the Superintendent's House (p.
24); Baker Street/Hwy 3A corner parklet (p.27); boulevard improvements and rain garden along
Railway Street and Government Road (p. 32 and 48); adjacent to the Rod and Gun Club formalize
paths and construct a deck/patio overlooking the falls (p. 37); Coke and Gasworks plaza (p.48); a park
and plaza identified for the Live-Work Precinct (p.43); activate lane adjacent to Coke and Gasworks
building by allowing it to work as a shared street with open space as well as a functioning laneway for
deliveries (p.51)
15 the site of the current market is located in Cottonwood Falls Park (zoned P1 Park); this site as well as
the adjacent City-owned house (zoned MU3 Railtown Mixed Use) have been designated a Special
Development Area which is proposed to undergo further analysis to determine the best future use and
built form (p. 36)
line 11, line 15,

line 20, line 23,
line 25, line 26,
line 30, line 32,
line 34, line 38,
line 50
12
12 it is recommended that the City work with the owners of this historic home to purchase it for use as
park space and for special programming, and as a place to create a waterfront connection (p. 24)
line 50
13 the Plan identifies that the new market and development blends harmoniously with the existing park
and Japanese Gardens (p. 12, 34, 36 and 56)
line 15
ensure that the new market and new development

harmonizes and complements the Japanese Garden
natural areas for kids to play, active, natural playground

beside market - large rocks, logs, stumps
make Cottonwood Park a safer place
no fence or lighting around falls
1 rooftop gardens - the Plan incentivizes sustainable innovation such as green roofs (p. 20)
line 16
8 nature playground in Cottonwood Market, including public art scultpure for pollinators with the steep line 23
grass slopes surounding the market turned into a native wildflower meadow/orchard garden (p. 35)
7 the potential introduction of commercial/live-work adjacent to the park will provide more 'eyes' on
the park; introduction of lighting in the park is also contemplated in conjunction with the market
redesign
line 15, line 16
2 specific details for enhancing Cottonwood Falls viewing area will be part of a future planning process
line 20
recognize Chinese market gardens in Railtown
1 community gardens are permitted in all zones; a special commemoration could be incorporated into a
future garden initiative
terraced seating in the bank above the farmer's market for

future concert venue
1 as part of the new market, terraced seating in the bank could be incorporated; MOT would need to
provide approval
34 improve the creek habitat (p. 35); soften the grade between Railway Street and the creek to create
better visibility of the creek from Railway Street, incorporate shade trees, boulders and logs,
ecological planting, paths and gathering areas adjacent to the creek (p.49)
restore native vegetation and fish and wildlife habitat in
Cottonwood Creek
22
food forests and permaculture; edible plants, fruit and nut

trees; community garden; urban forestry plan
13
interactive ecological areas: raingarden, stormwater

retention, xeriscaping, swales, permeable, marsh/wetlands
with wooden or gravel paths
8 incorporate a park in the Live-Work Precinct based on principles of song bird habitat - provide cover
line 32, line 34
and nesting areas, no mow areas, local community and/or environmental groups and youth
organizations to design, build and incorporate nesting boxes, access to water by incorporating
swales/wetland for stormwater management; incorporate boardwalks and interpretive signage
providing access for people to engage with these special habitats (p.37); along Railway Street and
Government Road incorporate raingardens with deciduous shrubs and coniferous trees, and decaying
logs provide for stormwater infiltration as well as refuge for song birds and pollinators - adds
aesthetic value to city infrastructure (p. 26,39,42,47)
3 improvements to creek should be sensitively designed so they don't detract from creek health (p. 35)
3 sustainable innovation is already encouraged via Development Permit Area 2 Design Guidelines and
the Low Carbon Path to 2040 Sustainability Strategy; the Plan encourages the development of a tax
incentive program and green infrastructure design guidelines to incentivize these initiatives (p. 20)
line 3, line 6
design guidelines for stormwater management
1 the use of low impact development techniques is a requirement of the City's DP Area 2 design
guidelines; the need for green infrastructure design guidelines is identified in the implementation
table
line 6
incentives for solar hot water installation
1 we will explore the feasibliity to provide an incentive for this
line 3, line 6
incentive/requirement for solar ready
1 we will explore the feasibliity to provide an incentive for this
line 3, line 6
incentive/requirement for LEED certification

lighting which is energy efficient and non-polluting
district heating capability
1
1
1
electric vehicle charging stations
1 we will explore the feasibility to provide an incentive for this

line 3
2 this is a requirement of the City's design guidelines
1 this is encouraged in the City's design guidelines; we will explore the feasibility to provide an incentive line 6
for this
3 this is encouraged in the City's design guidelines; transportation hub connected by rail, bus and other line 3, line 6
forms of transportation including car share parking, electric vehicle charging stations, bicycle racks,
bike share, needs of future bus service including neighborhood loop, curb alignment, seating and
sufficient queuing area (p. 18, 28); we will explore the feasibility to provide an incentive for this
15
29
44
88 connection to waterfront (p. 23, 25)
line 30
extend pathway along creek from Baker to Cottonwood

Market (Railway Street improvements)
12
56
line 11, line 34
better pedestrian connections, sidewalks, overall pedestrian

experience, an easy paved walking loop for seniors
16
39
71 establish a creekside trail from Baker Street to Cottonwood Park/Market for pedestrians and cyclists
(P. 35); restore native vegetation along creek (p. 49); soften the grade between Railway Street and the
creek to create better visibility of the creek from Railway Street; future redevelopment of the Ford site
should incorporate creek side improvements, including a multiuse trail conection for cyclists and
pedestrians - trail to include shade trees, boulders and logs, ecological planting, paths and gathering
areas adjacent to the creek (p. 50); in areas where the buildings are immediately adjacent to the
creek, a cantilevered boardwalk that over-hangs Cottonwood Creek could achieve a continuous
pathway and help to shade the creek and thereby keep water temperatures low and oxygen levels
high during hot summer months (p. 50)
56 connection to waterfront (p. 25); create a transportation hub at CP Rail Station (p. 28); expanded
corner bulbs to limit traffic movements and improve pedestrian safety (p. 26); need to establish
cycling routes and pedestrian connections throughout Railtown (p. 18, 32, 35, 45, 48, 50); in Live-Work
Precinct plan for pedestrian and bicycle connections through the precinct into the industrial land using
bollards and shade trees where possible (p.45); restore native vegetation along creek (p. 49); soften
the grade between Railway Street and the creek to create better visibility of the creek from Railway
Street; incorporate shade trees, boulders and logs, ecological planting, paths and gathering areas
adjacent to the creek; establish a creek side trail from Baker Street to Cottonwood Park/Market for
pedestrians and cyclists (P. 35); on the city-owned site adjacent to Cottonwood Park , achieve a strong
pedestrian entrance to the market through the introduction of a narrow, pedestrian lane that acts as
a street front with active ground floor uses (p. 36); at the Coke and Gasworks building, create a
pedestrian mews and Gasworks Lane which is a shared street for pedestrians, vehicle access and
service functions (p.51); extend Baker Street to connect with Government Road (p. 42)
improve pedestrian connection at Baker Street/Hwy 3A

intersection: streetlights instead of four-way at foot of
Baker; overpass for intersection; traffic circle for intersection;
rumble strips
designated bike lanes/bike plan for community
reliable, accessible public transportation
10
13 Live-Work Precinct - connect Baker Street to Government Road via a shared-use street reflecting the
industrial character of Railtown - the use of street furnishings such as bollards, special paving, light
fixtures, street trees and other furnishings in place of a conventional sidewalk, curb and gutter
approach (p. 42)
13 the CP Rail station has been identified as a transportation hub (p. 28); the City will seek to incorporate
additional transportation options through future planning initiatives
please respect the riparian zone re boardwalk along sections

of creek
renewable energy: Cottonwood microhydro, solar panels,
biomass boilers
Active Transportation
multi-use path (bike and walking) from Railtown to
waterfront
extension of Baker Street to Government Road
shuttle bus/streetcar/trolley that links up to Baker Street and

the mall
vehicular access from Chamber across tracks to waterfront
like Government Road improvements

slower speed limits for vehicles/traffic calming
line 27, line 40
24 the public realm and open space strategy incorporates community gardens and edible landscapes (p. line 2, line 26
18); a kiosk building at CP rail station could be used to support local food systems by providing space
for food and beverage services (p. 29); update land use to include food manufacturing with a focus on
food production and distribution and potential for a small percentage of space and/or time dedicated
to commercial retail and/or opportunities for educational programming - activities could include food
packing and preparation; interior urban farming such as sprout production or culinary mushroom
growing, etc. (p. 42)
line 10, line 11,

line 12, line 13,
line 30, line 32,
line 34, line 35,
line 48
17 reconfigure Baker Street/Highway 3A intersection to slow traffic and improve pedestrian safety and
comfort, slow traffic by removing 'pork chop' from Hwy 3A onto Baker Street, add corner bulbs,
streetlights, parking on bridge, delineated cross walks (p.26)
line 10
15 need to establish cycling routes and pedestrian connections throughout Railtown (p. 18, ); Rail Yard
Precinct - CP Rail Station to act as a transporation hub inlcuding car share parking, electric vehicle
charging stations, bicycle racks and bike share (p. 28); Industrial Precinct - establish cycling and
pedestrian connections using bollards and shade trees, and along Government Road incorporate
bicycle sharrows (p. 32); Market Precinct - bicycle racks should be incorporated at key destinations
including the market and the Rod and Gun Club, and support a diversity of transportation options by
incorporating bicycle infrastructure on Railway Street (bicycle racks and dedicated and/or shared use
bike lanes) (p. 35, 38); Live-Work Precinct - plan for pedestrian and bicycle connections through the
precinct into the industrial land using bollards and shade trees where possible (p.45); Heritage
Commercial Precinct - along Railway Street incorporate bicycle sharrows for shared use streets and
traffic calming devices (p. 48)
line 11, line 12
13 Rail Yard Precinct - CP Rail Station to act as transportation hub connected by rail, bus and other forms line 41
of transportation including car share parking, electric vehicle charging stations, bicycle racks, bike
share (p. 28); Rail Yard Precinct - needs of future bus service to be incorporated into detailed design
including neighborhood loop, curb alignment, seating and sufficient queuing area so that when Baker
Street is connected to Government Road a neighbourhood bus loop could be incorporated into one of
the existing Nelson bius routes (p. 29); Market Precinct - incorporate a bus stop at Government Road
and Railway Street (p.38); Live-Work Precinct - the Baker Street connection would allow one of the
existing neighbourhood routes to make a loop through the neighbourhood connecting Baker Street
Live-Work Precinct, Market Precinct and back to the Rail Yard Precinct (p. 42)
7 the Plan identifies the multi-use connection between Railtown and the waterfront as a Big Move (p.
25); vehicle access is a long term goal set out in the Sustainable Waterfront and Downtown Master
Plan
5
4 corner bulbs, stamped ashphalt, removal of 'pork chop' on Hwy 3A and Baker Street, additional onstreet parking to reduce expanisve road width dedicated to travel and thereby slow traffic (p. 26, 48)
line 35
mini park at the SW end of Railtown that feeds into lakeside

trail and wraps all the way to Red Sands
close government Road to highway
tunnel connecting to Rosemont needs to be improved
3 connection to waterfront (p. 25)

1
3 creating a well connected street network is a best practice of sustainable neighbourhoods
3 identified in Plan under short-term infrastructure requirements
2 the Plan incorporates traffic calming initiatives such as corner bulbs, special paving and street lights to
create a safe and pleasant entry to Railtown via Baker Street (p. 26)
pedestrian bridge from Cottonwood over to Victoria Street
make overpass across tracks a wooden boardwalk
1 wooden boardwalk that reflects the rail context and the transition from an urban to more naturalized
area (p. 25)
more bike parking
1 bicycle racks should be incorporated at key destinations including CP Rail Station, Cottonwood Market,
and the Rod and Gun Club (p. 18-19)
"u-pass" - small increase in property taxes offset by a free

bus pass will provide more funding for bus system enabling
1 the Plan supports transit service through increased density and connections; the City can work with BC
Transit to review options for additional transit funding
switch buses to battery-electric
mandatory for new multi unit residential to provide electric

vehicle charging stations
1 the Plan strives to balance incentivizing sustainability initiatives while encouraging development; see
section on Sustainable Innovation, page 20
pedestrian underpass connecting Baker Street to Railtown
connect up to rails to trails
line 30
line 13
1 the Plan incorporates traffic calming initiatives such as corner bulbs, special paving and street lights to
create a safe and pleasant entry to Railtown via Baker Street (p. 26)
1 trail connections within Railtown will help to fill in gaps in the broader trail network
need to design for people with disabilities and mobility

challenges
1 Development Permit Area 2 Guidelines specifiy that all designs should incorporate universal access
and principles of universal design where possible; accessible options for residential development
could be explored as a development incentive (p. 20)
allowances for seniors' motorized carts - parking & charging
1 parking/charging options for carts could be looked at as we get into detailed design
Infrastructure
public washrooms
recycling and compost station
4
1
2
5
8 public washrooms are a component of the new market infrastructure

6 dedicated recycling facilities are encouraged in DP Area 2 guidelines (downtown and waterfront);
Railtown could be a test site for a City-initiated compost program; composting and recycling could be
part of the incentive program (p. 20)
water fountains and benches
5 City to explore as part of public realm infrastructure upgrades
line 3
line 15
line 3
the Plan should identify what City services are available and
what the City wants developers to pay for; need more detail
on how the public realm will be funded
line 11, line 29,

line 34
1 public realm upgrades will be undertaken jointly through public investment and private development; page 54
timing and costing for infrastructure is identified on p. 10, Railtown Infrastructure Requirements and
in the Implementation Table, p. 54
need more detail on how to encourage private landowners to

engage and make the changes that the Plan envisions
1 the Plan identifies the need to investigate development incentives (p. 31)
2 the Plan emphasizes that Railtown is a place for everyone and that the current inclusivity of this area
needs to be maintained as Railtown grows (p. 12); providing a diversity of housing and employment
should add to the area's inclusivity; the issue of homelessness is not specific to Railtown and there are
number of groups in Nelson that are working hard to develop programming and housing that will help
to improve the situation
1 this use is accommodated in the zoning
Social
address homeless issue/inclusion
build a homeless shelter

a legal aid office for disadvantaged locals
a health and wellness network hub
a safe haven for people in need
low income youth housing and related social services
1
1
1
1
1
the value of the commons, for all citizens, even struggling or

unnerving ones, be celebrated and protected so that the area
is basically a public area with beautiful or at least interesting
islands of commerce or industry or residence
Cottonwood Market
like the market design
new design doesn't provide protection from wind, sun, rain
33
24
don't like the market design/not in keeping with Nelson
19
larger footprint for the market, Japanese Garden and parking
12
needs more parking

new location for market is in a cold, shady area
keep market where it is
cement pavers - too uneven, not practical for physically
challenged individuals, wheelchairs
keep the tents rather than permanent stalls
add glass walls to protect market from inclement weather
cottonwood market a destination throughout the year, not
just on market days
like the permeable pavers
dont add more parking
need stalls with backs to them
lots of benches
plant slope up to highway with trees and shrubs
need lots of bike racks - for at least 10 bikes, preferential
location adjacent to market
expand the Wednesday market to Saturday as well
market should be moved to bottle depot
market combined with cultural centre - indoor/outdoor
space
stalls should be under a single continuous roof, raised above
ground level, a 4' high back to each stall and sufficient
overhand to keep stall dry and cool
ground needs to be level, solid, and safe to walk on in any
weather
love the music stage
turn stall roofs into living roofs
don't have the kiosks raised - tripping hazard
turn stall roofs into living roofs
solar panels on the roofs
build a proper permanent market
better market stalls with good drainage
have a congruent plant for the Chamber and the market planning for the two areas should be combined
better bigger protection for market
need to provide space for casual vendors
market should be moved to Lakeside Park
market should take over the bottle depot - turn it into a year
round market space and space for other community/arts &
culture programming
dedicated space to hang art, projection screen for movies
and special screenings
8
6
1 the Plan incorporates strategies for public open spaces that are inclusive and provide diverse
opportunities for community building (p. 18)
19
3
15
1
6
8
7
6
6
6
4
33
28
4
3
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
1
1
1
1
1
1
1
1
1
1
1
1
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1
The Railtown Sustainable Neighborhood Action Plan planning process did

not include planning for the revitalized Cottonwood Market. The feedback
gathered through this process has been forwarded to the planning
committee for the market to inform that process.
Currently, planning for Cottonwood market is underway, but in the shortterm may include site preparation for a serviced/landscaped site (i.e. water
, electrical, pavers), events stage, washrooms and storage facility (pages 10,
12).
line 3
Miscellaneous
I like the process/plan
plan needs to take into account practice area for Samba band
in Cottonwood Park
need to include the rest of the abandoned land between the
tracks and the lake
change the name - Market Precinct to Cottonwood Waterfall
Precinct
respect/restore Kootenay Lake riparian zone
16
3
2
1
22
3
2 this area falls outside of the Railtown planning area and would be considered under future area
planning initiatives
2
1
1
1 Railtown falls under Development Permit Area 3 Guidelines as a Flood Hazard Area - all new
construction, soil removal and impermeable paving surfaces in this area must conform to the Natural
Environment Development Permit Guidelines requiring, at a minimum, review from Fisheries and
Oceans Canada, a detailed assessment by a registered professional biologist, a drainage plan and a
geotechnical report
1 contaminated lands in Railtown are in various stages of remediation (see Brownfield Development
page 8)
remediate CPR lands where possible
need to do a risk assessment if climate change prediction

comes true - extreme meltwater in creek, landslides, extreme
drought (choice of plants and shading)
turn the old dump lands into park and gardens with an angle
on light food processing
boardwalk and wetland developed in the reedy area
once the plan is completed, let the community build out

organically with private investment
City tax payers should have more of a voice than people from
out of town that sell their wares at the market
1 realizing the Plan will largely be a market driven process
1 The Cottonwood Market revitalization design process is not a part of the Railtown Sustainable
Neighbourhood Action Plan planning process
1 as part of the Low Carbon Path to 2040 Community Energy and Emissions Action Plan, potential
impacts of climate change were identified for the city of Nelson and a number of actions have been
undertaken by the City to promote sustainable energy and manage emissions; a specific risk
assessment for Railtown could be undertaken as part of future planning work in Railtown
1
stop dumping road/snow debris into Lakeview Crescent

Ravine
1 this area is not part of the Railtown community boundary; this complaint has been forwarded to
Public Works for follow-up
remove 'City of Nelson Welcomes You' signage - plant trees

and shrubs
trains on rails
1 signage will be part of the detailed design process for areas within Railtown
1 the landscaping plan for the Chamber of Commerce includes two train cars located within the central
plaza
artsy and dynamic
1 the Plan incorporates precinct parks, plazas and potential programming for City-owned buildings
which will support seasonal events, festivals, and other arts & cultural activities
secluded alcoves and pockets for people to discover
1 the Plan incorporates human scaled urban design elements such as pedestrian lanes and a mews,
creekside boardwalks, and precinctd parks and plazas
that is surprises and delights and is beautiful and a bit

strange
1 the Plan incorporates innovative ways to invite discovery of the creek, celebrate history, build
community and foster the existing character and identity in Railtown
feature two diesel locomotives and concentrate on Nelson's

rail history
allow zoning for marijuana growing/selling
1 the landscaping plan for the Chamber of Commerce includes two train cars located within the central
plaza
1 the Plan incorporates interior urban farming for food production and community gardens (p. 42),
however retail sales of marijuana is currently illegal and medicinal marijuana production regulated at
the federal level
1
more appropriate to call it 'Creekside' rather than 'Railtown'
shelve planning until a plan for restoration of the waterfront

and Cottonwood Creek outflow has been established
1 while restoration of the waterfront and the creek are important, the Railtown plan horizon is 30 years
and it's important to begin the planning and outlining the vision and components to be achieved in
order to get started
plan needs more detail re zoning and regulations
1 once the Plan is approved by Council, the next step will be to update the zoning bylaw as well as other line 2
relevant bylaws to ensure that they align and support the Plan's vision
too many cars
a big greenhouse and park where the dump was
1 the Plan supports alternatives to vehicular transportation by identifying the need for a complete and
connected network for pedestrians and cyclists, as well as public plazas and streets that help to
support sustainable transportation options by providing amenities like car share parking, electrical
vehicle charging stations, bike racks and bike share programs
1 this area is not part of the Railtown community boundary; this can be looked at in future planning
processes for this area
Top 3 Priorities
walkway along Cottonwood Creek from Cottonwood Park to
Kootenay Lake
22
this is a key component of the Railtown Sustainable Neighborhood Plan; see Active Transportation
section above
mixed use commercial/residential/light industry
14
this is a key component of the Railtown Sustainable Neighborhood Plan; see Mixed Use Residential/Commercial/Industrial section above
green space/public realm
11
this is a key component of the Railtown Sustainable Neighborhood Plan; see Public Realm & Amenities
section and Parks & Open Space section above
pedestrians/cyclist focused - narrow roadways
this is a key component of the Railtown Sustainable Neighborhood Plan; see Active Transportation
section above
affordable housing
Cottonwood Market
mixed-use multi-family apartment buildings provide affordable housing options (p. 36); affordability
criteria could be incorporated into RFP for city-owned sites; Zoning Bylaw could be revised to specify a
certain number of smaller unit sizes which should translate to more reasonable housing prices; city
could explore incentivization of affordable housing through tax exemptions over a specified time
period
planning for the market is outside the scope of this project; see Cottonwood Market section above
keep market where it is
no housing in current market/park area
following significant public feedback on housing adjacent to the park, this area has been designated a
Special Development Area and is proposed to undergo further analysis to determine the best future
use and built form (p. 36)
parking with bus access/shuttle to Baker Street
restore Cottonwood Creek
additional parking provided on Cottonwood Creek bridge (p. 26); additional parking provided in the
line 11, line 16,
parking on Railway Street (p.48); the CP Rail station has been identified as a transportation hub (p.
28); the City will seek to incorporate additional transporation options through future planning
initiatives
restoring Cottonwood Creek is an important component of this plan; improve the creek habitat (p.
line 27, line 40
35); soften the grade between Railway Street and the creek to create better visibility of the creek from
Railway Street, incorporate shade trees, boulders and logs, ecological planting, paths and gathering
areas adjacent to the creek (p.49)
safe pedestrian crossing at 4-way stop/traffic light
reconfigure Baker Street/Highway 3A intersection to slow traffic and improve pedestrian safety and
comfort, slow traffic by removing 'pork chop' from Hwy 3A onto Baker Street, add corner bulbs,
streetlights, parking on bridge, delineated cross walks (p.26)
patio/performance space at station
complete the CP Rail Station plaza improvements, and incorporate festivals and events (p. 28);
line 25, line 26
consistent programming of plaza/parking space (p. 57); develop kiosk and parklet next to Chamber of
Commerce building (p. 57); consider extending support for arts and culture and leveraging City-owned
sites to support vibrant arts and culture festivals and events; City could include local artists in the
design of local infrastructure improvements; City could offer small grants to support local-non profits
or community groups in organizing and hosting festivals (p. 49); encourage development of a creative
sector including arts, technology and learning (p. 58); explore possible
community/gallery/exhibition/events space in Coke and Gas Works building (p. 49)
live-work at west end and Baker Street extension
this is a key component of the Plan
the park
the Plan identifies that the new market and development blends harmoniously with the existing park
and Japanese Gardens (p. 12, 34, 36 and 56)
allow the market to grow
line 10
line 35
a new market structure
swales, planted boulevards and rain garden as stormwater

catchment to protect creek ecology and reduce stormwater
runoff
incorporate a park in the Live-Work Precinct based on principles of song bird habitat - provide cover
line 32, line 34
and nesting areas, no mow areas, local community and/or environmental groups and youth
organizations to design, build and incorporate nesting boxes, access to water by incorporating
swales/wetland for stormwater management; incorporate boardwalks and interpretive signage
providing access for people to engage with these special habitats (p.37); along Railway Street and
Government Road incorporate raingardens with deciduous shrubs and coniferous trees, and decaying
logs provide for stormwater infiltration as well as refuge for song birds and pollinators - adds
aesthetic value to city infrastructure (p. 26,39,42,47)
forget the idea, leave the area how it is

accessbility for all
2
2
ensure beautiful architecture/design
family oriented space
repurposing CPR house
it is recommended that the City work with the owners of this historic home to purchase it for use as
park space and for special programming, and as a place to create a waterfront connection (p. 24)
Falls viewpoint
adjacent to the Rod and Gun Club formalize paths and construct a deck/patio overlooking the falls (p. line 20
37)
keep some roads car free
creating a well connected street network is a best practice of sustainable neighbourhoods; the Plan
supports alternatives to vehicular transportation by identifying the need for a complete and
move/remove or paint QR by Carl Schjlichting, replace with

garbage can
public art purchases and leases are reviewed by the City of Nelson's Public Art Working Group, a
division of the Cultural Development Committee, which advises and reports to City Council on
matters regarding Nelson's arts and culture. This piece, with its rusted and industrial aesthetic and
history, was seen as an ideal reflection and comment on the Railtown area's past as an industrial hub,
and its purchase was recommened to and endorsed by the City
identify what the City would provide in services and then

leave the development to builders. This Plan is freezing
everything in place before building starts and wastes a huge
amount of money
do not build the fancy Cottonwood market structures unnecessary and massively expensive for taxpayers. Market
sellers can provide their own stalls
clean up of brownfield lands
realizing the Plan will largely be a market driven process
contaminated lands in Railtown are in various stages of remediation (see Brownfield Development
page 8)
covered area for people to sit and for band to practice

creekside boardwalk
1
1
themed design re signage, lighting, buildings

traffic calming/pedestrian friendly
1
1
add parking
don't add parking
edible green spaces
the public realm and open space strategy incorporates community gardens and edible landscapes (p. line 2
18); a kiosk building at CP rail station could be used to support local food systems by providing space
for food and beverage services (p. 29); update land use to include food manufacturing with a focus on
food production and distribution and potential for a small percentage of space and/or time dedicated
to commercial retail and/or opportunities for educational programming - activities could include food
packing and preparation; interior urban farming such as sprout production or culinary mushroom
growing, etc. (p. 42)
art/drama/theatre
small business that employ the poor and handicapped
consider extending support for arts and culture and leveraging City-owned sites to support vibrant arts line 29
and culture festivals and events; City could offer small grants to support local-non profits or
community groups in organizing and hosting festivals (p. 49); encourage development of a creative
sector including arts, technology and learning (p. 58); explore possible
community/gallery/exhibition/events space in Coke and Gas Works building (p. 49)
retail is already a permitted use in Railtown, however the Plan recommends expanding the permitted
uses to include additional commercial/retail, tourism industry, community and social amenities,
busienss and professional offices, innovation and incubation spaces, food or beverage product
manufacturing, traditional artisan crafts, outdoor recreation related industries, furniture and fixtures
or wood product manufacturing, and printing or publishing (pages 40-42)
vendors comfortable in stall at market
this is an important component of the Plan; see Active Transportation section above
all development in Railtown must comply with the Development Permit Area 2 guidelines that are
intended to guide the form and character of multi-unit residential, commercial and industrial
development
new development adjacent to both the market and Cottonwood Falls needs to ensure that it blends
sensitively with these community amenities (p. 12); establish a park at the Superintendent's House (p.
24); Baker Street/Hwy 3A corner parklet (p.27); boulevard improvements and rain garden along
Railway Street and Government Road (p. 32 and 48); adjacent to the Rod and Gun Club formalize
paths and construct a deck/patio overlooking the falls (p. 37); Coke and Gasworks plaza (p.48); a park
and plaza identified for the Live-Work Precinct (p.43); activate lane adjacent to Coke and Gasworks
building by allowing it to work as a shared street with open space as well as a functioning laneway for
deliveries (p.51)
line 50
establish a creekside trail from Baker Street to Cottonwood Park/Market for pedestrians and cyclists line 11, line 34
(P. 35); restore native vegetation along creek (p. 49); soften the grade between Railway Street and the
creek to create better visibility of the creek from Railway Street; future redevelopment of the Ford site
should incorporate creek side improvements, including a multiuse trail conection for cyclists and
pedestrians - trail to include shade trees, boulders and logs, ecological planting, paths and gathering
areas adjacent to the creek (p. 50); in areas where the buildings are immediately adjacent to the
creek, a cantilevered boardwalk that over-hangs Cottonwood Creek could achieve a continuous
pathway and help to shade the creek and thereby keep water temperatures low and oxygen levels
high during hot summer months (p. 50)
connection to waterfront (p. 25); create a transportation hub at CP Rail Station (p. 28); expanded
corner bulbs to limit traffic movements and improve pedestrian safety (p. 26); need to establish
cycling routes and pedestrian connections throughout Railtown (p. 18, 32, 35, 45, 48, 50); in Live-Work
Precinct plan for pedestrian and bicycle connections through the precinct into the industrial land using
bollards and shade trees where possible (p.45); restore native vegetation along creek (p. 49); soften
the grade between Railway Street and the creek to create better visibility of the creek from Railway
Street; incorporate shade trees, boulders and logs, ecological planting, paths and gathering areas
adjacent to the creek; establish a creek side trail from Baker Street to Cottonwood Park/Market for
pedestrians and cyclists (P. 35); on the city-owned site adjacent to Cottonwood Park , achieve a strong
pedestrian entrance to the market through the introduction of a narrow, pedestrian lane that acts as
a street front with active ground floor uses (p. 36); at the Coke and Gasworks building, create a
pedestrian mews and Gasworks Lane which is a shared street for pedestrians, vehicle access and
service functions (p.51); extend Baker Street to connect with Government Road (p. 42)
line 10, line 11,

line 12, line 13,
line 30, line 32,
line 34, line 35,
line 48
additional parking provided on Cottonwood Creek bridge (p. 26); additional parking provided in the
line 11, line 16,
parking on Railway Street (p.48)
the Plan supports alternatives to vehicular transportation by identifying the need for a complete and

Railtown Plan

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Railtown Plan

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THE CORPORATION OF THE CITY OF NELSON

REQUEST FOR DECISON

December 5 Regular Meeting of Council

creating a walkable, livable, compact community that is more sustainable

LEGISLATIVE IMPACTS, PRECEDENTS, POLICIES:

invited 33 key stakeholders including landowners,

Website created to provide current information on the

Met with Stakeholder Team and Technical Team to

Public invited to review draft community plan over 60

Railtown Workshop Backgrounder

Mixed-use development, multifamily, live/work, commercial, industrial (97

RAILTOWN DISTRICT: SUSTAINABLE NEIGHBOURHOOD PLAN

We would like to thank the Railtown stakeholder and

PART 2: NEIGHBOURHOOD CONTEXT & EVALUATION CRITERIA 5

PART 4: IMPLEMENTATION FRAMEWORK

RAILTOWN DISTRICT: SUSTAINABLE NEIGHBOURHOOD PLAN

PART 3: NEIGHBOURHOOD PLAN

RAILTOWN DISTRICT: SUSTAINABLE NEIGHBOURHOOD PLAN

This plan was developed through a detailed and

processes, and development tools and incentives,

RAILTOWN DISTRICT: SUSTAINABLE NEIGHBOURHOOD PLAN

This Sustainable Neighbourhood Action Plan for

Railtown SNAP Boundary - 27.98 acres (11.32 hectares)

RAILTOWN DISTRICT: SUSTAINABLE NEIGHBOURHOOD PLAN

Map of Study Site

Overview and Purpose

The Power of Neighbourhoods

With some of the highest business licenses per capita

The Spirit of Railtown

Development of this plan involved a highly collaborative

During Stakeholder Workshop #1 we asked, What words

RAILTOWN DISTRICT: SUSTAINABLE NEIGHBOURHOOD PLAN

representatives became engaged in the process and

Planning Process Diagram

Phase 1 included review and synthesis of relevant

RAILTOWN DISTRICT: SUSTAINABLE NEIGHBOURHOOD PLAN

The Sustainability Framework was informed by the

Key Activities and Events

Key Activities and Events

Key Activities and Events

Technical Team Meeting

Technical Team Meeting

Community Open House #1

Community Open House #2

Technical Team Meeting

Market Review Memo

A Project web page was also set up and included

Charrette Summary Report

Draft Railtown Sustainable

Planning Process Diagram.

PART 2: NEIGHBOURHOOD CONTEXT AND

The City of Nelson has an extensive policy framework

Framework for Sustainability Evaluation

The following represents a high level synthesis of

In addition to this high-level summary, a more detailed

Resiliency to maintain and enhance the economic,

RAILTOWN DISTRICT: SUSTAINABLE NEIGHBOURHOOD PLAN

Planning and Policy

Inventory and Analysis

RAILTOWN: Inventory and Analysis Diagram

The Inventory and Analysis diagram was developed

Historic C.P. Rail

Historic C.P. Rail Building.

Active Rail Corridor

PART 2: NEIGHBOURHOOD CONTEXT & EVALUATION CRITERIA 5

PART 4: IMPLEMENTATION FRAMEWORK

PART 3: NEIGHBOURHOOD PLAN