The Golden Ears Business Park (GEBP) is located in Pitt Meadows, west of the Golden Ears Bridge and east of the Pitt Meadows Regional Airport. Consisting of four project phases, the business park encompasses 76.5 hectares (189 acres) of land and is zoned as light industrial and includes retail, office and warehouse spaces. For more information on the project, visit onni.com/goldenears.
Project Benefits
The Golden Ears Business Park offers many improvements to Pitt Meadows such as:
- Providing additional tax revenues, phases 3 & 4 are estimated at $1.6 million per year (in addition to phases 1 and 2 revenues of $2.3 million);
- Considerable road improvements, including the expansion of Airport Way to four lanes, fully signalized intersections at Harris Road and Bonson Road, and a signalized mid-block pedestrian crossing along Airport Way between Harris Road and Bonson Road;
- Enhancing local employment opportunities;
- The eight-acre land amenity contribution provided by Onni and owned by the City, will additional space for municipal services;
- 5.6 acres of land for buffers and berms owned by the developer will provide sight and sound mitigation as well as pathways for public use;
- Construction and maintenance costs for the buffers and berms will be borne by the developer; and
- A $1.5 million amenity contribution.
Past Updates
October 19, 2023 - The City of Pitt Meadows continues to work closely with the contractor to complete the signalized intersections project on Airport Way related to the Golden Ears Business Park (GEBP). Here is an update:
Traffic Sensors Update
Sensors have been successfully installed at the Airport Way/Harris Road and Airport Way/Bonson Road intersections, which will improve traffic flow by responding to real traffic conditions.
Right Turn Lane on Bonson Road Northbound
A dedicated right-turn lane from Bonson Road northbound onto Airport Way is not currently a requirement of GEBP road improvements, which is based on previous traffic counts and future modelling, business park development, and general community growth. The feasibility of a future dedicated right turn lane has been reviewed and considerations include:
- In order for an intersection to function safely, it must be mirrored in the opposite direction for left and through movements. A dedicated left-turn lane on Bonson Rd southbound is required to accommodate traffic demands, which is why there is a mirrored left-turn lane on Bonson Rd northbound, even though traffic demands for this direction are low. For this reason, it would not be possible to adjust the northbound lanes to make the left-turn lane a shared left/through lane.
- An additional lane on Bonson Rd northbound could potentially be implemented in the future to support a dedicated right-turn lane onto Airport Way. This would require widening the road into the Katzie Slough, narrowing the sidewalk, extending the existing culvert and environmental considerations, and would likely impact nearby properties. The current width of the shared sidewalk at the southeast corner is not wide enough to accommodate an additional lane.
- As part of the Eagle Meadows Business Park on q̓ic̓əy̓ (Katzie) First Nation, the developer has conducted a traffic impact assessment to determine any necessary road improvements needed to support the development and also assess the critical timeline for secondary access. This is currently under review and if improvements are needed, they would form part of the requirements for the development. The City continues to work with q̓ic̓əy̓ (Katzie) First Nation and the developer, and advocate to higher levels of government.
- A dedicated right-turn on Bonson Rd northbound likely wouldn’t substantially improve traffic, as there is still a bottleneck on Airport Way at TransLink’s Golden Ears Way single-lane roundabout.
Golden Ears Way Roundabout
Bottlenecks are expected to continue at Translink’s single-lane Golden Ears Way roundabouts. This is creating traffic delays in all directions in the area, including Golden Ears Bridge, Maple Ridge, Golden Ears Way, Pitt Meadows and q̓ic̓əy̓ (Katzie) First Nation. TransLink is completing a comprehensive study to identify and prioritize solutions, and all parties have a strong interest to resolve the delays. More information and public consultation is expected in the coming months.
Remaining Work
Although many of the offsite improvements have been implemented by the developer’s contractors, the following work still needs to be completed:
- Completion of the roadwork and sidewalk east of Bonson Rd on Airport Way, including the signalized pedestrian crossing at Southgate Rd
- Completion of the multi-use pathways, including lighting, line painting, wayfinding and the mid-block pedestrian crossing on Airport Way between Harris Rd and Bonson Rd
- Widening of Fraser Way along the south side of GEBP phase four, installation of a sidewalk on the north side, and a mid-block crosswalk with curb extensions
- Paving of the gravel parking area on Fraser Way and construction of a walkway on the south side of the street (City-led project in 2024)
- Completion of GEBP phase four berms, plantings, and widening of Lasser Rd
- Implementation of bike lanes on Bonson Rd from Sutton Ave to Fraser Way
- Completion of the sidewalk on Harris Rd, in front of the City’s Public Works building and a new access to the site from Airport Way
- Construction of a pedestrian bridge at Baynes Rd/Airport Way to connect the existing gravel pathway on GEBP phase two (City-led project in 2024)
The City understands that this has been a challenging time. Now that traffic sensors have been installed and roadwork is nearing completion, traffic in the area will be improved, but delays can still be expected from the Golden Ears Way roundabouts. The City is completing a debrief of the project and will look for ways to improve outcomes and minimize impacts of developments and associated improvements in the future.
For more information and if you have any questions, please contact engineering@pittmeadows.ca.
Two signalized intersections have replaced the roundabouts along Airport Way at Bonson Road and Harris Road, improving safety, accessibility, and mobility in this high traffic area in Pitt Meadows.
For more information, read the news release.
Work has started on the creation of a Multi-Use Path (MUP) between Lasser Road and Fraser Way. This work includes removal of select trees, infill of the ditch, widening of Lasser Road, berm construction, MUP preparation and construction, and plantings. Additionally, a crosswalk will be installed along Fraser Way to connect the existing MUP to the new one. The work is expected to take several months to complete.
May 9, 2023 – Please be advised that work related to the Golden Ears Business Park is expected to continue for the next 4 months (weather depending). There will be re-occuring single-lane alternating traffic Monday to Saturday between 7:00 a.m. and 7:00 p.m. along Harris Road between Fieldstone Walk and Airport Way, and on Airport Way between Baynes Road and Golden Ears Way.
Additionally, the roundabout central islands at Harris Road/Airport Way and Bonson Road/Airport Way are being removed and repaved in anticipation of traffic light installation later this year. Roundabouts will still remain functioning, with safety barriers in place until further notice. Please use caution.
Following resident feedback, the City has taken measures to address concerns, including having contractors adjust work hours to minimize traffic congestion, as well as adjusting flaggers and signage to discourage shortcutting in the neighbourhoods.
April 24, 2023 – Please be advised that there will be single-lane alternating traffic on Harris Road between Hammond Road and Fieldstone Walk on April 24 and 26, 2023 from 8:00 a.m. to 5:00 p.m. for preliminary work related to gas main installation, which is scheduled for June, 2023.
This work is related to the Golden Ears Business Park. For more information, please visit pittmeadows.ca/gebp.
Please expect delays, use alternate routes if possible, and obey traffic control personnel at all times.
From March 1 to April 28, 2023, there will be full trail closures of the Trans Canada Trail and Harris Road Loop along the Pitt River Greenway for installation of a storm main that will connect to the Fraser River next to the trail. While this project was designed to minimize tree removal, some trees will need to be removed. However, the trees will be replanted at a ratio of 1:1 or 2:1 for larger trees to compensate. Drainage directly to the Fraser reduces the impact to the City’s ditches and pumps, reducing the chances of flooding.
For more information on road and trail impacts, please visit the roadwork notices page.
Approximately 20 trees are being removed from off of Airport Way south of the Pitt Meadows Athletic Park. The purpose of removing the trees is to widen Airport Way to alleviate bottlenecks and mitigate traffic volumes.
Council approved the upgrades to Airport Way as part of Phase 3 of GEBP. This work also involves the removal to two roundabouts (Harris Road & Airport Way and Bonson Road & Airport Way) and replacement with signalized intersections. This work also includes a mid-block crossing at Southgate Road for pedestrians.
The location of the trees being removed is marked in red.
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The trees are estimated to be 20 – 25 years old and are Cottonwood trees.
Preliminary plans are in the works to develop the Amenity Lands which will include a multi-use path on the east side of the Amenity lands near the Arena that will connect to the Parkside Trail. The removal of these trees also facilitates access to the Amenity Lands.
As part of GEBP Phase 3, replacement trees and vegetation will be included.
Council and the City of Pitt Meadows is committed to enhancing connectivity and green space in Pitt Meadows.
As part of the development of the Golden Ears Business Park phases 3 and 4, Onni has provided a significant amenity contribution to the City, consisting of 13 acres of green space in South Bonson. This includes eight acres of land amenity with an estimated value of $22.5 million and 5.6 acres of an enhanced trail network.
Eight acres of the amenity contribution land will be owned by the City. The remaining 5.6 acres, allocated for buffers and berms, has been secured through a statutory right of way that gives the public exclusive use while owned/maintained by Onni. This means that Onni is responsible for the cost of installing and maintaining the buffers and berms. This land will enable the City to develop additional park, recreation and field space that will connect to existing sports fields.
A four metre wide pathway will be included within the buffers and will facilitate community connectivity, which will be used by walkers, joggers, and cyclists, and encourage active transportation.
October 8, 2021 - The City has issued a business license to Amazon to operate out of the Golden Ears Business Park (GEBP) Phase 3, Building 100 (previously referred to as Building 3100). There are no restrictions to hours of operation related to the business license. While the City does not have control over which tenants occupy Onni’s buildings, all City bylaw regulations apply to any business operating in Pitt Meadows.
Council has worked hard to achieve the best design result for the GEBP for our community, which includes enhancements to noise mitigation, buffering and setbacks, trails and green/viewspaces, and road management and safety.
Council has approved a permit for Onni to deposit 500,000 cubic metres of structural fill into the Golden Ears Business Park (GEBP) Phase 4 site. Onni has provided $1.5 million to the City as an amenity contribution.
Filling the site is necessary to raise current grades above the floodplain construction level. Structural fill was also used in GEBP phases 1, 2 and 3. Not only is structural fill industry standard, there are clear protocols in place to address environmental concerns such as the ability to trace the source of the fill. Structural fill provides a less intrusive option than the use of dredged sand.
The dredging of sand would require the installation of a pipe under/over Fraser Way which would cause problems with the City’s infrastructure and create capacity issues with the drainage network. Had dredging been used, it still may have necessitated sand to be transported by truck to the site and require sweeping and clean-up of the roadway. Surrounding neighbourhoods would experience a significant increase in noise levels with a 24/7 operation that occurs with dredging.
An independent qualified environmental professional hired by the City and paid for by Onni will monitor environmental aspects and ensure that erosion and sediment control measures are properly implemented.
- The Advisory Design Panel (ADP) met and provided feedback on the proposed design application for ONNI’s Golden Ears Business Park (GEBP) Phase 4 on December 16, 2020 , January 13, 2021 and March 3, 2021 .
- An Engagement & Priorities Committee (EPC) meeting was held on March 30, 2021 for the community to engage with Council regarding ONNI’s proposed Development Permit application for Phase 4 of the Golden Ears Business Park (GEBP), specifically on the proposed enhancements to noise mitigation, buffering and setbacks, trails and green/viewscapes and building architectural features. Information related to access locations and traffic impacts as well as preliminary plans and a timeline for widening Airport Way was also shared.
- Following several Advisory Design Panel (ADP) meetings and an Engagement & Priorities Committee (EPC) to engage the public and gather feedback earlier this spring, Council made their final review and decision to approve ONNI’s Golden Ears Business (GEBP) Phase 4 development permit application on May 18, 2021. For more information, watch the Council Meeting and view the staff report, which includes information about the site design.
Following several Advisory Design Panel (ADP) meetings and an Engagement & Priorities Committee (EPC) to engage the public and gather feedback earlier this fall, Council made their final review and decision to approve ONNI’s Golden Ears Business (GEBP) Phase 3 development permit application on December 15, 2020. For more information, watch the Council Meeting and view the staff report and view the site plan. GEBP Phase 3 building and construction began in early January, 2021.An Engagement & Priorities Committee (EPC) meeting was held on October 27, 2020 for the community to engage with Council regarding ONNI’s proposed Development Permit application for Phase 3 of the Golden Ears Business Park (GEBP), specifically, proposed enhancements to noise mitigation, buffering and setbacks, trails and green/viewscapes and architectural features. Information related to access locations and traffic impacts as well as preliminary plans and a timeline for widening Airport Way was also shared.
On July 21, 2020, Mayor and Council have approved a non-binding Memorandum of Understanding (MOU) with Onni for the Golden Ears Business Park (GEBP) phases 3 and 4. The MOU outlines certain objectives and concerns of each party and serves to provide guidance to Onni in its application for a development permit.
A canopy to shelter commercial vehicles during outdoor loading and unloading is included for Phase 3. Onni is looking for opportunities to incorporate adequate buffering, landscaping and noise attenuation measures that are consistent with the City’s form and character guidelines.
For more information, watch the Council meeting and read the full media release here.
In April 2019, Council adopted new form and character development permit guidelines for the project. These guidelines encourage a high standard of industrial development that is cohesive and integrated into the surrounding community.
The development will be guided over time by development permit guidelines to control the form and character of the development. Development permit guidelines may be found in the City’s Official Community Plan.
Reports and Related Information
- GEBP Access Study (revised) - CTS Traffic Engineering Specialists (March 2021)
- GEBP Access Study – CTS Traffic Engineering Specialists (September 2020)
- Peer Review Final Access Assessment – Creative Transportation (August 2020)
- GEBP Phase 3 Alternate Layout – Noise Bylaw Assessment – BKL (May 2020)
- GEBP Phase 3 and 4 Landscape Review – ISL (January 2020)
- Cover Report - For McElhanney April 2016 (Apr 27, 2016)
- Council Report - South Bonson Traffic Study (May 4, 2016)
- Traffic Area Recommendation from McElhanney's Sept 2016 Report (October 2016)
- South Bonson Traffic Study (April 2016)
- Traffic Study Addendum (September 2016)
- IBI Design Guidelines (October 2016)
- GP Rollo Report - Commercial & Development Analysis (February 2013)
- Phase 4 Technical report Geotechnical Report (June 2015)
Phase 4 Soil Permit
- Phase 4 Soil Permit – Need Council Report (December 10, 2019)
Why can’t the Phase 4 filling activities take the same route as Phase 3?
Trucks hauling fill to GEBP Phase 4 will access the site off of Harris Road via Airport Way, which poses the least impact to residents, traffic and the environment.
Access from Airport Way was permitted for Phase 3 due to the staging area created on the shoulder. Trucks entering the Phase 3 site can make a relatively simple right-hand turn into the site (as opposed to a left-hand turn into the site at Phase 4).
Airport Way is a busy arterial road with higher volumes of traffic compared to Harris Road, south of Airport Way – especially during morning and afternoon peak times. It is important that traffic continues to flow efficiently to maintain safety. Access off Harris Road is the safer option with less traffic. Flaggers will be required to ensure safe access and egress from the site at all times.
In addition, access from the existing crossing off Harris Road will have a reduced environmental impact. There is no current crossing into Phase 4 off of Airport Way without the installation of a crossing/culvert that would negatively impact the Katzie Slough.
Another reason for allowing access off Airport Way for the Sutton development was because the only other option for an access point would be off a residential road, Sutton Avenue. This is directly beside a residential neighbourhood. Harris Road is further away from the residential area and considered to have less of an impact on residents and users of the area.
Onni must comply with the Traffic Management Plan and roadways must be kept clean. Staff will monitor the activities closely to ensure compliance and safe practices. Modifications will be made, if needed.
Structural Fill versus Dredged Sand
Why does the site need to be filled?
Filling the site is necessary to raise current grades above the floodplain to construction level.
Why is structural fill being used?
Structural fill provides a less intrusive option to the surrounding neighbourhoods and less of an impact on the City’s infrastructure than the use of dredged sand. Structural fill was also used in GEBP phases 1, 2 and 3.
What are the benefits of structural fill versus dredging?
Structural fill is industry standard. There are clear protocols in place to address environmental concerns such as the ability to trace the source of the fill.
Dredging would require the installation of a pipe under or over Fraser Way. This would result in a 24 hour/day seven day per week of activity and increased noise levels to surrounding neighbourhoods. Dredging sand would likely still require sand to be transported by truck to the site and require sweeping and clean-up of the roadway.
The dredging of sand also introduces additional water to the site that would negatively impact the City’s drainage network.
Compliance, Road Improvements and Timelines
How will the City ensure compliance with the permit?
An independent qualified environmental professional hired by the City and paid for by Onni will monitor environmental aspects and ensure that erosion and sediment control measures are properly implemented.
City staff will monitor the site and filling activities closely to ensure compliance is being met.
What is the Traffic Management Plan for the area?
Onni must comply with a Traffic Management Plan that minimizes disruption to vehicle, pedestrian/cyclists traffic, mitigates impact to neighbouring properties and addresses any safety concerns which may arise as a result of construction traffic. City staff will monitor activities closely to ensure compliance is being met.
What road improvements are planned and when is completion expected?
Airport Way will be expanded into four lanes and two fully signalized intersections including a signalized pedestrian crossing along Airport Way will be added and paid for by Onni. This work will occur at the conclusion of soil hauling activities and after 50 percent of construction on Phase 4 is complete.
GEBP 3 & 4 Land Amenity Contribution
If the City receives land as an amenity contribution, won’t we still have to pay to develop the land into useable municipal space?
The City has set aside $4.7 million, separate from residential tax revenue that will contribute to the development costs. How the new amenity lands will be used will be carefully considered in the City’s planning processes which will include significant public engagement.
How is the amenity contribution land value estimated at $22.5 million?
The land was valued at $40-45 per square foot of serviced land by an independent appraiser in May 2018. The total area is 13 acres; therefore, the total amenity contribution land value is estimated at $22.7 to $25.6 million. Eight acres of the amenity contribution land will be owned by the City, and the remaining five acres includes buffers and berms as a st