North Lougheed Area Plan (NLAP)

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The North Lougheed Area Plan (NLAP) consists of a land use plan and accompanying development policies. The purpose is to cohesively guide future development of the North Lougheed Study Area (NLSA) by identifying desired land used and types of developments.

Background on the North Lougheed Study Area (NLSA)

The North Lougheed Study Area (NLSA) is located on the north side of the Lougheed Highway between Meadows Gardens Golf Course and Harris Road. Development of this area has been a topic of discussion with Pitt Meadows City Council since the mid-eighties. This area is currently a mix of agricultural land and commercial use.

The NLSA is important for the City’s development in terms of homes, jobs, services and taxes and accommodating population growth over the next 30 years.

The aim of the NLSA planning process has been to develop a new land use plan and associated policies (i.e., an area plan) for this portion of the City to address the community’s needs and goals and adapt to potential changes in the real estate market.

The resulting area plan will guide creation of a cohesive mixed-used community development (including commercial, residential and light industrial uses) that complements farm and mountain vistas, respects the cultural history of the area, and incorporates medium to high-density transit-oriented residential areas and green space.

Creation of the North Lougheed Area Plan (NLAP)

In 2011 a comprehensive land use plan was prepared for the North Lougheed Study Area (NLSA) that built on decades of previous planning for the southern portion of the area. The 2011 plan identified a combination of mixed employment and retail commercial uses for the entire NLSA to cover the costs of building the proposed North Lougheed Connector (NLC).

A commercial and industrial land study completed in 2019 for the City’s Official Community Plan (OCP) review, however, indicated that the market had changed significantly and that there was no longer a need for the amount of retail commercial space included in the 2011 plan, primarily due to the introduction of online retail sales. This meant that the 2011 plan was no longer economically viable, and a revised comprehensive land use concept was required to meet community and regional needs.

In May 2019, City staff initiated a multi-phase technical review and engagement process to develop a new land use concept that built on both the previous NLSA planning and more recent OCP review process.

How can the North Lougheed Area Plan (NLAP) help our community thrive?

Developing the North Lougheed Area has many benefits to both Pitt Meadows and the farming community including:

Variety of housing options. There is potential to include mixed-use and multi-family residential developments that address the city’s housing needs.
Close to transit. There is an opportunity for housing, employment, a potential post-secondary educational campus, and recreational amenities—all within a five minute walking distance to transit which reduces traffic congestion.
Space for local businesses and jobs. Economic development will be enhanced with more space for viable local businesses and sustainable jobs.
Increased tax base. Property taxes will be spread among a greater range of land uses and allow for enhanced services and amenities for the community.
Agricultural benefits including improved safety. Traffic calming along Old Dewdney Trunk Road and construction of the North Lougheed Connector (NLC) will make the area safer for slower moving farm vehicles and machinery.
Reduced congestion and improvements to traffic flow. Development will pay for construction of the NLC. Tied to other highway improvement projects, this will reduce traffic congestion and improve traffic flow. The NLC will also provide a secondary corridor to northeast Maple Ridge.
Improved north/south community connectivity. In addition to the NLC, a proposed pedestrian and cyclist overpass connecting with Harris Road Park will improve community access across Lougheed Highway.

Updates

A public hearing scheduled for November 5, 2020 was cancelled to accommodate further discussions and engagement with q̓ic̓əy̓ (Katzie) First Nations and various government agencies. These discussions remain ongoing and are likely to result in revisions to the area plan.

On September 15, 2020 Council granted first and second reading to the Official Community Plan (OCP) Amendment Bylaw No. 2869 for the North Lougheed Area Plan (NLAP).

On July 7, 2020 staff presented a revised land use plan and accompanying development policies based on recommendations from Council on May 26, 2020. The NLSA land use plan and development policies (i.e. North Lougheed Area Plan) were drafted with input from extensive engagement and outreach efforts.

Next Steps

Once the ongoing discussions with the q̓ic̓əy̓ (Katzie) First Nation and government agencies are complete, the next steps for the City are to:

Re-initiate the process of amending the City’s Official Community Plan (OCP) and Regional Context Statement to include the North Lougheed Area Plan (NLAP) land use designations and development policies (prepared for the NLSA). This will include organizing a public hearing on the proposed area plan.
Apply to Metro Vancouver to amend the Regional Growth Strategy, Metro 2050, to accommodate the NLAP. This is required to incorporate this area into the City’s regional urban containment boundary and urban centre boundary, and to change the regional land use designations for the area.

Once the processes to amend the Regional Growth Strategy and Official Community Plan are underway, the City will work with the community, stakeholders and external agencies to address Agricultural Land Commission exclusion conditions for the planning area. The ALC conditions must be completed before the RGS and OCP amendments can be finalized.

The Agricultural Land Commission exclusions include the calming and redirection of traffic off Old Dewdney Trunk Road to the Lougheed Highway, which will benefit the farming community. Improvements to Lougheed Highway and connection to the North Lougheed Connector to reduce congestion and improve traffic flow for both Maple Ridge and Pitt Meadows are also being discussed.

- September 2020 - Council granted first and second reading to OCP Amendment for NLAP.
- July 2020 - Council endorsed the revised North Lougheed Land Use Plan and development policies that were drafted with input from extensive public and stakeholder engagement.
- May 2020 – North Lougheed Land Use Plan, land use designations and policies, and summary of Phase 2 community engagement presented to Council.
- October 2019 – Amendments to North Lougheed Study Area Scoping Report were presented and approved by Council.
- October 2019 – Four Draft Land Use Concepts were presented to Council.
- Download the North Lougheed Study Area Project Overview.
- Review the Background for Draft Land Use Concepts.
- July 2019 – Staff made a Council Presentation on preliminary findings from July community engagement.
- May 2019 – A scoping report was presented to Council describing the recommended timeline for engaging the public and other stakeholders, updating technical studies and revising the land use plan.
- November 2018 – Council directed staff to re-examine the project and to make recommendations on moving forward with the North Lougheed Study Area.
Over the years there have been many rounds of community engagement for the future planning for the North Lougheed Study Area (NLSA). This included a public hearing in 2012, before the City applied to the Agricultural Land Commission to exclude the balance of the study area from the Agricultural Land Reserve. Consultation has continued to happen at each phase of the project.
Phase 1: Summer 2019
Feedback was collected from the community and stakeholders both online and at several engagement pop-up events throughout the summer.
Phase 2: November 2019 to February 2020
Using the information and ideas received in Phase 1, four draft land use concepts for the NLSA were developed and shared with the public for input online and at engagement events.
In May 2020, a summary of public and stakeholder engagement was presented to Council along with the North Lougheed Land Use Plan, land use designations and policies.
Public Hearing
A Public Hearing will take place in advance of further decisions on the Official Community Plan (OCP) amendment to incorporate the North Lougheed Area Plan (NLAP). This hearing will be advertised in the local newspaper and posted on the City’s website: Learn more: pittmeadows.ca/publichearings.

Frequently Asked Questions

The North Lougheed Area Plan (NLAP) consists of a land use plan and accompanying development policies. The purpose is to cohesively guide future development of the North Lougheed Study Area (NLSA) by identifying desired land used and types of developments.
The NLSA is a specific area comprised of 125 acres on the north side of Lougheed Highway, between Harris Road and Meadows Gardens Golf Club.
The aim of the NLSA planning process was to develop a new land use plan and associated policies to address the community’s needs and goals and adapt to potential changes in the real estate market.
The NLAP will guide creation of a cohesive mixed-used community development (including commercial, residential and light industrial uses) that complements farm and mountain vistas, the cultural history of the area, and incorporates medium to high-density transit-oriented residential areas and green space.
Developing the NLSA has many benefits to both Pitt Meadows and the farming community including:
- Variety of housing options. There is potential to include mixed-use and multi-family developments that address the city’s housing needs.
- Close to transit. There is an opportunity for housing, employment, a potential post-secondary educational campus, and recreational amenities—all within a five minute walking distance to transit which reduces traffic congestion.
- Space for local businesses and jobs. Economic development will be enhanced with more space for viable local businesses and sustainable jobs.
- Increased tax base. Property taxes will be spread among a greater range of land uses and allow for enhanced services and amenities for the community.
- Agricultural benefits including improved safety. Traffic calming along Old Dewdney Trunk Road and construction of the North Lougheed Connector (NLC) will make the area safer for slower moving farm vehicles and machinery.
- Reduced congestion and improvements to traffic flow. Development will pay for construction of the NLC. Tied to other highway improvement projects, this will reduce traffic congestion and improve traffic flow. The NLC will also provide a secondary corridor to northeast Maple Ridge.
- Improved north/south community connectivity. In addition to the NLC, a proposed pedestrian and cyclist overpass connecting with Harris Road Park will improve community access across Lougheed Highway.
The previous concept was developed in 2011 and centered on retail-commercial and mixed employment. A 2019 commercial and industrial land study commissioned by the City indicated that the market has changed significantly and there is no longer a need for the amount of retail-commercial space included in that plan, primarily resulting from the introduction of the on-line retail sales market. Therefore, a revised land use concept is required to meet community and regional needs. The revised concept is being developed with input from technical studies, stakeholders, rights-holders, and the public.

The City is committed to developing a well-thought-out land use concept that is viable, responsible and serves the entire community for generations to come.
2018-2020
- Development of a land use plan and policies informed by feedback from the public and other interested groups.
- Amendments to the City’s Official Community Plan and Regional Context Statement were initiated to include the new North Lougheed Area Plan (NLAP), land use designations and development policies.
2020-2026
- Ongoing discussions with q̓ic̓əy̓ (Katzie) First Nation and various government agencies on the draft area plan to address concerns and processes for the area plan and future development.
- Council to consider revisions to the NLAP.
- Public hearing on the updated NLAP.
  Apply to Metro Vancouver to update the Regional Growth Strategy (RGS). This is a necessary step before the City can finalize all of the planning changes (i.e., adopt the area plan into the OCP and process rezoning applications) required to allow development to happen.
  Prepare design guidelines and other development guidance tools to ensure development of the area is done to the highest standards and reflects the community’s values and vision for the area.
Following Metro Vancouver’s acceptance of the RGS amendment
- Work with developers to address Agricultural Land Commission exclusion conditions for the planning area, including starting construction of the North Lougheed Connector.
- Complete adoption of the OCP and RGS amendments. These cannot be finalized until the ALC exclusion conditions have been satisfied.
- Receive applications for development of the area.
Over the years, there have been many rounds of community engagement for the North Lougheed Study Area (NLSA) including a public hearing in 2012, before the City applied to the Agricultural Land Commission to exclude the balance of the study area from the Agricultural Land Reserve. Consultation will continue to happen at each phase of the project.
Phase 1: Summer 2019
Feedback was collected from the community and stakeholders both online and at several engagement pop-up events throughout the summer.
Phase 2: November 2019 to February 2020
Using the information and ideas received in Phase 1, four NLSA draft land use concepts were developed and shared with the public for input online and at engagement events.
In May 2020, a summary of public and stakeholder engagement was presented to Council along with the North Lougheed Land Use Plan, land use designations and policies.
A public hearing will be held before Council authorizes staff to move the area plan forward and apply to Metro Vancouver to amend the RGS. This offers an additional opportunity for community members to provide input. The public hearing will be advertised in the local newspaper, the City’s social media, and on the City’s website.
The Agricultural Land Commission (ALC) agreed to a variety of conditional exclusions from the Agricultural Land Reserve during previous Council terms between 1985 and 2004. In 2013, the City received conditional approval by the ALC for removal of the remaining northern portion of the NLSA.
During that time there have been several developments which have met the exclusion conditions including:
- The Nissan dealership - built in 2003.
- The Best Western- built in 1996.
- The Fairways condos - built in 2007.
- Construction of the Dorado neighbourhood - began in 2000.
Other nearby uses on the north side of Lougheed Highway have also included:
- The veterinary hospital on the northeast corner of Lougheed and Harris Road in a building dating from at least the 1970’s.
- A gas station was on the northeast corner of Lougheed and Harris Road until about 2007.
- An existing gas station on the northwest corner of Lougheed and Harris Road dating from at least the 1970’s.
- A go-cart track and waterslides northwest of the existing gas station on the corner of Lougheed and Harris Road existed between the early 1980s and 2003.
- Meadows Golf Centre driving range and Meadow Gardens Golf Course both also date from at least the 1970’s and are grandfathered uses that are permitted in the ALR.
The proposed 3.6-kilometre North Lougheed Connector (NLC) will provide a direct link from Abernathy Way to the Lougheed Highway, at Harris Road. The NLC is intended to:
- allow for traffic calming on Old Dewdney Trunk Road to make it safer for area residents and slower moving farm vehicles and machinery;
- provide a secondary corridor to northeast Maple Ridge;
- be developer-funded with no cost to City taxpayers. The final cost will be dependent on the design, which has not yet been determined.
Staff are working with the Ministry of Transportation and Infrastructure and TransLink to determine how the NLC will connect to Golden Ears Way and to Lougheed Highway west of Harris Road. This work will be tied to other highway improvement projects to improve traffic flow in the area.
The NLAP will guide the creation of a complete neighbourhood development that incorporates a mix of public green spaces, cultural heritage, commercial and medium to high density residential uses, plus a small mixed employment component. The vision is for a walkable and transit-oriented neighbourhood that reflects the city’s small-town feel and provides additional opportunities to live, work, play and learn.
The City may consider buildings over six storeys in height in specific areas, provided they respond to concerns around privacy, views, shading, and surrounding land use sensitivities. Taller buildings will take advantage of prominent views of the surrounding landscape, while also reducing the per capita costs of infrastructure and services.
Building heights in the study area are limited to a maximum of 45.7m (150 feet) above the elevation of the Pitt Meadows Airport runway, due to federal flight path safety restrictions. Ground floors of the buildings must meet the City’s Floodplain Designation and Construction Control Bylaw elevation requirements. Together, these regulations restrict the maximum heights of future development.