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.