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 the NLSA 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.  

How can developing the NLSA help our community thrive?

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 residential and other housing options
  • 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 will make it safer for slower moving farm vehicles and machinery. It will also allow for the construction of the North Lougheed Connector (NLC) which will significantly alleviate traffic congestion on Old Dewdney Trunk Road.
  • Reduced congestion and improvements to traffic flow. Construction of the North Lougheed Connector (NLC), tied to other highway improvement projects, would reduce traffic congestion and improve traffic flow. The NLC will also provide a secondary corridor to north east 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.

In 2011, a land use concept was drafted to develop the NLSA with mixed employment and retail-commercial with the concept that developers would pay for the construction of the NLC. 

Since then, studies have shown that there is no longer a demand for retail-commercial space. Therefore, a revised comprehensive land use concept is required to meet community and regional needs.

On November 13, 2018, Council directed staff to re-examine the project and to make recommendations on moving forward with the North Lougheed Study Area.

A scoping report was presented to Council on May 28, 2019 describing the recommended timeline for engaging the public and other stakeholders, updating technical studies and revising the land use plan. Amendments to North Lougheed Study Area Scoping Report were approved by Council on October 1, 2019.

Council is committed to engaging with the community and moving forward in a transparent way. Staff has been analyzing feedback already received on this project. Public consultation will occur throughout the process combined with feedback from the Official Community Plan (OCP) update now underway.

Engagement Events and Opportunities

North Lougheed Study Area Public Engagement  - Phase 2
We’ve developed several draft land use concepts for the North Lougheed Study Area (NLSA) using information and ideas contributed by the community and other stakeholders. Now we need your help to refine the plan!

Attend our upcoming community engagement pop-up events:

  • Saturday, October 26 from 1-4pm at the Pitt Meadows Family Rec Centre (Lobby).
  • Saturday, November 2 from 8-11am at Pitt Meadows Athletic Park.
  • Tuesday, November 5 from 3-7pm at the Pitt Meadows Family Rec Centre (Lobby).
  • Saturday, November 16 from 8-11am at Silver Bridge Parking Lot (Harris Rd. on south side of Alouette River).

There is  also an opportunity to provide online feedback at haveyoursaypittmeadows.ca

Feedback from this phase of public engagement will inform creation of one or more refined land use concepts that will be presented to Council towards the end of 2019.

To review the four draft land use concepts click: Draft Land Use Concepts.

For more information,  see the North Lougheed Study Area- Project Overview  and Background for Draft Land Use Concepts.

Reports and Presentations:

Frequently Asked Questions
What are the benefits of developing the NLSA?

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 residential and other housing options
  • 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 will make it safer for slower moving farm vehicles and machinery. It will also allow for the construction of the North Lougheed Connector (NLC) which will significantly alleviate traffic congestion on Old Dewdney Trunk Road.
  • Reduced congestion and improvements to traffic flow. Construction of the North Lougheed Connector (NLC), tied to other highway improvement projects, would reduce traffic congestion and improve traffic flow. The NLC will also provide a secondary corridor to north east 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.
What is the difference between this proposed draft land use concept and the previous one?

The previous concept was developed in 2011 and centered on retail-commercial and mixed employment. A recent commercial and industrial land study commissioned by the City indicated that the market has changed significantly and there is no longer a need for retail-commercial space 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 will be developed with input from technical studies, stakeholders and the public.

A number of comprehensive technical studies will be undertaken to ensure that the best-possible land use concept is created and the City is doing its due diligence. 

The City is committed to developing a well-thought out land use concept that is viable, responsible and addresses challenges facing our agricultural families and serves the entire community for generations to come.

What is the Project timeline?

2018-2020
The goal is to prepare a land use concept by the end of 2019. This land use concept will be informed by feedback from the public and other stakeholders. The City will then apply to Metro Vancouver to update the Regional Growth Strategy in 2020. This is a necessary step before the City can finalize all of the planning changes required to allow development to happen. During this process the City will also develop 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.

2020-2022
Once approval is received, the new land use plan and design guide would be adopted into the City’s Official Community Plan and applications to build the North Lougheed Connector and developing the area can begin.

How is the community being consulted?

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.

Most recently, feedback was collected from the community and stakeholders both online and at several engagement pop-up events throughout the summer.

Using the information and ideas received, four NLSA draft land use concepts have been developed and are being shared with the public for input. Residents are invited to attend the upcoming engagement events throughout November:

  • Saturday, November 2 from 8-11am at Pitt Meadows Athletic Park
  • Tuesday, November 5 from 3-7pm at the Pitt Meadows Family Rec Centre (Lobby).
  • Saturday, November 16 from 8-11am at Silver Bridge Parking Lot (Harris Rd. on south side of Alouette River).

There is also an opportunity to provide online feedback at haveyoursaypittmeadows.ca

Feedback from this phase of public engagement will inform creation of one or more refined land use concepts that will be presented to Council towards the end of 2019.

When was the NLSA excluded from the ALR?

Over a number of previous Councils, the Agricultural Land Commission agreed on a variety of conditional exclusions from the ALR between 1985 and 2004. In 2013, the City received conditional approval by the ALC for removal of the northern portion 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.

 

What is the North Lougheed Connector (NLC) and how will it be paid for?

The intention is that the North Lougheed Connector (NLC) will be funded entirely by developers with no cost to City taxpayers. The final cost will be dependent on the design which has not yet been determined.

The proposed connection is intended to directly link Abernathy Way to Lougheed Highway, west of Harris Road.

Both in 2011 and today, the NLC was identified as a way to support agriculture in Pitt Meadows with funding for agricultural improvement projects. For example, construction of the NLC will reduce traffic congestion on Old Dewdney Trunck Road, improving safety when farmers move their equipment and materials. It will also provide a secondary corridor to north east Maple Ridge.

Staff are working with the Ministry of Transportation and Infrastructure to determine how the NLC will connect from Golden Ears Way to the Lougheed Highway west of Harris Road. This work will be tied to other highway improvement projects to improve traffic flow in the area

What type of development is being proposed for the area?

The City has prepared four draft land use concepts that include a mix of housing options, employment areas, a potential post-secondary educational campus, enhanced habitat, recreational amenities, and improved north-south connectivity. 

The proposed housing areas are medium to high density areas, mostly within a five minute walking distance to transit and existing business areas. Additionally, a proposed pedestrian and cyclist overpass connecting with Harris Road Park will improve community access across Lougheed Highway.

Are high rise towers proposed for the NLSA?

The City may consider buildings up to approximately 10-12 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. Additionally, the 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.

What is a scoping report?

A scoping report looks at the budget, timelines and outlines project scope in detail. It also ensures that staff adequately assesses the scale of a project and clearly defines project parameters. The project scope is approved by Council and provides staff direction to start work.

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