Application For Exclusion From ALR - North Lougheed

AECOM
City of Pitt Meadows
North Lougheed Land Use Study

CityofPittMeadows
NorthLougheedLandUseStudy
AECOM

CityofPittMeadows
NorthLougheedLandUseStudy
PreparedBy: AECOM 3292ProductionWay,Floor4 Burnaby,BCV5A4R4 ProjectNumber: 60189999 Date: June23rd,2011
604.444.6404tel 604.294.8597fax
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TABLEOFCONTENTS
Table of Contents .............................................................................................................i List of Figures .................................................................................................................ii List of Tables ..................................................................................................................iii Executive Summary .......................................................................................................iv 1. Introduction...........................................................................................................1 1.1. AreaDescriptionandContext...................................................................................1 1.2. StudyObjectivesandMethodology .........................................................................7 . Policy Context.....................................................................................................11 2.1. PittMeadowsOCP2008.........................................................................................11 2.2. PittMeadowsAgriculturalPlan..............................................................................13 2.3. PittMeadowsEconomicDevelopmentStrategicPlan2008..................................13 2.4. NorthLougheedConnectorandHarrisInterchange..............................................14 2.5. NorthLougheedHighwayCommercialAreaStudy................................................15 2.6. AgriculturalLandCommission................................................................................16 2.7. MetroVancouverDraftRegionalGrowthStrategy2011.......................................17 Agricultural Inventory ........................................................................................20 3.1. CurrentLandUseintheStudyArea.......................................................................20 3.2. AgriculturalCapabilityofParcelsintheALR...........................................................21 Market Assessment ............................................................................................22 Guiding Principles and Evaluation Criteria ......................................................26 Stakeholder Consultation ..................................................................................27 6.1. SummaryofProcessandKeyFindings...................................................................27 Preliminary Land Use Concepts........................................................................38 7.1. LandUseCategories ...............................................................................................38 . 7.2. DraftConcepts........................................................................................................41 7.3. EvaluationMatrix....................................................................................................48 Recommended Land Use Concept ...................................................................50 8.1. RecommendedLandUseConcept..........................................................................50 8.2. FinancialEvaluationHighlights...............................................................................52 8.3. AgriculturalImpactandBenefits............................................................................54 8.4 TransportationandTransitConsiderations............................................................56 Urban Design ......................................................................................................60 9.1. BuildingFormandCharacter/Streetscape............................................................60 9.2. GatewayFeatures...................................................................................................61 9.3. CirculationandAccess............................................................................................63 9.4. LandscapeStrategy.................................................................................................64 9.5. TransitionalPlantingsandBufferZones.................................................................65 9.6. GatheringPlaces.....................................................................................................66 i
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10. Summary Recommendations ............................................................................68
Appendices ....................................................................................................................70 1. SurveyResults/PublicOpenHouseComments......................................................70 2. ALCDecisions..........................................................................................................93 3. DetailedEvaluationMatrix.....................................................................................99 4. LandUseMarketReview......................................................................................102
LISTOFFIGURES
Figure1.a.NorthLougheedStudyAreaBoundary.........................................................................4 Figure1.b.StudyAreaContext.......................................................................................................4 Figure1.c.NorthLougheedCorridorPotentialRoadNetwork......................................................5 Figure1.d.SitePictures..................................................................................................................6 Figure1.e.ScheduleofWorkforNorthLougheedLandUseStudy.............................................10 Figure2.a.ExistingOCPDesignation............................................................................................12 Figure2.b.MapShowingMetroVancouverSpecialStudyAreas................................................19 Figure6.a.SummaryofStakeholderInputPresentedatthePublicOpenHouse.......................34 Figure6.b.PublicOpenHouse......................................................................................................36 Figure7.a.ExamplesofMixedEmploymentUses........................................................................38 Figure7.b.ExamplesofRetailCommercialUses.........................................................................39 Figure7.c.ExamplesofAgriculturalandAgribusinessUses......................................................40 Figure7.d.KerrAvenueBusinessPark,Chilliwack,BC.................................................................41 Figure7.e.ConceptA....................................................................................................................45 Figure7.f.ConceptB.....................................................................................................................46 Figure7.g.ConceptC....................................................................................................................47 Figure7.h.EvaluationMatrix........................................................................................................48 Figure8.a.RecommendedLandUseConcept..............................................................................51 ii
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Figure9.a.Bannerscontributetoasenseofplace......................................................................62 Figure9.b.ExampleofPedestrianCrossing/GatewayFeature....................................................62 Figure9.c.PedestrianandCyclingOverpass,CentralValleyGreenway,Burnaby.......................63 Figure9.d.RaisedPlantedBufferZone........................................................................................65 Figure9.e.ExampleofanUrbanFarmersMarket........................................................................67
LISTOFTABLES
Table6.a.NorthLougheedLandUseStudyMeetingLogofExternalStakeholders....................28 Table8.a.EstimatedInboundandOutboundTrips......................................................................56 Table8.b.VehicleTripsToandFromtheSite..............................................................................57
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EXECUTIVESUMMARY
1. TheCityofPittMeadowshasundertakenthislandusestudytobetterassessthe economic,agricultural,transportationandurbandesignopportunitiespresentedby developmentofa50hectarestudyareanorthofLougheedHighway,betweenHarris RoadandMeadowGardensWay. 2. Thekeyobjectiveofthestudywastoidentifyapreferredlandusemixwhichwouldtake intoconsiderationtheareaslocation,communitygoals,OCPpolicies,proximitytothe ALRanddevelopmentpermitareaguidelines. 3. Thestudyconsideredseveralcitywideandregionalobjectives,including:
CreationandretentionofjobsandviablecommercialactivitywithinPittMeadows aspartofacompletecommunity; Protectionofagriculturalland; Theneedtoaddresscommuterandagriculturaltrafficinthecity/regionspecifically alongOldDewdneyTrunkRoad.;and Supportforpedestrianandcyclingconnections.
4. Theseobjectiveswereframedasfiveguidingprinciples,shownbelow,andwereusedto evaluatedraftlanduseconcepts: Longtermfinancialsustainability; Benefittoagriculture; Employmentgeneration; Transportation;and Robusturbandesign.
5. Acomprehensiveconsultationprocesswasundertakenaspartofthestudy.Theprocess includedCouncilcommittees,propertyowners,agenciesandthegeneralpublic.
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6. Threegenerallanduseconceptswerepreparedandevaluated,basedonconsideration oftheaboveobjectives.Theconceptsvariedprimarilybylandusemixandinternalroad layout. 7. Mixedemploymentlanduseswereproposedineachconcept.Suchusesmayinclude commercial/hotel,meetingspaceand/orbusinessparkuses.Retailcommercialuses wouldtakeadvantageofhighwayexposureandmayincludedestinationandlifestyle retailwithretailanchoruses,aswellassomehighwaycommercialuses.Twoconcepts identifiedthepotentialforflexareaswheretheamountofretailcommercialormixed employmentusesmayexpandtotakeadvantageofmarketopportunities.Agricultureor agriprocessinguseswereconsideredontwoconcepts.Eachconceptidentified pedestrianandcyclingimprovements,gatewayfeaturesandlandscapebuffers. 8. ThethreelanduseconceptsweretakentoanOpenHouseonApril18,2011. Participantswereaskedtoconsiderthedraftevaluationcriteriaandidentifyapreferred concept.KeycommentsattheOpenHousewere: Longtermfinancialsustainabilityandbenefittoagriculturewerecitedasvery importantbyparticipantswhocompletedanonlinecommentformaftertheOpen House; ConceptAwaspreferredbymoresurveyrespondents,duetotheretentionof agriculturalland;ConceptCwasleastpreferred.
9. Amoreindepthfinancialevaluationwasconductedinordertounderstandwhich optionwouldbeabletogenerateasufficientcontributiontopayfortheNorth LougheedConnector.OnlyConceptC,withitsmoreextensivemixedemploymentand retailcommerciallanduses,wasshowntohavethecapacitytogeneratesufficient revenuetooffsetthecapitalcostsfortheNorthLougheedConnector. 10. Arecommendedlanduseconcept,basedonConceptC,wasidentified.Theconcept wasmodifiedtoincludealargergatheringspaceattheeasternedgeofthestudyarea, tobenefitnearbyresidentsandfutureemployees/visitorstothearea. 11. Therecommendedlanduseconceptincludestheuseoftheentirestudyareaformixed employmentandretailcommercialuses,togetherwithpublicgatheringplacesinkey locations. 12. Theconceptisacknowledgedtohaveasignificantimpactonagricultureinthatnoland isproposedtoberetainedforeitherfarmingoragriprocessing.Severalbenefitsto v
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agriculture,however,areexpectedandmayincludereductionoftrafficonOldDewdney TrunkRoad,landconsolidationandcovenantsonthenorthsideoftheNorthLougheed Connector,andfinancialcontributionsusedtoimproveagricultureinotherpartsofthe City. 13. Itisrecommendedthatacomprehensiveareaplanbecreatedeitherbeforeor concurrentlywithadevelopmentapplication.Thisistoprotectagainstuncoordinated developmentpatternsthatmayaffecttheoverallqualityofthesite.
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1. INTRODUCTION
Inlate2010,theCityofPittMeadowsinitiatedalandusestudyfora50.5hectare(125acre) areaalongthenorthsideofLougheedHighway,betweenHarrisRoadandMeadowGardens Way.TheNorthLougheedLandUseStudyincludesamarketanalysis,agriculturalassessment andhighlevelurbandesignreview. AECOMCanadaLtd.,inpartnershipwithColliersInternationalLtd.andZbeetnoffAgro EnvironmentalConsulting,formedamultidisciplinaryteamwithexpertiseinurbanplanning anddesign,retailmarketanalysis,andagrologytoundertakethestudy. Thisreportoutlinestheobjectivesofthestudyandworkmethodology,inputreceivedfrom consultation,findingsoftheareainventoryandanalysis,andrecommendationsforapreferred landuseconceptforthestudyarea. 1.1. AREADESCRIPTIONANDCONTEXT CommunityContext LocatedintheLowerFraserValley,PittMeadowsisapproximately35kilometreseastof VancouverinsouthwesternBritishColumbia.Offeringresidentsasmalltownfeelwith accessibilitytobigcitycomforts,PittMeadowsisoneofthefastestgrowingurbanareasin BritishColumbia.TheCityisblessedwithsignificantnaturalassetsthatcontributetoan abundanceofgreenspace,recreationalopportunitiesandadesirablequalityoflife.Itismade upprimarilyofalowlyingagriculturalareawithaccesstoseveralbodiesofwater(FraserRiver, PittRiver,AlouetteRiver,andothersloughsandwaterways),andtheThompsonMountain RangeonthenortheasternedgeoftheCity. AgriculturecharacterizesasignificantpartoftheCityscharacteraswellaseconomicoutput. With86%oftheCityslandbasecomprisedofagriculturallandwithintheAgriculturalLand Reserve,PittMeadowsisthe6thlargestagriculturalareaintheprovinceintermsofeconomic significance.Inspiteofthis,censusdatashowthatonly4%(thesmallestshare)ofPitt Meadowstotallabourforceworkinagricultureorotherresourcebasedindustries1.The
StatisticsCanada.2007.PittMeadows,BritishColumbia(table).2006CommunityProfiles.2006Census.StatisticsCanadaCatalogue no.92591XWE.Ottawa.ReleasedMarch13,2007.http://www12.statcan.ca/censusrecensement/2006/dppd/prof/92 591/index.cfm?Lang=E(accessedNovember5,2010).
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majority(85%)ofthelabourforceworksinothercommunities2,mostlyinbusinessandother services3. PittMeadowsissurroundedbyotherrapidlydevelopingmunicipalities,includingCoquitlam, PortCoquitlam,Surrey,LangleyandMapleRidge.PortCoquitlam,andtoalesserdegree,Maple Ridge,arePittMeadowsbiggestcompetitorsforretailandrelatedcommercialbusinesses4.A 2003studyofcommercialdevelopmentopportunitiesinPittMeadowsstatedthatthereis evidenceofcontinueddemandamongretailersforsiteswithintheCitytoserveitaswellas adjacentmarkets,especiallythoseaccommodatinglargerformatretailstores. TheopeningofthenewGoldenEarsBridge,connectingPittMeadowstoSurreyandLangley, alongwiththeredesignofthePittRiverBridge,haspositionedPittMeadowsasthenew gatewaybetweentheLowerMainlandandthenorthsideoftheFraserValley.Ithasfurther enhancedtheareasappealtonewresidentsandbusinessesbyimprovingtheregions transportationnetworkandcreatingbetteraccesstoandfromPittMeadows.Theserecent transportationimprovementsareexpectedtofurtherstimulateeconomicopportunitiesand increasedemandforindustrial,commercialandretaildevelopmentwithintheCity. Withtheseimprovements,theCityispresentedwiththeopportunitytocreateplacestoshop andworklocally,decreasecommutingoutsideofthecommunity(andthusGHGemissions), andmovetheCityawayfrombeingabedroomsuburbancommunity. StudyArea TheNorthLougheedLandUseStudyareaconsistsofapproximately50.5hectaresoflandsouth ofOldDewdneyTrunkroadintheCityofPittMeadows.ThestudyareaisboundedbyHarris RoadPittMeadowscentralcommercialspinetothewest,LougheedHighwaytothesouth, andMeadowGardensWaytotheeast.TheeasternboundaryabutstheMeadowGardensGolf Course,agriculturallanduse,andresidentialdevelopment. Thenorthernboundaryofthesiteapproximatelyparallelsthenorthernboundaryofthe MeadowGardensGolfCentre(seeFigures1.aand1.c)andtheproposedNorthLougheed Connector.
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December2008PittMeadowsCommunityProfile StatisticsCanada.2007.PittMeadows,BritishColumbia(table).2006CommunityProfiles.2006Census.StatisticsCanadaCatalogue no.92591XWE.Ottawa.ReleasedMarch13,2007.http://www12.statcan.ca/censusrecensement/2006/dppd/prof/92 591/index.cfm?Lang=E(accessedNovember5,2010). HarrisConsultingIncetal..,2003.NorthLougheedHighwayCommercialAreaStudy:DistrictofPittMeadows.
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Thisplacesitinanimportantstrategiclocationrelativetotheupgraded7lanePittRiverBridge roughly3.2kmtothenorthwest,andthenew6laneGoldenEarsbridge3kmtothesoutheast asitenjoysstrongconnectionstootherlocationswithintheLowerMainland. ThestudyareaisthelastlargetractofpotentialcommerciallandintheCity.Itiscurrently designatedashighwaycommercialandagriculturalundertheCitys2008OfficialCommunity PlanandisaSpecialStudyArea5withinMetroVancouversDraftRegionalGrowthStrategy(see section6.10).Thestudyareaislargelyvacantwiththeexceptionofsmallofficesandthe RamadahotelcomplexnearHarrisRoad,andanautomobiledealershipoffMeadowGardens Way. TheOCPsupportscommercialdevelopmentinthisareaandidentifiesitassuitableforhighway orientedretailandservicecommercialuses,includingautomotive,accommodation,food serviceandhospitalityuses.Arisingoutofa2003study,thedepthoftheurbanHighway Commercialdesignationwaswidenedtoachieveanintensive,pedestrianorientedbuilding form. TheNorthLougheedConnector(NLC),aproposedroadalignmentlinkingLougheedHighwayto theGoldenEarsWay,aimstorelievecongestiononOldDewdneyTrunkRoad,benefitingof localagriculturaltraffic.TheNLCisakeyinfrastructureprojectfortheCityandfortheregion. TheConnectorphysicallyframesthenorthernboundaryoftheStudyArea(aligningwiththe northernedgeofthegolfcourse)andisoneofthekeydriversbehindthislandusestudy. Figure1.cdepictsthestudyareaboundaryaswellasaroadnetworkproposedwithinthe2008 OfficialCommunityPlan.
SpecialStudyAreasidentifylocationswhere,priortotheadoptionoftheRegionalGrowthStrategy,amunicipalityhasexpressedan intentiontoaltertheexistinglanduse,andisanticipatingafutureregionallandusedesignationamendment.
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Figure1.a.NorthLougheedStudyAreaBoundary
Figure1.b.StudyAreaContext 4
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Figure1.c.NorthLougheedCorridorPotentialRoadNetwork 5
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Figure1.d.SitePictures 6
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1.2. STUDYOBJECTIVESANDMETHODOLOGY Theobjectivesofthelandusestudywereto:
IdentifyanoptimallandusemixfortheNorthLougheedStudyAreathatconsidersand balancesmarketdemands,transportationdemands,protectionofagriculturalland, community/landowneraspirations,andothercityandregionalobjectives. Establishoptionsforstrengtheningpedestrianconnectionsandaccessforpublictransit; Establishsolutionsforsupportingagriculturewithinthestudyareaaswellaswithinthe Cityasawhole; CreateaniconicentrypointandidentityfortheCitybyestablishingmeaningfuldesign guidelines;and Ensuretheplanissupportedbystakeholdersandisgroundedintechnical,marketand financialreality.
StudyMethodology TheNorthLougheedLandUseStudywasconductedfromDecember2010toMay2011and consistedoffourphases:

Phase1TechnicalReviewandAreaInventoryAnalysis; Phase2LandUseOptionPreparation; Phase3ConsultationandEvaluationofOptions;and Phase4FinalPlanPreparation.
Thefirstphaseoftheprojectfocusedondevelopingagenuineandcomprehensive understandingofthestudyarea,itsissuesandopportunities,andthepolicycontext.This included:

Atourofthestudyarea; Reviewofplans,policies,andrelevantbackgroundmaterials;and Anareainventoryandanalysis.
Asummaryofrelevantplansandpoliciesthatguidedevelopmentofthestudyareaisfoundin Section2.
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Theinventoryandanalysisoftheareainvolvedtwokeycomponentsofthestudy,an AgriculturalImpactAssessment(Section3)andaLandUseMarketReview(Section4),bothof whichservedasabaseofinformationfromwhichlanduseconceptsweredevelopedand evaluated.TheAgriculturalImpactAssessmentwaspreparedbyZbeetnoffAgroEnvironmental Consultingandprovidedaninventoryoftheexistingagriculturallandinthestudyarea.Italso providedananalysisofthepotentialimpactsofvariousdevelopmentscenariosonagriculture inthecommunityaswellasexaminedtheviabilityofagriculturalactivityinthestudyarea. TheLandUseMarketReviewwaspreparedbyColliersInternationalLtd.,andprovidedmarket basedrationaleforsupportablemajorlanduseswithinthestudyarea(Industrial/BusinessPark, RetailCommercialandResidential). Aspartofarobustandmeaningfulstakeholderengagementandconsultationprocess,a CommunicationandConsultationStrategywasdevelopedduringPhase1ofthestudy.The strategyidentifiedthestakeholderstobecontactedandindicatedthemethodofconsultation, whichvariedfrommeetings,workshops,toacommunitywidepublicopenhouse.Consultation tookplacethroughouttheperiodofthestudy.Thefollowinggroupswereconsulted:

Studyareapropertyowners; Localdevelopers; CitystaffandCouncil; CityofPittMeadowsEconomicDevelopmentCorporation; PittMeadows/MapleRidgeChamberofCommerce; CityofPittMeadowsBicycleAdvisoryCommittee; CityofPittMeadowsAgriculturalAdvisoryCommittee; AgriculturalLandCommission; TransLink; MinistryofTransportationandInfrastructure;and PittMeadowsresidents.
APublicOpenHousewasheldonApril18,2011atthePittMeadowsCommunityRecreation Centretopresentthethreedraftlanduseconceptsandobtainfeedbackfromthepublic. Commentsheetsweremadeavailableattheopenhouseaswellasonline.Theresultsofthe surveyarepresentedinAppendix1. Section5providesasummaryoftheconsultationprocessandallstakeholderinputreceived. 8
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GuidingPrinciplesweredevelopedtoprovidedirectionforlanduseconceptdevelopment. TheseprincipleswerevettedwithCitystaff,Council,andthepublic,andformabroad frameworkagainstwhichthelanduseconceptswereevaluated.Theseprinciplesareoutlined inSection6. Threelanduseconceptsweredraftedbasedontheguidingprinciples,agriculturalandmarket analyses,andinputreceivedfromstakeholders.EachconceptissummarizedinSection7. Followingtheinitialdevelopmentofthethreelanduseconcepts,afinancialevaluation oftheproposedlanduseswasundertaken(Section8.2)toprovideaddedassessmentof theireconomicfeasibility.Ahighleveldevelopmentproformawasundertakenby ColliersInternationalLtd.
Arecommendedlanduseconceptisidentifiedwhichisbasedonallinputgathered,aswellas moreindepthanalysis(e.g.financialevaluation).ItisdescribedinSections8and9alongwith transportationandurbandesignrecommendations. Section10summarizesthekeyrecommendationsarisingoutofthisstudy.
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Dec 2010 January 2011 3 4 1 2 3 4 1 1 1 February 2011 1 2 3 4 March 2011 2 3 4 April 2011 2 3 4 May 2011 2 3 4
Task
PHASE 1: PROJECT INITIATION & RESEARCH Part A: Project Initiation & Technical Review Meet with City staff Tour the study area Review available information Prepare a communication & consultation strategy Check-in with AAC Check-in with Council Part B: Area Inventory & Analysis Conduct site analysis Conduct market analysis Conduct agricultural analysis Contact external agencies/stakeholders Check-in with Council (February 22, 2011)
PHASE 2: LAND USE OPTION PREPARATION & EVALUATION Create criteria to guide & assess land use options Draft land use concepts Check-in with ALC
PHASE 3: Consultation & Evaluation of Options Present Land Use Concepts to Council (April 5, 2011) Conduct a Public Open House (April 18, 2011)
PHASE 4: Final Plan Preparation Finalize Preferred Option Prepare Policies and Implementation Measures Present to Council
Figure1.e.ScheduleofWorkforNorthLougheedLandUseStudy
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2. POLICYCONTEXT
ThefollowingsubsectionsprovideanoverviewofthepolicycontextrelatedtotheNorth LougheedLandUseStudy. 2.1. PITTMEADOWSOCP2008 TheCityofPittMeadowsOfficialCommunityPlan(2008)identifiestwolandusedesignations forthestudyarea;HighwayCommercialandAgricultural(Figure2.a). HighwayCommercial:TheareaadjacenttoLougheedHighwaystretchingfromHarrisRoadto MeadowGardens.Thisdesignationpermitshighwayorientedretailandservicecommercial uses,includingautomotive,accommodation,foodserviceandhospitalityuses.Thisareais depictedindarkpinkinFigure2.abelow; Agricultural:Theareanorthofthecommerciallydesignatedareaandgenerallycorresponding tolandslocatedwithintheAgriculturalLandReserve(ALR).ThisareaisshowninwhiteinFigure 2.abelow; ThestudyareaalsolieswithintheOfficialCommunityPlanDevelopmentPermit(DP)AreaNo. 10:NorthLougheedCommercial.Thispermitareawasestablishedtoprovideguidelinesforthe formandcharacterofdevelopmentinthisarea. TheOCPalsoshowsaproposedroadnetwork(Figure1.c)forthestudyareaconsistingofthe NorthLougheedConnector(NLC),theHarrisInterchange,andaninternalsiteroadsystem connectingtotheNLCandMeadowGardensWay. Whilenodecisionhasbeenmadeatthispoint,theCitymayinthefuture,dependingonthe finallocationoftheproposedNorthLougheedConnector,choosetoamendSchedules1(ALR), 2(GreenZone),and3A(UrbanLandUse)tomakethelandbetweenthiscorridorandthe LougheedHighwayavailablefornonresidentialurbanuses,subjecttotheamendmentofthe LRSPifnecessary.
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Figure2.a.ExistingOCPDesignation 12
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2.2. PITTMEADOWSAGRICULTURALPLAN ThePittMeadowsAgriculturalPlan6,completedin2000,recognizestheprominenceofthe agriculturalindustryinPittMeadowsandsupportsthelongtermviabilityofagricultureinthe Districtandthefurtherdevelopmentofawellintegratedagricultureindustry.Intheplan,key issuesidentifiedascriticaltothefuturesurvivalofagriculture,andrelevanttothestudyarea, include:
Needforafocusedagriculturaltransportationplan,thatincludesshortterm transportationoptionstorelieveimmediatetrafficproblems; Watermanagementstrategyforagriculturaldrainageandirrigation; Needforanagriculturalindustrialpark,tocomplementonfarmvalueaddedactivities intheAgriculturalandFarmEnterprise(AFE)zone;and NeedtofollowALCbufferingguidelinestoensureproperbufferinginfuture developmentareasabuttingtheALR.
Thevisionforagriculture,articulatedintheplan,is: TheDistrictofPittMeadowssupportsaviableandprogressiveagricultureindustryandwill strivetooptimizetheuseofalldesignatedagriculturallandswithintheAgriculturalLand Reserve.TheDistrictwillbeproactiveinfosteringastrongandprogressiveagricultureindustry bysupportingfarmersincooperationwiththeFarmPracticesProtectionAct(RightToFarm) Legislation,byseekingprovincialregulatoryreformtoensurefairandequitabletaxation,andby establishingpoliciesthatencouragefarmerstomaintainahealthy,prosperous,andsustainable agricultureindustry." 2.3. PITTMEADOWSECONOMICDEVELOPMENTSTRATEGICPLAN2008 ThePittMeadowsEconomicDevelopmentStrategicPlan(2008)hasasoneofitsobjectivesto attractnewdestinationretailtotheLougheedCorridorinPittMeadows.Thisplanprovided
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JackReamsAgriBusinessConsulting.2000.TheFutureofAgriculture:TheDistrictofPittMeadows. http://www.pittmeadows.bc.ca/EN/main/business/1156/1182.html
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oneoftherationalesforundertakingthePittMeadowsNorthLougheedHighwayCommercial AreaStudy.Itfurtheridentifieskeyeconomicgoalsandactions.Elementsoftheplanthat pertaintotheNorthLougheedLandUseStudyareainclude: Capitalizeonnewtransportationinfrastructurebeingdeveloped; Maintainasupplyofemploymentlandswithinthecommunityinordertocreatenew opportunitiesfornewandexpandingindustry; Createstrategiesandrationalefornonresidentialdevelopmentinkeyhighway corridorsinpartnershipwithMetroVancouvertomaximizethebenefitsofthesekey locations; Supportthegrowthoftheagricultureindustry; Workwiththeagricultureindustry,theALC(AgriculturalLandCommission)andtheCity ofPittMeadowsplanningdepartmenttoidentifylandswithinthecommunityto stimulateattraction,retentionandexpansionofagricultureprocessing; IncreasetheawarenessofPittMeadows; InstallsignageatthegatewayentrancetotheCity;and Recognizeopportunityforagriindustrialuses.
2.4. NORTHLOUGHEEDCONNECTORANDHARRISINTERCHANGE TheNorthLougheedConnector(NLC)isproposedtoprovidealinkfromLougheedHighwayto theGoldenEarsWayandpresentsseveraladvantages.Itisexpectedtorelievecongestionon OldDewdneyTrunkRoadtothebenefitoflocalagriculturaltraffic.Itisalsoexpectedtoreduce trafficvolumesonLougheedHighway.Notwithstandingtheoutcomesofthestudyarea,the NLCcouldalsoserveasaboundarybetweenagriculturalusesnorthoftheconnectorandnon agriculturalusesonthesouthside. TheNLChasbeensupportedbytheAgriculturalLandCommission,localfarmingorganizations, andthepreviousOCPSteeringCommittee,providedthatALRimpactsareminimizedandtraffic onOldDewdneyTrunkRoadisreduced.TheALCattachedanumberofconditionstotheir supportoftheNLC.Theseincluderequirementsthatrestrictivecovenantsbeplacedonland
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parcelsnorthandsouthofthenewroad,thattopsoilbetransferredtoneighbouringfarms underagrologistsupervisionandthattheAugust2013completiondatebemet. PrimaryfundingfortheNLCisexpectedtobederivedfromthelandliftgeneratedby developmentoftheNorthLougheedStudyAreaandassociatedDevelopmentCostCharges.As such,proposedlandusesforthesiteneedtoconsidertheabilitytofinanciallysupport constructionoftheNLC. TheHarrisinterchangeisdesignedtoimprovecirculationatLougheedHighwayandHarrisRoad andprovidegoodeastwestcontinuitybetweentheNorthLougheedConnectorandLougheed Highway.Currently,theintersectionoperatesataLevelofService(LOS)EorF,whichtranslates intoacongestedorfailingcondition.Ingeneral,accordingtoacceptedMinistryof Transportationguidelines,capacityorintersectionimprovementsarerequiredifany intersectionisapproachingLOSEorF. TheconstructionoftheHarrisInterchangewillbeaffectedbytheestablishmentandfeasibility oftheNorthLougheedConnector.Assuch,theNLCisanimportantconsiderationfortheCityof PittMeadowsandtheNorthLougheedLandUseStudy. ForaconceptualdiagramoftheNLCandHarrisInterchange,refertoFigure1.c. 2.5. NORTHLOUGHEEDHIGHWAYCOMMERCIALAREASTUDY TheNorthLougheedHighwayCommercialAreaStudywasconductedin2003toreviewand assesscommercialdevelopmentopportunitiesalongthenorthsideofLougheedHighway, betweenHarrisRoadandMeadowGardensWay.Theobjectivesofthestudywereto: establishastrategytoassistthecommunityinoptimizingthepotentialforgrowthwhile recognizingcommunityqualityoflifeissues;and Establishfundamentaldevelopmentanddesignprinciplesforanycommercial developmentthatmayoccuralongtheportionofLougheedHighway.
ThestudyresultedinamendmentstotheareasOCPdesignationsandDevelopmentPermit Areaguidelines.Despitethesechanges,theareahadnotdevelopedinaccordancewiththe revisedprovisionsoftheOCP.TheCitydecidedin2010thatfurtherstudywasrequiredin ordertoconsidertheinterestoffarminginandaroundthearea,thechallengeofensuringan adequatesupplyofcommerciallands,thehighestandbestuseoflandintheareaand opportunitiestostrengthenpedestrianandtransitopportunitiesinthestudyarea. 15
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2.6. AGRICULTURALLANDCOMMISSION TheAgriculturalLandCommissionhasrenderedseveraldecisionsrelatedtothestudyarea since1985.TheALCCommissionersweightheirdecisionsagainstthepurposesofthe Commission.Thesepurposesare:7 Purpose#1:Topreserveagriculturalland; Purpose#2:Toencouragefarmingonagriculturallandincollaborationwithother communitiesofinterest;and Purpose#3:Toencouragelocalgovernments,FirstNations,thegovernmentandits agentstoenableandaccommodatefarmuseofagriculturallandandusescompatible withagricultureintheirplans,bylawsandpolicies.
ThekeyALCdecisionsaresummarizedbelow: June1985ALCapprovedexclusionof7.26haofALRlandinstudyareaforcommercial designation,subjecttoconditions,including: commitmentbyCitytorezoneforcommercialuseonly; consolidationofsomelotsstillintheALR; fencing&drainagebeconstructed;and TheNLCwilltake7.4haoffarmlandand0.3haatthejunctionof 2watercourses.
19902002variousexclusionapplicationsreceivedbutnotapproved,exceptforone parcelof1.6haattheeastend; March2004ALCapprovesexclusionforwidenedcommercialdesignationinstudy area,increasingtotalexclusionto8.9ha; Early2006CitybeginstoconsideroptionsforNorthLougheedConnector(NLC); August2010ALCapprovesexclusionforNLCalignment:
AgriculturalLandCommission.ALR&CommunityPlanningGuidelines. http://www.alc.gov.bc.ca/publications/Community_Planning_Guidelinescolour.pdf
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TheALChasconsistentlyapprovedinprincipletheexclusionoftheproposedcommercial developmentarea.AdditionaldetailrelatedtoALCdecisionsinthestudyareaisprovidedin Appendix2. InordertoensurethattheALCwasfullyapprisedoftheobjectivesandpreliminaryfindingsof thiscurrentstudy,meetingswereheldwithALCstaffinMarchandApril2011. 2.7. METROVANCOUVERDRAFTREGIONALGROWTHSTRATEGY2011 TheareasouthoftheproposedNorthLougheedConnectorisidentifiedasaSpecialStudyArea inthedraftRegionalGrowthStrategy. SpecialStudyAreasarelocationswhere,priortotheadoptionoftheRegionalGrowthStrategy, amunicipalityhasexpressedanintentiontoaltertheexistinglanduse,andisanticipatinga futureregionallandusedesignationamendment. TheCityofPittMeadowsexpressedthisinteresttoMetroVancouverinMarch2010,in anticipationoftheimportantrolethestudyarealandsplaywithinthecityandinrecognitionof theimpactfutureroadinfrastructurewillhaveonthearea.Amendingaregionallanduse withinaSpecialStudyAreaisaminoramendmentundersection6.3.4oftheRGS,whichwill requirea50%plus1weightedvoteoftheMetroVancouverBoard.Itdoesnotrequireapublic hearing. ThedraftRegionalGrowthStrategyidentifiestwolandusedesignationsandotheroverlaysthat pertaintotheNorthLougheedLandStudyArea: 1. GeneralUrban(correspondsgenerallytothelandsdesignatedashighwaycommercialin theOCP):
Intendedforresidentialneighbourhoodsandcentresandaresupportedbyshopping, services,institutions,recreationalfacilitiesandparks; Withingeneralurbanareas,higherdensitytripgeneratingdevelopmenttobedirected toUrbanCentrestheprimaryfocalpointsforconcentratedgrowthandtransitPitt MeadowsurbancentreislocatedsouthofLougheedHighwayonHarrisRoad; Emphasizesplacemaking,anenrichedpublicrealmandpromotetransitoriented communities,wherecyclingandwalkingarepreferredmodesoftransportation. 17
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2. Agricultural(generallycorrespondingtolandswiththeOCPsagriculturaldesignation.
Intendedprimarilyforagriculturaluses,facilitiesandsupportingserviceswithan emphasisonfoodproductionwhereappropriate; Strategy2.3:Protecttheregionssupplyofagriculturallandandpromoteagricultural viabilitywithanemphasisonfoodproduction. o 2.3.4.WorkwiththeAgriculturalLandCommissiontoprotecttheregions agriculturallandbaseandnotamendtheAgriculturallandusedesignationofa siteifitisstillpartoftheALR,excepttochangeittoanAgriculturallanduse designation.
3. FrequentTransitDevelopmentAreaLougheedHighway
Additionalprioritylocationstoaccommodateconcentratedgrowthinhigherdensity formsofdevelopment; BasedonTransLinksFrequentTransitNetwork(e.g.proposedrapidtransit(bus/rail) alongLougheedHighway); Designedtobetransit,pedestrianandcyclefriendly
Section2.3.4oftheDraftRGSemphasizestheimportanceandsupportfortheALR. MetroVancouverhasindicatedthattheRegionwouldnotwanttoact(inrelationtoamended landusesinthestudyarea)ifthelandisintheALR.TheMetroVancouverBoardwillwantto knowwhatlandisbeingchangedto.Intheirview,mostcommercialusesshouldbeinurban centre.TheCitywillthusneedtomakeacaseregardingpotentiallandusechangeofa commercialnaturewithinthestudyarea.
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Source:MetroVancouver
Figure2.b.MapShowingMetroVancouverSpecialStudyAreas
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3. AGRICULTURALINVENTORY
3.1. CURRENTLANDUSEINTHESTUDYAREA IntheALRAgriculturalLandUse Fiveofthepropertiesinthestudyareahavefieldsofagriculturaluse.Cropsgrownincludecorn forsilage,forage,andblueberries.Adairyfarm,witholderbuildings,isnolongerindairy production.Thecornandforageproductionisproducedunderleasebyafarmerlocated adjacenttothestudyarea. IntheALRIdleandNonFarmLandUseOutsidetheProposedCommercialDevelopment Area Fourofthepropertiesinthestudyareaandoutsidethedesignatedcommercialdevelopment areahaveportionsthatareidlefromanagriculturalperspective.Inonecase,theareasuffers fromextremelypoordrainageandconsistsofawetland.Inanothercase,thepropertyon whichtheblueberryacreageissituatedcontainsapondandvariousotherhumanaltered landscapefeaturesandisusedforstorageinanonfarmbusiness.Athirdpropertyisaservice areatotheMeadowGardensGolfCourse.Thefourthpropertyhasasmallremnantstripthatis outsidetheproposedcommercialdevelopmentareaandkeptinanagriculturallynon productivestate. IntheALRLandUseintheProposedCommercialDevelopmentArea NineparcelsintheALRarepartiallyorwhollywithinthedesignatedcommercialdevelopment area.Severaloftheseparcelshavereceivedfillmaterialsinanticipationofdevelopment. OutsidetheALRLandUseintheProposedCommercialDevelopmentArea Sevenproperties,outsideoftheALR,areincommercialusesinthesouthwestcornerofthe StudyArea,northofLougheedHighwayandeastofHarrisRoad. Thereare9parcels,whollyorpartiallyinthestudyareawithALRdesignation. RemnantsofthreeALRparcelsinthestudyareaarelocatedimmediatelynorthoftheproposed NorthLougheedConnector(NLC).Inaddition,theroadallowanceforBonsonRoadextends northoftheproposedNLC.
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3.2. AGRICULTURALCAPABILITYOFPARCELSINTHEALR 3.2.1 SOILS TheagriculturalcapabilityofALRlandsinthestudyareaarereportedinunimprovedstateas Class4intheCanadaLandInventoryClassification.Theprimarysubclassconstraintsconsistof excesswater(W)duetopoordrainageandundesirablesoilstructure/lowperviousness(D). Withimprovements,thesesoilsincreaseincapabilitytoClass2andrepresenthighlyproductive landinPittMeadowsandBC.8 3.2.2 DRAINAGEANDIRRIGATION Drainagehasbeenallowedtodeteriorateinthestudyarea.Someareasthathavereceivedfill areabovethegradeofadjacentagriculturalpropertiescausingwatertopoolonfarmland. Drainageditcheshavenotbeenregularlymaintainedandregionaldrainagedoesnoteffectively removestormwater.Onfarmdrainageimprovements,suchassubdrainage,havenotbeen installed. Evenwithimprovements,thestudyareaexperiencesexcesswaterduetootherfactors,suchas poordrainingsoils,highwatertables,seepage,and/orrunofffromsurroundingareas.Assuch, irrigationisnotpresentlyutilizedandtheareadoesnothaveasourceofsurfacewaterfor irrigation.Thequalityandquantityofgroundwatersupplyintheareaisnotknown. Greenhousesinthegeneralareaareonmunicipalwater. 3.2.3 ACCESS FarmlandonthenorthsideofLougheedHighwayhasexperiencedworseningaccessfrom LougheedHighwayasthehighwayhadbeenwidenedandtraffichasincreased.Leasedparcels inthestudyareaarecurrentlyfarmedbyoperatorslocatedsouthofOldDewdneyTrunkRoad andimmediatelyadjacentnorthoftheparcels.Accesstothefarmlandinthestudyareais possibleoffHarrisRoadbutincreasinglydifficultduetothetrafficcongestiononHarrisRoad.
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Class2landshaveminorlimitationsthatrequiregoodongoingmanagementpracticesorslightlyrestricttherangeofcrops,orboth. LandinClass2haslimitationwhichconstituteacontinuousminormanagementproblemormaycauselowercropyieldscompared toClass1landbutwhichdonotposeathreatofcroplossundergoodmanagement.ThesoilsinClass2aredeep,holdmoisture wellandcanbemanagedandcroppedwithlittledifficulty(Source:CanadaLandInventory,LandcapabilityforAgriculture, Explanatorynotes).
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4. MARKETASSESSMENT
ColliersInternationalConsultingconductedalandusemarketreviewtoexaminepotential marketsupportforpotentialdevelopmentwithintheNorthLougheedStudyArea.Thismarket drivenreviewwhichwascompletedinearlyMarch,2011,wasintendedasonekeyinputinto thelargerNorthLougheedLandUseStudyprocess. Studyfindingsaresummarizedasfollows(thefullreportisavailableinAppendix3):
StrategicPosition:TheNorthLougheedStudyAreaoccupiesastrategiccommercial locationwhichiscentralnotonlytothelargerLowerMainlandregion,butalsorelative tothetwomajortransportationinfrastructureupgradeswhichhavegenerateda significantincreaseinmarketanddevelopmentinterest:the7lanePittRiverBridgeand thetolled6laneGoldenEarsBridge.Advantagesfromapotentialretailcommercial developmentperspectiveincludeeasyregionalaccessibilityandhighexposureto growingtrafficvolumes(inexcessof88,000vehiclesperday)alongLougheedHighway. Advantagesfromapotentialretailindustrial/mixedemploymentperspectiveinclude easeofregionalaccess,relativeproximitytotheUSCanadaborderandsignificant LougheedHighwayexposure.ThelocationalsotiesindirectlytothelargerGateway Project(NorthandSouthFraserPerimeterRoads,PortMannHighway1),whose highwayupgradesareintendedtofacilitategoodsmovementfortheeconomicregion; CommercialGatewayPotential:TheNorthLougheedStudyArea,frombothmarket andcommercialplanningperspectives,alsooffersthepotentialtocreatemoreofa gatewayfeaturefortheCityofPittMeadows,focusedmainlyontheimportant LougheedHighwayHarrisRoadintersection; ImportanceofNorthLougheedConnector:TheproposedNorthLougheedConnector (NLC)offersanopportunitytodiverttrafficfromtherelativelycongestedOldDewdney TrunkRoad,withtheintentionofsupportingthelongtermsustainabilityoflocal agriculturalproductionbutalsothecreationofadefinedstudyareawithahard northernurbandevelopmentboundary.Theadditionalaccessibilityandvisibilitythat theproposedNLCwillprovideisexpectedtoelevateinterestfrombothprospective businessoperatorsanddevelopers,asitoffersbothmarketsupportandsiteplanning advantages; Industrial/BusinessParkMarketReview:Colliersmarketreviewresultedinthe followingfindings: 22
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TheMetroVancouverwidevacancyforindustrialpropertystoodat4.7%for4th Quarter2010,whilethecombinedMapleRidge/PittMeadowsratestoodat 1.4%.PortCoquitlamsratewas2.9%.Ahealthymarketrangetendstobe4%to 5%,asthistendstoprovideanadequatebalancebetweenrangeandqualityof supplyanddemandfromarangeofusertypes; Marketsupplyhasbeenconstrainedsince2006andhassinceincreasedonlyby the80,000squarefeetfirstbuildingatGoldenEarsBusinessPark; GoldenEarsBusinessParkSupplyThisimportantprojectisultimatelyplanned toaccommodatearangeofsmallbaytolargebuildtosuitusersandtotal buildingareaofroughly1.5millionsf.Givenhistoricalandrecentactivity (absorption)patternsinMapleRidge/PittMeadowsandinsurrounding municipalities(suchasPortCoquitlam),Colliersexpectsbuildoutinroughly10 12years; Latentdemandforproductasaresultofoverlyconstrainedlocalsupply conditions.WhilePortCoquitlamsawanincreaseininventoryof1.99millionsf (194,000sf/year)overthe200110period,theentireMapleRidge/PittMeadows marketonlyrecordedgrowthof520,000sf(45,000sf/year). Latentdemandforhighexposurebusinesspark/retailindustrialproperty.There isalackofhighexposureproperty,whichaprojectlikeGoldenEarsBusiness Parkcannotprovide,particularlytousesrequiringbothshowroomand warehousing/distributionspace.LougheedHighwayandtheNorthLougheed Studyareaofferanimportantopportunitytomeetbothlatentandfuture demandforsuchproperty.ParticularlyrelevantcomparablesincludeRetail IndustrialusessuchasthosefoundalongUnitedBoulevardinCoquitlamandin PortCoquitlam,cateringtocustommanufacturersandshowrooms; StratatitledIndustrialSales.Therehasbeencleargrowthinmarketinterestfor stratatitledlightindustrialproductacrosstheMetroVancouvermarketwhich, whencombinedwithconstrainedsupplyconditions,hascreateddifficult conditionsforprospectiveusersactivelylookingtoestablishbusiness operations; AgriBusinessParkPotential.KerrAvenueBusinessParkinChilliwackisan exampleofthistypeofdevelopment,whichoffersspecializedzoningonALR landfocusedongrowthandattractionoffoodrelatedproductionbusinesses. Whiletwomajortenantscurrentlyoccupythispark(VantageFoodsandSandel 23
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Foods),therehasbeennoactivityin24monthsandbuildoutislikelytotake roughlyfiveyears.Themarketchallengewithagribusinessisthatthefocusison asmallsliceoftheoverallmarketandbuyersinthatmarketpoolaretypically notinterestedinhighexposurepropertyandthehigherlandcoststhat accompanysuchparcels;
RetailMarketReview:Asretailcommercialusesarebeingactivelyproposedfor parcelswithintheNorthLougheedStudyArea,Colliersinvestigatedmarketconditions forretail,withhighlightsofthisanalysisprovidedbelow:
ExistingCompetitiveSupply:MeadowtownCentre,openedin2004,a420,000sf openformatshoppingcentre,istheclosestregionalservingretailproject, anchoredbyRealCanadianSuperstoreandaCineplexmovietheatrecomplex. Whileasuccessfulproject,moststakeholdersengagedthroughouttheNorth LougheedLandUsestudyprocessindicatedadesireforadenser,more pedestrianfriendlyenvironmentforpotentialfutureretailcommercialuses withinthestudyarea.MeadowvaleShoppingCentreisasmaller,community orientedshoppingcentreofjustunder108,000squarefeetthatunderwenta majorrenovationin2008.Intermsoflookandfeel,stakeholderstendtobe morecomplimentaryonthisprojectsaesthetics; FutureCompetition:Themajorproposedcompetitorhavingthegreatest relevancefortheNorthLougheedStudyAreaisFremontVillage,a500,000 squarefootWalMartSupercentreanchoredhybridprojectthatincludesmajor anchorusesaswellasasignificantpedestrianfriendlyretaildistrict.Whilea WalMartSupercentrewillnotlikelylocateanadditionalstorewithinthestudy areaduetomarketoverlapissues,thereareagrowingnumberofanchorworthy tenantsalreadyoperatinginCanadaorwhoareexploringCanadianmarketsfor entry; MarketSupport:Basedontradeareamarketanalysis,andaccountingfor competitiveinfluencesbothexistingandplanned,thereisneverthelesssupport foracentreofroughly300,000squarefeetovertheshortterm,withexpansion potentialtoallowforaccommodationofadditionalanchorsandsupportingretail infuture.Thiswouldrequirelandareaofroughly25acresovertheshortterm, withfutureexpansionareaofanadditional10to25acres,dependingonmarket andretailanchorinterest;
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ResidentialMarketReview:Whileresidentialusesarenotbeingactivelyconsideredfor potentialinclusionintheNorthLougheedStudyArea,itisnonethelessexpectedthat therewillbemarketsupportanddeveloperinterestinthepossibilityofresidential developmentalongthestudyareaseasternflankinproximitytoMeadowGardens Way; StakeholderInterviews:ColliersmetwithrepresentativesfromthePittMeadows EconomicDevelopmentCorporationandtheMapleRidgePittMeadowsChamberof CommercetodiscussthepotentialroleofNorthLougheedStudyAreainPittMeadows statedeconomicandbusinessdevelopmentobjectives.Briefsummaryhighlightsof commentsareincludedinSection6StakeholderConsultation.
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5. GUIDINGPRINCIPLESANDEVALUATIONCRITERIA
Asetofguidingprincipleswereusedtodevelopthreeproposedlanduseconceptplans.The guidingprinciplesreflectcommunityvaluesandobjectivesfortheNorthLougheedStudyArea. Theseprinciples,whichwerereviewedCityCouncil,stakeholdersandthepublic,arelisted below,togetherwithmoredetailedconsiderationsorobjectivesrelatedtoeach: LongTermFinancialSustainability

Diversifytaxbase Abilitytopayforneededroadinfrastructure
BenefittoAgriculture

Landretention Encouragefarming Enablesupportinglanduses Impactcompensation Overallimpact
EmploymentGeneration

Employmentintensification Qualityjobs Communitybasedemployment
Transportation

Access,integration Supportsasafewalkingandcyclingenvironment Supportstransit
RobustUrbanDesign
Gatewayplusotherfeaturessuchasgatheringspacesandpedestrianimprovements.
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6. STAKEHOLDERCONSULTATION
6.1. SUMMARYOFPROCESSANDKEYFINDINGS StakeholderconsultationsrelatedtotheNorthLougheedLandUseStudytookplacefrom JanuarythroughtoApril2011.Theconsultationprogramincludedavarietyofelementsto ensureacomprehensive,transparentanditerativeprocess:

Meetingswithstakeholdersandexternalagenciestoidentifykeyissues; Councilpresentationsandworkshops; Apublicopenhouse; Apaperandonlinesurveytosolicitpublicfeedback;and SeveralcheckinmeetingswithCitystaffandCouncilandkeyagencies,suchthe AgriculturalLandCommission,throughouttheentireprocess.
Thecommentsreceivedduringtheconsultationaresummarizedinthissection.Table6.a belowliststhestakeholdersandthemethodwithwhichtheywereconsulted.
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Table6.a.NorthLougheedLandUseStudyMeetingLogofExternalStakeholders
Stakeholder/ Participant
Maple Ridge Pitt Meadows Chamber of Commerce Economic Development Corporation (EDC) Agricultural Advisory Committee (AAC) Ministry of Transportation and Infrastructure (MoTI)
Meeting Details
January 17, 2011 In person January 17, 2011 In person January 13, 2011 In person March 8, 2011 Telephone April 6, 2011 In person March 17, 2011 In person March 04, 2011 In person April 4, 2011 In person June 13, 2011 In person February 21, 2011 In person January 20, 2011 Telephone Jan 25, 2011 In person meeting February 16, 2011 In person February 22, 2011
TransLink Agricultural Land Commission (ALC Staff)
Bicycle Advisory Committee (BAC)
Metro Vancouver
City Council (presentation to introduce scope of project) Land Owners
City Council (workshop on evaluation criteria, preliminary market and agricultural review findings, considerations for options) Review of preliminary land use concepts. Public Open House
April 5, 2011 April 18, 2011 Open house at Pitt Meadows Community Recreation Centre
City Council (preliminary findings and recommendations)
May 24, 2011
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SummaryofCommentsfromConsultationwithExternalAgencies 1. AgriculturalAdvisoryCommittee

NorthLougheedConnector(NLC)isexpectedtobenefitfarminginthatitwill removetrafficfromOldDewdneyTrunkRoad(ODTR); TheNLCmaymakeanappropriateboundaryforagriculture(tothenorth); Landstothesouthwillbedifficulttoaccessforfarmingpurposes;anunderpass (undertheNLC)maybeneedediflandsinthestudycontinueforfarming; Anydevelopmentinthestudyareawouldneedtoprovideanetbenefittofarming; Thismighttaketheformofamonetarycontributiontoanagriculturaltrustfund (e.g.Abbotsfordmodel); Netbenefitmustbeclear;removingtrafficfromODTRisnotsufficientonitsown; AACwillwanttoseeacomprehensivedevelopmentplanforthestudyarea. TheALCwishestoseeacomprehensiveplanforthestudyarea; Provisionforcovenantsplacedonremnantparcelsassociatedwiththeapprovalof theNorthLougheedConnector(NLC)areintendedtoconveythepositionthatthe ALCdoesnotseeconversionofALRlandsouthoftheNLCasinevitable; ALCwishestoseethefollowingprinciplesemployed: o Locateagriindustrialwheresoiland/orsiteconditionislower; o Maneuveraccesstobenefitagriculture; o ConsidertransitionallanduseissuestoprotecttheALRboundary; o Emphasizeagricentriclandusethatcontributestoagriculturaldevelopment; o Workontheprincipleofderivingbenefitsfromdevelopmentnotextracting them.
2. AgriculturalLandCommission(ALC)

TheALCisnotsupportiveofthenetbenefittoagriculturecriterionforevaluating theacceptabilityofagriculturalimpactsbecauseofthepotentialtomanipulateALR landconversion.
3. PittMeadowsEconomicDevelopmentCorporation:
WhileavitaladditiontoPittMeadowsindustrialsupply,GoldenEarsBusinessPark cannotmeettheneedsofallinterestedparties,particularlythoseseekinghigher exposurelocations(preferablyLougheedHighway)andthoseseekingstratatitled ownershipratherthanaleasearrangement; 29
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ThereisunmetdemandforhighexposurebusinesslocationswhichGoldenEars BusinessParkcannotprovide.Inparticular,nationalandregionalbusinesses requiringbothshowroomandwarehousingoperationshavefewlocaloptionsand mustlookelsewhereintheLowerMainlandforlocations; Intermsofunmetretailpotential,PittMeadowsisseentobeunderrepresentedin higherqualityrestaurants.Asresidentsandworkersareseekingoutlunchanddining opportunitiesoutsideofPittMeadows,thereislikelyopportunitytostemthis outflowwithqualitynewestablishmentsinafutureNorthLougheeddevelopment; GiventhatWalmartisdevelopingitsSupercentreconceptinONNIsplannedFremont VillageonthePortCoquitlamsideofthePittRiverbridge,andgiventheproximityof bothMeadowvaleandMeadowtownshoppingcentres,anyplannedretail commercialuseswithintheNorthLougheedstudyareawillneedtobecarefullyand creativelyconsideredinordertogenerateinterest; Potentialhotel/conferencemeetingfacilitiesarebeingexploredforPittMeadows, withpotentiallocationsbeingalongthewaterfrontneartheairportoralong LougheedHighwaynearHarrisRoad; PittMeadowsstrategicpositioncentraltotheLowerMainlandoffersanopportunity fortheCitytoaccommodateamixofmuchneededlanduses,bothtoroundoutthe appealofPittMeadowsasaresidentandemploymentlocationoption,andalsoin termsofachievingbetterfiscalbalance.
4. MapleRidgePittMeadowsChamberofCommerce
Thebusinesscommunitywouldliketoseeahigherstandardofretailcommercial developmentqualityinPittMeadowsonethatsignalstheCityscomingofageas amorecompletecommunity.Fromtheirperspective,thismeans,forexample,retail developmentthatdoesmorethantheexistingMeadowtownCentretocreatean attractiveandpedestrianfriendlyenvironmentandmakesbetter(moreintensive)use ofthelandarea; Theneedforretailanchorusesisrecognized,butthereisastrongdesiretomove awayfromthebigboxstylepowercentredevelopmentofthe1990s,whichwas focusedmainlyonfacilitationofautoaccessibility; Highqualityrestaurantsareviewedbybothresidentsandbusinessownersasbeingin shortsupplyinPittMeadows,resultinginoutflowofrelatedspendingtoother surroundingmunicipalities; Frombusinessownersperspective,thetoptwoprioritiesforPittMeadowsare:1) increaseinqualityemploymentopportunities;and2)betterqualityandrangeoflocal shoppingoptions; Explorationofapotentialhotel/conference/meetingfacilityisstronglysupportedby thebusinesscommunity,withapreferredlocationalongtheLougheedHighway corridor,duetoimprovedvisibility,accessibility,andprofilerelativetootherpotential locations(e.g.Southwaterfront,nearairport); 30
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Labourandspendingoutflow:PittMeadowsdoestendtoserveasaclassicbedroom community,withthevastmajorityoflocalresidentscommutingtoworkinother municipalitiesintheLowerMainland.Thatbeingsaid,itisfeltthatPittMeadowscan andshouldbecomemoreofacompletecommunitybyleveragingitsstrategiclocation intheregiontoprovideanimprovedbalanceofbothjobsandshoppingopportunities toreducebothworkerandspendingoutflow.
5. LocalDevelopers
Note:DavidBellofColliershadinformalconversationswithrepresentativesfromlocal developers,includingMagusta,MosaicHomes,SmartCentres,andGEBinorderto gainabroaderunderstandingoflocaltrends/perspectives.However,astheywerenot includedaspartoftheoriginalCommunicationandConsultationStrategyforthe NorthLougheedStudy,theirconversationswerenotofficiallyrecordedandhavenot beensummarizedhere; Theoutcomeoftheseconversationsarereflectedandreferencedassourcesinthe MarketReviewreportbyColliers,highlightingrelevantmarkettrendsandimplications fortheNorthLougheedstudyarea.
6. MetroVancouver

SpecialStudyAreaisnotalandusedesignationbutanareadescriptor(overthe agriculturalareaonly); SpecialStudyAreaextendstothewestsideofHarrisRoad; Section2.3.4ofDraftRGSindicatessupportforALR;Regiondoesnotwanttoactif landisstillintheALR; MetroVancouverBoardwillwanttoknowwhatlandisbeingchangedto;commercial usesshouldbeinCentres;Citywillneedtomakeacase; TimingofdiscussionwithALContheNorthLougheedLandUseStudyisuptoCity;if andwhenthemattercomesforward,RegionwillaskifALC(TonyPellett)was involved; RegionalinterestistosupporttheALR;outofcentrecommercialusesarenot supported; AreamaybewithinaFrequentTransitDevelopmentArea;assuch,areashouldbe designedtobepedestrianfriendly.
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7. LandOwners
AmeetingwasheldatPittMeadowsCityHallwherepropertyownerswithinthe StudyAreawereinvitedtoattendadiscussionfacilitatedbyAECOM.Theobjectiveof themeetingwastopresenttheobjectives.Themeetingwasattendedby12people; Ensurethatlongterminterestsoflandownersarerepresented,withconsideration foropportunitiesforlandownerstobenefit; ConsidertheeffectsofincreasedregionalconnectivityonthesiteandCity(e.g.from openingofGoldenEarsBridge,AbernethyConnector,andnewPittRiverBridge); ImportanceofjobcreationfortheCity,especiallyqualityjobsfortheyoung; ImportanceofNorthLougheedConnector;ithastohappen; o Severallongtermandstrategicbenefitsforagriculture(trafficrelieffromOld DewdneyTrunk)andretail;
Theroleofdevelopmentinfinancingofinfrastructure(NorthLougheedConnector andHarrisInterchange); Ensuringatruenetbenefittoagriculture; Planwillhavetolookatthewholeagriculturalpiece,notjustindividualparcels; Justifywhyandwhatkindofagribusinessusesshouldlocatehere(e.g.large processingsite,agriculturalservicing,research,farmgateretail); ImportanceofdiversifyingPittMeadowstaxbase; BothMetroVancouverandALCwillhavetoagreetotheplan;MetroVancurrently doesntprioritizecommercialdevelopment.Anexclusionapplicationwillneedtobe approvedbyMetroVancouveraswell; Whatwilltheimpactofdifferenttypesofdevelopmentbeonrentfactors; Summaryoflandownersvisionsfortheirproperty/site: o Shoppingcentre; o Highqualitydesign; o NotanotherMeadowtown; o Mixofusesthatcreatejobswhilecreatingnetbenefittoagriculture;
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o Lightindustrial; o Conferencecentrewithanagriculturaltradeexhibitionspace. 8. BicycleAdvisoryCommittee

PreferenceforanoffroadbikeconnectiononnorthsideofLougheed,similartosouth side; NeedforaconnectiontoHarrisRoad;couldbeanoverpassinthevicinityofHarris Roadorinthemiddlepartofthestudyarea; DonotwanttoseeaMeadowtowntypedevelopmentnotpedestrianorbike friendly.
9. MinistryofTransportation

AspartoftheLougheedHighwaywidening,atwometrewideshoulderintherightof waywillbeprovidedtoaccommodatecyclistsandpedestrians; Fundingsourcesforapedestrianoverpassareuncertain.Developmentcommunity wouldlikelyhavetoplayaroleinachievingthis; o ImportantconstrainttoconsiderforthestudyareaistheexistenceofaBCHydro transmissionlineonthesouthsideofLougheedHighway.Thiswillhavean implicationif,forinstance,apedestrianoverpasswerebeingconsidered.
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Figure6.a.SummaryofStakeholderInputPresentedatthePublicOpenHouse 34
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10. TransLink

TranslinkandSNCLavalinarecurrentlydoingastudyoftheMajorRoadNetwork (MRN)inPittMeadowsforcompletioninSeptember2011; GatewayisalsodoingastudyoftheHarrisIntersectionwithTetratech; AECOMshouldconsidertheseotherstudiesindevelopingoptions; ThereiscurrentlynotransitserviceontheportionoftheLougheedHighwayfronting theproposeddevelopmentsite.The701and791busesbypassthissectionofthe highwayinordertoservePittMeadowscitycentre; TherearenocurrentplanstoimplementserviceonthissectionofLougheedHighway; Transport2040,TransLinkslongtermtransportationplan,doesshowaProposed RapidTransit(Bus/Rail)servicealongthiscorridor,connectingtoCoquitlam. However,thismapinTransport2040isnotintendedtorepresentspecificroutesand servicelevels.Itissimplyaconceptualmap; TransLinkspreferenceandmandateistoexpandexistingservicesratherthancreate newservices.Landuseoptionsselectedshouldbecognizantofthis;e.g.donttryto createnewdemandalongfutureNorthLougheedConnector; TheProvinceisbuildinganewprioritylaneonLougheedHighwayinPittMeadows. Onlyawestboundlane(noeastboundlane)isbeingbuilt.Westboundbusstopsare beingdesignedandconstructed,butTransLinkcurrentlyhasnoresourcesto implementservicetotakeadvantageoftheselanesandstops.Theyarebeingbuiltin anticipationoffutureservice; TransLinkspoliciesandpreferencesalignwiththatofMetroVancouversRegional GrowthStrategy(RGS);landusedevelopmentsshouldcoincidewiththeRGS.
11. CityofPittMeadowsCouncilWorkshop#1
Mustconsiderthesiteinthecontextofitssurroundingusesanditscontributionin creatingasenseofplaceorgatewayintothecommunity; TheentirelengthoftheNorthLougheedConnectorhastobeconsidered. Noautosalestypeuseswithinthestudyarea; Walkability,accessibilityandaretainingasmalltownfeelareessentialtomaintaina PittMeadowscharacter; Prioritiesinclude:employmentgeneration;fiscalsustainability;provisionofquality andarangeofshoppingoptions; 35
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InterestinunderstandingAACsideas(areawillbeunderalotofstress;couldleadto conflictbetweenusesandbeusedtosupportagricultureelsewhere); Ideasforpossibleagriculturaluses:museumfarms;teachingfarms(educational facilities);agriindustrialbusinesses; Interestinusesthatareeconomicallyviableandcansupportcostoffutureroads; DonotconsiderremnantparcelsnorthoftheNorthLougheedConnectorwithinthe scopeofthestudy;areaispreservedforagriculture.
PublicOpenHouse ApublicOpenHousewasheldApril18th, 2011,atthePittMeadowsRecreationCentre topresentinformationandinvitepublic feedbackonthreeproposedconceptplans forthestudyarea.Thiswasattendedby approximately60membersofthepublic. Apubliccommentssurveywasavailable (bothhardcopyandonline).Fortysix completedsurveyswerereceived,inaddition totwoletters. Throughtheonlineandpapersurveys,the publicidentifiedlongtermfinancial sustainability,benefittoagricultureasthe mostimportantcriteriainevaluatingtheland useconcepts. Belowaresomesamplecommentsfromthe surveywhichcapturethediverseandoften competinginterestsrelatedtothestudy area:

Leavevaluablefarmlandalone; Forgetagricultureinthisarea;
Figure6.b.PublicOpenHouse
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Generatesufficientfundstopayfortheroadsotaxpayersarenotdingedagain; Keepshoppingdollarsathome; Maintainsmalltown,agribasedfeeltowhateverconceptflies; Createauniquearea;nobigboxstores;and Farming,trees,birdhabitat,parkforpicnicandperhapsanicecaftositandenjoythe surroundings.
Theresultsofthepaperandonlinecommentform/surveyaresummarizedinAppendix1.
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7. PRELIMINARYLANDUSECONCEPTS
7.1. LANDUSECATEGORIES Thissectiondescribesthelandusedesignationsproposedineachoftheconcepts:mixed employment,retailcommercial,andagriculturaloragribusiness. MixedEmployment LandclassifiedasMixedEmploymentcouldincludearangeofemploymentfacilitiessuchas commercialandlightindustrialdevelopment,businesshotels,meetingspacefacilities,business parksandmixeduseretail/industrialdevelopment.
Figure7.a.ExamplesofMixedEmploymentUses
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RetailCommercial LandclassifiedasRetailCommercialmayincludeDestinationRetail(e.g.anchorstoresand restaurants),LifestyleRetail(typicallyopenair,mainstreetlikedevelopment),Highway Commercial(carorientedretail)orHybridprojectswhichinvolvesomecombinationofretail styles. : (top row) destination retail; (middle row) lifestyle retail; and (left)highwaycommercial 39 Figure7.b.Examplesof RetailCommercialUses
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AgricultureorAgribusiness Possibleagriculturalandagriculturalsupportingactivities/usesincludethegrowingofcrops, communityassistedagriculture,artisanproducts(e.g.cheese,jams,bakedgoods),agricultural learningorteachingfacility,museumfarm,agriprocessing,andagriservicing.Thisalso includesthedistributionofagriculturalproducts.
Figure7.c.ExamplesofAgriculturalandAgribusinessUses
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Figure7.d.KerrAvenueBusinessPark,Chilliwack,BC 7.2. DRAFTCONCEPTS Threedraftconceptplansweredevelopedforthestudyarea.Theseweredraftedwith considerationoftheestablishedguidingprinciples,stakeholderinput,marketandagricultural analyses,aswellasexistingpolicies.Thelanduseconceptsdepictarangeofamountof development,i.e.fromnearstatusquo(mostoftheagriculturallandremaining)tocomplete exclusionofagriculturalland.
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TheconceptsareshowninFigures7.e.to7.g.andincludeadditionalnotes. Allthreeconceptscontainsomeconsistentelements.Theseare:

PedestrianandcyclingimprovementsalongHarrisRoadandLougheedHighway; Communitygatheringspace; Gatewayfeatures;and Buffertotheexistingresidentialarea(i.e.theDorado)onthewestofthestudyarea.
AllthreeconceptssuggesttheneedforaccessintothesitefromLougheedHighway,as depictedbyatrafficsignal.Theexactlocationfortransportationinfrastructureissubjectto furtherdetailedreview.TransportationisfurtherdiscussedinSection8. Mixedemploymentlandusedesignationisshownatthewesternedgeofthestudyarea(bythe HarrisRoadandLougheedHighwayintersectionandHarrisRoadandNLCintersection)oneach ofthelanduseconcepts.Itcapitalizesonthehighvisibilityofthislocation. Further,allthreeconceptssuggestthattheinternalroadstructureneednotnecessarilyfollow theoriginalconceptproposedinthe2008OCPinorderaccommodatevaryingsitelayouts and/ortomaximizethepotentialofproposedlanduses. ConceptA Landusemix:

MixedEmployment:19% Retailcommercial:20% Agriculture:32% RetailCommercialorMixedEmployment:29%
ConceptAretainsthemostamountofagriculturalland(16ha)ofthethreeconcepts,andis thusmostsimilartothestatusquo.Thisconcepttakesadvantageofandpreservestheexisting highqualityagriculturallandinthenortherncentralportionofthestudyarea.Alignmentofthe agriculturalareabuildsupontheagriculturalusesalreadyinplace.Itisfurthersuggestedthat theagriculturallotsbeconsolidatedinordertomaximizetheareaandbenefittofarmingor agriculturaluse.TheinternalroadnetworkshowninConceptAdiffersslightlyfromtheexisting systemshowninthe2008OCP(seeFigure1.c).Insteadofthreeinternalroadsconnectingto 42
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theNLC,onlytwoareshownhereinordertominimizeinterruptiontoagriculturalactivity.The roadsfurtheractasabufferaroundtheentireperimeteroftheagriculturalarea. ConceptAbuildsinflexibilityfordevelopmentinthesoutheasternareaofthesite.This15ha areamayaccommodateexpandedretailcommercialormixedemploymentuses.Flexibility wouldaffordtheopportunitytocapitalizeonfuturechangingmarketforcesthataredifficultto predictatthistime.Absorptionandbuildoutofthesiteisfurtherexpectedtooccurfromwest toeast,accordingtotheMarketReviewcompletedbyColliers.ThelotsbytheHarrisRoadand LougheedHighwayintersectionarelikelytobedevelopedfirst. ConceptB Landusemix:

MixedEmployment:35% Retailcommercial:33% Agribusiness:24% RetailCommercialorMixedEmployment:8%
TheagriculturaloragribusinessusesinConceptBisalignedwiththeareasoflowersoil qualityonthesite,whichincludestheexistinggolfcourseworksyardandthemanmadepond ontheDreamValleyproperty.Thisacknowledgesthatagribusinessusestypicallydonot requirehighqualitysoiltooperate. TheretailcommercialareainConceptBisexpandedtotakeadvantageofLougheedHighway andNLCfrontagealongthenorthernandsouthernperimetersofthesite. Asmalleramountofflexibleretailcommercialormixedemploymentlands(4ha),relativeto ConceptsAandC,isretainedinthesoutheasterncornerofthesite.Atotalof18haofmixed employmentlandsareproposed. Acommunitygatheringspaceisproposedatauniquespacewithinthesitewherethediffering landusesmeet,bringingtogetheragriculturalandnonagriculturalusesandanopportunityfor thedifferentusersofthesitetointeractandappreciatethestudyareasvaryingbuilt environment.
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ConceptC Landusemix:

MixedEmployment:43% RetailCommercial:34% RetailCommercialorMixedEmployment:23%
Contrarytothepreviousconcepts,thisconceptshowsthefutureNLCtobefrontedonlyby nonagriculturaluses.Thisalternativefocusesontheabilityoflanddevelopmenttofinancially compensateforthefutureNLC.Itisthemostaggressivewithrespecttoamountof developmentproposed.Noagriculturallandremainsinthisconcept.Itisassumedthatall existingagriculturallandwillhavetobetakenoutoftheAgriculturalLandReserve(ALR), subjecttoapprovalfromtheAgriculturalLandCommissionfollowinganexclusionapplication bytheCity. Thisconceptfocusesthesiteasanintensiveemploymentcentre,withatotalof30haavailable formixedemploymentuses.Inbetweenthetwonodesofmixedemploymentlands,theretail commercialarearemainsat17haasinConceptB.AlsosimilartoConceptBisthe4haof flexibleretailcommercialormixedemploymentlandinthesoutheasterncornerofthesite adjacenttoMeadowGardensWay.
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Figure7.e.ConceptA 45
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Figure7.f.ConceptB 46
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Figure7.g.ConceptC 47
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7.3. EVALUATIONMATRIX
Amatrixwasdevelopedthatevaluatedeachlanduseconceptagainsttheguidingprinciplesdeveloped earlierinthestudy(Figure7.hbelow).Thematrixwasdesignedtodepicthowwelleachconcept respondedtoeachcriterionrelativetooneanother(e.g.themoretickmarksshown,thebetterthe conceptwasabletosatisfythecriterion,whilemorecrossesindicatedthattheconceptperformedmore poorlythantheotherconcepts(seenoteinFigure7.hbelow)).
Figure7.h.EvaluationMatrix
Theresultsdepictedinthematrixwerederivedfromamoredetailedqualitativeassessmentoftheland useconcepts,asshowninAppendix4.Thefollowingsectionprovidesasummaryofthisassessment. 1. Longtermfinancialsustainability.ConceptCwasconsideredthebestoverallinitsabilityto assisttheCityofPittMeadowsindiversifyingitstaxbaseaswellashelpingtofunddesiredroad infrastructure(e.g.theNorthLougheedConnector)throughlanddevelopment.AsConceptA containedthemostamountofagriculturalland,orinotherwords,theleastamountofland development,itwasconsideredtheleastabletohelpfundfutureroadinfrastructure.However,
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itisrecognizedthatagriculturalactivityisanimportantcontributortoadiversifiedeconomyand taxbaseinPittMeadows,andthereforeConceptAwasgivenonecheckmark. InConceptB,alongertakeupperiodwasassumedforlandallocatedforagribusiness(as evidencedbyotheragribusinessareasintheLowerMainland).Thisthereforemayaffectits overallfinancialviability,andhasthusbeenratedlesspositivelythanConceptC. 2. Benefittoagriculture.Whilevaryingamountsofagriculturallandarelostineachofthe concepts,ConceptAretainedthemostamountofagriculturallandandthereforeperformedthe best,relativetotheotherconceptswithrespecttoitsabilitytoencourageorsustainfarming activitywithinthestudyarea.TheagriculturallandpreservedinConceptAisalsoconsideredto beofhighquality.Ontheotherhand,ConceptCretainsnoagriculturallandandthereforedoes notsupportagriculturalactivityinthisarea. 3. EmploymentGeneration.ConceptsBandCwereconsideredtoperformrelativelybetterthan ConceptAundertheQualityjobssubcriterion(thisrelatesprimarilytothepotentialfor highersalariesfrommixedemploymentorlightindustrialjobs).Agribusiness,however, providesopportunitiestosupportcommunitybasedemployment(e.g.jobsbasedonlocal agriculturalproducts).ConceptsAandBperformbetterthanConceptCinthisregard. However,asConceptCintroducesthemostamountofmixedemployment(twothirdsofthe site)andretailcommercialland(onethirdofthesite),itisconsideredtoperformthebestwith regardstoemploymentintensification. 4. Transportation.Theabilitytohelpfundpedestrianorcyclinginfrastructureispotentiallymore limitedinConceptsAandBaslessareaisdedicatedtodevelopment.Transitishowever,likely tobebettersupportedinConceptsAandBasdevelopment(andthereforemorepeoplewith potentialtransitdemand)isconcentratedmoretowardLougheedHighwaywheretransit infrastructure(busstops)isalreadybeingbuiltbytheMinistryofTransportationand Infrastructureforfutureuse.ConceptC,however,wouldspreadpotentialtransitusersand transitdemandouttowardstheNorthLougheedConnector.Itwasnotedfromconsultation withTransLinkthatconceptsthatsupportorbuilduponexistingtransitserviceandroutesare preferredtothosethatwouldrequireaddingnewservice. 5. RobustUrbanDesign.Forallthreeconcepts,gatewayfeatureshavebeenincludedatkey points.ConceptsAandBidentifytheneedforbuffers(e.g.landscaping,berms,roads)along agriculturalandresidentialuses.BufferingofagriculturallandisnotascriticalinConceptCgiven thatnoagriculturalinterfaceispresentwithinthestudyarea.ConceptsAandBofferthe opportunitytocreateapublicgatheringspacethatintegratesanagriculturalelement(e.g. teachingfarmormuseumfarm).ConceptC,however,withitshigheramountsoffuture development,offersthepotentialtofundmoredesigncomponentsandamenities. UrbandesignrecommendationsforthesitearediscussedinmoredetailinSection9.
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8. RECOMMENDEDLANDUSECONCEPT
8.1. RECOMMENDEDLANDUSECONCEPT ThethreelanduseconceptsdescribedinSection7weretakentoanOpenHouseonApril18, 2011.Asnotedabove,thetwoevaluationcriteriathatwereidentifiedasveryimportantto surveyrespondentswerelongtermfinancialsustainabilityandbenefittoagriculture. RespondentsalsoexpressedapreferenceforConceptA.Giventhisstrongfocusonbothlong termfinancialresponsibilityandpreservingagriculture,itwasdeterminedthatamoredetailed fiscalevaluationwasrequiredinordertohelpunderstandifandhowthetwocriteriacouldbe reconciled.Suchananalysiswouldhelptoshedlightonhowspecificlanduseconceptsmay contributetofundingforarangeofimportantoffsiterequirementsincludingtheNorth LougheedConnector.Themethodologyandhighlightsofthefinancialevaluationaredescribed inSection8.2,below. ThefinancialevaluationconcludedthatonlyConceptC,withitsmoreextensivemixed employmentandretailcommerciallanduses,couldbeexpectedtogeneratesufficientrevenue topayforthearangeofimportantoffsiteimprovements(includingsignalizedintersections). Despitethegeneralinterestforagribusinessuses,bothfromacommunityandeconomic developmentperspectivetherewasdeemedtobelittlemarketdemandfortheseuses.A benefittoagriculture,however,couldbeachievedthroughanumberofmechanismsincluding trafficreductionsonOldDewdneyTrunkRoad,andimprovementstoagricultureinotherparts ofthecity(possiblethroughfinancialcontributionssecuredatthetimeofdevelopment).These potentialbenefitsarefurtherdescribedinsection8.3. Figure8.a,below,identifiesarecommendedlanduseconceptfortheNorthLougheedStudy Area.ThisrecommendationisbasedonthesuiteofobjectivesidentifiedbytheCity,feedback fromthebroadconsultationprocessandthedesireforfinancialsustainability.Inorderto ensureadequatetrafficflowassociatedwiththeproposedlandusemix,anallturnsignalized intersectiononLougheedHighwaybetweenHarrisRoadandMeadowGardensWayis recommended.Transportationopportunitiesrelatedtothislanduseconcept,whichalso includepedestrianandcyclingimprovements,areprovidedinsection8.4.Urbandesign opportunities,includinggatewayfeaturesandapublicgatheringspaceontheeasternsideof thestudyarea,aredescribedinSection9.
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Figure8.a.RecommendedLandUseConcept 51
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8.2. FINANCIALEVALUATIONHIGHLIGHTS Aspartofthisplanningexerciseahighleveldevelopmentproformawasundertakeninorderto modelthepotentialviabilityofLandUseConceptC.ConceptCwasusedasthestartingpoint forevaluationtodeterminewhetherthemostaggressiveofthelanduseconcepts,intermsof amountofdevelopmentproposed,wasenoughtomeettheFinancialSustainabilitycriteria,i.e. helppayforneededroadinfrastructure.ANetPresentValue(NPV)modelwasutilizedto determinethepresentvalueoffuturecashflowuponfullbuildoutoftheoveralldevelopment ofthis126acre(51ha)site.Approximately20acresofthesitewasallocatedforinternalroads aswellasparksandopenspacededications,leavinganetdevelopableareaofapproximately 106acres. Theretailcommercialcomponentwasmodeledutilizinga0.40FARyielding607,800square feetofleasablearea.Themixedemploymentcomponentwasmodeledutilizinga0.60FAR yielding1,851,000squarefeetofleasablearea.ThisFARratioallowedforsuitableonsite parkingrequirementstobemadeassumingsinglelevelretaildevelopmentwithatgrade parkingand40%ofthemixedemploymentbuildingsbeingmultilevelwithatgradeparking. Allapprovalfees,DCCsandotherdevelopmentcostswereassumedtobeconsistentwith thosetypicallyexpectedthroughtheapprovalsprocessinPittMeadows.Inaddition,a$9.5 Millionoffsiterequirementallowancefortwosignalizedintersections,anoverpasson LougheedaswellastheconstructionoftheNorthLougheedConnectortoHarriswasincluded inthemodeling. Giventhesignificantscaleofthedevelopment,atenyearbuildoutandabsorptionperiodwas utilized.Whilereasonable,thisabsorptionperiodisaggressiveandassumestheretail componenttobefullybuiltoutoverfiveyearswiththemixedemploymentcomponentbuilt outovertenyearsatapproximately185,000squarefeetperyear. Thetwocriticalfactorsimpactingtheviabilityofthemodelwastheabsorptionperiodaswellas theinitiallandcosts.Anychangesinthesefactorssignificantlyimpactedtheoverallfinancial performanceofthedevelopment.Anyreductiontotheabsorptionperiodincreasedtheoverall financialviability,andhence,abilitytopayforadditionaloffsiterequirements.Themodelwas notoverlysensitivetothe$9.5Millionrequirementandassuch,itisreasonabletoassumethat theconstructionoftheNorthLougheedConnectorcanbeaccommodatedunderConceptC. ConceptCrepresentsthebestopportunityfortheCityofPittMeadowstoavoidpayingany developmentcostsassociatedwiththeNorthLougheedConnectorandotheroffsite 52
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improvements.ThefundamentalchallengewithConceptA&ConceptBisthatthereis currentlylittlemarketsupportforadditionalagribusinesslandsinventoryintheshortterm. Assuch,thiscomponentofanydevelopmentprecinctwouldbemodeledonthebasisofzero absorptionandhencezerorevenueoverthefirstyearsofdevelopment.Essentially,thiswould requiremodelingthislanduseasasubsidizedusebyotherstreamsofrevenueasitwouldstill incurthesameoffsiteexpendituresmodeledinConceptC. Thekeyoutcomesofthefinancialmodelingarebrieflyoutlinedbelow:

1. At2.4millionsquarefeetofgrossbuildablearea,thisdevelopmentprecinctrepresents
asignificantintroductionofnewmixedemploymentandretailinventorytotheregional marketplace(letalonethePittMeadowsmarket);
2. Thereisalreadysignificantretailinventoryandindustrialinventoryunderconstruction
(PittMeadowsAirportlands&FreemontVillage)andassuch,addingadditionaldensity isunlikelytoimprovetheoverallfinancialperformanceofthedevelopmentprecinctdue totheoverallrateofabsorption;

3. Thekeyvariablesinthemodelweretheoverallabsorptionperiodaswellaslandcosts.
Assuch,ifflexibilityisallowedforintheformofdevelopmentaswellastypesofuses withinthemixedemploymentlandsashorterabsorptionperiodisareasonable expectationleadingtobetteroverallfinancialperformanceofthedevelopment precinct;

4. Anyagribusiness/parkcomponentwouldbeassumedtoprovidezeroincome/
absorptionovertheshorttermandassuch,theintroductionofthisusewouldrequirea formofsubsidyfromtheotherdevelopmentcomponentswithintheprecincttopayfor bothonsiteandoffsiteservicingrequirements;and,

5. Whilegreaterdensityandahighqualitybuiltformisdesired,thereislimitedabilityto
introduceadditionaldensitytothefinancialmodelwithoutsignificantlyalteringthe assumedbuiltformoutlinedabove. Overall,thefinancialmodelingstillremainsatahighlevelwithmoredetailrequiredforthe mixedemploymentcomponentofthedevelopmentconcept.Ifgreaterflexibility(informof development,typeofuses,ratioofusewithinaspecificcategory,setbacks,etc.)canbe providedforthiscomponentofthedevelopmentconceptleadingtoashorterabsorption perioditisreasonabletoassumeagreaterfinancialperformanceinthedevelopmentofthe entireprecinct.
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8.3. AGRICULTURALIMPACTANDBENEFITS Itisrecognizedthatthelanduseconceptpresentedinfigure8.a.hasasignificantimpacton agricultureinthatnolandisproposedtoberetainedforagriculture,eitherforgrowingof crops,orforagribusinessuses.Anumberofbenefitstoagriculture,however,areassociated withthisconcept.Thesearedescribedbelow. 1. ReducedtrafficonOldDewdneyTrunkRoad UponcompletionoftheNorthLougheedConnector,trafficonOldDewdneyTrunkRoad (ODTR)wouldbereduced.ThishasbeencitedasakeyobjectiveoftheCitysAACasit wouldfacilitatecurrentfarmtrafficmovementsonODTR.Therecommendedlanduse conceptwastheonlyoneofthreepreliminaryconceptsthatwasdemonstratedtohavethe abilitytopayfortheNLC. 2. ConsolidationofagriculturallandonnorthsideoftheNorthLougheedConnector ThethreeparcelremnantsthatareinthestudyareaandnorthoftheproposedNLCcould beconsolidatedasaconditionoffuturedevelopmentapproval.Thiswouldresultinalarger siteforfarming. 3. CovenantstoprotectagriculturallandonthenorthsideoftheNorthLougheedConnector CovenantstorestricttheuseofremnantparcelsnorthofthefutureNLCtoagriculture, couldalsobemadearequirementoffuturedevelopmentinthestudyarea.Itisrecognized thattheALCsprovisionforcovenantsplacedonremnantparcelsassociatedwiththe approvaloftheNorthLougheedConnectoronboththenorthandsouthsideswas intendedtoconveythepositionthattheALCdoesnotseeconversionofALRlandsouthof theNLCasinevitable; 4. Agriculturalcharacterassociatedwithfuturedevelopmentinthestudyarea Thismaybeachievedthroughtheintegrationofspecificurbandesignelementsintofuture developmentpatternsofthestudyarea.Thismayincludelandscapingandgatheringplaces thathaveanagriculturalorfoodfocus,buildingcharacter,streetscapefeatures,buffersand othertransitionalfeatures.Theopportunityforamuseumfarmintegratedwithfuture publicopenspaceisnotprecludedwiththerecommendedlanduseconcept.
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5. Financialcontributiontoimproveagricultureinotherpartsofthestudy LandsremovedfromtheALRcouldberequiredtoprovideafinancialcontribution(e.g. priceperhectare)thatwouldbeusedtoimproveagricultureinotherspartsoftheCity.(e.g. drainageimprovements).TheCitysAgriculturalAdvisoryCommitteehasexpressedtheir interestinthisapproach. Despiteitsapplicationinotherareas,theALChasindicatedtheirdeclininginterestnthe netbenefittoagriculturecriterionforevaluatingtheacceptabilityofagriculturalimpacts (becauseofthepotentialtomanipulateALRlandconversion).However,thereremainsan opportunityassociatedwithdevelopmentinthestudyareatosecureatangiblebenefitto agriculturewithintheCityofPittMeadows. 6. PotentialinclusionofotherCityownedlandsintotheALR AlthoughPittMeadowsdoesnothaveapolicyforreplacementlands,theCityhasnotedthe possibilityofincludingotherlandsintotheALR(e.g.specificlandssouthofLougheed Highway,nearBonsonRoad).Thiscouldbeapossiblecompensationforlandsremoved fromtheALRinthestudyareaandwarrantsfurtherexploration. Thepreliminaryconceptsdevelopedforthestudyareaconsideredkeyprinciplesidentified throughdiscussionwiththeALC.Theseincluded: o Locatingagriindustrialwheresoiland/orsiteconditionislower;(e.g. ConceptB); o Maneuveringaccesstobenefitagriculture(e.g.roadpatternproposedin ConceptsAandB); o ConsideringtransitionallanduseissuestoprotecttheALRboundary; o Emphasizingagricentriclandusethatcontributestoagricultural development; o Workingontheprincipleofderivingbenefitsfromdevelopmentnot extractingthem. Whilenotalloftheseprinciplescontinuetobefullyexpressedintherecommendedland useconceptforthestudyarea,solutionsforsupportingagriculturewithinthestudyareaas wellaswithintheCityasawhole,havebeenidentified.Further,theinterestsoffarming andtheprotectionofagriculturallandhavebeenconsideredandbalancedwiththeother statedobjectivesofthestudy.Thefindingsofthisstudyalsopointtotheneedforamore detailedcomprehensiveareaplan.
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8.4 TRANSPORTATIONANDTRANSITCONSIDERATIONS Transportationissuesrelatedtothisrecommendedlanduseconceptthatneedtobeaddressed include: Roadaccess; Internalcirculation; Transitservice; Pedestrianandcyclingaccess;and Stagingofdevelopmentandroadnetwork. 8.4.1 ROADACCESS ThesiteisboundedbyLougheedHighwaytothesouth,HarrisRoadtothewest,theproposed alignmentoftheNorthLougheedConnectortothenorthandundevelopedlandandresidential developmentatMeadowGardensWaytotheeast.ThesitecurrentlyincludestheRamadaInn whichisaccessedbyarightinrightout(RIRO)drivewayonLougheedHighway.The remainderofthelandiscurrentlyagriculturalandinaccessedprimarilyfromDewdneyTrunk RoadlocatednorthoftheproposedNorthLougheedConnector. Whenfullydeveloped,undertherecommendedlanduseconcept,thesitewillgenerate approximately2000vehiclestripsintheAMpeakhourandapproximately4500tripsinthePM peakhour.Estimatedinboundandoutboundtripsbasedonaveragetripratesbylanduse categorydocumentedInstituteofTransportationEngineersTripGenerationManualforeach developmentoptionareshowninTable8.a. Table8.a.EstimatedInboundandOutboundTrips
PeakHourVehicleTrips AMPeakHour PMPeakHour In Out In Out 1197 228 549 1839 68 44 63 55 353 151 844 1266 1619 423 1455 3160
DevelopmentOption MixedEmployment (Existing)Hotel RetailCommercial Total
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BasedonVancouverRegionalModel2031forecasttripdistributionforthesitelocation,vehicle tripstoandfromthesitewillbebrokendownbydirectionasshowninTable8.b. Table8.b.VehicleTripsToandFromtheSite

OriginsandDestinationsofForecastVehicle(Driver)Trips Peak CityofPitt MapleRidgeand Direction WestofPittRiver Hour Meadows FraserValley Inbound 291 308 1020 AM Outbound 76 97 250 Inbound 204 437 815 PM Outbound 442 853 1864
Potentialaccess/egresslocationsforthesiteinclude: LougheedHighwayretainexistingRIROhotelaccessandoneadditionalaccess (signalisedorRIRO); HarrisRoadoneaccess,likelyRIRObecauseofproximitytoHarrisRoad/Lougheed Highwayintersection; MeadowGardensWayextensionoftheexistingrightofwaywouldprovideindirectall turnaccesstoLougheedHighwayattheexistingsignalisedintersectionofMeadow GardensWayandLougheedHighway;and NorthLougheedConnectortheeventualconstructionofthisroadwaycouldprovide foruptothreeallturnintersections(probablysignalised)betweentheconnectorand theproposeddevelopmentsinternalroadsystem.
MinistryofTransportationandInfrastructure(MOTI)staffhaveindicatedthattheywillnot supportanadditionalsignalisedintersectiononLougheedHighwaybetweenHarrisRoadand MeadowGardensWay.Staffwillonlyendorseadditionalaccessprovidedthatitwasrestricted toRIRO.UntilconstructionoftheNorthLougheedConnector,access/egresstothe developmentwouldberestrictedtoRIROonLougheedHighwayandHarrisRoadandtothe signalisedintersectionatMeadowGardensWayandLougheedHighway.Trafficinboundtothe developmentfromthewestwouldberestrictedtoHarrisRoadandMeadowGardensWay. OutboundtraffictotheeastwouldberestrictedtoMeadowGardensWayandHarrisRoad. TheconstructionoftheNorthLougheedConnectorappearstobecontingentonthe developmentofthenorthernpartofthesite.Consequently,itispossiblethatthedevelopment willbecompletedandoperationalbeforetheConnectoriscompletelyconstructed.Thismeans thatupto2000vehiclescouldbeexitingthesiteviaMeadowGardensWayduringthePMpeak 57
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hour.ThisvolumeislikelytocreateoperationalproblemsattheLougheed/MeadowsGarden intersection.Itappearsdesirablethat,despitetheoppositionofMOTIstaff,theCityofPitt MeadowsshouldpetitiontheMinistryforanadditionalallturnsignalisedintersectionon LougheedHighwayapproximatelymidwaybetweenHarrisRoadandMeadowGardenWay. Itshouldalsobenotedthatprovisionofasignalisedintersectionattherecommendedlocation wouldimprovepedestrianaccesstothesite,includingaccesstobusstopsofthenorthsideof LougheedHighway.Itwouldalsoeliminatetheneedforamidblockpedestrian/bicycle overpasstoservethedevelopment. 8.4.2 INTERNALCIRCULATION Thedesignofinternalroadsystemwillbeundertakenaspartofthedesignoftheoverallsite andwilldependonthelayoutofthevariousparcelsfordevelopment.However,becauseof theaccess/egressrestrictionsitisimportantthatallpartsofthesiteshouldbeconnectedby theinternalroadsystemtoallexternalaccess/egresslocations. 8.4.3 TRANSITSERVICE Currentlythesiteisnotserveddirectlybytransitservice.BusroutesC41,701and791provide serviceclosetotheboundariesoftheproposeddevelopment.ThesectionofLougheed HighwaythroughPittMeadowsisdefinedaspartoftheproposedFrequentTransitNetwork. ThiscouldleadtoimprovedtransitservicetotheproposeddevelopmentsLougheedHighway frontagenetwork.ApossiblefuturelocationforabusstopwouldbemidwaybetweenHarris RoadandMeadowGardensWay.However,TransLinkstaffhaveindicatedthatitisunlikelythat directtransitservicewillbeprovidedtothedevelopmentevenwhenfullydeveloped.The attractivenessoftransitforaccess/egresstothesiteislikelysignificantlyaffectedbythe distancefrompotentialbusstoplocationsfrommuchofthesiteandlimitedopportunitiesfor pedestrianstocrossLougheedHighway. Longterm,therecouldbefurtherimprovementsinthetransitserviceintheLougheedHighway Corridorithasbeenidentifiedasapotentialrapidtransitcorridorby2040.However,given theanticipateddisperseddistributionoforiginsanddestinationsofsitegeneratedtrips,itis unlikelythattransitwillreplaceprivatevehiclesasthemajormodeofaccess/egresstothe developmentwithinanyforeseeabletimeframe.
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8.4.4 PEDESTRIANANDCYCLINGACCESS Itisimportantthatthedevelopmentisdesignedandconstructedtoprovidesafeandefficient pedestrianandbicyclecirculation.However,accessandegressforpedestriansandcycliststo andfromthedevelopmentislikelytobesomewhatimpededbythelimitedopportunitiesfor atgradecrossingofLougheedHighway.ThisproblemwillbesomewhatalleviatediftheCity cangainapprovalfromMOTIforanadditionalsignalisedcrossingoftheHighwayapproximately midwaybetweenHarrisRoadandMeadowGardenWay.Pedestrianandcyclingaccessmay alsobeprovidedbyagradeseparatedoverpass.Althoughamidblocklocationmaybe desirable,itislikelythatanoverpasswouldbesituatedclosertoHarrisRoadinordertoavoid conflictswithutilityinfrastructure(inthevicinityofBonsonRoad). 8.4.5 STAGINGOFDEVELOPMENTANDROADNETWORK ThecompletionoftheNorthLougheedConnectorbetweenLougheedHighwayandAbernathy Waymaynotoccurwithinthetimeframeforthedevelopmentofthenorthernpartofthe proposeddevelopment.Itis,however,importantthatasthedevelopmentproceeds, alternativeaccess/egressbeprovidedinordertorelieveMeadowGardenWay.Itwillbe desirabletoconstructaminimum2lanesectionoftheproposedConnectorfromHarrisRoad toAbernathyWayinconjunctionwiththefirststageoftheproposeddevelopment.The completionoftheConnectorbetweentheproposedinterchangeatLougheedHighwayand HarrisRoadandtheupgradingtoabasic4lanecrosssectionwillbedesirableasthe developmentapproachesfullbuildout. 8.4.6 TRAFFICIMPACTSTUDY Itisrecommendedthattheissuesassociatedwiththeimpactofsitegeneratedtrafficonthe existingroadnetwork,includingMeadowGardenWaybeaddressedatanearlystageofthesite developmentthroughadetailedSiteTrafficImpactStudy.Althoughtheusualtimetablefor suchstudieswouldbeattherezoningstage,becauseofthecomplexityoftheissuesinvolved andthepotentialforsignificantsitetrafficuseofMeadowGardenWay,itisrecommendedthe TrafficImpactStudybeinitiatedonceapprovalhasbeenreceivedtoremovelandswithinthe sitefromtheAgriculturalLandReserve.

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9. URBANDESIGN
RedevelopmentoftheNorthLougheedStudyAreaprovidestheopportunitytoachieveahigh standardofurbandesigninahighlyvisuallocation.Arangeofkeydesignelementsare proposedanddescribedbelow.Itisrecommendedthattheurbandesigndirectionsarisingout ofthisstudybefurtherrefinedinacomprehensiveplanforthestudyarea.Thesedirections wouldthusformthebasisofamendmentstoexistingDevelopmentPermitguidelines(DPArea No.10NorthLougheedCommercial).Theproposedurbandesignelementsdescribedbelow arepresentedinaformatthatgenerallycorrespondstothestructureofthecurrentDPArea. Theseamendmentsmayinclude,forexample,anadditionalobjectivethatacknowledgesthe keycorridorlocationofthesite. 9.1. BUILDINGFORMANDCHARACTER/STREETSCAPE Thesitesbuildingformandcharacter,aswellastheoverallqualityofthestreetscape shouldreflectacohesiveandwellcoordinateddesigneffort.Themassingandstyleof buildings,aswellaspublicrealmqualitiesshouldbecompatibleandcomplimentaryto thesurroundingneighbourhoodcontext.Examplesofitemstobeconsideredinclude: o Buildingheight; o Architecturalstyle; o Materiality; o Setbacksandstreetfrontagearticulation; o Streetcorridorwidths(buildingfacetobuildingface);and o Streetplantingandfurniture. Cornersitesareanimportantdimensionwithintheoverallsitelayoutofanyplan.The buildingsandpublicspacesthatoccupythesestrategiclocationsoftenplayan importantroleintheoverallreadabilityofaplace.Thereforeattentionshouldbegiven tohowtheseparticularsitesmayhelpinthecontextofframingviews,actingas informalgateways,orterminatingstreetscapes; Thereisanopportunityheretotakefulladvantageofthegreatviewsaffordedbythe localscenery.WiththebackdropoftheCoastalMountainRangenotfaraway,itwould bealostopportunityifdevelopmentdidnotultimatelytakefulladvantageofthat existingnaturalamenity.Itisthereforehighlyrecommendedthatthestreetlayoutand 60
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orientation,alongwithmassingandsitingguidelines,worktowardsachievingmaximum viewstowardthemountains; Itisrecommendedthatalldevelopmentsittingalongtheperimeterofthesitewhere anexternalroadsitsadjacentthatthebuildingsareorientedoutward.Thatistosay theface'ofthedevelopmentispresentedtothesurroundingstreetsratherthanhaving thebacksofbuildingsandlotsfacingthosestreets.Inthecaseofbuildingsthatface LougheedHighway,andinordertoaccommodatethisphysicalarrangementalongwith accessandparking,furtherstudyisneededintohowsuchanarrangementcouldwork (e.g.possibleperimeterblockswithinternalcourtyardparking); ThisstudyidentifiestheneedforatleastoneaccesspointintothesitefromLougheed Highway.Ifincluded,thisroadaccesswillhelptremendouslytoalleviateinducedtraffic flowintoandoutofthedevelopmentatthenewNorthLougheedConnector.Lougheed Highwaywillalsobetheprimaryfaceofthedevelopment,andassuch,providesan importantgatewayaccessintothesite.
9.2. GATEWAYFEATURES Gatewayfeaturesareurbandesignelementswhichareusedtocreateasenseofarrival.They areusedtostrengthenthesenseofidentityandprovideanenhancedsenseofplace.Theymay alsobeusedtomarkatransitionfromonelandusetypetoanother. Therecommendedconceptidentifiesgatewayfeaturesbeincorporatedatthefourmainentry pointstothestudyarea: NortheastcornerofLougheedHighwayandHarrisRoad; SoutheastcornerofHarrisRoadandthefutureNorthLougheedConnector; AlongthefutureNorthLougheedConnector,atthesoutheastcornerofthestudyarea; and AttheintersectionofLougheedHighwayandMeadowGardensWay.Itisacknowledge thatthisproposedgatewayfeatureisnotwithinthestudyareaandmayrequire alternatefundingmechanisms.
Twoothergatewayopportunitiesexistwithinthestudyarea:
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NewaccessonLougheedHighway:Itisstronglyrecommendedthatthemaingatewayof theprojectshouldbeatthislocation;and Southeastcornerofstudyarea:Itisalsostronglyrecommendedthattheexistinglarge standofevergreentreesintheS/Ecornerofthestudyareabefurtherassessedto determineiftheycanberetainedandusedasamajorgatewayfeature.Thestandis verywellpositionedtodemarcatethesiteandwouldmakeawonderfulentrypoint fromMeadowGardensWay.
Gatewayfeaturesmaybedesignedtoreflectthe characterofthecommunityandmayincludenew signage,landscaping,lighting,roadnarrowing, changestopavingoranarchitecturalfeaturesuch asamonumentorsculpturetomarkathreshold. Examplesofgatewayfeaturesweredisplayedat thePublicOpenHouse.
Figure9.a.BannersContributetoa SenseofPlace
Figure9.b.ExampleofPedestrianCrossing/GatewayFeature
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9.3. CIRCULATIONANDACCESS TheproposedinternalroadnetworkincludesthreeroadsthatprovideaccesstotheNorth LougheedConnector.Thecentraloftheseroadswillprovideaccesstothesouthernportionof thesiteandwillconnecttoanextensionofMeadowGardensWay.Allinternalroadsshouldbe publicrightsofway. Thecirculationandaccessframeworkarisingoutofthisstudywillpromptanumberof amendmentstotheexistingDPAreaguidelines: AroadparalleltoLougheedHighwaywillnolongerberequiredalongtheentirelength ofthestudyarea.WhileanextensionofMeadowGardensWayintothesiteis required,itisanticipatedthatthisroadwillmovenorthwardinordertofacilitateland developmentformixedemploymentandretailcommercialuses; Anewfullaccess,signalizedintersectionmidwaybetweenMeadowGardensWayand HarrisRoadisrecommended.Thiswillallowforamoredistributedflowoftraffic, facilitatepedestrianandcyclingmovementsinandoutofthesite,andserveasperhaps thekeygatewayintothesite.Thelanguageintheexistingguidelinesshouldbe strengthenedtoreflecttheneedforafullmovementintersection; Acomprehensivedesignofparkingandaccessareasisrequiredaspartofamore detailedareaplan.Thiswouldincludepoliciesrelatedtojointorsharedaccess betweenadjoiningdevelopments(tominimizedisruptiontopedestrianmovement)and thelocationofparkingawayfromLougheedHighwayandNorthLougheedConnector.
Thedevelopmentshouldbedesigned toprovidesafeandefficient pedestrianandbicyclecirculation acrosstheentiresite.Recommended elementsinclude: Anoffroadbikepathonthe northsideofLougheed Highwayacrossthelengthof thestudyarea.Thismaybe similartotheexisting pathwayonthesouthsideof
Figure9.c.PedestrianandCyclingOverpass,Central ValleyGreenway,Burnaby 63
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LougheedHighway.Furtherdetailsonpathwaywidthandalignmentwouldbe determinedinconjunctionwithamoredetailedareaplan; PedestrianandcyclingconnectionstothesouthsideofLougheedHighwayand westwardtoHarrisRoad.PreferenceisforagradelevelcrossingonLougheedHighway (e.g.inconjunctionwithafullintersectionmidwaybetweenHarrisRoadandMeadow GardensWay); o Ifanoverpassisshowntobedesirable,theoverpasswillbedesignedto accommodatebothcyclistsandpedestrians,andbebothinterestingand contextual; Safeandcomfortablepedestriancirculationroutesthatlinkalldevelopmentsandsites withinthestudyareaaswellaspedestrianaccesspointsalongallfouredgesofthesite toadjacentroads; o Thisshouldincludestrongerlanguagetorequirecrosswalkstobeclearly designatedwherethepublicrealm(e.g.sidewalks,openspace,gatheringareas) intersectswithserviceoraccessroads. 9.4. LANDSCAPESTRATEGY Itisimportanttoacknowledgethenaturalhistoryofarea,particularlythepresenceoflarge evergreentrees,anumberofwhichcontinuetogrowonsite.Itisalsorecognizedthatmanyof thesetrees(e.g.clusteratthesoutheastcornerofthesite)maybedifficulttoretain,notonly duetothelackofatreeretentionbylaw,butalsoduetodrainageissuesinthearea.Itshould benotedthatthedrainageissueinthatlocationcouldbemadeworsewiththefellingofthis largegroupoftrees.Furtherrecommendationsinclude: Utilizeamixofnativespecies,especiallyevergreentrees,asmuchaspossiblewithinthe siteplantingschemeinopenspacesituations(e.g.pocketparksandbufferareas).Using nativespeciesWesternRedCedar,WesternHemlockandDouglasFirwillhelp alleviatethestrainonnaturalsystemssuchassitedrainageandsoildisturbance.Local wildlife,particularlylocalbirdpopulations,willalsobenefitfromthereestablishmentof theirnativeplanthabitat;
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Considerincludingedibleplantsaspartoftheplantingstrategyacrossthesite.Many nativespeciesofdeciduoustreesandshrubsarefruitproducing,benefitingboththe localhumanpopulationandlocalwildlife; Considertheinclusionofasmalldedicatedparkspacewithinthedevelopmentto benefittheonsiteworkingpopulation.Ideallythisparkspacewouldbecentrally located,andperhaps1hainsize.Usingaretentionpond(BestManagementPractice)as acentralwaterfeaturewithintheparkhasanumberofbenefits.Theprimaryroleofthe pondwouldbetocapturelocalrunoffanddrainagewhichwouldotherwiseget shuntedintoanexpensiveundergrounddrainagesewer.Thesepondsreducethecosts associatedwithlocalsewerinfrastructure.Furthermore,thepondactsasavaluable resourceforlocalwildlife,particularlybirdandamphibiousspecieswhenedgeplanted appropriately.Andofcoursethepondbecomesanattractivevisualfeatureforpeople withintheparksetting.
9.5. TRANSITIONALPLANTINGSANDBUFFERZONES Bufferzonesactasanattractive physicalorvisualbarrierbetween differentlanduses.Theyareusedto minimizeissueswhichmayarisefrom conflictinglanduseactivities(e.g.to shieldunsightlyviews,blocknoise, wind,odoursetc).Buffersarecreated bydedicatingastripoflandalongthe perimeterofeachlandusetype, Figure9.d.RaisedPlantedBufferZone whereacombinationofgradingand plantingcanbeusedtohideor separateoutincompatibleadjacentactivities.. Bufferzonesarerecommendedinthestudyareatoseparateresidentiallandusesfrommixed useemploymentcentres. Inotherareas,suchasalongthesharedboundaryofthegolfcourseforexample,oralongthe edgeofaparkinglot,atransitionallandscapeshouldbeemployed.Ratherthanphysically blockingorseparatingoutlanduses,transitionalplantingissimplymeanttosoftenthe interfaceofadjoininglanduses.
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BufferZones: Abufferzoneisneededalongthesharedboundarybetweenthesiteandexisting residentialneighbourhoodnexttoMeadowGardensWay,intheS/Ecornerofthesite. Thenorthendofthisbufferwouldconnectdirectlytothesouthendofthetransitional plantingrunningthelengthofthegolfcourse,alongthesharedeasternboundary(see TransitionalPlantinglistbelow);and Ideallyabufferzonewouldbelocatedalongthelengthofthewesternboundaryofthe site.Thiswouldbetoalleviatethenegativeeffectsoftheproposedinterchangeacross HarrisRoad.Thisnewtrafficpatternhasthepotentialtobebusy,noisyandunsightly.
TransitionalPlanting: Transitionalplantingisneededalongthesharedboundarywiththegolfcourseonthe eastsideofthestudyarea.Thisgreenstripoflandshouldrangefrom1015metresin widthandplantedwithamixofnativeconifersanddeciduoustrees.Ameandering pedestrianpathshouldbeincorporatedintothislineargreenspace,turningthestrip intoanattractiveandusablegreenamenityforlocalworkersaswellaslocalresidentsin thesurroundingneighbourhoods; Transitionalplantingwouldbebeneficialinalllocationswhereparkinglotsarelocated.
TransitionalplantingisrecommendedalongbothLougheedHighwayandtheproposedNorth LougheedConnector.Thisplantingwouldhelptomoderatetheeffectsoftrafficflow(e.g. exhaustfumesandvisualintrusion)andattimesextremelyheavy.Theplantingalongthese corridorsshouldbelargelyornamental(visuallyattractive),whilealsocarefullydesignedinsuch awayasnottoblockviewstoretailandcommercialbusinessesfromtheroad. 9.6. GATHERINGPLACES Gatheringplacesplayasignificantroleinbuildingcommunitylife.Inthestudyareaacentral gatheringplacecouldprovideaforumforpublicevents,communitymarkets,festivalsandlocal gatherings. Itisrecommendedthatdevelopmentproposalsfortheareaincludeprovisionforpublicspaces whichareattractive,safe,comfortableandwelcomingtoallmembersofthecommunity.
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Separatetothededicatedparkspacerecommendedearlier(SeeLandscapeStrategy),anumber ofsmallermoreurbantypesofgatheringspacesarerecommendedwithinthedevelopment. Theseurbansquareswouldprovideaplaceforresidentsandemployeestogatherandenjoy theoutdoorsaswellaseachotherscompany.Anumberofspaces,perhapsintherangeof threetofourshouldbeallocatedacrossthesite.Theywouldbesmallinscale,anywherefrom approximately500squarefeet,uptoalargersquareof34,000squarefeet.Ideallythelargest ofthesewouldbebuiltaspartof,andadjacentto,theparkspace.Activitieslikeafarmers marketorothercivic/communitygatheringswouldbeanidealwaytoactivatethesespaces. Thiswouldalsohelptocreateactivityandenergyintheareaonweekendsandduringtimes whenbusinessareastendtobequietandinactive..Designsthatcelebrateoracknowledgethe agriculturalcharacterofPittMeadowsareencouraged. Thiscentralgatheringspacemayconsistprimarilyofhardsurfacelandscapingwithappropriate seatingandrestareas,coupledwithpublicartopportunities.
Figure9.e.ExampleofanUrbanFarmersMarket
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10. SUMMARYRECOMMENDATIONS
1. ThelanduseconceptshowninFigure8.a.isconsideredtorespondmostfavourablyto therangeofobjectivesfortheNorthLougheedStudyArea.Thisrecommendationis basedondiscussion,analysisandfeedbackundertakenduringthisstudy. 2. Itisrecommendedthatacomprehensiveplanforthestudyareabepreparedeither beforeorconcurrentlywiththefirstdevelopmentapplicationinthestudyarea.This willallowforrefinementoftheurbandesignframeworkprovidedinthisstudy.Itwill alsohelptoprotectagainstuncoordinateddevelopmentpatternsthatmayaffectthe overallqualityofthesite. 3. Inordertooffsetthepotentiallossofagriculturallandassociatedwithfuture developmentwithinthestudyarea,anumberofdirectionsarerecommended.These directionsareaimedatsecuringabenefittoagriculturewithinPittMeadowsandcould beconditionsofdevelopmentofagriculturallandswithinthestudyarea: a. ConsolidationoftheremnantparcelsbetweenthenorthsideofthefutureNorth LougheedConnectorandOldDewdneyTrunkRoad; b. RegistrationofRestrictiveCovenantsontheremnantparcelsnorthoftheNorth LougheedConnector; c. Afinancialcontributionassociatedwiththepotentialremovaloflandsfromthe ALRthatwouldbededicatedtoimprovingagricultureinotherpartsoftheCity (e.g.drainageimprovements); d. ThepossibleofinclusionofotherlandswithinPittMeadowsintotheALR(e.g.to offsetanyremovaloflandsfromtheALR).
6. TheCityshouldlobbytheMinistryofTransportationandInfrastructure(MOTI)foranall
turnsignalizedintersectionalongLougheedHighway,midwaybetweenHarrisRoadand MeadowGardensWay;
7. Asdevelopmentproceeds,alternativeaccess/egressshouldbeprovidedinorderto
relieveMeadowGardensWay.Itwillbedesirabletoconstructaminimum2lane sectionoftheproposedNorthLougheedConnectorfromHarrisRoadtoAbernathyWay inconjunctionwiththefirststageoftheproposeddevelopment; 68
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8. Itisrecommendedthattheissuesassociatedwiththeimpactofsitegeneratedtraffic
ontheexistingroadnetwork,includingMeadowGardensWaybeaddressedatanearly stageofthesitedevelopmentthroughadetailedSiteTrafficImpactStudy.Althoughthe usualtimetableforsuchstudieswouldbeattherezoningstage,becauseofthe complexityoftheissuesinvolvedandthepotentialforsignificantsitetrafficuseof MeadowGardensWay,itisrecommendedtheTrafficImpactStudybeinitiatedonce approvalhasbeenreceivedtoremovelandswithinthesitefromtheAgriculturalLand Reserve;

9. ItisanticipatedthatconstructionoftheNorthLougheedConnectorwillsignificantly
reducetrafficonOldDewdneyTrunkRoad(ODTR),tothebenefitoflocalfarmers. AdditionaltrafficcalmingonODTRmayberequiredandshouldbeexplored.Thismay includeareviewofvarioustrafficcalmingdevicessuchascurbbulges,plantings,visual indicatorsandpavementmarkingsandnarrowerlanes;and

10. Itisrecommendedthattheexistinglargestandofevergreentreesinthesoutheast
cornerofthestudyareabeassessedtodetermineiftheycanberetainedand incorporatedintofuturedevelopmentplans.Ifretentionisnotfeasible,duetofilling andfloodcontrolissues,anylossoftreesshouldbereasonablycompensatedforwith replacementevergreentrees.
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APPENDICES
1. SURVEYRESULTS/PUBLICOPENHOUSECOMMENTS
Question2.1:Howimportantarethefollowingprinciplestoconsiderinevaluatingoptionsfor developmentintheStudyArea?Pleaseranktheminorderofimportancetoyou.
Totalrespondents:26
Totalrespondents:29
Totalrespondents:28
Totalrespondents:25
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Totalrespondents:32
Question2.2:Ifapplicable,pleasespecifyyourinterpretationofOtherintheprevious questions.
Becausethereareno"other"suggestionsIdon'thaveaninterpretation. Creatingawalkablecentre,focusonpedestriannotthecar.Thiswouldincludebetterbusservicetothesite. IprefertheoptionofforgettingaLougheedConnectorandtherebynothavingtopayforit.Thepreviouslypaved mallareassuchastheplazaanchoredbythe"711"couldberedevelopedtoprovideofficespace.Greenhousesto growvegetablesormorecommunitygardenspacefortheapartmentdwellersonthenorthsideofthehighway wouldbeacceptable.AnagriculturalcollegewouldhavebeengoodbutIbelieveCoquitlamisalreadybuildingone. Wewouldbebetterservedbyincreasingtransitoptionsespeciallywiththenewbus/HOVlane.Thiswouldreduce thenumberofcarsontheroadthereforenegatingtheneedforthenewroad.Thisoptionshouldbetriedfirst;at leastuntilthenewtolledPortMannbridgeisopened.Oncethattollbridgeisopenedwewillseewholenew patternsofcommutingemergesincedriverswillstartusingtheGoldenEarsbridgemoresincetheyhavetopaya tollineithercase. Pedestrianandcyclingaccesstoallfacilitiesinordertolimitthenecessityforvehicletrafficinthearea. 1. KeepareauniquetoPitt/MR,notturnitintourbandisasterlikePoco,Coq&Burnaby.NOhighrisesor condos!
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2. Interestingonlyonechoiceperprincipal,benifittoagricultureandemploymentatveryimportant,butIcan notmarkassuchthustheother KatzieHeritageandCulturallysignificantsites Keepingfarmlandfarmlandprotectfarmland NOBIGBOXSTORES.PITTMEADOWSISBECOMINGACITYWITHOUTAPERSONALITYORTHEME.WE MOVEDHEREBECAUSEOFITSNATURALBEAUTYNATURE,FARMING,VIEWSETC. Itisveryimportanttoenforcerthatanythingbuilthereisuniqueandcancreateareasonforoutsidersto comevisitourtown.Anotherboringboxmallorstripmallisawasteoftime.Thismustbeadestination witharchitecturethatinspires(thatdoesnotmeancallingitFrankLoydWrightinspiredbecasuehebuilt someboringbuildingstoo).Weshouldpickaconceptwhichwillmakepeoplewanttocomevisit.
3. 4. 5.
6.
Shoppingchoice
Question2.3:HowimportantistheprotectionofagriculturallandintheStudyArea?
Total respondents:44 Not Important Somewhat 16% unimporta nt 9% Neutral 7% Somewhat important 18%
Very important 50%
Question2.4:Inyouropinion,howimportantisthedevelopmentofcommercial/retailinthe StudyArea?
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Howimportantisthedevelopmentof commercial/retailintheStudyArea?
Not Important 20% Somewhat unimporta nt 13% Neutral 9%
Very important 38%
Somewhat important 20%
Question2.5:Whatkindofdevelopment,inyouropinion,isneeded/bestforthecommunity?
Accordingtothenewsarticle2ndand3rdoptionswouldgeneratesufficientfundstobuildtheproposed3.6km NorthLougheedConnector,Sotheywillbuilditnotmatterwhatsoletsgenerate"sufficientfunds"sotax payersarenotdingedagain.
BusinessPark,RetailComboResidential/Retail/Professional
LargeRetailKeepshopingdollarsathome;EmploymentGeneration:jobsforyoungpeople;jobsthatpeople wholiveinPittMeadowsdon'tneedtodrivetheircarstoo;ProvidefundingfornewroadgoldenEars WaytoLougheedwestofHarrisRoad.
Onethatpermitscommunitygatheringsuchaswithsmallscaleagricultureforresidentsandawalkable,inviting placetoeat,shopandgather.
AItseemstometherehasalwaysbeenexcessavailableretailspaceinPittMeadows.Idonotsupporttheoption ofaddingmorepeopletosupportmoreretailspace.Isupporttheoptionoflearningtoliveabalancedlife withourcurrentpopulation.Anursingcarefacilityforseniorsshouldbebuiltwithinthecommunityso seniorscanageinplace.WhereIgrewupwehadacoupleofprivatefitnessfacilitiesthatincluded swimmingpoolsandpeoplecouldpayformemberships.Banksarealwaysgoodsteadybusinessesand
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theygivebacktothecommunity.Lookforbanksthatdon'talreadyhaveoutletsinthearea.Getting businessesintotheOspreyVillagecomplexshouldbeapriority.MaybedoasurveyattheHighSchoolto findoutwhatsortsofoccupationsgraduatingseniorsaspiretoandwhethertheywouldliketostayinPitt Meadowsiftheycouldfindsatisfyingemploymentopportunitieshere.
shopping,
suitablemixofshoppingandretail/commercialdevelopment
commercialretail
StaywiththeexistingcommercialstripalongLougheedasshowninthecurrentOCPandleavetherestintheALR.
Wedonotneedmorestripmallsthatincludeunderutilizedofficeandretailspace.Wedonotneedbigboxstores Coquitlamhasthemall!Wedoneedcommunityshoppingopportunitiesthatarestreetfrontedand accessiblebyfootorbicycle.
Iwouldsupportagribusinessalongwithmajorityagriculturalland
none
Uniquetoarea,nobigboxstores!Createjobsforlocals.
Diversifiedemploymentgeneratorandpreserving?enhancingouragriculturebase
Amixeduse,mixtureofagriculturualusage,biggestconcernisthatwedonotwantahugeheatsink,withthe otherlargemallalreadyinplacetheamountofheatgeneratedbytwolargeparkingareasisofextreme concern,moregrassandtree'slessblacktopandroofs
ExpansionofRamadaInnevenbetterwithasmalltomediumsizedconferencecentre.Hopetheyareencouraged todothis.
transportationlocaljobssupportoftaxbase
Insteadofchoosingboxstoresfocusonincreasingtheairportdevelopment.Thesehavetheopportunitytobring higherpayingjobs.
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Mixed
MapleRidgehasastrongagriculturalbackgroundthatweshouldcontinuetofocusonanddevelopfurther.Ithink afarmschooloropportunityforwillingyoungfarmerstoinputhealthy,localfoodintotheeconomywill contributetoastable,strongcommunity.
IthinkthatdevelopmentshouldbeencouragedontheSouthsideoftheLougheedandfarmingshouldbe encouragedontheNorthsideoftheLougheed.Ifmorecommercialandretailareneededlooktothe Southside.
Commercial,residentialmixeduse
Mixeduse,residential,retail/commercialandbusiness.
WhateverbringsinthemostforthelongtermFinancialstabilityofPittMeadows.Especiallyifitlowersthe personaltaxesofthehomeowners,bringsshopperstoourareaandoffersemploymentopportunities closertohome.
Availabilityofmajorshoppingcentertokeepthemoneyinourowncommunity
FARMING,TREES,BIRDHABITAT,PARKFORPICNIC&PERHAPSANICECAFETOSITANDENJOYTHE SURROUNDINGS.NOSTRIPMALLSORBIGBOXSTORES.
Inthatspot,agriculture.Elsewhere,publicrecreation(e.g.communityfacilityforseniors,pool,artscenter)
MyidealvisionwouldbeaEuropeanvillageconceptwithsquaresandwalkablepathsbetweenstoressothatonce youarriveyoumayleaveyourcarandstillvisitallthestores.Thesquarescouldbeusedforevents,tosit outinarestauranttalkingandjokingwithfriends,andasparttimecommunitymarkets(justastheyare usedinEuropeafter1500yearsofperfecting).Theopenpathsbetweenstoresandthesquaresshould becoveredjustastheDenverAirport,CanadaPlaceandmanymallsinsunnylocationsaroundAustralia andtheUSwhicharecovered(thoseroofsletlightinforplants,keeptheareaopenandairy,yetprotect againstrain).Thisisaninexpensiveweatherproofingwhichiseasytomaintainbutallowsforyearround shopping.
CommercialDevelopmentShopping
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RetailCommercialsothatwemayshoplocal.
Ithinkthatthereshouldbealifestyle,villageconceptwith12largeranchorstores.Ithinkthereistheabilityto makeitaverypleasantshoppingexperiencew/plazaareasandopenspacesalongwithastrongmixof retailtenants
highpayingjobs
Question3.1:WhatdoyoulikeaboutConceptA?
Nothing
DON'T
Thelargecomponentofagriculture,retailcommercialborderingtheexistingresidentialhomeswithmixed employmentonthewestperiphery
Thishasthehighestpercentageofagriculture
teachingfarmvariedplanmanydifferentideas
Agriculture
shopping
ithasalittlebitofeverything,agoodmix.
Ithasthemostagriculturalland.
Theimprovementstothepedestrian/cyclingroutesalongLougheed.Communityorientedgatheringspace.
savingfarmland
Hopefullythelandleftforagriculturewillbeleftforusebylocalfarmersandnotsetasidefor"agreserch"orfarm
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museum!It'sthebestfarmlandinPittMeadows!
HassignificantagricultureidentifiedButnotenough
preservesmajorityofagricultureatnorthernedgeofdevelopment/gatheringplaceforcommunity
Iyoffersallitemsthatappealtous,employmentopportunities,retailandagri,butIstressthatwecannotafford tohaveahugeheatgenerationareathatblowsovertheclosebyresidentialareas,PittMeadowsneedsto becognisentoftheamountofblacktopwehavecoveringourcommunitee
Largest(32%)areaforagricultureoftheplans.Hopethatthiswouldbemostlyorallcrops.Roadalignment createslargestareaofcontiguousfarmland,especiallyifN.L.Connectordoesn'thappen.Alsoslows downtrafficonN..L.Connectorifitdoeshappen.(Dorado,apartments,andgolfcoursewouldneed trafficlightshere!)
notsureweneedthatmuchretail..shoppingcentreacrossthestreet.
Providesavarietyofemploymentopportunities
Nothing
Potentialcommunityoriented/gatheringspaceforemployees/residents.Communitygardenproposal,cyclist route,
Notenoughagriculture
biggeragriaerea
Moreretailcommercial
Mixedemployment&retailcommercial
Ilikethatitcontainsavarietyofuses.
CYCLE/WALKWAYALONGLOUGHEED.ICOULDLIVEWITHTHE16haGREENZONE
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nottoomuch,theagriculturepartistoosmall
ThishasamixofconceptswhichIlike.Theagriculturalsectionwillbecutofffromanythingtodowithagricutlrure bytheroadthough.Youcouldusethefarmsectionasatourismdrawwhichfocussesonfarming (pumpkinfarm,cornmaze,educationalsection)
IamnotinsupportofConceptAasthereisnotenoughdevelopableareatooffsetthecostoftheNorthLougheed Connector.Thewholepointofthestudyistobringfurtheremployment/commerciallandstoPitt Meadowsalongw/theConnector.So,whyconsidersomethingthatisnotgoingtoprovidethose2 important'wants'?
Question3.2:WhatcouldbeimprovedinConceptA?
ForgetAGcomponent
Nomixedemploymentborderingtheexistingresidentialhomes.Withlightindustrialcomeslargetrucksandthat wouldnotpermitaninviting,walkablecentre.
Scraptheremainder.
RemoveHotel&businessparkaswehavetoomanyinPittMeadows
lessagriculture
lessagriculture
TheagriculturallandshouldstretchalongthewholesouthsideoftheproposedNLC.Thecovenantsrequiredby theALCshouldbethenputontheseparcelsandthosenorthoftheproposedNLC.
Culturalvenues:artgallery,theatreetc.
MOREFARMLANDHarrisroadandlougheedhwyissocongestednowwhatisgoingtobelikeandwiththetrains beinglongernowhowarewesupposetogetoutontothehwy.withonthelightsonHarrisRd.does anybodycaredowereallyneedbigboxstores
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Leaveallthatisinaglandinaglandandonlydevelopethelandzonedforcommercial.Thereisenoughunused landandunusedandundevelopedpropertiesinPittmeadowsthatcouldbeusedforretailotherthan thisland.Andperhapscouncilshouldstartcharginglandownerscommercialtaxratesforaglandthatis beingunutilizedandmadeunavailableforlocalfarmerstobenefitfrom,suchasthelandattheendofOld DewdneyandHarrisRoadandthelandontheNorthsideofOldDewdneyandHarrisRoad.Thiswould smartenuplandownerswaitingtoapplyforrezoningofagland
Increasetheagriculturecomponentanddeletethenorthlougheedconnector
Ensuretherisnohousingallowed,inmixeddevelopmentareasasthereisnotransportationalternativesavaiable
Moregreenspaceisessential
The15haofRetailCommercialorMixedEmploymentrathervague.Couldbegoodorawful(tractorrepair?)Next toDoradoneedstoughcontrolofnoiseandlights.
Iamnotqualifiedtoreallydothat
Couldusemoreretailcommercial
StrengtheningtheagriculturalbusinesseswhichhavebeenthebackboneofmanyofthefeaturesofPitt Meadows.
Developingthisareawithmorelightswillonlyslowmorning/afternoonrushhourcongestion.Thereareenough retailshopsatMeadowtownCentre
Itshouldallbeleftagriculture
roundeboutharrisroad
maketheagriculturecomponentsmaller
Moreagriculture
Includeresidentialaswellnopointincreatingcommercialspaceiftherearenoresidentstoworkthere.Splitthe 16ha.ofagriculturetoincluderesidentialorusesomeofthecommercial/retail/employmentfor
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residentialagain,nopointincreatingamenitieswithoutpeopletousethem.Let'sseehowtheGolden EarsBusinessParkisusedbeforebuildingmore...
NOADDITIONAL"ROADREALIGHMENT"THAT'SJUSTAFANCYNAMEFORANEWHIGHWAY!
shrinkdownthesizeofretailandcommercial
Ihadhopedthatsomeofthefarmlandcouldbecutbacktoallowbetteraccesstotheothersections.Couldwe offerotherlandforfarmingtohelpwithtakingthispartoutoftheALC?
Question4.1:WhatdoyoulikeaboutConceptB?
Seemstheonethatcomesclosesttomeetingallpointsofviews.Pleasesnoone,infoisextreme,butcouldbe economicallyviable.
Largeamountofretailcommercial
Agriculture
stillmaintainsfarmland
commercialandretail
lessagriculture
Ithasatleastsomeagriculturalcomponent.
SameasConceptA
notsureifIlikethisornot
Nothing!
Don'tlike
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Liketheadditionofagribusiness
AgribusinessIlike,makeitbigger
Thedivisionofthe8haintoMixedEmployment&RetailCommercialmuchbetteruseofthespaceandofpossible directhighwayaccess.ProvidesmoredirectaccesstoNissanwithcarefuldevelopmentofareaabove couldgivebetterprivacytoDorado.
IliketheincreaseinmixedemploymentIaminfavourofaconventiontypeconceptitwillbringpeopleintothe comunity..
Nicemixofemploymentopportunities
Nothing
Notenoughagriculature
goodmix
muchlargerretail
Notmuch
Againgoodmixofuses
CYCLE/WALKWAYALONGLOUGHEED.NOTMUCHELSE.
thetreesalongtheroadwouldbenice
Thisismyfavouriteplan.Iloveit!Wecouldstillusetheagriculturallandforagritourismoragrieducation.I hopethisplanwins.
IthinkConceptBisheadedintherightdirectionw/respecttolandusedistributionandthemixofproposeduses. However,IstillquestionwhetherornotthisoptionwouldactuallybeabletodelivertheNorthLougheed Connectorbasedonthesize/costofsuchalengthyroadway.
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Question4.2:WhatcouldbeimprovedaboutConceptB?
ForgetAGcomponent
Movethemixedemploymentawayfromtheexistingresidentialarea.
Scraptherest
lessagriculture
moreretail
TheagriculturallandshouldstretchalongthewholesouthsideoftheproposedNLC.Thecovenantsrequiredby theALCshouldbethenputontheseparcelsandthosenorthoftheproposedNLC.
Asabove
MOREFARMLAND
LeavemoreinAgland
Doesnotallowforjustagriculturemaintained.Toomuchcommercialanddon'tneedN.Lougheedconnector
reduceretailcommercial
Increaseagriculturalareabychangingthe"MixedEmploymentpartofthe8hatoagricultureonly.
ThereagainamIqualified.tomakethosesuggestions.Wepaypeopletodothat. Noadditionalcommentsatthistime
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Iknowthatthetaxbasecomesfromcommercialdevelopmentbutthisisjustanotherdrivetoincrease consumptionnotpromotingtheoutoftheboxinnovativecreativethoughtprocesseswhichhavebeenongoingin PittMeadowsforyears.ThinkofChurchillandthepolarbears.Ifthesurroundingregionisgoingtogrowwhy wouldtheywanttocometoPittMeadows.Shoppingisnottheanswer. moreagriculturalland Moreagriculturethisisprimefarmingpropertydon'tlosethelittlewehave roudeboutharrisroad needtomaketheretailcommercialsectionrunalongthelougheed MoreagricultureorAgribusinesszoning Needssomeresidential MAINTAINAGRICULTURE.NOEXTENSIONOFMEADOWGARDENSWAY. nomixedemployment,commercialorretailshouldbehere TheonlyimprovementIcouldthinkofdoesnotexistyet.Weneedtocreatethebestdesignfortheactual structureswhichwillgoherebycreatingaconceptplanourselves(iewhatthebuildingsandlayoutshouldlook like)toensurethebestpossibleoutcomeandnotjustanotherstripmallorboxmall.Ifwethinkaheadthe builderswillfollowbutiftheydecidethensquarestuckowithlittledesignembellishmentsisthecheapesttobuild. Youaredoingawonderfuljob. Ibelievethatwordssuchas'agroindustrial',etcare'buzzwords'rightnowattheALClevel;however,thereare fewexamplesofsuchinitiativesinplaythataresuccessful.Ibelieveoneoftheconsultantslastnightreferenced KerrFarmsandthefactthattherehasjustnotbeenthedemandforsuchusesinthatlocation.Whywoulditbe anydifferenthere?Wouldthelandnotbefurthersterilized?
Question5.1:WhatdoyoulikeaboutConceptC?
Nothing
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Probablythemosteconomicallyfeasible. Nothing Nothing.Thisistheworst. paysforinfrastructure Nothing noagriculture noagriculture Nothing. Nothing NOFARMLANDLEFTIGUESSWECANEATTHEPAVEMENT Nothing! Don'tlike Pdesestrianconsideration,andCycling,opportunitytodeveloptheharrisroadcloverleaf NothinggoodaboutConceptC,Noagriculturalusesatall.(SeeOtherCommentsandSuggestions) Weneedtosavesomefarmland.Thisconceptdoesnotseemtotakethatintoconsideration Providesnumerousemploymentopportunities Nothing Worstconceptaround
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noagriculture maximizesemploymentbestoptionsofar Nothing Consistencyofvision AllowsformorepotentialindevelopmentwhichgivesmoretaxdollarsfortheCityandtheCommunityand providesforemploymentopportunities. PATH/CYCLEWAYALONGLOUGHEEDHIGHWAY nothing,exceptthetreesshown Thislooksgoodtoo. NorthLougheedConnectorwillbeahardstrongseperationbetweenthefarmlandstothenorthand developement. IbelievethisConceptdeliverseverythingthattheCityandthecommunitywantedoutoftheNLCStudymore employment,moreshopping,andmostimportantly,theNorthLougheedConnector.
Question5.2:WhatcouldbeimprovedaboutConceptC?
Weneedsomeagriculturearea. UnlikelythatalllandwouldberemovedfromtheALR. Waytoomuchmixedemployment.Businessparksbringlargertrucksandcreateasterileuninvitingspacefor residents.Ifthereweremoreofficespacesthisareawouldbenefitmore. ScraptheLougheedConnector.Encouragelocalemployers,includingtheCity,tohirelocallabour.Ireadlastyear inthelocalpaperthatalargeportionofMapleRidgeresidentsworkwithing7km.oftheirhomes.Findoutwhat peopleleavetheircommunitiestodoanddevelopthosethingshere.
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keepsomefarmland AddAgriculturalareas it'sagoodmixofretail/commercial enclosedshoppingcentre SeeConceptAandB Agriculturalcomponent WHATHAPPENTOFARMLANDJUSTPAVEOVEREVERYTHINGTHATWILLSUREFEEDUS NoAglandwhatsoever! Doesn'tincludeanyagricultureatall. theadditionofanagribusinessareaasinConceptB reducetheblacktop Iamnotqualifiedonlytomaketheobservationthatthefarmlandisnotthere.Weareafarmingcommunity Couldusesomeagriculturalcomponent Thisisthistheworstofallthechoices.Itlacksanykindofinnovation.Theytypicalbringthepeoplemorestoresto shopatandwatchthemfailbecausetheconsumerdebtincreaseswhiletheirdisposableincomedecreases. Moreagriculturalland ThisisALRlandtheLandCommissionalreadystatedtokeepitagriculture runtheretailcommercialalongthelougheed
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Noagricultureoragribusiness Itwillgetalotofresistancefromagriculturalinterests,andstillnoresidentialuse. LEAVEITALONE.CONSOLIDATEALLTHERETAIL/COMMERCIALAREASTOGETHERINSTEADOFFRACTURINGPITT MEADOWS.EXTENDEXISTINGAREASOFRETAIL&COMMERCIAL.TRYTOMAKEITSORESIDENTSCANONSTOP SHOPINSTEADOFHAVINGTOGETINCARSANDTRAVELFROMONESHOPPINGCENTRETOANOTHERANDONE INDUSTRIALAREATOANOTHER.STOPTRYINGTOPUTLITTLEPOCKETSOFDEVELOPMENTHERE,THEREAND EVERYWHERE.IABSOLUTELYOPPOSETHEABERNETHYCONNECTOR. needsagriculturalpreserved Ilikethisbutitwouldbenicetokeepthatpieceofgreenspaceforestheticsandtopromoteagritourism.
Question6.1:Whichconceptdoyouprefer?
16 14 14 12 10 10 8 6 4 2 0 ConceptA ConceptB ConceptC 7
WhichConceptdoyouPrefer?
Question6.2:WhydoyouprefertheConceptyouchoseinthelastquestion? [insert] Question6.3:AretherealternativestotheConceptswehavenotconsidered? 87
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DevelopfromHarrisRoad>EAST Yes,keepthemixedemploymentawayfromtheexistingresidentialarea.Providemoreofa patchworkofagribusinessandretailtocreategreaternumberofgreenzonesandplacesfor communitymemberstolearnaboutagriculture. ScraptheLougheedconnector.GetTranslinktolowertheGoldenEarsBridgetollto$2.00and encouagetraffictousetheroadsalreadybuilt. WorkingFarms,traininginstitutionsrelatingtothisarea notthatIknowof. notreally Yes,leavetheOCPdesignatedcommercialstripthesizeitisandholdoffontheproposedNLC untilthetolledPortMannbridgeisopened.Travelingpatternswillchangeoncedriversrealize theywillbepayingatolleitherway.Also,increasetransitfrequency,takingadvantageofthenew bus/HOVlane. Culturalcomponent. needretailthatwillbringincustomerswithouthavingabigboxstorethatwillonlytakeaway fromthelittleshops Youhaveyourmindsetandnothingisgoingtochangeit!LeavetheAglandaloneit'sthebest farmablelandinthearea! Yesmoreagriculturalcomponentalongwithagribusinessforthemajorityofthearea.NoN. Lougheedconnectorrequired.KeepcommercialtothestripalongtheLougheedonly. Moregreenspacethatisnotagriculture. FocusonAgribusinessandgetawayfromblacktopandmovietheatres YesCouncillorBecker'sConceptDdonothing,keepall(ormost)inALR.Onlyremovewhatis necessaryfortrafficalongLougheed.
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probably IthinkthereislackofthinkingtowardswhattypeofdrawthatPittMeadowscanhavethat surroundingareasdonot.WhatfeaturesofPittMeadowscanbeenhancedthroughsmallbusiness opportunitiesorcoopswhichincreasesthedestinationtraffic. Morelandasideforsustainablesmallerscalefarmswithdiversifiedcrops. Keepitasfarmland Assiststhefarmcommunitytotaketrafficoffolddewdney runtheretailcommercialportionalongthehighway Moreagriculture&agribusiness Addsomeresidentialuses!Peopleneedsomewheretoliveifthey'regoingtoworkhere! YESPUTTHEBUSINESSESYOUWANTALONGSIDEEXISTINGRETAILCOMMERCIALBUSINESSES. KEEPALLTHELANDINTHEALRANDQUITTRYINGTOMAKEPITTMEADOWSANUNATRACTIVE& UNDESIRABLEPLACETOLIVE.THEREHAVEBEENMISTAKESMADEINTHEPASTANEXAMPLE MIGHTBE"DORADO"BUTDON'TPUNISHTHE"DORADO"RESIDENTS&OTHERPITTMEADOW RESIDENTSWITHFURTHERMISTAKES.LEARNFROMYOURMISTAKESANDPROVIDETHE RESIDENTIALRESIDENTSWITHAPPROPRIATENEIGHBOURS.RESIDENTSDONOTWANTTOLIVE NEXTDOORTOINDUSTRIALDEVELOPMENTTHEYWANTTHEIRNEIGHBOURHOODTOBE COMPATIBLETHAT'SWHYTHEYMOVEDHERE! PittMeadowsalreadyhasabunchofflatretailandcommercialspace.trybuildingupwardsadn notencouragesomuchsprawl Iliketheconceptsyouhavepresented.
Question6.4:Doyouhaveanyothercomments,questions,orsuggestionsonanypartofthe NorthLougheedLandUseConceptsorGuidingPrinciples? 89
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ForgetAgricultureinthisareait'sacommercialretailareaDon'tknockyourselfouttrying.TAXESincreaseto muniAgriculturedecreasetaxestomuni=noroadThankyoutostaff&Councilfordoingthisstudy(moneywell spent) ThisisaonceinaliftimechancefortheCityofPittMeadowstobecomea"whole"community.Let'sdoitright!! Leavefarmablelandalone. none shouldbeusedforabigenclosedmall Councilhastothinklongterm(notjustthenextfewelections)beforetryingtotakemorelandoutoftheALR. Risingenergypricesandclimatechangewillmakeourabilitytogrowourownfoodverycriticaltoourregion's futureviability.Wehaveenoughundevelopedindustriallandadjacenttotheairport. Allconceptslooktomelikemoreofthesameunappealingretail/commercialspacesthatlineLougheedHighway already.Ifwewanttoprovidecommunityaccess,thenlet'screateacommunityenvironment. fixingthecongestionatHarrisandLougheed Ifyoukeepeatingupfarmlandyouwilldestroytheagcommunitythatcreatedthiscity!There'senoughretailand bigboxstoresinCoquitlamandLangleytoserveourarea!Findyourtaxmoneyelsewhere! EnsuretherisnofurtherencroachmentintotheALR.Theroadmustremainasasoliddivision OnlythatIliverightacrossthestreetandIhopethatwetrytomaintainasmalltown,agribasedfeeltoshatever conceptflys,letskeepawayfromhugetracksofblacktop,asheatbiuldupintheareaisalreadyreachingextreme levelswiththeothermalldowntheroad. Itseemstomethattheimportanceofthisrelativelysmallareaofagriculturallandhasonlybeenconsideredinthis studyasaplacefordevelopmentandchange.However,itdoeshavecurrentuseforthePittMeadows environment.ThetreesareasoundbufferforDoradoand,alongwiththeothervegetation,helplowerthelocal airpollution.ThisisverylikelytobecomeaseriousprobleminthefutureforPittMeadowsbecauseofincreased traffic.Also,inthepastfewyears,therehasbeenuseofthesefieldsasaforagingareaforSandhillCranes (possiblybecauseofthedisruptionoftheirhabitatbytheSouthPerimeterRoadconstruction).Doradoresidents haveheardthemandseenthemfairlyoften,includingthisspring.AstheFraserValleygetsmoreandmorefilled up,theconsiderationandplanningforthepreservationandprotectionofwhatwildlifewehaveleftinPitt Meadowsshouldbeincludedinmunicipalplanningnottreatedasanafterthought,orastheconcernofafew
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devotednaturalists. ItisnecessarytogetthecarsoffofOlddewdneyweneedemployment..local...weneedtoencouragepeopleto work,playandliveincommunity ThepotentialforarchaeologicalsitesisveryhighandthecostofinvestigationliketositeatGoldenEarsWay shouldhaveunaffordable.TheheritagesitetherewasaworldclasssitedeservingofUNESCOprotectionandwhat didthebureaucracychoose,apavedroadandnowyouarelookingatputtingapavedparkingonknownsites. trafficinthemorningforcommutersheadingwestget'sreallybottleneckedbeforeharrisroad,Ifearthatmore commercial/retaildevelopmentwilladdevenmoreintersectionsandmaketrafficworseforpeopletryingtogetto workinthemorning. Ifyouwantaroadsobadlythenwhyaren'tyoutakingitasclosetothegolfcourseaspossibleandsavingtherest forfarmingtheseconceptsshowthatsavingthefarmlandisnotimportantatall.Oncewelosethisvaluable farmlanditislostforeversothinkthisthroughdon'ttryshorttermquicksolutionswhichtakeawayfromour foodsources When,alsowhenwilltherebeanoverp[ass//interchangeattheharrisrdlougheedintersection PittMeadowshasplentyofblueberryfarms.Weshouldencouragemoreofavarietyofcrops,especiallywithour warmsummers.Apermanentyearroundfarmer'smarketwouldencouragecitizenstobuylocal,thusreducing eachperson'scarbonfootprint. Makesureyoudesignitwithsomegreenspacepeopleliketogetoutsideevenwheretheyworkbigslabsof concreteandasphaltareuglynot'modern'. ITWOULDSEEMTHATYOURPROPOSALSWOULDHAVETOGOHANDINHANDWITHTHE(PROPOSED) ABERNETHYCONNECTOR.IAMOPPOSEDTOTOPUTTINGINANEWMAINROADNORTHOFLOUGHEED.THE NOISEFROMSPEEDINGMOTORBIKESANDREVVEDUPCARSALONGOLDDEWDNEYINTHEMIDDLEOFTHE NIGHTISALREADYAPROBLEMIFYOUGIVETHOSEINDIVIDUALSARENICENEWHIGHWAYTORACEON,ITWILL BEASNOISYASLOUGHEEDHIGHWAYHASBECOME. Howdoyouexpecttokeepagricultureatallifcouncilkeepslettingunneededretailandcommercialdevelopment sprawloveritall. Itwouldbenicetohaveaconferencefacilityinthisareawithatradeexstylefloortobeusedfortractorauctions, tradeshows,adventuretourismandotheruses.TheconferencefacilitycouldalsohousetheEDoffice,Tourism, Educationalinstitutionsorsatellitecampuses,theChamberofCommerce,etc.
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TimingisveryimportantandwebelieveisnowasstoreslikeWalmartwillmovetoneighbouringcommunities wherewewillloosethedevelopmentwhichweneedtopayforinfrastructureandroads.
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2. ALCDECISIONS 1. EarlycorrespondencebetweentheCityandALCconcernsablockexclusionofthe commerciallydesignatedpropertiesin1980.Thisapplicationandsubsequent applicationsaredeniedbytheALCuntilJune,1985,whentheALCapprovedinprinciple toformallyexclude7.26hasubjectto:9 AclearcommitmentbeingmadebyCPMtorezoneforcommercialuseonly LocationofaproposedserviceroadtobeadjacenttoLougheedHwy ALRremaindersofspecificlotsbeconsolidatedwithadjacentpropertyintheALR ThatthepropertiesbesubdividedalongtheproposedALRboundary Thatfencinganddrainagebeconstructedparallelingthenewboundaryofthe ALR.
ThetermsoftheapprovalandpreagreementwiththeCityprovideforanasneeded developmentapproachpermittingphasedexclusionofthesubjectparcelssoas minimizedisruptiontoexistingagriculture.Inaddition,theprovisionsareconsideredto establishaclearanddefensibleALRboundary. 2. Subsequenttotheapproval,CPMindicatesthattheconditionsattachedtothe exclusionwerenotconducivetodevelopmentoftheproperty.TheALCreconsidersthe applicationandrelaxeditsrequirementsregardingthelocationoftheserviceroad, allowingtheserviceroadtobelocatedalongthesouthsideofthenewALRboundary.10 ExclusionisgrantedsubjecttomeetingtheALCsconditions. 3. Exclusionapplicationsarrereceivedfromtimetotimebetween1990and2002from individualownersofparcelswithinthecommercialdevelopmentarea.These applicationsarenotcoordinatedwithanoverallcommercialplanandcreatedsome difficultyfortheALCasprescribedconditionswerenotbeingmet.Nevertheless,one parcelof1.6haisexcludedattheeastendoftheproposedcommercialstrip.
9
AgriculturalLandCommissiontoCityofPittMeadows.June03,1985.Re:exclusionapplication#01K8418338. ALCtoPittMeadows.Oct22,1990.ExclusionApplication#01K8418338.
10
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4. InAugust,2003,theNorthLougheedCommercialAreaStudy(NLCAS)iscompletedfor CPM.Threepotentiallocationsfora10.12ha(25ac)commercialcentreareexamined. TheseoptionssupportedadditionalexclusionsoftheALRwhilevouchingfor maintenanceofnetagriculturalproductivitywithinPittMeadowsbyconsolidatingsmall agriculturalholdingsintomoreefficientparcels,additionstotheALR,andalso,possibly, bypermanentlyretainingthelandswithintheALRthatwereearlierapprovedfor phasedexclusion.TheNLCASenvisionsacommercialareaaccessrouteparallelto LougheedHwy. 5. InSep2003,theCPMindicatestotheALCthatamorenortherlyalignmentofthe MeadowGardensWayalonganexistingfarmdrainageditchisrequiredtoprovidemore widthforcommercialdevelopmentthanwascontemplatedin1985.TheALCiswillingto consider,preferringtheCentralOptionintheNLCAS..Atthesametime,theimpactof theproposedAbernethyConnectorinMapleRidgealsocomestotheALCsattention. Talkalsoemergeaboutexclusionbeyondtheditchtoprovideanevenfirmer urban/agriculturalboundary,tiedtoprovidingsignificantbenefitstoagriculturebythe inclusionoforganicsoilsintotheALR(ColumbiaBithulithicQuarryproperty)and consolidationofAquilinipropertiesinconjunctionwithsubdivisionofnonALRlands.11 6. InNov.2003,CPMformallyappliesforablockexclusionofALRlandalongthenorth boundaryoftheoriginalcommercialdevelopmentareatoaccommodatewidened commercialdevelopment,increasingthetotalexclusionareaforcommercial developmentto8.9ha.InMar,2004,theALCapprovesthisamendmenttorelocatethe northboundaryofthecommercialdevelopmentareasubjectto: Commercialzoningoftheexcludedareas AnumberofmorespecificconsolidationsofALRremainderstoeachotherand preferablywithappropriatepartsoftheBonsonRoadallowance(tobeclosed) ConstructionofaScheduleD.6fencealongthesouthsideofthedrainageditch Registrationofacovenanttoensurethatthefenceismaintainedandnot removedandthattheditchwillnotbemovedwithoutpriorCommission approval.
11
Pellett,T.ALCMemo.Sep18,2003
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7. Byearly2006,ALCstaffisanticipatingtheimpactontheALRofAbernethyWayand Translinksplanstoprovideanefficient,continuousroutebetweenQueensborough BridgeinNewWestminsterandTheGoldenEarsBridge.Inastaffreport,needis recognizedtoplanforaconnectorfromthewestendofAbernethyWaytoLougheed HwytoalleviateruralcongestioninPittMeadowsspecificallyonOldDewdneyTrunk Road(ODTR). ThreeoptionsforthelocationoftheNorthLougheedConnector(NLC)and accommodationofagricultureareexaminedbyALCstaff.Theseare: Option1:NLCimmediatelynorthofMeadowGardenGolfCourse,dipping downwardtoformtheALRboundarywiththecommercialdevelopment,with exclusionofallALRsouthoftheNLC,andconsolidationofremnantsnorthofthe NLCwithotherALRlandnorthoftheconnector(Figure2) Option2:AstraightNCSimmediatelynorthofthegolfcourse,withagricultural underpasstoALRlandssouthoftheNLC,andconsolidationofALRremnants northandsouthoftheNLCwithotherALRlandnorthoftheNLC(Figure3) Option3:NLCthroughthegolfcourseanddippingsouthtoformtheALR boundarywiththecommercialdevelopment,reconfigurationofthegolfcourse usingALRlandssouthoftheNLCandconsolidationofALRremnantswithother ALRlandnorthoftheconnector(Figure4)
Alsonoted,thePittMeadowsFarmersInstitute(PMFI)ispressingtheneedtohave ODTRtrafficcongestionalleviated.DelistingODTRasaregionalarterialwouldallow changestobemadebutthatwasonlypossibleifanotherparallelroadwascreatedto servetheregionalarterialpurpose.Theanticipatedbenefitsincluded: TheNLCisanticipatedtoreducetrafficonODTRsignificantly,specifically commutertrafficcomingfromMapleRidgeandMissiontotheeast. Delistingfromarterialstatuswouldenabletrafficcalmingandothermeasures thatwouldbenefitagriculture Possibilityofraisingtaxesthatcouldbeusedtoassistdrainagefunding.
8. OnMar08,2007,theAACdiscussesanapplicationtoexcludelandfromtheALRfor commercialdevelopmentintheNorthLougheedAreainconcertwithaproposalby proponenttoconstructaneast/westconnectorroadatthenorthboundaryofthe excludedlands.Byresolution,thePMFIdoesnotsupporttheALRexclusiononthe 95
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groundsthattheapplicationwaspremature,inviewofquestionsaboutphasing, funding,landuseandtheimpactofthenewGoldenEarsBridgeopeningin2009. 9. InAugust,2007,theCPMdecidestoproceedwithanapplicationtotheALCfortheNLC transportationcorridorthroughtheALR.CPMreportshavingcontactedproperty ownersinthestudyareaandreceivingafavourableresponsetotheproposedNLC, providedthatadverseimpactstotheALRareminimized.Atthesametime,CPM indicatedintenttoincludeNLCintheCitysMajorRoadNetworkPlanandthatthe roadbedesignedtohavetheleastimpactpossibleontheALRwhilemeeting transportationneeds.Recognizedchallengesinclude: Fundingfortheroadnotsecured Needforminimum70kmdesignspeed Routingoftheroadtominimizelossofagriculturallandand/orfunctionalityof theroad NeedforaccesstotheNorthLougheedCommercialAreafromtheNLC
10. Inlate2007,theOfficialCommunityPlanReviewprocessbegins.TheNLCisincludedin thereview. 11. InSep,2007,PittMeadowsShoppingCentresLtd.makesapplicationtotheALCto importsubgradestructuralfillaspreload,availablefromtheGoldenEarsBridge construction. 12. InSep,2007,theAACindicatesitssupportfora70km/hdesignroadalignedasfar southaspossibleandtobecompetedinitsentiretytobeacceptable 13. InOct,207,CPMretainsanEngineeringconsultanttoassessandrefinethealignmentof theNLC.ThestudyprovidessupportforastraightlinealignmentthroughtheALRand forecastssubstantialreductioninvehicletripsonODTR.Theproposalincludesprovision forafarmaccesstoconnecttheALRlandssouthoftheNLCwiththosenorthofthe NLCusingtheexistingroadrightofway(BonsonRoad) 14. InFeb2008,anALCStaffReportdiscussesissuesrelatedto:12
12
ALCStaffReport.Nov15,2007.
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TheproposedNLCandimpactonODTR ChangingtrafficpatternsrelatedtotheimpendingopeningofPittRiverBridge andtheGoldenEarsBridge NeedfortheNLCtoprovideasubstantialoverallbenefittoagriculture DeveloperofshoppingmallsbuyingupALRsouthoftheproposedNLC AneedtodecoupletheNLCapprovalinprinciplefrompotentialexclusionof landssouthoftheNLC
15. JanandMar,2008,PittMeadowsShoppingCentresLtd.(PMSC)requests reconsiderationforthepartialexclusionoftwopropertieslocatedintheNorth Lougheedcommercialdevelopmentarea.Thisapplicationasksforreconsiderationto redefinetheALRboundarytofollowthenorthernlegallotlinesoftheaffected properties.Therationaleincludes: Legallotlinesor,atminimum,theNLCshouldformtheboundarywiththeALR Largeretailcannotbeaccommodatedundercurrentsizeandconfigurationof parcelsdesignatedforcommercialdevelopment ConsolidationofisolatedremnantsoftheALRsouthoftheNLCisnotpracticalor obtainable EarlyapprovalwouldallowthePMSCtoacceptfill/preloadovertheentirelot areaasitbecomesavailablefromGoldenEarsBridgeconstruction
16. OnAug25,2010,ALCinformsCPMofdecisionontheexclusionapplicationinfavourof theNLChasbeensuccessful Althoughtheproposalwouldimpactexistingorpotentialagriculturalusesofthe affectedlands,inbalanceitwouldincreasetheabilityoffarmersinasignificantarea ofPittMeadowstomakemoreeffectiveuseoftheirlands Pointsnoted: DowngradingofODTasaregionalarterialroad,asrequestedbyPMFI TrafficlevelsonODThavenotdeclinedbelowlevelsthatleadfarmerstofirst requestdowngrading
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OngoinggrowthofMapleRidgewillcontinuetoincreasetrafficinPittMeadows PMFIcontinuestosupportODTdowngrading DowngradingODTwillhavelessimpactwestofHarrisRoad Theconnectorwilltake7.4haoffarmlandand0.3haatthejunctionof2 watercourses Theconnectorwouldseversixparcels,ofwhich4areactivelyfarmed SeveredportionsofparcelssouthofthenewconnectorandwestofMeadows GolfCoursewouldbeunderpressureforconversiontononfarmuse Onefarmerisfirmlyopposedtotheconnectorbecauseofthewasteoffarmland
Subjecttothefollowingconditions: Registrationofacovenantoneachaffectedparcelforthepurposeof: i. Restrictingtheuseofthelandnorthoftheroadtofarmuse ii. Restrictingtheuseofthelandsouthoftheroadtofarmuseoranyother usewhichmaybespecifiedbyanexistingCommissionorder Supervisionbyanagrologistofthedispositionoftopsoiltoadjoiningfarms Completionoftheroadwithin3years Arequestforreconsiderationmustbereceivedwithinoneyear
17. Subsequentevents PresscoverageofpositionsforandagainsttheNLC LocalMLASatheragainsttheproject o QuestioningthelevelofdiligencetakenbytheALC o QuestioningthepremisethatsupportingtheNLCwouldsignificantly improvethemovementoftrafficbetweenAbernethyWayandthe LougheedHwywestofHarrisRoad 98
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3.
DETAILEDEVALUATIONMATRIX
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4. LANDUSEMARKETREVIEWCOLLIERSINTERNATIONALCONSULTING
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HISTORICAL ANNUAL INDUSTRIAL MARKET ACTIVITY (Year-End) 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 Inventory (sf) 1,370,950 1,370,950 1,370,950 1,625,968 1,687,540 1,753,112 1,810,984 1,810,984 1,810,984 1,810,984 Annual New Supply (sf) 0 0 0 255,018 61,572 65,572 57,872 0 0 0 Annual Absorption (sf) -85,316 80,056 -66,125 339,751 31,717 52,761 58,869 7,142 19,474 15,903 Vacancy Rate (%) 9.1% 3.3% 8.1% 1.6% 3.3% 3.9% 3.8% 3.4% 2.3% 1.4% Vacant Space (sf) 124,756 45,241 111,047 26,015 55,689 68,371 68,817 61,573 41,503 25,600 Source: Colliers Industrial Market Reviews, 2001-2010. Period Avg. 44,003 45,423
PORT COQUITLAM
HISTORICAL ANNUAL INDUSTRIAL MARKET ACTIVITY (Year-End) 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 Inventory (sf) 5,494,800 5,710,800 6,154,300 6,337,300 6,447,105 6,499,786 6,669,786 6,763,140 7,277,140 7,482,408 Annual New Supply (sf) 215,000 216,000 443,500 183,000 109,805 52,681 0 93,354 514,000 0 Annual Absorption (sf) 72,983 346,154 488,922 77,042 131,901 85,272 74,382 73,354 469,657 117,550 Vacancy Rate (%) 5.0% 2.4% 1.5% 3.1% 2.7% 2.2% 1.0% 1.3% 1.8% 2.9% Vacant Space (sf) 274,740 137,059 92,315 196,456 174,072 141,851 67,469 84,978 131,454 200,340 Source: Colliers Industrial Market Reviews, 2001-2010. Period Avg. 182,734 193,722
2001 - 2010 Industrial Market Comparison Industrial Market Indicator MR/PM PC Increase in Inventory (sf) 520,034 1,987,608 Avg. Annual Absorption (sf) 45,423 193,722
Please note that, for 2010, ttd means total to date.
RETAIL EXPENDITURE POTENTIAL North Lougheed Shopping Centre - Primary Trade Area 2010
POPULATION INCOME (PDI) TOTAL INCOME POTENTIAL RETAIL SALES / INCOME TOTAL RETAIL POTENTIAL Grocery stores (4451) Specialty food stores (4452) Beer, wine and liquor stores (4453) Health and personal care stores (446) General merchandise stores (452) Clothing stores (4481) Shoe stores (4482) Jewellery, luggage and leather goods stores (4483) Electronics and appliance stores (443) Furniture stores (4421) Home furnishings stores Building material & garden equipment/supply dealers Sporting goods, hobby, music and book stores (451) Miscellaneous store retailers (453) Motor Vehicle & Parts Dealers (441) Gasoline stations (447) TOTAL RETAIL EXPENDITURES Source: Colliers International Realty Advisors, 2010 $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ 51,291 29,085 $ $1,491,820,470 44.2% $659,701,200 128,663,272 $ 8,689,785 $ 37,980,989 $ 43,971,300 $ 77,380,031 $ 28,902,158 $ 4,225,236 $ 4,129,024 $ 24,487,449 $ 13,536,818 $ 9,086,918 $ 39,815,323 $ 19,242,440 $ 18,592,120 $ 128,144,860 $ 72,853,477 $ 659,701,200 $
2020
57,789 30,569 $1,766,560,660 44.2% $781,194,600 152,358,451 10,290,134 44,975,731 52,069,243 91,630,669 34,224,903 5,003,374 4,889,442 28,997,163 16,029,817 10,760,403 47,147,883 22,786,211 22,016,125 151,744,566 86,270,485 781,194,600
Figures in brackets after Retail Category descriptions are North American Industry Classification (NAICS) codes, as reported to Statistics Canada.
Detailed Restaurant Spending Breakdown Food Service Sub-Category Full-service restaurants [7221] Limited-service eating places [7222] Special food services [7223] Drinking places (alcoholic beverages) [7224] Total, food services and drinking places
Pitt Meadows (BC Avg.) $ 834 $ 676 $ 135 $ 147 $ 1,793
Total Trade Area Potential $ 48,213,079 $ 39,092,195 $ 7,783,583 $ 8,505,428 $ 103,594,286
Detailed Restaurant Spending Breakdown Food Service Sub-Category Full-service restaurants [7221] Limited-service eating places [7222] Special food services [7223] Drinking places (alcoholic beverages) [7224] Total, food services and drinking places
Total Trade Area Potential $ 48,213,079 $ 39,092,195 $ 7,783,583 $ 8,505,428 $ 103,594,286
Potential Mkt. Capture 10% 10% 10% 10%
Study Area With Inflow of: Resident Sales 15% $ 4,821,308 $ 5,672,127 $ 3,909,220 $ 4,599,082 $ 778,358 $ 915,716 $ 850,543 $ 1,000,639 $ 10,359,429 $ 12,187,563
NET RETAIL EXPENDITURES, 2020 North Lougheed Shopping Centre - Primary Trade Area
Market Capture (%) Grocery stores (4451) Specialty food stores (4452) Beer, wine and liquor stores (4453) Health and personal care stores (446) General merchandise stores (452) Clothing stores (4481) Shoe stores (4482) Jewellery, luggage and leather goods stores (4483) Electronics and appliance stores (443) Furniture stores (4421) Home furnishings stores Building material & garden equipment/supply dealers Sporting goods, hobby, music and book stores (451) Miscellaneous store retailers (453) Motor Vehicle & Parts Dealers (441) TOTAL COMMERCIAL Source: Colliers International Realty Advisors, 2010 20% 15% 15% 15% 20% 15% 15% 15% 15% 20% 20% 20% 15% 15% 15% $25,732,654 $1,303,468 $5,697,148 $6,595,695 $15,476,006 $4,335,324 $633,785 $619,354 $3,673,117 $2,707,364 $1,817,384 $7,963,065 $2,886,366 $2,788,818 $19,221,729 $101,451,277 $30,471,690 $1,543,520 $6,746,360 $7,810,386 $18,326,134 $5,133,735 $750,506 $733,416 $4,349,574 $3,205,963 $2,152,081 $9,429,577 $3,417,932 $3,302,419 $22,761,685 $120,134,978
2010
2020
Please note that these sales potential figures are illustrative of what could be achieved on-site given reasonable assumptions of continued spending outflow and continued support of other existing trade area commercial facilities. If quoted, these figures should be rounded and described as such.
Potentially Supportable Floor Area Estimates By Category - N. Lougheed North Lougheed Shopping Centre - Primary Trade Area
Sales Reqm't ($/Sq. Ft.) Grocery stores (4451) Specialty food stores (4452) Beer, wine and liquor stores (4453) Health and personal care stores (446) General merchandise stores (452) Clothing stores (4481) Shoe stores (4482) Jewellery, luggage and leather goods stores (4483) Electronics and appliance stores (443) Furniture stores (4421) Home furnishings stores Sporting goods, hobby, music and book stores (451) Miscellaneous store retailers (453) Food Services/Restaurants Service Commercial/Professional Services Offices TOTAL COMMERCIAL Associated Land Area at FSR of 0.28 Associated Land Area at FSR of 0.3 Source: Colliers International Realty Advisors, 2010 Note: Inflow factor of: 15% of total sales volume $650 $700 $1,000 $750 $300 $350 $400 $400 $1,000 $400 $500 $500 $400 $600 25% 46,575 2,191 6,703 10,346 60,690 14,573 1,864 1,822 4,321 7,963 4,276 37,473 6,791 8,202 18,029 53,448 285,266 23 22 55,152 2,594 7,937 12,252 71,867 17,256 2,207 2,157 5,117 9,429 5,064 44,374 8,042 9,713 20,313 63,291 336,766 28 26
2010
2020
Building material & garden equipment/supply dealers $250
ONNIs Golden Ears Business Park has a later phase planned which can accommodate built-to-suit needs for 80,000 sf to as much as 300,000 sf.
Please note that these estimates were based on conversations with these individuals. Actual Statistics Canada data indicate commuter outflow of roughly 50% for Maple Ridge and 70% for Pitt Meadows.

Application For Exclusion From ALR - North Lougheed

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City of Pitt Meadows

North Lougheed Land Use Study

City of Pitt Meadows

North Lougheed Land Use Study

City of Pitt Meadows

North Lougheed Land Use Study

City of Pitt Meadows

North Lougheed Land Use Study

10. Summary Recommendations ............................................................................68

City of Pitt Meadows

North Lougheed Land Use Study

City of Pitt Meadows

North Lougheed Land Use Study

CreationandretentionofjobsandviablecommercialactivitywithinPittMeadows aspartofacompletecommunity; Protectionofagriculturalland; Theneedtoaddresscommuterandagriculturaltrafficinthecity/regionspecifically alongOldDewdneyTrunkRoad.;and Supportforpedestrianandcyclingconnections.

4. Theseobjectiveswereframedasfiveguidingprinciples,shownbelow,andwereusedto evaluatedraftlanduseconcepts: Longtermfinancialsustainability; Benefittoagriculture; Employmentgeneration; Transportation;and Robusturbandesign.

City of Pitt Meadows

North Lougheed Land Use Study

City of Pitt Meadows

North Lougheed Land Use Study

City of Pitt Meadows

North Lougheed Land Use Study

StatisticsCanada.2007.PittMeadows,BritishColumbia(table).2006CommunityProfiles.2006Census.StatisticsCanadaCatalogue no.92591XWE.Ottawa.ReleasedMarch13,2007.http://www12.statcan.ca/censusrecensement/2006/dppd/prof/92 591/index.cfm?Lang=E(accessedNovember5,2010).

City of Pitt Meadows

North Lougheed Land Use Study

City of Pitt Meadows

North Lougheed Land Use Study

City of Pitt Meadows

North Lougheed Land Use Study

City of Pitt Meadows

North Lougheed Land Use Study

City of Pitt Meadows

North Lougheed Land Use Study

City of Pitt Meadows

North Lougheed Land Use Study

1.2. STUDYOBJECTIVESANDMETHODOLOGY Theobjectivesofthelandusestudywereto:

StudyMethodology TheNorthLougheedLandUseStudywasconductedfromDecember2010toMay2011and consistedoffourphases:

Phase1TechnicalReviewandAreaInventoryAnalysis; Phase2LandUseOptionPreparation; Phase3ConsultationandEvaluationofOptions;and Phase4FinalPlanPreparation.

Thefirstphaseoftheprojectfocusedondevelopingagenuineandcomprehensive understandingofthestudyarea,itsissuesandopportunities,andthepolicycontext.This included:

Atourofthestudyarea; Reviewofplans,policies,andrelevantbackgroundmaterials;and Anareainventoryandanalysis.

City of Pitt Meadows

North Lougheed Land Use Study

City of Pitt Meadows

North Lougheed Land Use Study

Arecommendedlanduseconceptisidentifiedwhichisbasedonallinputgathered,aswellas moreindepthanalysis(e.g.financialevaluation).ItisdescribedinSections8and9alongwith transportationandurbandesignrecommendations. Section10summarizesthekeyrecommendationsarisingoutofthisstudy.

City of Pitt Meadows

North Lougheed Land Use Study

City of Pitt Meadows

North Lougheed Land Use Study

City of Pitt Meadows

North Lougheed Land Use Study

City of Pitt Meadows

North Lougheed Land Use Study

City of Pitt Meadows

North Lougheed Land Use Study

City of Pitt Meadows

North Lougheed Land Use Study

City of Pitt Meadows

North Lougheed Land Use Study

City of Pitt Meadows

North Lougheed Land Use Study

City of Pitt Meadows

North Lougheed Land Use Study