draft - city of pitt meadows · 11/14/2019 · regrets: hank bitter dan kosicki philip robinson...

DM 159384

Minutes of the Agricultural Advisory Committee Meeting held on November 14, 2019 at 10:00am in the Harris Room of the Pitt Meadows Works Yard, 11333

Harris Road, Pitt Meadows, British Columbia.

PRESENT: Committee Members: Joe Bachmann (Chair)

Alana Aquilini Macky Banns Sandy Howkins Bob Hopcott Lynn Kemper Mike Manion Wayne Wisselink Nadia Mori

Ex-Officio Members: Councillor Nicole MacDonald* Councillor Anena Simpson*

Guests: Val BerryPeter Jongbloed Bill Loveridge Maureen Robertson

Staff: Lisa Grant, Director of Community Services (Chair) Allison Dominelli, Development Services Technician Colin O’Byrne, Project Manager, Community Development Alex Wallace, Manager of Community Development

REGRETS: Hank Bitter Dan Kosicki Philip Robinson

SECRETARY: Tanya Barr, Deputy Corporate Officer

A. CALL TO ORDER

The meeting was called to order at 10:05 a.m.

B. LATE ITEMS

None.

DRAFT

Agenda for the Agricultural Advisory Committee Meeting – November 14, 2019

DM 159384

2

C. APPROVAL OF AGENDA

It was MOVED and SECONDED THAT the agenda for the November 14, 2019, Agricultural Advisory Committee meeting be approved.

CARRIED.

D. ADOPTION OF MINUTES

It was MOVED and SECONDED THAT the Minutes of the following committee meetings be approved as circulated:

(1) September 12, 2019, Agricultural Advisory Committee meeting (Page 1).

(2) October 10, 2019, Agricultural Advisory Committee meeting (Page 6).

CARRIED.

E. NEW BUSINESS

1. Temporary Use Permit Application – 17607 & 17890 Ford Rd Detour (File 4520-20-2019-04).

Allison Dominelli, Development Services Technician, presented the application for soil screening & mixing at 17607 Ford Rd Detour (Site A) and 17890 Ford Rd Detour (Site B), including a PowerPoint presentation which is included as Attachment 1 and forms part of the original minutes.

*Councillor Simpson joined the meeting at 10:10 a.m.

It was MOVED and SECONDED THAT the Committee support the application for the Temporary Use Permit as presented at the November 14, 2019 Agricultural Advisory Committee meeting.

CARRIED.

2. Soil Permit Application - 14406 Rippington Road

There was general consensus amongst the Committee in attendance at the October 10, 2019 Agricultural Advisory Committee meeting, that the application be recommended to Council with the condition that the original dwelling be demolished prior to construction of the second dwelling.

DRAFT


DM 159384

3

Alex Wallace, Manager of Community Services, provided a verbal overview and recap of the application, including a PowerPoint presentation which is included as Attachment 2 and forms part of the original minutes.

It was MOVED and SECONDED THAT the Committee support the Soil Removal and Fill Deposit Application for 14406 Rippington Road pending the removal of the existing dwelling.

CARRIED.

3. North Lougheed Study Area

Colin O’Byrne, Project Manager, Community Development, provided copies of the four land use concepts under consideration which are included as Attachment 3, a Staff Report to Council which is included as Attachment 4 of which both form part of the original minutes. He then provided a verbal overview and update of the North Lougheed Study Area, including a PowerPoint presentation which is included as Attachment 5 and forms part of the original minutes.

*Councillor MacDonald joined the meeting at 10:38 a.m.

The discussion continued with the following concerns being raised:

Timing for geotechnical reports;

Identification of property lines;

Connecting / access roads;

Impacts on and compensation to the farming community should be included in plan;

Flood concerns and future viability of the land;

Request for definition of restrictive covenants to protect agricultural land; what does this mean for the agricultural community;

Increased foot traffic onto farms; trespassing and increased litter on private property; and

Lack of education regarding farming practices (eg: aerial spraying).

It was MOVED and SECONDED THAT the Committee direct Staff to research and investigate best practices amongst other communities in

DRAFT


DM 159384

4

relation to compensation to the farming community, options for and cost of flood protection; AND

Direct Staff to bring back to the Committee an update in February 2020 prior to providing comments to Council on the proposed land use concepts.

CARRIED.

Joe Bachmann, Co-Chair, opened the floor to the guests to provide an opportunity for questions and comments;

Bill Loveridge, Pitt Meadows – regarding a proposed development at 12621 Harris Road.

Peter Jongbloed, Pitt Meadows – regarding restrictive covenants, support of agricultural community, and the connector road.

Maureen Robertson, Pitt Meadows – regarding the lack of farming representation (icon) on the land use concept drawings.

Val Berry, Pitt Meadows – regarding the North Lougheed Connector and potential of severing agricultural land parcels.

F. ROUND TABLE

The committee participated in a roundtable discussion with the following points being raised:

Mike Manion – Recently met with regional planning committee and spoke to concerns relating to regulation of volatile organic compounds (VOC’s). In January 2020 he plans to meet with Climate Action Committee. He also provided a letter from Farm Practice Review board as it relates to cannabis and the agricultural community which is included as Attachment 6 and forms part of the original minutes.

Joe Bachmann – Reiterating frustration of lack of support for farmers in the community.

Councillor Simpson – Spoke to appreciation for Lisa Grant and wished her well in her future endeavors.

Lynn Kemper – Food security and support of Joe’s comments.

DRAFT


DM 159384

5

Nadia Mori – Spoke to second round of consultation being done relating to cannabis odour emissions and seeking public feedback still.

Macky Banns – Can structural fill be used for raising dikes.

Bob Hopcott – Appreciates the diverse views of the Committee.

Lisa Grant – Spoke to her appreciation of the Committee and comments received to date. The Committee does influence direction of the Staff and has meaning. Appreciates the Committee members taking time out of their day to participate.

G. ADJOURNMENT

It was MOVED and SECONDED THAT this meeting be adjourned at 11:55.

CARRIED.

DRAFT

Renewal Application of Temporary Industrial Use Permit 2017-001 for

17612 Ford Rd Detour

Council Meeting November 19, 2019

• Temporary IndustrialUse Permit issued 2017– Blacksmith and

aluminum/metal railingfabrication

– Owner plus 1 full-time,1 part-time and 1summer studentemployees

17612 Ford Rd Detour

Attachment 1

Business

workshop

Storage shed

50% personal

50% business

Single family

dwelling and

garage

Storage

container for

business

Shed for

personal use

• 1 acre property (notsubject to ALRregulations)

• Area for business:

*Business expanded slightlysince original permit to includecontainer and shed

Workshop 167 m² 1800 ft²

Storagecontainer*

30 m² 320 ft²

Shed* 37.9 m² 408 ft²

Temporary Industrial Use Permit

• No bylaw complaints since issuance

• $5000 letter of credit held to confirmcompliance with permit conditions

• Only changes to initial permitrecommended are to include storagecontainer and shed for area of business

Agricultural Advisory Committee

• Considered at the Oct. 10 AAC meeting

• Not enough attendance for quorum

• Comments included:

– Concerns about precedent for non-farm use in theALR;

– Support for existing size of business but no larger;

– Helpful to have this type of business in thecommunity.

Public Input

• Newspaper advertisement

• Mailout notification provided to 25properties (within 450 m of subject parcel)

• To date, no comments received

Recommendation: THAT Council:

A. Renew Temporary Industrial Use PermitNo. 2017-00101 for a blacksmithing andmetal fabrication business at 17612 FordRd Detour; OR

B. Other.

Soil Permit Application for 14406 Rippington Road

Agriculture Advisory Committee October 10, 2019

• A Non-Adhering Residential Use application for 14406Rippington Road was presented to the AAC for commentson March 28, 2019;

• On April 16th, 2019 at the regular Council meeting, theAgricultural Land Commission (ALC), Non-AdheringResidential Use application was presented to City Council.

Background

Attachment 2

Background

• Civic Address: 14406Rippington Road

• Property Size: 9.96 hectares(24.61 acres)

• Zoning: A-1 GeneralAgricultural

• OCP Designation: Agricultural

Proposed Fill

ALC Regulations• Subject to section 36 [prohibited fill], the removal of soil from, or the placement of

fill on, agricultural land for one or more of the following purposes is permitted if allapplicable conditions are met:

(a) constructing or maintaining a structure for farm use or for a principalresidence if both of the following conditions are met:

(i) the total area from which soil is removed or on which fill is placedis 1 000 m2 or less;

(ii)if the area from which the soil is removed or on which the fill isplaced is in a floodplain, the resulting elevation level is consistentwith the minimum elevation level established under all applicablelocal government enactments and first nation government laws, ifany, respecting flood protection in the floodplain;

Suggested Recommendation:

A. A.The Agricultural Advisory Committee supports the Soil Removal and Fill Deposit Application – 14406 Rippington Road; OR

B. The Agricultural Advisory Committee doesnot support the Soil Removal and FillDeposit Application – 14406 RippingtonRoad.

T TMixed Employment

Mixed Use(Commercial and Residen al)

Live/Work

Residen al Development

Green Space

Civic/Ins tu onal

RapidBus Stops(Future and Proposed)

High Density Area(Towers considered)

Pedestrian/Cyclist OverpassT

Key features• Wide green space corridors for:

• habitat, storm water treatment, andrecrea onal space.

• Two areas where towers will be considered• close to transit and exis ng businesses; and,• to take advantage of views.

• Civic or ins tu onal centre integrated into amixed use building:

• close to future RapidBus stops, a pedestriancrossing on Lougheed Highway, and exis ngresiden al areas.

Features common to all three dra concepts:• Green space network• Green belt along northern edge to create an a rac ve

edge and discourage specula on• Pedestrian/cyclist overpass over Lougheed Highway to

improve north-south connec vity• Most medium to high residen al density within

walking distance of transit and exis ng businesses• Mixed use along Lougheed Highway to increase

housing choice and opportuni es for local businesses• Medium density residen al along the golf course edge

to incorporate views• Live/work areas to increase housing choice, transi on

between land uses, and accommodate smallerbusinesses

• Mixed employment area to accommodate skilledemployment, hospitality, commercial recrea on, andeduca onal ins tu ons

• Proposed RapidBus stops at Meadow GardensWay/Park Road

Civic/ins tu onal and mixed use

Dra Land Use Concept 1

Attachment 3

Key features• Pockets of green space connected by narrow green

corridors for:• habitat, to treat stormwater, and for

recrea onal trails; and,• a greater variety of experiences.

• Two areas where towers will be considered• separated to maintain views from Harris

Road Park; and,• close to transit and exis ng businesses.

• Integrated civic, ins tu onal, and educa onaluses:

• close to proposed RapidBus stops andexis ng business areas; and,

• integra on and density can provide agateway feature for the community.










Civic/ins tu onal and educa on campus

T TMixed Employment


Live/Work


Green Space

Civic/Ins tu onal



Pedestrian/Cyclist OverpassT


T TMixed Employment


Live/Work


Green Space

Civic/Ins tu onal



Pedestrian/Cyclist Overpass

Key features• A narrower green space network, including along

the golf course edge:• for habitat and to treat storm water.

• Four areas where towers will be considered• separated to maintain views from Harris

Road Park and nearby residen al areas; and,• close to transit and local businesses.

• Civic, ins tu onal, and educa onal uses:• close to proposed RapidBus stops and

exis ng businesses; and,• integra on of civic and mixed use within a

tower can provide a gateway feature for thecommunity.










Civic/ins tu onal and mixed use

Educa onal campus

T


CCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiivvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvviiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiccccccccccccccccccccccccccccccccccc//////////////////////////////////////////////iiiiiiiiiiiiiiiiiiiiiiiiiiiinnnnnnnnnnnnnnnnnnnnnnnnnnssssssssssssssssssssssssssss tttttttttttttttttttttttttttttttttttuuuuuuuuuuuuuuuuuuuuuuuuuuuuuu ooooooooooooooooooooooooooooooooooooooooooooooooooonnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnaaaaaaaaaaaaaaaaaaaaaaaaaaaallllllllllllllllllllaaaaaaaaaaaaaaaannnnnnnnnnnnnnnnnnnnnnnnnndddddddddddddddddddddddd mmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmiiiiiiiiiiiiiiiiiiixxxxxxxxxxxxxxxxxxxxxxxxeeeeeeeeeeeeeeeeeeeeeeeeedddddddddddddddddddddddddddddddddd uuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuussssssssssssssssssssseeeeeeeeeeeeeeeeeeeeeeeeee

EEEEEEEEEEEEEEEEEEEEEEEEddddddddddddddddddddddddddddddddddduuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuccccccccccccccccccccccccccccccccaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa ooooooooooooooooooooooooooooooonnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaalllllllllllllccccccccccccccccccccccccccccccaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaammmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmpppppppppppppppppppppppppppppppppppppppppppppppppuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuussssssssssssssssssssssssss

DDDDDDDrrrrraaaaaaaa LLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaannnnnnnnnnnnnnnnnnnnnnnnnddddddddddddddddddddddddddddddddddddd UUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUUssssssssssssssssssssssssssssssseeeeeeeeeeeeeeeeeeeeeeeeeeeeee CCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCoooooooooooooooooooooooooooooooonnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnncccccccccccccccccccccccccccccccccceeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeepppppppppppppppppppppppppppppppppttttttttttttttttttttttttttttttttttttttt 33333333333333333333333333333333333333Dra Land Use Concept 3

Key features• Open recrea onal green spaces beside more

intense uses, connected with green corridors forhabitat, storm water treatment, and recrea on.

• Four areas where towers will be considered:• separated to maintain views from Harris

Road Park and nearby residen al areas;• situated to maximize views.

• Civic, ins tu onal, and educa onal uses:• close to proposed RapidBus stops and

exis ng business areas.• Live/work posi oned as a ‘High Street’ between

the educa on campus and mixed employment,anchored with a mixed use tower.

Features common to all dra concepts:• Green space network• Green belt along northern edge to create an a rac ve





to incorporate views• Mixed employment area to accommodate skilled

employment, hospitality, and commercial recrea on• Proposed RapidBus stops at Meadow Gardens

Way/Park Road

T TMixed Employment


Live/Work


Green Space

Civic/Ins tu onal



Pedestrian/Cyclist Overpass


T

DDDDDDDrrrrrrrraaaaaaaaaa LLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaannnnnnnnnnnnnnnnnnnnnnnnnnnnnddddddddddddddddddddddddddddddddd UUUUUUUUUUUUUUUUUUUUUUUUUUUUUUsssssssssssssssssssssssssssssseeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee CCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCoooooooooooooooooooooooooooooooooooooooonnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnncccccccccccccccccccccccccccccccccccceeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeppppppppppppppppppppppppppppppppppppppppppppppppppppppppttttttttttttttttttttttttttttttttttttttttt 444444444444444444444444444444444444444Dra Land Use Concept 4

I City ofmvS Pitt MeadowsSUB THE n^^& PLACE

DATE:

TO:

FROM:

October 11, 2019

Mayor and Council

Staff Report to CouncilCommunity Development

FILE: 13-6520-20/19

Date of Meeting - October 22, 2019

Lisa Grant, Director of Community Services

SUBJECT: North Lougheed Study Area Draft Land Use Concepts

RECOMMENDATION(S): THAT Council:

A. Receive the draft land use concepts and community engagement summary

report from the report titled "North Lougheed Study Area Draft Land Use

Concepts" dated October 11, 2019 for review; AND

B. Direct staff to commission market analyses and traffic impact studies on the

attached draft land use concepts; AND

C. Direct staff to engage the public and stakeholders to seek feedback on the

attached draft land use concepts; OR

D. Other.

CHIEF ADMINISTRATIVE OFFICER COMMENT/RECOMMENDATION:\ •'

?

/-^••^

PURPOSE

To present draft land use concepts for the North Lougheed Study Area and a summary of the

recent public and stakeholder engagement to Council. Upon direction by Council, staff will then

begin a public and stakeholder engagement process to collect feedback and commission market

analysis and traffic impact studies for a technical review of the draft land use concepts. The

158492vl Page 1 of 16

collected input will be used to create a refined land use concept that will be presented to

Council in December.

D Information Report |Xl Direction Report D Decision Report

DISCUSSION

Background:

Since the early 1980's various City Councils have considered options for development on the

north side of Lougheed Highway. Several of these were considered by the Agricultural Land

Commission and received conditional exclusion approval. The original scoping report for the

North Lougheed Study Area planning project, approved by Council on May 28, 2019 and

amended on October 1, 2019, outlined the planning process for preparing a revised land use

concept for the North Lougheed Study Area, beginning with an initial re-engagement phase

with the public and stakeholders.

From June to August 2019, staff connected with the community and stakeholders to:

• learn about the site and its context;

• discuss goals and ideas for the future of the study area; and,

• re-engage on the driving values identified through prior engagement efforts for the

Official Community Plan (OCP) review and the land use concepts that were created in

2011.

In these discussions, participants reconfirmed the importance of the identified values and their

feedback helped identify three dominant land use themes for the study area. For more

information on the process and findings, please see the attached engagement summary

(Attachment B).

During this period, staff also:

• collected additional background technical information on the site through review of

relevant reports, plans, and related case studies to help understand what ideas could be

feasible for the future use of the area; and,

• examined the collected public and stakeholder goals and values in relation to best-

practice concepts from professional literature for improving community sustainability

and livability.

To put it all together, the values and best-practice concepts are used to give expression to the

different land use themes/ while the site and context information shape what is possible. The

preferred direction for the draft land use concepts (Attachment A) were identified through

considerable internal review of the collected information and engagement findings.

158492vl Staff Report-Page 2 of 16

Following confirmation of the draft land use concepts (Attachment A) by Council, staff will again

engage the public and stakeholders to seek their feedback on what aspects of the draft plans

resonate with participants. The City will also commission a market analysis and traffic impact

assessment of the draft options. The collected feedback and technical review will be used to

inform preparation of a refined land use concept that will be presented to Council in December

2019.

Relevant Policy, Bylaw or Legislation:

Section 475 of the Local Government Act sets out the requirements for consultation during the

amendment of an Official Community Plan (OCP), including consideration by Council of what

are appropriate opportunities for consultation, beyond the required public hearing, with

persons, organizations and authorities it considers will be affected.

Attachment B provides a summary of the initial public and stakeholder engagement process.

Following review of the draft land use concepts by Council, staff will again reach out to the

public and stakeholders to share the feedback received in the previous engagement phase and

seek their feedback on the draft land use concepts that were informed by that consultation.

Information received from this second phase of in-person and online engagement will be

collated and appended to the revised land use concept when it is presented to Council in

December.

The public and stakeholders will also be engaged at future steps in the planning process,

including: when Council is considering incorporating the revised land use concept into the City's

OCP and when staff are preparing the area design guidelines.

Analysis:

1. Guiding principles

1.1 Guiding theme for the draft land use concepts

Of the three land use themes identified in the findings from the public and stakeholder

engagement (described in Attachment B), providing a mix of residential, public space, and

employment uses was identified as the preferred direction for the future of the area. This

addresses the following goals and ideas for land uses identified by the public and stakeholders:

• Sustainable development that incorporates the natural, built, and cultural heritage of

the area,

• Intensive general or light industrial lands, office space, and other skilled employment

uses,

• Land ownership options for local small and medium-sized businesses,

• Complete neighbourhood with residential, specialty retail, restaurants, and visitor

accommodation

158492vl Staff Report - Page 3 of 16

• Mix of residential types and tenures with transition zones (including senior, affordable,

and rental housing),

• Retain and enhance wildlife habitat/

• Recreational and civic amenities that serve residents an attract visitors,

• Space for civic services,

• Development that is complementary to current uses in Pitt Meadows,

• Ensure development will help Pitt Meadows be a more complete, compact/ and transit-

oriented community;

1.2 Best-practice concepts, drivinq values, and enqaqement feedback

The goals identified by the public and stakeholders through

the engagement process that were not specific to particular

land uses, but did address how development should be

articulated/ were integrated with the driving values under

the following best-practice concepts. The best-practice

concepts were identified from professional literature to

guide the creation of the draft land use concepts (see

Attachment B). The following list identifies how the driving

values and ideas from the public and stakeholder

engagement relate to best practices:

• Transit and pedestrian-oriented development,

which incorporates the following driving values:

o Small town feel,

o Walkable and easy to get around,

o Take advantage of RapidBus and

transportation improvements,

o Calm, safe/ clean community;

and incorporates the following goals identified by the

public and stakeholders:

o Walkable, cyclable, transit-oriented

development with better (and more) north-

south connections across Lougheed Highway,

o Intensive development,

o Complete neighbourhood with residential,

specialty retail, restaurants, and visitor

accommodation,

o Transition zones between uses,

o Retain and enhance wildlife habitat,

o Improve access to transit services for

Best-practice concepts

Transit and pedestrian-

oriented developments allow

people to drive less byproviding clustered, walkable,

well-connected, and well-

designed neighbourhoods.

Low impact urban design and

development emphasizes

urban sustainability throughmanaging ecosystem health,

stormwater, waste, energy,

and transportation.

Fiscal stewardship is carefullyconsidering short and long

term economic benefits and

wellbeing.

Community wellness and

inclusivity addresses qualitiesthat affect the physical andsocial health of a community

and its members.

Buffering and transitioning

between land uses are two

ways to avoid or mitigate the

activities of residents or

businesses in one area from

adversely affecting those in

another.

158492V1 Staff Report - Page 4 of 16

residents living outside the urban area;

• Low impact urban design and development, which incorporates the following driving

value:

o Protect natural areas;

and incorporates the following goals identified by the public and stakeholders:

o A comprehensive area plan to avoid piecemeal development and improve traffic

flows,

o Sustainable development that incorporates the natural, built, and cultural

heritage of the area,

o Walkable, cyclable, transit-oriented development with better (and more) north-


o Retain and enhance wildlife habitat;

• Fiscal stewardship/ which incorporates the following driving values:

o Explore options for enhancing agriculture in Pitt Meadows that are funded

through income from new development,

o Generate local jobs,

o Diversify the City's tax base;



flows,

o A land use plan that maximizes City income from development fees and future

property taxes, while minimizing the City's costs for servicing the area,


o Recreational and civic amenities that attract visitors,

o Development that is complementary to current uses in Pitt Meadows;

• Community wellness and inclusivity, which incorporates the following driving values:

o Increased housing choice,

o Beautiful public spaces and enhanced culture and heritage,

o Close to outdoor recreation;


o Sustainable development that incorporates the natural, built, and cultural

heritage of the area,



o Complete neighbourhood with residential, specialty retail, restaurants, and

visitor accommodation/



o Mix of residential types and tenures/ with transition zones from neighbouring

uses,

o Recreational and civic amenities that serve residents and attract visitors,

o Provide an attractive edge along Lougheed Highway and a gateway to the City,

o Ensure development does not have adverse effects on adjacent residents,

o Edge planning to protect adjacent agricultural areas,

o Improve access to transit services for residents living outside the urban area;

and,

• Buffering and transitioning between incompatible land uses, which incorporates the

following driving values:

o Protect surrounding farmland;



flows,



o Transition zones between uses to reduce conflict,

o Edge planning to mitigate speculation pressures and viability of adjacent

agricultural properties.

1.3 Site and context considerations

Lastly, the draft land use concepts also had to respond to site and contextual considerations

that affect the feasibility of different choices. These considerations include:

• Proximity to existing retail and commercial centres east and west of the study area;

• Regional and local land use patterns and amenities;

• Agricultural Land Commission exclusion approval conditions;

• Site access points and road infrastructure;

• Commuting patterns;

• Transit routes, including the proposed RapidBus stops;

• Existing and new opportunities for north-south pedestrian and cyclist connections

across Lougheed Highway and through the study area;

• Existing ecology and area drainage patterns;

• Geotechnical and soil conditions;

• History of the area and the Park Residence heritage site;

• Surrounding land uses and their sensitivities;

• Visual experience of Lougheed Highway; and,

• Views of the Meadow Gardens Golf Course and mountains;


By responding to these matters, the land use concepts are less generic and more locally

responsive, which will: enhance the local feel and character of future development; build on

existing strengths and help address existing issues; and, reduce the potential for future conflicts

(and costs).

2. Draft land use concepts

2.1 Land use definitions

To help understand the attached land use concepts, please refer to the following terms:

Mixed employment: These areas can include commercial office space, educational campus,

hotels, meeting spaces, accessory uses (e.g. cafes or restaurants), small manufacturing

businesses, mixed retail/industrial, and agricultural processing.

Mixed use: Accommodates street-oriented retail and commercial space on lower floors, along

key streets, with residential units above and/or behind.

Live/work: Live-work units accommodate commercial-retail use of the ground floor and

residential use above or behind within the same units. Such units allow business owners,

artists, or others to live in the same unit as their business or workspace.


Residential development: Generally attached, ground-oriented units, including townhouses

and low rise apartments. Towers up to 10 storeys may be considered in specific areas.

Green space: These may be for green infrastructure, conservation areas supporting passive

recreation, or parks designed for more active recreation uses.

'?s^,'•"SSKwBa— -u'-l^^w^Itt IT

Civic/institutional: Allows space for public facilities, cultural centres/ heritage buildings,

educational or daycare facilities.

2.2 BrinqinQ it_toqether: land_use concept descriptions

The purpose of the draft land use concepts is to generate discussion about different strategies

to plan for the future of the area. All three draft land use concepts are based on the broad

theme of providing a mix of residential, public space, and employment uses, identified through

considerable internal review as the preferred option going forward. From this basis, each

concept provides a different expression of the values and best practices as they relate to the

site and contextual considerations

Through discussion with the public and stakeholders about the concepts and the ideas they

represent, staff will draft a revised option that will likely include a combination of ideas from

those presented here.


Draft Concept 1

Legend

Mixed Employment

Mixed Use

(Commercial and Residential)

Live/Work

Residential Development

Green Space

Civic/lnstitutional

RapidBus Stops

(Future and Proposed)

^ High Density Area

S, ,•' (Towers)

Pedestrian/cyclist overpass

The key ideas represented in this draft land use concept include:

• A wide greenspace network that incorporates the existing pond, watercourses, and a

forested area. This area will collect and treat storm water and provide space for

recreational trails;

• Two high density areas along Lougheed Highway and towards the northeast corner

where towers would be considered (with views and shading taken into account):

o A mixed use area along most of the Lougheed Highway edge, situated on

naturally higher terrain close to transit and local businesses; and, oriented to

maximize views of the mountains;

o A residential, live/work area with views of the golf course and the mountains for

upper units, but setback from the edges to reduce its impact on the golf course

and minimize complaints from residents from agricultural practices;

• A pedestrian and cyclist overpass is proposed to provide a north-south connection

across Lougheed Highway;

• Opportunity for a civic and/or institutional use integrated into the mixed use area close

to the traffic light across Lougheed Highway at Meadow Gardens Way/Park Road.

• Medium density residential along the golf course edge to take advantage of the view

(setbacks to ensure safety and privacy will be considered);


• Collectively, the medium-high density residential, mixed use, and live/work areas will

increase the diversity of housing and transition from existing lower-density residential

areas to the other areas;

• Live/work opportunities along the green network and transition into the mixed

employment area;

• The mixed employment area will provide opportunities for commercial office space,

education campus, agricultural processing, hotels and meeting facilities/ commercial

recreation facilities, or other skilled employment, with access onto the North Lougheed

Connector; and,

• The green belt along the northern edge and allocation of mixed employment is

consistent with recommendations from the Ministry of Agriculture to help mitigate

conflict and deter land speculation.

This draft concept aligns with Metro Vancouver and TransLink policies encouraging:

• compact, complete, transit-oriented communities,

• diverse and affordable housing choices,

• environmental protection,

• employment close to where people live, and

• development patterns that facilitate transit use, walking, and cycling.


Draft Concept 2

Legend

Mixed Employment

Mixed Use


Live/Work


Green Space

[ f Civic/lnstitutional

RapidBus Stops


^ High Density Area

*., ,/ (Towers)


The key ideas incorporated into draft land use concept 2 include:

• A greenspace network that incorporates the existing pond, watercourses, and a forested

area, but includes more nodes connected with narrower green corridors. This strategy

distributes the greenspaces and offers a greater variety of experiences;

• The civic/institutional and educational campus ideas have been incorporated into a

large area close to the forthcoming RapidBus stops and existing commercial area at

Harris Road and Lougheed Highway. An area of higher density beside the intersection

will allow for more intense use of that corner and provide a gateway feature for Pitt

Meadows;

• A view corridor from Harris Road Park towards the mountains has been maintained with

a gap between the higher density areas where towers would be considered. The areas

where towers would be considered (with views and shading taken into account) are

situated close to the north-south connections and both future and proposed transit

stops;



• A larger area of medium density residential and mixed use extends the length of the golf

course edge to take advantage of the view (setbacks to ensure safety and privacy will be

considered);


• A live/work area along the green network transitions into the mixed employment area;

• Collectively, the medium-high density residential, mixed use, and live/work areas will




education campus, agricultural processing, hotels and meeting facilities, commercial


Connector; and,




This draft land use concept also aligns with Metro Vancouver and TransLink policies

encouraging:

• Compact, complete, transit-oriented communities,

• Diverse and affordable housing choices,

• Environmental protection,

• Employment close to where people live, and

• Development patterns that facilitate transit use, walking, and cycling.


Draft Concept 3

Legend

Mixed Employment

Mixed Use


Live/Work


Green Space

Civic/lnstitutional

RapidBus Stops


f ' ~ \ High Density Area

<^ .-' (Towers)


Key ideas incorporated into draft land use concept 3 include:

• A thinner greenspace network that incorporates the existing pond, watercourses, and

forested area;

• An opportunity for integrating a civic/institutional use within a mixed use tower

development close to transit and the existing commercial area at the corner of Harris

Road and Lougheed Highway;

• An opportunity for an educational campus close to transit and the existing commercial

area in the mixed employment area;

• Towers would be considered in more specific areas to allow residential density that

optimizes views, but retain view corridors to the mountains in the north from Harris

Road Park and the residential area south of Lougheed Highway;



• A medium density residential extends the length of the golf course edge to take

advantage of the view, but a green buffer has been included to ensure safety and

provide a recreational trail corridor;

• A larger live/work area along the green network transitions into the mixed employment

area;


• Collectively, the medium-high density residential, mixed use/ and live/work areas will




education campus, agricultural processing, hotels and meeting facilities, commercial


Connector; and,




This draft land use concept also aligns with Metro Vancouver and TransLink policies

encouraging:

• Compact, complete, transit-oriented communities,

• Diverse and affordable housing choices,

• Environmental protection,

• Employment close to where people live, and

• Development patterns that facilitate transit use, walking, and cycling.

Matters to be addressed in development policies and desiqn quideline development process

The intent of the land use concept is to provide general direction for future use of the study

area. The actual development of the land will be further guided by development policies, design

guidelines, and zoning requirements. Following acceptance by Council of a revised land use

concept, staff will again engage the public and stakeholders on more detailed considerations on

the following matters that will be incorporated into development policies and design

guidelines:

• Development principles;

• Transportation networks;

• Street design;

• Open space design; and,

• Building design.

Next steps

As outlined in the North Lougheed Study Area scoping report dated October 1, 2019, staff will

connect with the public and stakeholders to receive feedback on the three draft land use

concepts attached to this report. Additionally, the City will commission a market analysis and

traffic impact assessments for the three draft land use concepts. The feedback and technical


review will be collated by staff and used to create a revised land use concept that will be

presented to Council in December 2019.

Once Council is satisfied with the revised land use concept, staff will prepare an application to

Metro Vancouver to amend the Regional Growth Strategy, Metro 2040, and begin the process

of amending the City's Official Community Plan and relevant bylaws. Additionally, staff will

prepare a scoping report for creation of design guidelines for the study area.

Staff will engage Council, the public, and stakeholders at each stage in the process to share

information and seek feedback as part of the City's commitment to early and ongoing

engagement.

COUNCIL STRATEGIC PLAN ALIGNMENT

IX] Principled Governance IX| Balanced Economic Prosperity [Xl Corporate Excellence

Community Spirit & Wellbeing [Xl Transportation & Infrastructure Initiatives

D Not Applicable

Fiscal stewardship and accountability. Strive to maintain an informed balance between taxation

levels and the delivery of quality City services.

Business vitality. Foster a vibrant and diverse economy where local businesses thrive.

Agriculture. Support and advocate for the continued viability of our agricultural industry.

Affordability. Promote accessible and affordable transportation, daycare and housing

opportunities to help families and businesses thrive.

Employment. Help residents improve their quality of life by encouraging and sustaining diverse,

well-paying employment opportunities close to home.

Wellness. Provide and encourage a community conducive to healthy, inclusive and accessible

living.

Natural environment. Promote the conservation and enhancement of our natural environment

for the benefit of current and future generations.

Housing diversity. Encourage diversity in housing types to foster an inclusive, affordable, multi-

generational community.

Improved transportation. Encourage a livable, healthy and environmentally responsible

community through the promotion of active modes of transportation.

Accountability. Demonstrate open and honest accountability in all activities.


FINANCIAL IMPLICATIONS

D None S Budget Previously Approved D Other D Referral to Business Planning

Budgeted costs associated with engagement and review of the draft land use concepts were

included in the scoping report approved by Council on May 28, 2019 and an amended budget

approved on October 1, 2019.

PUBLIC PARTICIPATION

Inform |X| Consult D Involve D Collaborate D Empower

Comment(s):

Staff will take the attached draft land use concepts to the public for review and comment

through October and November 2019. The public will have opportunities to review and provide

comment on the draft land use concepts in person and online. Received comments will be

compiled and presented to Council along with a refined land use concept in December 2019.

KATZIE FIRST NATION CONSIDERATIONS

Referral S Yes D No

The draft land use concepts will be referred to the Katzie First Nation for their review and

comment.

SIGN-OFFS

Written by: Reviewed by:

Lisa Grant, Director of Community Services Mark Roberts, Chief Administrative Officer

ATTACHMENT(S):

A. Draft North Lougheed Study Area land use concepts

B. Initial public and stakeholder engagement summary


Mixed Employment



Civic/lnstitutional

RapidBus Stops


High Density Area

(Towers)


ia»iai::io

Mixed Employment

Mixed Use

(Commercial and Residential) K^^f'i


Civic/lnstitutional

RapidBus Stops


High Density Area

(Towers)


100 200 300 4001 Meters

Mixed Employment

(Commercial and Residential) ;;,«^?

Live/Work


Green Space

Civic/lnstitutional

RapidBus Stops


High Density Area

(Towers)


ATTACHMENT

North Lougheed Study Area Engagement

Summary

Phase 1 - initial public and stakeholder re-engagement (June to August 2019)

General Intent

The City re-connected with the community and other stakeholders initially to identify the values and

goals that would inform creation of draft land use concepts, development policies and, later, the design

guidelines for the North Lougheed Study Area.

Relevant Policy, Bylaw or Legislation:

Policy: Council Policy C098 - Community Engagement Policy and supplemental Civic Engagement

Framework identify public participation and engagement as a City priority to ensure transparency and

responslveness.

Legislation: The Local Government Act, section 475 requires community consultation during the

development of an Official Community Plan (OCP). The land use concept and area plan outcomes from

this planning project will be incorporated into the OCP; therefore, the same requirements do apply.

Section 475 requires that a local government provide one or more opportunities it considers appropriate

for consultation with persons, organizations and authorities it considers will be affected in the

development of an OCP. Specifically, the local government must:

• consider whether the opportunities for consultation with one or more of the persons,

organizations and authorities should be early and ongoing, and

• specifically consider whether consultation is required with the following:

o the board of the regional district in which the area covered by the plan is located, in the

case of a municipal official community plan;

o the board of any regional district that is adjacent to the area covered by the plan;

o the council of any municipality that is adjacent to the area covered by the plan;

o first nations;

o boards of education, greater boards and improvement district boards;

o the Provincial and federal governments and their agencies, including the Agricultural

Land Commission

This is the minimum requirement for the development of OCP plans and policies. Local Governments, as

a general practice, organize and carry out robust public engagement and consultation involving many

different approaches to reach as many people as possible. Public engagement and consultation is critical

in the development of OCP plans and policies for three main reasons:

1. To gain an understanding of the community and its values.

158717vl Page 1 of 14

2. To build an understanding with the community regarding the decisions made in the process

of creating the OCP.

3. To gain a greater acceptance or support for the decisions that are based on the plan moving

into the future.

Purpose of the Phase 1 Engagement

As the first part of a multi-phase engagement effort, the City sought to re-engage the public and

stakeholders to:

• gather information about the area from different viewpoints and perspectives;

• share with, and learn from, the community and other stakeholders about the issues and trends

that will shape the area's future;

• reflect upon the values and vision identified through the Official Community Plan publicengagement process and the guiding values identified through consultation on the plans

produced for the North Lougheed Study Area in 2011; and,

• find out if there was consensus regarding the values and goals that will shape the planning and

development of the area.

Engagement Actions

Connected with stakeholder groups and organisations.

City staff met with the following groups, agencies, and organizations in person or by telephone:

• Active Transportation Committee

• Affected Land Owners

• Agricultural Advisory Committee

• Agricultural Land Commission staff

• City of Maple Ridge staff

• Metro Vancouver staff

• Ministry of Transportation and Infrastructure staff

• TransLink staff

Invitations to meet were also extended to the Katzie First Nation; however, no comments were received

at the time of writing.

Stakeholders were asked:

1. What information they had that would help the City understand the study area and how it

relates to the surrounding City and region.

2. What projects or initiatives the agency or organization had underway that might impact the

planning for the study area.

3. What priorities and issues they felt would inform the planning of the study area.

158717vl Page 2 of 14

Connected with the broader community of Pitt Meadows.

City staff carried out engagement exercises (described below) at the following public events:

Saturday, June 1 (9:00am to 5:00pm) - Pitt Meadows Day and talked to approximately 35 community

members;

Saturday, June 15 (12:00pm to 4:00pm) - Housing and Community Growth Forum and talked to

approximately 60 community members;

Saturday, July 6 (8:00am to ll:00am) - Public Engagement Pop-up at Silver Bridge Parking Lot on Harris

Road and talked to approximately 30 community members;

Thursday, July 18 (3:00pm to 6:30pm) - Public Engagement Pop-up at the Recreation Centre before the

Bard on the Bandstand performance and talked to 27 community members;

Sunday, July 28 (3:00pm to 7:00pm - Public Engagement Pop-up at the Recreation Centre and talked to

20 community members.

Online enqaqement

A dedicated section was added to Have Your Say - the City's online engagement platform - asking

participants to complete exercises that were very similar to those used at the in-person engagement

events. By the end of August, 60 participants contributed to the online engagement exercises.

Notification methods

To inform the public about the project and engagement opportunities, staff:

• Mailed notices to 843 residents and landowners north of Lougheed Highway;

• Placed postcard ads in the Recreation Centre, Library, City Hall, and South Bonson Community

Centre;

• Handed out postcard ads to community members whom enquired at City Hall, or at the

engagement events, about the project or related topics;

• Produced a project website explaining the history and process for the project, with direct links

from the City's homepage;

• Advertised the public engagement pop-up events on all of the City's social media channels;

• Prepared two project-specific newspaper ads, plus included the public engagement sessions in

the July "City Talks" section of the newspaper; and,

• Included a digital ad on the City's sign on Harris Road.

In-person enaaaement exercises

The engagement exercises were organised to address three questions:

158717vl Page 3 of 14

1. What should the City know about the study area and how it relates to the surrounding City and

region?

2. What ideas, uses, or activities would the public like to see (or not see) in the study area?

3. What priorities and values should guide decision making about the study area?

For question one, community members had the option to

write information on provided sticky notes and put them

on a board that had a map of the study area and a map

showing the study area plus a larger portion of the

surrounding City. Alternatively, staff wrote down

information provided by community members through

discussion.

Figure 1. Site and context information provided by the

community.

In response to question two, participants also had the

opportunity to write down ideas on sticky notes and

place them on a board or discuss their ideas with

staff, who then wrote them down and place them on

the board.

Figure 2. Ideas and goals identified by the community.

158717vl Page 4 of 14

Figure 3. Value prioritization survey.

The third exercise asked participants to choose four guiding

values, from a total of twelve, that they thought were most

important for staff to consider when preparing new land

use concepts for the study area. They identified their

preferences by placing dot stickers in the squares

underneath the descriptions of their preferred guiding

values. This exercised challenged participants to consider

what was most important to them. The aggregated votes

were intended to inform staff if there was public consensus

on what values should inform decision making about the

future of the study area.

The 12 guiding values came from two sources, as shown

below in Table 1. Versions of all 12 were identified through

the Vision and Values engagement undertaking in 2018 for

the Official Community Plan (OCP) review process. Five of

the values were used to shape the land use concepts

developed in 2011 and an additional two were identified as

key concerns through the associated engagement process.

Values identified through the OCP review:

Small town feel

Walkable and easy to get around

Close to outdoor recreation

Calm, safe, clean community

Protect farmland

Support agri-tourism as a way of supporting the

agricultural economy

Improve transportation in the City (both transit

and congestion issues)

Diversify the City's tax base

Generate local jobs

Increased housing choice

Beautiful public spaces and enhanced culture and

heritage

Protect natural areas

Values prioritized in the 2011 land use concept

development process:


Protect farmland

Support farmers (explore development that

provides net benefits to agriculture)

Take advantage of transit planning along Lougheed

Higway and improve the transportation network

Diversify the City's tax base (and fund NLC)

Generate local jobs

Create beautiful public spaces

Table 1. Sources of the values that were discussed through the public engagement.

For the survey, each value included a short description to help participants understand their meaning:

Small Town Feel - Future development shall be compact, easy to navigate, close to shops, family

friendly, with low buildings.158717vl Page 5 of 14

Walkable and Easy to Get Around - Compact development with attractive public spaces and

well connected walking and cycling paths.

Close to Outdoor Recreation - Easy access to parks, sport fields, the dikes, cycling, and walking

routes around the City.

Calm, Safe and Clean Community - Family-oriented development that includes slower traffic,

looks out onto public spaces to deter crime, and is easy to get around.

Protect Farmland - Retain all land currently designated for agriculture use and accommodate all

future growth and development within the existing urban area.

Support Farmers - Explore options for enhancing agriculture in Pitt Meadows that are funded

through income from new development

Take Advantage of the B-Line and Transportation Improvements - Higher density residential

and employment uses will maximize the use of the B-Line and proposed road network changes

(i.e. North Lougheed Connector).

Diversify the City's Tax Base - Increasing the land available for employment will reduce the tax

burden on homeowners. Commercial and industrial land owners pay higher taxes than

residential and agricultural property owners.

Generate Local Jobs - More industrial, commercial, and office space will lead to more jobs and

shorter commutes.

Increase Housing Choice - More housing choice will provide options for young families, seniors,

and others who want to live in Pitt Meadows.

Beautiful Public Spaces and Enhanced Culture and Heritage - Attention to the design of our

public spaces that respects our setting and the history of the area provides amenities for

everyone.

Protect Natural Areas - Preservation and restoration of natural areas enables animals, plants,

and residents to thrive now and into the future.

Online enqaqement exercises

The engagement exercises on Have Your Say were very similar to the in-person exercises:

1. Participants could place a virtual pin on a map and enter notes about the site and/or how it fits

within the surrounding City and region.

158717vl Page 6 of 14

All id^as [eceked on this pags v.n be

and v.e're excited to near from you P.ll I

-D; To add your ideaSlflnlnfRegisie

PautWorsley

24 day* ago

Whatever to usage of thisproperty. Will then be aplan for a noise barrier orgreen space between the

'V

BolandnlchT

13 days ago

More shopping andrestaurants

»<y

Affordable housingsurrounded by gresn spacewith walking traih

1<7

Ddyerzoos

6 days ago

Family friendly natureInterpretiveCenter/Aflricuttural learningCenter or Sdiooi'combined

'V

Connect the area with apedflstrian walkway acrossLougheed Hifihway

2. Ideas could be entered as short posts and

contributors could comment on posts made by

others.

'V

Figure 4. Online goals and ideas exercise.

3. A survey allowed participants to identify

the relative importance of each of the 12

guiding value for shaping decisions about

the future of the North Lougheed Study

Area. This was a bit different from the in-

person exercise because of the limitations

of the online engagement platform.

How Important are the following values and priorities for shaping thedecisions about the North Lougheed Study Area? Please see below for adefinition of each one.

Extremely ; I Somewnat NotImportant : Important | Neutral ; important ' Important

Support Farmers ' <-) . '.' ; '-' ( ' ; ' '

Take Advantage of the B-Lineand Transportation . ' ' : f ' I ; ' ' [ '

Improvements

Diversify the City's Tax Base '.' , l-' : •--' l)

Generate Local Jobs ( ' *.' ; '.' ; '•.'

increase Housing Choice : ' > ' ' : ' ' ; ' ' ' ' |

Beautiful Public Spaces and : : : ;Enhanced Culture and : ' ' • ( ' : ' ' • ' ' • l ' ;

Heritage

Protect Natural Areas , ' ' : •' ^ ••

Small Town Feel ! • '- l.' ' ''•

WalKable and Easy to Get

Around

Close to Outdoor Recreation : ' • : • ' ' ' : ^ '

Calm. Safe, and Clean ; ^ : i , i

Community

Protect Farmland • l ' '-• | <.> , < •

Figure 5. Online values survey.

158717vl Page 7 of 14

Findings

Community members

Information

From members of the community, staff gathered information on:

• Local ecology:

o Raptors observed in existing treed areas,

o Sandhill cranes heard in the area;

• Local traffic patterns:

o Access from Dorado and the Fairways developments onto Meadow Gardens Way is

difficult already,

o Limited pedestrian and cyclist crossings along Lougheed Highway,

o West of Harris Road, residents along Lougheed Hwy rely on a red light at that

intersection to be able to leave their driveways;

• Effects of noise due to traffic:

o The existing trees on the Dream Valley property and regenerating trees on the Park

Farm property dampen traffic sounds for Dorado residents;

• Existing features and amenities in the area:

o A bus stop already built in front of the Nissan dealership;

o Views to the mountains; and,

• Past plans included a route further north with a second crossing for the Pitt River.

Ideas and goals

Through discussion and input from the engagement exercises, approximately 1/3 of the participants

preferred to see the study area remain as agricultural land and/or questioned why Pitt Meadows should

pay for the North Lougheed Connector. Others that were supportive of development in the North

Lougheed Study Area and those that articulated ideas for the future development of the area, despite

their preference for the land to remain for agricultural use, identified a mix of general goals and specific

ideas. Upon review the specific ideas were organized under a matching goal:

• A comprehensive area plan to avoid piecemeal development and improve local traffic flows.

• Sustainable development that incorporates the natural, built, and cultural heritage of the area.

" Walkable, cyclable, transit-oriented development with better (and more) north-south

connections across Lougheed Highway.

• A land use plan that maximizes City income from development fees and future property taxes,

while minimizing the City's costs for servicing the area.

o This was a key issue for the Agricultural Advisory Committee.

• Intensive general or light industrial lands, office space, and other skilled employment uses.

158717vl Page 8 of 14

o These may include technology business park, agri-business and food processing facilities,

or a post-secondary education facility.

o Land ownership options for local small and media m-sized businesses

- Complete neighbourhood with residential, specialty retail, restaurants, and visitor

accommodation.

• Mix of residential types and tenures with transition zones

o Including senior, affordable, and rental housing

• Retain and enhance wildlife habitat

• Retain space for intensive agriculture

o Greenhouses or food processing

• Recreational and civic amenities that serve residents and attract visitors

o Including pools, ponds, parks, trails, dedicated daycare facility, community spaces, or a

banquet/meeting facility

o Top Golf

• Provide an attractive edge along Lougheed Highway and gateway to the City

• Ensure development does not have adverse effects on adjacent land uses

o Mitigate noise from Lougheed Highway and North Lougheed Connector - including for

residents on Meadow Gardens Way

o Ensure new development does not have adverse effects on residential traffic using

Meadow Gardens Way

o Edge planning to mitigate speculation pressures and viability of adjacent agricultural

properties

• Space for city services

o Second fire hall (north of the train tracks and highway)

o Medical clinic and other health services

• Improve access to transit services for residents living outside the urban area

o Park and ride

" Development that is complementary to current uses in P'ltt Meadows

o Off street parking for RVs, boats, and commercial vehicles

Guidinfi values

In-person survey (85 contributors)



Take advantage of B-Line/ RapidBus and

transportation improvements

Increased house choice

Protect farmland


Support farmers

Small town feel

Online survey (60 contributors)




Support farmers

Protect farmland

Generate local jobs

Take advantage ofB-Line/RapidBus and

transportation improvements

Small town feel

158717vl Page 9 of 14


heritage

Generate local jobs





heritage


Increased housing choice

Table 2. In-person and online values survey results.

Table 2 shows the relative ordering of the values based on survey responses from the in-person and

online surveys; however, it is important to understand the results are not statistically valid because

participants were able to do the survey multiple times. The value of the exercise, however, was to

understand if all of these values resonated with the community in relation to the North Lougheed Study

Area.

Throughout the engagement period staff did note that most people who completed the in-person

survey mentioned that they saw most or all of the values as being important. Similarly, all but the last

value listed on the online survey results list (Increase housing choice) were identified by more than 50%

of respondents as 'extremely important' or 'important'. These observations suggest that all of the values

are important for informing development of land use concepts, policies, and design guidelines for the

North Lougheed Study Area.

Advice from external government organizations and agencies

In addition to responding to the plans and policies of relevant government organizations and agencies,

staff from those agencies recommended the City:

Carefully consider the edges to mitigate speculation and optimize viability of adjacent farmland;

Ensure development will help Pitt Meadows be a more complete, compact, and transit-oriented

community;

Protect and enhance wildlife habitat;

Manage storm water drainage;

Manage invasive species, erosion, and sedimentation during development; and

Coordinate studies and delivery of infrastructure projects with agencies and service providers.

The first four are consistent with the values from the OCP and previous engagement, while the last two

are specific to the development phase.

Identifying the key messages

When reviewing the public and stakeholder engagement findings, three general land use themes

emerged to address the range of ideas and goals communicated to staff:

158717vl Page 10 of 14

» Provide a mix of residential, public space, and employment uses, which includes the following

goals and ideas for land uses identified by the public and stakeholders:

o Sustainable development that incorporates the natural, built, and cultural heritage of

the area,

o Intensive general or light industrial lands, office space, and other skilled employment

uses,

o Land ownership options for local small and medium-sized businesses,

o Complete neighbourhood with residential, specialty retail, restaurants, and visitor

accommodation

o Mix of residential types and tenures with transition zones (including senior, affordable,

and rental housing),


o Recreational and civic amenities that serve residents an attract visitors,

o Space for civic services,

o Development that is complementary to current uses in Pitt Meadows,

o Ensure development will help Pitt Meadows be a more complete, compact, and transit-

oriented community;

• Provide employment lands and economic development, which includes the following goals and

ideas for land uses identified by the public and stakeholders:

o Intensive general or light industrial lands, office space, and other skilled employment

uses,

o Land ownership options for local small and medium-sized businesses,

o Recreational and civic amenities that serve residents an attract visitors,

o Space for civic services,


o Agri-business and food processing,

o Ensure development will help Pitt Meadows be a more complete, compact, and transit-

oriented community,

o A land use plan that maximizes City income from development fees and future property

taxes, while minimizing the City's costs for servicing the area; and,

• Preserve existing agricultural uses which includes the following goals and ideas for land uses

identified by the public and stakeholders:

o Keep the area for current and future agricultural production,


properties,

o Retain space for intensive agriculture, greenhouses, or food processing.

All received roughly similar amounts of support, resulting in no consensus for which was most important

to shape the future land use for the study area.

158717vl Page 11 of 14

Staff also reviewed the values, goals, and ideas and in relation to best-practice concepts identified

through a review of case studies and professional literature and found those that were not specific

about land uses were aligned as follows:

• Transit and pedestrian-oriented developments allow people to drive less by providing walkable,

well- connected, and well-designed neighbourhoods. This concept incorporates the following

driving values:

o Small town feel,


o Take advantage of RapidBus and transportation improvements,

o Calm, safe, clean community;

and goals identified by the public and stakeholders:

o Walkable, cyclable, transit-oriented development with better (and more) north-south

connections across Lougheed Highway,



accommodation,

o Transition zones between uses,


o Improve access to transit services for residents living outside the urban area;

• Low impact urban design and development emphasizes urban sustainability through managing

ecosystem health, stormwater, waste, energy, and transportation; which incorporates:

o Protect natural areas,


o Take advantage of RapidBus and transportation improvements;


o A comprehensive area plan to avoid piecemeal development and improve traffic flows,


the area,



o Retain and enhance wildlife habitat;

• Fiscal stewardship and balancing taxation levels is carefully considering short and long term

economic benefits and wellbeing; which incorporates:

o Support farmers,

o Generate local jobs,

o Diversify the City's tax base;



158717vl Page 12 of 14

o A land use plan that maximizes City income from development fees and future property

taxes, while minimizing the City's costs for servicing the area,


o Recreational and civic amenities that attract visitors,


• Community wellness and inclusivity addresses qualities that affect the physical and social

health of a community and its members; which incorporates:

o Increased housing choice,

o Beautiful public spaces and enhanced culture and heritage,

o Close to outdoor recreation;



the area,




accommodation,


o Mix of residential types and tenures, with transition zones from neighbouring uses,

o Recreational and civic amenities that serve residents and attract visitors,

o Provide an attractive edge along Lougheed Highway and a gateway to the City,

o Ensure development does not have adverse effects on adjacent residents,

o Edge planning to protect adjacent agricultural areas,

o Improve access to transit services for residents living outside the urban area; and,

• Buffering and transitioning between incompatible land uses are two ways to avoid or mitigate

the activities of residents or businesses in one area from adversely affecting those in another;

which incorporates:

o Protect (surrounding) farmland;





o Transition zones between uses to reduce conflict,


properties.

This is helpful because the literature on each of these best-practice concepts also includes a range of

tools and strategies for implementing them in the planning and development of the study area.

158717vl Page 13 of 14

Comparison with the findings from previous engaRement efforts

Overall, the findings from this initial engagement effort were generally consistent with engagement

undertaken in 2011 by Aecom when preparing land use concepts for the study area, and from the 2012

public hearing for the subsequent exclusion application to the Agricultural Land Commission.

Table 3 summarizes and compares past versus recent input into the planning for the North Lougheed

Study Area.

158717vl Page 14 of 14

Table 3. Comparison of values, goals, and ideas from different engagement efforts

Initial NLSA

publicengagement

Transit andpedestrian-

orienteddevelopment

better north-

;south

I connections

across Lougheed

walkable

neighbourhoodjmprove access

to transit

Improved traffic flows In area_NLCwlll ease congestion and

relieve ODT Rd._a traffic impact assessment

Ishould be undertaken for thewhole development area to have

a complete understanding of the

implications

New roads not needed in PittMeadows

_more noise and pollution

more traffic fromdevelopment

_Meadow Gardens Way not

suitable as a through roadbecause of proximity to dense

residential uses

_NLC will dump traffic beforebottleneck at Kennedy Rd

more/better transit shouldbe prioritized over roads

Generate employment

.more general or light

industrial space, office

space or other skilledemployment uses

amenities th at drawvisitors

Jocal jobs to reduceneed to commute

Provide land uses that are in demand

^employment lands for general or light|industrial uses/ office space, and other skilled

I employment usesJandownership options for small and

Imedium sized businessestechnology business park, agri-food and foodprocessing, or post-secondary facility

_mix of residential types and tenure: senior

[housing, affordable and rental housing

Buffer and transition between incompatibleland uses

- edge planning to protect farming on

surrounding farmland

Fiscal stewardship and balancing taxationlevels

maximize tax income from land removed

from agricultural production to balancetaxation levels (will help farmers as well)

Preserve agricultural landbuffer and transition between

incompatible land uses.protect surrounding farmland

Protect form and character

_provjde a complete

neighbourhood.mitigate noise from major

roads

_provide an attractive edge

along LougheedJimit traffic using Meadow

Gardens Way_recreatlonal amenities

^beautiful public spacesand enhanced culture and

heritage

Fiscal stewardshpi andbalancing taxation levels

Low impact urban design and development_sustainable development

;_protect natural areas

retain and enhance wildlife habitat!_promote green infrastructure

jeduce vehicle commuting and promote

active transportation and transit use

ALC ExclusionDecision

Improved traffic flowNLC will ease congestion on

ODT and benefit farmersODT cannot be traffic calmed

without shifting MRNdesignation to a different road

Enable farming on agricultural landdevelopment needed to pay for NLC

Preserve agricultural land

ALC Exclusion

ApplicationPublic Hearing

1 Improvedpedestrian andlevelinglinfrastructure

_a pedestrian

overpassIs

needed If the

I project goesI ahead

Improved traffic flows in area^NLC will ease congestion and

relieve ODT Rd._a traffic impact assessment

Ishould be undertaken for thewhole development area to have

a complete understanding of theimplications

I New roads not needed in PittMeadows

more noise and pollution

more traffic from[development

Meadow Gardens Way not|suitable as a through roadI because of proximity to denseresidential uses

,NLC will dump traffic beforeI bottleneck at Kennedy Rd|_more/better transit shouldjbe prioritized over roads

[Generate employmentjjuring construction

_Long term

|opportunities for local

young adults and KatzieI First Nations

opportunity forIdestination retail

Protect/enhance vitality ofexisting town centre on

I Harris Rd^development would have

|negative impacts on existingcommercial areas by drawing

I away customers

Jocal over supply ofI commercial land

Provide land uses that are in-demand

_shortage of commercial and industrial land

locally and regionally

raises City's regional profile,will have the best chance at paying for theNLC

_narrow strip excluded in 1985/2004 onlysuitable for stripmall development patterns

|Support farmers_development funding to provide financialcontributions to agriculture Improvement

I projects in other parts of the City.explore agri-business land uses

_easing traffic on ODT will help farmers move

equipment safely_theft issues affect farms/properties along

Lougheed_area includes several small properties that

are not viable for farming

Preserve farmland

_building on farmland increases

[sprawl

_development increases speculation

pressures locally and in Maple Ridge.maintain urban boundary

_Need to consider food security

_Llmit development to along

LougheedJnclude other City-owned lands Into

ItheALR

_developmentwill worsen drainage

issues on adjacent farmland

Protect form and character

(small town feel)

_development would take

away the quiet/ rural

character of Pitt Meadows_development needs to be

of high quality and be

visually appealing.opportunity to

incorporate agricultural

character into development

Diversify tax base

;Protect the environment

_retain and protect trees and vegetation

jnore development and associated

.consumption habits will contribute to climate

change

North LougheedLand Use Study

guiding values

PM Econ Dev't

Corp

MOTI

rransportation

_good internal network and access to major roads

^safe walking and cycling.pedestrian and cycling connections across Lougheed

transit supportive development_NLC to divert traffic of ODT Rd

capitalize on regional connectivity

Capitalize on new |

transportationinfrastructure

Improve traffic flows in area_NLC will alieviate ODT Rd and Lougheed congestion

Fewer Intersections on Lougheed -

_only RIRO access supported for new access points

Only full intersections at Harris Rd and Meadow Gardens Way

Generate employment

^employment

intensification

^qualityjobs_community-based

employment

Maintain a supply ofemployment lands_options for land

ownership

Protect/enhance vitality ofexisting town centre on

Harris Rd_support existing commercial

areas

Jdentify complementary usesfor study areaJntensify surroundingresidential

Flexible land uses_mix of product type, tenure and location

provides most flexibility

Jatent demand for high exposure locationsand for strata industrial products

_City should differentiate offerings from PoCo(i.e. Fremont Village)

Create strategies for non-residentia]

development in key corridors^NLSA offers good exposure and regional

access

Support agriculture industry.protect agricultural land

,en courage farming

_enable land uses supportive of agriculture

_space for agri-business

Support agricultural industry and ag-industrial uses. Including:

Reduce traffic on ODT Rd..Funding for agricultural improvement

projects

Buffers along agricultural andresidential uses

;berm/landscaping/road) to mitigateadverse effects and speculation

Dressures

Protect agricultural lands through:Covenants on lots north of NLC

Consolidate lots north of NLC

_Potential ALR inclusion of City lands

Robust urban designgateway, public art,

landscaping, architecture,

public spaces

Create a gateway to theCity

Long-term financial stability

_payforNLC^diversify tax base

Diversify tax base

.mostly employment/ some

residential_Conference/hotel,

restaurants

Ridge MeadowsChamber of

Commerce

AgriculturalLandCommission

AgriculturalAdvisory

Committee

MetroVancouver

Landowners

Bicycle AdvisoryCommittee

TransLlnk

f within Frequenttransit Area"

area should bepedestrianFriendly

Improve traffic flows in area

NLC will alleviate ODT Rd and Lougheed congestion^provide farming access across NLC if some lands retained for

farming

Fransportation

__good Internal network and access to major roads

_safe walking and cyclingpedestrian and cyding connections across Lougheed

_transit supportive development

NLC to divert traffic of ODT Rd

^capitalize on regional connectivity

Improve

pedestrian andcycling networkalong north side

of Lougheed

^across Lougheed

Long-range plan

identifiespossibility of

rapid transit(bus/rall) alongLougheedHighway

Use to generate qualityjobs

Use to generate quaiityJobs

Retain Harris Rd as PittMeadows' town centre

mixed use and densification

commercial uses should be in

axisting City centre

Study area development should provide ajnique form of development_take advantage of location, but be

pedestrian friendiy

consider conference centre/hotei/ quality

•estaurants and shops

_avoid blg-box, car-oriented retail

:omprehensive plan for the area

comprehensive plan for the area

options for: shopping centre; light industrial;inference centre with agricultural exhibitionpace

.and use plans should respond to existing

ervices

;upport agricultural industryJocate agri-industry on lower quality soilireas

jnaneuver access to benefit agriculture

transitional uses along boundary with ALR_agri-centric land uses that contribute to the

igricultura! industry

)evelopment should provide a net benefito agriculture

.develoment fees contribution to agricultural

rust fundnet benefit must be clear - not just removinii

raffle from ODT Rd

*rotect agricultural lands through:

Covenants on lots north of NLC.Consolidate lots north of NLC

.Potential ALR inclusion of City lands

'rotect agricultural lands through:^NLCas a northern boundary for

levelopment

.egional interest is to support ALR;

lut-of-centre commercial uses not

upported

"ligher quality developmer

ilong Lougheed.not big-box retail

Eigher quality developmen-

long Lougheednot big-box retail

igher quality developmentlong Lougheednot big-box retail

mprove balance of

imployment and shoppingwith current residential arec

ong-term financial stability

pay for NLCdiversify tax baseplan must be viable

North Lougheed Study Area Draft Land Use Concepts

Agricultural Advisory Committee

November 14, 2019

Overview

• Engagement process and findings

• Site and contextual considerations

• Draft land use concepts

• Next steps - engagement process

Attachment 5

Purpose of initial engagement

Re-connect with internal & external stakeholders to:

• Build our understanding of the study area and how it relates

to the surrounding City and region.

• Build on prior engagement to understand values, ideas,

and goals for the study area.

Comparison with findings from previous engagement

• Public and stakeholder input was generallyconsistent with previous engagement;

• Our recent efforts also provided deeperinsight into:

• The character of study area and how various land usescould affect its neighbours and the larger community;

• How a wider set of values and could be implementedin the North Lougheed Study Area through a range ofarea-specific goals and ideas; and,

• Ideas for how different land uses could be integratedin the study area to achieve different communityobjectives.

Findings - Land use themes

• Mix of residential, public space andemployment uses

• Employment lands and economicdevelopment

• Preserving existing agricultural uses

Findings - Goals, values, and best-practices

• Transit and pedestrian-oriented development– Small town feel, walkable, safe, close to amenities, local jobs

• Low impact urban design and development– Protect and enhance wildlife habitat, control drainage, reduce

energy consumption, and promote transit, walking, and cycling

• Fiscal stewardship– Income from development and future tax base to fund agriculture and offset

residential taxes

– Generate local jobs, enable local businesses to thrive, attract visitors andinvestment

– Minimize future maintenance and servicing costs

Findings - Goals, values, and best-practices

• Community wellness and inclusivity– Protect and enhance wildlife habitat,

– Promote transit, walking, and cycling

– Promote social engagement by providing attractive, walkable, complete

neighbourhoods

– Offer a mix of ground-oriented residential types and tenures, with transition zones fromneighbouring uses

– Celebrate the culture and heritage of the community

• Buffering and transitioning between land uses– Avoid or mitigate adverse effects between adjacent land uses

– Protect surrounding farmland from speculative pressures, theft, vandalism, crop damage, andcomplaints

– Improve north-south connectivity across Lougheed Highway for pedestrians and cyclists

Findings - Site considerations• Ecology

Raptor nest(s)

Potential migratory birds

Low quality forest

• Site drainageGeneral stormwater flow

Drainage network


• Site drainage

• Historical usesPark Residence


• Site drainage

• Historical uses

• Site accessNorth Lougheed Connector

Meadow Gardens Way

• Surrounding land uses

o Distances tobusinesses andamenities

Agriculture

Recreation

Residential

Commercial

School

Watercourses

Findings - Contextual considerations


• Transit andtransportation networks

Bus routes

T Future RapidBus stops,Pitt Meadows Station

T Planned RapidBus stops


• Views to and from the site;

Plus

• Demographic trends;

• Land use forecasts;

• City and regional plansand policies.

Land use definitions• Mixed employment: These areas can include a post-secondary institution,

commercial office space, warehouses, small manufacturing businesses, mixedretail/industrial, agricultural processing, hotels, meeting spaces, and accessory uses(e.g. cafés or restaurants).

• Mixed use: Accommodates street-oriented retail and commercial space on lowerfloors, along key streets, with residential units above and/or behind.

Land use definitions• Live/work: Live-work units accommodate commercial-retail use of the ground floor

and residential use above or behind within the same units. Such units allow businessowners, artists, or others to live in the same unit as their business or workspace.

• Residential Development: Generally attached, ground-oriented units, includingtownhouses and low rise apartments.

Land use definitions• Green space: These may be for green infrastructure, conservation areas supporting

passive recreation, or parks designed for more active recreation uses.

• Civic/institutional: Allows space for public facilities, cultural centres, heritagebuildings, educational or daycare facilities.

Matters to be clarified in future design guidelines

• Development principles;

• Transportation networks;

• Street design;

• Open space design; and,

• Building design.

Public and stakeholder engagement – phase 2

• Explain rationale and key ideasbehind each concept.

– Discuss ideas they present in relation toidentified goals, values, and bestpractices.

• Ask for participants for their feedbackon the key ideas.

ALC Exclusion Conditions• Traffic calming plan for Old

Dewdney Trunk Rd (ODTR)

• Transfer Major Road Network

status from ODTR to North

Lougheed Connector (NLC)

• Topsoil redistribution plan

• Completion of NLC

• Consolidate properties on the

north side of NLC

• Restrictive covenants to protect

agricultural land north of NLC

• Financial contributions to improve

local agriculture viability

• Potential inclusion of other City-

owned lands into ALR

Brief to Metro Vancouver Regional Planning Committee (RPL)

Oct 15, 2019

Issue The Metro Agriculture Advisory Committee (AAC) received a presentation by Metro Vancouver Regional District (MVRD) on the “Proposed Emission Regulation (bylaw) for Cannabis Production and Processing Operations” on September 27, 2019. The AAC has concerns regarding the regulation of volatile organic compounds (VOC’s) as a proxy for controlling odour. Should the proposed bylaw come into effect, a precedent would be set for controlling VOC emissions that have always been emitted from a variety of agricultural sectors. The proposed emissions requirements would be unattainable by many sectors, and these regulations could seriously threaten the economic viability of the agriculture sector in the Metro Vancouver region and beyond.

Background: The federal government legalized non-medical cannabis in October 2018. Since that time significant greenhouse area in Metro Vancouver has switched to cannabis production. A series of complaints related to odour prompted investigation by MVRD staff and led to this proposed bylaw.

Normally, odour complaints are addressed through the Farm Practices Protection Act (FPPA) and can be filed with the Farm Industry Review Board (FIRB). Typically, the Ministry of Agriculture would work in partnership with the agriculture sector and local governments to develop guidelines that are used by FIRB to determine “normal farm practices” on issues related to odour, dust and noise from agriculture operations. As the cannabis sector is an industry in its nascent stages, the guidelines have yet to be determined for this sector.

Current Status: With its delegated authority through the Environmental Management

Act, MVRD has initiated a series of consultations in the development of a “Proposed Emission Regulation (bylaw) for Cannabis Production and Processing Operations”. As MVRD enters the second phase of consultation, stakeholders such as the BC Agricultural Council and other agricultural groups have expressed concerns regarding the potential impact that these regulations could have on agriculture should the MVRD use this bylaw template to regulate other agricultural commodities in a similar fashion.

Attachment 6

Discussion:

The AAC recognizes MVRD’s delegated authority for air quality management within its region. However, the effectiveness and implications of regulating VOC’s to address odour concerns from cannabis production requires further consideration.

The AAC requests that MVRD provide their methodology and evidence that supports the proposed regulation, including the rationale for considering the cannabis industry differently from other sectors with respect to management of VOC emissions. At this point there would seem to be little scientific validation to conclude that cannabis should be subjected to more stringent standards as other sectors and natural sources (e.g., trees) are emitting much greater levels of VOC’s that may contribute to the formation of air contaminants (pollutants). The AAC is greatly concerned that the proposed emission bylaw will set standards for VOC emissions that would present an undue burden to many agriculture sectors including the poultry, mushroom and dairy sectors.

The cannabis industry is in its infancy and most likely requires additional time to work with external partners, such as the Ministry of Agriculture, to identify these practices. The existing regulations through Health Canada are already stringent and it seems premature to impose further regulations on this emerging agricultural commodity.

The AAC strongly advises against the proposed emissions regulations. The AAC also advises that the cannabis industry, Ministry of Agriculture, FIRB and other partners collaborate on developing guidelines for normal farm practices to effectively manage cannabis sector issues , this will assist in addressing the concerns that Metro Vancouver and its member municipalities have received about nuisance odours from cannabis operations.

Conclusion:

The AAC is pleased to have this opportunity to present to the RPL and would request RPL’s recommendation for the MV AAC to make a similar presentation to the Climate Action Committee at their next meeting in November.

Prepared by

M F Manion

Chair AAC

draft - city of pitt meadows · 11/14/2019 · regrets: hank bitter dan kosicki philip robinson...

Documents