North Lougheed Land Use Study

City of Pitt Meadows

Preliminary Land Use Concepts

Presented by:
Tina Atva, AECOM
Darrell Zbeetnoff, Zbeetnoff Agro-Environmental Consulting

April 5, 2011 Client logo

Pitt Meadows City Council
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Total Site Area 50.96 ha

32.5 ha Agricultural

17.5 ha Urban

Roads 0.96 ha

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 April 6, 2011

Stakeholder Consultation since last Council check-in of

February 22, 2011
• TransLink (March 17, 2011)
– Mandate to expand existing services rather than create new services: don‟t
create new demand along future NLC;
– West bound bus stops on Lougheed are being designed and constructed in
anticipation of future service; TL currently has no resources to implement
service to take advantage of stops;
– Land use should coincide with Metro Vancouver RGS.

• Agricultural Land Commission (March 4, 2011)

– Conversion of ALR land south of NLC is not considered inevitable
– Wants a comprehensive plan for the Study Area with agri-centric
development options
– Locate agri-industrial uses in areas where soil/site condition is lower
– Manoeuvre access to benefit agriculture
– Protect the ALR boundary
– Does not support “net benefit to agriculture” criterion to evaluate agricultural
impacts due to potential to manipulate ALR land conversion.
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 April 6, 2011

Draft Guiding Principles for Evaluation of Options

1. Long-term Financial Sustainability
• Diversify tax base
• Pay for road infrastructure
2. Benefit to Agriculture
• Protect agricultural land
• Encourage farming
• Enable land uses in support of and compatible with
agriculture
3. Employment Generation
• Employment intensification
• Quality jobs
• Community-based employment
4. Transportation
• Access, integration
• Supports a safe walking and cycling environment
• Supports transit
5. Robust Urban Design
• Gateway plus other features
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Concept A
Gateway Features
may include:
• Signage;
• Building design
treatment;
• Landscaping (e.g.
evergreens);
• Lighting;
• Public Art
Pedestrian/Cycling
improvements include:
• Off-street route along
Lougheed Hwy;
• Internal circulation to
give priority to pedestrian
movement;
• Crossing infrastructure at
Lougheed & Harris
and/or mid-site.
Concentrate density and more intensive
development towards Lougheed Hwy to
advantage of existing infrastructure, and
April 6, 2011
Mixed Employment: Retail-Commercial uses:
• Commercial/ hotel + meeting space/ business park
employment uses;
• Takes advantage of highway exposure
• Destination + lifestyle retail with retail
• Supports Frequent Transit Development Areas (long anchor;
term); • Some highway commercial/ .
• High visibility; • Explore integration with agriculture (e.g.
• Opportunity for strata ownership markets)
Possible road re-alignment
Agriculture:
• Consolidate lots for
farming/ agricultural use;
• Minimize access road to
benefit agriculture
16 ha • Possible uses:
− Crops (e.g. corn)
10 ha − Teaching farm,
Museum farm;
− Agriculture education;
− Community supported
agriculture;
10 ha − Agri-processing; Agri-
servicing.
Potential community- Flexible Retail-Commercial/
oriented/ gathering Mixed Employment
15 ha • Commercial/ retail-
space for employees/
residents in area, e.g. industrial/(e.g. showroom +
community garden; warehouse) / business park
museum farm. employment uses;
• Building design to reflect
gateway location;
• Buffer to adjacent residential
and agri-business uses.
better accommodate transit use, take Transportation
infrastructure
avoid creating new demand on NLC location subject to
ongoing review
Off-site gateway feature
(funding mechanism to be
explored).
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Concept B
Gateway Features
may include:
• Signage;
• Building design
treatment;
• Landscaping (e.g.
evergreens);
• Lighting;
• Public Art
Mixed Employment:
• Commercial/ hotel/ meeting space/
business park / employment uses;
• Supports Frequent Transit
Development Areas (long term);
• High visibility;
• Opportunity for strata ownership
Pedestrian/Cycling
improvements include:
• Off-street route along
Lougheed Hwy;
• Internal circulation to give
priority to pedestrian
movement;
• Crossing infrastructure at
Lougheed & Harris and/or
mid-site.
Possible road re-
alignment
10 ha
Concentrate density and
more intensive
development towards
Lougheed Hwy to better
accommodate transit use,
taking advantage of
existing infrastructure, and
avoid creating new
demand on NLC
April 6, 2011
Retail-Commercial:
• Destination + lifestyle retail with retail anchor;
• Some highway commercial/ hybrid projects;
Agriculture or Agri-Business:
• High quality restaurants;
• Explore integration with agriculture (e.g.markets) • Agri-Business appropriate in
• Takes advantage exposure to Lougheed + NLC; areas of lower soil conditions;
• May require internal road-realignment to maximize • Generates local employment;
development area • Access roads to be minimized to
benefit agriculture;
• Lands could be kept within ALR
with uses related to local
production or issues (e.g. berry
products, community kitchen,
weed control research);
• Requires nimbleness and
exploration of incentives;
• Possible longer term use
corresponding to anticipated
phasing/take up (west to east)
• Possible uses:
− Food processing +
12 ha distribution;
− Incubators; Research/
education;
− Crops;
− Teaching farm; Museum
farm;
− Community supported
17 ha agriculture;
− Agri-processing; Agri-
servicing.
Mixed Employment
• Commercial/ retail-industrial (e.g.
showroom/warehouse/ business
park employment uses;
Transportation • Building design to reflect gateway
infrastructure location;
location subject to • Buffer to adjacent residential and
ongoing review agri-business uses.
Gathering space as part
of design guidelines for
commercial development Off-site gateway feature
Potential Highway (funding mechanism to be
Commercial or Mixed explored).
Employment
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 Mixed Employment: April 6, 2011
• Commercial/ hotel/ business park employment uses; Retail-Commercial:
Concept C • Supports Frequent Transit Development Areas (long
term);
• Destination + lifestyle retail with retail anchor;
• Some highway commercial/ hybrid projects;
• High visibility; • High quality restaurants;
• Opportunity for strata ownership • Takes advantage exposure to Lougheed + NLC;
Gateway Features Possible road re- • May require internal road-realignment to maximize
may include: development area
alignment
• Signage;
• Building design
treatment;
• Landscaping;
(e.g. Mixed Employment:
evergreens) • Commercial/ business park /
• Lighting; retail-industrial
• Public Art (showroom/warehouse)
employment uses;
• High visibility;
10 ha • Opportunity for strata ownership

Pedestrian/Cycling
improvements include:
• Off-street route along • Destination + lifestyle retail with
Lougheed Hwy; retail anchor;
• Internal circulation to 17 ha • Some highway commercial/
give priority to hybrid projects;
pedestrian movement; • Higher quality restaurants;
• Crossing infrastructure • Could also accommodate Mixed-
at Lougheed & Harris Employment ;
and/or mid-site. • Internal road layout to be
Gathering reviewed .
space as part
of design
guidelines for
commercial
development

Transportation infrastructure
location subject to ongoing
review Off-site gateway
feature (funding
mechanism to be
Potential Highway explored).
Commercial or Mixed
Employment

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 April 6, 2011

Mixed Employment

• Flexible land uses:

– Commercial / light industrial
– Business Hotel and meeting space
– Business Park
– Retail/Industrial (United Boulevard)

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 April 6, 2011

Retail-Commercial

• Destination Retail (anchors, restaurants)

• Lifestyle Retail (food/growing/home grown theme)
• Highway Commercial (food and beverage, apparel)
• Hybrid projects (integrate different commercial forms)

Destination Retail Design

Credit: Meehan, D. (ULI competition drawing)

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 April 6, 2011

Agri-Business

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 April 6, 2011

Cycling and Pedestrian Improvements

Lougheed Highway and Gilmore

Avenue, Burnaby.

Pedestrian bridge in Colorado

Crossing between Best Buy and Metropolis on Kingsway in Burnaby Client logo
 Pedestrian crossing

Pedestrian Walkway in Roma St. Parkland,

Brisbane, Australia (AECOM project)

Caxton Roma St. Bridge, Brisbane, Australia

(AECOM project)
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Gateway features
Elements of a Gateway Feature:
• a „sense of arrival‟
• a message/branding
• signage
• public art
• landscaping
• a constructed element

Anvaya Cove, Manila, Philippines

(AECOM project)

Potential for pedestrian crossing to help act as a

gateway feature
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 April 6, 2011

Gateway Features

City gateway, Montclaire, CA

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Page 15
 April 6, 2011

Gathering Spaces

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Buffers

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Evaluation – Concept A
EVALUATION CRITERIA CONSIDERATIONS
Long-term Financial Sustainability • Some increase and diversification of tax base
•Expansion/diversification of tax base •Land lift may be insufficient to pay for NCL/Harris Interchange
•Ability of development to pay for infrastructure •10 ha retail –commercial to be taken up quickly; but does not benefit
from NLC and may be limited in ability to draw anchor uses
Benefit to Agriculture •Some of the best land kept in farming
•Preserve agricultural land •Net loss to agriculture is 16.0ha
•Encourage farming on agricultural land •Organization needs to take the lead in remnant lot consolidation for
•Enable land uses in support of and compatible with agriculture farming
•Drainage and irrigation improvements for field agriculture
•Minimizes access road impacts to farming
•Provides opportunities for community supported agriculture
•Full buffering of agricultural land from neighbouring development
•Possible integration of agriculture into retail-commercial and mixed
employment concept (gathering space to promote local food and
agriculture)
•Will need to justify use of ALR land for areas of proposed retail-
commercial, and mixed employment land uses
Employment Generation •@35 hectares of mixed employment & retail/commercial uses to
•Employment intensification generate range of job types
•Community based employment •Higher densities where exposure to Lougheed Highway, Harris Road
•Quality jobs and NLC
•Farm uses provide community based employment
Transportation •Elimination of one access road from NLC to benefit farming, yet may
•Access, integration hinder access to other areas
•Supports safe walking/cycling connections •Ped/bike improvements proposed along NLC, Harris Rd, and Lougheed
•Supports transit Hwy
•Walking routes integrated through/around the site
•Ability to pay for ped/bike improvements more limited (e.g. pedestrian
overpass)
•Concentration of development and density along Lougheed Hwy better
supports existing transit infrastructure without creating expanded demand
Robust Urban Design •Gateway features included at key points
•Requires buffers along agricultural and residential uses
(berm/landscaping/road)
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•Gathering space may be integrated with agricultural uses (e.g.
teaching/museum farm)
Evaluation – Concept B
EVALUATION CRITERIA
Long-term Financial Sustainability
•Expansion/diversification of tax base
•Ability of development to pay for infrastructure
Benefit to Agriculture
•Preserve agricultural land
•Encourage farming on agricultural land
•Enable land uses in support of and compatible with agriculture
CONSIDERATIONS
•Enough development to provide the land lift and funding required to
pay for the NLC
•Tax base includes mixed employment, agri-business, retail-
commercial
•Agri-business may require financial incentives and have longer take
up
•17 ha retail-commercial area expected to have take up within 3-5
years
•Net loss to agriculture @ 20 ha.
•No provisions to retain farmland for commercial farming
•Provides opportunities for community support agriculture
•Consolidation of remnant lots for for agri-business?
•Full buffering of agricultural land from neighbouring development
•Will need to justify use of ALR land for areas of proposed retail-
commercial and mixed employment land uses

Employment Generation •@39 hectares of mixed employment & retail/commercial uses to

•Employment intensification generate range of jobs;
•Community based employment •Potential for more job generation
•Quality jobs •Agri-business provides community based employment

Transportation •NLC likely to be viable

•Access, integration •Elimination of one access road from NLC to benefit farming, yet may
•Supports safe walking/cycling connections hinder access to ME/R-C areas
•Supports transit •Ped/bike improvements proposed along NLC, Harris Rd, and
Lougheed Hwy
•Walking routes integrated through/around the site
•Ability to pay for ped/bike improvements more limited (e.g. pedestrian
overpass)

Robust Urban Design •Gateway features included at all key points

•Requires buffers along agri-business and residential uses
(berm/landscaping/road)
•Gathering space may be integrated with agricultural uses (e.g.
teaching/museum farm) Client logo
Evaluation – Concept C
EVALUATION CRITERIA
Long-term Financial Sustainability
•Expansion/diversification of tax base
•Ability of development to pay for infrastructure
Benefit to Agriculture
•Preserve agricultural land
•Encourage farming on agricultural land
•Enable lane uses in support of and compatible with agriculture
CONSIDERATIONS
•Would generate sufficient funds to build the NLC
•Take up expected to be @10-12 years for entire study area
•Net loss to agriculture @32.5 ha.
•No provisions to retain farmland for farming
•Reduced need for buffering and agricultural compatiblity
•No provisions to enable land uses in support of agriculture

Employment Generation •@50 hectares of employment generating uses

•Employment intensification •@2/3 site for mixed employment uses (@1/3 for retail-commercial)
•Community based employment •No agricultural community based employment
•Quality jobs
Transportation •NLC viable with proposed land use mix
•Access, integration •Ped/bike improvements proposed along NLC, Harris Rd, and
•Supports safe walking/cycling connections Lougheed Hwy
•Supports transit •Walking routes integrated through/around the site

Robust Urban Design •Gateway features included at all key points

•Gathering space at central location (e.g. junction of Mixed
Employment & Retail-Commercial)
•Requires fewer buffers (required at eastern edge adjacent to existing
residential uses)
•Land use mix likely to generate sufficient funds for iconic architecture
& urban design

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 Concept A Concept B Concept C
Evaluation Criteria
DRAFT
FOR DISCUSSION

Long-term Financial Sustainability

Diversify and expand tax base   
Pays for road infrastructure x  
Benefit to Agriculture
Land loss x xx xxx
Encourage farming   x
Enable supporting land uses   x
Impact compensation ? ? ?
Overall impact x xx xxx
Employment Generation
Employment intensification   
Quality jobs   
Community-based employment   
Transportation
Access, integration   
Supports transit   
Safe walking + cycling   
Robust Urban Design
Gateway + other features   
Note: tick mark () indicates concept generally meets the criterion; more tick marks indicate concepts performs better relative to
other concepts; (x) indicate concept does not meet criterion or responds negatively; more “x”s indicates concept performs more
poorly relative to other concepts. Client logo
 Project Schedule

Dec 2010 January 2011 February 2011 March 2011 April 2011 May 2011
Task
3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4
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

PHASE 2: LAND USE OPTION PREPARATION & EVALUATION

Create criteria to guide & assess land use options
Draft land use concepts

PHASE 3: Consultation & Evaluation of Options

Present Land Use Concepts to Council
Conduct a Public Open House (April 18, 2011)

PHASE 4: Final Plan Preparation

Finalize Preferred Option
Prepare Policies and Implementation Measures
Present to Council

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Thank You

tina.atva@aecom.com
604.444.6406

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