Pitt Meadows moves ahead with public consultation on massive North Lougheed vision

Pitt Meadows council has unanimously endorsed the next phase of planning for the long-discussed North Lougheed Area, a 125-acre development envisioned as one of the city’s last major growth opportunities and a future economic engine along Lougheed Highway.

Council voted May 5 to direct staff to proceed with public consultation and community engagement on an updated draft North Lougheed Area Plan, which would eventually guide future housing, commercial and employment development on the site north of Lougheed Highway between Harris Road and Meadow Gardens Golf Course.

Mayor Nicole MacDonald called the proposal “an incredibly important development” for the city, saying Pitt Meadows’ limited growth opportunities make the site especially significant.

“We know growth is limited here in the city of Pitt Meadows, and this has the opportunity to be something incredibly special,” MacDonald said. “We need economic drivers.”

The plan has been in various stages of discussion for decades, subject of planning work and Agricultural Land Commission applications since the 1980s.

According to the staff report, the revised draft area plan aims to create a “complete community” featuring new housing, commercial space, employment lands, parks, trails and community amenities, while also incorporating transportation upgrades and protections for nearby agricultural lands.

Several council members described the project as a once-in-a-generation opportunity for the small city.

Coun. Mike Manion said Pitt Meadows is in a “unique situation” when it comes to new development.

“We can’t build up because we have an airport, we can’t develop to the north because we have ALR land, so we’re very limited,” he said. “So this piece of property becomes a very critical piece moving forward in terms of raising revenues.”

The proposal also continues to include the long-planned North Lougheed Connector, a roadway intended to improve east-west traffic flow between Lougheed Highway and north Maple Ridge while reducing congestion and calming traffic along Old Dewdney Trunk Road.

Manion said that aspect of the project could significantly benefit local farmers.

“The one piece that’s valuable to the farming community is the fact that this will provide traffic calming on Dewdney Trunk Road, which, if anyone has ever had the occasion to drive a tractor on that road, they’re taking their life in their hands,” he said.

“Although you won’t very often hear me talking positively about land being developed that once was ALR, this has already been removed, so I can escape that particular issue.”

The updated draft plan proposes residential areas concentrated in the southern portion of the site near existing neighbourhoods, with employment lands situated farther north and buffered by greenways and watercourses.

A gateway mixed-use district at the southwest corner would include office, hotel, entertainment and residential uses in multi-storey buildings, while a more pedestrian-oriented neighbourhood commercial area is envisioned closer to the centre of the development.

The staff report says the vision for the area is to create “an inclusive, connected and resilient neighbourhood” that acknowledges Katzie First Nation heritage, supports a small-town feel and provides opportunities to “live, work, play and learn.”

Coun. Bob Meachen said the project has already undergone years of consultation and refinement.

“There have been hundreds, maybe thousands of hours of both internal and external consultation debate and so forth,” Meachen said. “Given this is one of the few remaining developable pieces of land left in this city, we need to get moving on this.”

“I love the plan. I love the changes that have been made most recently, and I look forward to shovels in the ground.”

Coun. Alison Evans said the city now faces the challenge of ensuring the development is done thoughtfully.

“It’s our last piece of developable land, and it’s important that we get this plan right,” Evans said. “I talk about thoughtful development, and we need to make sure it promotes a safe, connected, and livable community, and encourages economic growth.”

The project also includes extensive collaboration with Katzie First Nation, whose traditional territory includes the area.

The staff report notes the site has long-standing cultural significance and forms part of a historic network of wetlands, waterways and traditional travel routes used by Katzie peoples for thousands of years.

Coun. Gwen O’Connell praised city staff for their work with Katzie First Nation throughout the planning process.

“Other people have come and gone, and not ever had the respect for the Katzie that our staff has shown, and a way to make this project work for everyone,” O’Connell said. “There’s been a lot of controversy over it … I think this is the right time.”

Mayor MacDonald stressed the plan remains conceptual and said upcoming public engagement will help shape the final vision.

“This is not in black and white,” she said. “This is the opportunity to hear from community members, those interested. What are their needs? What is going to work?”

City staff plan to conduct community engagement through open houses, surveys and meetings through May and June before reporting back to council later this summer.