CITY OF PITT MEADOWS

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1 RECOMMENDATIONS: THAT Council: CITY OF PITT MEADOWS COUNCIL IN COMMITTEE REPORT To: Chief Administrative Officer File No: From: Acting Director of Bylaw/Policy No: Operations and 2013 Development Services Date: December 3, 2013 A. Grant First and Second Reading to Bylaw No to amend the Official Community Plan; AND B. In accordance with Section 882(3)(c) of the Local Government Act, refer the proposed bylaw to the Provincial Agricultural Commission; AND C. Schedule a Public Hearing for the January 21 st, 2014 Regular Meeting of Council; OR D. Other. Subject: North Lougheed Planning Area Official Community Plan Amendments 04-Dec # vi

2 North Lougheed Planning Area Official Community Plan Amendments 2 PURPOSE: To advise Council of proposed amendments to the Official Community Plan to change the land use designations for the North Lougheed Planning Area from Agricultural and Highway Commercial to Mixed Employment and Highway Commercial to plan for the future development of the area. BACKGROUND: Land Use The North Lougheed Planning Area consists of approximately 50 hectares and is located northeast of the intersection of Harris Road and the Lougheed Highway. The area is bounded by Harris Road to the west, the Lougheed Highway to the south and Meadow Gardens Way to the east. The northern boundary of the site approximately parallels the northern boundary of the Meadow Gardens Golf Course and the proposed North Lougheed Connector. The planning area is designated within the Official Community Plan as Highway Commercial and Agricultural. The OCP supports highway-oriented commercial development along the Lougheed Highway in the planning area, as shown in red and blue stripes. Figure 1: Location of the Planning Area and OCP Land Use Designations # v1

3 North Lougheed Planning Area Official Community Plan Amendments 3 A small portion of the area designated as commercial is zoned for commercial use, but the majority of the area is zoned agricultural. The predominant land use is agricultural with the exception of a veterinarian clinic and the Ramada hotel complex near the Lougheed Highway I Harris Road intersection. The Park House, a structure that is on the City s Heritage Register, is also located in the Planning Area. Access and Traffic The area is currently accessed from the Lougheed Highway, from Harris Road and from Meadow Gardens Way. Properties along the Lougheed Highway have driveway access to the highway. The Province controls road access and intersections along the Lougheed Highway. Schedule 4A of the OCP shows a proposed arterial road that links the Lougheed Highway to Golden Ears Way. This route was included in the OCP to relieve congestion on Old Dewdney Trunk Road for the benefit of the local agricultural community. The proposed arterial (the North Lougheed Connector), shown as a yellow dotted line in Figure 2, physically frames the northern boundary of the study area and is one of the key drivers behind the land use study and the recently approved ALC land exclusion application. Figure 2: OCP Urban Highway Network and proposed North Lougheed Connector #116051v1

4 North Lougheed Planning Area Official Community Plan Amendments 4 Metro Vancouver The area south of the proposed North Lougheed Connector is identified as a Special Study Area in the Regional Growth Strategy (RGS). Special Study Areas are locations where, prior to the adoption of the RGS, a municipality has expressed an intention to alter the existing land use, and is anticipating a future regional land use designation amendment. The City of Pitt Meadows expressed this interest to Metro Vancouver in March 2010, in anticipation of the important role the study area lands play within the city and in recognition of the impact future road infrastructure will have on the area. Amending a regional land use within a Special Study Area is a minor amendment under section of the RGS, which will require a 50%-plus-I weighted vote of the Metro Vancouver Board. No regional public hearing is required. Recent Application History On July 5th 2011, Council received the final City of Pitt Meadows North Lougheed Land Use Study from AECOM, consultants. The study was the culmination of several months of study, workshops with Council and public and stakeholder consultations on the future of an area north of the Lougheed Highway and east of Harris Road. It was referred to the Agricultural Advisory Committee, the Economic Development Corporation and the Agricultural Land Commission for feedback on planning and land use issues. The objectives of the land use study were to identify an optimal land use mix that considers and balances market demands, transportation demands, and the protection of agricultural land. Other objectives of the study included creating pedestrian connections; supporting agriculture; creating an iconic entry point and identity for the City. AECOM produced three different development concepts after analysis, stakeholder engagement and a consultation process. In September 2012, the City of Pitt Meadow forwarded an application to the Agricultural Land Commission to remove just over 33 hectares of land from the Agricultural Land Reserve (ALR) in the North Lougheed Planning Area. This application was based on Concept C as presented in the AECOM report, which involved the removal of all of the North Lougheed Study Area land from the ALR. Concept C also contemplated the development of this area for commercial uses. A public hearing was held on September 17 th 2012 in accordance with the application requirements of the Agricultural Land Commission Act. In August 2013, the Agricultural Land Commission approved the exclusion of 33 hectares of ALR land with conditions including a traffic-calming strategy for Old Dewdney Trunk Road. # v1

5 North Lougheed Planning Area Official Community Plan Amendments 5 POLICY: There are a number ot OCP policies that provide direction regarding the North Lougheed Planning Area. The following summarizies these policies: Chapter 3, Regional Context Statement The OCP addresses the possibility of future development within Chapter 3, Regional Context Statement. The Regional Context Statement affirms that: While no decision has been made at this point, the City may in the future, depending on the final location of the proposed North Lougheed Connector, choose to amend Schedules 1 (ALR), 2 (Green Zone), and 3A (Urban Land Use) to make land between this corridor and the Lougheed Highway available for non-residential urban uses subject to the amendment of the LRSP if necessary. This same statement has been carried over to the newly drafted Regional Context Statement which has just been accepted by the Metro Vancouver Board. Chapet 4.7, Commercial General Commercial Development b) A wide range of commercial businesses is encouraged, but a distinction should be maintained between the types of retail and services that are permitted in established commercial areas: Commercial uses which serve regional population and require greater parking considerations are encouraged to locate in Highway Commercial areas adjacent to Lougheed Highway and major arterial roads; Lougheed Highway Corridor a) Developers of commercial areas adjacent to the Lougheed Highway will be required to provde a comprehensively-designed parking and traffic flow plan prior to rezoning of properties; b) The City encourages limiting vehicular access points along the Louhgeed Highway between Harris Road and Meadows Gardens Way and supports consolidation of ownership and comprehensive development of the land to achieve this objective; c) The City encourages the development of the North Lougheed Commercial Area in a comprehensively planned manner that will provide a consistently high quality of building and landscape design and that recognizes the present and anticipated future needs of retailers and related commercial uses; # v1

6 North Lougheed Planning Area Official Community Plan Amendments 6 Chapter 4.8, Industrial Protection of Industrial Land b) The City supports expansion of its industrial base as long as this can generally be accomplished with no net loss to the City s current inventory of agricultural lands or productivity; c) Industrial and business park uses that will achieve higher employment and land use densities are encouraged; Chapter 4.9, Transportation North Lougheed Connector Last paragraph in Section: Depending on the final location of the proposed North Lougheed Connector, additional land may be available for further commercial I industrial development between this corridor and the Lougheed. However, portions of this land are currently in the Agricultural Land Reserve and the Green Zone. FINANCIAL IMPLICATIONS: Early in 2013, G.P. Rollo and Associates completed an assessment of commercial development potential in Pift Meadows in order to explore how such development might change the nature of property tax revenue distribution between non-residential and residential tax payers in future years. The analysis concluded that development of the proposed business employment lands in the North Lougheed Area, in combination with the South Bonson industrial lands, could significantly shift the Pitt Meadows property tax base such that revenue from non-residential property taxes would surpass residential property tax revenues by 2022 and account for 53% of the municipal tax base by In the immediate future, the municipality will incur costs associated with the more detailed planning work performed to insure the proper development of the North Lougheed Planning Area and the construction of the North Lougheed Connector. There are two decision packages in the 2014 Business Plan that relate to the North Lougheed Planning Area. They are: 1. The North Loug heed Area Plan; and 2. The Old Dewdney Trunk Road Traffic-Calming Plan. REGIONAL WASTE MANAGEMENT PLAN: The development of additional land for commercial purposes in Pitt Meadows will increase the amount of waste produced by the City. Commercial businesses are # vi

7 North Lougheed Planning Area Official Community Plan Amendments 7 responsible for their own garbage collection and recycling. Therefore, the future development of the North Lougheed Planning Area will have no impact on The City s waste management plan. Commercial businesses and private sector haulers are managed under Metro Vancouver s Integrated Solid Waste and Resource Management Plan. DISCUSSION: Official Community Plan Amendments Staff is recommending an amendment to the OCP to redesignate the approximately 50 hectares that make up the North Lougheed Planning Area from Agricultural (33 hectares) and Highway Commercial (17 hectares) to Mixed Employment and Highway Commercial. The proposed amendments to the OCP are consistent with Concept C, which was presented in the final AECOM report for the North Lougheed Study Area. Mixed Employment areas totaling 30.3 hectares are proposed to be located on the western and eastern thirds of the area, with 17.4 hectares of Highway Commercial in the centre third. There is also be a proposed 2.3 hectare flex area of both designations along the Lougheed Highway that could accommodate either land use category, depending on market conditions. A buffer area is located between the residential subdivision to the east and potential development to the west. Figure 3: The North Lougheed Planning Area with Proposed Mixed Employment and Highway Commercial Land Use Designations # vi

8 North Lougheed Planning Area Official Community Plan Amendments 8 Mixed Employment Land Use Designation Mixed Employment is a new OCP land use designation. The definition has been tailored to fit the vision of development for the North Lougheed Planning Area; specifically, for an area that will benefit from high vehicular visibility and from the proximity of farmlands to the site. The new designation is defined as follows: Permits light industrial, business park, commercial, office and other employment related uses, particularly those uses that benefit from visual exposure along the Lougheed Highway and North Lougheed Connector. Uses may include hotels and conference centres. Agricultural supporting activities, such as food processing, agricultural learning or teaching facilities, museum farm, and the distribution of agricultural products may be located along the North Lougheed Connector, taking advantage of the proximity to agricultural land. This designation excludes residential development. This definition of Mixed Employment is consistent with the Regional Growth Strategy s definition of Mixed Employment, which is defined as: Mixed Employment areas are intended for industrial, commercial and other employment related uses to help meet the needs of the regional economy. They are intended to continue to support the planning function of Urban Centres and Frequent Transit Development Areas. The Regional Growth Strategy identifies Surrey, the Township of Langley, Burnaby, Richmond and Coquitlam as having Mixed Employment areas. Richmond is the only City amoung these that has a Mixed Employment Land Use designation within their Official Community Plan (adopted earlier this year). Areas identified as Mixed Employment in the Regional Growth Strategy contain a number of OCP land use designations and permit a wide range of commercial uses. For example, Surrey s OCP land use designations within the regional Mixed Employment area includes industrial, and the corresponding zoning permits industrial uses, warehouses, offices, and some retail / commercial. Coquitlam s OCP designations include Industrial, Highway Retail Industrial, and General Commercial, and zoning permits light industrial uses, retail, services, and restaurants. Highway Commerical Highway Commercial is an existing OCP land use designation. It applies to Meadowtown Centre. Staff recommend an update to the definition to emphasize that retail / commercial use does not necessarily have to be car-oriented. This # v1

9 North Lougheed Planning Area Official Community Plan Amendments 9 update is consistent with the vision for the area which would be to encourage a retail shopping area with the potential for more pedestrian activity. SUMMARYICONCLUSION: Staff recommends amendments to the Official Community Plan that would change the land use designation of the North Lougheed Planning Area from Highway Commercial and Agricultural to Mixed Employment and Agricultural. After public hearing and third reading of this bylaw, the municipality will submit to Metro Vancouver a formal request to amend the Regional Growth Strategy. In the near future, the City must also submit a revised Regional Context Statement to ensure consistency with the OCP and the Regional Growth Strategy. Additionally, the Local Government Act requires that all plans applying to land in the Agricultural Land Reserve be referred to the Agricultural Land Commission for comment. While the North Lougheed Planning Area has been conditionally removed from the Agricutural Land Reserve, the bylaw will be referred to the Agricultural Land Commission for comment in accordance with the legislation. Following adoption of this bylaw, the City will begin the second phase of planning for the development of this area. Pending funding, this stage will involve detailed work regarding design, road layout, financing, amenities and construction phasing. The second phase will also include an extensive public consultation component that would help to form the development of a North Lougheed Area Plan. Respectfully submitted, Dana K. Parr Planner Reviewed by: Approved by: Anne Berry Manager of Development Services ATTACHMENTS: / / ry Dr 1ActingØirector of Operations and / DeveI6pment Services A. Bylaw No #116051v1

10 CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN AMENDMENT BYLAW NO. 2635, 2013 A Bylaw to amend applicable sections of Official Community Plan Bylaw No. 2352, 2007 WHEREAS, it is deemed expedient to amend Official Community Plan Bylaw No. 2352, 2007; and WHEREAS, the Council of The City of Pitt Meadows has, in accordance with Section 882(3)(a) of the Local Government Act, considered the Official Community Plan amendments in conjunction with: 1. The City of Pitt Meadows Financial Plan, and; 2. The Regional Waste Management Plan NOW THEREFORE, the Council of The City of Pitt Meadows in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as the City of Pitt Meadows Official Community Plan Amendment Bylaw No ; 2. Part 4 Policies, 4.7 Commercial is amended as follows: a) Lougheed Highway Corridor and replacing it with the following: deleting the first and second paragraph Certain areas of the Lougheed Highway corridor are available for commercial development, with significant areas within the Agricultural Land Reserve or designated for industrial use and, to a lesser degree, residential use. The City considers the area east of Harris Road on the north side of the Lougheed Highway that is designated for commercial uses as suited to destination retail (e.g. anchor stores and restaurants), lifestyle retail (typically open air mainstreet like development), car oriented retail, or hybrid projects which involve some combination of retail styles. Given its high profile location, high-quality development is expected in terms of both buildings and landscaping. Building and parking placement will be particularly critical in site planning. b) Policies is amended by deleting c) and replacing it with the following: The area designated as Highway Commercial on the north side of the Lougheed Highway east of Harris Road will require the preparation of a comprehensive development plan and development permit area guidelines acceptable to the City prior to the City considering any rezoning applications for lands within the area. # v1

11 OFFICIAL COMMUNITY PLAN AMENDMENT Page 2 BYLAW NO. 2635, Part 4 Policies, 4.8 Industrial is amended as follows: a) Second paragraph is deleted and replaced with the following: As part of ensuring an adequate industrial land supply, the City has designated additional land for industrial use in this OCP under the Business Park designation in the south Harris Road area and also under the Mixed Employment designation on the north side of the Lougheed Highway, ease of Harris Road, as indicated in Schedule 3A. In both cases, a comprehensive development plan is required for this area prior to consideration of rezoning by the City. These plans must address issues such as specific uses and densities, layout, servicing, road network, buffering and building and landscape design standards. b) Protection of Industrial Land, Policies, e) is deleted and replaced with the following: e) The areas indicated in Schedule 3A that are designated for Business Park and Mixed Employment will require the preparation of a comprehensive development plan acceptable to the City prior to the City considering any rezoning applications for lands within the area. 4. Part 5 Land Use Designations is amended as follows: a) Deleting the definition for Highway Commercial and replacing it with the following: Highway Commercial Permits retail/commercial, auto-related retail and service, accommodation, food service and hospitality, building supply and recreation facility uses. b) Adding a definition as follows: Mixed Employment Permits light industrial, business park, commercial and other employment related uses, particularly those uses that benefit from visual exposure along the Lougheed Highway and North Lougheed Connector. Uses may include hotels and conference centres. Agricultural supporting activities, such as food processing, agricultural learning or teaching facilities, museum farm, and the distribution of agricultural products may be located along the North Lougheed Connector, taking advantage of the proximity to agricultural land. This designation excludes residential development. #116007v1

12 OFFICIAL COMMUNITY PLAN AMENDMENT Page 3 BYLAW NO. 2635, Map Schedule 1 is hereby deleted and replaced with Map Schedule I as shown on Attachment A. 6. Map Schedule 3A is hereby deleted and replaced with Map Schedule 3A as shown on Attachment B. 7. Map Schedule 3B is hereby deleted and replaced with Map Schedule 3B as shown on Attachment C. 8. City of Pitt Meadows Official Community Plan Bylaw No. 2352, 2007 is hereby amended accordingly. READ a FIRST and SECOND time the day of, PUBLIC HEARING held the day of,2013. READ a THIRD time the day of, ADOPTED the day of,2013. #116007v1

13 OFFICIAL COMMUNITY PLAN AMENDMENT BYLAW NO. 2635, 2013 Page 4 ATTACHMENT A Pitt Meadows ocp 2008 to 2028 o Km Schedule 1 - Amended Urban Containment Boundary and Agricultural Land Reserve Legend [] Urban Boundary Agricallural Land Reserve The City of Pitt Meadows does not warrant or represent that the Information on the map or plan herein is accurate or sufficient for the uue intended, It is the responsibility of each party to verity the accaracy or satficiency thereof. Schedule I Adopted: 2008/09/04 Schedule I Revised: 201 3/1 0/01 #116007v1

14 OFFICIAL COMMUNITY PLAN AMENDMENT BYLAW NO. 2635, 2013 Page 5 ATTACHMENT B #116007v1

15 OFFICIAL COMMUNITY PLAN AMENDMENT Page 6 BYLAW NO. 2635, 2013 ATTACHMENT C Legend [J E LEI jj ocp Pitt Meadows 2008 to 2028 e 0.5 I 2 Km Schedule 3B - Amendment Rural Land Use Urban Boundary - See Schedule 3A Agricultural -8 Hectare Minimum Parcel Size Agricultural - Rural Residential Highway Commercial Tourist Commercial Open Space Conservation Area 16 1-lectare Minimum Parcel Size Wfldlife Management Area Pant (Ag,icuthJra Outdoor Recreation (Agricuflural) Resource Management Public Utility Industrial ii N The City of Pitt Meadows does not warrant or represent that the information on the map or a plan herein is accurate or sufficient for the use intended, It lathe responsibility of each Schedule 3B Adopted: 2008/09/04 to verity the accuracy or sufficiency thereof. Schedule 3B Revised: 20t 3/09/18 #116007v1