Official Community Plan Bylaw No. 2864, 2020 - Consolidated Version
Pitt Meadows, British Columbia
· adopted 2022-09-27
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184810v3
CITY OF PITT MEADOWS
OFFICIAL COMMUNITY PLAN BYLAW No. 2864, 2020
and amendments thereto
CONSOLIDATED FOR CONVENIENCE ONLY
This is a consolidation of the bylaws listed below. The amending bylaws have been
consolidated with the original bylaw for convenience only. Certified copies of the original
bylaws should be consulted for all interpretations and applications of the bylaws on this
subject.
Bylaw No.
Date of Adoption
Amended Section(s)
2864, 2020
September 27, 2022
Original
2942, 2023
October 17, 2023
Schedule A
(Re-designation of land use
for PID 031-896-952)
2990, 2024
June 25, 2024
Chapter 14, Schedule 3
3034, 2025
December 2, 2025
Schedule A (Local Government
Act requirements; Small-Scale
Multi-Unit Housing (SSMUH)
legislation; Transit-Oriented Area
(TOA) Designation; administrative
and housekeeping updates)
CITY OF PITT MEADOWS
OFFICIAL COMMUNITY PLAN
BYLAW NO. 2864, 2020
A Bylaw to establish a new Official Community Plan for the City of Pitt Meadows
2
184810v3
WHEREAS the Council of the City of Pitt Meadows wishes to adopt an Official
Community Plan, pursuant to section 472 of the Local Government Act, to guide
decisions on planning and land use management;
THEREFORE The Council of the City of Pitt Meadows, in opening meeting
assembled, enacts as follows:
Citation/Title
1.
This Bylaw may be cited as the "City of Pitt Meadows Official Community
Plan Bylaw 2864, 2020".
City of Pitt Meadows Official Community Plan
2.
The schedule attached to and forming part of this bylaw (Schedule "A"),
including its respective schedules and maps, is adopted as the City of Pitt
Meadows Official Community Plan and applies to all areas of the City.
Repeal
3.
The City of Pitt Meadows Official Community Plan Bylaw 2352, 2007, and all
its amendments, are repealed.
READ a FIRST time on July 21, 2020.
READ a SECOND time on December 14, 2021.
PUBLIC HEARING held on May 11, 2022.
READ a THIRD time on May 17, 2022.
Regional Context statement accepted by Metro Vancouver on September 23,
2022.
ADOPTED on September 27, 2022.
Bill Dingwall
Mayor
Kate Barchard
Corporate Officer
Your Vision.
Our Community.
OFFICIAL COMMUNITY PLAN
Schedule A
TERRITORIAL ACKNOWLEDGMENT
Pitt Meadows exists on the traditional territory
of the q̓ic̓əy̓ (Katzie) First Nation.
A SHARED VISION FOR PITT MEADOWS
The City would like to thank everyone who
contributed to the development of the Official
Community Plan (OCP) from start to finish,
including q̓ic̓əy̓ (Katzie) First Nation, community
members and stakeholders, Mayor and Council,
City staff, and participating agencies.
Your valuable contributions help to ensure
that the goals and policies outlined in this Plan
reflect community values, concerns and hopes
for the future.
INTRODUCTION & VISION
4
CHAPTER 1: RECONCILIATION & RELATIONSHIP BUILDING
WITH Q̓IC̓ƏY̓ (KATZIE) FIRST NATION
16
CHAPTER 2: AGRICULTURE
20
CHAPTER 3: ENVIRONMENT & NATURAL AREAS
32
CHAPTER 4: EMPLOYMENT & ECONOMY
44
CHAPTER 5: GROWTH, NEIGHBOURHOODS & HOUSING
58
CHAPTER 6: ARTS, CULTURE & HERITAGE
72
CHAPTER 7: COMMUNITY WELLBEING
80
CHAPTER 8: PARKS & RECREATION
90
CHAPTER 9: TRANSPORTATION
98
CHAPTER 10: LOCAL SYSTEMS
112
CHAPTER 11: CLIMATE & ENERGY
122
CHAPTER 12: HAZARD / EMERGENCY MANAGEMENT
130
CHAPTER 13: LAND USE DESIGNATIONS
136
CHAPTER 14: DEVELOPMENT PERMIT AREA GUIDELINES
144
Permit Area 1: Natural Environment. . . . . . . . 148
Permit Area 2: Riparian Areas . . . . . . . . . . . 150
Permit Area 3: Wildfire Hazard. . . . . . . . . . . 154
Permit Area 4: Slope Hazard. . . . . . . . . . . . 157
Permit Area 5: Farmland Protection. . . . . . . . 160
Permit Area 6: Business Park. . . . . . . . . . . . 163
Permit Area 7: Industrial . . . . . . . . . . . . . . 166
Permit Area 8: Town Centre Mixed
Residential / Commercial . . . . . . . . . . . . . 168
Permit Area 9: Ground-oriented Residential. . . 172
Permit Area 10: Multi-family Residential. . . . . 177
Permit Area 11: Lougheed Commercial. . . . . . 180
Permit Area 12: Village Mixed-use . . . . . . . . 185
CHAPTER 15: HISTORY & HERITAGE
188
SCHEDULE I: CITY OF PITT MEADOWS REGIONAL CONTEXT STATEMENT 194
SCHEDULE 2: AREA SPECIFIC PLANS & POLICIES
218
SCHEDULE 3: OFFICIAL COMMUNITY PLAN MAPS
244
Map 1: Urban Containment Boundary
and Agricultural Land Reserve. . . . . . . . . 245
Map 2A: Urban Land Use Map . . . . . . . . . . 246
Map 2B: Rural Land Use Map. . . . . . . . . . . 247
Map 3A: Urban Transportation Network. . . . . 248
Map 3B : Rural Transportation Network. . . . . 249
Map 4A: Urban Cycling and Trail Network. . . . 250
Map 4B: Rural Cycling and Trail Network. . . . . 251
Map 5: Urban Infrastructure. . . . . . . . . . . . 252
Map 6: Rural Infrastructure. . . . . . . . . . . . . 253
Map 7: Drainage Catchment Areas. . . . . . . . 254
Map 8: Environmentally Sensitive Areas. . . . . 255
Map 9: Floodplain . . . . . . . . . . . . . . . . . 256
Map 10A: Urban Development Permit Areas. . . 257
Map 10B: Rural Development Permit Areas. . . 258
Map 11: Golden Ears Business Park Phases
3 and 4 Supplemental Area Plan . . . . . . . . . 259
TABLE OF CONTENTS
POLICIES
IMPLEMENTATION
BACKGROUND
PLACES
PEOPLE
SYSTEMS
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
INTRODUCTION
& VISION
5
INTRODUCTION & VISION
To create a walkable community that offers a range of housing options, parks,
recreation and public spaces, where residents are healthy and engaged, and where
local businesses are flourishing.
With Pitt Meadows population expected to increase
by several thousand people by 2050, this growth will
bring both opportunities and challenges. The OCP will
help ensure that Pitt Meadows can continue to grow in
positive ways that reflect the vision for the community.
Priorities such as the development of complete
communities along transit corridors, the preservation
of farmland, transportation initiatives, employment,
heritage sites and our natural areas helps broadly define
City interests for the next 20 years.
The Official Community Plan (OCP): I See Pitt Meadows 2040 is a long-range plan that sets out
the community's vision, goals and objectives for the future of the City of Pitt Meadows. Built
upon extensive engagement with residents, businesses, stakeholders and q̓ic̓əy̓ (Katzie) First
Nation rights-holders, the OCP provides a renewed vision through 2040 and a framework to
guide community development for a future that will make us all Pitt Meadows Proud™.
OUR OFFICIAL COMMUNITY PLAN VISION
6
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
Known as "The Natural Place", Pitt Meadows is a close-knit community that combines city life
with stunning nature and agriculture. Here is what makes Pitt Meadows unique and special:
SMALL-TOWN CHARACTER
Our residents enjoy the small-town character of Pitt
Meadows, with many local shops and amenities
accessible by walking along Harris Road. Distinct
neighbourhoods offer charming residential, social
and economic pockets featuring boutique shops
and services. Growing families seek out our safe and
friendly community and local schools that provide
enriching education options. Pitt Meadows values its
heritage and welcomes citizens to be highly engaged
in civic life. The development pattern of the city as laid
out in this OCP is intended to support and enhance
the small-town character by focusing higher-density
development along the Harris Road corridor; near West
Coast Express Stations; and near the Civic Centre where
shops, services, amenities and transit are located and
supporting lower density development in other parts of
the urban area.
A FARMING COMMUNITY
More than three-quarters of our community is still
farmland and the area is known for its greenhouses and
small-fruit production. Our residents enjoy shopping
for local blueberries, cranberries, honey, milk and meat
from family farms throughout Pitt Meadows.
THE NATURAL PLACE
Pitt Meadows is known as "The Natural Place" because
the natural world is always close by. Enjoy water sports
at Pitt Lake, the second-largest lake in the Lower
Mainland and one of the largest freshwater tidal lakes
in the world. Explore the area by kayak or canoe, enjoy
birdwatching or discover why we boast about having
some of the best fishing around. Sixty kilometres of
dikes offer meandering greenways for cyclists and other
outdoor enthusiasts. Breathtaking trails provide endless
hiking opportunities, and wildlife abounds in marshes
and wetlands.
PITT MEADOWS PROUD™
We have much to be proud of in Pitt Meadows! Where
else can you go kayaking, golfing, berry picking,
shopping, and hiking in one day, within minutes
from home?
OUR COMMUNITY IDENTITY
7
INTRODUCTION & VISION
The OCP presents policies, guidelines
and maps that can be used to fulfil the
community's goals and objectives in terms of
land development, infrastructure investment,
municipal programs, and governmental
relationships.
The most important of these goals for the City has been
the concentration of development within the Urban
Containment Boundary. Through this OCP, the City
seeks to utilize the lands within the Urban Containment
Boundary as effectively as possible.
This OCP supports the concentration of higher density
residential and commercial development along Harris
Road. As a result of the Province of British Columbia's
Homes for People Housing legislation, and new
requirements for Small-Scale, Multi-Unit Housing
(SSMUH), single-family neighbourhoods are anticipated
to gradually transition to denser housing forms. These
include single family homes with secondary suites and
garden suites, plus duplexes, townhouses and smaller-
scale apartment buildings with up to three, four- or
six-units. This densification is expected to provide
housing options for a growing and diverse population.
Development along the major corridors of the City
utilizes existing roads and infrastructure to the greatest
extent possible. It also encourages residents and
workers to consider and use public transit.
The Pitt Meadows Regional Airport, Golden Ears Bridge
and Airport Way have created a powerful conduit
for economic development. This presents important
development opportunities for the community and
provides local jobs and tax revenue, which can be used
towards City services and amenities. OCP policies
encourage trail connections, sidewalks and bikeways
from the highland area down to Osprey Village, thereby
providing physical and visual connections to the
business parks and the neighbouring areas.
In addition to policies that address land use and the
urban form, the OCP introduces new policies that are
intended to celebrate the past and embrace the future
of the community, especially its people. The q̓ic̓əy̓
(Katzie) First Nation have contributed their own history
for inclusion in the OCP, and the OCP contains many
policies that will serve as the basis for, and strengthen,
the City's relationships with them.
This OCP has a greater emphasis on social and cultural
issues as well as on significant environmental issues,
particularly climate change. Social and cultural policies
address the City's relationships with other agencies and
the unique needs of the q̓ic̓əy̓ (Katzie) First Nation's
diverse population, including children and seniors. Equity
and inclusivity are encouraged in all that the City does.
ACHIEVING OUR VISION
Small-Scale, Multi-Unit Housing refers to
residential dwelling units - ranging from 2 to
6 units. Dwelling unit examples include:
»
secondary suites in single family dwellings
»
garden suites
»
duplexes
»
triplexes
»
townhomes, and
»
small apartment buildings
Urban Containment Boundary: A
conceptual line that generally coincides with
the Agricultural Land Reserve boundary.
The City favours development within this
boundary and discourages development
outside of it in order to protect and preserve
land for farming and for environmental
protection.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
GOALS
This OCP contains 12 goals that are a part of the future vision for Pitt Meadows. Objectives,
policies, land use designations and development permit area guidelines all help to support
the goals.
The goals have been shaped by input from community members, q̓ic̓əy̓ (Katzie) First Nation
and stakeholders, research and analysis on specific issues, and by the enduring historical and
cultural attributes of Pitt Meadows.
A community where the City and q̓ic̓əy̓ (Katzie) First
Nation have a strong government-to-government
relationship based on meaningful dialogue,
inclusivity, and mutual respect grounded in the
principles of reconciliation.
A community where agriculture is the
dominant land use and farmland is protected for
food production.
A community where the environment and natural
areas are conserved and enhanced so they enrich
the quality of life for all residents.
A community where the economy is vibrant and
diverse, and local businesses are flourishing.
A walkable and compact community that offers easy
access to nature and amenities, and has a range of
housing options to suit all needs and through all
stages of life.
A community where arts, culture, and heritage help
define the Pitt Meadows unique identity, and where
lifelong education helps make the city a great place
for all residents.
A community with a strong sense of place and
belonging, where residents are healthy and
engaged, and feel safe and secure.
A community where parks, recreation, and public
spaces contribute significantly to community
character and quality of life.
A connected community that is easy to get
around by all modes of transportation, and where
commercial transport moves freely in and out of
the community.
A community with an adequate and secure supply
of clean, potable water and that handles sewage,
waste, and storm water efficiently to protect
public health.
A community where energy is conserved and
used efficiently, and greenhouse gas emissions
are minimized.
A safe community where property and landscapes
are protected from risk or hazards due to
flooding, steep slopes, and forest fires.
1
7
2
8
3
9
4
10
5
11
6
12
9
INTRODUCTION & VISION
The OCP is a policy
document that sets out
the community's vision,
goals and objectives for
the next 20 years.
It helps determine:
How you get around
the City and the region.
Where you play,
relax and socialize.
Which natural areas of
the city are preserved
and/or enhanced.
Which heritage
buildings and structures
are recognized.
How we as the City
respond to regional growth,
trends and pressures.
The type of housing
that you and your
neighbours live in.
Where the jobs
in the community
are located.
OCP PURPOSE
The purpose of an Official Community Plan (OCP) is to help guide the future of the community.
It describes the kind of community the municipality wishes to become and responsively
acknowledges the importance of shaping growth. This OCP provides a vision, goals, and
policies for Pitt Meadows for the next twenty years.
Together, these elements connect the community's
big-picture aspirations with the tools needed to
achieve them, including specific actions, development
permit guidelines, and land use designations. The City
implements this plan in various ways, including through
policy initiatives, public programs, civic projects, bylaws,
development, and collaboration with citizen groups.
B.C.'s Local Government Act (Act) authorizes the
development of official community plans (OCP). The
Act specifies what must or may be included in an OCP,
including: land use policies and designations for the
density and location of residential, commercial, industrial,
institutional, agricultural, parks and recreation, and public
utility use; and policies for the provision of affordable,
rental, and special needs housing. An OCP is also an
essential tool in helping the municipality achieve its
climate-action commitments and carbon-neutrality goals.
This OCP reflects the community's values and priorities
through its vision, and presents goals, objectives,
policies, and guidelines to help achieve that vision.
The OCP offers residents, landowners, governments,
agencies, community groups, and investors greater
certainty about how the community will manage growth
and change.
Section 473 of the Act requires that an OCP include
statements and map designations addressing:
»
residential development required to meet anticipated
housing needs over a period of at least 20 years;
»
commercial, industrial, institutional, recreational, and
public utility land use;
»
any proposed major roads or infrastructure;
»
land restrictions due to hazardous conditions or
environmental sensitivity; and
»
public facilities, including schools and parks.
The Act further specifies that an OCP must include
affordable, rental and special needs housing policies,
as well as targets, policies and actions to reduce GHG
emissions. It also allows for the inclusion of policies
relating to social needs and wellbeing, and the
preservation, restoration and enhancement of the
natural environment.
How you get around
the city and the region.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
APPLICATION & SCOPE OF THE OCP
The OCP applies to the entire municipal area within the City of Pitt
Meadows boundary. In addition, all OCP references to external third-party
documents, such as municipal bylaws, plans, Council policies and guidelines
recognize these will be amended from time to time.
11
INTRODUCTION & VISION
OCP ENGAGEMENT PROCESS
This is the fifth major OCP review for the City. The
previous OCP review and amendments were adopted in
2008. Since the 2008 OCP review, the municipality has
experienced several major changes, including the 2009
opening of the Golden Ears Bridge and Pitt River Bridge
reconstruction. These large provincial projects were the
driving force behind the previous OCP review, which
attempted to anticipate their impact on the community.
In addition, regional issues such as housing affordability,
climate-change mitigation and adaptation, reconciliation
with First Nations, particularly q̓ic̓əy̓ (Katzie) First Nation,
and the impact of transportation corridors contributed
to the development of this OCP.
This OCP review was based on inclusivity and early
and ongoing engagement principles. As a result,
staff developed a consultation strategy and worked
to implement it collaboratively with the community
(see Figure 1).
Figure 1: The Engagement Process
12
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
Engagement
PHASE
PHASE
PHASE
PHASE
PHASE
PHASE
1
2
3
4
5
6
BACKGROUND
RESEARCH
PUBLIC
LAUNCH
VISION
& GOALS
REFINING
OUR GOALS
DRAFTING
THE PLAN
ADOPTION
PROCESS
The three-year engagement process included dozens of
events, workshops and community conversations, with
hundreds of participants coming out to share their love
for Pitt Meadows.
The launch event for this OCP review was held on May
12, 2018. Following that, the OCP hit the road for roving
engagement opportunities, with numerous stops at
local events throughout the summer of 2018 along with
extensive online engagement outreach. In conjunction
with a visions and values workshop held in June 2018,
these initial engagement events shaped the OCP's vision.
Several technical advisory committees, stakeholder and
other agency meetings were held in the winter of 2018
and early 2019. These meetings were used to collect
input on specialized topics, combine research where
applicable, and gain information from the community
and City staff. Issue papers were developed for each
overarching OCP topic and posted online. Community
members could read these issue papers and provide
their feedback through comments and surveys.
A housing and community growth forum was held on
June 15, 2019, and online engagement continued
during the summer of 2019. Council endorsed the
land use plan in early 2020 and staff proceeded with
public engagement to gather input on completed draft
policies and the land use plan. Most of the engagement
took place online due to the COVID-19 pandemic as
public health orders at the time did not allow in-person
meetings. Other public engagement events and
studies included:
»
three major community events (launch event,
community visioning workshop, community growth
and housing workshop);
»
numerous smaller public-engagement events,
including workshops with seniors and youth, pop-
up events at Pitt Meadows Day, plus community
stakeholder meetings; and
»
a commercial and industrial analysis, community
growth and housing study, the "Have Your Say Pitt
Meadows - I See 2040" engagement website and
accompanying surveys and discussion papers.
OCP ENGAGEMENT STATS
250
623
456
PARTICIPANTS
CONTRIBUTIONS
RESPONDENTS
15
23
OCP EVENTS & WORKSHOPS
SURVEYS
REPRESENTING
13
INTRODUCTION & VISION
As part of the Government of British Columbia's Homes for People Action Plan, legislation came
into effect in 2023, mandating that local governments prepare bylaws and an Interim Housing
Needs Report to support the creation of new housing in the Province. Pursuant with the Local
Government Act, the OCP has been updated to reflect the following legislative changes:
»
Bill 44 - 2023 Housing Statutes (Residential
Development) Act required that local governments
pre-zone properties meeting certain criteria to
allow a range of Small-Scale, Multi-Unit Housing
types and prescribed densities by June 30, 2024.
Council adopted the Small-Scale, Multi-Unit Housing
Zoning Bylaw amendments on June 25, 2024. The
OCP updates reflect these changes and achieve
consistency between land use designations and
zoning.
»
Bill 44 - 2023 Housing Statutes (Residential
Development) Act also required that local
governments prepare an Interim Housing Needs
Report that estimates both 5-year and 20-year
housing need in the community by January 1, 2025.
Local governments are required to update their
Official Community Plans to accommodate the
total 20-year housing need, and include policies
respecting each class of housing need. Council
received the Interim Housing Needs Report on
November 5, 2024.
»
Bill 47 - 2023 Housing Statutes (Transit-Oriented
Areas) Amendment Act, required that local
governments designate by bylaw, lands within certain
distances around West Coast Express Stations, as
Transit-Oriented Areas (TOAs) by June 30, 2024.
Pursuant with the legislation, on June 25, 2024
Council approved TOA Designation Bylaw No.
2989, 2024. The OCP does not designate the TOAs,
however, it does reference TOA designation Bylaw
No. 2989, 2024 and includes policies identifying
where TOA minimum density and height entitlements
may be permitted.
2025 OCP UPDATE
This Figure is for information only. For exact boundaries
refer to Transit-Oriented Area Designation Bylaw No.
2989, 2024. Not every property within a designated
TOA may be entitled to the minimum allowable height
and density prescribed in the provincial regulations.
Figure 4, Transit Oriented Areas
14
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
PLACES
These policies primarily
address the different land
bases in Pitt Meadows.
OCP ORGANIZATION
PEOPLE
Policies that address
the wellbeing of the
population.
SYSTEMS
Policies that address the
arteries of the community,
such as transportation
routes, infrastructure, and
natural systems.
1
3
2
4
5
IMPLEMENTATION
Presents the land use designations, development permit area guidelines and temporary use
permit policies to guide land use activities with Pitt Meadows.
HISTORY & HERITAGE
Presents a community snapshot including written contribution from
q̓ic̓əy (Katzie) First Nation on their history in the area.
MAPS
Present in a graphic, land based format how many of the goals of the OCP will be achieved over
time, including land use, transportation networks, and development permit areas.
The OCP is organized into five sections:
INTRODUCTION AND VISION
Establishes a foundation for the plan by presenting the community's vision, the purpose of
the OCP, its application and scope, and the public engagement and consultation process.
POLICIES
Identify the long-term objectives and policies to achieve the vision and goals in specific
planning areas. The policies have been broadly placed into three main categories:
15
INTRODUCTION & VISION
OCP STUCTURE & FUNCTION
The community's overall vision can be realized, over time, through
the goals, objectives, policies and guidelines that are presented
within this OCP. The following is a description of these important
elements of this document:
VISION
The overarching aspiration for the future state of the community. The Vision
represents community inputs collected and compiled through participation in the
OCP review process.
GOALS
Ideals or conditions to be achieved, drafted to reflect input from the
public during the development of the plan.
OBJECTIVES
Statements of intent or means to achieve the goals or desired end results.
Objectives guide future decisions in specific areas and are intended to be
achievable, measureable, and relevant.
POLICIES
Specific statements that represent preferred courses of action that contribute
towards achieving specific OCP goals and objectives.
GUIDELINES
Recommendations, guiding principles or instructions that direct where and how
development occurs in a designated Development Permit Area.
15
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
1
RECONCILIATION &
RELATIONSHIP BUILDING
WITH Q̓IC̓ƏY̓ (KATZIE) FIRST NATION
GOAL
The City of Pitt Meadows and q̓ic̓əy̓
(Katzie) First Nation have a strong
government-to-government relationship
based on meaningful dialogue, inclusivity,
and mutual respect grounded in the
principles of reconciliation.
17
RECONCILIATION & RELATIONSHIP BUILDING WITH Q̓ I C̓ Ə Y̓ (KATZIE) FIRST NATION
As a City, we want to strengthen co-operation and mutual support by working collaboratively
with q̓ic̓əy̓ (Katzie) First Nation towards our respective community goals and objectives. This
work is vital to fostering more resilient and connected communities. This critical work involves
a collective journey towards reconciliation, and revisiting and creating new government-to-
government protocols and processes based on meaningful engagement respecting matters of
mutual interest. The section below was written by q̓ic̓əy̓ (Katzie) First Nation in partnership with
the City of Pitt Meadows.
As highlighted in the 2015 final report from the Truth
and Reconciliation Commission of Canada (TRC), the
history of colonialism, the residential school system and
the process of assimilation of Indigenous peoples in
Canada have deeply impacted the relationship between
Indigenous and non-Indigenous communities. The
TRC report issued 94 Calls to Action and requests for
all levels of government to make changes to how they
interact with Indigenous peoples. While most of the
actions fall under federal jurisdiction, several focus on
the role that municipal governments can play in the
reconciliation process. These include:
»
providing education on the history of Indigenous
peoples and the legacy of the residential school
system and associated impacts;
»
reforming laws and policies that rely on concepts
that were used to justify European sovereignty
over Indigenous peoples and lands; and
»
committing to meaningful consultation, building
respectful relationships and providing equitable
opportunities for economic development.
The United Nations Declaration on the Rights of
Indigenous People (UNDRIP) emphasizes Indigenous
peoples' rights to live in dignity, to maintain and
strengthen Indigenous institutions, cultures and
traditions, and to self-determination. The provincial
government passed the British Columbia Declaration
on the Rights of Indigenous People Act in November
2019 to set out a process to align provincial laws with
UNDRIP, which the TRC confirmed as the framework for
reconciliation. The new Act forms the foundation for the
province's work towards reconciliation; section 4 of the
Act requires the government to prepare and implement
an action plan to achieve the objectives of UNDRIP.
The City and q̓ic̓əy̓ (Katzie) First Nation embarked on the
start of a new relationship on January 27, 2016, when
three historic agreements focused on communication
protocols and the provision of water, sewer, and fire-
protection services were signed. These agreements
resulted from a working process between the two
councils and senior staff over 18 months. In 2018,
discussions commenced on a potential framework for
reconciliation with q̓ic̓əy̓ (Katzie) First Nation focused on
raising awareness, creating partnerships, recognizing
significant relationships with q̓ic̓əy̓ (Katzie) First Nation
and urban Indigenous peoples, and strengthening
government-to-government relations. The City is
committed to continuing to build a strong relationship
with q̓ic̓əy̓ (Katzie) First Nation as we recognize this as
an essential starting point on the path to reconciliation
and a new partnership based on meaningful dialogue,
inclusivity, and mutual respect. The OCP update
process provides a significant opportunity to support
reconciliation and relationship-building efforts.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 1.1
Advance and support reconciliation with q̓ic̓əy̓ (Katzie) First Nation through recognition,
acknowledgement, respect, and education.
POLICIES
1.1.1: Recognize that q̓ic̓əy̓ (Katzie) First Nation is a
neighbouring government in the Metro Vancouver
Region with a shared interest in long-term development
to enhance the regional quality of life.
1.1.2: Implement the OCP without prejudice to any
aboriginal rights, title and interests, with the full
recognition that q̓ic̓əy̓ (Katzie) First Nation has rights
and title within their territory. As a Nation, q̓ic̓əy̓ (Katzie)
is currently focused on an incremental approach to
self-government through the modern treaty and other
processes, which may entail additional q̓ic̓əy̓ (Katzie)
Treaty Settlement Lands in the region.
1.1.3: Understand and acknowledge the UNDRIP and
relevant Calls to Action of the TRC.
1.1.4: The relationships between the City of Pitt
Meadows and q̓ic̓əy̓ (Katzie) First Nation will be built on
recognition and mutual respect.
1.1.5: Endeavour to ensure that municipal facilities and
programs are welcoming and accessible to Indigenous
members of the community.
1.1.6: Continue to engage with q̓ic̓əy̓ (Katzie)
First Nation to develop and implement a
reconciliation framework.
19
RECONCILIATION & RELATIONSHIP BUILDING WITH Q̓ I C̓ Ə Y̓ (KATZIE) FIRST NATION
OBJECTIVE 1.2
OBJECTIVE 1.3
Strengthen the government-to-government relationship through improved standards of
communication, recognition of mutual interests, and the development of supporting strategies,
processes and actions.
POLICIES
1.2.1: Advance and support continued relationship
building between the City and q̓ic̓əy̓ (Katzie) First Nation
through the development and implementation of a
relationship strategy or memorandum of understanding
that includes communication protocols and
collaboration between councils and staff of all levels.
1.2.2: Support ongoing and consistent engagement
and communication with q̓ic̓əy̓ (Katzie) First Nation and
follow through on agreed upon strategies and actions
that remain consistent with staff and Council turnover.
1.2.3: The City and q̓ic̓əy̓ (Katzie) First Nation
commit to ongoing and consistent engagement and
communication while striving to seek mutually agreeable
solutions and outcomes.
1.2.4: The City and q̓ic̓əy̓ (Katzie) First Nation will
work together to identify opportunities for meaningful
engagement, including making information accessible,
engaging early and providing reasonable time to review,
and streamlining communication (e.g. establishing a
liaison role between the governments).
1.2.5: Develop government-to-government protocols
and processes for project referrals.
Work with q̓ic̓əy̓ (Katzie) First Nation on land use and development opportunities, where there
is shared interest, through meaningful engagement in a manner that supports respective
interests and needs, and acknowledges q̓ic̓əy̓ (Katzie) First Nation rights.
POLICIES
1.3.1: Endeavour to understand and consider
q̓ic̓əy̓ (Katzie) First Nation perspective on land use
planning, development, and management issues
where appropriate.
1.3.2: Seek opportunities for mutual benefits when
exploring important community planning areas,
including housing, economic development, environment
and flood management, transportation, emergency
services, and any other matters that affect the wellbeing
of both communities.
In addition to these objectives and policies, opportunities to support reconciliation and relationship
building have informed the development of the policies contained in other areas of the OCP. The policies
contained throughout the OCP may also need to be updated in the future to reflect the development of a
reconciliation process.
20
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
GOAL
Pitt Meadows is a community where
agriculture is the dominant land use and
farmland is protected for food production.
2
AGRICULTURE
21
AGRICULTURE
Agricultural Land Reserve (ALR) is a
provincial zone in which agriculture is
recognized as the priority use. Farming is
encouraged in the ALR and non-agricultural
uses are restricted.
PITT MEADOWS AGRICULTURAL STATS
Agriculture plays an integral role in the economy and history of Pitt Meadows. It enhances the
quality of life for the city's rural and urban residents in a number of ways. Large expanses of
open space remain within walking distance of many neighbourhoods, providing respite from the
urban areas and busier roads. Pitt Meadows farmland -- or, more specifically, Agricultural Land
Reserve (ALR) land -- has limited urban development, enabling the creation of a concentrated
town centre while retaining a strong community identity rooted in farming.
78%
6
TH
20%
1,500
$81M
IN BC FOR AGRICULTURAL
PRODUCTION
OF TOTAL BC BLUEBERRY
PRODUCTION
IN FARM CASH RECEIPTS
FARMING-RELATED JOBS
AGRICULTURAL LAND
Agriculture remains the dominant land use in Pitt
Meadows -- ALR lands comprise 78% of all land in the
municipality (see Figure 2) -- with substantial areas used
for the production of berries, horticultural products,
greenhouse crops, grazing, dairy farming and other farm
activities. These uses are threatened by development
trends, such as the construction of estate homes in rural
farming areas, and climate change. Together with the
provincial Agricultural Land Commission (ALC), the City
recognizes that agriculture is a priority use in its rural
areas over residential and other uses.
22
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
Pitt Meadows has much to offer the region: locally
grown food, excellent access to transportation routes
and potential land for processing and storage facilities
that contribute to a resilient food system. The city ranks
sixth among British Colombia municipalities and fourth
within Metro Vancouver for agricultural food production
and contributes 20% of B.C.'s yearly total blueberry
production. Farm cash receipts exceed $81 million, with
more than 1,500 people employed by farming activities in
Pitt Meadows. In addition to producing various foods, Pitt
Meadows agricultural lands provide essential ecological
services, including wildlife habitat, climate regulation,
nutrient and organic matter recycling, water filtration and
flood management. The policies of this OCP are intended
to confirm the City's commitment to agriculture.
Land speculation on ALR lands creates uncertainty for
the agricultural community and can create unrealistic
land values for farm use.
Properties within Pitt Meadows ALR used for farming
have an average assessed value of $23,555 per hectare
while properties in the ALR not used for farming have
an average assessed value of $559,406 per hectare.
(source: Metro Vancouver study, based on B.C.
Assessment data)
Pitt Meadows residents value and respect the
agricultural area for many reasons, including food
production, open spaces and heritage character. Still,
normal farm practices can create odours, noise, light or
other impacts that may offend non-farm residents, and
thereby making farming more challenging.
The farming community is aging (see graph). The high
cost of agricultural land in the region coupled with low
profit margins associated with small-scale farming have
meant that fewer young people have been able to
choose farming as a career.
Figure 2: Status of land uses in Pitt Meadows ALR,
Ministry of Agriculture Land Use Inventory Report
ACTIVELY FARMED 53%
AVAILABLE & WITH POTENTIAL FOR FARMING 9%
UNAVAILABLE FOR FARMING 27%
SUPPORTING FARMING 2%
LIMITED POTENTIAL FOR FARMING 2%
AGRICULTURE
ISSUES
23
AGRICULTURE
Many levels of regulation (municipal, provincial,
and federal) can create confusion and increase the
cost of farming.
The region's capacity to feed itself has become a serious
issue over the past few years. Specifically, residents
have become more dependent upon imported food;
however, the entire region is starting to encounter the
effects of climate change on the global food supply.
While farmers are accustomed to adjusting their
practices to work through difficult weather conditions,
the impacts of climate change may exceed anything
previously experienced.
Figure 3: Median Age of Farm Operations in
Pitt Meadows, 2001 to 2016
48
50
52
54
56
58
2016
2011
2006
2001
KEY OCP ACTION AREAS
The following Key Action Areas were identified during the
visioning process for the development of this OCP:
ALR Land for Productive Purposes
Preservation of Large Agricultural Parcels
Housing in the ALR
Urban-Rural Relationship
Diversification of the Agricultural Economy
Working with Farmers and Landowners
Strengthening of the Farming Community
Food Systems
23
24
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 2.1:
PRESERVE ALR LAND FOR
PRODUCTIVE USES
By the early 1970s, British Columbia was losing nearly
6,000 hectares of prime agricultural land each year to
residential, commercial, and industrial uses. In 1973, the
provincial government established the ALR to protect
farmland in perpetuity in response to these losses.
Seventy-eight per cent of Pitt Meadows land today is
located within the ALR.
The establishment of the Agricultural Land Commission
(ALC) slowed the loss of farmland in the province
significantly. Nevertheless, owners of farmland in Pitt
Meadows continue to experience pressure to convert
land to other uses, such as rural estates or commercial
uses such as truck parking. Preserving the agricultural
land base is only the first step in safeguarding the
food supply. Much more needs to be done to actively
encourage farming and support farmers. For example,
many of the parcels in the ALR are small lots, which
makes them vulnerable to expanding residential and
other non-farm uses, and may lead to more landowners
ceasing production. The Metro Vancouver Agricultural
Land Use Inventory also shows that 75% of smaller lots
in the ALR (2 hectares/5 acres) are not farmed. As a
result, the policies contained in this OCP do not support
the subdivision of agricultural parcels. Instead, they
encourage the consolidation of smaller lots.
Protecting farmland is more crucial than ever. While much
of the food supply will continue to be imported into the
Lower Mainland, growing or raising food locally will help
ensure food supply through events such as pandemics.
POLICIES
2.1.1: Lands designated as Agricultural on Maps 2A and
2B, Urban and Rural Land Use, are intended to be used
for agricultural production purposes.
2.1.2: A "no net loss" policy applies to lands in the
ALR, although the City may consider exceptions where
removal of land from the Reserve is supported by
the ALC and the proposed alternative use provides
significant community benefits.
2.1.3: Preserve large agricultural parcels.
a. Support the retention of large land holdings,
the consolidation of small parcels of land and
the creation of long-term land leases to enable
investment to occur within agricultural areas as
part of its goal of helping to maintain and establish
economically viable farm units.
b. Discourage fracturing or subdivision of agricultural
parcels except in rare and extenuating circumstances
as endorsed by Council. Severance of a home-site
parcel may be considered where: the applicant
has continuously owned and lived on the property
before and since December 21, 1972; no previous
subdivision of the property has occurred; and the
minimum lot requirements of the City's Zoning
Bylaws are met.
c. Discourage roads in the ALR except as identified
on OCP Maps 3A and 3B, Urban and Rural
Road Network.
25
AGRICULTURE
2.1.4: Limit housing in the ALR.
a. Consider zoning regulations for homes on
agricultural land that establish a building-placement
envelope at set distances from front and side lot
lines, and create building height restrictions.
b. All seasonal farm labour housing must first be
approved by the ALC, must conform to health and
fire code regulations, and must not create housing
opportunities for non-farm worker.
c. The following policies are to be regarded as
guidelines that Council may apply, on a case-
by-case basis, when considering either rezoning
applications or applications to the ALC, to increase
the size of a house or permit an additional home in
the City's agricultural area:
»
the need to accommodate a variety of cultural
and intergenerational family needs and farm
situations;
»
verification that the site has been or can be used
for agricultural production;
»
verification that the applicant has been farming
in Pitt Meadows or elsewhere for a significant
period; or if they are a new farmer, that they
can demonstrate they are, or will be, capable
of farming;
»
demonstration that there is a need for a
larger farmhouse to accommodate existing
or anticipated workers on-site through
the submission of a detailed report from a
professional agrologist indicating such, or
through other information; and
»
submission of a farm plan that is acceptable
to Council, which may include justifying
any proposed on-site infrastructure or farm
improvements, including providing financial
security to ensure that the approved farm plan
is implemented.
2.1.5: Ensure that regulations and policies support and
encourage farming in Pitt Meadows.
a. All uses and subdivision of ALR land, except those
exempted under the ALR General Regulation,
shall be per the provisions of the Agricultural Land
Commission Act, regulations, and orders of the ALC.
b. The Agricultural Land Reserve Use Regulation shall
prevail where any part of this OCP pertaining to
the ALR is inconsistent with or contrary to the ALR
General Regulation.
c. Commit to updated agricultural regulations and
policies that support and encourage farming
in Pitt Meadows.
d. Discourage any development of new golf course
facilities, driving ranges or other commercial
recreation uses on farmland.
26
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 2.2:
MINIMIZE CONFLICTS
BETWEEN RURAL AND
URBAN LAND USES
Conflicts between urban and rural land uses in Pitt
Meadows can reduce the productivity of agricultural
land. Non-farm residential uses such as estate homes or
nearby subdivision development can result in complaints
about farm operations (such as smells, dust, and noise)
and the use of farming equipment. This can result in
restrictions on how and when farmers can operate, thus
impeding the profitability of farms.
Some farm operations have increased in intensity,
which, in some cases is necessary to maintain a viable
operation. This can be stressful for those who have
chosen to live in these areas that they perceive as
natural and quietly bucolic.
POLICIES
2.2.1: Design the interface between urban and rural
land uses to minimize conflicts between land uses
and to provide a defined boundary to the urban
area to prevent any further loss of agricultural land
to development.
a. Recommend the use of appropriate building
setbacks and landscape buffering using the current
standards of the ALC and the Ministry of Agriculture.
b. Consider placing restrictive covenants on the title of
urban residential or commercial lands that outline
the potential disruptions encountered while living
or working close to agricultural areas (e.g., noise,
odours, crop spraying, and slow-moving traffic).
c. Require an agricultural impact assessment prepared
by a professional agrologist that measures the
potential effects of any proposed development
on agricultural activity, such as a non-farm use
on farmland, or rezoning or subdivision of lands
adjacent to farmlands.
d. Support development permit area guidelines for the
protection of farming that reduce land-use conflicts
and mitigate the impact of urban development on
farming practices (by applying appropriate setbacks
and buffers) in accordance with the Ministry of
Agriculture Guide to Edge Planning: Promoting
Compatibility along Agricultural-Urban Edges.
27
AGRICULTURE
OBJECTIVE 2.3:
SUPPORT THE AGRICULTURAL
ECONOMY IN PITT MEADOWS
Pitt Meadows ranks sixth amongst British Columbia's
municipalities in agricultural production and fourth
within the Metro Vancouver area, and contributes 20%
of the province's total blueberry production. Farm cash
receipts are in excess of $81 million, with more than
1,500 people employed by farming activities.
The farming economy is under pressure due to real
estate speculation, rising costs and wages, and
increasing regulatory burdens. Therefore, the City will
need to be flexible within the provincial framework to
support the farming economy in the coming years.
POLICIES
2.3.1: Encourage value-added agricultural business
initiatives in appropriate locations, including on-farm
sites.
a. Encourage agri-tourism that is developed in
conjunction with agricultural operations.
b. Support opportunities for innovation.
28
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 2.4:
PROVIDE SAFE AND RELIABLE
INFRASTRUCTURE SERVICES
FOR FARMING
In 1893, the first diking district was organized when
Pitt Meadows was part of Maple Ridge. The dikes and
ditches enabled farmers to drain the polder, allowing
farming to become the driving force for the economic
development of this area. Today, the dikes, drainage
channels, roads, and water lines remain essential to
farming in Pitt Meadows; therefore, they must be
enhanced and maintained.
POLICIES
2.4.1: Minimize the impact of new roads, drainage
works and utilities on agricultural lands, farm holdings
and operating activities.
2.4.2: Implement and manage drainage systems in the
floodplain to support agricultural production.
a. Maintain flood protection through pump stations,
flood boxes, and dikes.
b. Ensure drainage improvements are considered
comprehensively with the agricultural community.
c. Support policies and standards requiring the
placement of driveway culverts and culverts installed
on key drainage courses so as not to impede the
flow of the rural drainage systems.
d. Maintain and refurbish pump stations and
watercourses critical to field drainage and
agricultural water use.
e. Drainage utility corridors (rights-of-way) for drainage
maintenance will be protected where required;
and building, landscaping and cropping setbacks
established in rural areas to ensure that access to
drainage corridors is protected.
f. The City does not support the expansion of
the storm drainage service beyond the Urban
Containment Boundary.
2.4.3: Help ensure an adequate water supply is
available for agricultural operations.
a. Engage with the agricultural community to develop
a plan to provide adequate irrigation water from the
Pitt and Alouette rivers.
b. Seek to engage with q̓ic̓əy̓ (Katzie) First Nation on
this plan given the cultural importance of these rivers
and associated regulatory requirements.
c. Discourage the use of potable water for irrigation
and agri-industrial uses where other sources of water
are available.
d. Promote the use of rainwater-retention systems for
irrigation purposes.
2.4.4: Seek opportunities to dispose of agricultural
waste products within the municipality.
a. Explore options that could include a biofuel or
waste-to-energy facility that provides heat and power
to residents and businesses.
29
AGRICULTURE
OBJECTIVE 2.6:
ADDRESS THE IMPACTS OF CLIMATE CHANGE
IN THE AGRICULTURAL AREA OF PITT
MEADOWS AND ON FARMING OPERATIONS
OBJECTIVE 2.5:
SUPPORT THE FARMERS
For Pitt Meadows, climate change will result in drier
summers, wetter winters, increased risk of wildfires and
local flooding, more frequent flooding events caused
by the annual freshet, and sea-level rise. These are all
daunting challenges, requiring the municipality to reach
out to regional, provincial, and national agencies to help
the farming community mitigate and adapt.
POLICIES
2.6.1: Co-ordinate with other agencies and senior levels
of government to identify climate change-related risks
to agriculture in Pitt Meadows and to build resilience to
deal with those risks.
2.6.2: Work with farmers to understand and address the
adverse impacts of climate change on the agricultural
area of Pitt Meadows.
2.6.3: Support the refurbishment of old pump stations,
addition of new pump stations and improvements to
electrical systems to increase the drainage system's
capacity to help address the impacts of climate change.
For many years, the City has had a direct connection
to the farming community through the Pitt Meadows
Agricultural Advisory Committee (AAC). The
committee's role is to advise the City on everything from
ditch water levels to community-wide policies.
POLICIES
2.5.1: Work with farmers and landowners.
a. Provide resources and technical support to the
Pitt Meadows AAC to address issues that affect
agriculture and farmers.
PHOTO CREDIT DOUGLAS MILLER
30
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 2.7:
ENSURE PITT MEADOWS HAS
A HEALTHY AND RESILIENT
FOOD SYSTEM
Ensuring that Pitt Meadows has a healthy and resilient
food system involves looking beyond our capacity to
grow and raise food to how food is processed and
distributed, and how our residents obtain healthy food
in the community.
POLICIES
2.7.1: Support locally grown food.
a. Support incubator farms to help new farmers
develop the necessary skills and their businesses.
b. Review regulations and policies to encourage food
cultivation, such as growing vegetables and fruit
trees, in the urban area of Pitt Meadows.
2.7.2: Encourage facilities and infrastructure for
food processing, distribution and storage within Pitt
Meadows business parks and mixed-employment areas.
2.7.3: Enhance access to healthy, affordable and
culturally diverse food for all residents.
a. Support healthy food retail options such as markets,
healthy corners of grocery stores, mobile vendors
and restaurants within reasonable walking, transit
or cycling distances of all neighbourhoods in
Pitt Meadows.
b. Work with q̓ic̓əy̓ (Katzie) First Nation to identify
mutual opportunities and joint efforts that would
increase food security.
c. Collaborate whenever possible with Metro
Vancouver, the provincial government, Vancouver
Coastal Health, other municipalities and stakeholders
-- including farmers -- to advance the Metro
Vancouver Regional Food System Strategy goals.
d. Find ways to reduce and find uses for food waste.
2.7.4: Strengthen the community's connection to food
and to local farms to maximize health and social benefits.
a. Support programs that build the food skills and
knowledge needed to produce, prepare and access
healthy, safe and traditional foods, especially for
those who experience barriers to accessing healthy
food, such as low-income families and seniors.
b. Create social eating spaces in public places (e.g.,
recreation centres, public plazas, parks, and streets)
to provide an opportunity for social connections and
to encourage friends, families, and colleagues to eat
with one another.
c. Encourage urban area residents' and businesses'
awareness of Pitt Meadows agricultural areas to
promote understanding and appreciation.
d. Consider placing signage on farmland that identifies
the crops being produced.
e. Promote Pitt Meadows agriculture on the
municipal website.
f. Encourage and support events that showcase
local foods.
g. Support educational programs that provide
information on agriculture and its importance for the
regional economy and local food systems.
A food system includes all processes
and infrastructure involved in feeding a
population: growing, harvesting, processing,
packaging, transporting, marketing,
consuming, and disposing.
PHOTO CREDIT DOUGLAS MILLER
31
AGRICULTURE
OTHER OCP POLICIES THAT
ADDRESS AGRICULTURE:
CHAPTER 7 LOCAL SYSTEMS:
Implement and manage the drainage systems in the
floodplain to support agriculture production.
CHAPTER 9 ENVIRONMENT & NATURAL AREAS
Minimize the introduction and spread of invasive plant species.
Consult with agricultural community before implementing
measures that may affect agricultural operations.
Protect soil quality / prohibit illegal dumping.
CHAPTER 6 TRANSPORTATION
Ensure existing road connections and mobility are maintained in rural areas.
PHOTO CREDIT ADAM BRECKELS
31
32
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
3
ENVIRONMENT
& NATURAL AREAS
GOAL
Pitt Meadows is a community where
the environment and natural areas are
conserved and enhanced so they enrich
the quality of life for all residents.
33
ENVIRONMENT & NATURAL AREAS
As "The Natural Place," Pitt Meadows attracts people from all over Metro Vancouver
who experience the sloughs and rivers, mountain views and wetlands. Much of the land in
Pitt Meadows has been altered throughout the municipality's history to support farming,
development, and transportation routes. The remaining natural areas are a source of pride
for the community and offer a welcome natural respite. Views from within the city open up to
majestic expanses of lakes, rivers, and mountains.
Protecting the natural environment is vital for the
continued health of essential life-supporting systems of
nature, including air, water and soil, by preserving the
resilience, diversity and purity of natural ecosystems.
Conservation of life-supporting ecosystems is critical
to the wellbeing and survival of current and future
generations. Without a healthy environment, the social
wellbeing, economic health, and sustainability of our
community are impossible.
Human impact on these ecosystems from climate
change, resource consumption, freshwater depletion
and contamination, declining air quality, loss of
biological diversity, and population growth must be
addressed in a timely, comprehensive and co-ordinated
manner. Looking after the natural environment -- and
mitigating the impact of the built environment -- is an
essential and shared responsibility among all levels of
government, private interests and the community. It
requires awareness, co-operation, innovation, and action.
34
KEY OCP ACTION AREAS
The following Key Action Areas were identified during the
visioning process for the development of this OCP:
Shorelines
Riparian Areas
The Urban Forest
Air, Noise and Light Pollution
Environmental Stewardship and Sustainability Education
Ecosystem Management
35
ENVIRONMENT & NATURAL AREAS
OBJECTIVE 3.1:
PROTECT AND RESTORE
SHORELINES, WETLANDS, AND
RIPARIAN AREAS
Its relationship to the water helps define Pitt Meadows.
The City's boundaries are delineated by two rivers and a
lake, is internally traversed by many sloughs and ditches,
and is home to wetlands, several of which are regionally
significant. Shorelines, wetlands, and riparian areas
perform many important ecological functions, including:
»
purifying runoff by trapping sediment and retaining
excess nutrients and other pollutants;
»
recharging ground water;
»
providing flood protection;
»
providing fish and wildlife habitat; and
»
reducing erosion.
POLICIES
3.1.1: Implement streamside protection measures and
require that development conform to regulations and
best management practices for protecting fish and
aquatic life.
a. Assure provincial compliance for all capital works,
operations, development applications, and other
projects within riparian areas.
b. Undertake condition assessments of streams,
riparian and wetland areas in co-operation with
q̓ic̓əy̓ (Katzie) First Nation as well as regional and
provincial governments.
c. Encourage the retention or planting of native
vegetation in riparian management areas or
replanting with appropriate native vegetation when
retention is not possible.
3.1.2: Improve the quality and decrease the intensity of
stormwater discharge from developed areas.
a. Partner with senior governments as well as
businesses to promote initiatives aimed at best
practices for stormwater management.
b. Increase the ratio of productive, permeable
greenspace to hard, impervious surface areas as
redevelopment occurs, whenever possible.
c. Work with q̓ic̓əy̓ (Katzie) First Nation, local and
senior governments, businesses, and stakeholders to
improve the quality of water discharge at the source
and reduce contamination entering our watercourses
and marine environment.
3.1.3: Improve the shoreline habitat.
a. Discourage the creation of extended lot areas
through fill. The intertidal zone shall be left
undisturbed by development; if developed, this
zone shall be bridged by ramps or piers, with no
grounding by structures.
b. Ensure that the maintenance of shoreline habitats
is consistent with the provincial Ministry of
Environment's Dike Maintenance Act and preserves
the integrity of the dikes.
c. Work with q̓ic̓əy̓ (Katzie) First Nation, senior levels
of government, and stakeholders to protect and
enhance the shoreline.
d. Engage with Metro Vancouver, q̓ic̓əy̓ (Katzie) First
Nation, community groups and government agencies
to minimize the further introduction and spread
of invasive species. Develop an invasive species
management plan to prevent, eradicate, contain and
control the spread of such species in Pitt Meadows.
Riparian area: The area that surrounds a
water body is often composed of moist to
saturated soils, water-loving plant species
and their associated ecosystems.
36
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
Light pollution is defined as misused or misdirected light.
Good lighting shines on the ground while bad lighting
shines outwards -- into homes and upwards into the
sky -- creating a light haze at night. Excessive lighting,
including glare, uplighting and light trespass, has several
detrimental effects, including disrupting sleep patterns,
wasting energy, and obscuring the night sky.
POLICIES
3.2.1: Incorporate light pollution-reduction and light
trespass-abatement features into municipal facilities,
infrastructure and street/park lighting where public
safety is not compromised.
3.2.2: Work with residential, agricultural, industrial,
and commercial sectors to minimize light pollution and
resulting sky glow from homes, buildings, and facilities.
3.2.3: Consider incorporating lighting guidelines in
development permit area guidelines to help limit the
amount of light pollution generated by development.
3.2.4: Consider reviewing City policies and regulations
with regards to improving noise reduction and
mitigating ambient noise (from homes, traffic, and
construction as well as aircraft and marine traffic).
OBJECTIVE 3.3:
SUPPORT INITIATIVES TO
ADDRESS AIR QUALITY
Metro Vancouver is responsible for monitoring,
permitting and enforcement regarding air quality in
Pitt Meadows and throughout the region. Although
municipalities do not directly regulate air quality, local
governments play an important role in addressing this
issue through land-use decisions and advocacy, and in
their own operations.
POLICIES
3.3.1: Initiate and support actions that improve air
quality, such as encouraging low- and no-emission
transportation options, increasing urban forest cover,
and undertaking co-ordinated planning of land-use and
public transportation.
PHOTO CREDIT DOUGLAS MILLER
OBJECTIVE 3.2:
MINIMIZE DISTURBANCES TO RESIDENTS
AND WILDLIFE RESULTING FROM LIGHT
POLLUTION, LIGHT TRESPASS, AND NOISE
37
ENVIRONMENT & NATURAL AREAS
PHOTO CREDIT WALKER PARK MEDIA
OBJECTIVE 3.5:
CAREFULLY CONSIDER POLICIES, GUIDELINES,
AND REGULATIONS REGARDING ENVIRONMENTAL
PROTECTION AND ENHANCEMENT IN HARMONY
WITH OTHER CITY GOALS AND OBJECTIVES
OBJECTIVE 3.4:
SHOW LEADERSHIP IN
IMPLEMENTING SUSTAINABLE
ENVIRONMENTAL PRACTICES
The agricultural areas of Pitt Meadows comprise 78% of
the municipality's total land area. Already managing many
layers of environmental regulations from different levels
of government, the farming community and its economic
interests often bear the burden of environmental initiatives.
POLICIES
3.5.1: Consult with the farming community before
embarking on policies, standards, guidelines, and
regulations that may affect agricultural operations.
Local governments are on the front lines of climate
change and environmental initiatives. Considering
the context and capacity in planning for sustainability
will help the municipality better identify and address
opportunities for beneficial environmental practices.
This approach is important for a small city.
POLICIES
3.4.1: Consider embarking on an implementation
strategy for how the City's natural assets can be used to
protect the environment and enhance the community.
3.4.2: Demonstrate corporate stewardship through the
preparation and implementation of an environmental
management strategy for municipal operations.
PHOTO CREDIT DOUGLAS MILLER
38
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 3.6:
ENCOURAGE THE COMMUNITY TO TAKE
A STEWARDSHIP ROLE REGARDING THE
NATURAL ENVIRONMENT
In communities around the world, people work to
take care of their local environments. This activity can
take many forms, from individual action to initiatives
undertaken by community groups to larger civil society
organizations acting in the public realm. What unites
such diverse groups and actions is that people choose
to promote and protect the environments that have
meaning for them.
With its inspirational natural surroundings, Pitt
Meadows has a rich history of grassroots environmental
organizations, including the Alouette Field Naturalists,
the Pitt Meadows Environmental Network, and the
former Pitt Polder Preservation Society.
POLICIES
3.6.1: Promote community involvement and increase
awareness of environmental issues among residents and
business owners.
a. Continue to collaborate with local
environmental organizations.
b. Work with the community to build awareness of the
impact of invasive species.
3.6.2: Work with private landowners to encourage
stewardship that protects, preserves and enhances
natural systems and, where appropriate, enter into
conservation covenants or provide incentives to
preserve riparian or environmentally significant areas.
3.6.3: Engage with First Nations, regional and senior
governments, plus other agencies and community
organizations, in the reasonable mitigation,
management and stewardship of natural areas, parks,
ecological reserves, and wildlife management areas.
a. Work with q̓ic̓əy̓ (Katzie) First Nation to build
awareness of culturally significant species and
natural areas.
39
ENVIRONMENT & NATURAL AREAS
OBJECTIVE 3.7:
IDENTIFY AND PROTECT A SYSTEM OF
ENVIRONMENTALLY SENSITIVE AREAS
AND ENVIRONMENTAL ASSETS TO THE
MAXIMUM EXTENT POSSIBLE
Environmentally sensitive areas are landscape elements
vital to the long-term maintenance of biological
diversity, soil, water or other natural resources. They
include wildlife habitat areas, steep slopes, wetlands,
and prime agricultural lands. These features and assets
provide a range of ecosystem services that enable
wildlife, farmers, businesses, and residents to thrive.
POLICIES
3.7.1: Enhance the City's knowledge of
environmental assets through physical and biological
resource inventories.
3.7.2: Minimize habitat loss, fragmentation
and disturbances to wildlife through effective
land-use planning.
a. Map 8 identifies the Environmentally Sensitive
Areas of Pitt Meadows. The City will work with q̓ic̓əy̓
(Katzie) First Nation, regional, provincial and federal
environmental agencies, and within the Agricultural
Land Commission Act and its regulations, to identify
and promote effective management of these
environmentally sensitive areas, including but not
limited to the Pitt River Regional Greenway and the
Codd Wetland Ecological Conservancy Area.
b. Require development permits for proposed
developments in environmentally sensitive areas.
c. Require environmental impact assessments for
proposed developments in environmentally
sensitive areas.
d. Seek engagement with q̓ic̓əy̓ (Katzie) First Nation in
the identification of environmentally sensitive areas
and the general planning of these areas.
e. Provide land use controls to protect the environment
and provide a higher level of protection for
environmentally sensitive areas.
40
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 3.8:
MAINTAIN AND IMPROVE THE
LONG-TERM ECOLOGICAL
HEALTH OF THE CITY
A healthy ecosystem is vital to the region's wellbeing,
the planet and its people, and a vibrant economy. Native
vegetation cleans the air, builds soils, and regulates
temperatures. Wetlands clean and hold water essential
for life. And healthy soils support biodiversity while
healthy oceans, lakes, and streams support fish and other
aquatic life. In addition, quiet, natural places -- and
opportunities for viewing and experiencing such spaces
-- contribute to the quality of life in Pitt Meadows.
POLICIES
3.8.1: Reduce the density and distribution of invasive
species to protect biodiversity and ensure public safety.
a. Work with Metro Vancouver to implement its
integrated pest management plan.
b. Explore innovative best practices for
landscape maintenance.
c. Collaborate with q̓ic̓əy̓ (Katzie) First Nation to
mitigate invasive species in areas overlapping with or
along shared municipal/reserve boundaries.
3.8.2: Increase the amount of land protected for its
ecological values.
a. Continue to support Metro Vancouver with regards to
regional parkland and conservation area acquisitions.
b. Pursue opportunities to acquire and enhance
properties identified as environmentally sensitive and
ensure key ecological connections for environmental
protection purposes.
c. Work with q̓ic̓əy̓ (Katzie) First Nation to better
understand the eco-cultural values of importance to
q̓ic̓əy̓ (Katzie) and how they can be supported.
3.8.3: Address development growth in balance with
environmental protection objectives and encourage
development that minimizes environmental impacts.
a. Control site-alteration activities through regulations
and best practices for soil removal and deposition,
and vegetation and invasive species management.
b. Minimize site disturbance and vegetation and soil
stripping, particularly on steep slopes.
c. Require the use of appropriate native and non-
invasive plant species wherever possible.
d. Encourage the use of creative design solutions
for development that supports and enhances
ecosystem health.
e. Request construction environmental management
plans for all new multi-family residential, commercial,
retail, and industrial development proposals that
border or connect to riparian or greenspace areas.
PHOTO CREDIT ADAM BRECKELS
41
ENVIRONMENT & NATURAL AREAS
Urban trees benefit the community in a variety of ways.
They are excellent filters for pollutants and fine particles.
Spending time near trees improves people's physical
and mental health by decreasing blood pressure and
stress. Trees, properly placed around buildings, can
reduce air conditioning needs by 30% and save energy
used for heating by 20 to 50%. Trees also provide
habitat, food and protection to birds, bats and other
animals, increasing biodiversity in urban areas.
POLICIES
3.9.1: Consider adopting an urban forestry strategy to
protect, plant, and manage trees in Pitt Meadows to
create a diverse, resilient, and beautiful urban forest on
public and private lands.
3.9.2: Support the creation and implementation of a
tree preservation bylaw.
3.9.3: Sustain and expand the urban forest through
sound management strategies that enhance their
potential as carbon sinks.
a. Retain and plant trees along boulevards and municipal
properties, in parks and open spaces, to expand the
urban forest and to help mitigate climate change.
3.9.3: Promote and encourage the protection
and designation of culturally significant trees and
wildlife trees.
a. Prioritize retention of healthy, mature vegetation
during redevelopment wherever possible. Where
significant trees cannot be reasonably accommodated
in site planning (e.g., conflicts with utilities and
services, or tree hazards), ensure integration and
replacement of significant vegetation on site.
b. Work with the q̓ic̓əy̓ (Katzie) First Nation to help
identify areas of cultural importance and engage in
mitigation actions.
PHOTO CREDIT DOUGLAS MILLER
OBJECTIVE 3.9:
PROTECT AND ENHANCE
THE URBAN FOREST
42
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 3.10:
PROTECT SOIL QUALITY
Soil is a complex ecosystem that includes minerals,
organic matter, water, air, plants, living micro-organisms
(such as roots and earthworms), bacteria, fungi and
other micro-organisms. These organisms break down
organic matter and pollutants, produce nutrients for
plants, and perform a host of other essential functions.
Soil health has a significant bearing on agricultural
production. Living, fertile, productive soil that is stable
and well-structured directly increases the resilience of
agriculture to the consequences of climate change.
In recent years, the placement of fill in Pitt Meadows
agricultural areas has become a matter of some concern.
There is a perception that significant financial incentives
are driving fill applications and even that illegal fill activity
is taking place on farmland. The issue has generated
discussions between the City, the ALC, and Metro
Vancouver on how to better manage fill placement.
POLICIES
3.10.1: Discourage illegal dumping and the movement
of contaminated materials through fines and
enforcement measures.
3.10.2: Ensure that development complies with the
province's Contaminated Sites Regulation.
43
44
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
GOAL
Pitt Meadows is a community where
the economy is vibrant and diverse,
and local businesses are flourishing.
4
EMPLOYMENT
& ECONOMY
45
EMPLOYMENT & ECONOMOY
Pitt Meadows is nestled between multiple regional transportation networks, allowing for quick
and easy access to the Metro Vancouver region, the Fraser Valley and beyond, thus making it
an ideal location to establish businesses. With more than 78% of Pitt Meadows land base in the
Agricultural Land Reserve, agriculture remains an integral component of the city's economy;
however, changing market forces and the establishment of new business parks in recent years
indicate that Pitt Meadows economy is becoming increasingly diversified.
Currently, most residents commute outside of the
community for work. As described above, economic
diversification in Pitt Meadows economy means that
more residents will have a greater opportunity for
employment within their community. Diversifying the
economy is paramount in attracting new businesses to
Pitt Meadows, which, in turn, helps create local jobs.
In addition, diversifying the economy is necessary to
expand and strengthen the City's tax base, essential for
funding needed services and infrastructure.
Agriculture is an economic driver in Pitt Meadows
and Metro Vancouver. The agricultural industry is
diverse, with substantial areas in production for berries,
horticultural products, greenhouse crops, grazing,
dairy farming, and other farm activities. Agriculture
encompasses 6% of Pitt Meadows employment base,
much more significant than Metro Vancouver's 1%
employment share. Chapter 2 outlines goals and
policies to enhance and protect agricultural businesses.
Pitt Meadows also has well-serviced commercial sectors.
Commercial activities create business and employment
opportunities, and allow residents to satisfy their needs
locally, reducing the time and cost of travelling to
other communities. The community has four distinct
commercial areas that serve different parts of the city
and will remain the focal points for retail and service
commercial in the years to come.
The City will continue to support and promote economic
development opportunities that help diversify the local
economy. The City recognizes that industrial lands are
the foundation of a significant amount of the region's
total economic activity, with employment and wages
above the regional average.
The City also remains committed to protecting and
working with agricultural business owners to ensure the
agricultural economy remains a critical economic driver.
46
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
Eighty-five percent of working residents in Pitt
Meadows commute outside of the community for work,
compared with 56% of Metro Vancouver residents;
our closest neighbour, Maple Ridge, sees 66% of its
working residents commuting outside of their city. This
suggests there is room for improving opportunities for
employment within Pitt Meadows.
The Agricultural Land Reserve limits land available for
commercial or industrial uses in Pitt Meadows. At the
same time, accessibility to the south end of Harris Road
is constrained by the CP Rail crossing.
The impact of additional space available at Golden Ears
Business Park for retail and fitness clubs may reduce
demand for space elsewhere in the city, depending on
the project mix.
Pitt Meadows is located along multiple rail, road and
water transportation routes, making its position in the
region advantageous and attractive for businesses
and industry.
Pitt Meadows land costs and commercial lease rates
are competitive with those in many other Metro
Vancouver municipalities.
Higher customer traffic along Lougheed Highway due
to the removal of the Golden Ears Bridge toll in 2017 is
attracting regional industrial and business attention.
Employees at new business parks will contribute to
substantial retail spending in the city.
At present, Pitt Meadows supply of market retail and
service businesses is balanced, with the appropriate
amount of space available overall.
The commercial rental market's extremely low vacancy
rate of 2% indicates that retail and service commercial
space is not currently over-supplied. This plan, therefore,
seeks modest growth of commercial areas in the city
into the future.
According to the 2016 census, Pitt Meadows
employment rate was 65.9% while the unemployment
rate was 5%.
From 2001 to 2016, employment within Pitt Meadows
grew from 3,205 to 6,900 jobs.
Pitt Meadows is projected to add 2,500 new
jobs by 2051.
Average annual employment growth is projected to
fluctuate between -0.5% and 1.2% between 2019
and 2051.
EMPLOYMENT &
ECONOMIC ISSUES
47
EMPLOYMENT & ECONOMOY
KEY OCP ACTION AREAS
The following Key Action Areas were identified through the
visioning process during the development of this OCP:
Economic Assets and Opportunities
Community Goods and Services
Employment Opportunities
Supporting Local Businesses
Enhancing Local Natural Assets
Agriculture
48
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 4.1:
RECOGNIZE THAT PITT MEADOWS
CENTRAL GEOGRAPHICAL LOCATION
IN THE REGION MAKES THE CITY A
DESIRABLE PLACE FOR BUSINESSES
In 2009, the Golden Ears Bridge opened, replacing the
ferry service between Maple Ridge and Langley and
providing a permanent link between the north and south
shores of the Fraser River east of the Port Mann Bridge. In
that same year, the six-lane Pitt River Bridge replaced the
two-span swing bridge that had become a problematic
bottleneck for traffic flow along Lougheed Highway.
The two new bridges improved the transportation
connections between Pitt Meadows and the region
to the south and west. In addition, these new bridges
reoriented Pitt Meadows in the region. Instead of being
situated on the periphery, it is now more centrally
located, with easy access to major highways, the
Canadian Pacific Railway, airports and the Canada-U.S.
border. This reorientation has made Pitt Meadows more
desirable as a location for many types of businesses.
POLICIES
4.1.1: Encourage the inclusion of commercial and mixed-
employment areas in new developments along or near
major transportation networks and outside of the ALR.
a. Require that applications for land development
adjacent to Lougheed Highway provide a
comprehensive parking and traffic-flow plan
before rezoning.
b. Limit vehicular access points along Lougheed
between Harris Road and Meadow Gardens Way.
Support the consolidation of ownership and
comprehensive development of the lands to achieve
this objective.
c. Explore the potential to designate some areas north
of Lougheed Highway as "mixed employment" to
allow more flexibility in use -- such as light industrial,
commercial and other related uses -- to meet the
needs of the growing population, to encourage a
variety of employment opportunities and to diversify
the City's tax base.
d. Co-ordinate long-term community planning
initiatives with q̓ic̓əy̓ (Katzie) First Nation,
neighbouring municipalities and applicable agencies.
e. Engage with q̓ic̓əy̓ (Katzie) First Nation as a
rights holder and out of respect when there are
archaeological sites identified, with a common goal
of finding an appropriate path forward.
f. Work with q̓ic̓əy̓ (Katzie) First Nation at an early stage
of the planning process to address its concerns.
Mixed-employment areas are defined
as areas that are intended for industrial,
commercial and other employment-
related uses.
49
EMPLOYMENT & ECONOMOY
OBJECTIVE 4.2:
SUPPORT COMMERCIAL AND
INDUSTRIAL AREAS AS PLACES FOR
LOCAL EMPLOYMENT OPPORTUNITIES
In the 1960s and '70s, Pitt Meadows developed as a
quiet bedroom community toward the edges of the
Metro Vancouver region. It had little in the way of
commercial development or employment opportunities
beyond farming. However, this type of development has
its limitations: increasingly long commutes for residents
and traffic congestion; greenhouse gas emissions from
cars; the costs of maintaining two or more private
vehicles for each household; and increasing tax burdens
on homeowners.
More recently, the City has made efforts to create a
complete community where residents may find work
close to home. These efforts include establishing the
industrial area at the south end of Harris Road and the
continued support for Pitt Meadows Regional Airport.
POLICIES
4.2.1: Encourage transit-accessible and walkable
employment opportunities.
a. Consider reducing parking requirements for
developments along major transportation corridors
and near transit hubs that may generate jobs.
b. Explore the potential for shared parking between
sites of different uses where parking demand
changes at different times of the day.
c. Support site design that minimizes surface parking
areas and provides safe and attractive pedestrian
connections to buildings.
PHOTO CREDIT DOUGLAS MILLER
50
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
For more than a decade, industrial vacancies in Metro
Vancouver have been very low, with the region losing
land from its industrial base to pressures from the
housing market and other uses. The loss of industrial
land costs the region more than jobs -- it also
degrades the manufacturing systems that support
other businesses and residents. In addition, the lack of
affordable industrial space makes it more challenging
for new companies to launch in the region, including
the clean-technology sector. As well, lack of affordable
space for new businesses may mean that they cannot
grow into economic anchors.
POLICIES
4.3.1: Diversify Pitt Meadows employment pool
and tax base.
a. Continue to encourage a range of general and light
industrial uses on existing industrial lands.
b. Support the protection of the industrial land base
as a vital community and economic asset that can
be used to create significant local employment,
property taxes and other benefits to Pitt Meadows.
c. Support the expansion of the city's industrial land
base if this can be accomplished with no net loss
to the city's current inventory of agricultural lands
or productivity.
d. Explore the opportunity to designate some of
the lands excluded from the ALR and north of
Lougheed Highway for potential business parks to
accommodate forecasted market demand.
»
Discuss with q̓ic̓əy̓ (Katzie) First Nation the future
land use of this area.
e. Support mutual engagement between q̓ic̓əy̓ (Katzie)
First Nation and the City during planning for
industrial and business parks.
f. Investigate potential for industrial strata units in new
business park proposals to allow for more flexibility
and match the demand for this kind of industrial space.
g. Encourage industrial and business park uses that will
achieve higher employment and land use densities.
h. Encourage the development of lands surplus to the
CP Rail Intermodal Terminal adjacent to Lougheed
Highway for environmentally clean and high-
quality business park uses that support significant
employment opportunities.
i. It is recognized that the Pitt River Quarry at the
northern end of Sheridan Hill is expected to continue
to operate for many years. The most appropriate
future use of the site will be determined in dialogue
with q̓ic̓əy̓ (Katzie) First Nation given the cultural
and archaeological importance of the area once the
quarry is closer to the end of operation.
OBJECTIVE 4.3:
DESIGNATE AND PROTECT
INDUSTRIAL AND BUSINESS
PARK USES
51
EMPLOYMENT & ECONOMOY
4.3.2: Retain existing parcels that are zoned for heavy
industrial use.
a. Distinguish heavy industrial uses from light industrial
uses and zone accordingly.
b. Carefully consider proposals to subdivide or stratify
heavy industrial properties to ensure that uses
located on the resulting subdivision can continue to
be considered heavy industrial.
c. Consider revising the zoning bylaw to protect heavy
industrial areas by restricting light industrial and
other commercial uses.
d. Encourage heavy industrial uses away from
residential areas and close to central rail and
road infrastructure.
4.3.3: Encourage high-quality industrial development.
a. Require that new industrial development abutting
residential or mixed-use areas is effectively
buffered and that the land-use transitions
are sensitively planned.
b. Require development permits for all industrial
development to ensure they are well designed and
have high landscaping standards.
c. Encourage amenities such as parks, trails, fitness
facilities, and appropriately scaled commercial
opportunities to serve employees and the public in
industrial areas.
d. Provide public access to the waterfront via a park or
trail system where possible and maintain connections
with Metro Vancouver's Pitt River Regional Greenway
in waterfront industrial areas.
Heavy industrial means uses such as manufacturing, processing, storage, wholesale, warehouse and
transportation-supportive concerns. These activities may take place within buildings or outdoors. A typical
heavy industrial use in Pitt Meadows includes sawmills, the CP Rail Intermodal Terminal, truck storage and
composting facilities.
52
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
A resilient community contains a wide variety of uses
within its boundaries that serve the local population,
generate employment opportunities, provide
recreational and natural spaces, and has housing
appropriate for all ages, income levels and abilities.
Locating commercial and industrial uses in appropriate
areas will help sustain businesses and minimize conflicts
between land uses.
The policies below categorize/arrange commercial uses
in Pitt Meadows into a hierarchy according to location,
potential market and possible impacts on surrounding
uses. Thus, uses such as big-box retail stores and
car dealerships are located on Lougheed Highway,
where they are highly visible to passing traffic and can
attract customers from across the region. Local uses
such as cafes, dry cleaners, restaurants, photography
studios, and florists are mainly located on Harris Road
and Barnston View Road in Osprey Village, and serve
residents who are a short stroll or drive away.
Historically, industrial uses in Pitt Meadows have been
located on the waterfront and near the CP Rail tracks,
which provided these businesses with the most reliable
ways of obtaining raw materials and shipping products.
There are still some vestiges of these industries today;
for example, the Halo Sawmill on the Fraser River. This
OCP recognizes the role these industries have played
in the development of Pitt Meadows and protects these
uses through the industrial land use designation.
More recently, lands in the southern part of the city that
were designated "Business Park" in the 2008 OCP are
under development at the time of writing this OCP.
OBJECTIVE 4.4:
ENSURE ECONOMIC VIABILITY OF
COMMERCIAL AND INDUSTRIAL AREAS AND
COMPATIBILITY WITH SURROUNDING USES
Between 2001 and 2016, employment in Pitt
Meadows more than doubled, increasing
from 3,205 to 6,900 jobs.
53
EMPLOYMENT & ECONOMOY
POLICIES
LOUGHEED HIGHWAY CORRIDOR
4.4.1: Target and retain Highway Commercial
development on lands adjacent to Lougheed Highway
(between Harris Road and Golden Ears Way).
a. Encourage commercial uses that serve the
regional population and require greater parking
considerations to locate in Highway Commercial
areas adjacent to Lougheed Highway and major
arterial roads.
b. Preserve existing commercial areas, rather than
permit their conversion to other uses, except where
mixed commercial/residential developments are
proposed in the case of commercial lands being
converted to mixed-use, work to mitigate the net
loss of commercial area.
c. Encourage densification of existing land parcels for
uses that will create jobs.
d. Work with q̓ic̓əy̓ (Katzie) First Nation to identify
and define environmentally sensitive and culturally
important areas.
e. Engage with q̓ic̓əy̓ (Katzie) First Nation during the
development of a plan to enhance and/or protect
areas identified.
4.4.2: Focus growth around frequent transit stops
a. Support walkable new developments that are easily
integrated with the existing transit system and future
express bus service stops.
b. Increase density (i.e., greater floor area ratio,
increased lot coverage, and increased building
heights) in existing and proposed commercial areas
to support potential job creation.
c. Require a mix of land uses, with retail at ground level
and higher density closest to transit stops.
d. Encourage development around frequent transit
stops to be grouped closely together to provide
a more focused urban form that allows for easy
pedestrian access and circulation and connectivity
within and between developments.
LOUGHEED HIGHWAY CORRIDOR
54
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
HARRIS ROAD CORRIDOR
4.4.3: Encourage mixed-use development along Harris
Road between Hammond Road and Lougheed Highway.
a. Encourage office development in new and existing
buildings within or near the Harris Road corridor to
help create a "central office district" where businesses
can establish themselves in the community.
b. Pursue mixed-use land use designations and
encourage zoning to provide local shopping, health
care, professional offices, administrative, financial,
cultural, and community services on Harris Road,
concentrating on the area between Lougheed
Highway and the railroad tracks.
c. Encourage mixed-use development in existing
commercial areas on Harris Road, south of the CP
Rail tracks. Support more versatile workspaces, such
as live-work developments.
d. Require that development projects in mixed-use
areas that front onto Harris Road have commercial
uses located on the ground floor and access points
oriented toward the road.
e. Encourage future commercial uses to develop at the
front of lot lines, with parking located at the rear or,
in some cases, below-grade to improve pedestrian
movement and visual aspects of the Town Centre
streetscape for residents and visitors. Other desirable
design aspects include canopies and awnings
over sidewalks.
f. Encourage on-street parking in the Town Centre
commercial area where appropriate.
g. Encourage a wide range of commercial businesses.
h. Distinguish between types of retail and services that
are permitted in established commercial areas.
i. Small retail, office, medical, professional, and
personal service uses are encouraged in Town
Centre Commercial areas, with increased residential
densities and closer to public transit.
j. Commercial uses that serve a local population
are encouraged to locate in Community
Commercial areas.
k. Monitor the impacts of changes to infrastructure
(i.e., improvements to the intersection of Harris Road
and Lougheed, and the planned CP Rail underpass
on Harris in particular) and align land uses, parking
requirements and development permit guidelines
as required.
4.4.4: Densify underutilized parcels.
a. Encourage development proponents to build mixed-
use developments on underutilized parcels.
b. Promote pedestrian-oriented development that
includes adequate space for walkers, people using
mobility scooters and those pushing strollers, and
that has public/private spaces that encourage social
interaction and lingering.
OSPREY WATERFRONT VILLAGE
4.4.5: Maintain Osprey Village's existing character and
public realm.
a. Continue to monitor parking issues and requirements
in the area.
b. Consider new proposals for uses for the two vacant
parcels adjacent to Waterfront Commons (xcəwás)
Park, in view of the following:
»
that the proposed uses are consistent with
Osprey Village's existing character; and
»
that the design of the proposed uses will take the
limited parking situation in the village into account.
OSPREY WATERFRONT VILLAGE
HARRIS ROAD CORRIDOR
Town Centre is a term used to describe the
higher density commercial / residential area
roughly surrounding Harris Road from the
Lougheed Highway to 119th Ave.
55
EMPLOYMENT & ECONOMOY
According to the Pitt Meadows Commercial Lands
Analysis, in 2019, the city's retail and services
commercial market was well balanced.
Meadowtown Centre and the surrounding commercial
areas account for the majority of the city's retail spaces.
These large sub-regional centres serve Pitt Meadows,
Maple Ridge and even the more distant population
centres of Langley, Port Coquitlam, and Coquitlam.
More than one million people live within a 20-minute
drive of this location, and demand for more retail will
depend on population growth throughout the region.
The remaining 46% of the city's retail space is located
primarily near Harris Road and in Osprey Village,
neighbourhood-serving commercial areas with customers
drawn mostly from Pitt Meadows. As of 2019 and early
2020, because there are no significant gaps in the retail
market, the demand for retail growth will depend mostly
on population growth in Pitt Meadows itself. Businesses
report that business has steadily improved with
population growth in recent years, rents have increased
and the number of vacancies has decreased.
Golden Ears Business Park is expected to significantly
impact the availability of retail and commercial services
in Pitt Meadows. The employees and customers
who use the business park will bring additional retail
spending to the city, particularly in Osprey Village and
Harris Road South.
POLICIES
4.5.1: Create conditions for local businesses to
stay and grow.
a. Support live-work units and ensure zoning
regulations continue to support opportunities for
appropriate home-based businesses.
b. Establish attractive streetscapes that encourage
walking within designated commercial areas.
c. Help create conditions for Indigenous businesses to
grow and thrive by engaging with q̓ic̓əy̓ (Katzie) First
Nation and Indigenous organizations on economic
opportunities and challenges.
OBJECTIVE 4.5:
HELP EXISTING BUSINESSES
THRIVE IN PITT MEADOWS
56
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 4.6:
RECOGNIZE THE AIRPORT AS AN
IMPORTANT ECONOMIC ASSET FOR
PITT MEADOWS AND MAPLE RIDGE
Pitt Meadows Regional Airport is a significant economic
driver, directly contributing 340 jobs, generating tax
revenue for the City, attracting businesses and boosting
tourism. In addition to its transportation functions, it is
home to many aviation businesses. The airport is owned
and operated by the Pitt Meadows Airport Society, a
not-for-profit organization which is governed by a Board
of Directors comprised of appointed members from the
City of Pitt Meadows and City of Maple Ridge. Recently,
the airport has entered a period of renewal and several
new developments and airport enhancement projects
building a new terminal and control tower.
POLICIES
4.6.1: Work with Pitt Meadows Regional Airport.
a. Support the expansion of industry and commerce
that is complementary to the development of Pitt
Meadows Regional Airport and its role in Metro
Vancouver transportation.
b. Encourage any plans for Pitt Meadows Regional
Airport to consider the City's plans and policies for
agricultural, transportation, recreational, residential,
industrial, and commercial uses adjacent to and
within the airport.
c. Support water-dependent industries along the
airport foreshore.
d. Support a small waterfront commercial node at the
airport, subject to any environmental approvals
required from other agencies and approval of a
development permit.
57
EMPLOYMENT & ECONOMOY
OBJECTIVE 4.7:
SUPPORT LOCAL TOURISM
Pitt Meadows is well known and loved for its scenic
golf courses, which offer stunning views of the local
mountains and rivers. The city is also one of the
region's fastest-growing eco-tourism recreational areas.
Attractions include the Pitt-Addington Marsh Wildlife
Area, Grant Narrows Regional Park, which is popular
with boaters, and the extensive dike network used by
walkers, cyclists, and equestrians.
POLICIES
4.7.1: Require off-site improvements for access and
services for the Pitt Meadows Marina property if/when
the site redevelops.
4.7.2: Enhance Pitt Meadows extensive dike and trail
system and promote it to the rest of the region.
4.7.3: Continue to support temporary/seasonal agri-
tourism activities in the agricultural area.
4.7.4: Explore opportunities for cultural tourism and
eco-tourism with q̓ic̓əy̓ (Katzie) First Nation.
5
GROWTH,
NEIGHBOURHOODS,
& HOUSING
GOAL
Pitt Meadows is a walkable and compact
community that offers easy access to nature
and amenities, and has a range of housing
options to suit all needs and through all
stages of life.
There are, however, costs associated with living in
places that function mostly as bedroom communities to
larger urban centres. For example, increasing commute
times for those who work outside the city mean less
time spent with their families and in their community;
increased greenhouse gas emissions from single-
occupancy vehicles; and more social isolation for people
-- including children and the elderly -- who cannot drive
and don't have shops, amenities and company within
walking distance of their homes.
In recent years, housing in Pitt Meadows has become
more diverse, denser and more urban. Demand for rental
housing has increased, as have average resale prices for
single-detached homes, condos, and townhouses -- all
while the population continues to grow.
The city's growth is generally restricted to the highland
area of the municipality. However, much of the rest of Pitt
Meadows is located within the provincial ALR and within
the floodplain. This means that to accommodate additional
housing, the City needs to consider redeveloping and
densifying existing areas and neighbourhoods.
To achieve a balance between maintaining close-knit
neighbourhoods with quiet streets and open spaces,
and accommodating more housing units for a growing
population, this OCP originally envisioned locating
higher-density residential development along the Harris
Road corridor and parts of Lougheed Highway. However,
in 2023, Provincial Housing legislation mandated that
Small-Scale, Multi-Unit Housing be permitted as-of-
right in urban neighbourhoods, plus required the City to
designate, by bylaw, lands adjacent to the Pitt Meadows
and Maple Meadows West Coast Express Stations as
Transit-Oriented Areas, to support high density residential
developments in those locations.
At the same time, the Province of British Columbia,
required that municipalities prepare an Interim Housing
Needs report that estimates five- and 20-year housing
need in the community. The Housing Needs report
provides data to help identify gaps in the housing
supply, understand demographic trends, and assess the
affordability of housing in a community.
59
GROWTH, NEIGHBOURHOODS & HOUSING
Initially, a farming community centred on the railway and Harris Road, Pitt Meadows
experienced the most significant growth in its urban area when many residents commuted by
car to employment centres outside of the city, such as downtown Vancouver. As a bedroom
community, Pitt Meadows evolved into a town where people could raise their children in close-
knit neighbourhoods while enjoying quiet streets, open spaces, and natural areas.
60
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
According to Metro Vancouver's 2025 Population
Projections, Pitt Meadows is expected to experience
steady population and housing growth over the next
three decades. Between 2025 and 2050, the City's
population is projected to rise from an estimated 21,703
residents to 26,074 residents, while dwelling units
increase from an estimated 7,967 units to 10,504 units.
This projected growth - representing an approximate
4,400 residents - underscores the importance of
planning for a diversity of housing forms, supporting
infrastructure, and community amenities. Most new
homes are expected to be multi-unit dwellings,
including apartments and townhouses, while the
proportion of single-detached dwellings is anticipated
to decline as they are gradually replaced by denser
housing types.
Pitt Meadows' population is expected to continue aging
over the next few decades, reflecting a broader trend
across Metro Vancouver municipalities. The number
of residents aged 65 and over is projected to roughly
double, while those aged 85 and older are anticipated
to more than triple. By contrast, other age groups are
expected to grow at a much slower pace.
Pitt Meadows population trends influence how we plan
for the future. For example, the preference among
seniors to age in place in the community with which
they are familiar suggests a need to ensure appropriate
housing services are available. These include age-
friendly, adaptable, single-level living, more supportive
transportation options and accessible services that are
conveniently located.
If we wish to encourage a more balanced demographic,
Pitt Meadows will need to provide more housing options
for younger adults as well as land uses that support the
local economy and local employment opportunities.
Pitt Meadows' housing composition is distinct from the
Metro Vancouver region, with a significantly larger share
of single-detached homes. This larger share of detached
housing has heightened the community's exposure
to regional price trends, as detached homes have
experienced the most substantial cost increases over the
past decade. While townhouses and apartments have
also risen in value, they have generally done so at a
more moderate pace, offering relatively more attainable
options for households seeking entry into the housing
market. Together, these trends underscore both the
community's unique housing mix and the affordability
challenges faced by Pitt Meadows residents within the
broader regional context.
GROWTH,
NEIGHBOURHOODS
& HOUSING ISSUES
Figure 5: Dwelling Unit and Population Projections
Source: Metro Vancouver 2025 Updates Low Growth Scenario
DWELLING
UNITS
YEAR
POPULATION
2030
22,791
8,879
2025
21,703
7,967
2040
24,644
9,778
2050
26,074
10,504
61
Figure 6: Pitt Meadows Occupied Private Dwellings by Type
Source: Metro Vancouver Housing Data Book 2025
SINGLE-DETACHED 42%
APARTMENT 25%
OTHER 14%
TOWNHOUSE 19%
PITT MEADOWS OCCUPIED
PRIVATE DWELLINGS BY TYPE
Figure 7: Metro Vancouver Occupied Private Dwellings by Type
Source: Metro Vancouver Housing Data Book 2025
SINGLE-DETACHED 28%
APARTMENT 43%
OTHER 19%
TOWNHOUSE 10%
METRO VANCOUVER OCCUPIED
PRIVATE DWELLINGS BY TYPE
61
KEY OCP ACTION AREAS
The following Key Action Areas were identified during the
visioning process for the development of this OCP:
Housing Supply for the Future
Housing Affordability
Housing Diversity
Market Rental Housing
Transitional, Supported and Non-Market Rental Housing
Homelessness
Rural Residential Development
62
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
STATEMENT OF HOUSING NEED:
The Local Government Act requires that OCPs include
a statement and map designations for the approximate
location, amount, type and density of residential
development needed for the next 20 years, as well as
policies respecting certain classes of housing need.
According to the Interim Housing Needs Report (IHNR)
received by Council on November 5, 2024, 5,195 new
housing units are required over the next 20 years to
meet anticipated demand, as determined through
provincially prescribed methodology. The Urban and
Rural Land Use designation maps in the OCP (see Maps
2A and 2B) provide capacity for an additional estimated
20,500 units - nearly four times the identified need.
This ample capacity ensures that Pitt Meadows can
accommodate projected growth while also maintaining
flexibility to respond to changing market conditions
and community priorities. OCP policies further reinforce
this capacity by supporting a wide variety of housing
forms and densities, ranging from low-density accessory
dwellings to higher-density apartments, helping to meet
housing needs across different household types and
income levels.
Figure 8: Interim Housing Needs Report
Pitt Meadows CY (CSD, BC)
Component
5 Year Need
20 Year Need
A. Extreme Core Housing
Need
75.17
300.70
B. Persons Experiencing
Homelessness
41.57
83.13
C. Suppressed Household
Formation
97.65
390.59
D. Anticipated Growth
1,108.30
3,626.22
E. Rental Vacancy Rate
Adjustment
6.36
25.43
F. Additional Local
Demand
192.30
769.19
Total New Units - 5 years
1,521
769.19
Total New Units - 20 years
5,195
DIFFERENCE BETWEEN POPULATION PROJECTIONS AND OCP
CAPACITY ESTIMATES:
Population projections - estimate future
population and housing growth based on
trends in demographics, migration and
economic conditions, reflecting the amount
of growth that is likely to occur.
Official Community Plan (OCP) capacity -
refers to the theoretical maximum number
of housing units that can be accommodated
if all properties were built to the full density
accommodated by the OCP.
63
64
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 5.1:
SUPPORT RESIDENTIAL DEVELOPMENT THAT
CONTRIBUTES TO COMPLETE, COMPACT, AND LIVABLE
NEIGHBOURHOODS THAT MAXIMIZE USE OF MUNICIPAL
TRANSPORTATION SYSTEMS AND INFRASTRUCTURE
Communities that concentrate development along
transit routes and main streets, and in existing
developed areas cost taxpayers less than communities
that continue to develop outwards because they can
utilize the existing public infrastructure and utilities.
Other benefits of growing compactly include:
»
improving community health by discouraging
motor vehicle dependence and congestion, and
encouraging walking and cycling;
»
potentially reducing the amount of annual
greenhouse gas emissions from motor vehicles; and
»
strengthening the local economy by cutting
commuting times, enabling people to shop locally.
POLICIES
5.1.1: Ensure that housing units needed over the
next 20 years are accommodated, by supporting the
development of residential housing consistent with the
locations and designations shown on Map 2A, Urban
Land Use.
5.1.2: Encourage ground-oriented, multi-family housing
within the Urban Containment Boundary, including
higher density housing located within the Town Centre.
5.1.3: Give preference to the development of higher-
density market and non-market housing close to
public transit, that allows residents of all ages and
abilities to meet most of their daily needs by walking,
bicycling, public transit or other alternative forms of
transportation.
5.1.4: Consider allowing buildings higher than four
storeys within areas designated for high-density
residential and mixed residential, and mixed residential/
commercial use in the Town Centre, where publicly
accessible open space and other public amenities and
community benefits are provided. Property zoned to
permit a residential use, and within a designated Transit-
Oriented Area (TOA Designation Bylaw No. 2989, 2024)
may be entitled to additional height and density.
5.1.5: Consider applications for multi-family
development on Hammond Road on a case-by-case
basis to reduce the number of driveways on the arterial
road and provide more housing choices along the
TransLink Frequent Transit Network.
65
GROWTH, NEIGHBOURHOODS & HOUSING
OBJECTIVE 5.2:
INCREASE THE SUPPLY,
AVAILABILITY AND ACCESS TO
AFFORDABLE HOUSING UNITS
ACROSS THE HOUSING SPECTRUM
With a local housing market connected to Metro
Vancouver's, housing costs in Pitt Meadows have
continued to rise.
A growing affordability gap disproportionately affects
low- to moderate-income residents and vulnerable
populations, and can exacerbate poverty and food
insecurity issues, particularly for children, youth and
seniors. Housing costs also impact the community's
ability to attract and retain employees to sustain a vibrant
economy. Housing is considered affordable when less
than 30% of a household's before-tax income pays for
housing costs.
Greater co-ordination and partnerships between
government and non-government agencies is needed
to support the creation of affordable, rental and special
needs housing across the housing continuum in the
community, and to ensure that affordable housing
creation happens hand in hand with growth.
NON-MARKET HOUSING
MARKET HOUSING
Seasonal
Shelters
Year-Round
Emergency
Shelters
Transitional
Housing
Supportive
Housing
Social
Housing
Market
Rental
Housing
Home
Ownership
66
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
POLICIES
5.2.1: Encourage secondary suite-ready homes for new
single-detached and duplex construction outside of the
floodplain.
5.2.2: Support smaller, more affordable housing design
focusing on units for single young adults, single seniors
and young couples.
5.2.3: Review opportunities for redevelopment of
underused/low-density sites for housing, particularly
affordable, rental, special needs housing, and family
housing projects.
5.2.4: Encourage the provision of residential parking, in
all residential and mixed-use projects. Consider parking
requirement relaxations for purpose-built, non-market
units on a project-by-project basis, particularly projects
in walkable centres and near transit.
5.2.5: Consider applying incentives (including, but not
limited to, fee waivers, density bonuses and property
tax exemptions) as appropriate to encourage the
development of non-market housing.
5.2.6: Explore establishing an affordable housing
reserve fund that would receive annual or one-time
contributions from the municipal budget and additional
funds from community amenity contributions.
5.2.7: Encourage private market/non-profit partnerships
that result in non-market units being built.
5.2.8: Consider allocating community amenity
contribution funds toward affordable housing projects.
5.2.9: Consider transit-oriented inclusionary housing
targets for purpose-built rental and housing that would
be affordable to low- to very low-income households
within 800 metres of the new or existing express bus
service stops and within 400 metres of a frequent transit
bus stop.
5.2.10: Identify City lands that present potential
opportunities for non-profit housing, housing
demonstration projects, and supportive housing for
seniors, families, and individuals with special needs.
5.2.11: Explore redevelopment opportunities with co-
operative housing providers to maintain and increase the
number of mixed-income housing units in Pitt Meadows.
OBJECTIVE 5.3:
ACHIEVE A DIVERSE AND INCLUSIVE MIX OF
HOUSING FORMS, UNIT TYPES AND SIZES,
TENURES AND PRICE OPTIONS
Most new homes built in recent years in Pitt Meadows
have been located in apartment buildings and
townhouse developments. This represents a significant
shift in the housing stock from the single-family homes
that previously dominated. This greater diversity in
the housing mix accommodates more residents. It
provides greater housing choices to meet the needs of
a changing population, including a larger proportion
of older residents, single people, and smaller families.
These choices allow residents the option of staying
within the community as their needs change over
time. Also, it is recognized that as housing becomes
increasingly expensive, more people may turn to the
rental market for their housing needs
Pitt Meadows has relatively few purpose-built rental
buildings. Most rental stock takes the form of secondary
suites and strata units that are rented out. Provincial
housing legislation and subsequent amendments to the
Zoning Bylaw to allow Small-Scale, Multi-Unit Housing
is expected to increase, over time, the construction of
a range of units, with a variety of unit sizes, types and
tenures. According to the IHNR, the Pitt Meadows
rental vacancy rate is 1.4% which is indicative of a
stressed rental market -- meaning there are fewer rental
options available in the community. The IHNR identifies
that additional units are required to increase vacancy
rates to a healthy range of 3% to 5%.
Rental tenure zoning:
In July 2018, the Province enacted a new
authority that empowers local governments
to apply residential rental tenure zoning
to protect rental units, in existing and
future apartment buildings, to increase the
overall supply of rental housing in their
communities. Rental tenure zoning could
potentially enable the City to require that
new housing be developed as rental units
and ensure that existing rental development
is preserved as such.
POLICIES
5.3.1: Encourage and facilitate a broad range of
housing types (market and non-market) within the
urban area to accommodate 20-year housing need, and
meet the needs of seniors, citizens with special needs,
those who require supportive housing, and the urban
Indigenous population
5.3.2: Continue to encourage accessibility features in
new multi-family developments.
5.3.3: Consider incentives (e.g., density bonuses, fee
waivers, parking reductions) to encourage the provision
of rental, seniors' and special needs housing in the
urban area.
5.3.4: Promote family-friendly housing by encouraging
multi-family housing options with three or more bedrooms,
in market and non-market projects.
5.3.5: Encourage the provision of residential parking,
in all residential and mixed-use projects. Investigate
reducing parking requirements for purpose-built rental
housing (secured rental with a housing agreement)
in the Town Centre and along the Frequent Transit
Network. (FTN)
5.3.6: Encourage inclusion of rental apartments above
new commercial development.
5.3.7: Support efforts to reduce rental operating costs
by improving the energy performance of rental buildings
through the use of energy efficiency incentives offered
by FortisBC, BC Hydro, and other agencies.
5.3.8: Review applications for strata conversions with
consideration given to preserving an adequate supply
of rental housing.
5.3.9: Consider utilizing rental tenure zoning (see box)
to secure and protect rental housing developments.
5.3.10: Support the development of market, affordable,
and non-profit residential facilities close to public
transit, shops, and amenities for seniors with multi-level
care needs.
5.3.11: Work with q̓ic̓əy̓ (Katzie) First Nation to better
understand the potential future growth of the urban
Indigenous population and their development needs on
and off-reserve.
5.3.12: Encourage the construction of rental housing
that includes a diverse mix of housing unit sizes and
bedroom types.
5.3.13: Recognize and protect mobile home parks as
an important source of attainable housing, particularly
for seniors, low-income individuals, and those on fixed
incomes. Discourage redevelopment that would result in
the loss of these communities.
68
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 5.5:
WORK WITH NEIGHBOURING
MUNICIPALITIES, OUTSIDE AGENCIES,
AND SENIOR LEVELS OF GOVERNMENT TO
ADDRESS REGIONAL HOMELESSNESS
As a small municipality with limited resources,
Pitt Meadows looks for partnership and funding
opportunities to help attract affordable housing for
underserved members of our communities.
POLICIES
5.4.1: Investigate opportunities to use City land for
affordable housing projects in co-operation with other
governmental or not-for-profit agencies.
5.4.2: Demonstrate how the City of Pitt Meadows
Housing Action Plan, Housing Needs Report, and OCP
policies and initiatives are intended to achieve Metro
2050 housing-demand estimates and accommodate 20-
year housing need, recognizing that senior government
assistance may be required.
According to the Interim Housing Needs Report
(IHNR), an estimated 11,392 people in the region were
unhoused -- in their cars, in homeless camps, parks
and forests, or in temporary shelters. The IHNR assigns
a share of that estimate to the City, which equates to a
20-year need of housing for 83 persons. Although Pitt
Meadows does not have services and shelters for the
unhoused, it is nevertheless impacted by this regional
challenge.
POLICIES
5.5.1: Play an advocacy role in supporting the provincial
and federal governments to provide support for the
housing needs of the unhoused, or those at risk of
becoming unhoused.
5.5.2: Contribute to the dialogue on homelessness by
participating in local and regional committees.
OBJECTIVE 5.4:
SUPPORT PARTNERSHIPS WITH OTHER LEVELS
OF GOVERNMENT, WITH Q̓IC̓ƏY̓ (KATZIE)
FIRST NATION, AND WITH DEVELOPERS FOR
TRANSITIONAL, SUPPORTED AND NON-MARKET
RENTAL HOUSING
69
GROWTH, NEIGHBOURHOODS & HOUSING
OBJECTIVE 5.6:
ENSURE THAT NEW RURAL RESIDENTIAL
DEVELOPMENT RESPONDS
APPROPRIATELY TO THE TERRAIN, THE
LOCAL ENVIRONMENT, HAZARDS, AND
NEARBY AGRICULTURAL AREAS
Pitt Meadows is home to largely undeveloped land
located in the northern reaches of the municipality.
Heavily treed with stunning surroundings, steep terrain
and glorious views, these lands are challenging to build
on because of the natural topography's hazardous
conditions, limited infrastructure, potential impacts on
the environment, and remote locations.
POLICIES
5.6.1: Extension of the public sanitary sewage system
to service rural residential housing is not supported by
the City.
5.6.2: Consider "cluster" housing development that
allows houses to be grouped in one location while
preserving the remaining land as undeveloped.
5.6.3: Require development applications within the
Rural Residential land use designation areas to provide:
a. a clear and direct community benefit;
b. the protection of natural features;
c. safe and reliable sanitary sewage collection with no
requirement for the extension of the public system;
d. water pressure analysis;
e. a third party independent fiscal analysis on the impact
of the proposed development on municipal finances;
f. environmental and geological reports indicating that
the area can be safely and sustainably developed to
the density proposed;
g. an archaeological survey, as required by the Heritage
Conservation Act;
h. a proposed lot and road layout; and
i. any other information needed as identified through
the development application review process.
70
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 5.7:
ENCOURAGE RESIDENTIAL
DEVELOPMENT DESIGN THAT IS
MINDFUL OF THE SURROUNDING
NEIGHBOURHOOD AND BUILDINGS
With the redevelopment of land within the Urban
Containment Boundary, the City seeks to utilize existing
infrastructure, roads and transit routes to help serve
a growing population. In addition, well-designed
residential projects can integrate into the existing local
landscape, improving and enriching a neighbourhood.
Parking can significantly impact a neighbourhood,
influencing both the physical environment and the
quality of life for residents. As a result of the Provincial
housing legislation, the City can no longer require that
residential parking be provided in certain Small-Scale,
Multi-Unit Housing projects, or for eligible residential
development in designated Transit-Oriented Areas. A
shortage of residential parking can cause congestion,
and may result in illegal parking on the street and
frustration among residents and visitors.
POLICIES
5.7.1: Foster a high standard of site design,
landscaping, and appearance through the development
permit approval process.
5.7.2: Request noise analysis and noise-reduction
strategies for new residential developments adjacent to
major highways, the CP Rail mainline and industrial areas,
or in areas where Transport Canada's Noise Exposure
Forecast for Pitt Meadows Regional Airport exceeds what
is considered an acceptable level for such developments.
5.7.3: Encourage the provision of residential parking in
all residential and mixed-use projects. For townhouse
and multi-family developments, interior tandem parking
spaces are not preferred, so that residents will be more
likely to fully utilize all of the parking spaces allocated to
their unit if needed.
PHOTO CREDIT DOUGLAS MILLER
71
PHOTO CREDIT DOUGLAS MILLER
6
ARTS, CULTURE
& HERITAGE
GOAL
A community where arts, culture and
heritage help define Pitt Meadows
unique identity where lifelong education
helps make the city a great place for
all residents.
73
ARTS, CULTURE & HERITAGE
We can see examples of Pitt Meadows heritage and history all around us. Our heritage includes
the traditions and sacred places of Indigenous people along the banks of the mighty Fraser
River and other waterways; the farming areas that were reclaimed from the Pitt Polder by a
diking system; roads and settlements in the highlands forming the heart of our community; the
stunning natural environment; and the ways that people express culture and traditions on the
landscape. All of this -- and much more -- paint a unique image all can identify as Pitt Meadows.
Heritage, history and a sense of belonging arise from
Pitt Meadows citizens. Still, there is much a City can do
to foster this, including providing buildings so people
have a place to gather, and funding and enacting
policies that support public art, the design of our streets
and public spaces.
The City of Pitt Meadows has offered spaces and
programming for cultural events for many years.
Chief among these is its support for the Pitt Meadows
Heritage and Museum Society and the heritage
buildings the City owns, including the Heritage Hall and
the General Store/museum.
In 2015, when the joint parks and recreation agreement
between the cities of Maple Ridge and Pitt Meadows
ended, Pitt Meadows took control of the arts and culture
portfolio. Since then, the City has opened its own art
gallery, which frequently hosts exhibits and is primarily
staffed by dedicated volunteers. The City recognizes
that arts and culture are intrinsic to neighbourhood and
community identity, livability, and diversity. Moreover,
the value of the arts to the community goes beyond
the social and esthetic, contributing to civic pride and
economic prosperity. The City celebrates arts and
heritage though the Pitt Meadows Proud™ campaign.
74
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
One of the key heritage issues in Pitt Meadows is aging
heritage resources -- both public and private -- that
present long-term preservation and maintenance
concerns. In the coming years, the City may face the
potential loss of buildings on the heritage register.
The policies contained in this chapter of the Official
Community Plan seek to preserve these buildings with
the methods available to the municipality.
The proposed underpass construction at Harris Road
and the CP Rail mainline presents both challenges and
opportunities to the Heritage Preservation Area and the
buildings in the area, most notably Hoffman Garage
and the General Store. Oriented towards Harris Road,
these buildings have served as highly visible symbols
of the community's history and identity for generations.
The planned rail underpass can serve to strengthen the
relationship people in Pitt Meadows have with these
buildings. Still, their design and orientation should be
carefully considered to preserve that relationship to Harris
Road and provide enhanced physical connections along
Harris and neighbourhoods lying to the east and west.
Generally, Pitt Meadows lacks facility space for all
community groups, individuals, clubs and events.
In addition, organizations throughout Pitt Meadows find
it challenging to recruit volunteers. As ours is a bedroom
community (82% of the population commutes outside of
the community for work), residents have limited time to
contribute as volunteers. The City is mindful, therefore,
when planning events that a limited volunteer base may
be available.
Pitt Meadows is located within a growing region.
Traditionally a farming community with a small-town
centre at its heart, the challenge moving forward is
retaining its identity as it changes.
ARTS, CULTURE &
HERITAGE ISSUES
KEY OCP ACTION AREAS
The following Key Action Areas were identified during the
visioning process for the development of this OCP:
Place-Making
Heritage
Arts
Education
q̓ic̓əy̓ (Katzie) First Nation and the Reconciliation Process
Regional Relationships
75
ARTS, CULTURE & HERITAGE
OBJECTIVE 6.1:
FOSTER A UNIQUE IDENTITY
FOR PITT MEADOWS
People who have lived in Pitt Meadows all their lives
and people who have moved to Pitt Meadows more
recently value the city for the small-town ambience and
its proximity to rural and natural areas. These facets
of life in Pitt Meadows help shape the character of its
streets, public spaces and art in terms of how they look
and function as places where neighbours can gather
and interact.
POLICIES
6.1.1: Cultivate the city's public spaces as important
gathering places for everyone in the community.
a. Support improvements to the Civic Centre
that increase its attractiveness and enhance its
accessibility, usefulness and security as a venue for
public uses and events.
b. Encourage activity in the Civic Centre through the
promotion of higher-density residential uses in the
Town Centre.
c. Continue efforts to improve the overall environment
of the Civic Centre through the use of signage,
public art, planting of trees, provision of street
furniture, and other esthetic and functional items that
make the area more attractive to pedestrians.
6.1.2: Ensure new development complements and
augments community character and public spaces.
a. Update the City's development permit area
guidelines so they reflect and reinforce the
small-town character of Pitt Meadows while
accommodating growth.
b. Continue to seek and support public-private
partnerships to provide community services
and amenities.
c. Require a high standard of urban design to facilitate
attractive and well-integrated development
throughout the city.
6.1.3: Design new streets and improve existing streets
to promote livability, animate the public realm and
encourage people of all ages to mingle and socialize.
a. Develop streetscape and road standards for
Hammond Road, Harris Road and Airport Way.
The Civic Centre is the area surrounding City
Hall and includes the Pitt Meadows Family
Recreation Centre and Spirit Square.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 6.2:
CELEBRATE OUR HERITAGE
Our heritage is a large part of what makes Pitt Meadows
unique. Residents' history, ideas and memories are
reflected, embraced and celebrated through arts and
heritage programs, activities and exhibitions. Through
sharing and celebration, the City encourages community
dialogue and intercultural respect. There are many stories
to share, events to record and new perspectives to help
community members gain insight into a shared culture.
There is value in keeping memories alive. Doing so
allows us to teach our children and grandchildren, in
exciting and hands-on ways, about the ways of life of
Indigenous people and Pitt Meadows settlers.
POLICIES
6.2.1: Retain and protect historic assets city-wide.
a. Lead by example through the proper stewardship of
City-owned heritage resources.
b. Develop appropriate conservation plans for City-
owned heritage buildings and sites.
c. Maintain and update the Community Heritage
Register by adding sites with heritage value,
especially any sites listed on the British Colombia
Register of Historic Places.
d. Develop a program to monitor the status of sites
identified as having historical value.
6.2.2: Integrate archaeological and heritage
conservation into community planning.
a. Consider offering incentives to encourage
conservation, including zoning relaxations and
Heritage Revitalization Agreements.
b. Conservation will be encouraged using the
legislative tools available to the City.
c. Adopt the Standards and Guidelines for the
Conservation of Historic Places in Canada as the
basis of any heritage application review and the
treatment of identified heritage sites.
d. Heritage conservation will be promoted as
an economic development and community
revitalization tool.
6.2.3: Enrich and support the growth of
heritage conservation.
a. Continue to support the Pitt Meadows Heritage and
Museum Society, and support community heritage
and cultural tourism initiatives.
b. Explore partnerships and linkages between
heritage and arts, culture and tourism to further the
community's social and cultural goals.
c. In co-operation with the community and the
Heritage and Museum Society, update its Heritage
Strategic Plan.
d. Promote public awareness, education and support
for Pitt Meadows heritage, and the protection of
archaeological resources.
e. Advocate for public outreach programs that are
designed to inform the public of the deep history
of the q̓ic̓əy̓ (Katzie) First Nation people and the
həṅq̓əmín̓əḿ language.
f. Advocate for the Provincial protection of
archaeological sites under the Heritage
Conservation Act.
g. Promote the exchange of information and co-
operative planning with q̓ic̓əy̓ (Katzie) First Nation.
h. Continue to explore incentive programs to foster
heritage conservation and other ways to encourage
the preservation of heritage buildings.
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ARTS, CULTURE & HERITAGE
OBJECTIVE 6.3:
SUPPORT ART IN
THE COMMUNITY
Art has the capacity, in a variety of forms, to express
who we are and bring citizens together to celebrate
significant people, places or events that distinguish our
neighbourhoods, our communities and our lives.
City monuments such as cenotaphs, statues, fountains
and commemorative plaques provide lasting memories
in public places and enable community gatherings to
remember a shared history.
POLICIES
6.3.1: Recognize public art as an integral part of
community life.
a. Identify a range of neighbourhood art projects that
volunteers can undertake.
b. Revisit the City's public art policy to clearly articulate
the community's vision, values and criteria; establish
the protocol for evaluation, recommendation and
public input; and determine priority locations for
public art displays.
c. Make a concerted effort to reflect the full breadth
of income and cultural diversity by encouraging
participation in arts and culture from the community
in its entirety; and provide opportunities for all Pitt
Meadows residents and visitors to express creativity
and enjoy leisure time through a wide range of
programs, courses, activities and special events.
6.3.2: Integrate public art into community planning.
a. Consider public art features (with public access) as
amenity contributions to the City when volunteered
during the development application process.
b. Where possible, integrate public art into
city infrastructure, public spaces, plazas and
private development.
c. Encourage property owners to include
live/work spaces.
d. Use public art as a catalyst for "placemaking", a
means of wayfinding and a way to explore the history
of the area and its people.
e. Promote the educational value of art, particularly
with regard to q̓ic̓əy̓ (Katzie) First Nation and Coast
Salish culture.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 6.4:
ENABLE LIFELONG
LEARNING OPPORTUNITIES
Pitt Meadows is home to four public elementary schools
and one high school. In addition to providing education
to the community's children, schools serve both as
community hubs and anchors of community life.
POLICIES
6.4.1: Maintain a close, collaborative relationship with
School District 42 (Maple Ridge and Pitt Meadows) to
maximize the use of school facilities and services for the
benefit of the community.
6.4.2: Recognize and support the role of schools as
neighbourhood focal points and social centres.
6.4.3: Explore opportunities to establish continuing
education or higher education facilities in Pitt Meadows.
POLICIES
6.5.1: Partner with q̓ic̓əy̓ (Katzie) First Nation to support
and promote Indigenous culture and heritage in Pitt
Meadows.
a. Explore a more visible Indigenous presence in the city
through public art, signage and place naming, and
recognition that Pitt Meadows lies within the traditional
territory of q̓ic̓əy̓ (Katzie) First Nation people.
OBJECTIVE 6.5:
HONOUR AND RESPECT
EXPRESSIONS OF Q̓IC̓ƏY̓ (KATZIE)
FIRST NATION CULTURE AND
HERITAGE IN PITT MEADOWS
BC HYDRO BOX BEAUTIFICATION PROJECT: Q̓ I C̓ Ə Y̓ (KATZIE) FIRST NATION ARTIST DAMIAN GEORGE.
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ARTS, CULTURE & HERITAGE
The City values its longstanding relationships with
its neighbours, especially Maple Ridge and q̓ic̓əy̓
(Katzie) First Nation. The City is an active and
supportive partner municipality in the Metro Vancouver
regional government.
POLICIES
6.6.1: Discuss with neighbouring municipalities plans,
development applications and projects that may be of
common interest.
6.6.2: Continue to participate in regional Emergency
Operations Centre activities and exercises.
The City has a long history of supporting and holding
community events. Pitt Meadows Day is the largest
community event in the city and is possible due to
collaborations between volunteers and the City. Other
popular events include the annual visit of the CP Holiday
Train and the yearly family-friendly Easter event as well
as Canada Day festivities.
POLICIES
6.7.1: Continue to work with and promote community
groups that bring art into public spaces.
6.7.2: Plan and implement a wide range of arts, cultural
and recreational activities, celebrations, events and
festivals that engage and are enjoyed by residents
and visitors.
6.7.3: Continue to encourage festivals throughout the
year to maintain cultural and civic vibrancy beyond the
summer months.
6.7.4: Promote and support local volunteer networks
that contribute to exhibitions, festivals, sporting events
and community cultural projects.
6.7.5: Work to integrate National Indigenous Peoples
Day (June 21) into the current festivals and event
planning schedule, and work with q̓ic̓əy̓ (Katzie) First
Nation to develop appropriate festivities.
6.7.6: Bring awareness to the September 30 National Day
for Truth and Reconciliation, which is meant to recognize
the tragic history of loss and the lasting effects of
Canada's residential school system. It honours Indigenous
residential school survivors, their families and communities
as a vital part of the process of reconciliation.
OBJECTIVE 6.6:
ENSURE THE CITY IS A GOOD
NEIGHBOUR WITHIN THE REGION
OBJECTIVE 6.7:
SUPPORT, PROMOTE, AND CREATE
FESTIVALS AND EVENTS CELEBRATING
ARTS AND CULTURE AS WELL AS LOCAL
FOOD AND DRINK
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
7
COMMUNITY
WELLBEING
GOAL
Pitt Meadows is a community with a
strong sense of place and belonging,
where residents are healthy and
engaged, and feel safe and secure.
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COMMUNITY WELLBEING
Community wellbeing encompasses the ability of a community to provide opportunities
for residents to participate in a safe and supportive environment; to care for vulnerable
community members; and to recognize and celebrate diversity. It also fosters a sense of
belonging and empowerment, and facilitates social connections that bridge differences in
ability, age, income and lifestyle.
Social and physical accessibility to civic amenities,
infrastructure and services are key to achieving
community wellbeing. This includes taking full
advantage of public transportation and locating
community resources near housing, jobs, parks,
recreational facilities, schools and other amenities.
In planning for the future of Pitt Meadows, the
challenge will be building on the City's many strengths,
which include a strong sense of community and
neighbourliness, while addressing its residents' needs
and continuing to create opportunities for citizens to
contribute as the City grows and evolves.
A community that is planned and designed to
accommodate all citizens celebrates potential, quality of
life and diversity of ability. Such a community also reaps
social and financial benefits when citizens can enter
businesses, cross streets, attend community events or
participate in outdoor recreation. The City is committed
to the principles of equality and inclusivity. These
are qualities that go into making the community Pitt
Meadows Proud™.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
Pitt Meadow is highly dependent on private cars, with
82% of commuters driving to work or school. This
increases the likelihood of residents having to arrive
home in the evening at a later hour, giving them less
time with their families and less of an opportunity to
engage with their community.
In 2016, 25% of property owners and 40% of renters
spent more than 30% of their gross annual income on
shelter costs. As a rule of thumb, a household spending
30% or more of its income can be considered under
housing stress -- and under "extreme" housing stress
if its spending on housing exceeds 50% -- leaving less
income to provide for other essentials such as food,
savings, clothing and education.
The use of recreational facilities and program enrollment
in Pitt Meadows has been increasing significantly in
recent years. This indicates a need to plan for new
facilities and/or upgrade existing facilities.
Compared to other municipalities in the Fraser
Health region, a significantly lower proportion of Pitt
Meadows survey respondents reported excellent or very
good mental health compared to respondents from
other communities.
The proportion of the population in Pitt Meadows
under the age of 14 is 17%, exceeding the proportion
in Metro Vancouver as a whole by 2%. This points to the
popularity of Pitt Meadows as a place to raise a family.
The median age for Pitt Meadows residents is 42.3
years, older than the Metro Vancouver median age by
1.4 years. The City should be mindful of accommodating
and planning for an aging population.
The City is committed to fostering a more inclusive
community. The City plans to partner with local
LGBTQ2+ community groups to create a community-
driven event that recognizes and celebrates Pride in
the community.
COMMUNITY
WELLBEING ISSUES
KEY OCP ACTION AREAS
The following Key Action Areas were identified during the
visioning process for the development of this OCP:
Physical Accessibility
Civic Engagement
Community Safety
Multigenerational Neighbourhoods
Schools
Social Equity
Fiscal Sustainability
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COMMUNITY WELLBEING
OBJECTIVE 7.1:
ENSURE THAT PITT MEADOWS PARKS, TRAILS,
CIVIC FACILITIES AND SIDEWALKS ARE
ACCESSIBLE TO PEOPLE OF EVERY AGE AND
ABILITY TO THE MAXIMUM EXTENT POSSIBLE
The City strives to remove the social, physical and
psychological barriers that prevent people from fully
participating in all aspects of community life.
POLICIES
7.1.1: Support the identification, removal and
prevention of barriers for persons with disabilities
7.1.2: Adopt universal design guidelines for pedestrian
and vehicle circulation, recreational facilities, outdoor
spaces and park services.
7.1.3: Continue to require accessibility features
in new multi-family developments where feasible
and appropriate.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 7.2:
ENCOURAGE CITIZEN
ENGAGEMENT IN THE
COMMUNITY
Engagement by citizens in their community can take
many forms, including volunteering, attending events,
joining community groups or sports teams, and
enjoying local arts and culture. The City is committed
to supporting such involvement and providing open,
transparent and responsive government, including
meaningful opportunities for citizens to actively
participate in local decision-making. In recent years,
the City has created a more robust communications
department, which is an enormous help in conveying
engagement opportunities to its citizens.
POLICIES
7.2.1: Support the continued cultural and recreational
uses in the Civic Centre, the Town Centre and at Osprey
Village in co-operation with q̓ic̓əy̓ (Katzie) First Nation.
7.2.2: Continue to hold a variety of events, such as Pitt
Meadows Day, that play an important role in bringing
the community together.
7.2.3: Support the work of community-based
service groups and organizations in bringing people
together through arts and culture, festivals and
events that enhance social connectedness and
cross-cultural understanding.
7.2.4: Acknowledge, honour and support the active
participation of older citizens.
a. Develop age-friendly communication
and information.
b. Ensure the implementation of design features in new
developments and in overall community planning
that will facilitate the ability of older Pitt Meadows
residents to age in place.
c. Recognize and celebrate the wide range of abilities
and resources among seniors.
d. Recognize and address the transportation and
mobility issues that are unique to older citizens.
e. Support programs and initiatives that address social
isolation, mental illness and addictions, which can
have a disproportionate impact on seniors.
7.2.5: Continue to foster citizen involvement in civic affairs.
a. Support the recommendations of the Pitt Meadows
Civic Engagement Policy and Framework.
7.2.6: Continue to improve access to and availability
of information regarding community services and
volunteer opportunities.
7.2.7: Encourage neighbourliness among residents.
a. Consider programs that promote bonds among
people who live close to one another, such as
neighbourhood block parties.
7.2.8: Emphasize opportunities for strengthening social
connectedness and interactivity in neighbourhoods, and
public space design for new developments.
7.2.9: Continue strengthening the City's relationship
with q̓ic̓əy̓ (Katzie) First Nation through mutual activities.
85
COMMUNITY WELLBEING
OBJECTIVE 7.3:
IMPROVE SAFETY IN
THE COMMUNITY
The City is committed to helping improve community
safety by supporting police services provided by the
Ridge Meadows RCMP detachment and improving the
design of public spaces and private developments.
POLICIES
7.3.1: Consider improving street design features and
lighting to enhance safety and encourage physical
activity such as walking and biking.
a. Consider implementing design measures for streets
and public spaces that support safe physical activity,
specifically for seniors.
b. Continue to support and implement the City's Traffic
Calming Policy to help improve safety and quality of
life in our neighbourhoods.
7.3.2: Design flexible public spaces that can
accommodate a variety of potential activities, helping to
ensure a greater chance that any space will be naturally
observed by people at all times of the day.
7.3.3: Ensure whenever possible that private
developments are designed to provide safe outdoor
and common-area spaces.
a. Pitt Meadows supports Crime Prevention through
Environmental Design (CPTED) principles. New
and existing developments will be encouraged
to incorporate those principles and promote
safety audits.
b. Encourage outdoor gathering spaces to be designed
and located so that they are visible from indoor areas.
c. In mixed-use and apartment developments, support
the design and use of attractive spaces, therefore
increasing the number of people naturally observing
the space (i.e., outdoor café patios).
7.3.4: Support community policing and crime-
prevention programs as a proactive step in reducing
crime and improving communication and co-ordination
between the police and the community.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 7.4:
FOSTER MULTI-GENERATIONAL
NEIGHBOURHOODS ACROSS
THE CITY
Neighbourhoods with people of different ages and from
different walks of life can be rewarding for the people
who live there, with residents able to offer one another
examples of empathy and generosity, and to learn about
the world through others' eyes.
POLICIES
7.4.1: Support the integration of home-based facilities
and services for people with special needs -- such as
assisted living, community care facilities and senior care
services -- as an integral part of the community.
7.4.2: Continue to require accessibility features
in new multi-family developments where feasible
and appropriate.
7.4.3: Advocate with senior governments and work
with community partners, including q̓ic̓əy̓ (Katzie) First
Nation, to leverage greater funding for early learning
and childhood development, and development of a
high-quality, affordable and accessible childcare system.
7.4.4: Continue to support the Ridge Meadows
Seniors Society to deliver services and programs to Pitt
Meadows residents and promote elders' independence
in the community.
7.4.5: Address the shortage of assisted-living,
independent-living and long-term care spaces available
in Pitt Meadows.
7.4.6: Encourage event and activities programming, and
urban and park design that attract people of different
age ranges and from diverse backgrounds.
7.4.7: Encourage and support local business development
to create jobs closer to where people live, thereby
enabling them to spend less time commuting and more
time with their families and in their communities.
7.4.8: Consider incorporating childcare facilities in civic
projects and encourage private development projects to
include childcare.
7.4.9: Support Metro Vancouver's Regional
Homelessness Strategy and its guiding principles, and
participate in regional committees that co-ordinate the
response to homelessness, drug abuse and other issues
while noting that senior governments are the primary
providers of social services.
87
COMMUNITY WELLBEING
OBJECTIVE 7.5:
SUPPORT SCHOOLS, LIBRARIES, SERVICE
ORGANIZATIONS AND PLACES OF WORSHIP
AS ANCHORS OF COMMUNITY LIFE
Pitt Meadows is home to four public elementary schools,
one high school, a library, numerous places of worship and
several cherished service organizations. These are the City's
partners in helping to create a strong sense of community.
POLICIES
7.5.1: Maintain a close collaborative relationship with
School District 42 (Maple Ridge and Pitt Meadows) to
maximize the use of school facilities and services for the
benefit of the community.
7.5.2: Recognize that libraries play a fundamental role
in the community by creating opportunities for learning,
supporting literacy and education, and helping shape
the new ideas and perspectives central to a creative and
innovative society.
7.5.3: Support strategies for housing and services to
attract young adults and young families with children
who will, in turn, support Pitt Meadows schools.
7.5.4: Work in co-operation with School District 42
(Maple Ridge and Pitt Meadows) and other education
providers to anticipate and strategically plan for new
educational facilities to support population growth that
arises from further development.
EDITH McDERMOTT WITH STUDENTS AT NO. 1 SCHOOL, 1946.
PHOTOGRAPH COURTESY OF PITT MEADOWS MUSEUM AND ARCHIVES
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 7.6:
CONTINUE TO WORK
TOWARDS SOCIAL AND
ECONOMIC EQUITY
The City of Pitt Meadows is committed to creating
an accessible, caring, inclusive, safe, supportive and
welcoming community for all its citizens in everything
it does.
POLICIES
7.6.1: Support the Maple Ridge Pitt Meadows and
Katzie Community Network in strengthening the
availability and quality of services and resources for all
community members.
7.6.2: Continue to support the City's Living Wage Policy.
7.6.3: Support reciprocal communication between the
City and community social planning groups.
7.6.4: Create opportunities for individuals, organizations
and q̓ic̓əy̓ (Katzie) First Nation to come together to
identify the issues that are important in Pitt Meadows.
The City of Pitt Meadows has one of the lowest tax rates
of the municipalities that make up Metro Vancouver.
The City has consistently delivered quality services with
good value to its residents and businesses.
POLICIES
7.7.1: Continue to consider the anticipated financial
impacts of potential decisions in recommendations to
Council.
7.7.2: Implement recommendations, especially capital
projects in this OCP, methodically and transparently
through the City's business-planning process.
OBJECTIVE 7.7:
FULFILL MUNICIPAL COMMITMENTS
TO CITIZENS IN A FISCALLY
RESPONSIBLE MANNER
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
PARKS &
RECREATION
GOAL
Pitt Meadows is a community where
parks, recreation and public spaces
contribute significantly to community
character and quality of life.
91
PARKS & RECREATION
Parks, recreation and open spaces contribute significantly to a community's character and
the quality of life of its citizens. As "The Natural Place," Pitt Meadows offers exceptional
outdoor recreational opportunities, including a system of dikes that is available for walking,
cycling and equestrian use, and boating on the Alouette, Fraser and Pitt rivers as well as
Pitt Lake. The city also boasts athletic fields, a skating arena with three ice sheets, several
community buildings available for sports, recreational and fitness activities, and meeting
rooms for community groups.
These areas fall under different jurisdictions: The
City, Metro Vancouver and the province own and
manage parks and open spaces in Pitt Meadows,
providing opportunities for partnerships, co-ordination
and collaboration to improve and enhance these
community amenities.
Since 2016, the City has operated its parks and
recreation services after many years under a joint-service
model with Maple Ridge. Now firmly settled into the
community, in 2021, the City completed a new Parks,
Recreation and Culture Master Plan, which will help
guide programs, amenities, facilities and services for the
next 15 years.
The policies below are intended to address public lands
whose primary uses are active or passive recreation (and
that are identified as "Park" or "Open Space" on Maps
2A and 2B, Urban and Rural Land Use) and recreational
spaces and programs offered by the City.
PHOTO CREDIT ADAM BRECKELS
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
Many existing recreation facilities, such as the Pitt
Meadows Family Recreation Centre and the Pitt
Meadows Arena Complex were designed and built
in the 1990s to serve the existing community and
accommodate projected population growth. Since their
construction, Pitt Meadows population has grown and
become more diverse. These aging facilities continue to
meet the demands and multiple needs of an expanding
and changing population even beyond what was
anticipated when they were built.
It is vital that the City's aging recreational facilities are as
accessible to as many residents as possible, particularly
with the increase in the number of older residents
The City relies on dedicated volunteers to help with
popular special events but recruiting is challenging
because many residents are too busy working,
commuting and raising families to volunteer.
With a changing population and evolving lifestyles,
there is demand for more informal and diverse
recreation activities, focusing on lifestyle and
wellness programs.
Trail use, including walking, biking and horseback riding,
is one of the most popular recreational outlets and one
that attracts visitors from outside of the community.
As the population continues to grow and densify, the
demand for parks and recreational space close to where
people live will also continue to grow.
The City's parks, recreational facilities, and programs will
continue to make us Pitt Meadows Proud™!
PARKS &
RECREATION ISSUES
KEY OCP ACTION AREAS
The following Key Action Areas were identified through the
visioning process during the development of this OCP:
Parks and Open Spaces
Ecosystem Management In Parks
Access To Services and Facilities
Parks and Recreation For Everyone
Facilities Planning
PHOTO CREDIT ADAM BRECKELS
WHAT DO WE MEAN BY...
Park: A traditional outdoor space used by the
public for recreation and leisure.
Open space: Publicly owned land that is
undeveloped, can be used for passive recreation
and may be accessible to the public.
Greenway: A linear regional park containing a
multi-use trail for walking, running or cycling (i.e.
Pitt River Regional Greenway).
Trail: Local path for walking, running or cycling
that may be located on- or off-road.
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PARKS & RECREATION
OBJECTIVE 8.1:
DESIGN PARKS AND OPEN SPACES
TO CONNECT PEOPLE TO NATURE
AND PROVIDE PEACEFUL RESPITE
Parks make communities healthier and happier. Studies
show that simply having access to greenspace is
associated with higher levels of physical activity. Better
yet, parks with varied amenities such as playgrounds,
adult exercise equipment and walking trails, plus mixed
programming -- from organized sports to tai chi --
invite everyone, from toddlers to seniors, to lead more
active lifestyles. Regular physical activity decreases the
risks of heart disease, diabetes and obesity. On top of
the physical benefits, studies have shown that exposure
to greenspace contributes to improved moods, reduced
stress and anxiety, and overall better mental health.
POLICIES
8.1.1: Find innovative opportunities to create parks and
open spaces.
a. Encourage public access to be provided along key
waterfront lands in order to achieve a linked, multi-
use trail system between major parks, greenbelts,
dikes and other recreational features as part of land
development applications.
b. Require a parkland dedication, or a 5% cash-in-lieu
of parkland dedication payment, for all subdivisions
within Local Government Act requirements.
c. Explore opportunities through development projects
to engage in public-private partnerships to develop
new parks, recreational facilities and trails, or
improve existing ones.
d. Support the City's Land Acquisition Strategy to
help guide planning and decision-making related to
increasing the inventory of parks and open spaces,
particularly in areas lacking park space.
8.1.2: Use open space to create connections.
a. Continue to maintain and enhance Pitt Meadows
multi-use trail network to provide connections and
access to waterfront areas, parks and open spaces,
regional greenways and residential neighbourhoods.
b. Create physical or visual connections to the
waterfront wherever possible while maintaining the
environmental integrity of the shorelines.
c. Explore opportunities to connect greenways and
trails throughout the community to provide as
seamless an experience as possible.
d. Improve safety and access to parks, trails and open
spaces for residents of all ages and abilities.
e. Support the acquisition and development of river-
access park areas to provide viewpoints, conservations
areas, picnic sites, parking and water access.
f. Support Metro Vancouver's Pitt River Regional
Greenway as an integral part of the local parks and
trails system.
g. Prioritize greenway and trail connections to regional
networks and major park sites, community facilities
and public transit across the community.
h. Work with farmers to ensure local trails and greenways
do not negatively impact agricultural operations.
i. Develop a comprehensive wayfinding program
to strengthen the existing system of trails
and greenways.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 8.2:
ENSURE THAT PARKS AND
RECREATION FACILITIES ARE
WELCOMING TO EVERYONE
Parks, open spaces, and recreation facilities are places
where residents can get to know their neighbours and
build a sense of belonging. They function as community
hubs where people from different city areas, and with
varying backgrounds and abilities, can come together.
The social benefits of these places are precious to those
who might not otherwise be able to access amenities
because of their income or abilities, and who might
experience higher levels of social isolation. Thoughtful
recreational programming can attract a greater diversity
of groups and help create meaningful connections
across age groups and socio-economic divides.
The City of Pitt Meadows strives to ensure that everyone
feels welcome in our parks and recreation facilities
through diverse programming and the provision of a
variety of outdoor facilities.
POLICIES
8.2.1: Provide a variety of facilities and a range of
programs to support a diverse population.
a. Support the development of an aquatic centre
if sufficient capital and operational funding can
be secured.
b. Consider a specialized aquatic facility; for example,
one designed and programmed to serve an older
population so that it may become a regional attraction.
c. Establish and/or strengthen cultural, recreation and
other community facilities and public uses in the Civic
Centre, Town Centre and Osprey Village waterfront.
d. Program for more informal and diverse recreation
activities to appeal to more patrons.
e. Adopt age-friendly standards when planning new or
renovating existing parks and recreational facilities.
f. Plan facilities and program indoor and outdoor
spaces so that residents from a variety of age
groups and with different abilities can use them
simultaneously, thereby attracting families to use
facilities together.
g. Cultivate a pool of volunteers to help with events.
h. Work with q̓ic̓əy̓ (Katzie) First Nation to
identify opportunities for appropriate
Indigenous programming.
i. Use the findings of the PRC Master Plan to develop
a plan for the property next to Pitt Meadows Athletic
Park that supports cohesive service delivery.
8.2.2: Seek innovative ideas to provide recreational and
social opportunities across the community.
a. Work with School District 42 (Maple Ridge
and Pitt Meadows) to provide joint school and
neighbourhood park sites.
b. Establish partnerships with the schools, q̓ic̓əy̓ (Katzie)
First Nation and other government agencies.
c. Work with developers to provide privately
owned but publicly accessible spaces in new
development projects.
95
PARKS & RECREATION
OBJECTIVE 8.3:
DESIGN PARKS AND RECREATIONAL FACILITIES
TO RESPOND TO THE NEEDS AND DEMANDS OF
A DIVERSE AND GROWING COMMUNITY
This OCP is a framework for considering parks, facilities,
and open spaces as multi-functional spaces that can
welcome all kinds of people at the same time to enjoy
not only the natural environment and physical activity
but, also, to enjoy the company of their neighbours.
POLICIES
8.3.1: Keep the Parks, Recreation and Culture (PRC)
Master Plan current.
a. Work with q̓ic̓əy̓ (Katzie) First Nation to understand
and incorporate community needs and perspectives
in the PRC Master Plan.
8.3.2: Ensure recreation facilities and programming
are versatile and responsive to the changing needs of
the community.
a. All new or upgraded facilities shall be designed
to encourage active participation and accessible
recreation programming for a diverse population.
b. Explore with q̓ic̓əy̓ (Katzie) First Nation expanded
recreational programming that considers the needs
of Indigenous community members and integrates
q̓ic̓əy̓ (Katzie) First Nation, where possible.
c. The community recreational needs will be met
through a combination of approaches, including
providing parks for both active and passive uses,
public sports facilities, open spaces, trails and
bike paths, and protected natural areas and
recreational programs.
d. Programs and services directed at age-specific
groups, including youths and seniors, are
encouraged to develop social, physical and
intellectual health and wellbeing.
e. The City will plan to meet the multiple and varied
needs of a diverse population at every community
facility, wherever possible.
f. The City will support indoor and outdoor recreational
opportunities within walking distance of most
people's homes and workplaces.
8.3.3: Comprehensively review existing parks and open
spaces to find ways to improve activities in and access
to under-utilized spaces.
a. Consider designing park features to reflect and
celebrate Pitt Meadows culture and history,
especially those parts of the community that have
been historically neglected.
8.3.4: Plan the Civic Centre as the dynamic heart of the
community, with recreational, educational and civic uses
complemented by business and residential uses.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 8.4:
MAINTAIN AND ENHANCE
THE ECOLOGY OF PARKS AND
OPEN SPACES
Pitt Meadows parks and open spaces possess a wide
variety of ecosystems, from bogs and wetlands to fields
and mountains. The Pitt-Addington Marsh Wildlife
Management Area in particular supports more than 200
birds and 29 mammal species. On the Pacific Flyway
-- a major north-south migratory route through the
Americas -- Pitt Meadows provides important wintering,
migration and breeding habitat for waterfowl, shorebirds
and raptors.
Parks and open spaces are also places where the City
may be able to improve the overall ecological health
of the municipality through tree planting, invasive
species management, environmental enhancement and
community education.
POLICIES
8.4.1: Support compatible activities in parks and open
spaces to advance environmental stewardship goals
(e.g., volunteer stewardship activities, invasive plant
mitigation with native and culturally important species,
environmental art).
a. Work with q̓ic̓əy̓ (Katzie) First Nation to understand
culturally important species and areas that should be
targeted for restoration and enhancement.
8.4.2: Engage with Metro Vancouver, q̓ic̓əy̓ (Katzie) First
Nation, community groups and government agencies to
minimize the further introduction and spread of invasive
species in the area, and to develop an invasive species
management plan to eradicate, contain and control the
spread of invasive species within the municipality.
8.4.3: Prioritize the retention of healthy, mature
vegetation in city parks and open spaces wherever
possible. Where significant trees cannot be reasonably
accommodated in site planning (e.g., conflict with
utilities and services or tree hazard), integrate and
replace significant vegetation on site.
8.4.4: Progressively eliminate the use of cosmetic/
non-essential pesticides as well as neonicotinoids (a
class of chemical insecticides) on all lands except to
treat high-risk invasive plants; and educate the public
regarding environmentally-friendly alternatives to
conventional pesticides.
97
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
9
TRANSPORTATION
GOAL
Pitt Meadows is a connected community
that is easy to get around by all modes of
transportation, and commercial transport
moves freely in and out of the community.
99
TRANSPORTATION
Transportation routes are the lifelines of any community, bringing economic opportunity,
commerce, amenities, visitors and goods into the City. They allow residents to move around in
their community and travel for work, recreation and shopping. However, transportation routes --
primarily regional transportation routes -- can also bring challenges.
Two significant regional transportation corridors bisect
Pitt Meadows: Lougheed Highway, which channels
traffic from communities on the north side of the Fraser
River to destinations to the east and west; and the CP
Rail line, which runs parallel to and south of Lougheed
Highway. The CPR line is an important national asset,
moving goods through the Port of Vancouver to and
from other places in Canada and beyond, and in Pitt
Meadows includes CPR's Vancouver Intermodal Terminal
and accommodates the West Coast Express (WCE)
weekday commuter rail service that runs between
Mission and downtown Vancouver.
Two regionally significant bridges connect Pitt Meadows
to the rest of the region: the Pitt River Bridge, built in
1957 and replaced in 2009; and the Golden Ears Bridge,
which opened in 2009. The replacement of the Pitt River
Bridge and the construction of the Golden Ears Bridge
were significant regional infrastructure investments
and critical driving factors in the last OCP, adopted in
2008. The City continues to manage the effects of these
projects and this OCP builds on the work of the 2008
OCP regarding transportation and its impact on land use.
Pitt Meadows is also home to a general aviation satellite
airport, Pitt Meadows Regional Airport, specializing
in flight training, aircraft maintenance businesses and
commercial charter operations, and is surrounded by
rivers that also serve as transportation routes.
In 2023 and 2024, the Government of British
Columbia, passed Bill 44 Housing Statutes (Residential
Development) Amendment Act, and amended Housing
Needs Report Regulation 90/2019, requiring that
Local Governments prepare an Interim Housing Needs
Report by January 1, 2025. Amongst other things,
Interim Housing Needs Reports were required to
include a statement that demonstrates the recognition
and support for locating housing in close proximity to
transportation. Below is the statement from the Interim
Housing Needs report:
The City of Pitt Meadows supports the development of
market, affordable and non-profit residential housing
close to public transit, that allows residents of all ages
and abilities to meet most of their daily needs by
walking, bicycling, public transit or other alternative
forms of transportation.
PITT MEADOWS IS RESPONSIBLE FOR
58.7
114.3
86
31
KILOMETRES OF ROADS
KILOMETRES OF TRAILS
(INCLUDING THOSE ON
THE DIKE NETWORK)
KILOMETRES OF
BIKE LANES
KILOMETRES OF
SIDEWALKS
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
The presence of regional and national transportation
routes through the municipality provides residents
and businesses with excellent highway connections to
the region and the West Coast Express commuter rail
service to downtown Vancouver. These transportation
routes have drawbacks, including creating impediments
within the city that make travel and connections difficult
between neighbourhoods, creating congestion on local
streets as well as noise and pollution.
Continued development and population growth in
the region -- especially in municipalities east of Pitt
Meadows -- mean increased regional traffic through Pitt
Meadows, particularly along Lougheed Highway and
Dewdney Trunk Road.
The lengths of trains moving through Pitt Meadows
have increased over the past few years, creating longer
waiting times for drivers, cyclists and pedestrians at the
Harris Road and Kennedy Road railway crossings. The
proposed Harris Road underpass will improve vehicle
circulation in the community, improve emergency
response, encourage active transportation, and present
new opportunities for the heritage area and Hoffman
Park, just south of the tracks.
The Pitt Meadows urban area developed over many
years in stages as some farmland was converted for
urban uses such as housing and businesses. In many
cases, road and pedestrian linkages between the
different subdivisions were not well designed, resulting
in a road network with relatively few connections (see
Figure 7). This lack of connections increases travel
distances and times within the urban area. Increased
transit service with the RapidBus that began running
between Maple Ridge and Coquitlam in 2020 reduced
travel times to the nearest SkyTrain station, increased
the number and frequency of buses serving the area,
and increased the ridership capacity of each bus. The
challenge for transit services within the municipality is
to connect seamlessly to this regional transportation
network, especially from residential and business areas
in the southern portion of Pitt Meadows urban area.
Combating climate change by reducing greenhouse gas
(GHG) emissions produced by vehicle traffic is becoming
an increasingly urgent need as 48% of overall emissions
in Pitt Meadows come from on-road transportation.
The City's population of people 65 years of age and
older is projected to grow by almost 150% by 2042, far
exceeding the growth of younger population groups.
This aging population will require safe and comfortable
alternatives to driving personal vehicles to get around.
TRANSPORTATION
ISSUES
Figure 7: Urban Road Network Detail
101
TRANSPORTATION
CAR, TRUCK, VAN
(PASSENGER) 5%
In addition, the growth of Pitt Meadows continues
to increase the need to deal with congestion at
key intersections, including at Harris Road and
Lougheed Highway.
According to the 2016 Census, 82% of the Pitt Meadows
labour force commutes to work outside the municipality,
compared with 54% of all other Metro Vancouver
residents who must travel to a workplace outside of their
residence. This indicates that Pitt Meadows residents
place a disproportionate burden on the region's roads
(see graphs).
Figure 11: Pitt Meadows Residents' Daily
Commute Destination
Figure 13: Pitt Meadows Main Mode of
Transportation to Work
Figure 14: Metro Vancouver Main Mode of
Transportation to Work
Figure 12: Metro Vancouver Residents'
Daily Commute Destination
COMMUTE TO A DIFFERENT MUNICIPALITY
WITHIN METRO VANCOUVER 82%
COMMUTE OUTSIDE OF MUNICIPALITY OF
RESIDENCE WITHIN METRO VANCOUVER 54%
COMMUTE WITHIN PITT MEADOWS 15%
COMMUTE WITHIN MUNICIPALITY OF RESIDENCE 44%
COMMUTE TO MUNICIPALITY
OUTSIDE OF METRO VANCOUVER 3%
CAR, TRUCK, VAN
(DRIVER) 78%
CAR, TRUCK, VAN
(DRIVER) 64%
PUBLIC TRANSIT 12%
PUBLIC TRANSIT 20%
WALKED 3%
WALKED 7%
BICYCLE 1%
BICYCLE 2%
OTHER 1%
OTHER 1%
CAR, TRUCK, VAN
(PASSENGER) 5%
COMMUTE TO A MUNICIPALITY
OUTSIDE OF METRO VANCOUVER 2%
Pitt Meadows residents are significantly more likely
to get to work by driving a car or other personal
vehicle than are residents of other Metro Vancouver
municipalities: 78% of residents use their car in Pitt
Meadows while 64% of Metro Vancouver workers drive
their vehicles (see graphs).
102
KEY OCP ACTION AREAS
The following Key Action Areas were identified during the
visioning process for the development of this OCP:
Road Network
Public Transportation
Trails
Cycling
Pedestrian Connections
Goods Movement
Airport
Rail
The Transportation Master Plan, adopted in 2014,
identifies the transportation hierarchy, as shown in
the graphic below. Generally, policies are framed to
consider the needs of pedestrians, cyclists, public transit
and the movement of goods -- in that order -- before
considering the needs of private automobile users. This
means that, in planning for Pitt Meadows transportation
system, sustainable transportation options will be
prioritized over general-purpose transportation.
However, this transportation hierarchy may not be
suitable in certain parts of the community, such as in
rural/agricultural areas and on truck routes, where goods
movement is a priority to support the local economy.
The cost of paving roads has increased over time; for
example, the average asphalt pricing over the last
five years has risen 36% from the previous four years.
Given the rising cost of infrastructure, the City's goal is
to utilize existing infrastructure to the maximum extent
possible and, as much as possible, limit the construction
of new roads, particularly roads that are outside of the
Urban Containment Boundary.
PEDESTRIANS
CYCLISTS
TRANSIT
CARS
COMMERCIAL
VEHICLES
Figure 15: Transportation Hierarchy from the City
of Pitt Meadows Transportation Master Plan
103
TRANSPORTATION
OBJECTIVE 9.1:
MITIGATE THE IMPACT OF REGIONAL/NATIONAL
TRANSPORTATION ROUTES ON OUR RESIDENTIAL,
COMMERCIAL AND AGRICULTURAL AREAS
The Lougheed Highway and the CP rail line divide Pitt
Meadows. Both are significant regional and national
transportation routes. These routes are essential for
moving goods and people through Pitt Meadows and
beyond its boundaries. They benefit the community
by providing people and businesses with excellent
connections and, in the case of the rail line, the West
Coast Express weekday commuter rail service. However,
these routes also impact the community with their
accompanying traffic congestion and noise, affecting the
quality of life for residents.
POLICIES
9.1.1: Reduce commuter traffic in agricultural areas.
a. Support the construction of the North Lougheed
Connector Road, which would connect Lougheed
Highway west of Harris Road to the Abernathy
Connector, thereby reducing the volume of traffic that
would otherwise use Old Dewdney Trunk Road.
b. Continue to work with stakeholder groups, including
the farming community, residents, businesses and
other government agencies, to reduce the impacts
of commuter volumes on Old Dewdney Trunk
Road provided:
»
impacts to agricultural land are minimized and
mitigated against; and
»
third party funding can be secured for its design and
construction.
c. Work with the province and TransLink to implement
integrated transportation systems while advocating for
improvements for Pitt Meadows, particularly addressing
traffic volumes on Old Dewdney Trunk Road and
backups experienced at the intersection of Lougheed
Highway and Harris Road.
d. Reduce conflicts between farm and non-farm traffic
in agricultural areas by directing non-farm traffic
away from rural roads that serve farm vehicles when
designing new arterial or collector roads.
9.1.2: Ensure upgrades to regional transportation routes
address the transportation needs of the entire community.
a. Balance the transportation needs of the city with those
of the region and the province.
b. Work with all levels of government and relevant agencies
to ensure the Lougheed Highway corridor is developed
or upgraded per the community's needs, including:
1. upgrading the Harris/Lougheed intersection through
grade separation;
2. securing access to the North Lougheed Study Area;
3. Support rapid transit service along the Lougheed
Highway; and
4. preserving and enhancing the connectivity between
the north and south portions of Pitt Meadows.
c. Liaise with CP Rail regarding operations and planning
to improve railway crossings and rail yard facilities in
Pitt Meadows.
d. Work with CP to help mitigate the impact of rail
on the city's road network and the livability of its
neighbourhoods; mitigation considerations include:
»
noise;
»
air quality;
»
vibration;
»
esthetics; and
»
heritage buildings and landscapes.
e. Seek opportunities to create and strengthen connections
between the parts of the city that are separated by
provincial highways and the railway corridor.
f. Advocate to senior levels of government to improve
the air quality of the rail corridor.
9.1.3: Mitigate the impacts of through-traffic in
residential neighbourhoods
a. Continue to develop traffic-management plans, including
traffic-calming measures, as a means of mitigating the
impacts of through-traffic on residential neighbourhoods.
PHOTO CREDIT JACK CHOULES
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
The West Coast Express (WCE) commuter train service
moves about 11,000 people to downtown Vancouver
and back again every weekday -- a potential reduction
of thousands of cars and an estimated reduction of
209,550 kg of carbon dioxide emissions every day.
Transit benefits communities in many ways. In addition
to helping reduce traffic congestion and greenhouse
gas emissions, transit is a more affordable option for
many families than vehicle ownership. Although the cost
of housing is less expensive in Pitt Meadows than it is
in Vancouver or in the municipalities that are closer to
Vancouver, transportation costs are higher here because
people generally rely on private automobiles to get
them to work, recreation or shopping.
POLICIES
9.2.1: Work with TransLink to enhance transit service
coverage.
a. Seek to increase transit coverage to south
Pitt Meadows.
b. Provide transit service along the future North
Lougheed Connector.
c. Encourage paratransit options (see box) to expand
service coverage to rural areas of Pitt Meadows.
d. Explore the feasibility of paratransit options as
a means to increase service coverage within Pitt
Meadows urban area.
e. Encourage paratransit options to expand service
coverage to rural areas of Pitt Meadows.
f. Improve conventional and shuttle bus
service, in particular to South Bonson and to
regional destinations.
g. Work towards obtaining more off-peak and reverse-
peak WCE train service to and from Pitt Meadows.
h. Support the expansion of light rapid transit (e.g.,
SkyTrain) / higher-order transit (e.g. dedicated bus
lanes) to Pitt Meadows and communities further east.
i. Ensure the connection of TransLink's local public bus
network, especially from the southern residential
neighbourhoods and employment lands, to the
RapidBus stops along Lougheed Highway.
j. Engage whenever possible with q̓ic̓əy̓ (Katzie) First
Nation to improve transit service to South Bonson
and q̓ic̓əy̓ (Katzie) First Nation reserve.
OBJECTIVE 9.2:
INCREASE TRANSIT RIDERSHIP
105
TRANSPORTATION
9.2.2: Support TransLink in enhancing bus
service frequency.
a. Maintain the Frequent Transit Network (FTN) routing
in Pitt Meadows.
b. Support changes that enhance service and
connections in Pitt Meadows.
c. Seek to improve periods of operation.
d. Work with all transportation partners to identify
routes to target for enhanced bus service frequency.
9.2.3: Work with TransLink to improve
regional connections.
a. Encourage TransLink to expand WCE service to off-
peak periods.
b. Examine usage of the park-and-ride at the Pitt
Meadows WCE station and consider expanding
capacity to encourage additional use of the lot.
c. Work with the provincial Ministry of Transportation
and Infrastructure to establish and/or enhance transit
priority measures along Lougheed Highway.
9.2.4: Help TransLink improve transit riders' experience.
a. Ensure all FTN bus stops have amenities such as
benches, garbage cans and shelters.
b. Improve accessibility to transit for people of differing
physical abilities.
c. Improve bus stop accessibility for people of differing
physical abilities on FTN and other corridors.
d. Develop transit wayfinding measures.
Paratransit is a transportation service that
supplements larger public transit systems by
providing individualized rides without fixed
routes or timetables. TransLink's HandyDART
service is an example of paratransit.
Frequent Transit Network (FTN) is a network of
corridors in Metro Vancouver where transit service
runs at least every 15 minutes in both directions
throughout the day and into the evening, seven
days a week.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
Pitt Meadows has developed as a bedroom community,
its residents relying heavily on private automobiles
to get to and from work, to do their shopping, to
access recreation and to take their children to school.
Wide streets, no or narrow public sidewalks, few if any
benches -- all are design choices that support the
primacy of drivers in the community over people who
walk, cycle and take transit.
The City has, over the last several years, sought to
rebalance the use of the roads and create a travel-way
for different modes of transportation, thereby building
a city for people, not just cars. The benefits of such an
approach include less pollution, noise and stress, and a
more walkable city.
Supporting the development of housing in proximity
to transportation benefits the community. It improves
accessibility by making it easier for people to get
around; improves affordability by reducing the cost
of housing and transportation; provides for equitable
access to services, education, employment, and
amenities; and helps to create complete, liveable, and
sustainable communities.
POLICIES
9.3.1: Encourage people to walk or bike to local
destinations.
a. Provide residents and workers with opportunities to
live, work and shop within Pitt Meadows, thereby
reducing their reliance on private automobiles and
reducing greenhouse gas emissions.
9.3.2: Ensure alternative transportation modes are
convenient, comfortable and attractive transportation
choices for people of all ages and abilities.
a. Develop an accessible transportation system to
remove barriers for children, seniors and people with
physical or cognitive disabilities.
b. Promote affordable transportation choices.
c. Support transportation demand-management
initiatives (see box) that reduce the need to travel
and reduce single-occupancy-vehicle trips.
d. Provide information and support systems to enhance
opportunities for walking, cycling and transit use in
the community.
9.3.3: Encourage the development of market,
affordable and non-market residential housing in close
proximity to a variety of transportation modes, that
allows residents of all ages and abilities to meet most of
their daily needs by
9.3.4: Support initiatives that reduce traffic demand and
automobile trips by:
a. encouraging residential development within the
Urban Containment Boundary; in the Town Centre;
and near other commercial centres; and
b. encouraging housing within walking distance to
employment areas, and encouraging employment
opportunities in proximity to residential
development.
OBJECTIVE 9.3:
DESIGN AN ENVIRONMENT
WHERE PEOPLE ARE LESS
DEPENDENT ON AUTOMOBILES
Transit demand management is the
application of strategies and policies to
reduce travel demand or to redistribute this
demand to different times and locations.
107
TRANSPORTATION
OBJECTIVE 9.4:
CREATE A SAFE, BEAUTIFUL
AND ACCESSIBLE WALKING
AND CYCLING ENVIRONMENT
Streets make up a significant proportion of public
space in any community and, in addition to serving as
transportation routes, serve as places where people
meet, explore their community, celebrate their city and
support their local coffee shops, books stores, brew pubs
and restaurants. Streets are important for contributing
to a community's need to recognize and celebrate its
distinct historical, social and cultural offerings, and to
reflect and complement the natural environment.
POLICIES
9.4.1: Design streets to be used by everyone.
a. Facilitate opportunities for cycling by considering the
needs of cyclists in road design and upgrades.
b. Ensure that all road infrastructure accommodates the
needs of pedestrians and cyclists, and improves the
safety and appearance of streets through lighting,
land marking, street trees, curbs and sidewalk
design that take into consideration the needs of
people with different physical abilities, including the
vision-impaired.
c. Develop streetscape design standards for key
gateways and main streets, including Harris,
Hammond and Barnston roads, Airport Way and
Fraser Way, in collaboration with q̓ic̓əy̓ (Katzie)
First Nation.
d. Design complete streets (see box) that comfortably
accommodate the needs of all users.
e. Build more sidewalks.
f. Promote attractive streetscapes to encourage
sustainable travel and foster great places to live,
shop and walk.
g. Create comfortable bicycle facilities and target
infrastructure improvements where there is the
greatest opportunity to increase the number of
cycling trips.
h. Ensure that the urban bicycle network is complete
and connected.
i. Provide paved shoulders for cyclists and pedestrians
where possible.
j. Design a safe transportation system for all street users.
k. Provide high-quality amenities and urban design
features along Harris Road and other Frequent
Transit Corridors, and adjacent to West Coast
Express stations.
Complete streets is a transportation policy
and design approach that requires streets
to be planned, designed, operated and
maintained to enable safe, convenient and
comfortable travel and access for users of all
ages and abilities regardless of their mode of
transportation.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
l. Ensure residential neighbourhoods are walkable and
bicycle-friendly.
m. Improve the experience for walking, cycling and
transit trips through improved signage, wayfinding
and information availability.
n. Support education and awareness initiatives that
promote road safety for all road users, not just motor
vehicle drivers.
o. Facilitate emergency vehicle access across the
road network.
p. Seek to eliminate all traffic-related fatalities on
Pitt Meadows streets through design, driver and
pedestrian education, and enforcement.
9.4.2: Maintain and add to Pitt Meadows trail network.
a. Facilitate opportunities for walking by creating and
implementing a trail network plan that connects
residential and commercial areas with parks,
community facilities and regional greenways.
b. Connect the existing trail network to amenity lands
located next to the Pitt Meadows Athletic Park on
Airport Way.
9.4.3: Ensure private development adds to and
enhances the walking and cycling environment.
a. Safe, linked and convenient pedestrian travel
shall be a key consideration in approval of all new
developments in the Town Centre.
b. Require bicycle parking and end-of-trip facilities for
new developments.
c. Require showers, change rooms and lockers for
non-residential project rezoning applications where
extensive employee bicycle parking stalls are
required to meet projected demand.
d. Focus higher densities and mixtures of land uses
along Harris Road to support frequent transit service.
e. Seek opportunities to establish more road or
pedestrian connections within the existing road
network when considering development applications.
f. Support building forms and design features that
enhance walking, cycling and transit use.
g. Discourage the generation of through traffic onto
local residential streets and further road expansion
within the Agricultural Land Reserve through the
design and location of buildings, structures, parking
and landscaping in a commercial, mixed use or
industrial development.
h. Assess commercial, mixed use or industrial
development for its impact on traffic levels of nearby
arterial and collector roads.
i. Encourage building placement, driveway access
locations and on-site vehicle queuing be co-
ordinated with turning restrictions, centre medians
and road widening to accommodate the traffic
generated to lessen the impact on traffic flow.
109
TRANSPORTATION
OBJECTIVE 9.5:
ENSURE THE MOVEMENT OF GOODS
THROUGH THE MUNICIPALITY AND TO PITT
MEADOWS RESIDENTS AND BUSINESSES IS
SAFE, RELIABLE AND EFFICIENT
Pitt Meadows has a hierarchical road system with
different categories of roads for different purposes (see
Maps 3A and 3B, Urban and Rural Road Network).
Arterial roads are urban roads that deliver traffic from
collector roads to highways and between communities
at the highest level of service possible. Collector roads
are low- to moderate-capacity streets that move traffic
from local to arterial roads. In Pitt Meadows, Airport
Way and Harris, Ford and Hammond roads serve as
arterial routes while Park Road, Wildwood Crescent and
Fraser Way are a few of the collector roads.
POLICIES
9.5.1: Enhance the road network to facilitate the
movement of goods though and to the community.
a. Support the proposal for a road connecting Ford and
Kennedy roads, creating an alternative route in the
city's southwest quadrant.
b. Build alternate arterial routes to Lougheed Highway
with any grade separation at the CP Rail line using
development cost charge financing to service
existing and emerging commercial, industrial and
residential areas. Access to major arterial routes
without their direct impact on settled urban areas,
and reducing truck traffic on Harris Road, shall be
key priorities in the transportation program given the
connection to the Golden Ears Bridge and the need
to service commercial and industrial lands.
c. Ensure vehicle and goods movement access to both
rural and urban areas of the transportation system.
d. Support and protect designated goods movement
corridors within Pitt Meadows to ensure access to
local and regional businesses and services.
e. Support qicey (Katzie) First Nation in their endeavor
to establish a secondary access road.
f. Ensure that the City's neighbourhoods are protected
from the effects of through traffic and goods
movement through appropriate road design and
by confining goods movement (excepting local
deliveries) to designated truck routes and
regional highways.
110
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 9.6:
THE GROWTH OF PITT MEADOWS
REGIONAL AIRPORT IS BALANCED WITH
THE LIVABILITY OF THE COMMUNITY
Considered an important economic asset in Pitt
Meadows, the airport continues to expand the range
and types of services it offers. Aviation uses at the
airport can impact nearby properties in a variety of
ways, so it is important the City work with the airport to
mitigate, where possible, these impacts as well as plan
development so uses that are sensitive to airport noise
are located away from the runways.
POLICIES
9.6.1: Encourage land uses at the airport that balance
aviation with economic development and protection of
farmlands in the Agricultural Land Reserve.
9.6.2: Work towards airport growth strategies with
community members and all stakeholders as plans
indicate potential for growth in the coming years.
9.6.3: Ensure that development in Pitt Meadows does
not hinder airport operation.
9.6.4: Support the development of the airport while
working to mitigate impacts on the community.
111
TRANSPORTATION
OBJECTIVE 9.7:
MAXIMIZE THE UTILITY OF THE
EXISTING ROAD NETWORK
OBJECTIVE 9.8:
MAINTAIN THE NAVIGATION AND
TRANSPORTATION FUNCTIONS OF THE RIVERS
WITHIN AND AROUND THE MUNICIPALITY
Maximizing the use of existing roads in Pitt Meadows
means considering concentrating development within
the existing Urban Containment Boundary, promoting all
modes of transportation within the road corridors. The
benefits of this approach include not having to use City
resources for the construction of new resources and the
maintenance of those resources over time.
POLICIES
9.7.1: Ensure existing road connections and mobility are
maintained in rural areas to support the city's agricultural
economy and residents.
9.7.2: Integrate land use and transportation planning.
9.7.3: Support strategic parking-management initiatives.
9.7.4: Maximize the efficiency of the existing street
network, including promoting walking, cycling and
transit use, before expanding the road network.
a. Leverage partnership opportunities for funding
assistance with City transportation projects.
b. Seek opportunities to establish more road or
pedestrian connections within the existing
road network.
People who lived in the area that is now Pitt Meadows
long ago relied on travel along the Fraser, Pitt and
Alouette rivers well before the bridges and highways
were built. To this day, these rivers function as important
transportation routes for industry and for recreation.
POLICIES
9.8.1: Discourage uses, structures or activities that
could interrupt or limit the navigation or transportation
functions of the rivers.
9.8.2: Consider opportunities to engage with q̓ic̓əy̓
(Katzie) First Nation on any planning initiatives related to
the rivers within the municipality.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
10
LOCAL
SYSTEMS
GOAL
Pitt Meadows is a community with an
adequate and secure supply of clean,
potable water and handles sewage, waste
and stormwater in an efficient manner
that protects public health.
113
LOCAL SYSTEMS
Infrastructure services such as sewers, storm drainage, water lines, solid waste and utilities are
essential elements of a community's physical fabric, ensuring individual, community, economic
and environmental health, and supporting growth and development. Services in many areas of
Pitt Meadows reflect its rural history and its more urban neighbourhood character. Open ditches
and septic systems in the rural and agricultural areas contrast with full urban standards in other
areas. There is a distinct difference between services inside and outside the Urban Containment
Boundary, in keeping with the community's desire to protect rural lands from undesired
development and minimize impacts on the natural environment.
Infrastructure in Pitt Meadows is managed by different
agencies and levels of government. The City provides
and maintains the sanitary sewage, stormwater, solid
waste collection and water distribution systems. Metro
Vancouver provides trunk sewer services, solid and
liquid waste disposal and management. Public and
private companies provide utilities such as energy,
communication, fibre optic and cable networks.
Maintaining existing infrastructure services, replacing
older infrastructure, resolving service deficiencies
and improving efficiency on a co-operative basis
are an ongoing community priority. In addition, as
Pitt Meadows and the region continue to grow, and
the effects of climate change continue to be felt,
infrastructure capacity limits will become more of
a concern. However, if the use of these important
resources and infrastructure is carefully managed,
financial and environmental costs can be mitigated.
Adopting alternative development standards can
lower development and maintenance costs for
both private and public interests, create less waste,
use less material, and enhance sensitive ecological
systems and neighbourhoods.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 10.1:
ENSURE A SAFE AND RELIABLE
WATER SUPPLY FOR ALL USERS
Metro Vancouver supplies drinking water to Pitt Meadows
from its Coquitlam Lake reservoir. It is delivered to the
municipality through high-pressure watermains that
run along Lougheed Highway. Metro Vancouver is
responsible for the delivery and quality of the water in
Pitt Meadows water distribution system. Pitt Meadows is
responsible for the water within its system.
This water service extends to Pitt Meadows rural and
urban areas, and is used in some agricultural operations.
As a result, Pitt Meadows has had some of the highest
water-use rates per capita in the region.
POLICIES
10.1.1: Ensure a safe and reliable water supply
for all users.
a. Expansion of the community water service is not
supported beyond the Urban Containment Boundary.
b. Trunk service for waterworks will be designed to
reserve capacity to accommodate future growth and
is extended in accordance with the approximate
location and phasing shown on Maps 5 and 6, Urban
and Rural Infrastructure.
c. The City will work with the agricultural community
and with q̓ic̓əy̓ (Katzie) First Nation to determine the
appropriate funding model, to provide adequate
irrigation water from the Pitt and Alouette rivers.
d. The City will promote the use of rainwater-retention
systems for irrigation purposes.
e. The City will work with q̓ic̓əy̓ (Katzie) First Nation
to better understand future water servicing needs
based on potential on-reserve population growth
and future development needs and opportunities.
10.1.2: Encourage conservation of drinking water.
a. Encourage water use-reduction strategies such as
drip irrigation, xeriscaping and installation of low-
flow toilets as well as education and outreach.
b. Consider a residential water-metering program.
c. Discourage the use of potable water for irrigation
and agri-industrial uses where other sources of water
are available.
Metro Vancouver's water supply is stored
in three main source storage reservoirs and
three supplemental alpine reservoirs.
The regional water system also includes two
water treatment plants, 19 pump stations,
eight disinfection facilities, and over 520
kilometres of transmission water mains.
115
LOCAL SYSTEMS
The City of Pitt Meadows performs maintenance for
48.5 km of sanitary sewer mains with more than 3,000
sanitary connections. The sanitary system also has eight
sewer lift stations to facilitate the transfer of sewage
water to the Metro Vancouver sewer main to the Annacis
Island liquid waste facility for treatment.
Rural areas in Pitt Meadows must rely on on-site
septic systems for liquid waste disposal. Fraser Health
Authority regulates these private systems.
POLICIES
10.2.1: Provide a reliable sewer system that serves the
urban area.
a. Discourage the expansion of the municipal sanitary
sewer system beyond the Urban Containment
Boundary.
b. Manage the sanitary system to meet the long-term
objectives of Metro Vancouver Integrated Liquid
Waste and Resource Management.
c. Require that all new developments pay the portion
of infrastructure costs related to servicing the
development.
d. Design trunk services for sanitary sewer with reserve
capacity to accommodate future population growth.
e. Extend the sanitary sewer system in accordance with
the approximate location and phasing shown on
Maps 5 and 6, Urban and Rural Infrastructure.
f. Improve the efficiency of the sanitary sewer system
by working with Metro Vancouver to reduce waste
volume through water conservation.
10.2.2: Support the conscientious use of on-site
sewerage systems on properties in the rural area.
a. Discourage the subdivision of land that results in the
use of holding tanks.
b. Carefully consider the use and future long-term
maintenance and management of innovative
sewage-disposal systems where ground disposal is
not possible.
c. Require that all rural land uses provide septic
disposal systems in accordance with the municipal
sewage regulation.
OBJECTIVE 10.2:
ENSURE THAT ALL PROPERTIES HAVE A SAFE AND
ENVIRONMENTALLY RESPONSIBLE METHOD OF
LIQUID WASTE DISPOSAL FOR THE USES INTENDED
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 10.3:
PROVIDE SOLID WASTE
MANAGEMENT SERVICES
IN AN EFFICIENT AND
SUSTAINABLE MANNER
The City of Pitt Meadows, in partnership with Metro
Vancouver, is responsible for sustainable, affordable and
environmentally sound solid waste disposal. Planning for
less waste, improving reuse and recycling systems, and
managing the remaining waste are important parts of
environmental stewardship for the City.
POLICIES
10.3.1: Move toward zero waste in a cost-effective,
efficient and environmentally sound manner.
a. Continue to support evolving recycling best practices
to divert any recyclable material from landfills.
b. Continue to participate in regional and provincial
initiatives and engage with q̓ic̓əy̓ (Katzie) First Nation
in efforts to achieve targets for waste reduction and
material reuse, recycling and recovery.
c. Work with Metro Vancouver to increase the number
of material types that can be recycled and reused.
d. Support solid waste recycling and other initiatives to
reduce and reuse solid waste, and that are supportive
of a regional approach to solid waste management.
117
LOCAL SYSTEMS
OBJECTIVE 10.4:
DESIGN THE CITY'S DRAINAGE AND
IRRIGATION SYSTEM TO MEET THE
PUBLIC'S NEEDS AND REGIONAL
REQUIREMENTS
Being able to control drainage is particularly important
in the agricultural area, where too little or too much
water can impact agricultural operations. Increasingly,
proper drainage is becoming more important in the
urban area as development has the potential to increase
the amount of impervious surface in the City and change
existing drainage patterns.
POLICIES
10.4.1: The City's drainage and irrigation system is
designed and maintained to support agricultural activities.
a. Maintain and refurbish pump stations and
watercourses that are critical to field drainage and
agricultural water use.
b. Work with farmers to understand and address the
effects that climate change may have on the Fraser,
Pitt and Alouette rivers as sources of irrigation water.
c. Minimize the impact of new roads, drainage works
and utilities on agricultural lands, farm holdings and
operating activities.
d. Facilitate the improvement of agricultural infrastructure
(e.g., irrigation, drainage and diking works) and other
services that support the agricultural sector.
RURAL DRAINAGE
10.4.2: Prepare a policy and standard regarding the
placement of driveway culverts and culverts installed
on key drainage courses so as to not impede the flow
characteristics of rural drainage systems.
10.4.3: Protect drainage utility corridors (rights-of-way)
for drainage maintenance where required and establish
building, landscaping and cropping setbacks to ensure
that access to drainage corridors.
URBAN DRAINAGE
10.4.4: Limit the extent of urban run-off by requiring
each development application to adhere to the
requirements outlined in the Subdivision and
Development Servicing Bylaw. Consider using similar
limits on stormwater run-off for large, intensive,
impervious agricultural projects.
10.4.5: Explore integrated stormwater management
practices along with alternative development standards
for managing stormwater by reducing impervious
surfaces and improving on-site water management.
10.4.6: Maintain and improve the existing stormwater
systems through an annual program of preventative
maintenance and ongoing appraisal.
10.4.7: Manage the stormwater systems to meet the
long-term objectives of the Metro Vancouver Liquid
Waste Management Plan.
10.4.8: Improve the efficiency of stormwater systems by
working with Metro Vancouver to reduce waste volume
through water conservation.
10.4.9: Engage with q̓ic̓əy̓ (Katzie) First Nation to
improve drainage through best practices, alternative
development standards and integrated stormwater
management practices.
THE CITY HAS EXTENSIVE DRAINAGE AND IRRIGATION PUBLIC WORKS THAT CONSIST OF:
176.7
775
11
6
CULVERTS TO FACILITATE
FLOW OF WATER
FLOOD GATES
PUMP STATIONS
(USING 15 WATER PUMPS)
KILOMETRES OF DITCHES
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 10.5:
MAINTAIN AND IMPROVE
FLOOD-PROTECTION MEASURES
THROUGHOUT PITT MEADOWS
The City is almost entirely protected by 60 km of dikes,
which are critical to protecting Pitt Meadows low-lying
areas and key infrastructure from river flooding.
The Pitt Meadows/Maple Ridge Diking District --
defined by the Fraser, Pitt and Alouette rivers on the
south, west and northern boundaries respectively; and
the rising land along the shared municipal boundary
with Maple Ridge -- consists of 4,062 hectares and is
divided into four drainage areas that are defined by
dikes and serviced by flood boxes and pump stations.
The drainage areas are:
»
Area 1 (Dike Area 1/Alouette Pump Station
Catchment), discharges to the Alouette River;
»
Area 2 (Fenton Drainage Area), discharges to the
Alouette and Pitt rivers;
»
Area 3 (Kennedy Drainage Area, including
McKechnie), discharges to the Alouette, Pitt and
Fraser rivers; and
»
Area 4 (Pitt Polder Catchment Area), discharges to
the Pitt River.
A fifth catchment area, the Pitt-Addington Catchment
Area, is mainly undeveloped. Most of the areas are
drained through rural (ditch and culvert) systems, with
the exception of the urban development Area 3, which
is serviced by a combination of ditches, culverts and
storm sewers.
Pitt Meadows has experienced two major floods of
record: one in 1894 and one in 1948. Although the
flood in 1948 was smaller than the one in 1894, it was
more damaging because there was more development
in the area. Preventative planning and flood protection
are critical since a major flood today would have severe
social, economic and environmental consequences.
POLICIES
10.5.1: Request senior government funding to maintain
and upgrade the City's dike systems.
a. Engage with neighbouring municipalities and q̓ic̓əy̓
(Katzie) First Nation to leverage potential funding
opportunities to address shared needs in terms of
maintaining, upgrading and expanding dike systems.
b. In partnership with the federal and provincial
governments and q̓ic̓əy̓ (Katzie) First Nation, the City
will develop a comprehensive approach to flood
protection that addresses the maintenance and
upgrade of the dike system and dredging of the
Fraser River.
119
LOCAL SYSTEMS
OBJECTIVE 10.6:
MEET MUNICIPAL INFRASTRUCTURE NEEDS
EFFICIENTLY AND SUSTAINABLY WHILE PROTECTING
PUBLIC HEALTH, SAFETY AND THE ENVIRONMENT
Planning for the construction and rehabilitation of
infrastructure together with land use and financial plans
is vital in managing municipal needs for the long term.
Roads, water and sanitary systems, drainage and
dikes are all significant financial investments that are
intended to last a long time. Climate change, however,
will change how the City plans for and considers its
infrastructure; for example, higher temperatures will
decrease the lifespan of asphalt on roads; increased
localized flooding of drainage systems will damage
roads, trails and buildings; increased presence of
invasive plant species could choke the water flow in
open ditches. The sooner Pitt Meadows begins planning
for climate change, the more opportunities it will have
to make decisions that will improve the resilience of its
infrastructure to the challenges of climate change.
POLICIES
10.6.1: Provide the community with cost-effective
infrastructure services.
a. Advocate for the interests of the community with
provincial and federal agencies whose mandates
affect utility infrastructure planning and investment.
b. Improve the efficiency of the sanitary system by
working with Metro Vancouver to reduce waste
volume through water conservation.
c. Develop and implement an asset-management
system to maximize the benefit of public investment
in utility infrastructure and services.
d. Maintain and improve existing stormwater systems
through an annual program of preventative
maintenance and ongoing appraisal.
10.6.2: Future infrastructure is planned and constructed
with the effects of climate change in mind.
PHOTO CREDIT ADAM BRECKELS
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
An Integrated Stormwater Management Plan (ISMP)
is a watershed-specific policy document that provides
long-term strategies to protect and enhance watershed
health. ISMPs value properly managed stormwater
as a resource for aquatic and terrestrial species,
vegetation and wildlife, groundwater recharge,
potable water, agriculture and livestock, and esthetic
and recreational uses. Concepts from planning,
engineering and environmental disciplines are applied
to provide alternatives to manage the quantity and
quality of stormwater runoff while accommodating
land development and population growth. ISMPs
are designed to be part of the planning process for
municipalities and to work in conjunction with other
planning documents, OCPs and development policies.
The City adopted an ISMP in November 2016, fulfilling
its obligation to Metro Vancouver as laid out in the
regional Integrated Liquid Waste and Resource
Management Plan. The plan endorsed the view that
stormwater is a resource that, when properly managed,
can protect and enhance watershed health.
The Pitt Meadows ISMP outlines an approach to
integrated stormwater management planning that
incorporates drainage, the environment and land
use-planning functions within a watershed in order to
address potential stormwater impacts on a community.
GREEN INFRASTRUCTURE REFERS TO:
»
trees, plants, meadows, forests, wetlands and
floodplains; and
»
systems engineered and built by people, such
as green roofs and rain gardens, that collectively
provide us with products and services for healthy,
sustainable living.
More particularly, green infrastructure is an approach
to water management that protects, restores and
mimics the natural water system. Green infrastructure
enables water to infiltrate into the soil, to evaporate, to
be absorbed by trees and vegetation, or to flow into
natural bodies of water such as streams, rivers and lakes.
It can manage urban rainwater and stormwater more
effectively, and can mitigate water quality problems and
flooding risks.
POLICIES
10.7.1: Maintain or improve the water quality
discharged to the natural environment.
a. For new developments, recommend stormwater
best management practices such as softscaping,
bioswales, rain gardens, absorbent topsoil, etc.
b. Seek to ensure stormwater and drainage management
plans respect environmentally-sensitive areas.
c. Encourage the use of low-impact stormwater-
management strategies in new developments.
Integrated Stormwater Management
moves beyond municipal pipe, drainage and
conveyance planning, and reacting to issues
as they arise, to a more proactive approach
that considers the entire ecosystem,
anticipates future volumes and identifies
more holistic and natural solutions that
protect property and habitat.
OBJECTIVE 10.7:
PROTECT AND ENHANCE GROUND AND SURFACE WATER
QUALITY THROUGH BEST PRACTICES FOR INTEGRATED
RAINWATER MANAGEMENT AND GREEN INFRASTRUCTURE
121
LOCAL SYSTEMS
d. Prohibit discharge of unmanaged stormwater
into watercourses.
e. Incorporate innovative rainwater management
techniques into major civic projects.
10.7.2: Increase the amount of natural infiltration
of rainwater.
a. Integrate stormwater management into the
planning and design of buildings, infrastructure
and open spaces.
b. Implement stormwater best management practices
such as absorbent landscapes, infiltration swales,
filtering and oil separation, rain gardens and
pervious paving to minimize runoff and increase on-
site retention and infiltration.
10.7.3: Support farming and agricultural production
through the provision of safe and reliable
infrastructure services.
a. Continue to implement and manage the
drainage systems in the floodplain to support
agriculture production.
b. Expansion of the storm drain service is not supported
beyond the Urban Containment Boundary.
c. Help facilitate the improvement of agricultural
infrastructure (e.g., irrigation, drainage and
diking works) and other services that support the
agricultural sector.
d. Support policies and standards requiring the
placement of driveway culverts and culverts installed
on key drainage courses so as to not impede the
flow characteristics of the rural drainage systems.
10.7.4: The City incorporates green infrastructure (see
box) into its building projects whenever possible.
a. Utilize the ecological services provided by natural
systems (such as rainwater interception and water
quality treatment) wherever practical.
b. Mitigate impacts of runoff by diverting stormwater
to infiltration galleries or other appropriate
green infrastructure.
c. Encourage the installation of electric vehicle
charging infrastructure at City facilities.
10.7.5: Incorporate green infrastructure requirements
into new and re-developments.
a. Incorporate green infrastructure requirements
into regulatory zoning, building, subdivision and
servicing bylaws.
b. Encourage the installation of electric vehicle
charging infrastructure in all new developments.
c. Incorporate green infrastructure and best
management practices at the beginning of any
neighbourhood land use planning processes.
Green Infrastructure:
An approach to water management that
protects, restores or mimics the natural
water cycle.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
11
CLIMATE
& ENERGY
GOAL
Pitt Meadows is a community where
energy is conserved and used
efficiently, and more greenhouse gas
emissions are minimized.
123
CLIMATE & ENERGY
According to the United Nations, climate change is the defining issue of our time and we are
at a crucial moment in humanity's history. Greenhouse gases (GHG) from human activities are
affecting the Earth's climate, leading to higher average temperatures and greater frequency of
extreme weather events, such as floods and droughts, rising sea levels and habitat loss.
Climate change presents huge challenges for local
governments on two main fronts: reducing emissions
that contribute to climate change and preparing for
the impacts of climate change, some of which we are
already experiencing.
Although Metro Vancouver has so far been spared some
of the worst effects of climate change compared to
other parts of the world, extreme events -- including the
Fraser River freshet in 2007; the record-breaking forest
fires and poor air quality of the summers of 2017 and
2018; and the "heat dome" that enveloped the region
in June 2021 -- will become increasingly common in the
coming decades. Our health, infrastructure, environment
and quality of life will all be severely impacted if we are
not prepared.
124
Effectively responding to climate change is a challenging
undertaking that requires a strategic approach and
sustained effort. A key challenge for the City of Pitt
Meadows will be to integrate new ideas and emerging
best practices in a cost-effective way that results in
meaningful benefits for the community. An effective
response depends on everyone, including senior
governments, businesses and citizens.
CLIMATE & ENERGY ISSUES
KEY OCP ACTION AREAS
The following Key Action Areas were identified during the
visioning process for the development of this OCP:
Climate Change, Community Resiliency and Adaptation
Sustainable Energy Principles
Energy Conservation and Efficiency
Renewable Energy
Building Performance
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CLIMATE & ENERGY
OBJECTIVE 11.1:
PREPARE TO ADDRESS,
MITIGATE AND ADAPT TO THE
EFFECTS OF CLIMATE CHANGE
Climate change is a global, national, regional and local
challenge. The local impacts of climate change have
so far been modest. However, significant large-scale
impacts are expected for Pitt Meadows in the form of
increased precipitation, higher average temperatures,
rising sea levels, increased extreme weather events
(including flooding) and more weather volatility and
variability. All local governments need to be prepared
for and adapt to these expected changes, and to work
to mitigate and eliminate local and regional emissions
that contribute to climate change. By improving the
City's capacity to respond to the effects of climate
change, we will not only help to avoid the most severe
impacts but, also, reduce costs and make Pitt Meadows
a better, safer place to live.
POLICIES
11.1.1: Develop a climate-adaptation plan that:
a. sets goals for the reduction of GHG emissions that
are achievable and financially viable for the City;
b. explores the ways climate change could impact the
municipality and q̓ic̓əy̓ (Katzie) First Nation;
c. includes strategies for adapting to climate change in
the community;
d. establishes targets and appropriate indicators;
e. integrates key policies, plans, programs and services,
including the City's land-use and development
policies; transportation and infrastructure plans;
regulations and policies regarding construction in the
flood plain; and integrated storm water management
plan; and
f. incorporates robust public engagement
g. is based on robust consultation with the farming
community
11.1.2: Consider potential climate change impacts when
replacing or building new municipal infrastructure.
a. Update flood construction levels (see box) as new
climate change data becomes available.
11.1.3: Build capacity in the municipality to address and
respond to climate change.
11.1.4: Advocate with senior levels of government for
assistance in addressing climate change impacts at the
local level.
a. Support the climate action and sustainability initiatives
of Metro Vancouver, such as the Metro Vancouver
Sustainability Framework, the Regional Growth
Strategy and the Air Quality Management Plan.
11.1.5: Support development that demonstrates
resiliency to climate change-related hazards.
a. Employ land use regulations, non-structural
enhancements (e.g., landscaping) and structural
flood-protection measures to reduce potential
impacts on public safety and property.
Flood construction level is a building
construction term meaning the level at which
the underside of a floor system for habitable
buildings is built within the floodplain.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
Pitt Meadows energy use and emissions are rising as
its population increases. For Pitt Meadows to meet any
future GHG-reduction targets, the City must reduce its
overall energy use and GHG emission output by 45%
below 2010 levels by 2030 to help achieve a carbon-
neutral region by 2050.
Put another way, the goal of this section is to reduce
both the City's and the community's energy use, and the
carbon content of the community's energy sources.
POLICIES
11.2.1: The City will use energy- and resource-efficient
systems as well as building techniques and materials in
municipal building and infrastructure whenever possible.
a. Consider electrical, mechanical and plumbing system
upgrades for existing community buildings.
b. Promote changes to the management and
operations practices for existing civic buildings.
c. Update and implement the Corporate Greenhouse
Gas Emissions Reduction Plan, which focuses on
reducing City emissions by implementing building,
fleet and other operational efficiencies.
11.2.2: Ensure that new development minimizes
GHG emissions.
a. Support energy-efficient site design and building
practices by private builders through education and
outreach efforts.
b. Encourage environmentally responsible development
through Leadership in Energy and Environmental
Design (LEED) or other sustainable building standards.
c. Give priority for higher density residential
developments to areas close to public transit routes
or stations.
d. Develop a complete community, where people
have the option of living, working, shopping
and recreating within the Pitt Meadows Urban
Containment Boundary, thereby reducing the
number and length of vehicle trips individuals take.
e. Work co-operatively with TransLink to ensure Pitt
Meadows is well served by public transit.
f. Adopt development permit guidelines that specify
scope of development conditions that contribute
to reductions in energy use and GHG emissions,
and apply them to the appropriate development
permit areas.
g. Incorporate climate change, its potential impacts and
mitigation measures when reviewing development
applications and undertaking long-term planning
projects and initiatives.
h. Seek to incorporate renewable energy and/or district
energy systems in public and private projects as
opportunities arise.
i. Support the adoption of the BC Energy Step Code
(see box).
j. Support the construction of new energy-efficient
buildings by:
»
informing developers of potential funding resources
to use alternative energy sources in developments;
»
encouraging the orientation of new buildings
to capitalize on passive solar gain as well as
encouraging owners of existing buildings to
preserve their sunlight exposure;
»
requiring developers to incorporate showers,
lockers and secured bike storage in new buildings;
OBJECTIVE 11.2:
REDUCE GREENHOUSE GAS (GHG) EMISSIONS
FROM CITY OPERATIONS AND BUILDINGS,
AND SUPPORT BROAD-BASED COMMUNITY
GHG EMISSION REDUCTION.
127
CLIMATE & ENERGY
»
discouraging the installation of electric baseboard
heaters in new residential developments because
of their inefficiency in providing heat;
»
promoting the community energy systems and
identifying suitable areas for such systems;
»
encouraging developers to review options for
community energy systems;
»
continuing policy mechanisms that encourage
mixed-use developments;
»
establishing maximum allowable distances
to commercial areas for all proposed
residential developments.
11.2.3: Promote energy efficiency in existing buildings
and through transportation initiatives to help reduce
GHG emissions in the community.
a. Raise awareness respecting climate change and GHG
emission-reduction initiatives through leadership and
community sustainability programs.
b. Encourage residents to:
»
upgrade insulation materials used in existing
residential buildings;
»
seal leaks and drafts in their homes;
»
upgrade their household appliances to those with
an Energy Star or comparable energy savings rating;
»
replace old windows in existing residences with
those that have an Energy Star rating.
c. Support school programs that encourage children to
walk to school.
d. Support and provide incentives for car-free days and
other initiatives such as corporate bike- and walk-to-
work programs that encourage the use of alternative
and sustainable transport.
e. Promote the construction of facilities for pedestrians
and transit users.
f. Limit parking availability and promote shared parking
in mixed-use areas.
g. Encourage enhancement of pedestrian and transit
facilities through rezoning and applications.
h. Encourage citizens to undertake regular vehicle
maintenance, avoid idling, maintain proper tire
pressure, observe posted speed limits, employ
trip planning and take advantage of ride sharing
when necessary.
i. Explore options for encouraging and developing
infrastructure for electric vehicle charging stations.
j. Seek to reduce train emissions by advocating to
senior levels of government.
BC Energy Step Code:
An optional compliance path in the BC Building
Code that local governments may use to
incentivize or require a level of energy efficiency
in new construction that goes above and beyond
the requirements of the BC Building Code.
A community energy system, or district
energy system, supplies heating, cooling and
power to multiple buildings from a centralized
plant or from several interconnected but
distributed plants.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 11.3:
ENHANCE CARBON SEQUESTRATION
WITHIN THE CITY'S BOUNDARIES
Carbon sequestration (see call out box) is the other
side of the coin in the struggle to prevent or slow down
climate change. Carbon is sequestered in trees and
peatlands, as well as in rock that is under the Earth's
surface. Preserving forests and wetlands, and enhancing
our tree cover are integral to the overall goal of
reducing greenhouse gases in the atmosphere.
POLICIES
11.3.1: Protect and enhance Pitt Meadows natural
environments to support carbon retention as well as
other important ecosystem services.
a. Protect and assess the carbon sequestration and
ecosystem values of natural systems, including forested
lands, agricultural lands and wetlands in Pitt Meadows.
b. Work with the province and Metro Vancouver to
maintain and improve the ecological integrity of the
Pitt Polder and the Codd Island Wetlands.
c. Protect and restore habitats that support native
species of plants and animals, and address threats to
biodiversity such as invasive species.
d. Work with private landowners to encourage
stewardship that protects, preserves and enhances
natural systems, and, where appropriate, enter into
conservation covenants or provide incentives to
protect riparian or environmentally significant areas.
e. Best Management Practices (e.g., waste
management, reduction of the use of fertilizers and
pesticides, sensitive habitat protection, planting
of cover crops, stormwater management) are
encouraged for urban and rural development as per
guidelines established by the provincial Ministry of
Environment Climate Preparedness and Adaptation
Strategy, and contained within Metro Vancouver's
Stormwater Source Control Design Guidelines.
f. Support the implementation of a tree-
preservation bylaw.
11.3.2: Integrate carbon-retention objectives into key
policies, plans and programs, including, but not limited
to, parks and open space policies; environmentally
sensitive areas management strategies; and land use
and development policies
a. Support expansion of the use of green infrastructure
through public and private development to enhance
long-term ecosystem services that support multiple
benefits (e.g., stormwater management, air and
water quality, carbon sequestration and biodiversity).
b. Continue to support and strengthen development
permit area guidelines that encourage the retention
of existing trees or the replacement of existing trees
for new development or redevelopments.
Carbon sequestration is the long-term storage of carbon in plants, soils, geologic formations and the
ocean. Carbon sequestration occurs both naturally and as a result of anthropogenic activities, and typically
refers to the storage of carbon that would otherwise have the potential to become carbon dioxide gas.
129
130
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
12
HAZARD /
EMERGENCY
MANAGEMENT
GOAL
Pitt Meadows is a community where
persons, property and landscapes are
protected from risk or hazards due to
flooding, steep slopes and forest fires.
131
HAZARD / EMERGENCY MANAGEMENT
Natural or human-made disasters and emergencies can occur at any time and in any jurisdiction,
sometimes without warning. The impacts of these events may cause disruptions in the City's
delivery of services and programs, affecting normal operations and means of communications, and
may stretch or overwhelm the City's resources as it responds to and recovers from such events.
The City provides and supports emergency services for
the community, including Pitt Meadows Fire and Rescue
Services, B.C. Ambulance and is, at the writing of this
document, proceeding with our own independent
RCMP detachment. The City also has its own emergency
preparedness program, which focuses on preparing
the municipal government, citizens and businesses
for disasters and other significant events. The City
follows the principles and framework provided by the
province through the British Columbia Emergency
Management System and the BC Emergency Program
Act and regulations.
Pitt Meadows is committed to providing leadership
to meet the challenges associated with emergency
management, including planning and preparation to
safeguard the City's assets and the health, safety and
wellbeing of its workers and citizens, and to protect
infrastructure and the environment.
PITT RIVER SANDBAGS DURING THE FLOOD OF 1948.
PHOTOGRAPH COURTESY OF PITT MEADOWS MUSEUM AND ARCHIVES
132
The City's hazard areas are identified on map schedules
10A and 10B, Development Permit Areas. Development
projects that are within these areas can be more prone
to being impacted by the hazards than other areas of
the City and, in turn, amplify the potential effects of the
hazard. Placing people and businesses within hazard
areas should be carefully considered by the City, and the
design of any development in these areas should take
potential hazards into account.
Climate change exacerbates local hazards and amplifies
the risk of extreme weather disaster. Increasing air
and water temperatures lead to rising sea levels,
supercharged storms and higher wind speeds, more
intense and prolonged droughts, heavier precipitation
and flooding. For Pitt Meadows, that means increased
risks from flooding, forest fires and landslides.
KEY OCP ACTION AREAS
The following Key Action Areas were identified during the
visioning process for the development of this OCP:
Identification of Hazard Areas
Supporting Emergency Management
Disaster Resiliency and Planning
HAZARD / EMERGENCY
MANAGEMENT ISSUES
133
HAZARD / EMERGENCY MANAGEMENT
OBJECTIVE 12.1:
ENSURE THAT THE
MUNICIPALITY IS PREPARED TO
RESPOND TO DISASTERS
The purpose of these policies is to support the City's
emergency operations centre and its efforts to help
the community prepare for and cope with emergencies
and disasters.
POLICIES
12.1.1: Ensure that the City's emergency operations
centre is properly funded, staffed and supported.
a. Support the use of the new fire hall as a centre for
emergency operations in the community.
b. Continue to support the emergency operations
centre and staff training for emergency events.
c. Consider constructing earthquake-resilient municipal
buildings when building new or renovating
old structures.
d. Continue to apply for grants from senior levels of
government and other agencies that are available to
help fund emergency preparedness initiatives.
12.1.2: Continue to collaborate with neighbouring
municipalities, q̓ic̓əy̓ (Katzie) First Nation, Metro
Vancouver and other external agencies in efforts to
prepare for disasters and emergencies.
a. Continue to hold emergency preparedness
workshops for the public and in collaboration with
neighbouring municipalities and q̓ic̓əy̓ (Katzie) First
Nation.
12.1.3: Promote community awareness and personal
preparedness activities that help residents and local
businesses prepare for, respond to and recover from
hazard events.
a. Continue to hold emergency preparedness
workshops for the public.
12.1.4: Continue to support a business continuity plan
for the municipality so that in case of a natural disaster
or emergency, the municipality can continue to serve
businesses and residents
134
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
OBJECTIVE 12.2:
IDENTIFY NATURAL HAZARDS
AND ADOPT MITIGATION PLANS,
POLICIES AND OTHER TOOLS
The presence of steep slopes, floodplains and forested
lands -- combined with occasional extreme weather
activity -- make some areas of the City susceptible to
natural hazards, including landslides, debris flow, floods
and wildfires. The City's goal is to reduce and mitigate
the risks associated with the various natural hazards to
Pitt Meadows residents, farms and businesses.
POLICIES
12.2.1: Use opportunities to leverage funding,
including working with q̓ic̓əy̓ (Katzie) First Nation
and neighbouring municipalities, to improve local
infrastructure, including the diking system.
12.2.2: Update flood construction levels for new
construction to reflect future hydraulic modelling results
from senior levels of government or their partners.
12.2.3: Employ land use regulations and guidelines,
non-structural enhancements and structural flood
protection measures to reduce potential flooding
impacts on public safety and property.
12.2.4: Incorporate climate change, its potential
impact and mitigation measures when reviewing new
development applications and undertaking long-term
planning projects and initiatives.
12.2.5: Support the development of a climate action
plan that identifies ways that climate change will
impact the City and includes strategies for adapting
to climate change.
12.2.6: Work with the province, neighbouring
municipalities, q̓ic̓əy̓ (Katzie) First Nation and other
agencies on regional flood preparedness and
protection initiatives.
12.2.7: Work with the farming community to identify
climate-change related hazards in the agricultural
areas and to develop strategies for adaptation.
ARMY CANTEEN AT PITT MEADOWS MUNICIPAL HALL DURING THE FLOOD OF 1948.
PHOTOGRAPH COURTESY OF PITT MEADOWS MUSEUM AND ARCHIVES
135
HAZARD / EMERGENCY MANAGEMENT
The presence of steep slopes, forested lands,
floodplains and high-water tables combined with
occasional extreme weather activity make some areas of
the City susceptible to conditions that may be hazardous
for developments. It is the City's objective to reduce
and mitigate the risks associated with development in
these areas through a variety of measures, including
the application of development permit guidelines and
appropriate land use designations.
POLICIES
12.3.1: Support, as much as possible, non-capital
intensive uses such as outdoor passive recreation
or agriculture within the floodplain. Areas within the
Urban Containment Boundary may be considered for
development subject to flood-proofing requirements
and development permit area guidelines.
12.3.2: Consider floodplain areas within the Urban
Containment Boundary for development subject to
flood-proofing standards and regulations established
by the City, and subject to environmental standards for
developing within the floodplain.
a. Consider how any land filling may contribute to
or exacerbate flood risks on adjacent properties,
including q̓ic̓əy̓ (Katzie) First Nation reserve lands.
12.3.3: Update development permit guidelines and
bylaws to ensure that appropriate measures are taken
when development occurs in potentially hazardous
areas, such as on slopes or in flood-prone areas.
12.3.4: Employ standards and guidelines to mitigate
the impact that development will have on a local
environment and to protect development from hazards.
a. Mitigation techniques for erosion and sedimentation
should be identified as part of the development
review process, and implemented and monitored
during the construction process.
b. Consideration should be given to appropriate levels
of development density on hillsides in order to
protect natural vegetation that assists in preventing
erosion effects. Measures must also be taken to
manage stormwater to avoid flooding in adjacent
low-lying areas.
c. Landscape disturbance should be minimized as follows:
»
retaining trees and natural vegetation as much as
possible, and requiring replanting or enhanced
planting as a condition of development;
»
providing a minimum of cuts and fills, and
limiting their depths, minimizing terracing and
earth grading;
»
blending graded areas with natural slope; and
»
minimizing the amount of exposed raw earth by
phased development and on-site controls.
d. Minimal disturbance of natural ground contours
should be incurred with utility and road alignments.
e. Ensure that buildings are designed, built, maintained
and retrofitted in ways that minimize the risk of
hazard impacts.
OBJECTIVE 12.3:
ENSURE DEVELOPMENT THAT IS IN IDENTIFIED
HAZARD AREAS IS DESIGNED TO ENHANCE THE LOCAL
ENVIRONMENT AND RESPOND APPROPRIATELY AND
COMPREHENSIVELY TO THE HAZARD
136
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
13
LAND USE
DESIGNATIONS
& MAP
137
LAND USE DESIGNATIONS
The Pitt Meadows Official Community Plan (OCP)
provides broad directions for many aspects of the
municipal government and for the community at large.
Some of the tools available to local governments
that aid in implementing an OCP's policies and
recommendations include:
»
the City's annual business planning process;
»
financial plan;
»
zoning bylaw;
»
recreational and cultural programming;
»
municipal communications;
»
municipal infrastructure construction and
maintenance; and
»
relationships with outside agencies and senior
levels of government.
Implementation of the land use plan is intended to
take place over time, primarily through applications for
development. Zoning regulations specify permitted land
uses, densities, building lot coverage, and for individual
properties within zones and these regulations, as well
as any approved development applications, they must
be consistent with an OCP as set out under provincial
legislation. Development Permit Area guidelines help to
shape the form and character of new development and
include measures to protect the natural environment, to
protect development from hazardous conditions, and to
promote water and energy conservation as well as the
reduction of greenhouse gas emissions.
This section defines the land use designations as
presented on Map Schedule 2A, Urban Land Use
Designation Map and Map Schedule 2B Rural Land Use
Designations Map. These maps illustrate the proposed
land use concept for the City, which communicates the
types of land uses the City may encourage over time.
The maps and designations are intended to reflect
the goals and policies of the OCP and should be read
together with the policies.
Transit-Oriented Areas: Lots zoned to permit a
residential use and located within a designated Transit-
Oriented Area (TOA designation Bylaw No. 2989,
2024) may be eligible for increased building height and
density beyond what is permitted under existing land
use designations, subject to compliance with the Local
Government Act, Transit-Oriented Areas Regulations,
and Council approval. Eligible TOA developments
are permitted within all land use designations. Unless
permitted under the existing zoning regulations,
proposed developments within a TOA are subject to a
rezoning process, with Council retaining discretion to
consider applications on a case-by-case basis.
CHAPTER OUTLINE
Each land use designation may include the
following elements:
Purpose: an explanation of the vision and objectives of
this designation.
Principal forms and uses: the primary uses or category of
uses and/or the building forms expected in areas with the
designation. While these uses and forms are expected
on most of the properties within this designation,
complementary uses may occasionally occur.
Complementary uses: other uses that may happen in
areas with the designation. These uses may happen on
the same site as primary uses or other complementary
uses, or they may occur as the primary use on the
site. Unlike primary uses, complementary uses are
only expected occasionally and are not expected on
many sites.
Density: a general density category to set expectations.
Additional detail about height and massing may be
included as guidelines in the Development Permit
Area section of this OCP. Specific height and density
entitlements are specified in the Zoning Bylaw.
Prescribed
Distance (metres)
from West Coast
Express Station
Minimum
Allowable Density
(FAR/FSR)*
Minimum
Allowable Height
(Storeys)*
Less than 200
Up to 4.0
Up to 12
Greater than 200 to 400
Up to 3.0
Up to 8
Figure 16: Transit-Oriented Area Minimum Allowable Density Framework
*The Federal Pitt Meadows Airport Zoning Regulations supersede, and
may restrict, the minimum allowable density and height.
This table is provided for reference purposes only.
Refer to Local Government Transit-Oriented Areas
Regulation 263/2023 for additional details. If there is
any inconsistency or conflict between this table and the
Regulation, the Regulation will prevail.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
13.1 LAND USE DESIGNATIONS
AGRICULTURAL
13.1.1 AGRICULTURAL
Purpose: to preserve and support land reserved for agriculture. More than 78% of the land in the municipality is in
the Agricultural Land Reserve (ALR) and is governed by provincial Agricultural Land Commission Act and General
Regulations. The intention of the designation is to provide a stable, long-term land base for agriculture limited only by
the Farm Practices Protection Act and the Agricultural Land Commission Act.
Principal forms and uses: farming uses as permitted under the Agricultural Land Reserve General Regulation.
Appropriate built forms: agricultural buildings, farmhouses and limited accessory residential buildings.
Complementary uses: limited residential uses.
Density: the Agricultural Land Commission (ALC) ultimately governs the subdivision of properties in the ALR. With the
exception of subdivision of a homesite severance, subdivision of existing parcels is generally not supported.
RESIDENTIAL
13.1.2 RESIDENTIAL - LOW DENSITY
Purpose: to support the residential neighbourhood character and provide for infill development opportunities.
Principal forms and uses: a variety of housing forms, including single family, secondary suites, garden suites, duplex,
townhouses and small-scale apartments.
Complementary Uses: home-based businesses, parks, walking/cycling paths, accessory buildings, swimming pools.
Density: The maximum number of dwelling units permitted on a lot shall be determined by the lot area and its
proximity to a frequent transit bus stop, as set out below:
»
Lots 280 m2 or less: up to 3 units
»
Lots greater than 280 m2: up to 4 units
»
Lots greater than 280 m2 and within
»
400 m of a frequent transit bus stop: up to 6 units
13.1.3 RESIDENTIAL - MEDIUM DENSITY
Purpose: to provide areas for medium-density residential buildings generally in the form of townhouses, stacked
townhouses, four-plexes, courtyard housing and low-rise apartment buildings at a density of 31 to 100 units per net
hectare. Ground-oriented units are encouraged where possible.
Principal forms and uses: townhouses, stacked townhouses, duplexes, four-plexes, courtyard housing and
low-rise apartments.
Complementary uses: home-based businesses, utilities, small parklets, walking/cycling paths, accessory buildings.
Density: up to 100 units per net hectare.
13.1.4 RESIDENTIAL - HIGH DENSITY
Purpose: to provide areas for high-density residential buildings in the form of low-rise and mid-rise buildings.
Principal forms and uses: apartment buildings between four and 10 storeys.
Complementary uses: home-based businesses, utilities, small parklets, walking/cycling paths, accessory buildings.
Density: Minimum 100 units plus per net hectare.
139
LAND USE DESIGNATIONS
13.1.5 RURAL RESIDENTIAL
Purpose: to provide for residential development in the rural areas of Pitt Meadows that are not within the floodplain
and are outside of the Agricultural Land Reserve (ALR).
Principal forms and uses: single-family homes, potentially with secondary suites or garden suites.
Complementary uses: home-based businesses, utilities, small parks, open space, conservation areas, walking/cycling
paths and accessory buildings.
Density: Maximum one unit per net hectare.
MIXED-USE
13.1.6 TOWN CENTRE
Purpose: to provide commercial and residential mixed-use buildings that activate and enliven the principal streets.
Principal forms and uses: four storey-plus buildings that include commercial uses and residential units; active
commercial uses are required on principal street frontages only.
Complementary uses: home-based businesses, community uses (e.g., childcare), walking/cycling paths, utilities, parks,
open spaces and community facilities.
Density: 100 units plus per net hectare.
13.1.7 VILLAGE
Purpose: to provide mixed commercial and residential uses appropriate to the scale and character of the
surrounding neighbourhoods.
Principal forms and uses: medium-density residential uses and small-scale commercial uses generally in the form of
townhouses, tri-plexes, courtyard housing and low-rise apartments. Commercial uses should be located on the ground
floor and oriented towards the main fronting street.
Complementary uses: home-based businesses, utilities, parks, walking/cycling paths, open space and community
facilities (e.g., childcare).
Density: 31 to 100 units per net hectare.
COMMERCIAL
13.1.8 HIGHWAY COMMERCIAL
Purpose: to provide areas for regionally-directed retail and service, accommodation, food service and hospitality,
building supply and recreation facility uses. The supply of commercial-designated properties in the municipality is
generally considered adequate for meeting local demands. Development proposals shall ensure that adequate on-site
parking facilities and safe access and egress are provided.
Principal forms and uses: retail, service, recreation and office commercial.
Complementary uses: utilities, transportation corridors, parks, open space, walking/cycling paths and community
facilities; also, residential uses that are ancillary to a business on these properties (e.g., caretaker units).
13.1.9 COMMUNITY COMMERCIAL
Purpose: to permit retail and service uses intended to serve the local community and businesses (does not include
highway commercial uses). The supply of commercial-designated properties in the municipality is generally considered
adequate for meeting local demands. Development proposals shall ensure that adequate on-site parking facilities and
safe access and egress are provided.
Principal forms and uses: retail, service and office commercial.
Complementary uses: utilities, transportation corridors, parks, open space, walking/cycling paths and community
facilities; also, residential uses that are ancillary to a business on these properties (e.g., caretaker units).
140
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
13.1.10 OUTDOOR RECREATION
Purpose: to permit golf courses, marinas and other outdoor commercial recreation uses, and may include commercial uses
to serve the users of the facilities, subject to zoning and the Agricultural Land Reserve General Regulation, if applicable.
Principal forms and uses: outdoor recreational facilities such as tennis courts, playing fields and golf courses.
Complementary uses: this area may accommodate retail and restaurant uses, and other similar activities and uses,
subject to zoning and the Agricultural Land Reserve General Regulation, if applicable.
INDUSTRIAL
13.1.11 BUSINESS PARK
Purpose: lands designated as Business Park are intended to accommodate clean, high-quality industrial/business park
uses that support employment.
Principal forms and uses: light industrial commercial uses.
Complementary uses: restaurants, coffee shops, micro-breweries, convenience commercial, residential uses ancillary
to the business on these properties (i.e., caretaker units), utilities, transportation corridors, parks, open space, walking/
cycling paths, childcare and community facilities.
13.1.12 INDUSTRIAL
Purpose: provides area that allows manufacturing, processing, storage, wholesale, warehouse and transportation uses.
Principal forms and uses: industrial.
Complementary uses: residential uses ancillary to the business on these properties (i.e., caretaker units), utilities,
transportation corridors, parks, open space, walking/cycling paths and community facilities.
13.1.13 RESOURCE MANAGEMENT
Purpose: to permit forestry, aggregate extraction or other resource use.
Principal forms and uses: resource management.
Complementary uses: passive recreational facilities such as trails, utilities, transportation corridors, walking/cycling
paths, parks and open space.
UTILITIES AND TRANSPORTATION LAND USE DESIGNATION
13.1.14 AIRPORT
Purpose: to permit aviation and associated uses on land belonging to Pitt Meadows Regional Airport. The majority of
lands are in the Agricultural Land Reserve (ALR).
Principal forms and uses: control tower and terminal building, hangers and associated aviation uses.
Complementary uses: restaurants, airside services, residential uses ancillary to the business on these properties (i.e.,
caretaker units), utilities, transportation corridors, parks, open space and community facilities.
PUBLIC/INSTITUTIONAL
13.1.15 INSTITUTIONAL
Purpose: permits public and private institutional use such as public and private schools, churches and daycare facilities.
Principal forms and uses: institutional.
Complementary uses: some ancillary commercial and residential uses may be permitted.
141
LAND USE DESIGNATIONS
13.1.16 CIVIC CENTRE
Purpose: to permit civic, public recreational, and cultural uses; may also include residential, office uses, and child care.
Principal forms and uses: city hall, recreation facilities, library and art galleries.
Complementary uses: restaurants and cafes.
13.1.17 HERITAGE PRESERVATION AREA
Purpose: lands that include significant heritage structures owned by the City or a not-for-profit society.
Principal forms and uses: buildings that are listed on the City's Heritage Registry and may include commercial uses
that support the preservation of the buildings.
Complementary uses: commercial uses that support the preservation of the building, parking, gardens, parks and
open space.
PARKS & OPEN SPACE
13.1.18 CONSERVATION AREA
Purpose: provincial, regional and municipal lands intended to remain in their natural state or function as nature
preserves. Facilities for passive recreation such as paths or benches are discouraged.
Principal forms and uses: conservation areas.
13.1.19 WILDLIFE MANAGEMENT AREA
Purpose: provincial, regional and municipal lands intended to remain in their natural state or function as nature
preserves. Limited facilities for passive recreation such as paths and benches are permitted.
Principal forms and uses: wildlife management areas.
Complementary uses: uses such as lookouts, trails, docks, parking areas and some commercial uses, such as boat
rentals, are permitted as long as the surrounding natural habitat is enhanced.
13.1.20 OPEN SPACE
Purpose: provincial, regional and municipal lands intended to remain in their natural state or function as nature
preserves. Community gardens and facilities supporting passive recreation such as parking lots, washrooms, paths and
benches are permitted.
Principal forms and uses: open space.
Complementary uses: this area may accommodate retail and restaurant uses, and other similar activities and uses, if
these enhance the unique character of a site or increase social activity and interest.
13.1.21 PARK
Purpose: regional and municipal lands for public park and recreational uses; may include commercial uses to serve the
users of facilities.
Principal forms and uses: active and passive recreational facilities, including playing fields, playgrounds, community
gardens and heritage buildings, and other community buildings and structures.
Complementary uses: this area may accommodate retail and restaurant uses, and other similar activities and uses, if
these enhance the unique character of a site or increase social activity and interest.
142
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
In accordance with section 492 (a) of the Local Government Act, the City of Pitt Meadows is
designated a temporary use permit area.
A Temporary Use Permit may be issued to
accommodate business and/or property owners for a
specific, approved use for a defined period. All activities
and uses, other than those permitted in the zoning
bylaw, shall require a temporary use permit issued
under the OCP, and this requirement applies to the
municipality as a whole.
13.2.1 PURPOSE OF TEMPORARY USE PERMIT
»
Provide short-term economic opportunities.
»
Ensure the long-term planning objectives for the
subject area are not affected.
»
Balance public and private interests.
»
Maintain compatibility with the
surrounding neighbourhood.
13.2.2 PERMIT GUIDELINES/CONDITIONS
Permits may allow a temporary use approved by the City
to operate up to three years and could be considered for
renewal once for any further period up to three years.
The subject temporary use shall not precipitate
public health and safety hazards or cause
environmental degradation.
Where potential risks to public health and safety or
environmental quality exist or are anticipated, the
applicant shall resolve them to the satisfaction of
the City and other concerned authorities before the
proposed temporary use or development are approved.
Where warranted, environmental protection, post-
development site restoration and nuisance-abatement
measures -- including noise abatement, operation
hours and season, duration of permitted use, traffic
management, parking, property security, performance
security, and installation of buffers and screens -- may
be required.
Upon the expiration of the Temporary Use Permit, the
subject temporary use shall cease to operate and the
subject land may need to be restored to the conditions
prior to the temporary use or in accordance with the
terms specified in the original permit.
13.2 TEMPORARY USE PERMITS
143
LAND USE DESIGNATIONS
13.3 NON-FARM USE AND NON-ADHERING
RESIDENTIAL USE APPLICATIONS
The Agricultural Land Reserve (ALR) is a provincial
designation on land in which agriculture is recognized
as the priority use. Farming in the ALR is encouraged
while non-farming uses, including residential uses, are
controlled due to the high agricultural potential of the
land. The ALR takes precedence over any other zoning
on the land. Those wishing to use properties for non-
farm use or non-adhering residential use are required
to apply to the Agricultural Land Commission (ALC) for
approval. Upon receipt of an application by the ALC, it
is referred to the municipality of origin for consideration.
The City of Pitt Meadows may consider the following in
its decision-making for the support of a non-farm use or
non-adhering residential use application:
»
consistency with City policies, guidelines
and regulations;
»
current use of property -- the City favours
applications on land that is currently being farmed
and from those landowners that show a commitment
to farming in Pitt Meadows;
»
agricultural capability of the land -- the City may
request the inclusion of an agrologist report in the
application package;
»
how the proposal encourages or enhances agriculture
or agri-business in the short or long terms;
»
how the proposal encourages farm use in the ALR
while preserving its land base;
»
the ability to possibly accommodate the proposed
use on lands outside of the ALR or on an alternative
site within the ALR that is less capable or suitable
for agriculture;
»
the proposal's impact on the size, continuity or
integrity of the farmland;
»
the ability of the proposal to ensure that land is
available to be farmed if changed circumstances in
the future require it;
»
the non-adhering residential use is necessary for and
supportive of the farm use on the property; and
»
the size and siting of the residential use minimize
impacts to agricultural land.
144
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
14
DEVELOPMENT
PERMIT AREAS
GUIDELINES
145
DEVELOPMENT PERMIT AREAS
PART 1
BACKGROUND, DEVELOPMENT PERMIT
VARIANCES, GENERAL EXEMPTIONS &
DEVELOPMENT APPROVAL INFORMATION
14.1 BACKGROUND
The Local Government Act permits Council to designate
development permit areas within an Official Community
Plan (OCP). For properties within a development permit
area, an owner must obtain a development permit
before subdividing land or constructing, adding to, or
altering a building or its specifications unless specifically
exempted by the development permit area guidelines.
Council may issue a development permit that may vary
or supplement a regulation of the Subdivision or Zoning
Bylaw. The OCP may contain objectives and guidelines
affecting the form and character of commercial,
industrial, multi-family or intensive residential
development within a designated development permit
area. Development permit guidelines may also specify
the means of protecting the natural environment, its
eco-systems and biological diversity or areas with
hazardous conditions. The City of Pitt Meadows is
divided into development permit areas as indicated
on Map Schedule 10A and 10B. Specific development
permit areas relate to commercial, industrial, multi-
family residential and intensive residential areas, and
areas that may be subject to hazardous conditions.
14.2 DEVELOPMENT PERMIT VARIANCES
Under B.C.'s Local Government Act, Council may, by
resolution, issue development permits that vary the
City of Pitt Meadows Zoning Bylaw or any other bylaw
established under the Act (Division 7, Development
Permits; or Division 11, Subdivision and Development
Requirements).
Council will consider issuing development permits with
variances that:
a. facilitate conformity with the applicable guidelines;
and
b. better achieve an objective or policy stated in the OCP.
A development permit may also vary the regulations of a
bylaw where it can be shown that the public interest will
benefit from the resulting modifications. Development
permits may not, however, vary the allowable use or
density of the land, or any floodproofing requirement.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
14.3 GENERAL EXEMPTIONS
General exemptions where a development permit is
not required:
»
construction, alteration, addition, repair, demolition
and maintenance of farm buildings;
»
clearing of land for agriculture;
»
farming activities as permitted under the Farm
Practices Protection (Right to Farm) Act;
»
proposals where the intended use is wholly limited to
institutional, utility and/or civic uses;
»
interior alterations and/or renovations with no
changes to the exterior appearance or design, or
footprint expansion;
»
building envelope remediation, if there are no
changes to exterior appearances or design;
»
in-kind replacements of missing, worn or damaged
exterior materials if there are no changes to the
exterior design or appearance;
»
alterations to a facade that result in only minor
changes to the form and character of the building;
»
applications for individual signs that comply with all
the requirements of the Sign Bylaw only;
»
local and regional park facilities;
»
repair, maintenance and improvement of flood-
protection infrastructure and all related ancillary or
accessory works, regulated and approved by federal
or provincial agencies;
»
federally- and provincially-regulated utilities;
»
removal of trees determined by a certified arborist to
represent an imminent risk to safety of life or buildings;
»
temporary structures
»
emergency actions necessary to prevent, control or
reduce immediate and substantial threats to life or
property during flood, debris flood/flow, erosion,
landslide, avalanche, stream avulsion and other
geohazard events; and
»
works undertaken by or on behalf of the City.
Where land is subject to more than one development
permit designation, a single development permit will
be required and the application will be subject to
the requirements of all the applicable development
permit guidelines.
If there are unique circumstances in which a parcel
should be considered for an exemption but does not
meet the specific exemption criteria identified in the
Development Permit Area (DPA), the property owner
may apply for a development permit exemption from
the City for a fee, as set out by the Development
Application Fee Bylaw as amended.
14.4 DEVELOPMENT APPROVAL INFORMATION
Pursuant to the Local Government Act, development
approval information may be required by an applicant
as part of a development permit application. The
City's Development Procedures Bylaw specifies the
procedures and policies for requiring such studies and
information. The purpose of requiring development
approval information is to ensure that applicable studies
and relevant information are provided to evaluate the
impact of a development proposal.
Failure to:
a. obtain a development permit where one is duly
required; or
b. develop land strictly in accordance with a
development permit issued;
are offences under the Local Government Act and are
contrary to the bylaws, regulations or policies of the
City. Upon summary conviction, penalties for offences
may be up to the maximum set out in the Local
Government Act.
Employees, officers and agents of the City may, at
all reasonable times, enter a property to inspect and
determine whether the requirements of this DPA and the
terms and conditions of a development are being met.
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PART 2
DEVELOPMENT PERMIT AREA
DESIGNATION AND GUIDELINES
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
PERMIT AREA 1:
NATURAL ENVIRONMENT
1.1 PURPOSE
The Natural Environment Development Permit Area
(DPA) establishes objectives for the protection of the
natural environment, its ecosystems and biological
diversity pursuant to the Local Government Act.
1.2 OBJECTIVES
Natural features of Pitt Meadows include agricultural
lowland areas, wildlife corridors, wetlands, rivers and
forested areas. Protection of these ecosystems provides
many benefits, including: improved water quality;
soil stability; better air quality; provision of habitat for
wildlife; rainwater interception; and other functions
necessary for the health and wellbeing of the city and its
residents. The Natural Environment DPA is designated
to minimize the impact of development on the city's
natural areas and systems.
1.3 DESIGNATED AREA
Pursuant to section 488 (1) (a) of the Local Government
Act, all parcels shaded the applicable colour as
indicated on the Map Schedule 10A and 10B's legend
are collectively designated as the protection of the
natural environment development permit area (the
"Natural Environment DPA").
1.4 EXEMPTIONS
A development permit is not required for:
»
landscaping where the existing grade and natural
surface drainage pattern are not altered;
»
site improvements such as addition of new paths
and trails less than 1 m in width and surfaced with
permeable materials;
»
installation of seasonal play or recreational
equipment on existing yard/lawn areas, such as
sandboxes or swing sets;
»
a restrictive covenant that effectively protects the
entire natural environment area and is already
registered on the subject property; all the conditions
in the covenant are met; and the proposed activity will
not affect any portion of the natural environment area;
»
a situation in which the proponent provides
satisfactory information to the City that clearly
demonstrates that the proposed activity will not be
in conflict with the Development Permit Guidelines;
the determination may need to be made by a
qualified environmental professional who concludes
that the portion of land being developed is not
environmentally sensitive; or
»
a subdivision that only includes a lot-line adjustment
or lot consolidation and does not create any
additional lots.
1.5 APPLICATION REQUIREMENTS
A Development Permit is required prior to any alteration
of land, disturbance of vegetation, movement of soils or
other disturbance of land, water or subdivision of land
within the DPA.
Applicants may be required to submit a detailed
environmental impact study prepared by a qualified
environmental professional to identify any potential issues
and impacts relating to the proposed development and
relating to the protection, conservation and enhancement
of natural environment protected areas. The
environmental impact study may be required to include:
a. delineation of the natural environment protected
area and any sensitive ecosystems, including details
on the features and extent of said area; this may
need to be done in conjunction with a certified B.C.
land surveyor;
b. description and relevant details of the proposed
PHOTO CREDIT ADAM BRECKELS
149
DEVELOPMENT PERMIT AREAS
development, and an assessment of the impacts of
said development, including impacts associated with
the construction, operation and/or maintenance of
the development on vegetation, wildlife, habitat,
hydrology and soils;
c. erosion and sediment control plan;
d. grading plan;
e. stormwater management plan;
f. tree and vegetation-retention plan; and
g. where necessary and appropriate, description of any
habitat-compensation projects.
1.6 DEVELOPMENT PERMIT CONDITIONS
Development permits issued may require that:
a. the natural environment protected area be protected
or enhanced in accordance with the permit;
b. the timing and sequence of development occur
within specific dates or construction window to
minimize environmental impact;
c. specific development works or construction
techniques (e.g., erosion and sediment-control
measures, fencing off of trees or vegetation, etc.) be
used to ensure minimal or no impact to the natural
environment protected area; and/or
d. mitigation measures (e.g., removal of impervious
surfaces, replanting of riparian species, etc.) be
undertaken to reduce impacts or restore habitat
within the natural environment protected area.
1.7 GUIDELINES
In order to achieve the objectives of this Development
Permit Area, the following guidelines shall apply to the
issuance of development permits, although not all of the
guidelines will apply to all developments:
a. Efforts should be made to locate development away
from: i) habitat for species at risk; ii) mature stands
of trees; iii) raptors' nesting sites; iv) wetlands; and v)
wildlife corridors.
b. Efforts should be made to retain and enhance
existing healthy native trees, vegetation, rock
outcrops and soil wherever possible.
c. Preservation of natural topography is favoured over
blasting or building of retaining walls.
d. Avoid disturbing, compacting and removing areas of
natural soil as this can lead to invasion by unwanted
plant species, poor water absorption and poor
establishment of new plantings. Use of local, natural
soil in disturbed and restored areas will support re-
establishment of ecosystem functions.
e. Use porous surfaces to enhance stormwater
infiltration; permeable paving is preferable for all
open-air parking areas. Ensure installation methods
contribute to sustained permeability and retention of
stormwater on the site. Incorporation of rain gardens,
bio-swales, rain barrels and even small depressions
(puddles) into landscaping will help reduce surges of
stormwater entering local waterways.
f. New landscaping should consist predominantly of
drought-tolerant, native plant and tree species.
g. Choose absorbent landscaping materials -- leaf
mulches, wood chips and good quality topsoil --
over gravel, pavers and concrete.
h. Areas that are designated free of development
should remain undisturbed and, where necessary,
be vegetated with plant materials that complement
environmentally sensitive areas. A restrictive covenant
may be required to be registered under the Land Title
Act acknowledging portions of the land are to remain
undisturbed and free from development.
i. Clustering of development may be considered
without altering the permitted density provided the
number of units does not increase.
1.8 SECURITY
a. The City shall require the applicant to provide
security in the form of cash or an unconditional,
irrevocable and automatically renewing letter
of credit to ensure that the conditions of the
development permit are met and to correct
any damage to the environment that may
result as a consequence of a contravention of a
permit condition.
b. The amount of security shall be determined by:
i. submission of a cost estimate of the proposed
landscaping work prepared by a qualified
professional. The City will require 110% of the
proposed value of work as security to ensure
sufficient funds to cover the cost of any work
that may be undertaken by the City to correct
deficient landscaping conditions, an unsafe
condition and damage to the natural environment
that could reasonably be expected to result from
the contravention of the permit; or
ii. the City.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
PERMIT AREA 2:
RIPARIAN AREAS
2.1 PURPOSE
The Riparian Development Permit Area (DPA)
establishes objectives for the protection of the natural
environment, its ecosystems and biological diversity
pursuant to the Local Government Act.
2.2 OBJECTIVES
The Riparian Areas Protection Regulation requires that
the City of Pitt Meadows protect riparian areas from
adverse effects of residential, commercial and industrial
development. The Riparian Development Permit Area is
designated to protect riparian areas from development
where the areas provide natural features, functions and
conditions that support fish life processes.
2.3 DESIGNATED AREA
Pursuant to section 488 (1) (a) of the Local Government
Act, all parcels shaded the applicable colour as
indicated on the Map Schedule 10A and 10B's legend
and any other parcel in the municipality that contains a
stream or is partly or entirely located:
a. within 30 m of the top of the bank of the stream as
measured from the high-water mark;
b. within 30 m beyond the top of the ravine bank for
a ravine less than 60 m wide as measured from the
high-water mark; or
c. within 10 m beyond the top of the ravine bank for a
ravine 60 m wide or greater.
are collectively designated as the riparian development
area (the "Riparian DPA").
Where there is uncertainty regarding the location of
development in relation to a Riparian Assessment Area
or the nature of stream, the City may require:
»
a plan prepared by a registered B.C. land surveyor
or qualified environmental professional to confirm
whether the planned disturbance is within the
Riparian Assessment Area; or
»
a report prepared by a qualified environmental
professional to determine if the stream satisfies the
definition criteria.
This DPA does not apply to drainage ditches or
watercourses that do not support fish, or drain into a
watercourse that does not support fish (e.g., an isolated
wetland that is not connected to a stream system; or
a roadside ditch that is not directly connected to a
stream), where a qualified environmental professional
has provided a written report confirming this.
2.4 DEFINITIONS
In this DPA, the following terms have the meanings
described below:
"Active floodplain" means an area of land that supports
floodplain plant species and is:
»
adjacent to a stream that may be subject to
temporary, frequent or seasonal inundation; or
»
within a boundary that is indicated by the visible
high-water mark.
"Assessment methods" means the assessment
methods set out in the Schedule to the Riparian Areas
Protection Regulation.
"Assessment report" means a report prepared in
accordance with the assessment methods to assess the
potential impact of a proposed development in a riparian
assessment area, and which is certified for the purposes of
this regulation by a qualified environmental professional.
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151
DEVELOPMENT PERMIT AREAS
"Development" means any of the following associated
with or resulting from residential, commercial or
industrial activities:
»
removal, alteration, disruption or destruction
of vegetation;
»
disturbance of soils;
»
construction or erection of buildings and structures;
»
creation of non-structural impervious or semi-
impervious surfaces;
»
flood-protection works;
»
construction of roads, trails, docks, wharves
and bridges;
»
provision and maintenance of sewer and
water services;
»
development of drainage systems;
»
development of utility corridors; and
»
subdivision as defined the Local Government Act.
"High-water mark" means the visible high-water mark
of a stream where the presence and action of the water
are so common and usual, and so long continued in
all ordinary years, as to mark on the soil of the bed of
the stream a character distinct from that of its banks, in
vegetation as well as in the nature of the soil itself, and
includes the active floodplain.
"Permanent structure" means any building or structure
that was lawfully constructed, placed or erected
on a secure and long-lasting foundation on land
in accordance with any local government bylaw or
approval condition in effect at the time of construction,
placement or erection.
"Qualified environmental professional" and "QEP"
mean a qualified environmental professional as defined
in the Riparian Areas Protection Regulation.
"Ravine" means a narrow, steep-sided valley that is
commonly eroded by running water and has a slope
grade greater than 3:1.
"Riparian Assessment Area" means:
»
for a stream, the 30 m strip on both sides of the
stream, measured from the high-water mark;
»
for a ravine less than 60 m wide, a strip on both sides
of the stream measured from the high-water mark
to a point that is 30 m beyond the top of the ravine
bank; and
»
for a ravine 60 m wide or greater, a strip on both
sides of the stream measured from the high-water
mark to a point that is 10 m beyond the top of the
ravine bank.
"Riparian Areas Protection Regulation" means B.C. Reg.
376/2004 and amendments thereto.
"Streamside Protection and Enhancement Area" and
"SPEA" mean an area:
»
adjacent to a stream that links aquatic to terrestrial
ecosystems and includes both existing and potential
riparian vegetation, and existing and potential
adjacent upland vegetation that exerts an influence
on the stream; and
»
the size of which is determined in accordance
with the Riparian Areas Regulation on the basis
of an assessment report provided by a qualified
environmental professional in respect of a
development proposal.
"Stream" includes any of the following that provide
fish habitat:
»
a watercourse, whether it usually contains water or not;
»
a pond, lake, river, creek or brook; or
»
a ditch, spring or wetland that is connected by surface
flow to watercourse, lake, pond, creek, or brook.
2.5 EXEMPTIONS
A development permit is not required for:
a. the removal of trees determined by a certified
arborist to represent an imminent risk to safety of life
or buildings;
b. the planting of native trees, shrubs or groundcover
for the purpose of enhancing the habitat values and/
or soil stability within the DPA;
c. the installation of seasonal play or recreational
equipment on existing yard/lawn areas, such as
sandboxes or swing sets;
d. the development of an approved community water
or sanitary sewer system that is not ancillary to a
residential, commercial or industrial development.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
2.6 APPLICATION REQUIREMENTS
2.6.1 Each development permit application shall be
accompanied by:
a. an assessment report prepared by a QEP in
accordance with the Assessment Methods and
Development Permit Area guidelines for the purpose
of determining the applicable Streamside Protection
and Enhancement Area (SPEA) and other measures
necessary for the protection of riparian areas;
b. a scaled siting proposal clearly and accurately
identifying all streams and water features, high-
water mark, top of bank, top of ravine bank,
edge of wetland, riparian assessment area and
the SPEA boundary in relation to existing and
proposed property lines, and existing and proposed
development, as well as the locations of works and
activities recommended in the assessment report; and
c. written certification that the proposed development
is consistent with the guidelines of this DPA and the
Riparian Areas Protection Regulation, and identifying
any mitigation or compensation measures that are
consistent with the guidelines, including measures that
may be specified as development permit conditions.
2.6.2 Pursuant to the Riparian Areas Protection
Regulation and the Local Government Act, the
assessment report prepared by a QEP should specifically
consider and make recommendations respecting:
a. the siting of buildings, structures or uses of land;
b. areas to remain free of development;
c. the preservation, protection, restoration or
enhancement of any specified natural feature or area;
d. works to preserve, protect or enhance a natural
watercourse or other specified environmental feature;
e. protection measures to be taken to preserve,
protect, restore or enhance fish habitat or riparian
areas, control drainage or control erosion, or protect
the banks of watercourses; and
f. timing of construction to avoid or mitigate impacts.
2.6.3 Where a development permit relates to the
subdivision of land, an assessment report prepared by a
QEP should:
a. identify adequate building sites -- including but not
limited to: building locations; front- rear- and side-
yard areas; site services; access; and parking -- on
each proposed lot;
b. identify streams that may be impacted by the
proposed development; and
c. consider whether any natural watercourses should be
dedicated pursuant to the Local Government Act.
2.7 DEVELOPMENT PERMITS CONDITIONS
2.7.1 The City is authorized to issue a development
permit after receiving:
a. notification from the Ministry of Environment that
Fisheries and Oceans Canada and the Ministry
have been:
»
notified of the development proposal; and
»
provided with a copy of an assessment report
that meets the requirements of the Riparian Areas
Regulation; or
b. documentation demonstrating that Fisheries and
Oceans Canada has, with respect to the proposed
development, authorized the "harmful alteration,
disruption or destruction" of fish habitat pursuant to
the Fisheries Act or amendments thereto.
2.7.2 A development permit may include as a term
or condition any recommendation made by QEP in an
assessment report respecting:
a. the siting of buildings, structures or uses of land;
b. areas to remain free of development;
c. the preservation, protection, restoration or
enhancement of any specified natural feature or area;
d. dedication of natural watercourses to the Crown;
e. works to preserve, protect or enhance a natural
watercourse or other specified environmental
feature; and
f. protection measures to be taken to preserve,
protect, restore or enhance fish habitat or riparian
areas, control drainage, control erosion or protect
the banks of watercourses.
2.7.3 A development permit may impose additional
terms and conditions respecting the:
a. sequence and timing of construction, including, but
not limited to, timelines for completion of the works
identified in the permit;
b. co-ordination of geotechnical recommendations by
a QEP or professional engineer licensed in British
Columbia; and
c. minor modification of a SPEA as generally described
in the Riparian Area Regulation Implementation
Guidebook where no impacts to fish habitat occur and
as recommended in an assessment report by a QEP.
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DEVELOPMENT PERMIT AREAS
2.7.4 A development permit may vary or supplement
a bylaw in accordance with the Local Government
Act provided that the variance or supplement is in
accordance with the objectives and guidelines of this
Development Permit Area.
2.7.5 New landscaping covering 100 m² or more in total
site area shall require landscape plans prepared by a
registered landscape architect.
2.8 GUIDELINES
In order to achieve the objectives of this Development
Permit Area, the following guidelines shall apply to the
issuance of Development Permits:
2.8.1 Measures to Protect the Streamside Protection
and Enhancement Area
a. Land shall be developed strictly in accordance with
the development permit issued.
b. No building or structure of any kind shall be located,
no vegetation shall be disturbed and no soils shall
be removed or deposited within a SPEA except
in accordance with the development permit and
assessment report.
c. The SPEA boundary should be clearly flagged,
staked or otherwise marked during all development
phases to avoid encroachment into the SPEA, in
accordance with and along with any other measures
required by the QEP to protect the SPEA. As
required by the QEP, monitoring by the QEP shall
occur throughout the development.
2.8.2 Geotechnical Hazards
Where a proposed development requires geotechnical
evaluation pursuant to a geotechnical hazard
development permit area or the Community Charter,
the riparian assessment shall be co-ordinated with
the geotechnical evaluation in order to provide a
comprehensive development permit application.
2.9 SECURITY
a. The City shall require the applicant to provide security
in the form of cash or an unconditional, irrevocable
and automatically renewing letter of credit to ensure
that the conditions of the development permit are
met and to correct any damage to the environment
that may result as a consequence of a contravention
of a permit condition.
b. The amount of security shall be determined by:
i. submission of a cost estimate of the proposed
work prepared by a qualified professional.
The City will require 110% of the proposed
value of work as security to ensure sufficient
funds to cover the cost of any work that may
be undertaken by the City to correct deficient
landscaping conditions, an unsafe condition
and damage to the natural environment that
could reasonably be expected to result from the
contravention of the permit; or
ii. the City.
2.9.1 At the discretion of, and if acceptable to, the City,
a Letter of Undertaking signed and sealed by a QEP
may be accepted in lieu of security where:
a. the nature of required works, such as landscaping,
is minor and the risk of damage to the natural
environment is low; and
b. the QEP will undertake the works and provide to the
City a post-construction certification and inspection
report as outlined below.
2.9.2 As a condition for the return of permit security,
upon completion of the works authorized by a
development permit -- and for certainty upon expiry
of any timeline for completion of works established as
a term or condition of a development permit -- the
holder of the permit must submit to the City and the
Ministry of Environment post-construction certification
from a QEP that:
a. certifies that the development has been carried
out in accordance with the assessment report and
that terms and conditions set out in the assessment
report and the development permit have been
properly implemented; or
b. identifies and documents all instances of non-
compliance with the assessment report and the
development permit, and any measures necessary to
correct deficiencies, including any works that should
be undertaken by the City.
2.9.4 Where the QEP or the City has identified that
permit conditions were not met and/or that corrective
action is required, the City shall use the permit security
to complete any works required.
2.9.5 The requirement for post-construction certification
and inspection may be waived by a condition in a
development permit.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
3.1 PURPOSE
The Wildfire Hazard Development Permit Area (DPA)
establishes objectives for the protection of development
from hazardous conditions pursuant to the Local
Government Act.
3.2 OBJECTIVES
Parts of rural Pitt Meadows contain land that is forested,
steep and has no access to municipal water supply.
Other parts of the City are adjacent to forested areas.
These lands have been identified as being at risk for
wildfire and potential interface wildfire, and, therefore,
are designated as being within the Wildfire Hazard DPA.
The Wildfire Hazard DPA is established to minimize the
risk of wildfire to people, property and structures.
3.3 DESIGNATED AREA
Pursuant to section 488 (1) (b) of the Local Government
Act, all parcels shaded the applicable colour as
indicated on the Map Schedule 10A and 10B's legends
are collectively designated as the wildfire hazard
development permit area (the "Wildfire Hazard DPA").
3.4 EXEMPTIONS
A development permit is not required for:
a. internal renovations of, or minor additions (less than
46 m²) to, existing buildings;
b. the removal of trees or vegetation if no other
Development Permit Areas apply;
c. planting of fire-resistive vegetation native to the
surrounding ecosystem;
d. any development consisting entirely of non-flammable
materials such as metal, stone or concrete;
e. subdivisions that are lot-line adjustments, subdivisions
for park purposes or for lot consolidation;
f. agricultural buildings or structures;
g. instances when a restrictive covenant relating to
fire hazard requirements and mitigation measures is
already registered on title, to the satisfaction of the
City; and
h. instances where building permit plans submitted
show compliance with the following guidelines.
3.5 APPLICATION REQUIREMENTS
a. A development permit is required prior to
construction of any building or structure for which a
building permit is required under the City's Building
Bylaw, and prior to any subdivision other than
exempted above.
b. The City may require one or more report(s) prepared
by a professional who is qualified to assess and
verify fire hazard. The report(s) shall provide
PERMIT AREA 3:
WILDFIRE HAZARD
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DEVELOPMENT PERMIT AREAS
PHOTO CREDIT ADAM BRECKELS
recommendations for minimizing interface fire hazard
risk to the development as well as, where possible,
recommendations to preserve sensitive ecosystems
that may be situated near development.
c. Every application for a development permit shall be
accompanied by plans indicating the following:
»
locations of all existing and proposed buildings
and structures;
»
siting of parking areas and driveways;
»
extent and nature of existing and proposed
landscaping and vegetation, including details of
trees and ground cover; and
»
the exterior materials of existing and proposed
buildings (siding and roofs).
3.6 DEVELOPMENT PERMIT CONDITIONS
The City may require registration of a restrictive
covenant for areas designated as hazardous and to
implement FireSmart building guidelines.
3.7 GUIDELINES
In order to achieve the objectives of this Development
Permit Area, the following guidelines shall apply to the
issuance of development permits, although not all of the
guidelines will apply to all developments.
3.7.1 General
Development should be planned and designed in
accordance with FireSmart principles.
3.7.2 Site Guidelines
a. New buildings or structures should be located as far
away from any wildfire risk areas where possible.
b. Buildings should be sited and road accesses designed
to accommodate firefighting vehicles and equipment.
c. Properties should be clearly marked with the address.
d. Large properties should have a driveway with
a turnaround.
e. Where the City requires fire hydrants within a
development, these must be fully functional prior to
construction above the foundation level.
3.7.3 Building Construction
a. Steep roofs and closed or screened gutters are
preferred in order to prevent the collection of
leaves or needles, and to reduce the risk of ember
shower accumulation.
b. Roof materials shall have a Class A or B fire-
resistance rating as defined in the current British
Columbia Building Code, as amended; examples of
typical Class A or B roofing products include: asphalt
shingles, metal, concrete tile, clay tile, synthetic,
slate and hybrid composite materials.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
c. Exterior cladding on elevations adjacent to the
wildfire interface should be constructed of ignition-
resistant or non-combustible materials such as:
stucco, metal siding, brick, concrete and fibre
cement, rock and logs or heavy timber.
d. Tempered, thermal (double-paned) windows should
be used for all single-family dwelling construction,
including additions and buildings larger than 100 m².
e. Overhanging projections attached to buildings
and their support (i.e., decks, balconies, porches,
structural columns and beams) should be constructed
of heavy timber construction, ignition-resistant or
non-combustible materials, similar to those allowed
in the "Exterior Cladding" section above.
f. The underside of all exposed floors (i.e., underside
of balconies, decks and porches) should be sheathed
or skirted with fire-resistant materials, similar to those
allowed in the "Exterior Cladding" section above.
g. The underside of all cantilevered floors (i.e., bay
windows, hutches and window seats) should be
protected with fire-resistant materials and have the
floor system fire-blocked at the exterior wall plane.
h. Areas under overhanging projections should be kept
clear of debris.
i. Exterior doors and garage doors should be fire-rated
with a good seal.
j. All eaves and ventilation openings in exterior walls,
roofs and soffits should be covered with 3 mm wire
mesh or be designed to prevent flame or ember
penetration into the structure.
k. Eaves and soffits should be constructed of ignition-
resistant or non-combustible materials and
properly fitted.
l. Chimneys should have spark arrestors.
m. For developments that have insufficient water service,
as determined by the Fire Chief and Chief Building
Inspector, exterior fire sprinklers may be required.
3.7.4 Landscaping Guidelines
a. Landscaping on the property within 10 m of a
building should consist of low-density, fire-resistant
plants. Plants to avoid include coniferous evergreen
trees and shrubs, juniper, pine, cedar, fir, spruce
and tall grass. Instead, deciduous and broadleaved
evergreen trees and shrubs (such as maple, Oregon
grape, cherry, rhododendrons, etc.), as well as
perennials, annuals and trimmed grass, are preferred.
b. No firewood or similar piles of wood should be
located within 10 m of a building used for habitation.
c. Combustible mulches, such as bark mulch or pine
needles, are discouraged.
d. No additional or new coniferous evergreen trees
should be planted, and it is not advisable to retain
previously existing mature coniferous evergreen
trees, within 10 m of a building used for habitation.
e. Any coniferous evergreen trees that are to be retained
on the property that lie within 10 m of the building
must: have limbs pruned such that they are at least 2
m above the ground; be spaced so that they have 3 m
between crowns; and no limbs should be within 3 m
of the building or attachments such as balconies.
f. Any wooden fence should be separated from a
house with a metal gate.
g. Removal of all debris (wood and vegetation) after
land clearing for development should be completed
prior to the approval of any new subdivision plan.
3.8 SECURITY
a. The City shall require the applicant to provide security
in the form of cash or an unconditional, irrevocable
and automatically renewing letter of credit to ensure
that the conditions of the development permit are
met and to correct any damage to the environment
that may result as a consequence of a contravention
of a permit condition.
b. The amount of security shall be determined by:
i. submission of a cost estimate of the proposed
landscaping work prepared by a qualified
professional. The City will require 110% of the
proposed value of work as security to ensure
sufficient funds to cover the cost of any work
that may be undertaken by the City to correct
deficient landscaping conditions, an unsafe
condition and damage to the natural environment
that could reasonably be expected to result from
the contravention of the permit; or
ii. the City.
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4.1 PURPOSE
The Slope Hazard Development Permit Area (DPA)
establishes objectives for the protection of development
from hazardous conditions pursuant to the Local
Government Act.
4.2 OBJECTIVES
Steep slopes are susceptible to erosion, landslide, water
run-off and unstable soils. These areas require greater
consideration and care when changes are made to
the land to ensure that development does not create
hazardous conditions. The Slope Hazard Development
Permit Area is designated to minimize risk to people
and property from slope hazards.
4.3 DESIGNATED AREA
Pursuant to section 488 (1) b) of the Local Government
Act, all parcels shaded the applicable colour as
indicated on the Map Schedule 10A and 10B's legend
are collectively designated as the slope hazard
development permit area (the "Slope Hazard DPA").
4.4 EXEMPTIONS
A development permit is not required for:
a. routine maintenance of existing landscaping and
lawn areas;
b. a situation where the proponent provides satisfactory
information to the City that clearly demonstrates that
the proposed activity will not be in conflict with the
Development Permit Guidelines. The determination
may need to be made by a qualified professional
concluding that the portion of land being developed
is not naturally hazardous and will not create a
hazardous condition; or
c. lot consolidation.
4.5 APPLICATION REQUIREMENTS
a. A development permit is required prior to any
alteration of land, disturbance of vegetation,
movement of soils or other disturbance of land,
water or subdivision of land within the DPA.
b. Applicants may be required to submit a report
prepared by a qualified professional that includes,
but is not limited to, the following information:
i. plan of site features, including tree cover, rock
outcroppings, watercourses and assessment of
soil types, depths and conditions;
ii. plans showing the location of all existing and
proposed buildings and structures, building
envelopes, utility services, driveways and other
impervious surfaces;
iii. a slope analysis, geotechnical assessment and
slope-stability plan providing assessment of the
potential for landslide, landslip or erosion, and
detailing how the proposed development is to
be designed and constructed to prevent any
destabilization or erosion of the slope. This will
include plans showing lands with 0-10%, 10-
20%, 20-30% and 30% and over grades at a 1 m
contour interval;
iv. location and amount of anticipated removal or fill;
v. a site-grading plan, including sections through
each lot, that clearly shows building envelopes,
including the top of cut and toe of slope, and the
slopes of adjacent uphill and downhill lots;
vi. recommendations on appropriate building
envelopes or setbacks in relation to potential
slope hazard, with specific recommendations and
criteria for design, construction and maintenance;
PERMIT AREA 4:
SLOPE HAZARD
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
vii. detailed measures to safeguard neighbouring
properties and structures arising from the
proposed construction or site preparation; and
viii. identification of the anticipated effects of septic
and drainage systems on slope stability.
4.6 DEVELOPMENT PERMIT CONDITIONS
a. A restrictive covenant acknowledging that the land
may be subject to mud flows, erosion, landslip and
subsidence may be required. It may also identify a
"no disturbance/no build" area.
4.7 GUIDELINES
In order to achieve the objectives of this Development
Permit Area, the following guidelines shall apply to the
issuance of Development Permits, although not all of
the guidelines will apply to all developments.
4.7.1 Site Guidelines
a. Land with slopes greater than 30% is generally not
suitable for residential development and should
be avoided.
b. Development should minimize any alterations to steep
slopes, and the project should be designed to fit the
site rather than altering the site to fit the project.
c. Clustering of development may be considered
without altering the permitted density provided the
number of units does not increase and provided that
each lot is suitable for its intended use.
d. Potential slope hazard areas should remain free of
development or, if that is not possible, then:
i. mitigation should be undertaken to reduce risk
to an acceptable level (risk for both the subject
property and any adjacent or nearby lands should
be addressed);
ii. conditions (e.g., conditions relating to the
permitted uses, density or scale of building)
should be imposed as necessary to reduce
potential hazard to acceptable levels, both as
determined by a qualified professional in an
assessment report; and
iii. building sites should fit with natural site contours
and slope conditions such that structural retaining
walls or extensive cut and fill are not required,
and so that no blasting or significant soil/rock
removal or fill are required to build on the site.
e. Terracing of land is not supported and landscaping
should follow the natural contours of the land.
f. Every residential lot created by subdivision should
have a safe building envelope located on stable
slopes at less than 20% grade.
g. A minimum 10 m buffer area from the top or base
of any steep slope should be maintained free of
development except as otherwise recommended by
a qualified professional; on very steep slopes, this
buffer area should be increased.
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DEVELOPMENT PERMIT AREAS
h. Designs should avoid the need for retaining walls,
particularly to minimize cutting of the uphill slope.
Large single-plane retaining walls should be avoided.
Where necessary, retaining walls should reflect the
natural characteristics of the site and smaller sections
of retaining wall are preferred. In general, retaining
walls should not exceed heights of 3 m on roads or
1.2 m on private properties.
4.7.2 Building Construction
a. Buildings should be stepped down to reflect natural
contours and reduce visual impacts from other areas.
b. Roof pitches should be aligned to reflect natural
slope conditions.
c. Smaller, stepped decks are preferred over long,
continuous or cantilevered decks.
d. Building materials should reflect the natural setting
and avoid shiny or reflective surfaces.
4.7.3 Landscaping
a. Disturbed slopes should be reinforced and
revegetated in accordance with the recommendations
of a landscape architect or registered professional
forester, and a permit issued by the City.
b. Native species, including trees, shrubs and other
plants, should be used for any new planting.
c. Water should be diverted away from slopes, yards
and structures in a controlled manner and ponding
should be avoided near slopes.
d. Flow should be contained by capturing roof and
pavement drainage.
e. The extent of impervious surfaces should be limited,
and absorbent or permeable surfaces should be
used instead to encourage infiltration and reduce
run-off and erosion.
4.8 SECURITY
a. The City shall require the applicant to provide security
in the form of cash or an unconditional, irrevocable
and automatically renewing letter of credit to ensure
that the conditions of the development permit are
met and to correct any damage to the environment
that may result as a consequence of a contravention
of a permit condition.
b. The amount of security shall be determined by:
i. submission of a cost estimate of the proposed
landscaping work prepared by a qualified
professional. The City will require 110% of the
proposed value of work as security to ensure
sufficient funds to cover the cost of any work
that may be undertaken by the City to correct
deficient landscaping conditions, an unsafe
condition and damage to the natural environment
that could reasonably be expected to result from
the contravention of the permit; or
ii. the City.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
PERMIT AREA 5:
FARMLAND PROTECTION
5.1 PURPOSE
The Farmland Protection Development Permit Area
(DPA) establishes objectives for the protection of
farming pursuant to the Local Government Act.
5.2 OBJECTIVES
Agricultural land by area is the most prominent land
use within Pitt Meadows and farming is an integral and
highly-valued component of the City's economy, heritage
and cultural wellbeing. Uncontrolled non-agricultural
development next to properties within the Agricultural
Land Reserve (ALR) can increase the likelihood of land-
use conflicts and nuisance complaints towards farm
operations. The Farmland Protection Development
Permit Area is designated to minimize these conflicts and
support the vitality of local agriculture.
5.3 DESIGNATED AREA
Pursuant to section 488 (1) (c) of the Local Government
Act, all land shaded the applicable colour as indicated
on the Map Schedule 10A and 10B's legend (generally
adjacent to or within 30 m of the ALR are collectively
designated as the protection of farming development
permit area (the "Protection of Farming DPA").
5.4 EXEMPTIONS
a. All development in this Development Permit Area
is exempted from the requirement to obtain a
Development Permit, except:
i. subdivision of land; and
ii. construction of new buildings and structures
within the DPA or additions to existing buildings
and structures located partially or wholly within
30 m of the ALR boundary.
b. For clarity, the following activities are also exempt
from obtaining a Development Permit:
i. replacement or addition to a building where
changes do not adversely impact (to the
satisfaction of the director responsible for
planning and development) agricultural uses or
normal farm practices (existing or future) of ALR
areas. Adverse impacts can include, but are not
limited to, the following:
+
drainage - when development creates
flooding, erosion or siltation damage and
reduced groundwater levels that prohibit
agricultural irrigation;
+
irrigation - when development contaminates
water supplies used for agricultural irrigation;
+
transportation and traffic - when development
restricts access to farmland or prevents vehicle
movement on local roads;
+
land uses - when development adds sensitive
uses adjacent to agricultural land without
proper attention to screening or buffering.
ii. construction, additions or alterations not
exceeding 30 m² where no variances of the
Zoning Bylaw are required;
iii. landscaping and normal yard maintenance that do
not affect a landscape buffer planted in accordance
with these development permit guidelines;
iv. subdivision for lot-line consolidation only;
v. if a restrictive covenant relating to landscape
buffering requirements and notice of normal farm
practices nearby is already registered on title, to
the satisfaction of the City; and/or
vi. where information is provided, to the satisfaction
of the director responsible for planning and
development, that illustrates that the proposed
development will not adversely impact farming or
farming buffers used to protect farming.
PHOTO CREDIT DOUGLAS MILLER
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DEVELOPMENT PERMIT AREAS
5.5 APPLICATION REQUIREMENTS
a. A development permit is required prior to
subdivision, construction of or additions to
buildings within the DPA. In order to achieve the
objectives of this Development Permit Area, the
following guidelines shall apply to the issuance
of development permits, although not all of the
guidelines will apply to all developments.
b. The City may require an Agricultural Impact
Assessment or a report prepared by a professional
agrologist quantifying the impacts of any proposed
development that may affect agricultural activity
and to recommend mitigation strategies to ensure
impacts on ALR lands are minimized during and
after development.
5.6 DEVELOPMENT PERMIT CONDITIONS
a. A restrictive covenant may be required specifying
that the lot is located near a farming area and that
normal farm practices produce noise, dust, light
and odour as identified and in accordance with the
provincial Right to Farm Act. The covenant may
also include vegetation buffering requirements
and prohibit the removal of vegetation and the
construction of, or addition to, any buildings or
structures within the buffer area other than fencing in
accordance with local government standards or the
BC Ministry of Agriculture Guide to Edge Planning.
5.7 GUIDELINES
5.7.1 Site Guidelines
a. Subdivision design must minimize potential negative
impacts that may occur between farm and non-
farmland users, including being designed to allow for
clustering of lots, buildings and structures away from
agricultural land.
b. Subdivision design and construction must
minimize erosion.
c. New single-family residential lots larger than 0.10
hectares must not be located along the boundary of
the ALR.
d. Parks and nature reserves adjacent to the ALR should
be designed to locate active recreation facilities,
such as playing fields, as far as possible from the
boundary of the ALR.
e. Passive recreation and parking facilities with
permeable surfaces could be located near the
boundary of the ALR provided there is a vegetated
buffer that will inhibit trespass along the boundary.
f. Groundwater quality and levels should be maintained
through an integrated stormwater management
plan prepared by a professional engineer or
qualified professional. This plan should outline any
expected changes to the drainage regime that will
result from the proposed development and identify
any conditions that should be incorporated into
the development permit to protect property from
flooding, erosion or other undesirable impacts
because of changes to stormwater run-off.
g. Road layout should not encourage the possibility of
future subdivision of agricultural lands. Road endings
or stubs that point directly into the ALR are not
permitted except where required for access by farm
vehicles. Half roads and half cul-de-sacs along the
boundary of the ALR shall not be permitted.
h. Roads and pedestrian-access routes that end at
the boundary of the ALR are strongly discouraged
except where necessary to provide access for
farm equipment.
i. The road pattern should be designed in such a way
to direct urban traffic away from routes used by
farmers to move equipment.
j. The extension of utilities such as water and sewer
lines into the ALR is not supported.
k. Public and strata open spaces should be located
next to the boundary of the ALR, with the required
landscape buffer forming part of the open space.
Open spaces should be designed for water-retention
capacity and stormwater attenuation.
5.7.2 Building Construction
a. Non-farm development within 30 m of any property
line of a parcel of land designated within the ALR
is discouraged.
b. Non-farm buildings or structures, except for fencing,
should not be permitted within 30 m of any property
line of a parcel of land within the ALR.
c. No residential building should be located within 30
m of the boundary of the ALR.
d. No commercial or industrial building should be
located within 15 m of the boundary of the ALR.
5.7.3 Landscaping
a. Landscaping within 15 m of a parcel of land within
the ALR should be native, non-invasive, drought-
tolerant and of suitable height and type to screen
non-farm uses.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
b. Landscaping should be designed by a registered
landscape architect or registered professional
agrologist to reduce potential land-use conflicts
that may arise and should include a maintenance
plan to promote long-term protection of farmlands
from nuisance complaints. The City may require
professional inspection(s) and confirmation that
the works have been completed according to the
landscaping plans.
c. For parcels located immediately adjacent to the ALR, a
vegetated buffer should be provided and maintained
parallel to and along the urban side of the ALR
boundary in accordance with the following criteria:
i. All vegetated buffers intended to screen
residential development from ALR lands should
be continuous and be a minimum 15 m in width
as measured as a perpendicular distance from the
ALR boundary.
ii. All vegetated buffers intended to screen
commercial or industrial uses from ALR lands
should be continuous and be a minimum 8 m in
width as measured as a perpendicular distance
from the ALR boundary.
iii. All vegetated buffers should be designed,
established and maintained in accordance with the
BC Ministry of Agriculture Guide to Edge Planning.
iv. Irrigation should be provided during the first two
years after planting and permanent irrigation should
be installed where the landscape architect indicates
it is necessary to ensure long-term plant survival.
v. Vegetated buffers should be installed prior to
final subdivision registration or the issuance of
any building permit.
vi. Paths and/or passive recreational uses should
typically not be part of the vegetated buffer. Paths
and/or passive recreational uses that are necessary
to complete a trail network or that form part of
a parks or trail plan may be included as part of a
vegetated buffer; however, they should not take
up more than one third of the width of the buffer
and must be located away from the ALR boundary.
The remaining two thirds of the buffer must be
designed with special attention to inhibiting
trespass onto ALR land and a registered landscape
architect should certify that the overall effectiveness
of the buffer will be the same as if the entire width
were vegetated, and that it will meet the objectives
of the development permit area.
vii. Provide landscaping with trees, including
coniferous trees, as a major landscaping
component, as well as dense vegetation, within
the required landscaped buffer. Wherever
possible, double rows of trees should be
planted. Any existing mature trees within the
buffer area should be preserved. A majority of
the plant material selected should include low-
maintenance, native vegetation and should be
able to survive with little or no fertilizers.
viii. For added effectiveness of the buffer, consider
provision of a low landscaped berm as part of
the buffer.
ix. Where possible, existing landscaping or native
vegetation that meets the intent of these
guidelines should be retained.
x. Fencing that is designed to minimize conflicts
between the adjacent non-farm uses and uses
occurring on ALR lands should be installed on
the property line of the non-farm parcel. The City
may require that the applicant provide a report
prepared by a registered professional agrologist
that contains recommendations for appropriate
fencing materials, location and height.
5.8 SECURITY
a. The City shall require the applicant to provide security
in the form of cash or an unconditional, irrevocable
and automatically renewing letter of credit to ensure
that the conditions of the development permit are
met and to correct any damage to the environment
that may result as a consequence of a contravention
of a permit condition.
b. The amount of security shall be determined by:
i. submission of a cost estimate of the proposed
landscaping work prepared by a qualified
professional. The City will require 110% of the
proposed value of work as security to ensure
sufficient funds to cover the cost of any work
that may be undertaken by the City to correct
deficient landscaping conditions, an unsafe
condition and damage to the natural environment
that could reasonably be expected to result from
the contravention of the permit; or
ii. the City.
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DEVELOPMENT PERMIT AREAS
PERMIT AREA 6:
BUSINESS PARK
6.1 PURPOSE
The Business Park Development Permit Area (DPA)
establishes objectives and the provision of guidelines
for the form and character of Industrial Development
pursuant to the Local Government Act.
6.2 OBJECTIVES
The objectives of this Development Permit Area (DPA) are:
a. to encourage high-standard industrial development
that is cohesive and integrated into the surrounding
environment; and,
b. to create sustainable and environmentally-friendly
development by applying green-building technology
and sustainable building practices.
6.3 DESIGNATED AREA
Pursuant to section 488 (1) (f) of the Local Government
Act, all parcels shaded the applicable colour as
indicated on the Map Schedule 10A and 10B's legend
are collectively designated as the business park
development permit area (the "Business Park DPA").
6.4 EXEMPTIONS
A development permit will not be required for:
a. construction undertaken within the exterior walls of a
principal building;
b. minor renovations to the exterior of a building that
do not significantly impact the overall appearance
of the exterior elevations. This would include
repainting or refinishing of a building, roof repair,
restoration or replacement of windows and doors at
the same locations, and replacement or addition of
awnings. Minor renovations shall not exceed a value
of $100,000 (major renovations to the exterior of a
building involve the restoration or reconfiguration of
a building's whole facade and development permit
guidelines fully apply to them);
c. construction or addition of a building or a structure
with a floor area less than 45 m2 that is not visible
from any road, residential area or public recreation
area or path;
d. construction of a temporary sales centre less than
250 m2 gross floor area incidental to a development
for which a development permit has been granted;
e. placement of signage on a temporary sales centre
incidental to development for which a development
permit has been granted;
f. replacement or alteration of existing signs and erection
of new ones provided that they are in full compliance
with the Sign Bylaw or an existing Development Permit;
6.5 APPLICATION REQUIREMENTS
All development applications must include a
comprehensive development design package and a
statement of intent that demonstrates how the proposed
development meets the requirements outlined in the
Development Permit Guidelines. The design package
should include, in addition to the standard Development
Application drawings required by the City, a landscape
plan and a concept plan for signage.
6.6 GUIDELINES
Development Permits issued for this area shall be in
accordance with:
South Harris Business Park Design Guidelines, dated
May 2017 and provided hereto as Schedule 2 of the
OCP; and
Map 11 Golden Ears Business Park Phase 3 and 4
Supplemental Area Plan, January 2022; and
The guidelines that follow:
6.6.1 Form and Character
a. All buildings, structures and expansions or additions
should be architecturally co-ordinated and should
be planned in a comprehensive manner, giving
consideration to the relationship between buildings
and open areas, efficiency of the circulation system,
visual impact and design compatibility with the
surrounding development.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
b. Front facades are encouraged to be designed to be
visually attractive by:
»
modulating the facade - stepping back or
extending forward a portion of the facade;
»
changing materials, colours, patterns and textures
within the building plane;
»
changing the rooflines to reinforce the facade
modulation; and
»
designing buildings with visually distinct bases,
middle and upper storeys.
c. The front facade theme should be extended around
the building walls that are visible from all streets,
public park spaces and residential areas.
d. Main entrances to the buildings should be easily
identified from streets or entry driveways.
e. Offices' reception and other public areas should be
located at the front of buildings, prominent and/or
secondary frontages and open spaces/parks.
f. Shared service areas among buildings are
encouraged (e.g., shipping and receiving, parking
and outdoor lunch areas).
g. Rooftop equipment (satellite dishes, air conditioning
units, etc.) should be screened from public view or
integrated within the building architecture.
h. If a request is granted by Council for the building
height to exceed 12 m (39 feet), the portion of the
roof area exceeding 12 m shall incorporate green-
roof technology or energy-saving technology.
i. High-quality signs that complement the building
and are incorporated into the landscape design
are encouraged.
6.6.2 Parking and Access
a. Where possible, parking should be provided at the
rear of the buildings.
b. Loading areas should be located at the side or rear
of the buildings and should be screened from view.
Where a loading area is facing the side yard, the
overhead doors should be integrated into the overall
design of the building,
c. Loading areas should not be located adjacent to
residential and park areas.
d. Parking areas and vehicle circulation should be
designed to avoid conflicts between trucks, heavy
vehicles and passenger vehicles.
e. Pedestrian and cycling routes within industrial
development should be connected with routes in the
surrounding areas.
f. Pedestrian connections should be provided that
connect the north and south residential areas
adjacent to industrial lands, as shown in the concept
land use plan provided hereto in OCP Schedule 2.
g. Pedestrian connections should be located in a buffer
area that separates and screens industrial uses from
adjacent uses. Buffers may range in size depending
on the adjacent use.
h. In no case shall the buffer be less than 15 m where the
buffer is immediately adjacent to a residential property.
6.6.3 Landscaping and Screening
a. Landscaped islands should be used in parking areas
to break up large paved surfaces.
b. Trees and shrubs should be planted throughout
the parking area to intercept precipitation, reduce
surface heating and enhance esthetics of the area.
c. Trees should be planted within parking areas at the
following frequency:
»
one tree per six parking stalls to be located in a
minimum of 10 cubic metres of growing medium
to all maturity;
»
two adjoining rows of parking stalls (front to front)
should be planted with a minimum of one tree
per bank of 12 parking stalls spaced no more
than 18 m between trees; and
»
the end of each single row of parking stalls
should be planted with a tree and a landscaped
island between the end of the parking stall and
the adjacent drive aisle.
d. Parking spaces should be designed in a way that a
portion of the vehicle hangs over into a landscaped
strip where possible.
e. Landscaping should be used to identify entrances to
the site and building.
f. Outside storage and staging areas should be
screened with landscaping or screening finished in a
manner consistent with the principal building.
g. Ancillary or secondary buildings should be screened
on a site from public streets with dense plantings.
h. Where paved areas such as parking lots are located
adjacent to pedestrian streets, provide significant
landscaping and architectural features to shelter
pedestrians from noise and visual intrusion from
vehicle movements and parking.
i. Avoid wherever possible blank walls along streets
with pedestrian sidewalks. In cases where this is
unavoidable, increase the setbacks and ensure
landscaping and architectural treatment in the
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DEVELOPMENT PERMIT AREAS
setback and on the building face minimize the
impact of blank walls.
j. Areas of high visibility, including driveway and
sidewalk entrances and major intersections, are
encouraged to have visual elements such as flags,
public art and water features.
k. Public gathering places are encouraged at major
intersections to help frame the public right-of-way,
anchor the corner, enhance the streetscape and
emphasize the public street.
6.6.4 Green Technology Principles
a. Buildings should be oriented to maximize opportunities
for passive solar heating and natural lighting.
b. Dual-flush toilets, electronic sensors on all lavatory
faucets and low-flow shower heads should be
considered in order to reduce the use of potable water.
c. Water conservation and energy efficient design
should be incorporated into building and site design.
d. The use of permeable materials for parking areas,
roads and sidewalks is recommended.
e. Opportunities to re-circulate water, including
collected stormwater and high-quality wastewater,
should be investigated and incorporated into a
development project where possible.
f. Parking and other paved areas should be designed
to minimize the negative impacts on surface run-off
volume and quality by installing oil/water separators
for high-traffic areas and directing run-off to bio-
swales and bio-filtration strips.
g. A sustainability checklist shall be submitted with
applications that demonstrates sustainability measures
being incorporated to reduce environmental impacts;
these should include measures such as green-roof
technology, energy and water conversation, and
greenhouse gas emission reductions.
6.6.5 LEED Certification
New developments are encouraged to apply for LEED
(Leadership in Energy and Environmental Design
green building rating system) certification to assess the
environmental sustainability building design.
6.6.6 Environmental Controls
a. Industrial developments should be planned so that
the uses and activities do not create nuisances such
as the emission of odours, dust, fumes, noise or
light pollution.
b. Garbage and waste materials should be stored in
waterproof and animal-resistant containers that are
visibly screened from the public and employees.
6.6.7 Crime Prevention through Environmental Design
(CPTED)
CPTED principles should be applied to the building
design, lighting, landscaping and other elements.
6.6.8 Standalone Commercial Uses
Development Permit Area No. 11 Lougheed Highway
Commercial guidelines shall apply to standalone
commercial uses in an industrial park.
6.6.9 Site Safety Design
a. A safety audit checklist shall be submitted with
applications that demonstrates safety elements
incorporated into the design of the trail networks
and the industrial business park.
b. The following factors should be considered when
designing the exterior environments in an industrial
business park:
»
visibility by others (design for seeing and
being seen);
»
no entrapment spots (avoid small areas shielded
on three sides); and
»
lighting (others' faces should be visible and
blinding glare avoided).
c. Site access and internal circulation should be designed
to emphasize public safety at the intersections of
public and private domains, internal security and
efficient flows. Safe movement of pedestrians should
be a priority above other modes of transportation.
6.7 SECURITY
a. The City shall require the applicant to provide security
in the form of cash or an unconditional, irrevocable
and automatically renewing letter of credit to ensure
that the conditions of the development permit are
met and to correct any damage to the environment
that may result as a consequence of a contravention
of a permit condition.
b. The amount of security shall be determined by:
i. submission of a cost estimate of the proposed
landscaping work prepared by a qualified
professional. The City will require 110% of the
proposed value of work as security to ensure
sufficient funds to cover the cost of any work
that may be undertaken by the City to correct
deficient landscaping conditions, an unsafe
condition and damage to the natural environment
that could reasonably be expected to result from
the contravention of the permit; or
ii. the City.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
PERMIT AREA 7:
INDUSTRIAL
7.1 PURPOSE
The Industrial Development Permit Area (DPA)
establishes objectives and the provision of guidelines
for the form and character of industrial development
pursuant to the Local Government Act.
7.2 OBJECTIVES
Industrial lands in Pitt Meadows are longstanding and
important for supporting the economy of the City and
the region. The Industrial DPA is designated to facilitate
the orderly development of industrial lands that meets
the needs of industry and is cohesive and integrated into
the surrounding area. These guidelines aim to control the
interface between industrial and other uses by minimizing
the visual impact of industrial development.
7.3 DESIGNATED AREA
Pursuant to section 488 (1) (a) of the Local Government
Act, all parcels shaded the applicable colour as
indicated on the Map Schedule 10A and 10B's
legend are collectively designated as the industrial
development permit area (the "Industrial DPA").
7.4 EXEMPTIONS
A Development Permit Area is not required for:
a. construction of or addition to a building or a
structure with a floor area less than 600 m2 that is
not visible from Lougheed Highway, a residential
area or public recreation area or path;
b. construction of a temporary sales centre less than
250 m2 gross floor area incidental to a development
for which a development permit has been granted;
c. placement of signage on a temporary sales centre
incidental to development for which a development
permit has been granted;
d. replacement or alteration of existing signs and
erection of new ones provided that they are in
full compliance with the sign bylaw or an existing
development permit;
e. construction, building improvements or site
improvements associated with approved temporary
use permits;
f. a proposed development that is limited to subdivision;
g. site improvements such as addition of landscaping,
walkways, bikeways and permeable paving.
7.5 APPLICATION REQUIREMENTS
A development permit is required prior to construction
of or additions to buildings within the DPA. In order to
achieve the objectives of this Development Permit Area,
the following guidelines shall apply to the issuance of
development permits, although not all of the guidelines
will apply to all developments.
All development applications must include a
comprehensive development design package and a
statement of intent that demonstrates how the proposed
development meets the requirements outlined in the
Development Permit Guidelines. The design package
should include, in addition to the standard development
application drawings required by the City, a landscape
plan and a concept plan for signage.
7.6 GUIDELINES
7.6.1 Building Form and Character
a. All buildings, structures and expansions or additions
should be architecturally co-ordinated and should
be planned in a comprehensive manner, giving
consideration to the relationship between buildings
and open areas; efficiency of the circulation system;
visual impact; and design compatibility with the
surrounding developments.
b. The facades of all building walls that face Lougheed
Highway or public streets, residential areas,
pedestrian pathways, parks or open spaces must
provide visual interest. Use architectural elements
(e.g., windows, vertical and/or horizontal design
elements, secondary roof elements) and/or material
or colour change.
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DEVELOPMENT PERMIT AREAS
c. Main entrances to the buildings should be easily
identified from entry driveways.
d. Service doors should not be located on a building
facade that faces Lougheed Highway or a
residential area.
e. Industrial buildings should provide indoor and
outdoor amenities for employees, such as
lunchrooms and outdoor sitting areas.
f. Fences abutting residential sites should be built with
materials in keeping with the fences generally used
in residential areas.
g. Ancillary or secondary buildings and roof mechanical
equipment should be screened from public view with
dense planting or integrated within the architecture.
7.6.2 Parking and Access
a. Parking and loading spaces facing Lougheed
Highway are discouraged.
b. Vehicle circulation should be designed to avoid
conflicts between heavy vehicles, trucks and
passenger vehicles.
c. Development with more than one building on a site
should provide sidewalks and pathways connecting
buildings on the site.
d. Wherever practical, off-street parking areas should
be located to the rear and side of buildings, and
should be screened from non-parking uses.
7.6.3 Landscaping
a. Front or rear yards adjacent to Lougheed Highway
should be screened by substantial landscaping. Solid
fences in place of landscaping are discouraged.
b. Trees and shrubs should be planted throughout
the parking area to intercept precipitation, reduce
surface heating and enhance esthetics. The use of
native, drought-tolerant plants is preferred.
c. Service areas, unenclosed storage areas and
garbage containers should be screened from views
by intensive landscaping and should not be located
beside or across from residential sites or facing
Lougheed Highway.
d. Landscaping should be used to identify entrances to
the site and buildings.
e. The outdoor storage of equipment or materials
should generally be placed at the rear of the site
to reduce visibility from surrounding roads and any
residential areas.
f. A continuous, landscaped buffer should be provided
between industrial development and residential sites.
7.6.4 Green Technology Principles
a. Buildings should be oriented to maximize opportunities
for passive solar heating and natural lighting.
b. The use of permeable materials for parking areas,
roads and sidewalks is encouraged.
c. Opportunities to re-circulate water, including
collected stormwater and high-quality wastewater,
should be investigated and incorporated into a
development project where possible.
d. Parking and other paved areas should be designed
to minimize the negative impacts on surface run-off
volume and quality by installing oil/water separators
for high-traffic areas and directing run-off to bio-
swales and bio-filtration strips.
e. Lighting should be kept to the minimum necessary for
safety and visibility, and designed to avoid light spill on
adjacent residential properties and Lougheed Highway.
7.6.5 Crime Prevention through Environmental Design
(CPTED)
The application of CPTED principles for the building
design, lighting, landscaping and other elements
is encouraged.
7.7 SECURITY
a. The City shall require the applicant to provide security
in the form of cash or an unconditional, irrevocable
and automatically renewing letter of credit to ensure
that the conditions of the development permit are
met and to correct any damage to the environment
that may result as a consequence of a contravention
of a permit condition.
b. The amount of security shall be determined by:
i. submission of a cost estimate of the proposed
landscaping work prepared by a qualified
professional. The City will require 110% of the
proposed value of work as security to ensure
sufficient funds to cover the cost of any work
that may be undertaken by the City to correct
deficient landscaping conditions, an unsafe
condition and damage to the natural environment
that could reasonably be expected to result from
the contravention of the permit; or
ii. the City.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
PERMIT AREA 8:
TOWN CENTRE MIXED
RESIDENTIAL / COMMERCIAL
8.1 PURPOSE
The Town Centre Mixed Residential/Commercial
Development Permit Area (DPA) establishes objectives
and the provision of guidelines for the form and
character of mixed residential/commercial development
pursuant to the Local Government Act. The Town
Centre Mixed Residential / Commercial, Development
Permit Area Guidelines also apply to development
applications seeking seven or more units and located
within a Transit-Oriented Area as identified by the
Transit-Oriented Area Designation Bylaw.
8.2 OBJECTIVES
»
to reinforce the role of Harris Road south of
Lougheed Highway as the Town Centre of the
community through the creation of a distinctive,
pedestrian-friendly area that combines service,
commercial and residential uses with public
gathering and outdoor spaces;
»
to ensure consistency in form, massing and siting of
new development; and
»
to control the interface between residential and
commercial use by requiring consideration of the
potential impacts of mixing land uses, implementing
adequate buffering between land uses and
regulating the proportion of structures.
8.3 DESIGNATED AREA
Pursuant to section 488 (1) (f) of the Local Government
Act, all parcels shaded the applicable colour as
indicated on the Map Schedule 10A and 10B's legend
are collectively designated as the town centre mixed
commercial/residential development permit area (the
"Town Centre Mixed Commercial/Residential DPA").
8.3.1 Development Permits for Small Scale Multi-Unit
Housing
a. The guidelines of DPA 9, Ground-oriented
Residential, will apply to development applications
seeking six residential units or less and no
commercial component.
8.4 EXEMPTIONS
A development permit shall not be required for:
a. construction undertaken within the exterior walls of a
principal building or structure;
b. minor renovations to the exterior of a building that
do not significantly impact the overall appearance of
the exterior elevations. This would include repainting
or refinishing of a building, roof repair, restoration
or replacement of windows and doors at the same
locations, and replacement or addition of awnings;
»
Minor renovations shall not exceed a value of
$100,000 for all uses. (Major renovations to the
exterior of a building involve the restoration or
reconfiguration of a building's whole facade and
development permit guidelines fully apply to them.)
c. construction of a temporary sales centre less than
250 m² gross floor area incidental to a development
for which a development permit has been granted;
d. placement of signage on a temporary sales centre
incidental to development for which a development
permit has been granted;
e. exterior building envelope repairs;
f. construction, building improvements or site
improvements associated with approved temporary
use permits;
g. replacement or alteration of existing signs and
erection of new ones provided that they are in
full compliance with the Sign Bylaw or an existing
Development Permit;
h. a proposed development that is limited to subdivision;
i. site improvements such as addition of landscaping,
walkways, bikeways and permeable paving; or
j. construction or addition of not more than one
building or structure with a floor area less than 20 m²
that is not visible from any road, public recreation
area or path.
8.5 APPLICATION REQUIREMENTS
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DEVELOPMENT PERMIT AREAS
All development applications must include a
comprehensive design package and a letter of intent
that demonstrate how the proposed development
meets the requirements outlined in the Design
Guidelines. The design package should include, in
addition to the standard development application
drawings required by the City, a landscape plan and a
concept plan for signage design.
8.6 GUIDELINES
The guidelines respecting the manner by which the
objectives of the form and character designation shall
be addressed are as follows:
8.6.1 Building Form and Siting
a. All buildings, structures and expansions or additions
thereto shall be architecturally co-ordinated and
shall be planned in a comprehensive manner, giving
consideration to the relation between buildings,
open areas and other features; building height; site
coverage; yard setback; efficiency of circulation
systems; visual impact; and design compatibility
with the surrounding developments, including
heritage buildings.
b. New buildings adjacent to existing small-scale
buildings should be designed to ensure privacy and
livability for all properties.
c. The design and siting of buildings should take
into account noise sources from railway, highway
or adjacent areas; non-residential uses should be
located closer to sources of noise.
d. All buildings should be located near the front
property line. Only if the building features include
a continuous boardwalk, public seating area and/or
other public amenity along its frontage will a larger
building setback be accepted.
e. Buildings on corner sites shall front both street edges
and should be massed towards the intersection.
Building elevations visible from streets should
be finished as the front elevation. Ground-floor
residential units located at or near grade on streets
and public pathways should be raised a minimum
of 0.6 m to aid in the provision of privacy of the
dwelling units.
f. In order to ensure that a maximum number of units
has been provided with good sun exposure, all
proposals of two or more storeys are required to
provide an analysis of the effects of solar orientation.
g. All residential dwelling units should be provided with
outdoor space in the form of balconies, decks and/or
patios, which should not protrude beyond the frontal
plane of the commercial ground floor.
8.6.2 Exterior Design and Finish
a. Street-facing facades of buildings on Harris Road
should be designed for a pedestrian scale, with the first
storey architecturally differentiated from upper floors.
b. The main entrances of the buildings should be clearly
identified by canopies, gateways, landscaping,
lighting, special paving or entry walkways.
c. Building faces should provide visual interest by
means of articulation, using variable setbacks,
windows, vertical elements, changes in materials/
colours and creative design of balconies.
d. Exterior finishes of buildings should be of high
quality to ensure integrity of the building envelope
and to present an attractive appearance. Stucco
siding should be restricted to no more than 25% of
any given elevation.
e. Colours of buildings should reflect the common colour
palette of the surrounding area. A range of colours
within a traditional palette is acceptable. Contrast trim
should be used to outline windows, doors, parapet
and gable edges, and other building details.
f. Wood design elements should be incorporated
in the building facade and landscaping features
wherever possible.
g. Accessory buildings, fencing, signage and railings
should be compatible with the colour scheme of the
site's principal building.
h. Low-rise buildings should have a pitched roofline
with a minimum slope of 5 in 12. The pitched roof
should extend for full length of the building and may
include false mansards or parapets.
i. Mechanical equipment should be screened or
integrated within roof forms in a manner consistent
with the overall architecture of the building.
j. Garbage/recycling containers, utility boxes, fans,
vents and open storage areas should be screened
from public views.
8.6.3 Pedestrian Environment and Building Frontages
a. Building and frontage design in the Town Centre
should create an attractive pedestrian environment.
The pedestrian experience should be enhanced
through easily identifiable building entrances, narrow
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
commercial storefronts, shop fronts with clear, untinted
glazing, concentration of signage at pedestrian eye
level, attractive landscaping, street furniture and well-
defined pedestrian corridors and crossings.
b. Where stores have bigger frontages, visual
monotony along the building faces will be avoided
by means of variations in the design, colour and
texture of the facade as well as the provision of
numerous entrances in large frontage buildings.
c. Buildings should provide weather protection over
building entrances and frontages.
8.6.4 Commercial Development
The following guidelines will be considered together
with other guidelines for this Development Permit Area:
a. Freestanding commercial buildings within an
outdoor mall setting should attempt to present an
individuated roofline wherever possible. If this is not
possible, the continuous roofline along the length of
the mall should include some roofline features that
break up the image of one flat, continuous roofline.
b. Freestanding commercial buildings should have
rooflines that have a pitched-roof silhouette. Gable,
mansard and hipped roofs facing either the front or
flanking street are encouraged. Pitched roofs shall
have a minimum slope of 5 in 12.
c. New commercial buildings should have windows of
a variety of sizes and shapes on all building faces.
Front facade windows should be decorated more
elaborately than the windows on other elevations.
Contrast trim shall be used to outline windows,
doors, parapets and other building details.
d. Commercial buildings located outside an outdoor
mall setting should be located at or near the front
property line. Only if the building features include
a continuous boardwalk, public seating area and/or
other public amenity along its frontage will a larger
building setback be accepted.
e. Store frontages of commercial buildings should
remain relatively small wherever possible. Visual
diversity along the building face could be achieved
by means of variations in the design, colours and/
or texture of the facade as well as the provision of
several entrances in larger frontage buildings.
8.6.5 Parking and Vehicular Access
a. Parking for buildings built at residential densities of
60 or more units per net hectare will be encouraged
to locate in underground structures.
b. Where lane access is available, access to a residential
parking area from a street should not be permitted.
c. Where surface visitor parking spaces for residential
buildings are provided at the rear of the property,
there should be direct access from the parking area
to an entrance to the building.
d. Parking provided at street level should not be located
within any front yard or side yard facing a street.
e. Individual residential unit driveway access should not
be permitted on Harris Road.
8.6.6 Landscaping
a. Landscape planting should:
»
provide definition for pedestrian corridors;
»
delineate private and semi-private space from
public space;
»
present a pleasing street image;
»
soften the transition between adjacent land
uses; and
»
create interesting views and focal points into and
out of the site for pedestrians, drivers, tenants
and adjacent sites.
b. Parking areas visible from streets and adjacent
residential buildings should be screened by
landscaping in such a way that a reasonable level of
public surveillance is allowed. Solid fencing in place
of landscaping is not permitted.
c. Parking areas should be inter-planted with trees.
d. Retention of mature trees is encouraged.
e. Native trees and plants should be used where possible.
f. All vegetation used for landscaping shall be mature
and of a quality acceptable to the City. All planting
must comply with the standards of, or similar to,
those endorsed by the B.C. Society of Landscape
Architects (BCSLA) and the B.C. Nursery Trades
Association (BCNTA), and which are specified in the
British Columbia Landscape Standard (1984) or as it
may be amended.
g. All landscaping materials, other than vegetation,
shall be "non-skid" type and of durable quality.
h. Where paved areas such as parking lots are located
adjacent to pedestrian streets, provide significant
landscaping and architectural features to shelter
pedestrians from noise and visual intrusion from
vehicle movements and parking.
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DEVELOPMENT PERMIT AREAS
i. Avoid wherever possible blank walls along streets
with pedestrian sidewalks. In cases where this is
unavoidable, increase the setbacks and ensure
landscaping and architectural treatment in the
setback and on the building face minimizes the
impact of blank walls.
j. Areas of high visibility, including driveway and
sidewalk entrances and major intersections, are
encouraged to have visual elements such as flags,
public art and water features.
8.6.7 Green Building Design Principles
a. Orient buildings to maximize opportunities for
passive solar heating and natural lighting.
b. Implement natural ventilation and cooling systems.
c. Consider the use of green-roof technology to reduce
stormwater run-off, reduce energy costs and enhance
the livability of outdoor spaces.
d. Limit the use of potable water for landscaping
irrigation; consider using captured rainwater,
recycled water and other non-potable water.
e. Consider using dual-flush toilets, electronic sensors
on all lavatory faucets and low-flow shower heads to
reduce the use of potable water.
f. Use permeable materials for parking areas, roads
and sidewalks wherever possible.
g. Use re-circulated water, including collected stormwater
and high-quality wastewater, where possible.
h. Parking and other paved areas should be designed
to minimize the negative impacts on surface run-off
volume and quality by installing oil/water separators
for high-traffic areas and directing run-off to
infiltration chambers or bio-filtration strips.
i. New developments are encouraged to apply for
LEED Certification (Leadership in Energy and
Environmental Design,) a green building rating
system to assess the environmental sustainability of
building design.
8.6.8 Signage and Lighting
a. Signage should be integrated with the design of the
building and should be at ground level only, and its
size and design should complement the scale and
architectural detail of the building.
b. The location and design of signage should be
incorporated into the development permit application.
c. Applications for individual tenant signage submitted
later should demonstrate how the proposal is
compatible with the building architecture and the
surrounding area.
d. Freestanding signs in the Town Centre area should
be limited to a height of 1.8 m from grade. The base
of the sign should be surrounded by landscaping.
Artificial turf and chain-link fencing are not acceptable.
e. Exterior illumination shall be provided as a means
to provide esthetic accent and to enhance personal
safety through natural surveillance in low-light
conditions. Illumination shall be designed to avoid
light spill on adjacent properties.
8.6.9 Safety and Security
a. All developments should be designed for safety
and security by incorporating the principles
and guidelines of Crime Prevention Through
Environmental Design (CPTED), particularly with
respect to:
»
access control;
»
surveillance;
»
territoriality; and
»
maintenance.
8.7 SECURITY
a. The City shall require the applicant to provide security
in the form of cash or an unconditional, irrevocable
and automatically renewing letter of credit to ensure
that the conditions of the development permit are
met and to correct any damage to the environment
that may result as a consequence of a contravention
of a permit condition.
b. The amount of security shall be determined by:
i. submission of a cost estimate of the proposed
landscaping work prepared by a qualified
professional. The City will require 110% of the
proposed value of work as security to ensure
sufficient funds to cover the cost of any work
that may be undertaken by the City to correct
deficient landscaping conditions, an unsafe
condition and damage to the natural environment
that could reasonably be expected to result from
the contravention of the permit; or
ii. the City.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
PERMIT AREA 9:
GROUND-ORIENTED
RESIDENTIAL
9.1 PURPOSE
The Ground-oriented Residential Development
Permit Area (DPA) establishes objectives and the
provision of guidelines for the form and character
of intensive residential development pursuant to
the Local Government Act. The Ground-Oriented
Residential Development Permit Area Guidelines also
apply to Small Scale Multi-Unit Housing development
applications seeking six residential units or less.
9.2 OBJECTIVES
Sensitive residential infill development can provide a
diversity of housing types and increase the efficiency of
land use, enabling a compact and complete community.
The Ground-oriented Residential DPA is designated
to foster housing and landscape designs that are
compatible with the "small-town" character of existing
neighbourhoods.
9.3 DESIGNATED AREA
Pursuant to section 488 (1) (e) of the Local Government
Act, all parcels shaded the applicable colour as
indicated on the Map Schedules 10A and 10B's legends
are collectively designated as the ground-oriented
Residential development permit area (the "Ground-
oriented Residential DPA").
9.4 DEVELOPMENT IN TRANSIT-ORIENTED
AREAS
9.4.1 The guidelines of DPA 8, Town Centre Mixed
Residential / Commercial, will apply to development
applications seeking seven or more units, and located
within a transit-oriented area as identified by City of Pitt
Meadows Transit-Oriented Area Designation Bylaw No.
2989, 2024.
9.5 EXEMPTIONS
A development permit is not required for:
a. Site improvements such as the addition of
landscaping, walkways, bikeways and permeable
paving;
b. Construction of a secondary suite completely
contained within an existing principal dwelling;
c. Construction of a garden suite;
d. Construction or addition with a floor area less than
30 m2 that is not visible from any road, public
recreation area or path, that is two storeys in height
or less;
e. Construction of an addition up to 90 m2 and
resulting in additional dwelling units that is not
visible from any road, public recreation areas or
paths, and that is two storeys in height or less;
f. Construction of or addition to a single-family
dwelling, where there is one single-family dwelling
on a lot; or
g. Placement of a mobile home.
9.6 APPLICATION REQUIREMENTS
9.6.1 For the purpose of this DPA, an Intensive
Residential Development Permit is required prior
to issuing of a building permit for any one of or
combination of the following:
a. Duplex;
b. Subdivision of lots in existing single-family
neighbourhoods;
c. Multi-plex;
d. Apartment buildings;
e. Courtyard housing; and
f. Townhouse or rowhouse buildings.
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DEVELOPMENT PERMIT AREAS
9.6.2 All development applications must include a
comprehensive development design package and a
statement of intent or rationale that demonstrates how
the proposed development meets the requirements
outlined in the Development Permit Guidelines. The
design package should include, in addition to the
standard development application drawings required by
the City:
a. A landscape plan,
b. A rendering of how the proposed development will
look in relation to adjacent buildings,
c. Colour elevation drawings, and
d. A tree survey.
9.7 GUIDELINES
The guidelines respecting the manner by which the
objectives of the form and character designation will be
addressed are as follows:
9.7.1 General Neighbourhood Character
a. When siting new buildings, consider existing
buildings and outdoor spaces, including the location
of windows and entrances, to minimize overlooks
and visual intrusions to neighbouring properties.
b. Orient and design new developments to present a
friendly face to the street, enhancing public streets,
open spaces, street vitality, pedestrian activity, safety
and eyes on the street.
c. Residential units facing streets should have entries
oriented towards and be clearly accessible and
visible from the fronting street.
d. Where some units do not front onto a public street,
a clear, legible and welcoming pedestrian pathway
from the public street should be established.
e. For developments that have interior-facing units,
or side yard facing entryways, ensure unit entries
are legible and emphasized through design
features. This is important for welcoming visitors,
for emergency responders and for consistency with
Crime Prevention through Environmental Design
(CPTED) principles. Strategies to achieve this
include:
i. visible addressing to help visitors navigate to
the entry. Where an entry is shared, include
addressing at the shared entry;
ii. defining features such as a roof overhang, patio
or porch or other features to help identify the
entry;
iii. provide low-glare outdoor lighting beside
or above entry doors as well as walkways,
to enhance security and to help identify the
entrance;
iv. if the entrance is immediately adjacent to a
parking area, delineate the entrance with planters
or other landscape features to provide visual
relief and a clear separation from the parking
area.
f. Design all principal and accessory buildings with the
same architectural style.
g. Changes in colour and materials are recommended
to create variety in repeated designs. Repetitive and
monotonous building designs are discouraged.
h. The lot should be graded to meet elevations of
adjacent existing lots. A smooth transition from lot to
lot is important.
i. iThe use of retaining walls between lots is
discouraged.
9.7.2 Driveways and Parking
a. Vehicular access, circulation, garage doors and
parking should not be the dominant aspect of
developments and should be designed to minimize
impacts on fronting streets and adjacent public and
private open spaces. Design strategies should be
employed to minimize the impact of accommodating
vehicles on site, including the following:
i. location of driveway access and parking spaces
should strive to preserve existing canopy trees or
provide opportunities for new canopy trees within
the boulevard or front yards by providing enough
planting space;
ii. in cases where front yard parking is provided,
attention to design is required to emphasize front
entryways, pedestrian access, patios, porches,
front yard landscape, and tree planting space
in order to support a pedestrian-friendly street-
scape;
iii. minimize the impact of garage doors and
vehicular entries by recessing them from the
facade to emphasize residential unit entries and
shield them from public view where possible;
iv. incorporate landscaping within driveway areas
to soften impacts of front yard parking and
hardscape environment, and to emphasize unit
entryways where they are located and accessed
from a driveway;
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
v. when a garage is incorporated into a principal
building, it should be designed to minimize
its impact on the street-facing elevation. Front
garages are encouraged to occupy no more than
50% of the ground floor of the front building
facade and should be recessed from the front
façade;
vi. use a variety of driveway paving materials to
create visual interest.
b. Driveway access from the street should be minimized
where possible. Strategies for minimizing driveway
access include:
i. shared driveways where possible or narrowed
from the curb to the property line;
ii. for corner lots, locate driveway access for all units
on the intersecting minor road;
iii. locate and consolidate off-street parking areas to
minimize the extent of driveways and eliminate
need for driveway access to individual units;
iv. consider grouping driveway access points to
minimize the number of driveway cuts and
maximize space for landscaping and on-street
parking.
c. Driveways on corner lots should be located as far as
possible from the intersection.
d. Consider using pervious materials for hard surfaces
such as driveways, walkways and patios to maximize
rainwater infiltration.
e. An energized electrical outlet capable of providing
Level 2 charging for an electric vehicle for each
residential unit is strongly encouraged.
f. Parking is encouraged to be located at the rear or
side of the property.
9.7.3 Building Construction
a. Design the roof to minimise the overall building mass
and include articulation and architectural interest such
as gables, dormers or deep soffits.
b. Buildings should be constructed out of high-quality,
durable materials. Use of horizontal wood siding,
glazing, brick and stone is encouraged.
c. Garage doors with glazing and materials
complementary to the overall design are encouraged.
d. Front porches or verandas are encouraged and the
area under the front porches should be concealed
with wood, lattice, stone or other complementary
material.
e. The palette of materials should be simple and
complementary of existing dwellings in the
neighbourhood. Vibrant colour should be used with
discretion and in small amounts.
f. For flush-mounted windows, trim pieces or sashes
should be used.
g. Entry features and front doors should be the dominant
elements facing the street. Avoid a large number of
steps leading to the front entry.
h. Exterior walls should be articulated through a
combination of material and colour composition and
architectural details, including projections, recesses,
reveals, trim, porches, verandas, balconies, terraces
and bay windows that incorporate three-dimensional
depth and composition.
i. Building sidewalls should be designed to be attractive
and interesting when viewed from the streets,
sidewalks, and public open spaces through the use
of a combination of materials, colours, textures,
articulation, fenestration, and/ or plant material.
j. Privacy should be carefully considered. Landscaping,
windows, decks and balcony placement should
respect the privacy of adjacent properties and units
by means of careful orientation, offset of placement
between units and the use of privacy screening to
prevent unnecessary visual intrusion.
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DEVELOPMENT PERMIT AREAS
k. Noise should be carefully considered when planning
unit layouts. Placement of noise-sensitive rooms, such
as bedrooms, and the use of building elements such
as stairs and closets to act as noise buffers against
shared walls should be considered as a way to reduce
the impact of noise between units.
l. Daylight for interior and exterior spaces for all housing
types should be maximized. All habitable rooms (not
including bathrooms and kitchens) should have at
least one window on an exterior wall.
m. Natural ventilation is encouraged through the size,
type and placement of windows.
n. Buildings with a third storey are encouraged to be
designed so that the third storey is integrated into the
roof form.
o. For lots with frontages on two parallel streets, a
front-to-back unit configuration is encouraged, with
entrances to the units from each street.
p. On a corner or double-fronting site, all sides facing a
street should be fully designed and detailed.
q. Differentiation between units, particularly ground-
oriented units, should be accomplished through the
use of different colours, location of windows, and
appropriate uses and combinations of materials for
exterior treatments.
9.7.4 Landscaping
a. Mature trees should be preserved and incorporated
into the overall landscape design. Any mature tree
that is removed should be replaced. An arborist's
report and tree-replacement plan, complete with
security for replanting, may be required prior to
approval of a development permit. If there are
no existing mature trees on the site that can be
preserved, a minimum of one tree in the front yard
and one in the back yard shall be planted.
b. Natural hedge landscaping between houses is
encouraged instead of standard fencing within the
front yards.
c. Incorporate plantings integrated with entryways,
patios, and pathways to create a green interface
between buildings and streets. Planting should
incorporate a mix of trees, shrubs and other plants.
d. Landscaping should be used to help make a visual
transition between the street and the front of the
building. Consider incorporating low fences, terraces
and low retaining walls with floral displays, compact
trees, shrubs, groundcovers and use of stone or brick
masonry walls.
e. Landscape areas are encouraged to include a
mixture of tree sizes and types.
f. Integrate landscaping features and plantings to
soften hardscape areas associated with vehicle
circulation and parking. Driveway access and surface
parking areas should incorporate a minimum 1 m
landscaped buffer along edges while maintaining
site lines and enabling casual surveillance.
g. Site design should integrate features to mitigate
surface runoff of stormwater. This may include a
variety of treatments (e.g. permeable paving for
driveways and parking areas, landscape features
designed for rainwater management, cisterns or
green roofs, and/or other approaches).
h. Consider planting tree species and other landscape
plants that will tolerate a degree of drought and will
survive summer water restrictions and dry conditions.
i. Creative use of landscaping or other screening
should be incorporated to reduce the perceived
scale of development without compromising
surveillance of public areas.
j. Non-glare lighting should be provided at residential
unit entrances, along pedestrian paths and common
areas to contribute to safety. Lighting strategies that
mitigate undue spillover for adjacent residential
units and prevent light pollution (e.g. caused
by up-lighting or unshielded lights) are strongly
encouraged.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
k. Residential units, including suites, are strongly
encouraged to have direct access to usable outdoor
amenity space. This may include a combination of
private and semi-private spaces such as a patio,
porch, balcony, deck, or similar feature of sufficient
size and dimensions to be usable, attractive and
comfortable. At a minimum, access to a shared yard
or amenity space should be provided.
l. Consider factors such as privacy and access to
sunlight in locating and designing amenity spaces.
m. Consider integrating opportunities for play in
both soft and hardscaped design. This can include
designing driveways and parking areas as play courts
for children when not in use by vehicles.
n. Consider using low fencing to delineate private
space and add interest to landscaping.
9.7.5 Bicycle Storage
a. A dedicated, secure, and easy-to-access space for at
least one adult-sized bicycle should be provided for
each dwelling unit.
9.7.6 Garbage and Recycling
a. Provide adequate space for garbage, recycling and
compost bins for each unit.
b. The location and design of the space should allow for
ease of access so that residents are able to move the
bins out on collection days.
c. The design of the exterior space for garbage,
recycling and compost bins should be integrated with
the exterior architectural treatment of the building
and screened from nearby streets and sidewalks with
high-quality, durable finishes compatible with building
design.
9.7.7 Mechanical Equipment & Storage
a. Mechanical equipment, such as the outdoor
components of heat pumps and air conditioners,
vents and service areas should be located to minimize
noise impacts to residents in adjacent residential units
by avoiding proximity to the windows, doors and
usable outdoor spaces of the neighbouring residential
buildings.
b. Location and installation of gas and electrical meters
and their utility cabinets, as well as other mechanical
or service apparatus should be carefully integrated
into building and site design. Gas and electrical
metres and utility cabinets on building frontages
should be screened.
c. Consideration should be given to the need for
storage of garden tools, lawnmowers, etc. Storage
sheds should be an integral part of the design.
9.7 GUIDELINES
a. The City shall require the applicant to provide
security in the form of cash or an unconditional,
irrevocable and automatically renewing letter
of credit to ensure that the conditions of the
development permit are met and to correct any
damage to the environment that may result as
a consequence of a contravention of a permit
condition.
b. The amount of security shall be determined by:
i. submission of a cost estimate of the proposed
landscaping work prepared by a qualified
professional. The City will require 110% of the
proposed value of work as security to ensure
sufficient funds to cover the cost of any work
that may be undertaken by the City to correct
deficient landscaping conditions, an unsafe
condition and damage to the natural environment
that could reasonably be expected to result from
the contravention of the permit;
ii. in the case of a development permit for
developments resulting in fewer than four units,
the amount will be $5,000 per unit; or
iii. the City.
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DEVELOPMENT PERMIT AREAS
PERMIT AREA 10:
MULTI-FAMILY RESIDENTIAL
10.1 PURPOSE
The Multi-family Residential Development Permit
Area (DPA) establishes objectives and the provision
of guidelines for the form and character of intensive
and multi-family residential development for densities
greater than 30 units per gross hectare with fee simple
or strata lots pursuant to the Local Government Act.
10.2 OBJECTIVES
»
To facilitate the orderly development of the area
and encourage co-ordination of siting, form and
volume of intensive residential and multi-family
residential buildings and their areas for parking,
storage and landscaping;
»
To provide for the construction of intensive and
multi-family residential development that is of
a form and character that are compatible and
complementary to those of adjacent development
including multi-family and other residential and
mixed-use development; and
»
To encourage attractive residential streetscapes and
landscapes, including through appropriate road
design and landscape treatments of boulevards so
as to minimize the impact of roadways, to the extent
possible on the neighbourhood.
10.3 DESIGNATED AREA
Pursuant to section 488 (1) (e) of the Local Government
Act, all parcels shaded the applicable colour as
indicated on the Map Schedule 10A and 10B's
legends are collectively designated as the multi-family
residential development permit area (the "Multi-family
Residential DPA").
10.3.1 Development Permits for Small-Scale Multi-Unit
Housing
a. The guidelines of DPA 9, Ground-Oriented
Residential, will apply to development applications
seeking six residential units or less.
10.3.2 Development Permits in Transit-Oriented Areas
a. The guidelines of DPA 8, Town Centre Mixed
Residential / Commercial, will apply to development
applications seeking seven or more units, and
located within a Transit-Oriented Area as identified
by the Transit-Oriented Area Designation Bylaw.
10.4 EXEMPTIONS
Development permits shall not be required in the
following instances:
a. construction undertaken within the exterior walls of a
principal building;
b. minor renovations to the exterior of a building that
do not significantly impact the overall appearance
of the exterior elevations. This would include
repainting or refinishing of a building, roof repair,
restoration or replacement of windows and doors at
the same locations, and replacement or addition of
awnings. Minor renovations shall not exceed a value
of $100,000. (Major renovations to the exterior of a
building involve the restoration or reconfiguration of
a building's whole facade and development permit
guidelines fully apply to them.);
c. construction of a temporary sales centre less than
250 m² gross floor area incidental to a development
for which a development permit has been granted;
d. placement of signage on a temporary sales centre
incidental to development for which a development
permit has been granted;
e. construction, building improvements or site
improvements associated with approved temporary
use permits;
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f. a proposed development is limited to subdivision;
g. site improvements such as addition of landscaping,
walkways, bikeways and permeable paving;
h. construction or addition of not more than one
building or structure with a floor area less than 20 m²
that is not visible from any road, public recreation
area or path; or
i. exterior building envelope repairs.
10.5 APPLICATION REQUIREMENTS
a. All development applications must include a
comprehensive design package and a letter
of intent that demonstrate how the proposed
development meets the requirements outlined in
the Design Guidelines.
b. The design package should include, in addition to
the standard development application, drawings
required by the City and a landscape plan.
10.6 GUIDELINES
The guidelines respecting the manner by which the
objectives of the form and character designation will be
addressed are as follows:
10.6.1 Character of Buildings
a. All buildings, structures and additions should be
architecturally co-ordinated and should be planned
in a comprehensive manner, giving consideration
to efficiency of circulation, relationship between
buildings, visual impact and design compatibility
with surrounding development.
b. Planning of all buildings subject to this DPA should
be made with due consideration to the relationship
between building height, site coverage, yard
setbacks, architectural style and landscape character
in relation to surrounding properties, streets and
other features.
c. Buildings should be designed with wall, roof and
ground-plane materials that are durable, authentic
and of high quality.
d. Buildings of two or more storeys in height should
express the individuality of units through vertical
expression of facades.
e. Main entrances to multi-family residential buildings
should be clearly identified in the streetscape.
Entrance definition may be achieved by canopies,
gateways, landscaping, lighting or special paving, or
entry walkways.
f. Where the development faces the street, regardless
of form or density, ground-floor units should have
individual front doors that access directly and are
visible from the street. On elevations visible from the
street, large expanses of blank wall should be avoided.
g. Ground-floor units located at or near grade on
streets and public pathways should be raised a
minimum of 0.6 m to aid in the provision of privacy
of the dwelling units.
h. The presence of garage doors along roadways
should be minimized. Where the siting of garage
doors along a roadway cannot be avoided, the
garage door should be recessed a minimum of 0.6
m behind the main building facade. Garage entries
should be considered as part of the overall design
program and should include some glazing.
10.6.2 Siting and Access
a. Buildings should not back onto public roads. Any
fencing along public roads should provide for direct
pedestrian access to the residential units.
b. Articulation of the building facades through the use of
variable setbacks is encouraged for all front elevations
regardless of the form, and all rear and side elevations
for attached multi-family development.
c. Roadways should provide efficient circulation and
encourage appropriate speed through physical
design, and the pedestrian realm should be clearly
defined and acknowledged through the use of
alternative materials and enhanced physical design.
d. Parking is to be accommodated with garages/
carports and driveways or discrete parking areas.
Where visitor parking or common parking areas are
required pursuant to Zoning Bylaw No. 2505, 2011,
several small sites rather than a few large sites should
be used wherever possible.
e. Buildings may require articulation to reduce
opportunities for households to overlook each
other's private areas.
f. Variation in unit size, design and siting within
groupings of units should be provided.
g. Public spaces should be designed to receive sunlight
all year.
h. In order to ensure that a maximum number of units
have been provided with good sun exposure, all
three- and four-storey proposals will be required to
provide an analysis of the effects of solar orientation
at the following times:
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DEVELOPMENT PERMIT AREAS
»
summer solstice: 8 a.m., noon and 4 p.m.
»
equinoxes: 8 a.m., noon and 4 p.m.
»
winter solstice: 8 a.m., noon and 4 p.m.
i. Two-storey proposals may be requested to provide
this analysis if overshadowing on adjacent land uses
is anticipated.
j. Shared driveways (i.e., driveways that serve more
than one residential unit) are encouraged along
arterial roads such as Harris and Hammond roads.
10.6.3 Landscaping and Recreation Spaces
a. Parking areas visible from the streets and adjacent
to residential buildings should be screened by
substantial landscaping. Inter-planting of parking
areas with trees is required at a minimum spacing of
one tree per five parking stalls.
b. Landscaping beds located next to parking stalls
should be designed to avoid impacts on plant
material from the door swing or foot traffic
associated with exiting or entering a vehicle,
providing a hard-surfaced "staging area" of not less
than 0.8 m within the landscape bed and adjacent to
the parking stall.
c. Retention of mature trees for integration into the
overall landscaping theme is encouraged.
d. Native trees and plants should be used for
landscaping, wherever possible.
e. Exterior illumination should be provided as a means
to provide esthetic accent and to enhance personal
safety through natural surveillance in low-light
conditions. Illumination should be designed to avoid
light spill on adjacent properties.
f. Neighbourhood parks should be available within a
10-minute walking distance, or approximately 0.6 km,
of a development. Development proposals outside
of this 10-minute walking distance should provide
recreation space for pre-school aged children.
g. The recreation space should:
i. be located in areas that can be overlooked by
dwelling units or communal adult activity areas;
ii. be located next to pedestrian routes to facilitate
casual supervision;
iii. be at or near the same level as the home unit;
iv. include seating for adults;
v. be protected from vehicle access; and
vi. include at least one play structure.
h. For attached multi-family development, the minimum
distance between any area of blacktop or other hard
surface meant for vehicle parking or circulation and
any project property line where shared parking is
not planned should be 1.5 m to provide for plant
screening on property lines. Only road or driveway
crossings will be permitted to interrupt this setback.
i. Front property line fencing along Harris Road
is discouraged.
j. Individual residential unit driveway access will not be
permitted off Harris Road; only common driveway
access to projects comprised of at least 12 units will
be permitted.
k. Direct vehicle access should be encouraged to one
side of the residential unit only. Where additional
vehicle access is provided to the rear side of any
townhouse unit, such access should be no closer that
6 m to any building face or no closer than 3 m to any
privacy area or patio.
l. All applications should include an inventory of
existing trees on the site that includes type, location,
approximate caliper (or diameter) and heights.
m. A tree/landscape screen is strongly encouraged
along the railway.
10.7 SECURITY
a. The City shall require the applicant to provide security
in the form of cash or an unconditional, irrevocable
and automatically renewing letter of credit to ensure
that the conditions of the development permit are
met and to correct any damage to the environment
that may result as a consequence of a contravention
of a permit condition.
b. The amount of security shall be determined by:
i. submission of a cost estimate of the proposed
landscaping work prepared by a qualified
professional. The City will require 110% of the
proposed value of work as security to ensure
sufficient funds to cover the cost of any work
that may be undertaken by the City to correct
deficient landscaping conditions, an unsafe
condition and damage to the natural environment
that could reasonably be expected to result from
the contravention of the permit; or
ii. the City.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
PERMIT AREA 11:
LOUGHEED COMMERCIAL
The Lougheed Highway Commercial Development
Permit Area (DPA) establishes objectives and the
provision of guidelines for the form and character
of commercial development pursuant to the Local
Government Act.
11.1 OBJECTIVES
»
To facilitate the orderly development of the area for
commercial uses, including large- and medium-size
retail establishment format, and highway and tourist-
oriented commercial uses;
»
To provide for the construction of commercial uses that
are of a form and character that facilitate good traffic
flow, accommodate pedestrian activity and promote
good urban design and attractive streetscapes;
»
To provide an appropriate buffer to agricultural uses
adjacent to the development area; and
»
To promote a co-ordinated and coherent visual
appearance between all developments within the
Development Permit Area (DPA).
11.2 DESIGNATED AREA
Pursuant to section 488 (1) (f) of the Local Government
Act, all parcels shaded the applicable colour as
indicated on the Map Schedule 10A and 10B's legends
are collectively designated as the Lougheed Highway
commercial development permit area (the "Lougheed
Highway Commercial DPA").
11.3 EXEMPTIONS
Development permits shall not be required in the
following instances:
a. construction undertaken within the exterior walls of a
principal building;
b. minor renovations to the exterior of a building that
do not significantly impact the overall appearance
of the exterior elevations. This would include
repainting or refinishing of a building, roof repair,
restoration or replacement of windows and doors at
the same locations, and replacement or addition of
awnings. Minor renovations shall not exceed a value
of $100,000 (major renovations to the exterior of a
building involve the restoration or reconfiguration of
a building's whole facade and development permit
guidelines fully apply to them);
c. construction of a temporary sales centre less than
250 m² gross floor area incidental to a development
for which a development permit has been granted;
d. placement of signage on a temporary sales centre
incidental to development for which a development
permit has been granted;
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DEVELOPMENT PERMIT AREAS
e. construction, building improvements or site
improvements associated with approved temporary
use permits;
f. replacement or alteration of existing signs and
erection of new ones provided they are in full
compliance with the Sign Bylaw or an existing
development permit;
g. a proposed development that is limited to subdivision;
h. site improvements such as addition of landscaping,
walkways, bikeways and permeable paving;
i. exterior building envelope repairs.
11.4 APPLICATION REQUIREMENTS
All development applications must include a
comprehensive design package and a letter of intent
that demonstrate how the proposed development
meets the requirements outlined in the Design
Guidelines. The design package should include, in
addition to the standard development application
drawings required by the City, a landscape plan and a
concept plan for signage design.
11.5 GUIDELINES
The guidelines respecting the manner by which the
objectives of the form and character designation will be
addressed are as follows:
11.5.1 Access and Circulation - North Side of
Lougheed Highway
a. Vehicular access to all development should be from a
public road or a paved easement access located either:
»
parallel to the Lougheed Highway along the
north property line between the commercial area
and the agricultural lands to the north; or
»
parallel to the Lougheed Highway, with a centre
line at minimum distance of 40 m from the
Lougheed Highway right-of-way.
b. The public road and/or paved easement access
should be a minimum two-lane access route
constructed to engineering standards established by
the City of Pitt Meadows.
c. The public access way should provide vehicular and
pedestrian connections to all development parcels
between Meadow Gardens Way and Harris Road.
d. An additional connection and access point between
Lougheed Highway and the new public access road
should be provided midway between Meadow
Gardens Way and Harris Road, through a full-access
movement intersection located at, or west of,
Bonson Road at Lougheed Highway.
e. The new intersection should include left-turn
movements to and from the site for eastbound
traffic on Lougheed Highway in addition to the
standard right-in, right-out movements. Signalization
for the intersection may be required, subject to
approval from B.C.'s Ministry of Transportation and
Infrastructure, and should be synchronized with the
Harris Road and Meadow Gardens Way lights to
minimize impacts on Lougheed Highway traffic flow.
f. At each corner of all street intersections, ensure an
unobstructed view for motorists within a triangular area
abutting the intersection, in accordance with the City
of Pitt Meadows engineering standards. No structures,
signs, finished lot grade or vegetation should obstruct
a line of vision within the triangular area.
g. Provide for future transit stops on Lougheed Highway
or interior roads that accommodate access to all
storefronts within 250 m of the new public access way.
h. Provide continuous and unified pedestrian circulation
along the entire length of the site, with links between
buildings and in front of buildings.
i. Pedestrian walkways should be clearly identifiable
and designed to facilitate pedestrian circulation.
Incorporate landscaped areas and wide concrete
curbs adjacent to walkways to avoid intrusion into
pedestrian circulation areas by parked vehicles.
j. Provide sufficient access for emergency response
vehicles to all buildings on a site.
k. Consider joint or shared access between adjoining
developments to minimize disruption of pedestrian
sidewalks, to maximize landscaping and permeable
surfaces, and to promote efficient traffic flow.
Integration of driving aisles and pedestrian walkways
between adjacent sites is also strongly encouraged.
11.5.2 Parking
a. Provide off-street parking in accordance with the City
of Pitt Meadows bylaws.
b. Locate parking away from Lougheed Highway and to
the rear of the site. No parking shall be permitted at
the front of the site within or adjacent to the front-yard
setback abutting the Lougheed Highway right-of-way.
Provide a low-level landscaped buffer between the
Lougheed Highway right-of-way and any parking areas
visible from the public realm along Lougheed Highway.
c. Divide parking areas into small sections to
avoid large areas of paved asphalt. Incorporate
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
landscaping strips, trees, building edges, pedestrian
pathways and pavement treatment to enhance the
visual appearance of parking areas.
d. Landscaping should be provided in parking lots
between and at the end of parking rows, within and
at the perimeters of parking areas, and adjacent to
pedestrian pathways.
e. Provide curbed landscaped strips a minimum of 1.5
m in width and 3.6 m in length:
»
at end of each parking row;
»
between every six spaces in a single row or
between a group of six paired spaces (i.e., 12
spaces configured in front-to-front adjoining
rows); and
»
planted with shrubs, ground-cover planting and
at least one 7.6 cm caliper "shade" tree.
f. To prevent damage to landscaped areas, provide a
concrete staging area approximately 0.6 m in width
adjacent to planted areas parallel to parking stalls
and concrete wheelstops set back approximately 0.6
m from planted areas at the heads of parking stalls.
g. Trees should be of a type and height so that the
crown extends above the height of a standard
passenger or sport utility vehicle (approximately 2 m).
h. Where pedestrian pathways intersect service or
access roads for access to parking areas, crosswalks
should be clearly designated through use of
pavement markings, signs, flashing lights or, where
warranted, traffic signals.
i. Where a major pedestrian pathway intersects a
driving aisle within a lot, consider ramping up
the driving aisle surface to meet the grade of
the pedestrian pathway to clearly demarcate the
pedestrian realm and to promote pedestrian safety.
j. All pedestrian routes shall be fully accessible to
people with disabilities. Pedestrian pathways should
be wide enough for wheelchairs/mobility scooters and
should include a tactile strip for the visually impaired.
k. Curb-cuts and curb let-downs should be provided in
appropriate locations to facilitate safe, convenient
and direct access from parking spaces to buildings
for people with disabilities. Locate curb cuts and
letdowns to the sides of intersections to steer
pedestrians to the sides of roads.
l. Locate parking spaces allocated for people with
disabilities as close as possible to the main entrance
of a building.
11.5.3 Site Design
a. Site design should ensure that pedestrian use is
given priority over vehicular use.
b. Design and site all development(s) to mitigate
the impact of traffic, noise, lighting and other
environmental conditions on the adjacent residential
area to the northeast.
c. Provide at least one major pedestrian circulation
route that links all developments and all sites from
Harris Road to Meadow Gardens Way. Pedestrian
routes should include a minimum 2 m wide hard
surface pathway throughout, with a wider area on
each development parcel for pedestrian respite and
visual node opportunities. Incorporate landscaping
and seating as well as opportunities for formal and
informal gathering spaces where possible.
d. Well-defined pedestrian access should be provided
from public sidewalks. Pedestrian paths and/or
sidewalks should be provided along all building
facades with public entrances.
e. A landscaped buffer, between 2 and 5 m in width
(6.5 to 16 ft.) should be provided within the front-
yard setback between the Lougheed Highway right-
of-way and the front facades of buildings. The buffer
should be intensively landscaped, with integrated
pedestrian connections to provide links between the
public sidewalk and building entrances.
f. Provide on-site retention/detention of drainage in
the form of storm sewers that flow into open ditches
located at the rear of the site. Integrate the ditches
with the agricultural ditch system that connects to
the closest pump station in the area.
g. Install oil-water separators and sediment controls
for each development to promote effluent and
groundwater quality-control objectives. Installation
and maintenance will be the responsibility of
individual lot purchasers.
h. Provide a buffer between all development and adjacent
agricultural lands: a) in the form of a public access
road abutting agricultural lands; or b) in the form of a
continuous landscaped buffer a minimum of 15 m wide
adjacent to the edge of the agricultural land.
i. Surface parking or roads abutting agricultural lands
require a minimum 7.5 m wide landscaped buffer
between the paved surface and the agricultural area.
11.5.4 Building Form and Character
a. Locate major buildings a minimum of 30 m from the
boundary of any agricultural land.
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DEVELOPMENT PERMIT AREAS
b. All buildings facing Lougheed Highway should be
sited with the street elevation on the front-yard
setback line. All other buildings on the site should
front secondary streets or pedestrian pathways.
c. Corner sites should be designed to bring visual
prominence to the corner and to provide an edge
to the intersection. Consider orienting building
components such as main lobbies, principal
entrances, entrance plazas, active interior spaces and
windows towards the corner. Also consider including
architectural elements that create a landmark or
reference point for motorists and pedestrians.
d. Buildings within a development should be designed
around an architectural "theme" to ensure a high-
quality and co-ordinated development.
e. To achieve design consistency and visual coherence
throughout the area, new developments should
complement the design of developments on
adjacent sites. Consider designs that incorporate
major architectural elements, reflect similar building
massing, match building heights and/or cornice
lines, and employ high-quality exterior finishes.
f. Buildings located along the front-yard setback
should orient building entrances and windows to
Lougheed Highway.
g. Throughout the development, provide entrances
and windows facing streets and pedestrian pathways
wherever possible.
h. Main entrances should open directly onto sidewalks
and/or public open space areas. Entries set back from
the sidewalk should be highly visible, clear glazed,
and easily recognizable and accessible from the street.
i. Provide weather protection over building entrances
as part of the overall design of a development.
Consider providing continuous pedestrian weather
protection along all major pedestrian pathways and
public places (i.e., transit stops, display windows and
outdoor seating/dining areas).
j. Large facades should be articulated or broken down
by including architectural elements that create the
appearance of smaller buildings. Buildings with
more than 15 m of street frontage should break the
horizontal mass of the building with vertical elements
in a rhythmic pattern.
k. Avoid blank walls and substantial areas of concrete,
particularly on the facades fronting Lougheed
Highway. Where solid walls are unavoidable, use
building mass, variation of the facade, textured
surfaces, architectural detailing or graphics and
colours to reduce the impact of any solid wall.
Consider incorporating "green screens" (i.e.,
hedges, vines, climbing plants on wire mesh or trellis
structures) on large wall surfaces.
l. Use materials that enhance visual connections
between the interior of the building and the street.
m. Sidewalls that are created for construction/
development phasing should be designed to
complement the overall appearance of the
development and should not appear temporary
or unfinished.
n. Orient mechanical equipment, drive-through uses,
service or car wash bays, shipping and loading
areas, utility areas, refuse/recycling areas, restrooms,
vending machines, unenclosed storage and public
telephones to face away from adjacent public
streets and residential zones. Whenever possible,
these uses should not be visible from an adjacent
residential property.
o. Garbage and recycling bins should be easily
accessible, contained within roofed/walled
enclosures and screened from public view. Where
possible, service areas should be internalized.
p. Enclose or screen all exterior mechanical units or
equipment -- including rooftop units, mechanical
equipment, outdoor vents, transformers and satellite
dishes -- within upper floors, roof forms or structures
that form part of the overall design of a development.
q. Building ventilation systems shall be located to
minimize noise and to avoid exhaust to pedestrian
areas and outdoor spaces. Air intakes should not
be located on the sides of buildings that face
agricultural land.
r. Developments are encouraged to incorporate
energy efficiency and environmental sustainability
principles in the design of buildings, such as the
LEED (Leadership in Energy and Environmental
Design) rating system.
11.5.5 Landscaping
a. Landscaping should be designed around a theme
or concept to promote a unified/co-ordinated
appearance for each development. Landscape
designs on new developments should complement
the landscaping on existing adjacent developments
to ensure a consistent design vocabulary and visual
coherency for the entire area.
b. Street trees are a required component of all
development. Incorporate street trees into street-
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
front landscaping to define site boundaries and to
enhance public space. Select robust and "shade"-
style tree species and avoid columnar species.
c. Maintain continuous landscaping along abutting
streets and minimize the number of interruptions
such as driveways and parking entrances. Continue
the sidewalk pavement across driveways and
parking entrances.
d. Include continuous and substantial landscaped
areas in all side- and rear-yard setbacks along
property lines, particularly adjacent to residential
development. Landscape treatment should include
natural drainage swales, with rock, gravel and
plantings where possible. Select robust plant species
for planted areas.
e. Landscaped buffers between development and
agricultural lands must include trees; dense, trespass-
inhibiting vegetation; and transparent fencing
combined with evergreen fence. Trees should be the
major component of the landscaping, with double
rows of trees planted wherever possible. Any existing
mature trees within the buffer area must be preserved.
f. The majority of plant material selected for buffers
between developments and agricultural lands should
include low-maintenance, Indigenous vegetation, and
should be able to survive with little or no fertilizing
and require minimal watering while not providing
habitat for pests or disease. Consider the guidelines
contained in the B.C. Agricultural Land Commission
report "Landscaped Buffer Specifications."
g. Where possible, include a linear, textured band of
roughened surface on pedestrian pathways for the
visually impaired. Use textured surfaces to inform the
visually impaired of important locations and natural
connections. The band should be appropriately
located towards the centre of the path and should
be designed to avoid potential conflicts with seating
areas or landscaping at the walkway edges.
h. Minimize the amount of asphalt surfaces in parking
areas by integrating a variety of paving materials,
such as concrete, decorative pavers, etc., or by using
alternate surface treatments.
i. Consider the use of permeable parking paving
techniques or shallow concrete swales with rolled
edges as an alternative treatment for surface drainage.
j. Developments are encouraged to incorporate Low
Impact Development (LID) elements into the design
of sites to manage rainfall at the source. Design site
elements to achieve a target of retaining the first
inch of rainfall on site where feasible.
11.5.6 Signage and Lighting
a. All signs shall conform to the Pitt Meadows Sign Bylaw.
b. Major signage should be located close to
prominent intersections.
c. Pedestrian-level lighting should be provided along
all pedestrian routes and pedestrian plazas.
d. Provide lighting for parking areas that is located and
designed to ensure that all areas are well lit.
e. High-intensity lighting and signage should be
avoided where possible, particularly adjacent to
residential areas to the northeast.
f. Lighting and signage should be designed to have no
direct source of light visible from the public right-of-
way or adjacent residential land.
g. Direct high-intensity illumination away from
adjoining properties.
h. Where appropriate, incorporate decorative lighting and
floodlighting features on buildings to accent recessed
or articulated surfaces, to enhance architectural and site
design elements, and to illuminate building entrances
and/or dramatic interior spaces.
i. Select vandal-proof lens styles for exterior
lighting fixtures to deter vandalism and for
maintenance purposes.
10.6 Security
a. The City shall require the applicant to provide security
in the form of cash or an unconditional, irrevocable
and automatically renewing letter of credit to ensure
that the conditions of the development permit are
met and to correct any damage to the environment
that may result as a consequence of a contravention
of a permit condition.
b. The amount of security shall be determined by:
i. submission of a cost estimate of the proposed
landscaping work prepared by a qualified
professional. The City will require 110% of the
proposed value of work as security to ensure
sufficient funds to cover the cost of any work
that may be undertaken by the City to correct
deficient landscaping conditions, an unsafe
condition and damage to the natural environment
that could reasonably be expected to result from
the contravention of the permit; or
ii. the City.
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DEVELOPMENT PERMIT AREAS
PERMIT AREA 12:
VILLAGE MIXED-USE
12.1 PURPOSE
The Village Mixed-use Development Permit Area (DPA)
establishes objectives and the provision of guidelines
for the form and character of commercial and residential
mixed-use developments pursuant to the Local
Government Act.
12.2 OBJECTIVES
»
To reinforce the role of Barnston View Road as a
community commercial centre in the south of Pitt
Meadows through the creation of a distinctive,
pedestrian-friendly area that combines stores and
services with public gathering and outdoor spaces;
»
To ensure consistency in form, massing and siting of
new development; and
»
To control the interface between residential and
commercial use by requiring consideration of the
potential impacts of mixing land uses and regulating
the proportion of structures.
12.3 DESIGNATED AREA
Pursuant to section 488 (1) (f) of the Local Government
Act, all parcels shaded the applicable colour as
indicated on the Map Schedule 10A and 10B's legend
are collectively designated as the Village Mixed-Use
Development Permit Area (the "Village Mixed-use DPA").
12.4 EXEMPTIONS
A development permit shall not be required for:
a. construction undertaken within the exterior walls of a
principal building or structure;
b. minor renovations to the exterior of a building that
do not significantly impact the overall appearance of
the exterior elevations. This would include repainting
or refinishing of a building, roof repair, restoration
or replacement of windows and doors at the same
locations, and replacement or addition of awnings.
Minor renovations shall not exceed a value of
$100,000. Major renovations to the exterior of the
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
building involve the restoration or reconfiguration of
a building's whole facade and development permit
area guidelines apply fully to them;
c. construction of a temporary sales centre less than
250 m² gross floor area incidental to a development
for which a development permit has been granted;
d. placement of signage on a temporary sales centre
incidental to development for which a development
permit has been granted;
e. construction, building improvements or site
improvements associated with approved temporary
use permits;
f. replacement or alteration of existing signs and
the erection of new ones provided that they are in
full compliance with the Sign Bylaw or an existing
development permit;
g. a proposed development that is limited to
subdivision; and
h. site improvements such as the addition
of landscaping, walkways, bikeways and
permeable paving.
12.5 APPLICATION REQUIREMENTS
All development applications must include a
comprehensive design package and a letter of intent that
demonstrate how the proposed development meets the
requirements outlined in the Design Guidelines.
The design package should include, in addition to the
standard development application drawings required
by the City, a landscape plan and a concept plan for
signage design.
12.6 GUIDELINES
The guidelines respecting the manner by which the
objectives of the form and character designation shall
be addressed are as follows:
12.6.1 Building Form and Siting
a. All buildings, structures and expansions or additions
thereto shall be architecturally co-ordinated and
shall be planned in a comprehensive manner, giving
consideration to the relation between buildings,
open areas and other features, building height, site
coverage, yard setback, efficiency of circulation
systems, visual impact and design compatibility with
the surrounding development.
b. All buildings shall be located near the front property
line. Only if the building features a public seating
area and/or other amenity along its frontage will a
larger building setback be accepted.
c. Buildings on corner sites shall front both street
edges and shall be massed towards the intersection.
Building elevations visible from streets shall be
finished in materials and style consistent with the
front elevation.
12.6.2 Exterior Design and Finish
a. The main entrances of the buildings shall be clearly
identified by canopies, gateways, landscaping,
lighting, special paving or entry walkways.
b. Building faces shall provide visual interest by means
of articulation using variable setbacks, fenestration,
vertical elements and changes in materials/colours.
c. Exterior finish of buildings shall be of high quality
to ensure integrity of the building envelope and to
present an attractive appearance.
d. Mechanical equipment shall be screened or
integrated within roof forms in a manner consistent
with the overall architecture of the building.
e. Garbage/recycling containers, utility boxes, fans,
vents and open storage areas shall be screened from
public views.
12.6.3 Pedestrian Environment and Building Frontages
a. Building and frontage design shall create an
attractive pedestrian environment. The pedestrian
experience will be enhanced through easily
identifiable building entrances, narrow commercial
storefronts, shop fronts with clear, untinted glazing,
concentration of signage at pedestrian eye level,
attractive landscaping and street furniture, and well-
defined pedestrian corridors and crossings.
b. Where stores have bigger frontages, visual
monotony along the building faces will be avoided
by means of variations in the design, colour and
texture of the facade as well as the provision of
numerous entrances in large-frontage buildings.
c. Window boxes, bay windows and robust window
trims are encouraged to give depth to the facade.
Enhanced window detailing may be appropriate.
d. Flashings and gutters, etc. should be integrated into
the design by colour or other methods.
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DEVELOPMENT PERMIT AREAS
12.6.4 Landscaping
a. Landscape planting should:
»
provide definition for pedestrian corridors;
»
delineate private and semi-private space from
public space;
»
present a pleasing street image;
»
soften the transition of adjacent land uses;
»
create interesting views and focal points into and
out of the site for pedestrians, drivers, tenants
and adjacent sites; and
»
be planned so that driving sightlines are
maintained from adjacent roads, manoeuvring
aisles and parking lots.
b. Native trees and plants should be used
where possible.
c. All vegetation used for landscaping shall be mature
and of a quality acceptable to the City. All planting
must comply with the standards of, or similar to, those
endorsed by the B.C. Nursery Trades Association and
which are specified in the British Columbia Landscape
Standard (1984) or as it may be amended.
d. All landscaping materials, other than vegetation,
shall be "non-skid" type and of durable quality.
12.6.5 Green Building Design Principles
a. Use permeable materials for parking areas, roads
and sidewalks wherever possible.
b. Limit the use of potable water for landscaping
irrigation. Consider using captured rainwater,
recycled water and other non-potable water.
c. Parking and other paved areas should be designed
to minimize the negative impacts on surface run-off
volume and quality by installing oil/water separators
for high-traffic areas and directing run-off to
infiltration chambers or bio-filtration strips.
d. New developments are encouraged to apply for
LEED Certification (Leadership in Energy and
Environmental Design), a green building rating
system to assess the environmental sustainability of
building design.
12.6.6 Signage and Lighting
a. Signage shall be integrated with the design of the
building and shall be at ground level only, and its
size and design shall complement the scale and
architectural detail of the building.
b. The location and design of the signage shall be
incorporated into the development permit application.
c. Applications for individual tenant signage submitted
later shall demonstrate how the proposal is
compatible with the building architecture and the
surrounding area.
d. Exterior illumination shall be provided as a means
to provide esthetic accent and to enhance personal
safety through natural surveillance in low-light
conditions. Illumination shall be designed to avoid
light spill on adjacent properties.
12.6.7 Safety and Security
All developments shall be designed for safety and
security by incorporating the principles and guidelines
of Crime Prevention through Environmental Design
(CPTED), particularly with respect to access control,
surveillance, territoriality and maintenance.
12.7 SECURITY
a. The City shall require the applicant to provide security
in the form of cash or an unconditional, irrevocable
and automatically renewing letter of credit to ensure
that the conditions of the development permit are
met and to correct any damage to the environment
that may result as a consequence of a contravention
of a permit condition.
b. The amount of security shall be determined by:
i. submission of a cost estimate of the proposed
landscaping work prepared by a qualified
professional. The City will require 110% of the
proposed value of work as security to ensure
sufficient funds to cover the cost of any work
that may be undertaken by the City to correct
deficient landscaping conditions, an unsafe
condition and damage to the natural environment
that could reasonably be expected to result from
the contravention of the permit; or
ii. the City.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
15
HISTORY &
HERITAGE
Q̓IC̓ƏY̓ (KATZIE) FIRST NATION
The three following sections on
the history and heritage of q̓ic̓əy̓
(Katzie) First Nation were written
by the q̓ic̓əy̓ (Katzie) First Nation
in partnership with the City of Pitt
Meadows.
189
HISTORY & HERITAGE
q̓ic̓əy̓ (Katzie) First Nation had many family groups
living in the q̓ic̓əy̓ (Katzie) territory prior to the arrival of
European settlers. The main village sites were located
at what is now known as Munro Creek, Sturgeon
Slough, Port Hammond and various other sites along
the Alouette River as well as throughout the Pitt Polder.
During the spring, summer and fall months, q̓ic̓əy̓
(Katzie) people would travel throughout the territory
in search of resources, including salmon, sturgeon,
eulachon, elk, mountain goat, bog cranberry and
wapato. In the winter, they would settle at three main
villages made of cedar-plank longhouses.
Coast Salish people have a long history of
reconstructing their environment, including the
cultivation of wapato garden beds, clam beds and fish
traps, and the creation of built landforms (e.g., midden
terraces, slough channels). Situated in an upland estuary,
the ancestral Coast Salish-Katzie had access to plentiful
marshlands filled with a variety of food resources, such
as cranberry, blueberry and wapato -- all of which
would have been known and maintained. An excellent
example of manipulation of the landscape combined
with maintenance of a staple resource can be found in
the archaeological excavations conducted during the
Golden Ears Bridge construction in 2006-2009. This
work revealed the presence of an ancient constructed
wapato garden in the heart of q̓ic̓əy̓ (Katzie) lands that
dated to approximately 3,800 years ago.
The City of Pitt Meadows is located in the heart of the traditional territory of q̓ic̓əy̓ (Katzie) First
Nation. Since time immemorial, q̓ic̓əy̓ (Katzie) people have inhabited their territory. This vast,
beautiful and resource-rich territory extends south from the headwaters of the Pitt River to
encompass Pitt Lake and River, Alouette Lake and River, Rolley Lake, portions of the Fraser River,
and the area surrounding Boundary Bay. "Katzie" is the Anglicization of q̓ic̓əy̓, which translates to
"people of the moss" in the hən̓q̓əmin̓əm̓ language.
Fur trade records suggest that as late as the
1830s, hundreds of neighbouring Indigenous
peoples would travel to the territory to
harvest and trade wapato with q̓ic̓əy̓ (Katzie)
people. Wapato was a key source of dietary
starch that grew throughout the Pitt Polder. It
was a valuable trade commodity and played
a significant role in q̓ic̓əy̓ (Katzie) First Nation
socio-economics.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
A TIME OF SIGNIFICANT CHANGE
It is believed that first contact with Europeans occurred
with Simon Fraser's exploration of the Fraser River
in 1809. By 1827, the Hudson's Bay Company had
established Fort Langley and was engaged in trade
with Indigenous people from all parts of the Fraser
River. q̓ic̓əy̓ (Katzie) people were among the first
to trade at Fort Langley. As the fur trade and the
associated settlements became more established,
q̓ic̓əy̓ (Katzie) people were impacted by disease and
land appropriation. Efforts to take lands for settlers and
assimilate Indigenous people led to the Indian Act of
1876, which dictated where Indigenous peoples could
live. By 1880, q̓ic̓əy̓ (Katzie) people had been forced
into five small reserves along the Fraser and Pitt rivers.
Those were significantly reduced in size to eventually
comprise an area less than 1% the size of the q̓ic̓əy̓
(Katzie) territory. The once vast and unique wetlands
and complex slough system were used to transport
goods and trade throughout the territory in the Pitt
Polder. Many of these wetlands and sloughs were diked
and drained starting in the 1890s to create land for
agriculture, forever changing the landscape in what is
now Pitt Meadows.
The dramatic changes in land use and the landscape
were accompanied by significant changes in q̓ic̓əy̓
(Katzie) society and collective heritage. Prior to
European settlement, q̓ic̓əy̓ (Katzie) First Nation was
a self-governing society grounded in the customs of
reciprocity and stewardship of the land and resources in
their territory. By the end of the 19th century, however,
virtually all aspects of the lives of q̓ic̓əy̓ (Katzie) people
were controlled by colonial policy and federal law, with
increasing levels of economic and social marginalization.
Land-altering developments have destroyed many q̓ic̓əy̓
(Katzie) archaeological and cultural heritage sites in the
territory and in what is known today as Pitt Meadows.
They have also significantly impacted ecological
resources that were once present and important to
q̓ic̓əy̓ (Katzie) lifeways and culture. In spite of this, and
as a testament to their resilience, q̓ic̓əy̓ (Katzie) people
have maintained strong ties to the land and waters in
their territory, and continue to honour the stewardship
principles grounded in q̓ic̓əy̓ (Katzie) customary law. q̓ic̓əy̓
(Katzie) identity has always been closely tied to the land
and resources in the territory, and this remains true today.
Q̓IC̓ƏY̓ (KATZIE) FIRST NATION TODAY
The q̓ic̓əy̓ (Katzie) First Nation community has more than
600 registered members, with over half living on reserve
on Katzie 1 in Pitt Meadows, Katzie 2 in Langley and
Katzie 3 on Barnston Island (Surrey). Katzie 1 is the most
populous reserve and hosts most community facilities
and administrative services. Katzie 4 is uninhabited
and located on the lower end of Pitt Lake while Katzie
5, situated in Maple Ridge, serves as the q̓ic̓əy̓ (Katzie)
cemetery. The majority of members who live on reserve
are employed off reserve. q̓ic̓əy̓ (Katzie) First Nation also
owns several fee simple properties in Pitt Meadows,
Surrey and Maple Ridge to support economic and
community development.
As a signatory to the Framework Agreement on First
Nations Land Management, q̓ic̓əy̓ (Katzie) First Nation
has reclaimed responsibility for land and environmental
management on reserve lands. The q̓ic̓əy̓ (Katzie) First
Nation Land Use and Environmental Management
Plans, as well as several land use laws and associated
permitting processes, were implemented between
2018 and 2019 to guide development and activities
on reserve lands. q̓ic̓əy̓ (Katzie) First Nation is currently
involved in advanced Treaty negotiations with the
federal and provincial governments that are focused on
a new, incremental approach to self-government.
The community continues to pursue opportunities
to honour its cultural and environmental stewardship
responsibilities throughout the territory, including Pitt
Meadows. These efforts have included partnerships
for restoration and enhancement projects focused on
wetlands, the return of spawning salmon to the Alouette
River and Lake, and repatriation of elk to the Upper
Pitt River valley. The Katzie Referrals, Incremental Self
Government, and Lands and Economic Development
Departments are also active in engagement associated
with development and planning activities in the territory
in support of meaningful engagement and consideration
of the interests and rights of q̓ic̓əy̓ (Katzie) First Nation.
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HISTORY & HERITAGE
POST-EUROPEAN SETTLEMENT
The Pitt Meadows area takes its name from the nearby
Pitt River, which was named by the Hudson's Bay
Company's James McMillan, possibly after former British
Prime Minister William Pitt. At that time, the area was
populated solely by q̓ic̓əy̓ (Katzie) members of the Coast
Salish people, who have lived and prospered in this area
for thousands of years.
By the mid-1800s, as an encouragement to the settlers,
the government sold land in the area for as little as $1
per acre. While speculators made up a large percentage
of initial land purchasers, some farmers also settled
in the area and, by the 1800s, a small community had
formed. Industry in the late 1800s consisted primarily of
logging and farming, particularly dairy farming.
Up until 1885, settlers in the area arrived by boat, using
the waterways that surround Pitt Meadows. In 1885,
when the Canadian Pacific Railway line was completed
through the area, Pitt Meadows had its first land
transportation link to New Westminster. Water-based
transportation became obsolete in 1914 when the first
Pitt River traffic bridge was put in place.
Pitt Meadows was unincorporated territory until
1874, when it became part of Maple Ridge. It
reverted to unincorporated territory in 1896 after its
landowners petitioned for removal from Maple Ridge
due to disputes over diking. Pitt Meadows became
incorporated as a municipality on April 24, 1914. The
community received its first post office in 1908, its first
school in 1909, electrical service in 1928 and a water
line in 1948.
In the early part of the 1900s, Japanese-Canadian
settlers arrived in the area and formed a significant
community in Pitt Meadows, so much so that they
built a community hall. This community had little time
to enjoy the facility, however, as Japanese-Canadians
were stripped of homes and businesses, then sent to
farms and internment camps in B.C.'s Interior during the
Second World War. The Japanese-Canadian community
of Pitt Meadows never fully recovered. In 2021, the City
adopted a Heritage Designation Bylaw that will protect
this important building for future generations.
They were followed by Dutch settlers who arrived shortly
after WWII and farmed in the Pitt Polder area. Here,
under the direction of Dr. Jan Blom and his company,
Pitt Polder Ltd., the first truly successful attempts at
diking the lowland areas were made, thus turning the
once swampy land into prime, fertile farmland.
The City is home to diverse communities, including the
South Asian community, which has been an important
part of the farming economy in British Columbia, nearly
since the municipality's incorporation.
THE JAPANESE CANADIAN FARMERS' ASSOCIATION AND FAMILIES
OUTSIDE THE JAPANESE CANADIAN HALL ON ADVENT ROAD, 1938C.
PHOTOGRAPH COURTESY OF PITT MEADOWS MUSEUM AND ARCHIVES.
192
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
LOCAL MILESTONES
1885
is constructed through Pitt
Meadows to Port Moody
1894
In the spring of 1894, the major
1948
Pitt Meadows joins the Greater
Vancouver Water District
1938
First Pitt Meadows Strawberry Festival
(precursor to Pitt Meadows Day)
1942
Beginning in 1942, Japanese
Canadians in BC were forcibly
relocated and interned in the name
of national security
1929
New municipal hall (now known as
the Heritage Hall) constructed to
replace the original building
1963
Pitt Meadows
Regional Airport opens
2009
Golden Ears Bridge connecting
Pitt Meadows and Maple Ridge to
Surrey and Langley opens and the
new Pitt River Bridge replaces the
1957 structure
2007
The District of Pitt Meadows is
incorporated as the City of Pitt Meadows
1893
district is organized
1876
Indian Act dictated where Indigenous
people could live and established reserves
1809
contact with Europeans
(Katzie) First Nation
settlement since time immemorial
1914
Pitt Meadows is incorporated
as a District Municipality
1957
A highway bridge is
built over the Pitt River
1990
Cenotaph constructed
2014
Pitt Meadows marks 100 years
since incorporation with community
centennial celebrations
Y E A R S
193
PHOTO CREDIT DOUGLAS MILLER
194
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
S1
CITY OF PITT
MEADOWS REGIONAL
CONTEXT STATEMENT
195
REGIONAL CONTEXT STATEMENT
The City of Pitt Meadows is located within the Lower
Fraser Valley at the confluence of the Pitt and Fraser
rivers. Its landscape has been shaped and nourished
by the force of the rivers, giving rise to one of Metro
Vancouver's most important agricultural areas. Although
centrally located within the Lower Mainland, Pitt
Meadows had, in the past, limited access to other parts
of the region. Recent infrastructure improvements,
including the construction of the Golden Ears Bridge
and the reconstruction of the Pitt River Bridge, have
vastly improved transportation routes to Pitt Meadows,
repositioning the municipality within the area in terms
of economic development. The municipality that once
served as a bedroom community in the region has shifted
course over the last decade to include more commercial
and industrial development, and therefore has become
more of a complete community for its residents.
According to the Local Government Act, each Metro
Vancouver member municipality is required to identify
the relationship between its Official Community
Plan and the Regional Growth Strategy (RGS) by
incorporating a regional context statement into its
OCP. If necessary, the regional context statement must
identify the inconsistencies between the OCP and the
RGS, and how the OCP will be made consistent over
time. This regional context statement maintains the City's
authority to make local planning decisions while ensuring
that Council and the Metro Vancouver board of directors
agree upon matters of legitimate regional interest.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
GOAL 1: CREATE A COMPACT URBAN AREA
STRATEGY 1.1
CONTAIN URBAN DEVELOPMENT WITHIN THE URBAN CONTAINMENT BOUNDARY
Metro 2040 Strategies
Recommended Municipal Role
City of Pitt Meadows OCP
1.1.3 Adopt Regional Context Statements which:
a. depict the Urban Containment Boundary on a map,
generally consistent with the Regional Land Use
Designations map (Map 2); and
The Urban Containment Boundary is depicted on the
OCP Map 1, Urban Land Use and Regional Features
Maps 1 and 2. It is generally consistent with the
Regional Land Use Designations Map. Virtually all
growth would be accommodated within the Urban
Containment Boundary.
b. provide municipal population, dwelling unit
and employment projections, with reference to
guidelines contained in Appendix Table A.1, and
demonstrate how municipal plans will work towards
accommodating the projected growth within the
Urban Containment Boundary.
The 2042 RGS projections for the City of Pitt
Meadows are:
»
Population = 24,000
»
Dwelling units = 9,400
»
Employment = 11,200
The City's 2042 projections are as follows:
»
Population = 23,800
»
Dwelling Units = 9,520
»
Employment = 11,300
STRATEGY 1.2
FOCUS GROWTH IN URBAN CENTRES AND FREQUENT TRANSIT DEVELOPMENT AREAS
Metro 2040 Strategies
Recommended Municipal Role
City of Pitt Meadows OCP
1.2.6 Adopt Regional Context Statements which:
a. provide dwelling unit and employment projections
that indicate the municipal share of planned growth
and that contribute to achieving the regional share
of growth for Urban Centres and Frequent Transit
Development Areas as set out in Table 2 (Metro
Vancouver Dwelling Unit and Employment Growth
Targets for Urban Centres and Frequent Transit
Development Areas);
The City's 2042 projections for the Urban Centre are:
»
Dwelling Units = 3046 (32% of total
dwelling units)
»
Employment = 3,749 (33% of total employment)
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REGIONAL CONTEXT STATEMENT
Metro 2040 Strategies
City of Pitt Meadows OCP
b. include policies for Urban Centres which:
i. identify the general location, boundaries and
types of Urban Centres on a map generally
consistent with the guidelines set out in Table
3 (Guidelines for Urban Centres and Frequent
Transit Development Areas) and the Regional
Land Use Designations map (Map 2);
ii. focus growth and development in Urban Centres,
generally consistent with guidelines set out
in Table 3 (Guidelines for Urban Centres and
Frequent Transit Development Areas);
iii. encourage office development through policies
and/or other financial incentives, such as zoning
that reserves capacity for office uses and density
bonus provisions;
iv. in co-ordination with the provision of transit
service, establish or maintain reduced residential
and commercial parking requirements in Urban
Centres, where appropriate;
The location and boundary of the Municipal Urban
Centre are depicted on Regional Features Maps 1 and
2 and encompasses the areas that are designated for
high- and medium-density multi-family residential,
mixed-use commercial/residential development
and the Civic Centre serving the local population.
This area embraces Harris Road and builds upon an
existing land use pattern that emerged in the 1970s
and 1980s with the development of several farms in
a linear pattern. It is intended that this Urban Centre
will become the heart of the local community. Existing
policies support focused residential and mixed-use
growth within the Urban Centre, such as permitting
higher densities and mixed uses in a pedestrian-
friendly environment, designating a Civic Centre within
the Urban Centre Area that will be the focus of public
facilities in the Municipality, all within walking distance
of the West Coast Express station and frequent transit.
Office development is encouraged within the urban
centre by protecting existing office/commercial uses;
by encouraging office and professional uses to locate
in the Urban Centre, close to public transit; and by
requiring first-floor commercial uses in the Urban
Centre. Pitt Meadows will work towards incorporating
additional policies and/or incentives for office uses
in the Urban Centre. The OCP contains policies
regarding the consideration of reduced parking
requirements in commercial and residential areas.
c. include policies for Frequent Transit Development
Areas which:
i. identify on a map, together with TransLink, the
general location and boundaries of Frequent
Transit Development Areas that are generally
consistent with:
+
Table 3 (Guidelines for Urban Centres and
Frequent Transit Development Areas);
+
TransLink's Frequent Transit Network, which
may be updated over time;
+
other applicable guidelines and policies of
TransLink for the Frequent Transit Network;
ii. focus growth and development in Frequent Transit
Development Areas, generally consistent with the
guidelines set out in Table 3 (Guidelines for Urban
Centres and Frequent Transit Development Areas);
iii. in co-ordination with the provision of transit service,
establish or maintain reduced residential and
commercial parking requirements within Frequent
Transit Development Areas, where appropriate;
No Frequent Transit Development Areas are proposed
in the OCP.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
Metro 2040 Strategies
City of Pitt Meadows OCP
d. include policies for General Urban areas which:
i. identify the General Urban areas and their
boundaries on a map generally consistent with the
Regional Land Use Designations map (Map 2);
ii. ensure development in General Urban areas outside
of Urban Centres and Frequent Transit Development
Areas are generally lower density than development
in General Urban areas within Urban Centres and
Frequent Transit Development Areas;
iii. where appropriate, identify small-scale Local
Centres in the General Urban areas that provide
a mix of housing types, local-serving commercial
activities and good access to transit. Local Centres
are not intended to compete with or compromise
the role of Urban Centres and should preferably be
located within Frequent Transit Development Areas
(see Map 11);
iv. exclude non-residential major trip-generating
uses, as defined in the Regional Context
Statement, from those portions of General Urban
areas outside of Urban Centres and Frequent
Transit Development Areas;
v. encourage infill development by directing growth
to established areas, where possible;
The location and boundary of the General Urban Area
are depicted on Regional Features Maps 1 and 2. OCP
policies and land use designations generally ensure
that development densities outside of the Urban
Centre are lower. The land use designations for high-
density residential development and for mixed-use
development, for example, are limited to the Urban
Centre. Since areas outside of the Urban Containment
Boundary are designated as "Agricultural" or "Rural",
development densities will be much lower still. No local
centres have been identified.
The OCP supports limited commercial development
along the north side of Lougheed Highway and east
of Harris Road, outside of the Urban Centre. This is
a historical designation, and it acknowledges the
economic potential of the Lougheed Highway through
the community. While no decision has been made at
this point, the City may, in the future, choose to propose
amending the regional land use designations and Urban
Containment Boundary encompassed by the Special
Study Area shown on Map 12 of the RGS. Otherwise,
the OCP does not anticipate any additional regionally
significant, non-residential, major-trip generating uses
within Pitt Meadows.
e. include policies that, for Urban Centres or Frequent
Transit Development Areas that overlay Industrial,
Mixed Employment, or Conservation and Recreation
areas, the Industrial, Mixed Employment, and
Conservation and Recreation intent and policies
prevail, except that higher density commercial
would be allowed in the Mixed Employment areas
contained within the overlay area;
The Urban Centre and the Frequent Transit
Development Area do not overlay Industrial, Mixed
Employment or Conservation and Recreation areas.
No Mixed Employment areas have been identified for
Pitt Meadows.
f. for Urban Centres, Frequent Transit Development
Areas and General Urban areas, include policies which:
i. support continued industrial uses by minimizing
the impacts of urban uses on industrial activities;
ii. encourage safe and efficient transit, cycling
and walking;
iii. implement transit priority measures, where
appropriate; and
iv. support district energy systems and renewable
energy generation, where appropriate.
The OCP contains guidelines that require buffers
between industrial uses and residential uses. The
OCP supports safe, linked and convenient pedestrian
circulation, and considers the needs of cyclists in
road design and upgrading. The OCP contains policy
encouraging the development of community energy
systems and renewable energy generation.
199
REGIONAL CONTEXT STATEMENT
STRATEGY 1.3
PROTECT RURAL AREAS FROM URBAN DEVELOPMENT
Metro 2040 Strategies
Recommended Municipal Role
City of Pitt Meadows OCP
1.3.3 Adopt Regional Context Statements which:
a. identify the Rural areas and their boundaries on a
map generally consistent with the Regional Land Use
Designations map (Map 2);
The location and boundary of the Rural areas are
depicted on Regional Features Maps 1 and 2.
b. limit development to a scale, form and density
consistent with the intent for the Rural land use
designation, and that is compatible with on-site
sewer servicing;
The OCP designates rural areas as "Rural Residential".
Development in those areas designated "Rural
Residential" is generally not supported.
c. include policies which:
i. specify the allowable density and form, consistent
with Action 1.3.1, for land uses within the Rural
land use designation;
ii. support agricultural uses within the Agricultural
Land Reserve and, where appropriate, outside of
the Agricultural Land Reserve.
Further subdivision of lands within the Rural land use
designation is generally not supported. Regional sewer
service is not being sought for these areas. The OCP
supports agricultural uses within the Agricultural Land
Reserve through the following ways:
»
supporting the retention of large land holdings and
the consolidation of small parcels;
»
application of a "no net loss" policy;
»
consideration of restricting residential development
within the Agricultural area;
»
including a new development permit area that
would buffer and protect agricultural land from
urban development; and
»
permitting agricultural uses in those areas outside
of the Agricultural Land Reserve designated as
"Rural Residential".
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
GOAL 2: SUPPORT A SUSTAINABLE ECONOMY
STRATEGY 2.1
PROMOTE LAND DEVELOPMENT PATTERNS THAT SUPPORT A DIVERSE REGIONAL
ECONOMY AND EMPLOYMENT CLOSE TO WHERE PEOPLE LIVE
Metro 2040 Strategies
Recommended Municipal Role
City of Pitt Meadows OCP
2.1.4 Adopt Regional Context Statements which:
a. include policies that support appropriate economic
development in Urban Centres, Frequent Transit
Development Areas, Industrial and Mixed
Employment areas;
The OCP supports a wide range of economic
development while maintaining a distinction between
the types of businesses that are permitted in certain
areas of the City. For example, those commercial
uses that serve a regional population are encouraged
to locate adjacent to Lougheed Highway and
major arterial roads while retail and office uses are
encouraged to locate in Urban Centre.
b. support the development of office space in Urban
Centres, through policies such as zoning that reserves
land for office uses, density bonus provisions to
encourage office development, variable development
cost charges and/or other financial incentives;
The OCP supports the development of office space in
Urban Centres through land use designations, such as
Town Centre Commercial, which permits high-density
mixed commercial and residential uses. The OCP also
supports the preservation of existing commercial areas
rather than allowing them to be converted to other
uses. Using incentives to increase office development
in the Urban Centre is not addressed in the OCP.
The Urban Centre is envisioned as containing dense
mixed residential/ commercial development and civic
spaces, primarily serving the local community. Major
trip-generating uses, such as large office buildings
and shopping centres, do not fit the scale or form of
development that is envisioned for the Urban Centre.
201
REGIONAL CONTEXT STATEMENT
Metro 2040 Strategies
City of Pitt Meadows OCP
c. include policies that discourage major commercial
and institutional development outside of Urban
Centres or Frequent Transit Development Areas;
The OCP generally supports focusing local
development within the Urban Centre through
its land use designations, which include Town
Centre Commercial. The Town Centre Commercial
designation permits high-density mixed-commercial
and residential uses appropriate to the community's
central area. Generally, the floor area ration (FAR) for
commercial uses outside of the urban centre is of a
lower density than the FAR within the centre. The
OCP encourages the redevelopment of lands within
the Municipal Urban Centre for local commercial
uses. Lands have historically been designated within
the OCP for Highway Commercial Uses outside of
the Municipal Urban Centre, along the north side of
the Lougheed Highway and east of Harris Road. This
designation acknowledges the economic potential
of the Lougheed Highway through the community.
While no decision has been made at this point, the
City may, in the future, choose to amend the land
use designations and Urban Containment Boundary
encompassed by the Special Study Area as shown
on Map 12 of the RGS. Any further commercial
and institutional growth is limited by the Urban
Containment Boundary and the Agricultural Land
Reserve. The OCP does not anticipate any additional
regionally significant, non-residential, major trip
-generating uses within Pitt Meadows at this time.
d. show how the economic development role of Special
Employment Areas, post-secondary institutions
and hospitals is supported through land use and
transportation policies.
Not applicable. No Special Employment Areas have
been identified for Pitt Meadows, and there are no
post-secondary institutions or hospitals.
202
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
STRATEGY 2.2
PROTECT THE SUPPLY OF INDUSTRIAL LAND
Metro 2040 Strategies
Recommended Municipal Role
City of Pitt Meadows OCP
2.2.4 Adopt Regional Context Statements which:
a. identify the Industrial areas and their boundaries on a
map generally consistent with the Regional Land Use
Designations map (Map 2);
Industrial areas consistent with the Regional Growth
Strategy are identified on Regional Features Maps 1
and 2.
b. include policies for Industrial areas which:
i. support and protect industrial uses;
ii. support appropriate accessory uses, including
commercial space and caretaker units;
iii. exclude uses which are inconsistent with the
intent of industrial areas, such as medium- and
large-format retail, residential uses (other than
industrial caretaker units where necessary) and
stand-alone office uses that are not supportive of
industrial activities;
iv. encourage better utilization and intensification of
industrial areas for industrial activities;
The Official Community Plan supports and protects
industrial areas as follows:
»
designating areas as "Business Park" and "Industrial",
consistent with the Regional Growth Strategy;
»
defining "Business Park" as clean business
industrial uses in office-like structures;
»
designating land-use definitions that support
manufacturing, processing, storage, wholesale and
warehouse uses;
»
including policies that encourage higher
employment and land use densities; and
»
permitting office uses as an accessory use only.
c. identify the Mixed Employment areas and their
boundaries on a map generally consistent with the
Regional Land Use Designations map (Map 2);
No Mixed Employment Areas have been identified for
Pitt Meadows.
203
REGIONAL CONTEXT STATEMENT
Metro 2040 Strategies
City of Pitt Meadows OCP
d. include policies for Mixed Employment areas which:
i. support a mix of industrial, commercial, office and
other related employment uses while maintaining
support for established industrial areas, including
potential intensification policies for industrial
activities, where appropriate;
ii. allow large- and medium-format retail, where
appropriate, provided that such development
will not undermine the broad objectives of the
Regional Growth Strategy;
iii. support the regional objective of concentrating
commercial and other major trip-generating
uses in Urban Centres and Frequent Transit
Development Areas;
iv. where Mixed Employment areas are located within
Urban Centres or Frequent Transit Development
Areas, support higher density commercial
development and allow employment and service
activities consistent with the intent of Urban
Centres or Frequent Transit Development Areas;
v. allow low-density infill/expansion based on
currently accepted local plans and policies in
Mixed Employment areas and support increases
in density only where the Mixed Employment area
has transit service or where an expansion of transit
service has been identified in TransLink's strategic
transportation plans for the planned densities;
vi. exclude residential uses, except for an accessory
caretaker unit;
No Mixed Employment Areas have been identified for
Pitt Meadows.
e. include policies which help reduce environmental
impacts and promote energy efficiency.
The OCP contains several policies that help to reduce
the environmental impacts and promote energy
efficiency, such as encouraging higher employment
and land use densities, and permitting clean, high-
quality industrial/business park uses.
204
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
STRATEGY 2.3
PROTECT THE SUPPLY OF AGRICULTURAL LAND AND PROMOTE
AGRICULTURAL VIABILITY WITH AN EMPHASIS ON FOOD PRODUCTION
Metro 2040 Strategies
Recommended Municipal Role
City of Pitt Meadows OCP
2.3.6 Adopt Regional Context Statements which:
a. specify the Agricultural areas and their boundaries on
a map generally consistent with the Regional Land
Use Designations map (Map 2);
Agricultural areas consistent with the Regional Growth
Strategy are identified on Regional Features Maps 1
and 2.
b. include policies to support agricultural viability
including those which:
i. assign appropriate regional land use designations
that support agricultural viability and discourage
non-farm uses that do not complement agriculture;
ii. discourage subdivision of agricultural land,
leading to farm fragmentation;
iii. where feasible, and appropriate with other
governments and agencies, maintain and
improve transportation, drainage and irrigation
infrastructure to support agricultural activities;
iv. manage the agricultural-urban interface to protect
the integrity and viability of agricultural operations
(e.g., buffers between agricultural and urban areas
or edge planning);
v. demonstrate support for economic development
opportunities for agricultural operations (e.g.,
processing, agri-tourism, farmers' markets and
urban agriculture);
vi. encourage the use of agricultural land, with an
emphasis on food production;
vii. support educational programs that provide
information on agriculture and its importance for
the regional economy and local food systems.
The Official Community Plan designates areas
as "Agricultural", consistent with the Regional
Growth Strategy;
The retention of large land holdings and the
consolidation of small parcels and the application of a
"no net loss" policy is supported in the OCP;
The OCP includes policies on infrastructure and
transportation that supports agricultural activities,
including supporting changes to the road network
that would address traffic volumes on Old Dewdney
Trunk Road;
Policies regarding buffering agricultural land from
urban uses are included, as is a new development
area that is intended address agricultural and urban
land use conflicts. Agri-tourism and value-added
agricultural business initiatives are specifically
supported in the OCP. Consideration of restricting
residential development within the Agricultural area
is included; the OCP contains policies that support
educational programs that provide information
on agriculture and its importance for the regional
economy and local food systems.
205
REGIONAL CONTEXT STATEMENT
GOAL 3: PROTECT THE ENVIRONMENTAL AND
RESPOND TO CLIMATE CHANGE IMPACTS
STRATEGY 3.1
PROTECT CONSERVATION AND RECREATION LANDS
Metro 2040 Strategies
Recommended Municipal Role
City of Pitt Meadows OCP
3.1.4 Adopt Regional Context Statements which:
Conservation and Recreation areas consistent with the
Regional Growth Strategy are identified on Regional
Features Maps 1 and 2.
a. identify Conservation and Recreation areas and their
boundaries on a map generally consistent with the
Regional Land Use Designations map (Map 2);
Areas are designated as "Conservation Area",
"Wildlife Management Area" and "Open Space" on
Schedules 2A and 2B, consistent with the Regional
Growth Strategy. The OCP includes definitions of
"Conservation Area", "Wildlife Management Area"
and "Open Space" that limit the uses of those lands
to passive recreation, and in the case of conservation
area, as nature preserves where facilities for passive
recreation are discouraged.
b. include land use policies to support the protection of
Conservation and Recreation areas that are generally
consistent with the following:
i. public service infrastructure, including the supply
of high-quality drinking water;
ii. environmental conservation;
iii. recreation, primarily outdoor;
iv. education, research and training facilities and uses
that serve conservation and/or recreation users;
v. commercial uses, tourism activities and public,
cultural or community amenities that are
appropriately located, scaled and consistent with
the intent of the designation;
vi. limited agricultural use, primarily soil-based; and
Several areas in Pitt Meadows are designated
as Development Permit Areas for the purposes
of mitigating the impact of development on the
natural environment.
c. include policies, where appropriate, that effectively
buffer Conservation and Recreation areas from
activities in adjacent areas.
The OCP does not contain policies regarding buffering
Conservation and Recreation areas from adjacent
areas (which are primarily agricultural) since these are
located within agricultural areas.
206
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
STRATEGY 3.2
PROTECT AND ENHANCE NATURAL FEATURES AND THEIR CONNECTIVITY
Metro 2040 Strategies
Recommended Municipal Role
City of Pitt Meadows OCP
3.2.4 Adopt Regional Context Statements which:
include policies and/or maps that indicate how
ecologically important areas and natural features will be
managed (as conceptually shown on Map 10) (e.g., steep
slopes and ravines, intertidal areas and other natural
features not addressed in Strategy 3.1).
Environmentally sensitive areas are identified on Map
8 of the Official Community Plan. Most of the land
identified as environmentally sensitive within the
OCP is within the authority of a variety of agencies,
including, but not limited to, the Regional, Provincial
and Federal Governments. The OCP supports working
co-operatively with such agencies to ensure effective
management of environmentally sensitive areas.
3.2.5 In collaboration with other agencies, develop
and manage municipal components of the Metro
Vancouver Regional Recreation Greenway Network and
connect community trails, bikeways and greenways
to the Regional Recreation Greenway Network where
appropriate.
The municipality's trail network is identified in the
OCP. The trails shown on these schedules overlap
with the Regional Greenway Network as shown on
Map 9: Regional Recreation Greenway Network of the
Regional Growth Strategy. The Official Community
Plan supports the connection of the community trail
network with the Regional Greenway Network.
3.2.6 Identify, where appropriate, measures to
protect, enhance and restore ecologically important
systems, features, corridors and establish buffers along
watercourses, coastlines, agricultural lands and other
ecologically important features (e.g., conservation
covenants, land trusts, tax exemptions and eco-gifting).
The Official Community Plan supports the protection
and enhancement of ecologically important features
such as the shorelines and wetlands; for example,
the OCP requires environmental impact assessments
for development applications outside of the Urban
Containment Boundary.
3.2.7 Consider watershed and ecosystem planning and/
or Integrated Stormwater Management Plans in the
development of municipal plans.
As part of the Regional District's mandate, the City
adopted an Integrated Storm Water Management
Plan in 2014. The OCP contains additional supportive
policies regarding integrated stormwater management
as well as policies encouraging green infrastructure.
207
REGIONAL CONTEXT STATEMENT
STRATEGY 3.3
ENCOURAGE LAND USE AND TRANSPORTATION INFRASTRUCTURE THAT REDUCE ENERGY
CONSUMPTION AND GREENHOUSE GAS EMISSIONS, AND IMPROVE AIR QUALITY
Metro 2040 Strategies
Recommended Municipal Role
City of Pitt Meadows OCP
3.3.4 Adopt Regional Context Statements which:
a. identify how municipalities will use their land-
development and transportation strategies to
meet their greenhouse gas-reduction targets and
consider how these targets will contribute to the
regional targets;
The Official Community Plan supports the reduction of
GHG emissions by:
»
crafting a land use plan that will accommodate Metro
Vancouver population projections for Pitt Meadows;
»
delineating an Urban Containment Boundary
that would contain most of the future population
within it;
»
locating commercial and industrial land uses within
the Urban Containment Boundary;
»
continuing to enhance and extend the trail/cycling
network; and
»
supporting regional and provincial transportation
agencies to help provide transportation choice
b. identify policies and/or programs that reduce energy
consumption and greenhouse gas emissions, and
improve air quality from land use and transportation
infrastructure, such as:
»
building retrofits and construction of new
buildings to green performance guidelines or
standards, district energy systems, and energy
recovery and renewable energy generation
technologies, such as solar panels and
geoexchange systems, and electric vehicle
charging infrastructure;
»
community design and facility provision that
encourages transit, cycling and walking (e.g.,
direct and safe pedestrian and cycling linkages to
the transit system);
The OCP supports the Region's goals with regards to
the reduction of GHG emissions and commits to carbon
neutrality by 2050. According to the Pitt Meadows
Energy and Greenhouse Gas Emissions Reduction Plan
(adopted in 2011), the majority of achievable reduction
initiatives that are the responsibility of the municipality
are found in the community buildings sector. These
initiatives include encouraging energy retrofits for
existing building stock, ensuring that new buildings
are built to high standards of energy efficiency and
encouraging the development of community energy
systems. Emissions from transportation can also be
reduced through maintaining the Urban Containment
Boundary and transportation planning and investment.
The OCP also supports the implementation of the
Pedestrian and Cycling Master Plan, which in turn
supports the improvement of existing walking and
cycling paths, and recommends the creation of new
ones. These paths are intended to provide linkages to
the transit system.
c. focus infrastructure and amenity investments in
Urban Centres and Frequent Transit Development
Areas, and at appropriate locations along TransLink's
Frequent Transit Network; and
Infrastructure and amenity investments are
concentrated in the Urban Centre where most of
the population is intended to reside and denser
commercial development is intended to take place.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
Metro 2040 Strategies
City of Pitt Meadows OCP
d. implement land use policies and development-control
strategies which support integrated stormwater
management and water conservation objectives.
The City adopted an ISMP in November 2016. In
doing so, it fulfilled its obligation to Metro Vancouver
as laid out in the regional Liquid Waste Management
Plan.
The OCP contains policies that support the
conservation of water, integrated stormwater
management and green infrastructure (most of these
policies can be found in the Local Systems chapter).
STRATEGY 3.4
ENCOURAGE LAND USE AND TRANSPORTATION INFRASTRUCTURE THAT IMPROVE THE
ABILITY TO WITHSTAND CLIMATE CHANGE IMPACTS AND NATURAL HAZARD RISKS
Metro 2040 Strategies
Recommended Municipal Role
City of Pitt Meadows OCP
3.4.4 Adopt Regional Context Statements which:
include policies to encourage settlement patterns that
minimize risks associated with climate change and
natural hazards (e.g., earthquakes, flooding, erosion,
subsidence, mudslides, interface fires); and
Most of Pitt Meadows is covered by floodplain
and protected by dikes. However, most urban
development, and particularly high-density urban
residential development, is located in the highland
area, out of the floodplain. The OCP supports
continued development and densification in the
highland area, which is located within the urban
containment boundary. Moreover, the Urban Centre
as delineated in Regional Features Maps 1 and 2 is
located entirely within the highland area.
3.4.5 Consider incorporating climate change and natural
hazard risk assessments into the planning and location of
municipal utilities, assets and operations.
The City supports such actions, for example, through
the implementation of the Floodplain Designation and
Construction Control Bylaw (first adopted in 2008 and
amended in 2012), supporting improvements to the
diking system, and encouraging developers and others
to utilize flood management best.
209
REGIONAL CONTEXT STATEMENT
GOAL 4: DEVELOP COMPLETE COMMUNITIES
STRATEGY 4.1
PROVIDE DIVERSE AND AFFORDABLE HOUSING CHOICES
Metro 2040 Strategies
Recommended Municipal Role
City of Pitt Meadows OCP
4.1.7 Adopt Regional Context Statements which:
a. include policies or strategies that indicate how
municipalities will work towards meeting the
estimated future housing demand as set out in
Appendix Table A.4, which:
i. ensure the need for diverse housing options
is articulated in municipal plans and policies,
including neighbourhood and area plans;
ii. increase the supply and diversity of housing
stock through infill developments, more compact
housing forms and increased density;
iii. in collaboration with the federal government and
the province, assist in increasing the supply of
affordable rental units for households with low or
low to moderate incomes through policies, such
as density bonus provisions, inclusionary zoning
or other mechanisms, particularly in areas that are
well served by transit; and
iv. encourage and facilitate affordable housing
development through measures such as reduced
parking requirements, streamlined and prioritized
approval processes, below-market leases of
publicly owned property and fiscal measures.
The OCP supports such actions, for example, by:
»
supporting a range of housing choices, including
apartments, townhouses, infill housing such as
duplexes, garden suites, particularly within walking
distance of transit, and through the legalization of
secondary suites;
»
considering higher density residential dwelling types,
which are contemplated within the Urban Centre;
»
collaborating with the federal and provincial
governments to increase the supply of affordable
rental units; and
»
investigating using reduced parking requirements,
density bonus provisions and a community amenity
fund to encourage and facilitate affordable
housing development.
4.1.8 Prepare and implement Housing Action Plans which:
a. assess local housing market conditions, by tenure,
including assessing housing supply, demand
and affordability;
The HAP includes an assessment of local housing
conditions, by tenure, including housing supply,
demand and affordability. The HAP concludes that Pitt
Meadows has:
»
a continued demand for single-detached homes
but that given the short supply of land, a broader,
more diverse mix of housing forms will be needed;
»
a shortage of suitable rental housing for single
people;
»
a shortage of affordable ownership options for
some moderate-income households; and
»
limited affordable seniors-oriented housing.
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CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
Metro 2040 Strategies
City of Pitt Meadows OCP
b. identify housing priorities, based on the assessment
of local housing market conditions, and consideration
of changing household demographics, characteristics
and needs;
Housing priorities have been determined and identified
in the OCP and the HAP as follows:
»
create a broader mix of housing types;
»
increase the supply of rental housing;
»
continue to facilitate the development and
legalization of secondary suites;
»
maintain high standards of safety and maintenance
for all rental housing;
»
support the development of new non-market housing;
»
support regional efforts to eliminate
homelessness; and
»
build housing capacity through information
and outreach.
c. identify implementation measures within the
jurisdiction and financial capabilities of municipalities,
including actions set out in Action 4.1.7;
The following implementation measures within the
jurisdiction and financial capabilities of the municipality
have been identified in the OCP and the HAP:
»
investigating the use of reduced parking
requirements, density bonus provisions, waiving
or reducing development permit fees, and a
community amenity fund to encourage and
facilitate affordable housing development;
»
supporting a range of housing sizes and types;
»
continuing support for secondary suite legalization
and development; and
»
preparing and providing information re: non-market/
affordable housing, higher density developments,
secondary suites, livable smaller homes, etc.
d. encourage the supply of new rental housing and
where appropriate, mitigate or limit the loss of
existing rental housing stock;
The OCP and the HAP contain policies to increase the
supply of rental housing and to help mitigate or limit
the loss of existing rental stock:
»
consideration of waiving or reducing development
and permit fees for purpose-built rental housing;
»
consideration of reducing parking requirements for
purpose-built rental housing;
»
consideration of property tax exemptions for a
period of time; and
»
negotiation of additional density on a project-
by-project basis for the development of new
rental housing.
211
REGIONAL CONTEXT STATEMENT
Metro 2040 Strategies
City of Pitt Meadows OCP
e. identify opportunities to participate in programs
with other levels of government to secure additional
affordable housing units to meet housing needs
across the continuum; and
The OCP and the HAP identify opportunities to
participate with other levels of government to secure
additional housing units, such as:
»
participating in the Maple Ridge-Pitt Meadows
Housing Table and other such partnerships;
»
participating in regional initiatives and
committees; and
»
supporting Metro Vancouver's Regional
Homelessness Plan and other efforts of the
Regional Steering Committee on Homelessness.
f. co-operate with and facilitate the activities of the Metro
Vancouver Housing Corporation under Action 4.1.5.
Policies within the OCP and the HAP are
supportive of the activities of the Metro Vancouver
Housing Corporation.
STRATEGY 4.2
PROVIDE DIVERSE AND AFFORDABLE HOUSING CHOICES
Metro 2040 Strategies
Recommended Municipal Role
City of Pitt Meadows OCP
4.2.4 Include policies within municipal plans or strategies, that
may be referenced in the Regional Context Statements, which:
a. support compact, mixed-use, transit, cycling- and
walking-oriented communities;
Many OCP policies support a compact, mixed-use,
transit, cycling- and walking-oriented community. For
example:
»
locating medium- to high-density multi-family
housing within the Urban Centre and within walking
distance of the transit;
»
supporting alternative transportation initiatives and
the use of public transit;
»
preserving agricultural land and maintaining the
Urban Containment Boundary;
»
maintaining and enhancing the City's multi-use trail
network to provide connections; and
»
considering the needs of cyclists in road design,
and upgrading and requiring bicycle parking and
end-of-trip facilities for new developments.
b. locate community, arts, cultural, recreational,
institutional, medical/health, social service, education
facilities and affordable housing development in
Urban Centres or areas with good access to transit;
The OCP encourages the Urban Centre to be the
central focus of activity by permitting higher densities
and mixed uses; by designating a Civic Centre within
the Urban Centre that will be a focus of public facilities
in the municipality.
212
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
Metro 2040 Strategies
City of Pitt Meadows OCP
c. provide public spaces and other place-making
amenities for increased social interaction and
community engagement;
The OCP supports the establishment of a variety of
different public spaces and other amenities, such as
the designation of a Civic Centre, the construction of a
community centre and public space in Osprey Village,
and having parks and open spaces for both passive
and active recreation.
d. support active living through the provision of
recreation facilities, parks, trails, and safe and inviting
pedestrian and cycling environments;
The OCP meets the recreational needs of the
community through a combination of approaches,
including providing parks for active and passive uses,
public sports facilities, open spaces, trails, bike paths
and protected natural areas.
e. support food production and distribution throughout
the region, including in urban areas, rooftop gardens,
green roofs and community gardens on private and
municipal lands, and healthy food retailers, such as
grocery stores and farmers' markets, near housing
and transit services;
The OCP expresses a commitment to the preservation
of farmland and encourages active farming through a
variety of measures, including limiting urban uses to
the Urban Containment Boundary.
f. assess overall health implications of proposed new
communities, infrastructure and transportation
services, including air quality and noise, with input
from public health authorities;
No "new communities" are planned.
g. support universally accessible community design;
Policies in the OCP support accessible and inclusive
public parks, streetscapes and facilities. The City has
adopted and is implementing "Plan and Design for
Choice", universal design guidelines for outdoor spaces
(completed in 2010). The City also adopted an adaptable
housing policy in 2011 that requires 100% of all units
in new apartment buildings be built to adaptable
construction standards as outlined in the policy.
h. where appropriate, identify small-scale Local Centres
in General Urban areas that provide a mix of housing
types, local-serving commercial activities and good
access to transit. Local Centres are not intended
to compete with or compromise the role of Urban
Centres and should preferably be located within
Frequent Transit Development Areas; and
No Local Centres have been identified at this time.
i. recognize the Special Employment Areas as shown
on the Local Centres, Hospitals and Postsecondary
Institutions map (Map 11). Special Employment Areas
are located outside of Urban Centres and Frequent
Transit Development Areas, and are region-serving,
special purpose facilities that have a high level of
related transportation activity due to employee,
student or passenger trips.
Not applicable. Pitt Meadows does not have Special
Employment Areas .
213
REGIONAL CONTEXT STATEMENT
GOAL 5: SUPPORT SUSTAINABLE TRANSPORTATION CHOICES
STRATEGY 5.1
COORDINATE LAND USE AND TRANSPORTATION TO ENCOURAGE TRANSIT,
MULTIPLE-OCCUPANCY VEHICLES, CYCLING AND WALKING
Metro 2040 Strategies
Recommended Municipal Role
City of Pitt Meadows OCP
5.1.6 Adopt Regional Context Statements which:
a. identify land use and transportation policies and
actions, and describe how they are co-ordinated to
encourage a greater share of trips made by transit,
multiple-occupancy vehicles, cycling and walking,
and to support TransLink's Frequent Transit Network;
The OCP encourages the location of higher density
housing and commercial uses within walking distance of
public transit. The OCP also supports the improvement
of existing walking and cycling paths, and recommends
the creation of new ones. These paths are intended to
provide linkages to the transit system.
b. identify policies and actions that support the
development and implementation of municipal
and regional transportation system and demand-
management strategies, such as parking pricing
and supply measures, transit priority measures,
ridesharing and car-sharing programs; and
The OCP contains policies supporting the
collaboration with the Province and TransLink to
implement integrated transportation systems and the
development of traffic-management plans, including
traffic-calming measures.
c. identify policies and actions to manage and enhance
municipal infrastructure to support transit, multiple-
occupancy vehicles, cycling and walking.
The OCP promotes working with TransLink to provide
transportation choice. The OCP also supports the
improvement of existing walking and cycling paths, and
recommends the creation of new ones.These paths are
intended to provide linkages to the transit system.
214
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
STRATEGY 5.2
COORDINATE LAND USE AND TRANSPORTATION TO SUPPORT THE SAFE AND
EFFICIENT MOVEMENT OF VEHICLES FOR PASSENGERS, GOODS AND SERVICES
Metro 2040 Strategies
Recommended Municipal Role
City of Pitt Meadows OCP
5.2.3 Adopt Regional Context Statements which:
a. identify routes on a map for the safe and efficient
movement of goods and service vehicles to, from and
within Urban Centres, Frequent Transit Development
Areas, Industrial, Mixed Employment and Agricultural
areas, Special Employment Areas, ports, airports and
international border crossings;
Routes for the safe and efficient movements of goods
and services to and from the Urban Area, Industrial
Areas, Agricultural Area and the airport are depicted
on Regional Features Maps 1 and 2.
b. identify land use and related policies and actions that
support optimizing the efficient movement of vehicles
for passengers, Special Employment Areas, goods
and services on the Major Road Network, provincial
highways and federal transportation facilities;
The OCP supports working with the Province and
TransLink to implement integrated transportation, in
particular addressing traffic volumes on Old Dewdney
Trunk Road and backups experienced at the Harris
Road and Lougheed Highway intersection.
c. support the development of local and regional
transportation system management strategies, such
as the provision of information to operators of goods
and service vehicles for efficient travel decisions,
management of traffic flow using transit priority
measures, co-ordinated traffic signalization and lane
management; and
The OCP encourages working with provincial and
regional transportation authorities to ensure the
movement of traffic through the community while
taking the community's needs into consideration.
d. identify policies and actions which support the
protection of rail rights-of-way and access points to
navigable waterways in order to preserve the potential
for goods movement, in consideration of the potential
impacts on air quality, habitat and communities.
The OCP encourages liaising with CP Rail regarding
operations and planning for the Vancouver Intermodal
Terminal to ensure the movement of goods through
the community while taking the community's needs into
account. The OCP limits uses and activities that would
interrupt or limit the navigation and transportation
functions of rivers within the municipality.
215
REGIONAL CONTEXT STATEMENT
6.1: REGIONAL GROWTH STRATEGY IMPLEMENTATION FRAMEWORK
Providing for Appropriate Municipal Flexibility
Metro 2040 Policies
City of Pitt Meadows Response
6.2.7 A municipality may include language in its
Regional Context Statement that permits amendments
to the municipality's Official Community Plan to adjust
the boundaries of regional land use designations (or
their equivalent OCP designation) within the Urban
Containment Boundary.
The OCP hereby permits such amendments.
6.2.8 A municipality may include language in its
Regional Context Statement that permits amendments
to the municipality's Official Community Plan to adjust
the boundaries of the municipality's Urban Centres
and Frequent Transit Development Areas, provided
such boundary adjustments meet the guidelines set
out in Table 3 (Guidelines for Urban Centres and
Frequent Transit Development Areas) of the Regional
Growth Strategy.
The OCP hereby permits such amendments.
6.2.9 Municipalities will notify Metro Vancouver of all
adjustments, as permitted by sections 6.2.7 and 6.2.8, as
soon as practicable after the municipality has adopted its
Official Community Plan amendment bylaw.
The City will implement RGS policy 6.2.9.
6.2.10 If a municipality includes language in its
Regional Context Statement that permits amendments
to the municipality's Official Community Plan to adjust
the boundaries of regional land use designations within
the Urban Containment Boundary or the boundaries of
Urban Centres and Frequent Transit Development Areas,
as permitted by sections 6.2.7 and 6.2.8 respectively, the
prescribed adjustments do not require an amendment to
the municipality's Regional Context Statement. All other
adjustments to regional land use designation boundaries
will require an amendment to the municipality's Regional
Context Statement, which must be submitted to the
Metro Vancouver Board for acceptance in accordance
with the requirements of the Local Government Act.
The OCP hereby permits such amendments.
216
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
0
1,000
2,000
3,000
4,000
Meters
Harris Rd
Rannie Rd
Hale Rd
Neaves Rd
Ford Rd
Rannie Rd
203rd St
Middleton Rd
McKechnie Rd
Sharpe Rd
McNeil Rd
Baynes Rd
Reichenbach Rd
Rippington Rd
Old Dewdney Trunk Rd
Kennedy Rd
Wooldridge Rd
132nd Ave/Old Dewdney Trunk Rd
Richardson Rd
McTavish Rd
Windsor Rd
Thompson Rd
Connecting Rd
Fenton Rd
McQuarrie Rd
Fraser Way
Fraser Dyke Rd
196C St
141st Ave
Green Rd
Ford Rd Detour
Sheridan Dr
200th St
Charlier Rd
176th St
Patrick Rd
McDonald Rd
150th Ave
Menzies Rd
Barnes Rd
129th Ave
Mountain Pl
Rannie Rd
Ford Rd
Neaves Rd
Ford Rd Detour
McNeil Rd
Ladner Rd
Rannie Rd
124A Ave
Lougheed Highway
Harris Rd
Old Dewdney Trunk Rd
Harris Rd
Lougheed Highway
Harris Rd
Canadian Pacific Railway
Canadian Pacific Railway
Kennedy Rd
Hammond Rd
224 St
Airport Way
Golden Ears Way
REGIONAL FEATURES MAP 1 - RURAL AREA OF PITT MEADOWS
Agricultural
Urban Boundary
Conservation and Recreation
General Urban
Industrial
Rural Areas
City Truck Routes
Provincial Highway
Town Centre Boundary
Limited Use Truck Route (Max 26,100 Kg)
Major Road Network (GEB)
Metro Vancouver Special Study Area
217
REGIONAL CONTEXT STATEMENT
Harris Rd
Bonson Rd
Baynes Rd
Park Rd
Hammond Rd
Blakely Rd
188th St
189A St
193rd St
122nd Ave
119th Ave
116A Ave
Fraser Way
194B St
188A St
Davison Rd
Advent Rd
McMyn Rd
Bonson Rd
Garden
Way
Lougheed Highway
Lougheed Highway
Canadian Pacific Railway
Canadian Pacific Railway
Ford Rd
Somerset Dr
Park Rd
118B Ave
116B Ave
195B St
Mitchell Rd
Joyner Pl
189B St
S Wildwood Cres
117th Ave
N Wildwood Cres
117B Ave
118B Ave
Somerset Dr
191B St
120B Ave
Wildwood Pl
196B St
Park Rd
190th St
117A Ave
193B St
Blaney Dr
Alouette Blvd
Nikola St
190A St
Chestnut Cres
192A St
119B Ave
Cedar Lane
119A Ave
Ford Rd
119th Ave
Hammond Rd
Wildcrest Ave
Orchard Lane
Harris Rd
Harris Rd
Harris Rd
Harris Rd
122A Ave
120th Ave
191st St
Wildwood Cres
Maple Pl
195A St
McMyn Ave
121B Ave
Hoffmann Way
196A St
Cusick Cres
193A St
Springdale Dr
194A St
Southgate Dr
114B Ave
Blaney Cres
Blaney Way
197B St
198th St
197A St
Bay Mill Rd
Fairfield Ave
Fieldstone Walk
191A St
188B St
Oak Terr
Sunnyside Pl
Barnston View Rd
121A Ave
Bruce Dr
Meadow
Sunset Lane
122B Ave
Tully Cres
Cypress Crt
Sawyer's Rd
192B St
Doerksen Dr
194th St
Brighton Pl
Honeydew Dr
Willow Way
115B Ave
123A Ave
Lehman Pl
123B Ave
Blossom Bay
Herring Pl
Charnley Crt
Shingle
Greenhaven
Crt
Silverthorne Pl
193A St
195B St
189A St
188A St
193rd St
116B Ave
121st Ave
117B Ave
195B St
192A St
190th St
121B Ave
114B Ave
194B St
120B Ave
193rd St
190th St
117B Ave
118B Ave
194B St
Bonson Rd
195A St
118B Ave
120th Ave
191B St
124th Ave
123rd Ave
116B Ave
193B St
189A St
119B Ave
120B Ave
Bonson Rd
115A Ave
119B Ave
115A Ave
194A St
116A Ave
119th Ave
122B Ave
189A St
189B St
194B St
193A St
193rd St
117A Ave
124A Ave
190A St
194A St
120th Ave
Advent Rd
120B Ave
bolt Cres
Alouette Pl
189A St
Alllen Way
124th Ave
Cedar Lane
Chestnut Cres
Airport Way
0
200
400
600
800
Meters
General Urban
Urban Boundary
Rural Areas
Agricultural
Conservation and Recreation
Industrial
Town Centre Boundary
Metro Vancouver Special Study Area
City Truck Routes
Provincial Highway
Limited Use Truck Route (Max 26,100 Kg)
Major Road Network
REGIONAL FEATURES MAP 2 - URBAN AREA OF PITT MEADOWS
218
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
S2
AREA SPECIFIC
PLANS & POLICIES
Prepared for the City of Pitt Meadows
by IBI Group
May 2017
South Harris Business Park
Design Guidelines
1.
Introduction ........................................................ 2
2. Design Intent & Objectives .................................. 4
3.
Streetscape ........................................................ 6
4.
Greenway ............................................................ 8
5.
Buildings ............................................................10
6.
Landscape ........................................................ 13
7.
Employee & Community Amenity ..................... 16
8.
Lighting ............................................................. 18
9.
Signage ............................................................. 20
10. Parking, Loading & Storage .............................. 22
Table of Contents
1
1 Introduction
The following guidelines are intended to
supplement the policy directions in the
City of Pitt Meadows Official Community Plan
(OCP) and the guidelines of Development
Permit Area No. 4 - Business Park. These
guidelines provide specific guidance for future
phases of the Golden Ears Business Park as
indicated on the Location Map on page 3. The
principles in this document can also be applied
to the future development of lands elsewhere in
the City with the Business Park designation.
Context
The undeveloped portions of the business park
lands are located in the South Harris/South Bonson
community of Pitt Meadows. The area is bounded
by Harris Road to the west, Fraser Way to the south
and is bisected by Airport Way, a municipal truck
route that provides access to the Golden Ears Bridge.
West of Harris Road are the Pitt Meadows Airport
lands, the City's Public Works Yard and phases 1
and 2 of the Golden Ears Business Park. Residential
neighbourhoods frame the site on the north and
southeast edge, while the Pitt Meadows Athletic
Parks frames the northeast edge. South of the site,
residential development and a linear park with access
to the Trans Canada Trail hug the Fraser River.
With this combination of adjacent uses and
transportation routes, the site becomes a transitional
area with a range of conditions, connectivity
opportunities, and the need to create appropriate
interfaces on all sides.
"New bridge" by gillicious, under license CC BY SA 2.0, from
https://www.flickr.com/photos/ggunson/2885763578
2
MAY 2017
SOUTH HARRIS BUSINESS PARK DESIGN GUIDELINES
introduCtion
FRASER RIVER
LOUGHEED HWY
GOLDEN EARS WAY
BAYNES RD
BONSON RD
HAMMOND RD
HARRIS RD
AIRPORT WAY
FORD RD
FRASER WAY
FUTURE
BUSINESS
PARK
SOUTH HARRIS BUSINESS PARK
Location Map
2
2 Design Intent
& Objectives
The purpose of these design guidelines is to articulate
a sense of design continuity for the future development
of the business park. As such, these guidelines provide
recommendations for the form and character of the
business park in terms of:
-
Streetscape
-
Greenway
-
Buildings
-
Landscape
-
Employee & Community Amenity
-
Lighting
-
Signage
-
Parking, Loading & Storage
Together, these elements are intended to ensure a high
quality industrial/business park development that has a
distinct identity and is well integrated into the surrounding
community context. The landscape and buildings express
and reinforce a cohesive character that reflects the nature
of the building uses, responds to the regional context and
climate, and contributes to a safe and attractive environment.
The Comprehensive Development Plan (Comprehensive
Plan) on Page 5 notes the surrounding land use context and
highlights key design principles described in the guidelines.
A developer will be required to provide plans and other
supporting information to demonstrate that the layout,
landscape and architecture of the buildings are aligned with
these guidelines, as well as Development Permit Area No. 4,
applicable zoning requirements, and other relevant policies
and bylaws.
design objectives
-
To create an aesthetically pleasing development, that is
well-integrated into the surrounding community context;
-
To establish a strong visual identity that contributes to
a 'sense of place' through high quality landscape and
building design;
-
To provide a safe and comfortable pedestrian
experience; and
-
To emphasize sustainability in building and
landscape design.
4
MAY 2017
SOUTH HARRIS BUSINESS PARK DESIGN GUIDELINES
design intent & objeCtives
PARK
PARK
AIRPORT
SCHOOL SITE
PITT MEADOWS
ATHLETIC PARK
SCHOOL SITE
RESIDENTIAL
RESIDENTIAL
BUSINESS
PARK
BUSINESS
PARK
BUSINESS
PARK
HARRIS RD
BONSON RD
AIRPORT WAY
HAMMOND RD
BUSINESS
PARK
BUSINESS
PARK
FRASER WAY
SOUTH HARRIS BUSINESS PARK
Comprehensive Development Plan
LEGEND
DPA NO. 4
FUTURE BUSINESS PARK
PROMINENT FRONTAGE
SECONDARY FRONTAGE
GREENWAY / LANDSCAPE BUFFER
NEIGHBOURHOOD TRAIL CONNECTION
POTENTIAL PARK LOCATION
POTENTIAL COMMERCIAL LOCATION
RECOMMENDED VEHICLE ACCESS
RECOMMENDED PEDESTRIAN CROSSING
RECOMMENDED EAST-WEST PEDESTRIAN CONNECTION
SEE MAP 11 GOLDEN EARS
BUSINESS PARK SUPPLEMENTAL
AREA PLAN, JANUARY 2022
3
3 Streetscape
6
MAY 2017
SOUTH HARRIS BUSINESS PARK DESIGN GUIDELINES
streetsCape
PL
5m
parKing
rain garden
native ground Cover
shrub plantings max 1m Height
bouLevard
sideWaLK
STREETSCAPE IMPROVEMENTS INCORPORATING
A NATURAL LANDSCAPE APPROACH
-
To create a lush landscaped edge around the
business park, streetscape improvements should
be provided within a minimum five metre setback
along public streets. Within the setback a rural
or natural landscape approach may be used,
incorporating trees that provide a full canopy with
a well-articulated supporting understory.
-
Along Harris Road and Airport way, more
formal urban streetscape elements and planting
patterns may be incorporated on corners and at
entry points.
-
Careful attention should be given to the
interface between the business park and
Katzie Slough, which runs along Airport Way,
to ensure the landscape and drainage plans for
the site contribute to the enhancement of this
sensitive riparian area. A landscaped buffer
with appropriate plantings to intercept and filter
surface run off should be a defining feature of the
Airport Way frontage on the south side.
-
Pedestrian and cyclist connections into the
business park should be compatible with the
external streetscape and provide a seamless
transition to the internal circulation network.
Well-defined walkways should link with sidewalks
to ensure pedestrians can safely travel from
sidewalks to internal destinations, and where
entrances are located on a bike route, adequate
space should be provided to allow for vehicles
and cyclists to enter and exit the business park
at the same time.
-
Where the greenway meets adjacent streets
(refer to the Comprehensive Plan on page 5), a
transitional area should be provided between
the end of the greenway and the streetscape.
Bollards (formal or natural, e.g. boulders or
wooden fencing) should mark the transition
between the greenway and the upcoming street
to encourage cyclists to slow down or dismount.
The transition from the greenway to the street
should be fully accessible, and integrated with
sidewalks and bike lanes.
-
Streets and walkways should be appropriately
lit to ensure the safety of vehicles, cyclists
and pedestrians and landscape elements
should comply with CPTED provisions for
natural surveillance.
7
MAY 2017
SOUTH HARRIS BUSINESS PARK DESIGN GUIDELINES
streetsCape
4
4 Greenway
8
MAY 2017
SOUTH HARRIS BUSINESS PARK DESIGN GUIDELINES
greenWay
-
The greenway is intended to provide a landscape
buffer between the business park and adjacent
uses and establish an off-street connection to/from
the Central Business District, Fraser River, Athletic
Park, and the South Harris/Bonson community.
-
The greenway corridor should incorporate: a
three metre wide, multiuse pathway accessible
by cyclists and pedestrians, consistent with the
standards of the Pedestrian and Cycling Master
Plan; mature landscaping; wayfinding signage; site
furniture; pedestrian scale lighting designed to allow
safe use at night; and special attention to safety
considerations where the greenway meets adjacent
streets.
-
Where possible, consider integrating storm water
management features such as bioswales and
permeable surfaces into the greenway corridor.
-
The width and treatment of the greenway corridor
may vary but must maintain a continuous public
pathway and landscaped buffer incorporating the
elements below:
-
The greenway corridor should be accessible from all
sides in order to encourage use by both the public and
business park users. Where conditions such swales
or grade changes exist, footbridges or steps should
be provided where connections between the internal
network of the business park and community emerge.
-
Unless necessary for safety, avoid the use of fences
to limit hard edge interfaces between the business
park and the greenway corridor.
-
The greenway planting design should carefully balance
the need for passive surveillance and screening with
creation of a meaningful separation. Consider the
use of lower level native planting as an understory
to deciduous and evergreen trees that can be
standardized in accordance with CPTED principles to
allow for natural surveillance.
-
Seating opportunities should be located to provide
resting places along the greenway at key points
of interest, while minimizing opportunities for
unobserved loitering.
PL
PL
PL
Where adjacent to residential uses, the greenway
should be a minimum of 15 metres wide and include a
combination of mature trees, shrubs, and understory to
create a comfortable experience for pathway users and
an effective visual buffer for residents. The pathway may
meander within the 15 metre corridor to allow for clustering
vegetation, creating seating areas, or otherwise improving
the user experience.
Where adjacent to industrial uses, the greenway should
be a minimum of 5 metres wide and include a combination
of trees and shrubs to frame the pathway. A colonnade of
columnar trees should be provided to maintain a visual
transition between neighbouring uses and a sense of
enclosure for pathway users.
Where adjacent to public open space on the northern
property line, the greenway should be a minimum of 5
metres wide with the pathway located adjacent to the
property line to allow for landscaped separation between
the pathway and business park operation.
Adjacent to the athletic park, the pathway width must
be maintained, however landscape elements may be
designed to respond to adjacent conditions.
Residential Interface
Industrial Interface
Public Park Interface
3m
path 1m
1m
industriaL
5m
3m
path
7m
residentiaL
2m
3m
path
pubLiC parK
9
MAY 2017
SOUTH HARRIS BUSINESS PARK DESIGN GUIDELINES
greenWay
5
5 Buildings
10
MAY 2017
SOUTH HARRIS BUSINESS PARK DESIGN GUIDELINES
buiLdings
-
A coordinating architect shall be engaged to
administer and monitor implementation of the
design guidelines.
-
Strong architectural expression is required
along Harris Road and Airport Way frontages, as
indicated on the Comprehensive Plan. Signature
buildings and/or significant architectural features
should be focused at the intersection of Harris
Road and Airport Way, and at main entrances
to the business park. On corners, architectural
details should wrap around to address
abutting streets and all sides of a building should
be visually appealing.
-
Architectural expression may vary between buildings,
but should incorporate complimentary palette of
colours, materials, composition and massing.
-
Buildings should be oriented to address public
streets and main internal circulation streets,
with primary public functions such as offices,
showrooms, restaurants or other on-site services
located at the front of buildings.
-
Office and public entrances should be highlighted
with higher quality finishes, lighting, weather
protection, and significant glazing. Ground floor
glazing should be provided for a minimum of 50%
of the façade length where facing a public street.
-
Loading bays should be architecturally expressed
through simple recessing and reveals, and with
glazing, lighting, or focal elements to enhance
visual appearance.
-
Along secondary frontages and where not facing
a public street or punctuated by loading bays,
walls should be of a high quality material that
provides a pattern as part of the finish, or changes
in colour, secondary material, or glazing; or a focal
element should be added to provide a change
in composition. Other strategies may be used
to modulate the massing of the façades at the
discretion of the approving authority.
-
In order to modulate the visual impact of long
façades, a combination of the following strategies
should be employed:
-
Create articulated steps in plan of
approximately 60cm or more;
-
Vary heights at the roof line;
-
Add focal elements by way of changes in
form, materials or colour.
architecturally distinct corner feature
office function expressed with ample glazing
and modulated massing
11
MAY 2017
SOUTH HARRIS BUSINESS PARK DESIGN GUIDELINES
buiLdings
Loading bay defined by a recessed wall plane and glazing
sustainability element integrated into building design
-
In order to modulate the visual impact of building
heights, a combination of the following strategies
should be employed:
-
Create articulated bays extended or recessed
approximately 60cm or more from the façade;
-
Incorporate cornice and/or base features;
-
Introduce changes in materiality along hori-
zontal planes, such as clerestory glazing; and
-
Set back or cantilever out upper portions of
the building, where internal function permits.
-
Buildings should use high quality, durable materials
such as composite metal panel, architectural
insulated metal panel, glass (vision or translucent),
or precast concrete. Corrugated metal, wood,
natural stone, brick or masonry elements, and
other high quality materials may be used for design
accents. Stucco and vinyl are not permitted. Other
high quality materials may also be permitted at
the discretion of the approving authority. Primary
materials should be graffiti resistant.
-
Building design should reflect the City's
sustainability checklist requirement to achieve a
recognized industry standard such as LEED®,
Canada Green Building Council sustainable
building standards, or energy efficiency
performance 25% better than the National Energy
Code for Buildings.
-
Incorporation of sustainable building technologies
to improve the environmental performance and
employee comfort of buildings is encouraged and
may include:
-
green roofs to enhance stormwater
interception;
-
reflective white roofing to reduce the heat
island effect;
-
smart sustainable building materials
and systems, passive heating/cooling,
opening windows, and natural daylighting
to reduce energy consumption and
improve employee comfort;
-
use of alternative energy sources;
-
water conservation and re-use.
-
Where sustainability elements such as green
roofs, solar panels or similar technology are
visible, they should be incorporated into the
building design and not detract from the
building's appearance.
using materiality and glazing to modulate wall forms
12
MAY 2017
SOUTH HARRIS BUSINESS PARK DESIGN GUIDELINES
buiLdings
6
6 Landscape
13
MAY 2017
SOUTH HARRIS BUSINESS PARK DESIGN GUIDELINES
LandsCape
-
A coordinating landscape architect shall be
engaged to oversee all landscape elements,
including the greenway and streetscape design,
site layout, parking, loading, pedestrian routes,
lighting and signage.
-
The landscape design should create an
attractive, human-scaled environment for
visitors and employees. The character of the
landscape should combine a well-defined lush
edge comprised of a healthy community of
native plants punctuated with formal planting
arrangements at each site entry. The on-site
landscape should be more formal in character
and provide ample shading of hard surfaces and
buildings in the summer.
-
To establish the intended landscape character,
trees at entries, in parking areas, and adjacent to
buildings should meet minimum city street tree
size requirements and be relatively mature at
the time of planting. Wherever possible, existing
mature vegetation should be retained.
-
Landscape elements should reinforce the
character of the site, which ranges along
a continuum from "urban" at high traffic
intersections to "rural" or "natural" along
the site edges and rear yards. Urban areas
should incorporate a more formal and
geometric arrangement of soft and hard
materials; rural treatments should use
agricultural patterns of hedge rows and wind
breaks; while natural areas should use more
organically shaped arrangements and materials
referencing the Fraser River, Katzie Slough and
regional environments.
-
Site and building entries should be reinforced
with signage and formal landscape elements.
This could include incorporating cultural
landscape tree planting patterns such as
allées or groves of trees to create a tie to the
agricultural history of Pitt Meadows, contribute
to a meaningful sense of place, and provide a
comfortable human environment.
Landscaping referencing a rural windbreak and softening a building edge
naturalized swale enhancing infiltration
14
MAY 2017
SOUTH HARRIS BUSINESS PARK DESIGN GUIDELINES
LandsCape
-
East-west pedestrian routes should be
established to allow for comfortable internal
circulation and provide connections between the
business park and community at logical points
(e.g. at Sutton Ave and the Athletic Park). Trees
and landscaped boulevards should be used to
define these routes, separate walkways from
vehicles, and provide shade.
-
Where building facades are adjacent to
parking areas, landscape elements should be
incorporated into the site design to break up the
building mass, soften the transition, and provide
a human scale condition.
-
Landscape design should enhance the natural
landscape and promote the use of native, drought
tolerant and low maintenance plant materials. All
planting and plant material conform to the latest
edition of BCSLA (BC Society of Landscape
Architects) and BCNLA (BC Nursery and
Landscape Association) Standards.
-
To ensure the long-term health and viability of
trees, a minimum of 15 cubic meters of growing
medium should be provided for each tree.
Additionally, all landscape materials should
be irrigated. Once plants are fully established,
irrigation systems should be automated to
respond to conditions and conserve water.
-
Landscape treatments and plantings should
encourage water harvesting and include water
conserving practices and techniques.
-
A complimentary family of site furnishings and
appointments such as benches, tables, bicycle
racks, refuse/recycling/organic containers,
paving material, lighting, plant materials, and
signage should be selected to reinforce a unifying
site character.
-
Site furnishings and appointments should be
selected for durability, maintainability and
appearance. They should incorporate recycled
and 'green' material standards, while maintaining
a high visual quality.
-
Landscape elements should support CPTED
principles by maintaining sight lines and allowing
for natural surveillance, particularly for parking
areas, the greenway, and amenity spaces.
Landscape elements and architectural details defining a
building entrance
provide a unified family of site furnishings
Landscaping separating parking and pathways
15
MAY 2017
SOUTH HARRIS BUSINESS PARK DESIGN GUIDELINES
LandsCape
7
7 Employee &
Community
Amenity
16
MAY 2017
SOUTH HARRIS BUSINESS PARK DESIGN GUIDELINES
empLoyee & Community amenity
-
Indoor and outdoor amenity spaces should be
provided within the business park and should be
designed and located to enhance the experience
of employees and visitors to the site and
individual buildings.
-
The amount of outdoor amenity space provided
should accommodate the number of employees
generated on-site as well as potential use by the
public. As a general metric, 20-30% of employees
should be able to utilize outdoor spaces at any
one time, and each user should be provided with
20-30 square feet of space. The distribution of
amenity space may vary across the site but an
amenity space should be located within a five
minute walk of each building.
-
Where adjacent to features such as the
Trans-Canada trail along the Fraser River,
Pitt Meadows Athletic Park, bike routes and trail
connections, amenity spaces should be designed
to enhance visual and physical access to and
from these locations for business park users and
the general public.
-
Amenity spaces intended primarily for employees
should be located throughout the business park in
locations that are easy to access quickly: directly
outside main entrances and office spaces; in close
proximity to secondary/staff entrances; or on
upper floors where balconies or rooftop patios can
take advantage of views and sunlight exposure.
-
The design of outdoor amenity spaces should
seek to:
-
achieve a diversity of shaded and sunny
spaces through all seasons;
-
provide a variety of seating arrangements for
groups and individuals;
-
incorporate high quality landscape materials
and site furnishings;
-
offer weather protection; and
-
accommodate a range of activities, from
passive to active.
-
As suggested in the OCP, a significant amenity
such as a park or sports field may be located in the
northeast corner adjacent to the Athletic Park, as
generally indicated on the Comprehensive Plan.
outdoor seating areas
on-site amenity accessible to the community
Well-defined gathering place
17
MAY 2017
SOUTH HARRIS BUSINESS PARK DESIGN GUIDELINES
empLoyee & Community amenity
8
8 Lighting
18
MAY 2017
SOUTH HARRIS BUSINESS PARK DESIGN GUIDELINES
LigHting
-
A comprehensive lighting plan with a unified
family of lighting fixtures should be established
for streets, buildings, pedestrian walkways,
building entries and parking areas.
-
As much as possible, lighting should be designed
to provide safe and functional levels of light in
the business park, while minimizing sky glow,
light trespass, and glare that may impact
surrounding residents.
-
Lighting fixtures, including those in parking and
loading areas, should be dark-sky certified or
equivalent to shield the light source, minimize
glare and light trespass, and provide better vision
at night.
-
Entrances to buildings should be illuminated to
enhance their prominence.
-
Where mounted lighting is proposed on the
exterior of a building, it should be integrated with
the architectural design of the building.
-
Any exterior building lighting should be oriented
downwards to illuminate intended areas and
limit glare.
-
In parking areas, freestanding light poles should
be located within landscaped islands.
-
Along the greenway, bollard lighting should be
provided to enhance visibility and safety at night.
-
Low height and bollard lighting in public areas
should be tamper-proof to prevent vandalism,
particularly along the greenway.
-
LED lighting should be used wherever possible.
unified family of lighting fixtures
unobtrusive bollard lighting
19
MAY 2017
SOUTH HARRIS BUSINESS PARK DESIGN GUIDELINES
LigHting
9
9 Signage
"National Theatre / signage" by George Rex, under license CC BY SA 2.0,
from https://www.flickr.com/photos/rogersg/17811443470
20
MAY 2017
SOUTH HARRIS BUSINESS PARK DESIGN GUIDELINES
signage
-
A comprehensive signage plan with a unified
design that reflects the building and landscape
character of the site and sets out a consistent
hierarchy should be established for all site,
building, and wayfinding signage.
-
A significant gateway feature/monument sign at
the corner of Harris Road and Airport Way should
incorporate elements consistent with the building
and landscape character of the business park.
-
Corporate signage should be of a high quality,
and should be architecturally integrated with the
building design.
-
Signage adjacent to streets should be less than
3 metres in height.
example - site signage
example - building signage
21
MAY 2017
SOUTH HARRIS BUSINESS PARK DESIGN GUIDELINES
signage
10
10 Parking, Loading
& Storage
"Parking Lot" by Rene Schwietzke, under license CC BY SA 2.0, from
https://www.flickr.com/photos/rene-germany/2150921541
22
MAY 2017
SOUTH HARRIS BUSINESS PARK DESIGN GUIDELINES
parKing, Loading & storage
-
Site design should seek to separate vehicle parking
from loading areas.
-
All parking areas located along the outer edges
of the business park should be well landscaped
to provide visual screening in combination with
streetscape improvements.
-
Parking areas should be broken into small
sections, with landscape strips approximately
every 6 stalls at least three metres in width, planted
with shade trees, shrubs and ground covers.
-
Best practices in stormwater management
techniques should be incorporated, including:
directing surface water into planted areas to
facilitate natural infiltration and reduce pollutants
through bioswales or raingardens; and using
permeable surfaces to allow for groundwater
recharge. Impervious surfaces should be limited to
65%, where possible.
-
Concrete wheel stops are discouraged in favour
of parking stalls designed to allow for vehicles to
overhang landscaped areas or sidewalks by 0.6
metres. The required length of the stall may include
the overhang.
-
Pedestrian routes to building entrances or other
key destinations through parking lots should be
clearly marked and preferably separated from
vehicle traffic with landscaping.
-
Loading areas should be located in the rear of
buildings and oriented to the interior of the site.
Loading bays are not permitted along prominent or
secondary frontages.
-
Refuse, recycling, organic containers and
utility kiosks should be located in rear yards
and screened from view with a combination of
architectural elements, landscape, and fencing.
Containers should be secure and not attract
wildlife, pests, or generate odour.
-
Fencing should be avoided unless required for
specific screening, security or safety reasons. Any
fencing should be transparent and of high quality
(e.g. lattice or wrought iron).
-
Doors and windows should provide natural
surveillance of parking and loading areas and
lighting at a variety of scales should illuminate
areas that will be accessed at night.
planted island allowing surface water infiltration
incorporating architectural elements to screen refuse area
Landscaped pedestrian circulation through parking lot
23
MAY 2017
SOUTH HARRIS BUSINESS PARK DESIGN GUIDELINES
parKing, Loading & storage
Prepared for the City of Pitt Meadows
by IBI Group
May 2017
244
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
S3
OFFICIAL
COMMUNITY PLAN
MAPS
245
OFFICIAL COMMUNITY PLAN MAPS
Urban Boundary
Agricultural Land Reserve
0
1,000
2,000
3,000
4,000
Meters
Harris Rd
Rannie Rd
Hale Rd
Neaves Rd
Ford Rd
Rannie Rd
203rd St
Middleton Rd
McKechnie Rd
Sharpe Rd
McNeil Rd
Baynes Rd
Reichenbach Rd
Rippington Rd
Old Dewdney Trunk Rd
Kennedy Rd
Wooldridge Rd
132nd Ave/Old Dewdney Trunk Rd
Richardson Rd
McTavish Rd
Windsor Rd
Thompson Rd
Connecting Rd
Fenton Rd
McQuarrie Rd
Fraser Way
Fraser Dyke Rd
196C St
141st Ave
Green Rd
Ford Rd Detour
Sheridan Dr
200th St
Charlier Rd
176th St
Patrick Rd
McDonald Rd
150th Ave
Menzies Rd
Barnes Rd
129th Ave
Mountain Pl
Rannie Rd
Ford Rd
Neaves Rd
Ford Rd Detour
McNeil Rd
Ladner Rd
Rannie Rd
124A Ave
Lougheed Highway
Harris Rd
Old Dewdney Trunk Rd
Harris Rd
Lougheed Highway
Harris Rd
Canadian Pacific Railway
Canadian Pacific Railway
Kennedy Rd
Hammond Rd
224 St
Airport Way
Golden Ears Way
MAP 1: URBAN CONTAINMENT BOUNDARY
& AGRICULTURAL LAND RESERVE
246
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
Lougheed Highway
Ford Rd
Baynes Rd
188 St
119 Ave
193 St
Park Rd
Hammond Rd
122 Ave
Blakely Rd
189A St
Harris Rd
Airport Way
116A Ave
Fraser Way
194B St
188A St
190A St
Davison Rd
Bonson Rd
McMyn Rd
116B Ave
195B St
117 Ave
Sutton Ave
Mitchell Rd
189B St
124 Ave
117A Ave
190 St
123 Ave
117B Ave
118B Ave
Hoffmann Way
191B St
S Wildwood Crescent
Advent Rd
191 St
120B Ave
120 Ave
Joyner Place
N
W
i
l
d
wo
o
d
Crescent
196B St
193B St
Allen Way
Nikola St
192A St
191A St
Somerset Drive
119B Ave
Ced
a
r Lane
122A Ave
Wildwood Pla
c
e
McMyn Ave
195A St
121B A
v
e
Blaney Drive
115A Ave
196A St
Chestnu
t
Cr
e
s
cent
193A St
19
8
St
Alouette Boulevard
194A St
Lasser Rd
Thorburn Way
114B Ave
Wildwood Cresce
nt
Southgate Drive
Sawyer's Rd
Maple
P
l
ace
124A
Ave
Cus
ick Cre
s
c
ent
197
B
St
Blaney Way
197A St
Fairfield Ave
Fieldstone Walk
188B St
Buttern
u
t Lane
121 Ave
Wild
c
r
e
s
t Ave
Streamstone Walk
121A Ave
194 St
122B Ave
Barnston View Rd
192B St
Oak Terrace
Cypress Court
Willow Way
115B Ave
Orchard Lane
193 St
120B Ave
193B St
194A St
193 St
Bonson Rd
120 Ave
120B Ave
188A St
195A St
114B Ave
193 St
121B Ave
Harris Rd
122B Ave
193A St
Advent Rd
190A St
194B St
189A St
119B Ave
189A St
Bonson Rd
Thorburn Way
Airport Way
Harris Rd
189B St
190 St
118B Ave
195B St
Airport Way
Airport Way
119B Ave
190 St
194B St
124
Ave
119B Ave
190A St
Bonson Rd
118B Ave
116
B
A
v
e
124 Ave
120 Ave
Harris Rd
192A St
0
200
400
600
800
Meters
MAP 2A: URBAN LAND USE
Legend
Agriculture
Residential - Low
Residential - Medium
Residential - High
Residential - Rural
Mixed Use (Town Centre)
Highway Commercial
Village
Community Commercial
Outdoor Recreation
Airport
Public Use / Institutional
Civic
Conservation Area
Parks and Open Space
Heritage Preservation Area
Business Park
Industrial
Resource Management
Metro Vancouver Special Study Area
247
OFFICIAL COMMUNITY PLAN MAPS
Rannie Rd
Hale Rd
Neaves Rd
Ford Rd
203 St / Sharpe Rd
Middleton Rd
McKechnie Rd
Sharpe Rd
McNeil Rd
Ladner Rd
Reichenbach Rd
Rippington Rd
Old Dewdney Trunk Rd
Kennedy Rd
Wooldridge Rd
132 Ave
Richardson Rd
Hammond Rd
McTavish Rd
Windsor Rd
Thompson Rd
Connecting Rd
Fenton Rd
McQuarrie Rd
Fraser Dyke Rd
196C St
141 Ave
Green Rd
Ford Rd Detour
200 St
Charlier Rd
176 St
Patrick Rd
McDonald Rd
150 Ave
Harris Rd
Old Dewdney Trunk Rd
Harris Rd
Lougheed Highway
Harris Rd
Ferry Slip Rd
Barnes Rd
129 Ave
Rannie Rd
Ford Rd
Neaves Rd
Ford Rd Detour
McNeil Rd
Ladner Rd
Rannie Rd
Canadian Pacific Railway
SEE MAP 2A
FOR DETAILS
0
1,000
2,000
3,000
4,000
Meters
Harris Rd
Rannie Rd
Hale Rd
Neaves Rd
Ford Rd
203 St / Sharpe Rd
Middleton Rd
McKechnie Rd
Sharpe Rd
McNeil Rd
Ladner Rd
Baynes Rd
Koerner Rd
Reichenbach Rd
Rippington Rd
Old Dewdney Trunk Rd
Kennedy Rd
Wooldridge Rd
132 Ave
Richardson Rd
McTavish Rd
Windsor Rd
Thompson Rd
Connecting Rd
Fenton Rd
McQuarrie Rd
Fraser Way
Fraser Dyke Rd
196C St
Lougheed Highway
141 Ave
Green Rd
Ford Rd Detour
Sheridan Dr
200 St
Charlier Rd
176 St
Patrick Rd
McDonald Rd
150 Ave
Harris Rd
Old Dewdney Trunk Rd
Harris Rd
Lougheed Highway
Menz ies Rd
Harris Rd
Ferry Slip Rd
Barnes Rd
129 Ave
M ountain Pl
Rannie Rd
Ford Rd
Neaves Rd
Ford Rd Detour
McNeil Rd
Ladner Rd
Rannie Rd
Canadian Pacific Railway
Canadian Pacific Railway
Kennedy Rd
Old Dewdney Tr unk
Frontage Rd
Golden Ears Way
Golden Ears Way
SEE MAP 2A
FOR DETAILS
0
1,000
2,000
3,000
4,000
Meters
MAP 2B: RURAL LAND USE
Residential - Rural
Residential - High
Mixed Use (Town Centre)
Village
Highway Commercial
Outdoor Recreation
Community Commercial
Airport
Civic
Public Use / Institutional
Parks & Open Space
Conservation Area
Heritage Preservation Area
Industrial
Resource Management
Business Park
Urban Boundary
Municipal Boundary
Agriculture
Residential - Medium
Residential - Low
248
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
Arterial
Arterial - Proposed
Collector
Collector - Proposed
GVTA Road
Provincial Highway
Future Grade Separation
1
2
3
4
5
6
7
7
8
9
0
200
400
600
800
Meters
Harris Rd
Bonson Rd
Baynes Rd
Park Rd
Hammond Rd
Blakely Rd
188th St
189A St
193rd St
122nd Ave
119th Ave
116A Ave
Fraser Way
194B St
188A St
Davison Rd
Advent Rd
McMyn Rd
Bonson Rd
Garden
Way
Lougheed Highway
Canadian Pacific Railway
Canadian Pacific Railway
Ford Rd
Somerset Dr
Park Rd
Bishops Reach
124th Ave
190A St
119B Ave
118B Ave
118B Ave
116B Ave
195B St
Mitchell Rd
Joyner Pl
189B St
S Wildwood Cres
117th Ave
N Wildwood Cres
117B Ave
118B Ave
Somerset Dr
191B St
120B Ave
Wildwood Pl
196B St
Park Rd
190th St
117A Ave
193B St
Blaney Dr
Alouette Blvd
Nikola St
190A St
Chestnut Cres
192A St
119B Ave
Cedar Lane
119A Ave
Ford Rd
119th Ave
Hammond Rd
Wildcrest Ave
6 - Orchard Lane
Harris Rd
Harris Rd
Harris Rd
Harris Rd
122A Ave
120th Ave
191st St
Wildwood Cres
Maple Pl
195A St
McMyn Ave
121B Ave
Hoffmann Way
196A St
Cusick Cres
193A St
7 - Springdale Dr
194A St
Southgate Dr
114B Ave
Blaney Cres
Blaney Way
197B St
198th St
197A St
Bay Mill Rd
Fairfield Ave
Fieldstone Walk
191A St
188B St
Oak Terr
8 - Sunnyside Pl
Barnston View Rd
121A Ave
Bruce Dr
Meadow
9 - Sunset Lane
122B Ave
Tully Cres
Cypress Crt
Sawyer's Rd
192B St
Doerksen Dr
194th St
2 - Brighton Pl
5 - Honeydew Dr
Willow Way
115B Ave
123A Ave
Lehman Pl
123B Ave
1 - Blossom Bay
Herring Pl
Charnley Crt
Shingle
Greenhaven Crt
Silverthorne Pl
193A St
195B St
189A St
Airport Way
188A St
193rd St
116B Ave
121st Ave
117B Ave
195B St
192A St
190th St
121B Ave
114B Ave
194B St
120B Ave
193rd St
190th St
117B Ave
118B Ave
194B St
Bonson Rd
195A St
118B Ave
120th Ave
191B St
124th Ave
123rd Ave
116B Ave
193B St
189A St
119B Ave
120B Ave
Bonson Rd
115A Ave
119B Ave
115A Ave
194A St
116A Ave
119th Ave
122B Ave
189A St
189B St
194B St
193A St
193rd St
117A Ave
124A Ave
190A St
194A St
120th Ave
Advent Rd
120B Ave
bolt Cres
Alouette Pl
189A St
3 - Butternut Lane
1
4 - Cherry Lane
2
3
4
5
6
7
7
8
9
124th Ave
Doerksen Dr
190A St
Airport Way
Streamstone Walk
Cobblestone
Lane
Airport Way
Thorburn Way
Thorburn Way
Sutton Ave
Lasser Rd
Carter Cl
Callaghan Cl
Arterial
Arterial - Proposed
Collector
Collector - Proposed
GVTA Road
Provincial Highway
Future Grade Separation
MAP 3A: URBAN TRANSPORTATION NETWORK
249
OFFICIAL COMMUNITY PLAN MAPS
Arterial
Arterial - Proposed
GVTA Road
Provincial Highway
See Schedule
3A for Details
Rannie Rd
Hale Rd
Neaves Rd
Ford Rd
Rannie Rd
203rd St
Middleton Rd
McKechnie Rd
Sharpe Rd
McNeil Rd
Reichenbach Rd
Rippington Rd
Old Dewdney Trunk Rd
Kennedy Rd
Wooldridge Rd
132nd Ave/Old Dewdney Trunk Rd
Richardson Rd
McTavish Rd
Windsor Rd
Thompson Rd
Connecting Rd
Fenton Rd
McQuarrie Rd
Fraser Dyke Rd
196C St
141st Ave
Green Rd
Ford Rd Detour
Sheridan Dr
200th St
Charlier Rd
176th St
Patrick Rd
McDonald Rd
150th Ave
Menzies Rd
Barnes Rd
129th Ave
Mountain Pl
Rannie Rd
Ford Rd
Neaves Rd
Ford Rd Detour
McNeil Rd
Ladner Rd
Rannie Rd
Lougheed Highway
Harris Rd
Old Dewdney Trunk Rd
Harris Rd
Lougheed Highway
Harris Rd
Canadian Pacific Railway
Kennedy Rd
224 St
Golden Ears Way
0
1,000
2,000
3,000
4,000
Meters
MAP 3B: RURAL TRANSPORTATION NETWORK
250
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
1
2
3
4
5
6
7
7
8
9
^_
^_
0
200
400
600
800
Meters
Harris Rd
Bonson Rd
Baynes Rd
Park Rd
Hammond Rd
Blakely Rd
188th St
189A St
193rd St
122nd Ave
119th Ave
116A Ave
Fraser Way
194B St
188A St
Davison Rd
Advent Rd
McMyn Rd
Bonson Rd
Garden
Way
Lougheed Highway
Canadian Pacific Railway
Canadian Pacific Railway
Ford Rd
Somerset Dr
Park Rd
Bishops Reach
124th Ave
190A St
119B Ave
118B Ave
118B Ave
116B Ave
195B St
Mitchell Rd
Joyner Pl
189B St
S Wildwood Cres
117th Ave
N Wildwood Cres
117B Ave
118B Ave
Somerset Dr
191B St
120B Ave
Wildwood Pl
196B St
Park Rd
190th St
117A Ave
193B St
Blaney Dr
Alouette Blvd
Nikola St
190A St
Chestnut Cres
192A St
119B Ave
Cedar Lane
119A Ave
Ford Rd
119th Ave
Hammond Rd
Wildcrest Ave
6 - Orchard Lane
Harris Rd
Harris Rd
Harris Rd
Harris Rd
122A Ave
120th Ave
191st St
Wildwood Cres
Maple Pl
195A St
McMyn Ave
121B Ave
Hoffmann Way
196A St
Cusick Cres
193A St
7 - Springdale Dr
194A St
Southgate Dr
114B Ave
Blaney Cres
Blaney Way
197B St
198th St
197A St
Bay Mill Rd
Fairfield Ave
Fieldstone Walk
191A St
188B St
Oak Terr
8 - Sunnyside Pl
Barnston View Rd
121A Ave
Bruce Dr
Meadow
9 - Sunset Lane
122B Ave
Tully Cres
Cypress Crt
Sawyer's Rd
192B St
Doerksen Dr
194th St
2 - Brighton Pl
5 - Honeydew Dr
Willow Way
115B Ave
123A Ave
Lehman Pl
123B Ave
1 - Blossom Bay
Herring Pl
Charnley Crt
Shingle
Greenhaven Crt
Silverthorne Pl
193A St
195B St
189A St
Airport Way
188A St
193rd St
116B Ave
121st Ave
117B Ave
195B St
192A St
190th St
121B Ave
114B Ave
194B St
120B Ave
193rd St
190th St
117B Ave
118B Ave
194B St
Bonson Rd
195A St
118B Ave
120th Ave
191B St
124th Ave
123rd Ave
116B Ave
193B St
189A St
119B Ave
120B Ave
Bonson Rd
115A Ave
119B Ave
115A Ave
194A St
116A Ave
119th Ave
122B Ave
189A St
189B St
194B St
193A St
193rd St
117A Ave
124A Ave
190A St
194A St
120th Ave
Advent Rd
120B Ave
bolt Cres
Alouette Pl
189A St
3 - Butternut Lane
1
4 - Cherry Lane
2
3
4
5
6
7
7
8
9
124th Ave
Doerksen Dr
190A St
Airport Way
Streamstone Walk
Cobblestone
Lane
Airport Way
Thorburn Way
Thorburn Way
Sutton Ave
Lasser Rd
Carter Cl
Callaghan Cl
Trails Separate from Road
Walking, Biking Trail (Off Road)
Walking, Biking, Horse Trail
Arterial and Collector Walking and Cycling
Bike Lanes, No Sidewalk
Bike Lanes, Sidewalks Both Sides
Sidewalk Only (Both Sides)
Sidewalk Only (One Side - Upgrade to 2)
No Existing Cycling or Walking Facilities
Land and other Roads
Parks and Open Space (Existing and Proposed)
School and Other Public Land
Local Roads (No Sidewalk Details)
Provincial Highways and GVTA Roads
Proposed Walking and Cycling Infrastructure
Proposed Off Road Trail or Cycling Route
Proposed Neighbourhood Bikeway
Proposed Paved Shoulder
Proposed Bike Lane
Proposed Added Sidewalk (Local Road)
Possible Pedestrian / Cycling
Overpass Locations
MAP 4A: URBAN CYCLING & TRAIL NETWORK
251
OFFICIAL COMMUNITY PLAN MAPS
Trails Separate from Road
Walking, Biking Trail (Off Road)
Walking, Biking, Horse Trail
Arterial and Collector Walking and Cycling
Bike Lanes, No Sidewalk
No Existing Cycling or Walking Facilities
Land and other Roads
Parks and Open Space (Existing and Proposed)
School and Other Public Land
Local and Urban Roads
Provincial Highways and GVTA Roads
Proposed Walking and Cycling Infrastructure
Proposed Paved Shoulder
Proposed Bike Lane
0
1
,000
2,000
3,000
4,000
Meters
See Urban
Map for
Details
Hale Rd
Neaves Rd
Ford Rd
Rannie Rd
203 St
Middleton Rd
McKechnie Rd
Sharpe Rd
McNeil Rd
Ladner Rd
Reichenbach Rd
Rippington Rd
Old Dewdney Trunk Rd
Kennedy Rd
Wooldridge Rd
Windsor Rd
Connecting Rd
Fenton Rd
McQuarrie Rd
196C St
Sheridan Dr
Harris Rd
Old Dewdney Trunk Rd
Harris Rd
Lougheed Highway
Harris Rd
Ford Rd
McNeil Rd
Rannie Rd
Ford Rd Detour
Canadian Pacific Railway
Richardson Rd
MAP 4B: RURAL CYCLING & TRAIL NETWORK
252
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
!(
!(
!(
!(
!(
!(
!(
!(
")
")
")
")
Harris Rd
Baynes Rd
Blakely Rd
188th St
Fraser Way
Davison Rd
McMyn Rd
Bonson Rd
Lougheed Highway
Canadian Pacific Railway
Ford Rd
Park Rd
Hammond Rd
Harris Rd
Harris Rd
Bonson Rd
Bonson Rd
Advent Rd
Somerset Dr
Airport Way
^_
Works Yard
^_
City Hall &
Rec Centre
^_
Fire Hall
^_
Library
^_
Heritage Hall &
Art Gallery
^_
South Bonson
Community Centre
0
200
400
600
800
Meters
MAP 5: URBAN INFRASTRUCTURE
Sanitary Sewer
GVRD, Force Main - GVRD
GVRD, Gravity Main - GVRD
Pitt Meadows, Force Main
Pitt Meadows, Gravity Main
qicəy (Katzie) First Nations - Gravity Main
Sanitary Facilities
Water Network
City of Pitt Meadows
GVRD
qicəy (Katzie) First Nations
qicəy (Katzie) First Nations Boundary
Water Facilities
Other City Facilities
253
OFFICIAL COMMUNITY PLAN MAPS
City of Pitt Meadows
GVRD
Water Facilities
qicəy (Katzie) First Nations
qicəy (Katzie) First Nations Boundary
"
"
"
"
"
"
"
0
1,000
2,000
3,000
4,000
Meters
Harris Rd
Rannie Rd
Hale Rd
Neaves Rd
Ford Rd
203rd St
Middleton Rd
McKechnie Rd
Sharpe Rd
McNeil Rd
Baynes Rd
Reichenbach Rd
Rippington Rd
Old Dewdney Trunk Rd
Kennedy Rd
Wooldridge Rd
132nd Ave/Old Dewdney Trunk Rd
Richardson Rd
McTavish Rd
Windsor Rd
Thompson Rd
Connecting Rd
Fenton Rd
McQuarrie Rd
Fraser Way
Fraser Dyke Rd
196C St
141st Ave
Green Rd
Ford Rd Detour
Sheridan Dr
200th St
Charlier Rd
176th St
Patrick Rd
McDonald Rd
150th Ave
Menzies Rd
Barnes Rd
129th Ave
Mountain Pl
Rannie Rd
Ford Rd
Neaves Rd
Ford Rd Detour
McNeil Rd
Ladner Rd
Rannie Rd
124A Ave
Old Dewdney Trunk Rd
Harris Rd
Lougheed Highway
Canadian Pacific Railway
Hammond Rd
Airport Way
Golden Ears Way
MAP 6: RURAL INFRASTRUCTURE
254
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
"
!
!
"
"
!
0
1,000
2,000
3,000
4,000
Meters
Harris Rd
Rannie Rd
Hale Rd
Neaves Rd
Ford Rd
203rd St
Middleton Rd
McKechnie Rd
Sharpe Rd
McNeil Rd
Baynes Rd
Reichenbach Rd
Rippington Rd
Old Dewdney Trunk Rd
Wooldridge Rd
132nd Ave/Old Dewdney Trunk Rd
Richardson Rd
McTavish Rd
Windsor Rd
Thompson Rd
Connecting Rd
Fenton Rd
McQuarrie Rd
Fraser Way
Fraser Dyke Rd
196C St
141st Ave
Green Rd
Ford Rd Detour
200th St
Charlier Rd
176th St
Patrick Rd
McDonald Rd
150th Ave
Rannie Rd
Ford Rd
Neaves Rd
Ford Rd Detour
McNeil Rd
Ladner Rd
Rannie Rd
124A Ave
Lougheed Highway
Harris Rd
Old Dewdney Trunk Rd
Harris Rd
Lougheed Highway
Harris Rd
Canadian Pacific Railway
Kennedy Rd
Hammond Rd
224 St
Airport Way
MAP 7: DRAINAGE CATCHMENT AREAS
Area #1 - Alouette
Area #2 - Fenton
Area #3 - Kennedy
Area #4 - Polder
Pump Station with no Integrated Floodgate
Pump Station with Integrated Floodgate
Internal Control Gate
Floodgate
!(
!(
#
"
255
OFFICIAL COMMUNITY PLAN MAPS
Waterways
Environmentally Sensitive Areas
0
1
,000
2,000
3,000
4,000
Meters
Harris Rd
Rannie Rd
Hale Rd
Neaves Rd
Ford Rd
Rannie Rd
203rd St
Middleton Rd
McKechnie Rd
Sharpe Rd
McNeil Rd
Baynes Rd
Reichenbach Rd
Rippington Rd
Old Dewdney Trunk Rd
Kennedy Rd
Wooldridge Rd
132nd Ave/Old Dewdney Trunk Rd
Richardson Rd
McTavish Rd
Windsor Rd
Thompson Rd
Connecting Rd
Fenton Rd
McQuarrie Rd
Fraser Way
Fraser Dyke Rd
196C St
141st Ave
Green Rd
Ford Rd Detour
Sheridan Dr
200th St
Charlier Rd
176th St
Patrick Rd
McDonald Rd
150th Ave
Menzies Rd
Barnes Rd
129th Ave
Mountain Pl
Rannie Rd
Ford Rd
Neaves Rd
Ford Rd Detour
McNeil Rd
Ladner Rd
Rannie Rd
124A Ave
Lougheed Highway
Harris Rd
Old Dewdney Trunk Rd
Harris Rd
Lougheed Highway
Harris Rd
Canadian Pacific Railway
Canadian Pacific Railway
Kennedy Rd
Hammond Rd
224 St
Airport Way
Golden Ears Way
MAP 8: ENVIRONMENTALLY SENSITIVE AREAS
256
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
Harris Rd
Rannie Rd
Hale Rd
Neaves Rd
Ford Rd
Rannie Rd
203rd St
Middleton Rd
McKechnie Rd
Sharpe Rd
McNeil Rd
Baynes Rd
Reichenbach Rd
Rippington Rd
Old Dewdney Trunk Rd
Kennedy Rd
Wooldridge Rd
132nd Ave/Old Dewdney Trunk Rd
Richardson Rd
McTavish Rd
Windsor Rd
Thompson Rd
Connecting Rd
Fenton Rd
McQuarrie Rd
Fraser Way
Fraser Dyke Rd
196C St
141st Ave
Green Rd
Ford Rd Detour
Sheridan Dr
200th St
Charlier Rd
176th St
Patrick Rd
McDonald Rd
150th Ave
Menzies Rd
Barnes Rd
129th Ave
Mountain Pl
Rannie Rd
Ford Rd
Neaves Rd
Ford Rd Detour
McNeil Rd
Ladner Rd
Rannie Rd
124A Ave
Lougheed Highway
Harris Rd
Old Dewdney Trunk Rd
Harris Rd
Lougheed Highway
Harris Rd
Canadian Pacific Railway
Canadian Pacific Railway
Kennedy Rd
Hammond Rd
224 St
Airport Way
Golden Ears Way
0
1,000
2,000
3,000
4,000
Meters
MAP 9: FLOODPLAIN
Waterways
Floodplain
257
OFFICIAL COMMUNITY PLAN MAPS
Harris Rd
Baynes Rd
Blakely Rd
188th St
Fraser Way
Davison Rd
McMyn Rd
Bonson Rd
Lougheed Highway
Canadian Pacific Railway
Ford Rd
Park Rd
Hammond Rd
Harris Rd
Harris Rd
Bonson Rd
Bonson Rd
Advent Rd
Somerset Dr
Airport Way
0
200
400
600
800
Meters
MAP 10A: URBAN DEVELOPMENT PERMIT AREAS
Legend
Cadastral
#1 - Natural Environment
#3 - Riparian Areas
#4 - Slope Hazard
#5 - Farmland Protection
#6 - Business Park
#7 - Industrial
#8 - Town Centre
#9 - Ground-Oriented Residential
#10 - Multi-Family Development
#11 - Lougheed Commercial
#12 - Village Mixed Use
#13 - Outdoor Recreation
258
CITY OF PITT MEADOWS OFFICIAL COMMUNITY PLAN
#1 - Natural Environment
#2 - Wildfire Hazard
#3 - Riparian Areas
#4 - Slope Hazard
#5 - Farmland Protection
#6 - Business Park
#7 - Industrial
#8 - Town Centre
#9 - Ground-Oriented Residential
#10 - Multi-Family Development
#11 - Lougheed Commercial
#12 - Village Mixed Use
#13 - Outdoor Recreation
Harris Rd
Rannie Rd
Hale Rd
Neaves Rd
Ford Rd
Rannie Rd
203rd St
Middleton Rd
McKechnie Rd
Sharpe Rd
McNeil Rd
Baynes Rd
Reichenbach Rd
Rippington Rd
Old Dewdney Trunk Rd
Kennedy Rd
Wooldridge Rd
132nd Ave/Old Dewdney Trunk Rd
Richardson Rd
McTavish Rd
Windsor Rd
Thompson Rd
Connecting Rd
Fenton Rd
McQuarrie Rd
Fraser Way
Fraser Dyke Rd
196C St
141st Ave
Green Rd
Ford Rd Detour
Sheridan Dr
200th St
Charlier Rd
176th St
Patrick Rd
McDonald Rd
150th Ave
Menzies Rd
Barnes Rd
129th Ave
Mountain Pl
Rannie Rd
Ford Rd
Neaves Rd
Ford Rd Detour
McNeil Rd
Ladner Rd
Rannie Rd
124A Ave
Lougheed Highway
Harris Rd
Old Dewdney Trunk Rd
Harris Rd
Lougheed Highway
Harris Rd
Canadian Pacific Railway
Canadian Pacific Railway
Kennedy Rd
Hammond Rd
224 St
Airport Way
Golden Ears Way
See Schedule
10A for Details
0
1,000
2,000
3,000
4,000
Meters
See Urban
Map for
Details
MAP 10B: RURAL DEVELOPMENT PERMIT AREAS
259
OFFICIAL COMMUNITY PLAN MAPS
0
50
100
150
200
^_
Pedestrian
Crossing
Airport Way
Harris Rd
Fraser Way
Airport
Business Park
Parks and Open Space
School Sites
Public Works
Residential
Landscaped Berm
Prominent Frontage
Vehicle Access
Trail Network (Existing and Proposed)
Aerial Images were taken in 2018
Airport
Business Park
Parks and Open Space
School Sites
Public Works
Residential
Landscaped Berm
Prominent Frontage
Vehicle Access
Trail Network (Existing and Proposed)
AERIAL IMAGES WERE TAKEN IN 2018
MAP 11: GOLDEN EARS BUSINESS PARK PHASES
3 AND 4 SUPPLEMENTAL AREA PLAN
From breath taking dikes, world-class golf courses,
local farms, small businesses, an inspiring art
gallery and many parks and recreation facilities,
we have so much to be proud of!
12007 HARRIS ROAD
PITT MEADOWS, BC V3Y 2B5
TEL: 604.465.5454
PITTMEADOWS.CA