The Allaire Group and Headwater Projects has applied to the City of Port Moody to redevelop four single family lots at 64-74 Seaview Drive at Clarke Road near the Coquitlam border. The lots total 40,121 SF and are designated Single Family Low Density in the Official Community Plan (OCP) and are zoned One-Family Residential (RS1). The proposal requires an amendment to the OCP to change the land use designation to Multi-Family Residential.
The proposal is for a new townhouse development that includes:
- 28 townhouse units
- All three-bedrooms (1,304 SF to 1,731 SF)
- a total density of 0.95 FAR;
- 62 underground parking spaces;
- A $6 per SF CAC payment.
The architect for the project is Integra Architecture.
Marcon has submitted an OCP amendment and rezoning application to the City of Port Moody three separate parcels of land located along St. George Street in the Moody Centre area. The lots in question are 22 single family lots located between 3010-3042, 3009-3029, and 3037-3113 St. George Street, and combine for a total land area of 191,462 SF. Dallas Creek bisects the townhouse portion of the site.
Details of the project include:
- 252 total units;
- 179 units within two six-storey buildings on Parcel 1 on the north side of St. George Street; (104 one-beds, 55 two-beds and 20 three-beds)
- 73 townhouses respectively on Parcels 2 and 3 on the south side of St. George Street in a total of 11 buildings; (50 three-beds and 23 four-bed units);
- an overall density of 1.42 FAR;
- 402 underground parking spaces;
- significant enhancements to Dallas Creek watershed, including daylighting; re-establishment of water flows; channel widening; in-stream habitat creation; removal of buildings and structures within the Streamside Protection and Enhancement Area (SPEA); and creation and restoration of the riparian habitat;
- the dedication to the City of the SPEA and neighbouring park/open space totalling 36,166 SF;
- the provision of six affordable housing units for Kinsight.
An OCP amendment is required to increase the maximum permitted height of the properties on the north side of St. George Street from three storeys to six storeys; re-designate portions of the property as Parks and Open Space; and allow for flexibility in relation to SPEA setbacks from Dallas Creek in line with other OCP policies.
The architect for the project is SHIFT Architecture.
Nearly three years following the City of Port Moody’s adoption of their new Official Community Plan, City Council will now be considering a new Community Amenity Contribution (CAC) and Density Bonusing policy for the City.
While development has stagnated for close to a decade in Port Moody (even following the 2014 OCP), the arrival of the Evergreen Line and various amendments to the OCP since, coupled with the current market dynamics has led to a more recent uptake in rezoning applications. This led City staff to put forward the idea of a CAC policy in the past year.
The new policies are broken down between Density Bonusing and CAC’s.
Density Bonus Program
The density bonus program will be implemented as an amendment to the Zoning Bylaw, and includes the following major points:
- The density bonus program applies City-wide, but is most often expected to be used in the Transit-Oriented Development Areas where higher densities will be concentrated;
- The density bonus will apply to any development with a density greater than 2.5 FAR
- applies only to residential gross floor area. It excludes all forms of employment-generating floor space
- does not apply to density used for low- and moderate-income housing since the City wishes to encourage these two types of housing, per the City’s Affordable Housing Reserve Fund Guidelines;
- the financial contribution to the City is 75% of the land value of the additional density above an FAR of 2.5 (the land value will be determined on a project-specific basis using an independent professional appraisal, commissioned by the City and paid for by the developer);
- in lieu of a financial contribution, the City may allow an amenity to be provided by the developer that is equivalent in value to the financial contribution.
Community Amenity Contribution Program
The City of Port Moody has never had a CAC policy although it does already have elements of a program in place including a public art contribution mechanism and the encouragement of developers to contribute toward the City’s Affordable Housing Reserve Fund. However, in the absence of specific policy, the amount collected has been negotiated on a project-specific basis and it has not been consistent (although it has generally been in the range of $2.00 to $3.00 per SF). The proposed CAC policy described below provides consistency and certainty for both developers and staff. It includes:
- the program will apply to all areas within Port Moody with the exception of the 215A Levy Area of Inlet Centre
- the CAC is set at $6.00 per SF of residential floor space being developed on a lot that is being considered for rezoning, to a maximum of $6,000 per residential unit (or per lot in the case of single family residential subdivisions);
- credit will be given for any residential floor space on a lot that is being either retained or demolished as part of redevelopment;
- the CAC program will apply to residential floor space up to a maximum density of 2.5 FAR, with any floor space above that subject to the City’s Density Bonus Program;
- the CAC will be allocated as follows:
- $2.00 to the City’s Affordable Housing Reserve Fund; and
- $4.00 to the City’s proposed new General Community Amenity Contribution Reserve Fund
Council may, at its discretion, waive some or all of the CAC as part of a rezoning where affordable housing or another public amenity is being directly provided by the applicant.
I am pleased to announce the sale of 3370 Dewdney Trunk Road in Port Moody. A fantastic 1.7 acre site located just a few minutes from Inlet Centre Station.
Urbanics Consultants, on behalf of Andrew Peller Limited have applied to allow a redevelopment of the 5.0 acre Andres Wines site, a collection of lots on the West side of Port Moody’s Town Centre area, fronting both Clarke Street and Barnet Highway.
The proposal calls for an OCP amendment and rezoning to allow for the development of a new mixed-use residential and commercial development, including:
- one 32-storey tower, one 21-storey tower, one 12-storey tower & multiple lowrises
- 418 residential units
- 132 strata units, 176 rental units, 98 seniors units & 12 artist studios
- a mix of other uses including light industrial, retail, office, 80-room hotel, clinic, athletic club, arts centre (including a daycare) and an arts village (artist work space, galleries, and residences).
- 725,390 SF of gross floor area
- a total density of 3.33 FAR
- open space comprising 25% of the total site area
- 940 parking spaces
The plan is proposed to be built in one phase and at full build-out is estimated to have a resident population of 800 and will support 585 jobs.
The OCP amendment was not originally supported at City Council, but has been deferred to the Community Planning Advisory Committee for further design review to address various issues including geotechnical, traffic and parking, and site servicing, among others.
Peller operated the Andrés Winery in Port Moody for several years before shutting down about 15 years ago. The site is located not far from the Flavelle Mill site, recently announced for another large scale redevelopment.
Onni Group has submitted a plan to the City of Port Moody’s Community Planning Advisory Committee in order to move forward with their final phase of the City’s largest master-planned community: Suter Brook Village. The project is located on the eastern edge of Port Moody.
The first phases, completed just over 10 years ago, comprise a total of 959 units, as well as over 300,000 SF of retail and office space.
Parcel D, the final phase of the project, is located just north of the recently opened Inlet Centre Skytrain station. The plan for Parcel D includes:
- a 26-storey tower and two 4-storey lowrise buildings
- 290 units
- average unit size of 900 SF
- outdoor pool, BBQ area and children’s play area
- a total amenity package of $1.5 Million
The architect for the project is Ciccozzi Architecture.
The owner of the 31-acre Flavelle mill waterfront property
in Port Moody has formally submitted their application to amend the Official Community Plan in order to redesignate the site to allow a new high-density mixed-use waterfront development.
Flavelle Oceanfront Development, which owns the site, is the real estate division of Mill & Timber Products
, a family business based in Surrey that acquired the cedar sawmill operation in 2000. To date, they have proceeded with development plans on their own rather than entertaining a sale or partnership arrangement.
A redevelopment of the site, occupied for over 100 years by the Flavelle Sawmill Company, has been in the works for several years in conjunction with the City of Port Moody’s new OCP, which was adopted in 2014.
A point of contention had been the site’s designation in Metro Vancouver’s Regional Growth Strategy (RGS) as industrial use. Its conversion to residential uses can only happen with Metro Vancouver’s approval to remove its industrial designation. The Board previously declined to amend the RGS designation for the site in 2014 – partially due to what they viewed as an incomplete development plan. Further community and stakeholder consultation coupled with the completion of the Evergreen Skytrain extension has created a renewed impetus to move forward with redevelopment.
Flavelle had previously applied in June 2015 to amend the OCP land use designation, and then held open houses in early 2016 to present their preliminary redevelopment plans to the public, and subsequently to stakeholders such as the Port of Vancouver, Translink and Metro Vancouver in addition to 24 other organizations for feedback. Brook Pooni Associates
has been working with the owners on the urban planning and public communication phase. Wensley Architecture
has contributed to the design work to date.
A full land use plan has now been developed for the City of Port Moody’s consideration. Details of the current proposal include:
- 3,397 residential units
- total density of 3,850,000 SF
- 3,260,000 SF of residential density (including 55,000 SF of rental)
- 99,000 SF of office space
- 103,000 SF of light industrial space
- 72,000 SF of retail
- total density of 2.82 FSR
- 11 towers ranging from 16 to 38-storeys in height
- a mix of light industrial, commercial, office, private indoor amenity space, and possibly a congregate care facility and a hotel.
- Approximately 7.53 acres publicly dedicated as parks and open space
- Upon full build out – resident population 7,000 people and over 1,000 jobs
If the OCP amendment is approved by the City of Port Moody, and subsequent approval is obtained from Metro Vancouver, a more detailed rezoning application would then be submitted to the City.
Several developers have approached Flavelle to sell the site in the past. It remains to be seen whether Flavelle will proceed to develop the full site on their own, in partnership with a developer, or whether they will ultimately dispose of the site, which will be worth a considerable amount once the OCP amendment and Metro Vancouver approvals are obtained.
The project has a website with further information: http://www.flavelleoceanfront.ca/