Welcome to the Moody Centre Community Association (MCCA) website

MCCA-welcome

Adopt-a-street: MCCA adopted the street area of Queens Street Plaza early in 2015, and teams meet periodically to clean the area with equipment provided by the city. If you can spare an occasional hour or so to help, please email us at mcca.pm@gmail.com, and we’ll add you to our list. This would not commit you to a set schedule, but more people willing to pitch in once in awhile will help us to keep the area clean. It’s not just cleaning — it’s interaction and community building!

New, June 2017: MCCA Facebook

Upcoming:

Tues., Dec. 12, 2017, 7:00 pm at City Hall: Council Meeting. Material can be accessed here or here. Includes “Year End Highlights.”

December 10 and 17, the Port Moody Station Museum is hosting its annual Christmas tea aboard the Venosta, a decorated 1920s passenger train car. There are several seating times to choose from. More information here.

Sun., Dec. 17, 2017, afternoon: CP Holiday Train. Free public skate at 2:00 pm, activities start at 3:00 pm, train arrives at about 4:20 pm, Port Moody Recreation Complex, 300 Ioco Road. More information here.

See the city calendar link from city home web-page for more events, and the Tri-City News.

Various dates and events:  Port Moody Station Museum/Heritage Society.
Various dates and events: PoMo Arts Centre.

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Handy links:
Council meeting video recordings (since September 2012)
2017 Council Agendas and Minutes
Committee Agendas and Minutes, multiple years (links)
Council Agendas and Minutes, multiple years (links)
Official Community Plan (OCP), adopted 2014/2015 (lawsuit delay)
Council’s Strategic Plan 2015-2018
Development applications (Port Moody), Excel format
Summary of all-candidates meeting hosted by MCCA, Nov. 5, 2014
Municipal election 2014 disclosures
Campaign spending, totals, breakdowns

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Public lands for sale, update post info session of Nov. 4, 2017

Public lands for sale, update post info session of Nov. 4, 2017
See earlier post: Port Moody plans for sale of public works yard and former fire hall site — info session on December 4, 2017

Public land, Inlet Centre — current and proposed land use

City webpage with links to December 4th presentation boards, short survey, and more is here.

Sale of public land
Port Moody is proposing the sale of the current public works yard and the former fire hall site at Inlet Centre near City Hall, currently zoned public and institutional.

The city hopes to have a public hearing in March 2018, issue requests for proposals to potential interested buyers also in March 2018, and a potential sale of property by June/July 2018.

“The maximum permitted building height is 30 storeys, but that may be increased by the City up to a maximum of 34 storeys as part of the City’s Density Bonus Program. […] Floor space may increase […] in exchange for the provision of amenities such as civic facilities, below-market rental housing, seniors housing, and commercial uses.”

“Based on this proposed density, the sites could accommodate 3 to 4 towers, and possibly 1 to 3 low rise (4 – 6 storey) buildings. The exact number and height of the buildings will be determined as part of the developer selection process.”

If the site(s) are approved for rezoning from “public service” to “comprehensive development” the following uses would be permitted:

  • multi-family residential (including townhouses and apartments);
  • seniors housing;
  • civic (e.g. library, plaza);
  • park;
  • commercial (e.g. retail, office);
  • child care;
  • off-street parking; and
  • off-street loading.”

Potential diversion of “small seasonal tributary”
“Change various OCP maps to remove reference to a small seasonal tributary that runs through the middle of the former Fire Hall Site (See the Natural Environment board for potential diversion of the tributary).”

The city is also proposing an extension of the current TOD border area, as shown below.

We encourage residents to view the Dec. 4, 2017 presentation in its entirety (city weblink above and below).

Note: The presentation boards refer to the Official Community Plan and Council Strategic Plan with words that don’t exactly match some of the earlier official language. For example, the word “development” was never used in connection with these two parcels, but the words “explore” and “options” were.

Presentation boards, Dec. 4, 2017, page 2 [emphasis added]
Development of these two parcels of land was identified in the Official Community Plan in 2014 as part of the Inlet Centre Policy, and identified as a priority in Council’s 2015-2018 Strategic Plan.”

Official Community Plan (OCP) (actual)

  1. Land use options for the City owned Works Yard and former Firehall site will be explored including a range of uses such as residential, institutional, commercial and parks and open space.

Strategic Plan (actual)

  • Explore and recommend options for future use of the former fire hall No. 1 site
  • Determine the future of the city works yard

More from the presentation boards
“Council considered the community feedback, along with sound planning principles, in planning for the development of the sites, and directed staff to draft development guidelines. This process includes amending the OCP policies and zoning for the two parcels of land to allow a mix of potential uses and public amenities, such as multi-family residential, below-market rental housing, commercial space, new library, public plaza, multi-purpose space, and seniors housing.”

The information session reports “overall results indicated favourable support for development of the two sites.”

The “favourable support” conclusion results from the survey question below (pick one of 3 choices):
“Participants were asked, “Having reviewed the possible options currently being considered by the City to generate funding for the new or expanded capital facilities and community amenities, is there one option that you most prefer?”

The choices presented were:
• debt financing/raise taxes
• sale/lease
• CAC/density bonusing

Summary
The proposed OCP and zoning changes represent a major land use change. This includes high density development, and the sale of public land in a strategic location in an area designated for a great deal of population growth.

It’s apparent “the city” wants to sell the land, and cites several benefits it hopes to achieve. It’s important to give this careful thought, ask questions as necessary for clarity (to staff and/or council), and let council know how you feel before or at the public hearing.

Any decision will have major ramifications.

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Official – or Unofficial – Community Plan ?

OCP amendments: a steady drip, drip, drip … or flood?

The OCP has had several significant revisions to the official document since its “final” approval in 2015. Some are reflected in the official document (e.g., Coronation Park in Overall Land Use map), while others aren’t yet shown (e.g., Moody Centre TOD). This makes the official document potentially misleading until all updates are incorporated, which may be challenging given the pace of requested amendments.

There are more potential amendments in the works right now, even though OCPs typically undergo review every 5 years or so.

The current OCP was the result of much discussion, argument, and some compromises. It was adopted under dubious circumstances including threat of a Metro Vancouver/GVRD lawsuit (which did occur).

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In the News, Port Moody

In the News, Port Moody

Recent Tri-City News story/comment links below. The first two letters are commenting directly on the recent 4:3 council vote on Moody Centre transit-oriented-development (TOD), the third letter is more general regarding densification. See posts below on Moody Centre TOD for more, and also Woodbridge Properties (rental building approved).

General interest, Business in Vancouver

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Moody Centre TOD update, post public hearing

Moody Centre TOD update, post public hearing
Original post for Nov. 28, 2017 public hearing: Moody Centre TOD and beyond … coming to a neighbourhood near you?

The Moody Centre TOD area is roughly four (4) blocks around the Skytrain station.

The proposed OCP amendment to allow an estimated 3,400 additional residents to this area, and an increase in tower heights to more than double the current maximum of 12 storeys was approved by council after a lengthy public hearing and subsequent council discussion.

Passed (4:3), with Councillors Madsen, Royer, Vagramov opposed.

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The public hearing(s) began at 7:00 pm and were followed by the regular council meeting which ended at close to 12:30 am. A very long evening.

Length of two public hearings combined: 3 hrs, 12 minutes (Woodbridge rental building discussion was more than an hour, and MC TOD was more than two hours) Public hearing video can be accessed under “specialty” tab, see link below.

Length of regular council meeting where vote was taken: about two hours. More than half of this time involved the MC TOD discussion.

Video link:  Council Meeting Video Archive
Written materials, available from: 2017 Minutes & Agendas
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There were speakers (and written submissions) both for and against at the public hearing.

As is customary and expected, several of those in favour had connections to development interests. Names mentioned included PCI Developments, Anthem Properties, Woodbridge, Rastaf family (sp?), Kwikwetlem First Nation, Ministry of Transportation and Infrastructure (MOTI). Supporters felt the TOD concept made sense, including the amended proposal to increase density, and that this area could become a vibrant, special district.

On-table materials included correspondence from the Ministry of Transportation and Infrastructure (MOTI), and included a map of MOTI owned property, shown below.

MOTI indicated preference for option “Built Form Scenario C – High Density” showing an estimated population growth of ~4,665 and tower massing of 9X26 storeys plus 4X40 storeys.

A couple of candidates in the recent council by-election spoke: Karen Rockwell in favour, and Gerry Kent against.

Many of those opposed felt no changes were necessary to the existing OCP wording that allows much more density than currently exists at the site, and expressed concerns about the effects of potential over-densification on parks, roads, and other community infrastructure. Some urged council to consider this area in conjunction with nearby proposed major developments and the cumulative effect on Moody Centre and Port Moody.

Confusion?
At the regular council meeting that followed the public hearing, Mayor Clay stated that there was a lot of misinformation and confusion and there were no numbers in the plan in front of council at the meeting:

“2800-3300 people isn’t in the plan. These things are all just being made up.” … Every person that spoke opposed to this had a fact wrong.”

The above statements occur in the video towards the end of the council MC TOD discussion, and are confusing since the number of towers and population estimates are all shown in the city’s background and agenda materials.

Related:
Council adopts new vision for Moody Centre
Tri-City News, Nov. 30, 2017

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Council agenda, November 28, 2017

Council agenda, November 28, 2017

624 pages

Many items for review, including likely discussion on the two public hearings held prior: Woodbridge Properties, and Moody Centre TOD. See separate PH posts below.

See full information from city links here or here.


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Port Moody plans for sale of public works yard and former fire hall site — info session on December 4, 2017

Port Moody plans for sale of public works yard and former fire hall site — info session on December 4, 2017

“Port Moody to host information session on OCP and zoning amendments for City-owned lands”

Details
Monday, December 4, 2017
5:00 – 8:00 pm
City Hall Galleria (100 Newport Drive)

“The City of Port Moody is exploring plans to sell the former Fire Hall and current Works Yard sites for redevelopment. As part of that process, Council will consider amendments to the Official Community Plan (OCP) policies and zoning for these two parcels of land.
[…]
Redevelopment of these two parcels of land was identified as a priority in Council’s 2015-2018 Strategic Plan [emphasis added]. In June 2016, the City hosted a public consultation to gather community feedback on the future use of the two sites, including redevelopment concepts and planning principles.”

City webpage here.
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The Strategic Plan did not use the word “redevelopment” — below is what the Strategic Plan actually said:

  • Explore and recommend options for future use of the former fire hall No. 1 site
  • Determine the future of the city works yard

Related posts:

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Public Hearing: Woodbridge Properties on St. Johns, 142 rental units

Public Hearing: Woodbridge Properties on St. Johns, 142 rental units

Public Hearing: Woodbridge Properties
Tuesday, November 28, 2017
7:00 pm, City Hall

“The proposed project is an L-shaped, six-storey apartment building consisting of 142 units as shown on the Site Plan (Figure 4). Parking is provided underground with access off Moray Place.”

City agenda materials available here or here. A regular council meeting will follow the public hearing.

Anyone wishing to comment can do so in-person at the meeting and/or in writing to clerks@portmoody.ca by 12:00 noon on the day of the public hearing in order for clerks to have material available for the start of the meeting.

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Image below from agenda package: location and existing zoning. The property is the purple block in the middle of the diagram. The C5 on the east side is the Dairy Queen, and the C3 on the other side of Moray Street is Shoppers Drug Mart.

Related:
Tri-City News article, November 21, 2017
Rental building in Port Moody closer to reality

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Public Hearing Nov. 28, 2017: Moody Centre TOD … coming to a neighbourhood near you?

Moody Centre TOD and beyond … coming to a neighbourhood near you?

Image (mock-up) below is from a Global News segment from Sept. 30, 2017: How Port Moody could have been bigger than Vancouver. Link to story and video here.

Note: Simulation only and not an accurate reflection of the Official Community Plan (OCP) — e.g., there are no towers depicted on the Flavelle mill site, but plenty elsewhere including Rocky Point Park and the north shore of Port Moody. Still, it’s thought-provoking …
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Public Hearing: Moody Centre TOD
Tuesday, November 28, 2017
7:00 pm, City Hall

To amend Official Community Plan (OCP), Moody Centre TOD area (transit-oriented development) to much higher density, including additional ~3,400 plus residential population and towers up to 26 storeys (which could potentially be amended in future; e.g., with density bonusing). Current OCP shows building heights in the range of 4-12 storeys.

The TOD area is envisioned as mixed use, which could be “a mix of residential, retail, office, employment, service, civic, institutional, recreational, and cultural uses” (from Oct. 24, 2014 council agenda package).


City agenda materials available here or here. A regular council meeting will follow the public hearing.

Anyone wishing to comment can do so in-person at the meeting and/or in writing to clerks@portmoody.ca by 12:00 noon on the day of the public hearing in order for clerks to have material available for the start of the meeting.

City of Port Moody TOD webpage: Moody Centre Station Transit-Oriented Development Plan
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TOD designation and growth
The proposed changes disregard years of public input for this area, and in six years the area designation has changed from industrial business (not residential) to something completely different. The OCP adopted in 2011 recognizes (and maps) the expected rapid transit route, so that is not something new and different, except the Skytrain route is now a reality.

The decision to label this area as transit-oriented-development (TOD) was made in Port Moody. It was not a requirement or obligation to other levels of government. The council agenda package for Oct. 8, 2013 contains a series of letters from the Ministry of Transportation Evergreen Line Rapid Transit Project about why the two stations are where they are. The Moody Centre Skytrain location was chosen because it was an existing transit hub for the West Coast Express and buses, and Inlet Centre because it had already achieved sufficient density. Port Moody was ahead of its regional growth commitments.

(From 2006-2011, Port Moody grew by 20%, and from 2001-2006 the rate was 14% according to Census Canada. From 1996-2001, the growth was 17%. In 2011, council agreed to slow down growth to allow time for infrastructure including Skytrain to catch up. So despite the recent slow-down, PoMo grew much faster than other local areas, per capita, for several prior census periods. As the city grew, so did per capita debt.)

A common misconception is that Metro Vancouver/GVRD tells local cities how much they must grow their population. The city has certain obligations in working with Metro Vancouver as a region, but the OCP population growth estimates are provided by the city (Port Moody) to the Metro Vancouver Regional District.

Consultation
The Moody Centre Community Association (MCCA) asked for a resident-based neighbourhood consultation years ago, and was led to believe this would happen, but it never did.

In early March 2015, the city hosted roundtable discussions with “senior members of the real estate development and brokerage community in Metro Vancouver … to offer their views on Port Moody’s competiveness in attracting development, especially employment-generating.” On June 16, 2015, the council agenda included an item called Facilitating Employment-Based Development in Port Moody to report on the roundtable discussions which focussed on Moody Centre and the TOD area.

Some members of council felt those roundtable discussions could have been improved by inviting input from a broader group, such as reps from organizations that provide good quality employment. The roundtable report seemed to focus more on high-density residential development than it did on creating employment-related development.

To see more on this, including excerpts from the roundtable report, see earlier post on this site: 2015-06-13: Neighbourhood planning — Moody Centre and Coronation Park.

Colliers International provided a report dated June 27, 2016 to the city that provides an commercial analysis for the Moody Centre TOD area, and it can be accessed from the city’s TOD webpage (see link above).

More recently over the past year, the city held a couple of open houses specific to the Moody Centre TOD area with three proposed concepts for OCP amendments. The proposals all represented huge changes with much higher buildings and additional residential population (~3,400+, depending on the scenario).

Questionnaires from the open houses to obtain feedback pushed respondents to choose one of three options (as opposed to “none of the above”) resulting in the least dense option garnering the highest level of support.

There were no town halls, nor did the Moody Centre TOD concepts go to the Community Planning Advisory Committee (CPAC) for discussion, as is normal procedure. See post Council ditches pesky council-approved procedures: Moody Centre TOD for more.

Proposed, 2017:
Buildings up to 26 storeys (no guaranteed cap on height or number of buildings)
Population estimate is about 3,400

Current, from OCP finally adopted in 2015 after legal wrangle with Metro Vancouver/GVRD:
Buildings up to 12 storeys (no guaranteed cap on height or number of buildings)
Population estimate is about 2,800

OCP, 2011:  (reference copy here)
Buildings 3-4 storeys. Map below is from 2011, not current OCP. It shows the “industrial business” and “commercial mixed use” designations for the Moody Centre TOD area.

Below is a visual illustration of the real or proposed changes in building heights for the area under discussion

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

In June 2017, a Moody Centre resident spoke at council, and provided MCCA with some shadowing images. We’re not aware of any shadow studies done for, or by, the city.

See post Monster council agenda, June 13, 2017: development, parks, more for shadowing links.

 

 

 

 

Excerpt below from October 24, 2017, regular meeting of council:

Item 9.1: Moody Centre TOD
“This is not a decision that’s just going to affect the people that live in Moody Centre, this is going to be a decision that affects everybody in Port Moody, and as we’ve noted before, by concentrating development in specific areas of the city, we’re saving other areas of the city. And it’s trade-offs that our residents have to support.
—Councillor Dilworth, near end of video segment 9.1.

Please note: Item 9.1 was under discussion for more than an hour, so the above is a mere snippet. Council debated potential types of housing (condos, rentals, affordable, …), other land uses, free TOD parking for Port Moody residents, and more. Interested parties may find it helpful to review the full discussion.
Video link here:  http://portmoodybc.swagit.com/play/10242017-1660/2/

The Tri-City News provided a summary: Public to weigh in on new vision for Moody Centre, Tri-City News, Oct. 27, 2017

What is the sweet spot for this area, and Moody Centre and the city overall? For land use, population, and building types?

What should Port Moody consider to move forward in the best way possible for the short, medium, and long-term? Give your thoughts to council. MCCA welcomes your comments as well.

Email contact info
clerks@portmoody.ca (initial contact for email submissions for meetings)
council@portmoody.ca
mcca.pm@gmail.com

Related, on this site:
We’ve posted a great deal of information online on this site with regard to MC TOD and surrounding areas. Some links are included in the information above.

We encourage interested people to use the search function (“TOD” ; “transit hub” ; or other terms) to learn more.

The most recent post was just before the Oct. 24, 2017 council meeting, at which time council agreed to send this matter to public hearing: Density bonusing, Marcon development, Moody Centre TOD, Seaview townhomes proposal, and more

A recent post about Moody Centre TOD, with a broader Moody Centre and Port Moody perspective is here: Port Moody and Moody Centre growth and speculation: sections vs. overall picture

Your input to council is important, for this and other proposals as the city moves forward. See: Aragon proposal back to the drawing board (and the importance of public input). Note: the Aragon proposal is now approved, and though still controversial, has some changes to the original concept that would not likely have occurred without residents speaking out.

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