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., Oct. 17, 2017, 7:00 pm at City Hall: Special Council Meeting (COTW). Material can be accessed here or here.

Wed., Oct. 18, 2017, Community Information meeting, St. Andrews United Church redevelopment, 2318 St. Johns Street, 5-8:00 pm.

See the city calendar link from city home web-page for more events.

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

Starting in September 2017, Port Moody Council will seek feedback from a Citizen Advisory Group on a variety of topics, from budgets and master plans to new City projects and community development. All Port Moody residents are eligible to join – youth, seniors, and everyone in between. Members will be required to attend a minimum of two meetings per year. For more information, click here (city webpage).

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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)
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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Community info mtg, St. Andrews United Church redevelopment, 2318 St. Johns Street

Community info mtg, St. Andrews United Church redevelopment, 2318 St. Johns Street

Details:
Wednesday, October 18th, 2017
5 pm to 8 pm
St. Andrews United Church
2318 St. Johns Street

The proponent of an OCP amendment and Rezoning application for the property at 2318 St. Johns Street (St. Andrews United Church) is holding a Community Information Meeting to introduce the project and seek public input.

The application proposes the redevelopment of the site with a four storey building that includes 55 units of affordable rental housing, a new church and office space for SHARE and Kinsight.

Related, Tri-City News (March 2017):
Port Moody church plans affordable housing

 

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Public hearing(s) and council agenda, October 10, 2017

Public hearing(s) and council agenda, October 10, 2017

At 7:00 pm, at City Hall, four items are to be discussed at public hearing, and following the public hearing(s), a regular council meeting will begin, with another packed agenda (423 pages !).

All city material for the above is available here. At the time of this posting, agenda items are not yet available at 2017 Council Minutes and Agendas.

Public hearing items:

1.1 Zoning Bylaw Amendment to Incorporate Density Bonus

1.2 Rezoning Application – Small Lot Subdivision, 2602 Henry Street

1.3 Prioritizing Higher Density Development – Proposed Official Community Plan Amendment

1.4 New RS1-S Zone: Official Community Plan Bylaw Amendment (Moody Centre Intensive Residential Development Permit Area Guidelines)

Comments to the city can be sent by email no later than noon on Oct. 10 to clerks@portmoody.ca, and/or comment in person at the public hearing(s).

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Update on public hearing(s): MCCA received the comment inserted below and it’s included here since it adds more to the conversation than just the brief descriptions posted above.

Comment:
“Two items that will be part of the Public Hearing on Tuesday have a City-wide impact.

Item 1.3. Prioritizing Higher Density Development. Back in June, Councillor Lahti expressed her concern about development pressure saying: “It’s not the right time for densification of an area that’s not well-serviced and is completely dependant on automobiles.” Item 1.3 adds a new goal of prioritizing higher density development where it is well served by transit and public amenities. Council is to be applauded for supporting this up to this point. [ed. note: see Another gigantic agenda (financial report, Andres, Flavelle, Ioco, and more); Marcon open house, busy weeks ahead for an excerpt from Councillor Lahti’s memo to council.]

Item 1.1. Zoning Bylaw Amendment to incorporate Density Bonus. This one is problematic for a few reasons.

  • A City-wide base Floor Area Ratio (FAR) 2.5 without a map showing which areas it applies to is troubling.
  • Port Moody’s own statistics (see chart below) show the FAR of existing Port Moody high density neighbourhoods as lower than what is being proposed as base density.


Source: City of Port Moody June 2017 TOD presentation

  • The second issue is that the proposed bonus density has no maximum. Here are MAXIMUM FARs set by our neighbours:

Bottom line from a community point of view is that projects with a density similar to our highest density neighbourhoods (Klahanie, Suter Brook, Newport Village) will not fall under Bonus Density provisions. And for those developers who want to use the Bonus Density provisions, no maximum density is being set.

Given that high density developments are likely in Moody Centre, I suggest that MCCA and its members share their thoughts.

Gaetan Royer
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Regular council agenda, as noted above, is packed, and includes public hearing items listed above and much more.

The Marcon proposal for 252 new units on St. George Street between Williams and Buller is the single largest part of the agenda package. The 252 units would replace 22 homes. Two 6-storey buildings would contain 179 of the total units. The OCP envisions up to 3 storeys in this area. If approved, this proposal may go to public hearing on October 24, 2017.

Marcon held an open house on June 28 (more info here), and was discussed at the Community Planning Advisory Committee meeting of July 4, 2017. CPAC material is available from this link: 2017 Committee Agendas & Minutes.

The Moody Centre Community Association (MCCA) encourages you to review the material at the links provided above.

We welcome your comments.

Related updates, Tri-City News, Oct. 12, 2017:
Port Moody to prioritize higher density development — in some areas

St. George project to daylight creek, create new park [Marcon proposal, to public hearing Oct. 24, 2017]

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2625 Henry Street, development application for two triplexes (6 units)

Henry Street, development application for two triplexes (6 units)

Excerpt from information package:
“These forms of housing are part of the “Missing Middle.” … gap in the housing market.”

For complete info package, click on PDF link below.
2017-10-06-Henry St triplex application

The property owners are long-term Port Moody residents and are considering retaining ownership and making these units available as rentals.

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Port Moody Council By-election results

Port Moody Council By-election results

With eight candidates vying for one seat on council, Hunter Madsen emerged with a decisive win taking just under half of all votes cast (47.3%).

Congratulations to Mr. Madsen — and thanks to all who put their names forward.

(The vacancy was due to Rick Glumac’s provincial election victory to become MLA.)

The next general civic election will be in just over a year from now (2018).

Table below is from City of Port Moody webpage here.

 

Related, from Tri-City News:
Madsen ready to work after by-election win

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Flavelle Public Hearing (“Oceanfront”)

Flavelle Public Hearing (“Oceanfront”)

July 25, 2017, 7:00 pm, City Hall

Public input can be provided in writing (clerks@portmoody.ca) no later than noon of the day of the hearing and/or in person at the public hearing.

Image immediately below is from agenda materials.

 

 

 

 

 

 

 

 

 

 

 

The complete agenda material is available here or here. We encourage review of the document in whole. Please note the material does not include any public input received after the January 2017 open house. Public input from the February Community Planning Advisory Committee (CPAC) is not included, nor is comment received after that date. We are told there will be “on-table” materials including public input that was not included in the agenda package. This is disappointing as it does not allow interested parties time to review these comments in advance. [Update: Council approved moving this project forward at its subsequent meeting.  The public hearing minutes only summarize public input received in-person at the meeting, and ignore summaries of written input, and therefore do not provide a complete public record.]

Comments from both public and official materials note both positives and negatives associated with the proposal.

Below are some agenda excerpts.

Summary of positives and negatives from pages 31-32 of the 80 page agenda:

Positives
“In summary, the elements of the proposed plan mentioned most frequently as liked included:

¦ Improved public access to the waterfront;

¦ The park space;

¦ The trail network;

¦ Bringing more businesses and jobs to Port Moody;

¦ Adding more housing to Port Moody;

¦ The mix of uses;

¦ Shopping opportunities;

¦ The barge basin; and

¦ The plaza.”

Negatives
“In summary, the elements of the proposed plan mentioned most frequently as of concern included:

¦ The density of the development;

¦ The height of the towers;

¦ The number of towers;

¦ The traffic impacts;

¦ The population and other community impacts;

¦ Insufficient park space; and

¦ Rising sea levels/geotechnical conditions.” [See city OCP map, Hazardous Lands.]

Excerpt from page 19 of the 80 page agenda:

“Executive Summary

Flavelle Oceanfront Development (Flavelle), the owner of the waterfront mill property located at 2450 Columbia Street, has applied to amend the OCP to redesignate the 11.9ha (29.Sac) site1 that it owns from “General Industrial – Special Study Area” to “Mixed-Use Oceanfront District” to allow the redevelopment of the lands to a high-density mixed-use neighbourhood (see Attachment 1 for location map).

The plan put forward by Flavelle proposes 3,397 residential units and a mix of other uses including light industrial, commercial, office, private indoor amenity space, and possibly a congregate care facility and a hotel (see Attachment 2). Approximately 3.1 ha (7.53ac) of the site is proposed to be publicly dedicated as parks and open space, which is 25% of the site area currently owned by Flavelle.”

From page 5 of the 80 page agenda material

“2. Amendment

2.1 Chapter 4 of Schedule A of City of Port Moody Official Community Plan Bylaw, 2014, No. 2955 is amended by adding the following as section 4.1.4 and renumbering subsequent sections accordingly:

“4.1.4 MIXED USE – OCEANFRONT DISTRICT – The Mixed Use – Oceanfront District designation applies to the development of a mix of residential, commercial, light industrial, institutional, and public open space uses on the waterfront site currently occupied by the Mill and Timber sawmill.”

2.2 Chapter 8, section 8.9.2 of Schedule A of Bylaw No. 2955 is amended by adding the following new subsection:

“(e) High-Density Multi-Family Form: High Rise (up to 38 storeys)

This designation is limited to the Oceanfront District and provides for high density residential development predominantly in the form of apartment buildings. Building heights are limited to 38 storeys.”

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At the June 27, 2017 regular council meeting, staff’s recommendation was to lower the density requested by Flavelle, but council voted to keep Flavelle’s request on the table.

Page 24 of agenda material:

“Staff believe that this scaling back in density should be on the residential side and not at the expense of the employment generating floor space since creating intensive employment generating activities is one of the key themes of the OCP vision for the site. Staff, therefore, believe that the number of residential units at the Flavelle site should be reduced from Flavelle’s proposed, 3,397 to a maximum of 3,000, which would yield a UPA of 102. Even with this reduced density, it can only be accommodated by most, if not all, of the residential building forms on the site being high-rise.”

On the same page, staff note that the amount of employment generated is dependent somewhat on unknown future demand:

“Flavelle is proposing that the hotel and congregate care facility only be labelled as “potential” uses in the plan because of uncertainty over market demand. These two uses together account for 16,815m2 (181,000ft2) of the employment generating floor space, and 144 of the jobs.

With respect to the office building, which is 9,197m2 (99,000ft2) of the employment generating floorspace, Flavelle’s commercial market consultants concluded that the demand for this building is likely limited, which calls into question whether it will eventually be constructed. This office space accounts for 375 of the jobs on the site.

If the hotel, congregate care facility, and office are ultimately not built due to lack of demand, the amount of employment generating floor space on the site will drop by 62% to only 16,257m2 (175,000ft2) and employment on the site will drop by 46% to only 611 jobs.”

There are quite a few “unknowns” due to uncertainty over future market conditions.

This is a very significant proposal and MCCA encourages residents to consider the plans and provide input to council. MCCA also welcomes your comments.

There are many related posts on this site including:
Flavelle proposal to Community Planning Advisory Committee (formerly Land Use Committee) — Feb. 7, 2017
Flavelle open house update (January 2017)
Flavelle Oceanfront Development — open house, part two (December 2015)
Flavelle/Mill and Timber development plans — update June 29, 2015

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Please note, on the regular council agenda following the public hearing council may vote to pass 3rd reading of the Flavelle OCP bylaw amendment. Fourth reading follows at a later date and is largely a formality.

Following the public hearing, the regular council agenda, also available here or here contains more items for discussion, including “Zoning Bylaw Amendment to add RS1-S Zone for Small Lot Subdivisions – Adoption.”

General interest:
Port Moody mania: population could increase by up to 15,000
The Tri-City braces for massive housing developments as industry exits and SkyTrain arrives
Frank O’Brien, Western Investor, June 22, 2017

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Another gigantic agenda (financial report, Andres, Flavelle, Ioco, and more); Marcon open house, busy weeks ahead

Another gigantic agenda (financial report, Andres, Flavelle, Ioco, and more); Marcon open house, busy weeks ahead

Residents, please note it appears that there will be a lot of activity during a time when many are planning or enjoying holidays, activity including big items on agendas and public hearings. It can be difficult at the best of times to keep on top of what’s going on in our city in terms of the numerous proposals and projects that can affect our city profoundly. This is a long post trying to summarize 100s of pages of information, and won’t capture everything.

For any of you who may have questioned the city’s OCP population growth projections, you’ll want to pay particular attention to the Ioco item below. Also, note that the projections for Moody Centre TOD alone are roughly 10% of Port Moody’s current population. Flavelle is more than double that (the two combined equal almost 1/3), and so on.

There is additional information on this MCCA site on many of the items mentioned —just scroll or use the search bar.

On Tuesday, June 27, 2017, council will discuss some major land areas and development proposals, including Andres (Westport), Flavelle Oceanfront, and the Ioco lands. See below for more information on the agenda, complete agenda information online from city website here or here.

On Wednesday, June 28, 2017, development company Marcon is hosting a public open house to present concepts for 252 new residential units on St. George St. west of Williams. See post below for more. On Tuesday, July 4, 2017, the Community Planning Advisory Committee (CPAC) will review material from Marcon re the St. George Street proposal.

At its last regular council meeting on June 13, 2017, council defeated Councillor Glumac’s motion for an action plan to acquire parkland given the continuing population growth in the city. See post below. (And best wishes to Rick Glumac on his new role as MLA. Thanks for your work on behalf of Port Moody as councillor.)

At the same meeting on June 13, council agreed to bypass its own procedural rules to reduce public input on the Moody Centre Transit-Oriented Development. See post below (the Tri-City News has published on this topic, and links are included).

Prior to the June 13 regular council meeting, there was a public hearing for two development proposals in Moody Centre: (1) 2313-2315 St. Johns Street; and (2) Bold Properties, Clarke and St. Johns Streets, west Moody Centre. At an upcoming meeting, the 4th and final reading will be held for both. More information in posts below, scroll or click on highlighted links above.

On the upcoming long Canada Day weekend, Golden Spike Days will be held at Rocky Point Park, and the city is hosting activities on July 1. See the top of this site for information links.
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Below is a sampling of items on the June 27th agenda (500+ pages, available online here or here). Please note that buried in the information below it may be easy to miss the recommendation for the Flavelle Oceanfront proposal to go to public hearing on July 25, 2017.

PoMo Annual Report (item 3.3), recommended reading (sample graph below)

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Bylaw amendment to prohibit outdoor burning (item 7.1)
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Ioco Townsite Development (item 9.1)

“Recommendations:
THAT staff be directed to draft an Official Community Plan (OCP) amendment that removes the special study area designation from the OCP as it relates to the Ioco Townsite and accompanying lands, identifying only the industrial lands for special study as recommended in the report dated June 14, 2017 from Councillor Meghan Lahti regarding Ioco Townsite Development;

AND THAT staff be directed to draft policies which reflect a view to prioritize density in the Inlet Centre and Transit Oriented Development Areas;

AND THAT staff communicate to the current land owner of the Ioco Townsite and accompanying lands that the City prefers to limit development in this area to the current zoning – Heritage Conservation and Single Family.”

“Discussion
The City of Port Moody has been experiencing an extraordinary surge of development applications, so much so that, if Council were to approve all of the applications that have been submitted to date, we would double the projected population increase established in our Official Community Plan (OCP) and our Regional Context Statements related to growth. This estimate does not include the potential growth being considered in the two Special Study Areas (SSA) located in Moody Centre on the Flavelle and Andres Wine sites. In addition to applications that are in line with the OCP, there are a number of applications for OCP amendments that propose increased density in areas that do not meet the City’s long-term strategic vision regarding concentration of growth.”

The above is just the first paragraph from the memo from Councillor Lahti. For more, see the council agenda online.

NOTE: Landowner Brilliant Circle Group (BCG) has been hosting public meetings in June to discuss ideas and concepts.

What is the population envisioned for this area? By the city? By the landowner?
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Flavelle Oceanfront Development’s Official Community Plan Amendment (item 9.2)

“Recommendations:
THAT City of Port Moody Official Community Plan Bylaw, 2014, No. 2955, Amendment Bylaw No. 7, 2017, No. 3087 (Flavelle) be read a first time as recommended in the report dated June 16, 2017 from Development Services Department – Planning Division regarding Flavelle Oceanfront Development’s Official Community Plan Amendment.

THAT Bylaw No. 3087 be read a second time;

AND THAT Bylaw No. 3087 be referred to a Public Hearing to be held on Tuesday, July 25, 2017 at City Hall, 100 Newport Drive, Port Moody.”
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Westport Village Official Community Plan Amendment and Rezoning Application – Status Update (item 9.6)

“Recommendations:
THAT section 6.2.7 of the Metro 2040 Regional Growth Strategy be enacted to exempt the Westport Village application from the Regional Growth Strategy amendment process as recommended in the report dated June 16, 2017 from Development Services Department – Planning Division regarding Westport Village Official Community Plan Amendment and Rezoning Application – Status Update;

AND THAT staff negotiate the sale of the unopened portion of Vintner Street on the basis that the proposed floor area and land uses are distributed as if the unopened road were a portion of the site for density calculation purposes;

AND THAT the applicant be directed to provide the detailed studies required in support of the OCP amendment and rezoning application as outlined in the report dated June 16, 2017 from Development Services Department – Planning Division regarding Westport Village Official Community Plan Amendment and Rezoning Application – Status Update.”
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Multi-Family Residential Parking Restrictions (item 9.8)

“Recommendations:
THAT a system of vehicle identification be instituted to exempt residents of multi-family housing developments from the restrictions otherwise imposed on non-residents for street parking adjacent to their homes as recommended in the report dated June 19, 2017 from Mayor Mike Clay regarding Multi-Family Residential Parking Restrictions;

AND THAT the system be based on registration of one vehicle per residential address;

AND THAT parking stickers or tags be issued to identify registered vehicles;

AND THAT the cost of implementing the identification system be recovered through annual registration and user fees.”
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The Moody Centre Community Association (MCCA) welcomes your comments.

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Council ditches pesky council-approved procedures: Moody Centre TOD

Council ditches pesky council-approved procedures: Moody Centre TOD
Public input curbed on massive development concept

 

Why? Was the outcome pre-determined?

On Tuesday, June 13, 2017, council (4:2) deemed it unnecessary to send the Moody Centre Transit-Oriented Development (MC TOD) plan for review by the Community Planning Advisory Committee (CPAC), despite that step listed as a requirement in council’s own established procedures.

Is public input valued? Is there any point to having established procedures? Is there any point to volunteering on civic committees if the input can be disregarded or, worse, deemed unnecessary or inconvenient for decision-making?

Does the OCP have any meaningful value? It can be amended as council sees fit, which may entail curbing public input as happened on Tuesday, June 13th. On the other hand, if residents object to a proposal that falls outside of the OCP parameters, they might be chided as unreasonable, ignorant of the facts, NIMBY, or other pejoratives.

Councillor Lahti motioned to change the preferred scenario from B to A, meaning no 40-storey towers, but more 26-storey towers (4×12 storey, 9×26 storey). A few councillors questioned skipping sending this matter to CPAC for review, but in the end all but two (Glumac, Vagramov) agreed to do it anyway.

The meeting can be viewed online by selecting the June 13 video link from 2017 Minutes & Agendas. The item is 9.2. As well, there are some thoughtful comments on this topic in the public input part of the meeting, primarily at the beginning and the end (item 2).

The city’s Moody Centre TOD webpage (with links to more information) is here.

There is much more information on this site, the most recent post being:
Monster council agenda, June 13, 2017: development, parks, more

Also, see Tri-City News story, Moody Centre to become an urban centre,
TCN opinion: Letter: Developers have their eye on little Port Moody, June 22, 2017, and
Editorial: Are you ready for more people in Port Moody?

For reference, below are excerpts from council’s own procedures relevant to the above discussion.

PROCEDURES FOR PROCESSING OFFICIAL COMMUNITY PLAN ZONING BYLAW, AND LAND USE CONTRACT AMENDMENT APPLICATIONS

6.1 Review

6.1.1 Depending on the particulars of the Application, it may be referred to other City staff and applicable external agencies by the Director of Development Services or designate for review and comments.

6.1.2 Under the direction of the Director of Development Services or designate, staff shall prepare a report for submission to the Community Planning Advisory Committee for review prior to consideration of Council.

6.1.3 Under the direction of the Director of Development Services or designate, staff shall prepare a report to Council advising on the merits of the Application and include the Community Planning Advisory Committee’s recommendation.
[…]

Consultation Regarding OCP amendments

6.3.1 Pursuant to s. 154(1)(b) of the Community Charter, Council delegates to the Director of Development Services, the duty to consider and provide, if necessary, early and ongoing consultation with persons, organizations and authorities.

6.3.2 Prior to proceeding to Community Planning Advisory Committee with the proposed Bylaw Amendment, the applicant may be required to conduct one or more community information meetings on the Application preferably within the same neighbourhood as the proposed Application, if required by the Director of Development Services in accordance with approved guidelines for community information meetings.

Notification

6.4.1 The applicant shall post a notice on the subject land(s):

(a) not less than ten (10) days of proceeding to the Community Planning Advisory Committee;

(b) not less than ten (10) days prior to the public hearing, include the meeting information with respect to the public hearing on the posted notice;

(c) in a manner that is highly visible from a public road adjoining the land;

(d) in accordance with the size, form and content specified in Schedule “A” to this bylaw;

(e) where more than one parcel of land is involved in the Application and the parcels are contiguous, a single notice may be posted providing that it clearly shows all the parcels of land that form part of the Application and specifies how each is affected by the Application.

6.4.2 Not less than ten (10) days prior to the application proceeding to Community Planning Advisory Committee, the City shall mail or otherwise deliver notice of the Community Planning Advisory Committee meeting.

6.4.3 Notice of public hearing shall be published and mailed or otherwise delivered in accordance with the Local Government Act.
[…]
NOTIFICATION AREAS

11.1 For the purposes of providing notice as required of applications for a bylaw amendment or issuance of a permit under this bylaw, the notification area shall be to all owners and tenants in occupation of each parcel of land which is the subject of the proposed bylaw and to all registered owners of property and tenants in occupation of property within one hundred and forty (140) metres (459.3 ft) of the perimeter boundary of the parcel.

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