Tidal wave?

Tidal wave?

 

Awhile back, we pondered whether development in Port Moody was a slow wave or a coming tsunami: Moody Centre development: a slow wave … or tsunami?

The answer is becoming clearer for Moody Centre and beyond, though its still difficult to confirm precise numbers since many projects are still conceptual. However, based on estimates, if all or most projects went ahead, it appears Port Moody will overshoot its population growth projections dramatically.

So far, we know of (proposed or approved):

  • Flavelle, 15 buildings ranging in height from 4 to 38 storeys, for a total of more than 300 storeys altogether, with possibly 7,000 additional residents, see Tri-City News link below
  • Andres, several buildings 6-storeys and under, three buildings ranging from 12-31 storeys, residential and other uses
  • Moody Centre TOD, buildings up to 26 storeys (no guaranteed cap on height or number of buildings), population estimate is about 3,400
  • Coronation Park TOD, rezoning for towers approved in principle, population increase could be very significant, no formal application yet known
  • Public lands at Inlet Centre, if approved, possibly 3 to 4 towers up to 34 storeys, and 1 to 3 low rise (4 – 6 storey) buildings, still requires approval and conceptual development, see CPAC and Tri-City News link below
  • Suterbrook, additional recent tower request by Onni, resulting in two new towers, one low-rise, 483 units
  • Berezan Group, 3 residential towers of 20, 24, and 26 storeys, with a total of 601 units, including 84 rental units, see Tri-City News link below
  • Ioco lands (Brilliant Circle Group), not much known except it is a large site
  • Aragon’s Platform, 86 condos, 6-storeys, plus 12 stacked townhomes (Moody/Clarke behind “The Station” which was public land about a decade ago)
  • Woodbridge, 6-story apartment building, 142 rental units, St. Johns/Moray
  • Electronic Avenue (Centro Development), two 6-storey buildings, 358 units, see CPAC and Tri-City News link below
  • Marcon, two 6-storey condos and townhouse units (252 total) on 3000 block St. George)
  • Townline, The Strand (2513 Clarke St., long-known as PoMo Legion), 5-storeys, 84 units
  • Bold, 38 townhouse units in “Westport” (Clarke/Douglas/St. Johns)
  • PC Urban Properties, 230 rental apartments, Dewdney Trunk Road (currently mobile home park), see Tri-City News link below
  • St. Andrews United Church, 2318 St. Johns, non-profit partnership, 55 affordable units
  • Burrard Public House, St. Johns, in planning stages to develop 6-storeys on adjacent lot, Kyle/Clarke Streets
  • Landcastle Developments, Albert/St. Johns, 2 buildings, 24 and 3-storeys, under review
  • Subdivision potential for large lots (quite a few applications underway)
  • Land assemblies taking place in Moody Centre and elsewhere, not yet at public stage
  • Smaller projects not included in this list and/or stalled (e.g., Lots 17-20 Henry Street near Moody Middle, multi-storey, tiered building backing into the Chines hillside)
  • More information at Port Moody Development Applications (spreadsheet)

Much of the above residential development is either where none currently exists, or replacing current homes with much higher density.

Factual Information Campaign
The City of Port Moody is planning a Factual Information Campaign to inform residents and other stakeholders about planning and growth. Maybe this will shed more light on the subject. See Tri-City News story, link below.

Budget consultation, Jan. 30, 2018
It’s not clear how, or if, aggressive development benefits residents and city coffers.  The annual debt charts suggest it hasn’t, but there may be many variables.

A resident at the budget consultation posed an interesting question about whether population growth can keep taxes lower or more stable, since the city materials provided indicated that more residents require more services. The city was unable to provide a concrete answer as to whether aggressive residential growth is a bottom line benefit. It would be helpful to know, including the trade-off when industrial or other employment related zoning is re-zoned for residential.

The top financial officer also confirmed, in answer to a related question, that the city’s planned growth numbers are not dictated by the Metro Vancouver regional district. We hear the word “required” frequently, but that word is inaccurate. Of course, Port Moody needs to work co-operatively with the regional district and this includes providing population estimates and much more to the district for planning purposes.

More information and meeting video at city webpage 2018 Budget Consultation, includes online feedback form to be completed by Feb. 15. See also earlier post: Port Moody finances and taxes, 2018.)

CPAC
At the last regular council meeting, the motion to bypass the CPAC review in the matter of sale of public lands was defeated 4:3 (Dilworth, Madsen, Royer, Vagramov). Councillor Dilworth (who agreed to skip the review for Coronation Park and Moody Centre TOD zoning and OCP amendments) said the city needs transparency. We agree. It’s not clear why Coronation Park and Moody Centre didn’t get the same treatment, other than a comment that public lands are owned by the city. (And let’s be clear, city lands are owned by the public, not the current council.)

The Community Planning Advisory Committee (CPAC) will meet on Tuesday, Feb. 6 starting at 7:00 pm, city hall, and the agenda, link here, includes:

  • 50 Electronic Avenue rezoning application for a mixed-use project that includes 358 residential units and approximately 1,565m² (16,845ft²) of commercial space
  • a review of the city’s plan to sell the public works site and former fire hall site (public lands), see Tri-City News story, link below, and the most recent post on this site: Public land for sale — January 2018 update.
  • Any person wishing to comment can do so in-person at the meeting or in writing by noon on the day of the meeting (clerks@portmoody.ca).
  • Based on precedent, and the fact that council members exceed community members in numbers on CPAC, it would be surprising if a majority of the committee rejected sending these matters to regular council.

***********************************
Recent Tri-City News links with beginning excerpts, click on article titles for full stories:

Flavelle proposal passes first regional hurdle, Feb. 2, 2018
A new waterfront neighbourhood in Port Moody is a step closer to being realized.

Metro Vancouver’s regional planning committee on Friday voted 8-3 to support Port Moody’s proposal to re-designate the 12.7 hectare site adjacent to Rocky Point Park, where the Flavelle sawmill and a small parcel of municipal property now stand, from industrial to general urban use.

PoMo wants to inform residents about growth, Feb. 1, 2018
The city of Port Moody will spend $3,100 on an information campaign about the city’s growth and development, once it figures out where the money will come from.

But two councillors caution such a campaign could be fraught with political overtones, especially in an election year.

Issues with gov’t? Talk to the ombuds, Feb. 1, 2018
If you believe you’ve been treated unfairly by a local or provincial government body, the B.C.’s ombudsperson wants to hear from you.

Another rental building proposed for PoMo, Feb. 1, 2018
Another 230 rental apartments could be coming to Port Moody.

The latest project is being proposed for 3370 Dewdney Trunk Rd. by PC Urban Properties Corp., which presented its plans to the city’s advisory design panel Jan. 17. A mobile home park with 17 pads currently occupies the site. The developer acquired the property last August.

Port Moody to develop beaver management plan, Jan. 31, 2018
The city of Port Moody will develop a beaver management plan after the death last December of a beaver kit during efforts to relocate its family from a storm sewer pipe in Pigeon Creek.

Future of PoMo properties will need more consultation, Jan. 31, 2018
More public consultation will be needed before Port Moody council decides what is to become of former fire hall site and the public works yard nearby.

At last Tuesday’s meeting, council narrowly defeated a motion to send a proposal to amend the city’s official community plan and zoning for the two properties directly to a public hearing on March 13. Instead, the plan will be referred to the community planning advisory committee (CPAC) for further review.

Letter: Latest Suter Brook plan would be big, Jan. 24, 2018
The Editor, Re. “Port Moody needs a density discussion” (Letters, The Tri-City News, Jan. 17).

First towers proposed for St. Johns Street, Jan. 23, 2018
Port Moody residents will get their first look on Jan. 31 at a mixed-use development proposed for the 3200-block of St. Johns Street.
The Berezan Group, a Langley-based developer, is holding a community information meeting in the Inlet Theatre Galleria from 6:30 to 8:30 p.m., with a formal presentation at 7 p.m.

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1 Response to Tidal wave?

  1. Pat says:

    Wow. Thanks for this.

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