Council meeting: Seaview townhomes, locals first (real estate), Woodbridge rental building proposal, and more

Council meeting: Seaview townhomes, locals first (real estate), Woodbridge rental building proposal, and more

On November 14, 2017, council will sit for a regular council meeting following the 7:00 pm public hearing for the Seaview townhome development proposal.

Once again, the agenda is packed (525 pages) with items as shown below.

We recommend interested parties review the package, available here:
2017 Minutes and Agendas (click link for November 14, 2017). You can choose to review all or select items.

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CPAC meeting, Nov. 7 — St. Andrews United Church OCP and Rezoning Amendments

CPAC meeting, Nov. 7 — St. Andrews United Church OCP and Rezoning Amendments

Coming up for review at the Community Planning Advisory Committee (CPAC) meeting on Tuesday, November 7, 2017, 7:00 pm, City Hall:
OCP and rezoning amendments proposed for the St. Andrews United Church site at 2318 St. Johns Street.

The proposal includes 55 new residential units intended for affordable housing geared to income, as well as space for non-profits Kinsight, Share, and the church.

Images below and text in “quotes” is from agenda material. See below for link to complete information.

Background
Catalyst Community Developments Society in partnership with St. Andrews United Church has submitted an OCP Amendment and Rezoning Application for the properties located at 2318 St. Johns Street. The application proposes a mixed-use development within a four storey building form, that includes 55 affordable housing units, approximately 2,200m2 (23,680ft2) of office space intended for use by Kinsight and SHARE and a new church building of approximately 540m2 (5,812.5ft2).”
[…]
“In total 55 affordable rental units are proposed, with 11 studios; 31 one-bedroom homes; 10 two-bedroom homes; and three three-bedroom homes. Residential units are proposed within the upper two storeys of the building fronting onto St. Johns Street and stacked townhomes that front onto Spring Street. Rents are targeted to low- and moderate-income households, including a diverse mix of single-parent, family and single persons, with gross household annual incomes ranging from $30,000 for studios to $72,000 for three bedroom homes (as of 2017).”

The plan is for rental rates geared to 30% of household income.

“Based on the Zoning Bylaw vehicle parking requirements a total of 141 parking spaces are required. A total of 102 parking spaces are proposed representing a requested parking reduction of 39 spaces.”

For complete information, see the CPAC agenda package for November 7, 2014 available from this link. Anyone wishing to comment can do so in person at the meeting and/or by written submission to clerks@portmoody.ca (by 12:00 noon on Nov. 7).

Recent related post:
Community info mtg, St. Andrews United Church redevelopment, 2318 St. Johns Street

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Saving heritage from the wrecking ball in Moody Centre

Saving heritage from the wrecking ball in Moody Centre

The “Siddall” house in the middle above is the most recent addition to complete the land parcel with three rescued homes from Moody Centre. New location is 123 Douglas Street (at St. George St. intersection).

The “Sutherland” home on the right-hand side above was first showcased on this site about 2-1/2 years ago at its original location at St. George and Hugh streets, very close to where the Siddall house was located just a stone’s throw away at St. Johns and Hugh streets: see Moody Centre designated heritage character area — ?? The original “Sutherland” lot plus the adjacent western lot are now the site of 12 townhomes nearing completion.

Heritage hero strikes again, saves another Port Moody, B.C. home from demolition
“It’s important to preserve history,’ says Fred Soofi
CBC, Oct. 22, 2017

“It’s midnight in Port Moody, B.C., and the streets are predictably quiet, so it’s the perfect time to move a house right through the downtown.

Late Friday evening, hydro, cable, and city crews worked together to move a 1922 heritage house from the corner of Hugh Street and Saint Johns Street to its new lot a few minutes down the road.

The one-and-a-half storey home — called Siddall Residence after its original owner — is a Craftsman-style house with a full length porch.

The house is one of three heritage homes that have been saved from demolition by restaurateur and Anmore resident Fred Soofi.”
Click on heading above for full story and pictures.

Related, Tri-City News, Oct. 13, 2017
Sad family history turns up in Port Moody house move
60-year-old divorce papers turn up in cupboard of home at 2901 St. Johns Street which will soon be moved

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Council meeting: Density bonusing, Marcon development, Moody Centre TOD, Seaview townhomes proposal, and more

Council meeting: Density bonusing, Marcon development, Moody Centre TOD, Seaview townhomes proposal, and more

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Update: The Marcon proposal for 252 new residential units, including two 6-storey condo buildings, on St. George St. (3000 block) to replace 22 single-family-homes was approved by council at its regular meeting following the earlier public hearing.
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On October 24, 2017, council will sit for a regular council meeting following the 7:00 pm public hearing for the Marcon St. George Street development proposal.

Once again, the agenda is packed (593 pages) !

We recommend interested parties review the package, available here:
2017 Minutes and Agendas (click link for October 24, 2017). You can choose to review all or select items. A few topics are touched upon below, a tiny sampling given the large agenda package.

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Item 7.2, Zoning Bylaw Amendment to Incorporate Density Bonus – Third Reading and Adoption; this was considered and deferred on October 10, 2014.

Excerpt below is from agenda materials, page 114.
“The use of a density bonus provision, to allow owners to develop at a higher density in return for provision of community amenities, will be permitted throughout the City where lands are rezoned to permit higher density residential development. Potential amenities to be provided include:

  • Community facilities
  • Parks and Recreation Facilities
  • Environmental Enhancements
  • Arts and Cultural Facilities
  • Public Art
  • Streetscape and/or Pedestrian Related Improvements
  • Affordable or Special Needs Housing or Contributions to the Affordable Housing Reserve.”

There was some concern about lack of specifics, such as no definition of maximum allowable FAR (floor area ratio).

On Oct. 10, council asked: “THAT this item be postponed for staff to report back on the existing Floor Area Ratio for existing developments (e.g. Newport, Suterbrook, etc.).”

The table below is a new summary from staff.

Much more on this is available at the agenda link above.

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Items 7.3 and 7.4, Marcon St. George development proposal

If forwarded from the same-day public hearing, council will decide whether to pass 3rd reading. See recent post Public hearing, Marcon St. George St. OCP and zoning amendments for more information.

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Item 9.1, Moody Centre Transit-Oriented Development (TOD) Area Plan – OCP Amendment

After discussion, this item will likely go to a public hearing to be held on November 28, 2017. The Moody Centre Evergreen Skytrain station is given as the reason to designate this area as TOD. This was council’s decision (and not a requirement to other authorities such as Translink or Metro Vancouver/GVRD in order to get this station).

The subject area is coloured blue in the image below.

The current OCP notes the current allowable storey height as ranging from 4 to 12. The proposed amendment more than doubles the maximum storey height.

From page 396 of agenda materials:

“Background
On November 17, 2015, Council endorsed the TOR for the preparation of an updated plan for the Moody Centre Station TOD Area. The purposes of the project were to:

  1. implement TOD principles by exploring appropriate density and land use changes that support the Evergreen Line while being sensitive to neighbourhood context;
  2. analyze land use and policy, with a primary focus on the Station Area core and transition areas;
  3. analyze land uses along plan boundaries to ensure a coordinated and sensitive transition of land uses, density, and built form to adjacent neighbourhood areas;
  4. coordinate the provision of amenities, utilities, and improved transportation connections; and
  5. review and develop parking standards.”

Related:
Moody Centre TOD plan: Changing concepts and visions … ?

The concepts presented for Moody Centre have changed dramatically in a few years.

Of “historical” note, the prior OCP adopted in 2011 (now rescinded) describes Moody Centre very differently. Inlet Centre (not including Coronation Park) was the designated area for residential buildings up to 26 storeys.

From prior OCP adopted in 2011, (reference copy here), Page 80, on Moody Centre.

“The maximum density of multi-family in areas designated for multi-family residential and commercial uses will generally range between 30 and 80 units per acre with a maximum building height of three storeys. As well, a fourth storey may be considered on the north side of St. Johns Street, with the exception of the properties located at 2718-2732 St. Johns Street and 2713-2725 Clarke Street where a fifth storey may be considered, where a proposed project exhibits an exceptional architectural design, maintains view corridors and steps back upper storeys.”

Note the prior OCP also included more specifics, such as the units per acre referenced above.

The current OCP is in stark contrast to the prior OCP.

The abundance of proposed amendments to the current OCP is striking and if most or all are approved, the amended OCP would be in stark contrast to the current OCP.

Related, in the news:
Letters: Development and density in Port Moody, Tri-City News, opinion

Public to weigh in on new vision for Moody Centre, Tri-City News, Oct. 27, 2017 (update)

Is increasing supply worsening Metro Vancouver housing affordability?
Frank O’Brien, Business in Vancouver, Oct. 11, 2017

The ability to buy a condominium has declined in the Metro Vancouver suburbs with the highest multi-family housing starts

Supply is said to be the solution to affordable housing in Metro Vancouver, with a developer group urging mass re-zoning of single-family neighbourhoods to accommodate higher-density residential.
[…]
In Port Moody, where the arrival of transit has boosted home construction, the typical condo apartment price is up 25.2% from a year ago to more than $600,000, according to the Real Estate Board of Greater Vancouver. Once inexpensive, Port Moody is now the fifth-least affordable place to buy a condo in Metro Vancouver, according to Vancity.
[Click on title above to read complete article.]

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Item 9.4, Seaview proposal for 28 townhomes

“If approved, this item is recommended to go to public hearing on November 14, 2017. The Allaire Group has applied to redevelop four single family lots at 64-74 Seaview Drive to enable the development of a 28 unit townhouse project. The subject properties are designated Single Family Low Density in the Official Community Plan (OCP) and are zoned One-Family Residential (RS1).” [from page 446 in the agenda package]

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There is much more information on this site on much of the above, including Moody Centre Transit-Oriented Development (TOD). Scroll down, or use key words with the search tool.

The Moody Centre Community Association (MCCA) welcomes comments via email or online.

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Public hearing, Marcon St. George St. OCP and zoning amendments

Public hearing, Marcon St. George St. OCP and zoning amendments


If approved, the 22 lots shaded above, currently single-family, will change to multi-family with townhomes and two 6-storey condo buildings, with a total of 252 residential units. This is a significant change from the current OCP which envisions multi-family up to 3 storeys.

Marcon’s proposal requests a reduction in stream setback requirements, but notes the end result will be an overall net benefit to the creek and greenspace.

Marcon is seeking approval for 13.5% less parking spaces than normally required, and some parking will be tandem (which is not considered equal to two spaces in the current zoning bylaw). Proximity to transit is cited as a reason for less parking. Access to the parkade for the two 6-storey buildings will be from St. Andrews Street (lane).

Kinsight, formerly Simon Fraser Society for Community Living: “As part of the application, the proponent has acquired the property and is working with Kinsight to allocate six units within the six-storey buildings, which will be maintained at shelter rate rents. Funding for the project will be from a combination of Kinsight resources, funding from BC Housing and a contribution from Marcon, the project proponent. The approximate value of Marcon’s contribution will be $1,025,000.” [from page 20 of agenda material]

The map below is taken from page 11 of the public hearing package. It shows the area designated for the two 6-storey buildings, now labelled as 6 storeys (changed from 3).

[Note: It also shows — in the blue shaded area — the storey range of 6 to 26 for “Moody Centre TOD, which has not yet gone to public hearing. The current OCP shows this area with a storey range of 4 to 12. The Moody Centre TOD is on the regular council agenda for Oct. 24 after the public hearing, and will likely go to public hearing on November 28, 2017.]

 

The public hearing agenda package is 229 pages, and the above is just a snapshot. We encourage interested parties to get more complete information available from this link:
2017 Minutes and Agendas [click link for October 24, 2017]. Council agreed to send this to public hearing at its Oct. 10th meeting, and MCCA posted on this recently:   Public hearing(s) and council agenda, October 10, 2017.

Comments to council can be made in-person at the meeting, starting at 7:00 pm at City Hall, and/or provide comment in writing to clerks@portmoody.ca (by noon on the day of the public hearing).

The Moody Centre Community Association (MCCA) welcomes comments.

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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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