The largest development project in Port Moody's history is going to a public hearing, and everyone in town is invited.
On Tuesday, Sept. 12, council approved second reading of zoning amendments required for Vancouver-based Wesgroup Properties to proceed on its plan to build a new mixed-use community that will eventually be home to more than 5,500 new residents in the 14.8-acre Coronation Park neighbourhood.
That means residents will get a second chance to share their thoughts about it; a public hearing was held in 2022 prior to approval of changes to the city's official community plan to accommodate the plan.
But rather than sending notices of the public hearing to residents within 140 metres of the project who might be directly affected as required by the city's bylaws, staff will mail out advisories to every address in Port Moody.
Coun. Haven Lurbeicki, who initially suggested the usual procedure be extended to several other neighbourhoods and then agreed with Coun. Diana Dilworth's assertion the mail-outs go to every address, said, "This development will impact almost everyone in the community. It’s our duty to make sure everyone knows about this."
Mayor Meghan Lahti agreed with the extraordinary effort, especially since the end of the Tri-City News' print edition has eliminated Port Moody's opportunities to engage with residents through ads in its pages and some may not be online or have access to the city's website and social media platforms.
One councillor suggested the city also post information about the public hearing on its electronic notice board at Ioco Road and Newport Drive as well as the two giant electronic billboards at the eastern and western borders of town.
What's in the plan
Wesgroup's plan for the neighbourhood at the northeast corner of Ioco Road and the Barnet Highway would transform 59 properties currently occupied by aging single-family homes into a dense urban community with:
- six residential towers up to 31 storeys
- a six-storey rental building with 101 units available on a rent-to-own program
- a four storey office building that could be heightened to six if there’s demand
- commercial space along Ioco Road for a new grocery store and drug store
- two daycares
- a 2.5-acre park
- 2,000 sq. ft. of indoor community space to be managed and programmed by the city
- a pedestrian overpass connected to the Inlet Centre SkyTrain station
Concerns addressed
Port Moody's assistant manager of planning, Wesley Woo, said several issues that concerned council after it passed first reading earlier this year had been addressed.
He said an independent review by a consultant concurred with a financial analysis submitted by Wesgroup that the city's requirement the development include 15 percent of its residential units be available at below-market rates wouldn’t be financially viable without a considerable increase in density or tower heights.
But, he added, the developer has indicated it is working with BC Housing on a possible solution.
As well, Woo told council, the city has received detailed design guidelines for the entire project that will be further refined and enshrined as part of Wesgroup's development permit.
The city is also working with the company to tweak its transportation management plan that includes way finding, parking for bikes and car shares, enhanced transit shelters and informing residents about alternate forms of transportation.
Worries about the pedestrian overpass
Woo said while the developer has provided more information about its plans for the pedestrian overpass, there are some problems. Primarily, it will cost more than the $6 million Wesgroup has committed to pay for its construction.
In a report, Woo said the city is looking at various options to secure additional funding, noting the city would like to see the overpass included in the project's first phase of construction rather than Wesgroup's plan to build it as part of the third phase.
The uncertainties about the overpass concerned Coun. Callan Morrison.
"I do want to make sure there isn't a significant future cost passed on to the city for the overpass," he said.
Lurbeicki, who was the only councillor to vote against second reading, also had qualms about the cost of the overpass.
"If you want to put 5,000 people into our community, you should be responsible for being able to get them to the SkyTrain station."
But she also had much larger concerns, including the project’s lack of an affordable housing component, as well as the number of jobs it will create in proportion to its residents.
"This is a missed opportunity for more diverse housing and more jobs," she said.
But turning back the proposal now would be a major step backwards, countered Lahti. "That’s not where we want to go."
Besides, she added, there will be further opportunities for the city to hold Wesgroup's feet to the fire for affordable housing as construction progresses and the company seeks development permits for subsequent phases.
The rocky road to get here
Wesgroup's proposal for Coronation Park has had a rocky ride since Port Moody council approved amendments to its official community plan in 2017 to accommodate densification of the neighbourhood.
In 2021, it almost collapsed entirely as the developer and council clashed on issues like the height of the residential towers, density, affordable housing, public amenities, traffic impacts and even the consequences of a plan by Polygon Homes to build 5,500 new homes in the 10-acre Coronation Heights neighbourhood right next door in Coquitlam.
If Wesgroup is able to achieve final approval for the zoning amendments as well as its development permit in a timely fashion, the first residents could be moving into their new homes in 2028, the company’s vice-president of development, Brad Jones, said earlier.
