Six-storey rental building with Bosa Foods on St. Johns headed to public hearing

Residents will soon get a chance to provide feedback on a six-storey mixed use development on the southwest corner of St. Johns Street and Queens Street, which would bring a long-awaited grocery store to the Moody Centre neighbourhood.

On July 23, Port Moody council unanimously voted to advance Benedet Properties’ application to a public hearing.

“The project will bring much needed rental housing stock, new commercial opportunities to the neighborhood,” said Coun. Kyla Knowles. “I think this would be a really nice building to live in.”

Council was largely supportive of the 19,800 square foot development, which includes a Bosa Foods and parkade on the first two floors, with 48 rental units on the upper floors.

The family-friendly unit mix, purpose-built rental housing, adaptable units, rooftop garden, crosswalk improvements, and sustainability rating were all praised by council.

In order for the building’s height to be approved, Port Moody will need to rezone two lots, as well as amend the official community plan.

Additionally, a 2,335 sq. ft. portion of the Queens Street right-of-way would need to be closed and sold to the developer, who intends to consolidate it into the development site. Staff said the city expects to fetch $930,000 from the land sale.

In total, eight studio, 21 one-bedroom, 12 two-bedroom, and 7 three-bedroom apartments are included in the development, which meets the city’s family friendly unit policy. More than half the units are adaptable for accessible features, also meeting the city’s zoning requirements.

Coun. Callan Morrison said the unit mix was “excellent” for a rental-only building, adding the city does not often not see this amount of adaptable units.

Some of the amenities include a 5,346 sq. ft. rooftop garden and greenhouse space as a communal amenity for residents, as well as 1,221 sq. ft. patio on St. Johns Street, and a 1386 sq. ft. outdoor kids play area.

Benedet Properties has committed to pay for a full traffic and pedestrian crosswalk signal at the intersection of St. Johns and Queens Street.

Coun. Samantha Agtarap said the crosswalk will result in a “net positive for pedestrian safety.”

Agtarap and Knowles also approved of the energy efficiency of the building, which council has recently committed to strengthening by the start of 2025.

Most councillors, however, still had concerns over the lack of fresh food and vegetables sold in Bosa Foods stores, although they acknowledged what the store will stock is outside of their control.

Another problem flagged by council is the lack of adaptable units for two-bedroom units, which staff is set to explore with the developer following the passage of an amendment by council.

Lastly, Morrison raised safety concerns about the narrowness of the portion of St. Andrews Street where the residential parkade access is located.

Although staff said the developer will have to ensure standard width upgrades are made to the road, Morrison said he didn’t think there would be enough clearance to pass, and suggested the road be widened farther to the west.

Staff, however, said this would cause difficulties related to tree retention on the south site.

Council instead opted for an amendment to have staff work with the developer to improve pedestrian safety, and potentially make design changes that would allow two vehicles to pass.