6-storey development with Bosa Foods approved by Port Moody council

A new specialty grocery store is coming to Port Moody’s Moody Centre neighbourhood.

Following a relatively quiet public hearing on Tuesday, city council unanimously approved third reading of the six-storey mixed-use development on the southwest corner of St. Johns Street and Queens Street.

At previous meetings, council expressed concern that the Bosa Foods slated to occupy the ground floor of the development would not solve the area’s “food desert” issues due to a lack of fresh produce offered. 

However, the inclusion of any food retailer in Moody Centre is a welcome change, several councillors stated Tuesday.

“I live in this general area, and I will be visiting this grocery store regardless of what they sell there,” said Coun. Kyla Knowles. “I like this project a lot.”

Council uniformly praised intersection improvements to boost pedestrian safety, the dedicated purpose-built rental stock, the amount of family friendly and accessible units, the job creation, building design, rooftop garden and other amenities.

The 19,800 square foot development will include 48 rental units in total on the upper four floors; with a mix of eight studio apartments, 21 one-bedroom apartments, 12 two-bedroom apartments, and seven three-bedroom apartments.

The project meets both the city policies surrounding family friendly and accessible units, with over half the units being adaptable.

“I have been quite supportive of this particular development – 50 percent adaptable units is excellent, the fact that it’s a rental building, the fact that it provides another grocery option,” said Coun. Callan Morrison. “Moody Center does need a full grocery store, and that will hopefully be coming soon.”

The developer, Benedet Properties, was requesting an amendment to the city’s official community plan (OCP) to rezone two lots on the 2300 block of St. Johns to allow for the project’s height.

A 2,334 sq. ft. portion of the Queens Street right-of-way would also need to be closed and sold to the developer, who intends to consolidate it into the development site. Staff previously stated the city expects to fetch $930,000 from the land sale.

The amendments were not deal breakers for any Port Moody councillor.

Although Coun. Haven Lurbiecki said she thought the amount of OCP amendments council has considered since taking office is a “major issue,” she was swayed by the job creation aspect, and said the changes to height allowances were not that drastic.

“It’s only a two-storey difference, not a 100 percent increase, as we often see,” Lurbiecki said. 

Coun. Diana Dilworth noted that due to the elevation changes at the site, the building’s height will probably be equal to that of the adjacent three-storey buildings.

She said she thought the project will improve to the “pedestrian experience” along St. Johns Street.

One of the most applauded aspects of the project was the developer’s commitment to pay for a full traffic and pedestrian crosswalk signal at the intersection of St. Johns and Queens Street.

Staff noted the new signalized intersection would be coordinated with other signals on St. Johns Street, so as not to create additional disruptions to Port Moody’s traffic.

Mayor Meghan Lahti said a crosswalk at that intersection has been desired by the city since she was first elected to council, some 25 years ago.

“It has come up time and time again,” Lahti said. “I’m happy to see this is proceeding, and I really think it’s going to be a wonderful addition to that neighborhood. For so long, people . . . have been taking their life into their own hands by trying to cross that street.”

Since the second reading of the application, staff said the developer has also made adjustments to the adaptable units, and has collaborated with the city on road widening of St. Andrews Street, at the request of council.

They have agreed to widen the St. Andrews Street, which would provide access to the building’s parkade, to 5.5 metres, per the city’s specifications – but the city will have to foot the bill. The cost estimate for this work is approximately $100,000, according to the applicant.

One concern that was raised, however, is the lack of parking availability for construction crews once the project is underway, which could cause conflicts with businesses and local residents.

Lahti said she has been meeting with the city manager over the issue, as other larger projects in the area are also in-stream.

“We want to make sure that while we’re building new housing for people, we’re not harming the businesses that exist,” she said.