Port Moody council advances OCP to public hearing

Port Moody’s long-awaited Official Community Plan (OCP) update is officially headed to a public hearing early next year, after a 5–1 vote from council Tuesday night.

The Nov. 12 decision moves the city’s 25-year growth blueprint — branded Port Moody 2050 — into its final phase before adoption. The plan lays out future land uses, housing projections and neighbourhood-specific development policies, while responding to sweeping provincial housing legislation introduced over the past two years.

Speaking on the level of density within the OCP, Mayor Meghan Lahti pointed the finger at the provincial housing mandates, describing it as a “transformative shift” for not only Port Moody, but the entire region.

“We needed to pivot, and we’ve done that. I think that what we’ve tried to come up with is a way to sort of integrate the mandated growth that the province has brought down, along with our vision,” Lahti said. “This isn’t just about towers at Moody Centre . . . if people can get past their reticence towards growth, or what they perceive as too much growth, they’ll see and be able to understand the vision.”

The draft has now been referred to external agencies for review.

Five key revisions carried forward

Several changes were first introduced during the first reading of the draft on Oct 7:

• Former Moody Elementary School site – The land will remain designated Public and Institutional lands, confirming its future use for educational or community-serving purposes. New policy language directs the city to explore temporary public uses if the site is not operating as a school, and to evaluate potential future park use if redevelopment occurs.

• Contiguous Oceanfront Park on the Flavelle site — The OCP now articulates the city’s desire for a significant, connected public park along Burrard Inlet, to be secured through future redevelopment and possible strategic property acquisition, while leaving design and configuration flexible.

• St. Johns Street between Dewdney Trunk Road and Moray Street — Wording has been updated to reinforce council’s preference for transitions in height and density in areas where provincially mandated transit-oriented area (TOA) regulations allow significantly higher buildings than current land use designations.

• Population and dwelling projections — Staff modeling reflects a future population of up to approximately 74,300 by 2050, driven by major phased projects, transit-oriented growth and small-scale multi-unit housing, though several councillors expressed the intention to revisit those estimates as economic conditions evolve.

• Adoption procedures — The bylaw lists regulatory steps required under the Local Government Act, including referral to First Nations and agencies, consideration alongside the city’s financial and waste management plans, and a public hearing before final adoption.

‘Contiguous waterfront park’ sparks caution

One of the largest discussion items concerned the future of the Flavelle site — now designated the Oceanfront District — where redevelopment could unlock significant new public waterfront.

Council previously directed staff to include language expressing a desire for a “large contiguous oceanfront park” on the property. While that direction remains intact, several councillors stressed that flexibility will be crucial as the plan evolves.

Coun. Kyla Knowles said the city and community have a clear expectation for improved waterfront access, but cautioned that locking council into one interpretation of a park could undermine future negotiations with landowners and designers.

She said she prefers a mix of shoreline access, an extended Shoreline Trail, and highly usable gathering spaces rather than “an expanse of grass,” pointing to North Vancouver’s Shipyards District as a flexible model.

“My personal preference is not to be too prescriptive,” Knowles said. “I believe that the proponent is acutely aware of what we are looking for and what we want for our community.”

Dilworth similarly emphasized the need to have dynamic active spaces, and that councils in the future will have the opportunity to discuss options with the private property owner

“One only has to look at some of the newer playgrounds that are being constructed throughout the Lower Mainland. No one is building big green fields,” she said. “Everybody’s looking at what our residents need and what our residents want and what they will use. There’s no point building something that is not going to be attractive”

Coun. Callan Morrison agreed, stressing that the Flavelle redevelopment will unfold over decades, and the city must be prepared to adapt as demographics shift.

He said that in some cases “1,200 square feet of activation” in a pocket park can outperform acres of green parkland in terms of public use.

Population projects questioned

Another major topic of the meeting regarding the OCP’s projection that Port Moody could grow to approximately 74,000 residents by 2050.

That figure assumes build-outs of large master-planned developments like Coronation Park and Portwood continue, along with a steady uptake of small-scale multi-unit housing (SSMUH) across single-family neighbourhoods.

The updated draft OCP cites a projected future population of roughly 74,000 – a number Morrison and Dilworth both flagged as potentially misleading, especially considering the downturn in the development industry.

Coun. Callan Morrison said the number may paint an unrealistic picture of future density, particularly given a cooling real estate market and a backlog of applications that have stalled in recent years.

He said currently approved and in-stream projects point to closer to 44,000-45,000 residents within five to six years.

“I truly don’t see how that number is going to be hit,” he said. “I don’t know how we end up with 33,000 more people over a matter of 20 years from that point – that’s 7500 people every five years. I just don’t see that number . . . with the number of applications that are backlogged and coming though right now.”

Morrison stressed he understands the logic of using a higher number as a planning tool to ensure roads, utilities and civic amenities don’t lag behind if growth unexpectedly accelerates – but cautioned the public may interpret the projection as more than a contingency.

Dilworth raised similar concerns, pointing specifically to assumptions built into the city’s modelling for how many single-family lots will transition into four- or six-unit SSMUH forms under new provincial legislation

She said uptake so far has been slow and could remain limited if financing and construction costs stay high.

“Those numbers are unrealistic in my mind,” she said, suggesting the next council should re-evaluate projections as early as 2027 when new census figures arrive.

Sharp disagreement over OCP vision

Coun. Haven Lurbiecki cast the lone vote against moving the OCP second reading, delivering a lengthy critique of the plan’s approach to towers, especially around Moody Centre.

Lurbiecki – who has consistently opposed the plan’s height allowances – argued the OCP fails to reflect key messages heard through public engagement.

She pointed to the results from an OCP survey conducted under the previous council which showed a majority of respondents preferred mid-rise forms in Moody Centre rather than a cluster of highrises, noting the plan prescribes new densities far beyond what was previously presented.

Lurbiecki noted that council has already approved five towers under the “14-tower framework,” a land use blueprint adopted in 2023 before the OCP was finalized or presented for community input.

“This plan now asks for input on a vision that’s already being implemented,” she said, arguing the process has undermined residents’ trust. “Residents are rightly asking: the greater good for who? Who actually benefits from the overdevelopment of Port Moody from unaffordable condo towers made up of tiny boxes?” 

She said the framing of the debate – that residents opposing this level of height must be “anti-development” – is dismissive of legitimate concerns around livability, family-sized housing and access to amenities.

Lurbiecki warned the disconnect between council decisions and resident concerns is driving “increasing discontent” and will be a political issue in next year’s municipal election.

Supporters defend

Other councillors firmly rejected the suggestion the plan ignores public input, arguing the city is required to respond to sweeping provincial housing legislation, while still shaping a uniquely Port Moody-focused urban vision.

Other councillors countered that the document reflects extensive consultation, required responses to provincial law, and the need to secure new housing and amenities.

Coun. Samantha Agtarap said the OCP maintains long-standing planning approaches while adapting to emerging needs, calling projections “just estimates” to support responsible planning.

Knowles said she rejected suggestions supporters are ignoring residents.

“I really reject being told that my voice and the voice of many residents I represent, including many here tonight who view this draft positively and who are excited about Port Moody’s future, aren’t important, or that they don’t represent the majority,” she said. 

Mayor Meghan Lahti urged both council and the public to remain constructive as the process moves into its final stages.

She acknowledged residents’ anxieties regarding overdevelopment and loss of community character, but urged the news for constructive discussion as the process moves into its final stages.

“We may not always agree on every aspect of development,” Lahti said, “but we share a common goal . . . to provide a path forward for moderate growth.”

What’s next

Per the staff report, the OCP will now be sent to First Nations, Metro Vancouver, TransLink, neighbouring municipalities and Fraser Health for a 30-day review, before a public hearing planned in January 2026.

If accepted by Metro Vancouver, final adoption is targeted for March 2026.