Following redesign, six-storey Port Moody rental project heads to public hearing

Following a slight redesign, a six-storey rental project in Port Moody is headed to a public hearing.

On Sept. 24, council voted 6-1 to advance Anthem Properties’ rezoning application for the 180-unit development, after sending it back to the drawing board in early 2024.

“We didn’t like the big boxy (appearance), and we really challenged them to look at how we could accommodate more open space on the ground,” said Coun. Diana Dilworth. “It’s a much nicer, pleasant esthetic than it was previously.”

Anthem’s 46,909 square foot project on the corner of St. Johns Street and James Road, just east of Moody Middle school, aims to rezone four parcels to develop a U-shaped purpose-built rental building.

Council had previously rejected the application against staff’s recommendation on Feb. 27, with a majority of council expressing concerns over the building’s form and massing, and lack of natural light for some units.

Over the last seven months, a number of revisions have been made to the unit mix, set backs, building articulation and architectural design.

While the total unit count and number of three bedroom units dropped, the number of two bedrooms has increased, bumping the overall number of family sized units. The number of adaptable units has also increased.

In addition, the upper floors of the building have been stepped back to give the building a less bulky appearance, the courtyard has been altered to allow more sunlight, and the pedestrian zone in front of the building was expanded to provide for more space and landscaping.

The building will provide 6,173 sq. ft. of commercial space; 5,929 sq. ft. of outdoor courtyard space; 2,628 sq. ft. of indoor amenity space; and 246 parking spaces on two floors of underground parking.

Staff said the project complies with the official community plan, family friendly unit policy, and policy around unit sizes (with the exception of the one-bedroom units, which are smaller).

Because the residential component of the project is entirely purpose-built rental, it is excluded from the city’s inclusionary zoning policy. 

When the application was first rejected, a majority of councilors had suggested building an eight-storey development instead. However, Anthem said it would not be financially feasible due to the change in building material that would be needed.

The city expects to rake in $276,024 from the sale of a 76-metre section of road, $250,000 in public art contributions, and another $1,027,993 in density bonus payments.

Council comments

Coun. Amy Lubik said she appreciated the improved streetscape, but inquired whether it was possible for more trees to be added to help cool the sidewalk, adding the dark colouring of the building will not ease heat retention issues on hot days.

She said she appreciated the architectural changes, but still thought the building looked a “little blocky,” and that further refinements could be made to make the building stand out.

Dilworth and Coun. Callan Morrison agreed, suggesting a facade wall or public art could help alleviate the issue.

“It’s an awkward shaped lot, technically,” Morrison said. “There’s going to be those two buildings side by side, and there’s not a lot of separation between them.”

Morrison added he was somewhat disappointed to see the number of three-bedroom units decreased, noting council had recently passed an interim policy requiring a 10 percent minimum.

Dilworth, meanwhile, praised Anthem for committing to a 60-year rental tenure.

“I really like that,” Dilworth said. “We’ve had other applicants sort of push back with much lower years of tenure.”

Coun. Haven Lurbiecki was the only Port Moody councillor voicing opposition to the project, reiterating concerns about the building design and small units.

Issues raised by Lurbiecki included invasive sight lines, a lack of space between the project and a neighbouring rental apartment, small unit sizes, and the building design generally.

She said she thought the council had requested a “total redesign” of the building, not just “tweaks.”

“I feel we provide a clear direction to the proponent, and it seems like they’ve come back and did not want to make those substantive changes,” Lurbiecki said. “I don’t want to be a rubber stamp machine for buildings that do not meet our community needs, but I’m feeling like we’re becoming that.”

Mayor Meghan Lahti disagreed, stating the Anthem had made substantive changes to the architecture.

She said it is easier to say no to a project than work to improve it, and council needs to ensure its decision is in the best interest of the community.

Lahti added council needs to accept projects with large unit sizes, such as those in Newport Village, are no longer the norm because they are not cost efficient.

“We need to get with the program here,” Lahti said. “We’re not going to see those kind of developments anymore.”