Massive new development could transform key corner near Moody Centre Station with rentals, retail, and public art

A major new development is on the horizon for Port Moody’s evolving Moody Centre neighbourhood. Anthem Properties has submitted a rezoning and development permit application for a 26-storey mixed-use building at 2914 St Johns Street, set to deliver 325 purpose-built rental homes alongside nearly 32,000 square feet of retail and office space. Strategically located just steps from Moody Centre SkyTrain Station, the project is poised to help shape the future of this key transit-oriented district.

A Landmark Proposal Anchored in Transit-Oriented Vision

The site, spanning multiple addresses between St. Johns Street, Williams Street, and Spring Street, lies in the heart of the Moody Centre Transit-Oriented Development (TOD) Area. As outlined in the Port Moody Official Community Plan (OCP), this area is envisioned as a vibrant, walkable hub that supports sustainable growth and active transportation. Anthem’s proposal strongly aligns with this vision.

With a Floor Area Ratio (FAR) of 6.2, the project leverages its proximity—less than 200 metres—to rapid transit to deliver both housing density and commercial activation. A wide pedestrian plaza cutting through the site will connect St. Johns and Spring Streets, providing new public space and mid-block permeability for foot traffic. The plaza will sit adjacent to a glazed residential lobby, adding further transparency and interaction with the public realm.

*Photo by city of Port Moody

A Bold, Community-Focused Urban Design

Designed by GBL Architects, the 26-storey tower rises from a six-storey podium that wraps around the site, with varied massing to break up the street wall and maintain a pedestrian scale. Facing Spring Street, the podium steps down to a smaller volume, while the tower is split and staggered to reduce its visual mass.

The design blends tactile materials such as brick, cement panels, and metal cladding in a subdued palette of greys and whites, with wood-tone soffits and thin charcoal canopies softening the retail frontages. The north-facing retail spaces are rendered in lighter tones to brighten the pedestrian realm.

Reflecting Port Moody’s identity as the “City of the Arts,” the development proposes public art installations on the Spring Street frontage and throughout landscaped areas. These pieces will be curated in collaboration with local artists to reflect the city’s history and cultural spirit.

325 Purpose-Built Rentals, Including 30% Family-Sized Units

At a time when rental housing is in high demand, the proposal’s 325 purpose-built rental homes will offer much-needed supply in a central, transit-connected location. The unit mix spans from studios to three-bedroom apartments, with over 30% of homes designed for families, including 24 three-bedroom suites.

Notably, 50% of the units (162 homes) are planned to meet the City’s adaptable housing standards, supporting accessibility and inclusive living. Unit sizes range from compact 383-square-foot studios to spacious 891-square-foot three-bedroom layouts, making the development attractive to a wide demographic of renters.

Retail and Employment Uses Activate the Street

The project proposes approximately 32,250 square feet of commercial and office space, concentrated at the podium level. Retail spaces wrap around three frontages—St. Johns, Spring, and Williams Streets—with room for anchor tenants, boutique shops, cafes, or even a local brewery.

Above the Spring Street retail level, office space will provide opportunities for employment in the heart of the Moody Centre TOD. This aligns with the city’s broader ambition to evolve the area into a mixed-use, job-generating hub that supports a complete community.

Amenities, Parking, and Sustainable Mobility

Residents will benefit from indoor and outdoor amenities located on podium levels and at the tower’s summit on level 26, including rooftop patios, yoga and fitness areas, children’s play spaces, urban gardens, and a dog run.

A three-level underground parkade will provide 215 vehicle parking stalls, including 7 accessible spots, 12 EV stalls, and 3 for car share. Significantly, the plan includes 539 bicycle stalls and EV charging readiness for all residential stalls, promoting sustainable mobility over car reliance.

Next Steps and Community Engagement

Anthem’s application was submitted on April 30, 2024, with a Community Information Meeting held on May 14, 2025, offering residents an opportunity to review materials and provide feedback. Comments are being compiled by city staff for future council reports.

This development represents a bold and comprehensive response to Port Moody’s housing, transit, and economic development goals. If approved, it will be a defining addition to Moody Centre’s skyline and urban fabric.

Curious how this could reshape Moody Centre’s future? Projects like this are transforming the neighbourhood into a transit-connected, livable hub. Want to stay ahead of the curve on new developments? We’re here to keep you in the loop.

A landmark senior housing development is on the horizon in the heart of Port Moody. Kyle Park Senior Living—a 12-storey mixed-care residential project—is poised to bring a new era of support and housing for aging residents.

Avenir Senior Living, in partnership with Dulex Laidler Group, has submitted a comprehensive proposal to create a multi-tiered senior community on the 2500 block of St. George Street, adjacent to Kyle Park. With a blend of independent living, assisted care, and complex care options, the development aims to offer a range of housing solutions for seniors in one integrated setting.

A Diverse Range of Care in One Community

Kyle Park Senior Living is designed to accommodate 194 senior residents across a spectrum of care needs. The plan includes:

• 24 memory care units for individuals with cognitive decline.

• 131 independent and assisted living rental units, marketed primarily as Seniors Market Rentals for those who may need some support but not full-time care.

• 48 complex care beds for vulnerable seniors facing homelessness, mental health, or substance use challenges.

This blend of housing types reflects a growing demand for facilities that cater to a wide range of seniors, especially in communities like Port Moody with aging populations and limited existing options.

The development’s design includes a 12-storey tower atop a 4-storey podium—though recent revisions have reduced the podium by two floors to address community and council feedback. These changes also shift the tallest portion of the building eastward over Mary Street, reducing shadows over Kyle Park and expanding public space opportunities.

A Strategic, Walkable Location

The project site—2505-2517 St. George Street and 123-129 Mary Street—is positioned within Port Moody’s Transit-Oriented Development (TOD) area, just steps from St. Johns Street. This location gives residents easy access to:

• Frequent bus routes like the 180 and N9.

• Civic and recreational amenities, including Kyle Centre and the Port Moody Arts Centre.

• Nearby parks like Chip Kerr and Rocky Point.

• Commercial services, such as pharmacies, clinics, and cafés within a 2-block radius.

The area boasts a Walk Score of 75 and a Bike Score of 60, which, combined with a focus on transportation demand management, is expected to reduce reliance on personal vehicles.

Balancing Parking Needs and Urban Planning

Parking has been a key focus in the proposal. Although the City of Port Moody’s zoning bylaw requires 217 parking spaces for the project’s size and use, only 117 spaces are proposed—a shortfall of 100. However, a parking demand study conducted by WATT Consulting Group supports the reduced figure, estimating actual demand at 114 spaces when transportation alternatives are included.

Key strategies supporting the lower parking count include:

• Private on-demand shuttle service for medical appointments and outings.

• Mobility scooter parking, anticipating less reliance on personal vehicles.

• Transportation welcome packages to help residents navigate sustainable travel options.

The development team also cites low observed demand for street parking in the area, with ample available space during both weekdays and weekends, to minimize concerns about spillover effects.

Planning, Variances, and Community Feedback

To move forward, the project must undergo an Official Community Plan amendment—reclassifying the land from low-density residential to public and institutional use—and a rezoning to Private Institutional (P2). This rezoning accommodates the 12-storey structure, which exceeds the 8-storey limit typically allowed in the TOD area.

Further permits for form and character, as well as hazardous conditions (due to potential soil liquefaction), are also required.

City Council provided early input in July 2023, and a First Reading was passed in July 2024. Community input has been sought through open houses and ongoing public comment opportunities, with residents encouraged to review documents online and contact City staff or the project architect directly with feedback.

*Photo by city of Port Moody

Aiming for Long-Term Sustainability

As part of Port Moody’s sustainability initiative, Kyle Park Senior Living will be evaluated through the City’s Sustainability Report Card, which scores development projects on four pillars: environmental, economic, social, and cultural sustainability.

Although the report card for this project is not yet complete, the development includes several promising sustainability features, including:

• Commitments to alternative transportation.

• Emphasis on accessible design and community wellness.

• Potential public realm improvements adjacent to Kyle Park.

A Community-Driven Vision for 2027

If approved, construction of Kyle Park Senior Living is expected to begin shortly, with occupancy targeted for 2027. The project represents more than just new housing—it’s a bold attempt to redefine how Port Moody supports its aging population through thoughtfully designed, accessible, and sustainable living spaces.

Curious how this could shape the future of Port Moody’s city centre? We’re keeping a close eye on projects like this so our clients always stay informed. Want to be one of them?

A transformative new development is poised to reshape Port Moody’s skyline and urban core. PCI Developments has proposed a high-density mixed-use project featuring two 40-storey towers at 3006–3020 Spring Street and 60 Williams Street, nestled within the heart of the Moody Centre Transit-Oriented Development (TOD) area. Strategically located beside the Moody Centre SkyTrain and West Coast Express, this project could become a new benchmark for sustainable urban living in the city.

A Transit-Connected Urban Hub

The location of the proposed towers is no coincidence. By anchoring the project within the Moody Centre TOD—Port Moody’s most transit-accessible district—PCI Developments is capitalizing on a growing regional push toward walkable, mixed-use communities linked by rapid transit. The towers will rise above a shared 2–3 storey podium that integrates retail and office space, offering a seamless blend of residential, commercial, and civic uses. Below this podium, four levels of underground parking are planned, with the deepest slab (P4) reaching 13.5 metres below grade.

The adjacent BCTFA Plaza to the west and a riparian zone with a creek to the east frame the project within a mix of urban vibrancy and ecological sensitivity. This unique geography presents both opportunities and constraints—many of which are addressed in the project’s detailed technical and environmental planning.

Engineering Resilience from the Ground Up

GeoPacific Consultants Ltd. conducted comprehensive geotechnical and hydrogeological investigations, both in 2018 and again in 2024. These revealed a diverse subsurface profile, including very dense till-like silty sands and loose fill containing organic material. Given the shallow water table (observed as low as 1.8 to 2.1 metres), a groundwater cut-off wall is expected to be necessary during excavation. Seismic risks such as soil liquefaction have also been factored into the foundation design.

To mitigate groundwater ingress, PCI plans to install perimeter and under-slab drainage systems and use moisture barriers beneath all floor slabs. These proactive measures—along with regular site reviews during construction—aim to ensure long-term stability and performance of the buildings.

Making Room for People and Deliveries

In support of PCI’s rezoning application, Bunt & Associates submitted a detailed Parking and Loading Rationale. Their analysis supports a proposed loading bay layout with a total of eight spaces—though this is slightly under what the City of Port Moody typically requires. A Loading Management Plan will be implemented to support this reduction and accommodate the unpredictable nature of Class A loading demands such as courier deliveries.

The plan also emphasizes efficient site circulation and coordination with car-share providers like Modo, a fitting strategy for a TOD site. Bunt also recommends a neighbourhood-level traffic study to address the broader impacts of the development on local roads.

Sustainability Woven Into Every Detail

A key component of PCI’s proposal is the project's performance under the City’s Sustainability Report Card, which outlines contributions across four major pillars: environmental, social, cultural, and economic.

• Environmental Measures include low-carbon energy systems, energy-efficient design exceeding BC Energy Step Code limits, and EV charging infrastructure. The buildings are modeled to achieve a Coefficient of Performance (COP) of 2.3—well above the required 2.0—and are designed to keep embodied carbon emissions low.

• Cultural Contributions may include creative spaces and public art installations, aligned with Port Moody’s Public Art Policy. PCI has committed to a process of artistic engagement and may even reuse materials of historic or aesthetic value from the site.

• Social and Community Features will range from accessible unit design and indoor air quality enhancements to pet-friendly amenities and resilience features like backup power for extreme weather events.

• Economic Sustainability is supported by the project’s integration of retail and office space, expanding access to daily services and diversifying the business landscape in Moody Centre.

Infrastructure Coordination and Expert Oversight

Behind the scenes, a suite of consultants—including Perkins and Will (architecture), Diamond Head Consulting (arborist), and Binnie (storm sewer design)—are working in tandem to guide the project through its technical and regulatory hurdles. Metro Vancouver is in ongoing discussions with PCI to finalize details of a proposed realignment of the William Street Trunk Drain, a key piece of infrastructure that runs through the site.

What’s Next?

With such a large-scale and strategically located proposal, the development will be closely watched by city planners, residents, and investors alike. The inclusion of the Sustainability Report Card in Council materials ensures that the public remains informed, and that PCI’s commitments are transparent and verifiable.

Curious how this could shape the future of Moody Centre? We’re keeping a close eye on transformative projects like this to help our clients make informed decisions. Want to be one of them?

A six-storey mixed-use development proposed at 2331–2335 St. Johns Street in Port Moody promises to bring much-needed rental housing and a flagship Bosa Foods store to the western gateway of the city’s commercial corridor. With the development permit approved in March 2025, the project is now moving forward, marking a significant step in revitalizing the area near Queens Street and St. Andrews Street.

A Bold Blend of Retail and Rental in the City’s West End

Cornerstone Architecture, the firm behind the project, is proposing a dynamic six-storey building that melds retail and residential uses. Facing the grade of St. Johns Street, the building presents a six-storey profile, while it steps down to four storeys along St. Andrews Street to the south, creating a thoughtful transition to the surrounding low-rise context.

The commercial anchor will be a new Bosa Foods grocery store—a renowned brand known for its international selection and local competitiveness—occupying the ground and second floors, including a mezzanine for staff support and culinary training. Above, 48 purpose-built market rental homes will occupy four additional storeys, offering a diverse mix of unit sizes and adaptable layouts.

Diverse Housing, Designed for Families and Accessibility

The residential component aims to tackle Port Moody’s growing need for rental housing with a balanced unit mix:

• 7 three-bedroom units

• 12 two-bedroom units

• 21 one-bedroom units

• 8 studios

Notably, the inclusion of seven family-sized, three-bedroom suites responds directly to Council’s request to better accommodate growing families. At least half of all suites will be built to adaptable design standards, ensuring accessibility for individuals with disabilities. All units are described as "generous in size" compared to other rental offerings in the region.

Revitalizing the Street and Serving the Community

The Bosa Foods store, complete with a large patio planned along St. Johns Street, is designed to become a vibrant local hub. This patio, which will serve coffee, baked goods, and deli sandwiches, sits along the planned multi-use path envisioned by the city and will be constructed on municipal right-of-way with removable features for city servicing.

The residential portion includes several notable amenity spaces, including a rooftop greenhouse powered by reclaimed waste heat from the food store’s refrigeration system—supporting sustainable urban agriculture and offering residents a year-round place to gather and garden. A children’s play area and community-facing landscaping add further value.

Respectful Design and Thoughtful Urban Integration

The project spans a sloped site, with a 38.5-foot grade change that the design cleverly leverages. Access for residents and retail users is separated for security and convenience, with retail parking off Queen Street and residential parking off St. Andrews. Retail visitors and employees will share parking spaces during the day, while residents gain additional access to these spaces in off-hours.

Care has been taken to step back the residential portion to respect an adjacent heritage house and to reference Port Moody’s industrial and mill town legacy through podium architecture featuring steel, masonry, and glass elements. The development draws visual alignment with recent nearby buildings while incorporating a modern four-storey apartment expression above the commercial base.

Sustainability at the Forefront

This project goes beyond basic environmental standards with a sustainability package that includes:

• Step Code 3 compliance for the residential building

• Low-carbon heating systems

• Triple-glazed windows and airtight envelopes

• Efficient CO₂-based heat pump systems

• Reuse of refrigeration waste heat

• Rainwater retention and infiltration strategies

The applicant is also exploring the use of induction cooking and eliminating fossil fuels entirely from the residential operation, showcasing a clear commitment to a greener future.

*Photos by city of Port Moody

Infrastructure, Access, and Community Impact

Offsite improvements will see St. Andrews Street widened to match the townhouse project to the west, requiring tree removals and grading. Preliminary traffic and servicing studies show infrastructure and road capacity will support the new development, though further studies are planned.

While a marginal impact to distant harbour views may occur for homes to the south, the project is expected to enhance the streetscape and walkability of this key commercial corridor, acting as a catalyst for the west end’s continued evolution.

What’s Next?

With its development permit granted by Council on March 11, 2025, the project at 2331–2335 St. Johns Street now moves into the permitting and servicing agreement phase. If all progresses smoothly, construction could begin in the near future, bringing new life to this underutilized stretch of St. Johns Street.

Curious how this could shape the future of west Port Moody? We’re keeping a close eye on transformative projects like this—because our clients deserve to be the first to know. Want to be one of them?

Port Moody may soon welcome three new high-rise towers, as Beedie Living moves forward with a bold redevelopment plan for 3060–3088 Spring Street and 80–85 Electronic Avenue, just steps from the Moody Centre SkyTrain Station.

If approved, the project will transform a light industrial area into a mixed-use hub anchored by three residential towers reaching up to 38 storeys — significantly taller than currently allowed — alongside new commercial space and hundreds of new homes.

Towers Taller Than Originally Planned

Beedie Living is seeking an Official Community Plan (OCP) amendment and rezoning to reimagine this key location near transit. The existing OCP allows for towers up to 26 storeys, but the developer proposes to increase the height dramatically:

• East Tower: 32 storeys

• West Tower: 34 storeys

• Mid Tower: 38 storeys

Together, the towers would deliver approximately 983 new market strata homes above a commercial podium. The proposal includes 80,080m² of residential space and at least 6,300m² of commercial floor space, intended to support a vibrant, pedestrian-friendly streetscape.

Mixed-Use Vision Anchored in Livability

Beyond the height increase, the proposal outlines a comprehensive transformation of the site’s zoning — from Light Industrial (M1) to a new Comprehensive Development (CD) zone. The aim is to integrate new housing, retail, and public amenities near one of Port Moody’s busiest transit nodes.

Other key features include:

• 1,975m² of common amenity space for residents

• 868 total parking spaces, with 687 allocated to residential use and 181 to commercial and visitor access

• A commitment to 40–60 below-market units at a separate site at 2806 Spring Street

Beedie’s community information meeting took place in February 2024, and the project has already moved through first, second, and third readings at Port Moody City Council, with the final approvals — including development permits and legal agreements — currently underway.

Environmental Due Diligence Across Multiple Sites

The project covers multiple parcels, each of which has been the subject of extensive environmental assessment. An Environmental Status Update compiled by Keystone Environmental Ltd. details the investigations and remediation efforts across the properties, with most sites either holding or on track to receive Certificates of Compliance from the BC Ministry of Environment.

• 80 Electronic Avenue: Already holds a 2008 Certificate of Compliance for residential use. Minor soil contamination remediated again in 2017.

• 85 Electronic Avenue: Soil and groundwater met provincial standards; vapour investigation still required for final compliance.

• 3060 Spring Street: Determination issued in 2019 supports residential development; low potential for new contamination.

• 3080–3088 Spring Street: Determination in place since 2016; no Schedule 2 operations present.

All sites are deemed appropriate for residential-at-grade development with underground parking — a key component of the redevelopment, which envisions four levels of underground parking across the complex.

Infrastructure Planning and Stormwater Management

Stormwater management is also a major part of the proposal. A Preliminary Stormwater Management Plan by R.F. Binnie & Associates models pre- and post-development runoff volumes and outlines detention strategies to minimize flood risk and environmental impact.

For example, the West Building at 3080 Spring Street requires approximately 14m³ of stormwater storage for a typical 5-minute, 2-year return period storm, while the East Building at 80 Electronic Avenue will need closer to 28m³.

These proactive calculations help the City ensure that new density won’t overwhelm local drainage infrastructure, especially in a growing neighborhood like Moody Centre.

What’s Next for This Transit-Oriented Community?

Now that Port Moody Council has given third reading to the bylaws supporting this redevelopment, Beedie Living is working to finalize a development agreement, housing agreement, and development permit. Once those are secured, construction can begin on one of the most transformative projects the Moody Centre area has seen in years.

If built, the towers will not only reshape the skyline but also enhance walkability and bring much-needed housing supply to a city with limited available land.

Curious how this development could change the face of Moody Centre? We’re keeping close tabs on transformative projects like this so our clients always stay one step ahead. Want to be one of them?

A comprehensive 30-year vision to enhance trails, link communities, and preserve nature

Port Moody is making bold strides toward redefining how residents and visitors experience its renowned outdoor spaces. With more than 60 kilometres of trails already crisscrossing the city’s urban fabric and forested parks, the newly unveiled Trail Network Plan lays out an ambitious roadmap for managing, expanding, and improving this cherished community asset over the next three decades. Anchored by a vision of sustainability, accessibility, and cultural respect, the plan promises to weave trails deeper into the everyday life of Port Moody’s diverse neighbourhoods.

A Trail Plan with Purpose

As trail use in Port Moody has surged in recent years—reflecting broader regional trends toward active transportation and outdoor recreation—the City recognized the need for a coordinated response. The Trail Network Plan was created to meet that demand, providing a guiding framework that prioritizes user experience, environmental stewardship, and long-term sustainability.

This isn’t just about leisure walks or scenic jogs. The trail network also plays a vital role in the city’s broader transportation strategy, offering residents alternatives to car travel and creating safe, scenic routes to schools, parks, transit, and town centres.

The Plan focuses on trails managed by the City of Port Moody and the Tri-Cities Off Road Cycling Association (TORCA), excluding those in adjacent municipalities or Belcarra Regional Park.

Core Values and Guiding Vision

At the heart of the plan is a community-informed vision:
“Port Moody’s trail network provides residents and visitors with recreational opportunities and connections to enjoy Port Moody’s natural areas and community spaces through active transportation.”

This vision is brought to life through five guiding principles:

• Make trails accessible to all.

• Enhance community health through recreation and nature.

• Integrate with active transportation to reduce car reliance.

• Improve navigation with clear wayfinding.

• Encourage local stewardship and cultural respect.

Four Goals, 54 Actions

To realize this vision, the Trail Network Plan outlines four overarching goals supported by 54 concrete actions:

1. Elevate the Trail Experience

Enhancements will focus on trail amenities and maintenance, ensuring a high-quality experience for a range of users—hikers, cyclists, families, and commuters alike.

2. Connect Every Corner of the City

By expanding and linking trails throughout urban and green spaces, the plan aims to knit together neighbourhoods like Glenayre, Seaview, and College Park with key destinations such as Moody Centre, Burnaby Mountain, and Coquitlam’s network.

3. Respect and Protect Sensitive Areas

From ecological zones to culturally significant First Nations sites, protection is embedded into the trail planning process through environmental assessments and collaboration with Indigenous communities.

4. Foster Trail Stewardship

By renewing partnerships, especially with TORCA, and promoting community programs, the city is doubling down on shared responsibility for its trail infrastructure.

Highlights from the Action Plan

Several core actions stand out for their transformative potential:

• Expanding trail coverage in under-served areas and improving urban multi-use paths.

• Making trails more accessible, especially for people with mobility challenges.

• Formalizing existing informal trails and ensuring all new builds undergo environmental scrutiny.

• Enhancing cultural recognition, including signage and trail names reflecting First Nations heritage.

• Renewing TORCA’s stewardship agreement to maintain new mountain bike-focused trails.

Proposed Trail Extensions: Bridging Gaps, Opening Access

Among the most exciting features of the draft plan are proposed network extensions:

• New trails in Chines Park and an extension of the Shoreline Trail.

• Green links connecting Old Orchard Park to Bert Flinn Park and Chines Park to Rocky Point.

• Improved urban routes for bike and pedestrian access from Glenayre to Burnaby Mountain and beyond.

• Regional greenways, including new connections between Pleasantside and Belcarra.

These proposed additions will be subject to feasibility studies, funding availability, and environmental assessments—but they reflect a clear ambition to make nature and recreation more accessible citywide.

Listening to the Community

Port Moody’s planning process has been shaped by extensive public engagement, beginning in spring 2023 and continuing into early 2025. Highlights include:

• Trailhead pop-ups and online surveys in fall 2023.

• A dedicated Youth Open House in May 2024 to capture young residents’ voices.

• A second engagement phase in late 2024 focused on refining the draft plan.

Feedback collected through these initiatives directly informed the plan’s priorities and proposed actions.

Building on a Foundation of Strategic Planning

This Trail Network Plan aligns with several of Port Moody’s broader citywide frameworks, including the Official Community Plan (2014), Master Transportation Plan (2017), and Climate Action Plan (2020). It also furthers goals from the Parks and Recreation Master Plan (2015), especially those related to health, nature, and accessibility.

Looking Ahead

As Port Moody looks to the future, the Trail Network Plan represents more than just a blueprint for new routes—it’s a commitment to environmental harmony, cultural respect, and community well-being. With finalization expected in early 2025, residents can look forward to a more connected, accessible, and sustainable city.

Curious how this could shape your neighbourhood’s trails or impact your commute? We’re tracking updates like this closely—because informed locals make the most of where they live.

Porte Homes proposes transforming three single-family lots into a 110-unit market condominium building along Charles Street, incorporating sustainability, nature-focused design, and family-friendly amenities.

A major residential development could be on the horizon for the Westport area of Port Moody, as Porte Homes (Charles Street) Ltd. has submitted a comprehensive application to the City for a six-storey apartment project at 1865, 1875, and 1885 Charles Street. The plan would see three single-family homes consolidated and rezoned to accommodate a wood-frame, multi-family residential building with 110 strata condo units.

With a strong focus on sustainability, topography-sensitive design, and community-oriented spaces, the proposed Charles Street Residences represent a significant step forward in meeting the City’s housing targets and urban growth strategy.

A Site Designed to Fit Nature and the Neighbourhood

Situated between College Park, Seaview, and Moody Centre, the 1.51-acre site has been designated for “Six-Storey Multi-Family Residential” under the City’s Official Community Plan and is part of the Evergreen Line Sub Area A, known as “Westport.”

Porte’s proposal aligns closely with both municipal and regional planning goals. Though zoned for detached housing (RS1), the application seeks rezoning to RM8 to allow for the construction of two connected apartment buildings (Buildings A and B) separated by a firewall and integrated into the site’s natural slope. Notably, the project incorporates a protected wetland and seeks to enhance its ecological function with buffers and riparian planting, rather than displacing it.

What’s Inside: 110 Market Homes with a Variety of Unit Types

The six-storey structure would include 110 market condo units with a diverse mix designed to cater to singles, couples, and families alike:

• 74 one-bedroom units (most with flex space or den),

• 25 two-bedroom units, all with two bathrooms,

• 11 three-bedroom units, geared toward families.

Nearly a third of the total homes (36 units) are considered family-oriented, and 52% of all units are adaptable, making them more accessible for people with mobility needs.

Despite the site’s challenges, such as a steep grade and environmental constraints, the proposal stays well within density (1.36 FAR vs. 2.4 permitted) and site coverage limits (40% vs. 60% allowed), showcasing a low-impact development approach.

Amenity-Rich Living: From Rooftop Gardens to Nature Playgrounds

Community amenities are a central focus of the design. Between the two buildings, a 3,100 sq ft courtyard offers a child-friendly playground with features like the Kompan Villa Playhouse, embankment slide, and hill climber rope. Adjacent is a 1,526 sq ft indoor amenity room in Building A.

Residents would also enjoy a:

• 6,312 sq ft rooftop amenity with urban agriculture plots, BBQ areas, seating and lounging zones,

• Picnic area and woodland pathway connecting the development to its rear greenbelt,

• Layered landscaping with privacy-enhancing hedges, wood benches, and native planting.

The design promotes indoor-outdoor integration and encourages community connection while respecting the natural environment.

Sustainability and Environmental Considerations at the Forefront

A robust environmental strategy guides the project. The proposal includes:

• A 5-metre vegetated buffer around the on-site wetland,

• Tree preservation plans retaining 90 of 127 mature trees, with 74 replacements proposed,

• Pollinator-friendly planting and bat/bird habitat design,

• High-efficiency irrigation systems, and

• Landscape elements that comply with Step 3 of the BC Energy Step Code.

The development integrates a variety of native trees, shrubs, and groundcover species, with detailed methods for planting, irrigation, and soil preparation—all reviewed under Canadian Landscape Standards.

Transportation and Parking with a Mind Toward Metro Vancouver's Trends

Parking is proposed via a four-level parkade, with 140 car stalls and up to 169 bike storage spaces. Porte has requested a variance to allow for:

• Fewer visitor stalls (12 vs. the standard 21), citing data from TransLink’s 2018 parking study showing lower demand,

• Increased small car stall percentage (44% vs. 33% permitted), justified by Metro Vancouver’s most commonly owned vehicle sizes.

The site’s proximity to cycling networks, transit connections, and walkable amenities reinforces its potential as a transportation-friendly, less car-dependent residence.

Planning and Public Input in Progress

The development application, submitted on April 15, 2024, includes a suite of supporting reports and design documents. Porte is seeking rezoning, subdivision, and multiple development permits, including those for form and character, environmentally sensitive areas, and hazardous lands.

Public input is being collected through the Engage Port Moody platform, where residents can review documents and submit feedback. A report with summarized public comments will be presented to City Council as part of the review process.

Meeting Port Moody’s Housing Needs

With Port Moody set to grow by over 5,000 residents by 2031—and a provincial housing target of 1,694 units by 2028—this project arrives at a pivotal time. Porte Homes emphasizes its commitment to partnering with the City to deliver much-needed, varied housing types, aligning with both local policy and provincial priorities.

Curious how this could shape the future of Westport and Charles Street? We’re keeping a close eye on projects like this to keep our clients ahead of the curve. Want to be one of them?

Master plans envision enhanced waterfront access, upgraded amenities, and resilient green spaces over the next decade

Two of Port Moody’s most beloved waterfront parks—Rocky Point Park and Old Orchard Park—are on the cusp of transformation. The City of Port Moody has entered the final stage of a multi-year project to develop comprehensive master plans that will shape the future of both parks for the next ten years.

Driven by population growth, aging infrastructure, and growing demand on park space, the initiative aims to balance recreation with conservation, while making the parks more inclusive, accessible, and resilient to climate impacts.

Vision for the Next Decade

Old Orchard Park, a peaceful beachfront retreat popular with families, will see upgrades that preserve its natural charm while improving accessibility and amenities. The park’s new vision centers around calm, connection, and conservation—enhancing the visitor experience while protecting sensitive coastal ecosystems.

Rocky Point Park, in contrast, is set to grow as a bustling community hub and regional destination. With its rich cultural and recreational offerings, the park will be reshaped to support a broader range of activities year-round, from festivals and water play to quiet moments by the water.

These plans are built around a shared commitment to inclusivity, environmental stewardship, and truth and reconciliation. Six guiding principles—resilient ecosystems, enhanced waterfront connection, high-quality experience, inclusive design, connectivity, and reconciliation—will inform every step of the transformation.

A Community-Driven Process

The city’s approach has been deeply rooted in community engagement, unfolding in four phases between 2022 and 2024.

• Phase 1 began in mid-2022 with open houses and surveys to gather public values and priorities.

• Phase 2, in fall 2023, invited feedback on draft design concepts.

• Phase 3, held in spring 2024, focused on presenting refined design concepts for public review as a whole.

• Phase 4, now underway, will culminate in City Council’s consideration of final master plans in fall 2024.

Youth input was also spotlighted, with a dedicated open house in May 2024. This effort reflects the city’s broader commitment to shaping parks that serve residents of all ages.

*Photos by city of Port Moody

What’s Coming to Old Orchard Park

Old Orchard Park’s master plan proposes several near-term upgrades, designed to be implemented as a single project within the next two to three years:

• Meander Path: A gently sloped, fully accessible trail connecting the Shoreline Trail to the beach, designed with planting pockets and stairs for alternate routes.

• Playground Redesign: A new, nature-themed play area featuring hill slides and climbing structures that make use of the park’s slope.

• Integrated Washroom and Picnic Shelter: A small, mid-park building embedded into the slope, topped with a roof deck for scenic picnicking.

• Habitat Islands: Strategically placed in the mudflats to reduce beach erosion and enhance marine habitats.

• Lounge Deck and Outdoor Shower: A beach-level platform for sunbathing, relaxing, and rinsing off after a swim.

• Improved Lawn and Drop-Off Zone: Enhanced open spaces for picnicking, with a reimagined drop-off area that may accommodate seasonal food trucks.

These upgrades aim to preserve the intimate, nature-oriented character of the park while accommodating growing community use.

Rocky Point Park’s “Big Moves”

For the city’s flagship park, the final concept integrates five strategic goals—or “Big Moves”—to enhance access, recreation, events, and ecological resilience:

1. Improved Access and Pathways: Better bike and pedestrian flow, expanded paths, and improved connections to transit and nearby developments.

2. Revamped Youth and Play Zones: A larger, more inclusive play area, upgraded spray park, and an improved youth zone.

3. Central Green Redesign: Enhanced event space with new viewpoints, better stage access, and clearer transitions between areas.

4. Reimagined Waterfront: A signature boardwalk experience, small watercraft amenities, and walkways extending over sensitive mudflats.

5. Climate Adaptation Features: Gradual shoreline elevation, tidal marsh feasibility studies, and increased tree cover to provide shade and biodiversity.

While many of the improvements are planned over time, the city envisions a phased rollout to keep the park open during construction. The long-debated future of the Rocky Point Pool is also addressed: it will remain in the short term, but may eventually be repurposed depending on broader recreation planning and feasibility studies.

Looking Ahead

Port Moody’s comprehensive park planning reflects a city evolving with purpose. With final plans slated for Council review in fall 2024, residents can look forward to waterfront parks that are more welcoming, sustainable, and equipped for the future.

Curious how these changes might shape your weekends at the waterfront—or the value of homes nearby? We’re keeping a close eye on these transformations to help our clients stay ahead of the curve. Want to be one of them?

Port Moody’s Spring Street corridor could soon welcome an essential new non-market housing development aimed at supporting women in transition. A six-storey building with 40 units of supportive housing is proposed at 2806 Spring Street, just steps from the Moody Central Transit Station. Spearheaded by Beedie Living, the development would mark a significant step forward for inclusive housing in the area—pending final approvals.

Housing With a Purpose: Transition Support for Women

The project at 2806 Spring Street is specifically designed to provide non-market housing for women in transition, addressing a critical housing gap in the region. If approved, the six-storey building would deliver 40 dedicated units, alongside 2,290 square feet of amenity space and 6 shared parking spaces.

The property is currently zoned Light Industrial (M1), and the proposal seeks to rezone it to Comprehensive Development (CD) to accommodate this residential use. With a Floor Area Ratio (FAR) of 3.8 and 33,543 square feet of residential space, the building’s design emphasizes both functionality and livability for residents who need support, stability, and community during transitional periods.

A Dual-Site Strategy with Broader Impacts

Interestingly, this project is part of a broader two-site initiative by Beedie Living. While the 2806 Spring Street location is dedicated to non-market housing, Beedie is also proposing a 972-unit market housing development on nearby properties at 3060–3088 Spring Street and 80–85 Electronic Avenue. This pairing of market and non-market housing within close proximity represents a more holistic approach to urban development, aiming to diversify housing options in Port Moody.

Environmental Safety and Site History

Environmental readiness has been a key focus in the application process. The site, once used for automotive and marine engine repair, underwent comprehensive environmental assessments. Initial concerns included historical contamination and a possibly filled streambed. However, extensive investigations, including soil, groundwater, and vapour sampling, found that contaminant levels were within provincial safety standards for residential and commercial land use.

While some non-attenuated vapour concentrations initially exceeded acceptable levels, these were found to be contained within the proposed building footprint and did not pose a risk to surrounding properties. A risk-based Certificate of Compliance was issued in 2018, confirming the site’s suitability for residential development with underground parking.

Community Engagement and Current Status

The public has already had multiple opportunities to weigh in. A Developer Community Information Meeting was hosted in February 2024, followed by a Public Hearing on February 4, 2025. The Port Moody City Council subsequently granted third reading to the Official Community Plan (OCP) amendment and rezoning bylaws, allowing the project to proceed toward final approvals.

The next steps for Beedie Living include finalizing a development agreement, a housing agreement, and securing a development permit. These formalities are expected to follow standard municipal processes over the coming months.

Looking Ahead

This proposal adds momentum to Port Moody’s evolving identity as a connected, livable, and socially inclusive city. Located next to the Moody Central transit hub, the site is ideally positioned for accessibility and integration into the broader community. If realized, the project will not only offer essential shelter to vulnerable women but will also stand as a symbol of thoughtful, inclusive urban planning.

Curious how this project could shape the future of Spring Street and beyond? We’re tracking this development closely so our clients always stay informed. Want to be one of them?