Moody Centre Station-Integrated Development, Port Moody

PCI has applied to redevelop the properties adjacent to Moody Centre Station (60 Williams & 3006-3020 Spring Street) into a complete, transit-integrated community.

Our Proposal

This proposal envisions two thoughtfully designed 39-storey towers on a commercial and amenity podium. The project will create 865 new, secured rental homes including 44 (5%) secured at below-market rates based on BC Housing’s Housing Income Limits.

Other key attributes of the project include vibrant street-level retail, a grocery store, below-market artist studios and various pedestrian and cyclist improvements. Additionally, the project will benefit the community by creating an urban plaza adjacent to the Moody Centre Station, providing a new pedestrian overpass to Murray Street, and daylighting the Slaughterhouse/Dallas Creek.

This proposal has been informed by over five years of extensive community engagement and collaborative work with city staff, local property owners, residents, the Province, TransLink, local businesses and community organizations.

Location

This site is located next to Moody Centre Station in the Moody Centre neighbourhood of Port Moody. This location offers residents, visitors, workers, and customers convenient access to the Millennium Line and West Coast Express rapid transit services just steps away.

Currently, the site is used for surface parking, drive aisles, and old, partially occupied single-storey warehouses. The property is bound by the Millennium Line to the north, Williams Street to the west, Spring Street to the south, and other commercial buildings to the east. Port Moody’s popular Rocky Point Park and the Shoreline Trail are within walking distance, offering easy access to nature and the waterfront.

The project is located in an area that has been designated for higher-density use, with a particular focus by the BC Government to deliver increased housing that is well-served by transit.

Project Details

Project Statistics

Site Area

124,980 sqft

Height

39 storeys

Neighbourhood Grocery

40,000+ sqft

Ground Floor Retail

15,000+ sqft

Artist Studios

4,000+ sqft

Residential Break Down

Total Rental Homes

865 total units

Below-Market Rental Homes

44 (5%) units rented at BC Housing’s Housing Income Limit’s rate

Adaptable Homes

50% of total homes

Vehicle Parking Spaces

Min 400 spaces
- 240 residential spaces
- 160 commercial and visitors spaces

Project statistics are subject to change.

Community Benefits

Housing

This proposal envisions approximately 865 secured rental and below-market rental homes in a variety of one, two, and three-bedroom units. These homes will provide much-needed housing to Port Moody, one of the only municipalities in the Lower Mainland that experienced a population decline as per the recent census (source). 50% of these units will be adaptable for increased accessibility.

Below-Market Housing

This proposal envisions approximately 44 secured below-market rental homes in a variety of one, two, and three-bedroom units. These homes will be rented through BC Housing’s Housing Income Limits program and works toward achieving Port Moody’s below-market housing goals.

Creek Daylighting

Slaughterhouse Creek is a natural creek that runs through the site down toward the Burrard Inlet. 94% of the stream is currently underground. Daylighting this creek will rehabilitate the natural wetland, celebrate natural assets of the area, and foster a connection between the community and its local natural environment. The daylit creek will offer a rich contrast and natural beauty to the urban environment in which it is situated.

Artist Spaces

Delivering on Port Moody’s reputation as ‘City of the Arts’, secured artist studios will be provided fronting the new daylit creek and Golden Spike lane extension.

Grocery Store

A full size community-serving grocery store is proposed to occupy the second floor of the podium, offering convenient shopping to both residents, neighbours, and users of the nearby rapid public transportation.

Transit Plaza

A community transit plaza is being proposed on the 60 Williams Street parcel directly adjacent to the Moody Centre Station.

The Transit plaza will act as a space for community gatherings, farmers markets, and other public events, while simultaneously offering a pleasant and convenient walking space for commuters.

Pedestrian Overpass

The construction of a pedestrian overpass over the rail tracks will connect Murray Street, increasing accessibility and access to the area for both pedestrians and cyclists.

Sustainability

The project will be designed to meet or exceed Step Code 3 and incorporate Low Carbon Energy System, such as geothermal or sewer heat recovery district energy system.

City of Port Moody Official Community Plan

The proposal meets all of the applicable Community Goals set out in the existing Official Community Plan (OCP), including:

  • Sustainability — The project will lead by example through electrified, high-performance, and low carbon design while prioritizing social and cultural sustainability on site to meet the projects three key sustainability objectives: Carbon Leadership, Enhanced Livability, and Enhanced Ecosystem.
  • Environment — The project provides stream protection and daylighting of the Dallas/Slaughterhouse Creek to improve fish passage and create a new riparian habitat, along with increasing the trees in public areas to provide additional shade to pedestrians. This change will dramatically improve the local environment and natural beauty of the area.
  • Housing — The project provides secured rental residential and below-market rental housing immediately adjacent to transit in a complete neighbourhood that has a full range of community amenities.
  • Appropriate Development — The proposal incorporates thoughtful urban design, including high quality architecture and creative new green space next to rapid transit.
  • Parks, Open Space and Recreational Facilities — Social and physical wellness is promoted through constructing high quality public and private amenities including the transit plaza, daylit creek, fitness facilities, and more.
  • Transportation — To relieve traffic congestion on major streets and reduce the negative impacts of regional through traffic, the project is transit-oriented and immediately adjacent to Moody Centre Station and Golden Spike Lane, which will encourage multi-modal transportation.
Five additional guiding principles were derived from Port Moody's OCP and informed the project design at every stage.

Moody Centre TOD Framework

Collective Vision: To create a pedestrian-oriented, mixed-use community that is centered around high-quality transit, sustainability, and celebrates livability in the ‘City of the Arts’ Collective.

The Moody Centre Transit Oriented Development (TOD) Master Planning Group began work on a master plan for Moody Centre after the vision for the area was adopted in the 2017 Official Community Plan (OCP). After years of community consultation and work with City Staff, the Planning Group has submitted an OCP Amendment for the area. To learn more about these efforts please visit the official website.

Click to enlarge. The Moody Centre TOD Master Planning group has undergone years of engagement with the residents and community of Port Moody.
Click to enlarge. TOD Framework illustrates a holistic and comprehensive vision for the area that builds on the existing OCP and the 2020 OCP Amendment application.

TOD Context

Transit-oriented development (TOD) is a planning strategy that emphasizes the development of compact, mixed-use communities centered around public transportation.

This holistic approach helps to make urban communities more livable and sustainable by making it easy for pedestrians, cyclists and those who use mobility aids to access transit. It also improves access to jobs and services, and leads to an increase in transit ridership – reducing the number of private cars on the road. Transit-oriented communities support sustainable transportation choices and other community goals, and result in lower levels of vehicle use, reduced greenhouse gas emissions, improved air quality, and healthier lifestyles.

TOD typically includes a mix of residential, commercial, and retail spaces, all within a short distance to transit hubs.

Other Policies

In addition to the Port Moody OCP the project meets or exceeds all relevant policy requirements and objectives, notably including:

  • Metro Vancouver Regional Growth Strategy (2023)
  • Prioritizing Higher Density Development (2017)
  • BC Energy Step Code Rezoning Applications Policy (2020)
  • Climate Action Plan (2020)
  • Parks and Recreation Master Plan (2015)
  • Inclusionary Zoning – Affordable Rental Units (2022)
  • Family-Friendly Units Policy (2022)
  • TransPort Moody, Master Transportation Plan (2017)
  • Public Art Corporate Policy (2017)

Frequently Asked Questions

What is PCI proposing?

This proposal includes approximately 865 secured rental homes in a variety of one, two, and three-bedroom homes, 44 of which will be offered at below-market Housing Income Limits (HILs) rates. These homes will provide much-needed housing to Port Moody, one of the only municipalities in the Lower Mainland which experienced a population decline as per the 2021 census. Fifty per cent of these new homes will be adaptable for increased accessibility.

 

Suite mix and unit sizes will be in accordance with applicable policies to encourage family housing.

Where is the site located and what is currently onsite?

This site is located next to Moody Centre Station in the Moody Centre TOD neighbourhood of Port Moody. This location offers residents, visitors, workers, and customers convenient access to the Millennium Line and Westcoast Express rapid transit services just steps away, whether it be from their home, a trip to the grocery store, or a meeting over coffee.

Currently, the site is used for surface parking, drive aisles, and old, partially occupied single-storey warehouses. The property is bound by the Millennium Line to the north, Williams Street to the west, Spring Street to the south, and other commercial buildings to the east. Port Moody’s popular Rocky Point Park and the Shoreline Trail are within walking distance, offering easy access to nature and the waterfront.

How will this project benefit the community?

This project includes a number of benefits that our project will also offer both the neighbourhood and community as a whole, including:

 

  • Extensive residential amenities, with semi-private spaces for community-based programming
  • An urban/transit plaza
  • Daylighting of Slaughterhouse/Dallas Creek
  • Pedestrian overpass linking the Moody Centre Station and surrounding area to Murray Street, Rocky Point Park and the Shoreline Trail network
  • Below-market artists’ studios
  • Grocery store

Does this project achieve what is set out in the Official Community Plan?

Our proposal is inclusive of the goals of the OCP in the following ways:

 

  • SUSTAINABILITY & THE ENVIRONMENT: as reflected in our Sustainability Report Card, the project scores well on the four pillars of sustainability – environment, economic, social and cultural – and, with respect to environment in particular, will comply with the City’s sustainable buildings rezoning policy by achieving Step Code 3 with the integration of a Low Carbon Energy System. Further, the project will protect Dallas/Slaughterhouse Creek habitat through daylighting, fish passage enhancements and a riparian setback dedication through redevelopment of the site.

 

  • HOUSING: to help meet the changing needs of a diverse population, the proposal contains a range of accessible housing choices that align with City housing policy on unit mix, size and tenure.  When combined with other highly-desired amenities in the project, this form of mixed-use development will help create a vibrant, pedestrian-oriented neighbourhood in Moody Centre that will foster a sense of community cohesion and identity.

 

  • APPROPRIATE TRANSIT ORIENTED DEVELOPMENT: the project focuses higher density development at Moody Centre Station where it will be well-served by public transit, amenities and services and will provide optimal pedestrian and cycling connections between neighbourhoods.

 

  • PARKS, OPEN SPACE AND RECREATION FACILITIES: with a new transit plaza and daylit creek, the project will deliver significant public open space with opportunities for events, education or areas of respite. Residents will also have access to extensive private indoor and outdoor amenity space including a gym, basketball court, dining lounges and co-working space where they and their guests can interact throughout the day.  The new pedestrian overpass will improve access to open space outside of Moody Centre including Rocky Point Park, the new turf fields on Murray Street and the Shoreline Trail network further promoting social and physical wellness and quality of life for Port Moody residents.

 

  • TRANSPORTATION: by focusing higher density next to Moody Centre Station, the City will take a meaningful step toward achieving its 2030 climate-action goal of having 40% of all trips made by non-automobile means. The introduction of parking-maximums will encourage alternatives to car ownership and reduce the amount of embodied carbon in new buildings while, at the same time, facilitate the expansion of electric vehicle use by incorporating EV infrastructure in new parkades.  Furthermore, traffic along the St. Johns corridor will shift from predominantly regional through-traffic to more localized traffic.

 

  • ECONOMIC DEVELOPMENT: as a mixed-use development, the proposal will not only provide commercial services that meet needs of the future community, it will contribute towards a more vibrant complete community, provide local and home-based jobs and strengthen the shopping and business district of Moody Centre as one of the core commercial areas of the City that is capable of meeting the daily needs of local residents.

 

  • ARTS AND CULTURE: the proposal recognizes arts and culture as a key priority in the City of the Arts and is proposing $1.25 million in new public art on site along with nearly 5,000 sf of low-cost space for local practicing artists.

How does this project fit in with what the other landowners are doing in Moody Centre?

It was always our intent to proceed with individual rezoning proposals, to realize the vision created by the Master Planning Group. We’re still part of the collaborative group of property owners and developers involved in the Moody Centre TOD planning process, and will continue to work with them to develop an outstanding Moody Centre community.

How much housing is being provided?

This proposal includes approximately 865 secured rental homes in a variety of one, two, and three-bedroom homes, 44 of which will be offered at below-market Housing Income Limits (HILs) rates

Why have you decided to develop now? Why not wait until the OCP has been complete?

Over the past three years, it has become clear that the public and Council are keen to see a greater level of detail when discussing our vision for the area. These details are not typically part of an OCP Amendment, but rather a rezoning process. Initiating a rezoning process will allow us to get into these deeper details and deeper conversations.

Is there demand for housing in this area?

These homes will provide much-needed housing to Port Moody, one of the only municipalities in the Lower Mainland which experienced a population decline as per the 2021 census. Fifty per cent of these new homes will be adaptable for increased accessibility.

Is there demand for commercial space here?

Yes. This area has long been underserved by retail and with the forthcoming redevelopment of Moody Centre, by all those involved in the Master Planning Group, the new residential population will help bolster and sustain new retail here.

What type of retail can we expect here?

There will be a variety of community serving retail options at this location. At this early stage, there have been no discussions with potential tenants, but you can expect a grocery store and other neighbourhood retail.

Will this project be pet friendly?

Yes! PCI takes great pride in providing 100% pet friendly rentals.

How much green space is being included?

A key feature of the project is the partial daylighting of Dallas/Slaughterhouse Creek, demonstrating a strong ecological initiative and providing beautiful landscape expression. This project intends to be certified Salmon Safe – a certification program that recognizes and rewards responsible, eco-friendly management of safe passage for fish. Our studies indicated that creek reclamation will potentially support return of salmon run.

Will there be improvements to public space like sidewalks?

Yes. In addition to standard public realm improvements (much of this area does not even have sidewalks) there is the provision of the pedestrian overpass to Rocky Point Park, which will allow for a much smoother entry over the station tracks to the ocean.

How long will construction take?

Construction will take approximately 30 months following a rezoning approval.

How can I provide my input?

At the bottom of this web page there is a comment form – we’d love to hear from you!

About Us

PCI Developments

PCI is a locally owned and operated real estate developer and investor, who have been building in Vancouver since 1982. PCI has developed Metro Vancouver’s most notable transit-oriented, mixed-use communities including Marine Gateway and 1477 West Broadway in Vancouver and King George Hub in Surrey.

Perkins&Will

Since 1935, Perkins + Will have believed that design has the power to make the world a better, more beautiful place. With clients and community members on nearly every continent, their main focus is to design healthy, happy places in which to live, learn work, play, and heal. They’re passionate about human-centered design, and how design can impact lives through sustainability, resilience, well-being diversity and inclusion, and mobility.

Bunt & Associates Engineering

With an emphasis on sustainability, Bunt provides multi-modal solutions to urban transportation challenges. Bunt is represented by a team of planners, engineers, technologists and professional staff in Vancouver, Victoria, Calgary and Edmonton.

van der Zalm + Associates

Van Der Zalm + Associates is a full-service planning firm with two decades of experience producing award-winning designs for projects throughout the Lower Mainland + beyond. Their dedicated team delivers creative solutions through our integrated landscape architecture, civil engineering + urban forestry departments.

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