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Where is the site located and what is currently onsite?
The site is located at 2914 St Johns Street which comprises of just over half of a full city block. It is bound by Spring Street to the north, Williams Street to the east and St Johns Street to the south. Currently, there is a two-storey commercial building surrounded by a parking lot on the site.
The site is a three-minute walk to a major transit hub featuring the Moody Centre SkyTrain Station, West Coast Express commuter train station, and bus loop. Nearby amenities include Rocky Point Park, Port Moody Arts Centre, Moody Elementary School and Ecole Moody Middle School of the Arts (the site's catchment area).
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What is Anthem proposing?
This development will increase the purpose-built rental housing supply in Port Moody through the delivery of 325 new homes, office space, and ground-level retail shops that will activate the streetscape and add to the vibrancy of the neighbourhood.
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How will this project benefit the community?
The site is a short walk from a major transit hub, making it an ideal location for increased density. Key benefits of this project include:
- Increased rental housing stock: This proposal seeks to deliver 325 new secured rental homes to the City of Port Moody’s constrained rental supply. Of these, 33% will be family-oriented homes with 2 or 3 bedrooms, as per housing policies. 50% of the homes will have adaptable design features to support aging-in-place.
- Neighbourhood retail and improved streetscape: This proposal presents an opportunity to revitalize this portion of St Johns Street while adding new ground-floor shops and services on three sides (along St. Johns, Williams, and Spring Street) that will enliven the streetscape and provide jobs. Canopies over the retail walkways, widened sidewalks, and new retail patios with outdoor furniture will enhance the pedestrian experience.
- Office space: Second-level office space overlooking the future vibrant Spring Street promenade will help create a complete community and provide local employment opportunities for residents.
- Pedestrian plaza and public art: The western edge of the site will feature a wide pedestrian plaza with public art to add interest and be a multi-programmed outdoor space for residents, commuters and the public.
- Access to transit and sustainable transportation options: The proposed development is a 3-minute walk to several public transit options: a bus loop, Moody Centre SkyTrain Station, and the West Coast Express commuter train. Along with the 3 car share spaces in the parkade, new pedestrian and bike connections are proposed along Spring Street to Moody Centre Station to encourage car-free travel.
- Community Amenity Contribution: This project will generate an estimated $11.7 million in financial contributions by Anthem to the City of Port Moody and could be used to support a number of community improvements earmarked by staff and Council, such as providing and improving park land, upgrading infrastructure facilities, purchasing land for new schools and meeting other needs in the community.
- Sustainability: Situated less than 200 meters from a transit hub, Anthem’s proposal supports sustainable community growth by providing homes where public and active transit can serve as the primary mode of transportation. The residential building systems will be fully electric, using low-carbon technologies to minimize environmental impact. Additionally, the site is currently fully paved and will be transformed with natural landscaping throughout the ground level. These landscaped areas not only enhance the site’s visual appearance but also improve stormwater management.
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Why is this building so high? It’s out of place along St Johns Street.
While this section of St Johns Street is mainly one-level commercial malls, the area is on the brink of change and revitalization around the SkyTrain station. The proposal is located within the Moody Centre Transit Oriented Development (TOD) Area which is the section between St Johns Street and the rail line corridor, and between Moody Street and Buller Street. The City of Port Moody has designated the Moody Centre TOD Area for higher-density development, with the 2017 OCP allowing up to 26 storeys.
While neighbouring sites are requesting amendments to the OCP to accommodate significantly more height and density (for a variety of reasons), Anthem's application respects the current OCP at 26 storeys.
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Why is there no below-market housing being provided?
Port Moody’s Official Community Plan and vision for Moody Centre encourages a range of housing options, both rental and ownership. Because the proposed project is entirely purpose-built rental, it is exempt from inclusionary zoning policy and there is no requirement for below-market housing. Since the proposal is within the OCP at 26 storeys tall (the lowest height currently proposed in the TOD Area), Anthem has chosen to move forward with an entirely policy-compliant proposal, with 100% market rental housing.
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Who is Anthem designing this project for?
It is anticipated that this development will attract a wide range of residents. A variety of home layouts, ranging from studios to 3-bedroom homes, are proposed to meet the needs of a wide demographic of residents.
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Will there be amenities for the residents?
Yes, there will be over 4,700 sq ft of indoor amenities including a gym, children’s playroom, co-working spaces, a party and games room and a pet washing room. Outdoor amenities span 13,900 sq ft over two levels and will include a dog run, generous outdoor seating with a covered BBQ area, a central turf lawn for games, and urban agriculture planters.
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What kind of retail can we expect to see here?
The proposal includes approximately 19,000 sq. ft. of retail at grade, wrapping around the three street sides of the project with provisions for larger anchor tenants along St Johns Street, and smaller, potentially local retail shops and services along Williams and Spring Street. A generous setback on Williams will allow for retail patios and public landscaped areas with a connection to the future transit plaza adjacent to the site. Anthem envisions commercial tenants will be smaller, neighbourhood-serving businesses, including a café, but it is too early to commit to particular retailers at this preliminary stage. Commercial tenants will not be considered until City approval is in place, but we welcome community input on the types of businesses and potential retailers our community would like to see here.
SUSTAINABILITY
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What are the proposal’s sustainability measures?
A key element of sustainable community growth is increasing density near transit so people can reduce vehicle use. Situated less than 200 meters from a transit hub, this proposal exemplifies an ideal location for additional homes, retail and employment spaces. The residential building systems will be fully electric, using low-carbon technologies to minimize environmental impact. Additionally, the site is currently fully paved and will be transformed with natural landscaping throughout the ground level. These landscaped areas not only enhance the site’s visual appearance but also improve stormwater management.
POLICY & PROCESS
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What policy is this proposal being considered under?
This proposal is entirely compliant with the City of Port Moody’s Official Community Plan for the Moody Centre TOD Area (2017). Anthem is not asking for any variances to existing policy.
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Where is Anthem in the planning process? Has this project already been approved by the City of Port Moody?
Anthem submitted a formal application in late December 2024.
Anthem is an active member of the Moody Centre TOD Master Planning Group which, with support from City staff, has been engaging the community since 2019 about the future of the area around Moody Centre station. Based on neighbourhood input, a preliminary master plan concept was created, with further refinements made in 2023/2024 through the Moody Center TOD Design Framework. After years of discussion and planning, it is exciting to see TOD members now submitting individual rezoning applications, like this one, bringing the last 7 years of planning work to life.
Nothing has been approved for this parcel. Anthem's application will be subject to the City-led public process, which includes further online public consultation via Engage Port Moody, and robust review by the City’s various departments and committees. The timeline for the City’s planning review can range from 10 to 14 months.
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How can I provide input on this rezoning application?
We encourage participation throughout the public process. Members of the Anthem Planning Team are available to meet and discuss any questions or receive feedback at any time during the approval process, or you can join our mailing list via our website 2914StJohns.com to receive updates on the process and opportunities for public input. We encourage you to reach out or sign up using our contact form.
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I want to live in these homes. How can I submit my application?
We’re looking forward to welcoming residents to the building, but it’s early days yet as our project has not been approved. Please sign up using our contact form to receive more information and updates.
COMMUNITY AMENITIES & SCHOOL CAPACITY
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Will this project generate a CAC?
This project will generate an estimated $11.7 million in financial contributions by Anthem to the City of Port Moody and could be used to support a number of community improvements earmarked by staff and Council, such as providing and improving park land, upgrading infrastructure facilities, purchasing land for new schools and meeting other needs in the community.
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Which school catchment is this development in?
The site is in the catchment area for Moody Elementary and Port Moody Secondary School.
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Are these schools at capacity?
- Moody Elementary (over capacity): has a capacity of 270 students. As of 2024, 316 students were enrolled. A new Moody Elementary school is currently under construction a few blocks away at 110 Buller Street and the new facility has a capacity of 385 students as well as a childcare centre. It is anticipated to be operational in September 2025.
- Port Moody Secondary (over capacity): has a capacity of 900 students and 1321 enrolled as of 2024.
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How are you addressing overcapacity in schools?
Anthem is sympathetic to the challenges facing our schools and students in terms of school capacities. Unfortunately, there is little that can be done from the private sector in providing school spaces, which falls under the jurisdiction of the Province. We encourage concerned citizens to get in touch with the Ministry of Education and perhaps write to the Minister and your local MLA about this issue.
TENANT RELOCATION
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Are there residential tenants living here?
There are no residential uses or tenants on the site. The building is occupied by 12 commercial tenants.
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Will the current businesses be forced to move?
The commercial tenants were made aware several years ago of Anthem’s intention to redevelop the site. Anthem will work diligently to ensure frequent and clear communication with these business owners to support their successful departure in the future.
TRAFFIC & PARKING
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What is being done to mitigate traffic impacts?
The development team has retained Bunt & Associates Engineering Ltd. as the traffic consultant. Bunt’s traffic impact assessment report was submitted to the City as part of the rezoning application and will be subject to rigorous internal review by the City’s Planning and Transportation Departments. However, it is important to note that this project offers 100% rental housing, which typically presents lower car ownership numbers. The site is also a 2-3 minute walk from the Moody Centre Station on the Evergreen Line, as well as a bus hub.
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Why won’t there be a parking stall for every unit?
As the proposed development is in a TOD Area, the Province has removed minimum parking requirements to reduce building costs. However, Anthem has chosen to provide 151 residential parking spaces for 325 homes. The project statistics are preliminary and will be refined through the rezoning process and discussions with the City and the community.
Given the project is adjacent to a major transit hub, it is anticipated that future residents will utilize public transit and other sustainable modes of transportation. Residents will also be able to access all their daily needs within close walking distance. The central location of this site offers several nearby amenities and green spaces, including a future full-sized grocery store beside Moody Centre Station.
CONSTRUCTION
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How long will construction take?
Construction would take place over a period of approximately 28 - 32 months.
APPLICANT TEAM
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Who is involved in this application?
This project is being led by Anthem, who have engaged the following expert consultants to support the planning program:
- GBL Architects: architect and design team
- LOCI: landscape architects
- Bunt & Associates: transportation engineers
