Port Moody 2050: updating our Official Community Plan

The OCP communicates our values and guides us as we make decisions about how we use land for housing, transportation, parks, environmental protection, economic development, and more.

An OCP is prepared and adopted as a bylaw in compliance with the Local Government Act. In practice, an OCP informs decisions relating to planning and land use management and the provision of services in a community. While an OCP indicates a desired direction, various instruments (such as zoning bylaws and building bylaws) are required to implement the contents and vision of an OCP.

Lenses that guide us in our planning

We use different lenses to guide how the community grows and changes. Each lens is applied to every aspect of the OCP rather than to specific topics or chapters.

Here are a few examples of the lenses we use:

• our climate action commitments are a critical part of the plan to reduce greenhouse gas emissions and ensure resiliency in the face of climate change for current and future generations;
• our commitment to creating diverse and affordable housing is paramount to meeting current and future residents’ needs; and
• our commitments to diversity, equity, inclusion, accessibility, and Truth and Reconciliation are critical to fostering a community that considers and welcomes everyone.

To read about all eight lenses that guide the OCP, please see pages 8 and 9 of the Draft 2023 OCP(External link).

The vision sets the foundation for the Official Community Plan (OCP). A clear, shared vision defines and brings meaning to what is important for the future of Port Moody and guides the goals, objectives, and policies of the OCP to inform decision making.

Here is the community vision as proposed in the 2023 Draft OCP:

• In 2050, Port Moody is a carbon neutral, resilient, inclusive, safe, and vibrant waterfront city of complete and connected neighbourhoods.
• Port Moody has unique and complete neighbourhoods with diverse amenities within a 10-minute walk, connected by an active transportation network.
• Port Moody is a friendly, walkable, healthy, and green community that values its natural environment, environmentally sensitive areas, heritage character and assets, parks and recreation areas.
• As the City of the Arts, Port Moody’s commitment to arts and culture brings residents together through social connectedness, mutual understanding and placemaking.

This community vision is based on feedback collected from the public during previous phases of public engagement.

Port Moody’s community vision will be achieved through community goals that cover 11 different themes such as climate change, natural environment, and transportation/mobility.

The goals, in turn, are supported by a wide range of objectives and policies that guide decision making and help shape our community. Please see the full 2023 Draft OCP(External link) document to review all community goals and related policies.

Recently, the provincial government introduced a series of initiatives and legislation aimed primarily at increasing housing supply in communities throughout B.C.

Key pieces of legislation include:

• 2022 Housing Supply Act, Bill 43/2023 Port Moody Housing Target Order;
• 2023 Housing Statutes (Residential Development) Amendment Act, Bill 44; and
• 2023 Housing Statutes (Transit-Oriented Areas) Amendment Act, Bill 47.

The legislation requires municipalities to meet specific targets while working to address local housing needs. It also requires municipalities to update Official Community Plans to incorporate changes related to Small-Scale, Multi-Unit Housing and higher density development in Transit-Oriented Areas.

Port Moody 2050, our process to update the Official Community Plan (OCP), considers how to incorporate these changes into the OCP.

To learn more about these bills and other related provincial legislation, please visit Port Moody’s Provincial Housing Legislation webpage at portmoody.ca/provhousinglegislation(External link).

1. What are housing targets?

Some of the legislative changes passed by the B.C. government affect the City’s previously established land use policies by introducing new regulation that impacts our decisions about how much new housing is needed and where it will be located.

Under the 2022 Housing Supply Act, the Province has the authority to set housing targets in municipalities. In 2023, the B.C. government issued the following five-year Housing Target Order(External link) for the City of Port Moody:

• Port Moody must complete a minimum of 1,694 new dwelling units between October 2023 and October 2028.

Housing targets are a way to track progress toward addressing the total unmet need for new dwelling units. But what is the total need? Port Moody’s Interim Housing Needs Report(External link) provides additional information about how much housing will be needed over the next five years and the next 20 years.

2. What is a Housing Needs Report?

The Province requires that municipalities review and update their Official Community Plans and Zoning Bylaws to ensure that statements, maps, and land use designations permit the number of housing units identified as needed in their unique Housing Needs Report (HNR).(External link)

Required by the Province, HNRs are intended to help communities understand their current and future housing needs. As of 2023, municipalities are required to complete a report every five years, which identifies the amount of housing needed over five- and 20-year timeframes. Interim reports were due January 1, 2025, and the first regular reports are due December 31, 2028.

Port Moody’s 2024 Interim Housing Needs Report identifies the City’s five-year need as 3,063 new dwelling units and its 20-year need as 9,796 new dwelling units.

In addition to accounting for anticipated population growth, HNRs identify additional community needs and gaps, and identify priority groups in need of housing such as households that pay more than 50 per cent of their income for housing and those who are homeless or at risk of homelessness.

3. Addressing housing needs

The B.C. government has directed municipalities to address housing supply and housing needs in part by permitting:

• Small-Scale, Multi-Unit Housing (SSMUH) on eligible single-residential and duplex lots; and
• higher density development in Transit-Oriented Areas (TOAs).

Bill 44 (Small-Scale, Multi-Unit Housing) and the OCP

Enacted by the Province, Bill 44 enables Small-Scale, Multi-Unit Housing (SSMUH) across much of the city by establishing unit maximums for single-residential and duplex lots. In Port Moody, this means that depending on eligibility, individual lots can have between three to six units in various configurations. Required updates to the City’s Zoning Bylaw to allow for SSMUH were completed on June 25, 2024.

Impact of SSMUH on Port Moody’s OCP update

• As part of the 2025 OCP update, a new low density residential land use designation will be created to incorporate SSMUH and ensure consistency between the OCP and the Zoning Bylaw.
• In 2024, the City of Port Moody introduced interim guidelines for SSMUH development. Currently, we’re developing more detailed design guidelines. These guidelines will provide more details about the City’s expectations and parameters for SSMUH developments in the community.
• In general, OCP policies support SSMUH in many of the areas where this type of housing is permitted, though additional policy direction may be required to address area-specific considerations, such as heritage protection.

View full size image(External link)

Bill 47 (Transit-Oriented Areas) and the Official Community Plan

Enacted by the Province, Bill 47 requires municipalities to designate Transit-Oriented Areas (TOAs) near transit hubs to permit housing development that meets specific requirements for building heights and density. The Port Moody bylaw permitting TOAs (one around Moody Centre Station and one around Inlet Centre Station) was adopted on June 25, 2024.

Impact of TOA on Port Moody’s OCP update

• The areas impacted by the Province’s TOA designations originate at the SkyTrain stations and extend outwards in concentric circles with prescribed heights and densities that do not give consideration to topography or other factors.
• For much of Port Moody’s TOAs north of St. Johns Street, existing development and properties where development is permitted to proceed meet the intent of Bill 47. However, for the section south of St. Johns Street, the provincial legislation focuses significant growth (e.g. 8 and 12 storey development potential) in areas with lots that include steep slopes, constrained access or potential hazardous conditions.
• To more effectively consider the development required by the Province in proximity to the transit hubs south of St. Johns Street, a special study area has been identified where further review is required to better understand the impacts and opportunities. See St. Johns Street Special Study Area to learn more.

View full size image(External link)

View full size image(External link)

The Official Community Plan includes a chapter on neighbourhood plan areas. This chapter addresses the approximate location, amount, type, or density for various kinds of development and facilities, and sets out development policies for each of the City’s 15 neighbourhoods(External link).

We’re seeking your input on key proposed updates for five neighbourhood plan areas: Moody Centre Station Transit-Oriented Development (TOD) Area, Moody Centre Neighbourhood (excluding TOD Area), Seaview, Murray Street Boulevard, and Inlet Centre including Coronation Park. These are the areas where proposed updates to the 2014 OCP are the most significant and/or noteworthy.

Note: Moody Centre is divided into two distinct areas – properties within the Moody Centre Station Transit-Oriented Development (TOD) Area and those properties outside. In 2017, Moody Centre Station TOD Area was established as the key focal point for high density, mixed use, transit-oriented development in the Moody Centre neighbourhood. As of 2024, with the designation of provincially mandated Transit-Oriented Areas (TOA, Bill 47), the Moody Centre Station TOD and properties beyond now fall within this broader TOA as well. The TOA identifies minimum densities and the following building heights around transit hubs: up to 20 storeys within 200 metres; up to 12 storeys within 400 metres; and up to 8 storeys within 800 metres. For consistency with OCP neighbourhoods, these two distinct areas are described in the proposed 2025 OCP update as Moody Centre Station TOD Area and Moody Centre Neighbourhood (excluding TOD).

The Moody Centre Station Transit-Oriented Development (TOD) Area currently extends from the Canadian Pacific Railway line to St. Johns Street and from Electronic Avenue to Moody Street, with Moody Centre Station (SkyTrain, bus, West Coast Express) as a focal point.

TOD areas are a walkable, pedestrian-oriented, mixed-use communities with access to shops, services, and basic needs, centred around rapid transit.

2014* OCP vision for this area:

View full size image(External link)

The Moody Centre Station TOD Area is intended to be a complete community focused on transit-oriented development with buildings up to 26 storeys.

*The current vision for the Moody Centre Station TOD Area referenced here was adopted and incorporated into the OCP in 2017.

What we proposed in the 2023 Draft OCP:

View full size image(External link)

The Moody Centre Station TOD Area is envisioned as a complete community focused on transit-oriented development with buildings up to 26 storeys, with consideration of additional height on a case-by-case basis subject to achieving other policy objectives and delivering amenities as outlined in the Moody Centre Transit-Oriented Development Area Guidance Framework for Official Community Plan Amendment and Rezoning Applications.

We proposed expansion of this area to the north (to include part of Murray Street), to the east (to Buller Street), and to the south (to include part of St. Johns Street near Williams Street).

What we are proposing now (2025) and why:

View full size image(External link)

What: We are proposing the same vision as in the 2023 Draft OCP (see above), and expansion of the Moody Centre Station TOD Area to the east (to Buller Street) to include properties within 400 metres of the transit station, with no expansion to the north or south.

Why: We’ve heard from the community that there is an aspirational vision for this area which includes: affordable/rental housing; provision of parks, open space, and watercourse daylighting; construction of a trail network and pedestrian overpass; and the creation of employment-generating space. Tower heights above the current 26-storey maximum would create the opportunity to realize this vision and help support achievement of community objectives and desires for this area. The City’s processes for reviewing OCP amendment and rezoning applications provide opportunities for community involvement as growth and change are contemplated.

Expansion to the north is not included in the proposed 2025 vision as Murray Street is intended for urban industrial uses with no residential component. These industrial zoned properties are exempted under the provincial TOA legislation. Expansion to the south is not included as the City is studying the area south of St. Johns Street to understand the full impact of recent provincial housing legislation.

Impact of provincial housing legislation:
The Moody Centre Station TOD Area, and properties beyond, fall within a provincially designated Transit Oriented Area (TOA, Bill 47). The TOA identifies minimum densities and the following building heights around transit hubs: up to 20 storeys within 200 metres; up to 12 storeys within 400 metres; and up to 8 storeys within 800 metres.

Note: Moody Centre is divided into two distinct areas – properties within the Moody Centre Station Transit-Oriented Development (TOD) Area and those properties outside. In 2017, Moody Centre Station TOD Area was established as the key focal point for high density, mixed use, transit-oriented development in the Moody Centre neighbourhood. As of 2024, with the designation of provincially mandated Transit-Oriented Areas (TOA, Bill 47), the Moody Centre Station TOD and properties beyond now fall within this broader TOA as well. The TOA identifies minimum densities and the following building heights around transit hubs: up to 20 storeys within 200 metres; up to 12 storeys within 400 metres; and up to 8 storeys within 800 metres. For consistency with OCP neighbourhoods, these two distinct areas are described in the proposed 2025 OCP update as Moody Centre Station TOD Area and Moody Centre Neighbourhood (excluding TOD).

The Moody Centre Neighbourhood (excluding Transit-Oriented Development Area) encompasses the south shore of Port Moody from Barnet Highway to Viewmount Drive.

View full size image(External link)

2014 OCP vision for this area:
This neighbourhood will continue to incorporate a variety of land uses and buildings that differ in height, shape, and appearance. Generally, higher densities and mixed uses are located or envisioned on, or north of, St. Johns Street. The southern part of Moody Centre is generally a mix of single-residential, multi-residential (3 to 6 storeys), and institutional uses.

What we proposed in the 2023 Draft OCP:
Moody Centre is envisioned as an area that will continue to evolve and grow into a livable and complete community with: the expansion of multi-residential housing (3 storeys) in select areas beyond the 2014 OCP vision; a cultural node; and the inclusion of a new West Moody Centre Study Area where more detailed planning is required prior to any future land use changes.

The cultural node – encompassing City-owned lands at Kyle Park, Kyle Centre, the Arts Centre, and Queens Street (including Queens Street Plaza) as well as adjacent areas – is intended to be a heritage and arts focused development area. Proposed policies support pedestrian linkages connecting Kyle Centre and the Heritage Commercial District.

What we are proposing now (2025) and why:
What: We are proposing generally the same vision as in the 2023 Draft OCP (see above), but with the removal of the West Moody Centre Study Area. We have identified a new South of St. Johns Street Special Study Area for which we are proposing broad policy objectives that support the creation of a complete community. See South of St. Johns Street Special Study Area article to learn more and review the proposed policy objectives. Importantly, much of the Moody Centre Neighbourhood (excluding Transit-Oriented Development Area) is impacted by recent Provincial TOA legislation, which remains applicable.

Why: The proposed vision and land uses encourage a pedestrian-oriented environment and support the concept of a complete community. The addition of a cultural node aligns with the City’s commitment to arts, culture, and heritage, and will help to enhance the vibrancy of the neighbourhood. The West Moody Centre Study Area is less applicable with the identification of the South of St. Johns Street Special Study Area.

The identification of a new South of St. Johns Street Special Study Area is intended to help further the City’s understanding of the full impact of provincial housing legislation on this part of Moody Centre. After the 2025 OCP update, a South of St. Johns Street Neighbourhood Area Plan will continue to be developed. This Plan will be informed by the 2025 OCP update and will include a separate public engagement component. Once completed, and endorsed by Council, this more detailed Plan will be integrated into a future OCP update.

Impact of provincial housing legislation:
Most of Moody Centre is affected by provincial legislation that enables Small-Scale, Multi-Unit Housing (SSMUH, Bill 44) and identifies minimum densities and building heights within Transit Oriented Areas (TOAs, Bill 47). This legislation permits more height and/or density than has previously been envisioned for this neighbourhood (excluding Moody Centre Transit-Oriented Development Area).

(External link)

Special Study Areas are used in OCPs to identify areas where additional review and input are required prior to finalizing any land use changes. Recent Provincial legislation (Bills 44 and 47) permits more density and creates the potential for more growth in different locations than previously anticipated or planned for in the current 2014 OCP.

Given this, a special study area has been identified for the area south of St. Johns Street. The intention is to better understand the impacts and opportunities associated with the growth required by the Province due to the area’s proximity to the Moody Centre and Inlet Centre transit stations. The Special Study Area is bound by St. Johns Street to the north and Chines Park to the south and extends westward to Clarke Road and eastward to Viewmount Drive.

View full size image(External link)

Work is also underway to develop a South of St. Johns Street Neighbourhood Area Plan – public engagement on this Plan will be conducted separately from engagement on the 2025 OCP update. Once completed, this Plan will be integrated into a future OCP update and will set a detailed vision and planning direction for the area.(External link)

Policy Objectives

For the South of St. Johns Street Special Study Area, we are proposing broad policy objectives for inclusion in the updated (2025) OCP. These are intended to ensure this area reflects the complete community principles the OCP is looking to establish throughout the city in response to growth and change.

Land use and built form

• integrate a mix of uses that support a complete neighbourhood where daily needs are walkable given proximity to transit
• provide an increase in housing supply – with diverse types, tenures, and affordability levels – that responds to Port Moody’s housing needs
• connect people and their homes to transit, including the West Coast Express, SkyTrain and Frequent Transit Network
• create a human-scaled neighbourhood that responds to the natural landscape and topographical features

Parks and open space

• support a well-connected, intuitive, cohesive and expanded open space network that meets the needs of people living in the South of St. Johns Street area
• contribute to achieving City of Port Moody Parkland Strategy targets
• provide a diverse range of park types
• re-imagine streets as key elements of a vibrant and welcoming public realm

Mobility

• support a significant mode shift to sustainable modes of transportation
• prioritize walking, rolling, and transit over other modes of transportation through the design of human-scaled developments that contribute to neighbourhood connectivity
• connect people to transit, water, forest, and community spaces
• evolve streets to be high-quality, pedestrian-oriented public spaces

Environment

• preserve environmentally sensitive areas
• improve resilience to flooding and erosion
• increase biodiversity in the neighbourhood
• expand the daylighted creek network
• maintain and/or increase the tree canopy in the neighbourhood

Civic/cultural/institutional

• maintain, celebrate and enhance existing community assets
• provide a range of community amenities that meet changing needs
• integrate opportunities for artistic expression throughout the South of St Johns Street area

This area extends from College Park Way to Ingersoll Street and from Seaforth Way to Glenayre Drive.

2014 OCP vision for this area:
The vision focuses on retaining existing character and land use (residential with a mix of single detached homes, townhouses, and apartments, generally up to 3 storeys, with some commercial development along Clarke Road), except for Woodland Park (6 to 19 storeys).

What we proposed in the 2023 Draft OCP:
We proposed a vision that includes some higher density, more affordable, diverse housing options in eight select areas where redevelopment is expected to happen gradually (3 to 6 storeys), and some new small-scale, locally serving commercial development.

View full size image(External link)

What we are proposing now (2025) and why:

What: We are proposing the same vision as in the 2023 Draft OCP (see above).

Why: In general, proposed policies for the Seaview neighborhood are informed by earlier phases of public engagement. The proposed update presents a vision for the future that reflects the community’s current values as well as a desire for some targeted evolution.

Impact of provincial housing legislation:
Many of the existing single-residential areas in Seaview are affected by provincial legislation that enables Small-Scale, Multi-Unit housing (SSMUH, Bill 44). In June 2024, the City’s Zoning Bylaw was updated to align with these provincial requirements, reflecting the potential for a variety of low-density housing configurations on individual single-residential lots. The updated (2025) OCP will include a new low density residential land use designation to bring the OCP and Zoning Bylaw into alignment.

This area currently extends from Murray Street to the Canadian Pacific Railway line and from Electronic Avenue to Columbia Street.

2014 OCP vision for this area:

View full size image(External link)

The vision focuses on a mix of land uses such as light industrial, commercial, office, and residential, with buildings up to 6 storeys.

What we proposed in the 2023 Draft OCP: View full size image(External link)

This area is envisioned as having a mix of land uses that support urban industrial uses (up to 3 storeys), mixed-use building forms including residential (up to 6 storeys), and transit-oriented development (mixed-use, including residential, up to 12 storeys).

What we are proposing now (2025) and why:

View full size image(External link)

What: We are proposing a return to a focus on urban industrial uses (up to 3 storeys with the potential for extended ceiling heights) with no residential component (except for recent residential development at 3015 Murray Street).

Why: Industrial land uses provide space for employment opportunities and for key city-serving commercial activities that support other businesses, workers, and residents. Industrial land uses help to diversify the City’s tax base. In 2024, 68% of the City’s tax revenue came from residential properties; 1.6% came from light industry.

As provincial housing requirements call for greater housing density in other areas of Port Moody, this part of Murray Street can be secured for employment use rather than residential.

Impact of provincial housing legislation:
Murray Street falls within a provincially designated Transit Oriented Area (TOA, Bill 47). However, this area is exempt from the Province’s TOA requirements as it is zoned for industrial use.