Frequently asked questions
What is happening at Woodland Park?
There is a proposal to redevelop Woodland Park into a master-planned, complete community over the next 15 - 20 years.
The current proposal includes rental and strata housing options. 457 of the homes will be rental, including 325 non-market, affordable homes managed through BC Housing, and 132 market rental units. The proposal also includes 1,404 up to 1,595 (with density transfer) strata homes, childcare (with up to 93 spaces), neighbourhood retail (i.e. grocery store and cafe), two new parks, and a multi-use trail. 70% of the site will be maintained as open space to preserve the natural beauty of the area.
Why is this happening?
Edgar purchased Woodland Park in December 2018 as an opportunity to redevelop the property, and renew the aging rental stock.
The buildings at Woodland Park are fast approaching the end of their life. The buildings were built in the 1960s and the typical life-span of buildings is 60 years. With a site this large, (at approximately 23 acres), there is an exciting opportunity to redevelop the site in a comprehensive, thoughtful way. In order to provide affordable and rental housing, maintain a significant amount of open and greenspace, provide childcare and parks, Edgar is proposing a master planned community that will be built over the long-term through a number of phases. The project is anticipated to be gradually built over approximately the next 15 years.
What will happen to tenants?
The goal is to avoid displacement and facilitate relocation of tenants into replacement rental housing. Edgar and BC Housing will follow the City of Port Moody’s Tenant Relocation Assistance Policy. All current residents at Woodland Park will have "right of first refusal" to the affordable non-market rental housing and to the market rental housing (at a 20% discount off of starting market rents). If they choose to move off-site, they will recieve financial compensation, in-line with the City's Tenant Relocation Assistance Policy.
Will tenants have to relocate during construction?
The intent is to minimize disruption and avoid tenant displacement. To do so, the construction will be phased over a number of years so that tenants will not be displaced until the new housing is built. The first phase will include the affordable rental housing, of which tenants will have right of first refusal to. To facilitate the relocations, property management has been moving tenants from the buildings where the affordable rental housing is planned to be constructed in the first phase to buildings that would be demolished in later phases.
Who will manage the affordable rental housing?
A non-profit housing operator will be selected by BC Housing and Edgar through a Request for Proposals (RFP) process.
Where in the planning process are you?
An Official Community Plan (OCP) amendment and rezoning application was submitted in December 2019. Subsequently, the team recieved feedback from staff, Council, the Community Planning Advisory Committee, and the public on the proposal which has led to a revised submission, submitted in July 2020.
On March 23, 2021, the Mayor and Council voted to approve First Reading of the policy and bylaw changes. Subsequently, on June 22, 2021, they voted to approve Second Reading and move the project to a Public Hearing, scheduled for July 20, 2021.
After a public hearing, there are still a number of steps before construction could begin including:
- Third Reading of the policy and bylaw changes
- Final approval of the bylaw
- Approval of development permit
- Apply for building permit(s) and other permits required
This is anticipated to occur over the next year, with construction on the first phase anticipated to start late 2022 or early 2023, if the proposal is approved by council. The project is anticipated to be built over approximately the next 15-20 years.
How will you mitigate construction impacts? How long will construction take?
A construction management plan, in accordance with the City's policies will be developed once we are further into the planning process. The construction management plan will look at factors such as construction vehicles, drive routes, noise, and how to mitigate impacts to the surrounding neighbourhood. Due to the site's large size of nearly 24 acres, we anticipate the ability to stage construction equipment and park our staff so that there is minimal impact to traffic and the community.
Edgar is proposing a master planned community that will be built over the long-term through a number of phases. The project is anticipated to be built over approximately the next 15-20 years, with each phase taking 2 - 3 years to construct.
What will the unit mix be?
Townhouses and multi-residential units will be provided. The exact unit mix is still being determined, as we are early in the design process. Units will likely range from studios to 3 bedrooms. Approximately 73% of the units will be ground-oriented townhomes.
How much parking will there be?
We will provide underground parking for the entire site. There will be more than a 1:1 ratio of parking to units. This will include accessible stalls, visitor parking and parking for the amenities and commercial space.
How much will the condominiums be?
As we are early in the process, we are uncertain as to how much the condominiums will be, but prices will be determined by a number of factors including construction costs, the market, etc.
How tall will the buildings be?
The Official Community Plan (OCP) currently permits heights between 3 and 6 storeys. We are seeking an OCP amendment to permit a range of heights from 6 to a maximum of 17 storeys, or up to 9 storeys after the density transfer, in a terraced form in order to limit the impacts of the heights in conjunction with the sloping grades on the east side of the site.
The heights will help make the community benefits such as affordable housing, rental housing, public art, two new parks, a new road connection (Highview Place), and enhancement of the green space financially viable.
What are the community benefits of the proposal?
The proposal includes approximately 457 rental units (325 affordable rental homes, 132 market rental homes), protection and enhancement of 5.2 acres of the environmentally sensitive areas, public realm improvements (including landscaping, sidewalks and bikeways), two new active parks and multi-use trail (3.5 acres), child care, a public art program, and a commercial retail component (to accomodate a café and grocery store).
How will this proposal impact traffic and parking in the neighbourhood?
A comprehensive traffic study has been completed by a transportation engineering firm to ensure that the neighbourhood can support new trips to and from the neighbourhood by all modes (i.e. walking, biking, transit, and motor vehicle). This study looked at the performance of existing roads within the neighbourhood and then estimated how these roads will be impacted by the new trips being generated in the future based on the amount of planned development. Layering on this future traffic scenario helps to highlight areas of concern, and then develop recommendations to make sure the neighbourhood will not be unduly impacted. These recommendations are reviewed by the City of Port Moody and other key stakeholders, who will make the final decision on how to best support the neighbourhood from a transportation perspective.
Examples of these recommendations may include items such as new traffic signals and road design improvements to provide safer and more reliable access into and out of the College Park neighbourhood.
The consultants will also analyze opportunities to improve walking, cycling, and transit connections. Some of the opportunities that we are exploring include:
- Enhanced cycling infrastructure including storage and bicycle maintaince work stations
- Car share co-operative spaces and vehicles (e.g. Modo)
- Electric e-bicycle program and stations
- Drop-off areas for carpooling and ride-hailing services
There is also a new road connection being proposed at Highview Place. This is a response to concerns we heard from council, staff and the community related to existing traffic issues in the area. Cecile Dr and Clarke Rd were identified by the traffic consultants and the City as existing issues, due to grade and visibility challenges with the current traffic. Staff identified that as the Seaview neighbourhood develops, a transportation solution needs to be addressed. Edgar would acquire the land for the road, construct the road, then dedicate the land (5 acres) to the City. In exchange for the land gift, the density that is permitted at Highview Place, would be transferred to the Woodland Park site. We used the existing density permitted as the project cannot financially handle any additional potential requirements that the City might require through additional density (i.e. affordable housing, CAC, public art, corporate policies.) The density transfer results in an additional 192 strata units.
What will happen to the trees?
The proposed plan will retain 35-40% of the existing tree canopy. A key design principle of the project is to maintain as many of the existing trees as possible. With consideration of the removal of trees on site, the proposed plan will adhere to the Port Moody Tree Replacement Bylaw. In addition, the project design aims to focus on replacement trees which have both high value social and environmental qualities. This includes, but it not limited to, large shade trees, habitat trees, climate adaptive trees, and a thoughtful mix of tree and plant species to heighten the ecological capacity of the site.
What is the estimated population at full-build out?
A demographic analysis was undertaken by Rennie Consulting Services. To determine the overall number of residents the development could potentially accommodate, a custom data tabulation from Statistics Canada using the 2016 Census was used to identify average household size of households that moved to Port Moody over the 5 years preceding the 2016 Census counts, based on the structural type of dwelling and tenure proposed by Edgar and BC Housing. The analysis found that at full-build out (in approximately 15-20 years), approximately 3,833 - 4,173 (with density transfer) residents could potentially be accommodated at Woodland Park. As the development is phased over 15 to 20 years, this number would increase incrementally, with each phase taking 2 to 3 years to construct.
What is the total number of housing units proposed?
The total number of units proposed is 1,861 up to 2,053 (with density transfer).
The breakdown is as follows:
- 457 rental units including 325 affordable rental units and 132 market rental units
- 1,404 up to 1,596 market strata units
This includes a mix of units ranging from studios up to 3-bedrooms, and in ground-oriented and apartment housing. Approximately 73% of the units will be family-oriented.
How do you plan to address school capacities?
Engagement with the School Board is undertaken by the City. The City has referred the proposal to the school district to address school capacities, and the School District has noted that with planning, they do not foresee any capacity issues.
In addition, as part of the development process, the City collects a school site acquisition charge as part of the fees paid by the developer to the City, which enables school districts and local governments to work together to plan for new schools, and in administering development charges to fund the purchase of new school sites. All new residential developments pay this fee.
How do you define affordable rental housing? What is the difference between non-market rental and market rental?
We are using the City of Port Moody's definitions for housing as follows:
Affordable Rental Units – may include both Below-Market Rental Units and Non-Market Rental Units.
Below-Market Rental Units – units intended to serve households considered low-income by the Housing Income Limits (HILs) as published by BC Housing on an annual basis. Annual rent increases as permitted under the Residential Tenancy Act.
Non-Market Rental Units – units intended to serve very low-income households through agreements with a non-profit or BC Housing for households earning less than $30,000 and renting at shelter rates or rent geared to income.
Market rental – purpose-built rental units without qualifying income or household characteristics requirements.
How many family-oriented units will there be?
Approximately 73% of the total unit count will be family-oriented (2+ bedrooms).
What is the size of the non-market affordable rental units?
It is still early in the design process to say what the square footage will be. Once a non-profit housing operator is brought on board, the architect, the operator and BC Housing will work together to refine the design of the buildings including determining the unit size. At the moment, the goal is to provide units which range from studios to 3 bedrooms.