John Grasty, Licensed Representative in Metro Vancouver, Port Moody based.

In early 2008 multi-family homes in Port Moody became the city's main source of available housing stock. Yes, more than 50% of Port Moody's households are now multi-family.

Extrapolating the fact that we have more couples here in Port Moody, based on single (1) person households in Port Moody of only 19.6% (compared to 28.5% in Metro Vancouver), the supply and demand for one bedroom suites is much lower than that of 2 bedroom.

There are only 5 - 1 bedroom suites for sale at the present time in the Inlet Centre (taking in the area from Klahanie to Newport Village) and only 8 sold in the past three months.

Although we can normally expect many listings to expire by December 31^st, the current supply of 85 active (for sale) 2 bedroom suites substantiates this commentary, as does the demand in the past three months of 57 sold.

In contrast to other cities, and based on the 2006 Census, Port Moody has a significantly younger citizen profile which means amongst other things that retail buying patterns of our citizens will be different.

In the 20 years between 1986 and 2006 the shifting age distribution of 55 plus has grown. While BC as a whole has a 55 plus (age) population of 26.8% and Metro Vancouver is at 24.1%, only 18.1% of Port Moody's population is 55 plus.

Looking at 65 plus, and again BC is high at 14.5%, Metro Vancouver at 12.9% and Port Moody's 65 plus population is at only 7.8%.

This younger demographic are more computer dependent and will communicate and be engaged through the internet and handheld applications such as the Blackberry and iPhone. Being so distinct it will be interesting to see how Port Moody responds.

We are very fortunate to have an unrivalled quality of life in Port Moody that is affordable, modern family-oriented, promotes sustainable and green practices, and caters to a vibrant and active outdoor lifestyle.

We are uniquely situated on the Pacific North-West as Canada's gateway to emerging markets and with a reputation as one of the most liveable regions in the world. This helps to explain the continued net gains from in-migration and why the global spotlight of the 2010 Olympic torch is unlikely to stop the desirability or demand of West Coast living with Port Moody being high on the list.

11 storeys proposed in Port Moody

November 12, 2009 Port Moody has given a preliminary green light to an 11-storey residential development that would add more than 150 units up the Chineside slope on Henry Street.

On Tuesday, council granted first two readings on zoning and official community plan amendments for the multi-family development in Moody Centre. Currently a vacant piece of land, the development would be located west of Moody middle school and east of the Terravista building.

An OCP amendment is needed to allow for the 11-storey height but, according to city staff, the building would consist of "ascending green terraces" up the Chineside slope, creating an actual elevation of six storeys. Allowances are also needed to vary parking requirements for the site because the proposal, which calls for three levels of underground parking, would still be short about 17 parking spots.

And while some members of council are supporting the proposal, neighbours have expressed concerns about traffic and the loss of green space.

"I walk through the trails that pass through the proposed site daily, embracing the beauty of the forest that surrounds the area," wrote Jagoda Kozikowska, a Terravista resident, noting bears, migratory birds and other wildlife use the area frequently.

Ronnie Miranda, who lives in the 2900-block of St. Johns Street, said Henry Street can barely accommodate the existing traffic volume, especially on school days, and traffic on St. Johns is "extremely congested," particularly during rush hours. Miranda also questioned the logic of creating a new, medium-density development when units in nearby developments remain vacant.

But at least one Moody Centre resident is welcoming the proposal.

John Grasty, chair of the Port Moody Western Station Committee, wrote in a letter that he's "delighted" with the proposal because it would help create a compact, walkable community.

"Although the 300-plus residents this development will add are just outside the 400-metre radius of the Evergreen Line station, it is critical for this proposal to move forward," he wrote, saying it would demonstrate PoMo's commitment to a third Evergreen station on the city's west side.

Staff say the building would achieve a "high quality development" for that part of Moody Centre.

The developer is proposing to concentrate building on the lower portion of the site to reduce the environmental impact and has agreed to dedicate 1.2 acres at the property's higher elevation for park land.

The building would meet a LEED silver standard and include bike lockers, a car share program, rooftop community garden and composting facilities.

Coun. Bob Elliott reiterated his stance against approving any new development given council's "zero to minimal growth" policy to be included in the new OCP.

"I'm supporting it because I think it's a good plan," countered Coun. Mike Clay, noting the city needs more consistency in handling its development applications.

In addition to Clay, Councillors Meghan Lahti, the acting mayor, and Gerry Nuttall voted in favour of the first two readings; Mayor Joe Trasolini and councillors Diana Dilworth and Karen Rockwell were absent.

A public hearing on the development is scheduled for Dec. 8 at 7 p.m. at Port Moody city hall.

By Sarah Payne - The Tri-City News

© Copyright Black Press. All rights reserved.

Friday, November 13, 2009 - Evergreen needs one more stop, group says

By the numbers, Port Moody needs a third station for the Evergreen Line.

So says a grassroots group in Moody Centre, which is pushing government officials at various levels for a western stop on the proposed rapid-transit line for the Tri-Cities.

The Port Moody Western Station Committee argues that one in four Port Moody residents could be short-changed if a station isn't located on the city's west side. The committee is an informal group made up of Moody Centre businesses, residents and organizations.

Aside from the stations planned for St. Johns and William streets and at Ioco Road, only one other stop is being considered by government officials for the city: west Port Moody.

Another additional stop near Lincoln Avenue is also a possibility, but has no firm commitment.

"Two additional station locations will be considered, working in consultation with local communities, based on their ability to shape land use and promote increased density and ridership," a project backgrounder states.

But the group says, by its calculations, omitting the Barnet Highway portal would mean the Evergreen Line would bypass more than 8,300 residents, or one in four in the community.

John Grasty, chair of the Port Moody Western Station Committee, said group members extrapolated numbers from Canada Post and census figures to determine populations in the area. The hope is that the figures will persuade Port Moody council to drum up momentum for a west side station.

"We're trying to make a compelling case, which we feel we've made extraordinarily, for the west side of Port Moody," Grasty said.

Once committee members began crunching numbers, he added, they realized that only 7.9 per cent of Port Moody's population is over the age of 65 -- well below Vancouver's average of 12 per cent and the provincial average of 14 per cent.

"We have a very young demographic. We do not have a very big senior demographic compared to Metro Vancouver or the rest of the province," he said. "There's lots of younger people who want to take their bikes on the SkyTrain or walk down the hill."

Committee spokesperson Robert Simons said there are more than 600 signatures on a petition the committee has circulated to press TransLink and government officials for a western station.

"There's a strong community sentiment, for a number of reasons, to have a third station in Port Moody," he said, noting such a station could spawn commercial redevelopment opportunities and leverage the area's heritage.

"It will be that catalyst that will do things for Port Moody not only immediately, but for the next 30 and 40 years to come."

Simons said the committee went to city council Tuesday to encourage local leaders in early lobbying efforts for the third station.

"You've got to be proactive in your activities," he said, adding that waiting "may not serve the purpose.

"We have to continue to push the case, because it will not happen without the community input and support."

Port Moody acting mayor Meghan Lahti said, however, that council's support for a third station is on the record and that won't change.

"We support a third station in the city. Where and how that station is put together is still a question mark."

The city will begin joint planning with TransLink, Lahti said, adding that meetings could be held as early as sometime during the next few months. That's when discussions around a third station could come up.

"There will be a time for us as a city to get involved and make our position better known to those planning bodies," she said, adding that the municipality is still waiting for concrete news on funding from TransLink. "We'll see what happens. At some point someone will have to come up with some money before a shovel hits the ground. We're still waiting for that."

Lahti stressed that, despite current funding challenges, it may be possible to add stations in the future. "The funding for this entire line is still questionable. If they proceed with the funding for the line, we will be pushing for a third station," she said. "They're proceeding as though they have the money already, so maybe they know something we don't know."

Lahti cited the example of the Millennium Line, which added stations like Lake City Way after the original line was launched.

"It was always planned for, but they phased it in," she said. "If they said we could only have two, at this point we would be pushing for some type of phase-in for a third.

"But obviously the optimum situation is they would just put the third in right away."

Simone Blais - © Coquitlam Now 2009

Public consultation meetings on the preliminary design of the Evergreen Line have now wrapped up.

A Port Moody condominium apartment for sale which I was showing to a woman was advertised as a two (2) bedroom. I discovered upon showing that it was in fact a one (1) bedroom and den.

Well it turns out that the developer originally sold these properties as two bedroom units to unsuspecting Buyers (hopefully none of which were represented by a licensed representative here in the REBGV).

A ‘den of thieves' is not where robbers steal, but a "safe house" to which they return after having robbed somewhere else. So where is this "safe house" that allows developers to rip-off the general public?

It's in the Real Estate Development Marketing Act. The administrator of REDMA regulations is the Financial Institutions Commission (FICOM) and it seems to be so far removed from overseeing the regulations that the developers will continue to create a den of misery for future homebuyers.

Another common example of a developer rip-off is the overstating of inhabitable space when selling to the public; again, nothing is done.

When setting appointments of homes for sale for clients to view we're at the mercy of our professional colleagues and must rely heavily on the information provided on the listing to be accurate and complete. Relying on the developer information is like relying on the weather or a weather forecast.

Misrepresenting properties in such a way is unacceptable; our time had been wasted and she (my client) wasn't at all happy; neither was I.

This gives the false appearance of being 'good value' for a two bedroom which will attract buyers and their representatives.

Providing inaccurate data can have serious consequences. For instance, when a Comparative Market Analysis is prepared using two bedroom information, it skews the values being used for other REALTORS and their clients.

Perhaps the definition of a den needs to be clarified, and rules established for what counts as a closet and window.

The following definition for the word "den" from Merriam-Webster Online seems to provide a simple understanding: A comfortable usually secluded room.

Btw, none of the definitions I found for the word "den" presented it in a context for use or substitution as a bedroom.

In May 2007 I reported this to the board and was told: "...our technical area has advised that they will submit your request as an enhancement request to the service provider. Because MLXchange is so widely used, enhancement requests such as this can take a fair bit of time to be adopted; however, we will stress the importance of this enhancement for our market.

It is concerning to hear of REALTORS wrongly classifying properties and we will take measures to note this in our MLX courses. Thank you for bringing this forward."

Maybe it's time for a follow-up.

I had the opportunity to review the plans and conceptual drawings for this proposed development by Harmonix Ventures at Henry Street and Buller Street and fully support the project moving forward.

Perspective looking into entry court along Henry

This is in "Area 3" of Moody Centre as it was identified at the Design Charrette in 2007, and as a participant in that particular group I am delighted to see how the proposal is in keeping with the vision.

Neighbourhood Plan Area policies for Moody Centre include encouraging non-vehicular movement of people in the neighbourhood by creating improved pedestrian connections. This development is true to transit-oriented development principles, creating a more compact, walkable community and reducing reliance on vehicles, and fits the definition of a Complete Community.

The incorporation of Green building technologies and sustainability features also add visual interest and identity to the streetscape, and are exactly what Port Moody citizens have asked Mayor and Council to provide.

Although the 300 plus residents this development will add are just outside the 400 metre radius of the Evergreen Line station, it is critical for this proposal to move forward without any delays to further demonstrate Port Moody's commitment to Evergreen Line stations being located where they are best supported by land uses and densities.

I have written asking Mayor and Council to fully support this project on its own merit without any delays, and as an example of what Port Moody wants to see in the future. Please add your support as well.