A proposal to construct a six-storey commercial building on the south side of St. Johns Street next to the Spacca Napoli restaurant has now become a mixed-use project that includes 52 residential units with commercial and retail spaces on the ground floor.
But challenges remain.
According to a report by Port Moody senior planner, Dejan Teodorovic, concerns about the viability, height and massing of the project’s previous incarnation after it was reviewed by the city’s advisory design panel, land use committee and council’s committee of the whole, caused the proponent to withdraw their application for zoning amendments and begin anew.
The 52 residential units in the revised version that is also designed by Mara + Natha Architecture, include six affordable apartments that would be available at below-market rents.
But, said Teodorovic in his report, that’s still below the 15 per cent required by Port Moody’s inclusionary zoning policy.
Also, said Teodorovic, the new proposal doesn’t address worries about the future of a mature red oak tree — one of the oldest in the city — at the rear of the property, as well as several other trees that would have to be removed to accommodate construction.
“There is not planned tree retention or room for future mature trees that will mitigate the urban heat island effects and canopy coverage challenges in the St. Johns Street corridor.”
The planner also noted the number of units is a lot to cram onto two single-family lots, “which impact the ability of the development to achieve urban design and livability standards.”
Teodorovic suggested the proponent acquire a third property to lessen the building’s density. The property to the east is currently occupied by a single-family home, while a commercial building with the pizzeria, a butcher shop and the Block 8 Academy child care and education centre is to the west.
Port Moody’s land use committee will get its chance to review the revised application on June 2.
MARIO BARTEL 