St. John's, Port Moody, BC - Mixed Use Residential & Commercial Project - Bite Design Group by Bite Design Group

&2115 BLOCK 2 -Street 5th Floor - 2131 St John's Port Moody, BC V3H 2A4

PRE-APPLICATION MAR 14, 2022 v2.0

CLIENT: 100 DEVELOPMENTS

DESIGN LEAD: BITE DESIGN GROUP

Bite Design Group Lead Design Consultant +1 (289) 224-9766 (Toronto) +1 (604) 440-0127 (Vancouver) info@bitegroup.ca www.bitegroup.ca

PLANNING AND DESIGN CONSULTANT: CITYSTATE CONSULTING SERVICES

The following Pre-Application Document was prepared by Bite Design Group and submitted to the City of Port Moody on March 14th, 2022.

PROJECT TEAM Client/Developer: 100 Developments info@100developments.com www.100developments.com

Lead Design Consultant: Bite Design Group +1 (604) 440-0127 info@bitegroup.ca www.bitegroup.ca Bite Design Group Lead Design Consultant +1 (289) 224-9766 (Toronto) +1 (604) 440-0127 (Vancouver) info@bitegroup.ca www.bitegroup.ca

Gaetan Royer CityState Consulting Services Planning and Design Consultant

Planning and Design Consultant: Citystate Consulting Services +1 (778) 355-5399 gaetan@citystate.ca www.citystate.ca

2414 St Johns Street Port Moody, BC, Canada, V3H 2B1 gaetan@citystate.ca

These drawings are instruments of service and as such may not be used for other projects, for additions to this project or completion of this project by others. Do not scale drawings. info@bitegroup.ca www.bitegroup.ca These drawings are intended for design only.

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2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

CONTENTS 01

PROJECT SUMMARY

1.01

EMPOWERING PORT MOODY

Project Overview

3.01

1.02

Letter of Design Intent

1.03

Project Statistics

PG 06

DESIGN

Port Moody, City of the Arts

4.01

Design Concept

3.02

Port Moody OCP: Summary of Key Trends and Issues

4.02

Design Overview: Building Form Morphology

3.03

Port Moody Arts and Culture

4.03

Design Overview: Architectural Model Views

3.04

Port Moody Local Employment and Office Spaces

4.04

Design Overview: Complete Community Programs

3.05

Port Moody Population - Job Ratio

4.05

St Johns St Approach Renders

3.06

Port Moody Affordable Housing

4.06

Activating St Johns Street Front

PG 40

PG 52

CONTEXT AND SITE ANALYSIS

2.01

Regional Analysis: Reversing Flow and Attitude

3.07

Port Moody Senior Living Accommodations

4.07

Extending St Johns Street Public Realm

2.02

City Analysis: Ideal Location for Sustainable Growth

3.08

Rewriting the Current Senior Living Narrative

4.08

Streetfront Activation and Site Edge Improvement

2.03

City Analysis: Neighbourhood Typology Nexus

3.09

Port Moody OCP: Community Vision and Goals

4.09

Access to Outdoor Space

2.04

City Analysis: A New Cafe + Restaurant Opportunity

3.10

Section Summary: Port Moody City Planning Priorities

4.10

Exciting Public Space in Culture Alley

2.05

City Analysis: Lively Hub for Current and Future Residents

4.11

Prioritizing Community Amenities

2.06

City Analysis: Access to Greenspaces and Bike Network

4.12

Establishing an Arts and Culture Hub

2.07

City Analysis: Well-Connected Site, Regionally and Locally

4.13

Exemplary Heritage Conservation and Experience

2.08

Neighbourhood Analysis: OCP Designations

4.14

Designing for Community Benefit: Job Creation

2.09

Neighbourhood Analysis: Zoning Designations

4.15

Designing for Community Benefit: Senior Living

2.10

Heritage Analysis: Heritage Conservation Plan

4.16

Affordability and Variety of Units

2.11

Heritage Analysis: Exemplary Heritage Preservation

4.17

Innovative Transportation Strategies

2.12

Site Drawings: Context Plan

4.18

Sustainability

2.13

Site Drawings: Neighbourhood-Scale Development Section

4.19

Drawings

2.14

Site Drawings: Diagrammatic Regional Section

4.20

Section Summary

2.15

Site Documentation: Aerial Panorama

2.16

Site Documentation: Aerial Context Photos

2.17

Site Documentation: Site Photos

2.18

Site Documentation: Aerial Site Photo

2.19

Site Analysis: Site Survey

2.20

Site Analysis: Existing Topography

2.21

Section Summary: Site Constraints and Opportunities

PG 12

PAGE 05

info@bitegroup.ca www.bitegroup.ca

PAGE 06

2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION

PAGE 07

SECTION 1.01 - PROJECT OVERVIEW

Project Overview

Port Moody sits on the unceded, occupied, ancestral and traditional lands of the xʷməθkwəy̓əm (Musqueam), ̓ Skwxwú7mesh (Squamish), Stó:lō and Səlílwətaʔ/Selilwitulh (Tsleil-Waututh) Nations, and has been lived on for over 9,000 years. Founded in 1859, Port Moody supported a flourishing logging and wood processing industry. Over the next decades heavy industries such as Pacific Coast Terminal, Petro-Canada, Reichhold Chemicals and light industries along Spring and Murray streets offered an unsightly and unwelcoming look. In the 1990s, the city became a haven for Canadian and Indigenous artists attracted by lower rents and the picturesque scenery of some of its streets. Residents had a unique influence on community, art, and culture. From 2000 to 2010, the City saw the completion of Newport Village and Heritage Woods neighbourhoods, the 1,100 unit award-winning Klahanie and most of the 1,200 unit Suter Brook project. The community also became City of the Arts and built a rejuvenated Rocky Point Park, Recreation Centre expansion, Old Mill Boathouse, Aspenwood Community Centre and many other community assets. The City used revenues from private growth to build great community amenities.

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In the 2010’s the impact of the demographic change of the previous decade attracted breweries and investments in the service sector to serve young families. Development continued but on smaller sites. Master planned neighbourhood developments were still under hesitant consideration. Council now faces housing prices at unattainable levels and data showing that most new residents commute out of Port Moody for work. Young people, seniors, and artists are leaving the city, eroding the community’s vibrant and diverse character. In its 2019 – 2022 Council Strategic Plan, the City strives to rewrite this narrative. To achieve this goal, there is an urgent need for the creation of jobs and housing. Bite and CityState believe in Council’s vision and wish to build a better community through the creation of an innovative, affordable community hub where residents of Port Moody can live, work, and play. Ideally situated at the nexus of Barnet Highway and St. John’s, this landmark project simultaneously welcomes visitors and introduces them to the values of Port Moody. The project includes a range of programs, features and amenities that will benefit the fabric of the community and all residents:

PAGE 08

Historic Martha Johnston Residence is restored and upgraded to give it a second life as a medical clinic; Martha Johnston residence is juxtaposed with 3 existing heritage homes to create a heritage district; New curated sculpture garden surrounds the Martha Johnston residence; Heritage interpretation panel, located in the sculpture garden, celebrates the history of all 4 heritage homes; Multi-use art gallery features frequently rotated and curated public art displays; Recreation and active spaces include a gym, fitness rooms, playground and walking paths; 50% of the seniors units are affordable rental with remainder being strata units for aging in place; Wide variety of strata office units and co-working spaces that cater to the diverse needs of the community;

2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 1.01 - PROJECT OVERVIEW

A large daycare catering to a wide range of ages and a playground;

Impactful community programs: - rotate art work and sculptures - animate seniors’ activity areas - connect seniors and kids through reading - connect office workers through education and mentorship programs

Seniors and daycare amenities and outdoor spaces are adjacent;

Extensive bike, car, and truck share program using building-wide car-pooling app

Seniors and daycare children benefit from reading time and “shared wisdom” programs;

Mix of Class A and B office spaces to ensure inclusivity and affordability;

A variety of activity and lounge spaces, communal greenspaces and public plazas;

Programs to enhance sense of community, agency, and ownership of co-work spaces, shared kitchens and meeting rooms in office building;

The project includes a range of programs, features and amenities that will benefit the fabric of the community and all residents (continued from previous page):

A wide variety of sizes of retail units fronting St John’s, interior courtyards and elevated public plazas; Public realm improvements include increased sidewalk width, street trees and planters, benches and creative seating options, bike racks, feature lighting, gardens, plazas and terraces; Traffic safety is improved with a signalized St Johns – Douglas intersection;

IN A NUTSHELL: Heritage revitalization Enhanced heritage district 700 new jobs; jobs/resident ratio = 3.9

Office management strategy to create more jobs, promote affordability, encourage idea-sharing, and create a cooperative and inspiring professional environment; Generous planted terraces, exterior solar-shading fins, PV panels, high albedo materials and green roofs to reduce heat island effect, reduce building heating and cooling loads, and help with rainwater management.

Two drop-off zones facilitate access for deliveries, seniors, daycare and office workers;

Our proposal will stimulate Port Moody’s economy by providing the community with much needed office, retail, residential, seniors, daycare and recreational space. Our vision is to provide diverse and multi-faceted programs and to build amenities, working and living spaces within an elegant architectural response to the site and within generous garden and public realm improvements.

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Housing for seniors 50% senior units: affordable rental 3,800 sqft daycare Senior/Daycare: Shared Wisdom program Iconic architecture

SECTION 1.02 LETTER OF DESIGN INTENT

Letter of Design Intent

ACCESS The project’s prime location along St John’s near Barnet Highway makes it a highly visible entry point to Port Moody. The iconic form of the office building introduces the city as a place where investment in jobs is welcome. Sidewalk widening, street trees, planters, creative seating options, bike racks, accessibility ramps, feature lighting as well as the creation of new gardens, plazas and terraces, combine to form an exciting, accessible and varied pedestrian experience. When approaching the site, a generous staircase incorporates seating, planting and shading. It snakes up the facade of the building from the west, connecting the greenspace west of our site to the elevated green plaza and terraces above. The 1st, 2nd floor and half the 3rd floor of the project form a multi-use plinth that houses retail, hospitality and co-working spaces, a curated art gallery, two generous lobbies, recreational amenities, seniors activity space and a daycare. The plinth bridges the gap between the two blocks above and connects them to the community beyond. The plinth supports a plaza that is insulated from St John’s street noise and provides a quiet reflection space around the heritage house. With the Martha Johnston house in perfect alignment with three heritage homes to the South, the proposed layout creates a unique Heritage District. The office building is set back from the house, which is instead surrounded by greenspace and a curated sculpture garden.

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Above the plinth, the housing and office blocks contrast yet complement each other: the North face of the residential block is angled away from St John’s and reveals the generous terraces of the office building. This architectural gesture welcomes people to Port Moody, and also creates space for the sculptural public access stair. The east block façade is punctuated by communal terraces and meeting spaces, creating visual interest while enhancing productivity and connection to the outdoors for all office workers and guests. Terraces cascade down the sides of the buildings as they gracefully step down towards the south and centre of the site, respecting the current fabric of the neighbourhood. View corridors will be more generous than the existing tree cover allows. The form of the blocks is inspired by the built and natural context of the site: Port Moody’s forested character, the pitched residential roofs and the mountains beyond. Two drop off zones are provided, one as part of a circular driveway in front of the residential lobby, and the other along Douglas St. The office strata will manage a car/truck share programs and visitor parking in the public portion of the underground parking. EXPERIENCE AT GROUND Breaking away from the norm, the façade’s lower floors are disconnected from the rectangular parkade below. Building faces of the both the residential and office blocks angle in and out to invite the public to inhabit these spaces in its accessible, extensive garden and stair seating. The project is book-ended by the heritage building park-scape on the East and leaves a generous space for a future park on the West side.

PAGE 10

HERITAGE Grouping the Heritage Buildings allows the structures to reinforce each other’s character. Visitors to this heritage district will experience lovingly restored homes of the same historical era. A Heritage Plaque in the elegantly landscaped Martha Johnston Plaza will tell the story of the Moisio, Siddall, Sutherland and Johnston Residences. Curated sculptures among the plaza planters and public spaces will be enhanced by this historic backdrop. PLINTH The public podium acts as a mixed-use community hub of retail and recreation spaces wrapped in a warm woodfacade to invite the public into the building. The scale of the project will allow for a variety of public and commercial programming serviced by two main atrium entrances. MASSING + FORM The mid-rise buildings are split by snaking green terraces which begin at ground level on the stair to the central public terrace. These terraces are generous outdoor spaces for each level of the office building. While the facades are harmonized through their material palette, the two structures clearly announce their functions: the higher floor to ceiling height, and curtain wall glazing of the office building distinguishes it from the more textured face of the lower-rise residential building. Connected at the Podium yet separated by a generous plaza above, the two buildings offer privacy and a clear sense of place for the benefit of users and visitors.

2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 1.03 - PROJECT STATISTICS

Project Statistics

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A""( A""( øĊĀÿþ øû ü ü ü º´´ È ¡y®į ýĉÿýĉÿ ' O(Y # į'A; øĊĀÿþ øû ü º´´ È ¡y®į ® ĉįĘ ®º ¬įøę A""( ýĉÿ ' O(Y # į'A; A""( üø øĊĀÿþ øû Ā 5A 3įùĀ ü ü " O O SY ]O <Y ø øĊÿ÷÷ øÿ Ā " O O SY ]O <Y øĊÿ÷÷ øÿ Ā ' O(Y # į'A; øĊĀÿþ øû ü º´´ È ¡y®į ® ĉįĘ®º ¬įùę ®º ¬įøę ' O(Y # į'A; YAY 5A""( øĊĀÿþ øû ü ü O Ì¡ µÒ¡y®į ® ĉįĘ ® ĉįĘ ®º ¬įùę ûĉú YAY 5 øøĊûûù ûÿ O Ì¡ µÒ¡y®į ûĉúýĉÿ øøĊûûù ûÿ O Ì¡ µÒ¡y®į ® ĉįĘ ûĉú YAY 5 øøĊûûù ûÿ º´´ È ¡y®į ® ĉįĘ ®º ¬įùę ®º ¬įøę YAY 5 ýĉÿ ýĉÿ ' O(Y # į'A; A""( øĊĀÿþ øû ü O Ì¡ µÒ¡y® ü ü º´´ È ¡y®į ® ĉįĘ ®º ¬įøę ' O(Y # į'A; ûÿ A""( øĊĀÿþ øû ü øøĊûûù ýþĊÿù÷ O Ì¡ µÒ¡y®į ûĉú YAY 5 øøĊûûù ûÿ Aá Èy®®į" O ® ĉįĘ ®º ¬įùę 5A 3įù ]<(YįYoL YAY 5į O įĘÌÇĉ Òĉę Aá Èy®®į" O üĉûüĉû 5A 3įù ]<(YįYoL ĕį]<(YSĕį]<(YS O Y(A O Y(A YAY 5į O įĘÌÇĉ Òĉę Aá Èy®®į" O ® ĉįĘ ®º ¬įùę üĉû 5A 3įù ]<(YįYoL ĕį]<(YS O Y(A O Ì¡ µÒ¡y®į ûĉú YAY 5 øøĊûûù ûÿ O Ì¡ µÒ¡y®į ® ĉįĘ ®º ¬įùę ûĉú YAY 5 øøĊûûù YAY 5į O įĘÌÇĉ Òĉę ûÿ 5A 3įù ]<(YįYoL ĕį]<(YS O Y(A YAY 5į O įĘÌÇĉ Òĉę ùûĊ÷úø Aá Èy®®į" O üĉû 5A 3įù ]<(YįYoL ĕį]<(YS O Y(A YAY 5į O įĘÌÇĉ Òĉę S <(AOSį5(h(<# øį į SS( 5 ü ûĊøúù þ ø ø S <(AOSį5(h(<# øį į SS( 5 ü ûĊøúù þ ø S µ¡ºÈÌį5¡á¡µ ø S <(AOSį5(h(<# øį į SS( 5 ûĊøúù þ ø ø Aá Èy®®į" O üĉû 5A 3įù ]<(YįYoL ĕį]<(YS ü O Y(A YAY 5į O įĘÌÇĉ Òĉę Aá Èy®®į" O üĉû 5A 3įù ]<(YįYoL ĕį]<(YS O Y(A YAY 5į O įĘÌÇĉ Òĉę S <(AOSį5(h(<# øį į SS( 5 ü ûĊøúù þ úø øýĊþþÿ úþ ÿ yè yÈ ÿø ÿ ĖSY] (A úø øýĊþþÿ úþ ÿø S <(AOSį5(h(<# øį į SS( 5 ü ûĊøúù þ ø øį ĖSY] (A ø ûĊøøÿ ĖSY] (A úø øýĊþþÿ úþ ÿø ÿø S <(AOSį5(h(<# øįS <(AOSį5(h(<# į SS( 5 ü ûĊøúù þ ø øį į SS( 5 ü ûĊøúù þ ø 5AYį Ah O # úý ù÷ĊĀø÷ ù÷ĊĀø÷ ûû ù øĊĀ÷þ ĖSY] (A úø øýĊþþÿ úþ ÿ 5AYį Ah O # YAY 5 úý ûû ùù ù ÷ øį ĖSY] (A úø øýĊþþÿ úþ ÿ YAY 5øį ÿ O Òy¡® ÿ 5AYį Ah O # YAY 5 úý ûû ù ù øį ĖSY] (A úø øýĊþþÿ úþ ù÷ĊĀø÷ ÿ øį ĖSY] (A úø øýĊþþÿ úþ ÿ ÿ ÿ ®º ¬įø ýþŔ O S( <Y( 5 úį YAY 5 øü øýĊøüø ù÷ĊĀø÷ úĀ ùú 5AYį Ah O # úý ûû ù ù ®º ¬įø ýþŔúý O S( <Y( 5 úį øü øĀŔ øĀŔ øýĊøüø úĀ ùú ùú ùú YAY 5 ù÷ĊĀø÷ ûû ù ù ÷ S Èá¡ ¡µ Ė]Ò¡®¡Òè øøĊüĀý 5AYį Ah O # YAY 5 ù÷ĊĀø÷ ûû ù÷ĊĀø÷ ù ù ÷ ®º ¬įø ýþŔ O S( <Y( 5 úį úý øü øĀŔ øýĊøüø úĀ ùú ùú 5AYį Ah O # YAY 5 úý ûû ù ù ®º ¬įù û÷Ŕ ùį úį ùû ùøĊøúþ ûý úý ®º ¬įø ýþŔ O S( <Y( 5 øüú÷Ŕ øĀŔ øýĊøüø úĀ ùú úý ùú ®º ¬įù û÷Ŕ ùį ùû ú÷Ŕ ùøĊøúþ ûý úý úý O S( <Y( 5 úį ýþŔ øĀŔ øýĊøüø úĀ ùú ø÷ĀĊûþù ®º ¬įø O S( <Y( 5 úįO S( <Y( 5 øü øĀŔ úĀ ùú YAY 5 úý ®º ¬įù û÷Ŕ ùį ùú ùû ú÷Ŕ ùøĊøúþ ûý úý ®º ¬įø ýþŔ øü úį øü üøŔ øýĊøüø øĀŔ øýĊøüø úĀ ùú ùú úû ùú YºÒy® üøŔ øį ĖSY] (A ûø ùûĊüþĀ ùûĊüþĀ üø ûø Ğþ ®º ¬įù û÷Ŕ ùį ùû ú÷Ŕ ùøĊøúþ ûý úý úý YºÒy® üøŔ øį ĖSY] (A ûø üøŔ üø ûø úû Ğþ ùį ùû ú÷Ŕ ùøĊøúþ ûý úý úý ®º ¬įù û÷Ŕ ùį ùû ú÷Ŕ ùøĊøúþ ûý úý úý YºÒy® üøŔ øį ĖSY] (A ûø üøŔ ùûĊüþĀ üø ûø úû Ğþ ®º ¬įù û÷Ŕ ùû ú÷Ŕ ùøĊøúþ ûý úý úý YAY 5ùį ÿ÷ ýøĊÿýþ ùûĊüþĀ øúý øù÷ YºÒy® üøŔ øį ĖSY] (A ûø üøŔ üø ûø úû Ğþ øù÷ YAY 5 ÿ÷ ýøĊÿýþ øúý øù÷ øù÷ ÷ YºÒy® üøŔ øį ĖSY] (Aûø ûø üøŔ ùûĊüþĀ üø ùûĊüþĀ úû ' O(Y # YAY 5 ÿ÷ ýøĊÿýþ øúý øù÷ øù÷ øį ĖSY] (A üøŔ ùûĊüþĀ üø úû YºÒy® üøŔ ûø øį ĖSY] (A ûø üøŔ üø ûø ûø úû Ğþ O Y (5 ýĞþ ÿ÷ ÿĊúûü øĀĞþ YAY 5 ýøĊÿýþ øúý ùû øù÷ øù÷ O Y (5 ý ÿĊúûü ùû øĀ øĀ øĀ L O3(<# (3 įSYAO # O įS];; 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PROJECT STATISTICS - PARKING: In the past few years, no developer has met the full parking requirement for this type of project. While our proposal nearly meets the required parking count, we would like the engage in a dialogue with City staff to arrive at a more reasonable parking count.

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Car-share stalls (MODO) will be provided. Given the size of÷ the øù÷ øù÷ office building, we also propose a Truck Share Program with a øĀ øĀ mid-size vanû being parked in one of the four loading bays and û available to participating office strata owners.

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PAGE 12

2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION

PAGE 13

SECTION 2.01 - REGIONAL ANALYSIS

Reversing Flow and Attitude WEST VANCOUVER

Unlike Port Moody’s current residential developments which focuses on how easy it is to access Vancouver from Port Moody, this project focuses on how easy it is to access Port Moody from Vancouver.

NORTH VANCOUVER

This shift in phrasing represents a massive difference in attitude towards Port Moody. It transitions the attitude towards Port Moody from commuter suburb of Vancouver to acknowledging Port Moody’s independence as a place with its own unique culture, community and fabric. Employees from throughout the region who work in our office often comment on the “light ridership” when traveling at counterflow to the current morning exodus from Port Moody. Office - Residential Relationships: Below are a variety of new office developments near Port Moody. All developments are immediately surrounded by dense residential buildings, which set a precedent for our site. Based on these examples, it is evident that there is a strong market and desire for job creation adjacent to dense residential development.

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VANCOUVER

RICHMOND PAGE 14

2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

1. MARINE LANDING, APPROVED 236 Industrial and Office Units, ranging from 600 - 34,000 Sqft; Within 400m (6 minute walk) of 1000+ Residential Units

2. 220 BREW STREET, COMPLETED 94 Office Units, 4 Co-Working Desks and 2 bookable meeting rooms; Within 200m (3 minute walk) of 1000+ Residential Units

3. DIAGRAM, APPROVED 50,000+ Sqft of Office and Retail space across 15 levels; Within 200m (3 minute walk) of 1000+ Residential Units

4. 2115 - 2131 ST JOHNS ST, PROPOSED 98,787+ Sqft of Office, Retail & Daycare space on 12 levels; Within 200m (3 minute walk) of 1000+ Residential Units; Over 700 jobs created

West Coast Express Mission - Vancouver

COQUITLAM PORT MOODY

30min via Barnett Hwy Vancouver - Port Moody

2 4

BURNABY

30min via Clarke Rd Vancouver - Port Moody

SITE

Millennium Line Coquitlam - Mt Pleasant

5 MIN

SURREY PAGE 15

SECTION 2.02 - CITY ANALYSIS

Ideal Location for Sustainable Growth As the map on the following page illustrates, there are many new developments - both proposed and approved - in this part of Port Moody. In December 2020, Port Moody councilors unanimously voted for the creation of an Economic Development Master Plan that targets a jobs-to-population ratio of 0.42 by 2041.As demonstrated by the table below, the city is missing its jobs target by an order of magnitude.

100 DEVELOPMENTS PROPOSES 700+ JOBS NUMBER OF RESIDENTS

JOBS PROPOSED

RATIO

JOBS PER 1000 RESIDENTS

7,000

210

0.03

COUNCIL TARGET: 0.42 / PERSON

0.42

420

2115-2131 ST JOHNS PROPOSAL

180

702

3.9

3,900

IN-STREAM DEVELOPMENT APPLICATIONS

As the labels denote, almost all the new development is residential, with limited commercial/retail space and almost no new offices. Currently, in-stream development applications in western Moody Centre and Seaview are planned to accommodate 7,000 people yet only create 210 jobs*, a job-to-population ratio of 0.03. This type of development, while profitable, is not sustainable; with no space available for local entrepreneurs and businesses, residents will be forced to leave Port Moody for work, rendering Port Moody a ghost town during the workweek. Our community will lack the life and vibrancy of a complete community. * source: review of Port Moody’s current development application data Developers fear slow absorption for office space in the marketplace. In our financial modeling we found that adding a few isolated offices on the second floor of a project is in fact a near-impossible proposition. A small amount of new office space carries a very high risk of being unmarketable and financially unviable. Our approach was to determine the density of office space that would create the conditions necessary for office space to be marketable and financially viable:

CRITICAL MASS IS CRUCIAL: Similar in scale to the successful Newport Village and Suter Brook office buildings, our proposal provides the economies of scale that make this investment feasible. CO-WORKING FLOORS: This space will attract a pool of gig economy workers who will have a symbiotic relationship with the established businesses on floors above. Co-location will enhance the co-workers to secure contracts and established businesses to outsource work within the same building. SHARED AMENITIES: A larger building provides the flexibility to include shared meeting rooms, kitchens and outdoor spaces. BUSINESS DEVELOPMENT PROGRAMS AND MENTORSHIP: These programs will use the co-work space to provide professional development training to all office workers; small business owners will have access to programs normally offered by much larger employers. OWNERSHIP: Entrepreneurs are looking to build equity rather than make lease payments for a decade and walk away from their space with no equity. RENT TO OWN: We may offer a modest number of rent-to-own units to assist young entrepreneurs . FEEDING RETAIL: Retail owners will also benefit from a built-in daytime clientele to sustain their business.

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2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 2.04 - CITY ANALYSIS

Our site sits at the epicentre of a burgeoning new development hub forming towards the Western end of St Johns, where it meets Barnet Hwy and Clarke Rd.

APPROVED DEVELOPMENTS PROPOSED DEVELOPMENTS

Woodland Park High density mixed-use 2,053 residential units 19,000sqft commercial 11,800sqft childcare 2 new parks

Westport Village High density mixed-use 2-31 Storeys, 67,000sqm

Porte Communities 190 residential units Waterfall Condo 45 units, 79-space daycare

Edgestone by Bold 38 Townhomes

Station by Aragon 12 townhomes, 98 condos 15,134 sqft commercial

Sophia Living 30 Townhomes The Springs 55 affordable units

Station by Aragon 106 residential units 10,000sqft commercial

Moody Centre TOD High density mixed-use 4,135 residential units 2,000+ new jobs (retail, office, commercial) Pooni Associates 210 residential units 9,420sqft commercial

Proposed Queens St Station Moody Centre

SITE

Laidler Developments 569 residential units Anchor by Bold 163 residential units

3min Walk

Marcon Homes 242 residential units 8000sqft retail

Bayview Heights 15 Townhomes

NEIGHBOURHOOD DEVELOPMENT MAP

PAGE 17

Will by Marcon 47 Townhomes

Sutherland by Trillium 12 Townhomes

The George by Marcon 73 Townhomes, 179 Condos

SECTION 2.03 - CITY ANALYSIS

Neighbourhood Typology Nexus Similar to the projects outlined on the previous page, our proposed mixed-use building is ideally situated at the nexus of 4 distinct neighborhood typologies: single family residential to the South, multi-unit residential to the West, general industrial to the North and mixed-use to the East. An office space and future community hub in the middle of these 4 neighbourhoods will thrive.

It will offset the low job count in recently approved residential projects. Local residents will love the short commute times and easy access to a variety of food and drink options. Businesses will love the direct access to manufacturing, shipping and storage spaces as well as the opportunity for expansion that these amenities provide.

SINGLE-FAMILY RESIDENTIAL MULTI-UNIT RESIDENTIAL MIXED USE GENERAL INDUSTRIAL

Proposed Queens St Station Moody Centre

SITE

BLOCK 2

BLOCK 1

NEIGHBOURHOOD TYPOLOGY MAP

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PAGE 18

2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 2.04 - CITY ANALYSIS

A New Cafe + Restaurant Opportunity There are lots of diverse and unique cafe, dining and refreshment options in Port Moody. The majority of these establishments are located along St. Johns which acts as a thriving commercial strip running West to East through the city. Our site is located at the

1. Original’s Cafe Mexicano 2. Rosa’s Cucina Italiana 3. Little Bangkok Thai Restaurant 4. Aroma Indian Restaurant 5. Henry’s French Kitchen and Grill 6. Golphis Steak & Lobster 7. Black Sugar Coffee House 8. Saint St Grill 9. Rehanah’s Roti and Trinidadian 10. A&W

Western ‘gate’ of this strip, making it the perfect location for a new landmark cafe+dining establishment. This new establishment will service the existing residents of the area, as well as the future tenants of the many proposed developments surrounding the site.

11. KAFFI Espresso Bar 12. Taps and Tacos 13. Pizzeria Spacca 14. TangMaRu Korean 15. Aroy Thai Cuisine 16. Sakeya Sushi 17. Sergio’s Pizza 18. Kurumba 19. McDonald’s

alk R in W

20m s

diu

W alk

adiu

alk nW

diu

Proposed Queens St Station Moody Centre

4 5

MAJOR BUS ROUTES

7 6

SITE

NEIGHBOURHOOD CAFE + RESTAURANTS MAP

PAGE 19

8 9 10

12 14 13

15 16 17

SECTION 2.05 - CITY ANALYSIS

Lively Hub for Current and Future Residents The illustration below imagines the liveliness and use of the proposed St Johns streetfront by current and future neighborhood residents. On the left hand side of the image, the proposed 360 degree cafe and restaurant with frontage to both the residential neighborhood and St Johns Street can be seen. The right side of the image features a variety of shops, studios and community amenities such as bike share and maintenance, public art, planters and seating.

360 DEGREE CAFE

PROPOSED REACTIVATED ST JOHNS ST FRONTAGE info@bitegroup.ca www.bitegroup.ca

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2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

MID-STAIR ARTIST STUDIO

PAGE 21

SECTION 2.06 - CITY ANALYSIS

Access to Greenspace and Bike Network Our project is ideally situated to access Port Moody’s extensive network of greenspaces and bike friendly roads, trails and paths. Two blocks north of our site, a bike-friendly road that runs East-West (Clarke Rd) provides access to dedicated bike paths adjacent to Barnet Hwy which feature panoramic

water and mountain views. Additionally, Rocky Point Park which features some of Port Moody’s most beautiful and extensive bike trails and greenspaces - is a mere 10 minute bike ride away. As specified in Port Moody’s Transportation Masterplan, one of the City’s long-term initiatives is the creation of

a dedicated multi-use pathway along St John’s, further connecting Barnet Hwy and our project to Rocky Point Park. Our project is perfectly positioned to become a lively hub for cyclists, motorists and pedestrians enjoying the exciting St John’s corridor. This project will include the construction of the St Johns St multi-use pathway as part of its frontage improvements.

Proposed Queens St Station Moody Centre

ius

5min Bike R adius

2min Bike R ad

SITE

GREENSPACE AND BIKE NETWORK MAP

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2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 2.07 - CITY ANALYSIS

Well-Connected Site, Locally and Regionally Port Moody has a robust and diverse public transportation network. With a plethora of bus routes, bike paths and two (soon-to-be three) SkyTrain stations, the city is poised to become a model for sustainable transportation. By 2040, as per Port Moody’s Local Transportation Masterplan, the city hopes to reduce the reliance on single-occupancy vehicles and time spent in cars.

Our project geographically and ideologically aligns with this vision: in addition to providing bike, car and truck sharing services, a bus stop servicing multiple primary bus lines exists on our site and a SkyTrain station is planned to be built less than a 10min walk from our site.

Proposed Queens St Station Moody Centre

MAJOR BUS ROUTES

SITE

PUBLIC TRANSPORTATION NETWORK MAP

PAGE 23

SECTION 2.08 - NEIGHBOURHOOD ANALYSIS

OCP Designations According to Port Moody’s OCP, our site is designated Multi-Family Residential. Directly West of our site, there is a Mixed-Use - Moody Centre Zone, while to the South is Single Family Low Density. To the North of our site, a residential high-rise mixed-use community is proposed. In keeping with Port Moody’s goal of creating ‘Complete Communities,’ we are proposing a mixed-use development that provides 700 jobs and incorporates retail, hospitality office space, community amenities and residential units. HRA, the designation sought for the site, is encouraged in all OCP areas.

SITE

PORT MOODY OCP DESIGNATIONS

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PAGE 24

2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 2.09 - NEIGHBOURHOOD ANALYSIS

Zoning Designations The project site is currently zoned as RS1 Single Family Residential. We are proposing to retain this zoning within a HRA area while providing a mixed-use building with residential, independent senior living, office, retail, hospitality, community amenities and studio/gallery space. Given the proximity to transit routes, combined with the fact that so many jobs and amenities will be created onsite, a higher density proposal is both appropriate and in keeping with Port Moody’s OCP Overall Vision.

SITE

PORT MOODY ZONING DESIGNATIONS

PAGE 25

SECTION 2.10 - HERITAGE ANALYSIS

Heritage Conservation Plan A Heritage Statement of Significance and Heritage Conservation Plan were commissioned to better understand the history of the Martha Johnston residence and map out how it will be restored and revitalized. The applicant met with the Port Moody Heritage Society and shared the draft Heritage Conservation Plan with Mr. Jim Millar. A letter of support from the Port Moody Heritage Society is expected.

CONSERVATION PLAN – 2131 ST. JOHNS STREET, PORT MOODY 5

CONSERVATION PLAN – 2131 ST. JOHNS STREET, PORT MOODY 7

MARTHA JOHNSTON RESIDENCE

Figure 4a: Second CPR Station, Port Moody, c. 1908. Looking south. Port Moody Heritage Society 1979.025.001.

Figure 6: Current view of front of Martha Johnston Residence with enclosed porch area highlighted.

Conservation Plan Martha Johnston Residence – 2131 St. Johns Street, Port Moody January 2022 Figure 4b: Photo noted above, magnified to show the Martha Johnston Residence. Port Moody Heritage Society 1979.025.001 (in part). 2.1. EVOLUTION OF THE MARTHA JOHNSTON RESIDENCE In order to implement a truly effective Conservation Plan, the evolution of any building must be fully understood. The Martha Johnston Residence is an excellent example of early residential development in Port Moody, but its current form, design and details have changed somewhat since its construction c. 1908. The house has evolved over time to serve the various tenants and owners and address their living conditions. Changes to any building can be character-defining elements in their own MCLEAN HERITAGE PLANNING & CONSULTING JANUARY 2022

Figure 7: Looking North to the rear of the McNeice house at 2201 St George looking down Douglas Street. House on left is the back of the Martha Johnson Residence at 2131 St Johns Street. Printed on back: Post Card. Hand written on back: “our home in Port Moody, B.C. Oct 20-1910.” Port Moody Heritage Society 2015.012.006. MCLEAN HERITAGE PLANNING & CONSULTING JANUARY 2022

KEY EXCERPTS FROM HERITAGE CONSERVATION PLAN COMPLETED BY MCLEAN HERITAGE

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2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 2.10 - HERITAGE ANALYSIS

CONSERVATION PLAN – 2131 ST. JOHNS STREET, PORT MOODY 10

3. STATEMENT OF SIGNIFICANCE MARTHA JOHNSTON RESIDENCE DESCRIPTION OF HISTORIC PLACE The Martha Johnston Residence is a two-storey, wood-frame Foursquare house with a hipped roof and a large wraparound verandah. The house is located on a prominent, terraced lot at the corner of St. Johns and Douglas Streets, within the low-density neighbourhood of Moody Centre, with extensive views of Port Moody and the North Shore mountains.

The Martha Johnston Residence is valued as a good example of a Foursquare design, generally symmetrical in its detailing and massing. In keeping with Port Moody’s mill town origins, the house is built entirely of wood-frame construction. Set on a prominent corner lot, it was one of the larger and more elaborate homes built in Port Moody during the Edwardian era. It was constructed circa 1908 for Martha Johnston, who owned the house until the mid-1920s, by which time she was listed as a ‘housewife’. When the house was built, Port Moody’s prosperous economy was driven by industrial activity. The local growth of the lumber industry had increased job opportunities in the city, leading to a steady influx of residents during the boom years that followed the turn of the twentieth century. It is additionally significant for its location within the residential neighbourhood of Moody Centre, which is associated with the continuing early twentieth-century economic and population growth of Port Moody. Situated just west of the downtown area, it is valued for its association with Port Moody’s early development patterns. Some of the city’s most prominent homes were located on the lots closest to the downtown while more modest houses were built further to the south. Donald Luxton and Associates, c. 2015.

CHARACTER DEFINING ELEMENTS The elements that define the heritage character of the Martha Johnston Residence are its:

•

• • • • • •

Residential form, scale and massing as expressed by its two-storey height, hipped roof and wraparound verandah Main floor set slightly above grade at the front, and at grade at the rear Wood frame construction with wooden drop siding and cornerboards Edwardian era detailing such as projecting side square bay with gabled roof and inset squared shingles, lathe-turned columns, and square balusters and verandah screen Single, double and triple assembly windows Mature deciduous and coniferous trees

CONSERVATION PLAN – 2131 ST. JOHNS STREET, PORT MOODY 17 DESCRIPTION AND CONDITION The Martha Johnston Residence is a 5.1 SITE AND LANDSCAPING two-storey wood frame building

4. CONSERVATION GUIDELINES

The Martha Johnston Residence is a historic resource located west of downtown Port Moody, in the neighbourhood of Moody Centre. Parks Canada’s Standards and Guidelines for the Conservation of Historic Places in Canada is the source used to assess the appropriate level of conservation and intervention. Under the Standards and Guidelines, the work proposed for the Martha Johnston Residence includes aspects of preservation, restoration and rehabilitation. Preservation: the action or process of protecting, maintaining, and/or stabilizing the existing materials, form and integrity of a historic place or of an individual component, while protecting its heritage value. Restoration: the action or process of accurately revealing, recovering or representing the state of a historic place or of an individual component, as it appeared at a particular period in its history, while protecting its heritage value. Rehabilitation: the action or process of making possible a continuing or compatible contemporary use of a historic place or an individual component, through repair, alterations, and/or additions, while protecting its heritage value.

PHOTO DOCUMENTATION

designed as a Foursquare style on the south side of St. Johns Street, at the corner of Douglas Street in Port Moody. The building is set close to both side lot lines: its frontage is on St. Johns Street, with a strong street presence on Douglas Street and along St. Andrews Street due to it being a corner double-fronting lot. The building is highly visible and prominent, a landmark in Moody Centre.

4.1. STANDARDS AND GUIDELINES

HERITAGE VALUE

•

CONSERVATION PLAN – 2131 ST. JOHNS STREET, PORT MOODY 11

5.2 FORM, SCALE AND MASSING

The overall site is in excellent condition, comprising minimal landscape elements, trees at the front, concrete stairs leading to the entry and a fence along the sides and rear. The massing of the Martha Johnston Residence comprises the original twostorey section comprising roughly the Foursquare form and footprint, with a two-storey protrusion on the west side. There have been minor enclosures of what were outdoor (porch) spaces on the west and south sides – the former illustrated on the magnified archival photo. Despite the minor changes to the side and rear, the current form, scale and massing of the Martha Johnston Residence is excellent and well balanced on the two street facings, and anchored by the wrap-around porch. Overall it is in good condition.

Interventions to the historic buildings should be based upon the Standards outlined in the Standards and Guidelines for the Conservation of Historic Places in Canada, which are conservation principles of best practice. The following General Standards should be followed when carrying out any work to a historic property.

Sloping site that drops to the north, with views over Port Moody and Burrard Inlet Corner lot location facing St. Johns, Douglas and St. George Streets

MCLEAN HERITAGE PLANNING & CONSULTING JANUARY 2022

KEY EXCERPTS FROM HERITAGE CONSERVATION PLAN COMPLETED BY MCLEAN HERITAGE

PAGE 27

MCLEAN HERITAGE PLANNING & CONSULTING JANUARY 2022

SECTION 2.11 - HERITAGE ANALYSIS

Exemplary Heritage Preservation In keeping with Port Moody’s Heritage Character Area heritage zone, the Martha Johnson Residence, one of the City’s rare heritage homes, is restored and prominently featured as the centrepiece of the proposed Martha Johnston Plaza. ILLUSTRATION OF RESTORED MARTHA JOHNSTON RESIDENCE FROM ST ANDREWS ST

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PAGE 28

2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 2.12 - SITE DRAWINGS

Context Plan BURRARD INLET

ROCKY POINT PARK BARNET HWY MURRAY ST

ST JOHNS ST

ST ANDREWS ST

SITE ST GEORGE ST

HOPE STREET

PAGE 29

MOODY ST

CLARKE ST

ST JOHNS ST

156m SECTION 2.13 - SITE DRAWINGS

Neighbourhood-Scale Development Sections 101m 156m

101m

Due to 24m Snake Hill rising up to the South-West of our site, a 12-storey building is proportionally appropriate; it aligns with the top of Anchor 4m by Bold, and doesn’t interrupt Port Moody’s skyline due to the hill and other, taller proposed developments to the North. 0m 24m 4m

0m 156m

101m 156m

101m 24m 4m 0m 24m 4m 0m 138m INDUSTRIAL LANDS

ANDREW PELLER LANDS DEVELOPMENT OPPORTUNITY 12 - 31 STOREY

138m 60m 24m

SITE

FOREST

ST. JOHNS ST S

PROPOSED WATERFALL DEVELOPMENT 6-STOREY

0m 60m

NORTH - SOUTH NEIGHBOURHOOD SECTION

24m 0m 138m

138m 60m 24m 0m 60m 24m 0m

APPROVED BOLD DEVELOPMENT 6 STOREY

BARNET HWY AND ALBERT ST

SITE

PORT MOODY DOWNTOWN

MIXED-USE DEVELOPMENT OPPORTUNITY 5-6 STOREY

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WEST - EAST NEIGHBOURHOOD SECTION

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2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 2.14 - SITE DRAWINGS

Diagrammatic Regional Section

Railroads

Clarke St

St John St

St George St

Hope St

SITE

At a regional scale, Port Moody sits in a valley between two mountains. The project has an excellent view towards Burrard Inlet and the mountains beyond. The design capitalizes on the region’s natural beauty by maximizing mountain and water views to the north, which increases livability, wellbeing, productivity and connection to the outdoors.

Burrard Inlet

PAGE 31

SECTION 2.15 - SITE DOCUMENTATION

Aerial Panorama

BARNET HWY

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PROPOSED PELLER DEVELOPMENT

ST JOHNS ST

EDGESTONE BY BOLD

PAGE 32

MOODY CENTRE

INLET CENTRE

2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 2.16 - SITE DOCUMENTATION

Aerial Photos of Context

SOUTHWEST AERIAL LOOKING EAST

SOUTHWEST AERIAL LOOKING NORTH

NORTHEAST AERIAL LOOKING SOUTHWEST

PAGE 33

SECTION 2.17 - SITE DOCUMENTATION

Site Photos

ST JOHNS ST EXISTING PEDESTRIAN CONDITION LOOKING SOUTH

DOUGLAS ST LOOKING SOUTHWEST

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CORNER OF DOUGLAS ST AND ST ANDREWS ST LOOKING NORTHWEST

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ST ANDREWS ST LOOKING NORTHWEST

2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 2.17 - SITE DOCUMENTATION

ST ANDREWS ST LOOKING NORTH

ST ANDREWS ST LOOKING NORTHEAST

PAGE 35

SECTION 2.18 - SITE DOCUMENTATION

Aerial Site Photo

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2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 2.19 - SITE ANALYSIS

Site Survey

MARTHA JOHNSTON RESIDENCE

PAGE 37

SECTION 2.20 - SITE ANALYSIS

Existing Topography There is a 5.8m vertical difference between the Northwest corner of 2115 St John’s St to the Southeast corner of 2131 St John’s St.

DOUGLAS ST

The dramatic topography is used to maximize public realm and retail space. For example, the underground parking is accessed on the mid point of the site to eliminate the need for an exterior parking ramp. The lack of a parking ramp frees up space on the ground floor for retail, hospitality and public greenspaces. The lower grade at the Northwest corner of the site enables us to create generous and desirable lofted retail spaces without increasing building height.

SE CORNER

S. PROPERTY LI

N. PROPERTY LINE ~6m NW CORNER

SECTION ALONG ST JOHNS ST FACING SOUTH

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2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 2.21 - SECTION SUMMARY

SECTION SUMMARY

Site Opportunities and Constraints The analysis of the existing site provides the basis for our design proposal. Below is a summary of site opportunities and constraints:

GATEWAY TO PORT MOODY Located at the entrance to the city, the site has the unique opportunity of welcoming visitors to Port Moody and introducing them to the city’s values, while simultaneously setting a positive precedent for employment growth in the area.

COMMUNITY AND CULTURAL HUB The site provides the opportunity to create a new community and cultural hub for the Gateway neighbourhood. The project is envisioned as a vibrant complete community that incorporates activity, senior and affordable living, restaurants, cafes, greenspaces, retail, office, light industrial as well as art studio and exhibition spaces.

PAGE 39

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2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION

Empowering Port Moody

PAGE 41

SECTION 3.01 - EMPOWERING PORT MOODY

Port Moody, City of the Arts

The land on which Port Moody sits is unceded, occupied, ancestral and traditional lands of the xwmə0kwəyyəm (Musqueam), Skwxwú7mesh (Squamish), Stó:lō, Səliílwətal/ Selilwitulh (Tsleil-Waututh), and Kwikwetlem Nations, and has been lived on for 9,000 years. Modern day Port Moody, however, was founded in 1859. The construction of the Canada Pacific Railway supported a flourishing logging and wood processing industry, which started to peter out after WW2. In the 90s, the city - with its comparatively low rent and picturesque scenery - became a haven for Canadian

and Indigenous artists. Driven by the creative energy of the arts community, in 2004, the City trademarked the slogan “City of Arts,” which continues to be used today. Port Moody now hosts many annual art and film related festivals and events, and boasts an impressive public art programme. The city has become an attractive alternative to Vancouver - it is more affordable, scenic and has a unique emphasis on art and culture. In keeping with Port Moody’s arts-driven history, the city wishes to continue prioritizing affordability, community and culture. ABOVE: CANADA 150 MOSAIC MURAL, PORT MOODY BELOW: ROCKY POINT PARK, PORT MOODY

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2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 3.02 - EMPOWERING PORT MOODY

Port Moody OCP: Summary of Key Trends and Issues

2.1 Environmental Trends 2.1.1 - Climate Change Being a coastal region, the Greater Vancouver Area is particularly vulnerable to the climate crisis, as is evidenced by the recent extreme weather events occurring across British Columbia. Port Moody is striving to reduce greenhouse gas emissions by encouraging the development of complete communities close to public transportation nodes. Green and passive building strategies, renewable energy and efficient infrastructure are also necessary measure to minimize the negative effects of climate change. Recently, Council has been considering how urban sprawl and low density development contributes to carbon emissions from long commutes, single-occupant vehicle use, lack of ridership to support frequent public transit and traffic congestion. Mid-rise buildings are part of the continuum of density between 6-storey form and towers.

2.2 Population Trends 2.2.1 - Population Changes Average number of people per household is decreasing while the number of two and one-person households are rapidly increasing. Growing number of seniors and younger single and couple households reflect broader demographic changes within the region. The trend towards smaller households, combined with ever-rising house prices, has lead to an urgent need for smaller, more affordable homes.

2.2.2 - Aging Population: Spurred by baby boomers entering the 65+ age range, increasing life expectancy and changes in fertility patterns, the number of senior citizens in British Columbia is expected to outnumber children 19 and under. This demographic change is leading to a greater demand for adaptable, accessible and independent senior living units. Features of our proposal specifically geared to seniors: - Sufficient number of units to provide a community; - Amenity space to cater to a variety of interests, from fabric arts to woodworking; - Adjacency of indoor and outdoor spaces for seniors and daycare; this creates an opportunity for senior-child readings and “wisdom-sharing” programs; - We propose that 50% of the seniors’ units be affordable rental.

2.4 Social Trends 2.4.1 - Housing Affordability Housing prices in Metro Vancouver are the least affordable in Canada. Low rental vacancy (under 3%) makes it increasingly difficult to find accommodation. As such, more affordable and rental housing units are urgently needed in the area. We propose that 50% of the seniors’ units be affordable rental. Therefore 15% of the total number of units will be affordable rental as per Council policy.

2.4.2 - Resident Labour Primary goal of OCP is the development of a complete community which means that local job growth must keep pace with population growth. Currently, residential development is drastically outpacing job growth. As such, the City continues to promote mixed-use developments that generate local jobs and integrate residential areas with retail and other forms of commercial space. We propose the first large scale office development since the completion of the Suter Brook office building.

2.3 Economic Trends 2.3.1 - Energy Conservation: Port Moody wishes to reduce the amount of energy consumed by its buildings. Alternate sources of energy in new buildings and developments such as geothermal and PV are encouraged.

PAGE 43

2.5 Transportation Options Transportation is intricately tied to land-use, economic and social trends in Port Moody. As the population rises in the TriCity area and regional commuting patterns continue to pass directly through Port Moody, good road infrastructure and public transportation are necessary to mitigate the effects of congestion. New developments should be situated close to transportation infrastructure to encourage walking and biking.

SECTION 3.03 - EMPOWERING PORT MOODY

WE VALUE AND CELEBRATE ART, CULTURE, AND HERITAGE IN THE CITY OF PORT MOODY. FESTIVALS AND EVENTS FEATURING LOCAL ENTERTAINERS, DYNAMIC ARTIST COLLECTIVES AND A THRIVING ARTISTIC SCENE DEFINE THE CITY AS A CREATIVE COMMUNITY. - City of Port Moody, Arts, Culture and Heritage

A PRAYER FOR THE RETURN OF ABUNDANCE BY MARIANNE NICOLSON

Port Moody Arts and Culture Port Moody clearly values art and culture. The 2019 Arts and Culture Masterplan advocates for diverse and inclusive cultural initiatives, including public art, studio space, art galleries, performing venues and heritage preservation. Our project offers all of the above. We incorporated all of these features in our proposal: - Our office and retail multi-use lobby is a gallery space with both wall space dedicated to 2D art and cascading pedestals to display 3D art. - The elegantly landscaped plaza surrounding the heritage home will be a sculpture garden.

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- A gallery curator’s office will ensure the indoor and oudoor art is curated and rotated 10 times per year. - A heritage interpretation panel is provided in the sculpture garden; it will inform viewers about the history and special features of the Martha Johnston residence and the 3 adjacent heritage homes. - A unique artist studio is located on the third floor; the studio opens to a large stair landing, a whimsical gesture that will animate the street and celebrate the arts. - The City’s Arts and Culture masterplan calls for a developerfunded public art project, which always becomes a single static art object. We propose a much more sophisticated and ever-changing celebration of the arts.

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2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 3.04 - EMPOWERING PORT MOODY

Port Moody Local Employment and Office Spaces

There are currently over 6000 new homes either approved or pending approval within 10 minutes from Port Moody’s core. Other than the three office buildings in Newport Village and Suter Brook, the majority of Port Moody’s current office space is in dilapidated mixed-use low-rise buildings as seen to the left. There is still a dire need for more office space in the city.

110 MOODY STREET, PORT MOODY, BC

220 BREW STREET, PORT MOODY, BC

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SECTION 3.05 - EMPOWERING PORT MOODY

Port Moody Population - Job Ratio 2115-2131 St Johns: 3.9 Office space development is not keeping pace with residential development, which isn’t sustainable growth. It aggravates transportation problems and builds an incomplete community. To level out the rates of growth, we need to create office space for the current and future residents of Port Moody. By 2041, as outlined in the city’s Economic Development Master Plan, Port Moody is targeting a jobs-to-population ratio of 0.42. Currently however, in-stream developments are only achieving a ratio of 0.03. (Urban Systems, 2021)

Projected with in-stream Developments: 0.03

NUMBER OF RESIDENTS

JOBS PROPOSED

RATIO

JOBS PER 1000 RESIDENTS

7,000

210

0.03

COUNCIL TARGET: 0.42 / PERSON

0.42

420

2115-2131 ST JOHNS PROPOSAL

180

702

3.9

3,900

IN-STREAM DEVELOPMENT APPLICATIONS

POPULATION

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JOBS

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Council Target: 0.42

POPULATION

JOBS

POPULATION

JOBS

2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 3.06 - EMPOWERING PORT MOODY

Port Moody Affordable Housing

We propose that of 50% of the seniors’ units be affordable rental. This will be achieved through a housing agreement providing for these units to be made available at 15% below market for a 60 year period. This allows us to meet Council’s target for 15% of the total housing proposed to be affordable rental. All residential strata units will be offered on the basis of Port Moody first for the first 30 days of presale. The seniors’ rental units will be offered on the same Port Moody first basis, but for the life of the project. 3000 HENRY STREET, PROPOSED - 17 RENT-TO-OWN UNITS, 6 SECURED RENTAL UNITS

Affordable daycare is very much part of the affordability continuum. We are discussing with a variety of Daycare service providers how we can help young families in this regard.

THE SPRINGS, IN CONSTRUCTION - 55 SECURED RENTAL UNITS

“Housing affordability continues to be one of the key challenges facing municipalities in Metro Vancouver as housing prices climb throughout the region.” - Chapter 2, 2.4.1, City of Port Moody OCP

ANCHOR BY BOLD, COMPLETED - 16 RENT-TO-OWN UNITS

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SECTION 3.07 - EMPOWERING PORT MOODY

Port Moody Senior Living Accommodations

As illustrated in the graphic below, Port Moody’s population is rapidly increasing, reaching over 50,000 residents by 2041. In order to keep up with the population growth, Port Moody has two urgent needs: jobs and housing. The 12-storey office tower development on Block 1 will help with the former, and thankfully, there are many residential townhome and condo development that will help alleviate housing market stresses in the city. However, one overlooked housing need is seniors living. As shown in the graphic on the next page, almost half of Port Moody’s population is Families (age 45-54), Empty Nesters (age 55-74) and Seniors (age 75+). As these age demographic groups get older and their children move out, residents will be looking to downsize. For some, this may be moving from a detached home to a townhouse or condo, and for others, moving into retirement communities and assisted living homes. Unfortunately, Port Moody doesn’t offer either of the latter living typologies. When combined with Port Moody’s ballooning home prices, residents who have lived in Port Moody for decades are forced to move out of the City to surrounding areas such as White Rock for senior living accommodations, leaving their friends, family, parks and community behind.

Current Port Moody Population: 36,000

Future Port Moody Population: 50,000

Right: Images of current senior living options. In addition to the fact that there are no senior living options in Port Moody, existing senior living options are isolated and uninspiring. MADISON CARE CENTER, COQUITLAM

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LEGION MANOR SENIOR LIVING, COQUITLAM

2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 3.08 - EMPOWERING PORT MOODY

Rewriting the Current Senior Living Narrative

Through this project, we wish to rewrite the current senior living narrative in two ways: Population Age Distribution

ACCESSIBLE AND INCLUSIVE COMMUNITY 1. Port Moody shouldn’t be a place reserved for the young and able-bodied, it should be an accessible and inclusive community that accommodates and values all its members, equally.

CHILDREN 0-12 YEARS TEENAGERS 12-17 YEARS YOUNG ADULTS 18-24 YEARS YOUNG FAMILIES 25-34 YEARS FAMILIES 35-44 YEARS FAMILIES 45-54 YEARS

INTEGRATED LIVING

EMPTY NESTERS 55-64 YEARS

2. Seniors do not want to be isolated (set aside) in a single-purpose retirement building. Today’s seniors want to be socially active and continue to work in their 70s and 80s. They also thrive on frequent contact with youth and children.

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EMPTY NESTERS 65-74 YEARS SENIORS 75+ YEARS

SECTION 3.09 - EMPOWERING PORT MOODY

Port Moody OCP Community Vision and Goals

Port Moody’s OCP outlines Community Vision and Goals, which are closely linked to, and in complete alignment with our Design Principles. Below is a summary of the Overall Community Vision:

Port Moody, City of the Arts, is a unique, safe, vibrant waterfront city of strong neighbourhoods; a complete community that is sustainable and values its natural environment and heritage character as well as: Protecting, remediating and enhancing the community’s environmentally sensitive resources, recreation areas and heritage assets for public use and enjoyment; Encouraging developments that respect the community and are functional, universally accessible, exhibit good urban design and are environmentally sound;

ROCKY POINT PARK, PORT MOODY

Encouraging physical development and cultural activities that enhance the sense of community in the City distinguishing Port Moody from its neighbours; Encouraging and maintaining a strong and diversified economy and tax base; Supporting community involvement and input when determining future directions for the City; Seeking a balance between environmental, economic, social and cultural sustainability in all decision-making.

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2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 3.10 - SECTION SUMMARY

SECTION SUMMARY

Port Moody City Planning Priorities

Based on research in conjunction with Section 2 and 3 of Port Moody’s OCP, Port Moody’s City Planning Priorities become clear. All centered on community-building. Arts, culture, historical preservation as well as affordability and jobs, and range of accommodation are all crucial components of a vibrant and diverse community.

AFFORDABILITY Wide variety of unit sizes, prices and types (i.e. rental, strata, detached, etc.)

JOB CREATION More retail, commercial and office space to create complete community

ACCESSIBILITY, DIVERSITY & INCLUSIVITY More accessible, diverse and inclusive green space, public art, plazas, etc.

PROMOTION OF ARTS AND CULTURE More space dedicated to the preservation, exhibition of arts, culture and community

SUSTAINABILITY Four pillars of sustainability - environment, economic, social and cultural

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2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION

Design

PAGE 53

SECTION 4.01 - DESIGN CONCEPT

City Planning Priorities:

Affordability

Project Components Mixed commercial and residential unit sizes, shared amenities, 50% affordable senior living

Job Creation

150,000 sqft+ of office, commercial, retail, hospitality and studio spaces

Accessibility, Diversity & Inclusivity

Fully accessible landscaping, accessible senior living units, multiple community amenities (community garden, daycare, outdoor amenity space), incorporation of Indigenous art

Promotion of Arts and Culture Sustainability

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Complete Community Concept

Artist studio, variety of indoor & outdoor art exhibition spaces, flexible event spaces, heritage house restoration & sculpture garden Green roofs, on-site water management, photovoltaic, passive building design strategies, Bike/Car/Truck/Parking Share programs & transit passes for residents

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2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 4.01 - DESIGN CONCEPT

Arrange Complete Community Elements

Inspiration from Context

MOUNTAINS

RELATION TO NEIGHBOURHOOD

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Design Concept

SECTION 4.02 - DESIGN OVERVIEW

Building Form Morphology

ST J

ST R

ST A

WS ST R

TR SS

A GL

1. Landscape, Relocate and Re-orient Heritage Home

2. Activate Streetfront and Create Through Access

Site is hardscaped to ensure it is 100% accessible, and Martha Johnston Heritage house is relocated to create a community of heritage properties surrounded by inviting greenery and public garden space.

The plinth (lower 2 levels) is an inviting and pedestrian-friendly entrance to site that houses shops, cafes, restaurants, art gallery and studio spaces, and co-working. Generous feature stair and two through points are provided to carry liveliness of St Johns St through the site to the Heritage Plaza and neighborhood beyond.

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3. Response to Context

4. Cascading Terraces

The massing lowers towards St Andrews to reduce feeling of mass from neighborhood to the south, while still maximizing prime views out towards the mountains and water to the North. The NW corner of the residential is block cut to allow for Nature Reserve setback from creek, while the NW corner is pulled back to create inviting ‘Gateway’ condition

The massing is further cut at diagonals creating memorable cascading terraces and reducing visual footprint from the South. The planted terraces and sharp diagonals relate to the context - both to the pitched roofs of the residential homes to the South and also to the Rockies beyond.

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2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

PAGE 57

SECTION 4.03 - DESIGN OVERVIEW

Architectural Model Views

NE LOW AERIAL VIEW

SW AERIAL VIEW

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SOUTH AERIAL VIEW

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2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 4.03 - DESIGN OVERVIEW

VIEWS OF ST JOHNS APPROACH

VIEWS FROM NEIGHBOURHOOD SIDE

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SECTION 4.04 - DESIGN OVERVIEW

Complete Community Programs

Envisioned as a place where Port Moody can Shop, Play, Learn, Live and Work, the proposal champions the concept of creating a complete community. On the lower 3 levels, there is an exciting array of hospitality, studio and gallery spaces, retail, co-working and office. Above, the building is split into two blocks: residential (senior living, half of which are affordable and strata residential units above) to the West, and strata office to the East. ST J

ST R

ST A

RETAIL

WS ST R

DAYCARE

SENIOR LIVING - 50% AFFORDABLE UNITS

STRATA RESIDENTIAL

R ST AS

AMENITY SPACE

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STRATA OFFICE

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2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 4.05 - ST JOHNS ST APPROACH RENDERS

Inviting and Dynamic St Johns Approaches

ABOVE: APPROACH FROM NORTHEAST ALONG ST JOHNS RIGHT: APPROACH FROM NW ALONG ST JOHNS

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SECTION 4.06 - STREETFRONT ACTIVATION AND SITE EDGE IMPROVEMENT

Activating St Johns Street Front

ILLUSTRATION OF PROPOSED ST JOHNS ST PEDESTRIAN EXPERIENCE

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PAGE 62

2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

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SECTION 4.07 - EXTENDING ST JOHNS STREET PUBLIC REALM

Extending St Johns Street Public Realm

EXISTING USABLE PUBLIC REALM: 1.5M PROPOSED USABLE PUBLIC REALM: 7.5M - 9.5M SITE BOUNDARY

In addition to new public space created atop the plinth and the Martha Johnston Plaza, the public realm along St Johns Street is vastly improved and expanded. Currently, the sidewalk makes up the only usable public realm space along the North boundary of our site. However, we are proposing widening and redesigning the existing public realm by an additional 5.5m - 7.5m

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PAGE 64

2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 4.08 - STREETFRONT ACTIVATION AND SITE EDGE IMPROVEMENT

Maximizing Frontage Across Entire Site

The lower plinth levels of the project are an extension of the public realm: the entire street level is envisioned as an exciting, activated zone. Along St John’s St, the sidewalk is widened and extends onto the site, creating a dynamic elevated promenade along the front of the building. A massive array of seating options, planters - and most importantly - sculptural ramps and stairs welcome pedestrians and motorists to Port Moody. 360

Protected from rain and harsh sun by the building overhang above, cafes and restaurants spill out onto the promenade. Generous double height retail spaces offering a wide variety of products and services promote and support the local economy. A prominent planted feature stair snakes up the front of the building, leading pedestrians past artist studio and showrooms, and up towards Culture Alley. Situated atop the plinth, Culture Alley extends the liveliness of St John’s through the site, connecting it to the residential neighborhood to the south. With generous views towards Burrard Inlet, Culture alley is conceptualized as a boardwalk. Art installations and murals, co-working space, small hospitality offerings and healthy active programming, such as rock climbing line the Alley.

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SECTION 4.08 - STREETFRONT ACTIVATION AND SITE EDGE IMPROVEMENT

Enhancing and Promoting Diverse Art and Culture

PUBLIC ART FRONTING ST JOHNS ST

PROJECT ART ONTO GROUND FROM OVERHANG ABOVE

MULTI-USE FLEX LOBBY/ GALLERY SPACE

Cultural Enhancements: Multiple zones along St John’s become spaces for the display of art, including at the NW ‘Gateway’ corner of the site and also an elevated ‘Art Stage’ which can also be used as a public performance space. A zone for a large art installation is proposed at the top of the feature stair at the Northern End of Culture Alley. The installation is framed by the staircase and the buildings on either side and would be visible from St John’s and also the residential neighborhood to the South.

Martha Johnston Residence 2131 St. Johns Street

Protected Heritage Property

Description of Historic Place The Martha Johnston Residence is a two-storey, wood-frame Foursquare house with a hipped roof and a large wraparound verandah. The house is located on a prominent, terraced lot at the corner of St. Johns and Albert Streets, within the low-density neighbourhood of Moody Centre, with extensive views of Port Moody and the North Shore Mountains.

Heritage Value of Historic Place

PUBLIC ART JUXTAPOSED WITH LANDSCAPING AND PLANTING

RESTORED + RELOCATED MARTHA JOHNSON HERITAGE HOME Character-Defining Elements

Key elements that define the heritage character of the Martha Johnston Residence include:

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PAGE 66

• sloping site that drops to the north, with views over Port Moody and Burrard Inlet • corner lot location facing St. George and Albert Streets • residential form, scale and massing as expressed by its two-storey height, hipped roof and wraparound verandah • wood-frame construction with wooden drop siding and cornerboards • Edwardian era detailing such as projecting side square bay with gabled roof, lathe-turned columns, and square balusters and verandah screen • single, double and triple assembly windows • mature deciduous and coniferous trees

It is additionally significant for its location within the residential neighbourhood of Moody Centre, which is associated with the continuing early twentieth-century economic and population growth of Port Moody. Situated just north of the downtown area, it is valued for its association with Port Moody’s early development patterns. Some of the City’s most prominent homes were located on the lots closest to the downtown, while more modest houses were built further to the south.

2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 4.08 - STREETFRONT ACTIVATION AND SITE EDGE IMPROVEMENT

Envisioning a Safer Community

ELEVATED PROMENADE AND PLANTERS CREATE STREET SEPARATION

4 CAR OFFSITE DROP-OFF

Community Safety: To enhance community safety, a number of measures have been taken. Along St John’s St, the sidewalk is widened and an elevated yet fully accessible promenade extends the public realm turns challenging grades into elegant platforms. The promenade is separated from the street by planters, creating separation between motorists and pedestrians.

2 CAR ON-SITE DROP-OFF

Two new drop-off zones are also created: one to the East of the site along Douglas St and the other at the SW Corner of the site off St Andrews St. The drop-off zone in front of the residential building is in fact a circular driveway allowing vehicles to enter and exit easily without impeding local traffic on St Andrews. This will be particularly useful for dropping off seniors occupying one third of the residential building and dropping off children at the daycare. Sidewalk bulb-out extensions are created along Douglas Street, signifying the entrance to a traffic-calmed residential neighourhood. The bulb-out extends the pedestrian space, slows traffic, increases visibility and reduces crossing distance while also creating more space for landscaping and seating. DEDICATED DROP-OFF ZONES © 2022 BITE DESIGN GROUP. ALL RIGHTS RESERVED.

TRAFFIC-CALMING BULB-OUT

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SECTION 4.08 - STREETFRONT ACTIVATION AND SITE EDGE IMPROVEMENT

Promoting Sustainable Transportation

BIKE PARKING AND BIKE SHARE

COMMUNITY BIKE MAINTENANCE ZONE

A key element of the project is the integration of and relationship to Port Moody’s streetscape; as such, significant thought and investment has been devoted to Site Edge Improvements, which can be categorized into three main groups: Community Safety, Transportation and Cultural Enhancements. All Site Edge Improvements directly align with Port Moody’s OCP and Transportation Masterplan. Transportation: There is a bike share and bike maintenance zone fronting St John’s. The prominence of this area encourages and promotes healthy, sustainable and economical methods of transportation for the benefit of the neighbourhood and cycling commuters.

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2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 4.08 - STREETFRONT ACTIVATION AND SITE EDGE IMPROVEMENT

Championing Inclusivity and Accessibility

The site invites the public in through generous and dynamic landscaping fronting St John’s St. The newlycreated historical plaza at the corner of Douglas and St Andrew’s, and parkette to the West of the site. With generous native planting and local art interspersed throughout, each zone is designed to maximize user comfort and experience. A network of ramps and slopes ingrained in the landscape are prominently delineated. Despite the significant grade change - almost 6 metres vertical height difference from the NW to SE corners - the network of ramps ensures that the entire ground level is 100% accessible and fully inclusive.

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SECTION 4.09 - ACCESS TO OUTDOOR SPACE

Ample Access to Outdoor Space Access to outdoor space is the central theme of the project and driving force behind the architectural concept. Access to outdoor space is crucial for the health and wellbeing of the project’s residents, workers and the community beyond. At the ground level, generous outdoor space is provided along St John’s St and in the Martha Johnston Plaza. Culture Alley sits atop the plinth, creating a unique community-focused elevated public space which carries the liveliness of St John’s through the site. Enabled by the stepped massing, every office level has access to a planted, flexible rooftop amenity space, increasing the value of the office space and also improving worker wellbeing and productivity. Finally, the residential block has ample rooftop amenity space for building residents, including a BBQ area, ample lounge space, a meadow walk and senior amenity space, all featuring panoramic views of the water, mountains and City.

ST JOHNS STREET

L12 ROOF (INACCESSIBLE)

ROOF (INACCESSIBLE) L12

ROOF (INACCESSIBLE)

L12

DOUGLAS STREET

L3 L10

L8 ROOF (INACCESSIBLE)

L8 L4

L8 ROOF (INACCESSIBLE)

PROTECTED HERITAGE HOME, MARTHA JOHNSTON RESIDENCE

ROOF PLAN ST ANDREWS STREET BLOCK 2 - RESIDENTIAL

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CULTURE ALLEY

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BLOCK 1 - OFFICE

2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 4.09 - ACCESS TO OUTDOOR SPACE

Diverse Community-Focused Terraces - Residential Outdoor Space The north terraces are divided by an indoor amenity and flexible event space which opens out to both terraces. The north-east terrace is dedicated to the senior residents for calm outdoor gathering with unparalleled views to the Inlet and mountains. This terrace consists of perimeter seating adjacent to rooftop planters accessed through a planted Meadow Walk, mimicking naturally-occurring local ecology. The residents’ terrace, located at the SW of the rooftop completes the ensemble of rooftop terraces. This terrace upholds the social character of the building by fostering regular gathering, barbecues, community gardening, views to the mountains, and spill-out for events in the Sky Lounge. This space can be reconfigured to accommodate a variety of different events, from private parties, to fundraisers, to art openings , to corporate events and many more.

ST JOHNS STREET

L12

DOUGLAS STREET

ROOF (INACCESSIBLE)

L12

L8 ROOF (INACCESSIBLE)

BLOCK 2 ROOF PLAN ST ANDREWS STREET BLOCK 2 - RESIDENTIAL

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SECTION 4.09 - ACCESS TO OUTDOOR SPACE

Increasing Wellbeing and Productivity - Office Amenity Cascading Terraces Enabled by the stepped massing of the office building, rooftop terrace spaces are provided every two levels above Floor 6. Amenity and kitchen spaces open out onto the rooftop terraces which are arranged to promote views into greenspace and to the mountains beyond. These spaces have some space dedicated to creative seating and outdoor meetings, yet favour flexible mobile seating which can be reconfigured to suit the needs of the users: whether having a company-wide meeting or simply making a private phone call. These spaces generously feature wood and plants for natural coolness, visual appeal and enhanced user wellbeing and productivity. On the uppermost level, separated from the cascading terraces to the West, there is a quiet terrace with panoramic views of Port Moody, Burrard Inlet and the Surrounding Mountains.

BLOCK 1 ROOF PLAN ST JOHNS STREET

ROOF (INACCESSIBLE) L12

DOUGLAS STREET

FLEX ROOFTOP PATIO SPACE L10

PROTECTED HERITAGE HOME, MARTHA JOHNSTON RESIDENCE

ST ANDREWS STREET OFFICE BLOCK CASCADING TERRACES

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BLOCK 1 - OFFICE

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2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 4.09 - ACCESS TO OUTDOOR SPACE

Space for Community-Building - Elevated Culture Alley Outdoor Space Culture Alley is a space dedicated to the community of Port Moody, City of the Arts. This vibrant elevated plaza extends the liveliness of St John’s through the site, connecting it to the residential neighborhood to the south. Featuring sweeping views of the water and mountains, it offers a dedicated space for large scale art exhibition, murals, cafe and co-working spaces. With a wide array of planters/creative seating options and even a rock climbing wall, Culture Alley has something for everyone! Culture alley mediates the programmatic differences between the office and residential blocks, creating a space where the users of both buildings can socialize and mingle, completing the community of 2115-2131 St John’s.

ST JOHNS STREET

DOUGLAS STREET

L3 L4

L3 L4 PROTECTED HERITAGE HOME, MARTHA JOHNSTON RESIDENCE

CULTURE ALLEY ROOF PLAN ST ANDREWS STREET CULTURE ALLEY

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ST JOHNS STREET

DOUGLAS STREET

SECTION 4.10 - DESIGNING FOR COMMUNITY BENEFIT

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2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

ST JOHNS STREET

SECTION 4.11 - DESIGNING FOR COMMUNITY BENEFIT

DOUGLAS STREET

Prioritizing Community Amenities

PROPOSED DAYCARE CONCEPT COLLAGE

Rock Climbing Wall: Rock climbing is a popular outdoor sport in the Metro Vancouver Area, yet the nearest climbing gym to Port Moody is in Coquitlam. This wall and bouldering area would be the first of its kind in the Vancouver area and would attract climbers from across the region. Daycare: In keeping with the concept of complete community, the project includes a 3,500 sf daycare. As the population of Port Moody grows, the need for daycare facilities continues to grow. The daycare, located at the South end of culture alley, faces the quiet residential area. It is separated from the elevated plaza portion by a level. The daycare has a mezzanine level to allow for larger outdoor spaces for the children and to maintain a constant sightline to the exterior playspace. The split levels allow for different age groups to have their own indoor and outdoor space in the daycare. Art Installations: Positioned as the Gateway to the “City of the Arts”, the building has dedicated space for the exhibition and production of the arts. The office’s main lobby doubles as an extensive gallery space for curated exhibits by community artists. The landscaped sculpture park around the Martha Johnston residence will also provide space for a rotation of curated art. Similarly, the aforementioned space on the second-level terrace is a space with the possibility to have larger pieces done by local artists at a sculptural scale.

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ST JOHNS STREET

SECTION 4.12 - DESIGNING FOR COMMUNITY BENEFIT

DOUGLAS STREET

Establishing an Arts and Culture Hub

In addition to being a fully-functional complete community, the project responds directly to Port Moody’s art-centric history by also being a community hub for arts and culture.

Opportunity for hanging/ ceiling art

Exhibition Spaces: The project offers a plethora of indoor and outdoor space for the exhibition and creation of art. The office lobby functions both as a lobby and as a multi-purpose flexible gallery space. Both the indoor and outdoor 2D and 3D art are proposed to be curated and rotated 10 times per year. This will create outstanding opportunities to feature and support local artists. Along St John’s, there are three designated zones for outdoor art to be displayed: the NW ‘Gateway’ site corner, the elevated Art Stage and the northernmost point of Culture Alley. Along Culture Alley, there are also opportunities for the creation of murals and sculptures. In the proposed Martha Johnston Plaza, there are also many opportunities for art-integrated landscaping and planting. Studio Space: A high-ceilinged studio space and showroom for a local artist is proposed. The space is prominently featured at the Centre of the public stair, freeing up space below for retail without losing visibility to and from St. John’s Street. This unique and whimsical space will accommodate an artistin-residence who will be encouraged to let the art spill out of the studio. A proposal that will be discussed with the city’s cultural services department is the allocation of an apartment in the residential block, that would provide direct access to this prominent art studio without having to leave the building.

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Opportunity for wall-mounted art

Opportunity large-scale sculpture or smaller, removable displays OPPORTUNITIES FOR ART IN FLEX B1 LOBBY/GALLERY - VIEW OF OFFICE LOBBY LOOKING SOUTH

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2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

ST JOHNS STREET

DOUGLAS STREET

SECTION 4.13 - DESIGNING FOR COMMUNITY BENEFIT

The Martha Johnston residence will be restored and grouped with the other historical houses to the south of the site, creating a community of heritage homes. This grouping creates a unique Historical District and reinforces the area’s Heritage Character. Encircling the house, The Martha Johnston Plaza is proposed. The landscaped plaza features planting, seating, educational plaques and space for the exhibition of outdoor art. The Martha Johnston residence will be renovated into a medical centre, thus future-proofing it and ensuring its continued use and enjoyment for years to come. VIEW OF MARTHA JOHNSTON PLAZA FROM ST ANDREWS ST LOOKING NORTH

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ST JOHNS STREET

SECTION 4.14 - DESIGNING FOR COMMUNITY BENEFIT

DOUGLAS STREET

Job Creation

“Provide a range of office, retail, high technology, tourism, home-based business and other commercial opportunities which meet existing and future market and service needs of the community and contribute towards the achievement of a more complete community. … Expand the City’s economic base through encouraging a range of high technology, environmentally sensitive, and employment intensive businesses” - Chapter 3, 3.2.8, City of Port Moody OCP

The project provides the city of Port Moody with over 150,000 sqft of office, commercial, retail, hospitality and studio spaces, creating over 700 jobs! Additionally, there are opportunities to create tourism destinations such as the gallery, outdoor exhibition, and community amenities such as the rock climbing wall and public plaza. The area allotted to job creation is crucial to the success of the proposal, and is essential in order to achieve our shared vision of a complete community. VIEW OF PROPOSED 9TH FLOOR OFFICE INTERIOR LOOKING NORTH

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2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

ST JOHNS STREET

SECTION 4.15 - DESIGNING FOR COMMUNITY BENEFIT

DOUGLAS STREET

Seniors Living

“Increasing demand for housing types that seniors seek and require as [...] they live longer, healthier and more independent lives.” - Chapter 2, 2.2.2, City of Port Moody OCP The project gives long-time Port Moody residents the opportunity to remain and continue contributing to the vibrant community which they have helped create. The project provides the city of Port Moody with 36 units of much-needed independent senior living space. Occupying the lower 3 levels of the residential block, all senior living units are adaptable. Five of the seniors units are fully accessible. Seniors also have access to a 1,720 sf amenity space and an adjacent outdoor amenity on the third level.

INDOOR SENIOR AMENITY SPACE

AMENITY SENIOR ROOFTOP TERRACE

In addition to the residential units, there are also a range of private senior amenities meant to foster a sense of community and wellbeing: an indoor flexible amenity space and two outdoor terraces - one on the 12th level rooftop with a prime outlook to the inlet and mountains beyond, and the other south facing and secluded on the lower level. On the rooftop, there is a community garden and an accessible ‘meadow walk,’ meant to replicate the feeling of being in nature from the security of their own building. Residents also have easy access to the ground level retail, hospitality and gallery spaces, as well as to the adjacent parkette to the West of the building, and to St. John’s St and the commercial district to the East.

COMMUNITY GARDENING

ACCESSIBLE ROOFTOP NATURE ‘MEADOW WALK

PAGE 79

COMMUNAL OUTDOOR DINING

ST JOHNS STREET

SECTION 4.16 - DESIGNING FOR COMMUNITY BENEFIT

DOUGLAS STREET

Affordability and Variety of Units

Both the residential block and the office building were designed to maximize the affordability and variety of unit sizes, ensuring that the units are inclusive and accessible to all budgets. In the residential block, the units are efficiently designed to maximize living space while minimizing floor area to remain affordable. Each unit, regardless of size, has a generous balcony with unparalleled landscape views. Similarly, a variety of sizes of offices is provided. Amenity spaces are sprinkled throughout the project, such as shared kitchenettes, lounge spaces, meeting rooms, and terraces. Rooftop amenities such event and recreation spaces, barbeque area, community garden, meadow walk and indoor/outdoor senior amenity space take advantage of the green roof. The generous amount of shared amenity space allows units to be slightly smaller, especially in the office block where companies would typically have to allocate some of their area to meeting rooms and coffee rooms.

2.8M

4.5M

info@bitegroup.ca www.bitegroup.ca

1.8M

1.8M MINIMUM BALCONY SIZE, CITY OF PORT MOODY: 5.0 SQM/UNIT

AVERAGE BALCONY SIZE, 2115 - 2131 ST JOHNS ST: 8.1 SQM/UNIT

PROPOSED RESIDENTIAL BALCONY CONCEPT COLLAGE

PAGE 80

2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 4.17 - DESIGNING FOR COMMUNITY BENEFIT

Innovative Transportation Strategies

The building is on a well-served site on St. John’s street with easy cyclist and pedestrian access from Port Moody’s existing and proposed Skytrain stations. The project leverages this proximity to focus on a range of alternatives to car access to and from the site. Port Moody’s Transportation Masterplan shows a proposed multi-use pathway along St John’s, connecting Barnet Highway to Moody Centre. We propose to build this stretch of the pathway. The project has ample bike parking, bike share and bike maintenance space incorporated into the St John’s street edge, as well as in the parking garage for residents and workers.

SITE

To promote the use of public transportation, residents and office workers of 2115-2131 St John’s will be provided a twoyear Transit Pass. In keeping with Port Moody’s Transportation Masterplan and to further reduce reliance on car use, car-share stalls and a proprietary Truck Share Program are proposed as part of the project.

PAGE 81

SECTION 4.18 - DESIGNING FOR COMMUNITY BENEFIT

Sustainability

In alignment with Port Moody’s Key Trends, the project was designed with environmental principles at its core. All apartments are oriented to maximize natural light gain, therefore reducing lighting energy. The south face of the residential block is clad with innovative building integrated photovoltaic facade paneling (BIPV) to offset energy use. This drastically increases the surface area of PV energy production, freeing up roof space for both extensive and intensive green roofs. The green roofs and on-site planters minimize heat island effect, improve air purification and mitigate stormwater runoff. Architectural passive design strategies are employed throughout the project. Vertical solar-shading fins on the office building minimize unwanted solar gain without obstructing views out and natural light. Similarly, balconies in the residential block are punched rather than cantilevered. Becoming a unique design element, they passively cool the building by minimize solar gain without obstructing views out.

ROOFTOP PV AND GREENROOFS

PLANTED CASCADING GREEN ROOFS

BUILDING INTEGRATED PHOTOVOLTAICS

info@bitegroup.ca www.bitegroup.ca

PAGE 82

RESIDENTIAL PUNCHED BALCONIES AND SCREENS

VERTICAL SOLAR SHADING FINS

2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 4.19 - DRAWINGS

Ground Floor Plan Bite Design Group Lead Design Consultant +1 (289) 224-9766 (Toronto) +1 (604) 440-0127 (Vancouver) info@bitegroup.ca www.bitegroup.ca

ST JOHNS STREET

100600mm 330'-1" 7160mm 23'-6"

1400mm 4'-7"

90510mm 296'-11"

9730mm 31'-11"

8420mm 27'-7"

7920mm 26'-0"

7600mm 24'-11"

7860mm 25'-10"

8040mm 26'-4"

1520mm 5'-0" 1520mm 5'-0"

9950mm 32'-8"

6200mm 20'-4"

11400mm 37'-5"

8000mm 26'-3"

13990mm 45'-11" Gaetan Royer CityState Consulting Services Planning and Design Consultant 2414 St Johns Street Port Moody, BC, Canada, V3H 2B1 gaetan@citystate.ca

+0.2M

+0.4M

+0.78M

+1.88M

SITE BOUNDARY

SITE BOUNDARY UP

+1.3M

BLOCK 2 Retail Unit 2 Total: 1270 Sqft Level 1/2: 870 Sqft

Concierge/ Security Desk

BLOCK 2 Retail Unit 3 Total: 1140 Sqft Level 1/2: 830 Sqft

BLOCK 2 Retail Unit 4 Total: 1660 Sqft Level 1/2: 1290 Sqft

BLOCK 2 Retail Unit 5 Total: 1925 Sqft Level 1/2: 1585 Sqft

+3.13M

Multi-Use Lobby/ Gallery Space 1370 Sqft

BLOCK 1 Restaurant Retail Unit 3 1800 Sqft

Women's WC

UP +3.13M

+3.13M

UP Opportunity for Sculpture Art

+4.13M

+1.96M

GARBAGE / STORAGE ROOM 355 sqft

UTILITY 258 sqft

+1.3M

UP Mail Nook

South Vestibule A

+4.13M North Vestibule B

Parcel Room

BLOCK 1 Retail Unit 4 Total: 2355 Sqft Level 1/2: 1185 Sqft

BUILDING SETBACK (1.5m)

Truck Share Loading Bay

Loading Bay

SITE BOUNDARY

BUILDING SETBACK (1.4m)

Men's WC

These drawings are intended for design only.

+4.13M

8.3% slope

+4.43M

8.3% slope

+4.98M

+4.43M

2 CAR ON-SITE DROP-OFF

8.3% slope

Garage Door Access to Underground Parking Levels

Ground Level Visitor Parking

5% slope

+0.69M

+1.96M

Loading Bay

Garbage and Storage Room 417 Sqft

+5.18M

15% Slope

Truck Share Loading Bay

+1.96M

13640mm 44'-9"

BLOCK 2 Retail Unit 1 Total: 1500 Sqft Level 1/2: 1095 Sqft

Lobby

+3.13M

Coworking Lobby 160 Sqft

HERITAGE HOME Martha Johnston Residence Level 1

BLOCK 1 Retail Unit 5 Total: 1950 Sqft Level 1/2: 950 Sqft

1022 Sqft

+5.18M

BUILDING SETBACK (1.8m) +5.38M

SITE BOUNDARY +4.98M

+5.18M

+5.88M

+5.38M

ST ANDREWS STREET

1840mm 6'-0"

+1.3M

Do not scale drawings.

+1.3M

8.3% slope

+1.3M

BLOCK 1 Retail Unit 2 600 Sqft

BLOCK 1 Retail Unit 1 950 Sqft

18800mm 61'-8"

40230mm 132'-0"

DOUGLAS STREET

+1.3M

Seating

North Vestibule B

Gallery Curator's Office 180 Sqft

5320mm 17'-6"

North Vestibule A

+3.48M

8.3% slope

FEATURE STAIR ABOVE

8.3% slope

ABOVE

These drawings are instruments of service and as such may not be used for other projects, for additions to this project or completion of this project by others.

+3.13M

+3.78M

MASSING

+3.13M

8.3% slope

BUILDING

+1.3M

8.3% slope

+1.3M

Opportunity for Wall Art

PUBLIC ART EXHIBITION AREA

8.3% Slope

4 CAR OFF-SITE DROP-OFF

CULTURAL SITE EDGE IMPROVEMENT (ART DISPLAY) +1.3M

Opportunity for Wall Art

8.3% slope

SITE EDGE IMPROVEMENT BIKE REPAIR AND PARKING

SITE BOUNDARY

SITE ZERO +0.0M (21.09)

North

phase:

Pre-Applicatio

client: 1400mm 4'-7"

7020mm 23'-0"

17670mm 58'-0"

7550mm 24'-9"

25490mm 83'-7"

6050mm 19'-10"

6000mm 19'-8"

7420mm 24'-4"

21990mm 72'-2"

100 Development info@100developments.com project:

2115 - 2131 St John Port Moody, B

PAGE 83

drawn by: drawing: revision:

GROUND FLOOR SITE PLAN + PARKING P1W 1:200

date: scale:

sheet:

Bite Design Grou Plinth Floor Plan n/ 2022-031:20

SECTION 4.19 - DRAWINGS

Block 2 Level 2 Plan Bite Design Group Lead Design Consultant +1 (289) 224-9766 (Toronto) +1 (604) 440-0127 (Vancouver) info@bitegroup.ca www.bitegroup.ca 100600mm 330'-1" 8570mm 28'-1" 9730mm 31'-11"

90510mm 296'-11" 8420mm 27'-7"

7920mm 26'-0"

7600mm 24'-11"

7860mm 25'-10"

8040mm 26'-4"

1520mm 5'-0" 1520mm 5'-0"

9950mm 32'-8"

6200mm 20'-4"

11400mm 37'-5"

8000mm 26'-3"

13990mm 45'-11" Gaetan Royer CityState Consulting Services Planning and Design Consultant 2414 St Johns Street Port Moody, BC, Canada, V3H 2B1 gaetan@citystate.ca

These drawings are instruments of service and as such may not be used for other projects, for additions to this project or completion of this project by others.

FEATURE STAIR ABOVE BUILDING

+1.3M

MASSING

ABOVE

Do not scale drawings.

BLOCK 2 Retail Unit 3 Total: 1140 Sqft Level 2/2: 300 Sqft

BLOCK 2 Retail Unit 2 Total: 1270 Sqft Level 2/2: 400 Sqft

BLOCK 2 Retail Unit 4 Total: 1660 Sqft Level 2/2: 370 Sqft

These drawings are intended for design only. BLOCK 2 Retail Unit 5 1670 Sqft Level 2/2: 340 Sqft

BLOCK 2 Retail Unit 1 Total: 1500 Sqft Level 2/2: 406 Sqft

18800mm 61'-8"

S2 1 BED APARTMENT 750 Sqft

S3 1 BED APARTMENT 642 Sqft

BALCONY 70 Sqft

BALCONY 95 Sqft

5320mm 17'-6"

S1 1 BED ACCESSIBLE APARTMENT 736 Sqft

S4 STUDIO APARTMENT 480 Sqft

40230mm 132'-0"

BALCONY 40 Sqft

BALCONY 50 Sqft

OUTDOOR TERRACE BALCONY 40 Sqft

S5 STUDIO APARTMENT 500 Sqft

DAYCARE Total: 3800 sqft Level 1/2: 2800

S6 STUDIO APARTMENT 460 Sqft PEBBLE PIT

13640mm 44'-9"

BALCONY 45 Sqft

HERITAGE HOME Martha Johnston Residence Level 2 S7 1 BED APARTMENT 607 Sqft

965 Sqft

S8 1 BED APARTMENT 565 Sqft

PLAYGROUND UP

BALCONY 60 Sqft

15% Slope

BALCONY 80 Sqft

+5.88M

North

phase:

Pre-Application

client: 1400mm 4'-7"

7020mm 23'-0"

17670mm 58'-0"

7550mm 24'-9"

25490mm 83'-7"

6050mm 19'-10"

6000mm 19'-8"

7420mm 24'-4"

21990mm 72'-2"

100 Developments info@100developments.com project:

2115 - 2131 St John's Port Moody, BC

info@bitegroup.ca www.bitegroup.ca

PAGE 84

drawn by:

revision:

BLOCK 2 LEVEL 2 PLAN 1:200

Bite Design Group

2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH,drawing: 2022 Plinth Floor Plans date: scale:

sheet:

n/a 2022-03-11 1:200

SECTION 4.19 - DRAWINGS

Block 1 Level 2 + Block 2 Level 3 Plan

Bite Design Group Lead Design Consulta

+1 (289) 224-9766 (To +1 (604) 440-0127 (V info@bitegroup.ca www.bitegroup.ca 100600mm 330'-1" 9730mm 31'-11"

89350mm 293'-2"

9730mm 31'-11"

31780mm 104'-3"

1520mm 5'-0"

17640mm 57'-10"

19480mm 63'-11"

8000mm 26'-3"

13990mm 45'-11"

Gaetan Royer CityState Consulting S Planning and Design

2414 St Johns Street Port Moody, BC, Cana gaetan@citystate.ca

Balcony 100 Sqft

These drawings a of service and as be used for other additions to this p completion of this others.

Balcony 100 Sqft

Do not scale draw

These drawings a design only.

S1 1 BED APARTMENT 507 Sqft

S2 STUDIO APARTMENT 470 Sqft

S3 1 BED APARTMENT 560 Sqft

S4 1 BED APARTMENT 560 Sqft

STUDIO SPACE WITH LANDING FRONTAGE 850 Sqft

SENIOR AMENITY SPACE 1720 Sqft

Gym Location Option 1 (Option 2 on 12th level)

Balcony 100 Sqft

Unit 6 1990 Sqft

Women's WC

18800mm 61'-8"

COWORKING SPACE 1880 Sqft

BALCONY 95 Sqft

SENIOR OUTDOOR AMENITY 258 sqft

40230mm 132'-0"

UP BLOCK 1 Unit 4 Total: 2355 Sqft Level 2/2: 1170 Sqft

S8 STUDIO APARTMENT 494 Sqft

S7 1 BED APARTMENT 642 Sqft

BALCONY 70 Sqft

Men's WC

DAYCARE OUTDOOR SPACE

BALCONY 40 Sqft

BALCONY 50 Sqft

Open to below for loading

S12 1 BED APARTMENT 565 Sqft

S11 1 BED APARTMENT 607 Sqft

OPEN TO BELOW BALCONY 60 Sqft

BLOCK 1 Unit 5 Total: 1950 Sqft Level 2/2: 1000 Sqft

DAYCARE Total: 3800 sqft Level 1/2: 1000

S10 STUDIO APARTMENT 460 Sqft

S9 STUDIO APARTMENT 500 Sqft

DN DN

BALCONY 40 Sqft BALCONY 45 Sqft

7320mm 24'-0"

OPEN TO BELOW

S6 1 BED APARTMENT 750 Sqft

Open to below for loading

11640mm 38'-2"

S5 1 BED ACCESSIBLE APARTMENT 736 Sqft

Open to below for loading

BALCONY 80 Sqft

North

phase:

Pre

client: 1400mm 4'-7"

23370mm 76'-8"

18970mm 62'-3"

5580mm 18'-4"

9810mm 32'-2"

6050mm 19'-10"

6000mm 19'-8"

7420mm 24'-4"

21990mm 72'-2"

100 De info@100deve project:

2115 - 2 Po

PAGE 85

drawn by: drawing: revision:

BLOCK 1 LEVEL 2 & BLOCK 2 LEVEL 3 PLAN 1:200

date: scale:

sheet:

Bite D Plint

SECTION 4.19 - DRAWINGS

Block 1 Level 3 + Block 2 Level 4 Plan Bite Design Group Lead Design Consultant +1 (289) 224-9766 (Toronto) +1 (604) 440-0127 (Vancouver) info@bitegroup.ca www.bitegroup.ca

Gaetan Royer CityState Consulting Services Planning and Design Consultant

100600mm 330'-1" 49540mm 162'-6" 9730mm 31'-11"

9140mm 30'-0"

41910mm 137'-6"

2414 St Johns Street Port Moody, BC, Canada, V3H 2B1 gaetan@citystate.ca

39810mm 130'-7"

BALCONY 53 Sqft BALCONY 85 Sqft

BALCONY 100 Sqft

These drawings are instruments of service and as such may not be used for other projects, for additions to this project or completion of this project by others.

PUBLIC ART EXHIBITION AREA BALCONY 100 Sqft

Do not scale drawings.

BALCONY 70 Sqft

S3 1 BED APARTMENT 550 Sqft

S4 1 BED APARTMENT 542 Sqft

ROCK CLIMBING OFFICE AND STORAGE 200 SQFT

S5 1 BED APARTMENT 645 Sqft

COWORKING SPACE 2355 Sqft

ROCK CLIMBING AREA

BALCONY 88 Sqft

U1 OFFICE 2454 Sqft

ACCESS TO PLINTH TOP TERRACE

S6 1 BED ACCESSIBLE APARTMENT 928 Sqft

S7 STUDIO APARTMENT 467 Sqft

S8 1 BED APARTMENT 640 Sqft

S10 1 BED APARTMENT 642 Sqft

BALCONY 70 Sqft

Women's WC

U4 OFFICE 580 Sqft

UP U2 OFFICE 1250 Sqft

BALCONY 95 Sqft

BALCONY 55 Sqft

Men's WC

S9 1 BED ACCESSIBLE APARTMENT 854 Sqft

UTILITY

BALCONY 68 Sqft BALCONY 55 Sqft

These drawings are intended for design only. 21250mm 69'-9"

S2 1 BED APARTMENT 560 Sqft

S11 STUDIO APARTMENT 495 Sqft

40230mm 132'-0"

S1 2 BED APARTMENT 878 Sqft

AMENITY BOARDROOM 20 Person 585 Sqft

U3 OFFICE 435 Sqft BALCONY 40 Sqft

BALCONY 50 Sqft

S13 STUDIO APARTMENT 460 Sqft

U5 OFFICE 1722 Sqft

S14 1 BED APARTMENT 607 Sqft

S15 1 BED APARTMENT 565 Sqft

UP BALCONY 60 Sqft

U6 OFFICE 780 Sqft

BALCONY 80 Sqft

AMENITY KITCHENETTE AND DINING 420 Sqft

1840mm 6'-0"

S12 STUDIO APARTMENT 500 Sqft

17140mm 56'-3"

BALCONY 40 Sqft BALCONY 45 Sqft

North

phase:

Pre-Application

client:

100 Developments info@100developments.com project:

2115 - 2131 St John's Port Moody, BC

info@bitegroup.ca www.bitegroup.ca

PAGE 86

drawn by:

revision:

BLOCK 1 LEVEL 3 & BLOCK 2 LEVEL 4 PLAN 1:200

Bite Design Group

2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH,drawing: 2022 Block Floor Plans date: scale:

sheet:

n/a 2022-03-11 1:200

SECTION 4.19 - DRAWINGS

Block 1 + Block 2 Level 12 Plan

Bite Design Group Lead Design Consulta

+1 (289) 224-9766 (To +1 (604) 440-0127 (V info@bitegroup.ca www.bitegroup.ca

Gaetan Royer CityState Consulting S Planning and Design

100600mm 330'-1" 49540mm 162'-6" 8530mm 28'-0"

2960mm 9'-9"

1200mm 3'-11"

9140mm 30'-0"

41910mm 137'-6"

2414 St Johns Street Port Moody, BC, Cana gaetan@citystate.ca

39810mm 130'-7"

These drawings a of service and as be used for other additions to this p completion of this others.

Sky Lounge Patio

Do not scale draw

SENIOR TERRACE

MEADOW WALK

These drawings a design only.

U2 OFFICE 1126 Sqft

Women's WC

Men's WC

AMENITY KITCHENETTE AND DINING 500 Sqft

AMENITY TERRACE

38400mm 126'-0"

BARBECUE AREA

R2 3 BED APARTMENT 1057 Sqft R1 2 BED APARTMENT 850 Sqft

21250mm 69'-9"

20270mm 66'-6"

23230mm 76'-3"

KITCHENETTE

U3 OFFICE 600 Sqft

40230mm 132'-0"

SKY LOUNGE

U1 OFFICE 2039 Sqft

BALCONY 118 Sqft

COMMUNITY GARDEN

1840mm 6'-0"

15160mm 49'-9"

17140mm 56'-3"

BALCONY 153 Sqft

North 22970mm 75'-4"

19570mm 64'-3"

5800mm 19'-0"

phase:

Pre

client:

100 De info@100deve project:

2115 - 2 Po

PAGE 87

drawn by: drawing: revision:

BLOCK 1 & BLOCK 2 LEVEL 12 PLAN 1:200

date: scale:

sheet:

Bite D Bloc

Bite Design Group Lead Design Consultant Bite Design Group Lead Design Consultant +1 (289) 224-9766 (Toronto) Bite Design Group (Vancouver) +1 (604) 440-0127 +1 (289) 224-9766 (Toronto) Lead Design Consultant info@bitegroup.ca +1 (604) 440-0127 www.bitegroup.ca (Vancouver) info@bitegroup.ca +1 (289) 224-9766 (Toronto) www.bitegroup.ca +1 (604) 440-0127 (Vancouver) info@bitegroup.ca www.bitegroup.ca

B1 LEVEL 5 (+18.57M) +39.66M B1 LEVEL 5 (+18.57M) (+14.92) B1 LEVEL 4 +39.66M +36.01M B1 LEVEL 4 (+14.92) +36.01M B1 LEVEL 4 (+14.92) B1 LEVEL 3 (+11.27M) +36.01M +32.36M B1 LEVEL 3 (+11.27M) +32.36M B1 LEVEL 3 (+11.27M) B1 LEVEL 2 (+7.58M) +32.36M +28.67M B1 LEVEL 2 (+7.58M) +28.67M

RELOCATED HERITAGE MARTHA JOHNSTON RESIDENCE

6940mm 22'-9" 6060mm 19'-11" 3040mm 10'-0" 3040mm 10'-0" 3040mm 10'-0"

B1 LEVEL 1 (+2.51M) Pre-Application phase: +23.60M

SIDEWALK LEVEL (+1.30M) phase: Pre-Application client: +22.39M SITE ZERO (+0.00M)

100Pre-Application Developments client: info@100developments.com 100 Developments info@100developments.com project: 100 Developments client: +21.09M phase:

drawing: revision: drawn by: revision: date: drawing: scale: date: sheet: scale: sheet: sheet:

1:200

RETAIL UNITS FRONTING ST JOHN'S

info@bitegroup.ca www.bitegroup.ca

BLOCK 1 OFFICE LOBBY

B2 LEVEL 10 (+29.50M) +50.5M

B2 LEVEL 9 (+26.46M) +47.55M

B2 LEVEL 8 (+23.42M) +44.51M

B2 LEVEL 7 (+20.38M) +41.47M

B2 LEVEL 6 (+17.34M) +38.43M

B2 LEVEL 5 (+14.30M) +35.39M

B2 LEVEL 4 (+11.26M) +32.35M

B2 LEVEL 3 (+8.22M) +29.31M B2 LEVEL 3 LOWER +28.67M B2 LEVEL 2 (+5.18M) +26.27M B2 LEVEL 2 LOWER +25.67M B2 LEVEL 1 (+1.30M) +22.39M SITE ZERO (+0.00M) +21.09M

phase

client

RETAIL UNITS FRONTING ST JOHN'S

BLOCK 2 RESIDENTIAL LOBBY

PUBLIC AMENITY FEATURE STAIR

RETAIL UNITS FRONTING ST JOHN'S

drawn

drawi

ELEVATION ALONG ST JOHN’S STREET

1:200

203 203 203

B2 LEVEL 11 (+32.54M) +53.63M

proje

WEST ELEVATION 4 WEST ELEVATION 1:200 4 WEST ELEVATION 1:200 4 1:200

ST JOHNS STREET

DOUGLAS STREET

ST JOHNS STREET

BitePort Design Group Moody, BC Bite East Design Group Elevation Elevation n/a Bite East Design Group n/a 2022-02-28 East Elevation NORTH 2022-02-28 1:200 n/a 1:200 2022-02-28

B2 LEVEL 12 (+35.58M) +56.67M

info

NORTH ELEVATION

date: scale: revision:

3040mm 10'-0"

B1 LEVEL 2 (+7.58M) +28.67M

drawn by: drawing:

EAST ELEVATION ALONG DOUGLAS STREET

PROPERTY LINE

41250mm 135'-4"

B1 LEVEL 3 (+11.27M) +32.36M

drawn by:

RELOCATED HERITAGE MARTHA JOHNSTON RESIDENCE

ECOLOGICAL SETBACK FROM CREEK

B1 LEVEL 4 (+14.92) +36.01M

project: info@100developments.com 2115 - 2131 St John's project: BC 2115 -Port 2131Moody, St John's BC 2115 -Port 2131Moody, St John's

RELOCATED HERITAGE MARTHA JOHNSTON RESIDENCE

SETBACK FROM BLOCK 1

B1 LEVEL 5 (+18.57M) +39.66M

B1 LEVEL 2 (+7.58M) +28.67M B1 LEVEL 1 (+2.51M) +23.60M LEVEL SIDEWALK (+2.51M) 1 (+1.30M) B1 LEVEL +22.39M +23.60M (+0.00M) ZERO (+1.30M) SITELEVEL SIDEWALK B1 LEVEL 1 (+2.51M) +21.09M +22.39M +23.60M SITE ZERO (+0.00M) SIDEWALK LEVEL (+1.30M) +21.09M +22.39M SITE ZERO (+0.00M) +21.09M

SETBACK FROM BLOCK 2

2280mm 7'-6" 3650mm 12'-0" 3650mm 12'-0" 3650mm 12'-0"

B1 LEVEL 6 (+22.28M) +43.31M

3040mm 10'-0"

B1 LEVEL 6 (+22.28M) B1 LEVEL 5 (+18.57M) +43.31M +39.66M

B1 LEVEL 7 (+25.87M) +46.96M

3040mm 10'-0"

B1 LEVEL 6 (+22.28M) +43.31M

B1 LEVEL 8 (+29.36M) +50.61M

3040mm 10'-0"

B1 LEVEL 7 (+25.87M) B1 LEVEL 6 (+22.28M) +46.96M +43.31M

B1 LEVEL 9 (+33.17M) +54.26M

3040mm 10'-0"

B1 LEVEL 7 (+25.87M) +46.96M

B1 LEVEL 10 (+36.82M) +57.91M

3040mm 10'-0" 3040mm 10'-0"

B1 LEVEL 8 (+29.36M) +50.61M B1 LEVEL 8 (+29.36M) B1 LEVEL 7 (+25.87M) +50.61M +46.96M

B2 AMENITY ROOF LOWER +62.79M

3880mm 12'-9" 3240mm 10'-7"

B1 LEVEL 9 (+33.17M) B1 LEVEL 8 (+29.36M) +54.26M +50.61M

B2 AMENITY ROOF (+42.52M) +63.61M

B1 LEVEL 11 (+40.47M) +61.56M

1300mm 4'-3"

B1 LEVEL 9 (+33.17M) +54.26M

MECHANICAL PENTHOUSE

+65.21M

DOUGLAS STREET

B1 LEVEL 10 (+36.82M) B1 LEVEL 9 (+33.17M) +57.91M +54.26M

Thes desig

3650mm 12'-0"

B1 LEVEL 10 (+36.82M) +57.91M

Do n

3650mm 12'-0"

B1 LEVEL 11 (+40.47M) B1 LEVEL 10 (+36.82M) +61.56M +57.91M

1200mm 3'-11"

3650mm 12'-0"

B1 LEVEL 11 (+40.47M) +61.56M

8540mm 28'-0"

46470mm 152'-5"

B1 LEVEL 12 (+44.12M) B1 LEVEL 11 (+40.47M) +65.21M +61.56M

3650mm 12'-0"

B1 LEVEL 12 (+44.12M) +65.21M

48480mm 159'-1" 39940mm 131'-0"

3650mm 12'-0"

B1 AMENITY TERRACE (+47.77M) B1 LEVEL 12 (+44.12M) +68.86M +65.21M

9400mm 30'-10"

41970mm 137'-8"

3650mm 12'-0"

B1 AMENITY TERRACE (+47.77M) +71.74M +68.86M

41970mm 137'-8"

3650mm 12'-0"

B1 MECH ROOF (+50.05M) +71.74M B1 AMENITY TERRACE (+47.77M) +68.86M B1 MECH ROOF (+50.05M)

Thes of se be us addit comp other

101190mm 332'-0"

3690mm 12'-1"

38330mm 125'-9"

2414 Port M gaeta

5070mm 16'-7"

1900mm 6'-3"

B1 MECH ROOF (+50.05M) +71.74M

These drawings are instruments of service and as such may not These drawings are instruments be used for other projects, for of service and as such may not additions to this project or These drawings instruments be used for otherare projects, for completion of this project by of serviceto and such may additions thisasproject or not others. be used for of other completion this projects, project byfor additions others. to this project or Do not scaleofdrawings. completion this project by B1 MECH ROOF (+50.05M) +71.74M others. Do not scale drawings. These drawings are intended for B1 AMENITY TERRACE (+47.77M) design only. drawings. Do not drawings scale +68.86M These are intended for design only. These drawings are intended for design B1 LEVEL only. 12 (+44.12M)

Gaeta CitySt Plann

1300mm 1210mm 4'-3" 4'-0"

38330mm 40230mm 125'-9" 132'-0"

46470mm46470mm 46470mm 152'-5" 152'-5" 152'-5"

38330mm 40230mm 125'-9" 132'-0"

1900mm 6'-3"

1300mm 1210mm 1300mm 1210mm 1300mm 1210mm5070mm 5070mm5070mm 3650mm 3650mm3650mm 3650mm 3650mm3650mm 3650mm 3650mm3650mm 3650mm 3650mm3650mm 3650mm 3650mm3650mm 3650mm 3650mm3650mm 3650mm 3650mm3650mm 3650mm 3650mm3650mm 3650mm 3650mm3650mm 3650mm 3650mm 2280mm 3650mm2280mm2280mm 3690mm 3690mm3690mm 4'-3" 4'-0" 4'-3" 4'-0" 4'-3" 4'-0" 16'-7" 16'-7" 16'-7" 12'-1" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 7'-6" 12'-0" 7'-6" 7'-6" 12'-1" 12'-1"

40230mm 132'-0" 1900mm 6'-3"

+1 (28 +1 (60 info@ www.b

Gaetan Royer CityState Consulting Services Gaetan PlanningRoyer and Design Consultant CityState Consulting Services Planning and Design Gaetan 2414 St Royer Johns Street Consultant CityState Consulting Services Port Moody, BC, Canada, V3H 2B1 2414 St Johns Street Consultant Planning and Design gaetan@citystate.ca Port Moody, BC, Canada, V3H 2B1 gaetan@citystate.ca 2414 St Johns Street Port Moody, BC, Canada, V3H 2B1 gaetan@citystate.ca

LINE LINE LINE PROPERTY PROPERTY PROPERTY

LINE LINE LINE PEROPERTY PEROPERTY PEROPERTY

Elevations

Bite D Lead

PROPERTY LINE

SECTION 4.19 - DRAWINGS

PAGE 88

2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

revisi

date:

scale

shee

1200mm 3'-11" 15200mm 49'-10"

Do not scale drawings.

These drawings are intended for design only.

101190mm 332'-0" 48480mm 159'-1" 1200mm 3'-11"

8540mm 28'-0"

MECHANICAL PENTHOUSE

B2 LEVEL 7 (+20.38M) +41.47M

B2 LEVEL 6 (+17.34M) +38.43M

B2 LEVEL 5 (+14.30M) +35.39M

B2 LEVEL 4 (+11.26M) +32.35M

B2 LEVEL 3 (+8.22M) +29.31M

B2 LEVEL 3 LOWER +28.67M

B2 LEVEL 2 LOWER +25.67M

phase: 1 (+1.30M) B2 LEVEL +22.39M client: (+0.00M) SITE ZERO +21.09M

3650mm 12'-0" 46470mm 152'-5"

3650mm 12'-0"

3040mm 10'-0"

41250mm 135'-4"

3040mm 10'-0"

3650mm 12'-0"

3040mm 10'-0" 3040mm 10'-0"

3650mm 12'-0"

B1 LEVEL 4 (+14.92) +36.01M

B1 LEVEL 3 (+11.27M) +32.36M 3690mm 12'-1"

B1 LEVEL 2 (+7.58M) +28.67M 5070mm 16'-7"

B2 LEVEL 2 LOWER +25.67M B2 LEVEL 1 (+1.30M) +22.39M SITE ZERO (+0.00M) +21.09M

B1 LEVEL 5 (+18.57M) +39.66M

3040mm 10'-0"

B2 LEVEL 2 (+5.18M) +26.27M

Pre-Application

100 Developments info@100developments.com project:

project:

BLOCK 1 OFFICE LOBBY

2115 - 2131 St John's Port Moody, BC

PUBLIC AMENITY FEATURE STAIR

BLOCK 1 LIGHT INDUSTRIAL UNIT ACCESS

2115 - 2131 St John's Port Moody, BC

BLOCK 2 LOADING BAYS

BLOCK 1 LOADING AND TRUCK SHARING BAYS

BLOCK 2 LOADING BAYS

date: scale:

drawn by: drawing: revision:

SOUTH ELEVATION

date:

BLOCK 2 GARBAGE ROOM ACCESS

Bite Design Group West Elevation n/a SOUTH ELEVATION 2022-02-28 1:200

scale:

1:200

sheet:

204

ST JOHNS STREET

DOUGLAS STREET

201

DOUGLAS STREET

revision:

Bite Design Group North Elevation n/a WEST ELEVATION 2022-02-28 1:200

B1 LEVEL 7 (+25.87M) +46.96M

B1 LEVEL 6 (+22.28M) +43.31M

3040mm 10'-0" 3040mm 10'-0"

B2 LEVEL 2 (+5.18M) +26.27M

3650mm 12'-0"

B2 LEVEL 8 (+23.42M) +44.51M

3650mm 12'-0"

B2 LEVEL 9 (+26.46M) +47.55M

B2 LEVEL 8 (+23.42M) +44.51M

B1 LEVEL 8 (+29.36M) +50.61M 3650mm 12'-0"

B2 LEVEL 10 (+29.50M) +50.5M

B2 LEVEL 9 (+26.46M) +47.55M

3040mm 10'-0"

B2 LEVEL 10 (+29.50M) +50.5M

B1 LEVEL 9 (+33.17M) +54.26M

3040mm 10'-0"

B2 LEVEL 11 (+32.54M) +53.63M

3040mm 10'-0"

B2 LEVEL 11 (+32.54M) +53.63M

B1 LEVEL 10 (+36.82M) +57.91M

3040mm 10'-0"

B2 LEVEL 12 (+35.58M) +56.67M

3650mm 12'-0"

6060mm 19'-11" 6940mm 22'-9"

B1 LEVEL 11 (+40.47M) +61.56M

1300mm 1210mm 4'-3" 4'-0"

1300mm 4'-3"

100 Developments info@100developments.com

B2 AMENITY ROOF LOWER +62.79M

B2 LEVEL 12 (+35.58M) +56.67M

B1 MECH ROOF (+50.05M) +71.74M B1 AMENITY TERRACE (+47.77M) +68.86M

B1 LEVEL 12 (+44.12M) +65.21M

B2 AMENITY ROOF (+42.52M) +63.61M

3240mm 10'-7" 3880mm 12'-9"

Pre-Application

client:

drawing:

41970mm 137'-8"

1300mm 4'-3"

3040mm 10'-0" 3880mm 12'-9" 3240mm 10'-7"

3040mm 10'-0" 3040mm 10'-0"

3040mm 10'-0"

41250mm 135'-4"

3040mm 10'-0"

6940mm 22'-9" 6060mm 19'-11"

B2 AMENITY ROOF LOWER +62.79M

drawn by:

41970mm 137'-8"

MECHANICAL PENTHOUSE B2 AMENITY ROOF (+42.52M) +63.61M

phase:

9400mm 30'-10" 39940mm 131'-0"

2280mm 7'-6"

39030mm 128'-1" 23830mm 78'-2"

3650mm 12'-0"

These drawings are instruments of service and as such may not be used for other projects, for additions to this project or completion of this project by others.

40240mm 132'-0"

3650mm 12'-0"

These drawings are instruments of service and as such may not be used for other projects, for additions to this project or completion of this project by others.

PROPERTY LINE

2414 St Johns Street Port Moody, BC, Canada, V3H 2B1 gaetan@citystate.ca SETBACK FROM BLOCK 2

2414 St Johns Street Port Moody, BC, Canada, V3H 2B1 gaetan@citystate.ca

SETBACK FROM BLOCK 1

Gaetan Royer CityState Consulting Services Planning and Design Consultant

ECOLOGICAL SETBACK FROM CREEK

Gaetan Royer CityState Consulting Services Planning and Design Consultant

PROPERTY LINE

+1 (289) 224-9766 (Toronto) +1 (604) 440-0127 (Vancouver) info@bitegroup.ca www.bitegroup.ca

PROPERTY LINE

Bite Design Group Lead Design Consultant

+1 (289) 224-9766 (Toronto) +1 (604) 440-0127 (Vancouver) info@bitegroup.ca www.bitegroup.ca

PROPERTY LINE

SECTION 4.19 - DRAWINGS

Bite Design Group Lead Design Consultant

PAGE 89

BLOCK 2 RESIDENTIAL LOBBY

BLOCK 2 ABOVEGROUND AND VISITOR PARKING

BLOCK 1 GARBAGE ROOM ACCESS

RELOCATED HERITAGE MARTHA JOHNSTON RESIDENCE

B1 LEVEL 1 (+2.51M) +23.60M SIDEWALK LEVEL (+1.30M) +22.39M SITE ZERO (+0.00M) +21.09M

PROPERTY LINE

40180mm 131'-10"

B1 LEVEL 2 (+7.58M) +28.67M 3 (+8.22M) B2 LEVEL

B1 LEVEL 2 (+7.58M) +28.67M 5070mm 16'-7" 1300mm 1210mm 4'-3" 4'-0"

1300mm 1210mm 4'-3" 4'-0"

5070mm 16'-7"

+29.31M B2 LEVEL 3 LOWER +28.67M B2 LEVEL 2 (+5.18M) +26.27M B1 LEVEL 1 (+2.51M) B2 LEVEL 2 LOWER +23.60M LEVEL (+1.30M) SIDEWALK +25.67M +22.39M (+0.00M) ZERO SITEB2 1 (+1.30M) LEVEL +22.39M+21.09M

SITE ZERO (+0.00M) +21.09M

100 Developments info@100developments.com

3650mm 12'-0" 3650mm 12'-0" 3650mm 12'-0"

6060mm 19'-11" 6940mm 22'-9"

3650mm 12'-0"

3040mm 10'-0"

3650mm 12'-0"

3040mm 10'-0"

3650mm 12'-0"

3040mm 10'-0"

46470mm 152'-5"

3040mm 10'-0"

3650mm 12'-0"

3040mm 10'-0"

41250mm 135'-4"

B1 LEVEL 6 (+22.28M) +43.31M

3650mm 12'-0"

B1 LEVEL 5 (+18.57M) +39.66M

B1 LEVEL 4 (+14.92) +36.01M 3650mm 12'-0"

B2 LEVEL 5 (+14.30M) +35.39M B1 LEVEL 3 (+11.27M) +32.36M B2 LEVEL 4 (+11.26M) +32.35M

B1 LEVEL 3 (+11.27M) +32.36M

B1 LEVEL 2 (+7.58M) +28.67M

date:

100 Developments info@100developments.com

project:

2115 - 2131 St John's Port Moody, BC

drawing: revision:

drawn by: drawing: revision: date:

SECTION scale:

BENCHMARK: GEODETIC CONTROL MONUMENT

80H3219

ELEVATION: 29.775 m (GVD1928)

LOCATED AT THE S.E.C. OF ST. GEORGE ST.

AND ALBERT ST.

info@bitegroup.ca www.bitegroup.ca

phase client:

info@

projec

Bite Design Group Sections n/a 2022-03-10 FACING NORTH 1:200

drawn

drawin

revisio date: scale:

sheet:

304

sheet

304 ST JOHNS STREET

DOUGLAS STREET

ST JOHNS STREET

1:200

B1 LEVEL 1 (+2.51M) +23.60M SIDEWALK LEVEL (+1.30M) +22.39M SITE ZERO (+0.00M) +21.09M

2115 - 2131 St John's Port Moody, BC

Bite Design Group Sections n/a 2022-03-10 LONG 1:200

SECTION BB scale:

sheet:

303

date:

SECTION THROUGH OFFICE BLOCK FACING WEST

Pre-Application

client:

drawn by:

scale:

phase:

client:

2115 - 2131 St John's Port Moody, BC

revision:

Pre-Application

phase:

project:

Bite Design Group Sections n/a SHORT 2022-03-10 1:200

B1 LEVEL 7 (+25.87M) +46.96M

3690mm 12'-1"

B2 LEVEL 6 (+17.34M) +38.43M B1 LEVEL 4 (+14.92) +36.01M

These design

B1 LEVEL 8 (+29.36M) +50.61M

3040mm 10'-0"

B2 LEVEL 7 (+20.38M) 5 (+18.57M) B1 LEVEL +41.47M +39.66M

Do no

B1 LEVEL 9 (+33.17M) +54.26M

3040mm 10'-0"

B1 LEVEL 7 (+25.87M) 9 (+26.46M) B2 LEVEL +46.96M +47.55M

B1 MECH ROOF (+50.05M) +71.74M B1 AMENITY TERRACE (+47.77M) +68.86M

5070mm 16'-7"

3690mm 12'-1"

B1 LEVEL 3 (+11.27M) +32.36M

drawn by:

41970mm 137'-8"

B1 LEVEL 10 (+36.82M) +57.91M

3040mm 10'-0"

3650mm 12'-0" 3650mm 12'-0" 3650mm 12'-0"

B1 LEVEL 4 (+14.92) +36.01M

drawing:

41970mm 137'-8"

B1 LEVEL 11 (+40.47M) +61.56M

3040mm 10'-0"

3650mm 12'-0" 3650mm 12'-0" 46470mm 152'-5"

3650mm 12'-0"

3650mm 12'-0" 3650mm 12'-0" 3650mm 12'-0"

B1 LEVEL 5 (+18.57M) +39.66M

3650mm 12'-0"

B2 LEVEL 11 (+32.54M) +53.63M B1 LEVEL 8 (+29.36M) +50.61M B2 LEVEL 10 (+29.50M) +50.5M

8 (+23.42M) B2 LEVEL 6 (+22.28M) B1 LEVEL +44.51M+43.31M

B1 LEVEL 6 (+22.28M) +43.31M

client:

These drawings are intended for design only.

3040mm 10'-0" 3040mm 10'-0"

3650mm 12'-0"

3650mm 12'-0" 3650mm 12'-0" 3650mm 12'-0"

B1 LEVEL 8 (+29.36M) +50.61M

3690mm 12'-1"

B2 LEVEL 12 (+35.58M) +56.67M B1 LEVEL 9 (+33.17M) +54.26M

B1 LEVEL 9 (+33.17M) +54.26M

B1 LEVEL 1 (+2.51M) +23.60M SIDEWALK LEVEL (+1.30M) +22.39M SITE ZERO (+0.00M) +21.09M

These drawings are intended for design only.

9400mm 30'-10" 39940mm 131'-0"

B1 LEVEL 12 (+44.12M) +65.21M

3240mm 10'-7" 3880mm 12'-9"

3650mm 12'-0"

B1 LEVEL 10 (+36.82M) +57.91M

B1 LEVEL 7 (+25.87M) +46.96M

Do not scale drawings.

B2 AMENITY ROOF (+42.52M) +63.61M B1 LEVEL 11 (+40.47M) ROOF LOWER B2 AMENITY +61.56M +62.79M

1300mm 4'-3"

3650mm 12'-0"

3650mm 12'-0" 3650mm 12'-0"

B1 LEVEL 11 (+40.47M) +61.56M

46470mm 152'-5"

B1 AMENITY TERRACE (+47.77M) +68.86M

8540mm 28'-0"

Do not scale drawings.

These of ser be us additio comp others

101190mm 332'-0"

B1 LEVEL 12 (+44.12M) +65.21M

Pre-Application

1200mm 3'-11"

B1 MECH ROOF (+50.05M) +71.74M

2414 S Port Mo gaetan

3650mm 12'-0"

2280mm 7'-6"

B1 AMENITY TERRACE (+47.77M) +68.86M

3650mm 12'-0"

These drawings are intended for design only.

B1 MECH ROOF (+50.05M) +71.74M

3650mm 12'-0"

2280mm 7'-6"

40180mm 131'-10"

These drawings are instruments of service and as such may not be used for other projects, for additions to this project or completion of this project by 48480mm 159'-1" others.

Gaetan CitySta Plannin

2280mm 7'-6"

2414 St Johns Street Port Moody, BC, Canada, V3H 2B1 gaetan@citystate.ca

+1 (289 +1 (604 info@b www.b

PROPERTY LINE

2414 St Johns Street Port Moody, BC, Canada, V3H 2B1 gaetan@citystate.ca

These drawings are instruments of service and as such may not be used for other projects, for additions to this project or completion of this project by others.

Do not scale drawings.

phase:

Gaetan Royer CityState Consulting Services Planning and Design Consultant

Bite De Lead D

1300mm 1210mm 4'-3" 4'-0"

These drawings are instruments of service and as such may not be used for other projects, for additions to this project 40180mm or 131'-10" 40180mm completion of this project by 131'-10" others.

Gaetan Royer CityState Consulting Services Planning and Design Consultant

PROPERTY LINE

SETBACK FROM BLOCK 2

2414 St Johns Street Port Moody, BC, Canada, V3H 2B1 gaetan@citystate.ca

+1 (289) 224-9766 (Toronto) +1 (604) 440-0127 (Vancouver) info@bitegroup.ca www.bitegroup.ca

SETBACK FROM BLOCK 2

Gaetan Royer CityState Consulting Services Planning and Design Consultant

Bite Design Group Lead Design Consultant

+1 (289) 224-9766 (Toronto) +1 (604) 440-0127 (Vancouver) info@bitegroup.ca www.bitegroup.ca

SETBACK FROM BLOCK 1

Sections

+1 (289) 224-9766 (Toronto) +1 (604) 440-0127 (Vancouver) info@bitegroup.ca www.bitegroup.ca

Bite Design Group Lead Design Consultant

ECOLOGICAL SETBACK FROM CREEK

SECTION 4.19 - DRAWINGS

Bite Design Group Lead Design Consultant

PAGE 90

2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

ON CC

B2 LEVEL 1 (+1.30M) +22.39M SITE ZERO (+0.00M) +21.09M

B2 LEVEL 2 LOWER +25.67M B2 LEVEL 1 (+1.30M) +22.39M SITE ZERO (+0.00M) +21.09M

Bite Design Group Sections n/a 2022-03-10 1:200

date:

1:200scale:

ECOLOGICAL SETBACK

PROPERTY LINE 2280mm 7'-6" 3650mm 12'-0"

3040mm 10'-0"

B1 LEVEL 10 (+36.82M) +57.91M

3040mm 10'-0"

B1 LEVEL 9 (+33.17M) +54.26M

B2 LEVEL 12 (+35. +56.67M

B2 LEVEL 11 (+32. +53.63M

B2 LEVEL 10 (+29. +50.5M

3040mm 10'-0"

3650mm 12'-0" 3650mm 12'-0"

3040mm 10'-0" 3040mm 10'-0"

3650mm 12'-0"

3040mm 10'-0" 3040mm 10'-0"

41250mm 135'-4"

3040mm 10'-0"

B2 LEVEL 3 (+8.22M) +29.31M

B1 LEVEL 5 (+18.57M) +39.66M

3040mm 10'-0"

B2 LEVEL 4 (+11.26M) +32.35M

B1 LEVEL 6 (+22.28M) +43.31M

B1 LEVEL 4 (+14.92) +36.01M

3040mm 10'-0"

46470mm 152'-5"

3650mm 12'-0" 3650mm 12'-0"

B2 LEVEL 5 (+14.30M) +35.39M

3650mm 12'-0"

B2 LEVEL 6 (+17.34M) +38.43M

B2 LEVEL 9 (+26.4 +47.55M

B1 LEVEL 7 (+25.87M) +46.96M

3040mm 10'-0"

3650mm 12'-0"

3040mm 10'-0" 3040mm 10'-0"

B2 LEVEL 8 (+23.4 +44.51M

B2 LEVEL 7 (+20.3 +41.47M

B2 LEVEL 6 (+17.3 +38.43M

B2 LEVEL 5 (+14.3 +35.39M

B2 LEVEL 4 (+11.2 +32.35M

3690mm 12'-1"

B1 LEVEL 3 (+11.27M) +32.36M

B2 LEVEL 3 LOWER +28.67M

B2 LEVEL 2 (+5.18M) +26.27M B2 LEVEL 2 LOWER +25.67M

phase:

Pre-Application

phase:

Pre-Application

client:

100 Developments info@100developments.com

project:

B2 LEVEL 1 (+1.30M) +22.39M SITE ZERO (+0.00M) +21.09M

2115 - 2131 St John's Port Moody, BC

3040mm 10'-0" 3040mm 10'-0"

3040mm 10'-0"

41250mm 135'-4"

B2 LEVEL 7 (+20.38M) +41.47M

2115 - 2131 St John's Port Moody, BC

B1 LEVEL 2 (+7.58M) +28.67M

B1 LEVEL 1 (+2.51M) +23.60M SIDEWALK LEVEL (+1.30M) +22.39M SITE ZERO (+0.00M) +21.09M

B2 LEVEL 3 (+8.22 +29.31M

B2 LEVEL 3 LOWE +28.67M

B2 LEVEL 2 (+5.18 +26.27M

B2 LEVEL 2 LOWE +25.67M

B2 LEVEL 1 (+1.30 +22.39M SITE ZERO (+0.00M +21.09M

BLOCK 1 OFFICE LOBBY BLOCK 1 LIGHT INDUSTRIAL UNIT ACCESS BLOCK 1 LOADING AND TRUCK SHARING BAYS

drawing: revision: date:

SHORT SECTION THROUGH RESIDENTIAL BLOCK FACING WEST

sheet:

302

B2 AMENITY ROO +62.79M

3240mm 10'-7" 3880mm 12'-9"

B2 LEVEL 2 (+5.18M) +26.27M

B2 LEVEL 8 (+23.42M) +44.51M

5070mm 16'-7"

B2 LEVEL 3 LOWER +28.67M

B2 AMENITY ROO +63.61M

6060mm 19'-11" 6940mm 22'-9"

3650mm 12'-0"

6060mm 19'-11" 6940mm 22'-9"

B2 LEVEL 3 (+8.22M) +29.31M

B2 LEVEL 9 (+26.46M) +47.55M

3040mm 10'-0"

B2 LEVEL 4 (+11.26M) +32.35M

B1 LEVEL 12 (+44.12M) +65.21M

B1 LEVEL 8 (+29.36M) +50.61M

3040mm 10'-0"

B2 LEVEL 5 (+14.30M) +35.39M

B2 LEVEL 10 (+29.50M) +50.5M

drawn by:

B1 AMENITY TERRACE (+47.77M) +68.86M

B2 AMENITY ROOF (+42.52M) +63.61M

B2 LEVEL 11 (+32.54M) +53.63M

2115 - 2131 St John's Port Moody, BC

revision:

MECHANICAL PENTHOUSE

3040mm 10'-0"

B2 LEVEL 6 (+17.34M) +38.43M

SECTION CC

8540mm 28'-0"

B1 MECH ROOF (+50.05M) +71.74M

B1 LEVEL 11 (+40.47M) +61.56M

project:

drawing:

MECHANICAL PENTHOUSE

3040mm 10'-0"

B2 LEVEL 7 (+20.38M) +41.47M

3040mm 10'-0"

B2 LEVEL 8 (+23.42M) +44.51M

100 Developments info@100developments.com

drawn by:

1200mm 3'-11"

41970mm 137'-8"

3650mm 12'-0"

These drawings are intended for design only.

PROPERTY LINE

3040mm 10'-0" 3040mm 10'-0" 3040mm 10'-0" 3040mm 10'-0"

B2 LEVEL 9 (+26.46M) +47.55M

3040mm 10'-0"

B2 LEVEL 10 (+29.50M) +50.5M

41250mm 135'-4"

B2 LEVEL 11 (+32.54M) +53.63M

Pre-Application

client:

These drawings are intended for design only.

41970mm 137'-8"

1300mm 4'-3"

phase:

Do not scale drawings.

1300mm 1210mm 4'-3" 4'-0"

B2 LEVEL 2 (+5.18M) +26.27M B2 LEVEL 2 LOWER +25.67M

Do not scale drawings.

3040mm 10'-0" 3040mm 10'-0"

B2 LEVEL 3 LOWER +28.67M

These drawings are instruments of service and as such may not be used for other projects, for additions to this project or 101190mm 332'-0" completion of this project by 9400mm 30'-10" others.

B2 LEVEL 12 (+35.58M) +56.67M

3040mm 10'-0"

3040mm 10'-0" 3040mm 10'-0" 3040mm 10'-0" 3040mm 10'-0" 3040mm 10'-0"

41250mm 135'-4"

3040mm 10'-0" 3040mm 10'-0"

B2 LEVEL 3 (+8.22M) +29.31M

These drawings are instruments of service and as such may not be used for other projects, for additions to this project or completion of this project by 48480mm 159'-1" others.

B2 AMENITY ROOF LOWER +62.79M

3240mm 10'-7" 3880mm 12'-9"

LEVEL 1 (+1.30M) M) 2.39M 0M TE ZERO (+0.00M) M) 1.09M 9M M) 9M

B2 LEVEL 4 (+11.26M) +32.35M

2414 St Johns Street Port Moody, BC, Canada, V3H 2B1 gaetan@citystate.ca

39940mm 131'-0"

1300mm 4'-3"

LEVEL 2 LOWER 5.67M

B2 LEVEL 5 (+14.30M) +35.39M

2414 St Johns Street Port Moody, BC, Canada, V3H 2B1 gaetan@citystate.ca

ST JOHNS STREET

SECTION AA

LONG SECTION FACING NORTH

scale:

Bite Design Group Sections n/a 2022-03-10 1:200

sheet:

1:200

drawn by: drawing: revision: date: scale:

Bite Design Group Sections n/a 2022-03-10 1:200

sheet:

303

SECTION BB 1:200

RETAIL

ST JOHNS STREET

DAYCARE SENIOR LIVING - 50% AFFORDABLE UNITS

DOUGLAS STREET

LEVEL 2 (+5.18M) 7M 6.27M

B2 LEVEL 6 (+17.34M) +38.43M

Gaetan Royer CityState Consulting Services Planning and Design Consultant

B2 AMENITY ROOF LOWER +62.79M

3040mm 10'-0" 3040mm 10'-0"

2 LEVEL 3 LOWER 8.67M M)

B2 LEVEL 7 (+20.38M) +41.47M

Gaetan Royer CityState Consulting Services Planning and Design Consultant

MECHANICAL PENTHOUSE

3240mm 10'-7" 3880mm 12'-9"

LEVEL 3 (+8.22M) 9.31M

8540mm 28'-0"

+1 (289) 224-9766 (Toronto) +1 (604) 440-0127 (Vancouver) info@bitegroup.ca www.bitegroup.ca

B2 AMENITY ROOF (+42.52M) +63.61M

1300mm 4'-3"

LEVEL 4 (+11.26M) 2.35M

M) 6M

B2 LEVEL 8 (+23.42M) +44.51M

3040mm 10'-0"

LEVEL 5 (+14.30M) 5.39M 2) 1M

B2 LEVEL 9 (+26.46M) +47.55M

3040mm 10'-0"

LEVEL 6 (+17.34M) M) 8.43M 6M

B2 LEVEL 10 (+29.50M) +50.5M

3040mm 10'-0" 3040mm 10'-0"

M) LEVEL 7 (+20.38M) 1M 1.47M

B2 LEVEL 11 (+32.54M) +53.63M

3240mm 10'-7" 3880mm 12'-9"

LEVEL 9 (+26.46M) 7.55M

M) 6M LEVEL 8 (+23.42M) 4.51M

B2 LEVEL 12 (+35.58M) +56.67M

1300mm 4'-3"

LEVEL 10 (+29.50M) 0.5M

M) 1M

1200mm 3'-11"

6060mm 19'-11" 6940mm 22'-9"

B2 AMENITY ROOF LOWER +62.79M 6060mm 19'-11" 6940mm 22'-9"

B2 AMENITY ROOF (+42.52M) +63.61M

AMENITY ROOF LOWER 2.79M

40180mm 131'-10"

These drawings are intended for design only.

M) AMENITY ROOF (+42.52M) 1M 3.61M

LEVEL 11 (+32.54M) 3.63M M)

40180mm 131'-10"

Do not scale drawings.

M) 6M

LEVEL 12 (+35.58M) M) 6.67M 1M

40180mm 131'-10"

ECOLOGICAL SETBACK FROM CREEK

These drawings are instruments of service and as such may not be used for other projects, for additions to this project or completion of this project by others.

M) 4M

M) 6M

SETBACK FROM BLOCK 2

2414 St Johns Street Port Moody, BC, Canada, V3H 2B1 gaetan@citystate.ca

SETBACK FROM BLOCK 2

Gaetan Royer CityState Consulting Services Planning and Design Consultant

Bite Design Group Lead Design Consultant

+1 (289) 224-9766 (Toronto) +1 (604) 440-0127 (Vancouver) info@bitegroup.ca www.bitegroup.ca

SETBACK FROM BLOCK 2

+1 (289) 224-9766 (Toronto) +1 (604) 440-0127 (Vancouver) info@bitegroup.ca www.bitegroup.ca

Bite Design Group Lead Design Consultant

SETBACK FROM BLOCK 1

SECTION 4.19 - DRAWINGS

Bite Design Group Lead Design Consultant

STRATA RESIDENTIAL MARTHA JOHNSTON HERITAGE HOME AMENITY SPACE STRATA OFFICE

TOPOGRAPHIC SURVEY PLAN OF PROPOSED CONSOLIDAT

ION OF LOTS 11 TO 15, Bk. 3

DL 202, Gp 1, NWD, PLAN 55

PAGE 91 P.I.D. NO.'s: 011-458-747, 011-458-721,011-458-691,011-458-704,007-480-5

CIVIC ADDRESSES NDICATED: 2115 TO 2131 ST.

JOHNS ST., PORT MOODY

%%uLEGEND%%u

ALL DISTANCES ARE IN METRES

BEARINGS ARE GRID, DERIVED FROM CONTROL

AND 80H1400.

MONUMENTS 80H3219

RENDER OF PROPOSED BUILDING FROM DOUGLAS STREET

info@bitegroup.ca www.bitegroup.ca

PAGE 92

2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

SECTION 4.20 - SECTION SUMMARY

SECTION SUMMARY

Visual Summary of Project Following is a complete visual summary of the project told through the renders, collages and illustrations completed by Bite Design Group and displayed in the previous sections of this document.

RENDER OF PROPOSED APPROACH FROM NW ON ST JOHNS ST

RENDER OF PROPOSED APPROACH FROM NE ON ST JOHNS ST

PAGE 93

ILLUSTRATION OF PROPOSED ST JOHNS ST PEDESTRIAN EXPERIENCE

ILLUSTRATION OF PROPOSED MARTHA JOHNSTON PLAZA

info@bitegroup.ca www.bitegroup.ca

ILLUSTRATION OF PROPOSED CULTURAL ALLEY

PAGE 94

2115 - 2131 ST JOHNS ST PRE-APPLICATION. MAR 14TH, 2022

PROPOSED DAYCARE CONCEPT COLLAGE

BLOCK 2 RESIDENTIAL TERRACE - MEADOW WALK CONCEPT RENDER

PROPOSED FLEX MULTI-USE GALLERY/LOBBY CONCEPT RENDER

PROPOSED RESIDENTIAL BALCONY CONCEPT COLLAGE

PROPOSED 12TH FLOOR FLEX MEETING SPACE CONCEPT COLLAGE

BLOCK 2 RESIDENTIAL TERRACE - MEADOW WALK CONCEPT RENDER

BLOCK 1 OFFICE TERRACE - CASCADING TERRACES CONCEPT RENDER

PROPOSED 9TH FLOOR OFFICE INTERIOR CONCEPT LOOKING NORTH

PAGE 95

If you have any questions, media inquiries or comments, please don’t hesitate to contact us! +1 (289) 224-9766 (Toronto) +1 (604) 440-0127 (Vancouver) info@bitegroup.ca www.bitegroup.ca