Anmore South

Anmore South (the former Imperial Oil Company (IOCO) lands) encompasses 150 acres in the southern part of Anmore. To keep its options open, Council established a Special Study Area designation for this area in Anmore’s OCP back in 2005, and then requested the Special Study Area as part of the 2011 update to the Regional Growth Strategy with the understanding that a future decision would be made to confirm an official designation. The Village of Anmore is now assessing options for this area to determine how future development can support long-term goals and benefit the community.

Project Update

In response to community input in the first phase of community engagement on the future of the Anmore South lands, Council directed staff to initiate further assessment of the financial and servicing impacts of three different development models.

At the May 18, 2021 Regular Council Meeting, Council approved the Anmore South Development Analysis Proposal. Since then, Village staff have been working with ISL Engineering (ISL) to finalize the methodology for the analysis required, and the work on the servicing assessments is now underway.

The financial analysis will be completed after the servicing assessments are complete as the infrastructure and servicing information is needed to determine financial implications. When the full analysis is complete, staff will develop a report for Council to review. The report will be shared at a Regular Council meeting, which is expected to be in early Fall.

Objectives for Development Analysis

The Development Analysis is designed to provide Council and Anmore residents with:

  • a better understanding of how different development options would affect the Anmore South lands;
  • what it means for the Village in terms of servicing requirements and costs; and
  • how these costs would affect taxpayers.

The Development Analysis includes three models for potential development in Anmore South:

  • Two models are based on development that is feasible under a Rural designation.
  • One model is based on an Urban designation. This includes assessing what the threshold would be for requiring a sewer connection, which is only permitted under an Urban designation, as well as the “tipping” point from a financial perspective in terms of how many units would be needed for it to be worth the cost for a developer to invest in the infrastructure needed. The modelling for the Urban designation includes three different options to help assess these thresholds and the minimum number of housing units (as well as potential commercial space) that would be needed to support the investment in required infrastructure,

The following is an overview of the models and what will be included in the Development Analysis.

DEVELOPMENT MODEL
WHAT IS INCLUDED IN THE ANALYSIS
Model 1: RS-1 zoning under a Rural designation

This is the current designation and zoning in place for Anmore South, which means
this type of development could be done now without further input from Council or the community.

Under this zoning, there would be a 5% parkland dedication, as well as road and water infrastructure requirements. No Community Amenity Contributions are required.

1.     Complete a high-level layout of the subdivision, which will determine the approximate number of units and residents. This layout takes into account protected green space – such as environmentally sensitive areas – and tree protection requirements.

2.    Provide a drawing identifying possible road configuration, including road access into the area as well as connections to existing roads.

3.     Provide a high-level cost estimate for services– water supply and road maintenance – as these directly affect property taxes.

4.    Determine the cost for maintenance, replacement and operation of the infrastructure required to support services.

5.     Provide a cost per household for infrastructure.

6.    Identify trip counts for the development as part of a high-level traffic assessment. (Note: this is not a comprehensive traffic study, which will be needed when a specific type of development is determined. This trip count information helps provide high-level traffic modelling only.)

 

Model 2: Comprehensive Development (CD) rezoning under a Rural designation.

This model will assess the option of higher density within a Rural designation. The model
will assess the maximum allowable lots that would not require sewer servicing, which is
based on roughly 1/5 acre parcels.

Under this rezoning, there would be a minimum 30% parkland dedication expected, and
road and water requirements.

A Community Amenity Contribution from the developer equivalent to 50% of the lift would
be calculated. Lift is defined as the additional value of the development achieved through a rezoning process.

1.     Complete a high-level layout of the subdivision, which will determine the approximate number of units and residents. This layout takes into account protected green space – such as environmentally sensitive areas – and tree protection requirements.

2.     Provide a drawing identifying possible road configuration, including road access into the area as well as connections to existing roads.

3.     Provide a high-level cost estimate for services provided by the Village – water supply and road maintenance – as these directly affect property taxes.

4.     Determine the cost for maintenance, replacement and operation of the infrastructure required to support services.

5.     Provide a cost per household for infrastructure.

6.     Determine the Community Amenity Contribution amount.

7.     Identify trip counts for the development as part of a high-level traffic assessment. (Note: this is not a comprehensive traffic study, which will be needed when a specific type of development is determined. This trip count information helps provide high-level traffic modelling only.)

 

Model 3 – Increased Density under an Urban Designation – Option A

Option A is based on a Comprehensive Development that considers the threshold for the number of units that would trigger the need for a sewer connection.

Under this rezoning, there would be up to 50% parkland dedication, as well as road,
water and sewer requirements.

Varying housing types will be considered.

A Community Amenity Contribution from the developer equivalent to at least 50% of
the lift will be calculated. Additional potential costs of protective services will also be considered.

 

1.     Complete a high-level layout of the subdivision, which will determine the approximate number of units and residents. This layout takes into account protected green space – such as environmentally sensitive areas – and tree protection requirements.

2.     Provide a drawing identifying possible road configuration, including road access into the area as well as connections to existing roads.

3.     Assess Metro Vancouver servicing options for water and sewer connections.

4.     Provide a high-level cost estimate for services provided by the Village (current water supply and roads) as well as Metro Vancouver water and sewer fees as these directly affect property taxes.

5.     Assess costs for protective services (Fire/Police).

6.     Determine the cost for maintenance, replacement and operation of the infrastructure required to support services.

7.     Determine the tipping point for density versus the cost incurred – essentially, how many units would be needed to make the investment in infrastructure a viable option.

8.    Determine the Community Amenity Contribution amount.

9.     Identify trip counts for the development as part of a high-level traffic assessment. (Note: this is not a comprehensive traffic study, which will be needed when a specific type of development is determined. This trip count information helps provide high-level traffic modelling only.)

Model 3 – Option B

Option B is based on the same Comprehensive Development density and criteria
as Option A, but also includes commercial space.

1.     Complete a high-level layout of the subdivision – including a commercial component – which will determine the approximate number of units and residents. This layout takes into account protected green space – such as environmentally sensitive areas – and tree protection requirements.

2.     Provide a drawing identifying possible road configuration, including road access into the area as well as connections to existing roads.

3.     Assess Metro Vancouver servicing options for water and sewer connections.

4.     Provide a high-level cost estimate for services provided by the Village (current water supply and roads) as well as Metro Vancouver water and sewer fees as these directly affect property taxes.

5.     Assess costs for protective services (Fire/Police).

6.     Determine the cost for maintenance, replacement and operation of the infrastructure required to support services.

7.     Determine the tipping point for density versus the cost incurred – essentially, how many units would be needed to make the investment in infrastructure a viable option.

8.    Determine the Community Amenity Contribution amount.

9.     Identify trip counts for the development as part of a high-level traffic assessment. (Note: this is not a comprehensive traffic study, which will be needed when a specific type of development is determined. This trip count information helps provide high-level traffic modelling only.)

 

Model 3 – Option C

Option C incorporates the same Comprehensive Development and commercial space
outlined in Options A and B. It also includes and assessment of the additional cost to
service the developments by running the sewer infrastructure along East Road to
Sunnyside Road to provide an optimal future connection option for the rest of Anmore.

 

1.     Complete a high-level layout of the subdivision – including a commercial component – which will determine the approximate number of units and residents. This layout takes into account protected green space – such as environmentally sensitive areas – and tree protection requirements.

2.     Provide a drawing identifying possible road configuration, including road access into the area as well as connections to existing roads.

3.     Assess Metro Vancouver servicing options for water and sewer connections.

4.     Provide a high-level cost estimate for services provided by the Village (current water supply and roads) as well as Metro Vancouver water and sewer fees as these directly affect property taxes.

5.     Assess costs for protective services (Fire/Police).

6.     Determine the cost for maintenance, replacement and operation of the infrastructure required to support services.

7.     Determine the tipping point for density versus the cost incurred – essentially, how many units would be needed to make the investment in infrastructure a viable option.

8.    Determine the Community Amenity Contribution amount.

9.     Identify trip counts for the development as part of a high-level traffic assessment. (Note: this is not a comprehensive traffic study, which will be needed when a specific type of development is determined. This trip count information helps provide high-level traffic modelling only.)

Project Timeline

As part of the first phase of community engagement, residents who participated made it clear they wanted Council to slow down and provide more time for assessing options and consulting with residents. Council listened to the community and deferred its decision related to the Special Study Area designation for Anmore South.

As a result, there will be more time for the review process and consideration of the future for the Anmore South lands. The following are some of the key milestones for this review process.

  • Complete Phase 1 Community Engagement (March – April 2021)
  • Council defers decision on Anmore South designation (April 2021)
  • Complete Anmore South Development Analysis (June – September)
  • Report to Council on Development Analysis outcomes (Fall 2021)
  • Phase 2 Community Engagement (Fall 2021)
  • Comprehensive Traffic Study as part of future development application (There is no development application in place at this time.)
  • Council to decide on next steps (Pending outcomes from studies, community engagement and future development application.)

Please note:  We are aware that the property owners plan to begin a community engagement process of their own; however, it’s important to note that this is completely separate from the Village. We are not involved in their process and do not have any details at this time. 

Quick Links:

Clarifications for Our CommunityThere is a lot of inaccurate information about Anmore South circulating in our community. We will post clarifications here and will update them as needed to keep our residents informed.

Phase 1 Community Engagement – Anmore residents shared their input on Council’s proposed designation change as part of the Phase 1 Community Engagement process, which was completed in April 2021. Their input is reflected in the Anmore South Community Engagement Summary Report.

The following is a Letter to the Editor of the Tri-City News following an article on May 21, 2021 about Anmore South.

Mayor’s Statement at July 6, 2021 Regular Council Meeting regarding social media.