The developer proposing to build 3,500 new homes on a 150-acre tract of land in south Anmore says lowering the project’s density will mean less space for parks, preserving natural spaces and amenities like retail shops.
On Tuesday, Oct. 14, Anmore council voted to discuss three possible land use options presented by developer Icona Properties in more depth at a special meeting of its committee of the whole Oct. 29 — and possibly the next day as well.
According to Chris Boit, Anmore’s manager of development services, Icona’s scenarios for the neighbourhood’s plan were distilled from feedback it received during two public engagement events and four workshops. They’re also constrained by the property’s hilly topography and environmentally sensitive areas as well as a requirement to provide a diversity of housing forms, dedicated parkland along with opportunities for local businesses and services.
Boit said the first scenario reflects Icona’s initial proposal to build the new homes in a mix of low- and mid-rise condo buildings up to six storeys, as well as townhomes and rental buildings. The high density would maximize preservation of the property’s natural environs, including a 9.3-acre park and more than 4 km of accessible greenways and trails.
As well, it includes a new 25,000 sq. ft. recreation centre for use by the whole community along with a mixed-use commercial centre of shops and services located at Sunnyside Road and First Avenue.
According to Icona, the scenario would also provide about $700,000 in property taxes annually to the village.
The developer said its second option is more “balanced,” with 2,450 homes in ground-oriented structures, including 55 single-family homes, 745 townhouses and 1,650 apartments.
But it would come at the cost of a smaller 8.7-acre park and less preserved green space. Shops and services would be located in a mixed-use commercial centre on Sunnyside with a secondary centre on First Avenue. The recreation centre would be smaller and could operate as a public facility or a private amenity requiring the purchase of memberships.
The tax boost to the community, said Icona, would be about $500,000 annually.
The third option is the least dense.
It would see the construction of 1,990 homes — 80 single-family homes, 730 townhouses and 1,180 apartments.
The park would be only 5.6 acres and one commercial centre on Sunnyside Road. As well, a 15,000 sq. ft. recreation centre would operate as a private community club.
According to Icona, the scenario would generate less than $400,000 in annual property taxes to the village.
A fourth possible scenario would leave the property’s current zoning in place, said the developer in a report.
It would allow for the construction of just 85 new single-family homes on 1.5-acre parcels with no ancillary parks, commercial development or community centre as well as a likely negative impact on Anmore’s property tax revenues.
Coun. Doug Richardson said he has “lots of concerns” about all the options being presented by Icona as none consider the additional costs to the village, like the need for more policing and fire services.
But Mayor John McEwen said those could be better discussed in the more open forum of a committee of the whole meeting where the developer could be present to answer questions.
“We all have some concerns,” he said. “But tonight is not the night to air those.”
Coun. Polly Kryer agreed.
“We’ve got to get down to the nitty-gritty,” she said.
McEwen said the extraordinary meeting should give council enough time to make a decision on its preferred option and allow the village to host an open house to provide more details by the end of November.
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