Port Moody concerned about negative impacts of Anmore South proposal

Port Moody Flags Risks of Anmore South Development

The City of Port Moody is raising concerns over a significant development proposed in neighbouring Anmore, warning the project could strain infrastructure, impact environmentally sensitive areas, and increase pressure on local roads and parks. In an official letter, addressed to Anmore Mayor John McEwen, Mayor Meghan Lahti outlines the city’s feedback on the Anmore South development, proposed on 151 acres in South Anmore.

The proposal for the Imperial Oil Company lands includes 2,200 new homes and small-scale commercial and community uses and would triple the community’s population. The proposed changes, the letter says, “raise significant concerns related to servicing, environmental impacts, transportation, recreation, and regional growth strategy alignment.”

Infrastructure and servicing gaps

The technical documents released by Anmore in April do not adequately demonstrate how water and sanitary services will be provided, writes Mayor Lahti. In particular, she notes that the stormwater management plan “has not demonstrated achieving either the ISMP criteria or ASMS criteria,” and does not show how runoff from Anmore would affect downstream systems in Port Moody.

“The report identifies the opportunity for future connection to the existing system but should also consider how the proposed infrastructure will integrate into the existing community water system,” the letter says. The City also highlighted the need to evaluate how a new Metro Vancouver connection would relate to Port Moody’s existing water supply agreement with Anmore.

Transportation impacts underestimated

The letter says the proposed development would generate traffic volumes that the existing infrastructure in Port Moody cannot support. The traffic study estimates that only 40% of future traffic volumes can be accommodated without upgrades that the City describes as “currently deemed unfeasible.”

“The proposed approach by the subject development is not consistent with these plans,” the letter states, referring to traffic calming measures and safety improvements already underway on Ioco Road.

The City requested Anmore explore alternate transportation strategies, including re-routing traffic to other parts of the Major Road Network, addressing regional greenway gaps, and providing non-vehicle access to rapid transit. It also noted that the proposed private shuttle service should operate full-day service “from opening day to accommodate the diverse travel patterns of a mixed-use community.”

Environmental, climate, and safety concerns

The letter raised several concerns about the proposed drainage system, noting that it models flows for only up to the 1:5 year storm event. “Standard practice would be to assess/plan for a 1:100 year event level,” the letter notes, citing risks to Schoolhouse Creek and other downstream areas.

The letter identifies additional concerns, including reduced groundwater recharge, diversion of flows between catchments, and the lack of compatibility with Port Moody’s environmental standards. Also noted are missing documents, including a Tree Management Plan, Arborist Report, Windthrow Assessment, and contaminated sites assessment related to a former shooting range.

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“When housing development is expanding into the Wildland-Urban Interface, increased risk of human-caused wildfire is expected,” the letter adds, urging Anmore to apply FireSmart principles. The development’s location, density, and limited access to transit are likely to increase vehicle traffic and greenhouse gas emissions. “A significant increase in population in the Village will have a spillover effect negatively impacting Port Moody’s ability to achieve targeted reductions in emissions,” the letter states.

Parks and recreation pressures

While the proposal includes 5 kilometres of greenways and a 20,000-square-foot community centre, Lahti writes these amenities would not meet the full needs of future residents. “It is anticipated that where these needs cannot be met in Anmore, they will be sought out in Port Moody without corresponding contributions to expansion, upgrades or additional maintenance,” the letter states.

The City expects increased demand on Bert Flinn Park and the Shoreline Trail and noted that the proposed trail network “will not provide adequate trail opportunities to provide for longer recreational needs.”