Anmore South Community Engagement

The Anmore South lands are owned by icona Properties Ltd., (the Applicant) and the current application to amend Anmore's Official Community Plan (OCP) and develop a Neighbourhood Plan for the area represents a significant change to Anmore's future growth and development. Formerly known as the Imperial Oil Company (IOCO) lands, Anmore South encompasses 151 acres in the southern part of Anmore.

The OCP Amendment Application was submitted on May 5, 2023 and it reflects a mixed-use community at Anmore South phased over a 25-year period, including retained forest and natural areas, an interconnected parks and trail network, commercial businesses, community facilities and a diversity of housing. The application includes 3,100- 3,500 homes with a projected population of 5,100 to 6,700 residents.

At the Regular Council Meeting on December 5, 2023, Council gave first reading to the Official Community Plan (OCP) Amendment Bylaw No. 686-2023, which relates to icona Properties Ltd.’s application for the Anmore South lands. First reading starts a comprehensive exploratory process to consider the amendment and what it means to Anmore. On March 19, 2024, Council approved the Terms of Reference that will guide the development of the Neighbourhood Plan for the area.

Council also endorsed a Community Engagement Plan for the Anmore South OCP Amendment Application and Neighbourhood Plan.


Phase 3 Community Engagement Complete

The Phase 2 and 3 Community Engagement Summary Report was presented at the May 27, 2025 Regular Council meeting. The report was received by Council and this marks the completion of the Phase 3 engagement process. Thank you to the community members who took the time to share their input and participate in the various phases of the engagement process over the past year.

The Village has now completed Phases 1, 2 and 3 of community engagement, and we encourage residents to read the engagement summary reports posted. The frequently asked questions related to the Anmore South OCP Amendment Application that came up over the course of the community engagement will be posted here and on anmore.com/anmoresouth. Should Council provide direction to move to a Public Hearing, a Public Hearing will be scheduled in accordance with applicable legal requirements and powers as part of Phase 4 of the process outlined in the Terms of Reference.


Phase 3 Engagement Activities

Phase 3 Community Update flyer was mailed to Anmore residents and additional copies are available at the Anmore Community Hub.

Community Survey: The Phase 3 Community Survey has now closed. Thank you for providing your input. Results from the survey will be shared in a community engagement summary report.

Technical Open House Boards:

Village of Anmore Phase 3 Open House Boards

icona Phase 3 Open House Boards – Section 1 Preferred Plan

icona Phase 3 Open House Boards – Section 2 Technical Studies

icona Phase 3 Open House Boards – Section 3 Vision Renders

Phase 3 Technical Reports & Summaries

The following are the Phase 3 technical reports and summaries, which are based on the Preferred Plan as outlined in the Terms of Reference. The remaining summaries are underway and will be posted soon.

Professional firms with recognized expertise in each study area completed the analysis and reports, which were then reviewed by Village staff and consultants with expertise in each study area. Comments were provided back to the Applicant outlining changes and/or additions to the technical reports to meet the Village's requirements. Final technical reports with the required changes/additions were then reviewed by the Applicant and submitted to the Village for final approval. In addition to the input into the reports, the Village's financial consultant has also provided a memo related to the review of the Fiscal Impact Analysis.


Technical Reports
Summaries
Fiscal Impact Analysis ReportFiscal Impact Analysis Summary
Memo: Village Consultant's Review of Anmore South Phase 3 Fiscal Impact Analysis

Economic Impact Analysis Report
Economic Impact Analysis Summary
Transportation Impact Assessment Report
Transportation Impact Assessment Summary
Environmental Impact Assessment Report
Environmental Impact Assessment Summary
Retail Market Analysis Report
Retail Market Analysis Summary
Infrastructure Servicing Report
Infrastructure Servicing Summary
Infrastructure Servicing Report - Appendices

Clarification Memos: Posted May 14, 2025

Two clarification memos have been provided to the Village by the professional consultants who prepared the Phase 3 technical studies.

1. Deloitte has provided a response to input a the Finance Committee and Coriolis, the Village's financial consultant, has provided additional comments in a combined memo: Fiscal Impact Analysis Clarification Memo - Deloitte & Coriolis

2. Bunt & Associates has provided a response to an opinion letter submitted to them by Evolve in a memo: Response to Evolve Opinion Letter - Bunt

3. Placemark has provided a response memo from Aplin & Martin regarding the 2025 Risk Assessment prepared by SenseNet Inc.: Anmore South Firefighting Enhancement and Mitigation - Placemark & Aplin & Martin


Phase 3 Preferred Plan

The Preferred Plan includes the land use scenario that outlines the key components of the vision for the proposed development and forms the foundation for the Neighbourhood Plan policy.

Housing

  • 2,202 new homes including a mix of single-family detached houses, duplexes, townhomes and apartments (maximum 6-storeys).
  • The housing mix includes rental units (market and non-market) and dedicated units for Sasamat Volunteer Fire Department firefighters.
  • A projected population of approximately 4,500 residents over 20 to 25 years.

Transportation

  • Pedestrian-first streets with sidewalks, multi-use paths, tree-lined boulevards, and dark sky lighting.
  • Improved connectivity of Anmore’s street network with links to Crystal Creek Drive, Fern Drive, Sunnyside Road and First Avenue.

Parks + Natural Areas

  • Dedicated forest and riparian areas with multi-use greenways and trails for conservation and recreation.
  • Neighbourhood parks within a 5-minute walk of every home in Anmore South.
  • Potential for recreation facility improvements at Anmore Elementary with new field and facilities.

Shops, Services + Facilities

  • Public community centre that serves all of Anmore.
  • New retail stores, service, office space and local employment.

Neighbourhood Plan Land Use Designations





The Anmore South lands are owned by icona Properties Ltd., (the Applicant) and the current application to amend Anmore's Official Community Plan (OCP) and develop a Neighbourhood Plan for the area represents a significant change to Anmore's future growth and development. Formerly known as the Imperial Oil Company (IOCO) lands, Anmore South encompasses 151 acres in the southern part of Anmore.

The OCP Amendment Application was submitted on May 5, 2023 and it reflects a mixed-use community at Anmore South phased over a 25-year period, including retained forest and natural areas, an interconnected parks and trail network, commercial businesses, community facilities and a diversity of housing. The application includes 3,100- 3,500 homes with a projected population of 5,100 to 6,700 residents.

At the Regular Council Meeting on December 5, 2023, Council gave first reading to the Official Community Plan (OCP) Amendment Bylaw No. 686-2023, which relates to icona Properties Ltd.’s application for the Anmore South lands. First reading starts a comprehensive exploratory process to consider the amendment and what it means to Anmore. On March 19, 2024, Council approved the Terms of Reference that will guide the development of the Neighbourhood Plan for the area.

Council also endorsed a Community Engagement Plan for the Anmore South OCP Amendment Application and Neighbourhood Plan.


Phase 3 Community Engagement Complete

The Phase 2 and 3 Community Engagement Summary Report was presented at the May 27, 2025 Regular Council meeting. The report was received by Council and this marks the completion of the Phase 3 engagement process. Thank you to the community members who took the time to share their input and participate in the various phases of the engagement process over the past year.

The Village has now completed Phases 1, 2 and 3 of community engagement, and we encourage residents to read the engagement summary reports posted. The frequently asked questions related to the Anmore South OCP Amendment Application that came up over the course of the community engagement will be posted here and on anmore.com/anmoresouth. Should Council provide direction to move to a Public Hearing, a Public Hearing will be scheduled in accordance with applicable legal requirements and powers as part of Phase 4 of the process outlined in the Terms of Reference.


Phase 3 Engagement Activities

Phase 3 Community Update flyer was mailed to Anmore residents and additional copies are available at the Anmore Community Hub.

Community Survey: The Phase 3 Community Survey has now closed. Thank you for providing your input. Results from the survey will be shared in a community engagement summary report.

Technical Open House Boards:

Village of Anmore Phase 3 Open House Boards

icona Phase 3 Open House Boards – Section 1 Preferred Plan

icona Phase 3 Open House Boards – Section 2 Technical Studies

icona Phase 3 Open House Boards – Section 3 Vision Renders

Phase 3 Technical Reports & Summaries

The following are the Phase 3 technical reports and summaries, which are based on the Preferred Plan as outlined in the Terms of Reference. The remaining summaries are underway and will be posted soon.

Professional firms with recognized expertise in each study area completed the analysis and reports, which were then reviewed by Village staff and consultants with expertise in each study area. Comments were provided back to the Applicant outlining changes and/or additions to the technical reports to meet the Village's requirements. Final technical reports with the required changes/additions were then reviewed by the Applicant and submitted to the Village for final approval. In addition to the input into the reports, the Village's financial consultant has also provided a memo related to the review of the Fiscal Impact Analysis.


Technical Reports
Summaries
Fiscal Impact Analysis ReportFiscal Impact Analysis Summary
Memo: Village Consultant's Review of Anmore South Phase 3 Fiscal Impact Analysis

Economic Impact Analysis Report
Economic Impact Analysis Summary
Transportation Impact Assessment Report
Transportation Impact Assessment Summary
Environmental Impact Assessment Report
Environmental Impact Assessment Summary
Retail Market Analysis Report
Retail Market Analysis Summary
Infrastructure Servicing Report
Infrastructure Servicing Summary
Infrastructure Servicing Report - Appendices

Clarification Memos: Posted May 14, 2025

Two clarification memos have been provided to the Village by the professional consultants who prepared the Phase 3 technical studies.

1. Deloitte has provided a response to input a the Finance Committee and Coriolis, the Village's financial consultant, has provided additional comments in a combined memo: Fiscal Impact Analysis Clarification Memo - Deloitte & Coriolis

2. Bunt & Associates has provided a response to an opinion letter submitted to them by Evolve in a memo: Response to Evolve Opinion Letter - Bunt

3. Placemark has provided a response memo from Aplin & Martin regarding the 2025 Risk Assessment prepared by SenseNet Inc.: Anmore South Firefighting Enhancement and Mitigation - Placemark & Aplin & Martin


Phase 3 Preferred Plan

The Preferred Plan includes the land use scenario that outlines the key components of the vision for the proposed development and forms the foundation for the Neighbourhood Plan policy.

Housing

  • 2,202 new homes including a mix of single-family detached houses, duplexes, townhomes and apartments (maximum 6-storeys).
  • The housing mix includes rental units (market and non-market) and dedicated units for Sasamat Volunteer Fire Department firefighters.
  • A projected population of approximately 4,500 residents over 20 to 25 years.

Transportation

  • Pedestrian-first streets with sidewalks, multi-use paths, tree-lined boulevards, and dark sky lighting.
  • Improved connectivity of Anmore’s street network with links to Crystal Creek Drive, Fern Drive, Sunnyside Road and First Avenue.

Parks + Natural Areas

  • Dedicated forest and riparian areas with multi-use greenways and trails for conservation and recreation.
  • Neighbourhood parks within a 5-minute walk of every home in Anmore South.
  • Potential for recreation facility improvements at Anmore Elementary with new field and facilities.

Shops, Services + Facilities

  • Public community centre that serves all of Anmore.
  • New retail stores, service, office space and local employment.

Neighbourhood Plan Land Use Designations





Thank you for taking the time to share your input and ask questions. We have now completed Phases 1, 2 and 3 of community engagement, and we encourage residents to read the engagement summary reports posted. The frequently asked questions related to the Anmore South OCP Amendment Application that came up over the course of the community engagement will be posted here and on anmore.com/anmoresouth. Should Council provide direction to move to a Public Hearing, a Public Hearing will be scheduled in accordance with applicable legal requirements and powers as part of Phase 4 of the process outlined in the Terms of Reference.

  • I understand Anmore council has an obligation to receive and review any OCP amendment application presented. However, I am also aware Anmore also has the right to reject an application completely. It appears Anmore is seriously considering revising an out of date OCP on behalf of a single corporate developer. Furthermore it appears that Anmore council is promoting the acceptance of that one developers profit driven vision for the future of the Anmore community, over an inclusive community developed vision. Council should take a proactive approach by undertaking the updating of the the entire OCP through an inclusive process involving the current community taxpayers. This process ensures the community develops the strategic vision for the future of the village independent of influence from a single profit driven entity that may not have the best interests of the community at the centre of their motivations. By Council adopting this profit driven proposal without having formally updated a vision for the community completely independent of the developers current request, Council is blatantly neglecting its social responsibility to Anmore homeowners through having no strategic vision for the future of the entire community they were elected and acclaimed to safeguard and protect. Will the Village of Anmore reject the current OCP amendment application by icona and pause the current OCP application until you first complete the Village of Anmore OCP update to be compliant with Metro 2050 Strategy

    LisaJ asked 22 days ago

    Council is in the process of considering the OCP Amendment Application by icona as per the approved Terms of Reference.

  • Can Council confirm whether the Terms of Reference for the Anmore South planning process were authored solely by the Village, without any drafting or written input from the landowner, developer, or their consultants?

    LisaJ asked 16 days ago

    The Terms of Reference for the Neighbourhood Planning process were developed as part of a joint discussion about the Village’s expectations and requirements for this project, and were approved by Council in March 2024.

  • how are we expected to read the agenda with 733 pages of the icona proposal in 4 days??? why are the letters from different agencies so small we can't read them? Why was i told this wasn't be rushed when it clearly is??

    LS asked 18 days ago

    The primary purpose of the agenda package is to provide information for Council’s discussion and decision making. The referral letters are full-sized in the OCP Bylaw Amendment report to Council. Posting the agenda at the end of the week before a meeting is standard practice, in Anmore and other municipalities.

  • The Village of Anmore's OCP is outdated. Mayor McEwen mentioned at the May 20th council meeting that they have set aside $200,000.00 for it. It was a vague response. Can you please confirm - does this mean the Village is planning to update its OCP? The village has a duty to the citizens of Anmore, the current taxpayers to update the OCP, prior to accepting and passing any ammendment to the OCP. It is very concerning that icona has mentioned to different residents on more than one occassion that they do not plan to develop Anmore South, rather they will sell off to other developers. So why on earth would the Village of Anmore allow a corporation, with no skin in the community and no long term commitment to the community change the direction of Anmore South. The village owes an obligation to residents first

    LisaJ asked 21 days ago

    Thank you for your input. 

  • As part of Phase 3 Engagement, the Council will provide the following opportunities it considers appropriate for consultation with persons, organizations, or authorities it considers will be affected including: the municipalities of the Village of Belcarra and the City of Port Moody; • School District 43; • affected First Nations being Musqueam Nation, Kwikwetlem First Nation, Squamish Nation and Tsleil-Waututh Nation; • TransLink; • the Greater Vancouver Regional District (Metro Vancouver); • Vancouver Fraser Port Authority • Fraser Health • BC Ambulance • RCMP • the owners and occupiers of the property within 100 metres of the subject property. who are invited to comment on the most recent proposed plan. Please point me to where we are able to view these "reach-out" letters as well as the feedback/responses from each. Thank you

    LisaJ asked 22 days ago

    The invitations to comment and comments/submissions received from referral letters are in the agenda package for the May 27, 2025 regular Council meeting, which is available at anmore.com.

  • This process needs to be stopped until there is a way for residents to get questions answered in a timely manner. Will the council stop the process until the legalities of answering questions is resolved?

    LS asked 22 days ago

    All questions submitted on HaveYourSayAnmore.com that relate to the OCP Amendment Application are being answered, and all documents pertaining to Phases 1, 2 and 3 are available on this site and on the Village of Anmore website.

  • When will the results of the most recent survey conducted by the Village of Anmore on Anmore South be available to the public

    LisaJ asked 22 days ago

    The survey results are in the agenda package for the May 27, 2025 regular Council meeting, and it is available for review on anmore.com.

  • I have asked numerous times, in many ways for Anmore to update the OCP, of the Village, excluding any talk around anmore south, the proponent, etc. I was provided this:When presenting the OCP Bylaw amendment to Council as part of first reading, one option was to do a complete update of the OCP; however, the decision was to proceed with the OCP amendment first. However, the process being followed to amend the OCP has included a community engagement process that is consistent with a full update to an OCP to provide residents with multiple opportunities to provide input on this proposed amendment and Neighbourhood Plan. Also, the development of the Neighbourhood Plan provides a broader policy to help guide development if approved. As part of the Neighbourhood Plan development, the Applicant’s planning team and Village staff review and take into account related policies, which includes the Metro Vancouver Regional Growth Strategy. As well, the process to consider a change in the land use designation includes an application to Metro Vancouver for approval of this change. The village owed an OCP update with commuity input that does not involve a "preferred plan" from a proponent. Does no involve community engagement with a proponent. nothing at all to do with a proponent. not sure why we keep circling back. pretend icona does not exist. anmore owes the residents an OCP update, then an applicant can apply

    LisaJ asked 21 days ago

    Thank you for your input. 

  • In Metro Vancouver, it is common for developers to rezone or amend land use and then flip the property for profit — sometimes leading to projects with less community benefit or weaker environmental standards than originally promised To secure community benefits and ensure accountability, Anmore Council could require: A phased development agreement (PDA) A housing agreement that locks in tenure and affordability A public benefits covenant (e.g., parkland, amenities, infrastructure) Conditions precedent that must be met before any rezoning or UCB change is finalized Is the village of anmore requiring a phased development plan, or any other land covenants pertaining to the anmore south lands?

    LisaJ asked 19 days ago

    It is expected that a phased development plan would be required if the OCP Amendment Bylaw is approved.

  • From before passing first reading, Mayor emphasized the importance of passing first reading so that - in his words - the developer would pay for the process. The applicant would have to incur all the costs for all the consultants, studies, etc. While this seemed like a good selling point to us villagers, having developer completely guide the process is a conflict of interest - especially given the proponent, Greg Moores history with Metro Vancouver policy and influence. The entire planning process for Anmore South — from technical studies to engagement — was guided by a Terms of Reference approved by Council, but the public has never been shown who authored it. What is clear is that the developer hired the consultants who prepared the studies that now frame our Neighbourhood Plan. For a development of this scale, with such transformative implications for Anmore, the absence of a truly independent, Village-led planning process raises serious concerns about transparency and public trust. Who actually created the Terms of Reference?

    LisaJ asked 19 days ago

     The Terms of Reference for the Neighbourhood Planning process were developed as part of a joint discussion about the Village’s expectations and requirements for this project, and were approved by Council in March 2024. 

     

Page last updated: 28 May 2025, 03:30 PM