75-acre Pinnacle Ridge Hillside development in Anmore moves to rezoning stage

A massive 75-acre development project has been advanced by Anmore council, which could bring at least 261 new homes to the small community.

A consortium of developers (MNP Ltd., Anmore Gate Limited Partnership, Bella Terra Investments) submitted an application to amend Anmore’s official community plan (OCP) in late 2023, which would increase the allowable density for the Pinnacle Ridge Hillside Lands project.

On June 4, council decided the OCP amendment would not be necessary, voting 4-1 to move the project straight to the rezoning stage.

“I think what we want to do is get into the nitty gritty of this, we’ll get the public involved and move forward. (The OCP amendment) seems like an unnecessary time delay,” said Coun. Paul Weverink. “I think it’s another step we don’t have to take.”

While Anmore’s residential developments have historically focused on large-lot single-family developments, the majority of the homes proposed for the site would be townhomes.

It consists of a mix of 59 single-family homes, 42 semi-detached homes, and 160 townhomes, spread across four lots on the eastern edge of the municipality.

Several councillors, however, pointed out the new provincial legislation around small-scale multi-unit homes (SSMHU) could potentially bump the number of units up to 369 units.

Another new piece of provincial legislation, Bill 44, prohibits public hearings when applications are aligned with a municipality’s OCP.

Despite a lack of clarity around housing types in the OCP, staff said they believe the project is supported by the OCP, and could be approved through a comprehensive development (CD) zone.

They note the OCP’s framework aims to ensure developments “prioritize environmental protection, enhance the semi-rural character of the village and minimize infrastructure costs.”

“Does this fall within the lines of our existing OCP? I’ve tended towards the side of yes,” said Chris Boit, Anmore’s manager of development services.

Boit said the developers’ requested amendment resulted from a misread of the OCP, mixing up the maximum allowable units and lots per acre. A review of the application found the proposal was well below the maximum number of lots, and could be approved if the land is rezoned.

Staff added council will have more opportunity to regulate the land use, density, building height, and other development aspects during the rezoning process.

The project’s design guidelines are in step with the existing neighbourhood character, preserve the existing terrain and natural landscape, and could expand Anmore’s tax base, according to staff.

Approximately 35 percent of the land (26 acres) is being offered to the city as dedicated greenspace and an integrated trail network, which would serve as an interface between the site and the surrounding neighbourhood.

The project also proposed a reduced footprint by building clustered housing towards areas with gentle slopes, and staff said the application was supported by an array of provisional environmental assessments, identifying streams and recommended setbacks.

Staff said the OCP supports infill development, and an increased density does not necessarily take away from the semi-rural character of the area.

While the village’s OCP does not provide clear direction on whether townhomes fit within the semi-rural designation, its 2021 housing needs assessment highlighted the need for future townhomes for smaller families and empty nesters wanting to downsize, staff said.

Higher density developments would increase the village’s tax base, while also reducing the per capita costs to taxpayers for the infrastructure upgrades needed to service the development.

“The proposed increased density of the Hillside development helps move the village in the right (direction),” the report stated.

Most councillors agreed with skipping the OCP amendment process.

Coun. Kim Trowbridge said the process would just cause “undue delay” to the project, and council control over density would come at the rezoning stage. He added although no public hearings will be able to be held due to Bill 44, he still wants to see a significant public engagement process.

“The real club we carry is a rezoning club,” Trowbridge said. “They still have to go through the rezoning firewall, so to speak, to get anything accomplished.”

Mayor John McEwen was the only member of council in favour of going through an OCP amendment review, arguing it would ensure consistency with Icona Development’s Anmore South development.

He said duplexes and joint homes were not envisioned for the area in the OCP, despite the vague language in the OCP.

An application for the site was first submitted in 2018, but it died after council requested financial assessments to prove viability, according to McEwen, adding it’s an important aspect due to the amount of infrastructure that’s required.

“I’m at a crossroads,” McEwen said. “Right now we’re coming into a tone where the details are really what’s lacking and kind of hampering us.”

But Coun. Doug Richardson said it was unclear what aspect of OCP needed to be amended, noting duplexes are already in Anmore.

He predicted the largest public concern will be over how the development would impacts sightlines, which he said can be controlled through zoning and development permits.

“From a sight point of view, this is probably a bigger change than what’s going to be proposed down on Icona’s site,” Richardson said. “I think that’s where the big issue lies.”