An independent review says a technical study commissioned by developer Icona Properties underestimates the impact the company’s proposal to build 2,200 new homes on 150 acres of property it owns in south Anmore will have on traffic along Ioco and East roads.
The study, by Vancouver-based Bunt & Associates, is one of several technical reports recently submitted by Icona as part of its application for amendments to Anmore’s official community plan (OCP) bylaw that would be required for the project, that could triple the village’s population, to proceed.
Alon Weinberger, the founder and principal of Port Coquitlam transportation engineering company Evolve, said Icona’s development proposal could generate up to 1,328 vehicle trips during peak hours on weekday afternoons. That compares to an estimate of 750-850 new vehicle trips in the Bunt & Associates’ study.
Weinberger completed his review on behalf of the Anmore Neighbours Community Association that was recently formed to reflect “a desire for residents to have a clear, coordinated voice” in the future of the village. The group is hosting its own town hall about Icona’s development proposal on Thursday, May 8, from 6 to 8 p.m., at Anmore Elementary School (30 Elementary Rd.).
Weinberger said Bunt’s study also doesn’t account for high traffic volumes on warm summer weekends when visitors flock to Buntzen Lake and Belcarra Regional Park nor does it consider the increased number of cars using East Road on weekday afternoons when parents pick up their kids from Eagle Mountain Middle and Heritage Woods Secondary schools at Anmore’s border with Port Moody.
Active transportation options unrealistic
Weinberger said an assumption by Bunt’s report that some of the increased traffic generated by Icona’s proposed development could be eased with better active transportation options is overly optimistic.
Weinberger said while Bunt’s study claims peak weekend traffic volumes along Bedwell Bay Road occur in the fall, a previous count completed in 2020 for the City of Port Moody and Metro Vancouver indicates the connector from Ioco Road to Belcarra Regional Park and Sunnyside Road on to Buntzen Lake is busiest on Saturdays and Sundays in June, July and August, with as many as 11,700 vehicles travelling between Crystal Creek Drive and White Pine Beach Road on August Sundays. The count was part of a study examining congestion, parking violations and safety concerns along the narrow, winding route.
A report presented to Port Moody council in June, 2022, recommended construction of a separated multi-use path along one side of Bedwell Bay Road and First Avenue, converting the intersection at White Pine Beach into a mini-roundabout as well as the implementation of a small on-street parking area with pedestrian access to the floatwalk across Sasamat Lake and dedicated parking for emergency vehicles.
According to the report, the improvements would cost about $10 million. They’ve yet to be built.
In his review, Weinberger said the lack of safe pedestrian facilities, Anmore’s hilly topography and size, along with the village’s remoteness and absence of street lighting make it unlikely active transportation options would mitigate vehicle use by much.
“I do not agree that any vehicle trip reduction made for active transportation will be achievable in Anmore,” he said, adding a small reduction of about 10 per cent might occur as some residents stay local to take advantage of amenities like a small commercial strip and new recreation centre that are part of Icona’s development proposal.
Roads not used equally
Weinberger said the traffic report submitted by Icona also assumes an equal distribution of vehicles using Ioco and East roads to get to and from Anmore.
But with the former the most direct and quickest route to Port Moody’s services, shopping and mass transit connections, that’s also largely free of stop signs and speed bumps, Weinberger said a 75-25 split at peak hours is more realistic.
“East Road provides the best access to the middle and high schools, as well as destinations in the northeast area of Coquitlam, but is a slower route from the development to Port Moody,” Weinberger said, adding the eastern-most route is busiest during the school pick-up period between 2-3 p.m. on weekdays and would only get busier as Anmore’s population grows.
In his review, Weinberger said evacuation procedures should also be examined in a separate traffic impact assessment as the forested environs of Anmore, Belcarra, Sasamat and Buntzen lakes are “prone to wildfires with very limited access.”
The village hosted an open house on April 24 to give Anmore residents a chance to review the latest iteration of Icona’s development proposal, as well as its accompanying technical studies on traffic, water and sewage infrastructure, environmental and economic impacts.
A community survey on the development’s preferred land use components is also open to residents until May 4.
May 26 public hearing
A public hearing is scheduled for May 26 and could be extended to the following night if there’s demand, prior to council’s consideration of third reading of the OCP bylaw amendments.
But one Anmore councillor criticized the timeline when it was adopted on April 1.
Doug Richardson said it seemed needlessly accelerated, especially as Icona’s technical reports weren’t available for public scrutiny until days later.
“If this takes until December, who cares,” he said.
A request by Port Moody for more time to conduct its own review of the technical reports was also rebuffed by a majority of members on Anmore council.
“I’ve always said we look forward to broader regional development, but what about hearing from Port Moody about the traffic impacts to Anmore of its development,” said Anmore Mayor John McEwen, adding representatives from the neighbouring community were free to attend the open house or provide an official response during the public hearing.
Added Coun. Kim Trowbridge of Port Moody’s request, “They seem to be getting overly involved in Anmore’s business.”
MARIO BARTEL 