WestUrban's proposed development
Development Permit Application Documents
There are currently 2 Development Permit Applications pending review by City Planners. All available documents can be accessed on the City's website below. Click on the map showing the Simms Creek property - a box will pop up and you can scroll through using the very small arrow at the top right of each box. We have also posted the documents on the "Learn More" page.
Zoning
Campbell River Zoning Bylaw 3250, 2006 Consolidated to Bylaw 3830, 2021
(Excerpt Pages 126 – 130)
5.33 RESIDENTIAL MULTIPLE ONE (RM–1) ZONE
Purpose:
This zone provides for the development of low-rise residences in multiple-family complexes within the low or medium density residential designation, typically one and two storey patio homes and townhouses, but may also include lower profile apartment style complexes.
Building Height:
5.33.8 The maximum height of a principal building is 10.0 metres.
5.34 RESIDENTIAL MULTIPLE TWO (RM–2) ZONE
Purpose:
This zone provides for the development of low to medium-rise residences in multiple-family complexes within the medium or high density residential designation, typically two to four storey townhouses or apartment style complexes.
Building Height:
5.34.8 The maximum height of a principal building is 15.0 metres.
RM–1 Zone developments in Campbell River are typically one and two storey patio homes and townhouses.
WestUrban's proposed height of 16.0 metres exceeds the maximum building height for both RM–1 and RM–2 Zone.
We submit WestUrban's proposed development does not appear to comply with RM-1 Zone bylaws.
Traffic Safety
Campbell River Zoning Bylaw 3250, 2006 Consolidated to Bylaw 3830, 2021 (Excerpt Page 50)
Table 4.21.1 – Parking Schedule
Single Family Residence, Two Family Residence, Three Family Residence = 2 per dwelling unit. Secondary Suite, Residential unit above Commercial, Residential Downtown = 1 per dwelling unit.
Apartment = 1.3 per dwelling unit plus 1 visitor parking per 5 dwelling units.
Apartment (Townhouse or Patio Home style complex) = 2 per dwelling unit plus 1 visitor parking per 8 dwelling units.
WestUrban calculates 1.3 parking spaces per dwelling unit (1.3 x 200 = 260) plus 1 visitor parking per 5 dwelling units (200/5 = 40).
Total required parking spaces = 300. WestUrban proposes 315 parking spaces (220 regular and barrier free and 95 compact parking spaces).
Total potential vehicle increase – 315.
We do not have access to any Traffic Impact Assessment that may or may not have been prepared by a Professional Transportation Engineer for WestUrban or the City.
If Alder Street remains the primary access point to WestUrban’s development, and there is a fatality or serious injury, any finding that road design/maintenance was a contributing factor could result in City liability, ultimately at a cost to taxpayers.
If Alder Street access is deemed inappropriate and/or dangerous, WestUrban or the City might change the access point to Galerno Road, thereby increasing traffic on a residential street designated a bicycle route.
Thank you to our resident expert, former RCMP Traffic Analyst/Accident Reconstructionist and risk management consultant, who has kindly provided details specific to the Alder Street access proposed by WestUrban. He expresses grave concerns for the safety of all traffic entering or exiting the development including but not limited to:
- Left turn across oncoming traffic (Alder Street) to access development’s arterial road is hazardous, particularly when combined with vehicles leaving development to south or north direction as well as bicycles and pedestrians.
- Campbell River has no left turns halfway down a long steep 6% grade such as Alder; left turn lane must be created which may involve road widening, issues with visibility and vehicular control on slick surfaces. Speed limit is 50 kph but true speed of descending traffic (85 percentile) is 60 to 70 kph after light braking and deceleration.
- Forces involved in making a left turn on grade even at low speeds can overwhelm even the most experienced driver even on dry road surface. It amplifies all of the forces exerted on the vehicle due to grade, speed and road surface. Traffic in and out of the development will include drivers unfamiliar with the access.
- Commercial vehicles have a high centre of mass and are at a high risk of rollover.
- Northbound lane of Alder is tree shaded for approximately 8 months of the year.
Campbell River Development Permit Handbook, (Excerpt Page 8)
The Sustainable Official Community Plan (SOCP) identifies Form & Character criteria to guide developments and includes traffic impacts.
We submit WestUrban's proposed development does not consider traffic impacts and is not aligned with and does not meet the objectives of the SOCP.
We submit a Traffic Impact Assessment report be required to form part of WestUrban's Development Permit Application in advance of any hearing or decision made by the City to approve a height variance.
Density, Form and Character
WestUrban’s Letter of Intent (for both MJV and MIP Development Permit Applications) dated December 23, 2022 confirms density compliance, which aligns with the Zoning Bylaw 3250, 2006 Consolidated to Bylaw 3830, 2021 (Excerpt Page 127)
Density:
5.33.3
The maximum density permitted is 25 dwelling units per hectare, prior to density bonus for amenity provision for:
(a) A density bonus of up to five (5) additional dwelling units per hectare is permitted where 80% or more of the required parking is underground or integrated parking.
5.33.4
Townhouse or row housing complexes are limited to a maximum of eight dwelling units per building.
We submit this neighbourhood and its infrastructure cannot support 200 new dwelling units.
In Campbell River's Sustainable Official Community Plan (SOCP), Willow Point is identified as a controlled development area where "neighbourhoods will maintain existing character and accommodate modest new growth through sensitive infill and redevelopment of appropriate underdeveloped areas".
We submit WestUrban's proposed development will dramatically alter the neighbourhood's existing character and is neither modest new growth nor sensitive infill.
We submit this is not an appropriate underdeveloped area given the sensitive ecosystem.
We submit this proposed development is not aligned with and does not meet the objectives of the SOCP.
In their Letter of Intent, WestUrban also writes:
“The Development Permit Guidelines state “Building height variances will be considered where the variance serves to enhance the overall architectural design of the building without negatively impacting key view corridors, sightlines or the pedestrian realm”. WestUrban Developments Ltd. proposes this variance without compromising key view corridors, sightlines and the pedestrian realm. The additional height of each building allows for more compact, higher quality of design for the site.”
We submit the proposed development, with or without the requested height variance, would certainly and negatively impact key view corridors, sightlines and the pedestrian realm.
From the Sustainable Official Community Plan (SOCP) Bylaw 3475, 2012
General Development Permit Guidelines – Form, Character and Performance:
The objective of these Development Permit Area designations is to ensure multi-family, commercial and industrial development is aligned with the SOCP in the following ways:
(a) Maintain a form and character complementary to the objectives of the SOCP;
(b) Provide for efficient circulation of all modes of transport;
(c) Ensure the design respects the locational context (i.e. responds to neighbourhood character through preserving views, landscaping, safety, etc.);
Respond to Existing Site Conditions and Views
1) Minimize site disturbance and design sites to incorporate and enhance riparian zones, sensitive ecosystems, watercourses and/or mature stands of trees.
2) Siting, massing and exterior finish of buildings within a development shall be sensitive to topography, and complementary to adjacent development.
Other considerations to Form and Character:
- Location of building ventilation systems to avoid or minimize noise and exhaust
- Large facades should be divided into smaller elements to create an appearance of a series of smaller buildings or elements
- Access, circulation and parking
- Lighting
- Wind protection
- Refuse, recycling and services areas
- Landscaping
We submit this proposed development is contrary to the form and character of the existing neighbourhood and is not aligned with and does not meet the objectives of the SOCP.