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LETTER WRITING CAMPAIGN – Cut and Paste/Write Your Own
We continue to ask concerned citizens to write City Hall. Thank you for helping Save Simms Creek!
NEW! WETLANDS UPDATE
WATCH VIDEOS! STREAMKEEPERS, WETLANDS, TRAFFIC, ZONING
Four videos addressing ecological threats, traffic safety and zoning inconsistencies support the community's overwhelming opposition to WestUrban's proposed Simms Creek development.
KEY ISSUES:
Wetlands: WestUrban has applied for a Section 11 Change Approval and we do not yet know if this impacts the Riparian Areas Protection Regulation report (RAPR) – submitted four times and rejected at least three times – by WestUrban's contracted Qualified Environmental Professionals (QEPs). WestUrban paid a $250 Section 11 application fee and the application appears to rely on information not supported by evidence. Provincial biologists have written to express their opposition to the Section 11 and submitted RAPRs as they believe WestUrban and its QEPs have failed to meet Provincial guidelines, including inaccurate wetlands mapping and unsubstantiated claims. A hydrogeologist has raised serious concerns about water table data and an aquifer.
Salmon: Simms Creek is regularly monitored by our local Streamkeepers, and continues to support young and returning Coho salmon. We remain concerned about levels of 6-PPDQ washing into Simms Creek from vehicle tires given its proven toxicity to fish, particularly Coho.
Traffic: See "Traffic Safety" page for RCMP/Citizens On Patrol traffic statistics on Alder Street South. Dave Sutherland, former RCMP Traffic Analyst/Accident Reconstructionist, has shared his grave concerns on video.
Geotechnical Report: The geotechnical report dated October 21, 2022 posted on the City’s website as part of WestUrban’s development application documents was an addendum referring to an earlier report. The original report, dated June 3, 2022, has since been added to the City’s website.
Both documents are based on different buildings than what WestUrban is proposing in their application. The original report clearly shows townhouses and one apartment building, and the addendum refers to three 3-storey apartment buildings each with one level underground parking. The height variance request is for three 4-storey buildings each with two levels underground parking.
Height Variance and Zoning: The City has not yet mailed the required Statutory Notification for the Development Variance Permit (Height Variance) to homes within 100m of the properties. Prior to the matter coming before City Council, written submissions are the ONLY way the public will have input. WestUrban will be permitted to make a presentation to City Council.
The City cannot move forward with the height variance application until such time as the Minor Development Permit (MIP) Application is resolved and approved by the City Development Services Department. This MIP includes the RAPR (wetlands) report, and now the Section 11 Change Approval application, so the height variance is effectively stalled pending Provincial, then City review.
Save Simms Creek submits the proposed development does not comply with current City zoning bylaws or the draft Official Community Plan.