WestUrban's proposed development

Important Note:   Campbell River’s Official Community Plan (OCP) is under review and due to be completed by December 31, 2025.  Zoning Bylaw changes will be adopted immediately after adoption of the OCP.  Some draft OCP information is available here:

https://getinvolved.campbellriver.ca/official-community-plan

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.

https://gisportal.campbellriver.ca/arcgis2/apps/PublicInformation/index.html?appid=cf6f6aeaeceb4db5ac2434e2cff00e14

Campbell River Zoning Bylaw 3250, 2006 Consolidated to Bylaw 3995, 2025 

Last Amended: October 10, 2025

(Excerpt Pages 121 – 125)

https://www.campbellriver.ca/media/file/zoning-bylaw-3250-2006-schedule-text

5.25 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: 

5.25.8  The maximum height of a principal building is 10.0 metres.

5.26 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:

5.26.8  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 comply with RM-1 Zone bylaws.

Campbell River Zoning Bylaw 3250, 2006 Consolidated to Bylaw 3995, 2025 

Last Amended: October 10, 2025

(Excerpt Page 56)

https://www.campbellriver.ca/media/file/zoning-bylaw-3250-2006-schedule-text

Note: Parking Space Requirements have changed since WestUrban’s initial development permit application submission.  

Current Parking Schedule

Apartment, Ownership: 1.1 per dwelling unit + 0.2 for visitor = 1.3 per dwelling unit.

Apartment, Rental: 1.0 per dwelling unit + 0.2 for visitor = 1.2 per dwelling unit.

Apartment (Townhouse or Row Housing with 5 or more dwelling units): 1.0 per dwelling unit + 0.2 for visitor = 1.2 per dwelling unit.

WestUrban’s proposed development is for 200 dwelling units of market housing. 

200 dwelling units x 1.3 parking spaces per dwelling unit (200 x 1.3) = 260 total required parking spaces.

Former Parking Schedule

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’s proposal calculates 1.3 parking spaces per dwelling unit (1.3 x 200 = 260) plus 1 visitor parking per 5 dwelling units (200/5 = 40) = 300 total required parking spaces. WestUrban proposes 315 parking spaces (220 regular and barrier free and 95 compact parking spaces). 

Total potential vehicle increase – 260 to 315

General Development Permit Handbook

(Excerpt Page 9)

https://www.campbellriver.ca/government/document-library/general-development-permit-handbook

Access, Circulation and Parking

Developments shall require design of access points to provide for safe access and egress of vehicles and pedestrians, including consideration of minimizing conflicts with pedestrian traffic. 

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.

We submit WestUrban's proposed development does not consider traffic impacts. 

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.

Campbell River Zoning Bylaw 3250, 2006 Consolidated to Bylaw 3995, 2025 

Last Amended: October 10, 2025

(Excerpt Pages 121 – 125)

Note:  Density provisions have changed since WestUrban’s initial development permit application submission. The text bolded in Section 5.25.3 is new.  It is unknown if WestUrban’s proposed development meets the criteria for any of these changes.  Their Letter of Intent for both MJV - Major and MIP - Minor Development Permit Applications dated December 23, 2022 confirms density compliance.  

Density:

5.25.3 

The maximum density permitted is 25 dwelling units per hectare or four dwelling units per lot (whichever is greater) prior to density bonus for amenity provision for either of the following: 

(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; or

(b)  A density bonus of up to five (5) additional dwelling units per hectare is permitted where monetary contribution is made to the City for parkland development or for recreational or environmental greenways development or enhancement (exclusive of any environmental greenways enhancement provided in conjunction with a riparian area setback reduction), equivalent to 1% per unit of density bonus of appraised land value prior to development; to a maximum of 30 dwelling units per hectare.

(c)  A density bonus of one additional dwelling unit is permitted for every five units of Affordable Housing provided, up to a maximum five additional dwelling units per hectare, to a maximum density of 30 dwellings per hectare. Affordable Housing must be secured through a covenant registerable under section 219 of the Land Title Act in favour of the City.

5.25.4 

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 existing 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".

General Development Permit Handbook

(Excerpt Pages 1 – 9)

https://www.campbellriver.ca/government/document-library/general-development-permit-handbook

Justification

(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.

Siting, Massing and Orientation

6. Building height variances will be considered where the variance serves to enhance the overall architectural design of a building without negatively impacting key view corridors, sightlines or the pedestrian realm.

We submit WestUrban's proposed development does not respect the locational context and will dramatically alter the neighbourhood's character.  It  is neither modest new growth nor sensitive infill.

We submit this is not an appropriate underdeveloped area given the sensitive ecosystem.
 

We submit the proposed development, with or without the requested height variance, would negatively impact key view corridors, sightlines and the pedestrian realm.