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Bulmer Pointe Subdivision
Riparian Assessment
Prepared for: Roco Development Ltd.
#900, 600 6th Ave SW Calgary, AB
T2P 0S5
Prepared by: Masse & Miller Consulting Ltd.
513 Victoria St. Nelson, BC V1L 4K7
May 2007
Masse & Miller Consulting Ltd.
513 Victoria St. Nelson, BC, V1L 4K7 Tel.: 250-352-1147 [email protected]
May 17, 2007
Roco Development Ltd. #900, 600 6th Ave SW Calgary, AB T2P 0S5
Attention: Mr. Ryan O’Connor
RE: Riparian Assessment for Bulmer Pointe Subdivision in Argenta.
Dear Mr. O’Connor,
The following report provides a riparian assessment of the property proposed for subdivision in
Argenta. This includes a description of the riparian habitat present along the property and
foreshore of Kootenay Lake, an impact assessment of the proposed development on the riparian
habitat and recommendations to mitigate impacts to the riparian habitat and fisheries habitat.
If you have any comments or questions, please do not hesitate to contact us. Sincerely, Masse & Miller Consulting Ltd.
Sylvie Masse, M.Sc., R.P.Bio.
Bulmer Pointe Subdivision Riparian Assessment
TABLE OF CONTENTS
Table of Contents.................................................................................................................. i List of Tables ........................................................................................................................ i List of Figures ....................................................................................................................... i List of Appendices ................................................................................................................. i 1 Introduction .................................................................................................................. 1
1.1 PROJECT IDENTIFICATION .............................................................................................. 1 1.2 LOCATION AND ACCESS ................................................................................................. 1 1.3 PROJECT OVERVIEW AND SCOPE ...................................................................................... 1 1.4 DEFINITION................................................................................................................ 1
2 Background................................................................................................................... 2 2.1 PROPERTY DESCRIPTION ................................................................................................ 2 2.2 HISTORICAL AND CURRENT LAND USE................................................................................ 2 2.3 PROPOSED DEVELOPMENT .............................................................................................. 2 2.4 PROJECT DEVELOPMENT SCHEDULE ................................................................................... 3
3 Riparian Assessment ...................................................................................................... 5 3.1 METHODOLOGY ........................................................................................................... 5 3.2 RESULTS ................................................................................................................... 5
3.2.1 Area 1: Strata-Lots 1-7 ..................................................................................... 5 3.2.2 Area 2: Strata Lots 8-18................................................................................... 6 3.2.3 Area 3: Strata Lots 19-25 ................................................................................. 6
4 Impact assessment, Mitigations & Recommendations...................................................... 12 4.1 IMPACT ASSESSMENT .................................................................................................. 12 4.2 RECOMMENDATIONS ................................................................................................... 12
4.2.1 Construction .................................................................................................. 13 4.2.2 Post Construction ........................................................................................... 13
4.3 SPILLS AND ACCIDENTS................................................................................................ 14 5 Conclusion .................................................................................................................. 14
LIST OF TABLES
Table 1. Site description and recommendations. ..................................................................... 7
LIST OF FIGURES
Figure 1. Location map of Bulmer Pointe Subdivision.............................................................. 4
LIST OF APPENDICES
APPENDIX 1. Photo Documentation
APPENDIX 2. Layout of proposed subdivision
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Bulmer Pointe Subdivision Riparian Assessment
1 INTRODUCTION
1.1 Project Identification
Masse & Miller Consulting Ltd was retained by Roco Development Ltd to conduct a riparian
assessment of the proposed subdivision development of Bulmer Pointe in Argenta. The purpose
of this study is to assess the potential impacts of the construction of 25 residential dwellings
along the foreshore on the existing riparian habitat. The following assessment provides a general
overview of the 32.52 ha property, focusing primarily on the riparian vegetation within the
foreshore and adjoining upland areas, a description of the proposed development project,
potential impacts on the existing habitat, recommended mitigation and a timetable for the
proposed work. A field survey was carried out on March 27, 2007 by Ms. Sylvie Masse, M.Sc.,
R.P.Bio. and Ms. Lisa Heinbuch, P.Ag. from Masse & Miller Consulting Ltd.
1.2 Location and Access
The Bulmer Pointe subdivision is located on the east shore of Kootenay Lake, south of Argenta,
which is approximately 70 km north of the town of Kaslo (Figure 1). The property is accessible
from Highway 31 along Kootenay Lake and then from the Johnson’s Landing-Argenta Road.
1.3 Project Overview and Scope
The general objectives of this assessment were to inspect the proposed construction area and
provide an evaluation of potential impacts on the riparian habitat. Specifically, objectives were
to:
• Identify any riparian concerns,
• Determine potential habitat impacts,
• Summarize observations on vegetation communities,
• Recommend appropriate riparian setbacks, and
• Recommend further or mitigative actions, if necessary.
1.4 Definition
For the purpose of this report, the riparian zone is defined as the vegetated area along the
foreshore of Kootenay Lake which includes both the area dominated by continuous high moisture
content and the adjacent upland vegetation that exerts an influence on it. Riparian zones
provide a functional link between terrestrial and aquatic ecosystems through coarse and fine
organic matter input, bank stability, water temperature regulation, sediment and nutrient flow
regulation, maintenance of unique wildlife habitat, and are critical for the maintenance of healthy
aquatic ecosystems.
Generally, the riparian zone varies in width from a minimum of 15 m from the high water mark to
30 m and mandatory riparian setbacks have been designated herein for the entire development
area. Variances to these setbacks will require approval from regulatory agencies.
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Bulmer Pointe Subdivision Riparian Assessment
2 BACKGROUND
2.1 Property description
The property is mainly forested with one road currently transecting the property. No houses
have been constructed on the property to date. The property has a rectangular shape running
parallel to the east shoreline of the lake. Most of the property to the south is characterized by
steep slopes interspersed with low gradient shelves. The northern part of the property has
gentler gradients above the shoreline. The 25 lots being assessed are waterfront lots that
require riparian setbacks.
Bulmer Creek (watershed code: 340-218800), which runs through the property is mountain fed
and runs east-west into Kootenay Lake. The stream’s headwater originates from Tooth Ridge in
the Purcell Mountains. Bulmer Creek is 6 km long, intermittent and has a straight channel
pattern. The creek was dry during the site visit and has been determined as non fish bearing
due to a barrier located at the mouth and the intermittent nature of the creek.
2.2 Historical and Current Land Use
The entire 32.52 ha property is forested and the tenure is private. There are presently no active
mine claims, forestry operations or official public recreational uses. The area has been used by
local residents as public beach access. A small shack is present on proposed strata lot #6, which
has been used by local residents to store surfboards and kayaks. An old homestead is located at
the northern end of the property. Still remaining on site are an old log cabin partially collapsed,
old rock walls and decadent apple trees.
2.3 Proposed Development
Roco Development Ltd intends to subdivide the 32.52 ha parcel of land into 34 strata lots, of
which 25 are located along the foreshore of Kootenay Lake (Appendix 2). All lots are relatively
large with the water frontage ranging from 37 to 85 m. The lots will be zoned for the
construction of one single family dwelling per lot and specific design guidelines will have to be
met. Each house will have a maximum footprint of 15 by 20 m and the proposed building layout
includes a riparian setback along all waterfront properties. Set backs vary from lot to lot and are
detailed in Section 3. In addition to the riparian setbacks, vegetation removal will be restricted
on the remainder of the lots limiting removal of vegetation to the designated building envelopes
and driveways to ensure that the natural vegetation is maintained throughout the property. The
vegetation removal restrictions and large size of the lots will ensure the maintenance of a well
established vegetative buffer between dwellings.
The development will also include the construction of access roads, an access trail and potential
beach shelters at a few designated lots. A beach shelter may be built at the break of the slope in
the riparian zone on strata-lots 11, 12 and 13 due to the distance of the proposed house location
from the water. Each shelter will have a maximum footprint of 20 m2.
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Bulmer Pointe Subdivision Riparian Assessment
Two areas have been designated as common property: Bulmer Creek riparian area and the upper
part of the property, which includes a septic field. The Bulmer Creek riparian area will remain
undisturbed as per the current plan. A corridor at the north end of the property has been
designated as public road to provide access to the beach by the general public. A road will not
be constructed, however, foot access will be possible. Access to the beach from the upper
houses will be provided at the north end of the property by a trail at the cul-de-sac, which will go
through common property and the designated public road allowance.
The main strata road, which runs in a north-south direction and transects the property, has been
partially completed. The road includes a turn around which will be constructed to code to permit
access by fire trucks. A culvert has been placed at the Bulmer Creek crossing and a notification
was sent to the Ministry of Environment prior to it’s installation. Strata lots are located along this
road including the lower lots, which consist of the waterfront properties, and the upper lots. Four
secondary roads are currently proposed to access some of the waterfront properties: Road 1 will
provide access to strata lots 3, 4, 5 and 6; Road 2 will provide access to strata-lots 8, 9 and 10;
Road 3 will provide access to strata lots 14 to 18 which then splits into two also providing access
to strata-lots 19, 20 and 21; and Road 4 providing access to strata lots 22 to 25.
2.4 Project Development Schedule
The proposed project development schedule is as follows:
• Road construction Winter/Spring 2007
• Utility construction Spring/Summer 2007
• Subdivision Registration Fall 2007
• Potential building permit applications Spring 2008
• Potential beginning of construction Summer 2008
One Discovery Cabin (Sales Centre) on Lot 15 should be completed by the end of Year 2007.
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Bulmer Pointe Subdivision Riparian Assessment
Figure 1. Location map of Bulmer Pointe Subdivision.
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Bulmer Pointe Subdivision Riparian Assessment
3 RIPARIAN ASSESSMENT
3.1 Methodology
The site was visited on March 27, 2007 and a riparian habitat assessment was conducted on the
waterfront section of the property where 25 houses are to be built. The assessed section was
separated into two zones, the foreshore and adjoining upland zones. The foreshore zone is
bounded to the west by the Present Natural Boundary (normal high water mark) and generally
extends 15-30 m east. The assessed upland zone extends east from the edge of the riparian
zone.
Within each zone, the following general site attributes were assessed; vegetation species,
vegetation stage, crown cover, slope gradient, site features and large woody debris presence.
These attributes were recorded and used to assess the proposed building footprints. For the
purpose of this project, it was not necessary to assess the wetted zone or in-stream fish habitat.
3.2 Results
The entire project area is located within the Interior Cedar-Hemlock variant (ICHdw1)
biogeoclimatic subzone. Tree species on site are typical of the ICH dw1 subzone and are
composed of: Douglas fir (Pseudotsuga menziesii) western red cedar (Thuja plicata), hemlock
(Tsuga heterophylla), paper birch (Betula papyrifera), and black cottonwood (Populus balsamifera trichocarpa). Douglas fir and western red cedar were the dominant species present. Shrubs
species include Soopolallie (Sheperdia canadensis), Oregon grape (mahonia aquifolium), blueberry (Vacc. Spp.) , red osier dogwood (Cornus stolonifera C. sericea), willow (Spp.) and
water birch (Betula occidentalis). A detailed description of vegetation characteristics found at
each strata-lot in the foreshore and upland zones is provided in Table 1.
The entire foreshore can be subdivided longitudinally into three main areas: Area 1: north of
Bulmer Creek including strata lots 1-7; Area 2: south of Bulmer Creek including strata lots 8 to
18; and Area 3: south of Area 2 including strata lots 19 to 25.
3.2.1 Area 1: Strata-Lots 1-7
Area 1 is located at the northern end of the property north of Bulmer Creek and has a slightly
more northern aspect than the remainder of the property. Western red cedar trees were the
dominant tree species in this area due to moister site conditions and more vigorous growth was
observed within the riparian zone with larger more developed pole-sapling stage riparian trees.
The riparian zone within this area was partially cleared during clean up with young coniferous
regeneration and deciduous shrubs removed. Regrowth of the deciduous shrubs should be
vigorous and their removal will not be an issue provided that disturbances within the riparian
zone are minimised.
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Bulmer Pointe Subdivision Riparian Assessment
3.2.2 Area 2: Strata Lots 8-18
Area 2 is located south of Bulmer Creek and is situated on a more westerly aspect. This area
was dryer than the northern part of the property with tree species dominated by Douglas fir with
western red cedar present in small pockets generally at the base of small gullies and moisture
receiving sites. The riparian zone within this area was also partially cleared during clean up with
young coniferous regeneration and deciduous shrubs removed. Regrowth of the deciduous
shrubs should be vigorous and their removal will not be an issue provided that disturbances
within the riparian zone are minimised.
3.2.3 Area 3: Strata Lots 19-25
These lots are located in the southern section of the property and are more densely forested than
the other lots, since no clearing of riparian vegetation has occurred. The riparian area has well
developed vigorous vegetation, some of which provides overhanging cover to Kootenay Lake, and
abundant large woody debris. The upland forest consists of stands of Douglas-fir and western
red cedar with presence of small undergrowth.
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Bulmer Pointe Subdivision Riparian Assessment
Table 1. Site description and recommendations.
Strata Lot #
Site Description Recommendations Proposed Riparian Setback
1 -building envelope already disturbed by historic homestead
-access to property may be included
-large paper birch, western red cedar and Douglas fir on site
-young forest (0 – 15 m)
-old rock wall along riparian boundary
-partial clearing of riparian zone completed
-retain clump of western red cedar and paper birch
-small pole sapling should stay on bank
-provide a 15 m riparian setback
-retain all vegetation within riparian setback
-retain vegetation on either side of the building envelope
-provide access to the beach with small footpath
-retain some of the large woody debris within riparian
15 m
2 & 3 -building envelope on top of the bank (average 5 m high)
-vegetation on lots 2 & 3 consists of larger mixed young forest
with abundant birch throughout Lot 2
-partial clearing of riparian zone completed
-young to mature paper birch, western red cedar, hemlock and
Douglas-fir remaining
-no buildings within the riparian zone
-provide access to the beach with small footpath
-retain vegetation on either side of the building envelope
-retain all vegetation within riparian setback
-retain some of the large woody debris within riparian
15 m
4 -partial clearing of riparian zone completed
-paper birch, western red cedar, hemlock and Douglas-fir
remaining, 5% riparian shrub cover remaining
-one clump of mature birch (15-20 m)
-provide a 16-20 m riparian setback
-provide access to the beach with small footpath
-retain vegetation on either side of the building envelope
-retain all riparian vegetation within riparian setback including
clump of birch and mature Douglas-fir
-retain some of the large woody debris within riparian
16.2-20 m
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Bulmer Pointe Subdivision Riparian Assessment
Table 1 (cont’d). Site description and recommendations.
Strata Lot #
Site Description Recommendations Proposed Riparian Setback
5 -riparian setback surveyed at 23 m from PNB (see lot 7
description).
-young to mature black cottonwood and paper birch on this lot
-more riparian shrubs intact
-partial clearing of riparian zone completed
-retain large black cottonwood, paper birch and small regen
-retain all vegetation within riparian setback
-retain vegetation on either side of the building envelope -provide access to the beach with small footpath
-retain some of the large woody debris within riparian
23.1 m
6 -building site located outside of 30 m riparian
-see lot 7 description
-more deciduous trees and shrubs existing within riparian
-retain all vegetation within riparian setback
-retain vegetation on either side of the building envelope
-provide access to the beach with small footpath
-retain some of the large woody debris within riparian
30 m
7 -riparian vegetation (0-15 m) on all lots north of Bulmer Creek
slightly larger, more developed pole-sapling stage up to 10 m in
height with more western red cedar than Douglas-fir. Deciduous
vegetation includes paper birch and young cottonwood. Not as
many riparian trees have been removed from these lots (7-1) but
riparian shrubs have been removed.
-riparian vegetation (15-30 m) consists of mature western red
cedar and Douglas-fir with more black cottonwood and birch
mixed throughout.
-retain all vegetation within riparian setback
-building envelope will start mid bank, 17 m upslope of PNB to
retain large Douglas-fir and cottonwood in riparian zone
-clump of mature Douglas-fir on south side of lot should be
retained
-retain vegetation on either side of the building envelope
-provide access to the beach with small footpath
-retain some of the large woody debris within riparian
17.1 m
8 -riparian zone (0-15m) has small regeneration of Douglas-fir with
some deciduous mixed throughout
-riparian zone (15-30m) has mature western red cedar with
Douglas-fir throughout
-retain all vegetation within riparian setback
-retain larger trees (15-30 m)
-retain vegetation on either side of the building envelope -provide access to the beach with small footpath
-retain some of the large woody debris within riparian
20 m
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Bulmer Pointe Subdivision Riparian Assessment
Table 1 (cont’d). Site description and recommendations.
Strata Lot #
Site Description Recommendations Proposed Riparian Setback
9 -riparian zone (0-15 m) has small regeneration of Douglas-fir with
some deciduous mixed throughout
-riparian zone (15-30 m) has mature Douglas-fir stand
-retain all vegetation within riparian setback
-retain larger trees (15-30 m)
-retain vegetation on either side of the building envelope
-provide access to the beach with small footpath
-retain some of the large woody debris within riparian
20 m
10 -building envelope beyond re-surveyed riparian setback (15 m
south)
-curved tree trunks and leaning trees indicate soil creep on slope
above
-riparian vegetation partially removed with some Douglas-fir
regeneration and deciduous shrubs remaining (species consistent
with lot descriptions below)
-one clump of paper birch and one black cottonwood remaining
-retain all vegetation within riparian setback
-locate house to minimize vegetation disturbance
-retain vegetation on either side of the building envelope
-provide access to the beach with small footpath
-building should be built against bank
-see geotechnical report for slope stability
-keep footprint of house to minimum
-retain some of the large woody debris within riparian
-must consider central drainage and impact to lower slope
15 m
11 to 13
-building envelopes located at top of steep bank
-shelters to be built on beach, lot 11 flatter
-partial clearing of riparian zone completed with most small shrubs
and Douglas-fir regeneration removed
-Some paper birch and black cottonwood remaining
-shelter must be outside the 10 m riparian zone
-maximum building envelopes for shelters (20m2)
-no machinery zone and no excavation within riparian zone
-above ground buildings only for beach shelters
-select shelter location away from deciduous trees
-no additional vegetation removal, retain deciduous trees
-provide access to the beach with small footpath
-retain some of the large woody debris within riparian
30 m
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Bulmer Pointe Subdivision Riparian Assessment
Table 1 (cont’d). Site description and recommendations.
Strata Lot #
Site Description Recommendations Proposed Riparian Setback
14 -building envelope encroaching within 15 m riparian zone
-partial clearing of riparian zone completed
-four clusters of paper birch remaining within riparian
-40 to 45 % of large woody debris cover (12 m)
-retain some of the large woody debris in front of house
within riparian
-retain all remaining riparian vegetation
-retain vegetation on either side of the building envelope -provide access to the beach with small footpath
-all parts of the building (including decks) must be within
proposed footprint and must not encroach further into riparian
zone
12 m
15 -15 m mark halfway of slope break
-building envelope proposed at 12 m from normal high water mark
at slope break
-partial clearing of riparian zone completed with some young
regen remaining
-one large cottonwood remaining within 0 to 15 m riparian zone
-retain large cottonwood and all cottonwood regeneration
within riparian
-retain remaining riparian vegetation
-retain vegetation on either side of the building envelope
-provide access to the beach with small footpath
-retain some of the large woody debris within riparian
-all parts of the building (including decks) must be within
proposed footprint and must not encroach further into riparian
zone
12 m
16 to 18
-partial clearing of riparian zone completed
-remaining shrubs consist of soopolallie, Oregon grape and
blueberry (Spp.)
-some large woody debris also removed, older embedded logs
remain
-canopy closure 10% and consists of young Douglas-fir with some
water birch and western red cedar in moist depressions and
gullies-15 m riparian up to break of slope on Site 18
-riparian setback is 16 to 20 m
-retain all vegetation within riparian setback
-retain vegetation on either side of the building envelope
-provide access to the beach with small footpath
-retain some of the large woody debris within riparian
Lots 16-17:
20 m
Lot 18:
16 m
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Bulmer Pointe Subdivision Riparian Assessment
Table 1 (cont’d). Site description and recommendations.
Strata Lot #
Site Description Recommendations Proposed Riparian Setback
19 to 25
-proposed building envelopes are at top of bank well outside of
riparian zone
-riparian zone along these lots is undisturbed
-abundant riparian shrubs consist of red osier dogwood, willow
(Spp.), paper birch and water birch
-upland forest consists of young to mature Douglas-fir and
western red cedar with small undergrowth presence
-woody debris abundant with a coverage of 30%
-some rocky outcrop
-canopy closure averages 50% -shrubs < 3m are = 50 to 75%
-young Douglas-fir up to 10 m in height = 15 to 15 %
-moss in open areas = 10 to 15 %
-removal of vegetation prohibited within the riparian zone
-owner may develop small trail to access water
-retain vegetation on either side of the building envelope
30 m
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Bulmer Pointe Subdivision Riparian Assessment
4 IMPACT ASSESSMENT, MITIGATIONS & RECOMMENDATIONS
4.1 Impact Assessment
The current layout of the property provides riparian setbacks along the entire length of the property.
Setbacks are generally greater than 15 m and in several cases greater or equal to 30 m. The house
footprint on two strata lots (lots 14 and 15) will however require encroaching into the minimum 15 m
riparian setback due to the topography of these two lots and physical constraints. The recommended
setback for these two lots is 12 m. The lost riparian vegetation within the 3 m wide strip is compensated
for by the greater riparian setbacks imposed on other lots. Further encroachment into the riparian zone is
not recommended. The developer has also suggested the possibility of constructing 3 small beach shelters
along strata lots 11 to 13 within the riparian zone. The building envelopes for these lots are at the top of a
steep slope greater than 60% and a distance greater than 70 m to the waterfront. Having some sort of
amenity near the waterfront would be useful to property owners. These lots are relatively large with a
width of 53 to 62 m. The maximum footprint of the proposed beach shelter would be 20 m2 and would be
constructed outside a 10 m setback. Specific mitigation measures to limit the impact of the construction of
these shelters are provided in the following section.
The habitat located within the footprint of the project does not contain unique vegetation ecology and in
general, the area has not been identified to contain unusually high value or unique plant species. Potential
impacts to riparian habitat include the loss of riparian vegetation that provides cover, shade and nutrients
for fish and wildlife species, habitat alteration from removal of overstorey and the colonization and spread
of invasive species. It is unlikely that any species at risk will be impacted by this project.
The riparian zone is the most sensitive site in the project area and should be carefully managed to ensure
that mitigation strategies are implemented to protect this zone. The most significant impacts that could
arise from construction activities include soil exposure, vegetation clearing, excavation and loss of
vegetation within the riparian zone. Impacts of construction activities will be low as long as soil exposure
and vegetation removal are kept to a minimum. Maintaining riparian setbacks for house and parking
locations will have a significant positive impact on the shoreline vegetation and concomitant effect on fish
habitat. Impacts to riparian vegetation will be minimized by setting back houses, restricting vegetation
clearing to building footprints only and defining small footpaths for beach access to reduce human traffic
through the riparian zone.
Maintaining a riparian buffer throughout the entire development area will ensure that impacts to fish and
fish habitat in Kootenay Lake are minimized. A riparian buffer along Bulmer Creek will also ensure that the
creek (when running) continues to contribute indispensable nutrients to Kootenay Lake.
4.2 Recommendations
Before construction begins, the riparian setback and footprint of each house should be clearly marked in
the field. A silt fence should also be placed on the downhill side of the building envelope to ensure that
sediments are not transported into Kootenay Lake.
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Bulmer Pointe Subdivision Riparian Assessment
4.2.1 Construction
The following recommendations should be implemented during construction activities:
• The disturbance area boundaries should be flagged in the field prior to any construction work
commencing to prevent unnecessary disturbance to the existing forest.
• All vegetation within designated riparian zone must be retained.
• Vegetation removal on lot should be restricted to building envelope and access.
• Vegetation on either side of building envelopes should be retained.
• As many large trees as possible should be retained around the site.
• All trail construction within the project area should utilize existing roads and trails, or be located to
minimize soil, shrub and tree disturbance. If possible, avoid riparian vegetation clearing and
exposure of soils within sensitive areas.
• To minimize the risk of invasive weeds spreading into the area, a vigorous herb mixture should be
seeded as soon as possible once disturbance has occurred. The seed mix should contain as many
native plants as possible, and be planted on all soils that have been exposed to the mineral layer.
• All heavy machinery working on site should be washed prior to arrival at the property. This should
remove most seeds that may be transported into the area in machine tracks and wheels.
• No activities must be undertaken within the foreshore zone beyond the riparian setback.
• All mineral soil exposed during construction should be revegetated immediately to avoid future
sediment being transported downstream during storm events.
Specific recommendations for beach shelters on strata lots 11 to 13 are provided below:
• Shelter must be located as far back as possible outside the 10 m riparian zone.
• The maximum building envelopes for shelters should be no greater than 20 m2.
• Beach shelters must consist of above ground buildings only.
• No machinery can access the riparian zone for construction of beach shelters.
• No excavation will be permitted within the riparian zone.
• When selecting location for beach shelter, ensure that deciduous trees are retained and select
shelter location away from deciduous trees.
• Construction of beach shelters should not result in the removal of vegetation outside of footprint.
4.2.2 Post Construction
The following recommendations should be implemented post construction activities:
• A small footpath through the riparian zone should be designated for beach access to limit
disturbance to riparian vegetation.
• No additional disturbance in the riparian zone beyond the riparian setback.
• Retain all large woody debris within riparian zone.
• No lawns should be planted and native species should be retained around each building site.
• Synthetic herbicides and pesticides should not be used on any lot.
• Ensure that any deleterious substances are stored in an adequate location away from any
watercourses.
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Bulmer Pointe Subdivision Riparian Assessment
4.3 Spills and accidents
A spill is an unauthorized release or discharge of a deleterious substance into the environment equal to or
greater than specified amounts or the uncontrolled release of substances deleterious to the environment.
To mitigate impacts to land, water or air resources the Contractor must prepare and familiarize all workers
on site with a spill control and response plan. The plan should include detailed information on control and
response procedures. The following information must be included:
• Stop the spill source.
• Contain the spill. A spill containment kit must be readily accessible.
• Report the spill. The Construction Supervisor and Environmental Monitor must be contacted
immediately. If necessary, they will contact the Provincial Emergency Program and the local
Ministry of Environment Representative. Refer to Table 2 for contact information.
• Protect the area.
• Remove material to an approved location for storage and/or disposal.
• Reclaim the area.
• Prepare spill report.
Table 2. Spill Response Contact Information.
Name Company Position Contact Number
PEP 24 hour Spill Reporting 1 800 663 3456
Ed Stockerl Ministry of Environment
Environmental
Protection Division
Toxic Management
Emergency Response
Officer
250 354 6358
5 CONCLUSION
Maintaining the existing riparian vegetation within the project area will ensure that impacts to the
environment from the development will be minimized providing that mitigative strategies outlined in this
report are followed. In addition to the riparian setbacks, vegetation removal will be restricted on the
remainder of the lots limiting removal of vegetation to the designated building envelopes and driveways to
ensure that the natural vegetation is maintained throughout the property. The vegetation removal
restrictions and large size of the lots will ensure the maintenance of a well established vegetative buffer
between dwellings
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Bulmer Pointe Subdivision Riparian Assessment
APPENDIX 1. Photo Documentation
Masse & Miller Consulting Ltd.
Bulmer Pointe Subdivision Riparian Assessment
APPENDIX 1 – PHOTODOCUMENTATION
Photo 1. Lot 1, old rock wall.
Photo 2. Lot 1, large birch tree.
Photo 3. Lot 2. Photo 4. Lot 2.
Photo 5. Lot 2. Photo 6. Lot 2.
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Bulmer Pointe Subdivision Riparian Assessment
Photo 7. Lot 3. Photo 8. Lot 3.
Photo 9. Lot 4. Photo 10. Lot 4.
Photo 11. Lot 6. Photo 12. Lot 7.
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Bulmer Pointe Subdivision Riparian Assessment
Photo 13. Lot 7. Photo 14. Lot 8.
Photo 15. Lot 8. Photo 16. Lot 9.
Photo 17. Lot 9. Photo 18. Lot 10.
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Bulmer Pointe Subdivision Riparian Assessment
Photo 19. Lot 10. Photo 20. Lot 11.
Photo 21. Lot 11. Photo 22. Lot 13.
Photo 23. Lot 13, foreshore and riparian. Photo 24. Lot 14.
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Bulmer Pointe Subdivision Riparian Assessment
Photo 25. Lot 14, shoreline.
Photo 26. Lot 15.
Photo 27. Lot 15, shoreline.
Photo 28. Lot 15, riparian zone.
Photo 29. Looking downslope to start of riparian zone.
Photo 30. Large cottonwood in riparian zone.
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Bulmer Pointe Subdivision Riparian Assessment
Photo 31. Lot 16.
Photo 32. Lots 17- 18.
Photo 33. Forest along lots 20-25.
Photo 34. Riparian along lots 20-25.
Photo 35. Rocky outcrop along lots 20-25.
Photo 36. Foreshore along lots 20-25.
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Bulmer Pointe Subdivision Riparian Assessment
APPENDIX 2. Layout of Proposed Subdivision
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