Introduction

Christie Point in the Town of View Royal is the site of a proposed rezoning from RM1 (Ground-Oriented Multiple-Unit Residential) to RM3 (Mixed Residential) (Figures 1, 2 & 3). As per the requirements for a rezoning application under the Town of View Royal’s Zoning Bylaw No. 900 (2014), Swell Environmental Consulting Ltd. (Swell) was engaged by Realstar Management to complete an Environmental Overview Assessment, including:

• describing the ecological conditions at Christie Point in View Royal, including vegetation communities, bird and wildlife observations, habitat and corridors, and the existence of, or potential for, rare plant or animal species;
• assessing the possible effects of proposed rezoning including increased density and building and infrastructure locations; and,
• providing recommendations to protect the environmental values of the site.

This Environmental Overview Assessment summarizes the overall environmental conditions at the property and identifies the general potential ecological impacts expected from the proposed zoning change. Archaeological, geotechnical and arboreal reports are provided by others and not included in this survey.

Background Information

Prior to conducting the field assessment for the site, the current environmental data available for the area was reviewed. In part, this included a review of aerial photography, the CRD Natural Areas Atlas data for Sensitive Ecosystem Inventory (SEI) and Sensitive Habitat Inventory (SHI) sites, the CRD Harbours Atlas for aquatic and shoreline inventories, the Conservation Data Centre (CDC) records for rare species occurrences, the Wildlife Tree Stewardship Program (WiTSP) occurrences, the Fisheries Inventory Summary System (FISS) database, and a review of locally available information for Portage Inlet.

The site is surrounded by Portage Inlet, a unique, shallow, tidal waterway, with extensive mudflats (Figure 4) that lies within the Victoria Harbour Migratory Bird Sanctuary (Figure 5), “one of the most important bird habitat areas in the CRD” (CRD website). Victoria Harbour Bird Sanctuary was recognized by Nature Canada as a new Canadian NatureHood in 2015 for its remarkable urban wildlife. Christie Point is situated directly adjacent to the Craigflower Creek and Colquitz River estuaries, important salmon-bearing waterways within the urban environment of Greater Victoria, and within the migratory path of migrating salmonids to these two freshwater systems. Fish species expected in Portage Inlet include: Pacific herring (Clupea pallasi), coho salmon (Oncorhynchus kisutch), chum salmon (O. keta), coastal cutthroat trout (O. clarki clarki), and steelhead (O. mykiss). The Pacific herring found in these waters are considered to be genetically distinct. Coastal cutthroat trout are a provincially blue-listed species (Special Concern).

The following land or water-based environmental data points were listed on the site or within 500 metres of the property (approximate distance to subject site in m):

• Geyer’s onion (Allium geyeri var. tenerum), a provincially blue-listed species (Special Concern), was historically observed on or near Christie Point in 1959 (Figure 6). The population has not been verified since this time. Verification in April-June is suggested in the CDC listing.
• The entire site is listed as previous CRD Garry Oak Ecosystem in 1800, but the site is no longer listed by the CRD as a Garry Oak Ecosystem in the 1997 survey. Garry oak (Quercus garryana) ecosystems are species-rich ecosystems containing numerous endangered plant and animal species.
• Olympia oysters (Ostrea lurida), a Species of Special Concern (federal Species At Risk Act), have been observed surrounding the site according to the CRD Harbours Atlas surveys. Portage Inlet contains the largest population of Olympia oysters in BC. Small reefs for Olympia oysters salvaged from the Craigflower Bridge project were constructed by World Fisheries Trust in the lower intertidal zone of a bay on the southeast side of the point and populated with an estimated 6,000 oysters in May 2013 (Carolsfeld & Mucciarelli 2015) (Figure 7).
• Eelgrass (Zostera spp.) surrounds the site sub-tidally to the north and east according to the CRD Harbours Atlas surveys (Figure 7).
• River otters (Lontra canadensis) are known to forage and den at Christie Point and in Portage Inlet through numerous wildlife studies tracking PCBs in otters (Nelson 2012, Guertin et al. 2010, Elliot et al. 2008).

The WiTSP lists two Bald Eagle (Haliaeetus leucocephalus) nesting sites greater than 500 m to the north of the site in Knockan Hill Park and Marigold Park. No sensitive ecosystems (as defined in SEI protocol) were listed for the site or within 500 m.

As per the Town of View Royal’s OCP (Bylaw 811), two Environmental Development Permit Areas apply to the site: Natural Watercourse and Shoreline Areas (15 m from the natural boundary) and Sensitive Terrestrial Ecosystems (the entire site).

Proposed Development

Realstar has incorporated feedback from stakeholders and the municipality to reduce the proposed development from the previous concept to the current proposal which is eight buildings with a total of 473 units. Two buildings are four storeys, two buildings are six storeys, and four buildings have massings which vary between two and six storeys (Figures 1 and 3). The proposed footprint of the buildings is largely in the locations of existing buildings and disturbed areas. The proposal includes significant efforts towards restoration of historically impacted woodlands and shorelines through: re-vegetation with native species, removal of invasive species, restricting access to sensitive environmental areas, providing environmental education opportunities to residents and managers, and participating in bird nesting box programs. A small dock for non-motorised watercraft may be incorporated in the location of a previously removed structure in order to discourage widespread launch sites. Opportunities to participate in the Green Shores initiative on site will be pursued.

Figure 1. Comparison between existing conditions and proposed re-development

Site Coverage Area Comparison

Site Conditions

Christie Point is a 6.4 ha (15.8 acre) waterfront site along both sides of Craigowan Road, situated on a peninsula in Portage Inlet. It was developed as rental housing in 1963 with 9 buildings (4 townhouse blocks, 5 apartment buildings) consisting of 161 units, 240 surface parking stalls, an outdoor pool, non-motorized boat rack, outdoor waste management facilities, a community garden, and landscaped areas (Figure 3).

The site was visited on 29 July 2016 by Lehna Malmkvist, MSc, RPBio and Sara Stallard, BSc, AScT, Dipl.Env.Tech. of Swell, and again on 6 August 2016, joined by Ian Cruikshank, BSc (in progress). Site observations were made for vegetation communities, bird and wildlife sightings and evidence, habitat and corridors, and the presence and potential for rare plant or animal species. Incidental observations were recorded only; no wildlife tracking, trapping or species-specific investigations were conducted.

The overall site is a second growth Douglas-fir, arbutus and Garry oak forest with rocky outcrops that has been fragmented through historic development: primarily clearing and construction of infrastructure, buildings and landscaping. Informal paths were observed around the perimeter and crossing through the site, connecting with the road and buildings. Eroded areas where people regularly access the shoreline were also observed. Signs designating ‘Sensitive Environmental Areas’ were accompanied by pet-waste bag dispensers and trails, encouraging use of these areas for recreation (Photos 1-4).

Terrestrial Vegetation

The terrestrial vegetation is comprised of five general vegetation types: Forest – Mainly Native; Mixed Forest – Native; Non-native and Invasive, Invasive Species Dominant; Landscaping; and, Rocky Outcrops (Figure 8). Plant species lists (common and scientific names) for each type are included in Appendix 1. The overall site vegetation is a second growth Douglas-fir, arbutus and Garry oak forest with rocky outcrops that has been fragmented from previous development activities. Invasive species are present throughout the site in various densities, some appear to be garden escapees from onsite landscaping and others are common invasive species for the region.

Forest - Mainly Native

The forested areas are second growth Douglas-fir (Pseudotsuga menziesii), with arbutus (Arbutus menziesii) and Garry oak (Quercus garryana), including abundant wildlife trees that provide important bird habitat. The understory consists primarily of moss, ocean spray (Holodiscus discolour), snowberry (Symphoricarpos alba), dull Oregon grape (Mahonia nervosa), tall Oregon grape (Mahonia aquifolium), and bracken fern (Pteridium aquilinum) (additional species listed in Appendix 1). Invasive species are generally found in patches throughout, but do not dominate the vegetation (Photos 5-6). Along the west side of the peninsula, where the vegetated strip is narrow adjacent to Craigowan Road, the understory vegetation, primarily snowberry and Nootka rose, has been cut to create a hedge (Photo 7).

Mixed Forest - Native, Non-native & Invasive

These areas are comprised of the common forest vegetation described above, densely mixed with introduced invasive species such as Himalayan blackberry (Rubus armeniacus), English ivy (Hedra helix), St. John’s wort (Hypericum perforatum), morning glory (Convolvulus sp.), periwinkle (Vinca sp.), and wisteria (Wisteria sp.), as well as various ornamentals (Photos 8-9).

Invasive Species Dominant

Several areas of the site are dominated by dense patches of invasive species, including St. John’s wort, Himalayan blackberry, morning glory, periwinkle, and English ivy (Photo 10).

Landscaping

Large areas around the buildings on the site are landscaped with lawn or ornamental species and include encroachment within 15 m of the natural boundary of Portage Inlet by general site maintenance. The shoreline fringe of shrub understory has been removed in a number of areas for the creation of backyard gardens and patios. Native and non-native trees occur as the overstory in some locations and the edges of the landscaped areas contain patches of native, and non-native, invasive plant species (Photos 11-13).

Rocky Outcrop

The rocky outcrop areas have sporadic coverage of Garry oak, arbutus and Douglas-fir in shallow soils over bedrock with vegetation consisting of mosses and lichens, introduced and native grasses, Himalayan blackberry, Nootka rose (Rosa nutkana), great camas (Camassia leichtlinii) and common camas (Camassia quamash) as well as other species listed in Appendix 1. Seaside juniper (Juniperus maritima) is present on most of the rock outcrop sites; this provincially blue-listed species is uncommon and highly localized in the Victoria area. These sites are used as viewpoints and trampled areas were evident in several locations. The rocky outcrops have appropriate habitat to potentially support many forbs characteristic of dry Garry oak ecosystems and vernal pools, such as blue-eyed mary (Collinsia grandiflora), delphinium (Delphinium menzeisii), spring gold (Lomatium utriculatum), and Hooker’s onion (Allium acuminatum). This habitat type contains many at-risk species, and while conditions were poor for detecting these species in late summer, a re-survey of these sites in the spring has significant potential to detect several at-risk species, including the provincially blue-listed Geyer’s onion (Allium geyeri), which occurs nearby in the region. The remnants of at least one onion species was observed onsite, however it was deteriorated past possible identification. Since most of these species are short-lived spring annuals that become undetectable during summer drought (the dates of the site assessment field work), the rocky outcrops should be resurveyed to assess the site for red- or blue-listed species in February/March 2017 for the earliest appearing species and again in April/May 2017 (Photos 14-17).

Shoreline Vegetation and Intertidal Zone

Christie Point is located within the extensive tidal mudflats of Portage Inlet and the western shoreline borders the Craigflower Creek estuary. The Colquitz River estuary lies across Portage Inlet to the east (Figure 2). The intertidal zone around the point varies little in substrate and consists of mudflats with pea gravel to small cobble and scattered angular boulders, with a higher sand composition on the northwest shoreline. Shells and shell fragments are numerous and include Olympia oysters (Ostrea lurida), bent-nosed clam (Macoma nasuta), littleneck clams [potentially both native Pacific littleneck (Protothaca staminea) and introduced Japanese littleneck (Venerupis philippinarum)], cockles (Clinocardium sp.), the introduced softshell clam (Mya arenaria), and the invasive Japanese mudflat snail (Batillaria attrementaria), among others. Some of these may be from historic populations; intertidal and subtidal surveys of live populations were not conducted. Detached eelgrass (Zostera spp.) is commonly found draped on overhanging branches and woody debris within the tidal range (Photos 18-21).

Much of the shoreline of Christie Point supports tidal fringe plant species, varying in density depending on the nature of the terrestrial substrate, residential use, and overgrowth of invasive species, particularly English ivy. In locations where English ivy growth is heavy and extends to the intertidal zone, the tidal fringe vegetation is often absent (Photos 22-23). The tidal fringe vegetation is additionally impacted in areas where residents access the beach, adjacent to backyard landscaped areas, and where yard and garden waste is deposited. Most boat storage occurs at a centrally located boat rack; however small boats were also observed at various points along the shoreline adjacent to and on top of sensitive shoreline vegetation (Photos 24-27). Shoreline erosion appears to be minimal and is generally restricted to natural processes along the Forest areas and in a few locations where pedestrians access the shoreline (Photos 28-29).

The shoreline of the neighbouring properties to the southeast is almost exclusively hardened with concrete retaining walls and each property has a dock resting on the mudflats at low tide (Photo 30), this is a stark contrast to the natural shoreline on the majority of the Christie Point site. The neighbouring shoreline on the northwest side of the peninsula appears to be more natural with fewer marine structures (Photo 18 & Figure 2).

The shoreline was characterized by three general categories: Native Soil Shoreline, Rocky Shoreline, and Modified/Hardened Shoreline, all with varying combinations of tidal fringe vegetation (Figure 8). The common species observed include American glasswort/pickleweed (Salicornia virginica), entire-leaved gumweed (Grindelia integrifolia), common orache (Atriplex patula), seaside arrow-grass (Triglochin maritima), coast silverweed (Potentilla egedii), dunegrass (Leymus mollis), seashore saltgrass (Distichlis spicata), Lyngby's sedge (Carex lyngbyei), and red fescue (Festuca rubra). Brass buttons (Cotula coronopifolia) were noted in only one location, a small pocket cove on the northwest shoreline. Other species present are noted in Appendix 1.

Native Soil Shoreline

The Native Soil Shoreline is generally fully vegetated with extensive overhanging vegetation including mature trees and shrubs. The tidal fringe species make up dense benches as well as being scattered along the shoreline edge in pockets. Large woody debris is common within the intertidal zone and may support tidal fringe vegetation (Photos 31-35).

Rocky Shoreline

The Rocky Shoreline is characterized by varying heights of bedrock extending into the marine environment. Where the bedrock height was low to moderate, overhanging vegetation including trees and shrubs are common. Overhanging vegetation is largely absent where high rocky outcrops border the shoreline. Tidal fringe species are moderately dense, with the exception areas with ivy overgrowth. A number of dense tidal fringe benches are adjacent to the bedrock shoreline, particularly on the western shore adjacent to the Craigflower Creek tidal estuary (Photos 16, 36-39). In almost all locations the adjacent intertidal zone consists of mudflats.

Modified/Hardened Shoreline

The Modified/Hardened Shorelines consist mainly of stacked boulder walls, ranging in height from 0.5 m (one row) to over 2 m. Along some of the modified sections, the overhanging tree and shrub vegetation is still dense and large woody debris is plentiful in the intertidal zone. The exceptions are the mowed west shoreline adjacent to Craigowan Road, noted in the Forest – Mainly Native terrestrial vegetation category above, and along the east shoreline (immediately north of the Sensitive Environmental Area) where much of the overhanging tree and shrub vegetation is lacking and Canada Goose use appears heavy (see also Birds)(Photos 40-42). A small abutment of concrete juts out onto the shoreline at the former location of a small dock/pier on the northeast end of the point, adjacent to a parking area and non-motorised boat storage.

Birds

Bird observations were conducted during a 4.2 hr period on the afternoon of 6 August 2016. Complete counts were taken for all species detected in a full circumnavigation of the peninsula; due to the fragmented nature of the forest patches, thorough observation of all habitats was easy, and all passerines present on the peninsula were likely detected. The weather was clear and sunny. Figure 9 illustrates the locations of key observations, and a full species list is included in Appendix 2. Tags on overhead wires, presumably to reduce bird collisions, were observed along Craigowan Road (Photos 43-44).

Extensive presence of songbirds was noted in the forested areas, particularly where thick shrub understory vegetation is present. The dense shrubby understory occurring in some locations provides habitat for shrub- and ground-nesting and dwelling birds, such as Spotted Towhees (Pipilo maculatus), Dark-eyed Juncos (Junco hyemalis), Bushtits (Psaltriparus minimu), and Bewick’s Wrens (Thryomanes bewickii), all of which were observed breeding on site.

Many wildlife trees occur on the site and include Douglas-fir, Garry oak and arbutus. There are a number within the area 15 m from the natural boundary of Portage Inlet; these are critical habitats for cavity nesting birds. Cavity nesters observed in forest fragments on site included Chestnut-backed Chickadee (Poecile rufescens), Red-breasted Nuthatch (Sitta canadensis), Bewick’s Wren (Thryomanes bewickii), Downy Woodpecker (Picoides pubescens), and Northern Flicker (Colaptes auratus). These species were mostly restricted to the larger forest patches, such as those on either side of the peninsula at the southern end, and the larger patches on both sides of the peninsula nearer the north end. The presence of standing dead Douglas-firs and older arbutus and Garry oak, with cavities, is key to the presence of these species – retention of snags and older trees is critical for their persistence at this site. Brown Creepers (Certhia americana) were observed in the larger forest patches west end of the site, and appropriate nesting habitat (loose sheathing bark) was observed on older Douglas-firs and Garry oaks (Photos 45-49).

The shallow-water and mudflat habitat in Portage Inlet, part of the Victoria Harbour Migratory Bird Sanctuary, concentrates many species of waterbirds, especially in winter, including large gull and duck numbers (such as one of the largest aggregations on southern Vancouver Island of wintering Greater Scaup (Aythya marila), a declining species). The mudflats are also used by migratory shorebirds, though only two Spotted Sandpipers (Actitis macularius) were observed on site during the August site visit. All of these waterbirds provide a food source for raptors such as Bald Eagles (Haliaeetus leucocephalus) and Peregrine Falcons (Falco peregrinus), which perch in the large Douglas-firs (especially in snags) located along the shorelines of the point.

No nesting evidence was observed on site for Great Blue Herons (Ardea herodias), Bald Eagles, Purple Martins (Progne subis), Belted Kingfishers (Megaceryle alcyon), or Double-crested Cormorants (Phalacrocorax auritus); however the roosting habitat provided by the mature shoreline trees on Christie Point is key in the life history of these species and key in their ability to utilize the feeding habitat provided by the shallow water areas of Portage Inlet. Multiple Great Blue Heron roost sites were observed in Douglas-firs at regular intervals around the entire shoreline of Christie Point (as evidenced by white-wash and feathers)(Photos 50-51 and Figure 9). Great Blue Herons nest nearby in Cuthbert-Holmes Park and the extensive mudflats of Portage Inlet are a critical foraging area for this species on southern Vancouver Island. Great Blue Herons are a provincially blue-listed species (Special Concern) and are federally designated as Vulnerable by the Committee on the Status of Endangered Wildlife in Canada (COSEWIC).

A Purple Martin (Progne subis) was observed (aerial foraging) during the August site visit and this site has highly suitable habitat for both foraging and nesting of this recovering, provincially red-listed species at risk. Purple Martin populations on the south coast of B.C. have recently staged a recovery thanks to provision of nest boxes by the B.C. Purple Martin Stewardship and Recovery Program. Christie Point would be an excellent candidate site for Martin nest box installation. In addition, the Douglas-fir snags on site have the potential to provide natural cavity nesting sites for Martins. Martins are currently just beginning to use natural cavities again in the region, as their population increases, and provision of nest boxes at Christie Point would be an ideal situation to promote possible future transitions to natural cavity nest sites available nearby, once the birds are established on site via nest boxes.

Violet-green Swallows (Tachycineta thalassina) would also be expected to use the Douglas-fir snags on site, and could be encouraged by provision of nest boxes with 1-inch diameter holes (to exclude House Sparrows (Passer domesticus) and Starlings (Sturnus vulgaris)). While no Violet-green Swallows were observed during the August site survey, they have already left their breeding sites by this date, so their absence on the survey does not necessarily indicate a lack of breeding on the site. This comment is also applicable to other bird species: due to the late summer date of the survey, not all species breeding on the site would have been detected. An earlier summer (ideally June) re-survey effort would provide more information on breeding bird species on site.

Also of note was extensive use of some areas of the site by resident Canada Geese (Branta canadensis) (Photos 52-53, Figure 9). This resident population of Canada Geese is introduced in the region and rapidly expanding, to the detriment of saltmarsh habitat (Dawe et al., 2010, 2015). They are currently the subject of a number of concerted population-reduction strategies (egg addling, hazing, and culls). Anecdotal evidence was provided in conversations with residents that introduced Mute Swans (Cygnus olor) also use the site in similar areas to Canada Geese.

Wildlife (excluding Birds)

Incidental observations and/or evidence of wildlife were noted for coastal black-tailed deer (Odocoileus hemionus sp.), raccoons (Procyon lotor), and river otters (Lontra canadensis) (dens and latrines noted) (Photos 54-55). Otters have been studied extensively in this area and have also been preying on the native Olympia oyster reef constructed by World Fisheries Trust adjacent to the point (Joachim Carolsfeld, personal communication, August 2016). Invasive species included rats and Eastern grey squirrels (Sciurus carolinensis) (nest and observed), an introduced species that compete with the native red squirrel (Tamiasciurus hudsonicus). Mink and shrews are likely present. A local resident shared that they have seen two species of snake on the point, possibly garter snakes and a smaller (<30 cm) brown snake. Intensive, systematic wildlife surveys for mammals, amphibians, reptiles or invertebrates were not conducted by Swell.

A number of areas of dense vegetation, where shrubs occur to ground level, have a high value as wildlife corridors. Birds and wildlife use these corridors due to their direct connections to the marine environment and food sources. Determination of the corridor usage would require installing track plates.

Potential Impacts

The increased density and new buildings and infrastructure have the potential to negatively impact the ecological condition of the site in several ways. Figure 10 identifies areas of concern that will require attention in the detailed site design.

Vegetation

The proposed new buildings are primarily in the locations of existing buildings and disturbed areas, which is an excellent approach to minimize the ecological impacts. However, the new buildings will be adjacent to existing trees and native vegetation, and the construction footprint and final grading may impact adjacent native vegetation. (Specific details regarding tree retention are addressed in the Arborist’s report by Talbot Mackenzie & Associates dated September 25, 2016.)

• Clearing for construction may result in a loss of a small number native trees and understory vegetation, in particular adjacent to the proposed buildings. The arborists report identified 18 native trees and 7 non-native trees as unlikely to be retained or recommended for removal.
• Excavation and blasting can impact the critical root zones of retained trees.
• Construction staging can result in compaction and direct damage to root systems from storage of construction materials and equipment traffic.
• The addition of grade-changing fill materials on root systems can damage the health of trees through compaction and loss of aeration.
• Landscaping with introduced and/or invasive species adjacent to natural areas can reduce native vegetation and, in consequence, reduce appropriate habitat for native birds and wildlife.

Increasing the onsite population has the potential to exacerbate some of the degradation that has been observed:

• Use of informal paths and access to the natural vegetation areas results in the trampling of vegetation, particularly on the rocky outcrop areas. The rocky outcrop areas are sensitive to soil compaction and erosion from foot traffic, as many of the plant species in this habitat are dependent on very shallow soil and ephemeral wet areas. Many rocky outcrop species, including Geyer’s onion (if present), are rare and endangered.
• Informal shoreline access points increase bank erosion resulting in the loss of terrestrial and tidal vegetation.
• Boat use may also increase, requiring additional boat storage, which is often preferentially located within 15 m of the marine natural boundary and includes the potential for more informal storage along the shoreline on top of sensitive shoreline vegetation.

Marine and Shoreline Environment

The federal Fisheries Act prohibits ‘serious harm to fish’, defined as the death of fish, and/or the permanent alteration or destruction of fish habitat. It additionally has provisions for the unimpeded passage of fish. The federal Species At Risk Act (SARA) provides protection of threatened species and their habitat. Along the shoreline and in the marine ecosystem, re-development at the Christie Point site has the potential to add to the cumulative impacts seen in Portage Inlet, adjacent creeks, and the Victoria Harbour Migratory Bird Sanctuary, if not properly managed.

• Loss of overhanging shoreline vegetation has direct impacts to fish. Thick vegetation overhanging the marine environment provides an important ecological function as wildlife habitat, shading and as a food source for fish (Photo 21). The supralittoral zone (marine backshore) is an important trophic link in supplying terrestrial carbon to nearshore food webs (Romanuk and Levings 2010). The shading and protection provided by the nearshore vegetation are utilised by juvenile fish and terrestrial invertebrates are a significant food source for rearing/juvenile salmonids. Terrestrial invertebrates can make up over 50% of the stomach contents in salmonid smolts.
• Pacific herring and salmonids occur in Portage Inlet and provide important food for numerous waterbird species, larger fish, otters and seals. They can be negatively impacted from excessive sediment and harmful chemicals in runoff such as pesticides, herbicides, and fertilizers from lawns and gardens, household chemicals, and heavy metals and hydrocarbons from streets and parking lots.
• Eelgrass and kelp beds, which are essential habitat for herring and other marine species, may also be damaged from excess sediment, chemical pollution or disturbance from an increase in boat traffic, particularly motorized boats.
• Olympia oysters are present in Portage Inlet and at Christie Point, and a constructed oyster reef has been populated immediately adjacent to Christie Point as part of mitigation efforts on the Craigflower Bridge project. They are a SARA Species of Special Concern and the only native oyster in British Columbia. They can be smothered by excessive sediment and impacted by pesticides, herbicides, and fertilizers from lawns and gardens, household chemicals, and heavy metals and hydrocarbons from streets and parking lots.
• The extensive mudflats around Christie Point are a highly productive component of the marine ecosystem and essential feeding grounds for multiple wildlife species and benthic invertebrates, many of which are dependent on the thin microbial biofilm that coats the mud surface. This biofilm performs many critical roles and contains dense nutrients, particularly for birds (Van Colin et al. 2014). It is easily destroyed by perturbation such as that from unleashed dogs, people wading, and boating (sliding boats across the surface and paddling in shallow water).

Birds and Wildlife

Portage Inlet surrounding Christie Point is part of the Victoria Harbour Migratory Bird Sanctuary, and various bird species are protected under the federal Migratory Birds Convention Act and the provincial Wildlife Act. All migratory birds and their nests are protected under the Migratory Birds Convention Act. Section 34 of the BC Wildlife Act affords protection to birds and active nests, and permanent protection to the nests of a number of species. A person commits an offence if the person, except as provided by regulation, possesses, takes, injures, molests or destroys (a) a bird or its egg, (b) the nest of an eagle, peregrine falcon, gyrfalcon, osprey, heron or burrowing owl, or (c) the nest of a bird not referred to in paragraph (b) when the nest is occupied by a bird or its egg.

Vegetated coastal habitats are important breeding habitats for songbirds and they are frequently used as wintering habitats by a number of species. One of the most important characteristics of this site within the Victoria Harbour Migratory Bird Sanctuary is the juxtaposition of the shoreline forest to the extensive mudflats of Portage Inlet. Though the forest on Christie Point is highly fragmented, the remnant shoreline patches of live and standing dead Douglas-firs still provide highly significant roosting locations for several species which feed in Portage Inlet, including Great Blue Herons, Bald Eagles, Purple Martins, Belted Kingfishers, and Double-crested Cormorants. While no nesting evidence was observed on site for any of the above species, the roosting habitat provided by the mature shoreline trees on Christie Point is key in the life history of these species and key in their ability to utilize the feeding habitat provided by the shallow water areas of Portage Inlet.

The redevelopment of Christie Point has the potential to impact birds and wildlife in the following ways:

• Increasing pedestrian usage of the site has the potential to create more disturbances for birds and wildlife using the property, including the forested and shrub vegetation areas, as well as the shoreline.
• An increase in pets onsite also has the potential to disturb birds and wildlife. In particular, outdoor cats and off-leash dogs can be very detrimental to native animals.
• Disturbances to migratory birds from boat traffic and/or shoreline use by pedestrians and pets can disturb feeding activities and deplete birds’ energy resources. These impacts can be significant, particularly for long-distance migrant shorebirds and waterfowl, whose energy reserves on stopover sites are strictly budgeted.
• Since much of the shoreline of Portage Inlet has lost tree cover due to development, any additional loss of shoreline trees (including standing dead trees, such as snags and wildlife trees) at Christie Point will have a significant negative impact on the ability of the above-mentioned species to successfully use the habitat in Portage Inlet.
• The site currently utilizes tags on the overhead wires that are adjacent to flyways and open corridors near the water, presumably to prevent injury and mortality to birds. Additional density and taller buildings may increase the impact of these wires.
• Lighting at night is a significant issue for migrating songbirds and standard night-time lighting and glare from windows, especially in multi-story buildings, can disrupt normal feeding, nesting and survival activities of birds and wildlife.
• Large windows and glass/Plexiglass balcony panels in multi-story buildings can result in injury and mortality, especially adjacent to flyways.

Recommendations

The rezoning concept has been designed to minimize the ecological impacts of the increased density and building heights on the site, the project has also decreased in density and building heights based on initial consultation with stakeholders and the municipality. The following measures have been recommended by Swell and incorporated into the design to create a proposal that will balance environmental protection with the development. Figure 10 shows locations of specific recommendations and the LADR Landscape Master Plan has incorporated them into the overall site design. These will also assist in preparing the project to meet the guidelines in the later stages of the design process for the two Environmental Development Permit Areas that cover the site: Natural Watercourse and Shoreline Areas (15 m from the natural boundary) and Sensitive Terrestrial Ecosystems.

General

• The project will pursue opportunities with the Green Shores program (will add more after tomorrow’s screening of the points with LADR) to become a certified project to ensure that the project has every opportunity to improve the shoreline conditions, and riparian and marine habitats (www.greenshores.ca)
• Building and infrastructure footprints will match the footprint of the existing buildings, hard surfaces, and disturbed areas as much as possible. Care will be exercised where proposed buildings and infrastructure are close to areas of native vegetation and the Shoreline Development Permit Area to ensure disturbance is minimized.
• No construction is proposed on the Rocky Outcrop areas (Figure 8) and they will be surveyed for rare species prior to completing the detailed recreational amenity designs on these areas.
• Where possible, activities such as waste management and storage buildings will be removed from the area 15 m from the natural boundary, (Photos 56-57).
• Pedestrian access will be controlled on the site to prevent trampling of sensitive ecosystems and erosion along shoreline, as well as minimize disturbance to birds and wildlife. This will be accomplished through establishing distinct trails and viewpoints (in the locations of some existing informal paths), fencing and signage, and resident and visitor education.
• Trails will be designed to protect sensitive ecosystems and archaeological sites, and to control pedestrian access on the site in order to minimize disturbance to birds and wildlife. Techniques such as split rail fencing and signage will restrict access, and appropriate porous surface materials (gravel, woodchip) will be used for trails within 15 m of the natural boundary of Portage Inlet.
• ‘Private’ usage of the site will be controlled; for example, residents will not be permitted to encroach beyond their patios to create ‘backyards’, which encroach into potential habitat areas, in particular in the area 15 m from the natural boundary of Portage Inlet. The existing backyards will be removed during deconstruction and restored to native vegetation.
• An education program will be developed to provide information to residents, site managers and visitors regarding the Victoria Harbour Migratory Bird Sanctuary and the extremely sensitive nature of the mudflats, shoreline, and the birds and wildlife on and around the site, including the impacts from disturbing the mudflat biofilm by dogs, people and boat traffic. Information for the materials will be coordinated with Environment Canada and the organizations involved with Portage Inlet, via the Gorge Water Way Initiative. Environment Canada will provide Migratory Bird Sanctuary signs and their Connecting Canadians to Nature Program may be an opportunity to produce additional signage and other materials for the site. Educational materials will consist of:
  • Environmental Management Manual for site managers
  • Welcome Pack for new residents
  • Signage at key locations such as entrances to natural and restored areas, ecologically sensitive areas, possible dock, and view points.
  • Christie Point website, which will include information on the ecological conditions of the site
• Deconstruction of existing buildings and construction of the new buildings will have environmental protection measures in place that are maintained and monitored through out the construction period such as:
  • Temporary fencing of trees and vegetation to be retained
  • Erosion and Sediment Control measures, including runoff and dust management
  • Spill Prevention and Response Planning
  • Designated storage locations for deconstruction materials, waste and construction materials
  • Environmental monitoring at critical stages in the processes.

Vegetation and Shoreline

• The removal of native trees and understory vegetation will be minimized through locating buildings and infrastructure on the footprint of existing structures and care in minimizing the clearing to establish the construction footprint. In areas adjacent to proposed buildings, native trees and understory will be protected by utilizing the construction methods described in the Arborist’s report. The Arborist’s report identifies approximately 18 native trees and 7 non-native trees that are designated as unlikely to be retained or recommended for removal on the site. Within the area 15m from the natural boundary of Portage Inlet, and areas remaining in a natural state, trees in poor health or dead trees will be retained for bird and wildlife use, where possible, taking into account safety considerations. The exact number of tree removals and proposed planted trees will be determined in the detailed design stages of the project, and the treatment of each tree will be determined by the arborist during development of the construction mitigation plan based on the approved construction drawings for the project. There will be a far greater number of trees planted than removed (need approx. # from LADR).
• The area of natural and landscaped areas will be slightly reduced over the existing condition, from 68% to 60.8% (not including the landscaped roofs) or 66.7% including the landscaped roofs (Figure 1). However, the natural and landscaped areas will be improved to control invasive species which dominate many areas on the site (Figure 8) and to restore the area 15m from the natural boundary of Portage Inlet with extensive native plantings, as well as use of native plants in some of the landscaping on the remainder of the green space (see LADR Landscape Conceptual Plan).
• Rocky outcrops will be surveyed for rare species – February/March for early species and in April/May for other rare species – to determine if they are present and the measures necessary to protect them.
• Where they are not a safety hazards, dead and dying trees will be left to provide nesting and roosting habitat for birds and wildlife, particularly within 15 m of the natural boundary of Portage Inlet.
• Where it doesn’t present a safety hazard, large woody debris will be left where it falls (on land and on the shoreline). Where trees fall across pathways, notches will be cut through them and the remainder left in place.
• Pedestrian use on the site will be controlled as described above to prevent trampling.
• Native vegetation will be restored, in particular trees and dense shrubs, in the area 15m from the natural boundary of Portage Inlet as much as possible by:
  • Eliminating hedging of snowberry and rose and allowing vegetation to grow to its natural shape.
  • Eliminating mowing in the understory of natural areas.
  • Expanding the tree cover and shrub understory by planting into areas that are currently lawn, but not used for recreational purposes.
  • Clearing the patches of invasive species and replacing with native trees and understory species. Clearing of trees or shrubby vegetation should not occur between March and August due to nesting birds. Unavoidable clearing during this time should be preceded by a pre-clearing Bird Nesting Survey.
  • Approximately 4500 m² (checking with LADR) within the area 15 m from the natural boundary of Portage Inlet that is currently dominated by non-native invasive species will be restored with extensive native tree and understory plantings and control of invasive species. Additional areas will also include control of invasive species and native species plantings, and the restoration design will be completed during the detailed design stage.
• Residents’ boats currently stored around the shoreline will be removed during redevelopment, and in the future development residents will be educated regarding appropriate access to the shoreline and the importance of using designated storage and access.
• Boat usage from the site will be limited to non-motorized boats/boards to protect eel grass beds and mudflat biofilm, as well minimize shoreline and water fowl disturbance.
• The feasibility of re-installing the former small dock will be assessed to control access to Portage Inlet to one location on the site in order to minimize the disturbance to shoreline vegetation, water fowl and the mudflat biofilm. An application to re-install a dock would require an intertidal and subtidal ecological assessment of the proposed site, and permits would need to be obtained from local, provincial and federal governments. The design of the dock should be coordinated with World Fisheries Trust to incorporate an appropriate piling texture and composition for attachment of Olympia oysters. A dock cradle for kayaks, canoes and paddle boards would assist in minimizing disturbance from launching vessels. A dock area would be a key location for information to educate residents and visitors about the sensitive nature of the birds, wildlife and surrounding ecosystem, as well as provide guidelines for environmental boating etiquette.
• Access to the marine ecosystem will be restricted to the boat launch area and one pedestrian only location on the eastern shore where salt marsh restoration is proposed in conjunction with controlling Canada Goose activities. In this location, controlled shoreline access is proposed through the use of logs and rocks to direct pedestrians. Boat launching would not be permitted from this location.
• Residents and site managers will be educated regarding disposal of garden waste in proper composting locations – not in natural areas.
• Residents and site managers will be educated to encourage native plant gardening and discourage planting of invasive species.
• As described previously, educational activities will be undertaken to provide information to residents, site managers and visitors regarding the extremely sensitive nature of the mudflats and shoreline vegetation.

Birds & Wildlife

The re-development concept has been designed to minimize the impact to birds and wildlife by implementing the following recommendations.

• If tree or shrub removal is required, it will be done outside of the general active nesting season between March 15 and August 15, if possible. Clearing trees or shrubs for deconstruction or construction of buildings or infrastructure will be preceded by a pre-clearing Bird Nesting Survey.
• An additional bird survey will be conducted in June 2017 to identify additional species using the site, because not all species breeding on the site would have been detected during the August survey. The survey will be conducted to determine additional nesting species and the measures necessary to protect them. A winter survey may also provide additional information.
• Pedestrian use on the site will be controlled as described previously to minimize disturbance to birds and wildlife.
• Overhead wires will be adjusted to meet the following recommendation, “Any sufficiently large form of marker, which thickens the line at that point by at least 20 cm, over a length of at least 10-20 cm, placed with regular interval for at least every 5-10 m on either earth wires or the conductors is likely to lower general collision rates by 50-80%.” (Jenkins et al. 2010).
• Where possible, wildlife friendly designs will be incorporated for night-time lighting to avoid disruption of habitat and survival of birds and wildlife, especially in multi-story buildings. Specific strategies are available here: http://www.flap.org/lights.php).
• Where possible, bird collision BMPs such as window screening, anti-reflective glass and non-glass enclosures for balconies will be incorporated into the design of multi-story buildings to reduce bird injury and mortality, especially adjacent to flyways. Specific materials and strategies are available here: http://www.flap.org/commercial_new.php, http://www.flap.org/new-tech.php, http://www.flap.org/glass.php).
• Building designs reviewed by a BirdSafe consultant to ensure that they meet the standards required to reduce dangers to migratory birds and other birds and wildlife (http://flap.org/birdsafe.php).
• Where possible, the dense shrubby vegetation will be maintained and increased (as described in the Vegetation section previously), especially in locations that will restore and supplement connectivity between isolated habitat patches that can be utilized by birds and wildlife as protected corridors.
• Trees, wildlife trees, and large woody debris on the ground and shoreline will be retained, in particular, within the area 15 m from the natural boundary of Portage Inlet.
• Resident’s pets will be restricted to only indoor cats and small, on leash dogs to minimize the effects of increased pet populations on birds and wildlife. A small, enclosed off leash area is proposed within the LADR Landscape Master Plan.
• Canada Goose and Mute Swan activity will be controlled by increasing vegetation to discourage their use of open, low-growing vegetated areas (e.g. lawn and salt marsh) adjacent to the shoreline. The lawn and saltmarsh area on the eastern shore of Christie Point with intensive Canada Goose impacts will be planted with beach grasses, native shrubs and trees to reduce the ability of geese to access the site. Control activities will be coordinated with the Regional Canada Goose Management Strategy partners (https://www.crd.bc.ca/project/goose-management), who are currently conducting a number of concerted population-reduction strategies (egg addling, hazing, and culls).
• The project will coordinate with the BC Purple Martin Stewardship and Recovery Program (http://www.georgiabasin.ca/puma.htm) and the Western Purple Martin Foundation (http://www.saveourmartins.org) to install nest boxes in suitable locations within the area 15m from the natural boundary of Portage Inlet, the contact person is Wallis Reid at wmreid25@gmail.com.
• Nest boxes will be installed (small hole size, holes 1 inch or less in diameter to discourage House Sparrows and Starlings) in forested settings for native cavity-nesting birds, such as Violet-green Swallows.
• As described previously, educational activities will be undertaken to provide information to residents, site managers and visitors regarding the extremely sensitive nature of the bird and wildlife populations on and adjacent to the site.

Water Quality

• Careful planning, maintenance and monitoring of environmental protection (e.g. erosion & sediment control, spill prevention & response) will occur during deconstruction and construction on the site to ensure that good quality water leaves the site to protect sensitive species and ecosystems immediately adjacent to the site in the marine environment (e.g. Olympia oysters, Pacific herring, eel grass beds, migrating salmon, Colquitz River and Craigflower Creek).
• Onsite rainwater management will be designed to ensure long-term water quality protection for Portage Inlet, Colquitz River and Craigflower Creek. Where possible, native species will be used and bird and wildlife habitat incorporated into rainwater management facilities.
• Education materials will be provided to residents, site managers, site maintenance contractors and construction crews regarding the connection of catch basins and drains directly to the marine environment and the importance of reducing the use of chemicals (e.g. fertilizers, herbicides and pesticides) on the site (promoting alternative pest control), and preventing the deposition of harmful chemicals and materials into storm drains (e.g. household chemicals, paint wash water, pressure washing wastewater, soapy wash water from cars, oil, etc.)

Summary

Overall, the proposed rezoning conceptual design predominantly locates buildings and infrastructure within the footprint of existing buildings, infrastructure and landscaping, which is the primary approach to minimizing the ecological impacts of the proposed redevelopment. The project will also incorporate the structural, educational, and restoration recommendations above to protect and restore the areas of highest ecological value, and provide continued high value bird and wildlife habitat on the site, to assist in minimizing the effects of the increased density and larger buildings to attain a balance between development and environmental protection.

References

Carolsfeld, Joachim, Valerie Mucciarelli. 2015. Olympia Oyster re-location, Craigflower Bridge Replacement Project. Prepared for District of Saanich, BC. 32 pp.

Dawe, N.K., W. S. Boyd, T. Martin, S. Anderson, M. Wright. 2015. Significant marsh primary production is being lost from the Campbell River estuary: another case of too many resident Canada Geese (Branta canadensis)? British Columbia Birds 25:2–12.

Dawe, Neil K., and Andrew C. Stewart. 2010. "The Canada Goose (Branta canadensis) on Vancouver Island, British Columbia." Journal of the British Columbia Field Ornithologists 20.

Elliott, J.E., D.A. Guertin, and J.M.E. Balke. 2008. Chlorinated hydrocarbon contaminants in feces of river otters from southern Pacific coast of Canada, 1998-2004. Science of the Total Environment 397: 58-71.

Guertin, D.A., A.S. Harestad, M. Ben-David, K.G. Drouillard, J.E. Elliott. 2010. Fecal genotyping and contaminant analyses reveal variation in individual river otter exposure to localized persistent contaminants. Environmental Toxicology and Chemistry. 29:275-284.

Jenkins, A.R., J.J. Smallie, M. Diamond. 2010. Avian collisions with power lines: a global review of causes and mitigation with a South African perspective. Bird Conservation International 20: 263-278) https://www.cambridge.org/core/journals/bird-conservation-international/article/avian-collisions-with-power-lines-a-global-review-of-causes-and-mitigation-with-a-south-african-perspective/8C0875430F0C4376693820CA3A90369C

Nelson, Caitlin J. 2006. Contaminant exposure in marine foraging river otters from Victoria, British Columbia, Canada. Unpublished master’s thesis. Universtity of British Columbia. https://open.library.ubc.ca/media/download/pdf/24/1.0073318/1

Romanuk, Tamara N., and Colin D. Levings. 2010. Reciprocal Subsidies and Food Web Pathways Leading to Chum Salmon Fry in a Temperate Marine-Terrestrial Ecotone. PloS ONE, 5(4), e10073. http://doi.org/10.1371/journal.pone.0010073

Van Colin, Carl, Graham J.C. Underwood, Joao Serodio, and David M. Patterson. 2014. Ecology of intertidal microbial biofilms: Mechanisms, patterns and future research needs. Journal of Sea Research 92: 2-5.

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APPENDIX 1. Vegetation Survey Results

CHRISTIE POINT VEGETATION, Swell Environmental Consulting Ltd. July 29 an August 6, 2016 NOTE: X = dominant species

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APPENDIX 2. Bird Survey Results

Christie Point Aug 6, 2016 2:15 PM - 6:30 PM Full circumnavigation of point Ian Cruickshank 30 species

• Canada Goose (Branta canadensis moffitti/maxima) - 145
• Mute Swan (Cygnus olor) - 3 (1 juv, 2 adults)
• Mallard (Anas platyrhynchos) - 31
• Great Blue Heron (Ardea herodias) - 5
• Turkey Vulture (Cathartes aura) - 2
• Osprey (Pandion haliaetus) - 1
• Killdeer (Charadrius vociferous) - 1
• Spotted Sandpiper (Actitis macularius) - 2
• Glaucous-winged Gull (Larus glaucescens) - 10
• Eurasian Collared-Dove (Streptopelia decaocto) - 7
• Anna's Hummingbird (Calypte anna) - 21
• Rufous Hummingbird (Selasphorus rufus) - 1
• Belted Kingfisher (Megaceryle alcyon) - 1
• Downy Woodpecker (Pacific) (Picoides pubescens) - 2
• Northern Flicker (Red-shafted) (Colaptes auratus) - 1
• Northwestern Crow (Corvus caurinus) - 7
• Purple Martin (Progne subis) - 1
• Barn Swallow (Hirundo rustica) - 2
• Chestnut-backed Chickadee (Poecile rufescens) - 24
• Bushtit (Pacific) (Psaltriparus minimu) - 30
• Red-breasted Nuthatch (Sitta canadensis) - 31
• Brown Creeper (Certhia americana) - 4
• Bewick's Wren (Thryomanes bewickii) - 7
• Cedar Waxwing (Bombycilla cedrorum) - 3
• Yellow Warbler (Setophaga petechial) - 1 (migrant/dispersing bird, outside breeding habitat, in Douglas-firs at tip of point)
• Dark-eyed Junco (Oregon) (Junco hyemalis) - 15 (recent fledglings)
• Spotted Towhee (oregonus Group) (Pipilo maculatus) - 7 (recent fledglings)
• House Finch (Haemorhous mexicanus) - 27 (recent fledglings)
• Pine Siskin (Carduelis pinus) - 3
• House Sparrow (Passer domesticus) - 4