Swell Environmental Review for 335 Stewart Ave (Uplands Sunroom)

RE: Natural Watercourse and Shoreline Development Permit Area Review for 335 Stewart Ave, Victoria, BC, Town of View Royal

On 28 May 2020 Lehna Malmkvist, MSc, RPBio. of Swell Environmental Consulting Ltd. (Swell) visited the site at 335 Stewart Ave, in the Town of View Royal, to review the existing site conditions and works proposed by the owner that are within the Town of View Royal’s Natural Watercourse and Shoreline Areas Development Permit Area (SDPA) (Figure 1). As per View Royal’s Schedule Q of the Official Community Plan (2011) Bylaw No. 811, the proposal was evaluated with the intent to minimise detrimental impacts to the shoreline. The Natural Watercourse and Shoreline Areas Development Permit Area is an area encompassing a 15-m from the natural boundary of the sea and is referred to as the SDPA in this letter.

Natural Watercourse and Shoreline Areas Development Permit Area, Bylaw No. 811

The View Royal Official Community Plan (OCP 2011) Bylaw No. 811, identifies the following Guidelines that apply to the Natural Watercourse and Shoreline Areas DPA:

• Development of riparian and shoreline areas should be limited and not negatively impact the ecological health of the immediate area or impede public access.
• Retention of existing healthy riparian and shoreline vegetation should be maximized with any paths, structures or other constructed areas sited to minimize impact on trees and sensitive areas.
• Restoration of riparian and shoreline vegetation and habitat, including removal of invasive species, is encouraged for all properties within this Development Permit Area.
• Development should result in a net increase in native vegetation in almost all circumstances including trees, shrubs and grasses.
• For shoreline areas heavily impacted by previous development, target the restoration of ecologically appropriate vegetation for an average 15m wide (minimum 5 m) shoreline zone over 50% of the shore length.
• Riparian and shoreline area development should sensitively manage storm water, focusing on infiltration and release of storm water in ways and quantities that mimics natural patterns, avoids scouring and erosion and results in storm water free from pollutants.
• The preservation and enhancement of native trees and shrub clusters that overhang the waters edge is strongly encouraged as these provide shade, protection and feeding habitat for fish and wildlife.

Proposed Works

The owner is proposing to build a small accessory building on the property within the SDPA, the proposed works are shown on Figure 1 and include:

• 7m x 4.5m accessory building within the footprint of an existing patio ((Figure 2, Photo 3), approx. 30m² within the SDPA

The runoff from the building will be managed by draining the roof into an existing ornamental (non-RAPR) pond outside the SPDA. The owners and designers are aware of the requirement to meet the following SDPA requirement (page 168 of the OCP):

vi. Riparian and shoreline area development should sensitively manage storm water, focusing on infiltration and release of storm water in ways and quantities that mimics natural patterns, avoids scouring and erosion and results in storm water free from pollutants.

Site Conditions

The property has been previously developed with an existing single family home, driveway, landscaping, patios, paths, and a dock. The proposed work is within an existing patio area. The owner has stated that the area was previously excavated to bedrock to construct the patio. Within the SDPA, in the area of the proposed development there is a steep rocky outcrop slope, a patio, and establishment of ornamental and invasive, non-native species, along with native plant species (Photos 1-4).

The vegetation in the west part of SDPA surrounding the proposed work site between the patio and the marine environment consists of young garry oak (Quercus garryana) and big leaf maple (Acer macrophyllum), oceanspray (Holodiscus discolor), common snowberry (Symphoricarpos alba), tall Oregon grape (Mahonia aquifolium) with English ivy (Hedra helix), and blue bells (Hyacinthoides sp.). The patio is surrounded by ornamental plantings on the north, east, and south sides, including, western flowering dogwood (Cornus nutallii), cedar hedge, yucca, as well as and other ornamentals.

Environmental Impacts and Recommendations

The proposed works within the SDPA will all take place within the footprint of an existing patio, so there is no expected loss of vegetation or other negative environmental impacts.

In order to improve the ecological condition of the SDPA, it is recommended that the owner control the English ivy and other non-native species at the top of the slope between the proposed work and marine ecosystem. Since the site visit, the owner has removed the invasive species from the the area adjacent to the project (Photos 2 (before) and 5 (after).

Planting native species within the SDPA is encouraged, a local source for materials is www.saanichnativeplants.com.

The possible environmental impacts of the construction work (installing footings for the building), in an area adjacent to the marine environment are: erosion of bare soil, sedimentation of the marine environment, petroleum spills.

These potential impacts are minimised by the following Best Management Practices:

• providing clear instructions to construction contractor and crew, and landscaping contractor of native plants to be retained, invasive species to be removed, and Best Management Practices outlined in this letter;
• timing all works, in particular excavations, and topsoil additions within forecasted dry weather;
• mulching or otherwise covering bare soils (e.g. tarps or poly for temporary covering) immediately;
• ensuring spills to the marine environment are avoided by:
  • checking machinery for oil and gas leaks;
  • providing spill containment for any generators or pumps (purpose-built trays or plastic bins);
  • providing Spill Kits onsite for any machinery at work within 30 m of the High Water Mark and ensuring operators are trained in their use;
• installing erosion and sediment control measures for the construction (e.g. sediment fencing or mounded mulch) to prevent sediment laden runoff from entering the SDPA or marine environment;
• Environmental Monitor to oversee construction activities, including (but not limited to)
  • pre-construction meeting
  • project start up
  • extreme rain events
  • periodically throughout the construction period to ensure BMPs are followed
  • at completion

In summary, the footprint of the proposed work on-the-ground in the SDPA is small (approx. 30 m²), and is within an existing hardscaped area, therefore the proposed work is not expected to cause negative impacts to the SDPA. If no sedimentation or spills occur, and invasive species removal is conducted, there are no adverse effects expected on the existing ecological condition of the SDPA. Invasive species on the property should continue to be controlled in conjunction with the landscaping maintenance. Planting native species within the SDPA is also encouraged.

Please do not hesitate to contact me with any questions you may have.

Sincerely,

Lehna Malmkvist, MSc, RPBio (#1613)