Attachment 3: Meadowvale Drive Covenant Monitoring: Initial Inspection Report

March 14, 2017Pages 54–8811 sections

A comprehensive monitoring report prepared by Halladay Environmental Consultants Ltd. documenting site conditions and breaches of the covenant areas.

2. APPROVAL OF AGENDA

Report Date: December 19, 2007Inspection found significant encroachment including rock walls, fences, a swimming pool, and garden refuseIncludes numerous photo stations (1-9) documenting specific lot violations

This report summarizes the initial covenant monitoring inspection for Meadowvale Drive in the Town of View Royal.

Page 54–88

COVENANT MONITORING

Town of View Royal

Page 54–88

INITIAL INSPECTION REPORT


1.	Covenant Name - MEADOWVALE DRIVE	View Royal File No. ________
2.	Owner/Occupier Contacts: There are 9 fee simple properties, each containing a covenant along the eastern boundary (backyard) with widths that vary between about 7.6 m to 8.6 m and all of which adjoin and parallel Thetis Lake Regional Park. Property owners listed on title as of June 14, 2007 and their phone numbers or the names and phone numbers of their agents are as follows: • Lot 8 (1927 Riverside Drive) • Lot 11 (2287 Meadowvale Drive) • Lot 12 (2275 Meadowvale Drive) • Lot 13 (2263 Meadowvale Drive) • Lot 14 (2251 Meadowvale Drive) • Lot 15 (2239 Meadowvale Drive) • Lot 16 (2227 Meadowvale Drive) • Lot 17 (2215 Meadowvale Drive) • Lot 18 (2203 Meadowvale Drive)
3.	Inspection Date - 30/11/07	Inspection Time Start - 13:30 hrs., End - 15:35 hrs.
4.	Weather (During the inspection) Cloud cover (%) - Clear (few clouds low on western horizon) Wind Direction - From SW Wind Speed - Calm to ≤ 10 k/hr. Temperature - 3° C to 5° C Precipitation - ☐ Yes ✔ No
5.	Location - Approximate property and covenant locations are shown on a photo mosaic compiled using the Capital Regional District (CRD) Natural Areas Atlas (Attachment 1). Civic addresses - See item 2 above UTM Coordinates - • Northeast corner of Lot 8 - 466374, 5368272 • Southeast corner of Lot 18 - 466430, 5368083


6.	Covenant Sizes: Lot 8...0.175 ha; Lot 11...0.175 ha; Lot 12...0.163 ha; Lot 13...0.162 ha; Lot 14...0.167 ha; Lot 15...0.181 ha; Lot 16...0.161 ha; Lot 17...0.173 ha; Lot 18...0.173 ha. Total covenant area = 1.53 ha.
7.	Topography
	Slope (horizontal : vertical ratio) ✔ 2:1-3:1...Lots 8 and 14 (½ of covenant is sloped); Lot 15 (All of the covenant is sloped)	Terrain ✔ Flat...Lots 11, 12, 13, 16, 17 & 18 ✔ Lots 12, 13, 16, 17 & 18 have rock walls bordering the park; Lot 8 has a rock wall within the covenant.
	Aspect E...Lots 8, 11, 12, S part of 15, 16 & N part of 17 NE...Lots 13, 14 & N part of 15 SE...Lots 18 and S part of 17	Elevation (m) ☐ Highest point - SE corner of Lot 8 and NE corner of Lot 11 = 19 m ☐ Lowest point - SE corner, Lot 18 = 11 m
8.	Soils/Geology
	Surface ✔ Till - ca. 40% of treed portion of Lot 14 and ca. 80% of treed portion of Lot 15. ✔ Fill - 100% for all Lots except till covered treed portions of lots 14 & 15.	✔ Disturbed - 100% for all Lots except where 10-15 year old forest covers portions of Lots 14 & 15.
	Soil texture ✔ Sandy-gravel with silt and boulders - 100% for all lots; stairways have been placed in Lots 16, 17 & 18.
9.	The watershed in which the covenant is located and into which it drains is Craigflower Creek.
10.	Dominant ecosystems and/or plant community(ies) ☐ No Red-listed or Blue-listed ecosystems or plant communities were found in any part of the covenanted areas. Limited areas of 10-15 year old second growth, Coastal Douglas-fir that have been impacted by residential development were found within Lot 14 (Photo 1) and Lot 15 (Photo 2).


11.	Watercourse(s)... located inside the covenanted area. Type Seasonal or Permanent # ✔ None	Standing water... located inside the covenanted area. Type Seasonal or Permanent # ✔ None
12.	Plants Observed - A table showing common and scientific names of plants observed is given in Attachment 2. Total # Red-listed species - 0 Total # Blue-listed species - 0
13.	Animals Observed - A table showing common and scientific names of animals observed is given in Attachment 3. Total Red-listed species - 0 Total Blue-listed species - 0
14.	Significant habitats observed The only habitats of note within the covenants that have potential value to amphibians, reptiles and invertebrates are the crevices and limited cover created by the placement of boulder walls in Lots 8 - Photo 3, 12 - Photo 4, 13 - Photo 5, 16 - Photo 6, 17 - Photo 7 and 18 - Photo 8. Landscaping rock found in Lot 8 (Photo 9) may provide limited habitat benefits to some invertebrates.
15.	Protected Nests (i.e. includes nests of Eagle, Peregrine Falcon, Gyr Falcon, Osprey, Heron and Burrowing Owl). Locations - As shown in the photo mosaic drawing prepared using the CRD Natural Areas Atlas in Attachment 4, no protected nests were observed. Number Observed - NIL
16.	Historic Impacts (see section 17 - photo station pictures) Human caused ✔ Residential developments in all lots have encroached significantly into the covenanted area. ✔ Covenanted areas in all lots contained Temporary and/or permanent structures.	Natural ✔ No natural impacts were observed.


17.	Photo stations • One photo station was established for each lot containing a covenant. • Each photo station was located at a point where a steel pin was placed earlier by Island Land Surveying Ltd. as part of their survey of covenant boundaries on behalf of the Town. • Photo stations were located at survey pins at the NE corners of Lots 8 (Photo Station 1), 11 (Photo Station 2), 12 (Photo Station 3), 13 (Photo Station 4) and 16 (Photo Station 7), as well as at survey pins at the NW corners of Lots 14 (Photo Station 5), 15 (Photo Station 6), 17 (Photo Station 8) and 18 (Photo Station 9). • The general locations of each photo station, the number assigned each photograph taken at each photo station (station photos 1 to 18) and the direction in which each photograph was taken are depicted on a photo mosaic drawing created using the Natural Areas Atlas at the CRD website (Attachment 5).
18.	Covenant boundaries Attachment 6 depicts the approximate boundary of the covenant for all 9 lots as an overlay on a photo mosaic base available from the CRD Natural Areas Atlas. A copy of the drawing showing each lot and associated pin locations that was prepared by Island Land Surveying Ltd. and posted at the Land Title Office is given in Attachment 7.
19.	Opinions and observations - 1. All self-sustaining, native vegetation has been removed from all portions of the covenant except where regrowth of some native trees, shrubs, herbaceous plants, mosses and lichens has occurred in portions of Lots 14 and 15. 2. We believe the terrain, soils and drainage in all lots have been altered significantly and that there are no unmodified ecosystems or plant communities present, except to a limited extent in portions of the covenant in Lot 14 and Lot 15. 3. We believe that the natural values of all parts of the covenant have been lost to the impacts of historic residential development and ongoing residential use. 4. It is our opinion that the covenant cannot be restored to- or maintained in- a natural state given; • the locations of houses and other permanent structures adjoining or within the covenant, • the intensity of significant, ongoing residential use in the covenant, and • our understanding of the standards for fire safety adjacent to residential developments employed by the Town (i.e. 10 m wide zone free of significant natural fuels).

Page 54–88

Garden refuse was found deposited in a portion of the park (Lot 16 - see Photo 6) and in a portion of the covenant (i.e. Lot 15 - Photo 10).
Structures and materials placed within the covenant included: rock walls (Lots 8, 12, 13, 14, 16, 17 and 18); landscaping rock (Lots 8 and 15); swimming pool (Lot 12); sundecks (Lots 11, 12, 16 and 17); stairways (Lots 16, 17 and 18); fences (Lots 11, 12 and 15); and hedges (Lots 12, 13 and 16).

Recommendations -

The Town should remove the natural area covenant registered against all lots along the east side of Riverside Drive and Meadowvale Drive that adjoin Thetis Lake Regional Park following consultation with the property owners affected and with their agreement.
The Town should advise CRD Parks of the encroachments by property owners into Thetis Lake Regional Park so that the CRD may consider appropriate action (i.e. Lot 12...wall and fence - Photo 11; Lot 18...compost bin - Photo 12).

20. Inspection report and photograph quality

A copy of this inspection report has been submitted to the Engineering Technologist, Engineering Department, Town of View Royal on a compact disc in PDF format and in WordPerfect format. That submission included all attachments and photographs.

Captions overlaying photographs were prepared using Adobe Photoshop Elements (Version 2).

21. Copyright and indemnification

All inspection reports completed at the request of the Town of View Royal (Town) or its agents remain the copyright property of the Town. The Town may authorize the person(s) who have prepared an inspection report (i.e. consultant) or other persons to make and distribute copies of a report. The consultant, or any other person, may not give, lend, sell or otherwise make an inspection report, or any portion of an inspection report, available to any party without the written permission of the Town.

Any use not authorized by the Town that a third party makes of an inspection report or any portion of an inspection report is the sole responsibility of such third parties. The Town or a consultant retained by the Town accept no responsibility for damages suffered by any third party resulting from use of an inspection report that has not been authorized by the Town.

Page 54–88

Attachment 1 - Meadowvale Drive - Property Locations and Covenant Boundaries

Photo mosaic map of Meadowvale Drive showing property locations and covenant boundaries

Page 54–88

ATTACHMENT 2

Observed Plants within covenants at Meadowvale Drive and Riverside Drive on November 30, 2007.

#	Scientific Name	Common Name	Location and Comments
TREES
1.	Pseudotsuga menziesii	Douglas-fir	- Location: Lots 8 (1 tree), 14 and 15 - Comment: Native
2.	Thuja plicata	Western Redcedar	- Location: Lot 15 - Comment: Native
3.	Thuja occidentalis	American Arbor vita (Hedge)	- Location: Lot 16 - Comment: Natives
4.	Cupressocyparis leylandii	Leyland Cypress	- Location: Hedge in Lots 12, 13 (part of hedge in park), - Comment: Cultivated species
5.	Alnus rubra	Red Alder	- Location: Lot 14, - Comment: Native
6.	Ilex aquifolium	Holly	- Location: Lot 15 - Comment: Introduced-invasive
7.	Prunus emarginata	Bitter Cherry	- Location: 2 in covenant 2. - Comment: Native
8.	Crataegus monogyna	Common Hawthorn	- Location: Lot 8, 14, 15, - Comment: Cultivated species
9.	Prunus sp.	Flowering Cherry	- Location: Lot 11, 16, 17 - Comment: Cultivated species
10.	Picea sp.	Spruce (Small)	- Location: Lot 18 - Comment: Cultivated species
11.	Cornus sp.	Flowering Dogwood	- Location: Lot 11 - Comment: Cultivated species
SHRUBS
12.	Osmanthus heterophyllus	Holly Osmanthus	- Location: Lot 8 - Comment: Cultivated species
13.	Rhododendron sp.	Rhododendron	- Location: Lot 11, 13, 16, 18 - Comment: Cultivated species
14.	Pinus sp.	2 needle ornamental pine	- Location: Lot 18 - Comment: Cultivated species
15.	Viburnum tinus	Laurustinus	Location: Lot 8 Comment: Cultivated species
16.	Erica sp.	Heather	Location: Lot 13, Comment: Cultivated species
17.	Sasa veitchii	Bamboo	Location: Lot 16, Comment: Cultivated species
18.	Syringa sp.	Lilac	- Location: Lot 18 - Comment: Cultivated species
19.	Buddleja sp.	Butterfly Bush	- Location: Lot 18 - Comment: Cultivated species
20.	Magnolia sp.	Magnolia	- Location: Lot 16 - Comment: Cultivated species
21.	Acer palmatum	Japanese Cherry	- Location: Lot 18 - Comment: Cultivated species
22.	Daphne laureola	Spurge Laurel	Location: Lot 15, 18 Comment: Introduced-invasive
23.	Rhus	Staghorn Sumac	Location: Lot 13 Comment: Cultivated species
24.	Prunus laurocerasus	Cherry Laurel	Location: Lot 8. Comment: Cultivated species
25.	Rubus ursinus	Trailing Blackberry	Location: Lot 15, 18 (wall) Comment: Native
26.	Rubus discolor	Himalayan Blackberry	Location: Lot 8, 14, 15, Comment: Introduced-invasive
27.	Forsythia sp.	Forsythia	Location: Lot 8 Comment: Cultivated species
28.	Rosa nutkana	Nootka Rose	Location: Lot 8. Comment: Native
29.	Photinia sp.	Photinia	Location: Lot 18 Comment: Cultivated species
30.	Oemleria cerasiformis	Indian-plumb	Location: Lot 15 Comment: Native
31.	Holodiscus discolor	Ocean Spray	Location: Lot 8. Comment: Native
32.	Symphoricarpos albus	Snowberry	Location: Lot 8 Comment: Native
33.	Salix	Contorted Willow	Location: Lot 8 Comment: Cultivated species
34.	Ceanothus sp.	California Lilac	Location: Lot 8, 17 Comment: Cultivated species
35.	Hedera helix	English Ivy	Location: Lot 17 (On rock wall) Comment: Introduced-invasive
36.	Nandina domestica	False Bamboo	Location: Lot 11. Comment: Cultivated species
37.	Cytisus scoparius	Scotch Broom	Location: Lot 14 Comment: Introduced-invasive
FORBS
38.	Vinca minor	Small-leaved Periwinkle	Location: Lot 8 Comment: Cultivated-invasive
39.	Sedum sp.	Ice Plant	Location: Lot 18 (wall) Comment: Cultivated species
40.	Thymus sp.	Thyme	Location: Lot 11, 18 Comment: Cultivated species
41.	Crocosmia sp.	Montbretia Lily	Location: Lot 11 Comment: Cultivated species
42.	Lavandula sp.	Lavender	Location: Lot 8, 11 Comment: Cultivated species
43.	Achillea millefolium	Yarrow (Cultivated form)	Location: Lot 11 Comment: Native
44.	Salvia sp.	Sage	Location: Lot 11 Comment: Cultivated species
45.	Stachys sp.	Lamb’s ears	Location: Lot 11 Comment: Cultivated species
46.	Mentha sp.	Mint	Location: Lot 14, 18 Comment: Cultivated species
47.	Iris sp.	Flags	Location: Lot 11, 16 Comment: Cultivated species
48.	Ranunculus occidentalis	Western Buttercup	Location: Lot 8, 14, 18 Comment: Native
49.	Fuchsia sp.	Fuchsia	Location: Lot 16 Comment: Cultivated species
50.	Aster sp.	Aster	Location: Lot 11 Comment: Cultivated species
51.	Argyranthemum sp.	Marguerite	Location: Lot 11 Comment: Cultivated species
52.	Cirsium arvense	Canada Thistle	Location: Lot 8, 14, 15, Comment: Introduced-invasive
53.	Hypochaeris radicata	Hairy Cat’s-ear	Location: Lot 8, Comment: Introduced-invasive
54.	Taraxacum officinale	Common Dandelion	Location: Lot 8 Comment: Introduced-invasive
55.	Digitalis purpurea	Common Foxglove	Location: Lot 8 Comment: Native
56.	Epilobium sp.	Willow Herb	Location: Lot 15 Comment: Native
57.	Rumex crispa	Curled Dock	Location: Lot 15 Comment: Introduced-invasive
58.	Rumex occidentalis	Western Dock	Location: Lot 15 Comment: Native
FERNS
59.	Polystichum sp.	Sword Fern-type	Location: Lot 8 Comment: Cultivated species
60.	Polystichum munitum	Sword Fern	Location: Lot 8, 17 (in rock work) Comment: Native
GRASSES
61.	Dactylis glomerata	Orchard Grass	Location: Lot 8, 14, 15, 18 Comment: Introduced-invasive
62.	Lolium sp.	Ryegrass	Location: Lot 15. Comment: Native
MOSSES
63.	Isothecium myosuroides	Cat-tail Moss	Location: All Lots Comment: Native

Page 54–88

ATTACHMENT 3

Observed animals at covenants along Meadowvale Drive and Riverside Drive on November 30, 2007.

#	Scientific Name	Common Name	Location and Comments
Mammals
1.	Odocoileus hemionus ssp. columbianus	Mule (Black-tailed) Deer	- Location: Droppings in park near lots 8, 14 and 15 - Comment: native species
Birds
2.	Junco oreganus	Oregon Junco	Location: Park beside Lot 8 Comment: Native species
3.	Melospiza melodia	Song Sparrow	- Location: Park beside Lot 8 - Comment: native species
4.	Pipilo erythrophthalmus	Rufous-sided Towhee	- Location: Park beside Lot 8 - Comment: Native species
5.	Vireo huttoni	Hutton’s Vireo	- Location: Park beside Lot 8 - Comment: native species
Invertebrates
6.	Formica sp.	Wood Ant	- Location: One hill in park beside Lot 11 - Comment: native species