bulmer pointe subdivision riparian assessment

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

Masse & Miller Consulting Ltd. i


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.

Masse & Miller Consulting Ltd. 1


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.



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.



Figure 1. Location map of Bulmer Pointe Subdivision.



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.



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.



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


-young to mature paper birch, western red cedar, hemlock and

Douglas-fir remaining

-no buildings within the riparian zone





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



-retain all riparian vegetation within riparian setback including

clump of birch and mature Douglas-fir


16.2-20 m



Table 1 (cont’d). Site description and recommendations.

Strata Lot #


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


-retain large black cottonwood, paper birch and small regen


-retain vegetation on either side of the building envelope -provide access to the beach with small footpath


23.1 m

6 -building site located outside of 30 m riparian

-see lot 7 description

-more deciduous trees and shrubs existing 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.


-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




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 larger trees (15-30 m)



20 m




Strata Lot #


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 larger trees (15-30 m)




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


-locate house to minimize vegetation disturbance



-building should be built against bank

-see geotechnical report for slope stability

-keep footprint of house to minimum


-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



30 m




Strata Lot #


14 -building envelope encroaching within 15 m riparian zone


-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


-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




-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


-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





Lots 16-17:

20 m

Lot 18:

16 m




Strata Lot #


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


30 m



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.



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.



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



APPENDIX 1. Photo Documentation



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 23. Lot 13, foreshore and riparian. Photo 24. Lot 14.



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.



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.



APPENDIX 2. Layout of Proposed Subdivision


bulmer pointe subdivision riparian assessment

Documents