Environmental Report re: South Skirt Mountain
Posted by insidelangford on February 15, 2009
The following article is an analysis of the environmental impact study of the proposed South Skirt Mountain development, available for $30 in paper form at Langford City Hall, but has so far not been promoted on Langford’s website.
Update: The article below refers to red and blue-listing of endangered species, and if you want further info on what this means please refer to the first comment on this article, available below.
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It has been a lenghty task to condense the hundreds of pages of this document, but I am glad to have completed the task prior to the public hearing (scheduled for Feb. 23rd). I have tried to be fair (but honest) to both sides.
A Brief summary of the Environmental Impact on South Skirt Mountain: The very long Environmental Impact Assesment appears to have been done in a very thorough way. Many mitigative measures have been suggested to limit the damage to the property, some during construction and others for after build out. The proposed development will consist of various forms of residential dwellings, a mixed use residential/Commercial core, and natural open space.
“The site includes part or all of numerous Sensitve Ecosystem Inventory polygons, comprised of woodlands, wetlands, riparian, and rock outcrops. The surveys on the three individual properties did result in the location of rare plants” The properties are also comprised of rare plant communities:
- Douglas-fir-arbutus (red listed)
- Western red cedar-Douglas-fir-Oregan beaked moss (red listed)
- Garry oak-arbutus (red listed)
- Garry oak-ocean spray (red listed)
- Gary oak-California brome (red listed)
- Grand fir/three leaved foam flower (red listed).
The site supports moderate to high biodiversity in terms of wildlife. “The critical factor in conducting an assessment …is the recognition that a significant amount of the ecological integrity of the area should be maintained.” “The concept plan indicates that a minimum of 40% of the site will be retained….” ie. high value ecosystems 51%, high to moderate value 38% and moderate value 97% will be retained as open space. An ecological centre for education will be built and wildlife corridors incorporated. “Some impact on wildlife will be expected. These include reduced carrying capacity for wildlife, bird nest abandonment, loss of veteran trees … alteration of wildlife movement … habitat fragmentation, and potential reduced water quality in wetlands.”
There are accounts of potentially and/or occuring red, blue and yellow listed species on the study site including, but not limited to, great blue heron, northern pygmy owl, western screech owl, band tailed pigeon, sharp tailed snake (one of the rarest snakes in BC. currently only 8 populations are known), the red-legged frog, painted turtle, ermine, and the Pacific water shrew. Twelve at risk butterflies have been recorded in and around the Skirt Mt. property. A total of 60 bird species including 3 blue listed were observed or heard on the site.
“Construction can result in 2 major impacts on wildlife, noise and fugitive dust.” “… this noise may interfere with animal communication and detection of predators. If the construction is performed during the breeding season mating calls may be lost or obscured….” “Dust deposits on leaves can reduce photosynthesis…. It blocks stomata and increases transpiration. This increased water loss can make plants more susceptible to drought…. effects of dust will include lower resistance to disease, pests, and fungi of both plants and young nest chicks.”
“Clearing the site during bird breeding season…typically March through August… could result in potential nest abandonment or loss of habitat for birds actively engaged in incubation/rearing.” Post construction impacts include light, noise, domestic pets, traffic related mortality, flooding, reduced water quality, susceptibility to windthrow.
As mentioned earlier many mitigating strategies have been reccomended. However, the “Sustainability Checklist” has, on the advice from City solicitors, been extracted from By-law 1209 and inserted into a new “South Skirt Mountain Neighborhood Area Plan” so that they can be adopted as Council Policy.
Cheryl McLachlan said
Thanks for that amazing summary, I know I haven’t had the opportunity to read all of that yet. For those interested in what red and blue listing means:
http://www.env.gov.bc.ca/atrisk/red-blue.htm
RED LIST:
Includes any ecological community, and indigenous species and subspecies that is extirpated, endangered, or threatened in British Columbia. Extirpated elements no longer exist in the wild in British Columbia, but do occur elsewhere. Endangered elements are facing imminent extirpation or extinction. Threatened elements are likely to become endangered if limiting factors are not reversed. Red-listed species and sub-species may be legally designated as, or may be considered candidates for legal designation as Extirpated, Endangered or Threatened under the /Wildlife Act/ (see http://www.env.gov.bc.ca/wld/faq.htm#2). Not all Red-listed taxa will necessarily become formally designated. Placing taxa on these lists flags them as being at risk and requiring investigation.
BLUE LIST:
Includes any ecological community, and indigenous species and subspecies considered to be of special concern (formerly vulnerable) in British Columbia. Elements are of special concern because of characteristics that make them particularly sensitive to human activities or natural events. Blue-listed elements are at risk, but are not Extirpated, Endangered or Threatened
Anonymous said
Comments from the Gazette, jan. 21, 09.
South Skirt Mountain on track for Housing
“Much of the land is identified as having steep slopes, holding sensitive ecosystems and potential wildlife habitat.
Ron Coutre, spokesperson for the property owners, couldn’t be immediately reached for comment. In an interview last year, he said they would only bring forward a proposal that would be supported by the community.
“We want to ensure the lands are developed in a responsible way so we can be proud of what we have created,” Coutre said.”
Taking it out of the bylaw and making it a policy is not a good start in holding them to these promises.
MJ said
Having read your article this morning I went down to City Hall to ask a few questions. I was pleased to hear that although the “Sustainability Checklist” has been extracted from the by-law and added to the SSMt. Neighborhood area plan as Council policy, the Environmental Protection Development Guidlines will remain in By-law 1209.