In a meeting on Tuesday morning with Mayor Sharie Minions said told that Burde Street Ponds is not the proper place for high density housing. The proper place is closer to the core areas of the city. She went on to say that the days of accepting any development proposal put before council being approved are over.
Minions went on to say that this town has changed a great deal since she was first elected to council. That we are no longer desperate. She recognises that since the announcement in August, this development proposal has a very high profile in the community, and that is important that the City proceeds properly with plenty of community participation. But community input cannot proceed until a plan and an application is in place. So it is still early days.
It seems there has been a great deal of confusion over this development on the part of the San Group and Pacific Mayfair Estates. The Initial application was incomplete. To my knowledge, they still have yet to submit a complete application. Last August they hired Mike Butler to conduct community consultation. However without a solid proposal it was difficult for him to do his job. According to San spokes person, Mike Ruttan, he ended up making commitments that he was not authorized to make. And he lost his job during the Christmas period. He emphasized that the company is making no commitments at this point. The San Group has has hired a solid architectural firm to develop a proper proposal. So things may be on the right track for them.
So, it seems we are back at square one. But, it gives those of us who are concerned about the future of this property an opportunity to find out more about the ponds and the needs of the wildlife around and in them. Here are some questions.
How far up Wolfe Creek do do salmon fry go?
Where are the Red-legged Frogs living on the property?
Where are the egg nesting grounds for the Painted Turtles?
How much of the property is necessary to sustain a family of beavers?
It’s been two-and-a-half months since the San Group gave a press conference announcing a billion dollar investment around two beautiful woodland ponds just inside the the city limits of Port Alberni. Shock waves have been rippling through the city as people digested the news. Letters of opposition have appeared in the local newspaper. A Facebook group with just under 400 members has been very active with people anxiously speculating on the impact this would have on the wildlife and atmosphere around the ponds. And the San Group has been silent until very recently.
Last Friday afternoon Mike Butler, their Marketing & Media Relation Manager, invited me to their offices for a chat. When I arrived there was something going on in the board room, I believe the Minister for Housing, also our local Member of the Legislature and her staff, were being briefed about the development. I met Mike Butler who brought me to his office. He told me they are going to amend the original application. There are a bunch of changes. Below is a list Butler sent me. I will comment on each point after this list.
They will be lowering the density by 50-55% to 1200 units,
They will be keeping the beavers,
They will be keeping trees along Log Train Trail and the trail staying where it is. They are also exploring putting the trees in a trust along the Log Train Trail to preserve them for future generations. The distance is still to be determined at various segments,
The construction techniques proposed are all to be green construction building and green energy use methods that they plan to share publicly shortly.
The 10 year to 30 year construction time-line will slowly introduce new housing in the area being respectful of existing home owners on a price and traffic level. We do plan on offering local residents lease to own options based on job qualifications. The lease to own option is still to be determined based on feedback.
They are in negotiations with the city about donation of a 30 meter setback from the ponds in trade with another piece of property the city owns.
Lowering the density of homes to 1200 units still means that this will be a very dense neighbourhood, with at least 2400 people packed onto about 55 acres. The original property is given as 73 acres, so I deducted an estimated area of the ponds and the 5% that the city would legally require for park land. That’s about 45 people per acre. Very dense.
The consequences of such density will mean that so many parents and children will be using this area that it will quickly degenerate. Even with high fences and controlled access points, the beaver, the turtle and the ducks will leave, in my opinion. More research is needed to confirm this.
I’m glad they will keep the beavers. But in order to maintain their presence the habitat would have to be carefully managed to avoid disturbance in the early morning hours and in the evening hours. Enough forage must be kept in the area to ensure a food supply for them. Consideration has to made for what happens to the kits when they are old enough to leave home. Dogs should not be allowed to cool off in the ponds.
The idea of a trust for the trees along the Log Train Trail is a good one. But without anything specific, it doesn’t amount to much. This will have to be negotiated.
It is nice that the San Group is seriously looking at constructing the home with the environment in mind. One of Mike’s colleagues spent some time on explaining their green techniques to me. They are planning to use oriented strand board with foam sandwiched between them in panels. No mention was made about their R values. I was also shown images of solar panels. These are all good initiates but they don’t address the immediate environmental effects on the ponds themselves.
The long construction timeline may be beneficial in that it may keep options open when assessing the impact of the starting construction. Construction could start in a part of the property well away from the ponds. Originally the plan was to built over 5 to 8 years. I hope the city doesn’t get locked into unfavourable agreements that will have to be honoured 30 years down the road.
The last point is very concerning. The idea that they are donating land is very misleading. Section 510 of the Local Government Act says that in a development like this the developer MUST dedicate some of their land to park. The best practise used is 5%. I don’t know where this figure comes from. I can’t find it in the legislation. I’m following this up. So the best you can say is that it is a mandatory donation that is agreeable to the city
To further muddy the water, Butler says that they are in negotiations with the city to find other property to compensate for this loss of property. Our Mayor says they are not in negotiations. There must be some mix up.
It’s still a bit early for a Christmas blog. Nevertheless I’ll write about it because I made an interesting observation the other day. It a case of mistletoe on a Douglas fir tree nearby. OK, interesting to me.
The mistletoe that most people are familiar with is the European one associated with Christmas. It has leaves and white berries and grows in clumps on many different broad-leafed shrubs and trees.
Although both are parasitic, the mistletoe plant on Vancouver island is very different. It is tiny, hardly visible at all. The biggest they get is 8 cm or 3 inches high.
If you want to find any, you need to go fir a hike somewhere there are young Western Hemlock trees growing, and start looking at the ends of the branches. It parasitizes Western Hemlock mostly. So they named it Western Hemlock Dwarf-mistletoe. Anyway, look for infections in larger hemlocks nearby. You can tell because the larger trees have deformed branches called brooms caused by the mistletoe infection. When the seeds are ready, they pop out going some distance. The seeds are sticky, so the lucky ones stick to foliage below them. Wind doesn’t affect them much, so the spread of infected trees is around 20 m.
According to everything I was taught, only one species of mistletoe appears on Vancouver Island, Arceuthobium tsugense. Although it infects Western Helmlock mostly, it is known to infect lodgepole pine on Vancouver Island. and very rarely, Douglas Fir. So when I saw a very large broom high in an old Douglas Fire in a City Park in Port Alberni, it piqued my interest.
I sent an email to a forest pathologist at the Pacific Forestry Centre as well as the photo above. He is keen to get a sample of the plant. That means climbing the tree in the photo above. Anyone have the skills and equipment to do that?
Took a hike last Thursday to Snag Lake. We drove to Sutton Pass and then took the logging road to the right and drove to a crossroads just before a bridge that takes you to a First Nations power station.
The plan was to hike the road to the end and then go a couple of hundred meters along the Witness Trail, built during the War in the Woods. At the end there is a view of the lake. It turned out we could have driven about half of the 8 km distance all the way to a very old and decrepit bridge. The road is 2WD and gravel with minor washouts. Your vehicle might get scratched a little too.
Shortly before the bridge there is a good campsite. It would handy base camp for those considering an overnight visit.
After the bridge, the trail is pretty brushed in. It’s going to need brushing next year. But you can still follow the trail if you pay attention.
At the end of the road is a decrepit kiosk with the posts slightly askew. Inside is a grungy old map of the Witness Trail.
From there the trail gets rough. You leave the road behind and climb along a faint trail through brush, braken and young trees. Fortunately there is only 200 meters of this before you come out at the top of a bluff with a cliff below it…and a great view of the slide that blocked the Kennedy River and created Snag Lake. It was a great place for lunch and photography before trudging back along the road.
The top is a vertical cliff. The “cone” consists of finer material at the top and coarse boulders the size of cabins at the bottom.
A couple of weeks ago I was watching Global News at Six. A story about the future of the Squamish Spit came on. As I watched, I realised that they had exactly the same issue that we have here in our estuary with respect to Chinook salmon smolts.
In their case, a long narrow berm of fill was built out onto the mudflat of the Squamish River many years ago. It was to serve as part of a coal port that never materialized. The trouble with it is that this “Squamish Spit” separates the river that salmon smolts descend, from the estuary the estuary where they adapt to salt water. For salmon, especially Chinook Salmon, estuaries are critical habitats. Chinook Salmon more dependent on the estuaries than any other salmon species .
Conservationists have long recognised the situation and have called for the berm to be removed. But they are opposed by the Squamish Windsports society who regard their access to the winds of Howe Sound as “Canada’s Premier Kite-boarding Location. It looks like the windsports society is not going to win this one and that the spit will be breached to allow the smolts access to the rest of the estuary.
It you substitute a couple of lagoons for the spit, you have the same situation right here in Port Alberni. All the Chinook Salmon smolts have to travel out into the inlet, around our wastewater lagoons and Johnstone Island.
The Alberni Valley Enhancement Association was able to secure funds to conduct a study of juvenile Chinook use of the estuary and confirmed a similar situation exists here at the mouth of the Somass River.
From the report: “Much of the estuary’s eastern shoreline (river-side) has been hardened through industrial, commercial and residential development, and much of the western estuary (i.e., Phil’s Bench area) has been cut-off from direct river connectivity by historic diking and channel-filling practices. Salmon fry and smolts attempting to rear in central and western reaches of the estuary must now migrate around the south end of Johnstone Island (which is no longer an island), and move passively or actively back on-shore in order to find suitable habitats. Given their relatively small size and limited swimming ability, it is problematic whether a majority of naturally-spawned Chinook fry can successfully complete this journey each spring.
So the AVEA recognised this situation and secured funds to replace a part of the access road between the ponds with a small bridge. However, it was recognised that the wastewater effluent from the old pond, that currently empties into the river would then also flow into the lagoon and ruin the water quality. So a dam was built as a temporary solution until the new wastewater plant was completed. The new plant discharges underwater 800m out into the harbour.
I mentioned that the bridge is a small one. Indeed it is. It is only 4 or 5 m across. The other two bridges over flood channels to the are almost twice as big.
Unfortunately the design of the new lagoon didn’t include a longer bridge, or another bridge. There is room to build one, but the opportunity to do so has likely been foreclosed. There is some hope that some of the money set aside for the decommissioning the old lagoon could be used to ensure that water flows freely under the bridge.
It is too bad that, unlike Squamish, this community doesn’t yet appreciate the importance of restoring the only part of the Somass Estuary that is relatively intact. It is only a third of its original size. No wonder the Chinook stocks are struggling.
It’s Oregon Ash; in Latin, it’s Fraxinus latifolia. And it has a confused story. One confusing thing about it is that besides the trees on Vancouver Island, the rest are in the United States. Another is that my sources are divided on whether it is a native tree, introduced, or naturalized.
The Conservation Data Centre of BC regards it as a native tree, and has designated it S1S2 which means imperiled or critically imperiled. But it muddies the situation when the report comments “Only 2 of the populations (Port Alberni and, Saanich) appear to be of native origin.” Apparently, they can also be found in some urban landscapes around Victoria and Duncan.
In the United States, the natural range of this tree extends through Puget Sound south to Southern California.
What’s it look like, you may wonder. It’s a deciduous broad-leafed tree. It doesn’t get all that tall. It is the only native tree around here that has a compound leaf. The seeds have wings similar to maple seeds. You’ll find it around wet fertile areas where there is lots of black organic mater, not peat.
I know where there are some specimens. But because they are considered imperiled you’ll have use torture to get me to say where. But I think there are more that haven’t been discovered. So if you are out for a walk, keep your eyes open for this tree.
But don’t mistake it for an introduced ash tree in someone’s yard. There are two other Ashes that are planted around here: European Ash and Green Ash. I’m going to leave how to tell these apart for you to research.
Six kilometers south of Port Alberni, just past the shop yard where logging machinery is repaired, there is a trail head. There is no sign announcing it; just a turnout in the road to Bamfield. A big yellow gate. bars access to a road that leads into a big gravel pit. There are no signs that tell a person which, of a myriad of tracks, leads to a very impressive waterfall.
The hike to China Creek is perhaps 25 minutes, Ten to get to the junction at the creek and another 15 to climb up to the Falls. The last part of the trail is steep up onto a bluff overlooking the creek, and then there is a very steep scramble to get a view of the falls from bottom. The trail goes a bit further upstream for a view from the top.
Hiking downstream is very easy and fun. You come across three clear beautiful pools to loiter by for a picnic a swim or to just skip rocks. You might find swimming a little bit cool as the water comes from snow melting up high. In mid April you’ll find an impressive show of Pink Fawn Lilies (Erythronium revolutum for the naturalists).
The path along the creek ends where the McFarlane Creek joins the main stem. From there a path heads uphill toward the gate where vehicles park…I think! I have never explored that one.
The post about the Beaver Ponds received a surprising about of attention; 2,500 views in 2 days and several requests to keep people informed. So I thought I would follow up with another post to do just that.
First I tried to find out who owns the property. After paying a small fee, I got a BC Company Summary that told me that a numbered company owned it, and that the last annual report was last June 1st. It also gave a street address on Argyle St. It did name a local realtor as director though. So I went to see him. I found out that the information for that company is out of date, he is still a director, but not the one that should be listed and that the property was sold recently.
I also spoke with Scott Smith, the Director of Development Services. He said that he had not received any development proposals for this property. I took that to be a good sign in that nothing will happen on the property until it is approved by the city. A property cannot be developed and built on until there is a Building Permit in place. And a Building Permit cannot be issued until there a Development Permit is in Place. Currently, in the Official Community Plan (OCP), there is no Development Permit over this property. So nothing will be built without going through City Hall. Before any construction a change to the OCP, is required.
So that means any suspicious looking company with only a number for its name will not be showing up unannounced and clearing the land. The City is involved. And there is a process that insures that the public has a say.
Also, Smith reports that “the City of Port Alberni has not received any development application for the property.” Informally talks may be going on. Although that is pure speculation, I’d imagine that it would have to occur in the process of creating an application that meets all the requirements set down in law, and the provincial regulations and City bylaws. That’s normal.
Smith also reports that they are well aware of the issues. They have been getting calls from people.
So maintaining the diversity and the ambience of the place comes down to applying the regulations and biological opinions of professionals in an appropriate way. Of all the creatures in and around the ponds the Western Painted Turtle (Chrysemys picta bellii ~ Pacific coast population) is the one of most concern because it is listed as a Species At Risk under the federal Species at Risk Act. The City of Nanaimo has had previous experience with Western Painted Turtles and have directed a developer to modify their project near Buttertubs Marsh.
As everyone beavers are also present in the ponds. Because of that consideration must be given to the amount of habitat that is available for foraging and maintaining their lodges and dams as well as maintaining a wildlife corridor for them to travel to other populations.
There are nesting Mallards Wood Ducks, and Hooded Mergansers that nest in the area. I have seen a female Wood Duck entering and leaving a certain hole in a dead Douglas fir on the lower pond. However as long as there enough pond life the Wood Ducks and mergansers can get by if nest boxes are provided.
So at this point we just have to see what is proposed, when the application shows up at the City. Then we will see what measures are proposed to account for the concerns we all have and we will also see who the owner(s) of the property is.
Here’s an interesting illustration of what underplanting is. Not all trees can germinate and grow in shade cast by the overstory. Douglas fir is an example. But cedar and hemlock and can. These cedar were planted along the Log Train Trail at the Burde Street Entrance. About 8-10 years ago Frank Stini’s crew planted them. Port Alberni resident, Dave Jarret says he was one of the ones who helped plant them; he’d know exactly when they went in the ground.
Anyway, look at them now! A new forest is developing as the older trees, the Alder, are getting toward the end of their life. Within 20 years, less than a lifetime. Most pf the alder will have died and the cedar will be free to grow.
More likely though, this path could be lined by a housing development in the same time period.
However, there is another part of the city where this kind of environmental enhancement would be appropriate: the Roger Creek floodplain. The pathways that were built along the banks of the creek have revealed a large area of old and dying alder. The understory is full of salmonberry. Within 20 years all that will remain will be a jungle of salmonberry, unless some planting is done. Primarily that should be cedar, except where there is enough sun for Sitka Spruce or Douglas Fir.
These trees would be long lived, provide shade to Roger Creek, the droppings from the trees, branches leaves bugs and larvae would provide habitat for the fish in the creek. Eventually when they die, they can provide provide coarse woody debris (logs, branches, and root wads) for fish to hide under. They would also absorb carbon in a location that would be secure for many generations.
It’s a bit of a pipe dream though, isn’t it? Maybe not. Perhaps some resourceful organization will step forward and secure some grant money and get it done.
There are two unique ponds way up Burde Street by the Log Train Trail. I think most local people have heard of them. They are unique for several reasons. Being just off the Log Train Trail, they are very accessible and because of that they get an enormous amount of visitors, particularly since the pandemic started. These ponds are an ideal location for students, and the public to watch wildlife and learn the basics of the natural world. They have beavers in them, a variety of colourful ducks year-round, and Western Painted Turtles. These turtles are listed as endangered by COSEWIC (Committee on the Status of Endangered Wildlife in Canada) because of major loss of wetlands and a rapid increase in roads, development, and people. The lower one has an additional unique feature in that a ring of Yellow Flag, or Iris grows around the edge of it. The Yellow Flag is highly invasive. But it provides a spectacular display of colour in May. Beside this pond is a spot with a wonderful wrought iron bench is chained to a root and provides a relaxing view of the pond. My thanks to “Frank”, who must have placed it there. He tells us to enjoy the pond in a note written on the back of it.
The property around them was once considered semi-rural. But since the city extended their boundary to end of the road, a lot of houses have been built on the other side of the street, with more under construction.
I spoke to a real estate agent about the property. He seemed to know something about it. But he said he was bound by confidentiality in being able speak to plans for property. However, he was able to say that he was impressed that the owners are looking to develop the area in a greener manner than has ever been tried here. He further said that they would be announcing proposed plans for the property, along with another property west of the Log Train Trail soon.
The beavers in the ponds have been there for years and years. Being the headwaters of a creek known locally as Wolf Creek, the beavers likely followed the creek up from Roger Creek. Two beaver dams are located where the upper pond empties into a creek that feeds the lower pond, that in turn, empties under the Log Train Trail, where more dams are located. When they moved in and built them, the beavers raised the level of the ponds. As a result, large trees died around the edges providing homes for a variety of, first, woodpeckers, and then swallows, starlings, Hooded Mergansers and Wood Ducks. It is the beaver that maintain the water level of the ponds with their activities. If they should be so disturbed by development that they leave, or die for some reason, the dams will eventually break and the water levels will drop significantly.
The north edge of the property is the City Limit. Beyond that is the Hupacasath’s Woodlot Licence. It provides older forest and a wilder habitat connection to both ponds, particularly the upper pond, because the pond extends about 50 meters into the Woodlot.
From a regulatory perspective, the entire property except for the ponds and a small area around the lower one is proposed for Future Residential in the City’s Community Plan. And the Zoning map shows low density multiple family residential around the upper pond with lower density single family residential being further away from them. To reduce the activity around the ponds, it should be the reverse with the multiple family residential being further away. In fact development between the two ponds should not occur. And to that end I suggest that part of this property could be subdivided and offered to an organization such as The Land Conservancy of BC, or Ducks Unlimited for safe keeping. A community campaign to purchase the property could support the offer.
Being modestly more remote, the upper pond is the more sensitive of the two. It is where the turtles live and where the most ducks spend their time. This zoning map shows how fragile the future wildlife in the ponds is.
I know I am not the only one who is concerned about the effect of future development in the area. I have heard rumblings from various people. And the real estate agent I spoke to added verification to it when he acknowledged that he has heard them too. Here we are playing with the headwaters of a highly endangered fish creek that drains into another highly endangered fish creek, Roger Creek. The area is also very popular with the public as it is part of a highly developed network of trails and is used for walking dogs, woodland running, and childhood adventures. City council needs to reconsider its planning for this area before considering any plans put forward by a developer.