Terms of Reference for an Environmental Study of Gospel Rock

purpose and application of the Terms of Reference
The Terms of Reference described in this document are for the purpose of an
Environmental Study for the property known as “Gospel Rock”. In this document the
term Gospel Rock shall be construed to refer to the geographical point known as Gospel
Rock as well as all the uplands beyond this property which are subject to the Town of
Gibsons Gospel Rock Neighbourhood Plan Area process, a map of which is included as
an appendix in these Terms of Reference.
The aim of the Environmental Study is to provide a better and greater in-depth insight
into the environment and ecological values of the Gospel Rock area for the purpose of
determination of:





potentially developable area and landscape
broader areas that should be considered for retention and /or protection due to
significant ecological values
identification of smaller, high ecological and environmental areas that should be
considered for retention and/or protection
measures required to maintain the ecological value and diversity of this area
factors that can or are likely to influence the feasibility of the above
project background and description
The area known as Gospel Rock and its uplands are the last remaining largely
undeveloped substantial area within the Town of Gibsons. Following discussions with the
owners and new owners of various parcels within this area, who aim to develop their land
holdings, it was decided to formulate a Neighbourhood Plan prior to the consideration of
any outline or detailed development proposals. To this end an RFP was issued inviting
consultants to tender for the development of such a plan. The successful proponent,
Holland Barrs Group, undertook a series of studies and workshops to arrive at principles
and options for development which were refined into a “preferred option”. This should
not be construed as the definitive option, but as guidance on current thinking, to be
modified and refined as the process develops. All documents appertaining to and
resulting from the planning process to date are available on the Town of Gibsons website
for reference to the Environmental Study: http://www.gibsons.ca/gospelrock/index.html
An additional document, the Town of Gibsons OCP is also available on the Town’s
website. Although this document is of relative recent origin however, some of the goals
and statements referring to Gospel Rock may require modification following completion
of the Neighbourhood Plan. Therefore, although the principles of this document are
inviolate, the current detail may not reflect entirely or accurately the current reality nor
1
the situation post adoption of a Neighbourhood Plan. It is suggested that the OCP is used
as guidance in the current study, rather than followed to the letter.

statement of need for and objectives of the proposal
Although the initial consultants’ report “Draft Opportunities and Constraints Report”
identified a series of ecological constraints, this was at an overview level of assessment,
applicable to the phase of the Neighbourhood Plan process at that point in time. Since
then the “preferred option” was developed by the consultant taking into account the broad
constraints and opportunities identified previously. The “preferred option” has not been
evaluated at a level of detail with respect to its (or any) ecological or environmental
impact.
In order to accept, reject, amend or refine the “preferred option” (or any other options or
parts of these), a more detailed level of environmental assessment is required as an
“Initial Environmental Review”. The proposed Review should not be considered an
Environmental Impact Assessment , which would be applicable to specific build-out and
construction plans, rather than the current “concept” stage of any proposed Gospel Rock
development.
The objective of the study is the identification of larger areas and smaller specific sites of
ecological (and environmental) significance, should these exist, which should be
considered for protection or conservation, and management implications of any such
decisions. In doing so, the study shall not merely list species present, but also present an
assessment of the current state of such identified areas so as to be able to consider the
implications for medium to long term continued existence as well as management
requirements and implications. Thus the study shall identify risks to such sites and areas
from general development or, where applicable, suggest restrictions on type or character
of development where particular factors may potentially have a significant negative
influence on areas or sites to be protected or conserved.

study area zone(s)
The study area comprises the property subject to the Neighbourhood Plan process. The
study shall initially be based on the 10 broad-category polygons identified in the “Draft
Opportunities and Constraints Report” and use this as the basis for data collection and
reporting. “Weighting” of polygons and a reduced amount of effort spent on lower
weighted polygons in the study is acceptable, provided this is justified in the final report
and description.
Where appropriate, the study may designate smaller sub-polygons or site series within the
10 broad-category polygons, or if and where necessary, redefine the borders or
classification of the 10 broad-category polygons. In particular it is expected that the
2
definition of polygons 9 and 10 (if maintained as such in the study) is more accurately
defined in the field and mapped, as current mapped boundaries vary from the OCP to the
SEI and the SCRD maps.

the studies to be carried out and general reporting format requirements;
The Environmental Study shall consist of the following studies and the report contain
separate sections describing:
1. the biophysical environment of the study areas and in particular:
a. vegetation survey results
b. preliminary assessment of insect communities likely or present
c. wildlife and wildlife habitat survey results
d. freshwater fish and fish habitat survey results
e. marine intertidal area fish and fish habitat survey results

Individual studies: requirements
With respect to the vegetation study component, it shall:



use the province’s Biogeoclimatic Ecological Classification (BEC) system to
identify and report on the biogeoclimatic zone, subzone, variant and forest site
type of the areas subject to assessment, and
include and report on background information indicating the amount of the land
of this classification that is protected in the Coast Region and in the Sunshine
Coast Regional District as well as a general overview of the potential to protect
land of the same classification and condition as the area subject to assessment
use the CDC blue and red-listed species likelihood occurrence as a guide to the
effort required to determine presence or absence
The field-level vegetation survey shall
 determine whether the area(s) subject to assessment supports one or more of the
plant communities identified by the province’s Conservation Data Center as Redlisted (Threatened or Endangered) and,
 describe the current state of any plant communities identified as requiring
protection or conservation and,
 identify tree condition, age (structure) and “danger trees” in the forested areas
 include digital photographic documentation of the general vegetation in the
various polygons and,
3

include the assembly of a representative (but not necessarily exhaustive)
reference collection for the various polygons.
With respect to the insect communities component it shall

use the CDC blue and red-listed species likelihood occurrence as a guide to the
effort required to determine presence or absence
With respect to the wildlife component it shall







be at an overview level and correct the errors and omissions in the “Draft
Opportunities and Constraints Report”
look for and identify wildlife, wildlife signs and specific wildlife habitat during
the field work of the study period
a specific bat survey
contain a breeding bird survey using provincially-standardized methods (RIC
1999) for point count surveys
include raptor survey and identification
check for the presence of the laingi subspecies of Northern Goshawk which is
Red-listed and whose range includes the study area. Provincial standard callplayback survey methods (RIC 2001) for Northern Goshawks shall be employed
and surveys will be carried out in areas of suitable habitat (mature forest) in the
study area
use the CDC blue and red-listed species likelihood occurrence as a guide to the
effort required to determine presence or absence
With respect to the freshwater component it shall


conduct an accurate Riparian Areas Regulation style assessment of watercourses
where watercourses are present which do not fall under the Riparian Areas
Regulation and which do empty into the ocean, discussions as to appropriate
setbacks for development (following completion of vegetation surveys) shall be
following DFP guidelines until such time as a specific proposal is available
With respect to the marine (intertidal) component it shall



conduct a survey of the intertidal areas at freshly exposed low tide areas
evaluate the value of this area for fish and fish habitat
evaluate the immediately above the intertidal area lying upland as to its value for
fish habitat
4
expected outputs and deliverables
The study shall result in a comprehensive report of findings taking note of requirements
identified under “individual studies: requirements” identified in the previous section.
The report shall include general and site specific recommendations based on identified
polygons and the findings within these during the study and consider these in the light of
the legal status and framework applicable. It shall include a notes on management
requirements, options and implications of identified areas or communities recommended
for preservation or conservation.
Where possible and appropriate the report shall use mapping and present summary
findings in the form of maps as well as descriptions and photographic material. Draft and
final reports shall be submitted in electronic format (draft in “MS Word”, final in MS
Word” and PDF) as well as printed colour copies.
Raw data collected during the study and used for reporting shall be included in
appendices and delivered in electronic format only
5