Arborist Review - Talbot MacKenzie and Associates

CHRISTIE POINT REDEVELOPMENT PROPOSAL ARBORIST REVIEW

September 25, 2016

As prepared by: Talbot Mackenzie & Associates Box 48153 RPO Uptown Victoria, BC V8Z 7H6 Ph: 250-479-8733

INDEX

September 26, 2016

Realstar Management Suite 2000 - 77 Bloor Street West Toronto, Ontario M5S 1M2

Attention: Heather Grey-Wolf

Re: Arborist review of Christie Point Redevelopment Proposal

At your request, we reviewed the J.E. Anderson and Associates December 14, 2015 site plans that were supplied outlining the existing tree resource on the site and D'Ambrosio Architectures May 16, 2016 concept plan outlining a proposed new building scheme. We have since reviewed the revised building concept which was summarized in D'Ambrosio Architectures September 13, 2016 drawings.

Summary: In our opinion, from the information obtained during our review of this development concept, there is a good opportunity to implement the procedures set out in this report that are designed to isolate and protect the root zones of the protected trees. There is also a reasonable expectation that the majority of the trees proposed to be retained will survive the construction impacts. Directives for tree protection measures, planning and implementation are briefly as follows:

• The building units that have been proposed are located mostly within the footprints of the existing building which will reduce the degree of encroachment into the root zones of the trees that are to be retained.
• We will continue to review the plans going forward and suggest any alterations to the design that will favour tree protection.
• Furthermore, we will provide detailed mitigation measures for each building unit as required and as determined by the grades and locations of the buildings, services and roads in relation to the specific tree that is to be retained.
• The ability to successfully retain trees close to construction is highly dependant on communications between the arborist and the construction contractor. The arborist is to be involved throughout the construction phase to monitor and supervise the construction activities that could potentially impact the protected trees.
• Our recommendations are to be included in each bid package that will be supplied to the contractors who will be bidding on the construction and installation of the buildings, roads and services, so that these requirements are known prior to the submission of their bids.

Assignment:

Our assignment, as discussed, is to provide arborist services to visually examine the tree resource that has been surveyed on this site, determine the viability of the trees within the proposed building concept and outline techniques that can be implemented, where possible, to improve the likelihood of the survival and retention of trees protected under the Municipality of View Royal's current tree protection bylaw.

Method:

For the purpose of this report, we reviewed the building concept plans, and during our July and August 2016 site visits, we visually examined the aboveground portions of the trees located where they could potentially be impacted by the proposed redevelopment of the property. The information that was compiled during our site visits was entered into a tree resource spreadsheet that you will find attached to this report. The tree identity tag numbers, tree species and tree diameters (d.b.h.) of the surveyed trees were outlined on the J. E. Anderson and Associates December 14, 2015 survey plan that was provided for our use. Our observations and the information made during our site visits and contained in our spreadsheet includes:

• The tree identity tag number as found onsite.
• The tree diameter as provided by J.E. Anderson and Associates.
• The tree species as observed onsite.
• The CRZ (critical root zone), which is the radial distance out from the tree trunk where most of the critical root structures will be located. For the purpose of this report, this refers only to the root zone area on the building side of the tree and assumes that the root zones on the other sides of the tree will remain undisturbed.
• The health and structural condition of the tree, as observed from a visual inspection, of the aboveground portions of each tree
• Possible retention status, based on the tree location in relation to the parking level of the proposed building locations, the species characteristics and the health and structure of the tree.

We observed some discrepancies between the information that was contained in the plans provided and some of the tree species and tree tag numbers as found on site. We have outlined the correct tree numbers on the plans we reviewed and are attached to this report. The tag number attached to the trunk of the tree onsite should be used as the correct tree numbers where discrepancies are found between the survey plan and the tree numbers in our spreadsheet.

Tree Resource:

This plan shows, and we confirmed during our site visits, that the trees grow in two distinct landscape settings. There is a naturalized area surrounding the perimeter of the property that is populated with mostly native tree species, while the landscaped areas toward the centre of the property and between the building units are populated with exotic tree species. Two exceptions to this landscape theme are an area of native Garry oak and one arbutus growing in a grouping between Units C and D, and the areas between Units F and G that are entirely surrounded by groves of native tree species. There are also individual native trees scattered along the edges of the more developed areas of the property.

For the most part, the groves of trees that are close to the building areas are relatively healthy with no immediate hazard or risk concerns observed during our visual inspection. Furthermore, we did not see any significant exotic tree specimens located within the developed area of the property where we would recommend extraordinary measures be implemented to retain these trees within the landscape. In our opinion, it would be best to sacrifice the exotic trees should their removal allow alterations to the design or layout that would permit the retention of healthy native trees within the perimeter forested area of the property.

Potential Impacts:

The project, as reviewed, is for the demolition of the existing buildings that are located within the Christie Point property on Craigowan Road and the construction of new buildings on the site. The concept, as outlined in the plans that were supplied, is to construct the new building footprints within or as close as possible to the existing building footprints on the site. In our opinion, based on the concept plan that was reviewed, there is a good opportunity to retain the trees that are located within the forested area surrounding the property and a reasonable expectation that most can be protected and retained.

The highest potential for impacts on most development sites are to the trees located along the frontages and side yards of the buildings, where upgrades and improvements to roads, driveway, parking, servicing and the highest level of construction activity will occur. In most locations on this site this would result in impacts to the exotic tree species that have been established on the site at the time of or since this property was first developed.

Of specific concern on this site are areas at the rear or sides of the buildings where excavation or areas of additional fill may be required to extend beyond the building footprints. The locations on the property where this is of most concern are the back and sides of the building that is proposed to replace building Unit A and the areas between and surrounding Units F and G.

We have defined and entered into our tree resource spreadsheet a CRZ (critical root zone) for each tree which, as described above, refers to the radial distance extending out from the tree trunk where most of the critical root structures will be located, and the area which must be protected to have a reasonable expectation that the tree will remain stable and survive the construction impacts. For the purpose of this report, the defined CRZ refers only to the root zone area between the building and the tree and assumes that the root zones on the other sides of the tree will remain undisturbed. For larger trees that are located close to the existing building footprints, this CRZ spread may be determined by the edge of this building footprint. The CRZ is intended for use to determine the limits of the excavation adjacent to the trees. In our opinion it is acceptable to install a limited area of fill soils outside the building footprints if this material is open and well draining and not placed in direct contact with the trunk or root collar.

Tree Retention Guidelines and General Recommendations:

While it is not possible to determine specific recommendations to mitigate the impacts of construction on the tree resource based on concept plans, we are including the following general recommendations that can be implemented, where possible and appropriate, to mitigate these impacts.

− Planning: As the project arborists, we have been retained to review the plans early in the implementation stage and prior to completion of these plans to determine if any alterations could be made that favour tree retention. The issues of concern may include the location of buildings, underground parking, roads, driveways, sidewalks, services and other infrastructures in relation to the trees that are to be retained.

− Building footprint: The plans that were reviewed show the aboveground portions of the proposed new building footprints will fall outside the canopy spread of most of the trees that are to be retained. In some locations, the tree canopies may extend over the building footprint where pruning for adequate clearance may be required.

− Pruning: As the final location for the building units in relation to the tree canopies has not been surveyed onsite, specific building canopy conflicts cannot be determined at this stage. The location of buildings will be reviewed in the planning stage to ensure that, where possible, these conflicts can be avoided. Pruning may also be required to provide adequate entry for construction crews to access the outsides of the buildings. The project arborist will review the anticipated pruning requirements in the design stage, and again once the building location has been surveyed and laid out on site, and make recommendations as to the best approach to pruning the trees while reducing the impacts on their structure. All the pruning must completed by an ISA Certified arborist or completed to ANSI A300 standards

− Parking: Most of the site parking will be located underground, beneath the building units where its establishment could result in an encroachment into the root zones of the adjacent trees in locations where the underground parking extends beyond the aboveground portion of the proposed building units, or encroaches close to the defined root zone perimeter. This encroachment may require either excavation or the placement of fill at the edge of the underground footprint. Methods must be employed to ensure that excavation required does not encroach into these CRZ areas, as defined in our spreadsheet.

The use of shoring or other similar methods of retaining the edge of the excavation will be required to eliminate the need for a cut slope where the excavation is at the edge of the CRZ. The project arborist will supervise the excavation that is at the edge of the CRZ to assure that critical root structures are protected and retained. The roots that are encountered within areas to be excavated outside the CRZ can be pruned at its edge, at the time of excavation. The exposed excavated edge must be protected with the use of a root curtain or similar technique for the time period that this surface remains exposed.

The soil medium to be used where fill soils are required must be composed of a suitable open, well drained material, and methods to insure that the fill is not placed in direct contact with the tree trunk must be employed. The use of a tree well (example attached) or similar, may be required where the proposed fill is more than 0.5 metres in depth or is to extend close to or past the tree trunk. The use of an aeration layer beneath the fill may also be required if the fill is over 0.5 metre in depth or covers a large portion of the root zone. In most cases, fill soils can extend to within 1 metre of the tree trunks if the fill is shallow and composed of a suitable well drained material. During the design phase the location for surface parking spots will be reviewed and locations proposed that do not encroach within the root zones of the protected trees.

− Roads, Driveways and Sidewalks: The existing road is to be used as the site entrance and throughout the site. The project arborist will review any additional construction that may be required to increase its width and for the sidewalks and services to determine the potential impacts on the protected trees, and to determine if any alterations that favour tree retention can be implemented into this plan.

It is often possible to construct sidewalks within tree root zones where the grades permit these features to be floated over the root zones. It is preferred that no construction occurs within these critical rooting areas; however, specifications can be provided for floating these features over root structures where relocation of a sidewalk is not possible. Retaining the existing driveway surfaces during the construction phase is recommended to protect any roots that extend beneath this surface. An arborist must monitor or supervise the excavation to remove the existing driveway, if proposed, and to install its replacement where it encroaches within the root zones of protected trees.

− Servicing: The main aboveground and underground services for this property are to remain in their existing locations along the entrance driveway. The project arborist will review the location of all new service connections, service upgrades and any requirements for storm water management once these locations have been defined, and advise where the service locations are in conflict with the trees that are to be retained, and recommend possible options and mitigation measures that can be employed to alleviate these conflicts. If the existing service connections are within the critical root zones of the municipal or bylaw-protected trees, the excavation for any new connections in these locations must be supervised by the project arborist. The arborist may recommend hand digging or the use of an Airspade or hydro excavation to reduce the impacts that traditional machine excavation would have on the root structures.

− Landscape Plans and Installation: The landscape design is intended to enhance the natural and environmental features on the property. The forested areas on the perimeter of the property are to remain in their natural state. It is critical that the grades within these areas be retained at or as close to the existing site grade as possible within the defined critical root zone area surrounding the trees. In addition, soils within the root zone should remain undisturbed. Pathways and other features should be located where they do not encroach within these root zones. The project arborist will work in conjunction with the landscape architect and environmental consultant to assure that the removal of invasive plant species and the installation of new plantings will not impact and is compatible with the retention of the protected trees and enhancement and preservation of natural forest setting.

− Barrier fencing: The areas, surrounding the trees to be retained, and that are outside the areas of construction must be isolated from the construction activity by erecting protective barrier fencing. This fencing should be erected at the edge of the critical root zones as defined or in locations identified by the project arborist once the building and construction locations have been determined. The barrier fencing to be erected must be a minimum of 4 feet in height, of solid frame construction that is attached to wooden or metal posts. A solid board or rail must run between the posts at the top and the bottom of the fencing. This solid frame can then be covered with plywood, or flexible snow fencing (see attached diagram). The fencing must be erected prior to the start of any construction activity on site (i.e. demolition, excavation and construction), and remain in place through completion of the project. Signs must be posted around the protection zone to declare it off limits to all construction related activity. The project arborist must be consulted before this fencing is removed or moved for any purpose. Solid hording material may also be required to protect the trunks of trees from mechanical injury where vehicles or machinery are permitted close to tree trunks.

− Demolition and site clearing: Temporary barrier fencing must be erected to isolate the critical root zones of all of the bylaw-protected trees that have been designated for retention prior to any tree removal or the commencement of demolition of the existing buildings. This fencing can be relocated at the direction of the project arborist once the new building footprints and construction areas are determined and identified on site. The project arborist must direct or supervise the removal of any portions of the existing buildings that fall within the defined critical root zones of trees that are to be retained.

− Stump removal: If the stumps of trees that are to be removed are within the root zone of the trees that are to be retained, the roots may be entwined with and its removal could impact the roots of the tree that is to be retained. The project arborist must review and supervise the removal of stumps that conflict with trees that are to be retained. It might be necessary, and we may recommend removing these stumps by grinding or routing rather than removal with an excavator.

− Blasting and rock removal: The requirements for blasting and rock removal have not been determined at this stage, however where blasting is required, it must be sensitive to the root zones located at the edge of the rock. Care must be taken to assure that the area of blasting does not extend into the critical root zones beyond the building and road footprints. The use of small low-concussion charges, and multiple small charges designed to pre-shear the rock, will reduce fracturing, ground vibration, and reduce the impact on the surrounding environment. Only explosives of low phytotoxicity (stick dynamite), and techniques that minimize tree damage, are to be used within the critical root zones of the trees that are to be retained. Provisions must be made to store blast rock, and other construction materials and debris away from critical tree root zones. The project arborist must meet with the blasting contractor to review the blasting requirements and monitor the progress throughout the blasting phase.

− Work area and material storage: It is important that the issue of storage of excavated soil, construction material, and site parking be reviewed prior to the start of construction. All construction related activity and the storage of soil and other construction materials must be located outside of the critical root zones of the protected, municipal and other trees that are to be retained.

− Client’s responsibility: It is the responsibility of the client or his/her representative to contact the project arborist for the purpose of:

• Locating the barrier fencing
• Reviewing the arborist reports and retention plans with the project foreman or site supervisor
• Locating work zones, where required
• Supervising excavation, blasting and other construction activities where they encroach within critical root zones of the bylaw-protected, municipal and other trees that are to be retained.

Please do not hesitate to call us at (250) 479-8733 should you have any further questions. Thank You.

Yours truly, Talbot Mackenzie & Associates

Tom Talbot & Graham Mackenzie ISA Certified, & Consulting Arborists

Key to Headings in Resource Table

d.b.h. – diameter at breast height - diameter of trunk, measured in centimetres at 1.4 metres above ground level

CRZ – critical root zone - estimated optimal size of tree protection zone based on tree species, condition and age of specimen and the species tolerance to root disturbance. Indicates the radial distance from the trunk, measured in metres.

Condition health/structure –

• Good – no visible or minor health or structural flaw
• Fair – health or structural flaw present that can be corrected through normal arboricultural or horticultural care.
• Poor – significant health or structural defects that compromise the long-term survival or retention of the specimen.

Tree status – Planned status of tree retention within proposed development

• Retain – Retention of tree proposed
• Possible retain – Retention possible with precautions
• Remove – Removal required or recommended

TREE RESOURCE

Christie Point, Craigowan Road (Data dated August 10, 2016)

TREE PROTECTION FENCING FENCE WILL BE CONTRUCTED USING 38 X 89 mm (2"X4") WOOD FRAME: TOP, BOTTOM AND POSTS. * USE ORANGE SNOW-FENCING MESH AND SECURE TO THE WOOD FRAME WITH "ZIP" TIES OR GALVANZIED STAPLES

• IN ROCKY AREAS, METAL POSTS (T-BAR OR REBAR) DRILLED INTO ROCK WILL BE ACCEPTED

Specifications for boulder retained, floating patio

1. Excavation for patio area must remove only the sod layer, where the driveway bisects the critical root zones of the protected trees.
2. A layer of geotech fabric installed over the existing soils with enough extra material extending from the sides of the patio to wrap around and retain the next aeration fill layer.
3. An aeration layer of 10cms of torpedo rock, or 20-mm clean crushed drain rock, or larger material in bigger fill situations.
4. Wrap the geotch fabric around the sides of the fill layer, with material ends overlapping at the top of the aeration fill layer.
5. A layer of felted filter fabric can then be installed over the aeration layer to prevent fine particles of sand and soil from infiltrating this layer if necessary.
6. The permeable paver base layer can be installed directly on top of this aeration layer and the pavers installed over top.
7. Suitable edging material such as a loose-stacked rock wall is required to retain the fill away from the trunks of the trees.
8. It should be noted that if installed correctly the geotech fabric will help to displace weight and reduce patio settling over the organic layer, but in some situations settling may still occur over time. If any patio settling cannot be tolerated you may wish to consult with a geotechnical engineer.

940 942 Boulderwood Rise

(completed 1996)

982 McKenzie Avenue (completed 2012) and 984 McKenzie Avenue (over 20 years ago)

Sunrise of Victoria, 920 Humbolt Street

(completed 10 + years ago)

The Brix, 4040 Borden Street

(completed 2012)