CHRISTIE POINT REDEVELOPMENT

Prepared for: Realstar Management Partnership Suite 2000 - 77 Bloor Street West Toronto, ON M5S 1M2

Prepared by: McElhanney Consulting Services Ltd. #500 – 3960 Quadra Street Victoria, BC V8X 4A3

McElhanney File Number: 16-057 (4) Date: December 1, 2016

Introduction

McElhanney Consulting Services Ltd. (McElhanney) has been retained by Realstar Management Partnership (Client) to provide a Conceptual Servicing Report for the proposed private redevelopment property located at 2818 - 3037 Craigowan Road in the Town of View Royal (Town), BC.

The property is located on a peninsula in Portage Inlet, at the north end of Craigowan Road, as shown on the Christie Point Apartment Figure, and the inlet is a shallow basin connected to Victoria Harbour via Gorge Waterway. Fresh water flows into the inlet through Craigflower and Colquitz Creek. Bodies of water surround the property to the west, north, and east.

The proposed redevelopment is to increase density by replacing the existing buildings with several new multi-family residential buildings, as shown on the site plan prepared by D’Ambrosio Architecture and Urbanism (D’Ambrosio) in Appendix A.

To have a better understanding of the existing site servicing and conditions, McElhanney conducted an onsite reconnaissance and informal meeting with Realstar’s Residential Manager on September 2, 2016.

Existing Conditions

Currently the existing development site consists of 9 buildings with 4 townhouse blocks and 5 apartment buildings. The existing buildings are wood frame construction with concrete foundations, constructed in 1963. The buildings are located on both sides of a private road that runs south/north on the property with surface parking on asphalt at ground level. The existing unit breakdown is as follows:

• 2 bedroom units – 103 units;
• 3 bedroom units – 10 units; and,
• 3 bedroom townhouses – 48 units.
• Total of 161 units.

The site topography generally falls away to the east and to the west. Elevations range from 0 m at water edge to a maximum height of approximately 12 m near the south end of the property. Both ends of the site slope to the low point in the middle of the site.

Trees are present throughout the site and generally exist between the buildings and the shoreline.

The ‘Proposed Christie Point Redevelopment, 2951 Craigowan Road – View Royal, B.C.’ geotechnical report (August 5, 2016) completed by Ryzuk Geotechnical, notes that the site consists of several pockets of rock outcroppings. The geotechnical report also notes a Flood Construction Level (FCL) of 3.3 meters (geodetic) with the Higher, High Water Large Tide (HHWLT) being 1.0 meters; the FCL takes into consideration freeboard and climate change. All buildings, water, storm and sanitary infrastructure must be designed to work within these elevation parameters. It was also noted that bedrock is anticipated to be, on average, 2.0 m deep for underground infrastructure.

Power to the site is fed via overhead power lines. Onsite electrical infrastructure (hydro, telecommunication, and cablevision) consists of both overhead lines and underground ducts.

The site is currently zoned RM-1 – Ground-Oriented Multiple-Unit Residential, and an application is to be made to amend the zoning to accommodate the redevelopment.

Design Criteria

The design and construction services will be based on the guidelines and criteria detailed below:

• Town of View Royal (Town), Engineering Standards and Design Guidelines.
• District of Saanich (Saanich), Engineering Specifications Schedule H to Bylaw 7452 (2004).
• Capital Regional District Integrated Water Services (CRD), Engineering Specifications and Standard Drawings (2009).
• Master Municipal Construction Documents Association (MMCDA), Design Guidelines 2014 (2014).
• National Research Council of Canada (NRC), BC Building Code (2012), the on-site water, storm and sanitary systems will be in accordance with the BC Building Code for the private development.
• Ministry of Environment, Water Protection Act (1996).
• Ministry of Environment, Water Sustainability Act (2014).
• Fisheries and Oceans Canada, Fisheries Act (1985).

Onsite water, storm drain, and sanitary sewer systems will be in accordance with the BC Building Code.

Appropriate site grading will direct surface runoff is away from the buildings and to defined flow routes. Where practical, the existing storm water discharge points will be utilized with erosion protection.

Proposed Servicing

Sanitary Sewer System

The existing onsite sanitary sewer system comprises of both a gravity and pumped systems. The sanitary flows for all existing buildings flows via asbestos cement gravity mains (est. 1960s) into an existing onsite sanitary lift station near the middle of the property; see Onsite Sanitary Sewer Lift Station chart for lift station information.

The onsite lift station pumps the sanitary flows towards the south end of the property (see Appendix B for Pump Performance Curve) and discharges into an existing 150 mm dia. municipal sanitary sewer main on Craigowan Road. The sewage then flows in a pipe along Shoreline Drive and into the recently-built CRD-owned Craigflower Sanitary Lift Station (est. 2012). The existing offsite 150 mm dia. main has the capacity to handle 25.5 L/s at an assumed grade of 2%.

Onsite Sanitary Sewer Lift Station Comprises of:

• 2 Hydromatic® 100 mm dia. solids handling dry pit pumps
  • Capacity: 42.2 L/s @ 26 m Head
  • 100 mm dia. discharge line
  • 1,750 RPM motor
  • 20 HP
• Above-ground Electrical Panel
  • 240 V AC Power @ 60 Hz
  • 200 Amps
  • 3-phase
  • 50 HP (max)
• Wet Well (shown in photo with manhole lid)
• Dry Well housing 2 dry pit pumps (behind wet well)

The average day demand sewage flow is currently estimated at 1.01 L/s and the future flow at 2.96 L/s. This is an increase in the average day flow of 1.95 L/s.

The estimated existing and proposed peak sanitary flows is shown in the table below and assumes that inflow and infiltration (I&I) occurs on one quarter of the total site area; see Appendix B for site information and estimated sanitary flow calculations. The flows were calculated using the MMCD Design Guidelines.

The capacity of the existing onsite lift station appears to be 42.2 L/s at a 26 m head; however, this is based on the pump performance curve with an efficiency of 71%. With an assumed head of 12 m onsite, the pumps are capable of handling greater flows. Based on our calculated peak sanitary flows, it appears that the pumps do not require to be upgraded.

The Craigflower lift station will see no change in peak flow from the development, as the flow from the site is controlled by the lift station on site and no changes to the onsite lift station are anticipated at this time. There will be an increase in the total daily flow from the site. It is our understanding from the CRD that the CRD has allotted View Royal flow capacity at the new Craigflower lift station and the Town has exceeded their allotted capacity. This issue needs to be more fully reviewed with CRD and the Town.

Recommendations

• The onsite sanitary sewer mains comprise of asbestos cement pipes. The service life expectancy of the pipe ranges from 40-70 years, in which the services life is nearing the end. We recommend that new mains, sized accordingly to the proposed development, be installed. Any of the existing mains encountered during installation of the new system would have to be removed and disposed of.
• The onsite lift station does not have back-up power (e.g. fixed generator or plug in for portable generator) and we will recommend during the Detailed Design stage to provide back-up power. We would suggest to provide a Drawdown Test as a detailed investigation to confirm the actual pump capacity during Detailed Design. Design recommendations will be provided in the next phase to provide a lift station retrofit design in accordance with local lift station design guidelines and engineering best management practices.

A meeting was held with McElhanney, the Town, and the Client on October 28, 2016. From the meeting, the Town has requested that a new manhole at the property line is to be installed.

Discussions between McElhanney and CRD noted that the Town’s allotted sanitary flow capacity for the Craigflower lift station is over capacity and that the Town should provide CRD a request to increase the Town’s allowable capacity for the increase of sanitary flows through the development referral process. From the October 28th meeting, the Town noted that they will need to meet with the CRD to discuss this matter.

Storm Water (Rainwater) Management

The general approach to onsite storm water management will be to treat the storm water to meet the requirements of the Town’s Official Community Plan (April 2011) and Land Use Bylaw, 1990, No 35 (July 1990), and the Natural Watercourse and Shoreline Development Permit Area prior to discharging into Portage inlet. This riparian and shoreline area development should sensitively manage discharge by focusing on infiltration and storm water quantity discharge.

We recognize that to protect the important ecological values of Portage Inlet, the quality of storm water leaving Christie Point must be of high quality with removal of pollutants from runoff such as sediment, and petroleum products.

Since no downstream capacity issues are present (due to direct ocean discharge), onsite storm water storage is not necessary to prevent offsite or downstream flooding. Storm water Best Management Practices (BMPs) will be implemented to treat water discharging from the site into Portage Inlet, through collaboration with the Landscape Architect and Environmental Consultants, which will provide a holistic design approach to storm water management that will consist primarily of rain gardens and vegetated swales to detain flows and remove deleterious substances from the hard surface runoff (e.g. paved surfaces) and roof drainage prior to discharge. Discharge points will also be protected with erosion protection.

There are no existing storm drain mains onsite. Catchbasins along the access road discharge directly into the nearest adjacent body of water; see Photo.

There are several existing catchbasins within courtyard parking lots (e.g.: Pine, Willow, and Hemlock buildings). For each building, the catchbasins connect to a single pipe that discharges into the inlet.

It was noted during the onsite reconnaissance that the buildings’ rainwater roof leaders are directed to both surface (onto gardens) and underground; however, discharge pipes for the rainwater roof leaders going underground were not identified.

The following is a summary overview of our holistic approach to the proposed storm drain system and storm water management:

• Existing storm water discharge locations will be utilized, where feasible;
• Site grading will provide overland flows and surface runoff to be directed into vegetated swales and rain gardens, where possible;
• Parking spaces will have permeable pavers for infiltration, where applicable;
• Erosion protection of the marine and shoreline environment at points of storm water discharge;
• Rainwater roof leaders will be directed to bioswales or rain gardens, where possible;
• Rainwater treatment will include a combination of bioswales and/or oil/grit separators. The strategy for water quality improvement will be to discharge to bioswales for roof drainage and adjacent to roads and parking areas. Oil/grit separators may be utilized from roads and parking areas where bioswales are not feasible;
• Building perimeter drain designs are to be coordinated with the Mechanical Consultant;
• Storm water infrastructure design to take into consideration geotechnical recommendations; and,
• Education of the Property Management and residents of the ecological value of Portage Inlet and the importance of not discharging pollutants from the site (e.g. oil, paint, chemicals, etc. into storm drains or washed off onto parking areas).

Where new discharge locations are required, the Town’s guidelines will be followed and energy dissipation infrastructure may be installed to minimize erosion impacts (e.g.: splash pad, rock-bedded swales, etc.); design collaboration will be done with the Landscape Architect and Environmental Consultant. Regulatory approvals will be the responsibility of the Environmental Consultant. Federal and Provincial regulatory approvals will be coordinated by the Environmental Consultant, if required.

Water System

It is our understanding that the onsite watermains consists of an old 150 mm dia. asbestos cement domestic main and a new 250 mm dia. PVC DR18 fire protection main with a new water meter vault adjacent to Christie Point’s entrance; both the fire main and meter vault were constructed in 2014.

There are currently 9 fire hydrants onsite and do not have the proper hydrant spacing of 90 m for coverage to the existing Cedar, Elm, and Oak buildings.

Discussions between McElhanney and RIF Consulting Ltd. (RIF, Consultant for previous waterworks design and construction) on September 2, 2016, noted that the provided fire protection capacity did not satisfy the Fire Underwriters Survey (FUS) calculation requirements; however, the incorporation of standpipes at each building to satisfy FUS requirements were deemed acceptable, see Standpipe Photo.

[Photo: Standpipe (Fire Department Connection)]

The available fire flow is approximately 185 L/s at 20 psi at the Maximum Day Demand; this is based on CRD Water Model Data for Hydrant VRFD283 along the frontage of 2795 Craigowan Road and is fed off an existing 250 mm dia. municipal watermain. The existing hydrant curve provided by CRD is in Appendix C.

Based on the existing hydrant curve provided by CRD, the static water pressure at Maximum Day Demand is approximately 108 psi (76 M). This static pressure, provided through a 250 mm diameter main to the property line, should provide for adequate domestic water pressure and flows for the proposed development.

Currently, there is no available information for offsite or onsite actual fire flow data; therefore, fire hydrant flow tests should be done at the various onsite hydrant locations.

A Fire Underwriters Survey (FUS) calculation was completed on the largest fire flow demand building, Building A, to determine the maximum required fire flow demand; see Appendix C for calculations. The required fire flow demand is estimated at approximately 260 L/s, which include sprinklers in the FUS calculation. If available fire flows are less than the required fire flow demand, options such as off-site upgrades, building footprint reductions, strategic placement of firewalls, etc. will need to be explored.

Fire hose connections and fire hydrants are to be provided onsite in accordance with the BC Building Code requirements and design guidelines.

Recommendations

• Due to the age (+50 years) and material of the domestic watermain, we recommend that the watermain be replaced with an appropriately sized pipe, as the service life expectancy of asbestos cement pipes are 50-70 years.
• Additional fire hydrants will likely need to be installed to provide required hydrant coverage for the proposed development.
• Since there are no available onsite watermain pressure information, we recommend that fire hydrant flow tests be conducted on the various onsite hydrants to determine available fire flows.

Onsite Road Network

Access to the site is from the north end of Craigowan Road. The existing onsite access road (see photo) comprises of a 6.8 to 7.8 m wide asphalt road with curbs and gutters on both sides and parallel parking stalls in some locations.

[Photo: Existing Access Road]

The new onsite road network will comprise of a 6.4 m wide (minimum) paved road and will be designed to meet the Town’s fire department requirements and recommendations from the Transportation Engineer, including the BC Building Code and design vehicle turning radius. The alignment will be based on drawings supplied by D’Ambrosio and will connect Craigowan Road in the same location as currently exists. Other road features will consist of curb scuppers, trench drains, water control curbs, or flat curbs to direct storm water runoff into landscaped areas, bioswales, rain gardens, and/or oil/grit separators to support storm water management where practical.

Discussions with the Town’s fire department confirmed that although it is not ideal to have one access point to the site, the site does not allow for additional access locations. It is anticipated that fire staging areas will be strategically located at each building, near onsite fire hydrants for the operation of fire protection equipment.

Recommendations

• As per recommendations from the geotechnical report, the road structure should comprise of 50 mm thickness of asphalt (75 mm thickness for areas of heavy traffic), 100 mm thickness of crushed base course granulars, and 150 mm thickness of subbase course granulars.
• Turning radius and corners should be designed to an agreed design vehicle to satisfy turning template movements, especially fire department vehicles.

Utilities - Hydro/Telephone/Cable/Gas

The existing electrical infrastructure for hydro/telephone/cable has overhead lines on Craigowan Road, as well as a combination of onsite overhead and underground utility lines, and is within a statutory Right-of-Way. It is expected to utilize the onsite overhead utility lines to service the proposed buildings; however, this will require confirmation from BC Hydro, Telus and Shaw during detailed design. Since the project is located within a bird sanctuary, design considerations to protect avian from overhead wires should be incorporated.

There is an existing FortisBC 60 mm polyethylene gas main to the site. This main extends at the same size onsite running south/north along the private road.

Recommendations

• Since we are to utilize the overhead utility lines, the application of overhead line markers be incorporated as BMPs to protect avian.
• Recommendations to provide gas services to each proposed building will be based on advice from D’Ambrosio.

Archaeology

Due to the location of the project site, archaeological sensitive areas may be present on-site. Any and all work must conform to all recommendations and requirements from the Archaeology Consultant.

Arboriculture

There are several trees onsite, of which some have been identified of significant value. Due to the location of the proposed buildings, several trees are to be fallen.

Recommendations for falling and retention, including tree protection, have been provided by the Arborist Consultant.

Environmental

It is important to protect the riparian areas and shoreline of Portage Inlet and provide long-term water quality protection from storm water runoff from the site. Storm water management will be provided to treat storm water to protect this habitat.

Recommendations to minimize the ecological impacts of Portage Inlet have been provided by the Environmental Consultant.

Summary

Significant recommended municipal infrastructure upgrades we foresee are:

• Installation of new onsite sanitary sewer main.
• Installation of new sanitary manhole at the property line.
• Installation of new onsite domestic watermain.
• Hydrant flow test to determine actual fire protection flows onsite.
• Additional hydrants to provide fire protection coverage within deficient areas of proposed buildings.
• Detailed investigation of the sanitary lift station.
• Additional topographic survey to fill in the voids of the existing survey, specifically the storm drain and sanitary sewer underground infrastructure and the sanitary lift station chamber.
• New road network and alignment to accommodate the proposed redevelopment buildings and integrated landscaping design to detain and treat storm water.

Off-site upgrades may be required as part of the Town’s Statement of Conditions.