View Royal, BC

Construction Impact Assessment & Tree Management Plan

PREPARED FOR: Boardwalk REIT

PREPARED BY: Talmack Urban Forestry Consultants Ltd Noah Talbot – Consulting Arborist ISA Certified # PN-6822A Tree Risk Assessment Qualified

DATE OF ORIGINAL REPORT ISSUANCE: March 23, 2023 LAST UPDATED: July 10, 2023

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CONTENTS

1. INTRODUCTION ............................................................................................................................ 1
2. TREE INVENTORY METHODOLOGY ........................................................................................... 1
3. EXECUTIVE SUMMARY ................................................................................................................ 1
4. TREE INVENTORY DEFINITIONS ................................................................................................. 2
5. SITE INFORMATION & PROJECT UNDERSTANDING .............................................................. 20
6. FIELD OBSERVATIONS .............................................................................................................. 20
7. CONSTRUCTION IMPACT ASSESSMENT ................................................................................. 21 7.1. Retention and Removal of Municipal Trees.................................................................................................. 21 7.2. Retention and removal of onsite trees .......................................................................................................... 21 7.3. Retention and removal of private offsite trees .............................................................................................. 22
8. IMPACT MITIGATION .................................................................................................................. 22
9. DISCLOSURE STATEMENT ........................................................................................................ 25
10. IN CLOSING................................................................................................................................. 26
11. REFERENCES ............................................................................................................................. 26

TABLES Table 1. Tree Inventory ..................................................................................................................................................4-19

APPENDICES Appendix A Tree Management Plan (T1) Appendix B Site Photographs Appendix C Hard Surface Above Tree Roots Detail

REVISION RECORD

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1. INTRODUCTION

Talmack Urban Forestry Consultants Ltd. was asked to complete a tree inventory, construction impact assessment and management plan for the trees at the following proposed project:

• Site: 339, 341, 345 Island Highway
• Municipality: View Royal
• Client Name: Boardwalk REIT
• Dates of Site Visit(s): December 12 & 14, 2022
• Site Conditions: 3 urban lots, No ongoing construction activity
• Weather During Site Visit: Overcast

The purpose of this report is to address the tree inventory and arborist report requirements of the Town of View Royal Bylaw No. 695. The construction impact assessment section of this report (section 8), is based on plans reviewed to date, including the conceptual servicing plan & conceptual frontage works plan – July 10, 2023 (prepared by McElhanney Ltd.), and architectural site plan & parkade plan – June 30, 2023 (prepared by DHK Architects). At this time we have not reviewed a detailed landscape plan.

2. TREE INVENTORY METHODOLOGY

Numerated metal tags were used to identify onsite protected trees and trees located on municipal land. Note that all protected trees (per the definition of a tree in the TOVR Bylaw No. 1069) were inventoried. Trees located on neighbouring properties, within influencing distance of the subject site were not tagged. Each tree was visually examined on a limited visual assessment basis (level 1), in accordance with Tree Risk Assessment Qualification (TRAQ) methods (Dunster et al. 2017) and ISA Best Management Practices.

3. EXECUTIVE SUMMARY

Based on review of the Architectural site and parkade plan and civil concept plan provided, it is anticipated that 43 onsite trees will require removal to facilitate construction of the proposed apartment buildings and u/g parking structures. 125 onsite trees, 19 municipal trees, 3 municipal hedge and 3 shared ownership trees (located within influencing distance of the proposed development) are located where they are possible for retention. It is recommended that the English Ivy is removed from the trunk and canopies of retained trees.

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4. TREE INVENTORY DEFINITIONS

Tag: Tree identification number on a metal tag attached to tree with nail or wire, generally at eye level. Trees on municipal or neighboring properties are not tagged.

DBH: Diameter at breast height – diameter of trunk, measured in centimetres at 1.4m above ground level. For trees on a slope, it is taken at the average point between the high and low side of the slope.

• Measured over ivy ~ Approximate due to inaccessibility or on neighbouring property

Dripline: Indicates the radius of the crown spread measured in metres to the dripline of the longest limbs.

Relative Tolerance Rating: Relative tolerance of the tree species to construction related impacts such as root pruning, crown pruning, soil compaction, hydrology changes, grade changes, and other soil disturbance. This rating does not take into account individual tree characteristics, such as health and vigour. Three ratings are assigned based on our knowledge and experience with the tree species: Poor (P), Moderate (M) or Good (G).

Critical Root Zone: A calculated radial measurement in metres from the trunk of the tree. It is the optimal size of tree protection zone and is calculated by multiplying the DBH of the tree by 10, 12 or 15 depending on the tree’s Relative Tolerance Rating. This methodology is based on the methodology used by Nelda Matheny and James R. Clark in their book “Trees and Development: A Technical Guide to Preservation of Trees During Land Development.”

• 15 x DBH = Poor Tolerance of Construction
• 12 x DBH = Moderate
• 10 x DBH = Good

To calculate the critical root zone, the DBH of multiple stems is considered the sum of 100% of the diameter of the largest stem and 60% of the diameter of the next two largest stems. It should be noted that these measures are solely mathematical calculations that do not consider factors such as restricted root growth, limited soil volumes, age, crown spread, health, or structure (such as lean).

Health Condition:

• Poor - significant signs of visible stress and/or decline that threaten the long-term survival of the specimen
• Fair - signs of stress
• Good - no visible signs of significant stress and/or only minor aesthetic issues

Structural Condition:

• Poor - Structural defects that have been in place for a long period of time to the point that mitigation measures are limited
• Fair - Structural concerns that are possible to mitigate through pruning
• Good - No visible or only minor structural flaws that require no to very little pruning

Suitability ratings are described as follows:

Rating: Suitable.

• A tree with no visible or minor health or structural defects, is tolerant to changes to the growing environment and is a possible candidate for retention provided that the critical root zone can be adequately protected.

Rating: Conditional.

• A tree with good health but is a species with a poor tolerance to changes to its growing environment or has a structural defect(s) that would require that certain measures be implemented, in order to consider it suitable for retention (ie. retain with other codominant tree(s), structural pruning, mulching, supplementary watering, etc.)

Rating: Unsuitable.

• A tree with poor health, a major structural defect (that cannot be mitigated using ANSI A300 standards), or a species with a poor tolerance to construction impacts, and unlikely to survive long term (in the context of the proposed land use changes).

Retention Status:

• Remove - Not possible to retain given proposed construction plans
• Retain - It is possible to retain this tree in the long-term given the proposed plans and information available. This is assuming our recommended mitigation measures are followed
• Retain * - See report for more information regarding potential impacts

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Table 1. Tree Inventory

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5. SITE INFORMATION & PROJECT UNDERSTANDING

The site is an existing multifamily complex in View Royal, BC. It is our understanding that the proposal is to construct 3 apartment buildings with underground parking.

Below is a general observation of the tree resource, as it appeared at the time of our site visit:

6. FIELD OBSERVATIONS

The onsite tree resource consists of a mixture of native conifer and deciduous species that form a closed canopy over Southern portion of the property. The closed canopy is continuous with the lands to the North (see figure 1). The trees were observed to be growing in an unmaintained conditions, with many becoming overgrown with English Ivy.

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7. CONSTRUCTION IMPACT ASSESSMENT

7.1. RETENTION AND REMOVAL OF MUNICIPAL TREES

The following municipal trees (indicated by ID #) are located within influencing distance of the proposed development where they are possible for retention providing that their critical root zones are adequately protected during construction. The project arborist must be onsite to supervise all excavation or fill placement required within its critical root zone (shown on the tree management plan (T1) in appendix A):

Retain and protect 19 municipal trees and 3 hedge and 3 trees with shared ownership

• 2229, 2230, 2231, 2232, 2233, 2234, 2235, hedge 1, 2395(shared), 2399, 2400, 2404(shared), 2406(shared), 2407, 2408, 2409, 2410, 2411, 2412, 2413, 2414, 2415, NT1, Hedge 2, Hedge 3.

*Note that the municipality will need to provide consent, prior the removal of any trees that are located on Municipal property.

7.2. RETENTION AND REMOVAL OF ONSITE TREES

The following onsite trees (indicated by tag #) are located where they will be heavily impacted by excavation required to construct the foundation of the proposed u/g parkade and/or increased wind exposure caused by the proposed removal of the surrounding trees.

Remove 43 onsite trees

• 2227, 2237, 2238, 2239, 2240, 2241, 2242, 2243, 2244, 2245, 2246, 2247, 2248, 2249, 2250, 2260, 2261, 2263, 2264, 2265, 2266, 2267, 2268, 2269, 2270, 2271, 2272, 2273, 2278, 2307, 2308, 2309, 2310, 2311, 2312, 2313, 2314, 2315, 2331, 2332, 2333, 2334, 2335.

The following onsite trees (indicated by tag #) are located where they are possible for retention providing that their critical root zones are adequately protected during construction. The project arborist must be onsite to supervise all excavation or fill placement required within its critical root zone (shown on the tree management plan (T1) in appendix A):

Retain and protect 125 onsite trees and 3 trees with shared ownership*

• 2228, 2236, 2251, 2252, 2253, 2254, 2255, 2256, 2257, 2258, 2259, 2262, 2274, 2275, 2276, 2277, 2279, 2280, 2281, 2282, 2283, 2284, 2285, 2286, 2287, 2288, 2289, 2290, 2291, 2292, 2293, 2294, 2295, 2296, 2297, 2298, 2299, 2300, 2301, 2302, 2303, 2304, 2305, 2306, 2316, 2317, 2318, 2319, 2320, 2321, 2322, 2323, 2324, 2325, 2326, 2327, 2328, 2329, 2330, 2336, 2337, 2338, 2339, 2340, 2341, 2342, 2343, 2344, 2345, 2346, 2347, 2348, 2349, 2350, 2351, 2352, 2353, 2354, 2355, 2356, 2357, 2358, 2359, 2360, 2361, 2362, 2363, 2364, 2365, 2366, 2367, 2368, 2369, 2370, 2371, 2372, 2373, 2374, 2375, 2376, 2377, 2378, 2379, 2380, 2381, 2382, 2383, 2384, 2385, 2386, 2387, 2388, 2389, 2390, 2391, 2392, 2393, 2394, 2395(shared), 2396, 2397, 2398, 2401, 2402, 2403, 2404(shared), 2405, 2406(shared).

*Note that these trees are growing in unmaintained conditions and many of the trees were observed to have English ivy covering the trunks and canopies (see photograph 1 in Appendix B). These trees will become new forest edge trees and experience increased wind exposure by the proposed removal of trees on the South side of these trees. To increase the windfirmness, and reduce likelihood of tree failures, the English ivy must be removed from the trunk and canopies of these trees, prior to the removal of the adjacent trees.

7.3. RETENTION AND REMOVAL OF PRIVATE OFFSITE TREES

• Based on plans that have been provided up to the date of this reporting, there were no private offsite trees observed within influencing distance of the proposed development.

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8. IMPACT MITIGATION

Tree Protection Barrier: The areas, surrounding the trees to be retained should be isolated from the construction activity by erecting protective barrier fencing (see Appendix A for municipal barrier specifications). Where possible, the fencing should be erected at the perimeter of the critical root zone. 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 flexible snow fencing. The fencing must be erected prior to the start of any construction activity on site (i.e. demolition, excavation, construction), and remain in place through completion of the project. Signs should 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.

Arborist Supervision: All excavation occurring within the critical root zones of protected trees should be completed under supervision by the project arborist. Any severed or severely damaged roots must be pruned back to sound tissue to reduce wound surface area and encourage rapid compartmentalization of the wound. The following excavation events are anticipated, which will require arborist supervision:

• All excavation required within the critical root zone of 2228 for the footprint of the proposed sidewalk.
• All excavation required within the critical root zone of 2251, 2252, 2253 for the footprint of the proposed u/g parkade and building.
• All excavation required within the critical root zone of 2274 - 2277 for the footprint of the proposed u/g parkade and building.
• All excavation required within the critical root zone of 2279 for the footprint of the proposed u/g parkade and building.
• All excavation required within the critical root zone of 2316 for the footprint of the proposed u/g parkade and building.
• All excavation required within the critical root zone of 2330 for the footprint of the proposed u/g parkade and building.
• All excavation required within the critical root zone of 2251, 2336 - 2345 for the footprint of the proposed building.

Methods to Avoid Soil Compaction: In areas where construction traffic must encroach into the critical root zones of trees to be retained, efforts must be made to reduce soil compaction where possible by displacing the weight of machinery and foot traffic. This can be achieved by one of the following methods:

• Installing a layer of hog fuel or coarse wood chips at least 20 cm in depth and maintaining it in good condition until construction is complete.
• Placing medium weight geotextile cloth over the area to be used and installing a layer of crushed rock to a depth of 15 cm over top.
• Placing two layers of 19mm plywood.
• Placing steel plates.

Demolition of the Existing Buildings: The demolition of the existing houses, driveways, and any services that must be removed or abandoned, must take the critical root zone of the trees to be retained into account. If any excavation or machine access is required within the critical root zones of trees to be retained, it must be completed under the supervision and direction of the project arborist. If temporarily removed for demolition, barrier fencing must be erected immediately after the supervised demolition.

Paved Surfaces Above Tree Roots: If the new paved surfaces within the CRZ of tree to be retained require excavation down to bearing soil and roots are encountered in this area, this could impact their health and structural stability. If tree retention is desired, a raised and permeable paved surface should be constructed in the areas within the critical root zone of the trees. The “paved surfaces above root systems” diagram and specifications is attached.

The objective is to avoid root loss and to instead raise the paved surface and its base layer above the roots. This may result in the grade of the paved surface being raised above the existing grade (the amount depending on how close roots are to the surface and the depth of the paving material and base layers). Final grading plans should take this potential change into account. This may also result in soils which are high in organic content being left intact below the paved area.

To allow water to drain into the root systems below, we also recommend that the surface be made of a permeable material (instead of conventional asphalt or concrete) such as permeable asphalt, paving stones, or other porous paving materials and designs such as those utilized by Grasspave, Gravelpave, Grasscrete and open-grid systems.

Mulching: Mulching can be an important proactive step in maintaining the health of trees and mitigating construction related impacts and overall stress. Mulch should be made from a natural material such as wood chips or bark pieces and be 5-8cm deep. No mulch should be touching the trunk of the tree. See “methods to avoid soil compaction” if the area is to have heavy traffic.

Blasting: Care must be taken to ensure that the area of blasting does not extend beyond the necessary footprints and into the critical root zones of surrounding trees. The use of small low-concussion charges and multiple small charges designed to pre-shear the rock face will reduce fracturing, ground vibration, and overall impact on the surrounding environment. Only explosives of low phytotoxicity and techniques that minimize tree damage should be used. Provisions must be made to ensure that blasted rock and debris are stored away from the critical root zones of trees.

Scaffolding: This assessment has not included impacts from potential scaffolding including canopy clearance pruning requirements. If scaffolding is necessary and this will require clearance pruning of retained trees, the project arborist should be consulted. Depending on the extent of pruning required, the project arborist may recommend that alternatives to full scaffolding be considered such as hydraulic lifts, ladders or platforms. Methods to avoid soil compaction may also be recommended (see “Minimizing Soil Compaction” section).

Landscaping and Irrigation Systems: The planting of new trees and shrubs should not damage the roots of retained trees. The installation of any in-ground irrigation system must take into account the critical root zones of the trees to be retained. Prior to installation, we recommend the irrigation technician consult with the project arborist about the most suitable locations for the irrigation lines and how best to mitigate the impacts on the trees to be retained. This may require the project arborist supervise the excavations associated with installing the irrigation system. Excessive frequent irrigation and irrigation which wets the trunks of trees can have a detrimental impact on tree health and can lead to root and trunk decay.

Windthrow: Where forest edge trees are proposed to be removed, we recommend that trees that may experience an increase in wind exposure be re-examined, once tree clearing has taken place, to ensure that they are structurally stable, and suitable for retention as leading-edge trees.

Arborist Role: 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 report with the project foreman or site supervisor
• Locating work zones, where required
• Supervising any excavation within the critical root zones of trees to be retained
• Reviewing and advising of any pruning requirements for machine clearances

Review and site meeting: Once the project receives approval, it is important that the project arborist meet with the principals involved in the project to review the information contained herein. It is also important that the arborist meet with the site foreman or supervisor before any site clearing, tree removal, demolition, or other construction activity occurs and to confirm the locations of the tree protection barrier fencing.

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9. DISCLOSURE STATEMENT

This arboricultural field review report was prepared by Talmack Urban Forestry Consultants Ltd. for the exclusive use of the Client and may not be reproduced, used or relied upon, in whole or in part, by a party other than the Client without the prior written consent of Talmack Urban Forestry Consultants Ltd.. Any unauthorized use of this report, or any part hereof, by a third party, or any reliance on or decisions to be made based on it, are at the sole risk of such third parties. Talmack Urban Forestry Consultants Ltd. accepts no responsibility for damages, if any, suffered by any third party as a result of decisions made or actions based on this report, in whole or in part.

Arborists are professionals who examine trees and use their training, knowledge, and experience to recommend techniques and procedures that will improve a tree’s health and structure or to mitigate associated risks. Trees are living organisms whose health and structure change and are influenced by age, continued growth, climate, weather conditions, and insect and disease pathogens. Indicators of structural weakness and disease are often hidden within the tree structure or beneath the ground. The arborist’s review is limited to a visual examination of tree health and structural condition, without excavation, probing, resistance drilling, increment coring, or aerial examination. There are inherent limitations to this type of investigation, including, without limitation, that some tree conditions will inadvertently go undetected. The arborist’s review followed the standard of care expected of arborists undertaking similar work in British Columbia under similar conditions. No warranties, either express or implied, are made as to the services provided and included in this report.

The findings and opinions expressed in this report are based on the conditions that were observed on the noted date of the field review only. The Client recognizes that passage of time, natural occurrences, and direct or indirect human intervention at or near the trees may substantially alter discovered conditions and that Talmack Urban Forestry Consultants Ltd. cannot report on, or accurately predict, events that may change the condition of trees after the described investigation was completed.

It is not possible for an Arborist to identify every flaw or condition that could result in failure nor can he/she guarantee that the tree will remain healthy and free of risk. The only way to eliminate tree risk entirely is to remove the entire tree. All trees retained should be monitored on a regular basis. Remedial care and mitigation measures recommended are based on the visible and detectable indicators present at the time of the examination and cannot be guaranteed to alleviate all symptoms or to mitigate all risk posed.

Immediately following land clearing, grade changes or severe weather events, all trees retained should be reviewed for any evidence of soil heaving, cracking, lifting or other indicators of root plate instability. If new information is discovered in the future during such events or other activities, Talmack Urban Forestry Consultants Ltd. should be requested to re-evaluate the conclusions of this report and to provide amendments as required prior to any reliance upon the information presented herein.

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10. IN CLOSING

We trust that this report meets your needs. Should there be any questions regarding the information within this report, please do not hesitate to contact the undersigned.

Yours truly, Talmack Urban Forestry Consultants Ltd.

Noah Talbot, BA ISA Certified Arborist PN – 6822A Tree Risk Assessment Qualification Email: tmtreehelp@gmail.com

11. REFERENCES

Dunster, J.A., E.T. Smiley, N. Matheny, and S. Lily. 2017. Tree Risk Assessment Manual, International Society of Arboriculture (ISA).

Town of View Royal Bylaw No. 695.

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APPENDIX A - TREE MANAGEMENT PLAN (T1)

LEGEND

• Existing tree with ID #
• Tree protection fencing
• Critical root zone radius (m)
• X Tree proposed for removal
• Non-bylaw undersize tree
• Unsurveyed tree
• Site boundary

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APPENDIX B - PHOTOGRAPHS

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APPENDIX C – HARD SURFACE ABOVE TREE ROOTS DETAIL

HARD SURFACE ABOVE TREE ROOTS NOTES

1. Maintain as large a setback between the fill encroachment and the root collar of the tree as possible.
2. Review any canopy clearance pruning requirements to accommodate vehicle or pedestrian clearances (Pruning to be performed to ANSI A300 standards).
3. Excavate the new footprint of the driveway or sidewalk under the supervision of the project arborist. Excavation will be limited to the removal of the existing sod layer. Excavation around root structures must be performed by hand, airspade, or hydroexcavation.
4. Install a two-dimensional (such as Combigrid 3030) or Three-dimensional geogrid reinforcement.
5. Install a 150mm depth layer of clear crushed gravel (no fines) using 20mm and/or 75mm diameter material or approved equivalent. *Note - the depth may be less than 150mm in some situations (dependant on grading constraints).
6. Install medium weight geotextile fabric (such as Nilex 4535 or similar) over the clear crushed gravel layer to prevent fine particles of sand from infiltrating this layer.
7. The bedding or base layer and new driveway or sidewalk surface can be installed directly on top of the felted filter fabric.
8. Fill slopes - where possible install loose stacked boulders to reduce the footprint of the fill slopes that encroach within the critical root zone. Fill slope materials must be permeable to air and water. Do not pile fill material directly against the trunk of a tree.