Appendix: Arborist Report – 893 Klahanie Drive

Summary / Scope of Work

Capital Tree Service Inc. (CTS) was contacted by Dan Charboneau (Client), a local homeowner, regarding a proposed townhouse subdivision on his property at 893 Klahanie Drive (the Site) in the City of Langford. The Client indicated they required an Arborist Report to move forward with the permit application.

The Client has requested that CTS provide a Basic Visual Tree Assessment (BVTA) and TPP for the Site. CTS agreed to complete the assessment and provide findings in an Arborist Report Form including a TPP.

Under the current proposal sixty-six (66) bylaw will be retained and protected while two hundred and forty-two (242) bylaw protected trees will be removed. A tree inventory is included as Appendix ‘A’. Photographs and a Site Plan are included as Appendix ‘B’ of this report.

Methodology

• The Site was entered on over December 4-6th, 2024 by CTS for the purpose of conducting tree assessments and collecting inventory. Keegan Durovich, a consulting arborist and representative of CTS, provided the BVTA for the site.
• Weather:
  • December 4th, 2024: partly cloudy and 7°C with a 6km/hr breeze.
  • December 5th, 2024: cloudy and 4°C with a 7km/hr NE breeze.
  • December 6th, 2024: cloudy, 7°C, 8km/hr gusting to 17 NNE.
• The Site was assessed from grade. No diagnostic tools or invasive techniques were used, including excavation or assessment of roots below grade.
• Diameter at Breast Height (DBH) measured approximately 1.4m above grade.
• Measurements and observations recorded to provide a static representation of the area.
• Trees referenced in Appendix ‘A’ and located on the site have been tagged (tags ~1.5-2m above grade). Existing tags used where applicable.
• Protected Root Zone calculations are based on ISA recommendation: one foot for each one inch of trunk diameter (0.3m for each 2.5 cm). Matheny and Clark’s ‘Trees and Development’ used to assess relative tolerance to development impacts.

Observations / Discussion

• Three hundred and eight (308) trees were observed – all protected under the City of Langford Tree Protection Bylaw.
• Many trees along the north side of the lot have had blasting in close proximity.
• Site is largely sloping with a WWN aspect down to Klahanie Road. Treed with a variety of native trees and mostly native understory; some invasive species present.
• Client has worked with consultants, including Registered Professional Biologist, and CTS to mitigate impacts to environmentally sensitive areas and retained trees.
• Proposed development will require removal of two hundred and forty-two (242) bylaw protected trees due to their location within or proximity to the edge of excavation.
• Setbacks developed to retain offsite trees: 3m setback from south property line; 2.5m from east property line; north property line setback ranges from 1.7m–2.2m.
• Trees within these setbacks will require removal due to proximity to edge of excavation; low impact landscaping acceptable.
• By establishing undisturbed setbacks, impact to offsite/shared ownership trees mitigated.
• CTS does not expect site supervision necessary at this time. However, if excavation encounters roots ~4cm or larger, excavation should be halted until the project arborist can assess and develop a plan.
• With recommended steps and blasting precautions, impact to retained trees expected to be low-moderate.

Risk Assessment

• Considering existing trees and mitigation measures, no trees proposed for retention are expected to pose a high or extreme risk once the project is complete.
• If a risk assessment is desired upon project completion, engage the project arborist to assess risk after construction impacts.

Common and Latin Names

• Grand fir – Abies grandies
• Bigleaf maple – Acer macrophyllum
• Red alder – Alnus rubra
• Arbutus – Arbutus menziesii
• Douglas fir – Pseudotsuga menziesii
• Pacific willow – Salix lucida
• Western red cedar – Thuja plicata

Tree Condition Ratings Summary

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 little pruning.

Species Relative Tolerance to Construction Impacts

(Reference: Nelda P. Matheny and James R. Clark, Trees and Development: A Technical Guide to Preservation of Trees during Land Development, 1998.)

• Fir (Abies spp.) – Generally Moderate-good – “Tolerant of root loss.”
• Bigleaf maple – Good or Poor – “Select specimens with good crown structure. Tolerant of root pruning and injury but not fill.” Or “Declines following addition of fill.”
• Red alder – Poor-moderate – “Retain only in groups or as individuals with strong taper and structure. Relatively short-lived. Intolerant to root injury.”
• Arbutus/Madrone – Poor – “Intolerant of site disturbance.”
• Douglas-fir – Poor-good – “Tolerant of fill soil if limited to one-quarter of root zone. However, may decline slowly following addition of fill. Tolerates root pruning. Intolerant of poor drainage. Susceptible to bark beetles following injury.”
• Willow (Salix spp.) – Moderate-good – “Moderately tolerant of root pruning and fill soil. Show considerable resistance to ‘contactor pressures.’”
• Western red cedar – Good or Poor-moderate – “Relatively windfirm. Intolerant of changes in water table/soil moisture.” Or “Response is very site dependent, probably related to soil moisture. Intolerant of fill.”

Tree Protection

• Utilize Tree Protection Fencing (TPF) to restrict access to Tree Protection Zones. Provide signage on fencing which states: Tree Protection Area – No Admittance. Signage must be in a visible location attached to the fence. Signage must be attached to the outside of each Tree Protection Fencing area.
• CTS strongly recommends use of TPF along the edge of undisturbed setbacks and protected natural areas, especially at start of grade changing activities. Contact CTS to mark locations for Tree Protection Fencing. All TPF should be installed in locations indicated by CTS.
• Each Tree Protection Zone (TPZ) should be vacated of all construction materials and/or equipment. Fencing should not be removed or modified unless Project Arborist is contacted and approval given.
• Capital Tree Service 250-217-8370 – Three business days notice required.

Landing / Storage Area:

• All construction materials will be stored in areas identified as ‘Landing/Storage’ in site plans.

Access:

• Site access points should be located away from retained trees wherever possible.
• Contractors and workers must be made aware of TPZs. Areas not under construction or within Zone of Impact will be strictly off limits.
• Client responsible to schedule pre-job meeting with Project Arborist to discuss Tree Protection Plans and requirements.
• Three business days notice required. Project Arborist: 250-217-8370.

Root Assessment and Observation:

• Project Arborist recommended for observation and assessment when working within PRZ of any trees to be retained.
• If roots ~4cm or larger encountered during excavation, stop work until Project Arborist assesses.

Tree Pruning:

• Required tree pruning for access/egress, health and safety shall be performed by an ISA Certified Arborist without climbing spurs and per ANSI A-300 Standards.

Blasting:

• Blasting may cause serious damage or death to nearby trees if not managed. CTS recommends expanding foam (e.g., Geobreak) to break rock. If powder used, use low nitrogen and low velocity explosive. Use foam to fracture rock before using an excavator/hoe-ram near trees. Heavy matting to dampen shockwaves and ¾” plywood to protect retained trees. Develop removal plan with blasting contractor and Project Arborist prior to blasting contractor providing cost estimate.

Typical Excavation within PRZ Process Plan:

1. Provide and schedule Project Arborist to assess site prior to construction.
2. Inventory and identify trees and hazards which could complicate excavation process.
3. Utilize hand tools and cutting equipment when large tree roots are anticipated.
4. When possible, utilize small, rubberized track excavation equipment which will reduce soil compaction.
5. Excavator operator must be well informed about dig site and goal to complete project.
6. Use shallow excavation sweeps across the site to establish a depth which roots can be easily identified. (3cm to 5cm in depth of soil for each sweep across the soil face)
7. Roots greater than 6cm in diameter shall be preserved and inspected by the Project Arborist. The project arborist will determine if roots should be pruned or cut.
8. All roots greater than 6cm in diameter should be identified and documented for project records.
9. Photos are highly recommended for documentation purposes.

Assessment of the site may expose further tree issues or conditions. If this occurs the project arborist will contact City Staff for further recommendations.

At completion of the project, the Project Arborist will confirm that any tree protection or remediation related deficiencies have been addressed by the owner and building contractor. Once all deficiencies (if any) have been remedied, the Project Arborist shall prepare a letter to the City of Langford confirming completion of the project.

Tree Protection Plan Summary

i. Provide a detailed sign specifying that tree protection measures are in place and will be followed during the project. Fines will be posted for malicious acts and can be placed on individuals who disregard the tree protection plan and its guidelines. Signs will be placed at each entrance of the project detailing what is expected when working in potentially high impact tree protection zones.
ii. Provide tree protection fencing for all trees identified with protection requirement in this report. This fencing shall be four (4ft) feet in height and made of orange plastic. If required, header and footer boards will be used to secure the protective fencing.
iii. Tree protection and root protection signs will be placed on the fencing (see Appendix C). No entry will be allowed, unless specified by the Project Arborist and in their presence while on site.
iv. Restrict vehicle traffic to designated access routes and travel lanes to avoid soil compaction and vegetation disturbances.
v. Make all necessary precautions to prevent the storage of material, equipment, stockpiling of aggregate or excavated soils within tree protection areas. No dumping of fuels, oils or washing of concrete fluids will be allowed in tree protection zones.
vi. Provide an onsite arborist when a risk of root damage, root cutting, or limb removal is required within the tree protection zone.
vii. Avoid alterations to existing hydrological patterns to minimize vegetation impacts to the site.
viii. The use of a Project Arborist is required to provide layout of tree protection zones. The Project Arborist(s) will provide pre-construction information to all parties involved with the project. The Project Arborist must be notified 72hrs prior to construction activities in sensitive areas. The Project Arborist should be used to provide root and branch pruning when diameters are greater than 6cm.
ix. At no time will tree protection zones be removed from the project unless approved by the Project Arborist.

Key roles of the Project Arborist:

• Participate in a site meeting prior to commencement of works adjacent to TPZs to discuss preservation plan and tree protection measures. Client to schedule pre-work site meeting. 72 hrs Notice Required. CTS 250-217-8370
• Review Tree Protection Plan, TPZs and specific measures required to protect trees during site preparation, construction, and landscape phases.
• Inspect TP fencing and other tree protection measures prior to a tree permit being issued and prior to work commencing.
• Project Arborist will be on site during work within or immediately adjacent to TPAs (demolition, grading, excavation, rock removal/blasting, trenching for utilities, preparation of driveways/parking, site inspections to ensure adherence to Tree Protection Measures).

Keegan Durovich 2025-02-19
Capital Tree Service Inc.
ISA Certified Arborist TRAQ PN-9272A
B.A.Sc.

Conditions of Assessment Agreement

(Full text preserved as in report — abbreviated here as included in the full report appendix.)

• By accepting or using the Services, the customer will be deemed to have agreed to the terms of this Agreement, even if it is not signed.

Acknowledged by:
Name of Customer: Dan Charboneau, 893 Klahanie Drive, Langford, BC V9C 3X2

Authorized Signature: _______________________________________________
Date: 2025-02-19

Appendix ‘A’ – Tree Inventory

Table 1. Tree Inventory for 893 Klahanie Drive. Diameter at breast height (DBH) is measured in centimeters. Protected root zones (PRZ) are calculated using a 0.12 multiplier and represent the protected radius area around the tree in meters.

(End of Appendix ‘A’ table as provided in pages 46–79 of the report.)

Appendix ‘B’ – Photos and Site Plan

Figure 1. Site Plan.

Figure 2. Property Frontage.

Figure 3. Front portion of lot. View from top of slope looking Southwest.

Figure 4. View from top of slope looking Northeast.

Figure 5. View from front of existing house towards the west.

Figure 6. Backyard. Looking from house to the east.

Figure 7. Trees North of house.

Figure 8. Eastern side of property. View from North side looking south.

Figure 9. Northern side of Property.

Figure 10. Northern portion of property. Approximate location of road access to the proposed development. View looking north.

Figure 11. Western View from off the northeastern property corner.

Figure 12. Eastern portion of property.

Figure 13. Southeastern portion property.

Figure 14. Southern property line. East of house.

Figure 14. Southern property line. By house.

(Additional site photos and detail images captured across the property.)

CITY OF LANGFORD – BYLAW NO. 2216

A BYLAW TO AMEND BYLAW NO. 300, “LANGFORD ZONING BYLAW, 1999"

The Council of the City of Langford, in open meeting assembled, hereby enacts as follows:

A. Langford Zoning Bylaw No. 300, 1999 is amended as follows:

a) By deleting from the RR2 (Rural Residential) Zone and adding to the RT1 (Residential Townhouse) Zone the properties legally described as Lot 21, Section 69, Metchosin District, Plan 23855, PID No. 003-154-238 (893 Klahanie Drive), as shown shaded on Schedule A attached to and forming part of this Bylaw.

2. By adding the following to Table 1 of Schedule AD:

B. This Bylaw may be cited for all purposes as “Langford Zoning Bylaw, Amendment No. 745 (893 Klahanie Drive), Bylaw No. 2216, 2025".

READ A FIRST TIME this day of, 2025.
READ A SECOND TIME this day of, 2025.
READ A THIRD TIME this day of, 2025.
ADOPTED this day of, 2025.

PRESIDING COUNCIL MEMBER
CORPORATE OFFICER

(Bylaw No. 2216 — Page 2 of 2)

Rezoning Proposal – 893 Klahanie Drive (April 14, 2025)

Introduction

Application to rezone 893 Klahanie Dr. from RR2 (Rural Residential 2) to RT1 (Residential Townhouse 1) to accommodate 33 townhomes.

• Complies with the Official Community Plan for the Neighbourhood designation.
• Project complementary to surrounding developments; natural extension of Olympic View neighbourhood, with multi-use paths, parks and trail amenities.
• No variances requested and parking complies with Langford Bylaws.

Location

Active developments on 4 sides. 893 Klahanie Dr.

Nearby Development Context

• PHASE 2 - OLYMPIC VIEW: 58 TOWNHOMES – RECENTLY APPROVED
• 12 TOWNHOMES, 6-lot residential – RECENTLY APPROVED
• NEW SCHOOL nearby

Existing Conditions

KLAHANIE DRIVE – Existing Conditions (site is sloped; wooded; adjacent to new & recent developments)

Official Community Plan – Neighbourhood

From the OCP:

• Predominantly residential precinct that supports a range of low and medium density housing choices including secondary suites.
• Schools, community facilities and other institutional uses are permitted throughout the area.
• Parks, open spaces and recreational facilities are integrated throughout the area.
• Transit stops are located where appropriate.

Development Permit Areas

• A biologist’s Environmental Assessment was obtained because of potential habitat and biodiversity.

Environmental Assessment

• Highest value ecosystem established through biologist’s Environmental Assessment. Areas selected for protection due to herbaceous rocky outcrops with high habitat and biodiversity value, despite sparse tree coverage.
• Arborist defined setbacks from property lines to ensure offsite and shared ownership trees are not impacted.
• No tree removal during nesting season.
• Erosion and sediment control plans required during construction.

Walkability & Transit

• Latoria Rd. sidewalk and bike lane project approved with a $1 million boost from the province’s Active Transportation Infrastructure Grant.
• 3 minute walk to new school, 10 minute walk to shops and services.
• Densification and infill reduces urban sprawl.
• Easy access to transit and cycling reduces dependence on automobiles.

Cycling

• Less than 5 minute bike ride to Galloping Goose Trail.

Proposed Townhouse Development

• 33 Townhomes.
• Parking in accordance with Langford Bylaws: 2 per unit and 5 visitor parking stalls on site.
• Saved Herbaceous Rocky Outcrops retained.

Greenspace and Site Design

• Greenspace to be common property to townhouse strata and protected by a non-disturbance covenant.
• Maintenance of common property non-disturbance area minimal; area to be left in natural state after Wildland Interface works (clean up and limbing).
• “Site Adaptive Planning” principles apply – homes follow natural grade to reduce site disturbance, blasting and earthworks.

Proposed Townhomes - Elevations

Landscape Plan

• Proposed resident amenity space.
• Townhomes minimally visible from municipal roads.

Roads and Services

• Klahanie Dr. and Gwendolynn Dr. being improved to local road standards.
• Sidewalks on Latoria, multi-use trail and split rail fencing on Klahanie, sidewalks on Gwendolynn.
• All new services to be underground.

Neighbourhood Considerations

• All adjacent neighbours within 100m have been advised of this proposal. The neighbour that directly abuts the property has provided written support.
• Langford’s “Good Neighbour” policy will be adhered to for hours of construction, trades parking, dust and mud control, and ongoing communications.
• Efforts made to keep blasting to a minimum. All affected neighbours will be notified in accordance with Langford Bylaws. The blasting company will provide neighbours with contact information and perform pre-blast surveys if necessary.

Early Guidance for Development

• Amenities support livability at the building, block and neighbourhood scale – Landscaped areas for each unit and surrounded by preserved natural areas.
• 30% of the site will be protected and new trees planted within the development.
• Consideration of relative affordability opportunities – townhomes are more affordable than single family dwellings.
• Avoidance of excessive parking – parking per Langford Bylaws.

Amenities and Financial Benefits

DCC & Fees (Estimated)

Closing

893 Klahanie Drive – Thank You