SHADOW STUDY REPORT REGARDING an APPLICATION TO REDEVELOP 6 Storey Condominium Louis Saint Laurent Ave & Leger Way Milton, Ontario
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1 SHADOW STUDY REPORT REGARDING an APPLICATION TO REDEVELOP 6 Storey Condominium Louis Saint Laurent Ave & Leger Way Milton, Ontario KNY FILE # Prepared by: Brad Ferguson & Wayne Harrison KNYMH INC. February 24 th, 2017
2 SHADOW STUDY REPORT REGARDING an APPLICATION TO REDEVELOP 6 Storey Condominium Louis Saint Laurent Ave & Leger Way Milton, Ontario KNY FILE # Prepared by: Brad Ferguson & Wayne Harrison KNYMH INC. February 24 th, 2017 TABLE OF CONTENTS: SECTION DESCRIPTION PAGE NO: 1.0 PURPOSE DESCRIPTION OF NEIGHBOURING PROPERTIES METHOD OF ANALYSIS SHADOW STUDY: POST-DEVELOPMENT ANALYSIS WINTER SHADOWS (Dec. 21) SPRING / FALL SHADOWS (Mar.21 & Sept.21) SUMMER SHADOWS (June 21) GENERAL OBSERVATIONS: POST DEVELOPMENT SUMMARY OBSERVATIONS REGARDING IMPACT OF 7 DEVELOPMENT UPON THE SURROUNDING AREA 7.0 APPENDIX A SOLAR INFORMATION APPENDIX B SHADOW DIAGRAMS 09 FOR THE 3 STUDY PERIODS 8.01 / 8.02 / 8.03 / 8.04 WINTER SOLSTICE / 8.06 / 8.07 / 8.08 SPRING/FALL EQUINOX / 8.10 / 8.11 / 8.12 SUMMER SOLSTICE APPENDIX C LOCATION INFORMATION SITE CONTEXT MAP 23 KNYMH INC Skyview Drive, Burlington Ontario L7P 0V1 P: / F: / E: info@knymh.com
3 SHADOW STUDY REPORT REGARDING an APPLICATION TO REDEVELOP 6 Storey Condominium Louis Saint Laurent Ave & Leger Way Milton, Ontario KNY FILE # Prepared by: Brad Ferguson & Wayne Harrison KNYMH INC. February 24 th, PURPOSE: The purpose of this report is to analyze the impact of a proposed development upon the surrounding properties at the above noted location. We will discuss and comment upon the impact of the height and massing of the proposed development upon the adjacent properties using a computer generated model for analysis of the proposed 6 storey apartment building with a flat roof and a rooftop mechanical room which includes the rooftop building service equipment. The Town of Milton Official Plan states that, for applications for development of High Density Residential Uses, one of the criteria for evaluation of height shall be shadow impact; Clause c) i) reads; the height or bulk of the proposal will not unduly overshadow any adjacent low and medium residential uses. Shadow studies may be required from the applicant to satisfy this criteria. We have provided graphics in the appendix along with a Site Plan and Satellite imagery of the surrounding area. The property is located in Milton Ontario, on the eastern corner of the intersection of Louis St Laurent Ave and Leger Way. The subject neighborhood is on the northwestern edge of Boyne Survey, the breadth of which stretches from Tremaine Ave to the west, to the James Snow Parkway to the east. 2.0 DESCRIPTION OF THE SITE AND NEIGHBOURING PROPERTIES: The Subject Property: (See Diagrams in Section 9.0) The subject lands are former farmlands (otherwise undeveloped) and zoned as FD Future Development Zone KNYMH INC Skyview, Suite 101, Burlington, Ontario L7P 0V1 P: / F: / E: info@knymh.com 1
4 SHADOW IMPACT STUDY for Macri-Dixon 6 Storey Apartment Building at Louis St Laurent Ave & Leger Way, Milton, Ontario. KNYMH File # February 24 th, 2017 Preliminary site work has been performed by the owner in clearing the existing vegetation. The proposed lands are bound with siltation fence, and contains promotional signage for the developer to Louis St Laurent Ave. The subject lands and neighboring parcels generally appear to be uniform in grade, except for the stormwater management and public watercourses nearby; The stormwater management pond and channel to the north and east respectively fall below the otherwise roughly equal grade. Neighbouring properties include: 2.1) SOUTHWEST: Directly abutting the proposed lands are the future extension of the collector road Leger Way. Across from this is the 3 Storey Jean Vanier Catholic Secondary School. The parking lot, approximately the same depth as the proposed lands for the 6 storey development, separate the building from Leger Way. 2.2) WEST: The signalized intersection for Louis St Laurent Ave and Leger Way is abutting the west corner of the proposed development. Across from this intersection is a commercial plaza which includes a dozen 1 storey retail and personal service uses. A majority of these, including the anchor Supermarket, are at the rear of the property. The parking lot lies between the building and Louis St Laurent Ave, and is screened partially by corner feature commercial buildings. There is a 1 storey bank situated at the corner of Louis St Laurent Ave and Leger Way 2.3) NORTHWEST: The property and building mass abuts Louis St Laurent Ave on the northwest property boundary. Across the road there is a single row of 2 storey single detached dwellings fronting on Leger Way. The rear of these dwellings, and directly across from the proposed development, is a stormwater management pond. As typical, these lands commence at common elevation and slope uniformly to host the high capacity stormwater retention volume. There is a pedestrian pathway encircling the lake, connecting intermittently to side roads and terminating at both ends on Louis St Laurent Ave. 2.4) NORTH: Single dwellings and townhomes, all two storeys, line Cavanagn Ln to the north, across Louis St Laurent Ave. As Louis St Laurent Ave is an arterial roadway, the local road Cavanagh Ln abuts but does not connect to Loust St Laurent, instead connecting to a collector road to the north. 2.5) NORTHEAST: A Natural Heritage Space channel abuts the length of the northeast property line of the proposed lands. Across from the channel is the two storey Boyne Public School. The school lies at the northern corner of the site. There is a large grass field and assorted accessory buildings (portables) between the Natural Hertiage Space and the school building. 2.6) SOUTH/EAST: The former farmlands continue to the south and east of the abutting lands, with exception for the Natural Heritage Space described above, which continues in similar width and orientation beyond. Preliminary site works have locally commenced and future residential development is to follow. KNYMH INC Skyview, Suite 101, Burlington, Ontario L7P 0V1 P: / F: / E: info@knymh.com 2
5 SHADOW IMPACT STUDY for Macri-Dixon 6 Storey Apartment Building at Louis St Laurent Ave & Leger Way, Milton, Ontario. KNYMH File # February 24 th, METHOD OF ANALYSIS: See Solar Information Schedule 7- Appendix A The method of analysis will be a discussion of the impact of the development of the 6 storey apartment building fronting Louis St Laurent Ave. The summary is within Section 6.0. Secondary development of the subject lands (2 and 3 storey residential uses, see Section 9.0) are shown for context, but are otherwise not analyzed by this report. The graphic analysis which we present within this report is developed using a computer generated modelling program which is set to analyse four solar milestones (winter solstice, summer solstice, and spring/fall equinox) at four prescribed times of the day. The study graphics show the equinox at spring conditions, as the fall condition will be generally similar. 4.0 SHADOW STUDY: POST DEVELOPMENT ANALYSIS OF THE PROPOSED 6 STOREY DEVELOPMENT 4.1 WINTER SOLSTICE SHADOWS: (DECEMBER 21 Diagrams 8.01 to 8.04) The next section provides a summary of the Winter shadow affect of the subject property upon the surrounding area. This commentary will discuss the impact of the 6 storey residential apartment building s shadows upon properties at the north, east and west side of the subject property. It should be noted that Winter Shadows are the longest in terms of the shadow length due to a very low sun angle but shadows are present for the shortest period of time (hours in the day) due to a very short days this time of year. The times for this period are under Eastern Standard Time. 4.1A 10:00am (Diagram 8.01) Shadow A The morning sun in winter rotates approximately 116-degrees from east to west in approximately 9-hours at this time of year. At this time the sun has an altitude angle of degrees. The shadows cross Louis St Laurent Ave and end at the stormwater management pond The western extent of the shadow is crossing the back yard of two townhomes, and is moving away shortly as the day progresses. The corner of the shadow is beginning to fall on the Natural Heritage Space channel. 4.1B 12:00pm (Diagram 8.02) Shadow B The noontime sun in winter is still relatively low (22.95-degrees) in the sky and is located directly south of the subject property. The shadow falls on Louis St Laurent Ave and the Natural Heritage Space channel, crossing neither. KNYMH INC Skyview, Suite 101, Burlington, Ontario L7P 0V1 P: / F: / E: info@knymh.com 3
6 SHADOW IMPACT STUDY for Macri-Dixon 6 Storey Apartment Building at Louis St Laurent Ave & Leger Way, Milton, Ontario. KNYMH File # February 24 th, C 2:00pm (Diagram 8.03) Shadow C The mid-afternoon winter sun is falling from the noon high, remaining relatively low ( degrees) in the sky and is casting shadows further east. The shadow crosses is an acute angle to Louis St Laurent Ave and is only partially falling on the public space. The 2pm shadow is nearly 60m in length and reaches across the Natural Heritage Space channel and into the public yard of Boyne Public School. The shadow arc did not reach the Single Dwellings on Cavanagh Ln to the north. 4.1D 4:00pm (Diagram 8.04) Shadow D The afternoon sun in winter is already nearing the end of daytime and is 5.09 degrees above the horizon. At the winter solstice and just 48 minutes prior to sunset, this shallow angle is the largest shadow generating condition analyzed in this report. At this time, all structures/landscape will be generating great shadows, almost 9 times in length in proportion to their height. Only the proposed development s shadows are shown for clarity of this report. The shadow crosses the Natural Heritage Space channel and fall on the field and building of Boyne Public School. The shadow is limited to the above lands and does not cross to residential use beyond. 4.2 SPRING & FALL EQUINOX SHADOWS: (MARCH 21 Diagrams 8.05 to 8.08 SEPTEMBER 21 sim.) A summary of the Spring and Fall shadow effect on the subject property and surrounding area is following. It should be noted that the Fall and Spring are the moderate in terms of the annual shadows. The times for this period are under Eastern Daylight Time. 4.2A 10:00am (Diagram 8.05) Shadow A The morning sun in spring / fall rotates approximately 183-degrees from east to west in 12 hours and 16 minutes. It is low in the sky rising to approximately 27-degrees at this time of day. The shadow falls across the breadth of Louis St Laurent Ave. The northwestern limit of the shadow appears to lie at the boundary of the private yard of the dwelling on Leger Way. This shadow would be blended with the private yard fencing, and if opaque, would be cast on the street face of it. 4.2B 12:00pm (Diagram 8.06) Shadow B The noontime sun in spring / fall is higher (42.87-degrees) in the sky and originates from nearsouth. KNYMH INC Skyview, Suite 101, Burlington, Ontario L7P 0V1 P: / F: / E: info@knymh.com 4
7 SHADOW IMPACT STUDY for Macri-Dixon 6 Storey Apartment Building at Louis St Laurent Ave & Leger Way, Milton, Ontario. KNYMH File # February 24 th, 2017 The shadow falls Louis St Laurent Ave, crossing approximately halfway. The shadow is commencing its fall on the Natural Heritage Space channel to the northeast. 4.2C 2:00pm (Diagram 8.07) Shadow C The mid-afternoon sun in spring / fall is past mid-day peak. It is at degrees in the sky and originates from near-south. The shadow is close to leaving Louis Saint Laurent Ave, and is about halfway across the Natural Heritage Space channel. 4.2D 4:00pm (Diagram 8.08) Shadow D The afternoon sun in spring / fall is past its peak and 3.5 hours remain if daytime. It is approximately degrees above the horizon and the shadows are still short at this time of day. The shadow falls to the northeast and is limited within the Natural Heritage Space channel. It does not fall on the yard of Boyne Public School during this study period. 4.3 SUMMER SOLSTICE SHADOWS: (JUNE 21 Diagrams 8.09 to 8.12) A summary of the Summer Shadow affect is as follows. At this day the solar altitude is at a maximum; Shadows are minor and stay short, falling mostly upon the development site. The times for this period are under Eastern Daylight Time. 4.3A 10:00am (Diagram 8.09) Shadow A The morning sun is rising and already at degrees at this time. The sun will rotate 249 degrees in the sky on this day over fifteen and a half hours. The shadow falls across the sidewalk abutting the property and ends on Louis St Laurent Ave. 4.3B 12:00pm (Diagram 8.10) Shadow B The noontime sun in summer is reaching its peak in the sky (63.89-degrees) originating from the south at this time. The shadow falls across the sidewalk abutting the property and ends on Louis St Laurent Ave. 4.3C 2:00pm (Diagram 8.11) Shadow C The mid-afternoon sun in summer is just past its daytime peak, reaching 68.2-degrees and originating from just west of south at this time. KNYMH INC Skyview, Suite 101, Burlington, Ontario L7P 0V1 P: / F: / E: info@knymh.com 5
8 SHADOW IMPACT STUDY for Macri-Dixon 6 Storey Apartment Building at Louis St Laurent Ave & Leger Way, Milton, Ontario. KNYMH File # February 24 th, 2017 The shadow is only 8 metres long from typical peak, and barely crosses the northeast property line into the Natural Heritage Space channel. 4.3D 4:00pm (Diagram 8.12) Shadow D The afternoon sun in summer has begun descending and is still at about degrees altitude. The sun appears to be shining from the southwest. The shadow is extending into the Natural Heritage Space channel and at this time has not reached the halfway of its breadth. 5.0 GENERAL OBSERVATIONS: REGARDING THE PROPOSED 31, 29 and 27 STOREY DEVELOPMENT 5.1 The shadows cast from this proposed Apartment building are largest in the Winter. The towers are tall and cast long shadows in low winter solar angles The shadow consistently falls on Louis St Laurent Ave and the Natural Heritage Space channel. By the time the study period commences, the shadow has moved beyond coverage of any single dwelling. As the day progresses, the shadows remain long remain outside of single dwelling impact. At the end of the day, when all shadows are reaching extreme lengths, the shadows will cross to the Boyne Public School yard and building to the east. 5.2 The major shadow affect in Spring and Fall is as follows: The adjacent developments to the north and northeast are unaffected The shadows fall on Louis St Laurent Ave in the morning, moving to the Natural Heritage Space channel in the afternoon. 5.3 The major shadow affect in Summer is as follows: Shadows are very short throughout the whole study period. The shadow consistently falls only Louis St Laurent Ave and the Natural Heritage Space channel. The fall on each is limited and does not cross 50% of the width of either during the times analyzed. 5.4 General Comment Regarding Shadow Affect based upon SITE DESIGN: o The density of the development is spread uniformly across a broad tower. Shadows, while large in width, do not reach into sensitive low/mid density residential uses to the north. KNYMH INC Skyview, Suite 101, Burlington, Ontario L7P 0V1 P: / F: / E: info@knymh.com 6
9 SHADOW IMPACT STUDY for Macri-Dixon 6 Storey Apartment Building at Louis St Laurent Ave & Leger Way, Milton, Ontario. KNYMH File # February 24 th, SUMMARY OBSERVATIONS: REGARDING SHADOW IMPACT OF 6 STOREY BUILDING ON THE NEIGHBOURHOOD The Milton official plan provides guidance that the proposed high density use and the shadow it casts is to be analysed with its impact on nearby low and medium density residential uses. The proposed development will have no impact on nearby residential developments during the spring, summer and fall. It is expected to have very limited impact on the Boyne Public School yard in the winter solstice period, when the solar angles are at a minimum. The study at 4pm shows the shadow will fall on the school building, however this time is beyond the typical conclusion of classes. In the spring, summer, and fall months, at times when the open space Lions Sports Park areas are likely to be in use, the shadow fall is minimal and limited to the public areas directly abutting the subject lands. Based upon the analysis we suggest that the proposed development will not have a signfiicant negative effect on this neighbourhood. In our opinion this development is compatible with the area and does not have a significant effect on the existing neighbourhood in general. The location for a high density development of this nature is well situated and suited to the area being adjacent to high density developments and surrounded by good infrastructure, diverse use of land, and major transportation corridors. Sincerely, KNYMH Inc. Wayne Harrison Brad Ferguson KNYMH INC Skyview, Suite 101, Burlington, Ontario L7P 0V1 P: / F: / E: info@knymh.com 7
10 SECTION 7.0: APPENDIX A SOLAR INFORMATION Milton, Ontario. Canada Latitude = degrees North Longitude = degrees West SUN ANGLE / SHADOW LENGTH CHART Building 1 6 Storeys Solar Rotation Altitude Angle Shadow Length: degrees (m) (ft) Sunrise Sunset Building Height: WINTER (Solstice) December 21 st 10:00am :00pm :00pm :00pm :46AM 4:48PM SPRING* (Equinox) March 21 st 7:19AM 7:35PM :00am :00pm :00pm :00pm SUMMER* (Solstice) June 21 st 10:00am :00pm :00pm :00pm FALL* (Equinox) September 21 st 10:00am :00pm :00pm :00pm *Adjusted for Daylight Savings Time 5:36AM 9:06PM :46AM 7:20PM KNYMH INC Skyview Drive, Burlington Ontario L7P 0V1 P: / F: / E: info@knymh.com
11 SHADOW STUDY REPORT REGARDING an APPLICATION TO REDEVELOP 6 Storey Condominium Louis Saint Laurent Ave & Leger Way Milton, Ontario KNY FILE # Prepared by: Brad Ferguson & Wayne Harrison KNYMH INC. February 24 th, 2017 SECTION 8.0: APPENDIX B SHADOW PLAN DIAGRAMS FOR THE 4 STUDY PERIODS SECTION 8.0: 6 Storey Macri-Dixon Building Concept: SHADOW PLANS AT WINTER SOLSTICE: December 21 A = 10:00 AM B = 12:00 PM C = 2:00 PM D = 4:00 PM SHADOW PLANS AT EQUINOX: March 21 Shown (September 21 st Sim.) A = 10:00 AM B = 12:00 PM C = 2:00 PM D = 4:00 PM SHADOW PLANS AT SUMMER SOLSTICE: June 21 A = 10:00 AM B = 12:00 PM C = 2:00 PM D = 4:00 PM Red Building 6 Storey Condominium by KNYMH Inc. Purple Buildings 2/3 Storey Townhomes/Multiple Dwellings by Other See 9.01 Context Plan KNYMH INC Skyview Drive, Burlington Ontario L7P 0V1 P: / F: / E: info@knymh.com
12 A N CAVANAGH LN Shadow Study Macri-Dixon December 21st MILTON, ONTARIO Project No LEITERMAN DR CHUCHMACH CL LEGER WAY A R C H I T E C T U R E S O L U T I O N S K N Y M H I N C SKYVIEW DRIVE SUITE 101 BURLINGTON, ONTARIO L7P 0V1 T Shadow Times A - 10:00 am B - 12:00 pm C - 2:00 pm D - 4:00 pm 8.01
13 B N CAVANAGH LN Shadow Study Macri-Dixon December 21st MILTON, ONTARIO Project No LEITERMAN DR CHUCHMACH CL LEGER WAY A R C H I T E C T U R E S O L U T I O N S K N Y M H I N C SKYVIEW DRIVE SUITE 101 BURLINGTON, ONTARIO L7P 0V1 T Shadow Times A - 10:00 am B - 12:00 pm C - 2:00 pm D - 4:00 pm 8.02
14 C N CAVANAGH LN Shadow Study Macri-Dixon December 21st MILTON, ONTARIO Project No LEITERMAN DR CHUCHMACH CL LEGER WAY A R C H I T E C T U R E S O L U T I O N S K N Y M H I N C SKYVIEW DRIVE SUITE 101 BURLINGTON, ONTARIO L7P 0V1 T Shadow Times A - 10:00 am B - 12:00 pm C - 2:00 pm D - 4:00 pm 8.03
15 D N CAVANAGH LN Shadow Study Macri-Dixon December 21st MILTON, ONTARIO Project No LEITERMAN DR CHUCHMACH CL LEGER WAY A R C H I T E C T U R E S O L U T I O N S K N Y M H I N C SKYVIEW DRIVE SUITE 101 BURLINGTON, ONTARIO L7P 0V1 T Shadow Times A - 10:00 am B - 12:00 pm C - 2:00 pm D - 4:00 pm 8.04
16 A N CAVANAGH LN Shadow Study Macri-Dixon March 21st (Sept 21st Sim) MILTON, ONTARIO Project No LEITERMAN DR CHUCHMACH CL LEGER WAY A R C H I T E C T U R E S O L U T I O N S K N Y M H I N C SKYVIEW DRIVE SUITE 101 BURLINGTON, ONTARIO L7P 0V1 T Shadow Times A - 10:00 am B - 12:00 pm C - 2:00 pm D - 4:00 pm 8.05
17 B N CAVANAGH LN Shadow Study Macri-Dixon March 21st (Sept 21st Sim) MILTON, ONTARIO Project No LEITERMAN DR CHUCHMACH CL LEGER WAY A R C H I T E C T U R E S O L U T I O N S K N Y M H I N C SKYVIEW DRIVE SUITE 101 BURLINGTON, ONTARIO L7P 0V1 T Shadow Times A - 10:00 am B - 12:00 pm C - 2:00 pm D - 4:00 pm 8.06
18 C N CAVANAGH LN Shadow Study Macri-Dixon March 21st (Sept 21st Sim) MILTON, ONTARIO Project No LEITERMAN DR CHUCHMACH CL LEGER WAY A R C H I T E C T U R E S O L U T I O N S K N Y M H I N C SKYVIEW DRIVE SUITE 101 BURLINGTON, ONTARIO L7P 0V1 T Shadow Times A - 10:00 am B - 12:00 pm C - 2:00 pm D - 4:00 pm 8.07
19 D N CAVANAGH LN Shadow Study Macri-Dixon March 21st (Sept 21st Sim) MILTON, ONTARIO Project No LEITERMAN DR CHUCHMACH CL LEGER WAY A R C H I T E C T U R E S O L U T I O N S K N Y M H I N C SKYVIEW DRIVE SUITE 101 BURLINGTON, ONTARIO L7P 0V1 T Shadow Times A - 10:00 am B - 12:00 pm C - 2:00 pm D - 4:00 pm 8.08
20 A N CAVANAGH LN Shadow Study Macri-Dixon June 21st MILTON, ONTARIO Project No LEITERMAN DR CHUCHMACH CL LEGER WAY A R C H I T E C T U R E S O L U T I O N S K N Y M H I N C SKYVIEW DRIVE SUITE 101 BURLINGTON, ONTARIO L7P 0V1 T Shadow Times A - 10:00 am B - 12:00 pm C - 2:00 pm D - 4:00 pm 8.09
21 B N CAVANAGH LN Shadow Study Macri-Dixon June 21st MILTON, ONTARIO Project No LEITERMAN DR CHUCHMACH CL LEGER WAY A R C H I T E C T U R E S O L U T I O N S K N Y M H I N C SKYVIEW DRIVE SUITE 101 BURLINGTON, ONTARIO L7P 0V1 T Shadow Times A - 10:00 am B - 12:00 pm C - 2:00 pm D - 4:00 pm 8.10
22 C N CAVANAGH LN Shadow Study Macri-Dixon June 21st MILTON, ONTARIO Project No LEITERMAN DR CHUCHMACH CL LEGER WAY A R C H I T E C T U R E S O L U T I O N S K N Y M H I N C SKYVIEW DRIVE SUITE 101 BURLINGTON, ONTARIO L7P 0V1 T Shadow Times A - 10:00 am B - 12:00 pm C - 2:00 pm D - 4:00 pm 8.11
23 D N CAVANAGH LN Shadow Study Macri-Dixon June 21st MILTON, ONTARIO Project No LEITERMAN DR CHUCHMACH CL LEGER WAY A R C H I T E C T U R E S O L U T I O N S K N Y M H I N C SKYVIEW DRIVE SUITE 101 BURLINGTON, ONTARIO L7P 0V1 T Shadow Times A - 10:00 am B - 12:00 pm C - 2:00 pm D - 4:00 pm 8.12
24 SHADOW STUDY REPORT REGARDING an APPLICATION TO REDEVELOP 6 Storey Condominium Louis Saint Laurent Ave & Leger Way Milton, Ontario KNY FILE # Prepared by: Brad Ferguson & Wayne Harrison KNYMH INC. February 24 th, 2017 SECTION 9.0: APPENDIX C LOCATION INFORMATION 9.01 SITE CONTEXT MAP AERIAL IMAGE & IDENTITY OF THE SURROUNDING NEIGHBOURHOOD / AREA KNYMH INC Skyview Drive, Burlington Ontario L7P 0V1 P: / F: / E: info@knymh.com
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