SHADOW IMPACT STUDY REPORT 175 Zoo Park Road Town of Wasaga Beach Date: September 2017 Prepared for: Simcoe County Housing Corporation Prepared by: MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC) 7050 Weston Road, Suite 230 Woodbridge ON L4L 8G7 T: 905 761 5588 x213 F: 905 761 5589 Our File: 0729F
1.0 INTRODUCTION MHBC has been retained by Simcoe County Housing Corporation (SCHC, hereinafter the Client ) to undertake a Shadow Study in support of a proposal for the development of a site located on lands municipality known as 175 Zoo Park Road in the Town of Wasaga Beach, County of Simcoe, lands which are currently owned by the Town of Wasaga Beach. The proposed development lands (hereinafter as Site ) is 1.76 ha (4.35 ac) in area. The proposal is to provide an affordable housing building in the Town of Wasaga Beach in the form of a four storey apartment building. The proposed development includes surface parking, landscaped areas, a patio, a play area and an open grassed area that may accommodate future development. Surrounding the Site are the following (see Figure 1): North: South: East: West: Public Works Yard, Wooded Area, Residential, Accommodation Commercial Uses Residential Townhouses, Retirement Home, Commercial Uses Public Works Yard, Wooded Area, Cottage and RV Resort, Tourist Commercial Uses Single Detached Residential Homes, Mobile Home Park, Retail Uses In undertaking the evaluation of the Shadow Study, this report has relied on the following information: MHBC Shadow Study provided as Appendix A. City of Toronto Shadow Study Terms of Reference as discussed in Section 2.0 of this Report. 2
Figure 1 Area surrounding the Site. 3
2.0 PURPOSE AND INTENT The purpose of this report is to undertake a Shadow Study to assess the impact of the mid-rise buildings proposed within the Site shown in Figure 2. Figure 2 Proposed Mid-Rise Building on the Site. This shadow study has used shadow study analysis standards from the City of Toronto with adjustments that identify potential on-site shadow impacts. The City of Toronto Terms of Reference was utilized because of its incremental approach to assessing shadow impacts, based on an hour-to hour evaluation for mid-rise buildings. This differs from municipalities such as Richmond Hill or Oakville where terms of references exist, but a less rigours approach to time is used. The City of Toronto Terms of Reference also provides a thorough list of sensitive uses to be tested relative to shadow impacts. The details of these standards are expanded on in Section 3.0 of this report. 4
This shadow study meets the Town of Wasaga Beach Official Plan (Consolidated in February 2017) requirement to undertake a Shadow Study within Section 19.21.3 which states the following: In order for a development application to be considered complete in accordance with the Planning Act, in regards to official plan amendments, zoning by-law amendments, draft plans of subdivision and condominium, site plan and consent applications, the Town may require that reports, plans, and/or studies be prepared to the satisfaction of the Town and relevant commenting or approval agencies. These studies may include but are not limited to the following topics and issues: 41. Shadow Analysis Further, a Shadow Analysis was requested by the Town as part of the pre-consultation process. 5
3.0 METHODOLOGY In undertaking and evaluating potential shadows on the Site, this report applied the following methodology and approach. 3.1 Shadow Study Guidelines Currently the Town of Wasaga Beach does not provide a Shadow Study term of reference that outlines what is required for these studies. In order to undertake the Shadow Study we relied on best practices of other municipalities to develop a method for analysis. The testing timeframes are based on the City of Toronto Shadow Study Terms of Reference because the hourly increments allow for a rigours assessment of the impact throughout the day. The testing date and evaluation method from the City of Toronto allow for the ability to quantify the shadow impact as it moves across a property. Together, these testing times and evaluation method are appropriate and comprehensive for the evaluation of shadow impact for mid-rise development in Town of Wasaga Beach. 3.2 Testing Times The evaluation of acceptable solar access will rely on hourly increments between the timeframes from 9:18 a.m. to 6:18 p.m. These time frames will be applied equally to the following dates: March 21 st (Spring Equinox) June 21 st (Summer Solstice) September 21 st (Fall Equinox) It is noted that the analysis of shadow impact during the winter season is not required in the City of Toronto Terms of Reference. In general, the winter season have short days in this geographic area. Furthermore, due to seasonal climate and low temperatures, the use of the public realm and outdoor spaces is limited. As such the shadow casted during winter is not considered a key indicator of the shadow impact of the proposed development. 3.3 Evaluation of Potential Impacts The evaluation of the Shadow Study will determine whether at least a minimum of 5 consecutive hours of full sunlight is available on sensitive uses namely: Neighbouring streets, parks and open space, natural areas, privately managed publically accessible spaces and other properties; and Planned amenity areas on the development site. In circumstances where less than 5 hours of solar access is provided, an evaluation of the site-specific context can be taken into consideration to determine reasonable protection of solar access. 6
4.0 EVALUATION After reviewing the shadow analysis for the proposed development, the following are the findings of the analysis. The image documentation of the Shadow Impact Analysis can be found in Appendix A of this report. The evaluations of shadow impact on sensitive uses focuses on: A) the impact on the proposed on-site play area and open space east of the proposed building, B) the public sidewalk along Zoo Park Road west of the building, and, C) the existing medium-rise residential buildings south of the site. The lands to the north are occupied by a Public Works Yard and are not deemed to be a sensitive use. OUTDOOR AMENITY AREA The proposed development will have minimal shadow impact on the on-site outdoor amenity area. During the Spring Equinox, full solar access is provided for 4 consecutive hours between 9:18 am to 12:18 pm. For 2 hours from 1:18 pm to 2:18 pm, less than 10% of the outdoor amenity area has shadow cast upon it. The shadow impact gradually increases to 15% and 22% of the outdoor amenity area for 3:18 pm and 4:18 pm. The shadow peaks to 29% at 5:18 pm and reduces to 23% at 6:18 pm. Full solar access is provided for 4 consecutive hours between 9:18 am to 12:18 pm during the Summer Solstice. Shadow impact remains less than 10% for 4 hours between 1:18 pm and 4:18 pm. For one hour at 5:18 pm 10% of outdoor amenity area is impacted by shadow and is reduced to 9% at 6:18 pm. During the Fall Equinox, 3 consecutive hours of full solar access is provided for between 9:18 am to 11:18 am. Between 12:18 pm to 2:18 pm, 10% or less of the outdoor amenity area has shadow cast upon it. The shadow impact increases to less than 25% of the outdoor amenity area for 2 hours between 3:18 pm and 4:18 pm and peaks to 31% at 5:18 pm. Finally the shadow impact is reduced to 20% at 6:18 pm. The shadow impacts to the outdoor amenity area are minimal as 4 consecutive hours of sunlight are provided for during the Spring Equinox, 4 consecutive hours during the Summer Solstice, and 3 hours during the Fall Equinox. Additionally, due to the well-design L-shaped floor plate, shadow impact is minimized to less than 31% of the outdoor amenity area. The shadows constantly move across the outdoor amenity area, thereby further lessening the shadow impact. PUBLIC ROAD The proposed development will have minimal shadow impact on Zoo Park Road and will provide full solar access to the proposed public sidewalk during all four seasons. During the Fall Equinox, Spring Equinox and Summer Solstice shadow is only cast onto Zoo Park Road for one hour at 9:18 am. The one hour of shadow experienced during the Fall Equinox, Spring Equinox and Summer Solstice is acceptable and represents minimal impact. The proposed development will maintain a minimum of 5 consecutive hours of sunlight on the west side of the building for all season. The impact of shadows on the low density residential on the opposite side of Zoo Park Road is therefore also minimal. 7
MEDIUM DENSITY RESIDENTIAL There is minimal shadow impact on the existing medium-density residential development to the south of the proposed development. Full solar access is maintained during the Summer. During the Spring and Fall Equinox the proposed development will have shadow impact on the rear yard of the adjacent lots in the evening from 6:18 pm to sunset (approximately 1 hour). At these times, the shadows are limited to the rear yard of 3 lots during the Spring Equinox and 4 lots during the Fall Equinox. The proposed development will provide 5 consecutive hours of sunlight on the south side of the building for all season. It is noted that an 8-foot fence will be installed, replacing the existing 10-foot fence, along the south property line shared with the medium density residential properties. The shadow impact of accessory structures, such as the 8-foot fence is not included in the shadow impact study. However, it is noted that fence s shadow impact is likely minimal and likely overlaps with portions of the shadow casted by the proposed building. 8
5.0 CONCLUSION Based on the evaluation undertaken in this report, it is concluded that there is an acceptable level of shadow impact from the proposed development relative to the adjacent residential lots to the south, Zoo Park Road to the west and the proposed Outdoor Amenity Area to the east of the building. These impacts are minimal on the Site, the public street, and area residential lots. Furthermore, of the shadows that are cast on the residential lots to the south, it is limited to a maximum of 4 lots during Fall Equinox and 1 lot during Spring Equinox. In addition, these shadows are limited to portions of the rear yard. The shadow impact of accessory structures, such as fences, is not included but the shadow impact is likely minimal and likely overlaps with the shadow casted by the proposed building. As such, the proposed development orientation maximizes compatibility with the residential area in terms of mitigating shadow impacts. It is our opinion that the proposed development will result in acceptable levels of shadow on the Site and surrounding land uses, and acceptable solar access has been maintained for outdoor amenities, the boulevard, and residential lots. Yours truly, MHBC Eldon C. Theodore MUDS, MCIP, RPP, LEED AP Partner and Urban Designer Helen Huang BA (arch), MscPl, MCIP, RPP Planner and Urban Designer 9
APPENDIX A
March 21 9:18 am March 21 10:18 am March 21 11:18 am March 21 12:18 pm March 21 1:18 pm March 21 2:18 pm March 21 3:18 pm March 21 4:18 pm March 21 5:18 pm March 21 6:18 pm 175 ZOO PARK ROAD WASAGA BEACH, ON SHADOW IMPACT STUDY 0729G
June 21 9:18 am June 21 10:18 am June 21 11:18 am June 21 12:18 pm June 21 1:18 pm June 21 2:18 pm June 21 3:18 pm June 21 4:18 pm June 21 5:18 pm June 21 6:18 pm 175 ZOO PARK ROAD WASAGA BEACH, ON SHADOW IMPACT STUDY 0729G
September 21 9:18 am September 21 10:18 am September 21 11:18 am September 21 12:18 pm September 21 1:18 pm September 21 2:18 pm September 21 3:18 pm September 21 4:18 pm September 21 5:18 pm September 21 6:18 pm 175 ZOO PARK ROAD WASAGA BEACH, ON SHADOW IMPACT STUDY 0729G
MHBC PLANNING URBAN DESIGN & LANDSCAPE ARCHITECTURE KITCHENER WOODBRIDGE LONDON KINGSTON BARRIE BURLINGTON Request for Proposal / Town of Halton Hills 43