SHADOW STUDY REPORT REGARDING an APPLICATION TO REDEVELOP Three 6 Storey Condominiums Regional Road 25 (Ontario Street) and Britannia Road Milton, Ontario KNYMH FILE # 17030 Prepared by: Krista Lilley KNYMH INC. March 19. 2018
SHADOW STUDY REPORT REGARDING an APPLICATION TO REDEVELOP Three 6 Storey Condominiums Regional Road 25 (Ontario Street) and Britannia Road Milton, Ontario KNYMH FILE # 17030 Prepared by: Krista Lilley KNYMH INC. March 19. 2018 TABLE OF CONTENTS: SECTION DESCRIPTION PAGE NO: 1.0 PURPOSE 1 2.0 DESCRIPTION OF NEIGHBOURING PROPERTIES 1 3.0 METHOD OF ANALYSIS 2 4.0 SHADOW STUDY: POST-DEVELOPMENT ANALYSIS 3 4.1 WINTER SHADOWS (Dec. 21) 3 4.2 SPRING / FALL SHADOWS (Mar. 31) 4 4.3 SUMMER SHADOWS (June 21) 5 5.0 GENERAL OBSERVATIONS: POST DEVELOPMENT 6 6.0 SUMMARY OBSERVATIONS REGARDING IMPACT OF 7 DEVELOPMENT UPON THE SURROUNDING AREA 7.0 APPENDIX A SOLAR INFORMATION 8 8.0 APPENDIX B SHADOW DIAGRAMS 9 FOR THE 3 STUDY PERIODS 8.01 / 8.02 / 8.03 / 8.04 WINTER SOLSTICE 10-13 8.05 / 8.06 / 8.07 / 8.08 SPRING / FALL EQUINOX 14-17 8.09 / 8.10 / 8.11 / 8.12 SUMMER SOLSTICE 18-21 9.0 APPENDIX C LOCATION INFORMATION 22 9.1 SITE CONTEXT MAP 23 KNYMH INC. 1006 Skyview Drive, Burlington Ontario L7P 0V1 P: 905-639-6595 / F:905-639-0394 / E: info@knymh.com
SHADOW STUDY REPORT REGARDING an APPLICATION TO REDEVELOP Three 6 Storey Condominiums Regional Road 25 (Ontario Street) and Britannia Road Milton, Ontario KNY FILE # 17030 Prepared by: Krista Lilley & Wayne Harrison KNYMH INC. March 19, 2018 1.0 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 three 6 storey apartment buildings with a flat roofs 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 3.3.3.5 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 western corner of the intersection of Regional Road 25 (Ontario Street) and Britannia Road. The subject neighborhood is on the southern edge of Milton s Urban Zoning lands. 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 Preliminary site work has been performed by the owner in clearing the existing vegetation and grading. KNYMH INC. 1006 Skyview, Suite 101, Burlington, Ontario L7P 0V1 P: 905-639-6595 / F:905-639-0394 / E: info@knymh.com 1
SHADOW IMPACT STUDY for Framgard - Three 6 Storey Apartment Buildings at Regional Road 25 (Ontario Street) & Britannia Road, Milton, Ontario. KNYMH File # 17030 March 19, 2018 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 southwest respectively fall below the otherwise roughly equal grade. Neighbouring properties include: 2.1) SOUTH: Across Britannia Road is land currently zoned as Agricultural. This area remains unaffected by the shadows from the proposed development. 2.2) SOUTHWEST: A Natural Heritage Space channel abuts the length of the southwest property line of the proposed lands. Across the channel is the Medium Density Residential zone, on which single dwellings, all two storeys, line English Mill Court, and abutting Emmett Landing. To the south of these dwellings is an Open Space zone special on which there is a stormwater management pond. 2.3) WEST: The property and building mass abuts a future extension to Etheridge Avenue. The property to the north of this road is zoned as Future Development and sits at a similar elevation to the proposed project. Preliminary site works have locally commenced. 2.4) EAST: Along the northeast edge of the proposed site is Regional Road 25 (Ontario Street), currently a 4 lane road. On the opposite side of the road is land designated as a Future Development zone, currently used as agricultural land. The three small parcels of land on the north corner of Regional Road 25 and Britannia Road are zoned for Future Development. The site on the corner is currently used for construction staging. The site directly to the northwest of this currently has a two-storey detached residential dwelling on it that appears to be vacant. The lot to the northwest of this site currently has a single storey detached residential dwelling. 3.0 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 three (3) 6 storey apartment buildings fronting Regional Road 25 (Ontario Street). The summary is within Section 6.0. 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. KNYMH INC. 1006 Skyview, Suite 101, Burlington, Ontario L7P 0V1 P: 905-639-6595 / F:905-639-0394 / E: info@knymh.com 2
SHADOW IMPACT STUDY for Framgard - Three 6 Storey Apartment Buildings at Regional Road 25 (Ontario Street) & Britannia Road, Milton, Ontario. KNYMH File # 17030 March 19, 2018 4.0 SHADOW STUDY: POST DEVELOPMENT ANALYSIS OF THE PROPOSED DEVELOPMENT OF THREE 6 STOREY BUILDINGS 4.1 WINTER SOLSTICE SHADOWS: (DECEMBER 21 Diagrams 8.01 to 8.04) The next section provides a summary of the winter shadow effect of the subject property upon the surrounding area. This commentary will discuss the impact of the three (3) 6 storey residential apartment buildings 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 15.76 degrees. The shadows fall across the future extension of Etheridge Ave abutting the property and covers the southeast corner of neighbouring Future Development lot. 4.1B 12:00pm (Diagram 8.02) Shadow B The noontime sun in winter is still relatively low (22.66-degrees) in the sky and is located directly south of the subject property. The shadows move east just touching the southern corner of the Future Development lot across the future extension of Etheridge Ave. The shadows reach the centre line of Regional Road 25 (Ontario Street). 4.1C 2:00pm (Diagram 8.03) Shadow C The mid-afternoon winter sun is falling from the noon high, remaining relatively low (18.79- degrees) in the sky and is casting shadows further east. The 2pm shadows are nearly 60m in length. The shadows cross over Regional Road 25 (Ontario Street) and just cross the property lines of the Future Development lots on the other side. KNYMH INC. 1006 Skyview, Suite 101, Burlington, Ontario L7P 0V1 P: 905-639-6595 / F:905-639-0394 / E: info@knymh.com 3
SHADOW IMPACT STUDY for Framgard - Three 6 Storey Apartment Buildings at Regional Road 25 (Ontario Street) & Britannia Road, Milton, Ontario. KNYMH File # 17030 March 19, 2018 4.1D 4:00pm (Diagram 8.04) Shadow D The afternoon sun in winter is already nearing the end of daytime and is 5.68 degrees above the horizon. At the winter solstice and just 47 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 shadows are extending into the Future Development lots across Regional Road 25 (Ontario Street). 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 184-degrees from east to west in 12 hours and 18 minutes. It is low in the sky rising to approximately 27-degrees at this time of day. The shadows cross over the future extension of Etheridge Ave and just cross the property line of the Future Development site on the opposite side of the road. The shadows slightly cross the southwest property line towards the Natural Heritage Space. 4.2B 12:00pm (Diagram 8.06) Shadow B The noontime sun in spring / fall is higher (42.52-degrees) in the sky and originates from nearsouth. The shadows reach the centre line of future extension of Etheridge Ave and no longer affect the site on the other side. 4.2C 2:00pm (Diagram 8.07) Shadow C The mid-afternoon sun in spring / fall is past mid-day peak. It is at 46.00-degrees in the sky and originates from near-south. The shadows have left the future extension of Etheridge Ave and reach the edge of Regional Road 25 (Ontario Street) but do not cover it. KNYMH INC. 1006 Skyview, Suite 101, Burlington, Ontario L7P 0V1 P: 905-639-6595 / F:905-639-0394 / E: info@knymh.com 4
SHADOW IMPACT STUDY for Framgard - Three 6 Storey Apartment Buildings at Regional Road 25 (Ontario Street) & Britannia Road, Milton, Ontario. KNYMH File # 17030 March 19, 2018 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 34.84-degrees above the horizon and the shadows are still short at this time of day. The shadows now reach about halfway across Regional Road 25 (Ontario Street). 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 44.30 degrees at this time. The sun will rotate 250 degrees in the sky on this day over fifteen and a half hours. The shadows only slightly cross the site s property line to the northwest. A small portion of the shadows cross the property line to the southwest into the Natural Heritage Space. 4.3B 12:00pm (Diagram 8.10) Shadow B The noontime sun in summer is reaching its peak in the sky (63.70-degrees) originating from the south at this time. The shadows fall almost entirely within the proposed projects property lines. 4.3C 2:00pm (Diagram 8.11) Shadow C The mid-afternoon sun in summer is just past its daytime peak, reaching 68.14-degrees and originating from just west of south at this time. The shadows reach just past the property line to the northeast. 4.3D 4:00pm (Diagram 8.12) Shadow D The afternoon sun in summer has begun descending and is still at about 51.71 degrees altitude. The sun appears to be shining from the southwest. The shadows reach about hallway across Regional Road 25 (Ontario Street) KNYMH INC. 1006 Skyview, Suite 101, Burlington, Ontario L7P 0V1 P: 905-639-6595 / F:905-639-0394 / E: info@knymh.com 5
SHADOW IMPACT STUDY for Framgard - Three 6 Storey Apartment Buildings at Regional Road 25 (Ontario Street) & Britannia Road, Milton, Ontario. KNYMH File # 17030 March 19, 2018 5.0 GENERAL OBSERVATIONS: REGARDING THE THREE PROPOSED 6 STOREY BUILDINGS DEVELOPMENT 5.1 The shadows cast from the proposed Apartment buildings are largest in the Winter. The towers are tall and cast long shadows in low winter solar angles. The shadows fall mainly on the site and on the future extension of Etheridge Ave and Regional Road 25 (Ontario Street) The shadows have no effect on the neighbouring residential detached single dwellings. The shadows will reach the Future Development site to the northwest in the mornings on the Winter Solstice but will be clear of the site by mid-afternoon. The shadows will affect the Future Development site only in the afternoons and evenings around the Winter Solstice when shadows reach extreme lengths. The shadows have minimal impact on the Natural Heritage Space abutting the southwest property line. The shadows have no impact on the agricultural lands to the southeast. 5.2 The major shadow affect in Spring and Fall is as follows: The shadows will reach the Future Development site to the northwest in the early morning in spring and fall and will be clear of the site by noon. The adjacent developments to the northwest and northeast are largely unaffected The shadows fall on the adjacent roads in the morning and afternoon. 5.3 The major shadow affect in Summer is as follows: Shadows are very short throughout the whole study period. The shadows consistently fall within the site and reach about halfway across Regional Road 25 (Ontario Street) only in the early evening. 5.4 General Comment Regarding Shadow Affect based upon SITE DESIGN: The density of the development is spread mostly along Regional Road 25 (Ontario Street). Shadows do not reach into sensitive Medium Density Residential zone to the southeast. 6.0 SUMMARY OBSERVATIONS: REGARDING SHADOW IMPACT OF THREE 6 STOREY BUILDINGS 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 a very limited impact on the Future Development property to the northwest during the winter solstice when solar angles are at a minimum in the morning. KNYMH INC. 1006 Skyview, Suite 101, Burlington, Ontario L7P 0V1 P: 905-639-6595 / F:905-639-0394 / E: info@knymh.com 6
SHADOW IMPACT STUDY for Framgard - Three 6 Storey Apartment Buildings at Regional Road 25 (Ontario Street) & Britannia Road, Milton, Ontario. KNYMH File # 17030 March 19, 2018 The property to the northeast will be affected in the late afternoon and early evening when shadows are the longest. In the spring, summer, and fall months, 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 significant 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 Krista Lilley KNYMH INC. 1006 Skyview, Suite 101, Burlington, Ontario L7P 0V1 P: 905-639-6595 / F:905-639-0394 / E: info@knymh.com 7
SHADOW STUDY REPORT REGARDING an APPLICATION TO REDEVELOP Three 6 Storey Condominiums Regional Road 25 (Ontario Street) and Britannia Road Milton, Ontario KNYMH INC. 1006 Skyview Drive, Burlington Ontario L7P 0V1 P: 905-639-6595 / F:905-639-0394 / E: info@knymh.com KNYMH FILE # 17030 Prepared by: Krista Lilley KNYMH INC. March 19. 2018 SECTION 7.0: APPENDIX A SOLAR INFORMATION Milton, Ontario. Canada Latitude = 43.4867 degrees North Longitude = 79.8349 degrees West Date SUN ANGLE / SHADOW LENGTH CHART SPECIFIC DESIGN INFORMATION Based upon a Top of Roof Height of 20.98m / 68.83 ft. (6 Storey) Time Altitude Angle in degrees Max Shadow Length (m/ft) Solar Rotation degrees Hours of Sunshine WINTER (Solstice) 115.93 7:47 to 4:47 December 21 10:00 AM 15.76 74.34 / 243.90 December 21 12:00 PM 22.66 50.25 / 164.87 December 21 2:00 PM 18.79 61.66 / 202.31 December 21 4:00 PM 5.68 210.94 / 692.05 SUMMER* (Solstice) 249.90 5:34 to 9:08 June 21 10:00 AM 44.30 21.50 / 70.53 June 21 12:00 PM 63.70 10.37 / 34.02 June 21 2:00 PM 68.14 8.42 / 27.61 June 21 4:00 PM 51.71 16.56 / 54.34 SPRING* (Equinox) 183.75 7:17 to 7:35 March 21 10:00 AM 26.90 41.35 / 135.68 March 21 12:00 PM 42.52 22.88 / 75.06 March 21 2:00 PM 46.00 20.26 / 66.47 March 21 4:00 PM 34.84 30.14 / 98.89 FALL* (Equinox) 183.91 7:03 to 7:21 September 21 10:00 AM 29.28 37.42 / 122.76 September 21 12:00 PM 43.85 21.84 / 71.65 September 21 2:00 PM 45.44 20.66 / 67.78 September 21 4:00 PM 32.88 32.46 / 106.48 *Adjusted for Daylight Savings Time
SHADOW STUDY REPORT REGARDING an APPLICATION TO REDEVELOP Three 6 Storey Condominiums Regional Road 25 (Ontario Street) and Britannia Road Milton, Ontario KNYMH FILE # 17030 Prepared by: Krista Lilley KNYMH INC. March 19. 2018 SECTION 8.0: APPENDIX B SHADOW PLAN DIAGRAMS FOR THE 3 STUDY PERIODS SECTION 8.0: Three 6 Storey Apartments: 8.01 8.04 SHADOW PLANS AT WINTER SOLSTICE: December 21 A = 10:00 AM B = 12:00 PM C = 2:00 PM D = 4:00 PM 8.05-8.08 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 8.09-8.12 SHADOW PLANS AT SUMMER SOLSTICE: June 21 A = 10:00 AM B = 12:00 PM C = 2:00 PM D = 4:00 PM KNYMH INC. 1006 Skyview Drive, Burlington Ontario L7P 0V1 P: 905-639-6595 / F:905-639-0394 / E: info@knymh.com
December 21st - 1000 A 8.01
December 21st - 1200 B 8.02
December 21st - 1400 C 8.03
December 21st - 1600 D 8.04
March 21st (Sept 21 Sim) - 1000 A 8.05
March 21st (Sept 21st Sim) - 1200 B 8.06
March 21st (Sept 21st Sim) - 1400 C 8.07
March 21st (Sept 21st Sim) - 1600 D 8.08
June 21st - 1000 A 8.09
June 21st - 1200 B 8.10
June 21st - 1400 C 8.11
June 21st - 1600 D 8.12
SHADOW STUDY REPORT REGARDING an APPLICATION TO REDEVELOP Three 6 Storey Condominiums Regional Road 25 (Ontario Street) and Britannia Road Milton, Ontario KNYMH FILE # 17030 Prepared by: Krista Lilley KNYMH INC. March 19. 2018 SECTION 9.0: APPENDIX C LOCATION INFORMATION 9.1 SITE CONTEXT MAP AERIAL IMAGE & IDENTITY OF THE SURROUNDING NEIGHBOURHOOD / AREA KNYMH INC. 1006 Skyview Drive, Burlington Ontario L7P 0V1 P: 905-639-6595 / F:905-639-0394 / E: info@knymh.com
Context Plan 9.01