SHADOW STUDY REPORT REGARDING an APPLICATION TO REDEVELOP ...€¦ · SHADOW STUDY REPORT REGARDING an APPLICATION TO REDEVELOP ... APPLICATION TO REDEVELOP 130 Thompson Road South

SHADOW STUDY REPORT REGARDING an

APPLICATION TO REDEVELOP 130 Thompson Road South

Milton, Ontario

KNY FILE # 15005

Prepared by: Trevor Baird, Brad Ferguson & Wayne Harrison

KNYMH INC.

November 30th, 2016

KNYMH INC. – 1006 Skyview Drive, Burlington Ontario L7P 0V1 P: 905-639-6595 / F:905-639-0394 / E: [email protected]



Milton, Ontario

KNY FILE # 15005


KNYMH INC.

November 30th, 2016

TABLE OF CONTENTS:

SECTION DESCRIPTION PAGE NO: 1.0 PURPOSE 1 2.0 DESCRIPTION OF NEIGHBOURING PROPERTIES 1 3.0 METHOD OF ANALYSIS 3 4.0 SHADOW STUDY: POST-DEVELOPMENT ANALYSIS 3

4.1 WINTER SHADOWS (Dec. 21) 3 4.2 SPRING / FALL SHADOWS (Mar.21 & Sept.21) 4 4.3 SUMMER SHADOWS (June 21) 5

5.0 GENERAL OBSERVATIONS: POST DEVELOPMENT 6

6.0 SUMMARY OBSERVATIONS REGARDING IMPACT OF 8

DEVELOPMENT UPON THE SURROUNDING AREA 7.0 APPENDIX “A” – SOLAR INFORMATION 9 8.0 APPENDIX “B” – SHADOW DIAGRAMS 10

FOR THE 3 STUDY PERIODS 8.01 / 8.02 / 8.03 / 8.04 WINTER SOLSTICE 11-14 8.05 / 8.06 / 8.07 / 8.08 SPRING/FALL EQUINOX 15-18 8.09 / 8.10 / 8.11 / 8.12 SUMMER SOLSTICE 19-22

9.0 APPENDIX “C” – LOCATION INFORMATION 23 9.1 SITE CONTEXT MAP 24

KNYMH INC. – 1006 Skyview, Suite 101, Burlington, Ontario L7P 0V1 P: 905-639-6595 / F:905-639-0394 / E: [email protected]

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Milton, Ontario

KNY FILE # 15005


KNYMH INC.

November 30th, 2016 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 31, 29 and 27 storey apartment buildings 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 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 southern corner of Thompson Road South and Drew Centre. The subject neighborhood north of the CNR railway has been under (re)development in the past decade, introducing grand scale institutional and commercial uses serving a large neighbouring portion of the town. 2.0 DESCRIPTION OF THE SITE AND NEIGHBOURING PROPERTIES: The Subject Property: (See Diagrams in Section 9.0) The subject lands are an existing light industrial use on lands currently zoned “UGC – Urban Growth Centre, Mixed Use Zone”

SHADOW IMPACT STUDY for 31, 29 and 27 Storey Apartment Buildings at 130 Thompson Road South, Milton, Ontario. KNYMH File # 15005 November 30th, 2016


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The existing use is a single contracting business. There is a primary one storey office building, and a larger 1 storey garage building, both of which occupying only approximately 15% of the lot area. The entirety of the remainder of the lot is outdoor storage of vehicles and construction materials, equipment and machinery. The subject lands and neighboring parcels generally appear to be uniform in grade, except for the northeastern exterior side yard; to the northeast, Thompson Road has an underpass for the east-west CNR Railway, and so the lands east of the subject parcel are sloped in the public realm to suit this passage. The grade returns to generally uniform/equal elevation beyond.

Neighbouring properties include: 2.1) SOUTHWEST: Abutting the interior side yard 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 normal quantity of still at a low elevation in passive time. Further southwest is the Milton GO Transit commuter train station and parking lot (NB This is not shown on area keys as shadows fall a great distance in the opposite direction.) 2.2) NORTHWEST: The front property line lies on Drew Centre. Directly across from this is a large block of commercial uses. The lot is mostly parking, with about 25% footprint area as single storey buildings. These buildings host retail, restaurant, and personal service uses. For simplicity, this collective area will be referred to as “Main & Thompson Commercial Block” in the following. It is noted that the supermarket to the west has a large solar power array on the roof. 2.3) NORTH/NORTHEAST: The exterior side lot line border Thomson Road South. Across the road, and bound by the CNR line to the south and Main Street to the north, is a large sector of public, institutional uses. Large open space lands are provided by the Natural Heritage Space (creek) and Lions Sports Park which includes multiple baseball diamonds, soccer pitches, and a skate park. Institutional uses are towards the north on Main Street, and include:

Milton Memorial Arena Milton Centre for the Arts & Milton Public Library Milton Leisure Centre Bishop Redding High School

To the far northeast, beyond the open space and high school, commences the RMD residential medium density zoning. The uses on these lands include two storey single dwellings and townhomes. 2.4) SOUTHEAST: Travelling on an angle off of east/west, the CNR rail line abuts the rear lot line of the proposed lands. Directly across this railway is a 2 storey office building, and light industrial uses further south which includes storage lockers and automotive service garages.



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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 31 storey, 29 storey and 27 storey apartment buildings fronting Drew Centre. 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. 4.0 SHADOW STUDY: POST DEVELOPMENT ANALYSIS OF THE PROPOSED 31, 29 and 27 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 31, 29 and 27 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 16.78 degrees.

The shadows cross the eastern buildings of the Main & Thompson Commercial Block,

extending up to Main St but not beyond. The shadows cross Thompson Road and begin to fall on the Milton Centre for the Arts,

extending up to Main St but not beyond.

4.1B 12:00pm (Diagram 8.02) Shadow B The noontime sun in winter is still relatively low (23.91-degrees) in the sky and is located directly south of the subject property.

The shadow falls on the east corner of the Main & Thompson Commercial Block, and nearing this time it is about to terminate landing on any building



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The shadows cross Thompson Road and almost completely cover the Milton Memorial Arena.

The shadow begins to fall on the western portion of Lions Sports Park.

4.1C 2:00pm (Diagram 8.03) Shadow C The mid-afternoon winter sun is falling from the noon high, remaining relatively low (19.96-degrees) in the sky and is casting shadows further east.

The shadow crosses Thompson Road and falls on Lions Sports Park. The shadow falls on roadway/parking and outdoor spaces.

The 2pm shadow is nearly 300m in length; however, it does not land on any buildings. 4.1D 4:00pm (Diagram 8.04) Shadow D The afternoon sun in winter is already nearing the end of daytime and is 6.55 degrees above the horizon. At the winter solstice and just 50 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 Thompson Road and falls on Lions Sports Park. The shadow falls on the breadth of the park, covering outdoor fields, creek, and utility

building. By this hour, the shadow of the buildings are over 900m in length and are reaching the

residential medium density lands to the northeast. The shadow from the proposed buildings falls on approximately 20 dwellings at least partially.

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 13 minutes. It is low in the sky rising to approximately 27-degrees at this time of day.

The shadow falls on the Main & Thompson Commercial block, partially covering 3

buildings and completely covering the open to air gas station.



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4.2B 12:00pm (Diagram 8.06) Shadow B The noontime sun in spring / fall is higher (43.79-degrees) in the sky and originates from near-south.

The shadow falls on the eastern corner of the Main & Thompson Commercial block, partially covering 1 buildings and the open to air gas station.

The shadow is halfway in traversing the width of Thompson Road. 4.2C 2:00pm (Diagram 8.07) Shadow C The mid-afternoon sun in spring / fall is past mid-day peak. It is at 47.42-degrees in the sky and originates from near-south.

The shadow falls across Thompson Road and is partially covering the south corner of the parking lot for the Memorial Arena.

The shadow for Building B2 is starting to encroach on the landscape area of Lions Sports Park

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 35.82-degrees above the horizon and the shadows are still short at this time of day.

The shadow falls across Thompson Road and into Lions Sports Park. It is partially covering one parking lot and the rear field of a baseball diamond.

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 44.46 degrees at this time. The sun will rotate 247 degrees in the sky on this day over sixteen hours.

The shadow falls across Drew Centre and on the eastern portion of the Main & Thompson Commercial block, partially covering 1 buildings and the open to air gas station.



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4.3B 12:00pm (Diagram 8.10) Shadow B The noontime sun in summer is reaching its peak in the sky (64.53-degrees) originating from the south at this time.

The shadow falls mostly on the subject lands and Drew Centre, with a small portion of Tower B1’s shadow reaching the east corner of the Main & Thompson Commercial block. This shadow does not fall on any buildings at this time.

4.3C 2:00pm (Diagram 8.11) Shadow C The mid-afternoon sun in summer is just past its daytime peak, reaching 69.3-degrees and originating from just west of south at this time.

The shadow falls mostly on the subject lands, crossing marginally onto Thompson Road.

4.3D 4:00pm (Diagram 8.12) Shadow D The afternoon sun in summer has begun descending and is still at about 56.8 degrees altitude. The sun appears to be shining from the southwest.

The shadow falls mostly on the subject lands, crossing Thompson Road and terminating within the landscape area of the roadway shoulder beyond.

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 In the morning the towers reach across the commercial and institutional uses to the

north, reaching Main Street As the day progresses, the shadows remain long but mostly remain on the Institutional

and public open space areas At the end of the day, when all shadows are reaching extreme lengths, the shadows will

cross the medium density residential uses to the east. The winter solstice and at the end of the day is the only time in this analysis where the

proposed buildings have a shadow falling on a residential use.

5.2 The major shadow affect in Spring and Fall is as follows:

The adjacent developments to the north are mostly unaffected – The shadows fall on the roofs/parking, and are oriented such that they land on the service-side elevation of the buildings.

The shadows fall on the northern portion of the rooftop solar array, and are clear of the building before noon and remain absent from the building for the rest of the day.

Later in the day, the shadows mostly fall on public roadways and parking, crossing into the field of the baseball diamond.



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5.3 The major shadow affect in Summer is as follows:

Shadows are very short throughout the whole study period. Shadows generally speaking stay upon the subject property & adjacent roadways

throughout the study period of the day. The solar panel array to the west is clear of shadow fall at the 10am study time and

remains clear for the remainder of the day. At the end of the study times, the shadows are still falling on the subject lands and public

roadways only. 5.4 General Comment Regarding Shadow Affect based upon SITE DESIGN:

The density of the development is divided into multiple, slender towers. o Shadows pass quickly, especially at the extent of the tower. o Intermediate solar corridor is provided between the towers during their coverage

– for instance, see solar diagram 8.12.



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6.0 SUMMARY OBSERVATIONS: REGARDING SHADOW IMPACT OF 31, 29, and 27 STOREY BUILDINGS ON THE NEIGHBOURHOOD 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 distant townhome and single dwellings to the northeast of the proposed development. This will only occur at the end of the day, and in proximity to the winter solstice when the solar angles are at a minimum.

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 southern extent of the park.

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 transit and major transportation corridors. Sincerely, KNYMH Inc. Wayne Harrison Trevor Baird Brad Ferguson


SECTION 7.0: APPENDIX “A”

SOLAR INFORMATION Milton, Ontario. Canada

Latitude = 42.5256 degrees North Longitude = 79.8641 degrees West

SUN ANGLE / SHADOW LENGTH CHART

Altitude Angle

Building 1 31 Storeys



Solar Rotation degrees Shadow Length: Shadow Length: Shadow Length:

(m) (ft) (m) (ft) (m) (ft) Sunrise Sunset Building Height: 106.7 350 94.1 309 100.4 329

WINTER (Solstice) December 21st

7:19AM 7:32PM 116.08

10:00am 12.77 203.6 668 179.6 589 191.6 629

12:00pm 22.98 111.3 365 98.1 322 104.7 344

14:00pm 9.85 98.0 322 86.5 284 92.3 303

16:00pm 9.85 147.8 485 130.4 428 139.1 456

SPRING* (Equinox) March 21st

7:06AM 7:18PM 184.00

10:00am 22.26 186.3 611 164.3 539 175.3 575

12:00pm 45.27 107.4 352 94.7 311 101.0 331

14:00pm 39.04 101.4 333 89.4 293 95.4 313

16:00pm 39.04 161.3 529 142.3 467 151.8 498

SUMMER* (Solstice) June 21st

5:42AM 9:00PM 249.19

10:00am 38.91 107.7 357 95.9 315 102.3 336 12:00pm 67.31 50.8 167 44.8 147 47.8 157 14:00pm 56.83 40.3 132 35.6 117 37.9 124 16:00pm 56.83 82.9 272 73.1 240 78.0 256

FALL* (Equinox) September 21st

7:46AM 4:49PM 183.28

10:00am 24.51 353.9 1,161 312.1 1,024 333.0 1,092 12:00pm 45.81 240.7 790 212.2 696 226.5 743 14:00pm 36.98 293.8 964 259.1 850 276.4 907 16:00pm 36.98 929.3 3,049 819.5 2,689 874.4 2,869

*Adjusted for Daylight Savings Time




Milton, Ontario

KNY FILE # 15005


KNYMH INC.

November 30th, 2016

SECTION 8.0: APPENDIX “B”

SHADOW PLAN DIAGRAMS FOR THE 4 STUDY PERIODS

SECTION 8.0: 31, 29, and 27 Storey Buildings Concept: 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 21st 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

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SHADOW STUDY REPORT REGARDING

an APPLICATION TO REDEVELOP

130 Thompson Road South Milton, Ontario

KNY FILE # 15005

Prepared by:

Trevor Baird, Brad Ferguson & Wayne Harrison KNYMH INC.

November 30th, 2016

SECTION 9.0: APPENDIX “C”

LOCATION INFORMATION

9.1 SITE CONTEXT MAP

AERIAL IMAGE & IDENTITY OF THE SURROUNDING NEIGHBOURHOOD / AREA

SHADOW STUDY REPORT REGARDING an APPLICATION TO REDEVELOP ...€¦ · SHADOW STUDY REPORT REGARDING an APPLICATION TO REDEVELOP ... APPLICATION TO REDEVELOP 130 Thompson Road South

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