shadow study 2009-11-27

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Myron Karp OAA, Stephan Namisniak OAA, Robert Yamamoto Architect Emeritus, Wayne Harrison B. Arch. Associa

A R C H I T E C T U R E , I N T E R I O R S , P L A N N I N G , M A N A G E M E N T

3190 Harvester Road, Suite 202, Burlington, Ontario, Canada L7N 3T1

ph: 905.639.6595 fax: 905.639.0394

www.knyarchitects.com

e.mail: k [email protected]

331 Terrace Hill Street, Brantford, Ontario, Canada N3R 1H6

ph: 519.753.4886 fax: 519.753.7939

SHADOW STUDY REGARDING

an

APPLICATION TO REDEVELOP

The Bay Beach Site at Crystal Beach4155 Erie Road at Eastwood Avenue

TOWN OF FORT ERIE, ONTARIO

KNY FILE # 09075Prepared by:

Myron Karp, B.E.S., B.Arch, OAA, NSAA

Karp Namisniak Yamamoto Architects Inc.

November 2009

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Karp Namisniak Yamamoto Architects Inc., 3190 Harvester Rd. Ste.202, Burlington, Ontario. L7L 2K1


an

APPLICATION TO REDEVELOPThe Bay Beach Site at Crystal Beach

4155 Erie Road at Eastwood Avenue


KNY FILE # 09075

Prepared by:


Karp Namisniak Yamamoto Architects Inc

November 2009

TABLE OF CONTENTS:

SECTION DESCRIPTION PAGE NO:

1.0 OVERVIEW 1

2.0 METHODOLOGY 3

3.0 PRE-DEVELOPMENT SHADOWS 4

4.0 SHADOW STUDY: POST-DEVELOPMENT 54.1 WINTER SHADOWS 54.2 SPRING / FALL SHADOWS 64.3 SUMMER 7

5.0 SHADOW IMPACT SUMMARY 7

6.0 RESERVED

7.0 APPENDIX A - DRAWINGSSITE PLAN

8.0

APPENDIX B - SHADOW DIAGRAMS8.1 WINTER

8.2 SPRING / FALL

8.3 SUMMER9.0 APPENDIX C

SHADOW LENGTH CHART

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Myron Karp OAA, Stephan Namisniak OAA, Robert Yamamoto Architect Emeritus, Wayne Harrison B. Arch. Associa

A R C H I T E C T U R E , I N T E R I O R S , P L A N N I N G , M A N A G E M E N T

3190 Harvester Road, Suite 202, Burlington, Ontario, Canada L7N 3T1

ph: 905.639.6595 fax: 905.639.0394

www.knyarchitects.com

e.mail: k [email protected]

331 Terrace Hill Street, Brantford, Ontario, Canada N3R 1H6

ph: 519.753.4886 fax: 519.753.7939

SHADOW STUDY REGARDINGan


4155 Erie Road at Eastwood AvenueTOWN OF FORT ERIE, ONTARIO

KNY FILE # 09075Prepared by:

Myron Karp, B.E.S., B.Arch, OAA, NSAAKarp Namisniak Yamamoto Architects Inc

November 27, 2009

1.0 OVERVIEW

1.1 PURPOSE OF THE REPORT:

The purpose of this report is to demonstrate the effect of the proposed development of a 12-storey Mixed-Use Commercial & Residential Apartment Building upon the current locationand upon adjacent properties. This is done by using a computer generated Shadow Diagram,which generates the Shadow Pattern which is cast upon the ground by buildings uponadjacent properties. The study conforms to the Dates and Times set out typically for Shadowstudies in Southwestern Ontario Municipalities. These can be found in Site Plan StandardDesign Reference Notes or in Standards for Shadow Studies.

1.2 DESCRIPTION OF THE PROPOSED DEVELOPMENT:

The existing parcel is a Town owned recreational parcel which is approximately 9258m2 andwhich is being made available for development of a Public / Private facility which willincorporate Public Amenity Space at ground level for Recreational and Commercialendeavours. Programs at this level will be run by the Town or the Property Manager tofacilitate the Programming expected outside and within the Building.

The building will be located at the south side of the Erie Road and Eastwood Avenueintersection. The Main Entrance to the Building, access to the Beachfront Park and theunderground parking at the site will be from the north face of the building and property offErie Road. Additional Parking is to be located across the street at the north side of Erie Roadwit access off Eastwood Avenue. There will be parking for 202 vehicles with supportiveloading spaces. The asphalt-paved areas will cover approximately 7.3% of the Site.

The Grounds surrounding the proposed 1620.5m2 footprint of the building will provide thepublic with hard surfaced amenity space immediately around the building in the form ofpatios and terraces upon a Raised Podium which sits over the underground parking levels.Approximately 1.2meters below the Podium is the Public Open Space Promenade Areawhich will be soft landscaped areas which wrap around the building and lead the users to thelower beach area which will have barrier free ramps and a series of steps leading to theBeach area at Lake Erie. The Lower area will have a Public Washroom and First Aid centre

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Shadow Study for the Proposed Bay Beach Site at Crystal Beach a Mixed Use High-RiseDevelopment at Erie Road, in Fort Erie, Ontario.Dated: 2009-11-27 KNY Project # 09075

Karp Namisniak Yamamoto Architects Inc. 3190 Harvester Road, Ste #202, Burlington,Ontario. L7N 3T1 ph.905-639-6595 / fax 905-639-0394 / email: [email protected]

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for use by the beach going public. The area, which is defined as amenity, and landscapedareas covers 75.5% of the property.

The proposed building is to be a 12-storey (40.7m high) concrete frame structure with aCommercial 1st floor level, which is also the entry for the Residential tower. The 2nd to 11th

floors contain 86 of the Residential Units with one Penthouse on the 12th (top) floor, which isprimarily an Amenity and Mechanical Floor. The lot coverage or building footprint of theproposed building is approximately 17.5% of the property.

The Development is proposed to be a Public Building, which combines the needs of the Townfor a Public Recreational Development on this site, and at the same time provides greaterPublic Commercial and Amenity Services thus making it an attraction to the greatercommunity as a public recreational destination for the town of Fort Erie. The Privatecomponent of the Development will be the spaces on the 2nd to 12th floors, which contain theResidential Units and the associated amenity, and mechanical spaces.

The shape of the building will be varied. The proposal is for an elliptical cylinder made of

glass and aluminum to be centred upon a one storey base structure and supported on twosides by squared towers which appear to support the cylinder. This creates a series oftransitions in the horizontal planes around the cylinder. These changes in planes occur at the2nd, 7th and 11th and 12th floors. These changes break up the mass of the building and createtiers around the elliptical core. These changes in elevation occur at about 7.75m, 21.75m,31.75m and 34.9m above the roadway at Erie Road.

The Public Beach area south of the Building will be about 1.5m below the raised podiumaround the building with the lake level about 3 metres lower than that. The Public PromenadeArea around the building is about 1.2 metres below the building floor.

NEIGHBOURING PROPERTIES INCLUDE:

TO THE EAST:To the east of the proposed development are situated 2-3-storey frame cottages with peakedroofs and many with rear yard garages. Each has its main access from Erie Road and all areset back varying degrees to the north of the beach and the 100 year flood line which is southof the road. The lots are deep and narrow in shape. The first property, which is adjacent tothe subject property, is located at the street with a freestanding garage set behind it andadjacent to the property line.

TO THE SOUTH:From the Erie Road properties are approximately 60 metres deep and extend to the edge ofthe beach. The subject property is mostly vacant with a single storey frame washroom and

change house structure with concession, which is located on the southeast portion of theproperty deep into the lot and immediately next to the beach edge. Currently there is anrough parking lot in front of the structure and to the west sits a concession building which isalso a single storey frame structure with a peaked roof. This is a typical beach concessionwhich sits on a raised concrete foundation to mitigate flooding and is situated at the rear ofthe property against the sandy beach. There is no significant vegetation on this subjectproperty.

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TO THE WEST:To the west of the proposed development sit the 2-3-storey frame cottages with peakedroofs. Each has its main access from Erie Road and all are set back well toward the rear ofthe property close to the 100 year flood line south of the road. The lots are large being deepand thin in shape. These properties sit higher than the subject property. And are treed.

TO THE NORTH:To north and northeast the municipal parking lots are currently located at the north side ofErie Road. These are asphalt-paved areas on either side of Eastwood Avenue with accessfrom that street. The westerly lot is bounded by Beachwood Avenue to the west and theeasterly lot is bounded by Schooley Road at its east. Residential properties border each ofthe parking lots at their north edge.

2.0 METHODOLOGY:

The Town of Fort Erie has bylaws, which govern the development of properties. One of thecriteria being analysed today is the requirement that the proposed development address thebylaw requirements and make materials available to the City for evaluating developmentapplications. Specifically we are addressing the issue of height and the affect of the shadowsupon neighbouring properties and the subject property itself. This shadow study also providesshadow diagrams for 3 periods of the day which is representative of different shadowpatterns cast over the course of the course of the day. We are also analysing the typicalshadow patterns, which reflect the solar solstice periods over the course of the year, andrepresent the highest, the mid and lowest points of the sun over the year. We are providing achart, which provides data as to building height, shadow length, solar angle and solar rotationover the course of the typical day over the periods of study.

In Appendix A the shadow diagrams contained within that section illustrate the maximumshadows to be created at specific times and dates and the chart in Appendix B provides thetechnical data. The analysis was conducted based upon a geodetic location of 42.8635degrees North and 79.0696 degrees West. The analysis will study the affects of a buildingwith a maximum height of 40.7 metres.

The diagrams provided illustrate shadow patterns for 3-4 times at 3 specific dates of the year.Generally speaking the analysis of the shadow diagrams identifies the typical shadows, whichare cast in a Spring, Summer and Winter periods.

The following analysis of the shadow plans will discuss the shadow pattern for each of thedates and times and will identify characteristics of those shadows and the anticipated impact

upon the immediate site and neighbouring sites with specific concern for amenity spaces andpredominantly pedestrian utilized areas which may be impacted by the proposeddevelopment.

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3.0 SHADOW STUDY: PRE-DEVELOPMENT

3.1 Winter Shadows: December 21st

Assumptions of shadows cast upon the site of the subject property are as follows:

The cottages to the west of the subject property will cast a partial shadow upon thewest side of the property which will stretch up to the midpoint of the propertyswestern border in the afternoon.

The easterly neighbouring property will cast a similar shadow toward the west ontothe property in the morning.

As the property is located on the lakes edge there is no structure to project shadowsupon the property from the south.

Currently there are no significant structures in the northwest or northeast to castshadows upon the subject property.

3.2 Spring Shadows April 21st & Fall Shadows September 21st


The cottages to the west of the subject property will cast a small and short shadowupon the west side of the property, which will only reach the area just into the subjectproperty in the afternoon.

The easterly neighbouring property will cast a similar small shadow toward the westonto the property in the morning.



3.3 Summer Shadows June 21st


The cottages to the west of the subject property will cast a very small in the summer,which will not reach the subject property at any time in the afternoon.

The easterly neighbouring property will cast a similar small shadow toward the westbut not onto the subject property in the morning.



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4.0 SHADOW STUDY: POST-DEVELOPMENT (12-STOREY MODEL) ANALYSINGTHE IMPACT OF THE SHADOW OF THE BAY BEACH DEVELOPMENT ON THEPROPERTIES SURROUNDING THE PROPOSED DEVELOPMENT.

4.1 WINTER SHADOWS: (as at December 21st.)

A summary of the Winter shadow affect of the proposed development upon the subjectproperty and surrounding area is as follows:

4.1A 9:30am (see diagram 8.1 shadow A) The shadow length is approximately 167.5m.

The morning sun in winter rotates approximately only 116 degrees from east to west inapproximately 9 hours. At this time of day it is low in the sky (13.65 degrees azimuth) andover Lake Erie and appearing over Buffalo.

To the northwest the shadows from the proposed 12-storey building stretches upacross Erie Road and across Beachwood Avenue to the block of houses to theNorthwest of the Site and almost to the adjacent street. There are about 10 propertiesaffected by the shadow including upon houses and the rear yards. The housesaffected will be in shadow for about one hour of the day in the morning. The sun risesat 7:41 am this time of year.

The adjacent property to the west is farther south from the shadow, which has noimpact on the amenity space of the adjacent property.

The Parking lot to the northwest is in partial shadow.

4.1B 12:30pm (see diagram 8.1 shadow B) The shadow length is approximately 93.1m.

The noontime sun in winter is reaching its peak (23.60 degrees azimuth) in the sky and islocated directly over Lake Erie.

There is no shadow affect on the adjacent homes to the north of the subject property.

The Parking lots at Eastwood Avenue are in shadow at their frontage.

No adjacent residential properties are affected by shadows.

4.1C 3:30pm (see diagram 8.1 shadow C) The shadow length is approximately 233.2m

The afternoon sun in winter is very low in the sky (9.90 degrees azimuth) at this time of dayand the shadows are longest for the study period and for the winter period.

There is a long shadow affect to the northeast of the property which projects pastSchooley Road and onto the adjacent street to the east. About 20 homes are affectedat this time of day at any one time.

The houses affected have both the houses and their amenity space in shadow forapproximately for about an hour at a time in the afternoon.

The sun will set at 4.47pm and will appear to be setting over Lake Erie from thesouthwest.

The easterly parking lot at Eastwood Avenue has a shadow projecting across itssoutheasterly corner.

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4.2 SPRING SHADOWS (as at March 21st)& FALL SHADOWS (as at September 21st.)

A summary of the Spring Shadow affect is as follows:

4.2A 9:30am (see diagram 8.2 shadow A) The shadow length is approximately 96.2m

The sun in spring rotates approximately 183 degrees from east to west. It appears to belocated over Buffalo to the east and over Lake Erie. The sun is low in the sky at 22.93degrees azimuth. The sun rises at 7:14am this day of the year.

To the west of the proposed development there will be a shadow cast upon thenortheast corner of the neighbouring property but not fall upon any house or amenityspace.

The Parking lot at the northwest will have a small shadow at is Beachwood Avenuecorner.

No homes will be affected by the Spring and Fall shadows from the proposeddevelopment.

4.2B 12:30pm (see diagram 8.2 shadow B) The shadow length is approximately 39.3m

The sun appears to be located directly over Lake Erie the south and is near it highest point inthe day at 45.95 degrees azimuth.

To the north there will be a show cast upon Erie Road near the Eastwood Avenueintersection.

No houses will be affected by shadows at this time of day.


The sun appears to be located over the west end of Lake Erie and is at 39.05 degreesazimuth.

To the northeast there will be a shadow upon Erie Road but not affect the Parking Lotsite.

No homes will be affected by the shadows cast from the development at this time ofday.

The sun will set at 7:32pm to the east along the beach.

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4.3 SUMMER SHADOWS: (June 21st)

A summary of the Summer Shadow affect is as follows:

4.3A 9:30am (see diagram 8.3 shadow A) The shadow length is approximately 49.3mThe summer sun rotates approximately 248 degrees from east to west. It appears to belocated over Fort Erie to the east in the morning and the sun is at 39.54 degrees azimuth.

To the west there is a small shadow cast upon the Sideyard of the neighbouringproperty but no upon the house.

There is no shadow cast upon Erie Street or any adjacent properties.

4.3B 12:30pm (see diagram 8.3 shadow B) The shadow length is approximately 16.3m

The noontime sun in summer is very high in the sky (68.1 degrees azimuth) and now appearsdirectly over Lake Erie from the south.

There is no shadow off the site at this time. No adjacent properties are affected by shadows from this building this time of day.

The predominant shadow is cast upon the front yard of the subject property.


The afternoon sun in summer is at 56.5 degrees azimuth and is far from sunset. The sunappears to be coming from the west over land.

There is no shadow cast off the property.

No houses are affected by shadows this time of day.

The sun sets at 9:01pm this day of the year.

5.0 SHADOW IMPACT SUMMARY: BY THE (12-STOREY MIXED-USEDEVELOPMENT)BAY BEACH SITE DEVELOPMENT UPON ADJACENT PROPERTIES

5.1 The shadows cast from this mixed-use development are largest in the Winter:

There is a large shadow cast over northwest neighbourhood for approximately 3hours from the start to the finish of the shadow rotation from west to east between8am to 11am.

There is a large shadow cast over northeast neighbourhood for approximately 3 hoursfrom the start to the finish of the shadow rotation from west to east between 2pm to5pm.

5.2 The major shadow affect in Spring is as follows:

There are no shadows falling upon adjacent houses in this study period.

There is only a small shadow cast upon the immediately adjacent properties to thewest and north in the study period.

Shadows fall predominantly upon the subject property and Erie Road.

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5.3 There is little shadow affect in Summer:

There are no shadows falling upon adjacent houses in this study period.

There is only a small shadow cast upon the one westerly property adjacent to thesubject property and this is only for approximately 2 hours in the day.

5.4 General Comment Regarding Shadow Affect based upon the Shape of a Building:

The shadow affect of a thinner or stepped building has less impact than a widebuilding.

The shadow of a thinner building falls upon a property for a shorter period of timeand effectively passes over a building and property more quickly than a widerbuilding and therefore has less shadow impact.

As this proposal is effectively at a tapering building which is 12-storeys in height at itscore and wider at its base this is considered a tapered building with less shadowimpact than a lower and wide building.

5.5 General Comment Regarding Buffers surrounding a Building:

The subject property is has a proposed development, which is tapering in shape fromtop to bottom, which reduces shadow affect by reducing duration upon neighbouringproperties.

The Beach and Lake to the south are not affected by the development of a building.

The properties to the east are affected most by the Winter shadows since there is nota significant buffer at this face. The affect will be in the morning only.

The properties to the north are buffered by Erie Road and the Municipal Parking Lotsand as such receive very little if any shadow impact any time of the day and only inthe Winter.

The properties to the east of the subject property are buffered by a generous amenityspace from the proposed development.

Shadows to the easterly properties will be predominant in the afternoon in Winter andcloser to sunset in the Fall and Spring.

END OF REPORT

Karp Namisniak Yamamoto Architects Inc.

Myron Karp, Architect

B.E.S., B.Arch., OAA, NSAA

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Karp Namisniak Yamamoto Architects Inc., 3190 Harvester Rd. Ste.202, Burlington, Ontario. L7L 2K1


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KNY FILE # 09075

Prepared by:



November 2009

SECTION 7: APPENDIX A

SECTION 7.1 SITE PLAN DRAWING

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Karp Namisniak Yamamoto Architects Inc 3190 Harvester Rd Ste 202 Burlington Ontario L7L 2K1


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KNY FILE # 09075

Prepared by:



November 2009

SECTION 9: APPENDIX C

SOLAR INFORMATION

SECTION 9.1 SUN ANGLE / SHADOW LENGTH CHART

DESIGN INFORMATION

Date TimeSolar Azimuth

degrees

Maximum

Shadow

Length (m)

Solar Rotation

degrees

Hours of

Sunshine

SPRING/FALL 183.81 7:17 / 19:32

March 21 9:30 22.93 96.21

March 21 12:30 45.95 39.37

March 21 15:30 39.05 50.17

SUMMER 248.65 5:34 / 19:01

June 21 9:30 39.54 49.30

June 21 12:30 68.17 16.30

June 21 15:30 56.60 26.84

WINTER 116.91 7:41 / 16:47:December 21 9:30 13.65 167.9

December 21 12:30 23.60 93.16

December 21 15:30 9.90 233.20

shadow study 2009-11-27

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