Summer Solstice - June 21stSHADOW STUDY

The studies opposite evaluate the impact of the new building overshadowing on surrounding areas. The study compares results from the longest day of the year, June 21st (summer solstice), the shortest day of the year, December 21st (winter solstice) and March 20th/September 20th (Spring/Autumn Equinox). The study compares the shadows created by a building height of 120ft that is allowed under the current zoning, with the proposed building height of approximately 214.2 ft containing 583,000 sqft over 13 floors. The proposed building sits entirely within the statutory setbacks and easements that constrain this site.

Neither the 120ft or the 214.2 ft building heights create any overshadowing to the south along Great Northern Way. Both create some overshadowing to Foley Street to the west in the early morning, whilst overshadowing of the land the north is minimal throughout the day due to the high altitude of the sun at this time of year. Both building heights cast significant overshadowing over the China Creek easement along the east side of the building throughout the afternoon. However, comparing to the 120ft allowable volume, the current 214.2ft scheme cast less shadow towards the south side of China Creek Easement because of the lower volume at the front.

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4.9 SHADOW STUDIES

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Spring/Fall Equinox - March 20th/September 23rdSHADOW STUDY

Similar to Summer Solstice, neither the 120ft or 214.2 ft buildings create any overshadowing over Great Northern Way throughout the day, however there is significant overshadowing of Foley Street to the west in the morning. From late morning onwards both buildings begin to cast shadow on the north portion of the China Creek easement to the east. During noon, due to the proposed 214.2 ft building has lower volume at the front and taller volume at back, the China Creek easement receives more sunlight towards the south than the 120ft building, but receives less sunlight towards the north. By late afternoon, the China Creek easement is completely in shadow regardless of the building height.

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Winter Equinox - December 21stSHADOW STUDY

Neither the 120ft or the 214.2 ft building heights create any overshadowing to the south over Great Northern Way, however there is some slight overshadowing from the residential buildings opposite. Long shadows will be cast over Foley Street and the rail land to the north west in the morning. The China Creek easement will be partly in shadow from late morning onwards and will completely in shadow from mid-afternoon onwards. Both the 120ft and the 214.2ft buildings cast long shadows to the north in the winter due to the low altitude of the sun.

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