MirvishVillage
Shadow Impact Studies
17 May 2016
Shadow Analysis
Shadow Analysis
A Sun-Shadow study was completed to
analyze the effect of shadowing of the
revised proposal on the surrounding
context.
What We Heard
The base buildings should not shadow the sidewalk on the
North side of Bloor. Shadows from towers should be limited to
allow 5 hours of sunlight on the sidewalk on the North side of
Bloor.
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Draft Four Corners Policy Objectives
Maintain access to sunlight to support public life and successful
pedestrian shopping areas
Streetwall heights and step backs will maintain a minimum of 5
hours of sunlight on Bloor between spring and fall equinoxes
New development will maximize sunlight on parks
Shadows from taller buildings should be limited to allow 5
hours of sun on the north side of Bloor most of the time
between spring and fall equinoxes
The shadow study assessed the shadowing on an hourly basis
from 9:18 am to 6:18 pm for each of the vernal equinox
(March 21), the summer solstice (June 21) and the autumnal
equinox (September 21). The shadow study assesses the
net new shadows from the existing context and the revised
proposal, separating out the proposed base building and tower
components for clarity. Existing shadows have been modeled
for the Mirvish Village site rather than as-of-right shadowing to
best understand the proposed shadowing. This is appropriate
given that in all instances the as-of-right shadowing would be
greater than the existing shadows. Located at the southwest
corner of Bloor and Bathurst, much of the net new shadows
from the revised proposal fall within the site itself and on
the large roof areas of the commercial buildings along Bloor
Street. In part, shadows from the revised proposal are due to
the predominately low-rise conditions surrounding the site.
Surrounding areas generally do not exhibit the heights and
massing anticipated for a Downtown subway station.
Consistent with the original proposal, shadows generally pass
quickly over the surrounding areas due to the slim profiles
and small floor plates of the proposed micro towers, which
were specifically designed to provide ample sunlight for the
surrounding area. The revised proposal reduces the heights of
base buildings and the height of the building on the southwest
corner of Markham Street, and the height peak has been
shifted from the corner of Bloor and Bathurst to the mid-block
tower on Bathurst. These measures specifically work to reduce
shadowing to the north, with a focus on increasing sun access
on the north side of Bloor Street.
Public Streets and Sidewalks
The revised proposal has focused on its relationship with Bloor
Street to reduce shadowing, generally in keeping with the Four
Corners Study overall objective of achieving 5 hours of sunlight
on Bloor most of the time between the vernal and autumnal
equinoxes.
Due to the reduction in the height of the building on the
southwest corner of Markham, in March and September no
shadows are cast on the Bloor sidewalk west of Markham by
2:18 pm and the significant majority of this area receives sun
from 12:18 pm into the evening. East of Markham, additional
setbacks and base building height reductions ensure that the
base buildings do not shadow the north sidewalk of Bloor after
12:18 pm in March and September. A small portion of the base
building below the tower on the southeast corner of Bloor
and Markham would cast a shadow on the north side of Bloor
during the midday. However, due to the shadowing caused by
the tower immediately above the base building, shadowing is
expected regardless of base building height. The base building
itself does not contribute to any additional shadowing.
Shadows from the proposal’s micro towers are minimized by
maintaining 25 m separation distances and small tower floor
plates in the range of 550 m2. In June, at any given point
between 9:18 am and 1:18 pm the majority of the Bloor street
sidewalk between Palmerston and Bathurst has sun access. All
shadows on Bloor have passed by 2:18 pm.
In March and September, the majority of the Bloor sidewalk
between Palmerston and Bathurst is in shadow between 9:18
and 11:18 pm. By 12:18 pm shadows from the proposed
towers are limited to the portion of Bloor between Markham
and Bathurst. By 3:18 pm approximately half of the sidewalk
between Markham and Bathurst has access to sun and by 4:18
pm only a sliver of shadow remains on the northwest corner of
Bathurst and Bloor. Tower shadows on the north side of Bloor
east of Spadina begin at 2:18 pm and have passed by 5:18 pm.
The revised proposal’s base building reductions and continued
commitment to 25 m separation distances and small tower
floor plates have significantly reduced shadows on the north
side of Bloor. Generally in keeping with the intent of the draft
Four Corner’s policy objectives, shadows from the towers have
been limited so that 5 hours of sunlight reaches the majority of
the north side of Bloor between Palmerston and Bathurst most
of the time between the spring and fall equinoxes. The portion
of Bloor between Markham and Bathurst directly opposite
the two towers fronting Bloor by nature spends more time in
shadow.
In June, March and September, the revised proposal begins to
shadow Bathurst Street at 1:18 pm. In March and September,
the shadow has passed Bathurst north of Bloor Street by 4:18
pm. South of Bloor Street, shadows are present on the west
Bathurst sidewalk beginning at 2:18 pm, largely caused by tower
shadows. By 3:18, much of the sidewalk is in shadow due to
both tower and base building shadows, and is in shadow into
the evening. In June, some shadowing on the west Bathurst
sidewalk occurs at 2:18 and 3:18 pm. By 4:18 pm the sidewalk
is mostly in shadow into the evening. While base buildings on
Bathurst have also been reduced and 25m tower separation
MirvishVillage Rezoning Application 3
Shadow Analysis
distances are maintained, the angle of the sun is such that
shadow impacts of this nature are to be expected.
Shadows on other streets within the surrounding area generally
pass by quickly. During March and September, shadowing on
Palmerston Avenue is only experienced at 9:18 am when much
of the city is in shadow due to the angle of the sun. Markham
Street immediately north of Bloor is partially shadowed by
the revised proposal from 10:18 am to 12:18 pm. Marginal
shadowing falls on Lippincott Street in the late afternoon and
on Lennox Street at 6:18 pm. Within the site, shadows fall
on Markham Street during the morning hours, but the street
is largely in sunlight from 11:18 am to 3:18 pm. Shadowing
on these streets in June are minimal with the exception of
Markham Street south of Bloor, which is shadowed in the early
morning and late afternoon.
Due to the location of the site on the south side of Bloor and
the general intention to shift height and density to the subway
station and intersection of Bathurst and Bloor, shadowing
is most concentrated on the streets immediately north and
east of the site. The base building and tower massing have
been carefully shaped to maximize sun access while balancing
other development objectives. The proposed shadows are
appropriate.
Parks & Public Spaces
The site is in close proximity to three parks: Ed and Anne
Mirvish Parkette on Bathurst Street, Seaton Park on Albany
Avenue and Euclid Avenue Parkette. The revised proposal now
features an on-site park. Also of note, the Monsignor Fraser
College schoolyard is at the northwest corner of Markham
Street and London Street and the Central Technical School has
a landscaped open space immediately north of the original
school building.
During the assessed time periods, shadows from the revised
proposal do not fall on any of the existing nearby public parks.
Similarly, shadows are not cast on the Monsignor Fraser College
schoolyard and the Central Technical School open space.
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The proposed park featured in the revised proposal is only
shadowed from taller buildings to the east between 9:18 and
11:18 am in March and September. Between 11:18 am and
5:18 pm, the only minimal shadows reaching the park are a
result of the retained low-rise heritage buildings to the south of
park, ensuring that it receives ample sun throughout the day.
Shadowing on existing and proposed Parks and open spaces is
minimal and appropriate.
Heritage
In the time that has passed since the original proposal, 35
properties in the Bathurst Bloor area were added to the
Heritage Register, 27 of which are on the Mirvish Village
site. Heritage properties south of the Mirvish Village site are
by nature not shadowed by the proposal. North of Bloor,
the previous proposal cast some minimal shadows on the
southernmost point of the St. Peter’s Church open space
between 11:18 am and 12:18 pm on March 21 and September
21. The revised proposal has shifted its height peak from the
corner of Bloor and Bathurst south to the mid-block tower on
Bathurst, ensuring that no shadows reach the Church or its
open space.
The majority of the newly listed properties in the Bathurst Bloor
area are house form buildings located on Markham Street.
With height and density focused in the northeast quadrant of
the site, incremental shadowing of these heritage structures on
Markham is minimized. In March and September, incremental
morning shadows from new built form are cast on some of the
Markham heritage properties between 9:18 and 11:18 am, and
have fully passed by 11:18 am. This ensures ample sun access
throughout the day. Any other shadowing during the day is a
result of the existing shadows cast by these heritage structures.
A few main street buildings on Bathurst and Bloor have also
been listed. As part of the more intensive Bloor and Bathurst
commercial main street, these streetwall buildings already
shadow the adjacent public realm for significant portions of
the day, and their heritage value is not associated with sun
access. New incremental shadowing on the adjacent sidewalks,
building faces and roofs of these heritage main street
buildings is limited to approximately 2 hours a day and is
appropriate.
In March and September, 585 Bloor currently shadows the
sidewalk to its north for most of the day between 9:18 am
until 5:18 pm, and begins shadowing the sidewalk to its east
at 1:18 pm until sunset. The revised proposal only results in
additional incremental shadowing of the sidewalk to its east
and the western building face between 10:18 and 11:18 am.
Similarly, heritage streetwall buildings and the adjacent
sidewalk on the west side of Bathurst are already shadowed
by B-Streets between 9:18 and 10:18 am in March and
September (excepting the southwest corner of Bathurst and
Lennox which receives full morning sun). Existing buildings
begin shadowing Bathurst’s western sidewalk at 1:18 pm
until sunset. As such, incremental shadowing from new
built form on the roofs of heritage structures and adjacent
portions of the western sidewalk is negligible, and eastern
building faces fronting Bathurst are not affected.
In March and September, the listed buildings at 791-795
Bathurst and B.Streets shadow the adjacent eastern sidewalk
and portions of the 791-795 Bathurst roof from 9:18 am
past 12:18 pm. Incremental shadows from new built form
reach the eastern sidewalk and western building face of 791795 Bathurst between 2:18 pm and 4:18 pm. Soon after
4:18 pm, the existing context begins to shadow the eastern
sidewalk of Bathurst and western building face of 791795 Bathurst. Here again incremental shadowing from the
revised proposal on the sidewalk and building face of 791795 Bathurst are negligible. Shadowing on listed heritage
buildings is minimal and appropriate.
ERA evaluates shadow impacts on heritage resources in the
Rezoning Resubmission Addendum. It is the opinion of ERA
Architects that: shadows do not have a physical impact on
identified heritage resources on the site; shadows do not
Shadow Analysis
alter the attributes of listed buildings on the site as identified
in the City’s Statements of Significance; and, that there is no
shadow impact on any significant public space identified as
having cultural heritage value or that has been identified
as an attribute by the City.
Neighbourhoods
By concentrating height and density in the northeast
quadrant of the Mirvish Village site and shifting the height
peak south to the mid-block tower on Bathurst, shadows on
surrounding Neighbourhood Areas are minimized. At 9:18
am during March and September, shadows fall on some
Neighborhood Areas on Palmerston Avenue when much of
the city is in shadow. The shadows have mostly passed by
10:18 am, when only two residential properties on Markham
Street are in shadow. Aside from marginal shadows in
the late hours of the day, there are no other shadows on
Neighbourhood Areas. In June, shadows fall on the rear of
several properties on Palmerston Street in the early morning
when shadows are long. With the exception of shadows on
a few residential properties on Lippincott Street at 5:18 pm,
there are no other shadows during the rest of the day.
Shadowing on Neighbourhood Areas is minimal and
appropriate.
Summary
Consistent with the original proposal, the revised proposal has
minimal shadows on Neighbourhood Areas and nearby parks
and open spaces. The majority of the shadows fall within
the site itself, on Mixed Use Areas and in the public rightsof-way. Mid-day shadowing on the north side of Bloor Street
during the spring and fall equinoxes is largely caused by tall
buildings. The revised proposal’s efforts to reduce overall
heights, shift the height peak south on Bathurst, and reduce
base building massing all work to significantly enhance sun
on the north side of Bloor, generally consistent with the
intent of draft policy direction from the Four Corners Study.
As height and density are concentrated in the northeast
quadrant of the site, any incremental shadowing of heritage
structures is minimized and appropriate. Similarly, shadowing
on Neighbourhood Areas and existing and proposed Parks
is minimal and appropriate. In summary, the shadows of the
revised proposal are reasonable and appropriate.
OFFICIAL PLAN CONFORMITY UPDATE
Official Plan Policies 2.3.1.2.c, 3.1.2.3.d-f and 4.5.2.d & e:
Consistent with the original proposal, the revised proposal focuses
height and density in the northeast quadrant of the site. The revised
proposal has also reduced overall heights, shifted the height peak
southwards internal to the site along Bathurst, and has reduced
base building massing. In combination these measures work to
ensure adequate light and minimize any incremental shadowing of
streets, parks, open spaces Neighbourhood Areas and neighbouring
properties consistent with Official Plan policy objectives.
Shadow Analysis
Vernal Equinox – March 21
(Daylight Saving Time)
Existing Shadows
Proposed Incremental Base Building Shadows
Proposed Incremental Tower Shadows
Existing Parks / Open Space
9:18 am
6
10:18 am
Shadow Analysis
11:18 am
12:18 pm
1:18 pm
MirvishVillage Rezoning Application 7
Shadow Analysis
Vernal Equinox – March 21
(Daylight Saving Time)
Existing Shadows
Proposed Incremental Base Building Shadows
Proposed Incremental Tower Shadows
Existing Parks / Open Space
2:18 pm
8
3:18 pm
Shadow Analysis
4:18 pm
5:18 pm
6:18 pm
MirvishVillage Rezoning Application 9
Shadow Analysis
Autumnal Equinox – September 21
(Daylight Saving Time)
Existing Shadows
Proposed Incremental Base Building Shadows
Proposed Incremental Tower Shadows
Existing Parks / Open Space
9:18 am
10
10:18 am
Shadow Analysis
11:18 am
12:18 pm
1:18 pm
MirvishVillage Rezoning Application 11
Shadow Analysis
Autumnal Equinox – September 21
(Daylight Saving Time)
Existing Shadows
Proposed Incremental Base Building Shadows
Proposed Incremental Tower Shadows
Existing Parks / Open Space
2:18 pm
12
3:18 pm
Shadow Analysis
4:18 pm
5:18 pm
6:18 pm
MirvishVillage Rezoning Application 13
Shadow Analysis
Summer Solstice – June 21
(Daylight Saving Time)
Existing Shadows
Proposed Incremental Base Building Shadows
Proposed Incremental Tower Shadows
Existing Parks / Open Space
9:18 am
14
10:18 am
Shadow Analysis
11:18 am
12:18 pm
1:18 pm
MirvishVillage Rezoning Application 15
Shadow Analysis
Summer Solstice – June 21
(Daylight Saving Time)
Existing Shadows
Proposed Incremental Base Building Shadows
Proposed Incremental Tower Shadows
Existing Parks / Open Space
2:18 pm
16
3:18 pm
Shadow Analysis
4:18 pm
5:18 pm
6:18 pm
MirvishVillage Rezoning Application 17