City of Barrie May 21, 2019

70 Collier Street

Barrie, ON L4M 4T5

Attention: Carlissa McLaren, MCIP, RPP

Senior Planner, Planning & Building Services

Re: Shadow/Shading Impact Study

481 Yonge Street, Barrie

1.0 INTRODUCTION & BACKGROUND

Innovative Planning Solutions has been retained by 481 Yonge Developments Inc. to

complete a Shadow/Shading Impact Study relative to the proposed development on

the subject lands, known municipally as 481 Yonge Street in the City of Barrie. The site

has an area of approximately 0.55 hectares with frontage on both Yonge (71.29

metres) and Macmillan (78.09 metres). The site is located within the City of Barrie’s

Built-up Area, in addition to being located along a Primary Intensification Corridor as

identified on Schedule I of the Official Plan. Yonge Street is identified as an Arterial

Road and has a right-of-way width of 34 metres. The topography of the site slopes

moderately from the north to the south, as well as from the west to east to the degree

of approximately 3 metres. The subject property is currently vacant and zoned as RM2

in the City of Barrie Zoning By-law. A Zoning By-law Amendment (ZBA) application is

being proposed on the subject lands to permit the conceptual development of one

(1) four-storey L-shaped apartment building fronting Yonge Street. The concept plan

has been included in Appendix 1. The proposed building is L-shaped and located in

the western corner of the subject lands. The majority of the structure fronts Yonge

Street, with a portion also fronting Macmillan. The main entrance of the structure is

located on the corner of Yonge and Macmillan with pedestrian connections to the

municipal sidewalks. Vehicular access to the site is located to the north of the subject

INNOVATIVE PLANNING SOLUTIONS

planners • project managers • land developers

SHADOW IMPACT STUDY

Shadow Impact Study May, 2019

IPS File 18-812 (481 Yonge) Page 2

site off of Macmillan. The access connects to a parking area to the rear of the site,

with outdoor parking and an entrance to the underground parking garage. A 3.0

metre road widening is provided along Yonge Street. A rear yard setback of 25.7 m

has been provided backing onto the rear yards of the residences of Dixon Court. Side

yard setbacks of 4.5 metres and 3.0 metres are provided.

Conceptual renderings of the proposed structure are included in Figure 1. Through

correspondence with City of Barrie Planning Department, a Shadow Impact Study was

identified as one of the components for a complete ZBA application. This study should

be read in conjunction with the Planning Justification Report submitted in support of

the proposed ZBA, submitted under separate cover.

SHADOW IMPACT STUDY

Shadow Impact Study May, 2019

IPS File 18-812 (481 Yonge) Page 3

SHADOW IMPACT STUDY

Shadow Impact Study May, 2019

IPS File 18-812 (481 Yonge) Page 4

2.0 METHODOLOGY

This study follows the guidelines outlined in the City of Barrie Terms of Reference dated

October 2018 for Shadow Studies. The study uses SketchUp 3D Modelling software.

Mapping was taken from the ‘Discover Barrie’ online mapping service tool. The base

image displays the subject site, adjacent properties and existing structures. The model

of the proposed structure was digitally inserted into SketchUp 3D and geo-located for

accuracy.

A base height of 12 metres was used for the four-storey structure. A height of 15 metres

was used for the raised centre of the structure, as can be seen in the conceptual

renderings. In addition, elevations are provided in the Appendix. Shadows were

analyzed at three (3) times of the day (9:00am, 12:00pm and 5:00pm) on four

calendar days (April 21st, June 21st, September 21st, December 21st), representing each

season.

3.0 PRE-DEVELOPMENT SHADOWS

Pre-development shadow impact is virtually non-existent as the subject lands are

vacant of any permanent structures. The site is lightly vegetated with mature trees to

the west of the site casting minimal shadow. It should be noted that under the current

RM2 zone, a walk-up apartment of four storeys (up to a maximum of 20 m) is permitted

under the Zoning By-law, as per Section 5.3.2. With a rear yard setback of 7.0 metres,

the potential shadowing impact of what is permitted by right would be greater than

what is proposed.

4.0 SHADOW IMPACT STUDY ANALYSIS

The following Section provides an analysis of the shadow impacts based on the results

of the SketchUp Modelling. Results from the modeling are presented under Appendix 2

showing the proposed post-development shadows, seasonally and at 3 times of the

day:

• Spring (April 21st): During the morning hours, shadows encroach onto sections of

Yonge and Macmillan and sidewalks bordering the southern corner of the site.

During the noon hour, minimal shadowing encroaches onto the sidewalk along

SHADOW IMPACT STUDY

Shadow Impact Study May, 2019

IPS File 18-812 (481 Yonge) Page 5

Macmillan. During the evening hours, shadowing is contained internal to the

site. No residential properties are impacted by shadows during Spring.

• Summer (June 21st): Slight shadows are cast to the south of the subject site

during the morning hours. Slight shadowing to the west is observed at the noon

hour. Slight shadowing is observed to the north of the property during the

evening hours, the majority of which is internal to the site. A small shadow

encroached the parking area of the commercial site to the east. No shadows

are cast on adjacent residential properties during Summer.

• Fall (September 21st): During the morning hours, shadowing encroaches the

intersection of Yonge and Macmillan. A sliver of shadowing straddles the

exterior side yard/property line of 473 Yonge Street. During the noon hour,

shadowing is limited to the sidewalk along Macmillan. During the evening hours,

shadowing is contained mostly on site, with minor encroachment in the rear

yards of 3 and 5 Dixon Court. The shadowing is not anticipated to cause a

nuisance to the residents of Dixon Court, or negatively impact the use or

enjoyment of their rear yard amenity areas.

• Winter (December 21st): During the morning hours, shadowing encroaches onto

467, 471, and 473 Yonge Street to the west. To the noon hour, shadowing is

limited to Macmillan Crescent and internal to the site. During the evening hours,

shadowing is observed internal to the site as well as to 1 and 3 Dixon Court to

the north. The winter months are when the sun is lowest in the sky, thus causing

the greatest amount of shadowing. Typically, outdoor activity in the winter

months are reduced, and thus the impact is not as impactful as the summer

months and not anticipated to negatively impact the use or enjoyment of

adjacent rear yards.

SHADOW IMPACT STUDY

Shadow Impact Study May, 2019

IPS File 18-812 (481 Yonge) Page 6

5.0 CONCLUSIONS & RECOMMENDATIONS

The modelled shadows cast by the proposed development have limited and

temporal impact on abutting residential properties during short periods of the day,

slight shading to the pedestrian realm along Yonge Street and Macmillan Crescent for

short periods of time and minimal impact on the private amenity area proposed on

the subject lands.

No shadowing encroaches onto adjacent residential properties in the summer months

which are generally when residents spend the most time outdoors, thereby having no

impact on the use or enjoyment of the property during the warmest time of year.

Shadowing impact is most pronounced in the winter months, a time in which use of

outdoor amenity areas is limited.

In addition, an analysis of Section 6.6 Tall Buildings and Height Control of the Official

Plan has been provided in the Planning Justification Report, under separate cover. The

policies contained within this Section are applicable to any building greater than

three storeys in height, and as such apply to the proposed development. The Planning

Justification Report provides an analysis of the relevant policies of Section 6.6.

Based on the analysis presented throughout this study, it is my professional opinion that

the proposed four-storey residential development conforms to the City of Barrie’s

Official Plan, is appropriately situated along a Primary Intensification Corridor, and is

positioned on the subject lands in a manner that minimizes impacts from shadowing to

the extent possible. The proposed Zoning Bylaw Amendment does not propose any

additional height beyond what is permitted in the MU2 zone which is intended to

apply to lands along identified intensification corridors, including the subject lands. Nor

are any special provisions proposed which would otherwise create additional shadow

impacts on adjacent lands. As a result, the proposed structure does not require any

additional setbacks, stepping provisions, or other such design measures to reduce

shadow impacts. Furthermore, it is my opinion that the proposed development would

ultimately result in less shadow impact on adjacent properties that what is currently

permitted under the RM2 zone, including a 20 m building height, set back 7.0 m from

SHADOW IMPACT STUDY

Shadow Impact Study May, 2019

IPS File 18-812 (481 Yonge) Page 7

the rear lot line where as the proposal seeks to permit a 15.25m building height,

setback 25.7 metres from the rear lot line.

Respectfully submitted,

Innovative Planning Solutions

Darren Vella, MCIP, RPP Andrew Edwards, BES

President & Director of Planning Planner

SHADOW IMPACT STUDY

Shadow Impact Study May, 2019

IPS File 18-812 (481 Yonge) Page 8

APPENDIX 1: CONCEPTUAL SITE PLAN

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KEY MAP

Date: May 6, 2019 Drawn By: AS

SCHEDULE OF REVISIONS

No. Date Description By

Notes: This drawing is for discussion purposes only.

Site stats assume Yonge St is the front lot line.

Property boundary to be verified by an O.L.S.

CONCEPTUAL SITEPLAN

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Scale 1 : 10,000

File: 18-816 Reviewed By: AE

Scale 1:300

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CONCEPTUAL SITE PLAN - 67 UNITS

481 YONGE ST - CITY OF BARRIE

PART OF LOT 12, CONCESSION 13

MUNICIPALLY KNOWN AS

481 YONGE STREET

IN THE

CITY OF BARRIE

CURRENT OP

LAND USE DESIGNATION

CURRENT ZONE

RESIDENTIAL

RM2

REQUIRED

(MU2 ZONE)

LOT FRONTAGE

FRONT YARD SETBACK

INTERIOR SIDE YARD SETBACK

REAR YARD SETBACK

FRONT FACADE STEP-BACK

SIDE FACADE STEP-BACK

REAR FACADE STEP-BACK

BUILDING HEIGHT 7.5m min.

MIN. COVERAGE FOR

COMMERCIAL USES (% OF

FIRST STOREY GFA)

n/a

LANDSCAPE BUFFER TO RES 3.0m min.

PARKING

LOT AREA

45° angular plane

above 27.2m using

3m min step-backs

7.0m min.

3.0m min.

1m min. for 75% of frontage

5m max. for 25% of frontage

n/a

n/a

n/a

45° angular plane

above 7.5m using

3m min step-backs

STREET LEVEL FLOOR HEIGHT 4.5m min.

±5,699.3m² (1.41ac)

71.3m

4.0m

3.0m

25.7m

n/a

Building height is

less than 27.2m

13.77° angular plane

above 7.5m

3.0m

3.0m

64 (1 / unit)

0%

ZONING COMPLIANCE TABLE

PROVIDED

AMENITY AREA 768m² (12m² / unit)

1,200.3m² Total

0 10 30m

PARKING AREA COVERAGE 35% max. 22.5%

DEVELOPABLE AREA n/a ±5,485.2m² (1.36ac)

FRONT YARD SETBACK to be paved partially paved

3.0m min. 3.0mEXTERIOR SIDE YARD SETBACK

16.5m max.

15.25m

79 (incl. 2 accessible)

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INNOVATIVE PLANNING SOLUTIONS

P L A N N E R S • P R O J E C T M A N A G E R S • L A N D D E V E L O P E R S

150 DUNLOP STREET EAST, SUITE 201, BARRIE, ONTARIO L4M 1B1

tel: 705 • 812 • 3281 fax: 705 • 812 • 3438 e: info@ipsconsultinginc.com www.ipsconsultinginc.com

EXISTING WATER SERVICES

EXISTING STORM SERVICES

EXISTING SANITARY SERVICES

EXISTING HYDRANT

LEGEND

20

DENSITY - 122 u/ha

3.0m max. 4.5m

SHADOW IMPACT STUDY

Shadow Impact Study May, 2019

IPS File 18-812 (481 Yonge) Page 9

APPENDIX 2: SHADOW IMPACT STUDY

Date: May 6, 2019Drawn By: AS

Note: This drawing is for discussion purposes only.

Time zone UTC -04:00

File: 18-816

Shadow Study

April 21

481 Yonge St,

City of Barrie, ON

LEGEND

Proposed 4 storey building

Existing buildings less than 4

storeys

9:00am April 21st

No impact on surrounding properties.

12:00pm April 21st

No impact on surrounding properties.

5:00pm April 21st

No impact on surrounding properties.

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INNOVATIVE PLANNING SOLUTIONS

P L A N N E R S • P R O J E C T M A N A G E R S • L A N D D E V E L O P E R S

150 DUNLOP STREET EAST, SUITE 201, BARRIE, ONTARIO L4M 1B1

tel: 705 • 812 • 3281 fax: 705 • 812 • 3434 e: info@ipsconsultinginc.com www.ipsconsultinginc.com

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Date: May 6, 2019Drawn By: AS

Note: This drawing is for discussion purposes only.

Time zone UTC -04:00

File: 18-816

Shadow Study

June 21

481 Yonge St,

City of Barrie, ON

LEGEND

Proposed 4 storey building (12m)

Existing buildings less than 4

storeys

9:00am June 21st

No impact on surrounding properties.

12:00pm June 21st

No impact on surrounding properties.

5:00pm June 21st

No impact on surrounding properties.

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INNOVATIVE PLANNING SOLUTIONS

P L A N N E R S • P R O J E C T M A N A G E R S • L A N D D E V E L O P E R S

150 DUNLOP STREET EAST, SUITE 201, BARRIE, ONTARIO L4M 1B1

tel: 705 • 812 • 3281 fax: 705 • 812 • 3434 e: info@ipsconsultinginc.com www.ipsconsultinginc.com

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Date: May 6, 2019Drawn By: AS

Note: This drawing is for discussion purposes only.

Time zone UTC -04:00

File: 18-816

Shadow Study

September 21

481 Yonge St,

City of Barrie, ON

LEGEND

Proposed 4 storey building

Existing buildings less than 4

storeys

9:00am September 21st

Minor shadow encroaching onto

residential property along Macmillan

Cres.

12:00pm September 21st

No impact on surrounding properties.

5:00pm September 21st

Minor shadow encroaching along

residential properties on Dixon Ct.

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INNOVATIVE PLANNING SOLUTIONS

P L A N N E R S • P R O J E C T M A N A G E R S • L A N D D E V E L O P E R S

150 DUNLOP STREET EAST, SUITE 201, BARRIE, ONTARIO L4M 1B1

tel: 705 • 812 • 3281 fax: 705 • 812 • 3434 e: info@ipsconsultinginc.com www.ipsconsultinginc.com

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Date: May 6, 2019Drawn By: AS

Note: This drawing is for discussion purposes only.

Time zone UTC -05:00

File: 18-816

Shadow Study

December 21

481 Yonge St,

City of Barrie, ON

LEGEND

Proposed 4 storey building

Existing buildings less than 4

storeys

9:00am December 21st

Shadow encroaching onto residential

properties along Macmillan Cres.

12:00pm December 21st

No impact on surrounding properties.

3:00pm December 21st

Shadow encroaching onto residential

properties along Dixon Ct.

INNOVATIVE PLANNING SOLUTIONS

P L A N N E R S • P R O J E C T M A N A G E R S • L A N D D E V E L O P E R S

150 DUNLOP STREET EAST, SUITE 201, BARRIE, ONTARIO L4M 1B1

tel: 705 • 812 • 3281 fax: 705 • 812 • 3434 e: info@ipsconsultinginc.com www.ipsconsultinginc.com

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SHADOW IMPACT STUDY

Shadow Impact Study May, 2019

IPS File 18-812 (481 Yonge) Page 10

APPENDIX 3: ELEVATIONS

3000

3000

3000

3000

3000

3000

3000

12000

3000

3000

3000

3000

3000

12000

RAMP UP TO BASEMENT

BEYOND

GRADE

3000

15000

3000

15000

15250

BU

ILD

IN

G H

EIG

HT

GRADE

250

15875

BU

ILD

IN

G H

EIG

HT

AVERAGE GRADE

875

15150

BU

ILD

IN

G H

EIG

HT

GRADE

GRADE

12150

BU

ILD

IN

G H

EIG

HT

150

150

T/O GROUND FLOOR

251.50

T/O SECOND FLOOR

254.50

T/O THIRD FLOOR

257.50

T/O FOURTH FLOOR

260.50

T/O BASEMENT FLOOR

248.50

T/O GROUND FLOOR

251.50

T/O SECOND FLOOR

254.50

T/O THIRD FLOOR

257.50

T/O BASEMENT FLOOR

248.50

260.50

T/O GROUND FLOOR

251.50

T/O SECOND FLOOR

254.50

257.50

T/O THIRD FLOOR

T/O BASEMENT FLOOR

248.50

T/O GROUND FLOOR

251.50

T/O SECOND FLOOR

254.50

T/O THIRD FLOOR

257.50

T/O BASEMENT FLOOR

248.50

T/O FOURTH FLOOR

260.50

40mm DIA. STAINLESS

STEEL GUARDRAIL ON

CONC. RETAINING WALL

400

1067

260.50

T/O FOURTH FLOOR

3000

T/O ROOF DECK

263.50

3000

T/O FOURTH FLOOR

T/O ROOF DECK

263.50

T/O ROOF DECK

263.50

3000

2500

500

T/O ROOF

266.50

3000

3000

3000

3000

263.50

T/O ROOF DECK

266.50

T/O ROOF

T/O ROOF

266.50

3000