Shadow Studies & Wind Impact Studies: How this new building might affect 720 Spadina Avenue
The Effect of Shadow
720 Spadina Avenue is a 17 story building north of the proposed site at Sussex and Spadina. Presently it enjoys full and direct sunshine during the winter months.
Preliminary rough calculations using online calculators indicate that much of this building will be plunged into shadow for most of the winter if the proposed 23 story building goes up at this site.
The hydro bill has already recently jumped drastically for 720 Spadina Ave, (circa late 2016) and there is great concern about the effects of dark shadow in the winter.
According to the links at The City website provided regarding shadow, it would appear that indeed 720 Spadina Avenue will be plunged into darkness most of the day between equinox dates during the winter: this will result in increased energy bills for heating during the winter.
Ironically, because the shadow is shorter during the summer, it is not adequately long enough to provide a cooling effect for 720 Spadina Ave in the summer, thereby failing to provide any mitigating effect to reduce air conditioning energy requirements.
So the hydro bill for 720 Spadina Avenue will only soar upwards if this 23 story skyscraper is erected.
City bylaws should protect residents from having their heat and light stolen by proposed new structures: indeed these bylaws should limit heights of new building proposals.
The structure of occupation of 720 Spadina Avenue is such that the bottom 5 stories of the building are run as business units, and floors 6 and up are owned by residents (with one business unit on the 6th floor). These are two separate legal entities who are often at odds with each other regarding building expenses for upkeep of shared areas.
The residential portion of the building is composed of a mix of both owners and renters, many of whom are students, pensioners on fixed incomes, and families.
Renters in the building are not aware of the implications of soaring hydro expenses in this building should a skyscraper be erected at the proposed site, and they will be bearing the brunt of expenses along with owners.
Below are 2 images to show shadows at midday falling on 720 Spadina Ave, the first at March equinox, the second at summer solstice. The original report may be found here.
The Effect of Wind
The wind force has become exceptionally strong since the Mosaic high-rise (at 736 Spadina Avenue) was erected just north of 720 Spadina Avenue. Residents have reported garbage flying onto their balconies due to the wind, and it's hard just to walk north along Spadina to Bloor St.
When the Mosaic high-rise was proposed a few years ago, winds were ostensibly supposed to be moderate and tempered, but real-life experience after the fact indicates that the west side of Spadina, just south of Bloor is now difficult to walk and bicycle due to strong wind vortexes caused by the Mosaic. According to the plans, the proposed building for the corner of Sussex and Spadina is taller and set even closer to the sidewalk than the Mosaic, so winds should predictably be stronger. This will be uncomfortable for both residents and pedestrians.
In the images below for the proposed site it is very clear how astonishingly close to the surrounding roads the building will abut: there will be very little sidewalk and very little room to install the recommended wind screens. Intuitively, anyone can see that the building is not set far back enough from the street:
Quotes from a City Planner (via a Global News article here. )
"The way the system works today, the architectural team and developer, hires a consultant to undertake a wind study, and in the context of that study, indicated that the condition would be comfortable, but clearly it’s not.”
"When the wind hits a tall building it can be pushed down towards the sidewalk where it swirls around and creates wind tunnels throughout Toronto."
"It’s no secret that the city is building taller buildings, but at what cost? Toronto’s rapidly rising neighbourhoods are having a direct impact on the comfort of Torontonians."
The Pedestrian Wind Assessment – Letter of Opinion presented by the consultant hired seems to offer only vague and conflicting conclusions regarding wind impacts of the new development.
The City of Toronto adopted a Tall Building Design Guideline in May, 2013. Section 4.3 of the 92 page document is dedicated to mitigating wind, but adherence isn’t enforceable.
Is this the best the City of Toronto can do for its citizens? Will we become more and more like Chicago, the windy city?
