APPENDIX T - Port of Vancouver · 2015. 11. 12. · G3 Terminal Vancouver: Port Metro Vancouver...

G3 Terminal Vancouver Port Metro Vancouver Project Permit Application

APPENDIX TViewscape & Shadow Study

AP

PEN

DIX

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G3 Terminal Vancouver: Port Metro Vancouver

Project Permit Submission

Table of Contents

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TABLE OF CONTENTS

STUDIES AND REPORTS ................................................................................................................... 1

Viewscape Analysis ................................................................................................................. 1

Observations ................................................................................................................... 35

Shade Analysis ...................................................................................................................... 35

Methodology .................................................................................................................... 35

Observations ................................................................................................................... 52

List of Exhibits

Exhibit 1: Site Plan and Key Structures ...................................................................................... 2

Exhibit 2: Profile of the Cleaning Building and the Gain Silos .................................................... 3

Exhibit 3: Viewpoint Locations .................................................................................................... 4

Exhibit 4: Cloverly Park (City of North Vancouver: Moodyville) ................................................. 5

Exhibit 5: View From Harbour View Park (City of North Vancouver on water) .......................... 8

Exhibit 6: View from Kennard Avenue and Cloverly (City of North Vancouver: Moodyville) .... 11

Exhibit 7: View from Brooksbank Avenue and Cotton Road (City of North Vancouver: Moodyville) .................................................................................................................................. 14

Exhibit 8: View from New Brighton Park (City of Vancouver: Hastings – Sunrise) .................. 17



Exhibit 11: View from north end of 3rd Street Overpass ............................................................. 26

Exhibit 12: View from middle of 3rd Street Overpass .................................................................. 29

Exhibit 13: View from corner of Gladstone and Adderly ............................................................. 32

Exhibit 14: Spring Equinox: March 21 ........................................................................................ 36

Exhibit 15: Summer Solstice: June 21 ........................................................................................ 40

Exhibit 16: Fall Equinox: September 21 ..................................................................................... 44

Exhibit 17: Winter Solstice: December 21 .................................................................................. 48



Viewscape Analysis

1

STUDIES AND REPORTS

Viewscape Analysis

As part of the PMV Project and Environmental Review process, PMV has established View and Shade Impact

Guilelines (July 2015) to assist applicants of projects on lands and waters managed by PMV, when considering

view and shade impacts of proposed new buildings and structures.

The G3 Terminal Vancouver Project has been evaluated based on how proposed siting, massing and the height

of varoius structures associated with development may have view or shade impacts on the surrounding

community (neighbourhood of Moodyville) and public view points. View impacts were assessed from a variety

public, private and skyline locations to illustrate the potential impacts. Renditions of the facility were superimposed

on photographs taken of these varoius view points as part of this reports preparation. This was accomplished

utilizing google earth and google street view and the existing three (3) dimensional model of the G3 Terminal

Vancouver to illustrate what the project would look like, before and after. Those buildings with the greatest heights

potentially creating either view or shade impacts are illustrated on the exhibit below. Key structures assessed in

the view and shade analysis include the cleaning building and the grain storage silos, as depicted on the plan

below. Other buildings, used for weighing the products, conveyors, used for transporting the material around the

site, and the ship loaders, used for loading the ships are also noted for context.



Viewscape Analysis

2

Exhibit 1: Site Plan and Key Structures

From a view and shade perspective, the proposed G3 Terminal Vancouver facility consists of buildings potentially

creating view and shade impacts, the highest of which is the cleaning building at 80 m (264 ft.) above grade. The

supporting storage/grain silos which comprise the largest composite structure have a height at 42 m (140 ft.)

above grade (refer to Exhibit 1).

For comparative purposes PMV, issued project permit (PP2012-099) to Richardson International for their

proposed grain Storage Capacity Project. The project consisted of the construction of two 40,000 metric tonne

concrete storage annexes approximately 54 m high (174 ft.). The Richardson storage annexes are higher than

those proposed at the G3 Terminal Vancouver and slightly less in length. Immediately west of the G3 Terminal

Vancouver project, the Neptune Potash Shed #2 roof line is 37m (122 ft.)1 . A profile drawing of the G3 Terminal

Vancouver cleaning building and the silos is illustrated below.

1 PMV Project Permit Number 2012-041



Viewscape Analysis

3

Exhibit 2: Profile of the Cleaning Building and the Gain Silos

A series of sensitive locations/receptor locations within the community and surrounding the Burrard Inlet were

chosen to illustrate the potential view impacts of the proposed G3 Terminal Vancouver. Port Metro Vancouver

reviewed the locations proposed and added addtional locations. The view locations have been selected to

illustrate how the facility will be viewed from a variety of locations, including, the neighbourhood of Hastings and

Sunrise, Community of Moodyville (City of North Vancouver) and from the water. Strategic locations utilized to

illustrate and consisted of:

• Cloverly Park (City of North Vancouver: Moodyville) • Harbour View Park (City of North Vancouver on water) • Kennard Avenue and Cloverly (City of North Vancouver: Moodyville) • Brooksbank Avenue and Cotton Road (City of North Vancouver) • New Brighton Park (City of Vancouver, Sunrise and Hasting neighbourhood) • North end of 3rd street overpass • Middle of 3rd street overpass • Corner of Gladstone and Adderly

It is noted that during project planning and design the grain silos were repositioned from an east-west to a north-

south direction resulting in a reduction to the massing of the facility from a waterfront view perspective. The

orientation of the silo's represents a key design measure to mitigate and reduce overall visual disruption. The

figure below illustrates the locations chosen.



Viewscape Analysis

4

Exhibit 3: Viewpoint Locations



Viewscape Analysis

5

Exhibit 4: Cloverly Park (City of North Vancouver: Moodyville)

Cloverly Park Without Terminal

Cloverly Park With Terminal



Viewscape Analysis

8

Exhibit 5: View From Harbour View Park (City of North Vancouver on water)

Harbourview Park Without Terminal

Harbourview Park WithTerminal



Viewscape Analysis

11

Exhibit 6: View from Kennard Avenue and Cloverly (City of North Vancouver: Moodyville)

Cloverly Park Without Terminal

Cloverly Park With Terminal



Viewscape Analysis

14

Exhibit 7: View from Brooksbank Avenue and Cotton Road (City of North Vancouver: Moodyville)

Brooksbank and Main/Cotton Dr Without Terminal

Brooksbank and Main/Cotton Dr With Terminal



Viewscape Analysis

17

Exhibit 8: View from New Brighton Park (City of Vancouver: Hastings – Sunrise)

New Brighton Park Without Terminal

New Brighton Park With Terminal



Viewscape Analysis

20




Viewscape Analysis

23




Viewscape Analysis

26

Exhibit 11: View from north end of 3rd Street Overpass



Viewscape Analysis

29

Exhibit 12: View from middle of 3rd Street Overpass



Viewscape Analysis

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Exhibit 13: View from corner of Gladstone and Adderly



Shade Analysis

35

Observations

The G3 Terminal Vancouver will be visible within the context of the Vancouver and City of North Vancouver

skyline as evident from the locations and vantage points utilized in this assessment. Specifically the cleaning

building and the grain silos represent the most visible structures, it is however noted that the overall view impacts

are lessened due to the presence of similar developments on the waterfront and in proximity to the G3 Terminal

Vancouver project such as Neptune Coal Terminal and the Richardson Grain Terminal, and the predominantly

industrial nature of the north shore waterfront in this area. The use of grey concrete and coloring of the facilities

(e.g. grain silos and maintenance cleaning facility, refer to Buildings Structures and Equipment) further reduces

view impacts, as the buildings blend into the existing built environment.

While travelling along Marine Drive (City of North Vancouver) the new facility will be visible.

The facility (specifically the cleaning facility and the grain silos), will also be visible from locations within the

Moodyville neighbourhood, however in some instances the views are lessened due to the presence of vegetation

that blocks views. This is evident at Cloverly Park.

On the south shore (views from New Brighton Park in Vancouver's Sunrise Hastings neighbourhood), the G3

Terminal Vancouver will be visible. As noted the magnitude of the view impacts are lessened as the facilities are

reflective of the industrial nature of the waterfront and other similar facilities on the north shore.

Shade Analysis

As part of the PMV Project and Environmental Review process, the PMV has established View and Shade Impact

Guilelines (July 2015) to assist applicants of projects on lands and waters managed by PMV.

The assessment of potential shade impacts of the proposed G3 Grain Terminal and the surrounding community

has been prepared during four time periods throughout the year:

• Spring Equinox (March 21) • Summer Solstice (June 21) • Fall Equinox (September 21) • Winter Solstice (December 21)

Further the review considers impacts for each at 9 am,12 pm and 3 pm.

Methodology

The shadow study was completed by exporting the 3 dimensional design model from Revit into AutoCAD where

the models were simplified to remove unnecessary elements (i.e. interior and underground features).

Subsequently the files were converted into Google Sketchup. Geo-location from Google Earth was imported into

the Sketchup model, then shadow settings were applied based on the requested dates and times as per PMV

guidelines.

Images were then exported from those models. For clarity, Photoshop was used to enhance the contrast of the

shadows that fall outside of the plant area. The final images are presented as .jpg files. The following exhibits

illustrate.



Shade Analysis

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Exhibit 14: Spring Equinox: March 21



Shade Analysis

40

Exhibit 15: Summer Solstice: June 21



Shade Analysis

44

Exhibit 16: Fall Equinox: September 21



Shade Analysis

48

Exhibit 17: Winter Solstice: December 21



Shade Analysis

52

Observations

The proposed G3 Grain Terminal is located within a predominantly industrial area, the overall impacts of shade

throughout the year on the surrounding residential community are minimal, although shade effects are evident

within the Moodyville neighbourhood during winter solstice period, specifically noting the early mornings (9 am).

During the winter solstice there will be increased shade within a portion of the Moodyville neighbourhood to the

west of the facility due to the grain cleaning building (80 m (264 ft.) in height above grade).

The shade effects of the silos ( the buildings representing the greatest massing) themselves (at 42 m (140 ft.)) are

predominantly restricted within the footprint of the existing Neptune facility, immediately to the west of the

proposed G3 Grain Terminal.

As the sun continues to rise during the winter solstice (12 pm and 3 pm) the shade impacts are restricted and

contained predominantly within the industrial/commercial areas within the City of North Vancouver.

Overall, the increase in shade during the winter solstice will impact a number of residences in the early mornings,

however this will not impact residential areas during the spring, summer and fall equinox.

As noted earlier the orientation of the grain silos as part of site optimization has further reduced the potential

effects on views and shade within the local community, however the design requires the location of the grain

cleaning building to be sited as such.

APPENDIX T - Port of Vancouver · 2015. 11. 12. · G3 Terminal Vancouver: Port Metro Vancouver...

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