Report : CDS-13-015

Department of Community
& Development Services
Telephone (905) 468-3266
Facsimile (905) 468-0301

1593 Four Mile Creek Road
P.O. Box 100
Virgil, Ontario
L0S 1T0

		Submitted on:	January 18, 2013
Report:	CDS-13-015

Report To:	Community & Development Advisory Committee
Subject:	Telecommunication Tower Applications 1501 Line 8 Road

1. RECOMMENDATION
It is respectfully recommended that:
1.1 Council support the proposed tower location 1501 Line 8 Road;
1.2 Council direct staff to submit Town comments to Industry Canada including all agency/department and public comments/concerns with respect to the proposed location.

2. PURPOSE / PROPOSAL
In accordance with the Town Radio & Telecommunications Tower/Antennae Structures, Public Mobile Inc. has submitted a site plan application for the installation of a new telecommunication tower at 1501 Line 8 Road as shown on the survey attached as Appendix A.

To achieve coverage to the more populated areas of the Town, the proponent, on behalf of Rogers, is proposing to install the new structure on the Shalamar Campground site in the form of a flag pole.

3. BACKGROUND
In January, 2003, the Town implemented a Radio & Telecommunications Tower/Antennae Structure policy outlining criteria established for installation of radio/telecommunication tower structures within the Town. The policy outlines the differences between Significant and Insignificant Structures and the requirements associated with each type of structure (Insignificant or Significant). The policy also discusses public notification requirements (newspaper notice and mailed notification within 120 m (400 ft) radius of tower location), submission requirements, structure appearance, location and tower removal. The structures must also meet Industry Canada requirements and standards.

It should be noted that in cases where the Town does not support the proposal, it cannot prevent a proponent from ultimately gaining permission from Industry Canada to install a telecommunication antenna structure even if it contravenes the Town's Radio & Telecommunication Tower Policy or Town By-laws. Also, the Town does not assess proposed telecommunication towers with respect to health and radio frequency exposure issues or any other non-placement or non-design related issues. These issues are regulated through Health Canada's Safety Code 6 guidelines.

Under the Town policy, all Significant Structures are subject to Site Plan Control and as such the application is reviewed with respect to driveway entrances and parking areas, zoning setbacks for tower and accessory structures, lighting and signage, landscaping and screening and site grading and drainage, if the proposal results in a change of grade.

Rogers Communications Inc. submitted a site plan application for the installation of a new telecommunications towers on April 9, 2012. The proponent sent notification to all required property owners and hosted the required Public Information Meeting in the Council Chambers on December 19, 2012 for each of the two applications.

The application is discussed below, outlining site information, circulation comments and concerns raised during the Public Information Meeting.

1501 Line 8 Road
The property is designated Agriculture (EX-AG-8) in the Town Official Plan and is zoned Rural (A) in the Town Zoning By-law. The property is approximately 9.71 ha (24 acres) in size and currently there is a seasonal campground and mobile home park on site.

The proposed tower is located near the front entrance to the property approximately 35 m from the front property line. As a flagpole structure, the tower acts as an entrance feature to the property, and will replace an existing flagpole on the property. The closest residential dwelling is located approximately 275 m from the proposed tower. The proposed tower is a 30 m "stealth" monopole tower and related radio equipment cabinet.

Circulation Comments
Building Services - Building permit is required for the tower
Fire Services - Could provision be made to permit Emergency Services to place 911 communication equipment on the tower in the future

Public Information Meeting and Written Comments

There were no comments received from the public
Staff commented that the tower may be visible from the Niagara River Parkway and have a negative impact on views.

Proponent Response to Comments

"With current simulations of the property it is clear that as you approach the entrance to the property along Line 8 Road the upper half of the flagpole will be visible, more showing the closer you get to the driveway. While this is unavoidable, we feel that at 300m to the Niagara Parkway it would be quite a stretch for this proposal to be visible or at the very least to be considered detrimental to residents or visitors of the Niagara Parkway. Not only is this mostly shrouded by tree cover it is further designed to look like a flagpole with all equipment concealed on the inside."
"As demonstrated to the planning staff that this site is necessary we feel we have chosen the best possible location and design given collocation or deployment on some other infrastructure was not available."

4. DISCUSSION / ANALYSIS
The proponent has provided information describing network designs and explaining the amount of coverage required and the amount of capacity or data that can be accommodated at the site. The height of the tower determines the amount of coverage and location of the tower determines the amount of capacity.

The proponent has explained that capacity requirements have increased significantly as a result of new technologies such as improvements to wireless technology and consequently increased use of smart phone and tablets. For example, the capacity of 1 smartphone (ie iPhone, Android) is equal to as many as 24 regular mobile phones while the capacity of 1 tablet (ie. iPad, Playbook) is equal to as many as 122 regular mobile phones. It has also been noted that as capacity continues to increase with changing technology, additional locations may be required to achieve maximum efficiency of the network. It is also common to minimize the number of new tower installations by utilizing existing structures and/or towers to achieve network coverage objectives.

Location
The proposed tower is located on private property, on a site located adjacent to the Queenston minor urban centre. The tower is located approximately 35 m to the front property line at Line 8 Road. The proposal will not require additional entranceways/accesses or infrastructure to accommodate the proposed tower.

The tower is in the place of an existing flagpole. All of the proposed tower locations meet the zoning standards with respect to setbacks and lot coverage requirements.

Aesthetics/Appearance
The proposed tower for the Line 8 Road location will be a "stealth" flag pole tower, designed to disguise all equipment. The flag pole will function as an entrance feature to the campground, replacing an existing flagpole.

The antennas are mounted at the top of the structure on the inside of the steel pole. The pole has a uniform appearance without any appendages sticking out at the top.

The proposed tower is not permitted to use signs or advertising other than safety, warning or equipment information specific to the tower itself.

Fencing/Landscaping/Screening
The proposed flag pole structure will have ground shelter for equipment and will be well shrouded by existing trees on the property.

Emergency Services
The Town could potentially benefit as there is potential to accommodate for emergency services in the tower. Fire Services is working towards a back up for emergency communication as there isn't any currently available in the Niagara Region. Should the Virgil water tower site go down, there is no 911 communication available for the Fire Department. The accommodation for emergency services on the proposed tower would provide the Town with an available solution to this issue.

5. FINANCIAL IMPLICATIONS
There are no financial implications to the Town with respect to the application.

6. COMMUNICATIONS
Upon Council's decision with respect to the proposal, written comments will be provided to Industry Canada. The proponent will then move forward with the application to obtain approval from Industry Canada.

7. CONCLUSION
The proposed telecommunication tower location meets the Town's Radio & Telecommunications Tower policy and the Town's site plan requirements with respect to zoning standards with respect to setback requirements and lot coverage as well as driveway and entrance requirements and on-site grading. The proposed tower location will not impact the continued use of the property

The proposed tower and equipment cabinets will be requested to be located a minimum of 50 ft from the front and rear property lines and 10 ft from the side property lines,The proposed flag pole structure at Line 8 Road will have ground shelter for equipment and will be well shrouded by existing trees on the property.

As the proposed telecommunication tower meets the Town Radio & Telecommunication Policy and the Town Site Plan requirements with respect to zoning standards with respect to setback requirements and lot coverage as well as driveway and entrance requirements and on-site grading, it is recommended that Council support the proposed tower.

Further, that Council direct staff to submit Town comments to Industry Canada including all agency/department and public comments/concerns with respect to the proposed locations.

Written by, Respectfully submitted,

Aaron Butler, BES John Henricks, MCIP, RPP
Planner II Manager of Planning Services

Milena Avramovic Mike Galloway
Director of Community Chief Administrative Officer
& Development Services

ATTACHMENTS

Appendix A - Survey.pdf

Appendix B Coverage Map Line 8.pdf

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