Proposed New Telecommunication Tower and Related Equipment 227 Bloor Street East Public Mobile

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1 ~ k-oshawa Report To: From: Subject: Development Services Committee Commissioner, Development Services Department Item: DS-12~317 File: SPA Proposed New Telecommunication Tower and Related Equipment 227 Bloor Street East Public Mobile Date of Report: October 17, 2012 Date of Meeting: October 22, 2012 PUBLIC MEETING REPORT 1.0 PURPOSE The purpose of this report is to provide background information for the public meeting on a proposed telecommunication tower proposed by Public Mobile at 227 Bloor Street East. Public Mobile Inc. proposes to erect a 29.9 metre (98 ft.) high telecommunication tower with related at-grade equipment and fencing in the southwest corner of 227 Bloor Street East. Public Mobile proposes to lease the area for the telecommunication tower from the owner of the site Franck Cassano ( Ontario Limited). The public meeting is being held in accordance with Council's Telecommunication Policy. A notice advertising the public meeting was mailed to all assessed property owners and tenants within 120 metres (400ft.) of the subject site. In accordance with Council policy, Public Mobile will make a presentation at the public meeting on its proposal. Attachment No. 1 is a map showing the location of 227 Bloor Street East, the location of the proposed telecommunication tower and the existing zoning for the area. Attachment No. 2 is a copy of the Site Selection/Justification Report dated July 25, 2012 from Public Mobile. Attachment No. 3 is a copy of the City's Telecommunication Policy approved by Council in June 2007 and amended in June RECOMMENDATION That the Development Services Committee select an appropriate option as set out in Section 5.3 of Report DS dated October 17,

2 Report to the Development Item: DS Services Committee (Continued) -2.- Meeting Date: October 22, EXECUTIVE SUMMARY Not applicable. 4.0 INPUT FROM OTHER SOURCES 4.1 Other Departments and Agencies );;> No department or agency that provided comments on the telecommunication tower proposal has any objection. );;> The Airport Manager has confirmed that the height of the proposed telecommunication tower complies with the Federal Airport Regulations. 4.2 Auditor General )' The Auditor General does not provide comments on reports of this nature. 5.0 ANALYSIS 5.1 General Oshawa Official Plan and Zoning By-law );;> Telecommunication facilities are permitted in any land use designation in the Oshawa Official Plan subject to any regulatory requirements. Telecommunication facilities are also permitted in any zone in Zoning By-law No under the Public Use section provided the proposal conforms to the Oshawa Official Plan Industry Canada );;> Industry Canada approves licenses for radio and telecommunication companies to operate and ultimately authorizes and approves the locations of telecommunication antennas and towers. );;> A goal of Industry Canada is to find mutually acceptable locations for new antennas or towers. As such, it has defined roles for the City, the telecommunication company and Industry Canada. );;> The City has an opportunity to influence the location of the antenna and tower, not only from a land use compatibility perspective but from the community's perspective. The City cannot, however, prohibit the installation of a tower or an antenna. It is Industry Canada's position that telecommunication facilities licensed by authority of the Federal Government are not subject to municipal planning regulations such as the Oshawa Official Plan, Zoning By-law No or site plan approval.

3 Report to the Development Item: DS-12.;317 Services Committee (Continued) Meeting Date: October 22, 2012 ~ Telecommunication companies wishing to establish new towers or antennas must do the following: For certain proposed installations, telecommunication companies are required to consult with the City and follow any reasonable land use consultation process established by the City, including public consultation. Consult with Transport Canada where applicable to ensure antennas and tower structures comply with painting and lighting requirements for aeronautical safety. Ensure that telecommunications facilities operate in a manner that complies with Health Canada's limits of exposure to radio-frequency fields emissions. If necessary, undertake an environmental assessment to comply with the Canadian Environmental Assessment Act. ~ Consultation between the City and telecommunication companies is intended to: (a) Discuss site options; (b) Ensure that local processes related to telecommunication systems are respected; (c) Address reasonable and relevant concerns; and (d) Obtain City concurrence in writing. ~ A telecommunication company is prohibited from starting the installation of a telecommunication system until any required consultation process with the City has been completed or Industry Canada confirms concurrence with the consultation portion undertaken. Consultation responsibilities will normally be considered complete when a telecommunication company has: (a) Concluded consultation requirements with the City; (b) Carried out public consultation through the process established by the City; and (c) Addressed all reasonable and relevant concerns. ~ All consultation is completed within 120 days of a telecommunication company's initial formal contact with the City. Where unavoidable delays are encountered, the City is expected to indicate to the telecommunication company when a response can be expected to the proposal. If the City is not responsive, the telecommunication company may contact Industry Canada. Depending on individual circumstances, Industry Canada may support additional time or consider the City's consultation process complete. ~ In the event a radio and telecommunication company and the City cannot reach an agreement on the location of the telecommunication facility then Industry Canada can make a decision as to what is appropriate Council Policy for New Telecommunication Facilities ~ The City's policy for new telecommunication facilities was adopted by Council in June 2007 and amended in June A copy of the Council policy forms Attachment No. 3 to this report. 130

4 Report to the Development Item: DS Services Committee (Continued) -4- Meeting Date: October 22, Bloor Street East ~ Public Mobile is proposing to construct a 29.9 metre (98 ft.) high telecommunication tower with at-grade equipment and fencing at the southwest corner of 227 Bloor Street East. This property is occupied by a commercial building (see Attachment No. 1). ~ The site is designated as Planned Commercial Strip in the Oshawa Official Plan and is zoned PSC-A (Planned Strip Commercial) in Zoning By-law No ~ To the east of the subject site is a vacant property, a portion of which is being added to the subject site for a parking lot expansion. To the west of the subject site is a single detached dwelling. To the south of the subject site is the CN Rail main line. To the south of the CN Rail main line are single detached dwellings fronting onto Annis Street. Single detached dwellings and commercial uses are located to the north of the subject site across Bloor Street East. ~ Public Mobile has advised that the proposed telecommunication facility is required to improve coverage for the area surrounding the subject site. ~ Public Mobile advises that it investigated the potential to use other area buildings and alternative service provider sites in the area. However, Public Mobile was unable to find alternative sites that met its locational needs in this area. ~ In accordance with City Council policy, Public Mobile has submitted a Site Selection/Justification Report including site plan for the proposed telecommunication facility (see Attachment No.2). 5.3 Options ~ At the conclusion of the public meeting, two options are available to the Development Services Committee to deal with the proposed telecommunication tower and related equipment Option 1: Approve the Telecommunication Tower and Related Equipment Proposal ~ At the conclusion of a public meeting, proposals are normally referred back to staff for further review and the preparation of a recommendation report. ~ The Development Services Committee may wish to pass the following motion in the event no significant issues are raised at the public meeting: "That Development Services staff be authorized to advise Industry Canada that the City has no objection to the proposal by Public Mobile to install a telecommunication tower and related equipment at 227 Bloor Street East subject to Public Mobile addressing 1 3 1

5 Report to the Development Item: DS Services Committee (Continued) Meeting Date: October 22, 2012 such matters as siting and tower design to the satisfaction of the Commissioner of Development Services or Director of Planning Services." Option 2: Refer the Telecommunication Tower and Related Equipment- Proposal back to Staff );;> In the event significant issues are raised by the public and/or the Development Services Committee at the public meeting, then the telecommunication tower and equipment proposal should be referred back to staff for further review and the preparation of a recommendation report. In this case, the following motion should be passed by the Development Services Committee: "That the proposed telecommunication tower and related equipment by Public Mobile at 227 Bloor Street East as set out in Report DS dated October 17, 2012 be referred back to the Development Services Department for further review and the preparation of a subsequent report and recommendation. This referral does not constitute or imply any form or degree of approval." 6.0 FINANCIAL IMPLICATIONS );;> There are no financial implications associated with the Recommendation in this report. 7.0 RESPONSE TO THE COMMUNITY STRATEGIC PLAN );;> Holding a public meeting on proposed telecommunication towers advances Goal C (A Caring and Responsive Community) of the City's Community Strategic Plan by improving communication, encouraging citizen engagement and ensuring accountability and effective City management. Paul Ralph, B.E.S., RPP, Director Planning Services Thomas B. Hod.S., M.A., RPP, Commissioner Development Services Department RB/c Attachments 132

6 Attachment No. 1 DEVELOPMENT SERVICES DEPARTMENT Item No.: Subject: Address: File No.: E Subject Site DS' Proposed New Telecommunication Tower and Related Equipment 227 Bloor St E SPA

7 Item No. DS "717 AttachmentNo. Z. e IC MOBILE Site Selection/Justificatio Prepared for the City of p J 25,201 hway 401 t west of Ritson Road South St E, Oshawa Ontario SITE ONOSH0599 Public Mobile - FONTUR International Inc. to: RECEIVED JUL 26ZOlZ 30 East Beaver Creek Road, Suite 1 04 Richmond Hilt 1J2 DEVELOPMENTSERVlCES 154

8 July 25,2012 Cambell Steuart Planner City of Oshawa 50 Centre Street South, Sth Floor Oshawa, Ontario L1H 3Z7 Re: Site Selection and Justification for a proposed telecommunications tower- 227 Bloor Street East, OSHAWA- ONOSH0599 I am writing with the purpose of beginning the municipal consultation process for the telecommunications tower proposal referenced above. The proposal is to construct a 29.9metre steel monopole telecommunication tower on the property municipally known as 227 Bloor Street East, Oshawa. Public Mobile is regulated and licensed by Industry Canada to provide interprovincial wireless and data services. As a federal undertaking, Public Mobile is required by Industry Canada to consult with land-use authorities in siting tower locations. The consultation process established under Industry Canada's authority is intended to allow the local land-use authorities the opportunity to address landuse concerns while respecting the federal government's exclusive jurisdiction in the siting and operation of wireless and data systems. While the provisions of the Ontario Planning Act and other municipal by-laws and regulations do not apply to federal undertakings, Public Mobile is however required to follow established and documented wireless protocols or processes set forth by land-use authorities. In this instance, Public Mobile will work in accordance with the City of Oshawa's Policy for New Telecommunication Facilities to complete the consultation process at 227 Bloor Street East, Oshawa. Further to Industry Canada's default protocol I look forward to our continued discussions and public consultation on this proposal. We look forward to providing enhanced wireless services to residents and visitors in the City of Oshawa. Sincerely, 9-t% James Kennedy RPP, MCIP 1.55

9 Introduction The on-going increase in the use of personal cellular telephones and other wireless devices such as Blackberry and broadband internet for personal, business and emergency purposes requires the development of new wireless telecommunications infrastructure. This infrastructure includes new antennas and their support structures which are required to meet the demands of increased capacity and broadening service areas. Without antennas in close proximity to the wireless device, wireless communication is simply not possible. The use of wireless telecommunications is firmly entrenched into Canadian society and economy. Canadians currently use more than 18.5 million wireless devices on a daily basis including, wireless phones, pagers, mobile radios, mobile satellite phones and broadband internet devices. Two-thirds of every Canadian household have access to a wireless phone. More importantly, each year Canadians place more than 6 million calls to 911 or other emergency numbers from their mobile phones. As part of its on-going commitment to provide high quality wireless services, Public Mobile has determined that a new wireless telecommunications facility is required in the City of Oshawa. This report documents Public Mobile's site selection process, the details of the proposal, public consultation process/comments and the applicable Industry Canada provisions. As a general matter, Public Mobile's site selection process is a balanced exercise that must meet Public Mobile's network coverage objectives, having regard for land use constraints and its obligation to its customers to provide a high quality of service. Wireless telecommunications facilities are regulated by the Federal Government under Industry Canada and need not necessarily follow municipal or provincial planning approvals. However, in recognition of the policy vacuum which exists as a result of that circumstance, Industry Canada requires that wireless telecommunication carriers consult with land use authorities either by way of a federally established default process or a locally developed council and Industry Canada approved protocol for the establishment of telecommunication facilities. 136

10 Organization of this Report The information in this report will be presented in the logical progression of steps that the actual site selection process naturally follows: STEP 1 -Identification of Need (weakness in network coverage) STEP 2 - Identification and Evaluation of Different Site Location Options (Including co-location) STEP 3- Selection/ Justification of Preferred Location STEP 4- Public Circulation 15 I

11 STEP 1- Identification of Need A radio antenna and a tower are the two most important parts of a radio communication system. The antenna is needed to send and receive signals for the radio station. The tower raises the antenna above obstructions such as trees and buildings so that it can send and receive these signals clearly. Each radio station and its antenna system (including the tower) provide radio coverage to a specific geographic area, often called a cell. The antenna system must be carefully located to ensure that it provides a good signal over the whole cell area, without interfering with other stations and can "carry" a call as the user moves from cell to cell. Figure 1 If the station is part of a radio telephone network, the number of stations needed also depends on how many people are using the network. If the number of stations is too small, or the number of users increases people may not be able to connect to the network, or the quality of service may decrease. Figure 2

12 As the number of users exceeds the capacity of the radio station to receive and send calls, the coverage area for the cell shrinks and the shrinkage between cells creates coverage holes. As demand increases for mobile phones and new telecommunication services, additional towers are required to maintain or improve the quality of service to the public and restore contiguous wireless service. Figure 3 In this case, Public Mobile's RF Engineering department has determined the need for a Personal Communication Services (PCS) upgrade to adequately provide continuous coverage and service to our existing and future customer base in and around the commercial/residential area along Bloor Street east to more adequately serve the growing customer base in this rapidly urbanizing area. Currently, our network is burdened by a combination of poor voice and data quality in this very large area. In some cases, the coverage is so poor that a handset would be unable to place a mobile call in the subject location and surrounding area. The result of this situation is on-going customer complaints, high "dropped call" rates, and in extreme circumstances, the potential inability to place a mobile call that may be absolutely critical in an emergency situation. Public Mobile is committed and mandated by its licence to ensure the best coverage and service to the public and private sectors. The proposed site in Oshawa is extremely important in terms of providing coverage to an underserviced area. Public Mobile wants to provide infrastructure necessary to ensure that both residents and visitors to the area have access to the service they are accustomed to in other parts of the country. Public Mobile's objective for this portion of its network is to provide reliable coverage to the Bloor Street East and Ritson Road South residential and commercial area. 139

13 STEP 2 - Identification and Evaluation of Different Site Location Options Based on Public Mobile's Radio Frequency Engineering team, a general location was chosen in the vicinity of the lands along Bloor Street East and Ritson Road South. A site within the search ring on the map below (Figure 4) would, from an engineering point of view, meet the coverage objectives of Public Mobile's network. The standard radius of Public Mobile's search areas is approximately 500 metres, due to numerous factors, including: quantity of users; data volume; and urban and topographical obstructions. Figure 4 - Search area (The information presented above is based on the most recent, available, mobile phone tower inventory. The above search ring is approximately 500 metres.) A review of existing telecommunications installations within the search area, as well as the surrounding areas revealed three telecommunication facilities within 500 metres of the search radius. These surrounding towers, as identified by the orange arrows, represent the entirety of the wireless telecommunication infrastructure in that area and unfortunately given the distance of these towers from the desired coverage area; co-location, while still meeting RF coverage requirements, is not possible. 14U

14 STEP 3- Selection/Justification of Preferred Location Proposed Site Location The location which Public Mobile proposes for a wireless telecommunications site in Oshawa is on the property municipally known as 227 Bloor Street East, Part of Lots C-21 and C-22, Sheet 28, Registered Plan 335, City of Oshawa, Regional Municipality of Durham (Figure 5). The property's legal description is: PT LT C21 SHEET 28 PL 335 EAST WHITBY AS IN EXCEPT PT 1, 40R 15865; OSHAWA The site itself is located approximately 0.2km south of Highway 401, slightly west of Ritson Road on Bloor Street. The geographic coordinates for the site are as follows; Latitude (NAD 83) 43 52' 51.9"N Longitude (NAD 83) 78 50' 49.1"W 1 4 1

15 Public Mobile strongly supports co-location on existing towers and structures. The use of existing structures minimizes the number of new towers required in a given area and is generally a more cost effective way of doing business. However, tower infrastructure is a finite resource and over time most towers reach their engineered maximum. This normally results when more thantwo carriers occupy the same tower as illustrated below (Figure 6). The height of the proposed tower is 29.9 metre monopole telecommunication tower capable of accommodating additional carriers. Figure 6 I g include: direction, ~ azimuth, etc. I Alterations to i Further alterations - original antennas -tooriginal antennas ~ -Implemented Futures i IL IL.. Alterations to original 1: Addition of ~ _ 2nd Wireless Carrier :l - 2nd Wireless lj..,... antennas Iii Carrier c:.. _Additional Netwok i l Technologies/Equipment IL IL Initial Single Carrier Tower Profile over Tower a period of time Towers are limited in terms of both allowable space and engineering capacity. Each antenna array requires a separation of vertical space so they do not cause interference with each other. Unfortunately, as indicated on Figure 4 there are no suitable pre-existing towers with which to co-locate, and given the low average height of structures in the area, a rooftop antenna installation is also not viable. Public Mobile's proposed tower will be able to accommodate one additional carrier for the purpose of providing wireless communications coverage and network capacity; however, any additional carriers thereafter interested in co 142

16 locating on this tower must reinforce the existing structure. To the end user, this translates into Public Mobile's (and any co-locating carrier's) suite of wireless technologies such as cellular phone coverage, PDA device coverage (i.e.: BlackBerry, iphone) as well as wireless internet coverage utilizing the Public Mobile's Turbo Stick product. Depending on the signal strength, and the amount of data being downloaded, the regular user should not see a difference between this and a fibre line. In order to provide proper service in this existing network, sites need to be closer to residents. STEP 4 - Public Circulation In recognition of the Federal Government's exclusive jurisdiction and in an attempt to promote balance, Industry Canada requires that proponents of telecommunication facilities consult with land use authorities as part of their licensing process. The requirement to consult can be found in Industry Canada's document, Client Procedure Circular CPC According to the CPC, the purpose of consultation is to ensure that land use authorities are aware of significant antenna structures and/or installations proposed within their boundaries so antenna systems are deployed in a manner which considers local surroundings. Consultation must respect the Federal Government's exclusive jurisdiction and specifically does not give a municipality the right to veto the proposal. General information relating to antenna systems in available on Industry Canada's Spectrum Management and Telecommunications website however, as it pertains to consultation with the general public, Public Mobile will adhere to the processes and timeline expectations as outlined in the CPC Protocol for Establishing Telecommunication Facilities. According to Section 4.2 (4) of Industry Canada's CPC Default Public Consultation Process, a notice in a local community newspaper is not required as the proposed tower is less than 30 metres. As a result of the Federal Government's jurisdiction, this proposed wireless facility does not require permitting analogous to those of other development proposals. Similarly, zoning by-laws and site plan approvals, in the standard sense, are not applicable to these facilities. Furthermore Public Mobile attests that the radio antenna system described in this Site Selection package is excluded from the environmental assessment process under the Canadian Environmental Assessment Act. Notwithstanding the Federal Government's jurisdiction, Public Mobile is committed to consultation with the Local Land-use Authority and, as such Public Mobile will undertake in public circulation in line with the requirements outlined by the City of Oshawa's Protocol for Establishing Telecommunication Facilities. In addition to the public, Transport and NAV Canada were both given notice of the proposed tower for aeronautical clearances. 14.5

17 Canadian Environmental Assessment Regulation SOR/ (the exclusion list regulations, 2007) provides in Section 20 that the proposed construction of a radiocommunication antenna and its supporting structure are exempt from the requirements of the Canadian Environmental Assessment Act provided it meets the circumstances set out in Clause 20. That Clause reads as follows: 20. (1) The proposed construction, installation, operation, expansion or modification of a radiocommunication antenna and its supporting structure (a) if (i) the antenna and supporting structure are either affixed to a building or located entirely within 15 m of a building, or (ii) the antenna, its supporting structure, or any of its supporting lines has a footprint of no more than 25 m2; (b) if the project is not to be carried out within 30 m of a water body; and (c) if the project does not involve the likely release of a polluting substance into a water body. (2) The proposed construction, installation, operation, expansion or modification of a radiocommunication antenna and its supporting structure within 30 m of a water body if (a) the antenna and its supporting structure are affixed to a building; (b) the project results in an antenna with a height no more than the greater of 5 m and a height equal to 25% of the height of the building to which it is affixed; and (c) the project does not involve the likely release of a polluting substance into a water body. (3) The proposed construction, installation, operation, expansion or modification of a radiocommunication antenna and its supporting structure that are affixed to a physical work other than a building if the project (a) results in an antenna with a height no more than the greater of 5 m and a height equal to 25% of the height of the physical work to which it is affixed; and (b) does not involve the likely release of a polluting substance into a water body. 144

18 Similarly, Regulation SOR/ provides an exemption for buildings from the requirements of the Canadian Environmental Assessment Act provided it meets the circumstances set out in Clause 7. That Clause reads as follows: 7. The proposed construction, installation, operation or modification of a building, other than a building to be used exclusively for one or more of the purposes set out in subsection 6(2), if (a) the construction or installation does not result in a building with a footprint greater than 1 00 m2 or a height greater than 5 m; (b) the project is not to be carried out within 30 m of a water body; and (c) the project does not involve the likely release of a polluting substance into a water body. I attest that the radiocommunication antenna, its supporting structure and associated building proposed to be located at PT LT C21 SHEET 28 PL 335 EAST WHITBY AS IN EXCEPT PT 1, 40Rl5865; OSHAWA CITY OF OSHAWA will comply with the aforementioned exemptions. Sincerely, 9-% James Kennedy RPP, MCIP 14:)

19 Appendices Appendix 1 Site Survey I I I!.- ====1~

20 END 14/

21 DS Attachment No PURPOSE Council Policy for New Telecommunication Facilities To establish policies and procedures for the installation of new telecommunication antennas, towers and related structures which emphasize the following: Selecting locations for telecommunication facilities which ultimately minimize the number of such facilities and their visual impact; Allowing input from the public; and Providing a clear process for the installation of new telecommunications facilities. Industry Canada, the approval authority for regulating telecommunications facilities, ensures that municipalities are consulted prior to the construction of towers and antenna structures. The role of the City is to provide comments with respect to land use compatibility and community input. Industry Canada advises that the City has no constitutional authority to regulate or prohibit telecommunications facilities. 2. SOURCE City Council approval on June 11, 2007, as amended on June 2, POLICY 3.1 Definitions Antenna shall mean a device for transmitting and rece1v1ng electromagnetic waves, wireless communication signals or other communication signals. Alternative tower structures shall mean man-made support structures that camouflage or conceal the presence of antennas or towers such as flagpoles, clock towers, church steeples, street lights, artificial trees and other everyday features. Co-location shall mean the placement of one or more antenna on the same telecommunication tower or alterative tower structures. Equipment Shelter shall mean a structure containing equipment necessary to transmit and receive signals. Telecommunications Facilities shall mean telecommunication tower and/or antenna and an equipment shelter. Telecommunications Towers shall mean structures designed and constructed to support one or more antennas, including lattice towers, monopoles and guyed towers. 3.2 Site Selection for New Telecommunication Towers (a) The installation of new telecommunications towers is discouraged unless all other options within the telecommunication company search area have been explored and are considered inappropriate. The preferred methods of achieving additional 148

22 capacity are: (i) (ii) (iii) (iv) (v) Co-location on existing towers; Location on hydro transmission towers; Location of towers within or adjacent to hydro transmission corridors; Use of alternative tower structures; and Clustering adjacent to existing telecommunication towers. (b) A telecommunication tower shall be located in a manner which minimizes its visual impact. When locating a new telecommunication tower the following shall considered: (i) Avoidance of natural features, significant vegetation, hazard lands (e.g. floodplains, steep slopes) and environmentally sensitive areas; (ii) Locations shall be sensitive to residential areas, historic sites, environmentally sensitive areas and hazard lands; (iii) (iv) (v) (vi) Alternative tower structures are encouraged within the Major Urban Area and Hamlet boundaries as identified in the Oshawa Official Plan; An appropriate setback shall be maintained from road right-of-ways; Avoiding areas of topographical prominence, where possible, to minimize long/short range viewscapes; and Locations and heights that are in compliance with Transport Canada's requirements relative to the Oshawa Municipal Airport. 3.3 Site Design and Layout (a) N ew Telecommunication Towers The following shall be considered in the site design and layout of new telecommunications towers: (i) (ii) (iii) Planting of trees and shrubs around the perimeter fencing to mitigate the visual impact of the tower and equipment shelter, Small identification sign(s) of the telecommunication company may be permitted on the equipment shelter or perimeter fencing subject to the issuance of a sign permit as necessary; and Where alternative tower structures are not feasible, telecommunication towers and equipment shelters should blend in with the context (e.g. colour, etc.) of its surroundings. The architecture of an equipment shelter should reflect the area within which it is located (e.g. pitched roof, or brick if in a residential area). 14~ Page2

23 (b) Installations on Roof Tops or Existing Structures When locating a telecommunication antenna or equipment shelter on rooftops or existing structures, telecommunication companies shall endeavour to minimize the visual impacts of such uses by considering the following: (i) (ii) (iii) (iv) (v) (vi) (vii) Wall mounted antenna on the side of a building are discouraged below the roof but may be permitted subject to appropriate design. Wall mounted antenna on penthouses and stairwells above the roof are preferred; Utilizing alternative tower structures; New antennas should have a maximum height of 6 metres above the highest point of the building or existing structure and it should be setback a minimum of 3 metres from the roof edge on a building; Equipment shelters on roof tops should be setback from the roof edge as appropriate with appropriate consideration of the structural design of the roof; The colour and architectural style of the antenna and equipment shelter shall blend in with the building or structure; If an equipment shelter is aboveground and related to a roof-top antenna then the architecture of the equipment shelter must reflect appropriate urban design considerations related to the area within which it is located (e.g. pitched roof, brick if in a residential area); and Locations and heights that are in compliance with Transport Canada's requirements relative to the Oshawa Municipal Airport. 3.4 Other (a) (b) The City will encourage buildings greater than 6 storeys to be pre-designed to accommodate antenna and equipment shelters. Telecommunication companies shall be encouraged to remove facilities after their lease has expired. 4. PROCEDURE 4.1 Pre-consultation Prior to the installation of telecommunications facilities, telecommunication companies are encouraged to consult with the City's Planning Services Branch in the Development Services Department to discuss the site search area, site selection, including land use compatibility, sensitive visual areas and vistas, existing and proposed land uses and other potential impacts. Consultation with the Chief Building Official may also be required. Telecommunications companies are requested to consult with the City on proposals that 1]0 Page3

24 involve above ground equipment shelters even though they may be exempt according to Industry Canada's procedures to ensure the shelters are appropriately located, designed (e.g. architecture) and landscaped given the site context (e.g. in a residential area). 4.2 Submission Requirements For the purposes of administration and processing, telecommunication companies will be required to complete an application for site plan approval. The application shall be submitted to the Planning Services Branch in the Development Services Department with the appropriate fee. Such applications are not processed under the Planning Act. (a) New Telecommunication Towers All proposals for new telecommunication towers, where consultation with the City is required by Industry Canada, will generally include the following information: (i) (ii) (iii) (iv) Written justification from the telecommunication company, as to the need for the telecommunication tower and that the proposed location for the new tower is the preferred alternative. Non-tower, co-location and alternative tower structures shall be addressed in the justification; A site plan showing such items as the subject property, including the existing property lines and tfle leased area (if applicable), existing and proposed buildings, fences, buffering, building elevations, access, parking and the type and height of the proposed tower structure. Additional plans such as a landscape plan, a site servicing/grading plan and erosion and sediment control plan may also be required later in the review process; Pictures of the location and the proposed tower and associated facilities superimposed on the picture from four directions, north, south, east and west; and A plan showing the horizontal distance between the tower installation and the nearest residential zone and/or residential dwelling. (b) Installations on Roof Top or Existing Structures All proposals for telecommunication antenna or equipment shelters on roof tops or existing structures, where consultation with the City is required by Industry Canada, will generally include the following information: (i) (ii) (iii) A statement from the telecommunication company on the need for any increase in proposed tower height if the increased height is greater than 25% of the originally approved height; A plan showing the location and setbacks for the proposed antenna and associated facilities on the roof top or existing structure; A plan showing such items as building elevations and the location, type and Page4

25 height of the proposed antenna. A site plan showing such items as the subject property, the leased area, existing and proposed buildings, fences, buffers, access and parking is required for any aboveground equipment shelter. Additional plans such as a landscape plan, a site servicing/grading plan and erosion and sedimentation control plan may also be required at a later date for any aboveground equipment shelter/uses related to the antenna; (iv) (v) Any relevant information as may be required by the Chief Building Official at a later date during the review process; and Upon review of the site plan, the Development Services Department may require the telecommunication company to submit pictures of the building or structure with the proposed antenna and equipment shelter superimposed on the picture from four directions; north, south, east and west. (c) Alterations to Existing Facilities Where a modification to an existing site is proposed, which may include, but not be limited to, an increase in the height of the tower, additional equipment shelters or entrances, an amendment to an approved Site Plan may be required. 4.3 Public Consultation Process (a) Exemptions from Public Consultation Public consultation is not required in the following situations: (i) (ii) For installations of roof-top antenna, roof-top equipment shelters and wall mounted antenna that do not project more than 2 metres from the face of the building provided they are designed and are in a location on the roof acceptable to the Development Services Department; and Co-location of an antenna on an existing telecommunication tower or hydro tower. City Council may also exempt other proposals from public consultation as appropriate. For example, City Council may consider exempting proposals from the public process where towers are proposed adjacent to 250 kv or 500 kv hydro towers or adjacent to other telecommunication towers or where equipment shelters related to a roof top antenna are located on sites which are occupied by nonresidential uses or that abut non-residential uses. Notwithstanding any provisions of this policy to the contrary the City's policy does not apply to' the following types of installations, based on Industry Canada's exemption criteria: (i) Maintenance of existing radio apparatus including the antenna system, transmission line, mast, tower or other antenna-supporting structure; 1]2 PageS

26 (ii) (iii) (iv) (v) Addition or modification of an antenna system (including improving the structural integrity of its integral mast to facilitate sharing), the transmission line, antenna-supporting structure or other radio apparatus to existing infrastructure, a building, water tower, etc. provided the addition or modification does not result in an overall height increase above the existing structure of 25% of the original structure's height; Maintenance of an antenna system's painting or lighting in order to comply with Transport Canada's requirements; Installation, for a limited duration (typically not more than 3 months), of an antenna system that is used for a special event, or one that is used to support local, provincial, territorial or national emergency operations during the emergency, and is removed within 3 months after the emergency or special event; and New antenna systems, including masts, towers or other antenna-supporting structure, with a height of less than 15 metres above ground level. (b) Required Public Consultation (i) (ii) Subject to the exemptions set out above, a public meeting is required for any new tower or any new aboveground equipment shelter. The Development Services Department shall give written notice, by regular mail, of the public meeting to the owners and tenants of the lands within the circulation area around the subject property, to all Members of City Council and to adjacent municipalities if the new tower is within 500 metres of the municipal boundary. The notice shall be sent at least 20 days before the public meeting date. A newspaper advertisement notifying the public of any tower proposed to be 30 metres or more in height is required as part of the public consultation process. The newspaper advertisement will be paid for by the telecommunication company. The circulation area for the notice is as follows: Within the Major Urban Area boundary metres or 4 times the height of the tower which ever is greater measured from the base of the tower or equipment shelter; In all other areas metres measured from the base of the tower or equipment shelter; The notice shall include, at a minimum, the following information: The location of the proposed site; Date, time and location of Public Meeting; The name and telephone number of a contact person employed by the telecommunication company, as well as a municipal contact person; and 1].5 Page6

27 The Ward number. An information package provided by the telecommunication company will be included with the mailed notice. (iii) The Public Meeting shall be held by the Development Services Committee. At the Public Meeting, the telecommunication company shall be responsible for displaying all the necessary drawings and pictures and making a presentation. Subsequent to the Public Meeting, the telecommunication company shall provide to the Development Services Department a letter indicating how the telecommunication company will address the concerns raised at the public meeting. 4.4 Approvals (a) Letter of Recommendation with a Public Meeting (i) (ii) After the public meeting, the Development Services Department will prepare a report for the consideration by the Development Services Committee. The telecommunication company and any person that attended the public meeting and left their names will be invited to the Development Services Committee meeting to make any comments on the staff report, as appropriate. The Development Services Committee will then make a recommendation to Council. The telecommunication company or any person can request to speak to Council if they do not agree with the Development Services Committee recommendation. Council will then take a position on the proposal. The Development Services Department will issue to the telecommunication company (with a copy to Industry Canada) a Letter of Recommendation (Yes; No; Yes with conditions) stating that the company has consulted with the City and advising of Council's position on the proposal. Such letter will be provided within two weeks from the date of Council's decision or, in the case where a Letter of Undertaking is required, when a Letter of Undertaking has been completed to the City's satisfaction. (b) Letter of Recommendation without a Public Meeting (i) (ii) City Council delegates the responsibility to provide the City's position on any proposal that does not require a public meeting to the Commissioner of Development Services; The Development Services Department will issue to the telecommunication company (with a copy to Industry Canada) a Letter of Recommendation (Yes; No; Yes with conditions) stating that the company has consulted with the City and advising of the City's position on the proposal. Such letter will be provided within two weeks of site plan approval including the execution of a Letter of Undertaking if required. Page 7

28 (c) Letter of Undertaking (i) A Letter of Undertaking is required only in situations where: A new telecommunication tower is proposed; A new aboveground equipment shelter is proposed; and An upgrade to an existing facility is required by the City to improve the aesthetics or address grading issues. (ii) When the Development Services Department is satisfied with the site location, layout and design, the telecommunication company shall provide a Letter of Undertaking in the City's prescribed format. The Letter of Undertaking may address such matters as: Site design, landscaping, grading and servicing and building elevations; Approval for any new driveway entrances; Signage; Security deposits for site improvements; The removal of all structures upon expiration of the lease; A commitment to accommodate other telecommunication companies on site where feasible; and Other conditions as required. (d) Proposals on City Land (i) (ii) (iii) (iv) (v) Any proposal from a telecommunication company to acquire or lease land from the City for a telecommunication facility shall be placed on the Development Services Committee agenda; If the proposal has merit then it should be referred to the Council for approval in principle to acquire or lease City land; In the event Council approves in principle the sale or lease of City land, the process for considering the merits of the proposed tower or proposed aboveground equipment shelter shall be coordinated by Planning Services including the scheduling of a public meeting in accordance with this policy; Once Council takes a formal position on a proposal on City land, after any required public meeting, then Economic Development (Real Estate Services) will report on the proposed terms of the lease; and The process for any proposal that does not require a public meeting shall be coordinated by Economic Development (Real Estate Services). Note: Minor changes to or deviations from this policy and procedure may be made by the Commissioner of Development Services. Any significant changes must be approved by City Council. Page8