Staff Report: Industry Canada Land Use Authority Consultation – 2101 Munn Road

Planning & Development Report

TO: Mayor & Council DATE: May 10, 2012 FROM: Jeff Chow, Senior Planner MEETING: May 15, 2012 FILE NO: 3060-20-2011/16

INDUSTRY CANADA LAND USE AUTHORITY CONSULATION FOR TELECOMMUNICATIONS TOWER - 2101 MUNN ROAD

RECOMMENDATION:

THAT a resolution be made to indicate land use authority concurrence to the proposal for a telecommunications antenna tower facility at 2101 Munn Road;

AND THAT any concerns or comments expressed by Council be included in a letter to the applicant.

CHIEF ADMINISTRATIVE OFFICER’S COMMENTS: I concur with the recommendation.

DIRECTOR OF DEVELOPMENT SERVICES’ COMMENTS: I concur with the recommendation.

PURPOSE OF REPORT

The applicant seeks a resolution from Council indicating land use authority concurrence for a proposed telecommunications tower facility on the subject property. Comments and concerns from Council would be forwarded as part of the consultation process required by Industry Canada, which is the approving authority for the facility.

BACKGROUND

The 32 ha parcel is located north of Thetis Regional Park on the municipal boundary shared with the District of Highlands. It is one of one of several owned by BC Hydro that buffer a power station. The facility would be sited in the northwest corner of the parcel directly south of a major overhead power line transmission corridor. The applicant has also applied for an Environmental Development Permit to construct the wireless telecommunications facility. The development permit application is addressed in a separate report to Council.

Industry Canada’s default consultation process comprises two stages: consultation with the public and the local land use authority. The applicant indicates that they have followed the public consultation process as follows:

Mail notification was sent to residents and owners of property within an area that is three times the height of the structure (3 x 60m = 180m) with a thirty day period to provide comments to the applicant
A newspaper advertisement was placed in the Goldstream Gazette, also with a thirty day period to provide comments.

More detailed information can be found in the April 20, 2012 letter from Chad Marlatt, Standard Land Company (see Attachment 1). Telus representatives floated a helium balloon at an elevation of 61 metres to determine visibility from adjacent residences, and it was concluded that the top would be visible from one of the residences. To reduce the visual impact without compromising the antenna function, the antenna height has been reduced from 60 m to 55 m.

The Town of View Royal is the local land use authority, but the 180 m radius area for consultation includes land in the District of Highlands. The applicant has received a letter of concurrence from the District of Highlands with comments regarding whether the service enhancement is necessary, that Council would prefer no microwave dishes be installed, and that Council does not desire a light to be installed on the tower (Appendix 4 of Attachment 1).

PROPOSAL

The proposal is to construct a 55 m telecommunications antenna tower, an accessory building to store cellular equipment, and a backup generator as shown in Figure 1.

ISSUES

The key issues for discussion that Industry Canada requires in the consultation with the Town include the following:

Site options;
Local processes related to antenna systems;
Reasonable and relevant concerns from both the land-use authority and the community they represent; and
Obtaining land-use authority concurrence in writing.

ANALYSIS

1. Site Options Telecommunications antenna towers are almost always unwelcome in communities but they are now a necessity because of society’s technological demands. In this case, the site is in a logical location that would improve local service and add resiliency to the area communication network in the event of emergency. The proposed facility is not expected to have major visual impacts because: a. The location would be relatively remote b. The tower would be in a forested area that minimizes tree removal, meets development permit area guidelines, and would have partial screening by trees c. It would be located as close as possible to a major overhead power transmission corridor that has a greater visual presence.

Site Plan diagram showing the locations for the backup generator, Telus equipment shelter, accessory building, and the 55m self-support antenna tower, including markings for trees to be removed or retained.

Figure 1. Site Plan (Based on plans prepared by RKTG Consulting Engineers)

2. Local Processes Related To Antenna Systems The proposal will respect local processes as follows: a. The proposed buildings will conform to the area, siting, height and other requirements of the GB-2 (Green Belt 2) zone and the Land Use Bylaw b. A development permit application has been submitted because the site is within the Sensitive Terrestrial Ecoystems Development Permit Area c. Permits for tree removal have been approved subject to Industry Canada approval of the tower d. Building permits will also be required for construction, including sealed plans from a professional engineer for the tower structure.

3. Reasonable and Relevant Concerns from Both the Land-Use Authority and the Community They Represent One concern is that antenna co-location on this tower would be preferred over future requests for additional towers from other wireless service providers. Industry Canada policies support this co-location and the applicant has indicated no objection.

Any other concerns expressed by Council can be included in the response to the applicant for consideration by Industry Canada.

4. Obtaining Land-Use Authority Concurrence In Writing The applicant has provided a sample resolution in Attachment 8. Additional comments or expressions of concern from Council can also be conveyed to Telus.

RECOMMENDATION