legal services department - caledontelecommunication facilities. public consultation as per the...

DP-2014-098

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To: Mayor and Members of Council

From: Development Approval & Planning Policy Department

Meeting: 2014-12-09

Subject: Proposed Bell Telecommunications TowerPan Am Site200 Pine Avenue, PalgravePart of Lot 27, Concessions 6 & 7 (ALB) Ward 4File No.: SPA 14-41T

RECOMMENDATIONS

That Report DP-2014-098 regarding Proposed Bell Telecommunications Tower, Pan AmSite, 200 Pine Avenue, Palgrave (Ward 4), be received; and

That the Town of Caledon provide concurrence for the proposed Bell Telecommunications Tower at 200 Pine Avenue, Palgrave (Pan Am Site) be endorsed subject to the following conditions:

a) The applicant must construct the Tower in accordance with the following drawings:

i. Tower Elevations/Profile, prepared by Bell Mobility Inc., received July 11, 2014;

ii. Grading and Sedimentation and Erosion Control Plan, prepared by MTE Engineers, Scientists and Surveyors, revision #1 dated November 5, 2014, redlined by Town staff November 19, 2014;

iii. Landscape Plan, prepared by Ferris and Associates Inc., revision #2 dated November 5, 2014, redlined by Town staff November 19, 2014; and,

iv. Details, prepared by Ferris and Associates Inc., revision #2 dated November 5, 2014.

b) The applicant in cooperation with Toronto and Region Conservation Authority (TRCA) Restoration Services, undertake restoration plantings to the satisfaction of the TRCA.

c) The applicant must execute a Letter of Undertaking to the satisfaction of the Town and provide payment of all required fees and securities.

EXECUTIVE SUMMARY

In July and August, 2014, Bell Mobility submitted an application for a proposed telecommunication facility at the Pan Am Site, 200 Pine Avenue, Palgrave, whichwas deemed ‘complete’ by the Town on August 27, 2014.

The proposal includes a 50 metre shrouded tripole tower and a fenced compound area with associated equipment shelters available for both Bell and Rogers.

A Public Information Centre was held on October 14, 2014 at the Palgrave PublicSchool.

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Staff has reviewed the proposal in conjunction with internal departments and external agencies and is of the opinion that the proposal is consistent with provincial, regional and local planning documents, meets the Town’s Protocol for Establishing Telecommunication Facilities and recommends concurrence of the application subject to conditions: the applicant to construct as per the redlined drawings outlined in this report; execute a Letter of Undertaking; and, payment ofall required fees and securities.

DISCUSSION

Purpose (background)

In July and August 2014, the Town of Caledon received a proposed site plan application for a telecommunication tower from Bell Mobility, for the Pan Am Site municipally known as 200 Pine Avenue, Palgrave. The application was deemed ‘complete’ by staff on August 27, 2014. The subject land is located east of Highway 50, on the north side of Pine Avenue. See Schedule “A” – Location Map, attached. The lands have historically been used as an equestrian centre and are currently under construction for the Pan Am Games.

Bell Mobility has identified a coverage ‘gap’ in the general area of the Village of Palgrave. Bell Mobility has undertaken a survey of the area and have concluded that the proposed location is best suited in order to fill this ‘gap’. This tower will also provide service coverage to the 2015 Pan Am/Parapan Games. The applicant has indicated that Rogers intends to co-locate on the tower to enhance their coverage of the area as well.

Town of Caledon staff, representatives from Bell and Rogers met over the summer to discuss the Town’s desire to run Public Sector Network, (a fiber optic network developedin conjunction between the Town, Region of Peel, Mississauga, and Brampton), fiber to the proposed telecommunications tower. As outlined in the June 3, 2014 Council report (CS-2014-065), the proposed partnership would have connected the new Palgrave Community Centre to the Public Sector Network at a reduced cost to the Town. Unfortunately, Bell and Rogers have declined the partnership. It is the Town’s understanding, however, that Bell’s connection to the proposed tower will be a fiber run up Highway 50. This could potentially provide businesses and residents along Highway 50 and nearby the proposed tower site with faster and more reliable broadband internet options.

The applicant is proposing to erect a 50 metre (164.04 feet) shrouded tripole tower with two associated equipment cabinets within a chainlink fence enclosure. The proposed tower and enclosure are proposed to be located near the entrance to the Pan Am site and adjacent to an existing woodlot. The tower will be set back 59 metres (193.57 feet) from Pine Avenue and located approximately 170 metres (557.74 feet) to the nearest residential dwelling.

The Oak Ridges Moraine Conservation Plan, Region of Peel Official Plan, Town of Caledon Official Plan, Comprehensive Zoning By-law 87-250, as amended, as well as the Town of Caledon’s Telecommunication Protocol were reviewed in consideration of this application.

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Oak Ridges Moraine Conservation Plan (ORMCP)The property is located within the Rural Settlement (Palgrave), Natural Core Area and Palgrave Estate Residential Community (Countryside Component) designations of the ORMCP. The proposed tower itself is located within the Natural Core Area. The Plan permits telecommunication towers within this area if the area of construction disturbanceand right-of-way widths are kept to a minimum; the project allows for wildlife movement; lighting is focused downwards; adverse effects on the ecological integrity of the ORMCP are kept to a minimum; and the project is located as close as possible to the edge of the Natural Core Area. The applicant is proposing to keep the construction disturbance to a minimum while locating the tower and compound close to the edge of the Natural Core Area within an area to minimize the visual impacts on surrounding properties. As our technical advisors, the Toronto and Region Conservation Authority (TRCA), has provided comments explaining that they have no concerns with the proposal. While the applicant is proposing restoration planting between the woodlot and the proposed tower, TRCA staff will be undertaking the works. The applicant is also proposing additional planting around the compound to enhance buffers and screening. Planning staff has reviewed the policies of this Plan and are of the opinion that the proposal meets the objectives and intent of the ORMCP.

Region of Peel Official PlanThe subject property is designated Rural System – Area with Special Policies (Oak Ridge Moraine) on Schedule “D”, Regional Structure in the Region of Peel Official Plan. The Region of Peel has advised that they have no objection to the proposed facility.

Town of Caledon Official PlanThe subject property is designated Settlement Area (Palgrave), Environmental Policy Area and Palgrave Estates Residential Community on Schedule “A”, Town of Caledon Land Use Plan in the Town of Caledon Official Plan. The property is also designated Policy Areas 3 and 4 on Schedule “G” Palgrave Estate Residential Community in the Official Plan. The proposed tower and compound are located within the Policy Area 3 land use designation. This designation permits estate residential development.

Section 5.15 of the Official Plan contains policies with respect to Public Uses. Public utilities which provide services to the general community shall be permitted in all areas designated on Schedule “A”, provided:

a) that any such use is necessary in the area; can be made compatible with its surroundings; and that adequate measures are taken to ensure this compatibility;

b) that adequate off-street parking is provided; and,c) that no buildings or structures are erected in areas designated Environmental

Policy Area, unless in accordance with the provisions of Section 5.7.

The applicant has identified and explained the requirement for the facility in this location and has made an effort to mitigate the design of the Tower. While there is not a requirement for off-street parking, there is space available for parking. The proposal abuts the Environmental Policy Area designation; however, is not located within it. As our technical advisors, the Toronto and Region Conservation Authority (TRCA), has provided comments explaining that they have no concerns with the proposal, subject to restoration plantings.

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In addition, Section 7.10 discusses the requirements for facilities within the Oak Ridges Moraine Conservation Plan area. These requirements are the same as those discussed under the Oak Ridges Moraine Conservation Plan Area section of this report.

The proposed application complies with and will implement the related policies in the Official Plan.

Comprehensive Zoning By-law 87-250, as amendedThe property is zoned Open Space (OS), Rural (A2) and Rural – Floodplain (A2-F) in Comprehensive Zoning By-law 87-250, as amended. These zones permit various uses related to environmental management, residential and agricultural uses.

As per Section 3.24.5 of the Zoning By-law, the By-law is not applicable to a telephone or other supply or communication line or structure clearly ancillary to it.

The proposed telecommunication facility complies with Comprehensive Zoning By-law 87-250, as amended.

Zoning By-law 2008-50, as amendedThe property is zoned Environmental Policy Area 1 – Oak Ridges Moraine (EPA1-ORM),Environmental Policy Area 2 – Oak Ridges Moraine (EPA2-ORM), Rural – Oak Ridges Moraine (A2-ORM) and Open Space – Oak Ridges Moraine (OS-ORM) by By-law 2008-50.

This By-law states that nothing shall prevent the use of land or prevent the installation and maintenance of a telephone or other supply or communication line, distribution station or structure clearly ancillary to the foregoing provided that the location of such line or structure has been approved by the Corporation or the Region.

While this By-law has been approved by Council, it has not yet been approved by the Minister and is therefore not yet in full force and effect. The proposed telecommunicationfacility complies with By-law 2008-50, as approved by Council.

Town of Caledon, Protocol for Establishing Telecommunication FacilitiesThe Town’s telecommunication protocol contains specific requirements of proposed telecommunication facilities and criteria for review by Council and staff. The applicant has made their best efforts in meeting these requirements and criteria as summarized below. Staff is of the opinion that the applicant has satisfactorily addressed the Protocol. Details of this are included on Schedule “D” Town of Caledon, Protocol for Establishing Telecommunication Facilities.

Public Consultation

As per the protocol, a sign was erected along Highway 50 notifying the public of the proposal to establish a telecommunication tower on the site at least 20 days prior to the advertised Public Information Centre. A sign was posted on the property in accordance with the Protocol which included the date, location and time of the Public Information Centre.

Agency/Department CirculationThe subject application was circulated to external agencies and internal departments for review and comment, of which there were no concerns, subject to staff redlining the plan

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with minor construction notes. See Schedule “C” – Comment Sheet, attached. The Townwill require the applicant to execute an agreement to be registered on title in order to satisfy the Town that appropriate arrangements have been made to completely dismantle and remove the telecommunication facility from the property.

Public Information CentreA Public Information Centre was held on October 14, 2014 at the Palgrave Public School in Palgrave from 7:00 to 9:00 p.m. Property owners within 500 metres (1,640.42 feet) of the site were notified by mail. Advertisements were placed in the Caledon Enterprise (September 30, 2014) and the Caledon Citizen (October 2, 2014).

There were a total of 13 people in attendance at the Information Centre. There was a mix of support, ambivalence and opposition to the proposed tower from those in attendance. Most attendees attended the Centre in order to learn more about the anticipated wireless coverage provided by the proposed tower, and to learn about the telecommunication technology being used.

There were two attendees opposed to the tower and requested information as to how the site was selected and why it could not be located elsewhere. Bell informed those residents that the location was chosen in consultation with the landowner and equestriancentre to best reduce any interference with the operation of the facility.

Residents were concerned that lights would shine into their house at night. Bell has submitted the proposal to Transport Canada and are awaiting their confirmation with respect to lighting requirements, although Bell is confident that lighting will not be required.

Residents are also concerned about the health effects of a telecommunication tower. Bell has provided a letter attesting that the telecommunication tower will comply with Health Canada’s Safety Code 6 limits, for the protection of the general public including any combined effects of additional carrier colocations.

Concurrence with ConditionsSince Telecommunication Facilities are regulated by Industry Canada, the applicant submits an application to the Town to address the requirements of the Town’s Protocol. Council has the ability to make three decisions with respect to these towers:

1) Concurrence: The applicant has satisfactorily addressed the Protocol and there is no additional requirements or material required by the applicant.

2) Concurrence with Conditions: The applicant has satisfactorily addressed the Protocol; however, additional requirements are to be satisfied (i.e. drawing revisions and agreements).

3) Non-Concurrence: The applicant has not satisfactorily addressed the Protocol.

In the case of this tower, staff is recommending that Council provide concurrence of the proposal subject to the following conditions:

1) That the tower will be constructed as per the following list of drawings: A01 – Tower Elevations/Profile, prepared by Bell Mobility Inc., received

July 11, 2014; C1.1 - Grading and Sedimentation & Erosion Control Plan, prepared by

MTE Engineers, Scientists and Surveyors, revision #1 dated November 5,2014, redlined by Town staff November 19, 2014;

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SPL1.1 – Landscape Plan, prepared by Ferris + Associates Inc., revision #2 dated November 5, 2014, redlined by Town staff November 19, 2014; and,

SPL1.2 – Details, prepared by Ferris + Associates Inc., revision #2 dated November 5, 2014.

2) That Bell Mobility, in cooperation with TRCA Restoration Services, will undertake restoration plantings to the satisfaction of the TRCA.

3) That Bell Mobility will execute a Letter of Undertaking to the satisfaction of the Town and provide payment of all required fees and securities.

Financial Implications

This property is currently assessed as commercial ($116,250 CVA) and exempt ($156,750 CVA). The Town’s share of taxes levied, based on the current value assessment is approximately $565. The property tax account as at November 26, 2014, is current.

If the telecommunications tower is constructed as proposed the taxable assessment value of the subject property, as determined by the Municipal Property Assessment Corporation, may change to reflect the change in usage and the development that occurs.

If this telecommunications tower does not require a building permit then development charges will not be applicable. Any future development may be subject to Town of Caledon development charges as per By-law No. 2014-054, currently $37.89/m2 non-residential.

Region of Peel development charges, currently $196.60/m2 non-residential/non-industrial; and Education development charges currently $10.87/m2 may also be applicable should any future development occur. The Region has a guideline that structures less than 10 m2 are not subject to development charges. All development charges are payable prior to issuance of a building permit.

As outlined in the Purpose (background) section of this report, the Town intended to partner with Bell and Rogers and have each company run the Town’s Public Sector Network (PSN) fiber to the proposed telecommunications tower in order to reduce overall costs for everyone. Unfortunately, both Bell and Rogers declined this partnership. Accordingly, staff will re-allocate the $250,000 budget set aside for this project to an alternate PSN fiber project, “Redundant Fiber Loop”, that will improve the reliability and resiliency of the Town’s data communications network.

Applicable Legislation and Requirements

Oak Ridges Moraine Conservation PlanRegion of Peel Official PlanTown of Caledon Official PlanComprehensive Zoning By-law 87-250, as amendedBy-law 2008-50Town of Caledon Protocol for Establishing Telecommunication Facilities.

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COMMUNITY BASED STRATEGIC PLAN

Strategic Objective 2D- Manage Growth and Use Land Wisely.Strategic Objective 2F- Connect Neighbourhoods.Strategic Objective 5F- Expand High Speed Internet Infrastructure.

NEXT STEPS

1. Development staff will forward Report DP-2014-098 and Council’s resolution regarding the proposed telecommunication facility to the Applicant, Toronto and Region Conservation Authority and Industry Canada.

2. Planning Law staff will draft a Letter of Undertaking to be executed by the Applicant which outlines the requirement for dismantling the tower and installation of a plaque at the base of the tower.

3. The applicant will execute the Letter of Undertaking and return it to Town staff along with the payment of all fees and submission of securities.

4. Development staff will advise the Owner, Applicant, Region of Peel, Toronto and Region Conservation Authority and Industry Canada that the process for establishing the proposed telecommunication facility has been completed in accordance with the “Protocol for Establishing Telecommunication Facilities” dated June 1st, 2006.

ATTACHMENTS

Schedule “A” – Location MapSchedule “B” – Aerial Photo with Proposed TowerSchedule “C” – Comment SheetSchedule “D” – Town of Caledon, Protocol for Establishing Telecommunication Facilities

Prepared by: Stephanie McVittie

Approver (L1): Casey Blakely

Approver (L2): Mary Hall

Approver (L3): Carey deGorter

Approver (L4): Doug Barnes

Approver (L5):

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Application for Site Plan Approval (Telecommunications)

SPA 14-041 Susie Hutchinson-Wein

Date: November 2014

File No.: SPA 14-041

200 Pine Avenue Part lot 27, Concession 6 & 7 (ALB)

LOCATION MAP

Schedule 'A' to Development Approval & Planning Policy Report DP-2014-098 Page 1 of 1

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Location of Tower

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Application for Site Plan Approval (Telecommunications)

SPA 14-041 Susie Hutchinson-Wein

Date: November 2014

File No.: SPA 14-041

200 Pine Avenue Part lot 27, Concession 6 & 7 (ALB)

LOCATION MAP

Schedule 'B' to Development Approval & Planning Policy Report DP-2014-098 Page 1 of 1

S:\C11 - Reports to Council\2014\DP-2014-098 Bell Pan Am Tower\Schedule C.doc

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COUNCIL MEETING COMMENT SHEET

PIC Date: October 14, 2014 Prepared: November 18, 2014

Planner: Stephanie McVittie Ext. 4253

Proposed Telecommunication Facility

Bell Mobility Pan Am Site

200 Pine Avenue, Palgrave Ward 4

File Number: SPA 14-41T

The following comments were received regarding the above-noted file:

TOWN OF CALEDON – DEPARTMENT COMMENTS Building and Support Services Section, Building – October 16, 2014

Comments: No concerns. Corporate Services Department – October 8, 2014

Comments: This property is currently assessed as commercial ($116,250 CVA) and exempt ($156,750 CVA). The Town’s share of taxes levied, based on the current value assessment is approximately $565. The property tax account as at October 8, 2014 is current.

If the telecommunications tower is constructed as proposed, the taxable assessment value of the subject property, as determined by the Municipal Property Assessment Corporation, may change to reflect the change in usage and the development that occurs.

Any future development charges may be subject to Town of Caledon development charges as per By-law No. 2014-054, currently $37.89/m2 non-residential.

Region of Peel development charges, currently $196.60/m2 non-residential/non-

industrial; and Education development charges currently $10.87/m2 may also be applicable should any future development occur. The Region has a guideline that structures less than 10 m2 are not subject to development charges. All development charges are payable prior to issuance of a building permit

Development Section, Engineering – October 17, 2014

Comments: The Design and Engineering Team have reviewed this application for engineering issues. The following notes are to be redlined on the drawing:

1. Construction for this project is to comply with the most current version of the

Development Standards, Policies and Guidelines, prepared by the Town of Caledon Infrastructure Department and the Ontario Provincial Standards and Specifications.

Schedule 'C' to Development Approval & Planning Policy Report DP-2014-098 Page 1 of 4


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2. All proposed construction shall be carried out in accordance with the requirements of the Occupational Health and Safety Act and Regulations for construction projects.

3. All drainage is to be self-contained and discharged to a location approved by the Public Works Department and Conservation Authority prior to the issuance of a building permit.

4. Sediment control devices are to be installed prior to any construction on the site and shall be maintained throughout the construction period to the satisfaction of the Town and the applicable conservation authority.

5. Any changes to grades or servicing from the original approved site plan must be submitted by the Engineer to the Town for approval prior to construction.

Development Section, Landscape – November 11, 2014

Comments: The Development Team, Landscape has reviewed the second submission landscape plans for SPA 14-0041T. The landscape submission includes a landscape architect letter of conformance, a landscape cost estimate and landscape plans SPL1.1 and SPL1.2 prepared by Ferris + Associates Inc., revision number 2 dated November 5th 2014. Detailed comments have been provided below. While the majority of the comments have been satisfied, there is one minor remaining item that requires redlining prior to final approval as indicated below. 1. Please strike out the ‘200mm CAL’ text in the plant schedule for the white

spruce and white pine trees and replace with ‘200cm in height’.

Landscape securities are required at 100% of the total landscape cost estimate which is $11,890.00.

Development Section, Urban Design – September 15, 2014

Comments: The Development Team reviewed the site plan submission for the above-noted application and have no comments on urban design.

Development Section, Zoning – September 15, 2014 Comments: As per Section 3.24.5 of Zoning By-law 87-250, the Zoning By-law is not applicable to

a telephone or other supply or communication line or structure clearly ancillary to it. Zoning staff has no concerns with this application. Parks and Recreation Department, Parks – September 10, 2014

Comments: No comments.

Planning Law Office – September 8, 2014

Comments: A search of the title to the above lands has been completed and the submitted Site Plan reviewed.

Legal Description:

PIN 14341-0125 (LT) being Part of Lot 27, Concession 6 and 7, Albion as in VS207624, except Part 1, Plan 43R-5249, in the Town of Caledon, in the Regional Municipality of Peel



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Name of Owner: Toronto and Region Conservation Authority Easements: None Other Issues: None

Policy and Sustainability Section, Heritage – September 10, 2014

Comments: No concerns.

Public Works Department, Engineering – October 14, 2014

Comments: No comments.

Public Works Department, Project Manager – September 9, 2014

Comments: It is requested that Bell be aware that this site (200 Pine Avenue) will be under construction for the fall/winter 2014. All work/access that is required or conducted on site is to be coordinated through the Town and the Toronto and Region Conservation Authority.

EXTERNAL AGENCY COMMENTS Region of Peel – October 23, 2014

Comments: Regional staff are in receipt of the above noted site plan application and have no concerns with the telecommunications tower propose don the Pan Am Games equestrian site.

Toronto and Region Conservation Authority – November 18, 2014

Comments: It is the understanding of TRCA staff that the proponent is proposing to construct a 50 m shrouded tripole cell tower with associated 15.24 m by 15.24 m (50 ft by 50 ft) fenced equipment enclosure. The gross floor area required for the tower and equipment shelter is 8.66 sq. m. (93.22 sq. ft.). It is TRCA staff’s understanding that the proposed cell tower is required to service the site during the Pan Am equestrian events, as well as provide improved coverage and increase the wireless capacity in the area for the longer term. The subject lands are designated Settlement Area (Palgrave), Environmental Policy Area, and Palgrave Estates Residential Community, and Policy Areas 3 and 4 within the Town of Caledon Official Plan. The lands are also designated Rural Settlement (Palgrave), Natural Core Area and Palgrave Estates Residential Community within the Oak Ridges Moraine Conservation Plan (ORMCP). Recommendations TRCA Restoration Services staff has been in discussions with Bell Mobility to undertake the restoration plantings between the proposed cell tower and the adjacent vegetation area that is associated with the valleyland to the west. TRCA will also undertake the restoration works for the Minimum Vegetation Zone (MVPZ) along the full length along the valley. Funding is available to TRCA to undertake these works and we reserve the right to hold securities or funding from Bell. While we appreciate the applicant's commitment to add additional landscaping, TRCA Restoration



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Services staff may choose to implement a different planting plan that considers the overall restoration goal for the lands adjacent to the valley. Based on our review of the resubmission, TRCA staff recommends approval of the Site Plan Approval (Telecommunications) application as submitted. Planning Services Fees TRCA’s Planning Services Fee of $1,470 for a “Minor” Site Plan application, plus a Clearance Fee of $1,000 for a total of $2,470 is due at the time. As per the letter from SJSB Network Consulting Group Inc., dated Nov. 7, 2014, please provide the requisite cheque as soon as possible.


Town of Caledon, Protocol for Establishing Telecommunication Facilities

The Town’s telecommunication protocol contains specific requirements of proposed telecommunication facilities and criteria for review by Council and staff. The applicant has made their best efforts in meeting these requirements and criteria as summarized below. Staff is of the opinion that the applicant has satisfactorily addressed the Protocol. Preliminary Consultation On May 15, 2015, the applicant met with Planning staff for a formal Pre-Consultation (DART) meeting. Application Submission A formal site plan application with associated fees and required documentation, as per the protocol, was submitted to the Town of Caledon in July and August 2014 and deemed complete on August 25, 2014. Determining Sensitivity Proposals for new telecommunication facilities will be evaluated on a site by site basis to measure the sensitivity of the proposal through a variety of factors including environmental issues, visual impacts land use compatibility, and other planning matters which may be significant.

1. Transportation Corridors of Demand Within the Town there are definite transportation corridors that would be primary targets to establish telecommunication facilities. Highway 50 has been identified as a primary corridor in the Telecommunication Protocol. The Town understands the importance of providing service to these corridors, and while the facilities should be located at a distance not to interfere with public safety, they are still required to be located within a distance to the corridor to provide service to the users.

While the proposed tower and compound are located near an entrance on Pine Avenue, the overall site is in close proximity to Highway 50. While the tower is sufficiently setback from Highway 50, it also still ensures that the coverage on Highway 50 will be seamless and will eliminate the ‘gap’.

2. Site Selection – Property Ownership

The Town of Caledon requests that the applicant consider the use of publicly owned sites first (where possible). In the event that the proposed facility is to be located on private property, the applicant is expected to document a site selection process which reflects local land use interests and concerns. In cooperation with the Toronto and Region Conservation Authority (TRCA), the applicant is proposing to locate the tower on lands owned by TRCA. The applicant also reviewed the closest existing telecommunication facilities operated by other communication companies. The closest facilities are located to the north-west (Highway 9) and south-west (Old Church Road), which are outside of the ‘gap’ area and is therefore not an appropriate solution for the required coverage.

3. Site Selection – Environmental Policy Areas (EPA)

The Region of Peel and Town of Caledon Official Plans discourage telecommunication facilities from locating within lands designated Environmental Policy Area (EPA). The proposal abuts the Environmental Policy Area designation; however, is not located within it. As our technical advisors, the Toronto and Region Conservation Authority (TRCA),

Schedule 'D' to Development Approval & Planning Policy Report DP-2014-098 Page 1 of 3


has provided comments explaining that they have no concerns with the proposal, subject to the restoration planting being undertaken on the lands adjacent to the woodlot.

4. Site Selection – Nature and Design of Support Structures and Antennae Where a new telecommunication facility is proposed, consideration shall be given to the nature and design of the support structure, as well as its visual impact on the community. As outlined above, the applicant explored the opportunity for co-location of the structure; however, it was determined that a new structure is required. The applicant is proposing a shrouded-tripole tower which will provide the improved coverage, however, will also provide an opportunity for co-location for other communication companies (Rogers). The compound will be secured with a chainlink fence and will also contain two equipment cabinets. The applicant is proposing to locate the facility on a property to be the site of the 2015 Pan Am/Parapan Games. In addition, the proposed tower and compound is located adjacent to a woodland and the applicant is proposing additional plantings which will assist in buffering views.

5. Site Selection Criteria and Report Requirements The applicant is required to provide a site selection report outlining the steps taken by the applicant to investigate all non-support structures and co-location options, and a rationale explaining why a new support structure in a particular location is the only viable alternative. The applicant is to have regard for a number of factors and their impacts which must be explained in the report. Those factors and impacts, which have not been outlined previously in the report, are briefly summarized below.

a. Location of Residential Uses and Amenity Areas

While the proposed tower is located on the edge of the Village of Palgrave, the closest residential dwelling is located at a distance of approximately 170 metres (557.74 feet) from the proposed dwelling.

b. Location of Existing Vegetation Including Mature Tree Lines and Other Screening

Features On the Subject Property: The tower will be located adjacent to the woodland to assist with screening from Highway 50 to the west. In addition, the TRCA will be implementing restoration planting between the woodlot and the Tower. The applicant is also proposing to screen the compound and cabinets with a wood panel fence and landscaping. See Schedule “B”, Aerial Photo with Proposed Tower for more details.

c. Topographical Prominence & Viewscapes

The area surrounding the proposed telecommunication facility is primarily rural residential and agricultural (equestrian facility). The topography of the land is generally flat and level. The applicant provided simulated photographs which show viewscapes with the tower imposed.

d. Location of Private and Public Recreational Uses within View of the Proposed

Location The proposed telecommunication facility is not located near any institutional or recreational uses, with the exception of the Caledon Equestrian Park on which the



tower is proposed. The closest institutional use (Palgrave Public School), is located 800 metres (2,624.67 feet) south-west of the subject lands.

e. Any Other Potential Impacts (Public or Private Air Strips, Flight Paths, etc.) A review of aerial photographs did not reveal any public or private airstrips in the immediate area. It should be noted that Aerodrome safety is regulated by NAV Canada and Transport Canada. These agencies review the proposal as part of Industry Canada’s process.

f. Location within Natural Hazard Areas and Potential Off-Site Impacts

No natural hazard areas or potential off-site impacts were found in proximity to the subject lands.


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