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INFORMATION MANUAL
E-III-10
Subject:
TELECOMMUNICATION POLICY
Department/Division:
Engineering and Planning - Planning Division
Source:
Planning Director - Planning Division
Date:
2015 07 22
1.0 PURPOSE
This policy establishes a standardized application, consultation
and review process to be followed when siting new
telecommunications tower facilities within the City of Sault Ste.
Marie.
2.0 JURISDICTION
New telecommunication tower facilities are regulated by Industry
Canada and follow Federal protocol and procedures. Industry
Canada holds administrative authority and final approval for the
proposed tower location and design criteria. All telecommunication
towers are exempt from municipal zoning by-laws; however the
proponent must consult with the 'Local Land Use Authority' (City of
Sault Ste. Marie) and area residents prior to siting a tower.
3.0 DEFINITIONS
CO-LOCATION: Where antennas and equipment owned by
different proponents share the same tower or structure.
CONSTRAINTS & HAZARDS: Includes natural or built limitations
upon a site that could make development unsafe, such as
flooding, erosion, dynamic beach movement, unsuitable soils and
mine hazards.
LETTER OF CONCURRENCE: A formal letter from the
Municipality supporting the proposed tower instalment.
NATURAL HERITAGE FEATURE OR AREA: Features and
areas, including wetlands, fish habitat, habitat of endangered or
threatened species, significant wildlife habitat and areas of natural
and scientific interest, which are important for their environmental
and social values as a legacy of the natural landscapes of an area.
PROPONENT: A company or organization proposing to site an
antenna system (including contractors) for the purpose of
providing commercial or private telecommunication services.
REASONABLE AND RELEVANT CONCERNS: According to
Industry Canada, the factors that will determine whether a concern
is reasonable or relevant are those which relate to the particular
amenities or important characteristics of the area surrounding the
proposed antenna.
Examples of reasonable and relevant concerns include:
- Why is the use of an existing antenna system or structure
not possible?
- Why is an alternate site not possible?
- What is the proponent doing to ensure that the antenna
system is not accessible to the general public?
- How is the proponent trying to integrate the antenna into
the local surroundings?
- What options are available to satisfy aeronautical
obstruction marking requirements at this site?
- What are the steps the proponent took to ensure
compliance with the general requirements of the Canadian
Environmental Assessment Act, Safety Code 6 and any
other applicable regulations?
According to Industry Canada, concerns that are NOT relevant
include:
- Disputes' relating to the proponent's service, but unrelated
to antenna installations.
- Potential effects that the proposed antenna system will
have on property values or municipal taxes.
- Questions whether the Radiocommunication Act, Safety
Code 6 (health/safety concerns), local by-laws, other
legislation, procedures or processes are valid or should be
reformed in some manner.
RESIDENTIAL ZONE: Lands zoned R1, R2, R3, R4, R5 and R6,
in Zoning By-law 2005-150, as amended.
TELECOMMUNICATION TOWER FACILITY: Materials and
equipment including cellular and other point-to-point wireless
communication facilities such as radio and TV broadcasters, using
a variety of technologies.
TYPES OF TOWER FACILITIES:
Guyed towers are stabilized by pre-
stretched steel guyed ropes tethered
by masts in a lattice, triangular,
square, tapered or straight form.
Self- supported towers are free
standing lattice structures with the
following features;
(i)
Triangular or square
structure
(ii) Tube legs, angle legs,
lattice legs or solid round
legs
(iii) Sections in steel angle or
steel tubes
(iv) Steel angle cross bracing
Roof mount towers are masts or
towers that are mounted directly to
the exterior of a building and can be
self-supported or guyed.
Stealth Design Towers are
designed and constructed to be
integrated into the surroundings in a
manner that it appears to be part of
that building or structure and not a
telecommunication tower or
antenna. Examples include, but are
not limited to, camouflaging antenna
as trees, or within buildings, church
steeples, clock towers or flag poles.
Monopole Towers are single pole
self-supported towers without guyed
wired or supportive lattice.
4.0 PROCESS
OVERVIEW
1. Preliminary consultation -- the proponent must pre-
consult with the City prior to making a formal application to
erect a telecommunication tower facility. During the pre-
consultation period, appropriate city staff will be circulated
for comments and any additional information requirements
will be determined at this time.
2. Formal application and required fees -- if the proposed
installation is not exempt, as outlined in Section 5.0 of this
policy, the proponent must submit a formal application to
the City, as required in Section 6.0 of this policy. Once a
formal application has been received and deemed complete
by the Planning Director, the information within the
application will be available to the public.
3. Public consultation -- if the proposed installation is not
exempt, as outlined in Section 5.0 of this policy, the
proponent must provide public notice, hold a public
meeting, and respond to all written comments in
accordance to Section 7.0 of this Policy.
4. Public comment period -- the proponent is required to
acknowledge and record all public comments and concerns
received during the public comment period, including any
comments received from the City. The proponent is also
required to respond to any reasonable and relevant
concerns, and keep a record of such responses.
5. Proposal amendments and resubmission -- where
possible, the proponent is encouraged to amend the
proposal in a manner that appropriately addresses all
reasonable and relevant concerns.
6. Municipal decision: Issuance of a letter of concurrence
a) Where no objections have been raised or the proponent
has addressed all reasonable and relevant concerns to
5.0 EXEMPTIONS
the satisfaction the Planning Director, the Planning
Director shall issue a letter of concurrence to the
proponent.
b) Where the procedures related to the complete
application and/or public notifications have not been
followed, to the satisfaction of the Planning Director, a
letter of concurrence will not be issued to the proponent.
Alternatively, the proponent may restart the process.
c) If in the opinion of the Planning Director, there remain
significant reasonable and relevant concerns, a decision
of City Council will be required. In these cases, the
Planning Director will issue a report to Council,
acknowledging whether or not the proponent adhered to
the complete application requirements outlined in this
policy. The Planning Director will also comment upon
the degree to which the proponent has adhered to the
Locational and Design Criteria outlined in Section 8.0 of
this policy.
7. Municipal decision: No letter of concurrence -- where a
letter of concurrence is not issued by the City, the
proponent may engage in Industry Canada's Arbitration
Protocol.
The following are exempt from the requirement to consult with the
City of Sault Ste. Marie:
a) Telecommunication tower facilities less than 15m above
grade
b) Co-location facilities
c) Telecommunication tower facilities located upon buildings
or structures provided the height of the tower is not more
than 20% of the total height of the building.
d) and maintenance of existing telecommunication tower
facilities provided the overall height of the tower, as
6.0 COMPLETE APPLICATION REQUIRMENTS
originally constructed, is not increased by greater than 25%,
and the tower has existed for at least 12 months.
e) Temporary installations of less than 3 months for special
events or emergency reasons.
Unless exempted by the provisions of Section 5.0 of this policy, all
proposals for new telecommunication tower facilities or
modifications to existing towers are required to adhere to the
following complete application requirements:
1. Pre-consultation -- proponents are required to consult with
the City prior to making a formal submissions and beginning
the public consultation process.
2. Application Fee -- as outlined in Schedule A, attached to
this policy.
3. Complete application form -- Schedule B, attached to this
policy.
4. Site selection and justification report -- a written statement
of the steps taken by the proponent to investigate all non-
tower and co-location options, the rational for eliminating
these sites as the preferred location and the rational for the
proposed tower location and height.
5. Site plan and map -- showing the proposed tower and any
accessory structures situated on the site, including
setbacks from lot lines, tower height and type, accessory
building size and setback, site grading, location of existing
buildings, fences, access, parking and existing and
proposed landscaping.
6. Elevation drawings -- of the proposed tower and accessory
structures.
7.0 PUBLIC CONSULTATION
7. Visual renderings or photographs -- of the current site
conditions and superimposed tower.
8. Key map -- indicating the horizontal distance between the
proposed tower installation and the nearest residential
zone.
9. Description of lighting scheme -- a description of the
proposed lighting scheme required to adhere to Transport
Canada requirements, with special regard for minimizing
light pollution and other impacts such as glare or flashing.
10. Attestation of compliance -- with Health Canada's Safety
Code 6 and Transport Canada's Aeronautical lighting
scheme and obstruction marking requirements.
11. Site specific studies -- as determined by the municipality
during the pre-consultation exercise.
7.1 Public Notice Requirements
The proponent shall circulate notice by newspaper advertisement,
and regular mail to surrounding property owners within a radius of
120 meters from the property boundaries of the lot in which the
tower is located. Ward Councillors and Industry Canada shall also
be notified. Notices must be mailed at least 21 days prior to the
meeting.
The City will supply the proponent with a mailing list of property
owners within the required radius.
The notice shall include:
a) Time, date and location of the public meeting.
b) Site plan and address of the proposed tower.
c) Description of tower height, size, type, material, colour,
landscaping and any other proposed changes to the property.
d) Images of existing conditions and superimposed tower.
e) Clearly outlined timelines related to public submissions,
response and feedback periods as outlined in Section 7.2 of
this policy.
f) Contact information of proponent, City staff and Industry
Canada.
7.2 Public Consultation: Requirements & Timing
Where public consultation is required, the following timelines will
apply:
a) Notification of public meeting -- At least 21 days prior to
public meeting.
b) Written public comments -- To be sent to the proponent up
to 30 days after the public meeting.
c) Written response -- the proponent must acknowledge the
receipt of all public comments and provide a written
response to all reasonable and relevant concerns within 30
days of receiving public comments.
d) Feedback -- the public has an additional 21 days to
respond back to the proponent.
7.3 Concluding the Public Consultation
Upon completion of the public consultation process, the proponent shall
provide the City with the following items no later than 60 days after the
final feedback date as outlined in Section 7.2d of this Policy:
a) Record of names, addresses and phone numbers of public
meeting attendees.
b) Minutes of the public meeting identifying issues and concerns
discussed at the meeting.
c) Copies of all written comments received, and the written
responses.
8.0 LOCATION AND DESIGN CRITERIA
8.1 Locational Criteria
In determining an appropriate site for a new telecommunication
tower facility, the proponent should consider the following
principles:
1. Sites should be selected to minimize the total number of
telecommunication towers required. Co-location and
locations on existing structures or buildings are strongly
encouraged.
2. New towers are strongly discouraged within 120 meters of
any residential zone boundary. Where a tower is proposed
within these locations, a detailed rationale is required.
3. The preferred location of new telecommunication tower
facilities is in industrial areas, rural areas and utility
corridors, whenever possible and technically feasible.
4. New towers are strongly discouraged from locating within or
adjacent to natural heritage features or areas or upon lands
with significant constraints or hazards, as identified in Sault
Ste. Marie's Official Plan as amended.
5. New telecommunication tower facilities are discouraged
from locating in areas of topographic prominence or in a
manner that would impact a significant view or vista.
8.2 Design Criteria
The following guidelines should be taken into consideration when
designing new telecommunication tower facilities.
1. The design of the tower and accessory structures should be
sympathetic to the surrounding architecture and attempt to
9.0 GENERAL INFORMATION
reduce the scale and visual impact of the
telecommunication tower facility.
2. The natural landscape of a site should be protected at all
times. The planting of trees and shrubs at the tower site is
encouraged to enhance the surrounding character.
3. Stealth design techniques and streamlined structures
should be used in the design of a new telecommunication
tower. Monopole or stealth design techniques are the
preferred option for any new telecommunication tower
facility which must be located within 120 meters of a
residential zone.
4. Tower lighting should be designed in a manner that
minimizes it's impact to surrounding properties.
5. Wherever feasible, towers should be sited in a manner that
maximizes setbacks from the property lines of the lot in
which the tower is situated. It is the Municipality's
preference that at a minimum, towers be setback from the
property lines a distance that is equal to or greater than the
overall height of the tower.
General question or enquiries about the policy shall be
directed to:
Sault Ste. Marie Planning Division
99 Foster Drive, Level 5
Sault Ste. Marie, ON
P6A 5X6
Ph: 705-759-5368
Fax: 705-541-7165