CITY OF GRA DE PRAIRIE SUBDIVISIO A D DEVELOPME T APPEAL BOARD AGE DA

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1 CITY OF GRA DE PRAIRIE SUBDIVISIO A D DEVELOPME T APPEAL BOARD AGE DA SEPTEMBER 19, 2012 AT 9:00 AM FIRST FLOOR, ORTH CO FERE CE ROOM CITY HALL STREET ATTE DEES Councillor J. Croken L. Coulter B. Younger 1. APPEAL D 1.1. Appeal on Refusal of Development Permit #D for the installation of a Telecommunications Tower to be located on Lot 133, Block 5, Plan , 6829 Kateri Drive, Grande Prairie, AB 2. APPEAL D 2.1. Appeal on Refusal of Development Permit #D for the installation of a Telecommunications Tower to be located on Lot 65, Block 6, Plan , 9215 Lakeland Drive, Grande Prairie, AB

2 SUBDIVISION AND DEVELOPMENT APPEAL BOARD HEARING # D WEDNESDAY, SEPTEMBER 19 TH, 9:00 A.M. FIRST FLOOR NORTH CONFERENCE ROOM CITY HALL TH STREET, GRANDE PRAIRIE, ALBERTA APPELLANT: DEVELOPER: TELUS (Logan Demerais) nd Avenue S.E., Calgary, AB T2A 5N7 TM Mobile Inc. (TELUS) nd Avenue S.E., Calgary, AB T7A 5N7 DEVELOPMENT APPLICATION: DEVELOPMENT ADDRESS: Telecommunications Tower (35 m or ft. in height) 6829 Kateri Drive Grande Prairie, AB LEGAL DESCRIPTION: Lot 133; Block 5; Plan LAND USE DESIGNATION: Local Commercial (CL) District RECOMMENDATION: It is recommended that the Subdivision and Development Appeal Board UPHOLD the decision of the Development Authority and REFUSE Development Permit D for a 35 m ( ft.) Telecommunications Tower proposed at 6829 Kateri Drive. BACKGROUND AND COMMENTS: Acting as the approving Development Authority, the Public Works Committee at their June 12, 2012 meeting refused a Communication Tower being approximately 35 m or feet in height (see Communication Tower Drawings Appendix #2). The legal description of the subject property is Lot 133; Block 5; Plan with a municipal address of 6829 Kateri Drive (see Site Location Map Appendix #1). The subject property is currently zoned Local Commercial District CL. The proposed Communication Tower is listed as a Discretionary Use in the CL District and falls within the definition of Public Utility.

3 SDAB D Communication Tower - TELUS PAGE 2 The applicant, TM Mobile Inc. (TELUS), had applied to install a total of 3 new Communication Towers in Grande Prairie to meet the demands of customers. Two of the 3 proposed locations were turned down as they were proposed in residential neighborhoods (one in Mission Heights and one in Lakeland). This particular one that was approved by the Public Works Committee is located in the Brochu Industrial Park. Grande Prairie has seen significant growth and as a service provider, TELUS needed to identify additional sites to meet current and future demands for service. In locating sites, some of the site selection criteria included: 1) Minimal impact to surrounding citizens 2) Selected sites that optimized the usage of the tower vs. the need to install several smaller towers 3) Existing coverage expectations of area residents and individuals travelling through the community and along major transportation routes 4) Local terrain 5) Interaction with adjacent cell towers or infrastructure 6) Possibilities for co-location opportunities with other Carriers; and 7) Line-of-sight requirement for high quality wireless telecommunications The reason for turning down the two proposed locations in the residential neighborhoods is that the Public Works Committee felt that the design, character and appearance of the proposed development and in particular whether or not it was compatible with the surrounding properties. The Committee felt it was more appropriate to see these types of towers located in a more suitable location which would have minimal impact such as an Industrial site. Communication Towers are regulated under the Telecommunications Act (S.C. 1993, c. 38) and through CRTC Canadian Radio-Television and Telecommunications Commission. Upon application for a Communication Tower, the service provider is required to consult with the local municipality on any zoning related issues or policies and guidelines municipalities may have around Communication Towers. Currently, the City of Grande Prairie relies on the Land Use Bylaw for the zoning locations there are no policies or guidelines in place for the site placement considerations. COMMUNITY IMPACT: Administration sent an information package out to all adjacent property owners within 150m radius (139 adjacent property owners) of the subject property informing them of the proposed development of a Communications Tower (Public Utility) being 35 m or feet in height and asking for comments. During the circulation of the application a total of 2 letters of objection were received and one phone call. The primary concerns raised were as follows: There is enough industrial areas in Grande Prairie that are more suited for this project This tower would definitely bring the value of our neighborhood down. We have such a nice area that does not deserve this kind of eye sore No information provided with respect to its environmental impact No permit or any assessment from environmental health Inconvenience and unsightly more suited towards the high school

4 SDAB D Communication Tower - TELUS PAGE 3 SUMMARY / CONCLUSION: It is recommended that the SDAB uphold the decision of the Development Authority and REFUSE Development Permit D for a Communication Tower ( Public Utility ) being 35 m or feet in height, proposed at 6829 Kateri Drive. Report Prepared and Submitted by: Valerie Norris-Kirk Manager, Development Permitting ATTACHMENTS: APPENDIX #1 SITE LOCATION MAP & ADJACENT CIRCULATION MAP APPENDIX #2 COMMUNICATION TOWER DRAWINGS

SDAB 2012-005D Communication Tower - TELUS PAGE 4 CITY LOCATION MISSION ESTATES NEIGHBORHOOD Blue

5 SDAB D Communication Tower - TELUS PAGE 4 CITY LOCATION MISSION ESTATES NEIGHBORHOOD Blue represents Site Location Red represents the 150 m radius (139 Property Owners who were notified) APPENDIX #1

6 SDAB D Communication Tower - TELUS PAGE 5 COMMUNICATION TOWER DRAWINGS APPENDIX #2

7 SDAB D Communication Tower - TELUS PAGE 6

8 SDAB D Communication Tower - TELUS PAGE 7

9 CITY OF GRANDE PRAIRIE ADMINISTRATIVE REPORT TO: City Manager DATE: September 12, 2012 FROM: Valerie Norris-Kirk FILE NO: D SUBJECT: SUBDIVISION AND DEVELOPMENT APPEAL # D All headings outlined below should be addressed. If not applicable to the topic, the heading need not be identified: 1. RECOMMENDATION It is recommended that the SDAB uphold the decision of the Development Authority and REFUSE Development Permit D for a Communication Tower ( Public Utility ) being 25 m or 82 feet in height, proposed at 9215 Lakeland Drive. 2. BACKGROUND All relevant background information and history is given so decision-makers have a clear understanding of the subject of the report. Information that may be addressed in this section includes the following facts: Council or Committee direction or previous decisions Outline Correspondence or request Clarify the issues Current City policies or positions Precedence 3. ALTERNATIVES 4. ANALYSIS 1. Legislative Responsibilities 2. Strategic Implications 3. Financial Considerations 4. Staff Implications 5. Community Impact (environment, economic, social, infrastructure, governance) 6. Communication Strategy

10 5. SUMMARY/CONCLUSION

11 SUBDIVISION AND DEVELOPMENT APPEAL BOARD HEARING # D WEDNESDAY, SEPTEMBER 19 TH, 9:00 A.M. FIRST FLOOR NORTH CONFERENCE ROOM CITY HALL TH STREET, GRANDE PRAIRIE, ALBERTA APPELLANT: DEVELOPER: TELUS (Logan Demerais) nd Avenue S.E., Calgary, AB T2A 5N7 TM Mobile Inc. (TELUS) nd Avenue S.E., Calgary, AB T7A 5N7 DEVELOPMENT APPLICATION: DEVELOPMENT ADDRESS: Telecommunications Tower (25 m or 82 ft. in height) 9215 Lakeland Drive Grande Prairie, AB LEGAL DESCRIPTION: Lot 65; Block 6; Plan LAND USE DESIGNATION: Local Commercial (CL) District RECOMMENDATION: It is recommended that the Subdivision and Development Appeal Board UPHOLD the decision of the Development Authority and REFUSE Development Permit D for a 25 m (82 ft.) Telecommunications Tower proposed at 9215 Lakeland Drive. BACKGROUND AND COMMENTS: Acting as the approving Development Authority, the Public Works Committee at their June 12, 2012 meeting refused a Communication Tower being approximately 25 m or 82 feet in height (see Communication Tower Drawings Appendix #2). The legal description of the subject property is Lot 65; Block 6; Plan with a municipal address of 9215 Lakeland Drive (see Site Location Map Appendix #1). The subject property is currently zoned Local Commercial District CL. The proposed Communication Tower is listed as a Discretionary Use in the CL District and falls within the definition of Public Utility.

12 SDAB D Communication Tower - TELUS PAGE 2 The applicant, TM Mobile Inc. (TELUS), had applied to install a total of 3 new Communication Towers in Grande Prairie to meet the demands of customers. Two of the 3 proposed locations were turned down as they were proposed in residential neighborhoods (one in Mission Heights and one in Lakeland). This particular one that was approved by the Public Works Committee is located in the Brochu Industrial Park. Grande Prairie has seen significant growth and as a service provider, TELUS needed to identify additional sites to meet current and future demands for service. In locating sites, some of the site selection criteria included: 1) Minimal impact to surrounding citizens 2) Selected sites that optimized the usage of the tower vs. the need to install several smaller towers 3) Existing coverage expectations of area residents and individuals travelling through the community and along major transportation routes 4) Local terrain 5) Interaction with adjacent cell towers or infrastructure 6) Possibilities for co-location opportunities with other Carriers; and 7) Line-of-sight requirement for high quality wireless telecommunications The reason for turning down the two proposed locations in the residential neighborhoods is that the Public Works Committee felt that the design, character and appearance of the proposed development and in particular whether or not it was compatible with the surrounding properties. The Committee felt it was more appropriate to see these types of towers located in a more suitable location which would have minimal impact such as an Industrial site. Communication Towers are regulated under the Telecommunications Act (S.C. 1993, c. 38) and through CRTC Canadian Radio-Television and Telecommunications Commission. Upon application for a Communication Tower, the service provider is required to consult with the local municipality on any zoning related issues or policies and guidelines municipalities may have around Communication Towers. Currently, the City of Grande Prairie relies on the Land Use Bylaw for the zoning locations there are no policies or guidelines in place for the site placement considerations. COMMUNITY IMPACT: Administration sent an information package out to all adjacent property owners within 150m radius (197 adjacent property owners) of the subject property informing them of the proposed development of a Communications Tower (Public Utility) being 25 m or 82 feet in height and asking for comments. During the circulation of the application a total of 6 letters of objection were received. The primary concerns raised were as follows: Potential negative impact on property values Safety of the tower not enough studies have been conducted to provide conclusive evidence that cell phone towers do not provide health risks to the residents that live near their location being located close to a school

13 SDAB D Communication Tower - TELUS PAGE 3 SUMMARY / CONCLUSION: It is recommended that the SDAB uphold the decision of the Development Authority and REFUSE Development Permit D for a Communication Tower ( Public Utility ) being 25 m or 82 feet in height, proposed at 9215 Lakeland Drive. Report Prepared and Submitted by: Valerie Norris-Kirk Manager, Development Permitting ATTACHMENTS: APPENDIX #1 SITE LOCATION MAP & ADJACENT CIRCULATION MAP APPENDIX #2 COMMUNICATION TOWER DRAWINGS

SDAB 2012-006D Communication Tower - TELUS PAGE 4 CITY LOCATION CRYSTAL LAKE STATES NEIGHBORHOOD Blue

14 SDAB D Communication Tower - TELUS PAGE 4 CITY LOCATION CRYSTAL LAKE STATES NEIGHBORHOOD Blue represents Site Location Red represents the 150 m radius (197 Property Owners who were notified) APPENDIX #1

15 SDAB D Communication Tower - TELUS PAGE 5 COMMUNICATION TOWER DRAWINGS APPENDIX #2

16 SDAB D Communication Tower - TELUS PAGE 6

17 SDAB D Communication Tower - TELUS PAGE 7

18 SDAB D Communication Tower - TELUS PAGE 8

Decision D ATCO Electric Ltd. Crystal Lake 722S Substation Telecommunications Tower Replacement

Decision D ATCO Electric Ltd. Crystal Lake 722S Substation Telecommunications Tower Replacement Decision 21617-D01-2016 Crystal Lake 722S Substation October 5, 2016 Alberta Utilities Commission Decision 21617-D01-2016 Crystal Lake 722S Substation Proceeding 21617 Application 21617-A001 October 5,