City of Surrey PLANNING & DEVELOPMENT REPORT

File: 7915-0179-00

Planning Report Date: July 27, 2015

PROPOSAL:

• Development Variance Permit

to permit a 15-metre (49 ft.) high radio communication tower on top of an existing residential high-rise building (Infinity Tower) in City Centre.

LOCATION: 13618 - 100 Avenue

OWNERS: Strata Owners of Plan BCS52785

ZONING: CD By-law No. 15680

OCP DESIGNATION: Central Business District

Staff Report to Council File: 7915-0179-00

Planning & Development Report

Page 2 RECOMMENDATION SUMMARY • Denial DEVIATION FROM PLANS, POLICIES OR REGULATIONS • Seeking a variance to increase the height of a radio communication tower erected upon a

building from 3.0 metres (10 ft.) to 15 metres (49 ft.) above the roof of the building on which it is located.

RATIONALE OF RECOMMENDATION • The proposed 15-metre (49 ft.) high radio communication tower protrudes 7.5 metres (25 ft.)

above the 7.5-metre (25 ft.) Infinity Tower parapet. The Infinity Tower is located in a prominent gateway in the City Centre along King George Boulevard next to the King George SkyTrain Station. The design of the proposed radio tower is not integrated into the design/architecture of the Infinity Tower.

• The radio tower design would detract from the architectural character and quality of the Infinity Tower and the remaining Park Place development and is not in keeping with the design intent for City Centre.

• The radio tower would be visible throughout the City Centre area as well as for residents and

visitors approaching City Centre from multiple directions.

• Staff have requested that the tower design be revised from its current lattice structure to one that is more streamlined and thinner, however the applicant has advised that the design is required to meet radio frequency engineering requirements.

• To expedite a decision, the applicant has requested to proceed to Council knowing that,

should there be Council support, a full Development Permit submission will be required to address form and character.

Staff Report to Council File: 7915-0179-00

Planning & Development Report

Page 3 RECOMMENDATION The Planning & Development Department recommends that this application be denied. If, however, Council finds merit in the proposal, it should be referred back to staff to complete the application review process and to require the applicant to install the development proposal sign for the associated Development Permit. REFERRALS Engineering: Should the application be supported, Engineering will be requested

to provide comments with respect to the proposal. SITE CHARACTERISTICS Existing Land Use: Infinity Tower, 36-storey apartment building. Adjacent Area:

Direction Existing Use OCP Designation Existing Zone

North (Across 100 Avenue):

One-storey multi-tenant commercial building

Central Business District

C-8

East:

Two 35-storey residential towers with ground-oriented townhouses (Development Permit No. 7905-0323-01).

Central Business District

CD (By-law No. 13301)

South:

Two-storey multi-tenant commercial building and King George SkyTrain Station.

Central Business District

CD (By-law No. 15680)

West (Across King George Boulevard):

Holland Park Central Business District

CD (By-law No. 10911) and RF

DEVELOPMENT CONSIDERATIONS Background • The subject site is located at the southeast corner of 100 Avenue and King George Boulevard in

the City Centre. The site is zoned CD (By-law No. 15680), designated Central Business District in the Official Community Plan (OCP) and Mixed-Use (5.5 FAR) in the Land Use and Density Concept of the City Centre Plan Update.

• The site is part of a high density, mixed use residential/commercial development approved by

Council on July 25, 2005 (File No. 7904-0434-00). The development was originally named Infinity and later renamed to Park Place.

Staff Report to Council File: 7915-0179-00

Planning & Development Report

Page 4

• The subject site consists of a 36-storey residential tower located in the northwest corner of the

approved project, which was completed and occupied in 2008. This tower is still commonly referred to as the Infinity Tower.

Current Proposal

• The applicant proposes to install a 15-metre (49 ft.) high radio tower (antenna) on top of the

Infinity Tower building. The applicant has provided minutes of the January 20, 2015 Strata Council meeting indicating support for the radio tower installation.

• This proposal requires Council approval of a Development Variance Permit (DVP) as the Zoning By-law requires that communication towers, when erected upon a building, not exceed 3.0 metres (10 ft.) above the height of the building of which it is located (see By-law Variance section). The proposal also requires a Development Permit to address from and character.

• The proposed radio tower is for a new Surrey-based radio station (MySurreyFM 107.7) operating at the 107.7 FM frequency. The applicant is proposing to have their station office located within City Centre.

Proposed Radio Station • MySurreyFM 107.7 proposes to have a strong emphasis, approximately 30 hours per week, on

local news, information, public service announcements and discussion with a mix of adult contemporary music.

• The 107.7 FM frequency is a challenging frequency to work with and requires special radio

frequency engineering. The proposed station has a much weaker signal than many other radio stations operating in the region, which have radio towers located on Grouse and Seymour Mountains.

• The 107.7 FM frequency will service primarily the Surrey area and is considered a "drop-in

frequency" which requires the tower to be located within the middle of the service area (Appendix IV). The radio range is impacted by neighbouring stations in Seattle, Chilliwack, Salt Spring Island and Gibsons. As such, the applicant requires a tower located centrally within Surrey and the Infinity Tower is among the tallest buildings and sits at 75 metres (246 ft.) geodetic elevation.

Alternate Locations Explored

• The applicant has contacted ownership representatives from several towers within City

Centre, as illustrated on Appendix III, and has been turned down by all of them for a variety of reasons.

Staff Report to Council File: 7915-0179-00

Planning & Development Report

Page 5 Alternate Plan

• The applicant was granted a license by Industry Canada in approximately 2013 and due to

Industry Canada’s timeline, the applicant must be on air by June, 2016 or potentially lose their license.

• Should Council deny the proposed Development Variance Permit (DVP) application, the applicant is open to applying for a Temporary Use Permit (TUP) for a 3-year period and the potential for one, 3-year extension until other options for the radio tower become feasible. This would allow for the applicant to find a better suited location.

• Given the high profile nature of the site and the design of the radio tower, as well as the

significant cost of the construction and relocation, staff are not supportive of the TUP option and suggest that the applicant explore alternative locations where the radio tower could be sited, designed, integrated, or screened to be less visible at a suitable permanent location.

• The applicant argues that the TUP will be temporary as it is in the best economic interest to

move to a higher structure in the future to have a clearer and stronger signal.

• Staff would also have concerns with a Temporary Use Permit (TUP) proposal given that the costs to install the radio tower will be significant and it would likely be difficult to remove the radio tower upon expiration of the TUP, if an alternative location is not secured by that time and the radio station is up and running.

PRE-NOTIFICATION • In order to expedite a directive from Council, the proposal is being presented for initial

consideration without the necessary development proposal sign being erected on the site for the Development Permit component of the proposal. Should Council deem the proposal to have merit, the applicant would be required to erect a development proposal sign.

• Unlike the Council-endorsed notification process applied to telecommunication tower proposals (City Policy No. O-49), no public consultation has taken place to date for this proposed radio tower. Furthermore, it is unclear what information has been provided to the strata owners of the subject site.

DESIGN PROPOSAL AND REVIEW • The proposed radio tower is a lattice style tower with radio transmitting antennas affixed in

three rows along the upper half.

• The proposed radio tower is approximately 15 metres (49 ft.) in height and is affixed to the roof of the Infinity Tower. An existing penthouse parapet screens approximately 7.5 metres (25 ft.) of the lower half of the tower, which leaves approximately 7.5 metres (25 ft.) of the tower and associated antennae visible (see photo simulation attached as Appendix II).

Staff Report to Council File: 7915-0179-00

Planning & Development Report

Page 6 • The proposed 15-metre (49 ft.) high radio tower base will be located at the top of the

approximately 110-metre (361 ft.) tall residential building, resulting in an ultimate height of 125.2 metres (410 ft.).

• Due to radio frequency (RF) engineering requirements, the applicant states that the design of

the radio tower has to have three rows of antennae vertically spread over the top 7.5 metres (25 ft.) of the tower. The 1.47-metre (5 ft.) width of the triangular lattice tower is not designed to be structural but rather provides spatial separation between the antennae. The measurement from end of antenna to end of antenna will be more than 1.47-metre (5 ft.) in width likely closer to 3 metres (10 ft).

• The applicant has submitted a photo simulation/montage of the proposed radio tower as seen

from Holland Park, which is west of the site across King George Boulevard (Appendix II). The lattice structure and antennae lack any architectural integrity. Due to the width of the tower and antennae, it is unlikely that the proposed radio tower can be integrated into the design building.

BY-LAW VARIANCE AND JUSTIFICATION (a) Requested Variance:

• To vary Part 4 General Provisions of Surrey Zoning By-law, 1993, No. 12000, as amended, to increase the maximum height of a telecommunication/radio tower erected on a building, from 3 metres (10 ft.) to 15 metres (49 ft.) above the roof of the building on which is it located.

Applicant's Rationale:

• The proposed 15 metres (49 ft.) height is the minimum height required to meet safety

requirements and separation requirements between antennas.

• Several alternate locations have been explored for the proposed radio tower with the subject site having the only willing owners.

• The Infinity Tower has an existing 7.5-metre (25 ft.) parapet which will screen half of

the 15-metre (49 ft.) tower. Infinity Tower is one of the only towers in City Centre with a large penthouse parapet which screens approximately half of the tower height.

• The variance is required in order to provide a Surrey radio station which provides an

important social benefit to Surrey. Market research has determined that there is a need for a Surrey focused radio station as Surrey residents see themselves as separate and distinct from Vancouver. The proposed radio station will have a studio in Surrey City Centre.

• The radio station will be vital for getting important information out to Surrey citizens

concerning new initiatives in the city and traffic information. • Gateway Station (13401 – 108 Avenue) tower has a similar communication tower on its

rooftop.

Staff Report to Council File: 7915-0179-00

Planning & Development Report

Page 7

Staff Comments:

• The subject site is a high profile, gateway location in the City Centre along King George Boulevard and next to the King George Sky Train Station.

• The proposed massing and design of the proposed radio tower is incongruent with the design of the existing Infinity Tower and would be highly visible within City Centre and approaching City Centre from multiple directions.

• The design of the radio tower is not aesthetically appropriate and would detract from

the architectural character and quality of the Infinity Tower and the remaining Park Place development and is not keeping with the design intent for City Centre.

• The radio tower installed on top of the high-rise building at Gateway Station

(13401 - 108 Avenue) was installed for exclusive use of Industry Canada. The City did not have jurisdiction to prohibit the installation of this radio tower.

• Staff would be open to exploring alternate locations with the applicant, where the tower could be sited, designed, integrated or screened to be less visible.

• Staff do not support the requested variance. CONCLUSION • In considering the advantages and disadvantages of the proposed radio tower, the Planning

and Development Department believes that the negative impacts of the proposal are considerable, and therefore, recommends that this project be denied.

• If Council believes that the merits of the application are sufficient to allow the proposal to

proceed, the application should be referred back to staff to complete the application review process and to require the applicant to install the development proposal sign for the associated Development Permit.

Staff Report to Council File: 7915-0179-00

Planning & Development Report

Page 8 INFORMATION ATTACHED TO THIS REPORT The following information is attached to this Report: Appendix I. Lot Owners and Action Summary Appendix II. Rendering, Site Plan and Building Elevations Appendix III. Alternate Locations Explored Appendix IV. Proposed Coverage Map

original signed by Judith Robertson Jean Lamontagne General Manager Planning and Development JKS/da \\file-server1\net-data\csdc\generate\areaprod\save\19391059021.doc DRV 7/23/15 9:16 AM

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APPENDIX I

Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. (a) Agent: Name: Graham Hicks

Varcon Inc. Address: 4664 - Lougheed Highway, Unit 262 Burnaby, BC V5C 5T5 Tel: 604-297-0551

2. Properties involved in the Application

(a) Civic Address: 13618 - 100 Avenue

(b) Civic Address: 13618 - 100 Avenue Owner: Strata Owners of Plan BCS52785 Lot: BCS52785

3. Summary of Actions for City Clerk's Office

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FThe data provided is compiled from various sources and is NOT warranted as to its accuracy or sufficiencyby the City of Surrey. This information is provided for information and convenience purposes only. Lot sizes,legal descriptions and encumbrances must be confirmed at the Land Title Office. Use and distribution of this mapis subject to all copyright and disclaimer notices at cosmos.surrey.ca

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