ANALYSIS <br />The subject property is planned for Low Density Residential Use and is zoned R-1 Low- <br />Density Residential. Under Table 9.2740, in the R-1 zone telecommunications towers or facilities <br />such as the proposed mono-pine are permitted subject to zone verification and the special <br />development standards of EC 9.5750 - which are the Telecommunications Devices-Siting <br />Requirements and Procedures. <br />1. EC 9.5750 - Telecommunications Devices-Siting Requirements and Procedures <br />EC 9.5750 provides a substantial number of requirements in order to construct and <br />maintain cell towers. The staff report thoroughly analyses the EC 9.5750 requirements and <br />explains why the requirements are or are not met. Much of the staff report is not challenged by the <br />applicant or opponents, so it would be a waste of the City's money and resources to review and <br />repeat the unchallenged findings. Therefore, I adopt and incorporate the staff report findings <br />regarding EC 9.5750 in this decision, except as follows. <br />EC 9.5750(6)(b)(5) requires documentation that the ancillary facilities will meet the noise <br />standards of EC 9.5750(7). The staff report states that the proposed ancillary facilities would <br />violate the noise standards. The applicant is also requesting a variance to the requirement that <br />ancillary facilities be located underground. The staff report reviewed a proposal for that variance <br />that included an emergency generator. During the course of the application process, there was <br />significant communication between the applicant, the City, and the City's outside consultants <br />regarding a number of issues. One issue was the noise that would be generated by the emergency <br />generator. Without going into excessive detail, there was substantial confusion about how much <br />noise would be generated by the emergency generator. To be fair, most of the confusion was due <br />to imprecise information obtained from the manufacturer of the generator rather than the parties. <br />In any event, the applicant eventually decided to eliminate the emergency generator from the <br />proposal. This is discussed in greater detail pursuant to the variance request, but the staff agrees, <br />as do I, that the noise standards in EC 9.5750(7) would not be violated by the remaining ancillary <br />equipment. Therefore, EC 9.5750(6)(b)(5) is satisfied. <br />EC 9.5750(6)(c)(1) provides that in addition to the conditional use application <br />requirements in this case, the applicant must also submit: <br />A visual study containing, at a minimum, a graphic simulation showing the <br />appearance of the proposed tower, antennas, and ancillary facilities from at least <br />Hearings Official Decision (CU 14-4) 3 <br />248