This chapter establishes standards for the development and operation of telecommunication and electrical generating towers.

Except as may be mandated by federal law this chapter applies to all telecommunication towers including cellular wireless communications towers, single pole/tower amateur radio antennas, and television and radio broadcasting towers; and to all electrical generating towers including tower-mounted solar arrays and wind turbines.

A conditional use permit is required for all telecommunication towers and electrical generating towers pursuant to Chapter 18.60.

In reviewing proposals for telecommunications and electrical generating towers, the planning commission shall apply the following standards:

A.

Sites shall be limited to commercial and industrial zoning districts;

B.

Towers, antennas, satellite dishes, and appurtenant equipment shall not be located within any front yard setback or street side yard setback;

C.

The owner and/or operator of the facility shall operate and maintain such facilities in a clean, safe, and attractive condition at all times;

D.

In conjunction with issuance of the conditional use permit, permitee shall provide a performance bond or cash equivalent equal to one hundred percent of the city's estimated cost for removal of the facility. Said bond amount may be revised periodically by the city, and the bond may be utilized by the city in the event that permitee fails to remove the facility; and

E.

Unused and/or obsolete equipment and towers shall be removed from the site within six months after their need has ceased, or the city may, after notice and hearing, remove the equipment and towers and place a lien on the land to recover reasonable cost of removal.

F.

The height of towers shall be limited as specified in section 18.10.050.

In evaluating proposed towers, the planning commission shall consider the following design criteria:

A.

Sites should be selected according to the following order of preference:

1.

In locations where topography, vegetation and other natural features provide the greatest amount of screening;

2.

On existing structures that lend themselves to tower-mounted equipment (such as water towers, church steeples, light poles, head frames, and the like); and

3.

Within industrial areas in which existing structures provide a visual buffer from adjacent areas.

B.

Preference should be given to co-location with other similar facilities;

C.

Equipment and supporting structures should be painted a single, neutral, non-glossy color, preferably earth-tones;

D.

Electrical and equipment wiring should be placed underground; and

E.

Monopole towers should be given preference over lattice towers.

In addition to the application information required for conditional use permits pursuant to Chapter 18.60, the following additional information shall be provided for any telecommunications or electrical generation tower:

A.

Alternate Site and Network Analysis. The applicant shall submit documentation that all potential alternative sites have been explored and analyzed, including co-location sites;

B.

Photo Simulation. Photo simulations of the proposed facility from all relevant viewsheds, roadways, and neighboring properties shall be submitted; and

C.

Airport Safety Zone. A clearance letter from the airport land use commission shall be submitted.

A.

Satellite antennas utilized for residential use, including portable units and dish antennas, shall be designed, installed and maintained in compliance with Federal Communications Commission and California Public Utilities Commission regulations.

B.

All such antennas and satellite dishes shall not be installed within the front yard setback, the side yard setback, or the street side yard setback.

C.

If compliance with these requirements would result in no or poor satellite reception, the location may be modified upon application to and approval by the planning commission.