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expertise in radar, aeronautics, airport operations or regulations; his evidence is not expert advice supported by facts. Noise. The revised MND finds no potential for significant impact, based on the manufacturer's noise specifications showing noise levels would not exceed 55 dB at the Project property line, which complies with City standards for industrial (and residential) uses. The Association's purported expert shows no expertise in noise analysis; his evidence is not expert advice supported by facts. As further discussed in the City Council staff report,the Beckman comments are not fact-based as to the Project and are not substantial evidence of the potential for a significant noise impact. Property values and economic hardship. Social and economic changes are not an environmental impact under CEQA. Risk of failure or abandonment. The Project must comply with all applicable building code and other development requirements. There is no substantial evidence, e.g., studies, opinions based on fact from a qualified expert on turbine systems to support the Association speculations on this subject. BE IT FURTHER RESOLVED as follows based on the whole of the record: A. The City Council hereby affirms the Board of Zoning Adjustments decision to approve the height variance to allow a wind turbine structure with a maximum height of 100 feet, based on the variance findings and subject to the conditions of approval, all as set forth in attached Resolution 02-13, incorporated herein by reference. B. In addition, the City Council hereby finds the higher the pole, the more efficient the turbine can operate and the more power the wind system can produce. There are existing obstructions in the southwesterly direction from the Project on other properties. Approximately 280 to 400 feet from the turbine are various groupings of tall trees (i.e., acacias and eucalyptuses). These are broadleaf evergreen trees that are approximately 40-to 65-feet tall with large canopies. Their canopies will continue to grow in height and width. The existing trees create a special circumstance applicable to the Project property in that their physical location and size would obstruct the southwesterly on-shore winds without the height variance for the turbine. Further, strict application of the height standard would result in peculiar and exceptional difficulty to the property owner in that a lower height is not a viable option in operating a turbine. The variance to permit a taller height is to resolve a practical difficulty to effectively operate the turbine as it is a fact that wind speeds increase with height, thus the turbine needs to be mounted on a pole. The higher the pole, the more efficient the turbine can operate and the more power the wind system can produce. These considerations would not be applicable to other permitted uses in the same zoning district that are not dependent on wind energy and that are more typically conducted within a building, or involve ground level equipment or storage. BE IT FURTHER RESOLVED that the City Council determines there was no prejudice to the Board of Zoning Adjustments for the reasons stated in the staff report. RESOLUTION NO.2013-043 4