HomeMy WebLinkAbout8.2 05-050 Spotlight Arts Academy CUP
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: January 10, 2006
SUBJECT:
PUBLIC HEARING: (Adjudicatory Action) PA 05-050 Spotlight Arts
Academy Conditional Use Permit - to operate an Indoor Recreational
Facility in the M-I (Light Industrial) Zoning District. ~
Report Prepared by: Linda Ajello, Associate Planner ~
ATTACHMENTS: I. Resolution approving a Conditional Use Permit to allow an Indoor
Recreational Facility in a M-I (Light Industrial) Zoning District at
6979 Sierra Court.
2. Applicant's written statement
3. Project Plans and Vicinity Map
RECOMMENDATION: I. Hear Staff presentation,
2. Open the public hearing,
3. Take testimony from the Applicant and the public,
4. Close public hearing and deliberate,
5. Adopt Resolution (Attachment I) approving a Conditional Use Permit
to allow an Indoor Recreation Facility in the C-I (Retail Commercial)
Zoning District.
PROJECT DESCRIPTION:
The project site is on the east side of Sierra Court near the intersection of Trinity Court in the greater Sierra
Court light industriallbusiness park area (Attachment 3). The property is approximately 3.4 acres in size and
has a warehouse building of approximately 71,281 square feet. Spotlight Arts Academy proposes to occupy
approximately 3,062 square feet of the tenant space at 6979 Sierra Court. The other uses in the building are a
variety of warehouse, printing and distribution facilities with associated offices.
The proposed project consists of a Conditional Use Permit (CUP) to establish an arts academy for the
purpose of providing instruction in dance, theater, and vocal art forms for persons aged 7 to adult
(Attachment 2). No changes are proposed to the exterior of the building, only tenant improvements to the
interior space. The hours of operation for the Academy are mostly in the late afternoon until the evening as
follows: Monday 3:30 - 9:30 p.m.; Tuesday 4:30 - 9:30 p.m.; Wednesday 3:30 - 8:30 p.m.; Thursday 3:45 -
9:30 p.m.; Friday 4:15 - 8:00 p.m.; and Saturday 10:00 a.m. - 2:00 p.m. Spotlight Arts Academy currently
provides instruction in the cities of Dublin, San Ramon and Livermore and offers courses through the City of
Dublin Recreation Department.
Classes will be held on the upper level mezzanine, with an office and handicapped accessible classroom on
COPIES TO: Applicant
Property Owner
File
ITEM NO.J. 2,
the ground floor. A maximum of fifteen (15) students are proposed to be enrolled per class with one (I)
instructor/supervisor on site. The space is proposed for instruction only, with all performances to be held off-
site.
ANALYSIS:
The Spotlight Arts Academy will be located within an existing building at 6979 Sierra Court in the M-I
(Light Industrial) Zoning District. An indoor recreational facility is permitted in the M-I (Light
Industrial) Zoning District with the approval of a Conditional Use Permit. The General Plan land use
designation for the parcel is Business Park/Industrial, which permits a wide range of non-retail
businesses, research, manufacturing, and other activities conducted wholly indoors, that do not generate
nuisance due to emissions, noise, or unenclosed uses.
Staff finds that the project is consistent with the Dublin General Plan because the project is compatible
with the existing zoning and General Plan land use designation (with an approved Conditional Use
Permit) in that the proposed use is a non-retail business that does not generate any nuisances to
surrounding properties or the City as a whole.
Parking
The City of Dublin Off-Street Parking and Loading Regulations does not specifically define the proposed
indoor recreational use; therefore the number of parking spaces required shall be per CUP. Based on the
proposed hours and days of operation, and the maximum number of students and staff that may be on site
at one time, Staff feels that 16 spaces will be sufficient to meet the parking needs of the facility. The
City's Traffic Engineer was consulted on the proposed parking and agreed with the number of spaces
recommended by Staff.
Per the Dublin Zoning Ordinance, the following parking requirements apply to the Existing Warehouse,
office and indoor recreational uses:
Use Type (as listed in the Zoning Ordinance):
Warehouse = 1 space per 1,000squarefeet
o Ice = 1 s ace er 300 square eet
Office - 17,444 s uare feet
WarehouselPrinting - 50,775 square feet
Spot Light Arts Academy - 3,062 square feet - Parking
Per CUP
Total Parkin S aces ( er site Ian) = 125 rovided
Parking Required
per City Code
58 spaces
51 spaces
16 spaces
ENVIRONMENTAL REVIEW:
The project has been reviewed under the California Environmental Quality Act, (CEQA), State CEQA
Guidelines and the Dublin Environmental Guidelines, and the project has been found to be Categorically
Exempt per CEQA Section 15301 (minor alteration of existing facilities).
CONCLUSION:
This application has been reviewed by the applicable City departments and agencies, and their comments
have been incorporated into the Conditions of Approval for the project. The proposed project, as
conditioned, is consistent with the Dublin General Plan and the Zoning Districts in which the project site
is located and represents an appropriate project for the site.
20f4
RECOMMENDATION:
Staff recommends that the Planning Commission I) hear Staff presentation, 2) open the public hearing, 3)
take testimony from the Applicant and the public, 4) close the public hearing and deliberate,S) adopt the
Resolution approving a Conditional Use Permit to allow an Indoor Recreation Facility in the M-I (Light
Industrial) Zoning District (Attachment I).
30f4
GENERAL INFORMATION:
PROPERTY OWNER:
APPLICANT:
LOCATION:
ZONING:
GENERAL PLAN
LAND USE DESIGNATION:
ENVIRONMENTAL REVIEW:
LJR Properties, 6955 Sierra Court, Dublin CA 94566
Naja Gentry, Spotlight Arts Academy, 6325 Sierra Court, Dublin
CA 94566
6979 Sierra Court
M -I (Light Industrial) Zoning District
Business Park/Industrial
The project has been reviewed under the California
Environmental Quality Act, (CEQA), State CEQA Guidelines
and the Dublin Environmental Guidelines, and the project has
been found to be Categorically Exempt from the California
Environmental Quality Act (CEQA), according to the CEQA
Guidelines, Section 15301 (Minor alteration of existing
facilities).
40f4
RESOLUTION NO. 06 - XX
A RESOLUTION OF THE CITY OF DUBLIN
PLANNING COMMISSION
RECOMMENDING THAT THE CITY OF DUBLIN PLANNING COMMISSION APPROVE A
CONDITIONAL USE PERMIT TO ALLOW SPOTLIGHT ARTS ACADEMY IN THE M-l
(LIGHT INDUSTRIAL) ZONING DISTRICT LOCATED AT 6979 SIERRA COURT
(APN 941-0205-034-01)
P A 05-050
WHEREAS, the Applicant, Naja Gentry has requested a Conditional Use Permit to operate the
Spotlight Arts Academy at 6979 Sierra Court, APN 941-0205-034-01, in the M-I (Light Industrial)
Zoning District; and
WHEREAS, the proposal includes a space of approximately 3,062 square feet within an existing
Light Industrial/Warehouse Building; and
WHEREAS, the project has been found to be Categorically Exempt from the California
Environmental Quality Act (CEQA), according to Section 15301, Class I (Minor Alteration of Existing
facilities); and
WHEREAS, the Planning Commission held a public hearing on said application on January 10,
2006; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, the staff report was submitted recommending that the application be conditionally
approved; and
WHEREAS, the Planning Commission did hear and consider all said reports, recommendations
and testimony set forth above and used their independent judgment to make a decision; and
WHEREAS, the Planning Commission has found that the proposed project is appropriate for the
subject site.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby find that:
A. The proposed Recreation Facility/Indoor use and related structures is compatible with other
land uses, transportation and service facilities in the vicinity, in that I) the proposed Indoor
Recreational Use is compatible with other approved Indoor Recreation Facilities on Sierra
Court; 2) Section 8.12.050 states that a Recreational Facility/Indoor use is permitted in the
M-I (Light Industrial) Zoning District with a Conditional Use Permit; 3) the proposed
location of the facility is in a 3,062 square foot tenant space located in an existing building
and will be in close proximity to other approved indoor recreational facilities on Sierra
Court.
AITACHMENT /
B. The proposed recreational facility will not adversely affect the health or safety of persons
residing or working in the vicinity or be detrimental to the public health safety and welfare
because the proposed facility will comply with all City of Dublin regulations and will be
located in an existing building.
C. The proposed use, as conditioned, will not be injurious to property or improvements in the
neighborhood because I) the facility will comply with all City of Dublin regulations; 2) the
recreational facility will be located within an existing building and no exterior
modifications will be required to the building as a result of the proposed use; 3) the
proposed recreational facility is an appropriate use in the light industrial area and will be
compatible with the existing indoor recreational facilities on Sierra Court; and 4) the
typical hours of operation occur in the late afternoon until evening which is typically close
to or after businesses in the area close which have typical hours of operation from 8:00
a.m. until 5 :00 p.m., Monday through Friday.
D. There are adequate provisions for public access, water, sanitation, and public utilities and
services to ensure that the proposed use and related structures would not be detrimental to
the public health, safety and welfare because the proposed use will be operated completely
within an existing building that is serviced by all appropriate utilities.
E. The subject site is physically suitable for the type, density and intensity of the use being
proposed, in that the existing site is already developed and is an adequate size to
accommodate the use and the required on-site parking.
F. The proposed use, as conditioned, will not be contrary to the specific intent clauses,
development regulations, or performance standards established for the zoning district in
which it is located, as the Zoning Ordinance allows Indoor Recreation Facilities as a
conditional use in the Light Industrial Zoning District and is a permitted use when the
required findings as stated in Section 8.1 00.060 of the Dublin Zoning Ordinance can be
made. Conditions of approval have been applied to the project to ensure on-going
compatibility with surrounding land uses. The proposed indoor recreational facility is
compatible with the existing uses found in the M-I zoning district and therefore meets the
requirements of the Dublin Zoning Ordinance.
G. The approval of this Conditional Use Permit is consistent with the Dublin General Plan and
will provide a service to the community that is consistent with the intent of the
Industrial/Business Park General Plan Land Use designation, which calls for non-retail
businesses that do not involve heavy trucking or generate nuisances due to emissions, noise
or open uses.
2
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve PA
05-050, Conditional Use Permit, to allow a Recreational Facility/Indoor use in the M-I (Light Industrial)
Zoning District subject to the following Conditions of Approval:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to review and approval by the City of
Dublin. The following codes represent those departments/agencies responsible for monitoring compliance
of the conditions of approval: [PL.] Planning, [B] Building, [PO] Police, [DSR] Dublin San Ramon
Services District and [F] Alameda County Fire Department.
NO CONDITION TEXT RESPON. WHEN SOURCE
AGENCY/ REQUIRED
DEPART. Prior to:
PLANNING CONDITIONS
I. This Conditional Use Permit approval for PA 05-050 PL Ongoing Standard
is to allow the operation of a 3,062 square indoor
recreational facility at 6979 Sierra Court in the M-I
(Light Industrial) Zoning District. This approval shall
generally conform to the project plans and statements
stamped approved, consisting of a Written Statement,
Site Plan and Floor Plan (received by the Planning
Department on January 4th and Januarv 5th 2006).
2. Hours of Operation. The approved hours of PL Ongoing Planning
operation shall be limited to: Monday 3:30 - 9:30
p.m.; Tuesday 4:30 - 9:30 p.m.; Wednesday 3:30 -
8:30 p.m.; Thursday 3:45 - 9:30 p.m.; Friday 4:15 -
8:00 p.m.; and Saturdav 10:00 a.m. - 2:00 p.m.
3. Permit Expiration and Time Extension. Approved PL One year from DMC
use shall commence or demonstrate substantial date of approval 8.96.020.D
progress toward commencement within one (I) year of and E
CUP approval. Otherwise, the CUP shall lapse and
become null and void, in which case a new application
must be made and processed. The original approving
decision-maker may grant a time extension for a
period no longer than six (6) months given that the
Applicant submits a written request for an extension
of approval prior to expiration and that any Conditions
of Approval remain adequate to assure that applicable
findings of approval will continue to be met. Disputes
over permit expiration and time extension requests
may be publicly noticed and heard before the Zoning
Administrator.
4. Approval Period. This Conditional Use Permit PL On-going Planning
approval shall be null and void in the event the
approved use fails to be established within one year,
or ceases to operate for a continuous one-year period.
5. Annual Review. On an annual basis, this Conditional PL,PO On-going Planning
Use Permit approval may be subject to a review by the
Planning Manager to determine compliance with the
3
NO CONDITION TEXT RESPON. WHEN SOURCE
AGENCY/ REQUIRED
DEPART. Prior to:
Conditions of Approval.
6. Revocation. This permit shall be revocable for cause PL On-going DMC
in accordance with Dublin Zoning Ordinance Section 8.96.020.1
8.96.020.1, Revocation. Any violation of the terms of
the terms and conditions of this permit may be subj ect
to the issuance of a citation.
7. Minor amendments. Modifications or changes to PL On-Going DMC
this Conditional Use Permit approval may be 8.100.080
considered and approved by the Community
Development Director, if the modifications or
changes proposed comply with Section 8.100.080, of
the Zoning Ordinance.
8. Property Maintenance. The Applicant and/or PL On-going DMC 5.64
Property Owner shall keep the property maintained in
a safe, clean, and litter-free condition at all times.
9. Graffiti. The Applicant and/or Property Owner shall PL On-going DMC 5.68
keep the site clear of graffiti vandalism on a regular
and continuous basis at all times. Graffiti resistant
materials should be used.
10. Nuisance. The Applicant shall control all business PL On-going DMC
activity so as not to create a public or private nuisance 5.28.020
to the existing and surrounding businesses and
residents.
II. Noise. Loudspeakers shall be controlled at a low level PL,PO On-going DMC 5.28
as so not to create a public or private nuisance to the
existing and surrounding businesses and/or residential
neighborhoods. No amplified music shall be allowed
outside the enclosed buildings.
12. Temporary Promotional Banners and Balloons. PL On-going DMC
Temporary Promotional Banner Signs and Balloons 8.84.050
shall only be permitted after first secuflng an
approved Temporary Promotional Sign Permit. Any
slgnage on site shall be subject to the sign
requirements contained III the City of Dublin
Municipal Code.
13. A-Frame Signs. The use of any A-Frame, portable, PL On-going DMC
sandwich-board, pennants, or human-held signs on 8.84.150
the premises is strictly prohibited. Said signs and any
form of off-site advertising SignS shall also be
prohibited upon any public property, including City
streets and sidewalks.
14. Outdoor Events. Any outside events shall be subject PL On-going DMC
to the Temporary Use Permit requirements contained 8.1 08.020
in the City of Dublin Municipal Code, specifically
Section 8.108.020.
IS. Parking. Per the City of Dublin Zoning Ordinance, PL On-going Planning
the parking requirements shall be per CUP. Based on
the maximum number of students per class and
number of staff members on site at a time, 14 parking
spaces shall be provided for the Indoor Recreation
Facilitvat all times.
16. Performances. All public I1erformances and/or PL On-going Planning
4
NO CONDITION TEXT RESPON. WHEN SOURCE
AGENCY/ REQUIRED
DEPART. Prior to:
recitals shall be held off-site. r
FIRE DEPARTMENT
17. Based on the information provided, the occupancy is ar F OccuPll?cy/On- Fire
E-I occupancy. Based on this occupancy, the followin~ gOlllg
shall be required:
a) Separate building permit plans shall be
submitted for the change of use.
b) Provide allowable area calculations based or
the new occupancy or show that the accesso.1J
use in the building are less than 10% of the
building area.
c) Provide a complete one hour occupanc)
separation between the mezzanine, first floo
class room, and first floor office and the storage
area.
d) Exits door in the exit path shall have no lock 0
latch unless it is panic hardware as required b J
CBC 1007.3.10.
e) Provide a manual fire alarm system per CBC
305.9.1. The system shall be tied into the
existing sprinkler monitoring system.
18. Provide exit signs and emergency lighting for exit path F Occupancy CBC
as required bv CBC 1003.2.8. 1003.2.8.
19. If not already provided, Knox boxes are required at the F Occupancy CFC 902.4
main entrance to the space. The Knox Box shal
contain a key that provides access to the tenant space
Order forms for the Knox box are available at the fire
prevention office. It takes 2-3 weeks to receive the box
after ordering. The key can be placed in the box during
the Fire Department inspection.
20. Approved address numbers shall be placed on the space F Occupancy CFC
in such a position as to be plainly visible and legible 901.4.4
from the street or road fronting the property. Saic
numbers shall be placed on a contrasting background.
21. Provide 2AIOBC fire extinguishers within 75 fee F Occupancy CFC 1002
travel distance of any portion of the space. Al
approved sign in accordance with the Uniform Fin
Code shall be conspicuously posted above the
extinguisher.
22 The project shall comply with Uniform Building anc F On-going Fire
Fire Codes as adopted by the City of Dublin.
PUBLIC WORKS
23. Upgrade the existing disabled parking stall to curren PW Occupancy Public
ADA/Title 24 standards. Please assure that the Works
pavement slopes does not exceed 2% in any direction.
24. Provide curb-cut from the access aisle from the PW Occupancy Public
parking space in order for a disabled person to have Works
access to the main entrance.
5
NO CONDITION TEXT
25. Provide photometric calculation for the eXlstlllg
parking lot and around the building that demonstrates
a minimum foot-candle lighting level of not less than
1.0 at the ground surface for the adjacent parking area;
if this cannot be verified provide additional lighting
where necessary.
POLICE DEPARTMENT
26. The applicant shall comply with all applicable City of
Dublin Non Residential Security Ordinance
requirements.
27. The applicant shall comply with City of Dublin
Business License requirements.
28. The applicant shall insure that minor children remain
under adult supervision at all times.
29. The applicant shall work with the Dublin Police on an
ongoing basis to establish an effective theft
prevention and security program.
. The applicant shall schedule a personnel safety
training meeting with the Dublin Police Crime
Prevention Unit prior to the start of business.
30. A "Business Site Emergency Response Card" shall be
filed with the Police Department.
BUILDING DIVISION
31. Building Codes and Ordinances. All project
construction shall conform to all building codes and
ordinances in effect at the time of building permit.
32. Building Permits. To apply for building permits, the
Applicant shall submit eight (8) sets of construction
plans to the Building Division for plan check. Each
set of plans shall have attached an annotated copy of
these Conditions of Approval. The notations shall
clearly indicate how all Conditions of Approval will
or have been complied with. Construction plans will
not be accepted without the annotated resolutions
attached to each set of plans. Applicant/Developer
will be responsible for obtaining the approvals of all
participating non-City agencies prior to the issuance
of building permits.
33. Construction Drawings. Construction plans shall be
fully dimensioned (including building elevations)
accurately drawn (depicting existing and proposed
conditions on site), and prepared and signed by a
California Licensed Architect or Engineer. All
structural calculations shall be prepared and signed by
a California licensed Architect or Engineer. The Site
Plan, Landscape Plan and details shall be consistent
with each other.
6
RESPON.
AGENCY/
DEPART.
PW
PO
PO
PO
PO
PO
B
B
B
WHEN
REQUIRED
Prior to:
Issuance of
Building Permit
On-going
On-going
On-going
On-going
Issuance of
Building Permit
Through
Completion
Issuance of
Building
Permits
Issuance of
Building
Permits
SOURCE
Public
Works
Police
Police
Police
Police
Police
UBC
Building
Dept
Building
Dept
NO CONDITION TEXT RESPON. WHEN SOURCE
AGENCY/ REQUIRED
DEPART. Prior to:
34. Fees. The Applicant shall pay all applicable fees ir B Issuance of Building
effect at the time of building permit Issuance Building Permits Dept
including, but not limited to, Planning Fees, Buildi~g
Fees, Dublin San Ramon Service District fees, Public
Facilities fees, Tri Valley Transportation fees
Downtown Traffic Impact Fee, Dublin Unified Schoo
District impact fees, Alameda County Fire Services
fees, Noise Mitigation fees; Inclusionary Housing in
lieu fees, Alameda County Flood and Wate
Conservation District (Zone 7) Drainage and Wate
connection fees. When and if applicable and customary
credits shall be applied for existing improvements
PASSED, APPROVED AND ADOPTED this 10th day of January, 2006.
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Acting Planning Manager
G:\P A#\2005\05-050 Spotlight Arts AcademyIDraft PC Reso.doc
7
Naja Gentry
Spotlight Arts Academy
Summary
RECEIVED
JAN 0 4 200S
DUBLIN PLANNING
Snbject: Conditional Use Permit- Spotlight Arts Academy (6979 Sierra Court) File #PA 05-050
I) What type of business, activity or use are you proposing?
My business, Spotlight Arts Academy (SAA) is a service that provides instruction in
dance, theatre and vocal art forms to anyone age 7 years to adult. We offer sessions in
ballet, tap, jazz, hip-hop, voice, musical theatre, break-dance, salsa, Middle eastern dance
and Indian classical dance Monday through Saturday in the afternoons and evenings. For
each session, enrollment will not exceed (fifteen) and (one) contractor will supervise
students at all times. Sessions will be held in the mezzanine; with a disabled accessible
area for instruction on the main floor to meet ADA requirements. Registration will be
conducted in the lower floor office. All performances will be held off-site. We also offer
theatrical and dance sessions for the City of Dublin, City of San Ramon and Livermore
Area Recreation and Park District. Due to city space constraints, our Academy is
contracted to offer services for the community at our facility. The three recreation
centers welcome our services, because we provide instruction by degree holding
instructors, and the sessions are unique and only offered by the Academy's staff; which
augments their community programs.
2) How many employees will you have or propose to have?
Spotlight Arts Academy currently has (nine) contractors that offer instruction in the arts.
3) What are your proposed hours and days of operation?
Our sessions are offered in the late afternoons and evenings Monday through Friday and
in the mornings on Saturdays. We do not offer sessions on Sunday. A detailed schedule
is as follows:
Monday
Tuesday
Wednesday
Thursday
Friday
Saturday
Sunday
3:30-9:3Opm
4:30-9:30pm
3:30-8:3Opm
3:45-9:30pm
4:15-8:0Opm
10:00am-2:00pm
CLOSED
4) Will your business, activity or use target a specific segment of the community?
SAA primarily targets the youth (ages 7 years to teenage), but we also offer instruction
for adults. Our youth sessions include Ballet, Jazz, Tap, Drama, Voice and Indian
Classical Dance. For adults, we offer Ballet, Jazz, Tap, Voice, Salsa and Middle Eastern
Dance.
5) In what way will your business, activity or use benefit the community?
SAA's services will benefit the community by providing instruction in dance, theatre and
vocal art forms. Due to California's budgetary constraints, many programs providing
instruction in the arts have been removed from the schools. SAA's exemplary staff and
ATTACHMENT 2
dedication to art instruction will help the youth and adults become more well rounded in
addition to the physical fitness benefits our sessions provide.
6) Are there any ways in which your business, activity or use may disrupt the peace of the
surrounding residents or businesses?
Our dance, vocal and theatre sessions are not disruptive to surrounding residents or
businesses in any way. All our activities are confined to our allotted premises. There are
no loud or dangerous contraptions on the premises whatsoever. The music that is played
cannot be heard outside the walls of Spotlight Arts Academy. Also, the parents of our
youth tend to use this time to run errands therefore, they don't stay they drop off and
leave. In addition, there is a fifteen-minute break in between sessions to eliminate traffic
buildup during end and start time of a session.
7) Will your business, activity or use have any negative effects on the health or safety of
people residing or working in the vicinity?
Our dance, vocal and theatre sessions do not have any negative effects on the health or
safety of people residing or working in the vicinity in any way. All of our activities are
confined to our allotted premises. There are no dangerous and/or hazardous materials or
contraptions on the premises whatsoever.
8) Will your business, activity or use create any negative impacts on the property,
transportation systems, or existing improvements in the neighborhood?
Spotlight Arts Academy does not and will not create any negative impacts on the
property, transportation systems, or existing improvements in the neighborhood. Our
dance, vocal and theatre sessions are conducted within the confines of the building and
will have no effect on the surrounding properties, transportation systems, or
neighborhoods. Within the confines, our sessions utilize dance attire, dance floors,
mirrors and audio equipment. There are no dangerous or hazardous equipment or
materials that would negatively impact the interior or exterior of the property in any way.
9) Is the proposed project located on a hazardous waste and substances?
Spotlight Arts Academy is not located near any areas containing hazardous wastes or
substances.
RECEIVEr>
JAN 0 4 2006
DUBLIN PLANNINI::i
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