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Item No. 2 PC: 3-18-93 SA-92-62 Page 3 STAFF ANALYSIS BACKGROUND: The project site is located within 500 feet of a known hazardous waste site located on the Lodi-Lind's Airport, which has been placed on the Bond Expenditure Plan (BEP), also known as the Superfund List. The Department of Health Services stated that the Preliminary Endangerment Assessment (PEA), which is a study to determine the extent of the contamination of the hazardous waste site and the surrounding area, had been approved on October 1992. According to the California Health and Safety Code, a proposed school for persons under 21 years of age within 2,000 feet of a hazardous waste site requires that an application to the Department of Health Services must be submitted prior to construction of the school to determine whether the land should be designated a hazardous waste property or a border zone property. The Department of Health Services has determined that the impacts from the contamination have been sufficiently addressed, and a Border Zone Determination for the trade school project site has been completed. The Border Zone Determination, which is attached to the staff report, states that there is currently no known significant health hazard to the proposed trade school resulting from the proximity of the proposed project site to the Lodi Airport site. This application, which is normally processed as Staff Review With Notification, has been referred to the Planning Commission because of concerns raised by the Lodi Airport over the issues of noise and safety. A copy of their letter of opposition is attached to the staff report. POLICY CONSIDERATIONS: General Plan and Zoning: The site is designated as Commercial Rural Service on the General Plan. The zone is C-RS, which is consistent with this General Plan designation. With an approved Site Approval, a trade school is permitted within the Educational Services, Commercial, use type in the C-RS zone. AREA/NEIGHBORHOOD COMPATIBILITY: Noise: The proposed site is located on an island bordered by State Route 99 to the east, State Route 99 West Frontage to the north and the west, and the Jahant Road overpass to the south. Also to the south is the Lodi-Lind's Airport. Section 9-1025.9(c)(2) of the Development Title states that property being developed with a school shall not have noise levels that exceed 60 dB Ldn at three feet from any of the building's exterior walls. According to the noise study that was prepared in June 1989 by Brown-Buntin Associates as part of the EIR for the Woodson Estates project, and referenced in Volume III of the General Plan, the noise level created by State Route 99 is 65 dB Ldn for most of the parcel, which would exclude the construction of a school on this site. The applicant stated that the type of instruction that was involved in the traning for the heating, refrigeration, and air conditioning skills created a noisy environment in itself. Consequently, staff presented a Text Amendment (TA-92-16) to the