DEPARTMENT OF CITY PLANNING

RECOMMENDATION REPORT

City Planning Commission Case No.: CPC 2011-1880-CU

CEQA No.: ENV-2011-1879-MND

Incidental Cases: N/A

Related Cases: CPC-2010-0817-CU

Council No.: 12

Plan Area: Chatsworth-Porter Ranch

Specific Plan: N/A

Certified NC: Chatsworth

GPLU: Minimum Residential

Zone: A2-1

Applicant: Chatsworth Hills Academy,

Inc. Representative: Rosenheim & Associates,

Inc.

Date: January 26, 2012

Time: 8:30 a.m.

Place: Van Nuys City Hall Council Chamber, 2nd floor 14410 Sylvan Street Van Nuys, CA 91401

Public Hearing: November 15, 2011

Appeal Status: Appealable to City Council

Expiration Date: February 20, 2012

Multiple Approval: N/A

PROJECT LOCATION:

21521 West Rinaldi Street

PROPOSED PROJECT:

The relocation, construction, use and maintenance of a Private School (Preschool, Pre-K, and Grades K-8), and accessory uses within an approximate 4 acre site adjacent to the current location of the Chatsworth Hills Academy. The total project size is approximately 30,314 square feet.

REQUESTED ACTION:

Pursuant to Sections 12.24-U,24 and 12.24-W,51 of the Los Angeles Municipal Code, a Conditional Use Permit to allow the relocation, construction, use and maintenance of a Private School (Preschool, Pre-K, and Grades K-8), accessory uses and Summer Youth Camp in the A2-1 Zone.

RECOMMENDED ACTIONS: 1. Approve the Conditional Use to permit the relocation, construction, use and maintenance of a Private

School (Grades K-8), accessory uses and Summer Youth Camp in the A2-1 Zone; 2. Approve the Conditional Use to permit the relocation, construction, use and maintenance of a

Preschool (including Pre-K program) in the A2-1 Zone; 3. Adopt Attached Findings; 4. Adopt the Mitigated Negative Declaration as provided under case number ENV-2011-1879-MND

pursuant to the California Environmental Quality Act. 5. Advise the applicant that pursuant to State Fish and Game Code Section 711.4, a Fish and Game Fee

and/or Certificate of Fee Exemption may be required to be submitted to the County Clerk prior to or concurrent with the Environmental Notice of Determination (“NOD”) filing.

MICHAEL J. LOGRANDE Director of Planning Jim Tokunaga, Senior City Planner Nicholas Hendricks, City Planning Associate Telephone: (818) 374-5046

TABLE OF CONTENTS

Project Analysis ........................................................................................................ A-1

Project Summary Background Public Hearing and Communications Conclusion Conditions of Approval ............................................................................................. C-1 Findings ...................................................................................................................... F-1

General Plan/Charter Findings Entitlement Findings CEQA Findings Exhibits:

A – Maps

A1 – Vicinity Map A2 – Radius Map A3 – Conceptual Site Plan A4 – Drop Off/Pick Up Diagram

CPC-2011-1880-CU A-1

PROJECT ANALYSIS

Project Summary The Chatsworth Hills Academy (“the Academy”) has operated at this location for over 30 years. It currently leases a 12-acre site with school classrooms located on the upper 8-acre portion (“upper campus”) of the site while parking areas, play and general assembly areas are located on the lower 4-acre portion (“lower campus”) of the site. Recently, the Academy acquired ownership of the lower four acres and has subsequently decided to consolidate its entire operation on the lower 4-acre campus. The school no longer seeks to continue the lease of the upper 8-acres. The project would include a parking lot accommodating 61 parking spaces, an athletic field, seven new buildings ranging from one to two stories (maximum 36 feet in height) with a cumulative floor area of 30,314 square feet to contain 20 classrooms, specialty rooms and a multi-purpose room. The current outside basketball court and general assembly area would be replaced with a multi-purpose building (inclusive of the seven buildings). Staff would be increased from 12 to 15 persons. Enrollment would remain at 420 students and 350 children for the Summer Youth Camp. Hours of operation would remain as previously approved under Case No. 2010-817-CU): 7:00 am to 7:00 pm (exclusive of special events), Monday through Friday, while the operating hours for the Summer Youth Camp are from 8:00 am to 4:00 pm Monday through Friday. Many letters and comments were received indicating opposition and support of the project. Opposition letters conveyed concerns related to non-compliance with the conditions of the previous CUP approval. Among the concerns conveyed in the letters and testimony provided at the Hearing Officer Hearing are concerns related to excessive noise from the public address system, lack of a sign displaying a hotline number for complaints, and concerns over drainage. Additional concerns included fears of depreciated value of homes due to the new buildings effect on residences to the east and south of the project. Letters in support of the project provided comments that reflect that the school has been a good neighbor, that noise should be viewed in the context of the school being located next to a train track, that noise levels are not significant, and that the school provides a community benefit and is active in the community. The representative of the former owner of the property and current owner of the upper campus maintains that the project‟s environmental clearance should also include the consideration of the upper campus‟s potential for an additional school through a cumulative analysis in the environmental document. The applicant‟s representative also stated during Public Hearing on November 15, 2011, that an application for a Plan Approval for a reduction in CUP area was filed by the Fenwick family with the intent of having a school that essentially mirrors the existing school (i.e., same number of students, parking, staff, etc.) on the upper 8-acre campus (Pan Approval was filed on November 15, 2011). The project was reviewed pursuant to the provisions of the California Environmental Quality Act (“CEQA”) resulting in a number of environmental impacts identified with a number mitigation measures prescribed and required to be implemented as part of the development of the site. The Mitigated Negative Declaration provides mitigation measures for biological resources, cultural resources, geological resources, hydrology/water quality, noise, public resources and utilities. In consideration of all the pertinent facts summarized and detailed in the following sections of this report, staff recommends approval of the conditional use request based on the fact that all

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concerns relative to the school‟s operation and the school‟s impact on the environment can be resolved and remedied in an appropriate manner. Background Site Attributes: The subject site is a sloping (Hillside), irregular-shaped parcel consisting of 4 acres that is currently improved with two parking lots, athletic field, basketball court and general assembly area. A drainage channel runs through the property and terminates into a drainage channel running along a railroad easement. There are approximately 86 trees located on the site. A twenty-foot wide driveway separates the development from a residential neighborhood abutting the easterly property line. Approximately 25 trees are located along the driveway and easterly boundary of the property providing considerable screening. Many of these trees are over 30 feet in height. Approximately 18 of the 86 trees will be removed and replaced with 15-gallon and 24 inch box specimen trees in landscaped areas. The property is subject to the A2-1 Zone. Surrounding Properties: Properties located in the immediate area include single-family residences subject to the A2-1, RA-1-K, (T)(Q)RE20-1-K, and PF-1XL Zones. The area is characterized by sloping terrain with an abundance of trees and other vegetation and equine uses. The project site abuts a frequently used railroad to the south, single-family residences to the east, the existing upper campus to the north, a single-family residence and open space to the west. A number of trees and shrubs provide screening from adjoining and adjacent properties. Proposed Development: The project would involve the development of seven buildings to be located in the general area of the existing northerly parking lot and basketball court. The northerly parking lot would be moved to the southerly portion of the site and combined with the current southerly parking lot located on the westerly side of the existing driveway. The following table provides a listing of the type and square footage for each building.

Proposed Project

Square Footage

Building 1: Assembly / Administration Building 10,379 sq. ft.

Building 2: Classroom Building 3,736 sq. ft.

Building 3: Classroom Building 2,240 sq. ft.

Building 4: Classroom Building 4,480 sq. ft.

Building 5: Classroom Building 4,736 sq. ft.

Building 6: Classroom Building 2,465 sq. ft.

Building 7: Classroom Building 2,278 sq. ft.

Total 30,314 sq. ft

Building 1: This building would include the school‟s administrative office space and multi-

purpose room. It is proposed to be a single-story structure reaching a height of 33 feet and containing 10,379 square feet of floor area. This structure would also include a gymnasium containing a basketball court.

Building 2: This building would be two-stories, reaching a height of 36 feet providing 3,376

square feet of floor area. Three classrooms would be located on the first floor and a library/media center located on the second floor.

Building 3: This building would be a one-story structure reaching a height of 20 feet, providing

2,240 square feet of floor area. Two pre-school classrooms and on Pre-K

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classroom are provided in this building. A play area would be provided immediately adjacent to this building.

Building 4: This building would be two-stories reaching a height of 32.25 feet, providing 4,480

square feet of floor area. Three classrooms would be located on the first floor and a science lab would be located on the second floor.

Building 5: This building would be two-stories, reaching a height of 34 feet, providing 4,736

square feet of floor area. Two kindergarten classrooms, an elevator, storage room, mechanical equipment room, janitor‟s room, and bathrooms would be located on the first floor. The second floor would contain two classrooms an elevator, storage room, mechanical equipment room, janitor‟s room, and bathrooms.

Building 6: This building would be one-story reaching a height of 20.5 feet. The 2,465 square-

foot building would contain one classroom, a music room, and an art room. Building 7: This building would be one-story reaching a height of 23.5 feet. The 2,278 square-

foot building would contain three classrooms. Note: No windows are to be located on the easterly side of the proposed buildings closest to residential uses to the east in order to reduce noise effects and to provide increased privacy. Project Design Considerations: The project is designed to allow connectivity between buildings and to provide reasonable separation between the parking areas and the school accommodating a safe environment for the students. Elements of the natural environment are retained with buildings being placed with respect to the sloping terrain and the water course that runs through the property. Existing mature trees will remain and 18 of those trees impacted by construction activities will be replaced within the proposed landscaped areas. Further, the project provides an adequate separation/buffer between the school and the adjacent neighborhood by providing minimum setbacks of 25 feet from the property line. Densely planted landscaping and perimeter fencing provide screening for residential uses located to the east, west and south of the school. The proposed height of the buildings (proposed maximum height of 36 feet) is below the maximum height requirements of the Code (45 feet is allowed in the A Zone). Access/Parking and Circulation: Access to the property is taken from Rinaldi Street which includes a pedestrian walkway. Student drop-off and pick-up currently exists along a driveway that enters the site at Rinaldi Street and loops around a triangular shape island in the central portion of campus. This configuration will no longer exist due to the relocation of the school to the lower campus. The new student drop-off and pick-up area is located a shorter distance from the main entrance (approximately 600 feet) and is designed so that cars circulate through the parking lot where parking restrictions will be imposed during pick-up and drop-off times (See Drop Off/Pick Up Diagram). The project is providing 61 parking spaces in excess of Code requirements (24 parking spaces are required by Code). Rinaldi Street terminates into the property and is dedicated to a 55-foot width, improved with curb and gutter, and is designated as a Local Street. Canoga Avenue adjacent to the subject property is dedicated to a width of 30-73 feet and designated a Secondary Highway.

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General Plan: The Project Site is located within the adopted Chatsworth-Porter Ranch Community Plan area. The property is designated for Very Low I land uses corresponding to the RE20 and RA Zones, and Minimum Residential land uses corresponding to the OS, A1, A2, and RE40 Zones. The Community Plan identifies multiple designations for the area, including Scenic Corridor, Wildlife Corridor, and Equestrian and Hiking Trail. The project site is also generally located within a Cultural/Scenic Area and is adjacent to an elementary school designation. A Horse keeping Boundary is identified to the southeast.

Zoning: The A2 Zone allows for a number land uses associated with agriculture, single-family uses, parks, playgrounds, community centers, golf courses, truck gardening and home occupations (Section 12.06 LAMC). Height District 1 allows a maximum height of 45 feet (Section 12.21.1 LAMC). Related Cases: ZA 2010-817-CU: On March 9, 2011, the City Planning Commission approved the continued use, maintenance and operation of an existing private school (preschool and grades K to 8) in the A Zone (Chatsworth Hills Academy). ZA 2004-0659-ZV: Variance to permit relief for a frontage of 5.09 feet for proposed Parcel 2 and a frontage of 20 feet and reduced lot area requirements in the A2-1 zone for proposed Parcel 1 of Lot Line Adjustment Case No. AA-2003-9275-PMEX. The case was granted by the Zoning Administrator on February 13, 2004. CPC 2000-3583-CU: Conditional use to permit the continued use of an existing youth camp, preschool, and private school for Grades K-9 and the construction of 2,500 square feet of classrooms. The request was conditionally approved by the City Planning Commission on December 30, 2001. The project was not constructed and the grant expired on January 5, 2004. ZA 1991-0830(PAD): Approval of Plans to permit the construction, use and maintenance of a new modular classroom structure under plans previously approved under Case No. CUP 1472-(5) of the County of Los Angeles. This case was conditionally granted by the Zoning Administrator on October 24, 1991. Conditional Use Permit No. 1472-(5): Conditional Use to permit the development, use and maintenance of the site for a private youth camp, a children‟s day nursery, a private school through grade 12, a recreational club, and other related appurtenant facilities, and to expand the private school, to the time limit of the previous grant. The request was conditionally granted on appeal by the Los Angeles County Regional Planning Commission on August 6, 1979. Research of Building and Safety records indicates no activity relative to violations reported or “notices to comply” in recent years (last activity in 2006). Although a number of complaints were indicated in comment letters and at the public hearing on November 15, 2011, it appears that the new design may resolve some ongoing concerns with regards to noise. It appears that the enclosure of the basketball court within the new multi-purpose building would reduce noise effects. Further, the project would not have any windows located on the easterly side of the proposed buildings, thereby providing privacy and reduction in noise levels. California Environmental Quality Act In considering environmental impacts, a baseline condition or background (environmental setting) must be established in order to understand what the severity of an impact would be, as

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measured against existing conditions. In this case, the proposed project is not a new use. The project is merely relocating onto a smaller portion (4 acres) of the current 12 acre site. The baseline condition establishes an existing school permitted for 420 students, 12 staff, and Summer Youth Camp for 350 children, with athletic fields, parking lot, accessory areas and classrooms located in modular and permanent buildings. The added elements affecting the baseline condition are: the construction of seven new buildings and activities (construction) associated with the development of the site. A number of impact categories have been evaluated and impacts have been identified in the following categories:

Biological Resources ;

Cultural Resources;

Geology and Soils;

Hydrology and Water Quality;

Noise;

Public Services;

Utilities. Mitigation Measures have been identified in the “Mitigated Negative Declaration” and will be incorporated into the project‟s Conditions of Approval. The proposed project‟s incremental effect would not be cumulatively significant because the project is not contributing to substantial incremental environmental effects (i.e., traffic, population growth, etc.). Further, the project is subject to a number of mitigation measures as provided in the environmental document. Any new use, for example occurring on the upper campus (i.e., a new school), would require an environmental review to analyze the added and incremental environmental effect caused by that development with the current school as the baseline condition.

PUBLIC HEARING AND COMMUNICATIONS Correspondence Received: Approximately 30 to 40 letters were received and represent both opposition and support of the project. Public Hearing November 15, 2011: A Public Hearing was held by the Hearing Officer on November 15, 2011 at the Marivn Braude building in Van Nuys. A substantial number of people attended the hearing and 15 persons provided testimony. The public hearing was attended by a number of residents, representatives of the applicant, the former property owner (also the owner of the upper campus), a representative from Council District 12, representatives of the Chatsworth Neighborhood Council and other interested parties. Issues A number of issues were raised through comment letters and through public testimony. A common theme addressed by opponents is the claim of non-compliance with existing conditions of approval as provided in Case No. CPC-2010-817-CU. Among the claimed violations is the absence of a sign or lack of providing a “hotline number” for complaints, constant noise from activities (including amplified noise) and noise from the public address system, that a calendar of events is supposed to be delivered to residents and is not, and lighting that reflects into the backyards of nearby homes.

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Drainage – There are a number of complaints related to drainage of the site and with the area of the railroad track. Apparently, the culvert on the southerly portion of the site is not being properly maintained. It has been established in past cases, that the school was not responsible for the maintenance of the culvert. It is unclear, who is responsible for the drainage outside of the property. Residents are concerned about increase run-off flow/velocity with the addition of seven new building on the lower campus. Many residents are concerned about the size and height of the proposed buildings. Residents are concerned that views and the values of their home will diminish. One resident is concerned about the sulphur spring occurring on the project site relative to the health and safety of the children attending the school. Access – Concerns were raised relative to how access would be affected for the upper campus and the traffic impacts if two schools were to exist. A representative from the Neighborhood Council indicated that they would like to see an expert/qualified archaeologist survey the site prior to grading operations and to also be present during grading activities to ensure that any finds are evaluated and properly handled. Residents in support of the project maintain that noise levels are acceptable and should be expected, as the school has been at this location for over 30 years. They also maintain that noise from trains should be taken into account relative to the context of the setting in which the school and residential uses are located. Many residents have expressed that the school is a good neighbor, contributes to the community and provides quality educational opportunities for children. The representative from Council District 12, indicated that the Chatsworth Hills Academy has been a long-time member of the Chatsworth Community and has been in good standing and participates in community events, including assistance provided to emergency personal and victims of the Chatsworth MetroLink crash, and has a history of working with the community. The Council Office believes that the school will continue to work with the community in resolving issues that have been raised with regards to the operation and development of the school. Conclusion Although a number of issues of concern have been raised, it appears that the Chatsworth Hills Academy is making a good-faith effort in addressing community concerns. In consideration of the fact that a number of conditions will be imposed of this project, including environmental mitigation measures, staff finds that the school should be permitted to continue to operate at the 4 acre site and to develop the property in conformance with the development standards of the Los Angeles Municipal Code.

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CONDITIONS OF APPROVAL A. Entitlement Conditions: Conditional Use per Section 12.24 U 24

1. Use. The use of the property shall be limited to a private school serving K through 8th

grade, with a youth summer camp, and a childcare facility or nursery/preschool, in the A2-1 Zone. Any increase to the maximum enrollment or new development shall require a new application for a Conditional Use Permit and Environmental Assessment.

2. Enrollment. The school shall be limited to a maximum enrollment of 420 students, a summer youth camp with a maximum of 350 students shall be permitted.

3. Site Plan. The use and development of the subject property shall be in substantial conformance with the site plans provided and/or as modified by this determination. Minor deviations may be allowed in order to comply with provisions of the Municipal Code, the subject conditions, and the intent of the subject permit authorization.

4. Classrooms. The maximum number of classrooms for the subject use shall not exceed 20.

5. Parking. Parking shall be provided as required by the provisions of Section 12.21 A of the Municipal Code.

6. The applicant shall implement erosion prevention measures for sloped landscape areas

on the campus to the satisfaction of the Department of City Planning.

7. Lighting. Outdoor lighting shall be shielded and directed towards the interior of the site, so that the light source does not illuminate adjacent residential properties.

8. Lighting (Athletic Field). Lighting is prohibited on the athletic field located at the southerly portion of campus.

9. Faculty and Staff. The maximum staff of 40 full-time teachers and 15 full-time

administrative staff may be employed. 10. Traffic and Circulation. The project shall comply with the following conditions to the

satisfaction of the Department of City Planning: a. Student drop-off and pick-up shall be performed completely on the subject property

within the area designated for pick-up/drop-off. b. Stacking for vehicles shall occur completely on site and not obstruct traffic on Rinaldi

Street. c. The applicant shall implement the following:

i. The school shall hire or assign an individual to direct traffic at the driveway

entrance of the school at Rinaldi Street. The monitor shall direct traffic entering the site to ensure no blockage occurs on the public street during the hours of 7:00 a.m. to 8:30 a.m. and 3:00 p.m. to 4:00 p.m.

ii. The school shall hire or assign an individual to direct traffic at the drop-off/pick-up lane on-site. The lane shall be coned off, marking the appropriate area for parents to drop-off/pick-up students. The monitor shall direct traffic entering the

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lane so as to move traffic continuously during the hours of 7:00 a.m. to 8:30 a.m. and 3:00 p.m. to 4:00 p.m.

iii. On-Site Student Drop-Off and Pick-Up: The School shall include the foregoing drop-off/pick-up requirement in its enrollment contracts.

11. Term. That in order to provide for reexamination of the matter in the light of any

changed conditions in the neighborhood , the authority herein granted shall be valid for a period of 30 years from the effective date hereof, an null and void thereafter.

12. Hours of Operation. The applicant shall comply with the following hours of operation: a. Normal hours of operation for the school shall be between 7:00 a.m. to 7:00 p.m.

Monday through Friday. b. Start times for the grade ranges shall be staggered a minimum of 15 minutes apart in

accordance with the following schedule: i. Pre-K: 8:15 a.m. - 2:00 p.m. ii. K-2nd Grade: 8:15 a.m. - 2:30 p.m. iii. 3rd – 4th Grade: 8:15 a.m. – 3:00 p.m. iv. 5th – 8th Grade: 8:00 a.m. – 3:00 p.m.

c. Special Events, as described in the condition below, shall be held no later than 10:00 p.m. Monday through Friday and 9:00 p.m. on weekends or holidays. A school faculty member or administrator shall be present to provide adult supervision at all times during its use.

d. Summer Camp hours of operation shall be between 8:00 a.m. to 4:00 p.m. Monday through Friday.

13. Special Events. The school shall be limited to the following events per each academic

school year: a. Weekday Events:

i. Daytime events during normal hours of operation shall be limited one annual graduation ceremony, various typical athletic events, one Eco Festival, one Back to School Picnic, and one Middle School Retreat.

ii. Evening events shall conclude by 10:00 PM and are limited to 15 events. b. Weekend Events:

i. Daytime events. Ten daytime weekend events are permitted during the 7:00am

to 7:00pm, ii. Evening events shall conclude by 10:00pm includes the following:

(1) PTO Gala c. No more than two events shall be permitted on a single day, with no overlap of time

for the said events. d. The school shall host no more than 3 evening events each month. e. Parking for all special events shall be accommodated entirely on-site. f. The school may adjust events as necessary, however, the number of events and the

hours of operation shall not exceed the parameters of this grant. 14. The site shall not be leased for any other event other than for the attendance of the

students, teachers, and parents. 15. Annual Notification of Calendar. The school shall provide notification of their annual

schedule of activities to all neighboring property owners and interested parties within a radius of 500 feet. Notification must be by U.S. mail for property owners. Notification to interested parties may be made by electronic mail (“email”). The school should also post the schedule of activities on their website.

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16. Public Address System and Paging System. The installation and/or operation of an exterior public address system shall be limited to the areas immediately adjacent to the classroom and administration building. Outdoor address or paging systems shall be designed by a qualified audio sound engineer with the following minimum specifications: a. Only low-pressure type speakers shall be used, which are designed to have a

minimum coverage area of approximately 400 square feet each. b. Distance between speakers shall not exceed 40 feet. c. Amplified signals shall be inaudible beyond the boundaries of the subject property. d. Speaker to be placed on the athletic field at the southerly portion of campus shall be

no closer than 20 feet from the property line and directed towards the campus. 17. Community Relations. A 24-hour Ahot-line@ phone number for the receipt of

construction-related complaints from the community shall be provided to immediate neighbors and the local neighborhood association, if any. The applicant shall be required to respond within 24 hours of any complaint received on this hotline.

18. Drainage Easement Maintenance. The applicant and/or the owner of property shall inspect the drainage easement existing on the property‟s south westerly property line biannually and use their best management practices to clear any debris within the boundaries of the subject site. This visual inspection should also include the culvert that crosses the adjacent driveway and the Southern Pacific property. The applicant and/or the property owner must verify that drainage flow is not backed-up as a result of built-up debris and plant growth along the easement through the Southern Pacific property. The applicant and/or owner shall contact the appropriate agency and Southern Pacific Railroad to alert the need for regular continued maintenance.

19. Fence/hedge. The applicant may, at their discretion, plant a series of native shrubs to form a free-flowing fence/hedge at the periphery of the school property boundary. The hedge will represent a boundary that may be posted with signage that identifies the school property and/or “no trespassing”.

20. Signs. All signs shall be of an identifying nature only and shall be arranged and located so as not to be a distraction to vehicular traffic or adjacent residential areas. The applicant shall submit a sign plan and elevations of each sign erected on the campus. Signs may be subject to permitting by the Department of Building and Safety. a. One 6 feet by 6 feet sign, 12 feet high may be located along Rinaldi Street at the

front entrance of the school. b. Miscellaneous information signs and commemorative plaques may be permitted on

the interior site, however; none of these signs shall be visible from adjacent properties or the public right of way.

c. All standards of signage shall be in compliance with the Municipal Code unless a Plan Approval application to vary such standards is filed and determined.

d. The applicant may post “No Trespassing” signs at unfenced portions of the property boundaries at an interval of no closer than 100 feet apart. Boundary signs shall be no larger than 2 square feet.

21. Solid Waste. Recycling bins shall be provided at appropriate locations to promote

recycling of paper, metal, glass, and other recyclable material. 22. Loading (Freight and Supplies). Prior to clearance of building permits, the applicant

shall provide a plot plan clearly identifying the location of a loading area for the subject project. Loading and unloading activities shall not interfere with traffic on any public street. Public sidewalks, alleys and/or other public ways shall not be used for the parking

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or loading or unloading of vehicles. The location of said loading area shall be to the satisfaction of the Planning Department.

23. Stormwater. Prior to the issuance of a grading permit, the project shall demonstrate compliance with the Standard Urban Stormwater Mitigation Plan (SUSMP) and/or the Site Specific Mitigation Plan to mitigate stormwater pollution as required by Ordinance No.‟s 172,176 and 173,494. The appropriate design and application of Best Management Practice (BMP) device(s) and facilities to satisfy the stormwater mitigation plans, shall be determined by the Watershed Protection Division of the Bureau of Sanitation, Department of Public Works. The applicant or representative of the project shall contact the Watershed Protection Division as early as possible to identify the appropriate site of the BMP. More Information may be obtained at www.lastormwater.org.

B. Environmental Mitigation Conditions

BIOLOGICAL RESOURCES MM-1 A Consulting Arborist shall be on-site during all excavations within the driplines of

the trees. MM-2 The „saved‟ trees within 50‟ from proposed construction) should be fenced with a

temporary “plastic orange” protective fence at their driplines prior to the start of any on-site grading. This fencing should remain intact until this Consulting Arborist and/or the City of Los Angeles‟ Planning Department or Urban Forestry/Street Tree Division, Bureau of Street Maintenance (CLAPDUF/ STDBSM) allows it to be removed or relocated.

MM-3 If „saved‟ roots must stay exposed for longer than 1 day, of if the day is hot, then they shall be wrapped in burlap (or similar) and kept moist.

MM-4 Soil compaction within the dripline and/or root zone shall be minimized. No equipment, spoils or debris shall be stored within the driplines of the saved tree. No dumping of liquids or solvents, cleaning fluids, paints, concrete washout or other harmful substances within the driplines shall be permitted.

MM-5 Prior to the completion of this Proposed Project, TREES, etc. shall certify in a „letter of compliance‟, that all concerned tree policies have been adhered to.

MM-6 This Proposed Project shall plant 15-gallon & 24” box specimen trees as mitigation “replacements” for each approved removal (non-Protected [ornamentals] shall be replaced on a 1:1 ratio). Therefore, this Proposed Project shall plant 15-gallon & 24” box specimen trees as mitigation “replacements”.

MM-7 The above noted trees shall be planted in the “landscape” areas of this project. See the Figure II-20 (Conceptual Landscape Plan) for the approximate locations of these mitigation trees.

CULTURAL RESOURCES MM-8 An archaeologist shall be retained prior to grading activities in order to monitor

grading activities and to provide professional handing of archaeological material if unknown archaeological materials are discovered during any grading or construction activity. Work in the affected area shall stop and the contractor shall immediately notify the Applicant and the City of Los Angeles. The archaeologist shall be consulted to determine the significance of the discovered artifact(s) and, if necessary, formulate a mitigation plan. Work can resume in the affected area only with the approval of the archaeologist.

MM-9 If paleontological materials are discovered during any grading or construction activity, work in the affected area shall stop and the contractor shall immediately

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notify the Applicant and the City of Los Angeles. A paleontologist shall be consulted to determine the significance of the discovered fossil materials and, if necessary, formulate a mitigation plan. Work can resume in the affected area only with the approval of the paleontologist.

GEOLOGY AND SOILS MM-10 The Proposed Project shall comply with Chapters 29 and 70 of the California

Building Code (CBC) and Chapter IX, Division 70 of the Los Angeles Municipal Code to ensure that uncovered or uncompacted soils are managed to prevent movement.

MM-12 All unpaved demolition and construction areas shall be wetted at least twice daily during excavation and construction, and temporary dust covers shall be used to reduce dust emissions and meet SCAQMD District Rule 403. Wetting could reduce fugitive dust by as much as 50 percent.

MM-13 The Project Applicant or General Contractor shall keep the construction area sufficiently dampened to control dust caused by construction, hauling and at all times provide reasonable control of dust caused by wind.

MM-14 All materials transported off-site shall either be sufficiently watered or securely covered to prevent excessive amounts of dust and spillage.

MM-15 All clearing, earthmoving or excavation activities shall be discontinued during periods of high winds (i.e. greater that 15 mph), so as to prevent excessive amounts of fugitive dust.

HYDROLOGY AND WATER QUALITY MM-16 Appropriate erosion control and drainage devices shall be incorporated to the

satisfaction of the Building and Safety Department, such as interceptor terraces, berms, vee-channels, and inlet and outlet structures, as specified by Section 91.7013 of the Building Code.

MM-17 The Project Applicant shall prepare and execute a covenant and agreement (Planning Department General form CP-6770) satisfactory to the Planning Department binding the owners to incorporate structural BMPs during the construction of the Proposed Project in accordance with the Standard Urban Stormwater Mitigation Plan and/or per manufacturer‟s instructions.

MM-18 All waste shall be disposed of properly. Use appropriately labeled recycling bins to recycle construction materials including: solvents, water-based paints, vehicle fluids, broken asphalt and concrete, wood, and vegetation. Non-recyclable materials/wastes shall be taken to an appropriate landfill. Toxic wastes must be discarded at a licensed regulated disposal site.

MM-19 Leaks, drips and spills shall be cleaned up immediately to prevent contaminated soil on paved surfaces that can be washed away into the storm drains.

MM-20 Pavement shall not be hosed down at material spills. Dry cleanup methods shall be used whenever possible.

MM-21 Dumpsters shall be covered and maintained. Place uncovered dumpsters under a roof or cover with tarps or plastic sheeting.

MM-22 Where truck traffic is frequent, gravel approaches shall be used to reduce soil compaction and limit the tracking of sediment into streets.

MM-23 All vehicle/equipment maintenance, repair, and washing shall be conducted away from storm drains. All major repairs shall be conducted off-site. Drip pans or drop clothes shall be used to catch drips and spills.

MM-24 The Project Applicant shall implement stormwater BMPs to retain or treat the runoff from a storm event producing 3/4 inch of rainfall in a 24-hour period. The design of structural BMPs shall be in accordance with the Development Best

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Management Practices Handbook, Part B - Planning Activities. A signed certificate from a California licensed civil engineer or licensed architect that the proposed BMPs meet this numerical threshold standard is required.

MM-25 Post development peak stormwater runoff discharge rates shall not exceed the estimated predevelopment rate for developments where the increase peak stormwater discharge rate will result in increased potential for downstream erosion.

MM-26 Any connection to the sanitary sewer must have authorization from the Bureau of Sanitation.

MM-27 Install roof runoff systems where site suitable for installation. Runoff from rooftops is relatively clean, can provide groundwater recharge and reduce excessive runoff into storm drains.

MM-28 Paint messages that prohibit the dumping of improper materials into the storm drain system adjacent to storm drain inlets. Prefabricated stencils can be obtained from the Department of Public Works, Stormwater Management Division.

MM-29 All storm drain inlets and catch basins within the Project area must be stenciled with prohibitive language (such as “NO DUMPING - DRAINS TO OCEAN”) and/or graphical icons to discourage illegal dumping.

MM-30 Legibility of stencils and signs must be maintained. MM-31 Materials with the potential to contaminate stormwater must be: (1) placed in an

enclosure such as, but not limited to, a cabinet, shed, or similar structure that prevents contact with runoff spillage to the stormwater conveyance system; or (2) protected by secondary containment structures such as berms, dikes, or curbs.

MM-32 The storage area must be paved and sufficiently impervious to contain leaks and spills.

MM-33 The storage area must have a roof or awning to minimize collection of stormwater within the secondary containment area.

MM-34 The owner(s) of the property will prepare and execute a covenant and agreement (Planning Department General form CP-6770) satisfactory to the Planning Department binding the owners to post construction maintenance on the structural BMPs in accordance with the Standard Urban Stormwater Mitigation Plan and or per manufacturer‟s instructions.

MM-35 An efficient irrigation system shall be designed to minimize runoff, including: drip irrigation for shrubs to limit excessive spray; shutoff devices to prevent irrigation after significant precipitation; and flow reducers.

MM-36 Should the Proposed Project encounter groundwater during excavation, the Project shall include the following measures where relevant:

- Modification of the structural design of the Project so that a permanent

dewatering system is not needed, where feasible;

- Removal of all standing water from excavations during construction;

- Installation of subsurface drains;

- Construction of retaining walls to carry water collecting behind the wall to a controlled drainage system;

- Sealing bedrock fractures; or

- Returning the water to the groundwater basin by injection well, where feasible.

NOISE MM-37 Construction activities shall be restricted to the hours of 7:00 a.m. and 6:00 p.m.

Monday through Friday, and 8:00 a.m. to 6:00 p.m. on Saturday and prohibited on Sunday.

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MM-38 All construction equipment engines shall be properly tuned and muffled according to manufacturers‟ specifications. The Project contractor shall use power construction equipment with state-of-the-art noise shielding and muffling devices.

MM-39 Construction activities whose specific location on the Project Site may be flexible (e.g., operation of compressors and generators, cement mixing, general truck idling) shall be conducted as far as possible from the nearest noise-sensitive land uses, and natural and/or manmade barriers (e.g., intervening construction trailers) shall be used to screen such activities from these land uses to the maximum extent possible.

MM-40 Construction and demolition activities shall be scheduled so as to avoid operating several pieces of equipment simultaneously, which causes high noise levels. Examples include the use of drills and jackhammers.

MM-41 Two weeks prior to the commencement of construction at the project site, notification shall be provided to the residential uses within a radius of 200 feet from the Project Site disclosing the construction schedule, including the various types of activities and equipment that would be occurring throughout the duration of the construction period. This notification shall also provide a contact name and phone number for residents to call for construction noise related complaints. All reasonable concerns shall be rectified within 24 hours of receipt.

MM-42 The Project developer shall install temporary sound curtains of sufficient height to block the lines-of-sight of the ground-level construction equipment from the residential properties within 200 feet of the active construction area. The sound curtains shall be in place until the exterior of the building within 200 feet of the residential property is constructed and windows are installed, and loud outdoor construction activities (activities capable of generating noise levels in excess of 75 dBA Lmax) at the nearby residential uses) have ceased.

PULIC SERVICES MM-43 The project Applicant shall submit a plot plan to the Fire Department for approval

prior to the issuance of a building permit. MM-44 Access for LAFD apparatus and personnel to and into all structures shall be

required. MM-45 Any required fire hydrants to be installed shall be fully operational and accepted

by the LAFD prior to any building construction. MM-46 The Proposed Project is located in a VHFHSZ and shall comply with

requirements set forth in LAMC Section 57.25.01. These measures include, but are not limited to:

Boxed-in eaves.

Single-pane, double thickness (minimum 1/8” thickness) or insulated wwindows.

Non-wood siding.

Exposed wooden members shall be two inches nominal thickness.

Noncombustible finishes.

MM-47 Plot Plans, including lighting and landscaping information, shall be submitted to the Los Angeles Police Department Crime Prevention Unit for review.

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UTILITIES AND SERVICE SYSTEMS MM-48 Prior to the issuance of any demolition or construction permit, the Applicant shall

provide a copy of the receipt or contract from a waste disposal company providing services to the project, specifying recycled waste service(s), to the satisfaction of the Department of Building and Safety. The demolition and construction contractor(s) shall only contract for waste disposal services with a company that recycles demolition and/or construction related wastes.

MM-49 To facilitate on-site separation and recycling of demolition and construction related wastes, the contactor(s) shall provide temporary waste separation bins on-site during demolition and construction. These bins shall be emptied and recycled accordingly as a part of the Proposed Project‟s regular solid waste disposal program.

MM-50 Recycling bins shall be provided at appropriate locations to promote recycling of

paper, metal, glass and other recyclable material. These bins shall be emptied and recycled accordingly as a part of the Proposed Project‟s regular solid waste disposal program.

C. Administrative Conditions:

a. Approval, Verification and Submittals. Copies of any approvals, guarantees

or verification of consultations, review or approval, plans, etc., as may be required by the subject conditions, shall be provided to the Planning Department for placement in the subject file.

b. Code Compliance. Area, height and use regulations of the zone classification of

the subject property shall be complied with, except where herein conditions are more restrictive.

c. Covenant. Prior to the issuance of any permits relative to this matter, an

agreement concerning all the information contained in these conditions shall be recorded in the County Recorder‟s Office. The agreement shall run with the land and shall be binding on any subsequent property owners, heirs or assign. The agreement must be submitted to the Planning Department for approval before being recorded. After recordation, a copy bearing the Recorder‟s number and date shall be provided to the Planning Department for attachment to the file.

d. Definition. Any agencies, public officials or legislation referenced in these

conditions shall mean those agencies, public officials, legislation or their successors, designees or amendment to any legislation.

e. Enforcement. Compliance with these conditions and the intent of these

conditions shall be to the satisfaction of the Planning Department and any designated agency, or the agency‟s successor and in accordance with any stated laws or regulations, or any amendments thereto.

f. Building Plans. Page 1 of the grants and all the conditions of approval shall be

printed on the building plans submitted to the City Planning Department and the Department of Building and Safety.

g. Indemnification. The applicant shall defend, indemnify and hold harmless the

City, its agents, officers, or employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void or

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annul this approval which action is brought within the applicable limitation period. The City shall promptly notify the applicant of any claim, action, or proceeding and the City shall cooperate fully in the defense. If the City fails to promptly notify the applicant of any claim, action or proceeding, or if the City fails to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City.

h. Project Plan Modifications. Any corrections and/or modifications to the Project

plans made subsequent to this grant that are deemed necessary by the Department of Building and Safety, Housing Department, or other Agency for Code compliance, and which involve a change in site plan, floor area, parking, building height, yards or setbacks, building separations, or lot coverage, shall require a referral of the revised plans back to the Department of City Planning for additional review and final sign-off prior to the issuance of any building permit in connection with said plans. This process may require additional review and/or action by the appropriate decision making authority including the Director of Planning, City Planning Commission, Area Planning Commission, or Board.

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FINDINGS General Plan/Charter Findings 1. General Plan Land Use Designation. The subject property is located within the area

covered by the Chatsworth – Porter Ranch Community Plan, updated and adopted by the City Council on September 4, 1993. The Plan designates the subject property as Very Low I Density and Minimum Density with corresponding zones of RE20 and RA, and OS, A1, A2, RE40, respectively. The existing zoning IS CONSISTENT with the land use designation of the General Plan as reflected in the adopted community plan.

2. General Plan Text. The Chatsworth – Porter Ranch Community Plan text includes the

following relevant land use goals, objectives, policies and programs: Policy:

Schools: The Plan proposes dual educational and recreational use of existing public school facilities by the general public after hours and on weekends. School grounds should be designed and landscaped by the Los Angeles Unified School District to facilitate after hour recreational use. The Department of Planning and the Los Angeles Unified School District shall work together to determine the location and development of new schools.

The project will meet the above policies and programs of the Chatsworth – Porter Ranch Community Plan by providing opportunities for developing school sites as needed in conjunction with the Los Angeles Unified School District. LAUSD has historically indicated that private schools will help relieve overcrowding at several area schools. The proposed school will serve grades Pre-K through 8 and the youth summer camp is already currently in operation by a previous conditional use grant. The continuation and relocation of the existing private school will provide an alternative special needs school and relieve demand on other public schools in the area. The proposed project is located adjacent to residential uses. The school is a private school and may not have full accessibility as a public LAUSD venue would. Across the street to the south and east are single family zones and uses. These uses have been thoroughly considered by the previous decision makers and the design and layout of the campus provides properly sited buildings and the placement of vehicular access areas, drop-off areas, landscape treatment, and exterior activity areas. The project has been conditioned to protect the neighboring single-family neighborhood.

3. Charter Findings: Pursuant to Section 556 of the City Charter, the subject Conditional Use is in substantial conformance with the purposes, intent and provisions of the General Plan. The Los Angeles Municipal Code permits the filing, review, and determination of conditional use applications as outlined in Section 12.24. Provided findings of fact are made herein for the subject case action, the decision maker may act appropriately.

B. Conditional Use Findings

1. The location of the project will be desirable to the public convenience or welfare.

The Project Site location has been occupied with private school uses continuously for more than thirty years; Chatsworth Hills Academy has operated there since 1979. The

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school is conveniently located and easily accessed from within the Chatsworth community, and is thereby available to meet the preschool (includes Pre-K), elementary, and middle school (up to 8th Grade) educational needs of residents and employees living and working within Chatsworth and adjacent communities via Canoga Avenue, a north-south oriented secondary highway, and several intersecting major and secondary streets including Chatsworth Street, Lassen Street, and Devonshire Street. The Project Site is also easily accessed from the 118 freeway via Topanga Canyon Boulevard or De Soto Avenue; both are classified as Major Class II Highways.

Chatsworth Hills Academy‟s longstanding operation on the Project Site evidences a viable market for a school at this location, and a demand for these services within the community. Chatsworth Hills Academy supports single as well as dual working parent families living nearby within the surrounding community, as well as employees of local businesses and industry, thereby supporting and facilitating the needs of both the resident population and commerce/industry within the Chatsworth Community. Chatsworth Hills Academy provides educational opportunities for children in the Chatsworth Community and surrounding areas whose parents seek an alternative to public school, as well as for those parents seeking summer camp opportunities for their children. With the approval of the Applicant‟s request, this same educational opportunity would continue to be provided within the community, yet with specific improvements gained, including new and more modern classroom facilities for both the preschool and grades K through 8 students, as well as the integration of existing natural features on the Project Site into the school‟s learning environment, including the natural spring and water course, varying site topography, rock outcropping, and mature trees.

Further, relocation of approved school uses to the Project Site from the adjacent parcel to the north would consolidate all school operations on the land owned by the Applicant, eliminating the uncertainty associated with leasing the land where the classroom and administrative uses are currently located, thereby enhancing the school‟s control over its facilities, resulting in the associated increased public benefits. As such, the location of the Proposed Project would continue to be desirable to the public convenience and welfare.

2. The proposed project will be proper in relation to adjacent uses or the

development of the community.

The Project Site is an approximately 4.4 acres (± 191,664 square feet) a sloping, irregular-shaped parcel that is located within the Chatsworth Community of the City of Los Angeles. It is located within the adopted Chatsworth-Porter Ranch Community Plan (the “Community Plan”) and is designated for Very Low I land uses corresponding to the RE20 and RA Zones and Minimum Residential land uses corresponding to the OS, A1, A2, and RE40 Zones. The Project Site is within the A2-1 Zone.

The Community Plan identifies multiple designations for the Project Site, including Scenic Corridor, Wildlife Corridor, and Equestrian and Hiking Trail. The Project Site is also near a Cultural/Scenic Area and an elementary school designation. A Horsekeeping Area Boundary is identified to the southeast of the Project Site.

Chatsworth Hills Academy is currently permitted, pursuant to City Planning Case No. CPC-2010-817-CU, to operate on an approximately 12.5 acre site, which includes the 4.4 acre Project Site. The current improvements on the Project Site include an asphalt drive/roadway along the eastern side of the Project Site, a surface parking lot covering the southeastern half of the Project Site, a basketball/badminton court, an athletic field, lawn areas, and an outdoor stage. A sulphur spring and associated freshwater watercourse are located roughly at the midpoint, north to south, of the Project Site. Two

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footbridges are provided to cross the watercourse. Numerous mature trees and shrubs are located on the Project Site, and a natural rock outcropping is located immediately adjacent to the natural spring.

The immediate adjacent property to the north of the Project Site is within the A2-1 Zone and is presently occupied by Chatsworth Hills Academy and improved with a number of school facilities, including modular and permanent school buildings, outdoor basketball/sports courts, swimming pools, and additional surface parking spaces. The immediately adjacent property to the east of the Project Site is within the A2-1 Zone and improved with an access road/driveway and additional school facilities also presently used by Chatsworth Hills Academy. To the east of the Project Site is unimproved land within the (T)(Q)RE20-1-K and A2-1 Zones, as well as land within the RA-1-K Zone that is improved with single-family homes, including some with horse-keeping uses. Immediately adjacent and south of the Project Site is a Union Pacific Railroad right-of-way, within the PF-1XL Zone, which buffers a single family residential neighborhood farther south/southeast. To the west/southwest of the Project Site is a single-family dwelling and a modular home within the A2-1 Zone.

The Project Site has been occupied with private school uses continuously for more than thirty years. Chatsworth Hills Academy has been in operation on the Project Site since 1979. As previously identified, the school is currently approved to operate pursuant to City Planning Case No. CPC-2010-817-CU and previously operated pursuant to Conditional Use approvals granted by the City more recently, and by the County of Los Angeles prior to the property‟s annexation.

The Applicant seeks to utilize the Project Site as requested, under the same/similar conditions of approval as are currently required by the existing Conditional Use approval, thereby providing for compatibility with and protection of the adjacent residential neighborhood, while enabling Chatsworth Hills Academy to relocate classroom, assembly, and administrative school uses to the Project Site from their current location on the adjacent leased property.

As shown on the enclosed plans, the Proposed Project is designed to achieve maximum compatibility with the adjacent residential uses. Specifically, existing school facilities and site improvements proposed for upgrading (i.e., access drive/driveway, parking lot, and athletic play fields) are retained in their present locations. Consistent with the requirements of the A2 Zone, all buildings are setback a minimum of 25-feet from the property lines, providing appropriate and adequate separation/buffer between the school uses and the adjacent neighbors. Importantly, existing mature and densely planted landscaping located along the eastern boundary of the Project Site provide screening for the residential uses to the east of the Project Site. Additionally, existing mature landscaping and perimeter fencing improved with privacy slats screens the Project Site from vantages to the west at the same/similar elevation. Buildings are concentrated to the north and along the eastern portion of the Project Site where the greatest human/auto activity currently occurs (i.e., within the existing footprint of the surface parking lot), and the proposed Preschool/Pre-K play zone is located within the center/interior of the Project Site, adjacent to the stream and generally behind the proposed Administration building (when viewed from the east), furthest from the adjacent residential uses to the east and west.

The topography of the area, especially the surrounding residential properties, is such that the adjacent residential homes to the east and the dwelling to the west are at a higher elevation when compared to the proposed finished grade of the adjacent Project Site, thereby reducing the overall height of the proposed structures when viewed from these existing adjacent uses.

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As shown on the project‟s elevations, the first- and second-story windows of the proposed classrooms and administration building are located to the south and north sides, affording continued privacy to these adjacent residential uses. Additionally, as shown on the attached landscape plan, the proposed surface parking area is screened/buffered by the existing mature trees in the landscape island that extend along the Project Site‟s access drive/driveway, as well as landscaping along the eastern elevation of proposed buildings that line the access drive, providing screening for adjacent residential uses (to the east) and softening their appearance consistent with the existing landscape of the surrounding residential neighborhood.

Elements of the existing natural environment on the Project Site are also retained as integral elements of the schools setting, including the spring and associated natural water course that runs across the Project Site from north to south, numerous mature trees, and rock outcropping. These existing features are augmented by the proposed additional thematic landscape along the stream and between proposed buildings, as well as along the westerly boundary of the Project Site that serve to integrate proposed school classrooms within the Project Site‟s natural setting and screen them from adjacent residential uses to the west.

Further, the operating conditions that are currently required for the existing school operations would be retained under the Proposed Project. A total of 24 off-street parking spaces would be required, yet the Proposed Project would provide 61 parking spaces. Importantly and with regard to maintaining compatibility with the adjacent residential uses, there would be no busing of students to the school, and student drop-off/pick-up would occur completely on-site, within the designated area adjacent to the administration building, with space for vehicle queuing/stacking provided entirely on-site to ensure traffic flows on Rinaldi Street remain unobstructed. Use of an outdoor public address system would not occur. In addition, traffic monitors at the campus entrance and student drop-off/pick-up lanes would continue to be used.

When compared to the existing permitted school operations, total school enrollment, hours of operation, start times and grade ranges would remain the same, with a slight increase in total classrooms from 23 to 24, and an increase in full-time administrative staffing from 12 to 15. As such, daily trip counts are expected to remain consistent.

The proposed school buildings have been properly sited and designed with regard to existing adjacent uses, site improvements/activity centers and natural features, vehicular access, student drop-off and pick-up, and landscape treatment. Thus, the Proposed Project will be proper in relation to adjacent uses or the development of the community, as based on the use of these careful site planning methods and incorporation of the same/similar operating conditions of approval that currently apply to the existing school operations.

3. The proposed project will not be materially detrimental to the character of

development in the immediate neighborhood.

The character of development in the immediate area includes single-family residential development on large lots within the A2-1 Zone to the north and west, an access roadway and single-family dwellings within a subdivision within the RA-1-K Zone to the east, and the railroad right-of-way to the south. The proposed improvements on the Project Site would introduce seven new buildings and include upgrades to the existing surface parking lot, athletic field areas, and associated circulation features/facilities.

As shown on the enclosed plans, the new buildings are designed to enhance and be compatible with the adjacent and surrounding neighborhood. Buildings would be fully

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integrated into the existing setting without imposing a dominating presence on the Project Site, located in harmony with the contours of the land and slope of the lot, and sited so that the existing elements of the natural environment (i.e., rock outcropping, the spring/watercourse, and mature trees) are retained and integrated into the learning environment). The use of lush landscaping along the access road/driveway and building facades facing to the east and west would further softened their appearance and create compatibility with the surrounding established residential community.

While the adopted Chatsworth-Porter Ranch Community Plan does not address the placement or conditioning of schools, a school use is generally considered by the City as a benefit to the local community and, as such, is deemed by City and State law as an appropriate use where it has been properly sited and conditioned. In that regard, Chatsworth Hills Academy has continuously operated on the Project Site, together with the adjoining property to the north, since 1979. While new buildings are proposed, their use would accommodate the relocation/consolidation of the existing Chatsworth Hills Academy school use solely to the Project Site.

The use of the Project Site would remain a school, designed with appropriate site planning that acknowledges existing adjacent residential land uses and the character of development within the community, the existing natural and manmade improvements and features, and is operated under the same and/or very similar conditions and restrictions as are applicable to the current school use. Together, these elements combine to appropriately limit and condition Chatsworth Hills Academy‟s activities and operations, and contribute aesthetically to the character of the existing environment adjacent to the Project Site, as well as within the Chatsworth Community such that the Proposed Project will not be materially detrimental to the character of the adjacent development in the immediate neighborhood.

4. The proposed project will be in harmony with the various elements and objectives of the General Plan.

The purpose of the various elements and objectives of the General Plan is to promote coherent development ensuring compatibility between land uses, development and the environment. With respect to this, the proposed project is consistent with the General Plan‟s land use designation of Very Low I Residential and those uses permitted by the corresponding A2-1 Zone (as provided by the Conditional Use Provisions of the Code). Further, the instant case was analyzed with respect to environmental effects, land use policies, and compatibility between the proposed use, adjacent development and the larger community. The location of the school in an area designated for Low I Residential uses is consistent with the many goals the Plan. Given the numerous conditions of approval, the project‟s design and history of such uses occurring on the site and in the immediate vicinity, the proposed use can be deemed to be in harmony with the General Plan.

CEQA Findings A Mitigated Negative Declaration ENV-2011-1879-MND was prepared for the proposed project. On the basis of the whole of the record before the lead agency including any comments received, the lead agency finds that, with imposition of the mitigation measures described in the MND, there is no substantial evidence that the proposed project will have a significant effect on the environment. The Mitigated Negative Declaration reflects the lead agency‟s independent judgment and analysis. The records upon which this decision is based are with the Environmental Review Section of the Planning Department in Room 750, 200 North Spring Street. I hereby adopt that the Mitigated Negative Declaration, imposed the conditions shown in that document on this approval.