BTC has increased mailing fees. While SATT doesn’t like it, BTC has a monopoly, and we are puppets on a string. However, what concerns me is the cost when neighborhood councils ask for 500-foot radius mailings.
Please sign on and let SATT know if this is an issue for you, and SATT will explore what can be done to change it.
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R. Nicolas Brown, AICP
Click on the GREEN HIGHLIGHT to view official documents and reports. Click on the Comments, above and read the issues raised and responses.
The Office of Zoning Administration has scheduled a public hearing for June 8, 2023. The public notice is viewable on the Department of City Planning website Case No. ZA-2021-9975-CU.
On May 16, 2023, Maha Montessori Preschool presented at the Encino Planning and Land Use Meeting. Committee members did not vote due to the lack of a 500-foot mail notice to the public. Maha Montessori Preschool was invited to the Council Meeting on May 24, 2023, after proper notice.
See below the documents Maha Montessori Preschool submitted at Encino Planning and Land Use Meeting.
Please provide your comments and ask questions. All questions will be answered within 48 hours. Click on “Leave a Comment” above or navigate to the bottom.
The applicants, Maha Alali and Imsharaf Minahi, owners and operators of Maha Montessori Preschool, have operated a three classroom Large Family Day Care since 2018 for up to 14 children in a 1,528-square-foot single-family dwelling. Upon approval of the requested Conditional Use Permit, the applicants intend to expand the number of children to 32. No new construction is proposed.
REQUESTED ENTITLEMENT
A Conditional Use Permit, pursuant to Section 12.24-W, 51 of the Los Angeles Municipal Code, to expand an existing Large Family Child Care currently serving a maximum of 14 children to 32 children between the ages of infant to school age with hours of operation 7:00 am – 8:00 pm, Monday-Friday including providing required parking in the front yard pursuant to Section 12.24-F of the Los Angeles Municipal Code.
Licensed Family Child Care Homes (FCCH) have been steadily declining since 2008 throughout the state. In 2008 there were 39,000 family child care homes; eleven years later, that number declined to 25,900. The state’s biggest county, Los Angeles, has also experienced significant decreases, losing almost 4,200 FCCHs. This reduction in the number of FCCHs resulted in a 29% decrease in spaces, meaning over 109,000 children will not have access to early learning programs. The most recent Needs Assessment Report determined that zip code 91403 has a shortfall of 27 Licensed Family Child Care Homes spaces and 87 Center spaces.
The Department of City Planning realizes the benefit of childcare in that “[s]tudies have found that high-quality early childcare and education improves educational achievement among children and contributes to their long-term success. These academic gains are particularly significant for children of low-income families.”
Furthermore, the Cornell Linking Economic Development and Child Care Project determined that childcare benefits the economy, parents, and children. In regards to the economy, childcare is an “economic driver” within our City in that it.”
PROPERTY
The subject Property (Property) is a 6,026.7-size parcel, 47.30 feet in width by 153 feet in depth, fronting on a local street. Improvements include a 1,528 square-foot single-family dwelling (residential with accessary use Large Family Day Care), built in 1956, 457.2 square-foot detached structure used as a detached 360 square-foot carport, attached 170 square-foot carport, and located at the rear of the Property.
The Los Angeles County Assessor Use Code is 0100 – Residential – Single Family Residence. According to Section 12.22-A.3(b) of the Los Angeles Municipal Code, the dwelling is currently used as a Large Family Day Care.
SURROUNDINGS
CODE, CONTEXT, AND GUIDING LAND USE POLICY
The Los Angeles Municipal Code has a by-right process for Small and Large Family Day Care facilities (Section 12.22-A,3 of the LAMC). Operations with more than 14 children currently require a Conditional Use Permit. Section 12.24-W,51 of the LAMC states, childcare facilities or nursery schools in the A, RE, RS, R1, RU, RZ, RMP, RW, R2, R3, RAS3, or RD Zones …”
In 2020 and 2021, City Council adopted several motions regarding childcare. One Motion CF 20-0652 is to create an administrative approval “By-Right” process for childcare facilities if the applicant complies with licensing requirements and agrees to standard conditions, such as the proposed standard conditions detailed in the Council Motion.
American Planning Association PAS Report No. 521/522 states, “[a] common fault of zoning codes is to treat all child care facilities as if they were large commercial operations. Zoning definitions of childcare facilities should distinguish between home-based and larger childcare centers.”
The importance of distinguishing childcare facilities from commercial ones because not doing so would characterize many childcare facilities as an intrusion into residential areas. On the contrary, proper planning is to locate specific childcare in or close to residential areas.
Planning 101 – Relevant Land Use and Planning Tools
There are typically three potential impacts common to childcare: visual, noise, and traffic/parking. Regarding visual impact, the building will continue to appear as a single-family dwelling, and no alternations will occur, hampering future conversion to a single-family dwelling, if so desired.
Regarding noise, it is first noted that the existing childcare has operated since 2018 and has not received a noise complaint. The playground and open space activities will continue in the rear yard, surrounded by fencing and landscape with a detached structure providing a noise buffer. Outdoor playtime is limited to three hours with no more the 14 children at any one time. The facility will not operate in the evening hours when most residents are home, nor will it be open Saturday and Sunday. Lastly, the ambient noise from the street and nearby highway help reduce the sound of children when they are outdoors.
Regarding traffic, the applicant obtained an unofficial assessment from the Los Angeles Department of Transportation (LADOT) that a traffic study would not be necessary and, therefore, not have a significant impact. The applicant has applied to LADOT for a green curb for exclusive use by the facility during peak dropoff/pickup times. The existing facility has operated since 2018 with no safety incidents, reported complaints, or inconveniences to neighbors. Lastly, the applicant has designed an operational plan using staff and parent volunteers to expedite dropoff and pickup onsite and curbside.
In conclusion, the applicant will continue to comply with Large Family Day Care conditions, which are minimum standards for childcare, and at the public hearing, will present “Voluteered Conditions” to ensure the Project will not adversely affect or further degrade adjacent properties, the surrounding neighborhood, or the public health, welfare, and safety due to its design and conditions imposed on its operation.
Johanna and Andre Petropoulos, April 24, 2023
We are writing as parents of a child currently enrolled at Maha Montessori. Before finding Maha Montessori, we had visited dozens of other childcare programs, but none met the expected standards or felt like the right fit for our daughter. During our visits, we were shocked by the lack of hygiene, clean toys, educational curriculum, or child-appropriate outdoor space offered by some other facilities. After visiting numerous programs from Studio City to Encino, finding a satisfactory childcare option felt hopeless until we found Maha Montessori. Maha Montessori delivered above and beyond everything we expected from the quality of the program, the facility, and the staff.
We waited one year for an available spot to open for our daughter, Ellie. When Ellie enrolled in Maha Montessori two years ago, she had a quiet and reserved demeanor, but due to the outstanding program offered by Maha Montessori, she has developed into a bright, confident, outspoken little girl. We know that Maha Montessori positively impacted our daughter’s personal and academic development. Mrs. Alali, the School Director, demonstrates an unrivaled passion for her students and staff. A year ago, our family relocated 20 miles away, but that did not stop us from remaining committed to Maha Montessori because of the fantastic work that Mrs. Alali and her staff accomplish. So much so, that we have our son, Sebastian, on the current waitlist! Every family should have the opportunity for their child to experience a program as passionate, committed, safe, fun, and educational as Maha Montessori.
We are in full support of Maha Montessori opening its doors for the benefit of the children in the community.
Mandana Rastegar and Kanwar Kahlon, April 25, 2023
Maha Montessori School is a spectacular neighborhood school that has profoundly impacted the lives of our children since 2020. We are extremely fortunate to have MMS be in this neighborhood, enriching the lives of the local children, elevating the neighborhood, and having provided consistency for our children and as working parents during the unpredictable and stressful peak pandemic years. The school is run immaculately with great regard to its neighbors. The parents all take great care to drop off our children right in front of the school and/or the school’s driveway, without ever blocking another neighbor’s driveway. Furthermore, in the last 3 years that we have been able to send two of our children to MMS, we can attest to the fact that there has never been a time that all the parents drop-off or pick-up their kids at exactly the same time and therefore there is no legitimate traffic burden as parents typically are staggered in arriving and there is an extremely quick policy at the front gate to check in our child and then we leave. Additionally, some families just walk to MMS as they live around the corner, providing an example of how the school is truly meeting its mission to serve the neighborhood without disrupting the nature of the residential area. With regards to concerns about noise, our experience is even when in the front yard waiting to pick up our child, we cannot hear the children as the windows facing the street are always closed for the safety of the kids. The school, its director, and its mission are wonderful and having more children benefit from attending MMS would be a great service to the neighborhood.
Chirag Deshpande, April 26, 2023
Our son, Arin, has been at this school for the past two years and we have seen him learn, grow and build strong friendships at Maha Montessori. I understand there are expansion concerns but as a parent who has been on multiple school waitlists, having finally been called on to send our son to a well rounded and truly great early education center like Maha Montessori has been a blessing. The school is well loved by all the children attending it and this is reflected in the excitement our son has shown every day to go to this school. He is well cared for and we truly feel safe and comfortable knowing he is in good hands at Maha Montessori.
It would be of great help to the growing families in the neighbourhood if Maha Montessori is given an opportunity to expand and serve a larger number of families to also be able to be part of a strong and foundational early learning experience provided by Maha Montessori for children.
Please do consider the request to support the school expansion plans and better serve the neighborhood. The waitlists are an extremely anxious time for all families and to be able to have more opportunities to send our children to school’s like Maha Montessori will have a lasting impact on their lives.
Sheila Mehr Rawi, April 26, 2023
Our daughter started at Maha Montessori almost 2 years ago now and she has just flourished from the beginning. Her communication, problem solving and social skills have come so far – all due to Ms. Alali and her wonderful team of teachers. The curriculum here is unmatched — the way complex subjects are broken down and taught to these little minds is exceptional.
What sets Ms. Alali apart from the other Montessori schools is her drive to personally see that each of her kids is reaching their potential, working with them on their course work (i.e., individual lesson plans for each kid to work on their practical life skills, phonetics, writing, math, etc.) ensuring they’re engaged and fostering their focus all of which is balanced with play, music, yoga, themed holiday activities, and the like.
Ms. Alali ensures that all kids and families are respectful of the neighborhood – pick-ups and drop-offs are very swift, parents typically either pull into the driveway or park on the side of the street, and rarely are there more than 2-3 parents/cars picking up their child at a time. Ms. Alali discourages any lingering during pick-up so that we do not disturb the neighbors and families honor those wishes.
This place has been an absolute gem and the families that have had the opportunity to be part of this little community feel so lucky to have found Maha Montessori. To think that more families could have the opportunity to see their children flourish the way we’ve seen our kids have, would be absolutely wonderful.
Ethan Cushing, April 27, 2023
The teachers at Maha Montessori are exceptional, and they provide an amazing curriculum for the students enrolled. I have seen firsthand the positive impact that this school has had on my child’s development, and I believe that expanding its capacity would benefit more children and families in the area.
I understand that some residents in the area may have concerns about the expansion of the preschool. However, I can assure you that the parents at Maha are very cognizant of parking, pickup, and dropoff so as not to disrupt our neighbors. We are committed to being good neighbors and ensuring that our children’s education does not come at the expense of the community.
Moreover, it is worth noting that the school currently has a long waitlist, which is a testament to the demand for quality preschools in the area. Expanding their capacity would allow more families to access high-quality early childhood education, which is critical to a child’s future success.
I strongly urge you to support the expansion of Maha Montessori. This school is a vital resource for families in the area, and expanding its capacity would benefit the entire community.
Philip Miller, April 28, 2023
We live locally in the neighborhood just one street over on Camarillo St. We’ve loved having the ability to walk our children to school everyday. It took months of waiting to obtain spaces at the school, unfortunately not many other children in the neighbourhood are able to attend due to the schools limited capacity and wait times. We believe offering more places will only encourage the sense of community in the area, it would have been better if our children could have bonded with other children in our area even before they attend Hesby oaks. I understand the other neighbours’ concerns around the extra traffic but you’re talking about 2 short 30 minute windows daily which are during the average person’s work day. The street is very quiet, there is never a shortage of street parking so I don’t foresee there being a problem. Maha is truly a wonderful school with teachers that truly care about their students and something that could benefit so many more children. I hope you can help in making that happen.
Julia Bedanova, April 28, 2023
We have attended the school for two years and have observed what a profoundly positive impact it is making on our community. It is a much needed early education center that does everything thoughtfully and intentionally. We personally know of many families on the waitlist as there are very limited Montessori options in the Encino and Sherman Oaks areas. Maha Montessori is a top tier institution and is providing an incredible learning environment for the children of our community.
We have observed the pick up and drop off operations and the parents and school are very cognizant of not inconveniencing the neighbors and minimizing the impact.
Widmar Hernandez, April 28, 2023
Maha Montessori is one of a handful of Montessori options in the Valley, but arguably one of the most well run. By expanding its enrollment, it will allow for more children from our community to have access to an outstanding level of education and set them up for success.
Click on the GREEN HIGHLIGHT to view official documents and reports. All information and documents contained herein will be available on the Department of City Planning’s official case file once given a case number.
Mr. Noesh Hordagoda currently operates two childcare centers with approximately 76 children. One in Canoga Park serving for five years, and the other in Torrance serving for two years. Like other educational experts, he believes the first five years of a child’s life are one of the most pivotal times for development and can have a lasting impact on a child’s transition into adulthood. His facilities offer a learning approach that blends Montessori and a strong curriculum geared toward academic achievement. He has a waiting list of approximately 21 families, of which 8-9 live in the Reseda and Chatsworth area.
Mr. Hordagoda selected the subject site for several reasons. He is experienced in working with church elders gained from his other locations. The site is very peaceful near Stoney Point and provides a less urban environment. Third, the site has existing buildings perfect for childcare with a surplus of parking and space for vehicle circulation, and the site allows on-site pickup/dropoff. Additionally, the site is near 118 Highway, which provides quick access for families to leave their children and then commute to work.
The applicant seeks to operate a childcare facility for 94 children ages 2 ½ -5 years old. It would operate Monday-Friday, 6:30 am to 6:00 pm., on a property with an existing House of Worship. No construction is proposed, nor an increase in square feet.
Pursuant to Section 12.24-W,51, request for a Conditional Use Permit to operate a childcare facility for 94 children ages 2 ½ -5 using nine (9) existing classrooms and two (2) offices of approximately 6,353 square feet on a property with an existing House of Worship, Monday-Friday 6:30 am to 6:00 pm, in the A2-1 Zone Classification.
Section 12.03 (Definition) CHILD CARE FACILITY. A facility in which non-residential care is provided for children, 16 years of age or under, when licensed as a day care facility for children by the State of California or other agency designated by the State, under the categories defined in Section 30019 of Title 22 of the State of California Administrative Code. (Added by Ord. No. 145,474, Eff. 3/2/74.)
Section 12.24-W,51 Child care facilities or nursery schools in the A, RE, RS, R1, RU, RZ, RMP, RW, R2, R3, RAS3, or RD Zones, and in the CM and M Zones when providing care primarily for children of employees of businesses/industries in the vicinity. (Added by Ord. No. 176,545, Eff. 5/2/05
The subject property (Property) is an interior, through parcel, with approximately 344 feet of frontage on the easterly side of Topanga Canyon Boulevard and a depth varying from 483 to 792 feet and frontage of 219 feet along the westerly side of Andora Avenue. It is classified in the A2-1 Zone with adjoining northerly, southerly, and westerly properties.
The site is improved with a single-family dwelling, a chapel, and classrooms on a 4.8-acre parcel. A one-story building on the southerly side of the site contains the sanctuary, social hall, and offices. Two buildings on the northern side of the site include classrooms and offices. A breezeway connects the two one-story buildings proposed for the childcare center. The one-story pastor’s residence is located on the easterly side of the site with frontage on Andora Avenue.
The Property has a rustic appearance, with many plantings and trees, and the buildings are well hidden from surrounding properties by landscaping. The 80 parking spaces are not stripped, and several areas are not paved. ( Required parking is 13 spaces based on 1/500 of 6,353 square feet.)
Case No. CPC 2014-2144-CU On January 24, 2019, the Los Angeles City Planning Commission approved a private, special needs school (K through 12th grade) for 40 students, operating within seven classrooms for teaching and physical therapy. The school will operate from 8:00 am to 4:00 pm with educational hours of 9:00 am to 3:00 pm, Monday through Friday.
Case No. ZA 2004-1308(CU) – On June 17, 2004, the Office of Zoning Administration approved a wireless telecommunications facility in the A2-1 Zone Classification.
Case No. ZA 1984-0707(CUZ) On February 22, 1985, the Office of Zoning Administration approved a Conditional Use Permit for the continued use and maintenance of an existing nursery school originally approved under Case Nos. ZA 21070 and 21840, which expired January 1, 1981, the entitlement allowed the expansion of the said facility, including children ages two to five, and the establishment of a preparatory school, including grades one through 12, utilizing the existing church facility for a total of 150 students in both facilities with hours of operation from 8 am and 6 pm, Monday through Friday, in conjunction with the permitted church use.
Newman and Sons, Inc appealed the Letter of Determination of City Planning Commission that waived Waste Management from improving the streets. The appeal is not to stop the waiver. Rather, it’s for the City Planning Department to correct errors in the Letter of Determination and wait until a traffic and circulation study is completed.
Read more about these errors (Appeal to City Council) and provide your comments and ask questions. All questions will be answered within 48 hours.
Click on the GREEN highlights to view official documents and reports.
On February 4, 2020, City Council Motion CF 17-0244 (See Motion: Document) was reactivated instructing the City Engineer to study and prepare a report on the temporary closure of Peoria Avenue and Tujunga Avenue between Glenoaks Boulevard and 9000 Tujunga Avenue.
Even before the study was completed, the Department of City Planning decided Waste Management (9055 – 9351 North Tujunga Avenue, Case No. CPC-2007-3888-CU-ZV-SPR-PA1) can be allowed to NOT make street improvements because Peoria Avenue and Tujunga Avenue between Glenoaks Boulevard and 9000 Tujunga Avenue will indefinitely be closed. This decision should NOT have been made without a traffic and circulation study where all affected property owners were notified.
Issue: Temporary or permanent closure of Peoria Avenue and Tujunga Avenue between Glenoaks Boulevard and 9000 Tujunga Avenue leaving Bradley Avenue as the ingress/egress for semi-truck and passenger traffic.
Read how Ramco uses the streets and what they do to reduce traffic and circulation impacts. (See Traffic/Circulation Plan: Document)
The red truck is turning at the approximate location of the street closure. Click on Travel to use your mouse and travel up Tujunga Avenue and Peoria Avenue. Once selected, move your mouse onto the roadway and click to travel on the streets. Return to InfoPost by using the browser return arrow.
This has potential adverse traffic and circulation impacts for all property owners that use Tujunga Avenue, Peoria Avenue, and Bradley Avenue. It may also create a gridlock of trucks along Tuxford Street.
Are you affected? If so, please leave a comment or ask questions and receive a response within 48 hours.
The City Planning Commission public hearing was held February 25, 2021. (See Public Notice Document) where City Planning’s decision to waive street improvements was sustained. The next public hearing will be held by the Planning Land Use and Management Committee (PLUM)) then City Council.
Contact: SATT at Sattgovt@gmail.com, City Planning at (213) 978.1486 / email ester.ahn@lacity.org), and Council District 6, Max Podemski at (213) 473.7996 / email max.podemski@lacity.org. Let them know your thoughts on temporary or permanent closure of Peoria Avenue and Tujunga Avenue between Glenoaks Boulevard and 9000 Tujunga Avenue.
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All information and documents contained herein were submitted to the Department of City Planning official case file.
Hillel 818, Foundation for Jewish Campus Life, is part of a global network of Hillels on over 500 campuses worldwide. Hillel 818, at California State University Northridge (CSUN), was founded in 1960 and is one of the oldest student groups on the CSUN campus. For over 60 years, Hillel has provided services to students from CSUN, Pierce College, Los Angeles Valley College, and College of the Canyons in Santa Clarita.
Hillel 818 offers counseling and a variety of fun and exciting programs for all major Jewish holidays during the school calendar year. Students come to Hillel so they can connect with their Jewish peers for social programs and to study.
Hillel 818 prepares a kosher dinner every week for Shabbat, which is open to all students in the Valley, free of charge, and are generally themed. Hillel welcomes all students to enjoy Shabbat, meet new friends, share in a communal meal, and celebrate with other students.
There are three components to the Project:
There are two requests.
On February 19, 1986, the City of Los Angeles Office of Zoning Administration approved the continued use and maintenance of an existing religious, educational and counseling student center on an RA-1 zoned site; and, the expansion thereof by a one-story, 3,000-square-foot addition providing a larger meeting room, new restrooms, and a kitchen.
The approval also granted a variance from the provisions of Article 2, Chapter I of said Code to permit reduced side yards observing a combined width of 20 feet, in lieu of the 46 feet required; and, a reduced westerly side yard for the involved structure or 7 feet, in lieu of the 10 feet required.
The following are requested modifications to the February 1986 approval:
That 38 on-site parking spaces shall be maintained on the site.
Justification: Condition No. 6 should be updated as deemed necessary by the Zoning Administrator. In Case No. ZA 85-1216-CUZ, the Zoning Administrator imposed parking based on occupancy resulting in 38 required parking spaces. The current parking regulation is based on a ratio of one stall per 500 square feet. This applied to the Project requires two additional parking stalls. When applied to the building total square feet (i.e., 6,994.8), the ratio results in 14 parking spaces.
The Project intends to continue providing 38 parking spaces, as required in Case No. ZA 85-1216-CUZ, and will add one parking stall and eight (8) bicycle parking (2 long term and 6 short term).
That any signs displayed on the premises shall be limited to a conservative identification or directional type only, in keeping with the sign provisions of Section 12.21-A, 7 of the Municipal Code, and shall be submitted to and approved by the Office of Zoning Administration prior to the installation. The existing two (2) signs along the Property frontage may be replaced with one (1) sign similar in size.
Justification: The Project intends to replace two previously approved signs with one sign of similar size of those previously approved. The proposed signs will be installed on the frontage wall. (See Exhibits)
That the occupancy of the involved counseling center shall not exceed that permitted by the Department of Building and Safety. but in no event shall said occupancy exceed 160 patrons.
Justification: In Case No. ZA 85-1216-CUZ, the Zoning Administrator imposed a maximum occupancy of 160 persons, based on available parking. The request is to amend Condition No. 11 to allow occupancy based on Department of Building and Safety occupancy for the building.
That a 6-foot-high solid masonry wall shall be constructed along the northerly rear lot line, and the easterly and westerly side, and front lot lines of the site.
Justification: The request is to amend Condition No. 13 to permit a six-foot wall and fence with sliding vehicle entrance gate. As noted in the submitted news article (attached, hyperlinked), the additional wall/fence is proposed for security.
As cited in a recent City Council Resolution (attached, hyperlinked), the Anti-Defamation League’s most recent “Audit of Anti-Semitic” incidents in the United States recorded 1,879 acts in 2018, with a dramatic increase in physical assaults, including the deadliest attack on Jews in U.S. history at the Tree of Life synagogue in Pittsburgh, a wave of anti-Semitic robocalls targeting Jewish schools, JCCs and synagogues, and a significant number of incidents at K-12 schools and on college campuses. Further, the FBI, which compiles hate-crime data based on reports from local law-enforcement agencies, found the number of such incidents rose 29 percent in 2018 from 2015 and in California alone, anti-Semitic hate crimes surged by 21 percent from 2017 to 2018, and reports of anti-Semitic incidents have continued to make headlines in 2019.
16. The use hereby authorized is conditional upon the privileges’ being utilized within 180 days after the effective date hereof, and if · they are not utilized or construction work is not begun within said time and carried on diligently to completion this authorization shall become void and any privilege or use granted hereby shall be deemed to have lapsed unless a Zoning Administrator has granted an extension of the time limit, after sufficient evidence has been submitted indicating that there was unavoidable delay in taking advantage of the grant. Once any portion of the privilege hereby granted is utilized, the other conditions thereof become immediately operative and must be strictly observed. Furthermore, this conditional use approval shall be subject to revocation in the manner as provided under Section 12.24, I of the Municipal Code if the conditions imposed are not strictly observed.
Justification: Condition No. 16 should be updated or deleted, as deemed necessary by the Zoning Administrator.
Letters in SUPPORT: