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10824 Topanga Canyon Blvd, 91311
Case No. ZA-2022-3014-CU

Who is the Applicant?

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.

Project

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.

Request

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.

Relevant Code Section

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

Subject Property

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.)

Planning 101 – Relevant Land Use and Planning Tools

• Background on Conditional Use Permits (Read a comprehensive discussion on Conditional Use Permits)
• Background on imposing Conditions (Read a comprehensive discussion on Conditions of Approval)
• Background on Findings (Read a comprehensive discussion on Findings)

Documents for Viewing and Downloading

• City Application Form CP 7771.1
• Background Report and Justification    (Hyperlink only functions when using the CD submitted to DCP)
• Supplemental Questions for Childcare
• Volunteered Conditions
• Site and Floor Plans
• Exhibits (PowerPoint Presentation)
• ZIMAS Report
• Public Hearing Notice (TBD)
• Access Summary: Planning Department Case Tracking Information (PCTS)  Case No. ZA-2022-3014-CU

Community Outreach and Concerns

• Response to Neighborhood Council Concerns from March 2022 Meeting
• Neighborhood Council Meeting April 21, 2022, NC Agenda:  To Be Rescheduled

Prior Letters of Determination on the Property

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.