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playground would be incongruous with the design and layout of the surrounding shopping center. Consequently, staff is recommending denial of this portion of the proposal. Should the Commission find the use and location of the outdoor playground area acceptable, staff recommends the following design modifications be incorporated as conditions of approval: • Due to drought concerns, staff recommends that the natural grass area be replaced with synthetic turf utilizing a material that closely resembles natural grass, subject to staff review and approval. • The planter area for the vines along the entire wrought iron fence perimeter shall be 18- inches wide and covered with mulch material to allow for proper treatment of runoff water from the playground area and adequate planting area for the plant materials. • An irrigation plan shall be submitted for staff review and approval. FINDINGS The Commission needs to make the following findings prior to the granting of a use permit: A. That the proposed location of the conditional use is in accordance with the objectives of the zoning ordinance and the purpose of the district in which the site is located. Some of the key objectives of the zoning ordinance are to: foster a harmonious, convenient, workable relationship among land uses, protect existing land uses from inharmonious influences and harmful intrusions, and to ensure that public and private lands ultimately are used for the purposes which are most appropriate and beneficial to the City as a whole. As conditioned, staff feels the proposed Heritage School would be consistent with these objectives because it would operate within an existing location already approved for tutoring in an existing shopping center. The number of students, hours of operation, and minor increase in staffing will not generate substantial noise or increased parking demand. However, the proposed outdoor playground area would be incompatible and inappropriate for the area in the context of the layout of the shopping center. In particular, the proposed outdoor playground area would introduce a new project component intended for use by young children within an area designed specifically for parking, vehicular movements, and delivery vehicles associated with the shopping center. The C-N District provides appropriately located areas for retail stores, offices, and personal service establishments patronized primarily by residents of the immediate area, and permits development of neighborhood shopping centers of the size and in the appropriate locations shown on the general plan, according to standards that minimize adverse impact on adjoining residential uses. The establishment of the proposed Heritage School is consistent with that purpose in that it provides a personal service establishment in the form of an educational facility for students within the immediate vicinity and the City as a whole. P14-0970 and P14-1173, Young Ivy Academy Planning Commission 7 of 9