In West Chandler Boulevard. Neighborhood Association v. City of Los Angeles (2011) 198 Cal.App.4th 1506, the court provided a succinct recitation of the standard of review as follows: "'Section 1094.5 makes administrative mandamus available for review of "any final administrative order or decision made as the result of a proceeding in which by law a hearing is required to be given, evidence is required to be taken and discretion in the determination of facts is vested in the inferior tribunal, corporation, board or officer."' 'Implicit in section 1094.5 is a requirement that the agency which renders the challenged decision must set forth findings to bridge the analytic gap between the raw evidence and ultimate decision or order.' In reviewing an agency's decision under . . . section 1094.5, the trial court determines whether (1) the agency proceeded without, or in excess of, jurisdiction; (2) there was a fair hearing; and (3) the agency abused its discretion. ' 'Abuse of discretion is established if the respondent has not proceeded in the manner required by law, the order or decision is not supported by the findings, or the findings are not supported by the evidence.' 'The trial court and appellate court apply the same standard; the trial court's determination is not binding on us.'" (Id. at pp. 1517-1518.)