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associated with the proposed outdoor playground proximity to an existing vehicular <br /> drive aisle and parking area. <br /> DISCUSSION <br /> The appeal filed by Young Ivy Academy (Attachment 2) is in regard to the Planning <br /> Commission's action to deny the outdoor playground area. The attached Planning <br /> Commission staff report (Attachment 4) dated November 12, 2014, provides additional <br /> background information and a detailed discussion of the proposed application, including <br /> concerns related to land use, noise, parking, and design. This report includes <br /> supplemental discussion regarding land use incompatibility/safety and noise. <br /> Use Incompatibility/Safety <br /> Staff believes that the proposed outdoor playground area could be incompatible with <br /> the surrounding uses because it would introduce a new project component (the outdoor <br /> playground area) intended for use by young children within an area designed <br /> specifically for parking, vehicular movements, and delivery vehicles associated with the <br /> shopping center. The applicant's appeal narrative states that similar outdoor facilities <br /> have been approved in Pleasanton. Staff notes that other outdoor playground areas do <br /> exist, but they are in locations or designed in ways that result in fewer safety, noise, and <br /> land use concerns than the subject application. Due to the potential safety concerns <br /> created by this particular application, staff recommends denial of the proposed outdoor <br /> playground area. <br /> Noise <br /> The outdoor playground area is proposed outside of the building close to existing <br /> residential uses, with only the existing shopping center soundwall along the eastern <br /> property line to provide any type of sound attenuation for those residences to the east. <br /> No sound attenuation would be provided for the residences to the south on the opposite <br /> side of Junipero Street. The introduction of the outdoor playground area, with up to 16 <br /> children at any given time, and no significant sound attenuation, could result in <br /> increased ambient noise levels during the hours of 2:00 p.m. and 6:00 p.m. that are <br /> unacceptable in the context of the adjacent residential uses. Consequently, staff <br /> recommends denial of the proposed outdoor playground area. <br /> Staff believes the above analysis provides a reasonable analysis of the potential noise <br /> and safety impacts that could result from construction and operation of the outdoor <br /> playground. The Planning Commission agreed with this analysis, and accordingly <br /> denied the outdoor playground area. <br /> The Planning Commission indicated that it had safety concerns but that those issues <br /> could be adequately addressed with conditions of approval requiring additional safety <br /> features, such as raised curbs and bollards. However, the Planning Commission felt <br /> that the outdoor playground area would generate an unacceptable increase in ambient <br /> noise on a daily basis for a sustained period of time, and that noise levels could not be <br /> adequately mitigated. The inclusion of additional safety measures into the project could <br /> not mitigate the Planning Commission's primary concerns about noise and thus were <br /> not recommended upon denial of the outdoor play area. <br /> Page 4 of 5 <br />