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students. However, staff does believe that this is the right location for a playground or an appropriate land use for this particular site. In assessing any new and somewhat incongruous proposed use for an area that is used primarily for circulation and parking, staff looks carefully to ascertain whether the design would be compatible with surrounding uses. This concern is heightened by the presence of a sensitive population such as students. In evaluating this project, staff does not believe that a narrow drive aisle parking area located behind a shopping center, adjacent to a residential neighborhood and situated near the intersection with Junipero Street is the appropriate location for this sort of use. With no adequate setback proposed or feasible between the playground and drive aisle, coupled with the potential for noise impacts to the adjacent neighborhood, this is not considered a compatible use. Mr. Weinstein acknowledged that the applicant cites other similar facilities in Pleasanton. However, staff would contend that the facilities cited are in different locations, possess unique circumstances of physical settings, and have different adjacent traffic volumes that do not allow for a direct comparison with this project. Staff therefore urges the Council to deny the appeal and uphold the decision of the Commission. Councilmember Brown noted that the Vintage Hills Shopping Center is cited as a similar facility. She asked and Mr. Weinstein confirmed that the location offers direct access to its enclosed play area rather than requiring students to exit the confines of the primary use in order to gain access. Councilmember Brown asked and Mr. Weinstein confirmed that two parks, Centennial and Mission Hills, are located within fairly easy walking distance of this location. She also recalled that Young Ivy Academy has several smaller buses that could be used to transport children to and from the parks. Mayor Thorne opened the public hearing. Mary Kenefich, appellant, reviewed several slides focused on what she felt were comparable playground installations. She also reviewed the project site, acknowledging the proximity to the drive aisle but also noting that the majority of businesses at this end of the shopping center receive little to no back door deliveries and that Young Ivy is more than willing to work around the delivery schedule of the larger Raley's retailer. She spoke to Councilmember Brown's comments regarding bussing students to nearby parks, which she said she had already explained is workable and routinely done during the extended summer hours but simply not practicable during the school year when students generally only attend from 3 or 3:30 p.m. to 5 or 5:30 p.m. She reviewed a slide of the Little Flowers Day Care facility, noting that their playground is virtually identical to what is proposed here with the exception that that particular playground is located much closer to the street opening. Councilmember Brown asked and Ms. Kenefich confirmed that Little Flowers' playround is located immediately behind rather than adjacent to the facility. Ms. Kenefich continued to demonstrate similarities to other installations, noting improvements or site specific modifications to this application where appropriate or required by infrastructure. She also described a project recently approved by the Commission that is located along Stoneridge Drive in an area with much higher and more intense traffic volumes and speed. She stated that Mr. Chan and Mr. Wold, who had to leave earlier in the meeting, visited the two residents closest to the proposed site and that both homeowners indicated no objections to the proposed project. She reviewed several slides comparing demonstrating that the proposed project is located further from neighborhood residences than other approved projects. She stressed the physical and emotional benefits of fresh air and exercise for children, particularly those who have been seated in classrooms for the majority of the day, and urged the Council to reconsider the Commission's decision. Councilmember Brown noted Ms. Kenefich's own comments would seem to indicate that most students spend an average of only 2 hours at the school. City Council Minutes Page 12 of 18 Dec 16, 2014