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centers provide goods and services needed by residents and businesses of Pleasanton and its market area." The General Plan allows a range of intensity from 0-60 percent floor area ratio (FAR) for the "Retail, Highway, and Service CommercialBusiness and Professional Offices" land use designation, with a midpoint density of 35 percent. Projects proposing development intensities greater than the midpoint may be allowed up to the maximum of the range, provided that sufficient amenities and mitigations are incorporated into the project to justify the increased density (e.g., exceptional design to mitigate the mass of the building, higher landscape ratio, low traffic generation and employee density, etc.). The proposed 21,795 square feet of building area would result in a 29.9 percent FAR for the 72,856-square-foot site, which meets the FAR limit for commercial properties stipulated by the Pleasanton General Plan. The 5980 Sunol Boulevard property is located within the North Sycamore Specific Plan (NSSP) area. The NSSP land use designation for the subject property is "PUD-Office" and is generally subject to the purposes and uses of the City's Office District. The proposed office project is consistent with this land use designation. Although the General Plan permits FARs between 0- 60 percent with a 35 percent midpoint density, the NSSP indicates that a maximum FAR of 30 percent is anticipated for the PUD-Office parcels. The proposed 29.9 percent FAR would meet the anticipated FAR of the NSSP. Concerning other relevant General Plan and NSSP land use policies, the specific sections contained within the remainder of this staff report will identify any other relevant issues. Zoning and Uses The 5980 Sunol Boulevard site is zoned PUD-Office District. As noted earlier in this report, uses for the PUD-Office district were limited to a variety of office uses. The 5998 Sunol Boulevard property would be rezoned to Planned Unit Development -Office (PUD-O) District and be subject to same uses as the 5980 Sunol Boulevard property to create a consistent zoning designation and uses for both properties. Development Plan Conformity with NSSP Regulations New construction in the NSSP must conform to the specialized Development Standards and Design Guidelines contained in the NSSP. Although only the 5980 Sunol Boulevard property is located in the NSSP area, staff has reviewed the entire project against the NSSP regulations. The proposed project conforms to the applicable NSSP Development Standards and Design Guidelines as follows: Height The NSSP indicates that a maximum height of two stories (30 feet) is anticipated. As defined Page - 8