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by the Municipal Code, the proposed building would have a maximum height of 28 feet 9 inches tall, as measured to the top of the mansard roof. Although the hipped roof elements at the center of the west and east elevations measure 31 feet 7 inches to the ridgeline, their height as defined by the Municipal Code is approximately 26 feet 3 inches tall (height measured from the grade to the mean height between the hipped roof ridge and the corresponding eave). Staff notes that in the Office District, building towers, spires, cupolas, etc. are allowed to extend up to 55 feet in height. The 34-foot tall towers would meet this height limit. Therefore, staff finds that this NSSP development standard has been met. Coordinated Site Planning and Design Continuity The NSSP indicates that the office parcels should be jointly planned to coordinate future site layouts, vehicular access, parking buffering, architecture, and landscaping prior to approval of the first parcel development plan. However, the NSSP also indicates that coordinated development may not be possible due to separate ownership and, if this is the case, then the first design approval should set the standard for subsequent development. The 6088 Sunol Boulevard office building, located at the southeast corner of Sunol Boulevard and Sycamore Road, was the first office building constructed in the NSSP area. It was allowed to develop independently of the other office parcels since the office parcels were under separate ownership and the other property owners were not interested in developing their properties at that time. The office parcels are still under separate ownership. In addition, the applicant spent several months trying to purchase the other NSSP office parcel at 336 Sycamore Road, located immediately south of the proposed project, but the property owner ultimately decided not to sell the property. Therefore, given that the office parcels are under separate ownership and the adjacent property owner was not interested in selling his property to allow joint development, staff supports the independent development of this parcel. In addition, staff believes that the proposed site and building design, discussed in greater detail below, follows the high standards of development established by the 6088 Sunol Boulevard property. Site Access The NSSP indicates that office site entrances should be located off of the new collector street (Sycamore Road) with Sunol Boulevard access limited to right-turn only ingress/egress, subject to approval by the City Traffic Engineer. The 5980 Sunol Boulevard property's long, narrow, 10 foot corridor of land connecting to Sycamore Road is too narrow to accommodate a drive aisle. Therefore, there would be no access to this development from Sycamore Road in the short term. However, future access to Sycamore Road might occur for the subject development when the adjacent 336 Sycamore Road Page - 9