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The proposed 21,795-square-foot office building would generate 34 AM Peak Hour trips and 32 PM Peak Hour trips based on the trip generation rates for such a use in the City's 2003 Baseline_ Traffic Report. However, office traffic for the 5980 Sunol Boulevard parcel was included in the traffic analysis and mitigations for the North Sycamore Specific Plan (NSSP) and Environmental Impact Report (EIR). The NSSP EIR assumed 13,378 square feet (30% FAR) of office use traffic from the 5980 Sunol Boulevard parcel. The 13,378 square feet of office use would have generated 21 AM Peak Hour trips and 20 PM Peak Hour trips. Reducing these already planned and mitigated trips from the trips of the proposed project results in a net increase of 13 AM Peak Hour trips and 12 PM Peak Hour trips. Given the small increase of peak hour traffic generated by this project, the City's Traffic Engineer determined that the project would have negligible traffic impacts and that a traffic report was not necessary. The project would include two new, 25-foot wide, right hirn ingress/egress only driveways on Sunol Boulevard. Staff has included a condition requiring that standard ramping driveways be provided for both driveways rather than street openings as shown on the plans. The applicant has also been conditioned to modify the existing and/or install new signing/striping on Sunol Boulevard, as determined by the City Traffic Engineer, to ensure the two new driveways do not create a traffic safety hazard. Regarding on-site vehicular circulation, staff has worked with the applicant to improve access and safety of the parking lot. Staff believes that the current plan provides adequate on-site circulation and is acceptable. Parking Based on the Pleasanton Municipal Code (PMC) requirements, a 21,795-square-foot office building with non-medical office uses requires 73 parking spaces (one space per 300 square feet of gross floor area). The applicant is proposing a total of 101 parking spaces (one space per 216 square feet), which would comply with this requirement. However, medical and dental offices are permitted uses under the North Sycamore Specific Plan for this property. The Code requires one space per 150 square feet or 6 spaces per doctor, whichever is greater. A 21,795-square- foot office building with medical office uses would require 145 parking spaces, exceeding the proposed number of parking spaces. The applicant has provided 28 additional parking spaces if used solely for general office use. However, if medical uses occupied the entire structure, it would be lacking 44 spaces per the PMC. The PMC parking requirements related to general office and medical office use do not correspond well. The Code allows medical uses to be in locations that are defined as general office. City staff has struggled with determining if an increased parking demand truly exists per the PMC distinction or if medical office management practices have changed such that a higher parking ratio needs to be provided. Page - 13