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Building signs have not been proposed at this juncture. A condition has been included that requires the applicant to submit a comprehensive sign program for the building prior to _ installation of any building-mounted signs. Staff has also included a condition that requires anv building-mounted signs to be either non-illuminated, spot-illuminated by decorative lights, or be halo-illuminated channel letters. In addition, to minimize impacts on the adjacent residents, staff has included a condition prohibiting illuminated building-mounted signs on the eastern and southern building elevations. Landscape Plan The landscape plan will provide a variety of trees, shrubs, and groundcover on the project site. Staff feels that the proposed landscape plan is attractive and contains sufficient landscape area around the perimeter of the building, parking areas, and along the street frontage. Staff also feels that the density and species of trees and shrubs indicated on the plan are generally appropriate. However, staff does have a few recommended changes to the landscape plan: • Substitute the rosemary groundcover located in the bioswales with a groundcover species that is more appropriate for a bioswale (i.e., one that doesn't ``drown" easily when the soil becomes saturated, one that sends out many fibrous roots to reduce erosion, and one that does a good job of filtering the water before it reaches the drain inlet). • Plant some evergreen vines or ivy along the western base of the masonry wall to make it more attractive. A condition of approval addresses these items. The final landscape plan would be subject to final review and approval by the Planning Director. North Sycamore Specific Plan Cost Responsibilities Area-wide roadway improvements, storm drainage, water, wastewater, and other public services for the NSSP were installed by Greenbriar Homes, one of the "Funding Developers," in conjunction with its NSSP project. The Specific Plan requires individual property owners who subdivide their properties to reimburse the Funding Developers based on their pro-rata lot shares. Since the office properties would not subdivide, lot shares for the PUD-Office properties were based on two shares per acre. Therefore, the applicant's 5980 Sunol Boulevard property was assigned two lot shares for reimbursement. The applicant will also be required to join the NSSP Maintenance Association which maintains the improvements in the common areas of the NSSP. Conditions of approval address these items. Page - 16