HomeMy WebLinkAbout8.2 Citibank Landscaping SDR G~��OF DU���
n� STAFF REPORT
PLANNING COMMISSION
DATE: September 25, 2012
TO: Planning Commission
SUBJECT: PUBLIC HEARING: PLPA-2012-00034 Citibank Landscaping Site
Development Review, 7889 Dublin Boulevard
Report prepared by Seth Adams, Assistant Planner
EXECUTIVE SUMMARY:
The Applicant has requested Site Development Review approval to remove four (4) mature pine
trees that an arborist has determined poses a hazard. The Applicant proposes to replace these
pine trees with new trees and groundcover to match the existing landscaping on the adjoining
Sports Authority parcel. The project also includes the repair and replacement of curb, sidewalk,
and parking lot paving that has been damaged by tree roots, minor site improvements, and ADA
upgrades including detectable warning surfaces. No changes to the building are proposed.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the
public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing
and deliberate; and 5) Adopt a Resolution approving Site Development Review for the removal
of four pine trees, and the installation of new landscaping and site improvements at the Citibank
Financial Center at 7889 Dublin Boulevard.
Submitted By sewed By
Assistant Planner Acting Community Development Director
COPIES TO: Applicant
File 8',ITEM NO.:
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G:IPA#120121PLPA-2012-00034 Citibank Landscape SDRIPC 9.25.121PCSR Citibank 9 25 12.doc
DESCRIPTION: Figure 1: Project Site
.*
The project site is on the northeast
corner of Dublin Boulevard and Regional ' , *4':taw Street at 7889 Dublin Boulevard.
its Authr�
Adjacent and nearby properties include ' ��
Sports Authority to the east, and the retail
center containing Burger King, Ross, and �
Michaels to the south across Dublin
Boulevard. The project site is �' '� '} r _"
approximately .54 acres. The site has , '4:
two existing buildings; the Citibank k _� P °tect
financial center, and a small office
` �� � Site,s- *
building that is connected to the financial
� �� to � �
center by a covered breezeway. Access '4I' .: - * 4'
to the site is provided from driveways on
Dublin Boulevard and Regional Street a4 �
that are shared with the adjacent Sports ��
Authority parcel. The project site is
depicted in Figure 1.
The project site has a General Plan and Downtown Dublin Specific Plan Land Use Designation
of Downtown Dublin-Retail District, and is zoned Downtown Dublin Zoning District. Banks and
Financial Services are permitted uses throughout the Downtown Dublin Zoning District.
The Applicant is requesting approval of a Site Development Review Permit to remove four (4)
mature pine trees from the existing landscape planters along the north and east boundaries of
box Chinese Pistache trees and one 1 36
-inch
the site, and replace them with four (4) 36 inch bo ( )
box Olive tree. Surrounding the base oft each replacement tree, the Applicant is proposing to
install shrubs and plants that will mirror the landscaping used in the adjacent Sports Authority
parking lot. The project also includes repaving the Citibank parking lot and portions of the
shared driveways, a well as repairing landscape planter curbing that has been damaged by the
pine tree root systems. Other minor site improvements included in the project are the addition
of ADA upgrades including new detectable warning surfaces, and the repair of a walkway and
two small sections of sidewalk in the City right-of-way along Regional Street.
ANALYSIS:
Site Development Review
Site Development Review is required for all development in the Downtown Dublin Zoning District
(DMC Section 8.30.040), and the Director of Community Development has the authority to refer
an application to the Planning Commission at his/her discretion because of policy implications,
unique or unusual circumstance, or the magnitude of the project (DMC Section 8.96.020.C.1).
Due to the size, age, and prominent location of the four pine trees proposed for removal, as well
as the aesthetic changes that would result from their removal, this project is being referred to
the Planning Commission for a decision.
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Tree Removal
The four pine trees proposed for removal are located in landscape planters along the east and
north sides of the Citibank parcel. They range in height from 35 to 50 feet. Roots from the trees
have lifted sections of the parking lot and driveway pavement, and broken through the concrete
landscape planter curbing. Photographs of the trees and property damages are located in the
consulting arborist's report (Attachment 1, pages C-1 through C-8). Several years ago Citibank
attempted to prune the tree roots and repair damaged sections of pavement, but the roots have
since rebounded and once again lifted and cracked the pavement surface. Citibank has also
received complaints of tree sap and pine cones falling on customer vehicles in the parking lot.
In order to determine if removal of the pine trees is justifiable, the City retained a consulting
arborist to evaluate the overall health and structural integrity of the trees and to peer review the
Applicant's arborist report. The consulting arborist's full report is included in this Staff Report as
Attachment 1. The consulting arborist found that the four pine trees in question appear to be
healthy and vigorous, but their structures have major defects that present significant potential for
trunk and large limb failure. The consulting arborist's report states that while regular pruning
may help reduce the risk of limb failure, a frequent occurrence with these trees; it is trunk failure
that presents the greatest threat to persons and property. While tree trunks can sometimes be
pruned or reduced in size, the consulting arborist believes that doing so would adversely
misshape and distort their natural form, and potentially weaken the integrity of adjacent trunks.
In evaluating the damage to the site caused by root and trunk expansion, the consulting arborist
found that it could be addressed through root pruning and enlarging the existing planters, but
roots would return in a few years and again damage any new parking surface. Roots within or
near the existing landscape planters cannot be pruned without jeopardizing the trees' stability
and health, and in order to avoid this the planters would need to be enlarged significantly;
however, the necessary enlargement would result in a loss of parking spaces and limit drive
accessibility into and around the Citibank parking lot.
For these reasons the consulting arborist concluded that: (1) the trees present an unreasonable
threat to the safety of persons and property within striking distance below; (2) employing
measures to reduce the potential threat to insignificant levels would only worsen the trees'
condition, not provide effective control, nor be practical or reasonable; and (3) any measures
employed to reasonably and effectively mitigate the damage, risks and liability associated with
the parking lot damage would only severely impair the pines' structural integrity and create an
increased safety threat to persons and property.
Site Improvements
As noted in the introduction to this report, the Applicant has proposed to remove four pine trees
and replace them with four 36-inch box Chinese Pistache trees, and install shrubs and plants to
match the existing landscaping in the adjoining Sports Authority parking lot (Attachment 2,
Sheets L.1-L.3). In addition, a 36-inch box, non-fruit bearing Olive tree would also be planted to
match an existing Olive tree on the Citibank site. Whereas presently all of the four pine trees
are surrounded solely by ivy groundcover that is sparse in many areas, at maturity the proposed
new landscaping will result in more colorful and appropriately scaled landscape planters.
Other site improvements include repairing the damaged landscape planter curbing; repaving of
the Citibank parking lot and portions of the shared driveways; the addition of detectable warning
surfaces at the parking lot edges; and the repair of a walkway on the Citibank site as well as two
sections of damaged sidewalk within the City right-of-way along Regional Street (Attachment 2,
Sheets C.1 and C.2).
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ENVIRONMENTAL REVIEW:
The California Environmental Quality Act (CEQA), together with State Guidelines and City
Environmental Regulations, require that certain projects be reviewed for environmental impacts
and when applicable, environmental documents prepared. For this project, Staff recommends
that the project be found exempt from the California Environmental Quality Act (CEQA) in
accordance with Section 15301 (Existing Facilities involving negligible or no expansion of an
existing use).
CONSISTENCY WITH THE GENERAL PLAN, DOWNTOWN DUBLIN SPECIFIC PLAN AND
ZONING ORDINANCE:
The Project is consistent with the General Plan in that it will create formal, distinctive
landscaping that is aesthetically appealing from the public realm. The Project is consistent with
the Downtown Dublin Specific Plan in that it will provide landscaped buffers along the perimeter
of the parking area that include a variety of trees, shrubs, and groundcovers. The Project is
consistent with the Zoning Ordinance which requires Site Development Review for all
development within the Downtown Dublin Zoning District, and Site Development Review
approval is being sought; and the Project promotes health, safety and general welfare in that the
trees pose a threat to the safety of persons and property.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, and Dublin San
Ramon Services District have reviewed the project and provided Conditions of Approval where
appropriate to ensure that the project is established in compliance with all local Ordinances and
regulations.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
In accordance with State law, a Public Notice was mailed to all property owners and occupants
within 300-feet of the proposed project. The Public Notice was also published in the Valley
Times and posted at several locations throughout the City. To date, the City has received no
comments from surrounding property owners regarding the Project. A copy of this Staff Report
was provided to the Applicant.
ATTACHMENTS: 1) Consulting Arborist's Report prepared by David L. Babby, dated
August 2, 2012.
2) Project Plans prepared by Pavement Engineering Inc., dated
received August 21, 2012 by Dublin Planning.
3) Resolution approving Site Development Review for the removal of
four pine trees and the installation of new landscaping and site
improvements at the Citibank Financial Center at 7889 Dublin
Boulevard.
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GENERAL INFORMATION:
APPLICANT: Mike Wasden, Pavement Engineering, Inc., 3820 Cypress
Drive #3, Petaluma, CA 94954
PROPERTY OWNER: Micah Stevens, Citibank, One Sansome Street, San
Francisco, CA 94010
LOCATION: 7889 Dublin Boulevard
ASSESSORS PARCEL
NUMBER: 941-0035-018-00
GENERAL PLAN
LAND USE DESIGNATION: Downtown Dublin-Retail District
SPECIFIC PLAN
LAND USE DESIGNATION: Downtown Dublin Specific Plan, Downtown Dublin-Retail
District
SURROUNDING USES:
LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF
PROPERTY
North DDZD Downtown Dublin-Retail District Commercial
South DDZD Downtown Dublin-Transit-Oriented Commercial
District
East DDZD Downtown Dublin-Retail District Commercial
West DDZD Downtown Dublin-Retail District Commercial
RESOURCES:
General Plan
Downtown Dublin Specific Plan
Zoning Ordinance
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