Minor Modifications-TRP - 2002City of Campbell
Date:
To:
From:
Subject:
MEMORANDUM
January 16, 2003
Mayor and Members of the City Council
Bernard M. Strojny, City Manager/~
Recent PmneYard Modifications
The PruneYard has made site modifications to improve pedestrian circulation. These changes were
approved by the Community Development Director as a minor change to an approved Site &
Architectural Permit. The changes involved relocating two handicapped parking spaces to create a
larger plaza area near the Mrs. Field's Cookie store and eliminating a loading zone near Camera
Cinemas to provide more plaza area and additional walkways through the traffic circle.
This work is nearly complete and should add to the PruneYard's accessibility and attractiveness.
The Community Development Department has also received preliminary drawings for improvements to
the PruneYard Inn. The intent of the improvements is to improve and strengthen the hotel's image and
make it easier for customers to find the hotel within the PruneYard. The changes will also allow for the
PmneYard Inn to capitalize on the visibility from the newly created link to Campisi Way.
The exterior changes include new signage, decorative Mediterranean style accents on the outside of the
hotel and changes to the lobby area to make it more inviting and conducive to use by private parties.
These preliminary sketches are attached. Staff anticipates approving these proposed changes at the
Staff level.
If you have any questions on this matter please contact me.
J:\City Council FilesWlemos to cc from BerniekPmneYard Mods.doc
January 13, 2003
CITY oF CAMPBELL
Community Development Department
VIA FAX: (408)371-3831
CAMPBELL
Julie Garcia, Property Manager
The PruneYard
1999 S. Bascom Avenue
Campbell, CA 95008
Re: Proposed Site Modifications at the PruneYard (PLN2002-159 & 160)
Dear Julie:
The proposed site modifications and tree removals have been approved by the Community
Development Director subject to the following conditions:
1. The project shall be completed in accordance with the approved plans.
2. A Building Permit shall be obtained and Finaled for all site work.
3. The work shall be completed in a timely manner, in no case no later than May 1, 2003.
4. Provide two (2) replacement trees for the two (2) Olive trees removed. 24 inch box
minimum size. One of these trees is already installed.
5. Submit detail cut-sheets for review and approval of the proposed light bollards prior to
selection and/or installation.
6. Protect all existing trees to remain during construction.
7. Provide two different colors of the decorative paving per the approved plan.
8. Net loss of seven (7) parking spaces approved in order to provide increased pedestrian
accessibility. Specifically:
A) Four spaces just north of Mrs. Field's Cookies due to insufficient walkway
clearances;
B) One space just south of Rock Bottom Brewery to accommodate relocated
disabled spaces (loading zone);
C) Two spaces to provide pedestrian access at mid-point of parking garage; one
space in garage,, one space adjacent to garage on the surface lot.
9. Re-landscape traffic circle per approved plan; including in-ground landscaping and
planters prior to Final inspection.
10. Elimination of two (2) loading zones due to poor locations relative to current needs.
The two olive trees to be removed were approved for removal due to their location in the
walkway area near the Camera Cinemas, which impeded safe pedestrian access. As you are
aware, all of the trees at the PruneYard are protected trees regardless of size or type due to the
fact they are part of an approved Landscape Plan.
70 North First Street · Campbell, California 95008-1436 - TEL 408.866.2140 · F^X 408.871.5140 · TI)I) 408.866.2790
1999 S. Bascom Avenue - Proposed Site Modifications at the PruneYard
Page 2
Please find enclosed the approved plans and also a table that shows the approved outdoor seating
at the PruneYard per a search of City records.
Please do not hesitate to contact me at (408)866-2124 to discuss this approval.
Si%cerely, ~ .~
J:\CorrespondenceLPruneyard Site Mods.3.doc
O~CHA~O
Community Development Department
PruneYard Outdoor Seating
1/6/03
Restaurant Approved Outdoor
Seat Count
Outback Steakhouse 48
36
Left @Albuquerque
Rock Bottom
Brewery
Johnny Rockets
Camera 7 Cinemas
64
50
14
Hobbee's (former 20
Guido's)
Pollo Rey
E1 Burros
Unspecified #
Unspecified #
*All outdoor seating that is not specified above is not approved.
Equity Office
THE PRUNEYARD
City o[ Campbell
~LANNING DIVISION CLEARANCI~
December 26, 2002plan
Geoff Br~tdley
Senior Planner
City of Campbell
70 N First Street
Campbell CA 950~re:
Check :~_~>(/~37~00~-- I~ ~ [~b
Approved: ~l ~ _ via facsimile 871.5140
Denied:
1.
Re: Proposed Site Modifications at the PruneYard
Dear Geoff:
Thank you again for taking the time to meet with Jill and me yesterday to discuss the site
improvement project for the PnmeYard. I feel the following information will provide you
answers to all the qu_estions you had posed yesterday and address all the compromises we agreed
to yesterday.
I'm resubmitting a complete package this afternoon to assist with the clarification, but the
immediate changes that we will do are the following:
· Perimeter walkway of circle will be the darker peach concrete
· Interior walkway of circle will be the lighter peach concrete
· Addition of inground landscaping beds on either side of the circle with plant material to
match existing
· Addition of 24" box olive tree adjacent to circle and next to newly added olive tree
· Better define the crosswalks, ADA ramps per actual scope
· Below is the revised table of circle square footage
SCALE - 1 INCH = 10 FEET
PruneYard Turnabout (circle)
Area of circle 13,273 square feet
Amount ofhardscaping currently 3,655 square feet
Amount of hardscaping (,proposed) 4,844 square feet
Percentages
Current circle: 28% is hardscaped
72% is landscaped
Proposed circle improvement 37% is hardscaped
63% is landscaped
Equity Office Properlies Trust
1999 Sollth Bascom Avenue. Suite 200 · Campbell, C,\ 95008 · Phone: 408.371.4700 · Fax: 408.:/71.3831 · hltp://xxxx~.cqt il~ ff ce.c{ m
Equity 0ffice
THE PRI!NEYARD
Page two
December 27, 2002
We will be dropping by the revised plans this afternoon. We hope approval can be received by
Monday morning, [December 30, 2002] given the revisions discussed yesterday when we met
were agreed upon. Please call Jill or me if this doesn't reflect your understanding.
Sincerely,
The PruneYard Shopping Center
By Equity Office Properties
Its Managing Agent
'-:rulie Garcia
Property Manager
City of Campbell
Den~:
Date:~ ~//f~
Equity Office Properties Trusl
1999 Sollth Bast'om A~rentlc, Suite 200 · (]ami)bell, CA 95008 · Pllone: 408.371.4700 · Fax: 408.371.3831 · httD:ff\~wx~.C(lui vol'f c(¢ (' m
DEC-26-2002 12:27 E~UIT¥ DFFICE PRUNE¥~RD 408 371 3831 P.01
Equity Office
December 26, 2002
G¢offBradley
Senior Planner
City of Campbell
70 N First Street
Campbell CA 95008
Re: Proposed Site Modifications at the PruneYard
Dear Geoff:
I am in receipt of your letter dated today regarding the proposed site improvements and hope to
either offer further clarification of our intent and goals with respect to tl-ds project or answer your
questions.
1. Add additional in-ground landscaping between the perimeter walkway and the tlxrough
walkway. Our goal is to create a "landing area' so to speak, for the pedestrians of the
PruneYard. Having this smooth transitional surface is our goal. We do plan to have planter
pots strategically placed for aesthetic purposes and to continue with the existing
landscaping, but our goal is to not create any la'nd of obstruction for the pedestrian,
perceived or genuine.
2. Relocate handicapped ramps to align with the new walkway. ,~s I mentioned in person when
I dropped off the initial request for approval and received permitting for the ramps, we will
stripe effectively so the walkway and handicap ramps are highlighted appropriately. We
have several ramps that had to be added in alternative areas due to PG&E's utility covers.
3. Indicate surface treatment of area within traffic circle and the enhanced paving in the
driveways. The perimeter of the circle will match the existing peach concrete of the towers,
while the interior of the circle will be gray concrete.
4. Indicate type of two (2) replacement trees for the Olive trees removed. Specify 24 inch box
minimum. We have already added an European Olive tree adjacent to the circle and where
the '0' symbol is reflected on the plan. With the given health of the trees due to lack of
previous recurring maintenance, we are concerned about adding additional trees. We do not
see an area that would be a receptive area for additional trees. When considering a location
we are tatdng into account the depth of the terrain, how close in proximity the tree would be
to other trees and how large the tree wouM be as an adult. If there is an area that you would
like us to consider, please let us know and we will have Barrie Coates examine the area for
health and safety purposes. We did not look at Campbell ,~venue as being an option since
our understanding is that a street improvement project is underway.
5. Delete flagpoles from plan. Too much visual clutter. My apologies for leaving those in on
the ptan. Our goal was not to add the flags in at this time
gq~sl~j Omee Properlles grunt
I.q~l.9 South Bu~com Ave/~uc. Suite 2UO - Campl~ell. C^ 95001:1 · I'homl~: 4()1t.~71,471)0 - F;*~; ,lOll 371 3R.q I . I~ttO//w~Av ~q~ltyoffh;c rnm
DEC-26-2002 12:27 EQUITY OFFICE PRUNEYARD 408 371 3831 P.02
Page two
December 26, 2002
Geoff, to prevent The PruneYard and City from going back and forth on these items, I would
prefer to come down and finalize any outstanding issues, if, after receiving this letter, there are
still any. I'd also like to take a moment to reiterate our goals:
· Increase pedestrian safety and define a clear path of travel.
· Increase the awareness of the parking garage.
* Add to the ambiance and beauty of the site with a clear definition of the architecture and
what adds to the charm of this multi-use property.
· Reposition the shopping center from being a community shopping center to a work/life
shopping center. Achieving this goal requires us to make changes to the pedestrian/customer
perception from path of travel to customer safety.
· Assisting the current tenant mix with becoming successful in a struggling economy by
catering to the existing clientele and making the shopping center less frustrating to new
customers trying to maneuver the Center. Note, we did a customer intercept survey and the
results were that the PruneYard had the lowest level of ease for vehicular and pedestrian
mobility that our marketing consultant had ever seen. We are diligently working on
changin§ this with in-house parking enforcement, wayfinding signage, the proposed
improvements, etc.
I hope these answers assist you with making a decision. We will call you this afternoon to
discuss this further and to answer any other questions you may have so we can keep this project
moving along.
Sincerely,
The PnmeYard Shopping Center
By Equity Office Properties
Its Managing Agent
perty Manager
TOTAL P.02
December 26, 2002
CITY OF CAMPBELL
Community Development Department
VIA FAX: (408)371-3831
CAMPBELL
Julie Garcia, Property Manager
The PruneYard
1999 S. Bascom Avenue
Campbell, CA 95008
Re: Proposed Site Modifications at the PruneYard
Dear Julie:
Thank you for the additional information you dropped off on December 23, 2002.
Based on review of the plans and looking at the traffic circle, the Planning Division has the
following recommendations:
1. Add additional in-ground landscaping between the perimeter walkway and the through
walkway.
2. Relocate handicapped ramps to align with new walkway.
3. Indicate surface treatment of area within traffic circle and the enhanced paving in the
driveways.
4. Indicate type of two (2) replacement trees for the Olive trees removed. Specify 24 inch
box minimum.
5. Delete flag poles from plan. Too much visual clutter.
This landscaping will help define the traffic circle, provide visual softening of the plaza and
relate to the other plaza areas within the PruneYard that have a combination of in-ground
landscaping and large pots.
The attached drawing shows two different ideas for how this might be accomplished
Please do not hesitate to contact me at (408)866-2124 to discuss this matter.
Sincerely,
Geoff I. Bradley
Senior Planner
70 North First Street · Campbell, California 95008-1436 · 'I'~l~ 408.866.2140 · [.ax 408.871.5140 - TI)l) 408.866.2790
Equity Office
THE PRUNEYARD
December 23, 2002
Geoff Bradley
70 North First Street
Campbell CA 95008-1436
Re: The PruneYard Site Improvement-2002
Dear Geoff:
Following are supporting documentation you requested to the package I had dropped off with
respect to the PruneYard site improvement plan on December 18, 2002.
Enclosed you will find pictures of the two olive trees, along with the landscape versus hardscape
percentages before and after the improvement project. As mentioned in our previous meetings,
our goal is not to eliminate landscaping, but merely provide customers a safe transition and path
of travel between the parking garage and surface parking to the shopping center and vice versa.
We will be adding planters to compensate for the minor loss of landscaping.
As you know, our intent is to have this project completed by the end of this year. Your rapid
response, questions or approval would be very appreciated and again, thank you for your time
and all your assistance.
Sincerely,
The PruneYard Shopping Center
By Equity Office Properties
Its Managing Agent
Equil3 Office Properties Trust
1999 South I~as('om ,\veil/l(!, Suite 200 · Campbell, C,\ 95008 · Phone: 408.371.4700 · Fax: 408.371.3831 · http:/A~x~.eqt t,~ '[ (it .corn
Page two
December 23, 2002
SCALE - 1 INCH = 10 FEET
PruneYard Turnabout (circle)
Area of circle 13,273 square feet
Amount of hardscaping currently 3,655 square feet
Amount of hardscaping (proposed) 4,940 square feet*
Percentages
Current circle: 28% is hardscaped
72% is landscaped
Proposed circle improvement 37% is hardscaped
63% is landscaped
*note: Of the new hardscaping, 3,060 square feet of the 4,940 sf is the perimeter walkway.
The current walkway is about 1,513 sf of concrete. Our intent is to make the perimeter
walkway capable of allowing a path of travel for two people, side by side.
CITY OF CAMPBELL
Community Development Department
CAMPBELL
December 13, 2002
VIA FAX: (408)371-3831
Jill Bakich Collins
General Manager, The PruneYard
1999 S. Bascom Avenue
Campbell, CA 95008
Re: Proposed Site Modifications at the PruneYard
Dear Jill:
Subsequent to our phone conversation this morning, I wanted to provide you with my
understanding of the proposed site modifications at the PruneYard.
You, Julie Garcia and another person from Office Equity met with Stephanie Willsey and Sharon
Fierro of the Community Development Department on November 8, 2002. The proposed
changes were presented and discussed at this meeting. You were told the proposed changes could
be reviewed and approved by the Community Development Director. The plan was described
and dropped off for review.
On November 24, 2002 Stephanie Willsey and myself met with you and Julie Garcia to discuss
Planning Division recommendations on the proposed site modifications. We discussed various
approaches to the project; including timing it with the approval of outdoor seating. We agreed to
treat it independently in order to meet your schedule of doing the changes sooner than the
outdoor seating issue could be resolved. We reviewed the recommended changes and you agreed
to work with your landscape architect on a revised plan. We discussed the ramifications of
revised handicapped parking and alternative strategies for dealing with it.
On December 9, 2002 the Planning Division received a revised site plan package which includes
some but not all of the Planning Division recommendations. This plan is conceptual in nature
and currently under review. Many important components are not addressed including,
handicapped parking, location of handicapped ramps and details of all paving, planting and site
furnishings.
Today on the phone you confirmed that two Olive trees near Camera Cinemas have been
removed and handicapped accessible curb cuts are being installed in the vicinity of the
70 North First Street · Campbell, California 95008-1436 · TEL 408.866.2140 . vax 408.871.5140 . TDD 408.866.2790
1999 S. Bascom Avenue - Proposed Site Modifications at the PruneYard
Page 2
roundabout. While Planning staff is generally supportive of the proposed changes, numerous
details have not been worked out and no development application has been received or approved.
Please be advised that these tree removals and sidewalk modifications have not been
approved by the City of Campbell. This in-progress work and any additional site
modifications at the PruneYard should cease until an approved plan has been issued by the
Community Development Department.
Please provide the following information as soon as possible so that the Planning Division may
review the proposed changes:
o
Completed Development Application signed by the property owner; including the
following:
· Written statement describing the project, including project timeline.
Completed Application for Tree Removal Permit; including the following:
· Color Photographs (if available).
· Arborist Report.
· Site Plan and Tree Replanting Plan.
· Written statement of why the trees are being removed.
Revised site plan clearly showing proposed modifications including but not limited to the
following:
· Trees to be removed and replacement trees to be planted.
· Landscape Plan for all areas of modifications showing plant species and sizes.
· Details and cut-sheets of proposed bollards, banner poles, pots and other site
furnishings.
· Locations and details of all proposed curb cuts and handicapped ramps.
· Details of decorative paving.
· Summary of parking spaces both existing and proposed.
· Locations and details of revised handicapped parking.
· Calculation of existing and proposed landscape coverage for the entire property.
I realize you have an aggressive schedule and that the information required for the approval
process will take time. Planning staff is available to work with you to expedite the process. Be
advised however, that a project of this scope requires careful consideration by the City to insure
consistency with adopted local and state standards.
Please do not hesitate to contact me at (408)866-2124 to discuss this matter.
Sin~,r~y,
Senior Planner
cc: Sharon Fierro, Community Development Director
J:\Correspondence~r~runeyard Site Mods.doc
ORC H ~..0
Development
Application
Planning Division 70 North First Street, Campbell, California 95008 (408) 866-2140
APN(S): 288-04-025 DATE FILED:
ZONING: mixed use - commercial GENERAL PLAN:
PROPERTY ADDRESS: 1875 South Bascom Avenue
12-18-02
TYPE OF APPLICATION(S): site improvement
APPLICANT: The PruneYard
ADDRESS: 1999 South Bascom Avenue Suite 200
CITY/STATE: Campbell, Ca
CELL: ( ) EMAIL:
PROPERTY OWNER: E0P - PruneYard, L.L.C., a Delaware
TELEPHONE: (408) 371-4700
ZIp:95008
FAXNUMBER: (40~ 371-3831
limited liability company
ADDRESS: 1999 South Bascom Avenue Suite 200
CITY/STATE: Campbell~ Ca
TELEPHONE: (408) 371-4700
ZIP: 95008
Attach a separate sheet listing the names and addresses of others you wish to receive copies of staff reports and agendas.
AFFIDAVIT/SIGNATURE(S):
The undersigned person(s), having an interest in the above-described property, hereby make this application in
accordance with the provisions of the Campbell Municipal Code; and, hereby certify that the information given
herein is true and correct to the best of my/our knowledge and belief.
Applicant's Signature Date Property Owner's Signature Date
NOTE: Staff is required by State Law to notify applicants of the completeness of their applications within 30 days. Only
Applications, which are found complete, will be placed on the Planning Commission Agenda.
OFFICE USE ONLY
PC Meeting:
PC Action:
CC Meeting:
CC Action:
Fee Paid:
Receipt No:
Completeness Letter Sent:
300-Foot Notices Mailed:
Press Notice Published:
Notice of Prep/Public Review:
Notice of Determination:
Equity 0ffice
THE PRUNEYARD
December 18, 2002
GeoffBradley
70 North First Street
Campbell CA 95008-1436
Re: The PruneYard Site Improvement-2002
RECEIVED
OEC 1'9 2002
CiTY OF CAMPBELL
PI. NNING DEPT.
Dear Geoff:
Following is the proposed plan for The PruneYard site improvement project, per your letter
dated December 13, 2002.
Completed Development Application - attached
Completed Application for Tree Removal Permit - attached
Revised site plan clearly showing proposed modifications - attached
Thank you in advance for your understanding with our aggressive scheduling of this project. As
mentioned in previous meetings, and to reiterate again, our intent is never to circumvent the
process. At times, we are just unaware of the procedures. We appreciate your open
communication and continued patience and look forward to our future discussions in how we can
improve the PruneYard and working with the City to achieve this goal.
Sincerely,
The PruneYard Shopping Center
By Equity Office Properties
Its Managing Agent
x$61ie Garcia
Property Manager
Equit} Office Properlles ~ust
1999 Soutb Bascom Avenue, Suitc 200 · Campbell, CA ,q5008 · Pbone: 408.371.4700 · Fax: 408.371.3831 · http://x;wxx.equityolTice.com
LEGEND/EXPLANATION
O -- Extend existing curb to eliminate current loading zone area. Maintain straight curb from
Togo's to Mrs. Fields Cookies. Enlarge courtyard/pedestrian area and addition of ADA ramp.
(see ~ for tree removal)
~} _- Extend existing curb to eliminate current loading zone area. Maintain straight curb from
Togo's to Mrs. Fields Cookies. Enlarge courtyard/pedestrian area and addition of ADA ramp.
Specifications of circle are Exhibit B & C.
~} = Extend existing curb causing the elimination of four parking spaces and relocation of two
handicap spaces to O. Full parking explanation listed below.
O = Parking area (relocation of two handicap spaces from area ~, elimination of three spaces
for the handicap spaces). Allows for better pedestrian path of travel.
~ _= New ADA ramp that connects to the circle and creates a smooth pedestrian path of travel
O=
.l-=
O=
Addition of light bollards to increase pedestrian visibility
Addition of pedestrian thoroughfare from garage to driveway (loss of two parking spaces)
Installation of barrier plants - 100 (5 gallon) shrubs to match existing
olive tree removal
new tree(s)
ADA ramp
.*New pedestrian crossings will be accented with white striping to identify these paths of travel.
Parking Explanation
Elimination of two spaces -relocation of two handicap spaces to ~
Elimination of three spaces due to relocation of two handicap spaces from
® = Elimination of two spaces due to creation of pedestrian path. Elimination is one space in
the garage and one space in surface parking.
Curb Explanation
Attached as Exhibit D.
Exhibit B & C = Circle improvement
Circle Directory -
Will follow City of Campbell
signage guidelines of 6 sfi
Map of Property
(double-sided)
O/CCH A~.O
Date Filed
City of Campbell, 70 N. First Street, Campbell, CA 95008, (408) 866-2140
APPLICATION FOR PERMIT TO REMOVE TREE(S)
Trees on Private Property Only - Contact the Public Works Department
for Street Trees or Trees on Publicly-Owned Property
Name of Applicant The PruneYard
Applicant's Address 1999 South Bascom Avenue Suite 200
Phone(408) 371-4700
Subject Property Address 1875 South Bascom Avenue
Name of Property Owner EOP-PruneYard, L.L.C., a Delaware limited liab. Phone (408) 371-4700
Property Owner's MailingAddress 1999 South Bascom Avenue Suite 200, Campbell, Ca 95008
Tree Diameter (s) Reason for Removal
Species of Tree(s) or Circumference Health of (Must meet criteria of Section
(measured 4 ft. Tree(s) 21.56.080 of the Tree Protection
above grade) Ordinance- see back page)
· As part of the overall site
European Olive 8in good improvement project submitted
in December 2002. In order to
accommodate improved path of
travel for.pedestrians these
~_ two trees had to be .removeO,
ITTAL REQUIREMENTS:
or photographs of trees proposed for removal (depicting reason for requested removal);
orist Report prepared by an ISA Certified Arborist (including the appraised value of each tree)
.~-~International Society of Arboriculture Certification # (Required);
~[~ ~pyan (See attached details);
[_./_./_./_./_./_./~Wree Replanting Plan (See attached details); and,
1~[ Other information deemed necessary by the community development director to evaluate the tree removal
request (to be deterrr)2,x~orha casa-by-case basis).
Owner's Signature:/ //A/' ~k~, _~:~_/__//_.,,~
Agent for Owner's Signature:
Homeowners Assoc. President's Signature:
Date:/,,~ -/q/~ 2.-
Date:
Date:
BARRIE D. COATE AND ASSOCIATES
Horticultural Consultants
(~08) 353-1052
Fax (~O8) 353-1238
23535 Summit Rd. Los Gatos, CA 95033
RECOMMENDATIONS FOR RELANDSCAPING OF THE LINEAR AREA
BETWEEN HIGHWAY 17 AND THE PRUNEYARD PROPERTY
Prepared at the Request of:
Julia Garcia
Equity Office Properties
1999 S. Bascom Ave. Suite 200
Campbell CA 95008
Prepared by:
Barrie D. Coate
Consulting Arborist
November 5, 2001
Job #01-99-015-01
(OSV August 14 & 24, 2001)
RECEIVED
DEC 1 9 ZOOZ
CITY OF CAMPBELL
PI,.ANflI~ D£PTo
COMMENTARY ON LANDSCAPE QUESTIL ~ AT THE PRUNEYARD SHOPPING CENTER
CAMPBELL 3
e
In the parking lot between the Hobee's restaurant and building 1919 is an Italian
stone pine, (Pinuspinea).
This tree has a tnmk diameter of 26-inches at 4 feet above grade, above which the
tree divides into several major limbs, a height of 25 feet and a branch spread of 45
feet.
The roots of this tree have already destroyed the curb adjacent to it and a section of
paving and can be fully expected to continue this damage, due to the well known
destructive properties of the root systems of this species.
Since this is the only Italian stone pine in the project area and it is considered.
inappropriate to the landscape character, I understand that its removal and
replacement is desired.
This tree is basically healthy but retains the structural defects that are typical of the
species i.e., the development of very long limbs with great weight at the ends of the
limbs and propensity to drop limbs.
The two major limbs in the tree have been cabled but there are at least two more that
are highly vulnerable to breaking out. Eventually all of the limbs will have to be
cabled to make it reasonably safe.
One of the lowest limbs is suspended directly over an entryway into a parking lot and
as such has been struck numerous times by trucks passing by.
I suggest that this tree be removed and either a Chinese elm (Ulrnusparvifolia
'Drake'), or European olive be used to replace it in keeping with the rest of the
landscape character.
European Olives
The European olives on this site were pruned by the in house pruning staff for many
years by merely stripping out increasing proportions of the interior canopy. As this
process produced increasing 10ng, whip like growth, at some point the long limbs
were stub-cut. The response to .stub-cutting is to produce vertical poorly tapered
watersprouts. The current entire canopy of all of these trees is composed of
watersprouts produced after that stub-cutting.
As a result, the only management that could be practiced was to prune the
watersprouts, which are now ten to fifteen years of age.
Olives in different sections of the project area have been pruned in slightly different
ways but most of them have been pruned in this manner by merely raising the canopy
ever higher on these long poorly formed watersprouts.
PREPARED BY: BARRIE D. COATE, CONSULTING ARBORIST
AUGUST 14 & 15, 2001
COMME2qTARY ON LANDSCAPE QUESTIONS ,~I' THE PRUNEYARD SHOPPING CENTER 4
CAMPBELL
I recommend that the pruning of the olives now begin the process of "crown
restoration."l
This is a three-year process which begins by cutting watersprouts back to 2 feet +
long in February (photo 13). The trees will produce watersprouts from those cuts.
During the 2nd February, those watersprouts are thinned down to 2-3 sprouts per
stub-cut site and those remaining sprouts cut to 2 feet long. During the 3rd February,
those remaining sprouts are thinned and pruned to form a more normal rounded
canopy. Once this is completed, very little semi-annual pruning is needed.
Repruning will be necessary in three to four years after the first crown restoration is
complete but only very seldom thereafter.
Next is a 14-inch diameter Chinese elm tree (Ulrnusparvifolia) which is seen at the
northeast comer of the new parking garage.
This tree is on the neighbors property but the predominant mass of canopy hangs over
the Pruneyard property.
This tree has already lost one major limb and has a potential for dropping other major
limbs onto cars Parked on this property.
I strongly recommend pruning of this tree by a certified arborist who should primarily
use thinning cuts to reduce the canopy density over the entire canopy of the tree to
reduce its height and the length of the branches that hang over the Pruneyard property
by at least 15 feet, but also to do a severe thinning of the canopy to reduce the
windsail and thereby reduce the potential for limb breakage.
Young Chinese elms.
Many Chinese elms have been planted in the parking lot area east of the new parking
garage.
If these elms are properly prUned by thinning the main structural limbs and by
reducing the length of the longest limbs by drop-crotCh pruning many of the problems
seen in the larger elms can be avoided.
Structural pruning at a young stage is the most inexpensive and most effective
pruning procedure which can be used.
Note that in some cases the stakes installed at the time of landscape installation are
still present and are abraiding the wood of the elm trees.
These stakes could be removed if these trees are pruned this fall to reduce the canopy
density and to improve basic structure.
~ WCISA Pruning Specifications: Crown Restoration, page 5
PREPARED BY: BARRIE D. COATE, CONSULTING ARBORiST
AUGUST 14 & 15, 2001