Planning Commission Agenda Packet 02252026

P25-0671 and -0672, 1252 Quarry Lane, Suite A Planning Commission 7 of 8 Design Review Architecture, Colors, and Materials Staff believes the proposed exterior building improvements, as shown in Exhibit B, to be minor, well-integrated, and consistent with the existing architectural character of the structure and the surrounding Business Park. The proposed colors and materials are complementary to the existing palette and finishes and do not introduce highly contrasting or visually dominant elements. The design maintains the established building form, proportions, and façade rhythm while providing modest visual enhancement and modernization. Overall, the exterior improvements are commensurate with the quality and scale of nearby development s and would enhance the site's visual character without creating incompatibilities. Tree Removal and Landscaping A total of 36 trees—35 on site and one off site—representing 13 species, were evaluated as part of the project’s arborist report assessment. Overall tree health on the site is moderate, with approximately 86 percent of the tree population rated in fair condition and none rated in excellent condition. No trees were identified in optimal health, and several exhibit structural or age-related limitations that reduce long-term viability or tolerance to construction impacts. Thirteen trees are proposed for removal due to direct conflicts with the proposed site improvements, including the parking lot reconfiguration, entry and patio construction, grading, and hardscape and landscape renovation. Several of the affected trees are located entirely within proposed construction footprints where grading, excavation, and soil compaction would exceed acceptable tree preservation tolerances. Additional trees proposed for removal exhibit structural defects, advanced age, or declining conditions that limit their suitability for long-term preservation, even in the absence of proposed project construction. The remaining 22 trees are proposed for retention. While many are in fair condition and include mature specimens with structural characteristics such as trunk lean or codominant branching, the applicant’s arborist has identified comprehensive tree-protection measures to reduce construction-related impacts. These measures include installing protective fencing within the tree protection zone (TPZ), trunk wrapping, selective pruning for equipment clearance, coordinating staging and material storage outside TPZs, and on-site monitoring during grading (as part of parking lot improvements) and construction. Implementation of these measures is intended to preserve tree health and stability and maintain the environmental and aesthetic benefits of the existing canopy. As mitigation for the 13 trees to be removed, the applicant proposes installing 13 replacement trees and new complementary landscaping throughout the site. The replacement planting plan introduces species diversity, updates aging or declining vegetation, and enhances visual screening, shade coverage, and overall site aesthetics. The proposed landscape improvements are expected to offset canopy loss over time while improving long-term tree health, spacing, and compatibility with site circulation and building improvements. Based on the arborist’s evaluation, the limited number of removals tied directly to unavoidable construction conflicts or declining tree conditions, the incorporation of robust tree -protection measures for retained trees, and the one -for-one replacement tree program with additional site landscaping, staff finds the proposed approach balanced and appropriate. The project is expected to maintain and ultimately enhance the site’s landscape character, environmental