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will not be allowed to start until the terms of this program and/or funds have been approved by the City. Landscaping Preliminary landscape plans have been provided for the site, including enlargements of the plazas, podium open space, and community buildings. Although the landscape plans are conceptual, staff believes that the species, quantities, and sizes of the proposed landscaping for the site is consistent with the Standards and Hacienda Guidelines and is generally appropriate. A condition of approval requires that detailed landscape and irrigation plans be provided at the building permit stage subject to the review and approval by the Director of Community Development. Tree Removal A tree report has been prepared that specifies the species, size, health, and value of the existing trees on the site that exceed six-inches in diameter. As indicated in the report, a total of 305 trees would need to be removed to accommodate the development, including 47 "heritage-sized" trees (i.e., a tree which measures 35 feet or greater in height or which measures 55 inches or greater in circumference). Staff notes that the tree report indicates that tree n.os. 475-481 located south of the proposed parking garage would be saved, but the plans indicate they would be removed to accommodate new parking spaces. In addition, staff believes that tree nos. 493, 494, 511, 512, 521, and 522 near the proposed parking garage would most likely need to be removed based on the limits of grading and proposed improvements and utilities where these trees are located. One additional non-heritage-sized tree (no. 715) would need to be removed to accommodate the modification to the bus stop. Accounting for these trees, a total of 319 trees could be removed to accommodate the development, including 48 heritage-sized trees. All of the trees to be removed are ornamental species that were planted in 1987-88 with the development of the office complex. Tree species to be removed include Chinese tallow, blackwood acacia, callery pear, southern live oak, white alder, crab apple, Canary Island pine, albizia, and evergreen ash. Program 2.1 of the General Plan Conservation and Open Space Element indicates that where preservation of heritage trees is not feasible, the City will require tree replacement or a contribution to the Urban Forestry Fund. The value of the 48 heritage trees to be removed is $158,850. The applicant would install a total of 540 24-inch-box-sized trees with the proposed project. The installed value of the replacement trees (including labor to install, soil preparation, and tree stakes) is approximately $175,500. Staff finds the tree replacement to be acceptable mitigation. PUD-85-08-ID-4M Page - 22 - March 27, 2013