It may be a lack of full sun exposure, lack of nutrition or periodic droughty conditions. Fertilize the tree with a cup of turf fertilizer per inch of trunk diameter spread evenly around the tree canopy then water it in well. Remove any weeds from beneath the canopy and mulch the area well to hold moisture and deter weeds. Water as needed to keep the soil moist but not soggy wet. Check it over for scale or other insect pests that might be stressing the plant and drawing from its energy.
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