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(e) Perimeter parking lot landscaping. Parking areas, and especially vehicle headlights, shall be screened from public streets and sidewalks, public open space, and adjacent residential properties. Where applicable an applicant may demonstrate that distance and/or finished grades would achieve this objective, whereupon this requirement may be waived by the Planning Director- Community Development Director. The perimeter of parking areas shall be screened as follows: 1. With the exception of VMX area, a landscaped frontage strip at least eight feet wide shall be provided between parking areas and public, streets,sidewalks,iit s road right-of-way. If a parking area contains over 100 spaces, the frontage strip shall be increased to twelve feet in width. a. Within the frontage strip, screening shall consist of either a masonry wall, fence, berm, or hedge or combination that forms a screen a minimum of 3 1/2 and a maximum of four feet in height, and not less than 50 percent opaque on a year-round basis. b. Trees shall be planted at a minimum of one deciduous tree per 50 linear feet within the frontage strip. 2. Along side and rear property lines abutting residential properties or districts, screening shall be provided, consisting of either a masonry wall, fence or berm in combination with landscape material that forms a screen a minimum of four feet in height, a maximum of six feet in height, and not less than 90 percent opaque on a year-round basis. Landscape material shall include trees, planted at a minimum of one deciduous or coniferous tree per 40 linear feet along the property lines. Figure A: Example cross-section view of perimeter parking lot landscape screening. { AM xPAL K if-4- x PAWN3 ; T PUDERRAL Figure B: Example elevation view of perimeter parking lot landscape screening. (g) Maintenance and installation of materials. Installation and maintenance of all landscape materials shall comply with the following standards: 1. All landscape materials shall be installed to current industry standards. Special attention must be paid to initial soil preparation, drainage, and proper initial planting of plant root mass. 2. Irrigation or other water supply adequate to support the specified plant materials shall be provided at the time of, or immediately after, plant installation. 3. All required landscaping and screening features shall be kept free of refuse and debris. 4. All landscape mulch depth, plantings, seeded, and sodded areas shall be maintained to manage weeds and ensure establishment of intended plant materials. 5. All landscape materials shall be guaranteed for two years. Any landscape material that dies, has a dead or broken central leader, exhibits 30% or more crown death, is damaged by construction, or becomes diseased before the end of the second year after installa.�tie acceptance shall be replaced by the developer. 6. For nonresidential projects, continuing maintenance and replacement of landscape materials shall be the responsibility of the property owner, including after two years of initial installation. Improvements identified on the landscape plan, including non - plant materials, such as fencing, shall be maintained for the life of the project for which the plan was required.