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necessary to promote the safe and efficient flow of traffic shall not be subject to <br /> the 150-stall standard and shall be required by the city when warranted. <br /> 2. Parking lot landscape areas, including landscape islands, shall be reasonably <br /> distributed throughout the parking lot area so as to break up expanses of paved <br /> areas. Parking lot landscape areas shall be provided with deciduous shade trees, <br /> ornamental or evergreen trees, plus ground cover, mulch and/or shrubbery as <br /> determined appropriate by the planning commission. Parking lot landscape trees <br /> shall be provided at the rate of one tree for each 15 surface parking spaces <br /> provided, or major fraction thereof. Parking lot landscaping shall be contained in <br /> , planting beds bordered by a raised concrete curb or equivalent approved by the <br /> planning commission. <br /> d. Maintenance of landscaping. The owner, tenant and their respective agents shall be <br /> jointly and severally responsible for the maintenance of all landscaping in a condition <br /> presenting a healthy, neat and orderly appearance and free from refuse and debris. Plants <br /> and ground cover which are required by an approved site ar landscape plan, and which <br /> have died, shall be replaced within three months of notification by the city. However, the <br /> time for compliance may be extended up to nine months by the city in order to allow for <br /> seasonal or weather conditions. <br /> e. Retaining walls. Retaining walls exceeding four feet in height, and staged walls which <br /> cumulatively exceed 16 feet in height or involve more than four tiers, must be <br /> constructed in accordance with plans prepared by a registered engineer or landscape <br /> architect. <br /> f. Landscaping performance securiry required. When screening, landscaping or other <br /> similar improvements to property are required by this division, a letter of credit shall be <br /> supplied by the owner in an amount equal to at least 1 1/2 times the value of such <br /> screening, landscaping or other improvements. The letter of credit shall be conditioned <br /> upon reimbursement of all expenses incurred by the city for engineering, legal, <br /> contracting or other fees in connection with making or completing such improvements. <br /> The letter of credit shall be provided prior to the issuance of any building permit and shall <br /> be valid for a period of time equal to two full growing seasons after the date of <br /> installation of the landscaping. The city may accept some other form of security in lieu of <br /> a letter of credit in an amount and under such conditions that the city may determine to be <br /> appropriate. If construction of the project is not completed within the time prescribed by <br /> building permits and other approvals, the city may, at its option, complete the work <br /> required at the expense of the owner and the surety. The city may allow an extended <br /> period of time for completion of all landscaping if the delay is due to conditions which <br /> are reasonably beyond the control of the developer. Extensions, which may not exceed <br /> nine months, may be granted due to seasonal ar weather conditions. When an extension is <br /> granted, the city shall require such additional security as it deems appropriate. <br /> g. Screening and buffering. <br />