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M. In order to screen the parking lot on the west side of the parcel from adjacent residential uses , the owner shall install and maintain a solid fence and a minimum five- foot-wide landscaped strip on the property line adjacent to the west parking lot and a landscaped strip along Louise Avenue, as shown on the approved Site Plan. All landscaping shall be installed by April 18 , 1990 . n. Details of a landscaping and irrigation plan shall be shown on the Improvement Plan. As an alternative, three copies of a separate landscaping and irrigation plan shall be submitted to the Director . In either case, landscape details shall include a key showing size, type, number , and spacing of all proposed plantings. Details of an automatic and timed sprinkler system shall be shown. All approved landscaping and sprinklers shall be in place prior to issuance of an occupancy permit . Landscaping shall be installed and planted in the following manner : Trees: Spaced not to exceed 25 feet on center at a ratio of 25 percent for 15-gallon size, 50 percent for 5-gallon size, and 25 percent for 1-gallon size. Shrubs : Spaced not to exceed 10 feet on center at a ratio of 20 percent for 5-gallon size and 80 percent for 1-gallon size . Groundcover : 100 percent coverage. o . The sound level within the M-2 zone shall not exceed 75 db Ldn at the property line of the property being developed, except that no sound level shall exceed 65 db Ldn at the property line of properties which abut areas either developed residential , zoned residential , or shown for residential use on the General Plan. p. All construction and improvements shall conform to the approved Site Plan and Improvement Plan. q. Hazardous materials shall be stored, transported, handled, and disposed of in a manner acceptable to the County Office of Emergency Services. NOTE: Any modification of the above conditions or approved Site Plan shall only be by filing a "Revisions of Approved Actions" application or by filing a new "Site Approval" application. NOTE: Payment of school fees may be required prior to issuance of building permits. Contact the Manteca School District for specific fee requirements . Revised Conditions - 4 - ( 11-15-89)