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23. The applicants shall submit an exterior lighting plan for the development, including photometries, for the review and approval of the Planning Director and Chief Building Official prior to issuance of building permits. Lighting shall be directed away from adjacent properties and shall incorporate cut-off shield type fixtures to prevent glare onto adjacent properties or roadways. 24. All trash and refuse shall be contained completely within the approved trash enclosure. Trash containers shall be stored within the enclosure at all times, except when being unloaded. 25. The location of any pad-mounted transformers shall be subject to approval by the Planning Director prior to issuance of permits by the Building and Safety Division. Such transformers shall be screened by landscaping or contained within an enclosure matching the building and with corrugated metal gates. All transformers shall be shown on the plans submitted for issuance of building permits. 26. A final landscape plan and irrigation plan shall be submitted to and approved by Planning Director as part of the building permit plan set prior to issuance of a building permit. Said landscape plan shall be detailed in terms of species, location, size, quantities, and spacmg. 27. The applicant shall make the following modifications/revisions to the landscape plans: a. The Chinese hackberry street trees along the Rheem Drive frontage shall be substituted with an evergreen tree species that is suitable for use as a street tree. b. The proposed groundcover within the Stoneridge Drive planter between the sidewalk and street shall be eliminated. c. An Afriean sumac tree shall added in the planter at the south end of the building where there is a gap between the proposed trees. d. Several tall-growing evergreen shrubs shall be installed in the existing planter area along the southern property line adjacent to the 4483 and 4485 Bowen Street properties where there currently are a few bare dirt areas. e. The bioswales shall be shown on the landscape plan. Landscaping shall be modified, as necessary, to accommodate the bioswale modifications required in Condition No. l3. The groundcover within the bioswales shall be species that are suitable for a bioswale environment (i.e., one that doesn't "drown" easily when the soil becomes saturated, one that sends out many fibrous roots to reduce erosion, and one that does a good job of filtering the water before it reaches the drain inlet). f. Additional trees shall be planted on both sides of the walkway on the western side of the parish center building. 4