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21. All trash and refuse shall be contained completely within the approved trash <br />enclosure. The materials and color of the enclosure shall match the building and <br />the gates shall be corrugated metal or solid wood. The design of the enclosure (all <br />four sides) shall be shown on the plans submitted for issuance of building permits <br />and shall be subject to the approval of the Planning Director and Fire Chief. Trash <br />containers shall be stored within the enclosure at all times, except when being <br />unloaded. <br />22. The location of any pad- mounted transformers shall be subject to approval by the <br />Planning Director prior to issuance of permits by the Building Department. Such <br />transformers shall be screened by landscaping or contained within an enclosure <br />matching the building and with corrugated metal gates. All transformers shall be <br />shown on the plans submitted for issuance of building permits. The project <br />developer shall attempt to locate transformers at the rear of the site. <br />23. A final landscape plan and irrigation plan shall be submitted to and approved by <br />Planning Director as part of the building permit plan set prior to issuance of a <br />building permit. Said landscape plan shall be detailed in terms of species, <br />location, size, quantities, and spacing. <br />24. The applicants shall make the following modifications /revisions to the landscape <br />plan: <br />a. Small shrubs or groundcover shall be installed in the narrow planter areas <br />along the side of parking space nos. 5 and 9. <br />b. The proposed liquidambar street trees in the City right -of -way along the <br />Valley Avenue frontage shall be substituted with Chinese hackberry trees. <br />C. A few more shrub species shall be added to the plant list to provide <br />additional variety and interest. <br />Said modifications shall be shown on the plans submitted for issuance of building <br />permits and shall be subject to review and approval by the Planning Director prior <br />to issuance of building permits. <br />25. The applicants shall provide root control barriers and four inch perforated pipes <br />for trees in planting areas less than ten feet in width, as determined necessary by <br />the Planning Director at the time of review of the final landscape plans. <br />26. The applicants shall install an automatic irrigation system for all project <br />landscaping, including the landscaping installed in the City right -of -way. <br />M <br />