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include directing roof leaders into landscaping areas, and using recycled water for irrigation purposes in lieu of potable water. Stoneridge Drive Specific Plan Amendment/Staples Ranch Project Mitigation Monitoring and Reporting Plan 73. The subject project shall be implemented as required by the EIR and Mitigation Monitoring and Reporting Plan (MMRP). All mitigation measures of the Stoneridge Drive Specific Plan Amendment/Staples Ranch EIR are hereby incorporated by reference and shall be implemented as required by the EIR and MMRP. If any of the conditions of approval conflict with any applicable EIR mitigation measures, the requirements of EIR mitigation measures apply. 74. Prior to the issuance of a building permit, the project developer shall pay all traffic fees to which the property may be subject, as set forth in the MMRP. 75. In accordance with measure VQ -3.1 of the MMRP, all exterior lighting shall be directed downward and shall be shielded or utilize equivalent technology to avoid shining on neighboring properties. Energy efficient lamp technologies shall be incorporated wherever feasible (mercury vapor shall be avoided, and incandescent lights shall be avoided unless they are integrated with a control mechanism that limits their operation time). The use of such lighting shall help minimize impacts on reduced visibility of the night sky. Plans submitted to the Building and Safety Division for permits shall demonstrate compliance with this measure to the satisfaction of the Director of Community Development. 76. In accordance with measure VQ -3.2, the project developer shall design lighting systems to provide appropriate light illumination for the proposed project and protect surrounding uses from spillover light and glare by incorporating the following guidelines and specifications. The lighting plan submitted to the Building and Safety Division with plan check plans shall demonstrate compliance with these measures: a. Prior to the issuance of a building permit, a lighting plan that includes specifications for signs and exterior lighting shall be submitted for review and approval by the Director of Community Development. The plan shall include a photometric diagram, prepared by a certified lighting professional, showing predicted maintained lighting levels produced by the proposed lighting fixture facilities that achieve the following during hours of operation: i. The first row of light standards shall not exceed a foot candle level of 50.0 by the northern boundary and 35.0 by the eastern and southern boundaries of the Auto Mall site as measured at ground level. PUD -106, Chrylser- Jeep -Dodge Page 12