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48. Provide adequate light levels for security and retail needs, while minimizing light spillover onto adjacent properties. Parking area light standards shall be limited to 25 feet in height. In accordance with measure VQ-3.1 and VQ-3.3 of the MMRP, all exterior lighting shall be directed downward and all perimeter lighting shall be shielded or utilize equivalent technology to avoid shining on neighboring properties. In addition, all interior lighting shall be turned off during non-operational evening hours, with the exception of lighting needed for security reasons. 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. 49. In accordance with measure AQ-2.1, the applicant shall implement the following mitigation measures during all construction phases to reduce impacts associated with construction dust to the extent feasible, as determined by the City Engineer. These measures shall be incorporated into the construction documents describing procedures and specifications for contractors to follow. a) Water all active construction areas at least twice daily. b) Cover all trucks hauling soil, sand, and other loose materials to or from the Project Area or require all trucks to maintain at least two feet of freeboard. c) Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas and staging areas at construction sites. d) Sweep daily (with water sweepers) all paved access roads, parking areas and staging areas at construction sites. e) Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets. f) Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas (previously graded areas inactive for ten days or more). g) Enclose, cover, water twice daily or apply (non-toxic) soil binders to exposed stockpiles (dirt, sand, etc.). h) Limit traffic speeds on unpaved roads to 15 mph. i) Install sandbags or other erosion control measures to prevent silt runoff to public roadways. j) Replant vegetation in distributed areas as quickly as possible. k) Suspend excavation and grading activities to the extent feasible when instantaneous wind gusts exceed 25 mph. I) Limit, to the extent feasible, the number of areas adjacent to residences subject to excavation, grading and other construction activity at any one time. 50. In accordance with measure AQ-3.1, the applicant shall employ measures as described within Operational Air Emissions Plan included as Exhibit B. 51. In accordance with measure BIO-5.1, prior to the beginning of mass grading, between February 15 and August 15, including grading for major infrastructure improvements, an avian nesting survey shall be conducted of all habitat within 350 feet of any grading or earthmoving activity. The survey shall be conducted by a qualified biologist, as determined by the City, and occur no more than 21 days prior to disturbance. If no active nests are found, no further action is required. 15