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new curb. The new PSEs shall be wide enough to accommodate existing utilities along the roadways. The exact width of the PSEs shall be determined by the City Engineer after reviewing the improvement plans for frontage improvements. The applicant shall be responsible for preparing all necessary deeds and plots for abandoning portions of the existing street right of way and PSEs and dedicating the new PSEs. Traffic Division 73. If Site 2 (filed under Case No. PUD-81-30-86D) is not approved and/or constructed; the applicant shall be responsible for only those traffic improvements applicable to Site 1 as determined by the Director of Community Development and the City's Traffic Engineer. Condition of approval Nos. 73 through 88, noted hereafter, shall be completed prior to final building occupancy as determined by the City Traffic Engineer and Director of Community Development. 74. Owens Drive at Willow Road — The applicant and/or project developer shall restripe the eastbound approach at the intersection to create an eastbound right turn trap lane onto Willow Road, thereby creating a single eastbound through lane and two eastbound left turn lanes. The applicant and/or project developers' contractor shall be responsible for modifying the traffic signal equipment on all approaches at the intersection to account for the striping changes and the necessary bicycle detection required with roadway improvements. These improvements and plan notes shall be shown on the plans submitted to the Building and Safety Division for plan check to the satisfaction of the City Traffic Engineer and shall be subject to the review and approval of the City Traffic Engineer prior to building permit issuance. 75. The applicant and/or project developer shall be responsible for constructing all changes on northbound Willow Road to reduce travel lanes and provide parking in addition to being responsible for providing bike lanes on both sides of Willow Road. This shall include intersection and intersection approach pavement striping, signage, and detection equipment at signalized intersections. Unless otherwise determined by the City Engineer and the City's Traffic Engineer, the applicant and/or project developer will not be required to install signage and/or pave the west side of Willow Road, or any other perimeter streets. These improvements and plan notes shall be shown on the plans submitted to the Building and Safety Division for plan check to the satisfaction of the City Traffic Engineer and shall be subject to the review and approval of the City Traffic Engineer prior to building permit issuance. 76. The applicant and/or project developer shall construct 180-foot northbound and southbound left turn pockets on Willow Road at Gibraltar Drive and replace the left turn on green ball signs on signal mast arms. These improvements shall be shown on the plans submitted to the Building and Safety Division for plan check to the satisfaction of the City Traffic Engineer and shall be subject to the review and approval of the City Traffic Engineer prior to building permit issuance. PUD-85-08-12D and P11-0856 Hacienda TOD Site 1, BRE Conditions of Approval 11 of 35 Mixed-Use Development