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those located on Valley Avenue lrom Bernal Avenue to the Arroyo-del Valle bridge, inclusive, on Bernal Avenue from Valley Avenue to I-680 southbound off-ramp, inclusive, and all on-site intersections. Mitigation measures may include roadway improvements and/or transportation systems management programs determined by the City Engineer (appealable to the City Council), beginning with the least stringent and least costly. increasingly more stringent mitigation measures will be required and implemented by developer in order to maintain traffic levels at better than LOS E (913 of capacity). City agrees that to the best of its ability it shall impose the cost of traffic mitigation measures made necessary by the cumulative impact of Bernal Avenue-I-680 development on a pro rata basis over those properties benefiting therefrom. (b) Each site specific project after Phase I submitted to the City for final design approval shall be accompanied by a traffic study, prepared in accordance with the City's adopted Standard Assumptions for Traffic Studies and satisfactory to the City Engineer, projecting future levels of service at the above-described affected intersections. Future traffic conditions shall include existing traffic, projected traffic from other projects under construction and/or having received final City approvals, and projected traffic from the project submitted for approval. The street network assumed shall be that existing at the time the project is submitted for approval and as it will exist as a result of roadway improvements either under construction or having received necessary final governmental approvals. i. If the traffic study analysis shows that any affected intersection, or intersections, would exceed LOS D (equal to or greater than 913 of capacity) but can be mitigated so as to be no greater than mid-LOS D (863 of capacity), after mitigations, the City shall condition approval upon implementation of those mitigation measures. No building permit may be issued until the mitigation measures are either under construction or, for site specific or occupant-specific mitigation measures not construction related (such as TSM), the implementation programs are established. If the City Engineer finds that completion of a particular improvement not yet under construction will reasonably be completed prior to occupancy of a project building, that the improvement has received all approvals necessary, from whichever agencies, and that funding is bonded for or otherwise assured, a building permit may be issued in advance of the start of construction of the mitigation measure.