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Aaron S.Y. Chung, Council Chair and Members of the County Council County of Hawaii Page 13 The proposed changes to ordinance conditions are necessary to: (1) conform the Palamanui project to the KCDP and the master plan created in compliance with the KCDP; (2) facilitate the continued development of the UH-West Hawaii campus and align the construction of the Palamanui project with the planned University Village; and (3) update the Palamanui project to current market demand and conditions, including traffic conditions. Specifically, Palamanui is requesting that completion of roadway improvements is triggered with the actual traffic impact or need generated by the development, as supported by the 2017 Traffic Assessment. Despite the extremely difficult economic times since 2008, Palamanui has honored its commitments and spent substantial funds to make its project and the UH- West Hawaii campus a reality. These proposed amendments will allow that investment and work to continue, so that Hawaii Island residents can someday soon enjoy a project that will provide unique educational, housing, and shopping benefits on the Kona coast. A Project District may be established whenever the public necessity and convenience and the general welfare require that a comprehensive planning approach for an area should be adopted. Project District zoning is intended to provide for a flexible and creative planning approach rather than specific land use designations. It will also allow for flexibility over time in the location of specific uses and mixes of structural alternatives. The planning approach would establish continuity in land uses and designs while providingfor or a comprehensive network of infrastructure facilities and systems. A variety of uses as well as open space, parks, and other project uses are intended to be in accord with each individual Project District objective. A Project District is an amendment to Chapter 25, Zoning Code, which changes the district boundaries in accordance with the individual Project District. As previously stated, since the Palamanui Project District was approved in 2006, the applicant has taken several steps in developing the property in accordance with the terms or conditions of approval, including investing more than $22 million towards the construction of the UHWH and related road, water and electrical infrastructure. The applicant also spent considerable time and money to create an updated Master Plan or "Regulating Plan"that is consistent with the design concepts and many of the policies of the Kona CDP, which was adopted in 2008 just before adoption of Ordinance No. 09 132 and amended in 2019. Additionally, the applicant has prepared a water master plan, rough graded roadways, and continues to implement the Integrated Natural Cultural Resource Management Plan to protect the lowland dry forest preserve and other natural and cultural resources on the property.