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subdivisions north of University Drive are proposed to be built during Phase II. This would provide better connectivity between the local roads within the subdivisions and adjacent collector roads. The unimproved right-of-way can be landscaped with grass and used as a passive recreational or civic space where farmer's markets and other similar temporary uses can occur. No permanent structures, except for utilities,would be allowed in the unimproved right-of-way. The unimproved right-of-way would be dedicated to the County at no cost upon request. Condition V4 (new Condition T4): This condition relates to the New Connector Road(Road 1).The applicant's traffic studies indicate Road 1 is not needed to mitigate the impacts of the Palamanui project. However, the applicant committed to constructing a mauka-makai regional connector road from Queen Ka`ahumanu Highway to Mamalahoa Highway at their sole cost and expense, and this requirement is stated in Condition 5b of the Land Use Commission's Decision& Order(Docket#A03-744) that reclassified the property to the Urban District in 2005. The connection of Road 1 to Mamalahoa Highway is essential because the next mauka-makai road is Ka`iminani Drive which is about 2 miles south. The applicant is still committed to providing Road 1 but is requesting to defer the submittal of any subdivision or building permit applications for any residential development beyond 900 residential units unless and until the construction cost of Road 1 is bonded or completed either by the applicant or some other entity, or if an alternative public road connection between the project area to Mamalahoa Highway becomes available. The Planning Director agrees with the applicant's amendments with modifications. The Director recommends retaining the current condition language regarding road width and grade, which the applicant is proposing to delete. Additionally,the Planning Director concurs with DPW recommendations of keeping a consistent right-of-way width of 120 feet the entire length of the roadway,rather than the 88-feet right-of-way over private lands within the -23-