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Condition I (former Condition J) is amended to reflect a Master Plan ("Regulating Plan")has been completed that is consistent with the Kona CDP according to the Kona CDP Design Center. After adoption of the amended ordinance, the applicant's Regulating Plan should be updated to reflect the amended ordinance conditions and provided to the Planning Department for implementation of the Project District. Policy LU-2.4 of the KCDP and Section 25-6-49.1 of Chapter 25 (Zoning Code)Hawaii County Code, allow amendments to the Master Plan to be processed by the Planning Director, if authorized in the Project District ordinance by the County Council. Given the project size, complexity of implementing new planning concepts of design and smart growth, and anticipated lengthy duration of the project, it is reasonable to anticipate that some changes may be needed to the current Master Plan("Regulating Plan"). Thus, the Planning Director recommends amendment of this condition to give authority to the Planning Director to approve changes to the Regulating Plan that are not considered significant. Any changes that alter the permitted land uses, overall densities, open space and infrastructure requirements or that are contrary to the Project District ordinance conditions would be considered significant and require County Council approval. Condition J (former Condition K) is amended because the applicant has met the"substantial construction"requirement through rough grading several of the proposed roadways and providing approximately$22 million in improvements to water and wastewater infrastructure and the UHWH campus. The Planning Director recommends establishing a 20-year construction completion deadline for the Palamanui Project District. This generally aligns with the applicant's proposed timeframe for completing the project and provides some assurance to the County and the public that the project will be built out in a timely manner. The condition is also amended to indicate the applicant must submit site plans for approval by the Planning Director as the project is developed. Condition L former Condition M is amended because the variances from I Subdivision Code and Zoning Code referenced in the condition are for an old, -26-