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outdated Master Plan and therefore are no longer relevant. To implement the <br /> community design and smart growth concepts suggested in the KCDP and are <br /> incorporated into the Regulating Plan, several variances from the Subdivision and <br /> Zoning Codes will be required. The Subdivision and Zoning Codes have not been <br /> comprehensively updated in over 26 years and have not kept pace with many of <br /> the smart growth concepts described in the Kona CDP such as compact building <br /> design and mixed land uses to create walkable communities; therefore, variances <br /> from these codes will be needed to implement the Regulating Plan. Section 25-6- <br /> 44(c) of the Zoning Code allows for variances from the Subdivision and Zoning <br /> Codes to be granted through approval of a Project District ordinance. Thus, the <br /> Planning Director recommends granting any variances through amendment of the <br /> Project District ordinance, that may be needed in the future to implement the <br /> Regulating Plan. <br /> I <br /> Conditions O and O are deleted to reflect the Queen Ka`ahumanu <br /> Highway widening improvements to the airport were completed and opened in <br /> 2018. <br /> Condition O (former Condition R)is amended so that the"Constraints <br /> Area" is shown on all plans submitted to the Planning Department for approval so <br /> that it is easier for staff to review and ensure the resources in these areas are <br /> properly preserved. <br /> Condition S 1 a was added to indicate a new Traffic Impact Assessment, <br /> which takes into account the newly widened highway and intersection <br /> improvements completed in 2018, is required by the Department of <br /> Transportation before construction of any segment of University Drive (Road 2). <br /> The applicant's most recent Traffic Assessment was completed in 2017, prior to <br /> completion of the Queen Ka`ahumanu Highway widening project. This condition <br /> was a recommendation of DOT in their memo dated September 9, 2020. <br /> New Condition S 1 d is being added because the applicant wants the option <br /> of developing the Business Park(including MCX-zoned area) earlier than Phase <br /> III if the market supports its earlier development, The intersection at Queen <br /> -27- <br />