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Developer occurs gradually over a period of twenty-five (25) <br /> years or more. <br /> The Developer cannot justify extensive front-end <br /> investment in public facilities without come assurance that <br /> Hacienda Business Park can be completed. The City cannot be <br /> assured of the benefits of a large scale, master planned <br /> project like Hacienda Rosiness Park without giving that <br /> assurance. <br /> In approving Hacienda Business Park the City has <br /> protected the interests of its citizens in the quality of <br /> their community and environment through the Planned Unit <br /> Development ("PUD") and the 110 Conditions of Approval. AS <br /> an example, Condition No. 2 provides that, if traffic levels <br /> are projected to exceed ninety-one percent (91%) of capacity <br /> at any attected intersection, then development of Hacienda <br /> Business Park must stop until traffic levels are returned to <br /> at least eighty-six percent (86%) of capacity at the af- <br /> fected intersections. Under this Agreement, the City <br /> retains the authority to require additional mitigation <br /> measures as deemed necessary if any unexpected problems <br /> arise. <br /> B . City wishes to (i) eliminate uncertainty in <br /> the comprehensive development planning of large scale <br /> industrial and commercial projects, (ii) secure orderly <br /> development and progressive fiscal benefits for public <br /> services planning and (iii) ensure attainment of the goal of <br /> 2. <br />