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berming at the highway and undulating terrain of`a`a lava fields), the development of <br /> Kumu Hou is not anticipated to significantly impact coastal/ocean views from Queen <br /> Ka`ahumanu Highway. Furthermore, due to the distance from the shoreline, existing <br /> vegetation, and proposed height of new structures,views of surrounding peaks and <br /> mountains are not expected to be significantly impacted. The project area is not visible <br /> from any of the points tested along the shoreline within the resort, therefore the project is <br /> not expected to impact mauka-facing views from `Anaeho`omalu Bay. The study also <br /> proposed further means of mitigating visual impacts including restricting height of <br /> structures (45 feet for residential structures and 30 for commercial/community <br /> structures), careful selection and placement of landscaping, and developing structures <br /> with earth-toned and non-reflective materials. Additionally, the applicant is proposing to <br /> install all utility lines underground and all planned construction is proposed to occur at <br /> least 800 feet makai of Queen Ka`ahumanu Highway as required by the LUC Decision <br /> and Order requiring an 800-foot buffer from the highway to be encumbered by a <br /> conservation easement(see setback map in Figure 3. Conceptual Highway Setback Areas <br /> of Exhibit 6 of this report). <br /> PUBLIC SERVICES AND FACILITIES <br /> 40. Access: Access to the Waikola Beach Resort is from Queen Ka`ahumanu Highway, <br /> which is a major State owned and maintained highway, which is generally two-lanes with <br /> wide shoulders in the vicinity of the resort. Access through the resort is via Waikoloa <br /> Beach Drive, a two-way, two-lane private roadway that makes a"U"through the resort, <br /> serving as its primary roadway and intersects Queen Ka`ahumanu Highway to the north <br /> and south. Both the north and south intersections of Waikoloa Beach Drive and Queen <br /> Ka`ahumanu Highway are signalized and improved with an exclusive left-turn lane and <br /> channelized right-turn lanes on to Waikoloa Beach Drive. Access to the three (3)project <br /> areas are as follows: <br /> ■ "Area A" consists of three (3) sub-areas: "J1" and "J2", which will include the <br /> proposed 264 multi-family time share units and related improvements and"L2" <br /> which is proposed to include 25 single-family lots. Access to sub-areas: "J1" and <br /> "J2"will be from Waikoloa Beach Drive (North) via Puakala Place, an existing, <br /> two-way, two-lane private roadway that currently accesses a Hilton Grand <br /> -20- <br />