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HomeMy WebLinkAboutCOM 0698.000 2022-2024Mitchell D. Roth Mayor Deanna S. Salto Managing Director Robert H. Command Deputy Managing Director County of Hawaii Susan K. Kunz Housing Administrator Harry M. Yada Assistant Housing Administrator Office of Housing and Community Development 1990 Kino`ole Street, Suite 102 • Hilo, Hawaii 96720 • (808) 961-8379 a Fax (808) 961-8685 Existing Housing: (808) 959-4642 a Fax (808) 959-9308 Kona: (808) 323-4300 • Fax (808) 323-4301 January 17, 2024 CO CLERK HAWAII Kimball, Council Chair and COUNTY OF HCEIV Members of the Hawaii County Council Tim ��M• Hawaii County Council Dale 9 25 Aupuni Street Hilo, Hawaii 96720 SUBJECT: RESOLUTION AUTHORIZING EXEMPTIONS FROM CERTAIN CODE REQUIREMENTS FOR THE KUAKINI HEIGHTS AFFORDABLE HOUSING PROJECT LOCATED ON TAX MAP KEY (3) 7-5-003:007,008 & 009 Dear Chair Kimball, The Office of Housing and Community Development (OHCD) is requesting the passage of a certain Resolution authorizing the exemption of certain code requirements for the Kuakini Heights ("Affordable Project"), a proposed affordable housing project, pursuant to HRS 2011-1- 38. The proposed Kuakini Heights affordable housing project, is located at TMK (3) 7-5-003:007. It is important to note that the Resolution will also impact two adjacent parcels at TMK's (3)7-5- 003:008 and :009 ("Project Site"), which were all impacted by the Rezoning Ordinance 06-152. Ahe Group ("Developer") will serve as the developer for the construction of 100 affordable rental units, serving households earning no more than 60% of the Area Median Income (AMI) at the Affordable Project. The remainder of the Project Site will be used for the construction of 97 market rate homes. Abe Group has requested to utilize the 201H process to revive the expired rezoning ordinance which changed the zoning from A -5a to RM -3.5. The Developer has also requested an exemption from Sections 10-11 & 5-7-3 of the Hawaii County Code to waive fees at the Affordable Project only. These fee exemptions will reduce the costs of the affordable units. Ries. 1- 24 > 3347pcmp Comm. No. W110 Ref. To: Ref. Date JAN EQUAL HOUSING OPPORTUNITY Heather Kimball, Council Chair and Members of the Hawaii County Council January 17, 2024 Page 2 The complete list of exemptions requests is enclosed with the proposed Resolution. The Kuakini Heights 201 H application has been circulated for County and State Department reviews; various comments were received. The departments comments and the Developer's responses are included. Please also find the enclosed 201H application. The OHCD humbly recommends that the 2011-1-38 exemptions be granted. Should you have any questions, contact Cristina Pineda at (808)323-4304 or Cristiga.1-1ill, L��)±tg�Lv, eda Susan K. KiL6, Housing Admi nistr for Enclosed Attachments Includes: • Attachment I — State and County Comments • Attachment 2 —201H Application 3347pemp 2023 DEC 22 Pml: " VQifcQM, D.Qo Mayor Lee E. Lord Managing Director Robert H. Command Deputy Managing Director Susan K. Kunz Housing Administrator Harry M. Yada Assistant Housing Administrator County of Hawaii Office of Housing and Community Development 1990 Kino`ole Street, Suite 102 • Hilo, Hawaii 96720 • (808) 961-8379 • Fax (808) 961-8685 Existing Housing: (808) 959-4642 • Fax (808) 959-9308 Kona: (808) 323-4300 • Fax (808) 323-4301 RESPONSE FORM: HRS §201H-38 Evaluation of Exemption Requests This form may be returned to the Office of Housing and Community Development in response to the request for review and evaluation. TO: Hawaii County Office of Housing & Community Development West Hawaii Civic Center, Building B, 2nd Floor 74-5044 Ane Keohokalole Highway Kailua Kona, HI 96740 SUBJECT: Response to review of HRS §201 H-38 application and list of exemptions PROJECT: Kuakini Heights TMK: (3) 7-5-003:007 DEVELOPER: Kuakini Heights Housing Partners LP Note: All exemption requests are listed within Exhibit 24 of the application. Please check the box to confirm your evaluation: ❑ The application and exemption requests have been reviewed and there are no objections. ® The application and exemption requests have been reviewed. Changes or special conditions are requested. (Please attach your comments on agency/department letterhead) REVIEWED BY: County of Hawaii Planning Department Agency/Department Jere Dec 22, 2023 01:12 PM Deputy Planning Director Name Title Your response is requested by December 21, 2023 Please return this form and any attached comments,ppOHCD at the address listed above or by email to Cristina Pined, or Kaloa Robinson at OHCDDev@hawaiicounty.gov 3303pcmp EQUAL HOU&NG f1f98]/'6C371 IAPITV Mitchell D. Roth Mayor Lee E. Lord Managing Director West Hawaii Office 74-5044 Ane Keohok5lole Hwy Kailua-Kona, Hawaii 96740 Phone (808) 323-4770 Fax (808) 327-3563 December 22, 2023 County of Hawaili PLANNING DEPARTMENT Susan K. Kunz, Housing Administrator 1990 Kino'ole Street, Suite 102 Hilo, HI 96720-5293 SUBJECT: Exemption Request, Kuakini Heights 201H Kuakini Heights Housing Partners LP Tax MaD Kevs: (3) 7-5-003:007, North Kona, Hawai'i Jeffrey W. Darrow Deputy Director East Hawai'i Office 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720 Phone (808) 961-8288 Fax (808) 961-8742 This is to acknowledge receipt of your request for comments dated November 22, 2023, for ths above referenced 20114 application. We understand that Kuakini Heights Housing Partners LP is proposing to construct 100 multiple. - family dwelling units on 10.829 acres of land within the North Kona District, as a 100% affordable housing project. The subject property totals 10.829 acres in size and is zoned Multiple -Family Residential -3,500 square feet (RM -3.5) by the County and Urban by the State Land Use Commission. The General Plan Land Use Allocation Guide (LUPAG) map designates the subject property as Urban Expansion and it is not situated within the Special Management Area (SMA). On page 231 of the 201H application, the applicant lists six requested exemptions from the conditions of Ordinance 06-152, approved on December 13, 2006 to rezone the subject property from Agricultural 5 -acres (A -5a) to Residential and Agricultural I -acre (RA -1a) and Multiple - Family Residential 3,500 -square feet (R -M-3.5). The property covered by Ordinance 06-152 was approved for a subdivision and consolidation on April 25, 2023 which established the 10.829 - acre, RM -3.5 zoned, subject property. The Planning Department finds that the requested exemptions and modifications to existing conditions of Ordinance 06-152 are reasonable as they would allow the project to be more affordable and feasible. However, the applicant remains responsible for complying with conditions of the Findings of Fact, Conclusions of Law and Decision and Order issued on June 22, 1998, Land Use Commission Docket No. A94-705 AMc6L. &lannin hawanco�unt. oy Hau ai'i Count) is an Equal Opportunity Provider and Einphyer Ms. Susan K. Kunz, I lousing Administrator Office of Housing and Community Development December 22, 2023 Page 2 (D&O), as the subject property was included in this LUC boundary amendment (see attached D&O). Additionally, the applicant is requesting three exemptions from Chapter 25, Hawaii County Zoning Code. The Planning Department finds these exemptions to be reasonable as they would allow construction of the affordable housing project. However, it should be noted that one requested exemption, from Section 25-5-157, does not appear to apply to the subject property as it was intended to apply to parcels zoned General Industrial (MG). Given the extreme need for affordable rental housing stock in the North Kona area, we support the project and have no objection to the applicant's proposed exemptions. We appreciate the opportunity to provide comments. If you have any questions, please feel free to contact Jessica Andrews of this department at (808) 961-8155. Sincerely, W. bvrow December 22, 2023, 01:12 PM fior ZENDO KERN Planning Director JMA:mads \IcohO I \p1anning',pub1ic,wpwin60` Jessica` Letters, MinzKtiakiniHeights201 H , 12.22.23.doc Attached: Land Use Commission Docket No. A94-705 11.3D) 10AX5090 am -1 Py MIRP Ilk 54)120=01 of WAAW To Amend the Agricultural Land Use District Boundary into the Urban Land Use District for Approximately 955.78 Acres at Keahuolu through Keauhou, North Kona, Island of Hawaii, State of Hawaii, Tax Map Key No.: 7-4-08: por. 7-5-10: 5; 7-5-17: 1, 19; 7-7-04: por. 7-7-08 por. 27, 99, 105; 7-8-10: por. 29, and por. 30. 101041R *0001WIV11140FLOR 14111RUMAM golit"M In I This Is to certify that this is a true and correct copy of the Decision and Order on file In the officio, of the State Land US$ Commission, Honolulu Hawaii. J U'N' 2 2 1998 —by Executive- —Officer ! C - FINDINGS OF FACT, CONCLUSIONS OF LAW, AND DECISION AND ORDER cc -r- l. 0.1 Zo dazlen 01 DIVAI-V To AmAgricultural Land Use end the District Boundary into the .. Land Use District .. 955.78 Acres-. Keauhou, North Kona, Island of Hawaii, State of Hawaii, Tax Map Key No.: / .o / 7-6-13: . /+ •• 1: •• r •• • WTV+, FINDINGS OF CONCLUSIONS OF DECISION AND ORDER FINDINGS OF CONCLUSIONS OF DECISION AND.ORDER filed a Petition for Land Use District Boundary Amendment ("Petition") on June 28, 1994, pursuant to Hawaii Revised Statutes ("HRS") Section 205-4, as amended, and Hawa i i Administrative Rules ("HAR") Chapter 15-15, as amended, to amend the State land use district boundaries by reclassifying various parcels of land totalling approximately 2,940.39 acres owned by various landowners, identified as Tax Map Key Nos.: 7-2-05: portion of 1; 7-3-07: 38, 39, 40; 7-3-09: 7, portion of 13; 7-3-10: 31, portion of 33, 35; 7-4-08: portion of 1, 5, portion of 13; 7-5-03: 6, 7, 23; 7-5-10: 1, 16; 7-5-17: 1, 19; 7-7-04: 2, 11; 7-7-07: 41; 7-7-08: 27, 99; 7-8-10: portion of 29, and portion of 30, from the State Land Use Agricultural District to the State Land Use Urban District to allow uses for the area consistent with adopted State and County policies. Petitioner subsequently amended the Petition on August 30, 1994, October 26, 1994, November 2, 1994, January 1, 1995, May 5, 1995, and November 2, 1995, ultimately resulting i request to reclassify approximately 955.78 acres of land, identified as Tax Map Key Nos.: 7-4-0: portion of 1; 7-5-03: 6, 7, 23; 7-5-10: 5; 7-5-17: 1, 19; 7-6-13: 9; 7-7-04: portion of 2, 56; 7-7-07: 41; 7-7-08: portion of 27, 99, 105; 7-8-10: portion of 29, and portion of 30 (collectively referred to as the "Petition Area" or "Property"). The Land Use Commission of the State of Hawaii ("Commission"), having heard and examined the testimony, evidence, and argument of the parties, both written and oral; and having considered the Proposed Findings of Fact, Conclusions o Law, and Decision and Order filed by Petitioner; the Proposed Findings of Fact, Conclusions of Law, Decision and Order For Docket No. 9-705 filed by Intervenor Liliuokalani Trust; Intervenor E Mau Na Ala Hele's Proposed Findings of Fact, Conclusions of Law, and Decision and order; Intervenor Kamehameha Investment Corporation's Joinder in Petitioner County of Hawaii's Proposed Findings of Fact, Conclusions of Law, and Decision and Order; E Mau Na Ala ele's Response to the Proposed Findings o Fact, Conclusions of Law, and Decision and Order Submitted by the Parties; Office of Planning's Response to Petitioner's Proposed Findings of Fact, Conclusions of Law, and Decision and order; Petitioner's Objections to E Mau Na Ala Helefs Proposed Findings cm if Facts, Conclusions of Law, and Decision and Order; and the entire record of this docket, hereby makes the following findings of fact, conclusions of law, and proposed decision and order: MMNWITMTMVRF�� 1. Peoner is a department of the County • Hawaii whose business and mailing address is 25 Aupuni Street, Hilo, Hawaii 96720. 2. On June 28, 1994, Petitioner filed a Petition for Land Use District Boundary Amendment ("Petition") with the Commission. The Petition requested reclassification of approximately 2,940.39 acres of land within the land divisions of Kau to Keauhou, North Kona District, Island and County of Hawaii, State of Hawaii from the Agricultural District to the Urban District. 3. • July 18, 1994, the Executive • • the Commission determined that the Petition was defective since a metes and bounds description and map of the initial Petition Area and written authorization from a number of the affected landowners were not obtained. 4. On August 30, 1994, Petitioner filed its Amended Petition with the Commission. The Amended Petition requested reclassification of approximately 3,017 acres of land from the Agricultural to the Urban District within the land divisions of Kau to Keauhou, North Kona District, Island and County of Hawaii, State of Hawaii. The increase in acreage was due to the addition of parcels identified as TMK: 7-5-10: 5, and 7-7-04: 56. CM 5. On August 30, 1994, Petitioner filed its Motion to waive Requirement for Metes and Bounds Descriptiorm 6. On September 6, 1994, the Executive Officer accepted the Petition as a complete filinge 7. on October 26, 1994, Petitioner filed its Second Amended Petition For Land Use District Amendment ("Second Amended Petition"). The Second Amended Petition increased the Petition Area from approximately 3,017 acres to approximately 3,717 acres by adding five additional parcels identified as TMK: 7-3-09: portion of 25, 26, 28; 7-6-13: 9, and 7-7-08: 105, and deleting one parcel identified as TK: 7-3-10: 31. .1.11. On November 22, 1994, Petitioner filed its Third Amendment to Petition for Land Use District Boundary Amendment ("Third Amended Petition"). The Third Amended Petition increased the Petition Area from approximately 3,717 acres to approximately 3,784 acres by adding the previously deleted parcel identified as TM.K: 7-3-10: 31. 9. On November 22, 1994, Petitioner filed its Motion to Waive Requirement for Landowner's Written Authorization. 10. On December 1, 1994, a meeting was held by the Commission to consider Petitioner's Motion To Waive Requirements For Metes and Bounds Description. The motion was granted by the Commission subject to the condition that at any time in the future when a more accurate metes and bounds description of a portion of the property is needed, at the request of the Commission, Petitioner will provide a metes and bounds description and map. Action on Petitioner's Motion To Waive Requirements For Landowners' Written Authorization To File On December •• aimple owner of portion of 1, filed its Petition Intervention 12. On December ,,landowner Inc., the fee simple owner of TMK: 7-2-05: portion of 1, filed its Petition for Intervention. 13. On December 27, 1994, Hawaiian Development Corporation, the fee simple owner of TMKs: 7-5-03: 6, and 7, simplef-4. On December 28, 1994, Tokyo Green Hawaii, Inc., the fee • - of 1 !• portion of • 28, filed its Petition to Intervene. 15. On December 28, 1994, Lanihau Partners, L.P., and Palani Ranch Company, fee simple owners of TMKs: 7-4-08: 5, and portion of 13, filed its Petition to Intervene in District 16. On December 28, 1994, John Tommy Rosas, Jr. filed a Petition to Intervene. 17. On• December 28, 1994, Life of the Land filed its Petition for Intervention. 18. On December 19. On December 29, 1994, Kamehameha Investment Corporation, the fee simple owner of TMKs: 7-8-10: portion of 29, and portion of ! filed its Petition_ cm to. on December 29, 1994, Kona Scenic Land, Inc., one of the fee simple owners of an approximately 49.03 percent interest in TMK: i - • its Petition for- • 21. On December 29, 1994, James M. Rath filed a Request for Intervenor Status. 22. On December 30, 1994, the Commission issued its Order Granting Petitioner's Motion to Waive Requirement for Metes and Bounds Description. 23. On January 12, 1995, Petitioner filed its Motion for Permission to Amend Petition by Reducing the Total Acreage of the Petition Area ("Fourth Amended Petition") to reduce the acreage of the Petition Area from approximately 3,784 acres to approximately 3,728 acres, due to the subdivision of a parcel identified as TMK: 7-4-08: 5. 24. On February 2, 1995, the Commission conducted a hearing on the Petition, as amended, pursuant to notice published on December 14, 1994, in the West Hawaii Today, Hawaii Tribune - Herald, and the Honolulu Advertiser. 25. On February 2, 1995, Lunakanawai Hauanio orally requested intervenor status. 26. On February 2, 1995, the Office of Hawaiian Affairs orally requested intervenor status. 27. On February 2, 1995, the Commission heard arguments on the petitions and requests for intervention. The Commission took the testimony provided under advisement, and continued action on the various petitions and requests for intervention. s'M 28. On February 21, 1995, the Office of Planning ("OP") (formerly known as Office of State Planning), filed its Motion to Declare Petition Defective. 29. On February 23, 1995, the Commission conducted a continued action meeting on the various requests for intervention. Due to the filing of the OP's Motion to Declare Petition Defective on February 21, 1995, the Commission continued action on the requests for intervention. 30. On March 23, 1995,the commission conducted a continued action meeting on the various requests for intervention. Action was deferred by the Commission due to the filing of a Stipulation to Continue Motions on Office of State Planning's Motion to Declare Petition Defective; Petitions for Intervention; Petitioner's Motion to Waive Requirement for Landowner's Written Authorization; and Petitioner's Motion to Amend Petition, filed by Petitioner and OP. 31. On May 15, 1995, Petitioner filed its Amended Motion for Permission to Amend Petition by Further Reducing the Total Acreage of the Petition Area ("Fifth Amended Petition"). The Fifth Amended Petition reduced the Petition Area from approximately 3,728 acres to approximately 970.80 acres by deleting the northern portion of the initial Petition Area from Kailua-Kona to Keahole from the Petition. C2. On May 25, 1995,the Commission conducted meeting to continue action on OP's Motion to Declare Petition Defective, and to take action on Petitioner's Fifth Amended Petition. Upon review of written and oral arguments from the SZ 1parties, the Commission granted Petitioner's Fifth Amende,.d Petition, and deferred action on OP's Motion to Declare Petitiom 33. On June 5, 1995, Kona Scenic Land, Inc. withdrew its Petition for Intervention. 34. On June 7, 1995, Tokyo Green Hawaii, Inc. filed its Notice of Withdrawal of Petition to Intervene. 35. On June 15, 1995, Palani Ranch, Lanihau Partners L.P., and Nansay Hawaii, Inc. withdrew their respective Petitions 36. On June 15, 1995, the Commission issued its Order Granting Petitioner's Amended Motion for Permission to Amend �-etition by Further Reducing the Total Acreage of the Petition 37. On June 19, 1995, Life of the Land withdrew its Petition for Intervention. 38. On July 20, 1995, the Office of Hawaiian Affairs withdrew its request for intervention. 39. On August 10, 1995, the Commission conducted a continued action meeting on OP's Motion to Declare Petition Defective. OP orally amended its motion to declare the amended petition defective. Upon review of written and oral arguments from the parties, the Commission granted OP's Motion to Declare Amended Petition Defective, in part. 40. On September 18, 1995, the Commission issued its order Granting Motion to Declare Amended Petition Defective. 41. On November 24, 1995, Petitioner filed its Motion to File Additional Information to Cure the Defects Presented in State Land Use Commission's Order Granting Motion to Declare Amended Petition Defective. In addition to filing additional information, Petitioner requested a further reduction of the Petition Area acreage from approximately 970.80 acres to approximately 955.78 acres by the deletion of parcel identified as TMK: 7-5-10: 1. 42. On December 14, 1995, the Commission conducted an action meeting on Petitioner's Motion to File Additional Information to Cure the Defects Presented in State Land Use Commission's Order Granting Motion to Declare Amended Petition Defective. Upon review of written and oral arguments presented by the parties, the Commission granted said motion, and also granted Petitioner's request to further reduce the total acreage of the Petition Area to approximately 955.78 acres. 43. On January 5, 1996, the Commission issued its Order Granting Motion to File Additional Information to Cure the Defects Presented in State Land Use Commission's Order Granting Motion to Declare Amended Petition Defective. 44. On February 2, 1996, Amelia Kuulei Gora filed a Petition for Intervention. 45. On February 15, 1996, the Commission conducted an action meeting on the petitions and requests for intervention. Upon review of both written and oral arguments presented by Petitioner and OP, the Commission granted intervention status to Lunakanawai Hauanio ("Intervenor Hauanio"), E Mau Na Ala Hele ("Intervenor E Mau"), Hawaiian Development Corporation ("Intervenor HDC"), Liliuokalani Trust ("Intervenor LT11), and Kamehameha Investment Company (flIntervenor KICf1). The petitions and requests for intervention by James M. Rath, John Tommy Rosas, Jr., and Amelia Kuulei Gora were denied. 1996, prehearing conference was conducted in Diamond Head Conference Room A, #1 Capitol District Building, 250 South Hotel Street, 4th Floor, Honolulu, Oahu, with representatives of Petitioner, OP, Intervenor E Mau, Intervenor LT, Intervenor HDC, and Intervenor KIC present. 47. On March 11, 1996, Intervenor Hauanio filed a Demand Ex Parte Communication (1fDemand"). The Demand requested that the Commission: (1) provide an equal opportunity in its adjudication process; (2) provide equal power to individuals defending Intervenor Hauanio's beliefs, liberties, properties, and sovereignties; (3) provide resources; and (4) provide the right to petition the government for redress of grievances. 48. On March 27, 1996, the Commission conducted a hearing on the Petition, as amended, pursuant to notice published on January 18, 1996, in the Hawaii Tribune -Herald, West Hawaii Today, and the Honolulu Advertiser. 49. At the March 27, 1996 hearing, the Commission struck Intervenor Hauanio's request for intervention for nonpayment of filing fees. The Commission subsequently continued the hearing on the Amended Petition. 50. On March 27, 1996, Intervenor E Mau filed its Motion to Require Compliance With HRS 6E. The argued that n��Z the petition filed by Petitioner require the Department Natural Resources (DLNR), State Historic Preservation before further matter.• April51. On • the Commission conducted a continued hearing on the Petition, as amended. At this meeting, the Commission heard arguments from the parties in regards to Intervenor E Mau's Motion to Require Compliance With HRS 6E. upon consideration of the oral and written arguments on the motion, the Commission granted Intervenor E Mau's Motion to Require Compliance With HRS 6E. - Commission issued following orders: (a) Order Granting in Part and Denying in Part Petitions For Intervention; (b) Order Dismissing Demand Ex Parte Communication Filed by Lunakanawai Hauanio; and (c) Order Granting Motion to Require Compliance With HRS 6E. 53. On - 30, 1996, the Commission conducted continued hearing on the Petition, as amendeca .. Intervenor E Mau Filed its Motion Declareto Petition Defective;or in the Alternative, Portions Still Defective. On •Intervenor Augustfiled a Supplemental memorandum In Support of E Mau Na Ala Hele" Motion to Declare the Petition Still Defective. I 55. On ;6 the Commission conducted hearing to consider Intervenor E Maufs Motion to Declare Petiti Still Defective; or in the Alternative, Portions Still Defectiv upon receiving oral arguments from the parties, the Commission I deferred action on the motion due to Petitioner's appeal to the State Historic Preservation Board pursuant to HRS 6E. 56. On November 7, 1997, a second prehearing conference was conducted in Conference Room 405, Leiopapa A Kamehameha Building, 235 South Beretania Street, Honolulu, Oahu, with representatives of Petitioner, Office of Planning, Intervenor E Mau, Intervenor LT, Intervenor HDC, and Intervenor KIC present. 57. On December 2, 1997, the Commission conducted a continued hearing on the Petition, as amended, and considered Intervenor E Mau's Motion to Declare Petition Still Defective; or in the Alternative, Portions Still Defective. Upon consideration of the written and oral arguments provided by the parties, the Commission denied Intervenor E au's Motion to Declare Petition Still Defective on in the Alternative, Portions Still Defective. The Commission continued the hearing until such time that clarification could be obtained from SHPD regarding DLNR concurrence pursuant to HRS 6E. 58. On January 26, 1998, the Commission issued its Order Denying Intervenor E Mau Na Ala Hele's Motion to Declare the Petition Still Defective; or in the Alternative, Portions Still Defective. 59. The Commission conducted continued hearings on the Petition, as amended on the following dates: February 12, 1998; March 19, 1998; and April 30, 1998. 60. Written and/or oral testimonies were received from the following: William Lazenby - Hawaii Carpenters Union; Lin McIntosh - Kona Kohala Chamber of Commerce; Robert Bethea - Japanese Chamber of Commerce and Industry of Hawaii; Robert Burgess - KIAA; F.L. Smothers; James Trask; Lee Taylor - Mauna Kea Resort; Mark Richards - Maryl Development, Inc.; H. Pete L'Orange - Hawaii Leeward Planning Conference and Kona Soil and Water Conservation District; Jana Mugford - Kona Board of Realtors; Glenn Santos - Hawaii Island Chamber of Commerce; Jay Sasan - Hawaii Island Portuguese Chamber of Commerce; Charles Hosley; Philip Hoffman; Susie Green; Mr. & Mrs. Kim Sherman; Joseph Castelli; Representative David Tarnas; Duane Erway; Daniel and Ann Roudebush; Dr. Terry Hunt; Jack Davis - Hawaii County Green Party; L. Bunge; Francis Kuailani, Sr. - U.S. Department of the Interior, National Park Service; Toni Withington; Tim Newstrom; Thomas Langenstein; Sachi Noma - Japanese Chamber of Commerce and Industry of Hawaii; Sherri Ching; Elane Snavely; Nancy Pisicchio; Clarence Medeiros, Jr.; Sandra Scarr; Lily Kong; Curtis Tyler; Harry Fergerstrom; Laura Kamoku Na°o Pio o Kahaluu; Hannah Reeves; Betty Jean Kamoku; Kalani Hamm; Josephine Kamoku, and Isbella Medeiros. DESCRIPTION OF THE PROPERTY 61. The Petition Area extends from Kailua-Kona to Keauhou 2nd, North Kona, Island and County of Hawaii, State of Hawaii. The affected parcels are interspersed among existing Urban -designated lands within this area of Kona. 62. The sixteen lots involved in the petition are owned by various landowners who have authorized Petitioner to submit the Petition, as amended, and include their properties for -13- own any of the properties affected by the Petition, as amended. 63. The properties herein identified are owned by the following firms/individuals and consists of the following a. 7-4-08: por. 1: Lllluokalanl Trust Estate (60 acres) b. 7-5-03: 6: Hawaiian Development Corporation (93.41 acres) C. 7-5-03: 7: Hawaiian Development Corporation (44.50 acres) d. 7-5-03: 23: Capt. Cook Investment Co., Inc., et al (129.32 acres) e. 7-5-10: 5: Kamehameha Schools/Bishop Estate (54.70 acres) f. 7-5-17: 1: Pualani Estates, Inc. (22.67 acres) 9. 7-5-17: 19 Pualani Estates, Inc. (31.68 acres) h. 7-6-13: 9: Arthur Nearon Family Trust (16.07 acres) i. 7-7-04: por 2: Nohona Partners, Inc. (133.48 acres) j. 7-7-04: por 27: Nohona Partners, Inc. (39.09 acres) k. 7-7-04: 56: American Lutheran Church (22.86 acres) 1. 7-7-07: 41: ADN Corporation (26.16 acres) M. 7-7-08: 99: F.L. Smothers (31.50 acres) n. 7-7-08: 105: IVY & Associates (15.34 acres) o. 7-8-10: por 29: Kamehameha Investment Corporation (29 acres) P. 7-8-10: por 30: Kamehameha Investment Corporation (206 acres) 64. The Petition Area is located on the lower slopes of Mt. Hualalai, an 8,271 feet high dormant volcano. amc 65. Elevation of the Petition Area ranges from about 10 feet above mean sea level (msl) at Alii Drive to about 950 feet above msl at the mauka boundaries. The topography is characterized as being moderate sloping with the majority of the Petition Area having gradients of less than 10 percent. 66. The climate in this section of Kona is generally warm and semi -tropical. Seasonal changes are mild and fairly uniform, except for certain times during the winter months. The average annual temperature is 75 degrees Fahrenheit, with an average high of 83 degrees Fahrenheit and an average low of 67 degrees Fahrenheit. 67. The annual rainfall ranges from 25 to 30 inches on the lower (makai) section to 50 inches on the upper section (mauka). The wetter periods of the year usually occur during the months of May to September. 68. The Kona coast is largely sheltered from the predominant trade wind system by the land masses of Hualalai, Mauna Kea and Mauna Loa. The prevailing pattern is on -shore winds in the morning and early afternoon, then becoming off -shore breezes in the late afternoon and evening. Relative humidity is generally stable with the daily average ranging from 71 to 77 percent. 69. The Petition Area lies within Zone 4 of the hazard zone for lava flows as identified by the United States Geological Survey. 70. The entire coastline of North Kona is subjMSRIM inundation by tsunami. The Petitionhowever, 71. The Land Study Bureau's Detailed Land .' • • •' - • ratings for the Petition Area are Classes E (Very Poor), D (Poor) and C (Fair). 72. The United States Department of Agriculture, Soil Conservation Service's Soil Survey of the Island of Hawaii, State of Hawaii (1973) has identified five soil types on the Property: Lava Flows, A`a (rLV) and Pahoehoe (rLW), Punaluu (rPYD), Waiaha (WHC), Kainaliu (KEC), and Kaimu (rKED). 73. A very small portion of the Property is classified as "Other Important Agricultural Lands" under the State Department of Agriculture's Agricultural Lands of Importance to the State of Hawaii (ALISH) system. The remaining area of the Property is not classified under the ALISH system. 74. The majority of the Petition Area is designated Zone X (Areas determined to be outside of the 500 -year flood plain) on the Flood Insurance Rate Map ("FIRM") prepared by the Federal Emergency Management Agency. However, portions of TMK: 7-5-03: 6 and 7 (Keopu drainageway overflow) are within a floodway as designated on the FIRM. These FIRM designations are presently undergoing revisions which will change the delineation of the subject floodway. Portions of TMK: 7-5-03: 29 (Keopu drainageway) and 7-7-04: portions of 2 (Kaumalumalu drainageway) are also situated within a floodway as designated on the FIRM. �'M 75. The purpose of the Petition is to allocate sufficient land for future urban growth and also to direct urban growth in appropriate areas designated on the County General Plan. 76. The Petition Area has been designated for urban growth by the County of Hawaii General Plan since 1971. Within the area surrounding the Petition Area, there are approximately 3,900 acres of existing State Land Use Urban -designated lands. 77. Specific urban uses have not been determined at this time. Petitioner has represented that the Petition Area will mainly include residential uses at varying densities ranging from 4 to 10 units per acre with some limited commercial uses. The Land Use Concept for the Petition Area and surrounding lands will be further refined during the subsequent county land use and permit process. These refinements will include the identification of more specific land use patterns and densities, infrastructure requirements, and required facilities, such as schools and parks. 78. The development of the Petition Area will likely placetake - . period 79. Petitioner, along with the landowners, will be working closely with the State and County agencies in providing the necessary infrastructure and services to support any proposed development within the Petition Area. Improvements to existing infrastructure will also be made simultaneously with development of the properties. OPM STATE AND COUNTY PLANS AND PROGRAMS 80. The Petition Area, as amended, is within the State Land Use Agricultural District as shown on the Land Use District Boundary Maps (USGS Quads) H-7 (Kailua), and H-8 (Kealakekua). 81. The Petition Area is designated within a "Resort Destination Node" in the West Hawaii Regional Plan ("WHRP") prepared by the office of Planning. Kailua-Kona is a major resort destination area and also serves as the regional and commercial center for West Hawaii. The Palani Road - Queen Kaahumanu Highway intersection in Kailua-Kana is being developed as a major commercial core. The other major resort destination area and commercial area is at Keauhou. 82. The Hawaii County General Plan Land Use Pattern Allocation Guide Map designates the Petition Area for Low, Medium and High Density Urban developments and as an Urban Expansion Area. The Low Density Urban designation allows single family, ancillary community and public uses, and convenience -type commercial uses. The Medium Density Urban designation may allow villages and neighborhood commercial and residential and related uses. The High Density Urban designation allows for much higher density commercial, multiple residential and related services. The Urban Expansion Area allows for a mix of high, medium and low density uses, industrial and/or open designations. The reclassification of the Petition Area will be consistent with the General Plan's land use goal of containing Urban development within certain sections of the North Kona District. The reclassification of the Petition goals,stated - standards - General 83. The Petition, as amended, the Kona Regional Plan ("KRP") adopted by the Hawaii County Planning Commission as Resolution No. 1 84. The KRP is intended to be used as a guide to help shape the nature of future land use actions for the Kona area. The KRP's Land Use Concept Map designates the Petition Area as CG (general commercial), CV (village commercial), and RES - 4, 6, and 10 (residential - 4, 6 and 10 units per acre). ;, The Petition Area is either 3 -acre (A -3a), Agricultural 1 -acre (A -la) or Unplanned (U) on the County's zoning map. Changes to the appropriate County urban zoning district may be initiated by Petitioner. • - •- Kuakini Highway are within the County's Special Management Area VISMAII). Any development contemplated within the SMA would require a SMA Use Permit from the Planning Commission. f Petitioner . applied • _ State reduce the SMA in the region. If the application is granted, none of the properties within the Petition Area situated makai of Kuakini Highway will be within the SMA. NEED FOR PROPOSED DEVELOPMENT 87. It is =• that the Petition Area will be mainly used for the development residentialdensities, thereby • _ of residential opportunities for this section of the North Kona District. As a 5= result of these anticipated residential developments, some limited commercial activities are also needed in this section of the Kona area. .. Despite the previous construction in the North Kona and South Kohala areas, there still exists a need for additional housing units in West Hawaii. The inadequate supply of housing is attributed to high land costs, the presence of many resort and high-priced market units, pent-up demand for affordable housing, and high infrastructure costs. High prices and a lack of affordable units help to explain why there appears to be widespread overcrowding and house sharing in West Hawaii. Residents in West Hawaii are particularly concerned about the supply of housing that working families can afford. The shortage is connected to both the inventory of housing available to residents and the price of housing in relation to resident income. Based on the projected population increase in Kona over the next few years, it is anticipated that the demand will exceed the supply of affordable and market housing in West Hawaii. West Hawaii's housing supply will be positively impacted by future developments of the Petition Area. ECONOMIC/SOCIAL IMPACTS s• resident population estimated at 4,832 and 13,748 in 1970 and 1980, respectively. This amounted to an increase in population of 184.5 percent or an average annual rate of 18.5 percent per year. Between 1980 and 1990, the population of North Kona further grew to 22,284 persons. This amounted to an average increase of 6.2 percent per year or 62.1 percent over the 10 -year period from 1980 to 1990 as compared to about 2.4 percent per year for the entire island. 90. _ Hawaii County General- .. pulatiom for the North Kona District to the year 2005 ranges from a low of 43,250 (Series A) to a high of 64,500 (Series C). Series A is the most conservative projection, which assumes the demise of the sugar industry and a growth rate of 2 percent per annum. Series C projection is an optimistic projection, which assumes an average annual growth rate of 4.7 percent. In comparison with North Kona, the General Plan's population projection for the entire island in the year 2005 ranges from 173,000 (Series A) to 258,000 (Series C). At a conservative estimate of 4 units per acre, the Petition Area could provide approximately 3,800 dwelling units. Based on a calculation of 2.86 persons per household (1990 Census figures), the Petition Area alone could result in a population increase of about 11,000 persons. 91. The urbanization of the Petition Area will provide jobs and housing for the residents of Kona and the West Hawaii region and for others who desire to migrate to the island. Within the context of population projections contained in the County of Hawaii General Plan, the provision of housing and jobs will serve to support projected population increases, including in -migration. 32. The urbanization and development of the Petition _and surrounding propertiesshort-term period.employment during the construction Long-term employment Mc opportunities will also be available with the development and establishment of certain commercial activities. Employment associated with future developments within the Petition Area includes construction jobs and indirect and induced jobs created as the Petition Area is developed. 33. The development of the Petition Area is estimated to generate an additional $2.6 million in real property tax revenues. These monies will be deposited in the County's general fund which would then be used to provide services to the public, including capital improvement projects. IMPACTS UPON RESOURCES OF THE AREA 94. The majority of the Petition Area is not being used for agricultural purposes. There are a few lots which are used for limited grazing. A very small portion of the Petition Area is designated "Other Important Agricultural Lands" by the State Department of Agriculture®s ALISH system. None of the Petition Area is designated by the Land Study Bureau as Class A or B soils. The Petition area is designated either Class VII or VIII by the United States Department of Agriculture, Soil Conservation Service. Both soil types have very severe limitations that make the Petition Area unsuited to cultivation. Based on the soil classifications and from an agricultural resource perspective, there will be no adverse impact to existing and proposed agricultural operations should the Petition Area be reclassified into the Urban District. Flora and Fauna 95. There are stretches of undeveloped land characterized by barren lava and lowland vegetation consisting of kiawe, lantana, koa haole, and pasture grasses within the Petition Area. Previous flora studies conducted on adjacent lands south of Palani Road revealed that there are no endangered plant species in these sections of the Petition Area. 96. A preliminary botanical study was conducted by Intervenor HDC of its properties identified by TMK: 7-5-03: 6 & 7. of the approximately 70 species of plants recorded, only six were native. None of the plants are considered rare, endangered or threatened. 97. At Petitioner's request, the U.S. Department of Interior, Fish and Wildlife Service, conducted surveys of several parcels (TMK: 7-5-03: 23; 7-5-17: 1 & 19, 7-6-13: 9; 7-7-04: 2; 7-7-08: 27, 99 & 105) within the Petition Area. The surveyed parcels were dominated by alien plant species and contained only a few indigenous plant species. No threatened or endangered plant species or any plant species of concern were found on the properties surveyed. The Fish and Wildlife Service had no objections to the redistricting of the properties with respect to impacts on these species. 98. Previous fauna studies conducted on adjacent lands revealed that there are no rare or endemic ecosystems in the area. All of the animal life (i.e., mongoose, rats) are introduced species. N9. A survey of • feral mammals conducted for Intervenor HDC properties identified by TMK: 7-5-03: 6 & 7. The survey revealed that there are no endemic species except that the short -eared owl (Pueo) and the endangered Hawaiian Hawk (`Io) may occur at times. No special or unique bird or mammal habitat was discovered. Archaeological/Historical Resources 100. The Petition, as amended, states that archaeological inventory and/or reconnaissance surveys were conducted for the following Tax Map Keys: 7-5-03: 6 & 7 (HDC); 7-7-08: 105 (IVY & Associates); 7-8-10: pors. 29 & 30 (KIC); 7-5-17: 1 & 19 (Pualani Development Company); 7-4-01: por. 1 (LT); 7-7-04: 2 & 7-7-08: 27 (Matsuzato Hawaii, Inc./Nohona Partners). However, only surveys conducted for Intervenor HDC, Intervenor KIC, and Intervenor LT have been submitted into the record for the subject docket. The Commission has not received surveys for parcels owned by IVY & Associates; Pualani Development Company; Matsuzato Hawaii, Inc./Nohona Partners; Capt. Cook Investment Co., Inc; Kamehameha Schools/Bishop Estate; Arthur Nearon Family Trust; American Lutheran Church; ADN Corporation; and F.L. Smothers. reconnaissance report of seven parcels within the Petition Area: 7-4-08: por. 1 (LT); 7-5-03: 23 (Captain Cook Investment, et al); 7-5-10: 5 (Kamehameha School/Bishop Estate); 7-6-13: 9 (Arthur Nearon Family Trust); 7-7-04: 56 (American Lutheran Church); 7-7-07: 41 (ADN Corporation); and 7-7-08: 99 (F.L. Smothers). The report concluded that archaeological or historical remains were found on each of the parcels and each will require an intensive archaeological survey. The report was not intended to indicate the total number of sites on the parcels or provide any significance evaluation of the sites within the seven parcels. 102. At Petitioner's request, the Department of Land and Natural Resources, State Historic Preservation Division (11SHPDB1), did an overview of a report entitled Central Kona Archaeological Settlement Patterns. Petitioner had requested SHPD to do a regional perspective of the Petition Area with respect to what the archaeological and cultural resources were in the area. The study would then provide the context in which Petitioner could assess other archaeological survey reports in terms of uniqueness of features that are found in the area and whether they fit this overall pattern. This paper briefly summarized the archaeological site patterns for Central Kona and only sites dating to pre -European contact (pre-A.D. 1779) times and the early 1800s were considered. 103. Intervenor HDC's report entitled An Archaeological Inventory Survey of 126 acres in the Ahupua`a of Lanihau 2 Moeauoa 1 and Moeauoa 2 Kailua-Kona, Island of Hawaii (Spear 1996) reported twenty-five significant historic sites were found on Intervenor HDC's properties. Seventeen sites were significant solely for their information content and eight were significant for multiple criteria. SHPD approved the archaeological inventory survey. A Data Recovery Plan was also done for the Intervenor HDC's properties and submitted into the record for the subject docket. report104. Intervenor KIC's -. Population Land -use on the Keauhou Coast The Mauka Land Inventory Survey, Keauhou, North Kona. Hawa P i Island, Part I. Narrative was approved by SHPD. SHPD agreed with the mitigation proposals in the report which states that 12 sites undergo preservation or partial preservation and 55 sites undergo archaeological data recovery. With these commitments, SHPD believed that development of the KIC properties will have "no adverse effect" on the significant sites. - - •OMMMIM. Inventory Survey 60 -Acre Agricultural Zoned OLT Parcel revealed a total of 67 sites. These included agricultural, habitation, and wall sites. The features include terraces, mounds, enclosures, platforms, C -shapes, caves, modified outcrops, and possible burials, modified trail, and historic dump. One of the wall sites is the Kuakini Wall. The interim report has been submitted to SHPD, and a final report is being completed. 106. The Petition was reviewed by SHPD for compliance with the requirements of Section 6E-8, HRS. The Petition received concurrence from SHPD in May 1996, however, the concurrence was subsequently rescinded in July 1996 when SHPD learned that the Commission had not decided to defer archaeological surveys to the County level. SHPD re -issued its written concurrence in August 1997, based on SHPD's understanding 2023 DEC 21 PM1:43 RECT CD - OHCD Mitchell D. Roth Mayor Lee E. Lord Managing Director Robert H. Command Deputy Managing Director Susan K. Kunz Housing Administrator Harry M. Vada Assistant Housing Administrator County of Hawaii Office of Housing and Community Development 1990 Kino`ole Street, Suite 102 • Hilo, Hawaii 96720 • (808) 961-8379 • Fax (808) 961-8685 Existing Housing: (808) 959-4642 • Fax (808) 959-9308 Kona: (808) 323-4300 • Fax (808) 323-4301 I'llWS111111!121'i01110 r11, This form may be returned to the Office of Housing and Community Development in response to the request for review and evaluation. TO: Hawaii County Office of Housing & Community Development West Hawaii Civic Center, Building B, 2nd Floor 74-5044 Ane Keohokalole Highway Kailua Kona, Hl 96740 SUBJECT: Response to review of HRS §201 H-38 application and list of exemptions PROJECT: Kuakini Heights TK: (3) 7-5-003:007 DEVELOPER: Kuakini Heights Housing Partners LP Note: All exemption requests are listed within Exhibit 24 of the application. Please check the box to confirm your evaluation: ❑ The application and exemption requests have been reviewed and there are no objections. LThe application and exemption requests have been reviewed. Changes or special conditions are requested. (Please attach your comments on agency/department letterhead) REVIEWED BY: Agency/Department cSi� M. i�C[tli.e (J''(Gfz-v Name Title 1111 1111 1 IP I] 111, l Please return this form and any attached comments (if applicable) to the OHCD at the address listed above or by email to Cristina Pineda or Kaloa Robinson at OHCDDev@hawaiicounty.gov 3303pcmp EQUAL HOUSING OPPORTUNTY Mitchell D. Roth Mayor Lee E. Lord Managing Director December 21, 2023 (901tut of��.4,.£vai`t DEPARTMENT OF PUBLIC WORKS Aupuni Center 101 Pauahi Street, Suite 7 Hilo, Hawai'i 967204224 (808) 961-8321 • Fax (808) 961-8630 public—Works@hawaiicounty.gov VIA EMAIL ONLY Cristina.Pineda@hawaiicounty.gov Susan Kunz Office of Housing and Community Development West Hawaii Civic Center, Building B, 2"d Floor 74-50444 Ane Keohokalole I lighway Kailua Koha, Hawaii 96740 Subject: HRS 201H-38 Evaluation of Exemption Requests Kuakini Heights TMK (3) 7-5-003:007 Dear Ms. Kunz: Stephen M. Pause, P.E. Director Malia A. Kekai Deputy Director We have reviewed the 201 H-38 submission package dated November 2023 for the Kuakini Heights project that consists of 197 -units of which 100 units are affordable and 97 units are market rate in Kailua-Kana. One of the exemptions requested is an exemption from building permit fees pursuant to section 5-7-3, HCC, Permit Fees. The Department of Public works recommends that the Council only waive building permit fees for the 100 affordable units. Also attached are comments from DPW engineering division. Very truly yours, p. Stephen M. Pause, P.E. Director County of awai'i is an Equal Opportunity Provider and Employer, DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE: December 18, 2023 TO: Susan K. Kunz, Housing Administrator FROM: Department of Public Works, Engineering Division SUBJECT: KUAKINI HEIGHTS AFFORDABLE HOUSING TMK: 7-5-003:007, 008, and 009 We have reviewed your submittal and offer the following comments: 1. All activities shall comply with the requirements of Hawaii County Code (HCC), Chapter 10, Erosion and Sedimentary Control. 2. All development -generated runoff shall be disposed of on site and not directed toward any adjacent properties. A drainage study shall be prepared and the recommended drainage system shall be constructed meeting the approval of the Department of Public Works, Engineering Division. 3. The subject parcels are in areas designated as Flood Zone X and A on the Flood Insurance Rate Map (FIRM) by the Federal Emergency Management Agency (FEMA). a) Zone X is an area determined to be outside the 500 -year floodplain. b) Zone A is the special flood hazard area that corresponds to the one hundred -year floodplains that are determined in the Flood Insurance Study by approximate methods. Because detailed hydraulic analyses are not performed for such areas, base flood elevations or depths have not been determined within this zone. 4. There is currently no connection to Hale Kapili Street from these properties. All connections and construction with Hale Kapili Street shall conform to Chapter 22, County Streets, of the Hawaii County Code and include the provision of adequate sight distances that shall meet with the approval of the Department of Public Works, Engineering Division. 5. Request to be exempt from Ch. 10 permit fees is not uncommon from other affordable housing projects. 6. We believe the minimum road improvement requirements codified within Chapter 23 of the Hawaii County Code provide public welfare and safety and therefore we reject the request to be exempt from sidewalks on both sides of the street which is standard for the number of lots accessing it and the size of the lots. Questions may be referred to Robyn Matsumoto at 961-8924. County of HRwaii iC an F niml Onnnrhenity 9rnvirdr•r and P—In—, Ms. Makani Maeva DEPART MENIT of WATER SUPPLY © COUNTY OF HAWAN 345 KEKUANAO'A STREET, SUITE 20 - HILO, HAWAII 96720 TELEPHONE (808) 961-8050 - FAX (808) 961-8657 November 21, 2023 Ahe Group 157 Makawao Street Kailua, HI 96734 Dear Ms. Maeva: Subject: Water Availability Request for Kuakini Heights Affordable Housing Tax Map Key 7-5-003:007 This is in response to your letter dated October 31, 2023. - The Department understands that the subj ect project is a 100% affordable housing development seeking support from the Hawaii Housing' Finance and Development Corporation, and the Office of Housing and Community Development. The Department desires to support the State and County efforts to develop 100% affordable housing projects. Therefore, the Department will make 43 units of water available for the subject project with the understanding that this determination is for a 100% affordable housing project with the support of the County Administration. The Department requests that detailed water demand calculations prepared by a professional engineer registered in the State of Hawaii, to the Department review and approval. The calculation shall provide the estimated peak -hour or peak -flow calculations in gallons per minute. The above information will assist in determining the appropriate meter size, meter type, and facilities charge required for water service. Should there be any questions, please contact Mr. Ryan Quitoriano of our Water Resources and i Planning Branch at (808) 961-8070, extension 256. Sincerely yours, Www Keith K. Okamoto, P.E. Manager -Chief Engineer RQ:dfg i copy — State of Hawaii, Hawaii Housing Finance and Development Corporation County of Hawaii, Office of Housing and Community Development County of Hawaii, Office of the Mayor Water, Our _%Iost� (Precious &source ... 2(o Wai.A Zine ... The Department of Water Supply is an Equal Opportunity provider and employer. ATTACHMENT 2 201H Application Submitted by AHE Group for Kuakini Heights & Project Site at TMKs (3)7-5-003:007, 8 and 9 Request for Exemption Pursuant to Chapter 201 H, Hawaii Revised Statutes Kuakini Heights Affordable Housing Kailua-Kona, Hawaii va► .11TTi# � t� X11 urs P. �t >✓---------------------------------- ac'-o TWO-STORY DWELLINGS ROW Sltb k A (6) 2 -BEDS p Easement B (8) 2 -BEDS C (a)1 -6E05. (4) 3-BEV5 D (16)1 -BEDS Unit Count One -Bedroom 28 Two -Bedroom Three -Bedroom 60 12 Total: 100 Units Applicant: Kuakini Heights Housing Partners LP Submitted By: Ahe Group November 2023 Kuakini Heights Affordable Housing Project Application for 201H Exemptions Table of Contents 201H Application Form Exhibit A Project Cost Budget Worksheet Exhibit B Estimated Project Revenues or Operating Income Exhibit 1 Copy of a current IRS Tax Exemption Letter — Not Applicable Exhibit 2 Most recent Treasury Foran 990 with all supporting documentation, as filed with the IRS, if non-profit. — Not Applicable Exhibit 3 Certified copies of the organizational documents of the applicant, including its articles of incorporation and bylaws, declaration of trust, partnership, or limited partnership agreement, including any amendments thereto. Include a signature resolution if not encompassed within corporation bylaws. Exhibit 4 Copy of an organizational chart for the sponsor and the owner of the project. If the ownership structure will be different at any time during the development process, provide a separate organizational chart representing the ownership structure at such time. Exhibit 5 Housing Development Experience form provided as part of this application. Please fill in all information requested on the sheet using the most current information. (Sample of Exhibit 5 is attached.) Exhibit 6 Resume for each member of the project team. Resume for key staff involved in the development ownership of this project from the sponsor and developer. Exhibit 7 Location map of the project site. The map should identify the site, parks, schools, public transit routes and stops, shopping and business districts, and competitive developments. Exhibit 8 Photographs or renderings of the project and site. Exhibit 9 Survey, if available Exhibit 10 Evidence of site control for the project, e.g., deed, lease, agreement of sale, option agreement. Exhibit 11 Copy of any existing note, mortgage, or loan agreement encumbering the project site, if available. Exhibit 12 Preliminary title report. Exhibit 13 Documentation regarding the applicable Special Site Classification. If you indicated a special site classification under Section I (2E), such as Flood Hazard or Tsunami Evacuation Zone, please provide the applicable site maps and other verifying documentation as needed. Exhibit 14 Traffic Impact Analysis Report Exhibit 15 Record of consultation with the surrounding community within the past 6 months. Exhibit 16 Copy of the most recent Draft Environmental Assessment, Finding of No Significant Impact or Environmental Impact Statement. If not required, provide a copy of the Exemption Declaration from the applicable approving agency along with a brief explanation of the exemption. Exhibit 17 Water: Attach a copy of Board of Water Supply or Department of Water Supply letter confirming adequacy of existing water system and availability of water. Sewer: Attach a copy of the sewer application indicating adequacy of existing sewer system capacity. Electricity: Attach a copy of letter from local electricity provider confirming the availability of electricity to the site. Exhibit 18 Complete the attached Environmental Questionnaire and attach a copy of Phase I Environmental Site Assessment, if available. Attach a copy of Phase 2 Environmental Site Assessment and any mitigation plan, if necessary. Exhibit 19 Proposed construction timetable. Exhibit 20 Justification of market demand for the project. HHFDC may, at its discretion, request a market analysis prepared by an independent firm, not affiliated with the developer, as to present and projected demand for the proposed development in the market area. Exhibit 21 If requesting additional funding through an HHFDC program, please provide the terms and conditions of the proposed financing, including commitment letters, from all financing sources and/or tax credit syndicators. Exhibit 22 If requesting additional funding through an HHFDC program, please provide commitment letters or executed contracts for operating subsidy. — Not Applicable Exhibit 23 Preliminary Project Plans and Outline Specifications Exhibit 24 List of Exemptions 1. Hawaii Housing Finance and Development Corporation 201H Application Form Summary Sheet I. INFORMATION: APPLICANT NAME: Kuakini Heights Housing Partners LP PROJECT NAME: Kuakini Heights H. Income and Affordability Restrictions Applicant commits to set-aside units based on the following income and affordability restrictions. Complete the chart below. Affordable Units Restricted at % of AMGI* Number of units Percent of total units 30 % of AMGI 5 units 2.5% 60 % of AMGI 95 units 47.8% % of AMGI units % Total Affordable Units 100 units Market Rate Units 97 units 49.7% Total Number of Units 197 units 100% *AMGI = Average Median Gross Income III. Length of Affordability Commitment How long will your project commit to affordability restrictions and program compliance? Please note that each County may have specific affordability terms that should be adhered to in accordance with the applicable ordinances. 61 Years — 100 Rental Apartments 0 Years — 97 Single Family Market Rate Homes IV. Occupancy Type Indicate the number of units allotted for each of the following: Family 197 Elderly* Homeless Tenants with Special Housing Needs Form 201H-001, 07/06/2023 Page i V. (Refer to the definition of Elder or Elderly Households as defined in Act ext, Session Laws of Hawaii 2002. Describe the Special Housing bleed of the tenants below) Financing Witt the project pursue additional funding through an HHFDC program? If yes, check all that apply. DURF 0 GET EXEMPTION 0 LIHTC El ® RHo M` El HEl HTF H [] RAID' ❑ None Vt. Anticipated Project Exemptions Indicate all exemptions, variances and/or conditional or special use permits that the project will likely pursue and reference the applicable ordinance sections. if a particular exemption is not listed below, write in the exemption under the `other' option. Attached a separate sheet if desired. The exemptions from Development Standards listed below are applicable only to the development of affordable rental housing on the parcel identified as (3) 7-5-003: O0T Development Standard Subdivision Standards Building Code Density Height Setback (10 soot rear setback in lien. of 20 foot required rear setback) Parking Street Width Open Space Paris Dedication. Special District Zoning Other (Please Explain) Exemption from, Grading Permit Fees Exemption froin Building Permit Fees Exemption from the requirement to construct a solid 6 -foot wall along side and rear setback for T -M (3) 7-5-003: 007 Form 201H-001, 07i06:W23 Page ii Ordinance and Rules 25-5-36,1ICC Section 10-11, HCC Section 5-'-3, HCC Section 25-5-157, HCC Exemption to permit a 12' x 22' X 14' high loading. Section 25-4-58(B), HCC zone stall in Iieu of a required 12' x 50' x 14' high Ioading zone stall for TMK (3) 7-5-003: 007. Exemptions from Certain Provisions of Ordinance 06-152: 1. Exemption from requirement C relating to final subdivision approval. Final subdivision approval was received on April. 23, 2023. 2. Exemption to amend requirement J which requires the construct curbs, gutters and sidewalks meeting the requirements if the Department of Public Qorks within the Right of Way through TMK (3) 7-5-003: 007 to permit the construction of a sidewalk on one side of the right of way with a swale on the other side. 3. Exemption related requirement D and substituting the following: "Construction of the proposed affordable housing project shall commence within two (2) years from the date of this Resolution substantially in conformance with the preliminary plans attached hereto." 4. Exemption from requirement E. The referenced Salvation Army Complex will no longer be developed on the project site. 5. Exemption to amend requirement S by the addition of the following paragraph: "The fair share contribution requirements shall not apply to affordable rental units developed on TMK (3) 7-5-003: 007. 6. Amendment to requirement V by the addition of the following "Such impact fees shall not be applicable to affordable rental units developed on TMK (3) 7-5-003: 007, Form 201H-001, 07/06/2023 Page ii Application Checklist (To be completed and signed by applicant and returned with application.) Project Name: Kuakini Heights Affordable Housing Project Done/Enclosed Check made payable to the "Hawaii Housing Finance and Development Corporation" ❑ Correct Application Fee Amount Enclosed Amount Enclosed: $ NIA Total Due to HHFDC $ NIA Correct number of copies (1 original, 3 copies. 1 electronic version) ❑ Complete Application 1. Application Checklist (completed and signed) 2. Summary Sheet 3. General Information Section 4. Questions 5. Certifications and Assurances 6. Index of Application Exhibits Included 7. Environmental Questionnaire (completed and signed) 8. Exhibit Worksheets a. Project Cost Budget Worksheet (Exhibit A) b. Estimated Project Revenues or Operating Income (Exhibit B) 9. All Exhibits attached PDF file of completed application including Exhibits shall be submitted on a compact disk or thumb drive with the applicant's submittal. HHFDC's receipt of this application, consisting of the documents above -referenced, does not constitute acceptance of this application. Applications must be complete in accordance with this checklist. Incomplete applications and applications that fail to meet individual program criteria shall be returned to the applicant without further action. Applicant: Kuakini Heights Housing Partners LP Applicant Representative: �(Nv� 11.17.2023 (Signature, Date) Form 201H-001, 03/29/2023 Page 1 State of Hawaii Hawaii Housing Finance and Development Corporation 201H Application Form Section I - General Information Project Name Kuakini Heights Affordable Housing 1. APPLICANT INFORMATION A) Applicant Information Applicant Name: Kuakini Heights Housing Partners LP' Applicant Tax ID Number: 87-3713049 Applicant Contact Name, Title: Phone Number: Makani Maeva 808 381-5958 Applicant Address: Fax Number: 157 Makawao Street Kailua, Oahu, Hawaii E -Mail Address: 96734 mm@ahegroup.com Fill in the information below if application was prepared by a person or entity different from the applicant. Application Preparer Name: Ahe Group Application Preparer Contact Name, Title: Phone Number: Keith Ishida, Associate 157 Makawao Street Kailua, Oahu, Hawaii 96734 Form 201H-001, 03/29/2023 Page 2 808 371-1438 E -Mail Address: B) Applicant Organization 1 Entity (Check the appropriate box) ❑ Non-profit organization (Qualified, existing 501(c)(3) or (4) organization, as determined by the Internal Revenue Service) If the applicant is a Non-profit organization include Exhibit I and Exhibit 2. ® Private developer ® Limited Partnership ❑ General Partnership ❑ Corporation ❑ Limited Liability Corporation ❑ Other: ❑ Government Identify (Level of Government and Department) ❑ County Government: El State Government: Department: All applicants must submit Exhibit 3 and Exhibit 4 as applicable. C) Applicant Experience Briefly describe the Applicant's experience developing and managing affordable housing projects. Include the names of the properties, type of development, number of units, location, any federal and local subsidy programs, and term of involvement. Please also include any other relevant information regarding the overall experience the Applicant has in developing or owning housing projects. Reference Exhibit 5: Housing Development Experience, in this description. The general partner of the applicant is an affiliate of the Ahe Group, one of Hawaii's leaders in the affordable housing development industry and has demonstrated success in all facets of development, from acquisition and rehabilitation to new construction and ownership. Located in Kailua, Hawaii, Ahe Group is dedicated to developing quality affordable housing communities with an emphasis on multi -family, senior housing, and workforce housing units. Ahe Group also has the distinction of developing the first LEED Certified Platinum affordable housing properties in Hawaii. Since 2014, Ahe Group has overseen more than $56 million in new construction and rehabilitation for affordable housing. Existing Ahe Group staff has the experience, expertise, and capacity to undertake the proposed project, no additional staffing will be required to undertake this project. In addition, a team of professionals has been organized to implement the proposed project. Form 201H-001, 03/29/2023 Page 3 D) Project Team Information (Complete with name, address and phone number) Complete Exhibit 6 for each Project Team member Developer: Ahe Group Contact: Makani Maeva, President Address: 157 Makawao Street Kailua, Hawaii 96734 Phone: (415) 516-0495 Phone: (808) 381-5358 Fax: kwilcock@wrnsstudio.com E: Mail: mm@ahegroup.com Role/ Responsibility: Responsible for all activities related to the planning, design, construction, and operation of the project. Consultant: WRNS Studio Contact: Kevin Wilcock, AIA Address: 677 Ala Moana Boulevard Honolulu, Hawaii 96813 Phone: (415) 516-0495 Fax: E: Mail: kwilcock@wrnsstudio.com Role/ Responsibility: Project architect. Form 201H-001, 03/29/2023 Page 4 2. SITE INFORMATION A) Location Address No address assigned. City Kailua-Kona Tax Map Keys (TMK): (3) 7-5-003: 007 (3) 7-5-003: 008 (3) 7-5-003: 009 State Hawaii Island Hawaii Zip Code 96740 Neighborhood Board (for Oahu) Special design or management districts None. Submit Exhibit 7, Exhibit 8 and Exhibit 9. B) Site Size TMK (3) 7-5-003:007 - 10.529 Acres TMK (3) 7-7-003:008 - 75.012 Acres TMK (3) 7-5-003: 009 — 20.718 Acres Q Present legal owner of the project site Name SCD Kona 108, LLC Address 4790 Caughlin Parkway, #506 City State Zip Reno Nevada 86519 Form 201H-001, 03/29/2023 Page 5 D) Site Control Status ❑ Own site - fee simple Identify: El Executed ground lease Expires on: 2 Option to purchase Expires on: Septernber30, 2024 13 Option to lease Expires on: El Other Describe: Expires on: Submit Exhibit 10 and 11. Submit Exhibit 12, if applicable. E) Special Site Classification F) Zoning Current Zoning Designation: I R -M 3.5 1 RA -la Land Use Classification: I Urban Provide a comprehensive and detailed description of the degree to which the plans deviate from the development standards and an explanation for each exemption sought. Describe your consultation with the surrounding community, particularly in the past six months. A community meeting was held at the West Hawaii Civic Center on 5:30 PM on September 18, 2023. The meeting was attended by 57 persons with an additional 7 joining via Zoom. The Councilmember of the district greatly assisted in publicizing the community meeting though social media postings. The project's design team had meeting with the Hawaii County Planning, Fire, Public Works, and Water Supply Departments as part of the design process, incorporating their comments, feedback and direction into the Form 201H-001, 03/29/2023 Page 6 Identify: ❑ Flood Zone X El Tsunami (Intertidal Area) Not in Tsunami Intertidal Area ❑ Special Management Area Not in SMA ❑ Special or Historic District Not in Special or Historic District El Shoreline Protection Area Not in Shoreline Protection Area ® Other (wetlands, volcano, etc.) Lava -Flow Hazard Zone 4 Submit Exhibit 13, if applicable. F) Zoning Current Zoning Designation: I R -M 3.5 1 RA -la Land Use Classification: I Urban Provide a comprehensive and detailed description of the degree to which the plans deviate from the development standards and an explanation for each exemption sought. Describe your consultation with the surrounding community, particularly in the past six months. A community meeting was held at the West Hawaii Civic Center on 5:30 PM on September 18, 2023. The meeting was attended by 57 persons with an additional 7 joining via Zoom. The Councilmember of the district greatly assisted in publicizing the community meeting though social media postings. The project's design team had meeting with the Hawaii County Planning, Fire, Public Works, and Water Supply Departments as part of the design process, incorporating their comments, feedback and direction into the Form 201H-001, 03/29/2023 Page 6 project plans. The developers of the Kuakini Heights affordable housing project also briefed the Councilmembers for Council Districts 7 and 8 on the proposed project. Submit Exhibit 14 and 15 Farm 201H-001, 03/29/2023 Page 7 G) Does this project involve any relocation of tenants or existing homeowners? ❑ Yes ® No If yes, please describe any proposed relocation assistance: H) Environmental Assessment Please check the appropriate box below. HRS Chapter 343 requirements must be followed, if applicable. If an Environmental Assessment (EA) or Environmental Impact Statement (EIS) has been published or will be published, please identify the date of publication in the Office of Environmental Quality Control (OEQC) Bulletin. Please identify the accepting agency. Accepting Agency: Check if applicable Date of publication or estimated completion date. ® No EA or EIS is required Exempt per Hawaii Administrative Rules, Section 11-200.1-15(c)(10) ❑ EA Exempt ❑ EA In Progress ❑ EA Published ❑ Finding of No Significant Impact Published ❑ EIS In Progress ❑ EIS Published ® Federal EA or EIS Required Required as a condition to receive project -based rental assistance. Consultant retained, estimated completion by the end of February 2024. Submit Exhibit 16. Form 201H-001, 03/29/2023 Page 8 I) Site Feasibility Identify the existing use and disclose any potential problems associated with your proposed site. For each of the four (4) categories (Access, Site Improvements, Topography and Soils, and Environmental) describe any particular benefits of your site or disclose any known problems that may be associated with your site. Access to site: Access to the site will be through an extension of Malulani Road from its current terminus near the Lowes Home Improvement Center. Site improvements and Current Use: The site is currently vacant, unimproved land suitable for the development of housing. Topography and soils The project site slopes mauka to makai, but there is no presence of any excessive sloping that would impede the development of the proposed project. The soils at the project site are classified as Kainalu-Waiaha Complex, 10 to 20 percent slopes. These soils are comprised of ash fields over a'a lava flows with profiles consisting of cobbly to very cobbly silt loam. The soils are very well drained with low runoff, Environmental Issues (Submit Exhibit 18.) None noted. Form 201H-001, 03/29/2023 Page 9 J) Availability of Utilities and Off -Site Improvements For each of the seven (7) categories (Water, Sewer, Drainage, Roads, Electrical, Gas, Telephone/ Television/ Data) describe the existing infrastructure capabilities and any planned or potential expansion of infrastructure needed to develop this project. Availability of Utilities (Submit Exhibit 17) Yes No Will the project utilize gas for cooking or water heating? If yes, is gas service currently available to the site? ❑ ❑ ❑ Will the project utilize solar water heating? ❑ of water for the proposed project. However, water system improvements will be Is electricity service currently available to the site? ® ❑ Sewer/Septic service is currently available to the site for the number and type of units proposed. ® ❑ Water is currently available for the proposed number of units and type of units for this project. ® ❑ Does the site have a hook-up to telephone service? ® ❑ Does the site have a hook-up to cable or internet service? ® ❑ Are there any environmental concerns associated with site? Is the project located on or near a Brownfield? ❑ [] Water j Existing: There is an existing 12 -inch water main stubbed out at Malulani Road, but the proposed project site is above service limit elevation for this water system Planned: The County of Hawaii Department of Water Supply has informally committed units of water for the proposed project. However, water system improvements will be necessary to extend a new 12 -inch water main from the County water system (with a higher service limit elevation) to the project site, and/or provide an onsite water system with pump and reservoir to provide the adequate water pressure for the proposed project. The cost of these improvements will be the responsibility of the ro'ect elopers. Form 201H-001, 03/29/2023 Page 10 Sewer Existing: There is an existing 12 -inch sewer main stubbed out at Malulani Road. Planned: 12 -inch sewer main will need to be extended approximately 1,500-1f to the project site. Per preliminary engineering analysis, the existing downstream sewer system is adequate for the proposed project and was master planned to accommodate it. The cost of wastewater improvements will be the responsibility of the project developers. Drainage Existing: The site is currently vacant land with no existing drainage system. Storm water currently either percolates into the soil, or sheet flows to the southwest. There is an existing drainage channel, debris basin, and maintenance access road along the southern edge of the project site. The associated flood zone will be located entirely outside of the proposed project site Planned: The increase in storm water runoff from the proposed project and roadway extension will be detained onsite by various new drywells located throughout the site and along the roadway extension. Form 201H-001, 03/29/2023 Page 11 Roads Existing: There is an existing 60-ft right-of-way (Malulani Drive) that terminates at the base of the project site. It is a two-way, two- to four-lane roadway between Queen Kaahumanu Highway and its terminus at the project site. The posted speed limit on Malulani Drive is 25 mph. Planned: Malulani Drive and 60-ft right-of-way will need to be extended approximat 1,500-1f to the project site. Continuous curb, gutter, and sidewalk are proposed along the project side of the roadway extension, with the opposite side consisting of a grassed shoulder and Swale. Three new driveway aprons will provide access to the project site. The project traffic impact assessment report recommends some minor improvements to the existing Hale Kapili St. & Malulani Dr. intersection consisting mostly of striping revisions no si nalization recommended). Electrical Existing: Electrical is stubbed out on Malulani Drive. Planned: Electrical lines will be extended from Malulani Drive into the project site to serve the project. Gas Existing: Gas will not be used. I E Planned: None. Form 201H-001, 03/29/2023 Page 12 Telephone, Television and Data Existing: Spectrum and Hawaiian Telcom lines are stubbed out on Malulani Drive. Planned: Spectrum and Hawaiian Telcom lines will be extended to the project site to serve the entire project. K-) Additional Questions How does the project fit into state, regional, and local housing plans? Where does the project fit in relation to community development, land use, and zoning plans? The proposed project is consistent with the 2017 State Functional Plan on Housing related to Rental Housing: OBJECTIVE A: INCREASE AND SUSTAIN THE SUPPLY OF PERMANENT RENTAL HOUSING THAT IS AFFORDABLE AND ACCESSIBLE TO HAWAII RESIDENTS, PARTICULARLY THOSE WITH INCOMES AT OR BELOW 80% AMI. STRATEGY. Expand and preserve the supply of affordable rental housing units through joint public/private efforts. Expand and mobilize resources to better assist households seeking rental housing opportunities, including lower income households, the elderly, persons with disabilities, and homeless households. And, pursue sources of funding for rent subsidies. POLICY A (1): Direct federal, state, and county resources toward the financing and development of rental housing projects. IMPLEMENTING ACTION A(1)(a): Efficiently utilize existing federal, state and county financing programs, including the Low Income Housing Tax Credit, Hula Mae Multifamily Revenue Bond, and the Rental Housing Revolving Fund programs, to facilitate the development of permanent rental housing projects in areas suitable for development (i.e., urbanized areas in proximity to schools, jobs, public transportation, etc.). Form 201H-001, 03/29/2023 Page 13 The proposed project will increase the supply of permanent affordable housing in Hawaii County by 100 residential units. The applicant will utilize the federal and state Low Income Housing Tax Credit program and other public and private sources to finance the development of the project. The project site is located in an urbanized area, close to schools, employment, parks, public transportation and community services. The proposed project is also consistent with the goals and policies of the 2005 Hawaii County General Plan related to Housing: 9.2 GOALS (a) Attain safe, sanitary, and livable housing for the residents of the County of Hawaii. (b) Attain a diversity of socio-economic housing mix throughout the different parts of the County. (c) Maintain a housing supply that allows a variety of choices. (d) Create viable communities with affordable housing and suitable living environments. (f) Seek sufficient production of new affordable rental and fee -simple housing in the County in a variety of sizes to satisfactorily accommodate the needs and desires of families and individuals. (h) Make affordable housing available in reasonable proximity to employment centers. 9.3 POLICIES (a) Encourage a volume of construction and rehabilitation of housing sufficient to meet growth needs and correct existing deficiencies. (d) Support the construction of housing for minimum wage and agricultural workers. (v) Work with, encourage and support private sector efforts in the provision of affordable housing One of the guiding principals of the Kona Community Development Plan (CDP) is "Provide housing choices." To that goal the Kona CDP provides for Objective HSG -4: Build More Units. To build more units that offer a variety of housing types, tenures, and affordability and Policy HSG -4.1: Public Sector and Non -profits Primarily Responsible to Meet Needs of Lower -Income and Middle -Income Renters. Because affordable rents cannot usually fully pay for the actual costs to develop a rental project, the private market cannot be relied upon to deliver these types of projects. Therefore, public housing projects and projects using public lands or financing should devote a significant percentage of the residential units to meeting the needs of middle-income renters (50 to 100% of median income) and lower-income households (less than 50% of median). Parcel 7-5-003:007 is zoned RM -3. The RM (multiple -family residential) district provides for medium and high density residential use. It covers areas with full community facilities and services. Multifamily dwellings are a permitted use in the RM zoning district and the proposed project will be developed as a two-story townhouse development. For parcela 7-5-003: 008 & 9, the RA -1a (residential and agricultural) district provides for activities or uses characterized by low density residential lots in rural areas where "city -like" concentrations of people, structures, streets, and urban level of services are absent, and where small farms are intermixed with low density residential lots. The RA district is intended to be only within areas Form 201H-001, 03/29/2023 Page 14 designated as being in the State land use rural or urban districts. The parcels will be developed as a market rate single family subdivision with approximately 97 lots. The proposed project is consistent with all of these plans and objectives. The project expands housing choices for lower income families who are particularly vulnerable to rent increase and have difficulty in securing long term rental housing they can afford. The proposed rental housing project will provide a mix of 1-, 2-, and 3 -bedroom rental units that accommodate a wide variety of family sizes from singles and couples to small and large families while the market rate subdivision will provide housing opportunities to households of higher income. The proposed project is located in Kailua-Kona, in close proximity to schools, employment opportunities, public transportation, commercial opportunities, parks and playgrounds and community services. Finally the proposed project capitalizes on the skills and resources of an established Hawaii -based development organization to undertake the project. Form 201H-001, 03/29/2023 Page 15 3. PROJECT DESCRIPTION A) Project Classification What type of project are you planning? (Check all that apply) ® Apartment building ® Garden Style ❑ Cluster ❑ Townhouse ❑ New Construction ❑ Mid -rise ❑ High-rise ❑ Single-family dwelling units ❑ Duplex, triplex, fourplex ❑ Rehabilitation ❑ Acquisition Type of construction? Wood frame on concrete foundation, composition shingle roofing. Number of Buildings: 12 residential buildings, 1 community lanai, 1 management office Building Description: 4 BR Total units 100 Two story wood framed residential buildings. Open air community lanai SF / unit with kitchen, management office B) Project Unit Mix Fill in the appropriate number in the table below. No. of Buildings 12 Studios 1 BR 28 2 BR 60 3 BR 12 4 BR Total units 100 Gross Building Area in square feet SF / unit SF i tutit 566 SF / unit 683 SF / unit 992 SF / unit Gross Residential Area 67,500 Common Area (in gross square feet) Commercial Space (in gross square feet) Structured Parking Area (in gross square feet) Total Area (inclusive of community lanai and management office) 38,500 0 0 110,000 List the actual area of constructed building(s), not only the FAR -allowable area. If you need more space, attach a separate sheet with the information requested above. Form 201H-001, 03/29/2023 Page 16 C) Project Amenities The Project will include the following amenities: ❑ Playground/Tot lot ❑ Picnic Area Pool ® Community Meeting Room ❑ ® Laundry Room ❑ ❑ Other (describe) ❑ Swimming Elevator ❑ Transportation Computer with high-speed internet access ❑ Project will utilize solar water heating. ® Project will install Energy Star certified appliances throughout the project. ® Project will install low flow plumbing fixtures which conserve water. D) Unit Amenities What equipment/furnishings will be available in each unit? N Range ® Refrigerator ❑ Air Conditioning ® Disposal ❑ Dishwasher ❑ Washer ❑ Dryer ® Drapes ❑ Furniture ❑ Heating ❑ High speed internet access ❑ Other (describe) ❑ Carpet ❑ Cable TV E) Parking How many parking spaces will be provided at the project site? Please complete the table below. Will a fee be charged to tenants for parking in addition to rent? ❑ Yes ® No Form 201H-001, 03/29/2023 Page 17 Number of spaces Ratio of Spaces/Units Tenant/Guest 149 1.49 Loading 1 .01 Handicap Accessible 6 .06 Commercial (office) S .08 Total 164 1.64 Will a fee be charged to tenants for parking in addition to rent? ❑ Yes ® No Form 201H-001, 03/29/2023 Page 17 F) Proximity to Services, Schools, Shopping and Recreational Opportunities Please identify schools, employment opportunities, recreational facilities, and shopping facilities are located in the immediate vicinity of the project site (i.e., within walking distance for occupants or accessible by mass transit). Form 20111-001, 03/29/2023 Page 18 Identify Distance: Super Market/ Grocery Store KTA Super Store 1.0 mile Safeway 0.7 miles Schools: Elementary Kealakehe Elementary School 2.4 miles (family project) Middle Kealakehe Intermediate School 2.9 miles High Kealakehe High School 2.6 miles Childcare: The Salvation Army Ohana Keiki Preschool 1.1 miles (family project) Big Island Childcare 1.6 miles Public Library: Kailua-Kona Public Library 1.1 miles Healthcare: Kona Community Hospital 10 miles HICHC Kuakini Family Health 1.1 miles Urgent Care of Kona 3.6 miles Community Center/ Activities: West Hawaii Civic Center 2.8 miles Old Airport Events Pavilion 19 miles Kona Imin Center 4.0 miles Park/Playground: Wai'aha Beach Park 1.7 miles Kona Park (Old Airport) Playground 1.7 Miles Bank/Financial Services: Bank of Hawaii 1.8 miles Hawaii Community Federal Credit Union 1.2 miles American Savings Bank 1.1 miles Public Transportation: Bus Stop — Route 204 0.5 miles Bus Stop — Route 203 0.5 miles Employment: Costco 4.5 miles Courtyard by Mariott King Kamehameha 1.2 miles Walmart 0.6 miles Lowes Home Improvement Center .02 miles Kona Airport -- Various Businesses Royal Kona Resort 9.1 miles 1.6 miles Form 20111-001, 03/29/2023 Page 18 G) Project Schedule Indicate the approximate dates for the following: Milestones: Date Approval of 201H Variances January 2024 Projected Building Permit Date: June 2024 Closing of Construction Financing: December 2024 Construction Start Date: December 2024 Projected Occupancy Permit Date: December 2025 Placed in service date': December 2025 Achievement of occupancy for 100% of the units' March 2026 Achievement of 95% stabilized occupancy3 June 2026 Submit Exhibit 19, H) Additional Questions Please address these questions on a separate page. Describe the design features (i.e., larger bedrooms, wider hallways, etc.) you are including in your project. How will these features address the health and safety concerns of the owners/tenants? How will these features enhance the project's ability to meet the target population's needs? Laundry facilities will be included in each residential building, thereby eliminating the need of residents to carry their laundry to a central facility. Washers and dryers will be included in all 3 -bedroom units as well. Parking will be distributed throughout the proproperty to allow residents to park near their unit. 2. Describe any associated community facilities or social or special services that will be provided, if applicable. A community lanai with a kitchen will be provided for resident use. The lanai may be used as a venue for social events. private aatherinas hosted by residents. and social services to be provided to project residents. A management office will be located adjacent to the community lanai as well. I) Market Demand ' If project consists of multiple buildings or phases, please include the date on which each building or phase will be placed in service. 2 Date at which the project shall have leased 100% of the units in the project at least once. 3 Date at which the project shall have 95% of the project occupied for 90 consecutive days. Form 201H-001, 03/29/2023 Page 19 Please include a justification of market demand in Exhibit 20. HH -FDC may, at its discretion, require a market analysis. A market study is not available. A discussion of market demand is included in Exhibit 20. Form 201H-001, 03/29/2023 Page 20 4. TARGET POPULATION A) Occupancy Type Indicate the number of units allotted for each of the following: Family 197 Elderly Handicapped Homeless Mentally Ill B) Accessible units — AlI accessible and adaptable units will be part of the 100 -unit affordable rental housing project. Number of Accessible units 5 Number of Adaptable units 13 C) Availability Will all of the residential units be available to the general public? ® Yes ❑ No If you answered no, please qualify which populations the units will be made available to. 5. SOURCES AND USES A) Sponsor Equity Indicate the TOTAL AMOUNT of funds that your organization is contributing to the project. Only list project resources that will remain permanently in the project. $1,000 Cash, $762,600 Land, (Please provide an explanation) $ "In kind," (Please provide an explanation) $763,600 Total Sponsor Equity Land Value $762,600 In Kind Form 201H-001, 03/29/2023 Page 21 B) Financing Plan Construction Financing: List sources of construction financing. Source Amount Form (Loan or Equity) Securedstl Unsecured Recourseszl Non-recourse Related Part Committed (Yes or No) Int. Rate/ Term Sponsor Equity 1,000 Equity Yes Bank of Hawaii 24,123,084 Loan Secured Recourse No 5.25%/18 months RIIRF 14,200,000 Loan Secured Non-recourse No .25%/50 years LIHTC Federal Equity 14,126,316 Equity Secured Recourse No LIHTC State Equity 5,387,747 Equity Secured Recourse No Deferred Project Reserves 747,004 Equity Secured Related Party Yes Deferred Developer Fee 4,993,181 Loan Secured Related Party Yes Total $63,578.332 M If the financing is secured by a mortgage, please indicate the position of the mortgage relative to all financing. t�1 If the financing is recourse, identify who the guarantor is and the terms of the guaranty. Form 201H-001, 01/29/2021 Page 22 Permanent Financing: List sources of permanent financing. Source Amount Form (Loan or Equity) Securedi'l Unsecured Recourse [41 Non-recourse Related Party Committed (Yes or No) Int. Rate/ Term Sponsor Equity 1,000 Equity Yes Bank of Hawaii 9,250,000 Loan Recourse No 5.25%/15 years RHRF 14,200,000 Loan Non-recourse No .251/o/50 years LIHTC Federal Equity 28,252,633 Equity Secured Recourse No LIHTC State Equity 10,775,494 Equity Secured Recourse No Deferred Developer Fee 1,0099,205 Loan Secured Related Party Yes Total $63,578,332 N If the financing is secured by a mortgage, please indicate the position of the mortgage relative to all financing. [']If the financing is recourse, identify who the guarantor is and the terms of the guaranty. Form 201H-001, 01/29/2021 Page 23 6. PLANS AND SPECIFICATIONS A) Plans and Specifications Provide sets of half-size plans and specifications, as described in Exhibit 23. Form 201H-001,01/29/2021 Page 24 COUNTY OF HAWAI'I OFFICE OF HOUSING AND COMMUNITY DEVELOPMENT 201H APPLICATION CERTIFICATIONS AND ASSURANCES Kuakini Heights housing Partners LP Whereas, the "Developer") is applying to the Hawaii County Office of Housing and Community Development (the "County") for assistance in the 201H process; and Whereas, the Developer understands that it is necessary that certain conditions be satisfied as part of the Application requirements. Now, therefore, the Developer certifies as follows: 1. The Developer is eligible for assistance under state statute and guidelines for the Program. 2. The Developer will minimize displacement as a result of activities assisted with the 201H expedited processing and assist persons displaced as a result of such activities. 3. The Developer will actively market in an ongoing manner all housing units and services expedited through the Program. 4, The Developer is prepared and has the authority within its charter, bylaws, or through statutory regulations to enter into a development agreement with the County for acceptance and use of 201H expedited processing assistance. The Developer makes this Application and certification with full cognizance of its governing body. 5. The Developer agrees the County will at all times be indemnified and held harmless against all losses, costs, damages, expenses and liabilities whatsoever in nature or kind (including, but not limited to attorney's fees, litigation and court costs, amounts paid in settlement, and amounts paid to discharge judgment, any loss from judgment from the Internal Revenue Service) directly and indirectly resulting from, arising out of, or related to acceptance, consideration and approval or disapproval of such 201H expedited processing request. 6. The Developer understands and agrees the County retains the right to contact government officials, representatives of other funding programs, or other individuals to verify or obtain additional information about Developer's proposals. The undersigned hereby agrees and allows the release of any and all information to the County about the representations made within this Application. Such information may include credit history and ratings verifications, confirmation of involvement in past developments, and all other information, on the Developer entity and principals, thereof, as may be required by the County. This information will be used solely by the County to aid in its decision to award assistance offered by the Programs to the Developer and will not be disclosed outside the County, except as required and permitted under law. 7. The Developer has received, reviewed and accepts all the documents (e.g. Explanation, Instructions, etc.) that are attached to the Application and made a part hereof. 8. The Developer understands and agrees the County's receipt of an Application does not constitute acceptance of the Application. The County reserves the right to return an Application at any time without taking further action on the Application due to, but not limited to, the following: a. Failure to meet Application submittal requirements (e.g. correct application fee, cashier's check, correct number of copies). b. Failure to meet 201H program criteria (e.g. Developer eligibility and affordability requirements, etc). 7.19.22 COUNTY OF HAWAI'I OFFICE OF HOUSING AND COMMUNITY DEVELOPMENT 201H APPLICATION C. failure to disclose in the Application any known material defects about the development of the Project, any misrepresentation or fraud. 9. The Developer further understands and agrees that: a. The County reserves the right to reject any Application submitted and may exercise such right without notice and without liability to any Developer or other parties for their expenses incurred in the preparation of an Application. b. Applications are prepared at the sole risk and expense of the Developer. The completion, receipt, or acceptance of an Application does not commit the County to pay any costs incurred in preparation of the Application. The County shall not be responsible for any costs incurred by the Developer due to the rejection of any Application. 10. The Developer understands and agrees the County in no way represents or warrants to any party which may include, but is not limited to, any developer, project owner, investor, or lender that the Project is, in fact, feasible or viable. No director, commissioner, officer, agent, staff or employee shall be personally liable concerning any matters arising out of, or in relation to, the disapproval or the making of awards from the Programs. 11. The Developer is responsible to review the applicable federal/state/county laws to ensure compliance with current regulations. 12. That the foregoing information and the statements made in this Application are true, complete, accurate and correct to the best of the Developer's knowledge, and hereby authorizes the County to obtain further information and to verify any statement made as it deems necessary. 13. The Developer understands the completed and accepted Application is subject to Chapter 92F, Hawaii Revised Statutes, the Uniform Information Practices Act of the State of Hawaii. In Witness Whereof, the Developer has caused the document to be executed in its name on the 17 day of November 2023 Aan�:=. Developer By Makani Maeva Its Manager of GP By Its Witness irARWA Exhibit A Project Cost Budget Worksheet EXHIBIT A Form 201 H-001 EX. A Project Cost 1 October 5, 2006 Itemized Cast Total Units 100 ` Per Unit Cost Total Sq. Ft. 67, 50.0 Per Sq. Ft Cost Actual Cost Dev. Cost To Purchase Land and Buildings Land 1 $ 5,000 $ 7.41 $ 500,000 0.8% Acquisition of Existing Building $ $ - 0.0% Demolition $ $ 0.0% Other. $ $ 0.0% Subtotal $ 5,000 $ 7.41 $ 500,000 0.8% For Off- Site Work Detail: Site work $ - $ - $ - 0.0% Road $ 30,000 $ 44.44 $ 3,000,000 4.7% Waters stem $ 8,000 $ 11.85 $ 800,000 1.3% Subtotal $ 38,000 $ 56.30 $ 3,800,000 6.0% For On -Site Improvements Detail:Sitework $ 65,000 $ 96.30 $ 6,500,000 10.2% $ $ - o.G% $ $ 0.0% Other. $ $ 0.0% Subtotal $ 65,000 $ 96.30 $ 6,500,000 10.2% For Rehabilitation and New Construction New Building $ 310,000 $ 459.26 $ 31,000,000 48.8% Rehabilitation" (SEE NOTE) $ - $ - 0.0% Commercial Space $ $ - 0.0% Community Service Facility $ $ 0.0% Appliances $ 3,550 $ 5.26 $ 355,000 0.6% Contractor Overhead $ 21,710 $ 32.16 $ 2,171,000 3.4% Contractor Profit $ 32,565 $ 48.24 $ 3,256,500 5.1% Other. Bond & insurance $ 4,500 $ 6.67 $ 450,000 0.7% Subtotal $ 372,325 $ 551.59 $ 37,232,500 58.6% * NOTE: Complete Rehabilitation Cost Itemization form attached For Contingency Construction Contingency $ 23,589$ 34.95 $ 2,358,875 3.7% Soft Cast Contingency $ 600 $ 0.89 $ 60,000 0.1% Other. $ - $ - 0.0% Subtotal $ 24,189 $ 35.84 $ 2,418,875 3.8% For Architectural and Engineering Fees Architect Fee -Design $ 12,750 $ 18.89 $ 1,275,000 2.0% Architect Fee -Supervision $ 6,850 $ 10.15 $ 685,000 1.1% Engineering Fees $ 4,630 $ 6.86 $ 463,000 0.7% Other. Survey, Environmental $ 1,505 $ 2.23 $ 150,500 0.2% Subtotal $ 25,735 $ 38.13 $ 2,573,500 4.0% For Interim Costs Construction Insurance $ 7,435 $ 11.01 $ 743,500 1.2% Construction Interest $ 10,350 $ 15.33 $ 1,035,000 1.6% Construction Loan Origination Fee $ 1,500 $ 2.22 $ 150,000 0.2% Construction Loan Credit Lnhancement $ - $ - 0.0% Real Property Tax & Other Taxes $ - $ - 0.0% Subtotal $ 19,285 $ 28.57 $ 1,928,500 3.0% Form 201 H-001 EX. A Project Cost 1 October 5, 2006 EXHIBIT A f1[1A IC/+T !+/"t LST MMC A 1 r%r%1M1k1 1111f11n1l0I =0-r Itemized Cost Per Unit Cost Per 5q. Ft Cost Actual Cost Oo Dev. Cost For Financing Fees and Expenses Bond Premium $ - $ 0.0% Credit Report $ - $ 0.0°/a Permanent Loan Origination Fee $ $ 0.0°/a Permanent Loan Credit Enhancement $ $ 0.0% Cost of Issuance/Underwriters Discount $ 3,450 $ 5.11 $ 345,000 0.5%a Title and Recording $ 950 $ 1.41 $ 95,000 0.1% Counsel's Fee $ 1,000 $ 1.48 $ 100,000 0.2% Other.A raisal $ 250 $ 0.37 $ 25,000 0.0% Other. $ - $ - 0.0% Subtotal $ 5,650 $ 8.37 $ 565,000 0.9% For Soft Costs Feasibility Study $ - $ 0.00/0 Market Study $ 180 $ 0.27 $ 18,000 0.0% Environmental Report $ 380 $ 0.56 $ 38,000 0.1% Tax Credit Fees $ 2,993 $ 4.43 $ 299,280 o.5% Rent -Up $ 315 $ 0.47 $ 31,500 0,0% Consultants $ - $ - 0.0% Otherl Accounting $ 100 $ 0.15 $ 10,000 0.0% Otherl Permit, Impact &NP $ 4,750 $ 7.04 $ 475,000 0.7% Subtotal $ 8,718 $ 12.92 $ 871,780 1.4016 For Syndication Costs Organizational (Partnership) $ 1,500 $ 2.22 $ 150,000 0.2% Bridge Loan Fees & Expenses $ - $ - 0.0% Tax Opinion $ $ 0,0%a Other. $ $ 0.0% Subtotal $ 1,500 $ 2.22 $ 150,000 0.2% For Developer's Fees Developers Overhead $ 15,728 $ 23.30 $ 1,572,793 2.5% Developer's Fee $ 47,184 $ 69.90 $ 4,718,380 7.4% Consultant Fee $ - $ - 0.0%0 Project Management $ $ 0.0% Other: $ $ 0.0% Subtotal $ $2,912 $ 93.20 $ 6,291,173 9.9% For Project Reserves Rent -up Reserve $ 7,470 $ 11.07 $ 747,004 1.2% Operating Reserve $ - $. - 0.0% Other. $ $ 0.0% Other. $ $ 0.0% Subtotal $ 7,470 $ 11.07 $ 747,004 1.2% Total Development Budget $ 635,783 $ 941.90 $ 63,578,332 100.0% Form 201 H-001 EX. A Project Cost October 5, 2006 Exhibit B Estimated Project Revenue and Expense EXHIBIT C 1738 80 OPERATING INCOME 6 (60% AMI Section 8) 1738 This form or a re-creation may be used. If recreating the format, use the exact headings and categories listed here. 20 (60% AMI) Part I - Rental Income (1) (2) (3) (4) (5) 2 (30%AMI Section g) 2281 C(1) x (3)] Market Utility Allowance Rental Rate If Utilities Not 50(60%AMI) (From Mkt. Study- Tenant Included In Total No. of Units For Comparison) Rental Portion Tenant Rent Mo. Income Low -Income Units* Studio 1 -Bedroom 2 -Bedroom 3 -Bedroom Managers Units (2 Bedroom) 2(30% AMI Section 81 1738 80 3,476 6 (60% AMI Section 8) 1738 80 10,428 20 (60% AMI) 1054 80 21,080 2 (30%AMI Section g) 2281 113 4,562 L(60% AMI Section 8)2281 113 13,686 50(60%AMI) 1249 113 62,450 1 (30% AMI Section 8) 2935 146 2,935 3 60% AMI Section 8) 2935 146 8,805 8_(60% AM 1) 1426 146 11,408 2 0 146 Total 100 Total Annual Income (Financing programs may have different income set aside requirements. If applying for more than one program please be sure that the most stringent requirement is met.) Market Units Studio 1 -Bedroom 2 -Bedroom 3 -Bedroom Total 138,830 1,665,960 Form 201H -001 -EX. B(2) Operating Income 1 October 5, 2006 EXHIBIT C OPERATING INCOME Total Annual Income Note: Program Allowable Rents and Utility Allowances available from HHFDC. Form 201 H -001 -EX. B(2) Operating Income 2 October 5, 2006 Exhibit 1 Copy of Current IRS Tax Exemption Letter Not Applicable Exhibit z Most recent Treasury Form 990 with all supporting documentation, as filed with the IRS, if non-profit. Not applicable Exhibit 3 Certified copies of the organizational documents of the applicant, including its articles of incorporation and bylaws, declaration of trust, partnership, or limited partnership agreement, including any amendments thereto. Include a signature resolution if not encompassed within corporation bylaws. www.BU SI N ESSR EG I S T RAT I O NS. C OM Nonrefundable Filing Fee $25.00 FILED 11124/2021 11:32 AM Business Registration Division DEPT. OF COMMERCE AND CONSUMERAFFAIRS i-==0 State of Hawaii a Internet FORM LP -1 1124202155977 7"1201© STATE OF HAWAII DEPARTMENT OF COMMERCE AND CONSUMER AFFAIRS Business Registration Division III IIII IIT Ilf ILII IIIA 335 MerchantStreet Mailing Address: P.O. Box 40, Honolulu, Hawaii 96810 Phone No.(808) 586-2727 CERTIFICATE OF LIMITED PARTNERSHIP (Section 425E-201, Hawaii Revised Statutes) PLEASE TYPE OR PRINT LEGIBLY IN BLACK INK The undersigned, being desirous of forming a limited partnership, hereby certify in accordance with the provisions of Chapter 425E, Hawaii Revised Statutes, as follows: 1. The partnership is a (check one): 0 Domestic Limited Partnership (Name must contain: Limited Partnership or L.P. or LP) ❑ Domestic Limited Liability Limited Partnership (Name must contain, Limited Liability Limited Partnership or L.L.L.P. or LLLP) 2. The name of the partnership shall be: KUAKINI HEIGIHTS HOUSING PARTNERS LP 3. The mailing address of the limited partnership's initial principal office: 157 MAKAWAO STREET, KAILUA, HI 96734 USA 4. Each limited partnership shall continuously maintain as its registered office the records of the partnership. 5. The partnership shall have and continuously maintain in the State of Hawaii a registered agent who shall have a business address in this State. The agent may be an individual who resides in this State, a domestic entity or a foreign entity authorized to transact business in this State. a. The name (and state or country of incorporation, formation or organization, if applicable) of the partnership's registered agent in the State of Hawaii is: MAKANI MAEVA (Name of Registered Agent) (State or Country) b. The street address of the place of business of the person in State of Hawaii to which service of process and other notice and documents being served on or sent to the entity represented by it may be delivered to is: 157 MAKAWAO STREET, KAILUA, HI 96734 USA WWW.BUSINESSREGISTRATIONS.COM Internet FORM LP -1 1124202155977 712010 G. The name and address of each general partner is as follows: GENERAL PARTNER ADDRESS 66506C5 KUAKINI HEIGHTS MANAGEMENT LLC 157 MAKAWAO STREET, KAILUA, HI 96734 USA Ilwe certify, under the penalties set forth in Sections 425E-208, Hawaii Revised Statutes, that Ifwe have read the above statements, lMe are authorized to sign this Certificate of Limited Partnership, and that the above statements are true and correct. 24 NOVEMBER 2021 Signed this day of KUAKINI HEIGHTS MANAGEMENT LLC - MAKANI MAEVA, MANAGER (Type/Print Name of General Partner) (TypelPrint Name of General Partner) MAKANI MAEVA (Signature of General Partner) (Signature of General Partner) Exhibit 4 Copy of an organizational chart for the sponsor and the owner of the project. If the ownership structure will be different at any time during the development process, provide a separate organizational chart representing the ownership structure at such time. DEVELOPER Ahe Equity Fund 1 LLC EIN 82-2972514 LIMITED PARTNER Makani Maeva (99.99%) --------------------------------------------- Kuakini Heights New Construction Kailua-Kona, HI TMK (3) 7-5-3:007 100 Units -------------------------------------------- Kuakini Heights Ownership and Management September 2023 LESSEE DEVELOPMENT Kuakini Heights Housing Partners LP MANAGEMENT AGREEMENT EIN 87-3713049 AGREEMENT LIMITED PARTNERSHIP AGREEMENT PROPERTY MANAGER TBD ADMIN GENERAL PARTNER Kuakini Heights Management LLC EIN 87-3692422 (0.01%) LLC OPERATING AGREEMENT MANAGER MEMBER Makani Maeva Ahe Equity Fund 1 LLC MANAGER Makani Maeva Kuakini Heights Ownership and Management September 2023 11 LESSOR Kuakini Heights Land LLC EIN TBD MEMBER Ahe Equity Fund/ LLC MANAGER Makani Maeva --------------------------------------------- Kuakini Heights New Construction Kailua-Kona, HI TMK (3) 7-5-3:007 100 Units Exhibit 5 Housing Development Experience form provided as part of this application. Please fill in all information requested on the sheet using the most current information. Exhibit 5 Housing Development Experience Name: Ahe Group Page 1 of 1 r'n— format and add nnaar ac needed Number of Units Financing/ Capacity of Subsidy Applicant/ Type of City, Program Name of Property, Address Developer Project State Affordable Market Utilized Status of Project E XYZ Towers LP fka XYZ Developer/ General Family Mixed- Nowhere, 50@40% 120 T/E Bonds Operating for 20 x Towers 16000 SW XYZ Lane Partner use Mixed HI 100@60% LIHTC years Nowhere, HI Income I Lokahi Ka'u Developer/General Family Kailua- 289@60% TE Bonds, Completed and 73-4411 Kakahiaka Street Partner Kona, 17@30% LIHTC, occupied. Hawaii RHRF 2 Kolopua Developer/General Family Princeville 44@60% LIHTC, Completed and 5-4280 Kuhio Highway Partner Hawaii HOME, occupied. County Funds, Private Loan 3 Kaniko'o Developer/General Senior Lihue, 29@50% LIHTC, Completed and 4215 Hoala Street Partner Hawaii HOME occupied 4 Waimea Huakai Developer/General Family Waimea, 4@30% LIHTC, Completed and 4278, 7530, 4548 Carl Partner Hawaii 4@50% HOME, occupied. Furutani St. 26(&,60 Private Loans 5 Queen Emma Apartment Developer/General Family Honolulu, 4@30% LIHTC, Completed and 1254 and 1270 Queen Emma Partner Hawaii 66@60% RHRF, occupied. St. Private Loan 6 River Pauahi Developer/General Family Honolulu, 48@60% TE Bonds, Completed and 1155 River Street Partner Hawaii LIHTC occupied. 7 Hausten Gardens Developer/General Family Honolulu, 40@60% TE Bonds, Completed and 808 Hausten Street Partner Hawaii LIHTC occupied. 8 Waipahu Tower Developer/General Family Waipahu, 62@60% 1 TE Bonds, Completed and 94-337 Pupumomi Street Partner Hawaii LIHTC occupied. Exhibit 6 Resume for each member of the project team. Resume for key staff involved in the development ownership of this project from the sponsor and developer. NEW CONSTRUCTION REHABILITATION ADAPTIVE RE -USE KAIMANA JOY 1- h,-.-- MAKANI MAEVA 157 Makawao Street, Kailua, HI 96734 1 (H) 808.263.7657 1 (C) 808.381.5958 1 mm@ahegroup.com work history Founder Dec 2014 - Current Ahe Group Kailua, FII • Founder of Ahe Group a Hawaii based affordable housing developer operating on three Hawaiian islands. • Demonstrated expertise of Low Income Housing Tax Credit program, Tax Exempt Bonds, HUD, USDA conventional and affordable lending platforms • Ownership interests in an extensive portfolio of 60 affordable housing properties across the United States totaling 7,862 units with 15 properties in Hawaii and 1,538 units • Secured more than $336 million in construction and $151 million in permanent debt financing and in excess of $160 million in equity to support of the development of affordable multifamily rental housing in Haw Director May 2001 - Dec 2014 Vitus Group Seattle, WA • Director of the Hawaii office of Vitus Group, a nationwide affordable housing developer responsible for all aspects of project development from entitlements, to financing to construction • Successfully developed the largest affordable project ever constructed in Hawaii, the 306 unit Lokahi Apartments • Developed the first two LEED Platinum affordable housing projects in state of Hawaii, Ko[opua and Kaniko'o Project Coordinator Coastal Rim Properties, Inc/Kekuilani Development May 1995 - May 2001 Honolulu, HI • Provided support to project managers and development participants for the development of first affordable housing project in Hawaii , the 176 unit Kulana Hale • Managed the turn -key development of Kekuilani Gardens, a 56 unit new construction project education Bachelor of Arts: Liberal Arts Pepperdine University 1992 Malibu, CA Joelle K. Chiu 753 Pahumele Place, Kallua, HI 96734 1808.778.7920 1 ikc@ahegroup.com Professional Experience Ahe Group [ 2016 — Present ■ Assess acquisition opportunities consistent with the company's mission and strategic plan. ■ Prepare RFP responses and applications for state and federal funding including, LIHTC, CDBG, HOME, and HTF. ■ Develop and refine transaction capital structures including solicitation of, and securing, equity and debt financing. ■ Manage the acquisition and financing closing processes including due diligence, negotiation of equity and debt documents, and entitlements required for closing. ■ Process monthly construction draws and equity requests. ■ Oversee asset management, including review of monthly financial statements, annual budgeting processes, and management of annual audit and tax returns. Vitus I Project Manager 1 2007 — 2016 ■ Prepare RFP responses and applications for state and federal funding including, LIHTC, CDBG, HOME, and HTF. ■ Develop and refine transaction capital structures including solicitation of, and securing, equity and debt financing. ■ Manage the acquisition and financing closing processes including due diligence, negotiation of equity and debt ( documents, and entitlements required for closing. ■ Process monthly construction draws and equity requests. ■ Oversee asset management, including review of monthly financial statements, annual budgeting processes, and management of annual audit and tax returns. State of Hawaii — Department of the Attorney General I Deputy AG 1 2002 — 2007 ■ Represent and advise the State Department of Education and the Board of Education. ■ Appear in federal court, state court, and administrative hearings. ■ Review legislation, rules, contracts and other legal documents Watanabe, Ing & Kawashima [ Attorney 1 1999 — 2002 ■ Monitor legal risk in documentation and give guidance on the acceptable assumption of risk. ■ Interpret laws, rulings and regulations for natural and juristic persons. ■ Conduct legal research and gather evidence. ■ Ensure that appropriate approvals are in place before documents are executed. ■ Explain the law and give legal advice. ■ Offer legal representation at arbitration or mediation hearings. ■ Draft, review and manage pleadings and contracts. ■ Manage regulatory and compliance -related services. ■ Prepare pleadings, notices and make appearances in court. ■ Offer legal representation to clients in court proceedings on civil matters. ■ Manage and oversee paralegals and legal assistants. Education University of Southern California — Gould School of Law I Juris Doctorate I May 1999 University of Southern California — Leventhal School of Accounting I Bachelor of Science December 1991 Sarah A. DeVries 2025 NE 44th Ave. #506, Portland, OR 97213 1503.984.1956 1 sdCcD_ahearoup.com Professional Experience Ahe Group I January 2016 — Present • Assess acquisition opportunities consistent with the company's mission and strategic plan. • Prepare RFP responses and applications for state and federal funding including, LIHTC, CDBG, HOME, and HTF. ■ Develop and refine transaction capital structures including solicitation of, and securing, equity and debt financing. ■ Manage the acquisition and financing closing processes including due diligence, negotiation of equity and debt documents, and entitlements required for closing. ■ Process monthly construction draws and equity requests. ■ Oversee asset management, including review of monthly financial statements, annual budgeting processes, and management of annual audit and tax returns. City Real Estate Advisors 1 Vice President I January 2012 — December 2015 ■ Structured and analyzed Low Income Housing Tax Credit (LIHTC) investments within investment guidelines, while achieving investor -required returns. ■ Prepared and negotiated letters of intent, as well as all equity documents required for closing. • Responsible for all aspects of the closing of complex real estate transactions utilizing LIHTC equity, including coordination and review of due diligence, coordination of third party vendors and all required internal closing approvals. ■ Closed 33 transactions, totaling $269 million in LIHTC equity. ■ Prepared written investment briefs and presented investment recommendations to the Capital Committee. ■ Completed special organizational development projects at the direction of the COO, including a complete redesign of the form investment committee package. PNC Real Estate I Senior Acquisitions Analyst, AVP I February 2007 — May 2011 • Closed complex real estate transactions utilizing LIHTC, Historic Tax Credits, Investment Tax Credits and conventional and subsidized construction and permanent debt products. ■ Closed 28 transactions, totaling $151 million in equity and $94 million in PNC debt. ■ Fostered productive working relationships with clients while identifying transaction risks, mitigations and maintaining investment returns. ■ Evaluated long-term real estate issues through analysis of property operations, environmental conditions, title and survey, sponsorship/guarantor capacity, development scope and budget. ■ Prepared written investment briefs and presented investment recommendations to the Acquisition Review Committee. ■ Negotiated equity and debt documents working in collaboration with a team of constituents. ■ Trained and mentored junior staff, planned and presented 'brown bag' trainings for underwriting staff and assisted in writing best practice guidance for the department. Urban Development Dept., City of Salem 9 Admin. Analyst III I January 2006 — February 2007 ■ Managed compliance of $4.6 million portfolio with 200 multi -family units in 30 projects within established guidelines of the federal Community Development Block Grant and HOME Investment Partnership Program. ■ Packaged and presented transaction and regulatory material for community presentations, Advisory Board meetings and senior management. ■ Created comprehensive policy and procedure manual to govern administration of federally funded programs and direct financial products, including compliance management tracking, project management systems, and proposal review and funding processes. Portland Development Commission I Program Specialist I February 2004 — January 2006 Economic Development ■ Provided loan coordinating and administrative services of business finance programs to the business loan and storefront grant teams. ■ Reviewed all loan and grant applications for completeness, coherence and conformance to policy. ■ Loan underwriting: verified applicant's financials; calculated business performance within loan/ grant parameters; reviewed borrower's ability to repay debt against program thresholds. Resource Development ■ Provided programmatic administrative support of the federal New Markets Tax Credit (NMTC) program including: policy analysis on changes in federal regulations; impact analysis on current projects, program budget and expenditures tracking; and general support functions. ■ Carried out project planning functions for the NMTC Program Manager. ■ Researched and created comprehensive financial resources matrix including all local, state and federal programs available for urban and economic development. Affiliations & Volunteer Experience Center for Women, Politics and Policy I Advisory Board Member I August 2006 — July 2012 Center for Women, Politics and Policy I Governance Chair I July 2010 — July 2012 Other Volunteer Experiences ■ Transitions Project Inc. (Clark Center) ■ Friends of Trees ■ Girl's Inc. (Formally Girl's Initiative Network) ■ Immigration and Refugee Community Organization Education Portland State University I Bachelor of Arts I June 2006 ■ Double major in Political Science and International Studies ■ Member of Pi Sigma Alpha, the national Political Science honors society ■ 2005 National Education for Women's Leadership Oregon alumna ■ 2005 Scholarly and Creative Activity Grant recipient References Chris Abbot, Senior Vice President, Bank of Hawaii 808.694.8472 Matthew Harrington, Senior Vice President, PNC Real Estate 503.808.1349 Brad Bullock, Senior Vice President, CREA LLC 503.290.5034 y WRNS ........ A ..�.. _� _ 1, � ; fj�• 1 ALTA Aid takes its name Tom the set beds, or alia, PROGaaM that once covered Kai now a vibrant, P—is lobby.. r -I Honolulu, Hl growing neghborhoodlaateddiredlYbetween g—,archa-Il gcal preserve ­—Tnt. doq Waikiki and Honddu. In the Hawaiian Islands, park1 psrnro, poo1. spa, sat holds a speae cultural signdlcance. Not plaelboll & bocve coups, only does it preserve food and enhance the bowling alley, half-wun. palate, but It's also medcinalingredient, ie"l, dub, workshop+v,ork can be used force menai sea ale I—e, Imra rslrg WrPoces. Ts, Imary manse, game and ssry asa cJturalcemnno'rty. Paying oma lounse, o-1,ardien homagerothe Hawaiianldands on"i and pr -a dinins sloryldling and respect fortire land was UNIT Mix important to Kobayashi Group, a company mn smalw�te by third-g—ration famiy members with deep connections In the localcommunity. Fila is ono ofthetirst proje is Tocel.aa3 to be built se pad of Kamehameha Schools' SIZE Kaladu'd Kaka'ako Vlaster Ran, which seeks 1,re's— o to advance the health, beauty, and quality of COST Idsin urban Pond Ju. Located centrally and Cpnnaeotiel Mr,nethe nelghbodii ardea prominent COMPLETION Jacks, this nevl uxury residential communitywill Esr. 2026 set the tone for what a to come In this quickly CLIENT changing neighborhood Kobayashi croup In thisspint of respect and stewardship, DELIVERY Kobayashi Group enosioned Ais as the most Negotiated GIAP sustainable new residentie tower developed In the state of TowaP--a pace where people feel embedded in a thriving community and luxury is not about objects but options WRNS WRNSSTUDIO X 1 w A1.4 ._.,�►� is G��,..�"\��.� It�w ALTA Aid takes its name Tom the set beds, or alia, PROGaaM that once covered Kai now a vibrant, P—is lobby.. r -I Honolulu, Hl growing neghborhoodlaateddiredlYbetween g—,archa-Il gcal preserve ­—Tnt. doq Waikiki and Honddu. In the Hawaiian Islands, park1 psrnro, poo1. spa, sat holds a speae cultural signdlcance. Not plaelboll & bocve coups, only does it preserve food and enhance the bowling alley, half-wun. palate, but It's also medcinalingredient, ie"l, dub, workshop+v,ork can be used force menai sea ale I—e, Imra rslrg WrPoces. Ts, Imary manse, game and ssry asa cJturalcemnno'rty. Paying oma lounse, o-1,ardien homagerothe Hawaiianldands on"i and pr -a dinins sloryldling and respect fortire land was UNIT Mix important to Kobayashi Group, a company mn smalw�te by third-g—ration famiy members with deep connections In the localcommunity. Fila is ono ofthetirst proje is Tocel.aa3 to be built se pad of Kamehameha Schools' SIZE Kaladu'd Kaka'ako Vlaster Ran, which seeks 1,re's— o to advance the health, beauty, and quality of COST Idsin urban Pond Ju. Located centrally and Cpnnaeotiel Mr,nethe nelghbodii ardea prominent COMPLETION Jacks, this nevl uxury residential communitywill Esr. 2026 set the tone for what a to come In this quickly CLIENT changing neighborhood Kobayashi croup In thisspint of respect and stewardship, DELIVERY Kobayashi Group enosioned Ais as the most Negotiated GIAP sustainable new residentie tower developed In the state of TowaP--a pace where people feel embedded in a thriving community and luxury is not about objects but options WRNS WRNSSTUDIO Studio responded with a dynamic new place to live and be part of a community. Ala seamiesslythreads all scales of the human experienea. Iran personal comfort and well-being to ares experience of Tie broader mghborfroa1—Kaka'akos distinct collective of cafes, restaurants, boutiques, homes, and local businesses. Sustainable innovation is a central organizing concept and through -line. How, might we create a new place that works with the Immediate and surrounding community, asking for lesswhie giving back more? This question drove every design decision, including how to orient, mass, and skin the building. Situated over a five -story podium, an elegant 39 -story residential tower pivots ever so slightly to align wth trade winds and optim¢e passive ending Atemat i g floor plates, with lama's pull lining spaces outside wile strategically shading the fagode and maximizing views tothe ocean and Diamond Food The lanai solar strategy reduces solar heat gain by 30% This integrated urbaNsustanable design strategy creates a sumptuous textural paborn along the building's south facade that farges a dynamic backdrop along Hoadulu'9 urban coastline. The shifting floor pates also enhance unit offerings, making it possible for residents to hoose from a variety of one, two, and threebadmom coders This masdng, onertal and fagzde strategy sege the stage for a comfortable and connected Interior experience marked by natural light and floor-tocaiing windows that provide News to the ocean. WRNS Studio collaborated seaniesdywth interior design firm The Vanguard Theory, who reinterpreted Kaka'ak. neighborhood's punchy, vibrant odors as textures and a mupal-to warm palefle that defers to views, notme, and art Common areas open out to lush gardens and multiuse spaces like the private dining room can be enjoyed by residents to craft cocktails, reconnect with old friends, or meet with a tutor. F_gtandve and diverse amenitieswil attract wide variety of tenants, making Alia bath a thriving community and a connected part of the neighborhood. Amenities are distributed throughout the site to balance needs for privacy and security with goals to engage the public realm. The five -level podium houses spaces for entertainment, health and vAlness, community gathering, carnmenod, retail, and parking. The oenaerplece of Alia is the Great Lawn, a vast green located on the sixth floor/ tap of the podium and around which many of the social spaces are organized. The Great Lawn beckons residents to enjoy the outdoors with a variety of differently scaled spaces to spend a quiet moment alone or have the family over far dinner. Landscaping enhances well-being while supporting a greywater treatment system, a first for a residential tower In Hawafl, that reduces water by 8 million gallons annually or the equivalent of 12 Clympic ized swimming pools. The building s expected to reduce carbon by 3,294 mTCSJ2e (metnc tons of carbon dioxide equrvakM), the equivalent to Itis rarbat sequestration of 3,900 eros or US rare9s each year a taking 710 gaedine pon2red rats off the road each year. An exeneive phot.0aic army produces 700,000 wlowattsW year or the same as 110 Hawaii frames. Achilled water system helps achieve the goal to eliminate the use of natural gas, further enhancing hecPh, comfort, and stridency. With its spiking natural beauty, temperate climate, strong sense of community, dlvarsily, and deep kultuml history, fewer places on earth offer as rich a context for placerriaking as Hawaii. With Aa, WRNS Sad. meets this challenge with a place- baseddesignthat leverages natural resources like the sun, wind, andvater, salting the tone fathis quirky changing neghborhoco—one of oonnecion, community, and endrmmental stewardship. WRNS KAWAINUI The design is inspired by the, peje YagatwMayade, PRoGRAS which bridges a sire lemiyneighborhood with Afforaehle F-1, Renter AFFORDABLE Kalud"b"Inteommaras!district The building ""I" presents a civicface along the busy OnearYd FAMILY UNIT MIX at�et-fmht,defini gihesitlewalklnd Eed 35,43°, RESIDENCES pedestnanedge mtha"retzulanguage'ihat -1.73a,5z°" robust maLnal palette, storefront ,, ddesa Kailua, HI wnndays, and awnings that fake was from the SIZE 106 543 sq it menial storefronts of d—town Keir" A pudic bus stop helps reinforce the project's CeD T connection to the broader mmmuniry. The Lipper I-- yardential in led, and CLIENT nne _,PoJnugated fed. incorporating a material palette eflap and sld'Irg that take' ones from DELIVERY Xisidenoesthreughout Kailua Sunshadesand Design Assisi GMP jalousie windows add a Tina grain te,dure and SUSTAINABILITY shadow day to the laGade. Resident parking is TergeungLEERPir- saeenad, gated, Intl brought Into the Intenor of the site, away from the street The Willing is broken down in to"distill masses along hot Oreawa and KaAainui streets, wrath the lower fortn'boweny'toward the and tlanmtown Kai ul. Both are separated by resident gateways that create beeze,vay'WlndwVs'irM1othelar�aped courtyard while providing connection to the street The laver mass reduces the scale of the project and pLils day!ight and fresh air into the inlenor of the building. WRNS WEST LOCH The west Lod, Rouen Camununiylsdesgtedto function as a sones of neighborhoods PRonR„M Huueing, mwuturtuee room, AFFORDABLE comprising a single oemn„aniv.Exhofthe mertl jn',enmauterroom, anegemem o_. tearing three building sites Is oriented around shared HOUSING outdoor spaeesthat atitehTogether across the UNIT MIX Ewa Beach, HI site by a landaraped pathway. No roue nourtyards are alike and shared amenities ; eea: se a Betl. 21 umge residents to make use of all the Tome 142 nnirxloor and outdoor fadities suds as SIZE accestide 0ayso-ucwres, garden spaces, 1XE,Igross:arc outdoor seating, and walling pafls M enhanced mrl&modal $71.9n F tlwaY along Renton Rd. connects( Ire greater CLIENT muni 1, to Asim Community Park andm Reon Pawners, provides a putlc comber through and aaass _croup the site. DELIVERY Each housing tock encircles a Wurlydrd competit'an Entry detinet by its s and intended Use Courtyard 1, the sae's largest open space, is home to the Community Room that opens out to a children's playground and outdoor seating. The Community Room and Main Street Entrance provides a front lanai for the sommunityto share and gather within Designed to breatl,e in and out, the Community Room is a mJtipurpose space that extends out to a covered lateral that comains the mmmunily maiboxes, communal outdoor seating, vegetate gardens and visitor parking stalls WRNS frB5N0 I pM Vek ==i Gelb -purpose room. marwgermnt - - s.,mrm ima, / amry� 71 EXISTING WEST i ELDERLY WLLAGE dike p -N _ _ - _ ....ar � ..+ . � ... . tanrrdy .. �_ _—. _->___- 1 W tifeAllUJ1�i�:i961�F". �.r COURTYARD 1 Oo>_r..•.a roexr t•es`srod; —dew - _ > > a e > > . . xi6eneE multi made) sgewalk F4-paY q J. �+ IauMu COURTYARD Z „er,3-a emrrnlzzd . Gke par+clrg �I sta.ege e.0-ly only COURTYARD ,„/---+»+. •bus sec These aeive courtyards are bounded by deriders to promote an units are located around Courtyard 3, providing a quieter area "eye's on the atmet"apprcoch to secunng the communal outdoor In the community for singles and nonfamily residents.Shallow spaces while feding Into the larger site path linking buildings and floor pates allow lntenor spaces to be naturally ventilated shared outdoor spaces togetherr and comfortaUy chit, and careful selection of indoor Courtyards and open air caHdas enai light, air, and materials promote health and wellness. Shared amenities landscaping to have a presence on each unit and enh— the are distributed across the communityto-hourege residents to Irving experience for all residents. Two and three-bedroom make has family units are situated adjacent to outdoor amenities and near of the entire site via landscaped pedestrian pathways. All multipurpose spaces fair ease of access. One and two-bedroom ground floor units are adaptable for future accossibllityto alew residents to stay, rooted In the community and age In place. mewl sne Eleverion aUSTAINABILITV STRATEGIES The sirgleloaded balding strategy is designed toenhanrethe Interior spaces. Large sloped roots nod to thearchitedural comfort and health of each member of the West Loch Renton context of the Ewa Plain and are oriented to direct stoonwater Community. Operable and shaded w avows ate Gi th to ran gardens within each courtyard to provide quiet garden nalurallyventilatewAh the prevailing trade winds and daylight areas that soften and cool the communty, outdoor spaces. RAINWATER _ DAYLIGHT WIND CEILING FANS STORMWATER CAPTURE V WRNSSTUDIO ll■ a�'aT Ind 7 all k'Vk���l�YIVP�I��� AI aDUN u ! Fon—...facade _�ILI[.7lIJQOWn WRNSSTUDIO RD EXISTING SITE . wM v _�� O F O O k , RESPECT EASEMENTS BUFFER NEIGHBOR RESPECT CURB CUT AN \Z l Po FOR"I WEgVER =-- a ASING COMMIUNITY PARK BOB y PARKING BUFFER COMMUNITY PATHWAY COMPLETE STREET WRNS �A KUHIO PARK Kuhio Park is a22 -acre, densdy populated urban neighborhood located within VAIN,a PRO - Maser Panning NEIGHBORHOOD thriving community ofTendon. Its community SIZE Is diveree, with recent immigrants from MASTER PLAN 22 ewes Morch is, Samoa, Tot ga,and the Philippines . CosT Honolulu, HI Marry of the Miaonessin immigrants are direct J escendants of villins of the open-air Tho CLIENTnuclear testing conducted by the United States The MlcM1aels Organization. In the decade following World War 11,whichThe s sw Pubro Housing forced entire communities to rdorafe and left Au hon, generations of people devastated by healti, sues. In an attemptat reparation. the United States established a compact with the Federated States of M crones. and the Republic of the Marehdl ldands granting the people of these land rations the night to I've in the United States and to receve sacral serviges The Pdynesiarrbased society of Hawaii, and particularly Kuhio Park, has attracted many of (hese imrrigraMs In 2013 the Fl— Pudic Housing Putlxnity (HPHA) in partnership wrath the Michaels Organization, was ahaided a Choice Neighborhood Initiative planning grant This grant is focused on the redevelopment of existing pudic housing developments whin the Kuhio Park Terrace neighborhood as wrell as improvements to the surrounding community. WRNS f ' C Ip --- -a Thece residences are lypic-e11960'slow-rse pudic housing projects �i� d.++ryialad'a�f aTAeU�mrrrtrt; VVRNSwas brought on to lead the—.unity outreach chan'ette process and develop a new master plan. The master plan all serve as a roadmap for redeveloping the neighborhood and providing replacement housing to succesiddly, Integrate and connect Kuhio vdth its Immediate surroundings and the greater Kalnhi neighborhood. The —W vinon for KAihi is alivade, surbanslairmde, urban munily vtilh a balance of err{Yoymenl, residential, and recreation all located dose to transit Kalihl wit bEddmR a destination place of "choice and pride.' and this goal is in perfect alignment with the vision for Kuhio Park Pedestrian friendly and safe, the new community wit enjoy more venues for sports and recreation, p n spaceworkforce opportunities and of education, health and social ces. Most ant ca11y affordarl mixed- ocome housing wit ccommotlete a variety cif household types and Incorporate modem amenmes, aocesendlnty, universal design, and sustainability. NI WRNS RURIO PARK MASTER PLAN: . WRNS WRNS r ";,,ate r 41 HALEWAI'OLU SENIOR Th.Halenafdu�hotResidencesLung PROGRa,� =gather senior resltlenLs, theirvisirors, RESIDENCES and the broader publiewtnavibrant Haoae--nlry came,, erall, na ing e5, lla) nn.c.use UNIT MIX Honolulu, Hl programthat reflects the diwrseand energetiL ,-aea." soul of Honolulu's ChinThe design atown. rcltld. features 156 affordable housing units for low- ,ss as well asa mmmunty carter SIZE wnrh acts asa hub of meal -r. The ,90550 sq ft Program draws people into the neighborhood cosi .hie providingadaiysource of Community $sSm and reerEallon for residents, COMPLETION Situated atop the parking levels. the Est. FNI 2023 recroalion desk wdl serve residents Lrly. This el—tied dace of repose A Leer resdeks a CLIENT Th. MCM1aels Organzahon Diane ro Conned with One another, ReNX elan, pradce Ta Chi, vAkther pets omake"th, DELIVERY 'ens ofNuuanu Stream and the Riverwalk Lesgn Assn GMP Vvhie separate from the pudic amenities bow it ""TAI—ILITY ,all feel connected and proteded. Torge n, LEEL Mr rmme., Key=long life is heath and wblluess, Gom andour concept wives susbinabi itry I= the design umerever possible with the intent of Providing the people who wit I Ne at the Holawatdu Residences fresh air, wmfort, and easy aoxss to ezwdse and relaxation. Likewise, there Is no teasing apart luta nabi ty from the aesthetics of this b id ng For-nstance on the resdences Li plass wind—Zis provide dramatic views pol in ample dayight and reduce the need for anti 'al lighting and energy. Our WRNS ncept offers a hdlstic systems approadi to resource conservation and management Key strategies iadudephobvd4 is panels to help reduce energy demands and an onsite smmrwater management system that enaldes the development to manage its stormwater wHhout dadng arry demands on aly infrastructure. HaI—s d, Senior Residences is expected to complete in mil 2023. WRNS UNIVERSITY OF HAWAI'I STUDENT HOUSING / INNOVATION CENTER Manoa, HI The Univeraity ofHawaii at Mans crowned for its wolld-dass education, research, and rvlce—a foremost indigemusservirg instillation distinguished internationally for its dlveree student body and growing Hawaiian student population. With the Student Housing /Innovation and Entrepreneurship Center (the Cerner), the University Is poised to play a major rde in developing a third majoremromic sector in the State: 'Innovation. Innovators who want to push fitelimds ofth,ir chosen fields— ad "n"my, o"n sdenm. "N"T ""i agriculture, law, medicine, and business to name afcw-wII-The gelher umber—roof. Thlsvdl be the flacewhere Ife three interdependent pursuits of the University"' Hawaii at Manoa— ed cation, research, and serviCe—cdlge and ideas mm2lolile. With the potential inpact of this project forefront In our minds, WRNS Studio developed a concept design for the Cerner as part of a national aclicitation effort. Whenwainnovedia,wean,g tided In our culture, cur pace, our history, and the challenges of our time. Md when we dream, our heads e in the skies Holding both lanai and sky dose together, the Center creates a virtuous cycle that suppods the commercialization of Innovation and entrepreneurship Envisioned as PRO— St—nu housing, Wii for startups. co -working col_—Vlon, rera11. hosplchli gerhering speoe UNIT MIX a-eetl: e0 Total to SIZE Housing: 200 Betls —: 1,000 —'r Innwafon Space3000 sq n classroom on - 6 d00 sq ft COST VA COMPLETION Sway pompI.N,d 2011 Cut, - U, - LIENTunN arson pf Hawaw F-- Ianmpel UNtU N DELIVERY Public PrMate Partnership (Pa) WRNSSTUDIO an ecosystem of innovation, roode ceswill carried to incubator Woods, which connect students to the PadficAsian C terfa Entrepreneurship (PACE) Garter There, ideas will be vetted and supported, and new products and technologies, Will be aoxlerated and broughtto market The yde repeats as industry leaders gag in students w have corne fro routs the world to brovate at the Center Wovanthrough ( dup) the side Albea I -that counsidda tle with autsde did with new livingwith g and wv k g and land vdth sky. This will be the space of intersection and wonderful call son where people come together in shared experience and memory. The Center will hihansfarm aconrunderrdmpus into vibrant urban experience (hat supports an integrated liv nearV work festy s.. Win a variety of options forwarldng, socializing, End dining, dear connections to the main campus, and an authentic sense of place that is rooted in history, Innovators will find 11 i specificity and connectedness they seek. Located on ane of Marrows busiest d,—ghfares at he nexus of he Uni.Rrsity, Marcor VJW,, ad al opicantreadan al neighborhood, VaCe>ter MI tea gateway for innovation and one of the most visible markers of identityforthe University. Marrying legacy vdth the futurs, the Ionic and ornate Beaui Chades Building it be preserved and connoemented with a new Mary Buffing on University Avenue 04ide functinnswil oveflap anddend between the two holdings the ChadCharled Building willlargely h us the world earn components while the Mary Building will include learning zones, incubator space, and all residential units. Preserving the Charles Building dlorVs for an authentic, physical, and metaphorical reatimtlon of tha ceribal orgahving cancept Feet on the Ground, Head in the Sky. An edectic, activated ground plane, where all of die velda"work funciions of the site wine together, wit connect to the sky via the lanai, whidi travels up the side of Mary and culminates In a rooftop amenity. AAU" s ntup retort PACE Incubator R sitlences Ov/REACH /P r,�.OE(SPASP.1Lf. 1 , PAa somoer �� LANAI WRNSSTUDIO I \• -rfteeeae kT GaCnbR. 1 I fA I1,VIII„ ft6 C Guns cKAOt¢. 1AAKAI s ntup retort PACE Incubator R sitlences Ov/REACH /P r,�.OE(SPASP.1Lf. 1 , PAa somoer �� LANAI WRNSSTUDIO PROFESSIONAL CIVIL ENGINEERING SERVICES STATEMENT OF QUALIFICATIONS FOR GRO�' 45-426 Akimala Street Kaneohe, Hawaii 96744 808-228-7401 February 05, 2022 45-426e,H19aStreet l SLAN D EN � 1 N U iTy www.isne:(80ginuit-7401 Kaneohe, HI 96744 Phone: (808)228-7401 TABLE OF CONTENTS CompanyOverview...................................................................................................................................................3 Services.....................................................................................................................................................................4 Planning, Studies, & Analysis............................................................................................................................................................ 4 Plans, Specifications, & Estimates.................................................................................................................................................... 4 ConstructionAdministration............................................................................................................................................................ 4 Permitting& Regulatory Assistance................................................................................................................................................. 4 Inspections& Monitoring................................................................................................................................................................. 4 ProjectExperience....................................................................................................................................................5 Rice Camp Affordable Senior Housing.............................................................................................................................................. 5 KamamaluAffordable Housing......................................................................................................................................................... 5 KolopuaAffordable Housing............................................................................................................................................................. 6 MakahaOceanview Estates.............................................................................................................................................................. 6 LualualeiResidential Subdivision...................................................................................................................................................... 6 Kolo Place Apartment Residences.................................................................................................................................................... 7 LivingNuuanu Care Homes.............................................................................................................................................................. 7 Project & Quality Assurance Approach....................................................................................................................8 Design& Permitting.......................................................................................................................................................................... 8 CostControl...................................................................................................................................................................................... 8 Construction..................................................................................................................................................................................... 8 StaffCommitment.....................................................................................................................................................9 Technology................................................................................................................................................................9 References................................................................................................................................................................9 AppendixA - Team Resumes.................................................................................................................................11 BrianCampbell, P.E., LEEP-AP........................................................................................................................................................ 12 JasonCampbell............................................................................................................................................................................... 13 Island Enginuity Page 2 of 13 Statement of Qualifications 45-e26 e, H1 9 a Street l S LA N D E N� 1 N U i Ty --Phone: (808)228-7 0m Kaneohe, HI 96744 Phone: (808)228-7401 COMPANY OVERVIEW Island Enginuity is a civil engineering consulting firm providing design, permitting, and monitoring services related to site improvements such as roadways, utilities, grading, and drainage. It was founded in Kaneohe, Oahu in 2016 by brothers Brian and Jason Campbell who have over 23 years of combined engineering experience. See Appendix A—Team Resumes for more on our team members. We pride ourselves in providing reliable and responsive civil engineering services to our clients, and have many past clients that can attest to this. Our efficient use of the latest technology and productivity tools allows us to achieve this with streamlined results. We do not believe that this level of service is possible without first ensuring that all Island Enginuity team members are satisfied with their work environment and are experiencing a tultilling protession. I his originates with the values and culture of the company. In addition, we are committed to administrative transparency, open book accounting, and formula -based profit sharing that rewards staff fairly for their contributions to the company. Island Enginuity Page 3 of 13 Statement of Qualifications 45-e26 Akimala Street Kaneohe, H196744 1 S LA N D C N(; 1 N U i Ty SERVICES Island Enginuity offers the following civil engineering services: Planning, Studies, & Analysis • Due Diligence & Feasibility Studies • Facility Analysis & Inventory • Master Plans (Water, Sewer, Irrigation, Drainage, etc.) • Drainage Analysis • Erosion Control Reports • Subdivisions or CPR's • Stream Study Plans, Specifications, & Estimates • Site Layout • Utility Design (Water, Sewer, & Drainage) • Grading & Accessibility Design • Roadway & Parking Lot Design • Construction Specifications • Construction Cost Estimate Construction Administration • Bidding Assistance • Observations (minimal as required when stamping drawings) • Management (intensive to check for compliance with contract documents) • Review of Contractor Submittals • Review of Contractor Request for Information (RFI) • Progress Payment Assistance • Final Punchlists • As -Built Drawings www.islandenginuity.com Phone: (808)228-7401 Permitting & Regulatory Assistance • Grading, Grubbing, or Stockpiling • Trenching • Sewer & Water Connection • NPDES Form C (Construction Activities) • NPDES Form F (Hydrotesting) • NPDES Form G (Dewatering), • NPDES Form B (Industrial Stormwater) • Storm Water Pollution Prevention Plans (SWPPP's) • Detention Basin Maintenance Agreements • Surface Encroachment Variance • Underground Injection Control (UIC) • Individual Wastewater System (IWS) • Cesspool Backfill Closure • Flood Insurance Rate Map (FIRM) Letter of Map Revisions (LOMR) • Flood Hazard District Certifications Inspections & Monitoring • IWS Percolation Testing • Underground Injection Control (UIC) Island Enginuity Page 4 of 13 Statement of Qualifications 45-926 e, H1 9 a Street i S LAN DIC N� 1 N U 1 TY --Phone: (80ginuit-7 0m Kaneohe, HI 96744 Phone: (808)228-7401 PROJECT EXPERIENCE The founders of Island Enginuity have vast experience in various projects including housing, transportation, utility, education, commercial, recreation, resort, and environmental compliance. Since Island Enginuity is a newer company, the majority of the project experiences provided within this section were obtained while under previous employment (denoted by *). However, all featured projects were substantially contributed to by Island Enginuity team members, and each members specific level of involvement is available upon request. Rice Camp Affordable Senior Housing* consisted of 90 dwelling units throughout eight buildings, a community center, and multiple community gardens. The project required significant ingenuity in order to site the various buildings while preserving the open zoning, burial site, and historical unlined irrigation tunnel running directly through the site. Two - detention basins were used to maintain pre - development storm water runoff discharge to the neighboring properties. To replicate existing conditions, a custom "level spreader" drainage outfall was designed to spread out the flow and minimize velocities in order to mitigate potential - erosion to downstream properties. _ Kamamalu Affordable Housing* consisted of 31 dwelling units throughout three buildings along with associated r utilities, parking, and offsite frontage improvements. The site was significantly raised so that the majority of storm water runoff would flow towards the existing golf course channel, and not overwhelm the County street storm drainage system. Offsite improvements consisted of two l.. . . new left turn lanes into the property, ,r sidewalks with curb & gutter, driveway aprons, and safety improvements at a sharp turn into the adjacent industrial area. In addition, design and permitting for a new fire hydrant within the State right-of-way was expedited so that installation could take place before construction of a planned repaving project which would have imposed a 2 -year construction moratorium and delayed the project. Island Enginuity Page 5 of 13 Statement of Qualifications ala slan 45-626e, i 196 Street l S LAN D E N� 1 N U i Ty 'Phone: (80ginuit-701 Kaneohe, HI 96744 Phone: (808)228-7401 Kolopua Affordable Housing* consisted of 44 residential units in 11 multifamily apartment buildings, a community center, and 100 parking stalls. The drainage system was carefully collaborated with the proposed upstream shopping center expansion project to ensure that the pre -development storm water runoff rates were not exceeded to downstream properties. This was accomplished through a master planned system which included two surface detention ponds and a massive underground detention system within the proposed shopping center expansion parking lot. One of the detention ponds was non-traditionally located at the high point on the property to take advantage of a non -buildable area created by a large existing zoning setback. Makaha Oceanview Estates* is a single family development consisting of 77 units throughout a 13 -acre lot. Our design included site layout, grading, drainage, and utility design. Our master planned C144_ -.. development incorporated a looped roadway and sidewalk which improved vehicular and pedestrian circulation within the development. A large existing 12 -inch City sewer main which weaved through the existing site needed to be relocated to remain within the proposed roadway. In addition, we redefined a flood plain that originally encroached into the project site through the FEMA Letter of Map Revision process. Lualualei Residential Subdivision is a residential subdivision consisting of 38 lots and associated roadways and utilities. The steep site required careful consideration to ensure that the lots were buildable and compliant with the subdivision ordinance. Through carefully placed cutoff ditches, storm water runoff from the large upstream basin was properly routed around the individual lots. To comply with the storm water quality requirements, an existing hardened concrete ditch was replaced with a grass swale to allow for storm water filtration and percolation. , IG 'm vr7 r 1 mr 17 Island Enginuity Page 6 of 13 Statement of Qualifications 45-426 Akimala Street Kaneohe, H196744 l S LA N D C N(; 1 N U i Ty Kola Place Apartment Residences* consisted of renovations to 6 existing apartment buildings at the base of the University of Hawai'i flagship campus in Manoa. Onsite civil improvements consisted of asphalt sealing and restriping to improve the poor parking conditions to the maximum extent feasible. Landscaped planters were added wherever possible to give the site a softer feel as compared to the existing condition which was nearly 100% impervious. Offsite civil t ;t d f I t fth www.islandenginuity.com Phone: (808)228-7401 Improvemen s consis e o rep acemen o e dilapidated driveway aprons, repair of concrete curbing, and additional beautification measures. The improvements within the City right-of-way were non-standard due to existing conditions, so we prepared and obtained approval of multiple surface encroachment and driveway variance permits. - Living Nuuanu Care Homes* consisted of three assisted residential care homes with 36 total beds along with 2 second floor single family dwellings for use by live-in nurses. The existing building had an addition with a finish floorwithin inches of the regulatory flood elevation of Nuuanu Stream. This required a detailed flood analysis and coordination with the City Floodplain Manager to prove the building addition would remain above the flood plain. The project sewer connection application was originally denied due to the City sewer system being at capacity. Through coordination with the City Wastewater Branch, we were able to propose a connection to a different City sewer system which had additional capacity, but was believed to be too shallow for the project to connect to. Our solution of utilizing an onsite wastewater pump station coupled with a new shallow sewer lateral (which we later received an approved City variance for), allowed the project to move forward instead of being delayed indefinitely until the City could upgrade their system. Island Enginuity Page 7 of 13 Statement of Qualifications lmala Ka eohe,kH196744eet 1 S LAN D C N� IN U i Ty--Phlone: (8 81)228-7401 PROJECT & QUALITY ASSURANCE APPROACH Developers typically have the toughest job on any project team. They are the quarterbacks that direct the rest of the team and need to be consistently meticulous to ensure that all disciplines are coordinating with each other and have a clear understanding of the client's vision. We feel our past experiences puts Island Enginuity in a great position to help AHE GROUP with this colossal responsibility. Based on these past experiences, we would implement the following approaches to ensure any projects we are selected for will be a success: Design & Permitting ❖ Clearly define scope of work at project conception based on design and permitting requirements from similar past projects. This not only helps keep design change orders to a minimum, but also provides a base road map that will guide our team members. ❖ Prepare critical path schedule with all project tasks so that no tasks are overlooked. This also allows our team to focus on the appropriate tasks that have the most impact on the overall project schedule. ❖ Assess engineer workloads prior to assigning projects so that an appropriate amount of time can be given to the project. This improves responsiveness, quality of work, and ensures deadlines are met. ❖ Develop comprehensive understanding of the existing conditions through field investigation and record drawing research. This helps minimize construction related issues and change orders. Have pre -consultation dialogue with permitting agencies so that re -design is avoided and the duration of the permitting process is minimized. ❖ Follow internal quality control review checklists and procedures to ensure that all designs coming out of Island Enginuity have a consistently high level of quality. In addition to standardized checklists, we implement a "design double check" policy where a third Island Enginuity team member not associated with the project provides a final quality control review prior to any submittal. This provides the advantage of a fresh perspective that isn't cluttered with the fine details of the project. Cost Control ❖ Always consider alternative designs that may prove to be a more cost effective approach. For example, on the Ward Avenue Water System Improvement project, we assessed many alternative alignments before selecting the final alignment which was found to be the cheapest alternative that resulted in the least amount of impact to the public. •3 Value engineer early in the design phase with an experienced contractor. Often times the person in the trenches has learned the expensive approaches the hard way on past projects, and is the best candidate to guide the design in the right direction. Over our years in the industry we have worked with many contractors that are willing to provide over -the -shoulder reviews of our designs. Construction ❖ Discuss known potential issues with contractors at pre -construction meetings so that the entire team can have a plan in place in the event that the issues actually arise. For example, if a utility crossing Island Enginuity Page 8 of 13 Statement of Qualifications islan 45-426 e, H1 9 a Street i S LAN DIC N� 1 N U 1 TY 'Phone: (808)228-7 0m Kaneohe, HI 96744 Phone: (808)228-7401 conflict could potentially arise which would require additional time for re -design, we would notify the contractor to first pothole that location to confirm the actual depth of the existing utility. ❖ Prioritize responses to construction RFI's and submittals since time is money once contractors are mobilized. STAFF COMMITMENT If selected for a AHE GROUP project, we will commit the necessary staff and resources to ensure that we meet all project deadlines. Our President will be the direct AHE GROUP point of contact and will manage the project from conception through construction. Although we are a smaller company, we consider ourselves to have a large company capacity due to our efficient use of technology (see following section), honed project management approaches, and strategic staff allocation forecasting. If additional staffing is deemed necessary due to current workload, we have created a robust set of training guidelines and templates that will bring any new staff members up to speed extremely quick so they can start contributing to the project success immediately. TECHNOLOGY Our unique advantage over other consulting firms is that our team members are all thoroughly trained and proficient with the latest engineering software. It is very difficult for most large firms to achieve this since it takes a long time to phase out old practices which they have already made an extensive investment in. Our flagship software is AutoCad Civi13D which bundles drafting, design, and analysis into a "one -stop -shop". This allows 1 of our team members to do the work of a traditional 3 -person team. The 3D modeling capabilities make it possible for our team to virtually build projects so that AUTOCAD CIVIL3D PIPE NETWORK we can make early identification of potential issues and rectify them prior to construction. This results in a significant reduction of design changes during construction which ultimately saves the client time and money. We also utilize many other 3rd party engineering software solutions (such as HydroCAD, EPANET, HEC -RAS, and AutoTurn) as well as productivity and streamlining software (such as Microsoft Office, Microsoft Project, Dropbox, etc.). This not only helps us improve our end product, but also streamlines office operations which in turn allows us to provide first class responsiveness to our clients. REFERENCES Reputation is held paramount by our Island Enginuity team members. As such, we strive to make sure all clients are satisfied with every aspect of our services which we have achieved by providing high quality services with some of the best responsiveness in the industry. This has resulted in many satisfied clients Island Enginuity Page 9 of 13 Statement of Qualifications 45-426 Akimala Street Kaneohe, H196744 1 S LA N D E N(; 1 N U i Ty www.islandenginuity.com Phone: (808)228-7401 over the years. The following table contains a few of these client references from past projects (projects performed under previous employment denoted by *). More references are available upon request. TABLE 1— ISLAND ENGINUITY REFERENCES REFERENCE AGENCY PHONE NO. EMAIL PROJECT Makani Ahe Group ( 808 263-7657 mm@ahe com mm@ahegroup.com p' Rice Camp* & Maeva Kolopua* John Architects (808) 737-8853 John@ArchitectsPacificlnc.com Waipahu, Adversalo Pacific Kamehameha, & Kauluwela Parks Keith Architects (808) 737-8853 Keith@architectspacificinc.com Kilburn Pacific Zoo Preis Bldg Mil*lani Dialysis Gary Herald Armstrong (808) 628-6422 gary@armstrongbuilders.com Center & Kamamalu Assoc. of Chuck Skateboarders (808) 722-2808 chuck.mitsui@gmail.com Ewa Beach Skate Park Mitsui HI Keith Design (808) 949-0044 keith@designpartnersinc.com Rice Camp* Sawamura Partners Inc. David Moats Design (808) 432-9426 dave@designpartnersinc.com Queen Emma Partners Inc. Steve Rice Camp*, Kolopua* GLI Advisors (541) 647-2500 steve.galash@gliadvisors.com Galash & Queen Emma Glen GRS Design Nuuanu* & Rock Cliff (808) 944-4655 grsdes@yahoo.com Kawamoto LLC Senior pcamp@hawaii- Kolopua* & Kolo Phil Camp Hiarchy LLP (808) 721-3411 architecture.net Place* Ron Island Life (808) 226-0307 r_gonzales@hotmail.com Lualualei Subdivision Gonzales Engineering Mark K&C Investments (415) 893-9005 markkramer0l@yahoo.com Makaha* Kramer Inc. Jeff MGA Arch. (808) 791-7171 jeff@mgahawaii.com Waialae Apts. Morrison George Nagamine (808) 535-3004 georgeg@nagamineokawa.com Umauma* & Nimitz ES Gutierrez Jr. Okawa Island Enginuity Page 10 of 13 Statement of Qualifications 45-426 Akimala Streetl S LA N D E N� 1 N U i Ty www.isginuit 0m Kaneohe,H196744 Phone:ne: (80 (808)228-7-7 401 APPENDIXA TEAM RESUMES Island Enginuity Page 11 of 13 Statement of Qualifications 45-426 Akimala Street Kaneohe, H196744 i S LAN DIC N(� 1 N U 1 TY Brian Campbell, P.E., LEEP -AP President & Co -Founder Brian has over 15 years of civil engineering experience throughout all of the Hawaiian Islands. He has worked on hundreds of projects totaling over $100 million in construction costs and ranging from housing to major roadway & utility improvements to educational facilities. He was the first civil engineer in the State of Hawaii to receive certification as a LEED Accredited Professional. Being born and raised in Hawaii, he is dedicated to minimizing impacts to Hawaii's pristine natural environment and promoting sustainable design. Project Experience Kolopua Affordable Housing, Princeville, Kauai ❖ Rice Camp Affordable Senior Housing, Lihue, Kauai •3 Makaha Oceanview Estates, Makaha, Oahu ❖ Kamamalu Affordable Housing, Lihue, Kauai ❖ Lualualei Residential Subdivision, Waianae, Oahu Living Nuuanu Care Homes, Oahu ❖ Rock Cliff Manor Senior Facility, Makiki, Oahu •3 Island Orthopaedics, Waialae, Oahu Alii Kai Subdivision Park, Kona, Big Island ❖ Lyon Arboretum Safety Improvements, Manoa, Oahu •3 Ewa Beach Skate Park Improvements, Ewa, Oahu ❖ Waipahu District Park Improvements, Waipahu, Oahu ❖ Kauluwela Park Improvements, Liliha, Oahu ❖ Kamehameha Park Improvements, Kalihi, Oahu ❖ Honolulu Zoo Preis Bldg. Improvements, Honolulu, Oahu •3 American Electric Warehouse, Mililani, Oahu First Responders Tech Park POC, Mililani, Oahu ❖ ALSCO Warehouse Improvements, Honolulu, Oahu •3 Nawiliwili Roadway Improvements, Lihue, Kauai ❖ Umauma Stream Bridge, Hilo, Big Island ❖ Rice Street-Kapule Highway Intersection, Lihue, Kauai Pauoa Bridge Replacement, Honolulu, Oahu ❖ Ward Ave. Water System Improvements, Honolulu, Oahu •3 Lihue Water System Improvements, Lihue, Kauai Krauss Hall Drainage Improvements, UH Manoa, Oahu ❖ Aliamanu Elementary School Sewer Line, Salt Lake, Oahu •3 Waikele Elem. School Parking Lot, Waipahu, Oahu ❖ Heeia Elem. Parking Lot & Drainage, Kaneohe, Oahu ❖ Nimitz Elem. School Walkway Repairs, Honolulu, Oahu www.islandenginuity.com Phone: (808)228-7401 Years of Experience: 15 Work Experience Island Enginuity: 2016 — Present President Bow Engineering: 2004-2016 Project Manager All Steel Truss Framing: 2004 Framer Omega Construction: 2001— 2003 Equipment Operator/Laborer Education University of Hawaii at Manoa B.S. in Civil Engineering, 2006 Kealakehe High School, 2001 Licenses & Certifications Hawaii PE License (13767-C), 2009 LEED° Accredited Professional, 2007 Professional Organizations American Society of Civil Engineers Association of State Dam Safety Officials American Council of Engineering Companies Island Enginuity Page 12 of 13 Statement of Qualifications Exhibit 7 Location Map - 4 f ao� o ` O .^ y s a K - fit`,,.+ ���Y � r`r� E � �� ',��` � `ay ��' "• i ol 141, ki tic #ice aAcr ",�+�b'.,4Lii��lrt,�4" r Iv hk:� -r",j � �. .;.. �R aA.<<I, ••{tom, GROUP Exhibit 8 Photographs or renderings of the project and site. 20'-0" Side Yard Setback B Respite Landscape Count One -Bedroom 28 i�AN 60 tenance e Rear Yard Setback i! �„ "`' I% 20'-0"Side Yard Setback Total: 100 Units .. I I I I I "1 I I I ' m a I I I I, Future Road Expansion_ _- — J -_. ---------------------- 20'-a' TWO-STORY DWELLINGS ROW Setback A Easement B (8) 2 -BEC 20•-0" C Front Yard Setback D Management Office Community Lanai Unit Count One -Bedroom 28 Two -Bedroom 60 Three -Bedroom 12 Total: 100 Units The images on this board are preliminary and subject to chan( 09/18/2023 Grade Frontal Elevation Scale: 3/16" = 1'-0" 2 -Bed 2 -Bed 683 S.F. 683 S.F. Building Plans FT71 2 -Bed 683 S.F. 64' 2 -Bed 683 S.F. Scale: 3/16'— 1'-0" KUAKINI HEIGHTS - MULTI -FAMILY AFFORDABLE RENTAL BUILDING TYPE B - 2 -BEDS The images on this board are preliminary and subject to change 09/18/2023 WRNSSiUr�[� • Grade Frontal Elevation Scale: 3/16" = 1'-0" 1 -Bed t -Bed 3 -Bed 522 S.F. 522 S.F. 992 S.F. Building Plans KUAKINI HEIGHTS - MULTI -FAMILY AFFORDABLE RENTAL BUILDING TYPE C - 1 -BED / 3 -BEDS 3 -Bed 992 S.F. Scale: 3/16'— V-0" The images on this board are preliminary and subject to change 09/18/2023 WRNSSiUr�[� • Exhibit 9 Survey, if available. � IN �,� ro. t � PEI ��-. � r �" '�! •��-,,Ctrs OPU SUBDIVISION WITCHER ENGINEERING LLP.INFRASTRIXTURE PLANS Exhibit 10 Evidence of site control for the project. PURCHASE AND SALE AGREEMENT THIS PURCHASE AND SALE AGREEMENT (this "Agreement") is made on November 30, 2021 (the "Effective Date"), by and between SCD KONA 108, LLC, a Delaware limited liability company ("Seller") and AHE GROUP, LLC, a Delaware limited liability company ("Buyer"), with reference to the following facts: A. Seller owns certain real property located in Kona, Hawaii, State of Hawaii (the "Seller's Property"). B. Asa part of an overall development strategy to integrate housing at varied income levels, Seller desires to utilize a portion of Seller's Property (such land as is designated therein, the "Affordable Property") for the development of affordable housing (the "Affordable Project"). C. Seller desires to sell, and Buyer desires to acquire, the Affordable Property from Seller on the terms and conditions set forth in this Agreement. In consideration of the mutual covenants and representations herein contained, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Buyer agree as follows: 1. PURCHASE AND SALE Subject to the terms and conditions of this Agreement, Seller hereby agrees to sell and convey to Buyer, and Buyer hereby agrees to purchase from Seller the Affordable Property. The exact boundaries of the Affordable Property will be determined by mutual agreement between Buyer and Seller, however, it will be approximately 10 acres within TMK (3) 7-5-03:07 and (3) 7-5-03:0$. 2. PURCHASE PRICE The total purchase price for the Affordable Property shall be Two Hundred Dollars ($200) (the "Purchase Price"). 3. REPRESENTATIONS AND WARRANTIES 3.1 Buyer's Representations and Warranties. Buyer represents 'and warrants to Seller that as of the date it executes this Agreement and as of Closing: a. Buyer is duly organized, validly existing and in good standing under the laws of the state of its formation. b. Buyer has the full power and authority to execute, deliver and perform its obligations under this Agreement. c. This Agreement and all agreements, instruments and document provided to be executed by Buyer are and as of the Closing will be herein duly authorized, executed and delivered by and are and will be binding upon Buyer. 3.2 Seller's Representations and Warranties. Seller represents and warrants to Buyer that as of the date it executes this Agreement and as of Closing: a. Seller is duly organized, validly existing and in good standing under the laws of the state of its formation. b. Seller has the full power and authority to execute, deliver and perform its obligations under this Agreement. c. Seller is not a "foreign person" as defined in § 1445 of the Internal Revenue Code of 1986, as amended, and the Income Tax Regulations thereunder. 4. CLOSING 4.1 Closing Date, The Closing (the "Closing") shall occur on a date agreed to by Buyer and Seller (the "Closing Date"); provided, however, the Closing Date shall occur within eighteen months (18) years from the Effective Date. 4.2 Closing Conditions. The obligations of Buyer and Seller under this Agreement are expressly conditioned upon the satisfaction of all contingencies and requirements in favor of Buyer and Seller and receipt of all required approvals from any governmental entities having jurisdiction over the Seller's Property. In addition, the obligations of Buyer and Seller are expressly conditioned upon the execution of any agreements that may be required between Buyer and Seller with respect to the proposed development of the Affordable Project, including without limitation, agreements obligating Buyer to construct an access road and install utilities at Buyer's sole cost and expense, in a manner and under terms approved by Buyer and Seller in their sole and absolute discretion. Buyer shall also have the right to review and approve all aspects of the Affordable Property and shall not be obligated to close on the sale of the Affordable Property in the event Buyer disapproves of the condition, legal status or any other aspect of the Affordable Property in any respect. 4.3 Possession. Possession of the Affordable Property shall be delivered to Buyer at the Closing in accordance with the terms of this Agreement. At Closing, Seller shall deliver a deed to Buyer conveying the fee simple interest in the Affordable Property to Buyer (the °Deed"). 4.4 Affordable Housing Credits. Buyer shall retain ownership of the first 68 affordable housing credits generated from the development of the Affordable Project, and Buyer shall assign to Or Seller ownership of all other affordable housing credits generated from the development of the Affordable Project. 5. MISCELLANEOUS S.1 Notices. All notices, demands and requests which may be given or which are required to be given by either party to the other, and any exercise of a right of termination provided by this Agreement, shall be in writing and shall be given by either: (a) personal delivery to the address below, as evidenced by written receipt therefor, whether or not actually received by the person to whom addressed with a copy via telecopy; (b) certified mail, return receipt requested, addressed to the intended recipient at the address specified below, whether or not actually received by the person to whom addressed with a copy via telecopy; or (c) by a nationally recognized overnight delivery service such as FedEx, addressed to such party at the address specified below, whether or not actually received by the person to whom addressed with a copy via telecopy. Such notices shall be deemed delivered on the date shown on the delivery receipt as the date of delivery, the date delivery was refused or the date the item was returned as undeliverable. For purposes of this Section 5.1 the addresses of the parties for all notices are as follows (unless changed by similar notice in writing given by the particular person whose address is to be changed): If to Seller: SCD KONA 108, LLC Attention: Richard Wheelock If to Buyer: Ahe Group, LLC 157 Makawao Street Kailua, Hawaii 96734 Attention: Makani Maeva 5.2 Entire Agreement. This Agreement embodies the entire agreement between the parties relative to the subject matter hereof, and there are no oral or written agreements between the parties, nor any representation made by either party relative to the subject matter hereof, which are not expressly set forth herein. 5.3 Amendment. This Agreement may be amended only by a written instrument executed by the party or parties to be bound thereby. 5.4 Headings. The captions and headings used in this Agreement are for convenience only and do not in any way limit, amplify, or otherwise modify the provisions of this Agreement 5.5 Closing Costs. Except as otherwise expressly provided herein, Seller shall pay, at Closing, any city, county and state transfer and excise taxes, the CLTA portion of the title insurance premium for the owner's policy and any escrow fees and other customary charges of the Title Company. Buyer shall pay, at Closing, the additional cost for extended ALTA coverage, any endorsements requested by Buyer and the cost of a survey or the updating of any survey furnished by Seller. 5.5 Time of Essence. Time is of the essence of this Agreement; however, if the final date of any period which is set out in any provisions of this Agreement falls on a Saturday, Sunday, or legal holiday under the law of the United States or the State of Hawaii, then, in such event, the time of such period shall be extended to the next day which is not a Saturday, Sunday or legal holiday. 5.7 Governing Law. This Agreement shall be governed by the laws of the State of Hawaii. 5.8 Assignment. This Agreement shall bind and inure to the benefit of Seller and Buyer and their respective heirs, executors, administrators, personal and legal representatives, successors and permitted assigns. Buyer may assign its purchase rights under this Agreement, at or before the Closing, to an entity owned or controlled, directly or' indirectly, by Buyer. 5.9 Severability. If any provision of this Agreement is held to be illegal, invalid or unenforceable under present or future laws, such provision shall be fully severable; this Agreement shall be construed and enforced as if such illegal, invalid or unenforceable provision had never compromised a part of this Agreement; and the remaining provisions of this Agreement shall remain in full force and effect and shall not be affected by such illegal, invalid, or unenforceable provision or by its severance from this Agreement. 5.10 Electronic Signatures. This Agreement and any amendment hereto, may be executed and distributed by facsimile or electronically and a copy of this Agreement executed and distributed by facsimile or electronically shall be deemed an original for all purposes. 5.11 Attorneys' Fees. In the event it becomes necessary for either party hereto to take legal action to enforce this Agreement or any provision contained herein, the party prevailing in such suit shall be entitled to recover, in addition to all other remedies or damages, as provided herein, reasonable attorneys' fees incurred in such legal action. 5.12 Multiple Counterparts. This Agreement may be executed in counterparts, each of which shall be an original, but all of which shall constitute one and the same Agreement. 5.13 Merger Provision. Except as otherwise expressly provided herein, any and all rights of action of Buyer for any breach by Seller of any representation, warranty or covenant contained in this Agreement shall merge with the Deed and other instruments executed at Closing, shall terminate at Closing and shall not survive Closing. [SIGNATURE PAGE TO FOLLOW] 4 Date. IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the Effective BUYER AHE GROUP, LLC, A Delaware limited liability company x By: jwVV Makani Maeva, Manager and Sale Member SELLER SCD KONA 108, LLC A�limited liability company ri' 4 -, QIRo( /moi �+i�`C . 4LI��GC1Q By: 'o-ge lea C( 5 FIRST AMENDMENT TO PURCHASE AND SALE AGREEMENT THIS FIRST AMENDMENT TO PURCHASE AND SALE AGREEMENT (this "Amendment") is made on September 26, 2023 (the "Effective Date"), by and between SCD KONA 108, LLC, a Delaware limited liability company ("Seller") and AHE GROUP, LLC, a Delaware limited liability company ("Buyer"), with reference to the following facts: A. Seller and Buyer are parties to that certain Purchase and Sale Agreement dated November 30, 2021 (the "Original Purchase Agreement"). All capitalized terms referred to herein without definition shall have the same meaning set forth in the Agreement. Seller and Buyer desires to extend the Closing Date set forth in the Original Purchase Agreement asset forth herein. In consideration of the mutual covenants and representations herein contained, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Buyer agree as follows: 1. Extension of Closing Date. Paragraph 4.1 of the Original Purchase Agreement is hereby modified to provide that the Closing Date shall occur on or before September 30, 2024. 2. Reinstatement. To the extent that the Agreement may have been terminated prior to the date hereof, the parties hereby reinstate the Agreement and confirm that it remains in full force and effect, as if it had never terminated. 3. Incorporation. The terms of this Amendment are hereby incorporated into and made a part of the Agreement. In the event of a conflict between the terms of this Amendment and the other terms of the Agreement, the terms of this Amendment shall control, Expect as otherwise set for herein, the Agreement shall remain in full force and effect, unmodified hereby. 4. Reaffirmation. The parties hereby reaffirm and ratify the terms and conditions of the Agreement, as modified by this Amendment. 5. Electronic Signatures. This Amendment, when executed by a party, may be delivered to the other party by facsimile signature, PDF or any electronic signature complying with the U.S. federal ESIGN Act of 2000 (e.g., 4vw_w_._;docusign.com') and shall be deemed properly executed and delivered by and binding upon the party so signing upon the electronic transmission to and receipt by the other party of a copy hereof showing the transmitting party's signature hereon. 6. Multiple Counterparts. This Amendment maybe executed in counterparts, each of which shall be an original, but all of which shall constitute one and the same Amendment. [SIGNATURE PAGE TO FOLLOW] Date. IN WITNESS WHEREOF, the parties hereto have executed this Amendment as of the Effective BUYER AHE GROUP, LEG, A Delaware limited liability company By: Akar;V11aeva, Manager and Sole Member SELLER SCD KONA 108, LLC, a Hawaii limited liability company By: Strand Financial Inc., a Nevada corporation Its: Manager By. Name; �5 . Its: Exhibit 11 Copy of any existing note, mortgage, or loan agreement encumbering the project site, if available. Not available. Exhibit 12 Preliminary title report. OLD REPUBLIC Title & Escrow of Hawaii Will „Any Of These Situations Affect your Transaction? 1. Are your principals exchanging this property? 2. Will your principals be using a power of attorney? 3. Are any of the parties on title deceased? 4. Has there been a change of marital status? 5. Do any of the parties signing NOT have a photo ID or Driver's License? 6. Will there be a new entity formed (e.g. Partnership or Corporation)? 7. Have any of the principals recently filed bankruptcy? 8. Are the sellers of this property not residents of the State of Hawaii? 9. Are any of the principals minors? 14. Is this commercial property? If you answered "yes" to any of these questions, Please contact your escrow officer. OLD REPUBLIC TITLE & ESCROW OF HAWAII AHE GROUP 157 Makawao Street Kailua , HI 96734 Attention: Makani Maeva Property Address: PRELIMINARY REPORT 151 Hekili Street, Suite 201 Kallua, HI 96734 (808) 266-0150 Fax: (866) 745-2040 Our Order Number 6812018842 -CK Customer Reference Makani Maeva When Replying Please Contact: Corinne Kaonohi Escrow Officer CKaonohi@ortc.com (808) 266-0150 Lots 6-13-1-A, 6-13-2-A and 6 -B -3-A, Kailua Kona, HI 96740 In response to the above referenced application for a policy of title insurance, OLD REPUBLIC TITLE & ESCROW OF HAWAII, as issuing Agent of Old Republic National Title Insurance Company, hereby reports that it is prepared to issue, or cause to be issued, as of the date hereof, a Policy or Policies of Title Insurance describing the land and the estate or interest therein hereinafter set forth, insuring against loss which may be sustained by reason of any defect, lien or encumbrance not shown or referred to as an Exception below or not excluded from coverage pursuant to the printed Schedules, Conditions and Stipulations of said policy forms. The printed Exceptions and Exclusions from the coverage of said Policy or Policies are set forth in Exhibit I attached. Copies of the Policy forms should be read. They are available from the office which issued this report. Please read the exceptions shown or referred to below and the exceptions and exclusions set forth in Exhibit I of this report carefully. The exceptions and exclusions are meant to provide you with notice of matters which are not covered under the terms of the title insurance policy and should be carefully considered. It is important to note that this preliminary report is not a written representation as to the condition of title and may not list all liens, defects, and encumbrances affecting title to the land. This report (and any supplements or amendments hereto) is issued solely for the purpose of facilitating the issuance of a policy of title insurance and no liability is assumed hereby. If it is desired that liability be assumed prior to the issuance of a policy of title insurance, a Binder or Commitment should be requested. Dated as at November 7, 2023, at 8;00 AM OLD REPUBLIC TITLE & ESCROW OF HAWAII For Exceptions Shown or Referred to, See Attached Page 1 of 8 Pages ORT 3158-A (Rev. 08/07/08) OLD REPUBLIC TITLE & ESCROW OF HAWAII ORDER NO. 6812018842 -CK The form of policy of title insurance contemplated by this report is: CLTA Standard Coverage Policy -1990; AND ALTA Loan Policy of Title Insurance - 2021. A specific request should be made if another form or additional coverage is desired. The estate or interest in the land hereinafter described or referred or covered by this Report is: Fee Simple Title to said estate or interest at the date hereof is vested in: SCD KONA 108, LLC, a Hawaii limited liability company The land referred to in this Report is situated in the State of Hawaii, and described as follows: See Legal Description Exhibit. At the date hereof exceptions to coverage in addition to the Exceptions and Exclusions in said policy form would be as follows: 1. Taxes and assessments, general and special, which are a lien, whether due, payable, delinquent or otherwise, for the fiscal year 2023 - 2024: Tax Map Key 3-7-5-003-007 (PARCEL FIRST - LOT 6 -B -1-A) 3-7-5-003-008 (PARCEL SECOND - LOT 6 -B -2-A) 3-7-5-003-009 (PARCEL THIRD - LOT 6 -B -3-A) 3-7-5-003-035 (PARCEL FOURTH - ROAD EXTENSION) 2. Mineral and water rights of any nature in favor of the State of Hawaii. 3. Terms and provisions as contained in an instrument, Entitled DESIGNATION OF EASEMENT Dated November 3, 1992 Recorded November 20, 1992 in the Bureau of Conveyances, State of Hawaii, as Document No. 92-189495 The foregoing Designation of Easement was amended/confirmed by DESIGNATION OF EASEMENT dated June 26, 2001, recorded November 28, 2001 in the Bureau of Conveyances, State of Hawaii, as Document No. 2001-185291. 2 of 8 ORT 3158-5 OLD REPUBLIC TITLE & ESCROW OF HAWAII ORDER NO. 6812018842 -CK 4. Terms and provisions as contained in an instrument, Entitled AGREEMENT RE EASEMENTS Dated : March 4, 1996 Recorded April 10, 1996 in the Bureau of Conveyances, State of Hawaii, as Document No. 96-048749 5. Terms and provisions as contained in an instrument, Entitled GRANT OF EASEMENT Dated : March 4, 1996 Recorded April 10, 1996 in the Bureau of Conveyances, State of Hawaii, as Document No. 96-048751 6. Terms and provisions as contained in an instrument, Entitled NOTICE OF IMPOSITION OF CONDITIONS BY THE LAND USE COMMISSION Dated June 26, 1998 Recorded July 1, 1998 in the Bureau of Conveyances, State of Hawaii, as Document No. 98-095226 7. Terms and provisions as contained in an instrument, Entitled DECLARATION OF CONDITIONS APPLICABLE TO AN AMENDMENT OF DISTRICT BOUNDARY FROM AGRICULTURAL TO URBAN Dated September 29, 1998 Recorded December 16, 1998 in the Bureau of Conveyances, State of Hawaii, as Document No. 98-188658 8. Terms and provisions as contained in an instrument, Entitled GRANT OF ACCESS AND UTILITY EASEMENT Recorded November 28, 2001 in the Bureau of Conveyances, State of Hawaii, as Document No. 2001-185300 3 of 8 ORT 3158-B J, 10. 11. iV) 13. ORT 3158-5 OLD REPUBLIC TITLE & ESCROW OF HAWAII ORDER NO. 6812018842 -CK Terms and provisions as contained in an instrument, Entitled MEMORANDUM AGREEMENT Dated November 28, 2001 Recorded . November 28, 2001 in the Bureau of Conveyances, State of Hawaii, as Document No. 2001-185301 Terms and provisions as contained in an instrument, Entitled GRANT OF ACCESS FOR EXTENDED ROADWAY AND UTILITY EASEMENT Dated : September 7, 2004 Recorded September 7, 2004 in the Bureau of Conveyances, State of Hawaii, as Document No. 2004-182503 Terms and provisions as contained in an instrument, Entitled GRANT OF ROADWAY EASEMENT (PORTION OF ROAD A AND PORTION OF ROAD B) Dated September 7, 2004 Recorded September 7, 2004 in the Bureau of Conveyances, State of Hawaii, as Document No. 2004-182504 Terms and provisions as contained in an instrument, Entitled GRANT OF DRAINAGE AND DEBRIS BASIN EASEMENT Dated September 7, 2004 Recorded September 7, 2004 in the Bureau of Conveyances, State of Hawaii, as Document No. 2004-182505 Terms and provisions as contained in an instrument, Entitled GRANT OF DRAINAGE EASEMENT Dated September 7, 2004 Recorded September 7, 2004 in the Bureau of Conveyances, State of Hawaii, as Document No. 2004-182506 am 14 15. ORT 3158-5 OLD REPUBLIC TITLE & ESCROW OF HAWAII ORDER NO. 681.2018842 -CK Mortgage to secure an indebtedness of $5,643,000.00 Mortgagor SCD KONA 108, LLC, a Hawaii limited liability company Mortgagee SCD KONA 55, L.L.C., a Nevada limited liability company Dated September 7, 2004 Recorded September 7, 2004 in the Bureau of Conveyances, State of Hawaii, as Document No. 2004-182508 NOTE: This Mortgage secures a Shared Appreciation Doan Old Republic Title and Escrow of Hawaii, Ltd. will require that a properly executed and valid Release of the Mortgage of said Mortgage be recorded prior to or concurrently with any documents pertaining to the sale or mortgage of the property described herein unless said Mortgage is intended to be assumed. Terms and provisions as contained in an instrument, Entitled GRANT OF ROADWAY AND UTILITY EASEMENT (LOT R-1) Dated January 9, 2006 Recorded April 6, 2006 in the Bureau of Conveyances, State of Hawaii, as Document No. 2006-064967 5of8 OLD REPUBLIC TITLE & ESCROW OF HAWAII ORDER NO. 6812018842 -CK 16. Matters as shown on the subdivision map prepared by Chrystal Thomas Yamasaki, Licensed Professional Land Surveyor (Certificate No. 4331) with Wes Thomas Associates, dated November 16, 2016, approved by the Planning Department of the County of Hawaii on April 25, 2023 (Final Subdivision Approval No. SUB -16-001680), disclosed by AFFIDAVIT OF CHRYSTAL THOMAS YAMASAKI recorded May 24, 2023 in the Bureau of Conveyances, State of Hawaii, as Document No. A-85440597, as follows: A. Existing Easement" D-2" for Drainage Purposes affecting Lots 6 -B -1-A and 6 -B -2-A. Said Easement "D-2" is described in and subject to that certain Grant of Drainage Easement dated September 7, 2004, recorded September 7, 2004 in the Bureau of Conveyances, State of Hawaii, as Document No. 2004-182506, B. .seep Trail affecting Lots 6 -B -1-A and 6 -B -2-A. C. Road affecting Lot 6 -B -3-A. D. Zone X (areas determined to be outside the 0.2% annual chance floodplain) and Zone A (special flood hazard areas subject to inundation by the 1% annual chance flood, no BFE determined) as per Flood Insurance Rate Map (F.I.R.M.) Community - Panel Number 155166 0712 D, revised May 16, 1994 and further revised by LOMR dated February 27, 2004 as indicated on the final subdivision plat map for Subdivision Number SUB -16-001680 pn file with the County Planning Department, affecting Lot 6 -B -2-A. 17. Rights of tenants in possession as tenants only under unrecorded leases. 18. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 19. Any facts, rights, interests, or claims that are not shown by the Public Records at Date of Policy but that could be (a) ascertained by an inspection of the Land, or (b) asserted by persons or parties in possession of the Land. 20. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records at Date of Policy. 21. Any encroachment, encumbrance, violation, variation, easement, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records at Date of Policy. 6 of 8 ORT 3158-B OLD REPUBLIC TITLE & ESCROW OF HAWAII ORDER NO. 6812018842 -CK 22. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records. 23. Any lien or right to a lien for services, labor, material or equipment unless such lien is shown by the Public Records at Date of Policy. 24. Any claim to (a) ownership of or rights to minerals and similar substances, including but not limited to ores, metals, coal, lignite, oil, gas, uranium, clay, rock, sand, and gravel located in, on, or under the Land or produced from the Land, whether such ownership or rights arise by lease, grant, exception, conveyance, reservation, or otherwise; and (b) any rights, privileges, immunities, rights of way, and easements associated therewith or appurtenant thereto, whether or not the interests or rights excepted in (a) or (b) appear in the Public Records or are shown in Schedule B. 25. The requirement that this Company be provided with a suitable Owner's Declaration (form ORT 174). The Company reserves the right to make additional exceptions and/or requirements upon review of the Owner's Declaration. 26. Prior to the issuance of any policy of title insurance, the Company will require the following evidence, satisfactory to the Company, with respect to SCD KONA 108, LLC: (a) Documentation as to the due formation and continued existence under the laws of the State of its incorporation or organization. (b) Copies of its by-laws, operating agreement, or partnership agreement, as applicable, and any amendments thereto, together with a current list of all members or partners, as applicable. (c) Documents from the board of directors or members authorizing this transaction and identifying the officers or individuals authorized to execute documents required for this transaction on behalf of the entity. (d) The same documentation for each entity member or partner of SCD KONA 108, LLC. The Company reserves the right to make additional exceptions and/or requirements upon examination of the foregoing. 7 of 8 ORT 3158-B OLD REPUBLIC TITLE & ESCROW OF HAWAII ORDER NO. 6812018842 -CK 27. Prior to the issuance of any policy of title insurance, the Company will require the following evidence, satisfactory to the Company, with respect to STRAND FINANCIAL, INC.: (a) Documentation as to the due formation and continued existence under the laws of the State of its incorporation or organization. (b) Copies of its by-laws, operating agreement, or partnership agreement, as applicable, and any amendments thereto, together with a current list of all members or partners, as applicable. (c) Documents from the board of directors or members authorizing this transaction and identifying the officers or individuals authorized to execute documents required for this transaction on behalf of the entity. (d) The same documentation for each entity member or partner of STRAND FINANCIAL, INC.. The Company reserves the right to make additional exceptions and/or requirements upon examination of the foregoing. -------------------- Informational Notes ------------------- A. There is hereby omitted from any covenants, conditions, restrictions, reservations, agreements, obligations, easements and other provisions, any covenants or restrictions, if any, based upon race, color, religion, sex, including gender identity or expression, sexual orientation, handicap, disability, age, marital status, familial status, national origin, ancestry, source of income, etc., as set forth in applicable state or federal law, unless and only to the extent that said covenant or restriction is permitted by applicable law. Lawful restrictions under state or federal law on the age of occupants in senior housing or housing for older persons shall not be construed as restrictions based on familial status. 8 of 8 ORT 3158-5 ORDER NO.: 6812018842 -CK LEGAL DESCRIPTION EXHIBIT The land referred to in this Report is situated in the State of Hawaii, and described as follows: PARCEL FIRST: LOT 6 -B -1-A Land situated approximately 1,000 feet Easterly of Mohala Drive and approximately 1,100 feet Easterly of Hawaii Belt Road (F.A.P. No. 11A-03-69) at Lanihau 2nd, Moeauoa 1st and Moeauoa 2nd, North Kona, Island and County of Hawaii, State of Hawaii. Being portions of: Lot 6-B-1; Lot 6-8-2; Grant 1861, Apana 1 to Kahiamoe; and Royal Patent 8126, Land Commission Award 9971, Apana 27 to W. P. Leleiohoku. Beginning at the Northeasterly corner of this parcel of land; being also the Northwesterly corner of Lot 6 -B -2-A of this subdivision, and a point on the Southerly boundary of Royal Patent 7456, Land Commission Award 8559-B, Apana 11 to W. C. Lunalilo, the coordinates of said point of beginning referred to Government Survey Triangulation Station "KAILUA (NORTH MERIDIAN)" being 2,394.58 feet North and 3,848.06 feet East and running by azimuths measured clockwise from True South: 1. 3290 51' 435.04 feet along Lot 6 -B -2-A of this subdivision and along the remainders of Lot 6-8-2 and Grant 1861, Apana 1 to Kahiamoe to a point; 2. 591, 51' 501.62 feet along Lot 6 -B -2-A of this subdivision and along the remainders of Lot 6-B-2, Lot 6-B-1 and Grant 1861, Apana 1 to Kahiamoe to a point; Thence, following along Lot 6 -B -2-A of this subdivision and along the remainders of Lot 6-B-1, Grant 1861, Apana 1 to Kahlamoe and Royal Patent 8126, Land Commission Award 9971, Apana 27 to W. P. Leleiohoku on a curve to the left with a radius of 300.00 feet, the chord azimuth and distance being: 3. 350 38' 10" 246.09 feet to a point; Page 1 of 14 4. 110 25' 20" 259.36 feet along Lot 6 -B -2-A of this subdivision and along the remainders of Lot 6-B-1 and Royal Patent 8126, Land Commission Award 9971, Apana 27 to W. P. Leleiohoku to a point; Thence, following along Lot 6 -B -2-A of this subdivision and along the remainders of Lot 6-13-1 and Royal Patent 8126, Land Commission Award 9971, Apana 27 to W. P. Leleiohoku on a curve to the right with a radius of 330.00 feet, the chord azimuth and distance being: 5. 110 47' 37" 4.28 feet to a point; 6. 570 41' 10" 248.07 feet along middle of stonewall and along Land Commission Award 11216, Apana 39 to M. Kekauonohi to a point; 7. 1470 39' 40" 543.85 feet along Lot 6 -A -1-A and along the remainders of Royal Patent 8126, Land Commission Award 9971, Apana 27 to W. P. Leleiohoku and Grant 1861, Apana 1 to Kahiamoe to a point; Thence, for the next twelve (12) courses following along middle of stonewall and along Royal Patent 7456, Land Commission Award 8559- B, Apana 11 to W. C. Lunalilo; 8. 2440 30' 40" 39.70 feet to a point; 9. 2340 11' 10" 205.64 feet to a point; 10. 2460 22' 93.45 feet to a point; 11. 2400 17' 38.24 feet to a point; 12. 2330 22' 40" 161.83 feet to a point; 13. 2240 101 20" 231.44 feet to a point; 14. 2260 13' 11" 4.88 feet to a point; 15. 22311 51' 40" 118.53 feet to a point; 16. 2050 11' 7.41 feet to a point; 17. 2090 14' 34.30 feet to a point; 18. 2170 04' 90.27 feet to a point; Page 2 of 14 19. 2430 29' 40" 66.47 feet to the point of beginning and containing an area of 10.829 Acres. TOGETHER WITH, an easement for Ingress and Egress purposes, over and across Tax Map Key: (3) 7-5-003: 003, as granted in DESIGNATION OF EASEMENT, dated November 3, 1992, and being more particularly described in Document Number 92-189495 as recorded at the Bureau of Conveyances of the State of Hawaii, and subject to the covenants and conditions contained therein, as amended and restated by DESIGNATION OF EASEMENT, dated June 26, 2001, and being more particularly described in Document Number 2001-185291 as recorded at the Bureau of Conveyances of the State of Hawaii, affecting Tax Map Key: (3) 7-5-037: 024. ALSO TOGETHER WITH, a perpetual non-exclusive easement for Egress and Ingress Purposes, over and across ROAD "A" CROSSROADS, as granted in Grant of Easement dated March 4, 1996 and being more particularly described in Document Number 1996-048751 as recorded at the Bureau of Conveyances of the State of Hawaii; and subject to the terms and provisions, including the failure to comply with any covenants, conditions and reservations, contained therein. ALSO TOGETHER WITH, the right in the nature of a perpetual and non-exclusive easement for Roadway, Slope/Cut, Drainage Channel and Underground Utility Purposes, including the right to construct, install, maintain, repair, operate, replace and remove roadway, utility, and channel improvements over, on, across, under and through Roadway Easement situate on Tax Map Key: (3) 7-5-003: 005, granted by Grant of Access and Utility Easement and being more particularly described in Document Number 2001-185300 as recorded at the Bureau of Conveyances of the State of Hawaii. ALSO TOGETHER WITH, the right in the nature of a perpetual and non-exclusive easement for Roadway, Slope/Cut and Underground Utility Purposes, including the right to construct, install, maintain, repair, operate, replace and remove roadway and utility improvements over, on, across, under and through that certain Roadway Easement situate on Tax Map Key: (3) 7-5-003: 005, granted by Grant of Access for Extended Roadway and Utility Easement and being more particularly described in Document Number 2004-182503 as recorded at the Bureau of Conveyances of the State of Hawaii. ALSO TOGETHER WITH, the right in the nature of a perpetual and non-exclusive easement for Roadway Purposes, over, on, across, under and through that certain Roadway Easement situate on Tax Map Key: (3) 7-5-003: 006, granted by Grant of Access and Roadway Easement (Portion of Road A and Portion of Road B) and being more particularly described in Document Number 2004-182504 as recorded at the Bureau of Conveyances of the State of Hawaii. ALSO TOGETHER WITH, existing Easement "D-1", the right in the nature of a perpetual and non-exclusive easement for Drainage Purposes, including the right to construct, install, maintain, repair, operate, replace and remove drainage improvements and a debris basin over, on, across, under and through that certain Drainage Easement situate on Tax Map Key: (3) 7-5- 003: 005, granted by Grant of Drainage and Debris Basin Easement and being more particularly described in Document Number 2004-182505 as recorded at the Bureau of Conveyances of the State of Hawaii. Page 3of14 ALSO TOGETHER WITH, the remainder portion of Easement "D-2", the right in the nature of a perpetual and non-exclusive easement for Drainage Purposes, over, on, across, under and through that certain Drainage Easement situate on Tax Map Key: (3) 7-5-003: 007, granted by Grant of Access and Utility Easement and being more particularly described in Document Number 2004-182506 as recorded at the Bureau of Conveyances of the State of Hawaii. ALSO TOGETHER WITH, the right in the nature of a perpetual and non-exclusive easement for Roadway Purposes, over, on, across, under and through Lot R-1 (Roadway Lot — To be Dedicated) of Mohala Kona Village, granted by Grant of Roadway and Utility Easement (Lot R-1) and being more particularly described in Document Number 2006-064967, as recorded at the Bureau of Conveyances of the State of Hawaii. PARCEL SECOND: LOT 6 -B -2-A Land situated approximately 1,300 feet Easterly of Mohala Drive and approximately 1,400 feet Easterly of Hawaii Belt Road (F.A.P. No. 11A-03-69) at Lanihau 2nd, Moeauoa 1st and Moeauoa 2nd, North Kona, Island and County of Hawaii, State of Hawaii. Being portions of: Lot 6-8-1; Lot 6-B-2; Lot 6-B-3; Grant 1861, Apana 1 to Kahiamoe; Grant 1635 to J. L. Waiau; Grant 1601 to Kanehailua; and Royal Patent 8126, Land Commission Award 9971, Apana 27 to W. P. Leleiohoku. Beginning at the Northwesterly corner of this parcel of land, being also the Northeasterly corner of Lot 6 -B -1-A of this subdivision, and a point on the Southerly boundary of Royal Patent 7456, Land Commission Award 8559-B, Apana 11 to W. C. Lunalilo, the coordinates of said point of beginning referred to Government Survey Triangulation Station "KAILUA (NORTH MERIDIAN)" being 2,394.58 feet North and 3,848.06 feet East and running by azimuths measured clockwise from True South: Thence, for the next twenty-five (25) courses following along middle of stonewall and along Royal Patent 7456, Land Commission Award -8559-B, Apana 11 to W. C. Lunalilo: 1. 2430 29' 40" 86.94 feet to a point; 2. 2460 27' 50" 118.06 feet to a point, 3. 2520 24' 24.46 feet to a point; 4. 2580 11' 31.36 feet to a point; Page 4 of 14 5. 2450 03' 29.12 feet to a point; 6. 1700 04' 4.64 feet to a point; 7. 24111 13' 74.64 feet to a point; 8. 2500 06' 10" 146.57 feet to a point; 9. 2410 32' 20" 202.99 feet to a point; 10. 2320 29' 30" 136.90 feet to a point; 11. 2350 38' 63.97 feet to a point; 12. 234° 03' 104.46 feet to a point; 13. 2280 56' 45" 215.09 feet to a point; 14. 2400 39' 30" 133.49 feet to a point; 15. 2300 59' 27.83 feet to a point; 16. 2300 44' 20" 133.91 feet to a point; 17. 2360 15' 64.59 feet to a point; 18. 2320 28' 30" 202.67 feet to a point; 19. 23911 04' 40" 312.24 feet to a point; 20. 2400 29' 77.40 feet to a point; 21. 2430 20' 10" 608.49 feet to a point; 22. 2330 28' 40" 219.42 feet to a point; 23. 2380 57' 217.41 feet to a point; 24. 24111 44' 50" 352.74 feet to a point; 25. 245" 01' 37.72 feet to a point; 26. 3240 00' 888.78 feet along the Westerly side of the Hienaloli- Kahului Road Extension and along the remainders of Lot 6-8-3, Grant 1635 to J. L. Waiau, Grant 1601 to Kanehailua and Royal Patent 8126, Land Commission Award 9971, Apana 27 to W. P. Leleiohoku to a point; Page 5 of 14 Page 6 of 14 Thence, for the next sixteen (16) courses following along middle of stonewall and along Land Commission Award 11216, Apana 39 to M. Kekauonohi: 27. 530 20' 30" 89.73 feet to a point; 28. 850 23' 22.52 feet to a point; 29. 430 42' 26.02 feet to a point; 30. 560 45' 50" 334.08 feet to a point; 31. 600 55' 30" 408.67 feet to a point; 32. 570 37' 30" 297.62 feet to a point; 33. 600 26' 50" 204.78 feet to a point; 34. 610 22' 40" 300.32 feet to a point; 35. 680 06' 10.95 feet to a point; 36. 65° 43' 20" 262.90 feet to a point; 37. 650 03' 10" 479.85 feet to a point; 38. 660 02' 345.18 feet to a point; 39. 600 36' 30" 503.03 feet to a point; 40. 630 21' 10" 423.04 feet to a point; 41. 610 17' 50" 364.35 feet to a point; 42. 570 41' 10" 536.00 feet to a point; Thence, for the next five (5) courses following along Lot 6-13-1-A of this subdivision: Thence, from a tangent azimuth of 1920 09' 54" following along the remainders of Lot 6- B-1 and Royal Patent 8126, Land Commission Award 9971, Apana 27 to W. P. Leleiohoku on a curve to the left with a radius of 330.00 feet, the chord azimuth and distance being: 43. 2910 47' 37" 4.28 feet to a point; Page 6 of 14 44. 1910 25' 20" 259.36 feet along the remainders of Lot 6-B-1 and Royal Patent 8126, Land Commission Award 9971 , Apana 27 to W. P. Leleiohoku to a point; Thence, following along the remainders of Lot 6-B-1, Royal Patent 8126, Land Commission Award 9971, Apana 27 to W. P. Leleiohoku and Grant 1861, Apana 1 to Kahiamoe on a curve to the right with a radius of 300.00 feet, the chord azimuth and distance being: 45. 2150 38' 10" 246.09 feet to a point; 46. 2390 51' 501.62 feet along the remainders of Lot 6-B-1, Lot 6-B-2 and Grant 1861, Apana 1 to Kahiamoe to a point; 47. 149° 51' 435.04 feet along the remainders of Lot 6-B-1 and Grant 1861, Apana 1 to Kahiamoe to the point of beginning and containing an area of 75.012 Acres. TOGETHER WITH, an easement for Ingress and Egress purposes, over and across Tax Map Key: (3)7-5-003: 003, as granted in DESIGNATION OF EASEMENT, dated November 3, 1992, and being more particularly described in Document Number 92-189495 as recorded at the Bureau of Conveyances of the State of Hawaii, and subject to the covenants and conditions contained therein, as amended and restated by DESIGNATION OF EASEMENT, dated June 26, 2001, and being more particularly described in Document Number 2001-185291 as recorded at the Bureau of Conveyances of the State of Hawaii, affecting Tax Map Key: (3) 7-5-037: 024. ALSO TOGETHER WITH, a perpetual non-exclusive easement for Egress and Ingress Purposes, over and across ROAD "A" CROSSROADS, as granted in Grant of Easement dated March 4, 1996 and being more particularly described in Document Number 1996-048751 as recorded at the Bureau of Conveyances of the State of Hawaii; and subject to the terms and provisions, including the failure to comply with any covenants, conditions and reservations, contained therein. ALSO TOGETHER WITH, the right in the nature of a perpetual and non-exclusive easement for Roadway, Slope/Cut, Drainage Channel and Underground Utility Purposes, including the right to construct, install, maintain, repair, operate, replace and remove roadway, utility, and channel improvements over, on, across, under and through Roadway Easement situate on Tax Map Key. (3) 7-5-003: 005, granted by Grant of Access and Utility Easement and being more particularly described in Document Number 2001-185300 as recorded at the Bureau of Conveyances of the State of Hawaii. ALSO TOGETHER WITH, the right in the nature of a perpetual and non-exclusive easement for Roadway, Slope/Cut and Underground Utility Purposes, including the right to construct, install, maintain, repair, operate, replace and remove roadway and utility improvements over, on, across, under and through that certain Roadway Easement situate on Tax Map Key: (3) 7-5-003: 005, granted by Grant of Access for Extended Roadway and Utility Easement and being more particularly described in Document Number 2004-182503 as recorded at the Bureau of Conveyances of the State of Hawaii. Page 7 of 14 ALSO TOGETHER WITH, the right in the nature of a perpetual and non-exclusive easement for Roadway Purposes, over, on, across, under and through that certain Roadway Easement situate on Tax Map Key: (3) 7-5-003: 006, granted by Grant of Access and Roadway Easement (Portion of Road A and Portion of Road B) and being more particularly described in Document Number 2004-182504 as recorded at the Bureau of Conveyances of the State of Hawaii. ALSO TOGETHER WITH, existing Easement "D-1", the right in the nature of a perpetual and non-exclusive easement for Drainage Purposes, including the right to construct, install, maintain, repair, operate, replace and remove drainage improvements and a debris basin over, on, across, under and through that certain Drainage Easement situate on Tax Map Key: (3) 7-5- 003: 005, granted by Grant of Drainage and Debris Basin Easement and being more particularly described in Document Number 2004-182505 as recorded at the Bureau of Conveyances of the State of Hawaii. ALSO TOGETHER WITH, the remainder portion of Easement "D-2", the right in the nature of a perpetual and non-exclusive easement for Drainage Purposes, over, on, across, under and through that certain Drainage Easement situate on Tax Map Key: (3) 7-5-003: 007, granted by Grant of Access and Utility Easement and being more particularly described in Document Number 2004-182506 as recorded at the Bureau of Conveyances of the State of Hawaii. ALSO TOGETHER WITH, the right in the nature of a perpetual and non-exclusive easement for Roadway Purposes, over, on, across, under and through Lot R-1 (Roadway Lot — To be Dedicated) of Mohala Kona Village, granted by Grant of Roadway and Utility Easement (Lot R-1) and being more particularly described in Document Number 2006-064967, as recorded at the Bureau of Conveyances of the State of Hawaii. 17,11.0A01:II0"D LOT 6 -B -3-A Land situated approximately 5,900 feet Easterly of Mohala Drive and approximately 5,700 feet Easterly of Hawaii Belt Road (F.A.P. No. 11A-03-69) at Lanihau 2nd, Moeauoa 1st and Moeauoa 2nd, North Kona, Island and County of Hawaii, State of Hawaii. Being portions of: Lot 6-B-3; Grant 1635 to J. L. Waiau; Grant 1601 to Kanehallua; and Royal Patent 8126, Land Commission Award 9971, Apana 27 to W. P. Leleiohoku. Beginning at the Southwesterly corner of this parcel of land, being also the Southeasterly corner of Hienaloli-Kahului Road Extension and being a point on the Northerly boundary of Land Commission Award 11216, Apana 39 to M. Kekauonohi, the coordinates of said point of beginning referred to Government Survey Triangulation Station °KAILUA (NORTH Page 8 of 14 MERIDIAN)" being 3,568.83 feet North and 7,532.76 feet East and running by azimuths measured clockwise from True South: 1. 144" 00' 871.03 feet along Nienaloli-Kahului Road Extension and along the remainders of Lot 6-13-3, Royal Patent 8126, Land Commission Award 9971, Apana 27 to W. P. Leleiohoku, Grant 1601 to Kanehailua and Grant 1635 to J. L. Waiau to a point; Thence, for the next eleven (11) courses following along middle of stonewall and along Royal Patent 7456, Land Commission Award 8559- B, Apana 11 to W. C. Lunalilo: 2. 2470 09' 35" 94.42 feet to a point; 3. 2510 20' 10" 213.74 feet to a point; 4. 2360 34' 20" 136.75 feet to a point; 5. 2270 08' 23.15 feet to a point; 6. 2180 45' 37.31 feet to a point; 7. 2230 07' 39.68 feet to a point; 8. 2140 03' 74.16 feet to a point; 9. 2160 52' 87.11 feet to a point; 10. 2060 49' 20" 116.67 feet to a point; 11. 2130 37' 30" 95.40 feet to a point; 12. 21811 49' 30" 124.29 feet to a point; 13. 32111 19' 46.13 feet along Lot 7-A-1 and along the remainder of Grant 1635 to J. L. Waiau to a point; 14. 3230 28' 20" 127.50 feet along Royal Patent 3991, Land Commission Award 7378, Apana 2 to Kahelepo to a point; 15. 3200 42' 40" 105.89 feet along the remainder of Grant 1635 to J. L. Waiau to a point; 16. 3270 05' 45" 316.31 feet along the remainder of Grant 1601 to Kanehailuato a point; Thence, for the next four (4) courses following along Lot 6 and along the reminder of Royal Patent 8126, Land Commission Award 9971, Apana 27 to W. P. Leleiohoku: Page 9of14 17. 3070 35' 45" 166.06 18. 3430 23' 94.02 19. 3230 27' 72.52 20. 3070 52' 20" 174.68 21. 760 20' 17.38 feet to a point; feet to a point; feet to a point; feet to a point; feet along the remainder of Road to a point; Thence, for the next five (5) courses following along middle of stone wall and along Land Commission Award 11216, Apana 39 to M. Kekauonohi. 22. 680 36' 40" 187.10 feet to a point; 23. 550 45' 41" 129.12 feet to a point; 24. 560 31' 10" 116.97 feet to a point; 25. 550 45' 15" 402.04 feet to a point; 26. 640 25' 20" 212.51 feet to the point of beginning and containing an area of 20.718 Acres. TOGETHER WITH, an easement for Ingress and Egress purposes, over and across Tax Map Key: (3) 7-5-003: 003, as granted in DESIGNATION OF EASEMENT, dated November 3, 1992, and being more particularly described in Document Number 92-189495 as recorded at the Bureau of Conveyances of the State of Hawaii, and subject to the covenants and conditions contained therein, as amended and restated by DESIGNATION OF EASEMENT, dated June 26, 2001, and being more particularly described in Document Number 2001-185291 as recorded at the Bureau of Conveyances of the State of Hawaii, affecting Tax Map Key: (3) 7-5-037: 024. ALSO TOGETHER WITH, a perpetual non-exclusive easement for Egress and Ingress Purposes, over and across ROAD "A" CROSSROADS, as granted in Grant of Easement dated March 41 1996 and being more particularly described in Document Number 1996-048751 as recorded at the Bureau of Conveyances of the State of Hawaii; and subject to the terms and provisions, including the failure to comply with any covenants, conditions and reservations, contained therein. ALSO TOGETHER WITH, the right in the nature of a perpetual and non-exclusive easement for Roadway, Slope/Cut, Drainage Channel and Underground Utility Purposes, including the right to construct, install, maintain, repair, operate, replace and remove roadway, utility, and channel improvements over, on, across, under and through Roadway Easement situate on Tax Map Key: (3) 7-5-003: 005, granted by Grant of Access and Utility Easement and being more particularly described in Document Number 2001-185300 as recorded at the Bureau of Conveyances of the State of Hawaii. Page 10 of 14 ALSO TOGETHER WITH, the right in the nature of a perpetual and non-exclusive easement for Roadway, Slope/Cut and Underground Utility Purposes, including the right to construct, install, maintain, repair, operate, replace and remove roadway and utility improvements over, on, across, under and through that certain Roadway Easement situate on Tax Map Key: (3) 7-5-003: 005, granted by Grant of Access for Extended Roadway and Utility Easement and being more particularly described in Document Number 2004-182503 as recorded at the Bureau of Conveyances of the State of Hawaii. ALSO TOGETHER WITH, the right in the nature of a perpetual and non-exclusive easement for Roadway Purposes, over, on, across, under and through that certain Roadway Easement situate on Tax Map Key: (3) 7-5-003: 006, granted by Grant of Access and Roadway Easement (Portion of Road A and Portion of Road B) and being more particularly described in Document Number 2004-182504 as recorded at the Bureau of Conveyances of the State of Hawaii. ALSO TOGETHER WITH, existing Easement "D-1", the right in the nature of a perpetual and non-exclusive easement for Drainage Purposes, including the right to construct, install, maintain, repair, operate, replace and remove drainage improvements and a debris basin over, on, across, under and through that certain Drainage Easement situate on Tax Map Key: (3) 7-5- 003: 005, granted by Grant of Drainage and Debris Basin Easement and being more particularly described in Document Number 2004-182505 as recorded at the Bureau of Conveyances of the State of Hawaii. ALSO TOGETHER WITH, the remainder portion of Easement "D-2", the right in the nature of a perpetual and non-exclusive easement for Drainage Purposes, over, on, across, under and through that certain Drainage Easement situate on Tax Map Key: (3) 7-5-003: 007, granted by Grant of Access and Utility Easement and being more particularly described in Document Number 2004-182506 as recorded at the Bureau of Conveyances of the State of Hawaii. ALSO TOGETHER WITH, the right in the nature of a perpetual and non-exclusive easement for Roadway Purposes, over, on, across, under and through Lot R-1 (Roadway Lot — To be Dedicated) of Mohala Kona Village, granted by Grant of Roadway and Utility Easement (Lot R-1) and being more particularly described in Document Number 2006-064967, as recorded at the Bureau of Conveyances of the State of Hawaii. ALSO TOGETHER WITH, the right in the nature of a perpetual and non-exclusive easement for access purposes over and across Hienaloli-Kahului Road extension described as follows: HIENALOLI-KAHULUI ROAD EXTENSION Land situated approximately 5,800 feet Easterly of Mohala Drive and approximately 5,400 feet Easterly of Hawaii Belt Road (F.A.P. No. 11A-03-69) at Lanihau 2nd, Moeauoa 1st and Moeauoa 2nd, North Kona, Island and County of Hawaii, State of Hawaii. Page 11 of 14 Being portions of: Lot 6-B-3; Grant 1635 to J. L. Waiau; Grant 1601 to Kanehailua; and Royal Patent 8126, Land Commission Award 9971, Apana 27 to W. P. Leleiohoku. Beginning at the Southeasterly corner of this parcel of land, being also the Southwesterly corner of Lot 6 -B -3-A of this subdivision and being a point on the Northerly boundary of Land Commission Award 11216, Apana 39 to M. Kekauonohi, the coordinates of said point of beginning referred to Government Survey Triangulation Station "KAILUA (NORTH MERIDIAN)" being 3,568.83 feet North and 7,532.76 feet East and running by azimuths measured clockwise from True South: 1. 530 20' 30" 80.00 feet along middle of stonewall and along Land Commission Award 11216, Apana 39 to M. Kekauonohi to a point; 2. 1440 00' 888.78 feet along Lot 6 -B -2-A of this subdivision and along the remainders of Lot 6-13-3, Royal Patent 8126, Land Commission Award 9971, Apana 27 to W. P. Leleiohoku, Grant 1601 to Kanehailua and Grant 1635 to 3. L. Waiau to a point; 3. 24511 01' 48.82 feet along middle of stonewall and along Royal Patent 7456, Land Commission Award 8559-8, Apana 11 to W. C. Lunalilo to a point; 4. 2470 09' 35" 32.94 feet along middle of stonewall and along Royal Patent 7456, Land Commission Award 8559-8, Apana 11 to W. C. Lunalilo to a point; 5. 3240 00' 871.03 feet along Lot 6 -B -3-A of this subdivision and along the remainders of Lot 6-B-3, Grant 1635 to 3. L. Waiau, Grant 1601 to Kanehailua, and Royal Patent 8126, Land Commission Award 9971, Apana 27 to W. P. Leleiohoku to the point of beginning and containing an area of 1.617 Acres. Page 12 of 14 PARCEL FOURTH: HIENALOLI-KAHULUI ROAD EXTENSION Land situated approximately 5,800 feet Easterly of Mohala Drive and approximately 5,400 feet Easterly of Hawaii Belt Road (F.A.P. No. 11A-03-69) at Lanihau 2nd, Moeauoa 1st and Moeauoa 2nd, North Kona, Island and County of Hawaii, State of Hawaii. Being portions of: Lot 6-B-3; Grant 1635 to J. L. Waiau; Grant 1601 to Kanehailua; and Royal Patent 8126, Land Commission Award 9971, Apana 27 to W. P. Leleiohoku. Beginning at the Southeasterly corner of this parcel of land, being also the Southwesterly corner of Lot 6-13-3-A of this subdivision and being a point on the Northerly boundary of Land Commission Award 11216, Apana 39 to M. Kekauonohi, the coordinates of said point of beginning referred to Government Survey Triangulation Station "KAILUA (NORTH MERIDIAN)" being 3,568.83 feet North and 7,532.76 feet East and running by azimuths measured clockwise from True South: 1. 530 20' 30" 80.00 feet along middle of stonewall and along Land Commission Award 11216, Apana 39 to M. Kekauonohi to a point; 2. 1.440 00' 888.78 feet along Lot 6 -B -2-A of this subdivision and along the remainders of Lot 6-8-3, Royal Patent 8126, Land Commission Award 9971, Apana 27 to W. P. Leleiohoku, Grant 1601 to Kanehailua and Grant 1635 to J. L. Waiau to a point; 3. 2450 01' 48.82 feet along middle of stonewall and along Royal Patent 7456, Land Commission Award 8559-B, Apana 11 to W. C. Lunalilo to a point; 4. 2470 09' 35" 32.94 feet along middle of stonewall and along Royal Patent 7456, Land Commission Award 8559-8, Apana 11 to W. C. Lunalilo to a point; 5. 3240 00' 871.03 feet along Lot 6 -B -3-A of this subdivision and along the remainders of Lot 6-B-3, Grant 1635 to J. L. Waiau, Grant 1601 to Kanehailua, and Royal Patent 8126, Land Commission Award 9971, Apana 27 to W. P. Leleiohoku to the point of beginning and containing an area of 1.617 Acres. Page 13 of 14 AS TO PARCELS FIRST THRU FOURTH, INCLUSIVE: Being the premises acquired by: Recorded September 7, 2004 in the Bureau of Conveyances, State of Hawaii, as Document No, 2004-182507 Grantor HAWAIIAN DEVELOPMENT CORPORATION, a Hawaii corporation Grantee SCD KONA 108, LLC, a Hawaii limited liability company Page 14 of 14 Exhibit I CALIFORNIA LAND TITLE ASSOCIATION STANDARD COVERAGE POLICY- 1990 (91/09118) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses which arise by reason of: 1. (a) Any law, ordinance, or governmental regulation (including but not limited to building or zoning laws, ordinances, or regulations) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions, or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien, or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, lions, encumbrances, adverse claims, or other matters: (a) whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage or for the estate or interest insured by this policy. 4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness, to comply with the applicable doing -business laws of the state in which the land is situated. 5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law. 6. Any claim, which arises out of the transaction vesting in the insured the estate of interest insured by this policy or the transaction creating the interest of the insured lender, by reason of the operation of federal bankruptcy, state insolvency or similar creditors' rights laws. EXCEPTIONS FROM COVERAGE SCHEDULE B - PART I This policy does not insure against loss or damage, and the Company will not pay costs, attomeys' fees, or expenses which arise by reason of: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession thereof. 3. Easements, liens or encumbrances, or claims thereof, not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b) or (c) are shown by the public records. 6. Any lien or right to a lien for services, labor or material unless such lien is shown by the public records at Date of Policy. Page 1 of 3 Exhibit I AMERICAN LAND TITLE ASSOCIATION LOAN POLICY OF TITLE INSURANCE — 2021 EXCLUSIONS FROM COVERAGE The following matters are excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1. a. any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) that restricts, regulates, prohibits, or relates to: I. the occupancy, use, or enjoyment of the Land; ii. the character, dimensions, or location of any improvement on the Land; iii. the subdivision of land; or iv. environmental remediation or protection. b. any governmental forfeiture, police, regulatory, or national security power. C. the effect of a violation or enforcement of any matter excluded under Exclusion 1.a. or 1.b. Exclusion 1 does not modify or limit the coverage provided under Covered Risk 5 or 6. 2. Any power of eminent domain. Exclusion 2 does not modify or limit the coverage provided under Covered Risk 7. 3. Any defect, lien, encumbrance, adverse claim, or other matter: a. created, suffered, assumed, or agreed to by the Insured Claimant; b. not Known to the Company, not recorded in the Public Records at the Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; C. resulting in no loss or damage to the Insured Claimant; d. attaching or created subsequent to the Date of Policy (Exclusion 3.d. does not modify or limit the coverage provided under Covered Risk 11, 13, or 14); or e. resulting in loss or damage that would not have been sustained if consideration sufficient to qualify the Insured named in Schedule A as a bona fide purchaser or encumbrancer had been given for the Insured Mortgage at the Date of Policy. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing -business law. 5. Invalidity or unenforceability of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury law or Consumer Protection Law. 6. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights law, that the transaction creating the lien of the Insured Mortgage is a: a. fraudulent conveyance or fraudulent transfer; b. voidable transfer under the Uniform Voidable Transactions Act; or C. preferential transfer: i. to the extent the Insured Mortgage is not a transfer made as a contemporaneous exchange for new value; or H. for any other reason not stated in Covered Risk 13.b. 7. Any claim of a PACA-PSA Trust. Exclusion 7 does not modify or limit the coverage provided under Covered Risk 8. 8. Any lien on the Title for real estate taxes or assessments imposed by a governmental authority and created or attaching between the Date of Policy and the date of recording of the Insured Mortgage in the Public Records. Exclusion 8 does not modify or limit the coverage provided under Covered Risk 2.b. or 11.b. 9. Any discrepancy in the quantity of the area, square footage, or acreage of the Land or of any improvement to the Land. Page 2 of 3 Exhibit I AMERICAN LAND TITLE ASSOCIATION LOAN POLICY OF TITLE INSURANCE — 2021 (Continued) EXCEPTIONS FROM COVERAGE Some historical land records contain Discriminatory Covenants that are illegal and unenforceable by law. This policy treats any Discriminatory Covenant in a document referenced in Schedule B as if each Discriminatory Covenant is redacted, repudiated, removed, and not republished or recirculated. Only the remaining provisions of the document are excepted from coverage. This policy does not insure against loss or damage and the Company will not pay costs, attorneys' fees, or expenses resulting from the terms and conditions of any lease or easement identified in Schedule A, and the following matters: NOTE. The 2021 ALTA Loan Policy may be issued to afford either Standard Coverage or Extended Coverage. In addition to variable exceptions such as taxes, easements, CC&R's, etc., the Exceptions from Coverage in a Standard Coverage policy will also include the Western Regional Standard Coverage Exceptions listed as 1 through 7 below. 1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records, 2. Any facts, rights, interests, or claims that are not shown by the Public Records at Date of Policy but that could be (a) ascertained by an inspection of the Land, or (b) asserted by persons or parties in possession of the Land. 3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records at Date of Policy. 4. Any encroachment, encumbrance, violation, variation, easement, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records at Date of Policy. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records. B. Any lien or right to a lien for services, labor, material or equipment unless such lien is shown by the Public Records at Date of Policy. 7. Any claim to (a) ownership of or rights to minerals and similar substances, including but not limited to ores, metals, coal, lignite, oil, gas, uranium, clay, rock, sand, and gravel located in, on, or under the Land or produced from the Land, whether, such ownership or rights arise by lease, grant, exception, conveyance, reservation, or otherwise; and (b) any rights, privileges, immunities, rights of way, and easements associated therewith or appurtenant thereto, whether or not the interests or rights excepted in (a) or (b) appear in the Public Records or are shown in Schedule B. Page 3 of 3 Updated 1/1/2023 * * QLD REPUBLIC TITLE WHAT DOES OLD REPUBLIC TITLE I DO WITH YOUR PERSONAL INFORMATION? Financial companies choose how they share your personal information. Federal law gives consumers the right to limit some but not all sharing. Federal law also requires us to tell you how we collect, share, and protect your personal information. Please read this notice carefully to understand what we do. The types of personal information we collect and share depend on the product or service you have with us. This information can include: • Social Security number and employment information • Mortgage rates and payments and account balances • Checking account information and wire transfer instructions When you are no longer our customer, we continue to share your information as described in this notice. ' All financial companies need to share customers' personal information to run their everyday business. In the section below, we list the reasons financial companies can share their customers' personal information; the reasons Old Republic Title chooses to share; and whether you can limit this sharing. For our everyday business purposes — such as to process your transactions, maintain your account(s), or respond to court orders and Yes No legal investigations, or report to credit bureaus For our marketing purposes — to offer our products and services to you No We don't share For joint marketing with other financial companies No We don't share For our affiliates' everyday business purposes — I Yes I No information about your transactions and experiences For our affiliates' everyday business purposes —I No I We don't share information about your creditworthiness For our affiliates to market to you I No E We don't share For non -affiliates to market to you I No I We don't share E_ Go to www.oldrepublictitle.corn (Contact Us) Page 2 Who is providing this notice? Companies with an Old Republic Title name and other affiliates. Please see below for a list of affiliates. How does Old Republic Title To protect your personal information from unauthorized access and use, we use security protect my personal measures that comply with federal law. These measures include computer safeguards information? and secured files and buildings. For more information, visit https://www.oldrepublictitle.com/privacy-policy How does Old Republic Title We collect your personal information, for example, when you: collect my personal information? . Give us your contact information or show your driver's license • Show your government -issued ID or provide your mortgage information • Make a wire transfer We also collect your personal information from others, such as credit bureaus, affiliates, or other companies. Why can't I limit all sharing? Federal law gives you the right to limit only: * Sharing for affiliates' everyday business purposes -information about your creditworthiness • Affiliates from using your information to market toyou • Sharing for non -affiliates to market toyou State laws and individual companies may give you additional rights to limit sharing. See the State Privacy Rights section location at https://www.oldrepublictitle.com/privacV- R2!icy for your rights understate law. AffiliatesI Companies related by common ownership or control. They can be financial and nonfinancial companies. • Our affiliates include companies with an Old Republic Title name, and financial companies such as Attorneys' Title Fund Services, LLC, Lex Terrae National Title Services, Inc., and Mississippi Valley Title Services Company Non-affiliatesI Companies not related by common ownership or control. They can be financial and non- financial companies. * Old Republic Title does not share with non -affiliates so they can market to you Joint marketing A formal agreement between non-affiliated financial companies that together market financial products or services to you. * Old Republic Title doesn't jointly market. Page 3 American First Title American Guaranty Attorneys' Title Fund Compass Abstract, Inc. �� W eRecording Partners & Trust Company Title Insurance Services, LLC Network, LLC Company Genesis Abstract, LLE Guardian Consumer Warc, Inc. L.T. Service Corp. Lenders Inspection Services, Inc. Company Lex Terrae National Lex Terrae, Ltd. Mississippi Valley National Title Agent's Old Republic Branch Title Services, Inc. Title Services Services Company Information Services, Inc. Company Old Republic Old Republic Escrow Old Republic Old Republic National Old Republic Title and Diversified Services, of Vancouver, Inc. Exchange Company Ancillary Services, Inc. Escrow of Hawaii, Ltd. Inc. Old Republic Old Republic Title Old Republic Title Old Republic Title Old Republic Title National Title Company Companies, Inc. Company of Conroe Company of Indiana Insurance Company Old Republic Title Old Republic Title Old Republic Title Old Republic Title Old Republic Title Company of Nevada Company of Company of Oregon Company of St. Louis Company of Tennessee Oklahoma Old Republic Title Old Republic Title Old Republic Title, RamQuest Software, Republic Abstract & Information Insurance Agency, Ltd. Inc. Settlement, LLC Concepts Inc. Sentry Abstract Surety Title Agency, Trident Land Transfer Company Inc. Company, LLC Exhibit 13 Documentation regarding the applicable Special. Site Classification. If you indicated a special site classification under Section I (2E), such as a Flood Hazard or Tsunami Evacuation Zone please provide applicable site maps and other verifying documentation as needed. AI . a L, 1-1 o D In a i u jest Site 'N'l 1 k i K d &ic .1'a4P4Iel)LI U . kAl a e, - ,,.i E3 HOMO( Yh3Ll Km LK Kong Holualcla Ke.ahih(iij Captain Cook Napoopoo Hawa Exhibit 14 Traffic Impact Assessment Report TRAFFIC IMPACT ANALYSIS REPORT FOR THE PROPOSED KUAKINI HEIGHTS AND LANIPU""U KAILUA-KONA, HAWAII ISLAND TAX MAP KEY: (3) 7-5-003: 007, 008, & 009 PREPARED FOR SCD KONA 108, LLC JULY 25, 2023 PREPARED BY TMG THE TRAFFIC MANAGEMENT CONSULTANT TRAFFIC IMPACT ANALYSIS REPORT FOR THE PROPOSED KUAKINI HEIGHTS AND LANIPU�U KAILUA-KONA, HAWAII ISLAND TAX MAP KEY: (3) 7-5-003: 007, 008, & 009 PREPARED FOR SCD KONA 108, LLC JULY 25, 2023 �OPv� S ok ![CENSER � PF2OF rzssIONAL * ENGINEER No. 4822-C c, P� THIS WORK WAS PREPARED BY ME OR UNDER MY SUPERVISION. A& 4/30/2024 3 TTURE EXPIRATION DATE OF LICENSE PREPARED BY TMC THE TRAFFIC MANAGEMENT CONSULTANT ?* RANDALL S. OKANEKU, P.E., PRINCIPAL + 1188 BISHOP STREET, SUITE 1907 w HONOLULU, HI 96813 1. Introduction ................. II. Table of Contents Page ....................................................................................................... 1 A. Project Description........................................................................................................ 1 B. Purpose and Scope of the Study.................................................................................... 6 C. Methodologies...............................................................................................................6 1. Capacity Analysis............................................................................................. 6 2. Trip Generation................................................................................................. 7 ExistingConditions................................................................................................................... 7 A. Roadways...................................................................................................................... 7 B. Public Transit................................................................................................................ 8 C. Existing Peak Hour Traffic Volumes............................................................................ 9 1. Field Investigation and Data Collection........................................................... 9 2. Existing AM Peak Hour Traffic Analysis......................................................... 9 3. Existing PM Peak Hour Traffic Analysis....................................................... 1 I Future Traffic Conditions....................................................................................................... 1 I A. Background Growth in Traffic.................................................................................... 11 B. Year 2029 Peak Hour Traffic Without Projects.......................................................... 13 1. Year 2029 AM Peak Hour Traffic Analysis Without Projects ....................... 13 2. Year 2029 PM Peak Hour Traffic Analysis Without Projects ........................ 13 C. Year 2034 Peak Hour Traffic Without Projects.......................................................... 13 1. Year 2034 AM Peak Hour Traffic Analysis Without Projects ....................... 13 2, Year 2034 PM Peak Hour Traffic Analysis Without Projects ........................ 17 B Table of Contents (Cont'd.) Page D. Year 2044 Peak Hour Traffic Without Projects.......................................................... 17 1. Year 2044 AM Peak Hour Traffic Analysis Without Projects ....................... 17 2. Year 2044 PM Peak Hour Traffic Analysis Without Projects ........................ 17 IV. Traffic Impact Analysis.......................................................................................................... 21 A. Trip Generation Characteristics.................................................................................. 21 B. Site Access Improvements.......................................................................................... 21 C. Year 2029 Peak Hour Traffic With Projects............................................................... 22 1. Year 2029 Traffic Assignment.................................................................... 22 2. Year 2029 Peak Hour Traffic Analysis With Projects .................................... 22 C. Year 2034 Peak Hour Traffic With Projects............................................................... 22 1. Year 2034 Traffic Assignment........................................................................ 22 2. Year 2034 AM Peak Hour Traffic With Projects ........................................... 22 3. Year 2034 PM Peak Hour Traffic With Projects ............................................ 22 D. Year 2044 Peak Hour Traffic With Projects............................................................... 31 1. Year 2044 Traffic Assignment........................................................................ 31 2. Year 2044 AM Peak Hour Traffic With Projects ........................................... 31 3. Year 2044 PM Peak Hour Traffic With Projects ............................................ 31 V. Recommendations and Conclusions....................................................................................... 31 A. Site Access Improvements.......................................................................................... 31 B. Conclusions.................................................................................................................36 M List of Figures Page Figure1. Vicinity Map......................................................................................................................... 2 Figure2. Location Map........................................................................................................................ 3 Figure3. Kuakini Heights Site Plan.................................................................................................... 4 Figure4. Lanipu'u Site Plan................................................................................................................ 5 Figure 5. Existing AM Peak Hour Traffic......................................................................................... 10 Figure 6. Existing PM Peak Hour Traffic ......................................... ................................................. 12 Figure 7. Year 2029 AM Peak Hour Volumes Without Projects...................................................... 14 Figure 8. Year 2029 PM Peak Hour Volumes Without Projects....................................................... 15 Figure 9. Year 2034 AM Peak Hour Volumes Without Projects...................................................... 16 Figure 10. Year 2034 PM Peak Hour Volumes Without Projects ..................................................... 18 Figure 11. Year 2044 AM Peak Hour Volumes Without Projects .................................................... 19 Figure 12. Year 2044 PM Peak Hour Volumes Without Projects ..................................................... 20 Figure 13. Year 2029 AM Peak Hour Site Traffic Assignment........................................................ 23 Figure 14. Year 2029 PM Peak Hour Site Traffic Assignment......................................................... 24 Figure 15. Year 2029 AM Peak Hour Traffic With Projects............................................................. 25 Figure 16. Year 2029 PM Peak Hour Traffic With Projects.............................................................. 26 Figure 17. Year 2034 AM Peak Hour Site Traffic Assignment........................................................ 27 Figure 18. Year 2034 PM Peak Hour Site Traffic Assignment......................................................... 28 Figure 19. Year 2034 AM Peak Hour Traffic With Projects............................................................. 29 Figure 20. Year 2034 PM Peak Hour Traffic With Projects.............................................................. 30 List of Figures (Cont'd.) Page Figure 21. Year 2044 AM Peak Hour Site Traffic Assignment........................................................ 32 Figure 22. Year 2044 PM Peak Hour Site Traffic Assignment......................................................... 33 Figure 23. Year 2044 AM Peak Hour Traffic With Projects............................................................. 34 Figure 24. Year 2044 PM Peak Hour Traffic With Projects.............................................................. 35 !V TRAFFIC IMPACT ANALYSIS REPORT FOR THE PROPOSED KUAKINI HEIGHTS AND LANIPU�U KAILUA-KONA, HAWAII ISLAND TAX MAP KEY: (3) 7-5-003: 007, 008, & 009 I. Introduction A. Project Description Kuakini Heights and Lanipu'u are planned residential developments in Kailua-Kona, Hawaii Island. The developer, SCD Kona 108 LLC, will be seeking an extension of the Change of Zone (COZ) from the County of Hawaii. The properties are identified as Tax Map Key: (3) 7-5-003: 007, 008, & 009. The 108.176 -acre project site is located to the east (mauka) of Lowe's Home Improvement Store on Hale Kapili Street. Figures 1 and 2 depict the vicinity map and the project location, respectively. Kuakini Heights will consist of a total of 100 one-, two-, and three-bedroom affordable multi -family dwelling units. Kuakini Heights is expected to be built out and fully occupied within 3 years of the receipt of the COZ Extension. The Lanipu'u subdivision is planned to include a maximum of 97 single-family dwelling units. Lanipu'u is expected to be built out and fully occupied within 20 years of the receipt of the COZ Extension. Access to both developments is proposed at the mauka terminus of Malulani Road, which will be extended through the project site. Malulani Road continues to the south (makai) to Queen Kaahumanu Highway. Malulani Road also connects to Hale Kapili Street, which continues to the west, passed Lowe's Home Improvement Store to Henry Street. The proposed Kuakini Heights and Lanipu'u site plans are depicted in Figures 3 and 4, respectively. The Change of Zone Extension is expected to be received in 2024. Table 1 summarizes the Kuakini Heights and Lanipu'u phasing plan. Table 1. Kuakini Heights and Lanipu'u P asing Plan Projects Dwelling Units Year of Full Occupancy Kuakini Heights 100 DU 2027 25 DU Lanipu'u 32 DU 40 DU 2029 2034 2044 S70P Study Intersections C � R iY h - .. '",•'� gip` _ 5AA � lv , us � �" F f •, 1 Lowe'S S,afeuvf a- mak, `Op 0 0 I �, Walrnrrt , 1: OVM' rr Kai 111hiniaoTU IIwy ; �r�, }q S � G. 1c r' .L 2000 ft_ t.. f.' ,tl i' \\ m CL u Q 00 _ \ uj \4 fn in Lowe's Dki �. lF - walmart� h` Kuakini Heighfs and Lanipv u 1 TraRc Impact Analysis Report �u July 25-1023 i Kuakini Heights Apartments 11.26.2021 Community Bldg Bldla G Assumed 20' F t 5 ib k 3,500 SF 15,080 SF ron a ac on (8 Stalls) 14 Units !' all Frontages 8160 0 ,560 F (18 Stalls) 8 Units _ I Future Continuation (10, of ROW i ' I One -Bed ❑ 22'x26' It I i I I. I 576 GSF I Two -Bed 32'x26' { , I 832 GSF Bldg B I I', ®� - - - - - - - - - - - - - Three -Bed 8,500 SF '� 42'x26' 8 Units 1,092 GSF (10 Stalls) i Ili- ©� _ Bldg A Note: 6,280 SF All Unit types stack 6 Units (8 .Stalls) Mkimgs Area Units Parking Bldg ri Name Count Bldg Area Total Area Units/Bldg Total Units Stalls 11,110SF �j`II oa %�� Bld-q E BldgA 1 6,280 6,280 6 6 e 10 UnitsII �. 11,890 SF Bldgs 3 A,500 25,500 a 24 so 13 Stalls �a 12 Units Bldgc 1 11,110 11,110 10 10 le ( ) Ii �J A' - (15 Stalls) Bldgn 3 8,560 25,680 a 24 30 Bldg E 1 11,890 11,890 12 12 1s BldgF 1 10,606 10,606 10 10 13 -_----_-%;/, Bldg elsge 1 15,050 15,0e0 14 14 1a '----- 10,606 SF I�--' 10 Units 11 306,146 100 12) (13 Stalls) Parking unit Mix Req. 1.25 Stall/Unit ane Bad 14-14% Drainage Easement 125 Stalls Req. Two Bed: 72-72% Three Bed: 18-18=i Total Units: 100 a• 2s 5a• ton zao• Prov. 127 Unit Stalls Kuakini Heights Partners, LP 8 Common Stalls WRNS Figure 3. Kuakini Heights Site Plan 4 Xuakini Heights and Lanipu'u 1 Traffic Impact Analysis Report July 25, 2023 i MASTER PLAN aw row (alum road SO-- E—mad W,—Wt.. raml - access aeseme fl.. i e lots M bls 25lots lediated road pd-t—d. prlvale rolub Pdvste roads LANIPU TJ «Q On!lIM�.�� I'll ol, Figure 4. Lanipu'u Site Plan 5 ,�� PRQIECT INFOR"-1— �� PROJCCT RE TMK:ISV ]-Sai: a], ACflE3 i6981�ACRES - ZOMNO RM95 _ ZCNINa RA -i 99.91)6 ACHES - NUMBER OF LOTS 99 L015 drelnege eaoem¢ni i09yemfloodzone 96'reW tYtYY¢Caatl ercM1fleolaglcal silee ,Soo 6 01L PLANNERS ARCHITECTS 56:7=909' 11' 200' 400. l North Kona Island & County.€Hawaii PWmud Ds.Mpmmf SCD Kana 108, LLC A Unit 700aish.p Street Sui3 1,000. F1emnlulw.Haweli96613 Ontr:T A-1 Figure 4. Lanipu'u Site Plan 5 Kuakini Heights and Lanipu'u TMC Traffic Impact Analysis Report July 25, 2023 B. Purpose and Scope of the Study The purpose of this study is to analyze the traffic impacts resulting from the development of the proposed Kuakini Heights and Lanipu'u residential projects. This Traffic Impact Analysis Report (TZAR) is prepared in accordance with the Hawaii County Code Chapter 25, Section 25-2-46 "Concurrency Requirements". The scope of the TIAR for the proposed projects includes the following: 1. Description of the Kuakini Heights and Lanipu`u residential developments. 2. Evaluation of existing roadways and traffic conditions. 3. Analysis of the future 5 -year, 10 -year, and 20 -year traffic conditions without the proposed projects. 4. Development of the trip generation characteristics of the proposed projects. 5. Assignment of the site -generated trips onto the roadway network. 6. Identification and analysis of the traffic impacts resulting from the development of the proposed projects within the 5 -year, 10 -year, and 20 -year time frames of this TZAR. 7. Recommendation of roadway improvements, as necessary, which would mitigate the traffic impacts identified in this study. C. Methodologies 1. Capacity Analysis The highway capacity analysis, performed in this study, is based upon procedures presented in the Highway Capacity Manual, 6th Edition (HCM), published by the Transportation Research Board. HCM defines the Level of Service (LOS) as "a quantitative stratification of a performance measure or measures representing quality of service" of a roadway facility. HCM defines the six (6) Levels of Service from the traveler's perspective, ranging from the best LOS "A" to the worst LOS "F". LOS translates the complex mathematical results of the highway capacity analysis into an A through F grading system for the purpose of simplifying the roadway performance for decision -makers. LOS's "A", "B", and "C" are generally considered to be satisfactory Levels of Service. The Hawaii County Code "Concurrency Requirements" defines LOS "D" as the minimum acceptable Level of Service. LOS's "E" and "F" are considered to be worse than acceptable Levels of Service. The LOS for an intersection transportation facility is primarily based upon average delay (d) in seconds per vehicle (sec/veh). The delays at unsignalized intersections, which include stop -controlled intersections and roundabouts, are generally shorter than signalized intersections, due to the drivers' expectation and acceptance of longer delays at higher -volume signalized intersections. Table 2 summarizes the HCM LOS criteria. 6 �.�� Kuakini Heights and Lanipu'u Traffic Impact Analysis Report July 25, 2023 Table 2. Intersection Level of Service Criteria (HCM) LOS Signalized Control Unsignalized Control Description Delay d (see/veh) A d<_10 d�10 Control delay is minimal. B IO<d <_20 10<d<_15 Control delay is not significant. C 20<d<35 15<d<_25 Stable operation. Queuing begins to occur. D 35<d:05 25<d<_35 Less stable condition. Increase in delays, decrease in travel speeds. E 55<d_<80 35<d<_50 Unstable operation, significant delays. F d>80 d>50 High delays, extensive queuing. Synchro is a traffic analysis software that was developed by Trafficware. Synchro is an intersection analysis program that is based upon the HCM bth Edition methodology. Synchro is used to calculate the Levels of Service for the intersections in the study area. Worksheets for the capacity analysis, performed throughout this report, are compiled in the Appendices. 2. Trip Generation The trip generation methodology is based upon generally accepted techniques developed by the Institute of Transportation Engineers (ITE) and published in the Trip Generation Manual,I Ith Edition. The ITE trip rates were developed by correlating the total vehicle trip generation data with various land use activities/characteristics, such as the vehicle trips per hour (vph) per dwelling unit (DU). II. Existing Conditions A. Roadways Queen Kaahumanu Highway (Route 11), also known as the Hawaii Belt Road, is the primary arterial highway along the west coast of Hawaii Island. Queen Kaahumanu Highway is a two-way, four -lane highway, in the vicinity of the project site. A bicycle/ pedestrian path is located along the south (makai) side of Queen Kaahumanu Highway between Henry Street and Palani Road. Paved shoulders are provided on both sides of Queen Kaahumanu Highway. The posted speed limit on Queen Kaahumanu Highway is 35 miles per hour (mph). Dual left -turn lanes and an exclusive right -turn lane are provided in both directions on Queen Kaahumanu Highway at its signalized, four -legged intersection 7 Kuakini Heights and Lanipu'u TMC Traffic Impact Analysis Report July 25, 2023 with Henry Street. Crosswalks and pedestrian signals are provided on all four legs of the intersection of Queen Kaahumanu Highway and Henry Street. An exclusive left -turn lane and an exclusive right -turn lane are provided on Queen Kaahumanu Highway at its signalized, Tee -intersection with Malulani Road. A crosswalk and pedestrian signals are provided across Malulani Road. Crosswalks and pedestrian signals are not provided across Queen Kaahumanu Highway at Malulani Road. Queen Kaahumanu Highway becomes a two-way, two-lane highway to the east of Malulani Road. The posted speed limit on the two-lane section of Queen Kaahumanu Highway is 45 mph. Henry Street is a two-way, four -lane roadway between Kuakini Highway and Palani Road, Sidewalks are provided on both sides of Henry Street. The posted speed limit on Henry Street is 30 mph. Henry Street provides an exclusive left -turn lane, a shared left- turn/through lane, and a shared through/right-turn lane in both directions at its signalized intersection with Queen Kaahumanu Highway. Henry Street is also signalized at its four - legged intersection with Hale Kapili Street/Walmart Driveway. Henry Street provides an exclusive left -tum lane in both directions at Hale Kapili Street/Walmart Driveway. Crosswalks and pedestrian signals are provided on all four legs of the intersection. Henry Street continues to the north of Palani Road as Ane Keohokalole Highway. Malulani Road is a two-way, two- to four -lane roadway between Queen Kaahumanu Highway and its terminus at the project site. Sidewalks are provided on both sides of Malulani Road. The posted speed on Malulani Road is 25 mph. Malulani Road provides an exclusive left -turn lane and an exclusive right turn lane at its signalized intersection with Queen Kaahumanu Highway. Malulani Gardens is a gated residential subdivision on the east side of Malulani Road, between Queen Kaahumanu Highway and Hale Kapili Street. Hale Kapili Street is a two-way, two lane local street between Malulani Road and Henry Street. Sidewalks are provided on both sides of Hale Kapili Street. The posted speed on Hale Kapili Street is 25 mph. Hale Kapili Street provides access to Lowe's Home Improvement Store. Hale Kapili Street is stop -controlled at its Tee intersection with Malulani Road. Hale Kapili Street is signalized at its four -legged intersection with Henry Street, opposite the Walmart Driveway. B. Public Transit The Hawaii County Mass Transit Agency operates a public bus service on Hawaii Island from Monday through Saturday. The Hele-On Bus stops are located on both sides of Henry Street near Hale Kapili Street. 0 A 1� Kuakini Heights and Lanipu'u TMC Traffic Impact Analysis Report July 25, 2023 C. Existing Peak Hour Traffic Volumes 1. Field Investigation and Data Collection Turning movement traffic count surveys were conducted on May 16-18, 2023 during the peak period of traffic at the following intersections: a. Queen Kaahumanu Highway and Henry Street b. Queen Kaahumanu Highway and Malulani Road c. Henry Street and Hale Kapili Street/Walmart Driveway The traffic count surveys included vehicle -type classification, bicycles, and pedestrians. Peak hour traffic count surveys were conducted at Malulani Gardens and Malulani Road. The traffic signal timing and phasing at the intersections in the study area were based upon field observations. 2. Existing AM Peak Hour Traffic Analysis The existing AM peak hour of traffic in the study area occurred from 7:30 AM to 8:30 AM. Queen Kaahumanu Highway carried between 1,500 vehicles per hour (vph) and 2,100 vph, total for both directions, during the existing AM peak hour of traffic. Henry Street carried between 1,100 vph and 1,600 vph, total for both directions. Malulani Road carried about 200 vph, while Hale Kapili Street carried about 300 vph, total for both directions. During the existing AM peak hour of traffic, the overall intersection of Queen Kaahumanu Highway and Henry Street operated at LOS "D". The Ieft-turn movements in both directions on Queen Kaahumanu Highway onto Henry Street operated at LOS "F". Both approaches on Henry Street operated at LOS "E" at Queen Kaahumanu Highway. The other traffic movements at the intersection operated at acceptable Levels of Service, i.e., LOS "D" or better, during the existing AM peak hour of traffic. The intersection of Queen Kaahumanu Highway and Malulani Road operated at an overall LOS "B", during the existing AM peak hour of traffic. The left -turn movements on eastbound Queen Kaahumanu Highway and on southbound Malulani Road operated at LOS "E". The other traffic movements at the intersection operated at LOS `B" or better, during the existing AM peak hour of traffic. During the existing AM peak hour of traffic, the intersection of Henry Street and Hale Kapili Street/Walmart Driveway operated at satisfactory Levels of Service, i.e., LOS "C" or better. Figure 5 depicts the existing AM peak hour traffic volumes. I)MC` Kualu'ni Heights and Lonipu'u Traffic Impact Ana"is Report July 25, 2023 Queen Kaahumanu Hwy Figure 5. Existing AM Peak Hour Traffic To Queen Kaahumanu Hwy Kuakini Heights and Lanipu'u eCTMTraffic Impact Analysis Report July 25, 2023 3. Existing PM Peak Hour Traffic Analysis The existing PM peak hour of traffic in the study area occurred from 2:45 PM to 3:45 PM. During the existing PM peak hour of traffic, Queen Kaahumanu Highway carried between 1,900 vph and 2,200 vph, total for both directions. Henry Street carried between 1,400 vph and 1,750 vph, total for both directions. Malulani Road carried about 250 vph, total for both directions, while Hale Kapili Street carried about 400 vph, during the existing PM peak hour of traffic. The intersection of Queen Kaahumanu Highway and Henry Street continued to operate at an overall LOS "D", during the existing PM peak hour of traffic. The left - turn movements in both directions on Queen Kaahumanu Highway onto Henry Street operated at LOS "F". Both approaches on Henry Street continued to operate at LOS "E" at Queen Kaahumanu Highway. The other traffic movements at the intersection operated at acceptable Levels of Service, during the existing PM peak hour of traffic. Southbound traffic on Henry Street was observed to queue from Queen Kaahumanu Highway back to Hale Kapili Street/Walmart Driveway. During the existing PM peak hour of traffic, the intersection of Queen Kaahumanu Highway and Malulani Road operated at an overall LOS "B". The left -turn movements from eastbound Queen Kaahumanu Highway and southbound Malulani Road operated at LOS "F" and LOS "E", respectively. The other traffic movements at the intersection operated at LOS "B" or better. Eastbound traffic on Queen Kaahumanu Highway was observed to queue back to Malulani Road, during the existing PM peak hour of traffic. The intersection of Henry Street and Hale Kapili Street/Walmart Driveway operated at an overall LOS "C". The left -turn movement from northbound Henry Street to the Walmart Driveway operated at LOS "E". The other traffic movements at the intersection operated at satisfactory Levels of Service, during the existing PM peak hour of traffic. The existing PM peak hour traffic data are depicted in Figure 6. III. Future Traffic Conditions A. Background Growth in Traffic The Federal -Aid Highways 2035 Transportation Plan for the District of Hawaii (TPDH) was prepared for the State of Hawaii Department of Transportation (DOT), in cooperation with the County of Hawaii Department of Public Works and Planning Department. The TPDH developed long-range travel forecasts for Hawaii Island based upon future socio-economic conditions. The TPDH projected an annual growth rate of about 1.7 percent in vehicle trips in Kailua-Kona. For the purpose of this traffic impact analysis, an annual average growth factor of 1.7 percent was uniformly applied to the existing (Year 2023) peak hour traffic to estimate the Years 2029, 2034, and 2044 peak hour traffic demands without the proposed projects. II A) -M` Xuakini Heights and Lanipu'u 1 ?,. Traffic Impact Analysis Report July 25, 2023 Figure 6. Existing PM Peak Hour Traffic �-,. Kuakini Heights and Lanipu'u Traffic Impact Analysis Report July 25, 2023 The existing peak hour traffic demands were adjusted for the vacancy of the former Safeway on Henry Street. B. Year 2029 Peak Hour Traffic Without Projects 1. Year 2029 AM Peak Hbur Traffic Analysis Without Projects The intersection of Queen Kaahumanu Highway and Henry Street is expected to continue to operate at an overall LOS "D", during the Year 2029 AM peak hour of traffic without the proposed projects. The through movement on westbound Queen Kaahumanu Highway at Henry Street is expected to operate at LOS "D". The other traffic movements at the intersection are expected to operate at the same Levels of Service as during the existing AM peak hour of traffic. During the Year 2029 AM peak hour of traffic without the proposed projects, the other intersections in the study area are expected to operate at the same Levels of Service as during the existing AM peak hour of traffic. The Year 2029 AM peak hour traffic volumes without the proposed projects are depicted in Figure 7. 2. Year 2029 PM Peak Hour Traffic Analysis Without Projects During the Year 2029 PM peak hour of traffic without the proposed projects, the through movement on westbound Queen Kaahumanu Highway is expected to operate at LOS "D" at Henry Street. The other traffic movements at the intersection are expected to operate at the same Levels of Service as during the existing PM peak hour of traffic. The intersection of Queen Kaahumanu Highway and Malulani Road is expected to operate at the same Levels of Service as during the existing PM peak hour of traffic. The left -turn movement from northbound Henry Street to the Walmart Driveway is expected to operate at LOS "F", during the Year 2029 PM peak hour of traffic without the proposed projects. The other traffic movements at the intersection are expected to operate at the same Levels of Service as during the existing PM peak hour of traffic. Figure 8 depicts the Year 2029 PM peak hour volumes without the proposed projects. C. Year 2034 Peak Hour Traffic Without Projects 1. Year 2034 AM Peak Hour Traffic Analysis Without Projects During the Year 2034 AM peak hour of traffic without the proposed projects, the study intersections are expected to operate at the same Levels of Service as during the Year 2029 AM peak hour of traffic without the proposed projects. The Year 2034 AM peak hour traffic volumes without the proposed projects are depicted in Figure 9. 13 Kuakini Heights and Lanipu'u Traffic impact Analysis Report July 25, 2023 Queen Kaahumanu Hwy Figure 7. Year 2029 AM Peak Hour Traffic Without Project ��� Kuakini Heights and Lanipu u 1 �Treffic lmpactAnalysis Report July 25, 2023 Queen Kaahumanu HWY Figure 8. Year 2029 PM Peak Hour Traffic Without Project 15 1f/�` KuaMni Heights and Lanipu'u i ?* Traffic lmpactAnalysis Raped July 25, 2023 Figure 9. Year 2034 AM Peak Hour Traffic Without Project d_�%. Kuakini Heights and Lanipu'u MC Traffic Impact Analysis Report July 25, 2023 2. Year 2034 PM Peak Hour Traffic Analysis Without Projects The right -turn movement on eastbound Queen Kaahumanu Highway is expected to operate at LOS "B" at Henry Street, during the Year 2034 PM peak hour without the proposed projects. The other traffic movements at the intersection are expected to operate at the same Levels of Service as during the Year 2029 PM peak hour of traffic without the proposed projects. The traffic operations at the other study intersections are expected to remain at the same Levels of Service as during the Year 2029 PM peak hour of traffic without the proposed projects. Figure 10 depicts the Year 2034 PM peak hour volumes without the proposed projects. D. Year 2044 Peak Hour Traffic Without Projects 1. Year 2044 AM Peak Hour Traffic Analysis Without Projects The right -turn movement on westbound Queen Kaahumanu Highway is expected to operate at LOS "B" at Henry Street. The left -turn movement from eastbound Queen Kaahumanu Highway at Malulani Road is expected to operate at LOS "F" , during the Year 2044 AM peak hour without the proposed projects. The traffic operations at the other traffic movements at the Queen Kaahumanu Highway intersections are expected to remain at the same Levels of Service as during the Year 2034 AM peak hour of traffic without the proposed projects. The other study intersections also are expected to operate at the same Levels of Service as during the Year 2034 AM peak hour of traffic without the proposed projects. The Year 2044 AM peak hour traffic volumes without the proposed projects are depicted in Figure 11. 2. Year 2044 PM Peak Hour Traffic Analysis Without Projects During the Year 2044 PM peak hour of traffic without the proposed projects, the castbound through movement on Queen Kaahumanu Highway is expected to operate at LOS "E". The other traffic movements at the intersection are expected to operate at the same Levels of Service as during the Year 2034 PM peak hour of traffic. The other study intersections also are expected to operate at the same Levels of Service as during the Year 2034 PM peak hour of traffic without the proposed projects. The Year 2044 PM peak hour traffic volumes without the proposed projects are depicted in Figure 12. 17 I -Ii, Heights —d L-ip.'. T.f& Impact Analysis Report July 25, 2023 Figure 10. Year 2034 PM Peak Hour Traffic Without Project 18 4)-.t Kuakini Heights and Lonipu'u 1 /► Tmffc Impact Analysis Report July 25, 2023 Figure 11. Year 2044 AM Peak Hour Traffic Without Project 1rmmt- Kuakini Heights and Lanipu'u i / Traffic Impact Analysis Report July 25, 2023 Figure 12. Year 2044 PM Peak Hour Traffic Without Project 20 �J Kuakini Heights and Lanipu'u TMC Traffic impact Analysis Report July 25, 2023 IV. Traffic Impact Analysis A. Trip Generation Characteristics The trip generation characteristics were based upon the ITE trip generation methodology for affordable multi -family housing for Kuakini Heights and single-family detached housing for Lanipu'u. The ITE trip generation rates were used to derive the vehicle trips per hour (vph) per dwelling unit (DU), during the weekday AM and PM peak hours of adjacent street traffic. The proposed projects are expected to generate totals of 124 vph and 149 vph, during the AM and PM peak hours of traffic, respectively. The trip generation characteristics in vehicle trips per hour for the proposed projects are summarized by phase in Table 3. Table 3. ITE Trip Generation Characteristics AM Pear Hour PM Peak Hour Year Development DU (vph) (vph) (ITE Code) Enter Exit Total Enter Exit Total t ' Kuakini Heights 100 15 37 52 31 21 52 (223) 2029 Lanipu'u (210) 25 5 16 21 17 10 27 Subtotals 125 20 53 73 48 31 79 Lanipu'u (210) 32 6 17 23 20 12 32 2034 Subtotals 157 26 70 96 68 43 111 Lanipu'u (210) 40 7 21 28 24 14 38 2044 Totals 197 33 91 124 92 57 149 B. Site Access Improvements The following site access improvements are recommended for the proposed projects: 1. Provide a through -only lane and an exclusive right -turn lane on southbound Malulani Road at Hale Kapili Street. 2. Restripe northbound Malulani Road between Malulani Gardens and Hale Kapili Street to provide an exclusive left -turn lane and a through -only lane. 3. Restripe the median on Hale Kapili Street to provide an exclusive left -turn lane at Malulani Road. 21 �J.��- Kuakini Heights and Lanipu' u Traffic Impact Analysis Report July 25, 2023 4. Restripe southbound Malulani Road between Hale Kapili Street and Malulani Gardens to provide two lanes. C. Year 2029 Peak Hour Traffic With Projects 1. Year 2029 Traffic Assignment The Year 2029 AM and PM peak hour site -generated traffic assignments, depicted on Figures 13 and 14 respectively, were based upon the existing traffic patterns in the study area. 2. Year 2029 Peak Hour Traffic Analysis With Projects The left -turn movement from Hale Kapili Street at Malulani Road is expected to operate at LOS `B", during the Year 2029 AM and PM peak hours of traffic with the proposed projects. The Year 2029 AM and PM peak hour traffic operations with the proposed projects at the other study intersections remained at the same Levels of Service as during the Year 2029 AM and PM peak hour of traffic without the proposed projects. Figures 15 and 16 depict the Year 2029 AM and PM peak hour traffic with the proposed projects, respectively. D. Year 2034 Peak Hour Traffic With Projects 1. Year 2034 Traffic Assignment The Year 2034 AM and PM peak hour site -generated traffic assignments are depicted in Figures 17 and 18, respectively. 2. Year 2034 AM Peak Hour Traffic With Projects The left -turn movement from eastbound Queen Kaahumanu Highway at Malulani Road is expected to operate at LOS "F", during the Year 2034 AM peak hour of traffic with the proposed projects. During the Year 2034 AM peak hour of traffic with the proposed projects, the other study intersections are expected to operate at the same Levels of Service as during the Year 2034 AM peak hour of traffic without the proposed projects. Figure 19 depicts the Year 2034 AM peak hour traffic with the proposed projects. 3. Year 2034 PM Peak Hour Traffic With Projects The Year 2034 PM peak hour of traffic operations with the proposed projects at the study intersections remained the same as during the Year 2034 PM peak hour of traffic without the proposed projects. The Year 2034 PM peak hour traffic with the proposed projects is depicted in Figure 20. 22 M� Nuakini Heights and Lanipu'u 7ra7rc lmpactAnarysis Rei-ft---- eport- - - - - —_ -^ _ ' -- J Jury 25, 2023 Figure 13. Year 2029 AM Peak Hour Site Traffic Assignment JTM� Kuakini Heights and Lanipti u Traffic Impact Analysis Report JWy 25, 2023 Figure 14. Year 2029 PM Peak Hour Site Traffic Assignment 24 4),M` Kuakini Heights and tanipu'u Tm lc Impact AnaWs Report July 25, 2023 Figure 15. Year 2029 AM Peak Hour Traffic With Project 25 Ya� Kuakini Heights and Lampu'u 1 Trafic lmpactAnaWs Report July 25, 2023 Queen Kaahumanu Hwy Figure 16. Year 2029 PM Peak Hour Traffic With Project 25 A#-).� Kuaktm Heights and Lanipu'u 1 /► Trate lmpactAnalysis Report _ �y July 25, 2023 Figure 77. Year 2034 AM Peak Hour Site Traffic Assignment 27 1f�.� Kuakini Heights and Lanipu'u i 7rafic Impact Analysis Report July 25, 2023 Figure 18. Year 2034 PM Peak Hour Site Traffic Assignment 28 LMC Kuakini Heights and Lanipu'u '1 /� TraRc Impact Analysis Report Juiy 25, 2023 Figure 19. Year 2034 AM Peak Hour Traffic With Project 29 MSC` Ku.,i Heighfs and Lanipu'u 1 /y Traffic Impact AmWs Report July 25, 2023 Figure 20. Year 2034 AM Peak Hour Traffic With Project 30 �.�S Kuakini Heights and Lanipu'u Traffic Impact Analysis Report July 25, 2023 E. Year 2044 Peak Hour Traffic With Projects 1. Year 2044 Traffic Assignment Figures 21 and 22 depict the Year 2044 AM and PM peak hour site -generated traffic assignments, respectively. 2. Year 2044 AM Peak Hour Traffic With Projects The through movement on westbound Queen Kaahumanu Highway at Malulani Road is expected to operate at LOS `B", during the Year 2044 AM peak hour of traffic with the proposed projects. During the Year 2044 AM peak hour of traffic with the proposed projects, the other study intersections are expected to operate at the same Levels of Service as during the Year 2044 AM peak hour of traffic without the proposed projects. Figure 23 depicts the Year 2044 AM peak hour traffic with the proposed projects. 3. Year 2044 PM Peak Hour Traffic With Projects During the Year 2044 PM peak hour of traffic with the proposed projects, the left - turn movement from southbound Henry Street at Queen Kaahumanu Highway is expected to operate at LOS 'T". The other study intersections operated at the same Levels of Service as during the Year 2044 PM peak hour of traffic without the proposed projects. The Year 2044 PM peak hour traffic with the proposed projects is depicted on Figure 24. V. Recommendations and Conclusions A. Site Access Improvements The following site access improvements are recommended for the proposed projects: 1. Southbound Malulani Road should provide a separate through only lane and a right - turn only lane at Hale Kapili Street. 2. Northbound Malulani Road should be restriped to provide an exclusive left -turn lane and a through -only lane between Malulani Gardens and Hale Kapili Street. 3. The median on Hale Kapili Street should be restriped to provide an exclusive left -turn lane at Malulani Road. 4. Southbound Malulani Road should be restriped to provide two lanes between Hale Kapili Street and Malulani Gardens. 31 Y1— Kuakini Heights and Lanipu'u 1 �* Traffic Impact Analysis Report July 25, 2023 Figure 21. Year 2044 AM Peak Hour Site Traffic Assignment 32 �/�� Xuakini Hetgnts anC Lanlpu'u 1 /► Traffic Impact Analysis Report July 23, 2023 Queen Kaahumanu Hwy Figure 22. Year 2044 PM Peak Hour Site Traffic Assignment J,�- Kuakini Heights and Lanipu'u Z Tmlfic Impact Analysis Repoli — — _ — July 25, 2023 Queen Kaahumanu Hwy Figure 23. Year 2044 AM Peak Hour Traffic With Project 34 �MC` Kuakini Heights and Lanipu'u Traffic impact Analysis Report Jury 25, 2023 Figure 24. Year 2044 PM Peak Hour Traffic With Project 35 Kuakini Heights and Lanipu'u TMC Traffic Impact Analysis Report July 25, 2023 B. Conclusions The proposed projects are expected to increase traffic demands at the Queen Kaahumanu Highway intersections at Henry Street and at Malulani Road by about 1 percent and 3 percent, respectively, during the AM and PM peak hours of traffic. The proposed projects are expected to increase traffic demands at the intersection of Henry Street and Hale Kapili Street/Walmart Driveway by about 2 percent, during the AM and PM peak hours of traffic. The proposed site access improvements on Malulani Road are expected to result in Level of Service "B" or better conditions at its intersection with Hale Kapili Street, during the AM and PM peak hours of traffic through the Year 2044. The study area intersections are expected to operate at acceptable Levels of Service during the AM and PM peak hours of traffic through the Year 2044 with the proposed projects, with the exception of the intersection of Queen Kaahumanu Highway and Henry Street. During the Year 2044 PM peak hour of traffic without and with the proposed projects, the intersection of Queen Kaahumanu Highway and Henry Street is expected to operate at LOS "E". Table 4 summarizes the measures of effectiveness (MOE) for the traffic impact analysis of the intersections in the study area. Consideration should be given to extending the shared pedestrian/bicycle path on the makai side of Queen Kaahumanu Highway from Henry Street to Malulani Road. Pedestrian signals and a crosswalk should be provided on the west leg of Queen Kaahumanu Highway at Malulani Road to improve the pedestrian safety crossing the Highway from the existing Malulani Gardens and the proposed Kuakini Heights and Lanipu'u Subdivision. The proposed Kuakini Heights exceeds the affordable housing credits for the proposed Lanipu'u subdivision, as defined in Hawai'i County Code Chapter l l Section 11-4.b.2. As such, area traffic mitigation is not required in accordance with the Hawaii County Code Chapter 25, Section 25-2-46 "Concurrency Requirements". 36 I)- *S- Kaakini Heights and La ijpu'u Tra!!ic IrapactAnalysia Report July 25, 2023 Table 4. Summary of Capacity Analysis Peak Hour Intersection MOE EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Intersection Queen Kaahumanu Highway & Henry Street LOS F C A F D A E E E E D Delay 81.9 33.3 6.1 81.6 36.3 5.0 72.2 73.1 73.4 65.2 47.5 v/c 0.49 0.27 0.18 0.46 0.42 0.47 0.55 0.76 0.76 0.75 Mas v/c: 0.76 Queen Kaahumanu Highway & Malulani Road LOS E A N/A N/A B A N/A N/A E N/A A B Delay 78.5 6.8 N/A NIA 10.3 1.5 NIA WA 59.8 N/A 0.0 V 10.6 v/c O.I6 0.32 NIA N/A 0.46 0.09 N/A N/A 0.27 N/A 0.02 Max vie: 0.46 Existing AM Peak Hour Henry Street & Walmart Dwy/Hale Kapili St LOS B B A B A C C B C C Delay 12.7 17.2 52 13,0 TI 24,5 25.1 16.8 28.2 22.8 We 0.07 0.02 0.25 0.10 0.11 0.59 0.58 0.34 0.70 Max v/c: 0.70 LOS N/A NIA N/A A NIA A N/A A A N/A A Malulani Road & Malulani Gardens Delay NIA NIA N/A 8.0 N/A 8.0 N/A 7.4 0.0 NIA 0.9 We N/A N/A N/A 0.02 N/A 0.02 N/A 0.01 N/A N/A Malulani Road & Hale Kapili Street LOS NIA NIA A N/A NIA NIA A A NIA NIA A Delay N/A N/A 8.7 N/A NIA N/A 7.4 0.0 NIA N/A 8.0 v/c N/A NIA 0.09 NIA NIA N/A 0.07 N/A NIA - NIA Queen Kaahumanu Highway & Henry Street LOS E D A E C A E B E E D Delay 83.2 42.0 5.7 117.6 32.7 3.0 63.1 71.9 71.0 63.8 49.7 We 0.62 0.48 0.35 0.53 0.44 0.42 0.45 0.80 0.75 0.79 Max. v/c: 0.80 Queen Kaahumanu Highway &Delay Malulani Road LOS F B N/A N/A B A NIA N/A N/A E N/A A B 86 .5 10.4 N/A N/A 12.9 22 N/A N/A N/A 56.7 N/A 0.0 13,7 We 0.18 0.44 NIA NIA 0.41 0.08 N/A NIA N/A 0.31 N/A 1 0.02 Max. v/c: 0.44 Existing PM Peak Hour Henry Street & Walmart Dwy/Hale Kapili St LOS B B A B A 0 E C B C C Delay 13.7 17.4 4.8 1 14.5 6.7 1 0.0 66.6 23.3 16.2 1 27.8 25.7 v/c 0.15 0.04 0.37 0.21 0.14 0.00 0.96 0.51 0.31 0.70 Max. v/c: 0.96 LOS NIA N/A N/A A NIA A NIA A A NIA A Malulani Road & Malulani Gardens Delay N/A N/A N/A 8.9 NIA 8.9 NIA 74 0.0 N/A 1.0 We N/A N/A N/A 0.02 NIA 0.02 N/A 0.01 N/A N/A Malulani Road & Hale Kapili Street LOS N/A NIA A N/A NIA NIA A A NIA NIA A Delay NIA N/A 8.9 N/A NIA N/A 7.4 0.0 NIA N/A - 8.3 v/c NIA NIA 0.14 N/A NIA NIA 0.06 N/A N/A N/A Legend MOE -Measure ofEffectiveness EBL -Eastbound Left -Tum Movement NBL-Northbound Left -Turn Movement LOS - Level of Service EBT - Eastbound Through Movement NBT -Northbound Through Movement Delay- Average Delay (seconds/vehicle) EBR - Eastbound RightTomMovement NBR -Northbound Right -Tum Movement v/c -Volume-to-Capacity Ratio WBL - Westbound Left -Turn Movement SBL - Southbound Left -Tum Movement WBT - Westbound Through Movement SBT - Southbound Through Movement WBR- Westbound Right -Tum Movement SBR - Southbound Right -Turn Movement 4),Mc` Kuakini Heights and Lanipu u 1 Ii Traffic Impact Analysis Report JWy 25, 2023 Table 4. Summary of Capacity Analysis (Cont'd.) Peak Hour Intersection MOE EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Intersection Queen Kaahumanu Highway & Henry Street LOS Delay v/c F 84.8 0.56 D 37.7 0.32 A 6.3 0.21 F D A E E E E D 85.0 42.0 6.9 70.2 73.5 70.6 62.7 49.1 0.52 0.50 0.56 0.55 079 0.77 0.76 Max. vlc, 0.79 Queen Kaahumanu Highway & Malulani Road LOS Delay v/c E 79.0 0.16 A 6.3 0.35 N/A N/A N/A N/A A A N/A NIA N/A E N/A A B NIA 9.8 L4 N/A NIA N/A 62.6 N/A 0.0 10.1 NIA 0.49 0.09 N1A NIA N/A 0.29 N/A 0.02 Max. v/c: 0.49 2029 AM Peak Hour Without Project J Henry Street & Walmart 1)wy/Hale I{apili St LOS Delay We B 13.9 0.08 B 78.4 0.02 A 4.9 0.23 B A C C B C C 14.373 28.1 25.5 17.4 28.7 23.8 0.11 G. 13 0.64 0.63 0.39 0.74 Max. v/c: 0.74 Malulani Road & Malulani Gardens LOS Delay We N/A NIA NIA N/A NIA N/A N/A N/A N/A A N/A A N/A A A NIA A 8.0 NIA 8.0 N/A 7.4 0.0 NIA 0.9 0.02 NIA 0.02 N/A 0.01 N/A N/A Malulani Road & Hale I{apili Street LOS Delay v/c N/A NIA N/A N/A N/A N/A A 8.7 0.09 N/A N/A N/A A A N/A NIA - A N/A NIA N/A 7.4 0.0 N/A NIA 8.0 N/A N/A N/A 0.07 N/A N/A N/A Queen Kaahumanu Highway & Henry Street LOS Delay v/c F 862 0.69 D 48.7 0.58 A 8.7 0.42 F D A E E E E D 119.7 38.7 4.1 61.5 72.1 69.6 62.8 52.2 0.56 0.52 0.49 0.46 0.83 0.77 0.81 Max. Wc: 0.83 Queen Kaahumanu Highway & Malulani Road LOS Delay vie F 85.7 0.18 A 8.9 0.45 N/A N/A N/A N/A B A N/A N/A N/A E NIA A B N/A 12.6 2.1 N/A N/A NIA 57.7 N/A 0.0 12.9 N/A 0.42 0.07 N/A N/A NIA 0.32 N/A 0.02 Max. We. 0.45 2029 PM Peak Hour Without ProJ Henry Street & Walmart Dwy/Hale I{apili St LOS Delay We B 15.1 0.16 B 18.6 0.04 A 4.4 0.35 B A F C B C C 16.0 6.8 90.8 23.8 16.6 28.5 28.7 022 0.14 1.04 0.56 0.36 0.74 Max. v/a 1.04 Malulani Road & Malulani Gardens LOS Delay We N/A N/A NIA NIA N/A N/A N/A N/A N/A A NIA A N/A A A NIA A 8.9 N/A 8.9 N/A 7.4 0,0 N/A 1.0 0.02 N/A 0.02 N/A 0.01 NIA N/A Malulani Road & Hale ICapiti Street LOS Delay We NIA NIA N/A N/A NIA NIA A 8.9 0.14 WA N/A N/A A A N/A NIA A N/A NIA N/A 7.4 0.0 NIA NIA - 8.3 N/A NIA N/A 0.06 NIA N!A NIA l sMe` Kuakini Heights and Lanipu u 1 TraRc Impact Anaiysis Report Jufy 25, 2023 Table4. Summary of Capacity Analysis(Cont'd.) Peak Hour Intersection MOE EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Intersection Queen Kaahumanu Highway & Henry Street LOS F D A F D A E E E E D Delay 85,1 39.6 6.2 86.3 44.9 9.1 70.4 74.0 71.4 632 50.4 v/c 0.57 0.36 0.23 0.55 0.56 0.60 0.57 0.80 0,79 0.78 Max. v/c: 0.80 Queen Kaahumanu Highway & Malulani Road LOS E A N/A N/A A A N/A N/A N/A E N/A A A Delay 79.0 6.2 N/A N/A 9.8 1.3 NIA N/A N/A 63.7 N/A 0.0 I0.0 vie 0.16 0.37 N/A N/A 0.51 0.09 N/A N/A N/A 0.30 N/A 0.02 Max. vlc: 0.51 2034 AM Peak Hour Without Project Pro Henry Street & Walmart Dwy/Hale Kapili St LOS B B A B A C C B C C Delay 14.1 18.6 4.8 14.5 7.3 31.1 26.0 17.9 29.6 24.7 v/c 0.08 1 0.02 0.23 1 0.11 0.13 0.68 0.66 0.41 0.77 Max, vlc: 0.77 Malulaniardens Road & MalulanilanaG LOS N/A N/A N/A A NIA A N/A A A NIA A Delay NIA N/A WA 8.0 N/A 8.0 N/A 7.4 0.0 N/A 0.9 v/c N/A N/A N/A 0.02 N/A 0.02 NIA 0.01 - N/A N/A Malulani Road & Hale Kapili Street LOS N/A N/A A NIA NIA NIA A A N/A N/A A Delay NIA NIA 8.7 NIA N/A N/A 7.4 0.0 N/A NIA 8.0 v/c N/A N/A 0.09 N/A NIA N/A 0.07 N/A N/A N/A Queen Kaahumanu Highway & Henry Street LOS F D B F D A E E E E D Delay 86.9 52.3 11.5 118.7 42.3 4.9 61.7 72.9 70.5 63.6 53.9 v!c 0.71 0.65 0.46 0.59 0.59 0.52 0.48 0.85 0.78 0.82 Max, v/c: 0.85 Queen Kaahumanu Highway & Malulani Road LOS F A NIA N/A B A N/A N/A N/A E NIA A B Delay 85.1 7.5 NIA I N/A 12.1 2.0 NIA N/A NIA 59.7 N/A 0.0 11.9 v/c 0.18 0.47 N/A N/A 0,44 0.07 N/A N/A I N/A 0.34 N/A 0.02 Max. v/c: 0.47 2034 PM Peak Hour Without Project Henry Street & Walmart Dwy/FIale Kapili St LOS B B A B A F C B C C Delay 15.2 18.7 4.4 16.2 6.8 108.0 24.1 16,9 29.4 30.8 v/c 0.16 0.04 0.34 0.22 0.15 1.09 0.58 0.38 0.76 Max. v/c: 1.09 Malulani Road& Malulani Gardens LOS N/A NIA N/A A NIA A N/A A A N/A A Delay N/A NIA N/A 8.9 N/A 8.9 N/A 7.4 0.0 N/A LO v!c N/A NIA N/A 0.02 N/A 0.02 NIA 0.01 N/A N/A Malulani Road& Hale Kapili Street LOSN/A NIA A N/A N/A N!A A A Delay N/A NIA 8.9 N/A N/A N/A 7.4 0.0 v!c N/A NIA 0.14 N/A N/A NIA 0.06 N/A N/A N/A rTM` Kuakini Heights and Lanipu'v '1 �Tralfic Impact Analysis Report July 25, 2023 Table 4. Summary of Capacity Analysis (Cout'd.) Peak Hour Intersection MOE EBL EBT EBR WBL WBT WBR NBL NBT I NBR SBL SBT I SBR Intersection Queen Kaahumanu Highway & Henry Street LOS F D A F D B E E E E D Delay 91.3 44.5 6.4 86.3 50.3 14.3 71.1 75.0 74.5 64.7 53.7 v/c 0.67 0.45 0.28 0.59 0.68 0.68 0.62 0.84 0.82 0.81 Max. v/c: 0.84 Queen Kaahumanu Highway &Delay Malulani Road LOS F A N/A NIA A A N/A N/A N/A E N/A A A 81.1 5.8 N/A NIA 9.6 12 N/A NIA N/A 67.0 N/A 0.0 1 9,6 v/c 0.17 0.41 N/A N/A 0.57 0.09 N/A N/A N/A 0.33 N/A 0.02 Maas. v/c: 0.57 2044 AM Peak Hour Without Pro Project J Henry Street & Walmart Dwy/Hale Kapili St LOS B B A B A C C B C C Delay 14.4 18.8 4.8 14.9 7.3 33.0 27.0 19.1 31.5 26.2 v/c 0.08 0.02 0.22 0.11 0.13 0.70 0.71 0.45 0.82 Max. v/c: 0.82 Malulani Road& Malulani Gardens LOS N/A NIA N/A A NIA A N/A A A N/A A Delay N/A NIA MA 8.0 N/A 8.0 N/A 7.4 0.0 N/A 0.9 v/c N/A NIA N/A 0.02 N/A 0.02 N/A - - 0,01 - N/A N/A Malulani Road& Hale Kapili Street LOS N/A NIA A N/A N/A NIA A A N/A N/A A Delay N/A N/A 8.7 N/A N/A N/A 74 0.0 N/A N/A 8.0 v/c N/A N/A 0.09 N/A N/A N/A 0.07 N/A N/A N/A Queen Kaahumanu Highway & Henry Street LOS F E B F D A E E E E E Delay 96,0 57.7 15.0 122.0 45.9 7.0 62.1 75.0 78.5 72.0 58.7 v/c 0.81 0.77 0.54 0.71 0.70 0.57 0.53 0.88 0.83 0.87 Max. v/c: 0.88 Queen Kaahumanu Highway & Malulani Road LOS F A N/A N/A B A N!A N/A N/A E N/A A B Delay 83.2 7.6 MA N/A 12.0 1 1.9 N/A N/A N/A 61.9 NIA 0.0 11.8 v!c 018 0.53 N/A N/A 0.49 1 0.07 NIA N/A I N/A 0.36 N/A 0.02 Max. v/c: 0.53 2044 PM Peak Hour Without Project J Henry Street & Walmart Dwy/Hale Kapili St LOS B B A B A F C B C C Delay 15.6 19.0 4.3 16.7 6.8 124.1 24.8 17.4 31.2 33 v/c 0.16 0.04' 0.33 0.22 0.15 1.14 0.62 0.41 0.81 Max. v/c: 1.14 Malulani Road MalulaniulaniGardens LOS N/A NIA N/A A N/A A N/A A A N/A A Delay N/A NIA N/A 8.9 NIA 8.9 N/A 7.4 0.0 N/A 1.0 v/c N/A NIA N/A 0.02 NIA 0.02 N/A 0.01 N/A N/A Malulani Road& Hale Kapili Street LOS N/A NIA A N/A N/A N/A A A N/A N/A A Delay N!A N/A 8.9 N/A NIA N/A 7.4 0.0 N/A NIA 8.3 v/c I N/A NIA 0.14 NIA NIA NIA 1 0.06 N/A N/A - - NIA 1�M` Kuakini Heights and Lanipu u i /,, Traffic Impact Analysis Report Jury 25, 2023 Table 4. Summary of Capacity Analysis (Cont'd.) Peak Hour Intersection MOE EBL EBTRNJA WBL WBT WBR NBL NBT NBR SBL SBT SBR Intersection Queen Kaahumanu Highway & Henry Street LOS F D F D A E E E E D Delay 84.8 38.184.9 42.0 6.9 69.0 72.3 72.5 64.3 49.5 v/c 0.56 0.32 0.54 0.50 0.56 0.54 0.78 0.78 0.78 Max. v/c: 0,78 Queen Ksahmnanu Highway & Malulani Roadv/c LOS E A WA A A N/A N/A N/A E N/A A B Delay 79.0 6.3 N/A 9.8 1.4 NIA NIA N/A61 N/A 0.0 10.1 0.16 0.35 N/A 0.49 0.09 N/A NIA N/A 0.29 N!A 0.02 Max. vlc: 0.49 2029 AM Peak Hour With Project Henry Street & Walmart Dwy/Hale Kapili St LOS B B B A C C B C C Delay 13.9 18.5 4.9 14.3 7.0 28.1 25.5 18.0 28.7 23.7 v/c 0.08 0.02 0.23 0.11 0.15 0.64 0.63 0.42 0.74 Max. We: 0.74 Malulani Road & Malulani Gardens LOS N/A NIA NIA A N/A A NIA A A NIA A Delay N/A NIA NIA 9.5 N/A 9.5 N/A 75 0.0 N/A 0.9 v!e N/A N/A N!A 0.03 N/A 0.03 NIA 0.01 N/A NIA Malulani Road& Hale Kapili Street LOS B N/A A WA N/A N/A A N/A N/A - A Delay 10.6 N/A 8.8 NIA N/A N/A T5 NIA N/A - - 6.3 vie 0.013 N/A 0.10 NIA N/A N/A 0.08 N/A N/A NIA Queen Kaahumanu Highway & Henry Street LOS F D A F D A E E E E D Delay 86.2 49.2 9.0 119.9 37.7 3.4 60.9 7I.9 70.2 63.4 52.4 We 0.69 0.59 0.42 0.59 0.53 0.49 0.45 0.83 0.77 0.81 Max. v/c: 0.83 Queen Kaahumanu Highway & Malulani Road LOS F A NIA N/A B A N/A N/A NIA E N/A A B Delay 87.5 8.9 N/A N/A 14.3 22 N/A N/A NIA 58.3 N/A 0.0 14.1 v/c 0.33 0.45 NIA N/A 0.43 0.09 N/A NIA NIA 0.34 N/A 0.03 Max. v/c: 0.45 2029 PM Peak Hour With Project Henry Street & Walmart Dwy/Hale Kapili St LOS B B A B A F C B C C Delay 15.1 18.6 4,8 16.0 6.6 91.7 25.6 16.8 28.5 29.2 v/c 0.16 0.04 0.36 0.22 0.16 1.04 0.59 0.39 0.74 Max. v/c- 1.04 Malulani Road& Malulani Gardens LOS N/A N/A N/A A NIA A N/A A A NIA A Delay N/A N/A N/A 9.8 NIA 9.8 N/A TS 0.0 NIA 0.9 v/c NIA N/A N/A 0.03 N/A 0.03 N!A 0.01 N/A Malulani Road FFale Kapili Streee t LOS B N/A A N!A N/A N/A A - NIA N/A A Delay 10.2 N/A 9 NIA NIA N/A 7.4 - NIA N/A 14� 6.9 v/c 0.029 NIA 0.15 NIA N/A NIA 0.06 NIA NIA NIA Kuakini Heights and Lanipu o 1 />' Trefic Impact Analysis Report July 25, 2023 Table 4. Summary of Capacity Analysis (Cont'd.) Peak Hour Intersection MOB EBL EBT EBR WBL WBT NBT NBR SBL SBT SBR Intersection Queen Kaahumanu Highway & Henry Streetv/c LOS F D A F D E E E D Delay 85.1 40.7 6.5 84.9 45,2 74.0 71.4 63.2 50.8 0.57 0.37 0.24 0.57 0.56 0.81 0.79 0.78 AAE Max. vlc: 0.81 Queen Kaahumanu Highway & Malulani Roadv/c LOS F A N/A N/A B N/A N/A E N/A A B Delay 81.8 7.5 N!A N/A 12.9N/A N!A 61.9 N/A 0.0 12.6 0.24 0.38 N/A N/A 0.54 N/A N/A 0.34 N/A 0.03 Max. v/c: 0.54 2034 AM Peak Hour With Project I Henry Street & Walmart Dwy/Hale Kapili St LOS B B A B A C B C C Delay 14.2 18.7 5.0 14.7 7.0 30.4 26.8 18.0 29.2 24.6 v/c 0.08 0.02 0.23 0.11 0.16 0.67 0.67 0.43 0.76 Max. We, 0.76 Malulani Road & Malulani Gardens LOS N/A N/A N/A A N/A A N/A A A N/A A Delay N/A N/A N/A 9.6 N/A 9.6 N/A 7.5 0.0 N/A 0.9 v/c N/A N/A N/A 0.03 N/A 0.03 N/A 0.01 N/A N/A Malulani Road& Hale Kapili Street LOS B N/A A N/A N/A N/A A N/A N/A - A Delay 10.7 N/A 8.9 N/A N/A N/A 7,5 N/A N/A 5.9 v/c 0.016 NIA 0.10 N/A N/A N/A 0.08 N/A N/A N/A eet Highway & Queen Kenry Street Henry H LOS F D B F D A E E E E D Delay 89.0 53.1 11.8 120.4 39.6 4.1 60.7 71.9 71.9 64.8 54.1 v/c 0.73 0.66 0.46 0.62 0.60 0.52 0.47 0.85 0.83 Max. v/c: 0.85 Queen Kaahumanu Highway & Malulani Read LOS F A NIA N/A B A N/A N/A N/AN/A A B Delay 88.1 8.0 N/A N/A 15.5 2.1 NIA N/A N/A N/A 0.0 14.3 v/c 0.38 0.48 N/A N/A 0.47 0.09 N/A N/A N/A N/A 0.04 Max. v/c: 0.48 2034 PM Peak Hour With Project I Henry Street & Walmart Dwy/Hale Kapili St LOS B B A B A F C C C Delay 15.3 18.8 5.0 16.2 6.6 106.8 282 29.4 31.7 vie 0.16 0.05 0.38 0.22 0.16 1.09 0.68 0.76 [NIA Max_ v/c: 1.09 Malulani Road & Malulani Gardens LOS N/A N/A NIA A N/A A N/A A N/A A Delay N/A N/A N/A 9.9 N/A 9.9 N!A 0.0 N/A 0.8 v/c N/A N/A N/A 0.03 N/A 0.03 N/A N/A N/A Malulani Road & Hale Kapili Street LOS B N/A A N/A N/A N/A A NIA - A lay10.5N/A.N/A N/A N/A 7.4 N/A7 v/c 0.043 NIA 0.15 N/A N/A N/A 0.06 N/A - - N!A JML Kuakini Heights and Lanipu'u Traffic Impact Analysis Report July 25, 2023 Table 4. Summary of Capacity Analysis (Cont'd.) Peak Hour Intersection MOE EBL EBT EBR WBL WBT WBR NBL NBT I N'BR SBL SBT SBR Intersection Queen Kaahumanu Highway & Henry Street LOS F D A F D B E E E E D Delay 94.6 44.6 6.3 86.8 49.3 13.7 70.8 75.3 77.7 67.3 54.5 v/c 0.70 0.45 0.28 0,63 0.68 0.67 0.61 0.84 0.83 0.83 Max. v/c: 0.84 Queen Kaahumanu Highway & Malulani Road LOS F A N/A N/A B A NIA NIA N/A E N/A A B Delay 85.2 6.8 N/A N/A 12.3 1.3 N/A N/A N/A 67.2 N/A 0.1 12.1 We 0.28 0.41 N/A N/A 0.59 0.10 N/A N/A N/A 0.41 N/A 0.04 Max. v/c: 0.59 2044 AM Peak Hour With Project Henry Street & WalmartDwy/flale Kapili St LOS B B A B A C C C C C Delay 14.4 18.8 4.6 1 14.9 6.5 32.7 25.9 22.8 3L5 25.7 v/c 0.08 0.02 0.22 0.11 0.17 0.70 0.69 0.53 0.82 Max. v/c: 0.82 Malulani Road & Malulani Gardens LOS N/A NIA N/A A N/A A N/A - A A N/A A Delay N/A NIA N/A 9.6 N/A 9.6 NIA 7.5 0.0 N/A 0.8 We N/A N/A NIA 0.03 N/A 0.03 N/A 0.01 - N/A N/A Malulani Road& Hale Kapili Street LOS B N/A A N/A N/A NIA A N/A N/A A Delay 10.9 NIA 9 N/A N/A NIA 7.6 N/A N/A - - 5.6 We 0.022 N/A 0.10 N/A N/A NIA 0.08 N/A N/A - N/A Queen Kaahumanu Highway & Henry Street LOS F E B F D A E E F E E Delay 98.2 58.7 15.5 127.2 42.8 5.7 61.7 76.0 80.1 73.4 59.3 v/c 0.82 0.79 0,54 0,74 0.71 0.57 0.52 0.90 0.84 0.88 Max. v/c: 0.90 Queen Kaahumanu Highway & Malulani Road LOS F A N/A N/A B A NIA N/A N/A £ N!A A B Delay 85.7 7.5 N/A N/A 15.4 2.0 NIA N/A N/A 63.3 N/A 0.0 14 W. 0.43 0.53 N/A N/A 0.52 0.10 N/A N/A N/A 0.41 N/A 0.04 Max, v/c: 0.53 2044 PM Peak Hour With Project Henry Street & Walmart Dwy/Hale Kapili St LOS B B A B A F C C C C Delay 15.7 19.1 4.9 16.7 6.6 115.6 29.1 20.0 31,2 33.2 vie 0.16 0.05 0.36 0.23 0.17 1.11 0.72 0.52 0.81 Max. Vic, 1.11 Malulani Road & Malulani Gardens LOS N/A N/A N/A B N/A B N/A A A N/A A Delay N/A NIA N/A 10.0 N/A 10.0 NIA T5 0.0 N/A 0.8 v/c N/A N/A N/A 0.03 N1A 0.03 N/A 0.01 N/A N/A Malulani Road & Hale Kapili Street LOS B NIA A N/A N/A N/A A N/A N/A A Delay 10.8 NIA 9.1 N/A N/A N/A 7.5 N/A NIA 6.3 v/c 0.06 NIA 0.15 N/A N/A NIA 0.06 NIA NIA - N/A Exhibit 15 Record of consultation with the surrounding community within the past 6 months. Exhibit 15 Community Consultation A community informational meeting was held at the West Hawaii Civic Center on 5:30 PM on September 18, 2023. The meeting agenda included an introduction of the development team, the goals and objectives of the project, and a presentation of the preliminary project plans and designs. The meeting was attended by 57 persons with an additional 7 joining via Zoom. The Councilmember of the district greatly assisted in publicizing the community meeting though social media postings, and a copy of the meeting notice included in the social media posts are included herein. Attendees who were provided their e-mail addresses to the developer at the community meeting were provided with a more detailed location map via e-mail on October 6, 2023. The developers also responded to questions about the project and affordable housing in general that were received via e-mail. The project's design team had meetings with the Hawaii County Planning, Fire, Public Works, and Water Supply Departments as part of the design process, incorporating their comments, feedback, and direction into the project plans. The developers of the Kuakini Heights affordable housing project also briefed the Councilmembers for Council Districts 7 and 8 on the proposed project. PUBLIC MEETING ONIGHT AT 5:30 PM Kuakini Heights Affordable Housing Project Proposed project: 100 new rental housing units (14 1 -bedroom, 72 2 -bedroom, and 14 3 - bedroom units) on a vacant 10 -acre site off Malulani Road. The Ahe Group will be seeking exemptions from certain planning, zoning, and land development standards pursuant to Chapter 201 H, Hawaii Revised Statutes. This Public Meeting will inform the community of the proposed project and receive feedback on the proposed project Monday, September 18, 2023, at 5:30 PM at West Hawaii Civic Center Building G OR ZOOM LINK: https://us02web.zoom.us/'/86573814707 Exhibit 16 Copy of the most recent Draft Environmental Assessment, Finding of No Significant Impact or Environmental Impact Statement. If not required, provide a copy of the Exemption Declaration from the applicable approving agency along with a brief explanation of the exemption. Ahe Group 157 Makawao Street Kailua, Hawaii 96734 Exemption for Chapter 343, Hawaii Revised Statutes Proiect Information Project: Kuakini Heights Location: Near Malulani Road, Kailua-Kona, Hawaii Tax Map Key: (3) 7-5-001007 Island: Hawaii District: North Kona Proposed Action The proposed action involves the development of a new affordable rental housing complex with 100 rental units (a mix of 28 1 -bedroom, 60 2 -bedroom and 12 3 -bedroom apartments), a community lanai, a manager's office, on-site parking, and open space. All of the rental units will be rented to households earning between 30% and 60% of median income for Hawaii County. The project site is presently undeveloped land adjacent to an urbanized area of Kailua-Kona. The immediate neighborhood is a mix of predominantly single family residential with retail commercial establishments. A new single family subdivision is planned for the area immediately mauka of the project site. Exemption The action described above is exempt from the preparation of and environmental assessment based on the general types of exempt activities enumerated in Section 11-200.1-15(c), Hawaii Administrative Rules (HAR), Exemption Type 10: New construction of affordable housing, where affordable housing is defined by the controlling law applicable for the state or county proposing agency or approving agency, that meets the following: A. Has the use of state or county lands or funds or is within Waikiki as the sole triggers for compliance with chapter 343, HRS; B. As proposed conforms with the existing state urban land use classification; C. As proposed is consistent with the existing county zoning classification that allows housing; and D. As proposed does not require variances for shoreline setbacks or siting in an environmentally sensitive area, as stated in section 11-200.1-13 (b) (11). Discussion State or County funds have not been committed to the development of this project. The project site is within the State urban district and is zoned R -M 3.5 Residential. The proposed project is consistent with these land use designations and a state land use boundary amendment or a zoning amendment will not be required. Access to the project site will be provided via a new roadway to be constructed from Malulani Road. Wastewater, water, and drainage systems are available to support the proposed project. Frequent watering of the project site during site grading will reduce the release of fugitive dust from the project site. The proposed project does not involve the development of any noise generating uses such as an industrial facility or power plant. Short term increases in noise associated with the construction of the project is anticipated. A Community Noise Control permit which will specify hours allowed for construction activities will be obtained. There are no known existing deposits of hazardous waste on the project site. Solid waste generated by project residents will be collected on site and disposed of by a commercial disposal service. The proposed project will have the beneficial social impacts of providing much needed permanent affordable housing in Kailua-Kona as well as short term employment in construction trades during the development of the project, and long term employment during the operation of the project. The proposed project is similar in scale and general appearance with other multifamily residential properties in greater Kailua- Kona area. The proposed project is not located in nor will have any adverse impacts in a predominately low income or minority neighborhood. There are no unique natural habitats containing threatened or endangered species on the project site. There are no water resources or wetland on the project site. The project site is not in a floodplain. A variance for shoreline setbacks or siting in an environmentally sensitive area will not be required. Mitigation Measures Best Management Practices and relevant permit conditions will mitigate the minimal impacts of fugitive dust, stormwater runoff, erosion, foreign objects and debris, noise, and other construction impacts. In the event of a discovery of cultural resources or human remains during the construction of the project, all work will be immediately suspended in the vicinity of the find, and the Department of Land and Natural Resources, State Historic Preservation Division notified. Determination The direct, cumulative, and potential impacts of the action described above have been considered pursuant to Chapter 343, Hawaii Revised Statutes and Chapter 11-200.1, Hawaii Administrative Rules. The action described above will have minimal or no significant impact on the environment and is therefore exempt from the requirement to prepare an environmental assessment. Ahe Group 157 Makawao Street Kailua, Hawaii 96734 National Environmental Protection Act Review Project Information Project: Kuakini Heights Location: Near Malulani Road, Kailua-Kona, Hawaii Tax Map Key: (3) 7-5-003: 007 Island: Hawaii District: North Kona Proposed Action The proposed action involves the provision of 20 project -based Housing Choice Vouchers for rental units at the proposed Kuakini Heights affordable rental housing program. The use if federal funds to provide the Housing Choice Vouchers triggers the requirement for a review under the National Environment Policy Act (NEPA). Status The Ahe Group has engaged Partner Engineering and Science Inc. to undertake the required NEPA environmental review and related studies. The NEPA Review is in progress with completion scheduled for February 2024. Exhibit 17 Water: Attach a copy of Board of Water Supply or Department of Water Supply letter confirming adequacy of existing water system and availability of water. Sewer: Attach a copy of the sewer application indicating adequacy of existing sewer system capacity. Electricity: Attach a copy of letter from local electricity provider confirming the availability of electricity to the site. Please see Section 2..i} of the 201H Application for status of these items Exhibit 18 Complete the attached Environmental Questionnaire and attach a copy of Phase 1 Environmental Site Assessment, if available. Attach a copy of Phase 2 Environmental Site Assessment and any mitigation plan, if necessary. HAWAII HOUSING FINANCE AND DEVELOPMENT CORPORATION ENVIRONMENTAL QUESTIONNAIRE (TO BE COMPLETED BY APPLICANT) The purpose of this questionnaire is to identify environmental issues to the Hawaii Housing Finance and Development Corporation (HHFDC), related to the real estate or related to the operations onsite, either past or present. This information will be considered as part of the application. Please answer all questions. If the site has operations or improvements which are not residential, retail or office uses, additional reports or attachment forms may be required. This questionnaire is a transmittal and informational document and is to be signed by the applicant. Applicant: Kuakini Heights Limited Partnerships LP Project: Kuakini Heights Project Address: Address not assigned. TMK 7-5-003: 007 and 008 LAND USE/OWNERSHIP Current property owner, if different from the applicant: SCD Kona 108 LLC Current and past site use(s): (Please check appropriate box) ❑ Multi -family residential ❑ Office ❑ Retail ❑ Warehouse ❑ Restaurant ® Vacant ❑ Manufacturing ❑ Other If manufacturing or other, describe specific business activity: Current zoning of property: R -M 3.5 and RA -al Are any land use changes intended? Yes ❑ No If yes, to what use? 4. Is site contiguous to any lakes, rivers or a coastal zone, or located on either a former or current wetland area or endangered species habitat? Yes ❑ No If yes, describe: 5. If the site is residential, provide a copy of any standard tenant environmental notification/disclosure. Check box if attached ❑ 6. If the site is not residential and is not entirely owner -occupied, or has tenants, please attach a current tenant list, including a description of the services or operations performed by each. Check box, if attached ❑ UNDERGROUND STORAGE TANKS Has there ever been or is there currently a gas station or underground storage tanks (USTs) of any sort located on the site? Yes ❑ No If Yes, when and for how long? 2. If yes, describe ownership and identify the operator of the gas station or USTs: If yes, attach any environmental investigation reports that reflect conditions of the current of former USTs. Check box if attached ❑ DRY CLEANERS Has any dry cleanero eration been or is one currently located onsite? Yes F1 No 1Z If yes, when and for how long? 2. If yes, what type of dry-cleaning unit is current in use? Transfer ❑ Dry to Dry ❑ Other (please specify): How old is current equipment? Years. Primary cleaning solvent and quantity used? gallons/mo. How is the solvent disposed? (Describe the waste handling and disposal procedures): BUILDING IMPROVEMENTS 1. Were any improvements constructed prior to 1981? Yes ❑ No If yes, describe type of building, square footage, and construction date(s): 2. For any of the buildings constructed prior to 1981, has there been any major internal renovation work performed since 1981? Yes ❑ No ❑ Do Not Know ❑ If yes, describe: 3. Are any improvements on the property known to contain asbestos? Yes ❑ No ® Do Not Know ❑ If yes, attach any available survey or the test result documentation; check box, if attached " 4. Are any electrical transformers, capacitors, or other equipment, not owned by a utility, but which may contain PCBs, present on the site? Yes ❑ No If yes, attach any survey or test result; check box, if attached ❑ 5. Do any improvements onsite include hydraulic hoists or elevator? Yes ❑ No 0 If yes, describe: What is the source of water supply for the site? Public ® On-site drinking well ❑ On-site irrigation well ❑ Other (describe) 7. What are the destinations of wastewater and surface drainage discharge? Storm sewer ® Dry well ❑ Sanitary sewer ® Septic ❑ Leach Field ❑ Above -ground tank ❑ Underground tank ❑ Vats ❑ Ditches or Bodies of Water ❑ Sumps ❑ Clarifiers ❑ Trenches ❑ Ponds ❑ Wetlands ❑ Treatment Systems (describe) Other (describe) 8. Attach copies of any wastewater treatment and/or wastewater or storm water (non -point source) discharge permits pertaining to the property. Check box, if attached " REGULATORY ACTIONS 1. Have there been any spills, leaks, or other reportable releases of chemicals on the property or migration of chemicals onto the property from an off-site source? Yes ❑ No If yes, describe the chemicals and quantities released, any cleanup measures taken and the results of any related air, soil, or groundwater investigations: 2. Is the site adjacent to or within 2,000 feet of a governmental agency listed toxic waste treatment or disposal site, landfill, or contaminated drinking water well? Yes ❑ No If yes, explain: 3. Has any public agency ever investigated or cited the property for violation or possible violation of any environmental law, or any third party including a public agency, commenced enforcement or cleanup action under environmental law with respect to the property? Yes ❑ No If yes, describe: 4. Has any public agency ever listed the property as a waste disposal site or a site potentially qualiing for clean under any environmental law? Yes 8 No If yes, describe: 5. Has the applicant or any of its partners, joint venture(s), corporate officers, or guarantors ever been named in any governmental or private injunctive, preventive or other administrative proceedings, actions, or litigations involving hazardous waste, toxic substances, hazardous materials, or any other environmental issues? Yes ❑ No If yes, attach an explanation. Check box, if attached ❑ If applicant is a corporation, partnership, or limited liability company: I, Makani Maeva , state that I am the Manager GP , of (Print name) Kuakini Heights Housing Partners LP (Title or Position) (Applicant) and that (Applicant's name) I am authorized to execute this document on behalf of Applicant. I further state based in part upon my personal knowledge and in part on the business records of the Applicant, that to the best of my knowledge, information and belief that all of the facts stated in response to the questions and requests for information contained in the foregoing Environmental Questionnaire are true. Signature: t 7I1w' ll— Date: _10.30.2023 Corporate Title: Exhibit 19 Proposed Construction Timetable Project Schedule Kuakini Height Affordable Rental Housing Project Milestones: Date Approval of 201H Variances January 2024 Projected Building Permit Date: June 2024 Closing of Construction Financing: December 2024 Construction Start Date: December 2024 Projected Occupancy Permit Date: December 2025 Placed in service date': December 2025 Achievement of occupancy for 100% of the unitsz March 2026 Achievement of 95% stabilized occupancy' June 2025 Submit Exhibit 19. ' If project consists of multiple buildings or phases, please include the date on which each building or phase will be laced in service. Date at which the project shall have leased 100% of the units in the project at least once. s Date at which the project shall have 95% of the project occupied for 90 consecutive days. Exhibit 20 Justification of market demand for the project. HHFDC may, at its discretion, request a market analysis prepared by an independent firm, not affiliated with the developer, as to present and projected demand for the proposed development in the market area. Exhibit 20 Market Demand A market study specific to the proposed project has not been conducted. The 2019 Hawaii Housing Planning Study has projected a need for an additional 757 multifamily rental units in Hawaii County that are affordable to households earning between 30% and 60% of median income. The Ahe Group is presently working on the acquisition of three existing affordable rental housing projects in Hawaii County; Ainakea Elderly in North Kohala, Waikoloa Gardens in Waikoloa, and Jack Hall Kona in Kailua-Kona. All three projects are rental projects serving households earning less than 60 percent of median income. Although completed in 2021 the market studies prepared for the acquisition and rehabilitation of these three projects concluded that there is strong need and demand for affordable housing projects in the market area. All three projects are currently fully occupied and have extensive waiting lists. The waiting period for new prospective tenants at these projects are shown below: Ainakea Elderly - 1 Year Jack Hall Kona - 2 to 2.5 Years Waikoloa Village —1.5 to 2 Years The lengthy wait periods are indicative of the overwhelming unmet demand for affordable housing in r" West Hawaii. It should also be noted that according to the National Low Income Housing Coalition Out of Reach 2023 Study, a renter household in Hawaii County needs to earn $35.56 an hour to cover the monthly fair market rent of $1,901 for a two-bedroom apartment. However, the Coalition estimates the mean wage for a renter in Hawaii County is only $18.75 an hour. By those figures, it would take 1.9 full time equivalent (FTE) jobs at the mean renter wage and 3.0 FTE jobs at the minimum wage to rent a two-bedroom unit at the Fair Market Rent in Hawaii County. The proposed project will provide opportunities for lower wage workers to secure housing at a price that they can afford. Exhibit 21 If requesting additional funding through an HHFDC program, please provide the terms and conditions of the proposed financing, including commitment letters, from all financing sources and/or tax credit syndicators. Not available. Exhibit 22 If requesting additional funding through an HHFDC program, please provide commitment letters or executed contracts for operating subsidy. Mitchell D. Roth Mayor d'v� Q 'ky, Susan K. Kunz Housing Administrator Lee E. Lord •:• ;. Managing Director Harry M. Yada •;; assistant Housing Administrator Robert H. Command NF Deputy Managing Director County of Hawaii Office of Housing and Community Development 1990 Kino`ole Street, Suite 102 • Hilo, Hawaii 96720 • (808) 961-8379 • Fax (808) 961-8685 Existing Housing: (808) 959-4642 Fax (808) 959-9308 Kona: (808) 323-4300 • Fax (808) 323-4301 February 22, 2022 Ms. Makani Maeva, President Ahe Group 157 Makawao St. Kailua, Hlawai'i 96734 SUBJECT: PROJECT BASED VOUCHER (PBV) PROGRAM — EXISTING HOUSING 2029 PBV — NOTICE OF INTENT TO AWARD (KUAKINI HEIGHTS) RFP No. 07-2021 Thank you for submitting your proposal for the Section 8 Project Based Voucher Program. The Office of Housing and Community Development (OHCD) has reviewed and rated your project proposal. in accordance with the rating system in the proposal packet. This is to inform you that the proposed project has been approved for 20 Project -Based Housing Choice Vouchers. The OHCD reserves the right to amend or rescind an award if an owner has not shown substantial commencement of project advancement. For new construction, the Agreement to Enter into a Housing Assistance Payment (ANAP) Contract must be executed prior to the start of any construction, however it may not be executed until a subsidy layering review and an environmental review are completed. The AHAP must be executed within three (3) years of award. The Housing Assistance Payment (HAP) Contract (and occupancy) should be completed within two (2) years of signing the ANAP. Please sign, date, and return this letter via email to ohcdehOD-hawalicounty.clov by February 28, 2022, to acknowledge and accept the terms of the offer. Should you have any questions or concerns, please contact me at (808) 961-8379. We appreciate your interest in doing business with the Office of Housing and Community Developmen . <:�D Susan nz Housing mi istrator 7097sskk February 22, 2022 Page 2 2021 PBV NOTICE OF INTENT TO AWARD 20 UNITS AT KUAKINI HEIGHTS ACKNOWLEDGED AND ACCEPTED: By: Signature o prized representative By: Name and official title (Print) Date: a -�-b�Y Exhibit 23 Include one half size set of plans for each original or copy of the application under Exhibit 26 of each application. KUAKINI HEIGHTS MULTI -FAMILY AFFORDABLE RENTAL NARRATIVE UNIT MIX 11 EL11 �owFu,"IIAxo�K,w.E„waD.wexiroa���Drs To,wAl� 's,EDu�-: m°sF 6�wuaTc awc. xeD..o. w,ITs %�/ rtt�s�ur.rDi rnxa�sQlElnTb O��uwm9D¢1)xDEw�ioTMi OMur✓5�"m IIiI�U�mi s I �Iru>pn,ExnxcF nae�.w F' ��/ T TDTaL 6MDWITTGW Untie — R�BUC r+G�TO%r'weY „RD�'NIW KCESSTIRWDX THE �iF. reD aura wrniwmcanol. rewiur+Es_ mo. Tor =±carts �' n�kvsvm vvivve.vmwr va, a�oa�ro. III I.eEn Dnrt —� _ Ili>¢ED uurr _ —' I .rte — _... �• w.uca�.rw can C C B ' A© ao / I - I r I ------------ - I B ..- �'' Wwmrz•�TM E," ,� R°s m,..� •'/: 1 :£' D BUILDING CODE SUMMARY d". ZONING SUMMARY KUAKINIHEIGHTS- MULTI -FAMILY ' AFFORDABLE RENTAL - ' <••, wnw�s°.°waoDvwr. 1 B' �a�" mw.umaic..x .,. .,, .° _ , d °aH°varou.ouars 1 xaTnw..... OVERALL SITE PIAN --- — SITE PLAN LEGEND M DD.c sK x.aw°a ® rucraDxrww.ov law. am°m .mc a.wuw. 'c 1 SITEPLAN 0 ,...ate-- a<a.»o- A.101 WRNS 11UM' ®w Al P2 A3 ��� '--• r-----. �_-. �_i r----_'. r-_• _ PQk- 10.51 iA6 Ih'w1yeP_ mxAvnu+rn� ovnw� 2 R �AD .��,,,•.: Cyt 0 KUAKINIHEIGHTS - AE AFFORDABLE i 4 AF A] n BUILDING A - Li BUILDING A- Ll PLAN .,^^ A.102 Al TJ -------------- KUAKINI HEIGHTS - AFFORDABLE lop m ✓ r /_� / \� KUAKINI HEIGHTS - /� MULT!-FAMILY AFFORDABLE RENTAL - BUILDING A- ROOF PLAN re„o HULOING A- ROOF PLAN �E.ro A.104 m _ IIIIR, w 9 _--m KUAKINI HEIGHTS - MULTI -FAMILY AFFORDABLE RENTAL BUILDING B- PLM1S - -� � A.105 C1 C2 r�'rm q C6 CS p s.:. S_ _.... C -L.-; L j — -_ n BU I LDING C - L1 •m -------`-------------------'---------------------; I =a ------------------------ -------- -------------------^-------------- ---- l /1 BUI LDING C - L2 J R p G C5 ------------ 2 BUILDINGC-ROOF PLAN WRNSa,. KUAKINI HEIGHTS - MULTI -FAMILY AFFORDABLE RENTAL BUILDING C - PLANS 106 lillul -plimmMolow, Wo RIM& ON Im IN PW Wm I&BUILDINGD-1-11 KUAKINI HEIGHTS - MULTI -FAMILY AFFORDABLE RENTAL ­T­ BUILDINGD-PLANS DD 2 BUILDINGD - ROOF PLAN A.107 WRNS oA Et E2 p Q E5 E1 E2 Ip IE61 E6 E] EB ED - T R a 7E a ED EDN T - - - - F ---__A- g ] 5._------------ `------------ `-_----- KUAKINI HEIGHTS- MULTI -FAMILY EEAFFORDABLE '------------ T ----------- ------ -' RENTAL COMMUNITYCENTER - ROOF PLAN COMMUNITY CENTER - L1 a 8111 E- COMMUNIMUNITY CENTER - PLANS C C �� a A-108 -W R N S ----------- C-1 ,�%�I-IIED (FHA) . UNIT �FHA UNIT 3-BED(FHA) KUAKINI HEIGHTS - MULTI-FAMILY AFFORDABLE RENTAL AF, En 1.0OV PI I-BED A QA " UNIT AQ�A ,!� @1 �3-3ED ADA UNIT PLANS iu A.201 %1 BUILDING A- NORTH ELEVATION U ire= -o BUILDING A -WEST ELEVATION 3 i q:�i n BUILDING A -SOUTH ELEVATION n BUILDING A -EAST ELEVATION G(tOitP, KUAKINI HEIGHTS - MULTI -FAMILY AFFORDABLE RENTAL BUILDING A - ELEVATIONS A.301 ;odl] n BUILDING A -EAST ELEVATION G(tOitP, KUAKINI HEIGHTS - MULTI -FAMILY AFFORDABLE RENTAL BUILDING A - ELEVATIONS A.301 WRNS:_; BUILDING B - EAST ELEVATION (4�_BULLDING B- WEST ELEVATION__ �m r 41 ` - - KUAKINI HEIGHTS MULTI -FAMILY _ �4 WU4DING B - NORTH ELEVATION AFFORDABLE RENTAL i z�. � _ I ELEVATIONS UI DING B - SOUTH ELEVATION__ A.302 : WRNSIAMB - ✓ 'R P. `z i1 BUILDING C - EAST ELEVATION Cl BUILDING C - WEST ELEVATION �,° �„°-� L.1 :; , , _ �. s rya�� If -- 4. i� BUILDING C- NORTH ELEVATION KUAKINI HEIGHTS - MULTI -FAMILY AFFORDABLE RENTAL rz e L A.-. —__ F T4s BUILgNGC- 3 BUILDINGC- SOUTHELEVATJON - - ELEVATIONS A.303 .. �: �Z,Z,m��R,o. na ="-o BUILDING D - EAST ELEVATION I int ILDING D - WEST ELEVATION Y BUre=..o so o. ra"rzo r y Id L u L:77 BUILDING D - NORTH ELEVATION G ¢_i.o � c^rnuormurs uw. t"wuvr" �rremoKnua¢[a 4 P9 -_ " } I _BUILDING D - SOUTH ELEVATION KUAK€NI HEIGHTS - MULTI -FAMILY AFFORDABLE RENTAL BUILDING D - ELEVATIONS �E, o. A.304 WRNS,.-- '? �f T� �l COMM. BUILDING - SOUTH ELEVATION COMM. BUILDING - EAST ELEVATION KUAKINI HEIGHTS - "°°°"""""""` MULTI -FAMILY AFFORDABLE -� �ZCOMM. BUILDING - NORTH ELEVATION 4 COMM. BUILDING- WEST ELEVATION b BUILDING E - COMMUNITY CENTER - C ELEVATIONS - ��� A.3O5 WRNS • Project: Kuakini Heights Multi -Family Affordable Rental • Date: 9/27/2023 • Subject: OUTLINE SPECIFICATIONS GENERAL SITE AND LANDSCAPING • Concrete driveways, Concrete curbs and Asphalt paving at parking areas • Concrete sidewalks and walkways with score lines • Permeable accent pavers • Creative play element in courtyard • Native, drought tolerant landscaped yards and courtyards with low flow irrigation system • Storm water collection and filtration with area drains to meet Hawaii County Standards • Exterior lighting from wall mounted fixtures and pole lighting at parking areas • Fire Department Connection monuments • Fire Hydrants RESIDENTIAL BUILDINGS 1. General • Type V -B Construction — (11) 2 -Story residential structures, (1) Community Building with management office, (1) Maintenance Structure with Yard, at grade parking. • Occupancy Type R-2 Residential, Type B Laundry Rooms and Management Office, Type A-3 Community Lanai, Type S-1 Trash Enclosures 2. Foundation (subject to change based on recommendations from Geotechnical Report) • Reinforced slab on grade. Deepened footings as required 3. Structure • Retaining walls as required with grading • Ground floor — Poured in place concrete slab, wood stud framing • Typical residential floors will consist of wood stud framing, wood I -Joists with plywood sheathing and Gyp Crete topping. • Wood stud framing infill and interior partitions. • Gypsum board with minimum R-13 fiberglass insulation. • Stairs — Wood stringers, precast concrete stair treads, painted steel handrails and wood picket guardrails. • Exterior Finishes • HardiePlank and HardiePanel - cementitious siding. Trim to be HardieTrim or MiraTec Outline Specification — Kuakini Heights Multi -Family Affordable Rental 9/27/2023 • Guardrails — wood pickets and balusters • Vertical, stained hardwood siding at common spaces 4. Roof • Asphalt shingle at dwelling structures • Standing seam at Community Building • Metal flashing, drains. gutters and downspouts as required • R-19 fiberglass insulation • Photovoltaic Solar Panel Energy System at each building for common loads (walkway lighting, laundry rooms, etc.) 5. Door and Windows • Residential vinyl framed jalousie windows with nail flanges, insulated glazing with low -E glass at Management Office and Maintenance Office. Safety glazing as required. • Metal or fiberglass doors at exterior common areas • Wood doors at interior of units and common spaces • Residential Unit Entry doors — fiberglass and screen door • Exterior Aluminum Sunshades at dwelling unit windows and second floor unit entry doors • Doors to utility and storage rooms, etc. — metal • Aluminum storefront system at Management office 6. Interior Finishes • Walls — Painted gypsum board walls (accent colors at common areas) • Floors • Residential Units to have luxury vinyl plank floors (12mil min. wear layer with acoustical underlayment as required • Common area corridors to be pedestrian traffic coating at 2n6 level or sealed concrete at 16t level • Common areas to be vinyl plank (20 mil. min. wear layer) or sealed concrete. • Rubber base throughout • Ceilings • Residential Units — Painted double layer gypsum board with acoustical clips • Common Areas Corridors — exterior grade gypsum board • Common Areas —Painted gypsum board • Casework • Residential kitchen and bath cabinets (AWI custom grade) plywood boxes with wood veneer finish, stainless steel pulls • Kitchen and Bath Countertops — Solid surface quartz • Appliances -- Energy Star Certified Page 2 of 6 Outline Specification — Kuakini Heights Multi -Family Affordable Rental 9/27/2023 • Residential Units— Freestanding top -mount refrigerators, freestanding range/oven, combo microwave range hood - ducted • Washer/Dryer in -unit at 3 -bedroom units • Common Area — Freestanding refrigerator with sink • Common Washer/Dryers at each building on level 1. • Under -counter fridge, microwave, and sink at Management Office • Toilet and Bath Accessories • Residential - Brushed stainless steel grab bars (provide blocking as required), Satin Chrome toilet paper dispensers, towel bars, framed mirrors, stainless steel shower curtain rods, medicine cabinets • Common Area — Brushed stainless steel grab bars (provide blocking as required), toilet paper dispensers, paper towel dispensers/disposal receptacle , soap dispensers, sanitary napkins disposal, framed mirrors, baby changing station • Finish Hardware — Brushed stainless steel throughout — lever type handles; keypad lockset at common laundry rooms • 2" vinyl window blinds at residential units, Roller shades at common spaces i. Plumbing • Domestic Water — Copper riser piping and horizontal distribution to individual residential units • Uponor System within residential units • Individual Electric Hot Water Heaters • Sanitary waste and vent piping • PVC piping with PVC glued fittings. • Copper piping force main with solderjoint fittings. • Roof gutters and downspouts hard piped to underground drainage system • Residential Units • Fiberglass or steel tub with fiberglass or ceramic tile shower surround — ADA accessible at ADA units, and able to take grab bars, built-in soap dish • Vitreous china tank water closet —1.2 gallons/flush • Shower head and valve (low flow) • Lavatory faucets — centerset, [ever type • Lavatory sink — Integral bowl in solid surface countertops, • Kitchen Faucet -- single lever • Kitchen Sink — Deep single compartment stainless steel, ADA compliant shallow sink at ADA units. • Uponor PEX water system within residential units • PVC sanitary waste piping with PVC glue fittings • Conventional venting Page 3 of 6 Outline Specification — Kuakini Heights Multi -Family Affordable Rental 9!27!2023 • Common area —ADA Compliant • Kitchen sink — stainless steel single compartment • Kitchen faucet -- single lever (low flow water saving) • Lavatory sink wail hung • Vitreous china tank water closet -1.2 gallons/flush • Washer box at laundry rooms and 3 -bedroom units • Copper water piping at risers and common area distribution with pro -press or solder joint fittings. • PVC sanitary waste piping and Conventional venting only with PVC glue fittings. 8. HVAC • At Management Office and Maintenance Office: split systems with exterior pad mounted condenser 9. Fire Protection • Fire sprinkler coverage shall be installed throughout the buildings in accordance with NFPA 13 or 13R. Residential Quick Response fire sprinkler heads in all residential units. • Automatic standpipe risers in stairwells. Provide with combination pressure regulating outlet and hose valve. • Fire sprinkler piping within residential units shall be CPVC as allowed by NFPA 13R. Riser piping shall be schedule 40 steel with grooved joint, or threaded fittings as allowed by NFPA 13 or 13R. • Sprinkler heads recessed in dwelling units, Management Office, Maintenance Office, exposed in non -conditioned areas shall be Electroless Nickel PTFE (ENT) • Provide UL listed seismic restraints as required by NFPA 13 or 13R. • Fire extinguishers — semi -recessed cabinets 10. Electrical • HECO Service: surface mounted exterior transformers • Underground service from the closest existing manhole (electrical point of connection) • Hawaiian Telcom (HTCO) service: 1. Underground service from the closest Telecom Manhole, to Main Telecom Room (MDF) • Spectrum cable service: 1. Underground service from the closest Telecom Manhole/ handhole, to Main Telecom Room (MDF) • Rooftop Photovoltaic Solar Energy System at each building for common loads (corridor lighting, common laundry, Management Office, Maintenance office, Community Lanai) 11. Power • Power — Residential Units Page 4 of 6 Outline Specification — Kuakini Heights Multi -Family Affordable Rental 9/27/2023 • Branch circuit load center, copper bus, main circuit breaker, plug-in circuit breakers, arc -fault circuit breakers where required by NEC. Load centers shall be flush mounted, 125A main circuit breaker, 120/208V, 1 -phase, 3 -wire, minimum of 30 - circuits. Furnish with white panel cover. • Duplex 20A convenience receptacles tamper resistant type in all unit areas. Decora style receptacles, switches and outlet covers. • Two small appliance branch circuit GFCI, tamper resistant, receptacles on kitchen counters • GFCI weatherproof receptacles for exterior areas • GFC1 receptacles in bathrooms on dedicated circuit • Power to exhaust fans, kitchen appliances and light fixtures. Provide power to ceiling fans in living rooms and bedrooms. • Power -- Common Area • Duplex 20A receptacles in corridors and non-residential areas • GFCI weatherproof receptacles for exterior areas • Power to mechanical equipment, electric water heaters, air conditioning equipment, exhaust and ventilation fans, common washer and dryers, light fixtures • Power to housing's security and entry systems, where required. 12. Lighting • Residential Units • LED luminaires — recessed downlights; surface mounted (kitchen); wall mounted (vanity, above sink/ mirror) • Provide single pole or 3 -way switches, as required. Decora style switches and outlet covers in all residential units. • In bathrooms, provide light -fan combo on single switch with humidistat sensor • Corridors, Office, Stairways, Parking and Other Non -Residential Areas • LED lighting • LED exit lights with battery back-up • Emergency lighting to meet NFPA 101 Life Safety Code requirements. Provide select light fixtures with integral emergency battery packs • Automatic lighting controls consisting of lighting control panel, photocell, or time switches • Provide single pole or 3 -way switches as required 13. Fire Alarm • Residential Units • Addressable single station photoelectric 520 Hz smoke detectors with sounder base in each apartment unit. Page 5 of 6 Outline Specification — Kuakini Heights Multi -Family Affordable Rental 9127/2023 • Fire alarm speakers in each living unit. Visual devices in visually impaired units • Corridors, Office, Stairways, Parking and Other Non -Residential Areas • Addressable photoelectric smoke detectors • Audible speakers and visual flashers in the corridors and common areas • Addressable pull stations at entrances and exits, entrance to stairwell and at the elevator lobby • Connections to fire sprinkler flow and tamper switches on each floor. • Sprinkler system • Smoke detectors at unit interiors and common spaces, located at fire alarm panels and extender panels. • Duct detector in outside air conditioning unit greater than 2000 cfm with addressable module for unit shut down upon smoke detector activation. • All fire alarm wiring in conduit. (Class B) • Fire Alarm Equipment • Addressable fire alarm control panel with voice and pre-recorded messaging. • Remote annunciator. • Power extender panels at each floor as required • Fire alarm system installation shall comply with NFPA 72 14. Equipment • Cameras and recording equipment as recommended by security company 15. Miscellaneous • Mail boxes and parcel lockers (Comply with ADA and USPS Standards) • Signage • Unit signage, room signage • No Smoking signage • Exit signage • Bicycle racks — both resident and visitors bikes • Electric Vehicle chargers Page 6 of 6 Exhibit 24 List of Exemptions Exhibit 24 Exemptions Requested Development Standard Applicable Code Applicable only to TMK (3) 7-5-003: 007 Setback (10 foot rear setback in lieu of Section 25-5-36, Hawaii County Code (HCC) 20 foot required rear setback) Exemption from Grading Permit Fees for the Section 10-11, HCC affordable rental housing project to be developed on TMK (3) 7-5-003: 007. Exemption from Building Permit Fees for the Section 5-7-3, HCC affordable rental housing project to be developed on TMK (3) 7-5-003: 007. Exemption to permit a 12' x 22' X 14' high loading Section 25-4-58(B), HCC zone stall in lieu of a required 12' x 50' x 14' high loading zone stall. Exemptions from Provisions of Ordinance 06-152: 1. Exemption from requirement C relating to final subdivision approval. 2. Exemption to amend requirement D by removing the first sentence that states, "Construction of the proposed affordable housing project shall be completed within five (5) years from the effective date of this ordinance. 3. Exemption from requirement E. The referenced Salvation Army Complex will no longer be developed on the project site. 4. Exemption to amend requirement S by the addition of the following paragraph: "The fair share contribution requirements shall not apply to affordable rental units developed on TMK (3) 7-5- 003: 007. 5. Amendment to requirement V by the addition of the following "Such impact fees shall not be applicable to affordable rental units developed on TMK (3) 7-5-003: 007.