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passive recreation area. The site would be a landscaped visual and noise buffer from <br />the planned Ali'i Parkway. <br />• Landscaped features, with an emphasis on native plants, will be incorporated at the <br />entrance to the project, the open space/archaeological/buffer area, as well as within <br />the road rights-of-way. <br />• A private loop road with grass swales within the road rights-of-way will be <br />constructed. The primary road would have a right-of-way of approximately 36 feet, <br />with a 20 -foot -wide pavement. The rear access lanes would have a right-of-way of 24 <br />feet with an 18 foot -wide pavement. In addition to the grassed swales, the applicant <br />proposes trees and flowering landscaping in the balance of the road rights-of-way. <br />All of the roads and improvements are to be owned and maintained by the <br />homeowners association. None of the proposed improvements are intended for <br />dedication to the County. <br />Project construction is expected to commence in June 2004, with a two-year build -out <br />period. The applicant hopes to begin construction next year, upon issuance of all required <br />permits. Estimated cost for the development is $15 million. (See Exhibit A - Special <br />Management Area Use Permit and Change of Zone applications) <br />STATE AND COUNTY PLANS <br />2. State Land Use Designation: Urban. <br />GP Land Use Pattern Allocation Guide (LUPAG) Map: Medium Density Urban and <br />Urban Expansion Area. <br />4. Kona Regional Plan: Residential (Res -10). <br />5. County Zoning: Agricultural 5 -acres (A -5a). <br />6. Planned Unit Development (PUD): The applicant intends to apply for a PUD permit <br />separately. The PUD is intended to encourage comprehensive site planning that adapts <br />the design of the development to the land, by allowing diversification in the relationships <br />of various uses, buildings, structures, open spaces and yards, building heights, and lot <br />sizes in planned building groups, while still insuring that the intent of the Zoning Code is <br />observed. The minimum land area required for a PUD is two acres. (See Exhibit B - <br />591 <br />