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Stacy Higa, Chairman <br /> <br /> and Members of the County Council <br /> <br /> Page 3 <br /> consistent with the emerging land use pattern being established within this portion of <br /> North Kona. <br /> The Federal Emergency Management Agency Flood Insurance Rate Map (FIRM) <br /> designates the property as Zone "X", an azea determined to be outside of the 500-year <br /> flood plain. The project site is approximately 150 feet from the shoreline and ranges <br /> from 10 to 35 feet above mean sea level. Soils within the property and surrounding area <br /> aze unclassified. <br /> Two accesses aze proposed from Alii Drive, atwo-lane collector street with an <br /> approximately 20-foot wide pavement with paved shoulders within a substandard <br /> approximately 50-foot right-of--way. The lower level parking deck with 92 pazking stalls <br /> for residents will have access from the north driveway. The upper level parking with 45 <br /> parking stalls for commercial use would be accessed from the south driveway. The <br /> Department of Public Works recommends that vehicular access to Alii Drive be limited <br /> to one approach and dedicate at no cost to the County, five (5) feet of additional right-of- <br /> way width (exclusive of the driveway approach) along the frontage of Alii Drive in <br /> conformance with collector street standards. The additional right-of--way would allow for <br /> one of several options including the preservation of the existing pazking, left-turn lane <br /> installation or a transit vehicle loading zone. <br /> The proposed project would add to the cumulative traffic impact on Alii Drive. In <br /> response to concerns about providing a roadway that would connect Alii Drive and <br /> Kuakini Highway, the design for the project includes a road reserve along the southern <br /> portion of the property that will be dedicated to the County for use as a road at a future <br /> date. Construction of the road will depend upon, among other actions, acquisition of <br /> similar road reserves from other landowners mauka of the property. <br /> A Traj~c Impact Analysis Report for the Ke Kai Alii Condominium on Alii Drive <br /> dated November 10, 2003 (Appendix 5 of the application) concluded that "the increases <br /> in ambient traffic due to new development projects in Kailua-Kona aze forecast to have <br /> an adverse impact on the Alii Drive/Hualalai road intersection. Mitigation in the form of <br /> widening the northbound approach of Alii Drive would improve traffic operations to <br /> acceptable levels. The proposed project would generate a small number of trips that add <br /> to the cumulative traffic impact but not adversely affect traffic." With or without the <br /> proposed project, the intersection of Hualalai Road and Alii Drive will not operate at an <br /> acceptable level of service. The TIAR does not address the intersection of Walua Road <br /> and Kuakini Highway which is forecasted to be deficient as a result of ambient growth in <br /> the area. <br /> <br />