Loading...
HomeMy WebLinkAboutCOM 0766.021 2004-2006 SCD Kona 108 LLC 700 Bishop Street, Suite 1000 Honolulu, HI 96813 r August 29, 2006 ; Council Chair Stacy Higa _ County of Hawaii County Council 25 Aupuni Street, Suite 209 Hilo, HI 96720 -Mj RE: Transmittal of nine copies of letter with attachments in regards to Kona Coffee Estates/Malulani Gardens issues Dear Chairman Higa, Enclosed please find your copy plus eight additonal copies for dissemination of a letter from SCD Kona 108 LLC to the Malulani Gardens Association president regarding the various issues that we have been working on to address their concerns about our project and its impact on their subdivision. We continue to work with the Association, with our next meeting with them set for September 6`h, and we will keep the Council abreast of any developments prior to our next hearing in Hilo. Feel free to call Stanford or myself with any comments or questions on any matter. Aloha, ichard A. Wheelock RAW: raw Enclosures CC: Stanford Carr w/Enclosures Comm. No. / 66. L Ref. To: Ref. Date SEP 0 5 2006 SCD Kona 108 LLC 700 Bishop Street, Suite 1000 Honolulu, HI 96813 (808) 599-5720 August 28, 2006 Mr. Scott Bell, President Association of Homeowners of Malulani Gardens c/o Clark Realty Corporation 75-5722 Kuakini Highway, #103 Kailua-Kona, HI 96740 RE: The Salvation Army, suggested widening of Malulani Drive at Queen Kaahumanu Highway intersection and suggested re-location of mid-level road. Dear Scott, Stanford Carr and I really appreciate your assistance in the matter of our re-zoning request for the nearby lands at Kona Coffee Estates. We have been and continue to work hard on trying to accommodate the desires of the residents of Malulani Gardens. These desires appear to have changed somewhat recently, based on the oral and written comments by some of the residents as well as the petition signed by over 50 owners of Malulani Gardens. You were not present at many of the previous meetings and may not know the whole history of some of the issues, so I would like to mention this history. The 24 acres comprising Malulani Gardens ("MG") was re-zoned Residential in 1967 by Jack Ujimori, with the proposed access coming up the hill from Kuakini Highway. Queen Kaahumanu Highway ("QKH") cut off the lower portion of the property and access from Kuakini when it was built in the early `80's, and the State provided access from QKH to the MG parcel. As QKH is a "Limited Access" highway, the State Department of Transportation Highways Division ("DOTH") designated the highway access from QKH into MG parcel as the access to be used not only by the MG parcel but also by the Kanuha Ohana parcel and the parcels which comprise Lowes and the proposed KCE. Hawaiian Development Corporation ("HDC") agreed to buy the MG parcel and the KCE parcels in 1987, and subsequently sold the MG parcel to Brian R. Cook ("BRC") in 1992. At the time of that sale, HDC placed an easement across the MG parcel in favor of the Kanuha parcel, the Lowes parcel and the KCE parcels, and a condition of the sale was that BRC had to dedicate that road when it was built. BRC proceeded to plan and develop MG and HDC proceeded to plan, entitle and develop the Lowes commercial lands plus the lands now planned for KCE. Note that HDC had planned to build additional commercial improvements plus over 400 housing units for the local market on the 108 acres now planned for the low density KCE. HDC obtained "Commercial" zoning for the approximately 18 acres by Lowes in 1998, at which point less than a dozen homes had been built and sold in MG. All existing MG owners were notified at that time, and no objections were raised by them at the time. By the time HDC started construction of the Lowes site in 2001, many more homes had been built in MG and some of the residents were upset that a Lowes was going to be near their homes. In spite of the County of Hawaii's requirements that the roadway from QKH and the planned mid-level road be connected to adjoining projects (see attached documentation related to the MG PUD approval), and in spite of the State DOT's policy of limited access to QKH and their plan to have all the adjoining properties use this access, and in spite of legal obligations allowing use of this lower roadway built on a 60 foot wide County standard roadway lot to dedicable standards, some residents formed a committee called The Concerned Citizens of Malulani Gardens and went to Judge Ronald Ibarra's court to attempt to stop "their" roadway from being used by others. The case was sent into Mediation, overseen by a judge acting as Mediator and attended by Committee members; Lowes personnel; the insurance company which has an $11,000,000 insurance policy assuring access on this lower section of road, now known as Malulani Drive ("MD"); Brian Cook; and HDC. After one and a half days of productive negotiations, the mediation was terminated when the Committee demanded $10,000,000 in damages. The case was sent into binding arbitration, where the Committee and their attorney Michael Matsukawa argued that the road was owned by the Homeowners Association of Malulani Gardens, or that at least the Associations' approval of use by others of the road was required. The judge acting as arbitrator in that case ruled against the Committee and in favor of HDC/Lowes' position, which was that the Kanuha ohana's parcel and the Lowes and KCE parcels all had the right to use that road. The Committee then raised new arguments, saying that use of the road should be restricted to "residential" users only, and not be able to be used by any "commercial" users, and also that the road can not be dedicated to the County without approval by the Association. These matters were sent to a different binding arbitration, and heard by a different judge sitting as arbitrator. This judge also ruled against the Committee's position, and ruled that the road can be used by all and dedicated without the Association's approval, and that the Committee can not interfere with said dedication. The road is now in the process of being dedicated to the County of Hawaii. The road has been completed but is not open as a "through road" yet as the County administration will not allow the barricades to be removed until the traffic signal at Malulani Drive and QKH is complete, a process that has been lengthened by the State DOTH decision to add another northbound lane and widen QKH at Malulani Drive. The County Administration encouraged HDC to work with MG residents to plan the remaining 108 acres of land above Lowes, and HDC held a series of meetings with MG residents in April of 2004 (attended by 32 residents); July of 2004 (attended by 25 residents); and August 2004 (attended by 20 residents). These meetings determined that HDC was not going to get any support for additional commercial land; affordable housing; multi-family housing; or even higher-density middle-income housing from the MG residents attending the meetings, so HDC decided to sell the land to Stanford Carr and myself, acting as SCD Kona 108 LLC (SCD Kona). SCD Kona had meetings with the residents and explained that SCD Kona intended to build a low- density, large-lot subdivision with either a Salvation Army site and a small number of multi-family affordable units or no Salvation Army site but a larger number of multi-family units. Based on a vote taken by MG residents, SCD Kona proceeded to design and plan the KCE project to include a 5-acre Salvation Army site plus 16 units of affordable housing plus 57 large lots, as SCD Kona had agreed to do with MG residents. It appears that many MG residents have changed their position since then, based on the oral and written testimony opposing the project, and based on the petitions asking the Council to deny the re-zoning. In the past months we have had three meetings with you and/or other Board members plus one open meeting with residents of Malulani Gardens, which meeting as attended by about 15 people, to try and address the issues and concerns raised by MG residents. We have scheduled our next open meeting for September 6' at 5:30 PM at the King Kamehameha Kona Beach Hotel's "Honu" room. It has been made clear by the residents via petition, letters, email and testimony as well as in the meetings that their major concerns are the Salvation Army site, the traffic on the lower portion of Malulani Drive and concern about safety for the residents of Kona Coffee Estates as there is only one entry planned for the project in the initial stage of development. The major concerns about the lower portion of Malulani Drive have been 1) Possible hindrance of egress from the gated entry onto Malulani Drive due to a backup queue in the new left-turn lane at the signalized intersection; 2) Safety issues about Queen Kaahumanu Highway north-bound drivers taking the turn onto Malulani Drive at high speed, imperiling Malulani residents; 3) Limited visibility of drivers exiting the gate both mauka on the extended Malulani Drive due to a rise in the topo of the road and makai due to a thick hedge; 4) the use of Malulani Drive by delivery trucks for Lowes; 5) any intrusion into the gated community of Malulani Gardens by the public due to our project; 6) the use of Malulani Drive by construction vehicles for the KCE project; and 7) just a general resistance to any increase in traffic on what many residents continue to call "our road". As to Number 1 above, it was suggested that we work on the possibility of widening the lower portion of Malulani Drive by taking a portion of the park so as to provide a fifth lane for Malulani Gardens residents to "merge" through and avoid any lengthy queue at the left-turn lane. In addition to the Traffic Impact Analysis Report indicating that this is not necessary, we have concerns about the Association getting the necessary 75% vote to do such a thing, but we looked into it, meeting with our engineers, State Department of Transportation personnel, and County of Hawaii personnel. Our engineers looked at the addition of another lane to Malulani Drive and noted that the addition would be limited to the area makai of the gate, due to the fact that the park property starts at the gate and widens out as it goes makai. This means that such a lane would be pretty short, limited to the length between the gate and the widened Queen Kaahumanu Highway (the State is adding another lane to Queen Kaahumanu Highway, which will move the highway more mauka and shorten the distance available for such a new lane). It is physically possible but the length of the lane is not very conducive to merging and will likely be a safety issue. Our engineers came up with two alternative resolutions to the concern about egress from the gate, both of which involve a revised striping plan and additional signage, which they call Option One and Option Two. I have enclosed copies of these Options for your review, as we tried to discuss them at the open meeting with the residents but met with little success. The State DOTH has taken the position that they will not support such an endeavor, nor will they oppose it. They are in the process of widening Queen Kaahumanu Highway (as noted above) and will be adding an additional northbound lane at Malulani Drive, and any plans would have to mesh with their plan, but they expressed willingness to work with us. They did express concern about the affect on pedestrians and bike riders as an additional lane on Malulani Drive would widen the intersection, which is a safety issue. The County Department of Public Works and their Engineering and Traffic Divisions have reviewed the suggestion, and they are ultimately responsible as this roadway lot is in the process of being dedicated and must meet County dedicable standards. Their preliminary assessment is that the short length of the additional lane will present safety issues for a merging lane, and they also shared the State DOT's concerns about the pedestrians and bikeriders. They do not appear very supportive of the plan for such a lane. We ran into a major roadblock to this plan when we approached HDC, which has the right to have Malulani Drive dedicated. The dedication process has re-commenced, after having been delayed for over three years due to the litigation and two arbitrations between Concerned Citizens of Malulani Gardens and Hawaiian Development Corporation about the use of this road. As mentioned earlier, HDC won several expensive arbitrations concerning this matter, and they are now extremely intent that no new delays in dedication occur, especially given that verbal threats by some residents of Malulani Gardens have been made that they will oppose the dedication in spite of the arbitration rulings. At this juncture, HDC will not allow any delays to take place in the dedication process, so this added lane possibility appears to be dead. As to Number 2 above, there was a stated concern that drivers will take the right-hand turn northbound onto Malulani Drive at high speed and crash into vehicles or pedestrians. I presume this risk already exists. There is a speed limit sign posted appropriately, and the design of the roadway is to County dedicable standards so this risk should be minimal, but we can not control drivers from breaking the law. We could look at additional signage on QKH to address this matter, or the County may allow some sort of traffic calming measure to be installed on MD if this problem surfaces. As to Number 3 above, the site distance from the gated entry looking east meets with County site distance requirements, and there is a Stop sign at that intersection, so our engineers tell us that should not be a problem. As to the hedge blocking views west from the gated entry, that is an issue. An investigation has determined that the hedge is on land belonging to the MG project, so I suggest that the Board have that hedge trimmed. As to Number 4 above, the Plan Approval process for Lowes included an agreement by Lowes to have their delivery drivers use the Henry Street access to address this concern, which was raised years ago. The concerned Malulani Drive resident stated that the delivery drivers will ignore that instruction and go up Malulani Drive, so the request was made to install a traffic measure to disallow any large truck to go up MD and turn into the Lowes street; Hale Kapili Street. After review of this request, it has been pointed out that this would disallow fire trucks and other emergency vehicles from having such access and would not be safe. We will have to rely on Lowes and the drivers living up to their obligations, which can be enforced by the County or communications with the trucker's employers if necessary. As to Number 5 above, Malulani Gardens will continue to be a gated community, although two additional gates will need to be installed when the mid-level road required by the County is opened up. None of the residents or guests of KCE will have any access rights into the gated MG subdivision. As to Number 6 above, SCD Kona 108 LLC intends to have the construction vehicles access the project as much as possible by using the mid-level road in order to accommodate the MG residents' request. As to Number 7 above, we have reduced the projects' scope by over 75% from the original plan, eliminating commercial usage and knocking down the number of residential units from over 400 to under 100 in order to accommodate the MG residents. In addition, we are planning to add the mid-level road and a portion of the Hienaloli extension as a part of the project, which will help move traffic off of QKH and away from the MD intersection over time. Speaking of the mid-level road, SCD Kona has presented a revised plan to the MG residents which brings a second access to the KCE project through this road in response to the MG residents stated concerns about a second access being necessary for both traffic and safety reasons. This second access not only addresses the safety issues of KCE, but also of MG as currently the MG subdivision has only one single access, and the mid-level road plan as proposed will provide a second access to MG as well as to KCE. It also takes a little pressure off of the existing Malulani Drive according to our updated TIAR (copy enclosed), although not very much. When we presented this revised plan (copy enclosed) to the MG residents, their response was somewhat underwhelming. It appeared they were not pleased with this particular plan in spite of the safety benefits, as it would require the installation of the two new gates. Some MG residents requested us to look at re-locating this mid-level road required by the County (which bisects Phase Il and Phase lI of MG subdivision) to a lot located just mauka of MG, which lot is owned by Brian R. Cook. This would place the mid-level road just above the homes at the top of MG, and I assume would leave the existing mid-level road through MG as a vacant land parcel. When we approached him, Brian Cook stated that he would sell that lot to us to allow us to build the road, so we talked with the County DPW Traffic and Engineering Divisions about their position on such a matter. They pointed out that the existing mid-level road has been planned for that location from the inception of the MG project, and that the completion of that roadway will be both for traffic connectivity purposes and for safety purposes, as that will allow the 121 homes in MG to have a second ingress/egress from their cul-de-sac project. They also pointed out that the existing mid-level road was planned where it is as the extension of that road intersects Palani Road at a location acceptable for roadway planning purposes, whereas an intersection further mauka is not desirable. The County DPW may support a road located on the lot just mauka of MG subdivision, but it would be in addition to the existing mid-level road, which they want connected in accordance with the stated conditions of approval for Malulani Gardens PUD. The residents of Malulani Gardens can approach the County Council to request an amendment of the conditions of approval for Malulani Gardens, but the County DPW will oppose this request based on or conversations with them. As to the Salvation Army, TSA has taken a nuetral position on the proposed 5-acre site within the KCE project. Their Honolulu division may or may not decide that they want a site here, so we are assuming at this time that there will not be a Salvation Army site in this project, but this could change. Assuming that TSA decides they do not want to be there, or the County Council instructs us not to inlcude TSA in the project, then we intend to increase the multi-family and affordable housing component of the KCE project to use the 5-acre site. It has been correctly pointed out that the additonal housing will produce less traffic than the TSA project as designed. If TSA does decide they want the site, they would be required to obtain a Use Permit for their project, which process includes public hearings and input. The MG residents will have ample opportunity to express their support or lack thereof for the TSA at that time. Again, we greatly appreciate your efforts to work with us on this matter, and ask you to circulate this letter and attachments to those involved and review the Options for the gated entryway for consideration. We would like you and other interested residents to attend another meeting in Kailua-Kona on August 6, 2006 at 5:30PM at the King Kamehameha Kona Beach Hotel to disucss our findings and options. As always, your comments and those of your neighbors are welcome. Sincerely, Richard A. Wheelock RAW: raw Enclosures CC: Stanford Carr w/Enclosures Marisa Furfaro w/Enclosures Linda Moribito, Manager w/Enclosures Council Chair Stacy Higa w/Enclosures Brian R. Cook w/Enclosures Joseph H. Whitney, HDC w/Enclosures Caroline Smith w/Enclosures Steve Arnett, Kanuha Ohana w/Enclosures Chris Yuen w/Enclosures Norman Hayashi w/Enclosures Bruce McClure Ki Emler, DPW Engineering w/Enclosures Ron Thiel, DPW Traffic Safety w/Enclosures Robert Taira, State DOTH Hilo Division Chief w/Enclosures - O,NSV as M9 k'% Virginia Goldstein Stephen K. Yamashiro Director Mayor Norman Olesen Deputy Director 1TF ei•N ~,Jt t\ PLANNING DEPARTMENT 25 Aupuni Street, Room 109 • Hilo, Hawaii 96720-4252 (808) 961-8288 - Fax (808) 961-9615 CERTIFIED MAIL September 15, 1994 Mr. Steven Lim Carlsmith Ball Wichman Murray Case Mukai & Ichiki 121 Waianuenue Avenue Hilo, Hawaii 96720 Dear Mr. Lim: PLANNED UNIT DEVELOPMENT APPLICATION WH(PUD94-01) APPLICANT: BRIAN COOK - MALULANI GARDENS SUBDIVISION 121 LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION Tax Man Key: 7-5-003: 003 After reviewing the information submitted with the Planned Unit Development, the Planning Director certifies the approval of the Planned Unit Development (PUD) application to allow the construction of a 121 unit Single Family Residential Subdivision Development on a 23.987 acre parcel situated within the Single Family Residential 7,500 square feet (RS-7.5) zone district with variances from the Supplementary Yards and Open Space, Projections into Required Yards and Open Spaces, Minimum Building Site Areas, Minimum Yards, Other Regulations requirements of the Zoning Code, Chapter 25 and Minimum Lot Sizes, Minimum Right-of- Way and Pavement Widths, Intersection Angles, Corner Radius, Cul- de-Sacs, Grades and Curves, Street Lights, Street Names and Traffic Signage, Right-of-Way Improvement requirements of the Subdivision Code (Chapter 23) and Yards and Projections into yards of the Housing Code pursuant to the requirements of Chapter; 25 (Zoning Code), Article 21 (PUD, Planned Unit Development). The subject property is situated on the east (mauka) side of the Queen Kaahumanu Highway approximately 2,600 feet south of the Queen Kaahumanu Highway/Palani Road intersection in Keopu, North Kona, Hawaii, TMK: 7-5-003: 003. FINDINGS: 1. In accordance with Section 25-247 oFjf,-the Zoning Code, the ^ F•a V"6. Imo" fSEP 2 0 1994 Mr. Steven Lim Page 2 September 15, 1994 proposed single family residential uses are permitted by the existing single family residential zoning of the property. In accordance with requirements of Section 25-251(Finding by planning department to approve P.U.D.) 2. The construction on the project shall begin within a reasonable period of time from the date of full approval and shall be completed within a reasonable period of time. The applicant has already constructed a single family dwelling on the property which is being shown as a model home for the proposed Planned Unit Development. The proposed development timetable for the Planned Unit development will be done in phases with Phase lA occurring as soon as all other necessary governmental approvals have been secured. Phase 1 will consist of 39 house and lot packages. Within Phase 1, there will be two phases, lA with 19 units and 1B with 20 units. The site work for Phase 1 should be completed on or by May 1995. Subject to the sales in Phase 1, site work in Phase 2 would start by September 1995 with completion in February of 1996. Site work on Phase 3 would start by August 1996 with completion by December of 1996. All house construction should be completed by the summer of 1997, giving the overall project approximately 3 years for the development and completion of construction activities. 3. The proposed development substantially conforms to the General Plan. The following General Plan elements goals, policies and standards of action are in conformance with the proposed Planned Unit Development. • HOUSING ELEMENT: GOALS: Attain safe, sanitary and livable housing for the residents of the County of Hawaii. Attain a diversity of socio-economic housing mix throughout the ; different parts of the County. Maintain a housing 3 supply which allows a variety of choice. Develop better places to live in Hawaii County by creating viable communities with decent housing and suitable living environments for our people. Improve and maintain the quality and affordability of the existing housing stock. 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. Ensure Mr. Steven Lim Page 3 September 15, 1994 that housing is available to all persons regardless of age, sex, marital status, ethnic background, and income. The cornerstone of the County's Housing programs and activities shall continue to be the encouragement and expansion of appropriate home ownership opportunities for our residents. • POLICIES The County shall encourage a volume of construction and rehabilitation of housing sufficient to meet growth needs and correct existing deficiencies. The County shall initiate and participate in activities with the private sector including the provision of leadership and expertise to neighborhoods and nonprofit organizations in the development of housing and community development projects. • LAND USE ELEMENT GOALS: Designate and allocate land use in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. POLICIES: Promote and encourage the rehabilitation and use of urban and rural areas which are serviced by basic community facilities and utilities. The County shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. • LAND USE ELEMENT (SINGLE FAMILY RESIDENTIAL) GOALS: To maximize choices of single family residential lots and/or housing for residents of the County. To provide single family residential areas conveniently located to public and private services, shopping, other community activities and convenient ; access to employment centers. The County shall i encourage more innovative uses of land with respect to geologic and topographic conditions through the use of residential cluster and planned unit developments. The clustering of residential units in sloping areas is a means of minimizing grading and drainage problems, preserving the natural appearance of the topography, preventing strip development, and making optimum uses of the terrain for buildings and open space. The County shall incorporate flexibility in codes and Mr. Steven Lim Page 4 September 15, 1994 ordinances to achieve a diversity of socio-economic housing mix and to permit aesthetic balance between single family residential structures and open spaces. • RECREATION ELEMENT: GOALS: Provide a variety of recreational opportunities for the residents and visitors of the County. Maintain the natural beauty of recreation areas. Provide a diversity of environments for active and passive pursuits. POLICIES: The use of land adjoining recreation areas shall be compatible with community values, physical resources and recreational potential. The proposed Planned Unit Development will implement the above goals and policies of the applicable element of the General Plan, in particular with the above cited elements. 4. All residential development shall constitute an environment of sustained desirability and stability, shall be in harmony with the character of the surrounding neighborhood, and shall result in an intensity of land utilization no higher than, and standards of open space at least as high as permitted or as otherwise specified for the district in which this development occurs. The applicant's design concept for the proposed Planned Unit Development is to provide a neighborhood environment that fosters a "Sense of Community" and promotes social interaction; provide for a safe, pedestrian oriented environment; develop a master plan that fits harmoniously into the local context with housing design that respects local building vernacular and landscaping that blends well with the natural environment and provide housing at a reasonable cost for the "Gap Group" segment of our local residents - those whose income is too high to qualify for affordable housing but not enough to buy the medium price home in Hawaii. The maximum allowable density under the present zoning is 139 units. The applicant would have developed 110 lots, 7,500 square feet in size if a standard subdivision was to be developed. The applicant is proposing to develop 121 units, a loo increase in density from the standard subdivision layout. The access to the subdivision will be from Queen Kaahumanu Highway with the inclusion of roadway stub-outs to integrate with the proposed 2020 Roadway Plan. The main street with on-street parking has an AC pavement width of 36 feet and a 44 foot right-of-way. Mr. Steven Lim Page 5 September 15, 1994 Minor secondary streets have an AC pavement width of 20 feet with a 28 foot right-of-way. Curbing for the streets will be similar to Detail R-1 of the County Standard Details. Sidewalks, 4 foot wide will be provided on both sides of all streets. The drivecourts have a 50 feet x 100 feet AC pavement area versus the 36.92 feet x 72 feet AC pavement area for the County Standard "T-Turnaround." These roadway sizes should allow proper access for service and emergency vehicles. With existing grades of the site ranging from 8% to 14%, street grades will be moderate with two thirds of the streets in the range of 8% to loo and the remaining one third in the range of 10% to 14%. The main street will have 3 parks which will act as speed buffers forcing traffic to stop at these locations. The parks will also provide spatial interest and visual variety in the community. These elements are designed to provide a higher level of pedestrian safety within the community. The development's average lot size is 5,830 square feet with lots ranging in size from 4,305 square feet to 10,223 square feet. The majority of the lots have a width in the 50 to 55 feet range and a lot depth in the 100 to 110 feet range. With the PUD approach, the houses are controlled in size, to reduce the impact of development and small lot size appearance. The PUD will have the standard 15 foot front and rear yard setbacks. The variance request for side yard setbacks is due to the design of the homes with lanais on the side of the houses. With controlled housing widths, reducing the side yard setback allows for more useable space at the side yard with the lanai. In the worst case scenario, the minimum distance between homes is 15 feet. A primary design goal of the PUD is to provide a safe, visually stimulating and efficient pedestrian network system throughout the community.. Sidewalks, 4 feet in width are located on both sides of all streets, providing convenient access to the neighborhood parks and access to all house lots. The drivecourts have landscape pedestrian easements to the main street to allow both pedestrians and bicycle riders an alternate access route to the main street landscape environment and park system. Landscaping will play a a central role in the master plan to provide an inviting residential atmosphere with open spaces that are shaded to encourage outdoor activities and social interaction. The major components are the project entry area, main street theme, neighborhood parks, landscaped archaeological sites, pedestrian easements, landscape easements and private drivecourts. The Housing design will be instrumental in adding to the feel of a traditional neighborhood through its use of materials, color and regional architectural style. Mr. Steven Lim Page 6 September 15, 1994 The houses will have a dominant front lanai that in most cases fronts the main street or drivecourt. There is a rear or side lanai with each house for outdoor dining and social purposes. At the street facade, two car garages will be setback from the front of the lanai, minimizing their impact. Hip roofs, 3 foot overhangs, horizontal lapped siding, traditional styled window placement and historical colors will create the feel of "Hawaiian Architecture." Energy efficient design measures are integrated into the design of each home related to cross ventilation, insulation, solar heating and skylighting. There will be 4 to 5 model homes, both one story and two story ranging in size from approximately 1,100 square feet (2 bedroom, 2 bath) to 1,500 square feet (3 bedroom, 2 and 1/2 bath). Sales prices for the homes will range from a low of approximately $210,000 to a high determined by the prevalent market conditions. The homes in Phase I will sell for approximately $210,000 to $250,000. The project's CC & R's will be structured to maintain the quality of the original design intent and insure the investment of the homeowners will be protected. 5. The development of a harmonious, integrated whole justifies exceptions, if required, to the normal requirements of the Zoning and Subdivision Codes, and that the contemplated arrangements or use make it desirable to apply regulations and requirements differing from those ordinarily applicable under the district regulations. The proposed PUD fosters a "Sense of Community" by offering opportunities for the residents to meet, recreate, socialize, walk and experience their neighborhood environment in ways that are not available to the residents of the standard subdivision community. Parks and open spaces are provided for a variety of activities to occur. There are places for children to play versus being limited to the street for this activity. It offers a safe pedestrian environment for the residents who enjoy walking ; and riding bicycles. It promotes social communication through the use of lanais facing the main street and its park system. In short it offers the residents a safer, more enjoyable, and socially rewarding community to live in. Therein, the proposed Planned Unit Development is a development of a harmonious, integrated whole which justifies exceptions to the normal requirements of this chapter, as the contemplated arrangements and single family residential use make it desirable to apply regulations and requirements differing from those ordinarily applicable Mr. Steven Lim Page 7 September 15, 1994 under the district regulations. 6. In accordance with Section 25-252 (Actions permitted on application), the planning department may conditionally approve an application for a P.U.D.. In accordance with Section 25-253 (Imposition of conditions upon approval) Any conditions imposed by the planning department upon approval of an application for P.U.D. may include but are not limited to the time within which the project shall begin and be completed, changed boundaries of the project, uses permitted, specification of minimum development standards, specified street dedication and improvement, utilities to be furnished, and a list or limit of variances permitted. In accordance with section 25-555 (Effect of P.U.D. application approval) Any P.U.D., as approved, shall be subject to all conditions imposed and shall be excepted from other provisions of this chapter only to the extent specified in said approval. Based on the above, the following list of variances are approved for this Planned Unit Development: ZONING CODE: 1. Variances and exhibits 1 to 11 listed in the Table of Contents, page 1 of the Variance Requested Supplement document dated 6-28-94. (ATTACHED AS EXHIBIT 1) SUBDIVISION CODE: 1. Variances and exhibits 12 to 19 listed in the Table of Contents, page 1 of the Variance Requested Supplement document dated 6-28-94. (ATTACHED AS EXHIBIT 2) HOUSING CODE: 1. Variances from the Housing code and listed as exhibits 20 to 22 must be applied for and secured from the ; Boardof Appeals. (ATTACHED AS EXHIBIT 3) 3 Based on the above findings, the Planning Director has approved the Planned Unit Development Application subject to the following conditions: A. The applicant, its successors or assigns be responsible for complying with all of the stated conditions of approval. Mr. Steven Lim Page 8 September 15, 1994 B. The applicant shall indemnify and hold the County of Hawaii harmless from and against any loss, liability, claim or demand for the property damage, personal injury or death arising out of any act or omission of the applicant, its successors or assigns, officers, employees, contractors and agents under this permit or relating to or connected with the granting of this permit. C. The effective date of the PUD, except as otherwise conditioned in the following subsections, shall be upon receipt of the official acceptance from the Department of Water Supply and the Department of Public Works, Wastewater Division that the applicant has paid for the water commitment deposit to secure the 121 water commitments for the proposed Planned Unit Development. D. The plans for Phase lA of the proposed subdivision shall be submitted to the Planning Director within five (5) years from the effective date of the Planned Unit Development (PUD). The proposed subdivision shall not exceed a maximum limit of 121 lots and may be accomplished in phases. The subsequent phases shall be submitted for subdivision review only upon securing approval of the Letter of Map Revision (LOMB) from the Federal Emergency Management Agency (FEMA) and review and approval by the Chief Engineer, of the Department of Public Works in consultation with the Planning Director. Should the applicant receive the approval of the LOMR from FEMA, the applicant shall have the option to submit subdivision plans for the entire development. E. If necessary, the applicant shall prepare a data recovery and mitigation/preservation program for the subject area which shall be submitted to be reviewed and approved by the Planning Department, in consultation with the State Department of Land and Natural Resources-Historic Preservation Division, prior to submitting plans for subdivision review. This Plan > shall consist of a detailed archaeological data recovery plan (scope of work with research design) and a detailed mitigation/preservation plan. The Planning Department and the State of Hawaii's Historic Preservation Division shall verify in writing the successful execution of the plan, prior to land altering activities in the area of historic sites. Proposed mitigation treatment (preservation in place or Mr. Steven Lim Page 9 September 15, 1994 disinterment/reinterment) for burial sites must be approved by the Historic Preservation Division's Hawaii Island Burial Council before detailed mitigation plans are finalized for these sites. This action if applicable, must be submitted and mitigation measures taken prior to issuance of any construction permits for the development of the subject Planned Unit Development. F. Should any unidentified sites or remains such as artifacts, shell, bone, or charcoal deposits, human burials, rock or coral alignments, paving, or walks be encountered, work in the immediate area shall cease and the Planning Department shall be immediately notified. Subsequent work shall proceed upon an archaeological clearance from the Planning Department when it finds that sufficient mitigative measures have been taken. G. Access to the property from Queen Kaahumanu Highway Extension shall include improvements as required by the Department of Transportation, Highways Division and the interior roadways shall be constructed in compliance with the roadway variances as approved in the Planned Unit Development application. Any deviations from roadway standards for which the Department of Public Works has sole jurisdiction shall be applied for and secured through the proper appeal process whether it be an administrative or an appeal from the Board of Appeals. H. An overall landscaping master plan, which includes landscaping along the property's frontages along Queen Kaahumanu Highway extension, the interior roadways, parks and individual lots and a program for the maintenance of the landscaping shall be submitted to the Planning Director for review and approval, in consultation with the Chief Engineer prior to the issuance of final subdivision approval. The Queen Kaahumanu Highway frontage landscaping shall be installed prior to occupancy of units in Phase 1A. All other lots frontage and park landscaping improvements shall be installed prior to the occupancy of the units in each subdivision phase of the Planned Unit Development. I. The applicant shall comply with the Integrated Solid Waste Management Plan as approved by the County Council. Mr. Steven Lim Page 10 September 15, 1944 J. The applicant shall construct all on site sewer, drainage, roadway and water system improvements required by the Department of Water Supply, Fire Department, Department of Public Works and State Department of Health. In addition, all utilities for the proposed development shall be placed underground. K. Comply with all applicable laws, rules, regulations and requirements. L. An annual progress report shall be submitted to the Planning Director prior to the anniversary date of the Planned Unit Development (PUD) permit. The report shall include, but not be limited to, the status of the development and to what extent the conditions of approval are being complied with. This condition shall remain in effect until all of the conditions of approval have been complied with and the Planning Director acknowledges that further reports are not required. M. An initial extension of time for the performance of conditions within the ordinance may be granted by the Planning Director upon the following circumstances: a) the non-performance is the result of conditions that could not have been foreseen or are beyond the control of the applicants, successors or assigns, and that are not the result of their fault or negligence; b) granting of the time extension would not be contrary to the general plan or zoning code; c) granting of the time extension would not be contrary to the original reasons for the granting of the Planned Unit Development Permit; d) the time extension granted shall be for a period not to exceed the period originally granted for performance (i.e., a condition to be performed within one year may be extended for an additional 5 years); and e) if the applicant should require an additional extension of time, the applicant may submit a request for further time extension pursuant to Section 25-256 (Extensions and Amendments). Mr. Steven Lim Page 11 September 15, 1994 Should any of the conditions not be met or substantially complied with in a timely fashion, the Director shall initiate the nullification of the Planned Unit Development Permit. cerely, K VIRG NIA GOL STE N PP,lanning Dir ctor I v RHY Enclosures xc: West Hawaii Office Christopher Roehrig DPW, Building Division DPW, Engineering i Exhibit 6: Yard Designation Variance Request No. i - Zoning Code Lots with fi 3 Request No. I r Zoiung Code t O av O O `w. R: 3': 'i Exhibit 16: Cul-De-Sac Variance Request No. 5 - Subdivision Code Request: The applicant request the cul-de-sac be allowed as illustrated below: t s Phase Three turn-around at cul-de-sac 21 lots turn-around at park 46 lots park ~n CO CO 25 lots tE K horizontal road extension Application for a Planned Unit Development 1 ? i Keopu 2nd, North Kona, County of Hawaii, T.MX 7-5-03:3 I Brian R. Cook Development Kaneohe, Hawaii 1 .'Owl. Walulani =-Gardens Traditional Island Living 1 Prepared By V slay PLANNERS ARCHITECTS Reid & Associates, Inc. Gerry Rott & Associates Steven S.C.Lim with Carlsmith, Ball, Wichman, Murray, Case &Ichild Attorneys At Law 6113/94 i Table of Contents ¦ Statement of Objectives & Reasons for Request Development Objectives and Goals page 2 Reason For The Request page 2 Existing Conditions Site Location and Zoning page 3 Contiguous Land Use page 3 Site Access page 3 Local Amenities page 3 Existing Grades page 3 Existing Views page 4 Site Climate page 4 Site Soils and Vegetation page 4 Site Drainage and Flood Study page 4 Archaeological Inventory Survey page 5 ¦ Initial Masterplan Concert Study " Initial Design Approach page 6 Density page 6 Traffic page 7 Lot Size page 7 Crowded Appearance page 7 Neighborhood Quality of Life page 8 ¦ Proposed Masterplan Concept General Concept Page 9 Density and Lot Size page 10 Traffic Impact page 11 Vehicular Circulation and Roadway Design page 11 Pedestrian Circulation page 12 Landscape Theme and Open Space Design page 12 Housing Design and Projected Sales Price page 14 Site Utilities page 15 Mail, Trash, and Emergency Vehicle Access page 17 Parking page 17 CC&Rs page 17 Benefits to the Community page 19 ¦ Variances Requested page 20 ¦ Project Time Table page 21 ¦ General Plan Conformance page 22 ¦ Project Statistics page 26 ¦ Exhibits page 27 1 5 Traffic Both concepts utilize the main access entry from Queen Kaahumanu Highway and the location of the roadway stub outs to integrate with the proposed 2020 Roadway Plan. With only a 10% increase in density the traffic impact from both concepts should be within a workable range. A full traffic study with mitigating measures will be undertaken. Lot Size The standard subdivision has approximately 88 lots at 7,500 s.f and 22 lots that are approximately 15% larger. The lot width varies from 60' to 75' with the majority being in the 70' range. The lot depth varies from 85' to 125' with the majority being in the 110' range. The planned unit development's average lot size is 5830 s.f. with lots ranging in size from 4,305 s.f. to 10,223 s.f. The majority of the lots have a width in the 50' to 55' range and a lot depth in the 100' to 110' range. The perception of lot size is affected by the size of the house provided on the lot. In the standard subdivision, houses are allowed to fill out to the site's yard setbacks, thus reducing the appearance of open space. With the planned unit development approach, the houses are controlled in size, reducing the impact of an over built environment and small lot size appearance. Crowded Appearance The yard requirements for the standard subdivision with RS 7.5 zoning is 15' front and rear yards, and 8' for the side yards. In a worst case scenario, with owners allowed to build to the yard setbacks, 16' is the distance between the homes side to side. The planned unit development has the standard 15' front and rear yard setbacks and the appliciant is asking for a number of variances in the side yard criteria. The request for the side yards is due to the design of the homes with lanais on the side of the houses. With controlled housing widths, reducing the side yard setback allows for more useable space at the side yard with the lanai. In a worst case scenario, using Model "C", which is the widest home at 35', the distance between the homes is 15'. With 1' reduction in distance between homes from the standard subdivision, the effect of "over crowding" has been mitigated. (See Exhibit E: Comparison Distance Between Homes, page 35) I Neighborhood Quality of Life The primary reason for pursuing a planned unit development approach for the project versus the standard subdivision layout is to provide a higher standard of design and a better quality of life for the residents. I' The standard subdivision has many short comings in the amenities it provides and the neighborhood environment it creates. It lacks neighborhood parks and open spaces for the children and community to interact. It fails in its ability to provide for pedestrian activities and movement. It inhibits social communication, breaking down a sense of community. In summary, it offers very few benefits to the residents and has minimal advantages when compared to the planned unit development approach. The planned unit development fosters a "Sense of Community" by offering opportunities for the residents to meet, recreate, socialize, walk and experience their neighborhood environment in ways that are not available to the residents of the standard subdivision community. Parks and open spaces are provided for a variety of activities to occur. There are places for children to play versus being limited to the street for this activity. It offers a safe pedestrian environment for the residents who enjoy walking and riding bicycles. It promotes social communication through the use of lanais facing the main street and its park system. In short it offers the residents a safer, more enjoyable, and socially rewarding community to live in. 8 The development team's goal was not to maximize the density but to set the density at a level that works best with the existing topography, allows for a variety of open landscaped spaces, and has the appropriate feel for a traditional neighborhood environment. The end result for the masterplan is 121 residential units, 14 less than is allowed by zoning. The lots range in size from 4,305 s.f. to 10,223 s.f., with the average lot size being 5,830 s.f. Traffic Impact Discussions with the Department of Transportation Hawaii District office, indicate that deceleration and acceleration lanes as well as a left hand turn pocket will be required for the project exit onto Queen Kaahumanu Highway Extension. The intersection will be approximately 800 feet south of the Henry Street intersection. The project will have little effect on the surrounding streets. These streets will be reaching capacity and alternate routes should be found or additional improvements, other than those of adjacent developments, be " made to Queen Kaahumanu Extension. During the morning peak traffic there will be delay making a left turn into the project and during the afternoon there will be a delay making a turn out of the project. The County Engineering Department has indicated they will require a full traffic study along with mitigating measures. Vehicular Circulation And Roadway Design Initially, ingress and egress circulation will be from the Queen Kaahumanu Highway on the makai side of the site. The intersection at this location will be improved to facilitate both entry and exit to and from the highway. A horizontal road stub out is provided within the masterplan to integrate with the 2020 Roadway Plan and provide access to the future commercial nodes proposed for Kona in this area. This stub out location is recommended by Reid & Associates, Inc., the firm that is developing the 2020 Roadway Plan with the County of Hawaii. This will provide the site with three entry and exit points for vehicular circulation. A private roadway system for the masterplan is being proposed and is designed within the recommended street widths as outlined in the Standard Details for Public Works Construction with some minor modifications. The main street with on street parking has an AC pavement width of 36' and a 44' R.O.W. Minor secondary streets have an AC pavement width of 20' with a 28' R.O.W. Curbing for the streets will be similar to Detail R - 1 of the County Standard Details. Sidewalks, 4' wide 11 will be provided on both sides of all streets. The drivecourts have a 50' x100' AC pavement area versus the 36.92' x 72' AC pavement area for the County Standard "T - Turnaround". The turnaround at the end of the main street will meet the size criteria for the County Standard of a "Circular Turnaround". These roadway sizes should allow proper access for service and emergency vehicles. With existing grades of the site ranging from 8% to 14%, street grades will be moderate with two thirds of the streets in the range of 8% to 10% and the remaining one third in the range of 10% to 14%. The main street mitigates traffic speed through the neighborhood without the use of speed bumps by providing three parks equally distributed throughout the main street roadway. These parks act as speed buffers forcing traffic to stop at these locations. Not only will the parks slow traffic speed but will also provide spatial interest and visual variety in the community. These measures were taken to provide a higher level of pedestrian safety within the community knowing that speed limit signs are ineffective in controlling traffic speed. (See Exhibit 10: 2020 Roadway Plan, page 37 and Exhibit 11: Roadway Stub Outs, page 38) + Pedestrian. Circulation A primary design goal of the masterplan is to provide a safe, visually stimulating and efficient pedestrian network system throughout the community. Sidewalks, 4' wide, are located on both sides of all the streets, providing convenient access to the neighborhood parks and access to all house lots. The drivecourts have landscape pedestrian easementg to the main street to allow both pedestrians and bicycle riders an alternate access route to the main street landscape environment and park system. All of the elements combined, the street trees, neighborhood parks, landscape easements, and drivecourts will establish a "Sense of Place" that services both the needs of the pedestrian and automobile alike. Landscape Theme and Open Space Desiga Sensitive landscaping and the development of a variety of open spaces is critical to the development of neighborhood character in a residential community. What is missing today in our standard subdivision layouts is a "Sense of Place" due to their homogeneous look and minimal spatial variety. Too few of our newer communities on the Big Island lack sufficient landscaping to blend buildings into our natural landscape and now the island is developing an appearance of suburban sprawl. V Public Utilities Since the project is being developed in an urban area already serviced with some utility infrastructure, less of a demand is placed on our current infrastructure as compared to development that occurs further away from our town core. The development will have all underground utilities, minimizing their visual impact on the community. Recreation Three passive, recreational parks are being provided within the community to promote a sense of community and allow for social interaction. This will reduce the strain on our existing park system by having these amenities available to the residents. Transportation The masterplan incorporates two roads that will integrate into the proposed 2020 Roadway plan being developed by Reid & Associates, Inc. in conjunction with the County of Hawaii. Both the entry road stub at Queen Kaahumanu and the horizontal stub at the site will provide convenient access to the future commercial nodes being developed in this area. These roadway stubs will be part of the proposed 2020 Roadway plan, improving vehicular circulation and access. Central to the masterplan concept is the development of a pedestrian oriented community to accommodate both people on foot and bicycle riders. The site's pedestrian system is meant to interconnect at a later date to other pedestrian networks that should be provided with the proposed street network recommended in the 2020 Roadway Plan. The main street within the community provides on-street parking as recommended by the General Plan. Land Use The land use is consistent with the current County Zoning - RS 7.5 Single Family Residential, the General Land Use Designation - Urban Expansion and the State Land Use Classification - Urban. Exhibit 7: Comparison Standard Subdivision to PUD Standard Subdivision Planned Unit Development 110 Units 121 Units Project Statistics I i SUBD7V. P.U.D Area of site/acres 23987 ac 23.987 ac i County road easements /acres .708 ac .708 ac Existing Zoning RS 7,5 RS 75 I Maximum permitted density n/a 135 un Number of lots 110 lots 121 lots Density per acre 4.7 un/ac 5.2 un/ac Average lot size square footage 7500 SF 58M SF Area of parks & landscape easements .33 ac 3.767 ac Number of parks 0 3 parks Number of drivecourts 0 13 % homes on a park or drivecourt 0 67% Minimum distance between homes 16' 15' Pedestrian Oriented no yes 0 0 34 Exhibit 10: 2 02 0 R oadway Plan 1! I v, v ' I I f l 'f f i t 1 1 l i / i i ' I ywld errtgl. .'j I ~ r l%l~ I / ? r -T'--- '2~ KailuaBay ` I l Project Location 2020 Roadway Plan By Red & Associates, Inc 37 Exhibit 11: Roadway Stub Outs These stub outs will interconnect I into the proposed 2020 Roadway Plan providing mulitple means of egress for the residents and access to future commercial nodes and - - - - - - - - adjacent parcels I - x NIN ,r 0 - Y I M R M 38 JO EE tp us "a" REX D. JOHNSON GOVERNOR DIRECTOR b~ . f DEPUTY DIRECTORS KANANIHOLT .r GLENN M. OKIMOTO dal,,, JOYCE T. OMINE CALVIN M. TSUDA IN REPLY REFER TO: STATE OF HAWAII STP 8.6340 DEPARTMENT OF TRANSPORTATION 889 PUNCHBOWL STREET HONOLULU, HAWAII 98813-5097 September 27, 1994 Ms. Virginia Goldstein, Director Planning Department County of Hawaii 25 Aupuni Street, Room 109 Hilo, Hawaii 96720 Dear Ms. Goldstein: Subject: Variance Applications WH (PUD94-01) Malulani Gardens Subdivision, Keopu Loa Planned Unit Development North Kona, Hawaii TMK: 7-5-03: 3 We have the following comments on the Variance Application for the Malulani Gardens Subdivision: 1. The proposed subdivision abuts the Queen Kaahumanu Highway Extension in an area which will require additional right-of-way for future highway widening. The land owner should coordinate with our Highways Division to reserve and dedicate the land needed for the additional right-of-way. 2. A Traffic Impact Analysis Report (TIAR) should be submitted for our review and approval. The land owner should commit to implementing the roadway improvements identified in the TIAR to mitigate any adverse traffic impacts. 3. The landowner should fully channelize the access road/highway T-intersection with left-turn storage and acceleration/deceleration lanes on the highway. Details of the improvements should be coordinated with our Highways Division. Other roadway improvements may be required pending the results and our review of the TIAR. 4. The internal roadway system for the subdivision should be designed to interconnect with adjacent developments to localize their internal traffic movements. 5. No additional storm runoff will be allowed to discharge onto the State highway right-of-way, 6. All required roadway improvements shall be provided at no cost to the State. .t•, , Ms. Virginia Goldstein Page 2 STP8.6340 September 27, 1994 7. Construction plans for work with the State highway right-of-way must be submitted for our review and approval. We appreciate the opportunity to provide comments. Sincerely, / n ;execD.tor Johnson of Transportation D`®ARTMENT OF PUBLIC WCIP SS COUNTY OF HAWAII HILO. HAWAII DATE 0e% INJA MM Aug. 5, 1994 r Plan ::~7 ~ M G 6.- Kuba, Acting Division Chief Engineering Division 3J EC: Variance Application (PUD 94-1) Applicant: Brian Cook Location: Keopu, North Kona, HI TMK: 7-5-3:3 We have reviewed the subject application and our comments are as follows: BUILDING 1. Buildings shall conform to all requirements of code and statutes pertaining to building construction. 2. The application includes a request to reduce the required yard for 2 story dwellings under Hawaii County Housing Code Section 11-18 from 10 to 6 feet. Architectural features described as "bay windows" and "room bays" are designed to project into the required yard. Our interpretation of Section 11-20 Projections into yards holds that no wall or support encroachments are allowed. Any variances from the Housing Code must be sought from the Board of Appeals as explained in Section 11-13. DRAINAGE 3. All development generated runoff shall be disposed of on site and shall not be directed toward any adjacent properties. 3 4. Applicant shall be informed that if drywells are included in the subject improvements, Chapter 23, Underground Injection Control (UIC) Administrative Rules, Dept. of Health, prohibit any person from operating, constructing or modifying an injection well (drywell) unless authorized by a permit issued by the Director of Health, State of Hawaii. 5. A drainage study should be prepared and a drainage system should be installed meeting with the approval of DPW. 6. All grading and grubbing activities shall comply with Chapter 10 of the Hawaii County Code. 1lfe_.05 Memo to Planning Director Aug. 5, 1994 Page 2 7. FEMA map 713C shows this parcel to lie within the Reopu drainageway, a major flood zone. We recommend that a drainage study be performed and that a Letter of Map Revision (LOMB) or a Physical Map Revision (PMR) be issued by FEMA prior to approval of this application. Section 23-37 of the subdivision code specifies "No area subject to periodic inundation which endangers the health or safety of its occupants may be subdivided for residential purposes." SOLID WASTE 8. The developer shall prepare a solid waste management plan for the development which is to be administered by the development Association of Homeowners or by the developer if no Association is established. 9. The plan shall include an analysis of anticipated solid waste volume and composition expected to be generated from the development. 10. The plan shall include a waste reduction component which analyzes and implements techniques to be employed to achieve a refuge reduction goal of 254 by 1995 and a 504 reduction goal of all refuge designated for landfilling by the year 2000. The plan must be consistent with the County's Solid Waste Management Plan. 11. The plan shall include a waste separation component which identifies reusable refuse products, a means of separating reusable products and a means to collect and deliver separated reusable products to an end market. 12. The plan shall mandate curbside collection of both putrid waste for landfilling and clean separated products for recycling. 13. The plan shall include yearly reports identifying quantifiable goals attained in the waste reduction/recycling component. 3 WASTEWATER 0 14. Sewer lines should be installed to tie in with the Kealakehe Wastewater Treatment Plant. ROADWAYS 15. Vehicular access to the individual lots should not be from the main roads. 16. A Traffic Impact Analysis Report should be performed to enable proper design of roadways. Memo to Planning Director Aug. 5, 1994 Page 3 17. Roadway connections to the adjoining parcels should be provided meeting with the approval of DPW. These roadways should be open to public traffic. It is DPW policy on large subdivisions to recommend that functioning interconnections be made to the adjoining parcels. This project proposes to add substantial traffic to the area but makes no contribution to easing mauka-makai traffic. A dedicated mauka-makai road should be considered in the interests of alleviating traffic, rather than arbitrarily placing the mauka-makai road on the adjoining parcel to the south. Has the property owner to the south agreed to provide this necessary infrastructure? 18. All roadways within the proposed development should follow the guidelines incorporated in the Hawaii Statewide Uniform Design Manual for Streets and Highways. These roadways should also meet the requirements of DPW. Curbs, gutters, and sidewalks should be required. 19. We defer to DOT concerning improvements within the Queen Raahumanu Highway right-of-way. 20. Variance request no. 3 to the Subdivision code requests a reduced ROW of 44'. The proposal is to maintain the 36' pavement and reduce the sidewalk area from 7' to 4'. This would appear to be acceptable with the understanding that the roadways will not meet dedicable standards. Be aware that the applicants' exhibit 12 depicts trees within the 36' paved area; this could present a safety hazard to both vehicular and bicyclist traffic. Before commenting on the proposed 30' ROW, we would want to know the maximum number of lots taking access from them. 21. Variance request no. 4 to the Subdivision code requests reduced corner radii. The proposal would appear to restrict access for the SU design vehicle. The Fire Department should be contacted to determine whether these reduced radii will permit access for their vehicles. Again, these roadways will not meet dedicable standards. 22. Variance requests no. 7 & 8 to the Subdivision code request custom i street lights and street signage. If the roadways within this PUD are to be County dedicated roads, we recommend that the request to use custom design posts for the signage be denied, as this will pose a maintenance problem for our sign crews. If the roadways within the PUD are to remain in private ownwership, we recommend that the custom design posts meet the requirements of the Manual On Uniform Traffic Control Devices, e.g. sign supports should be of a suitable breakaway or yielding design. 23. We should point out that there are obvious safety concerns about locating a children's play area/park in the center of the roadway. Memo to Planning Director Aug. 5, 1994 Page 4 24. The plans call for monkey pod trees to be placed within the roadway. The applicant should be aware that the Soil Conservation Service "Erosion and Sediment Control Guide for Hawaii" makes the following recommendation for monkey pod trees: "...DO NOT PLANT CLOSER THAN 40 FEET FROM BUILDINGS, SIDEWALKS, ROADS, POWER, SEWER, OR WATERLINES. Roots can cause serious damage." They will not be permitted within county maintained areas. 25. The plans call for decorative pavers. These are not permitted by the Subdivision Code; a variance would be required to permit their use within the roadway. 26. We feel that the owners of the parcel to the north should be contacted to allow their input concerning the location of roadway stubout "A". Is Roadway stubout "G" along the mauka property line intended to be a dedicated roadway? If not, what purpose does it serve? 27. All signs and markings should conform to County standards. TWP:sls cc: Engineering - Hilo Engineering - Kona Planning - Kona ~ n s Cr . : JE a 17 W al t ~s w- I C " m#a n c? c r ~v Film, O ~ 144 i O:l. ' - X METCALF&EDDY AECOM M&E Pacific, Inc. 841 Bishop Street. Suite 1900. Honolulu, HawaYi 96813 T 808521.3051 F 808.524.0246 w rn-e.aecom.com August 8, 2006 Mr. Richard Wheelock East West Realty, Inc. 70013ishop Street, Suite 1000 Honolulu, HI 96813 SUBJECT: Kona Coffee Estates Traffic Impact Analysis Report Supplement Our firm prepared a Traffic Impact Analysis Report (TIAR) for the 57-unit Kona Coffee Estates in October 2004. We also prepared a letter report in February 2006 on the traffic impacts of adding 33 large lots, 24 affordable residential units and a Salvation Army site which would include a church, preschool with up to 125 students, and a 9,000 sf community service store (hereafter referred to as the 114 units). This letter summarizes our methodology and findings on the traffic impacts of building a second roadway to the above project. We understand that you are proposing to add a second limited access roadway to the Kona Coffee Estates site. This roadway would provide a secondary access route to the 114 unit site and could provide an emergency access route. The proposed roadway would be constructed on a reserved alignment for a future mauka-makai roadway located south of Malulani Gardens. There would be a north-south connector road passing through Malulani Gardens on the reserved right- of-way for another future roadway to connect your project with the mauka-makai roadway. The proposed roadway would not be signalized at its intersection with the Queen Kaahumanu Highway Extension and would be restricted to right turn in, right turn out movements. Based on these characteristics, we expect the proposed roadway to have limited impact on traffic using Malulani Drive. It would divert about a half to two-thirds of traffic travelling north on Queen Kaahumanu Highway Extension and turning right into Malulani Drive to the project site, and not to the commercial center. Outbound right turns are not expected to use this secondary accessduring normal traffic operations. The proposed roadway would also appeal to residents who live in the upper portion of Malulani Gardens. We analyzed the traffic assignments for the 114 unit project as contained in our aforementioned February 2006 letter. It is estimated that the proposed roadway would divert 17 of the 70 right turns per hour in the morning peak hour and 30 of 150 in the afternoon peak hour at the Malulani Drive intersection. These traffic reductions were also applied to the two unsignalized intersections on Malulani Drive at Malulani Gardens and Hale Kapili Drive, using the traffic volume forecasts from the Addendum (February 2006) that analyzed these two intersections. Levels of service at the Queen Kaahumanu Highway Extension(QKHE)/ Malulani Drive intersection were then recalculated using the HCM 2000 methodology for signalized intersections with the lower right turn volumes. Similarly, levels of service were recalculated for the two unsignalized intersections using the HCM 2000 methodology for unsignalized Kona Coffee Estates Traffic Impact Analysis Report Supplement August 8, 2006 Page 2 intersections. Levels of service were not calculated at the unsignalized interssection of Queen Kaahumanu Highway Extension and the proposed alternate access roadway since the right turn movements from the major roadway is not a movement for which level of service is calculated. The results of the signalized intersection level of service analysis are shown on the table below. The table includes the levels of service and average delay for 2008 traffic forecast with 114 units and Salvation Army site without and with the proposed roadway, for both the AM and PM peak hours. The level of service/delay data is given for the intersection as a whole, each approach of the intersection, and the left or right turn movement of the approach if present. The results for the without roadway traffic forecast are from the aforementioned February 2006 letter. Comparison of the two forecasts shows the relative impact of the including the proposed roadway. The results are: i _ AMR, QKHE/Malulani Dr D 35.3 D 35.4 C 31.4 C 31.6 Malulani Dr WB LT E 59.4 E 59.4 D 50.3 D 50.3 Malulani Dr WB RT E 62.0 E 62.0 D 46.1 D 46.1 QKHE NB D 53.5 D 55.5 D 48.6 D 49.4 QKHE NB RT A 6.5 A 6.4 B 13.5 B 13.2 QKHE SB A 7.2 A 7.2 B 15.7 B 15.7 QKHE SB LT E 66.0 E 66.0 E 77.2 E 77.2 The reduction in right turn volumes caused by the diversion to the proposed second roadway created an unexpected result. Although there were no changes in levels of service, the delay on the northbound approach of Queen Kaahumanu Highway Extension increased by 2.0 seconds in the morning peak hour and by 0.8 seconds in the afternoon peak hour. Delay on the associated northbound right turn lane did decrease by 0.1 seconds in the morning peak hour and by 0.3 seconds in the afternoon peak hour. The results of the unsignalized intersection level of service analysis are shown on the table below. As with the table for the signalized intersection analysis, the table includes the levels of service and average delay for without and with the proposed roadway, for both the AM and PM peak hours. The level of service/delay data are given for the critical turning movements at each METCALF&EDDY I AECOM Kona Coffee Estates Traffic Impact Analysis Report Supplement August 8, 2006 Page 3 intersection. The results for the without roadway traffic forecast are from the aforementioned February 2006 Addendum. Comparison of the two forecasts shows the relative impact of the proposed roadway. The results are: tO - M111 =won a° "ctis n as a a Malulani Gardens Malulani Gar NB RT A 8.9 A 8.8 A 9.5 A 9.3 Malulani Gar NB LT B 10.2 B 10.1 B 11.9 B 11.6 Malulani Dr WB LT A 7.5 A 7.5 A 7.8 A 7.7 Hale Kapili Drive Hale Kapili SB L&RT A 9.9 A 9.8 B 10.9 B 10.8 Malulani EB LT&TH A 7.6 A 7.6 A 7.7 A 7.7 The diversion of a portion of the right turns to the second roadway is forecast to cause small changes in delay at some approaches. Delay for the right and left turn movements at the Malulani Gardens approach would decrease by 0.1 seconds in the morning peak hour and 0.2-0.3 seconds in the afternoon peak hour. Delay for the left turn movement from Malulani Drive into Malulani Gardens would remain unchanged in the morning and decrease by 0.1 seconds in afternoon. Delay on the Hale Kapili Drive approach to Malulani Drive would decrease by 0.1 seconds in both the morning and afternoon peaks. Delay on the Malulani Drive approach to Hale Kapili Drive would remain unchanged for both peak periods. In summary, the proposed second access roadway as defined in this letter would have minimal impact on traffic operations on the three intersections on Malulani Drive. We thank you for the opportunity to conduct this analysis for you. Please call on me at (808)521-3051 if there are any questions. Yours truly, Warren M. Yamamoto, P.E. Traffic Engineer METCALF&EDDY I AECOM S s ~ s z ~C Z F E S JV. o a $ Z ~w z z O oQ O O Q LL m Z v 'g ~ Yr Q W a ~3 ¢ ma O Q J r Q 0 C- r LU m W Z a O U vi W m Q W 'a O W m W LL. W O U z Q a a ¢ i o O g 5 a ¢ a ~ W L/i aa N O 0 0 0 w ~ !rP a ~ C`~PP~J 3 OJ~~ B 3 $