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HomeMy WebLinkAboutCOM 0830.000 1996-1998Stephen K. Yamashiro Mayor April 24, 1998 (90untg of'Pttfuoii 25 Aupunl Street, Room 215 • Hilo, Hawaii 96720-4252 • (808) 961-8211 • Fax (808) 961-6553 KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96740 (808) 329-5226 • Fax (808) 3265663 Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: State Land Use Boundary Amendment Application (SLU 98-1) Request: Agricultural to Urban Change of Zone Application (REZ 98-2) Request: RD -3.75 and A -5a to RM -1 Applicant: Regency Pacific, Inc. Tax Mal? Kgy� 7-5-10.15 William G. Davis Managing Director Henry Cho Deputy Managing Director As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action is the Planning Commission's letter and enclosures regarding the above -referenced applications. Z r y, ---�/` Stephen K. Yamashiro Mayor LRegenOLMAY Enclosures cc: Planning Commission SLU 98-1/REZ 98-2 ,Cir /Is .39 W a Seo 2 h e Stephen K Yamashiro Mayor APR 2 4 1998 Honorable James Y. and Members of the County of Hawaii 25 Aupuni Street Hilo, HI 96720 (90uttfv of 4wjau PLANNING COMMISSION 25 Aupuni Street, Room 109 • Hilo, Hn" i %720-4252 (808)%1-8298 Fm(808)%I-%15 Arakaki, Chairman County Council Dear Chairman Arakaki and Members: State Land Use Boundary Amendment Application (SLU 98-1) Request: Agricultural to Urban Change of Zone Application (REZ 98-2) Request: RD -3.75 and A -5a to RM -1 Applicant: Regency Pacific, Inc. The Planning Commission, after a duly held public hearing on April 17, 1998, voted to recommend for your approval the proposed legislative bill to change the State Land Use district from an Agricultural to Urban District for approximately 1. 19 acres of land and a Change of Zone by changing the district classification from Double Family Residential (RD -3.75) and Agricultural (A -5a) to Multiple Family Residential (RM -1) for approximately 5.213 acres of land. The property is located on the east side of Hualalai Road, adjacent and south of the Keopu Flood Channel and across of the Hualalai Center, Hienaloli 2nd, North Kona, Hawaii. The Commission concurs with the following findings as recommended by the Planning Director: t! I LORM 1c, F%9VWWrT_r#T4HM1 The approval of the reclassification from the State Land Use Agricultural to the Urban District will not be violative of Section 205-2, Chapter 205, Hawaii Revised Statutes, nor will it be inconsistent with the Land Use Commission Rules, the County General Plan and the Hawaii State Plan. According to the Land Use Commission Rules, one of the standards for considering an area for urban reclassification states that "In determining urban growth for the next ten years, or in amending the boundary, land contiguous with existing urban areas shall be given more consideration than non-contiguous land, and particularly when indicated for future urban use on state or county general plans." The subject property does conform to this standard as it is proximate to the already urban subdivisions. The subject property is also contiguous to the existing adjacent Aloha Kona Subdivision and the Hualalai Center urban areas. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 The Urban boundary request also conforms to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map which designates this area as Medium Density. The Median Density classification allows for village and neighborhood commercial, residential and related functions (3 -story commercial, residential up to 35 units per acre). This request is to allow an urban development, a planned Assisted Living Facility of 129 units. The LUPAG Map component of the General Plan is a representation of the document's goals, policies, standards and courses of action. It is also a graphic depiction of the physical relationship between the various land uses. The LUPAG Map establishes the basic urban and non -urban form for areas within the County. The area under consideration is consistent with the urban form established for this section of the North Kona District as depicted on the LUPAG Map. The Kona Regional Plan, adopted by the Planning Commission in 1984, recommends the area for residential 10 units per acre. The applicant's proposal is an assisted living facility. The proposed development would not impact the immediate adjacent properties as lands are a mix of multi -family residential (RM -1 and RM -4) and (RD -3.75), commercial, and residential designations. Across Hualalai Road is Hualalai Center with medical services (Kaiser Permanente) and adjacent to this property are other medical and commercial facilities that may provide support for the project. The State Land Use designations for this area is Urban, other than a small portion of the subject property that is the subject of this boundary amendment. The proposed reclassification is for a similar urban land use designation. Thus, the requested boundary amendment would be in the direction of fulfilling the low density range plans, in this particular case. The property is situated within close proximity to the employment center of Kailua-Kona. The subject reclassification is for land adjacent to the major urban/retail/employment centers of Kailua-Kona, and thereby conforms with the Land Use Commission Rules which encourages urban developments in close proximity to existing developments and in close proximity to existing services and facilities. The property is or will be provided with all utilities and services which are essential to accommodate urban development. Water service is available to the property via connection to the County waterline from Hualalai Road. Access to the property would be off of Hualalai Road. Electrical service is available to the property from Hawaii Electric Light Co. Inc., and telephone service is available from GTE Hawaiian Tel. The property has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. The Flood Insurance Rate Map (FIRM) designates more than half of the property in Zone "X," areas determined to be outside the 500 year flood plain. The balance of the property is in "shaded X," less than one foot of flooding during a 500 year flood. The subject property is adjacent to the Keopu Flood Channel on the eastern and northern end boundaries. There are no known drainage improvements on site. The project will be developed in full compliance with the flood control measures. Any improvements to the property must comply with Chapter 27 of the County Code relating to Flood Hazard Control. Thus, the reclassification does meet with the standard which states that the lands included within the Urban District "... shall be those with satisfactory Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 topography and drainage and reasonably free from the danger of floods, tsunami and unstable soil conditions and other adverse environmental effects." While the subject property is within the State Land Use Agricultural and County's Agricultural (A -5a) zoned districts, it is not currently being used for active agricultural purposes. The State of Hawaii ALISH Map classifies the property as "existing urban development." The Land Use Study Bureau's Overall Master Productivity Rating for the soils is "E" or Very Poor. The area has been used during recent years for cattle grazing and recently grubbed. Therefore, the reclassification of this 1.19 acre area from the Agricultural to the Urban designation will not be detrimental to the reduction of this area from the agricultural land inventory in the County of Hawaii. From a land use perspective, it is a more feasible alternative to infill urban development within this particular area of North Kona. In doing so, it would tend to alleviate the conversion of more productive agricultural lands in more appropriate locations within the North Kona area for Urban Low Density type uses. Furthermore, an Urban classification would complement the existing and future residential land use patterns of the surrounding properties in view of the adjacent residential subdivisions. Finally, it should also be noted that the reclassification action would conform to the following goals, objectives and/or policies articulated in the Hawaii State Plan: a. Achieve a strong, viable economy, characterized by stability, diversity and growth that enables the fulfillment of the needs and expectations of Hawaii's present and future generations. Encourage urban developments in close proximity to existing services and facilities. Based on the above, the approval of the State Land Use Boundary Amendment to the Urban District complements the State Land Use District Regulations and is supportive of the State of Hawaii Plan. In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County. The proposed request from an Agricultural (A -5a) and Double Family Residential (RD -3.75) to Multiple Family Residential (RM -1) zoned district will Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 conform to the following goals, policies and standards of the Land Use and Multiple Family Residential Elements of the General Plan. LAND USE * Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. * Zone urban- and rural -types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. * Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. * The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. * Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. MULTIPLE FAMILY RESIDENTIAL * To provide for multiple residential developments that maximize convenience for its occupants. * To provide for suitable living environments which accommodate the physical, social and economic needs of the island residents. The proposed request would also complement the following Housing Element goals and policies by creating a mix of residential housing opportunities, maintaining a housing supply that allows a variety of choice and by providing housing units geared toward the middle income bracket. HOUSING * 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 supply which allows a variety of choice. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 * 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 that housing is available to all persons regardless of age, sex, marital status, ethnic background and income. The proposed use would also conform to the following goals and policies of the Economic Element: Provide residents with opportunities to improve their quality of life. Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. The County of Hawaii shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The requested zone change from Agricultural (A -5a) and Double Family Residential (RD -3.75) to Multiple Family Residential (RM -1) zoned district conforms to the LUPAG Map, which designates the property as Medium Density. The Medium Density classification allows for village and neighborhood commercial, residential and related functions (3 -story commercial, residential up to 35 units per acre). This proposed multiple family residential development will provide the framework of a concentration of urban activities occurring in an orderly manner commensurate with the provision of necessary infrastructure. Therefore, it is determined that the request is consistent with the urban form depicted on the LUPAG Map for this area of North Kona. In addition, the Kona Regional Plan Land Use Concept Map designates this area as residential density of 10 units per acre (RES -10). The applicant intends to develop an assisted living facility of 129 units. The purpose for this facility is to provide assistance for an independent way of life to those people experiencing some degree of frailty and assistance in the daily activities of their lives. This proposed project will feature many amenities for the residents lifestyle, including on-site management and security, gourmet dining room meals (restaurant style), Eloombe emergency call system, maid service, mini -van transportation, laundry service and many social recreational activities. The intended market for these units is the active senior citizens of West Hawaii, the Island of Hawaii and throughout the State of Hawaii. These will include those who are in the middle-income socio-economic level who are seeking a high quality, active retirement. The assisted living apartments Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 will cater to older residents who may need daily assistance with some of the basic activities of life. There will be 36 to 40 employees hired for various positions at this facility with an average of 12 to 15 on site at anytime during the day. As a residential facility the proposed project will operate on a 24 per day schedule, 365 days of the year. Access to the property will be off of Hualalai Road. Conditions of approval will require the applicant to construct improvements along Hualalai Road. Hualalai Road frontage shall be improved with curb, gutter and sidewalk construction, drainage improvements, and relocation of utilities along the Hualalai Road meeting with the approval of the Department of Public Works. These improvements will be required to be constructed prior to issuance of any certificate of occupancy permits. The development of the property will add to the inventory of existing multiple family residential zoned lands in the West Hawaii region. The proposed development is located within close proximity to all necessary urban services and facilities, and will serve to complete the urban core for that area of Kailua-Kona. The applicant will also complete its proposed project in compliance with all of the codes and standards referenced above. Therefore, the proposed rezoning and development will complement the land usage within the community and neighborhood it is proposed to be located in. Water is available from an 8 -inch waterline on Hualalai Road. The wastewater from the project will be disposed of into the Kealakehe Wastewater Treatment Plant. Wastewater disposal system will meet with requirements of the Department of Health and/or the Department of Public Works. Additionally, the applicant will abide by all applicable State and County air quality and noise level control standards during the pre -construction and construction phases of the project. The proposed project abides by the above -stated County policy encouraging "the clustering of developments in order to reduce the cost of providing utilities." Therefore, the proposed multiple family residential development will be developed in an area that is or can be adequately served by water, utilities, sewers and transportation systems. The Flood Insurance Rate Map (FIRM) designation for more than half of the property is in Zone "X," areas determined to be outside the 500 year flood plain. The balance of the property is in "shaded X," less than one foot of flooding during a 500 year flood. The subject property is adjacent to the Keopu Flood Channel on the eastern and northern end boundaries. There are no known drainage improvements on site. The project will be developed in full compliance with the flood control measures. Any improvements to the property must comply with Chapter 27 of the County Code relating to Flood Hazard Control. While there are no indications of surface water flow on-site, the applicant will abide by all applicable County guidelines for run-off generated by the development. The site has been used for the grazing of cattle for decades and has been recently grubbed. The only vegetation remaining on the property are a few Keawe trees along the frontage with Hualalai Road and some alien grasses under trees and near the remnants of the Kuakini Wall. The site is not a habitat for any rare or endangered species. The only faunal resources observed were mongoose and field mice. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 7 According to the Environmental Report, the only feature on the site is the Great Wall of Kuakini. The Department of Land and Natural Resources approved a breach in the wall on June 21, 1990. The specific treatment for the archaeological features designated for preservation would be determined as part of the archaeological approval process in conjunction with the requirdinents of (DLNR-HPD) and other applicable agencies. Impacts associated with this multiple family residential development such as historical, visual, traffic, drainage and design concerns have been assessed and will be mitigated through conditions of approval. Therefore, the request would not unreasonably burden the public agencies to provide roads and streets, water, drainage, school improvements, police and fire protection. The above public improvements by the applicant would complement the proposed multiple family residential development to fit into the locale with minimal intrusion while providing the desired housing development, as well as incorporating appropriate infrastructure and design concerns of the development. While the 1.19 acres of the property are within the County's Agricultural -5 acre zoned district, it is not currently being used for any active agricultural purposes. The remainder of the property consisting of 4.023 acres are zoned Double Family Residential (RD -3.75). The Agricultural Lands of Importance to the State of Hawaii (ALISH) Maps designate the subject area as "Existing Urban Development." The Land Use Study Bureau's Overall Master Productivity Rating for soils of the subject lands is "E" or Very Poor. Therefore, the reclassification of this 5.213 acres from an Agricultural (A -5a) and Double Family Residential (RD -3.75) to Multiple Family Residential (RM -1) zoned district will not be detrimental to the reduction of this area from the agricultural land inventory in the County of Hawaii. From a land use perspective, it is more feasible to infill urban development within this particular area of North Kona. In doing so, it would tend to alleviate the conversion of more productive agricultural lands in more appropriate locations within the North Kona area for Urban type uses. Based on the above findings, this request to reclassify the subject property from an Agricultural (A -5a) and Double Family Residential (RD -3.75) to Multiple Family Residential (RM -1) zoned district would result in an appropriate land use pattern and further the public convenience, necessity and general welfare. For your favorable consideration, amendments to the SLU Boundaries Map, H-7 for the County of Hawaii, and Section 25-8-5 (Kailua Urban Zone Map) and 25-8-3 (North Kona Zone Map), Article 8, Chapter 25 (Zoning Code) are transmitted. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 8 We are enclosing copies of the applications, a copy of the staff background, the Planning Director's recommended conditions of approval and additional correspondence for your information. Sincerely, J Kevin M. Balog, Chairman Planning Commission LRegen0l PC Enclosures cc: Mr. Gregory R. Mooers Regency Pacific, Inc. Department of Water Supply Kazu Hayashida/DOT-Highways,Honolulu State Land Use Commission Department of Public Works West Hawaii Office B Regen0l . emm-03\23\98 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT REGENCY PACIFIC, INC. STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 98-1) CHANGE OF ZONE APPLICATION (REZ 98-2) I ICE PERMIT APPLICATION RUSE 98-1) REGENCY PACIFIC, INC., has submitted applications for a State Land Use Boundary Amendment from an Agricultural to Urban District for approximately 1. 19 acres of land, a Change of Zone by changing the district classification from Double -Family Residential (RD -3.75) and Agricultural (A -5a) to Multiple Family Residential (RM -1) for approximately 5.213 acres of land and a Use Permit to allow for the development of a 129 -unit assisted living facility and related improvements. The property is located on the east side of Hualalai Road, adjacent and south of the Keopu Flood Channel and across of the Hualalai Center, Hienaloli 2nd, North Kona, Hawaii, TMK: 7-5-10:15. 1. Land Ownership: Gomes Family Limited Partnership is the owner of the subject property. They have authorized the filing of these applications. Regency Pacific, Inc., has an agreement to purchase the property through a Limited Liability Company (LLC) and operate the facility. 2. Request: The applicant wishes to develop a 129 -unit assisted living facility and related improvements. The application is for approximately 5.213 acres to be rezoned from Double -Family Residential (RD -3.75) and Agricultural (A -5a) to Multiple Family Residential (RM -1). The parcel presently has two State Land Use designations Agricultural and Urban. The application for the State Land Use Boundary Amendment is required for the 1.19 acres of land in the agricultural district to urban district. 3. Objectives: The applicant provided the following: ,.a. The applicant, Regency Pacific, Inc., is proposing to develop an Assisted Living ATTACH. C-830 (B-239 & 240) Facility with 129 units on the subject property at Hienaloloi 2nd, North Kona, Hawaii. b. The applicant desires to have 129 units in this facility and therefore needs to request a change of zone to accommodate the desired density. The applicant is simultaneously requesting a State Land Use boundary amendment for the portion ` of this parcel (1.19 acres) that is in the agricultural district. A Use Permit is also being sought to allow the development and operation of this Assisted Living Facility. With the concurrence of the Planning Director, these three permits are being sought simultaneously and are all included in this booklet. C. The purpose for this facility is to provide assistance for an independent way of life to those people experiencing some degree of frailty or need in the daily activities of their lives. d. The subject site is 5.213 acres and the floor area of the living facility will be approximately 90,000 square feet. e. The cost of the facility will be in excess of $10,000,000 and is expected to take 12 months to construct. f. It is anticipated that there will be 180 residents and 36 to 40 employees at the facility. This is a residential facility operating 24 hours per day and 365 days a year." 4. Supportive Information: The applicant has submitted the following in support of the request: (See Exhibit A - State Land Use Boundary Amendment, Change of Zone and Use Permit Applications) STATE AND COUNTY PLANS 5. SLU: The State Land Use designation for the mauka portion of the property (1.19 acres) is "Agricultural" and the makai portion (4.023 acres) is designated "Urban." 6. General Plan LUPAG Map: The General Plan Land Use Pattern Allocation Guide (LUPAG) Map designates the area as Medium Density. Medium Density allows for village and neighborhood commercial and residential and related functions (3 -story commercial, residential -up to 36 units per acre). -2- 7. General Plan Consistency: Economic, Housing, Environmental Quality, Flood Control and Drainage, Land Use and Residential Elements' goals, policies and courses of action for North Kona. 8. Hawaii State Plan Consistency: Economy, Population, Physical Environment, Land and Air Quality, Water, Facility Systems for Solid and Liquid Wastes, Transportation, Socio -Cultural Advancement (Housing) objectives and policies. 9. Kona Regional Plan: The Kona Regional Plan recommends a residential density of 10 units per acre (RES -10). 10. County Zoning: The mauka portion is Agricultural -5 acres and the makai portion is zoned Double Family Residential (RD -3.75). 11. Kailua Village Design Plan: The parcel is located within the Kailua Village Design District. On March 31, 1998, the Kailua Village Design Commission recommended approval of the applications subject to the conditions that prior to any land alteration activity, a Data Recovery Plan and Preservation Plan be prepared for the review and approval by the Planning Director in consultation with the Department of Land and Natural Resources -Historic Preservation Division, if required. 12. SMA: The subject property is not situated within the SMA boundary. 1 % V LOWKII' : I ' . : "I21 mlili: 116100 13 ► :_ 13. Subject Property: The subject property is an irregular-shaped lot of approximately 5.213 acres. The site is presently vacant. The site is flat with a 6% slope from Hualalai Road up to the eastern boundary of the property. The site has been recently grubbed and the annual rainfall is approximately 40 inches. There are no structures on the property other than badly damaged portions of the Great Wall of Kuakini that will be left undisturbed and in place. 14. Flora\Fauna Resources: The site has been used for the grazing of cattle for decades and has been recently grubbed. The only vegetation remaining on the property are a few Keawe trees along the frontage with Hualalai Road and some alien grasses under trees and near the remnants of the Kuakini Wall. The site is not a habitat for any rare -3- or endangered species. The only faunal resources observed were mongoose and field mice. 15. Archaeological Resources: The site has been used for the grazing of cattle and recently grubbed. The only feature on the site is the Great Wall of Kuakini. The Department of Land and Natural Resources approved a breach in the wall on June 21, 1990. 16. U.S.D.A. Soil Type: According to the U.S.D.A. Soil Conservation Service, the parcels are of the Punaluu (rPYD) series and Waiaha (WHC) series. The Punaluu series consists of well -drained, thin, organic soils over pahoehoe lava bedrock. These soils are gently sloping to moderately steep. Punaluu soils are used for pasture. Punaluu is extremely rocky peat, 6 to 20 percent slopes. Rock outcrops occupy 40 to 50 percent of the surface. In a representative profile the surface layer is black peat about 4 inches thick. It is underlain by pahoehoe lava bedrock. This peat is rapidly, permeable. The pahoehoe lava is very slowly permeable, although water moves rapidly through the cracks. Runoff is slow, and the erosion hazard is slight. Roots are watted over the pahoehoe lava. The Waiaha series consists of shallow, well -drained silt loans that formed in volcanic ash. These soils are level to moderately steep and most areas are extremely stony. The Waiaha soils are used for pasture. Waiaha soils are extremely stony silt loams, 6 to 12 percent slopes. In a representative profile the surface layer is very dark brown extremely stony silt loam about 4 inches thick. The subsoil is dark brown very stony silt loam about 14 inches thick. The substratum is pahoehoe lava bedrock. In places the surface layer is nonstony. 17. ALISH Map: The property is classified as "Existing Urban Development". 18. FIRM: The Flood Insurance Rate Map (FIRM) designates more than half of the property in Zone "X", areas determined to be outside the 500 year flood plain. The: balance of the property is in "shaded X", less than one foot of flooding during a 500 year flood. Construction is allowed in this zone provided that the elevation of the living units are placed one foot above grade. The project will be developed in full compliance with the flood control measures. -4- 19. Land Study Bureau: This soil is classified as "E" or very poor by the Land Study Bureaus' Overall Master Productivity Rating. 20. Surrounding Zoning/Land Uses: The proposed development would not impact the immediate adjacent properties as lands are a mix of multi -family residential (RM -1 and RM -4) and (RD -3.75), commercial, and single family residential designations. Across Hualalai Road is Hualalai Center with medical services (Kaiser Permanente) and adjacent to this property are other medical and commercial facilities that may provide support for the project. The State Land Use designations for this area is Urban, other than a small portion of the subject property that is the subject of a boundary amendment. PUBLIC FACILITIES AND UTILITIES 21. Access: The access to the site will be via a single access from Hualalai Road. Hualalai Road has a 50 foot wide right-of-way with approximately 20 feet of pavement, unimproved shoulders and no improved pedestrian access. This single access point will meet with the requirements of the Department of Public Works. 22. Water: Water can be made available to the site from an 12 -inch line along Kuakini Highway. 23. Wastewater: Wastewater from the project will be disposed of through the Kealakehe Wastewater Treatment Plant. 24. Electrical/Telephone: Electrical service is available to the property from Hawaii Electric Light Co. Inc., and telephone service is available from GTE Hawaiian Tel. 25. Police/Fire/Medical: Police services are provided by the County of Hawaii from its Kealakehe and Kailua-Kona stations. Fire protection is also provided by the County of Hawaii from its Kailua-Kona, Kealakehe, Keauhou and Captain Cook stations. Emergency medical and paramedical services are also provided by the Hawaii County Fire Department. Kona Hospital is located at Kealakekua. 26. Other essential utilities and services are or will be made available to the property. -5- AGENCIES' COMMENTS 27. Police Department (March 23, 1998 Memo): "We have reviewed the above -referenced application and do not believe the request will negatively impact traffic safety or police services in the area." 28. Real Property Tax Office (March 25, 1998 Memo): "A potion (sic) of the above referenced parcel has received a preferential agricultural use assessment for over ten years. As such, it is subject to a rollback tax plus penalty in the event of a zoning change from agricultural to urban or ag to rural or a subdivision into parcel sizes of five acres or less." 29. Department of Transportation: Not applicable 30. Department of Public Works: (See Exhibit B - April 1, 1998 Memo) 31. Department of Water Supply: (See Exhibit C - March 20, 1998 Memo) 32. Fire Department: (See Exhibit D - March 16, 1998 Memo) 33. Office of Housing and Community Development: (See Exhibit E - March 18, 19'98) 34. Department of Health: (See Exhibit F - March 17, 1998 Memo) 35. Civil Defense Agency: (See Exhibit G - March 19, 1998 Memo) 36. Department of Land and Natural Resources: (See Exhibit H - April 2 and 7, 1998 Letters) 37, Applicant's Response to agencies comments: (See Exhibit I - March 27, 1998 Letter) 38. Department of Parks and Recreation, Natural Resources Conservation Service, and HELCO 39, Hawaii Community Federal Credit Union: (See Exhibit J - April 1, 1998 Letter) -6- MOOERS ENTERPRISES P.O. Box 1 1 O 1 KAMUELA, HAWAII 96743 mo® ASSISTED LIVING FACILITY Regency Pacific, Inc. Tax Map Key (3) 7-5-10:15 Hienaloli 2nd, North Kona, Hawaii STATE LAND USE BOUNDARY AMENDMENT Agricultural to Urban CHANGE OF ZONE APPLICATION Double -Family Residential RD -3.75 and Agricultural A -5a to Multiple -Family RM -1 USE PERMIT APPLICATION Assisted Living Facility Submitted by: Mooers Enterprises March 6, 1998 Pwwm %M) 665-6839 FA1c (806)8851374 PROJECT SUMMARY The Applicant, Regency Pacific, Inc. is proposing to develop and operate a 129 bed assisted living facility on 5.213 acres of land in Kailua-Kona, specifically at Hienaloli 2a4 just mauka of the intersection of Hualalai Road and Kuakini Highway, the parcel is identified as TNM: (3) 7-5-10:15. The parcel presently has two State Land Use designations (Agricultural and Urban) and two County of Hawaii zoning designations (RD -3.75 and A -5a). This necessitates that the applicant request a State Land Use Boundary Amendment for the 1.19 acres of land in the agricultural district to the urban district. In addition the applicant is requesting a change of zone for the entire 5.213 acres to the RM -1 zone to allow the density required for the proposed facility. The present and proposed zoning identify the operation of an Assisted Living Facility as a permitted use, provided that a Use Permit is obtained. At the instruction of the Planning Director and Planning Department staff these three applications are being filed simultaneously and packaged as one submittal. I STATE LAND USE BOUNDARY AMENDMENT Agricultural to Urban Tax Map Key (3) 7-5-14:15 portion 1.19 acres Hienaloli 2"d, North Kona, Island of Hawaii, Hawaii a COUNTY OF HAWAII PLANNING DEPARTMENT APPLICATION FOR STATE LAND USE BOUNDARY AMENDMENT (15 ACRES OR LESS) APPLICANT: REGENCY PACIFIC, INC. APPLICANT'S SIGNATURE: SEE ORTGTNAT- APPr TCA TON ON F LF IN PLANNING MAILING ADDRESS: 970 FIFTH AVENUE N.W. ISSAQUAH, WASHINGTON 98027 TELEPHONE: (BUS) 206 392-4066 (H'OUE) FAX 206 392-6189 LANDOWNER: GOMES FAMILY LIMITED PARTNERSHIP - STANLEY GOMES MANAGING PARTNER LANDOWNER'S SIGNATURE: SEE ORIGINAL APPLICATION ON FILE IN PLANNING TAX MAP KEY: (3) 7-7-10:15 PORTION LAND AREA: 1.19 ACRES CURRENT STATE LAND USE DISTRICT CLASSIFICATION: AGRICULTURAL REQUESTED STATE LAND USE DISTRICT CLASSIFICATION: URBAN THE APPLICANT SHALL SUBMIT THE FOLLOWING: A. Non-refundable filing and processing fee of two hundred dollars. B. Original and fifteen copies of: 1. Application form. 2. Location map. 3. Preliminary site plan, drawn to scale, with all existing and proposed structures and improvements shown thereon. 4. Reasons for the requested change and written description of the property and proposed development, including but not limited to: a. The extent to which the proposed reclassification conforms to the applicable goals, policies, standards, and courses of action of the General Plan and implementing ordinances, plans and documents; and b. The extent to which the proposed reclassification conforms to the applicable district standards. C. A minimum 2 -foot by 3 -foot presentation map requested under B.3, above. D400q PD 2/26/87 APPLICATION FOR STATE LAND USE BOUNDARY AMENDMENT Agricultural District to Urban District Tax Map Key (3) 7-5-10:15 portion 1.19 acres of 5.213 acre parcel Hienaloli 2nd, North Kona, Island of Hawaii, Hawaii A. SUBJECT REQUEST Details of Proposed Use/Development a. The applicant, Regency Pacific, Inc., is proposing to develop an Assisted Living Facility with 129 units on the subject property at Hienaloloi 2nd, North Kona, Hawaii. b. The applicant desires to have 129 units in this facility and therefore needs to request a change of zone to accommodate the desired density. The applicant is simultaneously requesting a State Land Use boundary amendment for the portion of this parcel (1.19 acres) that is in the agricultural district. A Use Permit is also.being sought to allow the development and operation of this Assisted Living Facility. With the concurrence of the Planning Director, these three permits are being sought simultaneously and are all included in this booklet. c. The purpose for this facility is to provide assistance for an independent way of life to those people experiencing some degree of frailty or need in the daily activities of their lives. d. The subject site is 5.213 acres and the floor area of the living facility will be approximately 90,000 square feet. e. The cost of the facility will be in excess of $10,000,000 and is expected to take 12 months to construct. f. It is anticipated that there will be 180 residents and 36 to 40 employees at the facility. This is a residential facility operating 24 hours per day and 365 days a year. g. Traffic and parking impact studies conducted by American Seniors Housing Association determined that the requirement for resident parking in an assisted living facilities is on average 0.22 stalls per unit or 28 units for a 129 unit project. In addition there will be stalls provided for employees, visitors and delivery services. A mini -van shuttle will be available for the residents as well. h. Access to the site will be from a single point on Hualalai Road. There will be a minimal increase in traffic as a result of this project. Very few of the residents will own or operate their own motor vehicle. The study by the American Seniors Housing Association confirmed that assisted living facilities do not generate traffic. The 36 to 40 employees will be split throughout the day in various shifts and this will minimize the impact. Regency Pacific, Inc. has gathered data at their 28 facilities and have generated the following traffic data for a 129 unit facility. Time Period Average Total Trios (In and Out) 6am to Noon 13 tripsihour Noon to 5pm 14 trips/hour 5pm to I 1pm 5 trips/hour I 1pm to 6am 1 trip/hour For a thorough discussion of infrastructure please refer to section D. of this report. B. CONFORMANCE WITH STATE AND COUNTY PLANS 2. State Land Use Designations: 4.023 acres are in the urban district and 1.19 acres are in the agricultural district. This application is requesting a boundary amendment for the portion of the property in the agricultural district to the urban district. Concurrent with this request is a change of zone application for the entire 5.213 acres and a Use Permit Application. Those applications are included in this application booklet. 3. The applications for this boundary amendment is consistent with goals, policies and standards of the Economic Element of the General Plan that states: Provide residents with opportunities to improve their quality of life. The County of Hawaii shall strive for diversity and stability in its economic system. The County shall provide an economic environment which allows new, expanded or improved economic opportunities that are compatible with the Courty's natural and social environment. The County of Hawaii shall strive for an economic climate which provides its residents an opportunityfor choice of occupation. The County of Hawaii shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. The County of Hawaii shall encourage the continuing development of the retirement industry. The application for this change of zone is consistent with goals, policies and standards of the Housing Element of the General Plan that states: 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. Ensure that housing is available to all persons regardless of age, sex, marital status, ethnic background, and income. The construction of specially designed facilities for elderly persons needing institutional care and for active elderly persons shall be encouraged. Accommodate the housing requirements of the special need groups including the elderly, handicapped and those residents living in rural areas of the County. The application for this change of zone is consistent with goals, policies and standards of the Land Use Element of the General Plan that states: Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. To provide for multiple residential developments that maximize convenience for its occupants. To provide for suitable living environments which accommodate the physical social, and economic needs of the island residents. 4. General Plan Designation: The General Plan Land Use Pattern Allocation Guide (LUPAG) classifies this parcel as Medium Density. This designation would allow for village and neighborhood commercial, residential and related functions (3 -story commercial; residential up to 35 units per acre provided applicable goals, policies and standards are met.) The proposed project would be consistent with this designation. 5. Zoning: The subject property has 4.023 acres that are zoned RD -3.75 and 1.19 acres zoned A -5a. This booklet contains the request to change the zone to RM- l for the entire 5.213 acres. 6. Community Development Plan: The Kona Regional Plan designates the subject parcel for Residential use. This area is within the Kailua Village Special District and the master plan for this area designates it for Commercial - Residential mix. The proposed use is consistent with this designation. 7. Special Management Area: The project site is not within the County of Hawaii's Special Management Area (SMA). 8. The approval of the reclassification from the Agricultural District to the Urban District will not be violative of Section 205-2, Chapter 205 Hawaii Revised Statutes, nor will it be inconsistent with the Land Use Commission Rules or the Hawaii State Plan. 9. According to the Land Use Commission Rules, one of the standards for considering an area for urban reclassification states that "In determining urban growth for the next ten years, or in amending the boundary, lands contiguous with existing urban areas shall be given more consideration than non- contiguous land, and particularly when indicated for future urban use on state: or county general plans." The subject property does conform to this standard as it is completely surrounded by urban land and the area is designated for urban, residential and commercial uses by all state and county development plans, including the County General Plan, Kona Regional Plan and the Kailua Village master plan. 10. The reclassification action would also achieve the following goals, objectives and/or policies in the Hawaii State Plan: Achieve a strong, viable economy, characterized by stability, diversity and growth that enables the futfillment of the needs and expectations of Hawaii's present and future generations. Encourage urban developments in close proximity to existing services and facilities. C. PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL SETTING OF THE PROPERTY AND SURROUNDING AREA Physical CharacteristicvEnvironmental Setting 11. The property is bounded on the north by the County's Keopu flood channel improvement, the south by vacant property zoned RM, the east by the Keopu flood channel and to the west by Hualalai Road. The property is located just east of Kuakini Highway in the ahupuaa of Menaloli 2", North Kona, more specifically identified as Tax Map Key (3) 7-5-10:15. The site is flat with a 6440 slope from Hualalai Road up to the eastern boundary of the property. The site has been recently grubbed and the annual rainfall is approximately 40 inches. There are no structures on the property other than badly damaged portions of the Great Wall of Kuakini that will be left undisturbed and in place. 12. Lava Hazard Zone: The entire island is subject to geologic hazards, especially, lava flows and earthquakes. The United States Geological Survey (USGS) classifies this area, which is on the slopes of dormant volcano Hualalai, as Lava Flow Hazard Zone 4, on a scale of ascending risk 9 to 1. Less than 15 percent of the ground surface within Zone 4 has been covered by lava within the last 750 years. 13. Distance from coastline: The property is approximately one-half mile from Kailua Bay. 14. The Agricultural Lands of Importance in the State of Hawaii (ALISH) designation: The subject parcel is identified as "Existing Urban". 15. The U.S.D.A. Natural Resource Conservation Service Report soil type. The parcel contains soil identified as the Punaluu (rPYD) series and Waiaha (WH(-') series. The Punaluu series consists of well -drained, thin, organic soils over pahoehoe lava bedrock. These soils are gently sloping to moderately steep. Punaluu soils are used for pasture. Punaluu is extremely rocky peat, 6 to 20 percent slopes. Rock outcrops occupy 40 to 50 percent of the surface. In a representative profile the surface layer is black peat about 4 inches thick. It is underlain by pahoehoe lava bedrock. This peat is rapidly permeable. The pahoehoe lava is very slowly permeable, although water moves rapidly through the cracks. Runoff is slow, and the erosion hazard is slight. Roots are watted over the pahoehoe lava. The Waiaha series consists of shallow, well -drained silt loams that formed in volcanic ash. These soils are level to moderately steep and most areas are extremely stony. The Waiaha soils are used for pasture. Waiaha soils are extremely stony silt loams, 6 to 12 percent slopes. In a representative profile the surface layer is very dark brown extremely stony silt loam about 4 inches thick. The subsoil is dark brown very stony silt loam about 14 inches thick. The substratum is pahoehoe lava bedrock. In places the surface layer is nonstony. 16. The Land Study Bureau soil rating: This soil is classified as "E" or very poor by the Land Study Bureaus' Overall Master Productivity Rating. 17. The Flood Insurance Rate Map (FIRM) designation: more than half of the property is in Zone "X", outside the 500 year flood plain. The balance of the property is in "shaded }C', less than one foot of flooding during a 500 year flood. Construction is allowed in this zone provided that the elevation of the living units are placed one foot above grade. The project will be developed in full compliance with the flood control measures. 18. Existing drainage ways or improvements: The subject property is adjacent to the Keopu flood channel improvements on the eastern and northern boundaries. There are no drainag- improvements on site. When the property is developed, drainage will be addressed in consultation with the Department of Public Works and will comply with their regulations. Thus, the reclassification does meet with the standard which states that the lands included within the Urban District "...shall be those with satisfactory topography and drainage and reasonably free from danger of floods, tsunami, and unstable soil conditions and other adverse environmental effects." Historic Resources: 19. The site has been used for the grazing of cattle for decades and has been in this use until six months ago. The site has been recently grubbed and there were no comments regarding historic features on that permit. The only feature on the site is badly damaged portions of the Great Wall of Kuakini. It is intended that the vegetation remaining on and near the wall will be hand cleared and that the wall remnants will be left undisturbed in place. Because of the previous use of J the property and the recent grubbing, there are no other sites of historical or cultural significance. A site visit was conducted with Virginia Goldstein, Planning Director, to view the remnants of the wall. Natural Resources: 20. The site has been used for the grazing of cattle for decades and has been recently grubbed. The only vegetation remaining on the property are a few Keawe trees along the frontage with Hualalai Road and some alien grasses under these trees and on and near the remnants of the Kuakini Wall. The site is not a habitat for any rare or endangered species. The only faunal resources observed were mongoose and field mice. 21. Scenic or coastal resources: The property has a partial view of the ocean from its mauka boundary. The view from the lower portions of the site are obstructed by the commercial developments below and surrounding the property. The view of the site from Hualalai Road is of Keawe trees and vacant undeveloped land. The coastal views from the properties above the subject parcel are already blocked by the development in the village. The ocean views of the property above the subject parcel should not be affected by the proposed development as the topography of the area is such that these mauka parcels are at an elevation sufficient to look over the proposed structures. Social -Economic Characteristics: 22. The population of North Kona has grown steadily since 1965. The population in 1970 was 4,832; in 1980 it was 13,898 and in 1990 it had risen to 22,284 for a growth rate of 361%. The expanding resident and visitor populations has increased traffic in all of West Hawaii. Major roadways in Kona have experienced tripling in daily traffic counts between 1984 and 1996 (Source: State DOT Planning Branch traffic counts). 23. The increase in population is a result of the expanding visitor industry in West Hawaii, which has a large and growing share of the visitors to the island and consequently the de facto population At any given time, up to one-fourth of those present in Kona are visitors. Kailua Village's major industry is tourism. 24. Property values in the Kailua area have been flat since 1992 when the influx of Japanese and mainland investment diminished. There has been a slow steady growth of the market for the past 18 months. Comparable properties in the area have been sold for $20 to S25 per square foot. Surrounding Lands: 25. The State Land Use designations for this area is Urban, other than a small portion of the subject property that is the subject of this boundary amendment. 26. The zonings for the surrounding properties is a mix of multi -family, commercial, and residential designations. Parcel 7-5-10:13 is RM -4; parcels 7- 5-08:14 and 21 and 7-5-04:33 are CV -7.5; parcel 7-5-08:20 is V-1.25; parcel 7-5-04:2 is RD -3.75; and parcel 7-5-4:35 is RM -1. Across Hualalai Road is Hualalai Center with medical services (Kaiser Permanente) and adjacent to this property are other medical and commercial facilities that may provide support for this project. D. PUBLIC FACILITIES AND SERVICES 27. The access to this property is along the frontage with Hualalai Road on the west side of the property. This single access point will meet with the requirements of the Department of Public Works. The access point will be on the outside of a curve and will have good sight distance in both directions. 28. Water can be made available to the site from an 8" fine on Hualalai Road. This was confirmed by Mr. Glenn Ahuna from the Department of Water Supply. Historical data at Regency Pacific, Inc.'s other assisted living facilities has established the water usage as 125 gallons per day per unit. This 129 unit facility would use the equivalent of 27 water units based upon DWS's standard of 600 gallons per day. 29. Wastewater from the project will be disposed through the County sewer line located on Kuakini Highway. The subject property is located within the limits described in ordinance No. 89-68 which requires all property in this area to be connected to the sewer line. 30. The solid waste generated on site will be gathered in a private collection area on site and transported via a commercial refuse hauler to the County landfill. Proper waste management and recycling will be practiced on site. 31. The residents of this facility will be among those least likely to require police services as there will be a private security service provided for the facility on a 24-hour per day basis. The Kona Regional Police Station is within 2 miles of the site. The structures will be concrete with interior materials meeting all UBC codes. Smoke alarms and sprinklers will be provide if and where required by the fire department in their review of the construction plans. Fire Department services should be limited to routine fire inspections. The Kona Fire Station is located at the intersection of Palani Road and Queen Kaahumanu Highway about one mile from the site. 32. There will be no children on site and will not generate the need for any additional school facilities or services. 33. Recreational facilities will be provided on site for the residents and it is not anticipated that this project will have an impact on Parks and Recreation facilities in this area. In fact this project will provide services to these residents that might normally fall to the Elderly Activities Division of Parks and Recreation. 34. Electrical, telephone and cable television services will be provided from overhead lines on Hualalai Road via an underground utility system on site. E. CONCLUSION While the property is within the State's Agricultural District and the County's A - 5a zone, the property is not presently being used for agricultural purposes. The State of Hawaii ALSIH map classifies the land as "Existing Urban". The Land Use Study Bureau's Overall Master Productivity Rating for the soils is "E" or very poor. The area previously has been used for very limited cattle grazing. Therefore, the reclassification of this approximately 1. 19 acre parcel to the Urban. District will not be detrimental to the reduction of this area from the agricultural land inventory in the County of Hawaii. Furthermore, an Urban classification would complement the existing and future residential land use patterns of the surrounding properties in view of the commercial and residential uses. Based on the above, this request to amend the State Land Use Boundary from Agricultural to Urban would result in an appropriate land use pattern and further the public convenience, necessity and general welfare. The applicant requests a favorable consideration of this request. CHANGE OF ZONE APPLICATION Double -Family Residential (RD -3.75) and Agricultural (A -5a) to Multiple -Family (RM -1) Tax Map Key (3) 7-5-10:15 5.213 acres Hienaloli 2°d, North Kona, Island of Hawaii, Hawaii COUNTY OF HAWAII PLANNING DEPARTMENT CHANGE OF ZONE APPLICATION (Type or legibly print the requested information) APPLICANT: REGENCY PACIFIC, INC. APPLICANT'S SIGNATURE: ON FILE IN PLANNING ADDRESS: 970 FIFTH AVENUE N.W. ISSAQUAH, WASHINGTON 98027 TE: LIST APPLICANT'S INTEREST IF NOT OWNER: nPFRATOR - wTT,1,BE OWNER TN FUTURE LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: jAMFS L. CLAY -CHIEF EXECUTIVE OFFICER GLENN KASER-VICE PRESIDENT, MANAGER OF PROJECT DEVELOPMENT PHONE:(Bus.) 206 392-4066 (Res.) (Fax)206 392-6189 LANDOWNER(S): GOMES FAMILY LIMITED PARTNERSHIP STANLEY GOMES-MANAGING PARTNER LANDOWNER SIGNATURE(S): ON FILE IN PLANNING DATE:_ (May be by letter) LANDOWNER(S) ADDRESS: P.O. BOX 898, KAILUA-LONA, HAWAII 96745 REQUEST: RD -3.75 AND A -5A TO RM -1 (Existingg zoning) (Proposed Zoning) TAX MAP KEY: (3) 7-5-10:15 STREET ADDRESS OF PROPERTY: SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 5.213 ACRES AGENT: MOOERS ENTERPRISr - GREGORY R. MOOERS ADDRESS: P. 0. BOX 1101 KAMUELA, HAWAII 96743 TELEPHONE:(Bus.) 885-6839 (Res.) 885-7126 (FaX) 885-1754 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: MOOERS ENTERPRISES COPIES: REGENCY PACIFIC, INC. (See Instructions on Reverse Side) ,�TTACHME`!T Resizentiai Rezoning PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE i, If your request is approved, do you intend to suodivice the suoject land in accordance with the approved'cnange of zone? No If yes, please answer the rest of question 1 and then to question 3. a. How many acres of the requestea area do you inteno to subdivide? o. Into what lot sizes? C. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? d. Do you intend to build houses on the newly created lots? If yes, please answer the following questions: on how many of those lots? At what approximate price range? House Lots Total Approximately now long, after approval of the subdivision, would the first house oe available for occupancy? If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. ?. If you nave no C1rm plans Of Suocivic.Lng the suujec: ar'a, OG you intano to: 3. Sell Or lease the lan0 to someone Nno nas firm plans? ua_ o. Sell or lease the lane to someone wno nas tentative plans? NO c. Sell or lease the lana to someone wno nas no plans? NO d. Keep it? e. Other (please state) _YE f. If you intent to do either a, b, or c, please eiaoorate on the Kind of plans the other party nas. Please, also, include in your answer approximately now soon after approval of your rezoning do you expect to transfer the suoject lana to another party. 3. Do you think that your request and your further plans for the land will alleviate the local housing situation? YES How? THIS FACILITY WILL PROVIDE 120 UNITS OF ASSISTED LIVING TO SENIORS IN THIS COMMUNITY. THIS WILL ALLOW OTHER MEMBERS OF THE COMMUNITY ACCESS TO DWELLING UNITS THAT MIGHT OTHERWISE BE RENTED BY THESE SENIORS. v. Are there any buildings on the subject area? NO If so, what kind**.> what do you intend to do with those buildings if your request is approved? -2- 5. Is Me suoject land currently oeing used for any agricultural activitity? If so, please list the nines of prdcucts grown and en now many square feet or acres of land per product. 6. To your knowledge, nas tnere peen any flooding and/or drainage proolem on the suoject area? If so, please descrioe the proolem. 7. Do you think that the roads leading to the suoject area needs improvement? If so, what kind? Is the road adequate for the proposed traffic volume or load? 8. what sort of governmental assistance and/or improvements do you feel will De needed in the subject area when developed? Yes No a. Schools x U. Roads x c. Sewer R d. Drainage g e. Police Protection x -3- yes NO f. Fire Protection x g. Recreational Facilities x h. Puolic utilities x i. Other x For those checked ,yes," please elaborate what type or Kinds of improvements and/or assistance are needed. Signature: ON FILE IN PLANNING Address: Telephone: Date: -4- 6337A/50A BACKGROUND AND COUNTY ENVIRONMENTAL REPORT CHANGE OF ZONE REQUEST Double Family -Residential, RD -3.75 and Agricultural, A -5a to Multiple Family, RM -1 Tax Map Key (3) 7-5-10:15 5.213 acres 2• Hienaloli 2nd, North Kona, Island of Hawaii, Hawaii A. SUBJECT REQUEST Details of Proposed Use/Development a. The applicant, Regency Pacific, Inc., is proposing to develop an Assisted Living Facility with 129 units on the subject property at Hienaloloi 2nd, North Kona, Hawaii. b. The applicant desires to have 129 units in this facility and therefore needs to request a change of zone to accommodate the desired density. The applicant is simultaneously requesting a State Land Use boundary amendment for the portion of this parcel that is in the agricultural district. A Use Permit is also being sought to allow the development and operation of this Assisted Living Facility. With the concurrence of the Planning Director, these three permits are being sought simultaneously and are all included in this booklet. c. The purpose for this facility is to provide assistance for an independent, way of life to those people experiencing some degree of frailty or need in the daily activities of their fives. d. The subject site is 5.213 acres and the floor area of the living facility will be approximately 90,000 square feet. e. The cost of the facility will be in excess of $10,000,000 and is expected to take 12 months to construct. f. It is anticipated that there will be 180 residents and 36 to 40 employees at the facility. This is a residential facility operating 24 hours per day and 365 days a year. g. Traffic and parking impact studies conducted by American Seniors Housing Association determined that the requirement for resident parking in an assisted living facilities is on average 0.22 stalls per unit or 28 units for a 129 unit project. In addition there will be stalls provided for employees, visitors and delivery services. A mini -van shuttle will be available for the residents as well. h. Access to the site will be from a single point on HuaWai Road. There will be a minimal increase in traffic as a result of this project. Very few of the residents will own or operate their own motor vehicle. The study by the American Seniors Housing Association confirmed that assisted living facilities do not generate traffic. The 36 to 40 employees will be split throughout the day in various shifts and this will minimize the impact. Regency Pacific, Inc. has gathered data at their 28 facilities and have generated the following traffic data for a 129 unit facility. Time Period Average Total Trios (ln and Out) 6am to Noon 13 trips/hour Noon to 5pm 14 tripsihour 5pm to l Ipm 5 trips/hour I Ipm to 6am I trip/hour For a thorough discussion of infrastructure please refer to section D. of this report. B. CONFORMANCE WITH STATE AND COUNTY PLANS 2. State Land Use Designations: 4.023 acres are in the urban district and 1.19 acres are in the agricultural district. Simultaneous with this application the applicant is requesting a boundary amendment for the portion of the property in the agricultural district to the urban district. That application is included in this application booklet. 3. The application for this change of zone is consistent with goals, policies and standards of the Economic Element of the General Plan that states: Provide residents with opportunities to improve their quality of life. %Ire County of Hawaii shall strive for diversity and stability in its economic system. The County shall provide an economic environment which allows new, expanded or improved economic opportunities that are compatible with the County's natural and social environment. The County of Hawaii shall strive for an economic climate which provides its residents an opportunityfor choice of occupation. The County of Hawaii shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. The County of Hawaii shall encourage the continuing development of the retirement industry. The application for this change of zone is consistent with goals, policies and standards of the Housing Element of the General Plan that states: Attain safe, sanitary, and livable housing for the residents of the Counry of Hawaii. Attain a diversity of socio-economic housing mix throughout the different parts of the County. Ensure that housing is available to all persons regardless of age, sex, marital status, ethnic background, and income. The construction of specially designed facilities for elderly persons needing institutional care and for active elderly persons shall be encouraged. Accommodate the housing requirements of the special need groups including the elderly, handicapped and those residents living in rural areas of the County. The application for this change of zone is consistent with goals, policies and standards of the Land Use Element of the General Plan that states: Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. To provide for multiple residential developments that maximize convenience for its occupants. To provide for suitable living environments which accommodate the physical social, and economic needs of the island residents. 4. General Plan Designation: The General Plan Land Use Pattern Allocation Guide (LUPAG) classifies this parcel as Medium Density. This designation would allow for village and neighborhood commercial, residential and related functions (3 -story commercial; residential up to 35 units per acre provided applicable goals, policies and standards are met.) The proposed project would be consistent with this designation. 5. Zoning: The subject property has 4.023 acres that are zoned RD -3.75 and 1.19 acres zoned A -5a. This request is to change the zone to RM -I for the entire 5.213 acres. 6. Community Development Plan: The Kona Regional Plan designates the subject parcel for Residential use. This area is within the Kailua Village Special District and the master plan for this area designates it for Commercial - Residential mix. The proposed use is consistent with this designation. 7. Special Management Area: The project site is not within the County of Hawaii's Special Management Area (SMA). C. PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL SETTING OF THE PROPERTY AND SURROUNDING AREA Physical Characteristics/Environmental Setting 8. The property is bounded on the north by the County's Keopu flood channel improvement, the south by vacant property zoned RM, the east by the Keopu flood channel and to the west by Hualalai Road. The property is located just east of Kuakini Highway in the ahupuaa of Hienaloli 2"", North Kona, more specifically identified as Tax Map Key (3) 7-5-10:15. The site is flat with a 6% slope from Hualalai Road up to the eastern boundary of the property. The site has been recently grubbed and the annual rainfall is approximately 40 inches. There are no structures on the property other than badly damaged portions of the Great Wall of Kuakini that will be left undisturbed and in place. 9. Lava Hazard Zone: The entire island is subject to geologic hazards, especially lava flows and earthquakes. The United States Geological Survey (USGS) classifies this area, which is on the slopes of dormant volcano Hualalai, as Lava Flow Hazard Zone 4, on a scale of ascending risk 9 to 1. Less than 15 percent of the ground surface within Zone 4 has been covered by lava within the last 750 years. 10. Distance from coastline: The property is approximately one-half mile from Kailua Bay. 11. The Agricultural Lands of Importance in the State of Hawaii (ALISH) designation: The subject parcel is identified as "Existing Urban". 12. The U.S.D.A. Natural Resource Conservation Service Report soil type: The parcel contains soil identified as the Punaluu (rPYD) series and Waiaha (WHC) series. The Punaluu series consists of well -drained, thin, organic soils over pahoehoe lava bedrock. These soils are gently sloping to moderately steep. Punaluu soils are used for pasture. Punaluu is extremely rocky peat, 6 to 20 percent slopes. Rock outcrops occupy 40 to 50 percent of the surface. In a representative profile the surface layer is black peat about 4 inches thi:k. It is underlain by pahoehoe lava bedrock. This peat is rapidly permeable. The pahoehoe lava is very slowly permeable, although water moves rapidly through the cracks. Runoff is slow, and the erosion hazard is slight. Roots are watted over the pahoehoe lava. The Waiaha series consists of shallow, well -drained silt foams that formed in volcanic ash. These soils are level to moderately steep and most areas are extremely stony. The Waiaha soils are used for pasture. Waiaha soils are extremely stony silt loams, 6 to 12 percent slopes. In a representative profile the surface layer is very dark brown extremely stony silt loam about 4 inches thick. The subsoil is dark brown very stony silt loam about 14 inches thick. The substratum is pahoehoe lava bedrock. In places the surface layer is nonstony. 13. The Land Study Bureau soil rating: This soil is classified as "E" or very poor by the Land Study Bureaus' Overall Master Productivity Rating. 14. The Flood Insurance Rate Map (FIRM) designation: more than half of the property is in Zone "X", outside the 500 year flood plain. The balance of the property is in "shaded X", less than one foot of flooding during a 500 year flood. Construction is allowed in this zone provided that the elevation of the living units are placed one foot above grade. The project will be developed in full compliance with the flood control measures. 15. Existing drainage ways or improvements: The subject property is adjacent to the Keopu flood channel improvements on the eastern and northern boundaries. There are no drainage improvements on site. When the property is developed, drainage will be addressed in consultation with the Department of Public Works and will comply with their regulations. Historic Resources: 17. The site has been used for the grazing of cattle for decades and has been in thus use until six months ago. The site has been recently grubbed and there were no comments regarding historic features on that permit. The only feature on the site is badly damaged portions of the Great Wall of Kuakini. It is intended that the vegetation remaining on and near the wall will be hand cleared and that the wall remnants will be left undisturbed in place. Because of the previous use of the property and the recent grubbing, there are no other sites of historical or cultural significance. A site visit was conducted with Virginia Goldstein, Planning Director, to view the remnants of the wall. Natural Resources: 18. The site has been used for the grazing of cattle for decades and has been recently grubbed. The only vegetation remaining on the property are a few Keawe trees along the frontage with Hualalai Road and some alien grasses under these trees and on and near the remnants of the Kuakini Wall. The site is not a habitat for any rare or endangered species. The only faunal resources observed were mongoose and field mice. 19. Scenic or coastal resources: The property has a partial view of the ocean front its mauka boundary. The view from the lower portions of the site are obstructed by the commercial developments below and surrounding the property. The view of the site from Hualalai Road is of Keawe trees and vacant undeveloped land. The coastal views from the properties above the subject parcel are already blocked by the development in the village. The ocean views of the property above the subject parcel should not be affected by the proposed development as the topography of the area is such that these mauka parcels are at an elevation sufficient to look over the proposed structures. Social -Economic Characteristics: 20. The population of North Kona has grown steadily since 1965. The population in 1970 was 4,832; in 1980 it was 13,898 and in 1990 it had risen to 22,284 for a growth rate of 361%. The expanding resident and visitor populations has increased traffic in all of West Hawaii. Major roadways in Kona have experienced tripling in daily traffic counts between 1984 and 1996 (Source' State DOT Planning Branch traffic counts). 21. The increase in population is a result of the expanding visitor industry in West Hawaii, which has a large and growing share of the visitors to the island and consequently the de facto population. At any given time, up to one-fourth of those present in Kona are visitors. Kailua Village's major industry is tourism. 22. Property values in the Kailua area have been flat since 1992 when the influx of _ Japanese investment diminished. There has been a slow steady growth of the market for the past 18 months. Comparable properties in the area have been sold for $20 to $25 per square foot. Surrounding Lands: 23. The State Land Use designations for this area is Urban, other than a small portion of the subject property that is the subject of a boundary amendment. The application for that boundary amendment is enclosed in this booklet. 24. The zonings for the surrounding properties is a mix of multi -family, commercial, and residential designations. Parcel 7-5-10:13 is RM4; parcels 7- 5-08:14 and 21 and 7-5-04:33 are CV -7.5; parcel 7-5-08:20 is V-1.25; parcel 7-5-04:2 is RD -3.75; and parcel 7-54:35 is RM -l. Across Hualalai Road is Hualalai Center with medical services (Kaiser Permanente) and adjacent to this property are other medical and commercial facilities that may provide support for this project. D. PUBLIC FACILITIES AND SERVICES 25. The access to this property is along the frontage with Hualalai Road on the west side of the property. This single access point will meet with the requirements of the Department of Public Works. The access point will be on the outside of a curve and will have good sight distance in both directions. 26. Water can be made available to the site from an 8" line on Hualalai Road. This was confirmed by Mr. Glenn Ahuna from the Department of Water Supply. Historical data from Regency Pacific, Inc.'s other assisted living facilities has established the water usage as 125 gallons per day per unit. This 129 unit facility would use the equivalent of 27 water units based upon DWS's standard of 600 gallons per day. 27. Wastewater from the project will be disposed through the County sewer line located on Kuakini Highway. The subject property is located within the limits described in ordinance No. 89-68 which requires all property in this area to be connected to the sewer line. 28. The solid waste generated on site will be gathered in a private collection area on site and transported via a commercial refuse hauler to the County landfill. Proper waste management and recycling will be practiced on site. 29. The residents of this facility will be among those least likely to require police services as there will be a private security service provided for the facility on a 24-hour per day basis. The Kona Regional Police Station is within 2 miles of the site. The structures will be concrete with interior materials meeting all UBC codes. Smoke alarms and sprinklers will be provide if and where required by the fire department in their review of the construction plans. Fire Department services should be limited to routine fire inspections. The Kona Fire Station is located at the intersection of Palani Road and Queen Kaahumanu Highway about one mile from the site. 30. There will be no children on site and will not generate the need for any additional school facilities or services. 31. Recreational facilities will be provided on site for the residents and it is not anticipated that this project will have an impact on Parks and Recreation facilities in this area. In fact this project will provide services to these residents that might normally fall to the Elderly Activities Division of Parks and Recreation. 32. Electrical, telephone and cable television services will be provided from overhead lines on Hualalai Road via an underground utility system on site. E. ENVIRONMENTAL ASSESSMENT AND ANALYSIS 33. In terms of the relationship between short-term use of man's environment and the maintenance and enhancement of long-term productivity; no short-term exploitation of resources that would entail negative long-term consequences has been identified for this rezoning. 34. The addition of this facility will provide economic opportunities for member of the Kona community and requires no mitigation. The impact on public services is thought to be minimal and can be accommodated by the existing facilities. All required utilities are available to the site. Because adjacent land areas have land uses similar to those being proposed through this rezoning request, there would be little impact to the character of the neighborhood. The agricultural value of the portion of the property in the agricultural district is minimal as the; soil rating is "very poor" and the proposed rezoning will not result in the loss of any agricultural resources for the County. No mitigation is indicated or planned. 35. The alternative to this action would be to leave the existing zoning in place and develop double family residential uses on 4 of the acres. The agricultural area would probably be developed as one single family dwelling in conjunction with an agricultural use. The result of this action would reduce the number of dwelling units and employment opportunities while actually increasing the impact on schools, parks, police fire and other public facilities and services. 36. The construction of the facility would involve the irreversible and irretrievable commitment of only negligible quantities of natural resources. F. CONCLUSION Given the conformance with all established State and County goals, policies and plans; the physical characteristics of the site and surrounding area, the minimal impact on public facilities and services; and the minimal impact on the environment; the applicant requests a favorable consideration of this change of zone request. USE PERMIT APPLICATION Assisted Living Facility Tag Map Key (3) 7-5-10:15 5.213acres Hienaloli 2"6, North Kona, Island of Hawaii, Hawaii COUNTY OF HAWAII PLANNING COMMISSION USE PERMIT APPLICATION (Type or legibly print the requested information) APPLICANT: REGENCY PACIFIC, INC. APPLICANT'S SIGNATURE: ON FILE IN PLANNING ADDRESS: 970 FIFTH AVENUE N.W. I ISSAQUAH WASHINGTON 98027 LIST APPLICANT'S INTEREST IF NOT OWNER: OPERATOR, WILL BE OWNER IN FUTURE TELEPHONE: (Bus.) 206 392-4066 (Res.) (Fax) 206 392-6 L89 LANDOWNER(S): GOMES FAMILY LIMITED PARTNERSHIP STANLEY GOMES-MANAGING PARTNER LANDOWNER SIGNATURE(S): ON FILE IN PLANNING DATE: (May be by letter) ADDRESS: P.O. Box 898 KAILUA-KONA, HAWAII 96745 TAX MAP KEY: (3) 7-5-10:15 STREET ADDRESS OF PROPERTY: REQUESTED USE: ASSISTED LIVING FACILITY ZONING: RD -3.75 6 A -5A PROPOSED RM -1 SIZE OF PROPERTY: 5.213 AGENT: MOOERS ENTERPRISES - GREGORY R. MOOERS ADDRESS: P.O. Box 1101 KAMUELA, HAWAII 96743 TELEPHONE: (Bus.) RSS-6819 (Res.) AAS -7126 (Fax) 885-1574 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: MOOERS ENTERPRISES COPIES: REGENCY PACIFIC, INC (See Instructions on Reverse Side) USE PERMIT APPLICATION PROPOSED ASSISTED LIVING FACILITY Tax Map Key: (3) 7-5-10:15 I. USE PERMIT REQUEST AND PROJECT SITE The applicant, Regency Pacific, Inc., is seeking a Use Permit to allow the development of an Assisted Living Facility and related improvements on approximately 5.213 acres of land in Kailua-Kona. The project site is located above Hualalai Road across the street from the Hualalai Center, just mauka of Kuakini Highway at Hienaloli 2nd, North Kona, Island of Hawaii, Hawaii, the parcel is identified as Tax Map Key (3) 7-5-10:15. James L. Clay, President of Regency Pacific, Inc. has an agreement to purchase the property through a Limited Liability Company (LLC) and operate the facility. A letter of authorization to submit this application on behalf of Regency Pacific, Inc. is attached. The Project site is presently vacant and unused and was recently grubbed. It has been used for the grazing of cattle until six months ago. It lies between the Keopu Drainage Channel on the north and Hualalai Road to the south, mauka of Kuakini Highway. It is a. flat site, sloping gently from the makai area on a six percent slope to the mauka boundary. There are no structures on the site other than badly damaged portions of the Great Wall of Kuakini. The remnants of this wall will be left undisturbed in place. An environmental report was prepared for this site in conjunction with the change of zone application enclosed in this application booklet. This report discusses the absence of flora, fauna and historical resources on the proposed project site. II. STATEMENT OF OBJECTIVES The petitioner is seeking to develop an Assisted Living Facility of 129 units on the subject property in accordance with the existing Double -Family Residential zoning. The applicant is simultaneously applying for a change of zone to the RM -1 zone to allow fcr the desired density of 129 units. The purpose for this facility is to provide assistance for an independent way of life to those people experiencing some degree of frailty or need in the: daily activities of their lives. These units will be made available on a rental basis. According to Section 25-5-22 (b) (6) of the Hawaii County Zoning Code, the following uses may be permitted in the RD district, provided that a use permit is issued for each use:: "Hospitals, sanitariums, old age, convalescent, nursing and rest homes. " According to Section 25-2-61 (a) (6) of the Zoning Code, a Use Permit is required to allow the following uses; "Hospitals, sanitariums, old age, convalescent, nursing and rest homes, and other similar uses devoted to the care or treatment of the aged, the sick, or the infirm in the RS, RD, RM, RCX, RA, FA, A, and V districts, provided that a minimum building site area of ten thousand square feet shall be required within the RS, RD, RM RCX, and RA districts.- This proposed project will feature many amenities for the residents lifestyle, including on site management and security, gourmet dining room meals (restaurant style),Eloombe emergency call system, maid service, mini -van transportation, laundry service and many social recreational activities. The intended market for these units is the active senior citizens of West Hawaii, the Island of Hawaii and throughout the State of Hawaii. These will include those who are in the middle-income socio-economic level who are seeking a high quality, active retirement. The assisted living apartments will cater to older residents i who may need daily assistance with some of the basic activities of life. Additional information on the service provider and a more detailed description of the residential units, facilities and services is included in the enclosed brochure included as an exhibit in this booklet. There will be 36 to 40 employees hired for various positions at this facility with an average of 12 to 15 on site at anytime during the day. As a residential facility the proposed project will operate on a 24 per day schedule, 365 days of the year. M. USE CONSISTENT WITH THE GENERAL PURPOSE OF THE ZONED DISTRICT The proposed project is residential in nature which coincides with the "Medium Density Urban' designation applied to this area by the Hawaii County General Plan. The present zoning designation of RD -3.75 permits the construction of this facility on this site as noted in the Hawaii County Zoning Code, Section 25-5-22(b) (6). The applicant has applied for a change of zone in conjunction with this application to RM -1, to allow the density of 121 units on this 5.213 acre site. The Kailua MasterPlan designates this area as Commercial - Residential Mixed use. The project area is not located within the Special Management Area (SMA) for the County of Hawaii. The Federal Insurance Rate Maps (FIRM) shows that one-half of the property is located in Zone "X", outside the 500 year flood plain; while the other half of the property is located) in the "shaded X" zone, less than one foot of flooding during a 500 year flood. Construction is allowed in this area provided that the elevation of the living units are placed one foot above grade. The project will be built in full compliance with all flood control regulations. IV. SURROUNDING ZONING AND LAND USES The adjoining properties to this site are zoned a variety of multi -family, commercial, and residential designations. Parcel 7-5-10:13 is RM4; parcels 7-5-08:14 and 21 and 7-5- 04:33 are CV -7.5; parcel 7-5-08:20 is V-1.25; parcel 7-5-04:2 is RD -3.75; and parcel 7-5. 4:35 is RM -1. Across Hualalai Road is Hualalai Center with medical services (Kaiser Permanente) and adjacent to this property are other medical facilities that may provide support for this project. V. PROPOSED USE NOT MATERIALLY DETRIMENTAL This project is located in a developed urban area of Kailua Village. The project will have very little impact on the existing community's services. The purpose of this facility is to privately provide the residents with services that might otherwise be requested from the public sector. Required public services such as schools, police ,fire protection, care for the elderly, water, sewer and streets are all minimally impacted by this project. It is not intended that any of these residents will own or operate a motor vehicle, further limiting the impact on traffic and the vehicular congestion of the Village area. VI. ADVERSE IMPACTS ON EXISTING RELATED USES There are no other similar existing facilities providing these services within the surrounding area, community or region. There is therefore no adverse impact on related uses. There is in fact a great need in this community for the type of services being proposed by this project. The only related use is the Keauhou Rehabilitation and Healthcare Center, previously known as Hillhaven skilled nursing facility (SNF), located iin Keauhou. It has been running at full capacity since it opened. It is anticipated that this project will help meet the needs of some residents of the Keauhou facility that do not require the higher level of service offered in a SNF. It may also address the needs of some people waiting for admittance to the Keauhou facility. VII. PROPOSED IMPACT ON COMMUNITY SERVICES AND PUBLIC AGENCIES-AVAILABEIATY OF UTILITIES No unreasonable burden will be placed on any public agency. A. The access to the project will be off of Hualalai Road with a private circulation system on site. It is not anticipated that any of the residents will own or operate a motor vehicle. On site parking will be for employees and the potential visitors to the site. Employees will be arriving and departing throughout the day on a staggered basis. Deliveries of food and supplies will also occur throughout the working day and visitors are expected from time to time. Experience by the operator at 28 other sites has demonstrated no unreasonable traffic impact by the proposed facility. Specific traffic counts from other facilities are included in the County Environmental Report as part of the Change of Zone application. B. Wastewater disposal will be via the County sewer line located on Kuakini Highway. The system was designed to accommodate the development of this area, in fact ordinance No. 89-68 requires that all property in this area connect to the County sewer lines. C. The Department of Water Supply has indicated that there is adequate water available to serve this project from an 8" waterline on Hualalai Road. Historical data from Regency Pacific, Inc.'s other assisted living facilities has established water consumption to be 125 gallons per day per unit. This is the equivalent of 27 water units based on DWS's standard of 600 gallons per day. This consumption is less than the amount allowed by the present RD -3.75 zoning. D. The project will be developed in full compliance with Chapter 27, Flood Control. All water that is generated on site will be disposed of on site. E. Electrical service, telephone service and cable television service are available to the site from overhead utility poles along Hualalai Road. These services will be distributed throughout the site via an underground utility system. F. This project will have no children and will not require additional school improvements. G. Recreational opportunities will be provided on site and it is not anticipated that this project will have an impact on park and recreational facilities in this area. In fact it will d meet the needs of the elderly that might otherwise fall to the Department of Parks and Recreation's Elderly Services Division. H. The residents of this facility will be among those least likely to need police services as a private security system and personnel will be provided by the service provider. I. The structures on this project will be concrete and Type lI fire resistive materials with sprinklers and smoke detectors installed if required by the Fire Department during the plan approval process. Fire department services should be limited to routine fire inspections. VIII. ACCESS TO PROJECT AND TRAFFIC IlVIPACT The access to the project will be off of Hualalai Road with a private circulation system on site. It is not anticipated that any of the residents will own or operate a motor vehicle. On site parking will be for employees and the potential visitors to the site. Employees will be arriving and departing throughout the day on a staggered basis. Deliveries of food and supplies will also occur throughout the working day and visitors are expected from time to time. Experience by the operator at 28 other sites has demonstrated no unreasonable traffic impact by the proposed facility. A parking and traffic study prepared by the American Seniors Housing Association determined through a field survey that assisted living facility residents do not generate high traffic or parking volumes. For comparison the average number of parking stalls required for assisted living facilities is 0.22 stailslunit: while apartment dwellers require 1.01 spaces per unit. See the traffic counts in the Change of Zone Application, item A. 1. (h). rac. CONCLUSION: The applicant requests a favorable consideration of our request for a Use Permit to allow the construction of a 129 bed assisted living facility on the proposed site. The proposed use is permitted in the existing and proposed County zoning districts. The proposed use is consistent with all State and County plans for this area. The proposed project has adequate infrastructure to support the use and will not place an unreasonable burden on public services. This project will not negatively impact neighboring properties or existing uses. The project will provide a needed and important service to this community while providing employment opportunities. EXHIBITS A Q N � � O c a: A� Ar n n2 A a � 2 0 �..��. _i s .� _�. - �Jr�.. . . ,�--ys},ate _-- - '�� �' ; � t �r . -. . _ en � [ Y' ..i i ,���1�.� 1I M � „i tet. ,j�J.' ..7`%_�.-_moi `s����a�" vyJ".'�ci���,�¢� �j�":•L"�'�'P'� �' ; -' � ,�• '��`' , rYj.-�'�� � y,--_� ..Tim' ' �.iy.+�;p,�- � s>x. j:'���� 1'E:�!rL'A�, .ice ..�. f, _ F �.:`. i, _ � �� ..�p,r_ a';' .rte.•'' r 1 j.� �-.. -J.� '-� Y .� J( �' ���; J - •,� � .'., I � •. ; .� � s �6S•+' �. _. ... �'i'_ -dam' ,,r`- A �� � - �4;max '�-� •y ,. � ,.�`� r x�. CFCY PACIFIC L NC 6rr� .7gfndeis,d�nre to Li»ngand QuLl'tyto Life Lee Clat: Lather of CEO .lien Wt. resides Or M.;;rnr.\ s Valla Ili/la Carr Cc•nler in eastern Il;�:hin;;lnn. rio rt' Iloo'I' III nlalllllltg or �ontrl'runa fm ❑till BI loot of InlLheallno KI'nn\Bnnms of ..\I.1111( Idr III IIsi aiv Ullgulll�. A P r o f i I c o f R c D e it c y 11 a c i f i c. I n c. I11vr Mendell Hotn es..lr. once remarked. a person Is at\cays startled when he hears hinise.lf svriuusl% called an old nian for the first time.' And there are likely to be a lot more startled people in our aunory as 3.5 million baby boomers approach their 62nd birthdays'. Startled because they don't feel, look, think. or act like society's \\urn and outdated "image- of old age. But there are some %%no \coni be at all sur- prised heUtlSe Hleyha\e hcrtt WiLuMillg this trend firsthand and \cilh great expectation. Regency Pacific. Inc. is among thein. Mill o\vr 2.000 ctnplucecs and 30 years experience delt\er- m.- services and housing bt seniors. this lo-Kately held couglany is ttvll positioned to observe and respond to the changing perceptions and needs of its market..%fill respond it has — by u idening its geographic scope. broadening Its range or services and e(ratrgic•ally ditvrsifying its business. -These efforts Zl%C rise ht a corporate name change in tale 1995. Regency Carr canters. Inc.. assnriatrd Lu'grlc with the original nursing hone portion of Elie business, was renamed Regency Pacific. Inc. In brnrr reflect Ihr company's groom. Thc) Treal Me As If Thrr•vr :\Ileacs Known Nie Regency Pac,fic. Inc. has earned a reputation for deltcrrmg gtmlitp. personalized care m seniors in western stoles, including lfatcaii. Idaho. Nevada. Oregon. and llashinglnn. The 'personal lourh- pro- dded to more than 2.000 residents in 21 nursing lhn tes and nine assisled living and reLircmrnl cumn untncS' has door much In garner the touqumy accrplancr in the Cuuuuulidn's it S11'\e•S. as w(•It as Ihr respect of its peer% in the lung term rare industry..\n 82 -year-old resident said it best \\brit she confided to a family member.-111(111ue:11 ore as If lllrl'I c• au:ns Annlln me!' . %% illi Ihr help of his experienced, lungtine nlanagrmenl Icam. founder and president .lames L. flay designs. builds. o1e•rdrs. and ma wows a cuutinually rtpctndin;,, portfolio or teL rcuu•nG and Inng term carr facil ni %,. r\s part of its husiness. Ihr 1'otopllllt alsoact'epts contracts In Imlllage facilities ou ned by others and has acted as a recener for Lhe slates of Oregon and Rashegton. The cnirepreneurial-style leadership Is ever nn the lookout for gro\tlll oppurtundics that complement the company's mission. maximize its expertise. and mininoze. its risk. This has led to the formation and operation of. or partnership in. independent companies \%hose ser\ ices are cunt- petitkVl\ marketed to Regcncy' Pacific's o\\ n facili- ties. as \cell as to outside clients. They include: ♦ ;\orlhowst Pharmaceutical Ser\ice. an institutional pharmacy: ♦ Cxpn•t�s)lvdlval.an equipotent/supph pnwdcr: ♦ Regency Construction. a real estate development company; ♦ N'eslerll Supply and Properties. Inc.. a contract buying service: and ♦ Clay Consulting. a cunsultinWivainmg firm in care delivey, resident services. adminis- tration. and dmelopmrnt. Ileyond the Senior Markel It doesn't stop there. Concurrently. Mr. Clay aclitvly and aggressively pursues inwau\e service niches, such as transitional run•. \there Ills organization can apply its expertise beyond the senior market. Rxamples of new. non•agc-specific. consumer markets living explored are: ♦ hospitality scrtices for disabled travelers: ♦ outpatient occupational and physical therapy for stroke and brain trauma victims. Itose in cardiac recmery, arthritis sufferers. and cancer patients: ♦ chronic disease management: • home support fur 1111 patients: ♦ care for \crimen with difficult pregnancies. and ♦ pn•%rntivc III•ahh SC11icl•s. Regcncy Pacific also spearheaded Ihr crr:uuol of an allroiry of lung wren carr pru\idrrs til Ihr Pacific Northut•st to neguttatr large. regional. managed carr contracts. as t\rll as to drwhill and usunlgr assisted living programs. Pursuing a codling to brin, bolepeadence mol qualllt'to 1111• Ili rs of Il.v n•.sirb•nls. Regcncy I'ariric is destined to fulfill a much needed rude_. i u\t and into the nr\t millennium. fit ® Age 85+ I Age AFib fit i `Y _Age 55-64: 1'rojecied ; ru%wlh of the population a;;e 55+ rront 1!1'111 110 2111111 J = million In•oplr w I!Ittll I million i mnrr pruply in 2000 The Svnio1- 11ar6el — Circa 2 1) 1) 0 T r pithy uhst•natiull ryn'rsrd by dewoir;clsal the wery cruxof Bennett's n Ihel a(;e is no longer it M%nrlh% determinant of reurement status. In fact. data supports his conlenlion. According to the December 1990 issue of Amcri- can Demographics. -between July 2008 and July 2009. 3.5 million people will crlcbralr Lhvir Quit birthday... That's 37 percent more than in 1080. and 63 percent more than in 1990.- It gurt nn lu prrdicl that -economic incenMes could push the awcragc agc or retirement up as much as smen years.- and that-retirruurnl honors Mill be but sellas.' Mien one considers further statistics. these rorrra sls arc prrdiciablr. According to Ihr C.S. Bureau of the Census. from 1900 to 2000. the :,roup aged S5-64 is prujrclyd to grow front 21.7 million to 23.8 million or about 1096. The cohort aged 6,-84 will increase from 23.;3 million to 29.0 million or about _Mo M hilt- Ihr 83+>r_mral is prof( clyd to grow from 2.2 million to ;.1 million. approwivaab•ly 132°n. Continuum of :%Ailli;. fonlinutnu or (are Coupled M ith [lie trend that people arc more heallh conscious and Itc ins mnrr acute and lunger li,r•s. [It -se arc broad Indicatoa's of []le t\pc5 of housin_ and care ltkelw to be in demand as we approach t ir• now millennium. Recognizin, those trends. Regency Pacific is developing a continuum of short and Ion'term carr Ihal responds ut III(- continuum hvcontinuum or dglilg — fi oni retirement Cornmunl- lies for heallh} and aclice seniors... to congrr;;;ur Jud a5\I51I'd li�in, for host' Mho can remain independent M-uh some help... to skilled nursing carr for frail rldcrly... io ransiliomd. comilrs- cenl careand relmbililation for those in-between. Irrvspeclnv of Micro rrsidrnls Cit un Itis continu(1m. Lhry can count un Rc.,vncy's committed staff Io luster the highest degree of indcpendenrc pusable — nu•dirallr, ph)sic'all)4 sucially. and economically. Residents can also expect to be Irvaled with di,uilw and rv.pvc•I — tailors solidly rnabracrd and rewarded by Regency Pacific as part of its Inlal quala[ svr� ire• philosnpliy. Thr hutonn IIIA•, Rrsidruls got M laal ,hey Man[ — eccn as the profdr of xemors promases if, change. This is krgrorw I'm III( s runuuiuurnt. and cqu,ilh. its challcn,v. Ity oloinum, Io carefully murmur stiflin, drmugr film s and prrp:irr fur CIA Will notation of willorhood, this forward looking company will cnntnnr In c\crl and surrird in Ihr 21st cvt tiny. The Coulinuunl for Lon.- Term Care \ssisIed 1•it ilii; Id—m— comes increased levels of frailty and increased need for personal xrryiet•s. At llir same time. Imumcr. traditional trays of carie for our elderly are disappearing. People are niutin.- aitay to take jobs: more t omen are in the ecorkforce leasing fewer adult caretakers in the homy. and there art. freer numbers of grutt it children to take care of aging parents. This has created it desperate nerd far fle Wde. tuii; term care options that. [it sumo ahrre between independent residences and skilled nursing facililivs. \ssiaril lie iii, fills this gap. and man. besides residents. haee a slake in this noel industry. Assisted livirh can: ♦ present rrtsardin; uppornmilies for cork and profit w devOil let s. a(chttrcls, cu its trucliutt %urkers and others in the real estate industry: ♦ prue idr an npbnn for fo Sivrnn:dll•rnaim-. murr rrollollm it forms of senor care that appeal to gotrrnmcm officials and public policy makrrs. ♦ create suitable ensu-effectitr rhuirrs of needt•d lung term carr satires that entice taxpayers. health care priors and managrd care orgallizalions: ♦ create new empinyment for iudtvtduals d4-diralyd to caring for svn llrrs or %orking in a nu•ai ingful hospitality industry: ♦ conmiluUt an opportunity for seniors m secure service uhilr maintaining lifrsly lr t.1 illi a ch;mging American perspective that has started to value We liter 73. the industry aill likely see a hroad rypausiun n[ assisted living into and bryond these modcis: The Calered Model — Ilolel-style. sertice-rich environment for lhr murr affluent elderly echo scrk safely and companionship. The \1udvi fur Frail seuiors — Offers assisted tiling srr\icc5 in an environment desigurd and located so that residents retain their independence and pritacy. The Model -- Ilemily supervised and architecturally drsgovil to provide special therapeutic cues as to time. place and Iu•rsun for those who arc physically h4 -a11115 but hate carts Alzheimrr s and other degrees of mental drtrriuraliun. The Con- —ale Cate Model — (lousing which Imitates prirab• liting space and some shared and cummunily spare. A remdrnl may hate scrtices. such as our or mu daily meals. and a ins Irye•I of supervision. •I'hr'IY:mniUonaUltchabilllallnn .1141114-1 — Combines room. hoard. Irulcetitc utcnighl and personal care nith physical. occupational and speech literally follnuing hospitalization for surgery, hip mpair. stroke. or other disease mems. .n ic>1 d Uail\ Lit III — L. tl In IIG. I II r •.III_. IIIr11,r.11 tun.. utla lu ntrak, at lttlllr5 '.I B \1.I. It 1:111.1 1n ell t\I:I'. Cuutiuuulit of Lint, 'I't•rtit Cart• 1'rutidcd it l Reuct 1'acilic Reliren viii Cuuunuulh \teras Resident Resfdeul Nerds • Independent but desire euntrtuencr u( scrslces pmt Idled (ser 1,r14u I • I.Ifesl\Ir' choler Seeders Prutidrd Sfaflln;; • t:nlrrcnc� rr>punx• l a Plil • 1-3 coral; per da\ til cununund\ dlnme room • llainlcnanrc ,uul Nrrkl\ honwi,crpim; u•r\irr; • 19ano1-d aclivIl1es • Sehcdulcd twilsimitallon • hinord nunlbrr of mart • Ito<pltalitc prufra;t4nHl. \.ssisled I.f,iu_ Cummunil, • Scmldndrprndrnl l4 ball • Rrguires basic scr\iccs uffcred in Reliremenl Cununuuilt 1,111 in,lddlllnn. a><islanet•alill \e 111Wr. of Uall.� I.n ulg I MI'sl • 3l;ll'lll • :I corals prl dm - • Will lenlnlc1-;md N1-ckIt huusckccpnl_ seruccs • I'lanurd aelltlIIC • NIll-du n -it Irau.purI'll I'll • !J -hour aI;,Is1aner Null \bLs • Luudcd sLd(in� • lli\ 4f lulspil,dil\ ;IOII;II< N IIII IIIII\III_ :11111 rraide11l a;si;lanl slalf • V14tt1 r ut SUff drh•t uunod 1,t .v1- ill rmn(Inualt. I I .- dint nreda and rr,nl:num, Norsiu, limo• 80+ • Frail lu lurdlcall_t Ih•pendr'nl • Requires basic senicl•s. assistance ttah .\Dl.s and sklh4l nur•III@ allli/Ilr rehah/Iheropt srnlres • Finer -Pitt\ rraluplse <\ item • 3 meals per da) • \Idl111l'ndinr .uul urekh houukerpin. srnirrs • Planned aitnmes • Scheduled transportation • lsxislau('r Nitlt Allis • !-I-hour ;killed nur;in;; • Rchab/lhcrap) senlces • I'rulcclac ulasig(II. • Ileatt ;Iafhn, • \UI'<c>. nuncs aides. Ibrr;lpl amt ndlah pl'ofl-,inw lk \rruuuno0aliuus • PrIwIt' ylmhu. I or • I'ritalr vIldul, l4r!k•dr,•xll . I'rn,ur all noon" beduonn ap,lrunrul• ap,n1nu•nla • Pru prn.vr balk. • PrI%ow Lllrhem • \lam Nth Litt lu'u. . \n kit%Ilt•i}; • Ilunn'-like apo„<phcrr • Imine -like anuu;phrrr . Invmuh4n,ll ,dlmry,hcrc Costs 11unlhFc molal • \l4nt6h rental • WON elle • I:asr rrnl for baste servo' • Ila;r rent for haat armlet . InchI'ae al';enlrr fres parku:4. • \,nwill, Airs for peram,d • Rance S11.000 - $5)1110 • Rance $1.:1111 - vrures per month Ill( pentk till apt. surl R:mc,' S1.700 - S3.00o per munch Inlal Idrpend, upon ;qn, alit and smite. nerdrth Patau•nf • • Prl\.dr • 1'ritalr • Intal'. • I.unllrq \1,•du'aid 1,uullnc • 1.111111t.111 11,111 cruu ul_I • Medicaid \Icdll till fmul11l- • u.dirall • I.unded 11wu1,ulrc Inw1'aro ,' Re�nlaliuu • Lr4tl a':;u6tlmn • LI_hl rc:ad;ONnt hill •lira\} trent. w,m uu'n',I.in, Maruti • Ih•.In'd11wil • \red,hrnrn • \rill lit I%, Ileulaud \I'll Lel nr•,rird b\ run.m11er demand Model of • 1411 \Ilxh•1 — Flx'ua un • Surldl \1401-1 — Koen, I'll • \Irlhl,d \I,10.1 — werticr Ilelitrry bn.pll.lhl) ;cod cuamun•r hn.plLlhly azul ru•hx11rr 111,1111111,41.11 .Iplo v1. 1.1 arntn• as Nrl1 a. gnehn u•rvte as Nt'll a, quahi� a•nu r d,'htrn ..rote drinlv't a•n u'1- 11rhvn Sort ices Provided at Renency Pacific T'acilities 'Therapeutic Ser%ices: Acthl(lcs — Pro%de sensory stimulation. Programs include art therapy. horticulture fpea patch and raised bell gardening). and intergenerational programs (imolre seniors and school children of all ages). Dental — On site appointments as required. Oceupational'I'hcrapy — Restores the ability to cat. groom. bathe. and toilet. Optometry — Eyc exam anti Ireatment on a fee for srrnice basis. Pharmacy — Mc(fication 2.1 hours a day. 363 dacs a year. Phisical'I'herapy — Imprnres strength, fle0olitc. rnduraorr. and h:danrr it, assort. safe standing. ttalkibg. and lining. Podiatry — On site appointments for a fee to treat minor rout disorders. Rehabllitalton — Rrstums iniWin in functioning Il•\1'I. Social Seriiees — Performs admission assessments. care planning. resident and family rmmsrtiug (including rt.;idem rights(, resident referrals.and discharge planning;. tipeet•h 'Therapy — Restores abilities to speak. hear. and sttallmt. 24•llour Skilled \ursiu-, Care — Vocuses on self rare and mrt•tiog iudk idualired needs. Senh:es inrhoh• il" iWA•d linin".. seif medication lvrograIn. umgeu therapy. inIra\oil Otis therapy. whirlpool urauocut. w cold carr management. resptramry care. and pain mtma;;rtnenl. Resident Ser%ices: Reavity —hair slytin- and hanccring apiminiments on Sita for a frr. Nulriliun — Good lasnng. nutritious fund managed by registered dietitians that meets the prrferrnus of the r1•sidents and the apprmal of their physicians. Reetroalhrn — Daily- programs (hat Inset indtaidual needs and inlerems. 'll•:utsportalion — fans with whcrlchair lifts transport residrnls to appointments and outin_ . Special Pro; rants: . Wilvi 1114. is fare — Srcurrd facility In reduce risk of injury dor to uandrring. Sudf vpenalh trained it, Ili(, carr of Atzhrtuu•r's rrsidrnis. hospice Care — 1'1'm idcS non-inrasiu•. non -heroic. supportm, carr forusiug on pain w:m.teruu•ut and comfort measures for those in the Iermival stages of it disease. and uffcrs suptmrt to family members. Respfle Care — Pros ides trmpurarry. short term stays to Mime those responsible for rarrgicntg. Introducn¢ The ReeencN Team KAY CORDER, Licensed Nursing Home Administrator, Chief Operating Officer. Kay has 35 years experience in the long term care industry, most recently as Regional Director for National Heritage Inc. She is responsible for day to day operations of the nursing homes. "In a turbulent and stressful indusby, appreciate the people l work with at Regency. " When Kay comes up for air, her pastimes include biking, fishing, reading and shopping. DAN DAVIS, CEO Regency First Construction. Prior to joining Regency 13 years ago, Dan was very much the entrepreneur, owning a land development and construction company as well as retail stores. He has worked in the long-term care industry for 37 years. His experience serves Regency well since he is responsible for building and renovating many of its facilities. "Regency's caring, professional staff makes me proud to be a co-owner of the company. " When he takes off his hard hat, Dan loves to ski, fish and enjoy the company of his family. JIM GODFREY, CEO Regency Retirement Communities. Jim Godfrey has more than 25 years experience in the development, construction, sales and syndication of real estate projects of all kinds, ranging from condominiums, apartments and office buildings to single family subdivisions and retirement communities. He oversees operations of the retirement and assisted living communities. "An unwavering focus on our residents and a strong commitment to quality characterize our company. " When he isn't visiting his buildings, Jim enjoys playing soccer and racquetball as well as water and snow skiing. GLENN KASER, Licensed Nursing Home Administrator, Vice President of Project Development. Glenn is a 36 year veteran of the long term care industry. The first 20 years he co -owned and operated a nursing home. The last 16 years he's served Regency as a Nursing Home Administrator, Operations Manager and now Vice President of Project Development. Glenn takes projects from concept to rum -key operations and lends strength in the area of functional programmatic design. "This is a company where personal and career growth is only limited by your imagination." When Glenn isn't pouring over blueprints, he runs, hikes and bikes with his wife and enjoys hobbies and the performing arts. TRACEE A. BRAGG, Chief Financial Officer. Tracee brings salient industry finance experience to her position with Regency Pacific, having worked in the long term care industry for 15 years. Tracee is responsible for day to day fiscal operations including cost reimbursement, risk management and securing capital to finance new construction and renovation. "What impresses me lost about Regency is that when they say they want to provide quality care to our residents, they REALLY mean it... it's not just words. " When Tracee isn't balancing the books, she's enjoying her two young children, and outdoor activities like hiking, biking and running. CLARK M. REEVES, AiA, Architectural Design Consultant. Clark's professional practice as an architect and interior designer spans 26 years in a variety j of senior oriented architectural firms. These include William Polk Associates where he served as a principal in the interior Architecture division and Reeves Mature Environments, Inc. where he served as president. Clark, who is registered to practice architecture in several states, has also taught architecture and interior design at the University of Illinois and Texas Christian University. His expertise is invaluable in the design and development of retirement and assisted living campuses that meet the special needs of seniors. "Regency has presented me an irresistible career opportunity — one that maximizes all of my experience and sends me to Hawaii on a regular basis!" When he's not designing our newest projects, Clark enjoys being a grandfather, running, weight lifting, and playing the pipe organ. MAKENNA PERKINS, MBA, MPH, Marketing Consultant. With a background in health care, real estate development, marketing and public relations, Makenna brings just the right combination to Regency's marketing communications efforts. One of their specialties is launching new products and services, an expertise that's timely as Regency pursues new ventures. "Creative people like me thrive at Regency because of its flexibility and receptivity to new ideas. The quality ofproduct is so much higher when you feel free to express yourself. " When Makenna isn't expressing, she's an avid reader, world traveler, lover of nature and the art. JAMES R. BUCKLEY, Principal Broker, Regency Pacific Realty. Prior to joining Regency Pacific Realty, Regency's new real estate division in Hawaii, Jim was the owner and broker of Pacific Trader Properties for 20 years. His background in architecture, civil engineering and land development have served him well in his real estate activities. Jim manages the sales of both senior and non -senior condominium properties as well as their condominium associations. "The expansion of Regency Pacific into the Hawaii Real Estate community as specialists in senior housing and managers of condominium associations is very exciting. " When Jim isn't responding to homeowners' needs, he enjoys tennis, fishing, and the great outdoors. a REGENCY PACIFIC INC Bringing Independence to Living and Quality to life Skilled Nursine Facilities: off. " Regency Care Center at Arlington` Regency Care Center at Grants Pass Zegency at Gresham Rehabilitation Center Regency Care Center at Monroe' Regency at Puyallup Rehabilitation Center regency at Renton Rehabilitation Center Regency Care Center at Scenic Pointe' Regency Care Center at Spokane tegency at Tacoma Rehabilitation Center Regency Care Center at Walla Walla Forest View Transitional Health Care Center rood Samaritan Health Care Center* ,:auai Care Center Laurel Hill Nursing Center .It. Adams Care Center' ..it. Baker Care Center' Olympia Manor regency Manor' .north Bend Nursing Center' Total Number of Beds Zetirement and Assisted Living Facilities: Number of Location State gf�h Arlington Washington 96 Grants Pass Oregon 102 Gresham Oregon 88 Monroe Washington 92 Puyallup Washington 112 Renton Washington 143 Sandy Oregon 63 Spokane Washington 122 Tacoma Washington 183 Walla Walla Washington 87 Everett Washington 60 Yakima Washington 120 Waimea Hawaii 38 Grants Pass Oregon 44 Goldendale Washington 76 Bellingham Washington 70 Olympia Washington 28 Chelan Washington 74 North Bend Washington 98 i Number or Location $tom 111.6i Brighton Court Spokane Washington 20 :hateau Marymoor Redmond Washington 67 :ugene Hotel Eugene Oregon 103 Fox Hollow Residential Care Community Eugene Oregon 30 'eters Creek Retirement Community Redmond Washington 67 )uincy Inn Quincy Washington 60 Samaritan House Yakima Washington 26 Spruce Point RetiremenVAssisied Living Community Florence Oregon 47 -;un Terrace ReUremenNAssisted Living Community Sunnyside Washington 36 Total Number of Units j 'Leased 456 DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE April 1, 1998 Memorandum TO Planni irector FROM Department of Public Works Engineering Division SUBJECT: Change of Zone Application (98-2) State Land Use Boundary Amendment (SLU 98-1) Use Permit Application (USE 98-1) Applicant: Regency Pacific, Inc. Location: Hienaloli 2nd, North Kona HI TM K: 7-5-10:15 We have reviewed the subject application and offer the following comments: Drainage 1. All development generated runoff shall be disposed of on site and shall not be directed toward any adjacent properties. 2. Applicant shall be informed that if drywells are included in the subject improvements, an Underground Injection Control (UIC) permit must be applied for from the Department of Health, State of Hawaii. 3. A drainage study should be prepared and a drainage system should be installed meeting with the approval of DPW. 4. All grading and grubbing activities shall comply with Chapter 10 of the Hawaii County Code. 5. The FEMA map shows this parcel to lie within the Hienaloli drainage way, a major flood zone. We recommend that a drainage study be performed and that a Letter of Map Revision (LOMR) or a Physical map revision (PMR) be issued by FEMA prior to construction. All plans must clearly delineate the limits of the flood zones. EXHIBIT Memo to Planning Director April 1, 1998 Page 2 Solid Waste 6. The developer shall prepare a solid waste management plan for the development which is to be administered by the Association of Homeowners or by the developer if no association is established. Wastewater 7. Sewer lines should be installed to tie in with the Kealakehe Wastewater Treatment Plant. Roadways 8. The driveways must conform to County standards. The sight distance must meet the requirements of the Statewide Design Manual. 9. Hualalai Road in the vicinity of the parcel is a narrow roadway with no provisions for pedestrians or bicyclists. Hualalai Road should be improved along the property's frontage. Curb, gutter, and sidewalk construction, pavement widening, any necessary transitions and striping, drainage improvements, and relocation of utilities should be performed along this frontage. This work should be coordinated with the improvement plans approved for Hualalai Properties on TMK 7-5-10:13 & 7-5-23:63. 10. A Traffic Impact Analysis Report should be performed to enable proper design of roadway improvements. Our TZAR guidelines recommend that traffic studies be performed for a proposed retirement community containing over 50 units or for a nursing home containing over 100 beds. 11. Roadway frontage equal to half the difference between 50' and the existing ROW width should be dedicated to the County per the General Plan. If you have any questions please contact Thomas Pack in our Kona office at 327-3530. TWP:sls cc: Engineering - Hilo Engineering - Kona Planning - Kona March 20, 1998 DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII 25 AUPUNI STREET • HILO. HAWAII 96720 TELEPHONE (808) 961-8660 FAX (808) 961-8657 TO: Planning Department FROM: Milton D. Pavao. Manager SUBJECT: SPECIAL MANAGEMENT AREA USE PERMIT NO. 330 APPLICANT - THEODAVIS EUROMOTORS REQUEST: ALLOW FOR EXPANSION OF NEW BUILDING FOR SERVICE BAYS, OFFICES AND CAR PREPARATION TAX MAP KEY: 7-5-005:087 We have reviewed the subject application for the proposed subdivision and have the following comments. Based on the prevailing water situation in the area, water can be made available from an existing 12 -inch waterline along Kuakini Highway fronting the property with a connection size subject to review and approval during the construction design phase of your proposed development. However, prior to issuing a water commitment, the applicant is requested to submit the following: 1. The anticipated maximum daily water usage as recommended by a registered engineer must be submitted. The Department reserves the right to make a final determination. 2. In accordance with the Department's "Water Commitment Guidelines Policy.- a copy of which is being forwarded to the applicant. a water commitment deposit must be remitted. You will be informed of the deposit amount upon final determination of the submittal required in Item 1. Upon completion of the above requirements. an official water commitment will be effected in accordance with the attached policy. The commitment will be in writing with specific conditions and effective dates stated. Water1/Vater 1991 rrogrees... G F 02 •1 Planning Department Page 2 March 20. 1998 Please keep in mind that this letter shall not be construed as a water commitment. In other words. unless a water commitment is officially effected. water availability is subject to change depending on the water situation. Should there be any questions at 961-8660. fMiltoD Pavao, P.E. Manag r WA:gms Att. please call our Water Resources and Planning Branch copy - (w/att.) TheoDavis Euromotors Stephen K. Yamashiro Mayor -March 16, 1998 &Tunfg of �'Nttfvaii FIRE DEPARTMENT 777 Kilauea Avenue • Mall Lane • Hilo, Hawaii 967204239 (808) %1-8297• Fax (808) %1-82% To: Virginia Goldstein, Planning Director From: Nelson M. Tsuji, Fire Chief Nelson N1. Tsuji Fire Chief Edward Bumatay Depury Fire Chief SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 98-1) REQUEST: AGRICULTURAL TO URBAN CHANGE OF ZONE APPLICATION (REZ 98-2) REQUEST: RD -3.75 AND A -5a TO RM -1 USE PERMIT APPLICATION (USE 98-1_ REQUEST: ESTABLISH A 129 -UNIT ASSISTED LIVING FACILITY APPLICANT: REGENCY PACIFIC, INC. TAX MAP KEY: 7-5-10:15 The Fire Department's requirements as stated in the Fire Code are: "Fire Apparatus Access Roads "Sec. 10.207. (a) General. Fire apparatus access roads shall be provided and maintained in accordance with the provisions of this section. "(b) Where Required. Fire apparatus access roads shall be required for every building hereafter constructed when any portion of an exterior wall of the first story is located more than 150 feet from fire department vehicle access as measured by an unobstructed route around the exterior of the building. "EXCEPTIONS: 1. When buildings are completely protected with an approved automatic fire sprinkler system, the provisions of this section may be modified. "2. When access roadways cannot be installed due to topography, waterways, nonnegotiable grades or other similar conditions, the chief may require additional fire protection as specified in Section 10.301 (b). fx14re � R, To: Virginia Goldstein, Planning Director Page 2 March 16, 1998 "3. When there are not more than two Group R, Division 3 or Group M Occupancies, the requirements of this section may be modified, provided, in the opinion of the chief, fire -fighting or rescue operations would not be impaired. "More than one fire apparatus road may be required when it. is determined by the chief that access by a single road may be impaired by vehicle congestion, condition of terrain, climatic conditions or other factors that could limit access. "For high -piled combustible storage, see Section 81.109. "(c) Width. The unobstructed width of a fire apparatus access road shall meet the requirements of the appropriate county jurisdiction. "(d) Vertical Clearance. Fire apparatus access roads shall have an unobstructed vertical clearance of not less than 13 feet 6 inches. "EXCEPTION: Upon approval vertical clearance may be reduced, provided such reduction does not impair access by fire apparatus and approved signs are installed and maintained indicating the established vertical clearance. "(e) Permissible Modifications. Vertical clearances or widths required by this section may be increased when, in -the opinion of the chief, vertical clearances or widths are not adequate to provide fire apparatus access. "(f) Surface. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be provided with a surface so as to provide all- weather driving capabilities." (20 tons) "(g) Turning Radius. The turning radius of a fire apparatus access road shall be as approved by the chief." (45 feet) "(h) Turnarounds. All dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. To: Virginia Goldstein, Planning Director Page 3 March 16, 1998 "(i) Bridges. When a bridge is required to be used as access under this section, it shall be constructed and maintained in accordance with the applicable sections of the Building Code and using designed live loading sufficient to carry the imposed loads of fire apparatus. "(j) Grade. The gradient for a fire apparatus access road shall not exceed the maximum approved by the chief." (15%) "(k) Obstruction. The required width of any fire apparatus access road shall not be obstructed in any manner, including parking of vehicles. Minimum required widths and clearances established under this section shall be maintained at all times. "(1) Signs. When required by the fire chief, approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction thereof or both." "INSTALLATION AND MAINTENANCE OF FIRE -PROTECTION, LIFE -SAFETY SYSTEMS AND APPLIANCES "Installation "Sec. 10.301. (a) Type Required. The chief shall designate the type and number of fire appliances to be installed and maintained in and upon all buildings and premises in the jurisdiction other than private dwellings. This shall be done according to the relative severity of probable fire, including the rapidity with which it may spread. Such appliances shall be of a type suitable for the probable class of fire associated with such building or premises and shall have approval of the chief. "(b) Special Hazards. In occupancies of an especially hazardous nature or where special hazards exist in addition to the normal hazard of the occupancy, or where access for fire apparatus is unduly difficult, additional safeguards may be required consisting of additional fire appliance units, more than one type of appliance, or special systems suitable for the protection of the hazard involved. Such devices or appliances may consist of automatic fire alarm systems, automatic sprinkler or water spray systems, standpipe and hose, fixed or portable fire extinguishers, suitable asbestos To: Virginia Goldstein, Planning Director Page 4 March 16, 1998 blankets, breathing apparatus, manual or automatic covers, carbon dioxide, foam, halogenated and dry chemical or other special fire -extinguishing systems. Where such systems are installed, they shall be in accordance with the applicable Uniform Fire Code Standards or standards of the National Fire Protection Association when Uniform Fire Code Standards do not apply - 11 (c) pply. "(c) Water Supply. An approved water supply capable of supplying required fire flow for fire protection shall be provided to all premises upon which buildings or portions of buildings are hereafter constructed, in accordance with the respective county water requirements. There shall be provided, when required by the chief, on-site fire hydrants and mains capable of supplying the required fire flow. "Water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or other fixed systems capable of providing the required fire flow. "The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be protected as set forth by the respective county water requirements. All hydrants shall be accessible to the fire department apparatus by roadways meeting the requirements of Section 10.207. "(d) Fire Hydrant Markers. When required by the chief, hydrant locations shall be identified by the installation of reflective markers. "(e) Timing of Installation. When fire protection facilities are to be installed by the developer, such facilities including all surface access roads shall be installed and made serviceable prior to and during the time of construction. When alternate methods of protection, as approved by the chief, are provided, the above may be modified or waived. "(f) All fire alarm systems, fire hydrant systems, fire extinguishing systems (including automatic sprinklers), Class I, II, III (combination standpipe system) and combined systems, basement inlet pipes, and other fire protection systems and appurtenances thereto shall meet the approval of the fire department as to installation and location and shall To: Virginia Goldstein, Planning Director Page 5 March 16, 1998 be subject to periodic tests as required herein. Plans and specifications shall be submitted to the fire department for review and approval prior to installation." NEL Weo' FChief NMT/mo I Stephen K. Yamashiro may., March 18, 1998 (guunfg of'afunii OFFICE OF HOUSING AND COMMUNITY DEVELOPMENT 50 Wailuku Drive • Hilo, Hawaii 967242489 VITT (808)961.8379 • FAX (8081961-8685 TO: Virginia Goldstein Planning Director FROM: Edwin S. Taira Assistant Housing Administrator SUBJECT: State Land Use Boundary Amendment Application (SLU 98-1) Request: Agricultural to Urban Change of Zone Application (REZ 98-2) Request: RD -3.75 and A-Sa TO RM -1 Use Permit Application(USE 98-1) Request: Establish a 129 -Unit Assisted Living Facility Applicant: Regency Pacific, Inc. TMK: 3/7-5-10: 15 The Office of Housing and Community Development (OHCD) offers the following comments: Affordable housing conditions, pursuant to County of Hawaii Ordinance No. 98-1, relating to the County's affordable housing policy, is applicable to the request. Thank you for the opportunity to comment. attachment 3o4:e. uw qaEXHIBIt EQUAL HOUSING OPPORTUNITY -a EOU O► TUMEMP OYER' COUNTY HAWAII STAT OF HAWAII BILL NO. 171 (DF-A-77 ORDINANCE NO. 98 1 A BILL FOR AN ORDINANCE TO AMEND THE HAWAII COUNTY CODE RELATING TO AN AFFORDABLE HOUSING POLICY FOR THE COUNTY OF HAWAI'I BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAI'I: SECTION 1. Purpose. The purpose of this ordinance is to establish by law an affordable housing policy in furtherance of the Hawai'i County General Plan's goals and policies. The General Plan contains goals of attaining a diversity of socio- economic housing mix throughout different parts of the County, improving and monitoring the quality and affordability of the existing housing stock, and seeking sufficient production of new affordable rental and fee simple housing in a variety of sizes. This affordable housing policy is adopted in consideration of certain General Plan policies which provide that: 1. The County shall encourage corporations and non-profit organizations to participate in federal programs to provide new and rehabilitated housing for low and moderate income households; 2. Large industries which create a demand for housing shall provide employee housing based upon a ratio to be determined by an analysis of a locality's needs; 3. Increase rental opportunities and choices in terms a--- quality, f quality, cost, amenity, style and size of housing, especially for low and moderate income households; THIS WILL VERIFY THAT TWO-THIRDS OF THE i P OF THE HAWAII OOUNIY CCUNCIL WIED TO E THE MAYOR'S VETO ON BILL NO. 171, DRAFT 2. CC LT C:T. CHAT- ' N 4. Investigate, develop, and promote the creation of new, innovative, and timely financing techniques and programs to reduce the cost of housing in Hawai i County; and S. The County shall work with, encourage and support the private sector efforts in the provision of affordable housing. It is the intent of the County Council that this affordable housing policy be understood and implemented in the future to ensure fairness and flexibility to persons and entities which must satisfy requirements established under this policy. SECTION 2, Hawai'i County Code is amended by re- establishing Chapter 11, entitled "HOUSING," and a new article thereto, entitled "Affordable Housing," to read as follows: "CHAPTER 11 HOUSING Article 1. Affordabre Housing Section 11-1. Title. This article shall be referred to as the County of Hawaii Affordable Housing Policy; Section 11-2. Objectives. The objectives of this affordable housing policy are to: 1. Implement goals and policies of the General Plan; 2. Promote and assist private development of housing for senior citizens and qualified households; )739".zY7i1L2-.3-;7 -2- 3. Use available governmental grants and funds in the development of affordable housing and increase the capabilities of qualified households to obtain affordable housing; 4. Support innovative, lower-cost approaches wh_:h may be used in the development of affordable housing; and 5. Require large resort and industrial enterprises to address related affordable housing needs as a condition of rezoning approvals, based upon current economic and housing conditions. Section 11-3. Def'.nitions. The following words and phrases, unless the context otherwise requires, are defined as follows: (1) "Affordable housing" means dwelling units which may be rented or purchased at cost levels which can be afforded by persons or families who are within the definition of "qualified households," as provided herein. (2) "Affordable housing income guidelines" mean those household income levels which extend up to 140% of the median family income in the County of Hawai'i, as published annually by the Office of Housing and Community Development and as described further herein. (3) "Qualified households" mean an individual or two or more related by blood, state -sanctioned adoption, foster parentage, guardianship, or marriage, occupying a dwelling unit 3149M.2K:., .2.15-97 -3 - a and whose total household income is within the affordable housing income guidelines or who would otherwise qualify in a state or federal affordable housing program. (4) "Unit" or "Affordable unit" or "Affordable housing unit" means a lot or dwelling unit which is affordable to qualified households earning no more than 140% of the median income for a family of four in the County of Hawaii. Section 11-4 Residential Uses.. Reouirements For Rezonings Involving (a) Requests for rezoning which propose the establishment of residential uses, including single family and multiple family dwellings will be assessed as follows: (1) 9 units or less (2) 10 or more units - no requirement Ten percent of total units to be developed (rounded to the nearest whole number) (b) Satisfaction of these requirements will be accomplished through the provision of affordable housing units within the land which has been the subject of the rezoning. (c) In lieu of the provision of affordable housing units on-site and subject to the approval of the County Housing Agency, the affordable housing requirement may be satisfied through the use of the following alternatives, the value of which shall be based upon a calculation of in -lieu fees for the.specific residential development involving the rezoned lands and which shall meet with the approval of the County Housing Agency: C749H.DMI'. :S •i� -4- I (1) Payment of in -lieu fees. These fees are calculated by determining the amount of subsidy required to provide housing units affordable to the targeted income groups. The in -lieu fee amount, averaged for the various target groups cc be served, amounts to $4,720 per affordable unit required in 1997 dollars. The in -lieu fee amount may be updated by the County Housing Agency on an annual basis. The in -lieu fee amount shall be calculated based on the lowest, generally available interest rate for a thirty-year fixed mortgage on September 1 of each year. (2) Provision of affordable housing units on property other than the land which has been the subject of the rezoning. (3) Provision of developable land. The amount of lard required will be determined by an assessment of value (by appraisal) of that contribution measured against the projected in -lieu fee value that would otherwise have been required. (4) Provision of infrastructure/services. Contributions of infrastructure and services may be accepted to satisfy affordable housing requirements. The infrastructure or services provided must be directly related to the provisions for affordable housing units. The value of the contribution will be measured against the in -lieu fee amount that would otherwise have been required as the basis for allocating credit. (5) Any other means which are approved by the County Housing Agency. ..]99N.]KL/12.15.97 - 5 - (d) An implementation plan to satisfy affordable housing requirements shall be approved prior to the issuance of any building permit for the market project upon which the requirements were imposed. The County Housing Agency shall determine the implementation period based upon the specific circumstances of each case. Section 11-5. Requirements for Rezoninos Involving Resort and Industrial Uses. -(a) —Requests for rezonings involving resort uses generating more than 100 employees will be assessed based un an analysis of full-time or full-time equivalent jobs generated, the resultant number of households to be supported by those jobs, and the projected number of those qualified households which are described below. The employee -related affordable housing condition shall be satisfied as follows: (1) The provision of 25 affordable housing units for every 100 resort employees generated as a result of the rezoning activity. The affordable housing units shall be.affordable to those qualified households earning between 50V and 140% of the median income of a family of four; (2) In the alternative, the rezoning approval -holder or its designee may submit a housing needs assessment to the County Housing Agency as a basis for a determination of the applicable employee housing requirement for a specific development and a plan for implementation, meeting with the approval of the County Housing Agency. ' 0749M.:)X:d.2•IS•97 -6- r (3) The number of affordable hous�.ig units shall not exceed the maximum of one employee unit for every two hotel units built as provided in the County of Hawai'i General Plan. (b) Requests for rezoning which proposes the establishment of industrial uses generating more than 100 employees will be assessed based on an analysis of jobs generated, the resultant number of households to be supported by those jobs, the projected number of qualified households which may be entitled to housing assistance, and other factors as may be identified. The rezoning approvzl-holder or its designee shall submit F. housing needs assessment to the County Housing Agency as a basis for a determination of the applicable employee -related affordable housing requirement and plan for implementation meeting with the approval of the County Housing Agency. (c) Satisfaction of these requirements will be accomplished through the use of the following alternatives: (1) Provision of affordable housing units within or without the land which has been the subject of the rezoning. (2) In lieu of the provision of affordable housing units, the affordable housing requirement may be satisfied in the following ways, the value of which shall be based upon a calculation of in -lieu fees for a particular rezoning: (A) Payment of in -lieu fees. These fees are calculated by determining the amount of subsidy required to provide housing units affordable to our target groups. The in - lieu fee amount, averaged for the various target groups to be Jia IN.2KLi 12-15.97 —7— J served, amounts to $4,720 per affordable unit required in 1997 dollars. The in -lieu fee amount may be updated by the County Housing Agency on an annual basis. The in -lieu fee amount shall be calculated based on the lowest, generally available interest rate for a thirty-year fixed mortgage on September 1 of each year. (B) Provision of developable land. The amount of land required will be determined by an assessment of value (by appraisal) of that contribution measured against the projected in -lieu fee value that would otherwise have been required. (C) Provision of infrastructure/services. Contributions of infrastructure and services may be accepted to satisfy affordable housing requirements. The infrastructure or services provided must be directly related to the provisions for affordable housing units. The value of the contribution will be measured against the in -lieu fee amount that would otherwise have been required as the basis for allocatEng credit. (D) Any other means which are approved by the County Housing Agency. (d) An implementation plan to satisfy affordable housing requirements shall be approved prior to or in conjunction with the development of new resort or industrial facilities which will generate employment. The County Housing Agency shall determine the implementation period based upon the specific circumstances of each case and prevalent economic and regional housing conditions. ' 0799H.O%Li:i-15-9? -e- f Section 11-6. Additional affordable housing requirements for rezoning of off-site property for the development of affordable units in satisfaction of existing affordable housing requirements shall be waived, provided that the parcel is utilized exclusively for the provision of affordable units. Additional market rate units produced on such parcel will be assessed based on the provisions outlined in Section 11-4(a) above. Section 11-7. Sec. 201E ?roiects. _The County's exemption authority, as contained in HRS 201F, may be utilized to expedite change of zone requests, subdivision applications, and plan review as well as the consideration of reduced development standards. Section 11-8. Effect on Existing Reouirements. This policy supersedes all previous affordable housing requirements. Any affordable housing condition or portion thereof in a prior rezoning ordinance which has not been fully satisfied as of the effective date of this policy may be re -assessed, to the extent it has not been fully satisfied, pursuant to this policy upon the initiation of the person or entity which is legally required to satisfy such condition. However, in no event shall the County of Hawaii reimburse or be obligated to reimburse any person or entity for the partial or full satisfaction of an affordable housing condition in any ordinance which became effective prior to the effective date of this policy." 7799N.JKL/13-L5-91 -9- a SECTION 3. If any provision of this ordinance or the application thereof to any person or circumstances is held invalid, such invalidity shall not affect other provisions or applications of this ordinance which can be given effect without the invalid provision or application, and to this end, the provisions of this ordinance are declared to be severable. SECTION 4. The Clerk of the County of Hawaii is directed to insert the effective date of this ordinance in any section of - the County Code which requires reference to this date. SECTION 5. This ordinance shall take effect upon its approval. Ry - Hilo, Hawai'i Date of Introduction: December 3, 1997 Date of 1st Reading: December 3, 1997 Date of 2nd Reading: December 17, 1997 Effective Date: January 7, 1998 0749N.0XL/12-15-97 -10- County of Hawaii Hilo Hawaii Introduced By: Date Introduced: First Reading: Published: REMARKS: Reconsideration: ROLL CALL VOTE XKXxxAKWDq: January 7, 1998 To Mayor. N/A Returned: N/A Effective: _January 7, 1998 Published: January 15, 1998 REMARKS: 01/07/98 - Council override of Mayor veto. I DO HEREBY CERTIFY that the foregoing BILL was adopted by the County Council and published as indicated above. Approved/Disappraved this daY „/ 19 WAYOR. COUNTY OF HAWAII Bill No.: 171 ( Draft _2 ) Reference: C-597 Ord. No.: 98 1 ROLL CALL VOTE AYES NOES ABS EX Arakaki x Chung X ead-Todd X i x olds g Santangelo x Smith X Tyler X Yagong X 7 2 I 0 0 I DO HEREBY CERTIFY that the foregoing BILL was adopted by the County Council and published as indicated above. Approved/Disappraved this daY „/ 19 WAYOR. COUNTY OF HAWAII Bill No.: 171 ( Draft _2 ) Reference: C-597 Ord. No.: 98 1 BENJAMIN J. CAYETANO GOVERNOR MEMORANDUM DATE: March 17, 1998 STATE OF HAWAII DEPARTMENT OF HEALTH P.O. Box 918 HILO. HAWAII 98721.0918 TO: Virginia Goldstein Planning Director, County of Hawaii FROM: Aaron Ueno Ar - District Environmental Health Program Chief SUBJECT: State Land Use Boundary Amendment Application (SLU 98-1) Request: Agricultural to Urban Change of Zone Application (REZ 98-2) Request: RD -3.75 and A -5a to RM -1 Use Permit Application (USE 98-1) Request: Establish a 129 -Unit Assisted Living Facility Applicant: Regency Pacific, Inc. Tax Map Key 7-5-10 15 LAWRENCE NINKE DIRECTOR OR HEALTH The applicant should contact the Army Corps of Engineers (COE) to identify whether a Federal permit (including a Department of Army (DA) permit) is required for this project. A Section 401 Water Quality Certification (WQC) is required for "Any applicant for Federal license or permit to conduct any activity including, but not limited to, the construction or operation of facilities, which may result in any discharge into the navigable waters...;' pursuant to Section 401(a)(1) of the Federal Water Pollution Act (commonly known as the "Clean Water Act (CWA)11). If the project involves the following activities with discharges into State waters, an NPDES general permit is required for each activity: a. Discharge of storm water runoff associated with construction activities, including clearing, grading, and excavation that result in the disturbance of equal to or greater than five (5) acres of total land area; Construction dewatering effluent; EXHIBIT Virginia Goldstein March 17, 1998 Page 2 C. Non -contact cooling water; d. Hydrotesting water; and e. Treated contaminated groundwater from underground storage tank remedial activity. The application for NPDES general permit coverage should be submitted to the Director at least 30 days prior to the discharge to State waters. If there is any type of process wastewater discharge from the facility into State waters, the applicant may be required to apply for an Individual NPDES permit. The application for an Individual NPDES permit should be submitted to the Director at least 180 days prior to the discharge of process wastewater to State waters. Should you have any further questions regarding this matter, please contact the Engineering Section of the Clean Water Branch in Honolulu at (808) 586-4309. Underground Injection Systems (Ph. 586-4258) which receive wastewater or storm run-offs from the proposed development need to address the requirements of Chapter 23, Hawaii State Department of Health Administrative Rules, Title 11, "Underground Injection Control." The Department of Health would support any sewer requirements made by the County of Hawaii for the proposed project. Construction activities must comply with the provisions of Hawaii Administrative Rules, Chapter 11-46, "Community Noise Control." a. The contractor must obtain a noise permit if the noise levels from the construction activities are expected to exceed the allowable levels of the rules. b. Construction equipment and on-site vehicles requiring an exhaust of gas or air must be equipped with mufflers. C. The contractor must comply with the requirements pertaining to construction activities as specified in the rules and the conditions issued with the permit. Should there be any questions on this matter, please contact the Department of Health at 933- 0917. Virginia Goldstein March 17, 1998 Page 3 A central kitchen for food service will need to meet the requirements of chapter 12, Food Establishment Sanitation. Please call our Kona Office (Ph. 322-7011) for consultation and additional information. W P7.0:SLU98-I.mi Stephen K. Yamashiro Maroc TO: FROM: DATE: SUBJECI &Tunfv of �ttfuuii CIVIL DEFENSE AGENCY 920 Ululani Street Hilo, Ha.vsii 96720 (808) 935-0031 Fac (808) 935.6460 Virginia Goldstein, Planning Director Harry Kim, Civil Defense Administrator �� •/` March 19, 1998 Regency Pacific, Inc. TMK: 7-5-10:15 129 -Unit Assisted -Living Facility Following is in response to your memo dated March 11, 1998: Harry Kim Admtniw.,., Bruce D. Buns Aa,i,taw Admm.t,aw, Comments The project is a live-in facility of approximatgely 180 residents. It is noted that residents of this project will have a high dependency on the staff for their safety. It is requested that this project be required to address the following hazards in facility design and emergency preparedness. 1. Hurricanes Facility should be designed to have an in-house evacuation center. The facility should also have a requirement to develop an emergency -response plan prior to occupancy. 2. Earthquakes Facility design would obviously comply with county codes but request that project be made aware of earthquake hazards in interior -design considerations. Request project be required to develop an emergency -response plan for earthquakes prior to occupancy. This would include staff training. 3. Fires The area is subject to runaway brushfires. Request emergency -response plan be developed addressing this hazard 4. Flood and Runoff Hazards The areas downslope of the project site are experiencing more and more runoffs that are creating harm to property and residents. To mitigate harm downslope, it is requested that the Department of Public Works carefully review the additional runoffs that this project would create. Thank you for the opportunity to review and comment. dy EXH18I 0 m STATE OF HAWAII DEPARTMENT OF LAND AND NATURAL RESOURCES LAND DIVISION PO BOX 621 HONOLULU. HAWAII 96809 April 2, 1998 LD: NAV Honorable Virginia Goldstein Planning Director County of Hawaii Planning Department 25 Aupuni Street, Room 109 Hilo, Hawaii 96720-4252 Dear Ms. Goldstein: 9GGR "AIa1L RESGI.IJE_ COn5E U RESOURCES EN =OSTOR av a\p I . RRE531.a" LappD DS i STATE eARI ESO Ref.:2-SLU981.RCM SUBJECT: Review State Land Use Boundary Amendment Change of Zone Application Use Permit Application I. D. Nos.: SLU 98-1, REZ 98-2 and USE 98-1 Applicant Regency Pacific, Inc. Project Establish a 129 -Unit Assisted Living Facility and Related Improvements Location North Kona, Island of Hawaii, Hawaii TAX MAP 3rd/ 7-5-10: Parcel 15 This is a follow-up to our letter dated April 1, 1998, (copy attached). Attached herewith is our Engineering Division and Commission on Water Resource Management's comments related to FEMA guidelines and water resources for the proposed project. Should you have any question, please feel free to contact Nicholas Vaccaro of our Land Division's Support Services Branch at 587-0438. c: At Large Land Board Member Hawaii Land Board Member Hawaii District Land Office Very truly yours, DEAN Y. UCHIDA Administrator EXHIBIT CX - STATE OF HAWAII DEPARTMENT OF LAND AND NATURAL RESOURCES LAND DIVISION PO BOR fit, wONOLULU HAWAII 96809 April 1, 1998 LID: NAV Honorable Virginia Goldstein Planning Director County of Hawaii Planning Department 25 Aupuni Street, Room 109 Hilo, Hawaii 96720-4252 Dear Ms. Goldstein: avOLa,u - •Our<aEiC�r_i iF50wSur ;v==••=.,- w,E`+eCESCES - 5'094 avEiEa +- Cv 110 J,'. 5Lr a-" Ref.:SLU981.RCM SUBJECT: Review State Land Use Boundary Amendment Change of Zone Application Use Permit Application I. D. Nos.: SLU 98-1, REZ 98-2 and USE 98-1 Applicant Regency Pacific, Inc. Project Establish a 129 -Unit Assisted Living Facility and Related Improvements Location North Kona, Island of Hawaii, Hawaii TAX MAP 3rd/ 7-5-10: Parcel 15 Thank you for allowing us the opportunity to review and comment on the subject applications. The Department of Land and Natural Resources has no comments to offer on the subject matter at this time. Should you have any question, please feel free to contact Nicholas Vaccaro of our Land Division's Support Services Branch at 587-0438. Very truly yours, EAN Y. UCHIDA Administrator c: At Large Land Board Member Hawaii Land Board Member Hawaii District Land office BENJAMIN J CAVETANO j :OVEPHOA OF STATE OF HAWAII DEPARTMENT OF LAND AND NATURAL RESOURCES COMMISSION ON WATER RESOURCE MANAGEMENT 9o 8oA $21 -ONOLULU, HAWAII 98809 March 30. 1998 TO: Mr. Dean Uchida. Administrator Land Division r I FROM: Edwih T. Sakoda. Acting Deputy Director Commission on Water Resource Management (CWRM) SUBJECT: State Land Use Boundary Amendment/Change of Zone Application/Use Permit Application for Regency Pacific Inc. 129 -Unit Assisted Living Facility FILE NO.: SLU98-I.COM Thank you for the opportunity to review the subject document. Our comments related to water resources are marked below. Z L r; CAc: In general. the CWRM strongly promotes the efficient use of our water resources through conservation measures and use of alternative non -potable water resources whenever available, feasible, and there are no harmful effects to the ecosystem. Also, the CWRM encourages the protection of water recharge areas which are important for the maintenance of streams and the replenishment of aquifers. [ n [ We recommend cuordinatwn %11th the count) V%cmincit to incorporate this project into the county's Water Use and Development Plan. [ We are concerned about the potential fur around or xurtace water degradation/contamination and recommend that approvals for this project he conditioned upon a reviets by the State Department of Health and the developer's acceptance of any resulting requirements related W Mater qualn%. [ [ A Well Construction permit and/or a Pump Installation Permit from the CWRM would be required before ground water is developed as a source of supply for the project. [ I The proposed slater suppl% source for the project is located in a designated water management area, and a Water Use Permit from the C\\'R\I %,ould be required prior to use of this source. ( ( Groundwater withdrawals from this project mal affect streamtlows. This may require an instrcam flow standard amendment. [ If the propI project di%crts additional %tater from streams or if new or modified stream diversions are planned. the project mal need in obtain a .trcum dkvrsum oorks pcvnrt and petition to amend the interim instrcam now standard for the affected streamtsl. ( ( If the proposed project perform, an% work wuhin the bed and banks of a stream channel, the project may need to obtain a stream channel alter non permit and a petition to amend the interim instrcam flow standard for the affected streamtsl ( [ We recommend that no de%clopmcnt take place affecting highly erodible slopes which drain into streams within or adjacent to the project. ( [ OTHER: If there arc any qucsuom. Peasc .omen Mr, It}an IIIWta at Sgi• 0255, OIV. OF WATER &1AN00EVELOPMENT P.O. Box 373 HOnolUlu, Hawall 98809 COMNIENTS We suggest the consultant meet the following FEMA guidelines (for construction in a flood gone) in designing the proposed structure: Elevation of the structure (bottom of lowest floor beam) be equal to or greater than the wave height (generated by a 100 -year frequency flood) determined for the project site. The foundation of the structure have the ability to withstand the force of waves generated by a 100 -year frequency flood. The foundation is required to be a . concrete footing or similar design capable of withstanding the force of the flood waves. We confirm that the northwestern portion of the proposed project site is located in Zone X (shaded). This is an area subject to either one of the following conditions: 1. Areas of 500 -year flood, 2. Areas of 100 -year flood with average depths less than one (1) foot or with drainage area less than one square mile, 4. Areas protected by levees from 100 -year flood. The remainder of the project site is located in Zone X (no shading), an area determined to be outside the 500 -year flood plain. BI \IAMIN I CAYLTAIO GOVERNOR OF HAWNI April 7, 1998 STATE OF HAWAII DEPARTMENT OF LAND AND NATURAL RESOURCES STATE HISTORIC PRESERVATION DIVISION 33 SOUTH KING STREET, 6TH FLOOR HONOLULU. HAWAII 96813 Ms. Virginia Goldstein, Director Planning Department/County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 Dear Ms. Goldstein: MICHAEL D. N1L10 n, C!" VTRSON SOARO OF L.WD AND NATURAL RESOEMCES OEPUTIES GILBERT COLOMA AGAAAR AQUACULTURE DEVEIOFVEMf MOGRANI AQUATIC RESOURCES CONSERVATION ANO RESOURCES ENFORCEIAOlf CONVEYANCES FORESTRY AMO W=FE HISTORIC MESERVATION DIM90N ELAND DIVISION STATE PARKS WATER ANO LANG OMOFWW LOG NO: 21284 v� DOC NO: 9804PM06 SUBJECT: State Land Use Boundary Amendment Application (SLIT 98-1) Request: Agricultural to Urban - Change of Zone Application (REZ 98-2) Request: RD -3.75 and A -5a to RM-I/Use Permit Application (USE 98-1) Request: Establish a 129 Unit Assisted Living Facility -Applicant: Regency Pacific, Inc. - Hienaloli 2, North Kona, Hawaii Island TMK: 7-5-10:15 This is in response to your Memorandum of March 11, 1998 regarding the above referenced applications. Unfortunately, our office did not receive your Memo and the attached documents. We were thus both unaware of the proposed project and the April 1, 1998 deadline for the submission of comments. Royden Yamasato kindly faxed the material to us on April 1. We have the following comments to make regarding historic sites on the subject parcel and the review process in general. First, the application notes that the subject parcel was recently grubbed and that "there were no comments regarding historic features on that permit." There are no comments from our Division on the permit for the simple reason that our staff archaeologist in Hilo, Marc Smith, was never given an opportunity to review and sign off on the application. Instead, someone used the new grubbing permit application form and checked the box indicating the absence of historic sites on the Register. This was clearly an error since the Great Wall of Kuakini, which was determined eligible for the National Register on November 23, 1977, is located on this property. There is the additional problem of using such a box -checking approach in that most properties have not undergone archaeological surveys and may have many historic sites which are eligible for inclusion on the Register. Simply checking known Register sites is an inadequate approach to evaluating impacts of undertakings on historic properties which are eligible for inclusion on the Register. It may overlook sites which are eligible. This seems to have been the case in this situation. Such an approach -- considering only sites on the Register -- has long been rejected as V. Goldstein Page 2 acceptable for the federal review process and our office rejects it as an acceptable review approach at the County and State review process level. Second, our records indicate that the 5.213 acre subject parcel was never subjected to an archaeological inventory survey before it was grubbed. The number and importance of the historic sites that might have existed on this piece of land, other than the Kuakini Wall, is thus unknown, but it appears that at least one other significant historic site was located on this parcel. A stone platform, first recorded by Reinecke in 1930 (his Site 73) and later rerecorded during the Statewide Inventory in 1973 as Site 50-10-28-2004, appears to have been located on this parcel in close proximity to Hualalai Road. This site is likely to have been eligible for inclusion on the Register. Use of the check -box approach by the County to evaluate impacts of grading/grubbing permits failed in this case. It will in many other cases too. There is nothing that can be done to rectify the probable loss of unknown numbers of historic sites on this property because of the procedural flaws in the grubbing permit process and the failure to even identify an important Register property in this case. We have several recommendations to remedy this problem for this case and for future cases: 1. We cannot concur that the proposed housing project will have "no effect" on significant historic sites. However, mitigation steps can be taken to protect the important sites that still remain on the property or might remain on the property. a. First, there has to be a commitment to prepare an acceptable preservation plan for the one remaining site, the Kuakini Wall. This plan should be approved by both your Department and our Division. To avoid problems like those encountered elsewhere in the recent past, we strongly recommend a minimum 20 foot buffer to protect the wall be included as part of this plan. b. Since there are a number of lava tubes in this general area, we also recommend that a contingency plan be developed to deal with the possibility of discovering unknown lava tubes that might contain historic sites during construction. This plan should be approved by both your Department and our Division. 2. The check -box approach instituted unilaterally by the County last year for grading/grubbing permits, which checks if a historic property on the Register is present or not, is really not an acceptable approach to evaluate the impacts of the undertaking on historic properties that are eligible for inclusion to the Register. It will lead to the destruction of many significant historic sites, and evidently has done so in this case. To resolve this problem, we ask under Chapter 6E- 42 to either (1) return to the previous review system (in which grubbing/grading permits were sent to our Hilo office to review and either sign -off on "no effects" or respond in writing to projects that might have significant historic sites) or (2) our agencies meet to develop an alternative review process for grubbing/grading permits which allows for timely review and is truly effective in identifying historic properties eligible for inclusion on the Register and evaluating impacts of undertakings on these properties. V Goldstein Pare 3 If you or your staff should have any questions please contact our Hawaii Island archaeologist, Patrick McCoy (587-0006). Aloha, State Historic Preservation Division PM:amk c. Royden Yamasato, County of Hawaii Planning Department Greg Mooers MOCIERS ENTERPRISES P.O. BOX 1 10 1 KAMUELA, HAWAII 96743 March 27, 1998 Ms. Virginia Goldstein Director Planning Department County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 Re: STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 98-1) Request: Agricultural to Urban for 1.19 acres CHANGE OF ZONE APPLICATION (REZ 98-2) Request: RD -3.75 and A -5a to RM -1 USE PERMIT APPLICATION USE (98-1) Request: Establish a 129 -unit Assisted Living Facility APPLICANT: Regency Pacific, Inc. Tax Map Key: (3) 7-5-10:15 5.213 acres Hienaloli Y°, North Kona, Island of Hawaii, Hawaii Dear Ms. Goldstein: I have reviewed the comments with my client regarding the above applications that you forwarded to me from the Department of Water Supply, the Fire Department and the Department of Health. We concur with these comments and look forward to working with these agencies to assure that this project will be developed in full compliance with their regulations. Should you or your staff have any questions, or require additional information, please contact me directly. Sincerely, Greg . Mooers President GRM/sp enclosures cc: Regency Pacific, Inc. EXHIBIT PHONE (806) 8856639 Fax: (808) 885.1574 HAW ,Ail COMMUNITY FEDERAL CREDIT UNION April 1, 1998 Planning Commission County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 Re: State Land Use Boundary Amendment Application (SLU98-1) Request: Agricultural to Urban for 1.19 acres Change of Zone Application (REZ 98-2) Request: RD -3.75 and A -5a to RM -1 Use Permit Application Use (98-1) Request: Establish a 129 -unit Assisted Living Facility Applicant: Regency Pacific, Inc. Tax Map Key: (3) 7-5-10:15, 5.213 acres This testimony is presented on behalf of Hawaii Community Federal Credit Union, which has a branch office located to the northwest of Regency Pacific, Inc.'s proposed assisted living facility. While we are not opposed to the development and feel that the assisted living facility could add value to the neighboring area, there are two concerns that we would like addressed in Regency Pacific's change of zoning application. The first issue has to do with traffic safety and traffic flow of the proposed facility. Prior to the approval of any change in zoning, it is important that the proposed plans for egress and ingress to this facility be reviewed. We cannot afford to add to the poor traffic safety in that section of Hualalai Road, but, instead, we should seek to improve the overall traffic safety. The second concern is with flooding during heavy rains. As a current resident in this area, we know that during a heavy rain a large volume of water runs along the boundary of this property. Before a change of zoning is approved, the proposed plans for this facility need to address proper flood control in order to prevent flooding to adjacent properties. The objective here is to reduce the impact of flooding with an effective water run-off system. Our Kailua branch is a street -level structure that is located directly below the project. Water run-off during and after completion could severely impact our facility. Furthermore, this section of Hualalai Road is narrow with a severe turn that can be even more hazardous on a rainy day. F..ul:nr /D. carat Orli,-; X, ai.,:,,Iw Rruccn Officc Koh,da Brunch Officc lfa wo Court ()lfirr H<aal l -66j/ u Pule lla::mai & I rtrnrr ih// /Lrud r IJnuroenrufunt. Icc'ou.rbrt� Only tidrht,: l.'...... 111 W, _40 P U liar -J" P O liar J9 " -`r--J/q il_rntukrlrou /htc Ill"2 i:'/ -JI JY Kc.ri,: �ckmt. Ill vh -?O E X H I B I T;nuuu. fif riG-j< P U Bnr -1- /' 1 l r uny l `y.9: � i ran<r j ".')hh/. • r 0/ j "9-6 - 11 K'i uluAi Auu. 11/')G -9r Hawaii County Pianning Commission April 1, 1998 Page 2 Thank you for allowing us this opportunity to comment on the proposed assisted living facility by Regency Pacific, Inc. Respectfully Submitted, awAt;�, Michael Asam, CCUE President/CEO MA:sp C 1 500 S LMERSuwae.Pd RRegen01.cozlem \ rhy -03\20\98 i • I REGENCY PACIFIC, INC. CHANGE OF ZONE APPLICATION (REZ 98-2) Upon careful review of the requests, the Planning Director is recommending that a favorable recommendation for a Change of Zone be forwarded to the County Council. This recommendation does not, however, sanction the specific plans submitted with the applications as they may be subject to change given the specific code and regulatory requirements of the affected agencies. Since this recommendation is made without the benefit of public testimony, the Director reserves the right to modify and/or alter this position based upon additional information presented at the public hearing. This favorable recommendation is based on the following findings: In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County. The proposed request from an Agricultural (A -5a) and Double Family Residential (RD -3.75) to Multiple Family Residential (RM -I) zoned district will conform to the following goals, policies and standards of the Land Use and Multiple Family Residential Elements of the General Plan. LAND USE * Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. * Zone urban- and rural -types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. i Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. To provide for multiple residential developments that maximize convenience for its occupants. * To provide for suitable living environments which accommodate the physical, social and economic needs of the island residents. The proposed request would also complement the following Housing Element goals and policies by creating a mix of residential housing opportunities, maintaining a housing supply that allows a variety of choice and by providing housing units geared toward the middle income bracket. HOUSING * 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 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. -2- * Ensure that housing is available to all persons regardless of age, sex, marital status, ethnic background and income. The proposed use would also conform to the following goals and policies of the Economic Element: * Provide residents with opportunities to improve their quality of life. * Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. * The County of Hawaii shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The requested zone change from Agricultural (A -5a) and Double Family Residential (RD -3.75) to Multiple Family Residential (RM -1) zoned district conforms to the LUPAG Map, which designates the property as Medium Density. The Medium Density classification allows for village and neighborhood commercial, residential and related functions (3 -story commercial, residential up to 35 units per acre). This proposed multiple family residential development will provide the framework of a concentration of urban activities occurring in an orderly manner commensurate with the provision of necessary infrastructure. Therefore, it is determined that the request is consistent with the urban form depicted on the LUPAG Map for this area of North Kona. In addition, the Kona Regional Plan Land Use Concept Map designates this area as residential density of 10 units per acre (RES -10). The applicant intends to develop an assisted living facility of 129 units. The purpose for this facility is to provide assistance for an independent way of life to those people experiencing some degree of frailty and assistance in the daily activities of their lives. This proposed project will feature many amenities for the residents lifestyle, -3- including on-site management and security, gourmet dining room meals (restaurant style), Eloombe emergency call system, maid service, mini -van transportation, laundry service and many social recreational activities. The intended market for these units is the active senior citizens of West Hawaii, the Island of Hawaii and throughout the State of Hawaii. These will include those who are in the middle-income socio-economic level who are seeking a high quality, active retirement. The assisted living apartments will cater to older residents who may need daily assistance with some of the basic activities of life. There will be 36 to 40 employees hired for various positions at this facility with an average of 12 to 15 on site at anytime during the day. As a residential facility the proposed project will operate on a 24 per day schedule, 365 days of the year. Access to the property will be off of Hualalai Road. Conditions of approval will require the applicant to construct improvements along Hualalai Road. Hualalai Road frontage shall be improved with curb, gutter and sidewalk construction, drainage improvements, and relocation of utilities along the Hualalai Road meeting with the approval of the Department of Public Works. These improvements will be required to be constructed prior to issuance of any certificate of occupancy permits. The development of the property will add to the inventory of existing multiple family residential zoned lands in the West Hawaii region. The proposed development is located within close proximity to all necessary urban services and facilities, and will serve to complete the urban core for that area of Kailua-Kona. The applicant will also complete its proposed project in compliance with all of the codes and standards referenced above. Therefore, the proposed rezoning and development will complement the land usage within the community and neighborhood it is proposed to be located in. Water is available from an 8 -inch waterline on Hualalai Road. The wastewater from the project will be disposed of into the Kealakehe Wastewater Treatment Plant. Wastewater disposal system will meet with requirements of the Department of Health and/or the Department of Public Works. Additionally, the applicant will abide by all applicable State and County air quality and noise level control standards during the -4- pre -construction and construction phases of the project. The proposed project abides by the above -stated County policy encouraging "the clustering of developments in order to reduce the cost of providing utilities." Therefore, the proposed multiple family residential development will be developed in an area that is or can be adequately served by water, utilities, sewers and transportation systems. The Flood Insurance Rate Map (FIRM) designation for more than half of the property is in Zone "V, areas determined to be outside the 500 year flood plain. The balance of the property is in "shaded V, less than one foot of flooding during a 500 year flood. The subject property is adjacent to the Keopu Flood Channel on the eastern and northern end boundaries. There are no known drainage improvements on site. The project will be developed in full compliance with the flood control measures. Any improvements to the property must comply with Chapter 27 of the County Code relating to Flood Hazard Control. While there are no indications of surface water flow on-site, the applicant will abide by all applicable County guidelines for run-off generated by the development. The site has been used for the grazing of cattle for decades and has been recently grubbed. The only vegetation remaining on the property are a few Keawe trees along the frontage with Hualalai Road and some aliengrasses under trees and near the remnants of the Kuakini Wall. The site is not a habitat for any rare or endangered species. The only faunal resources observed were mongoose and field mice. According to the Environmental Report, the only feature on the site is the Great Wall of Kuakini. The Department of Land and Natural Resources approved a breach in the wall on June 21, 1990. The specific treatment for the archaeological features designated for preservation would be determined as part of the archaeological approval process in conjunction with the requirements of DLNR-HPD and other applicable agencies. Impacts associated with this multiple family residential development such as historical, visual, traffic, drainage and design concerns have been assessed and will be mitigated through conditions of approval. Therefore, the request would not -5- unreasonably burden the public agencies to provide roads and streets, water, drainage, school improvements, police and fire protection. The above public improvements by the applicant would complement the proposed multiple family residential development to fit into the locale with minimal intrusion while providing the desired housing development, as well as incorporating appropriate infrastructure and design concerns of the development. While the 1.19 acres of the property are within the County's Agricultural -5 acre zoned district, it is not currently being used for any active agricultural purposes. The remainder of the property consisting of 4.023 acres are zoned Double Family Residential (RD -3.75). The Agricultural Lands of Importance to the State of Hawaii (ALISH) Maps designate the subject area as "Existing Urban Development". The Land Use Study Bureau's Overall Master Productivity Rating for soils of the subject lands is "E" or Very Poor. Therefore, the reclassification of this 5.213 acres from an Agricultural (A -5a) and Double Family Residential (RD -3.75) to Multiple Family Residential (RM -1) zoned district will not be detrimental to the reduction of this area from the agricultural land inventory in the County of Hawaii. From a land use perspective, it is more feasible to infill urban development within this particular area of North Kona. In doing so, it would tend to alleviate the conversion of more productive agricultural lands in more appropriate locations within the North Kona area for Urban type uses. Based on the above findings, this request to reclassify the subject property from an Agricultural (A -5a) and Double Family Residential (RD -3.75) to Multiple Family Residential (RM -1) zoned district would result in an appropriate land use pattern and further the public convenience, necessity and general welfare. The accompanying draft bill to amend Sections 25-8-5 (Kailua Urban Zone Map) and 25-8-3 (North Kona Zone Map), Article 8, Chapter 25 (Zoning Code) is provided for your favorable consideration. Please note the proposed conditions of approval attached to the draft bill. COUNTY OF HAWAII STATE OF HAWAII BILL NO. (PLANNEr, DEPART%=) ORDINANCE NO. AN ORDINANCE AMENDING SECTION 25-8-5 (KAILUA URBAN ZONE MAP) AND SECTION 25-8-3 (NORTH KONA ZONE MAP), ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE, BY CHANGING THE DISTRICT CLASSIFICATION FROM DOUBLE -FAMILY RESIDENTIAL (RD -3.75) AND AGRICULTURAL (A -5a) TO MULTIPLE -FAMILY RESIDENTIAL (RM -1) AT HIENALOLI 2ND, NORTH KONA, HAWAII, COVERED BY TAX MAP KEY 7-7-10:15. BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII: SECTION 1. Section 25-8-5, Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code, is amended to change the district classification of property described hereinafter as follows: The district classification of the following area situated at Hienaloli 2nd, North Kona, Hawaii, shall be Multiple -Family Residential (RM -1): Parcel 1: Beginning at the Southwesterly comer of this parcel of land, being also the Northwesterly comer of Lot A and being a point on the Easterly side of Hualalai Road, the coordinates of said point of beginning referred to Government Survey Triangulation Station "KAILUA (NORTH MERIDIAN)" being 2,004.53 feet South and 2,084.48 feet East and running by azimuths measured clockwise from True South: 1680 25' 205.34 feet along the Easterly side of Hualalai Road to a point; 2. 1150 05' 297.57 feet along the Easterly side of Hualalai Road to a point; Thence, for the next five (5) courses following along Parcel 14 of the Keopu Channel Improvement and along the remainder of Land Commission Award 7716, Apana 5 to R. Keelikolani: 3. 1680 27' 19.00 feet to a point; 4. 2580 27' 80.00 feet to a point; 5. 3480 27' 5.00 feet to a point; 6. 2580 27' 191.51 feet to a point; Thence, following on a curve to the right with a radius of 3,975.00 feet, the chord azimuth and distance being: 7. 2590 10' 45" 101.17 feet to a point; 8. 2590 54' 30" 191.68 feet along Parcels 14 and 13 of the Keopu Channel Improvement and along the remainders of Land Commission Award 7716, Apana 5 to R. Keelikolani and Royal Patent 7904, Land Commission Award 4226 to Kuae to a point; Thence, for the next three (3) courses following along Parcel 13 of the Keopu Channel Improvement and along the remainder of Royal Patent 7904, Land Commission Award 4226 to Kuae: 9. 1690 54' 30" 10. 2590 54' 30" 11. 2650 21' 12. 3450 21' 13. 77° 55' 5.00 feet to a point; 130.00 feet to a point; 29.81 feet to a point; 239.18 feet along Land Commission Award 7716, Apana 5 to R. Keelikolani, along Lot A and along Royal Patent 1930, No. 1 to Asa Thurston, Land Commission Award 387, Part 4, Section 2 to American Board of Commissioners for Foreign Missions to a point; 73.21 feet along Lot A and along Royal Patent 1930, No. 1 to Asa Thurston, Land Commission Award 387, Part 4, Section 2 to American Board of Commissioners for Foreign Missions to a point; -2- 14. 590 05' 450.27 feet along Lot A and along Royal Patent 1930, No. 1 to Asa Thurston, Land Commission Award 387, Part 4, Section 2 to American Board of Commissioners for Foreign Missions to the point of beginning and containing an area of 4.063 Acres. (Refer to Parcel 1 as shown on Exhibit "A.") SECTION 2. Section 25-8-3, Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code, is amended to change the district classification of property described hereinafter as follows: The district classification of the following area situated at Hienaloli 2nd, North Kona, Hawaii, shall be Multiple -Family Residential (RM -1): Parcel 2: Beginning at the Southeasterly comer of this parcel of land, being also the Northeasterly corner of Lot A, an angle point on the Southerly boundary of Parcel 14 of the Keopu Channel Improvement and being the Northwesterly comer of Parcel 17 of the Keopu Channel Improvement, the coordinates of said point of beginning referred to Government Survey Triangulation Station "KAILUA (NORTH MERIDIAN)" being 1,619.66 feet South and 2,975.56 feet East and running by azimuths measured clockwise from True South: Thence, for the next three (3) courses following along Lot A and along Royal Patent 1930, No. 1 to Asa Thurston, Land Commission Award 387, Part 4, Section 2 to American Board of Commissioners for Foreign Missions: 1. 720 40' 5.36 feet to a point; 2. 790 46' 6.16 feet to a point; 3. 720 39' 30" 443.06 feet to a point; 4. 1650 21' 235.62 feet along Royal Patent 7904, Land Commission Award 4226 to Kuae to a point; Thence, for the next four (4) courses following along Parcel 14 of the Keopu Channel Improvement and along the remainder of Land Commission Award 7716, Apana 5 to R. Keelikolani: -3- 5. 2650 21' 6. 313° 45' 7. 2590 54' 30" 8. 3170 24' 30" 83.56 feet to a point; 147.69 feet to a point; 266.83 feet to a point; 60.62 feet to the point of beginning and containing an area of 1.150 Acres. (Refer to Parcel 2 as shown on Exhibit "A".) All as shown on the map attached hereto, marked Exhibit "A" and by reference made a part hereof. SECTION 3. These changes in district classification are conditioned upon the following: SEE ATTACKED CONDITIONS SECTION 4. In the event that any portion of this ordinance is declared invalid, such invalidity shall not affect the other parts of this ordinance. SECTION 5. This ordinance shall take effect upon its approval. INTRODUCED BY: X) i COUNCIL MEMBER, COUNTY OF HAWAII Hilo, Hawaii Date of Introduction: Date of Ist Reading: Date of 2nd Reading: Effective Date: APPROVED AS TO FORM AND LEGALITY CORPORATION COUNSEL DATED: Q RRegcnO 1. emm03\20\98 CONDITIONS OF APPROVAL REGENCY PACIFIC, INC. CHANGE OF ZONE APPLICATION FZ 98-2) A. The applicant, its successors or assigns, shall be responsible for complying with all conditions of the change of zone. B. The required water commitment payment shall be submitted to the Department of Water Supply in accordance with its "Water Commitment Guidelines Policy" within ninety (90) days from the effective date of this ordinance. C. Construction of the proposed development shall be completed within five (5) years from the effective date of this ordinance. Prior to commencing construction, Final Plan Approval for the proposed improvements shall be secured from the Planning Director in accordance with Chapter 25-2-70 of the Zoning Code. Plans shall identify the proposed structures, vehicular traffic, paved driveway access and parking stalls associated with the proposed use. Landscaping shall also be indicated on the plans and be provided for the purpose of mitigating any adverse noise or visual impacts to adjacent properties. Landscaping along the project site's boundaries shall be provided to the extent that a continuous, unbroken, heavy planting screen, no less than 5 feet in height, is established prior to the issuance of a certificate of occupancy. D. Access to the subject property from Hualalai Road shall meet with the requirements of the Department of Public Works. The entrance roadway sight distance shall meet the requirements of the Statewide Design Manual. E. Hualalai Road shall be improved equal to half the difference between 50 feet and the existing right-of-way width, meeting with the approval of the Department of Public Works and prior to the issuance of a certificate of occupancy. These improvements shall be dedicated to the County of Hawaii upon its request. F. In order to ensure the safety of bicyclists and pedestrians, the applicant shall construct curb, gutter and sidewalks, and relocate utilities, along the entire Hualalai Road frontage of the property meeting with the approval of the Department of Public Works. All these improvements shall be completed prior to the issuance of a certificate of occupancy. G. A Traffic Impact Analysis Report to enable proper design of roadways shall be prepared and submitted for approval by the Department of Public Works prior to submittal of plans for Plan Approval review. H. A Drainage Study shall be prepared for review and approval by the the Department of Public Works. The drainage study shall be submitted to Federal Emergency Management Agency (FEMA) and a letter of map revision (LOMR) or a Physical Map Revision (PMR) shall be issued prior to construction, if required. I. Sewer lines shall be installed within the development to tie in with the Kealakehe Wastewater Treatment Plan, meeting with the approval of the Department of Public Works and prior to the issuance of a certificate of occupancy. J. A Solid Waste Management Plan for the development shall be prepared and submitted for approval by the Department of Public Works prior to issuance of a certificate of occupancy for any portion of the project. A copy of the approved Plan shall be submitted to the Planning Department for its files. K. To ensure that the goals and policies of the Housing Element of the General Plan are implemented, the applicant shall, if required, comply with the requirements of Chapter 11, Article 1, Hawaii County Code, relating to Affordable Housing. L. A Cultural Resources Management Plan shall be submitted for sites recommended for preservation including the Kuakini Wall. The management plan shall include provisions for buffer areas, structural setbacks and a maintenance program shall be submitted to the Department of Land and Natural Resources -Historic Preservation Division (DLNR-HPD) and the Planning Department for review and approval. Approval of the plan shall be secured -2- from the DLNR-HPD prior to final plan approval of any portion of the subject property. M. Should any remains of historic sites, such as rock walls, terraces, platforms, marine shell concentrations or human burials be encountered, work in the immediate area shall cease and the Department of Land and Natural Resources - Historic Preservation Division (DLNR-HPD) shall be immediately notified. Subsequent work shall proceed upon an archaeological clearance from the DLNR-HPD when it finds that sufficient mitigative measures have been taken. N. The applicant shall pay its fair share contribution to address potential regional impacts of the project with respect to roads, park, fire, police and solid waste disposal facilities. The fair share contribution shall be initially based on the representations contained within the change of zone application and may be increased or reduced proportionally if the lot counts are adjusted. The fair share contribution shall become due and payable prior to final subdivision approval of any portion of the subject property or within five (5) years from the effective date of this change of zone ordinance, whichever occurs first. The fair share contribution for each lot shall be based on a maximum density for each lot as determined by the zoning resulting from this change of zone. The fair share contribution in a form of cash, land, facilities or any combination thereof shall be determined by the County Council. The fair share contribution may be adjusted annually beginning three years after the effective date of this ordinance, based on the percentage change in the Honolulu Consumer Price Index (HCPI). In lieu of paying the fair share contribution for other facility impacts, the applicants may construct such facilities related to roads, park, fire, police and solid waste disposal facilities with the approval of the appropriate agency(ies). Any contributions required by this ordinance that exceed the fair share requirement of this proposed development shall, at the applicant's request be credited towards any of the applicant's future developments that require infrastructural impact contributions. -3- O. Should the Council adopt a Unified Impact Fees Ordinance setting forth criteria for imposition of exactions or the assessment of impact fees, conditions included herein shall be credited towards the requirements of the Unified Impact Fees Ordinance. P. Comply with all other applicable laws, rules, regulations and requirements of affected agencies for approval of the proposed development within the subject property. Q. An annual progress report shall be submitted to the Planning Director prior to each anniversary date of the approval of this change of zone. The report shall address in detail the status of the development and the compliance with the conditions of approval. This condition shall remain in effect until all of the conditions of approval have been complied with and the Director acknowledges that further reports are not required. R. An initial extension of time for the performance of conditions within the ordinance may be granted by the Director upon the following circumstances: 1. The non-performance is the result of conditions that could not have been foreseen or are beyond the control of the applicant, successors or assigns, and that are not the result of their fault or negligence. 2. Granting of the time extension would not be contrary to the General Plan or Zoning Code. 3. Granting of the time extension would not be contrary to the original reasons for the granting of the change of zone. 4. The time extension 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 up to one additional year). S. Should any of the conditions not be met or substantially complied with in a timely fashion, the Director shall initiate rezoning of the subject property to its original or more appropriate designation. -4- W A� �RUF/u ' NIGH °�' /• °RTH N� l A-5. IRM - CV - i KALAWA 7- 5 A-5. \ //A RM -2.5 _3 Po _ 7s �• �s c c -7.fl; tv 7 /y K UA K I N I AMENDMENT TO THE ZONING CODE 7�4 To Keouhou vy vRM R5 -lo I h A-/. 6V -7 5 ? �s , / / ryN , t �l- 7.5 / / / tV -7.5 A-1. 2,004.53 S 2,°84.48 E "KAILUA (NORTH V-/.2 MERIDIAN" PARCEL 1: / DOUBLE -FAMILY RESIDENTIAL (RD -3.75) TO MULTIPLE -FAMILY RESIDENTIAL (RM -1) AREA: 4.065 ACRES RM -2 PARCEL 2: AGRICULTURAL (A -5a) TO MULTIPLE -FAMILY RESIDENTIAL (RM -1) AREA: 1.150 ACRES A-/. / RM -2 HIGHWAY AMENDING SECTION 25-8-5 PNM 25-8-3 (NORTH KONA ZONE MAP), ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE, BY THE RICT ) MRESIDENTIAL AND AGRICUNG LTURAL (AT5a) (RM-1)IDENTIAL TO�MULTIPLE—FAMILYSSIFICATION HIENALOLDI 2ND, NORTH KONA, HAWAII. PREPARED BY : PLANNING DEPARTMENT I 1 I I I I I 1 I z o I I 1,619.66 5 2,975.56 E 1~0 C "KAILUA (NORTH MERIDIAN" ZL 2� O ' % Q I / I MUN / A-4• PARCEL 2 oFA A-5. \ //A RM -2.5 _3 Po _ 7s �• �s c c -7.fl; tv 7 /y K UA K I N I AMENDMENT TO THE ZONING CODE 7�4 To Keouhou vy vRM R5 -lo I h A-/. 6V -7 5 ? �s , / / ryN , t �l- 7.5 / / / tV -7.5 A-1. 2,004.53 S 2,°84.48 E "KAILUA (NORTH V-/.2 MERIDIAN" PARCEL 1: / DOUBLE -FAMILY RESIDENTIAL (RD -3.75) TO MULTIPLE -FAMILY RESIDENTIAL (RM -1) AREA: 4.065 ACRES RM -2 PARCEL 2: AGRICULTURAL (A -5a) TO MULTIPLE -FAMILY RESIDENTIAL (RM -1) AREA: 1.150 ACRES A-/. / RM -2 HIGHWAY AMENDING SECTION 25-8-5 (KAILUA URBAN ZONE MAP) AND SECTION 25-8-3 (NORTH KONA ZONE MAP), ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE, BY THE RICT ) MRESIDENTIAL AND AGRICUNG LTURAL (AT5a) (RM-1)IDENTIAL TO�MULTIPLE—FAMILYSSIFICATION HIENALOLDI 2ND, NORTH KONA, HAWAII. PREPARED BY : PLANNING DEPARTMENT COUNTY OF HAWAII 7MK : 7-5-10:15 APRIL 15, 1998 CY 41C11T" en (RECENCY PACIFIC, INC.) Ip Abor Our Company. A Singular Focus on Seniors From our beginnings in the rural Northwest over 30 years ago, Regency Pacific has held a singular focus—delivering quality housing and services for seniors. Whether we're operating retirement com- munities for healthy and active seniors, assisted living communities for those who can live independently with some help or skilled nursing facilities offering medical services, we know what residents need and want. We've served over 100,000 of them! As lifestyle trends have changed, so too, has the complexion of Regency communities. Contemporary seniors live longer, healthier, more active lives than their predecessors... and they want to direct their own destinies. Regency communities are places where residents can make their own choices and life decisions within a supportive and holistic environment. Bringing Independence to Living and Quality to Life is not only our motto, it's our promise. &I REGENCY PACIFIC INC Bringing Independence to b"ngand Quality to Life 9611 Waena Rd. P.O. Box 507 Waimea, HI 96796 (808) 338-9994 (808) 338-1297 FAX (800)488-0814 "It's Not the Years in Your Life, It's the Life in Your Years That Counts:' An American statesman uttered the words; Regency Pacific meets their challenge. We make day to day life everything an individual wants it to be—stimulating or quiet, sociable or private, independent or supported. It's your home, it's your choice! And what choices you have! From hospitality to medical, our services are as diverse as the peo- ple who request them. With communities stretch- ing from Hawaii to the Rocky Mountains, we take pride in catering to cultural preferences and meeting local needs. How do we do it? By hiring locally, training regionally, and giving unstintingly. Whatever lifestyle you choose, Regency offers the freedom to pursue those activities and dreams that make the "life in your years count" From outings to food preferences, our services are as diverse as those who request them. About Our Reputation. "TheyTreat Me Like They've Always Known Me:" Our reputation for delivering quality services in a personalized way has created the acceptance we enjoy in the towns and cities we serve. Residents and family members alike praise the dedication, professionalism and friendliness of the Regency Pacific staff. An 82 -year-old resident said it best when she confided to a family member, "They treat me like they've always known me." When founder Jim Clay was asked to describe his company's mission in a single word, he answered "first" Providing first class senior services. Being the first choice for customers and employees. Taking first place for innovation. Doing things right the first time. V Whether enjoying the privacy of your own apartment or engaging in social activities, life is good. About Our Services. DIETARY SERVICES From metropolitan to rural, seasonal to tropical or mainland to island, food preferences are a kalai doscopic reflection of the diversity of people we serve. To create customized menus and prepare local favorites, Regency Pacific hires quality chefs, dietitians and kitchen staff from the surrounding area. Whether you partake of one, two or three meals daily, an array of service will be available. Typically those offered may include: Specially prepared meals from resident recipes Relaxed and personalized table service Menu selections Favorite beverages Cultural specific meals Limited in -residence meal delivery Guest meals Snack bar Diet specific meals Fresh daily chef special meals Private dining opportunities Casual and quick self -serve meals arrangements to provide the additional services you need. Our staff is instructed to handle each of your possessions with "heirloom" treatment. "TRANSPORTATION Even those who enjoy driving find it a luxury to just "hop on the bus" from time to time. For those who "wheel" we can accommodate you, too! Whether it's a simple shopping trip or a group excursion, those who take advantage of our trans- portation service soon become regular users. Why not? It's just one more choice that promotes con- venience and peace of mind. SECURITY To be free of danger, fear and anxiety - that's Webster's definition of security. Our definition? Security guards for personal security and property protection; professional staff for medical emergencies and the best technology and training available for fire and disaster protection and preparedness. Residents .savor the'lavors and friendship shared at mealtime. Catered meals for anniversaries, birthdays and other special events MAID SERVICES In a Regency community there are far better things to do than vacuuming. Our professionally trained maids will clean your apartment, change your linens and remove your trash on a weekly basis. And, if that's not enough, we can make WELLNESS PROGRAM We encourage and will assist you to attain your highest and best level of functioning. Whether this means you partic- ipate in a wellness program (directed by a Registered Nurse) and/or need assistance with daily tasks or some medical care, Regency has the capability to provide it. With our extensive experience, we can assess health levels and recom- mend a customized program to optimize your health sta- tus. We also have the exper- tise to insure proper staffing levels for the service levels requested. We provide customized programs to optimize your healthiest functioning! Religious services Instructional and educational programs Holidav celebrations ,est Trips and tours tic- Arts and crafts rse) Special events Games and hobbies Gardening Gardening is one of the many activities you can pursue. About Assisted Services. Personal Attention When You Choose It. Assisted living is a simple and popular concept: it is a retirement lifestyle that pro- motes independent living while offering assis- tance as needed. You live in your own resi- dence surrounded by your favorite personal belongings. Family and friends are welcome anytime and you can even keep your pet as long as you take care of it. For your convenience, comfort and safety, you can call upon our dedicated and sea- soned staff at the push of a button. You can select any or all of the personal care services that best support you, including reminders for meals, appointments and social events, or help with personal laundry, medications, bathing and dressing. Assisted living enables you to live a life of independence and choice, secure in the fact that assistance is there if and when you choose it. . V!F �..t Personal services are a popular part of living in a senior community. PERSONAL SERVICES of Part of the concept und( g a planned senior community is the availability ur a broad scope of services. While options are varied and consider - able the most frequently delivered are: to e Beauty and barber shop services Convenience store Extended assisted living services by Personal laundry services Extended housekeeping and personal property maintenance services Moving and interior decorating ACTIVITIES AND RECREATION Now that you're relieved of many of your for - y for mer domestic responsibilities, you are free to pur- sue as many or as few of the programs we offer. On any given day you might participate in: Exercise classes Religious services Instructional and educational programs Holidav celebrations ,est Trips and tours tic- Arts and crafts rse) Special events Games and hobbies Gardening Gardening is one of the many activities you can pursue. About Assisted Services. Personal Attention When You Choose It. Assisted living is a simple and popular concept: it is a retirement lifestyle that pro- motes independent living while offering assis- tance as needed. You live in your own resi- dence surrounded by your favorite personal belongings. Family and friends are welcome anytime and you can even keep your pet as long as you take care of it. For your convenience, comfort and safety, you can call upon our dedicated and sea- soned staff at the push of a button. You can select any or all of the personal care services that best support you, including reminders for meals, appointments and social events, or help with personal laundry, medications, bathing and dressing. Assisted living enables you to live a life of independence and choice, secure in the fact that assistance is there if and when you choose it. . V!F �..t Personal services are a popular part of living in a senior community. REGENCY AT HUALALAI A Senior Housing Community with Assisted Living Services "a malama i na kupuna" HUALALAI ROAD KAILU-KONA A DEVELOPMENT OF: REGENCY PACIFIC, INC. 970 FIFTH AVE NW ISSAQUAH, WA. 98027 1 425 392 4066 FAX 392 6189 DEVELOPMENT TEAM PROJECT MANAGEMENT: GLENN R. KASER, LNHA VP PROJECT DEVELOPMENT ARCHITECTURAL DESIGN: CLARK REEVES, AIA DEVELOPMENT COORDINATOR: ROGER RULE, BS MATHMATICS CONTRACTOR: CONSTRUCTION TECHNOLOGY PACIFIC, INC. DAN BOLTON, PRES. COMMUNITY PLANNING CONSULTANT: MOOERS ENTERPRISES GREGORY R. MOOERS at _ Mr -8 °Y 9C�d Pwd w PROJECT DESCRIPTION PHILOSOPHY AND GOALS: Regency at Hualalai is a proposed retirement and assisted living facility located in Kailua-Kona, Hawaii on a site of 5.213 acres. This is specifically at Hienaloi 2nd, just mauka of the intersection of Hualalai Road and Kuakini Highway. The site offers a pleasant panoramic view of the ocean and mountains. The facility has 129 apartments designed to ADA specifications and other universal senior design features. The apartment complex has four levels, of which approximately half will be for independent living and the other half designed for assisted living. The preliminary complement of apartment sizes are as follows: 40 studios, 69 one bedroom and 20 two bedroom units. There may be an additional freestanding, one story cottage. The cottage is also designed with standard universal senior features. The intent is to utilize the cottage as an advance sales office illustrating model units. During operations, the cottage will serve as an accomodation for an on-site administrator or regional operations manager. An adult day center within the main facility serves an additional 12 clients. In summary, the total number of rental apartments is 129 plus day use by an additional 12 clients. The site is conveniently located close to all support services including; medical offices, Kaiser Permanente, churches, shopping, parks, entertainment, library and banks. Even though many services are within walking distance, the facility will provide shuttle bus service on a regularly scheduled basis. Market studies indicate most of the residents will be from the community or county. Assuming they already are using existing community services, the additional impact on those services will be minimial. The development of new services contained within the project actually make it somewhat self relient and could effectively lessen the impact on community resources. The facility's objective is to offer a wide range of services and accommodations for active healthy seniors in addition to those needing the security of a protective environment and/or requiring personal care services including, limited nursing services. The commons portion of the facility is to be generously appointed with innovations in hospitality design that complements the full personal services provided. In addition to the primary function of offering residence at the facility, adult day services offer an alternative for those not desiring a rental arrangement. All of the facility's services and amenities will be available to them. Another option will be respite care for those needing short-term placements. Short-term rentals will also be promoted to individuals from the mainland or other islands who are contemplating a permanent move. Design considerations for that possibility is being incorporated. Regency at Hualalai is a place where residents can make their own choices and life decisions within a supportive and holistic environment. Our philosophy and promise is to bring independence to living and quality to life- The ife The business plan is to rent all units on a month to month basis without an entrance fee. Regency has extensive experience providing services in comfortable accommodations at a reasonable price. Applying that expertise to a project in the highly desirable Kailua-Kona community will make this a uniquely appealing facility. In addition to providing a service to the county's senior citizens, it will return to the community approximately $2,500,000.00 a year in the form of taxes, salaries, purchased services and supplies. With the exception of corporate personnel involved in oversight and quality assurance, all other employees will be hired from within the county, subject to availability. Based on the fluctuating level of services required, the full time daily employees will average 27 to 30 with 35 to 40 full time equivalents. Some of the physical features of the facility are as follows: • The facility and grounds are designed for ADA accessibility standards • The building has smoke detectors, is fire sprinklered and will offer safe haven from hurricanes • The assisted living apartments shall be barrier free with roll in showers • Elevators strategically placed within the facility enables convenient vertical mobility • A variety of differently designed rooms are planned to cater to an individual's needs, preference and, affordability. Apartment alternatives offer studio, one bedroom and two bedroom choices. • Each apartment has either a full kitchen or a kitchenette and private bath • There are spacious multiple dining rooms with a view • A private guest dining room is available in addition to the group dining area • An ice cream parlor/coffee kiosk is available for casual lounging and entertaining visitors • There is abundant separate space for social, recreational, and crafts activities plus religious services • Miscellaneous space for lounging, reading, quite time, card playing and visiting is strategically disbursed • A designated area is planned for our adult day care clients • A wellness center and a work area for visiting medical professionals will be available • A beverage lounge for resident private club use will be provided • There is a beauty and barber shop • A convenience store will be available • There are resident laundries on each floor • A commercial house laundry will provide service for assisted living and other house requirements • A supervised therapy tub will enhance the assisted living services • A pool and spa for recreation and aqua -therapy provide outdoor enjoyment • A series of walking trails in a park like setting will be maintained • There will be abundant gardening space and raised gardens for resident leisure and therapy gardening activities 3 Services and programs provided are: (a) A highly skilled, experienced management team (b) Quality assurance provided by Regency Pacific's management and support services (c) An assisted living program directed by a full time registered nurse director. (d) Care provided by certified nursing assistants in the assisted living section and as needed elsewhere. Residents are charged by assessment and services received (e) Adult day services are available from 7 AM to 7 PM daily. All of the facilities services and programs are available to day clients (f) Optional limited nursing services delivered on a point system for residents. Some of those services include: • Assessment of resident's need for limited nursing services • Assistance with all activities of daily living including; dressing, bathing, grooming, toileting, incontinence care, medication monitoring and, transferring • Routine medical care involving ostomies, catheters, enemas and, superficial wound care • Therapy tub bathing (g) All utilities are paid except the resident's private telephone and premium cable TV channels (h) Twenty four hour, seven days a week staffing with late night shift security (i) State of the art, communication and resident response system 0) A wellness monitoring program encouraging a holistic life style approach. This involves focusing on balanced programs of healthy diet, active social and spiritual life, exercise and, recreation (k) A master chef and dietitian to plan and prepare quality meals (1) Three meals per day with options such as: • Meal delivery. • Meal catering for special events. • Private guest dining. There will be dining room services that allow for preference and individual needs. Residents may prepare meals in their own apartment kitchen if they desire. In the case of assisted living clients, an assessment will be made to determine safe kitchen use. The dietitian and chef will honor special dietary requirements. (k) Activity programs which offer diversity. Everyone will find their personal interests addressed and new experiences will be offered to enhance the resident's life style. Sample offerings are, educational seminars, concerts, theater parties, religious services, road tours, personal gardening, crafts, baking & cooking classes, games & casino nights, wine tasting parties and much, much more. (1) Transportation services are available using the facility owned van(s). Some of the services provided shall be: • Recreational trips and tours. • Regularly scheduled shopping trips, banking and library runs, etc. • Organized physician, clinic and other medical appointments. • Adult day care pick-up and take home. 4 (m) Weekly housekeeping services, bed linen and towellwashcloth changes are provided. Weekly laundering of linens, towels and washcloths is also included. Additional housekeeping and personal clothing laundering is available for an extra nominal fee (n) Other miscellaneous convenience services are available for our community of residents. Some of them are: • 24 hour snacks and beverages • Sundry store with special order requests Pharmacy deliveries • Beautician and barber services • Basic cable TV connection Two line telephone wiring for dedicated computer use BIG ISLAND SENIOR HOUSING AND SERVICES A MARKET ANALYSIS FOR DEVELOPMENT IN KAILUA-KONA As prepared by Glenn R. Kaser VP of Project Development Regency Pacific Inc. March,1998 The raw data used in formulating this marketing report was obtained from the following sources: A. The Big Island Data Book Published 1997 by: H & S Publishing - 1351 Kuhio Highway, Kapa'a, HI 1994 revisions of 1990 U.S. Bureau of Census — Federal & State cooperative program. Base population of citizens over age 65 is 17,870. B. National Investment Conference for Senior Living and Long Term Care Industries (NIC) As reported in the March 1998 issue of "Contemporary Long Term Care," senior citizens, age 65 and over on a national average, are using facilities and senior services accordingly: Household income $20,000 or below annually — 6.8% Household income $20,000 to $50,000 annually — 4.3% Household income $50,000 and above annually — 2.9% (Note: Age 80 + in this study becomes skewed as a result of higher average use because of debilities and other health problems common to older age groups) B. Claritas Inc. - Senior Life Reports Custom prepared for Regency Pacific Inc., the Claritas report indicates 1995 estimated household income data. They also estimate mobility limitations and/or debility ratios of 24% for individuals over the age of 75 on the Big Island still residing at home. C. 1996 Direct Mailing Questionnaire to all households on the Big Island where the head of the household was 45 years of age or older 12,300 questionnaires were sent out with a 15% response of over 1,800 returns. Information both quantitative and qualitative regarding needs, preferences and financial ability to pay for services was gathered. Most of the data is used as a validation tool for planning purposes. Those responding gave a resounding high 96% approval rating by all ages. A P N c� 3 g25S25 0 3' 2525 525 aem y 0 0 0 y o 0 0 y 0 0 0 y o 0 o y o 0 0 0 0 n O O ] O Z m p 252580 2525025250 m a m ' - N a 3 m N N N x A P N c� 3 g25S25 0 3' 2525 525 aem y 0 0 0 y o 0 0 y 0 0 0 y o 0 o y o 0 0 0 0 m cuCL '+`w Ir p 252580 2525025250 Sap 235 a m ' - 3 m x N x x C CE j T 1O % C T V X Oi O N N (X N ON G O O N W� (� pp N T N IVO N ry' O OD N (VOp Hg v �{ yyWW W N u: N W i�A W V J WG W Mur N A A DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE April 16, 1998 NIL U111amij-d-l"n �c Planning Director F -r, 'vt Department of PUb!iG fJnrks Engineering Clivi=ion ,Uejec Change of Zc:ne Application !98-2) State Lana Use Boundary Amendment (SLU 98-1) Use Permit Application (USE 98-1) Applicant: Regency Pacific, Inc. Location: Hienaloii 2r'0, Nonh Kona HI Tiv%K 7-5-10:15 Please revise comment No 5 of our April 1, 1996 memo tc read a follows. DmLldat 5 The FEMA map shows thi" parcel to he w;th•,in the Hienaloli dra.nage way, a maior flood Zone. Depending UpOrt the particular land a!'.;�r tion acliJties and blj0dlng construction plans, a drainage study may be required and a Letter of Map Revi.for (L0P,1R) or a Physical riap revision (PMR) may be required from FE%1A prior to construction. All pians must clearly delineate the limits of the flood zones. It vcu hava any queuti%ms please ,ontact Thomas Pcck in our Kona office .1 32% 3b30. TINP sIs cc: Enginetrng - Hilo Engi,-eerinq - Korea Fanning • Kona ( 'Tr7f P.O. Box 2262 - Kealakekua, HI 96750 - (808) 322-2484 / FAX (808) 322-3735 April 15, 1998 cS H.,,„., ISLAMPlanning Department :Lpyo a 9� County of Hawaii 11111 U HAWAII- 25 Aupum Street °' °" ilo, Hawaii 96720 Dear Planning Director: -A The Kona Soil and Water Conservation District reviewed the following land development reviews at its meeting of April 14, 1998: Special Permit Application (SPP 98-4) Applicant: Michael A. and Cynthia A. Vidal Request: Establishment of a 3 -Bedroom Bed and Breakfast Operation Within an Existing Dwelling TMK: 7-3-024:032 State Land Use Boundary Amendment Application (SLU 98-1) Request: Agricultural to Urban Change of Zone application (REZ 98-2) Use Permit Application (USE 98-1) Request: Establish a 129 -Unit Assisted Living Facility Applicant: Regency Pacific, Inc. TMK: 7-5-010:015 SPP 98-4 is not shown as in the North Kona Flood Plain Management Study. However, care should be exercised in planning and development to avoid creating additional runoff and to not alter any localized runoff patterns that may exist in the area. Local concerns include modifying pristine forest areas in Kaloko that may provide habitat for indigenous species. SLU 98-1 / REZ 98-2 / USE 98-1 is adjacent to the makai section of the Keopu Flood Channel just below the sediment basin. It is shown as partially threatened by the 100 and 500 year floods. This area has flooded in the past and it is not clear if the channel catches all of the potential water in the area. Care should be exercised to protect life limb, and structures in this area. If you have any questions, please call me at 322-5313. Sincer - i G. Rick Robinson, Chairperson Kona SWCD C., ,.-.. .%IOOERS ENTERPRISES P.O. Box 1 101 KAMUELA, HAWAII 96743 April 13, 1998 Ms. Virginia Goldstein Director .alai n:n'a ✓epartn-mzn: County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 Re: STATE LAND USE BOUNDARY AMENDMENT APPLICATION (98-1) Request: Agricultural to Urban for 1.19 acres CHANGE OF ZONE APPLICATION (REZ 98-2) Request: RD -3.75 and A -5a to RM -1 USE PERMIT APPLICATION USE (98-1) Request: Establish a 129 -unit Assisted Living Facility APPLICANT: Regency Pacific, Inc. Tax Map Key: (3) 7-5-10:15 5.213 acres Hienaloli 2nd, North Kona, Island of Hawaii, Hawaii Dear Ms. Goldstein: You have forwarded comments dated March 30, April 1, and April 2, 1998, from DLNR regard- ing the above applications to me for my review and comment. We concur with these agency comments and will comply. Should you or your staff have any questions or require additional information, please have them contact me directly. Sine F rely, Gre Mooers President GRM: sp PHONE: (808) 8856839 FAX: (808) 885-1574 Stephen K. Yamashiro Mayor April 13, 1998 CnnnfV n£ 'Pzdann OFFICE OF HOUSING AND COMMUNITY DEVELOPMENT 50 Wailuku Drive • Hilo, Hawaii 96720-2484 V=(808) 961-8379 . FAX (808) 961-8685 TO: Virginia Goldstein Planning Director FROM: Edwin S. Taira Assistant Housing Administrator SUBJECT: State Land Use Boundary Amendment Application (SLU 98-1) Request: Agricultural to Urban Change of Zone Application (REZ 98-2) Request: RD -3.75 and A -5a TO RM -1 Use Permit Application(USE 98-1) Request: Establish a 129 -Unit Assisted Living Facility Applicant: Regency Pacific, Inc. TMK: 3/7-5-10: 15 As requested by Mr. Moores, the Office of Housing and Community Development (OHCD) offers the following comments in addition to those provided in our March 18, 1998 memo: The OHCD would not be opposed to considering the development of affordable assisted living units to satisfy the Affordable housing condition for the Change of Zone request. Provided that the developer executes an agreement with the County and that the agreement is approved by the County Housing Agency, pursuant to County of Hawai'i, Ordinance No. 98-1. Thank you for the opportunity to comment. XC: Gregory R. Moores, GRM 3067D.EST (.,... -� qj;% EQUAL HOUSING OPPORTUNITY 'AN EQUAL OPPORTUNITY EMPLOYER' April 8, 1998 Ms. Virginia Goldstein, Director Planning Department County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 .dOOERS ENTERPRISES P.O. Box 1 1 O 1 KAMUEL4, HAWAII 96743 O Re: STATE LAND USE BOUNDARY AMENDMENT APPLICATION (98-1) CHANGE OF ZONE APPIT ICA'IT7l1N (UWZ 98 2) USE PERMIT APPLICATION USE (98-1) APPLICANT: Regency Pacific, Inc. Tax Map Key: (3) 7-5-10:15 5.213 acres Hienaloli 2nd, North Kona, Island of Hawaii, Hawaii Dear Ms. Goldstein: You have forwarded comments regarding the above applications to me for my review and com- ment. I will respond to each of the agency comments below and send a copy to each agency as you asked in your transmittal letters. Civil Defense: The applicant will prepare emergency response plans for the various hazards prior to occupancy as requested by Civil Defense. Office of Housing and Community Development: The applicant recognizes that the change of zone application to RM -1 has the potential to allow the development of multi -family dwellings on the site and that this would trigger the application of the Housing Policy. We therefore do not object to this policy being a condition for the change of zone. We do not agree however that this policy should be applied to the proposed de- velopment of the assisted living facility. The proposed facility addresses a severe need in our community for elderly housing and care. We do not believe the construction of such a facility creates the need for additional affordable housing in the County of Hawaii, but rather is part of the solution. We ask that the Use Permit be issued and that the project be allowed to proceed without any affordable housing condition. Should the applicant or any other subsequent owner attempt to develop a housing product other than the proposed assisted living facility, it would be subject to the conditions of the Change of Zone ordinance and theHousing Policy. Real Property Tax Office: The applicant is aware that a small portion of the property is presently zoned Agricultural 5 - acres (A -5a). I note that this portion of the site is already less than 5 -acres. We are aware that the Finance Department will evaluate the tax situation for this parcel and that there may be an assessment of rollback taxes. PHONE: (808) 8856839 FAR: (808) 885-1574 Ms. Virginia Goldstein April 8. 1998 Page Two Department of Public Works: The applicant has reviewed the letter of April 1, 1998 and offers the following response. The applicant agrees with all comments related to Roadways, Wastewater and Solid Waste and will coordinate our efforts with the department to comply with these conditions. The Traffic Impact Analysis Report has already been prepared and submitted to the Department under a different cover. The applicant further agrees to prepare a drainage study and system that complies with DPW standards. Since the property is adjacent to the Keopu drainage channel improvement, more than half of the property is in zone "X" (outside of the 500 year flood plain) on the FIRM map and the balance of the propertv is "shaded X" (less than one foot of flooding during a 500 year flood) the applicant does not agree that a LOMR or PMR needs to be issued for the proposed use of the properr. We ask that this condition, number 5., be revised to only require that the limits of the flood zones be delineated on all plans. I have discussed this with Tom Pack from the Engineering Division and he concurs that this portion of his comments needs clarification. State Historic Preservation Division: The applicant is not aware that there were any "significant historic' features disturbed by the grubbing recently conducted by the landowner. The applicant has been assured by both the landowner and the County Planning Department that all necessary permits were applied for and obtained before the grubbing occurred. Any dispute that Historic Preservation may have with regard to the procedures for issuing grading and grubbing permits should be addressed outside of the context of these applications. The two mitigation steps, l.a. and l.b., that are suggested for this project have been reviewed and the applicant concurs. Should } on or your staff have any questions, or require additional information, please contact me directh . Sinccrcly!. /n Gregory R. Mooers President GRM/sp enclosures cc: Civil Defense Office of Housing and Community Development Real Property Tax Office Department of Public Works State Historic Preservation Division M & E Pacific, Inc. Archlrects April 7, 1998 Mrs. Virginia Goldstein Planning Director County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 Re: State Land Use Boundary Application (SLU 98-1) Change of Zone Application (REZ 98-2) Use Permit No. 98-1 Applicant: Regency Pacific, Inc. Location: Hienaloli 2nd, North Kona, Hawaii TMK: 7-5-10: 15 Dear Mrs. Goldstein: Big !stand cm: -e 100 Pajani SI . Sime Hdc. H.,wao :-G-20 Telephone 18081 961 2?76 Fax (808) 9�S-5J?3 Attached is a copy of the Traffic Impact Analysis Report prepared for Regency Pacific, Inc.'s proposed assisted living facility, for your review. Please call should you have any questions. Sin erely, Ed and K. Harada Manager Attachment: 1 cc: Mr. Greg Mooers w/o attachment Mr. Warren Yamamoto w/o attachment REGENCY PACIFIC, INC. ASSISTED LIVING FACILITY TRAFFIC IMPACT ANALYSIS REPORT By: M&E Pacific, Inc. 100 Pauahi Street, Suite 212 Hilo, Hawaii 96720 Telephone: (808)961-2776 April, 1998 TABLE OF CONTENTS Page No. Project Description 1 Existing Traffic Conditions 3 Traffic Forecast 6 Traffic Impact Analysis 11 Conclusion 14 Figures Figure 1 Site and Vicinity Plan 2 Figure 2 Existing Traffic Volumes at Kuakini Highway/ Hualalai Road 5 Figure 3 Historical Trend in Daily Traffic Volumes Queen Kaahumanu Highway Extension and Hualalai Road Intersection 7 Figure 4 Year 2000 Ambient Traffic Forecast 8 Figure 5 Project Generated Traffic 10 Figure 6 Total Traffic Forecast 12 Table: Table 1 Level of Service Summary 13 Appendices: Appendix A Abstract of Methodology for the Capacity Analysis for Signalized Intersections TABLE OF CONTENTS (CONT.) Page No. Appendix B Traffic Turning Movement Counts 1) Kuakini Highway/Hualalai Road Intersection Appendix C Traffic Calculations Signalized Intersection Level of Service (LOS) Calculations (AM and PM Peaks) REGENCY PACIFIC, INC. ASSISTED LIVING FACILITY TRAFFIC IMPACT ANALYSIS REPORT Regency Pacific, Inc. proposes to develop and operate a 129 bed assisted living facility in Kailua-Kona, Hawaii. This report documents a study conducted to identify the traffic impacts of the proposed project and to recommend mitigating actions. PROJECT DESCRIPTION The proposed 129 bed assisted living facility would consist of 90,000 square feet of living area on 5.213 acres at TMK: (3)7-5-10: 15 in Kailua-Kona, Hawaii. It is anticipated that there would be 180 residents and 36 to 40 employees at the facility, which would operate 24 hours a day, 365 days per year. The project site is at Hienaloli 2nd, on Hualalai Road just mauka of the intersection with Kuakini Highway. There will be a single access point with Hualalai Road which will meet County requirements. The access point will be on the outside of a horizontal curve and will have good sight distance in both directions. The project frontage is sufficiently small that it will not make special accommodations for pedestrians and bicyclists. The proposed site plan is shown on Figure 1. The project will not provide parking for all its residents since not all patients will have vehicles. The American Seniors Housing Association has determined that an assisted living facility will require about 0.22 parking stalls f per patient. Additional parking stalls will be provided for employees, visitors, and delivery services. A mini -van shuttle will accommodate the residents' mobility requirements. The project site in relationship to the roadway system is shown on the Figure 1 insert. The Hualalai Road/Kuakini Highway intersection is the closest major intersection to the project site. Most of the traffic from the project is expected to use this intersection. From this intersection, makai bound traffic on Hualalai Road would head toward Alii Drive, while Kuakini Highway would service north and south bound traffic. Mauka bound traffic from the project site could use Hualalai Road to access Queen Kaahumanu Highway Extension about a mile away. EXISTING TRAFFIC CONDITIONS Based on the proposed site location in relation to the roadway system, the Kuakini Highway/Hualalai Road intersection was identified as key to the study. This intersection is indicated on Figure 1. The Kuakini Highway is a two-lane highway under the jurisdiction of the County of Hawaii. The highway previously served as the State's north -south highway until the completion of the Queen Kaahumanu Highway Extension. It has a 24 -feet pavement width, is posted for 35 mile per hour speed limit and provides the middle of three north -south routes through Kailua-Kona. The Kuakini Highway roadway expands to provide turning lanes at major intersections through Kailua-Kona. The south bound approach of Kuakini i Highway at Hualalai Road has a separate left turn lane and a through/right turn lane. The north bound approach has separate left, through and right turn lanes. Hualalai Road is a local two-lane roadway that provides mauka-makai access from Alii Drive to Queen Kaahumanu Highway Extension and points mauka. The makai bound approach to Kuakini Highway has a through/left turn lane and a separate right turn lane. The mauka bound approach has a separate left turn lane and a through/right turn lane. The Kuakini Highway/Hualalai Road intersection is the southernmost signalized intersection on Kuakini Highway. Three of the four intersection approaches have leading left tum phases. Traffic turning movement counts were taken at the key intersection during the morning and afternoon peak periods on Tuesday, March 24, 1998. Traffic turning movement counts requires workers to station themselves by the study intersection and record each vehicle movement as through or turning movements by 15 minute intervals. The worksheet for the traffic counts are included in the Appendix. The resultant peak hour movements are summarized on Figure 2, with traffic volumes rounded to the nearest five vehicles per hour. The traffic counts show heavy turning movements on three of the four approaches: the right turn movement from the makai bound and south bound approaches, and the left turn from the mauka bound approach. The State Department of Transportation takes traffic counts every two years at selected roadway sections on Hawaii. This data shows the historical trend of daily traffic on the roadways. Traffic counts at the Kuakini Hualalai Road Hualalai Road O O Mh mmmsoOh"f O Kuakini Highway /// 30 / / �- 285 345 115 .J I- 40 135 _� r- 45 270 -� 210 -� 4 �oo N AM PEAK HOUR 390 -� 305 -� �l FIGURE 2 1i( N t"1 N C1 PM PEAK HOUR EXISTING TRAFFIC VOLUMES AT KUAKINI HIGHWAY/HUALALAI ROAD Highway/Hualalai Road intersection were available for 1994 and 1996 only. They showed traffic decreasing in the two years. Traffic data for a longer time span was available for the Queen Kaahumanu Highway Extension/Hualalai Road intersection about a mile southeast of the project site. The historical trend in daily traffic volumes is shown on Figure 3 for the north approach of Queen Kaahumanu Highway Extension and the west approach of Hualalai Road. North -south traffic on Queen Kaahumanu Highway Extension has been increasing rapidly but has moderated in recent years, increasing at about a 6% annual rate between 1990 and 1996. The smaller traffic volumes on Hualalai Road has increased at about a 6% rate between 1992 and 1996. TRAFFIC FORECAST The proposed project is expected to take about 18 months to complete. For the purposes of this study, it was assumed that the facility would be fully occupied within six months of its opening. During this period, ambient traffic on Kuakini Highway and Hualalai Road can be expected to increase due to regional growth. The traffic which would be generated by the proposed project was added to the ambient traffic forecast to obtain the total with project forecast. For the purposes of this study, it was assumed that existing traffic would increase by 6% a year over a two year period, the traffic growth observed on Kuakini Highway between 1990 and 1996. The traffic volumes shown on Figure 2 were increased by 12% to obtain the ambient traffic forecast shown on Figure 0 25 AY TRAFF YEAR II HWY EXTENSION HUALALAI RD 1986 7,622 1,287 1988 1 1, 481 1,766 1990 15,805 1,655 1992 16,572 2,324 1994 20,043 2,874 1996 21,371 2,875 Source: State of Hawaii Department of Transportation 0 _ QK hwy Ext, Hualalai Rd. FIGURE 3 HISTORICAL TREND IN DAILY TRAFFIC VOLUMES QUEEN KAAHUMANU HIGHWAY EXTENSION AND HUALALAI ROAD INTERSECTION Hualalai Road Hualalai Road bh v v0 cyb y / / Kuakini Highway /~ v J 7 35 315 �- 385 130 -J /�- 45 15 -� l-- 50 300 -+ 235WM -� O in O N AM PEAK HOUR 435 -� 340 -� �l FIGURE 4 11( iD �t N t+1 PM PEAK HOUR YEAR 2000 AMBIENT TRAFFIC FORECAST The traditional procedure of trip generation, distribution and assignment was used to forecast the number of trips which would be generated by the proposed project, the distribution of these trips, and the specific intersection turning movements which would be utilized. The trip generation step forecasts the volume of vehicle trips which would be generated by the proposed project during the morning and afternoon peak hours. Studies conducted by Regency Pacific, Inc. has shown that a 129 bed facility can be expected to generate about 13 trips an hour between 6:00 a.m. to noon and about 14 trips an hour between noon and 6:00 p.m. This study assumed that two-thirds of these trips would be inbound in the morning and outbound in the afternoon for the following trip summary: Trios Per Hour Peak Hour Inbound Outbound Total AM 8 5 13 PM 5 9 14 The trip distribution step divides the generated trips by the direction of travel from the project site. The project generated trips were assumed to have the same distribution as the current trip patterns at the Kuakini Highway/Hualalai Road intersection. As a worst case scenario, it was further assumed that all of the trips would travel makai through the study intersection, and there would be no trips mauka to Queen Kaahumanu Highway Extension. The trip assignment step assigns the distributed trips as turning movements to the study intersection. The results of the trip distribution and assignment procedures are graphically shown on Figure 5. Hualalai Road Hualalal Road 3 1 1 2 2 LKuakini Highway 6 3 _d 1 i AM PEAK HOUR PM PEAK HOUR FIGURE 5 PROJECT GENERATED TRAFFIC The project generated trips from Figure 5 were added to the ambient traffic forecast volumes from Figure 4 to obtain the total traffic forecast with project volumes shown on Figure 6. TRAFFIC IMPACT ANALYSIS The traffic impact of the proposed project can be determined by comparing the levels of service of the ambient traffic forecasts with the total traffic forecasts. A project can be determined to have an adverse traffic impact if it causes an undesirable level of service. The methodology for calculating levels of service at signalized intersections were taken from the Transportatioh Research Board 1994 Highway Capacity Manual Update. The methodology calculates the levels of service for individual approaches and the intersection as a whole based on the average stopped delay per vehicle. The results range from level of service A (best with average delays less than five seconds) to F (worst with average delays longer than 60 seconds). Traffic improvements should be considered for level of service E conditions. The methodology and levels of service are summarized in the Appendix. The analysis results of the study intersection are shown on Table 1 for current traffic, ambient forecast and total forecast volumes. Traffic at the study intersections is currently operating at levels of service B during both peak hours, indicating good traffic conditions. Traffic is forecast to remain at level of service B in the morning peak hours with the project. For the afternoon peak, traffic is expected to change to level of service C in the ambient forecast. The additional Hualalai Road Hualalai Road bhp 44 b bhv Kuakini Highway f L �- 30 135 -J ~- 315 55 _+ 385 /- 45 50 300 o�o N AM PEAK HOUR 435 -+ 340 M�l FIGURE 6 M � CD c"1 PM PEAK HOUR TOTAL TRAFFIC FORECAST TABLE 1 LEVEL OF SERVICE SUMMARY INTERSECTION LEVEL OF SERVICE AND (AVERAGE INTERSECTION DELAY, SECONDNEHICLE) EXISTING AMBIENT TOTAL AM PEAK B (10.1) B (10.9) B (10.9) PM PEAK B (14.0) C (18.8) C (19.0) traffic from the proposed project will not cause a further change in levels of service. The results indicate that the project will not have an adverse traffic impact. There are no decreases in levels of service between the ambient forecast and total forecast conditions. The biggest impact on traffic will be the increase in ambient traffic on Kuakini Highway during the afternoon peak. CONCLUSION The proposed project is not expected to have an adverse traffic impact. The existing roadways and intersection designs will be adequate to handle the future traffic. No mitigating actions are required because of the project. APPENDIX A ABSTRACT OF METHODOLOGY forthe CAPACITY ANALYSIS FOR SIGNALIZED INTERSECTIONS ABSTRACT OF METHODOLOGY forthe LEVEL OF SERVICE ANALYSIS OF SIGNALIZED INTERSECTIONS A very complex methodology is used to determine the capacity and level of service of signalized signals. The procedure is divided into the five modules shown on Figure 9-3. The input data required for the analysis is shown on Figure 9-4. The level of service criteria is shown below: LEVEL OF SERVICE (LOS) CRITERIA FOR SIGNALIZED INTERSECTIONS Level of Service Stopped Delay Per Vehicle (Seconds) A < 5.0 B 5.1 to 15.0 C 15.1 to 25.0 D 25.1 to 40.0 E 40.1 to 60.0 F > 60.0 1 1 INPUT MODULE I . Geometric conditions • Traffic conditions • Signalization conditions 1 2. VOLUME ADJUSTMENT MODULE I Peak -hour factor . Establish Jane groups Assign volumes to lane groups 3. SATURATION FLOW RATE MODULE • Ideal saturation flow rate • Adjustments FA Figure 9-3. Operarion it analysis procedure. 6. CAPACITY ANALYSIS MODULE . Compute lane group capacities . Compute lane group v/c ratios . Aggregate results S. LEVEL OF SERVICE MODULE . Compute lane group delays • Aggregate delays • Determine levels of service FA Figure 9-3. Operarion it analysis procedure. TYPE OF CONDITION PARAMETERVj MBO, G*amr.tric conditions Area Type :30. Caner Numtaer of Lanes V Average Lane widths. It. w Grades. Enstence at Eacluvve LT ar RT Lanes None .ength of Storage Bay. LT ar RT Lane I Pareing Conditwns yes. No Tra>`fc tondlHon3 Vatumet by Movement. von V Iceal Saturation Flow Rau by Mov't, pcmngpl i, ?etc Hour Factor PHF ?,,cent Heavy Venlcles 'BHV Conilining Pedestrian Flow Rate. oeosihr "EDS Loral Buses Stooping in Intersection Nr Parsing Activity, pkg maneuvers(hr N. Atrwal Type (1 b) AT Pr000rtian of Vehicles Arnvmg on Green P Signalfization Condition Cycle Length. se< C @een Time. sec: Ye -low cnanoe interval y All clearance interval AR Actuated or Preunrcd Operation a or ° Pecestnan Push-BuQcri yes. No Mlnimvm Pedestrian Green G., Phase Plan None Figure 9-4. Input data needs for each analysis lane group APPENDIX B TRAFFIC TURNING MOVEMENT COUNTS: 1) Kuakini Highway/Hualalai Road Intersection TRAFFIC TURNING MOVEMENT COUNT HAWAII REGENCY PACIFIC, INC. ASSISTED LIVING FACILITY Hualalai Road LOCATION: Kuakini Highway/Hualalai Road 7 8 9 DATE: Tuesday, March 24, 1998 1 1 TIME: 6:30a-8:30a/3:30p-5:30p <- v > WEATHER: 1 — ^ ^--- 10 RECORDER: 2 – > <--- 11 3 ---v v--- 12 Kuakini <- >- Highway <_ -- – 4 5 6 ---------------> To Airport To Keauhou TIME MOVEMENT NUMBER PERIOD 1 2 3 4 5 6 7 8 9 10 11 12 TOTA 6:30-6:45 2 25 23 26 0 0 9 3 0 2 36 5 131 6:45-7:00 5 32 20 27 2 4 14 7 4 4 60 9 188 7:00-7:15 8 29 23 22 4 5 24 11 3 3 62 2 196 7:15-7:30 4 35 25 31 4 10 31 10 2 3 60 3 218 7:30-7:45 23 44 47 40 8 2 32 5 6 3 62 7 279 7:45-8:00 23 71 46 54 8 12 38 14 17 7 77 10 377 8:00-8:15 35 85 60 57 7 3 39 9 6 9 72 16 3 8:15-8:30 32 69 57 65 8 1 38 12 6 9 72 9 37b 6:30-8:30 132 390 301 322 41 37 225 71 44 40 501 61 2165 6:30-7:30 19 121 91 106 10 19 78 31 9 12 218 19 733 7:30-8:30 113 269 210 216 31 18 147 40 35 28 283 42 1432 3:30- 3:45 33 89 78 74 18 4 49 21 17 11 92 7 493 3:45-4:00 30 73 77 82 14 11 48 13 19 14 69 8 458 4:00-4:15 26 106 89 89 15 6 40 18 18 11 108 12 538 4:15- 4:30 27 75 85 79 19 4 45 7 21 5 75 8 450 4:30- 4:45 27 95 79 82 14 3 41 18 2 9 93 9 472 4:45-5:00 36 97 79 73 6 0 35 12 14 7 94 14 467 5:00- 5:15 44 95 78 89 8 9 38 14 18 7 74 8 482 5:15-5:30 30 101 70 81 6 10 27 9 8 9 82 13 446 3:30-5:30 253 731 635 649 100 47 323 112 117 73 687 7913806 3:30-4:30 116 343 329 324 66 25 182 59 75 41 344 35 1939 4:30-5:30 137 368 306 325 34 22 141 53 42 32 343 44 1867 APPENDIX C TRAFFIC CALCULATIONS: SIGNALIZED INTERSECTION LEVEL OF SERVICE (LOS) CALCULATIONS (AM AND PM PEAKS) T O � 9 ✓1 P I C P:nrt i 6d m r'- C x mdh O � 444000 _ J 4 0 I N u o E u y m u 9 G NGL a u� o> x 4 C C 'I s N m O n o '�' .. rn O w b ID 9 a p• Y O U N II Z P c J ti vl JF¢�.J F2'a.K 6: C C N O O v n - - y c Ali n+ m m m m u y C C V J o y a ry ui P -+ V 'o u ¢ •-• m—-- E ¢ omo 0000 -moo U n C d v 0 O } d I 7 i ✓` O 6 C Y u n O O u OP w N O ti N m o P n u v n Ili L F A r� U.a omm mo-: +m U {] J r ^x N ...qqq �J `O O n IO N P O m r(• T p011 N''lIY 'moo of Cn U'C ¢000 oo000 1/1 u II U it OI Y:. 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Tax Map Key (3) 7-5-10:15 Hienaloli 2nd, North Kona, Hawaii STATE LAND USE BOUNDARY AMENDMENT Agricultural to Urban CHANGE OF ZONE APPLICATION Double -Family Residential RD -3.75 and Agricultural A -5a to Multiple -Family RM -1 USE PERMIT APPLICATION Assisted Living Facility Submitted by: Mooers Enterprises March 6, 1998 PHONE: (608) 88S6S39 FAX: (808) 885.1574 PROJECT SUMMARY The Applicant, Regency Pacific, Inc. is proposing to develop and operate a 129 bed assisted living facility on 5.213 acres of land in Kailua-Kona, specifically at Hienaloli 2"' just mauka of the intersection of Hualalai Road and Kuakini Highway, the parcel is identified as TMK: (3) 7-5-10:15. The parcel presently has two State Land Use designations (Agricultural and Urban) and two County of Hawaii zoning designations (RD -3.75 and A -5a). This necessitates that the applicant request a State Land Use Boundary Amendment for the 1.19 acres of land in the agricultural district to the urban district. In addition the applicant is requesting a change of zone for the entire 5.213 acres to the RM -1 zone to allow the density required for the proposed facility. The present and proposed zoning identify the operation of an Assisted Living Facility as a permitted use, provided that a Use Permit is obtained. At the instruction of the Planning Director and Planning Department staff these three applications are being filed simultaneously and packaged as one submittal. STATE LAND USE BOUNDARY AMENDMENT Agricultural to Urban Tax Map Key (3) 7-5-10:15 portion 1.19 acres Hienaloli 2"d, North Kona, Island of Hawaii, Hawaii COUNTY OF HAWAII PLANNING DEPARTMENT APPLICATION FOR STATE LAND USE BOUNDARY AMENDMENT (15 ACRES OR LESS) APPLICANT: REGENCY PACIFIC. INC. APPLICANT'S SIGNATURE: 4FF ORIGINAL APPT TCATTON ON FILE IN PLANNING NG MAILING ADDRESS: 970 FIFTH AVENUE N.W. TELEPHONE: ISSAQUAH, WASHINGTON 98027 (BUS) 206 392-4066 (HOME) FAX 206 392-6189 LANDOWNER: COMES FAMILY LIMITED PARTNERSHIP - STANLEY COMES MANAGING PARTNER LANDOWNER'S SIGNATURE: SEE ORIGINAL APPLICATION ON FILE IN PLANNING TAX MAP KEY: (3) 7-7-10:15 PORTION LAND AREA: 1.19 ACRES CURRENT STATE LAND USE DISTRICT CLASSIFICATION: AGRICULTURAL REQUESTED STATE LAND USE DISTRICT CLASSIFICATION: URBAN THE APPLICANT SHALL SUBMIT THE FOLLOWING: A. Non-refundable filing and processing fee of two hundred dollars. B. Original and fifteen copies of: 1. Application form. 2. Location map. 3. Preliminary site plan, drawn to scale, with all existing and proposed structures and improvements shown thereon. 4. Reasons for the requested change and written description of the property and proposed development, including but not limited to: a. The extent to which the proposed reclassification conforms to the applicable goals, policies, standards, and courses of action of the General Plan and implementing ordinances, plans and documents; and b. The extent to which the proposed reclassification conforms to the applicable district standards. C. A minimum 2 -foot by 3 -foot presentation map requested under B.3, above. 0400q PD 2/26/87 APPLICATION FOR STATE LAND USE BOUNDARY AMENDMENT Agricultural District to Urban District Tax Map Key (3) 7-5-10:15 portion 1.19 acres of 5.213 acre parcel Hienaloli 2nd, North Kona, Island of Hawaii, Hawaii A. SUBJECT REQUEST Details of Proposed Use/Development a. The applicant, Regency Pacific, Inc., is proposing to develop an Assisted Living Facility with 129 units on the subject property at Hienaloloi 2"d, North Kona, Hawaii. b. The applicant desires to have 129 units in this facility and therefore needs to request a change of zone to accommodate the desired density. The applicant is simultaneously requesting a State Land Use boundary amendment for the portion of this parcel (1.19 acres) that is in the agricultural district. A Use Permit is also being sought to allow the development and operation of this Assisted Living Facility. With the concurrence of the Planning Director, these three permits are being sought simultaneously and are all included in this booklet. c. The purpose for this facility is to provide assistance for an independent way of life to those people experiencing some degree of frailty or need in the daily activities of their lives. d. The subject site is 5.213 acres and the floor area of the living facility will be approximately 90,000 square feet. e. The cost of the facility will be in excess of $10,000,000 and is expected to take 12 months to construct. f. It is anticipated that there will be 180 residents and 36 to 40 employees at the facility. This is a residential facility operating 24 hours per day and 365 days a year. g. Traffic and parking impact studies conducted by American Seniors Housing Association determined that the requirement for resident parking in an assisted living facilities is on average 0.22 stalls per unit or 28 units for a 129 unit project. In addition there will be stalls provided for employees, visitors and delivery services. A mini -van shuttle will be available for the residents as well. h. Access to the site will be from a single point on Hualalai Road. There will be a minimal increase in traffic as a result of this project. Very few of the residents will own or operate their own motor vehicle. The study by the American Seniors Housing Association confirmed that assisted living facilities do not generate traffic. The 36 to 40 employees will be split throughout the day in various shifts and this will minimize the impact. Regency Pacific, Inc. has gathered data at their 28 facilities and have generated the following traffic data for a 129 unit facility. Time Period Average Total Trips (In and Out) 6am to Noon 13 trips/hour Noon to 5pm 14 trips/hour 5pm to l 1pm 5 trips/hour I 1pm to 6am 1 trip/hour For a thorough discussion of infrastructure please refer to section D. of this report. B. CONFORMANCE WITH STATE AND COUNTY PLANS 2. State Land Use Designations: 4.023 acres are in the urban district and 1.19 acres are in the agricultural district. This application is requesting a boundary amendment for the portion of the property in the agricultural district to the urban district. Concurrent with this request is a change of zone application for the entire 5.213 acres and a Use Permit Application. Those applications are included in this application booklet. 3. The applications for this boundary amendment is consistent with goals, policies and standards of the Economic Element of the General Plan that states: Provide residents with opportunities to improve their quality of life. The County of Hawaii shall strive for diversity and stability in its economic system. The County shall provide an economic environment which allows new, expanded or improved economic opportunities that are compatible with the County's natural and social environment. The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. The County of Hawaii shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. The County of Hawaii shall encourage the continuing development of the retirement industry. The application for this change of zone is consistent with goals, policies and standards of the Housing Element of the General Plan that states: 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. Ensure that housing is available to all persons regardless of age, sex, marital status, ethnic background, and income. The construction of specially designed facilities for elderly persons needing institutional care and for active elderly persons shall be encouraged. Accommodate the housing requirements of the special need groups including the elderly, handicapped and those residents living in rural areas of the County. The application for this change of zone is consistent with goals, policies and standards of the Land Use Element of the General Plan that states: Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. To provide for multiple residential developments that maximize convenience for its occupants. To provide for suitable living environments which accommodate the physical .social, and economic needs of the island residents. 4. General Plan Designation: The General Plan Land Use Pattern Allocation Guide (LUPAG) classifies this parcel as Medium Density. This designation would allow for village and neighborhood commercial, residential and related functions (3 -story commercial; residential up to 35 units per acre provided applicable goals, policies and standards are met.) The proposed project would be consistent with this designation. 5. Zoning: The subject property has 4.023 acres that are zoned RD -3.75 and 1.19 acres zoned A -5a. This booklet contains the request to change the zone to RM -1 for the entire 5.213 acres. 6. Community Development Plan: The Kona Regional Plan designates the subject parcel for Residential use. This area is within the Kailua Village Special District and the master plan for this area designates it for Commercial - Residential mix. The proposed use is consistent with this designation. 7. Special Management Area: The project site is not within the County of Hawaii's Special Management Area (SMA). 8. The approval of the reclassification from the Agricultural District to the Urban District will not be violative of Section 205-2, Chapter 205 Hawaii Revised Statutes, nor will it be inconsistent with the Land Use Commission Rules or the Hawaii State Plan. 9. According to the Land Use Commission Rules, one of the standards for considering an area for urban reclassification states that "In determining urban growth for the next ten years, or in amending the boundary, lands contiguous with existing urban areas shall be given more consideration than non- contiguous land, and particularly when indicated for future urban use on state or county general plans." The subject property does conform to this standard as it is completely surrounded by urban land and the area is designated for urban, residential and commercial uses by all state and county development plans, including the County General Plan, Kona Regional Plan and the Kailua Village master plan. 10. The reclassification action would also achieve the following goals, objectives and/or policies in the Hawaii State Plan: Achieve a strong, viable economy, characterized by stability, diversity and growth that enables the fulfillment of the needs and expectations of Hawaii's present and future generations. Encourage urban developments in close proximity to existing services and facilities. C. PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL SETTING OF THE PROPERTY AND SURROUNDING AREA Physical Characteristics/Environmental.Yetting 11. The property is bounded on the north by the County's Keopu flood channel improvement, the south by vacant property zoned RM, the east by the Keopu flood channel and to the west by Hualalai Road. The property is located just east of Kuakini Highway in the ahupuaa of Hienaloli 2nd, North Kona, more specifically identified as Tax Map Key (3) 7-5-10:15. The site is flat with a 6% slope from Hualalai Road up to the eastern boundary of the property. The site has been recently grubbed and the annual rainfall is approximately 40 inches There are no structures on the property other than badly damaged portions of the Great Wall of Kuakini that will be left undisturbed and in place. 12. Lava Hazard Zone: The entire island is subject to geologic hazards, especially lava flows and earthquakes. The United States Geological Survey (USGS) classifies this area, which is on the slopes of dormant volcano Hualalai, as Lava Flow Hazard Zone 4, on a scale of ascending risk 9 to 1. Less than 15 percent of the ground surface within Zone 4 has been covered by lava within the last 750 years. 13. Distance from coastline: The property is approximately one-half mile from Kailua Bay. 14. The Agricultural Lands of Importance in the State of Hawaii (ALISH) designation: The subject parcel is identified as "Existing Urban". 15, The U.S.D.A. Natural Resource Conservation Service Report soil type: The parcel contains soil identified as the Punaluu (rPYD) series and Waiaha (WHC) series. The Punaluu series consists of well -drained, thin, organic soils over pahoehoe lava bedrock. These soils are gently sloping to moderately steep Punaluu soils are used for pasture. Punaluu is extremely rocky peat, 6 to 20 percent slopes. Rock outcrops occupy 40 to 50 percent of the surface. In a representative profile the surface layer is black peat about 4 inches thick. It is underlain by pahoehoe lava bedrock. This peat is rapidly permeable. The pahoehoe lava is very slowly permeable, although water moves rapidly through the cracks. Runoff is slow, and the erosion hazard is slight. Roots are watted over the pahoehoe lava. The Waiaha series consists of shallow, well -drained silt loams that formed in volcanic ash. These soils are level to moderately steep and most areas are extremely stony. The Waiaha soils are used for pasture. Waiaha soils are extremely stony silt loams, 6 to 12 percent slopes. In a representative profile the surface layer is very dark brown extremely stony silt loam about 4 inches thick. The subsoil is dark brown very stony silt loam about 14 inches thick. The substratum is pahoehoe lava bedrock. In places the surface layer is nonstony. 16. The Land Study Bureau soil rating: This soil is classified as "E" or very poor by the Land Study Bureaus' Overall Master Productivity Rating. 17. The Flood Insurance Rate Map (FIRM) designation: more than half of the property is in Zone "X", outside the 500 year flood plain. The balance of the property is in "shaded X", less than one foot of flooding during a 500 year flood. Construction is allowed in this zone provided that the elevation of the living units are placed one foot above grade. The project will be developed in full compliance with the flood control measures. 18. Existing drainage ways or improvements: The subject property is adjacent to the Keopu flood channel improvements on the eastern and northern boundaries. There are no drainage improvements on site. When the property is developed, drainage will be addressed in consultation with the Department of Public Works and will comply with their regulations. Thus, the reclassification does meet with the standard which states that the lands included within the Urban District "... shall be those with satisfactory topography and drainage and reasonably free from danger of floods, tsunami, and unstable soil conditions and other adverse environmental effects." Historic Resources: 19. The site has been used for the grazing of cattle for decades and has been in this use until six months ago. The site has been recently grubbed and there were no comments regarding historic features on that permit. The only feature on the site is badly damaged portions of the Great Wall of Kuakini. It is intended that the vegetation remaining on and near the wall will be hand cleared and that the wall remnants will be left undisturbed in place. Because of the previous use of the property and the recent grubbing, there are no other sites of historical or cultural significance. A site visit was conducted with Virginia Goldstein, Planning Director, to view the remnants of the wall. Natural Resources: 20. The site has been used for the grazing of cattle for decades and has been recently grubbed. The only vegetation remaining on the property are a few Keawe trees along the frontage with Hualalai Road and some alien grasses under these trees and on and near the remnants of the Kuakini Wall. The site is not a habitat for any rare or endangered species. The only faunal resources observed were mongoose and field mice. 21. Scenic or coastal resources: The property has a partial view of the ocean from its mauka boundary. The view from the lower portions of the site are obstructed by the commercial developments below and surrounding the property. The view of the site from Hualalai Road is of Keawe trees and vacant undeveloped land. The coastal views from the properties above the subject parcel are already blocked by the development in the village. The ocean views of the property above the subject parcel should not be affected by the proposed development as the topography of the area is such that these mauka parcels are at an elevation sufficient to look over the proposed structures. Social -Economic Characteristics: 22. The population of North Kona has grown steadily since 1965. The population in 1970 was 4,832; in 1980 it was 13,898 and in 1990 it had risen to 22,284 for a growth rate of 361%. The expanding resident and visitor populations has increased traffic in all of West Hawaii. Major roadways in Kona have experienced tripling in daily traffic counts between 1984 and 1996 (Source: State DOT Planning Branch traffic counts). 23. The increase in population is a result of the expanding visitor industry in West Hawaii, which has a large and growing share of the visitors to the island and consequently the de facto population. At any given time, up to one-fourth of those present in Kona are visitors. Kailua Village's major industry is tourism. 24. Property values in the Kailua area have been flat since 1992 when the influx of Japanese and mainland investment diminished. There has been a slow steady growth of the market for the past 18 months. Comparable properties in the area have been sold for $20 to $25 per square foot. Surrounding Lands: 25. The State Land Use designations for this area is Urban, other than a small portion of the subject property that is the subject of this boundary amendment. 26. The zonings for the surrounding properties is a mix of multi -family, commercial, and residential designations. Parcel 7-5-10:13 is RM -4; parcels 7- 5-08:14 and 21 and 7-5-04:33 are CV -7.5; parcel 7-5-08:20 is V-1.25; parcel 7-5-04:2 is RD -3.75; and parcel 7-5-4:35 is RM -1. Across Hualalai Road is Hualalai Center with medical services (Kaiser Permanente) and adjacent to this property are other medical and commercial facilities that may provide support for this project. D. PUBLIC FACILITIES AND SERVICES 27. The access to this property is along the frontage with Hualalai Road on the west side of the property. This single access point will meet with the requirements of the Department of Public Works. The access point will be on the outside of a curve and will have good sight distance in both directions. 28. Water can be made available to the site from an 8" line on Hualalai Road. This was confirmed by Mr. Glenn Ahuna from the Department of Water Supply. Historical data at Regency Pacific, Inc.'s other assisted living facilities has established the water usage as 125 gallons per day per unit. This 129 unit facility would use the equivalent of 27 water units based upon DWS's standard of 600 gallons per day. 29. Wastewater from the project will be disposed through the County sewer line located on Kuakini Highway. The subject property is located within the limits described in ordinance No. 89-68 which requires all property in this area to be connected to the sewer line. 30. The solid waste generated on site will be gathered in a private collection area on site and transported via a commercial refuse hauler to the County landfill. Proper waste management and recycling will be practiced on site. 31. The residents of this facility will be among those least likely to require police services as there will be a private security service provided for the facility on a 24-hour per day basis. The Kona Regional Police Station is within 2 miles of the site. The structures will be concrete with interior materials meeting all UBC codes. Smoke alarms and sprinklers will be provide if and where required by the fire department in their review of the construction plans. Fire Department services should be limited to routine fire inspections. The Kona Fire Station is located at the intersection of Palani Road and Queen Kaahumanu Highway about one mile from the site. 32. There will be no children on site and will not generate the need for any additional school facilities or services. 33. Recreational facilities will be provided on site for the residents and it is not anticipated that this project will have an impact on Parks and Recreation facilities in this area. In fact this project will provide services to these residents that might normally fall to the Elderly Activities Division of Parks and Recreation. 34. Electrical, telephone and cable television services will be provided from overhead lines on Hualalai Road via an underground utility system on site. E. CONCLUSION While the property is within the State's Agricultural District and the County's A - 5a zone, the property is not presently being used for agricultural purposes. The State of Hawaii ALSIH map classifies the land as "Existing Urban". The Land Use Study Bureau's Overall Master Productivity Rating for the soils is "E" or very poor. The area previously has been used for very limited cattle grazing. Therefore, the reclassification of this approximately 1. 19 acre parcel to the Urban District will not be detrimental to the reduction of this area from the agricultural land inventory in the County of Hawaii. Furthermore, an Urban classification would complement the existing and future residential land use patterns of the surrounding properties in view of the commercial and residential uses. Based on the above, this request to amend the State Land Use Boundary from Agricultural to Urban would result in an appropriate land use pattern and further the public convenience, necessity and general welfare. The applicant requests a favorable consideration of this request. CHANGE OF ZONE APPLICATION Double -Family Residential (RD -3.75) and Agricultural (A -5a) to Multiple -Family (RM -1) Tax Map Key (3) 7-5-10:15 5.213 acres Hienaloli 2"d, North Kona, Island of Hawaii, Hawaii 3 COUNTY OF HAWAII PLANNING DEPARTMENT CHANGE OF ZONE APPLICATION (Type or legibly print the requested information) APPLICANT: REGENCY PACIFIC, INC. APPLICANT'S SIGNATURE: ON FILE IN PLANNING DATE: ADDRESS: 970 FIFTH AVENUE N.W. ISSAQUAH, WASHINGTON 98027 LIST APPLICANT'S INTEREST IF NOT OWNER: oPERAToR - WILL BE OWNER IN F T IRE LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS:.7AMEs L. CLAY -CHIEF EXECUTIVE OFFICER GLENN KASER-VICE PRESIDENT, MANAGER OF PROJECT DEVELOPMENT PHONE:(Bus.) 206 392-4066 (Res.) (Fax)206 392-6189 LANDOWNER(S): GOMES FAMILY LIMITED PARTNERSHIP STANLEY GOMES-MANAGING PARTNER LANDOWNER SIGNATURE(S): ON FILE IN PLANNING DATE: (May be by letter) LANDOWNER(S) ADDRESS: P.O. BOX 898, KAILUA-KONA, HAWAII 96745 REQUEST: RD -3.75 AND A -5A TO RM -1 (Existin zoning) (Proposed Zoning) TAX MAP KEY: (3) 7-5-10:15 STREET ADDRESS OF PROPERTY: SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED AGENT: MOOERS ENTERPRISE - GREGORY R. MOOERS ADDRESS: P. 0. BOX 1101 KAMUELA, HAWAII 96743 5.213 ACRES TELEPHONE:(Bus.) 885-6839 (Res.) 885-3126 (Fax) 885-1754 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: MOOERS ENTERPRISES COPIES: REGENCY PACIFIC, INC. (See Instructions on Reverse Side) ATTACHMENT Residential .Rezoning PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to suodivide the subject land in accorcance with the approved'change of zone? NO If yes, please answer the rest of question 1 and then to question 3. a. How .many acres of the requestea area do you inteno to subdivide? D. Into what lot sizes? C. If your request is approved, approximately now long after the date of approval do you expect to suomit your subdivision plans to the Planning Department for preliminary approval? d. Do you intend to build houses on the newly created lots? If yes, please answer the following questions: On how many of those lots? At what approximate price range? House Lots Total Approximately how long, after approval of the subdivision, would the first house be available for occupancy? If you intend to subdivide, please suomit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you have no firm plans of suodivicing the suuject area, co you intend to: a. Seil or lease the lana to someone Nho nas firm plans? NO 0. Sell or lease the land to someone who nas tentative plans? NO C. Sell or lease the land to someone wno nas no plans? NO d. Keep it? _YES e. Other (please state) f. If you intend to do either a, b, or c, please elacorate on the kind of plans the other party has. Please, also, include in your answer approximately now soon after approval of your rezoning do you expect to transfer the suoject land to another party. 3. Do you think that your request and your further plans for the land will alleviate the local housing situation? YES How? THIS FACILITY WILL PROVIDE 120 UNITS OF ASSISTED LIVING TO SENIORS IN THIS COMMUNITY. THIS WILL ALLOW OTHER MEMBERS OF THE COMMUNITY ACCESS TO DWELLING UNITS THAT MIGHT OTHERWISE BE RENTED BY THESE SENIORS. 4. Are there any buildings on the subject area? If so, what kind? What do you intend to do with those buildings if your request is approved? -2- NO 5. Is the suoject land currently oeing used for any agricultural activitity? NO If so, please list the Kincs of products grown ano on how many square feet or acres of lana per product. 6. To your knowledge, has there been any flooding and/or drainage problem on the suoject area? NO If so, please describe the problem. 7. Do you think that the roads leading to the subject area needs improvement? NO If so, what kind? Is the road adequate for the proposed traffic volume or load? vFc 8. What sort of governmental assistance and/or improvements do you feel will oe needed in the suoject area when developed? yes No a. Schools x b. Roads C. Sewer d. Drainage e. Police Protection -3- x a Yes No f. Fire Protection x g. Recreational Facilities x M. Public Utilities x i. Other x For those checked "yes," please elaborate what type or 'kinds of improvements and/or assistance are needed. 6337A/50A P.D. 5/84 Signature: Address: Telephone: Date: -4- ON FILE IN PLANNING BACKGROUND AND COUNTY ENVIRONMENTAL REPORT CHANGE OF ZONE REQUEST Double Family -Residential, RD -3.75 and Agricultural, A -5a to Multiple Family, RM -1 Tax Map Key (3) 7-5-10:15 5.213 acres Hienaloli 2nd, North Kona, Island of Hawaii, Hawaii A. SUBJECT REQUEST 1. Details of Proposed Use/Development a. The applicant, Regency Pacific, Inc., is proposing to develop an Assisted Living Facility with 129 units on the subject property at Hienaloloi 2nd, North Kona, Hawaii. b. The applicant desires to have 129 units in this facility and therefore needs to request a change of zone to accommodate the desired density. The applicant is simultaneously requesting a State Land Use boundary amendment for the portion of this parcel that is in the agricultural district. A Use Permit is also being sought to allow the development and operation of this Assisted Living Facility. With the concurrence of the Planning Director, these three permits are being sought simultaneously and are all included in this booklet. c. The purpose for this facility is to provide assistance for an independent way of life to those people experiencing some degree of frailty or need in the daily activities of their lives. d. The subject site is 5.213 acres and the floor area of the living facility will be approximately 90,000 square feet. e. The cost of the facility will be in excess of $10,000,000 and is expected to take 12 months to construct. f It is anticipated that there will be 180 residents and 36 to 40 employees at the facility. This is a residential facility operating 24 hours per day and 365 days a year. g. Traffic and parking impact studies conducted by American Seniors Housing Association determined that the requirement for resident parking in an assisted living facilities is on average 0.22 stalls per unit or 28 units for a 129 unit project. In addition there will be stalls provided for employees, visitors and delivery services. A mini -van shuttle will be available for the residents as well. h. Access to the site will be from a single point on Hualalai Road. There will be a minimal increase in traffic as a result of this project. Very few of the residents will own or operate their own motor vehicle. The study by the American Seniors Housing Association confirmed that assisted living facilities do not generate traffic. The 36 to 40 employees will be split throughout the day in various shifts and this will minimize the impact. Regency Pacific, Inc. has gathered data at their 28 facilities and have generated the following traffic data for a 129 unit facility. Time Period Average Total Trips (In and Out)_ Gam to Noon 13 trips/hour Noon to 5pm 14 trips/hour 5pm to l 1pm 5 trips/hour 1 Ipm to 6am 1 trip/hour For a thorough discussion of infrastructure please refer to section D. of this report. B. CONFORMANCE WITH STATE AND COUNTY PLANS 2. State Land Use Designations: 4.023 acres are in the urban district and 1.19 acres are in the agricultural district. Simultaneous with this application the applicant is requesting a boundary amendment for the portion of the property in the agricultural district to the urban district. That application is included in this application booklet. 3. The application for this change of zone is consistent with goals, policies and standards of the Economic Element of the General Plan that states: Provide residents with opportunities to improve their quality of life. The County of Hawaii shall strive for diversity and stability in its economic system. The County shall provide an economic environment which allows new, expanded or improved economic opportunities that are compatible with the County's natural and social environment. The County of Hawaii shall strive for an economic climate which provides its residents an opportunityfor choice of occupation. The County of Hawaii shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. The County of Hawaii shall encourage the continuing development of the retirement industry. The application for this change of zone is consistent with goals, policies and standards of the Housing Element of the General Plan that states: 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. Ensure that housing is available to all persons regardless of age, sex, marital status, ethnic background, and income. The construction of specially designed facilities for elderly persons needing institutional care and for active elderly persons shall be encouraged. Accommodate the housing requirements of the special need groups including the elderly, handicapped and those residents living in rural areas of the County. The application for this change of zone is consistent with goals, policies and standards of the Land Use Element of the General Plan that states: Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. To provide for multiple residential developments that maximize convenience for its occupants. To provide for suitable living environments which accommodate the physical social, and economic needs of the island residents. 4. General Plan Designation: The General Plan Land Use Pattern Allocation Guide (LUPAG) classifies this parcel as Medium Density. This designation would allow for village and neighborhood commercial, residential and related functions (3 -story commercial; residential up to 35 units per acre provided applicable goals, policies and standards are met.) The proposed project would be consistent with this designation. 5. Zoning: The subject property has 4.023 acres that are zoned RD -3.75 and 1.19 acres zoned A -5a. This request is to change the zone to RM -1 for the entire 5.213 acres. 6. Community Development Plan: The Kona Regional Plan designates the subject parcel for Residential use. This area is within the Kailua Village Special District and the master plan for this area designates it for Commercial - Residential mix. The proposed use is consistent with this designation. 7. Special Management Area: The project site is not within the County of Hawaii's Special Management Area (SMA). a C. PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL SETTING OF THE PROPERTY AND SURROUNDING AREA Physical Characteristics/Environmental Setting 8. The property is bounded on the north by the County's Keopu flood channel improvement, the south by vacant property zoned RM, the east by the Keopu flood channel and to the west by Hualalai Road. The property is located just east of Kuakini Highway in the ahupuaa of Hienaloli 2"d, North Kona, more specifically identified as Tax Map Key (3) 7-5-10:15. The site is flat with a 6% slope from Hualalai Road up to the eastern boundary of the property. The site has been recently grubbed and the annual rainfall is approximately 40 inches. There are no structures on the property other than badly damaged portions of the Great Wall of Kuakini that will be left undisturbed and in place. 9. Lava Hazard Zone: The entire island is subject to geologic hazards, especially lava flows and earthquakes. The United States Geological Survey (USGS) classifies this area, which is on the slopes of dormant volcano Hualalai, as Lava Flow Hazard Zone 4, on a scale of ascending risk 9 to 1. Less than 15 percent of the ground surface within Zone 4 has been covered by lava within the last 750 years. 10. Distance from coastline: The property is approximately one-half mile from Kailua Bay. 11. The Agricultural Lands of Importance in the State of Hawaii (ALISH) designation: The subject parcel is identified as "Existing Urban". 12, The U.S.D.A. Natural Resource Conservation Service Report soil type: The parcel contains soil identified as the Punaluu (rPYD) series and Waiaha (WHC) series. The Punaluu series consists of well -drained, thin, organic soils over pahoehoe lava bedrock. These soils are gently sloping to moderately steep. Punahm soils are used for pasture. Punaluu is extremely rocky peat, 6 to 20 percent slopes. Rock outcrops occupy 40 to 50 percent of the surface. In a representative profile the surface layer is black peat about 4 inches thick. It is underlain by pahoehoe lava bedrock. This peat is rapidly permeable. The pahoehoe lava is very slowly permeable, although water moves rapidly through the cracks. Runoff is slow, and the erosion hazard is slight. Roots are watted over the pahoehoe lava. The Waiaha series consists of shallow, well -drained silt loams that formed in volcanic ash. These soils are level to moderately steep and most areas are extremely stony. The Waiaha soils are used for pasture. Waiaha soils are extremely stony silt loams, 6 to 12 percent slopes. In a representative profile the surface layer is very dark brown extremely stony silt loam about 4 inches thick. The subsoil is dark brown very stony silt loam about 14 inches thick. The substratum is pahoehoe lava bedrock. In places the surface layer is nonstony. 13. The Land Study Bureau soil rating: This soil is classified as "E" or very poor by the Land Study Bureaus' Overall Master Productivity Rating. 14. The Flood Insurance Rate Map (FIRM) designation: more than half of the property is in Zone "Y', outside the 500 year flood plain. The balance of the property is in "shaded X", less than one foot of flooding during a 500 year flood. Construction is allowed in this zone provided that the elevation of the living units are placed one foot above grade. The project will be developed in full compliance with the flood control measures. 15. Existing drainage ways or improvements: The subject property is adjacent to the Keopu flood channel improvements on the eastern and northern boundaries. There are no drainage improvements on site. When the property is developed, drainage will be addressed in consultation with the Department of Public Works and will comply with their regulations. Historic Resources: 17. The site has been used for the grazing of cattle for decades and has been in this use until six months ago. The site has been recently grubbed and there were no comments regarding historic features on that permit. The only feature on the site is badly damaged portions of the Great Wall of Kuakini. It is intended that the vegetation remaining on and near the wall will be hand cleared and that the wall remnants will be left undisturbed in place. Because of the previous use of the property and the recent grubbing, there are no other sites of historical or cultural significance. A site visit was conducted with Virginia Goldstein, Planning Director, to view the remnants of the wall. Natural Resources: 18. The site has been used for the grazing of cattle for decades and has been recently grubbed. The only vegetation remaining on the property are a few Keawe trees along the frontage with Hualalai Road and some alien grasses under these trees and on and near the remnants of the Kuakini Wall. The site is not a habitat for any rare or endangered species. The only faunal resources observed were mongoose and field mice. 19. Scenic or coastal resources: The property has a partial view of the ocean from its mauka boundary. The view from the lower portions of the site are obstructed by the commercial developments below and surrounding the property. The view of the site from Hualalai Road is of Keawe trees and vacant undeveloped land. The coastal views from the properties above the subject parcel are already blocked by the development in the village. The ocean views of the property above the subject parcel should not be affected by the proposed development as the topography of the area is such that these mauka parcels are at an elevation sufficient to look over the proposed structures. Social -Economic Characteristics: 20. The population of North Kona has grown steadily since 1965. The population in 1970 was 4,832, in 1980 it was 13,898 and in 1990 it had risen to 22,284 for a growth rate of 361%. The expanding resident and visitor populations has increased traffic in all of West Hawaii. Major roadways in Kona have s experienced tripling in daily traffic counts between 1984 and 1996 (Source: State DOT Planning Branch traffic counts). 21. The increase in population is a result of the expanding visitor industry in West Hawaii, which has a large and growing share of the visitors to the island and consequently the de facto population. At any given time, up to one-fourth of those present in Kona are visitors. Kailua Village's major industry is tourism. 22. Property values in the Kailua area have been flat since 1992 when the influx of Japanese investment diminished. There has been a slow steady growth of the market for the past 18 months. Comparable properties in the area have been sold for $20 to $25 per square foot. Surrounding Lands: 23, The State Land Use designations for this area is Urban, other than a small portion of the subject property that is the subject of a boundary amendment. The application for that boundary amendment is enclosed in this booklet. 24. The zonings for the surrounding properties is a mix of multi -family, commercial, and residential designations. Parcel 7-5-10:13 is RM -4; parcels 7- 5-08:14 and 21 and 7-5-04:33 are CV -7.5; parcel 7-5-08:20 is V-1.25; parcel 7-5-04:2 is RD -3.75, and parcel 7-5-4:35 is RM -1. Across Hualalai Road is Hualalai Center with medical services (Kaiser Permanente) and adjacent to this property are other medical and commercial facilities that may provide support for this project. D. PUBLIC FACILITIES AND SERVICES 25. The access to this property is along the frontage with Hualalai Road on the west side of the property. This single access point will meet with the requirements of the Department of Public Works. The access point will be on the outside of a curve and will have good sight distance in both directions. 26. Water can be made available to the site from an 8" line on Hualalai Road. This was confirmed by Mr. Glenn Ahuna from the Department of Water Supply. Historical data from Regency Pacific, Inc.'s other assisted living facilities has established the water usage as 125 gallons per day per unit. This 129 unit facility would use the equivalent of 27 water units based upon DWS's standard of 600 gallons per day. 27. Wastewater from the project will be disposed through the County sewer line located on Kuakini Highway. The subject property is located within the limits described in ordinance No. 89-68 which requires all property in this area to be connected to the sewer line. 28. The solid waste generated on site will be gathered in a private collection area on site and transported via a commercial refuse hauler to the County landfill. Proper waste management and recycling will be practiced on site. 29. The residents of this facility will be among those least likely to require police services as there will be a private security service provided for the facility on a 24-hour per day basis. The Kona Regional Police Station is within 2 miles of s the site. The structures will be concrete with interior materials meeting all UBC codes. Smoke alarms and sprinklers will be provide if and where required by the fire department in their review of the construction plans. Fire Department services should be limited to routine fire inspections. The Kona Fire Station is located at the intersection of Palani Road and Queen Kaahumanu Highway about one mile from the site. 30. There will be no children on site and will not generate the need for any additional school facilities or services. 31. Recreational facilities will be provided on site for the residents and it is not anticipated that this project will have an impact on Parks and Recreation facilities in this area. In fact this project will provide services to these residents that might normally fall to the Elderly Activities Division of Parks and Recreation. 32. Electrical, telephone and cable television services will be provided from overhead lines on Hualalai Road via an underground utility system on site. E. ENVIRONMENTAL ASSESSMENT AND ANALYSIS 33. In terms of the relationship between short-term use of man's environment and the maintenance and enhancement of long-term productivity, no short-term exploitation of resources that would entail negative long-term consequences has been identified for this rezoning. 34. The addition of this facility will provide economic opportunities for member of the Kona community and requires no mitigation. The impact on public services is thought to be minimal and can be accommodated by the existing facilities. All required utilities are available to the site. Because adjacent land areas have land uses similar to those being proposed through this rezoning request, there would be little impact to the character of the neighborhood. The agricultural value of the portion of the property in the agricultural district is minimal as the soil rating is "very poor" and the proposed rezoning will not result in the loss of any agricultural resources for the County. No mitigation is indicated or planned. 35. The alternative to this action would be to leave the existing zoning in place and develop double family residential uses on 4 of the acres. The agricultural area would probably be developed as one single family dwelling in conjunction with an agricultural use. The result of this action would reduce the number of dwelling units and employment opportunities while actually increasing the impact on schools, parks, police fire and other public facilities and services. 36. The construction of the facility would involve the irreversible and irretrievable commitment of only negligible quantities of natural resources. F. CONCLUSION Given the conformance with all established State and County goals, policies and plans; the physical characteristics of the site and surrounding area, the minimal impact on public facilities and services; and the minimal impact on the environment; the applicant requests a favorable consideration of this change of zone request. a USE PERMIT APPLICATION Assisted Living Facility Tax Map Key (3) 7-5-10:15 5.213acres Hienaloli 2nd, North Kona, Island of Hawaii, Hawaii COUNTY OF HAWAII PLANNING COMINUSSION USE PERNUT APPLICATION (Type or legibly print the requested information) APPLICANT: REGENCY PACIFIC, INC. APPLICANT'S SIGNATURE: ON FILE IN PLANNING ADDRESS: 970 FIFTH AVENUE N.W. ISSAQUAH WASHINGTON 98027 .TE: LIST APPLICANT'S INTEREST IF NOT OWNER: OPERATOR, WILL BE OWNER IN FUTURE TELEPHONE: (Bus.) 206 392-4066 (Fax)206 392-6189 LANDOWNER(S): GOMES FAMILY LIMITED PARTNERSHIP STANLEY GOMES—MANAGING PARTNER LANDOWNER SIGNATURE(S): ON FILE IN PLANNING DATE: (May be by letter) ADDRESS: P.O. Box 898 KAILUA—KONA, HAWAII 96745 TAX MAP KEY (3) 7-5-10:15 STREET ADDRESS OF PROPERTY: REQUESTED USE: ASSISTED LIVING FACILITY ZONING: RD -3.75 & A -5A PROPOSED RM -1 SIZE OF PROPERTY AGENT: MOOERS ENTERPRISES — GREGORY R. MOOERS ADDRESS: P.O. Box 1101 KAMUELA, HAWAII 96743 5.213 TELEPHONE: (Bus.) 885-6839 (Res.) ARS -719/ (Fax) 885-1574 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: MOOERS ENTERPRISES COPIES: REGENCY PACIFIC, INC. (See Instructions on Reverse Side) USE PERMIT APPLICATION PROPOSED ASSISTED LIVING FACILITY Tax Map Key: (3) 7-5-10:15 I. USE PERMIT REQUEST AND PROJECT SITE The applicant, Regency Pacific, Inc., is seeking a Use Permit to allow the development of an Assisted Living Facility and related improvements on approximately 5.213 acres of land in Kailua-Kona. The project site is located above Hualalai Road across the street from the Hualalai Center, just mauka of Kuakini Highway at Hienaloli 2'd, North Kona, Island of Hawaii, Hawaii, the parcel is identified as Tax Map Key (3) 7-5-10:15. James L. Clay, President of Regency Pacific, Inc. has an agreement to purchase the property through a Limited Liability Company (LLC) and operate the facility. A letter of authorization to submit this application on behalf of Regency Pacific, Inc. is attached. The Project site is presently vacant and unused and was recently grubbed. It has been used for the grazing of cattle until six months ago. It lies between the Keopu Drainage Channel on the north and Hualalai Road to the south, mauka of Kuakini Highway. It is a flat site, sloping gently from the makai area on a six percent slope to the mauka boundary. There are no structures on the site other than badly damaged portions of the Great Wall of Kuakini. The remnants of this wall will be left undisturbed in place. An environmental report was prepared for this site in conjunction with the change of zone application enclosed in this application booklet. This report discusses the absence of flora, fauna and historical resources on the proposed project site. H. STATEMENT OF OBJECTIVES The petitioner is seeking to develop an Assisted Living Facility of 129 units on the subject property in accordance with the existing Double -Family Residential zoning. The applicant is simultaneously applying for a change of zone to the RM -1 zone to allow for the desired density of 129 units. The purpose for this facility is to provide assistance for an independent way of life to those people experiencing some degree of frailty or need in the daily activities of their lives. These units will be made available on a rental basis. According to Section 25-5-22 (b) (6) of the Hawaii County Zoning Code, the following uses may be permitted in the RD district, provided that a use permit is issued for each use: "Hospitals, sanitariums, old age, convalescent, nursing and rest homes. " According to Section 25-2-61 (a) (6) of the Zoning Code, a Use Permit is required to allow the following uses; "Hospitals, sanitariums, old age, convalescent, nursing and rest homes, and other similar uses devoted to the care or treatment of the aged, the sick, or the infirm in the RS, RD, RM, RCX, RA, FA, A, and V districts, provided that a minimum building site area of ten thousand square feet shall be required within the RS, RD, RM, RCX, and RA districts. - This proposed project will feature many amenities for the residents lifestyle, including on site management and security, gourmet dining room meals (restaurant style),Eloombe emergency call system, maid service, mini -van transportation, laundry service and many social recreational activities. The intended market for these units is the active senior citizens of West Hawaii, the Island of Hawaii and throughout the State of Hawaii. These will include those who are in the middle-income socio-economic level who are seeking a high quality, active retirement. The assisted living apartments will cater to older residents who may need daily assistance with some of the basic activities of life. Additional information on the service provider and a more detailed description of the residential units, facilities and services is included in the enclosed brochure included as an exhibit in this booklet. There will be 36 to 40 employees hired for various positions at this facility with an average of 12 to 15 on site at anytime during the day. As a residential facility the proposed project will operate on a 24 per day schedule, 365 days of the year. III. USE CONSISTENT WITH THE GENERAL PURPOSE OF THE ZONED DISTRICT The proposed project is residential in nature which coincides with the "Medium Density Urban" designation applied to this area by the Hawaii County General Plan. The present zoning designation of RD -3.75 permits the construction of this facility on this site as noted in the Hawaii County Zoning Code, Section 25-5-22(b) (6). The applicant has applied for a change of zone in conjunction with this application to RM -1, to allow the density of 129 units on this 5.213 acre site. The Kailua Master Plan designates this area as Commercial - Residential Mixed use. The project area is not located within the Special Management Area (SMA) for the County of Hawaii. The Federal Insurance Rate Maps (FIRM) shows that one-half of the property is located in Zone "X", outside the 500 year flood plain; while the other half of the property is located in the "shaded V zone, less than one foot of flooding during a 500 year flood. Construction is allowed in this area provided that the elevation of the living units are placed one foot above grade. The project will be built in full compliance with all flood control regulations. IV. SURROUNDING ZONING AND LAND USES The adjoining properties to this site are zoned a variety of multi -family, commercial, and residential designations. Parcel 7-5-10:13 is RM -4; parcels 7-5-08:14 and 21 and 7-5- 04:33 are CV -7.5; parcel 7-5-08:20 is V-1.25; parcel 7-5-04:2 is RD -3.75; and parcel 7-5- 4:35 is RM -1. Across Hualalai Road is Hualalai Center with medical services (Kaiser Permanente) and adjacent to this property are other medical facilities that may provide support for this project. a V. PROPOSED USE NOT MATERIALLY DETRIMENTAL This project is located in a developed urban area of Kailua Village. The project will have very little impact on the existing community's services. The purpose of this facility is to privately provide the residents with services that might otherwise be requested from the public sector. Required public services such as schools, police ,fire protection, care for the elderly, water, sewer and streets are all minimally impacted by this project. It is not intended that any of these residents will own or operate a motor vehicle, further limiting the impact on traffic and the vehicular congestion of the Village area. VI. ADVERSE IMPACTS ON EXISTING RELATED USES There are no other similar existing facilities providing these services within the surrounding area, community or region. There is therefore no adverse impact on related uses. There is in fact a great need in this community for the type of services being proposed by this project. The only related use is the Keauhou Rehabilitation and Healthcare Center, previously known as Hillhaven skilled nursing facility (SNF), located in Keauhou. It has been running at full capacity since it opened. It is anticipated that this project will help meet the needs of some residents of the Keauhou facility that do not require the higher level of service offered in a SNF. It may also address the needs of some people waiting for admittance to the Keauhou facility. VII. PROPOSED IMPACT ON COMMUNITY SERVICES AND PUBLIC AGENCIES -AVAILABILITY OF UTILITIES No unreasonable burden will be placed on any public agency. A. The access to the project will be off of Hualalai Road with a private circulation system on site. It is not anticipated that any of the residents will own or operate a motor vehicle. On site parking will be for employees and the potential visitors to the site. Employees will be arriving and departing throughout the day on a staggered basis. Deliveries of food and supplies will also occur throughout the working day and visitors are expected from time to time. Experience by the operator at 28 other sites has demonstrated no unreasonable traffic impact by the proposed facility. Specific traffic counts from other facilities are included in the County Environmental Report as part of the Change of Zone application. B. Wastewater disposal will be via the County sewer line located on Kuakini Highway. The system was designed to accommodate the development of this area, in fact ordinance No. 89-68 requires that all property in this area connect to the County sewer lines. C. The Department of Water Supply has indicated that there is adequate water available to serve this project from an 8" waterline on Hualalai Road. Historical data from Regency Pacific, Inc.'s other assisted living facilities has established water consumption to be 125 gallons per day per unit. This is the equivalent of 27 water units based on DWS's standard of 600 gallons per day. This consumption is less than the amount allowed by the present RD -3.75 zoning. s D. The project will be developed in full compliance with Chapter 27, Flood Control. All water that is generated on site will be disposed of on site. E. Electrical service, telephone service and cable television service are available to the site from overhead utility poles along Hualalai Road. These services will be distributed throughout the site via an underground utility system. F. This project will have no children and will not require additional school improvements. G. Recreational opportunities will be provided on site and it is not anticipated that this project will have an impact on park and recreational facilities in this area. In fact it will meet the needs of the elderly that might otherwise fall to the Department of Parks and Recreation's Elderly Services Division. H. The residents of this facility will be among those least likely to need police services as a private security system and personnel will be provided by the service provider. I. The structures on this project will be concrete and Type II fire resistive materials with sprinklers and smoke detectors installed if required by the Fire Department during the plan approval process. Fire department services should be limited to routine fire inspections. VIII. ACCESS TO PROJECT AND TRAFFIC IMPACT The access to the project will be off of Hualalai Road with a private circulation system on site. It is not anticipated that any of the residents will own or operate a motor vehicle. On site parking will be for employees and the potential visitors to the site. Employees will be arriving and departing throughout the day on a staggered basis. Deliveries of food and supplies will also occur throughout the working day and visitors are expected from time to time. Experience by the operator at 28 other sites has demonstrated no unreasonable traffic impact by the proposed facility. A parking and traffic study prepared by the American Seniors Housing Association determined through a field survey that assisted living facility residents do not generate high traffic or parking volumes. For comparison the average number of parking stalls required for assisted living facilities is 0.22 stalls/unit while apartment dwellers require 1.01 spaces per unit. See the traffic counts in the Change of Zone Application, item A. 1. (h). IX. CONCLUSION: The applicant requests a favorable consideration of our request for a Use Permit to allow the construction of a 129 bed assisted living facility on the proposed site. The proposed use is permitted in the existing and proposed County zoning districts. The proposed use is consistent with all State and County plans for this area. The proposed project has adequate infrastructure to support the use and will not place an unreasonable burden on public services. This project will not negatively impact neighboring properties or existing uses. The project will provide a needed and important service to this community while providing employment opportunities. I I I I - I - I- I , I c n e O 1 PR MM NEA ASSN= UVM TACdRY Mit PIPE& DKWN8 dEGENCY m PACIFIC, sARAu INC.OZA-EDU � L& 3 7-5-10:16 +�••+�� N� 2 o O 1 �J fr � t = III;�,, I! _ 3 o N� fr � t = III;�,, I! - o O _ 4 `O J Qa C') 2 Z. =o �M 0 N i= a o O. 02 Zi - O � � f�D _ � Q 0 o. �a4 Uo; Y _IM - TIM a " ` m a -;.TRv� NOR�n rY t = III;�,, I! - o rY SITE PHOTOGRAPHS View from the south-east corner of property, looking northwest. View from the north-east corner of the property looking southwest. Ixt, Cki father of CEO Jim Cknvp resides in Rvgctua :s lialla Italia Care Center in eastern 11ashinglun. 'Three worn In pl.wningof .Illder MIN Sit HL 111111 dl Ilwr IT pubnoul inn_ Kram :d tin. of 'VYIIIIg I.ICIIItIt I dol' conoidg. A Profile of R e g e u c 3 P a c i f i c, Inc. livor Wendell Ilolmes, Jr. once remarked a persona aM%s startled when he hears himself seriously called an old man for the first time" And More arc likely to be a lol more startled people in our country as 3.3 million baby boomers approach their 32nd birthdays! Startled because they [telt feel, look, think, or act like mciely's aeon and outdated -maw" of old age Rut them arc some aho son't be at all sur- prised becauxe Ihe� Take hero w Illessing This trend firsl.haud and kith great expectation. Regency I'acillc. Inc- is anon„ loan. '\ nth neer 3.000 employers and 30 }cats experience drover ing scrviccs and housing to sellers. this proatrh bell conlpam is cell laminated to obscr%o and respond to the changing perceptions and needs or its market. -\old respond it ha,— by mdening its grogiaphic scope, broadening its range of scraces and st ra leglca ply di elsic ing its business. These eftor(s g:nr ase to a corporate nunu change in late 1003. Rrgency Care [:enters. Inc.. assorwled largely ellll the anginal nursing homy portion of the bulluiv ads natol Regency Ila( ple. Irtc, III hrUrr Itchocl the company s gromh Thea Treal Me As If Thc•ft'1l,. Ahcals Ano"11 NIc Regency Pacific. Inc. has turned a reputation fol doll%( ring quality, personahzcd carr to seniors in �kcstcrn dales, including Ilaaaii. Idaho, Nmada. Oregon, and ll ashington. The "personal touch" l o- dIuhol to more than P.11 W nkil"s In 21 moming homes and nine assisted living and retirement communilic,a" has dear much to garner the company acceptance in the eonmllood it's it sates. as W! as Me respect of IIs peers in the long term etre industry- 4n 8'2) -year-old resideul vain il. best "tum she call to a femih lnrmhrr. IMM Imo[ me as W ilf, re al a tp s Anun n mer.. 11 i1.h Iht' help of 111, eeperleuccd, longtune inwo vw Ilaa hounder and preside nl ,lames I,. Clay designs, builds, nperale,. and managex n conlinually portfollo of rclircmenland long ITo III care foci l i lies- 1s part of h4 Imsinrss. IIII' I onalpolly al'o ae('eld' llnit'al'Is Irl manage facilities owned by others and has acted as a receiver for the states of Oregon and llashinglon. The cntreprcncarial-sLghe leadership is mer on the lookont for growth opportunities Chat amplentrnt the company's mission, maximize its expertise, and minimize its risk. This has Icd to Me formation and imiatmn or. or partnership in, n gvinilut companies whose svo ices are com- rNIM -ely marketed In Regency Pacifies can WIN- lics. as cell as to outside clients. Thry include ♦ Norlheesl Pharmaceutical Service, an inslilutional pharmacy: ♦ Iiylress Medical an egmpmen V.upply lruvidol: ♦ Reg;rney Conslruetion. a real estatr development company: ♦ Meslern Supply and I'roperliec Inc, a contract buying srrvicr: and ♦ Clay Consulting, a consulting Ualning fll'IN uI care dchr,cry, resident sonices. adn urs- tiatinn. and dcvel gauont. BeIlood the Senior Niarkel h dorm'I stop Ilea. Cuocurrenth, Illy_ may actnrly Told aggresslvrly pursue, immtatne senhce niches. such as Iran,ilional carr. alcor his of ganizal ion can apply its rtpet'tial heyond the senior markcl. Examples of nea. non-age-speclfu:. consumer merkets being explored arc: ♦ hospitahty sorviccs fordisalcd lravcicns: ♦ outpatient occupational and physical Ihrrapv for stroke and brain u'aunla sichnl (hose in earlier ocean}'. arWrIM sufferers and cancer pailInk. ♦ chronic linan i mag o l.: ♦ luauv support for IIIA patients: ♦ earl for action atilt difhcult pmgnancIns, told ♦ pmvvwi%v health MT%Kes_ Regencyfacile also spearheaded the cremmn A an alliance of We Herm Curr lavnldcrs IN the I'll( do Nortlmcst to negotiate Logo, rrgnmul. managed care contracts, If, cell as to develop and manage assisted IR-ing program,. Pursuing a calling to bring independence anti yllallq' to the Tiles ul its rr•sirlrnls. Rrgrnrp lordw is destined W fulfill a much navy mdr... Ilea and into the ora mibrnnlum. 132% Age 115+ 9oru. I I r Age G5-8# to% - ® A Age 55-64 Projecled groc lh of the populaliou age 55+ from 10811 Io 2000 i = I mullion T proplr in 19150 = I million ower peoplr in 2000 The Senior :Market — Circa 2000 Tmotto hr pillly obserkaliun osprrssrd by do moirgets at the kerp crus of Bernell's n Thal age is no longer a �wrlhy determinant of retirement status. In fact. Bala supports his contention. Acrurding WI I rmb(l 1990 issue 01 Ameri- can Demographics. bomeell Jul) 'M8 and July 20119. 3_5 million peoplr \kill crlchr.11e [heir 62nd birthday.. That s 37 percent more than in 1959, and 63 prmoll Toole Ihan in 1690. 11 goes on to pudicI III 'it cconomic mccnlm's could push the awrioll• age of lellrenuvlt 111) ase nuch as sun yeas. end then r lurmrni homes \lill to hol sellers VAhon one considers tillhl I stalislics. Ihrso forcrusts an, predictable. -Acrurdoo, In Ihr L.S. Bureau of Ihr Census, from 1950 to 3000_ Ihr group aged ,,-�-6a n, molts: rd In gio\� tiom 31.7 million Io 23.8 million or about inob. The cohurt aged f,, -,-B -I \\ ill Increase Proem 23.3 million to 29.41 million or about '3814 Mole III(, 8.-,+ sr -nu -111 is projected to grmk hall 21.3 mullion 111 .3.1 million. appromlllalloh Coulinuunl ol',\ging, Conlinuam of Care Coupled UlIII the trend Ih.II prnplrarr mum heallh cntuciuus and Ih'oIg uvur m i ,'Ind longer Imes. Iheso are broad indicalors of the kprs of housing and care likely to be in demand as approach the ne\c millennium. Recognizing these trends. Rogency I'acilic is dr\rloping a continuum of short and lung from care that resli to the eonlilluillll of agl o.—troll I'ellremelln cunlllooll- tles for hrellhy and actor seniors. to congregate and assisted lk in,, for those lin can remain independrnl \01h some help... to skilled nursing cert I'or I jil elderly._ to [I ansitiunal. enmalos- eenl care. and rehabilnal ion for thus. In-hrMotol. lor'lo ke of "sulrnts fit um this conllnuuni Ih<y ran (1111111 nn Renrm �'..onunlltcd ,1a1'1to lost[ l Ihr hi;ihl sl dull '. ul udrprndoncc possihlo-- nlydicallyphysh alk. socially, and cc11nomleelly. Rosldr111n eon ako ryircl to hr l roalyd mill dlgnlq and respect — \,Iluca solid1k rinbrm ed and ro\ardrd he Rr„rmr% I'eci Ih as pall of its unul qualily scl ire ph lbisuphA. 'I'ltc aallulll mr., kesld.ata gri �01a1 111t ,\ %pant rkrn a, III,- profdr of s( Idol's plollows lu changc.'I h1, is Rcl,wfl.y I arno :s conuuttmen. and equally, it, rhallrnr'r. By ruolinuutg to cmretulk motutor sh ll1w, drnuc-ra ph It and prcp.irr lot certain Inutalion of "nemoillood, Iht, loomon l looking cunglam �\ill contllmr to rkcrl atul succeed in Ilio 2Isl e.ulul'y. The CoII1111111i111 of Long'I'ernl Care Rrlillnr nl (onnnunilirn Skilled Aul.ul;; 41 ; Cungregale Housing & 'I'ransilional& Rc h n bi l 11 al it \ssisled I'M,' L S F I S I c d 1, i% I Il b W o agingcomes increased levels of ly and iucrcaead need for personal 's. _%t the same time, however. traditional vgays oI carol;, for our elderly arc disappearing_ People are moving away to take jobs: more gomen are in Ihr workforce lea%mg trvcrr adull caretakers in the home. and them are fewer numheis of gromi children to lake care of along parent,_ This has created a desperate need Cor fdoxihle long Iel'm care oplions Ihat fit SI MI - Micre between indrpcndrnl n"Idrn ry and skilled nursing I'm loics. _A""dobe I'n'og flus this gap, bold mmo. hrsidrs rreddcnls. here a staler io This nrvv indn.IrJ'-,%,,ostcd Inia�can prervlo rcvvard'm„ nppornlnilics for vwvtl and prorlt to dcAcloprr,. ardolrcts. construe lien aoI kers and olhrt" in the real estate nduslr\: + pronde an option I'or foslrl'dng dltrrnalice, marc rronomocal forin, of senior care Ihat appeal ln;;nccrnmeid oil( els .cod public pobc% n.Ikcr,a: O (Irate suilandr cost-rfIrcmc chores of neededInnl I(II'III( are scrcicne Ihat entice m\pawl's, heaoh carr rakers and managed Corr organizalinns: creole ncve rngdoVua•nI for individuals drdoralyd In caring lotseniors or vcnrktng ill a nmanill"WI hnspoIIIl,A iodINII'N ♦ consUhtlr an opportnnit for seniors to secure "ceche ocher mednooiniog lllcslylr indrpcildcnrc. With a changing imcrican perspective that has started to \clue He. neer 73. the induslr\ kill likely see a broad expansion of assisted licing into and beyond these models: Tic Catered Llrin@ Model Ilolel-"fele. ,roller-ricll emironmenl for the niow offluenl rldrrly vvho seek safety and campanionahlp. The Model fur frail Seniors Oorrs essisted living scrcicrs In an cmtronnient de,i:,'nrd and localcd so Ilial tesidrnts retain [toric indrprndence and prhacv, The Cognililell-Impaired ,Model — Ilre\ih supereixed and orchiirclorolk tfrsignrd to prmide eprrial Ihembrulk t'ucs os to bone, place and prraon for Ihose vvho are phVsically hraohc hill hm-e nark \Izhrolo•r'm and ooher dr;gers III' mental dro-neral loll_ The Conµrct;:de Cure dlodel — Ilousm, Moch provides private livdn;; "parr and scone ,hared and fom[o 1 1 1 1 I vparr. A rrsidrnl InaV h:nr a•rAI(cs. much as olio or tveo daidv meads. all(] a luvv Ieecl of suprr%Nolll. The 'IYansilional/Nehabililatlon .Model -- Combines room, hoard, protrrlice mci,wht and persolool rare wall pinsleal, occupational and Speech therapy follmvmg hospitalize t ion lite surgrr�. hip repair, Simko, or other dtscase e U'lI L5. \r l iv I I it's o 11);1 IN Lici[I - halhilw" drra,Ins. nlcdird nous. ,',I ill I, If IIII'.I I, j( I IAIt11'V i'k l':IS VAn lA?i kVAI�I1 Continuum of Long Term (;it re Pro%ided b) Rcgcoc) I':Icil'ic Krtircnu'nl Conuuunil) Assisted Lhing CoIIIIIIIIIIIIy Aursine 11411114. ,\\,rage Resident It'ge 1U+ 80+ }in+ Residvill Wells • IldrIIellll Plll dill df'sirvS • Sf III I-IIIJI'pl'n( I'llt to 11,111 • Flail to IllodnlllA r t lllll'lll,'nlt' Ill srwrvC • RrIIwil tig( ii(nI, cf, dcpPadclll plotIded fsec below') oflrred In Rcl'ocment • Rv(pmc, haus srrures. • Lifrspir Ihotrc Colmnunitt, but in addition, aslaldnre will .ADI., and ImI0anrc vvfill.Arlivitr,ti skilled nur,mo f mill of Ualh Llv inAlADL<)" rrhal,'thrrap� nenlcrs Sel CB Prolided Sl itti n�-- trronuooda l ion+ Cosi s I';n nu•nl 14 vg aline Markel Remand Model of 5rnirr Urlilrn • limwigcnn rr;ponsc <%slrm • 1-3 Incatk prr da) Ili f01111ilmill\ dining room • \lhmtonanrc and \\rrklc house kcrpina <cn ors • I'Idnued a( l'n ilw, • S( hrJnlyd IN11,I)MI' Mon • Immilyd numhcr of Mall' • IIoNp11d11h prolraalonuls • I'rivulr ,nnllu. I of Lrdl of qil dp,n'IIIII•Ill; • I'rndl, Wdirm, • Timor-IIkr,Ilmu,pherr • \lonlllh wili'll • 1�a,c If lul bavu ,cnicl p,1rka�r • Rdngr $I.'.i1)0 —$!,000 Idrpcnd,of apl. slzrl • I'rivdlr • I,Inulyd 11rlhrald Iundllq, • I, I,Iht R�-uldlwn • I, n.I If itI lith • Surinl \Indrl — Por IW lilt hn;pll.dum nod nl gomrl' se Nee d, \\rel I, yudlll\ ,,'I'\ler 1Ir II\rl'\ • I;mrr„rnl,c rrspunsr secicnl • 3 nerals prr daV' • \Ialnlrnuucr dnJ nrrkh huusrkrrpin;; >rr\Irr< • Planucd a, t'nllw\ • Srhrdulcd tw[hporlllllnll • 2I -hour tledhldm r mlll \IILs • Limdcd sl,1ffing ,iondla vvlilt nul,in„_Ilnl I'raidrnl cl ,Non[ 1,111 • tiundn'r of p'I.dl dclrrnunrd In ,lir of ronmlaulh. 1c,I- dcnl nrrdc dud negnldnon, • I'rn llrauJiu. I or'_'Lcdnnnn Npol'Illlrilli • \lou\ allh kilrhrnY • llonw-Ilkr.11nonphrw • \Ionllt l\ nnldl • Ila<r rrnl lilt hdsir crit ire • qu'Lddr roll ;c fur prrsonal t':I I'P ('1't R C, • Renur $ I , 700 — 33 000 prr monllt lutdl Idrprnd, upon .Ipl_ 'izr .InJ arl'v If, , orcdrJl • 1'rI\alc • Lulnlcd (6ul ;;roaingl VIrdlrold Inndmg • Llnulyd Inan'anrr • Id „III I'rL'ulMi''n lilt Int 1, • \rrd dm(it • Ullkcl ciPdlyd by ron,unr drutand • Surldl \Indrl -- Pare, on hnanl:llin and nN"Ini'r WI if'r d, aril dN qu.11lh err\Ire Ilrlltrl\ • hSnrrprnn re,ponv, ,%,tem • 3 meal: prl day • Alelntrndnr, mill vvrckly hmnckrcplug SCMCCs • I'Idnurd 1( Il\Ilir, • �c lodulyd Iran,purldl it'll • \s>nt.,ucc moll \DLs • 'a -hour :killyd nuramk • Rrhab/lhcrapA <rrvIrr, • I'I'otict hve uvrr, I;,,ht • Ilcdvv ,Idl'huh • Aur,r,. �ur,r, HIJr,. Ill, rdl,v .Ind it I'll, Tolle"WIldl, • I'n\do dml room, • Frvv prhdir ball:, • Au kilrhru, • Ilt-tilrlloual chow jplwlo • DdiA rdlr • Inrluanr nl ,rl'vlcr Irna • Rangc>3.000—$.-f,000 prr Illnllth • I'rn der • Alydle,ud • AIrJlydre • In<urdnrr • Ilydvv rrpul, Ilion • Well dI'IAcn • 'di (11( V"dr1 — I;I,lilullon.d dpprud,11 In ,olwrr JIJn, 4.v S(+rcices 11I'4)1 iIII cd al RcgcIII c1 1'a ci1'ic Faetlil ics Therapeutic Scrcices: Acli,ities — Providr sensory still 11 Programs include arl therapy, horlicuhurr (pa hatch and raised her) gardening)_ and imet,grncralional programs (imobe seniors and school children of all ages). Denial On silo appointments as required. Occupational 'Therapy Restores the ability In hal, groom. bathe, and toilet. Oplomrlry — E{ e evani and trcalmenl on ii fee folsore ire basis. Plmrmac� Aledioauon 24 hours a day. 365 days a Na" 111"sival Therapy Inpi,mrs strenolli. fdr.vibility rnduranu. and balance to assurr safe eldndlug. \wll wi , and sitting_ PodfalrOn sitr appomlmrnl? for a frc to treat nlinor fool disorders. Rehabililalion Restores n]avinuun functioning Ircel. Social Ser,ices IYl lot Iris adnti,s,vio l assysfllm'l1l9, care planning. resident and familk cnunseGng (including rrsidrnl r]ghts), rrsidenl referrals. and discharge planning - Speech Therape— Reslorrs abilities Io speak. hear, and vPadlo(,_ 21-11our Skilled Musing C:rre f'ocusrs un self rare and mreling Ind nIdual rzrd nerd: ScRices no look. oa,i:lyd dinin,. Solt medic thou program. o�e;;en Ihrrepy. inlrawflous Ihcrdpy. Mol 1pool Ilealn]ent. wotmd care nuuu]gcmrnl. reapiral(ft,v Corr, and pain managrmrnt. Resident Scrcices Iteaul) flair slyding and on Sdc for it fcc. Vulrilioo —fund lasting, nutritious food managed he Icgislered dirlit tans that mrrU Ihr prrlrrenoos of Ihr residents and the approval of their physicians. Recreation Daily progrunls IllM unci indlcddual nerds and inlcresis_ '11'allsporl:nion -- Aans will] MIcedrhalr tills u'ansporl residrnts to appolnln¢°nts and outnlh,' . special Programs \Izheimcr's Care Secured hlrilily to roducr risk of mjory due to,uildrring_ Sladf sprrtd% Irainrd in Ihr Care of ,AIzhounrl, rt:adrnla_ Ilospive C:Ire I'rnvidrs tmu-mv]sivr, non-Itcroir, pain fldlldg,1110111 and condorl measto'cx for (hose in Ihr Iern]in.d M;Igrs of a dlscnse. and ollrrs sllppoO to fon]ilv memhrls. Respite Care I'rrn idc� Irnqu�rarg, short trrn] stays to hosc respoIlAdtr I'or caregiv Ing. Introducng The Regency Team KAY CORDER, Licensed Nursing Home Administrator, Chief Operating Officer. Kay has 35 years experience in the long term care industry, most recently as Regional Director for National Heritage Inc. She is responsible for day to day operations of the nursing homes. "In a turbulent and stressful industry, I appreciate the people I work with at Regency. " When Kay comes up for air, her pastimes include biking, fishing, reading and shopping. DAN DAVIS, CEO Regency First Construction. Prior to joining Regency 13 years ago, Dan was very much the entrepreneur, owning a land development and construction company as well as retail stores. He has worked in the long-term care industry for 37 years. His experience serves Regency well since he is responsible for building and renovating many of its facilities. "Regency's caring, professional staff makes me proud to be a co-owner of the company. " When he takes off his hard hat, Dan loves to ski, fish and enjoy the company of his family. JIM GODFREY, CEO Regency Retirement Communities. Jim Godfrey has more than 25 years experience in the development, construction, sales and syndication of real estate projects of all kinds, ranging from condominiums, apartments and office buildings to single family subdivisions and retirement communities. He oversees operations of the retirement and assisted living communities. "An unwavering focus on our residents and a strong commitment to quality characterize our company." When he isn't visiting his buildings, Jim enjoys playing soccer and racquetball as well as water and snow skiing. GLENN KASER, Licensed Nursing Home Administrator, Vice President of Project Development. Glenn is a 36 year veteran of the long term care industry. The first 20 years he co -owned and operated a nursing home. The last 16 years he's served Regency as a Nursing Home Administrator, Operations Manager and now Vice President of Project Development. Glenn takes projects from concept to tum -key operations and lends strength in the area of functional programmatic design. "This is a company where personal and career growth is only limited by your imagination." When Glenn isn't pouring over blueprints, he runs, hikes and bikes with his wife and enjoys hobbies and the performing arts. TRACEE A. BRAGG, Chief Financial Officer. Tracee brings salient industry finance experience to her position with Regency Pacific, having worked in the long term care industry for 15 years. Tracee is responsible for day to day fiscal operations including cost reimbursement, risk management and securing capital to finance new construction and renovation. "What impresses me most about Regency is that when they say they want to provide quality care to our residents, they REALLY mean it... it's not just words. " When Tracee isn't balancing the books, she's enjoying her two young children, and outdoor activities like hiking, biking and running. CLARK M. REEVES, AiA, Architectural Design Consultant. Clark's professional practice as an architect and interior designer spans 26 years in a variety of senior oriented architectural firms. These include William Polk Associates where he served as a principal in the interior Architecture division and Reeves Mature Environments, Inc. where he served as president. Clark, who is registered to practice architecture in several states, has also taught architecture and interior design at the University of Illinois and Texas Christian University. His expertise is invaluable in the design and development of retirement and assisted living campuses that meet the special needs of seniors. "Regency has presented me an irresistible career opportunity — one that maximizes all of my experience and sends me to Hawaii on a regular basis!" When he's not designing our newest projects, Clark enjoys being a grandfather, running, weight lifting, and playing the pipe organ. MAKENNA PERKINS, MBA, MPH, Marketing Consultant. With a background in health care, real estate development, marketing and public relations, Makenna brings just the right combination to Regency's marketing communications efforts. One of their specialties is launching new products and services, an expertise that's timely as Regency pursues new ventures. "Creative people like me thrive at Regency because of its flexibility and receptivity to new ideas. The quality of product is so much higher when you feel free to express yourself. " When Makenna isn't expressing, she's an avid reader, world traveler, lover of nature and the arts. JAMES R. BUCKLEY, Principal Broker, Regency Pacific Realty. Prior to joining Regency Pacific Realty, Regency's new real estate division in Hawaii, Jim was the owner and broker of Pacific Trader Properties for 20 years. His background in architecture, civil engineering and land development have served him well in his real estate activities. Jim manages the sales of both senior and non -senior condominium properties as well as their condominium associations. "The expansion of Regency Pacific into the Hawaii Real Estate community as specialists in senior housing and managers ofcondominium associations is very exciting. " When Jim isn't responding to homeowners' needs, he enjoys tennis, fishing, and the great outdoors. REGENCY PACIFIC INC Bringinglndependence to LAingand Qualitylo Life Skilled Nursing Facilities: Total Number of Beds -Zetirement and Assisted Living Facilities: Jame 1,696 Number of Location State11 n fsi Brighton Court Spokane Washington Number of Name Location State Beds Regency Care Center at Arlington* Arlington Washington 96 Regency Care Center at Grants Pass Grants Pass Oregon 102 Zegency at Gresham Rehabilitation Center Gresham Oregon 88 Regency Care Center at Monroe* Monroe Washington 92 Regency at Puyallup Rehabilitation Center Puyallup Washington 112 Zegency at Renton Rehabilitation Center Renton Washington 143 Regency Care Center at Scenic Pointe* Sandy Oregon 63 Regency Care Center at Spokane Spokane Washington 122 Zegeney at Tacoma Rehabilitation Center Tacoma Washington 183 �Zegency Care Center at Walla Walla Walla Walla Washington 87 Forest View Transitional Health Care Center Everett Washington 60 )ood Samaritan Health Care Center* Yakima Washington 120 :auai Care Center Waimea Hawaii 38 Laurel Hill Nursing Center Grants Pass Oregon 44 ,It. Adams Care Center* Goldendale Washington 76 At. Baker Care Center* Bellingham Washington 70 Olympia Manor Olympia Washington 28 Zegency Manor* Chelan Washington 74 worth Bend Nursing Center* North Bend Washington 98 Total Number of Beds -Zetirement and Assisted Living Facilities: Jame 1,696 Number of Location State11 n fsi Brighton Court Spokane Washington 20 :hateau Marymoor Redmond Washington 67 3ugene Hotel Eugene Oregon 103 Fox Hollow Residential Care Community Eugene Oregon 30 °eters Creek Retirement Community Redmond Washington 67 )uincyInn Quincy Washington 60 Samaritan House Yakima Washington 26 Spruce Point Retirement/Assisted Living Community Florence Oregon 47 ,un Terrace Retirement/Assisted Living Community Sunnyside Washington 36 Total Number of Units *Leased 456