Loading...
HomeMy WebLinkAboutCOM 1551.000 2006-2008Harry Kim Mn~or Dixie Kaetsu Mnnnging Director Barbara Kossow Deputy Mnnnging Direcor County of Hawaii 25 Aupuni Street, Room 215 Hilo, Haazi'i 96720-4252 (808) 9Gl $211 Fax (808) 961 b553 KONA: 75-5706 Kuakini Highway, Suite I03 • Kailua-Kona, Hawaii 96740 (808) 329-5226 Fax (808) 326-5663 N O O CrJ October 21, 2008 C) o p ~-7 C n n , -t Li __ fV W Honorable Pete Hoffmann Chairman - ~ --' 3 and Members of the County Council S ~ ~ r County of Hawaii =. _' rv t"; 333 Kilauea Avenue r`' co Hilo, HI 96720 Deaz Chairman Hoffmann and Members: Change of Zone Application (REZ 08-000082) Applicant: Honpa Hongwanji Hilo Betsuin Request: RS-10 to RM-].5 Tax Map Key: 2-4-1:116 As required by Chapter 4, Sec. 6-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action are the Planning Commission's letter and enclosures regarding the above-referenced request. Sincerely, Harry Kim Mayor Enclosures cc: Planning Department ~3;11391> Comm. No. Ref. Tor FtC~ ~..pc,e. oeT~_ County of Hawaii PLANNING COMMISSION Aupuni Cenmr • 101 Pauahi Strec[, Suite 3 • Hilo, Hawai `i 967?0 Phonc (808) 961-8?88 • Fax (808) 961-8742 October 21, 2008 Pete Hoffmann, Chairman and Members of the County Council County of Hawaii 333 Kilauea Avenue, 2nd Floor Hilo, HI 96720 Dear Chairman Hoffmann and Council Members: Change of Zone Application (REZ 08-000082) Applicant: Honpa Hongwanji Hilo Betsuin Request. RS-10 to RM-1.5 Tax Map Key: 2-4-1:116 The Planning Commission, after a duly held public hearing on October 3, 2008, voted to recommend for your approval the proposed legislative bill for a change of zone from the Single Family Residential - 10,000 square feet (RS-l0) to Multiple Family Residential - 1,500 square feet (RM-1.5) district for 4 acres of land located along the south side of Kawili Street, adjacent to and east of the Waiakea High School complex, Waiakea, South Hilo, Hawaii. At the hearing, the applicant requested an amendment to Condition P (fair share fees) and Condition R (affordable housing) stating that these conditions would not apply to any units on the subject property that are planned to accommodate students attending the University of Hawaii at Hilo or other institutions of higher learning within the City of Hilo. The Planning Director did not support sending a favorable recommendation to the County Council for the applicant's proposed amendment given that only the County Council, as the legislative body for the County, has the authority to determine whether to waive the requirements of the County Code, Chapter 1 1, for housing, and it should be the County Council to decide whether a specific project had so much merit that the fair share payments normally required should be waived. The Planning Director did suggest that the applicant could explore with the Office of Housing and Community Development (OHCD) whether its student housing project could be considered to fulfill Chapter 11 based on Hawaii County Code, Sec. 1 1-5(a)(8), which says that one way to satisfy the requirements is to get the administrator's concurrence that a project satisfies a "critical regional housing need." The Planning Commission agrees with the Director's decision. We do, Hawui'i Counq~ is un Equnl Opportunin~ Provider and Emplo~•er Pete Hoffmann, Chairman and Members of the County Council Page 2 however, strongly support the applicant's effort to provide much needed student housing and, therefore, request that the County Council be flexible when considering the'affordable housing requirements and fair share fees if the proposed development comes to fruition, and will be limited to providing housing for students attending the University of Hawaii a[ Hilo and Hawaii Community College. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: The applicant is requesting a change of zone from Single-Family Residential - 10,000 square feet (RS-10) to Multiple-Family Residential - 1,500 square feet (RM-1.5) for 4 acres of land to construct a 106-unit, 400-bed student housing facility for students attending the nearby University of Hawaii at Hilo and Hawaii Community College. The development, as presented by the applicant, includes the following: • An approximately 461,000-squaze foot building made up of a 3-story residential complex and 4-story parking structure. The building will be approximately 50 feet in height. • The 106 apartment units will be made up of twenty four (24) three-bedroom, three- bathroom units and eighty two (82) four-bedroom, four bathroom units. • Each unit will contain a full kitchen with dishwasher, refrigerator, icemaker, microwave oven, garbage disposal, and dining counter; washer and dryer; and furnished living areas. • Common areas will include study areas, computer lab areas, a club room, fitness room and game room. • .Parking will be provided in a four-story parking structure containing 392 parking stalls and eight (8) parking stall on the ground. Each bed within a unit will be rented to a student under separate contract. The applicant anticipates setting the rental rate for each bed at $975 per month computed on a 12-month average, for a total rate of $8,775 per academic year. However, this estimated rental rate may change depending on construction and operating costs at the time of project completion. Rent would include all utilities except telephone, premium cable service, interne[ service, and state gross excise tax. The development is anticipated to be occupied in 2011 and the construction cost, including off-site infrastructure would be Pete Hoffmann, Chairman and Members of the County Council Page 3 approximately $40 to 50 million. The conditions of approval do not limit this to a project as described, however. The proposed bill allows development consistent with RM-1.5 zoning. 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 also be considered as they may have an impact on similar areas in the County. The Change of Zone request from aSingle-Family Residential - 10,000 square feet (RS-l0) to a Mu-tiple-Family Residential - 1,500 square feet (RM-1.5) conforms to the goals, policies and standards of the General Plan. The General Plan is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. The proposed Change of Zone will conform to, among others, the goals, policies and standards of the Land Use, Housing and Public Facilities Elements of the General Plan: Land Use Zone urban-types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. 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. Land Use -Multiple-Family Residential Pete Hoffmann, Chairman and Members of the County Council Page 4 Provide for multiple-family residential developments that maximize convenience for its occupants. ~ Appropriately zoned lands shall be allocated as the demand for multiple-family dwellings increases. These areas shall be allocated with respect the places of employment, shopping facilities, educational, recreational and cultural facilities,. and public facilities and utilities. Housin Encourage the State to provide student, faculty and staff housing for the University of Hawaii at Hilo and the Hawaii Community College. Public Facilities Participate in the development of student housing and faculty housing for the university and other joint-use facilities. The General Plan recognizes that the lack of adequate student housing has made it difficult for the UH Hilo Campus to achieve an increase in enrollment. The proposed change of zone will directly support the goals, policies and standards of the General Plan by providing much needed student housing near the university and community college and in an area with adequate infrastructure to accommodate the development of the property to a higher density. The requested change of zone conforms to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and non- urban form for areas within the County. The property is designated Medium Density ' Urban, which reflects uses that are single-family and multiple-family residential and village and neighborhood commercial in character. Lands east of the property, including the residential neighborhood on Kino'ole Street, are also designated Medium Density Urban, which allows for up to 35 units per acres. Lands directly across Kawili Street are designated High Density Urban, which allows for a density of up to 87 units per acre. Additionally, the proposed development would support the nearby University, which is designated University Use on the LUPAG. The proposed RM zoning provides for medium and high density urban uses in areas with full community facilities and services, Pete Hoffmann, Chairman and Members of the County Council Page 5 and may occupy transition areas between commercial and industrial areas and other districts of less intense land use. The proposed change of zone will be consistent with the surrounding land uses in this area and will provide for an orderly development of the area. All utilities and services are available to the site. County water is available to the site to support the change of zone to Multiple-Family Residential. The applicant will bear the cost of connecting to the County sewer system when the property is developed, including upgrading the sewer line within Kawili Street if required by the County Department of Environmental Management's Wastewater Branch. Solid waste will be disposed at appropriate sites designated by the Department of Environmental Management. Electricity, telephone and cable services are available to the site. Police and fire stations are located about 1.5 miles from the property. Hilo Medical Center is located about 3 miles from the property. Access to the site is from Kawili Street, which is a County owned and maintained roadway with an 80-foot right-of-way. To mitigate the increase in traffic from the proposed development the applicant will provide access improvements within Kawili Street which may include, but not be limited to, turning lanes or vehicle refuge areas, as required by the Department of Public Works. The property has no severe geological or topographical problems which cannot be rectified or which would render the land unusable. The project site is located within Zone. "X", area determined to be outside the 500-year floodplain. All development generated storm run-off shall be disposed of on-site and not allowed onto adjacent properties or roadways. The applicant will also pay a fair share fee or unified impact fee (whichever is applicable at the time) to mitigate potential regional impacts of the development of the property. The location of the proposed development within 500 feet of the university and community college is ideal as it will allow students who normally drove in from outlying areas of Puna; South and North Hilo to travel a shorter distance to school. The close proximity also gives students the option of walking or riding a bicycle to school which will reduce traffic on Kawili Street and Kap'iolani Street and reduce the use of fossil fuels. Pete Hoffmann, Chairman and Members of the County Council Page 6 The request is not contrary to Chapter 205A, Hawaii Revised Statues, relating to Coastal Zone Management. The property is not located in the Special Management Area. The project site is located over a mile from the shoreline at an elevation of about 60 feet above sea level and outside of the tsunami evacuation zone. Therefore, the project site will not be impacted by coastal hazards and beach erosion. There is no record of a designated public access to the shoreline or mountain areas that traverses the property. An archaeological assessment of the property found no historic sites or features present and in letters dated February l9, 2008, March l7, 2008 and July 31, 2008 the Department of Land and Natural Resources Historic Preservation Division (DLNR-HPD) concurred with the assessments conclusions. No professional flora or fauna surveys were conducted of the site, as the property has been developed with ten single-family residences for years. The property is located in an urban setting; therefore, given the urban nature and extensive development of the surrounding area the presence of any endangered animal life is remote. According to the applicants, there is no evidence of any traditional and customary Native Hawaiian rights being practiced on the site. Thus, it is not anticipated that the proposed request will have any adverse impact on cultural or historical resources in the area. Therefore, no action is necessary to protect these rights. Based on the above findings, approval of this change of zone request from a Single-Family Residential - 10,000 square feet (RS-10) to aMultiple-Family Residential 1,500 -square feet (RM-1.5) zoned district would result in an appropriate land use pattern that will further the public necessity and convenience and the general welfare. For your favorable consideration, an amendment to Section 25-8-33 (City of Hilo Zone Map), of the County Zoning Code is transmitted. Pete Hoffmann, Chairman and Members of the County Council Page 7 We are enclosing copies of the staff Background and Planning Director's Recommendation for your information. Sincerely, ~~~~ Rodne WaGr~ Chairman Y Planning Commission Lhonpahongwanjirez08-000082#2 Enclosures cc: Mr. Sidney Fuke Mr. Byron Fujimoto Department of Public Works Department of Water Supply Department of Land & Natural Resources-HPD/Kong DOT-Highways, Honolulu Lincoln Ashida, Esq., Corporation Counsel RHiloHongwanji-REZ08-82.mjc 9-9-08 COUNTY OF HAWAII PLANNING DEPARTMENT RECOMMENDATION HONPA HONGWANJI HILO BETSUIN CHANGE OF ZONE APPLICATION (REZ 08-000082 Upon careful review of the request against the guidelines for granting a change of zone, the Planning Director is recommending that a favorable recommendation of the Change of Zone request be forwarded to the County Council. Since this recommendation is made without the benefit of public testimony, the Planning Director reserves the right to modify and/or alter this recommendation based upon additional information presented at the public hearing. This favorable recommendafion is based on the following findings: The applicant is requesting a change of zone from Single-Family Residential - .,10,000 square feet (RS-10) to Multiple-Family Residential - ` 1,500 square feet (RM- ', 1.5) for 4 acres of land to construct a 106-unit, 400-bed student housing facility for ' students attending the nearby University of Hawaii at Hilo and Hawaii Community College. The development includes the following: • An approximately 461,000-square foot building made up of a 3-story residential complex and 4-story parking structure. The building will be approximately 50 feet in height. • The 106 apartment units will be made up of twenty four (24) three-bedroom, three- bathroom units and eighty two (82) four-bedroom, four bathroom units. • Each unit will contain a full kitchen with dishwasher, refrigerator, icemaker, microwave oven, garbage disposal, and dining counter; washer and dryer; and furnished living areas. , • Common azeas will include study areas, computer lab areas, a club room, fitness i room and game room. • Pazking will be provided in a four-story parking structure containing 392 parking stalls and eight (8) parking stall on the ground. Each bed within a unit will be rented to a student under separate contract. The applicant ~ anticipates setting the rental rate for each bed at $975 per month computed on a 12-month average, for a total rate of $8,775 per academic year. However, this estimated rental rate ATTACH: Cortm. 1551 Bi11 391 may change depending on construction and operating costs at the time of project completion. Rent would include all utilities except telephone, premium cable service, intemet service, and state gross excise tax. The development is anticipated to be occupied in 2011 and the construction cost, including off-site infrastructure would be approximately $40 to 50 million. ' 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 also be considered as they may have an impact on similar aeeas in the County. The Change of Zone request from aSingle-Family Residential - 10,000 square feet (RS-10) to aMultiple-Family Residential -1,500 square feet (RM-1.5) ' conforms to the goals, policies and standards of the General Plan. The General Plan is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standazds and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall goals, policies and standards aze set forth to physically plan the lands in the County in the best interest of the island's residents. The proposed Change of Zone will conform to, among others, the goals, policies and standards of the Land Use, Housing and Public Facilities Elements of the General Plan: Land Use • Zone urban-types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. -2- • Zoning requests shall be reviewed with respect to General Plan designation, district goals,xegional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. ' Land Use -Multiple-Family Residential Provide for multiple-family residential developments that maximize convenience for its occupants. • Appropriately zoned lands shall be allocated as the demand for multiple-family dwellings increases. These areas shall be allocated with respect the places of employment, shopping facilities, educational, recreational and cultural facilities, and public facilities and utilities. Housine • Encourage the State to provide student, faculty and staff housing for the University of Hawaii at Hilo and the Hawaii Community College. Public Facilities • Participate in the development of student housing and faculty housing for the university and other joint-use facilities. The General Plan recognizes that the lack of adequate student housing has made it difficult for the UH Hilo Campus to achieve an increase in enrollment. The proposed change of zone will directly support the goals, policies and standards of the General Plan by providing much needed student housing near the university and community college and in an area with adequate infrastructure to accommodate the development of the property to a higher density. The requested change of zone conforms to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The property is designated Medium Density Urban, which reflects uses that are single-family and multiple-family residential' and village and neighborhood commercial in character. Lands east of the property, -3- including the residential neighborhood on Kino'ole Street, are also designated Medium Density Urban, which allows for up to 35 units per acre. Lands directly across K wili, Street are designated High Density Urban, which allows for a density of up to 87 units per acre. Additionally, the proposed development would support the nearby University, which is designated University Use on the LUPAG. The proposed RM zoning provides for medium and high density urban uses in areas with full community facilities and services, and may occupy transition areas between commercial and industrial areas and other districts of less intense land use. The proposed change of zone will be consistent with the surrounding land uses in this area and will provide for an orderly development of the area. All utilities and services are available to the site. County water is available to ' the site to support the change of zone to Multiple-Family Residential. The applicant will beaz the cost of connecting to the County sewer system when the property is developed, including upgrading the sewer line within Kawili Street if required by the County Department of Environmental Management's Wastewater Branch. Solid waste will be disposed at appropriate sites designated by the Depaztment of Environmental ' Management. Electricity, telephone and cable services are available to the site. Police and fire stations are located about 1.5 miles from the property. Hilo Medical Center is located abouf 3 miles from the property. Access to the site is from Kawili Street, which is a County owned and maintained roadway with an 80-foot right-of--way. To mitigate the increase in traffic from the proposed development the applicant will provide access improvements within Kawili Street which may include, but not be limited to, turning lanes or vehicle refuge areas, as required by the Department of Public Works. The property has no severe geological or topographical problems which cannot be rectified or which would render the land unusable. The project site is located within Zone "X", azea determined to be outside the 500-year floodplain. All development generated storm run-off shall be disposed of on-site and not allowed onto adjacent properties or roadways. The applicant will also pay a fair share fee or unified impact fee -4- (whichever is applicable at the time) to mitigate potential regional impacts of the development of the property. The location of the proposed development within 500 feet of the university and ' community college is ideal as it will allow students who normally drove in from outlying azeas of Puna, South and North Hilo to travel a shorter distance to school. The close proximity also gives students the option of walking or riding a bicycle to school which ', will reduce traffic on Kawili Street and Kap'iolani Street and reduce the use of fossil fuels. The request is not contrary to Chapter 205A, Hawaii Revised Statues, relating to Coastal Zone Management. The property is not located in the Special ManagemenYArea. The project site is located over a mile from the shoreline at an elevation of about 60 feet above sea level and outside of the tsunami evacuation zone. Therefore, the project site will not be impacted by coastal hazards and beach erosion. There is no record of a designated public access to the shoreline or mountain azeas that ~~ traverses the property. An archaeological assessment of the property found no historic sites or features present and in letters dated February 19, 2008, Mazch 17, 2008 and July 31, 2008 the Department of Land and Natural Resources Historic Preservation Division (DLNR-HPD) concurred with the assessment's conclusions. No professional flora or fauna surveys were conducted of the site, as the property has been developed with ten single-family residences for years: The property is located ', in an urban setting; therefore, given the urban nature and extensive development of the surrounding area the presence of any endangered animal life is remote. According to the applicants, there is no evidence of any traditional and customary Native Hawaiian rights being practiced on the site. Thus, it is not anticipated that the proposed request will have any adverse impact on cultural or historical resources in the area. Therefore, no action is necessary to protect these rights. Based on the above findings, approval of this change of zone request from a Single-Family Residential - 10,000 square feet (RS-10) to aMultiple-Family Residential 1,500 -square feet (RM-1.5) zoned district would result in an appropriate -5- land use pattern that will further the public necessity and convenience and the general welfare. The accompanying draft bill to amend Section 25-8-33 (City of Hilo Zone Map),; Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code, is provided for your favorable consideration. Please note the proposed conditions of approval attached to the draft bill. -6- COUNTY. OF HAWAII ORDINANCE NO. STATE OF HAWAII BILL NO. (PLANNING DEPARTMENT) AN ORDINANCE AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP), ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE 1983 (2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE FAMILY RESIDENTIAL -10,000 SQUARE FEET (RS-10) TO MULTIPLE FAMILY RESIDENTIAL-1,500 SQUARE FEET {RM-1.5) AT WAIAKEA, SOUTH HILO, HAWAII, COVERED BY TAX MAP KEY 2-4-001:116. BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII: SECTION 1. Section 25-8-33, Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code 1983 (2005 Edition), are amended to change the district classification of property described hereinafter as follows: The district classification of the following area situated at Waiakea, South Hilo, Hawaii, shall be Multiple Family Residential -1,500 squaze feet (RM-1.5): Beginning at the north comer of this parcel of land, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAP' being 5,285.13 feet South and 7,371.84 feet East and running by azimuths measured clockwise from True South: I. 328° 10' 580.80 feet along Parcel 1 of County approved subdivision # 3857; 2. 58° 10' 300.00 feet along Parcel 1 of County approved'subdivision # 3857; 3. 148° 10' 580.80 feet along Parcel 1 of County approved subdivision # 3857; 4. 238° 10' 300.00 feet along the southeast side of Kawili Street to the point of . beginning and containing an area of 4.00 acres. -1- All as shown on the map attached hereto, marked Exhibit "A" and by reference made part hereof. SECTION 2. In accordance with Section 25-2-44, Hawaii County Code 1983 (2005 Edition), the County Council finds the following conditions are: (1) Necessary to prevent circumstances which maybe adverse to the public health, safety and welfare; or (2) Reasonably conceived to fulfill needs directly emanating from the land use proposed with respect to: (A) Protection of the public from the potentially deleterious effects of the proposed use, or (B) Fulfillment of the need for public service demands created by the proposed use. SEE ATTACHED CONDITIONS SECTION 3. In the event that any portion of this ordinance is declared invalid, such invalidity shall not affect the other parts of this ordinance. SECTION 4. This ordinance shall take effect upon its approval. INTRODUCED BY: COUNCIL MEMBER, COUNTY OF HAWAII Hawaii Date of Introduction: Date of 1st Reading: Date of 2nd Reading: Effective Date: 2- CHiloHongwanji-REZ.mjc 9-1 S-08 HONPA HONGWANJI HILO BETSUIN CHANGE OF ZONE APPLICATION (REZ 08-000082) CONDITIONS OF APPROVAL A. The applicant, its successors or assigns shall be responsible for complying with all of the stated conditions of approval. B. Prior to the issuance of a water commitment by the Department of Water Supply, the applicant shall submit the anticipated maximum daily water usage calculations as recommended by a professional engineer, licensed in the State of Hawaii, and a water commitment deposit in accordance with the "Water Commitment Guidelines Policy" to the Department of Water Supply within 180 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 construction, the applicant, successors or assigns shall secure Final Plan Approval for the proposed development from the Planning Director in accordance with Section 25-2-70, Chapter 25 (Zoning Code), Hawaii County Code. Plans shall identify all existing and/or proposed structures, paved driveway access and parking stalls associated with the proposed development. Landscaping shall also be indicated on the plans for the purpose ofmitigating any adverse noise or visual impacts to adjacent properties in accordance with the requirements of Planning Deparhnent's Rule ' No. 17 (Landscaping Requirements). The applicant shall comply with landscaping requirements for RM zoning. D. Prior to Final Plan Approval the applicant shall meet with representatives of ' Waiakea High School to determine an adequate physical barrier. If agreement cannot be reached, the Planning Director shall determine the barrier. The physical barrier shall be installed prior to issuance of a Certificate of Occupancy. E. All driveway connections to Kawili Street shall conform to Chapter 22, County Streets, of the Hawaii County Code. F. The applicant shall provide (ingress and egress) access improvements within Kawili Street as required by the Department of Public Works, which may include, but not be limited to, turning lanes or vehicle refuge areas. G. The applicant shall provide full improvements to the entire frontage along Kawili Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and anyrequired utility relocation, meeting with the approval of the Department of Public Works. H. .The applicant shall also install street lights and traffiacontrols as required by the Traffic Division, Department of Public Works. The applicant shall be responsible for the design, purchase, and installation of such devices. I. A Solid Waste Management Plan shall be submitted to the Department of Environmental Management for review and approval prior to Final Plan Approval. J. All development-generated runoff shall be disposed of on site and shall not be ' directed toward any adjacent properties. K. A drainage study shall be prepared by a licensed civil engineer and submitted to the Department of Public Works prior to issuance of a construction permit. Any recommended drainage improvements, if required, shall be constructed meeting with the approval of the Department of Public Works prior to receipt of a Certificate of Occupancy. L. All earthwork activity, including grading and grubbing, shall conform to Chapter 10, Erosion and Sedimentation Control of the Hawaii County Code. M. During construction the applicant shall comply with the Department of Health's regulations for noise, dust and storm water runoff. N. The applicant shall complete and submit to the Department of Environmental Management a wastewater flow contribution report for the proposed development within 180 days from the effective date of this ordinance. Should the sewer system on Kawili Street require upgrading due to development of the property, the applicant shall bear the cost of the upgrade. O. The applicant shall install sewer lines within the development to connect with the County's sewer system, meeting with the approval of the Department of Environmental Management, prior to the issuance of a Certificate of Occupancy. -2- P. The applicant shall make its fair share contribution to mitigate the potential regional impacts of the property with respect to parks and recreation, fire, police, solid waste disposal facilities and roads. The fair share contribution shall become due and payable prior to receipt of Final Plan Approval. The fair share contribution for each lot shall be based on the actual number of residential units developed. The fair shaze contribution in a form of cash, land, facilities or any combination thereof shall be determined by the County Council. The fair share contribution maybe adjusted annually beginning three years after the effective date of this ordinance, based on the percentage change in the Honolulu Consumer Price Index (HCPI). The fair shaze contribution shall have a maximum combined value of $7,383.36 per multiple family residential unit ($11,506.13 per single family residential unit). The total amount shall be determined with the actual number of units according to the calculation and payment provisions set forth in this condition. The fair share contribution per multiple family residential unit (single family residential units) shall be allocated as follows: 1. $3,642.00 per multiple family residential unit ($5,548.46 per single family residential unit) to the County to support park and recreational improvements and facilities; 2. $115.11 per multiple family residential unit ($267.66 per single family residential unit) to the County to support police facilities; 3. $354.08 per multiple family residential unit ($528.66 per single family residential unit) to the County to support fire facilities; 4. $157.81 per multiple family residential unit ($231.45 per single family residential unit) to the County to support solid waste facilities; and 5. $3,114.36 per multiple family residential unit ($4,929.90 per single family residential unit) to the County to support road and traffic improvements. In lieu of paying the fair shaze contribution, the applicant may contribute land and/or construct improvements/facilities related to parks and recreation, fire, police, solid waste disposal facilities and roads within the region impacted by the proposed development, subject to the review and recommendation of the Planning -3- Director, upon consultation with the appropriate agencies and approval of the County Council. Q. 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. R. To ensure that the Goals and Policies of the Housing Element of the General Plan are implemented, the applicant shall comply with the requirements of Chapter 1 I, Article 1, Hawaii County Code relating to Affordable Housing Policy. This requirement shall be approved by the Administrator of the Office of Housing and Community Development prior to Final Plan Approval for any new residential structures or prior to issuance of building permits if the site is developed with single-family dwellings. S. .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 Resource - State Historic Preservation Division (DLNR-SHPD) shall be immediately notified. Subsequent work shall proceed upon an archaeological clearance from DLNR-SHPD when it finds that sufficient mitigation measures have been taken. T. The applicant shall comply with all applicable County, State and Federal laws, rules, regulations and requirements. U. An annual progress report shall be submitted to the Planning Director prior to the anniversary date of enactment of the ordinance. The report shall include, but not be limited to, the status of the development and to what extent the conditions of approval are being complied with. This condition shall remain in effect until all of the conditions of approval have been complied with and the Planning Director acknowledges that further reports are not required. V. An initial extension of time for the performance of conditions within the ordinance maybe granted by the Planning Director upon the following circumstances: -4- 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 contrazy to the original reasons for the granting of the change of zone. 4. The time extension granted shall be for a period not to exceed the period originally granted for performance (i.e., a condition to be performed within one year maybe extended for up to one additional year). If the applicant should require an additional extension of time, the Planning Director shall submit the applicant's request to the County Council for appropriate action. Should ariy of the conditions not be met or substantially complied with in a timely fashion, the Director may initiate rezoning of the azea to its original or more appropriate designation. -5- RM-0 R 40 RS-1 NAHELE WAY SS R f0 O~ ~~ CN-20 -f0 S-10 `N RS-f0 OPEN G gt ~. 4y ~°`~ N ~ o r cx-z E RS-10 Siy RM-1 Q, RM-0 ~F~ -f0 RMd.S l RS- RM-0 CN-20 ~-1 /ro A ~ CiN-10 ~9 RM-1 y ~pB5.13 u•~ 7,J71.B4E "HALN° ~~\SS RS-10 ~ 1~ 10 RS-10 RM-4 ,~( 9G F -P L F RS-10 SINGLE-FAMILY RESIDENTIAL S 1 10,000 SQUARE FEET IRS-10) TO MULTIPLE-FAMILY RESIDENTIAL 1,500 SQUARE FEET (RM•1.5) 4.00 ACRES 1 RD-3.75 RS-10 0 335 670 1,340 2,010 2,680 Feet AMENDMENT TO THE ZONING CODE AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP) ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE 1983 (2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE-FAMILY RESIDENTIAL 10,000 SQUARE FEET (RS-10) TO MULTIPLE-FAMILY RESIDENTIAL 1,500 SQUARE FEET (RM-1.5) AT WAIAKEA, SOUTH HILO, HAWAII MAPPREPAREDBY.- MK:2-0-001:116 COUNTYOFHAWAlI PLANNING DEPARTMENT DATE: Jul 28 200 EXHIBIT „A„ (Honpa Hongwanji Hilo Betsuin:1250) BHiloHongwanj iREZ.mjc-9/15/08 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT HONPA HONGWANJI HILO BETSUIN CHANGE OF ZONE APPLICATION (REZ 08-0000821 HONPA HONGWANJI HILO BETSUIN has submitted an application for a Change of Zone from Single-Family Residential-10,000 square feet (RS-10) to Multiple-Family Residential- 1,500 square feet (RM-1.5) for 4 acres of land. The property is located on the south side of Kawili Street, approximately 300 feet west of Kinoole Street and 500 feet east of Kapiolani Street, Waiakea Cane Lots, Waiakea, South Hilo, Hawaii, TMK: 2-4-001:116. APPLICANT'S REQUEST ; 1. Request: Change of zone from RS-10 to RM-1.5. The maximum number of units allowed with RM-1.5 zoning on the subject 4-acre property is 116 units. 2. Proposed Development: The applicant proposes to lease the subject property to a company that will design, build, finance and operate a 106-unit, 400-bed student housing facility for students attending the nearby University of Hawaii at Hilo and Hawaii Community College. The development includes the following: • An approximately 461,000-squaze foot building made up of a 3-story residential complex and 4-story parking structure. The building will be approximately 50 feet in height. • The 106 apartment units will be made up of twenty four (24) three-bedroom, three- bathroom units and eighty two (82) four-bedroom, four bathroom units. • Each unit will contain a full kitchen with dishwasher, refrigerator, icemaker, microwave oven, gazbage disposal, and dining counter; washer and dryer; and famished living areas. • Common areas will include study areas, computer lab areas, a club room, fitness room and game room. • Pazking.will be provided in a four-story parking structure containing 392 pazking -I- stalls and eight (8) parking stall on the ground. Each bed within a unit will be rented to a student under separate contract. The applicant anticipates setting the rental rate for each bed at $975 per month computed on a 12-month average, for a total rate of $8,775 per academic year. Rent would include all utilities 4 except telephone, premium cable service, Internet service, and state gross excise tax. Schedule and Cost: Construction would begin after receiving all permits and approvals. and would take about 14-16 months to complete. The development is anticipated to be , occupied in 2011 and the construction cost, including off-site infrastructure would be approximately $40 to 50 million. 4. Landowner: Honpa Hongwanji Mission of Hawaii. The landowner has authorized its branch temple, Honpa Hongwanji Hilo Betsuin (applicant) to proceed with a change of zone and development of the proposed student housing facility. 5. Supportive Information: The applicant has submitted a Change of Zone Application in support of this request. (Exhibit 1 -Change of Zone Application) STATE AND COUNTY PLANS AND LAWS State Land Use Designation: Urban General Plan LUPAG Map: Medium Density Urban which is defined as village and neighborhood commercial and single family and multiple family residential and related functions, with an overall residential density of up to 35 units per acre. The subject property is adjacent to azeas designated as medium and high density urban. 8. County Zoning: Single-Family Residential-10,000 squaze feet (RS-10) 9. 1975 Hilo Community Development Plan: Single-Family Residential-10,000 squaze feet (RS-10) 10. Multiple-Family Residential (RM) Zoning: • Permitted Uses- The following uses are permitted without an additional permit in the RM zoned district, but aze not permitted in the RS zoned district: bed and breakfast establishments; boazding facilities, rooming, or lodging houses; commercial or personal service uses on a small scale (limited to 1,200 squaze feet and no more than five employees); double-family, duplex, or multiple-family dwellings; time shaze -2- units situated in areas determined for such use by the County Council, by resolution. • Height limit -120 feet within the City of Hilo • Minimum building site azea - 7,500 square feet • Setback -front and rear 20 feet; side yards eight feet for aone-story building, plus an additional two feet for each additional story. 11. Final Environmental Assessment:. Compliance with Chapter 343, Hawaii Revised Statutes regarding Environmental Impact Statements is required because the applicant is proposing alert-turn lane within the County-owned right-of--way of Kawili Street. A Final Environmental Assessment and Finding of No Significant Impact (FONSI) declaration (Exhibit 2) was published in the September 23, 2008 bulletin of the Office of Environmental Quality Control. 12. Coastal Zone Management, HRS, Chapter 205A: The entire State of Hawaii lies within the Coastal Zone Management Area. The proposed change of zone is consistent with Chapter 205A, HRS in that it will not negatively impact recreational resources, historicresources, scenic and open space preserves, coastal systems, coastal hazards, marine resources or other natural and environmental resources. 13. Special Management Area (SMA): The property is not located within the Special Management Area (SMA} and is over one mile from the nearest shoreline. DESCRIPTION OF THE SITE AND SURROUNDING AREA 14. Subject Property: The property is located on fairly level ground at an elevation of about 60 feet above sea level. There aze ten single-family dwelling rental structures surrounded by grass lawn. Banana trees line portions of the properties fenced boundaries. 15. Surrounding Zoning and Land Uses: Lands to the southwest and southeast aze zoned RS-10 and are occupied by the Waiakea High School. Across Kawili Street, to the northwest, is land that was recently rezoned to RM-1 for the planned Hawaii Island Veteran's Memorial development. A 7-Eleven convenience store is located on land zoned' CN-10 across Kawili Street, to the northeast. Along the east property boundary is an , abandoned railroad right-of--way under the jurisdiction of the State DLNR. Residences , known as the Waiakea Homesteads Houselots are located on land zoned RS-10 just -3- beyond the railroad right-of--way. The UH Hilo and Hawaii Community College campuses are located about 500 feet to the west of the subject property. 16. U.S.D.A. Soil Type: OID and PeC, Ola'a extremenly stony silty clay loam with 0-20% slopes, and Pana'ewa very rocky silty clay loam with 0-10% slopes. Both soils are rapidly permeable with slow runoffrates and a slight erosion hazard. The Ola'a soil has high shrinkage but low swelling potential, has low bearing capacity, high compressibility and i low sheaz strength. 17. Land Study Bureau's Productivity Rating: Unclassified. 18. ALISH: Unclassified. 19. FIRM: Zone "X", an area outside of the 500-yeaz flood plain. 20. Coastal Hazards: The property is located over, a mile from the shoreline at an elevatiom~ of about 60 feet above sea level and outside of the tsunami evacuation zone. 21. Noise Impacts: Short-term noise impacts will occur during construction of the project. However, the applicant's construction project managers will work with Waiakea High School administrators to mitigate construction noise while school is in session, and will adhere to all applicable State rules governing construction noise abatement. The applicant expects noise to increase after construction due to the more intense human activity created by the additional dwelling units. This impact will be mitigated by strategically placed landscaping, design'and building materials. 22. Air Quality: Air quality in the vicinity of the property is good and within State and Federal Air Quality Standazds. Additionally, tradewinds keep the area relatively free of ; vog most of the year. Fugitive dust during construction will be mitigated by compliance with the Department of Health's regulations. 23. Archaeological/Historical Resources: An archaeological assessment of the subject property was completed in January 2008 by Haun & Associates. The assessment indicated that no archaeological sites of features and no Land Commission Awards aze present within the pazcel. In a letters dated February 19, 2008, March 17, 2008, July 31, 2008 the State Department of Land and Natural Resources Historic Preservation Division concurred with the findings of the assessment. -4- 24. Flora/Fauna: No professional surveys were conducted of the site. The property has previously been gobbed. and gaded when the existing residences were built. Therefore, , the applicant does not believe that rare or endangered floral or faunal resources are on the property. 25. Scenic Resources: The property is not identified as a site of natural beauty in the General Plan. The height of the proposed student housing facility will be similar to surrounding structures such as the planned four-story Hawaii Island Veteran's Memorial and buildings on the Waiakea High School Campus. Visual impacts of the proposed building will be mitigated through landscaping. 26. Cultural or Native Gathering Rights: The azchaeological assessment prepared by Haun & Associates found no evidence of any traditional and customary Native Hawaiian rights being practiced on the site, nor existence of any known valued cultural, historical or native resources in the azea. Additionally, the neighborhood and subject property have been urbanized and extensively developed. ` 27. Public Access: No known public access to/from shoreline or mountain azeas traverses the property. PUBLIC UTILITIES AND SERVICES 28. Access and Traffic Impacts: Access to the property is from Kawili Street, which is a two-lane major arterial roadway with aright-of--way width of about 80 feet. The roadway' is owned and maintained by the County. The applicant is proposing a single, unsignalized project driveway at Kawili Street with dedicated left-tom and right-turn lanes from the site. A Traffic Impact Analysis Report (TIAR) prepared by M&E Pacific, Ina in June 2008 determined that the student housing facility will generate 10 trips in the morning peak hour and 109 trips in the afternoon peak hour, and that the nearby roadway network would be able to accommodate this additional traffic until the year 2013. After 2013, needed improvements to Kawili Street include re-striping the eastbound approach on Kawili Street to the Kino'ole Street intersection and alert-turn lane on westbound Kawili Street at the project driveway. The applicant will comply with the recommendations of the TZAR by installing alert-tom lane on Kawili Street for -5- westbound traffic turning into the project driveway prior to occupancy or when required by the Department of Public Works. 29. Water: County water is available to the site. 30. Wastewater: The project will connect to the sewer line located on the north side of Kawili Street. 31. Solid Waste: Solid waste generated by the development will be picked up by commercial haulers and disposed of at the South Hilo Landfill. According to the applicant recycling activities will be integrated into the.design of the building to reduce demands on the landfill. 32. Site Drainage: The subject property naturally drains in a northerly direction to a drywell located on the adjacent State property. The applicant is proposing to construct a drainage system onsite consisting of drywells, which will be designed for a minimum 10-year storm recurrence in accordance with the County's design criteria. 33. Essential Utilities and Services: Electricity and telephone services are available to the site. Police and fire services aze located within 1.5 miles of the subject property. The Hilo Medical Center is located about three miles from the site. AGENCIES' COMMENTS 34. Department of Public Works: Exhibit 3 -August 21, 2008 memo 35. Departmeut of Water Supply: Exhibit 4 -August 25, 2008 memo 36. Department of Environmental Management: Exhibit 5 -July 30, 2008 memo 37. Police Department: Exhibit 6 -July 31, 2008 memo 38. Office of Housing and Community Development: Exhibit 7 -August 26, 2008 memo 39. Department of Land and Natural Resources -Historic Preservation Division: Exhibit 8 - July 31, 20081etter 40. Department of Health: Exhibit 9 -July 31, 2008 memo 41. Department of Education: Exhibit 10 -August 11, 20081etter APPLICANT'S RESPONSE TO AGENCIES' COMMENTS 42. Exhibit 11 -Letters to Christopher Yuen, Planning Director dated August 21, 2008, August 25, 2008, August 26, 2008 and September 8, 2008 -6- 43. Exhibit 12 -Letter to Derek D. Pacheco, Assistant Police Chief dated August 26, 2008 AGENCIES - NO RESPONSE 44. Fire Department, Department of Land and Natural Resources -Land Division, Civil Defense Agency, Natural Resources Conservation Service, HELCO PUBLIC COMMENTS 45. As of the date of this writing, the Planning Department has not received any written comments or objections from the general public or adjacent landowners on the subject application. 7- CHANGE OF ZONE APPLIC~~h! °~ ~ 20 COUNTY OF HAWAII ,;- ~; ~ ;~-1~NT ~~^~~~ , ~r : ~ ~-1eJPdAlI PLANNING DEPARTMENT `~"`' ~ ~ ~ ~ "~ (Type or legibly print the requested information) APPLICANT '~ APPLICANT ADDRESS: 398 K1lauea Avenue Hilo Hawaii 96720 LIST APPLICANT'S INTEREST IF NOT OWNER: Branch Temple and Representative LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: Bvron Fujimoto, President PHONE:(Bus.) . (808) 935-0871 (Church) 961-6677 (Fax) 935-9677 LANDOWNER(S): Honpa Hongwanji Mission of Hawaii LANDOWNER SIGNATURE(S):- see Appendix A in Environmental Assessment DATE: June 26, 2008 (May be by letter) LANDOWNER(S) ADDRESS: 1727 Pali Highwav, Honolulu. Hawaii 96813 REQUEST: RS-10 TO RM-15 ~~titing wnin~ (Proposed Zoning) TAX MAP KEY:____~3) 2-4-01:1 I6 STREET ADDRESS OF PROPERTY: 107 West Kawili Sheet: Hilo, Hawaii 96720 SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 4.0 acres AGENT: Sidnev M. Fuke, Planning Consultant ADDRESS: 100 Pauahi Street. Suite 212, Hilo, Hawaii 96720 TELEPHONE:(Bus.)_~(808) 969-1522 (Res.) (Fax) (808) 969-7996 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Sidney M. Fuke COPIES: Bvron Fuiimoto ' F'ianning 9~~pt. Exhibit_.,__~r_ Headquarters HOI`IPA HOIYGWAI`IJI MISSIOPI OF HAWAII 1727 PALI HIGHWAY (HONOLULU, HAWAtt 96813 (PH: 522-9200 !FAX: 522-9209 June 26, 2008 TO WHOM IT MAY CONCERN: The purpose of this letter is to inform you that Honpa Hongwanji Mission of Hawaii, owner of property identified by TMK: (3) 2-4-01:116, has authorized its branch temple Honpa Hongwanji Hilo Betsuin to proceed with the development, environmental processing, legislative approval, permitting and other necessary approvals to effectuate its plans for a student housing project on TMK: (3) 2-4-01:116. Sincerely, ~~~ `. Alton Miyamoto, President Honpa Hongwanji Mission of Hawaii ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF 1. If your request is approved, do you intend to subdivide the subject land in accordance 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 requested area do you intend to subdivide? N/A b. Into what lot sizes? N/A 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? N/A If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you have no firm plans of subdividing the subject area, do you intend to: a. Sell of lease the land to someone who has firm plans? Ho~a Hongwanji Hilo Betsuin places to lease tIxe property to a company, Place Properties, who specializes in designing, constructing aced aperatsag student housing and educational carmpleses. Place Properties world design, constrict, and operate the tarn-key project. ; b. Sell or lease the land to someone who has tentative plans? c. Sell or lease the land to someone who has no plans? d. Keep it? 6. Are there any buildings on the, subject area? YES If so, what kind? There are 10 single-family rental dwellings on the property. What do you intend to do with those buildings if your request is approved? The dwellings would be demolished and the current renters would be given 6 months notice. 7. Is the subject land currently being used for any agricultural activity? NO If so, please list the kinds of products grown and on how many square feet or~acres of land per p=oduct. 8. To your knowledge, has there been any flooding and/or drainage problem on the subject area? If so, please describe the problem. The subject area is designated "%" oa the FIRM maps. However, according to DPW, the area experienced some flooding is the 2000 flood, with the possible source being the University property above of Waiakea High School Do you think that the roads leading to the subject area needs improvement? According to TZAR dated June 2008 prepared by M6E Pacific, Zeft-tarn Lane-improvements would be seeded in the pear 2013. As=*++~~ng the TZAR timeline, Zeft-turn Lane improvements wonld be constructed at that time. If so, what kind? Is the road adequate for the proposed traffic volume or load? ' 9. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? YES NO a. Schools x e. Other (please state) f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. Please also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. Place Properties would construct a 106-unit apartment complex with 400 beds, parking, and related commoa area a+~~r~ties, snch.as study areas, a computer lab area, club room, fitaess room and a game room. The facility world house the 3-story residential complex and 4-story parking structure as one building. The projected rental rate would be $975 per month per bed. This rate map be revised depending neon construction and operating costs at the tzme of project completion. 3. What specific building plans do you have for the subject land? Include in your answer the following: type of building (apartment, office, launderette, etc.); financing arrangement; timetable for construction; and any other information which you feel might help us in evaluating your request. Coastrnctioa of the apartment building would dance promptly after receiving alI rem~ired gover+++~~rt approvals and permits. It is estimated to take 14-16 months for constriction, and occupancy is anticipated in the year 2012. 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? NO If so, please elaborate on your findings in the space provided below. 5. Have you performed any study which discusses the environmental. impacts your request would have on the surrounding area and/or the County? YES Final EA in accordance with Chapter 343, BRS. If so, please elaborate on your findings in the space provided below. b. Roads x c. Sewer d. .Drainage e. .Police Protection f. Fire Protection g. Recreational Facilities x x x x x h. Public Utilities x i. Other x For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. Please refer to attached Draft EA. 10. Have you performed any historic sites study and/or survey of the subject area? If so, what were the results? Please, also, submit a copy of the study together with this change of zone supplement. Archaeological Asses~~rt conducted by Haun 6 Associates dated January 2008. Assessment concluded that no farther archaeological work is rec~~~ded based on the negative survey results. SSPD letters dated Febraary 19, 2008 aad March 17, 2008 concar and accept conclusion of Archaeological Assessment. (See Appendix B of Enviro*~+~~*+tal Assessment) G ~;~ Signature: ~i,i ~./(~ Address: 398 Kilauea Avenue Hilo, HI Telephone: 961-6677 Date: July 9, 2008 DRAFT ENVIRONMENTAL ASSESSMENT KAWILI STREET STUDENT HOUSING PROJECT a TMK: (3) 2-4-01:116 107 West Kawili Street Waiakea Cane Lots, South Hilo, Island of Hawaii Prepared for: Honpa Hongwanji Hilo Betsuin Sidney Fuke Planning Consultant June 2008 ~I1i~_ ~ 1200 Su lemental Traffic Im act Anal sis Re ort RE~~t~E~ Pp . P Y p `~~~tkNNtN AWE DEP? for Honpa Hongwanji Hilo Betsuin Student Housing Project Hilo, Island of Hawaii, Hawaii Tax Map Key Number (3)2-4001: 116 JULY 2008 Prepared for: Sidney Fuke Planning Consultant 100 Pauahi Street, Suite 212 Hilo, Hawaii 96720 Prepared by: M&E Pacific, Inc. METCAIF&EDDY I kEt3GtPA Davies Pacific Center, 841 Bishop Street Suite 1900, Honolulu, Hawaii 96813 HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT SUPPLEMENTAL TIAR Table of Contents SECTION PAGE Table of Contents ............:.............................................................................................. i List of figures ........--• ..........:....:..............................................................................:::.... i List of Tables .........................:...........:............................................................................ i Supplemental TIAR .........................................:................:............................................ 1 Figures Tables Appendices Appendix A: Signalized Intersection Level of Service (LOS) Calculations List of Figures FIGURE NUMBER TITLE Figure 16 (Revised) 2028 Total with Project Traffic Forecast with One-Way Couplet and Veterans' Center List of Tables TABLE NUMBER TITLE Table 4 (Revised) Level of Service Analysis - Kawili Street at Kino`ole Street with One-Way Couplet Table 5 (Revised) Level of Service Analysis - Kawili Street at Kapiolani Street 2028 Total with Project Forecast with Veterans' Center M & E PACIFIC, INC. PAGE i 60041670.00300 July 2008 Honpa Hongwanji Hilo Betsuin Student Housing Project TZAR HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT SUPPLEMENTAL TZAR SUPPLEMENTAL TRAFFIC IMPACT ANALYSIS REPORT for the HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT This report supplements the original traffic impact analysis report (TZAR) dated June 2008 by including the traffic impacts of the proposed Combined Veterans' Center and affordable senior housing project in Hilo, Hawaii, near the intersection of Kawili Street and Kapiolani Street. This proposed project includes amulti-purpose building for veteran and community social and cultural events and 120 apartment units for elderly veterans. This project is slated for construction upon release of County funds and was not included in the original TZAR. The traffic forecasts for the veterans center project were obtained from the °Traffic Assessment, Combined Veterans' Center and Affordable Housing Project, TMK: (3) 2-4-057:01° (June 2005) prepared by Julian Ng, Inc. The Veterans' Center. project will have three access driveways ,on Ululani Street, Kapiolani Street, and Kawili Street, with most of the traffic using the latter driveway. The traffic assessment forecast very light traffic on the Kawili Street driveway as follows: Inbound Outbound AM Peak Hour 40 25 Midday Peak Hour 45 55 PM Peak Hour 40 35 These traffic forecasts for the Veterans' Center were added to the 2028 with student housing project and one way couplet traffic forecasts since it represents a worst case but feasible scenario. Only the two intersections adjoining both projects on Kawili. Street, the Kinoole Street, and Kapiolani Street intersections were analyzed since they would be the most impacted. The new traffic forecasts for the AM, mid-day, and PM peak hours are shown on revised Figure 16 of this supplemental report. M & E PACIFIC, INC. PAGE 1 .6004'1670.00300 Juy 2008 Honpa Hongvranji Hilo t3etsuin Student Housing Project TZAR HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT SUPPLEMENTAL TIAR A level of service analysis was conducted for these two signalized intersections. The , results, of these analyses are shown on the revised Tables 4 and 5 for Kinoole. Street and Kapiolani Street,'respectively. Each table shows the level of service, delay, and volume/capacity (v/c) ratio from the original study (without Veterans' Center) and with the Veterans' Center, for each of the three analysis peak hours. Table 4 shows the results for the Kinoole Street intersection, assuming that atone-way couplet has beeh implemented with Kilauea Avenue as a mitigating me;~sure for currerit traffic operations. The results indicated that the small volumes of additional traffic would cause the overall intersection delay to increase slightly during the AM and mid-day peak hours. However, the intersection would be operating close to capacity in the 2028 PM peak hour, so that the small amount of additional traffic would cause level of service E operations. The. eastbound approach of Kawili Street, which was assumed to have a single through/right tum lane with the one-way couplet, could be restriped for separate through and right turn lanes as a mitigating measure and cause intersection delay to decrease below the level forecast in the original TIAR. When this mitigating measure is applied to the other iwo peak hours, the intersection 'and other delays also decrease below the levels forecast in the original TIAR, as shown on the revised Table 4. Table 5 shows that the additional traffic generated by the Veterans' Center would increase intersection delay slightly at the Kapiolani Street intersection but not cause any adverse traffic impact. In conclusion, the small amount of additional traffic which would be generated by the proposed Veterans' Center is not expected to alter the conclusions of the original TZAR, when the restriping of the eastbound approach Kawili Street at one-way Kinoole Street is considered. The traffic generated by the proposed student housing project is not expected to create an adverse traffic impact with the proposed mitigating measures. M 8 E PACIFIC, INC. PAGE 2 60047670.00300 Jury 2008 Honpa Hongvranji Hilo Betsuin StutleM Housing Projec[ TIAR ces HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT SUPPLEMENTAL TlAR References 1. Traffrc Assessment, Combined Veterans' Center and Affordable Housing Project, TMK (3) 2-4-057:01, Julian Ng, Inc., June 2005. M & E PACIFIC, INC. Ref-1 6004187D.00300 July 2008 Honpa Hongwar9i Hilo ee(suin S[udeM Housing Projeq TZAR l~l~~'~S Ol Z ~' W > W W U z o } `" ,nN ~' '~ L ^ S9 S4S o~n N L SZ •- 049 ° `" $in ~ ^ 54S D' p / .~ i ~. r o4 .~ ~. ^ o4s r 44 .~ 1 ~ r 4u ~ w Y S £L S ti t r SL ? O LL -+ "~ r' ~ y W a S 09 -+ ~ N o o8t -~ S £ 1 ~ ~ S LS -+ ~ O Z z ~ ~ f, N N 0 9Z 1 a Y _ y ~,,, W F . OC 3 ~_ a " N Z ~ o r w V W 5 ~ ~ ~ '~ ~ in s t- ~ ~ z ~ Z a Y N > U U z ~ } u'~ic°o L ^ SS 044 Nc~i t SE ~- 469 rn MN °D ^ 004 O W ^ V'~W ~ ; fq z I ~ l~ r oLL .~~. ^ s8s r sL ^~ l~ r ozL ~ W ~ W ~~> W S El S ti t r OZ S O 6L -~ '~ r' ~ ~ LL V Q~ S LS -+ o '~ 0 o ~~ O6L -+ S E 7 ~ N o , N 0 4S -+ p' '~ W r. S £ 7 4 8a z ~ aa~ y W ~ N F(>LL Q 3 ~ = ~ a J Q j F Q 3 ~ OZ _ Y N F' 0 Z O r ~ i ~ F co N F_' d Y a N W > W U ~ Z ~ °m°v t SOL o~n ~ r mo ~ r } ~- SE£ t SZ ^ S8S ^ OS4 p I «~ 1 ti r S£l ~-' '~+ 49S r S «-~ 1 ~-. r OL 3 w Y SO Z J ~ t r SL J 0 9L -~ "~ ~" ~ w 48 4 ~ o ~ ~ OSL ~ S 7 ~ o O Z9 ~ ~ 0 £ 7 ~ `~ N O SL 7 QW s. i y F. W ~ 6 3 ~ = ~ a N Tables ~^ -~ ai a W U ~ j wW MJ N W u. ao H J W W W Z J (~ a_ 0 Z V W T ~ _ F ?~ W ~ W N ~' Q N W W ~ J 0 o~ ~ F.. a~ 1w F- ~ Q 0 H wa W = ~ F- N J ~ . Q 4~ ~ Y 0 N O N * U ado ~ rO1i n c°DO rn a > o 0 0 0 0 0 z U J oD [~1 c+I V N M 01 O ~ F p opt c+0i ~~i N ~ ~ ~ v Y 3 0 ^ ^ O D U O U O W F U rn o cCOV cMO m d Z > o ~ o 0 0 a U m o ~ o eo co W W N m M ~ N i p c +~ v i > ^ W ~ c U U U ^ 3 0 *a. U n coo of V'- v rn F > 0 0 0 0 0 0 ~ v J M m ~ ~ ~ o .- ~ V p F W p M N M N N N N ~ W S ~ Q 3 0 ^ U U U U U U ^ u a ~ U rn m ~ v m a Z > 0 0 0 0 0 p ~ U h W '- N o m h; n F p rn V' ~ ~O o N o N rn ~ M ~A 3 w p ^ w ~ ~ m U m p '~ U ~ ~ N N V o] Z ~ O 0 0 O O O U J o m ~ m <- m <- in d' W ~ N N ~ ~ r ~ r ~ o > ~ 3 o U o U m m m m ^ Y W F U ono m o 'M7 n a Z > o c o 0 0 Q U = w o ~ ~- m .- m t ao v ai ai ci a7 W p cn u~ ~ ~ r c9 3 N p p q ~ ~ m m m ^ , 2 a 0 ~ a ~ ~ t .y U a F- v ~ ,~ m O a Z m m ~ W oF Q'~ ~ a n a ~l , 3 a. ~ 0 m O L ~ g m~ ~ O W W F~ ~F-.f~ ~ . N to fn . N N O F Z .O-. ~ N C ~ Y Y Y i~ W W v) ~ J N r. Z mQO W V Q ~j N1 W ~ Q aow ~ W ~ ~ ~ W "" ..1 J W '"' a W V y Z W '"~ W H W 0 LL !"' W, a '"~ ~' N O H N O N ~ U m ~ m ov m ~ o n ~ Z > ci o 0 0 0 o 0 0 0 U J O V m O O O r N (O r N O O W W ^ (V V P7 M to N m N r M ~ V N lb t0 M O to r M 0 ~ (D 1!') (O [F > 2 3 O ^ U W U ^ ^ ^ ^ ^ U ^ W ^ Y w ~ U n ~ m c rn ~ o n n ~ d r Z j o 0 0 0 0 0 0 0 0 L R U tf7 O ~ r O N lfl to (O (O W n (O F W N N E GD fV V' N W' M O m R ~ W Q d' M t[1 N N V W M tl' M V In V' o 3 0 ^ v ^ U ^ ^ ^ ^ a c.~ ^ ^ ~ U ~ v rn v ~ ~ N ~ n ~-- > 0 0 0 0 0 0 0 0 0 z ~ (.1 ~ r N r (p tp O r aD O V: tD r ~ ^ W n m ~q IN Oi oo N C O (O ao N V O W E M V' r t0 N r M N N N M N V 2 > N a 3 o ^ ^ m W U m U U m v ^ ~ ^ W °~ ~ U ~ v rn v ~ ~ ~ ~ ~ a Z U > 0 0 0 0 0 0 0 0 0 O J W n (O ao [O u] M N W O> (L1 (O ~ M W wo ~ M ~n Q of r N yf7 ao N r r M v N of r vi N r~ M .- N M V' O ^ ^ m ^ U m U U m U ^ U ^ ~' U ~ ~ ONE In aOD N N ~ (NO F Z ~ O Ci 0 0 0 0 0 0 0 U J m ~n n o v, M ao ry n v ao u~ co ~ W W Q tt M ~^ V' n ~- r W tr M 0 N aD M M N O N W N Ih M i[I N o ~ 2 ~ 0 ^ O m O D U ^ U U U ^ U ^ Y Q W ~ H C1 o n ~ h O o ~ o O n N ~ N r r r (p a Z > o 0 0 0 0 0 0 0 0 Q U J N W 4] O M O O n M M r 0 a0 F W v o r~ o v ai ed ni o v ~ vi of ^ M V' r ~n M r M N N N M N M 3 o n ^ m ^ U m ^ U U U ^ U ^ x O m m t t m ~ a J J ~ U J o c r c s ~ ~ ~ l- ~ ° c v f6 01 N R m n l6 N ~ W f6 n ~ J Q' d J J n -~ ~ O '--~ ~ Z~ _ _ _ nit °-~ra ~zQ ~r O j Z ~ Q H o a~ o m~ o m~ o ~ W ~ ~ W JI-- JF-~JF-~J1-- ~ W ~ ~ ~ ~ C C f0 R O O Z ~ Y Y Y Y -x A Signalized Intersection Level of Service (LOS) Calculations o C f I ~ m r a P „° € m o ~ a N - - - ~I Q _ o ~I _ I - fv u - z a ~ ~ c w ~ o x ~ a~ rc i ? ~ ~ ~ ~ ~ a N NI N h 5 ~ ~ a ~ I g - M - J ZQ ~ pp N x J m ~ i, m „ aV ry O OO U N F 3 J ~ ryI J NI ~ n Z . ] ~ ~ a e e S 9 ~ E 3 3 ~ q N N N N z € m f q~ ~ n ~ ~ „ „ f E 3~ F ~ b n d O ° € 2 ~ ~ U € ~ ~~++sm S S a ~ ' o ~ b ~ 5 p fi p@ 2 ,$§ b € $ t ~ ~ ~ a 3 V ~ C m s 9 2 ~u B9 ~ ~ _ ~ ~ ~ 88 8 ~ 3 2 2 ~ 6 x A ~.. 2 m ~ 5 w3 a uR 6 ~ ~ z c u : 4'a rt~ 3 ~ $ $ E r $ .~' N z $ o a ~ N € o ~ ~ ~ N t E o m ~ a m - z ° w o m y m % & s P N Y ~ a < - $ ro ~ d~ ~ I z m ~ Y ~ m ~ Cf i ~ P3 tL o ms Y- - _ - ~ m _ ~ ~ ~ S -° P - e ~ - ~ B F ' a "~ m - ,h,~ o a C € 9 60 0-, 3 t 3 S n n z ~ ^ 3Eg a ~ ~ ~ 6 € ~ . a ~ 3 ~ Y ~ e a L u ¢ g ~ 9 ~ 3 ~ ~ ~ ~ _ a 3 € ~ s i ~ $ a ` ~ p p € yC a ~ B . § _ ~ ~ ~ ~ s o ~j ¢ 99 Z~Sb $ 5 2 3 S Y ~ q S 5 r~i ~ ~ s m ~ ® ~ °z ~, s i ~' S 3 2 d s fa' a 3 S 9 t 5a¢q eW ~u° ' 3 s~ E~ ~i ai ~ ~ ~ ~ a ~ ~ ~ _ ~ N o ~ , N w ~ ~ ~ - _ o o I ~ F ' S d S rv z € ° ~ a F ~ ~ = 5 x ~ v 9 ; I ~ # ~ 3 z _ ~ € ~ N ' rv ~ ~ - ~ rc f ~ z b I - g n m C n ~ z € eO c e m J w ~ F ~ ~ Y ~ F - a ~ m v ~ ry o .: 2a U Z 5 r s N Z Q J . m F n q .. ~ ~`i O Q Z S~ NI c .r. n ~ N Z F J C i e EF ~^ _ dN_. ~ m ~ ~ o r a fO V r Q~ C W ~ } ° 8 € g - rv 9 .Fa ° v ! 9 ,m F _ ~ ~ AO m _ ~ n ~ P c U .. 6 Q ~ ¢ u m ~ . N N z g S ' N ~ 3 _ y ~ ~ m J b '2 PG O a 3 yy 6 g 3 B 6 Y n C Y •'4 ~ ~' - a g ~ 0 3 ~ ~ ~ ~ ~ ~ 3 4 a m ~ € 8 n 8 ~ E "rg a s 'a 'a S 'b ~ ~ ~ ~ ~ 6y ti g5 e n a~j ? ` Sg 3 ~ ~ m s ~ EE g g 3 ~ y 5 S § t3 4 Y~ 5 as ~ ti 3 ~ 5 $ ~ m ~ ~ ~ ~ R S ~ E 9 ~ d ~ Fa' 3 3 3 21 r] . . S c I aI ~ rv e n & N z ~ c ~ € S G N rv n R ~ rv e ,. x a e e < c _ _ a e 5 a S N rv N n Z ~ °n C y s - ~ 'S 3 ' $ & € S rv ~~ N - ~ ~ 2 4 a ~ c ° ~ a ~ - gg gggggg yygg ~ m o M A e o z u ~ g 9 ~~ ~ °s € n C rv c - ~ t - - - m < a m U - i C S rv Z .. ~ - ~ n ~ a ~ I u .; 6 ~ 9 z F `~ i - J ~~ F J o s r g s N z n `° ~ e ~. 3 3 ~ b" rv rv rv ^ z ~ 6 3 ~ ~ n F a Q Q ~ ~ ~ ~ 14 e a F ' v+ P ~ .~ ~ ~ u. 9 u ~ $ ~ ~ ~ q § gS 5 ~ ~ ~ ~ € 2 ~ a a ~ o E ~ ~ a ~~~ e g s ~ l ~ ~ ° ~ 9 3 ~ a ~ ~ ~ 3 ~ ~ ~ s ~ ~ ~ ~ S e $s „~ 2~' z <~ 4e 1' CI mI rc N rv lm Z 9 P p Ci € $ S ~ N O N ^ E o d p 3 _ `o ~J' P Z ° I ° p m N m ~ X ~ A ~ ~ ~ o Z _ L ~ ~ ~ O z a ^ ~ ~ » ~ ~~ ~ e I z v . ~ ~ z ^ e U ~ y ~ z i F h b! N N a ~ ~ F - ~ ~ e ? ~ N Q Y I M N N Z ~1 _ a r ~ T _ o & p n - j ~ ~ J $ ~ ~ 1 N $ a Z ~ p C C ~ 'e~ o l~ m g n - O a V p °a S ~ $ g ~ ~ N ~ Fj ~ s g 9 's ~ F - S G e a o h ° crv: p ^ n O ~? N z ^ ~ rc 3 ` ~ ~ ' ~ m~ ` a , ~ a 2 e $ ~ ~ 3 $ Fx ~ Y B ~ h : ~ ~ ~ Y Y ~ G ~ p 5„ ~ ~ ~ ~ ~ - ~ G A L m ~ € _ ~ - _ f ~~ N e ~ ~ E ~ E ~ ~ ` ~' ~ € " ~ a ~ ~ b ~ $ a e ~ gg _ ~ gI ~ $ e ° N z p a e _ _ rv ~ ~ 5 ~ rv rv m z „ p m ~ y ~ x ~ s x ~ g _ a 3 z ~ ~ ~4 4 ~ ^ f 8 ° I ~ a ~~ ~ 6 o Z U m J ~ ~gqq ~g ~~2~ ~ 5 rs- $ P ~ e ;° F - a °° ~ ° „ ~ ~ rv o N U ^ m 1 h rv S N Z .J - n - v ~ ~ c ^I e r U - I J ~ w _ ~ ~ ,~'I ¢ ~ 2 ~ ~ g s. rv Z L' C _ ~ = v e c d U U ~ F 7 Y I B ~ Ft $ A ~ e ggg 9 W F - ~ n _ ry e ri U ^ n a a ~ ~ - o _ ~ 3 N n z e .- „~, ~pq u ~ s r S ~ ~ ' e ~ 3 ~ 3 a z $ m 3 e E ~5 P e GG 9 c y T t ~ ~ ~~ p ~ g Lgg ` 8 a s` a ~ S a ~~~ 9 A S ~ S 5° ~ $ ~ d ~ 3 ~ W b ~ S ~ ~ ° ~ d 3 > ~ ~` ~ ~ d ~ r al u ~ a v c `~ ' e 8~ Ye 5 r B ~, i $W I am SY ~ a Y _ 0 ~ ^ n S - Z T r ~ R n ~ ^ 0 9 U U 3 , , v ~ ~ ~ G - ~ € ~ 2 ~ - _ _ e _ N u , ~ ~ ~ ~ ~ ^ m S - z f € e -F' ~ - _ ° ~ ,:~ ~ n e "gy m .°. J ~j ? ~+ - Z J - t°a n ~ v i N - ~ 0 h p C ~ S rk J I a j j „ a ~ c ryl E :, M - z 6 a ^ < W F ~ ® tF n~ - ~ ~ j ~ C F - m ~ o q ^I ~ n rv C ~ ~ T - = - - z c {~ F 3 ~ s 0 £ ~ ~ m Y ° ~ ~ ~ c ~ ~ 9 ~ V ,~ • ' ~ 3 ~ a d e 6 ~ ~ q S m 8 ~ < L ~ a ~ a & ~ pq - ~ $ ~ 4 S '~ ' ~ ~ ~ ~ S ~ ~ n ~ W ~ p ~ ~ ~ a ~ ~ £ ~ ~ Y 3 s ~A $J~ ~~ ~' z x G ' 't ~ ~' - Z ~ ~ - _ ~~ ~ a r ' o n U U i ~ 3 33 c 0 '2 ~ ~ $ a a _ ~ ~ ~ ~ F ry ~~ h ,: n e v U < ~ Y ~ 2 .mo o - Z N e .i - = n~ a ry n N n o ~ U 'ay 8 5a : g = a z ~ u fll b ~~`9" ~ 2 R p S ~ ~nm' S. - h 0 ~ ~ ..] C - - p 6 y~ F Q Q in n m 1 ~ m m L1 ~ y ,Z v ~ •l ~ n m h o a m .°n j 3 ~ ~ ~ 3 - l '~ S Z n Z p ~ O ~ N ry P j` 1' 6< 6 ~.1 J P ~ WF LL ~ ~ f T 3Y~~ 3 y ~ e ~ g a 6 e e 8 ~ gg g s ~ ' ` " ~ 5 's ~ 3 ~ ~, P ~ ~ e g d ' 3 s z $ ~ l f X - ~ ~ ~ ~~~~ & ~ ~ ~ ~ a ~ W ~ ~ a ~ ~ 5 e ! ~ ~ ~ s ~ ~~ U Pe I I N ~ O IF ~°n ~ $ - IN .°.~ o ? ~ F ~ ° h - ^I ° m o 'I Q 3 I _ . . _ : . a ^ 9 - z ~ - p m ~ - a d o o ~ u b', ~, ~ ~ , w Y w ; X ~ ~ ~ ° - 2 gg 2 C - '-~ ~ H U V C _ K 3 ~ O ~ a - i ~ Q G - o 9 $ J g _ ~ F _ _ m ry ~ „ ~ _ r e E S - N IN z ~ ~ _ _ C ea d u ^ , . ~ ~ U - CC aa CCC C O O a ~ ~ o O $ ~. N N S ~ q ..p $~y pp 3 ~ m e ~ ~ I_~ q 3 f m C ~ m _ m m G < Z i _ m ~ N N Z .n ..1 _ O $ m m Vl o d U m II ~ C ~ R _ - ..~ z U R ~ 1 S' T N Et - N N Z p m W P. ~ e G _ ~ ; g J P. F - ~ ~ a c m .-n 0 . A _ {. ~T j N N '' C a ~~3`` LL yr <y • ~ i 9 C J ..l a ~. Y rrb 3 ~ ~ E s ~ s ~ c ~ ~ v ~ f p9m ~ ~ ~ ~ § ~ ~ ~ . a #' L 4 ~ ~ E _ o Y n ~ ~ ~ ~` s _ E ~ n ge ~ ~ m s ~ ~ ~ ~ ' ~` 8 '~ - $ n m ~ s ~ _ e ~ ~ 5 ` ~ 4 6 ~ N a b f c°5 E e~ ~ p E } q~ C n ~ ~ n J .°. ~ ~ .9 b ~ 9 $ ~ $ ~. 3 3 S a ~F ~a ~x sl a ~ „ a a N ~ ~ I e~ $ ~ r m ~ N ,° o . & ~' ° _ ~ °- ~' d n w o e D „ 5 .~ . ~ ~ . F 8 ~ ON ~ , _ _ C $ _ P m O ~ a m ~ ~ W ~ M 3 _ b ~. n _ N P - N N n Z KK C a~ ~ ~ ~ N O O ~ V ~ C C ~ F ~ 3 a i ~ ~ c' - ~ N m „e, o ~ y^! F - _ m $ .°+ `~ „~~ ° ~ m V Y f2 € ^ n w $dd ~ e _ 2 G g J Q Q 2 ~ ~ - N n 2 .d .~ a ~ ~ a e ~ h r o ~ p .N. ~ C ~ m a Q Z ryl 1 E' N O O~ _ N N m Z ~ F t- ~ (f h O O a ~ ~ i ~i~i~i i ~ ~ _ ~~ N m S S F J ._ vOi _ ~ r _ _ O d Ll q m f e~ a~ w g ~ ~ a £ S e n ~ ~ ~ i s D ? SS ~ 6 4 t _ ~ 9 U € gi ~ S c ~ g ~ Y a $~iN ~ ~ 2 ~ ~ a ~ ~ ~ ~ ~ ~ 3 {° 8 ~ a ~ $ gpp ~ ~~ 00 ~ ~ J § ~ S c ~ 2 ~ ~ ~ ~ ~ ~ # # e~ 6y~y V° ze e I a 5 ^ - Z JI - -m ~" e - ,n a .,, p , ~ ? ~ - - Z 3 C - .-e e.c~ .- rv r n a a ~ U p r E C J p e ~ F ~~ p ~ _ z J _ _ tl~„ `~ _ o o e p m ^ 'b ~ A p Jj' ~ ~ @ iF $ °~ - rv n ~ _ J C pp 6 F - ~ ~~ n n e7 O1 ~( O hl 0 2 T i 1 a v N J ~p a ~ ~ e m ~ <J Z ol n > n E r e - Z F F n U + ~ y4 F C ~ ~ - n ~ e ~ ~ j n a ¢ 3 B F - y 3 2 °m ~ u ~ry,' n m U ~ n ~ < m F 3 3 b J J ~o - H yy °' n U ? ~ i OO 3 F a ~ 3 Q PS ~ FF 3 b i b ~ ~ ~ ~ s qq ~ 6 ` ~~S p y $ E gy ~ k 9 < 5 ~ r. ~ ~ B g ` 9 5 g J e a n b ~ $Y( ~ Y l $ a p a 3 ~ . e ~ ~ ~ fi ~ ~ 8 'e¢ ~§ ~~ G ~ ~ ~ ~ y i } § 5 9 $ ~ 3 ~. m m q ~ 5 py~ ~ ~ ~ b ¢ S~ EG 3 O i C LI W S J P.~ S 2 IR S U ~ d S O S $ S E °o~ L ~_~ l @ 9 R m - n z p n o W € h a - rv n o m $ F - w Fn ~ B F' n o & p . _ _ y e Z ' J - v ~ ~ ^ ~ e e r U n q 3 ~ g ~ a x o _ .°.~ o ~ ~ z F _ ~ °~O - _ u e o o ~'d u ~ e i2 G _ &' - z a € ~ .a - _ ^ 'a ~ ~ it rv o €i m n e e z U z a ~~~ ~ ~ S - '~ ~ ~ _ F ~ g 3 3 _ - ri ce J Gy "3 o Z J - S h ~ O ~ N - m P y F F m 3 _ J C ~ ~ 6 n Z J J - „ p m ~ ' ~+ - rc < a e ~ 3 s J J m ,°~ ~ }} 3I~ ~ ` Y ~ ~' a ~ ~ g 8 a a T § ~ % i y ~'~ ~ ~ ~ ~ a ~ a ~ a 3 ~ g ~ ~ ~ ° W ~ ~ a $ ~ 3 ! ~ ~ ~ ~ ~ ~a g~ ~9 s~ x DRAFT ENVIRONMENTAL ASSESSMENT KAWILI STREET STUDENT HOUSING PROJECT Prepared for: Honp a Hongwanji Hilo Betsuin June 2008 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment TABLE OF CONTENTS 1.0 SUMMARY ................................................................................................................. ....... 1 2.0 PROJECT DESCRIPTION AND EA PROCESS ..................................................... ........ 3 2.1 PROJECT LOCATION ...............:................................................................... ....... 3 2.2 LAND OWNERSHIP ...................................................................................... ....... 3 2.3 APPLICANT ................................................................................................... ........3 2.4 APPROVING AGENCY .............................................................:.................. ........ 3 2.5 PLANNING CONSULTANT ........................................................................ ........ 3 2.7 EXISTING AND SURROUNDING USES ................................................... ........ 9 2.8 PROJECT DESCRIPTION ............................................................................ ......10 2.9 NEED AND OBJECTIVES OF THE PROPOSED PROJECT ... ................. ...... 11 2.10 PROJECT SCHEDULE AND COST ...........................:................................. ...... 12 3.0 ALTERNATIVES ....................................................................................................... ......27 4.0 ENVIRONMENTAL SETTING, POTENTIAL IMPACTS, AND MITIGATIVE MEA SURES ................................................................................................................ ...... 29 4.1 PHYSICAL ENVIRONMENT ....................................................................... ...... 29 4.1.1 Climate ............................................................................................... ...... 29 4.1.2 Geology ............................................................:................................. ......29 4.1.3 Soils .................................................................................................... ......30 4.1.4 Natural Hazaxds ................................................:................................. ...... 31 4.1:5 Flora and Fauna .................................................................................. ...... 32 4.2 HUMAN ENVIRONMENT ........................................................................... ...... 32 4.2.1 Historical and Archaeological Resources .................................:........... ...... 32 4.2.2 Cultural Resouxces .............................................................................. ...... 33 :4.2.3 WatexResouxces ................................................................................. .:....34 4.2.4 Aix Quality .......................................................................................... ...... 34 4.2.5 Noise .................................................................................................. ......35 4.2.6 Scenic Resouxces ................................................................................ ...... 36 4.3 PUBLIC FACILITIES, UTILITIES, AND SERVICES .................................. ...... 37 4.3.1 Roads and Txaffic ............................................................................... ...... 37 4.3.2 Water System ...................................................................................... ...... 38 4.3.3 Wastewater System ............................................................................. ......38 4.3.4 Solid Waste ......................................................................................... ...... 39 4.3.5 Drainage System ................................................................................. ...... 39 4.3.6 Electric/Communications Systems ..................................................... ...... 40 4.3.7 Recreation Facilities ............................................................................ ......40 4.4 SOCIO-ECONOMIC CHARACTERISTICS ................................................ ......41 4.4.1 Population, Income, Housing ............................................................. ...... 41 4.4.2 Employment ....................................................................................... ......43 4.5 PUBLIC SERVICES ....................................................................................... ...... 43 4.5:1 Police, Fixe, and Emergency Services Protection ................................. ...... 43 4.5.2 Health Care ........................................................................................ ...... 44 5.0 REL ATIONSHIP TO PLANS, POLICIES, AND CONTROLS ............................... ...... 45 5.1 STATE OF HAWAI`I ..................................................................................... ...... 45 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment 5.1.] Chapter 343, HRS ............................................................................... ......45 5.1.2 State Land Use Law Chapter 205, HRS ............................................... ...... 45 5.1.3 Coastal Zone Management Act, Chapter 205A, HRS .......................... ...... 45 5.2 COUNTY OF HAWAI`I ................................................................................. ...... 46 5.2.1 General Plan of the County of Hawai`i ............................................... ...... 46 5.2.2 Special Management Area (SMA) ........................................................ ...... 51 5.2.3 County Zoning ................................................................................... ......51 6.0 FINDINGS AND DETERMINATION .................................................................... ...... 55 6.1 SIGNIFICANCE CRITERIA ........................................................................ ...... 55 6.2 DETERMINATION ....................................................................................... ......57 7.0 AGENCIES, ORGANIZATIONS, AND INDIVIDUALS TO BE CONSULTED . ...... 59 7.1 APPROVING AGENCY ................................................................................. ..... 59 7.2 COUNTY OF HAWAI`I ................................................................................. ...... 59 7.3 STATE OF HAWAI`I ..................................................................................... ...... 59 7.4 FEDERAL .....:................................................................................................. ......59 7.5 LIBRARIES ..................................................................................................... ......60 7.6. NEWS MEDIA ............................................................................................... ...... 60 7.7 PRIVATE ......................................................................................................... .....60 7.8 COMMUNITY ................................................................................................ ......60 8.0 REFERENCES ........................................................................................................... ..... 61 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment LIST OF FIGURES FIGURE FOLLOWS PAGE 1 Location Map ..........................................................................:....................................... ........4 2 Tax Map ICey Map ......................................................................................................... ........ 6 3 Site Photographs ............................................................................................................. ......12 4 Hawaii County Zoning Map of Vicinity .................................................................... ......14 5 Kawili Street Student Housing Project Preliminary Site Plan .................................. ......16 6 I{awili Street Student Housing Project Typical 3-BR Unii Layout ......................... ......18 7 Kawili Street Student Housing Project Typical 4-BR Unit Layout ......................... ...... 20 8 Kawili Stteet Student Housing Project Elevation ..................................................... ...... 22 9 Kawili Street Student Housing Target Maxkets ......................................................... ...... 24 10 Flood Insurance Rate Map ............................................................................................ ...... 32 11 Hawaii County Code: Multiple-Family Residential District ................................... ...... 52 LIST OF TABLES TABLE PAGE 1 Kawili Street Student Housing Project Breakdown ........................................................10 2 Demographic Characteristics 2000 ....................................................................................41 3 Per Capita Income by Census Designated Place, 2000 ..................................................42 APPENDICES APPENDIX A ArchaeolagicalArse.ument-TMK: (3) 2-4-01:116, Land of Waiakea, South Hilo District; Island of Hawaii; Haun & Associates, January 2008 State Historic Preservation Division Letter Dated February 19, 2008 State Historic Preservation Division Letter Dated March 17, 2008 B Traffzc Impact Analy~z.r Report, TMK: (3) 2-4-01:116, June 2008, M&E Pacific, Inc. C Letter from Planning Director Christopher J. Yuen to Dennis J. Hirota, Hawaii Kahi LLC, dated October 24, 2007 iii KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment LIST OF ACRONYMS AND ABBREVIATIONS ALISH Agricultural Lands of Importance to the State of Hawaii CDP Census Designated Place CZM Hawaii Coastal Zone Management DBEDT State Department of Business Economic Development & Tourism DEM Department of Environmental Management DLNR State Department of Land and Natural Resources DOH State Department of Health DWS County of Hawaii Department of Water Supply EA Environmental Assessment EIS Environmental Impact Statement FEMA Federal Emergency Management Agency FIRM Flood Insurance Rate Map FONSI Finding of No Significant Impact HAR Hawaii Administrative Rules HCC Hawaii Community College HELCO Hawaii Electric bight Company HHHB Honpa Hongwanji Hilo Betsuin HRS Hawaii Revised Statutes LSB Land Study Bureau LUC State Land Use Commission LUPAG Land Use Pattern Allocation Guide mgd million gallons per day msl mean sea level NOAA National Oceanic and Atmospheric Administration NPDES National Pollutant Discharge Elimination Systems NRCS U.S. Department of Agriculture Natural Resources Conservation Services OEQC Office of Environmental Quality Control ~ SHPD State Historic Preservation Division SMA Special Management Area TIAR Traffic Impact Analysis Report TMI{ Tax Map I{ey UH University of Hawaii UIC Underground Injection Contro HAWAIIAN WORD DEFINITIONS Ahupua`a Land division usually extending from the uplands to the sea, so called because the boundary was marked by a heap (ahu) of stones surtnounted by an image of a pig (pua`a). ~_ t. Mauka Inland, or duecuonally towards the mountain 1.0 SUMMARY KAWILI STREET STUDENT HOUSING PROJECT Draft Envirotmental Assessment 1.0 SUMMARY This Draft Environmental Assessment (EA) is prepared in accordance with Chapter 343, Hawai i Revised Statutes (HRS), fox the proposed Kawili Street Student Housing Project (the "Project") at Waiakea, South Hilo, Island of Hawaii. Project Name: Kawili Stteet Student Housing Project Location and Address: 107 West Kawili Street • Island of Hawaii, Hilo, Waiakea Cane Lots, Hawaii Judicial District: Hawaii Landowner: Honpa Hongwanji Mission of Hawaii Applicant: Honpa Hongwanji Hilo Betsuin Tax Map Key: (3) 2-4-01:116 Project Area: 4.0± acres Existing Uses: Single-family residential dwellings Proposed Use: 106-unit multi-level student housing facility, maximum 400 beds; multi-level parking structure; related common area amenities Land Use State Land Use: Urban Designations: General Plan: Medium Density Urban County Zoning: Single-Family Residential (RS-10) Special Management Area: No Permits/ Approvals Requited: Compliance with Chapter 343, HRS Change of Zone Plan Approval Grading/Building Pemut NPDES Permit Chapter 343, HRS Trigger: Use of State or County lands -County Road Improvements Approving Agency: County of Hawaii Planning Department Anticipated Determination: Finding of No Significant Impact (FONSI) KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment Action Requested: Change of Zone from RS-10 to RM-1.5 Plan Approval Agencies and Departments Consulted: Coun Department of Environmental Management (DEM) -Wastewater Division Department of Finance -Real Property Department of Public Works -Engineering Division Department of Water Supply Fire Department Police Department Office of Housing and Community Development Planning Department State Depaztment of Land and Natural Resources (DLNR), State Historic Preservation Division (SHPD) Depaztment of Health, Office of Environmental Quality Conttol (OEQC) University of Hawaii at Hilo (UH Hilo) Preparer of the Draft EA The following identifies individuals and organizations involved in the preparation of the Draft EA and their respective contributions: Honpa Hongwanji Hilo Betsuin Hazry Yada, President Sidney Fuke, Planning Consultant Project Coordinator Hawaii Kahi LLC Project Facilitator Place Properties Project Developer Makani Resources, Constance R. Kiriu Draft EA Preparation Technical Consultants M & E Pacific Haun & Associates Traffic Impact Analysis Report Archaeological Assessment 2 2.0 PROTECT DESCRIPTION AND EA PROCESS Ks1WILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment 2.0 PROJECT DESCRIPTION AND EA PROCESS 2.1 PROJECT LOCATION Kawili Street Srudent Housing Project (the "Project") will be located in the Ciry of Hilo in the Waiakea Cane Lots, Waiakea, South Hilo, County of Hawaii. Specifically, the 4.0-acre parcel is located on the southern corner of the Kawili/I{.ino`ole Street intersection adjacent to and below the Waiakea High School campus (Figuze 1), and is identified by Tax Map I{ey (I'MI{): (3) 2-4-01:116 (the "Property") i e 2). 2.2 LAND OWNERSHIP Honpa Hongwanji Mission of Hawaii is the landowner of the Pxoperry. 2.3 APPLICANT Honpa Hongwanji Hilo Betsuin (HHHB) is the applicant requesting governmental permits and approvals. HHHB is an eleemosynary Shin Buddhist organization established in 1889. It is the oldest Shin organization in the West. After careful srudy, HHHB seeks to provide student housing on its Pxopexry to meet the needs and demands of the educational community. Contact: Rimban Rev. Tatsuo Muneto 398 Ktyauea Avenue Hilo, Hawaii 96720 Phone: (808) 961-6677 /Fax: (808) 935-9677 2.4 APPROVING AGENCY In accordance with Chapter 343, HRS, fox private entities, the agency issuing the major permit is the approving agency. In this instance, the County of Hawaii Planning Department is the agency responsible for reviewing plans fox plan approval following the legislative change of zone action. Contact: Christopher J. Yuen, Duector County of Hawaii Planning Department 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720-3034 Phone: (808) 961-8288 /Fax: (808) 961-8742 2.5 PLANNING CONSULTANT The planning consultant is Sidney Fuke. Contact: Sidney Fuke, Planning Consultant 100 pauahi Street, Suite 212 Hilo, Hawaii 96720 Telephone: (808) 969-1522 /Fax: (808) 969-7996 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment This page intentionally left blank 4 i~ ~' ~ I ~ ~ j D`\, :\ ~~'lrt4 ~~` `t~K~\ '~~P o> -- ~-~ =--~" x ~ ~,,.~.--., ~ ':~ ~~u -~---- e' y3' e ~ aaniii ~~ ~ y l . ® ~ 1©C ~ leanti c II U ~ i ~ s x n s° a t _.._ .. {- - C G ~W g gg a S ~ o x g u y ;'• i Pr . ®~ ~ r a !s e ~ ~.. ® ,` "~ , _ _ __._f- . _l .~ ~g` ~ ;' ;,r %' ,: a ,~ W ~ ~ ~ r ~~ ~ l~P: ~~__,_ \ , l.: ~ ,. r ~~~ ~~. ~ ~~'`~ 1 ~ ' W ¢~~ J~ ~ ` ~~)~~ r ~ xF~, \ ~~ ~.r'~ C 1 1 r _ u ~~ ~ r ~-CC ~~ ~/ iV ~~ S y. ~ . f ~, ~~ '~ ~ ) g '~ , ` r- ronw~inru ~ ' ~ ~~~ ~.U. ~C . i~ d ° < ~ ~1 ~~ r . .y ti. I. 1 ` ~ t I 1 O• ~ _~~, - -- 1 .-.; r ;~ ~ ~. ~ ~~ I -J F:. ~ Li 1 ~1 ~ 1 ~ ' ~ \ \~ \ i .-~ 6e . j'. r ~ `` t` \ ~ -. l i .Q a Q .~ m x w 0 0 a°~ .a -~ o U wa KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment This page intentionally left blank. 6 7 =r- tl~'xr o W '^ 5 0 ~ . r ~ ,. > 34tlw Z ~_ ~ m < d z ~ e~i r. S c F ~ .C Q, rr oaLL < ~ 4~~U E"y ~"~ r ~ O < vJai d ~0~~ V ~.' ~Z a r (. Q n ..o , r 0 ~ F. y ~aa~~m`, W r.l NAw : - v, o - Q ®4QU~ ~ w W W Q ~~ ~. ~oo~xh x~~ °< ~~N 9 a ~ We o p., N ~" ~ " 0 c~~~•g 0 A*ffo 4~G -,` d ~ ~a~a; ~. oar ~ p a ~` ao9 /_.. M. Q 1 pow ~ ~ "~ ~ toe d..~ zW 5z pz~ 9 " ~~ S 8 r. 9~ 7 4~~w~ ~°/^y PLP V Qa r QV rp J F /^OS \` ~ i f~ '' l u 8 d d Q~~ /~\ _b-_ Do ~ s O i\ u Q 6w ~„~ /~ ~ ~ n J p ~ ~ po9 ~~ D 4~~I` 0/ n c 4 N f yr.F~ c/~ ~ ~ ~4~d nW ~ .~ E °o q of on«'~Ce ~ 'q' F i Q ~~ QUO °~ & ~ " i ..° m oc> 0 m W eN Ads c~ 3~v~ Al j U \ u ~0~~ ~.` 0 U i u T EP~~U~ 0 ~ ,yy ~ 3 .C , y~. i~ ®$ 6 i---. Q k y 4~~ ni ~ __ ~~p ~ q ai r s i 0.~ ~ ,~° p e mi ~ i 4 r°"~ `~ a~~ ~ ~ uh a! ,q~ ~ b ~ f Cio n i ~ w1L~- ,,T`g ,h 1 14~ lam' p U; ~ (~~}~ i 1.w~+a_mar,~~ Wom ~` ~ ^ ~ Q ~ ~ e ~* ° . i N' `~ ~ m A o Q m~IQ ~, u ~ W n -`7- .r I ~ -` i ; p ~a =`J ` 1C /K/9YNJ ` 3,2u ~ I~ I~ Ie ~ A v ~' ~~ u I WJ phh ~9 1 ~' ~n ~.. •a seo ~o~ Q I ly4 J~ NII 'F -,.,.r,.w xyEF ~~ a' ~ ~@ ni'a l~ Z a NI Z'• cq~ye` p p , U d O F'~ ~N O C. b N y w r~ ~ ~ v wH~ KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment This page intentionally left blank 8 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment 2.6 COMPLIANCE WITH STATE OF HAWAII AND HAWAII COUNTY ENVIRONMENTAL LAWS The preparation of an Environmental Assessment (EA) is being undertaken to address requirements of Chapter 343, HRS, and the Department of Health's (DOH) Tide 11, Chapter 200, HAR, Environmental Impact Rules. Section 343-5, HRS, establishes nine "triggers" that require compliance with these regulations. The trigger fox I{awili Street Student Housing includes, but may not be limited to, the following: • The use of County land due to proposed highway intersection improvements on Kawili Street and possible related infrastructure improvements fox water, sewer, drainage or other facilities. While the specific nature of each improvement is not known at this time, the EA is intended to address all current and future instances involving the use o£ County lands relating to Kawili Street Student Housing Project. A fmding of no significant impact (FONSI) is anticipated. The EA will also be used to accompany HHHB's Change of Zone Application as the County Environmental Planning Report in accordance with Chapter 25-1-5, 25-2-42(a), Hawaii County Code, and Rule 14 of the Planning Department relating to County Environmental Reports. 2.7 EXISTING AND SURROUNDING USES Existing Uses. The 4.0-acre rectangular Property contains ten single family dwelling rental units, which are surrounded by grassed lawn. Banana trees line portions of the Property's fenced boundaries. Photographs of the Project site ate provided in Fit ure 3. Surrounding Uses. Surrounding uses and zonings aze identified in FioeLe 4 as follows Southwest and southeast: Waiakea High School surrounds the rectangular-shaped Property on its southwest and southeast. The RS-10 zoned parcel is over 90 acres in size, and is identified by TMK: 2-4-01:15. The Waiakea High School lot is under the auspices of the State of Hawaii Depaztment of Education. Northwest: Kawili Street bounds the Property to the northwest. Across Kawili Street, the Hawaii Island Veterans' Memorial Project is planned on the currently vacant lot, which is leased from the County of Hawaii following its transfer by State Execurive Order Nos. 4014 and 4108. The Veterans' Memorial Project was rezoned from Open to RM-1 in 2007, and is identified by TMI{: 2-4-57:001. • North: A 7-Eleven Convenience Store is located across I{awili Street to the north, is commercial zoned (CN-10), and is identified by TMI{: 2-2-26:20. • East: An abandoned Railroad Right-of-Way abuts the east boundary. This right-of-way is under the jurisdiction of the Department of Land and Natural Resources (DLNR). KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment • East-Northeast: Residences axe established more than 30 feet to the east-northeast direction of the Project site. The lots are zoned RS-10, and are part of the Waiakea Homesteads Houselots. j . UH Hilo and the mauka campus of the Hawaii Community College (HCC) are located about 400 feet to the west of the Property off Kawili Street. UH Hilo is a four-year accredited state university having an enrollment of 3,457 students (2007-2008). Its main campus is 115 acres in size with satellite sites housing the UH Hilo Science and Technology Paxk, Pana`ewa Farm, Pacific Aquacultuxe and Coastal Resource Center, and China-U.S. Center (to be developed). HCC is a two-year community college with an estimated enrollment of 2,600 students (Hilo and I{ona campuses) situated three blocks away from the Property. HCC offers three degrees and two certificates to its smdents. 2.8 PROJECT DESCRIPTION The Applicant, Honpa Hongwanji Hilo Betsuin, proposes to lease the Pxoperry to an Atlanta-based company, Place Properties, that would design, build, finance and operate a student housing facility called Kawili Street Student Housing Project. The Project would be financed, in part, with tax-exempt bonds, and managed by private firms working on behalf of anot-for-profit owner. Kawili Street Student Housing Project is planned as a 106- unit, maximum 400-bed, three-story rental facility with appurtenant multi-level parking and related common area amenities, such as study azeas, computer lab area, club room, fitness room and a game room. The facility would house these uses in one building with a gross building area of 461,000 square feet (apartments=333,400 square feet; parking=127,600 square feet). Figure 5 is a conceptual site plan of the Project. Place Properties specializes in student and faculty housing and other educational facilities. It currently manages 25,000 student beds on 33 University campuses on the mainland, and has developed over $500 million in student housing and educational complexes. Table 1 provides the specific information about the Project: TABLE 1 STUDENT HOUSING PRO ECT BREAKDOWN 15~Floor Ei ht3-bedroom 3 bathroom clusters Twen -six 4-bedroom, 4 bathroom clusters 2"a and 3~a Floors Ei ht 3-bedroom, 3 bathroom clusters Twen -ei ht 4-bedroom, 4 bathroom clusters Unit Sizes . ft. total/ er bed 1,289/322 Total Beds /Total Parking Stalls 382 / 382 8 axkin s aces on ade Parkin 4 stories Buildin Hei ht 50 feet Gross Building Axea Apartments - 333,400 s.f. Parkin - 127,600 s.f. Exterior common area amenities Passive recreational areas 10 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment All unit clusters (3-bedroom and 4-bedroom types) have kitchens with a dishwasher, a refrigerator with ice maker, a microwave oven, a garbage disposal, a dining counter, a washer-dryer, and furnished living areas. F~nures 6 and 7 illustrate a typical layout fox 3 bedroom/3 bathroom and 4 bedroom/4 bathroom unit types. An attached 4-level parking structure would contain 392 parking stalls on deck and 8 parking stalls on grade. The total number of parking stalls proposed is more than double the amount required by the Zoning Code of 1.25 stalls per multiple-family dwelling unit, or 133 parking stalls fox the Project. The student housing facility, including the parking structure, would be built to a maximum height of SO feet. This height is substantially less than the 120 feet permitted by the requested RM-1.5 zoning. Figure 8 provides a preliuunary conceptual elevation plan of the Project from Kawili Street. The rental rate is projected to be set at $975 per month per bed computed on a 12 month average, plus tax. In an academic year, the total rent would be approximately $8,775. Rent includes all utilities except telephone, premium cable service, Internet service, and state gross excise tax. It should be noted that the rental rate is an estimate that may be revised depending upon construction and operating costs at the time of project completion. Each bed in a unit cluster would be rented to the student under sepazate contract in order to limit the student's contractual liability. The projected rental rate is comparable to the rate proposed by the China-U.S. Centex ($983/month) or by charged at UH Manoa's Fxeex Hall ($944/month). Bedrooms at the Kawili Street Student Housing Project would be larger in size, each bedroom would have a private bath, and all unit clusters would have kitchens-differentiating itself from the UH dormitories. The target market fox the Project would be students attending the UH Hilo (primary market) and HCC (secondary market) (Figure 9). 2.9 NEED AND OBJECTIVES OF THE PROPOSED PROJECT The objective of the Kawili Street Student Housing Project is to provide apartment housing opportunities to students attending UH Hilo and HCC. There is a shortage of diverse housing stock available for rent close to these institutions. This condition has limited the oppoxtuniry for the UH campuses to expand their non-resident student enrollment. Fox those students who do attend the schools, the lack of housing close to campus forces students to find rental units some distance away, creating a situation where students must drive to school. The Project would assist UH Hilo to reach its strategic planning goal of becoming a pxexniex residential campus that offers a variety of services fox students and faculty. UH Hilo's China-U.S. Center proposes to build an International Hostel comprised of residential halls, visitor suites, and family lodging units to meet the student and visitor housing needs of the campus. The facilities would be built in increments beginning in Phase I and continuing throughout the duration of the project (China-U.S. Center, Final EIS, 2002). Groundbreaking and startup of the Center have been delayed. The Kawili Street Student Housing Project will help to service the current housing shortage, and offers an expanded residential dimension to future recruiting efforts when the China-U.S. Center is underway. 11 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment 2.10 PROJECT SCHEDULE AND COST Construction of the I{awili Street Student Housing Project is expected to stazt promptly after receiving all required govexnxnent approvals and permits. It is estimated to take 14-16 months for construction. I{awili Street Student Housing Project is anticipated to be open fox occupancy in the year 2011. I The Project, inclusive of off-site infrastructure, is estimated to cost $40 to $50 million. 12 FIGURE 3 PROJECT SITE PHOTOGRAPHS A. View of existing driveway entrance to Property from Kawili Street B. View of residences from northern , comer of Property. Drywell on DLNR lot. Waiakea High School in background. (southeast) of Property looking towazds Property. Waiakea High School in Kawili Street background. E. View of residences from Kawili Street. Waiakea High School campus grounds in foreground and to the right. F. Kawili Street frontage improvements: Swales, fire hydrant, bike lanes KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment ; i This page intentionally left blank 14 ' R7-10 R9 RM t RM-1 ot_oNA ~TI¢EE=T W`1-1 RM -1 ~ Hilo •. ~~~j.~ Meishoin D Chore6 fa"~ RM-I RM-1 R -te a1 Hawaii bland Veterans' ` ~ _ _ WW~ Memorial Projeet 1` 7-Eleven GN-~O Rg le Z J ' .. Z R9 le s -t^ R ~~ EN- 70 N -10 +-~mve+v1Tv W t'!!3T I'cAW I t.l ~ . er NAWAII S7RLIgT' R9 q R9-ro hl 1 JY PROJECT SITE .. O Weiekea High_ ~ Z School Campus ~ Y RG-.e ~ a ^ Rs-le 1 c3 h Z 0 n IW', I W Q W 4 J Y le ~ ENDMENT TO THE ZONING CODE FIGURE 4 SURROUNDING ZONING AND USES _ -~ i KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment i This page intentionally left blank 16 I W F O Q~ O m O~ < <W K H~F W U OF= U T F Q U¢ o Q e' r ~ 2 yawl x"i ~ d"''~l tr ~ ~ J f00 F J ~s"~`~g ~~j ~ Q Z a°n of C ~ F-.. ~~®~® sJ`x ,~ } m ~ ~ s ~®~®® ~ +,4'~~.'~.. ' ate, .Y< k~ r ` y `7 { R ~n z st Y~ 'r f7 E" ~, i i'y~ rx a E 5~~, ~ "fit Z O s~ e ~ ' .i V' . '~ yy Y x~ P ~~~ i y5~ k N " _ ~ w C7 !~ ~~ ~ w a a R xk ~`~ W a = wU' ..>~ ~ ~ ~ 4 .\ \t ~ a ~m tab Q m, . !i ~ \ ~i ~ 3 \ a ~ '~ ~ ,.~, Y'` ~'~ ~; ~ - u 5 \ ~ ~ \ =' vt..; ' .~ ~ \ y /~ d 1 j; A 5 : ' % ~' x 8I / \ s ~ y w tsw5~'t ~^_'` ~ o s~~e ~o ~.~ H ~ ~., sg, s"s Q ate. ac° ~a `J g a :~ 1FF----~~~ II///.L.~~~11.L///., o (T~ (' t T N w ~ /\Wzi°_ o ~=o KAWILI STREET STUDENT HOUSING PROJECT ~ Draft Environmental Assessment r This page intentionally left blank ~ 18 H z a w ~~ ~o ~U C7 a' w~ M U i; KAWILI STREET STUDENT HOUSING PROJECT ~ Draft Environmental Assessment I This page intentionally left blank 20 H z ~~ ~~ a~ ~~ wv KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment l I This page intentionally left blank 22 N F ~ a ~ M U Q ~ O p tJ! K yW1 ~ fG O O U ~ U 1 4 Q ~ m W $ H U w o N N ° Z Q n W ®m®®® ®~®®® Yy w z <~ O w~ H W ~ w~ o W ~ ao~ ~ 2' ° Oa g ~~ W cq u >~„gig ^ J J ° O n~i aia ^ W J ^ ~ g A ^ ~ o u ~ ~ _ _ w ~ U w - Z ~ O O w Q J } ~ ~~ ~ ~ g ~ _ Z ~ n 8 ~= KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment This page intentionally left blank 24 FIGURE 9~ ; . PRIMARY AND SECONDARY TARGET MARKET SEVICE AREAS SAWILI STREET STUDENT HOUSING PROJECT iV1WILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment This page intentionally left blank 26 3.0 ALTERNATIVES KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment 3.0 ALTERNATIVES The provisions of Title 11, Environmental Impact Statement Rules, Section 11-200-17(f) require an analysis of the alternatives which could attain the objectives of the action, while minimizing potential adverse environmental impacts. The overall goal of the proposed Project is to expand the existing housing supply fox university and community college students by constructing quality accoxnmodarions in close proximity to institutions of higher education. 3.1 NO ACTION ALTERNATIVE The no-action alternative would involve no changes to the HHHB Property, and the ten existing homes would continue to be rented by HHHB. This alternative would maintain the current student housing supply at present deficient levels. The quality of housing accommodations is one of the major factors acollege-bound student considers when choosing a school. Many educational institutions axe now successfully using their srudent-centric designed housing as an attractive recruiting tool. The current student housing situation in Hilo is limited, and students must End then own off-campus living quarters. Because the students live off-campus, there is greater need to drive a car, and to move into areas fox transitory residents. This impacts traffic and the older, established communities. 3.2 OTHER ALTERNATIVES CONSIDERED Other alternatives considered for the Property include housing products for senior citizens, and facilities that further the mission of HHHB. The pxitne location of the Property proximate to UH Hilo and HCC is most conducive and compatible to university student housing. It is recognized that there is no retirement community facility in Hilo, but surrounding uses of UH Hilo and Waiakea High School could adversely impact a tranquil senior community. The alternative of maximizing development of the Property under its current RS-10 zoning would allow seven additional single-family residential homes on the property. Such an alternative would mean that new homes would be built around the existing 10 homes or that the existing homes would be demolished for 17 new homes. Environmental impacts would be less under this alternative. Nevertheless, the cost-benefit of further developing the Property under existing zoning is negligible. _ 27 i KAWILI STREET STUDENT HOUSING PROJECT ' Draft Environmental Assessment 3.3 SELECTED ALTERNATIVE l The highest and best use of the Property given its location close to schools would be greater residential density and/or commercial uses to support the student population. In the long- term, astudent housing project would result in a prudent use of land by centralizing the incoming student population close to UH Hllo and HCC. Impacts on roads, water, sewer, and government infrastructure, including transit systems and bikeways, will be reduced. ' 28 4.0 ENVIRONMENTAL SETTING, POTENTIAL IMPACTS, AND MITIGATIVE MEASURES KtIWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment 4.0 ENVIRONMENTAL SETTING, POTENTIAL IMPACTS, AND MITIGATIVE MEASURES 4.1 PHYSICAL ENVIRONMENT 4.1.1 Climate Environmental Setting The climate of Hawaii Island is influenced by its geologic features. The island is dominated by Mauna Loa (13,653-foot summit elevation) and Mauna Kea (13,796-foot summit elevation). The annual rainfall in Hilo averages 128 inches with an average high temperature of 81 degrees Fahrenheit and an average low temperature of 66 degrees Fahrenheit (NOAH 2005). The tradewinds neaz the Property are generally more persistent during the summer than in the winter, with stronger winds in the afternoon. The wind pattern for all Hawaiian Islands generally blows in a northeasterly direction. The wind pattern fox Hawaii Island is further influenced by the local mountains, namely Mauna Loa volcano. In the early morning, the prevailing wind pattern pushes out towards the ocean, and in the afternoon, the winds blow from the ocean towazds the island. Winds from the south aze infrequent occurring only a few days during the year and mostly in winter in association with Kona storms Quvik and Juvik, 1998). Potential Impactr and Mitigative Measures Kawili Street Student Housing Project will not have an adverse effect on climatic conditions No mitigative measures axe planned. 4.1.2 Geology Environmental Setting The Island of Hawaii is of volcanic origins, and was built by the Mauna Kea, Kohala, Mauna Loa, KIlauea, and Hualalai volcanoes. The Project site is located on lava flows of Mauna Loa volcano, part of the youngest flows that were present when Polynesian voyagers discovered Hawaii azound 400 A.D. The surface consists of flows of the Ka`u Basalt series from Mauna Loa of age 750 to 1,500 years old (Wolfe and Moms, 1996). Potential Impacts and Mitigative Measures The proposed improvements are not anticipated to impact the geology of the Project site. Appropriate engineering, design, and construction measures will be undertaken to +r+n++*++~e potential erosion due to grading of soils during construction. 29 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment 4.1.3 Soils i_ Environmental Setting There axe three soil suitability studies pxepazed fox lands in Hawaii whose principal focus has been to describe the physical attributes of the land and the relative productivity of different land types for agricultural production. These axe: 1) the U.S. Department of Agriculture Natural Resource Conservation Services (NAGS) Soil Suwvey; 2) the University of Hawaii Lund Study Bureau's (LS'B) Detailed Lund Cla.rnfication; and 3) the State Department of Agriculture's Agricultural Lands of Importance to the State of Hamai `: (ALdSH). Natural Resources Conservation Service (NRCSl The NRCS Soil Survey ofthe Islands ofKaua% O `ahu, Maui, Moloka `i, and Lana i classifies the soils of the Kawili Street Student Housing Project site as Ola`a extremely stony silty clay loam, 0-20%o (OID), and Pana`ewa very rocky silty clay loam, 0-10% slopes (PeC). The Ola`a soil, formed in volcanic ash, is rapidly permeable, runoff is slow, and erosion hazard is slight. It dehydrates irreversibly into gravel-sized aggregates, has high shrinkage but low swelling potential, has low bearing capacity, high compressibility, low sheaz strength, low density if compacted, poor workability, and high organic matter. The depth to bedrock is relatively shallow at about 2.5 feet. The Pana`ewa soil is very dark brown silty clay loam about 12 inches thick in a representative profile. The subsoil is about 4 inches thick and consists of dark-brown very cobbly, silty clay loam, mottled with yellowish red. It is underlain by pahoehoe lava bedrock. Pexmeabiliry is rapid, runoff is slow, and the erosion hazard is slight. Land Study Bureau (LSB) Detailed Land Classification The LSB Detailed Land Clarrification System does not classify the soils of the Project site because it falls within an urban area. Urban zones aze not rated fox agricultural productivity. Further, the Project site is not used fox agricultural production except for a few banana plants along the fenced border. Agricultural Lands of Importance to the State of Hawaii (ALISHJ The soils of the Project site are classified "Existing Urban Development" under the ALISH system--meaning land which has been developed fox urban use. Potentiallmpactr and Mitigative Measures Impacts to the soils of the site include the potential-for soil erosion (although the erosion hazard of the soils on site is rated as "slight") and the generation of dust during construction. Clearing and grubbing activities will temporarily disturb the soil retention values of the existing vegetation and expose soils to erosional forces. Some wind erosion of soils could occur without 30 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment a proper watering and xegxassing program. Heavy rainfall could also cause erosion of soils within disturbed areas of land. Construction activities will comply with all applicable governmental regulations and rules for erosion control, including the provisions of DOH, Chapter 11-60.1 and Chapter 11-60.1-33, HAR, "Fugitive Dust", and Chapter 10, Hawaii County Code, relating to "Erosion and Sedimentation." After construction, establishment of permanent landscaping will provide long-term erosion control. 4.1.4 Natural Hazards ' Environmental Settang Natural hazards impacting the Hawaiian Islands include hurricanes, flooding, tsunamis, volcanic eruptions, and earthquakes. Devastating hurricanes have twice impacted Hawaii in since 1980; these include Hurricane `Iwa in 1982 and Hurricane `Iniki in 1992. While it is difficult to predict these natural occurrences, it is reasonable to assume that future events could be likely given the history of the area. Flood hazards are primarily identified by the Flood Insurance Rate Map (FIRM) prepared by the Federal Emergency Management Agency (FEMA), National Flood Insurance Pxogtam. According to the FIRM, the Property is designated Zone X, which is outside of the 500-yeaz flood plain, as depicted in F~euxe 10 (FEMA, FIRM, Pane1880, September 16,1988). Tsunamis aze large, rapidly moving ocean waves triggered by a major disturbance of the ocean floor, which is usually caused by an eazthquake but sometimes can be produced by a submarine landslide or a volcanic eruption. About 50 tsunamis have been reported in the Hawaiian Islands since the early 1800's. Seven caused major damage, and two of these were locally generated. The Project site is not in a tsunami inundation ox evacuation area. The entire. Island of Hawaii is subject to geological hazards, especially lava flows and earthquakes. Volcanic hazard is assessed by the United States Geological Survey on a scale of ascending risk 9 to 1 and Hilo is assessed a risk of 3. This hazard is based on the fact that Mauna Loa is an active volcano. Volcanic Hazard Zone 3 areas have had 1-5 % of land area covered by lava or ash flows since the year 1800, and are at lower risk than Zone 2 azeas because of their greater distances from recently active vents and/ox because the local topography makes it less likely that flows will cover these areas (Helikex, USGS, 1991). In Hawaii most earthquakes are linked to volcanic activity, unlike other areas where a shift in tectonic plates is the cause of an earthquake. Each year thousands of earthquakes occur in Hawaii, the vast majority of them so small they are detectable only with highly sensitive instruments. However, moderate and disastrous earthquakes have rocked the islands. The Island of Hawaii is rated Zone 4 Seismic Probability Rating. Zone 4 areas are at risk from major eazthquake damage, especially to structures that axe poorly designed ox built, as the 6.7- 31 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment magnitude. (Richter) quake of October 15, 2006 has demonstrated. The project site is level and not subject to landslides ox other forms of mass wasting or slope movement. I L_ Potential Impacts and Mitigation Mearure.r Kawili Street Student Housing Project should not exacerbate any natural hazard conditions: The student housing and parking structure will be built in compliance with all applicable codes ~ and requirements. An emergency preparedness and response plan will be developed in consultation with the Civil Defense Agency, and student residents will be advised of and will practice the procedures. i 4.1.5 Flora and Fauna Environmental Setting Kawili Street Student Housing Project site has been previously grubbed and graded in conjunction with the residential homes on the Property. The Property is comprised of awell- maintained grass lawn with banana trees along the fenced boundaries and two weeping bottlebrush trees (callisteman viminalir). With the exception of exotic bird species, no wildlife species were observed on the Pxopextg; however, the intermittent presence of feral cats, mongoose, and rodents is probable. The only native Hawaiian land mammal, the Hawaiian Hoary Bat (L-a~iuru.r cinenur remotur), may be present in the area, but the leveled grounds would not be an ideal habitat for this species: Potential Impactr and Mitigation Meaaunr No substantial impacts to flora or fauna would result from the proposed Project. There are no rare, threatened, or endangered species of flora or fauna on the Property. New landscape plantings will include native plants, such as hapuu, as well as heritage plants such as hibiscus, plumeria, and ti. These plantings could serve to attract wildlife to the Property resulting in a positive environmental effect. 4.2 HUMAN ENVIRONMENT 4.2.1 Historical and Archaeological Resources Environmental Setting An Archaeological Assessment, Ttti1K• (3)24-01:116, Land of lY/aiakea, South Hilo District, Inland of Hazvai`i dated January 2008 has been prepared by Alan E. Haun, Ph.D., of the Project site (Apnez ndix A). The archaeological survey was undertaken to satisfy historic preservation regulatory review requirements of DLNR-State Historic Preservation Division (SHPD). The Project area was subjected to 100 percent surface exatnination. The survey concluded that"[n]o 32 State of Hawaii Flood Hazard Assessment Report .,fix, spa ~ , aa Ci ,' ~ "~; ~ ~ ® m t [?~ a fi`3 ~'r +i~ai., . t, ~i ~fcw~'~ 1Nhattbod hazard zones are shown on FEMA's Flood Insurance Rate Map end PROPERTY INFORMATION what do they meanA COUNTY: HAWAI I Zones VE and V1-V70: Areas along coasts subJect to Inundatwn by the t-percent- TMK N0: (3)2-4-001.118 annual-Chance Road event wiU atltliaonal hazards due ro stonnintluced velotlly SITE ADDRESS: 107G KAWILI ST wave aGbn. Base Flood Elevation (BEES) dewed from tletsil hytlreulic anatyses are shown wldtln these zones. Mandatory Oood inwrenoe purchase requirements appy. FEMA FIRM PANEL(S): 15515608800 PANEL EFFECTIVE DATE(S): SEPTEMBER 16, 1988 Zone A: Areas subJeG to Inundatlon by Ne t-percent-annual-chance flood event Because detailed hydraulic enatysas have not been performed, no BFEs or food FIRM INDEX DATE: APRIL 02, 2004 tlepths are shown. Mandatory flood insurance purchase requirements appy. LETTER OF MAP CHANGE(S): Zones AE and Al-A30: Areas subJed to inundation Dy Ue 1-percentannuat-chance Cell youf Counfy NFIP Coordinator /or mOr9 infonneHOn flood event determined by tleUiled methotls. BFEa are snows within these zones. Mandatory food Insurance purchase requirements apply. PARCEL DATA FROM: SEPTEMBER 2006 Zone AH: Areas Sub)eG to Inundatron by Ue t-peroent-annual-chance shallow Ilootling (usuafly areas of pondlnq) where averege depNS are between t end a feet IMAGERY DATA FROM: MAY 2005 BEES derived from detailed hydreuFC anetyaes are shown in Nis zone. Mandatory flood insurance purUiase requirements eppty. and X: Areas Wenlfied as areas of moderate or minimal hazard from Zones B C , , the pdncipal source of flood in Ne area. However, buildings in these zones mould be fl~ by severe, concentrated rainfall m upled wi 9 inadequate local drama ~ s ms. Flootl insurents Is available in ardGpatin communities bul is not r uiretl FIGURE 10 by regulaflon in these zones. T~ 1~ ,T FIRM Zone D: Unstutlled areas where flood hezeres are undalerminetl, Dui flootling is possible. No mandatory flodd inwranco purchase requirements appy, bul coverage is ava0able in participadng communities. KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment ~. 11vs page intentionally left blank KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment archaeological sites ox features and no Land Coxnxxrission Awards axe present within the parcel. As stated, the project area is currently utilized fox residences. The xeladvely level terrain within the parcel indicates that the project area was mechanically leveled prior to the construction of the houses in the 1970s. No further archaeological work is recommended based on the negative survey results." Letters to Alan Haun dated February 19, 2008 and March 17, 2008 from DLNR-SHPD determined that no historic properties will be affected by the Project because (1) residential development/urbanization has altered the land, (2) previous grubbing/grading has altered the land, and (3) the accepted archaeological assessment prepared by Haun found no historic pxopextles. DLNR-SHPD further approved the Archaeological Arrerrment, concurred with its recommendations, and concluded that the historic preservation review process is "at an end". Copies of these letters axe included in Appendix A of this document. Potentiallmpactr and Mitigation Measures The Project will have no effect on archaeological resources. This conclusion was reached in the ArchaeologicalArrerrmentofthe Property prepared by Alan E. Haun, Ph.D., and is based upon the area's long-standing xesidendal use and prior grading activities. SHPD concurs with the Arrerrment, and has determined that the historic preservation review process has come to an end. During construction, should any unanticipated cultural features, deposits, remains, lava tubes, lava blisters/bubbles, or burials be encountered, work in the area will be suspended and SHPD will be immediately notified to determine an appropriate course of action. 4.2.2 Cultural Resources Environmental Setting The Avrhaeological Arrerrment dated January 2008 by Alan Haun, Ph.D., describes historical background of the Project area, which is situated in the ahupua`a of Waiakea, South Hilo. T'he ahupua `a extends from the west side of Hilo Bay to the Puna District inland to approximately the 6,000 foot elevation. Waiakea is the site of longstanding Hawaiian traditional and legendary accounts. I{ulukulu`a, the chief of the Hilo region who resided in Waiakea, was the first conquest of `Umi-a-Liloa in his campaign to unify the districts of Hawaii Island. Kamehameha I and his court resided in Hilo in the 1890s. It is said that Kamehameha built an 800-vessel canoe fleet in Hilo for his planned invasion of I{aua`i in 1802. Waiakea became the site of a missionary station in 1824, which attracted churches and schools to the area. By the end of the 1830s, a sugar cane plantation and mill were established on Ponahawai lands. According to the Arrerrment' 1,400 acres of sugar cane were being cultivated in 1880 expanding to 5,600 acres by the 1890's. Throughout the 1900's, the character of 33 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment Waiakea gradually transitioned from an agricultural to an urban community. The County's tax map encompassing the Project site refers to this area as Waiakea Cane lots, reflecting the district's past activities. The sugar industry steadily declined until its ultimate demise in 1997 with the closure of the last sugar operation on the island. Potential Impactr and Mitigation Mearurer To assess the Project's impacts to Hawai`i's culture and traditional and customary rights, archaeological, botanical, and wildlife xesouxces were reviewed. Although it is probable that gathering and other cultural practices, such as agriculture, may have occurred on or in the vicinity of the Property, the completed and accepted archaeological assessment did not identify any religious ox spiritual customs. The neighborhood has been urbanized and extensively developed. No significant negative effects on Hawai`i's cultural xesouxces or an individual's traditional and customary rights axe anticipated. 4.2.3 Water Resources Environmental Setting Storm runoff generally sheet flows towards the northern corner of the Property into a drywell on the adjacent DLNR Railroad Right-of--Way. Water discharges to a drainage channel under Kawili Street Potentiallmpactr and Mitigation Mearurer Any impacts to gxotmdwatex quality will be mitigated by a hook-up to the existing municipal _ sewer system on Kawili Street. The need fox drywells for stoxmwatex disposal (i.e., injection wells) would be evaluated by the DOH underground injection control (CJIC) permit program. The site is located above the UIC line, permitting injection wells with the review and approval of the DOH. 4.2.4 Air Quality Environmental Setting Regional and local climate, together with the amount and type of human activity, generally dictate the air quality of a given location. At the site of Kawili Street Student Housing Project, winds are predominantly trade winds. During the winter, occasional storms may generate winds from the south (Kona winds) fox brief periods. When the trade winds ox Kona winds axe weak ox absent, landbreeze-seabxeeze circulations may develop. Generally, air quality in the vicituty of the Project site is thought to be good and within both State and Federal Aix Quality Standards. Aix pollution is mainly derived from volcanic emissions of sulfur dioxide, which convert into particulate sulfate and produce a volcanic haze 34 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment (vog) that occasionally covers the region. Txadewinds keep the Project site relatively free of vog' most of the year. Potential Impacts and Mitigation Mearurer It is not anticipated that Kawili Street Student Housing Project would have significant impacts on the air quality of the community. State ox Federal air quality standards axe not expected to be violated during or after the Project has been constructed. On-site construction activities may result in short-term affects to air quality. An effective dust control plan will be implemented for all phases of development. All construction activities will comply with the provisions of DOH Chaptexll-60.1, HAR, Section 11-60.1-33, relating to "Fugitive Dust." Measures to control dust during various phases of construction include, but are not limited to: • Mininvzing dust from shoulders and access roads; • Providing adequate dust control measures during weekends, after hours, and before daily start-up of construction activities; and • Providing an adequate water source at the site prior to start-up construction activities; • Planning phases of construction to: minimize the amount of dust-generating materials and activities, centralizing on-site vehicular traffic routes, and locating potential dust-generating equipment in areas of the least impact; • Landscaping and rapid covering bare areas, including slopes, starting from the initial grading phase; • Controlling dust from debris being hauled away from the Project site. 4.2.5 Noise Environmental Setting The Kawili Street Student Housing Project site is currently exposed to daytime ambient noise principally from Kawili Street traffic, wind, birds, the occasional aircraft, and adjacent high school and convenience store activities. Potentiallmpactranti Mitigation Mearunr i Potential impacts to the acoustic environment will primarily relate to short-term construction activity. It is expected that after the Project is completed, on-going noise-generating activities will increase due to the more intense human activity created by 96 additional dwelling units. ; . 35 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment All construction activities will comply with DOH's Chapter 11-46, HAR, Community Noise Control. Proper mitigating measures will be employed to m;n;r„ize construction-related noise and comply with all federal and state noise control regulations. Increased activity due to' construction will be limited to daytime hoots and persist only during the construction period.' When construction noise exceeds, ox is expected to exceed, the DOH's allowable limits, a permit will be obtained from the DOH. Specific permit restrictions for construction activities aze: r No permit shall allow any construction activities that emit noise in excess of the maximum permissible sound levels before 7:00 a.m. and after 6:00 p.m. of the same day, Monday through Friday. No permit shall allow any construction activities that would emit noise in excess of the maximum perrissible sound levels before 9:00 a.m. and after 6:00 p.m. on Saturday. • No permit shall allow any construction activities that would emit noise in excess of the maximum permissible sound levels on Sundays and holidays. The use of pile drivers, hoe rams, jack hammers 25 pounds or lazger, high-pressure sprayers, and chain saws may be restricted to 9:00 a.m. to 5:30 p.m., Monday through Friday. Construction equipment and on-site vehicles ox devices requiring an exhaust of gas or air must be equipped with mufflers. In addition, construction vehicles must satisfy the DOH's vehicle noise requirements. If Waiakea High School is in session when construction occurs, the Project managers will work with school administrators to mitigate construction noise to the extent possible: ' The long-term impacts of the Project on noise quality will be attenuated through strategically- placed landscaping in and around the Property, through the design and placement of the housing and parking structure, and the use of building materials. 4.2.6 Scenic Resources Environmental Setting The Property is not identified in the General Plan as a natural beauty site. The area is characterized by school structures and a commercial office at least three or more stories tall. The proposed senior affordable housing building of the neighboring Hawaii Island Veterans' Memorial Project is planned to be four stories high. Potential Impacu and Mitigation Meararer Kawili Street Student Housing Project will not impact any natural beauty site listed in the General Plan. The visual setting of the one-story homes will change when it is replaced with the three- to four-story housing and parking structure. The use of landscaping elements and ,- 36 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment building design will mitigate the impacts the Project may have from Kawili Street, Waiakea High School and homes along Kitto`ole Street. The proposed Hawaii Island Veterans' Memorial Project will be four stories high and several buildings on the Waiakea High School campus axe, greater than three stories tall. Thus, the panorama will not be significantly impacted because of similar tall buildings in the building-scope. 4.3 PUBLIC FACILITIES, UTILITIES, AND SERVICES 4.3.1 Roads and Traffic Environmental Setting The Project is served by ICawili Street along its northwest boundary. The Project access driveway at Kawili Street is expected to be unsignalized using the procedure fox analyzing unsignalized intersections. Kawili Street is a two-lane street with bike-lanes. The major cross street intersections along Kawili Street that would be affected by project-generated traffic include Kino`ole Sweet, Ktlauea Avenue, Kapi`olani Street and Puainako Street. I{awili Street, Kilauea Avenue, Kino`ole Street, and Kapi`olani Street are County roads classified as majoi collectors. Puainako Street is a two-lane majoi State collector road. ' A Traffic Impact Analysis Report (TIAR) dated June 2008 has been pxepazed fox the Project by M & E Pacific, Inc., (Apnendix B). The TIAR reported taking traffic turning movement counts at four study intersections to determine existing traffic conditions: KIlauea/Kapi`olani street, Kino`ole Street/Kawili Street, Kapi`olani/I{ino`ole Street, and Puainako/Kawili Street. Roadway improvements in the TIAR study azea are planned by the State DOT, the County of Hawaii and UH Hilo, and aze described in the TIAR. The County has initiated a study to improve the traffic operations of several travel corridors on the island, including Kino`ole Street and I~auea Avenue. UH Hilo will be installing traffic signals at its main entrance on Kawili Street. The project is expected to go out to bid soon. The TIAR pxepazed traffic forecasts fox the years 2013, 2018 and 2028 as required by the Concutxency Conditions Ordinance. i Potential Impacts and Mitigation Measurer The TIAR concludes that the "proposed project is forecast to generate from 19 trips in the morning peak hoax to 109 trips in the afternoon peak hour. The current Hilo roadway network would be able to accommodate these trips at least to the year 2013." Pxelitninazily, roadway improvements would be xequued after 2013 to accommodate the anticipated increase in ambient traffic as well as traffic generated by the Project. The impxovementsinclude aleft-turn lane at the Project driveway when required by the DPW. The Applicant will comply with the recommendations of the TIAR and the requirements of the DPW. The installation of aleft-tam storage lane on Kawili Street at the Project's entrance will be coordinated with any improvements planned at the Kino`ole/Kawili Streets intersection and 37 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment the traffic signal at the University's entrance. 4.3.2 Water System Environmental Setting An 8-inch water transmission line is located on Kawili Street fronting the Property. This line is' part of the County's Department of Water Supply (DWS) Kawailani/Haihai system. The line is; fed by the Kawailani Reservoir with a capacity of 0.5 million gallons (mg) as well as two Haihai Reservoirs with capacities of 0.1 mg and 0.5 mg. Potential Impacts and Mitigation Mearurer Initial indication from the DWS is that water is available for domestic service. Water demand of the Project will be estimated based on land use type and water usage per capita. Water demand calculations of the Project will be pxepaxed after design, and the anticipated maximum daily: water demand will need to be submitted to DWS for its determination of the facilities chaxgei In addition, although the 8-inch water main appears adequate fox the average daily water demand, it may be undersized to meet minunum system fire flow requirements. Thus, offsite water system improvements may be required to meet DWS's fire flow requirements by upgrading the I{awili Street line. The size of the proposed water line, if required, will be confirmed during the design phase. j 4.3.3 Wastewater System Environmental Setting An existing 12-inch sewer trunk line is located along the north side of Kawili Street across the Project site. The sewer system is connected to the County's Hilo Wastewater Treatment Plant located approximately four miles away from the Project site. This system is a 5.0 million gallons per day (mgd) secondary treatment plant with an ocean outfall effluent disposal and a collection system of sewage pump stations, force mains and gravity lines, which is owned and operated by the County Depaztment of Environmental Management (DEM) (County 2005). Potential Impactr and Mitigation Mearurea Off-site improvements do not appear to be xequued since the existing 12-inch sewer lines seem to have adequate capacity to serve the Project site. A wastewater flow contribution report will be pxepaxed and submitted fox review and approval by the DEM during the design phase of the Project. 38 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment 4.3.4 Solid Waste Environmental Setting The Project will generate solid waste and require regular refuse pick up service. Solid waste from the site will be disposed of at the County's South Hilo Landfill on Leilani Street through contracted services by a private company. Recycling activities will be promoted at the Pxoject to reduce the amount deposited into the waste stream. The South Hilo Landfill is one of two landfill sites owned, operated and maintained by the County of Hawaii's DEM. The South Hilo Landfill is an unlined landfill, which will reach itg capacity in a few years. The County is currently pursuing a plan with multiple phases that aims' to keep the landfill open fox an estimated two to seven years. Concurrently, the County of Hawaii is in the process of deciding what waste xeducdon technology it should pursue given the County Council recent disagreement of awaste-to-energy proposal. Potential Impactr and Mitigation Measures A solid waste management plan will be prepared for review and approval by the DEM, Recycling will be encouraged and integrated into the design of the building to reduce the capacity demands on the landfill. During construction, whenever pxacdcal, solid waste will also be recycled. It will be recommended to contractors that ajob-site recycling plan should be developed. 4.3.5 Drainage System Environmental Setting Ten residences have been constructed on the four-acre Property. The grounds are well- maintained. According to the Flood Insurance Rate Map (FIRM) (Figure 10), the Property is designated as Zone X, which is an area determined to be outside the 500-year flood plain. The site naturally drains through surface flow in a northerly direction towards a drywell located on the adjacent State property. An asphalt Swale fronts the property on Kawili Street draining into a drainage channel on the opposite side of ICawili Street. Historically, the Project site has been the subject of storm-related debris from mauka properties, and the State drywell has to be maintained. Potential Impactr and Mitigation Measures The onsite drainage system will be designed fox a minimum 10-year storm recurrence in accordance with the County's design criteria. The Project will construct drainage systems on site necessary to accommodate the increase in runoff (from current conditions) generated from non- permeable surfaces. Landscaping will be used to control soil erosion and grass areas will be used as filters to reduce sediment transpoxtadon. 39 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment 4.3.6 Electric/Communications Systems I_ Environmental Setting Electrical power is provided by Hawaii Electric Light Company (HELLO). HELCO's grid serves the proposed Project site with a 12 kilovolt (K~ overhead line that runs from a HELLO substation on I{omohana Street. The line runs along I{awili Street fronting the ~- Pxoperty. The Project will increase demand on the HELLO system. Project demands will be calculated during the design phase and estimated loads will be coordinated with HELLO. Hawaiian Te1Com provides telephone service for this region from a switching board in the I{awailani Street Office. The line has the capacity to serve the proposed development. Adequate electricity and communication systems axe available to service the Project. The service lines will connect to these systems through underground conduits on the site. Potential Impacts and Mitigation Measures Electrical, telecommunication and cable television services axe provided by privately-owned utility companies regulated by the State Public Utilities Commission. These utility companies axe mandated by their respective tariff rules to exercise reasonable diligence and care in maintaining their lines and structures to provide continuous service to their customers. Companies must improve their systems/infrastructures to meet increasing demands. While there will be an increase in the demands to electrical and communication services from the Project, it is anticipated that services will be able to meet these utility demands. Energy-saving concepts and devices will be encouraged in the design of the Kawili Street Housing Project. These include, but axe not limited to, the following: , Use of site shading, orientation, and naturally-ventilated areas to reduce cooling load; Maximum use of day lighting; and Use of landscaping fox dust control and to minimize heat gain to area. , 4.3.7 Recreation Facilities The City of Hilo is the major urban center in the County with diverse recreational facilities. Nearby County recreational facilities include the Ho`olulu Complex, various community, neighborhood and beach parks, the Hilo Municipal Golf Course, the Pana`ewa Rainforest Zoo, and Andrews and Waiakea Uka gymnasiums. Additionally, UH Hilo offers recreational facilities on campus fox its students. The Kawili Street Student Housing Project will have fitness and game rooms for its resident students. 40 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment Potential Impacts and Mitigation Measurer The Project will not have a significant impact on the recreational facilities of the County or State. Student residents will use the recreational facilities such as beach parks, gymnasiums, and soccer fields. However, UH Hilo has recreational facilities fox its students' use, and the Project will have fitness and game rooms fox its residents. This will provide a level of mitigation by duetting these activities away from the County and State recreational facilities. 4.4 SOCIO-ECONOMIC CHARACTERISTICS 4.4.1 Population, Income, Housing The 2000 Census reported the resident population of Hawaii County at 148,677. The, population of Hilo Census Designated Place (CDP), which includes the Property, is 47,386 persons. Table 2 shows a comparison of the population of Hilo CDP to Hawaii County as a whole. In 2006, the County of Hawaii population rose to 171,191, a ±15% increase (DBEDT 2007): The County's population is projected to increase to 176,750 persons by 2010, 203,050 persons by 2020 and 229,700 by 2030 (DBEDT 2004). Table 2: Demo ra hit Characteristics-2000 S b Hilo CDP Hawaii Coun u ject Number Percent Number Percent TOTAL POPULATION 40,759 100.0 148,677 100.0; AGE Under 5 years 2,301 5.6 9,130 6.1 5-17 years 7,764 19.0 29,722 ~ 20.0. 18-20 years 2,077 5.1 5,836 3.9 21-24 years 2,108 5.2 6,364 4.3. 25-44 yeazs 9,928 24.4 38,888 26.2 45-54 yeazs 5,842 14.3 24,452 16.4' 55-59 years 2,215 5.4 8,163 5.5;' 60-64 yeazs 1,701 4.2 6,003 4.0, 65-74 yeazs 3,473 8.5 10,923 7.3 75-84yeaxs 2,471 6.1 7,064 4.8 85 and over g79 2.2 2,132 1.4. Median Age (years) 38.6 38.6 HOUSEHOLDS b e Total Households 14,577 52,985 Persons in households 39,368 145,873 Persons er household 2.70 2.75 Persons ex famil 3.19 3.24 Source: U.S. Census Bureau 2000 41 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment The State Department of Business and Economic Development (DBEDT) projects that total persona] income in the County of Hawaii will increase from $3,133,200,000 in 2000 to $4,433,800,000 in 2010; 6,120,700,000 in 2020; and $8,088,300,000 in 2030 (DBEDT 2004). In 2000, per average capita income was reported to be $18,791 in the County of Hawaii. The per capital income in the Hilo CDP was $18,220 in 2000 (U.S. Census Bureau 2000). In contrast, per capita income in other regions of the County are listed in Table 3: Table 3: Per Ca ita Income b Census Desi noted Place, 2000 Hflo Division $18,260 Pa aikou-Wailea Division $17,102 North Hilo Division $14,955 Paauhau-Paauilo Division $16,310 Honokaa-I{ukuihaele Division $19,223 North I{ohala Division $20,135 South Kohala Division $23,194 North Kona Division $23,569 South Kona Division $20,177 Kau Division $14,119 Pahoa-Kola ana Division ~ $12,554 Keaau-Mountain View Division $14,747 Source: U.S. Census Bureau 2000 Notably, Hawaii County experienced the fastest growth in per capital personal income at 3.1 percent annually between 1990 and 2004 compared to the other three counties' growth of 2.8 percent per year (DBEDT 2006). Statewide housing units increased 26 percent between 1990 and 2005. Hawaii County registered 49.2 percent increase in housing units compared to Kauai County which felt a housing unit growth rate of 55.8 percent. Maui and Honolulu counties followed with 47.5 percent and 16.9 percent, respectively. Housing data does not differentiate between student-type housing and other housing types. i Potential Impacta and Mitigation Mearunr The Project, in and of itself, will not increase the population in Hawaii County. Its 400 residents would be essentially living at the Project because of their enrollment in the UH Hilo ox HCC. The Project will provide much-needed housing fox those students who ace attending these educational institutions. The addition of rental housing units fox students will have a significantly positive impact fox the UH Hilo and HCC and its prospective students. Adequate, diversified, clean housing is an important recruitment tool. Although not within the `affordable' range, the proposed rental rates are reasonable in view of the quality of the housing units compared to the China-U.S. Centex residential rooms and a 42 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment dormitory at UH Manoa. If required, HHHB will comply with the affordable housing requirements of the County. However, the added fair share costs will impact the development costs and the ultimate rental rates. 4.4.2 Employment The County of Hawaii had an estimated 78,750 civilians who were employed in 2005 (www.hawaii.gov/dbedt). The unemployment rate in Hawaii County has increased 1.3 percent from 3.0 percent to 4.3 percent from Apri12007-Apti12008. The statewide unemployment rate over the same period grew 0.8 percent from 2.4 to 3.2 percent (www.hawaii.gov/dbedt). Construction of the Project will create short-term employment demands in the construction field. Long-term employment at I{awili Street Housing Project would include building and grounds maintenance workers, a housing ox resident manager, and other secondary positions. Potentiallmpacts and Mitigation Measurer Employment opportunities will increase during construction and, to a lesser extent, when the Project is operational. 4.4.3 Social and Built Environment Environmental Setting The Project will be built next to residential homes and Waiakea High School, a four-year public high school with an enrollment of about 1,300 students. Potential Impacts and Mitigation Measures The close proximity of the Project to the High School, especially during High School houxs~ could generate unwelcome access between the facilities. In an effort to control unauthorized entry betweeri the School and Project, a physical bamex, such as heavy landscaping, would . be considered in consultation with Waiakea High School and DOE officials. 4.5 PUBLIC SERVICES ' 4.5.1 Police, Fire, and Emergency Services Protection Police protective services on the Island of Hawaii axe provided by the Hawaii County Police Department. Presently, the Project is served by the main police headquarters on Kap`iolahi Street. Fire protection in this area is provided from the I{awailani Fixe Station, which is a Fire-EMS- Rescue operation, located approximately 1.5 miles from the Project site. 43 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment Potential Impactr and Mitigatiau Meaaunr There will be an occasional and unavoidable demand for services as a result of the Project;' however, it is believed that the student housing manager and security personnel will be able to, address mostincidents. Kawili Street Housing Project will be designed with fire sprinklers and other fire retardant and mitigation materials and equipment. Residents of the Project would be informed of fire evacuation routes. These measures should help with fire prevention and protection. 4.5.2 Health Care The quasi-public state health care facility closest to the Project is the Hilo Medical Centet located at 1190 Waianuenue Avenue. Hilo Medical Center is a fuIl-service hospital providing emergency care and medivac transport capabilities. Numerous private physicians, clinics, dental clinics, and alternative health providers are established in East Hawaii. Potential Impacts and Mitigative Mearun.r The Project itself will not generate direct impacts to the health care system in East Hawaii as students residing there will akeady be enrolled in UH Hilo and HCC. It is recognized that there is currently a shortage of physicians in specific fields on the island. Amulti-faceted public= private partnership is examining the shortage and working towards potential solutions td alleviate the problem. The Project, however, should not substantially contribute to the medical shortage. 44 I E 5.0 RELATIONSHIP TO PLANS, POLICIES, AND CONTROLS KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment 5.0 RELATIONSHIP TO PLANS, POLICIES, AND CONTROLS 5.1 STATE OF HAWAII 5.1.1 Chapter 343, HRS Compliance with Chapter 343, HRS, is required as described in Section 2.6 of this Draft EA.. 5.1.2 State Land Use Law Chapter 205, HRS The State Land Use Law (Chapter 205, HRS) establishes the State LUC, and gives the LUC the authority to designate all lands in the State into one of four districts: Urban, Rural, Agriculture, or Conservation. The Project is entirely within the Urban district. The proposed Project is consistent with the purpose of the Urban district. 5.1.3 Coastal Zone Management Act, Chapter 205A, HRS The Coastal Zone Management (CZM) Area as defined in Chapter 205A, HRS, includes all the lands of the State. As such, Kawili Street Student Housing Project is within the CZM Area. The Project is consistent with the Economic objective to "(p)rovide public ox private facilities and improvements important to the State's economy in suitable locations." Kawili Street Student Housing Project will provide 106 private apartment units with 400 beds; thereby adding to the housing inventory of the area. The Property is not a coastal parcel. The other objectives relating to coastal hazards, ecosystems, beach protection and marine resources would not be applicable. 5.1.4 Hawaii State Plan, Chapter 226, Hawaii Revised Statutes The Hawaii State Plan (Chapter 226, HRS), establishes a set of themes, goals, and objectives, and policies that serve as long-range guidelines for the growth and development of the State: The State Plan lists three "Overall Themes" relating to: (1) individual and family self- sufficiency; (2) social and economic mobility; and (3) community or social well-being. These themes are viewed as "basic functions of society" and goals toward which government must strive (§226-3). To guarantee the elements of choice and mobility embodied in the three themes, The State Plan states three goals: (1) A strong, viable economy, characterized by stability, diversity and growth that enable fulfillment of the needs and expectations of Hawaii's present and future generations. 45 IKAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment (2) A desired physical environment, characterized by beauty, cleanliness, quiet; stable natural systems, and uniqueness, that enhances the mental and physical well-beirig of the people. (3) Physical, social and economic responsibility, of caring and of participation in community life 0226-4). Di.rcu.crion: The Project will provide a supportive rental housing component to the community's higher education systems. Project development and construction would contribute toward the attainment of the goals by providing direct and indirect construction-related employment opportunities, generating increased State and County tax revenues; contributing towards the stability, growth, and diversity of local and regional economies, and will enhance the physical environment by appropriate design, architecture, and landscaping. Objectives and Policies for Socio-Cultural Advancement -Housing 0226-19) Objective: (2) The orderly development of residential areas sensitive to community needs and other land uses. ' Policies: (1) Effectively accommodate the housing needs of Hawaii's people. (5) Promote design and location of housing developments taking into account the physical setting, accessibility to public facilities and services and other concerns of existing communities and surrounding uses. (7) Foster a variety of lifestyles traditional to Hawaii through design and maintenance of neighborhoods that reflect the cultures and values of the community. Dircu.rrion: The Project specifically addresses Objective (2), and is fully supportive and consistent with the above-stated policies. There is currently a shortage of student housing rentals close to UH Hilo and HCC. The Project will fulfill the needs of a segment of the population that would like to live in a facility for students close to school. 5.2 COUNTY OF HAWAII 5.2.1 General Plan of the County of Hawaii The County ofHawai `i Charter (2000), as amended, requires that the County's general plan contain a statement of development objectives, standards and principles with respect to the most desirable use of land fox residential, recreational, agricultural, commercial, industrial, and other purposes. The statement must be consistent with proper conservation of natural resources and the preservation of the island's natural beauty and historical sites, desirable density of population, system of thoroughfares, open spaces, public buildings and utilities, public housing projects, drainage facilities, and air pollution. The Land Use Pattern Allocation Guide (LUPAG) Map of the Couuty ofHawai`i General Plan 2005, as amended, designates the entire Project site as Medium Density Urban. This LUPAG 46 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment determination is set forth in a letter dated October 24, 2007 from Planning Director Christopher J. Yuen to Dennis I. Hixota, Hawaii I{ahi LLC (Appendix 3). The Medium Density Urban designation permits village and neighborhood commercial, single family and multiple family residential up to 35 units per acre. The elements of the General Plan most applicable to the Project axe listed below, followed by a discussion of the consistency of the proposed Project with the relevant goals, policies, and standards of each element. 5.2.1.1 Economic Element GOALS: . (d) Provide an economic environment that allows new, expanded, or improved economic opportunities that are compatible with the County's cultural, natural and social environment. (f) Strive fox diversification of the economy by strengthening existing industries and attracting new endeavors. (h) Promote and develop the island of Hawaii into a unique scientific and cultural model, where economic gains axe in balance with social and physical amenities. Development should be reviewed o nthe basis of total impact on the residents of the County, not only in terms of immediate short run economic benefits. POLICIES: (f) Support all levels of, educational, employment and training opportunities and institutions. SOUTH HILO COURSES OF ACTION (a) Support the development of a master plan fox lands within the vicinity of the Univexsiry of Hawaii at Hilo to incorporate a "college town" concept utilizing an appropriate mixture of residential, commercial and other land uses to complement the university's infrastructure, Di.tcusrinn: The Project is consistent with the Economic goals, policies, and courses of action by strengthening our higher educational system through private housing units around a "college town" concept on I{awili. The Project will complement the University's and County's infrastructure, which are adequate to support the Project.. 5.2.1.2 Housing GOALS (a) Attain safe, sanitary, and livable housing fox the residents of the County of Hawaii. 47 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment (b) Attain adiversity ofsocio-economic housing mix throughout the different parts of the County. L_ (c) Maintain a housing supply that allows a variety of choices. (g) Ensure that housing is available to all persons regardless of age, sex, marital status, ethnic background, and income. POLICIES (a) Encourage a volume of construction and rehabilitation of housing sufficient to meet growth needs and correct existing deficiencies. (y) Aid and encourage the development of a wide variety of housing to achieve a diversity of socio-economic housing mix. STANDARDS Housing standards shall consist of and comply with: (a) Building Code (b) Electrical Code (c) Plumbing Code (d) Zoning Code (e) ' Subdivision Code (f) Standards of the single-family and multiple residential land use elements. 5.2.1.3 Environmental QuaGry GOALS (a) Define the most desirable use of land within the County that achieves an ecological balance providing residents and visitors the quality of life and an environment in which the natural resources of the island are viable and sustainable. (b) Maintain and, if feasible, improve the existing environmental quality of the island. (c) Control pollution. POLICIES (a) Take positive action to further maintain the quality of the environment. (d) Encourage the concept of recycling agricultural, industrial, and municipal waste material. Discussion: The Project site does not contain important cultural ar natural resources, and construction would not degrade environmental quality. Energy conservation design and measures and a recycling program would be adopted. 48 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment ~ 5.2.1.4 Flooding and Natural Hazards GOALS (a) Protect human life. (b) Prevent damage to man-made improvements. (c) Control pollution. (d) Reduce surface water and sediment runoff. (f) Maximize soil and water conservation. POLICIES (g) Development-generated runoff shall be disposed of in a manner acceptable to the Department of Public Works and in compliance with all State and Federal laws. (q) Consider natural hazards in all land use planning and permitting. STANDARDS (a) "Storm Drainage Standards," County of Hawaii, October, 197Q and as revised. (b) Applicable standards and regulations of Chapter 27, "Flood Control," of the Hawaii County Code. ; (c) Applicable standards and regulations of FEMA. (d) Applicable standards and regulations of Chapter 10, "Erosion and Sedimentation Control," of the Hawaii County Code. Discussion: The Project will be designed to protect the public welfare in compliance with County standards. Runoff will be disposed in a manner meeting with the approval of County DPW: 5.2.1.5 Historic Sites GOALS i (a) Protect, restore, and enhance the sites, buildings, and objects of significant historical and cultural importance to Hawaii. POLICIES (b) Require both public and private developers of land to provide historical and archaeological surveys and cultural assessments, where appropriate, prior to the clearing ox development of land when there are indications that the land under consideration has historical significance. Discussion: Based upon an Archaeological Arressment described in Chapter 4.2.1 of this report, SHPD has determined that no historic properties will be affected. Similarly, the Project should 49 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment not have an impact on culturally ox historically significant traditions or practices given the i urbanization of the area and the existing residential uses on the Property since the 1970's. ~ `- 5.2.1.6 Public Facilities SOUTH HILO COURSES OF ACTION -EDUCATION (a) Participate in the development of student and faculty housing fox the university and other joint-use facilities. Darcurrion: This Project is in line with the South Hilo Course of Action by contributing to the university facilities through private development of student housing. 5.2.1.7 Land Use GOALS (a) Designate and allocate land uses in appropriate proportions and mix and in ` keeping with the social, cultural, and physical environments of the County. ~ POLICIES (a) Zone urban- type of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. (c) Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. (j) Encourage urban development within existing zoned areas already served by basic infrastructure, or close to such areas, instead of scattered development.; STANDARDS i (a) Zoning requests shall be reviewed with respect to General Plan designatiot% district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. MULTIPLE RESIDENTIAL GOALS (a) To provide for multiple residential developments that maximize convenience for the occupants. (b) To provide for suitable living environments that accommodate the physical, social and economic needs of the island residents. (c) To enhance the overall quality of life in our residential communities. 50 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment MULTIPLE RESIDENTIAL POLICIES (a) Appropriately zoned lands shall be allocated in the demand for multiple residential dwellings increases. These areas shall be allocated with respect to places of employment, shopping facilities, educational, recreational and cultural facilities, and public facilities and utilities. (h) Require developers to provide basic infrastructure necessary fox development MULTIPLE RESIDENTIAL STANDARDS (e) Development shall be located in areas where public utilities can be economically provided at a level adequate to meet the demand for the concentrated service. (~ Recreational area and/or facilities shall be considered in multiple residential development. SOUTH HILO COURSES OF ACTION (b) Appropriately zoned lands shall be allocated as the need fox multiple residential development increases. Dircurrion: The Project site is in the Medium Density Urban District on the General Plan LUPAG map. A change of zone is requested to RM=1.5 to allow the development of the much'- needed student housing units. The Project centralizes rental housing in the urban area where infrastructure, such as water, sewer, roads, and utilities, is available or can be brought up to standards to meet the Project demands. Bicycle lanes, mass transit routes, and pedestrian walkways support the Project site due to its close pxoxitrrity to UH Hilo. The location of the Project close to the University campus coupled with the amenities proposed within the Project, delivers maximum convenience for its occupants. 5.2.2 Special Management Area (SMA) The Project site is not within the County's SMA. 5.2.3 County Zoning ICawili Street Student Housing Project site is zoned Single-Family Residential (RS-10) a's illustrated in Fri ure ¢. The Applicant will submit a change of zone application from RS-10 to Multiple-Family Residential (RM-1.5) to allow the proposed residential living at the density proposed. Student housing is a permitted use in the RM-1.5 zoning district. Figure 11 provides a list of permitted uses in the RM zoning district, height limits, and other zoning regulations. Kawili Street Student Housing will comply with all regulations and requirements of the RM district, if approved. 51 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment Di rcu.rnon , The Property is in the State Land Use Uxban District and is designated as Medium Density Urban on the General Plan LUPAG Map. A change of zone is requested to RM-1.5 to allow the development of much-needed student housing on the Project site. The proposed 106 student housing units axe consistent with the LUPAG designation of Medium Density Uxban uses. The construction of I{awili Street Student Housing in very close proximity to UH HIlo and HCC embodies the over-arching goals, policies, standards and courses of action stated above; That is, focusing housing in urban areas with adequate urban infrastructure and with compatible land uses while providing a diversified social mix in the community. Kawili Street Student Housing project will not result in substantial adverse impact upon the surrounding area, community or region. It will provide long, overdue rental housing opportunities to UH Hilo and HCC students. The prospect of a greater housing inventory will help to promote UH Hilo as a residential campus, and will offer a convenience not currently available to HCC students. All utilities, including water, sewer, electric, and telephone systems, axe available to the site; Kawili Street will require left-turn storage lane improvements. These will be coordinated with any improvements at the intersection of I{ino`ole/Kawili Streets and the eventual traffic signal at the University entrance. 5.3 RELATIONSHIP BETWEEN LOCAL SHORT-TERM USES OF ENVIRONMENT AND MAINTENANCE AND ENHANCEMENT OF LONG- TERM PRODUCTIVITY. The planned improvements are considered to be beneficial uses of the urban environment. The Project is not expected to generate risks to health and safety. The foreclosure o£future options is limited since the range of viable uses is limited. Any potential short- and long-term impacts are offset by the planned mitigation measures set forth herein. The area in the vicinity of the Project site is visibly the educational hub in the City of HIlo. The subject parcel, if developed fox student housing, will enhance the long-term productivity of the learning environs. 5.4 SUMMARY OF PERMITS AND APPROVALS In addition to a change of zone, the following permits and approvals to establish Kawili Street Student Housing will be required, but may not be limited to: • Plan Approval ~ • Grading Permit ~ • Right-of--Way Construction • Driveway Pextnit • Building Pemuts • National Pollutant Discharge Elimination System (NPDES) • Underground Injection Control (CJIC) 52 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment FIGURE 11 HAWAII COUNTY ZONING CODE Division 3. RM, Multiple-Family Residential Districts. Section 25-5-30. Purpose and applicability. The RM (multiple-family residential) district provides for medium and high density residential use. It covers aeeas with full communiTy facilities and services. It may occupy transition aeeas between commercial or industrial areas and other districts of less intense land use. Section 25-5-31. Designation and density of RM districts. (a) Each RM (multiple-family residential) district shall be designated on the zoning map by the symbol "RM" followed by a number which indicates the required land azea, in thousands of square feet, for each dwelling unit or for each separate rentable unit in the case of boazding, rooming, or lodging houses, fraternity or sorority houses. (b) In case any of the permitted uses have dormitories, two beds shall be equivalent to one sepazate rentable unit for purposes related to the required land azea in the RM district. (c) The'maximum density designation in the RM district shall be .75 or seven hundred fifty square feet of land area per dwelling unit or separate rentable unit. (d) In the I2M district the following density designations shalt be used:.75, 1, 1.5, 2, 2.5, 3, 3.5, 4 and upwazd in 0.5 increments. Section 25-5-32. Permitted uses. (a) The following uses shall be permitted in the RM district: (1) Adult day care homes. (2) Bed and breakfast establishments, as permitted under section 25-4-7. (3) Boarding facilities, rooming, or lodging houses. (4) Cemeteries and mausoleums, as permitted under chapter 6, article 1 of this Code. (5) Commercial or personal service uses, on a small scale, as approved by the director, provided that the total gross floor area does not exceed one thousand two hundred square feet and a maximum of five employees. (6) CommuniTy buildings, as permitted under section 25-4-11. (7) Crop production. (8) Dwellings, double-family or duplex. (9) Dwellings, multiple-family. (10) Dwellings, single-family. {1 l) Family child care homes. (12) Group living facilities. (13) Home occupations, as permitted under section 25-4-13. (14) Meeting facilities. (15) Model homes, as permitted under section 25-4-8. (16) Neighborhood parks, playgrounds, tennis courts, swimming pools, and similaz neighborhood recreational areas and uses. (17) Public uses and structures, as permitted under section 25-4-11. (18) Temporary real estate offices, as permitted under section 25-4-8. (19) Time share units situated in any of the following: (A) Areas designated as resort under the general plan land use pattern allocation guide (LUPAG) map. 53 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment (B) Areas determined by the director to be within resort areas identified by the general i plan land use element, except for retreat resort aeeas. ~ (C) Areas determined for such use by the council, by resolution. (20) Utility substations, as permitted under section 25-4-11. ~ (b) In addition to those uses permitted under subsection (a) above, the following uses may be ~ permitted in the RM district, provided that a use permit is issued for each use: ' (1) Caze homes. (2) Churches, temples and synagogues. (3) Crematoriums. (4) Day care centers. (5) Golf courses and related golf course uses, including golf driving ranges, golf maintenance , buildings and golf club houses. (6) Hospitals, sanitariums, old age, convalescent, nursing and rest homes. (7) Major outdoor amusement and recreation facilities. (8) Mortuaries. (9) Schools. (]0) Telecommunication antennas and towers. (11) Yacht harbors and boating facilities. (c) Buildings and uses normally considered directly accessory to the uses permitted in this 1 section shall also be permitted in the RM district. , Section 25-5-33. Height limit. (a) In areas in the County outside of the City of Hilo, the height limit in the RM district shall be forty-five feet. (b) In the City of Hilo, the height limit in the RM district shall be one hundred twenty feet. Section 25-5-36. Minimum yards. Minimum yazds in the RM district shall be as follows: (1) Front and reaz yards, twenty feet; and (2) Side yards, eight feet for aone-story building, plus an additional two feet for each additional story. Section 25-5-37. Landscaping. Landscaping shall be provided on a minimum of twenty percent of the total land area of any building site in the RM district, except for lots containing only one single-family dwelling and accessory buildings. Parking areas shall not be included within the area required for landscaping on any building site. Section 25-5-38. Other regulations. (a) There may be more than one main building on any building site in the RM district. (b) Distance between main buildings on the same building site in the RM district shall be at least fifteen feet. (c) Plan approval shall be required for all new buildings and additions to existing buildings in the RM district, except for construction of one single-family dwelling and any accessory buildings per lot. (d) Exceptions to the regulations for the RM district regarding heights, building site areas, building site average widths and yards, may be approved by the director within a planned unit development. 54 6.0 FINDINGS AND DETERMINATION KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment G.0 FINDINGS AND DETERMINATION To determine whether the proposed action may have a significant impact on the environment,. every phase and expected consequences, both primary and secondary, and the cumulative as, well as short- and long-term effects have been examined. Based on the research evaluated and the studies performed, a finding of no significant impact is anticipated as summarized below. G.1 SIGNIFICANCE CRITERIA (1) Is not likely to involve an irrevocable commitment to natural, archaeological, ox cultural resources The Project site is within the former "Waiakea Cane Lots" and currently contains ten residences. The archaeological assessment found no archaeological sites ox features, and has been mechanically leveled prior to the construction of the homes in the 1970s. The Property has been assessed fox natural and cultural resources, and findings confirm that the construction of the Project will not cause a loss of natural, azchaeological, or cultural resources. (2) 'May increase the range of beneficial uses of the envixonxnent The Property is suxxounded by urban development on all sides and is situated close to the UH Hilo and HCC. The construction of student housing will augment the current, limited availability of housing units for this segment of the population; thus, increasing the range of beneficial uses of the Project site. (3) Will not conflict with the State and County's long term environmental policies, goals and guidelines The Kawili Street Housing Project is consistent with the environmental policies or goals and guidelines as expressed in Chapter 344, HRS; -and any revisions thereof and amendments thereto, court decisions, or executive orders. The Project will provide much-needed housing for students, and will, by its close proximity to the institutions of higher education, reduce traffic and other stresses to the City's infrastructure. (4) May positively affect the economic or social welfare of the community ox State Providing additional student housing units to the market will assist the community and the students by concentrating student activity near the university and college. There will be a growing synergy between UH Hilo and the public, which evolves into a "college town" setting-improving the economic and social welfare of the community and, ultimately, the State. 55 1{AWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment (5) Will not substantially affect public health Short-term impacts of the Project on air and noise quality levels ate not anticipated to be significant, and mitigation measures will be in place to m;nimi~e any effects on public health. The Applicant will work with Waiakea High School administrators to curtail construction noise during school hours. When the Project is completed, public health will not be substantially affected by the additional residential units. (6) Will involve secondary impacts such as effects on public facilities , Kawili Street Student Housing Project should not significantly generate secondary impacts to public facilities, such as water, roads, wastewater, and parks. The primary generators, UH Hilo and HCC, will continue its efforts to recruit students. Secondary impacts on public infrastructure and facilities will not be generated to any greater degree than will akeady occur with the students living elsewhere. Concentrating the student population will help to ttiodexate such impacts. (7) Is not likely to involve substantial degradation of environmental quality The Kawili Street Student Housing Project will not involve substantial degradation of environmental quality as it has already been leveled, and has no critical environmental attributes. While there will be short-term construction impacts on noise and air; best management practices will be invoked to reduce noise and air pollution. (8) Cumulatively will not have considerable effect upon the environment and will not involve a commitment for larger actions This environmental assessment is pxepazed to assess the effect of the Project individually and cumulatively. The addition of one left-rum storage lane on Kawili Street, a County road; is proposed to mitigate the level of service on Kawili Street. In the long-term, future improvements to Puainako and the County's study of the I{dauea and I{ino`ole travel corridors signify the proper planning that must occur to addres's regional traffic. Locally, the addition of a traffic signal at the entrance of UH Hilo with Kawili is planned. The remaining fmdings of the environmental assessment conclude that impacts aze minimal, and can be mitigated by implementing measures described in this document. (9) Does not substantially affect a raze, threatened, or endangered species ox its. habitat The Project site contains residences that were built in the mid-1970's. The land has been leveled, and is not a habitat for a rare, threatened, ox endangered species. (] 0) Wi11 not be detrimental to air or water quality or ambient noise levels 56 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment I{awili Sxeet Student Housing Project will not include any significant sources of air emissions or noise levels that would violate existing Federal or State standards. Construction activities will impact air and noise quality; but the impacts will be limited by construction practices (e.g., mufflers, water trucks, construction during daylight hours, only, etc.) Best Management Practices will be implemented for environmental pxotecdon throughout Project development. (I1) Will not affect environmentally sensitive areas such as a flood plain and tsunami zone The Project is not in a flood plain, a coastal area, ox an erosion-prone zone. It is a significant distance from the ocean and other bodies of water. Thus, Kawili Street Student Housing Project will not affect environmentally sensitive areas. (12) Will not substantially affect scenic vistas and view planes identified in county or state plans ox studies No scenic vistas, view planes ox exceptional trees identified in the General Plan, the County Code ox other plans ox studies will be affected by the Project. Visual impacts of the Project to surrounding pxoperdes will be mitigated through the use of landscaping and sensitive design. The Project will be constructed to a height of 50 feet-less than half the height limit of 120 feet fox the City of Hilo. Adjacent building's on the Waiakea High School campus and, eventually, the Hawaii Island Veterans' Memorial Project are ox will be taller. (13) Will result in additional energy consumption over current levels The construction and operation of the Project will consume energy. Energy and water conservation measures could be instituted through design and technologies, such as solar water heating, energy-saving lighting/ventilation/appliances, and water saving features. Students will also be encouraged to practice conservation. 6.2 DETERMINATION Chapter 343, HRS, and Title 11, Chapter 200, HAR, DOH, "Environmental Impact Statement" require an Environmental Assessment for any proposed use of County lands. In the case of the Kawili Street Student Housing Project, aleft-turn lane on ICawili Street is warranted in the year 2013. If water and sewer lines require upgrade, the Project will be `using' these County lands as well. In considering the significance of potential environmental effects, the sum of effects on the quality of the environment was considered and the overall and cumulative effects of the action were evaluated. Every phase of the proposed action, the expected consequences, both primary and secondary, and the cumulative as weA as the short- and long-term effects of the action weie considered. 57 KAWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment As a result, it is determined that the proposed action will not significantly impact the I environment, based on the significance criteria listed in 11-20-12 of the Environmental Impact '_ Statement Rules. Therefore, a "Finding of No Significant Impact" (FONSI) is anticipated fox this Project. 58 7.0 AGENCIES, ORGANIZATIONS, AND INDIVIDUALS TO BE CONSULTED K AWILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment 7.0 AGENCIES, ORGANIZATIONS, AND INDIVIDUALS TO BE CONSULTED The pxepazation of the Draft EA and its review by affected federal, state and county agencies, organizations and members within the community will include the following: 7.1 APPROVING AGENCY County of Hawaii Planning Department 7.2 COUNTY OF HAWAII Civil Defense Agency Department of Environmental Management (2) Department of Finance -Property Management Division Department of Parks and Recreation Department of Public Works (4) Department of Research and Development Department of Water Supply Fire Department Hawaii County Council Member Stacy Higa Hawaii County Council Member Donald Ikeda Hawaii County Counc$ Member J Yoshimoto Office of Housing and Community Development Office of the Mayor Police Department 7.3 STATE OF HAWAII Department of Business, Economic Development and Tourism-Planning Office Department of Education Department of Land and Natural Resources (5) Department of Land and Natural Resources-State Historic Preservation Division Department of Health (3) Department oFHealth-Office of Environmental Quality Control (4) Hawaii Community College , Office of Hawaiian Affairs State of Hawaii Island of Hawaii Representative Jerry Chang State of Hawaii Island of Hawaii Representative Clifton Tsuji State of Hawaii Island of Hawaii Senator Lorraine Inouye State of Hawaii Island of Hawaii Senator Russell Kokubun University of Hawaii at Hilo Waiakea High School 7.4 FEDERAL U.S. Senator Daniel K. Inouye U.S: Senator Daniel Akaka U.S. Representative Mazie Hixono 59 K AWILI STREET STUDENT HOUSING PROJECT i Draft Environmental Assessment U.S. Army Corps of Engineers U.S. Department of Agriculture, Natural Resources Conservation Service ! 7.5 LIBRARIES Hilo Public Library UH Hilo Library 7.6. NEWS MEDIA ' Hawaii Tribune Herald West Hawaii Today 7.7 PRIVATE The Gas Company Hawaii Electric Light Company Hawaiian Telcom ' Other entities as may be identified 7.8 COMMUNITY ' Hawaii Island Community Development Corporation Hawaii Island Veterans' Memorial, Inc. Organizations or individuals as may be identified 8.0 REFERENCES KAwILI STREET STUDENT HOUSING PROJECT Draft Environmental Assessment 8.0 REFERENCES Baker, H.L. et al. (1965) Detailed Land Clarsifzcation, Island of Hawaii. Land Study Buteau; University of Hawaii. i County of Hawaii (2005) General Plan of the County of Hawai `i 2005. Ar Amended, Hilo, Hawaii. Haun & Associates, Archaeological Assessment, TMK• (3) 24-01:116, Laud of Waiakea, South Hilo District, Irland of Hawaii, January 2008. Hawaii Department of Labor and Industrial Relations, "Current Unemployment Rates." Hawaii State Department of Agriculture (1977) Agriczrltura! Landr of Importance to the State of Hawaii. Honolulu, Hawaii. Heliker, C., Volcanic and Seismic Hatiards of the Irland of Hawaii: U.S. Geological Survey. 1991. Juvik, Sonia P. & James O. Juvik, eds. (1998) Atlas of Hawaii. 3~d Edition. Honolulu: University of Hawaii Press, Honolulu. M&E Pacific, Inc., Honpa Hongwanji Hilo Betsuin Student Housing Project, Traffic Impact Analyris Report, TMK: 2-4-01:116, June 2008. Macdonald, Gordon A., Agatin T. Tabbot, Frank L. Peterson (1983) Volcanoes Underthe Sea: The Geology afHawaii. University of Hawaii Press, Honolulu. Ohashi, Yukie, Hawaii Island Veteranr'Memorial Project, .Final EnvironmentalArserrment, July 2006. State Department of Business and Economic Development and Tourism, County Social, Business and Economic Tnndr in Hawaii: 1990-2005, December 2006. Honolulu, Hawaii. Terryl, Ron and SSFM International, China-U.S. Center, .Final Euvironmenta! Impact Statement, March 2002. U. S. Department of Agriculture Soil Conservation Service. Island of Hawaii, State of Hawaii. 1972. INTERNET WEBSITES http: / /gis.hawaiianfip. org/nfip~is/ httn: / /www.uhh.hawaii.edu htm: / /www.hawaii.hawaii.edu http://www.en.wikipedia. org 61 APPENDICES APPENDIX A ~ ARCHAEOLOGICAL ASSESSMENT Haun & Associates '~ January 2008 SHPD LETTER February 19, 2008 SHPD LETTER March 17, 2008 Report 577-013108 ARCHAE~i~OGi~AL A~SES~i~ENT 7iillit: (3j 2-~-01:71 fi imAtdD OF WAiAKEA ~t3UTH HiLO DiSTR1CT fSLAND ®F NAYVAI`i Haun ~ Associates 4ret+Jenk~~r~r1, l:uttutal, anJ iii+t.rrical Rexru*u y:snaeem~ne Sen icrs HCR 1 S<rx d731t, Kex3u. Hawaii 8649 Phone- ~i$~-"'?5°- t~az: X82.63.1_ aecatt srr-ats~oa ARCHAECJLt3G#CAL ASSESStt~ENT TMK: (3) 2-4-01:116 LAND t)F WAIAKEA SL}UTH Hilt} DiSTR#CT ISLAND OF HA~ItAi`I By: Atan L. Haun. Ph.i3. Prepared Far: i-lonpa Han~~uranji Hila Setsuin cla Mr. Sydney Fuke !t?t} Psitatti Street, Suite 2 (? Rita, Hawaii 9ti720 Haun 4t Associates ArchaealagiraS. Cultural, and Histc+ricai Itese~urce Management Service; 1~CR 1 flox 4731.)_ tbeaau. Hawaii 9b7d9 ["Aona~ 982-?755 flax: 982-63~t3 introduction At the request of Mr. Sydney Fuke on hehalf of Honpa Hongwan_ii Hilo tletsuin. Haun & Aswci- ates has prepared an arshmrotogisal assessment for a c. 4.0-acre parse! located in the land of lb"aiakea. South Hilo District, Isiaztd of Hawaii t'F'r~>ure 1 and 2j. The objective of the survey was io satisfi• historic preservation tegultttory review tequiremeots of she pcpat•tmem of land and Natural Resaurces•Historic Prstservation Division {Dt.hlR-SHPDI, as contained within Hawaii Administrative Rules. Title t3, DLNR, Subtitle F 3, State Historic Prt;servarion Rules (2003). Nu archaeological srtes or feattucs were identified during the survey, therefore the pzujest is documented a.4 an archaeological assessmem pursuant ut Chapter 13-28~-5(SAJ. As requin:~ti, this capon s;ontains a description of the projec! area, tAeid ttnnhads and hackgmund research. Project Area Descrip#ion The project area consists of a tectanr~ttfar-shaped s. d.0 .tsre parcel that unties in elevation fnim c. 59 to 78 fF, bordered by Kawili Street to the northwest, by the Waiakea F:ducatian Canrptex to the south- west and strtrtheast amt by occupied homes to the northeast. A paved road extends to the soutftsast from Kawili Stmt into the parcel, providing access to ten existing hottscs that ate present within the project area {Figare 3 and rrj. These houses were ocsnpied as the time of the present study. According to the cuttem landowner, the hags were tansmtcttxf in the i 970's. 1Tte remainder of the prnjcxt area is comprised of a tnaintained grass lawn {FiBzrre SI. TTte terrain within the project area is miativtty Eevsi and the sail is comprised of Keaukaha ex- trernety rocky mucl: on 6-20°10 slopes (Sato et al. 1973: Sheen Nmnher 74 j. According to Sato et al., this sail octets neat the city of Hilo and is comprised of a thin surface layer c+f very dark brown muck over pa- iwetxte lava 6edraek {1973:57). This soil evidences a rapid permeability, a medium runoff and a slight cro- siottal hazard. Sato et al. {t973:27) indicates that muth of this soil type is in native forest with some areas having been ctoaretl far pasture and sugarcane. Wolfe acrd Morris (,2001 l indicate that the lava flaws within dte project area originated fram Mauna l.oa Volt~mo deposited 750 to 1.500 years ago. The rainfall in the vicinity of the project area ranges from ISO to 1 SS inches per year t7uvk and Juvik 1998:57). Field IVI@tltod3 The field work portion of the project was eanduaed wt lanttary 29, 2008 by Alan Haun. Ph.D. The field work portion of ttte project rcgttired O.5 lobar day to coroptete. The project area was subjected to FOO"/o surface examination. No archacotogipl sites or features were identified. Background Researcri The prajca area is situated in flee ebrrpxa'a of Waiakea in South tliltr District. '1 he ahupxa'r: is one of the largest in dte district Covering over 95.000 noes. The vlrupuu'<z extends nlong the coast fram the I west side of Hito l3ay W the Puna District haundary and inland to appraximatety b,000 ft elevation. Much of the following is suttunarized from Krto ttat•: A (:'tmztraingicol History {Ke1Fy et al. 1981), an extensive and thorough cattipettditim of historical infamtation about Hilo including Waiakea. Hawaiian uadhionai and legendary accounts attest tr> the fangstanding importance of Waiakea. The chief of the Hilo regitm, Kulukulu•a, who resided in Waiak4a was the first conquest of 'tlmi-a-Lilet» ~ in his campaign to unify the districts of Hawaii Island. Into whfi ir.. large bay, fishponds. wrr taro fields. and atwndant freshwater was a population tamer fax commoners and royalty. Kamehameha !and his court resided in Hifo in the i890s. !n preparation for his planned Fnvaswn of Kauai in 1802. Kametntnteha (suite a ' cxuwe fleet at Hilo, reportedly consisting of 1~ vessels. ~ L L ~. l_. i i _. i -_ _. i _- C ;i Ii 1 e N x }^ • jaM r: ~ ;' Y ~ ~ __ AY°'~'-~ y~ ~ ~~~~ ' .- - ,.i 4 ~, F~ Ha G~q .i 'I. ~ _ ^~ ._ ~ ~ *~ ~ i _ 9 ~ ~ ~~ h i ~ ~p .. YL~\ -\ 8 1 kF + ` ~ . { ~ ~ ` - ~ ~ ~ f/ . - y µ d" .. { .. 1-# ~ ~ '. G ~_- t ~' ? n,, ~ y f., ...111 ~ ( s `-rr"S "~~~lll ..~~`~ ' ! ,~^ .~ i ~ 4 -t„ f ` 'f, ~~' _ rte: ~ltYCai {1j _' Z ~£ I ~. ~ S ~ T ~ ~ IM - %;, L 1 r .u aidd.: +{' ~ ) ~i i ~~~~ .'~ ~ „'_..+~ E. * ~'y( y yy .5:~^` i C 1`... -3 tr ~ J C =-~ ...J, Z .. a~ '1 ~... p y + R ~ w ~ _ ~. -~4 r~"' '~q ~"~, "~ ~ _~\~1 ~ b - ~ ~ 4r alA S f t5 k~ ~ V ~, , y Y ~ S ',.. .. _ ~ 'Ye '`S, ~ i ~ --~' h, .P t~.' ( ~ _ i C 1 .~ :~~i I~K~ e.3 ~ C ~YS ~~ i N ~ r 4' ~f ~. .« J ~~'~~ . .. •~ - I ,~. u ~t F 9 v L r r _ C ~. F ~y,~ i i ~ ~~ ~ ~~ a L~ t ~ ~~ ~q ~~' : .c. ' '"' li .fr : '~-~ ~ ~ ~ ~. € 7 ~ ~ ~~ ;1„ ~,r; .._ ~ ,~ 'f ~; _~~,.. 2'. ,ice! ! + (-~~_... F ~[y~Tr~ L~ 44 - 1.~~~~~~-~ . } rV Y 1 (~ " i•n t ~~I ~~ /(t a l: l -~~ll~ p. ~ e, ~ 1 ~ ~~ ~ ~~ t~ ~J }~ ~ St i i ~, !M. .y i/i .. ~ \ 4 `b~ a. a ~ Ta .v ~ ; ~ ~ ~ :s ~::f `~~ \ i~ ; , = ~ : "J -.. ¢S 1 ~ • + s ~, 7 ~ J' -~ ~~ ~, a p ti _ y ~ ~ ~ ,~ ~, . ti ., .a R I~tq~ky. ~ L'~. ' ' ' ~ -;_ _- ~ - ~ I t ~f! ~ ~ ~ s c I { i ''- - '-~ ~ t ~ i~- {t-~ ~~. tI ~f , , r ~. ~~~ ~ h ~~ ~ T } !: i ~ J ~, y, q ~7tf ~• t ~ ~ 1 _ K _ ` ii T:: .~~...~ ~ . _ •~ •.. -4 .. k`., i t \ t ~. I J 1 ~' ~ .. n Figure 3. Project Area Overt=iew {fmm VirtualEatth.~om j ~igttre 4- Sxistin~e Houses. view to northeast Figure 5, lawn Ama, liew !o ~auth-southwu4c In i824, a missionary station was established in Waiakea. 5oatt after, churches and schools wire estab- tisited. Whalers began stopptrtg az Hilo in the mid• 1820x, in the 1810x, a sawmill was built, and iwn stares were opened. Ry the end of the det~e, a sugar cane plantation and mill were established an Ponahawai rands. Ry t8S7, there were three sugar aatte mitts in the Hiio area: Large tracts of tattd were put in cane ; cultivation and sugar cane was assn growxi by individuals around their houses. A sugar milt was established in 'a'aiakea at the inland end of Waiakea Fishpond in the fate C870s. €ty 1880, t,d00 acres of sugar cane were in cultivation and by tttc end of the decade aver 5,ti00 acres wcm cultivated. to the 1900x, the popula- ' lion of Hito grew dramatically u-iih the expansion of sugar cane cuftivarion, pineapple production, dte iim- bar industry, and tnlter commercial developmems. McEtdowney {i979) used limited site inventory and tustaric documentary evidence tq develop a tradititmal Hawaiian Iattd use oral settlemem pattern mode) far the Hito area. The model casuists of five elevation-defined canes: Ga~1ai Settlement, Upland Agricultural, Lower Forest. Rainfatest, arnl Sub- Alpine or Monttnte. The Coastal Settlement Zanc extended approttirnstety OS mites inland ham the share- , tine between sea level and 50 ft elevation. The cane was the most de`tseiy populated with both pemtanent and temporary habitationa, high status chietty residences, and hziau. Settlements were concentrated at Hito Bay and sheltered bays and caves. The Upland Agriwhutai Zane was situated I~iween approximately 50 ft and 1,500 ft elevation. Settlement in the zone vrortsured of scattered residences among ecanamicatty beneficial trees and agricut- tare} plats of dryland taro and bananas. Lava tubes were utilized far shelter. A partem of shifting euttivatiaa ; is believed to have converted the original forest cover to parkland of grass and scanered graves of trees. , ~1%etland cuhivation of taro accttrr>ed ai+uzg streams, The Lower Forest Zone ranged from 1 500 ft to '„,500 ft elevation. Timber and other forest re- sources such as medicinal piantx, olrma, and birds were gathered from the zone. S'rte types consisted of temporary Italyitazions, trials, shrines, artd mirtctt agrieuhura! features in forest etearittgs aad slang streams. Sias in the Rainforest 7.one (2.5045,000 8 etevatiort) and Sub-alpin ar Montane Zane (5,litN}-9,000 fl} were limited to traits and assac'sated umporary habitations. These zones were used for intro-island travel and gatlterirtg of valued resottFCes including hardwoods, birds, and stone far tool making -- The project area is situated within the town portion of McEldowney's Upland Agricutturai Zotte where stuttered residenas and sgricxtiturai plots were situated in prrltistoric fo tarty historic limes. Historic site types in the project area vicirdry likely included plantation agricnhure-related features and residences. - FINDINGS J Na arcttaealogicat sites ar featun,-s and ira Land Con;mix>ion Awards are present within the parcel. As stated, the project area is cutrerttty utilized for residences. Tha relatively level terrain within the panel - indicates that the prajetx area was mecttanicalty levered prior w dye construction of the houses in the 1970x. Na farther archaeological wank is recommended based on the negative survay msulis REFERENCES DL.NR (Department of Land and Natutal Resources? 2f103 Hawaii Admirtistrrtdc~e Rules, Title 13. Dept. of Land aral Natural Resources, Subtitle i 3, State Historte Presetvation Division Rues. Juvik. S.P. and 3.0. Juvt7; (editors) 149$ .Irtac of Hawaii, Thud Edition. University of I{a.vaii Press. ticutnlutu. Kelly, M., B. Nakamura and D.B Herrera 19BI Hilo Bay: A t`ttmnolagicat History, Land and Water Use in the Hito Bay Area., Island of Hawaii. Prepared fot U.S. Artrty tatginecr District, Hnnatutu. McEtdnvvney, Ft. 1979 Archaeological and Histarical Literanue Search and Research design: Lava FFow Control Study, Hilo, Hawaii. Preprared ftxthe U.S. Army Engineer Di~ri4-t, IFtmatutu. Department ofAnthra- potogy. Bishop Museum. Sato, H.H.. W. Ikeda, R. Paeth. R. Smythe, and M. Takehiro, Jr. 1973 Soil Survey afrhe Island ojNawuii, State rjNr»voii. U.S. Depattrtu•m of Agriwhure, Snii Can- nervation Service and University of Hawaii Agicultural Experiment Station. Washington. D.C.: Government Printing Offtce. Wolfe, E.W., and J. Mnnis ZOt)I Geologic Map of the Istarrd of Hawaii. tl.S. Department of the Interior, t1.S. Geological Survey. Misceitaneous Investigations Series. 7 Ih11,f Lt•SkF ,n. TCat p9 t4 YA! .jam: s ~-.. LV. ~~f .; _~4 9 t V r ch5uarp t 9. ~ooa dixn F, Havn. PU.D. Haun .~ Asscst3iatts NGk I Bos 47?~ keaau. Hat}uii 4679 Daar Dr Ftaun: ' s'rriz~s ter t~.at~t:rte 1S[•:PAttT:ltEh'1' OF t,ANU ANt)VA7'titL~l, ttESt~IiRCFti 5 r.iT !iL'7IlR iC p{trisrJxrn f iUN ;..n'SS=on Gt)1 N:.dLtQtLiLA nUUrli~`aR.U, Rt Xih; ,=,55 KAI$,5{_F7. tiAK4tn ate,{R 3 ~ ~~©~ 57l 411;81 O.llllellti TCllFI7 9w k1~+F1 i. Y l4efl nrv, : n,lc\¢:u. a . - i_ .vo _ .l t4'1' SI2. S t i •r~RY.'. 'a i am.~n ^a.nx [ ~k>; X K.f .aV :~Man1,2ti~.b :rt .. tK~P Yti31JsT u y4 i R ant M ..n t :: lT aa:.m. ... L.C~G hiD: 3()QR. Archaet7i[ig4• SL73,tECf: Chapter 6L-0Z Qistoric Preserratinn I2cEie;v - Reytrest for "No'Fliswiicl'roperties Affectt.~tf" for a ~t.0 acre paru;l ~'4'aiakea :lhupua`a, Suuth Rya District, lstand of FL~trra3i i TI~iK:t3)?-3-Q1;116 ?1t.urk you fnr the t+ppottvnity w c:ommznt on the afure.ntentioned pre,jc:C[. >•kz dcicrtnine that nn histnric prnpetYies a'iti be. atlected 4~~ this vtdc:takins because: © tnrcnsive culLirrtinn has altered dte Land ® kesiden[ialdere3trpmenUvrban3•cation has altered the land ® Prcuit+us gtvbbinglgrading hua altered the land ^ An acceptzd archaeult:Qicalinvenfory aurvey C4Ifit faund nu historic. pt~pcrrie; ^ SHPD prevtnutlyrea~ewed this.pr€5js:et and mitigation arts been caropleted (~ tlthcr. An octryfEd trchueoftrg~rrzt asse.rstrtanf hrepcrred jrr .'4fr, Srllrtec !'ukc on frcht,7f.,j Her,nl,ce FltYflgwcstji Kitn Ifesttzn {Hr~nn pntjttcr ray, 5705, .cr?J~trtirtul u:.SHfiU an Fc?>nurn I_. -'tNT~ti i {rt11r61 lttr IttSf(.+Y7L: Itrf!Pex77`fES In ftYC OVenr they !EI StOriC tiSOtt7CeS. [liChlfltrt$ httmeR St;C.!2t.it re; trl2t RS. l:f\'a illh~$. ^IS,J t3~n illisterslbnhblcs ive identified during the euststrucowt acuv'itie;. a!S vvark needs {o cet;c. in tire, ini;,iC;iiate +icinitc of [he find. dye find needs to he prarectt.d frnrr5 additional disturbance. and the-State I iiat,ri:° Presentation Dititisinn; Hawaii island Section, nt.e~eds to he ecnr_tcted immedirfse!p at i,$f),'S} Y96•t;5i-I_ Please ctantaet Ivlcsrgan Da~<i; at €30&t 896-051 it vuu hay; an} yues[ions or conecins rcetm~!imc this ietttn. ' Aloha. ' ~~ ~~~ ~ tiancy~ A~s711;tt5rrn. Meting ~rchaeotoR}' Braneh Chief State Hruoric Prast:mation Uivia'ion LL':DA.ttNiCLL March 17, 2008 Alan Haun, Ph.D. Haun and Associates, Inc. HCR 1 Box 4730 Kea'au. HI 96749 Dear Dr. Haun: STATE OF ILAWAII DEPART;<tENT OF LAND AND NATURAL ttEfiOURCES SfiA TB NISTQRtC PRESERVATIG'~ RIYIStUti 501 KAhtCtKILA BUULtiVARQ ROiiM 333 K:aPQLEt. HAW"AII 9n70' LA4Ra t1 lltlii~,'t ~ uxneunw rnv m~,r_~ r~xw. ~~?. wu•~ax+cN, RL'SiYLt T. r51:9 tmn i ]v't' A'EN C AAN"AHAR,{ .YT ^Y IOG~^A. Ga:~ nGU.*.x czsna$ES A~+Tiu.: ~9tYU.Nd£~'gdtitcw Ct>wol54CM il:1Yn.*T31TbV4tE 14 WAUDIfNf ;mca•:hrazrAwcou:u.u+m ('grsf3vw17Cp M.9PF&Yr.aCE..BkyF.lslN: ~~~G mstrms v~:s[xv.TY~.a /.UI[xItAAE 6fA'ti)°e&~fx:'F QsAi'C51N '-lV ~I F£!µ31'3 LOG NO: 2008.1 l43 DOC NO: 0803TS 15 Archaeology 5iiB,FECT: Chapter 6E-42 Historic Preservation Review - Arekaealogical Assessment For Honpa Hongwanji Hilo Betsuin W'aiakea Ahupaa`a, South Hifa District, Island of Aawas`i TMK: {3} 2-d-Oi:71b Thank you for the opportunity to comment on the aforementioned project by Haun and :4ssaciates, Tnc: {Haun 2008}, which we received on February 15, 2008. This archaeological assessment reports nn the survey of 4.0 acres. No archaeological sites or features were identified. The project area is heavily urbanized and was likely graded in the 1970's. The background section is adequate for the scope of this project and rite inventory methods aze acceptable. 7ltese and the accompanying illustrations and photographs meet the requirements of Hawaii Administrative Rules, Chapter 13-276-5(a) and {c). W'e approve of dte report as final, concur with its recommendations and conclude that the historic preservation review process is az an end. Please contact Assistant Hawaii Island Archaeologist. Tim Scheffler {(808) 981-2979 or; timothy.e.scheffler(r-'tthawaii.gov) if you have any questions or concerns regazding this letter. Aloha, ~ `,t~i.~-~-ti._ Nancy McMahon, Acting Archaeology Branch Chief State Historic Preservation Division, TS ./ ce- Mr. Sydney Fuke, l00 Pauahi Sweet, Suite' 12, Hito, H195720 lJ I_I u LI II II APPENDIX B TRAFFIC IMPACT ANALYSIS REPORT IVI & E Pacific, Inc. June 2008 HOUSING Honpa Hongwanji Hilo Betsuin Student Housing Project Hilo, Island of Hawaii, Hawaii Traffic Impact Analysis Report TMK: (3)2-4-01:116 June 2008 /~ M YAA\ ~~ LICENSED p PROFESSIONAL ENGINEER * N0. 3893-C I I, Expiration Date: April 30, 2010 This work was prepared by me or under my direct supervision. Signature M & E Pacific, Inc. METCALF& EDDY ! ?.Faai,~~i Date M & E PACIFIC, INC. June 2006 PAGE i 60041670.00300 Honpa Hongwanji Hilo Betsuin Student Housing Project TZAR HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT TRAFFIC IMPACT ANALYSIS REPORT Table of Contents i SECTION PAGE ~-- Engineer's Stamp and Signature ................................................................................... i Table of Contents ........................................................................................................... ii List of Figures ............................................................................................................... iii List of Tables ................................................................................................................. iii Project Description ................................................................. .......................................1 , Existing Conditions ................................................................ .......................................2 I Existing Roadways .:....................................................... .......................................2 Traffic Volumes .............................................................. .......................................3 Proposed Roadway Improvements ....................................... .......................................5 Traffic Forecasts ..................................................................... .......................................6 Ambient Traffic Forecast .......................................................................................7 i I Project Generated Traffic ......................................................................................9 Total Forecast Volumes ......................................................................................10 Level of Service Analysis ............................................................................................10 Separate Left Turn Lane Analysis ..............................................................................17 Conclusions ..........................................................:......................................................1.7 References Figures Tables Appendices Appendix A: Traffic Turning Movement Counts Appendix B: Signalized Intersection Level of Service (LOS) Calculations , Appendix C: Unsignalized Intersection Level of Service (LOS) Calculations M & E PACIFIC, INC. PAGE ii 60041670.00300 June 2008 Honpa Hongwanji Hilo Betsuin Student Housing Project TZAR HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT TRAFFIC IMPACT ANALYSIS REPORT I List of Figures FIGURE NUMBER TITLE Figure 1 Location Map Figure 2 2008 Existing Traffic Volumes Figure 3 Historical Trend in Daily Traffic Volumes on Hilo Streets in Vicinity of Project Site Figure 4 Hourly Traffic Volumes on Kawili Street North of Puainako Street Figure 5 Hourly Traffic Volumes on Kinoole Street South of Kawili Street Figure 6 2013 Ambient Traffic Forecast Figure 7 2018 Ambient Traffic Forecast Figure 8 2028 Ambient Traffic Forecast Figure 9 Project Generated Traffic Assignment Figure 10 2013 Total with Project Traffic Forecast Figure 11 2018 Total with Project Traffic Forecast Figure 12 2028 Total with Project Traffic Forecast Figure 13 2018 Ambient Traffic Forecast with One Way Couplet Figure 14 2028 Ambient Traffic Forecast with One Way Couplet Figure 15 2018 Total with Project Traffic Forecast with One Way Couplet Figure 16 2028 Total with Project Traffic Forecast with One Way Couplet List of Tables TABLE NUMBER TITLE Table 1 Level of Service Analysis- Kawili Street at Kilauea Avenue Table 2 Level of Service Analysis- Kawili Street at Kinoole Street Table 3 Level of Service Analysis- Kawili Street at Kilauea Avenue w/ 1 Way Couplet Table 4 Level of Service Analysis- Kawili Street at Kinoole Street w/ 1 Way Couplet Table 5 Level of Service Analysis- Kawili Street at Kapiolani Street M & E PACIFIC, INC. PAGE iii 60041670.00300 June 2008 Honpa Hongwanji Hilo Betsuin Student Housing Project TZAR HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT TRAFFIC IMPACT ANALYSIS REPORT Table 6 Level of Service Analysis- Kawili Street at Puainako Street ` Table 7 Level of Service Analysis- Kawili Street at Realigned Puainako Street I Table 8 Unsignalized Intersection Level of Service Analysis- Kawili Street at ~ Project Driveway M & E PACIFIC, INC. PAGE iv 60041670.00300 June 2006 Honpa Hongwanji Hilo Betsuin Student Housing Project TZAR HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT TRAFFIC IMPACT ANALYSIS REPORT TRAFFIC IMPACT ANALYSIS REPORT for the HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT A student housing project is being proposed in Hilo, Hawaii, adjacent to the University of Hawaii at Hilo. This report documents a study that was conducted to identify the traffic impacts of the proposed project and to recommend any mitigating measures. PROJECT DESCRIPTION The Honpa Hongwanji Hilo Betsuin is proposing a student housing project in Hilo, Hawaii, which would include 106 units with a maximum of 400 beds. There would be 400 parking stalls provided for residents, staff and guests. The project site is on a 5.0 acre lot on the south side of Kawili Street between Kapiolani Street and Kinoole Street as shown on Figure 1. The project site is identified as Tax Map Key (3)2-4-01:116. The project site is located in proximity to the University of Hawaii at Hilo and the mauka campus of Hawaii Community College. The Manono (makai) campus of Hawaii Community College is located three blocks northeast on Kawili Street. The Waiakea High School is located immediately southwest of the project site. The proposed project is expected to be ready for occupancy by 2011. The project site currently has 8-10 single family dwelling units. The proposed project will require rezoning and must comply with the Concurrency Conditions of County of Hawaii Ordinance No. 07-99. To comply with the forecasting requirements of the ordinance, traffic forecasts were prepared for 2013, 2018 and 2028 study years. Project residents and employees would access the Hilo roadway system from a single driveway onto Kawili Street. They would then use Kawili Street to access the other Hilo streets. The major cross street intersections along Kawili Street that could be affected by project generated traffic include Kilauea Avenue, Kinoole Street, Kapiolani Street and M & E PACIFIC, INC. PAGE 1 60047670.00300 June 2008 Honpa Hongwanji Hilo Betsuin Studenf Housing Project TZAR HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT TRAFFIC IMPACT ANALYSIS REPORT Puainako Street. Figure 1, Location Map, shows the project site in relationship to the four study intersections. EXISTING CONDITIONS A survey of the existing roadway and traffic conditions was made in February 2008. i i Existing Roadwa r~s The roadways of interest in the project area are Kawili Street, .Kilauea Avenue, Kinoole Street, Kapiolani Street and Puainako Street. The first four roadways are two-lane County roadways classified as major collectors while Puainako Street is a two-lane State major collector roadway. West Kawili Street generally runs east to west in the vicinity of the project site. The roadway continues north as Manono Street in the vicinity of Hawaii Community College ', (Manono campus). East Kawili Street runs east-west from Manono Street to Kanoelehua Avenue. West Kawili Street turns south past Waiakea High School and becomes Iwalani Street south of Puainako Street. The posted speed limit on Kawili_ Street between Kinoole Street and Puainako Street is 25 miles per hour. There are bike route signs on the north side of Kawili Street. The main entrance to the University of _. Hawaii at Hilo campus is located several hundred feet west of the Kapiolani Street intersection. Kilauea Avenue and Kinoole Street generally runs north to south through the study area and serve as commuter routes to downtown Hilo. Kapiolani Street runs north to south between Kawili Street and West Lanikaula Street and forms the east boundary of the University of Hawaii at Hilo campus. The southern terminus of Kapiolani Street serves as an access roadway for Waiakea High School. East and West Puainako Street is a multi-lane roadway between Railroad Avenue and Kilauea Avenue. West Puainako Street continues as a two lane roadway west of Kilauea Avenue until it terminates at Komohana Street. West Puainako Street was M 8 E PACIFIC, INC. PAGE 2 60041670.00300 June 2008 Honpa Hongwanji Hilo Betsuin Student Housing Project TIAR HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT TRAFFIC IMPACT ANALYSIS REPORT extended to Kaumana in about 2002 to provide residents of Kaumana and across island travelers with an alternate access route to the south and west sections of Hilo. The intersection of this new roadway section with Komohana Street is several hundred feet north of the current intersection of West Puainako Street. Each of the study intersections on Kawili Street are signalized. The Kilauea Avenue and Kapiolani Street intersections have a left turn lane and athrough/right turn lane on each approach and are controlled by an eight phase traffic timing plan with protected/permitted left turns from all approaches. The Kinoole Street intersection has a left turn lane and athrough/right turn lane on the Kawili Street approaches and only a single lane on the Kinoole Street approaches. This intersection is controlled by a six phase traffic timing plan with protected/permitted left turns from Kawili Street only. The Kapiolani Street and Kinoole Street traffic signals have special timing plans that come on for short periods to handle the surge in traffic from Waiakea High School that occurs during the morning and mid-afternoon periods. The Puainako Street intersection has single lane approaches on the two Puainako Street and Iwalani Street approaches. The southbound Kawili Street approach has through/left turn lane and right turn lanes. This intersection is controlled by a two phase traffic signal plan. Traffic Volumes Traffic turning movement counts were taken at the four study intersections from February 12-19, 2008, to determine existing traffic conditions. Traffic counts were taken during the morning (6:30 to 8:30 AM), mid-afternoon when school let out (2:00 to 3:15 PM) and afternoon (3:30 to 5:30 PM) peak periods. Traffic turning movement counts require a traffic surveyor to observe traffic flow and record the movements of each vehicle crossing the intersection as through or turning movements by 15 minute intervals. The worksheets for these traffic counts are included in Appendix A. The morning (labeled as AM), mid-afternoon and afternoon (labeled as PM) peak hour counts are shown on Figure 2, with volumes rounded to the nearest five vehicles per M & E PACIFIC, INC. ~ PAGE 3 60041670.00300 June 2008 Honpa Hongwanji Hilo Betsuin Student Housing Project TZAR HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT TRAFFIC IMPACT ANALYSIS REPORT hour (vph). The morning and mid-afternoon counts reflect the impact of the surge in school traffic. The main direction of travel on Kawili Street in the morning peak hour is ~` north/eastbound towards the two school campuses, about even in both directions during the mid-afternoon when the high school lets out, and becomes south/westbound in the I` afternoon peak hour. Long traffic queues were observed on eastbound •Kawili Street • from Kapiolani Street in the morning peak hour. Similarly, the main direction of travel on Kilauea Avenue and Kinoole Street is northbound in the morning peak hour, about even in both directions during the mid-afternoon, and southbound in the afternoon peak hour. The traffic volumes on Kawili Street are higher than the volumes on Kinoole Street during all three peak hours, and slightly lower than or equal to the volumes on Kilauea ' Avenue. The traffic volumes on Kilauea Avenue are higher than those for Kinoole Street. The westbound direction of travel on Puainako Street is higher than the eastbound direction for all three peak hours, with very high movements entering Kawili Street from the other three approaches during the morning peak hour. There are high traffic volumes leaving and entering the high school (northbound) approach of Kapiolani Street during the morning and mid-afternoon peak hours, and higher volumes leaving the university-oriented (southbound) approach in the afternoon peak hour. The current traffic operations at the four study intersections are discussed in the Level of Service Analysis section. The State of Hawaii Department of Transportation (State DOT) used to take traffic counts every two years at selected roadway sections on Hawaii under their previous counting program. Several of these count stations in the study area: 18-AA at Puainako StreeUKawili Street, 18=E at the Puainako StreeUKilauea Avenue, and 18-Y at the Puainako StreeUKinoole Street intersections; provide a history of daily traffic counts over a ten year period. Two of these counts were supplemented by traffic counts takeh in 2006 under the new program. M & E PACIFIC, INC. PAGE 4 60041670.00300 June 2008 Honpa Hongwanji Hilo Betsuin Student Housing Project TIAR i HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT TRAFFIC IMPACT ANALYSIS REPORT At the Puainako StreeUKawili Street intersection, five daily traffic volumes were available for the ten year period from 1994 to 2004, with data for the year 2000 not reported. The data shown on Figure 3 gives the historical trend of daily traffic at this location on the north leg of Kawili Street and the makai leg of Puainako Street. The graph shows a gradual decrease (13%) of traffic on Kawili Street from 1994 to 2004. Daily two-way traffic volumes on Puainako Street increased 16% in 10 years for an annual compound growth rate of 1.5%. The daily traffic volumes on Kinoole Street and Kilauea Avenue have increased about 8 % in the 10 year interval from 1996 to 2006 for an annual growth rate of 0.8%. The pattern of hourly traffic volumes on Kawili Street north of Puainako Street on April 13, 2005, is shown in tabular and graph form on Figure 4. The northbound traffic flow has a steep one hour peak at 7:00 AM, and has two smaller afternoon peaks at 1:00- 2:00 PM and at 4:00 PM. The southbound traffic gradually increases over the day peaking at 2:00 PM and 4:00-5:00 PM. The initial afternoon peaks for both directions of travel correspond to the end of the high school day. The pattern of hourly traffic volumes on Kinoole Street south of Kawili Street on May 30, 2006, is shown in tabular and graph form on Figure 5. The northbound traffic flow towards downtown Hilo has a one hour peak at 7:00 AM, and gradually decreases until reaching a smaller mid-afternoon peak at 2:00 PM. The southbound traffic has a small peak at 7:00 AM and gradually reaching afternoon peaks at 2:00 PM and 4:00-5:00 PM. PROPOSED ROADWAY IMPROVEMENTS The State DOT, County of Hawaii and the University of Hawaii at Hilo have several roadway improvements planned in the study area. The State DOT has been involved with the Puainako Street Extension project for several years. This project has widened and improved the roadway section between M & E PACIFIC, INC. PAGE 5 60041670.00300 June 2008 Honpa Hongwanji Hilo Betsuin Student Housing Project TZAR HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT TRAFFIC IMPACT ANALYSIS REPORT ~ I Kanoelehua Avenue and Kilauea Avenue to accommodate the traffic generated by the commercial centers in the area and further improvements are being made. The State ~ DOT opened the Puainako Street Extension from Komohana Street to Kaumana in ` 2002. They are now working on realigning the roadway section between Komohana Street and Kawili Street to the north. This realignment would continue the Extension ` alignment makai and would allow the existing roadway which has residences on both sides to become a local street. The FY 2008-2013 Financially Constrained Statewide Transportation Improvement Program (STIP) shows right-of-way acquisition for this project programmed in FY 2013. The State DOT expects this section of roadway to be opened by the 2018 forecast year of this study. Future project phases would involve widening the existing alignment of Puainako Street from Kawili Street to Kilauea Avenue. The County of Hawaii has initiated a study to improve the traffic operations of several travel corridors on the island, including Kinoole Street and Kilauea Avenue. Alternatives which could be studied include roadway widening and dieting, creating a one way couplet with Kinoole Street and Kilauea Avenue, and better traffic signal progression. The University of Hawaii at Hilo is installing traffic signals at its main entrance on Kavvili Street. The project is expected to go out to bid soon. ~ TRAFFIC FORECASTS The proposed project is scheduled for occupancy in about 2011. To comply with the forecast year requirements of the Concurrency Conditions Ordinance, traffic forecasts were prepared for the years 2013, 2018 and 2028. During the 20 year period from the 2008 traffic count date, ambient traffic on the area roadways can be expected to increase due to regional growth and new projects in the area. The traffic that would be generated from the proposed project was added to the ambient traffic forecast to obtain the total with project traffic forecasts for the three study forecast years. M & E PACIFIC, INC. PAGE 6 60041670.00300 June 2008 Honpa Hongwanji Hilo Betsuin Student Housing Project TZAR HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT TRAFFIC IMPACT ANALYSIS REPORT Ambient Traffic Forecast Ambient traffic on the study area roadways will increase due to regional growth in the adjoining areas and new projects in the study area. Three sources of traffic increases were assumed: o General traffic growth on the study area roadways would increase at the same rate as the population growth forecast by the Hawaii County General Plan. o The through traffic on Puainako Street would increase at a higher rate due to traffic diverted to the Puainako Street Extension. o The proposed China-U.S. Center would be the only major new project in the study area. Although several new projects are being planned by the University of Hawaii at Hilo, most of them are on the mauka portion of the campus that would not have much access to the study area roadways. Traffic from these other new projects was assumed to be part of the general traffic growth. In lieu of traffic forecasts from the current long range transportation plan, it was assumed that areal traffic would increase at the same rate as the population growth. The current General Plan forecasts that population in the South Hilo District will increase from 46,273 in 2005 to 49,791 in 2020, a 7.6% increase in 15 years. Extrapolating this 0.5% annual growth rate to 20 years, the following growth factors were calculated: GROWTH YEAR FACTOR 2008 1.000 2013 1.025 2018 1.050 2028 1.102 The current traffic volumes shown on Figure 2 were increased by these factors to obtain the initial traffic forecasts for the three forecast years. The 7.6% population growth rate for South Hilo is lower than the 36% islandwide growth rate forecast in the General Plan. Traffic volumes on Puainako Street are expected to increase at a higher rate than on other streets due to traffic diversion. The Traffic Impact Analysis Report for the Proposed Puainako Street Extension (February 1997) prepared by The Traffic M & E PACIFIC, INC. PAGE 7 60041670.00300 June 2008 Honpa Hongwanji Hilo Betsuin Student Housing Project TZAR HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT TRAFFIC IMPACT ANALYSIS REPORT Management Consultant predicted that traffic on the recently completed Puainako Street Extension would increase faster than the other roadways in the area due to traffic being diverted away from the existing route of Kaumana Drive/Waianuenue Avenue: Therefore, the existing through traffic volumes on Puainako Street were increased by the 1.5% annual growth rate observed over the past 10 years per Figure 3, resulting in the following growth factors: GROWTH YEAR FACTOR 2008 1.000 2013 1.077 2018 1.159 2028 1.340 The only major project expected in the study area is the proposed China-U.S. Center which would be situated on the southeast side of Kawili Street across from the University of Hawaii at Hilo campus. The implementation date and development schedule of this project are not known at this time. Based on the brief information provided, it was assumed that the dormitory component of the project would be implemented by 2013 and the center would be fully implemented by 2018. Traffic forecasts of project generated traffic from the Traffic Impact Analysis Report for China- U.S. Center at UH-Hilo (April 2002) by Phillip Rowell and Associates were utilized. The 2013 traffic assignment assumed the traffic generated by the international hostel consisting of 600 student housing (dormitory beds), 50 visitor suites and 20 family units (apartments). The 2018 and 2028 traffic assignments were based on the completed China-U.S. Center project. Since traffic assignments were made only for the morning and afternoon peak hours, amid-afternoon traffic assignment was developed for this study based on 80% of the afternoon traffic volumes. The Rowell study assigned project generated eastbound traffic only as far as the University of Hawaii at Hilo main entrance. These traffic volumes were assigned to the Kapiolani Street, Kinoole Street and Kilauea Avenue intersections in proportion to the existing traffic patterns in each study peak hour. I I f M & E PACIFIC, INC. PAGE 6 60041670.00300 June 2008 Honpa Hongwanji Hilo Betsuin Student Housing Project TZAR HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT TRAFFIC IMPACT ANALYSIS REPORT The three components of ambient traffic growth were combined for each of this study's three forecast years. The 2013 ambient traffic forecast is shown on Figure 6, the 2018 traffic forecast on Figure 7, and the 2028 forecast on Figure 8, with volumes rounded to the nearest five vph. The traffic operations for the ambient forecast conditions at the four study intersections are discussed in the Level of Service Analysis section. Project Generated Traffic The traditional three-step process of trip generation, trip distribution, and trip assignment was used to forecast future traffic that would be generated by the proposed project. The trip generation step forecasts the number of new trips that would be produced in each of the two study periods. The trip distribution step allocates these new trips by direction of travel. Finally, the trip assignment step assigns the trips to the specific turning movements at the study intersections. The trip generation step forecasts the volume of vehicle trips that would be generated by the proposed project during the three study peak hours. The proposed student housing project would be located in an ideal location in proximity to the University of Hawaii at Hilo and the Hawaii Community College that would tend to minimize the need for "commuter" motor vehicle trips. The Institute of Transportation Engineers T Generation (Seventh Edition, 2003) has trip generation equations or rates to calculate the number of AM and PM peak hour trips that would be generated by various land uses. However, the report does not have trip generation rates for college student dormitories. Therefore, it was assumed that the proposed housing would have similar trip generating characteristics as the on campus housing. A traffic count of inbound and outbound vehicles was taken on February 20, 2008, of the Hale Kanilehua parking lot on the University of Hawaii at Hilo campus. The worksheet for this traffic count his included in Appendix A. This parking lot was selected for this count since it is the orily parking lot on campus used exclusively by dormitory residents according to a University of Hawaii at Hilo official. i The traffic count results were used to obtain an estimate of trip generation rates for M & E PACIFIC, INC. PAGE 9 60041670.00300 June 2008 Honpa Hongwanji Hilo Betsuin Student Housing Project TIAR HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT TRAFFIC IMPACT ANALYSIS REPORT dormitory units and the proportion of inbound/outbound trips in each of the three study peak hours. Trip generation rates were based on 38 units (150 beds). The trip generation rates for the proposed student housing is expected to be similar since it would be located in the same general area next to the university and community college. The resultant trip generation rates and the proportion of inbound/outbound trips in each peak hour are summarized below: PEAK TRIPS/ PERCENT BY DIRECTION HOUR UNIT INBOUND OUTBOUND Morning 0.18 43% 57% Mid-afternoon ~ 0.84 53% 47% Afternoon 1.03 56% 44% The two afternoon rates are much higher than the morning rate, and the afternoon peak hour rate exceeds 1 trip per unit. It is surmised that the morning rates are low since students are mostly attending classes. The rates in the afternoon periods are higher since students are engaged in personal trips. The proportion of inbound and outbound trips is almost equal for all three periods. Based on these rates, the proposed student housing project is forecast to generate 19 trips in the morning peak, 89 trips in the mid- afternoon, and 109 trips in the afternoon peak. The number of trips generated by the proposed project was assumed to remain constant for each of the three forecast years The trip distribution step the divides the generated trips by directions of travel to/from the project site(s). The project generated trips were distributed in proportion to the existing traffic volumes and were assigned to the study area network. The results of the traffic assignment analysis are shown on Figure 9, with the volumes not rounded. Total Forecast Volumes The project generated traffic assignment volumes from Figure 9 were added to the ambient traffic forecasts on Figures 6 to 8 to obtain the total with project traffic forecasts. The 2013 total with project traffic forecasts are shown on Figure 10. The 2018 total with project traffic forecasts are shown on Figure 11. The 2028 total with project traffic forecasts are shown on Figure 12. The traffic volumes are rounded to the nearest five vph. M 8 E PACIFIC, INC. PAGE 70 60041670.00300 June 2008 Honpa Hongwanji Hilo Betsuin Student Housing Project TIAR HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT TRAFFIC IMPACT ANALYSIS REPORT i LEVEL OF SERVICE ANALYSIS The concept of level of service is used to quantify the quality of traffic flow on roadway facilities. The Transportation Research Board (TRB) has developed procedures to calculate level of service value(s) by measuring traffic volumes against the capacities of different types of roadway facilities. Their Highway Caaacity Manual 2000 (HCM2000) describes the various procedures developed for freeways, highways, signalized and unsignalized intersections, etc. The four study intersections are currently signalized. The methodology for analyzing signalized intersections calculates the levels of service for individual movements, 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 ten seconds) to F (worst with average delays longer than 80 seconds), described as follows: LEVEL OF SERVICE CONTROL DELAY PER VEHICLE SecondsNehicle A < 10.0 B 10.1 to 20.0 C 20.1 to 35.0 D 35.1 to 55.0 E 55.1 to 80.0 F > 80.1 Hawaii County considers levels of service A to D as acceptable for signalized intersections, with levels of service E and F indicating the need for mitigating measures. For signalized intersections, the major streets can be designed to have a higher level of service than the minor streets or turning lanes. Level of service E conditions are M & E PACIFIC, INC. PAGE 11 60047670.00300 June 2008 Honpa Hongwanji Hilo Betsuin Student Housing Project TZAR HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT TRAFFIC IMPACT ANALYSIS REPORT sometimes tolerated for minor traffic movements such as left turn movements if they `- maintain acceptable levels of service on the major street. I The results of the level of service analysis for the four signalized study intersections on Kawili Street are shown on Tables 1, 2,.5 and 6. Each table is for a single intersection and includes the results for the AM (morning), midday and PM (afternoon) peak hours for the intersection, as a whole, each approach of the intersection, and the left turn and through/right turn movements of each approach. The results are shown for the 2008 existing conditions and the years 2013, 2018 and 2028 forecasts, with ambient without project and total with project results for each forecast year. The specific results data shown for each year includes the level of service (LOS), average stopped delay (DEL) and volume/capacity ratio (V/C), which is a percentage utilization of the traffic signai green time given the entire intersection and each movement. The results for the Kilauea Avenue and Kapiolani Street intersections were split onto two pages due to the large number of movements and approaches at the intersection. The results for the Kilauea Avenue intersection are shown on Table 1. The intersection is currently operating at level of service C in the morning and midday peak hours with acceptable levels of service D or better on all approaches and movements. The intersection is currently operating at level of service D in the afternoon peak hour with the Kawili Street westbound through/right turn lane operating at level of service E. The PM peak hour has the highest volumes of the three studied peak hours with high southbound commuter volumes conflicting with westbound traffic on Kawili Street. The intersection is forecast to operate at similar levels of service in year 2013 without the proposed project if timing plan adjustments are made. The traffic from the proposed project would cause the AM peak hour intersection level of service to change from C to D, while the levels of service for the other two peak hours would remain the same if more green time. is given to the Kawili Street approaches. The Kilauea Avenue intersection level of service is forecast to be at D for all three study peak hours for the 2018 ambient conditions, although several movements would be at M & E PACIFIC, INC. PAGE 12 60041670.00300 June 2008 Honpa Hongwanji Hilo Betsuin Student Housing Project TZAR HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT TRAFFIC IMPACT ANALYSIS REPORT levels of service E and F in the PM peak hour. The traffic signal timings would have to be adjusted so that the level of service for the intersection as a whole would remain at the threshold to level of service D. The small amount of traffic generated by the proposed project would be sufficient to worsen the intersection level of service to E in the afternoon peak hour, which implies the need for mitigating measures. The results for the year 2028 forecasts are similar. The intersection would operate at level of service D during the morning and midday peak hours with or without the project, but would operate at level of service E in the PM peak hour for both ambient and total with project forecasts. These results indicate that mitigating measures would be required by the year 2108 with project conditions. The results for the Kinoole Street intersection on Table 2 show that it is currently operating at level of service C in all three study periods despite the lack of left turn lanes on Kinoole Street. The westbound approach of Kawili Street is at level of service E in the AM peak hour since most of the green time is currently allocated to Kinoole Street. As with Kilauea Avenue intersection, the highest traffic volumes and conflicts occur during the PM peak hour. This intersection would operate at level of service C in the AM and midday peak hours and at level of service D in the PM peak hours for both ambient and total with project conditions in 2013 if more green time were given to Kawili Street. The Kinoole Street intersection is forecast to operate at level of service C in the morning peak hour and levels of service D in the midday and afternoon peak hours for the 2018 ambient conditions, with the Kinoole Street northbound approach at level of service E in both periods. The additional traffic from the proposed project would not change intersection levels of service in the morning and midday peak hours but the PM peak hour level of service would change to E, which indicates the need for mitigating measures. The intersection is forecast to operate at levels of service C, D and E for the 2028 ambient AM, midday and PM peak hours, respectively. The additional traffic generated by the proposed project would not change these levels of service, although there would be increases in delay and the Kawili Street westbound approach would M & E PACIFIC, INC. PAGE 13 60041670.00300 June 2008 Honpa Hongwanji Hilo Betsuin Student Housing Project TZAR HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT TRAFFIC IMPACT ANALYSIS REPORT I become level of service F. These results have the same implications as at Kilauea Avenue, that mitigating measures would be required at the Kinoole Street intersection by 2018. The County of Hawaii has initiated a study to improve traffic operations on Kilauea ' Avenue and Kinoole Street. One of the alternatives being studied is to create a one i way couplet with these two streets, which was assumed as a mitigating measure for this study. The 2018 and 2028 ambient and total with project traffic forecasts from Figures 7, 8, 11 and 12 were adjusted to simulate a one way couplet. The resultant traffic forecasts are shown on Figures 13 to 16, respectively. These traffic volumes were then i analyzed with the methodology for arialyzing signalized intersections. The northbound approach of Kilauea Avenue was assumed to have two through lanes and one left turn lane while the southbound approach of Kinoole Street was assumed to have two through lanes. Left turns from Kawili Street would be made from a separate left turn j lane with protected/permitted movements. The results for 2018 and 2028 at the Kilauea Avenue intersection are shown on Table i 3. The intersection is forecast to improve to level of service C for both forecast years in all three peak hours, implying acceptable traffic operating conditions. The results for the Kinoole Street intersection are shown on Table 4. The intersection is forecast to operate at level of service C in the morning peak hour with ambient traffic for both forecast years, and at level of service D with the total with traffic forecast. The intersection is forecast to operate at level of service D in the midday and afternoon peak hours with ambient and total with project forecasts for both forecast years. This intersection is forecast to operate at a lower but still acceptable level of service because of the high volumes of traffic that must use the single lane approach of eastbound Kawili Street. The results for the Kapiolani Street intersection on Table 5 show that it is currently operating at an acceptable level of service C in all three study peak hours. The intersection would continue to operate at level of service C in all three peak hours for M & E PACIFIC, INC. PAGE 14 60041670.00300 June 2008 Honpa Hongwanji Hilo Betsuin Student Housing Project TZAR HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT TRAFFIC IMPACT ANALYSIS REPORT 2013 and 2018 with and without the proposed project. The intersection would continue to operate at level of service C in all three peak hours for the 2028 ambient forecast. The additional traffic from the proposed project would change midday and PM peak hour intersection levels of service to D, which is still considered acceptable. These results indicate that the Kapiolani Street intersection would not require mitigation in the future but would have to be monitored for the school traffic. The results for the Puainako Street intersection are shown on Table 6. The intersection ins currently operating at level of service C in the morning and afternoon peak hours, and at level of service B in the midday peak hour, indicating acceptable traffic operations all day. The intersection is forecast to operate at level of service D in the 2013 ambient AM peak hours and at level of service C in the midday and PM peak hours, although two movements show level of service E. The additional traffic from the proposed project is not expected to change these levels of service, indicating that the proposed project would not have an adverse traffic impact for year 2013. The intersection is forecast to operate at levels of service E and F for the year 2018 ambient forecasts when the proposed China-U.S. Center at U.H-Hilo was assumed to become fully occupied, indicating unacceptable conditions. Hence, the current Puainako Street intersection is expected to be adequate until the China-U.S. Center becomes fully occupied. The Hawaii DOT expects to have the realigned Puainako Street project in place by 2018 so that there would be a new east-west roadway with larger intersection, and the current roadway would become a local residential street. The 2018 and 2028 traffic assignment forecasts were analyzed with the new intersection design with the results shown on Table 7. The new intersection is forecast to operate at level of service C for all three study periods in 2018 and 2028 for ambient and total with project forecasts. The realigned roadway and its new intersection would adequately accommodate the future travel needs of the proposed China-U.S. Center at U.H-Hilo and the proposed project. M 8 E PACIFIC, INC. PAGE 15 60041670.00300 June 2008 Honpa Hongwanji Hilo Betsuin Student Housing Project TZAR HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT TRAFFIC IMPACT ANALYSIS REPORT The project access driveway to the proposed project is expected to be unsignalized. The procedure used for analyzing unsignalized intersections calculates vehicle delays and levels of service based on the distribution of gaps in traffic on the major street and driver judgment in selecting gaps through which to execute turns. For two-way stop intersections where only the minor street traffic is controlled by a stop sign, levels of service are calculated for the critical turning movements including outbound movements from the stop-controlled approach and left turns from the major street to the minor street. The procedure does not calculate an overall intersection level of service. The Hiahwav Capacity Manual defines the relationship between level of service and delay (in seconds/vehicle) for unsignalized intersections as shown below: LEVEL OF SERVICE DELAY (SecondsNehicle) A < 10.0 B 10.1 to 15.0 C 15.1 to 25.0 D 25.1 to 35.0 E 35.1 to 50.0 F > 50.1 Hawaii County considers levels of service A to D as acceptable for unsignalized intersections. Level of service F (with average delays longer than 50 seconds) is considered undesirable for unsignalized intersections and would indicate the possible need for mitigation. The results of the unsignalized intersection analysis is shown on Table 8. The table shows the level of service and average delay for the outbound movement from the proposed project and the left turn movement into the project from Kawili Street. This information is shown for the three forecast years and the three peak hours. During the morning peak hour when the proposed project is expected to generate the least number of trips, the outbound movement from the project is forecast to be at level M & E PACIFIC, INC. PAGE 16 60041670.00300 June 2008 Honpa Hongwanji Hilo Betsuin Student Housing Project TIAR HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT ~ TRAFFIC IMPACT ANALYSIS REPORT of service C for all three forecast years. During the midday peak hour, the outbound movement is forecast to be at level of service C in 2013 and change to level D by 2018. During the afternoon peak hour when the proposed project is expected to generate the most trips, the outbound movement is forecast to be at level of service C in 2013 and change to level E by 2018. The left turn movement into the proposed project from Kawili Street is forecast to operate at level of service A for all three peak hours in all three forecast years. The above results would indicate no adverse traffic impacts from traffic generated by the proposed project. SEPARATE LEFT TURN LANE ANALYSIS The purpose of a separate turn lane is to remove a turning vehicle from the main through flow of traffic. This is done to improve traffic operations and for traffic safety reasons. While it would be desirable to have left turn lanes at every intersection, the American Association of State Highway and Transportation Officials (AASHTO) handbook A Policy on Geometric Design of Highways and Streets states that, "Left turn facilities should be established on roadways where traffic volumes are high enough or where safety considerations are sufficient to warrant them. Local conditions and the cost of right-of-way often influence the type of intersection selected as well as many other design details." The cost of constructing a left turn lane has to be balanced against the benefits of reduced delay and accidents. The handbook provides a table as a guide for determining whether a left turn lane is warranted, based on the hourly advancing and opposing volumes, percent of left turns in the advancing volume, and vehicle operating speed. The table values fora 40 mph operating speed form the basis for the Federal Highway Administration's left turn warrant guide, which is subsequently discussed. There is no specific standard or rule used on a national basis; therefore, many jurisdictions have developed their own guidelines or adopted specific guidelines for determining whether a left turn lane is warranted. We understand that the County of Hawaii uses "Figure 8, Volume Warrants for Left Turn Lanes" from the Federal Highway Administration (FHWA) Guidelines for the Control of M & E PACIFIC, INC. PAGE 17 60041670.00300 June 2008 Honpa Hongwanji Hilo Betsuin Student Housing Project TZAR i HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT TRAFFIC IMPACT ANALYSIS REPORT' Direct Access to Arterial Hiohwa~, Report No. FHWA-RD-76-86 (1975), as their ' guideline for determining left turn lane warrants. This guideline is presented as a graph that uses hourly advancing and opposing volumes, and the percent of left turns in the ~- advancing volume from the previously discussed AASHTO handbook as input variables. It is based on the above AASHTO guidelines fora 40 mph operating speed. The PM peak hour total with project forecast traffic volumes from Figures 10 (2013) and 11 ' (2018) were charted on the FHWA Figure 8 and the results are shown on'Figure 16. In addition, the current 2008 volumes from Figure 2 were also plotted which would simulate conditions if the proposed project were implemented today. The left turn lane warrant analysis was limited to the PM peak hour volumes since the highest volumes of i i left turns occur in this period. r Figure 16 shows the intersecting lines for 2008, 2013 and 2018 climbing toward the j upper right hand of the chart as traffic volumes increase in future years. The ~ percentage of left turns decreases from 9% in 2008 to 8% in 2013 and 7% in 2018 as the constant number of left turns becomes a smaller part of increasing advancing ' through volumes. The above percentages are to the right of the "5% Left Turn in Va' line of Figure 16, indicating that a separate left turn is warranted for the PM peak hour conditions. ADD DESPCRIPTION OF LEFT T URN LANE DESIGN WHEN PRINT OF KAWILI STREET BECOMES AVAILABLE CONCLUSIONS The proposed student housing project would be located in an ideal location in proximity to the University of Hawaii at Hilo and the Hawaii Community College that would tend to minimize the need for "commuter" motor vehicle trips. The proposed project is forecast to generate from 19 trips in the morning peak hour to 109 trips in the afternoon peak i' hour. The current Hilo roadway network would be able to accommodate the increase in ambient traffic and project generated trips at least to the year 2013. Roadway M & E PACIFIC, INC. PAGE 18 60041670.00300 June 2008 ~ Honpa Hongwanji Hilo Betsuin Student Housing Project TZAR HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT TRAFFIC IMPACT ANALYSIS REPORT improvements would be required beyond that year. The County has initiated a study to improve traffic operations on several corridors on the island, including Kilauea Avenue' and Kinoole Street. This study conducted a preliminary analysis of a one way couplet with the two streets and found that it would mitigate traffic conditions and bring about acceptable levels of service at these two intersections. The State of Hawaii Department of Transportation is proceeding with the Puainako Street realignment project which should mitigate projected traffic problems on that street and Kawili Street. M & E PACIFIC, INC. PAGE 19 60041670.00300 June 2008 Honpa Hongwanji Hilo Betsuin Student Housing Project TZAR i HONPA HONGWANJI HILO BETSUIN STUDENT HOUSING PROJECT TRAFFIC IMPACT ANALYSIS REPORT I References I. r ,._ 1. Statewide Transportation Improvement Program, FY 2008 through 2013 (FFY 2012- 2013 Informative only), State of Hawaii Department of Transportation, revised ', I September 2007. 2. Traffic Impact Analysis Report for China-U. S. Center at UH-Hilo; Phillip Rowell and Associates, April 2002. 3. Traffic Impact Analysis Report for the Proposed Puainko Street Extension, The Traffic Management Consultant, February 1997. 4. County of Hawaii General Plan, February 2005. 5. Highway Capacity Manual, Transportation Research Board, National Research Council, Washington, D.C., 2000 Edition. 6. Highway Capacity Analysis Program, Version 1, Catalina Engineering, Inc., 2003. 7. Technical Guidelines for the Control of Direct Access to Arterial Highways, Federal Highway Administration (FHWA), Report No. FHWA-RD-76-86, Volume I and Volume 2, Washington, D.C., 1975. M & E PACIFIC, INC. PAGE Ref-1 60022322.00300 March 2008 Honpa Hongwanji Hilo Betsuin Student Housing Project TZAR APPENDIX C PLANNING DIRECTOR LETTER Christopher J. Yuen October 24, 2007 r~~ m harry Kim Mayor '•, :; ~i . .. .•,'••~ (2laurttg of C~~fattii PLANNING DEPARTMENT 101 Paualu Sveet. Sui[e 3 Hilo, Hawaii 96720-0224 (808)961-8288 FAX (808)961-8742 October 24, 2007 Mr. Dennis [. Hirota, PhD, PE, LPLS Managing Partner Hawaii Kahi LLC 864 S. Beretania Street Honolulu, HI 93813-2502 Dear Mr. Hirota: SUBJECT: MULTI-STORY RENTAL APARTMENT COMPLEX FOR HILO COLLEGE STUDENTS HONPA HONGWANJI MISSION OF HAWAII, OWNER TAX MAP h'EY: (3) 2-4-01:116 ChrisWpher J. Yuen Dirertar Brad Kurokawa, ASLA LEED® AP Deputy Director This letter responds to your letter of January 15, 2007, requesting project support front the County of Hawaii Planning Dept. for the development of TMK 2-4-0 L• 116 for student housing purposes. I apologize for the length of time it has taken to answer your request. Your letter describes a proposed l06 unit, 400 bed 3-story rental apartment project on approximately 4.0 acres, with a parking structure, marketed to college students at the University of Hawaii-Hilo and Hawaii Community College. The writs would consist of 3 or 4 bedrooms, with a bathroom for each bedroom, and one kitchen per unit. Each bed would be rented to students under separate contract, with a projected rental rate of $975/mo. per bed (computed on a 12 month average) plus taX, with the rental including all utilities except telephone, premium cable service, intemet service, and state GET. The project would be located on a site owned by the Honpa Hongwaltji Mission of Ha«'ai'i, on the south side of Kawili St., just above the Kittoole St. intersection. 1 met with Chancellor Rose Tseng and Gerald DeMello of UlI-Hilo to get a preliminary indication of their attitude toward the proposal. It was generally favorable. The University welcomes other near-campus student housing opportunities developed by NaK•ai'i County is an Equn! Opportunih~ Pzrider and Employer Mr. Dennis I. Hirota, PhD, PE, LPLS Managing Partner Hawaii Kahi LLC Page 2 October 24, 2007 others because even though the University is working on student housing it does not expect to fully satisfy the demand. The County administration similazly favors projects that fulfill important needs of the University, and which bring housing to the central part of Hilo. Turning to the specific requests on p. 4 ofthe letter: Zoning: The request is to "allow the proposed project improvements to be built and operated on the property, and allow each bed to be rented out on an individual basis." Response: The site is currently zoned RS-10 and would have to be rezoned to a much greater density, such as RM-1.~, to allow 106 units on 4 acres. There is no alternative to rezoning. The Planning Department can support [his rezoning, because of the impor[~'utce of additional housing in general and student housing in particular. Strict application of the Land Use Pattern Allocation Guide Map of the General Plan indicates that the site is Low Density Urban, but the Platming Director can interpret the map to allow denser development given that the site adjoins property that is "Medium Density" in the General Plan, that the area across the street is "High Density" and that the project is in support of the university, which is identified as "University" use on the LUPAG map a short distance away. There are anumber ofsite-specific issues that have to be considered in zoning, and we do not have a full application with all necessary information at this time. !f the necessary RM-1.5 zoning were obtained, the Zoning Code and other county laws would allow the beds to be rented under separate contracts. Building Height: You request is that ceiling heights be 9' and that the building height be 50'. Response: RM zoning in the City of Hilo allows building heights of up to 120'. Thus, i f you obtained RM zoning without any special conditions of approval, you would be able to build to 50' high. The 9' ceiling height is allowed by all regulations. Water Commitment: You ask for support for obtaining water commitments. Response: Although you will have to discuss this specifically with the Department of Water Supply, the preliminary indication 1 received is that they can make adequate water available for the project, including fire flow, from an existing S" line on Kinoole St. The DWS is a semi-autonomous body, not under the direct control of the Alayor. Property. taxes, fees and assessments: You ask for exemption from payment of real property taxes and special assessments, and for waiver of any special "impact" fees or clutrges. Response: There are no special assessments that seem applicable to the i ~_ Mr. Dennis I. Hirota, PhD, PE, LPLS Managing Partner Hawaii Kahi LLC Page 3 October 24, 2007 property at this time. Any exemption from payment of property taxes would have to be by county council action. I have discussed this with the Mayor and the county administration cannot commit to support such a waiver for [Iris project. If there were any such waiver it would have to apply generally to projects of this type and not be specific to this one project. Currently, the County does not (rave a true "impact fee" system. Rather, a "fair share" assessment is imposed at the time of zoning. The County Council is could decide, at the time of zoning, not to impose these fees. At this time, the administration cannot commit to support a waiver of these fees, which aze generally imposed on various types of residential development, and generate funds to support regional road, park, police, fire, and solid waste improvements. Other county requirements: you ask for a waiver of affordable housing requirements, and requirements to submit EIS, traffic, and other shrdies and reports. Response: The affordable housing requirements are set by county ordinance, Chap. 1 l of the Hawaii County Code. The proposed rental rates would be considerably in excess of the amounts considered "affordable" by Chap. 11. Only the Council, at the time of rezoning, could decide to exempt this project from Chap. 1 l requirements, and the administration, at this time, cannot commit to support this waiver. The affordable rental rates were set with a different model in mind-a family renting aunit-rather than students sharing apartments, so there Wray be grounds to adjust what should be considered affordable. The requirement for an EA or EIS is set by state law. Without more details about the project, we cannot determine whether an EA or EIS is in fact necessary, but if it is required by state law, the County cannot waive it. The County zoning code will require a TZAR for a project of this size, and because this is a requirement of existing county law, the Planning Department cannot waive this requirement. It is not entirely clear what is meant by "other studies and reports", bur we do need some basic inforntation to process a rezoning application, artd both the Planning Department attd Department of Public Works have post-rezoning requirements that sometimes need formal studies that cannot be waived, such as sufficient inforntation to determine that adequate drainage has been provided. We also suggest that you discuss sewer needs with the Department of Environmental Management. The University is currently studying sewer needs for the proposed US- China Center project, and preliminary indications are that capacity on Kawili St. will not be enough to serve proposed uses, and hence, some improvcments may be neecssary. s Mr. Dennis ]. Hirota, PhD, PE, LPLS Managing Partner Hawaii Kahi LLC Page 4 October 24, 2007 The proposal also did not make clear what would happen to the ten buildings currently on the site. Presumably, they would have [o be demolished because it appeazs that dte project would occupy the entire 4 acre site. If you have arty further questions, please contact me at 961-8288. Sincerely, ~^ j_ ~~~~ /G~~i~~cz-r~ CHRISTOPHER J. YUEN Planning Director CJY:pak WpxinGNChris07 -Dennis Hirom - Honwanji - Sludem HwSinp cc: Mayor Hatty Kim Office of Housing and Community Development Planning Section Tax Map Key: (3) 2-4-01:1 l6 i i FINAL ENVIRONMENTAL ~, ASSESSMENT KAWILI STREET STUDENT HOUSING PROJECT TMK: (3) 2-4-01:116 107 West Kawili Street Waiakea Cane Lots, South Hilo, Island of Hawaii I Prepared for: Honpa Hongwanji Hilo Betsuin Sidney Fuke Planning Consultant September 2008 Planning ®e~pt. Exhibit~_ FINAL ENVIRONMENTAL ASSESSMENT KAWILI STREET STUDENT HOUSING PROJECT Prepared for: Honpa Hongwanji Hilo Betsuin September 2008 KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment TABLE OF CONTENTS .... ....... 1 1.0 SUMMARY ............................................................................................................. 3 2 0 ... PROJECT DESCRIPTION AND EA PROCESS ................................................... ....... . 2.1 PROJECT LOCATION ................................................................................... ....... 3 2 2 LAND OWNERSHIP ...................................................................................... ....... 3 . 3 2 APPLICANT .................................................................................................... .......3 . 4 2 APPROVING AGENCY ................................................................................ ........ 3 . 5 2 PLANNING CONSULTANT .............................................:.......................... ........3 . COMPLIANCE WITH STATE OF HAWAII AND HAWAII COUNTY 2.6 9 ENVIRONMENTAL LAWS .......................................................................... ........ 7 2 EXISTING AND SURROUNDING USES ................................................... ....... 9 . 2.8 PROJECT DESCRIPTION ............................................................................ ...... 10 2 9 NEED AND OBJECTIVES OF THE PROPOSED PROJECT ................... .......12 . 2.10 PROJECT SCHEDULE AND COST..s ......................................................... .......12 0 3 ........................ ALTERNATIVES :............................................................................. ....... 27 . 1 3 NO ACTION ALTERNATIVE ..................................................................... ....... 27 . 2 3 OTHER ALTERNATIVES CONSIDERED ..........:..................................... ....... 27 . 3 3 SELECTED ALTERNATIVE ....................................................................... ....... 28 . POTENTIAL IMPACTS, AND MITIGATIVE ENVIRONMENTAL SETTING . 4.0 , .................................................. ........ 29 MEA 1 4 SURES ............................................................ PHYSICAL ENVIRONMENT ..................................................................... ........ 29 . 1.1 Climate ............................................................................................. 4 ........ 29 . 4.1.2 Geolo ....................... gY ..................................................................... ........29 4.1.3 Soils .................................................................................................. ........30 4.1.4 Natural Hazards ................................................................................ ........ 31 4.1.5 Flora and Fauna ............................................................................... ......... 32 2 4 HUMAN ENVIRONMENT ........................................................................ ......... 32 . 4.2.1 Historical and Archaeological Resources .......................................... ......... 32 2.2 Cultural Resouxces ........................................................................... 4 ......... 35 . 3 WaterResouxces .............................................................................. 4 2 .........36 . . 4.2.4 Air Quality ....................................................................................... ......... 36 4.2.5 Noise ............................................................................................... .........37 4.2.6 Scenic Resources ............................................................................. ......... 38 39 3 4 PUBLIC FACILITIES, UTILITIES, AND SERVICES .............................. .......... . 4.3.1 Roads and Traffic ........................................................................... .......... 39 4.3.2 Water System .................................................................................. .......... 40 4.3.3 Wastewater System ......................................................................... .......... 41 4.3.4 Solid Waste ..................................................................................... .........:41 4.3.5 Drainage System ............................................................................. ..........42 4.3.6 Electric/Communications Systems ................................................. .......... 42 4.3.7 Recreation Facilities ........................................................................ .......... 43 4 4 SOCIO-ECONOMIC CHARACTERISTICS ............................................ ..........44 . g ........................................................ 4.4.1 Population Income, Housin 44 ........... 4.4.2 Employment .................................................................................. ...........45 I KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment ` " 4.4.3 Social and Built Environment ............................................................ ....... 46 4.5 PUBLIC SERVICES ..................................................................................... ........46 4.5.1 Police, Fixe, and Emergency Services Pxotecdon ............................... ........ 46 4.5.2 Health Care ...................................................................................... ........ 47 f- 4.6 RELATIONSHIP BETWEEN LOCAL SHORT-TERM USES OF ~ ENVIRONMENT AND MAINTENANCE AND ENHANCEMENT OF LONG-TERM PRODUCTIVITY ........:........................................................ ........ 47 _ 4.7 IRREVERSIBLE AND IRRETRIEVABLE COMMITMENTS OF NATURAL RESOURCES THAT WOULD BE INVOLVED IF PROJECT IS t IMPLEMENTED .......................................................................................... ........ 48 5.0 REL ATIONSHIP TO PLANS, POLICIES, AND CONTROLS ............................. ........ 49 ; . 5.] .STATE OF HAWAI`I ................................................................................... ........49 5.1.1 Chapter 343, HRS ............................................................................. ........ 49 5.1.2 State Land Use Law Chapter 205, HRS ............................................. ........ 49 . 5.1.3 Coastal Zone Management Act, Chapter 205A, HRS ........................ ........ 49 5.1.4 Hawaii State Plan, Chapter 226, HRS ............................................... ........ 49 ' 5.2 COUNTY OF HAWAI`I ............................................................................... ........ 50 5.2.1 General Plan of the County of Hawai`i ............................................. ........ 50 5.2.2 Special Management Area (SMA) ...................................................... ........ 55 I 5.2.3 County Zoning ................................................................................. ........ 55 5.3 SUMMARY OF PERMITS AND APPROVALS .......................................... ........ 56 6.0 FINDINGS AND DETERMINATION .................................................................. ........ 59 6.1 SIGNIFICANCE CRITERIA ...................................................................... ~.-.. ........ 59 6.2 DETERMINATION ..................................................... 61 r- 7.0 ................................ CONSULTED PARTIES ......................................................................................... ........ ........ 63 7.1 APPROVING AGENCY .............................................................................. ........ 63 7.2 COUNTY OF HAWAI`I ....................................................................... ........ ........ 63 7.3 STATE OF HAWAI`I .....................................................:.......................:..... ........ 63 ~, 7.4 FEDERAL ..................................................................................................... ........64 RIES ................................................................................................... ........64 7.6 PRIVATE ...................................................................................................... ........64 7.7 COMMUNITY ............................................................::................................ ........64 8. REF ERENCES ........................................................................................................ ,. ........ 65 ii KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment LIST OF FIGURES FIGURE FOLLOWS PAGE 1 Location Ma ..................... p ............................................................................... ..................... 4 2 Tax Map ............................................................................................................. . ..................... 6 12 3 ...................................................... Project Site Photographs .......................... ................... 4 Sutrounding Zoning and Uses ....................................................................... ...................14 5 Prelitnuiary Site Plan ......................................................................................... ...................16 6 Typical 3-BR Comer Unit ............................................................................... ...................18 7 Typical 4-BR Unit ............................................................................................ ...................20 8 Conceptual Elevation ....................................................................................... ............. 22 ...... 9 Kawili Street Student Housing Target Markets ........................................... .................... 24 10 Flood Insurance Rate Map (FIRM) ............................................................... .................... 32 11 Hawaii County Code: Multiple-Family Residential District ..................... .................... 56 LIST OF TABLES TABLE PAGE 1 Kawili Street Student Housing Project Breakdown ........................................................ l l 2 Demographic Characteristics, 2000 ...................................................................................44 3 Pex Capita Income by Census Designated Place, 2000 ..................................................45 APPENDICES APPENDIX A Letter of Authorization from Landowner B AecbaeologicalA.uerrment-TMK• (3) 24-01:116, Land of Waiakea, South Hilo Dirtnct, Inland of Hawaii; Haun & Associates, January 2008 State Historic Preservation Division Letter dated February 19, 2008 State Historic Preservation Division Letter dated March 17, 2008 C Supplemental Traffzc Impact Analyrir Report, for Honpa Hougavanji Hilo Betruin Student Hnuring Pmject, ~uly 2008, and Traffic Impact Analyrir Report, TMK: (3) 2-4-01:116, M&E Pacific, Inc., June 2008. TIAR appendices are available upon request. D Letter from Plazuung Director Christopher J. Yuen to Dennis J. Hirota, Hawaii Kahi LLC, dated October 24, 2007 E Consulted Parties' Comments; Responses iii KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment LIST OF ACRONYMS AND ABBREVIATIONS ALISH Agricultural Lands of Importance to the State of Hawaii CDP Census Designated Place CZM Hawaii Coastal Zone Management DBEDT State Department of Business Economic Development & Tourism DEM Department of Environmental Management DLNR State Department of Land and Natural Resources DOH State Department of Health DWS County of Hawaii Department of Water Supply EA Environmental Assessment EIS Environmental Impact Statement FEMA Federal Emergency Management Agency FIRM Flood Insurance Rate Map FONSI Finding of No Significant Impact HAR Hawaii Administrative Rules HCC Hawaii Community College HELCO Hawaii Electric Light Company HHHB Honpa Hongwanji Hilo Betsuin HRS Hawaii Revised Statutes LSB Land Study Bureau LUC State Land Use Commission LUPAG Land Use Pattern Allocation Guide mgd million gallons per day NOAA National Oceanic and Atmospheric Administration NPDES National Pollutant Discharge Elimination Systems NRCS U.S. Department of Agriculture Natural Resources Conservation Services OEQC Office of Environmental Quality Control SHPD State Historic Preservation Division SMA Speeial Management Area TIAR Traffic Impact Analysis Report TMK Tax Map Key UH University of Hawaii UIC Underground Injection Contro HAWAIIAN WORD DEFINITIONS Ahupua`a Land division usually extending from the uplands to the sea, so called because the boundary was mazked by a heap (abu) of stones surmounted by an image of a pig (pua`a). Mauka Inland, or directionally towazds the mountain iv r.. r t 4 1.0 SUMMARY KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment 1.0 SUMMARY This Final Environmental Assessment (EA) is prepared in accordance with Chapter 343, Hawai i Bevised Statutes (HRS), for the proposed Kawili Street Srudent Housing Project (the "Pxoject'~ at Waiakea, South Hilo, Island of Hawaii. Project Name: I{awili Street Srudent Housing Pxojeci Location and Address: 107 West I{awili Street Island of Hawaii, Hilo, Waiakea Cane Lots, Hawaii Judicial District: Hawaii Landowner: Honpa Hongwanji Mission of Hawaii Applicant: Honpa Hongwanji Hilo Betsuin Tax Map Key: (3) 2-4-01:116 Project Area: 4.0± acres Existing Uses: Single-family residential dwellings Proposed Use: 106-unit mold-level student housing facility, maximum 400 beds; multi-level parking structure; related common area amenities Land Use State Land Use: Urban Designations: General Plan: Medium Density Urban . County Zoning: Single-Family Residential (RS-10) Special Management Area (SMA): Not in SMA Permits/ Approvals Required: Compliance with Chapter 343, HRS Change of Zone Plan Approval Grading/Building Permit Driveway Permit/Right-of-Way Construction NPDES Permit Underground Injection Control (UIC) Permit Chapter 343 Trigger: Use of State ox County lands -County Road and Other Infrastructure Improvements Approving Agency: County of Hawaii Planning Department KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment ; Anticipated Determination: Finding of No Significant Impact (FONSI) Action Requested: Change of Zone from RS-10 to RM-1.5 Plan Approval I Involvement in the Draft and Final EA: The following identifies individuals and organizations involved in the preparation of the Draft and Final EA and their xespecdve contributions: Honpa Hongwanji Hilo Betsuin i Sidney Fuke, Planning Consultant Project Coordinator Hawaii Kahi LLC Project Facilitator Place Properties ~ Project Developer Makani Resources, Constance R. Kiriu Preluninary Drafting of EAs Technical Consultants Haun & Associates Archaeological Assessment M & E Pacific Traffic Impact Analysis Reports 2 2.0 PROTECT DESCRIPTION AND EA PROCESS KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment 2.0 PROJECT DESCRIPTION AND EA PROCESS' 2.1 PROJECT LOCATION Kawili Street Student Housing Project (the "Project") will be located in the City of Hilo in the Waiakea Cane Lots, South Hilo, County of Hawaii. Specifically, the 4.0-acre parcel is located on the southern comer of the Kawili/Kino`ole Street intersection adjacent to and below the Waiakea High School campus (Figure 1), and is identified by Tax Map Key (TMK): 2-4-01:116 (the "Property") i e 2). 2.2 LAND OWNERSHIP Honpa Hongwanji Mission of Hawaii is the landowner of the Property. 2.3 APPLICANT Honpa Hongwanji Hilo Betsuin (HHHB), a branch temple of Honpa Hongwanji Mission of Hawaii, is the applicant requesting governmental permits and approvals. HHHB is an eleemosynary Shin Buddhist organization established in 1889. It is the oldest Shin organization in the West. After careful study, HHHB seeks to provide student housing on its Property to meet the needs and demands of, the educational community. HHHB has been authorized by the landowner to proceed with all permits and approvals for the project (Aooendix A). Contact: Byron Fujimoto, HHHB President Church Address: 398 KIlauea Avenue; Hilo, Hawaii 96720 Church Phone: (808) 961-6677 /Church Fax: (808) 935-9677 President's Phone: (808) 935-0871 2.4 APPROVING AGENCY In accordance with Chapter 343, HRS, fox private entities, the agency issuing the major permit is the approving agency. In this instance, the County of Hawaii Planning Department is the agenry responsible for reviewing the Project's plans fox plan approval following the legislative change of zone action. Contact: Christopher J. Yuen, Planning Director 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720-3034 Phone: (808) 961-8288 /Fax: (808) 961-8742 2.5 PLANNING CONSULTANT The planning consultant is Sidney Fuke. Contact: Sidney Fuke, Planning Consultant 100 Pauahi Street, Suite 212 Hilo, Hawaii 96720 Telephone: (808) 969-1522 /Fax: (808) 969-7996 KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment This page intentionally left blank. 4 v, ~ j ~/~ E / 1 ,2~ )AP.'I~~-~:. ~UNf~E A~ Op ~..II l~~w OC.\' %!~ '~I~ ~\r ~. e . a ~ l u_ ~~ ~ ~( ~~~ W , .~ ~ l /`~ Y O .. \U • p ' A fl JI I! I ~~~~ I~~~ V e-~ ~ \ ` $ ~ ~ ' ". (") ta3vu vu ~~ a 1' r ' 1NWfl ~ , 4' ~ ~ a f+' ~•'o ~ ~ S ~ .I ~wts Y.~\ 55' X I r , ~ ~ tr% ~ . "~ 0 il,'. z ( 1 e3nus aw ~ ~ v~~ ~ t ~~. r ~~ '~~. ~ 'cg .3 ~ m c. '~. x a / 1' P~~ a f 7pn~, ~°' ~ a ~~ e -'xws~ mma' -~ .~ ~i: y ~ ~. `~ - 4 v~ f? < ~s .....•YYY'' a q , ii. to ' Y x" >S ~ ~ ~ n c / ~. :-- r e$ ` ! E`I ~ e~~ Y Js t ~eY L~ y rr.. 3 )~: ~ ~ ~ u C V / Yry 4 i~l r5 ~3i ~ ~ ~r Y~ r~ 4 T 1~ r. I Y -~ ~~~ ~i ~u ~ `, ~ ~ a ~., , r ~r 1 ~ ! 1 .~ C. ~ c tr 1'' r'~~~ a ~, ~ , s ~ s1, ~; S'~ ~ '~ ~ ~ V ~• ~ ~ ty 1 ~ ~ •ov ~ , i a :~ ._ ~ , \ ~ g . t~. o H ~ a ~.:~ -- - - P ( ~'J i. H a ~ ~~ w Q ~ _ ~~ • _ ~ ~ s ~ ~ ~ ~~ ..- D i' '~~,. ;~A ~ ~ v O a a x w 0 0 '~ ~ a°~ q~ C 6u ~ wa° KAWILI STREET STUDENT HOUSING PROJECT ' Final Environmental Assessment Tlus page intentionally left blank. 6 °`~Yc ,UY\ Wpb ~011~ <<V ' ~ 'u ~ nc~~ , u a~Q~a r Eq. a. o l o"~~h o4tl, 4 u'~9oo ~ cp:~: Q ~ef,~u 0 ~:~•e 4 ~~'°~ S Yew. LPL LK d ' L~ V~ D ~~~~~~ o~ c~~F /1~ N~` Ld / H N v W N o~x ~c~nF K B ~ /, ~ ~ z~ °: 0 ~ N O f ~ ~ Z ~ < H 3 ~' y< rat ~ Z O O LL < 1 ~f° ~ „ W i ~u~i b Q ~10 I~ °~ I~ ~N \V Goo // o° o g a G~ a° / 1 0~ ~O B OP' ~ ~ 5 og ~ 9 c~"~Y ~ ` P °~ \~ \ 1 QII (~~ 10~ ~yv el ~~ m ~ 9~0 r ^ Q 2 6 ~ ~~Q ~ d r ~ e ~d Fcq ~ ~ ai ~ta 0 ~ ~i ,asp ~x .Q \~ 2 np ~ ~ n.. g ° .r C ~ n irw r ° ~.,~ z~ o Z Qa c ~k i x v Q o ~ F O t y 0 ..~_ Fr ~ ~ ~ ~ 0 1 pm / nc N 6 0 J A • .., a o nv> Q 1 _Q s b` 1 1 -~; y: ~ ~ u 1 I ` ~ ~ ~ iyl k le U ~ Y 0 I °,~~"on.r C~ ~`' m ~ U ^ uu O O ~ ~ ;. ' ~ ~; a ~~ .~ d 8 n ~ ~ „gym o Q NIl Tp ~ ~ _ ~I L W RfY o- ~c V . ~a = J~~OTV/i (j~ I /\ u i ., - ;_ ~ ~ ~o~~ ~ f o - • ~ e ~O Sj~ ~ C ~ e.„ ~ I y h J N IO ~ r F e~ n +r > ., o a e ~ i W I ! ! nrr.a .°s e Fr-oJ ~~ ~ ,. - ~ i ~` "~ ail P e e + ° a a , ~'' r '~a •r~ ~ 9 U •O C-~ .~ 0 Q b a~+ N N y W M V wH~ KnWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment ' This page intentionally left blank. 8 ~ KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment 2.6 COMPLIANCE WITH STATE OF HAWAII AND HAWAII COUNTY ENVIRONMENTAL LAWS The preparation of an Envirotunental Assessment (EA) is being undertaken to address requirements of Chapter 343, HRS, and the Department of Health's (DOH) Title 11, Chapter 200, HAR, Environmental Impact Statement Rules. Section 343-5, HRS, establishes nine "triggers" that require compliance with these regulations. The trigger for Kawili Street Student Housing includes, but may not be limited to: ~ • The use of County land due to proposed highway intersection improvements on Kawili Street ( and possible related infrastructure improvements fox water, sewer, drainage ox other facilities. `~ While the specific nature of each improvement is not known at this time, the EA is intended to address all current and future instances involving the use of County lands relating to Kawili Street Student Housing Project. The Draft EA for the Kawili Street Student Housing Project was published in the July 23, 2008 edition of The Environmental Notice. The 30-day comment period deadline date was August 22, 2008. A finding ` of no significant impact (FONSI) is anticipated. ( The Draft EA has been used as the County Environmental Report to accompany HHHB's Change of L Zone Application in accordance with Chapter 25-1-5, 25-2-42(a), Hawaii County Code, and Rule 14 of ,_ _ the Planning Department relating to Cotmty Environmental Reports. 2.7 EXISTING AND SURROUNDING USES Existing Uses. The 4.0-acre rectangular Property contains ten single family dwelling rental units, which are surrounded by lawn. Banana plants line portions of the Property's fenced boundaries. Photographs of the Project site are provided in F~ure 3. HHHB will be notifying dwelling utiit residents of the need to move at least six months prior to removal of the units. Surrounding Uses. Surrounding uses and zonings are identified in Figure 4 as follows: ~" • South, southwest and southeast: Waiakea High School surrounds the rectangulaz-shaped Property on its southern, southwestern and southeastern boundaries. The RS-10 zoned pazcel is ( over 90 acres in size, and is identified by TMK: 2-401:15. The Waiakea High School loti is t under the auspices of the State of Hawaii Department of Education. Northwest: Kawili Street bounds the Property to the northwest. Across Kawili Street, the Hawaii Island Veterans' Memorial Project is planned on the currently vacant lot, which is leased from the County of Hawaii following its transfer by State Executive Order Nos. 4014 and 4108. The Veterans' Memorial Project was rezoned from Open to RM-1 in 2007, and is identified by TMK: 2-4-57:001. North: A 7-Eleven Convenience Store is located across Kawili Street to the north, is commercial zoned (CN-] 0), and is identified by TMK: 2-2-26:20. 9 KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment fJ • East: An abandoned Railroad Right-of-Way abuts the eastern boundary. This right-of--way is under the jurisdiction of the Department of Land and Natural Resources (DLNR). IJ • East-Northeast: Residences axe established more than 30 feet to the east-northeast direction of theProject site. The lots are zoned RS-10, and are part of the Waiakea Homesteads Houselots. rj UH Hilo and the mauka campus of the Hawaii Community College (HCC) axe located about 1,000 feet to the west of the Property off Kawili Street. UH Hilo is a four-year accredited state university having an enrollment of 3,457 students (2007-2008). Its main campus is 115 acres in-size with satellite sites housing the UH Hilo Science and Technology Park, Pana`ewa Farm, Pacific Aquacultuxe and Coastal Resource Centex, and China-U.S. Centex (to be developed). ~ I~~ HCC is a two-year community college with an estimated enrollment of 2,600 students (Hilo and Kona campuses) situated three blocks away from the Property. HCC offers three degrees and two certificates to its students. 2.8 PROJECT DESCRIPTION (~ The Applicant, Honpa Hongwanji Hilo Betsuin, proposes to lease the Property to an Atlanta-based company, Place Properties, who would design, build, Finance and operate a student housing facility L~ called Kawili Street Student Housing Project. The Project would be financed, in part, with tax-exempt Ll bonds, and managed by private firms working on behalf of anot-for-profit owner. ! n Kawili Stteet Student Housing Project is planned as a 106-unit, maximum 400-bed, three-story rental `-t facility with appurtenant mold-level pazking and related common area amenities, such as study areas, computer ]ab azea, club room, fitness room and a game room. The facility would house these uses in l J one building with a gross building area of 461,000 square feet (apartments=333,400 square feet; l J parking=127,600 square feet). Fri _u e~5 is a conceptual site plan of the Project. n Place Properties specializes in student and faculty housing and other educational facilities. It currently " manages 25,000 student beds on 33 University campuses on the mainland, and has developed over $500 million in student housing and educational complexes. ~ ~'~ Table 1 provides the specific information about the Project: U D [1 10 Cl KAWILI STREET STUDENT HOUSING PROJECT ~ r Final Environmental Assessment , TABLE 1 KAWILI STREET STUDENT HOUSING PRO ECT BREAKDOWN Unit Clusters 106 Unit Clusters Unit Mix 24 - 3 bedroom/3 bath unit clusters 82 - 4 bedroom/4 bath unit clusters Total Beds 400 beds Total Parkin Stalls 400 stalls Number of Buildin One Gross Building Axea Apartments - 333,400 sq. ft. Parkin - 127,600 s . ft. Buildin H ~ ht 50 feet Number of Stories Apartments - 3 stories Pazkin - 4 stories Exterior common area amenities Passive recreational areas All unit clusters (3-bedroom and 4-bedroom types) have kitchens with a dishwasher, a refrigerator with ice maker, a microwave oven, a garbage disposal, a dining counter, a washer-dryer, and famished living areas. Figures 6 and 7 illustrate a typical layout fox 3 bedroom/3 bathroom and 4 bedroom/4 bathroom f unit types. An attached 4-level parking structure would contain 392 parking stalls on deck and 8 parking stalls on grade. The 400 parking stalls proposed fox the Project is nearly three times the 133 parking stalls required by the Zoning Code (1.25 stalls per apartment unit). The student housing facility, including the parking strucmxe, would be built to a maximum height''of 50 feet. This height is substantially less than the 120 feet permitted by the requested RM-1.5 zoning. Figgie g provides a preliminary conceptual elevation plan of the Project from I{awili Street. , The rental rate is projected to be set at $975 per month per bed computed on a 12 month average, plus tax. In an academic year, the total rent would be approximately $8,775. Rent includes all utilities except telephone, premium cable service, intemet service, and state gross excise tax. It should be noted that the rental rate is an estimate that may be revised depending upon construction and operating costs at the time of project completion. Each bed in a unit cluster would be rented to the student under separate contract in order to limit the student's contractual liability. The projected rental rate is comparable to the rate proposed by the China-U.S. Center ($983/month) or charged at UH Manoa's Freer Hall ($944/month). Bedrooms at the Kawili Street Student Housing Project would be larger in size, each bedroom would have a private bath, and all unit clusters would have kitchens--differentiating itself from the UH doxrnitories. I The target market for the Project would be students attending the UH Hilo (primary market) and HCC (secondary market) (Fi e ). The potential developer, Place Properties, must comply with the Federal Fair Housing Act as well as other pertinent provisions of State law governing rentals. While the rental focus will be on the student, rental operators cannot discriminate against gender, age, marital status, and so on. To get a sense of the application process, please refer to htm•//www theplacetolive.com/foxthood/forms.html. 11 KAWILI STREET STUDENT HOUSING PROJECT ~ l-l Final Environmental Assessment ; iJ 2.9 NEED AND OBJECTIVES OF THE PROPOSED PROJECT ~ `, The objective of the Kawili Street Student Housing Project is to provide apartment housing U opporhinities to students attending UH Hilo and HCC. There is a shortage of diverse housing stock available for rent close to these institutions. This condition has limited the opportunity fox the UH (~ campuses to expand their non-resident student enrollment. For those students who do attend the j J schools, the lack of housing close to campus forces students to find rental units some distance away; , creating a situation where students must drive to school. The Project would assist UH Hilo to reach its n strategic plamvng goal of becoming a premier residential campus that offers a variety of services for students and faculty. i UH Hilo's China-U.S. Centex proposes to build an International Hostel comprised of residential halls, l~ visitor suites, and family lodging units to meet the student and visitor housing needs of the campus. The facilities would be built in increments beginning hi Phase I and continuing throughout the duration of the project (China-U.S. Centex, Final EIS, 2002). Groundbreaking for the Center is planned at the end L of 2008 or early 2009. The Kawili Street Student Housing Project will help to service the current housing shortage, and offers U an expanded residential dimension to future recruiting efforts when the China-U.S. Center is underway. 2.10 PROJECT SCHEDULE AND COST Construction of the Kawili Street Student Housing Project is expected to start pxomptiy after receiving (~ all required government approvals and permits. It is estimated to take 14-16 months fox construction. ~I Kawili Street Student Housing Project is anticipated to be open fox occupancy in the year 2011. i The Project, inclusive of off-site infrastructure, is estimated to cost $40 to $50 million. 11 U 0 ~l ~ la ~ FIGURE 3 PROJECT SITE PHOTOGRAPHS A. View of existing driveway entrance to Property from Kawili Street comer of Property. Drywell on DLNR lot. Waiakea High School in background C. View of residences from rear coiner D. Homes and cul-de-sac at the rear of (southeast) of Property looking towards Property. Waiakea High School in Kawili Street background E. View of residences from Kawili Street. Waiakea High School campus grounds in foreground and to the right F. Kawili Street frontage improvements: Swales, fire hydrant, bike lanes KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment This page intentionally left Ulank. 14 ~ RM RM-1 ry'`~i R9-ID I ot_oNA RM -1 RM ~ - Hilo Rm-~.c Meisboin ~~Prrp Church ~O very ----- --- ~M-1 RM _~ ~ w Hawaii Island Veterans' Memorial Projeet ~~ -- 7-Ele w e'1 NY~~I•~ w ,~3T1QP..I_'T' lL.l RS 10 BST =.- f R r is RS \O ^ ~ (( L J ' .. re9 1e .. F .. p .. RO -tn ~ • GN- N -10 70 I R9 q 9-ro „~ W R -. J PROJECT SITE 0 ., Z w.iakea High _ Y School Campus RO-~o L ~ a i Rs e L~~ R, ~o I AMENDMENT TO THE ZONING i I FIGURE 4 SURROUNDING ZONING AND USES ~I I W Q Y i t. } KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment This page intentionally left blank. I6 W ~ N a ~ O m y K C QW K 1- Z~ w U ~ x c7 ~ FW- O~°o 1d t~+ f~5 ~ti.. ~ ~ Wmf-J .€~ y;? a2Y~~ ems' Q Q Z m N Q ~ X54 ~~` ~"~) ~3& ~ ®®®~~ 'Jr 4 iX~k 'n X p '~' ®~®~® F'r0 Y yd., x s f ~+ ~ } r 4~' ~k ef+ a+~.11 { zc>R 1` h > ~ i f d4,~ ~~~~~ ryry ~.. ~ r Z o S`.4 it ir_ ^~ Q r ~' S $~ sS 3t ~sA, ~ m ..~` a -tom ¢ p o e r ~:.~~ ~~~ F ~w~ O W a= r Ar1°"r~- ~ ~ > ~ ~ ~ g `*3. - ~ ~~ w ~ r ~~/; ~ ,\ ~ $ ~:, L~/' ~ ~ 9 S / - ~ ~.:~~ ~ i ~ / ~ ~_ ~ ~ ~ 4 I '. i A ^~' ,~ ~~ S / /: ~~ ~ ~~ ~~ ~~ L~ ~ k G.9~? ,~i ~ i'.~::' N ~~ &~x~a" ,~,r~,- J a s +t - 2 J~~sm ~ ~~ ors €€~ R ~~ ~ ~ , ' W pi mws';8 W - ~~Y ~S'':Y 8g J a 'n ~ ~ :- ~ `~ W w=~ W Cn z.O a O KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment This page intentionally left blank. a r 4, ~_. (_.. 1. . r~~ I l: r~ i ~- i I 18 H ~, z a w ~~ ~o ~V w~ M U KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment This page intentionally left blank. L I L. ,- t l.. r I Zo z' h~ ~w a~ ~~ wv ~, KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment ', This page intentionally left blank. 22 :i KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment This page intentionally left blank. I r' ._. ~- r 24 FIGURE 9 PRIMARY AND SECONDARY TARGET MARKET SERVICE AREAS KAWILI STREET STUDENT HOUSING PROJECT •r,1/ ~ moo .n ~ .~ . ,0 i ,r~, ~ t~ TS W C~C yii': A+L ~' ~ ~ ~ 1 ~ ss 7Z' O i~a: ~ ^v+rt ~~`d ~ ~ '~g' any,, ~' ~G ~~ `~ a~9~' ,' Rafver '~~ °~ ~ Nootutu;~-i :~.. dd ^ a3~ ; ,,. ~ : ~~ ~ , ,~ ~ `}Park, ~ ,~ ~' car ~~ ' ' ~. ~ ~ ~ ~e"te ''~ .~ ~ ; ,~D , Qoi ~aah ~, „~ ,i,. 8 ,Park ~~ ; ~l ~;; J ~ ~ , , ~ ,€~ ~ , , i ~' Waiali a ~ ,, r y~(, ~~`~~ ~ , p ' r to ~i' ~`e~taa,;v ' 1 ~ ~a~e \~5 ` l , . / ekuanaoa 5t' , ~.A J ~ .~ i o Nawa17 „ } ~~ ,~ ~ ~~, `~"ii a ~ t, , ~'; ~ ~`~~ ~'Secondary s ~ ~ a~ } 'y1 '~ uH9, ,. ~ ~ ~. .. ' ~'Hawan ~ i a ~~ ~~ ap~y1 M~'.rv ~`t~vm ~~ ~~ , S~~ X COmmuNry '''~~~~'~},~~r, ~'ii ~~V~yr~ ,- y~\ ~ CdtpgB '~ ~3 i ~~fi!(n ,d ~o~~F~y~ ISt'`M~f+~4 ?~~a~M ~I~t~~~r~ , "~"; 5 ~ ~ i i~ , ' a ~ 1 ~~~ F~ i h~^ ~ ~" -^ ~i~' C ~~onNawett~ ~~ "i: c'~ ~ ~.`~i ~ s Primary s ` ~e}~pt~/1/la~, ~~;~ ~ d'~ ~,'~8~~ ,'~:' ~ a ~" ' i GA ~,~. ~,t~ ,s, ~~i' 1 Park E i~ y HTln~1~ A^S~~f 3.~.~A ' ~.1 ~ V ~ ~ W Q118~~ "R d W. '"a-- Pat KAWILI STREET STUDENT HOUSING PROJECT I _, Final Environmental Assessment (.. This page intentionally left blank. r- I f_ ~- L -. ~, ~, i{ ~- ~_ I t i ~_ 26 3.0 ALTERNATIVES KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment 3.0 ALTERNATIVES The provisions of Tide 11, Environmental Impact Statement Rules, Section 11-200-17(f) require an analysis of the alternatives which could attain the objectives of the action, while m;n;m;~ing potential adverse environmental impacts. The overall goal of the proposed Project is to expand the existing housing supply for university and community college students by constructing quality accommodations in close proximity to institutions of higher education. 3.1 NO ACTION ALTERNATIVE The noacdon altemative would involve no changes to the HHHB Property, and the 10 existing homes would continue to be rented by HHHB. This altemative would maintain the current student housing supply at present deficient levels. The quality of housing accommodations is one of the major factors acollege-bound student considers when choosing a school. Many educational institutions are now successfully using their student-centric designed housing as an attractive recruiting tool. The current student housing situation in Hilo is limited, and students must find their own off-campus living quarters. Because the students live off-campus, there is greater need to drive a caz, and to move into azeas fox transitory residents. This impacts traffic and the older, established communities. 3.2 OTHER ALTERNATIVES CONSIDERED Other alternatives considered for the Property include housing products for senior citizens, and facilities that further the mission of HHHB. The prime location of the Property proximate to UH Hilo and HCC is most conducive and compatible to university student housing. It is recognized that there is no retirement community facility in Hilo, but surrounding uses of UH Hilo and Waiakea High School could adversely impact a tranquil senior community. The altemative of maximizing development of the Property under its current RS-10 zoning would allow seven additional single-family residential homes on the property. Such an alternative would mean that new homes would be built around the existing 10 homes or that the existing homes would be demolished for 17 new homes. Environmental impacts would be less under this alternative. Nevertheless, the cost-benefit of further developing the Property under existing zoning is negligible. 27 KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment ' 3.3 SELECTED ALTERNATIVE The highest-and best use of the Property given its location close to schools would be greater residential density and/or commercial uses to support the student population. In the long- term, astudent housing project would result in a prudent use of land by centralizing the incoming student population close to UH Hilo and HCC. Impacts on roads, water, sewer, and government infrastructure, including transit systems and bikeways, would be reduced. 28 i I,, 4.0 ENVIRONMENTAL SETTING, [' POTENTIAL IMPACTS, AND ~i MITIGATIVE MEASURES ~_ 1_. ~. ~~ 1. ~_ C 1. (_ KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment 4.0 ENVIRONMENTAL SETTING, POTENTIAL IMPACTS, AND MITIGATIVE MEASURES 4.1 PHYSICAL ENVIRONMENT 4.1.1 Climate Environmental Setting The climate of Hawaii Island is influenced by its geologic features. The island is dominated b'y Mauna Loa (13,653-foot summit elevation) and Mauna Kea (13,796-foot summit elevation). The annual rainfall in Hilo averages 128 inches with an average high temperature of 81 degrees Fahrenheit and an average low temperature of 66 degrees Fahrenheit (NOAA 2005). ' The ttadewinds near the Property are generally more persistent during the summer than in the winter, with stronger winds in the afternoon. The wind pattern for all Hawaiian Islands generally blows in a northeasterly direction. The wind pattern for Hawaii Island is further influenced by the local mountains, namely Mauna Loa volcano. In the early morning, the prevailing wind pattern pushes out towards the ocean, and in the afternoon, the winds blow from the ocean towards the island. Winds from the south aze infrequent occurring only a few days during the year and mostly in winter in association with Kona storms Quvik and Juvik, 1998). Potential Impacts and Mitigative Meararer Kawili Street Student Housing Project will not have an adverse effect on climatic conditions. No mitigative measures axe planned. 4.1.2 Geology Environmental Setting The Island of Hawaii is of volcanic origins, and was built by the Mauna Kea, Kohala, Mauna Loa, I{lauea, and Hualalai volcanoes. The Project site is located on lava flows of Mauna Loa volcano, part of the youngest flows that were present when Polynesian voyagers discovered Hawaii around 400 A.D. The surface consists of flows of the Ka`u Basalt series from Mauna Loa of age 750 to 1,500 yeazs old (Wolfe and Morris, 1996). Potential Impacts and Mitigative Mearurer The proposed improvements are not anticipated to impact the geology of the Project site. Appropriate engineering, design, and construction measures will be undertaken to minimize potential erosion due to grading of soils during construction. 29 4 KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment 4.1.3 Soils Environmental Setting There are three soil suitability studies prepared fox lands in Hawaii whose principal focus has been to describe the physical attributes of the land and the relative productivity of different land types fox agricultural production. These are: 1) the U.S. Department of Agriculture Natural Resource Conservation Services (MRCS) Soil Survey; 2) the University of Hawaii Lard Study Bureau's (L.SB) Detailed Laud Claa~catian; and 3) the State Department Hof Agriculture's Agricultural Laxdr of Importance to the State of Hawai `i (AT ISHJ. Natural Resources Conservation Service (NRCS~ The NRCS Sail Suave. y of ibe Itlaxdr ofKaua% O `abu, Maul, Malaka% and Lana `i classifies the soils of the Kawili Street Student Housing Project site as Ola`a extremely stony silty clay loam, 0-20% (OID), and Pana`ewa very rocky silty day loam, 0-10% slopes (PeC). The Ola`a soil, formed in volcanic ash, is rapidly permeable, runoff is slow, and erosion hazazd is slight. It dehydrates irreversibly into gravel-sized aggregates, has high shrinkage but low swelling potential, has low bearing capacity, high compressibility, low shear strength, low density if compacted, poor workability, and high organic matter. The depth to bedrock is relatively shallow at about 2.5 feet. The Pana`ewa soil is very dark brown silty clay loam about 12 inches thick in a representative profile. The subsoil is about 4 inches thick and consists of dark-brown very cobbly, silty clay loam, mottled with yellowish red. It is underlain by pahoehoe lava bedrock. Permeability is rapid, runoff is slow, and the erosion hazard is slight. Land Study Bureau (LSB) Detailed Land Classification :; ~~! The LSB Detailed Lard Cla.rr~cation System does not classify the soIls of the Project site because it , . falls within an urban azea. Urban zones are not rated for agricultural productivity. Further, the Project site is not used for agricultural production except fox a few banana plants along the fenced border. Agricultural Lands of Importance to the State of Hawaii (ALISHJ The soils of the Project site are classified "Existing Urban Development" under the ALISH system; that is, land which has been developed for urban use. Patextia/lmpactranti Mitigative Measures Impacts to the soils of the site include the potential fox soIl erosion (although the erosion hazard __ of the soils on the site is rated as "slight") and the generation of dust during construction. Clearing and grubbing activities will temporarily disturb the soil retention values of the existing vegetation and expose soils to erosional forces. Some wind erosion of soils could occur without 30 KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment a proper watering and xegrassing program. Heavy rainfall could also cause erosion of soils within disturbed areas ofland. Construction activities will comply with all applicable governmental regulations and rules fox erosion control, including the provisions of DOH, Chapter 11-60.1 and Chapter 11-60.1-33, HAR, "Fugitive Dust", and Chapter 10, Hawaii County Code, relating to "Erosion- and Sedimentation." After construction, establishment of permanent landscaping will provide long-term erosion control. 4.1.4 Natural Hazards Environmental Setting Natural hazards impacting the Hawaiian Islands include hurricanes, flooding, tsunamis, volcanic eruptions, and earthquakes. Devastating hurricanes have twice impacted Hawaii since 1980; these include Hurricane `Iwa in 1982 and Hurricane `Iniki in 1992. While it is difficult to predict these natural occurrences, it is reasonable to assume that future events could be likely, given the history of the area. j Flood hazards are primarily identified by the Flood Insurance Rate Map (FIRM) prepared by the Federal Emergency Management Agency (FEMA) National Flood Insurance Program. According to the FIRM, the Property is designated Zone X, which is outside of the 500-year flood plain, as depicted in Figure 10 (FEMA, FIRM, Panel 880, September 16,1988). i Tsunamis are large, rapidly moving ocean waves triggered by a major disturbance of the ocean floor, which is usually caused by an earthquake but sometimes can be produced by a submarine landslide ox a volcanic eruption. About 50 tsunamis have been reported in the Hawaiian Islands since the early 1800's. Seven caused major damage, and two of these were locally generated. The Project site is not in a tsunami inundation ox evacuation area. The entire Island of Hawaii is subject to geological hazards, especially lava flows and earthquakes. Volcanic hazard is assessed by the United States Geological Survey on a scale of ascending risk 9 to 1 and Hilo is assessed a risk of 3. This hazard is based on the fact that Mauna Loa is an active volcano. Volcanic Hazard Zone 3 areas have had 1-5 % of land area covered by lava or ash flows since the yeaz 1800, and are at lower risk than Zone 2 azeas because of their greater distances from recently active vents and/or because the local topography makes it less Likely that flows will cover these areas (Helikex, USGS, 1991). In Hawaii most earthquakes are linked to volcanic activity, unlike other areas where a shifiin tectonic plates is the cause of an earthquake. Each year thousands of earthquakes occur in Hawaii, the vast majority of them so small they axe detectable only with highly sensitive instruments. However, moderate and disastrous earthquakes have rocked the islands. The Island of Hawaii is rated Zone 4 Seismic Probability Rating. Zone 4 areas axe at risk from major earthquake damage, especially to structures that axe poorly designed or built, as the 31 KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment 6.7-magnitude (Kichtex) quake of October 15, 2006 has demonstrated. The project site is level and not subject to landslides ox other forms of mass wasting ox slope movement. Patentiallmpactr and Mitigation Mearu~er ~... s Kawili Street Student Housing Project should not exacerbate any natural hazard conditions., r The student housing and parking structure will be built incompliance with all applicable codes and requirements. An emexgenry preparedness and response plan will be developed in consultation with the Civil Defense Agency, and student residents will be advised of and will practice the procedures. 4.1.5 Flora and Fauna Environmental Setting Kawili Street Student Housing Project site has been previously grubbed and graded in j conjunction with the residential homes on the Property. The Property is comprised of a well'- maintained grass lawn with banana plants along the fenced boundaries and two weeping bottlebrush trees (callistemon viminalis). With the exception of exotic bird species, no wildlife species were observed on the Property; however, the intermittent presence of feral cats, mongoose, and rodents is probable. The only native Hawaiian land mammal, the Hawaiian Hoary Bat (L~+siunrr cinenus remotur), may be present ~ . in the area, but the leveled grounds would not be an ideal habitat for this species. Paientiad Impactr and Mitigation Measures No substantial impacts to flora ox fauna would result from the proposed Project. There are no ` rare, threatened, or endangered species of flora ox fauna on the Property. , New landscape plantings will include native plants, such as hapu`u, as well as heritage plants ` such as hibiscus, plumeria and ti. These plantings could serve to attract wildlife to the Property , , resulting in a positive environmental effect. 4.2 HUMAN ENVIRONMENT 4.2.1 Historical and Archaeological Resources Envimnmental Setting An Archaeological Asrerrment, TMK (3)2-4-01:116, Land of Waiakea, South Hih District, Inland of _ Hawaii dated January 2008 has been prepared by Alan E. Haun, Ph.D., of the Project site (Anuendix B). The archaeological survey was undertaken to satisfy historic preseroadon regulatory review requirements of DLNR-State Historic Preservation Division (SHPD). The 32 State of Hawaii Flood Hazard Assessment Report f ww p ~..~ rs. ]J Ei~~ . ~ '.j~l .1 fl6j 5 FP,~S; F' ~~ . ' ' ', L ~ '4r. What flood hazard zones are shown on FEMA's Flood Insurance Rate Map and PROPERTY INFORMATION what do they mean? COUNTY: HAWAII Zones VE and V7-VJa: Areas abng masts wbjea ro Inundation Dy Ne t-paraent- TMK NO: (3)2~-001-116 annuatchance Ibod event with additional hazards due rostorm-intluced velocity BITE ADDRESS: 107G KAWILI ST wave action. Base Food Elevation (REFS) tlerived from detail Irydreulic anayses are shown wiNln these zmes. Mandatory Hood fnsurnce Durchase requirements aDPIY. FEMA FIRM PANELS 15518WBBOC ( )~ PANEL EFFECTIVE DATE(S): SEPTEMBER 16, 1988 Zone A: Areas subjearo Inuntlatbn try me t-percent-annual-chance Hood event Because detailed hytlrautic anayses have not been perlorrned, no BFEs or Mood FIRM INDEX DATE: APRIL 02, 2004 depths are shown. Mandatory flood insurence purchase requiremems appy. LETTER OF MAP CHANGE(S): I Zones AE and Al-AJe: Areas subject to mundaton try Iha 1-percentannual-charwe Cell your County NFIP Coordinator for more iMbrmaHon Mood event determined by detaied meNOds. BFEs are shown within these nines. rthase requirements aPPb ~ Mandatory flood insurance W PARCEL DATA FROM: SEPTEMBER 2008 ions AH: Areas subject ro inundation by the 1-percemannuaFehance shalbw ) where average depths are between 1 end 3 feet ondin f l IMAGERY DATA FROM: MAY 2005 g p ry areas o Hooding (usua BFEs derived Iran detaied hydreuNC anayaes are shown in Nis nine. Mandatory Mood inwrence purchase requirements aDPN• C, and X: Areas WerdiMetl as areas of moderate or minimal hazard hom Zones B , the Principal source of Mood in the area. However, buildings in Mesa nines muro be Modetl M severe, ooncentreted ralMan mupletl with inadequate (oral drainage systems. Flood insurance is available m partiGpating commundes Dut is not requned F., I /'` T TD z, 10 L lJ U i~J.: by regulatbn in these zones. i ~ 1~ ~ FIRM zone 0: Unstutlled areas where Mood hazards are underomdned, but Hooding is possible. No marvlalory Mod inaurertce purchase requirements eppty, but coverage rs available In partidpattiq communities. t KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment This page intentionally left blank. 34 KkIWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment Project area was subjected to 100% surface examination. The survey concluded the following: "No archaeological sites or features and no Land Commission Awards aze present within the parcel. As stated, the project area is currently utilized fox residences. The relatively level terrain within the parcel indicates that the project azea was mechanically leveled prior to the construction of the houses in the 1970s. No further archaeological work is recommended based on the negative survey results." Letters to Alan Haun dated February 19, 2008 and Mazch 17, 2008 from DLNR-SHPD determined that no historic properties will be affected by the Project because (1) residential development/urbanization has altered the land, (2) previous grubbing/grading has altered the land, and (3) the accepted archaeological assessment prepared by Haun found no historic properties. DLNR-SHPD further approved the Archaeological Arrerrment, concurred with its recommendations, and concluded that the historic preservation review process is "at an end". Copies of these letters are included in Appendix B of this document. Potential Impactr and Mitigation Mearu~er The Project will have no effect on azchaeological resources. This conclusion was reached in the ArchaeologicalArrerrment ofthe Property prepared by Alan E. Haun, Ph.D., and is based upon the azea's long-standing residential use and prior grading activities. SHPD concurs with the Arrerrment, and has detemuned that the historic preservation review process has come to an end. During construction, should any unanticipated cultural features, deposits, remains, lava tubes, lava blisters/bubbles, or burials be encountered, work in the area will be suspended and SHPD will be immediately notified to determine an appropriate course of action. 4.2.2 Cultural Resources Environmental Setting The Archaeological Arrerrment dated January 2008 by Alan Haun, Ph.D., describes historical background of the Project area, which is situated in the ahupua`a of Waiakea, South Hilo. The ahupua`a extends from the west side of Hilo Bay to the Puna District inland to approximately the 6,000 foot elevation. Waiakea is the site of longstanding Hawaiian traditional and legendary accounts. Kulukulu`a, the chief of the Hilo region who resided in Waiakea, was the first conquest of `Umi-a-Liloa in his campaign to unify the districts of Hawaii Island. I{amehameha I and his court resided in Hilo in the 1890's. It is said that Kamehameha built an 800-vessel canoe fleet in Hilo for his planned invasion of Kauai in 1802. 35 KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment Waiakea became the site of a missionary station in 1824, which attracted churches and schools to the area. By the end of the 1830's, a sugar cane plantation and mill were established on Ponahawai lands. According to the Arrerrment, 1,400 acres of sugar cane were being cultivated in 1880 expanding to 5,600 acres by the 1890's. Throughout the 1900's, the character of Waiakea gradually transitioned from an agricultural to an urban community. The County's tax map encompassing the Project site refers to this area as Waiakea Cane Lots, reflecting the district's past activities. The sugar industry steadily declined until its ultimate demise in 1997 with the closure of the last sugar operation on the island. Potential Impactr and Mitigation Mearunr i_. To assess the Project's impacts to Hawai`i's culture and traditional and customary rights, 1 , archaeological, botanical, and wildlife resources were reviewed. Although it is probable that gathering and other cultural practices, such as agriculture, may have occurred on ox in the f vicuuty of the Property, the completed and accepted azchaeological assessment did not identify any religious ox spiritual customs. The neighborhood has been urbanized and extensively developed. No significant negative effects on Hawai`i's cultural resources or an individual's traditional and customary rights are anticipated. 4.2.3 Water Resources Environmentkl Setting Storm runoff generally sheet flows towards the northern corner of the Property into a drywell on the adjacent DLNR Railroad Right-of-Way. Water discharges to a drainage channel under r Kawili Street. Poteutiallmpactr and Mitigation Mearunr Any impacts to groundwater quality will be mitigated by a hook-up to the existing municipal sewer system on Kawili Street. The need for drywells fox stortnwater disposal (i.e., injection wells) would be evaluated by the DOH underground injection control (UIC) perniit progxaxn. The site is located above the UIC line, permitting injection wells with the review and approval of the DOH. 4.2.4 Art Quaflty Environmental Setting Regional and local climate, together with the amount and type of human activity, generally dictate the art quality of a given location. At the site of I{awili Street Student Housing Project, winds axe predominantly trade winds. During the winter, occasional storms may generate winds from the south (Kona winds) fox brief periods. When the trade winds or Kona winds axe weak ox absent, landbreeze-seabxeeze circulations may develop. 36 KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment Generally, air quality in the vicinity of the Project site is thought to be good and within both State and Federal Air Quality Standards. Air pollution is mainly derived from volcanic emissions of sulfur dioxide, which convert into particulate sulfate and produce a volcanic haze (vog) that occasionally covers the region. Txadewinds keep the Project site relatively free of vog most of the year. Patentiallmpactr and Mitigation Meararer It is not anticipated that Kawili Street Student Housing Project would have significant impacts on the air quality of the community. State ox Federal air quality standards axe not expected to be violated during ox after the Project has been constructed. On-site construction activities may result in short-term affects to air quality. An effective dust control plan will be implemented fox all phases of development. All construction activities will comply with the provisions of DOH Chapter 11-60.1, HAR, Section 11-60.1-33, relating to "Fugitive Dust" Measures to control dust during various phases of construction include, but axe not limited to: • Muutnizing dust from shoulders and access roads; • Providing adequate dust control measures during weekends, after hours, and before daily start-up of construction activities; • Providing an adequate water source at the site prior to start-up construction activities; • Planning phases of construction to: minimize the amount of dust-generating materials and activities, centralizing on-site vehicular traffic routes, and locating potential dust-generating equipment in areas of the least impact; • Landscaping and rapid covering of bare areas, including slopes, starting from the initial grading phase; • Controlling dust from debris being hauled away from the Project site. 4.2.5 Noise Environmental Setting The Kawili Street Student Housing Project site is currently exposed to daytime ambient noise ' principally from Kawili Street traffic, wind, birds, the occasional aircraft, and adjacent high school and convenience store activities. , 37 KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment Potential Impactr and Mitigation Mearunt R Potential impacts to the acoustic environment will primarily relate to short-term construction _ activity. It is expected that after the Project is completed, on-going noise-generating activities will increase due to the more intense human activity created by 96 additional dwelling units. ' ' All construction activities will comply with DOH's Chapter 11-46, HAR, Community Noise Control. Proper mitigating measures will be employed to m;n;m;~e construction-related noise and comply with all federal and state noise control regulations. Increased activity due to , , construction will be limited to daytime hours and persist only during the construction period. When construction noise exceeds, or is expected to exceed, the DOH's allowable limits, a permit will be obtained from the DOH. Specific permit restrictions for construction activities i aze: • No permit shall allow any construction activities that emit noise in excess of the maximum pemussible sound levels before 7:00 a.m. and after 6:00 p.m. of the same day, Monday through Friday; No permit shall allow any construction activities that would emit noise in excess of the maximum pexrnissible sound levels before 9:00 a.m. and after 6:00 p.m. on `' Saturday; - • No pemvt shall allow any construction activities that would emit noise in excess of the maximum pexxnissible sound levels on Sundays and holidays. The use of pile drivers, hoe tams, jack hammers 25 pounds or larger, high-pressure sprayers, and chain saws may be restricted within the hours of 9:00 a.m. to 5:30 p.m., Monday through Friday. ~ Construction equipment and on-site vehicles or devices requiring an exhaust of gas or air must be equipped with mufflers. In addition, construction vehicles must satisfy the DOH's vehicle noise requirements. , , If Waiakea High School is in session when construction occurs, the Project managers will work with school administrators to mitigate construction noise to the extent possible. , The long-term impacts of the Project on noise quality will be attenuated through strategically- placed landscaping in and azound the Property, through the design and placement of the housing and parking structure, and the use of building materials. 4.2.6 Scenic Resources Envimnmenta! Setting The Property is not identified in the General Plan as a natural beauty site. The azea is characterized by school structures and a commercial office at leasrthree or more stories tall. The proposed senior affordable housing building of the neighboring Hawaii Island Veterans' , Memorial Project is planned to be four stories high. 38 KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment Potential Impacts and Mitigation Mearurea Kawili Street Student Housing Project will not impact any natural beauty site listed in the General Plan. The visual setting of the one-story homes will change when it is replaced with the three- to four-story residential housing and parking structure. The use of landscaping elements and building design will mitigate the impacts the Project may have from Kawili Street, Waiakea High School and homes along Kino`ole Street. The proposed Hawaii Island Veterans' Memorial Project will be four stories high and several buildings on the Waiakea High School campus aze greater than three stories high. Thus, the panorama will not be significantly impacted because of similar tall buildings in the building-scape. 4.3 PUBLIC FACILITIES, UTILITIES, AND SERVICES 4.3.1 Roads and Traffic Environmental Setting The Project is served by Kawili Street along its northwest boundary. The Project access driveway at Kawili Street is expected to be unsignalized using the procedure for analyzing unsignalized intersections. Kawili Street is atwo-lane street with bike-lanes. The major cross street intersections along Kawili Street that would be affected by project-generated traffic include Kino`ole Street, Ktlauea Avenue, Kapi`olani Street and Puainako Street. Kawili Street, KIlauea Avenue, Kino`ole Street, and Kapi`olani Street are County roads classified as major collectors. Puainako Street is atwo-lane major State collector road. A Supplemental Traffic Impact Analysis Report (TIAR) dated July 2008 and a Traffic Impact Analysis Report dated June 2008 were prepared for the Project by M & E Pacific, Inc., (Apnendix Cl. The Supplemental TIAR included the traffic impacts of the proposed Hawaii Island Veterans' Memorial project, which is across the proposed Kawili Street Student Housing Project. The TIARs reported taking traffic turning movement counts at four study intersections to detemvne existing traffic conditions: Ki)auea Avenue/Kapi`olani Street, Kino`ole Street/Kawili Street, Kapi`olani Street/Kino`ole Street, and Puainako Street/Kawili Street. Roadway improvements in the TIAR study area are planned by the State DOT, the County~of Hawaii and UH Hilo, and aze described in the TIAR. The State DOT is proceeding with the alignment of Puainako Street, which should mitigate projected traffic problems on Puainako Street and Kawili Street. The County has initiated a study to improve the traffic operations of several travel corridors on the island, including Kino`ole Street and Ktlauea Avenue. The County's preliminary analysis found that cone-way couplet with Ktlauea Avenue and Kino`ole Street would mitigate traffic conditions and bring about acceptable levels of services at these two intersections. 39 KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment f-- UH Hilo will be installing traffic signals at its main entrance on I{awili Street. The project is! I expected to go out to bid soon. `- The 'TIAR prepared traffic forecasts fox the years 2013, 2018 and 2028 as required by the Concurxency Conditions Ordinance. Potential Impacts and Mitigation Measures The TIARs concluded that the Project's location would tend to minimize the need fox commuter motor vehicles trips. According to the Supplemental TIAR, "the small amount of ' additional traffic which would be generated by the proposed Veterans' Centex is not expected to , , alter the conclusions of the original TIAR, when the restriping of the eastbound approach Kawili Street at one-way I{inoole Street Street is considered." Further, the TIAR stated that the f "proposed project is forecast to generate from 19 trips in the morning peak hour to 109 trips in ; , the afternoon peak hour. The current Hilo roadway network would be able to accommodate the increase in ambient traffic and project generated trips at least to the year 2013. Roadway j improvements would be required beyond that year." The improvements include aleft-turn lane ! _, at the Project driveway and restriping the eastbound approach on Kawili Street with sepazate through- and right-turn lanes when required by the DPW. ' ~_ The Applicant is also proposing to construct dedicated left- andright-turn lanes on the project site to Kawili Street. The Applicant will comply with the recommendations of the TIARs and the requirements of the DPW. The installation of aleft-turn storage lane on Kawili Street at the Project's entrance will be coordinated with any improvements planned at the Kino`ole Avenue/I{awili Street ~, intersection and the traffic signal at the University's entrance. 4.3.2 Water System Environmental Setting An 8-inch water transmission line is located on Kawili Street fronting the Property. This water line is part of the County's Department of Water Supply (DWS) Puainako system. The water line is fed by the Puainako Reservoir with a capacity of 1.0 million gallons (mg) and an overflow elevation of 290 feet. Potential Impacts and Mitigation Measurer Initial indication from the DWS is that water is available for domestic service. Water demand of the Project will be estimated based on land use type and water usage per capita. Water demand calculations of the Project will be prepazed after design, and the anticipated maximum daily water demand will need to be submitted to DWS for its determination of the facilities charge. In addition, the existing 8-inch water main fronting the property appeazs to be adequate for the average daily water demand and fox the required 1,500 gallons per minute fire flow fox that type 40 ~ KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment ~ of land use according to the DWS. All fire flow and additional fire protective measures will be designed and submitted to the Fixe Department fox its approval in conjunction with the building, permit process. 4.3.3 Wastewater System Environmental Setting An existing 12-inch sewer trunk line is located along the north side of Kawili Street across the Project site. The sewer system is connected to the County's Hilo Wastewater Treatment Plant located approximately four miles away from the Project site. This system is a 5.0 million gallons per day (mgd) secondary treatment plant with an ocean outfall effluent disposal and a collectiori system of sewage pump stations, force mains and gravity lines, which is owned and operated by the County Department of Environmental Management (DEM) (County 2005). DEM informs that the University of Hawaii Facilities and Construction Department recently completed a sewer study of the area to determine the existing and future capacity of the existing sewer line on Kawili Street. The UH-Hilo sewer study concluded that the existing 12-inch sewer line on Kawili Street was not capable of accommodating projected sewer flows from the University as well as projected proposed developments in the area. Patentiad Impactr and Mitigation Mearure.r Upgrading the sewer system on Kawili Street may be required to accommodate sewer flows from the Kawili Street Student Housing Project. The Applicant will coordinate its project requirements with the UH-Hilo sewer expansion improvements. A wastewater flow contribution report will be pxepazed and submitted for review and approval by the DEM as soon as possible and prior to installation of the new sewer line on Kawili Street by the UH-Hilo. 4.3.4 Solid Waste Environmental Setting The Project will generate solid waste and require regular refuse pick up service. Solid waste from the site will be disposed of at the County's South Hilo Landfill on Leilani Street through contracted services by a private company. Recycling activities will be promoted at the Project to reduce the amount deposited into the waste stream. The South Hilo Landfill is one of two landfill sites owned, operated and maintained by the County of Hawai`i's DEM. The South Hilo Landfill is an unlined landfill, which will reach its capacity in a few years. The County is currently pursuing a plan with multiple phases that aims to keep the landfill open for an estimated two to seven years. Concurrently, the County of Hawaii is in the process of deciding what waste reduction technology it should pursue given the County Council's recent disagreement of awaste-to-energy proposal. 41 A KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment Potential Impacts and Mitigation Measures ~- ~. A solid waste management plan will be prepared fox review and approval by the DEM if 6_ required. Recycling will be encouraged and integrated into the design of the building to reduce the capacity demands on the landfill. ~ - i e During construction, whenever practical, solid waste will also be recycled. It will be recommended to contractors that ajob-site recycling plan should be developed. 4.3.5 Drainage System Environmental Setting , Ten residences have been constructed on the four-acre Property. The grounds axe well ~ maintained. According to the Flood Insurance Rate Map (FIRM) (Fieuxe 10), the Property is designated as Zone X, which is an area determined to be outside the 500-year flood plain. The site naturally drains through surface flow in a northerly direction towards a drywell located on ;- the adjacent State property. An asphalt Swale fronts the property on Kawili Street draining into l_ a drainage channel on the opposite side of ICawili Street. Historically, the Project site has been the subject of storm-related debris from mauka properties, and the State drywell has to be maintained. i Potentiallmpacts and Mitigation Measurer The onsite drainage system will be designed fox a minimum ten-year storm recurrence in accozdance with the County's design criteria. The Project will construct drainage systems onsite necessary to accommodate the increase in runoff (from current conditions) generated from nori- permeable surfaces. Landscaping will be used to control soIl erosion and grass azeas will be used as filters to reduce sediment transportation. 4.3.6 Electric/Communications Systems Environmental Setting Electrical power is provided by Hawaii Electric Light Company (HELLO). HELCO's grid serves the proposed Project site with a 12 kilovolt (K~ overhead line that runs from a HELLO substation on Komohana Street. The line runs along Kawili Street fronting the Property. - The Project will increase demand on the HELLO system. Project demands will be calculated during the design phase and estimated loads will be coordinated with HELLO. Hawaiian Te1Com provides telephone service for this region from a switching boazd in the Kawailani Stteet Office. The line has the capacity to serve the proposed development. 42 KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment Adequate electricity and communication systems axe available to service the Project. The service lines will connect to these systems through underground conduits on the site. Potential Impactr and Mitigation Measures ' Electrical, telecommunication and cable television services are provided by privately-owned utility companies regulated by the State Public Utilities Commission. These utility companies are mandated by their respective tariff rules to exercise reasonable diligence and care in maintaining their lines and structures to provide continuous service to their customers. Companies must improve their systems/infrastructures to meet increasing demands. While there will be an increase in the demands to electrical and communication services from the Project, it is anticipated that services will be able to meet these utility demands. Energy-saving concepts and devices will be encouraged in the design of the Kawili Street Housing Project. These include, but axe not limited to, the following: • Use of site shading, orientation, and naturally-ventilated areas to reduce cooling load; • Maximum use of day lighting; • Use of landscaping fox dust control and to m;n;m;~e heat gain to area. • Use of energy conservation material and water conservation features within the units and project grounds. ' 4.3.7 Recreation Facilities The City of Hilo is the major urban center in the County with diverse recreational facilities. Nearby County recreational facilities include the Ho`olulu Complex, various community, neighborhood and beach parks, the Hilo Municipal Golf Course, the Pana`ewa Rainforest Zoo, and Andrews and Waiakea Uka gymnasiums. Additionally, UH Hilo offers recreational facilities on campus fox its students. The Kawili Street Student Housing Project will have fitness and game rooms for its resident students. ' Potential7mpactr amd Mitigation Measures The Project will not have a significant impact on the recreational facilities of the Counry!or State. Student residents will use the recreational facilities such as beach parks, gymnasiums, and soccer fields. However, UH HIlo has recreational facilities for its students' use, and the Project will have fitness and game rooms fox its residents. This will provide a level of mitigation,by directing these activities away from the County and State recreational facilities. 43 KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment 4.4 SOCIO-ECONOMIC CHARACTERISTICS 4.4.1 Population, Income, Housing ~- ;' The 2000 Census reported the resident population of Hawaii County at 148,677. The population of Hilo Census Designated Place (CDP), which includes the Pxopexry, is 47,386 persons. Table 2 shows a comparison of the population of Hilo CDP to Hawaii County as a whole. In 2006, the County of Hawai`i's population rose to 171,] 91, a ±1 S% increase (DBEDT 2007). The County's population is projected to increase to 176,750 persons by 2010; 203,050 persons ~ by 2020; and 229,700 by 2030 (DBEDT 2004). The State Department of Business and Economic Development (DBEDT) projects that total personal income in the County of Hawaii will increase from $3,133,200,000 in 2000 to $4,433,800,000 in 2010; 6,120,700,000 in 2020; and $8,088,300,000 in 2030 (DBEDT 2004). Table 2: Demo ra hic Characteristics, 2000 Subject Hilo CDP Hawaii Coun Number Percent Number Percent TOTAL POPULATION 40,759 100.0 148,677 100.0 AGE Under 5 yeazs 2,301 5.6 9,130 6.1 5-17 years 7,764 19.0 29,722 20.0 18-20 years 2,077 5.1 5,836 3.9 21-24 years 2,108 5.2 6,364 4.3 25-44 years 9,928 24.4 38,888 26.2 45-54 yeazs 5,842 14.3 24,452 16.4 55-59 years 2,215 5.4 8,163 S.5 60-64 yeazs 1,701 4.2 6,003 4.0 65-74 years 3,473 8.5 10,923 7.3 75-84 yeazs 2,471 6.1 7,064 4.8 85 and over 879 2.2 2,132 1.4 Median Age (yeazs) 38.6 38.6 HOUSEHOLDS b e Total Households 14,577 52,985 Persons in households 39,368 145,873 Persons er household 2.70 2.75 Persons er famil 3.19 3.24 Source: U.S. Census Bureau 2000 f, ( ~~ ~. i In 2000, per average capita income was reported to be $] 8,791 in the County of Hawaii. The per capital income in the Hilo CDP was $18,220 in 2000 (LJ.S. Census Bureau 2000). In contrast, per capita income in other regions of the County are listed in able 3: 44 KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment Table 3: Pet Ca ita Income b Census Desi ated Place, 2000 Hilo Division $18,260 Pa aikou-Wailea Division $17,102 North Hilo Division $14,955 Paauhau-Paauilo Division $16,310 Honokaa-Kukuihaele Division $19,223 North Kohala Division $20,135 South Kohala Division $23,194 North Kona Division $23,569 South Kona Division $20,177 Kau Division $14,119 Pahoa-Kala ana Division $12,554 Keaau-Mountain View Division $14,747 Source: U.S. Census Bureau 2000 Notably, Hawaii County experienced the fastest growth in per capital personal income at 3.1 percent annually between 1990 and 2004 compared to the other three counties' growth of 2.8 percent per year (DBEDT 2006). Statewide housing units increased 26 percent between 1990 and 2005. Hawaii County registered 49.2 percent increase in housing units compared to Kauai County which felt a housing unit growth rate of 55.8 percent. Maui and Honolulu counties followed with 47.5 percent and 16.9 percent, respectively. Housing data does not differentiate between student-type housing and other housitig types. Potential Impactr and Mitigation Mea.runr The Project, in and of itself, will not increase the population in Hawaii County. Its 400 residents would be essentially living at the Project because of their enrollment in the UH Hilo or HCC. The Project will provide much-needed housing for those students who are attending these educational institutions. The addition of rental housing units for students will have a significantly positive impact fox the UH Hilo, HCC, and its prospective students. Adequate, diversified, clean housing is an important recruitment tool. Although not within the `affordable' range, the proposed rental rates ate reasonable in view of the quality of the housing units compared to the China-U.S. Center residential rooms and a dormitory at UH Manoa. If requited, HHHB will comply with the affordable housing requirements of the County. 4.4.2 Employment The County of Hawaii had an estimated 78,750 civilians who were employed in 2005 (www.hawaii.gov/ dbedt). 45 KAWILI STREET STUDENT HOUSING PROJECT ~ - Final Environmental Assessment _ ,~ The unemployment rate in Hawaii County has increased 1.3 percent from 3.0 percent to 4.3 percent from Apri12007-Aprfl 2008. The statewide unemployment rate over the same period grew 0.8 percent from 2.4 to 3.2 percent (unaw.hawaii.gov/dbedt). ~_ Construction of the Project will create short-term employment demands in the construction ~ - field. Long-term employment at Kawili Street Housing Project would include building and grounds maintenance workers, a housing or resident manager, and other secondary positions. Potentiallmpacts and Mitigation Measures Employment opportunities will increase during construction and, to a lesser extent, when the ' ' Project is operational. 4.4.3 Social and Built Environment i Environmental Setting The Project will be built next to residential homes and Waiakea High School, afoot-yeaz public high school with an enrollment of about 1,300 students. ~- Potentiai Impacts and Mitigation Measures The close proximity of the Project to the High School, especially during High School hours, .- could generate unwelcome access between the facilities. In an effort to control unauthorized entry between the School and Project, further design coordination will be done by the architect ` with the Waiakea High School complex to provide, if any, necessary physical or natural bazrier§ f between the School and the Project. j F The neazby homes will be affected in the short-term by construction activity. Strict compliance with applicable State and County noise and constmction regulations should afford mitigative relief to the residents. Over the long-term, the siting and design of the Project should alleviate visual and noise impacts coupled with the use of landscaping. The Applicant wishes to avoid any perceived of teal conflicts, if at all possible, with its neighbors. 4.5 PUBLIC SERVICES 4.5.1 Police, Fire, and Emergency Services Protection Police protective services on the Island of Hawaii are provided by the Hawaii County Police Department Presently, the Project is served by the main police headquarters on Kap`iolani Street. Fire protection in this azea is provided from the Kawailani Fire Station, which is a Fire-EMS- Rescue operation, located approximately 1.5 miles from the Project site. 46 KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment Potential Impacts and Mitigation Measures There will be an occasional and unavoidable demand for services as a result of the Project; however, it is believed that the student housing manager and security personnel will be able to address most incidents. Kawili Street Housing Project will be designed with fire sprinklers and other fue retardant and mitigation materials and equipment. Residents of the Project would be informed of fire evacuation routes. These measures should help with'fue prevention and protection. 4.5.2 Health Care The quasi-public state health care facility closest to the Project is the Hilo Medical Centex located at 1190 Waianuenue Avenue. Hilo Medical Center is afull-service hospital providing emergency caze and medivac transport capabilities. Numerous private physicians, clinics, dental clinics, and alternative health providers are established in East Hawaii. Potential Impacts and Mitigation Measures The Project itself will not generate duect impacts to the health caze system in East Hawaii as students residing there will akeady be enrolled in UH Hilo and HCC. It is recognized that there is currently a shortage of physicians in specific fields on the island. Amulti-faceted public- private partnership is examining the shortage and working towards potential solutions to alleviate the problem. The Project, however, should not substantially contribute to the medical shortage. 4.6 RELATIONSHIP BETWEEN LOCAL SHORT-TERM USES OF ENVIRONMENT AND MAINTENANCE AND ENHANCEMENT OF LONG- TERM PRODUCTIVITY. Chapter 200 of Title 11, EIS Rules (11-200-17(j)) requires a brief discussion of the "extent to which the proposed action involves tradeoffs between short-term losses and long-term losses, or vice versa, and a discussion of the extent to which the proposed action forecloses future options, narrows the range of beneficial uses of the environment, ox poses long-term risks ao health or safety...." The planned improvements are considered to be beneficial uses of the urban environment. The Project is not expected to generate risks to health and safety. The foreclosure of future options is limited since the range of viable uses is limited. Any potential short- and long-term impacts are offset by the planned mitigation measures set forth herein. The azea in the vicinity of the Project site is visibly the educational hub in the Ciry of Hilo. The subject pazcel, if developed for student housing, will enhance the long-term productivity of the learning environs, which is consistent with the General Plan. 47 KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment 4.7 IRREVERSIBLE AND IRRETRIEVABLE COMMITMENTS OF NATURAL RESOURCES THAT WOULD BE INVOLVED IF PROJECT IS IMPLEMENTED Chapter 200 of Title 11, EIS Rules (I1-200-17(k)) requires the "identification of unavoidable impacts and the extent to which the actions makes use of non-renewable resources during ~- phases of the action, or irreversibly curtails the range of potential uses of the environment...: ' , . The proposed Project will involve (1) industrial resources, such as fuels, construction equipment, labor, and capital; and (2) Project-specific resources, such as natural resources and , land. The industrial resources will be used during the construction of the student housing facility and its roads and infrastructure. When the student housing facility is built, it will preclude use of the Property for other uses. The commitment of these resources should be evaluated in .light of expected benefits to the ; community resulting from the Project. Much-needed housing opporrunities offered to college students and the employment generated by the Project give good reason for the requested change to a more intensive residential use of the Property. The development of a 106-unit student housing project near the university complex will increase demand on potable water source and will contribute modestly to regional demands on public f services, such as police and fire protection. However, siting the Project within walking distance , _ from UHH and HCC will maximize the existing urban roads, bike lanes, public transit bus routes, and utilities. - 48 5.0 RELATIONSHIP TO PLANS, POLICIES, AND CONTROLS KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment 5.0 RELATIONSHIP TO PLANS, POLICIES, AND , CONTROLS 5.1 STATE OF HAWAII 5.1.1 Chapter343,'HRS Compliance with Chapter 343, HRS, is requited as described in Section 2.6 of this Final EA. 5.1.2 State Land Use Law Chapter 205, HRS The State Land Use Law (Chapter 205, HRS) establishes the State LUC, and gives the LUC the authority to designate all lands in the State into one of four districts: Urban, Rural, Agriculture, or Conservation. The Project is entirely within the Urban district. The proposed Project is consistent with the purpose of the Urban district. 5.1.3 Coastal Zone Management Act, Chapter 205A, HRS The Coastal Zone Management (CZM) Area as defined in Chapter 205A, HRS, includes all the lands of the State. As such, Kawili Street Student Housing Project is within the CZM Area. The Project is consistent with the Economic objective to "[p]rovide public or private facilities and improvements important to the State's economy in suitable locations." I{awili Street Student Housing Project will provide 106 private apartment units with 400 beds; thereby adding to the housing inventory of the azea. The Property is not a coastal pazcel. The other objectives relating to coastal hazards, ecosystems, beach protection, and marine resources would not be applicable. 5.1.4 Hawaii State Plan, Chapter 226, HRS The Hawaii State Plan (Chapter 226, HRS), establishes a set of themes, goals, and objectives, and policies that serve as long-range guidelines for the growth and development of the State. The State Plan lists three "Overall Themes" relating to: (1) individual and family self- sufficienry; (2) social and economic mobility; and (3) community or social well-being. These themes are viewed as "basic functions of society" and goals toward which government must strive (§226-3). To guazantee the elements of choice and mobility embodied in the tluee themes, The State Plan states three goals: (1) A strong, viable economy, chazacterized by stability, diversity and growth that enable fulfillment of the needs and expectations of Hawai`i's present and future generations. 49 KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment (2) A desired physical environment, characterized by beauty, cleanliness, quiet, stable natural systems, and uniqueness, that enhances the mental and physical well-being of the people. _ (3) Physical, social and economic responsibility of caring and of participation in community life (226-4). ~ . Di.rcurrion: The Project will provide a supportive rental housing component to the community's higher education systems. Project development and construction would contribute toward the attainment of the goals by providing direct and induect construction-related employment opportunities; generating increased State and County' tax revenues; contributing towazds the stability, growth, and diversity of local and regional economies; and will enhance the physical . . environment by appropriate design, architecture, and landscaping. Objectives and Policies for Socio-Cultural Advancement -Housing (§226-19) Objective: (2) The orderly development of residential areas sensitive to community needs and other land uses. Policies: (1) Effectively accommodate the housing needs of Hawai`i's people. f (5) Promote design and location of housing developments taking into account the physical setting, accessibility to public facilities and services and other concerns of existing communities and surrounding uses. (7) Foster a variety of lifestyles traditional to Hawaii through design and _ . maintenance of neighborhoods that reflect the cultures and values of the community. - Dircurrion: The Project specifically addresses Objective (2), and is fully supportive and consistent with the above-stated policies. There is currently a shortage of student housing rentals close to UH Hilo and HCC. The Project will fulfill the needs of a segment of the population that would , , like to live in a facility for students close to school. 5.2 COUNTY OF HAWAII 5.2.1 General Plan of the County of Hawaii The County of Hamai i Charter (2000), as amended, requires that the County's General Plan contain a statement of development objectives, standards, and principles with respect to the ` most desirable use of land for residential, recreational, agricultural, commercial, industrial, and , . other purposes. The statement must be consistent with proper conservation of natural resources and the preservation of the island's natural beauty and historical sites, desirable density of population, system of thoroughfazes, open spaces, public buildings and utilities, public _ housing projects, drainage facilities, and air pollution. The Land Use Pattern Allocation Guide (LUPAG) Map of the County of Hawai `i General Plan 2005, as amended, designates the entire Project site as Medium Density Urban. This LUPAG 50 ~ KtIWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment determination is set forth in a letter dated October 24, 2007 from Planning Duectox Christopher J. Yuen to Dennis I. Hixota, Hawaii Kahi LLC (Aonendix D). The Medium Density Urban designation permits village and neighborhood commercial, single family and multiple family residential up to 35 units per acre. The elements of the General Plan most applicable to the Project are listed below, followed by a discussion of the consistency of the proposed Project with the relevant goals, policies, and standards of each element. 5.2.1.1 Economic Element GOALS: (d) Provide an economic environment that allows new, expanded, or improved economic opportunities that are compatible with the County's cultural, natural and social environment (f) Strive for diversification of the economy by strengthening existing industries and attracting new endeavors. (h) Promote and develop the island of Hawaii into a unique scientific and cultural model, where economic gains are in balance with social and physical amenities. Development should be reviewed on the basis of total impact on the residents of the County, not only in terms of immediate short-term economic benefits. POLICIES: (f) Support all levels of educational, employment and training opportunities and institutions. SOUTH HILO COURSES OF ACTION (a) Support the development of a master plan fox lands within the vicinity of the University of Hawaii at Hilo to incorporate a "college town" concept utilizing an appropriate mixture of residential, commercial and other land uses to complement the university's infrastructure. Dircuaian: The Project is consistent with the Economic goals, policies, and courses of action by strengthening our higher educational system through private housing units azound a "college town" concept on Kawili. The Project will complement the University's and County's infrastructure, which axe ox will be made adequate to support the Project. 5.2.1.2 Housing GOALS (a) Attain safe, sanitary, and livable housing fox the residents of the County of Hawaii. 51 KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment r (b) Attain adiversity ofsocio-economic housing mix throughout the different parts of the County. (c) Maintain a housing supply that allows a variety of choices. (g) Ensure that housing is available to all persons regardless of age, sex, marital status, ethnic background, and income. POLICIES (a) Encourage a volume of construction and rehabilitation of housing sufficient to meet growth needs and correct existing deficiencies. (y) Aid and encourage the development of a wide variety of housing to achieve a diversity ofsocio-economic housing mix. STANDARDS Housing standards shall consist of and comply with: (a) Building Code (b) Electrical Code (c) Plumbing Code (d) Zoning Code (e) Subdivision Code (fl Standards of the single-family and multiple residential land use elements. 5.2.1.3 Environmental Quality GOALS (a) Define the most desirable use of land within the County that achieves an ecological balance providing residents and visitors the quality of life and an environment in which the natural resources of the island are viable and sustainable. (b) Maintain and, if feasible, improve the existing environmental quality of the island. (c) Conttol pollution. POLICIES (a) Take positive action to further maintain the quality of the environment. (d) Encourage the concept of recycling agricultural, industrial, and municipal waste material. Dircutrion: The Project site does not contain important cultural or natural resources, and construction would not degrade environmental quality. Energy conservation design and measures, and a recycling program would be adopted. ~_ ~_ r• ~- l_ ,:- k. 52 KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment 5.2.1.4 Flooding and Natural Hazards GOALS (a) Protect human life. (b) Prevent damage to man-made improvements. (c)' Controlpolludon. (d) Prevent damage from inundation. (e) Reduce surface water and sediment runoff. (~ Max;m;~e soil and water conservation. POLICIES (p~ Development-generated runoff shall be disposed of in a manner acceptable to the Department of Public Works and in compliance with all State and Federal laws. (q) Consider natural hazazds in all land use planning and permitting. STANDARDS (a) "Storm Drainage Standazds," County of Hawaii, October,197Q and as revised. (b) Applicable standards and regulations of Chapter 27, "Flood Control," of the Hawaii County Code. (c) Applicable standards and regulations of FEMA. (d) Applicable standards -and regulations of Chapter 10, "Erosion and Sedimentation Control," of the Hawaii County Code. Di.rcurrion: The Project will be designed to protect the public welfare in compliance with County standards. Runoff will be disposed of in a manner meeting with the approval of County DPW. 5.2.1.5 Historic Sites GOALS (a) Protect, restore, and enhance the sites, buildings, and objects of significant historical and cultural importance to Hawaii. POLICIES (b) Require both public and private developers of land to provide historical and archaeological surveys and cultural assessments, where appropriate, prior to the clearing or development of land when there.aze indications that the land under consideration has historical significance. Ditcurrian: Based upon an ArcbaeologicalAraesrment described in Chapter 4.2.1 of this report, SHPD has determined that no historic properties will be affected. Similarly, the Project should 53 KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment not have an impact on culturally ox historically significant traditions ox practices given the urbanization of the axes and the existing residential uses on the Property since the 1970's. i E-- 5.2.1.6 Public Facilities SOUTH HILO COURSES OF ACTION -EDUCATION (a) Participate in the development of student and faculty housing fox the university ' and other joint-use facilities. , Di.rcurrion: This Project is in line with the South Hilo Course of Action by contributing to the university facilities through private development of student housing. , , 5.2.1.7 Land Use GOALS (a) Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. POLICIES f ~_ (a) Zone urban- type of uses in areas with ease of access to community services and - employment centers and with adequate public utilities and facilities. (c) Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. (j) Encourage urban development within existing zoned areas already served by basic infrastructure, ox close to such areas, instead of scattered development; STANDARDS (a) 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 RESIDENTIAL GOALS (a) To provide fox multiple residential developments that maximize convexuence fox the occupants. I (b) To provide fox suitable living environments that accommodate the physical, -- social and economic needs of the island residents. (c) To enhance the overall quality of life in our residential communities. - 54 ~ KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment i _ MULTIPLE RESIDENTIAL POLICIES (a) Appropriately zoned lands shall be allocated in the demand fox multiple residential dwellings increases. These areas shall be allocated with respect to places of employment, shopping facilities, educational, recreational and cultural facilities, and public facilities and utilities. ,(h) Require developers to provide basic infrastructure necessary fox development. MULTIPLE RESIDENTIAL STANDARDS (e) Development shall be located in areas where public utilities can be economically provided at a level adequate to meet the demand fox the concentrated service. (f) Recreational area and/or facilities shall be considered in multiple residential development. SOUTH HILO COURSES OF ACTION (b) Appropriately zoned lands shall be allocated as the need for multiple residential development increases. Di.rcurnon: The Project site is in the Medium Density Urban District on the General Plan LUPAG map. A change of zone is requested to RM-1.5 to allow the development of the much- needed student housing units. The Project centralizes rental housing in the urban area where infrastructure systems, such as water, sewer, roads, and utilities, are available ox can be brought up to standards to meet the Project demands. Official bicycle lanes, mass transit routes, and pedestrian walkways support the Project site due to its close proxunity to UH Hilo. The location of the Project close to the University campus coupled with the amenities proposed within the Project, delivers maximum convenience for its occupants. 5.2.2 Special Management Area (SMA) The Project site is not within the County's SMA. 5.2.3 County Zoning Kawili Street Student Housing Project site is zoned Single-Family Residential (RS-10);as illustrated in Fie 4. The Applicant will submit a change of zone application from RS-10 to Multiple-Family Residential (RM-1.5) to allow the proposed residential living at the density proposed. Student housing is a permitted use in the RM-1.5 zoning district Figure 11 provides a list of permitted uses in the RM zoning district, height limits, and other zoning regulations. Kawili Street Student Housing will comply with all regulations and requirements of the RM district, if approved. 55 KAWILI STREET STUDENT HOUSING PROJECT ~- Final Environmental Assessment -- Di.rcurnon The Property is in the State Land Use Uxban District and is designated as Medium Density j,_ Urban oti the General Plan LUPAG Map. A change of zone is requested to RM-1.5 to allow the development of much-needed student housing on the Project site. The proposed 106 f-' student housing units axe consistent with the LUPAG designation of Medium Density Uxban f uses. The construction of Kawili Street Student Housing in very close proximity to UH Hilo and , , HCC embodies the over-arching goals, policies, standards and courses of action stated above. That is, focusing housing in urban areas with adequate urban infrastructure and with compatible i land uses while providing a diversified social mix in the community. , , The requested change of zone to RM-1.5 would be consistent with RM and CN rezonings granted in the vicinity. Fi re 4 illustrates the zoning and land use pattern of surrounding properties in the neighborhood. Kawili Street Smdent Housing Project will not result in substantial adverse impact upon the surrounding azea, community ox region. It will provide long, overdue rental housing opportunities to UH Hilo and HCC students. The prospect of a greater housing inventory will ; - help to promote UH Hilo as a residential campus, and will offer a convenience not currently ~ available to HCC students. All utilities, including water, sewer, electric, and telephone systems, ate available to the site. Kawili Street will require left-turn storage lane improvements. These will be coordinated with any improvements at the intersection of Kino`ole Avenue/Kawili Street and the eventual traffic signal at the University entrance. 5.3 SUMMARY OF PERMITS AND APPROVALS In addition to a change of zone, the following permits and approvals to establish Kawili Street Student Housing will be required, but may not be limited to: • Plan Approval , . • Grading Permit • Right-of--Way Construction ` • Driveway Pexrnit • Building Permits _ • National Pollutant Discharge Elimination System (NPDES) ; • Underground Injection Control (UIC) 56 KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment FIGURE 11 HAWAII COUNTY CODE: MULTIPLE-FAMILY RESIDENTIAL DISTRICT Division 3. RM, Multiple-Family Residential Districts. Section 25-5-30. Purpose and applicability. The 1tM (multiple-family residential) district provides for medium and high density residential use. It covers areas with full community facilities and services. It may occupy transition areas between commercial or industrial azeas and other districts of less intense land use. Section 25-5-31. Designation and density of RM districts. (a) Each RM (multiple-family residential) district shall be designated on the zoning map by the symbol "RM" followed by a number which indicates the required land azea, in thousands of squaze feet, for each dwelling unit or for each sepazate rentable unit in the case of boarding, rooming, or lodging houses, fraternity or sorority houses. (b) In case any of the permitted uses have dormitories, two beds shall be equivalent to one sepazate rentable unit for purposes related to the required land area in the RM district. (c) The maximum density designation in the RM district shall be .75 or seven hundred fifty squaze feet of land azea per dwelling unit or sepazate rentable unit, (d) In the RM district the following density designations shall be used:.75, 1, 1.5, 2, 2.5, 3, 3.5, 4 and upwazd in 0.5 increments. Section 25-5-32. Permitted uses. (a) The following uses shall be permitted in the RM district: (]) Adult day care homes. (2) Bed and breakfast establishments, as permitted under section 25-4-7. (3) Boazding facilities, rooming, or lodging houses. (4) Cemeteries and mausoleums, as permitted under chapter 6, article I of this Code. (5) Commercial or personal service uses, on a small scale, as approved by the director, provided that the total gross floor azea does not exceed one thousand two hundred squaze feet and a maximum of five employees. (6) Community buildings, as permitted under section 25-4-11. (7) Crop production. (8) Dwellings, double-family or duplex. (9) Dwellings, multiple-family. (10) Dwellings, single-family. (11) Family child care homes. (12) Group living facilities. (13) Home occupations, as permitted under section 25-4-13. (14) Meeting facilities. (15) Model homes, as permitted under section 25-4-8. (16) Neighborhood pazks, playgrounds, tennis courts, swimming pools, and similar neighborhood recreational areas and uses. (17) Public uses and structures,as permitted under section 25-4-11. (18) Temporary real estate offices, as permitted under section 25-4-8. (19) Time shaze units situated in any of the following: (A) Areas designated as resort under the general plan land use pattern allocation guide (LUPAG) map. 57 KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment ~_ . r -- (B) Areas determined by the director to be within resort areas identified by the general plan land use element, except for retreat resort areas. (C) Areas determined for such use by the council, by resolution. ~- (20) Utility substations, as permitted under section 25-4-11. (b) In addition to those uses permitted under subsection (a) above, the following uses may be permitted in the RM district, provided that a use permit is issued ,.ir each ue: t (I) Caze homes. (2) Churches, temples and synagogues. (3) Crematoriums. (4) Day caze centers. (5) Golf courses and related golf course uses, including golf driving ranges, golf maintenance buildings and golf club houses. d . (6) Hospitals, sanitariums, old age, convalescent, nursing and rest homes. (7) Major outdoor amusement and recreation facilities. (8) Mortuazies. ,i (9) Schools. (10) Telecommunication antennas and towers. (I 1) Yacht harbors and boating facilities. (c) Buildings and uses normally considered directly accessory to the uses permitted in this '- section shall also be permitted in the RM district. r Section 25-5-33. Height limit. (a) In areas in the County outside of the City of Hilo, the height limit in the RM district shall be forty-five feet. (b) In the City of Hilo, the height limit in the RM district shall be one hundred twenty feet. Section 25-5-36. Minimum yards. Minimum yazds in the RM district shall be as follows: (1) Front and reaz yazds, twenty feet; and (2) Side yards, eight feet for aone-story building, plus an additional two feet for each additional story. Section 25-5-37. Landscaping. Landscaping shall be provided on a minimum of twenty percent of the total land area of any building site in the RM district, except for lots containing only one single-family dwelling and accessory buildings. Parking areas shall not be included within the azea required for landscaping , on any building site. Section 25-5-38.Other regulations. (a) There may be more than one main building on any building site in the RM district. (b) Distance between main buildings on the same building site in the RM district shall be at least fifteen feet. _ (c) Plan approval shall be required for all new buildings and additions to existing buildings in the RM district, except for construction of one single-family dwelling and any accessory buildings - per lot. (d) Exceptions to the regulations for the RM district regarding heights, building site areas, building site average widths and yards, may be approved by the director within a planned unit development. 58 6,0 FINDINGS AN D DETERMINATION KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment G.0 FINDINGS AND DETERMINATION To determine whether the proposed action may have a significant impact on the environment, every phase and expected consequences, both primary and secondary, and the cumulative as well as short- and long-term effects have been examined. Based on the research evaluated and the studies performed, a finding of no significant impact is anticipated as summarized below. 6.1 SIGNIFICANCE CRITERIA (1) Is not likely to involve an irrevocable commitment to natural, archaeological, ox cultural resources The Project site is within the former "Waiakea Cane Lots" and currently contains ten residences. The archaeological assessment found no archaeological sites or features, and has been mechanically leveled prior to the construction of the homes in the 1970s. The Property has been assessed for natural and cultural resources, and findings confirm that the construction of the Project will not cause a loss of natural, archaeological, or cultural resources. (2) May increase the range of beneficial uses of the environment The Property is surrounded by urban development on all sides and is situated close to the UH Hilo and HCC. The construction of student housing will augment the current, limited availability of housing units fox this segment of the population; thus, increasing thexange of beneficial uses of the Project site. (3) Will not conflict with the State and County's long term environmental policies, goals and guidelines The Kawili Street Housing Project is consistent with the environmental policies or goals and guidelines as expressed in Chapter 344, HRS; and any revisions thereof and amendments thereto, court decisions, or executive orders. The Project will provide much-needed housing fox students, and will, by its close proximity to the institudons,of higher education, reduce traffic and other stresses to the City's infrastructure. Implementing the Project will strengthen the concept of Hilo as a "college town," a Course of Action in the General Plan. (4) May positively affect the economic ox social welfare of the community ox State Providing additional student housing units to the market will assist the community and the students by concentrating student activity near the university and college. There will be a growing synergy between UH Hilo and the public, which evolves into a "college town" setting-improving the economic and social welfare of the community and, ultimately, the State. 59 KAWILI STREET STUDENT HOUSING PROJECT 1-- Final Environmental Assessment (5) Will not substantially affect public health f.. Short-term impacts of the Project on air and noise quality levels aze not anticipated to ,_. be significant, and mitigation measures will be in place to min;mi~e any effects on public health. The Applicant will work with Waiakea High School administrators to cattail construction noise during school hours. ~ ; When.the Project is completed, public health will not be substantially affected by the additional residential units. (6) Will involve secondary impacts such as effects on public facilities Kawili Street Student Housing Pxoject should not significantly generate secondary impacts to public facilities, such as water, roads, wastewater, and parks. The primary generators, UH Hilo and HCC, will continue its efforts to recruit students. Secondary ',, impacts on public infrastructure and facilities will not be generated to any greater degree than will already occur with the students living elsewhere. Concentrating the student f population will help to moderate such impacts. (7) Is not likely to involve substantial degradation of environmental quality r i_ The Kawili Street Student Housing Project will not involve substantial degradation of environmental quality as it has already been leveled, and has no critical environmental .- attributes. While there will be short-term construction impacts on noise and air; best , management practices will be invoked to reduce noise and au pollution. (8) Cumulatively will not have considerable effect upon the environment and will not involve a commitment for larger actions This Environmental Assessment is prepazed to assess the effect of the Project ' individually and cumulatively. The addition of one left-turn storage lane on Kawili Street, a County road, is proposed to mitigate the level of service on Kawili Street beyond the year 2013. In the long-term, future improvements to Puainako and the County's study of the Kffauea and Kino`ole travel corridors signify that proper planning is occurring to address regional traffic. Locally, the addition of a traffic signal at the entrance of UH Hilo with Kawili Street is planned. The remaining findings of the Environmental Assessment conclude that impacts are minimal, and can be mitigated by implementing measures described in this document. (9) Does not substantially affect a rare, threatened, or endangered species or its, - habitat The Project site contains residences that were built in the mid-1970's. The land has been leveled, and is not a habitat for any rare, threatened, or endangered species. (10) Will not be detrimental to air or water quality or ambient noise levels 60 KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment Kawili Sreet Student Housing Project will not include any significant sources of air emissions ox noise levels that would violate existing federal or state standards. Construction activities will impact air and noise quality; but the impacts will be limited by construction practices (e.g., mufflers, water trucks, construction during daylight hours only, etc.) Best Management Practices will be implemented fox environmental protection throughout Project development. (11) Will not affect environmentally sensitive areas such as a flood plain and tsunami zone The Project is not in a flood plain, a coastal area, or an erosion-prone zone. It is a significant distance from the ocean and other bodies of water. Thus, Kawili Street Student Housing Project will not affect environmentally-sensitive areas. (12) Will not substantially affect scenic vistas and view planes identified in county or state plans ox studies No scenic vistas, view planes or exceptional trees identified in the General Plan, the County Code, or other plans or studies will be affected by the Project. Visual impacts of the Project to surrounding properties will be mitigated through the use of landscaping and sensitive design. The Project will be constructed to a height of 50 feet-less than half the height limit of 120 feet for the City of Hilo. Adjacent buildings on the Waiakea High School campus and, eventually, the Hawaii Island Veterans' Memorial Project axe or will be taller. (13) Will result in additional energy consumption over current levels The construction and operation of the Project will consume energy. Energy and water conservation measures could be instituted through design and technologies, such as solar water heating, energy-saving lighting/ventilation/appliances, and water saving features. Students will also be encouraged to practice conservation. 6.2 DETERMINATION Chapter 343, HRS, and Title 11, Chapter 200, HAR, DOH, "Environmental Impact Statement" require an Environmental Assessment for any proposed use of County lands. In the case of the Kawili Street Student Housing Project, aleft-turn lane on Kawili Street is warranted in the yeaz 2013, and the restriping of Kawili Street for separate through- and right-tum lanes is recommended. If water and sewer lines require upgrade, the Project will be `using' these County lands as well. In considering the significance of potential environmental effects, the sum of effects on the quality of the environment was considered and the overall and cumulative effects of the action were evaluated. Every phase of the proposed action, the expected consequences, both primary and secondary, and the cumulative as well as the short- and long-term effects of the action were considered. Implementation of the proposed action would result in no significant adverse 61 ~ I I{AWILI STREET STUDENT HOUSING PROJECT I ~'- Final Environmental Assessment ~ -- impacts as defined by HRS, while resulting in such positive impacts as providing essential student housing in close proximity to the university and college campuses. Asa result, it is determined that the proposed action will not significantly impact the' environment, based on the significance criteria listed in 11-20-12 of the Environmental Impact Statement Rules. Therefore, a "Finding of No Significant Impact" (FONSI) is anticipated for ~ this Project. i i / , i i t .. f.- i 62 7.0 CONSULTED PARTIES K AWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment 7.0 CONSULTED PARTIES The Draft EA was published by the OEQC in the July 23, 2008 The Euviroumental Notice Bulletin. The 30-day comment period ended on August 22, 2008. The Draft EA was distributed to the agencies, organizations, and individuals listed below. Those agencies, organizations, and individuals providing comments on the Draft EA axe indicated in bold with an asterisk. Comment letters and the Applicant's responses are included in Aooendix E. 7.1 APPROVING AGENCY County of Hawaii Planning Department 7.2 COUNTY OF HAWAII ~ Civil Defense Agency *Departement of Environmental Management (2 copies) Department of Finance -Property Management Division Depamnent of Parks and Recreation *Department of Public Works (4 copies) *Department of Research and Development *Department of Water Supply *Fire Department Hawaii County Council (9 copies) Office of Housing and Community Development Office of the Mayor *Police Department 7.3 STATE OF HAWAII Department of Business, Economic Development and Tourism-Planning Office *Department of Education *Department of Land and Natural Resources (5 copies) *Department of Land and Natural Resources-State Historic Preservation Division *Department of Health (3 copies) *Department of Health-Office of Environmental Quality Control (4 copies) Department of Transportation-Highways Division Hawaii Community College Office of Hawaiian Affairs State of Hawaii, Island of Hawaii Representative Jerry Chang ', State of Hawaii, Island of Hawaii Representative Clifton Tsuji State of Hawaii, Island of Hawaii Senator Lorraine Inouye State of Hawaii Island of Hawaii Senator Russell Kokubun ' University of Hawaii at Hilo Waiakea High School 63 K AWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment 7.4 FEDERAL U.S. Senatox Daniel I{. Inouye U.S. Senatox Daniel Akaka U.S. Representative Mazie Hirono 7.5 LIBRARIES Hilo Public Library UH Hilo Library 7.6 PRIVATE T'he Gas Company Hawaii Electric Light Company Hawaiian Telcom 7.7 COMMUNITY *Hawai`i Island Veterans' Memorial, Inc. 64 8.0 REFERENCES (_ KAWILI STREET STUDENT HOUSING PROJECT Final Environmental Assessment 8.0 REFERENCES Baker, H.L. et al., Detailed Land Clasrifzcation, Inland of Hawaii. Land Study Bureau, University of Hawaii, 1965. County of Hawaii (2005) General Plan of the County of Hawai `i 2005. ArAmended, Hilo, Hawaii. Hazen & Associates, Archaeological Arrersment, TMK• (3) 24-01:116, Land of Waiakea, South Hik Dirtrict, Inland of Hawaii, January 2008. Hawaii Department of Labor and Industrial Relations, "Current Unemployment Rates." Hawaii State Department of Agriculture, Agricultural Landr of Importance to the State of Hawaii. Honolulu, Hawaii, 1977. Heliker, C., Volcanic and Seismic Hatiards of the Inland of Hawaii: U.S. Geological Survey, 1991. Juvik, Sonia P. & James O. Juvik, eds., Atlar of Hawaiz: 3~d Edition. Honolulu: University of Hawaii Press, Honolulu, 1998. M&E Pacific, Inc., Hanpa Hongwanji Hilo Betruin Studeut Housing Project, Traffze Impact Analysir Report, TMK• 2-4-01:116, June 2008. M&E Pacific, Inc., Suppdemeutal Tra~ic Impact Anadyrir Report for Honpa Hougwanji Hila Betruin Student Housing Project, Hilo, Irlartd of Hawaii, Tax Map Key Number (3)2-4-001: > 16, July 2008. Macdonald, Gordon A., Agatin T. Tabbot, Frank L. Peterson (1983) Volcanoes Uuder the Sea: The Geology of Hawaii. University of Hawaii Press, Honolulu. Ohashi, Yukie, Hawaii Inland Veteranr'Memoriad Project, Fiual EnzziroumentalAssersment, July 2006. State Department of Business and Economic Development and Tourism, County Social, Business and Economic Treudr in Hawaii: 1990-2005, December 2006, Honolulu, Hawaii. Terry, Ron and SSFM International, China-U.S. Ceuter, Final Euznronmental Impact Statement, March 2002. U.S. Department of Agriculture Soil Conservation Service. Island ofHawaii, State afHawaii,1972. INTERNET WEBSITES htT~./_/eis hawaiianfip oxg/nfin eis/ htm~ / /www.uhh.hawaii.edu htrr, / /wcvw.hawari hawari.edu htm• / /~vww.en.wikipedia.org 65 APPENDICES r APPENDIX A LETTER OF AUTHORIZATION l- FROM LANDOWNER I i Headquarters ~~ ~_ June 26, 2008 HONPA HONGWANJI MISSION OF HAWAII 172' PALI 4IGthRAY J HO^!OIULU. h!A44'AII 358 t3 ;' Phl: 522910U ; FSX: 5?.2-9269 TO WHOM IT MAY CONCERN: The purpose of this letter is to inform you that Honpa Hongwanji Mission of Hawaii, owner of property identified by TMK: (3) 2-4-01:116, has authorized its branch temple Honpa Hongwanji Hilo Betsuin to proceed with the development, environmental processing, legislative approval, permitting and other necessary approvals to effectuate its plans for a student housing project on TMK: (3) 2-4-01:116. Sincerely, ~~""'v Alton Miyamoto, President Honpa Hongwanji Mission of Hawaii APPENDIX B ARCHAEOLOGICAL ASSESSMENT Haun & Associates January 2008 SHPD LETTER February 19, 2008 SHPD LETTER March 17, 2008 Report 577-013106 ARCHAEOLOGICAL ASSESSMENT TMK: (3) 2-4-Q1:116 LAND OF WAIAKEA SOUTH HILO DISTRICT ISLAND OF HAWAII Haun & Associates .4rchaoologicat. Cutnval, and Historical Resmmx Managrmem SCfViceS HCR ! Boz 4730, Keaau, Hawaii 96749 Pfitxie: 982-?755 Fax: 982343 L Report 517-013108 ARCHAEOLOGICAL ASSESSMENT TMK: (3) 2-4-01:116 LAND OF WAIAKEA 1_I SC?UTH HILO DISTRICT Ti U ISLAND OF HAWAI'! CI By: ( ! Alan G. Fiaun. Ph:D. I~ Prepared for: ll Honpa Hongvranji Flilo Betsuin Go Mt. Sydney Fuke (~ 100 Pauahi Street, Suite 212 l ~ Hilo, Hawaii 96720 L~ January 2006 ~.~ LJ Haun 8 Associates LJ Arrhaeo{ogical Cohural, and Historical Resource Management Setviccs HCR I I3ox d730..Keaau. Nawaii 96?44 pixrne: 48~-?755 Fax: 482-ti343 (~ ii Ir~ i Introduction At the request of Mr. Sydney Fulce on behalf of Honpa Hongwanji Hiio Betsuin, Haun & Associ- ates Iras prepared an artdiaeobgical assessment for a c. d.0-acre parcel heated in the Land of Waiakea; South Hib District, Island of Hawaii (Figure 1 attd 7)- The objeUive of the survey was to satisfy historic preservation regt[tatory review requirements of the Department of Land and Manual Resources-Historic Pr>servatiart Division (DLNR-SHPD), as contained within Hawaii Administrative Rules. TNe 13, DLNR- Subtikk 13, Snue Wisiaric Preservation Rules (2003). No archaeological sites or features were identified during die stuvey, therefore the project is (~ doctnnented as an archaeologigl trssesstnem pursuant ut Chapter 13-284-5(SA). As required, this report l wntains a description of the project area, field methods and fmckgrwtnd research. Project Area Description I_ The project area consists of a tectatt~*ular-shaped ~. d.0-acre parcel [hat varies in elevation from c. 59 to 78 ft, bordered by Kawili Sinew to die northwest, by tlm Waiakea Education Complex to [}tr saush- C west and southeast and by oce:trpied homes to the nortiieast_ A paved road extetrds to the southeast from Kawiti Street into the parcel, proriding access to ten exiuing houses that are present within the projett arm (Figrve i and ~. These houses were occupied at the time of the present study. According to the cimem landowner, the houses were constnxYed in the t970's. The remainder of the project area is comprised of a [rtainmitxd grits lawn (Figure S7. The certain within the project area is relatively level and the soil is comprised of Keaukaha ex- tremely rocky muck on 6-20°lo stapes (Sato et al_ 1973: Sheet Number 7d). According in Sa[o et al., this snit ocetas tzar the city of Hilo and is comprised of a thin sur{ace laver of very dark brown muck over pa- hodtae lava btxirock (1973:57). This soil rvidencxs a rapid permeability, a medium runotTarai a slight eto- si07fa1 haYBrd_ Selo et al. (197327) indicates that much of tfiis soil type is in native forest with some arras having bcen cleared fm pasture mtd sugarcatre. Wolfe and Morris (20011 itrdicair that the taus flows within _. ;the project area originated from Mntrtra l.oa Volcano deposited 750 to 1,500 years ago. The rainfall in the vicinity of the project area ranges from 150 to 1 SS imhrs per year (Juvik and 3avik )998:57). t: Field Methods The field work portion of the project was conducted on January 29, 2008 by Alan Halm, Ph-D. ( The fsdd work pavan of the project required 0.5 labor day to co[rrplete. The project area was subjects! to L_ t00°le surface examination- No tirclmeological sites or feaures were identified. Background Research The project area is situated in the ahupuu'a of Waiakea in South Hilo District.'llte uhupua'a is wee of the largtst in the district covering over 95.OW acres. The uhupuu'u extends along the coast from the worst side of Hdo Bay to the Puna District twundary and inland to approximatety 6,000 R elevation. Mitch of the foNovring is summmi~rd Cram Hrto Bat': A Chro»ological History (Kelly a aI_ f 981), an exterisivr ~- and ttwrwtgtroom~enditmt of fiistorica! information about Hilo irrchtding Waiakea. Hawaiitm trad¢iwta! and hgendary arzounts attest to the longstanding importance of Waiakea. The chief of dtc Wib region, Kttlukulu'a, who resided in Waiakea was the first cxxrgt>est of 'Umia-Libor in his eaotpaign to unify the districts o!' Hawaii Island, liilo with it, large bay, fishponds, wa taro fields. and tdirmdant freshwater was a population center for commemers and rovahq. Kemehamehe 1 anti hie cotta resided is Hlo in the 1890x. In preparatirxt fa his planned invasiwt of Kauai in 1802- Kmrreharrteha built a cazroc flea a< Hilo, reported)y tmnsisthtg of 8~1 s~esseis. aC .. - ' J I I' ~ t ~.' S .~ e ~` ~ -. .. i H i' 1 ._ .' .,~ \ :. _,r._'Nd I ~ i t ` . .. r i PJ 4, ,` , ~ ~. ._. s 1 II < 5471' ~ -.. ~ i t n a --- 1- / 1'. n - - _,_. ~ ) .. ~~~ .~'~. o: ~J1 ° H~ ~-0. °~' ~ ~~ L 1 ~ .r .. .. ~' "z ~ ,. S I y y / - ¢ Fri. w ..T ~.*.^~.~, v, a ' 1. .. - ~ ~ _ V ~ 1 "ti't,,. _. }~ t ~ V ~ ~ \.1 ( .._ ~_ -, ~ _ y i r.. ~ / ~ ~ z per. r ,~ c. ~ u l . `+ • ' < ~. 1 .~ f .. \ ~ ~ ... 7 i __ _____. .___ ________-- rti ',~ ~, 'i6 ~ ~. _ ~ w l._ ~ ~ ~ ~: ~~ L -_~'~'" t ~, ~ ' "~i ~~('` ~ 1 \ 1e`)` ~ Joy j `~3g l+ 1~~?j ~ • // '~'~.vv „ W ~S`~~ i ; '~- ' S ~" y ~a ~i--_d r 1 BSI ~'°"_ L ~~ 5. ,5>~~d~ ` -- ~_. ~ ~~ cl ~'~e t _. ~j~~ t t r r~ t' 'i r ~„ l ~. ~s ~~ : A t ._. Fc.. ._ _ ~' ~'~ r CA r f w-' L~ 1 ~y t .i f_y ~ r ~{'-'"~ 5~ y~~£ r ~ ~L a ~ ,i r ~~ .1 - J ~: '~ S { - ~~ t ~ ~x~ ^'~~ C I ~ a ~ 3 ~' c ~ + , ~> . _ ~t ~ ~ ; j ~ v~ ! t r-- l„ s ~, ~ .. ~ , L ~ _. = t. ~, r 1 ~ `~. ~#. r j i :i .t~ ~. f~ ! ~ TI L t_ R a l Y i R ~•r {`~ ~i 1 ~~ f 1 ~ ~ ' k cv ~:_ iii ;~ -- ~ '~'_~.~~b~ i it v~ ~ 1~ '~.,.....__ _._. __ , .. ~ 1 11 ~ •~ ~ =r-' I 1 1__ j. T 1 C [_ C_ f=. 1^ I_ [= ~_. t. t_ (_ 1 1. 1 4 Figure 3. Project Area Overview (from ViriualEarth.com) L Figure 5. Lawn Area, view to south-southwest (n 1824, a mssianan' station was establish~'c7 in Waialea. Soon afie*. churches and xhoais were estah- listted. Whakts began sto¢¢ing, at lfiia in the tnid-1820s. In the 1830s, a sa~vmilt uas built, and twro sin; es w~ opted. By the end of the dac<.de... a roger cane planation and milt wt-re esiablistn:J on Paaalzawat Lsrtds. By 1857, there were three sugar cant mills in the Fula xrea_ large tracts of rand were pur in cane cutti~azion and sugar ca»e was afro gnrurz~ by individuals amend their houses. A sttgar mill was established in Waiakez az t'he inland end of Waiakea Pishppad in the !ale 1870x. By 188(7, 1,00 acres of sugar cane. were in cuFlivatian and by dte end of tht dude aver 5.600 acres were caltivattxi. In tixe t900s. the paputa- eion of Hilo grew dratnazicaity widt tht expansion of sugar lane cuitivativr4 pineapple ¢roduction. the tim- ber itulustty, and txher comtnerciai developments. McEtdowney (1974) used limitexl site inventory and historc docurttentary evidence to dcvebp a tradititat>el Hawaisan land ttse aztd setttematrt pattern model for rite HiFo area. The made( consists of five QFava;iar-defiztkd canes: Coastsl Settjement, Upland Agt-icultu:aS, Lower forest Rainforest, and Sub- Alpitte ar Motttane. The Cnastai Settlement TXRte extended epproxintatety 0.5 miles iatand from the stxxr~ tine bettveen sea }evel and 50 $ tievation. The zone was tht mast densely populated with troth pettttanent atul temporary luzbibtiotts, high runes chie@y residences, anti :teiau. S~dements were concentrated a; Hiio Bev and sheFtered bays and caves. _ lire Upland AgricuttnzaF Zorte was situated between rppmximatefy 50 R and 1.500 ft elevation. 5ettlemettt in the zone consisteal of scattered residcttcas among eutttomically betzeficial (tees and agricui- ~_; [oral pkxs of dryland taro and bettattas. t,ava tztbes were uti}ized for shelter. A pattern of shifting cultivation is believed to have txrttverted tttr original fut~st cover to ¢atitland aF eras and scarered graves of tt-ecs. 1l~ettand cuhivatan of taro occtmed along streat[ts. C The Lower Forest Ztme ranged tiom I.S00 ft to 2.500 tl elevation. Timber and other foresx re- sottrces such as medicina3 pietas, afn>ra, attd birds were gadtered Fmm rite zone. Site topes consisted of c' ternpvrary habitations, trials, shrines, and minor agricultural features in forest clearings and along streams. ~1 Sites in the Rainftxesi Zone (2.StH3.5.600 ft elevation) and Sub-alpine or !montane Zane (5,000-9.000 Rj urere Itmited to (earls and s-esaciattxi tntttlxxmy habitations. These zones weft used fro infra-island travel and gathering of valued rtnaurces itxtuding hardwoods, birds, and stone for teal matting. C The project area Ls sitttatcd within the Fower portion of McEidownev's Upland Agricultural Z,~3ne _ w+izere sarttcred tzsidences and agricultura9 plots were situated in prehistoric to early historic times. Historic site ty}tes ~ the ¢rotea area vicsnity likely included plantation aLaiculture-retazed features and residences, F~~u~NGs G No archaeoiagica! >iNes or f~-tures and tta (.and C~rnttn s:ion "uanis are present within the parcel. As stated, the project area is eutrently utilized far residerces The retarifely'levet terrain within trot parcel ~ ittdicates that the ptojecz area was tttecitanicatiy leveFed prior to the constntction ol" dte. (reuses in the I470s. i to further archaeolvgiczi work is rc~commendcd txised vn dtc negative stuvep results. t`:' REFERENCES ~1 DL.NR (Departxt#ent of La~#d and Natural Rescwrces) 2t~3 Hawaii Administrative Ru4es, Title !?. Dept. of i.and and hazural Resaitrces, Su#ititte I?, State 1ii$aric Presetvatipn Division Ru}es. luvik, S.P. and 1.0.3uvik (edi#ars} t99$ Arl2r ojHaw~aii, 7iti#ti Editipn. University of 1lawaii Press. Hanalutu. keIly, M., B. Nakamtaa and D.B Bttnere 1981 Hilo Bay: A GY#ronultxgical Nistary, land antl Water Csse in the Hilo &ay Area, island of Hawaii. O Prepared for U.S. Amty F:t#gstsesr District, Hotmluiu. McEldowmey, H. ~ a 1974 Archaeoissgica! and Nistx>rical Literature Scamp and R~•sruch Lhsign t2va Flaw Control Study, i Hila, Hawaii. Prepared far the t1.S. Army Etzgitteer District. Htx#pIulu. Drparirnem of Ant3tra- paiogy. Bishop Muxuna. Sato. i-L}1..1i , Ikeda, R. Pae4h. it. 3myt3te. and M. 7aicehsro, lr. 1473 Soil Survey of rdae Island njNawuii. Scare rrJ'Hawaii. U.S. Depamnent of Agricuftwe. Sail Con- servatias Service s#x! University pf Hawaii Agricuinnal P.xpetirteent Szatian. Washingtpn, D.C.: (mvernmcrtt Printing fJfCice. a Walfe, £.W., aral ]. Moms 2001 Geatpgtit Map of tfte Island of Hawaii. U.S. C)efZartrt}ent ctf the lnteric>r.. t7.S. Gealogiea! Survey. ~. Miscellaneoas tnvestigxtipEts SerteS. 0 0 [~ T It»:n LtvrnS y,a" M4 3~~~~<- ~/ ,.4~, e `' ~: ~~ A' ~ yyy. 4;J ~t~ Nebrua,- 19.2fl0$ Alan E. Haun. Al~37. Hautt c4; Assc~ci~te5 HCR t Bnx 4730 Kasau. Haovaii 96749 Dt:ar Dr Rsun: C SLTI3,)EC`T: :ltcml: you for the opportunity to ::ennri`nt on t#ae aYprernentirxned project. ~Ve dexrnttine that na historic properties Witt he atiected ;:~ thi. undertakin_u }re;ata~: [i tntcnsive cultivation has altered the land i Rtsidentirit de~~eliapmendurbaniz-ation has alturcd die }ani': Prc =.ious gntbhsngLerading teas a4erad tix la ad (`l A t accrpted sreliaeulouta# ineunton~ su; ue~ (.AlS't','aucd nc, Psstarir pmpcrtic s ~J SHti?D previoustyre~~ew•ed this. protect and mitigatior, has been corip#eted ~.+, t~ttied7 An nCrrptrd {srC}trfe-{rl2igitnd ~ssecsnrent prepaeed jnr.9Qr, Scdner fiu.Ec ;rn hclrrifj nf-h'c.nr;u Htangµ~zrfi HJ,a Brst{in fHuna ynricr:z nr~- ~7r, euburine~i ut .SHED an Fe(nz{ ,r : 'lk7$) f)llrlil'tttr l#137Cr1{: Ftr{'f3PTileS In the ere.nt that historic resc+urces. including hu;t,n >}:clel,i t'tanain:. lava nxhc,. card ie'-;1 bttstersrbrihbles tar idenefletl dui3ng t;te Wns4uctiprl act:~•itie±. ail >hoti: need: ro eectse iu dxe ir3mt=dtatc :"]cin}ry of the find. the find needs to he (;rrsteCtcd ir+rn? adtistioraal disturhanne, and the State {:~istorii' P*rsenaticm Division; Hawaii Island Secti6n, nrcds to Ex cGntactCU immediat°!} at ti;OS} St3ti-t7S ij. F3case ctYntact Mtrf$an Datiza at ($Q31 896-051a if ti•uu haee :ut~ cue~r}pn; or concerns n.garding thi< letter. Aloha. ~~' ~~~ ~' ilT:~•1`~ ~f' lift l~.+~t1 ' UEP~RT;•t£f~ t't7F i,AND ADD Ns1 TCift_1L RESt~t=Rt'E.C S7AiT KLS"nlRiC. PKii$I'SR~'A""CiCr,`: 1?taSI(1 cA)? ti•L~tiJt:iL.A HOUI_1:1C41•.t"l. ktXrp: $;ar R aIY;)iJ7. tiACdttt 97vtF lAiiRd 2 SP.1i}}? 7i1Wi9'M 4l yyq l.l.'i4!R , '.Tip' _ Y.. • I U\v > ~S*ffi3' . •. .,~ ~ zt ~. t.K tflN 4 1 ~- xox r F.--e-~- ...A:., ,..x.,i+...:.v :..'a+ M > 1{t~ J' y ; LUG tiO:"!(k'1R. DOG ~O: DSfl?MG'4_ i Arrhacnlhev Chapter 63«ft2 Historic Preservation I2evien - Regoesi for ``i\o Edistnric.Prnperties Affected'' fora 4.(t acre parcel S'9xiattea Attapaa'a; Souii;t Ht7o District, island afR9tvst'i T?s31i; (3) 2-4-U7:1'I!6 . ,tianti v ?vtcMtilmn. Acting .srchaeotony Branch Chiet State Historic t~reservation Division LetinA IP.tC1L March 17, 2008 Alan Haun, Ph.D. Haun and Associates, tnc. HCR I Box 4730 Ices' au, HI 96749 Dear Dr. Haun: STA3'E OF HAWAII DEPART'+tE;•T Of LAND AND NA7 i1RAL RESt3l7iCCS S7A7E iit570RlC PRESFRVATIO'.~ Dtti'EStOti b01 1:A3+ttyF;tt..4 BOULEVARD, RD06! t=i KAPOLF.I. HAWAII ?6707 u~ ~ ~~~ ; xr+~ +wan: .ou.~ru~r_vs.T.v can45Awa+w.2tY fie ~-tku44axx: RUSSt].L i'. 131:!1 ' E~'T OtT)'1" {~ C KA~'ANAR+. sQ11AiY H13:%)F^~3 a~~'m%. wwr ozix az'a[Ana: ANE'1V ~CIX.4i:N0.= t~UW.(v~bK.M 4".'4'ti[[C~sYJ'RCENA~iK~LR}T CONS$'t 1FN 1YffQMSiN.tNYE' CpN5E9.VA]:M1Si.4CJR~03 0v-SALDrt:~: ~~ )/'$f}'(fX PYrl-fit VA]1GIA [il%»V.T,F. 6tAm 3RF3,"'F. <[LMSSL' s.:a r css LOG N0:2008_I103 DOC NO: 0803TS7 5 Archaeology SLiBJECT: Chapter 6E-42 Historic Prasen~aUon Review - Archaeotogical Assessment for Honpa Hongwanji Hilo Betsutn Waiakea Ahapna`a, South Hilo District, Lsland of Hawaii Tiv~c• ts~ z-a-oi•i>s Thank you for the opportunity to comment on the afaremantioned project by Haun and Associates, Inc (Haun 200$), which we received on Februan' 15, 2008. This archaeological assessment reports on the survey of 4.fl acres. No archaeological sites ru features were identified. The project area is heavily urbanized and Was likeh' graded in dte 1970's. The background section is adequae for the scope of this project and the inventory methods are acceptable. These and the accotnpanying illustrations and photographs meet the requirements of Hawaii Administrative Rules, Chapter I3-216-5(a) and (c). 1i'e approve of the report as final, concur with its recommendations and conclude brat the historic p€eservatinn review process is at an end. Please contact Assistant Hawaii Island Archaeologist. Tim Schefller ({808) 981 X979 or tirnothy.e.scheffler{a~haw•aii.gov} if you have any questions or concerns regazding dlis letter. Aloha, Nancy McMahon, Acting Archaeology Branch Chief State Historic Preservation Division T5 J cc- ?vtr. Sydney Fuke, 100 Pauahi Street, Suite 212, Hilo, I-1196720 U U Q a l-l U a D l) l-J 0 U u {J l~ k.J APPENDIX C SUPPLEMENTAL TRAFFIC IMPACT ANALYSIS REPORT M & E Pacific, Inc. July 2008 TRAFFIC IMPACT ANALYSIS REPORT M & E Pacific, Inc. June 2008 (Note: Standard Appendices A, B and C were provided in TIARs to DPWand DOT, but are not included in this EA. Appendices axe available upon request.) L ~: l_ C~ C. L L_. L 1. 1 (_ (__ C M C V O a H WI Q a 0 U U O N 0 J 0 m v E a d C T_ N a d m C m ~ r_ ~ C 0 V o d a c y~ m ~' ~ z ~ O LL ` r E d m m V u m a o o n c ~ a d o- N F J J N Y. F Q 0 a d w , ~ co c Q ~ ~o v A O. ~ y ._ m ,« >~ ;: o0 o ~~ a V _.` = a_ h F- _R C ~ ~. ~ •~ V3 C , C 0 0 Z o?'S 'O d T.. c Y m a ~ ~'m y Q a 9 ~ ~ O x y w S:N S F m n V c O 3 d lL ry m d a a~i rU 3 c A~ ° m wl ~ > ,r=11 N d d i rc ~ rcm d ~~ m J u Z ti. d L LL O N J d ~"' O H J L a~ a n d 2 d N Y 6 N m~ d ~p m 0 oU t ~ ~ m c m c Y Y ~a n m m °' ` d 'm> m L 5= (0 N '~ ` W ~ ~ q Y Y d i N N ~y T T U' t m m Q d ~ o. 4 ~~ ~~ ~U Z 3 4J T ~ :? 03 oF°- m N r JQ JN o a 5 z ~ ~ ti j~ a ~ d d Yo a Qo m m '°§ ~z r r ~~ ~ m N Nn QN to ~:e m-, 1 0 C ~ ~ Z Y (V l0 d ~ yy u '~ ~ = =_ A c ~° " •- -A a u c x m m x m 0 o~ > a ~ w a m W N 0 d m .~. m w m v! Y N 'o L d 2 N T C r O m .m. m U c N a; r M c 0 n ~ W N a ~ o ~ N a J ~ t ~ m ~ o c 8~ 1 ~ ~ m W Q W Q Q e y W N J d $ m D ~" UJ .N N Q V N y a d V m . C ~ ~ ~ us N Q . .. O O d $ O Q O ~N m m O N ~ C O` ~ = m E m ~ p ~ m ~ U c ~ ° ~ n m E x c ' ~ ~ ~` O m ° rn y 5 3 c ~ ~ ~ ~ t3 ~ ~ W N °i _ 1 o a C m O ' J - N n J N m E 9 m m _o n y m o w s y ~ 5 d v > ~ ~ o c ~ 'E r' ~ . . p W ° -O ~ 'o ~ c p m V m ~ J a p t J m ~ E L ~ m ' d x H 0 3 3 ~ a m F 5 a m o a m t ~ y ~ ' N o_ a ' ~ m" ' N Q ~ O d N O ~x w. m W W N J ~ ~ry y C Ir ~ ~ Q LJ U m N m ( p L 0 4 3 m E c d ~ d .°- m o m .3 r ~+ a `~ y OI E .c ` Q OI u 0. `~ o a W 2 ~ °a ~° ~ rn o m ~' m n ~ a o m ~ @ °a ~ m ° E o o c _ ~E $ @ F W ~ m m O 6 L J L OI C O W T O ~ S m W O ~ ~ y W gq O '. j L C J O C N .`. y~ ,i W U Y m a ,_OI m m , E ~ m c •°. n c W >. m d y u d W N ~ _ m .0 ~ > ~ « m W m U O ~ W t $ W «J m m E' W ~O N y m m m L ~ L O L. 6 m C C L F m « m ~ ~ < OI 'c ~ O m N N 3 N @ E m ~ ~ :~ d y ~ a N ~ a ~ = ~ m 0 t ~ ~ c o m 1I Nf d m o ~ O O L C W vmi O y N N C m W 3m 'y J '~p m C t ~ ~ LL ~ L Y W m L W W m a m ~ m N N m O O p C N m X ~ S i m Q U U p O L ~ y j L 6 O N ~ a W .O M ~ W C n ; .'!~ m y2 f ~i $~ ag e= y n 4q~ b x a K fA 'j ~W ma ~ ~a am z w ~ h v~3o LL ~ _ 0 Z =0 Q N f = J a 7 y m nJ N e 6 E W v u m n 8 6 r c W m c m N a c w U 0 N O n J U 2 N O U .Or W N Q N K g r W c 0 5 c am a J C c d a` m cm U .~ i r Z a 6 O O N c 0 N 0 N Q) c d U N C v am c a 0 U E yN N Q gY N 0 v N N U L5 F a C m U 0 0 E m Y N w N C a h W Y fi 0 m y a m T O n" c L W a m c c o O U as m C v O 5 `m N C W O@ Y r a T W 0 c ~ W m m a m m S W ~ m n y a °c m E Y N S; C L H m m E E r a 3 O m m E °n N N b d m yLL N 0 3 z m Ly 6 0 LI lJ U U ~ I ~~ ~e °~ ~~ n ~_ _ ~ ¢ Q i i N a ° U a ~, .~ c y O C = a N u i O m E ~ ~ $ . a m i ~ C. j~ g a V ~ C m ~ m ~ U @ m j ~ N ~ ~ _ & d w z a m n z U i A _, m o C E y ~ ,^~ p ~ F ~ m y .F N ~ ' ' V 1 d o s a U ~ g ~o wR ~~ i ~~ ~ ~.l r y ~ :.i ~ ~ ~' C_ ~y ~.[ C ~,_ I1 1 (I I i I ' l.. ~. \ i 1 ~~ ~• R i tt g .~ I ~. f 01 018 f SI ~ l s[I 3 W 3 SCI J '~ I r sl J 0[ [ - 4j~ ~ „ F COB - v Oi l ~ ~ OB[ - CS C l a SlS - Wi ~ ~ ~€ o o~ aw q ~ R[ 4 WU $ $ { 2: pp 5~ e UC Z L SS Z W LLF~ 1 ~' ~ R - on R ~ t sC - say g g "I R' - aar o j N I +I~ roII ~~ _ sas r sI ~I~ rDII # w ~ ~i~ m J .I~ oiJ o az- ~~ 4 t o ua~ m iD ses RR~ oe[ - tt ~ RR oes - - f - w . rc se c sax a~ J X{ 6 7 3 g~ 3aW $ ~~ ¢3 ~~ of SC p 0 e~ ~~ ap ~U ~~ $ • i soL ~ "~ B - sic i sx - sn - osr p ~I~ r sn ~ -sBS r s ..I~ r o< ~Y sox J ~ r ~ n J a az - ~„ see - a ~ B $ ~, - osr - s ~ „ n ou - wI i y a 3g g. i !. C. ~- `~ \_. ~~. C ~~ L L (_ C (_ I 1w \~ r w ;_ °~ J U 3 '. 6. 7 Z U ~ ~ Qf iw g3W ~~ .}i3~ '<_ ~~ N< W y f j Q Q w U y V 3 W °w~0 ~Z j N LL m LL Z~ j y fWQ' 2; W Q ~ a z F w J W ~ Q ~ C > N S Q J Q 3 3p r s O p ee 9 B~EEi~ <~=@¢r5 W~~@~~ N N W 2 U Q wti N N ~ J Z >m<O~' W U 4 Q ,g O n K H K J N f OLL LL QOWU ~ W ~ ~ >m0 ~=QQ+a Y~ O r r > f e i e V ~ N i; o o u w m o o u o w ~~ Y m o ~ o i~ _ e S : 3 g u o u m a m u o 0 0 ~ ~ $ m o a z ~ J _ 'o w A R ~ A p i ~; 4 m u i i o ~ $ 6 s ~ o 3 0 o o m o u u u o u m m Y n ~ N S U ~ ~ mw h : N ~ R m A R « i; °o o m J u m u u u o ii > o y - _ ar 3 ~ u o m u m u x a a ° ~ F 9 95 < ~ E~n'2gE~YE~e 0~ r°ar fir +m vmir4 d ~a mr=e~se ee ~e " ' ' W3 N EWE iE ~~ _ ~: Uw ~ w t C ~ ~ E 2 cY Y Y Y 3 ~, w V d d ~0 O .` 2 _a = C ~<° 3 .~ N = m o ,~ ?~ OO p~ S a C ++ ~ o ~ x m- 0.3= C y O O d ~l N G a V Q E L r O N v Y m N o'~° a` mo~~ 7 w- i ubo "~ m n i P¢ by • ~ C O ~7 ~ ~ ~ ~ Q.' m v ~~ o tll YY .y O ~ ~ T = ~ = i ~ a - .. C Q '~ A C 3 `' a v 3 .y = ~ o c o o Z , ~ c ,, Y 2 ... (0 °- -tea ~' C ~ H w 2fn2 H 0 N W Z m;3 cS Q~ d ~~z ayc m u ~ 0 CD. U y ~ C ~ m 00 ~~~ a~~ ~ N ~ y ~m Cam m. ~mn W ~ ~ ~ wor »~ m_m ¢e~ a ,~ 4C~ ~ W 3 C y m ti` a'' c :°. c N U~ W'o w Ads d b yN~ ~ ~r A D iy N ~i m aTi A = a ea ~ ?OO=° a V/~Z \N h 0 `~ c = n .v o A V ~ i ~ "a -''F w 5 m N~ F N n am om qm mw V y3 c mx° ~_ V c~ w_ = ~ e .o 'V ~ _i L ~ we ~ ~ a ^°, W ~ m .- m 0 A'J y > 4 ~ f o in ~~ ~~ E a t ~~ a V Qg ag ii d 7 LL N J 8F of F O p g3 m m m d s ~~ ~ C ~ Y _ d o U U p 3 ~ ` ~ d ' ` ~ m ' d 3 3 m N a o o m m 0 0? U U o o i C O N N N L_ ~ L_ ^~ Z C S ; d d N r ) m d Sg ~ d ^' m E m @ d i 0 C LL IL IL 3 > IL IL .~ ~ d E ~ W C y Y y g yp g yp y U ~ U ~ U ~ y d N U ~ ~C U .-t T d L ~ ~- ` ` ~ U m U m L° ~ F @ m L ° d F ac o o r r d d d ~ d d ~ ! U ~ V ~ U ~ U ~ d a- Q e U ~ U !~ ~ g d 's ~ ~ ~ ` ° ° @ L° @ °m a a a m @ a a` 3 r ~ > > r r r ~ J L ~ r r L L d A = m d ~~ m m m c ~3 ~3 ~~ a~i d ~~ .3 m ~ o = 'x r ~ - m @ H r n n n Uy ~ 0 ~ 0 ~ o 'a E n o 0 J _ d O m ~ t7 m ~ m m m m m m r ~ J O d ~ N ^ - r O J O N = a 0 0 Z Z 0 N 0 N 0 N ~ 0 a 0 0 0 0 0 0 d N N N N N N N J V ~ K - N c~ a m m r m m° - ~ ~ ° ~ ~ u m d d ~ m d d d d d d ~ d d d d d d po ~f t7 ~ 3 rn 3 rn > m 5 9 m a 3 rn ~ a+ 3 m 3 5 rn rn ~ rn 9 rn 5 rn 3 5 a rn 5 rn rn a 1LL 2 lL IL ILL I1 IL lL lL IL IL ILL IL ll ll 4L IL IL IL 3 ~ ~J ~l a a U a 0 Y C Y C O U ' O d a 2 C H C m 6 ~ J ~ E c N n . , C i U ~ m d w m ~ O_ m O 4 ~ p ~ ~i r v c d of a o N o ~ m N W H J 7 p i m ~ O ~ ~ a ~ K d ~i rn > I h ~ ~ ~ r i 1 t 1 ~ U ~E d U ~ d d C 1 L y LL U rOy O j N T W Q q ' ~ ~ @ N qm~ ry~M d u J E H i~ ' L LL m D E c7 ~ LL :o z d m J ~ u 4 a r° `o 1 ~ ~ d ~ d N ! - d C N O O N U U U N N O O 8 .Z Z d N ~ N O ~ U O i d ~ C E ~ C ~ O U N N r °' ~ d = C j C ~ p N .y r 7E N c d ~ '~ ~ Ot 41 ~ m U ~ x b C K 'a C x i C c o d a ~ m c '~ a C. LL H n„ pGs ~_ x `n i c o° F 3~ [1 l,l r L_ C. c c i r = r U ma N ~ 6 J S (~ Z'L~= a-~~ V ~ ~ O ~ _ ~Z = W IL 6 O N r _ UI d a F- O N J m { o m o m ~p d~ ~ m m ' ~ :- 44 ~ p m o a ' 'm ~ m S V ~ q~ b ~ m 3 ~ ily ~ 3 C m = V 6 ~. ~ c o o m .. ° E = _ m 3 d ' @ 2 c o m t w N c c d J 3 ~ N o ' m « O o _ ' O O E O d 'm d -O V l m m O v L p 3 O m L O ' N W m ~ C ^ a N r m T d ~ L.. O 2 0 v E n ~ ~" Y m. A n r m ~ E y ~ Y c d ~'j a m C N ~ ac d d T Y -O S- Eq ~ ~ 'Q n o U o W m T ~+ m L N U ~ . . N V m N ~ _ - ~ ~ > 4 m 6 N fO N a O y q « 8 E L 0 L l~ ~ .~ N ; N H O C m T 3 'm d d m ~ d ° r E m 3 d E m y ~~' ~i' n m o Q j a m m .5 v) ~ n d ~ O N ~ r y m n C N m O` (n C m c Ql m ~ N ~n J ~4 N T O O C C O y ~~ ~ U t U °' C N ~ 3 m Y .. .L m G m E OI 1' N ' - d O r N" j O T a E' c m e c ~ Z /1 °' ~ y L m = V c N ~ a m £ Y m pi c ` ` E a i m m m m N C 0 m 2 ~ L d V C. ~ t r O ~ B D 'C 7 t ~ N J C m Q 6 m m a m. p " m~ N f y ~ Vl N U L Ol ° ~ L N O d C C 3 m ~ j m u O ; G C O CJ N m ' ` V S A O J m ? j b (n V T O m~ ry N O O « ; N . g, 3 m d ~ a 6 d O N ~3 O~ O ' c +~ m 'O y ~' .. n 'Q y ~ L C ~ t m ~W n ~ a, m d E 3 E .m d d r d t C ~ m m Z 4 ~ ° H c E `~ E a%i m n o p n m m ~ w ~ h S O ~ m m a a ~ c Ep o f m o+ E r m E y m ° L ~i m F p ~ c C O 'N ~ ~ U x v m $ ai n a uJ Q r a Fi , C J o ~ m n E ° ° o N o 3 ' 5 ' LL d m o ~ m ~ ~ Y E c ul c W 2 ~ m m 'm Z U =~ y `" a o " m g rn x a _ m O 6 _ c , C c 0 O L m ~Up c O d ~ y C ~ ~ ~_ ~ H ~ O C ~ n Q ~ OI ~ N y T r V m C N y a u ~ _ ~m n -O L n n E N n v ~c ~ u '~ m o s o « . d N E _ _ ~ m m a C. L N O ° d ` 0 0~ L j ~ E ~ L - C } T C m o ~ D. r = v m m r ~ U x r d d O a a m a m 5 3~ 3 'u x s g ug z u Up ~§ ' $~ a ~ t o m d~ ~ ~N ~ m ~ m m m .m .~ ~ aN ¢ ~ d $ , a m m m d N Y m d O ' O m ~ O O O n C m ~ T m ° ry N N ~ccp Y~ ~ Y Y d K m TG N N N N W ~ 4 m m N g+ ~ m m t S tl1 y b bbb h N y N y N :3 :~ :3 :3 O :3 m ; ~ ~o Y Y mm Y Y Y Y Y m c J m N T T N ~ ym N _ N T = O m T T 3 U C C C C C C C r~i > ~ ¢ ¢ Q Q Q Q d o U V m q V y V U= m U t 2 ~ U Z Z Z t a y fq fq yy N y f~ N N ~ Q O ~O o d O 0 0 0 O c Tj ' y > ~ "J J J p J o U J J J J a V ~j 2 U U W r (Y M V YI m) r N gg n jf0 ~ m d m m m m ' m d N a ~ m °w 'm °m m m °m w m[ rz r r r r r r r r as l d J C Q d J m Y f am N `m fn Y 0 c v O J N O U W Z O D U 2 N L_ m W % m d LIi O W m ^p C' `N, L d C $ s J I ? L_`' W F' E J W L W O Y C W J O 6 d S~ LJ C O W Y U C L ~~ M JO y C L W om r C O O T T O W V O W m~ U E Y d~ $E W O C O W U W °~ y rv o yLW- e n a' ~ 3 °o y ~ ~ Q n 5 $ g° ~ ? W N, E 9 _ F W T m a m £ ~ m W u N_ n N 5 d am m S o o m ~ y c ° - ~ , ._ Q° m c E o~ y W y ~ y ¢° '" 3 E rn o m Q o p l c E m °n 8i m E s ~°~ o o 't v t m~ m '- p .. '" o a ~' d 5 ~ I I m m u E YY ~11 d o 41 ~~ n m m Y '° o c c 'E o y c£~ F- L Y- td, W N W Q ~ p rr O L 1~0 ~~ J O~ C - r rn r Y t y L o d t m u g a m '~ v m °c c d y 5~ a m u Jp c t0 p E° 3 o u~°i °c o° L C W m C W N C a m O L C W (J W Q c '~i ~ `p' ~` ao c F t- 3 rn a~~ 'o s o E g a n W E°~«~ ~ m y c w .x ~E n m N~ m> .r . 8-' m 2 W~ m v°i °o L u m m d~ a 2 W~ '^ 5 ~ E rn d 2 `~ E o 0 3 c E o °n a c m ,v_ E - $ .~ 'c b n ~° x U n p E ~n N p j~ ~ E r .p W~ (° an d W d d L $ d ~J E Ot d" .O a 9 Ln W rn _ d O Q O ~ ,.0 ~ ~ q d .J. O O ~ O N E m m a C O O O O "~ 'W' a q~ W C 5 O m Y L a c N c d c') !~ T~ m w IL c a s W C O' C m C ~ (/1 C > O~ C J~ L ad O W d C m~ W a Ol C N O N m 0 W ~ d C E O C_ W m L z W~ E m 'c N {0 E~ ai '~ c d °c' ~ m 3 L yD E C O m 6 V y 3~ 6 ~ O d '~ N t OI N~ U D Lp6' g '_° m~ y O eg E' c a z c E .E N m m~ 0 1- c ~ LL N d p ~ a OI p U U W m m m d W E= 8 Wn V O o n h e m c t W e ., c s t~ '~° '~~^ °m 9~ aLi ~ r o o v °§ n W 'm n Y 0 a H V) N LL a d~> ~- u L W i , o m m ~ m W W ~' a 2 W y 3 E= a .y l 3j C O O N O Y~> N T y O y d d UW C ° d i O Y~~ d U O C L C C j O r_ C 3 y a O L ~ p 2 N m d` W d Z. N~ O F] W y W m m C W (` S d J ~ O fn Y d O m i' O m Q W y W p ,S W d W N d C L E> "' W S C O N a U Y C V> 2 ,+ L a ~0T 'm 2 0 W Z y t .O. Y ~ C a~ Q ~ C E Idll N c '+ N m m d W N m U~ y n d~ ~ ° m y q m~ m m ~~ H _ a E m a W 0 3 ~ d Y_ c `o a .o o~~ 'm m e £ m ~l m d Y 5 c y, W ~ .. E m y J rn $ o m 3 d~ W N m s .P 'W = o c 3 p c € ~ 3 W m x m@ a p 3 n d N E 01 °~ ~.°. c ~ m ~ a $'o W y € m ~` L .~ .p ~ foT W ~ d m ~ Y 8~' W $ d L $ .3 y~~ d H~ o Y a~ a m N a~ y~ (-~ ~' ~' c t c m N~ d c c o m B c pW ~Q $£ a U W m m 3~ 2' o m N -L° T c W° ss m 8~ 9 2 .~ m v ,. (~°-y ~ N $ 8 m~ m- m~ '1~Q ~ d o 5 t y = m o o m u 3 ^J U" Y N (° N '~' W d Y N d; Y ~- O_I E S Y N d d 'L' y m W O W (n J OI p C ~ W U T >i C C N m O - O. V O d a W N S W j U W '° n~ E c o 'S '3 m m m o J o. y w$ m L° m 6> ° c O W '~ N m a A 2 W Y Y c m w o fq m N E N N c ~ c~ o d ~.. c E `m ~ 3 m~ > m> iJ°n N~ ~ G o v ~_ 3~ N d € i ~ 3 u ~-7 N N N C= W>~ d~ d C m W E Y N r 0 C C C Ill JI Ol ~ 0 m O O `~ N W T C d_ m t ID C I .L c in `~ `R °i c ~ m ~ c ~ ° E „2' ~N- ? 'm ~ c ~ 5 t ~ Fi m m~ c Y o~ p m E to ~3 tbW0 J J~ '~ o ~ m O .~ N m d C n> ~N C c 2 d U- W O O. >> ~ O m I $ W S', o .~ $ `m ~~ E Q d d m 'c m 3= m m m c Y m 5 ~+ p (0 n W O~ W 3 2 N N O d d N O W > j O d~ Q T ~ a Y e ~° m T o m d n 5 'm ~ Q 2 c ~ v a .Q Q$~~ La ~ d _ o l .T. E Y W °O m o 3 d W d m ~ W C W W .p m p ~ n .. 2 m C ~ N~ C p O d _d LO J W d j C dmJ J C C C C W L S O .~ d W W N U~ Y d W C ~ p N ~ W N X W L m W e s( 1- N U N Ti Q~ Y~ ~%/ D O- Y W L~ W W 3 Y m .~ H ~~ (~ ~1 C r Y p ~ Y m j O_I O IC N y y ~ $ ~ ~ N N2 V F N ~ N ~ d ~ ° ~ O a a ° ~ $ ~ r r a `~ m ~ 8 m e y S E O S T « m r c ~ LGG l' J C S ~ m d m = E V ry a @ 0_ C ~ p p d = N c '^ m m m E E a L d OI O m O t m O) L O m ~ ~ C r m U N L• L r a ~ N ~ 3 -O .£ ' L d N q «O .O+ 00 Yj m N N 3 m O m L $ p d O a o a N ~ `~ L x S d « N y y F c ~ ~ ~ y a v o ¢ r y ` y ~ m y m ~ m a° c m° d rn °a n o x ~ ~ ~ c L ~ ~ d y ~ ~ R o D ~ > E E to ° $ 8 _ m E m E > $ ' € m m n 0 O € N o N ¢' ~ a E }Q( ` f , 3 C E Y t Q ~ ~ m ~ Y n 0. m y m ~ ~ $ a ~ m o ~ n ° ~ s y 5 >. c ~ rn ° ~ ~ o ~ p L m S ~ ~ 5 a d t g a o. ° N w n m w ac y 3 c 'c ~ ¢ ~ ~ ~ Y Q N J Ip C m > P C > 3 m °> ° m 10 m ~ °> j N m a 4 ~ ; ~ °> y e u m n °c rn 'v u ~ t m '~ rn d m Z c c i o m y m a m s L m _ ~ D a ~ a m c fi Y m i o S c d q p L O O >. ~ O L «O N ¢ ~ O m ry N m L L N n N ~ t N C 3 EN O Q. U E L t r C N , _ p d 8 m N s m o m o r ~ r d > r i s c N o 5 n o x m m a G O n O °' ¢ u i m N m T c O U L Y O W E N ~ A _ m ~ m Y+ N ~ C j O C m a ~ ~ N m 3 U N my ~ y d N T m ~ T .i LL c m n ~ m L d L m p p N O o v 6 Q O y m ' tp ~` m 6 q m E ly _ . 3 K m 2 o m o m i E m F Q c m G t m ~ L- ~ c ~ w V 6 F Q F w Y H x~ ! d L m c '~ ~ Z m $ c H 3 0 VI > N Y a y rn O m ~ y c 0 $ ~ ~; ~ ` S m o c m m ,_C' rn A A m y o s '9 ~ `m a'. m ~ 10 o m g . o m ~ ~p y o m t O v F ~ a o N ~ ` $~ O H Y E m ~ ~3 `d a i O ~ y ~ Y o C O m >. x C m p L E 4i m ~ p Y E 5 m ° ; ~ ° i d $ m c o o O c m Y d a 7 o J 'a m S L ~N m ~ Y ~ L $. p N i' m > 01 m L V O > L m L p p m j m ~ .. . y2j m m C ~`° 6 5 m E m = m = t ~ ~ r e m `° . _ o S C ~ W fn H N c O F a E m c o e L ~ _ ~ ~ o p fe o T ~ d o _ E '- ~ o t m L ° ' 9 n W t c a o y m ~ ~ c y Pi o a , i V m H N m ._ m U , m Z z E > m $ p ~ t % ° E L '~ ~ a v , 8 N L O O ~` 'J d >` 'm w m > ~ 3 ~ a ' ° m L o ° c i m ~ m d ~ m 'v c o ~ N m y a « , ~ ~ . - -+ wTl m p m T n o d C m C N ~ >~ y p m !A N E W ~ m p p O p p N ` C d L C p O V N E ~ W ~ ~ ~ m J ° a L m m D_) v ~ ° ~ b a o n m t ~ Q .~ L o m g' m ~ ~ m E m oqi ~ ~ ~p p ~ m d ~ f$ n m m ~ ~ ~ fn an d ~ ~ c ? p Q C 8 E m ~ ~ C L d ~ L p d N r a p ._ a N S A m E , O' m p m 3 O 01 C n C O ~ _ 6 N ~ U Ol C ~ N 3 m L E m ~ ~ C g ~t N o ~ b P a y ° C p j ~ ~' C o ~ m m v T ~ C ^' a m m > ~ O L m o m 3 E y ._ a - : c N ~ ~ ~ N ; w E m m ~ m m o t m a a E a n ' `° S y 9 N ~ C LgQ1 y~ 'y 0 J 5 o £ ~ > j c x(p S m Ly Ly'~ `o , nry m E ~ C J n S m C C Y Q) C C O O L O > O m m C y C m J m O ~ $A O Y ? O H ~ ~ m T ~ y m m m gj n 6 C m v $ _ m m en C C H m m C _ y i L N ~ E n ~ a m m C ~ m C 3 T OI N ~ i m N « p ' p ~ c o W p C O = ~ C c d. ¢ m F O H Y c m L m c c a ~ ~ H i m m ~ 3 m ' u . ' ° o > ~ ~ r 9 ° d 4 m ~ m a 8 £ m o ~ ' $ ~ m _ 5 a . H Y m c ` ~ rn ~ ; 0 5 m rn ~[' o '^ >. 9 m y ~ o m ~ ° 3 c ~Ua gg E E o o c c m ~ o E c d u E ~ ~ S c ~ .`-° R ~ m a t .> > .~. d ~ d G H C N L L m b ~ C m m < °1 E 3 S A S °m' S `yO 3 ~ 0 3 ° $ 8 s ~ a 3 J u d o 1 J N C N N L w O 2 C W d ~ 6 ~ d C O 1 m g S e ~ N 3 d £ m ° 6 d 9 C O N Q G ~ d m C O I S C L 3 3 ~ N Of ... ~ m c Q 1 _ ry O 1 p T m U O a j O ? _ d ? m O m J N H y N C ~ N O ~ ~Cp T L d O ~ C ; 3 = = c . . ~@ Q w m m y ~ C L° E ` d zz a m y ~ ac a a 0 L N o_ o r C 3 d P d Jpp C > _ Q Ol l0 O O S 5 H O O O O ~. N a. ~ ~ 3 m C m ~ C 6 O d J N N KQ " N m m m ~ y y T O c 91 u O~ S m vi v ~ iN m N 3 0 3 m J vmi d n Q LL m ~ N Y N d y .~_' Y U ~ L ~ r ~ O O d y W (`~ Ol O Q O E d C y ~ V ty 3 .O C m (J C m n m .S C ~ O ~ WY O O O O N N N N C . m y ~ ( ] S ' E V p 1IJ N > ~+ G D. d fII ~ (E(pp ~ ~ G 3 C L y i O Q L C CO d ~ m L U E 3 N m n ~ a an d $ c ~ '" c ~ ~ 'y' ~^ U ~ c ~ m E 'Q 0 3 CCCC ~ d ~ 3 U n T a , S U ~ ~ E: o. e ? u 2 ~ n y ; m o+ m @ "~ ~n o > 7e a E: 6 L m y m C d O H U ~ d ry N 0 ~ O - m m v m t u n E ` ° 3 L° 10 'm E o+ ~ `~ "c 3 c i m C . Y C V $ O _ d m m a W N m c7 (y L ~- ~0 L t- C o g' m E O m ~ ~ m d m y u c . ~ m d E ' m m ~ @ '~ 3 c ' L ~ ~° m s~ o a . . N m w d m L y 0 om wm s m 3 ~ m F ~ 3 I - o rn C7 N IL cm n l-1 L O W y n a Y n o 3 a ~ m~ '3 Lm y$ 3 a o m 3 m d m > ~ Y . ~ '~ E m E y Tc c o 5 ~ y _ m m Q d c '3 @ Q Yi O Y W m 41 O V ~ N d ~ m m T u a % 3 c m 5 ~ -$ a m o o 3 _ c m ~ d a ~ ° E~ °i Ld, m d c H o N c a m °u ~ d n a U 2 6 d -J c N m ~ m O' ~ O c m ~ m Y ip m '1-i m 'o C m C d o ~ d cq m pp ~ T n m n N N j U V O U t 3 d ~ 0 t E ~ C N T F U _V L m ' m c y o P m d T ~ ; C ' C a C C ( p V N ( O OI C {{,~1 ? ~ N S fn ~ y C O m O m `° E N 3 IL ~ ~' n x LL o j D m o T m -° .N Ec E V Q c m m e C Y U L N e N N F- T C E Y a B ~ y C O d S m m ~ o a o °_ ~ -° m ~` ° ° ~ v o `-' y N r m w " a v ~ ' a ~' o ~ t m o n a '~ r 'x m > LL N. 3 N ~ `O o u~ v ~ 2 _ d m m ~ o f ~ si u ~ 3 d L.' LJ m ~ f ! V C m a C ~ f/1 C OI U N ~ C C pO~ ~ ~ a OI O m ~ m .~ a m T C ~ ~ ~C W J y O ~ .0 m ,pJry ~.' Q O N m L+ pp S 0 ~ ~ E O N jp ~ d y ~ n C Y = r L y @ E d 5 3 O y ~ t ~ m d ~ ~ 3 « 'Y ' >i jp l.1 m > c O C L - $ a o L_ g X y N m j~ E m m jp L G m o _ d d E E N d y ~ - c m U 'Q 3 $ 3 c d a. 4 '~ E c E m d ~ ` o L 3 J ~ D n C n u 3 ~ m E ~ 0 E ~ rn r n A ~ . i c m d r u o r n ~ v' lV 'O m o > c lL Q N Sa y m ~ H p- ~ d c d~ U v y E ~ m ~ ffi ~' n a `~ an d N mi O) y N o a a m r > m ~ ~ r d ~ c ,m ~~ m ° u _ w .~ -m r` n o 3 Y ~ ~ ¢ o m ~ y r r 3 3 o 'N .__ m T tR y m 0 N U d 3 N a m 0 5 8~ 8g $~ 3 9~ F 8 v i G 6m w~ i. l.J lJ ~D I...I m b ' ~ Vm ° ~ d ° L ~ C N C O b `~ L+ L. rr- T m O C d i ~ ~L . m m F ~ ~ ~ m O C b L j N ry e O 6 ~' m E 8 0 m O ~ U SS m d ° ~ ° r n 3 m m 'S m °' m e 5 m S o '~ rn ~ d a 6 U p 3 a - w ~ ~c S a o ~ Lm m o m n b ] . E ~ b > m L 5 m ~ £ _ , ° i0 n u a m E > ~ a b m ~ Q $ « c m a o E m b >. d c a n n d c ° n v o ~ J E y ° ~ d ~ ~ b V b ; OI 8 O m C O C O OI L 9 m 3 C N m m L r T m r O d ~ L m b m '~ O Y ~ ~ $ y~ y m O a b m m ] 0 U m 3 C .Q C 4 m ° J d N K J C ' O ~ S N ° O m b OO j ~ : O) ¢ d ~ a C 0 > ~ a E N b C a C m a ~ b C S O O. F J a o 'O q L -' ~ o d ~ c 8 b 8 O 'm N '^ a 9 m a ° E u L C ~ m ~ ° ~ °- m ' y ~ c ° $[ b ~ 3 n ° ~ x m o m ' c ' °> ~ ^ v S o ~ of m a Z c u ~ ° o a c ~ - c i a N _ . N ~ 6 j 3 U m m L N O _ O L O r ~ m ¢ L ~ '~ U d m m « S r Q O T a O C C t ~• ~ b N _ F n N 6 V r L ~ ~ N m O ~ L a N a ~ ~ ~ ~ E n N ~ O C ~ L rn $ $ `1 $' ~ m `~ IL- u ° d m T > £ m E n w ~ ~ c 2 c~ ~ _ N 1 m y J •Or ~ ~ C ' ~• L L C j m ~ T ] E ~ N m 2 6 T m C b m ~ O U ' m [7 b m ~ LL _ _ Q m ~ m j N N N G L n _d C Q . m y j W _ W 'rj m bm ~ a m ~ N y ~ ~ y W C Ip ( j O > N m O C O (/1 d m om " ~c J 6 O` ~ L N ' b rO "O S O :~ O 3 M O 3 N N 0 N O m m JJ ` m n U ~ m 0 'O . 6 ~1 _ m V m b ' c ~ 9 r Fu d ~ d~ c ~ o E m m v 5 E W p c ~ b S i u m m c E m 4 m 3 C' .° m m o i b ° J t 5 `0 ~ E @ ~ o ~ Y @ c $ rn o n 3 9 m t v 3 m g m o ~ ~ m '~ u d E ° ~ m 5 > Q - L U m ~` 2 = . d m + v ~ E i m r t m m ~ u E y y ~ c ; d ° ~ o n o c z G N W 8 ~ ~ $ w w ~ c H ~ a n 8 o ° ~ rn Q ° m . ~ ° _ m ~ ~ y j ~ ~ ~ ~ ~ y o » VL° E ~ n m n m+ ._ ~ ~ E 8 c ~ m ~ m ~ 8 N m T ~ E d a ~ L C W % L t ~ J O C L N Q ° d C O m ~ m < r O Y m r e U a a r m n O. C b r a L = C ~ J U O O 1i C .. 8~ $ ~° W ~ m ~$ m V E m a o 3 °_ 9 c ~ r m > b ~ U E n ~ J N m d m ° ` d m ~ a ~ $ g L r y J ~ d U w v °m u ~ ~ ~ m m b m y e rv o `m G m c ~ °w m ~~ a v ~° £ ° '~ d m ' ~ ~ c `~ c ~ _ a` .Q E ¢ ~ d a F 8. ¢ as m m 8 £ d m LL m ~ = j E m .'? m m E C , T C ~ ~ O N 9 O T ` N N ' Q d n 6 p 2 ~ y1 ~ S ~ m 9 c m L' m n .~ ~ o ~ ~ m E m . a o K m rn _ y rn d E d d ~ s ~ rn m m c o 5 m °~ `o a L° n k° $' w .~ ~ _ E ~ K m `o E n J L ~ J z c '~ a m ~ O °° c v' y m m n fi e ~ ~ a m o ~ ° d o $ 3 m o ~ n c , o O U ~' ~ ' E , g m > $ ~ o '~ s o ~ .- r ~ g E ~ a p E b m 0 ~ V m d ~ ~LL 'a H t ~ o c ~ am o y ~ m .-. m r ~ C 8 a o Q ~ > m ~ O V7 N ° N y ~ ~ c i E O m ~ ° m pp c y n E O Y N N yU~ ym ~ E ~ O. ry L m y d d m ~ L° ' @ [ W N N N N C C S C t H ' Y ~ ' x m ~ Y '8 5 ~ '° ' U @ m ~ E E Q m S > 9 ~ a m d O N C m L d c 0 c N d L d 6 L i C O . ~ _ E ~ o m d m c ~ 7 u b m ~ ° S N ~ a .ok $ p~ L 25 ~ ~ m ~ m 'm m _ 0 ~ry ~ c U c c b o m C 0 3 3 l( w ~ ¢ W n d N ° ~ ~ O ' m m m m 9 m U C O d ' d N O y 2 N ~ d 3 T a ~ m ~ N ~ . . p c •~ m f0 a ~ O m t 7 Ol E ' o g U ~ v r m v m m a ~ ~ -' m y H ~ .`~- v N ~ LL ~. 1 m W :~ ~ ~ p m n ~ '8 E .` ~ 22YS J ~' m ° m w y w ~ c 0 m <m c m N m c m L m m m t 'c O n m ` ~ _ . m E E o ~ e~ ' o g N ~ r r £ ~ 3 7 m c E I - U ~ g ~° 8 E s d O m{ m T O Q O^ a D1 J N C S' O ~ m m N d ~ m n 5 a C ~ ~ Q ~ 'n = ~ ~ G ~ N o ~ ~ c E E $ ~'. N J L IL N Q ~ ate. O y OTI ~ O a C ~3 C ,,C mC m U 4 N N T G 'a N m J O Y m 'L O C m O 5 m~ ~i ~ m d 0~ C t C ry y O O j O 0 d~ OI m~ m N 6l L- m~ u ~~ m E~ i, c m~ '° C d~~ J L? m r V$ "' 'd ~ LL~ V m ~ y~ ~ c y m O y O L m LJ ~ IE U .t N y ~ n OW ~ '~` ~ O m m G u T G' C E g L C .C m~ O' m J 6 y m O d a b S m~ o d m O T L y m L d c m; `o m ~ d y LL ~ m~ r m ~' S m ~ ~ Q~ O J m a J y ~ m m m> m o. ~ 10 G N m y>~ m q C LL L ,2 ~ m J o E L m L c~ top f ~3 a ti m ~ ~ .ot ~~ N ~O m Q Q 6 iJ ii O' O O C C O ~, N ~ ~ E ; .Q N 4 U U m F y Q ~ m~~ y LL C J _ O > m ~ a O y~0 H y~ n N o L> y c a J e d m y } 3~ i W ~ ~'m ~ m w m~ 8 C C N O r~ N C m Ip C d C J N 'LS m 8 ~ t~ m& m 8 a J~ V of 'Q m B~ m p d~ m m 'a qU ~ m N Lm ~ 6 L C d W' N 6 C f .~ U V V J F ~N m> m 0 W 6 m T ~ L O O O O W O O N N O W J O N CI N (O ~ p V~ G o o O O W ~Ia V O ^ p~ 0 y O O N N 1+1 N N p V LL W o~ JS W IIIOSmII m H Q m U O w t~ J g$6 $~ 5~ i ~( Y u 6m 8 i~. I~ l_ L- . ~ _° .m ' .~ 5 _ J m d m € c " E a a ~ C Lam ~ m .. m "~' E o ~ @ 5 m m y O ~ O m a _ L` a c J m c5 'c O L' $ 6 m .r. m C c m a .2 c g m c J o O ~' ~ C ' 0 m C m ~ $ m E -~ ~ ~ m y o ~ Q m J c O p> ~ G C m J a m C j m C m Tj E a t m a c m a o o n ~ ~ m d d ^ o c ~ y ~ V o y m m c m c a y O ~ a m m a N @ c ~ m E c m o n ~' m E m $ 5 m T ~ m m $ o ~ ~ ~ n E c ? m p ~ m ~ m O m J N n~. 1 Q ~ 0 L W 8 ~ .r C ~ } ~ Y m ~ O L ~ m ~ ~ O ~ m A L N a m ~ U S ` m € m n c w o m o ~ v 3 ~ 5 U m C C y L ~ .Jy. o °1 ~ ~ o a m ac m m $ c n V ~ ~ C E E `o m E m o ~° d 2 m ~ ~ p L A C d C ~p m O N L ~ N € m g m a € 5 y a y, H ~ C y Q !~ m C U 6 J c ~ ~ n m ~ ~ m m c ~ T m ~ $m m m V$~ X ~ C p .m, m J E m m C T~ d m m a ~ c n L N N ~. Ti. a adi T N c m rn ~ d d `0 5 8 0 L ~ m Lc d F ~ ~ y 8 `g g ~cg m m W ~ m '$ 5 c ~ m o. m S 0 U a m_ A Q n E m m n m m s o c ~ O a g ~ Q 6 C m a m c v d > ~y ~ 6 5 9 ~ ~ ~+ a a `~ m Q n z ~ m a v m 'y C O ~ n m '= 5 'a 8g m~ z S 3 0 i u 6p 'wR i~ C ~' ~~ V.~ C L s >, m 9 ~ a m~ 0?~ d ~, N c ~. g d o o m s ~ a `~^ m p ga `\ S «~; .S ,~ S N y Q d_ S ~ ,mCO W d U `~ C 'L' n O ~ F N $ f ~ N w W$ :c U 3 2~ ~ o ~~~ c ~ 3 L ~.. U m o= E' ~ o E°.` n W d w a' L d "«~ 2 u ~ U r °' U o n m m c ,um m m e ' S_ 3 5 v m o o ~`3 .. ._ r vi o e u s y d E m ~Q ~ ~ v~ m ~ F W c N 3 a u~ > 0 0 :~ O° Y~~ n m y N ~ a 8 m O y S a E E~~ 0 2 vi ~ a a m t ~ i 8 ac o d 3 " ~ o y u y ~' rn ~ m m 'n W m -m W $ n c. ~ U w O E 3~ N N .~ " w a O m w^ m j S m O C p Q W C m = m F3 d O W N j C J L ~ d m d d p L 6 O L O° X s E ~ W~ m~ o d o m 5 h° E c w m o d~ ~y ~- t 'o e C 3 m .y m °' i E o S~ E m N .a. d m o 10 ^@ an d= a;~ ~ c d o m rn a '~ W m m N d >, > m o m m E c E ~+ v x in > U C ~ m N@~ ~° `g . w ~ L'° m m N N m~ 'm Z E m y d ~ m o. o~ ;° £ `o` rn m `o u :~ c a m ~ a 3 t~° vdi `~ ^~' E -°o fE E d o m' m° c m m E o; ,Q E o o w~ g o n d c~ o m e a G _U W F C O C O.~ J a C C° 6 O d L O m C O C m W m L U C 6 ^~ 3 t rri o~ W m aai d.Y s _°' d? m .° L o m o m^ L° c a o° d m w o x ,`p E~ c m~ ~. ~E m y u ~+ r„ Ti m o m v~ m m ~.. ~.~ o. ° x m e °° m ml' $~ -L ' a ~ ~ r w° °' g m m~ Z c€ t ~~ ° a n ~, ~ m ~ d m 1- ~ m `w, g 5 m vi ~ m ~ S d ~ ~ `~ c ~ a o,y..~ E.$ E y Y o 0 o E .w ~~ c o o N~ .a° ° m c c° 2 ~ d s o N :%.¢ >, _~ ~ g W e m ~ a >. m 'm c a m m W an d- b r~ `m E v =-$ c Z m E~ o n 3 E °c n S c m r. a m ~I N m: 3 N.a" 3 ~ p r d N w `~. O~ J m m N N d. Y N F' H? Y O O W w y "J° 0 y. W..C °e 'e Lm- W rs , i m c° m~ c o~ y 2 5° y 3¢ m y a ~' ° m W. ~ Y 3- o rn ~ U m n Y ~~ .E m m L_ W ~ d L m n Z N (A L N m. m N N U ¢.P 'Z ~+v a~m:o >..F mNS Jim mmm~~~'mmm i >G m@ma!o°n'o ~Em 3 ~mmwmav~_ ody'Zm E~~ - 'a m 'o o ~u v~ m n 5 y.,.y. ° m' c,'o n t 5 a E~ c_° w ,2 "d' `w a co.' c u z A m y m'« m_ m ', c m `~ m m m Y¢ 3 c~ .3 d E~ y u m a.a °w°^ O F m m m,~Y Q ,Y"= 0 6~ d L 6 C V N J~ O w L° O_ O"J L 'O a§ I 1 a n W v o .9 >, F o o ¢ a¢ n Y r E. L c L E w W ¢ l„ ~ v a o m >. c c s E m - m d c d c@ d c,, m L d m a o= ~~ y 'N m ~ m O O W S C L OI O L~ O J L OI L S m m l\\ ~ J m S N j@5@ ~' « m F m ~~ 1- ~ 0 1- 3 FL t r a U E 8 yq. m m .N E d .,.°o c $ m g m '~ '° m t0 5 m o o d m 'c c° ~ 3 m 5 n .~ d -$€ L a m ~i = E£~ 5 >. y m E- '~ c n m s y 3 m m~ m ~u ~_~. m a w w o S m~ '° ~ X+ u O~ E m v ~°' a w t .; o f W.~ _ 3 'E > 8 E ~ .~ ~a L°- W m E$ m u 3 y ~' c a~ °a m~ `~. m .°t 9 m H u n `~ E H t$ ~~ 2 n w m t m m c E> ~' o m" a (.., c 8 .0 2« .P °c ~' y ,Q ~ m W m c H a W m m ° >, W~~ s L g W~ w m ~ w w m@ m m o '-' °c ~ t0 r E m m m 8i '« c-m 2~ m N ~ O. m W m L~ m 0 y U C d L O C° S C~ « S .m ~ N~ ~ w C m W m N O m F N .Q d L O y ryU c w '~ N a UZ O J ¢_¢ ^ m m> .~ L E S a y 'S U C O ~ OI 6 C N m J N m L N S ~ ~OpI dry J j~ ~ N~ t V w yL.. U~ m 2 vLi E w^ O L~ O a m L 4 w V C U W d w d a~ n L¢ N m U F `~ C" w p S° m W L L d W m 2 ~,.. ~! I i N W L C d L y N C W V O O. C L` m O N N C Z O N ~~ C m GL d m2% . m a >O N ' E '~ W N S `m ~~ d n E U S m r d c_ E d o b ~ o a N~ E o W N E m ro L^ 3 L>, {pa 5 Y~ _m t o m .~' ~ 23 ~N €~ m N J N W O U "C r d O U` d a° C~ N L O C W J L S ~3~ i m$ m° ~= t ~ Q° m m o m E a W o c '~'' ^ c W> S~ °m s Y c ~ L m m W ~~ d '~ ~$ m ~~ m f t~~ 'g c° o E c a >°~' L m m m $ 5 i o 5 c '~N E h " L ,`p m o m W 3 v c>? W> m G ~ t _J a n d 't S ~.. ¢ d d ~ rn E ° '~ o m o m c c ~~ o o m ~ w Qm ~' c m $~ ~~ ~~ m~ m e !R o E m Y! y m~ w m m w» r~ S m E m. ' y m a m N g W N N m C m N ~~` y w p 3 c y m `3 ~@ 5 .~ a$ ,~' a o La Y m S@ m ~ R~~~ m~ m E S w yym c° n ~ w m m L m Q .3JJ m .N m o E o~ H o ~ 2 a :~ >~ L ^~ W N~~ d S j y n N 9 IE S m Y3 _A a o N L C O °~ . O S N = ~'' o ~ u c ~ E 5 'a N ~ E 2 .x ~' ~ v ~ ~ a' w L ~ ~ ~~ m ~ ~Ti ~i ; m m ~m a c ~ ~W 'm' m A. ~ S h ~ ~ ~ n m !3 ~ ~ ~ w @ Y °- 5 ~ ° m 'c ~ W~ J m- ~ p E 'm ., Lm ~ a J v pp o d o S y rn m~ L_C m m , m n 3 4~4 U S LL y N E F Y W L W N m N N O mi ¢ F- ~ S S S D- N S 6 6^ t 2 i ~_ - 1_. `~, N n 0 m d 0 m d C ~~~~ a W C a m y~ d m .~ U O Z E a y ~ W W `o w L c a F' ry- . i E U _m m UyI C W U = ~ 2 t n U aw d ~ p m ° ~ d m N > 6 ~ _ m C ° >~ g m O E ° _>m ~ ~ ~ y W C w C '~ c E E d W ~ v ~ E L ZO C t Y L m r y L q o m U T Z O QL. y - W m m O y L m ~ N L m ~ m Y W N O N 6 s ~ s s ~ = s ° x O U C T O~~~ d N W y W W W m ~° a L N Ud Q .~ = c m m m rn> L m >~ J m_ ~ 'N m T `O ° d e~ N m ~~ d~ 8 W 6 d d a d W m L' w d ~ °1 L O .m. p y N r ~-" ~ O 4 N y W m m R C S N d m o m? 9 ~~ ~ '3 m .nm- 3 U c rn d a v aci c m ~ y°, f/j U ( Cp n m o H ~~~ d~ ~ U C +~ y N 'O m ~ N~ L C O m C i c y y m m 3~ o c t 3 U V N '- U E d 0- ~ m W m~ C~ d U 7 0 d d m A .m.. W C NNo N O m 4 L °~ ~. C N C 6 C T V :y1 W L m C W m p '~ m 0 ~ L 9; ~° Uy W$ d m T d J .~ O 3 `p Q a o a E N 8 x° ° 3 m n .~ m 9 n 8~ m r ~ m m m n p m m m a c p Ep O m 3 ,P g y a c ~ j U ~ d ( N1 C r J C m d S d~ G m O' N Ol > n '$ E~ ?: N t m m c3 r~~ 5 W ~ t C ~N O Lm ~ a ~ W U U r N U W N W F ..J- W ~ y S° n 0 JI ~ J ~ ~ `a G i~ O w S-'~ V m O m L C O d d C y O L_ d O ( gyp O O >' m S^~ ~~ J r y m m F w O N S r m U d Sry = r '~ S4 IL C ~. ~ C j y C T y N .Or g 0= O ~ y' p u g ~ m y O N U qng E yS V _O w C N O~ U~ C L m p w J E ~ y l` ~ O) w E 3 V ~ y N m Y- L `0 m ~. L m ~ m w~° m° m ,Q L c ~ a n m W W n m~ o Fc F m~ m am `m o r" a m E '3 ~ m ~° r H ' 1~ E c a c~ E 5 m~_~ o a- y m _T ~ m (n m d- ~ ~ d W$ aL. m. N N y~ m W ('' @ a~ rn t o a m U a c ro ; c~ a~ m m ~ ~ ~ (l1,_)'I' 5 m m n ~ 3~ c _Z rn r S o d m~~ q£ u ~. C O U a w m~ E°~ ~ m m 6 .x £ Z n w~ ~~~ c ~ W O L c o m m a H 5 E o E y ~ LJ g ~ '' ~ ; Wn Y c ~ ~ ~ 'o E O m ~ ~ m Lm^ Z m ~ ~ E > c c m m 10 w° m' g E m n 3 o m 2 '~ m Q `o g y m E m ° ~' E ~' c ~° - ° N S LL~ Y_ S i m N~ T O U= « S ~ Ol O L J N~ 0 3 o m a .om.. m 'P E~ y W m L' G c ~ '~ a c rv ~~ °m B 3 m n m e N' °~ °~ J ~' N m m' O ~~yy m L O O J C O W~ L O ~ W a L T~ C O) S N 'U O m w .C C Jp 1(p N a d p w w O >i ~ m Y N~ ~! N N~ J W w 3 LC m m W w a E 5 ~ y d m v c a"~~ `y, m c y ~~ y' y y m a y N TJ a J y C 7j a m E m m o W m o m~ d <^ ~~ s a g o t m ~ M W x o~ .'__ ~ T m m ~ o~~ i,l 0 y TiC ~ E O 9 ~ y~ G m m 5~? t« cR c m o~ n m~ c E y m° 8y u ~ m Uy .o j n E N E_~ m a t m a L m m 'Q v° ,~ ~ w N m U U °' L E m U 0 F J~ m w d m« J 'L' N" OI `y a L $3 . 9 ~' Z °d ~c u « « N aQ '. d c - m 'E a ~ u m -J n. m d N O w w O w m m« m~ >i L 'O O ~ .r N w O J~~ m C N O n~ u .C •`O C w L a N O j a C a y n 0 .m w a 0 d YLl L j L N jO N N$ d L y0 y 9°~ j d H O N 9 ~ s ~ n ~N o m m > ~ d c .y.. d o m c y w~ ti c on ~ m o ve d o fh .° ~ C O Ot O iC ~ d~ J vdi ~ c CL. ~ 7 w w J N ~ o N m .2 c c m N `~ w i c E '° m m c E ~` @ U S~~$$ ~~ m c~~ t 'm ~ F; E a t~ c c -- m n > Z o u E N i 'c C_ y V E m y ._ ~ m ~m u m ~ ° m c d E: « E w m w Y 3 J v d w °~ c .~ 5 'E E N g o y r~ `° d c m c c v° E °-' ~ :3 ~- ~ 'm ^ ' mm m !^ m o o E m ?' ~ L 3 -Q c 9 m_ w« 2 w~ E m 3 `u `o L a m: > 3 ~ Q i w 2 m Q mp.~$ E° .P m o 3 w ~ K rn a o m y d N E L w w e L' Zpp' a $~~ m~ ~ 6 2i F g N L ~~ d d 6 J m O~~ C~ U$ O m m m; O C L C (O = LL ~. " $ m c mi n c n i = o m= O Q 'm c p v v 6a n m~ a°' E rn v 6~ L i n J o o n $. 6 E .o y m u o m m m v i E.y ~c_ ~ o« S a Z m w ° c «° ~' 0 10 E y y m 'm a m J$ ay m J m ~° d~ yO N O J T 0 6 Z 'O y m d N C O L O L 'qE p> y Ny ~ Y C Z N O O a y L m ~ = N d rLj) C t O 3> f Q N y N N 6 d , E m w$ r« ~~ n `o m -y ° d r d m, ~, d >, o d m '` gy m ~ r« m >. Z 'O C7 « m x c m c>. d E ''' ~ m ~' m o m s ~ $' u 'o o c m o° .N O .~ o a~ N. c d ~3 Q c w c t .« o m r« r A m 3 .n m 'c w w .c d o° rn S m c 3 S ~ « u a 3 m _ r °~ m p E c o rn~" m W o a °-' °m a 3$ 4°° a ac ~ N r u~ c ° t m ~c E c $ m J L~ J T c~ w@ d '~- c >. rn~ rn LL O Q d L m ~ OI W N O Ti a L m P 'N .Q D/ 6 d a .C E J= C 3 E «° ,Q m r g~ c s N .c d c o n m ~ m O a~ '6 ~ t° «' m `0 v `~ ~ a, m°~ n° m m o a ~ ~~ '? « o c o O m m m. a H m m E~ E ¢a m Q m E m '~ t r c a O1 v v `-" w o L LL a i~ g 'o a rn n e m P W ~ c d Q L :°_ 3$ o m w w> •2 'v E r , ~% ;~ a H d m d H t mi 5 82 a a o '3 `a c y n n« F ~ $ E N m N 'N N E E d C C~ L~ 0 ~ ~ wmOp ~ ~~~. N W m~;~ O« m ~ ~ m m r C d m "' w ~~I C 'm °" o c E m° ~ J N 5 °° E N ui o •- n ff~~ G n~ E o n ~ d m °~ a«i ,c ~. WQ> m o yBxai ~ c °~, s~« N w 0~> m~ 6 y a O~ C g m X~ C ~- LL a m C O m CVO m J F J 6 d m O j ~ w W C nj iwS C O 5 O V d N d 9 3 $ o a ~ E m LS ~ _ y o 3 L° 9 m_ @ ~2 ~E m N a N Q Q lJ' ~'j n m 0~ V d C a d a N t o 0 0 0 m ~. N ~ d n d o d m '-" m E K c~ E m t c p o 0 9 9°~ « a c m S a n« rn 8 _ O C m L% d y ~ W d u V~ ~ N M U N N C w. C ~ n~ O u w `~ ,$ 0 3@°?° m m in d i d c a' m i. n E $. E c c m e N w 5 m m. E N m m o m '~ L c m d « a o «. ~ w i$ o m ~ i Q a E~ v E a ~ m N ~ '; N ~ m E m c E ~'>` , ~.- n C N« N B w J ~°G C LL > w .d.. >. .Or ` d a N m o b v m m Ow m w~ c `° E ~. ~~~ ~ ` cR'Ld, a ~ ~ ~ $ ° c m > a m v o w LL m ~ c ~ ~ m c ~ $ ~ ' I( y O~l 01 E O 6 C w J ~i ~y 'N d J N C o m ~ O d V 3 m~ C_ « S W N ~ IJYR C N~ L~ d O m« L v .Q a m o ~. ~ ~ ~ :W o. ~ c .m ° ~ C ~ 5. a t~ m 3° _ i i ~~~«~ W~~ ° S~° rn o m d y E°° m 3 ~• y ~ a o ~; ~ mo _ ~ w D o E ~ ``4 y °- ~ c o ~p E 5 ~ a° i E$ °- Zu a n d a`r ~~ pE ~i L m r ~~~ ~~ a c p m o i -~', {d o L F' N a m N .C N F a r t„ - ~ r 1 ll ~ O "E ~ y~ '~ Y n L T a N .m ~ w m T ~° 01 _- n 3 C E m g~ 4 m O ~ y B c Y c ~ 2 _p, N "~' ~ 3 m Z: $ n ° ° O m Y r E m m o m c ~ c N ~ a w a = ac $ ~ ~ t N m A m m m c - m E y o m m m F Y m a~ n n E ~' A~ r ~ ~ m 5 m ~ ~ p .S (~ $ J ~ C ~ '] N ~ c~ t o Q o U o ~~ rn m a ~ Y y E ~ z N @ ~ 1~" E o m -, a m F a° n m E m ... ~ i' ., ~ ^ a ~ m L a m ~, $ ~ ~ ~ rn n ~ m ~ A , ' J ~ ` c 5 ~ ~ 5 g ~' m o ~ pp T O ~ y~ a C 'p m c ~ n 2 o L E o c g ° ~ . . m C = ~ V T ~ ? ~ ~ m ~ ° n 'm m E E E ~ Ti c$ y ` ~ m m J :- s a m m o d o d m o tR L m S o n$ ~ y w y m m g 'E S $ 0> Z c ~ ~ ~ ° ~ ~ U ' q c w i m ~ m y. & E 3 ~ a c y 3 $ ~ Q~ 6 m N m L F C m ~. m~ a m J m E C ~" u$gp w mS 'C 01 0 ~ 6 h L J ° d O ^ ° E 9 t m E m ¢ 8 m o n gg aR ~~ g s c a m m m m rn n3n3 N ' 3 > > E ~ m N a ~ ~ y yoo o m N > _II a m 3 C i ~ c m Ol ~ n ~ ~ y 1 C ~ C OI y OI T a: C j G t L Q1 N J m 9 ~~ c c t E 3 °c m m a° 5 ~ y 2 W C ~ ~ N O U H . N O S m 8 ~ ~ F m m Y ~ ~ ~ Y ~ ~ ~ ~ ~ m ~ ~ m ~ ~ M L N N 6 LL N m~ p m m o ~ , E o° ~ g ? ~ ~ p m J m ~ @ ~ o J N C~ 2 N d «S LL 1p L N > C N {`p y ° L .Q ~ c E Ti m ~ ~ ~ ~ ~ 'm' ° s ~ n ~ m E ~ ~ ~ ~ (~ m "~ m ~ m a -` - m •~ m L8 f 3 a m b J w E a m R c m m ~ J m a ~ J ~ ~ F8 S ° y C c H m ~ n '' O m ~ Q 3 m 0 a m 8 a ° d ~ d ; m 4 Q G~ LL n m m ~ a o g m c E .t. 6 Y N m ry ° a u Q 5 ~ ~m n~ = ° 2 m a ~ ° c m G ° m o u ~ m ~ ~ m d c m J t m ~ o ~ y L O C ~ ~ y 3 g m ~ $ ° m ° ~ m m 9 ~ a ui ~ " ~~ m c °° rS o m~ E ~ c m L t LL ° ~ g ~ ~ ~ ~ ~ ' N `J' ~ `~ ~ $ ~ ° ° R i m a t ~ ° E `m c 'w 3 °' m LL ~ n m 5 E ~ m ` c 3 N e2 m _ _ a~ t. ! O y 2 V ~., ~i y~ ~1 ~~ ~j ~. ~1~ ((~` . L- ~.~ m G m K C ~ N N ~ } .m d N d. ~ O m LL - ; O a N ~ LL d ~ ~m 0 V _ v O ~ `° j 0 o N c d _ in C 3` o ~ n - x lL~ _ '° C ~ p N 1 O~ L . W O Z m ~ = m p dN N ~ a e `-° ~ ;~ i h ~ ° ` ~ m w - m m o ¢ K ~ ~ N 'j ~ . o N y o a 3 d j o y N O ~ N LL ~ U LL N o vi .= K E v V ¢ ~ V d p ri y ~, ~ o c ~ m o Z h 4 dO~i ~ N ~ O O~ A t =' C ' g ~ 0 8 y Z 2 2 ~ ° m = ° K c S Z c~ m ~ E c °w E ~ - vi U o LL m m ~. ~' r a o m U zi ~ t o c p d R W N E y ~ LL V m d~ y y c U c c~ K ~ ~ ` d = d ~ c g - d C ° y O O = O o m '~ ~ ~ +• O ° > N C N d N ° y ~ U ° C d ~ C L Q 'C Q o G 2 ~ v m ~ ~ ~? a '' ' n m o . d ° b ~ 3. ~ u 3 d ~c 3 E ° u u u a° V~~ ~ a a, ' = "' a u m ~ ~E ~ ° '~ ~E Q Q U = = U f/J N fn F S 7 Q ~i ei a vi ~c n ac m~ 5 a 8 u ~~ a8 sd !0~'~ ~g ~ 3 ~ _ IQ~;` bbbb ze~`~.. ~ u ~, 3~ > N _~ ~~~ ~¢ >~ ~^~ t ;,___, ,. ,., . _~:~:. ;'"~~ ~ :~ ~~~~ u n~ a aa ~ h M ~ ~ ~ ; m ¢j¢~ff ~ LL R 2 l ~ Opp yyo - w ~ ~~ S ~ ^,°°"' '°'"" ~ a ~ i8 ~ ~ ~ E $t F ~~~ W x c € ~ gg 4 4 ~ f, z ~ x.r c ~ ~ p p g Asa t :` ~ r r ~ 3 ; , ..,_,.. _,; .,s~ , ~\ ... ~ -~ ~ f ~µ~i, ". g o -' a ~ o ~~ ~~" %~~ r, ~~ ~i ~` . 1 ~` ~_ ~. ~. i 1 J W sa~ Y~~ ~,rm e f tt~' a~ °p )> < ;SE ~g 2 e; $~me~o ,~ s m ;LL xin m~ mm EV'i6 €$3 oiNN ~aa „~~ ~~m p$ ew F ~~ ~~ sa 3~ ~a ~' W i ~ 3 Y $ ~ m a m n n p J =. d a~ Q> rc ~ o~~ ~W y m r r m F~ F ~ ~~wo~o ~ 8 gg g o ~ a i ) ~ $ ~ ~ o o °a.°s.~ m $ ~~ ~.s ~ ° sa wmo n~ia avai anoxvs awmon oi ~dvai anox ez a n C ~ ~ b mRa ~ wig E ~ „n 1 Gx - OiE - 9N ~ e ~ - OB[ p r ~ ~ .. ~ r n ~ r os ~ ~ r. ovl ~ : s a p sa I~i~ w ( it oL J..ir4: w kS~sL se aeE -SMm WE -ESN ssc -a3,~ i tl ^ - aE ox x ss ~ w x ` ^ k ~r sr k m~. r r ~ a a~ orz ~ : f yyy of in~xi € 3; -a W e$~L OS Yn~L00L n=mtw ~_ Oit '~ ~ - SH - OSx JO r y .~ 1 ~. ( W4 ~ 1 ~ I Sr ~ 1 ~+ ( ~ ~ ~ ~ ~ W l~ ~ r~ CB l ~+ 1 r 59 J '~ 1 ~' ~ ~~ N ~x ari sLE -rvm~ asc-a„S sre -xSR 4 rc p w ~'S--sa a ~' oll x ~ ss x' f ~ .. r..w ~u ~aa,,,r ~ i~ ~~` ~sR-~S s~ ~ ~~ ry z ^S^t sa $~~xsn Sry~ES ? - sx - ox ° - on p l ~~ .,~(~, ~ ~rSx_,~(GE~~j _ ~. L GGx. 06C - SLr - OEr - ~ E gtlkg ..i~r or ~4 k 3sax J ~1~ 8 oa _SS ~}' s ~ 5 '• ~ N Q a~ s? e q 11 i i i 1 1 W F ~N J U - j W 00 ~a LL M J ~ W 2 OV7 Z » C 2 li W f W F ~ J F U N ~ ~ N Z 20 yW F N$ w Om i° Y~ O W J b 1 ~ U ~p~ C 45FA S~d F W W QH~ Y~ O W J a ~~~ ~~~ Je rca~ 8~ of oa Sd S s , naz oyy 'a8 g N ~ $Z wa 8a $~ $a ~, r anoHPaPIyaA s ' f o ~ ~ N Z }+ T t f P $Z $a g6 8s oa Sf i $~ 3 8E % 66 8x art $~ gf j: 6 $~ 8 8 8~ ~ 8~ 8 8 inoX lcelal4eA 4 I ri'SS Z N a\ 1 1 r R 4 L 9 \ \ 1 w N 3 0 FN W K N vt W W Oj OU' 2 LL Y 2 W O 7 U QLL F J 4' W F N Y Z d O H K Z W Fa N ~ J ~ LL 0 W J U LL J 0_ _ ~ ~ 1=I~I61~1°IPI°I~Ixlxl~l~l=lxl i- ~~ ~l ~- ~~~ ~. ~t ~, z c ss c W f a r or .. I. r ss ~ ~ r sll ~ 1~ I J n I n W J n I ~' W J n I n~. A [ ar Ws - Wr - „ B B W r - A -oar az ~ B - ~ o[I z ml s - r W f C ~s¢ J nln '~~ ~Cs yyy ? at z ~~~ ~~ ~~ z z W c ml ^ B c ar _BB - mr ^~- eec A- am ~r~ r mt +I~r sr ~ ~ r n gg Yg~ Yyf~ ~~ W1 J '~ 1 n m~ J n I n L! l '~ I n ~eZFNt WL 02[-AFB [ar-BAB YZr - - as[ s[ l Ort l [11 1 - ~ ~ pppp- I ~ r W ~ 4 ~olz J nln B OK nyA f ~ yy SS5} a l N p~ Q F$ FS Z l ml l W4 L a ~ ~ ?BA ~ y,°^,A- mr BAR- mt mx J n szl W J u otl J+~ i pA' [ sm sn - B R ~ Ws sca s a A $ h ~„ B- s W sx s - sJ i 6^$ k .. r a ~ ~ G Yj CN l + I „ B 32 WE - ~ a 1 „ a a N ~u Zpg W W LL t u i ~ W ~ ~ FU' ZLL W O N g i z yA6 c n Bi0 t W 6~7 z sz ? - mr - prr - au p / ~~ W J n % W J n I~ Ll J n Oln ~~ Q A e e i sol oor - vat - oe[ - B B i 011 , , I n i ~ ~ E ~ ~ YI ,"~A gg +~ ~Y 3~ ~~ e z eABa W B~~[sol B.Ar W 8w - SR - CCC - NL a K ~. f ml w I ~. f SI + I ~ f SB F' LL WI J n I ~- W J '~ I ~' m i n l-~~ y U Q W V C669[ssl ou-ABA mr-RGB ss[-S8R Iqy~ ye - - oa ac 'I su ~ se [ ' ~S 5 p • ~ I ~. ! W m o pppG i LL ]3 0~ J n I - ~ ~ ,r ~ m M z RffiA[ W B~A[WI BSAt c o: tp[ - saz - o[c - WI ~< •~ Y MI / ~ Ix~ p ~ ~ I[~ WI J ti 1 ' ~ Y 6• [Waal._ ~ ~_ ~.- ~?BB_m s BA aJ i°~B W zn68 I r a ~ G ocz J+I n ~~ ~~ We - ss t a z-'~ 1r1 2 8 L n ~ d / BI - w - K r w ~ ~ G 0 s U c ~ c n r ) .. 1 G T L, 1 3 i It ~ a~ '~ F g~ ~~ ~ ~n , z/ L v - v1 ~ - m - v ~ g ~ r a T L J~ JL l~ L ~Z 7i ~d u ~ g w inn L 6 Ll - K I Ll - 2 _ ~ ^ ~F7 ya A i I l l ~1~ ,u r i O~ W~ F vi . • J y ~g{ 1 ~ rd LL i Y • 3 ~~ U - 6 y C I t i L L L _ - 2 - 1 r s I L ~ r c r ~ T 1 J 1 J ~ ~ q ~n+- L f 9- 8 ll ~ K LZ i ~ 1 ~ t K ~~ 4 l 1 j •§ _~ n z „ R P L ss R R' L w L A ~~. / - sls - Ks E S R - wr p ~~ ..I~r w 1. r w ..1..r u1 ~m s sxl J A I ~' a J '~ 1 ~ ss J '~ 1 ~ ~S : ~ :~~ L oLl ws - tw - ~, au - ~~^~-oK ax in sn sR'~sw Ln88 i . I . r w G ~oK J'~In `~ Cz s(c - R ~ g ~ yy of i ' ~ ~j¢y E 4i ~ ~~ z ~ S .R c SS B~ n L alt g~~ L sr zg u t - 8w - Wr - 9K ~ p + 1 ~. f OLt .~ 1 ~ r Of ~ 1 ~. ( p( 3 C ~ LL ~~ ~ KI J+ 1 n 014 l~ l ~ w J~ l r~ ~~ y ~ W `^M~-wx ws -R~~ sn s'~g w1 s~RR ~ sy~ jI Wg6 . 1 .. r w 4 ~ ( I atL J~ I n E 3~ i LL aw - ~ ~ ec'~R ~~ ~~ ~ / z ~ ~ sal a ~ L wl F3 L m ? „ ~~ s ~ ~ _ arf R _ CI. ~ 8 ~ _ L.I p a Sax l ~ l r- S6 J i l ~ Kt J~ 1 ~' S~ L a81 H~ - fR - $ ~ ~ Sid - R 7B@-ss w L~s~ se i R a( s^~~- f .~ I ~. f tt °~ y G fCf , + L ~ ~ ~ a ~ oLL c R R z ~8~ t o R8~ t m C~: t sL } - Cls - as y I ~ - of fEt FFF / ~ ~ + 1 ~ r a ! fl ~ r xn + 1 ; r sll. ~ ~ v ml J '~ n f4l a J~ a ~ 1 Yal p tsR oio -8~8 s[ LRR sm-888 see -SRS i p~~"~-aK a L - scI L wI L-^ t r a C saJ~ ~~ e w ~ o - sor - iK ' ^' - a[ - to r ~ ~ + I . r wl r n + I . r fr + ~ ' r f, ~ fi W g' al J n tti wl J~ a 1-,4F F L .wi sK - p S s[ s - - ols - e $ o[r - 8 ~ ~ ~ w ^A-stt a L 8 RR o.I L Y KI L-~ swa ap ~ f4i + Imn 2 ~ Mj ~ 6 w OQ ~ i a +FR s i ~ ~ ~ ~~ ~: ~ s f. Z L ml L al L 9 y~ RY'-ol[ -as°^R-fa .RR-al Gy .. r SZI r s +1 ~ r u- i~ r or ~ J: ~~~ as J~I~rot uJ.in nlJ.1^~~ G8'eLOlr ar -SR s iMR xs-8e8 srr- Y p+l -src si s--~ si 5 sn 5~~_ G ~ r st ~p fK J + 1 n y 0iS - N$ ~~ e 1 n ~~ .. ~. ~i 1~. ~, ~,. ~_ L 4e n L m „ L aRe ~ r ~~ +I ~ r a r sr +I. r a +I.- r ou ~ s m J '~ I n xs sp J '~ I n se J '~ I n e t oll or- tt 5RR as-ry8 ott-,~ 8 a + i ~ r a ~ e G su J , eq P ~wc- IR 3~ ax yyy tt[ al z~'~ ~ ~~ r SY ~: u d~~ o z eRYLx Y~7Lwl 8=RLa pu -orc -ur -orc - s2 XB LL ~ ! ml ! s4 + I ~ i fr. + 1 ~. ! pp w 4~ ~ ml J+ I n f4 fl J~ I n fp J i 1 n~~ ~~ C RRRLnI slr-R°8 tt f mr_ sac-8 R op~jw +I..rm a5~° RR a1 L8~8 ml L-~_ g[y? s(Q G tux-. fll J~ I n S° ~~ 6 an - rR `e~ pp a e tt ii N Z Rx~tml $~RLaI YYRL 9 " - oei - oa - ptt - al ~j~gyj .1~ r su r s +I~ r a +1~ r sc ,~ G WI J '~ I n fYp W J '~ I n ml J '~ ,. n ~. L sei su - 8 s 5° R ais e 8 sn ° prz ce LR-~ at 5 ~ m LF~88 i SR J '~ [ttn pp~~j~~j3 mL b~$ S~ S l U z ERR L ss RJR L u n LI - S6r - mr - 544 ] p r !~ + 1 ~ r Or + 1 ~( Oll Y y tC Tj4 ml l 1 n ml J '~ 1 r' ~ Y G°~'R L oat « l$°y _mz 1 mr ~a« i Q E .. r m ~ ~ G tt2 J ~ t n ~ ~ W sL[ - 3 p J 6 av L ° A ~ : ~ 5 ~ : ~€ ~5 u ~~ L L m L Oll 2 W I~ r my + 1 ~ r mr srcs1 ~ ~ ml J ~ l . my J '~ I r ~ ~ 4 ~+ ~ Fq L mL «9 R 8 mt - mr S 3 a m~( W p~~~-Git Sr l~' Gitl ~' Sy2~ FFFF + 1_~. r m ( yr (L Ott 1~ 1 n ~ y A$, ~ LL W 9 l ~ ~ ~ ~ FLL FFKa2 0 r~ z t ml L n z G '1uJT R R R - sm ~ ~ R _ sor - my o m j ~~ +I~r szl +1~ r m ~~ zsj e mL J '~ 1 n mL J ~ 1 - ~ ° ly rv R „ R L svc cn - 8 R „ scc - se - F J 1 - am sz t ` p an L f „ ~ ~ r s?~t # - CK J + y ~ J E 0{L - L f t a LJ z M R R L m R z m$ R t sz R r ' - tta - sle j ~' - sJt ~ - svs ~ 4 ~ / ~F ~ r m r e ~r x +I~r «v ~~ ~ su J~In nt n J~In se J ~In¢ 'C n ~~~R oa ces-R°F sc tSA ua -R.S mr -S$® s - oK « ~ on L ml t orL ~ t a ~4 3~ ~~~ ucJ i~ f° y l of t ' ^ R 9 W 3 , ~ - ~~~^yyy d 3: a 1 I G RN W " ~° O 2 l m L Oll L h 2 LL may[ ~r au r sv +1~ r w +1~ r o{ Wa W 6 9[4' J ~ t n scr 011 J '~ I ~ OB J '~ 1 ~' ~ ~ [ ~ ry ' ~~Srvta« sss -RRR m tRR my --~R wr-RR.O-. oyw Ola m] ml l Ql 1 F W C $$$ .. r m S 4 y$ O ~U' OLL l a i n i z d~ y LL S~'L mC+ 3p 'd ~ U °~R t F z $ $ ° ~ ml II R L «I R ° L of m ^ -su -om ~ -«r ~'- m 1 ~~ +I~r ¢4 r s +1~ r m +1~ r or ~~ se ¢ sot J~In sm ml J.In «4 J.rn¢ c mr an s t A oK - Lts - R R 995- sm a t 8Y~ u L °~: or t °~_ < +1 ~ r a ,~~ ssc J ~•I n ~ «c - ~; s~ L tR f1 f~ ' L 09 99 ~. } ~ ~' - 94s - MS p $ & _ 9D9 ~ DS p . 1~ a OS1 J a r e' SIL ' n n O[I J n r- ~ ~ 6 /// ~K~~LSZx a!s-~°m sc Kr- Dsr -,~~ry i , Il ~ r as 5[L l '~ 3 ? 1 ~ J 9T< _n$w ~ Y3 2 (v uS Wi DI , O rE EC p _ ~y a 9 a' t D9 ( oll w - SDr - SK g ~ - - 49[ - Wx Fp ~,_ , ] ~ + 1 ~ ! 901 f sl + 1 ~ ! DI4 ~ W ~ C £~ 0[4 l '~ 1 r' SC[ SBl J '~ I r` ~ M ; N M p Lox srs - u r r ~ sse - Der - ~ F ~ Q ~ ° - SS[ Sx l ° w 09Z l U W 7 pp .~ 1 ~. ! W {{{y ~C t LL.LL '/ S4L 1 ~ I n a 1 ii2 Wi ~ ~ u L s ~° ~~ ~~ ~~ w m Z LC01 ~x~ L 99 pm . 1 p ~ 1 ~. ! SZI r s + 1 .. ! 99 - y ~j N FS~ „ p]L , '~ I r- 9DT DK , ~q i n ~ m a +~w su a . qq ~ M4 L Rmrv a ' tK J '~ 2 s ~ w ~ I z L ss 8ae L ~ ~ , gµ n n w- s49 - 99r - SLS p "''lllL ~ ~ e s[L L n an + 1 ~ ( s!4 su L '~ ( n ~ ~ a ~ ~ n ° Loa oes - „ ° F osr - sse - ,~ ~ n i -~ q w- OM Ox l Y OK l + I ~ f 05 S OK J ~ 1 ~' Gf Vy w~ W 6L! - ir: 2 g n 6 °Ra ~~ ~~ g 04 t i ~ ; 1_ w L ss e e „ L sn ~ : a - - - DL! SO9 F° 1- .~ 9<r l 1 n ~: l- I ~~ 6 S4- r '1L t ox 0R - SM ~ e ~ ~ 6 uu!! E^'R-alr u t~ s9i~ ~wj .,I.ru €^ 0~' DK Jrn '~~ 3~ U DDx - i 9 1 ~ Z ~ 5~ ru ~ ~ LL ~~ ~~ ~~ ~ a ~_ Z w ° t .DI R ~ t D9 p~ ~ . I ~~ +1~ r sa4 +I~r w n~~ ~~ sxJnln vtJ~l p aor s9r a9s - su ~ ~_ y $ 8 g _sse oe t ~ '~ svl L ~ 8 ~ < i _ E ~ r sz ~ '~ ~ ssc J.In 9 l i APPENDIX D PLANNING DIRECTOR LETTER Christopher J. Yuen October 24, 2007 i~ rm~ ~' : , , t . ' ~ - ChristopherJ•Yneu Harry Kim Director Mayor •;~~ : ~ ~•.l~: ~ r grad Kurokawa, ASLA l Or M LEED® AP ~R YyIIlITCtj~J IIf C~MfUtttt Depury Direclnr PLANNING DEPARTMENT 101 Paualu Street, Suite 3 Hilo, Hawaii 96720224 (808) 961-8?88 FAX (808) 961-6742 October 24, 2007 Mr. Dennis I. Hirota, PhD, PE, LPLS Managing Partner ', Hawaii Kahi LLC 864 S. Beretania Street Honolulu, HI 93813-2502 Dear Mr. Hirota: SUBJECT: MULTI-STORY RENTAL APARTMENT COMPLEX FOR HILO COLLEGE STUDENTS HONDA HONGWANJI MISSION OF HAWAII, OWNER TAX MAP KEY: (3) 2-4-01:116 ~_ This letter responds to your letter of January 15, 2007, requesting project support from the County of Hawaii Planning Dept. for the development of TMK 2-4-01 a l6 for student ~_ housing purposes. I apologize for the length of time it has taken to answer your request. Your letter describes a proposed 106 unit, 400 bed 3-story rental apartment project on approximately 4.0 acres, with a parking stmcture, marketed to college students at the University of Hawaii-Hilo and Hawaii Community College. The units would consist of 3 or 4 bedrooms, with a bathroom for each bedroom, and one kitchen per unit. Each bed would he rented to students under separate contract, with a projected rental rate of $975/mo. per bed (computed on a 12 month average) plus tai, with the rental including all utilities except telephone, premium cable service, Internet service, and state GET. The 1_ project would be located on a site owned by the Honpa Hotigwanji Mission of Hawaii, on the south side of Kawili St., just above the Kiltoole St. intet•section. 1 met with Chancellor Rose Tseng and Gerald DeMello of UI-I-Hilo to get a preliminary indication of their attitude toward the proposal. It was generally favorable. The - University welcomes other near-campus student housing oppoRunities develgped by I Hawaii County is an Equal Oppnrtunin~ Pmt~ider and Employer. 1.1 Mr. Dennis I. Hirota, PhD, PE, LPLS Managing Partner O Hawaii Kahi LLC Page 2 October 24, 2007 others because even though the University is working on student housing it does not expect to fully satisfy the demand. The County administration similarly favors projects that fulfill important needs of the University, and which bring housing to the central part of Hilo. Turning to the specific requests on p. 4 of the letter: ,~ Zoning: The request is to "allow the proposed project improvements to be built and i " s. operated on the property, and allow each bed to be rented out on an individual bas Response: The site is currently zoned RS-10 and would have to be rezoned to a much greater density, such as RM-1.5, to allow 106 units on 4 acres. There is no alternative to rezoning. The Planning Department can support this rezoning, because of the importance of additional housing in general and student housing in particular. Strict application of the Land Use Pattern Allocation Guide Map of the General Plan indicates [hat the site is but the Planning Director can interpret the map to allow denser Urban it D L , y ens ow development given that the site adjoins property that is "Medium Density" in the General Plan, that the area across the street is "High Density" and that the project is in support of " use on the LUPAG map a short the university, which is identified as "University distance away. There are anumber ofsite-specific issues that have to be considered in -zoning, and we do not have a full application with all necessary information at this time. If the necessary RM-1.~ zoning were obtained, the Zoning Code and other county laws would allow late beds to be rented under separate contracts. Building Height: You request is that ceiling heights be 9' and that the building height be ' 1 50'. Response: RM zoning in the City of Hilo allows building heights of up to 120'. I l Thus, i f you obtained RM zoning without any special conditions of approval, you would be able to build to 50' high. The 9' ceiling height is allowed by all regulations. (, Water Conunitment: You ask for support for obtaining water commitments. Response: Although you will have to discuss this specifically with the Department of W ater Supply, the preliminary indication 1 received is that they can make adequate water available for the project, including fire flow, from an existing 8" line on Kinoole St. The DWS is a semi-autonomous body, not under the direct control of the Mayor. Property. taxes, tees and assessments: You ask for exemption from payment of real property taxes and special assessments, and for waiver of any special "impact" fees or charges. Response: There arc no special assessments that seem applicable to the l1 t1 Mr. Dennis I. Hirota, PhD, PE, LPLS f Managing Partner J_ Hawaii Kahi LLC _ Page 3 ~- October 24, 2007 lJ. property at this time. Any exemption from payment of property taees would have to be by county council action. I have discussed this with the Mayor and the county administration cannot commit to support such a waiver for this project. If there were any _.' such waiver it would have to apply generally to projects of this type and not be specific to this one project. Currently, the County does not have a true "impact fee" system. Rather, 1 a "fair share" assessment is imposed at the time of zoning. The County Council is could l._ decide, at the time of zoning, not to impose these fees. At this time, the administration cannot commit to support a waiver of these fees, which are generally imposed on various types of residential development, and generate funds to support regional road, park, C` police, fire, and solid waste improvements. Other~county requirements: you ask for a waiver of affordable housing requirements, and ~_ requirements to submit EIS, Craft-ic, and other studies and reports. Response: The affordable housing requirements are set by county ordinance, Chap. 11 of die Hawaii County Code. The proposed rental rates would be considerably in excess of the amounts 1 . considered "affordable" by Chap. 11. Only the Council, at the time of rezoning, could decide to exempt this project from Chap. 11 requirements, and the administration, at this time, cannot commit to support this waiver. The affordable rental rates were set with a ~__. different model in mind-a family renting aunit-rather than students sharing :apartments, so there may be grounds to adjust what should be considered affordable. The requirement for an EA or EIS is set by state law. Without more details about the project, ~_ we cannot determine whether an EA or EIS is in fact necessary, but if it is required by state law, the County cannot waive it. The County zoning code will require a TZAR for a project of this size, and because this is a requirement of existing county law, the Planning ~._ Department cannot waive this requirement. It is not entirely clear what is meant by "other studies and reports", but we do need some basic information to process a rezoning application, and both the Planning Department and Department of Public Works have J_ post-rezoning requirements that sometimes need formal studies that catmot be waived, such as sufficient informatiai to determine that adequate drainage has been provided. We also suggest that you discuss sewer needs with the Department of Environmental Management The University is currently studying sewer needs for.the proposed US- China Center project, and preliminary indications are that capacity on Kawili St. will not be enough to sense proposed uses, and hence, some improvements may be necessary. Mr. Dennis I. Hirota, PhD, PE, LPLS Managing Partner Hawaii Kahi LLC Page 4 October 24, 2007 The proposal also did not make cleaz what would happen to the ten buildings currently on the site. Presumably, they would have to be demolished because it appeazs that the project would occupy the entire 4 acre site. If you have any further questions, please contact me at 961-8288. Sincerely, ~- /_ ,. CHRISTOPHER J. YUEN Planning Director CJY:pak WpxinGOlChris07 -Dennis Hirom - Hongwanji -Student Hnusinp cc: .Mayor Harry Kim Office of Housing and Community Development Planning Section Tax Map Key: (3) 2-4-Oi:116 nGh ~'' _r ~.~^ 1 ~.: APPENDIX E Consulted Parties' Comments And Responses F' < 8 •a S O a6 T S =~ w m U a 4 F°. ~~ ; e o ~Fd [6-=w tom. W?~ C C=` ~• a~ •:a ~~a sm~ +..i .. 73 ~em~ Oa@~ y~' 6 W 4 egg 3 S C? i 8 r a 3~ ~ ;a ~4 8 ~ ~ w <~ :G ~ ~~~ ° t .... ~ gt~ 6' l si Cn - ~G S $ R ' . Z n -~~= 6 3' n ~~~ z o- i v~ C ` L~ . a Id d P E C~ J m a E 4 ~ t o~ c m c O p -° g o x m a ~ ~ ~~n $ ~ - c ° § ~ . ° ~ ° ~ m m u z aS a ~-°,y ~' o ? u o !! O < < o z ~ i y~ U O m ~~as v H p -. m ' e © .. 8 w B a c N O H Z O JCi $ y > O _ ~ 9 `s 3 - 3 u $ ° '~ o e o u `g c 2 frR< ~ `_ ~ ` C ~ u ~W~ a 6~~ 1 `n a y Z °° ? f by 2 h .o 'g .~ G 3 R ~~ Z Uq56O m `o c6~`oZ •,,~ U u ~- U t U9 a w2 _. [au E°~Cg~o~u aoexere~ !~, 3 ~ ,~ k ~ZK `o C(g~~ N .~.• a 3 _ _ ~- v 0 o~= =c. ^-_ E -~ 6d x ^' _ .: 9 N ~ ~ u ~- c _ u c`"~ R Em 2YYLL $ ~ ~ O ~ n ~ q ot; o:- ~~3 2 a ~ 3 y ~QO o ~ Y . - E °v ry C O~ c L c T s _ ~ ~k U u ~, C ~ ~ 0 ,yYm- 2 ... M .•L a l/, G 0. R y O C 9 O c p G , ~ O 9 Q e $ T M L o c a 0 Y y ina$ X X~ F`o q o a c~ ~ ~- c ~ U V c G«~ :4~ ' z $ 8 ~.°-° o hi a` c °c E~ e °~ $ ~~ ~ a ~ ` " ~ L , o_m c g o._ ~ ~ ~~ ` eD <~ ~ 3 o P ~a'~ ~3$ S 3 ig ~9 ~ 4 E ~g~~~. q 'E m m$ e.~ So < 5 ~ ~ . c ~a~~ _ y a ~~~~ H y~ 3 ~ , E ~. b oU ' i~ ~ pzuSa aU u +i ~ _~ ~` S R X R .. ~9 fq" A V d C \a~ F pv vi m p 0 C% g2c n. P y mw G h ~aa3°3 p~' a'~'. v; 3 4 V ya L ~ a u a r ~~ v ~N Q m u u o o m u ~ ~' ~ o ' m EE m ~ ~V O J 9 0 °~ ° w 9 W q ,Q ,°, i p. 0 ~C Y b~ c ;E rr. L` v ~ E ~ i4' ~ ~ ~ ; S `e NR m e m p E o m~ m V m o s 3~ wm € m ~ w~ m ~ c v a ~ Y ;~ t ° oW Q~u~ g. E ~ ~° p ~a L C m G C C Lr ~ .~ R ° E n o o° E ° m E d ~ o d E A g n t o ` _ ° ~ 4 ~ ~ E 9 ~ ~ " ~.o ~ ~ - i m m E :tY~ ~ ~ E~ m ~~ m d ~a ~°~ ro ~ ~S °~'6w E m ° ~m~ `' a U m VoC~ cc ~m v . s~'w a O E~2 wm 2m °~ g @ v m ~ ; n ~c~ n~ n ~' 3~p L''oc °NE `~pmU c m ~ Q~ y p 2` S d m m V C °. C~ J N a `p~~~ Vim- ~~ 3° ~m~s OG do aa3 "',~En° aE App' p m0 g N "~ S~ W i. ~ Z $ W '~ E (('~ Na h m ~ ¢ ~ N h .3 ~ ~ ~o a ~ 1..! a BOm n m a ~' :a 5C LF ~°c ~~ ~~ v 3 Dan tm. .tm-~ ~ S' SO 52v.o m_tvy S. ~ g' '~~~ ornm 6 ~ ~ ~ ° ~ m m m < < ~ u ~ ° = g 'a t d ~ _ E °' m ~ °' a m m rv m °o'oJ n , . '~~' mwmyg' m«=R`m oE.'-3c ~~m°W y~wc 1'nIt m U cmc Q~ @~~- 'nu®o .` m EEC' ~ l l Z a~ Em~'"~ ~a C c-o ~~m fm < msry' n~~° a.a ~~i v m y m nwm t~.w ~~ ~~~ t` Em ~ o~ ~m .wE~ ~ ~ oaf' E EiL ~~'a ~~ ~~~:~ CJm 3iL-omm ;cO-c ~ m~°~ m mm mm~ Qc .p nos p, AYn w mm ~ ;E ~S~§ ~V°' c ~'" `aC 3 m3u A 2 L~nc 'E°m nay e7-~ ~ ~>>~:0 n.'G i ~W~o moy~ 2ca anQ b R g~ d E y E c ~ m o.G '~ U a m S~~ ~ $~ 5 C< 3 a m mg m E°c ~-c u5 .-a ~~-.. ~ --°og'-°`~w ~ ~° ~3 a.` SSE o oEm ~~m SwY O ~~a°.m~~. ~ o'~o ~ V vLe 2~~u E`m u'° r~ F n Er wEE m ~~' m np !UI C4 n ~ 0 °mm°°•SL°~ z 5~~$ at gw ~~wE t~~m < o d °"mmyi cg S onpp y ~ ..o o. n~ o '!$E L N b pJ D UT m v J m U ~ V 0 0 0 C ~~ N m D ~~ m y` ~ U. ~ O U p U ~" w ~ 6 t ~ A N F m m p m q q~~~ o _ O 1~.=m m~v 'c nu ~g.m no o,Ec 5 E'a Um n ¢ m c^ g~ so ~ `~ n c w c ~ c m ~.-m_ ~ 2 c,'o ~` ~ Asa°.@$ ~ °~ r]U a'~E [~~~~b W Srn3 ?iE~ ~i E~ ~ e~~i~~g8q $ ~ S ~ - 1- N J ~ W L K F ~ N f7 y i m ~ o O$ m m mL T _ .~ m$ m m£~ ma. £ ~ a ~ _ m ° ~ ~ E n _ Y3 c° ~'i w I ~~ m ~ m 9`T~ mt~ d w Y Z YQ y m ~?: m m ~@ £ °~iw ~o @a E - r o 2 .@°'S m m°' ~@ ' m s£ $ ~ ~' E n S d x ~. s a~=_ d < g my to. $~ w m a w £ 3 m 2 a en s a~ ~ sus s`b ~m ~w m a c r 3 g N £ °c @ o opEy one c3 W a m° ~:- m qa 5'w ~ Y6 ~ Yam>'. <a Tjryo. ~YO O~ p6 •E ~~U~ c Ld °}~ 1 ~ ~3 a ~@a;, ~s tEm d3 8 ;~ S ~~es da ~;m o~ 8 ~~~~ am:_ a°1 ~- m n-°m ~,°i §mn~m :~ W ° ~a E ° S t m` wm oOxc off= £L°-° $N h I ~ C ~ O~' C C a s C n.s m Q C L W W o .gip }'a wy@m om~. ma°; m._ 'c S 'AC _° ice' ~~inm v 'mE o m3 w i $ m .. _ ] .y y n o d E~ awl 9 a (_ RN 8 ~ ~~ ~i ~cix W ~~~ 5 ~ S 5 ~~ E.Q w ~ N Cl O Vi j 39 t~ _ ° a N° ~ C.` ~, i E 8_ ~Tr ~a o Ea ~ c ,y1~ °^ 9 " rv~i§ m 8 m~0 c ~'~ ~Q"O ~W mS fd y ~ m Q w q m C~ C -° 0 Z N ` w O m@ q S o 2~ LaG @'oW, °'o tOm °mm~ nm 3~E c E m g>mo mss ° ''2~ Q,"o `~°E~ '@5$ ~ e ~ ~g'i~ -w° eg ~~c mEotY qrn~ ~a2 ~"' ~Eo ' ~__ f" yE ~ E~ ~W ~o°2.c K~ m ~a1~ EQEQ x'~ Z 4 / E t °mm~ om'6m mmpy cH= E~ c ¢a .@ u°4S Ec w EE'" og@n w$n mcy .Et E~~ ~ ~~ C U 4my~ ~~ ~ wr~~m. Ua~E a"n ~.°m Eye ~ ~£ . 1 c om ~ s.E a ~ma0 ~Pfi9m vov 92; mn m g p ° ~ d3 c WS '- °<<0i-'-' °' m wm m ,z m~ oN m ~m3` o o Lj ~z< ~ CSm c ° ~~u m"2 ~cmm c3 i m ID ~9=n W ~O~ O o c E O4 E ~~Em -~a~ pixy ~jj£c mmsw E a a Sj O~~'3 8 ~_~g 9e ,~ $~~ES LLmao a~~ €~ ~= Ssfe r,~ ~ ~ 3 $w~ ~~ m$y ulomvc ~~c.k ~~m = a c xSaB ~~BLL d ui cp ~ @Q £5 ~`m~9w ~~€~ ~ SLR ig~~ ~a ~E~m '~ L. `~' ~ LL r°~~~' mn We m~d@m d a" m ~° a `°°y °-'$~e3 [y `C ~~ m :s Q`o sa ~o °m7my m~a 'm xm.t tm€o t cmh°w Q~a~b`~ ' '~ `o c3P cm v u a am vm9 @.., ~__ < r£ch Qm m m < ~E 'o ~ > . a 5 :,~ °a a m c~wn .~~ E~ no:m nq c`y ~N ~°o ¢~y m9 . WC9 ~ ~ o o .c°n@.f of ~3 mm~az m~E;N ~'x am Q38~ G m m Uamr mQ mg °~_ES~io ra5x~ ,. zzzg m ~$ m a 3~ 2$ w a ~. O ~ ~ ~` rQ'v v~wm@~ g E n 3 ( - f o r° a w ~`a- R f N ~~ ~~~ e #~~ ~~_ Y gg IL ~B s ~ 8 r ~ s & ~ ~ ~ g° ~ ~ ~~ < `e $,5 ~ ~ ~~ ~8 s ~ ~ ~~ ~ . ~~E ~~ ~ ~~ ~~~~-- ~~ S°~~¢ 2 ~~ ~~ ~~ ~ ~~ $s oA~ ~ 8 5,~~85 8~~eg E 5 ~5 s_ § .~ ~ g ~~ %3 ~ ~8~ 2~~E 5~ ~~~_~ ~~ ~~~~~ ~.~~ ~~s~~~~ $ss 5 1~a$ 8~~ 5'S g ~ ~~&~B 9 x ~~~~~ ~~ 0 s s ~ 9 ~ d e ~ ~~-~ 5 ~~ xo s ~ a; ~~~ ~ yes ~~~ ~~~ ~ g g~~~ ~ ~~ ~~~~~ a ~~~ ~@ ~ ~~~ ~a~ n. Y J gg T 2ffi~ a c ~ v VJ 8~w S ~g ~ Q 3 s U h 6 N o g Q m P E O N L ~ 3 2 gZ ~2 v. m R5=~3 ~L ~ ~U N Z 2 Z ~ e ` T ~ E "'~ ~e~ ~ 'a 'S m F D C 9 8 ~ SN . 5~a'^. e n c 8~ ~'a3~8 Q ~ O 3 ova T ~ F= ~=a~° v e°2 ~ i 9 ' 9~ g ~~~ -. ~. 9 !1 8 ~ e =e ~.~ ~ 8 .i 'sT g a° ~~ ~ . € s e . , o ~ O E ~"s ~ 0 ~3 g ~ x s- ~,a"O v ar-~ ~ m ~ % ~E~ ey;~ ~q mo`o ~g 8 ~ O N N N N 4 5 ul a 1h0+ g m ~C 3 ~ T VQ d•,~-~ a o ~~ ao~ F= €~ O O ~ ~ c e C ~ QgJ. mv!OD ao a ~'~u`xg g ~U ~ i t32oN RR~ u= ~ ~ ~x~Y m ~~~~ ~ r, u ~ e~ ..; z: >_ ~ ~ w ~~ o ~ t '-' ~ o o m ~ ~ w 3m ~~ 5a E.Q . X o ~~ ~~. V DL dL b = S N .. Y `o eG.-E £ .. B ~$,aY~ sz~EQ E g g BE~k$ ~. 8: ~ ~ ~m ~ gp 8 . Q pjvg6 ~$ e O ~ ~ ~ 'OY Ogc § Y F ~ ~y 9 ~d ~N6 i 6 S :~~ TC ,Pyi yp F 11p.. ~j b °bb.^ ` o y go ~ ~ 63°5 ~ 9 ~ ~ ~ ~~ `a 6 3 m ~ ~~ ~' ~p° e C X Z, ~ m Ea ~~ a S = N ` ~~FF~ ~~ ~ ~~~ £LL ~p 9 S~$ x~ ~'g ~s N ~.~ ~ ~ s@ o c ~$~ ~n g m ~ m 3€ m ~~O ~~ ~~ 2 E ~~ ~~ o~ a $$ g ~~ $~s ~~ ~m a~ ~~ s~3 ~~ ~ ~~ ~~ ~~4 ' ~ £~4 ~Y g° ~~mt a~ 3 B~ ~ c a ~ ES ~ s ~ c ' ~c5 $~ g N ~' ~ g $$ ~ ~ ~ m ~•g ~ 2S S ~~ ~ t ~°~.~ ~~ ~ 8 ~~~ ~ pg ~~~ ~~ E '~~~ ~ ~~ ~ ~8~ o~ o o' m ~ . O n a" a ~ ~ s~ Cam ~ D ~ g v$ ~€$~ a ~~~c~~`~ ~~g~~ ~'~~~~ 8~~~~ ~! e a~ m ~. m ~~ ~ qY^R N W ~ r o~~ ~ ~ ~ F ~ ~ ~ 9 ~~. i ~; wa ~', G'S C ~4 SSA 8 E B n ~ .G m ` :7 a ~. z ~ ~~ a m .{ ~~~ ~~~ C q C m ~ms$ ~• o a Q~e ~ o -~ w 3 nd a_T~e ~o o ~ge ~~~ ~BmE ~~~~ ~5~~ ~E~~~ @~~~ ,e~ .~ 0 0 @C ~~~3 .. ~~B ~~tt 5 ''g" _ g~ Fj ~W 8°ia 8L~oF~~ ~~3~~ ~" '~o~ ~~~ E w$8$~}$q 3 g~~2 9 ~ ~~ W~ a S ~'~ ~a~ `~ bb. ~A p 3p V T .E~ O V ~ ~~~ ~g~~~~ 4 a a ~~~ ~~g ~ W S ~s a E c9 ~ ° ~ @ i o~g ~~ yLLQ ~~ ~~ ~ ~ ~~ ~~ O ~ o °- g~a ~sg~ e,~$ ~~ ~~~$ ~ ~~~ ~$~~ ~.~m ~ ~~ ~ u a ~, L ~~~ ~i 8~ $eE ~~ m ~~ LL ,.~ m ~~~ N g ~ ~g~ ~~ g2 ~~~s ~6 ~~ ~~ E~o~~~ Ye T ~S~_O b uy~~ d $N 3E~icE o.~ E yp 8 Va ~ s5r5`EJ ~ 7~/ri6 }~ y ~ u O mg ^' ~~S.~Bg~d ~G'-~5 ~ ~ b~ ~m ~~~~~~~~ ~ ~ ~?~ y ~~$ ~~ ~~~ ~o~~~~~~ ~. ~wa~s ~~ ~~ ~~ ~~ v~~¢ 4p ~pygyy~~~~~v~ ~0~~ d 5 8: i o. O~ u 4~~ 3~~ B 5 ~W B~ ~~~ ~~ ~~ ~ e ~ a ~~ ~N ~~ ~~ m~ ~ (1 ee ~g ~~ ~ ~'~ ~s ~ 0.O C- a N k ~e g~ ~~~~ ~~ ~~ ~ -~~~ lJ 55, E ..5 L~ $ c ~ a- 5 ~~ ~8 ~pp ~~ ~~ $ a8~ ~~~ 9 rv~~ d~~ ~ ~~~ 5 ~~ ~~~ ~~~ ~ U a ~8 ~~a~~ ~=s ~g s~~~ Y a a$~~~ ~s~ a~® a (~ 0 gt ~~~~ ~ U ~,. _ ~ ~ axs a 0 ~ s ~ s ~ m a m ~ [~l Qp, y °°_° ~ ~~~ ,~." of ~a s 3 ~~° e ~ ~ $~ a ~ ~ a J rv1, ~ ~~~3x~ DOe ~ W ;~ d w e +• € ~ 6 ~ ° ~ S ~a'e 8 ~ D~ S~ ~u~~ ~~ y ~~ ~q ~ ~~ 1~ ~-' ~ OG X ~'- ~ ~ ~° r 3'$c ° ~ °b~g. ~ .g.@g~ 5`o ca 0. wr a O & ~a` ~ _ ~a ~ s~~~ qs;~g~ ~~~ ~~ o ~ __ w ~ N 4Y~l~c _ m ~~ fig" ~ ~ ~~s gg ~a ~ ~ x$ ~ ~~ ~d ~ ~ ~~ 9 ~ ~ ~~ $ T g E 'T'S '~ gg a $ .c a ~ ~„e $'~ $ Shy £ ~~ ~~ ~ ~o ~ c c . ~g $~ ~ 2 i b~p wr8 ~¢ mfr ~ E~~ ~~ $~ ~~ ~~'~ a ~ ~ ~~~ xa- ~ °~ ~~m ~~ ~~ o e 4 E' y ~~ y ~ ~ ~~ p g B ~.5 ~ .n3 a v a~ ~'Qi o ~~. SF~u ~ $~o $ ~'°~ ^Fj~o ~c~ ~ E ~''ovG$0 .~h °v 5v Pn ~9 G '~'. 4i~ `~~i 'O FFJ! O. V ~g o ~~~ s ~~ ~~~ ~~ ~~ ~~ ~ ~ ~~ N ~~ C> ~ o~ ag ~ ~ 9 ~'e ~ sF r4 C ~~ n.S ~° ~~ e~ y E ~~~ ~~ ~y C 3 c ~ u w $ E c'3 0 ~~ ~ ~ `a 8 E g E ~i -°• ~ X c a c s~ .~~~,- yam g ~ ~~~ ~o ~~~~ d a s ~i ~ S o ggQQ ~ pp o a6a ~' z~~ZC ~ ~ ~ C._ wE9~ gy7~ ~ ~ ~=. p~ "'Oo r 4v~i7~ ~ < ~~ °~ ~ o ~ a. a g ~~~~~ ~ ~ ~~ ~~~ ~E N 95 r d E 'v^. ~g`s~ m 5 ~us. ~ ~ ~~ ~~ ug~ of 3~ ~~ ~. :3 ~~s `° ~ $ &E: x <an a: o ~~o C7 3~s ~ g Q ~ ~~ .. :~ J ~~ €'~ S =~ ~~ B~ Yg q~ N m' .]EE3 e~. ~~ ~~~ ~'.i s x ~~- w R~~ O O=_ A ~ ~~R v° $~ m ~ ~~r_~p~ ~ Sa~Bn $ N ~~~DDDDDD o ~~-`sue ~ e ~~~g~ ~ ~'~ ~ ~~g m ~ ~ o ~ ~~~ ~ ~_ ~ ~~m e U'' t~a]~ m ~E a~E ~ 8 -z~ z~ 3~ ~E ~, ~~~ ~~ m am ~a~m $ o~g E ms W Nxf~l ~>Wy m Um ~ m hg- O ~ ~ py ~ 5g ~ ~ !~!Qq m au N O (w1 W_Q ~ $N3 ~t ~ ~~ ~_ ~ ~ €m~ ~~ ~ ~ m ~ a oarc~ ~g '~gc~wc 5~ ~ m y ~ .. .. ~ ~ EES m~ ~ 131 ~_ ~a ~C Cem Q.. o ~ ~ ~~ ~~~~ H~~ ~ x ~ E 1OO°~m e vi E Y a~s~ ~,' m o~Nda O1 ° ~ ~W cm ~ E'~ 8 " b » m O W my ~. C O m °' maE m~' £ =~~mg ~ 0 8 ~ m = a ~ S U.. °.. m~miEc ° m u' m 5 n~ d '~° '-~° E EO1 m vm$L> ~~~ ~ ~ $ . mo 6 o ~ ~E `o~ ~ ~ ~ r _ ~ $ m c ' ~ ~ gg Eo3 E~ ; ~ ~E ~ ~c3m~ ~~ $ g m ~ m '" ~ Em S~ m p~ F m Bb EEE~ fn~ $ m s ~ x U ~ f~" cN~ Wh ~ cdE ~E n C Tm Em~$° ~l- m ~C ,p Q° 6m W p ~WZ who J r c ~~ ~~ Q ~V . ~YyWm~ t~ m U Q Ga , 0o w LL p + m~m;. ~ .. ~ ~.g Ec L°IE m[. ~ R T OZ°. N ` i'Q v~c ° ' EV w ~. ~ e$S ~S S m ~ S v N w 3 - F S i wY a °~ m ~ u KN Q ~ J 5 r n i- F tq O r~ o .~ ~,_ ..o i e y i E E t Y 4p a t~ 6$ f3 ,€ ~~`s ~~ ~~~~~° ~ ~~ ~ ~ e€ '~ ~~~ ~ ~~ $ 6 a~ ~~ [~ ~B S~ ~_ ~'~ ~ ~~~ N gma ~~ 3 £ }~ ~~ ~ Efi Ds E.~ ~ 8 c y~y ~ s 3 ~ S € ~~ C 8 S o $# v 3NO W 3 ~ s~ a ~~~ ~~~ ~ ~ ~~ ~~:~ ~ ~~ ~ , m ~o~-gp o ~ ~ •~ s ~ s °~ ~ a $~$~s U D x~ ~~ °°~~ v~~ O g ~.~ o 0 3 ~- ~ $ S C~ V 8.c D T b ~~ ~,~, ~s ~ 3 ~~ ti B ~ ~ ~s ~~~ ~~ o~~ r ~~ .. ~ L ~ M U ~~ ~ ~ N o $ ~ .2„ k g o .,.r ° c _Q 2 m C ~~ y D O ~ e ~~ ~ ~~ ~:~ ~ ~~~ a ~:g3 gaC., a o €~t~u a ~$~~~' ~c4 ~tl^ T ~~ _ ~ ~ $o~~€ s ag ~ot9 ~~ 6 ~ :'W.~fi ~~ 3~ E"~ 5~ O V `t~ ^ ~~ ~ ~~ a ~ ~ U 0 e P .~ ~g ,gig 3 I i a~ 0 ~~ f'1 5 ('~ 11 JI u [l 0 ~, ~~ ~~ 8 ~~ }a~ :~ ~~ ~~ s <3 M (_1 E .a 9 ~ s &g ~y ~~ ~~ ~~ g m; s= ~ §~ ~~ 88 y~ s x a s ~~~~ ~, ~ ~, ~ ~~e Y~~~~ s ~ ~~8Rn6 O ~ O ~ ~ 4 L ~g~~ ~ ~~~ ~~s,~ ti ~' 5 ~~~~ `~ o .~ .~ 8 ~ o ~ .~EE 3 _ 5 g 3 ~~~s~ ~~~~- ~~~~~ ~.~~® ~~~~~ 'o~g~ ~~~~ m ~~ <~~~~~o y `o _ P•~~ ~~~.~~ e a ~~ ~~~ ~~ C ~E t gE ~~~e8_~a~'~y~ ~ee ~9 $gC E ~ ~ ~ E B S ~x~~~~~~ ~~s a 6~~°~~~~ ~~~~~~ ~~~~.~~ s.~g_ }~ ~~~~ t) ~~~~ IrrI ~~~~~ $ 5 c~ 1.~ E .H ~~~~ E~ ~g ~~~~ U ~a~~ ~~~ Ci ~~~ ~~ ~ f. ~ ~~ ~_ ~~ q- _ ~ ~_qQ g3g3q33 ~ E ~pp ~ ~ ~ ~ 2 ~ ~ E I e m ~ C.5 j n~ S ~. $ 6 3 ~. c ~ ~ s ~ ~ sa b~S§z e ~~~_ do e. ,e s E ~ ~ ` ~ ~ .q € l_ a ~ ~ ~ z ale ~~E~ _~ ~ ~~- Q ~~ g~g 8~ a° F ~~ a 5 y g ~ S ~o~ ~ ;. 9 ~'c ~ °''~ S ~,QQQQ y, m ~ ~ ~_ ~p g gg y ° g ~ S f S' ~y ~ ,~ y' 8 3 e m B ~9 l.. m 88~ p G ~a¢~ ~o ~ ~ ~ ` ~ ~ ~ gg ~ e ~ C C~ YYY peYl.? V! F rv ~ a O C x g F~nHax L. ~_ l_ ~ ~ 3 w a S ~a ~~ 8 6 ~gs ~E t o 999 Eb ana E ~ ~ s m_ _~ ~~ ' N 2 ~~ o'SSp `d L Y I_. ; ~ A o a° ~ ._ E ~ ~ ~ ~. 4 8 Z ~~ ~ o ~Fu u~35 `o ~~'°& ~ _ g ~i iS 3 ~~•~ Em 6~~ L$.~'a a .gE. S ~ WcQ ~~.6r g `~ $ p£ o .up .~nv° ~~g~ ~ ~SV .E 8. E 0 ~ ~ ~ ~q ~~ ~3 ~ ~ r cue's ~ 3 g5 B ' E r-g 3~~ a $g m~~ ~ ~ ho ` c ~~~~ -.-_ ~ a3s~ ~ ~~ fig; ~~ ~~ ~ ~ ~~~~ a u .~r~x f ~ ~~ $•~~ 8~e3 ~ >m RR 22 'E E ~ ~~ ~ ~~ b ~~ pn ~d~ ~~ e i ~3p a €~ 8 ~~ Y ~U W G ze in ~ 0 a i ~; ,~ ~1 a_ ~ ~'= ~~ ~- ~~~u_ ~m +~~4 ~i rv~~A~l ~ ~ V 00 p~ S CCC S .Y N E ~ ~ ~ 5 ° a 6 3i~ Cs r e ~~ ~ c o ~~ ~Y ~~¢~ e~ r s„= $ ~ ~~ ~ ~ 3 G°G y~ ~ 3p Sp ~ x~ 't s g ~ EAs 8 8d a~ a y 2c~ ~ ~.~ o7 df: ~~ i B g 8~~ ~;~ ~~gg ~ oo~OO ~~~ u. 9 >>°~>>~ ~ ex°y, ,~ ~~I~l~sl`l l ~ a~ ~~ & ~~ t ~ ~~~~ 3~ ~ f~ `t~8 NLG 5 r'm ? c9 si S~~ ~~ $ ~~~ ~~ ~ ~s 0 ~, ~~ l z ~ ~'~ ~~ a S 'a° 's ~ ~ 0 0 e ~~ ~~ h F qs~ e~ ~ za°~ ~ o~ ~ 8~ s ~3~ ~ ~~' $s 8 ~~: z ~~~ ~~_~ `o 6~ ~~~ ~~~ @~ ~„ s~° 0 ~~a 8~ ~~~ ,~ a yz e $ ~~ G C u ppE ° o C ~~e _<~ 33c4 $f ~v yq ~ ~ T '~i y ~~ a O a 0 l.J ~a a 9 ~ a ~~c ~s~.s~ ~~ ~ a ~~~s ~ ~ ~~.e~ ~~mn ~~ ~ ~~~~6 ~~ ~ '~~~ ~ ~^ ~~~~ ~ _~~ a~ g ~ ~! ~ y yy~ ~ tl ~i r ~ sa~ ~ b ~4 ~~~ ~~ 00 ~~~;~~ ~Bg ~>;va ~s~~c~~ SBa~m 7~~~~~~~ ~$u$~43a ~i~~ _ __ ~~ g3 ~~~ ~~~~~~ g e ~gg 3 a' O U '~iy ~pN ~DIVIS ON ail 3l AIR 3l ~€ » ~ ~_ pe,Pl. GF lA ^N pC6,{5 eo ~~ NAg7A2f ~ NpgAll x pg~ o 8 w y ~i g `. ., ~ g ~ ~ ~ E 1 ~ > > a o °I '~ ~I I°i'~' 3 ~ o~a~ v 88 V N O a ~< Y ~p~ q ~~ o~ 5 '~ s~ e c$ EEV m~ ~~ H ~~ ~° £~ ~~ ~..§ S» ~~ o ~ 'S $5 i? 8 ~~ as ~~~~ Cl U 0 U lJ ~~~ ~~ ~~ ~~ ~~€ T ~~~ 99 N g~E 8 E 5 °° ~g ~g ~ .o ~~ a ~yyl ~~ b v. q &m ~~b, 8 ~ ~ ~ ff ~ ~ g ~~ a~~ a ~ 8 ~ ~ ~,~ _ ~ ~j31 $ ~ pyb. g ~ . _ ~ 1 O ~ ~ F '~ '~ .9 $_ r~ ~~g ~o ~ ~ € a~ o ~~~~ - ~o~,ax ~ ~~ ~~ ~~~ ~Y m ~~ ~~~ ~~~~ ~~ ~; ~~~~~~~~~~s~ ^ ~~ ~E a~ ~#~~~~ i~~ ` $ ~ 0 ooh ~# ~~ ~~ Y ~z ~~ ~~ ~~ . ~e ~_ E ~~ 'D ,; ~ ~.~ qq~ ~ . ge ~} ; ' ,' ~. 3~ l~~~ j• " ~~~~~ ~~3 ~~~;~ ~ I ~~~~ ~~ ~~ ~~~~~~i,~ J ~ ~~ ~@ ~~ a~ ~~ I~~ g m 1 °~~ ~ z~~ ~~ ~ FQ~ c~ 8 ~ 3 < <g ~z > rya i •y_ C F~ ~~ ~; ~ ~a z a u~r~ ~`$ N _:_ ~' . G J O -°a 'i~ ~~~. Ha6 G 1 i &~ ~g~ ~~~ ~~~~ ma ~~~~ +~. U~S ~ m T ti x ~s 0 5 ~ a .~ ~ m ~~ ;~~y ~ ~ ~~ ~~ ~~ y~~~~ ~.~ a ~ g~BZ„ ~ ~ ~~ ~ ~ 5 ~~~$~ ~ x ~g~$e~s .~~~a ~ ~ ~E~,~aao r'~~~6 ~as~-~~ ,~By.ggg fi ~ .'=gg& ~ Gp~,~ a y ~ g a'a ~~2~8~ a D~p® a.~a ^ i ~ N P ~'~~g.~ d o a ~ R r ~ ~ ~ 5 r~ s<,g a~ n~~ +~8 d~ ~~~~~, ~~~~ ~7 pppQ x 2~ ~ 95 H ~ ~ ~ ~ ~'pe{ ~6 ~ ° ° 'i d ~~~~~ ~~~ ~ ~~~~ _ ~ ~T~ ~~g ~S3 ~~C~~~p6~~~s jy y~ 'C N bAJLJI/yL.Jlpi nA. I ~ ~, ~ ° 9 R 4 ~ ~ .~ s" ~ ~S ~ ~ ~~~ ~~ a ~~~ N s 9 s bb's A N P ~~ a ., M a O ~~ L) 0 U ~~ ~~ LL ~g m B v ~~ I~ P Q . ~ $ ~~ ~~ ~ E `o e gg g 6' ~ q o 8 S a~ .E !' ~ Iil S F < L pO ~ ~ ~ ~ m a a y .8 R_ C y~ $ N g ~ is gg as ~ XC c°P ~ S ~pF ~ -v b rI. 5 Q C 'pg, N O .G F g K a~ e 3 G QaQ ~ y 5 L ~~ E g6 .~ ~L S g '~L ~J dr r ~ Ca $ c `Y jb *9s~ bD~ Y~V ag ~ ~ t 9 ~ _rS '. m ~- a ~ ~8 s9~ ~~~ ffia ~~x ~a ~~~~5 ~ ~~ ~~ ~ ~ ~~ ~ ~. ~~~~ ~~~ ~ ~~ !~~ ~ ~~ ~ ~, ~8 >a as ~, a 1 U ei 5 9 €., a~a a u .B 'D G ~ ~ L ~'~~ ~ ~ a E~ ;$ y ~, ~ss n ~ n a - _ $aY a ~~ iJ ~~ ~g.~ ~~ ~ .~~ .fie a~ ~,~ ~s SS a p~C ~ ° g~ 3 Y AX ~ fbY @E ~ 1gSdS U ~~ ~$~~ 3 ~ ~a Y O i O 1 q ~ a .r i ~ ° ~ `~ lJ '~ ~ ~ ~ ~ lJ ~~ ~.~ ~ ~ 4 g>g ' 1y~ s g$$ ~ c a 3 h- o ° c r ~ Y~ a~ 5_ m s ~ ~ yp~I 6 g ~ g ~ ~ ~ ~ c~ y~ ~9 ~i ~ B . ~ s ~ 'e O N y]{{ 17 y Gq 'o'Y1 ~'E ~g ~ ~~ ~ ~ O E ~~ ~ d z ~~ 9x ~$g ~Y ~~ ~ D s a ,~ ~ _:~r ~ ~ y '$8 a : ~ `n Fa aA` ~~ ~z 'O ~ ~ S g, b ~ ~~ o ~ ~ ~ ~ ~~~ ~ ~' n ~~ 9I~x ~I~~€ ~~ a ~~ Y yy ~ ~E C O 8 T N ~~~ ~ ~ ', g~ 8 ~ a ~ a s ~ ~~ e~ g~ ~~9 ~~ .~ ~~ ao ~- 5 F 8 ~e ~.~ ~ ~ ~ ~~~ t ~ ; ~- ~~ ~~ ~~ ~~ ~a U~ ~~ £E a < z X$ ~ 5 ~ ~ ~0w~ ~ G. ~ D~•2 ~ o C~ o i m ~~~ ~, ~'~e~ 6 0 ,~ ~,: ~- ~ 5 ~ =9 ~: ~~~ V i ~~ ~~ ~' i 0 v. ~ C O gg~'S a _ 6 S P ~ EE c 3 `$. ~ c_ CSr ~~ ~ v ~ ~ ~ K e m ~ ~ ;, _" G E o 9 v 3 9 V~ ~~ p F ~ O v`_ ~.. a J V 5 L C W y 53 o =? ~._..-y ?£e '9~ c ~ ~ ~ f ~ a $ Ni ° ¢ a ~+ ~_c~ ~ Vq ~. ._ .e. 6 ~ c. ;: m ~~ a ~ 6 a- _ ~ e. o~y cF'' ~~~'. 5 $' ~ ~~ S m 'ON s G ~ r @~ i5 p ~ 6x P~ ~up ys ~ g$ C W C ypO ~qq rP t G_ E 'S ~ '~ C _ +c 'Jg .L S 5 qy 3~' .~ E 4 Y q ~ ~ q _ ~ k c E ' y ' g ~~ ~ p ~ $ 5 : B~ ~: j?h~ ~ [ Q, ~ > _ .Y ~ ~ ~ ~ ~~ c$ ~ a ~Fa°' Y W p my ~3 S axj ~ ~ €~.PE SP ~OS ~i m '' ~ 0 ~ ~ s - F ti ~ ~'3. b~ 8~ ~ ~~~ ~~ r ~~ T H g €~ iu c - C ~ ~ ysE p } ~y y5 LL~~ J Y ~R ~~ ~ ~ ~z ~~ ~~..~ ~ a a'P G ~~ ~~ ~ ~ ~°~~ w I ~~~a ~ ~ ~ s ~~_~ ~~"~~ ~~~ ~ ~a ~.~~g m_ ~`~~ ~~~~~ ~3sS`~ x ~~~~~ E ~c ~~x ~~~~Eg_ 8 ? E u ~sD~ a '~ x ~o= °~-- ~,~~ -~_ >.. ~ o ~~.y;;a~.33pp E _9 ~ B P 6 ~8 ,_° ~ ~ 8 3 ~ ~ ~. o 'v ~y E ~ ~'E ° ~~_ E ~ S ~ o e xr f ggo _<= <Su f 3XE~~sf E l.°J 8 r m ~~-~~~~$~ ~ ~~a~~ '~ ~'~59 °~ g ~ ~ incYJw6 E ~ c $ D ~' ~g~~~$ ~ ~ ~.~~~.g~ggg~~~o ~~ (co8 A' Cp~~ L Q aka U ;~ ~. F~E d ~~ ~ ~~ ~~~ i s ~~ e~ a -~2 %° ti :,. , e ~° C ,~ a ~ E~ ~ ~~ _~ ~g ~_~~ ~ 3 n ~ ~ ~ f i ~ = g ~~ ~ o LL ~~ ~~_~ ~E~ 's ~~@r S2 $~ ~ ~G g g o ~ ~ 8 „ # 8 ~ ~ ~ ~ ~ ~ ~ ~ ~ 9 e Ea"~ ~~~~ ~~ ~ ~ Q~~ ~~E ~~~~~ ^~~~ ~~~~ ~~~~~ ~ 30 $g ~ Bds 5r4~~ ~p9B9 ~~~~s ~~~~~~ gg ~ R~~~.~ '~ ~g ~~E ~~~ =Q~ ~ ~ ~ d 4 ~ e .~ n~~s $o s c e3%~;g~~g g go ;~ c$c.$ff aYY ~^ $s 5 z G 1? L~~ ~ E E 3 a~ v o 2 x y p a t A ~Bx~~gaP ~8P 8 ~ ~ ~ i ~ o ~ ~ ~ y ~ x @ F e ~ ~41~~a. ~ ~~ $ ~-~~g~~ ~~Q$ ~a~~~~ r~ ~~~ ~£~o~E ~~ ~~ ~~~~ ~8: ~~~ ~~ ~~ ~~ ~~ ~8 ~'~ ~i ~ ~ ~_ £ ~~g ~ ,~~ ~ ~ ~ 4 ~~ ~~ ~~ ~_ CC n iJ ~I O lJ Q L1 c~ ~€ gE f E ia' ~~ ~~ ~3 ~ ~~ ~~~ y) 4B °J3 2 ~{r~3 5 ~~~ ~~ 2~C8 ~+~)~ ~1 Pm ~ DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII . i~Li'il a I;i`I~ ` + ' v;: ; _": ; f-~:~iENT HILO, HAWAII DATE: August 21, 2008 TO: Christopher J. Yuen, Planning Director . ~~ FROM: .~wDepartment of Public Works SUBJECT: CHANGE OF ZONE APPLICATION (REZ 08-000082) Applicant: Honpa Hongwanji Hilo Betsuin Request: RS-10 to RM-1.5 Tax Map Key:• 2-4-01: 116 We have reviewed the subject application forwarded by your memo dated July 28, 2008 and offer the following comments for your consideration. All development-generated runoff shall be disposed of on site and not directed toward any adjacent properties. A drainage study shall be prepared and the recommended drainage system shall be constructed meeting the approval of the Department of Public Works. The subject parcel is in an area designated as Zone X on the Flood Insurance Rate Map (FIRM) by the Federal Emergency Management Agency (FEMA). Zone X is an area determined to be outside the 500-year floodplain. The Zoning Map (Ordinance No. 187) classifies Kawili Street as a secondary arterial with an existing right-of-way width of 80 feet fronting the subject parcel. Based on the intended zoning, we recommend the applicant provide improvements to the entire frontage along Kawili Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required utility relocation, meeting the approval of the Department of Public Works. Streetlights and traffic control devices shall be installed as may be required by the Traffic Division, Department of Public Works. The applicant shall be responsible for the design, purchase, and installation of such devices. Questions may be referred to Kelly Gomes at ext. 8327. ............ r fanning 3~ept. ~~~IIT!~~9=°~ jTM fty; ~ ~ ~ ~ ~~n•- County of Hawaii is an Equal Opportunity Provider and Employer X00@ ~!f!~; ?7 R;'l ~ n ~3 ~. ~,:., , DEPARTMEN~~~~rudllATERRR~F~'~,~LY COUNTY OF HAWAII 345 KEKUANAO`A STREET, ~<jITE 20 HILO, HAWAI`196720 TELEPHONE (808)961-8050 FAX (808)961-6657 August 25, 2008 TO: Mr. Christopher J. Yuen, Planning Director Planning Department FROM: Milton D. Pavao, Manager SUBJECT: CHANGE OF ZONE APPLICATION (REZ 08-000082) APPLICANT - HONPA HONGWANJI HH,O BETSUIN REQUEST: RS-10 TO RM-1.5 TAX MAP KEY 2-4001:116 We have reviewed the subject application and have the following comments: 1. Water can be made available from an existing 8-inch waterline within Kawili Street fronting the subject pazcel. It is our understanding that the applicant proposes to construct 106 residential units and related facilities. Prior to effecting a water commitment for the project, the Deparhnent would request estimated maximum daily water usage calculations prepared by a professional engineer, licensed in the State of Hawaii, for review and approval. After review of the calculations, the Department will determine the water commitment deposit amount,-facilities chazges due, and other conditions for final approval. 2. Based on the proposed Change of Zone from the existing RS-10 designation to RM-1.5, it appears that the existing 8-inch waterline fronting the project site is adequate to provide the required 1,500-gallons-per-minute fire flow for that type of land use, as per the Department's Water System Standazds. However, the County of Hawaii, Fire Department, should be consulted for any other fire protection requirements or alternatives. 3. Any meter(s) serving the proposed project will require the installation of an appropriate backflow prevention assembly within five feet of the meter on private property. The Department must inspect and approve its installation prior to the activation of water service. 4. Subject to other agencies' requirements to construct improvements within the road right-of--way fronting the property affected by the proposed development, the applicant shall be responsible for the relocation and adjustment of the Department's affected water system facilities, should they be necessary. Should there be any questions, please contact Mr. Finn McCall of our Water Resources and Planning Branch at 961-8070, extension 255. Sincerely yours, ~-_ Milton D, Pavao, P.E. Manager FM:dms Pf~,811171I1 ®® t. copy - Mr. Sidney Fuke Exhoblt ~- ~~~ ~ ~ ~~ Honpa Hongwanji Hilo Betsuin ~ A / ~y. 0 4 4 ~ ~ 5 ... VVater ~rinc~6 proc~re6b... f~~~ The Department of Water Supply is an Equal Opportunity provitler antl employer. To file a complaint of discrimination, write: USDA, Director, Office of Civil Rights, Room 326-W, Whitten Building, 14th and Independence Avenue, SW, Washington DC 20250-9410. Or call (202) 72f15964 (voice and TDD) , Harry Kim Mayor Bobby Jean Leithead Todd Director Nelson Ho Deputy Director C~>~urlf~r of ~t~f'Jttii DEPARTMENT OF ENVIRONMENTAL MANAGEMENT 25 Aupuni Street • Hilo, Hawaii 96720-4252 (808) 961-8083 • Fax (808) 961-8086 httn://co.hawaii.hi us/directory/dir envmng htm July 31, 2008 Mr. Byron Fujimoto, President Honpa Hongwanji Hilo Betsuin 398 Kilauea Avenue Hilo, HI 96720 Subject: Draft Environmental Assessment Kawili Street Student Housing Project 107 West Kawili Street, Hilo, HI 96720 Island, of Hawaii, TMK: 2-4-01:116 Dear Mr. Fujimoto, Please find our comments enclosed. Thank you for allowing us the opportunity to review and comment on this project. Sincerely, r11 •'/ ~7 Bobby can Leit ead Todd DIRECTOR enclosure cc: /Planning Dept. Sidney Fuke, Planning Consultant SWD WWD Hawaii County is an equal opportunity provider and employer. Harry Kim Mayor rr~~ ~ Bobr7. Jean Leithead Todd .''h.~I~" ~ / qm ~ ~ t'{ Director !r J I v ' ~ ~ i `;-~~ ~. vV7.i~`..j~`{ (~';- I"{4,;1'V.`illDeputy Director C~uunfu u£ ~~ftrttt`i DEPARTMENT OF ENVIRONMENTAL MANAGEMENT 25 Aupuni Street Hilo, Hawaii 96720 (808) 961-8083 ~ Fax (808) 961-8086 htto~//co hawaii hi us/directory/dir envmne htm MEMORANDUM Date : July 30, 2008 To CHRISTOPHER YUEN, Planning Director From: BOBBY JEAN LEITHEAD-TODD, Director ~~,~ Subject: Change of Zone Application (REZ 08-000082) Applicant: Honpa Hongwanji Hilo Betsuin ' ' Request: RS-10 to RM-1.5 TMK: 2-4-1:116 We have reviewed the subject applic tion and offer the following recomme ations: DEPARTMENT COMMENTS: Q~ ~y W uJ ~ tgyyl ~, 52,0-tA, CG.QQ t,; ~ , WASTEWATER COMMENTS: 4 ( ) No comments ( )Require connection of existing and/or proposed structures to the public sewer in accordance with Section 21-5 of the Hawaii County Code. ( )Require Council Resolution to approve sewer extension in accordance with Section 21-26.1 of the Hawaii County Code. Complete D.E.M. Sewer Extension Application. ( )Require extension of the sewer system to service the proposed subdivision in accordance with Section 23-85 ,~f the Hawaii County Code. ( ~') Other. Co ~-..,.w ~ a-(+F.v~ TECHNICAL SERVICES COMMENTS: Sc e <~nx - N.. ~ r, SOLID WASTE COMMENTS: ( ) No comments (~) Commercial operations, State and Federal agencies religious entities and non- rofit P organizations may not use transfer stations for disposal. (~(I) Aggregates and any other construction/demolition waste should be responsibly reused to its fullest extent. (~) Ample and equal room should be provided for rubbish and recycling. (~p) Greenwaste may be transported to the green waste sites located at the Kailua and Hilo tra nsfer stations, or - (~4) other suitable diversion programs. C t ti d d l ons ruc on an emo ition waste is prohibited at all County Transfer Stations. (~) Submit Solid Waste Management Plan in accordance with attached e a~lines. ' ( ) ~, Existing Solid Waste Management Plan is to be followed. Provide update to the department on current status. ( ) Other: P anning ep • ' ~C'AIVl~EI) cc; SWD, WWD Exhibit=_ trots p Au~r$i ~ ? p ~ -County of Hawaii is an Equal Opportunity Provider and Employer. "J^ a Bobby Jean Leithead Todd Director Harry Kim Mayor Nelson Ho DeDUN Director C~u~zrrfg of ~~firtti`i DEPARTMENT OF ENVIRONMENTAL MANAGEMENT 25 .4upuni Street • Hilo, Hawaii 9672U-J252 (808) 961-8083 • Faz (808( 9G1-8086 September 14, 2007 SOLID WASTE MANAGEMENT PLAN Guidelines INTENT AND PURPOSE This is to establish guidelines for reviewing solid waste management plans, for which special conditions are placed on developments. The solid waste management plan will be used to: (1) encourage recycling and recycling programs, (2) predict the waste generated by the proposed development to anticipate the loading on County transfer stations, landfills and recycling facilities, and (3) predict the additional traffic being generated because of waste and recycling transfers. REPORT The consultant's report will contain the following: Description of the project and the potential waste it may be generating: i.e. analysis of anticipated waste volume and composition. This includes waste generated during the construction and operational phases. Greenwastes will be included in this report for both construction grubbing and future operational landscape maintenance. Description and location of the possible sites for waste disposal or recycling. We will not allow the use of the County transfer stations for any commercial development; commercial development as defined under the policies of the Department of Environmental Management Solid Waste Division. 3. Since the Department of Environmental Management promotes recycling, indicate onsite source separation facilities by waste stream; i.e. source separation bins of glass, metal, plastic, cardboard, aluminum, etc. Provide ample and equal space for rubbish and recycling. 4. Identification of the proposed disposal site and transportation methods for the various components of the waste disposal and recycling system, including the number of truck traffic and the route that truck will be using to transport the waste and recycled materials. Solid Waste Management Plan Guidelines Page 2 of 2 The report will include any impacts to County waste and recycling facilities, and the appropriate mitigation measures. All recommendations and mitigation measures bvill be addressed. 6. Description of the waste reduction component that analyzes techniques to be employed to achieve a reduction goal. Analysis will be based on the highest potential use or zoning of the development. REQUIREMENTS AND CONDITIONS A solid waste management plan will be done for all commercial developments, as defined under the policies of the Department of Environmental Management, Solid Waste Division. 2. We will require the developer to provide or resolve all recommendations and mitigation measures as outlined in the report; besides any conditions placed on the applicant by the Department of Environmental Management. 3. A licensed environmental or civil engineer will draft and certify the solid waste management plan. If you have need additional information, please contact Michael Dworsky, P.E., Solid Waste Division Chief at 808-961-8515. CONCUR: X T~ Bobby Jean Leithead-Todd DIRECTOR 10/13/03 Revised 09/14/07 Hawaii County is an Equal Opportunity Provider and Employer. o DEPARTMENT OF ENVIRONMENTAL MANAGEMENT ,u WASTEWATER DIVISION _ " COUNTY.OF HAWAII -108 RAILROAD AVENUE - HILQ HI 96720 °~_ = HILO (808) 961-8083 FAX (808) 961-8086 • OF 1 MEMORANDUM Date August 7, 2008 To: Bobby Jean Leithead Todd, Director t' From: Dora Beck, P.E., Wastewater Division Chief f l~~ Subject: Change of Zone Application (REZ 08-000082) Applicant: Honpa Hongwanji Hilo Betsuin Draft Environmental Assessment -Kawili Street Student Housing Project TMK 2-4-001:116 The Wastewater Division has reviewed the Draft Environmental Assessment (Draft EA) dated Jufy 2008 for the above-named project and provides the following comments: 1. The Draft EA indicates that a 106-unit multi-level student housing facility with a maximum of 400 beds will be constructed. 2. Section 4.3.3 of the Draft EA indicates that off-site improvements to the existing 12-inch sewer line do not appear to be required since the line seems to have adequate capacity to serve the project site. The section further indicates that a wastewater flow contribution report will be prepared and submitted to the Department of Environmental Management (DEM) during the design phase of the project. A. The University of Hawaii Facilities and Construction Department recently completed a sewer study of the area including proposed developments adjacent to the UH-Hilo campus to determine the existing and future capacity of the existing sewer line on Kawili Street (Onsite and Offsite Sewer Improvements Report for UH-Hilo, October 15, 2007). (1) The UH-Hilo sewer study concluded that the existing 12-inch sewer line on Kawili Street was NOT capable of accommodating projected sewer flows from the University as well as projected proposed developments in the area. • The UH-Hilo sewer study did NOT account for projected sewer flows from the proposed Kawili Street Student Housing Project since the consulting firm which performed the sewer study for UH-Hilo was not aware of the proposed development. (2) Plans for a new Kawili Street sewer main to accommodate projected sewer flows established by the UH-Hilo sewer study have been completed. , • It is unlikely that the new sewer main on Kawili Street will be able to accommodate the additional sewer flows from the Kawili Street Housing Project since the UH-Hilo sewer study did not account for additional sewer flows from this property. Memo 070807, DOE - Honoka'a and Pahala Sewer Connections Page 2 of 2 It is recommended that the property owner be advised of the following: 1. The existing 12-inch sewer main on Kawili St. will not be able to accommodate future flows from the UH-Hilo campus as well as projected future flows in the area as established by the UH-Hilo sewer study. 2. The UH-Hilo sewer study did not include projected sewer flows for the Kawili Street Student Housing Project. 3. The design of the new sewer line on Kawili Street for the University of Hawaii Facilities and Construction Department may not be able to accommodate future sewer flows from the Kawili Street Housing Project since additional sewer flows from this property were not anticipated in the UH-Hilo sewer study. 4. Completion of the wastewater fldw contribution report for the project should be completed as soon as possible and prior to installation of the new sewer line on. Kawili Street by the University of Hawaii. 5. In the event that upgrading of the sewer system on Kawili Street is required to accommodate. sewer flows from the Kawili Street Student Housing Project, costs for the upgrade would be borne by the developer. Should there be any comments or questions on the above, please contact me at 961-8513 (dbeckt~co.hawaii.hi.us) or you may contact Lyle Hirota at 961-8333 (Ihirotana.co.hawaii.hi.us ). cc: L. Hirota A. Nakatani, EST III ..~awai'i ('mmhi is ~., ,..,,,.,~ ..............:... .......:.t e. ..,a ....._,......_ Harry Ki~JQB ~u!? ~' Rf 1 7 59 Mcryor V ), i 1 ii'.I ~~ a (1{ ~., ~OU1~1 r u; hF;s/AINT July 31, 2008 County of Hawaii POLICE DEPARTMENT 349 Kapiolani Street Hilo, Hawaii 96720-3998 (808)935-3311 Fax (808)961-8865 TO CHRISTOPHER J. YUEN, PLANNING DIRECTOR FROM SAMUEL~HOMAS, ACTING ASSISTANT CHIEF AREA I OPERATIONS BUREAU SUBJECT: CHANGE OF ZONE APPLICATION (REZ 08-000082) APPLICANT: HONPA HONGWANJI HILO BETSUIN REQUEST: RS-10 to RM-1.5 TAX MAP KEY: 2-4-1:116 LawrenceK. Mahuna Pa[ice Chief Harty S. Kubojiri Deputy Police Chiej Staff, upon reviewing the provided documents and visiting the project site, makes the following comments. This project will impact the flow of traffic near the busy intersection of Kawili Street and Kinoole Street. The potential for traffic casualties resulting from vehicles making left turn movements from the project site onto Kawili Street is a significant traffic concern. Current peak hour traffic levels and congestion on Kawili Street already make a left turn movement in the vicinity of the proposed project difficult and hazardous. To mitigate this problem, a left turn stacking lane to provide ingress or egress from the project site should be considered. Thank you for allowing us the opportunity to comment. KV:IIi r ~CtI1P11Iig ®~pt. Exhibit,~._ "Hawai'i County is an Equal Opportunity Provider and Employer" ~C'ANN~ AU6 ~ 6 2008 ~r~~1~449~ Hazry Kim ~(~~~ ;III n 41 Mayor ~. (j ~ ~ I7~ { ~ ~ ;,Oui ~ i ;.Y, ~,r i~%'"'~~tmtp of ~~ildtt OFFICE OF HOUSING AND COMMUNITY DEVELOPMENT 50 Weiluku Dnve • Hilo, Hawei i 96720-2484 V/rf (808) 961-8379 • FAX (808) 961-8685 August 26, 2008 MEMORANDUM TO: Chris Yuen, Director Planning Department FROM: Edwin S. Taira Housing Administrator • ~ Edwin S. Taira Housing Adminisdawr SUBJECT: Change of Zone Application (REZ 08-00082) Applicant: Honpa Hongwanji Hilo Betsuin Request: RS-10 to RM-1.5 Tax Map Rey: 2-4-001:116 The Office of Housing and Community Development (OHCD) has reviewed the application and determined that Affordable Housing Conditions are applicable to the change of zone request. Thank you for the opportunity to comment. ~xhib~~}~_ 1628pasr S~A1~NEi.~ i ~~~ ~?~ 9 BV7 ~ f EQUAL HOUSING OPPORTUNITY 'HAWAI'I COUNIY IS AN EQUAL OPPORTUNDY PROVIDER AND EMPLOYER' GOVptNOROF HAWAII 4PS~ 145gh~y „ j r9 ~~V~ ~tUG 8 R~ ? i. 13 .f; A . ~,.. ,y . s p ~1~'dlf~~L~ il, ,j Ar ~ ~.ty [3 ~ '~ iTMENT '~ iJIvTY uF HA`NAiI ~~:;a~. ~a„gN~* STATE OF HAWAII DEPARTMENT OF LAND AND NATURAL RESOURCES STATE HISTORIC PRESERVATION DIVISION 601 KAMOKILA BOULEVARD, ROOM 555 ' July 31, 200$ KAPOLEI, HAWAII 96707 Christopher J. Yuen, Planning Director County of Hawaii Planning Department 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720-4224 Deaz Mr. Yuen: LAURA N. TNIELEN gxA~~x BOAPOOF Wig M'p NA'NpALRE50VRC6 CONAIISS[ON ON WAitRPESOOACE WNAOFd4T~ . RusseLL r. rsun FYISTgETUfr KEN C KAWAHARA xEPUfYOOFCNR-WAiO( , .WUnnc xPSOgacFs g W TIN4 ANV ocPwg aFCnEAnoN BUMAUOFCONV6YANCE4 COln~S1pNON WAhRPF.POUA~FNNAOp@11' CIXSFRVAnCW ANO CON'Iµ LWp$ CONSIXVAngN ANg p601MCFS FNPORCFA@fl' wcwtsnwo FOPEGMYANg WLLD18E xlsmwcwrsFxvAnoN EAROOUws mwem nFSmvg mw~s~oN WN SiA18 PANS LOG NO: 20083324 DOC NO: 0807MD112 Archaeology SUBJECT: Chapter 6E-42' Historic Preservation Revi@w - Request for Comment on a Change of Zone Application (REZ 08-000082) from the Honpa Hongwanji Hilo Betsuin Waiakea Ahupua`a, South Hilo District, Island of Hawaii TMK: (31 2-4-001:116 Thank you for the opportunity to comment on the aforementioned project, which we received on July 31, 2008. We detemune that no historic properties will be affected by this undertaking because: ^ Intensive cultivation has altered the land ® Residential developmentlurbanization has altered the land ® Previous grubbing/grading has altered the land ®. An accepted archaeological inventory survey (AIS) found no historic properties ^ SHPD previously reviewed this project and mitigation has been completed ® Other: An Archaeological Assessment found no historical sites present on this property (Haun 2008) and SHPD concurred with this assessment (Log No. 2008.1103, Doc No. 0803TS15). In the event that historic resources, including human skeletal remains, cultural materials, lava tubes, and lava blisters bubbles aze identified during the construction activities, all work needs to cease in the immediate vicinity of the fmd, the fmd needs to be protected from additional disturbance, and the State Historic Preservation Division, Hawaii Island Section, needs to be contacted immediately at (808) 981- 2979. Please contact Morgan Davis at (808) 981-2979 if you have any questions or concerns regazding this letter. Aloha, y (~~~ i~~ Nancy McMahon, DeputySHPO/State Archaeologist plannin @ t. and Historic Preservation Manager 9~ ~ auc®~ ~ 3 2 $ State Historic Preservation Division Exhibit ~' J LINDA LINGLE GOVERNOR ~ooa cur ~ ~~ ~ ~s ~.a~i, iil,;t ; ~~ ~~ r+f~ r~~wr coins rT iii- HANJAII MEMORANDUM DATE: July 31, 2008 .fir \Y SY -i,1i 0 `fit FIY~ ~ 1 ~~_•' ' ~~s.m.~.s+~' STATE OF HAWAII DEPARTMENT OF HEALTH P.O. BOX 916 HILO, HAWAII 96721-0916 TO: Christopher J. Yuen Planning Director, County of Hawaii FROM: Newton Inouye hy- Acting District Environmental Health Program Chief SUBJECT: Change of Zone Application (REZ 08-000082) Applicant: Honpa Hongwanji Hilo Betsuin Request: RS-10 to RM-1.5 Tax Map Key: 2-4-1:116 CHIYOME L. FUKINO, M.D. Diretlor of Health Underground Injection Systems (Ph. 586-4258) which receive wastewater or storm runoffs 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 applicant would need to meet the requirements of our Department of Health Air Pollution Rules, Chapter 60.1, Title 11, State of Hawaii for fugitive dust control. If there is need to discuss these requirements, please contact our Clean Air Branch staff at Ph. 933-0401. Construction activities must comply with the provisions of Hawaii Administrative Rules, Chapter 11-46, "Community Noise Control." 1. The contractor must obtain a noise permit if the noise IeveIs from the construction activities are expected to exceed the allowable levels of the rules. 2. Construction equipment and on-site vehicles requiring an exhaust of gas or air must be equipped with mufflers. , P6anning Dept. Exhibit~_ SC~~~~~ Christopher J. Yuen Page 2 of 2 July 31, 2008 3. 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. The Department of Health does not have any objections to the proposed change in land ' uses. However, existing or planned land use activities adjacent to the proposed residential area ,. should be compatible with a residential neighborhood. We recommend that you review all of the Standard Comments on our website: httu://hawaii.gov/health/environmental/env-planning/landuse/landuse.html. Any comments specifically applicable to this project should be adhered to. The subject project is located within or near proximity to the County sewer system. All wastewater generated shall be disposed into the County sewet system. woxo:asz os-oooosz.ac LINDA LINGLE GOVERNOR 2~~8 ~;tr 13 9!~ ? +~ 15 I:- . ~OUIV i Y~ Ulr ~1~~/r~~~ OFFICE OF THE SUPERINTENDENT August 11, 2008 Mr. Christopher J. Yuen Planning Director County of Hawaii 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720 Deaz Mr. Yuen: r,M ~ .\~ %JI '~"~'~Xy? I ~~ ~.~~.. STATE OF HAWAII DEPARTMENT OF EDUCATION P.O. BOX 2360 HONOLULU, HAWAI'196804 Subject: Draft Environmental Assessment and Change of Zone Application for Kawili Street Student Housing, TMK: 2-4-1: 116 (REZ 08-000082) PATRICIA HAMAMOTO SUPERINTENGENT i The Department of Education (DOE) has reviewed the Draft Environmental Assessment and zoning , application for 400 units of student housing in Hilo, Hawaii. The DOE has three questions. First, does Place Properties, the lessee and operator of the future housing, have a policy concerning the minimum age of residents in the project? Second, must all residents be full- time, registered, single students? Finally, if the student market proves to be insufficient to fill all 400 units, what will Place Properties do? The DOE is concerned about the proximity of the Kawili Street Housing to Waiakea High School. We request that more than "consideration" of a physical barrier of "heavy landscaping" be given to the common boundary between the two institutions. We request that the applicant meet with representatives ' of the Waiakea. High School to determine and install an adequate physical barrier. if you have any questions; please call Heidi Meeker of the Facilities Development Branch at (808)377-8301. Very truly yours, CryE~~%~ 0 (Patricia Hamamoto Superintendent PH:jmb Randolph Moore, Assistant Superintendent, OSFSS Valerie Takata, CAS, Hilo/Laupahoehoe/Waiakea Complex Areas Byron Fujimoto, Honpa Hongwanji Hilo Betsuin Sidney Fuke, Planning Consultant f'9anning ®ept. AN AFFIRMATIVE ACTION AND EQUAL OPPORTUNITY EMPLOYER F', SidneyFuke, Planning Consultant 100 Pauahi Street, Suite 212 • Hilo, Hawaii 96720 ~ ~ - ~ Ili 7 ~ ~ ~ • Planning • Variance • Zoning Telephone: (808) 969-1522 • Fax: (808) 969-7996 ~ `' ` • Subdivision • Land Use Permits E-mail: sidfuke@hawaiiantel.net '^'-~~i~tl ~~rl''ra l_i~_i i_.i~IbiEPJrEnvironmental Reports JUIJI j ~~ i Y Ur ~'I,c~'/Ir~I~ August 21, 2008' Mr. Christopher Yuen, Director Planning Department. COUNTY OF HAWAII 101 Pauahi Street Hilo, HI 96720. Dear iblr. Yuen: Subject: $onpa Hongwanji Hilo Betsain -Rezoning (REZ 08-000082) Hilo. Hawaii, TIVII£: 2=4-001: 116 Thank you for providing agency comments to date on the Draft Environmental Assessment that was filed in conjunction with the subject application. In response to said comments, please note the following: We note that aside from confirming the F1RM's designation of "X", the State Department of Land and Natural Resources -Land Division did not have any substantive comments or objections. The State Department of Land and Natural Resources -Historic Preservation Division. concluded that no historic properties will be affected by the project. Further, should there be any inadvertent discoveries doting the course of constructing the project, work will immediately cease in the affected area and the Planning Department and HPD will be notified and consulted. As noted by the State Department of Health, the applicant's consulting. engineer will be made aware of the possible need of National Pollutant Dischazge Elimination System {NPDES) and UIC permits. As such, if needed, said permit(s) will be secured prior to commencement of any construction activity on the subject site. During construction, the applicant will comply with appropriate noise, dust, and storm runoff regulations of the State Department of Health. The Police Department's comments are well taken. As such, the applicant is proposing to construct a dedicated left-turn lane from Kawili Street into the project prior to occupancy. Furthermore, there is sufficient room on the site to allow the construction of dedicated left and right turn lanes from the project site to Kawiti Street. Because I{awili Street is relatively straight at the location of the proposed entrance, there should not be any significant sight distance issue. All of these factors combined should help mitigate potential traffic conflicts, It should also be noted that for the most part, it is anticipated that students will be walking rather than driving to the campus.• This belief is due in part to the roximi 'i~t't~i:tg crept. .~~'CAI~I~E~ ~x~obit ~ ~ g Alf 2 21 DB ~ rx.,. ~~4~d66 Mr. Christopher Yuen August 21, 2008 Page 2 the campus, the limited amount of public/student stalls on campus, and the cost. Additionally, most vehicular movements from the project should not occur during the AM/PM work and student peak hours.. Relative to the comments from the Department of Environmental Management. we appreciate the comments relative to the possible need to increase the size of the existing 12-inch Kawili Sheet sewer main and the prudency of coordinating any such expansion efforts with the University of Hawaii. The applicant will complete the necessary wastewater flow contribution report and discuss it with the University and the Depaztment of Environmental Management. Relatedly; we have had discussions with Ms. Cheryl Sumida of the State Department of Education. ,She noted that the wastewater from the Walakea Elementary School and Waiakea Intermediate School is planned to be integrated into the Waiakea High School system which currently feeds into the Kawili Street system. This will be taken into considet~ation in the applicant's prepazation of its wastewater contribution report. In either event, the applicant recognizes that the housing project will have to pay for the cost of any upgrade. Relative to solid waste, as the site is already cleazed, there should be minimal, if any, on-site or green waste that will have to be removed. However, there will be construction waste. All such waste will be disposed off in an approved waste disposal site and not in any transfer stations. Furthermore, areas for recycling of waste will also set aside within the project azea. If needed, a Solid Waste Management Plan can be PreP~• Finally, we discussed the Depazhnent of Education's comments with the local representative of Place Properties. We have been informed that Place Properties, like all rental businesses, must comply with the Federal Fair Housing Act as well as other pertinent provisions of State law governing rentals. As such, it cannot and will not discriminate. Nevertheless, its rental Focus is on student, regazdless of gender, age, marital status, and so forth. In that regard, you might want to refer to http://www.theplacetolive.com/forthood/forms.html to get a sense of the application process. In the unlikely event there is not enough students, it is possible to open the units up to the broader community. In that event, non-students would probably be housed in a certain area of the complex. As discussed with Ms. Sumida, further design coordination will be done by the architect with the Waiakea High School complex to provide, if any, necessary physical or natural barriers between the School and the project. The applicant wants to avoid any perceived or real conflicts, if at all possible with its neighbors. Mr. Christopher Yuen August 21, 2008 Page 3 We trust that the information provided herein help address the comments. If not or if there are further questions and/or comments on this matter, please feel free to contact me. Thank you very much. Sincerely, ~~~ ~~ SIDNEY M. FUKE Planning Consultant Copy -Police Department Department of Environmental Management Department of Education, Attn: Ms. Cheryl Sumida Department of Education, Attn: Ms. Heidi Meeker Mr. Byron Fujimoto, Honpa Hongwanji Hilo Betsuin w/ enclosures SldneyFUke, Planning Consultant 100 Pauahi Street, Suite 212 • Hilo, Hawaii 96720 Telephone: (808) 969-1522 • Fax: (808) 96&7996 E-mail: sidfuke@hawaiiantel.net Mr. Christopher Yuen, Director County Planning Department 101 Pauahi Street Hilo, HI 96720 Dear Mr. Yuen: 2~G8 ~!1G 2~ pm s , ~5 111'1 T August 25, 2~A$ ll..` ; „ _ ,, Planning • Variance • Zoning Subdivision • Land Use Permits Environmental Reports Subject: Honpa Hongwanji Hilo Betsuin -Rezoning (REZ 08-000082) Hilo. Hawau. TMK: 2-4-001: 116 . This in response to comments from the County Department of Water Supply and County Department of Research and Development on the Draft Environmental Assessment. The Department of Research and Development's comments are well taken. The applicant and its proposed developer are equally mindful of the economic and ecological wisdom of incorporating energy conservation measures to the extent feasible. The ability to maintain fair and inexpensive rent is directly related to the project's operational costs, and energy (electricity) cost is one of the more significant factors. As such, during the design phase of this project; every reasonable effort will be made to incorporate energy conservation measures into the project- These measures include the placement of structures to take advantage of wind patterns and the sun; the use of energy conservation material and water conservation features within the unit, landscaping; and the like. The applicant realizes that the appropriate water commitment fees will have to be gaid. This will be done as the project moves into the next design phase and after the daily water use calculation is determined. All of the fire flow and additional fire protective measures will be designed and submitted to the Fire Department for its approval in conjunction with the building permit process. The backflow preventer will be installed during the construction phase of this project. Should there be further comments or questions on this matter, please feel free to contact me: Thank you very much. S~~IY, ti~ SIDNEY M. Planning Consultant Copy -Department of Research and Development Department of Water Supply Mr. Byron Fujimoto, Honpa Hongwanji Hilo Betsuin w/ enc~o ~ ~ ~ ~ ~ 1 AiIG 2 5 2000 ~ ~~~g~~ SidneyFuke, Planning Consultant Mr. Christopher Yuen, Director Planning Department COUNTY OF HAWAII 101 Pauahi Street Hilo, HI 96720 L , ~~ (~ 100 Pauahi Street, Suite 212 • Hilo, Hawau 6'! ~ - f (7 ~ T (? t 9 • Planning • Variance • Zoning Telephone: (808) 969-1522 • Fax: (808) 969-7996 C. • Subdivision • Land Use Permits E-mail: sidfuke@hawaiiantel.net f~Lr1i`,if ~;,~~P- .., ,„s,~~ ,_ •Environmental Repods i~Ui ; ; :~atNT August 26, 2008 Deaz Mr. Yuen: Subject: Honpa Hongwanji Hilo Betsuin -Draft Environmental Assessment and Rezoning (REZ 08-000082) Application Hilo, Hawau, TMK: 2-4-001: 116 This in response to comments from the County Department of Public Works regazding the subject matter. In conjunction with the grading and building permit processes relating to the subject project, a grading plan will be prepared and submitted for the review and approval of the Department of Public Works. The plan will incorporate all of the Department's requirements relative to the retention of on-site generated drainage to be retained on the site. This would probably be accomplished through a system of drywalls. The applicant is also aware of the need for curb, gutter, and sidewalk fronting the subject property due in part to the volume of existing and projected pedestrian traffic in this azea. As such, in conjunction with the development of this project, the developer of this project will make this improvement and any other off-site roadway improvements to ICawili Street. At that time, the appropriate streetlights and traffic control lights will also be installed. We trust that this sufficiently responds to the comments. If not or if there are any additional comments or questions, please feel free to direct them to me. Thank you very much. „$mcere~~ ~~~ SIDNEY M. FUICE Planning Consultant Copy -Department of Public Works, ATTN: Mr. Kelly Gomes Mr. Byron Fujimoto, Honpa Hongwanji Hilo Betsuin w/ enclosure ~ ~"•"•'°"""`"`""-""` "" Ail 4~X~ ~fl , ~ By~`------ ~:_-~ SidneyFuke, Planning Consultant 100 Pauahi Street, Suite 212 • Hilo, Hawaii 96720 a ry SF~ ~ ~ Q tiO Telephone: (808) 969-1522 • Fax: (806) 969-7996 ~~~tt '- ~ • ~ ~ ~ ~ - ~ J E-mail: sidfuke(o3hawaiiantel.net Septemb£r~$5,200%;r t;fCt;':41ii Mr. Christopher Yuen, Director Count? Planning Department 101 Pauahi Street Hilo, HI 96720 Dear Mr. Yuen: • Planning • Variance • Zoning • Subdivision • Land Use Permits • Environmental Reports Subject: Honpa Hongwanji Hilo Betsuin -Rezoning (REZ 08-000082) Hilo, Hawau, TMK: 2-4-001:116 This in response to additional agency comments on the Draft Environmental Assessment and/or the rezoning application regarding the subject matter. The State Department of Transportation concluded the project would have no significant impact to its highway system. The applicant understands and will comply with Chapter I 1 of the Hawaii County Code relative to Affordable Housing Relative as noted by the County Office of Housing and Community Development,. Relative to the State Department of Health, the project is neither proximate nor should have any impacts to the Waiakea Stream. During the constmction permitting phases of this project, the developer and/or its consultants will secure the appropriate permits such as the NPDES permit for any drywells. The wastewater system will be dischazged into the County's line fronting the subject site. Appropriate upgrades, if needed, to that system will be made by the applicant and/or its developer. A response-was ah~eady provided to the Deoarhnent of Water Supply's comment on the Draft EA. To reiterate, although water is and can be readily made available, a water commitment fee must be paid once the projected water demand calculations is submitted to the Department. That will be done once the project moves to the detailed design phase. The applicant also understands and will install the required backflow preventer and make any improvements to the water line fronting the property to accommodate any off-site mad improvements. Should there be further comments or questions on this matter, please feel free to contact me. Thank you very much. Sincerely, ~~~~~~~~ S NE M. F[7KE Planning Consultant Copy - Mr. Byron Fujimoto, Honpa Hongwanji Hilo Betsuin w/ enclosures ~„~~5, ~~9 5_ I ~: ,~a...~~w_.~~ SldneyFUke, Planning Consultant 100 Pauahi Street; Suite 212 • Hilo, Hawaii 96720 Telephone: (808) 969-1522 •.Fax: (808) 969-7996 _ E-mail: sidfuke@hawaiiantel.net ?GG8 ~!!r,,. ?7 Aft ?" 38 i'L;'~„ •I! i! !; -,>; ~ (•,~?ENT ;~1tJIV iY lid HF;'J~iAll August 26, 2008 Mr. Derek D. Pacheco, Assistant Police Chief POLICE DEPARTMENT COUNTY OF HAWAII 349 Kapiolani Street Hilo, Hawaii 96720-3998 Dear Assistant Police Chief Pacheco: • Planning • Variance • Zoning • Subdivision • Land Use Permits • Environmental Reports SUBJECT: Kawili Street Stndent Housing Project Response to Comments on tJte,Draft Enrironmental Assessment Thank you for your letter dated Jnly 21, 2008 regarding the Draft Environmental .Assessment for the Honpa Hongwanji Hilo Befsuin Kiiwili Street Student Housing Project. The following responds to your comments: Your concerns about the flow of traffic near the intersection of Kawili Street and Rino`ole Street are well taken. The applicant is proposing to construct a dedicated left-turn lane fmm Kawili. Street into the project prior to receiving occupancy for the project In addition, there is sufficient,room on the project site to allow the construction of dedicated left- and right-turn lanes from the project on to Kawi& Street. It was suggested that a "refuge" lane within Kawili Street may be necessary to accommodate:.exiting traffic from the project site heading in a mawEa or westerly direction. At this time, the. applicant does not believe that to be necessary for a number of reasons. For one, Kawili Street is. relatively straight at the location of the proposed entrance, minimizing any sight distance issue. Additionally, the volume of traffic exciting the project site should not occur during the AM/PM work and student peak hours. For the most part; it is anticipated that students will be walking rather than driving to the campus. This belief is due, in part, to the proximity of the campus, the limited amount of public/student stalls on campus, and the parking cost All of these factors combined should help mitigate potential traffic conflicts and obviate the need for a refuge lane. Please none, however, that the applicant and its proposed developer do not want to compromise the safety of their occupa~s. As such, if government in its wisdom determines that such is required, it will be installed by the developer of this project in conjunction with the other roadway improvements. There is sufficient room within the Kawili Stteet right-of--way to accommodate the refuge lane and the dedicated left turn lane into the project site. Planning De}~t. Lxil6bit~_-~ 0 `~ 4 ~ y 0 Mr. Derek Pacheco August 26, 2008 Page 2 We appreciate your assistance and participation in the environmental review process. SinSce~rel;~l • V " " V `! IDNEY M. FiJKE Planning Consultant Copy -County Planning Department