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The Honorable J Yoshimoto. Chairman and Members of the County Council Page 3 All essential utilities and services are available to the site. The property has a 45 -foot wide access at Ponahawai Street. which is a County owned roadway with a 24- foot pavement width within a 60 -foot wide right -of -way. When the subject property and surrounding lands were originally subdivided as part of the Ka Palani Kula Subdivision. the Planning Department limited the number of driveways at Ponahawai Street through the creation of access easements for most of the lots fronting Ponahawai Street. Future commercial driveways on Ponahawai Street should be consolidated as mulch as possible to allow for the continued efficient flow of traffic along Ponahawai Street. Therefore, the Planning Department is recommending the subject property's driveway be consolidated with the adjacent property's driveway to the east should that property be developed in the future with commercial or multiple-family uses. Compared to agricultural or single-family dwelling uses, these uses would cause more frequent use of the driveway. The Planning Department also recommends the creation of an access easement to provide internal circulation between the subject property and TMK 2- 3- 37:06. This casement should generally be aligned as shown 111 Exhibit 2 of the application so that both properties have more than one ingress and egress at Ponahawai Street. This would improve the overall flow of traffic for these proposed commercial developments These recommendations will he included as conditions of approval for the change of zone. The proposed 30,000- square foot office building will generate approximately 47 peak hour trips. However. to be consistent with the concurrency requirements of the Zoning Code. a condition of approval will require submittal of a Traffic Impact Analysis Report (TI..4R) if the applicant develops other land uses permitted in the Neighborhood Commercial zoned district that would generate significantly more traffic (over 50 peak hour trips) than the proposed development. The applicant will be responsible for constructing any improvements identified in the TZAR required by the DPW. The project site has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. 1 lowever, a portion of the property adjacent to the Alenaio drainage channel is located m flood zone "AF" which is a special flood hazard area inundated by the 100 -year flood where base flood elevations have been determined. Flood zone "A" which is a special flood hazard area inundated by the 100 -year flood, also runs across the northern portion of the property. The applicant will submit a drainage study to the Department of Public Works. Additionally. conditions of approval will require that all development- generated runoff he disposed of on -site and not directed towards adjacent properties and that the applicant adhere to the