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"Occupancy" means (1) the issuance of a certificate of occupancy for a commercial, <br /> multifamily, industrial building, hotel or other structure requiring a certificate of occupancy; (2) <br /> the issuance of a building permit for residential buildings that do not require a certificate of <br /> occupancy; or (3) final subdivision approval for subdivisions where dwellings are allowed, but <br /> dwellings are not being constructed before sale of any lot. <br /> "Project area" means the area in which the project is expected to have an impact on the <br /> level of service of transportation facilities. <br /> "Reasonable assumptions" means the percentage of full build -out that is expected to occur <br /> during the twenty -year period after the date of the application, as determined by the planning <br /> director. <br /> "Transportation facilities" means State and County highways, roads, and public <br /> transportation facilities. <br /> "Worse than the acceptable level of service" means that the level of service at the a.m. or <br /> p.m. peak is "E" or "F ". <br /> (d) Traffic impact analysis report required. <br /> (1) A traffic impact analysis report (TIAR), prepared or updated within six months before <br /> the submission of the application, shall be included with the application for any <br /> change of zone that can generate fifty or more peak hour trips. The determination of <br /> peak hour trips shall be based on the Institute of Transportation Engineers, "Trip <br /> Generation Handbook ", or any other nationally recognized source. When the number <br /> of trips depends upon the exact future uses of the site, and those are unknown at the <br /> time of rezoning (for example, the types of commercial uses), the determination shall <br /> be based upon a typical mix of uses found in that zoning type in the community. The <br /> TIAR shall be certified as having been conducted in accordance with best practices <br /> by a professional engineer licensed in the State of Hawaii. <br /> (2) The TIAR shall assess impacts to transportation facilities in the immediate vicinity <br /> and general area of the project, and to the transportation facilities serving the project <br /> area. <br /> (3) The TIAR shall include projections for future growth in traffic, for a minimum of <br /> five, ten, and twenty years, and shall include other approved or proposed <br /> development that is expected to impact the project area, with reasonable assumptions <br /> about the build -out of such development. <br /> (4) The TIAR shall present an assessment of the impacts of the project on LOS and an <br /> evaluation of alternative plans for mitigating those impacts. The evaluation shall <br /> include budgetary cost estimates for the capital and operating costs of promising <br /> alternative plans. <br /> (e) Mitigation required. <br /> (1) If the LOS for any transportation facility in the project area is (A) currently worse <br /> than the acceptable level of service, or (B) projected to become worse than the <br /> acceptable level of service during the five year period of the TIAR, any rezoning of <br /> the property, if approved, shall contain conditions that require mitigation of adverse <br /> traffic effects before occupancy of the project is permitted, or that occupancy be <br /> delayed until the level of service has reached the acceptable level and is no longer <br /> projected to be worse than the acceptable level. <br /> (2) Where the LOS deficiency is due to roadway or intersection deficiencies in the <br /> immediate vicinity of the project, the conditions of zoning shall require local <br /> mitigation. Where the deficiency in LOS is due to insufficient capacity in the <br /> 2 <br />