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HomeMy WebLinkAboutCOM 1005.000 2008-2010 oJ . ILI" OS M � . William P. Kenoi 4 p � ,�.� �� t / '` William T. Takaba Mayor ;I •:111 ( A : • % Managing Director .T. �. Wally Lau A T E o M Deputy Managing Director County of Hawaii 25 Aupuni Street • Hilo, Hawai`i 96720 • (808) 961 -8211 • Fax (808) 961 -6553 KONA: 75 -5722 Hanama Place, Suite 102 • Kailua -Kona, Hawai'i 96740 October 27, 2010 (808) 327 -3602 • Fax (808) 326 -5663 Honorable J Yoshimoto, Chairman and Members of the County Council n � c+ µf. County of Hawai`i "^'~' 25 Aupuni Street i.-- Hilo, HI 96720 Dear Chairman Yoshimoto and Members: s t4tate Land Use Boundary Amendment Application (SLU 10- 000027) Request: Agricultural to Urban Change of Zone Application (REZ 10- 000127) Request: A -5a to RS -10 Applicant: Hualalai Partners of Kona, LLC Tax Map Key: 7 -5 -17:43 State Land Use Boundary Amendment Application (SLU 10- 000029) Request: Agricultural to Urban Change of Zone Application (REZ 10- 000129) Request: A -5a to RS -7.5 Applicant: Brian R. Cook Development, Inc. Tax Map Key: 7 -5 -17:41 State Land Use Boundary Amendment Application (SLU 10- 000028) Request: Agricultural to Urban Change of Zone Application (REZ 10- 000128) Request: A -5a to RS -7.5 Applicant: JKS Partners, LP Tax Map Key: 7 -5 -17:40 As required by Chapter 4, Sec. 6- 4.3(C), Hawai`i County Charter, transmitted herewith for the County Council's consideration and action are the Leeward Planning Commission's letters and enclosures regarding the above - referenced requests. Sincerely .... ),..0___W - k ......, i William P. Kenoi Mayor Enclosures cc: Planning Department Hawaiii County is an Equal Opportunity Provider and Employer Colas, No. 400 '<3; Its 3). d" 3a0 Ref. To: G +f. Da ti N' �'. ' . cr. County of Hawaii -, LEEWARD PLANNING COMMISSION Aupuni Center • 101 Pauahi Street, Suite 3 • Hilo, Hawai`i 96720 Phone (808) 961 -8288 • Fax (808) 961 -8742 October 27, 2010 The Honorable J Yoshimoto, Chairman and Members of the County Council County of Hawai`i 25 Aupuni Street Hilo, HI 96720 Dear Chairman Yoshimoto and Council Members: State Land Use Boundary Amendment Application (SLU 10- 000027) Request: Agricultural to Urban Change of Zone Application (REZ 10- 000127) Request: A -5a to RS -10 Applicant: Hualalai Partners of Kona, LLC Tax Map Key: 7 -5 -17:43 The Leeward Planning Commission at its duly held public hearing on September 30, 2010, considered the request by Hualalai Partners of Kona, LLC for a State Land Use Boundary Amendment from Agricultural to Urban and a Change of Zone from Agricultural - 5 acres (A -5a) to Single - Family Residential — 10,000 square feet (RS -10) for approximately 14.968 acres of land. The property is located southwest of the intersection of Kahului - Hienaloli Road and Hualalai Road, north of the Sugar Cane Lane Subdivision, Kahului 2 North Kona, Hawaii. The Commission was unable to secure the required four votes on both applications to take action. This "no action" constitutes that an unfavorable recommendation of both applications be forwarded to the County Council. Hawai`i County is an Equal Opportunity Provider and Employer The Honorable J Yoshimoto, Chairman and Members of the County Council County of Hawai `i Page 2 Accordingly, we are transmitting the staff Background and Planning Director's favorable recommendation, the proposed bill amending Section 25 -8 -3 (North Kona Zone Map), and the transcript of the hearing for your information. Sincerely, Frederic Housel, Chairman Leeward Planning Commission Lhualalai partners0l Iwpc Enclosures cc: Steven S. C. Lim, Esq. Hualalai Partners of Kona, LLC Planning Department — Kona Amy Self, Esq. Department of Public Works Department of Water Supply LEEWARD PLANNING COMMISSION COUNTY OF HAWAI`I HEARING TRANSCRIPT SEPTEMBER 30, 2010 A regularly advertised hearing on the applications of HUALALAI PARTNERS OF KONA, LLC (SLU 10- 27 /REZ 10 -127) was called to order at 9:40 a.m. in the King Kamehameha's Kona Beach Hotel, Ballroom I, 75 -5660 Palani Road, Kailua -Kona, Hawai`i, with Chairman Frederic Housel presiding. COMMISSIONERS PRESENT: Frederic Housel, Brandi Beaudet, Geraldine Giffin, Wayne Iokepa, Richard Nelson and Lani Bowman (from 9:43 a.m.) ABSENT AND EXCUSED: Thomas Hickcox STAFF PRESENT: Brandon Gonzalez (Deputy Corporation Counsel), BJ Leithead Todd (Planning Director), Daryn Arai (Planning Program Manager), Jeff Darrow (Staff Planner), Maija Cottle (Staff Planner), Deanne Bugado (Planner, West Hawai`i Division) and Kiran Emler (Department of Public Works) And approximately 200 people from the public in attendance. APPLICANT: HUALALAI PARTNERS OF KONA, LLC (SLU 10- 27 /REZ 10 -127) Applications for a State Land Use Boundary Amendment from Agricultural to Urban and a Change of Zone from Agricultural 5 -acres (A -5a) to Single- Family Residential 10,000 square feet (RS -10) for approximately 14.968 acres of land. The property is located southwest of the intersection of Kahului - Hienaloli Road and Hualalai Road, north of the Sugar Cane Lane Subdivision, Kahului 2 °d , North Kona, Hawai`i, TMK: 7 -5 -17: 43. HOUSEL: The first item on the agenda is the applicant is Hualalai Partners of Kona, LLC. This is an application for a State Land Use boundary amendment from Agricultural to Urban and a change of zone from Agricultural 5 acres, Ag -5a, to Single - Family Residential 10,000 square feet, RS -10, for approximately 14.96 acres of land. And this land is located southwest of the intersection of Kahului - Hienaloli Road and Hualalai Road. Staff, would you care to present? Oh, okay, I'll make an amendment to that now. Not only are we going to take testimony for the first agenda item, but we are also going to take public testimony at this time for Agenda Items 2 and 3. And I won't read those at this time, but if you do want to testify on any of the 1, 2 or 3 items on this agenda, please plan to come forward very shortly. Thank you. It looks like we have a lot more attendees today than we usually do, that we are a little short on seating. So we will be opening up this other side here, and hopefully — oh, we put in a request — so we are going to try to open that up and provide seating for everybody to be able to be comfortable during the Planning Commission meeting today. (At this time, 9:42 a.m., the Commission took statements from the public on Agenda Items 1, 2 and 3 — SEE EXHIBIT B) ATTACH: Bills 327 & 328 1 Ccrrrn. 1005 RECESSED The Chair called a recess at 10:34 a.m. RECONVENED The meeting reconvened at 10:51 a.m. HOUSEL: The Leeward Planning Commission, please reconvene. And we are still on Item 1 on the agenda. Staff, would you like to present to the Commissioners on this item? DARROW: Thank you, Mr. Chairman. Members of the Planning Commission, good morning. We're going to just wait for the lights to go out here, so that everybody can see. Thank you for everybody's patience. We do have several items on the agenda prior to Item No. 5. It appears that a majority of you are here for Saint Michael's Church, and if you could just be patient with us. Thank you. If I can direct your attention to the presentation on the wall. This morning our first application is from Hualalai Partners of Kona, LLC. They are requesting a State Land Use boundary amendment, as well as a change of zone. The area of this application is within the North Kona District of Hawai`i. More specifically, we are looking in the area of, with Queen Ka`ahumanu running in a north -south direction, as well as Hualalai Road running in a mauka -makai direction. The colors on the map represent the different zonings for the area. Just to point them out, the darker green is identified as Agricultural 1 -acre zoning. The lighter green, which is also the zoning of the subject property, is identified as Agricultural 5 acres. The different shades of yellow and brown represent Single - Family Residential. You have Pualani Estates that's made up mainly of Residential 7,500 - square foot lots. You have the Sugar Cane Lane subdivision — I hope that's correct — made up of Single - Family 15,000- square foot lots, and then Hualalai Heights made up of Single - Family Residential 20,000-square foot lots. This is a closer view of the area, so that you get an indication of what we are looking at here. If we need to refer to it in the future, we can look at this. The subject property is identified with a black outline. There may be references to other applications. Just to point those out, this one is identified as Hualalai Partners, LLC, this one is identified as Brian Cook, and this one is represented as JKS Partners. This particular property, which has been referenced today, is already previously zoned in February of this year; the applicant was Hu- Ko -Pa, and it is currently zoned Single - Family Residential 10,000 square feet. This is the State Land Use designations for the area; the green is Agricultural, the red, or pink, is State Land Use Urban, and then you'll see this yellow -type of zoning, which is State Land Use Rural. This is the General Plan LUPAG Map designation for the area; the crosshatched area is identified as Urban Expansion Area, the lighter green is identified as Important Ag Lands, and again, we have Rural, as well as different other Medium - Density Urban and Low- Density Urban identified in yellow. The applicant had requested earlier this year from the Planning Director what the designation of the property is in regards to the General Plan LUPAG Map, as well as the Kona CDP. The Planning Director had determined that this property is within the Urban Expansion Area, as well as located within the Kona Urban Area. This is from the Kona Community Development Plan. This identifies the Transit - Oriented Development. This is identified as the Kahului-Puapua'a Village Neighborhood TOD. What I've done is identify the subject property on this map; it's outlined in black in this area. The red line that 2 you see both on the right and left portions of the map, indicate the actual boundaries of the Kona Urban Area. So you can see that the Kona Urban Area comes through this property, as well as the fact that this property is outside of the identified TOD for this particular area. This is an aerial photo. Again, we are showing the property identified with a red outline. We have Hualalai Road running in a mauka -makai direction. We have Queen Ka`ahumanu running in a north -south direction, as well as the subdivisions in the particular area. The applicant is requesting a State Land Use boundary amendment from Agricultural to Urban and a change of zone from Agricultural 5 acres to Single - Family Residential 10,000 square feet for approximately 14.968 acres of land. The reason for the request is that the applicant is proposing to subdivide the property into 45 lots that will be approximately 10,000 square feet in size. The applicant is also proposing to submit a Planned Unit Development application which, if approved, will allow for flexibility in lot and roadway design that includes smaller lot sizes, approximately 7,000 square feet, to be accessed by non - dedicable roadways. This is a proposed layout of the subdivision submitted within the applicant's application. We have Pualena Street, which is identified on the south portion of the map — I just want to make sure I had said that roadway correct, I believe that's correct — as well as the proposed access that will be meeting up with Parcel 42 on the left side on the map; this is the access that will bring it out to Hualalai Road. Hualalai Road runs on the right side of the property in this general area. The Planning Department's recommendation for the applications is a favorable recommendation for both the State Land Use boundary amendment, as well as the change of zone request for this particular application. Are there any questions? I'm sorry, before I go onto that, let me take care of some housekeeping business. If I could bring to your attention that, No. 1, there was a revised recommendation that was passed out — it's the yellow copy that you have. There are also some recent submittals that were submitted that I just want to bring to your attention. One is the comment letter from the State Land Use Commission. Just to make sure that you folks have everything that has come in. We also received a letter from the applicant requesting for several revisions to some conditions, and we'll deal with that after, as well as a letter from the applicant in regards to responding to a letter from Mark Van Pernis. This morning we received a letter from Joel Cooperson, and it was stated on the record earlier that Mr. Van Pernis' letter, his second letter, is part of that letter in response to the applicant's response to his letter. And lastly, we have received a letter from Michael Matsukawa regarding this and the other two applications as well. In regards to the applicant's request to revise the several conditions, the Planning Director — if you folks have that letter, it's dated September 23, 2010, the applicant is requesting for a minor change on Condition F to just include the word "and" — and the Planning Director is okay with that recommendation. And then also a change to Condition S, which is the fair -share condition, he is asking two changes. One is to change the word "may" to "shall," and the Planning Director feels that that's not necessary, that she'd rather keep the language "may" within the condition, and then lastly to add the words "and the portion of the north -south connector road within the project as" and then goes on, and then add Condition E to the conditions that were referenced at the end. And we can go ahead and make those changes, if you folks agree with that. Other than that, I think that concludes our presentation. Are there any questions? 3 HOUSEL: Yeah, could you go back to the LUPAG Map? Now, that seems like to me that the green is defined as Important Agricultural, is that correct? DARROW: Correct. HOUSEL: And that basically divides this property? DARROW: The General Plan LUPAG designation is meant to be broad brush, so it's not site specific as this map is. But for reference purposes, so that the planners can have a general idea or more specific idea where these are, it has been brought onto a specific location on the map. The General Plan does have a broad brush indication, so it can be moved, I mean it can be expanded as far as the line. In response to the applicant's request as to whether or not this particular parcel is Urban Expansion or Important Ag Lands, the Planning Director has determined that this property is Urban Expansion Area. HOUSEL: Okay. Could you go back to the County, the one with pink on it? It must be the State, okay, yeah, so this currently is in Agriculture but the master plan contends this ultimately to be Urban, is that correct? DARROW: That's the intention that this would be, its long -range plan for this particular area is that it would include the Urban Expansion Area, as well as within the Community Development Plan, it shows it as within the Kona Urban Area. LEITHEAD TODD: Jeff, can you go back to the map with the State Land Use? I'd like to explain. When I got asked to interpret where the line is, part of the problem is is that when we draw these original maps that are fairly small and then we try to do it with an overlay on a GIS later on, and it hasn't translated very well on parcel specific. So when I was looking at this, what I looked at is the fact that you have Hienaloli Road, and that if you look at that, that seems to be where that kind of boundary is in terms of other applications that -. BOWMAN: Could you show the road please? GIFFIN: Jeff, yeah, can you show us where that road is? LEITHEAD TODD: This road up there. GIFFIN: Oh okay. LEITHEAD TODD: And you see that the other Urban classifications that have been done in the past have basically gone up to around that line as the demarcation. So I thought that that was a more consistent interpretation of what the intent was of our maps. And also because it, in terms of trying to decide if a particular parcel is one or the other, we tend to want to try and fit them into one classification rather than having it cut in half, and it made sense that you have that road at the top, that that would become the demarcation — a clear line between Agriculture mauka and then more urban uses makai. PUBLIC: Can I ask a question? DARROW: Not at this time, sir. 4 HOUSEL: Yeah, could you hold your question, please? Commissioner Giffin. GIFFIN: Mr. Chairman. Jeff, in the testimony we heard this morning there were references to three different existing subdivisions — Kona Orchards, Pualani Estates and Heights at Hualalai. On that other map, could you show me where those subdivisions are in relationship to the subject property? DARROW: Okay, we have Pualani Estates -. GIFFIN: The yellow. DARROW: Which is mainly the yellow, correct. And we have Hualalai Heights identified with the lighter yellow, or tan. And then we have, I believe this is called Sugar Cane Lane Subdivision. And then additionally, I believe this was the area that the other testifiers testified, mauka of the project, which is called Kona Orchards, I believe. GIFFIN: Okay. There was also reference during their testimony that there was going to be use of some private roads for the subject agenda items. Where are those roads? DARROW: The private road that they were referring to is Pualena Street, which is this road. This would be Puapua'anui Street, and that is the main mauka -makai connector. And then you have these, this is actually a stub -out on this particular road that appears to be there to create connectivity to the parcels to the north, and so that's the road that they were referring to there. Now, additionally, they were also referring to a proposed road that's required from this applicant to provide connectivity to these particular parcels to allow connection to Hualalai Street. GIFFIN: And those roads that you just pointed out, the testifiers said that those were in fact private roads. Is that true, Jeff? DARROW: At this time they are not dedicated to the County, so they are considered private. LEITHEAD TODD: Jeff, is there a requirement in the future that the roads be dedicated to the County? DARROW: I'm not sure about this particular road, but we would need to make sure of that. Ki, are you familiar whether or not that's -. HOUSEL: Ki, would you come forward, please? LEITHEAD TODD: The other thing that I wanted to point out is, if you look at the alignment of Hualalai Road, you can see that it curves a lot. But that one portion below the subject property, on the property that's already been rezoned, that's the one area where it's fairly straight. And when we were looking at this, we felt that that was the best place to have a road access Hualalai for sight distance purposes, as oppose to trying to bring a road in on another section, because the sight distance along that area is very good, whereas if you try to do it further mauka with the curves closer to Hienaloli, then you don't have good sight distance because of those curves. And that was one of the decisions made that the connection should be there. If you do a connection further up, then you really have to re- engineer Hualalai. And that might be something that Ki could address. 5 GIFFIN: And then while he's doing that, I have one more question. In that existing, the new existing subdivision, which is just below the subject property, Jeff, you just said something about there is some sort of stipulation for a connecting road in that subdivision for the subject property, as well as the property that we are going to be covering later on today, is that correct? DARROW: Correct. This would be Condition H under Ordinance 10 2, which states, "Roadway connections to adjoining parcels, TMK: 5- 17:41, 44 and 43, shall be provided." GIFFIN: Okay, so those were conditions of the subdivision approval for that yellow RS -10 parcel. DARROW: For the ordinance approval. Additionally, my co- worker reminded me that we did look into the conditions for this particular roadway. This portion of the roadway through Hualalai Heights was not required to dedicate, although this portion within Sugar Cane Lane Subdivision was required to dedicate. GIFFIN: Okay, so, then eventually that road will be a County road, that portion. DARROW: Well, that's the question. HOUSEL: Could we ask Mr. Emler to give us his input? Ki, I need to swear you in to help us. Could you raise your right hand? Do you swear to tell the truth? EMLER: Swear to tell the truth, yes. HOUSEL: Thank you. Could you state your name, please? EMLER: My name is Kiran Emler. I'm with the Department of Public Works, Engineering Division Kona. HOUSEL: Could you help us a little bit to clarify the status of that road that will connect eventually to this subject property. EMLER: Speaking of Pualena Street -. HOUSEL: That's correct. EMLER: Through Sugar Cane Lane? HOUSEL: Right. EMLER: The status of it is it's been completed, construction is completed, it's gotten final approval — that's the status right now. It's still private. HOUSEL: Does that meet the Department of Public Works standards currently? EMLER: Yes. HOUSEL: So it could be dedicated -. 6 EMLER: Correct. HOUSEL: Commissioners, any questions of Mr. Emler? Thank you. EMLER: Can I bring up an issue that I noticed in the conditions for rezoning? And that is, there is no requirement for them to provide the stub -out to Pualena Street, I noticed, in the conditions. I'm just pointing that out. DARROW: I believe there, if I can just look at that, we talked about that on the way out this morning -. EMLER: I guess I was just looking at Condition E. It wasn't included in that one; maybe it's in another one. BOWMAN: It's Condition G. DARROW: Correct. Condition G. EMLER: Okay, I stand corrected. Thank you. HOUSEL: Jeff, can you, the outline of the, the upper outline of the subject property doesn't go all the way to Hualalai Road. Who owns that little triangle, there, of land? DARROW: Are we talking about this? HOUSEL: That's right. DARROW: Those are identified as Parcels 40 — let me just confirm there — Parcels 30 and, yeah, I believe that's Parcel 30. Those portions, even though the Department of Public Works requested that improvements be done along those, they are not owned by the applicant, and so in all legality we can't ask them to do the improvements in there. These portions here are fronting Hualalai Road via the applicant's property. HOUSEL: Right. That was my concern that Hualalai Road is a substandard road, and although the applicant is agreeing to make improvements along their boundary, just making improvements the short ways will not benefit the road. DARROW: I'm not sure I would be the one to answer that question, but it appears that the intention is to be able to realign this and be able to help out this particular area; they may not be able to do anything in this general location, but it looks like quite a bit of an improvement can be done in this general area. GIFFIN: So what was your question again, Mr. Chairman? HOUSEL: My question is that the entire length of Hualalai Road is vastly unimproved, it's very narrow, it's a major collector, there is a lot of traffic there, and it's a dangerous road, and so even improving just part of that will not significantly improve the entire road. 7 DARROW: It's been brought to my attention that the County does have the option of making those improvements, but it's not something that we can place on the applicant, being that, again, he is not the owner of that particular parcel. HOUSEL: Okay, thank you. Commissioners, any other questions? BOWMAN: Could you please show us the — what do you call the map where you can actually see it — the -? HOUSEL: Aerial view? BOWMAN: The aerial view, thank you, sorry. Do you know -? I mean I don't know if this is a question, but it doesn't seem like a majority of the subdivisions are built out. Do we have any idea of how many are not even sold, the lots? DARROW: No idea, but this picture was taken probably in 2006, so it's quite outdated. BOWMAN: Okay, that's what I figured. And there was mention that there are, I think it was 25,000, vacant urban lots in Kona. Is that -? GIFFIN: Yeah, one of the testifiers -. BOWMAN: One of the, the first testifier I think it was — I'm sorry I didn't write it down. Okay, thank you. HOUSEL: Thank you, Jeff. Any other questions, Commissioners? No? DARROW: Thank you. HOUSEL: Thank you. Let's call the applicant to the table here, if we can. Could you please raise your right hand, and please use the microphone? Do you swear to tell the whole truth before the Planning Commission today on this matter? APPLICANTS: I do. HOUSEL: Thank you. Mr. Lim, would you like to lead? LIM: Thank you very much, Mr. Chairman. Members of the Commission, good morning. COMMISSIONERS: Good morning. LIM: I'm here representing Hualalai Partners of Kona, LLC, and sitting next to me is Mr. Frederick Ted Barrett, who is the manager. HOUSEL: If you could, please state your name and address, please. BARRETT: My name is Ted Barrett, 1759 Esteban Avenue, Laughlin, Nevada. HOUSEL: Thank you. 8 LIM: Thank you very much. We've received the background and recommendation, and have no comments. We note that the Planning Director has incorporated most of our proposed amendments to the conditions that we proposed to the Commission. We agree with those changes. I think part of the issues that you've been hearing, and as you can see from the mapping, I don't know if there is a misconception from the Heights at Hualalai subdivision, but we will not be able to connect up to them until such time as the parcel to the immediate south, which is Parcel 22, is developed. The roadway layout within this particular project was worked on with the Department of Public Works over the last year. And I think you probably know that if the developer had his choice, he wouldn't put a more expensive north -south road through the project, but that's part of the connectivity issue, that's what the Kona CDP requires. And so that's why you've got an extension down into heading towards the Sugar Cane Lane project and the Heights at Hualalai, which is the Pualena Street extension. So essentially, what we are doing is we are doing our part to implement the Kona CDP to run the road through our project out to Hualalai Road. Part of the other benefit of the project, and something that I think most people don't know of because we are just working with the Department of Public Works on, is there is a significant drainage way located further north of the property that comes down and cuts down towards the highway, more makai of the project; however, the drainage in the area has been diverse, and some of the Kona Orchards residents indicated that the water is coming through their project out onto Hualalai Road. What the project is proposing to do is to install a series of drywells and drainage basins through the project, and essentially what we are going to do is, although it's not our legal duty to do so, we are going to try to pick up as much of that sheet flow coming down from the mauka off Hualalai Road as possible within our project. So we are going to be, I think, contributing substantially to the potential drainage issues in that area. I think that we'd like to ask for your support. We think it's in compliance with the Kona CDP and the General Plan for the area. And we think it'll provide needed residential lots, because not everybody can afford, you know, a $500,000 half -acre lot or one -acre lot or higher, I guess. So we are trying to provide a little bit of a lower -end product, and Mr. Barrett has full intentions of developing this project as shown. The concern, the last concern, I guess, was kind of, you know, this is too dense of a project, the RS 10,000- square foot lots are too dense. One thing that will ameliorate that concern to some degree, I think, is when you look at the — Jeff, give that project concept plan, please — when you look at the lots that are going to be on the mauka side of the project, which is the area fronting Hualalai Road and the area that's to the south that's going to be closest to the Sugar Cane Lane and the Heights at Hualalai project, that's all this area to the right of your screen and to the south there, those lots range from, up to 15,500 square feet. We are going to be doing the Planned Unit Development. As you can see, there's lots of smaller lots down closer to the interior portion of the project, that's partly due to the topography where you have to reduce your cut and fill; so the actual vision that you would see as you drive along Hualalai Road is, those lots on top there are averaging about 13,156 square feet in size anyway, and those lots you see are up to 15,500 square feet along the top there of the project. So we don't think it's going to be out of the character with the neighborhood. Thank you. HOUSEL: Commissioners, do you have any questions of the applicant? Mr. Lim, I had a question to clarify. There is a parcel of land between the Sugar Cane Estates and the subject property, and we are talking about Pualena Street. Do you have an agreement with the adjacent landowner to allow that street to go through? 9 LIM: No, we don't. We are doing, all we are doing is we are following the dictates of the Department of Public Works and the Kona CDP to stub out to the south. HOUSEL: Okay. Have you spoken with the adjacent landowner? LIM: I've spoken to him a long time ago, and I don't know what his current plans are. HOUSEL: I see, okay. Now, one of the things you stated in your application was that you felt this land qualified to be infill per the Kona CDP. Could you explain that, please? LIM: That's correct. The Kona CDP was essentially, I think, at least in my opinion, was set up to identify areas within Kona that would be proposed for a development, more so that the outside areas, and the infill was areas of land development in the general boundaries of existing urban and suburban areas. And we feel that it complies with the Kona CDP in that we've got existing urban and suburban areas immediately surrounding it. I think you saw from the General Plan LUPAG Map where the Urban Expansion Area was, that entire area should be going out to residential; there is a plan to do that in the General Plan anyway. HOUSEL: It seems like to me the definition as stated in the Kona CDP is infill is intended for land that has been previously developed or is surrounded by existing developments, is that correct? LIM: No, I think that's an incorrect statement, and I think you are getting that from one of the glossary terms in the back of the design guidelines. And you should know that that was imported into the Kona CDP, wholesale from the Smart Code without any kind of calibration here. It's inconsistent with the other definitions within the Kona CDP itself. HOUSEL: Okay, thank you. Any other questions? Commissioner Giffin. GIFFIN: I don't know if this question is better asked of Ki, but just looking at the existing roadways, looking at the proposed 45 lots of the subject property, the greatest impact of this traffic that would be resulting from the 45 lots would be where? I mean I am not ma`a to Kona and I am not kama`aina to that, so I just want to know, maybe from the applicant's representative or from Ki, the greatest impact. LIM: The two main entrances for the project are, you can see where the makai boundary of the parcel is -. BOWMAN: You get the -. Can you use the -? GIFFIN: Jeff has it. LIM: Okay. Off of the project concept, the one connection would be south to Pualena whenever that gets opened up; the other connection would be makai and right there on the makai portion of the project, you see this road tailing off, that will be developed, as the Planning Director was talking, into that Hualalai Road connector right at the one straight way where there's adequate sight distance. There will also be another roadway coming from the Hualalai Road section back through the makai project, which is Parcel 42, out to Paulehia Street when that gets finally dedicated in the 10 Pualani Estates subdivision. So the whole idea would be to, when you look at the area -wide street maps, you can see that all these north -south roadways are attempting to contact all the way through. GIFFIN: Could we look at that other map? Where is Jeff? Jeff, the one that shows this subject property in relationship to the adjoining property. BOWMAN: And the roadways. I can't visualize what you were saying, sorry. DARROW: How's that one? LIM: That one there. So you can see the parcel in question, and the next parcel down is when I was talking about — I'm not real good at this, okay — so the actual entry to Hualalai Road here coming out the project, we are coming here, and what you will see is kind of a S -turn road — I think I'm going to the right one — Pualena. Paulehia Street is here. So what you'll have is a north -south connector here and another north -south connector coming this way. As I understand it, there's further north -south connectors going this way to Hualalai Road also. So the whole idea being to connect up this network of roadways within the Kona area, because that's been one of the bigger problems where subdivisions have essentially been developed and they shut off these north -south roads, so you can't go across the mountain. BOWMAN: I'm sorry. And there is a direct, I mean, a connection through -. LIM: Hualalai Road? BOWMAN: Yeah, to Hualalai. LIM: Yeah, it'll be right about there — sorry for the shaky hand. BOWMAN: Okay, thank you. DARROW: Mr. Chairman, I do also have a preliminary subdivision layout for the property in yellow, the Hu -Ko -Pa property, if you folks would like to see that. GIFFIN: Oh, good. Yeah, where is the proposed road? HOUSEL: Yeah, we'd like to see that, please. LIM: So this is where you can see the connector to Hualalai Road up there on the top right corner, and you'll see this, kind of a, I think this is probably an older version of the plan -. DARROW: Correct. LIM: What we saw for now, into a kind of an S -turn coming down to the bottom portion where that's Paulehia Street. That'll be designed to minor street standards, County dedicable standards, and dedicated to the County as part of the requirement for that project. GIFFIN: And those internal roads already exist, or they are going to be put in? LIM: They will be constructed. 11 GIFFIN: And what is the timetable in relationship to the subject property? LIM: For that particular project, we have a Planned Unit Development application in also and we have to get that approved, then after that I think we will go with the subdivision application notice — I estimate a year and half to two years for the issuance of final subdivision approval. HOUSEL: Any more? Okay. Mr. Lim, I had one other question. As you are aware, the Kona Community Development Plan has set a preference, as this is not in a TOD but it's and what would be called the TND, and the conventional rezoning that you are requesting is an alternative to the TND. Did you consider a TND? LIM: We discussed it briefly with the Director, but we felt that because we didn't have the minimum size that it's very difficult to plan these TND's or TOD's. A lot of the TND and TOD concepts, at least as I understand them, are intended to be these complex concentrated urban developments that they will have some urban core where you've got commercial retail, you get, you know, the more residential out further and less dense residential and some greenbelt on the outside. And you really can't do that unless you've got a large project, like, the County heads the plan that you guys had had review, the Honokohau Village TOD, something like that where you've got, you know, a significant amount of acreage and it's located along one of the transit lines that are planned, because that was the whole intent, at least as I understand, of the TND. And the TOD was this Transit - Oriented Development where you would have the buses or maybe rail or whatever else in the future, and you plan these big urban projects. And this is just not appropriate for that. HOUSEL: Now, you know, and I'm referring to the letter from the Land Use Commission regarding these four parcels, which are apparently individually owned but have a lot of thing in common, that could potentially be considered a TND; there is a large enough, there is 60 acres in that total area there that you've, you know, you obviously with connecting roads to adjacent properties, you're doing some cooperative efforts, that maybe you would consider working with the other owners to develop a TND per the Kona CDP. LIM: That's, one of the issues that the smaller developers like this one have is you really don't have the ability to work with some of the other developers because we don't know what their timing is, and there is obviously the infrastructure cost issues. So, as - (interrupted by a comment from the public). HOUSEL: Please continue. Sorry. LIM: So I guess, in short, no, we feel like the project was a small project and we could not do that with the other developers. We didn't even know they were going to be coming up at the same time as we were. HOUSEL: Well, I participated in the Kona CDP, and I think the general intent was to do planned development for our community, and that everyone, all landowners and everyone was encouraged to, you know, cooperate together to do mass planning and instead of piece -meal planning. So I would certainly encourage everyone to try to cooperate together and maybe coordinate their schedules, I realize that it's not practical for everyone to do that but, do the best they could to try to meet the intention of the Kona CDP. 12 GIFFIN: Mr. Chairman, I just wanted to ask the representative to respond to a concern that was raised by one of the testifiers earlier this morning. Mr. Joel Cooperson mentioned that apparently there was no attempt at paying for infrastructure. And Mr. Lim, earlier in your testimony you mentioned the construction of drywells to talk about prevention of flooding. Was that part of what you would meet infrastructure cost, or is that separate? LIM: I didn't understand his comment about us not paying for infrastructure, but we are going to be required by the Department of Public Works to put in all the roads and drainage. Actually, you know, technically and legally, you are supposed to handle the runoff from your project only; if there is water coming from the mauka area through your project -. GIFFIN: Which is the case, right? LIM: You can't increase it. Yeah. And so, ordinarily we would not be required to pick up all of water, but that's what we are going to be doing. GIFFIN: By the construction of the drywells. LIM: That's correct. GIFFIN: So that's from water coming from above the subject property. LIM: Yes, it's coming from the Kona Orchards project. LEITHEAD TODD: Mr. Lim, how many total lots? LIM: We have 45 lots, which we will be developing through a Planned Unit Development, which would allow us to create smaller lots in certain areas with the topography will allow it, so we don't have to cut everything and bench it. LEITHEAD TODD: And you are being required to pay $12,000 per lot in fair share contributions to the County to mitigate parks, police, fire, solid waste and road improvements. LIM: If approved, yes. LEITHEAD TODD: So that's roughly how much? LIM: It's a lot. I don't know -. I think the combined total was about, let's see -. LEITHEAD TODD: I just grabbed my calculator. So your contribution is $542,679.75 in addition to other infrastructure you are going to be required to do within your development. LIM: That's correct. LEITHEAD TODD: And the reason that I did not agree to the word "shall" and kept the word "may" is that there is no guarantee that you will be given credit against the fair share for any of the work that you do; that's going to be up to the County Council. LIM: We understand. 13 HOUSEL: Commissioners, are there any other questions of the applicants? Okay. Thank you very much. LIM: Thank you very much. HOUSEL: I guess one thing that I left out was that since we've taken all the testimony, at least on this Item No. 1, I'd like to close the public testimony on this. Would someone like to make a motion to close the public testimony? GIFFIN: Mr. Chairman, I so move. HOUSEL: Do we have a second? BOWMAN: Second. HOUSEL: Thank you. Okay, it was moved and -. All in favor? COMMISSIONERS: Aye. HOUSEL: Opposed? Okay. Commissioner Giffin moved that we close the public testimony on Item 1, and seconded by Commissioner Bowman. The public testimony is now closed. Would someone like to make a motion, please? BOWMAN: Question. Do we take them both together, the change of zone and the State Land Use boundary amendment? HOUSEL: No, I believe we take them separately. BOWMAN: Which one goes first? HOUSEL: Pardon? We do the Land Use -. BOWMAN: Land Use first. Okay. HOUSEL: I guess, Deputy Corporation Counsel, could we maybe get some clarification that these two applications are separate and they are independent of each other? The Land Use boundary amendment and the change of zone, that they are not contingent on each other? GONZALEZ: You are going to have to vote on them separately. It's cleaner for the record, if you make separate motions for each. HOUSEL: Right. But one doesn't, one being denied or approved doesn't affect the other, is that correct? GONZALEZ: Well, you kind of need the one for the other. 14 LEITHEAD TODD: I would say that you can't do the rezoning unless you approve the Land Use; you could approve the Land Use and then not do the rezoning, but you can't do the rezoning unless the Land Use is changed, you know. HOUSEL: Okay, that helps. Thank you. BOWMAN: I move that we send an unfavorable recommendation for the State Land Use boundary amendment, SLU 10 -27. HOUSEL: Do we have a second on that? GONZALEZ: Well, first, you need to state your reasons because the recommendation from the Department and the Director is for a favorable recommendation. BOWMAN: I have concerns of the project density, of the traffic on Hualalai Road, of the future potential connectors with the other proposed projects. I think that's it for right now. HOUSEL: Do we have a second for the motion? NELSON: Second. HOUSEL: Seconded by Commissioner Nelson. Any discussion? I guess I -. GIFFIN: Mr. Chairman -. HOUSEL: Yeah, Sure, Commissioner Giffin. GIFFIN: And maybe this is directed to the Director. If we have traffic concerns on the impact that the proposed subject property would have on the surrounding subdivisions and areas, is the denial of the State Land Use boundary amendment the place where we should bring, I mean, is that directly correlated to each other, is my question. LEITHEAD TODD: You can do one and then not do the other. But this is really a decision for the Commission to make at this point. We have submitted our recommendation and I think it's up to you folks to deliberate and use your best judgment. GIFFIN: Thank you. HOUSEL: Any further discussion? NELSON: I'd like to make a comment about the design of the road. The last left -turn before it gets to Queen K — I travel there frequently, and if you're coming downhill, there is a tendency to go beyond the normal speed limit when you are coming down — but when you make that left turn on there, there seems to be, particularly if it's at night, it can become a very dangerous turn with the given less usage of vehicles right now. Increasing the number of vehicle usage potential there could just simply increase that one particular corner unless the County road division will take a look at it to make some design changes to eliminate any potential reckless driving, particularly going downhill. And I just thought I'd bring it up now since Commissioner Bowman made that comment about her concern about increase traffic use of Hualalai Road. 15 HOUSEL: Thank you, Commissioner Nelson. BOWMAN: And I would like to add I do believe that the applicant's improvements to Hualalai would be mauka of where their access would be, correct? GIFFIN: I don't understand that. BOWMAN: Could you show where their improvements to Hualalai are going to be made? DARROW: There's improvements in this area that's proposed, as well as improvements to this area that are proposed. BOWMAN: Okay, and they're straightaway. But the majority of the traffic will be going — is that south, is that -. HOUSEL: Yeah, makai. BOWMAN: West? DARROW: They will be exiting the property from this general location. NELSON: Getting onto Queen K, which would be the primary source of direction. BOWMAN: So all the improvements, I mean, albeit they'll do it, there's not a majority of the traffic because there's no access from the division onto the upper road, correct? DARROW: Correct. BOWMAN: Thank you. HOUSEL: Any other comments, Commissioners? I'd like to share some comments I have about this. I am very concerned about, one of the principles of the Kona CDP is connectivity through our neighborhoods, and without an agreement to connect the southern end of this development, I'm very concerned about that. I'm also concerned about the density; I'm not sure if that's really appropriate even though some of the planned lot sizes will be larger than 10,000 acres (sic). I'm also concerned about the condition of the substandard Hualalai Road, and if really the road can be improved just with this development to be safe with the additional traffic that's going to be flowing on it. So those are my concerns. Okay, Mr. Darrow, would you like to -. GIFFIN: I had a comment. HOUSEL: Oh, one more question? GIFFIN: Yeah, in the Traffic Impact Analysis for this project, I'm reading here on Page 16 of that report that the "traffic study concludes that the levels of service at the intersection of 1) Puapua'anui Street and Queen K Highway; and 2) Hualalai Road and Paulehia Street will be `A' or `B' during the AM and PM peak hours and are thus `acceptable levels of service', in compliance with the Concurrency Requirements for development of the Project ...." 16 HOUSEL: Thank you. Any other comments from the Commissioners? Planning Director. LEITHEAD TODD: I would just say that whether they have an agreement with Lot 22 or not, if and when Lot 22 comes in either for a subdivision or a rezoning, the Department in keeping in consistency with the CDP would require that that road be put in and connect to both the Sugar Lane as well as this, and that's because when we review these, you know, we are required to try and do connectivity between developments regardless of whether they come in together or come in in different time frames because that's the goal. And they're going to be hiccups along the way because some of these subdivisions the roads are private, but the CDP is saying that we need to have the connectivity whether the roads are private or not. So at some point the County may have to address the whole issue of whether you go in and exercise eminent domain to take over the roads, or if the community associations want to hand over the liability and road maintenance issues to the County and subsequently dedicate. And also, you note that part of this is because the CDP is in direct opposition to gated communities and that's one reason why they want the connectivity. So when things come in to our office, we try to look at them in terms of not just the application in front us but try to make sure that there's the opportunity to connect in the future. HOUSEL: Thank you. Any other comments? Mr. Darrow, could you read the motion, please? DARROW: Sure. The motion before us is to send an unfavorable recommendation to the Hawai`i County Council for the State Land Use boundary amendment request. HOUSEL: Okay, would you like to -? DARROW: With that, I'll take the roll. Commissioner Bowman? BOWMAN: Aye. DARROW: Commissioner Nelson? NELSON: Aye. DARROW: Commissioner Beaudet? BEAUDET: Nay. DARROW: Commissioner Giffin? GIFFIN: Nay. DARROW: Commissioner Iokepa? IOKEPA: Nay. DARROW: And Mr. Chairman? HOUSEL: Aye. 17 DARROW: The motion does not pass, three to three. GIFFIN: Mr. Chairman? HOUSEL: Yes. GIFFIN: I'd like to make a new motion. I move that a favorable recommendation for the State Land Use boundary amendment application be forwarded to the County Council for SLU 10 -27. HOUSEL: Do we have a second for the motion? BEAUDET: I second. HOUSEL: Commissioner Beaudet seconded your motion. Any discussion? Mr. Darrow? DARROW: Thank you, Mr. Chairman. The motion before us is to send a favorable recommendation to the Hawai`i County Council for the State Land Use Boundary amendment request. With that, I'll take the roll. Commissioner Giffin? GIFFIN: Aye. DARROW: Commissioner Beaudet? BEAUDET: Aye. DARROW: Commissioner Bowman? BOWMAN: No. DARROW: Commissioner Iokepa? IOKEPA: Aye. DARROW: Commissioner Nelson? NELSON: Nay. DARROW: And Mr. Chairman? HOUSEL: No. DARROW: Commissioner Iokepa, what was your -? IOKEPA: Nay. DARROW: Nay? GIFFIN: No, you said aye. 18 IOKEPA: I'm sorry, aye. HOUSEL: Okay. DARROW: The motion does not pass, three to three. Thank you. LIM: Mr. Chairman, may I make a request on behalf of the applicant? It doesn't appear that you are going to be able to go one way, either which way. We would prefer that the Commission take unfavorable recommendation and send us up to the Council with that on both, if that's what the outcome is going to be. So I request that. LEITHEAD TODD: Jeff, can you check our rules? I think the failure to have a motion either way means that it goes up with unfavorable. DARROW: Sure. We are checking it at this time on the State Land Use boundary amendment. LEITHEAD TODD: Can we take a five- minute break while we check our rules? HOUSEL: Sure. Let's take a five- minute break. RECESSED The Chair called a recess at 11:51 a.m. RECONVENED The meeting reconvened at 12:00 p.m. HOUSEL: Let's come back and reconvene our Planning Commission meeting today. There was not a majority on the vote for the Land Use boundary amendment. We should try to make a determination on the change of zone application. So would someone like to make a motion for that? GIFFIN: I understand, Mr. Chairman, that we do have to vote, but I just want to know, since the State Land Use boundary amendment was not passed, what effect does that have on the change of zone? HOUSEL: Well, corporation counsel? GONZALEZ: As the Director stated clearly, you can't have a change of zone without the Land Use boundary amendment, but we still have to take a vote on it because our code requires us to send a recommendation, if we can. So the way I look at it is it's part of the discussion and part of the basis for your reasoning on how you vote on this case, on the change of zone, if it's been precluded or not because of your previous vote, if that's a fact that weighs on your voting or not. But one way or another you are, for both instances, you are voting on the type of recommendation you are sending to the Council because the Council is going to be the final determining authority on this. HOUSEL: Corporation Counsel, Brandon, is it permissible to, as we have to do the vote on the rezone application, for the Commissioners to reconsider the application for the State Land Use boundary after the vote on the rezoning? GONZALEZ: I don't fully understand your question, Mr. Chair. 19 HOUSEL: Well, could they reconsider their position on the Land Use boundary and possibly take a re -vote on the Land Use boundary? GONZALEZ: Well, if any of the Commissioners want to ask to reconsider the previous matter, they can do so, as long as they can articulate the reason why they want to, especially at this meeting. HOUSEL: Okay, so, does everybody -? Oh, okay, you don't want to do that. Okay. BOWMAN: So I have a motion. I move that we send an unfavorable recommendation for the change of zone request, 10 -27 (sic), to the County Council. HOUSEL: I think, Commissioner Bowman, as the Planning Director recommended a favorable recommendation, probably it would be advisable to state a reason why. BOWMAN: Okay, it would be the same reason as the State Land Use. Sony. Thank you. HOUSEL: Thank you. Do we have a second? NELSON: Second. HOUSEL: Seconded by Commissioner Nelson. Do we have any discussion on the rezoning? Mr. Darrow? DARROW: Thank you, Mr. Chairman. The motion before us is to send an unfavorable recommendation to the Hawai`i County Council for the change of zone request. With that, I'll take the roll. Commissioner Bowman? BOWMAN: Aye. DARROW: Commissioner Nelson? NELSON: Aye. DARROW: Commissioner Beaudet? BEAUDET: Nay. DARROW: Commissioner Giffin? GIFFIN: Nay. DARROW: Commissioner Iokepa? IOKEPA: Nay. DARROW: And Mr. Chairman? HOUSEL: Aye. 20 DARROW: The motion does not pass, three to three. HOUSEL: So I guess, to be clear, since there was no majority -. GONZALEZ: There is no action. HOUSEL: There would be no action and no recommendation to the County Council? GONZALEZ: That's correct. Right now, Rule 13 doesn't have — well, actually that's the previous one — we'll look at it, if you can't get an affirmative vote, whether it goes up with unfavorable or favorable. If there is no rule on going either way, it's going to go up indicating that the Commission is unable to vote on the majority either way. So the record is established that you guys were split. And if there is a rule that triggers automatic favorable or automatic unfavorable and it's applicable, then that would be applied as well. The important thing is everybody's position was clearly established on the record today for the Council to review and it will be forwarded now to the Council for final decision making. HOUSEL: Thank you, thank you very much. The discussion ended at 12:06 p.m. Respectfully submitted, Noriko Sauer, Secretary Leeward Planning Commission 21 LEEWARD PLANNING COMMISSION COUNTY OF HAWAI`I HEARING TRANSCRIPT SEPTEMBER 30, 2010 The following are statements from the public regarding the applications of HUALALAI PARTNERS OF KONA, LLC (SLU 10- 27/REZ 10 -127), BRIAN R. COOK DEVELOPMENT, INC. (SLU 10- 29 /REZ 10 -129), JKS PARTNERS, LP (SLU 10- 28 /REZ 10 -128) at 9:42 a.m. in the King Kamehameha's Kona Beach Hotel, Ballroom I, 75 -5660 Palani Road, Kailua -Kona, Hawai`i, with Chairman Frederic Housel presiding. COMMISSIONERS PRESENT: Frederic Housel, Brandi Beaudet, Geraldine Giffin, Wayne Iokepa, Richard Nelson and Lani Bowman (from 9:43 a.m.) ABSENT AND EXCUSED: Thomas Hickcox STAFF PRESENT: Brandon Gonzalez (Deputy Corporation Counsel), BJ Leithead Todd (Planning Director), Daryn Arai (Planning Program Manager), Jeff Darrow (Staff Planner), Maija Cottle (Staff Planner), Deanne Bugado (Planner, West Hawaii Division) and Kiran Emler (Department of Public Works) And approximately 200 people from the public in attendance. APPLICANT: HUALALAI PARTNERS OF KONA, LLC (SLU 10- 27/REZ 10 -127) Applications for a State Land Use Boundary Amendment from Agricultural to Urban and a Change of Zone from Agricultural 5 -acres (A -5a) to Single - Family Residential 10,000 square feet (RS -10) for approximately 14.968 acres of land. The property is located southwest of the intersection of Kahului - Hienaloli Road and Hualalai Road, north of the Sugar Cane Lane Subdivision, Kahului 2nd, North Kona, Hawai`i, TMK: 7 -5 -17: 43. APPLICANT: BRIAN R. COOK DEVELOPMENT, INC. (SLU 10- 29 /REZ 10 -129) Applications for a State Land Use Boundary Amendment from Agricultural to Urban and a Change of Zone from Agricultural 5 -acres (A -5a) to Single- Family Residential 7,500 square feet (RS -7.5) for approximately 14.707 acres of land. The property is located adjacent to and north of Pualani Estates Subdivision and mauka of Hawai`i Belt Road, Kahului 2 North Kona, Hawai`i, TMK: 7- 5-17: 41. APPLICANT: JKS PARTNERS, LP (SLU 10- 28 /REZ 10 -128) Applications for a State Land Use Boundary Amendment from Agricultural to Urban and a Change of Zone from Agricultural 5 -acres (A -5a) to Single - Family Residential 7,500 square feet (RS -7.5) for approximately 14.682 acres of land. The property is located adjacent to and north of Pualani Estates Subdivision and mauka of Hawai`i Belt Road, Kahului 2 North Kona, Hawaii, TMK: 7- 5-17: 40. HOUSEL: If you don't have the agenda, the applicant No. 2, Item No. 2, is Brian R. Cook Development, Incorporated and that's an application for a State Land Use boundary amendment and rezoning, a change of zone, and Item No. 3, the applicant is JKS Partners, LP and that is also an 1 application for a State Land Use boundary amendment and a change of zone from Ag -5 to Single - Family Residential. We are going to have the staff presentation after the public testimony. So when I call you name, please come forward and have a seat at the table. The first four will be, since we have four chairs, Cindy Coats, Lauren Burgett, and Cindy Coats is speaking — here comes Commissioner Bowman — George Error and Mark Van Pernis. I guess we have one more chair. Could Joel Cooperson please come forward? Could I ask you to use the microphone? And please raise your right hand. Do you swear or affirm to tell the truth on this matter now before the Hawai`i County Planning Commission? TESTIFIERS: I do. Yes. HOUSEL: Thank you. I guess starting with, on the right -. COATS: I'll be speaking for myself, Cindy Coats, as well as Lauren Burgett. HOUSEL: Okay. Could you give your name and address, please? COATS: Cindy Coats -. HOUSEL: Please use the microphone. COATS: Cindy Coats, 75 -631 Hua Ai Street, Kailua -Kona, 96740. HOUSEL: Thank you. Which agenda item are you testifying on? COATS: Hualalai Partners of Kona, the first item on the agenda. HOUSEL: Okay, please do. COATS: Hello, my name is Cindy Coats. As a long time resident of Kailua -Kona and a homeowner in the Kona Orchards subdivision, I have seen many changes over the years, some good some bad, and more often than not these changes are accompanied by "How did that happen ?" This Commission is where that happens. This is where the fate of Kailua -Kona is decided, the direction it will take, what will happen to our open spaces, and how Kona will work for future generations. My biggest problem with the proposed rezoning of the parcels in question is simply why? Why would we take a precious parcel of Ag land, located in what many books on Hawai`i consider to be the most scenic drive in West Hawai`i, rezone it to a dense urban subdivision? There must have been a compelling reason it was zoned Ag in the first place. And as long as there are 25,000 -plus approved lots sitting empty, that haven't been developed, not to mention the hundreds and hundreds of homes on the market, as well as proposed subdivisions of at least a thousand -. (The lights went out.) HOUSEL: Here we are. Sorry about that. 2 COATS: I wanted a little drama with my testimony. Anyway, the lots haven't been developed, not to mention hundreds and hundreds of homes on the market, as well as proposed subdivisions of at least a thousand homes north of Kona, I don't see a compelling reason to change the zoning at this time. We simply do not need developers destroying what little open space we have left to make room for lots that will sit empty, bulldozing the natural habitat, displacing wildlife and forever scarring the land for some future use that may or may not happen. I'm still unclear as to how this development fits into the Kailua -Kona master plan. The area in question is in the middle of -. (The lights went out.) HOUSEL: Oops. Sorry about the interruption. VAN PERNIS: Could I ask the Planning Department to put up a map or picture, so we can refer to it in our testimony? Thank you. DARROW: How's that? VAN PERNIS: Thank you. COATS: Okay. Are we good? HOUSEL: Yeah, so please continue. COATS: The area in question is in the middle of an established Ag area where cows graze across the street from Tutu's nursery, where you have to slow down for the chickens crossing the road, where weekend rodeos are held, and every couple of days a phantom white pueo will cross your path on the way up Hualalai Road. As the Chair of the Kailua Village Design Commission, I realize the value of public testimony in these matters, and this is why I'm coming forward. I also understand that each one of these projects that's on the agenda today are contingent on each other. So that's kind of unclear to me as far as the access goes. And I didn't know until this morning when I read in West Hawai`i Today that they are also seeking to connect all of this with new access onto Hualalai Road. And anybody who has gone up Hualalai Road knows it's unimproved and can't handle a single other car. Thank you very much for your time. HOUSEL: Thank you. You can remain seated until we -. Would you like to proceed with your testimony? ERROR: I'm ready. HOUSEL: Would you state your name and address, please? ERROR: Aloha. Thank you for the opportunity to speak to you this morning. My name is George Error, and I am a resident and homeowner at Kona Orchards, which is mauka of this proposed project. Our homeowners association has submitted to your Planning Director and to each of you a letter dated September 15, indicating our opposition to this proposal. Hopefully -. HOUSEL: Could you tell me which item you are testifying on? ERROR: No. 1. 3 HOUSEL: Okay. ERROR: However, we are aware that Items 2 and 3 are similar in nature, and coincidentally have similar ownership. So in respect to your request to keep this to three minutes, I'm going to say that we are concerned about density, minute 1, minute 2 will be about density, and minute 3 will be about density. This project at 10,000 square feet, actually when you look at the detail of it, shows that 20 percent of the lots are less than that amount, ranging from 7,700 to 9,000 square feet. These lots are in contrast to all of the mauka development from this project that range from 1.5 -acre up to 3 acres. As we've said in our letter to you, this is inconsistent to have this spot zoning in this area. Density No. 2 is that this is really not a 14 -acre project; this is a 60 -acre project. We have four parcels that are involved, and they range all in, coincidentally, about 15 acres a piece. Now, maybe that's a coincidence, but the fact that they have some common ownership indicates to me that maybe they are not a coincidence. We are talking really of having 200 sites in this 60 -acre portion, bringing population of 800 to probably 1,000 people, and that is density question No. 2. The third point of density is that when the adjacent subdivision, Pualani Estates, was established, we were provided with a mauka -makai connector called Puapua'anui Road, which has helped the density of, or the congestion of the traffic along Hualalai Road immeasurably. Also, that project provided a very nice park for the residents and other amenities that this particular 60 acres fails to address. There is another issue here that they make no contribution to infrastructure. Flooding is a serious issue there. At times of the year when we have heavy rain in the Holualoa vicinity, we have heavy runoff and Hualalai Road has to be closed more than once in the time that we have lived here. So these three projects provide no reference to drainage or flood control, to the traffic adding to Hualalai Road, and to any recreation. We look to you, Commissioners, for planning, and we look to these developers for scheming, and we hope that there will be a difference. Thank you. HOUSEL: Thank you. Cindy, I'm sorry, I forgot, are you going to testify for Lauren Burgett? COATS: I am, for Lauren Burgett. HOUSEL: Okay. Please go ahead. COATS: Since Lauren Burgett is not here and cannot be sworn in, her letter that I will submit to you all, which I think she has also emailed but we just want to make sure it's on the books, just to express her concern as a Kona Orchards homeowner. HOUSEL: Would you like to summarize that letter? COATS: It's a very short letter, if I can read it. HOUSEL: Yeah, please do. COATS: Okay. "My name is Lauren Burgett DiRienzo. I am a property owner in the Kona Orchards subdivision on Hualalai Road, near the parcel proposed for rezoning and development by Hualalai Partners of Kona, LLC. I am writing to voice my concern and my opposition to both the rezoning and the proposed development, as described in the letter sent to me by Hualalai Partners of Kona, LLC. 4 "Over 40 years ago, my parents bought our property on Hualalai Road because they wanted to live away from the city and in the natural beauty of this majestic mountainside. They did not want to live in Honolulu or in Hilo, or in any other high density area. They wanted to live here, above the town of Kona and surrounded by the natural beauty of the Hualalai area. They built a house that blended in with the landscape and they left the big trees and natural landscape. "What is being proposed here runs counter to everything they loved, and I love, about Kona. This development will not blend in with the surroundings — it will destroy them. It is not an environmentally friendly development, and in fact, it is anti - environment. It will destroy the natural vegetation and, with it, important wildlife and bird habitats, and replace it with a flat landscape of asphalt, concrete, high density houses, and motor vehicles. "In the past several years, we have seen large tracts of our Hualalai mountainside scraped clean of its vegetation, flattened, and bulldozed into pads that stay vacant and unoccupied for years. Given the many other possible locations for this type of development, there is not a justifiable reason to rezone this particular tract of Ag land and place a high- density development in this location. This development will forever rob our local community of needed open space and natural habitat. This Ag land, with its ranches, old growth trees and vegetation, is symbolic of the Kona hillside and is the reason many of us have chosen to live here. "This development is not something we as a community want. It does not enhance the neighborhood. It will take away the very environment that is the reason we all love this area. Once this land is developed in this manner, another piece of the natural beauty of the Hualalai mountainside will be forever lost. Once gone, it cannot be recovered." HOUSEL: Thank you very much. COATS: And I will submit this to staff, so -. HOUSEL: Yes, please do. Thank you. If you can give that to the staff, that'll be great. Mark, would you like to proceed? VAN PERNIS: Yes. I'm Mark Van Pernis. I'm an attorney here on behalf of the Heights at Hualalai Homeowners Association. I have a little bit of a problem with the fact that the staff is not presenting its position or its information on Parcel 42, as well as Parcel 43; it's difficult to testify in response to what the, in not knowing what the recommendations or position of the staff is. So we are somewhat in the dark, and I think that's a disadvantage. HOUSEL: If you would like to testify on the first item. You will have the privilege to testify on the other items also. VAN PERNIS: Well, for expediency sake, I'll try to limit my testimony to three minutes, but I did intend to testify on both Parcels 42 and 43, first and second items — so perhaps if I can run over a little bit. HOUSEL: Okay. If you'd like to, yes, thank you. 5 VAN PERNIS: First of all, Parcels 42 and 43, that's surrounded in black, that's the A -5 and below it the RS -10 in yellow. Those are both controlled by the same — (receiving a laser pointer from staff), okay, thank you. That is Parcel 42. This is Parcel 43. Together they are approximately 30 acres. They are owned and controlled by the same entity, or same person, that person being somebody from the mainland, of course — Lee Barrett, who is doing business under Brendan Lee, LLC. So to comply with the State and County requirements, this should be, those two parcels should be submitted as a single 30 -acre application. Parcel 42 is alleging that they can take access through Parcel 43 and vice versa, so being developed jointly as one. They are seeking the same zoning. On Parcel 43, A -5, they are seeking 10,000- square foot zoning. There are no 10,000 - square foot lots anywhere in the vicinity or anywhere along Hualalai Road. Let me point out, Hualalai Road is -. Look at all the road frontage they have. Just right here where the RS -20 is, The Heights at Hualalai, with 16 lots they built a channelized intersection to Hualalai, and paid for it with 16 lots. These 30 acres have 145 or more lots; they can certainly do a channelized intersection to Hualalai as well. Now, there are no RS -10 lots anywhere along Hualalai Road, as I indicated, and the adjoining property is RS -15 and RS -20, the closest lots. To approve RS -10 is to depreciate those lots. And you have duty to the public, not to the developer, to make the areas compatible. Other testifiers talked about spot zoning 10,000- square foot lots — that's what it is when you go 10,000 up in A -5. The smaller lots are down in Pualani down below along Queen K where there is a channelized intersection and there is a double -lane signalized, public parks, roads gutter, sidewalks. This is a totally different development, and it's unfair, I think, dishonest to say that Parcel 43 has nearby small lots and then refer to Pualani. It's up in the agricultural area. Now, when Pualani and Hualalai was developed, it was required to have a through road from Kuakini and a channelized intersection up at Hualalai. There is no reason why this development shouldn't have the same thing. Although we all know, let's be honest, that this 60 -acre piece is submitted as a separate development, would require compliance with various laws and regulations, State Land Use, etc., and instead, they broke it down to less than 15 acres each, even deeded away some of A -5 to make sure it's less than 15 acres, so they can come to you and avoid the State Land Use situation; but we all know this is being developed as a single entity. They'll all be in interconnections. Also, we should point out in regards to the roads that they are saying that they are going to use. See the roads here, these roads up here, these are private roads. There has been no demonstration of any right to use these private roads — I know they say I have two minutes left, but as I said, I'm trying to cover both applications with one testimony — they don't have any rights to use those roads, and that says they should not be granted any approval until they establish what those rights are. And the fact that Parcel 43 is going to supposedly take access down through Parcel 42 into the adjoining subdivision shows that they are being developed at least as one 30 -acre parcel. I don't think it's correct for them to attach themselves to someone else's infrastructure without any contribution, particularly when those, some of the infrastructure is private. They have not demonstrated rights to it. Until they show you those demonstrated rights, I think they should be denied the application, unless they are going to have access all the way up through Hualalai as recommended by the Department of Public Works. I think this entire situation should be rejected and the applicant reapply as a 30 -acre or 60 -acre parcel. I think that the Department of Public Works' recommendations, if it's going to be, if there's going to be any kind of a rule, it must be followed. And most importantly I think that Parcel 43 needs to be 20,000 - square foot lots — too late for Parcel 42, which I'm mostly testifying about — but Parcel 43 should be 20,000- square foot lots, and should not depreciate the adjoining subdivisions, 6 the adjoining lots, with 10,000- square foot so on. As I said, there's no 10,000- square foot lots anywhere along Hualalai Road. So this is spot zoning. If I have to, I'll answer any questions. I also sent two letters. I'm informed that the set 1 is not received or not in the record, but it's attached to written testimony. And I would ask you to read the second letter. It's response to Mr. Lim's response to my letter, and it shows that Mr. Lim is making some valuable admissions in his response to my letter, which corroborates some of our positions. Thank you. HOUSEL: Thank you, Mr. Van Pernis. I'd like to ask for a short recess. The hotel is going to open up these doors. It's going to be a little noisy, so we're going to take a five- minute recess, so they can open those doors. And hopefully we have room for everybody that's standing to please sit down. VAN PERNIS: Perhaps my second letter could be reviewed during that time. HOUSEL: Actually, we're going to take a break because there's been a lot of correspondence that the Commissioners just received this morning, and so after the public testimony we will take a break to review all that. We will do that. Thank you. RECESSED The Chair called a recess at 10:02 a.m. RECONVENED The meeting reconvened at 10:22 a.m. HOUSEL: Will the Leeward Planning Commission come back to order. Sony about the delay but, wow, we've got a big crowd here, so I'm glad we -. Still don't have enough seats, but we'll try to keep moving here and keep, hopefully not be too long. Sorry about the delay. Mr. Van Pernis, have you concluded your testimony? Would you like any more -? VAN PERNIS: I would just like to say one more thing: Perhaps if the applicants, the applicant's attorney and the Planning Director lived in Kona, they would realize the damage that this high density is going to be doing in this area, and the traffic on Hualalai, the problems that it would create. Any traffic study that refers just to Kuakini, and not to substandard Hualalai, is not valid. HOUSEL: Thank you, sir. Mr. Cooperson, would you like to state your name and address, please? COOPERSON: My name is Joel Cooperson. I live at 75 -407 Puapua'anui Street and that's Heights at Hualalai. I'm the president of Heights at Hualalai, the Association. I'm a 41 -year resident of Kona. My wife and I have taught in Kona in the public schools for a total of 71 years. We feel we are members of the community. I wanted to discuss how appalled I am that the developer who owns about 30 acres -. And this is for the Hualalai Partnership; it would be Items 1 and 2. And I don't know if you can see, this is all Hualalai Road right here and they have all this frontage here and over here and that continues on, yet they're planning to come through here and down below; so in other words they are planning on doing their development without paying for any infrastructure whatsoever. With our subdivision, we've got 27 lots, we are a small subdivision, RS -20, and we've channelized Hualalai Road, we paid for the improvements along with our neighbor — Lot 22 has joined us and paid for the 7 improvements. They are dead set against having this development come through their property, dead set, and we are, too. Department of Public Works wanted them to channelize Hualalai Road and use that as an access. My understanding is that — I don't know about today, I mean I haven't gone through the paper today — but previously my understanding was that that wasn't part of their game plan. I'm going to try to keep this as short as possible. My understanding also was that they were going to be creating somewhere in the neighborhood of about 145 lots, which translates out to be about 300 cars. And as residents of Kona, I think you can understand. You can check this out: If you were to drive in bumper -to- bumper traffic 5:00 from, say, Palani Road and Queen K out to Costco, it's bumper -to- bumper coming in, you would be hard pressed to see about 300 cars. That's a lot of cars that are going to be funneling out of that area. Our contention is for them to do the right thing. I taught seventh graders for 31 years, and I've got a well defined concept of what's fair. This isn't fair. I believe that they need to, No. 1, downscale it to meet with the community's needs. I don't think 10,000 or smaller lots, 10,000- square foot, meets the community's needs; I think it meets, and not paying for infrastructure pays, I think it meets kind of a maybe a greed level but nothing that really adds to the community. My feeling is that if they want to be good neighbors, they should spend the money to do the necessary infrastructure, they should hire locally, improving the roads. And then I think we could treat them on an equal level. Mahalo. HOUSEL: Thank you, sir. You can take your seats in the audience, if they are still there. I want to remind everybody: If there is anyone who would like to testify, please sign up at the staff table here. I'd like to call the next people to come forward and testify: Virginia Tormey, Barbara -. Is that Mussey? Hussey? HUSSEY: Hussey. HOUSEL: Hussey, okay, please come forward. And Mike Matsukawa. Could you please raise your right hand? Do you swear or affirm to tell the truth now before the Planning Commission today on this matter? TESTIFIERS: I do. HOUSEL: Thank you. If you could please use the microphone. And we'll start with you. State your name and address, please. TORMEY: Aloha. My name is Virginia Tormey and I live at 75 -683 Hua'ai. That's in the Kona Orchards subdivision. I am a neighbor of George Error who spoke earlier, and I -. HOUSEL: Excuse me. Could I ask you, which item would you like to testify on? TORMEY: I'm sorry, No. 1, Hualalai Partners. HOUSEL: Okay, thank you. TORMEY: And although I don't have anything really technical to add to what's been said, I wanted to speak just to plead with you as planners to take into account the amount of opposition that is very serious in our community to this proposal. I know that today there are many people 8 here seated who are not going to speak, and there are many more who weren't able to come today. My husband is here. I know for sure I speak for him and several of our neighbors who weren't able to come today. So, I just want to lend my voice to the opposition along the vein of how we cherish our community, how we want to see Kona grow. We want to see Kona grow, but we want to see Kona grow in a really planned way — a way that preserves the nature of our communities and the spot that we all really love very dearly. And I know that this particular proposal, I believe, is not well planned, and we rely on you to make sure that something that does get built in this area is well planned. So, I thank you very much for your time. HOUSEL: Thank you. Could you please state your name and address, please? HUSSEY: Absolutely. My name is Barbara Hussey. I live at 75 -6112 Haku Mele Street in Pualani Estates. I am on the Pualani Estates Association Board, and so -. I don't see other members here, they may be here. But my issue and what I would like to speak to is about Puapua'anui. Puapua'anui currently is a freeway, up and down the street continually, and something that we have worked on for a while; speed limit is 25, most people go 45 to 50 miles an hour on Puapua'anui. I was just aghast when I was reading this morning in the paper that this is going to be one of the main roads that's going to connect all of this new development. And I'm thinking, oh my goodness, we have no speed bumps, we have no way to control the traffic that's already on the road. Some of those individuals actually don't even live in Pualani Estates. But it is indeed, and I just want to reiterate again, that it's very much a freeway already and that, I think, really, really needs to be addressed before anything happens up in the far end of Puapua'anui. Thank you so much. HOUSEL: Thank you. MATSUKAWA: My name is Mike Matsukawa. My address is 75 -5751 Kuakini Highway, Kailua- Kona. I own a property mauka on Hualalai Road, and I'm here speaking for myself. I submitted some written testimony earlier. It was late but it took me four or five days to write, so that I could crystallize my thoughts as best as I could. What you see happening right now is a reflection of why the Community Development Plan came to be in the first instance. It was an effort to gather the community thoughts and feelings about everything that's been said, where and how you locate future growth — it's not stopping growth but where do you direct growth. This is the core of the CDP ordinance Principle No. 5: "Direct future growth patterns toward compact villages ...." as defined in the CDP ordinance. Those villages capture what the people have testified here this morning, and I'm sure others have written. Somehow find the balance to create landowners' desire to develop their properties, provide housing, but at the same time in a rational manner where you have a walkable communities, open spaces preserved, address traffic impacts, all in a rational method. And so, my testimony is that I don't think the applicants have given the CDP process a chance. It's a process, you know. Other communities with dense populations on the east coast who have used the concept of Transit - Oriented Development or TND's or what we call these compact villages with a floating zone, they do encourage landowners, planners to get together and try to make it work, because it reflects the best interest of the community. What is happening with these applications, all three, which I'm speaking to, is it seems like not.much an effort has been made to really go through the process, and then to give up real quick, and go back to conventional zoning and find a way to just do it the same old way, because maybe it's too hard or too impractical to do a compact village design, because there would be fractured landowners, two, three, four parcels, not under one individual's ownership. But that's the whole collaborative process underlying Principle No. 5. Thank you. 9 HOUSEL: Thank you, Mr. Matsukawa. You can be seated. Is there anyone else who would like to testify on either Items 1, 2 or 3? Thank you very much for your testimony. As I mentioned before, there is a lot of new literature that, information that the Commissioners have received just this morning, and so I'd like to take a — what do you need, 15 minutes — to take a 15- minute break to finish reviewing all the new documentation. So I have currently 10:30, so we will restart at 10:45. Is that okay? Thank you very much. The statements from the public ended at 10:34 a.m. Respectfully submitted, Noriko Sauer, Secretary Leeward Planning Commission 10 BHuaPartSLUREZ.doc- 9/7/10 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT HUALALAI PARTNERS OF KONA, LLC STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 10 -27) CHANGE OF ZONE APPLICATION (REZ 10 -127) HUALALAI PARTNERS OF KONA, LLC has submitted applications for a State Land Use Boundary Amendment from Agricultural to Urban and a Change of Zone from Agricultural 5 -acres (A -5a) to Single - Family Residential 10,000 square feet (RS -10) for approximately 14.968 acres of land. The property is located southwest of the intersection of Kahului - Hienaloli Road and Hualalai Road, north of the Sugar Cane Lane Subdivision, Kahului 2 North Kona, Hawaii, TMK: 7 -5 -17: 43. PROPOSED ACTION 1. Request: State Land Use Boundary Amendment from Agricultural to Urban and a Change of Zone from A -5a to RS -10 for approximately 14.968 acres of land to subdivide the property into 45 lots approximately 10,000 square feet in size. Development of the property will be consistent with the existing single - family residential subdivisions in the area. The applicant intends to submit a Planned Unit Development (PUD) application, which, if approved, will allow for flexibility in lot and roadway design that includes smaller lot sizes of approximately 7,000 square feet to be accessed by non - dedicable roadways. (Exhibit 1- State Land Use Boundary Amendment and Change of Zone applications) 2. Project Schedule: Construction of the infrastructure is proposed to be completed within twelve (12) months of Final Subdivision Approval. Based on current market conditions, the lots are expected to be developed and sold over an approximate 2 -3 year period. 3. Cost: Approximately $6 million. 4. Landowner: Hualalai Partners of Kona, LLC. ADDITIONAL INFORMATION 5. Planned Unit Development (PUD): The purpose of the PUD (Chapter 25, Zoning Code Section 26, Article 6, Division 1) is to encourage comprehensive site planning that adapts the design of the development to the land, by allowing diversification in the relationships of various uses, buildings, structures, open spaces and yards, building heights, and lot sizes in planned building groups, while still insuring that the development complies with the Zoning Code. The minimum land area required for a PUD is two acres. The Planning Director is the final authority for a PUD application. STATE AND COUNTY PLANS 6. State Land Use Designation: Agricultural. 7. GP LUPAG Map: Urban Expansion Area. 8. County Zoning: A -5a. 9. Community Development Plan: The Kona Community Development Plan (KCDP) adopted by Ordinance No. 08 131 effective September 25, 2008 identifies the property as located within the Kona Urban Area. (Attachment J in application, Planning Department's February 25, 2010 letter) The project is consistent with the Land Use and Transportation policies in the KCDP, as the project is considered an "infill" rezoning, and the project will provide a north -south connector road through the development. 10. Coastal Zone Management, HRS, Chapter 205A: The entire State of Hawaii lies within the Coastal Zone Management Area. 11. Special Management Area (SMA): The Special Management Area is a part of the Coastal Zone Management Program and regulated by the County. The property is not situated within the Special Management Area. DESCRIPTION OF PROPERTY AND SURROUNDING AREA 12. Project Site: The property is an approximately 14.968 -acre vacant parcel on the southwest corner of Kahului - Hienaloli Road and Hualalai Road. The project site is heavily vegetated. 13. Surrounding Zoning/Land Uses: Surrounding properties are zoned A -la to the north, A -5a to the south and RS -7.5 to the southwest (Pualani Estates Subdivision). Sugar Cane Lane Subdivision (RS -15) is located mauka of the Pualani Estates Subdivision. Nearby properties are vacant or in residential uses. The property adjacent to the subject property to the west identified as TMK: 7 -5 -17: 42 was reclassified from A -5a to RS -10 by Ordinance No. 10 2 effective February 1, 2010 for approximately 14.437 acres of land to subdivide the property into 53 lots. The applicant also proposed to submit a Planned Unit -2- Development application to allow smaller lot sizes of approximately 7,500 square feet. Construction of the infrastructure was proposed to be completed within twelve (12) months of Final Subdivision Approval. (P.D. Exhibit 2 - Ordinance No. 10 2) 14. ALISH: Unclassified. 15. Land Study Bureau's Detailed Land Classification System: "D" or "Poor ". 16. U.S. Soil Survey: rPYD, or Punaluu extremely rocky peat, 6 to 20 percent slopes. Runoff is slow, and the erosion hazard is slight. 17. FEMA: Zone "X ", areas determined to be outside the 500 -year flood plain. 18. Flora/Fauna: The property is almost entirely covered with a dense growth of introduced grasses. Vegetation within the project area consists of a combination of kiawe, koa haole, and other grasses, vines, weeds and shrubs. Species observed in the project area include the Zebra Dove, Spotted Dove, Common Myna, House Sparrow and House Finch. According to the applicant, there are no known rare or endangered flora or fauna on the site. 19. Archaeological/Cultural Resources: An Archaeological Inventory Survey dated August 2005 was prepared by Bulgrin and Rechtman Consulting, LLC and submitted to the DLNR -HPD. The survey was approved by the DLNR -HPD on January 25, 2006. Six archaeological sites were identified, including historic walls, a ranching enclosure, and a terraced outcrop (temporary habitation site). All six sites were assessed as significant, and additional data recovery was recommended for the temporary habitation site. In addition, an Archaeological Data Recovery of SIHP Sites 24558 and 24563 report of two temporary habitation sites concluded that both sites warranted mitigation in the form of data recovery. On November 30, 2009, the DLNR -HPD approved the report. With the acceptance by DLNR of the inventory survey and subsequent data recovery reports, proper archaeological mitigation reassures have been completed and no further work is recommended. 20. Air Quality: The proposed project is not expected to impact air quality in the area. 21. Scenic/Visual Resources: As the property is located approximately 7,000 feet mauka of the shoreline, views to the shoreline should not be impacted. From the shoreline, the project will be visible, though not distinguishable from the surrounding area. 22. Public Access: None that traverses the property. -3- 23. Traffic: Pursuant to Section 25 -2 -46, Concurrency Requirements of the Zoning Code, a Traffic Impact Analysis Report is required of all major developments that can generate 50 or more peak hour trips within six months before the submission of a change of zone. The applicant has submitted a TIAR conducted by Witcher Engineering, LLP dated May, 2010 (Attachment I in the application). The report concluded that the short term impact of construction would not have a significant effect along Hualalai Road. The TIAR also concluded that the long term effect of this project on the Queen Ka`ahumanu Highway /Hualalai Road intersection is minimal. In addition to the analysis of other intersections in the nearby vicinity, the TIAR examined the overall traffic impact of the proposed project, including the primary access road at Puapuaanui Street in the Pualani Estates Subdivision from the Queen Ka`ahumanu Highway and the secondary access road at the intersection of Hualalai Road and Paulehia Road. The TIAR concluded that "the levels of service at the intersection of a) Puapuaanui Street and the Queen Ka`ahumanu Highway and 2) Hualalai Road and Hienaloli Road to be "A" or "B" during the AM and PM peak hours and are thus acceptable levels of service in compliance with Concurrency Requirements for traffic impact analysis reports of the Hawaii County Code." PUBLIC UTILITIES AND SERVICES 24. Access: The primary project access will be from the project's makai boundary connecting to the adjacent property (TMK: 7 -5 -17: 42) west or west of the site, and south at Paulehia Street in the Pualani Estates Subdivision through the signalized intersection at Queen Ka`ahumanu Highway and Puapuaanui Street in the Pualani Estates Subdivision. Consistent with the Kona CDP regarding roadway connectivity, the project will include a north -south connector road between the project's potential stubout at the south boundary, and also connect to Hualalai Road through the project's access at the makai boundary connecting to adjacent Parcel 42. Hualalai Road is a County collector street with an 18 to 20 -foot wide pavement with a variable right -of -way. The Department of Public Works (DPW) states, in summary: • Hualalai Road is substandard based on width, alignment and roadside hazard clearances. -4- • The proposed connection to Hualalai Road should be master planned further mauka to serve both the subject property and adjoining Parcel 42 makai of the site. • Realign the right -of -way property line along the entire subject property frontage of Hualalai Road to provide an alignment meeting with the approval of the DPW and dedicate additional right -of -way to the County equal to ore more than one- half the difference between the existing right -of -way and the realigned 50 -foot wide right -of -way. An additional 5 -foot wide future road widening setback easement shall be provided along the entire property frontage and dedicated to the County upon request at no cost to the County. • Provide improvements to the entire frontage of the subject property and Parcel 30 (owned by Kona Coffee and Tea Company) consisting of, but not limited to, grading pavement widening, drainage improvements, and any relocation of utilities, meeting with the approval of the DPW. Condition H of Ordinance No. 10 2 affecting Parcel 42 requires roadway connections to the subject parcel. 25. Water: The Department of Water Supply (DWS) states that the applicant is a member of the Waiaha System, LLC, which executed a Water Development Agreement with the Water Board to secure water commitments for the development. The DWS has stated that a water commitment has been secured for 61 units through the agreement. The DWS is currently reviewing construction plans for the installation of a 16 -inch waterline to be placed within a private waterline easement within the subject property. Water will be made available from the new 16 -inch waterline after all water system improvements have been completed in accordance with the agreement. 26. Wastewater: According to the project's Sewer Report (Witcher, 2010, Attachment H in the application), an 8 -inch sewer connection is available at the north end of Paulehia Street in the adjacent Pualani Estates Subdivision. The Department of Environmental Management requires connection to a public sewer system. 27. Solid Waste: Solid waste will be disposed of at the Puuanahulu landfill. 28. Essential Utilities and Services: All essential utilities are available to the project site. Kona Community Hospital is located in Kealakekua. Police and fire services are located -5- in Kealakehe and Kailua -Kona. AGENCIES' COMMENTS 29. Department of Public Works: P. D. Exhibit 3 - June 30, 2010 memo 30. Department of Water Supply: P.D. Exhibit 4 - July 14, 2010 letter 31. Fire Department: P.D. Exhibit 5 - June 24, 2010 memo 32. Department of Environmental Management: P. D. Exhibit 6 - June 7, 2010 memo 33. DLNR Land Division: P.D. Exhibit 7 - June 7, 2010 letter and attachments 34. Department of Health: P.D. Exhibit 8 - July 8, 2010 memo 35. Department of Education: P.D. Exhibit 9 - June 15, 2010 letter AGENCIES AND ORGANIZATIONS - NO RESPONSES 36. Department of Parks and Recreation, Office of Housing and Community Development, DLNR Historic Preservation Division, Department of Transportation, Land Use Commission, Natural Resources Conservation Service, Kona Traffic and Safety Committee AGENCIES - NO COMMENTS 37. Police Department APPLICANT'S RESPONSE TO AGENCIES' COMMENTS 38. P.D. Exhibit 10 - July 7, 2010 letters PUBLIC COMMENTS 39. P.D. Exhibit 11- July 20, 2010 letter from Mark Van Pernis -6- f'. f'3 APPLICATIONS FOR STATE LAND USE DISTRICT BOUNDARY AMENDMENT, and CHANGE OF ZONE and County Environmental Report at Kahului 2nd, District of North Kona, Hawaii TMK: (3) 7 -5- 017:043 Applicant: HUALALAI PARTNERS OF KONA, LLC Prepared by: Steven S. C. Lim Carlsmith Ball, LLP 121 Waianuenue Avenue Hilo, Hawaii 96720 MAY 2010 Planning Dept. Exhibit STATE LAND USE BOUNDARY AMENDMENT APPLICATION (15 ACRES OR LESS) COUNTY OF HAWAII PLANNING DEPARTMENT (Type or legibly print the requested information) PETITIONER: Hualalai Partners of Kona, LLC PETITIONER'S SIGNATURE: (See attached Letter of Authorization) DATE: ADDRESS: c/o Steven S.C. Lim, Esq., Carlsmith Ball LLP, 121 Waianuenue Avenue, Hilo, Hawaii 96720 PETITIONER'S INTEREST IF NOT OWNER: TELEPHONE:(Bus.) (808) 935 -6644 (Res.) (Fax) (808) 935 -7975 LANDOWNER(S): Hualalai Partners of Kona, LLC LANDOWNER SIGNATURE(S): (See attached Letter of Authroization) DATE: (May be by letter) ADDRESS: TAX MAP KEY: (3) 7 -5- 017:043 STREET ADDRESS OF PROPERTY: ZONING: Agricultural 5 -acres (A -5a) SIZE OF PROPERTY: 14.968 acres CURRENT STATE LAND USE DISTRICT CLASSIFICATION: Agricultural REQUESTED STATE LAND USE DISTRICT CLASSIFICATION: Urban AGENT: Steven S. C. Lim, Esq., Carlsmith Ball LLP ADDRESS: 121 Waianuenue Avenue, Hilo, Hawaii 96720 TELEPHONE:(Bus.) (808) 935 -6644 (Res.) (Fax) (808) 935 -7975 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Steven S. C. Lim, Esq. COPIES: Hualalai Partners of Kona, LLC 4813 - 7434 - 1637.1 CHANGE OF ZONE APPLICATION COUNTY OF HAWAII PLANNING DEPARTMENT (Type or legibly print the requested information) APPLICANT: Hualalai Partners of Kona, LLC APPLICANT'S SIGNATURE: (See attached Letter of Authorization) DATE: ADDRESS: c/o Steven S.C. Lim, Esq., Carlsmith Ball LLP, 121 Waianuenue Avenue, Hilo, Hawaii 96720 LIST APPLICANT'S INTEREST IF NOT OWNER: LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: PHONE:(Bus.) (808) 935 -6644 (Res.) (Fax) (808) 935 -7975 LANDOWNER(S): Hualalai Partners of Kona, LLC LANDOWNER SIGNATURE(S): (See attached Letter of Authorization) DATE: (May be by letter) LANDOWNER(S) ADDRESS: REQUEST: Agricultural 5 -acres (A -5a) TO Single - Family Residential (RS -10) (Existing zoning) (Proposed Zoning) TAX MAP KEY: (3) 7 -5- 017:043 STREET ADDRESS OF PROPERTY: N/A (South of Hualalai Road) SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 14.968 acres AGENT: Steven S.C. Lim, Esq., Carlsmith Ball LLP ADDRESS: 121 Waianuenue Avenue, Hilo, Hawaii 96720 TELEPHONE:(Bus.) (808) 935 -6644 (Res.) (Fax) (808) 935 -7975 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Steven S.C. Lim, Esq. COPIES: Hualalai Partners of Kona, LLC 4834- 8093 - 0565.1 Attachment Agricultural Rezoning PLANNING DEPARTMENT COUNTY OF HAWAI'I APPLICATION FOR CHANGE OF ZONE RESPONSE 1. If your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? Yes 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? 14.968 acres b. Into what lot sizes? 10,000 sq. ft. 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? 6 months d. Do you intend to build houses on the new created lots? Yes If yes, please answer the following questions: On how many of those lots? All At what approximate price range? House - -- 1 Lot - -- j Approximately Total $400K - 800K, depending on market conditions Approximately how long, after approval of the subdivision, would the first house be available for occupancy? 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 or lease the land to someone who has firm plans? N/A 4840 -5787- 6742.1 1 b. Sell or lease the land to someone who has tentative plans? N/A c. Sell or lease the land to someone who has no plans? N/A d. Keep it? N/A e. Other (please state) N/A f. If you intend to do either a, b, 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. N/A 3. Do you think that your request and your further plans for the land will alleviate the local housing situation? Yes How? The proposed Project will provide much needed residential lot inventory to West Hawaii. 4. Are there any buildings on the subject area? No If so, what kind? What do you intend to do with those buildings if your request is approved? N/A 5. 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 product. 6. Was your request to allow for the creation of smaller agricultural lots? No If so, did your plan include the following considerations? a. Commodity to be produced? What kinds of commodity? b. Suitability of the proposed lot -size for that commodity? c. Sufficient farm size to allow reasonable chance of success in commercial agriculture? 4840- 5787 - 6742. -2- d. Agricultural leases or other forms of assurance that potential buyers or leases would put the subject area into some form of agricultural use? Please state the proposed type of arrangement. Please submit your agricultural plans for the subject area and present evidence of consideration of the above requirements together with your request for a change of zone. If you do not intend to subdivide the subject land for some sort of agricultural purpose, please state your other reasons. 7. To your knowledge, has there been any flooding and/or drainage problem on the subject area? No If so, please describe the problem. 8. Do you think that the roads leading to the subject area needs improvements? No If so, what kind? Primary access to the Project will be from the Project's makai boundary into the adjacent Lot D connecting to the south at Paulehia Street which will connect to the signalized intersection at Queen Kaahumanu Highway and Puapua'anui Street with an overall Level of Service of "A" or "B ". The subdivision design will include connection to the north -south connector road between Paulehia Street and Hualalai Road meeting with the Kona Community Development Plan concept of interconnectivity of roads between projects. 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 b. Roads X c. Sewer X d. Drainage X e. Police Protection X 4840 -5787- 6742. -3- f. Fire Protection X g. Recreational Facilities X h. Public Utilities X i. Other N/A For those checked "yes ", please elaborate what type or kinds of improvements and /or assistance are needed. Although the Applicant has chosen "yes" for Police and Fire Protection, the Applicant does not anticipate any new improvements will be required by the police or fire departments to service this relatively small project. The police and fire facilities will be addressed by the fair share contributions required from the project. See attached Fee Owners' Letter of Signature: Authorization Address: Telephone: Date: 4840- 5787 - 6742.1 -4- FEE OWNER'S LETTER OF AUTHORIZATION FEE OWNER'S LETTER OF AUTHORIZATION Tax Map Key: (3) 7 -5- 017:043 Kahului 2nd, District of North Kona, Island of Hawaii The undersigned is the fee owner of the real property above - identified, and hereby authorizes Carlsrnith Ball LLP, to apply for, execute and process any and all County, State and Federal governmental permit applications, and to participate in proceedings related to said real property. A photostatic or facsimile copy of this executed authorization shall also be considered as effective and valid as the original. Dated: 3- -/ HUALALAI PARTNERS OF KONA, LLC a Domestic Limited Liability Company By i ��_ /� L Its _ i,., i(p` -/ Address: Post Office Box 33640 Laughlin, NV 89028 1 METES AND BOUNDS DESCRIPTION Survey Map Written Description U A t 3RD A 1 - - - -- 2ND rir 1 1 �� 2� 1) K A ik-- A A T F \� .SUBJECT PROPERTY 1 LOCATION MAP 1 Ond) 45 : L OENSFD PROFESSIONAL LANG SDHYEYUR No, 10]15 9 / ] yq]1 JS T11S WORK WAS PREPARED RY HE OR UNDER MY SUPERw5ION LW. EXPIRES 4/70/05 NOTES: OAIE: 11/18/04 - -- EASEMENT BOUNDARY FOLLOWS ALONG ROCK WALL Erik Lange L.S. 71 -503913 Queen Kaohumanu Hwy. Knilua —Kona, Ilnwoii 96/40 Phone (808) 329 -8240 Prepared For Fax (808) 326- -1247 HUALALAIPARTNFRSOFKONA.LLC LOT E Land situated approximately 2400 feet northeasterly of the northeasterly side of Hawaii Belt Road and on the Southwesterly side of Hualalai Road At Kahului 2 North Kona, Island of Hawaii, Hawaii Being portion of Royal Patent 1669 Land Commission Award 8516 -B Apana 3 to Kamaikui Beginning at the Southwesterly corner of this parcel of land, being also the Southeasterly corner of Lot D the Northeasterly corner of lot 131 of Pualani Estates subdivision and a point on the Northwesterly side of Royal Patent 6716 Land Commission Award 4887; 2 to Thomas Sams the coordinates of said point of beginning referred to Government Survey Triangulation Station "KAHELO" being 1,894.92 feet North 6,654.29 feet East and running by azimuths measured clockwise from True South: Thence, along Lot D, and the remainder of Royal Patent 1669, Land Commission Award 8516 -B, Apana 3 to Kamaikui: 1. 158° 16' 12" 715.98 feet to a Pow Thence, for the next two (2) courses following along the Southerly side of Hualalai Road : 2. 250° 07' 30" 24.88' feet to a point; 3. 258° 39' 30" 35.12 feet to a point; Thence along Lot 1: 4. 252° 53' 25" 141.12 feet to a point; Thence along Lot 1; along the middle of a stonewall and along Grant 983 to Kipola: 5. 256° 21' 32" 281.08 feet to a point; Thence, for the next two (2) courses along Lot 1 and the remainder of Royal Patent 1669 Land Commission Award 8516 -B Apana 3 to Kamaikui: 6. 347° 08' 00" 126.74 feet to a point; 7. 257° 08' 00" 184.67 feet to a point; Thence, for the next twenty eight (28) courses following along the Southerly side of Hualalai Road : 8. 306° 24' 30" 14.19 feet to a point; 9. 300° 46' 30" 34.99 feet to a point; 10. 297 35' 30" 64.03 feet to a point 11. 300° 44' 30" 34.78 feet to a point; 12. 307 05' 30" 41.37 feet to a point; 13. 302° 23' 30" 38.59 feet to a point 14. 303° 03' 00" 22.82 feet to a point; 15. 290° 19' 00" 20.64 feet to a point; 16. 279° 35' 30" 23.87 feet to a point; 17. 273° 18' 30" 25.35 feet to a point; 18. 264° 35' 30" 92.14 feet to a point 19. 268° 18' 00" 54.95 feet to a point 20. 274° 07' 00" 37.18 feet to a point; 21. 278° 01' 30" 51.30 feet to a point; 22. 295° 14' 30" 22.05 feet to a point; 23. 308° 19' 30" 20.69 feet to a point; 24. 325° 39' 30" 20.68 feet to a point 25. 334° 17' 30" 21.48 feet to a point; 26. 336° 02' 30" 33.82 feet to a point; 27. 340° 24' 30" 67.33 feet to a point; 28. 334° 52' 00" 6.52 feet to a point; 29. 341° 39' 30" 26.14 feet to a point; 30. 347° 00' 30" 72.51 feet to a point; 31. 350° 18' 30" 18.90 feet to a point; 32. 345° 48' 30" 19.77 feet to a point; 33. 329° 30' 30" 15.17 feet to a point; 34. 307° 10' 30" 42.94 feet to a point; j 35. 316° 36' 30" 11.53 feet to a point; Thence for the next nineteen (19) courses along the middle of a stonewall; along Royal Patent 6716, Land Commission Award 4887, Apana 2 to Thomas Sams : 36. 72° 44' 30" 66.50 feet to a point; l 37. 74° 32' 20" 77.76 feet to a point 38. 87 10" 36.53 feet to a point; 39. 70° 17' 20" 80.56 feet to a point 40. 80° 42' 40" 38.66 feet to a point; 41. 77° 56' 10" 30.09 feet to a point; 42. 85° 08' 40" 56.81 feet to a point; 43. 95° 30' 20" 32.20 feet to a point; . 44. 83° 15' 10" 37.88 feet to a point; 45. 93° 22' 50" 40.53 feet to a point 46. 78° 31' 30" 30.97 feet to a point; 47. 67' 43' 30" 25.01 feet to a point; 48. 83° 04' 15" 75.51 feet to a point; 49. 76° 43' 50" 56.82 feet to a point; 50. 79° 32' 10" 85.53 feet to a point; 1 51. . 70° 31' 50" 49.92 feet to a point; 52. 81° 42' 30" 63.08 feet to a point; 53. 77° 02' 50" 54.92 feet to a point; 54. 76° 18' 30" 192.73 feet to a point of beginning and containing an area of 14.968 Acres, more or less, as per survey of Erik Lange, Licensed Professional Land Surveyor, of the State of Hawaii, Certificate No. 10735, • • dated November 18, 2004 ALSO SUBJECT, HOWEVER, to a portion of easement "Al" for access & utility purposes, containing an area of 0.125 Acres. Easement "Al" is described in its entirety in attached description. ALSO SUBJECT, HOWEVER, to a portion of easement "W2" waterline transmission line easement containing an area of 0.125 Acres. Easement "W2" is described in its entirety in attached description. ALSO SUBJECT, HOWEVER, to easement "Wl" waterline transmission line easement containing an area of 4,197 square feet, being more particularly described in attached description. Erik Lange ucFNSEo PROFESSIONAL 14i LAND * SURVEYOR K � , eeo. 1o735 Licensed Professional Land Surveyor '�yq� %19# State of Hawaii Certificate No. LS -10735 74 -5039D Queen Kaahumanu Hwy. Kailua -Kona, Hawaii 96740 November 29, 2004 • Easement "Al" access & utility easement over and across LotsA,B,C,DandE In favor of Lots A, B, C, and D Land situated on the Southeasterly side of Hualalai Road and on the Southeasterly side of Lot A At Kahului 1" , North Kona, Island of Hawaii, Hawaii Being portion of: Lots A,B,C,D,E; Grant 983 to Kipola; and Royal Patent 1669 Land Commission Award 8516 -B Apana 3 to Kamaikui Beginning at the Northeast corner of this easement of land, being also a point on the southerly side of Lot 1, the true azimuth and distance to the Southwest corner of Lot 1 being 252° 53' 25" 141.12 feet, the coordinates of said point of beginning referred to Government Survey Triangulation Station "KAHELO" being 2,616.90 feet North 6581.92 feet East and running by azimuths measured clockwise from True South: Thence, for the next ten (10) courses following partially along the remainders of Lot E, Lot D, Lot C, and Lot B: 1. 337° 21' 57" 15.19 feet to a point; 2. 66° 26' 25" 472.75 feet to a point ( 3. 77° 27' 50" 248.20 feet to a point 4. 88° 09' 17" 192.58 feet to a point; 5. 63° 44' 29" • 227.50 feet to a point 6. 74° 13' 42" 92.83 feet to a point; 7. 93° 39' 35" 242.69 feet to a point 8. 75° 28' 24" 220.77 feet to a point; 9. 79° 41' 37" 333.22 feet to a point; 10. 163° 40' 38" 50.28 feet to a point; 4 Thence, for the next eight (8) courses following along Lot A: 11. 259° 41' 37" 336.65 feet to a point; 12. 255° 28' 24" 226.93 feet to a point; 13. 273° 39' 35" 242.13 feet to a point 14. 254° 13' 42" 79.68 feet to a point; 15. 243° 44' 29" 233.73 feet to a point; 16. 268° 09' 17" 198.72 feet to a point; 17. 257° 27' 50" 91.78 feet to a point Thence along the remainder of Lot A: 18. 167° 27' 50" 62.43 feet to a point; Thence, for the next twelve (12) courses, along the Southeasterly side of Hualali road 19. 291°28' 30" 40.06 feet to a point; 20. 283° 53' 00" 42.21 feet to a point; 21. 275°25' 00" 15.18 feet to a point; 22. 245° 19' 00" 32.35 feet to a point; 23. 246° 45' 30" 33.61 feet to a point 24. 260° 04' 30" 46.36 feet to a point; 25. 255° 58' 30" 36.15 feet to a point; 26. 256° 57' 30" 44.68 feet to a point; 27. 252° 02' 00" 31.42 feet to a point; 28. 252° 59' 30" 70.91 feet to a point; 29. 250° 07' 30" 58.60 feet to a point; 30. 258° 39' 30" 35.12 feet to a point; Thence along Lot 1; 31. 252° 53' 25" 141.12 feet to a point of beginning and containing an area of 2.363 Acres, more or less, as per survey of Erik Lange, Licensed Professional Land Surveyor, • of the State of Hawaii, Certificate No. 10735 Dated November 18, 2004 49N% Erik Lange u , i+e► 1o7aa icensed Professional Land Surveyor �� .y� State of Hawaii Certificate No. LS -10735 74-5039D Queen Kaahumanu Hwy. Kailua -Kona, Hawaii 96740 November 29, 2004 1 , Easement "W2" Waterline easement over and across Lots A, B,C, D and E In favor of Lot 1 Land situated on the Southeasterly side of Hualalai Road and on the Southeasterly side of Lot A At Kahului l'` , North Kona, Island of Hawaii, Hawaii Being portion of Lots A,B,C,D and E; Grant 983 to Kipola; and Royal Patent 1669 Land Conunission Award 8516 -B Apana 3 to Kamaikui Beginning at the Northeast corner of this easement of land, being also a point on the southerly side of Lot 1, the true azimuth and distance to the Southwest corner of Lot 1 being 252° 53' 25" 141.12 feet, the coordinates of said point of beginning referred to Government Survey Triangulation Station "KABELO" being 2,616.90 feet North 6581.92 feet East and rt running by azimuths measured clockwise from True South: Thence, for the next ten (10) courses following partially along the remainders of Lot E, Lot D, Lot C, and Lot B: 1. 337° 21' 57" 15.19 feet to a point; 2. 66° 26' 25" 472.75 feet to a point 3. 77° 27' 50" 248.20 feet to a point 4. 88° 09' 17" 192.58 feet to a point; 5. 63° 44' 29" 227.50 feet to a point 6. 74° 13' 42" 92.83 feet to a point; 7. 93° 39' 35" 242.69 feet to a point 8. 75° 28' 24" 220.77 feet to a point; 9. 79° 41' 37" 333.22 feet to a point; 10. 163° 40' 38" 50.28 feet to a point; Thence, for the next eight (8) courses following along Lot A: 11. 259° 41' 37" 336.65 feet to a point; 12. 255° 28' 24" 226.93 feet to a point 13. 273° 39' 35" 242.13 feet to a point; 14. 254° 13' 42" 79.68 feet to a point; 15. 243° 44' 29" 233.73 feet to a point 16. 268° 09' 17" 198.72 feet to a point; 17. 257° 27' 50" 91.78 feet to a point ( Thence along the remainder. of Lot A: 18. 167° 27' 50" 62.43 feet to a point Thence, for the next twelve (12) courses, along the Southeaster) side of • ( ) . S Y Hualali road 19. 291°28' 30" 40.06 feet to a point 20. 283° 53' 00" 42.21 feet to a point; 21. 275°25' 00" 15.18 feet to a point 22. 245° 19' 00" 32.35 feet to a point 23. 246° 45' 30" 33.61 feet to a point 24. 260° 04' 30" 46.36 feet to a point; 25. 255° 58' 30" 36.15 feet to a point; 26. 256° 57' 30" 44.68 feet to a point; j 27. 252° 02' 00" 31.42 feet to a point 28. 252° 59' 30" 70.91 feet to a point; 29. 250° 07' 30" 58.60 feet to a point; 30. 258° 39' 30" 35.12 feet to a point; Thence along Lot 1; 31. 252° 53' 25" 141.12 feet to a point of beginning and containing an area of 2.363 Acres, more or less, as per survey of Erik Lange, Licensed Professional Land Surveyor, • 'of the State of Hawaii, Certificate No. 10735, dated November 18, 2004 ��� Erik Lange uo L....„) raa n�u. Z/7 Z ......_ we Licensed Professional Land Surveyor ���� State of Hawaii Certificate No. LS -10735 74-5039D Queen Kaahumanu Hwy. Kailua -Kona, Hawaii 96740 November 29, 2004 i Easement "Wl" waterline easement over Lot E in favor of Lot 1 Land situated approximately 2500 feet northeasterly of the northeasterly side of Hawaii Belt Road and on the Southerly side of Lot 1 At Kahului 1" , North Kona, Island of Hawaii, Hawaii Being portion of Lot E; and Portion of Royal Patent 1669 Land Commission Award 8516 -B Apana 3 to Kamaikui• • • • • Beginning at the Northwest corner of this easement of land, being also a point on the Southerly side of Lot 1 the true azimuth and distance to the Southwest corner of Lot 1 being 72° 53' 25" 141.12 feet, the coordinates of said point of beginning referred to Government Survey Triangulation "KAHELO" being 2,616.90 feet North 6,581.92 feet East and running by azimuts measured clockwise from True South: Thence, for the next two (2) courses along Lot 1 : 1. 256° 21' 32" 281.08 feet to a point; 2. 347° 08' 00" 15.00' feet to a point; Thence, for the next two courses along the remainder of Lot E: 3. 76° 21' 32" 278.50' feet to a point; 4. 157° 21' 57" 15.19' feet to a point of beginning and containing an area of 4,197 square feet more or less, as per survey of Erik Lange, Licensed Professional Land Surveyor of the State of Hawaii, Certificate No. 10735, dated November 18, 2004 ��, �c 4t Erik Lange uco+s sume�ro K a 10736 �, Licensed Professional Land Surveyor — q• State of Hawaii Certificate No. LS -10735 74 -5039D Queen Kaahumanu Hwy. Kailua -Kona, Hawaii 96740 November 29, 2004 LIST OF SURROUNDING PROPERTY OWNERS (500 FEET) HUALALAI PARTNERS OF KONA LLC LIST OF SURROUNDING PROPERTY OWNERS WITHIN 500 FEET FROM TMK :(3) 7 -5- 017:043 TMK Owner Mailing Address 7 -5- 016:078 Burton F. Swartz 75 -635 Makapono Place Nancy D. Swartz Kailua -Kona, HI 96740 7 -5- 016:079 James R. Peters Family Trust 1616 Shoffner Lane Fallon, NV 89406 7 -5- 016:080 Karen M. Christensen 75 -217 Nani Kailua Dr., Apt. 172 Kailua -Kona, HI 96740 7 -5- 016:082 Robert C. Dixon 3470 Cresline Way Debra Z. Dixon Soquel, CA 95073 7 -5- 016:083 Keith A. Winnie 75 -638 Makapono Place Nancy R. Winnie Kailua -Kona, HI 96740 7 -5- 016:085 Stanley A. Gomes PO Box 356 Leah G. Gomes Kailua -Kona, HI 96745 7 -5- 016:086 Frederick W. Kruger Trst 20272 Ramona Lane Ina S. Barnett Trst Huntington Beach, CA 92646 7 -5- 016:087, 106 Fred Arnold Bolton Tr PO Box 896 Barbara Frances Bolton Tr Kailua -Kona, HI 96745 7 -5- 016:098 Robin W. Ledson P. O. Box 2759 Kailua -Kona, HI 96745 7 -5- 016:105 Ululani Group Inc. 75 -853 Keaolani Drive Kailua -Kona, HI 96740 7 -5- 016:107 Mariano C. Casino PO Box 1883 Estelita B. Casino Kailua -Kona, HI 96745 7 -5- 016:108 Mamula 1999 Family Trust PO Box 2289 c/o Susan Chunn Kihei, HI 96753 7 -5- 016:109 Robert Allan James Trst 255 S Owens Drive Sally Ann James Trst Anaheim, CA 92808 7 -5- 017:003 Joseph A. Gomes Tr PO Box 379 Paauilo, HI 96776 7 -5- 017:011 County of Hawaii 101 Aupuni St., Ste 325 Director of Finance Hilo, HI 96720 7 -5- 017:022 Tincher Trust 567 Cresta Vista Lane c/o Richard Tincher Menlo Park, CA 94028 7 -5- 017:027 County of Hawaii 101 Aupuni St., Ste 325 Director of Finance Hilo, HI 96720 4814 -0838- 7078.1 TMK Owner Mailing Address 7 -5- 017:030 Waiaha System LLC PO Box 898 Attn: Daniel Bolton Kailua -Kona, HI 96745 Kona Coffee and Tea Company Inc. PO Box 898 Kailua -Kona, HI 96745 7 -5- 017:040 JKS Partners LP 828 Fort St Mall, #310 Honolulu, HI 96813 7 -5- 017:041 Brian R. Cook Development Inc. 78 -7021 Kewalo St. c/o Brian R. Cook Kailua -Kona, HI 96740 7 -5- 017:042 Hu -Ko -Pa LLC 16541 Gothard St., Ste 109 c/o Brendan Lee LLC Huntington Beach, CA 92647 7 -5- 017:043 Hualalai Partners of Kona LLC PO Box 33640 Laughlin, NV 89028 7 -5- 017:044 Kona Coffee and Tea Company Inc. PO Box 898 Kailua -Kona, HI 96745 7 -5- 017:999 Roadway 7 -5- 025:016 Barry Finkenberg 75 -631 Hua'ai Street Cindy Coats Kailua -Kona, HI 96740 7 -5- 025:999 Roadway 7 -5- 043:028 The Heights on Hualalai Community 75 -654 Hualalai Rd Assn. Kailua -Kona, HI 96740 7 -5- 043:029 International Development Projects PO Box 1720 Ltd. Kailua -Kona, HI 96745 Pualani Estates, Inc. 7 -5 -043: 032 -033, Uluwehi Properties LLC PO. Box 2609 038 -044; 052 -053, Kailua -Kona, HI 96745 129 7 -5- 043:090 Shanya Marie Pillsbury 75 -642 North Mea Lanakila Street Pawnee Wayne Pillsbury Kailua -Kona, HI 96740 7 -5- 043:091 Leslie Maxwell Higgins 75 -640 N Mea Lanakila Place Katherine K. Higgins Kailua -Kona, HI 96740 7 -5- 043:092 Roger K. Thomas 75 -636 North Mea Lanakila Place Barbara C. Thomas Kailua -Kona, HI 96740 7 -5- 043:093 Elizabeth Reed Schick 75 -634 N Mea Lanakila Place Kailua -Kona, HI 96740 7 -5- 043:094 Koichiro Nawata PO Box 4901 Kaori Nawata Kailua -Kona, HI 96745 7 -5- 043:095 -099 Schuler Homes Inc 650 Iwilei Road, Suite 209 101, 128 Honolulu, HI 96817 7 -5- 043:100 James E. & Nancy J. Hitzemann Trust 75 -668 Koiula Place Kailua -Kona, HI 96740 7 -5- 043:102 Terry D. Wells PO Box 4369 Martha L. Wells Kailua -Kona, HI 96745 4814 - 0838 - 7078.1 TMK Owner Mailing Address 7- 5- 043:103 Steven T. Pasamonte 75 -643 N Mea Lanakila Place Akiko A. Pasamonte Kailua -Kona, HI 96740 7 -5- 043:132 -142; DR Horton- Schuler Homes LLC 650 Iwilei Road, Suite 209 164 Honolulu, HI 96817 • 4814- 0838- 7073.1 REAL PROPERTY TAX CLEARANCE LETTER •'MVV Oip� William P. Kenoi Nancy E. Crawford • Mayor Id Finance Director : - Deanna S. Sako Deputy Director County of Hawaii DEPARTMENT OF FINANCE - REAL PROPERTY TAX Aupuni Center • 101 Pauahi Street • Suite 4 • Hilo, Hawai`i 96720 -4679 • Fax (808) 961 -8415 Appraisers (808) 961 -8354 • Clerical (808) 961 -8201 • Collections (808) 961 -8282 75 -5706 Kuakini Highway • Suite 112 • Kailua -Kona, Hawaii 96740 • Fax (808) 327 -3538 Appraisers (808) 327 -3542 • Clerical (808) 327 -3540 REAL PROPERTY TAX CLEARANCE (Rev. 07/99) Date: May 4, 2010 TMK(s): (3) 7 -5- 017 - 043 -0000 This is to certify that the real property taxes due to the County of Hawaii on the parcel(s) listed above have been paid for the tax year 2009 -2010, up to and including June 30, 2010. The County of Hawai'i's real property taxes are levied on July 1 each year. The taxes become a lien on the property assessed as of the levy date. This clearance was requested on behalf of HUALALAI PARTNERS OF KONA LLC (owner of record), for the County Planning Department and is issued for the above referenced parcel(s) only. Wesley Mundon, Tax Clerk REAL PROPERTY TAX DIVISION PAID UP TO AND INCLUDING June 30, 2010 Hawaii County is an Equal Opportunity Provider and Employer COUNTY ENVIRONMENTAL REPORT County Environmental Report State Land Use District Boundary Amendment from Agricultural to Urban Change of Zone from Agricultural 5 -acre (A -5a) to Single Family Residential 10,000 s.f. (RS -10) Applicant: HUALALAI PARTNERS OF KONA, LLC Agent: Steven S.C. Lim, Carlsmith Ball LLP Kahului 2nd, District of North Kona, Hawaii TMK: (3) 7 -5- 017:043 (14.968 ± acres) May 2010 TABLE OF CONTENTS Page 1.0 PROJECT DESCRIPTION 1 1.1 SUMMARY OF REQUEST 1 1.2 PROJECT DEVELOPMENT AND STATEMENT OF OBJECTIVES 12 1.3 EXISTING AND SURROUNDING LAND USES 12 1.4 DEVELOPMENT PROGRAM 12 1.5 DEVELOPMENT TIMETABLE 13 1.6 ESTIMATED INFRASTRUCTURE & SITE DEVELOPMENT COSTS 13 2.0 ENVIRONMENTAL CHARACTERISTICS AND ANTICIPATED IMPACTS OF THE PROPOSED ACTION 14 2.1 PHYSICAL ENVIRONMENT 14 2.1.1 Geology, Physiography, and Climate 14 2.1.2 Soils and Agricultural Potential 14 2.1.3 Flora and Fauna 15 2.1.4 Ka Pa'akai 0 Ka 'Aina Issues 15 2.1.5 Historic and Archaeological Sites 16 2.1.6 Natural Hazards 17 2.1.7 Air and Noise Quality 18 2.1.8 Scenic and Visual Resources 18 2.2 PUBLIC SERVICES AND ENGINEERING REQUIREMENTS 19 2.2.1 Schools 19 2.2.2 Parks and Recreation 19 2.2.3 Medical Services 20 2.2.4 Police and Fire Protection Services 21 2.2.5 Water System 21 2.2.6 Drainage 22 2.2.7 Sewage System 22 2.2.8 Solid Waste Disposal 23 2.2.9 Electrical, Telephone and Cable Services 23 2.2.10 Vehicular Circulation/Traffic 23 3.0 CONFORMANCE WITH STATE AND COUNTY PLANS AND POLICIES 25 -i- 3.1 STATUTORY AUTHORITY FOR SUBMITTAL OF CONCURRENT APPLICATIONS AND APPLICATIONS FOR 15 ACRES OR LESS 25 3.2 HAWAII STATE PLAN 25 3.3 CHAPTER 205, HAWAII REVISED STATUTES (HRS) - LAND USE COMMISSION 28 3.4 CHAPTER 343, HRS, ENVIRONMENTAL IMPACT STATEMENT REGULATIONS 28 3.5 HAWAII COUNTY GENERAL PLAN 29 3.6 COUNTY ZONING 34 3.7 KONA COMMUNITY DEVELOPMENT PLAN 34 3.8 SPECIAL MANAGEMENT AREA 37 3.9 STATE COASTAL ZONE MANAGEMENT AREA (SCZMA) 37 4.0 ENVIRONMENTAL ASSESSMENT AND ANALYSIS 38 4.1 RELATIONSHIP BETWEEN LOCAL SHORT -TERM USE OF THE ENVIRONMENT AND THE MAINTENANCE AND ENHANCEMENT OF LONG -TERM PRODUCTIVITY 38 4.2 MITIGATIVE MEASURES PROPOSED TO AVOID, MINIMIZE, RECTIFY, OR REDUCE IMPACTS 38 4.3 ALTERNATIVES TO THE PROJECT 39 4.4 IRREVERSIBLE AND IRRETRIEVABLE COMMITMENTS OF RESOURCES 40 5.0 AGENCIES CONTACTED 41 1 1.0 PROJECT DESCRIPTION 1.1 SUMMARY OF REQUEST HUALALAI PARTNERS OF KONA, LLC, hereinafter referred to as the "Applicant" is seeking a State Land Use District Boundary Amendment (SLUDBA) from "Agricultural" to "Urban" and a Change of Zone from the Agricultural 5 -acre (A -5a) to the Single Family Residential - 10,000 square feet (RS -10) zone district to allow the development of a single family residential subdivision of approximately forty -five (45) lots, hereinafter referred to as the "Project" (See Exhibit 1 - Master Plan). The subject property is approximately 14.968± acres, located on the northeasterly side of Hawaii Belt Road and on the southwesterly side of Hualalai Road and one parcel to the north of the Sugar Cane Lane Subdivision, situated at Kahului 2nd, District of North Kona, Island and County of Hawaii and identified as Tax Map Key No. (3) 7 -5- 017:043, hereinafter referred to as the "Property ". (See Exhibit 2 -Tax Map Key). Assuming approval of these land use applications, the Property would be subdivided into a 45 -lot subdivision of approximately 10,000 square feet per lot. The Applicant is the fee owner of the Property. A Letter of Authorization from the Applicant is attached to the Application to allow Carlsmith Ball LLP to represent the Applicant on these land use permit applications. A copy of the deed recorded in the Bureau of Conveyances on December 15, 2004 as Document No. 2004 - 252858 showing ownership has also been included as part of both applications (See Attachments A - Fee Owner Letter of Authorization and B - Warranty Deed). The Property is not located within the County Special Management Area (SMA) which is makai/west of the Property and extends from the shoreline to Kuakini Highway. The General Plan, adopted by the County Council in February 2005 and amended in December 2006 under Ordinance 06 -153, sets forth a long -range comprehensive development plan of the Island of Hawaii. The General Plan outlines planning objectives for each of the island's districts. For North Kona, the General Plan encourages the development of appropriately located and serviced privately -held and State -owned lands for house lots, and to improve and develop roadways, water and sewerage systems, and other basic facilities to encourage development of lands suitable for residential use. Furthermore, the Land Use Pattern Allocation Guide (LUPAG) designation for the Project, as shown in Exhibit 3 - County LUPAG Map, indicates that the Project is designated as part of the Urban Expansion area. Therefore, the proposed Project is consistent with the General Plan. In addition, the Project site is situated in the Kona Urban Area, an area designated for urban use within the Kona Community Development Plan's ( "KCDP ") Official Land Use Map (Exhibit 4 - KCDP Official Land Use Map). Therefore, the proposed Project is generally consistent with the County's long -range land use plans for the area. The Property is located approximately 3,300 feet mauka of the intersection of Hualalai Road and the Queen Kaahumanu Highway and immediately makai of the Hualalai Road and Hienaloli Road intersection, Parcel 30 to the north and Parcel 22 to the south. Primary access to the Project will be at its makai boundary through Parcel 42 and connecting with Paulehia and Puapua'anui Streets to the south in the adjacent Pualani Estates Subdivision. A secondary access potential connector road stubout will be developed at the Property's south boundary connecting -1- easement water a ` fte 16 15 Qc 14 W4?-4 " LOT AREA 12 LOT 1 13,473 SF LOT 24 11,850 SF LOT 2 11,204 SF LOT 25 11,305 SF % LOT 3 10,925 SF LOT 26 11,030 SF • LOT 4 9,837 SF LOT 27 10,982 SF LOT 5 8,295 SF LOT 28 12,151 SF 11 LOT 6 8,592 SF LOT 29 10,815 SF LOT 7 14,194 SF LOT 30 10,498 SF LOT B 13,717 SF LOT 31 12,165 SF LOT 9 13,282 SF LOT 32 15,740 SF LOT 10 14,137 SF LOT 33 12,099 SF LOT 11 10,800 SF LOT 34 10,836 SF 10 LOT 12 13,125 SF LOT 35 14,434 SF LOT 13 7,151 SF LOT 36 14,667 SF LOT 14 7,894 SF LOT 37 9,548 SF LOT 15 8,390 SF LOT 38 21,743 SF LOT 16 10,660 SF LOT 39 11,587 SF LOT 17 15,533 SF LOT 40 12,040 SF LOT 18 12,588 SF LOT 41 15,171 SF 9 I I LOT 19 11,713 SF LOT 42 15,546 SF LOT 20 14,124 SF LOT 43 7,777 SF LOT 21 11,102 SF LOT 44 7,738 SF LOT 22 11,604 SF LOT 45 10,658 SF LOT 23 11,457 SF % P ROJECT INFORMATION TAX MAP KE Y TMK (3) 7-5-17: 043 AREA OF LOT SITE 14.968 ACRES NUMBER OF LOTS 45 LOTS DRAWING NOTE This drawing Is for presentation purooses only Master Plan and d n to be used as a base drawled for any engineering work unless approved by the 1111( W iP 11\1\11 014144 PLANNERS ARCHITECTS 0 ' 20' 5 100' O 8010, RIENM OWENBBY P.O . 803 390747 K AILUA.KONA HAWAII BBYW TEL IOFBYABI I6 4.20.10 Shoot Nn• A - 1 .,._, ____,.. \ 1 t= • il ..• 0 ----- , , -- --- --, ,, -:, ,, •• 4 N r.-1L- i , V ,.--- <4 v. r..1 ' • ,. .7".••■(,.„,„ • -wi '1 \ n .3 4 1 ea 44 cf.1"t : . i : . .. . kiti.„,. ■., k ' * sl cif - <1. 4; Q 1 : k ' :•■ f., • -,, ® ,--------,:____(€,-. •z%1 1 i . et / • [ I L ,, 1 ; 0 ,, :„:11.. I , „1 \ \ ,, $ , - ., :.. , , it I ,■'",.. \ ' Ili 1 i 1 i ., 1 ...' p A - s, ) i 4 .ak - OS 6 - - - : ; : : .1- ■ '',t. m a :4 I *i / :4 = / t -- ' .,.., , 1 1 Z 7 i ii / rid / IP / 1 / , 6 - 1, .- ':it i / 4 "- 0 1 1.1 1 : mil ,.. II fl i4 i i : 1 N-------/ t 1 ( t • / i OA I , le . ,.. .. , , : y 44 l ' 11 All 1111. 1 u'' :111 rif < / ■ - k P R , • . •:.‘ k IL il 111 , ' -.....-..--, . • 1 , III a 4 ' A 1 ili : tA:41% ills fk 1 t goiroo t , ‘ ‘ i© idt V i gl, ' i' 4 14 ' . . ,r. h/ . .:0- .„ I ,... S ' 011011111111° .—V % at, . , 5; - - ' :: i • - - FAr CM i ntti . 4 ill A 0 ,, : .-,.,,.,. ,,... u oe•■• i I eg ( N ) . ---- -. --" , , i , T 1 ' -..,.. - ' I --.' :. e \ ••, 4 ■ \ ■ 14 . 1 1 e 4 . til` ::;:_-_--------::•, , " / V' 0 i ; • , ,a, - / , c • ; . i f ' ? / s., ../•' - , 1.. .... / 1. / ri 4; / g / n 4 J . -.At 0 / A 0. :;f:. ' - 2 0 ., _ ,. .,.• : k 1 .1 1 I i 1 / / !: • / / ki f 4 i KU4K.IIII .1 k. I I I A i • i i 4 / 1 I .- \ / 1 • ' \ \ I r ( i-3 • 4 \ Z 01, - It . \ \ N s'‘ * --I t\ ) ': „ ) . .:45 , \ • o i• .4 I % ''‘ ' 2 :1 pi ,I \ 41 i 1 . ,k 1 i ,I 1 V I' ' 1 • ..••• s-, --. '-'-'1 \ ■ ,ki 4% - . r, „.. 2 1 \ i /■; .' - 4• I L R. ,, 9 \ :S. it ,k6 / t I ; i I% ' •I I 1 Co tY I A EXHIBIT 2 I 1 ? , , 1 ; / "ol , 1 Hualalai Partners of Kona, LLC ., --;/^-, - -i-/ • . I I State Land Use District Boundary Amendment & I air , " K." — \ 0 , _,., Change of Zone Application , Tax Key Map:(3) 7-5-017:043 ---„---, „3., ",., ..,,,,,...-.:, (0.5.14.10) :—.- -,- - - - . '=-,-;, -,.=, o I ,-,...., ,; , .i4 " Puaa - Waiaha Village Neighborhood Transit Oriented Development'; - i - i I (Kona Urban Area) r , P oject *44 :,-.10-% '*te • ■ •■ir • � (Kona �� � � Rural Town TOD) ' \ . - �'(ahului Puapuaa_ Village Neighborhood Transit 1 Oriented Development EXHIBIT 4 Hualalai Partners of Kona, LLC State Land Use District Boundary Amendment & Change of Zone Application g PP Kona CDP - Official Land Use Map \ . ,1 (05.14.10) I- to Pualena Street within the south Parcel 22. The location and regional context of the Project area are shown in Exhibit 2 - Tax Map Key and Exhibit 5 - Regional Location Map of Property. The following Table 1 summarizes the land use status of the Project. Table 1 LAND USE STATUS Tax Map Key: (3) 7 -5- 017:043 (14.968± acres) State Land Use: The entire Project is located in the { (Exhibit 6 - State Land Use District Boundary Map) Agricultural District. ( County General Plan ( "LUPAG "): The entire Project is designated "Urban Expansion Area" County Kona Community Development Plan ( "KCDP "): Located within the Kona Urban Area Hawaii County Zoning: Agricultural (A -5a) (Exhibit 7 - County of Hawaii Zoning Map) County Special Management Area ( "SMA "): The entire Project is located outside (Exhibit 8 - SMA Map) the SMA. Flood Hazard Zone Designation: The entire Project is located within (Exhibit 9 - Flood Hazard Zone Map) Zone "X ", outside of the 500 -year flood plain. The Project offers the advantage of being adjacent to existing infrastructure and supportive public facilities as it is located adjacent to the Pualani Estates Subdivision, Sugar Cane Lane, Hualalai Heights subdivisions and the recently approved Hu -Ko -Pa Single - Family Residential development. The Project has also been planned with sensitivity to the environmental and cultural considerations of the site. Development of the Project will be consistent with the existing single - family residential subdivisions in the area. Applicant requests the following: (1) SLUBA to reclassify the entire Property from the State Land Use ( "SLU ") Agricultural District to the SLU Urban District and (2) a COZ to reclassify the entire Property from Agricultural District 5 -acre (A -5a) to Single- Family Residential District - 10,000 square feet (RS -10). This Environmental Report is prepared according to the requirements of Section 25 -2 -42 of the Hawaii County Code, is submitted in support of the Application and includes all figures, tables and technical studies for this Application, including an Archaeological Inventory Survey of the Property. 6 [. 1; - \ ' ' ' ‘ X',.., \ :,,,,, _ , ,,,,, .„....- e . ss,`,: ',..„ !..,c.s.;!!'e.Vualarfil „ .,,,., , ,',," „ ,,,, \ ... 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(' - c0 O_ PUTA RD ° � ` o o > { 375016035 MA KAI AUNAP L 375016 375017008 375016 o i _, 0 375017004 3 N � 604j 3 16� 66 � 5 375016074 I o MAHI IU LANI PL 0 ,r, L M 375016036 375017003 . 375016096 O 3'15 0 � 60g5 t Z A W G 375017044 III ��A 1 00, (:)4 so w l .... a o NO a j w o ,_ co PROJECT SIT •� d co i \ 375017043 ` a II il■ 375017042 \ Agricultural j t o K. o • �•' MA Kp PON� PL �,\ mow aull ° 3T5 p ,∎h 37 5017041 �0 8.2 "' 375017022 /J � H� isr Rural - o c sz T m % " Urban c o - z z m Yo�9i PUApU ST IM PL Z J ,� ly / � G !i 7 0 r.' ' _ 07 3004 4L 4� 4,./ip yo < *2 o 0 do I- y S -- c o 0 EXHIBIT 6 { Ls Ttt o � N� r . Hualalai Partners of Kona, LLC G AG N --" , State Land Use District Boundary Amendment & so -s. �o < 376013c Change of Zone Application g pp cation 3� 1- y "0 State Land Use District Boundary Map 'o ti (0 o , :5.- 375010079 - `" 375010 375010082 37 501006 7 . 375010080 , j _ _ j — 3750 700 `` II 1 i w-- -� ; PROJE SITE f ~ i f \ 375017043 . ---- "- ---" \ ■ A - '• 375017042 -• 375017041 375017022 I ` v" \ / s \ o RS 7.S RS - / N l � w r 1-) � �. 3 j 6 �� 3p p4 _ EXHIBIT 7 Hualalai Partners of Kona, LLC (P-1 - '„, State Land Use District Boundary Amendment & cS � �� Y 1 " '' 37601r Change of Zone Application � . - pP } ` ` g ` r ., Hawaii County Zoning Map � �� ' ; (05.14.10) i ��� ` ► / i: 0 .4100110.00' lbi iM• - • fir% %%i� � 0 iO I � �� . ;,. • ■ w 1 ��� C?, " • p *• 1 eat / Sri 00 Ole din +� �� , , ova.* 0 �s f s r . ♦ ]M• mu" lo 1° • u► r./ " t 1 � �► � ** •-. 7 � 0 008 : r. er ! ;1. /�w 1�� ♦ • %?a 3 �.i�»���uu��1►�:t:�u�1t�� 0�� 1.. , � � . oN .►r.. 5 l 50 104° " '• + � trATIO,A%.7 „ .1....1 ;a�j�j�� 375014006 .�� - 375010003 • ` �1� :Il iii �i/ i!�� �,�\- 375017008 o',- let%.•■ . -•\ 0 i f ves,,,..e.,.. . .�.��� `� 375010085 ■ ��� U `AL P,1 RD .. r . � � �� ' i� 40 0•0 4 �r► ►► 101,4 ..,,,,,iii 375017003 W ►v . . '1'`�������!►� � ■ -- • t ��� 5 � 7044 ' ''► .4 %- 1P-A � Project * ■ �� Site Sit * dila" . .h � �� S ♦ o o - .1.,i •• . ■ eg 0 �� sir / r �,r � • w► �� M: �/ � � ,�� r . ` I. .� �► 4 .14. r �i ∎ V -11;11°11 Li r �; � Management ..l+�j� ,• . • ,.... •► ` , • ol. 1 .1: ii i•� ii i ii l .� Area ��.�� -�� - . -.._,o,.. ��♦. i 4 4 # �� � �1 1�s �s�� mss• f. Rio ��` �o� v ol o i 1 0,14 111 le. 10 &Ili 0- 0 Qs voIp.. -- .4. � * 4.. ,l -4 • • P - — WAL ' 3 O ® 0 ' • � � � �i �� " i r � � �` �+••.V 'v t • • , '; . -!c • ' - � � ; •w�� c �0� • ♦ ♦ 1 ��'� I� \ � �� � v.., .1 - . 4 e!i It • - lei, i ' � \,. ,‘ l . #\ � ,, .. ; 3 Vi 44: ! 0 ,4 ; 4 � * 44.11404 0 � �/� + ,. 1 ♦ ✓ ♦ ♦ � �\ I - ` 11 / *YAM • J•' e ms •'`�' � \ � %�, '11 4 ,r 'VW* 1 , -- , �.. . •. 4 0. o. s,� � \�� < !� EXHIBIT 8 rt 4. ��' % \,.. „ �..%,ii , vey, � �ii��i� ��1 State Land Use District 1 Boundary Amendment & Change of Zone Application Special Management Area Map (05.14.10) x N. ; ; ,, x F \ s5 — ' I8 In 0 N t u ' 9,,....' Le70 � " lr)� O W 1 < N 1 - , 6 O E 2 x �i - � '•' � F D/ i s - h A NN I c '.:1 �, e, , � :� ,\ 's ___ __ A ly v 9 w h i� 44 v. ` v I 'F g .3 ��•' Ql 2 ak © .0 -' 2 k11 x 2 :1 0 ;� 1' o ) h ; NW ' 4, I i i 0 a , � cut I �. I I I l e Q MI K o , ✓ 0 • E = r` t+ l amI �_a R' o a al ....._., 1.1k-$ %; t . t �,• d 0® • , iii . 21. ' 'I ,f 4.r.li .- -, i . I , . A: i 4ts. , a. , ,,i, „.. I ..........„............ : c ■....rt , i fi t, gi ' ..,/r io ' ‘ r , .. 0 ; - k.--. I ,,,,,v- . '0 a di Mfr. & W t r { —+ !' ' of `, 1 ° g , - , . • •• ,t --,,,,-0-;;;;.11 4,r ° 1 .. a ° x.. • t • RI?) I q 4 ` Yom` Mr g , ) NA 8 + ‘ ..„ . il 0 ii . s M / / jj t et). t � t ` q , J q- ©/ / / ® ' ' E I s i �M t t..: Ilt 1 a \, Q "AP . r .� .� ' —_—_—: ra ` i }} ii ) ) ; '..,' "" \ \'', /1 7111 1 1 I f j � r � n. r( l k � X , • '�,, � .�- K+ g EXHIBIT 9 - - '' ' Hualalai Partners of Kona, LLC .. ` g State Land Use District Boundary Amendment & )� __ - = =m = .. Change of Zone Application Flood Insurance Rate Map (FIRM) (05.12.10) 1.2 PROJECT DEVELOPMENT AND STATEMENT OF OBJECTIVES The Applicant intends to develop the Property into approximately 45- single - family residential lots and provide future road connectivity with the adjacent makai/west Parcel 42 and potentially with the south Parcel 22. The Pualani Estates subdivision to the southwest is within the County's Single - Family Residential 7,500 square feet (RS -7.5) zone district, with roadways constructed according to the County Department of Public Works standards. The conceptual Master Plan (Exhibit 1) for the Project proposes subdivision lots comprised of approximately 10,000 square feet per residential lot. The Applicant intends to develop the proposed 45 -lot subdivision based upon strong market demand for these types of residential lots in this particular area of North Kona. Over the years, with the exception of the recent market downturn, residential sales within the Kailua -Kona urban center and Resort area have been relatively steady, due in large part to the well - planned residential community environment, the range and quality of residential products being offered, and the wealth of nearby commercial and recreational amenities. The Project is intended to help meet the growing demand for residential lots in the Kailua -Kona urban center and Resort area and allow for the expansion of existing and pending adjacent subdivisions in an orderly and cost - effective manner. The Project offers the advantage of being adjacent to existing infrastructure and supportive public facilities as it is located adjacent to the recently approved Hu -Ko -Pa residential development, Pualani Estates Subdivision, Sugar Cane Lane and Hualalai Heights subdivisions. The Project has also been planned with sensitivity to the environmental and cultural ( considerations of the site. Development of the Project will be consistent with the existing single ( family residential subdivisions in the area. 1.3 EXISTING AND SURROUNDING LAND USES The Project site is currently vacant and heavily vegetated. To the north are privately owned Agricultural lands, to the south are the Pualani Estates, Sugar Cane Lane and Hualalai Heights Subdivisions, to the west is the recently approved Hu -Ko -Pa Single - Family Residential development, and to the north and east is Hualalai Road. Kailua -Kona is the urban center for West Hawaii and includes several hotels, multi- family and single family residential projects, several commercial shopping centers and Federal, State and County public facilities. The Project is consistent with the existing and proposed uses within the Kailua -Kona urban center and Resort area, and will complement the adjacent land uses. 1.4 DEVELOPMENT PROGRAM The Project, as shown in Exhibit 1 (Master Plan), will contain approximately forty -five (45) residential lots. The proposed subdivision will include lots that are approximately 10,000 square feet in size. Assuming approval of the State Land Use Boundary District Amendment and Change of Zone application from the County Council, the Applicant intends to submit a Planned Unit Development ( "PUD ") application to allow for flexibility in design and a selection of smaller lot sizes of approximately 7,000 square feet, to be accessed by non - dedicable roadways. Primary access to the Project will be at its makai /west boundary through Parcel 42 and connecting with Paulehia and Puapua'anui Streets to the south in the adjacent Pualani Estates 12 Subdivision. A secondary access will be provided at the Project's makai/west boundary through Parcel 42 to Hualalai Road. Consistent with the KCDP regarding interconnectivity, the Project will also provide a potential connector road stubout to the southern parcel at TMK:(3) 7 -5- 17:22. The Project site will be developed in a manner that is responsive to the site characteristics and surrounding uses. 1.5 DEVELOPMENT TIMETABLE Assuming approval of: 1) the State Land Use District Boundary Amendment and Change of Zone, and 2) the Planned Unit Development Application from the County Planning Department, the Applicant will submit Subdivision plans approximately three (3) months from the date of the PUD approval. Construction of subdivision infrastructure would be completed within twelve (12) months of final subdivision approval. Based on current market conditions, the Project lots are expected to be developed and sold over an approximately 2 -3 year period. 1.6 ESTIMATED INFRASTRUCTURE & SITE DEVELOPMENT COSTS The estimated costs for infrastructure elements, which include site preparation, individual wastewater systems, water, drainage, power and communication utility improvements for the proposed subdivision will be approximately $6 Million. 13 2.0 ENVIRONMENTAL CHARACTERISTICS AND ANTICIPATED IMPACTS OF THE PROPOSED ACTION 2.1 PHYSICAL ENVIRONMENT 2.1.1 Geology, Physiography, and Climate Located on the southwest slope of Hualalai Volcano, overlooking Kailua -Kona, the Project area is situated on remnants of lava flows from Hualalai that are covered by a very thin layer of rocky, organic soil. The Property elevations range from approximately 550 feet at the makai boundary to approximately 600 feet above mean sea level at the mauka boundary, with slopes averaging from eight to ten percent. Due to the wind - shadow effect caused by Mauna Loa and Hualalai, winds in the area are often light and variable, dominated by local land -sea breezes. However, Kona storms in the winter season can bring very strong winds from the south or southwest for brief periods. Average daily temperatures range from a minimum of 61 degrees F to a maximum of 79 degrees F. Annual rainfall averages approximately 30 - 40 inches, with most falling in the summer months. 2.1.2 Soils and Agricultural Potential Soils in Hawaii are commonly rated in terms of three classifications systems: (1) Detailed Land Classifications, (2) Soil Survey, and (3) Agricultural Lands of Importance to the State of Hawaii, which systems are discussed below. Detailed Land Classification. Based on the five -level productivity rating system from the Land Study Bureau's 1967 Detailed Land Classifications, Island of Hawaii (Baker et al.1965), where "A" represents the highest rating and "E" the lowest, the soils within the entire Project site consist of "D" (Poor) soils, which are considered marginally suitable or unsuitable for agricultural purposes. None of the Project lands are categorized as "A ", or "B" soils, which are considered important for agricultural purposes under Hawaii Revised Statutes Chapter 205 (State Land Use Law). Soil Survey. Soils on the site are identified by the Soil Survey of the Island of Hawaii (USDA -SCS 1973) as Punaluu extremely rocky peat, as described below. rPYD Punaluu extremely rocky peat, with 6 to 20 percent slopes. This soil is low on the leeward side of Mauna Loa. In a representative profile, the surface layer is black peat about 4 inches thick. It is underlain by pahoehoe lava bedrock. This soil is medium acid. The peat is rapidly permeable. The pahoehoe lava is very slowly permeable, although water moves rapidly through the cracks. Runoff is slow, and the erosion hazard is slight. Roots are matted over the pahoehoe lava. Agricultural Lands of Importance to the State of Hawaii. The Agricultural Lands of Importance to the State of Hawaii (ALISH) classification system identifies three types of agricultural lands, based on characteristics such as soil quality, growing season and moisture supply. The three classifications used are prime, unique, and other important lands. None of the land within the Project site is designated as "prime" or "unique" or "other important" agricultural lands, by the ALISH classification system. 14 Agricultural Potential. Due to the generally poor quality of soils within the Project site, the agricultural potential of the Project area expected is minimal and insignificant. Although development of the Project will result in a curtailment of the present limited use of the Project lands for occasional grazing purposes, this use is not significant, given the marginal quality of these lands and the availability of other, more suitable grazing lands in the region. Additionally, the viability of any potential agricultural use of the Project land should be viewed in the context of the surrounding urban uses and the long -range land use plans for the area, as set forth by the State and County development plans. 2.1.3 Flora and Fauna Flora. The property is almost entirely covered with a dense growth of introduced grasses. Vegetation within the project area consists of a combination of kiawe (Prosopis pallida), koa haole (Leucaena glauca) and a variety of grasses, vines, weeds, and shrubs (Rechtman 2005). There are no known rare or endangered plant life of animal species on the Property or in the near vicinity. In that those plants found on site are generally alien and introduced species, with an absence of plant species classified as rare, endangered, or threatened, the overall impact on area flora is expected to be negligible. Fauna. Species observed in the Project area and vicinity include the Zebra Dove (Geopelia striata), Spotted Dove (Streptopelia chinensis), Rock Doves (Columba livis), Nutmeg Manikin (Lonchura punctulata), Common Myna, House Sparrow, and House Finch (Carpodacus mexicanus), as well as other non - native species. Mammals common to the area are Mongoose and feral cats and dogs. These species are highly mobile and will have little trouble in relocating to other areas. None of the species are rare or endangered. The Project will have no adverse impact on fauna in the area, and would create a more open and urbanized habitat than presently exists. This change in the habitat may result in a decrease or increase in the numbers of different species, depending on the habitat preference of the species. The number of feral cats and dogs could decrease due to the urban nature of the residential development. 2.1.4 Ka Pa'akai 0 Ka 'Aina Issues Based on the findings of the historical record of the Property, the Applicant presents the following statements in response with the requirements of the Hawaii State Supreme Court's criteria in the Ka Pa'akai 0 Ka 'Aina case. a. The identity and scope of "valued cultural, historical, or natural resources" in the petition area, including the extent to which traditional and customary native Hawaiian rights are exercised in the petition area: Discussion: An Archaeological Inventory Survey of TMK:3 -7 -5- 017:043 was prepared by Rechtman Consulting, LLC in August 2005 (Attachment C-Archaeological Inventory Survey, Rechtman, Aug 2005) and submitted to the Department of Land and Natural Resources, Historic Preservation Division on August 17, 2005. Due to the past use of the Property for cattle grazing, much of the land has been cleared and there was no evidence of valued cultural, historical, or natural resources on the Property to date. Due to the limited cultural and archaeological resources found on the Property, and the 15 residential development of much of the surrounding area, the Applicant is not aware of the existence of any traditional or customary Native Hawaiian rights on the Property. b. The extent to which those resources — including traditional and customary native Hawaiian rights — will be affected or impaired by the proposed action; and Discussion: The Property has been graded over the Historic Period for sugarcane and pasture uses. As no valued cultural, historical or natural resources and no traditional and customary native Hawaiian rights were found or being practiced in the Project, these rights will not be affected or impaired by the proposed uses. c. The feasible action, if any, to be taken by the Planning Commission to reasonably protect native Hawaiian rights if they are found to exist. Discussion: There is no feasible action to be taken by the Planning Commission and County Council other than to require that if in the future, any valued cultural, historical, natural resources and/or traditional and customary native Hawaiian rights are discovered in the Project, that the Applicant will report the discovery to the State of Hawaii, Department of Land and Natural Resources, Historic Preservation Division for review and assessment. No evidence was found of any specific natural or cultural resources or cultural beliefs and practices identified relative to the Property. Therefore, no traditional and customary native Hawaiian rights will be affected or impaired by the proposed rezoning. { 2.1.5 Historic and Archaeological Sites An Archaeological Inventory Survey ( "AIS ") was prepared by Bulgrin and Rechtman dated August 2005 and submitted to the DLNR -SHPD on August 17, 2005 (Attachment C). On January 25, 2006, under the Hawaii Administrative Rules, Section 13 -276, the DLNR -SHPD approved (Attachment C -1 - 1/25/06 DLNR -SHPD AIS approval letter) the AIS. According to DLNR -SHPD, the six (6) archaeological sites identified in the AIS included historic walls which functioned as boundaries or in ranching (Sites 24553 through 24556), a ranching enclosure (Site 24557) and a terraced outcrop interpreted as a temporary habitation site in use prior to Western contact (Site 24558). Test excavations within terracing at Site 24558 yielded small amounts of marine shell, pig bone, volcanic glass flakes, and an adze fragment, suggesting temporary habitation use. All six (6) sites were assessed as significant under Criterion D for information on prehistory or history they have yielded, or are likely to yield. No further work is recommended for Sites 24553 through 24557. DLNR -SHPD recommended data recovery for Site 24558, with a specific interest in the location of this site at the elevation from kula to kalu 'ulu traditional agricultural planting zone. Thereafter, An Archaeological Data Recovery of SIHP Sites 24558 and 24562 (TMK: (3) 7 -5- 017:042 and 043) dated June 2009 by Hauanio, Loubser and Rechtman was submitted to the DLNR - SHPD (Attachment D - Archaeological Data Recovery of SIHP Sites 24558 and 24562 report). The Archaeological Data Recovery report concluded that no sites on the Property were recommended for preservation but SIHP Sites 24558 and 24562 were determined to warrant mitigation in the form of data recovery. Both of the data recovery sites are modified outcrops believed to be represent Pre - Contact planting, staging and processing activities, based on the 16 findings presented in the report. On November 30, 2009, pursuant to Hawaii Administrative Rule § 13 -278, the DLNR -SHPD approved the Archaeological Data Recovery of SIHP Sites 24558 and 24562 report (Attachment D -1). 2.1.6 Natural Hazards Potential natural hazards to the Property include volcanic eruptions and earthquakes. Volcanic hazards in the area have been studied in detail (Mullineaux and Peterson 1974). The proposed Project site is located on the southwestern slope of the Hualalai Volcano. The last volcanic eruption of Hualalai occurred in 1800 to 1801. Lava emerged from the northwest and south- southeast volcanic rift zone at about the 1,600 -foot elevation (in the vicinity of Puhi- a -Pele cinder cone, just makai of Mamalahoa Highway) creating the flow that entered the ocean north of Keahole Point, about 16 miles north of the Project area. The U.S. Geological Survey divides the Island into zones that are ranked from 1 through 9 based on the probability of lava coverage. The USGS Lava Flow Hazard Maps show the Project area, as is all of the Kona area, to be within Lava Flow Hazard Zone 4, which indicates that less than 15 percent of the land in this zone has been covered with lava in the past 750 years and that there has been 5 percent lava coverage in the past 200 years. Although lava flows on Hualalai have typically covered large areas, historic flows have been concentrated on its western flank. The historic flow closest to the Project site is the 1800 -1801 flow, mentioned above. The most recent flow at Keauhou Bay, approximately 5.8 miles distant from the proposed Project area, is between 300 and 10,000 years old (Sterns and MacDonald 1946). In addition to lava flow hazard zones, tephra hazard zones (ash fall) have also been established for Hawaii. (Mullineaux and Peterson, 1974). The Project is in the Tephra Hazard Zone 4, which indicates that tephra falls from lava fountains, should these occur, may be frequent, but thin. The impacts of lava flows on the Project site can only be mitigated with the intention of protecting life. Protection of property from lava inundation has proven to be relatively ineffective on a regional scale. Therefore, mitigation of lava flow hazards would be limited to the provision of adequate evacuation routes and civil defense warning systems designed to provide users of the Project site with as much advance notice of a threatening lava flow as possible. In order to minimize potential damage to structures as a result of earthquakes, all buildings and structures within the Project will be designed and constructed in compliance with applicable Building Codes and Standards. The impacts of lava flows on the Project site can only be mitigated with the intention of protecting life. Protection of property from lava inundation has proven to be relatively ineffective on a regional scale. Therefore, mitigation of lava flow hazards would be limited to the provision of adequate evacuation routes and civil defense warning systems designed to provide users of the Project site with as much advance notice of a threatening lava flow as possible. 17 2.1.7 Air and Noise Quality Air Quality. Generally, air quality is affected by regional and local climates, together with the amount and type of human activity in a given location. No large, stationery sources of air pollutants and no major industries that would contribute to air pollution are located within the Project area vicinity. Air quality in the Project vicinity is most affected by emissions from natural and vehicular sources. The dominant factor for the past several years has been the volcanic haze (vog) from Kilauea Volcano, which drifts into the Kona area from more than fifty miles away. Another natural source of air pollution that may affect the air - quality at the site is windblown dust. Although there is little air quality monitoring data currently available for the area, it appears that both State and Federal ambient air quality standards are currently being met, despite the persistent vog. The 45 -lot Project would increase traffic in the area very slightly and is not expected to generate significant levels of air pollutants. Those that are generated would be dispersed rapidly by the prevailing winds. There could be short-term air quality impacts due to construction activities, especially during clearing and grubbing operations. However, these impacts can be mitigated through utilization of best management practices such as covering transported materials, water spraying, and planting of ground cover as soon as practical. Noise Quality. Because there is residential development adjacent to and in the vicinity of the Project area, existing background ambient noise levels within the Project site are similar to levels in other residential areas of the Kailua -Kona urban center and surrounding area. Noise levels in the Project area are primarily influenced by the traffic on Hawaii Belt Road. There could be short-term noise impacts due to construction activities, especially during clearing and grubbing operations. However, these impacts can be mitigated through scheduling work during the daytime and by ensuring that construction equipment complies with County regulations. When fully developed, the Project is not expected to add significantly to current noise levels. 2.1.8 Scenic and Visual Resources The Project will not impact views to the shoreline from the Hawaii Belt Road, the nearest State right -of -way makai of the Project site. The Project is located approximately 2,300 feet mauka of the Hawaii Belt Road and approximately 7,000 feet mauka from the shoreline. It is situated in an area where topography and vegetation would largely blend the proposed development into the mauka to makai view. From the shoreline, the Project will be visible as part of a larger regional view of the Kailua -Kona mauka lands, but not distinguishable. The Project will have no significant adverse effect on the existing scenic and visual resources of the Kailua -Kona area. 18 2.2 PUBLIC SERVICES AND ENGINEERING REQUIREMENTS 2.2.1 Schools The Project is a relatively small residential development compared to the Pualani Estates Subdivision, and is not expected to cause a significant increase in the student enrollment in the region. In fact, the latest enrollment data available for the schools listed below under Table 3.3 of the County of Hawaii Data Book (Attachment E - Table 3.3 -- Public Schools, Enrollment and Grades, Hawaii District: 2007 to 2008, updated as of 5/18/09) indicate an increase of approximately 15 students or 0.2% in public school enrollment from 2007 to 2008. According to the County of Hawaii Data Book, Table 1.13 (Attachment F - Table 1.13 -- Resident Population of County Divisions and Census Designated Places (CDPs), Hawaii County, By Age: 2000, updated as of 9/24/02), the number of school age children ages 5 through 17 within the Project's vicinity in the Kahaluu - Keauhou area comprises approximately 10% of the resident population and thus the Project is expected to have a minimal impact on the demand for education services in the region. Schools that may be affected by the Project would include Konawaena and Kealakehe High Schools, Kealakehe Intermediate and Konawaena Middle Schools, Konawaena and Kealakehe Elementary Schools, Holualoa Elementary, Ke Kula o Ehunuikaimalino (K - 12) School, and Kahakai Elementary School. On November 18, 2008, the Hawaii State Board of Education ( "BOE ") held its initial public hearing regarding the Proposed West Hawaii School Impact District which is the first such district under Act 245, Session Laws of Hawaii 2007 which authorizes the State Department of Education to collect impact fees from all new residential development in designated areas. A second public hearing was held on April 13, 2009 that responded to questions raised at the initial public hearing. Act 245 has been incorporated into the Hawaii } Revised Statutes as Chapter 302A -1601 through 1611. On April 11, 2010, the BOE voted to implement the West Hawaii School Impact Fee District. Effective July 1, 2010 all new West Hawaii housing developments will be required to pay a school construction fee of approximately 10 percent of the construction cost or $3,359 per single - family home, and $1,796 per multi- family dwelling, as well as a land donation or fee in lieu of land, which will be determined by the land's appraisal value. The law requires the designation of impact districts across the state and sets a formula for calculating the amount of land and fees applied to each new single - family and multi- family unit built. Land and fees will be used for new schools and facilities to accommodate students residing in the new residential units within the proposed district. The fees can only be collected in designated school impact fee districts approved by the BOE. The West Hawaii Impact Fee District covers areas served by the Waimea Elementary, Waikoloa Elementary, Konawaena Elementary and the entire Kealakehe Complex. The Project is located within the Kealakehe Complex and will be subject to the school impact fees imposed by the West Hawaii Impact Fee District. 2.2.2 Parks and Recreation The new Prince Jonah Kuhio Kalanianaole Park, a 5 -acre County park, is located makai nearest to the project within the adjacent Pualani Estates Subdivision which can currently hold major recreational sporting events such as baseball, football and soccer. County park facilities in 19 the area include Pahoehoe Beach Park, White Sands, Magic Sands (Laaloa) and Kahalu'u Beach Parks, all of which are located within a few miles of the Project site. Kailua Park, located at the Old Kona Airport, consists of approximately 14 acres and includes a gymnasium, public swimming pool, soccer and baseball playing fields, lighted play fields, tennis courts, meeting facilities, restrooms, park offices, and a walking and bike track. The State parks in the region include the Old Kona Airport Recreational Area, a 104 acre coastal park, Kekaha Kai State Park, a 1,642 acre coastal park, Keolonahihi State Historical Park, a 12 acre coastal park, Kealakekua Bay State Historical Park, a 184.9 acre coastal park which is approximately 11 miles to the south, and the Kaloko - Honokohau National Historical Park, a 1,178 acre coastal park approximately 2 miles north of Kailua Village. Based on the most recent estimates, the resident population for the North Kona district is approximately 28,543 (Table 1.5 of the County of Hawaii April 1, 2000 Data Book, updated as of 4/6/01, Department of Research and Development), with approximately 2,839 acres in State and County parks in the North Kona District (County of Hawaii Research and Development website: http: / /co.hawaii.hi.us /databook current /Table %207 /7.30.pdf). This equates to approximately 143 acres of park per thousand population and exceeds the five acres of park per thousand population standard established by the County for park needs. According to the latest available data listed under Table 1.13 of the County of Hawaii Data Book (Attachment F), senior citizens and retirees aged 55 years and older comprise 40% of the residential population for the Kahaluu - Keauhou area. Therefore, the Project residents are expected to include a large portion of retirees and upgrading home buyers. On the other hand, the number of children living in the Project's vicinity ages 5 to 17 years old comprise 10% of the residential population for the Kahaluu - Keauhou area. ( Given the relatively small size of the Project, the socio- economic make -up of the targeted buyers and adequacy of recreational resources within the Kailua -Kona urban center and Resort and surrounding area, additional measures to address the need for additional park and recreational facilities in the area do not appear to be warranted. 2.2.3 Medical Services The nearest available public health facility is the Hawaii Health Systems Corporation's ( "HHSC ") Kona Community Hospital at Kealakekua, which is one of five licensed hospitals operating on the Big Island and also the primary health care facility serving West Hawaii. The community facility was established in 1975, and recently expanded in April of 2001. The Kona Community Hospital is a 94 -bed full service medical center comprised of 33 medical surgical acute beds, 34 long -term care beds, 7 Obstetrics beds, 11 bed Psychiatric unit, and 9 bed intensive care unit, approximately 61 active medical staff members, approximately 94 RNs and LPNs, and a total of approximately 475 employees. Specialty services offered by Kona Hospital include acute inpatient medical /surgical, skilled nursing, intensive care, outpatient surgery, a 24- hour emergency room, laboratory, internal medicine, cardiology, medical oncology, radiation oncology, pediatrics, OB /GYN, urology, ENT, Opthamology, Plastic Surgery, ICU, chemotherapy, psychiatric and long -term care (HI-ISC 2006). Because of the limited size of the Project, it is not anticipated to add significantly to the demand for emergency or daily medical care services in the Kona area. 20 2.2.4 Police and Fire Protection Services The main police station for North and South Kona is located in Kealakehe. Substations for the Hawaii County Police Department and the Hawaii County Fire Department are located in Captain Cook, Kailua -Kona, and Keauhou. A 24 -hour fire station is located in Kailua -Kona with fire, Emergency Medical Services ( "EMS "), and Rescue capabilities. A full -time fire/EMS operation is located at Keauhou and a full -time fire/EMS operation is located in the Captain Cook public office center. Twenty four -hour, on -call volunteer services are located in Kalaoa Mauka, Milolii Village and Kona Paradise Subdivision. (Hawaii General Plan, 2006) The Kailua -Kona facility provides air, land, and sea rescue as well as fire and emergency medical response services. The Captain Cook facility provides only fire and emergency medical response services. Volunteer stations at Hualalai and Kona Village supplement the County facilities. Kona's existing police and fire protection services should adequately accommodate the slight increase in anticipated demand generated by the Project. 2.2.5 Water System Waiaha System, LLC and Waiaha System II, LLC received approval of the County of Hawaii Board of Water Supply (Water Board) and entered into Agreements with the Water Board to develop the North Waiaha Water System and South Waiaha Water System together known as "Waiaha Water Systems ". The Applicant is a member of Waiaha System, LLC, comprised of various adjacent developers and landowners, and has secured a total of 61 water commitment units to develop the Project via the South Waiaha Water System Agreement dated November 8, 2007. A Final Environmental Assessment and Finding of No- Significant Impact (Ohashi, July 2008) (Attachment G - Waterline Final Environmental Assessment) approved by the County of Hawaii Department of Water Supply on July 8, 2008 allows development of the Waiaha well resource distribution system, including two transmission mains and three reservoirs, along two routes between Mamalahoa Highway and Hienaloli Road and Mamalahoa Highway and the Hawaii Belt Road (also known as the Queen Kaahumanu Extension). The existing Waiaha production potable water well has a capacity of two million gallons per day, however, at the present time, only 25 percent of the available water is utilized due to a lack of transmission lines. The nearest County water system is located within the Hualalai Road right -of -way. The Project will connect to the South Makai water . alignment via a 16 -inch transmission main and 1 million gallon (1 MG) water tank and will connect to the proposed South Makai route that begins at the Hienaloli Road/Pu Holoha intersection and traverses south on Hienaloli Road to the Hualalai Road intersection. The alignment will then traverse to the west along the Hualalai Road right -of- way and finally through private undeveloped land, terminating at the Queen Kaahumanu Extension. Upon completion of both the North and South Water Systems, the water system and the land for the reservoirs will be turned over to the Water Board and dedicated as a public facility. Construction plans for the Waiaha Water System are currently being reviewed by the Department of Water Supply. 2 1 ( 2.2.6 Drainage The Project area is located well outside any flood drainageways within the County Department of Public Works ( "DPW "), FIRM map (Exhibit 9). Additionally, no natural drainage features are found on site. Because the land and soil are well drained, floods due to rainwater and surface runoff across the property are unlikely to occur if County regulations pertaining to drainage and flood control are adhered to. The typical drainage pattern due to the topography of the area would direct storm water runoff to primarily traverse onto Hualalai Road and into the Property. The Applicant is currently involved in on -going discussions with the DPW to determine the appropriate drainage mitigation measures. No storm water conveyance systems, such as culverts, inlets, catch - basins, and storm sewer lines, are present in or near the Project or would be affected in any way by the proposed Project. There is no significant storm water runoff or any major flood drainage ways found to be in or near the Project Area and the Project is located well outside of any flood zone areas. During the design phase of the Project, offsite flows will be taken into consideration and the developer shall continue to coordinate with the Department of Public Works to determine the appropriate storm water drainage facilities. It will be necessary in the design of a subdivision for this parcel to take the offsite flow into consideration. As stated previously, the predominant soil type is highly permeable and allows much of the rainfall to percolate into the ground; thus surface runoff is negligible. The Project will increase surface runoff due from road pavements, sidewalks, driveways, and roofs which will be controlled by storm drains and drywells as part of a County approved storm drainage system. All Project generated runoff will be disposed of on site, so as not to impact makai properties. 2.2.7 Sewage System According to the Project's Sewer Report by Witcher Engineering, LLC (Witcher, 2010) ( (Attachment H), an 8 -inch sewer connection is available to serve the Project at the north end of Paulehia Street in the adjacent Pualani Estates Subdivision south and makai of the Project. The proposed sewer flow route will start from the makai boundary of the Project into the adjacent Hu Ko Pa development, traverse south towards Paulehia Street into the Pualani Estates Subdivision, makai along Puapuaanui Street, then south on Kaanee Place, continue makai across Queen Kaahumanu Highway (where the pipe size increases to 12- inches) onto Kuakini Highway towards Kailua Town, where the pipe changes from a 12 -inch to an 18 -inch sewer line at Walua Road. The portion from Queen Kaahumanu Highway to the connection with the 12 -inch line near the University of the Nations has been installed by the developer of the Pualani Estates Subdivision. The 12 -inch line has a total line capacity of 2.34 million gallons per day ( "mgd "). Of this, 1.49 mgd is either currently being utilized or reserved (for The Heights at Hualalai Subdivision, Pualani Estates Subdivision and 65 -acres makai of Queen Ka'ahumanu Highway and mauka of Kuakini Highway). This leaves a total 0.85 mgd available capacity. The Project would only require 0.09 of this capacity leaving 0.76 mgd available for others. With 0.85 mgd available capacity in the sewer system and the Project only requiring 0.09 mgd, there is adequate capacity in the existing County sewer system to service the 45 -lot Project. 22 2.2.8 Solid Waste Disposal Homes within the Project will generate solid waste, which will be collected by commercial haulers and disposed of at the County landfill at Pu'uanahulu, North Kona. Solid waste would be collected and disposed in compliance with all applicable Federal, State, and County rules and regulations. Because the Project will not cause a significant change in the amount and manner of collection and disposal, and because there is ample capacity at the County landfill to accommodate the projected waste generated from the Project, no adverse impacts are expected relative to solid waste disposal. 2.2.9 Electrical, Telephone and Cable Services Electrical Power. Electrical power service would be provided by Hawaii Electric Light Company (HELCO), a privately owned utility company, via its network of overhead lines in the project area. Given the limited size of the Project development and the utility's existing and ( projected reserve capacity, the projected power demands for the Project are not anticipated to have a significant impact on the utility's ability to meet the growing demand of the area. The ( power lines for the proposed subdivision will connect with either the existing lines from Hualalai Road or from the adjacent Pualani Estates subdivision, and will meet HELCO's design and installation standards. Coordination with the utility's engineers well in advance of development will ensure that the provisions of electrical power are integrated with planned utility system improvements in the area. Telephone and Cable Service. Hawaiian TelCom provides telephone and other telecommunication services to Kailua -Kona, and the rest of the island. As with electrical demand, given the limited size of the Project development and the utility's existing and projected capacity, the projected demands for telecommunications services for the Project are not anticipated to have a significant impact on the utility's ability to meet demand in the area. Telephone lines for the Project will be installed underground from a connection from Hualalai Road. 2.2.10 Vehicular Circulation/Traffic ( The major roadways serving Kailua -Kona include Hawaii Belt Road, Palani Road, Kuakini Highway, Henry Street, Makalapua Drive, Kaiwi Street, and Ali'i Drive. All are directly connected with roadways serving Kailua -Kona. The Hawaii Belt Road and Queen Kaahumanu Highway are both State rights -of -way. Primary access to the Project will be from the Project's makai boundary connecting to the adjacent Hu -Ko -Pa residential development makai of the Project and south at Paulehia Street through the signalized intersection at QKH and Puapuaanui Street in the Pualani Estates Subdivision (Exhibit 10 - Project Roadway Access Map). Consistent with the KCDP regarding interconnectivity, the Project will include a north- south connector road between the Project's future potential stub out at the south boundary, and also connect to Hualalai Road through the Project's access at the makai boundary connecting to the adjacent Hu Ko Pa (Parcel 42) development just makai of the Project. Paulehia Street is a 50 -foot right -of -way that will be dedicated to the County of Hawaii by the end of 2010. Future roadway connectivity to the adjacent makai Parcel 42 and south Parcel 22 will be provided via roadway stub outs, which are being designed in consultation with the Department of Public Works. Short-term impacts of noise, dust and construction traffic may occur during the 23 - m Q V z IS I 5 ul g ii y �° ° I 1 I 56 1 < I a II 2 / I I L ----L 1 --„_Th /- (---lti . - - I , itir "a r 11 1 w Ali W - m d li ff l ,.■ I \ it/ r I A ----1 > '1) i* * a ' �/ 'rte , "... 0 ,_p • � vat& `` \ ' ' , •, coo • o / li. lic Ma k ti iiiir° 4* s ii Ls m cfp. i Zs asiti E 1 � / _ ` ia'+ISe!4 -d AP* j� ' u ch IIIIIII 111 E � V ��� j IN � L � i ►irj / / #Ij OW am p ►• , / � j s1A �►,a 1 � �A� 0/ % MI ll i f Mow W --42 , , mg> I", 11111V- j , 1 I Aam46!H nuawn4�!np _ U .' O =� - a U ,, c b N $ O a construction of the subdivision roads and infrastructure. No closure or rerouting of existing public traffic lanes is anticipated. A Traffic Impact Analysis Report (TIAR) prepared by Witcher Engineering LLP dated May 2010, is attached hereto as Attachment I. The report concluded that the short term impact of construction would not have a significant effect along Hualalai Road. The TIAR also concluded that the long term effect of this relatively small Project on the Queen Kaahumanu Highway intersection with Hualalai Road is minimal, with no significant change in the marginal levels of service. 24 3.0 CONFORMANCE WITH STATE AND COUNTY PLANS AND POLICIES 3.1 STATUTORY AUTHORITY FOR SUBMITTAL OF CONCURRENT APPLICATIONS AND APPLICATIONS FOR 15 ACRES OR LESS Chapter 25 (Zoning Code), Article 2, Division 1, Section 25 -2 -9 (b) (Applications including lesser actions, concurrent applications) state that "Two or more applications involving the same building site or the same project requiring commission action may be considered concurrently, provided that the commission decision on each application shall be issued separately by the commission." Hawaii County Planning Commission Rule No. 13 (State Land Use Boundary Amendment), Section 13 -1 (Purpose and Authority) states: "This rule governs State Land Use district boundary amendment procedures pursuant to authority conferred by Section 205 -3.1 of the Hawaii Revised Statutes and Chapter 28 of the Hawaii County Code, which allow the County to amend State Land Use District boundaries for lands fifteen acres or less located in the State Land Use Urban, Rural, and Agricultural Districts." Section 13 -8 (Consolidated Proceeding with Other Land Use Changes) states: "A petition for a district boundary amendment may be submitted simultaneously with other land use changes and applicable permits for consolidated review and processing, including any hearings." 3.2 HAWAII STATE PLAN Currently, the Project site is designated within the Agricultural District by the State of Hawaii Land Use Commission (Exhibit 6 - State Land District Boundary Map). To implement the Project, a district boundary amendment conforming to the State of Hawaii Land Use Commission Hawaii Administrative Rules, (Title 15, Subtitle 3, Chapter 15, Subchapter 8, Section 15- 15 -77(d) and Hawaii County Planning Commission Rule No. 13) would need to be approved by the Hawaii County Council. The Applicant is submitting a State Land Use Boundary Application for the 14.968 acre Property, concurrently with an application for Change of Zone. The proposed boundary amendment must conform to the Commission's standards for determining Urban District boundaries as contained within Section 15- 15 -18. The standards are addressed as follows: Standard One (I): It (the Urban District) shall include lands characterized by "city- like" concentrations of people, structures, streets, urban levels of services, and other related uses. Response: The Project will be a complementary extension of the recently approved Hu -Ko -Pa development makai of the Property Pualani Estates Subdivision and Sugar Cane Lane and Hualalai Heights Subdivisions to the south of the Property. The Project will complement these single family residential developments, which are consistent with the existing General Plan Land Use Allocation Guide Map (LUPAG) and KCDP for this area. These adjacent uses are "city- like" in concentration and the Project would expand this general characteristic. 25 Standard Two (2): It (the Urban District) shall take into consideration the following specific factors: 1. Proximity to centers of trading and employment, except where the development would generate new centers of trading and employment. Response: The Project would be integral to the trading and employment center of Kailua -Kona, which includes commercial shopping centers, residential developments, public service facilities, and several hotels. 2. Availability of basic services such as schools, parks, wastewater systems, solid waste disposal, drainage, water, transportation systems, public utilities, and police and fire protection. Response: The Project would complement the existing Pualani Estates Subdivision and Sugar Cane Lane and Hualalai Heights Subdivisions and thus be an integral component of the surrounding Kailua -Kona Urban area since it is in close proximity to the necessary supporting infrastructure and public services. 3. Sufficient reserve areas for foreseeable urban growth. Response: The Project is located in an appropriate location for urban growth, as indicated on the County's General Plan and the KCDP, which designates the Project area and surrounding lands as being appropriate areas for urban expansion and residential use, respectively. The Project site is contiguous to existing urban areas and is located in proximity to major transportation corridors. Furthermore, the Project is consistent with the General Plan and KCDP, which includes reserve areas for urban growth based on a ten -year projection. Standard Three (3): It shall include lands with satisfactory topography, drainage, and reasonably free from danger of any flood, tsunami, unstable soil condition, and other adverse environmental effects. Response: Having an overall slope of less than ten percent, the topography of the Project area is well suited for urban development. The Project area is in Zone X, outside the 500 -year flood zone according to the Department of Public Works, Engineering Division FIRM maps. There is no other evidence of significant natural drainage features within the site. Additionally, the U.S. Geological Survey indicates that the Project site, similar to the entire Kailua -Kona area, is located within the volcanic and seismic hazard Zone 4, indicating a relatively low exposure to volcanic and seismic hazards. Standard Four (4): Lands contiguous with existing urban areas shall be given more consideration than non - contiguous land, and particularly when indicated for future urban use on State or County General Plan. 26 Response: The Property is contiguous to existing urban areas that are indicated for urban expansion development on the County General Plan and, therefore, merit favorable consideration over noncontiguous lands. Standard Five (5): It shall include lands in appropriate locations for new urban concentrations and shall give consideration to areas of urban growth, as shown on the State and County General Plans. Response: The Project is consistent with the Hawaii State Plan which encourages actions that will promote the orderly development of residential areas sensitive to community needs and desires of families and individuals; increase home ownership and rental opportunities and choices in terms of quality, location, cost, densities, style, and size of housing; 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 areas; and foster a variety of lifestyles traditional to Hawaii through the design and maintenance of neighborhoods that reflect the cultures and values of the community. Additionally, the County General Plan designates the area for urban expansion. The site is also adjacent to the Pualani Estates Subdivision and Sugar Cane Lane and Hualalai Heights single family residential subdivisions. Standard Six (6): It may include lands which do not conform to the standards in paragraphs (1) to (5): (a) When surrounded by or adjacent to existing urban development; and (b) Only when those lands represent a minor portion of this district; Response: Complies with Paragraphs (1) to (5). Standard Seven (7): It shall not include lands, the urbanization of which will contribute toward scattered spot urban development, necessitating unreasonable investment in public infrastructure or support services. Response: As stated in the response to Standard 4, the Property is contiguous with the existing urban area. Infrastructure lines including water, wastewater and utility facilities (electrical, telephone, and cable) are already present in the existing adjacent Pualani Estates, Sugar Cane Lane and Hualalai Heights subdivisions and will extend to include the Project. Standard Eight (8): It may include lands with a general slope of twenty per cent or more if the commission finds that those lands are desirable and suitable for urban purposes and that the design and construction controls, as adopted by any federal, state, or county agency, are adequate to protect the public health, welfare and safety, and the public's interests in the aesthetic quality of the landscape. 27 Response: There are no lands that have a general slope of 20% or more. The Project does not require special design and construction controls as adopted by any federal, state, or county agency to protect the public health, welfare and safety, and the public's interests in the aesthetic quality of the landscape. 3.3 CHAPTER 205, HAWAII REVISED STATUTES (HRS) - LAND USE COMMISSION The Hawaii State Plan, as set forth in Chapter 226, Hawaii Revised Statutes, consists of a series of long -range and comprehensive plans, goals and policies which serve as a guide for the growth and future long -range development of the State. Amendments to the State Land Use District Boundary must be consistent with these plans and policies. The goals of the Hawaii State Plan and their relationship to the Project are as follows: I o Goal: A strong, viable economy characterized by stability, diversity, and growth that enable the fulfillment of the needs and expectations of Hawaii's present and future generations. o Goal: A desired physical environment characterized by beauty, cleanliness, quiet, { stable and natural systems, and uniqueness that enhances the mental and physical well being of the people. o Goal: Physical, social and economic well being for individuals and families that nourishes a sense of community responsibility and caring of participation in family life. Response: The Project would contribute to the attainment of the goals in the Hawaii State Plan goals in that increased availability of residential products to Hawaii residents would contribute to the stability, diversity and growth of the local and regional economies. More specifically, the Project would provide housing opportunities in a planned setting wherein the design, operation, maintenance and provisions for environmental protection can be effectively, efficiently and economically controlled. Further, the Project's proximity to existing and planned developments within the ( Project area would encourage a sense of community responsibility and participation in family life. 3.4 CHAPTER 343, HRS, ENVIRONMENTAL IMPACT STATEMENT REGULATIONS An Environmental Impact Statement (EIS), as defined by Chapter 343, HRS and by the State Environmental Commission Rules and Regulations, is not required for the proposed use as none of the applicable actions delineated in Chapter 343, Section 5, HRS, apply to the Project. This County Environmental Report, however, has been prepared to address the environmental and technical considerations of the Project in compliance with Section 25 -2 -42 of the Hawaii County (Zoning) Code. 28 3.5 HAWAII COUNTY GENERAL PLAN The Hawaii County General Plan is the County's comprehensive land use policy for guiding long -range development on the Island of Hawaii. It specifies goals, policies, and standards of development for the most desirable land uses on the island. The General Plan's { associated Land Use Pattern Allocation Guide (LUPAG) Map designates the general allocation of the various desired land uses, such as urban, residential, recreational, agricultural, resort commercial and industrial. Kailua -Kona is identified by the General Plan as a major resort and urban center and, as such, allows for basic resident and visitor - oriented development and support facilities. The current County LUPAG map shows the Property to be potentially in the Urban Expansion Area and the mauka portion in the Important Agricultural Land designation. Therefore, on February 8, 2010, Carlsmith Ball LLP requested the Planning Director's interpretation of the General Plan LUPAG designation and Kona Community Development Plan ( "CDP ") - Kona Urban Area for the Project parcel. On February 25, 2010 (Attachment J), the Planning Director determined the Property as being entirely within the County LUPAG Urban Expansion Area and also within the Kona CDP's Kona Urban Area. As such, the Project is consistent with the County General Plan. In addition, the Project site is situated in the Kona Urban Area, an area designated for Urban use on the Official Concurrency Map of the KCDP and is, therefore, generally consistent with the County's long -range land use plans for the area. As a residential use, the Project is consistent with this designation and with the overall land use policies of the County General Plan for Single Family Residential development. The following is a discussion of the Project's consistency with the specific goals, policies, and courses of action of the General Plan that are relevant to the Project. Economic Goal 1 o Provide residents with opportunities to improve their quality of life. Discussion: The Project will provide short-term construction-related job opportunities. Property, income, excise and other taxes will be generated, resulting in an increase in State and County revenues which in turn can be used to provide needed public services and facilities. Additionally, the Project will provide new housing opportunities for residents in a well planned and secure neighborhood environment. Environmental Quality Goal o Maintain and, if feasible, improve the existing environmental quality of the island. Discussion: The Project will not result in any significant adverse effect on the environment. Those potential short-term adverse effects on the surrounding area associated with construction activities, such as, potential noise, air quality, or drainage impacts, would be reduced or eliminated 29 through the implementation of appropriate mitigative measures as detailed in this report. Flood Control and Drainage Goals o Conserve scenic and natural resources. o Prevent damage to man -made improvements. o Reduce surface runoff and sediment runoff. Policy o All development - generated runoff shall be disposed of in a manner acceptable to the Department of Public Works. Discussion: The Project is a low - profile development that will not affect scenic view planes in the area. The Project area is outside of any designated flood zone areas of the Department of Public Works, Engineering Division FIRM maps. Surface water runoff and sedimentation will be minimized by methods approved by the Department of Public Works. A County approved erosion and sedimentation control plan will be implemented in conjunction with all grading activity. Historic Sites Goal o Protect and enhance the sites, buildings and objects of significant historical and cultural importance to Hawaii. Discussion: An Archaeological Inventory Survey (Bulgrin and Rechtman, August 2005) (Attachment C) of the Property was submitted by Rechtman Consulting, LLC to the Department of Land and Natural Resources, Historic Preservation Division ( "DLNR -HPD ") on August 17, 2005. There were no burials or significant archaeological sites recommended for preservation. The Project contains six (6) previously unrecorded archaeological sites, none of which were recommended for preservation. These are historic walls which functioned as boundaries or in ranching (Sites 24533 - 24556), a ranching enclosure (Site 24557) and a terraced outcrop interpreted as a temporary habitation site in use prior to Western contact (Site 24558). The DLNR -HPD assessed all six (6) sites as significant under Criterion D for information that have yielded, or are likely to yield. Data recovery is recommended for the temporary habitation site (Site 24558) at the elevation transition from the kula to kalu 'ulu traditional agricultural planting zone. 30 Natural Beauty Goals o Protect, preserve and enhance the quality of areas endowed with natural beauty, including the quality of coastal scenic resources. o Protect scenic - vistas and view planes from becoming obstructed. o Maximize opportunities for present and future generations to appreciate and enjoy natural and scenic beauty. Discussion: Scenic view planes toward the shoreline will not be obstructed by the subdivision. The Project is located approximately 2,700 feet mauka (east) of the Hawaii Belt Road and will not impede the views of motorists traveling along the State right -of -way. Notably, existing topography and vegetation shield the subdivision from the highway. The Project (approximately 7,000 feet mauka/east from the shoreline) will be visible, ( but indistinguishable, as part of the larger regional view of the Kailua- Kona mauka lands. ( Natural Resources and Shoreline Goals o Protect and conserve the natural resources of the County of Hawaii from undue exploitation, encroachment and damage. o Provide opportunities for the public to fulfill recreational, economic, and educational needs without despoiling or endangering natural resources. o Protect and promote the prudent use of Hawaii's unique, fragile and significant environmental and natural resources. o Ensure that alterations to existing land forms and vegetation, except crops and construction of structures cause minimum adverse effect to water resources, and scenic and recreational amenities and minimum danger of floods, landslides, erosion, siltation, or failure in the event of an earthquake. Policies o The shoreline of the island of Hawaii shall be maintained for recreational, education, and /or scientific uses in a manner that is protective of resources and is of the maximum benefit to the general public. o The shoreline shall be protected from the encroachment of man -made improvements and structures. Discussion: The Project is located approximately 7,000 feet from the shoreline and is not anticipated to have any direct adverse impact on the shoreline resources. The overall Kailua -Kona coastline, however, does provide 31 beneficial recreational opportunities, such as beach parks and public shoreline accesses for the general public. Housing Goals o Attain safe, sanitary and livable housing for the residents of the County of Hawaii. o Maintain a housing supply which allows a variety of choice. o Develop better places to live in Hawaii County by creating viable communities with decent housing and suitable living environments for our people. Discussion: As stated previously, the Project is intended to replenish the existing inventory of residential lots in Kailua -Kona. This will allow the market to have a continued as well as diverse supply of quality residential units. The Project will be constructed in accordance with the standards and requirements of the Department of Public Works. Public Utilities Goal • To have public utility facilities which are designed to fit into their surroundings or concealed from public view. Policies o A systematic program by the County, State and private interests shall identify sources of additional water supply to ensure the development of sufficient quantities of water for future needs of high growth areas. o All water systems shall be designed and built to Department of Water Supply standards. o Power distribution shall be placed underground when and where feasible. The County shall encourage developers of new urban areas to place utilities underground. o Private wastewater treatment systems shall be installed by land developers for major resort and other developments along shorelines and sensitive higher inland areas, except where connection to nearby treatment facilities is feasible and compatible with the County's long -range plans, and in conformance with state and county requirements. Discussion: All utilities for the Project will be installed underground and constructed in accordance with State and County design standards and requirements. Wastewater treatment shall be in accordance with the requirements of the State Department of Health. 32 Recreation Goals o Provide a wide variety of recreational opportunities for the residents and visitors of the County. o Maintain the natural beauty of recreation areas. o Provide a diversity of environments for active and passive pursuits. Policy o Public access to the shoreline shall be provided in accordance with an adopted program of the County of Hawaii. Discussion: The Project does not contain any recreational facilities, due to the small size of the development. However, the Kailua -Kona area and coastline offers recreational opportunities such as boating, swimming and beach activities, that are available to guests, visitors and Hawaii Island residents. The County's new 5 -acre Prince Jonah Kuhio Kalanianaole Park located within the Pualani Estates Subdivision is the nearest recreational facility. All of the recreational facilities within Kailua -Kona have been developed to maintain the natural beauty of the area. Conditions of permit approvals for all new projects within the Kailua -Kona area include, to some extent, requirements for beach or shoreline accesses for public use. Land Use Goals o To maximize choices of single-family residential lots and /or housing for residents of the County. o To provide single-family residential areas conveniently located to public and private services, shopping, other community activities and convenient access to employment centers. Discussion: The Project is one of several residential projects that will help to replenish the existing inventory of house lots in the Kailua -Kona area, thus providing a continued choice of residential units in the area. The approved Pualani Estates Subdivision is zoned RS -7.5, with lots between 6,000 and 7,500 square foot lots. The Sugar Cane Lane Subdivision is zoned (RS -15) and will consist of 15,000 square feet up to 20,000 square feet lots. The Project is requesting RS -10 zoning and will consist of lots approximately 7,000 square feet up to 22,000 square feet in size. These developments will form a quality residential community located within an area served by public and private services, shopping centers, and community facilities. 33 3.6 COUNTY ZONING The Hawaii County Zoning Map for the North Kona District designates the Project site as Agricultural 5 -acre (A -5a) (Exhibit 7 - County Zoning Map). A Change of Zone from Agricultural 5 -acre (A -5a) to Single Family Residential - 10,000 square feet (RS -10) is requested to allow the development of approximately 45 residential lots. 3.7 KONA COMMUNITY DEVELOPMENT PLAN The County of Hawai `i General Plan, Section 15.1 (February 2005, as amended) calls for the preparation of Community Development Plans "to translate the broad General Plan ( statements to specific actions as they apply to specific geographical areas." Community Development Plans are to be long -term plans with a planning horizon to year 2020, consistent with the General Plan. The Kona Community Development Plan ( "KCDP ") was adopted by the County Council on September 25, 2008 under Ordinance 08 -131. The KCDP translates the broad goals and policies of the County of Hawai `i General Plan into specific actions and priorities for specific geographic areas in the districts of North Kona, reaching nearly to Waikoloa Village, and South Kona, including the community of Miloli `i. The KCDP will deal with all the elements included in the General Plan such as the economy, energy, environmental quality, flooding and other natural hazards, historic sites, natural beauty, natural resources and shoreline, housing, public facilities, recreation, transportation, and land use. The purposes of the KCDP are to: • Articulate Kona's residents' vision for the planning area. • Guide regional development in accordance with that vision, accommodating future growth while preserving valued assets. • Provide a feasible infrastructure financing plan to improve existing deficiencies and proactively support the needs of future growth. • Direct growth in appropriate areas. • Create a plan of action where government and the people work in partnership to improve the quality of life in Kona to live, work, and visit. • Provide a framework to monitor the progress and effectiveness of the plan and to make changes and update, if necessary. The goals, objectives, policies, and actions of the KCDP are presented as eight elements, including: 1. Transportation 2. Land Use 3. Environmental Resources 4. Cultural Resources 5. Housing 6. Public Facilities, Infrastructure and Services 7. Energy 8. Economic Development 34 These elements generally correspond with the thirteen elements of the County of Hawai `i General Plan (GP) except that five elements of the GP have been combined in two of the Kona CDP elements. Specifically, the Kona CDP element for Public Facilities, Infrastructure and Services combines the GP elements for Public Facilities, Public Utilities and Recreation; and the Kona CDP element for Environmental Resources combines the GP elements for Environmental Quality, Flooding, and Other Natural Hazards, Natural Beauty and Natural Resources and Shoreline. The GP element for Historic Sites is referred to in the Kona CDP as Cultural Resources and the GP element for Economic is referred to as Economic Development. Kailua -Kona is identified by the KCDP as being within the Kona Urban Area and, as such, allows for basic resident and visitor - oriented development and support facilities. Within this Kona Urban Area, growth is directed towards compact villages located along proposed transportation routes or to infill areas within, or adjacent to, existing development. The general locations of these villages are within the Transit Oriented Developments (TODs). The Property is considered an infill development located adjacent to the Kahului - Puapuaa Village Neighborhood Transit Oriented Development and is designated for Urban use on the { Official Land Use Map (Exhibit 4) (KCDP Official Land Use Map) of the KCDP. The Property is presently designated for Urban Expansion on the Land Use Pattern Allocation Guide (LUPAG) Map of the County General Plan and is, therefore, generally consistent with the County's long -range land use plans for the area. As such, the Project is consistent with the County General Plan. As a residential use, the Project is consistent with this designation and with the overall land use policies of the County General Plan for Single Family Residential development. Most relevant to the Hualalai Partners of Kona, LLC Project are the following Guiding Principles and Policies of the Kona CDP. 1. Protect Kona's natural resources and culture. la. Natural resources. The watershed, including coastline, flood plains, important agricultural land, open space, and areas mauka of Mamalahoa Highway shall be protected. Guided by a principle of respect for the land, environment and natural resources shall be preserved and protected to ensure clear air and water, thriving native species, conservation of shorelines and open space, improvements in watershed management and flood control, and reductions in solid waste. Discussion: • The Project will be set back approximately 7,000 feet from the shoreline. • Hualalai Partners of Kona, LLC would mitigate risks to noise, air, and water quality by preparing and implementing a dust control plan. • Surface water runoff and sedimentation will be minimized by methods approved by the Department of Public Works. • A County approved erosion and sedimentation control plan will be implemented in conjunction with all grading activity. 35 lb. Culture. Multi- ethnic culture is preserved, protected, and restored in a manner that perpetuates all aspects of the aloha spirit. Discussion: • As no valued cultural, historical or natural resources and no traditional and customary native Hawaiian rights were found or being practiced in the Project; these rights will not be affected or impaired by the proposed uses. 2. Provide connectivity and transportation choices. Future growth should connect communities with movement alternatives such as sidewalks, trails, and bike lanes. We need an efficient public transportation system for moving people. It should have comfortable and frequent service to key destinations, along prominent commuter routes, and at transfer points that offer connections to alternative modes of transportation. Discussion: • Roadway connectivity will be provided at the Project's makai boundary to the west/makai Parcel 42 and connecting with Paulehia and Puapuaanui Streets to the south in the adjacent Pualani Estates Subdivision, and also connecting to Hualalai Road to the north. A potential connector road stubout will be developed at the Project's south boundary connecting to Pualena Street within the south Parcel 22. • The Project will include a north -south connector road at the planned connector road stubout at the Project's south boundary. { • Situated south of Hualalai Road and approximately 2,400 feet mauka of Queen Kaahumanu Highway, the Project has direct or easy access to pedestrian sidewalks and pedestrian/bike pathways to nearby shopping malls, grocery stores, restaurants, shoreline, and mixed -use areas promoting pedestrian activity, thus reducing the number of car trips for area residents. • The proposed Project will be ungated, thus, allowing the new roadways within the proposed subdivision to service the local transportation network. 5. Direct future growth patterns toward compact villages, preserving Kona's rural, diverse, and historical character. Discussion: • The Project offers the advantage of being adjacent to existing infrastructure and supportive public facilities as it is located adjacent to the recently approved Hu -Ko -Pa (Parcel 42) residential development, Pualani Estates Subdivision, Sugar Cane Lane and Hualalai Heights subdivisions. • The Project master plan was prepared only after study and consideration of the environmental and cultural resources of the site. • Development of the Project will be consistent with the existing single family residential subdivisions in order to complement the development in the area. 36 8. Promote effective governance An effective and accountable regional government structure that improves the quality of life for Kona residents should manage the impacts of growth and meet the needs of the Kona community by encouraging cooperation among public, private, and civic partners, ensuring equitable distribution of resources, and instituting policies and regulations in a predictable and consistent manner. Discussion: • The Project is committed to working with the Kona community, a regional government structure, as well as the County. • The Project is committed to consulting with a number of individuals and groups with knowledge of the cultural resources in the area. In summary, the proposed Hualalai Partners of Kona, LLC 45 -lot subdivision is consistent with the vision, guiding principles, and policies of the KCDP. The proposed Project is consistent with the State Land Use Urban District and County RS -10 zoning classification being sought. 3.8 SPECIAL MANAGEMENT AREA The Property is not within the County's Special Management Area (SMA). 3.9 STATE COASTAL ZONE MANAGEMENT AREA (SCZMA) State CZMA - Pursuant to HRS, Chapter 205 -2, like the rest of the Big Island, the property is situated within the State's Coastal Zone Management Area (CZMA). The Project is located approximately 7,000 feet mauka (east) of the shoreline and will not impede the views of the shoreline by motorists traveling along the State right -of -ways. Notably, existing topography and vegetation shield the Project from the highway. The Project may be visible from the shoreline, but indistinguishable as part of the larger regional view of the Kailua -Kona mauka lands. The Project is not anticipated to have any direct adverse impact on the shoreline resources. The Project site is currently vacant and heavily vegetated, and is occasionally used for grazing. Kailua -Kona is the urban center for West Hawaii and contains several hotels, multi- family and single family residential projects, several commercial shopping centers and Federal, State and County public facilities. The Project subdivision is consistent with the existing and proposed uses within the Kailua -Kona urban center and Resort area, and has been planned in a manner so as to complement the adjacent land uses. In addition, the General Plan and the KCDP, identify no recreational resources, historic resources, scenic and open space preserves, coastal systems, coastal hazards and marine resources or other natural and environmental resources related to the Property. There are no recreational resources, historic resources, scenic and open space preserves, coastal systems, coastal hazards and marine resources or other natural and environmental resources on the Project or within the surrounding areas that would adversely affect the objectives and polices of the CZMA. The Project is also not part of any ongoing County or State CZM programs for this particular area. Therefore, the proposed Project is consistent with the CZMA objectives and policies of HRS Chapter 205 -2. 37 4.0 ENVIRONMENTAL ASSESSMENT AND ANALYSIS 4.1 RELATIONSHIP BETWEEN LOCAL SHORT -TERM USE OF THE ENVIRONMENT AND THE MAINTENANCE AND ENHANCEMENT OF LONG -TERM PRODUCTIVITY Development of the Project site will alter the open space character of the property, but based on the findings within this report, with the implementation of appropriate mitigative measures, the Project will not result in any substantial short-term or long -term adverse impacts to the environment. While development of the property will remove the land from potential pasture. use, the agricultural productivity of the site is relatively low and there is an abundance of other lands available in the region that are better suited for such use. Developing the property for the intended residential use will provide the benefit of enlarging the inventory of residential lands to this growing area. The Project will be supported by the necessary public facilities and services, and development would proceed in a manner that is in compliance with the long -range State, County and community plans for the region. Development of the Project will also result in socio- economic benefits to the community. The construction work associated with the Project will provide short-term direct employment in { the construction industry. Public revenues from personal and real property taxes are expected to more than offset the cost of the minimal expansion in the need for public services necessitated as a result of the Project. 4.2 MITIGATIVE MEASURES PROPOSED TO AVOID, MINIMIZE, RECTIFY, OR REDUCE IMPACTS Two types of mitigation measures will be employed to ensure that potential adverse environmental impacts resulting from development of the Project are minimized. They can be characterized as generic and specific. Generic mitigation measures are standard actions aimed at reducing or eliminating impacts and which have already been institutionalized through County, State or Federal regulations, codes, laws and ordinances. Mitigation measures of this type usually apply to control of temporary or short-term construction impacts such as soil loss, noise, and air quality impacts. Generic mitigation measures are standard, accepted means that are appropriate for minimizing temporary or limited environmental impacts. Specific mitigation measures are generally recommended for actions that may have residual or long -term impacts, or those for which some form of monitoring or compensation for the environmental impact are required. In terms of the Project, the specific and generic mitigation measures that are recommended include: o limiting construction activities to daytime hours o adherence to all Federal, State, and County laws, ordinances, rules and regulations relating to environmental protection, health, safety, and construction o early construction of drainage features, where needed, such as berms 38 o timely stabilization of any denuded areas through sodding or planting o application of fertilizers or biocides to landscaped areas only during periods of low rainfall to minimize chemical runoff o covering of open vehicles carrying soils, gravel, or other particulate matter o controlling dust by watering exposed areas and through the use of proper stockpiling procedures p protection and preservation of archaeological and historical resources in accordance with appropriate State and County laws, ordinances, rules and regulations 4.3 ALTERNATIVES TO THE PROJECT An exploration and evaluation of the environmental impacts of all reasonable alternative actions, particularly those that might enhance environmental quality, avoid or reduce adverse environmental impacts, costs, and risks, was performed in order to assess options that might enhance environmental quality and cause fewer detrimental effects. A discussion of these alternatives follows. No Action Alternative. The "no action" alternative will result in no physical change to the Property and leave it in its current unused use. The land will remain unaltered and unimproved. This alternative will not allow the objectives of the subdivision to be achieved and would deny the public the socio- economic benefits associated with the Project. There is a growing demand for single family residential lots for sale in the Kailua -Kona area and under the "no action" alternative, the additional lots that would be provided through the Project will not be available. No source of income will be brought to the owner and consequently no increase in government revenues from higher property taxes will be realized. Alternative Use. The current zoning for the property is Agriculture (A -5a). The Project site, based on its isolation, limited size and soil characteristics is not well suited for agricultural use. As described earlier, soil studies indicate that commercial agriculture on the Project site would not be economically feasible. Any alternate use of the Project site other than the proposed single family residential subdivision, would not be compatible with the General Plan and the KCDP. The Project site is located near the Sugar Cane Lane and Hualalai Heights single family residential subdivisions and north of the Pualani Estates single family residential subdivision. In addition, vacant land adjoining the parcel is also designated for residential uses by the Hawaii County General Plan and the KCDP. Finally, retaining the Project area for agricultural use would deny the public the socio- economic benefits associated with the Project. Alternative Locations. There are other vacant or non - committed sites in Kailua -Kona that have the same favorable site characteristics for residential development as the Project. However, the Project is near the Sugar Cane Lane and Hualalai Heights single family residential subdivisions and north of the Pualani Estates single family residential subdivision and as such, would complement the proposed residential development pattern in the area. Infrastructure to serve the property is already in place to the Project area boundary. 39 4.4 IRREVERSIBLE AND IRRETRIEVABLE COMMITMENTS OF RESOURCES The Project would result in the irreversible and irretrievable commitment of certain natural and fiscal resources. Major resource commitments include the land on which the Project homes and roadways would be constructed, as well as the private funds, construction materials and manpower that will be expanded in development of the land. They also include the energy, water resources, and other utility resources that will be committed to development of the Project. Existing vegetation will be removed from the Project area and partially replaced with typical landscape plants. The impacts of using these resources should be weighed against the expected socioeconomic benefits to be derived from the Project and the consequences of taking no action or adopting another, less beneficial use of the property. 40 5.0 AGENCIES CONTACTED County o Planning Department o Department of Parks and Recreation o Department of Public Works o Department of Water Supply State o Department of Land and Natural Resources, Land Management Division j o DLNR, State Historic Preservation Division o Department of Health Private ( o Hawaii Electric Light Co., Inc. (Kona Engineering Department) 4832 -5112 - 8582.1.058108 -00001 ■ 41 ATTACHMENT A i FEE OWNER'S LETTER OF AUTHORIZATION Tax Map Key: (3) 7 -5- 017:043 Kahului 2nd, District of North Kona, Island of Hawaii The undersigned is the fee owner of the real property above- identified, and hereby authorizes Carlsmith Ball LLP, to apply for, execute and process any and all County, State and Federal governmental permit applications, and to participate in proceedings related to said real property. A photostatic or facsimile copy of this executed authorization shall also be considered as effective and valid as the original Dated: 3- f U • HUALALAI PARTNERS OF KONA, LLC a Domestic Limited Liability Company By i.. ', . Its _ Address: Post Office Box 33640 Laughlin, NV 89028 CALIFORNIA ALL - PURPOSE ACKNOWLEDGMENT STATE OF CALIFORNIA ) COUNTY OF � n.Qiwgc� ) O 3-1..2010 , before me, � (9.uo D Nnae Ao0 TiAe Of ORo:� (c,:, "Jane Doe. Noury Fable) personally appeared 7 ` 1. gd.ituee 1002 . Nome of sign(s) who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is /are subscribed to the within instrument and acknowledged to me that he /she/they executed the same in his/her /their authorized capacity(ies), and that by his/her /their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. PATRICIA O118TERHOUT I certify tbat under PENALTY OF PERJURY under the `!rig Comtnlssfon • 1877935 Notary Pabllo - California laws of the State of California that the foregoing paragraph Orange County is true and correct m Mr Coin. Ex�ires Feb 20,2014_ WITNESS my hand and official seal. S ignature Signature of Notary Public OPTIONAL Though the data below is not required by law. it may prove valuable to persons relying on the document and could prevent fraudulent reattachment of this form. 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F 5 •a o P. co g o r � � ,.., ca = a rn Qoo yip a :;a o ca � a va a r; G., a e rn a va E o O K K K ° -- ti F F y � n ?i I I w u L a Y 9 N C�a .. ° q Y .0 N U =' z y =- o c �M qm E to Q O O Z' �a U a5 y ��a 5�'R ti ' � w c r e fi t u a �i ? �'9 cat ° r" c 3.-} i v m is - 5 o � U s :c _1 ' � X o ` p _ o z a Xo X v ' `d— c M - 5 .o .E .. c 'c ct `c a 3 is zg -°cc 3 - C r ' 1 3 " a ti F' r o s .. } F .'3 i p 6 ` o -.-,4 w - -9 0 ,u, .o a � '< t, -4 -.1 a ° S G� :d ° c v q .. s .2 9 E - , ,o . 3 c 3 3 ' y e c , c j v o u 3 t' -k' c. c d� 'a. c Y : c d o a' - i C u= ° '5 ii -c 3 5 •S F r Q F" S- F 3 " 2 = c y ri F - 5 3 S o c O 5 3 . n y " 5 o= = p o c ..,i4:45 - i - 22_ F. O, 0 2 a _ ,5 y� a a .r o . s< v u � -i 7 `° } , C7 S. a .3 ..E u 3 : _ 5 g "'� 440 = -2K : Y o u >, 4. 3 x , c c y c� 1 ❑ ?�, ? F? 6, " •° 2`° coZ^ 's?a' a = -0 �,ia ', � mR. g = 72 = ' 2x b va e - '0 ?X•2 ES>:S' va.i" m c .1p 5? = 0 ? U Y , ° v y _ r cU U 12 a 2'a 3 t g ,. 9. 'r -' a .; Li x - ' t� 't v ''3 _ -0 2 u =' 7 �¢�'` a >�n a` jZ�a - 'u ¢G ,... -E .:n— • a: wv ' , 2 ^ . 2% .T E: ✓ U y _ r ° - ¢ -E 4a 1T zr -�T - 5 o 0. v S ATTACHMENT C - 1 PETER T. YOUNG t (.f R„Kq CHAIRPERSON LINDA LINGLE A� X939 1 BOARD OF LAND AND NATURAL RESOURCES GOVERNOR OF HAWAII • �,; V y 54 v ! ; 1 COMMISSION ON WATER RESOURCE .4ANAOEM EM # N j J j ROBERT K. MASUDA ( E , S DEPUTY DIRECTOR • LA TI i {z Q kv pd and,yat � I V T DEAN NAKAtiO %. • ACTLVO DEPUTY DIRYCtOR • WATER - ° JDP 7P 4;1yL+�T� AQUATIC RESOURCES - _ ROATTNa AND OCEAN RECREATION � � - BUREAU OF CONVEYANCES COMMISSION ON WATT7t RESOURCE MANADEMENT CONSERVATION AND COASTAL LANDS S TATE OF HAWAII CONSERVATION AND RESOURCES ENFORCE/40 DEPARTMENT OF LAND AND NATURAL RESOURCES �Da> toIeDftizts0 ` o FORESTRY WD.DLDN s RADOOLAWE ISLAND RESERVE COMWSSION STATE HISTORIC PRESERVATION DIVISION LAND 601 KAMOKILA BOULEVARD, ROOM 555 STATEIARE3 KAPOLEI, HAWAII 96707 January 25, 2006 Dr. Robert Rechtman LOG NO: 2006.0116 Rechtman Consulting, LLC DOC NO: 0601MM18 HC 1 Box 4149 Archaeology Kea'au, Hawaii 96749 -9710 Dear Dr. Rechtman: SUBJECT: Chapter 6E -42 Historic Preservation Review [County /Planning] — Inventory Survey Report (RC -0285) Kahului 2nd Ahupua`a, North Kona District, Island of Hawaii TMK: (3) 7 -5- 017:043 Thank you for your cover letter dated August 17, 2005 and a copy of the report titled Archaeological Inventory Survey of TMK: 3 -7 -5- 017:043 (Bulgrin and Rechtman, August 2005) for our review. We apologize for the delay in providing our comments and for any inconvenience to you or your client, Mr. Phil Tinguely. The report summarizes the results of an inventory survey on approximately 15 -acre parcel situated along Hualalai Road near its intersection with the Kahului - Hienaloli Road. The historic background section is sufficient to predict the types of historic properties that might be present, and to evaluate their significance. Evidence of habitation and agriculture both prior to and following Western contact is expected. The parcel was in ranching use by the Gomes family from 1927 to the 1960's, so impacts from cattle and ranching activities are also expected. Evidence of intensive cultivation from the short-lived late nineteenth and early twentieth century sugar cane industry may also be present. We believe that given the methodology described, all historic sites on the parcel have been identified. Six (6) archaeological sites are identified in the survey. These are historic walls which functioned as boundaries or in ranching (Sites 24553 - 24556), a ranching enclosure (Site 24557) and a terraced outcrop interpreted as a temporary habitation site in use prior to Western contact (Site 24558). Test excavations within terracing at Site 24558 yielded small amounts of marine shell, pig bone, volcanic glass flakes, and an adze fragment, suggesting temporary habitation use. We agree with your recommended site treatments and the functional interpretations in all cases but one (Site 24588). All six (6) sites are assessed as significant under Criterion D for information on prehistory or history they have yielded, or are likely to yield. No further work is recommended for Sites 24553- 24557. Data recovery is recommended for Site 24558, with a specific interest in the location of this site at the elevation transition from the kola to kalu'ulu traditional agricultural planting zone. Dr. Robert Rechtman Page 2 If your current interpretation of Site 24588 as a temporary habitation site relies solely on artifact frequency and does not account for all the dimensions of variability; "the diverse traces that formation processes "map onto" cultural materials" (Schiffer 1996:15), then it may be erroneous. "Persistent ambiguities [a propos site interpretation] have resulted from archaeologists' failure to keep conceptually and operationally distinct the various contexts of cultural remains in which traces are produced," and the inherent failure to recognize the four dimensions of artifact variability and the formation processes of the archaeological record (Schiffer 1996:15; see Reid 1985). We ask that you consider alternative site terminologies that convey duration information regarding the actual occupational patterns, rather than relying on loose and ambiguous terminologies such as short-term, long -term, temporary, etc. (See Schiffer 1996:100 -103). The report satisfies the conditions of HAR 13 §13-276 and is therefore considered adequate. We look forward to reviewing a data recovery plan. If you have any questions regarding this review, please contact MaryAnne Maigret, Hawaii Island Section, at (808) 327 -3690. i , Aloha, 4 4 / anie Chinen, Administrator • ate Historic Preservation Division i_- MM:dlb 4 , 1 1 I I._ : • L r t I f ATTACHMENT D I i i u' ( -+ O o N i O O 1 . - cc, C:4 S".. (-1 C]. 4. CI ccl of .� a � 00 CP. Q m H Cd ti-1 - c - $ ._ Q r, �. U cn ,V ❑ H rz O N 0 u I M Z Q � H i i 1 i aA�A a � ao� � U PI G y L i ii 1 m. 'P . ,. 3 m .°o o U! r O ?r 4 ti t L I > V O N M M III - d c Q as V') 4 0 ca ct z GAm ° Q 3 v, - o O y �s x [x 'Cl 0 4-. o b Q F Z r: w • 00 O N M M vi b r t, (0 D, 0 0 d' 7 0 '0 W 00 O O N N M d' d• l� t` 01 Z N N N C1 N 1 N N N 1 M M M M M M M M M N1 M W '0 3 R M M U N coo r G 0 O 0 0 U O A .`41 - "' 3 0. w 0 w O U A • 1.:. itl 1. > I i A 0. 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' es, ` 't =` 5 .,, A g � + ' r 5 ; * 77 s ,n€, k ,yke 5 "k ., Y � '--3 , t4" ,� T � mx`� " w *x. ». e,� arm �„ '' ; ■ a n "V.:‘1'4,4:',.4"-'`..-'''''''..'-'-. r i 4 9 ° Y�' '' a r max" . 5 2 ' e Yv i µ^ . Vi z. " r5 a 0 . tY ; 't.,-..;;;',. ' ''' !N yY ,, y ''±,.4." � .mo y B ,.. ', ' -r . ei , ro ^,rte s i 5 , `'. * fie t $ r z e F - 5. 44'.4.%,;i:',..-:;;;.,.. P,' �e n .'' S ' ��'^7y ` '' X� gg .� b� $ , ,� a'd' { *c 1 s °$ -i y „Ff y .,.. rsp y h n ( y 5 ° �O ,, 1" ;' t t r*°k' w t a e i,a " " � ' - .- - - ` .2" a a ,a � n n 0 20 40 1 l 1 Scale in centimeter, EU -11 EU -12 EU -13 EU -8 i 1 ' 'Re "rdi 4111111101W 4 '.•.. Bedrock -- r��' •..��., /— 1 - - . - -- Layer 1I' Layer I1 - - Bedrock Layer I architectural layer is composed of roughly fitted medium to large cobbles with some small boulders that forma level surface. Layer 11 very dark brown (7.5YR 2.5/3) granular silt with 10 to 30 percent small and some medium cobbles. Layer 111 very dark brown (7.5YR 2.5/3) to very dark gray (7.5 3/3) loose silt with 5 to 20 percent small cobbles and gravel. 1 n 71{ O Figure 34. SIHP Site 24562 Feature A, north wall profile of EU's 11. 12, 13, and 8. 1 1 1 6 .. c g F, E. o - - Cr' _ C W C C. y- J T � tin L. 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I _ 1 1 . \'`\\.; o > . e 4 I .11 1 ...., 4 . 0 0 O : \ . - , 6 .1 , a c. t ..4. c i i g .-. ,-..- x `a .", 1 ‘11 L a. 2 ,.4 , 3 N •s : 1 13 153. l'24 1 i a g I . , .2 1 :4.3 n. 0° , . g "i c o .z. 0 I c... 0 0, .f.. I -. 1 :.'■''•- > 2:--- ......1 ‘..:.-`•. 0 -! 11 w z I 1 = 'Li 1 -...), I I .; • ''' 1 o -- c`. I - I , 8 1,. A 1 1 • 0 ! ...., - I' g- 'a i " z ■;. 1-- - ','''N o ' 3: 2 t . mi T 8 ', ' : ce • ...■ q 1. 1 0 s ■, ' 0 f t I ' D r•il ‘ 4.. CT 2' , Z , 4. a 1 i i , „i''...., ". .. , n. . 1 0 0 I a : -,•■ j 3 (), . Lti 7 g- x ,-; o 0 3o3 -' - :., 0 ATTACHMENT H SEWER REPORT LOT E KAHULUI, NORTH KONA, HAWAII TMK (3)7 -5- 017:043 MAY, 2010 PREPARED FOR BRENDAN LEE LLC C -• lev/ LIB..,.:'. l'iC J NO. 5 ,322-C • .i PREPARED BY WITCHER ENGINEERING LLP P.O. Box 348 HoLUALOA, HI 96740 (808)334 -0322 • TABLE OF CONTENTS LOT E SEWER REPORT NORTH KONA, HAWAII TMK (3)7 -5- 017:043 I. Project Description 1 II. Project Location 1 III. Topography 1 IV. Population 1 V. Field Survey 1 A. Existing Facilities 1 B. Industrial Waste 2 C. Soil Investigation 2 D. Flooding 2 E. Permits and Clearances 2 F. Extent 2 G. Downstream Facilities and Capacities 2 H. Basis of Design 3 VI. Conclusion 3 APPENDIX A. Maps A -1 Location Map A -2 TMK Map Showing Existing Sewer Line SEWER REPORT LOT E NORTH KONA, HI TMK (3)7 -5- 017:043 MAY, 2010 I. PROJECT DESCRIPTION The purpose for this report is to quantify the amount of flow which can be expected from the proposed subdivision of Lot E located makai of Hualalai Road and adjacent to the Pualani Subdivision. In addition, the downstream capacity will be examined. I II. PROJECT LOCATION The project lies makai of Hualalai Road, north and mauka of Pualani Subdivision and mauka of the proposed Hu -Ko -Pa project. It is situated between the 440 ft and 680 ft elevation and is within the Ahupua'a, Kahului. Wastewater flow will be routed through the Hu -Ko -Pa project and Pualani Estates Subdivision. III. TOPOGRAPHY The topography of the area is steep, with slopes of 10% to 20% and slopes downward from Hualalai Road. IV. POPULATION The area at this time is essentially vacant. When built out, the project will be approximately 45 single - family homes giving an estimated population of 180, using the City and County of Honolulu criteria. V. FIELD SURVEY A. Existing Facilities There are no existing sewer facilities to the site. However, at the end of Paulehia Street in the Pualani Subdivision, there is an 8" sewer connection available. The proposed routing of flow from this project will traverse south through the Hu -Ko -Pa project and through Paulehia Street within Pualani Estates Subdivision, continue makai along Puapuaanui Street within the Pualani Estates Subdivision, then south on Kaanee Place, then makai across Kaahumanu Highway where the pipe size becomes Page l of 3 12 ", intersecting with Kuakini Highway, and continuing north on Kuakini Highway towards Kailua Town where the pipe changes from a 12" to a 18" line at Walua Road. The portion from Queen Ka'ahumanu Highway to the connection with the 21" line near the University of the Nations has been installed by Pualani Estates Subdivision. B. Industrial Waste There is no industrial waste in this area, nor is any anticipated. C. Soil Investigation There are two geotechnical reports available which cover the Hualalai Heights Subdivision and the Pualani Estates Subdivision. One was prepared by South Pacific Geotechnical dated January 17, 1994 and the other was prepared by Geolabs- Hawaii dated March 30, 1995. Both are available for perusal at this office or at the County Department of Public Works in Kona. Basically, the area is thin soils over various basalt flows. D. Flooding The project is located in Zone "X ". There is no special flood hazard area at this location. E. Permits and Clearances No permits have been issued for the proposed projects. F. Extent The enclosed map shows the extent of this project and the existing and under - construction facilities. G. Downstream Facilities and Capacity Downstream facilities have already been discussed. Essentially, they are a 8" line to 12" line to 18" line to 21" line to 33" line at Hualalai Road and Kuakini Highway. The effluent from this project eventually finds its way to the Kealakehe Treatment Plant, which plant has still not reached its capacity. There have been a number of reports prepared by this office, among them is one for the 65 acres makai of Queen Ka'ahumanu Highway adjacent to Pualani Estates Subdivision and another prepared for two multi- family lots off Kalani Street mauka of Kuakini Highway. Both of these reports show that downstream facilities have adequate capacity for this subdivision. Page 2of 3 H. Basis of Design, Using Criteria from the Design Standards of the Division of Wastewater Management Volume 1, Department of Public Works, City and County of Honolulu, State of Hawaii Design Period: 50 years Equivalent Population: 180 Area Served 14.968 acres Average Per Capita Wastewater Contribution 80 gal /day Maximum Flow Factor 5 Dry Weather Infiltration 5 gcd Wet Weather Infiltration 1250 gad Design Flow Rates Average Wastewater Flow 14,400 gpd Maximum Wastewater Flow 72,000 gpd Design Average Flow 65,300 gpd Design Maximum Flow 72,900 gpd Design Peak Flow 91,610 gpd The Pualani Estates Subdivision is downstream from the project. Above Pualani Estates is The Heights of Hualalai Subdivision. The two of these together have a combined design peak flow of 735,700 gpd. Adding the 91,610 gpd and another 114,890 gpd from Hu -Ko -Pa from the project to these combined design peak flows gives a design peak flow of 942,200 gpd. There is adequate capacity within Pualani Estates Subdivision for this flow. Before the flow exits Pualani Estates Subdivision, the pipe size changes from 8" to 12" and flows across Queen Ka'ahumanu Highway to Kuakini Highway and towards Kailua -Kona on Kuakini Highway. At Pottery Terrace, the line changes to 18 ". The 12" line has a total line capacity of 2.34 mgd. Of this, 1.49 mgd is either currentlybeing utilized or reserved for (The Heights at Hualalai, Pualani Estates and 65 -acres makai of Queen Ka'ahumanu Highway and mauka of Kuakini Highway). This leaves a total 0.85 mgd available capacity. The project would require only 0.09 mgd of this capacity leaving 0.64 mgd available for others. VI. CONCLUSION With 0.85 mgd available capacity in the sewer system and the project only requiring 0.09 mgd, there is adequate capacity in the existing County sewer system to service the project. E. Wit LICENSED N i 5 PR.0i= E`- SIO " * Pa e 3 of 3 . NO. ::.;',22-C .,.,- g . -7 '�:`' r 1 5/41° APPENDIX A r � � k G ' e V ' a 1 L., .. ; . t ., Xr1 1 31 w� pp • • ) I Al Y • 1 ,•• x A "F -.; t e j = h 1 '1/41' vj • i .. '''-';‘"..4...t'141' x4 p J � � � t t i l l ii , , !! I I . ., 7 J r l Jr rl o E i°! 1 �a�' e * Mil I 41 -� t A r f w i `* a .� •� .H ' r • fir : v ' z e .. tr�r" j J t .A. r N A 1 r $ V � 0,,,,,„,/ \ }_ it i ; 1 1.N. s l y / r o 1 s ki 9 et �` fi J w it ' � `` 1 S . :el .1 41 i 1 a :n s.d � r v "" ti a - �. . • ° ° a ° n i Y � _ A i ATTACHMENT I I LOT E TRAFFIC IMPACT ANALYSIS FOR PROPOSED 45 SINGLE - FAMILY LOTS ON SOUTH SIDE OF HUALALAI ROAD KAILUA -KONA, HAWAII TMK (3)7 -5- 017:043 MAY, 2010 PREPARED FOR: BRENDAN LEE LLC . , Ic. �_:r:,'. /,.:, 01 ` NO. f.: -. PREPARED BY: WITCHER ENGINEERING LLP P.O. BOX 348 HOLUALOA, HI 96725 (808)334 -0322 (808)324 -0327 Fax TABLE OF CONTENTS INTRODUCTION AND SUMMARY 1 A. Purpose and Study Objectives 1 II. PROPOSED DEVELOPMENT 1 A. Site Location III. STUDY AREA CONDITIONS 2 A. Study Area 2 B. Site Accessibility 2 C. Land Use 2 D. Concurrency 2 Table 1 Parcels Located in Area of Study 3 IV. ANALYSIS OF EXISTING CONDITIONS 4 A. Physical Characteristics 4 B. Traffic Volumes 4 Table 2 Peak Hours of Traffic Flow 5 Table 3 Traffic Counts for Peak Hours 6 C. Level of Service 7 Table 4 Levels of Service, Existing Conditions, Peak Hours 7 V. PROJECTED TRAFFIC 8 A. Methodology 8 B. Trip Generation 9 Table 5 Trip Generation 9 C. Traffic Distribution 10 Table 6 Traffic Distribution, Hualalai Road 10 Table 7 Turning Movements for the Development 10 D. Trip Assignments 10 Table 8 Trip Distribution and Assignment 11 VI. TRAFFIC AND IMPROVEMENT ANALYSIS 12 Table 9 Levels of Service Comparison 12 Pagelof 3 Table 10 Overall Directional LOS at QKH & Puapuaanui Street 14 VII. DISCUSSION 14 VIII. CONCLUSION AND RECOMMENDATIONS 14 A. Primary/Secondary Access 15 B. Traffic Impacts from Surrounding Properties (Summarizes LOS for those general areas projected for the next 5, 10 and 20 years) 15 C. Conclusion 16 APPENDICES APPENDIX A Location Map, and Tax Map Key Map 1 APPENDIX B Level of Service Criteria APPENDIX C Level of Service— Queen Ka'ahumanu Highway & Hualalai Road (Computer Printout) • Existing Conditions AM and PM Peak Traffic • Future Conditions AM and PM Peak Traffic (includes 5,10 and 20 year) APPENDIX D Level of Service — Hualalai Road & Hienaloli Road (Computer Printout) • Existing Conditions AM and PM Peak Traffic • Future Conditions AM and PM Peak Traffic (includes 5,10 and 20 year) ( APPENDIX E Level of Service — Hualalai Road & Puapuaanui Street (Computer Printout) • Existing Conditions AM and PM Peak Traffic • Future Conditions AM and PM Peak Traffic (includes 5,10 and 20 year) APPENDIX F Level of Service— Queen Ka'ahumanu Highway & Puapuaanui Street (Computer Printout) • Existing Conditions AM and PM Peak Traffic • Future Conditions AM and PM Peak Traffic (includes 5,10 and 20 year) APPENDIX G Level of Service— Hualalai Road & Pauhelia Street (Computer Printout) • At Build -Out, 5 Years AM and PM Peak Traffic ■ • Future Conditions AM and PM Peak Traffic (includes 10 and 20 year) APPENDIX H Traffic Movement Diagrams —Queen Ka'ahumanu Highway & Hualalai Road I Page 2 of 3 • Existing Conditions AM & PM Peak Traffic • Future Conditions AM & PM Peak Traffic (includes 5,10 and 20 year) APPENDIX I Traffic Movement Diagrams — Hualalai Road & Hienaloli Road • Existing Conditions AM & PM Peak Traffic • Future Conditions AM & PM Peak Traffic (includes 5,10 and 20 year) APPENDIX J Traffic Movement Diagrams— Hualalai Road & Puapuaanui Street • Existing Conditions AM & PM Peak Traffic • Future Conditions AM & PM Peak Traffic (includes 5,10 and 20 year) APPENDIX K Traffic Movement Diagrams —Queen Ka'ahumanu Highway & Puapuaanui Street • Existing Conditions AM & PM Peak Traffic • Future Conditions AM & PM Peak Traffic (includes 5,10 and 20 year) APPENDIX L Traffic Movement Diagrams — Hualalai Road & Pauhelia Street • Conditions at Build -Out, 5 Years AM & PM Peak Traffic • Future Conditions AM & PM Peak Traffic (includes 10 and 20 year) Page 3 of 3 LOT E TRAFFIC IMPACT ANALYSIS PROPOSED 45 SINGLE- FAMILY LOTS ON SOUTH SIDE OF HUALALAI ROAD KAILUA -KONA, HAWAII TMK: (3)7 -5- 017:043 INTRODUCTION AND SUMMARY A. Purpose and Study Objectives The purpose of this report is to evaluate the traffic impact of Lot E ( "Project ") on the 14.968 acre parcel located southerly of Hualalai Road and approximately 1 mile mauka of Queen Ka'ahumanu Highway (QKH). It is assumed that the primary access to the Project will be at its makai boundary through Parcel 42 and connecting with Paulehia and Puapua'anui Streets to the south in the adjacent Pualani Estates Subdivision. A secondary access will be provided at the Project's makai/west boundary through Parcel 42 to Hualalai Road. A potential connector road stubout will be developed at the Property's south boundary connecting to Pualena Street within the south Parcel 22. See attached (TMK Parcel Map). This report will analyze the impact on the following intersections: 1 Queen Ka'ahumanu Highway and Puapua'anui Street Queen Ka'ahumanu Highway and Hualalai Road Puapua'anui Street and Hualalai Road Hualalai Road and Hienaloli Road Hualalai Road and New Intersection (Paulehia Street) Lako Street and Hualalai Road are not included herein since there is very little impact from this Project. I II. PROPOSED DEVELOPMENT A. Site Location The Project is located in the North Kona District of Kailua -Kona, Hawaii, adjacent to the northeast corner of Pualani Estates Subdivision. The proposed Project is approximately 14.968 acres on Tax Map Key (3) 7 -5- 017:043. Page 1 of 16 Current plans for the proposed Project will encompass 45 lots within a RS -10 single - family subdivision. III. STUDY AREA CONDITIONS A. Study Area The Project is surrounded by single- family residential developments ranging in size from 7,500 square foot to one acre parcels which include the existing projects of Pualani Estates, Sugar Cane Lane and Hualalai Heights subdivisions. Traffic from this Project could have some impact on the adjacent streets, therefore, QKH and Hienaloli Road are considered in this report. Since Lako Street and Puapua'anui Street have been opened for public use, there has been a noticeable reduction in traffic on Hualalai Road. B. Site Accessibility At this time, primary access to the Project site will be from the Project's makai boundary through Parcel 42 and connecting to Paulehia Street and Puapua'anui Streets to the south in the adjacent Pualani Estates Subdivision. A secondary access will be provided at the Project's makai /west boundary through Parcel 42 to Hualalai Road. A connector road stubout will be developed at the Project's south boundary connecting to Pualena Street within the south Parcel 22. Pursuant to Condition F of the Pualani Estates Ordinance 99 -51 (Bill No. 13, Draft 2), all internal roadways within the adjacent Pualani Estates Subdivision, including Paulehia Street and Puapua'anui Street, shall be dedicated to the County of Hawaii. Dedication of all the internal roadways within the Pualani Estates Subdivision is anticipated by the end of 2010. Paulehia Street will have a 50 -foot wide right -of -way and Puapua'anui Street will have a 60 -foot wide right -of -way. Puapua'anui Street and Paulehia Street will have improved curbs, gutters and sidewalks. C. Land Use The Project site is currently vacant land and is designated within the State Land Use Agricultural District, and the County Agricultural minimum 5 acres (A -5a) zone. The Project is proposed for reclassification to the Urban District and RS -10 Single- Family Residential zoning. D. Concurrency Pursuant to Section 25 -2 -46, Concurrency Requirements of the Hawaii County Zoning Code, the County requires a traffic impact analysis report (TIAR) of major Page 2 of 16 developments be prepared or updated within six (6) months before the submission f of any change of zone that can generate 50 or more peak hour trips. The TIAR shall include projections for future traffic growth for a minimum of five -, ten- and twenty - years including other approved or proposed developments expected to impact the area, with reasonable assumptions about the build -out of such development. Based on the current recession and economic conditions, we can only assume that future development within the area of the Project over the next five to ten years will be limited. Based on the projected growth in traffic in this area, the Project will have a minimal impact on the traffic conditions in the general area. 1 There are several parcels in the area of study that could be developed during the five - to twenty -year period. The following is a list of these parcels: TABLE 1 PARCELS LOCATED IN AREA OF STUDY Tax Map Key Size in Acres (3) 7 -5- 017:040 14.682 (3) 7- 5- 017:041 14.707 (3) 7 -5- 017:022 10.940 (3) 7 -5- 017:044 23.738 (3) 7 -5- 017:031 12.932 (3) 7 -5- 017:042 14.437 Under the present circumstances, it is difficult to predict when, or if, these parcels will be developed. TMK Parcels (3) 7 -5- 017:031, 040 and 044 are located within the Special Flood Hazard Area. Therefore the assumption can be made that these parcels will not be developed in the near future. On the other hand, the remaining parcels (3) 7 -5- 017:022, 041 and 042 may be developed in the short term and 042 and 043 may be developed in the near future. Therefore, the assumption used to predict future development for the surrounding areas in the next ten to twenty years will be comprised of Parcel 43 followed by Parcels 42, 22 and 41. The following lists the projected single - family residential units for each parcel over the next twenty years, assuming changes of zone are approved for density allowing an average of 10,000 ( square feet residential lots, with approximately 20 percent of the land area going to I roadways: Parcel 22 38 units Parcel 41 51 units Parcel 42 53 units Parcel 43 45 units Page 3 of 16 To the south, construction of the adjacent Pualani Estates Subdivision has commenced with full - project build -out expected in late 201 1. In addition, these assumptions are made: 1. Over the initial five years, due to the present economic situation in Hawaii and on the mainland, there will be no appreciable increase in traffic on any of the roads studied in this report. 2. After five years a 1.067% increase in traffic per year on QKH, Lako Street and Puapua'anui Street can be expected. This percentage comes from the CH Hill traffic study prepared for the Lako Street extension. 3. The increase in traffic on Hualalai Road will, in part, be due to this Project and others adjacent to Hualalai Road. 4. This report assumes, that for parcels 042 and 043, 40% of these residents will utilize Hualalai Road and 60% will utilize Puapua'anui Street. 5. For Parcel 041, 60% of these residents will utilize Hualalai Road and 40% will utilize Puapua'anui Street. 6. For Parcel 022, 70% will utilize Puapua'anui Street and 30% will utilize Hualalai Road. IV. ANALYSIS OF EXISTING CONDITIONS A. Physical Characteristics Hualalai Road is a two -lane road running mauka -makai from Holualoa to Kailua- Kona. This road has no paved shoulders and no sidewalks. The speed limit is 30 mph. Therefore, pedestrian traffic and/or bicycle travel were not considered in this study. B. Traffic Volumes On January 28, 2010, traffic counts were taken at: 1) Hualalai Road and Hienaloli Road; 2) Hualalai Road and Puapua'anui Street; 3) Hualalai Road and QKH; and 4) QKH and Puapua'anui Street. The peak hours are tabulated as follows. Page 4 of 16 TABLE 2 PEAK HOURS OF TRAFFIC FLOW Location Peak Hour Vehicles Per Hour (vph) QKH & Hualalai Road 7:15 AM to 8:15 AM 1937 QKH & Hualalai Road 4:00 PM to 5 :00 PM 2097 Hienaloli Rd & Hualalai Rd 7:15 AM to 8:15 AM 157 Hienaloli Rd & Hualalai Rd 3:15 PM to 4:15 PM 150 Puapua'anui St & Hualalai Rd 7:15 AM to 8:15 AM 193 Puapua'anui St & Hualalai Rd 4:30 PM to 5:30 PM 163 QKH & Puapua'anui St 7:00 AM to 8:00 AM 1826 1 QKH & Puapua'anui St 4:00 PM to 5:00 PM 2072 For clarification purposes, the directional traffic flow is as follows: 1 Eastbound— traveling from the west to the east. An eastbound left would be making a left turn from traveling eastbound. An eastbound right would be making a right turn from the eastbound travel. Westbound— traveling from east to west. A westbound left would be making a left turn from traveling westbound. A westbound right would be making a right tum from the westbound travel. Northbound— traveling from south to north. A northbound left would be making a left turn from traveling northbound. A northbound right would be making a right turn from the northbound travel. Southbound— traveling from north to south. A southbound left would be making a left turn from traveling southbound. A southbound right would be making a right turn from the southbound travel. The following table gives a breakdown of each peak traffic period at the various locations by traffic movement. Page 5 of 16 TABLE 3 TRAFFIC COUNTS FOR PEAK HOURS QKH and Hualalai Road Direction AM PM Westbound Left 4 4 Westbound Right 71 43 Northbound Through 1037 926 Northbound Right 4 4 Southbound Left 52 61 Southbound Through 769 1059 Hualalai Road and Hienaloli Road Direction AM PM Eastbound Left 12 28 Eastbound Through 17 37 Westbound Through 42 29 Westbound Right 22 20 Southbound Left 32 18 Southbound Right 32 18 Puapua'anui Street and Hualalai Road Eastbound Left 11 11 Eastbound Right 21 37 Northbound Left 52 17 Northbound Through 55 26 Southbound Through 32 57 Southbound Right 22 15 QKH and Puapua'anui Street Westbound Left 59 24 Page 6 of 16 Direction AM PM Westbound Right 137 49 Northbound Through 881 881 Northbound Right 22 55 Southbound Left 48 118 i Southbound Through 679 945 C. Level of Service Levels of service were calculated for these intersections using the data gathered on January 28, 2010. The following table shows the existing conditions. TABLE 4 LEVELS OF SERVICES, EXISTING CONDITIONS, PEAK HOURS Direction Level of Service Previous LOS QKH and Hualalai Road Direction AM PM AM PM Westbound Left E F F F Westbound Right C C C C Southbound Left B B B A Hualalai Road and Hienaloli Road Direction AM PM AM PM Eastbound Left A A A A Eastbound Through A A A A Southbound Left A A A A Southbound Right A A A A Puapua'anui Street and Hualalai Road Direction AM PM AM PM Eastbound Left A A A A Eastbound Through A A A A Page 7 of 16 1 Direction Level of Service Previous LOS Eastbound Right A A A A Southbound Left A A A A QKH and Puapua'anui Street Direction AM PM AM PM Westbound Left F D E E Westbound Right A A A A Northbound Through A B A A Northbound Right A A A A Southbound Left E E E E Southbound Through A A A A V. PROJECTED TRAFFIC A. Methodology Highway capacity analysis was performed in accordance with the "Highway Capacity Manual, Special Report 2009, go Edition" of the Transportation Research Board (1992) and the Highway Capacity Software from the Federal Highway Administration and McTrans, University of Florida, Gainesville, Florida. Levels of service for the various intersections were computed for the existing condition in accordance with the Highway Capacity Manual. Level of service is defined as "a qualitative measure describing operational conditions within a traffic stream; generally described in terms of such factors as speed and travel time, freedom to maneuver, traffic interruptions, comfort and convenience, and safety." There are six levels of operational conditions defined as follows: Level of Service A Little or no traffic delays Level of Service B Short traffic delays Level of Service C Average traffic delays Level of Service D Long traffic delays Level of Service E Very long traffic delays Level of Service F Extreme traffic delays Page 8 of 16 • Level of service calculations and volume- capacity- ratios are tabulated herein for both AM and PM peaks for existing and the post development condition. Each intersection is diagramed in the appendix showing existing and post- development conditions. The trip generation methodology used in this report is based upon applications developed by the Institute of Transportation Engineers (ITE) and published in "Trip Generation ", 5` Edition, 1991. Trip generations have been developed for a variety 1 of land uses (or facility types) which correlate trips with dwelling units, area, population, vehicle ownership and intensity of use. Each facility type has a catalog number for identification purposes. In this case, Classification 210, single - family 1 detached, was used. It should be noted that no adjustments are made to reflect the impact of less than full -time residents which could be the case in the study area. B. Trip Generation As stated above, this is a single family residential development, therefore, Classification 210, or Single - Family was used for trip generation. Since the peak hour trips for this Project generate less than 100 peak hour trips, the horizon is the opening year. The following are the trips generated. TABLE 5 TRIP GENERATION Time Quantity Generator I Entering % Exiting % 5 Year AM 99 0.74 19 26 54 74 PM 99 1.01 65 65 35 35 Daily 99 9.55 945 10 Year AM 38 0.74 7 26 21 74 PM 38 1.01 25 65 13 35 Daily 38 9.55 363 20 Year AM 51 0.74 10 26 28 74 PM 51 1.01 33 65 18 35 Daily 51 9.55 487 Page 9 of 16 C. Traffic Distribution Since Hienaloli Road is closer to the Project site, the eastbound and westbound traffic from Hualalai Road was used for the traffic analysis of the Project. The following table shows the distribution of eastbound and westbound traffic from Hualalai Road. TABLE 6 TRAFFIC DISTRIBUTION, HUALALAI ROAD Direction AM ( %) PM ( %) Eastbound 34 55 Westbound 66 45 The turning movements from the Project are based upon these percentages and are as follows: TABLE 7 TURNING MOVEMENTS FOR THE PROJECT Direction AM PM ENTERING Eastbound Right 3 19 Westbound Left 7 16 EXITING Northbound Left 19 9 Northbound Right 10 10 The existing turning movements at QKH and Hienaloli Road were used to proportion the traffic within these intersections, thereby distributing traffic generated by the Project. D. Trip Assignments Trips were assigned in accordance with the above traffic distribution discussion. For comparison purposes, the distribution and assignment is shown for the existing condition and future condition in the following table. Page 10 of 16 TABLE 8 TRIP DISTRIBUTION AND ASSIGNMENT AM PM Direction - Exist 5 Yr 10 Yr 20 Yr Exist 5 Yr 10 Yr 20 Yr QKH AND HUALALAI ROAD Westbound Left 4 5 6 6 4 5 5 6 Westbound Right 71 90 95 119 43 51 54 62 Northbound Through 1037 1106 1180 1343 926 988 1054 1199 Northbound Right 4 4 5 5 4 4 5 5 Southbound Left 52 55 59 67 61 65 69 79 Southbound Through 769 820 875 995 1059 1130 1205 1371 HUALALAI ROAD AND HIENALOLI ROAD ( Eastbound Left 12 14 14 16 28 36 39 44 Eastbound Through 17 19 21 24 37 48 51 58 Westbound Through 42 48 52 58 29 36 36 37 Westbound Right 22 23 25 28 20 21 23 26 ( Southbound Left 32 34 36 41 18 19 20 23 Southbound Right 32 37 38 41 18 22 23 23 HUALALAI ROAD AND PAUHELIA STREET - Eastbound Through 29 31 33 38 65 69 74 84 Eastbound Right — 2 2 2 — 15 16 18 Westbound Left — 6 6 7 — 11 12 13 Westbound Through 74 79 84 96 47 50 53 61 Northbound Left — 16 17 19 — 6 6 7 Northbound Right — 6 6 7 — 8 9 10 PUAPUA'ANUI STREET AND HUALALAI ROAD Eastbound Left 11 12 13 14 11 13 14 15 Eastbound Right 21 24 25 27 37 41 42 48 Northbound Left 52 56 59 67 17 24 27 29 Northbound Through 55 59 63 71 26 28 30 34 Page 1 1 of 16 AM PM Direction Exist 5 Yr 10 Yr 20 Yr Exist 5 Yr 10 Yr 20 Yr Southbound Through 32 34 36 41 57 61 65 74 Southbound Right 22 24 25 28 15 21 24 26 QKH AND PUAPUA'ANUI STREET Westbound Left 59 67 67 76 24 28 29 31 Westbound Right 137 157 159 177 49 58 61 63 Northbound Through 881 940 1002 1141 881 940 1002 1141 Northbound Right 22 24 25 28 55 63 67 71 Southbound Left 48 51 55 62 118 136 144 153 Southbound Through 679 724 773 879 945 1008 1075 1224 VI. TRAFFIC AND IMPROVEMENT ANALYSIS Level of service calculations were performed for the existing and future conditions for the intersections at QKH and Hualalai Road, QKH and Puapua'anui Street, Hualalai Road and Paulehia Street (Project), Puapua'anui Street and Hualalai Road and Hienaloli Road at Hualalai Road. TABLE 9 LEVELS OF SERVICE COMPARISON AM PM Direction Exist 5 Yr 10 Yr 120 Yr Exist 5 Yr 10 Yr 120 Yr HUALALAI ROAD AND QKH Westbound Left E F F F F F F F Westbound Right C D D F C C C D Southbound Left B 13 B 13 B B B B Westbound Approach LOS C D D F C D D E Westbound Approach Delay 22.7 28.8 34.7 61.4 22.9 26.7 30.7 47.2 HUALALAI ROAD AND HIENALOLI ROAD Eastbound Left A A A A A A A A Eastbound Through A A A A A A A A Southbound Left A A A 13 A A A 13 Page 12 of 16 • 1 AM PM i Direction _ Exist 5 Yr 10 Yr 20 Yr Exist 5 Yr 10 Yr 20 Yr Southbound Right A A ' A A A A A A Southbound Approach A A A A A A A A Southbound Approach Delay 9.1 9.1 9.2 9.3 9.0 9.1 9.2 9.3 PUAPUA'ANUI STREET AND HUALALAI ROAD 1 Eastbound Left A A A A A A A A r Eastbound Right A A A A A A A A Northbound Left A A A A A A A A I Northbound Through A A A A A A A A Eastbound Approach A A A A A A A A I Eastbound Approach Delay 9.0 9.1 9.2 9.6 8.9 9.0 9.0 9.2 QKH AND PUAPUA'ANUI STREET Westbound Left F E E F D D F E I Westbound Right A A A A A A A A ( Northbound Through A A B B B B D C !( Northbound Right A A A A A A A A Southbound Left E E E F E F D E Southbound Through A A A A A A A A Intersection Delay 9.1 9.9 10.7 13.8 11.6 13.5 21.0 20.7 I Intersection Level of Service A A B B B B C C HUALALAI ROAD AND PAULEHIA STREET Westbound Left - A A A - A A A Westbound Through - A A A - A A A Northbound Left A A A A A A Northbound Right A A A A A A I Northbound Approach - A A A A A A i Northbound Approach Delay 9.0 9.1 9.2 - 9.0 9.0 9.1 1 I i 1 Page 13 of 16 1 ■ TABLE 10 OVERALL DIRECTIONAL LEVEL OF SERVICE AT QKII AND PUAPUA'ANUI STREET AM PM Direction Exist 5 Yr 10 Yr 20 Yr Exist 5 Yr 10 Yr 20 Yr Westbound B B B C B C C C Northbound A A B B A A A B Southbound A A A B A A A B Overall A A B B A A B B VII. DISCUSSION Recent traffic studies in the area indicate a significant amount of traffic has been diverted from Hualalai Road by the two connector roads, Lako Street and Puapua'anui Street, with more traffic particularly using Lako Street and now particularly, Puapua'anui Street. This is very evident by the westbound left and northbound left turning movements at Hualalai Road. At the intersection of QKH and Puapua'anui Street, the intersection level is "A ". However, the two left turn movements vary from "D" to "F ". This means that through traffic at QKH is not impeded and that left -turn movements only have a short time to move or wait for the next green light. By the time the 20 -year period is attained, the intersection level of service will be `B" in the AM and "C" in the PM. VIII. CONCLUSION AND RECOMMENDATIONS For the purpose of this traffic study, the levels of service considered within our recommendations are derived from the main intersections leading to the Project's primary access at Paulehia Street to the south and the secondary access at Hualalai Road to the north. Our conclusions are based on the areas of this traffic study which cover: 1) the primary access at Paulehia Street taken from the intersection at Puapua'anui Street and QKH; and 2) the secondary access from Hualalai Road at the intersection of Hualalai Road and Paulehia Street. The levels of service projected with the next 5, 10, and 20 years at the Project's primary access located at the QKH /Puapua'anui Street intersection and at the Project's secondary access at the Hualalai Road /Paulehia Street intersection are summarized as follows: Page 14 of 16 1 A. Primary /Secondary Access INTERSECTION AT KH AND PUAPUA'ANUI A ANUI STREET (PRIMARY ACCESS FOR THE PROJECT) This intersection will serve as the entry point leading to the primary Project access at Paulehia Street. Acceptable levels of service of "A ", "B" and "C" for all traffic movements except left -turn movements were observed at the intersection of QKH and Puapua'anui Street. The level of service for the left-turn movements are "D" and "E ", with westbound left and southbound left turning movements being "F" at 20 years for the AM peak. However, by optimizing the signal timing, the overall level of service for the intersection is "A" and "B ", with the one exception of "C ", throughout the 20 -year period. Therefore, the proposed Project will have little or no effect on traffic at the Puapua'anui Street/QKH intersection, and no additional traffic impacts are warranted. INTERSECTION AT HUALALAI ROAD AND PAULEHIA STREET (SECONDARY ACCESS FOR THE PROJECT) With the traffic from the proposed Project, the intersection at Hualalai Road and Paulehia Street will remain at an acceptable level of service of "A" for all traffic movements. This intersection will serve as the secondary access point to the Project. B. Traffic Impacts from Surrounding Properties (Summarizes the Levels of Service for those general areas projected for the next 5, 10 and 20 years) INTERSECTION AT HUALALAI ROAD AND QKH Westbound traffic turning left/south onto QKH had an unacceptable level of service of "F ". Although the levels of service were "F" for both the westbound left and westbound approach traffic at the Hualalai Road/QKH intersection, access from the intersection will be vastly improved after the installation of a signalized intersection. The Hawaii Department of Transportation is planning to construct a signalized intersection at the Hualalai Road/QKH intersection within the next five years. INTERSECTION AT HUALALAI ROAD AND PUAPUA'ANUI STREET An acceptable level of service of "A" for all traffic movements were observed at the Hualalai Road/Puapua'anui Street intersection, indicating little or no impact from the proposed development of the Project. Page 15 of 16 C. Conclusion This traffic study concludes that the levels of service at the intersection of 1) Puapua'anui Street and QKH: and 2) Hualalai Road and Paulehia Street will be "A" or "B" during the AM and PM peak hours and are thus "acceptable levels of service ", in compliance with the Concurrency Requirements for development of the Project, in compliance with traffic impact analysis reports of Hawaii County Code Section 25 -2 -46. Page 16 of 16 APPENDIX A LOCATION MAP & TAX MAP KEY MAP 1 1 N HA I2 NORTH 4s"), KOH • A Ko 0KM • KAwnHK w MAC A m SOUTH . , KOHALA / . / N �'\ / • N ORTH HILO _ m HAMAKUA - ' ' � \� / 1 1 NORTH KONA / / ,/ / SOUTH HILO ' KAIWA , . ...... LOCATION \ \ % ,` ., , \ i • %� , P1iNO -.., PUNA • OUTH / 111W, KONA/ \ / KAU .......'d k 1 � • 0 - /l HOLM I WITCHER ENGINEERING UP 11. Aid LOCATION MAP I P.O. Box 348 Consulting Civil Engineers Holualoa, •HI 96725 Construction Managers 1 . 1 _ , 0 4-..t-4/104:2 =e- yl cl�'ii tt7 t;e = ?' .3. • L • •� Gfy. N e, 2795 1E ! ,;E E s ; �t`� ! _ ' t, d'�: N s e I Sovrct Ti Ms Owe., A'• i -.-.y Dept z i ' i: . 1 oy . R. dog. /91f 1 ' 0 k 1 04.1 II a ? A i ..:a i i I � t al : i' 9 i • I .a li y n v / X \I. , 4 `. \ \ ammil ., • li C I ..' . ._ ---. — I • '.. ; l i 4 0 02 I . - — , ; b. 1 1 % % �a i'-' r ' a r / s '1I - \ f% j O p - { r / : . y4 71 • N 4. C / i �_ _ I i ( r _ _ _ ® S ? 1 I lit ___ I I C It y a ?. t1 •a y -t; ai Im a b ;jj r - -• -, avaN 4! jit l Ili.- 99 t 3 t O ; C _ `�l '�i1 d ,_. ' ' „1:111 / T _ / r i 'a ,I4 / 'i y 2 ` tl . . . . . _ 1 \awl ii , c • y I r 3 11111, l� ; 2 / lk e � ; ?: e S j I Co 111 k .a X ( , ' O _ _ u <iy�♦ , n` n ' y i ♦ • � a.h1 n i n i \ ::.r. • i I 4� q b 1 --2-1 I� ` l O. k �p av �� _L._ 1 x y r vo a p• o v ` a r� Z ,T, u ? � c w r u �`t M. n z ♦♦�,N 11 ( i aq� 1 v; e2 u A t Y f APPENDIX B' LEVEL OF SERVICE CRITERIA LEVEL OF SERVICE CRITERIA AVERAGE TOTAL LEVEL OF EXPECTED DELAY TO DELAY (Seconds/Vehicle) SERVICE MINOR STREET TRAFFIC z 5 A Little or no delay 5.1 to 10.0 B Short traffic delays 10.1 to 20.0 C Average traffic delays 20.1 to 30.0 D Long traffic delays 30.1 to 45.0 E Very long traffic delays >45 F Extreme traffic delays Appendix B • rtf Y APPENDIX C . LEVEL OF SERVICE QUEEN KA'AHUMANU HIGHWAY & HUALALAI ROAD i NSIGNALIZE D INTERSECTION AM & PM PEAK HOUR: , . Two -Way Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T Agency /Co. BRENDAN LEE Jurisdiction HAWAII, CO. Date Performed 2/15/2010 Analysis Year 2010 Analysis Time Period • AM2010 - Project Description BRENDAN LEE 551- 03 -10, 10QKHAMEX East/West Street: HUALALAI [North /South Street: QKH Intersection Orientation: North -South !Study Period (hrs): 1.00 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R plume (veh /h) 1037 4 52 0 769 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1,00 1.00 Hourly Flow Rate, HFR 0 1037 4 52 0 769 (veh /h) . Percent Heavy Vehicles 0 — — 0 Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 1 1 0 Configuration TR L TR Upstream Signal 0 - - 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R olume (veh /h) 4 71 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 0 0 0 4 0 71 (veh /h) Percent Heavy Vehicles 0 _ 0 0 0 0 0 Percent Grade ( %) 0 0 . Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 1 0 1 Configuration _ L R • Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 , Lane Configuration L L R . v (veh /h) 52 4' 71 C (m) (veh /h) 676 121 283 via 0.08 0.03 0.25.. 95% queue length 0.25 0.10 1.00 Control Delay (s/veh) 10.8 35.8 22.0 LOS B E C , Approach Delay (s /veh) — — 22.7 Approach LOS — -- - C Cop ..0 2008 University of Florida. All Rights Reserved HCS +`M Version 5 4 Generated. 5/11/2010 8 13 PM tile: /C:'\Documents and Settings\Witcher Engr LLP \Local Settings \Temp\u2k560.tmp 5/11/2010 Two -Way Stop Control Page-1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site information Analyst • BEW Intersection T Agency /Co. BRENDAN LEE Jurisdiction HAWAII, CO. Date Performed• 2/15/2010 Analysis Year 2010 Analysis Time Period PM2010 Project Description BRENDAN LEE 551- 03 -10, 10QKHPMEX I East/West Street: HUALALA/ North/South Street: QKH Intersection Orientation: North -South Study Period (hrs): 1.00 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh /h) 926 4 61 1059 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 0 926 4 61 1059 0 (veh /h) Percent Heavy Vehicles 0 — — 0 — — Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 1 1 0 Configuration TR L T Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R olume (veh /h) 4 43 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1,00 Hourly Flow Rate, HFR - 0 0 0 4 0 43 (veh /h) Percent Heavy Vehicles 0 0 0 0 • 0 0 Percent Grade ( %) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 1 0 1 Configuration L R Delay, Queue Length, and Level of Service • pproach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R (veh /h) 61 4 43 C (m) (veh /h) 744 52 328 lc 0.08 0. 08 0.13 .. 95% queue length 0.27 0.25 0.45 ontrol Delay (s/veh) 10.3 80.0 17.6 LOS 8 F C •pproach Delay (s /veh) — — 22.9 • pproach LOS — — _ C Copyright © 2008 University of Florida. All Rights Reserved HCS +TM Version 5.4 Generated: 5/11/2010 11.45 AM tile: / /C: \Documents and Settings \Witcher Engr LLP\Local Settings \Temp \u2k45B.tmp 5/11/2010 Two -Way Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T Agency /Co. BRENDAN LEE Jurisdiction HAWAII, CO. Date Performed 2/15/2010 , Analysis Year 2015 Analysis Time Period AM2015 _ Project Description BRENDAN LEE 551- 03 -10, 10QKHAM5 East/West Street: HUALALA! North/South Street: QKH Intersection Orientation: North -South Study Period (hrs): 1.00 ehicle Volumes and Adjustments Maior Street Northbound Southbound Movement 1 2 _ 3 4 5 6 L T R L T R olume (veh /h) 1106 4 55 820 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 0 1106 4 55 820 0 (veh /h) Percent Heavy Vehicles 0 — — 0 -- — Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 1 1 0 Configuration TR L T Upstream Signal 0 0 . Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R olume (veh /h) 5 90 Peak -Hour Factor, PHF 1,00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 0 0 0 5 0 90 (veh /h) . Percent Heavy Vehicles 0 0 0 0 0 _ 0 Percent Grade ( %) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 1 0 1 Configuration L R Delay, Queue Length, and Level of Service pproach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R (veh /h) 55 5 90 C (m) (veh /h) 637 58 258 /c 0.09 0.09 0.35.. , 95% queue length 0.28 0,28 1.58 Control Delay (s /veh) 11.2 72.9 26.4 LOS B F D _ pproach Delay (s /veh) -- •- 28.8 pproach LOS -- -- 0 Copyright c 2008 University of Honda, All Rights Reserved HCS +TM Version 5.4 Generated: 5/11/2010 11.40 AM file: / /C: \Documents and Settings \Witcher Engr LLP \Local Settings \Temp \u2k449.tmp 5/11/2010 Two -Way Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T Agency /Co. BRENDAN LEE Jurisdiction / HAWAII, CO, Date Performed 2/15/2010 Analysis Year 2015 Analysis Time Period PM2015 Project Description BRENDAN LEE 551- 03 -10, 10QKHPM5 ( EastM/est Street: HUALALA! North /South Street: QKH Intersection Orientation: North -South Study Period (hrs): 1.00 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 8 L T R L T R 1 Volume (veh /h) 988 4 65 1130 Peak -Hour Factor, PHF . 1.00 _ 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 0 988 4 65 1130 0 (veh /h) ■ Percent Heavy Vehicles 0 — — 0 Median Type, Undivided , RT Channelized 0 0 i Lanes 0 1 0 1 1 0 Configuration TR L T Upstream Signal 0 0 I Minor Street ' Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R. 'Volume (veh /h) 5 51 Peak -Hour Factor, PHF 1.00 1.00 1,00 1.00 1.00 1.00 f Hourly Flow Rate, HFR 0 0 0 5 0 51 (veh /h) Percent Heavy Vehicles 0 0 _ 0 0 _ 0 0 Percent Grade ( %) 0 0 i Flared Approach N N Storage 0 0 1 RT Channelized 0 0 i Lanes 0 0 0 1 0 1 Configuration ' L R I Delay, Queue Length, and Level of Service _ Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L. L. R v (veh/h) 65 5 51 C (m) (veh /h) 705 42 302 v/c 0.09 0.12 0.17 _ ' 95% queue length 0.30 0.40 0.61 Control Delay (s/veh) 10.6 102.2 19.3 ■ LOS 8 F C ■ Approach Delay (s /veh) — -- 26.7 Approach LOS -- -- D Copyright tf; 2008 University of Flontla. All Rights Reserved HCS +r" Version 5. Generated 5/11/2010 1143 AM I ti le: //C: \Documents and Settings \Witcher Engr LLP \Local Settings \Temp \u2k452.tmp 5/11 /2010 Two -Way Stop Control Page 1 or 1 TWO -WAY STOP CONTROL SUMMARY General Information Site information Analyst BEW Intersection • T • Agency /Co. BRENDAN LEE Jurisdiction AWAIT, CO. Date Performed 2/15/2010 Analysis Year 2020 Analysis Time Period AM2020 Project Description BRENDAN LEE 551- 03 -10, IOQKHAMIO". East/West Street: HUALALAI 'North /South Street: QKH Intersection Orientation: North -South Study Periodjhrs): 1.00 , ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 8 L T R L T R olume (veh /h) 1180 5 59 875 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 , Hourly Flow Rate, HFR 0 1180 5 59 875 0 (veh /h) , Percent Heavy Vehicles 0 - -- 0 - Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 1 1 . 0 Configuration TR L T Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R olume (veh/h) 6 95 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR . 0 0 0 6 0 95 • (veh/h) Percent. Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 1 0 1 Configuration _ L R Delay, Queue Length, and Level of Service • pproach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R (veh/h) 59 6 95 C (m) (veh /h) 596 47 233 l 0.10 0.13 0.41.. 95% queue length 0.33 0.43 2.01 Control Delay (s /veh) 11.7 - 92.7 31.0 LOS B F D , • pproach Delay (s/veh) — — 34.7 • pproach LOS — — D - Copyright iS 2008 University of Florida, All Rights Reserved HCS +TM Version 5.4 Generated: 5/1112010 11:41 AM tile: / /C: \Documents and Settings \Witcher Engr LLP \Local Settings \'l'emp1u2k44C.tmp 5/1 1/2010 Two -Way Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T Agency /Co. BRENDAN LEE Jurisdiction HAWAII, CO. Date Performed 2/15/2010 Analysis Year 2020 Analysis Time Period PM2020 • Project Description BRENDAN LEE 551- 03 -10, 10QKHPMIO . EastiWest Street: H UALALAI N orth /South Street: Q _ Intersection Orientation: North -South Study Period (hrs): 1.00 ehicle Volumee.and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R ( Volume (veh /h) 1054 5 69 1205 i Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 0 1054 5 69 1205 0 (veh /h) Percent Heavy Vehicles 0 — — 0 — — Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 1 1 0 Configuration TR L T Upstream Signal 0 _ 0 _ ( Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R olume (veh /h) 5 54 Peak -Hour Factor, PHF 1.00 1.00 1.00 1,00 1.00 1.00 Hourly Flow Rate, HFR 0 0 0 5 0 54 (veh/h) Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade ( %) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 1 0 1 Configuration L R Delay, Queue Length, and Level of Service • pproach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R (veh /h) 69 5 54 C (m) (veh /h) 665 33 276 /c 0.10 0.15 0.20.. 95% queue length 0.35 0.52 0.72 Control Delay ( s/veh) 11.0 133.3 21.2 LOS 8 F C • pproach Delay (s/veh) — — 30.7 pproach LOS — -- D i Copyright © 2008 University of Florida, AU Rights Reserved HCS +na Version 5.4 Generated: 5/11/2010 11:44 AM tile: / /C.. \Documents and Settings \Witcher Engr LLP\Local Settings \Temp \u2k455.tmp 5/11/2010 Two -Way Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T Agency /Co. BRENDAN LEE Jurisdiction HAWAII, CO. Date Performed 2/15/2010 Analysis Year 2030 Analysis Time Period AM2030 Project Description BRENDAN LEE 551- 03 -10, 10QKHAM20 EasVWest Street: HUALALAI (North /South Street: QKH Intersection Orientation: North -South Study Period (hrs): 1.00 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 8 L T R L T R Volume ( veh/h) 1343 5 67 995 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 0 1343 5 67 995: 0 (veh /h) Percent Heavy Vehicles 0 — — 0 — — Median Type Undivided RT Channelized. 0 0 Lanes 0 1 0 1 1 0 • Configuration TR L T Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 , L T R L T R Volume (veh /h) 6 119 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 • Hourly Flow Rate, HFR 0 0 0 6 0 119 (veh/h) Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade ( %) 0 0 Flared Approach N N Storage 0 0 , RT Channelized 0 0 Lanes 0 0 0 1 0 1 Configuration L _ R Delay, Queue Length, and Level of Service • pproach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R (veh /h) 67 6 119 C (m) (veh /h) 517 29 187 lc 0.13 0.21 0.64.. 95% queue length 0.45 0,74 4.62 Control Delay (s/veh) 13.0 160.8 56.4 LOS B F F • pproach Delay (sNeh) -- — 61.4 • pproach LOS -- -- _ F Copyright © 2008 University of Florida, All Rights Reserved HCS +T"" Version 5.4 Generated 5/11/2010 11'42 AM ti le: //C :`,Documents and Settings \Witcher Engr LLP \Local Settings\Temp\u2k44F.tmp 5 /11/2010 Two-Way' Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site. Information - Analyst BEW Intersection T Agency /Co. BRENDAN LEE Jurisdiction HAWAII, CO. Date Performed 2/15/2010 Analysis Year 2030 Analysis Time Period PM2030 Project Description BRENDAN LEE 551.03 -10, 10QKHPM20 I East/West Street: HUALALAI North /South Street: QKH Intersection Orientation: North -South Study Period (hrs): 1.00 Vehicle Volumes and Adjustments I Major Street Northbound Southbound Movement 1 2 3 4 5 - 6 L T R L T R Volume (veh /h) 1199 5 79 1371 Peak Hour Factor. PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 0 1199 5 79 1371 0 (veh/h) Percent Heavy Vehicles 0 — — 0 — Median Type Undivided RT Channelized 0 0 1 'Lanes • 0 1 0 1 1 0 Configuration TR L T Upstream Signal - 0 0 I Minor Street Eastbound Westbound i Movement 7 8 9 10 11 12 L T R L T R Volume (veh/h) 6 62 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 0 0 0 6 0 62 (veh /h) Percent Heavy Vehicles 0 0 - 0 0 _ 0 0 Percent Grade ( %) 0 0 Flared Approach N N Storage • 0 0 4 RT Channelized 0 0 Lanes 0 0 0 1 0 1 Configuration L R Delay, Queue Length, and Level of Service Approach PP Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R v (veh /h) 79 6 62 C (m) (veh/h) 587 20 227 v/c 0.13 0.30 0.27_ 95% queue length 0.47 1.11 1.11 Control Delay ( s/veh) 12.1 257.9 26.8 1 LOS B F D Approach Delay (s/veh) — — 47.2 Approach LOS — — E Copyright ® 2008 University of Ronda. Ati Rights Reserved HCS +rM Version 5.4 Generated' 5/11/2010 11 44 AM I tile:''C: \llocuments and Settings \Witcher Engr LLP \Local Settings \Temp \u2k458.tmp 5/1 1/2010 z`;;., E Rt k � S F ! sf�d'ii' r - APPENDIX D .: LEVEL, OF SERVICE HUALALAI ROAD & HIENALOLI ROAD U NSIGNALIZED►; INTERSECTION AlV & Pm PEAK HOUR:. Two -Way Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T Agency /Co. BRENDAN LEE Jurisdiction HAWAII, CO. Date Performed 2/15/2010 Analysis Year 2010 Analysis Time Period AM2010 Prdect Descri • tion BRENDAN L EE 551-03-10, 10HHAMEX East/West Street: HUALALAI North /South Street: HIENALOLI Intersection Orientation: East -West Study Period (hrs): 1.00 ehicle Volumes and Adjustments i Major Street. Eastbound Westbound ■ Movement 1 2 3 4 5 6 L T R L T R ) olume (veh /h) 12 0 17 42 22 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 12 0 17 0 42 22 (veh/h) Percent Heavy Vehicles 0 — — 0 — — i Median Type Undivided RT Channelized 0 0 1 Lanes 0 1 0 0 1 0 Configuration LTR TR Upstream Signal 0 0 ( Minor Street Northbound Southbound [ Movement 7 8 9 10 11 12 L T. R L T R Volume (veh /h) 32 0 0 Peak -Hour Factor, PHF 1. 00 1.00 1.00 1.00 1.00 1.00 _ I Hourly Flow Rate, HFR 0 0 0 32 0 0 . '(veh/h) , Percent Heavy Vehicles 0 0 0 0 0 0 I Percent Grade ( %) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 I, Lanes 0 0 0 0 1 0 Configuration LTR Delay, Queue Length, and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LTR LTR v (veh/h) 12 32 C (m) (veh /h) 1551 914 v/c 0.01 .. 0.04 95% queue length 0.02 0.11 Control Delay (s/veh) 7.3 9,1 LOS A A Approach Delay (stveh) — -- 9 Approach LOS -- — A Copyright © 2008 University of Florida, All Rights Reserved NCS+TM Version 5 4 Generated: 5/1112010 1117 AM fi le : / /C: \Documents and Settings \Witcher Engr LLP\Local Settings \Temp1u2k3F8.tmp 5/11/2010 Two -Way Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information • Site Information Analyst BEW Intersection T Agency /Co. BRENDAN LEE Jurisdiction HAWAII, CO. Date Performed 2/15/2010 Analysis Year 2010` Analysis Time Period PM2010 Project Description BRENDAN LEE 551- 03 -10, 10HHPMEX East/West Street: HUALALA! North /South Street: HIENALOLI Intersection Orientation: East -West `Study Period (hrs): 1.00 ehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R olume (veh/h) : 28 37 29 20 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 28 37. 0 0 . 29 20 (veh /h) Percent Heavy Vehicles 0 — — 0 — -- Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LT TR Upstream Signal 0 0 ,. Minor Street Northbound Southbound Movement 7 - 8 9 10 11 12 L T R' L T R olume (veh/h) 18 0 18 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 0 0 0 18 0 18 (veh/h) ercent Heavy Vehicles 0 0 0 0 0 0 Percent Grade ( %) 0 0 Flared Approach N N . Storage 0 0 . RT Channelized 0 0 , Lanes 0 0 0 0 1 0 Configuration LTR • Delay, Queue Length, and Level of Service • pproach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR (veh /h) 28 36 C (m) (veh /h) 1571 936 /c 0.02 , .. 0.04 95% queue length 0.05 0.12 • Control Delay (s /veh) 7.3 9.0 LOS A _ A . • pproach Delay (s /veh) — — 9.0 • pproach LOS — -- A Copynght © 2008 University of Florida, Alt Rights Reserved HCS +T° Version 5.4 Generated: 5/11/2010 11:24 AM file: / /C:\Documents and Settings \Witcher Engr LLP\Local Settings \Temp \u2k407.tmp 5/11 /2010 Two -Way Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T Agency /Co. BRENDAN LEE Jurisdiction HAWAII, CO. Date Performed 2/15/2010 Analysis Year 2015 Analysis Time Period AM2015 Project Description BRENDAN LEE 551- 03 -10, 10HHAM5 East/West Street: HUALALA/ North /South Street: HIENALOLI Intersection Orientation: East -West Study Period (hr j 1.00 Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh /h) 14 19 48 23 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 14 19 0 0 48 23 (veh/h) Percent Heavy Vehicles 0 - 0 Median Type. Undivided RT Channelized 0 0 { Lanes 0 1 0 0 1 0 Configuration LT TR Upstream Signal 0 0 4 Minor Street Northbound Southbound 1 Movement 7 8 9 10 11 12 L T R L T R Volume (veh /h) 34 0 37 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR (veh /h) 0 0 0 34 0 37 Percent Heavy Vehicles 0 0 0 0 0 _ 0 1 Percent Grade ( %) 0 0 Flared Approach N N Storage 0 0 . RT Channelized 0 0 Lanes 0 0 0 0 1 0 Configuration LTR • Delay, Queue Length, and Level of Service ' pproach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR (veh/h) 14 71 C (m) (veh /h) 1542 948 I lc 0.01 .. 0.07 95% queue length 0.03 0.24 Control Delay ( s/veh) 7.4 9.1 LOS A A _ pproach Delay (s/veh) — — , 9.1 pproach LOS -- — A Copyr ghl t 2008 Unrversdy of Fonda, All Rights Reserved h'CS +TM Vernon 5.4 Generated: 5/11/2010 11:11 AM tile: / /C:\1.)ocuments and Settings\Witcher Engr LLP \Local Settings\Temp \u2k3Ell.tmp 5/11/2010 Two -Way Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW • Intersection T Agency /Co. BRENDAN LEE Jurisdiction HAWAII, CO. Date Performed 2/15/2010 Analysis Year 2015 Analysis Time Period. PM20.15 Project Description BRENDAN LEE 551- 03 =10, 10HHPM5 North/South Street: HIENALOLI Intersection Orientation: East -West East/V11est Street: HUALALAI (Study Period (hrs): 1.00 ehicle Volumes and Adjustments Westbound Eastbound • Major Street 1 2 3 4 5 g Movement L T R L T R olume ( veh/h) 36 48 36 21 • Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 36. 48. 0 0 36 21 ( veh/h) Percent Heavy Vehicles 0 — _ -- 0 — _ - Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 TR 0 Configuration LT Upstream Signal 0 0 ' Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L. T R Volume (veh/h) 1S. 0 22 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 0 0 0 19 0 22 ( veh/h) 0 0 Percent Heavy Vehicles 0 0 0 0 Percent Grade ( %) 0 0 Flared Approach N N Storage 0 0 0 RT Channelized 0 Lanes 0 0 0 0 1 0 onfiguration . L Delay, Queue Length, and Level of Service Southbound • pproach Eastbound Westbound Northbound' Movement 1 4 7 8 9 10 11 12 Lane Configuration LT L 41 (veh /h) 3 914 . C (m) ( veh/h) 1560 /c 0.02 .. 0.04 95% queue length 0.07 0.14 Control Delay (s/veh) 7.4 9.1 A - A LOS 9.1 • pproach Delay (s/veh) — — • pproach LOS -- — A Copynghl $1 2008 University of Florida, All Rights Reserved HCS +TM Version 5.4 Generated: 5111/2010 11.20 AM the : / /C: \Documents and Settings \Witcher Engr LLP\Local Settings \Temp \u2k3FD.tmp 5/11/2010 Two -Way Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T Agency /Co. BRENDAN LEE Jurisdiction HAWAII, CO. Date Performed 2/15/2010 • Analysis Year 2020 Analysis Time Period AM2020 Project Description BRENDAN LEE 551- 03 -10, 10HHAM10 . [East/West Street: HUALALAI North /South Street:. HIENALOLI Intersection Orientation: East -West Study Period (hrs): 1.00 Vehicle Volumes and Adjustments Major Street Eastbound Westbound ■ Movement 1 2 3 4 5 6 L T R L T R I Volume (veh /h) 14 21 52 25 Peak -Hour Factor, PHF 1.00. 1.00 1.00. 1.00 1.00. 1.00 Hourly Flow Rate, HFR 14 21 0 0 52 25 (veh/h) I Percent Heavy Vehicles 0 — — 0 — Median Type Undivided RT Channelized, 0 0 ( Lanes • 0 1 0 1 0 Configuration • LT TR Upstream Signal 0 0 ( Minor Street. Northbound Southbound 1 Movement 7 8 9 10 11 12 L T R L T R olume (veh /h) 36 0 38 1 • eak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 ourly Flow Rate, HFR 0 0 0 36 0 38 • (veh /h) 'ercent Heavy Vehicles 0• _ 0 0 0 0 _ 0 ercent Grade ( %) • 0 0 I Flared Approach N N Storage . 0 0 1 RT Channelized 0 0 Lanes 0 0 0 0 1 0 Configuration LTR i Delay, Queue Length, and Level of Service 1 . pproach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 • Lane Configuration LT LTR (veh /h) 14 74 C (m) (veh /h) 1535 940 /c 0.01 .. 0.08 95% queue length 0.03 0.26 ontrol Delay (s/veh) 7.4 9.2 LOS A A • pproach Delay (s/veh) — — 9.2 • pproach LOS -- — A Copynght CS 2008 University of Florida. All Rights Reserved HCS+TTM Version 5.4 Generated: 5/11/2010 11:12 AM file://C:\Documents and Settings \Witcher Engr LLP1Local Settings \Temp \u2k3F2.tmp 5/11 /2010 Two -Way Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW intersection T Agency /Co. BRENDAN LEE Jurisdiction AWAY, CO. Date Performed 2/15/2010 Analysis Year 2020 Analysis Time Period PM2020 Project Description BRENDAN LEE 551- 03 -10, 10HHPM10 East/West Street: HUALALAI North /South Street: HIENALOLI Intersection Orientation: East -West [Study Period (hrs): 1.00 ehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 39 51 36 23 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 39 51 0 0 35 23 (veh /h) Percent Heavy Vehicles 0 0 — — Median Type Undivided RT Channelized. 0 0 Lanes 0 ' 1 0 0 1 0 Configuration LT TR Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh /h) 20 0 23 Peak -Hour Factor, PHF 1.00. 1.00 1.00 1.00 1.00 1.00 ourly Flow Rate, HFR 0 0 0 20 0 23 (veh /h) "ercent Heavy Vehicles 0 0 0 0 0 0 Percent Grade ( %) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes, 0 0 0 0 1 0 Configuration LTR Delay, Queue Length, and Level of Service _ - Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR • v (vehlh) 39 43 C (m) (veh /h) 1558 905 vlc 0.03' .. 0.05 95% queue length 0.08 0.15 Control Delay (s /veh) 7.4 9.2 LOS A A Approach Delay (s /veh) — -- 9.2 Approach LOS -- -- A Copynght (5 2008 University of Flonda. All Rights Reserved HCS Version 5.4 Generated. 5/11/2010 1125 AM Iile : //C \Documents and Settings \Witcher Engr LLP \Local Settings \Temp \u2k400.tmp 5/1 1/2010 Two -Way Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T Agency /Co. BRENDAN LEE Jurisdiction HAWAII, CO. Date Performed 2115/2010 Analysis Year 2030 Analysis Time Period AM2030: Project Description BRENDAN LEE 551- 03 -10, 10HHAM20 East/West Street: HUALALAI North/South Street: HIENALOL! Intersection Orientation: East -West Study Period (hrs): 1.00 Vehicle Volumes and Adjustments Major Street Eastbound Westbound ' Movement 1 2 3 4 5 6 L T R L T R Volume (veh /h) 16 24 58 28 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 16 24 0 0 58 28 (veh /h) Percent Heavy Vehicles 0 _ — — 0 _ — t Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LT TR Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12: L T R L T R olume (veh/h) 41 0 41 ( Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 0 0 0 41 0 41 (veh/h) Percent Heavy Vehicles 0 0 _ 0 0 0 _ 0 Percent. Grade ( %). 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 1 0 Configuration _ LTR Delay, Queue Length, and Level of Service • pproach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR (veh /h) 16 82 C (m) (veh /h) 1523 924 /c 0.01 .. 0.09 95% queue length 0.03 0 Control Delay (s/veh) 7.4 9 LOS A A • pproach Delay (s /veh) — — 9 • pproach LOS -- — A Copyright ® 2008 University of Florida. All Rights Reserved HCS +TM Version 5.4 Generated: 5/11/2010 11:17 AM 1 file: / /C:\Documents and Settings\Witcher Engr LLP \Local Settings\Temp\u2k3F5.tmp 5/11/2010 Two -Way Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T Agency /Co. BRENDAN LEE Jurisdiction HAWAII, CO. Date Performed • 2/15/2010 Analysis Year 2030 Analysis Time Period PM2030 Project Description BRENDAN LEE 551- 03 -10, 10HHPM20 East/West Street: HUALALAI North /South Street: HIENALOLI Intersection Orientation: East -West , Study Period (hrs): 1.00 ehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R olume ( veh/h) 44 58 37 26 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 44, 56 0 0 37 26 (veh /h) Percent Heavy Vehicles 0 — _ 0 — Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LT TR Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R olume (veh/h) 23 0 23 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR - 0 0 0 23 0 23. ( veh/h) . Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade ( %) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 1 0 Configuration LTR • Delay, Queue Length, and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR 46 v (veh /h) 4 . C (m) (veh /h) 1553 882 v/c 0.03 .. 0.05 95% queue length 0.09 0.17 Control Delay (s /veh) 7.4 9.3 LOS A A Approach Delay (s/veh) — -- 9.3 Approach LOS -- -- A Copynght g 2008 University of Florida, All Rights Reserved HCS +TM Version 5.4 Generated: 5/11/2010 11:24 AM tile: / /C:\Documents and Settings \Witcher Engr LLP \Local Settings \Temp \u2k404.tmp 5/11/2010 fi 4 _# 4 m t ! - Li 1 _ - l" . : r `. i4 it'��`YkY�CSPfi 4.ti< : Y"S'�— Zs�3cl .7..te' ^3xrnx �X. av • APPENDIX E LEVE OF SERVICE.- : HUALALI' ROAD` & PUAPUAANUI S • UN SI G N AL IZED • INTERSECT • AM 8 . PM PEAK HOUR: • • Two -Way Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY . General Information Site Information Analyst BEW Intersection T Agency /Co. BRENDAN LEE • Jurisdiction J HAWA!I, CO. Date Performed 2/15/2010 Analysis Year 2010 Analysis Time Period AM2010 Project Description BRENDAN LEE 551- 03 -10, 10PHAMEX East/West Street: PUAPUAANUI North /South Street: HUALALAI Intersection Orientation: North -South Study Period (hrs): 1.00 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R olume (veh/h) 52 55 32 22 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 52 55 0 0 32 • 22 (veh /h) Percent Heavy Vehicles 0 — — 0 Median Type Undivided RT Channelized 0 0 Lanes 1 1 0 0 1 0 Configuration L T TR Upstream Signal _ 0 0 _ , Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L. T R olume (veh /h) 11 0 21 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 11 0 21 0 0 0 (veh/h) Percent Heavy Vehicles 0 • 0 0 0 0 0 Percent Grade ( %) 0 ' 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration LTR Delay, Queue Length, and Level of Service _ . • pproach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LTR (veh /h) 52 32 C (m) (veh /h) 1564 922 v/c 0.03 -. 0.03 95% queue length 0.10 0.11 Control Delay (s /veh) 7.4 9.0 A A , LOS - pproach Delay (s /veh) -- — 9.0 • pproach LOS -- — - A Copyright 02005 University of Flonda. All Rights Reserved HCS +tM Version 5.4 Generated: 5/11/2010 11:05 AM , tile: / /C: \Documents and Settings \Witcher Engr LLP \Local Settings \Temp\u2k435.tmp 5/11/2010 Two -Way Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst 'BEW Intersection T • Agency /Co. BRENDAN LEE Jurisdiction HAWAII, CO. Date Performed 2/15/2010 Analysis Year 2010 Analysis Time Period PM2010 Project Description BRENDAN LEE 551- 03 -10, 10PHPMEX East/West Street: PUAPUAANUI 'North /South Street HUALALAI Intersection Orientation: North -South (Study Period (hrs): 1.00 ehicle Volumes and Adjustments i Major Street Northbound Southbound ovement 1 2 3 4 5 6 L T R L T R t plume (veh /h) 17 26 57 15 i Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 17 26 0 0 57 15 ( veh/h) Percent Heavy Vehicles 0 — — 0 — — Median Type Undivided RT Channelized 0 - 0 ( Lanes . 1, 1 0 0 1 0 ( I Configuration • L. T TR Upstream Signal 0 0 c Minor Street Eastbound 8 9 10 Westbound Movement 7 11 12 L T R L T R olume (veh /h) 11 0 37 I Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR. 11 0 37 0 0 0 (veh /h) - ercent Heavy Vehicles 0 0 0 0 0 0 i Percent Grade ( %) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration LTR Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration I. LTR v (veh /h) 17 48 C (m) ( veh/h) 1541 970 v/c 0. 01 .. 0.05 95% queue length 0.03 0.16 . Control Delay (s/veh) 7.4 8.9 LOS A A Approach Delay (s/veh) — -- 8 Approach LOS — -- A 1 Copyright © 2008 University of Florida, All Rights Reserved HCS +nm Version 5.4 Generated: 5/11/2010 9:48 PM 1 tile: / /C:kDocuments and Settings \Witcher Engr LLP \Local Settings \Temp\u2k604.tmp 5/11/2010 Two -Way Stop Control Page 1 of 1 TWO -WAY STOP SUMMARY • General Information Site Information Analyst' BEW Intersection.. T Agency /Co. BRENDAN LEE Jurisdiction' HAWAII, CO. Date Performed 2/15/2010 Analysis Year 2015 Analysis Time Period AM2015 , roject Description BRENDAN LEE 551- 03 -10, 10PHAM5 East/West Street: P.UAPUAANUI North /South Street: HUALALAI Intersection Orientation: North -South Study Period (hrs): 1,00 , ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R olume (veh/h) 56 59 34 24 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 56 59, 0 0 34. 24 (veh/h) Percent Heavy Vehicles 0 — — 0 — Median Type ` Undivided_ . RT Channelized . 0 0 Lanes 1 1 0 0 1 0 Configuration L T TR Upstream Signal 0 0 , Minor Street Eastbound Westbound Movement 7 8. 9 10. 11 12 L T R . L T R olume (veh /h) 12 0 24 Peak -Hour Factor, PHF 1.00- 1.00, 1.00 1.00 1.00 1.00 Hourly Flow. Rate, HFR 12 0 24 0 0 0 (veh/h) Percent Heavy Vehicles 0 • 0. 0 0 - 0 0 Percent Grade ( %) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes. 0 1 0 0 0 0 Configuration LTR _ Delay, Queue Length, and Level of Service pproach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LTR (veh /h) 56 36 C (m) (veh /h) 1559 914 lc 0.04. .. 0.04 95% queue length 0.11 0.12 Control Delay (slveh) 7.4 9.1 LOS A A , • pproach Delay (siveh) — -' 9.1 • pproach LOS _ — _ A Copyright ® 2008 University of Florida. All Rights Reserved HCS +rM Version 5.4 Generated: 5/1112010 11.32 AM tile: / /C: \Documents and Settings \Witcher Engr LLP \Local Settings \Temp \u2k42C.tmp 5/11/2010 Two -Way Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T Agency /Co. BRENDAN LEE Jurisdiction HAWAII, CO. Date Performed 2/15/2010 Analysis Year 2015 Analysis Time Period PM2015 Project Description BRENDAN LEE 551 -03 -10, 10PHPM5 ! East/West Street: PUAPUAANUI North/South Street. HUALALAI Intersection Orientation: North- South ,Study Period (hrs): 1.00 ehicle Volumes and Adjustments Major Street : Northbound Southbound Movement 1 2 3 4 5 a L T R L T R olume (veh/h) 24 28 61 21 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 24 28 0 0 61 21 veh /h) Percent Heavy Vehicles 0 _ -- 0 — _ Median Type Undivided RT Channelized 0 - 0 ( Lanes 1 1 0 0 1 0 Configuration L T TR Upstream Signal 0 _ 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R olume ( veh/h) 13 0 41 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 I Hourly Flow Rate, HFR 13 0 41 0 0 0 (veh /h) Percent Heavy Vehicles. 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach. N N Storage 0 0 { RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration LTR Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LTR v (veh /h) 24 54 C (m) (veh /h) 1528 952 v/c 0.02 .. 0.06 , 95% queue length 0.05 0.18 Control Delay (s/veh) . 7.4 9 I LOS A A Approach Delay (s/veh) — — 9 Approach LOS — A Copyright 0 2008 University of Florida, All Rlghts Reserved HCS +TM Version 5.4 Generated: 5(11/2010 1138 AM i file : / C.\Documents and Settings\Witcher Engr LLP \Local Scttings \Temp \u2k438.tmp 5/11/2010 Two -Way Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T • Agency /Co. BRENDAN LEE Jurisdiction HAWAII, CO. Date Performed 2/15/2010 Analysis Year 2020 Analysis Time Period AM2020 Project Description BRENDAN LEE 551- 03 -10, 10PHAM10 • EastlWest Street: PUAPUAANUI North /South Street: HUALALAI Intersection Orientation: North -South Study Period (hrs): 1.00 , ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R olume (veh /h) 59 63 36 25 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 59 63 0 0 36 25 • (veh /h) Percent Heavy Vehicles 0 - - 0 - - Median Type Undivided RT Channelized 0 0 Lanes 1 1 0 0 1 0 Configuration L T TR Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R olume (veh /h) 13 0 25 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1,00 Hourly Flow Rate, HFR 13 0 P 0 0 0 (veh /h) , Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade ( %) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration LTR , Delay, Queue Length, and Level of Service pproach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LTR (veh /h) 59 38 C (m) (veh /h) 1555 904 lc 0.04 .. 0.04 95% queue length 0.12 0.13 Control Delay (s /veh) 7.4 9.2 LOS A A pproach Delay (s/veh) -- — 9.2 pproach LOS -- — _ - A Copyright Z) 2008 University of Florida, All Rights Reserved HCS + TIA Version 5.4 Generated: 5/11/2010 11:33 AM file: / /C:'\ \Documents and Settings \Witcher Engr LLP \Local Settings \Temp \u2k42F.tmp 5/11/2010 Two -Way Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T Agency /Co. BRENDAN LEE Jurisdiction} HAWAII, CO Date Performed 2/15/2010 Analysis. Year 2020 Analysis Time Period PM2020 Project Description BRENDAN LEE 551- 03 -10, 10PHPM10 East/West Street: PUAPUAANUI (North /South Street: HUALALAI Intersection Orientation: North -South Study Period (hrs): 1.00 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R 1. T R olume (veh /h) 24 28 61 21 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR (veh/h) 24 28 0 0 61 21 Percent Heavy Vehicles 0 -- — 0 — Median Type Undivided RT Channelized 0 0 Lanes 1 1 0 0 1 0 Configuration L T TR Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 • 9 10 11 12 L T R L T R olume (veh /h) 13 0 41 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 13 0 41 0 0 0 (veh /h) Percent Heavy. Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage _ 0 0 { RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration LTR • Delay, Queue Length, and Level of Service • pproach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LTR (veh /h) 24 54 C (m) (veh /h) 1528 952 lc 0.02 .. 0.06 95% queue length 0.05 0.18 Control Delay (s/veh) 7.4 9.0 LOS A A •pproach Delay (s /veh) -- -- 9.0 pproach LOS — — A Copyright 0 2008 University of Florida, All Rights Reserved HCS +TM Version 5. Generated: 5/11/2010 11'38 AM tile: / /C: \Documents and Settings\ Witcher Engr LLP\Local Settings\Temp \u2k413B.tmp 5/11 /2010 J _ Two -Way Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T Agency /Co. BRENDAN LEE Jurisdiction HAWAII, CO. Date Performed 2/15/2010 Analysis Year 2030 Analysis Time Period AM2030 Project Description BRENDAN LEE 551- 03 -10, 10PHAM20 East/West Street: PUAPUAANUI North /South Street: HUALALAI Intersection Orientation: East -West Study Period (hrs): 1.00 , ehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 ( 2 3 4 5 6 L + T I R L T R plume (veh/h) 14 I. 0 27 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 1 4 0 27 0 0 0 (veh /h) Percent Heavy Vehicles 0 1 — 1 — 1 0 1 — Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration L , Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R olume (veh /h) _ 67 71 41 28 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 _ 1.00 1.00 Hourly Flow Rate, HFR 67 71 0 0 41 28 (veh /h) Percent Heavy Vehicles 0 1 0 0 0 0 I 0 Percent Grade ( %) 0 0 Flared Approach. N N • Storage 0 0 RT Channelized 0 0 Lanes 1 1 0 0 1 0 Configuration L T TR Delay, Queue Length, and Level of Service • • pproach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L T TR (veh /h) 14 67 71 69 C (m) (veh /h) 1636 856 847 921 lc 0.01 0.08 0.08 .. 0.07 ' 95% queue length 0.03 0.25 0.27 0.24 Control Delay (s /veh) 7.2 9.6 9.6 9.2 LOS A A A A •. pproach Delay (s/veh) -- -- 9.6 9.2 • pproach LOS -- -- A A Copyright ID 2008 University of Florida, All Rights Reserved HCS + 111 Version 5.4 Generated: 5/11/2010 11 34 AM rile : / /C: \Documents and Settings \Witcher Engr LLP\Local Settings\Temp1u2k432.tmp 5/11/2010 Two -Way Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T Agency /Co. BRENDAN LEE Jurisdiction HAWAII, CO. Date Performed 2/15/2010 Analysis Year 2030 Analysis Time Period PM2030 Project Description BRENDAN LEE 551- 03 -10, 10PHPM20 East/West Street: PUAPUAANU! North /South Street: HUALALAI Intersection Orientation: North- South Study Period (hrs): 1.00 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R olume ( veh/h) 29 34 74 26 Peak -Hour Factor, PHF 1,00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 29 34 0 0 74 26 ( veh/h) Percent Heavy Vehicles 0 — — 0 — _ , • Median. Type Undivided RT Channelized 0 0 ( Lanes 1 1 0 0 1 0 Configuration L T TR Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume (vehlh) 15 0 48 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 1 0 48 0 ( veh/h). 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade ( %) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration _ LTR Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LTR v (veh/h) 29 63 C (m) (veh /h) 1505 928 v/c 0.02 .. 0.07 95% queue length 0.06 _ 0.22 Control Delay (s /veh) 7.4 9.2 LOS A A Approach Delay (s/veh) — __ 9.2 Approach LOS — -- A Copyright © 2008 University of Florida, All Rights Reserved HCS+TN Version 5.4 Generated 5/11/2010 11:39 AM tile:! /C:\ Documents and Settings\ Witcher Engr LLP \Local Settings\Temp \u2k43F.tmp 5/11/2010 i .,44., .. . , ,,..,„„,..f,,,,,...- , fi 4 � r h" ro ,gam , � ,, . r tK, . c.. APPENDIX. F LEVEL OF SERVICE . • QUEEN IAA.'AHUMANU HIGHWAY &' PUAPUAANUI STREET SIGNALIZED INTERS AM, & PM PEAK HOURS ! Short Report Page 1 of 2 SHORT REPORT ■ General Information Site Information Analyst BEW Intersection QKHWY/PUAPUAANUI Agency or Co. BRENDAN LEE Area Type All other areas Date Performed 2/17/2010 Jurisdiction HAWAII, CO Time Period AM2010 Analysis Year 2010 Volume and Timing Input EB _ WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 1 1 1 1 1 1 I Lane Group L R T R L T Volume (vph) 59 137 881 22 48 679 % Heavy Vehicles 0 0 0 0 0 0 1 P H F 0.90 0.90 0.90 0.90 0.90 0.90 Pretimed /Actuated (P /A) P P P P P P 1 l I Startup Lost Time , 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 1. Arrival Type 3 3 3 3 3 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 Ped /Bike /RTOR Volume 0 0 0 0 0 0 0 0 0 0 I Lane Width 12.0 12.0 l Parking /Grade /Parking N 0 N .. N 0 N N 0 12.0 12.0 12.0 12.0 N N 0 N Parking /Hour Bus Stops /Hour 0 0 0 0 0 ' 0 Minimum Pedestrian Time 3.2 3.2 3.2 3,2 Phasing WB Only 02 03 04 NS Perm Thru & RT 07 08 Timing G= 6.0 G= G= G= G= 6.0 G= 86.0 G= G= Y= 4 Y= Y= Y= Y= 4 Y= 4 Y= Y= Duration of Analysis (hrs) = 0.25 Cycle Length C = 110.0 ( Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 68 152 979 24 53 754 Lane Group Capacity 98 1615 1485 1615 98 1658 v/c Ratio 0.67 0.09 0.66 0.01 0.54 0.45 Green Ratio 0.05 1.00 0.78 1.00 0.05 0.87 Uniform Delay d 51.0 0.0 54 0.0 50.7 1.5 Delay Factor k 0.50 0.50 0.50 0.50 0.50 0.50 Incremental Delay y z 31.2 0.1 2.3 0.0 19.7 0.9 PF Factor 1.000 0.950 1.000 0.950 1.000 1.000 Control Delay 82.3 0.1 7.7 0.0 70.4 2.4 1 Lane Group LOS F A A A E A Approach Delay 25.0 7.5 6.8 1 Approach LOS C A A Intersection Delay 9.1 Intersection LOS A tile: / /C: \Documents and Settings \Witcher Engr LLP \Local Settings\Temp \s2k64B.tmp 5/11/2010 ■ Short Report Page 1 of 2 SHORT REPORT _General Information Site Information Analyst BEW Intersection QKHWY/PUAPUAANUI Agency or Co. BRENDAN LEE Area Type All other areas Date Performed 2/17/2010 Jurisdiction HAWAII, CO Time Period PM2010 Analysis Year 2010 ..._ Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 1 1 _ 1 1 1 1 Lane Group L R T R L T Volume (vph) 24 49 881 55 118 945 Heavy Vehicles 0 0 0 0 0 0 PHF 0.90 0.90 090 0.90 0.90 0.90 Pretimed /Actuated (P /A) P P P P P P Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 • Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 Arrival Type 3 3 3 3 3 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 Ped /Bike /RTOR Volume 0 0 0 0 0 0 0 0 0 0 Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 Parking /Grade /Parking N 0 N N 0 N N 0 N N 0 N Parking /Hour Bus Stops /Hour 0 0 0 0 0 0 Minimum Pedestrian Time 3.2 3.2 3.2 3.2 Phasing WB Only 02 03 , 04 NS Perm Thru & RT 07 08 G= 6.0 G= G= G= G= 7.8 G= 54.2 G= G= Timing 4 Y= Y= Y= _Y= 4 Y= 4 Y= Y= Duration of Analysis (hrs) = 0.25 Cycle Length - C = 80.0 • Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 27 54 979 61 131 1050 Lane Group Capacity 135 1615 1287 1615 176 1567 v/c Ratio 0.20 0.03 0.76 0.04 0.74 0.67 Green Ratio 0.08 1.00 0.68 1.00 0.10 0.82 Uniform Delay d1 34.7 0.0 8.6 0.0 35.1 2.7 Delay Factor k 0.50 0.50 0.50 0.50 0.50 0.50 Incremental Delay d 3.3 0.0 -• 4.3 0.0 24.5 2.3 PF Factor 1.000 0.950 1.000 0.950 1.000 1.000 Control Delay 38.0 0.0 12.9 0.0 59.7 5.0 Lane Group LOS 0 A B A E A Approach Delay 12.7 12.1 11.1 Approach LOS B B B Intersection Delay 11.6 Intersection LOS B tilc:/'"C:` and Settings \Witcher Engr LLP1Local SettingslTemp \s2k690.tmp 5/11/2010 I Short Report Page 1 of 2 SHORT REPORT General Information Site Information Analyst BEW Intersection QKHWY/PUAPUAANU! Agency or Co. BRANDEN LEE Area Type All other areas Date Performed 2/17 /2010 Jurisdiction HAWAII, CO Time Period AM2015 Analysis Year 2015 Volume and Timing Input EB WB _ NB SB LT TH RT LT TH RT LT TH RT LT TH RT I Number of Lanes 1 1 1 1 1 1 I Lane Group L R T R L T Volume (vph) 67 157 940 24 51 724 � % Heavy Vehicles 0 0 0 0 0 0 PHF 0.90 0.90 0.90 0.90 0.90 0.90 Pretimed /Actuated (P /A) P P P P P P Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 I Arrival Type 3 3 3 3 3 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 Ped /Bike /RTOR Volume 0 0 0 0 0 0 0 0 0 0 ( Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 I Parking /Grade /Parking N 0 N N 0 N N 0 N N 0 N ( Parking /Hour 1 Bus Stops /Hour 0 0 0 0 0 0 11 Minimum Pedestrian Time 3.2 3.2 3.2 3.2 Phasing WB Only 02 - 03 04 NS Perm Thru & RT 07 08 Timing G= 7.3 G= G= G= G= 6.2 G= 84.5 G= G= Y= 4 _Y= 'Y= Y= Y= 4 Y= 4 Y= Y= Duration of Analysis (hrs) = 0.25 _ Cycle Length C = 110.0 l Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 74 174 1044 27 57 804 i Lane Group Capacity 120 1615 1460 1615 102 1636 v/c Ratio • 0.62 0.11 0.72 0.02 0.56 0.49 I Green Ratio 0.07 1.00 0.77 1.00 0.06 0.86 I Uniform Delay d 50.0 0.0 6.6 0.0 50.6 1.8 Delay Factor k 0.50 0.50 0.50 0.50 0.50 0.50 Incremental Delay d 21.5 0.1 . 3.0 0.0 20.3 1.1 PF Factor 1.000 0.950 1.000 0.950 1.000 1.000 I Control Delay 71.4 0.1 9.6 0.0 70.8 2.9 I Lane Group LOS E A A A E A Approach Delay 21.4 9.3 7.4 Approach LOS C A A Intersection Delay 9.9 Intersection LOS A i tile:/ C: \Documents and Settings \Witcher Engr LLP \Local Settings \Temp \s2k615.tmp 5/11/2010 Short Report Page 1 oft SHORT REPORT General Information Site Information Analyst BEW Intersection QKHWY/PUAPUAANU! Agency or Co. BRENDAN LEE Area Type All other areas Date Performed 2/17/2010 Jurisdiction HAWAII, CO Time Period PM2015 Analysis Year 2015 Volume and Timing Input EB VVB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 1 1 1 1 1 1 Lane Group L R T R L T Volume (vph) 28 58 940 63 136 1008 Heavy Vehicles 0 0 0 0 0 0 PHF 0.90 0.90 0.90 0.90 0.90 0.90 Pretimed /Actuated (P /A) P P P P P P Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 Arrival Type 3 3 3 3 3 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 Ped /Bike /RTOR Volume 0 0 0 0 0 0 0 0 0 0 Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 Parking /Grade /Parking N 0 N N 0 N N 0 N N 0 N Parking /Hour Bus Stops /Hour 0 0 0 0 0 0 Minimum Pedestrian Time 3.2_ . _ __ _ 3.2 3.2 3.2 Phasing WB Only 02 03 04 I NS Perm Thru & RT I 07 I 08 G= 6.0 G= G= G= G= 8.6 G= 63.4 G= G= Timing Y= 4 Y= Y= Y= Y= 4 Y= 4 Y= Y= Duration of Analysis (hrs) = 0.25 Cycle Length C = 90.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 31 64 1044 70 151 1120 Lane Group Capacity 120 1615 1338 1615 172 1604 . v/c Ratio 0.26 0.04 0.78 0.04 0.88 0.70 Green Ratio 0.07 1.00 0.70 1.00 0.10 0.84 Uniform Delay d1 39.9 0.0 8.7 0.0 40.2 2.7 Delay Factor k 0.50 0.50 0.50 0.50 0.50 0.50 Incremental Delay d2 5.1 0.0 -• 4.6 0.1 42.5 2.5 PF Factor 1.000 0.950 . 1.000 0.950 1.000 1.000 Control Delay 45.0 0.0 13.3 0.1 82.6 5.2 Lane Group LOS 0 A B A F A Approach Delay 14.7 12.5 14.4 Approach LOS 8 B B Intersection Delay 13.5 Intersection LOS 8 tile:!/C:'' and Settings \Witcher Engr LLP \Local Settings \'I'Cmp \s2k65C.tmp 5/11/2010 Short Report Page 1 of 2 SHORT REPORT General Information Site Information Analyst BEW Intersection QKHWY/PUAPUAANUI Agency or Co. BRANDAN LEE Area Type All other areas Date Performed 2/17/2010 Jurisdiction HAWAII, CO Time Period AM2020 Analysis Year 2020 Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 1 1 1 1 1 1 Lane Group L R T R L T Volume (vph) 67 159 1002 25 55 773 % Heavy Vehicles 0 0 0 0 0 0 ' PHF 0.90 0.90 0.90 0.90 0.90 0.90 Pretimed /Actuated (P /A) P P P P P P Startup Lost Time 2.0 2.0 2,0 2.0 2.0 2.0 Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 ( Arrival Type 3 3 3 3 3 3 I t Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 Ped /Bike /RTOR Volume 0 0 0 0 0 0 0 0 0 0 Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 Parking /Grade /Parking N 0 N N 0 N N 0 N N 0 N Parking /Hour Bus Stops /Hour 0 0 0 0 0 0 Minimum Pedestrian Time 3.2 3.2 _ 3.2 _ 3.2 Phasing WB Only 02 03 04 NS Perm Thru & RT 07 • 08 Timing G= 7.3 G= G= G= G= 6.0 .G= 84.7 G= G= Y= 4 Y= Y= Y= _Y= 4 Y= 4 Y= Y= Duration of Analysis (hrs) = 0.25 Cycle Length C = 110.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 74 177 1113 28 61 859 Lane Group Capacity 120 1615 1463 1615 98 1636 v/c Ratio 0.62 0.11 0.76 0.02 0.62 0.53 Green Ratio 0.07 1.00 0.77 1.00 0.05 0.86 Uniform Delay d 50.0 0.0 7.0 0.0 50.9 1.9 Delay Factor k 0.50 0.50 0.50 0.50 0.50 0.50 Incremental Delay d 21.5 0.1 _. 3.8 0.0 26.2 1.2 PF Factor 1.000 0.950 1.000 0.950 1.000 1.000 Control Delay 71.4 0.1 10.8 0.0 77.1 3.2 Lane Group LOS E A B A E A Approach Delay 21.2 10.5 8.1 Approach LOS C 8 A Intersection Delay 10.7 Intersection LOS 8 I li1e:/, and Settings \Witcher Engr 1_,LP1Local Settings\Temp \s2k627.tmp 5/11/2010 Short Report Page 1 of 2 SHORT REPORT General Information Site Information Analyst BEW Intersection QKHWY/PUAPUAANUI Agency or Co. BRENDAN LEE Area Type Al! other areas Date Performed 2117/2010 Jurisdiction HAWAII, CO Time Period PM2020 Analysis Year 2020 Volume and Timing Input SB EB W3 NB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 1 1 1 1 1 1 Lane Group L R T R L T Volume (vph) 29 61 1002 67 144 1075 • Heavy Vehicles 0 , 0 0 0 0 0 PHF 0.90 0.90 0.90 0.90 0.90 0.90 Pretimed /Actuated (P /A) P P P P P P Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2,0 Arrival Type 3 3 3 3 3 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 Ped /Bike /RTOR Volume 0 0 0 0 0 0 0 0 .0 0 Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 • Parking /Grade /Parking N O N N O N N O N N 0 N Parking /Hour Bus Stops /Hour 0 0 0 0 0 0 Minimum Pedestrian Time 3.2 3.2 . 3.2 3.2 Phasing WB Only 02 03 04 NS Perm Thru & RT 07 08 G= 6.0 G= G= G= G= 36.1 G= 95.9 G= G= Timing Y= 4 Y= Y= Y= Y= 4 Y= 4 Y= Y= Duration of Analysis (hrs) = 0.25 _ Cycle Length C = 150.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 32 68 1113 74 160 1194 Lane Group Capacity 72 1615 1215 1615 434 1723 v/c Ratio 0.44 0.04 0.92 0.05 0.37 0.69 Green Ratio 0.04 1.00 0.64 1.00 0.24 0.91 Uniform Delay d1 70.4 0.0 23.5 0.0 47.5 1.8 Delay Factor k 0.50 0.50 0.50 0.50 0.50 0.50 Incremental Delay d 18.6 0.0 -• 12.2 0.1 2.4 2.3 PF Factor 1.000 0.950 1.000 0.950 1.000 1.000 Control Delay 89.0 0.0 35.8 0.1 49.9 4.1 Lane Group LOS F A D A 0 A Approach Delay 28.5 33.5 9.5 , Approach LOS C C A . Intersection Delay 21.0 Intersection LOS C ■ lile: / /C:1Documents and Settings \Witcher Engr LLP \Local Settings \Temp \s2k66D.tmp 5/11/2010 , j Short Report Page 1 of 2 . SHORT REPORT ,General Information Site Information Analyst BEW Intersection QKHWY/PUAPUAANUI Agency or Co. BRENDAN LEE Area Type All other areas • Date Performed 2/17/2010 Jurisdiction HAWAII, CO Time Period AM2030 Analysis Year 2030 Volume and Timing Input _ EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 1 1 1 1 1 1 Lane Group L R T R L T Volume (vph) 76 177 1141 28 62 879 Heavy Vehicles 0 0 0 0 0 0 P H F 0.90 0.90 0.90 0.90 0.90 0.90 Pretimed /Actuated (P /A) P P P P P P Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 Arrival Type 3 3 3 3 3 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 Ped /Bike /RTOR Volume 0 0 0 0 0 0 0 0 0 0 Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 111 Parking /Grade /Parking N 0 N N 0 N N 0 N N 0 N Parking /Hour Bus Stops /Hour 0 0 0 0 0 0 Minimum Pedestrian Time 3.2 3.2 3.2 3.2 Phasing WB Only 02 - 03 04 NS Perm Thru & RT 07 08 Timing G= 6.2 G= G= G= G =' G= 85.8 G= G= Y= 4 Y= Y - _Y- - _Y- 4 Y- 4 Y= _Y= Duration of Analysis (hrs) = 0.25 Cycle Length C = 110.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB - Adjusted Flow Rate 84 197 1268 31 69 977 Lane Group Capacity 102 1615 1482 1615 98 1655 v/c Ratio 0.82 0.12 0.86 0.02 0.70 0.59 Green Ratio 0.06 1.00 0.78 1.00 0.05 0.87 Uniform Delay d 51.4 0.0 8.0 0.0 51.1 1.9 Delay Factor k 0.50 0.50 0.50 0.50 0.50 0.50 Incremental Delay d 50.4 0.2 -• 6.5 0.0 34.7 1.6 PF Factor 1.000 0.950 1.000 0.950 1.000 1.000 Control Delay 101.7 0.2 14.5 0.0 85.8 3.4 I Lane Group LOS F A B A F A _ Approach Delay 30.5 14.2 8.9 I Approach LOS C 8 A Intersection Delay 13.8 Intersection LOS B ti le:�'C: and Settings \Witcher Engr LLP \Local Settings \Temp \s2k63A.tmp 5/11/2010 Short Rcport Page 1 of 2 SHORT REPORT General Information Site Information Analyst BEW Intersection QKHWY/PUAPUAANUI Agency or Co. BRENDAN LEE Area Type All otherareas Date Performed 2117 /2010 Jurisdiction HAWAII, CO Time Period PM2030 Analysis Year 2030 a Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH ' RT Number of Lanes 1 1 1 1 1 1 Lane Group L R T R L T Volume (vph) 31 63 1141 _ 71 153 1224 Heavy Vehicles 0 0 0 0 0 0 P H F 0.90 0.90 0.90 0.90 0.90 0.90 Pretimed /Actuated (P /A) P P P P P P Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 Arrival Type 3 3 3 3 3 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 Ped /Bike /RTOR Volume 0 0 0 0 0 0 0 0 0 0 Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 Parking /Grade /Parking N 0 N N 0 N N 0 N N 0 N Parking /Hour Bus Stops /Hour 0 0 0 0 0 0 Minimum Pedestrian Time 3.2 3.2 3.2 3 . 2 -- Phasing WB Only 02 03 _ 04 NS Perm Thru & RT 07 08 G= 6.0 G= G= G= G= 17.8 G= 84.4 G= G= Timing Y= 4 Y= Y= Y= Y= 4 Y= 4 Y= Y Duration of Analysis (hrs) = 0.25 Cycle Length C = 120.0 , Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 34 70 1268 79 170 1360 Lane Group Capacity 90 1615 1336 1615 265 1678 v/c Ratio 0.38 0.04 0.95 0.05 0.64 0.81 Green Ratio 0.05 1.00 0.70 1.00 0.15 0.88 Uniform Delay d 55.2 0.0 15.9 0.0 48.2 2.9 Delay Factor k 0.50 0.50 0.50 0.50 0.50 0.50 Incremental Delay d 11.7 0.1 15.1 0.1 11.4 4.4 , PF Factor 1.000 0.950 1.000 0.950 1.000 1.000 Control Delay 66.9 0.1 31.0 0.1 59.6 7.2 Lane Group LOS E A C A E A Approach Delay 21.9 29.2 13.1 Approach LOS C C B , Intersection Delay 20.7 Intersection LOS C file:: "C:` and Scttings\Witcher Engr LLP\Local Settings \Temp \s2k67E.tmp 5/11/2010 APPENDIX G LEVEL OF SERVICE HUALALAI ROAD & PAUHELIA STREET UNSIGNALIZED INTERSECTION AM & PM PEAK HOURS Two -Way Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T Agency /Co. BRENDAN LEE Jurisdiction AWAIT, CO. Date Performed 2/15/2010 Analysis Year 2015 Analysis Time Period AM2015 Project Description BRENDAN LEE 551- 03 -10, 10HPNAM5 EastiWest Street: HUALALAI ,North /South Street: PAULEHIA Intersection Orientation: East -West !Study Period (hrs): 1.00 , Vehicle Volumes and Adjustments Westbound Major Street Eastbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh /h) 31 2 6 79 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 0 31 2 6 79 0 (veh /h) Percent Heavy Vehicles 0 — - -- 0 — — Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration TR LT Upstream Signal 0 0 , Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R plume (veh /h) 16 0 6 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR T6 0 6 0 0 0 (veh /h) 0 Percent Heavy Vehicles 0 - 0 0 0 0 Percent Grade ( %) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration LTR , Delay, Queue Length, and Level of Service - • d Northbound Southbound Eastbound Westboun pproach , Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR (veh /h) 6 22 C (m) (veh /h) 1592 915 /c 0.00 0.02 •• 95% queue length 0.01 0.07 Control Delay (s /veh) 7.3 9.0 LOS A A • pproach Delay (s/veh) • -- — 9.0 • pproach LOS -- -- - A Copy n g - ht © 2008 University of Florida, All Rights Reserved HCS +rM Versron 5 4 Generated: 5/11/2010 1128 AM • tile: /,'C:'.Documents and Settings \Witcher Engr LLP \Local Settings \Temp \u2k410A.tmp 5/11/2010 Two -Way Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T Agency /Co. BRENDAN LEE Jurisdiction HAWAII, CO. Date Performed 2/15/2010 Analysis Year 2015 Analysis Time Period PM2015 Pro'ect Description BRENDAN LEE 551- 03 -10, 10HPNPM5 _ EastiWest Street: HUALALAI North /South Street: PAULEHIA Intersection Orientation: East -West . Study Period (hrs): 1.00 i ehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R olume (veh /h) 69 15 11 50 i Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 0 69 15 11 50 0 (veh /h) _ 1 Percent Heavy Vehicles 0 — — 0 — — I Median Type Undivided RT Channelized 0 0 1 Lanes 0 1 0 0 1 0 Configuration TR LT Upstream Signal 0 0 1 Minor Street Northbound 8 9 10 Southbound Movement 7 11 12 L T R L T R olume (veh /h) 6 0 8 I Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 6 0 8 0 0 0 (veh/h) Percent Heavy Vehicles 0 0 0 0 0 0 1 Percent Grade ( %) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 , Lanes 0 1 0 0 0 0 Configuration LTR _ Delay, Queue Length, and Level of Service • pproach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR (veh /h) 11 14 C (m) (veh /h) 1526 922 !c 0.01 0.02 -. 95% queue length 0.02 0.05 Control Delay (s /veh) 7.4 9.0 LOS A A • pproach Delay (s /veh) — -- 9.0 • pproach LOS -- -- A Copyright 2008 University of Florida. All Rights Reserved riCS +TMr Version 5 4 Generated 5/11/2010 11 30 AM tile: //C:\I)ocuments and Settings \Witcher Engr LLP \Local Settings \Temp \u2k41 E.tmp 5/11/2010 Two -Way Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T Agency/Co. B RENDAN LEE Jurisdiction AWAIT, CO. Date Performed 2/15/2010 Analysis Year Analysis Time Period M2020 Project Description BRENDAN LEE 551- 03 -10, 10HPNAMIO East/West Street: HUALALAI (North /South Street: PAULEHIA Intersection Orientation: East -West 'Study Period (hrs): 1.00 ehicle Volumes and Adjustments Westbound Major Street Eastbound 1 2 3 4 5 6 Movement R L T R L T • olume (veh /h) 33 2 6 84 Peak -Hour Factor, PHF I.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 0 33 2 6 84 0 (veh /h) Percent Heavy Vehicles 0 — -- 0 — — Median Type Undivided RT Channelized 0 0 0 Lanes 0 1 0 0 1 Configuration TR LT Upstream Signal 0 0 , Minor Street N Southbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh /h) 17 0 6 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 17 0 6 0 0 0 (veh /h) 0 Percent Heavy Vehicles 0 0 0 0 0 Percent Grade ( %) 0 0 Flared Approach N N Storage 0 0 0 RT Channelized 0 Lanes 0 1 0 0 0 0 , Configuration _ LTR Delay, Queue Length, and Level of Service Southbound • pproach Eastbound Westbound Northbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR v (veh /h) _ 6 23 .. . C (m) (veh /h) 1589 907 07 /c 0.00 0.03 •• 95% queue length 0.01 0.08 Control Delay (s /veh) 7.3 9.1 LOS A A pproach Delay (s /veh) — -- 9.1 • pproach LOS -- _ -- - A Copyright ®2008 University of Florida. All Rights Reserved HCS +'N Version 5.4 Generated: 5111/2010 11:28 AM filc://C:' and Settings \Witcher Engr LLP \Local Settings \Temp \u2k418.tmp 5/11/2010 Two -Way Stop Control Page 1 of I TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T Agency /Co. • BRENDAN LEE Jurisdiction HAWAII, CO. Date Performed . 2/15/2010 Analysis Year 2020 Analysis Time Period PM2020 Project Description BRENDAN LEE 551- 03 -10, 10HPNPM10 East/West Street: HUALALAI - North /South Street: PAULEHIA Intersection Orientation: East -West Study Period (hrs): 1.00 Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 74 16 12 53 I Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 0 74 16 12 53 0 (veh /h) Percent Heavy Vehicles 0 — — 0 — — Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration TR LT Upstream Signal 0 0 { Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh /h) 6 0 9 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly How Rate, HFR 6 0 9 0 0 0 (veh /h) Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade ( %) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration LTR Delay, Queue Length, and Level of Service •pproach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR (veh /h) 12 15 C (m) (veh /h) 1518 915 lc 0.01 0.02 .. 95% queue length 0.02 0.05 Control Delay (s /veh) 7.4 9.0 LOS A A • pproach Delay (s /veh) — -- 9.0 • pproach LOS -- -- A Copyright 0 2008 University of Florida, All Rights Reserved HCS +TM Version 5.4 Generated: 5/11/2010 11:30 AM I tile: /i'C:`,Documcnts and Settings \Witcher Engr LLP \Local Settings\'['emp \u2k421.tmp 5/11'2010 i Two -Way Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW 'Intersection T Agency /Co. BRENDAN LEE Jurisdiction HAWAII, CO. Date Performed 2/15/2010 Analysis Year 2030 Analysis Time Period AM2030 Project Description BRENDAN LEE 551- 03 -10, 10HPNAM20 EastNllest Street: HUALALAI North /South Street: PAULEHIA Intersection Orientation: East -West Study Period (hrs): 1.00 Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 8 L T R L T R Volume (veh /h) 38 2 7 96 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 0 38 2 7 96 0 (veh/h) Percent Heavy Vehicles 0 - — 0 — — . Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 • Configuration TR LT Upstream Signal 0 _ 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R plume (veh/h) 19 0 7 Peak -Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 19 0 7 0 0 0 (veh /h) Percent Heavy Vehicles 0 - 0 0 • 0 0 0 Percent Grade ( %) 0 0 N Flared Approach N 0 Storage 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration LTR _ - , Delay, Queue Length, and Level of Service • pproach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR . (veh/h) 7 26 C (m) (veh /h) 1583 889 lc 0.00 0.03 -. . 95% queue length 0.01 0.09 Control Delay (s /veh) 7.3 9.2 LOS A A • pproach Delay (s /veh) — -- 9.2 • pproach LOS — _ -- A Copyright © 2008 University of Florida, All Rights Reserved HCS+ru Verson 5.4 Generated 5/11/2010 11 29 AM tilc:';C:'.Documents and Scttings\Witcher Engr LLP\Local Settings \Temp \u2k41 [3.tmp 5/1 1/2010 i Two-Wad- Stop Control Page 1 of 1 TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T Agency /Co. BRENDAN LEE Jurisdiction HAWAII, CO. Date Performed 2/15/2010 Analysis Year 2030 Analysis Time Period PM2030 Project Description BRENDAN LEE 551 03 - 10, 10HPNPM20 East/West Street: HUALALAI North /South Street: PAULEHIA Intersection Orientation: East - West [Study Period (hrs): 1.00 Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh /h) 84 18 13 61 Peak - Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1,00 Hourly Flow Rate, HFR 0 84 18 13 61 0 (veh /h) Percent Heavy Vehicles 0 — — 0 — Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration TR LT Upstream Signal 0 _ 0 Minor Street Northbound Southbound ( Movement 7 8 9 10 11 12 L T R L T R olume (veh /h) 7 0 10 . Peak - Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 . Hourly Flow Rate, HFR 7 0 10 0 0 0 (veh /h) ( Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade ( %) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration LTR Delay, Queue Length, and Level of Service pproach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR (veh /h) 13 17 C (m) (veh /h) 1503 896 lc 0.01 0.02 .. ' 95% queue length 0.03 0.06 Control Delay (s /veh) 7.4 9.1 LOS A A * pproach Delay (s /veh) • -- — 9.1 ' pproach LOS — — A Copyright iZ 2008 University of Florida. All Rights Reserved HCS +TM Version 5.4 Generated. 5/11/2010 11'31 AM (ilc:' C: \Documents and Settings \Witcher Engr 1,1.P1Local Settings\Temp \u2k424.tmp 5/11 /2010 APPENDIX H TRAFFIC MOVEMENT DIAGRAMS QUEEN KA'AHUMANU HIGHWAY & HUALALAI ROAD UNSIGNALIZED INTERSECTION AM & PM PEAK HOURS Lot E January 28, 2010 Queen Ka'ahumanu Highway Hualalai Road Traffic Movement - Existing Conditions AM Peak Hour -7:15 AMto8:15AM Kona 821 1108 769 52 1037 71 A * ( _ O z 71 75 4 HUALALAI ROAD —I ■— 52 56 - 4 Z S Z W W D 769 4 1037 4 16.11 16 773 1041 Keauhou Atk WITCHER ENGINEERING LLP P.O. Box 348 JN 551 -03-010 Holualoa, HI 96725 Consulting Civil Engineers 0188110 (808)334 -0322 Construction Managers Lot E January 28, 2010 1 Queen Ka'ahumanu Highway Hualalai Road Traffic Movement - Existing Conditions PM Peak Hour - 4:00 PM -5:00 PM Kona 1220 969 r"...% 1059 61 926 43 Q i L 0 2 43 47 4 HUALALAI ROAD ra■► 61 65 - 4 z 5 w w 1059 4 926 4 1063 930 Keauhou 4 4' WITCHER ENGINEERING LLP PD. Box 348 Consulting Civil Engineers oa, HI JN 551-03-10 Holual 3 98725 (808)33422 Construction Managers 01/28/10 Lot E January 28, 2010 Queen Ka'ahumanu Highway Hualalai Road Traffic Movement - Projected 5 Year AM Peak Hour - 7:15 AM to 8:15 AM Kona 875 1196 820 55 1106 90 I / . i .: Q C9 2 , [ 90 95 5 HUALALAI ROAD 111/1111■ 55 59 4 z I r , = Q w w D a 820 5 1106 4 825 1110 Keauhou WITCHER ENGINEERING LLP JN 551 -0&10 O. H8 C onsulting Civil Engineers Construction Managers otrza�to (808)334 -0322 i Lot E January 28, 2010 Queen Ka'ahumanu Highway Hualalai Road Traffic Movement - Projected 5 Years PM Peak Hour - 4:00 PM -5:00 PM Kona 1195 1039 1130 65 988 51 li .-s.s. 11 Q 0 I 51 56 5 HUALALAI ROAD 1111/ 69 4 i sd Z li 1130 5 988 4 1135 992 Keauhou - *AP , WITCHER ENGINEERING LLP r a.0. Box 348 Consulting Civil Engineers JN 551-03-10 Hduaba, HI 99725 Construction Managers (808)334 -0322 L, 01/28110 f"° , . Lot E January 28, 2010 Queen Ka'ahumanu Highway Hualalai Road Traffic Movement - Projected 10 Year AM Peak Hour - 7:15 AM to 8:15 AM 1 Kona 934 1275 i 875 59 1180 95 l Q I Z 95 101 6 I HUALALAI ROAD 11111■ 1 64 5 z Z w w D Q i j 875 6 1180 5 141111 1441.46 1 881 1185 1 Keauhou WITCHER ENGINEERING LLP P.O. Box 348 Consulting CM Engineers i JN 551 -03-10 Hotualoo, HI 98725 01!28110 (808 )334 -0322 Construction Managers 1 1 Lot E January 28, 2010 Queen Ka'ahumanu Highway Hualalai Road Traffic Movement - Projected 10 Years PM Peak Hour - 4:00 PM -5:00 PM Kona 1274 1108 N . 1205 69 1054 54 Q 0 54 59 5 HUALALAI ROAD - ► 69 74 5 Q Q W ' d 1205 5 1054 5 1210 1059 Keauhou Afig WITCHER ENGINEERING LLP a.o. Box 348 Consulting Civil Engineers Hd 8)334 HI 98725 Construction Managers JN 551 -03-10 (808)334A322 01/28/10 -- Lot E January 28, 2010 Queen Ka'ahumanu Highway Hualalai Road Traffic Movement - Projected 20 Year AM Peak Hour - 7:15 AM to 8:15 AM Kona 1062 1462 [ rom"...% dr „." = „ 11 995 67 1343 119 r A L i 1 Q 1 119 125 1 HUALALAI ROAD 111111111■67 1 72 5 Z W i L,, 1 v i g95 6 1343 5 1001 1348 Keauhou � WITCHER ENGINEERING LLP P.O. B l o x 348se�ss Consulting Civil Engineers JN 551-03-10 Construction 01/28110 (808)334-0322 Managers Lot E January 28, 2010 Queen Ka'ahumanu Highway Hualalai Road Traffic Movement - Projected 20 Years PM Peak Hour - 4:00 PM -5:00 PM Kona 1450 1261 1371 79 1199 62 Q 62 68 6 HUALALAI ROAD ■79 84 l 1371 6 1199 5 116.1iN 161.14 1377 1204 Keauhou S WITCHER ENGINEERING LLP P.O. Box 348 Consulting Civil Engineers r JN 551-03-10 Holualoa, HI 98725 Construction Managers (808)334 -0322 01/28/10 APPENDIX I TRAFFIC MOVEMENT DIAGRAMS HUALALAI ROAD & HIENALOLI ROAD UNSIGNALIZED INTERSECTION I AM & PM PEAK HOUR Lot E January 28, 2010 M Hualalai Road - Hienaloli Road Traffic Movement - Existing Conditions AM Peak Hour - 7:15AM -8:15 AM 64 34 32 32 12 22 0 ii .,L Q rt J O 1 W 2 32 ,, 22 1 64 74 42 -.NON 42 2 co o . , Y c HUALALAI ROAD m 12 32 29 49 . 17 17 . .. WITCHER ENGINEERING LLP P.Q. a,■ sw Consulting Civil Engineers JN 551-03-10 Haulage, j 22 Construction Managers 01/28110 Lot E January 28, 2010 Hualalai Road - Hienaloli Road Traffic Movement - Existing Condtions PM Peak Hour - 3:15 PM -4:15 PM It 36 48 18 18 28 20 1 i : L 0 O ce J f 1 W 18 ` . 20 47 49 29 -■IdlIll 29 = as o Y HUALALAI ROAD C m 0 28 18 °1 65 >55 37 .- 37 I 44IP WITCHER ENGINEERING LLP P.o. sox 348 Consulting Civil Engineers JN 551-03-10 (808)334-0322 a Consimction M an 01/28/1 Lot E January 28, 2010 Hualalai Road - Hienaloli Road Traffic Movement - Projected 5 Years AM Peak Hour -7:15 AM -8:15 AM It 71 37 37 34 14 23 Q A , oG 1 J O W 2 37, - -_ 23 85 71 I 48 —4011111111 48 = 0 I HUALALAI ROAD m 14— 34 , 33 53 19 19 4V 1 WITCHER ENGINEERING LLP P.O. 9m348 Consulting CM Engineers JN 551-03-10 "°'""°' HI (aoe}+ oz Construction Managers 01/28/10 i Lot E January 28, 2010 Hualalai Road - Hienaloli Road Traffic Movement - o em n e t Projected 5 Year PM Peak Hour - 3:15 PM -4:15 PM IF 41 57 I 22 r� 1 9 36 21 I Q I 2 i ° Z W I 22 s 21 I 58 57 36 03 `_ 36 = 0 Y HUALALAI ROAD w Es I 36 19 E 84 67 48 48 i 10 L WITCHER ENGINEERING LLP P.O. Box Sea Consulting Civil Engineers JN 551-03-10 How,.w., ►I 96725 01/28/10 (908X3340322 Construction Managers 1 Lot E January 28, 2010 1 Hualalai Road - Hienaloli Road Projected 10 Years I - Proj Traffic Movement � AM Peak Hour - 7:15 AM -8:15 AM N 1 74 39 38 36 14 25 i 1 . 0 Q O ` Z W_ 2 '''L 2 38 5 77 90 52 = 52 -�- c C ROAD w H UALALAI Y 36 35 � 14 57 21 IIIIMm■-- 21 Wk ie WITCHER ENGINEERING LLP P.0. Box 348 Consulting Civil Engineers r,a,,,�,, 96725 (808)334-033z2 Construction Managers JN 551 -03-10 01128110 Lot E January 28, 2010 1 Hualalai Road - Hienaloli Road Traffic Movement - Projected 10 Year PM Peak Hour - 3:15 PM-4:15 PM 43 62 23 20 39 23 23 x 23 59 59 36 xMIN 36 ca Q HUALALAI ROAD 0 39 20 90 71 51 allipm. 51 1 WITCHER ENGINEERING LLP P.0. Box 348 Consulting Civil Engineers JN 551-03-10 Holuaioa, HI 96725 Construction Managers o1na/10 1 Lot E January 28, 2010 Hualalai Road - Hienaloli Road nt - Projected Movement ected 20 Years 1 � AM Peak Hour - 7:15 AM -8:15 AM 82 44 41 41 16 28 a CI 0 ce J O J Q Z W 2 41 ,(. . 1 i - , , ;` (.fi}> ` 28 8 99 6 58 58 = co 0 E` o HUALALAI ROAD so _ a 16- 41 40 65 24 IIIIIMN.►- 24 *� WITCHER ENGINEERING LLP P.o. &a 31S Consulting Civil Engineers �;... JN 551-03-10 (, 2 Construction Managers 01/28110 Lot E January 28, 2010 Hualalai Road - Hienaloli Road Traffic Movement - Projected 20 Year PM Peak Hour - 3:15 PM -4:15 PM 46 70 I 3 23 44 26 f ° a I t cc 1 o Q i z w i 23 -- __ 26 6 0 63 37 37 1 m a al H ROAD E 0 23 102 81 58 I I 1 �� WITCHER ENGINEERING LLP P.O. Box 348 Consulting Civil Engineers j JN 551 -03-10 Holuaioa, HI 98725 01/28/10 (808 Construction Managers i APPENDIX J TRAFFIC MOVEMENT DIAGRAMS HUALALAI ROAD & PUAPUAANUI STREET UNSIGNALIZED INTERSECTION AM & PM PEAK HOUR Lot E January 28, 2010 Hualalai Road Puapuaanui Street Traffic Movement - Existing Conditions AM Peak Hour -7:15 AMto8:15AM ( i 54 Kona 66 i 22 32 11 55 1 f 0 I ( ' 22— 44 I 74 . 52 —0_ i PUAPUAANUI STREET 11 32 21 1 I g 1 Q D 1 21 32 52 55 11/1.1 14 53 Holualoa 107 4Y/2 WITCHER ENGINEERING LLP 1 JN 551-03-10 P.O. Box 348 Consulting Civil Engineers l O1/28/10 Holualoa, HI 96725 Construction Managers (808)334 -0322 1 Lot E January 28, 2010 Hualalai Road Puapuaanui Street Traffic Movement - Existing Conditions PM Peak Hour - 4:30 PM -5:30 PM 72 Kona 37 It d r•rArmi i rmAmin i 15 57 11 26 0 c 15 - 32 17 PUAPUAANUI STREET 11 48 37 ---.) ' D Z ! . 37 57 17 26 Ihilli 94 Holualoa 43 4Ik WITCHER ENGINEERING LLP P 348 Consulting Civil Engineers ' JN 551-03-10 Holualoa, HI 98725 Construction Managers 01/28/10 (808)334 -0322 I -- Lot E January 28, 2010 Hualalai Road Puapuaanui Street Traffic Movement - Projected 5 Years AM Peak Hour - 7:15 AM to 8:15 AM 68 Kona 71 * . remAno% ro."..% 24 34 12 59 Q 11 ct { 24 .t.irr. . 80 56 _ PUAPUAANUI STREET 12 36 24 g D . T . i 24 34 56 59 58 Holualoa 115 4 4 yk WITCHER ENGINEERING LLP JN 551 -03-10 P.O. Box 348 Consulting Civil Engineers 01/28/10 H HI 96725 Construction Managers (808)3308)33 (808)334-0322 Lot E January 28, 2010 I Hualalai Road Puapuaanui Street 1 Traffic Movement - Projected 5 Years PM Peak Hour - 4:30 PM -5:30 PM N 82 Kona 41 * r•IANIN r•"Nn 21 61 13 28 i ; 0 O ce 21 .-..e..04 45 24 —.100111 PUAPUAANUI STREET 13 54 ' 41 1 S 5 a � z , 41 61 24 28 102 Holualoa 52 A* WITCHER ENGINEERING LLP P.O. Box 348 Consulting Civil Engineers JN 551-03-10 Holualoa, HI 96725 Co Managers 07/28/10 (808)334 -0322 Lot E Janua ry 28, 2010 Hualalai Road Puapuaanui Street Traffic Movement - Projected 10Years AM Peak Hour - 7:15 AM to 8:15 AM 61 Kona 76 25 36 13 63 25 r_w. 84 59 --001411 PUAPUAANUI STREET 13 38 25 a f = 25 36 59 63 . 61 Holualoa 122 AV /42 WITCHER ENGINEERING LLP JN 551-03-10 P.O. Box 348 Consulting Civil Engineers Holualoa, HI 98725 k 01/28/10 (808)334 -0322 Construction Managers Lot E January 28, 2010 Hualalai Road Puapuaanui Street Traffic Movement - Projected 10 Years PM Peak Hour - 4:30 PM -5:30 PM 89 Kona 44 * i Jr-A-% 24 65 14 30 O rr 24 ;.,. -- 0 il 51 27 PUAPUAANUI STREET 14 56 42 g Q I D 42 65 27 30 107 Holualoa 57 ,s R* WITCHER ENGINEERING LLP L P.0. Box 348 Consutting Civil Engineers JN 551 -03-10 Hduaba, HI 98725 Construction Managers 01/28/10 (808)334 -0322 1 f Lot E January 28 2010 Hualalai Road Puapuaanui Street Traffic Movement - Projected 20Years AM Peak Hour - 7:15 AM to 8:15 AM 1 69 Kona 85 * d r..."..% g rl.".9 k 28 41 14 71 Q 95 { —.00111 PUAPUAANUISTREET • { 14 41 2 7 g g z , T 27 41 67 71 limi 16 ( 68 Holualoa 40 2 WITCHER ENGINEERING LLP P.O. Box 348 J N 551 -03-10 Holuaba, HI 98725 Consulting Civil Engineers f 01/28/10 (808)334 -0322 Construction Managers I r Lot E January 28, 2010 Hualalai Road Puapuaanui Street Traffic Movement - Projected 20 Years . PM Peak Hour - 4:30 PM -5:30 PM 100 Kona 49 It r ...".... % dr .".... 41 26 74 15 34 10 9 III , O re 26 - 55 29 -_ PUAPUAANU I STREET ' 15 63 48 ----) S Q D 48 74 29 34 122 Holualoa 63 AVii WITCHER ENGINEERING LLP P.O. Box 348 Consulting Civil Engineers JN 551-03-10 Holualoa, HI 98725 Construction Managers • 01/28110 (808)334 -0322' APPENDIX K TRAFFIC MOVEMENT DIAGRAMS QUEEN KA'AHUMANU HIGHWAY & PUAPUAANUI STREET SIGNALIZED INTERSECTION AM & PM PEAK HOUR Lot E January 28, 2010 M Queen Ka'ahumanu Highway p Pua uaanu i Street Traffic Movement - Existing Conditions AM Peak Hour - 7:00 AM to 8:00 AM Kona 727 1018 g rerAm1 679 48 881 137 i ::: Q 0 13 7 196 59 PUAPUAANUI STREET 1111/11■-48 70 22 i D I Q Z W w t c� 679 59 881 22 . 738 903 Keauhou WITCHER ENGINEERING LLP P.O. Box 348 Consulting CM Engineers Holuaba, HI 96725 Construction Managers J N 551 -0&10 (808) 334 -0322 01/28/10 Lot E January 28, 2010 ( Queen Ka'ahumanu Highway p Pua uaanui Street Traffic Movement - Existing Conditions PM Peak Hour - 4:00 PM -5:00 PM Kona 1063 930 It 945 118 881 49 1 : f } 0 I _ 49 . 73 24 PUAPUAANUI STREET IIMI■.— 118 173 Z 55 1 i 2 Q 1 W W I � 945 24 881 55 969 936 Keauhou WITCHER ENGINEERING LLP P.O. Box 348 Consulting CM Engineers JN 551 -03-10 Holuaba, HI 98725 g 9f 01/28/10 (808) 334 -0322 Construction Managers Lot E January 28, 2010 1 Queen Ka'ahumanu Highway Puapuaanui Stree Traffic Movement - Projected 5 Years AM Peak Hour - 7:00 AM to 8:00 AM Kona 775 1097 724 51 940 157 Q 157 224 67 PUAPUAANUI STREET S— 51 75 24 a 724 67 940 24 791 964 Keauhou WITCHER ENGINEERING LLP P.O. Box 348 Consulting Civil Engineers Holuaba, HI 98725 Construction Managers , JN 551 -0310 (808) 334 -0322 01/28/10 i _ Lot E January 28, 2010 Queen Ka'ahumanu Highway p Pua uaanui Street Traffic Movement - Projected 5 Years PM Peak Hour - 4:00 PM -5:00 PM 1 Kona 1144 998 I 1008 136 940 58 1 I r ( I >_ 1 a 2 I f ' t 86 28 PUAPUAANUI STREET 111111111■-136 199 D 63 2 i _ Q 1 r z w w �� 1008 28 940 63 111. l 1036 1003 Keauhou AlL WITCHER ENGINEERING LLP P.O. Box 348 Consulting ivil Engineers JN 551 -0310 Holualoa, HI 98725 9 9 1 i 01J28J10 (808) 334 -0322 Construction Managers I Lot E January 28, 2010 Queen Ka'ahumanu Highway Puapuaanui Street Traffic Movement - Projected 10 Years AM Peak Hour - 7:00 AM to 8:00 AM Kona 828 1161 773 55 1002 159 A ,,, Q z i 159 1 226 67 ` PUAPUAANUI STREET 1111111■ 55 80 25 Z 1 Q z w w L C3� 773 67 1002 25 840 1027 Keauhou �� WITCHER ENGINEERING LLP P.O. Box 348 Consulting Civil Engineers 1 JN 551 Holuaba, HI 98725 (808) 334 0322 Construction Managers 01/28/10 Lot E January 28, 2010 Queen Ka'ahumanu Highway p Pua uaanui Streel Traffic Movement - Projected 10 Years PM Peak Hour - 4:00 PM -5:00 PM i 1 Kona 1219 1063 i 1075 144 1002 61 1 II I A ...,, 1 I 1 ' Q 0 f = 1 - 61 90 29 PUAPUAANUI STREET ` — 144 1 211 Z o 1 I if w D v 1075 29 1002 67 1104 1067 Keauhou 4,12 WITCHER ENGINEERING LLP P.O. Box 348 1 Consulting Civil Engineers j JN 551 - 03 - 10 Holua oa, H( 98725 01/28/10 (808) 334 -0322 Construction Managers I l Lot E January 28, 2010 1 Queen Ka'ahumanu Highway Puapuaanu i Street 1 Traffic Movement - Projected 20 Years ! AM Peak Hour - 7:00 AM to 8:00 AM Kona 941 1318 879 62 1141 177 A ,., 1 a z 177 253 76 PUAPUAANUI STREET -1111.11► 62 90 " 28 4 1 1 879 76 1141 28 995 1169 Keauhou WITCHER ENGINEERING LLP P.O. Box 348 Consulting Civil Engineers JN 551-03 Holuaba, HI 68725 (808) 334 -0322 Construction Managers 01/28/10 Lot E January 28, 2010 Queen Ka'ahumanu Highway p Pua uaanui Street Traffic Movement - Projected 20 Years PM Peak Hour - 4:00 PM -5:00 PM Kona 1337 1204 1224 153 1141 63 1 * a I 63 94 1 31 i PUAPUAANUI STREET I 7 -,------ 124 I - -- - - -- 7.7 - 71 Z 1 Ir Z w D a I � 1224 31 1141 71 1255 1212 Keauhou WITCHER ENGINEERING LLP P.O. Box 348 Consulting Civil En JN 551-03-10 (808) 3 3, -0 9 8725 C onstruction Mana ers 1 01/28/10 (808) 334 -0322 9 l APPENDIX L TRAFFIC MOVEMENT DIAGRAMS HUALALAI ROAD & PAUHELIA STREET UNSIGNALIZED INTERSECTION AM & PM PEAK HOUR Lot E January 28, 2010 r Hualalai Road - Pauhelia Street 1 Traffic Movement - Projected 5 Years AM Peak Hour i 1 It 1 1 79 —Naga :} 9 I 95 16 = t Y HVALALAI ROAD c ro 31 31 o yo 1 33 37 1 n C m r D N i 1 73 M - 1 y -A I I 2 6 16 6 J , 1 8 22 i �� WITCHER ENGINEERING LIP P.O. Box 348 Consulting Civil Engineers JN 551-03-10 Holuaba, HI 98725 j 01/28/10 (808)334 -0322 Construction Managers 1 1 I Lot E January 28, 2010 Hualalai Road - Pauhelia Street Traffic Movement - Projected 5 Years PM Peak Hour I 50 —0■1111 50 56 61 6 11 = o' o HUALALAI ROAD of � ` 69 69 84 77 15 8 D C 2 m i---- r D Co 70 m m -a 15 11 6 8 26 14 Al t' WITCHER ENGINEERING LLP P 0 844348 Consulting Civil Engineers JN 551 -0310 Hduaba, HI 98725 (808)334 -0322 Construction Managers 01/28/10 1 Lot E January 28, 2010 r Hualalai Road - Pauhelia Street Traffic Movement - Projected 10 Years k AM Peak Hour { l I / i 1 { 84 -■11,1111 84 f 101 90 17 co 6 = .1° HUALALAI ROAD , c m 31 33 °' 35 39 l 2 D C 2 m r 'D (------- I cn l 7J 2 6 17 6 1 8 23 1 1, 4 , &' WITCHER ENGINEERING LLP J:112558;1-003-10 P_O. 807 348 g Consulting Civil Engineers b Holuaa, HI 98725 (808)334 -0322 Construction Managers Lot E January 28, 2010 N Hualalai Road - Pauhelia Street Movement - Projected Traffic Mo ected 10 Years � PM Peak Hour * . 53 —NON 53 59 65 6 12 = 0 o HUALALAI R OAD m Y 8' 74 74 90 83 16 9 1 ( /' 2111°— I D C 1 2 ---------) m 5 r D 70 i M • 16 12 6 9 28 15 \' Wi fe WITCHER ENGINEERING LLP ` Po. Box ate Consulting Civil Engineers Holualoa, HI 96725 Construction Managers JN 551 -0310 (808)334 -0322 01/28110 ( Lot E January 28, 2010 r Hualalai Road - Pauhelia Street Traffic Movement - Projected 20 Years AM Peak Hour i 1 1 t 96 _■. 96 115 I 103 19 al 7 2 Y HUALALAI ROAD c v o 38 IIMMIINN~ 38 1 w 1 40 45 D C 2 m r j - m m _1 2 7 19 7 9 26 I � WITCHER ENGINEERING LLP L P.O. Box 348 JN 5551 -03-10 Holualoa, HI 98725 Consulting Civil Engineers 01/28/10 ( 808 ) 334 -0322 Construction Managers Lot E January 28, 2010 Hualalai Road - Pauhelia Street Traffic Movement - Projected 20 Years 1 o� PM Peak Hour l ! ' It 61 - -.11111111111 61 68 74 7 +011111111--- ---- -- 13 0 • Y HUALALAI ROAD m 84 84 102 94 18 10 D C 2 M r D CO --1 70 ' m 18 13 7 10 31 17 • ,`t WITCHER ENGINEERING LLP (8 0. a 348 Consulting Civil Engineers ! Hduaba, HI 99725 Constriction Managers JN 551 -0310 (808)334 -0322 01128110 ATTACHMENT J William P. Kenoi .' M ` c V E I I Mayor BJ Leithead Todd ' Director • •:�t�� �� " '!t. •.': MAR 01 -e-r Margaret K. Masunaga ii . Deputy County of Hawa PLANNING DEPARTMENT Aupuni Center • 101 Pauahi Street, Suite 3 • Hilo, Hawaii 96720 February 25, 2010 Phone (808) 961 -8288 • Fax (808) 961 -8742 Mr. Steven S.C. Lim Carlsmith Ball LLP 121 Waianuenue Avenue Hilo, HI 96721 Dear Mr. Lim: SUBJECT: General Plan LUPAG Map and Kona CDP Determination Tax Map Key: (3) 7- 5- 17:43; Puapua`a 1st, North Kona District, Hawaii This is in response to your February 8, 2010 letter requesting the Planning Director's interpretation of the General Plan Land Use Pattern Allocation Guide (LUPAG) map designation for TMK 7 -5- 17:43 and whether the subject property is located inside the Kona Urban Area as defined in the Kona Community Development Plan (CDP). The General Plan LUPAG map designation for the subject property is Urban Expansion rtY xpansion Area. In the Official Kona Land Use Map (Figure 4 -7) in the Kona CDP, the line indicating the boundary of the Kona Urban Area runs through the property in a north -south direction. According to the official map metadata (enclosed) contained in "Attachment A" of the Kona CDP, the Kona Urban Area boundary line traces the LUPAG boundaries so that urban designations (ie. urban expansion area, low density urban, industrial) are within the Kona Urban Area and rural designations (ie. important agricultural land) are outside of the Kona Urban Area. Therefore, since the ro e Expansion Area, the roe p p rty's LUPAG designation is Urban Ex P property rty is also determined to be entirely within the Kona Urban Area. Should you have questions, please contact Maija Cottle of my staff at 961 -8159. Sincerely, dBJ LEITHEAD TODD Planning Director MJC:smn P: \wpwin60 \M aij a\ Letters \Determination \GP \Lim- 7- 5- 17- 43.doc Encl: Pg. 6 -7, Attachment A- Kona CDP xc: Long Range Planning Division Kona Planning Office Hawai', County is an Equal Opportunity Provider and Employer CARLSMITH BALL LLP A LIMITED LIABILITY LAW PARTNERSHIP 121 WAIANUENUE AVENUE P.O. Box 686 HILO, HAWAII 96721 -0686 TELEPHONE 808.935.6644 FAX 808.935.7975 W W W.CARLSMTTH.COM SLIM@CARLSMITH.COM February 8, 2010 VIA HAND DELIVERY Ms. BJ Leithead -Todd Planning Director County of Hawaii Planning Department 101 Pauahi Street, Suite 3 Hilo, HI 96720 Re: General Plan Land Use Pattern Allocation Guide ( "LUPAG ") and Kona Community Development Plan - Kona Urban Area Interpretation Request TMK:(3)7 -5 -17:43 (approximately 14.437 acres) Pursuant to our meeting of February 4, 2010 regarding the above subject parcel, this will request the Planning Director's interpretation for the subject parcel regarding the following: 1. General Plan LUPAG designation; and 2. Kona Community Development Plan - Kona Urban Area. Should you have any questions, please feel free to contact me at 935 -6644. Thank you for your attention to this matter. Sincerely, 4. Steven S.C. Lim SSL /rma cc: iNorman Hayashi Daryn Arai Client 4816- 8328 - 3461.1.058108 -00001 060 544 HONOLULU • HILO • KONA • MAUI • GUAM • SAIPAN • LOS ANGELES 1 Existing- repave: Street exists but shoulder stabilization I and /or striping improvements need to be coordinated with future repaving. Existing - redevelopment: Street exists but substantial improvements needed (e.g., add sidewalk and curb). Existing -sign: Existing conditions adequate; just need signage. Proposed: Needs to be constructed or opened to the public. II Underway: Under construction. I Proposed in Bike Plan Hawaii, but may be duplicative, outdated, or otherwise unnecessary and should be 1 evaluated through the Kona Open Space Network Program "or other CDP process. I Route No. Route identification number Length Miles CDP Name of CDP, if referenced in the CDP Source Hawaii Bike Plan (BP) PATH PATH >BP: PATH modified Bike Plan Hawaii NAH: Included in Na Ala Hele inventory Notes Miscellaneous comments IP ID Identification Number • II I Official Yes (included as part of an Official Map); No (no official status) Responsible agency to update: County of Hawaii Planning Department. Modifications I after the adoption of the Kona CDP will be tracked in the following table. 1 Update vs. Amendment Date Description of Modification Created April 2008 1 Description: This layer Is a Policy Layer on the Kona CDP Official Land Use Map. This layer defines the geographical extent of the Urban Area and Rural Town TODs, as defined in the Kona CDP. This layer is specific to the Kona CDP and not Countywide. IN File Name: Urban_Rural Boundary Layer Type: Polygon 6 I Source: The Urban Area polygon "traces" the LUPAG boundaries for an area spanning from Kona International Airport to Keauhou, makai of Mamalahoa Highway, designated urban expansion, high density, medium density, low density, resort note, resort area, and industrial area. It excludes the area designated resort node 1 in Kaupulehu and the medium and low density area in Holualoa. The Rural Town TODs polygon traces the LUPAG boundaries for medium and low density areas j from Honalo to Captain Cook. I Attributes: FID Internal software number Type Urban Area or Rural Town TODs II Responsible agency to update: County of Hawaii Planning Department. Modifications after the adoption of the Kona CDP will be tracked in the 1 following table. Update vs. Amendment Date Description of Modification , II Created April 2008 1 Description: This layer is a Policy Layer on the Kona CDP Official Land Use Map. This layer approximately locates the TODs, as defined in the Kona CDP. I File Name: TOD Type Layer Type: Polygon Source: The TOD polygons were created by "buffering" the Transit Hub /Station /Stop points I at a radius distance of 0.5 mile at 0.25 mile intervals. This layer should be updated as each TOD is defined by metes and bounds through Project District rezoning approval. I Attributes: FID Internal software number TOD_Name Name of the TOD Village 1 Type Type of TOD: Regional Center or Neighborhood • Responsible agency to update: County of Hawaii Planning Department. Modifications I after the adoption of the Kona CDP will be tracked in the following table. Update vs. Amendment Date Description of Modification C reated April 2008 1 7 . ,. COUNTY OF HAWAII ; �. ; ; STATE OF HAWAII BILL NO. 163 ORDINANCE NO. 10 2 (DRAFT 2 ) AN ORDINANCE AMENDING SECTION 25 -8 -3 (NORTH KONA ZONE MAP), ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE 1983 (2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM AGRICULTURAL — 5 ACRES (A -5a) TO SINGLE FAMILY RESIDENTIAL — 10,000 SQUARE FEET (RS -10) AT KAHULUI 2 NORTH KONA, HAWAII, COVERED BY TAX MAP KEY: 7 -5- 017:042. BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII: SECTION 1. Section 25 -8 -3, Article 8, Chapter 25 (Zoning Code) of the Hawai'i County Code 1983 (2005 Edition), is amended to change the district classification of property described hereinafter as follows: The district classification of the following area situated at Kahului 2", North Kona, 1-lawai'i, shall be Single Family Residential — 10,000 square feet (RS -10): Beginning at the Southwesterly comer of this parcel of land, being also the Southeasterly corner of Lot C and a point on the Northwesterly side of Royal Patent 6716 Land Commission Award 4887, Apana 2 to Thomas Sams the coordinates of said point of beginning referred to Government Survey Triangulation Station "KAHELO" being 1,620.97 feet North 5,817.15 feet East and running by azimuths measured clockwise from True South: Thence, for the next five (5) courses along Lot C, and the remainder of Royal Patent 1669, Land Commission Award 8516 -B, Apana 3 to Karnaikui: 1. 155° 19' 50" 720.66 feet to a point; 2. 243° 44' 29" 221.15 feet to a point; 3. 268° 09' 17" 195.04 feet to a point; 4. 257° 27' 50" 239.26 feet to a point; 5. 170° 04' 30" 59.16 feet to a point; Thence, for the next seven (7) courses along the Southerly side of Hualalai Road: -1- Planning Dept. Exhibit c 6. 246° 45' 30" 2.79 feet to a point; 7. 260° 04' 30" 46.36 feet to a point; 8. 255° 58' 30" 36.15 feet to a point; 9. 256° 57' 30" 44.68 feet to a point; 10. 252° 02' 00" 31.42 feet to a point; 11. 252° 59' 30" 70.91 feet to a point; 12. 250° 07' 30" 33.72 feet to a point; Thence, following along Lot E, and the remainder of Royal Patent 1669, Land Commission Award 8516 -B, Apana 3 to Kamaikui: 13. 338° 16' 12" 715.98 feet to a point; Thence for the next sixteen (16) courses along the middle of a stonewall; along Royal Patent 6716, Land Commission Award 4887, Apana 2 to Thomas Sams and partially along Lot 131 and Lot C Pualani Estates Subdivision: 14. 85° 56' 30" 65.91 feet to a point; 15. 72° 13' 00" 138.54 feet to a point; 16. 72° 29' 10" 30.29 feet to a point; 17. 69° 34' 14" 121.45 feet to a point; 18. 71° 11' 30" 111.11 feet to a point; 19. 74° 31' 25" 38.40 feet to a point; 20. 68° 46' 06" 54.35 feet to a point; 21. 70° 11' 27" 56.27 feet to a point; 22. 82° 34' 25" 44.90 feet to a point; 23. 78° 04' 49" 47.37 feet to a point; 24. 70° 42' 35" 15.48 feet to a point; 25. 64° 13' 33" 12.84 feet to a point; 26. 59° 16' 06" 21.06 feet to a point; 27. 55° 06' 36" 33.16 feet to a point; 28. 76° 04' 15" 40.32 feet to a point; 29. 63° 16' 48" 55.43 feet to a point of beginning and containing an area of 14.437 Acres, more or less. All as shown on the map attached hereto, marked Exhibit "A" and by reference made a part hereof. SECTION 2. In accordance with Section 25 -2 -44, Hawai`i County Code 1983 (2005 Edition), the County Council finds the following conditions are: -2- Necessary to prevent circumstances which may be adverse to the public health, safety { and welfare; or (1) 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. A. The applicant, its successor or assigns shall be responsible for complying with all stated conditions of approval. 13. The applicant shall comply with the November 6, 2007 Water Development Agreement (South Waiaha Water System Agreement) executed with the Waiaha System LLC or shall otherwise obtain the issuance of the necessary water commitment for the proposed project from the Department of Water Supply within 180 days from the effective date of this ordinance. C. Final Subdivision Approval for the proposed development shall be secured from the Planning Director within five (5) years from the effective date of this ordinance. D. Restrictive covenants in the deeds of all proposed lots within the property shall give notice that the terns of the zoning ordinance prohibit the construction of a second dwelling unit and condominium property regimes on each lot. This restriction may be removed by amendment of this ordinance by the County Council. The owner of the property may also, in addition, impose private covenants restricting the number of dwellings. A copy of the proposed covenant(s) to be recorded with the State Bureau of Conveyances shall be submitted to the Planning Director for review and approval prior to -3- the issuance of Final Subdivision Approval. A copy of the recorded document shall be filed with the Planning Department upon its receipt from the Bureau of Conveyances. E. Access to the property from Hualalai Road and Paulehia Street shall meet with the approval of the Department of Public Works. The applicant shall realign the right -of -way property line along the entire subject property frontage of Hualalai Road to provide an alignment meeting with the approval of the Department of Public Works and dedicate additional right -of -way to the County equal to one -half the difference between the existing right -of -way and the realigned 50 -foot wide right -of -way. An additional 5 -foot wide future road widening setback easement shall be provided along the property frontage and dedicated to the County upon request, at no cost to the County. F. The applicant shall provide improvements to the entire property frontage along Hualalai Road, consisting of, but not limited to, grading, pavement widening, drainage improvements, and any relocation of utilities, meeting with the approval of the Department of Public Works. G. Install street lights, signs and markings on Hualalai Road, meeting with the approval of the Department of Public Works, Traffic Division. H. Roadway connections to adjoining parcels (TMK: 7 -5 -17: 41, 44, and 43) shall be provided. The applicant shall construct a north -south connector road between Paulehia Street and Hualalai Road which shall be constructed to "Minor Street" dedicable standards and dedicated to the County at no cost. Concrete curb, gutters and sidewalks shall be provided in areas of pedestrian traffic in conformance with adjoining development and the Department of Public Works' policy. No security gate shall be installed on any roadway of or entrance to this project. The developer, the homeowner, and /or the -4- homeowner's association shall be responsible for any landscaping within the right -of- way, meeting with the approval of the Department of Public Works, and shall provide repair to any public facility damaged by the landscaping. J. Vehicular access to individual lots shall not be allowed from Huai Road. K. All development- generated runoff shall be disposed of on -site and not be directed toward any adjacent properties. L. A Solid Waste Management Plan shall be submitted to the Department of Environmental Management for review and approval prior to Final Subdivision Approval. M. If required, a drainage study shall be prepared by a licensed civil engineer and submitted to the Department of Public Works. The recommended drainage improvements shall be constructed, meeting with the approval of the Department of Public Works prior to Final Subdivision Approval. N. Planned subdivisions within 300 lineal feet of an existing sewer system shall install a sewer extension to connect to the county sewer system. Any new sewer extension to the county sewer system requires the submittal of a sewer study by the applicant to the County of Hawai`i, Wastewater Division (COH -WWD). The sewer study is intended to define the wastewater flow contribution from the proposed site, evaluate the impact to the existing sewer system, and propose an appropriate sewer extension alignment based on the results of the sewer study. The sewer study shall be prepared in accordance with the City & County of Honolulu Design Standards. Design plans for construction of a proposed sewer extension shall also be submitted to the COH -WWD for review and approval. Documents shall be prepared in accordance with Hawaii County Code, Chapter 21 — Sewers, Hawai`i Administrative Rules, Title 11, Chapter 62 — Wastewater Systems, and COH -WWD Sewer Standards. -5- O. During construction, measures shall be taken to minimize the potential of both fugitive dust and runoff sedimentation. Such measures shall be in compliance with construction industry standards and practices utilized during construction projects of the State of Hawaii. P. Earthwork and grading shall conform to Chapter 10, Erosion and Sediment Control of the Hawaii County Code. Q. Comply with Chapter 11 -55, Water Pollution Control, Hawai`i Administrative Rules, Department of Health, which requires a NPDES permit for certain construction activity. R. Should any undiscovered remains of historic sites, such as rock walls, terraces, platforms, marine shell concentrations or human burials be encountered, work in the immediate area shall cease and the Department of Land and Natural Resources - Historic Preservation Division (DLNR -HPD) shall be immediately notified. Subsequent work shall proceed upon an archaeological clearance from the DLNR -HPD when it finds that sufficient mitigation measures have been taken. S. 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 11, Article 1, Hawai`i 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 Subdivision Approval. T. 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 be initially based on the representations contained within the change of zone application and may be increased or -6- reduced proportionally if the lot counts are adjusted. The fair share contribution shall become due and payable prior to receipt of Final Subdivision Approval. The fair share contribution for each lot shall be based on a maximum density for each lot as determined by the zoning resulting from this change of zone. The fair share contribution in a form of cash, land, facilities or any combination thereof shall be determined by the County Council. The fair share contribution may be adjusted annually beginning three years after the effective date of the amendment to the ordinance, based on the percentage change in the Honolulu Consumer Price Index (HCPI). The fair share contribution shall have a maximum combined value of $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 single - family residential unit shall be allocated as follows: • $5,548.46 per single- family residential unit to the County to support park and recreational improvements and facilities; • $267.66 per single - family residential unit to the County to support police facilities; • $528.66 per single- family residential unit to the County to support fire facilities; • $231.45 per single- family residential unit to the County to support solid waste facilities; • $4,929.90 per single- family residential unit to the County to support road and traffic improvements; In lieu of paying the fair share 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 Director, upon consultation with the appropriate agencies and approval of the County Council. The applicant may receive a credit against the fair share contribution required for the road and traffic improvements in the amount of the costs of land and construction of the improvements to Hualalai Road and the north -south connector road described in Conditions D, E and H -7- respectively herein. U. Should the Council adopt a Unified Impact Fees Ordinance setting forth criteria for 1 imposition of exactions or the assessment of impact fees, conditions included herein shall be credited towards the requirements of the Unified Impact Fees Ordinance. V. The applicant shall comply with all applicable County, State and Federal laws, rules, regulations and requirements. W. An annual progress report shall be submitted to the Planning Director prior to the anniversary date of the effective date of this amendment. The report shall address the status of the development and the extent to which the conditions of approval are being satisfied. This condition shall remain in effect until all of the conditions of approval have been satisfied and the Planning Director acknowledges that further reports are not required. X. An initial extension of time for the performance of conditions within the ordinance may be granted by the Planning Director upon the following circumstances: 1. The non - performance is the result of conditions that could not have been foreseen or are beyond the control of the applicant, successors or assigns, and that are not the result of their fault or negligence. 2. Granting of the time extension would not be contrary to the General Plan or Zoning Code. 3. Granting of the time extension would not be contrary to the original reasons for the granting of the change of zone. -8- 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 may be extended for up to one additional year). 5. If the applicant(s) should require an additional extension of time, the Planning Department shall submit the applicant's request to the County Council for appropriate action. Should any of the conditions not be met or substantially complied with in a timely fashion, the Planning Director may initiate rezoning of the property to its original or more appropriate designation. 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 Kona , Hawai`i Date of Introduction: January 6, 2010 Date of 1st Reading: January 6, 2010 Date of 2nd Reading: January 22, 2010 Effective Date: February 1, 2010 REFERENCE: Comm. 578.3 -9- a•MIIIIIII_ ~-- A-5a A -5a O O A -la , A -la S 4 PLA\j›A o NGLE p MILY R SRIDEN'- T IAL �� ✓P O 10,000 SQUARE 14.437 ACRES (RS 10) 9 6 , A -la I II A -]a l e sii, "116 , a -5a A -5a 71., I,620.97N '� 111 . ICAIIE L � % ` : a 9 � 'K.1 /lELO �� A ' .� � El, • „L R5 -7� =a mu MN 4 �� Sip 1 4 • A -5a RS -20' Ai* &Ay > .I C A . � • � , sit aiL „ mo iisq,„ las. � . � * • A -5a RS -7.5 M ' ,` '■ M s : � : •,' : a .5- CN -20 . � O1 • #1� *O = : f. IS Gin RM-2.5 14.41111 � � ` = � '� �� e. 1 CN -20 • �� � IOW ►O rS ►► � RM -2.5 RS-7. * . 0 . �� .� 1'. • .O 17- �. A -5o 0 600 1,200 • •• 4 % $ .. •, • 3 ,600 1,-v __�..-■.. , Feet ,AMENDMENT TO THE ZONING CODE AMENDING SECTION 25 -8 -3 (NORTH KONA ZONE MAP) ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE 1983 (2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM AGRICULTURAL - 5 ACRES (A -5a) TO SINGLE FAMILY RESIDENTIAL - 10,000 SQUARE FEET (RS -10) AT KAHULUI 2nd, NORTH KONA, HAWAII MAP PREPARED BY: COUNTY OF HAWAII, PLANNING DEPARTMENT DATE: May 18, 2009 TMK: 7 -5 -17:42 EXHIBIT' "A" I ;111 1(03, C -5 -716' (Hu K Map 1264) OFFICE OF THE COUNTY CLERK County of Hawai`i ,. "_F, ' "`";\ t �� Kona, Hawai`i ,2oI° . g ' ka. Introduced By: Brenda Ford ROLL CALL VOTE _ Date introduced: January 6 , 2010 11111111111DIgiES ' , tYI'' O S ABS EX First Reading: January 6, 2010 Enriques ' liMil ' • Published: January 16, 2010 Ford X Greenwell X REMARKS: Hoffmann X Ikeda X Naeole- Beason X Onishi X Yagong X Yoshimoto X Second Reading: January 22, 2010 8 1 0 0 To Mayor: February 1, 2010 Returned: February 10, 2010 ROLL CALL VOTE Effective: February 1, 2010 AYES NOES ABS EX Published: February 23, 2010 Enriques X Ford X REMARKS. Greenwell X Hoffmann X Ikeda X Naeole- Beason X Onishi X Yagong X Yoshimoto X 6 1 2 0 1 DO HEREBY CERTIFY that the foregoing BILL was adopted by the County Council published as indicated above. .------- liAllillilik APPROVED AS TO FOR ND LEGALITY: COUNCIL CHAIRMAN DEPUTY PORATION COUNS L COUNTY F HAWAII Date FEB 3 2010 COUNTY CLERK 163 (Draft 2) Bill No.: I 1--t- Reference: C- 578.3/PC -60 Approvecl/Discr roved this ry o f Ct.Y bryt 0 0 Ord No.: 10 2 MAYOR, COUNTY OF HAWAII • DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE: June 30, 2010 Memorandum ,u TO : B.J. Leithead -Todd, Planning Director Planning Department (. FROM : Galen M. Kuba, Division Chief Q., Engineering Division SUBJECT : Change of Zone Application (REZ 10 000127) SLUBA (SLU 10- 000027) Applicant: Hualalai Partners of Kona Location: Kahului 2n N. Kona, HI TMK: 3 / 7 -5- 017:043 We reviewed the subject application and our comments are as follows: DRAINAGE 1. All development generated runoff shall be disposed of on -site and shall not be directed toward any adjacent properties. A drainage study shall be prepared prior to the issuance of any construction permit and the recommended drainage system shall be constructed meeting with the approval of DPW prior to final construction approval. 2. We have testimony of offsite stormwater crossing Hualalai Road into the subject property. The drainage study shall address such offsite stormwater and the proposed development plans shall be prepared to ensure that: a. Proposed building sites and infrastructure will be reasonably safe from flooding and designed to minimize exposure to flood damage. b. Pre - development stormwater quality shall not be degraded nor stormwater quantities increased. c. The proposed development shall not alter drainage patterns upstream or downstream of the development for any storm event unless approved as comprehensive flood control project. d. We recommend the applicant be required to propose and participate in a comprehensive flood control plan to address the offsite flow in a manner that will reasonably protect the subject, adjacent and downstream properties, meeting with the approval of the DPW. 3. The applicant shall be informed that if they include drywells in the subject development, an Underground Injection Control (UIC) permit may be required. The applicant shall comply with chapter 11 -55, Water Pollution Control, Hawaii Administrative Rules, Department of Health, which requires an NPDES perry it f - - °"°" Planning Dept. 1 AN E Exhibit Ole 4'` 49 Qnr Memo to PD- REZ 10- 000127 June 30, 2010 P. 2 ot 3 certain construction activity. ROADWAYS 1. Given the re- zoning occurring in this area and in the interest of connectivity, roadway connections to adjoining parcels should be provided in accordance with a master plan for the area. A direct connection to Hualalai Road should be required or shared with parcel 42 in accordance with an approved master plan. 2. All connecting roadways should be constructed to dedicable standards and dedicated to the County. Concrete curbs, gutters, and sidewalks should be required in areas of pedestrian traffic in conformance with adjoining development and DPW policy. 3. Hualalai Road, the collector street serving the subject property, is a County Road It has an 18 -20 -ft. wide pavement within a variable right -of -way width. It is substandard based on width, alignment and roadside hazard clearances. The General Plan calls for a 60 foot wide right -of -way for new collector streets. 4. Access to Hualalai Road, including the provision of adequate sight distances, shall meet with the approval of DPW. Vehicular access to the individual lots shall not be from Hualalai Road. 5. In considering the existing and future needs for the Hualalai Road right -of -way, a 50 -foot width will be adequate to serve as a collector street with paved shoulders if widening is provided where turning lanes may be needed in the future. We foresee a future need for left turning lanes on Hualalai Road at any development entry and at the intersection with Hienaloli - Kahului Road. The applicant shall realign the right -of -way property line along the entire subject property frontage of Hualalai road to provide an alignment meeting with the approval of the DPW and dedicate additional right -of -way to the County equal to or more than one -half the difference between the existing right -of -way and the realigned 50 -foot wide right - of -way. An additional 5 -foot wide future road widening setback easement shall be provided along the entire subject property frontage and dedicated to the County upon request at no cost to the County. 5. The applicant shall provide improvements to the entire frontage of parcels 30 and 43 along Hualalai Road consisting of, but not limited to, grading, pavement widening, drainage improvements, and any relocation of utilities; meeting with the approval of the DPW. Install street lights, signs and markings meeting with the approval of the DPW, Traffic Division. The applicant shall construct all improvements at no cost to the County, prior to final subdivision construction approval. 6. Any utility poles in a County or dedicable road right -of -way shall be installed as shown on DPW Standard Detail R -35 (Revised). The applicant shall provide any necessary easements for installation of such utilities. Merno to PD- REZ 10- 000127 June 30, 2010 P. 2 of 3 7. DPW defers to the Planning Director, the applicability of concurrent infrastructure conditions for occupancy of property rezonings set forth in the Policy Tran -6.1 Kona Community Development Plan for any rezoning in the Kona Urban Area. Should there be any questions concerning this matter, please feel free to contact Kiran Emler of our Kona Engineering Division office at 327 -3530. KE copy: ENG -HILO PLNG -KONA WATE 1 . 19' 49 • ' DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAI`1 _!oF 345 KEKUANAO`A STREET, SUITE 20 • HILO, HAWAI`1 96720 TELEPHONE (808) 961 -8050 • FAX (808) 961 - 8657 „ µ r - €ar July 14, 2010 = 77 : TO Ms. BJ Leithead -Todd, Planning Director Planning Department tro FROM: Milton D. Pavao, Manager SUBJECT: STATE LAND USE BOUNDARY AMENDMENT (SLU 10- 000027) APPLICANT — HUALALAI PARTNERS OF KONA, LLC REQUEST: AGRICULTURAL TO URBAN TAX MAP KEY 7 -5- 017:043 We have reviewed the subject application and have the following comments and conditions. Please be informed that the applicant is a member of Waiaha System, LLC, which has executed a Water Development Agreement ( "Agreement ") with our Water Board in order to secure water commitments for the development of various properties within the Department's North Kona Water System. Through the agreement, the developer obtained a water commitment in the amount of 61 equivalent units of water at an average daily usage of 400 gallons per day, per unit. The Department is currently reviewing construction plans for the installation of a 16 -inch waterline to be placed within a private waterline easement within the subject parcel. Water will be made available for the proposed development from the new 16 -inch waterline after all necessary water system improvements have been completed, in accordance with the Agreement. In addition to the above, the following conditions must be met prior to final subdivision approval being granted: 1. Construct necessary water system improvements, which shall include, but not be limited to: a. water mains capable of delivering water at adequate pressure and volume under peak -flow and fire -flow conditions; minimum diameter of mains shall be 6 inches, b. service laterals that will accommodate a 5/8 -inch meter to each lot, c. subject to other agencies' requirements to construct improvements within the road right -of -way fronting the property affected by the proposed development, d. the applicant shall be responsible for the relocation and adjustment of the Department's affected water system facilities, should they be necessary, and e. fire hydrants spaced no more than 600 feet apart. On dead -end streets, the last fire hydrant shall be located at one half the distance from the last house, or unit, fronting the property line, or to the driveway or access for the property. __._...... Planning Dept. SCANNED Exhibit 'f JUL car, .'Water, Our Most Precious Resource ... f 7Cdne ... ,: 4 6 4 9 5 l The Department of Water Supply is an Equal Opportunity provider and employer. Ms. BJ Leithead -Todd, Planning Director Page 2 July 14, 2010 Submit construction plans and design calculations prepared by a professional engineer, registered in the State of Hawai`i, for review and approval. 2. Complete the necessary transmission and storage facilities as detailed in the Water Development Agreement as explained above. 3. Submit the appropriate documents, properly prepared and executed, to convey the water system improvements and necessary easements to the Water Board of the County of Hawai`i prior to final subdivision approval being granted. A registered land surveyor shall stamp and certify the metes and bounds description within the conveyance documents. However, prior to water meter services being granted to the development, or any lots within, the conveyance documents shall be accepted by the Water Board. 4. Should it be necessary, the developer shall be required to execute an Irrigation Agreement for any irrigation meter(s) installed with the project. The agreement requires that all water use for irrigation purposes be metered separately. Construction plans for the project must show the separate irrigation meter(s) and irrigation system. Should there be any questions, please contact Mr. Ryan Quitoriano of our Water Resources and Planning Branch at 961 -8070, extension 256. Sin. - rely'yours, M ton ►. Pavao, P.E. anage RQ:dfg copy — Hualalai Partners of Kona, LLC Carlsmith Ball LLP William P. Kenoi t °. "ems Darryl J. Oliveira Mayor i i t Fire Chief • '., 6. ;4 ........... , Glen P. I. Honda ix ` ; �.- _ Deputy Fire Chief County of R9a1uai`t HAWAI'I FIRE DEPARTMENT 25 Aupuni Street • Suite 2501 • Hilo, Hawaii 96720 (808) 932 -2900 • Fax (808) 932 -2928 June 24, 2010 TO: BJ LEITHEAD TODD, PLANNING DIRECTOR FROM: DARRYL OLIVEIRA, FIRE CHIEF SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 10- 000027) REQUEST: AGRICULTURAL TO URBAN CHANGE OF ZONE APPLICATION (REZ 10- 000127) REQUEST: A -5a to RS -10 APPLICANT: HUALALAI PARTNERS OF KONA, LLC TAX MAP KEY: 7- 5 -17 -43 In regards to the above - mentioned State Land Use Boundary Amendment and Change of Zone applications, the following shall be in accordance: Fire apparatus access roads shall be in accordance with UFC Section 10.207: "Fire Apparatus Access Roads "Sec. 10.207. (a) General. Fire apparatus access roads shall be provided and maintained in accordance with the provisions of this section. "(b) Where Required. Fire apparatus access roads shall be required for every building hereafter constructed when any portion of an exterior wall of the first story is located more than 150 feet from fire department vehicle access as measured by an unobstructed route around the exterior of the building. "EXCEPTIONS: 1. When buildings are completely protected with an approved automatic fire sprinkler system, the provisions of this section may be modified. "2. When access roadways cannot be installed due to topography, waterways, nonnegotiable grades or other similar conditions, the chief may require additional fire protection as specified in Section 10.301 (b). " Flaming Dept. Exhibit C NN5 9� 2 ED By: Hawai'i County is an Equal Opportunity Provider and Employer. BJ Leithead Todd June 24, 2010 Page 2 "3. When there are not more than two Group R, Division 3 or Group M Occupancies, the requirements of this section may be modified, provided, in the opinion of the chief, fire - fighting or rescue operations would not be impaired. "More than one fire apparatus road may be required when it is determined by the chief that access by a single road may be impaired by vehicle congestion, condition of terrain, climatic conditions or other factors that could limit access. "For high -piled combustible storage, see Section 81.109. "(c) Width. The unobstructed width of a fire apparatus access road shall meet the requirements of the appropriate county jurisdiction. "(d) Vertical Clearance. Fire apparatus access roads shall have an unobstructed vertical clearance of not less than 13 feet 6 inches. "EXCEPTION: Upon approval vertical clearance may be reduced, provided such reduction does not impair access by fire apparatus and approved signs are installed and maintained indicating the established vertical clearance. "(e) Permissible Modifications. Vertical clearances or widths required by this section may be increased when, in the opinion of the chief, vertical clearances or widths are not adequate to provide fire apparatus access. "(f) Surface. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be provided with a surface so as to provide all - weather driving capabilities." (20 tons) "(g) Turning Radius. The turning radius of a fire apparatus access road shall be as approved by the chief." (45 feet) "(h) Turnarounds. All dead -end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. "(i) Bridges. When a bridge is required to be used as access under this section, it shall be constructed and maintained in accordance with the applicable sections of the Building Code and using designed live loading sufficient to carry the imposed loads of fire apparatus. "(j) Grade. The gradient for a fire apparatus access road shall not exceed the maximum approved by the chief." (15 %) BJ Leithead Todd June 24, 2010 Page 3 "(k) Obstruction. The required width of any fire apparatus access road shall not be obstructed in any manner, including parking of vehicles. Minimum required widths and clearances established under this section shall be maintained at all times. "(1) Signs. When required by the fire chief, approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction thereof or both." Water supply shall be in accordance with UFC Section 10.301(c): "(c) Water Supply. An approved water supply capable of supplying required fire flow for fire protection shall be provided to all premises upon which buildings or portions of buildings are hereafter constructed, in accordance with the respective county water requirements. There shall be provided, when required by the chief, on -site fire hydrants and mains capable of supplying the required fire flow. "Water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or other fixed systems capable of providing the required fire flow. "The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be protected as set forth by the respective county water requirements. All hydrants shall be accessible to the fire department apparatus by roadways meeting, the requirements of Section 10.207. D YL LIVEIRA Fire Chief • RP:lpc William P. Kenoi : • i ; , , 0 .. : Lono A. Tyson Mayor , f 8 y es` Director William T. Takaba ±' of " � 10. Ivan M. Torigoe Managing Director Deputy Director Count r of � r � ` DEPARTMENT OF ENVIRONMENTAL MANAGEMENT 25 Aupuni Street • Hilo, Hawai'i 96720 (808) 961 -8083 • Fax (808) 961 -8086 http: / /co.Hawai'i.hi.us/directory/dir envnmg.htm MEMORANDUM Date : June 7, 2010 . To . BJ LEITHEAD TODD, Planning Director From: LONO A. TYSON, Director Subject: State Land Use Boundary Amendment Application (SLU 10- 000027) Request: Agricultural to Urban Change of Zone Application (REZ 10- 000127) Request: A -5a to RS -10 Applicant: HualAlai Partners of Kona, LLC TMK: 7 -5 -17:43 We have reviewed the subject application and offer the following recommendations: DEPARTMENT COMMENTS: R, •"a,_ (ApMiatSZS $t4 ) WASTEWATER COMMENTS: (Contact Wastewater Division for details.) ( L No comments Require connection of existing and/or proposed structures to the public sewer in accordance with Section 21 -5 of the Hawai'i County Code. ( Require Council Resolution to approve sewer extension in accordance with Section 21 -26.1 of the Hawai' i County Code. Complete D.E.M. Sewer Extension Application. ( Vj Require extension of the sewer system to service the proposed subdivision in accordance with Section 23 -85 of the Hawai'i County Code. ( ) If required by the Director of the Department of Environmental Management ( "Director of DEM "), applicant shall conduct a sewer study in accordance with the then applicable wastewater system design standards prior to approval to connect to the County sewer system. Applicant shall provide such sewer line or other facility improvements as the Director of DEM may reasonably require, which the sewer study may indicate are � for mitigation of impacts of the proposed project. Contact Wastewater Division Chief for details. ( ) Other: S - J•(.$7 Int Pt^nL-4' I *-i r s r - s NIO 1 SOLID WASTE COMMENTS: (Contact Solid Waste Division for details.) 0 G o 1 c.A --'j en '70 ?toe ( ) No comments Cow/ Ti ( >() Commercial operations, State and Federal agencies, religious entities and non -profit organizations may not use transfer stations for disposal. (x) Aggregates and any other construction/demolition waste should be responsibly reused to its fullest extent. (X) Ample and equal room should be provided for rubbish and recycling. Planning Dept. SCANNED , Exhibit J U I O I L U I U u i 11 4 '4 6 58 Page 1 of 2 County of Hawaii is an Equal Opportunity Provider and Employer G I pc ) Green waste may be transported to the green waste sites located at the Kailua and Hilo transfer stations, or other suitable diversion programs. (�) Construction and demolition waste is prohibited at all County Transfer Stations. (>s) Submit Solid Waste Management Plan in accordance with attached guidelines. ( ) Existing Solid Waste Management Plan is to be followed. Provide update to the department on current status. ( ) Other: cc: SWD, WWD 12656 • Page 2 of 2 County of Hawai' i is an Equal Opportunity Provider and Employer. t L r -. i 1 , o �tY , h �k • 4LZ pper_ !�; / Lono A. Tyson William P. Kenoi •:Arm ... , : * e E _ ��s Director Mayor • *r ' Ivan Torigoe ',4rs Of . µ' V► g • Deputy Director CounN of Pguni`i DEPARTMENT OF ENVIRONMENTAL MANAGEMENT 25 Aupuni Street • Hilo, Hawaii 96720 (808) 961 -8083 • Fax (808) 961 -8086 http: / /co.hawaii.hi.us /directory /dir envmng.htm February 12, 2009 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) promotes and implement recycling and recycling programs, (2) predict the waste generated by the proposed development to anticipate the loading on County solid waste management facilities, and (3) predict the additional vehicular traffic being generated because of waste and recycling transfers. A qualified consultant shall prepare a suitable solid waste management plan for review by the Department of Environmental Management. REPORT The Solid Waste Management Plan will contain the following: 1. 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 or maintenance phases. Waste types shall include (but not be limited to): A. Organics (including food waste and green wastes); B. Construction and Demolition; C. Paper (including cardboard); D. Metal (including ferrous and non - ferrous metals); E. Plastic; F. Special (including ash, sludge, treated medical, bulky items, tires); G. Household Hazardous (including paint, vehicle fluids, oil, batteries); and H. Glass. 2. Indicate onsite source separation facilities by waste type; i.e. source separation bins of glass, metal, plastic, cardboard, aluminum, etc. Provide ample and equal space for rubbish and recycling. 3. Identification and location of the proposed waste reduction, waste re -use, recycling facility or disposal site and associated transportation methods for the various components of the development's waste management system, including the number of County of Hawai`i is an Equal Opportunity Provider and Employer. 0 ,,,M; LAURA H. THIELEN LINDA LINGLE 5 qPf \19' 5 //g CHAIRPERSON GOVERNOR OF HAWAII ? ? AN '� t Y` { r, # $, T f �W ^IV� � BOARD OF LAND AND NATURAL RESOURCES MANAGEMENT COMMISSION ON WATER RESOURCE MANAGEM IF � � i r;% B A� `o kvand and,ya �€ tG . ! 1 3 rf L 2L) 4 ��omErp�p STATE OF HAWAII 7 r v.:- DEPARTMENT OF LAND AND NATURAL RESOURCES LAND DIVISION S tate of-4a'+' POST OFFICE BOX 621 HONOLULU, HAWAII 96809 July 10, 2010 County of Hawaii Planning Department 101 Pauahi Street Suite 3 Hilo, Hawaii 96817 Attention: Ms. Phyllis Fujimoto Ladies and Gentlemen: Subject: State Land Use Boundary Amendment Application (SLU 10- 000027) Change of Zone Application (REZ 10- 000127) Thank you for the opportunity to review and comment on the subject matter. The Department of Land and Natural Resources' (DLNR), Land Division distributed or made available a copy of your report pertaining to the subject matter to DLNR Divisions for their review and comment. Other than the comments from Division of Aquatic Resources, Division of Forestry & Wildlife, the Department of Land and Natural Resources has no other comments to offer on the subject matter. Historic Preservation will be submitting comments through a separate letter. Should you have any questions, please feel free to call our office at 587 -0433. Thank you. Sincerely, */1/14 Morris M. Atta Acting Administrator SCANNED Planning Dept. Exhibit 7 VAk 314-► , E O F ` LAURA 11. THIELEN i . . ' • 1 4 5 g y`_ CHAIRPERSON LINDA LINGLE . y f :' ^ \\\\\Uj// /�/? `+ BOARD Or \ND AND NATURAL RESOURCES GOVERNOR OF HAWAII l ,F Ww ^ Y PI� ,, I COMM ISSION ON 1I'ArERRESOIrRCE MAN AG) :4�a.Y3 :fi�e o an d a nd ` - --.5w--: : . ., pA t � ba r _ 4 Z:6 1 5 0 F r i n ` �O o ��1t� STATE OF HAWAII _ �`= DEPARTMENT OF LAND AND NATURAL RESOURCES I \ 1 LAND DNISION stafe ofHa`Os POST OFFICE BOX 621 HONOLULU, HAWAII 96809 June 7, 2010 x MEMORANDUM c3 TO: D genc , cT T f Aquatic Resources rri" - _ cean Recr ation s c� _` < x Engineering Division �;, , v` L" _,:)10 x Div. of Forestry & Wildlife = R° t Div. _ of State Parks el x Commission on Water Resource Management �,w_ . _Office of Conservation & Coastal Lands Land Division — FROM: Charlene Unoki, Assistant Administrator SUBJECT: State Land Use Boundary Amendment Application (SLU 10- 000027) from Agricultural to Urban; Change of Zone (REZ 10- 000127) from Agricultural 5- acre (A -5a) to Single Family Residential 10,000 square feet (RS -10) LOCATION: Island of Hawaii APPLICANT: Steven Lim on behalf of Hualalai Partners of Kona, LLC Transmitted for your review and comment on the above referenced document. We would appreciate your comments on this document. Please submit any comments by June 27, 2010. Only 1 copy of the report available in Room 220. If no response is received by this date, we will assume your agency has no comments. If you have any questions about this request, please contact my office at 587 -0433. Thank you. Attachments ( ) We have no objections. ( ...r We hay- no comments. ( ) Comm: I are attached. Signed:: + c ii Date: I I I r owtt A ,, , :., OF LAURA H.TH EN • ,.•" • 3 •. h' CHAD PERSON LINDA LINGLE %:' 9� WARD OF LAND .WONATIRALRESOLRCES GOVERNOR OF HAWAII + ,� 44 COMMISSION ON V'ATER RESOLRCE MAN AGE MEN I \ST J/ .5„ ot va lid and N oto - -- 4 :4;41550Y STATE OF HAWAII DEPARTMENT OF LAND AND NATURAL RESOURCES LAND DIVISION St ate of Hav +i" POST OFFICE BOX 621 HONOLULU, HAWAII 96809 June 7, 2010 cn c� C'•'S r i MEMORANDUM _ r; 1 . v c rri N f TO: DLNR Agencies: L err x Div. of Aquatic Resources N ;;;,, Div_Q.f,B.oating. &.Ocean Recreation Engineering Division "``LL ) - Div. of Forestry & Wildlife fe _Div. of State Parks x Commission on Water Resource Management Office of Conservation & Coastal Lands Land Division — FROM: Charlene Unoki ;Assistant Administrator SUBJECT: State Land Use Boundary Amendment Application (SLU 10- 000027) from Agricultural to Urban; Change of Zone (REZ 10- 000127) from Agricultural 5- acre (A -5a) to Single Family Residential 10,000 square feet (RS -10) LOCATION: Island of Hawaii APPLICANT: Steven Lim on behalf of Hualalai Partners of Kona, LLC Transmitted for your review and comment on the above referenced document. We would appreciate your comments on this document. Please submit any comments by June 27, 2010. Only 1 copy of the report available in Room 220. If no response is received by this date, we will assume your agency has no comments. If you have any questions about this request, please contact my office at 587 -0433. Thank you. Attachments ( ) We have no objections. ('X We have no comments. ( ) Comments are attached. Signed: / Date: I iii LINDA LINGLE ` c; ti, CHIYOME L. FUKINO, M.D. GOVERNOR Ar'9:Sa' ^ Director of Health r hr <.`: lair d fir., 10! 50 STATE OF HAWAII DEPARTMENT OF HEALTH P.O. BOX 916 HILO, HAWAII 96721 -0916 MEMORANDUM DATE: July 8, 2010 TO: Bobby Jean Leithead Todd Planning Director, County of Hawaii FROM: Steven K.J.M. Okoji Acting District Environmental Health Program Chief SUBJECT: State Land Use Boundary Amendment Application (SLU 10- 000027) Request: Agricultural to Urban Change of Zone Application (REZ 10- 000127) Request: A -5a to RS -10 Applicant: Hualalai Partners of Kona, LLC Tax Map Key: 7 -5 -17:43 The subject project is located within or near proximity to the County sewer system. Wastewater Branch supports the sewer requirements made by the County for the proposed project. 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. The Department of Health (DOH), Clean Water Branch (CWB), acknowledges receipt of the subject document on June 7, 2010. The CWB has reviewed the limited information contained in the subject document and offers the following comments: 1. The Army Corps of Engineers should be contacted at (808) 438 -9258 for this project. Pursuant to Federal Water Pollution Control Act (commonly known as the "Clean Water Act" (CWA)), Paragraph 401(a)(1), a Section 401 Water Quality Certification (WQC) is required for "[a]ny applicant for Federal license or permit to conduct any activity including, but not limited to, the construction or operation of facilities, which may result in any discharge into the navigable waters... ". The term "discharge" is defined in CWA, Subsections 50 Planning Dept. SCANNED Exhibit 8' 061481 t_1r BJ Leithead Todd July 8, 2010 Page 2 of 4 502(12), and 502(6); Title 40, Code of Federal Regulations, Section 122.2, and Hawaii Administrative Rules (HAR), Chapter 11 -54. 2. In accordance with HAR, Sections 11 -55 -04 and 11 -55- 34.05, the Director of Health may require the submittal of an individual permit application or a Notice of Intent (NOI) for general permit coverage authorized under the National Pollutant Discharge Elimination System (NPDES). a. An application for an NPDES individual permit is to be submitted at least 180 days before the commencement of the respective activities. The NPDES application forms may also be picked up at our office or downloaded from our website at: http: / /www.hawaii.gov /health /environmental /water /cleanwater /forms /indi v- index.html. b. An NOI to be covered by an NPDES general permit is to be submitted at least 30 days before the commencement of the respective activity. A separate NOI is needed for coverage under each NPDES general permit. The NOI forms may be picked up at our office or downloaded from our website at: http: / /www.hawaii. gov /health/ environmental /water /cleanwater /forms /genl - index.html. i. Storm water associated with industrial activities, as defined in Title 40, Code of Federal Regulations, Sections 122.26(b)(14)(i) through 122.26(b)(14)(ix) and 122.26(b)(14)(xi). [HAR, Chapter 11 -55, Appendix B] ii. Construction activities, including clearing, grading, and excavation, that result in the disturbance of equal to or greater than one (1) acre of total land area. The total land area includes a contiguous area where multiple separate and distinct construction activities may be taking place at different times on different schedules under a larger common plan of development or sale. An NPDES permit is required before the commencement of the construction activities. [HAR, Chapter 11 -55, Appendix C] iii. Discharges of treated effluent from leaking underground storage tank remedial activities. [HAR, Chapter 11 -55, Appendix D] iv. Discharges of once through cooling water less than one (1) million gallons per day. [HAR, Chapter 11 -55, Appendix E] v. Discharges of hydrotesting water. [HAR, Chapter 11 -55, Appendix F] vi. Discharges of construction dewatering effluent. [HAR, Chapter 11 -55, Appendix G] BJ Leithead Todd July 8, 2010 Page 3 of 4 vii. Discharges of treated effluent from petroleum bulk stations and terminals. [HAR, Chapter 11 -55, Appendix H] viii. Discharges of treated effluent from well drilling activities. [HAR, Chapter 11 -55, Appendix I] ix. Discharges of treated effluent from recycled water distribution systems. [HAR, Chapter 11 -55, Appendix J] x. Discharges of storm water from a small municipal separate storm sewer system. [HAR, Chapter 11 -55, Appendix K] xi. Discharges of circulation water from decorative ponds or tanks. [HAR, Chapter 11 -55, Appendix L] 3. In accordance with HAR, Section 11- 55 -38, the applicant for an NPDES permit is required to either submit a copy of the new NOI or NPDES permit application to the State Depaitment of Land and Natural Resources, State Historic Preservation Division (SHPD), or demonstrate to the satisfaction of the DOH that the project, activity, or site covered by the NOI or application has been or is being reviewed by SHPD. If applicable, please submit a copy of the request for review by SHPD or SHPD's determination letter for the project. 4. Any discharges related to project construction or operation activities, with or without a Section 401 WQC or NPDES permit coverage, shall comply with the applicable State Water Quality Standards as specified in HAR, Chapter 11 -54. Hawaii Revised Statutes, Subsection 342D -50(a) requires that "[n]o person, including any public body, shall discharge any water pollutants into state waters, or cause or allow any water pollutant to enter state waters except in compliance with this chapter, rules adopted pursuant to this chapter, or a permit or variance issued by the director." If you have any questions, please contact Ms. Joanna Seto, Supervisor of the Engineering Section, CWB, at (808) 586 -4309. 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: http: // hawaii .gov /health/environmental/ env- planning/landuse /landuse.html. Any comments specifically applicable to this project should be adhered to. The same website also features a Healthy Community Design Smart Growth Checklist (Checklist) created by Built Environment Working Group (BEWG) of the Hawaii State Department of Health. The BEWG recommends that state and county planning departments, developers, planners, engineers and other interested parties apply the healthy built environment principles in the Checklist whenever they plan or review new developments or redevelopments BJ Leithead Todd July 8, 2010 Page 4 of 4 projects. We also ask you to share this list with others to increase community awareness on healthy community design. 1 WORD:SLU 10- 000027 REZ 10- 000127.my OF y __ _ � 9 - - - LINDA LINGLE y� r KATHRYN S. MATAYOSHI GOVERNOR r ,. S f . \ ' INTERIM SUPERINTENDENT [[ _tgs.p NIB Arc ` � , r 4 s 111 I cY Pri €' 0 STATE OF HAWAI 1 DEPARTMENT OF EDUCATION P.O. BOX 2360 HONOLULU, HAWAII 96804 OFFICE OF SCHOOL FACILITIES AND SUPPORT SERVICES June 15, 2010 Ms. BJ Leithead Todd, Planning Director County of Hawaii Planning Department 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720 Dear Ms. Todd: Subject: State Land Use Boundary Amendment Application SLU 10- 000027 and Change of Zone Application REZ 10- 000127, Hualalai Partners of Kona, LLC, TMK (3) 7 -5 -17:43 The Department of Education (DOE) has reviewed the State Land Use Boundary Amendment Application and the Change of Zone Application for Hualalai Partners of Kona, LLC. As noted by the Applicant, this project is within the boundaries of the West Hawaii School Impact Fee District and is subject to school impact fees. The Applicant should enter into an Education Contribution Agreement with the DOE. If you have any questions, please contact Jeremy Kwock of the Facilities Development Branch at (808) 377 -8301. Sincerely yours, Duane Y. Kashiwai Public Works Administrator Facilities Development Branch DYK:jmb c: Art Souza, CAS, Honokaa /Kealakehe /Kohala/Konawaena Complex Areas Steven S. C. Lim, Esq., Carlsmith Ball LLP Planning Dept. f 4 47 I AN AFFIRMATIVE ACTION AND EQUAL OPPORTUNITY EMPLOYER " "" CARLSMITH BALL LL' ` ' co A LIMITED LIABILITY LAW PARTNERSHIP gl 121 WAIANUENUE AVENUE z ,1131 - PM 2: 8 P.O. Box 686 HILO, HAWAII 96721 -0686 TELEPHONE 808.935.6644 FAX 808.935.7975 W W W.CARLSMTTH.COM SLIM @CARLSMITH.COM July 7, 2010 VIA U.S. MAIL Darryl Oliveira, Fire Chief County of Hawaii Fire Department 25 Aupuni Street, Suite 2501 • Hilo, Hawaii 96720 Re: State Land Use Boundary Amendment Application (SLU 10- 000027) and Change of Zone Application (10- 000127) Hualalai Partners of Kona, LLC TMK:(3) 7 -5 -17:43 Dear Chief Oliveira: We have received your memorandum to the Planning Director dated June 24, 2010. The following responds to your comments. Fire Apparatus Access Roads Regarding fire apparatus access roads, we will comply with the requirements of the Uniform Fire Code Section 10.207 prior to Final Subdivision Approval. Water Supply Regarding water supply, we will comply with the requirements of the Uniform Fire Code Section 10.301(c) prior to Final Subdivision Approval. Sincerely, tiO Steven S. SCANNED SSL /rma 1U( +J 9 MU Planning p c c: v BJ Leithead Todd, Planning Department - - f Hualalai Partners of Kona, LLC ExhIbit HONOLULU • HILO • KONA • MAUI • GUAM • SAIPAN • LOS ANGELES 4826 - 8088 - 0646.1.058108 -00001 CARLSMITH BALL LLP A LIMITED LIABILITY LAW PARTNERSHIP 121 WAIANUENUE AVENUE P.O. Box 686 HILO, HAWAII 96721 -0686 TELEPHONE 808.935.6644 FAx 808.935.7975 W W W.CARLSMTTH.COM SLIM@CARLSMITH.COM July 7, 2010 VIA U.S. MAIL Duane Y. Kashiwai, Public Works Administrator Office of School Facilities and Support Services - Facilities Development Branch State of Hawaii Department of Education Post Office Box 2360 Honolulu, Hawaii 96804 Re: State Land Use Boundary Amendment Application (SLU 10- 000027) and Change of Zone Application (10- 000127) Hualalai Partners of Kona, LLC • TMK:(3) 7 -5 -17:43 Dear Mr. Kashiwai: We have received your letter dated June 15, 2010. The following responds to your comments. We acknowledge that the Project is within the boundaries of the West Hawaii School Impact Fee District and will be subject to school impact fees. Regarding the Education Contribution Agreement with the DOE, we will comply with the requirements of the DOE prior to Final Subdivision Approval. Sincerely, I) Steven S. m SSL /rma cc: ,i43J Leithead Todd, Planning Department Hualalai Partners of Kona, LLC HONOLULU • HILO KONA • MAUI • GUAM • SAIPAN • Los ANGELES 4812-3738-4454 1 058108-00001 CARLSMITH BALL LLP A LIMITED LIABILITY LAW PARTNERSHIP 121 WAIANUENUE AVENUE P.O. Box 686 HILo, HAWAII 96721 -0686 TELEPHONE 808.935.6644 FAX 808.935.7975 W W W.CARLSMTTH.COM SLIM @CARLSMITH.COM July 7, 2010 VIA U.S. MAIL Henry J. Tavares Jr., Assistant Chief Area II Operations County of Hawaii Police Department 349 Kapiolani Street Hilo, Hawaii 96720 -3998 Re: State Land Use Boundary Amendment Application (SLU 10- 000027) and Change of Zone Application (10- 000127) Hualalai Partners of Kona, LLC TMK:(3) 7 -5 -17:43 Dear Mr. Tavares: We have received your memorandum to the Planning Director dated June 10, 2010. We acknowledge that you have no comments to offer at this time. Sincerely, Steve im SSL /rma cc: /BJ Leithead Todd, Planning Department Hualalai Partners of Kona, LLC HONOLULU • HILO KONA MAUI GUAM SAIPAN Los ANGELES 4843 -5801- 2166.1.058108 -00001 Fr,om:Van Pernis- VanciI Attorney 808 329 6185 07/20/2010 11:01 #544 P.001/004 Van PERNIS - VANCIL Attorneys at Law, A Law Corporation MARK Van P E R N 1 S [shervsv @hawaii.rr.com] -GARY W. V A N C I L [vsv @hawaii.rr.com] 75 -167F Hualalai Road, Suite B, Kailua -Kona, Hawaii 96740 -1714 Phone (808) 329 -3551 Fax (808) 329 -6185 July 20, 2010 County of Hawaii Planning Department Hanama Place 75 -5706 Kuakini Highway, Suite 109 Kailua -Kona, Hawaii 96740 Re: Change of Zone Application RF7, 10- 000127 TMK (3)7 -5- 017:043 Applicant: Hualalai Partners of Kona Dear Planning Department, I am contacting you on behalf of The Heights at Hualalai, which includes many of the surrounding property owners as to the above referred to project. Although the Association is a surrounding property owner as to common subdivision elements, it was not notified of the application, nor has there been any notice of a public hearing before a Planning Commission concerning this matter. It is our understanding that the subject application seeks State Land Use redesignation from "agricultural" to "urban" and a change of zoning from Agricultural 5 -acre ( "A -5 ") to Residential — 10,000 square feet (RS -10). My clients are opposed to this application for the following reasons, including what appears to be exploitation or misleading the County of Hawaii at public expense. 1. The subject property, parcel 41, is not classified urban nor within the Kona Community Development Plan (KCDP). Parcel 41's classification as agricultural and exclusion from the KCDP was purposeful, intended to prevent dense development without adequate infrastructure, i.e. increased urban burden on woefully substandard Hualalai Road, and instead concentrate future development using only the adequate urban infrastructure makai of Queen Kaahumanu Highway. The application directly contradicts the State land classification and KCDP without justification or change in circumstances. The applicant's proposed subdivision proposes to use the private road through my client's subdivision to access substandard Hualalai Road, and engages in deception as referred to in sections 3 and 4 below. 2. All existing lots surrounding or near parcel 43, particularly including my client's subdivision are 15,000 to 20,000 square feet and greater. The RS 10 zoning the applicant is seeking is inconsistent and too dense. It will also depreciate the value of surrounding properties. The application for such dense zoning confirms that the applicant is seeking to be part of the urban makai development off of Queen Kaahumanu Highway such as Kona Vistas and Pualani, but in violation of the KCDP and without adequate infrastructure, all at public expense, and as part of the deception referred to below. 3. The applicant here as to parcel 43 is Hualalai Partners of Kona LLC. The principal of Hualalai Partners is Fugawee LLC. The principal of Fugawee LLC, i.e. the entity behind Hualalai Partners is Brendan Lee, LLC, a California entity. The principal /agent of Brendan Lee, LLC is Lee C. Barrett of Huttington Beach, California. Immediate adjoining Hualalai Partners parcel 43 is another fifteen acre parcel TMK (3)7- 5- 017:042 with a concurrent application for development. It is owned by Hu -Ko -Pa LLC, the principal of which is Brendan Lee, LLC, and Mr. SCANNED Planning Dept. JUL Exhibit (7 By: Q . 0 71 From:Van, Pernis- Vancil Attorney 808 329 6185 07/20/2010 11:02 #544 P.002/004 County of Hawaii Planning Department July 20, 2010 Page Two Barrett. In other words, Parcels 42 and 43 are a 30 acre development by the same entity (Brendan Lee, LLC), which seeks to deceive by presenting two fifteen acre developments as if they were unrelated. In addition, Brian Cook Development, Inc. has concurrent applications: Rezoning Request #10 -029; and State Land Use Boundary Amendment #SLU10- 00029; for development of a fifteen acre parcel TMK (3)7 -5- 017:041. JKS Partners LP has a concurrent application for development of the 15 acre parcel TMK (3)7 -5- 017:040, Rezoning Request #10 -028 and State Land Use Boundary Amendment #SLU 10- 00028. In other words, a joint sixty acre development similar to Kona Vistas or Kualanui is before you, disguised as four separate fifteen acre developments. Such a massive development should trigger the requirement of Chapter 343 (environmental protection statement(s) and questions of infil] versus greenfield subdivision, as well as public infrastructure question of a sixty acre development versus a fifteen acre development. Parcels 40, 41 and Brendan Lee, LLC's parcel 42 acre, all in the urban zone and within the KCDP, seek to be urban RS -10 or less developments relying upon urban Queen Kaahumanu Highway and adjoining to or less Kona Vistas subdivision infrastructure. Brendan Lee, LLC's parcel 43, an agriculture parcel adjoining Hualalai Road 11, outside the KCDP, and adjoining much larger lots, and seeking to use The Heights at Hualalai infrastructure cannot and should not be treated as the same as parcels 40, 41 and Brendan Lee, LLC's parcel 42. 4. The Heights at Hualalai was required to have a buffer along substandard Hualalai Road and to construct Hualalai Road improvements (turn lane) into its subdivision. The applicant apparently seeks to use those improvements and a private internal road of The Heights at Hualalai for its urban access. However that private internal road stops at TMK (3)7 -5- 017:022, an agricultural classified parcel outside the KCDP. Where is the applicant's authority to use and over burden the private internal road of The Heights at Hualalai? Where is the authority to use and over burden the turn lane on substandard Hualalai Road into The Heights at Hualalai? Where is the authority to run an urban street across TMK (3)7 -5- 017:022 to parcel 43? The applicant may argue that the private Heights at Hualalai road may some day be dedicated to the County, and thus in the future become available for the applicant's profit and development. Such an argument has been made by the applicant's attorney to the developer of The Heights at Hualalai (who was /is represented by the same attorney) when that developer objected to the proposed use of the road he paid for without compensation. Such dedication has not taken place, may never take place (in that the developer may now take action concerning any such condition for dedication, without compensation. In addition, that private road does not extend to the applicant's parcel 42, stopping at undeveloped parcel 22. Although the application itself refers in its section 8 to access through the signalized intersection at "Queen Kaahumanu Highway and Puapua'anui Street," this is a misleading reference because: that intersection is a long ways away; the Hualalai Road intersection is a very short ways away; access to Kailua town from the proposed development via Hualalai Road is much shorter and quicker than a long trip of Paulehia Street, Puapua'anui Street, Queen Kaahumanu Highway, etc. Reality is, like the Heights at Hualalai, Hualalai Road will be the primary access overburdened. From:Van Pernis- Vancil Attorney 808 329 6185 07/20/2010 11:02 #544 P.003 /004 County of Hawaii Planning Department July 20, 2010 Page Three 5. The June 30, 2010 Memorandum of the Department of Public Works concerning the application states the following: 1. Given the re- zoning occurring in this area and in the interest of connectivity, roadway connections to adjoining parcels should be provided in accordance with a master plan for the area. A direct connection to Hualalai Road should be required or shared with parcel 42 in accordance with an approved master plan. 2. All connecting roadways should be constructed to dedicable standards and dedicated to the County. Concrete curbs, gutters, and sidewalks should be required in areas of pedestrian traffic in conformance with adjoining development and DPW policy. 3. Hualalai Road, the collector street serving the subject property, is a County Road. It has an 18- 20 -ft. wide pavement within a variable right -of -way width. It is substandard based on width, alignment and roadside hazard clearances. The General Plan calls for 60 foot wide right -of -way for new collector streets. 4. Access to Hualalai Road, including the provision of adequate sight distances, shall meet with the approval of DPW. Vehicular access to the individual lots shall not be from Hualalai Road. 5. In considering the existing and future needs for the Hualalai Road right -of -way, a 50 -foot width will be adequate to serve as a collector street with paved shoulders if widening is provided where turning lanes may be needed in the future. We foresee a future need for left turning lanes on Hualalai Road at any development entry and a the intersection with Hienaloli- Kahului Road. The applicant shall realign the right -of -way property line along the entire subject property frontage of Hualalai road to provide an alignment meeting with the approval of the DPW and dedicate additional right -of -way to the County equal to or more that one -half the difference between the existing right -of -way and the realigned 50 -foot wide right -of -way. An additional 5 -foot wide future road widening setback easement shall be provided along the entire subject property frontage and dedicated to the County upon request at no cost to the County. (Emphasis added.) It should be made clear to the applicant that access must be only as stated by the Department of Public Works, from an improved Hualalai Road. The only alternative would be for access makai through parcel 42 and Kona Vistas, or down through parcels 41 and 40 to Queen Kaahumanu Highway. From:Van Pernis- VanciI Attorney 808 329 6185 07/20/2010 11:03 #544 P.004 /004 County of Hawaii Planning Department July 20, 2010 Page Four The zoning RS -10 must be denied. Parcel 43's zoning must be compatible in The Heights at Hualalai's RS -15 and RS -20. Your response will be appreciated. Please inform me of all public hearings concerning this matter, and any amendments to the application. Feel free to contact me at any time in this matter. Sincerely, VAN P • : — V IL M --K VA P' NIS MVPlsam c. Heights on Hualalai Community Association B.J. Leithead -Todd, County of Hawaii Planning Director Steven S. C. Lim, Esq. Board of Land and Natural Resources RHuaPartSLU.doc -8/4/ 10 COUNTY OF HAWAII PLANNING DEPARTMENT RECOMMENDATION HUALALAI PARTNERS OF KONA, LLC STATE LAND USE BOUNDARY AMENDMENT (SLU 10 -27) Upon careful review of the request, the Planning Director recommends that a favorable recommendation for the State Land Use Boundary Amendment application be forwarded to the County Council. This recommendation does not, however, sanction the specific plans submitted with the application as they may be subject to change given the specific code and regulatory requirements of the affected agencies. Since this recommendation is made without the benefit of public testimony, the Director reserves the right to modify and /or alter this position based upon additional information presented at the public hearing. The favorable recommendation is based on the following findings: The approval of the reclassification from the State Land Use Agricultural to the Urban District will not be violative of Section 205 -2, Chapter 205, Hawaii Revised Statutes, nor will it be inconsistent with the Land Use Commission Rules and the County General Plan. According to the Land Use Commission Rules, one of the standards for considering an area for urban reclassification states that "In determining urban growth for the next ten years, or in amending the boundary, land contiguous with existing urban areas shall be given more consideration than non - contiguous land, and particularly when indicated for future urban use on state or county general plans." The project area conforms to this standard as it is situated adjacent to existing Urban - designated lands to the west. The applicant's request to designate 14.968 acres into the Urban District reflects the infilling of Agricultural -lands within this section of North Kona already surrounded by Urban - designated lands to the west. The applicant requests a concurrent Change of Zone from Agricultural (A -5a) to Single - Family Residential 10,000 square feet (RS -10) to develop a 45 -lot single family residential subdivision on the site. The applicant intends to submit a Planned Unit Development (PUD) application, which, -1- if approved, will allow for flexibility in lot and roadway design that includes smaller lot sizes of approximately 7,000 square feet to be accessed by non - dedicable roadways. The Urban District request would be consistent with the goals and polices of the Land Use element of the General Plan. The LUPAG Map component of the General Plan is a representation of the document's goals, policies, standards and courses of action. It is also a graphic depiction of the physical relationship between the various land uses. The LUPAG Map establishes the basic urban and non -urban form for areas within the County. The Urban District request conforms to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map, which designates this area as Urban Expansion Area. Thus, the area under consideration is consistent with the urban form established for this section of North Kona as depicted on the LUPAG Map. The project site is located in an urban -like setting adequately served by transportation, utilities, commercial establishments and other amenities. The reclassification and proposed rezoning will allow the property to be used for the development of a 45 -lot single- family residential subdivision. The urban classification also conforms to the standard that the development is within reasonable proximity to centers of trading and employment and basic services such as schools, police and fire protection, transportation systems and water. The project site is located near the Kailua -Kona urban area, and thus conforms to the Land Use Commission Rules that encourages urban development in close proximity to existing developments, services and facilities. The primary project access will be from the project's makai boundary connecting to the adjacent property (TMK: 7 -5 -17: 42) makai or west of the site, and south at Paulehia Street in the Pualani Estates Subdivision through the signalized intersection at Queen Ka`ahumanu Highway and Puapuaanui Street in the Pualani Estates Subdivision. Consistent with the Kona CDP regarding roadway connectivity, the project will include a north -south connector road between the project's potential stub out at the south boundary, and also connect to Hualalai Road through the project's access at the makai boundary connecting to adjacent Parcel 42. Hualalai Road is a County collector street with an 18 to -2- • f E 20 -foot wide pavement with a variable right -of -way. The Department of Public Works (DPW) states, in summary: • Hualalai Road is substandard based on width, alignment and roadside hazard clearances. • The proposed connection to Hualalai Road should be master planned further mauka to serve both the subject property and adjoining Parcel 42 makai of the site. • Realign the right -of -way property line along the entire subject property frontage of Hualalai Road to provide an alignment meeting with the approval of the DPW and dedicate additional right -of -way to the County equal to ore more than one -half the difference between the existing right -of -way and the realigned 50 -foot wide right - of -way. An additional 5 -foot wide future road widening setback easement shall be provided along the entire property frontage and dedicated to the County upon request at no cost to the County. • Provide improvements to the entire frontage of the subject property and Parcel 30 (owned by Kona Coffee and Tea Company) consisting of, but not limited to, grading pavement widening, drainage improvements, and any relocation of utilities, meeting with the approval of the DPW. Condition H of Ordinance No. 10 2 affecting Parcel 42 requires roadway connections to the subject parcel. Water can be made available to the site. Police and fire protective services are within close proximity to the project site. All essential utilities will be made available to the property. The project is also consistent with the Hawai`i State Plan, a guide for the long - range development of the State. The Plan identifies goals, objectives, policies and priorities for the State and provides a basis for the determination of policies and allocation of limited resources. Section 226 -19 (Objectives and policies for socio - cultural advancement - housing), subsection (b)(1) of the Hawai`i State Plan Chapter 226, HRS, (1996) states "it shall be the policy of this State to effectively accommodate the housing -3- needs of Hawai`i's people ". Section (b)(3) which states, "Increase home ownership and rental opportunities and choices in terms of quality, location, cost, densities, style and size of housing." Thus, the proposed project is consistent with the policies outlined in the Hawai`i State Plan. Urban Districts shall include lands characterized by "city- like" concentrations of people, structures, streets, urban level of services and other related land uses. The project site is located near urban -type uses, including the Pualani Estates Subdivision and Sugar Cane Lane Subdivision. Kailua -Kona, the urban center for West Hawaii with hotels, multi - family residential, single - family residential, public facilities and commercial uses, is located proximate to the site. The property adjacent to the subject property to the west identified as TMK: 7 -5 -17: 42 was reclassified from A -5a to RS -10 by Ordinance No. 10 2 effective February 1, 2010 for approximately 14.437 acres of land to subdivide the property into 53 lots. The property has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. The U.S. Federal Emergency Management Agency designates the property as Zone "X ", areas outside of the 500 -year flood plain. Any improvements to the property must comply with Chapter 27 of the County Code relating to Flood Hazard Control. Thus, the reclassification meets the standard which states that the lands included within the urban district "... shall be those with satisfactory topography and drainage and reasonably free from the danger of floods, tsunami and unstable soil conditions and other adverse environmental effects." While the project site is situated within the State Land Use Agricultural and County's Agricultural (A -5a) zoned district it is not currently being used for active agricultural purposes. The property is unclassified under the State of Hawaii's Agricultural Lands of Importance to the State of Hawaii (ALISH) Map and is not in agricultural use. The project site is vacant and heavily vegetated. The Land Use Study Bureau's Overall Master Productivity Rating for the soils in the area is "D" or "Poor ". An Archaeological Inventory Survey dated August 2005 was prepared by Bulgrin -4- and Rechtman Consulting, LLC and submitted to the DLNR -HPD. The survey was approved by the DLNR -HPD on January 25, 2006. Six archaeological sites were identified, including historic walls, a ranching enclosure, and a terraced outcrop (temporary habitation site). All six sites were assessed as significant, and additional data recovery was recommended for the temporary habitation site. In addition, an Archaeological Data Recovery of SIHP Sites 24558 and 24563 report of two temporary habitation sites concluded that both sites warranted mitigation in the form of data recovery. On November 30, 2009, the DLNR -HPD approved the report. With the acceptance by DLNR of the inventory survey and subsequent data recovery reports, proper archaeological mitigation reassures have been completed and no further work is recommended. The reclassification of 14.968 acres from the Agricultural to the Urban designation will not be detrimental to the reduction of this area from the agricultural land inventory in the County of Hawai`i. Based on the above, the approval of the State Land Use Boundary Amendment from the Agricultural to the Urban District complements the State Land Use District Regulations and is supportive of the Hawaii State Plan. The accompanying draft bill to amend the State Land Use Boundaries Map is provided for your favorable consideration. -5- SS COUNTY OF HAWAII +_�!_+- STATE OF HAWAII Epp H► BILL NO. ORDINANCE NO. Km- A ;`_ AN ORDINANCE AMENDING THE STATE LAND USE BOUNDARIES MAPS FOR THE COUNTY OF HAWAII BY CHANGING THE DISTRICT CLASSIFICATION FROM THE AGRICULTURAL TO THE URBAN DISTRICT AT KAHULUI 2 NORTH KONA, HAWAII, COVERED BY TAX MAP KEY: 7 -5- 017:043. BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII: SECTION 1. The State Land Use Boundaries Maps for the County of Hawai`i are amended to change the district classification of property described hereinafter as follows: The district classification of the following area situated at Kahului 2 " North Kona, Hawai`i, shall be Urban: Beginning at the Southwesterly corner of this parcel of land, being also the Southeasterly corner of Lot D, the Northeasterly corner of Lot 131 of Pualani Estates subdivision and a point on the Northwesterly side of Royal Patent 6716 Land Commission Award 4887, Apana 2 to Thomas Sams the coordinates of said point of beginning referred to Government Survey Triangulation Station "KAHELO" being 1,894.92 feet North, 6,654.29 feet East and running by azimuths measured clockwise from True South: Thence, along Lot D, and the remainder of Royal Patent 1669, Land Commission Award 8516 -B, Apana 3 to Kamaikui: 1. 158° 16' 12" 715.98 feet to a point; Thence, for the next two (2) courses following along the Southerly side of Hualalai Road: 2. 250° 07' 30" 24.88 feet to a point; 3. 258° 39' 30" 35.12 feet to a point; Thence along Lot 1: 4. 252° 53' 25" 141.12 feet to a point; Thence along Lot 1; along the middle of a stonewall and along Grant 983 to Kipola: 5. 256° 21' 32" 281.08 feet to a point; Thence, for the next two (2) courses along Lot 1 and the remainder of Royal Patent 1669 Land Commission Award 8516 -B Apana 3 to Kamaikui: 6. 34T 08' 00" 126.74 feet to a point; 7. 257° 08' 00" 184.67 feet to a point; Thence, for the next twenty eight (28) courses following along the Southerly side of Hualalai Road: 8. 306° 24' 30" 14.19 feet to a point; 9. 300° 46' 30" 34.99 feet to a point; 10. 297° 35' 30" 64.03 feet to a point; 11. 300° 44' 30" 34.78 feet to a'point; 12. 307° 05' 30" 41.37 feet to a point; 13. 302° 23' 30" 38.59 feet to a point; 14. 303° 03' 00" 22.82 feet to a point; 15. 290° 19' 00" 20.64 feet to a point; 16. 279° 35' 30" 23.87 feet to a point; 17. 273° 18' 30" 25.35 feet to a point; 18. 264° 35' 30" 92.14 feet to a point; 19. 268° 18' 00" 54.95 feet to a point; 20. 274° 07' 00" 37.18 feet to a point; 21. 278° 01' 30" 51.30 feet to a point; 22. 295° 14' 30" 22.05 feet to a point; 23. 308° 19' 30" 20.69 feet to a point; -2- 24. 325° 39' 30" 20.68 feet to a point; 25. 334° 17' 30" 21.48 feet to a point; 26. 336° 02' 30" 33.82 feet to a point; 27. 340° 24' 30" 67.33 feet to a point; 28. 334° 52' 00" 6.52 feet to a point; 29. 341° 39' 30" 26.14 feet to a point; 30. 347° 00' 30" 72.51 feet to a point; 31. 350° 18' 30" 18.90 feet to a point; 32. 345° 48' 30" 19.77 feet to a point; 33. 329° 30' 30" 15.17 feet to a'point; 34. 307° 10' 30" 42.94 feet to a point; 35. 316° 36' 30" 11.53 feet to a point; Thence for the next nineteen (19) courses along the middle of stonewall; along Royal Patent 6716, Land Commission Award 4887, Apana 2 to Thomas Sams: 36. 72° 44' 30" 66.50 feet to a point; 37. 74° 32' 20" 77.76 feet to a point; 38. 87° 49' 10" 36.53 feet to a point; 39. 70° 17' 20" 80.56 feet to a point; 40. 80° 42' 40" 38.66 feet to a point; 41. 77° 56' 10" 30.09 feet to a point; 42. 85° 08' 40" 56.81 feet to a point; 43. 95° 30' 20" 32.20 feet to a point; -3- 44. 83° 15' 10" 37.88 feet to a point; 45. 93° 22' 50" 40.53 feet to a point; 46. 78° 31' 30" 30.97 feet to a point; 47. 6T 43' 30" 25.01 feet to a point; 48. 83° 04' 15" 75.51 feet to a point; 49. 76° 43' 50" 56.82 feet to a point; 50. 79° 32' 10" 85.53 feet to a point; 51. 70° 31' 50" 49.92 feet to a point; 52. 81° 42' 30" 63.08 feet to a point; 53. 77° 02' 50" 54.92 feet to a point; 54. 76° 18' 30" 192.73 feet to a point of beginning and containing an area of 14.968 Acres, more or less. All as shown on the map attached hereto, marked Exhibit "A" and by reference made a part hereof. SECTION 2. In the event that any portion of this ordinance is declared invalid, such invalidity shall not affect the other parts of this ordinance. SECTION 3. This ordinance shall take effect upon its approval. INTRODUCED BY: COUNCIL MEMBER, COUNTY OF HAWAII Hilo, Hawai`i Date of Introduction: Date of 1st Reading: Date of 2nd Reading: Effective Date: -4- A LT URAL AGRICULTURAL TMK: (3)7-5-017:043 11 AGRICULTURAL TO URBAN 14.968 ACRES • AGRICULT ', Z . _w Z AGRICULTURAL% � I TURAL AGRI 'ICULTU•. URBAN LTURAL S Y �� AGRICUL AGRICULTURAL 11111 i UR , 0 °‘1111 : °0151 • I 11111111 Alliel illiky . URBAN y 14 'U. o BA N : • fl r• I filliRBA 111111111ABAN riling' 1111111-1111111 vis *Ilk * 1 Feet 0 250 500 1,000 1,500 AMENDMENT TO THE STATE LAND USE BOUNDARIES MAPS AMENDING THE STATE LAND USE BOUNDARIES MAP FOR THE COUNTY OF HAWAII, BY CHANGING THE DISTRICT CLASSIFICATION FROM THE AGRICULTURAL DISTRICT TO THE URBAN DISTRICT AT KAHULUI 2nd, NORTH KONA, HAWAI'I MAP PREPARED BY: COUNTY OF HAWAII, PLANNING DEPARTMENT TM K: (3)7-5-017:043 DATE: Jun 4, 2010 EXHIBIT "A" Hualalai Partners of Kona, LLC Map: 10 -178 • RHuaPartREZ.doc- 9/21 /10 COUNTY OF HAWAII PLANNING DEPARTMENT RECOMMENDATION HUALALAI PARTNERS OF KONA, LLC CHANGE OF ZONE APPLICATION (REZ 10 -27) Upon review of the request for a Change of Zone from Agricultural 5 -acres (A -5a) to Single- Family Residential 10,000 square feet (RS -10) on approximately 14.968 acres of land against the guidelines for granting a change of zone, the Planning Director recommends that a favorable recommendation for a Change of Zone request be forwarded to the County Council. This recommendation does not, however, sanction the specific plans submitted with the application as they may be subject to change given the specific code and regulatory requirements of the affected agencies. Since this recommendation is made without the benefit of public testimony, the Director reserves the right to modify and/or alter this recommendation based upon additional information presented at the public hearing. This favorable recommendation is based on the following findings: The applicant requests a Change of Zone from Agricultural (A -5a) to Single - Family Residential (RS -10) to develop a 45 -lot single- family residential subdivision on the property. The applicant intends to submit a Planned Unit Development (PUD) application, which, if approved, will allow for flexibility in lot and roadway design that includes smaller lot sizes of approximately 7,000 square feet to bo accessed by non- dedicable roadways. The applicant also requests a concurrent processing of a State Land Use Boundary Amendment from Agricultural to Urban. In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County. -1- 1 s , The Change of Zone request from a Agricultural (A -5a) to Single - Family Residential 10,000 square feet (RS -10) conforms to, among others, the goals, policies and standards of the General Plan Economic and Land Use Elements. The property is zoned A -5a and the State Land Use designation is Agricultural. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and non -urban form for areas within the County. The subject area is designated Urban Expansion Area. This designation allows for a mix of high density, medium density, low density, industrial, industrial - commercial and/or open designations in areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been determined. Thus, the proposed development would be consistent with the General Plan land use designation and will be in harmony with the character of the surrounding neighborhood and result in an intensity of land utilization no higher than as permitted or as otherwise specified for the district in which this proposed development occurs. The Kona Community Development Plan (KCDP) adopted by Ordinance No. 08 131 effective September 25, 2008 identifies the property as Kona Urban Area. The project is consistent with the Land Use and Transportation policies in the KCDP, as the project is considered an "infill" rezoning. The project will provide a north -south connector road through the development, consistent with the recommendation of the KCDP. Surrounding properties are zoned A -la, A -5a and RS -7.5. The project site is located northeast of the Pualani Estates Subdivision (RS -7.5). Sugar Cane Lane Subdivision (RS -15) is located mauka of the Pualani Estates Subdivision. Nearby properties are vacant or in residential uses. The property adjacent to the subject property to the west identified as TMK: 7 -5 -17: 42 was reclassified from A -5a to RS -10 by Ordinance No. 10 2 effective February 1, 2010 for approximately 14.437 acres of land to subdivide the property into 53 lots. The applicant also proposed to submit a Planned Unit Development application to allow smaller lot sizes of approximately 7,500 square feet. Construction of the infrastructure was proposed to be completed within twelve (12) —2— • • • months of Final Subdivision Approval. Therefore, a favorable recommendation of this change of zone request will be consistent with the existing land uses within this portion of North Kona. The project site's proximity to schools would foster educational opportunities for students as well as residents in the nearby community. The Federal Emergency Management Agency designates the property as Zone "X ", an area determined to be outside of the 500 -year flood plain. The property is unidentified by the Agricultural Lands of Importance to the State of Hawaii (ALISH) System and is not currently being used for any agricultural activities. Soils within the 3 property and surrounding area are classified as "D" or "Poor" for agricultural productivity by the Land Study Bureau. The primary project access will be from the project's makai boundary connecting to the adjacent property (TMK: 7 -5 -17: 42) west or makai of the site, and south at Paulehia Street in the Pualani Estates Subdivision through the signalized intersection at Queen Ka`ahumanu Highway and Puapuaanui Street in the Pualani Estates Subdivision. Consistent with the Kona CDP regarding roadway connectivity, the project will include a north -south connector road between the project's potential stub out at the south boundary, and also connect to Hualalai Road through the project's access at the makai boundary connecting to adjacent Parcel 42. Hualalai Road is a County collector street with an 18 to 20 -foot wide pavement with a variable right -of -way. The Department of Public Works (DPW) states, in summary: • Hualalai Road is substandard based on width, alignment and roadside hazard clearances. • The proposed connection to Hualalai Road should be master planned further mauka to serve both the subject property and adjoining Parcel 42 makai of the site. • Realign the right -of -way property line along the entire subject property frontage of Hualalai Road to provide an alignment meeting with the approval of the DPW and dedicate additional right -of -way to the County equal to or more than one -half the difference between the existing right -of -way and the realigned 50 -foot wide right -of -way. An additional 5 -foot wide future road widening setback easement -3- shall be provided along the entire property frontage and dedicated to the County upon request at no cost to the County. • Provide improvements to the entire frontage of the subject property and Parcel 30 (owned by Kona Coffee and Tea Company) consisting of, but not limited to, grading pavement widening, drainage improvements, and any relocation of utilities, meeting with the approval of the DPW. Condition H of Ordinance No. 10 2 affecting Parcel 42 requires roadway connections to the subject parcel. Pursuant to Section 25 -2 -46, Concurrency Requirements of the Zoning Code, a Traffic Impact Analysis Report is required of all major developments that can generate 50 or more peak hour trips within six months before the submission of a change of zone. The applicant has submitted a TIAR conducted by Witcher Engineering, LLP dated May, 2010 (Attachment I in the application). The report concluded that the short term impact of construction would not have a significant effect along Hualalai Road. The TIAR also concluded that the long term effect of this project on the Queen Ka`ahumanu Highway/Hualalai Road intersection is minimal. In addition to the analysis of other intersections in the nearby vicinity, the TIAR examined the overall traffic impact of the proposed project, including the primary access road at Puapuaanui Street in the Pualani Estates Subdivision from the Queen Ka`ahumanu Highway and the secondary access road at the intersection of Hualalai Road and Paulehia Road. The TIAR concluded that "the levels of service at the intersection of a) Puapuaanui Street and the Queen Ka`ahumanu Highway and 2) Hualalai Road and Hienaloli Road to be "A" or "B" during the AM and PM peak hours and are thus acceptable levels of service in compliance with Concurrency Requirements for traffic impact analysis reports of the Hawai`i County Code." All utilities and services are available to the site. County water is available to the project site. The Department of Water Supply states that the applicant is a member of the Waiaha System, LLC, which executed a Water Development Agreement with the Water Board to secure water commitments for the development. The DWS has stated that a water commitment has been secured for 61 units through the agreement. The DWS is currently reviewing construction plans for the installation of a 16 -inch waterline to be -4- placed within a private waterline easement within the subject property. Water will be made available from the new 16 -inch waterline after all water system improvements have been completed in accordance with the agreement. The project will connect to the County sewerline after the approval of a Sewer Extension application by the Department of Environmental Management, which is is expected due to adequate capacity of the sewer system servicing the project area. All essential utilities are available to the property. The subject request is not contrary to Chapter 205A, Hawaii Revised Statutes, relating to Coastal Zone Management Area. The property is located mauka of the Queen Ka`ahumanu Highway and not within the Special Management Area. As such, the project site will not be impacted by coastal hazard and beach erosion. There are no identified recreational resources, public access to the shoreline or mountain areas, designated scenic and open space preserves, coastal ecosystems, marine resources or other natural and environmental resources in the immediate project area. Thus, the proposed request and use of the property will not adversely impact those resources. An Archaeological Inventory Survey dated August 2005 was prepared by Bulgrin and Rechtman Consulting, LLC and submitted to the DLNR -HPD. The survey was approved by the DLNR -HPD on January 25, 2006. Six archaeological sites were identified, including historic walls, a ranching enclosure, and a terraced outcrop (temporary habitation site). All six sites were assessed as significant, and additional data recovery was recommended for the temporary habitation site. In addition, an Archaeological Data Recovery of SIHP Sites 24558 and 24563 report of two temporary habitation sites concluded that both sites warranted mitigation in the form of data recovery. On November 30, 2009, the DLNR -HPD approved the report. According to the applicant, there are no known rare or endangered flora or fauna on the site. With the acceptance by DLNR of the inventory survey and subsequent data recovery reports, proper archaeological mitigation reassures have been completed and no further work is recommended. In view of the Hawaii State Supreme Court's "PASH" and "Ka Pa'akai 0 Ka'Aina" decisions, the issue relative to native Hawaiian gathering and fishing rights must be addressed. These rights must be addressed in terms of the cultural, historical, -5- and natural resources and the associated traditional and customary practices of the site. Investigation of valued resources: The following studies were included in the application: • An Archaeological Inventory Survey of TMK: 3 -7 -5 -017: 043, August, 2005, prepared by Bulgrin and Rechtman Consulting, LLC and submitted to the DLNR- HPD. The survey was approved by the DLNR -HPD on January 25, 2006. • Archaeological Data Recovery of SIHP Sites 24558 and 24562, TMK: 3 -7 -5 -017: 042 and 043 prepared by Rechtman Consulting, revised June 2009. The valuable cultural, historical, and natural resources found in the area: The archaeological /cultural surveys conducted on the project site revealed no endangered species. The recommended data recovery for sites identified as significant will be followed. A standard condition will be included to require the applicant to cease work and notify the DLNR -HPD should any remains be discovered on the site, until given clearance to proceed by the DLNR -HPD. Possible adverse effects or impairment of valued resources: Native vegetation may be destroyed by ground alteration. There is no evidence that the flora in the area are particularly desired or used for cultural practices. With proper mitigation in the form of data recovery, no historic properties will be affected by this project. Feasible actions to protect native Hawaiian rights: The applicant has stated that there is no evidence of any traditional or customary Native Hawaiian rights being practiced on the project site, nor existence of any known valued cultural, historical or native resources in the area. Thus, it is believed that the project would have no adverse impact relative to the cultural and historical resources in the area. To the extent to which traditional and customary Native Hawaiian rights are exercised, the proposed action will not affect traditional Hawaiian rights. Based on the above findings, the approval of the Change of Zone request from an Agricultural (A -5a) to a Single Family Residential (RS -10) zoned district would result in an appropriate land use pattern that will further benefit the public. The accompanying draft bill to amend Section 25 -8 -3 (North Kona Zone Map) of Chapter 25, Zoning Code, of the Hawai`i County Code, is provided for your favorable consideration. Please note the proposed conditions of approval attached to the draft bill. -6- JNty os p;`.. COUNTY OF HAWAII STATE OF HAWAII • • , 4;,• . F N�' � ',` BILL NO. ORDINANCE NO. AN ORDINANCE AMENDING SECTION 25 -8 -3 (NORTH KONA ZONE MAP), ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE 1983 (2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM AGRICULTURAL — FIVE ACRES (A -5a) TO SINGLE - FAMILY RESIDENTIAL — 10,000 { SQUARE FEET (RS -10) AT KAHULUI 2 NORTH KONA, HAWAII, COVERED BY TAX MAP KEY: 7 -5- 017:043. BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII: SECTION 1. Section 25 -8 -3, Article 8, Chapter 25 (Zoning Code) of the Hawai`i County Code 1983 (2005 Edition), is amended to change the district classification of property described hereinafter as follows: The district classification of the following area situated at Kahului 2 " North Kona, Hawai`i, shall be Single- Family Residential — 10,000 square feet (RS -10): Beginning at the Southwesterly corner of this parcel of land, being also the Southeasterly corner of Lot D, the Northeasterly corner of Lot 131 of Pualani Estates subdivision and a point on the Northwesterly side of Royal Patent 6716 Land Commission Award 4887, Apana 2 to Thomas Sams the coordinates of said point of beginning referred to Government Survey Triangulation Station "KAHELO" being 1,894.92 feet North, 6,654.29 feet East and running by azimuths measured clockwise from True South: Thence, along Lot D, and the remainder of Royal Patent 1669, Land Commission Award 8516 -B, Apana 3 to Kamaikui: 1. 158° 16' 12" 715.98 feet to a point; Thence, for the next two (2) courses following along the Southerly side of Hualalai Road: 2. 250° 07' 30" 24.88 feet to a point; -1- 3. 258° 39' 30" 35.12 feet to a point; Thence along Lot 1: 4. 252° 53' 25" 141.12 feet to a point; Thence along Lot 1; along the middle of a stonewall and along Grant 983 to Kipola: 5. 256° 21' 32" 281.08 feet to a point; Thence, for the next two (2) courses along Lot 1 and the remainder of Royal Patent 1669 Land Commission Award 8516 -B Apana 3 to Kamaikui: 6. 347° 08' 00" 126.74 feet to a point; 7. 257° 08' 00" 184.67 feet to a point; Thence, for the next twenty eight (28) courses following along the Southerly side of Hualalai Road: 8. 306° 24' 30" 14.19 feet to a point; 9. 300° 46' 30" 34.99 feet to a point; 10. 297° 35' 30" 64.03 feet to a point; 11. 300° 44' 30" 34.78 feet to a point; 12. 307° 05' 30" 41.37 feet to a point; 13. 302° 23' 30" 38.59 feet to a point; 14. 303° 03' 00" 22.82 feet to a point; 15. 290° 19' 00" 20.64 feet to a point; 16. 279° 35' 30" 23.87 feet to a point; 17. 273° 18' 30" 25.35 feet to a point; 18. 264° 35' 30" 92.14 feet to a point; 19. 268° 18' 00" 54.95 feet to a point; • 20. 274° 07' 00" ;7.18 feet to a point; 21. 278° 01' 30" 51.30 feet to a point; 22. 295° 14' 30" 22.05 feet to a point; 23. 308° 19' 30" 20.69 feet to a point; 24. 325° 39' 30" 20.68 feet to a point; 25. 334° 17' 30" 21.48 feet to a point; 26. 336° 02' 30" 33.82 feet to a point; 27. 340° 24' 30" 67.33 feet to a point; 28. 334° 52' 00" 6.52 feet to a point; 29. 341° 39' 30" 26.14 feet to a point; 30. 347° 00' 30" 72.51 feet to apoint; 31. 350° 18' 30" 18.90 feet to a point; ■ 32. 345° 48' 30" 19.77 feet to a point; 33. 329° 30' 30" 15.17 feet to a point; 34. 307° 10' 30" 42.94 feet to a point; 35. 316° 36' 30" 11.53 feet to a point; Thence for the next nineteen (19) courses along the middle of stonewall; along Royal Patent 6716, Land Commission Award 4887, Apana 2 to Thomas Sams: 36. 72° 44' 30" 66.50 feet to a point; 37. 74° 32' 20" 77.76 feet to a point; 38. 87° 49' 10" 36.53 feet to a point; 39. 70° 17' 20" 80.56 feet to a point; 40. 80° 42' 40" 38.66 feet to a point; 41. 7'7° 56' 10" 30.09 feet to a point; 42. 85° 08' 40" 56.81 feet to a point; 43. 95° 30' 20" 32.20 feet to a point; 44. 83° 15' 10" 37.88 feet to a point; 45. 93° 22' 50" 40.53 feet to a point; 46. 78° 31' 30" 30.97 feet to a point; 47. 67° 43' 30" 25.01 feet to a point; 48. 83° 04' 15" 75.51 feet to a point; 49. 76° 43' 50" 56.82 feet to a point; 50. 79° 32' 10" 85.53 feet to a point; 51. 70° 31' 50" 49.92 feet to a'point; 52. 81° 42' 30" 63.08 feet to a point; 53. 7T 02' 50" 54.92 feet to a point; 54. 76° 18' 30" 192.73 feet to a point of beginning and containing an area of 14.968 Acres, more or less. All as shown on the map attached hereto, marked Exhibit "A" and by reference made a part hereof. SECTION 2. In accordance with Section 25 -2 -44, Hawai`i County Code 1983 (2005 Edition), the County Council finds the following conditions are: Necessary to prevent circumstances which may be adverse to the public health, safety and welfare; or (1) 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 -4- (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 HAWAI`I , Hawai `i Date of Introduction: Date of 1st Reading: Date of 2nd Reading: Effective Date: -5 - -\ • Ala M , A -la AGRICULTURAL - FIVE ACRES (A -5a) TO SINGLE - FAMILY RESIDENTIAL - �� 10,000 SQ.FT (RS -10) 14.968 ACRES TOTAL • A-la -- J Q Z . Z • o . A -1a till RS 10 v r " ` .:E' a't ` E $"e t ' � a iI', aa -;.. r t.*. , , , . , ,, :" . \7 1,894.92' N ichilf,*.i. 01 6,654.29' 9 A - 5a KAHEL , 14,41 o w,.k -ifif,fi iivilirlir ir A y m' Z 2 . 0 m c W v � #41 •em '� r --7, liA �� IRIS � ����� RS - 20 j5 - 20 1 Feet 0 250 500 1,000 1,500 AMENDMENT TO THE ZONING CODE AMENDING SECTIONS 25 -8 -3 (NORTH KONA ZONE MAP) ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE 1983 (2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM AGRICULTURAL - FIVE ACRES (A -5a) TO SINGLE - FAMILY RESIDENTIAL - 10,000 SQUARE FEET (RS -10) AT KAHULUI 2nd, NORTH KONA, HAWAII MAP PREPARED BY: COUNTY OF HAWAII, PLANNING DEPARTMEN 1 TMK (3)7- 5- 01 7 043 DATE: Jun 4, 2010 EXHIBIT "A" r' 01a1a1 Partners of Kona LLC Map 1121,, • CHuaPartREZ.doc- 9/7/10 HUALALAI PARTNERS OF KONA, LLC CHANGE OF ZONE APPLICATION (REZ 10 -127) CONDITIONS OF APPROVAL A. The applicant, its successor or assigns shall be responsible for complying with all stated conditions of approval. B. The applicant shall comply with the November 6, 2007 Water Development Agreement (South Waiaha Water System Agreement) executed with the Waiaha System LLC or shall otherwise obtain the issuance of the necessary water commitment for the proposed project from the Department of Water Supply, prior to the submittal of a subdivision application to the Planning Department for the proposed project. C. Final Subdivision Approval for the proposed development shall be secured from the Planning Director within five (5) years from the effective date of this ordinance. D. Restrictive covenants in the deeds of all proposed lots within the property shall give notice that the terms of the zoning ordinance prohibit the construction of a second dwelling unit and condominium property regimes on each lot. This restriction may be removed by amendment of this ordinance by the County Council. The owner of the property may also, in addition, impose private covenants restricting the number of dwellings. A copy of the proposed covenant(s) to be recorded with the State Bureau of Conveyances shall be submitted to the Planning Director for review and approval prior to the issuance of Final Subdivision Approval. A copy of the recorded document shall be filed with the Planning Department upon its receipt from the Bureau of Conveyances. E. Roadway connections to adjoining TMK: 7 -5 -17: 42 shall be provided as required under Condition 11 of Ordinance No. 10 2. F. Access to the property through TMK: 7 -5 -17: 42 to Paulehia Street and Hualalai Road shall meet with the approval of the Department of Public Works. The applicant shall realign the right -of -way property line along the entire subject property frontage of Hualalai Road to provide an alignment meeting with the 1 approval of the Department of Public Works and dedicate additional right -of -way to the County equal to one -half the difference between the existing right -of -way and the realigned 50 -foot wide right -of -way. An additional 5 -foot wide future road widening setback easement shall be provided along the property frontage and dedicated to the County upon request, at no cost to the County. G. The applicant shall construct within the proposed subdivision a connector road system that includes its primary subdivision access road and the future extension of Pualena Street to "Minor Street" dedicable standards and dedicated at no cost to the County. Concrete curb, gutter and sidewalks shall be provided in areas of pedestrian traffic in conformance with adjoining development and the Department of Public Works' policy. No security gate shall be installed on any roadway or entrance to this project. The developer, homeowner, and /or the homeowner's association shall be responsible for any landscaping within the right -of- way(s), meeting with the approval of the Department of Public Works, and shall repair any public facility damaged by the landscaping. H. The applicant shall provide improvements to the entire property frontage along Hualalai Road, consisting of, but not limited to, grading, pavement widening, drainage improvements, and any relocation of utilities, meeting with the approval of the Department of Public Works. I. Install street lights, signs and markings on Hualalai Road, meeting with the approval of the Department of Public Works, Traffic Division. J. Vehicular access to individual lots shall not be allowed from Hualalai Road. K. All development - generated runoff shall be disposed of on -site and not be directed toward any adjacent properties. L. If required, a drainage study shall be prepared by a licensed civil engineer and submitted to the Department of Public Works. The recommended drainage improvements shall be constructed, meeting with the approval of the Department of Public Works prior to Final Subdivision Approval. M. The development shall connect to the County sewer system, meeting with the approval of the Department of Environmental Management. N. During construction, measures shall be taken to minimize the potential of both fugitive dust and runoff sedimentation. Such measures shall be in compliance with construction industry standards and practices utilized during construction projects of the State of Hawaii. O. Earthwork and grading shall conform to Chapter 10, Erosion and Sediment Control of the Hawaii County Code. P. Comply with Chapter 11 -55, Water Pollution Control, Hawai`i Administrative Rules, Department of Health, which requires a NPDES permit for certain construction activity. Q. Should any undiscovered remains of historic sites, such as rock walls, terraces, platforms, marine shell concentrations or human burials be encountered, work in the immediate area shall cease and the Department of Land and Natural Resources- Historic Preservation Division (DLNR -HPD) shall be immediately notified. Subsequent work shall proceed upon an archaeological clearance from the DLNR -HPD when it finds that sufficient mitigation measures have been taken. 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 l , Article 1, Hawai`i 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 Subdivision Approval. S. 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 be initially based on the representations contained within the change of zone application and may be increased or reduced proportionally if the lot counts are adjusted. The fair share contribution shall become due and payable prior to receipt of Final Subdivision Approval. The fair share contribution for each lot shall be based on a maximum density for each lot as determined by the zoning resulting from this change of zone. The fair share contribution in a form of cash, land, facilities or any combination thereof shall be determined by the County Council. The fair share contribution may be adjusted annually beginning three 3 years after the effective date of the amendment to the ordinance, based on the percentage change in the Honolulu Consumer Price Index (HCPI). The fair share contribution shall have a maximum combined value of $12,059.55 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 single - family residential unit shall be allocated as follows: • $5,815.33 per single- family residential unit to the County to support park and recreational improvements and facilities; • $280.53 per single - family residential unit to the County to support police facilities; • $554.09 per single - family residential unit to the County to support fire facilities; • $242.59 per single- family residential unit to the County to support solid waste facilities; • $5,167.02 per single - family residential unit to the County to support road and traffic improvements; In lieu of paying the fair share 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 Director, upon consultation with the appropriate agencies and approval of the County Council. The applicant may receive a credit against the fair share contribution required for the road and traffic improvements in the amount of the costs of land and construction of the improvements to Hualalai Road described in Conditions F, G and H respectively herein. T. 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. I. The applicant shall comply with all applicable County, State and Federal laws, rules, regulations and requirements. V. An initial extension of time for the performance of conditions within the ordinance may be granted by the Planning Director upon the following circumstances: 1. The non - performance is the result of conditions that could not have been foreseen or are beyond the control of the applicant, successors or assigns, and that are not the result of their fault or negligence. 2. Granting of the time extension would not be contrary to the General Plan or Zoning Code. 3. Granting of the time extension would not be contrary to the original reasons for the granting of the change of zone. 4. The time extension granted shall be for a period not to exceed the period originally granted for performance (i.e., a condition to be performed within one year may be extended for up to one additional year). 5. If the applicant(s) should require an additional extension of time, the Planning Department shall submit the applicant's request to the County Council for appropriate action. Should any of the conditions not be met or substantially complied with in a timely fashion, the Planning Director may initiate rezoning of the property to its original or more appropriate designation.