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intersections that are in the immediate vicinity of a project, including channelization <br /> of intersections, turn lanes into a project and similar improvements. "Area <br /> mitigation" consists of improvements which increase the capacity of an arterial or <br /> other major road, such as additional lanes, in the general region containing the <br /> project, or construction of a new arterial or collector road in the general area <br /> containing the project, or improvements to public transportation such as buses or park <br /> and ride facilities, sufficient to offset the traffic demand generated by the project. <br /> "Occupancy" means (1) the issuance of a certificate of occupancy for a <br /> commercial, multifamily, industrial building, hotel or other structure requiring a <br /> certificate of occupancy; (2) the issuance of a building permit for residential buildings <br /> that do not require a certificate of occupancy; or (3) final subdivision approval for <br /> subdivisions where dwellings are allowed, but dwellings are not being constructed <br /> before sale of any lot. <br /> "Project area" means the area in which the project is expected to have an impact <br /> on the level of service of transportation facilities. <br /> "Reasonable assumptions" means the percentage of full build -out that is expected <br /> to occur during the twenty -year period after the date of the application, as determined <br /> by the planning director. <br /> "Transportation facilities" means State and County highways, roads, and public <br /> transportation facilities. <br /> "Worse than the acceptable level of service" means that the level of service at the <br /> a.m. or p.m. peak is "E" or "F ". <br /> (d) Traffic impact analysis report required. <br /> (1) A traffic impact analysis report (TIAR), prepared or updated within six months <br /> before the submission of the application, shall be included with the application <br /> for any [change of z e ]zoning amendment that can generate fifty or more peak <br /> hour trips. The determination of peak hour trips shall be based on the Institute <br /> of Transportation Engineers, "Trip Generation Handbook ", or any other <br /> nationally recognized source. When the number of trips depends upon the <br /> exact future uses of the site, and those are unknown at the time of [rezoning] <br /> zoning amendment (for example, the types of commercial uses), the <br /> determination shall be based upon a typical mix of uses found in that zoning <br /> type in the community. The TIAR shall be certified as having been conducted <br /> in accordance with best practices by a professional engineer licensed in the <br /> State of Hawai <br /> (2) The TIAR shall assess impacts to transportation facilities in the immediate <br /> vicinity and general area of the project, and to the transportation facilities <br /> serving the project area. <br /> (3) The TIAR shall include projections for future growth in traffic, for a minimum <br /> of five, ten, and twenty years, and shall include other approved or proposed <br /> development that is expected to impact the project area, with reasonable <br /> assumptions about the build -out of such development. <br /> (4) The TIAR shall present an assessment of the impacts of the project on LOS and <br /> an evaluation of alternative plans for mitigating those impacts. The evaluation <br /> shall include budgetary cost estimates for the capital and operating costs of <br /> promising alternative plans. <br /> 2 <br />