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HomeMy WebLinkAboutCOM 1094.000 2012-2014 p ' �p;•� '' +,, Walter K.M.Lau �•-,, U:r7, Managing Director William P.Kenoi • — �'• Mayor � _ Randall M.Kurohara tett N' P� ' Deputy Managing Director County of Hawaii Office of the Mayor 25 Aupuni Street,Suite 2603 • Hilo,Hawaii 96720 • (808)961-8211 • Fax(808)961-6553 KONA: 74-5044 Ane Keohokalole Hwy.,Bldg.C • Kailua-Kona,Hawaii 96740 (808)323-4444 • Fax(808)323-4440 September 18, 2014 J Yoshimoto, Council Chair and Members of the County Council County of Hawai`i 25 Aupuni Street M Hilo, HI 96720 Dear Chairman Yoshimoto and Members: SUBJECT: %/Change of Zone Application (REZ 14-000176) Applicant: Paul Ogasawara "' - Request: RS-15 to CV-10 Tax Map Key: 1-5-014:005 Change of Zone Application(REZ-14-000177) Applicant: David and Brenda Camacho Request: Agricultural- 1 Acre (A-1 a)to Neighborhood Commercial- 20,000 Square Feet(CN-20) Tax Map Key: 2-3-037:012 As required by Chapter 7, Sec. 6-7.5 (a), Hawai`i County Charter, transmitted herewith for the County Council's consideration and action are the Windward Planning Commission letters and enclosures regarding the above-referenced requests. Sincerely, 4111111& 411. � J William P. Kenoi Mayor Enclosures cc: Planning Department <te).% 30-5} Comm. No. / 1 Ref. To: G County of Hawai`i is an Equal Opportunity Provider and Employer. Ref. Date n .T 0 3 2 014 tv os h.. • c�. County of Hawaii WINDWARD PLANNING COMMISSION Aupuni Center • 101 Pauahi Street,Suite 3 • Hilo,Hawai`i 96720 Phone(808)961-8288 • Fax(808)961-8742 September 18, 2014 J Yoshimoto, Council Chair and Members of the County Council County of Hawai`i 25 Aupuni Street Hilo, HI 96720 Dear Chairman Yoshimoto and Council Members: Change of Zone Application(REZ 14-000176) Applicant: Paul Ogasawara Request: RS-15 to CV-10 Tax Map Key: 1-5-014:005 The Windward Planning Commission, at its duly held public hearing on September 4, 2014, recommended for your approval the proposed legislative bill for a Change of Zone from a Single Family Residential — 15,000 square feet(RS-15)to Village Commercial— 10,000 square feet (CV-10) for approximately 1 acre of land located on the northeast side of Pahoa Village Road, approximately 410 feet northwest of its intersection with Post Office Road, Nanawale Homesteads, Puna, Hawai`i. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the request: The applicant is requesting a Change of Zone from RS-15 to CV-10 to construct a commercial office and retail complex consisting of approximately 7,500 square feet. The plans call for the construction of three (3) single-story structures, consisting of approximately 2,500 square feet each and not exceeding twenty five (25) feet in height. Additionally, there would be twenty-six (26) parking stalls, six (6) of which would be handicapped accessible. Lastly, the applicant will provide a 10-foot wide future road widening and landscaping strip fronting the Pahoa Village Road. Hawai`i County is an Equal Opportunity Provider and Employer J Yoshimoto, Council Chair and Members of the County Council Page 2 In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must also be considered as they may have an impact on similar areas in the County. The change of zone request from an RS-15 to a CV-10 zoning district conforms to applicable goals, policies and standards of the General Plan. The property is located within Pahoa town along the Pahoa Village Road just west of the Post Office Road junction. The property is approximately 1-acre in size and is roughly rectangular in shape. There is a vacant 1,632 square-foot single-family dwelling on the property. The immediate surrounding properties are similarly zoned RS-15. There are several properties zoned CV-10 to the east and west of the subject property. The land uses in the area are mainly residential but there are commercial uses within 500 feet to the east and west of the project site along the Pahoa Village Road. Zoning and land uses in Pahoa Village area are mainly commercial and include restaurants, convenience store, and other retail,medical and office-type establishments. Thus, the applicant's request is consistent with surrounding land uses and zoning as this property lies along the PahoaVillage Road corridor that continues to evolve into the Pahoa Regional Town Center envisioned by the Puna Community Development Plan. The General Plan is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. The overall goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. Land Use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. The request conforms to the goals,policies and standards of the General Plan in that the proposed development will be developed in an area adequately served by necessary services such as water, utilities and transportation systems. The proposed project conforms to the Commercial Development goal, which states "provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods." J Yoshimoto, Council Chair and Members of the County Council Page 3 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 request to change the zoning to a CV-10 district conforms to the LUPAG Map, which designates the property and the surrounding area as Medium Density Urban. Such designation allows village and neighborhood commercial uses and single-family and multiple-family residential uses and related functions, up to 35 units per acre. In addition to being consistent with the LUPAG Map, the request would also support the following goals and policies of the General Plan Land Use and Economic elements: • Centralization of commercial activities in Pahoa Town,rather than along the Pahoa Bypass, to serve the residents of Lower Puna shall be encouraged. • Encourage the concentration of commercial uses within and surrounding a central core area. • Require developers to provide basic infrastructure necessary for development. • Identify the needs of the business community and take actions that are necessary to improve the business climate. The request to change the zoning district from residential to commercial would be a more appropriate land use pattern for the property as it will provide a place in Pahoa Town for small businesses to be established. The Puna district has an abundance of land that is developed or can be developed for residences or agricultural uses,but there is not enough commercial-zoned land to provide goods and services to the residents. Providing additional commercial-zoned lands in Pahoa Town would reduce scattered commercial development outside of Pahoa that may be permitted on agricultural lands by Special Permit. The Puna Community Development Plan (PCDP) defines three types of village/town centers (regional, community, and neighborhood) which differ in size and range of uses according to their intended function. The subject property is located within the preliminary boundaries of the Pahoa Regional Town Center which is meant to serve as the commercial and civic center for lower Puna residents. In order to facilitate land J Yoshimoto, Council Chair and Members of the County Council Page 4 use entitlements and financing for the development of village/town centers, the PCDP indicates that a plan for each regional town center should be prepared through an inclusive community-based process. Funding is currently available to prepare regional town center plans for Pahoa, which is expected to be completed in the next 18 to 24 months. Although it would be preferable to implement zoning changes after this plan is created, it is not a requirement of the PCDP and zoning changes can be granted in the interim so long as the proposed zoning district is consistent with the General Plan LUPAG Map. Lastly, the applicant met with the Puna Community Development Plan Action Committee and was in full agreement to conform the project site layout and building design to the Pahoa Village Design Guidelines. Based on the above findings, the request will conform to the General Plan and Puna Community Development Plan. All essential utilities and services are available to the site. Access to the project site is from Pahoa Village Road, which is a County owned and maintained roadway identified as a collector with an existing right-of-way width of approximately 40-feet and a pavement width of approximately 20 feet with grassed shoulders. The Department of Public Works (DPW)has recommended that the applicant provide improvements to the property's entire Pahoa Village Road frontage consisting of, but not limited to,pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required utility relocation which will be located in any future road widening setback established by the Planning Department. In the past, the Planning Department and County Council have not required future road widening strips along Pahoa Village Road from landowners that have rezoned their properties to a commercial zoning district. However, in 2008 the Puna Community Development Plan was adopted, which recommends that village/town centers incorporate walking and bicycle paths into the roadway network. In order to provide these multimodal facilities, additional right-of-way will be needed. Therefore, the Department recommends that the future road widening strip and road frontage improvements be required as a condition of approval for the Change of Zone. The project site has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. The property is located in flood zone"X" which is an area determined by FEMA to be outside the 500-year flood plain. J Yoshimoto, Council Chair and Members of the County Council Page 5 County water is available from an existing 8-inch waterline within Pahoa Village Road fronting the property. The property is currently served by a 5/8-inch meter limited to an average daily usage of 400 gallons and current water conditions in the area allow for a maximum of 14 units of water per pre-existing lot of record. Therefore, ample County water can be provided to the property for the development of commercial uses. However, the 8-inch waterline fronting the property is not capable of providing the required pressure of 2,000 gallons per minute of water flow for fire protection for commercial land uses. The Department of Water Supply recommends that the applicant consult the Fire Department to determine fire protection requirements or alternatives. The project area is not serviced by a County sewer system. The existing cesspool that was used for the residence will be abandoned and the applicant will construct a septic system meeting with the approval of the Department of Health. There are no municipal waste collection services in the County. Therefore, all solid waste generated by development of the property will require private disposal at the Pahoa transfer station or Hilo landfill. Electrical and telephone services are available to the property. Police and fire services are available nearby in Pahoa and medical services are available in Pahoa and Hilo. The request is not contrary to Chapter 205A, Hawaii Revised Statues, relating to Coastal Zone Management. The project site is not proximate to the shoreline and outside of the SMA. There is no record of a designated public access to the shoreline or mountain areas that traverses the site. There is no evidence of any valued cultural,historical or natural resources existing on the property and there is no evidence of any traditional and customary Native Hawaiian rights being practiced on the site. Thus, it is not anticipated that the proposed request will have any adverse impact on cultural or historical resources in the area. Therefore, no action is necessary to protect these rights. Lastly, this approval is made with the understanding that the applicant remains responsible for complying with all other applicable governmental requirements in connection with the approved use, prior to its commencement or establishment upon the subject properties. Additional governmental requirements may include the issuance of building permits, the installation of approved wastewater disposal systems, compliance with the Fire Code,installation of improvements required by the American with J Yoshimoto, Council Chair and Members of the County Council Page 6 Disabilities Act(ADA), among many others. Compliance with all applicable governmental requirements is a condition of this approval; failure to comply with such requirements will be considered a violation that may result in enforcement action by the Planning Department and/or the affected agencies. Based on the above findings, the request to rezone the property from a Single Family Residential - 15,000 square feet (RS-15)to Village Commercial - 10,000 square feet (CV-10) zoned district would result in an appropriate land use pattern that would further benefit the general public. For your favorable consideration, an amendment to Section 25-8-26 (Pahoa Zone Map), Article 8, Chapter 25 (Zoning Code) of the Hawai`i County Code is transmitted. We are enclosing copies of the staff Background, Planning Director's Recommendation, Powerpoint presentation and the transcript of the hearing for your information. Sincerely, r-- Myles Miyasato, Chairman Windward Planning Commission LPogasawararez 14-176wpc2 Enclosures cc: Sidney M. Fuke, Planning Consultant Mr. Paul Ogasawara Department of Public Works Department of Water Supply William Brilhante, Esq., Corporation Counsel BOgasawara-REZ14-176.jwd-07-31-14 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT PAUL OGASAWARA CHANGE OF ZONE APPLICATION (REZ 14-000176) PAUL OGASAWARA has submitted an. application for a Change of Zone from Single-Family Residential-15,000 square feet (RS-15) to Village Commercial-10,000 square feet(CV-10) for approximately 1 acre of land. The property is located on the northeast side of Pahoa Village Road, approximately 410 feet northwest of its intersection with Post Office Road,Nanawale Homesteads, Puna, Hawai`i, TMK: 1-5-014:005. PROPOSED DEVELOPMENT 1. Request/Project Description: The applicant is requesting a Change of Zone from RS-15 to CV-10 to construct a commercial office and retail complex consisting of approximately 7,500 square feet. The plans call for the construction of three (3) single- story structures, consisting of approximately 2,500 square feet each and not exceeding twenty five(25) feet in height. Additionally, there would be twenty-six (26)parking stalls, six (6) of which would be handicapped accessible. Lastly, the applicant will provide a 10-foot wide future road widening and landscaping strip fronting the Pahoa Village Road. (Planning Department Exhibit 1 - Change of Zone Application) 2. Timetable/Cost: The applicant hopes to begin construction by Spring of 2015 after securing all associated permits needed for the project. The estimated cost of the project is one million dollars, which would include the basic building cost,wastewater system, and driveway improvements. 3. Landowner: The applicant is the landowner of the subject property. OTHER INFORMATION 4. Proposed CV zoning: • Height limit - 30 feet. • Setback - front, 15 feet; side yards, 8 feet. • Landscaping - required on all front yards; side yard requires a screening hedge not -1- Re: Bill 303/Comm. 1094 less than forty-two inches in height, within five feet of the property line, except for necessary drives and walkways. • Plan Approval required prior to the issuance of a building permit to convert occupancy from single-family to commercial use. (Planning Department Exhibit 2—Permitted Uses in the CV Zoning District) STATE AND COUNTY PLANS 5. State Land Use Designation: Urban. 6. General Plan LUPAG Map: Medium Density Urban. 7. County Zoning: RS-15. 8. Puna Community Development Plan (PCDP): The subject property is located within the Pahoa Regional Town Center Boundary. 9. Special Management Area (SMA). The subject property is not located within the Special Management Area. DESCRIPTION OF PROJECT SITE AND SURROUNDING AREA 10. Subject Property: The property is located within Pahoa town along the Pahoa Village Road just west of the Post Office Road junction. The property is approximately 1-acre in size and is roughly rectangular in shape. There is a vacant 1,632 square-foot single- family dwelling on the property. 11. Surrounding Zoning and Land Uses: The immediate surrounding properties are similarly zoned RS-15. There are several properties zoned CV-10 to the east and west of the subject property. The land uses in the area are mainly residential but there is commercial uses further east and west along the Pahoa Village Road,both within 500 feet of the project site. 12. Land Study Bureau's Productivity Rating: Existing Urban Development. 13. ALISH: Existing Urban Development. 14. FIRM: Zone "X", an area outside of the 500-year flood plain. 15. Flora/Fauna: A flora/fauna study was not submitted with the application because of the developed state of the subject property and the immediate surrounding area. Vegetation of the site consists of a lawn, some citrus, mango and plumeria trees, and other non- native landscaping. The faunal resources would be consistent with those found in other -2- developed areas, such as the Spotted Dove, Japanese White-eye, House Finch, Common Myna and similar birds. Domestic animals such as cats and dogs, and other animals like rats and mongoose are also common. The applicant believes that the development of this area is not expected to have a significant negative impact on botanical and faunal resources. Additionally, the applicant believes that there are no known rare or endangered plants or animal life in the area. 16. Archaeological/Historical Resources: No professional archaeological or cultural surveys were submitted with the subject application. By letter dated May 27, 2014, the Planning Department has requested for comments from the DLNR-SHPD. As of the date of this writing, no response has been received. 17. Cultural or Native Gathering Rights: There is no evidence of any traditional and customary Native Hawaiian rights being practiced on the site, nor existence of any known valued cultural, historical or native resources in the area. 18. Public Access: There is no record of a designated public access to the shoreline or mountain areas that traverses the property. 19. Traffic Impacts: The applicant submitted a Traffic Impact Analysis Report prepared by Witcher Engineering LLP dated March 2014. The report concluded the project will have very little impact on existing conditions in the area. For both intersections (Ape a Street and Kauhale Street), the levels of service will remain the same for all movements as before the project. In all cases,both intersections and the driveway, the approach level of service remains `B"with the intersection delays only varying a few seconds. Therefore it can be expected that this project will have little, if any, impact on the immediate area and surrounding area. PUBLIC UTILITIES AND SERVICES 20. Access: Access to the project site is from Pahoa Village Road, which is a County owned and maintained roadway identified as a collector with an existing right-of-way width of approximately 40-feet with a pavement width of approximately 20 feet with grassed shoulders. The Department of Public Works (DPW) has recommended that the applicant provide improvements to the property's entire Pahoa Village Road frontage consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage -3- improvements, and any required utility relocation. The DPW states that the improvements shall be located in any future road widening setback established by the Planning Department. 21. Water: County water is available to the site. 22. Wastewater: The project area is not serviced by a County sewer system. The existing cesspool that was used for the residence will be abandoned and the applicant will construct a septic system meeting with the approval of the Department of Health. 23. Solid Waste: Solid waste will be handled by commercial haulers. 24. Essential Utilities and Services: Electricity and telephone services are available to the project site. Police, fire and emergency medical services are available to the area. AGENCIES' AND ORGANIZATIONS' COMMENTS 25. Department of Public Works: (Planning Department Exhibit 3—June 19, 2014 Memo) 26. Department of Water Supply: (Planning Department Exhibit 4—July 7, 2014 Memo) 27. Department of Environmental Management: (Planning Department Exhibit 5— June 5, 2014 Memos) 28. Police Department: (Planning Department Exhibit 6—June 5, 2014 Memo) 29. Fire Department: (Planning Department Exhibit 7—June 5,2014 Memo) 30. Department of Health: (Planning Department Exhibit 8—June 12, 2014 Letter) 31. Department of Transportation: (Planning Department Exhibit 9—June 26,2014 Letter) 32. Puna Community Development Plan Action Committee: (Planning Department Exhibit 10—July 8,2014 Letter) AGENCIES -NO RESPONSES 33. DLNR- State Historic Preservation Division, Department of Health-Solid Waste Division, Real Property Tax and HELCO. APPLICANT'S RESPONSE TO AGENCIES' COMMENTS 34. The applicant has submitted several letters in response to agency comments. (Planning Department Exhibit 11 —June 25, July 1 & July 14, 2014 Letters) -4- PUBLIC COMMENTS 35. As of this writing, the Planning Department has not received any written objections or comments from the general public or adjacent landowners on the subject application. -5- APPLICATION FOR COUNTY REZONING (RS-15 TO CV-10) PAUL OGASAWARA Nanawale Homesteads, Puna, Hawai i TMK: (3) 1-5-014: 005 Prepared For: Paul Ogasawara Prepared By: Sidney M. Fuke, Planning Consultant May 2014 Planning Dept. Exhibit. CHANGE OF ZONE APPLICATION COUNTY OF HAWAII PLANNING DEPARTMENT (Type or legibly print the requested information) APPLICANT: Paul Ogasawara /APPLICANT'S SIGNATURE: DATE:3/25/14 ADDRESS: P.O. Box 384 Pahoa, HI 96778-0384 LIST APPLICANT'S INTEREST IF NOT OWNER: LIST PRINCIPAL(S)INCLUDING NAMES OF MAIN OFFICERS: PHONE:(Bus.) (Res.) (808)996-7640 (Fax), LANDOWNER(S): Paul Ogasa a and Nui Ogasawara LANDOWNER SIGNATURE(S): r ABATE: 3/25/14 (Ma be b (May Y letter LANDOWNER(S)ADDRESS: P.O. Box 384 Pahoa, HI 96778-0)i4 REQUEST: RS-15 TO CV-10 (Existing zoning) (Proposed Zoning) TAX MAP KEY: 1-5-014: 005 STREET ADDRESS OF PROPERTY: 15-2833 Pahoa Village Road SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 42,856 square feet(.9839 acres AGENT: Sidney M. Fuke, Planning Consultant ADDRESS: 100 Pauahi Street, Suite 212 Hilo,HI 96720 TELEPHONE:(Bus.) 969-1522 (Res.) (Fax) Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Sidney Fuke COPIES: Paul Ogasawara ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1 . if your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? No If yes, please answer the rest of question I and then to question 3. a. How many acres of the requested area do you intend to subdivide? b. Into what lot sizes? 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? If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you nave no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? Nos b. Sell or lease the land to someone who has tentative plans? No c. Sell or lease the land to someone who has no plans? No d. Keep it? Yes e. other (please state) f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. The applicant intends to develop the site into an office and retail complex 3. What specific building plans do you have for the subject land? Include in your answer the following: type of building (apartment, office, launderette, etc. ) ; financing arrangement; timetable for construction; and any other information which you feel might help us in evaluating your request. Please refer to planning and environmental report. 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? No if so, please elaborate on your findings in the space provided below. -2- 5. Have you performed any study which discusses the environmental impacts your request would nave on the surrounding area and/or the County? Yes If so, please elaborate on your findings in the space provided below. Please refer to accompanying planning and environmental report 6. Are there any buildings on the subject area? Yes If so, what kind? There is an old vacant single family residential structure that will be demolisehd. What do you intend to do with those buildings if your request is approved? 7• Is the subject land currently being used for any agricultural activity? No if so, please list the kinds of products grown on and how many square feet or acres of land per product? -3- 8. To your knowledge, has there been any flooding and/or drainage problem on the subject area? No If so, please describe the problem. 9. Do you think that the roads leading to the subject area needs improvement? Nos If so, what kind? The frontage may have to be improved to accommodate a commercial driveway. Is the road adequate for the proposed traffic volume or load? Yes 10. 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 c . Sewer x d. Drainage x e. Police Protection x f. Fire Protection x g. Recreational Facilities x h. Recreational Facilities i. -4- For those checked "yes, " please elaborate what type or kinds of improvements and/or assistance are needed. The driveway access will be improved by the applicant. 11. Have you performed any historic sites study and/or survey of the subject area? If so, what were the results? Please, also, submit a copy of the study together with this change of zone supplement. No,inasmuch as the site has been fully improved. Signature: G /� � .t�Z.•._r Y Address: 15-2833 Pahoa Village Road Telephone: 996-7640 Date: March 25,2014 -5- 6338A/50A P n ;!PA COUNTY ENVIRONMENTAL REPORT APPLICATION FOR COUNTY REZONING (RS-15 to CV-10) PAUL OGASAWARA NANAWALE HOMESTEADS, PUNA, HAWAII TAX MAP KEY: (3) 1-5-014: 005 I. INTRODUCTION Paul Ogasawara ("applicant") wishes to rezone 42,856 square feet or approximately 1-acre of land, identified by TMK: (3) 1-5-014: 005, into the Village Commercial (CV-10) district. The purpose of this request is to enable him to construct a commercial office and retail complex consisting of approximately 7,500 square feet. II. PROJECT LOCATION The subject area, consisting of approximately 1.0 acre, is located generally on the northeast side of the Pahoa Village Road, between the Pahoa Post Office to the southeast and Apaa Road to the north. More specifically, the Post Office is located about 500 feet to the southeast towards the core of Pahoa Village. There is a martial arts school within a converted single-family residential structure located directly across of or Volcano side of the subject site. The Woodlawn Shopping Center is located approximately a mile Hilo side of the subject site. It is situated in the land division of Nanawale Homesteads, Puna, and is identified by TMK: (3) 1-5-014: 005. (Figures 1 and 2). III. PROJECT DESCRIPTION A. Project Concept The applicant, a lifelong resident of Pahoa, believes that while there have been a recent surge of commercial retail areas within and around the village, the amount of available office space has not kept up with that growth. As such, he would like to develop a project that would address that need, while making it possible for some limited or small scale retail activities. In that regard, the applicant initially had conceptual plans prepared that reflected a much larger project. It called for a 9,000 square foot commercial office building as well as a 3,840 square foot retail building on the subject site. (Figure 3) However, after considering the predominantly rural and residential character of the surrounding area, the applicant elected to scale the project back to reflect structures that would be more in keeping with the surrounding area. r 1130) KE0t-4€P,O KO • HOMESTEADS Falco fieS -Fit CO ell ' Academy r and SD 41. .. ice" r A ALE ,+��ryy[y�.1�r'y}'=.� ,..• r -�,,v_ HOMu9 F .T D S• •„ i ,, ...... • r ti Y.r1 L,,..::::. M1 r � ..... .Subject Site 0 5, ,0. ,, it`-' 'ice • .. Mth7tg55CtiPA Haw,ali --.7:2,:-.„. : _ /,:tolurytry Q Acader-nw•Of arts and Sd silicia • • Figure 1 I Q I czLi if iy7ci lr Ise vc> .• Q_ r 974.1 a e 0 zy OV 31 v,>^1.AI0H I RI d,oa'—u I .4 ®r▪ 0 at 4- o II 'OO6 afa u • zx �_� + „ ri7 V'? -h C • - I-o—`o " T :-t R- �i2 4- � 1 C F 1 � :ht,. N `F. o i } N 4S t, 11 • • ■ Fyn 'Zx • «<.. "► 1 n P sfD o' k r c•cc attar !-- o: .MI �* F. c ooxcr :rl O t n '- p0 J. e q n t0 `1 V u y� h 1 C k� r a. v, QY o a �tl * II. c. • d 0 ii - o Q % v i ncs e o 03 i 0- nh r 41 o r tl 0 0 N R n r _F o ,h 1 SubjectSite It v i�1 DU , I arc NI y \•F N O v, o a� a o r .....,Lt: r. ! k g p I 4 e} a t.~ u c , r tV e v Z 4 , g :� _Q ' a 0 O -I O° °°# z Q Q. n 1 n F c • �ti k E 4 ��i Q ;� 7 %.k .° .0+' 1, a F#n 41 ! r V:+L `0. ; E wi Via.., "' ' w Ys h ° I<1 oh 2 0 ^ 0 a Q : O If y 1 ? ID b .» 3 I V �S•° • 4 ° (3 I 0 \ ! 0-- 0 ' < . .. - I `O •p, 1 a s I. .- - // rc�r rn D i i„A. ,--...—.A.,..A 7 °A° . e44r '7 7' s Sr r i�i9w.✓.,r 7' 1.4 : 6 w ., 7,-.=.F. Figure 2 - -r--. .: 'z 1 92_54 b m 1 I I PROPOSED I 26'x 94'OFFICE BUILDING 2,496 SQ. FT. v 8 CD 2�. __?� I � � g 9 02L 0 to 5 E I co N 1�f CO C7 V N CV N Q {t! oL 2E,,, ILEA 111 tu 0 E:O. i PROPOSED \\\` O`r N / / N �N I b m PARKING LOT x . , N I Ir N I 20' I - I co I [-- _ LANDSCAPE 4 ROAD WIDE=NING SETBACK 1 98.43 PAIIOA VILLAGE ROAD PLOT PLAN SCALE: I"a 40' A PROPOSED COMMERCIAL SITE PLAN FOR: TMK : 1 - 5 - 14 : 05 LOT: 3 MR. PAUL OGASAWARA AREA : 42, 8% SQ. FT. Fir re 4 The applicant's current plans call for the construction of a complex of residential-scaled structures for commercial office and possibly some retail use. The concept plan calls for three (3) single-family scaled structures, consisting of approximately 2,500 square feet each. These structures would all be single-story with a height not exceeding twenty five (25) feet. As proposed, there would be twenty six (26) parking stalls, six (6) of which would be handicapped accessible. (Figures 4, 4a) Further a 10-foot wide future road widening and landscaping strip fronting Pahoa Village Road would also be provided. B. Project Timetable and Cost The applicant hopes to begin construction of the project by spring of 2015. This would be after the required rezoning approval is secured (hopefully, by the end of the year), as well as completion of the plans and building permit approvals (in early 2015). The cost of these improvements is estimated at $1.5 million. In addition to the basic building cost, included in this cost estimate are the wastewater system and driveway improvements. IV. ENVIRONMENTAL CONSIDERATIONS A. General Description The subject site is slightly rectangular in shape, with varying widths of 192+ to 198+ feet and varying lengths of 212+ to 227+ feet. The site is fairly level with no significant undulations, except there is a slight slope towards the rear of the property. The site has been used essentially as a residence. As such, there is a vacant 1,632 square foot, single-family dwelling on the subject property, as well as lawn, some citrus, mango, and plumeria trees, as well as former anthurium plants and other non-native landscaping. The property fronts the Old Pahoa Village Road between the Post Office on the southeast and Apaa Road to the north. B. Climate, Soil and Topography At approximately the 800-foot elevation level, the site is located about 6 miles from the ocean. The average annual rainfall is 140 inches. The average annual temperature ranges between 72 to 80 degrees Fahrenheit, with occasional higher and lower ranges during certain periods such as summer or winter months. 2 192_54 i co I PROPOSED 2G'x 94'OFFICE BUILDING 2.496 5Q. FT. ea 1 \cam, 2O' Z . 2 I _ 0 9 � N g 0`�E Wt1Eu,,tt� m N �v } �V;() N N o tu 2,0't PROPOSED �L:. 2 O T- cnN // / \,.... �N b a� / PARKING LOT X I ) N 1. 20' T I -.-- r tv 1 w 1 1.-- ...... LANDSCAPE 4 ROAD WIDENING SETBACK 1 98.43 PAtIOA VILLAGE ROAD PLOT PLAN 5CALE : 1'= 40' A PROPOSED COMMERCIAL SITE PLAN FOR: TMK : 1 - 5 - 14 : 05 LOT: 3 MR. PAUL OGASAWARA AREA : 42, 856 SQ. FT. Ficwre 4 r ill= MR 111 UNII II i 1 aim i pm aim MO II i MIIIIMI I FRONT VIEW ...midi I Iiiiluum,..._ 1:1:1 III Ca REAR VIEW IIIIiI)n„�I IIII .0 MNIN IM IS IMO v', ice IN Es ssi am me Ilt M, MI RIGHT VIEW LEFT VIEW A PROPOSED COMMERCIAL BUILDINGS FOR: TMK : 1 - 5 - 14 : 05 LOT: 3 MR. PAUL OGASAWARA AREA : 42, 85G SQ. FT. Figure 4a ■ • The prevailing wind patterns in the area are often light and variable, dominated by tradewinds (easterly) during the day and westerly or mountain winds during the evenings. The Land Study Bureau Overall Master Productivity Rating of this area is E (E306) or very poor. This designation suggests that the site has very poor potential for agricultural productivity. Further, this type of soil is characterized by almost bare pahoehoe, with very little soil material. The parent material is pahoehoe, and it is moderately drained. It is unsuited for machine tillability. The project site is unclassified under the Agricultural Lands of Importance to the State of Hawaii (ALISH) classification system. This classification does not recognize this site as being agriculturally important. C. Natural Hazards 1. Drainage The Federal Flood Insurance Rate Map (FIRM) identifies the subject site to be within Zone X (areas outside of 500-year flood). There are no existing drainage ways on the site. 2. Tsunami Hazard Given its elevation (800+/- feet) and distance from the nearest shoreline (6+/- miles), it is located outside of the Civil Defense's Tsunami Evacuation Zone. Thus, there should be little or no threat from high waves. 3. Volcanic and Earthquake Hazards According to the United States Geological Survey maps, the project site is located within Lava Flow Hazard Zone 2, on a scale of ascending risks 9 to 1. The entire City of Hilo falls in the Zone 3 category. There is very little that can be done to protect structures and improvements on the site from lava flows. Like all residents, the reliance would be on the evacuation system provided by the County. The Building Code designates the entire island of Hawaii Earthquake Zone 4 and contains certain structural requirements to address the relative seismic hazard. These will be complied with in conjunction with the construction of any new structure on the site. 3 D. Fauna Resources Although there was no professional survey conducted of the faunal resources of the site, the applicant does not believe that rare or endangered faunal resources are likely to be found within or proximate to the subject site. This is due to the already developed state of the subject area and its immediate surrounding area. Nonetheless, due to the semi-developed state of this area, the faunal resources should be somewhat typical of other developed areas. One may thus find bird species such as the Spotted Dove, Japanese White- eye, House Finch, Common Myna, and the like. Domestic animals such as cats and dogs, and other animals like rats and mongoose are also common. None of these are endangered animals. As such, it is unlikely that the development of this property would cause any adverse faunal impacts. E. Flora Resources Similarly, no commissioned botanical survey was done of the subject site. Vegetation of the site consists of a lawn, some citrus, mango and plumeria trees, and other non-native landscaping. There are also remnants of an anthurium farm. All of these are alien or introduced plants which can also be found in similar areas in the Pahoa area. None of these were considered threatened or endangered by the US Fish and Wildlife Service. Thus, it can be reasonably argued that development of this area is not expected to have a significant negative impact on the botanical resources. F. Archaeological Resources As the site was and continues to be used as a residence, an archaeological inventory survey of the subject site was not performed. A letter requesting a determination of"no historic properties affected" from the Department of Land and Natural Resources will be submitted together with this application. Notwithstanding the above, during the course of improving the site, should any unanticipated archaeological features or sites be uncovered, work will cease and the applicant will immediately notify the • Planning Department. 4 G. Valued Cultural Resources The recent Hawaii State Supreme Court's "PASH" and "Ka Pa'akai 0 Ka'Aina"decisions require decision-makers to consider a project's impact to native Hawaiian gathering and fishing rights. Specifically, there must be a discussion of the cultural, historical, and natural resources and associated traditional and customary practices of this site and the impact of this project to these resources and practices. In this situation, the subject site is not adjacent and/or proximate to the shoreline. As such, fishing and coastal access is not an issue. Furthermore, as noted in the floral and faunal analysis, there are no known rare or endangered plants or animal life. The applicant has not observed any native Hawaiians gathering plants within or proximate to the subject site. As such, it would appear very unlikely that the site would serve such purpose today and/or in the recent past. Nonetheless, if legitimate claims are made, the applicant will make the appropriate access accommodations. Furthermore, in the event inadvertent discoveries are made while improving the site, appropriate protocols will be taken. These include stopping work and making contacts and determining appropriate courses of action with the State Historic Preservation Division. Based on the above, it does not appear that the project would have any potential adverse impacts relating to native Hawaiian cultural and historical resources and/or practices. H. Water and Coastal Resources The subject site is located about 6 miles from the coastline. As such, coastal impacts resulting from discharge of drainage systems from the site should not be significant. Being a non-coastal property, no coastal access will be affected. Any expanded use of the property will comply with the requirements of the State Department of Health relative to wastewater systems. This may include the installation of a septic system. In that event, there should be further protection of the groundwater or nearshore water impacts resulting from this project. I. Noise, Air Quality, and Dust Generally, air quality is affected by regional and local climates as well as the amount and type of human activity in a given location. No large, 5 stationery sources of air pollutants and no major industries are located within the project area. Air quality in the vicinity is most affected by emissions from natural and vehicular sources. Existing ambient noise in this area includes wind, foliage and traffic along the existing streets, particularly the Old Pahoa Village Road. Although the project may slightly increase traffic in the area, it is not expected to generate significant levels of air pollutants as only discernible air quality would be associated with traffic to and from the site. The proposed development should not generate any direct air impacts. As the project itself is not expected to generate adverse air pollutants, the only air quality impact would be associated with vehicular traffic to and from the site. While the added traffic will have an impact to the ambient air quality, the impact should not be significant. This is due in part to the higher EPA standards for vehicular air emissions and the prevailing trade winds. Relative to new construction, there may be short-term noise impacts during the construction phase. To mitigate this impact, all construction activity will be limited to daylight hours and weekdays. Contractors will be required to comply with established State Department of Health guidelines and standards relating to noise and emission controls. Given the existing ambient noise and existing urban environment, the proposed request would not have a significant noise impact to surrounding properties. J. Scenic and Visual Considerations In the Natural Beauty element of the General Plan, there are sites or areas listed as scenic resources. The subject site is not listed as a scenic site. From the Old Pahoa Village Road, the subject site would not impede the view of Mauna Kea, Mauna Loa or any of the identified scenic resources. Notwithstanding those circumstances, the height of any new structure would be no taller than 35 feet, the maximum allowed within the existing single-family residential zone. V. SOCIAL AND RELATED CONSIDERATIONS A. Surrounding Land Uses The surrounding land uses in this area are a mixture of residential 6 and rural-residential sized lots and commercial uses. There are some commercial uses and zoned properties to the southwest towards the core of Pahoa Village. This includes the Post Office, less than 500 feet away. Hence, the requested use would be compatible with the evolving land use pattern in this area. There is no active agricultural activity on the property or even on the adjoining properties. Given the existing and zoned conditions, the proposed CV zoning would not be incongruous with the existing mixture of commercial/residential pattern of this area. (Figure 5) B. Economic Impacts The requested zoning would have some measure of direct economic impact. From a short-term standpoint, there would be the construction impact; from a long-term impact, it would provide much needed supportive commercial office uses to the region. In so doing, it would provide opportunity for complementary uses, uses that could strengthen an area's overall economic stability. C. Agricultural Impacts As noted earlier, the site and surrounding area have not been intensively used for agriculture in the recent past. Given its soil classification of"E", intensive agricultural activity may be absent here. This type of soil condition is common in this area and the development should not result in the removal of significant agricultural properties. VI. INFRASTRUCTURE CONSIDERATIONS A. Road Access to the project site is from the County-owned and maintained Old Pahoa Village Road. This road has a right-of-way of 50+/-feet with a pavement width of 20+/- feet and grassed shoulders. If approved, the applicant intends to set aside, improve as may be needed, and then dedicate the additional right-of-way with improvements fronting the site to the County. A Traffic Impact Analysis Report ("TIAR") was prepared based on the more intensive development consisting of nine thousand (9,000) square feet of office space and three thousand eight hundred forty (3,840) square feet of retail space or a nearly thirteen thousand (13,000) square feet project. As noted earlier, the project, however, has been significantly scaled back to a 7,500+/- square foot complex. 1,.,.•.-•:,---- V---- - „ i / t , . ..., / i i , ...., / i3-',•,. --...,.. _.1, ., ; -------=,.----- 1 , , :''' -i 1 , , - , , ---, -, i rs k , / ---7°z----:-..--., i cif i <:.c f.,.,,,. I/ i I I -'S':::'"::-2.---, */ , 7 1 . /1 / / / .-''.:::-.--Z--•...„. # / / .. f , f ( 1 i ' . ''',‘:41- ': , ,. 'i-•". OW'1.:C?; / / , 176/.. - ," ,`,•'---,.,11•--..*C2•4%,, ----, i . _,_, ,/ I ' , , , -._ ' ,--iii! i --:„.,,-....., i i / r r- .. 7 . r l i ' f I 03 LC) .' N 17 , - N. ///&;1› /1./• S' V/ '' .:. ... \ ', / • 1 \NI\V .., , . ,,.. .., ', / ''' C> ' Subject Site Co 0- / •c-- - c ... ) ..,k. ) • ''R • 0 I CV ' Z ' ' \ • ) ) ) , , , ' • 4 \ . ' 5 \C) \ ... / \ , , as / -,„ , , 1 / ':'-i-ci,N, X x ' ,.:44§:;'"e>„, a.., .., ,._,. ...„....,,,„,,,...,, .....„,„..„,...„,..,. Figure 5 CD IN „J.... • .0 ... twill' 11+4,I '.....',......,.....,,,,,i—, . it The concurrency requirement for a TIAR is fifty (50) or more peak hour trips. Based on the larger project, a TIAR was prepared and is attached as Exhibit A. Notwithstanding the project's reduction, the TIAR noted that the larger project would generate thirty (30) AM peak and 19 PM peak hour traffic. The TIAR concluded that • The 13,000 square foot project "has very little impact on the existing conditions in the area. For both intersections, the levels of service will remain the same for all movements as before the project." • "In all cases, both intersections and the driveway, the approach level of service remains `B' with the intersection delays only varying a few seconds. Therefore, it can be expected that this project will have little, if any, impact on the immediate area and surrounding area." Given that the project has been scaled back by nearly 40%, the impacts should be no more significant than the larger one. As such, it can be concluded that the traffic impacts will be the same as noted in the TIAR or less. B. Water There is an existing County water line fronting the property along the Old Pahoa Village Road. If an additional or larger meter is needed, the applicant will install one. The applicant will also install a backflow preventer, if required. C. Wastewater There is a cesspool that used to service the abandoned residence. That will be abandoned and a septic system capable of serving the project and meeting with the standards and approval of the State Department of Health will be constructed. D. Solid Waste Solid waste will be handled by commercial haulers who will dispose of the refuse at the county approved landfill, which at this time is located in Hilo. Typically, the waste generation of a project of this nature (office use) should be comparable to a few residences. 8 Although the applicant does not believe one is needed, if required, a Solid Waste Management Plan can be prepared to help address ways to accommodate and reduce the project's waste. E. Other Government Services As this area is already part of the Pahoa Village, it is already being serviced. No extension of government services would be required. The nearest fire station is located in Pahoa Village, less than 2 miles from the subject site. Similarly, the Police Station is located in the Village. Public school (K-12) is available at the Pahoa High School complex also approximately 2 miles from the subject site. There is a County park in Pahoa Village. As such, the project should not result in the extension of any government services. Further, the required public facilities are located reasonably proximate to the subject site. F. Other Utilities All other utilities such as telephone, cable, and electrical services are available to the site. VII. INSTITUTIONAL AND REGULATORY CONSIDERATIONS A. State Land Use The subject property is designated Urban. As such, a State Land Use boundary amendment to cover the requested CV-10 zone would not be required. B. Hawaii State Plan Chapter 226, Hawaii Revised Statutes, outlines the long-range goals and policies of the Hawaii State Plan. Said Plan is intended to serve as a guide for the growth and future long-range development of the State. Pursuant to said requirement, a discussion of the pertinent policies and goals and the project's relationship follows: Goals • A strong, viable economy characterized by stability, diversity, and 9 • growth that enables the fulfillment of the needs and expectations of Hawaii's present and future generations • 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 • Physical, social and economic well-being for individuals and families that nourishes a sense of community responsibility and caring of participation in family life. Discussion The proposed single-story residential-scale commercial complex would achieve these goals. It would provide both direct and indirect employment opportunities for current and future residents of the island; contribute to the island's overall tax base and hence, increase both State and County revenues; and complement and support other economic uses— particularly the surrounding and evolving mixture of uses - and, in turn, contribute to the stability, diversity, and growth of local and regional economies. This employment opportunity would come without adversely affecting the environment. There is no known wildlife or plant life listed as either endangered or threatened on the subject site. Then, too, there are no known archaeological or cultural features on the site. If there are inadvertent finds, appropriate mitigative protocols will be taken. Impacts to the surrounding areas would also not be significantly adverse. All required infrastructures are or will be in place by the applicant prior to occupancy of any portion of the project. These include a private wastewater and possibly upgraded water systems. Furthermore, the provision and/or retention of natural landscaped buffers around the perimeter of and selected portions within the project site would also help mitigate any adverse visual and noise impacts to neighboring residential or commercial properties. C. County General Plan The County General Plan Land Use Pattern Allocation Guide (LUPAG) map designates the subject site and surrounding area Medium Density. Based on this designation, the General Plan allows consideration for "Village and neighborhood commercial and residential and related functions (3-story commercial; residential- up to 35 units per acre." 10 The requested County zoning and planned uses would be consistent with the uses envisioned within the Medium Density area. As such, no General Plan amendment would be required to effectuate this project. The request would also be consistent with the General Plan goals, policies and objective. Specifically, the more pertinent ones follow: Economic Element Goals • Provide residents with opportunities to improve their quality of life. • Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. • The County of Hawaii shall strive for diversity and stability in its economic system. • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. Policies • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. • The County shall strive for an economic climate which provides its residents an opportunity for choice of occupation. • The County shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. • The County shall encourage the development of a visitor industry which is consistent with the social, physical, and economic goals of the residents of the County. 11 Land Use Element (Commercial) Goals • Provide for commercial developments that maximize convenience to its users. • Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. Policies • Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. Should such services not be available, the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. • Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. • The development of commercial facilities should be designed to fit into the locale with minimum intrusion while providing the desired services. Appropriate infrastructure and design controls shall be incorporated into the review of such developments Standards • Commercial developments shall be located in areas adequately served by transportation, utilities, and amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilities in the area. • Off-street parking and loading facilities shall be provided. • Commercial development shall maintain or improve the quality of the present environment through the consideration of visual, access, landscaping, and other design elements in their development. • Preference shall be given to commercial lands with a 12 reasonably level topography. Discussion As the residential areas of Puna continue to grow, there will be a need to accommodate the various communities' commercial retail and office needs. Much of these needs are being provided outside of the Puna District. Having opportunities closer to the heart of the lower Puna district area should help reduce regional traffic congestion not only for workers but patrons who frequent these businesses. Furthermore, while there has been considerable increase in retail spaces, the corresponding increase in office space has lagged somewhat. This project would help address that deficit. The subject site, in addition to attempting to meet this need, also fulfills other policies and standards articulated in the General Plan. The site is already and will be serviced by adequate infrastructure. The County water line is already available. Fire protective services are available within two miles of the site. Wastewater system meeting with the standards of the State Department of Health will be provided by the applicant in conjunction with the development of the project. All other utilities are available to the site. As such, this development should not require additional public services to be provided. The site does not have any on-site developmental constraints. The land is relatively level, and there are no flood (Zone X) or other hazardous condition that would render the site a developmental problem and pose a burden to public agencies. Further, given the non-noxious type of use associated with commercial office type of uses, pollution concerns typically associated with heavy industry would be minimal, if at all. As the land has been cleared, the prospects of the site serving as a habitat for rare or endangered plant or animal life appear remote. Most of the subject area is devoid of its original vegetation. Then, too, while there may be a potential for some endemic birds to visit this area, the development of this site would not remove a critical habitat. At the same time, there are alternative areas that would be more suitable for any habitats. Likewise, due to the developed physical nature of this site, it is very unlikely that there may be any archaeological features left on the site. In the event there are some inadvertent archaeological finds, 13 work will stop and the State DLNR and County Planning Department will be consulted before further activities occur within the affected area. The use is also compatible with the surrounding area. For the most part, properties adjacent to the subject site are residential and commercial. If needed, additional landscaping can be provided to help mitigate potential visual impacts of the project. As such, while the location of the requested area is proximate to a few residences, appropriate mitigation measures, if needed, can be taken. Finally, all additional structures built on the site will comply with the standards outlined in the Zoning Code such as parking, loading zone, setback, height, etc. D. Puna Community Development Plan (CDP) Section 15.1 of the County General Plan called for the development and eventual County Council adoption of CDPs. The General Plan states that the CDP "will translate the broad General Plan statements to specific actions as they apply to specific geographical areas." The General Plan also notes that should the CDP require a General Plan amendment, it could be considered concurrent with the adoption of the CDP. However, "If there is a direct conflict between the Community Development Plan and the General Plan, the General Plan shall be controlling." (emphasis added) Pursuant to the above, the Puna CDP was developed and adopted by the Hawai'i County Council on August 27, 2008. It became effective on September 10, 2008 as Ordinance No. 08 116. The CDP identified a "Regional Town Center" for, among other areas, Pahoa town. The subject site is within the Regional Town Center area and generally proximate to designated and/or zoned for commercial uses. Thus, the requested zoning is generally consistent with this land use emphasis. In addition to the map, the CDP established three (3) major themes: • Malama 1 Ka'Aina which "establishes how the contextual natural, historic and cultural features of Puna should be preserved." (emphasis added) 14 • Growth Management which "addresses how the future pattern of human settlement and land use should be shaped to respect that context and support the desired quality of life for Puna's residents." (emphasis added) • Transportation which "focuses on sustainable approaches to transportation to support the goals of the two above themes." Relative to the Malama 1 Ka'Aina theme, four (4) major elements were identified and assigned goals, objectives, and actions. These elements and their relationship to the proposed action follow: 1. Historic, Cultural, and Scenic Resources The site has been entirely cleared of all vegetation and used as a residence. As such, it would appear that archaeological resources of this site are probably non-existent. Nonetheless, should there be inadvertent discoveries during the construction of this project, work will stop and contacts with the County Planning Department and State Historic Preservation Division will be made. 2. Native Forests and Geological Features Given the location of the property and the geological condition of the site, the goals and objectives of this element would not be applicable to the proposed project. The subject site is not part of any established native forest area, neither does it have any significant or unique geological features. 3. Aquifers, Coastal Waters and Stormwaters The project site is not proximate to potable wells in this area. Notwithstanding that factor, the project will have a wastewater system that would comply with the State Department of Health's standards to assure adequate protection of any potential groundwater in this area. All storm water generated by the project would be retained on site through a system of drywells, if any are needed. In that event, these drywells will require the approval of the State Department of Health and through the NPDES permitting system, the objective of not only storm water containment but protection of groundwater will be fulfilled. 15 Given the above, combined with the fact that the property is over 6 miles from the ocean, the goals and objectives of this element would be fulfilled. 4. Shoreline Area As the site is not a shoreline or coastal property, this element is not applicable. The other theme is Managing Growth. For this, six (6) elements were identified. These elements and their relationship to the project follow. 1. Land Use Pattern The Implementation Section (Chapter 5) of the CDP identifies, among others, Regional Town Centers within which commercial areas are further identified. The subject site is proximate to commercial areas. Actually, it can be considered generally "sandwiched" between commercially zoned properties and/or uses. Further, Section 5.2.1 of the CDP focuses on the land use entitlement process as it relates to regional town centers and community village centers states that "Future zone changes and State land use boundary amendments for the regional town centers and community village centers at Kea'au, Pahoa, and Hawaiian Paradise Park shall be consistent with the LUPAG map designations of the General Plan." (Emphasis added). In this situation, the subject site falls within the Medium Density designation of the General Plan LUPAG map. Thus, in considering land use applications, the CDP does not mandate consideration of only those sites that fall exactly within designated regional, community, or neighborhood centers. The designated areas are to be used as guides, thus enabling land use applications to be considered in a much broader policy context. Given the above, this request is being evaluated against the articulated goals and objectives of the Managing Growth theme. The request would be consistent with the following Goals of the CDP: • Improves the quality of life and expands economic opportunity for Puna's residents. • Reduces the exposure to high risk from natural hazard situations. 16 • Makes services and community facilities more accessible in village/town centers • Reduces overall number of buildable lots in Puna. In that regard, the proposed project is intended to be supportive of the needs of the community. Having the project situated in this area provides the ability to concentrate commercial retail and office uses in a general location. It would allow for the eventual in-filling of the areas between the core of Pahoa town and the Woodlawn Center area to the north. Hence, the project's location would not necessarily foster urban commercial sprawl. Additionally, the project would indirectly provide economic opportunity for Puna's residents. This project could eventually and indirectly yield much needed employment in this area. This site would be a convenient location not only for prospective employees but the community in general. 2. Agriculture and Economic Development The CDP identifies the following: Goals • Increase opportunities for diversified agriculture • Preserve lands for agricultural use • Increase local market share of Puna agricultural products Objectives • Discourage urban growth and further subdivision on lands that have been identified as having agricultural value The subject site is zoned residential and not agriculture. There is also no evidence that the site, aside from domestic purposes, has been used intensively for agricultural purposes in the recent past. It has been used as a residence until a few years ago. As such, the proposed project should not have an adverse impact on the agriculture industry. It could actually be indirectly supportive of it through the provision of services to that industry. 3. Social Services and Housing As this is not a housing project, this section is not really applicable. Indirectly, however, by providing employment opportunities in an 17 area that is proximate to lower Puna, the project would reduce commuting time and expenses. In that regard, it could afford employees and employers to devote more time to their families and the community. 4. Public Safety and Sanitation Services The subject site is located in an area where basic infrastructure is available or will, if needed, be made by the applicant. These include a private wastewater system and the provision of additional land for roadway purposes fronting the property. 5. Parks and Recreation This section is not really applicable, as the project would have no direct impacts on parks. Nonetheless, there are existing park facilities in the villages of Kea'au and Pahoa. Then, too, the site is not listed for any future trails or park related uses. 6. Energy Sustainability The applicant may utilize solar and photovoltaic system to help with some of its power needs. Other means to reduce dependency on the conventional fuel source is being explored. The third theme is Transportation. This theme identifies, as it pertains to the subject request, the following goals and objectives: Goals • Reduce percentage of residents who commute to employed outside of Puna Objectives • Provide more services and employment within Puna's village and town centers • Create new employment opportunities in Puna in order to reduce long commuting It also identifies five (5) elements. The project's relationship to these elements follows. 1. Traffic Demand Management The intended use will not generate much (if any) employee traffic, 18 as the applicant and his wife will probably the only operators of this food processing business. The projected volume of sales and activity should also be quite low. Nevertheless, if there are more intensive commercial uses of the property, its location would help reduce the flow of both workers as well as residents requiring certain services from traveling outside of the district. In that regard, it would definitely fulfill two of the major objectives of this theme. 2. Mass Transit This element is not really applicable. However, in the event bus stops are needed in this area, the applicant would be willing to consider an area within the property for this purpose. 3. Roadway Network Likewise, the objectives and policies of this element are not directly pertinent to the project. However, it should be noted that the project will not have a direct access to the heavily traveled Pahoa By-Pass Road. 4: Highways Access to the project will be from the Old Pahoa Village Road. Given its location, it should not directly affect the Pahoa By-Pass and/or Kahakai Boulevard. 5. Non-Motorized Travel and Scenic Byways The subject site is not part of any proposed non-motorized travel area, such as a bikeway. There are also no known trails within the subject site. Accordingly, the project would not be incongruous with this element. The CDP also has a table (Table 5-1) that outlines general use and design criteria. Relative to the Regional Town Center and the subject request: a. The service area population is geared for 20,000 to 50,000 residents. The applicant's project is intended to supplement and complement the growing retail uses in the area. Accordingly, it should provide a regional service, as do the existing and evolving retail uses in this area. b. The subject site is about 1 acre, which is less than 30+ acres. 19 However, as the site is a part of other properties in the vicinity that are zoned commercial, it would help strengthen this regional commercial concept. c. As new structures will be constructed, they will be designed in accordance with the design guidelines of the CDP. d. Access from the Old Pahoa Village Road will be needed, as that is the only access to the site. Driveway connection meeting with the County's standards will be adhered to. In summary, the requested CV zone is consistent with the Regional Town Center concept. Further, it is also consistent with the themes and corresponding policies and objectives of the CDP. E. County Zoning The County zoning of the requested area is Agriculture (A-1a). If the Village Commercial (CV-10) request were approved, at the appropriate time, all related land use and development codes such as building permit and the like would be complied with by the applicant. F. Special Management Area The subject site is not situated within the County Special Management Area (SMA). However, as the entire island falls within the SMA, a general discussion of this project's relationship with the SMA objectives follows. 1. Recreational Resources The proposed improvements should not have any adverse impact to the recreational resources of the area. The property is not a coastal property, and there are intervening properties between the project site and the ocean. There is also no known access to the shoreline from this site. 2. Historical and Cultural Resources As the area of the proposed improvements has been largely cleared and used as a residence, the prospects of finding any archaeological features on the subject site is fairly remote. However, should there be any inadvertent finds during the further development of this project, work will immediately cease until clearance from the County and/or SHPD is secured. 20 Relative to cultural resources, the site of the requested area has been cleared. The applicant also notes that there have been no reported observation of any native Hawaiians gathering plants within or proximate to the subject site. As such, it would appear very unlikely that the site would serve such purpose today and/or in the recent past. In sum, given the disturbed nature of the area of the proposed activity, it can be reasonably concluded that this project would have no significant adverse impact relating to native Hawaiian cultural and historical resources and/or practices that cannot be otherwise mitigated. . 3. Scenic and Open Space Resources As noted earlier, the coastal view plane is not visible from the Highway in the area of the subject site. This is due in large part to the distance between the subject site and the shoreline. As such, this project should not adversely impact any scenic coastal resources. 4. Coastal Ecosystem The proposed improvements should not generate any adverse impacts to the area's coastal ecosystem. A drywell will probably have to be installed to address on-site drainage. Please note that during the course of securing the required Underground Injection Control (UIC) and NPDES permits, the project's impacts to the groundwater and nearshore waters will be evaluated and appropriate mitigative, if needed, actions will be taken. Further, the site is situated over 5 miles from the shoreline, and any direct interaction between the proposed use and the water should be barely existent, if at all. Furthermore, the project's wastewater will be disposed off in a State Department of Health approved manner. 5. Economic Uses The project itself should have some significant indirect economic impacts, due to the possible long-term jobs this project could potentially generate. The short-term impacts relate to the construction jobs while the long-term ones deal with the anticipated office and perhaps some retail employees. 21 6. Coastal Hazards The site is designated "X" on the Flood Insurance Rate map. Being at nearly the 800-foot elevation level, the site also falls outside of the Civil Defense Tsunami Evacuation Zone. As the site is not located adjacent to the shoreline and over 5 miles away, normal winter storm waters should not be an issue for this project. Based on the foregoing, it is concluded that the proposed improvements are consistent with the objectives, policies and guidelines of the Special Management Area Rules and Regulations. Specifically: A. The proposed project will not have any substantial, adverse environmental or ecological effect. Any effect that may result will be minimized to the extent practicable and is clearly outweighed by public health, safety and welfare, and other compelling public interest. Further, it will not generate any adverse effects by themselves or in conjunction with other individual developments, the potential cumulative impacts of which would result in a substantial adverse environmental or ecological effect and the elimination of planning options. Appropriate mitigative measures will be taken to address any potential adverse impacts of this project; B. The proposed activities - as discussed earlier- are consistent with the objectives, policies, and guidelines of the SMA Rules and Regulations; and C. The proposed activities are consistent with the County General Plan and County Zoning Code. G. Other Permitting Considerations Other construction-related permits will be required in the future. These would be of the "ministerial" variety, such as Plan Approval, building permit, grading permit, and the like. VIII. IMPACT SIGNIFICANCE ANALYSIS A. Relationship Between Local Short-Term Uses of Environment and Maintenance and Enhancement of Long-Term Productivity 22 If the request were denied, the short-term use of the site would probably continue to be used residentially and in very, very low level agriculture activity. The use of pesticides and herbicides to support the agricultural activity may be a nuisance to the surrounding residential and commercial properties. From a long-term productivity standpoint, then, the proposed CV-10 zoning would not have any significant impact on the environment or existing mixture of residential/commercial uses in the area. C. Irreversible and Irretrievable Commitment of Resources As the site has been relatively disturbed in the past, it is not likely that its development would result in an irreversible commitment of natural or archaeological resources. Since the soil on the parcel has been classified "E" or very poor by the Land Study Bureau, there is little potential for agricultural activity. The residential use of this area should thus not compromise any agricultural or cultural resources. Further, it is not likely that the site has any significant archaeological features. This is evidenced by the prior grading and existing residential use of the site. Again, if needed, a monitoring program can be conducted during any land disturbance activity. D. Mitigative Measures The applicant does not believe that significant infrastructure improvements are needed for this rezoning. However, the applicant already intends to set aside, improve, and dedicate a portion of the property's frontage to the County. During the construction phase, contractors will be obligated to comply with appropriate State noise and air quality standards. Should unanticipated archaeological finds be discovered in conjunction with any further development of the site, work will stop (as is required by the State and County) and clearance secured before work is resumed. There are no drainage ways on the property. Any land disturbance activity, any and all required grading or grubbing work will be done in conjunction with the required permits. This is to assure that the land disturbance activity of this site does not adversely affect the drainage of surrounding properties. Finally, there will be no person or businesses to be dislocated by this 23 project. E. Alternatives to the Proposed Project 1. No Project Under the status quo alternative, the site could continue in its residential state. However, it would not address the growing need for more small commercial office space. Further, given the evolving commercial uses in this area, the retention of this site in the RS-15 zoning may not be consistent with that evolving land use pattern. 2. Alternative Density Under this alternative, the applicant could seek a more intensive residential rezoning, such as RS-7.5 or a RM zoning. Those zoning categories would arguably be just as consistent with the requested CV-10 zoning, particularly as the CV zoning allows either single or multiple family residential uses. However, the residential zoning would limit the applicant to only those uses and not enable to meet the existing commercial office and future small-scale retail demand. 3. Evaluation of Alternatives The project's impacts to the area's social and physical infrastructure would not be significant. Mitigative measures in the form of street frontage improvements will be taken to address any possible roadway impacts associated by the project. Further, the project would be consistent with the land use objectives sought to be accomplished by the County General Plan LUPAG map and the Puna Community Development Plan. In view of the aforementioned, it would appear that none of the alternatives would be more prudent and beneficial than the requested CV-10 alternative. 24 TRAFFIC IMPACT ANALYSIS FOR A PROPOSED OFFICE AND RETAIL FACILITY PAHOA, PUNA, HAWAII TMK (3)1-5-014:005 MARCH,2014 PREPARED FOR: ENGINEERING PARTNERS, INC. E. 42 LiC=�l:CI \ Y NO. +;34-C 1 U 5 P' THIS WORK WAS PREPARED B ME OR UNDER MY SUPERVISION PREPARED BY: WITCHER ENGINEERING LLP P.O. BOX 348 HOLUALOA, HI 96725 (808)334-0322 (808)324-0327 Fax EXHIBIT A TABLE OF CONTENTS I. INTRODUCTION 1 A. Purpose and Scope 1 B. Location 1 C. Description 1 II. EXISTING CONDITIONS 1 A. Site and Land Use 1 B. Traffic 1 Table 1 Actual Traffic Counts 2 C. Compliance with County Concurrency Requirements 2 III. TRIP GENERATION 2 A. Methodology 2 Table 2 Trip Generation 2 B. Trip Distribution 3 Table 3 Trip Distribution 3 Table 4 Turning Movements 3 IV. TRAFFIC ASSESSMENT 4 Table 5 Level of Service 5 V. DISCUSSION 6 VI. CONCLUSION 6 APPENDICES APPENDIX A Location Map, Tax Map Key Map, Conceptual Site Plan, Aerial View of Intersections APPENDIX B Level of Service Criteria APPENDIX C Two-Way Stop Control Summary— Old Pahoa Village Road & Project Driveway Alternative#4 (Computer Printout) • Buildout Conditions AM and PM Peak Hours • 5-Year Conditions AM and PM Peak Hours Page 1 of 2 APPENDIX D Two-Way Stop Control Summary— Old Pahoa Village Road & Kauhale Street Alternative#4 (Computer Printout) • Existing Conditions AM and PM Peak Hours • Buildout Conditions AM and PM Peak Hours • 5-Year Conditions AM and PM Peak Hours APPENDIX E Two-Way Stop Control Summary— Old Pahoa Village Road and Apa'a Street Alternative#4 (Computer Printout) • Existing Conditions AM and PM Peak Hours • Buildout Conditions AM and PM Peak Hours • 5-Year Conditions AM and PM Peak Hours APPENDIX F Traffic Movement Diagrams— Old Pahoa Village Road and Project Driveway Alternative#4 • Buildout Conditions AM and PM Peak Hours • 5-Year Conditions AM and PM Peak Hours APPENDIX G Traffic Movement Diagrams— Old Pahoa Village Road and Kauhale Street Alternative#4 • Existing Conditions AM and PM Peak Hours • Buildout Conditions AM and PM Peak Hours • 5-Year Conditions AM and PM Peak Hours APPENDIX H Traffic Movement Diagrams—Old Pahoa Village Road and Apa'a Street • Existing Conditions AM and PM Peak Hours • Buildout Conditions AM and PM Peak Hours • 5-Year Conditions AM and PM Peak Hours Page 2 of 2 TRAFFIC IMPACT ANALYSIS REPORT FOR PROPOSED OFFICE & RETAIL FACILITY PAHOA, PUNA, HAWAII TMK (3)1-5-014:005 I. INTRODUCTION A. Purpose and Scope The purpose of this report is to assess the impact a 9,000 ft2 of office space and 3,840 ft2 specialty store would have on the traffic on Old Pahoa Village Road in Pahoa. This report will address the existing traffic on Old Pahoa Village Road in that area. B. Location The proposed project is located on the northeast side of Old Pahoa Village Road between the Pahoa Post Office to the southeast and Apaa Road to the north. The site is on TMK (3) 1-5-014:005. C. Description The proposed project is 9,000 ft2 of office space and 3,840 ft2 of specialty retail. The access will directly to Old Pahoa Village Road. II. EXISTING CONDITIONS A. Site and Land Use As stated above the site lies on the northeasterly side of Old Pahoa Village Road, northwest of the Pahoa Post Office. The zoning is RS-15. There are some small farms in the area. Other zonings in the area are CV-10, RS-10 and A-la. B. Traffic Manual traffic counts were taken on November 7, 2013 from 6:00 AM to 9:00 AM and from 2:45 PM to 6:00 PM. The peak hours of traffic were determined to be 7:15 AM - 8:15 AM in the morning for both intersections, Old Pahoa Village Road and Kauhale Street and Old Pahoa Village Road and Apaa Road. The afternoon peak hour was 3:00 PM - 4:00 PM for the intersection of Old Pahoa Village Road and Kauhale Street and 3:15 PM to 4:15 PM for the intersection of Old Pahoa Village Road and Apaa Road. It should be noted that even though the peak PM traffic was Page 1 of 6 for the time noted above,the traffic volumes are nearly constant for the next hour. Therefore,in reality,the peak for the PM could occur at any time over a two and one- half hour period depending on the day and the conditions. The following is a breakdown on these counts. TABLE 1 ACTUAL TRAFFIC COUNTS OLD PAHOA VILLAGE ROAD&APAA ROAD Peak Eastbound Eastbound Northbound Northbound Southbound Southbound Total Hour Left Right Left Through Through Right AM 48 26 24 210 217 41 566 PM 41 21 33 260 272 27 659 OLD PAHOA VILLAGE ROAD&KA UHALE STREET Peak Westbound Westbound Northbound Northbound Southbound Southbound Total Hour Left Right Through Right Left Through AM 48 21 177 53 10 230 539 PM 44 29 242 68 36 250 669 C. Compliance with County Concurrency Requirements Pusuant to Section 25-2-46 (Concurrency Requirements), Hawaii County Code, a traffic impact analysis report(TIAR)is required for submittal with a change of zone action that can generate 50 or more peak hour trips. This project will generate 30 AM peak hour trips and 19 PM peak hour trips. Therefore traffic will be assessed for the existing condition, buildout condition and five-year condition. HI. TRIP GENERATION A. Methodology The trip generation methodology used for this report is based upon applications developed by the Institute of Transportation Engineers (ITE) as published in Trip Generation,8`h Edition,2010. Since this is an office complex and specialty store,the ITE land use codes are 710 and 814. The following table reflects the trip generations. TABLE 2 TRIP GENERATIONS Peak Land Use Class ITE Per Area % %Exit Veh Veh Hour Code 1000 ft=Gen fe Ent Ent Exit AM 710 Gen Office 1.55 9,000 88 12 12 2 AM 814 Specialty Retail 6.84 3,840 48 52 13 14 Page 2 of 6 Total AM 25 16 PM 710 Gen Office .1.49 9,000 17 83 2 11 PM 814 Specialty Retail 5.02 3,840 56 44 I 1 8 Total PM 13 19 B. Trip Distribution Trip distribution is based upon the north/south movement of traffic along Old Pahoa Village Road. During the AM peak hour, 55% of the traffic is southbound on Old Pahoa Village Road and 45% is northbound. During the PM peak hour, it is 48% northbound and 52%southbound on Old Pahoa Village Road. The following table shows this relationship. TABLE 3 TRIP DISTRIBUTION AM PM Enter Exit Enter Exit Northbound Right 11 Westbound Left 9 Northbound Right 6 Westbound Left 10 Southbound Left 14 Westbound Right 7 Southbound Left 7 Westbound Right 9 TABLE 4 TURNING MOVEMENTS OLD PAHOA VILLAGE ROAD AND ENTRANCE TO PROJECT AM PM Direction - Existing Completed 2018 Existing Completed 2018 Westbound Left — 9 9 — 10 10 Westbound Right — 7 7 — 9 9 Northbound Through — 198 219 — 271 299 Northbound Right — 11 11 — 6 6 Southbound Left — 14 14 — 7 7 Southbound Through — 243 268 — 293 323 OLD PAHOA VILLAGE ROAD AND APAA ROAD Eastbound Left 48 48 53 41 41 45 Eastbound Right 26 27 30 21 22 24 Page 3 of 6 AM PM Direction Existing Completed 2018 Existing Completed 2018 Northbound Left 24 25 27 33 34 37 Northbound Through 210 216 238 260 268 295 Southbound Through 217 230 253 272 278 306 Southbound Right 41 41 45 27 27 30 OLD PAHOA VILLAGE ROAD AND K9 UHALE STREET Westbound Left 48 48 53 44 44 49 Westbound Right 21 22 24 29 30 33 Northbound Through 177 187 205 242 247 272 Northbound Right 53 53 58 68 68 75 Southbound Left 10 10 11 36 38 42 Southbound Through 230 239 262 250 259 285 IV. TRAFFIC ASSESSMENT Highway capacity analysis was performed in accordance with the Highway Capacity Manual, Special Report 209,2nd Edition of the Transportation Research Board, 1997 and the Highway Capacity software from the Federal Highway Administration and McTrans, University of Florida,Gainesville,FL,for unsignalized intersections. The methodology for unsignalized intersections calculates the levels of service for individual approaches and the intersection as a whole based upon the average stopped delay per vehicle. 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 4 of 6 It should be noted that traffic improvements should be considered for level of service "F"condition. Level of service calculations are tabulated herein for both AM and PM peaks for existingand the post development condition. TABLE 5 LEVEL OF SERVICE OLD PAHOA VILLAGE ROAD AND ENTRANCE TO PROJECT AM PM Movement Existing Completed 2018 Existing Completed 2018 Westbound Left — B B — B B Westbound Right — B B — B B Southbound Left — A A — A A Southbound Through — A A — A A Approach Delay — 10.7 11.0 — 11.4 1L8 Approach LOS — B B — B B OLD PAHOA VILLAGE ROAD AND APAA ROAD Eastbound Left B B B B B B Eastbound Right B B B B B B Northbound Left A A A A A A Northbound Through A A A A A A Approach Delay 11.6 11.8 12.4 12.7 12.8 13.7 Approach LOS B B B B B B OLD PAHOA VILLAGE ROAD AND KAUHALE STREET Westbound Left B B B 13 B B Westbound Right B B B B B B Southbound Left A A A A A A Southbound Through A A A A A A Approach Delay 11.5 11.6 12.1 12.7 12.8 13.7 Approach LOS B B B B B B Page 5 of 6 V. DISCUSSION This report shows the relationship between the existing conditions at the two intersections and the affects this project will have on the area. Level of service calculations were performed for the existing conditions at the intersections. Trip generation calculations and movement distributions were performed for the project. Project trips were distributed in proportion to the direction of travel at the site for the times of day, AM and PM. The additional traffic was then apportioned proportionally to the movements of each of the intersections. In addition, for comparison purposes, the volume of traffic was analyzed five years out (2018) for growth using a growth factor of 2% per year. This factor is based upon information provided by the Traffic Division of Department of Public Works, County of Hawaii for the Pahoa area. It should be noted that the entrance into the project is located closer to the southern intersection,and the traffic volumes are relatively low. With this being said,the ingress and egress to the site can expect gaps in traffic that will tend to mitigate some of the waiting time for the left turning movements. However,as previously noted,the waiting time is minimal. VI. CONCLUSION The project has very little impact on the existing conditions in the area. For both intersections, the levels of service will remain the same for all movements as before the project. In all cases, both intersections and the driveway,the approach level of service remains"B" with the intersection delays only varying a few seconds. Therefore it can be expected that this project will have little, if any, impact on the immediate area and surrounding area. Page 6 of 6 • APPENDIX A LOCATION MAP, TAX MAP KEY, CONCEPTUAL SITE PLAN AND AERIAL VIEW OF INTERSECTIONS t4 HA t W ill■E I�NORTH Iv KOH• A I S ,_'—e, HOt4OKM KAWAH E ��/fit WALE O SOUTH I K ORAL A / �, ----\ / / 4/ ---____,\ / �' ORTH HILO 0 ® HAMAKUA �'I i NORTH KONA / SOUTH HILO ill \ ` \ ,/. \ / \ 7 — ---—-? \ / 7'\ \\ �,� i ; Lc- `TI ON 1 \ _ \ P ANOA, .OUTH/ O.. PUNA KONAi / KAU ( 1 ./1 1 • ) 7 • NAALEHU SiVkiWITCHER ENGINEERING LLP LOCATION MAP P.O.Box 348 Consulting Civil Engineers Holualoa,HI 96725 Construction Managers (808)334-0322 r i y7l n„ ;✓_y / l a au r- td , R t h , -i D I a ' q-.) p w o. N tJ 0 E A1, • D, asst ue•a+= Z o Q .,u� A ,�a,= c N— —I 40 W'e3 J ,:t,ii ., (TO U ^S;+ ° °i Sn,T o nS:o . a ,a ., A - • n T Rea I it,' ;; o i §• iP:.2 la o iO r . ., u s Io q, 0 'n y r b 2 o e i n y A ° is M1 U ` ` , N'� O ry o° ' " I s s 0 ■ O O ^� f fi t I I k I ° 4'.3.:- ° o N h u 4 . H '4, �n T� -I, I 1. I to e °, O 4t O I ° „a.,c. p IT. a( u IL" ti < m o '+ ,� 4 � N„ Y A i 4. 4, - > a ,2 , Q ti p *Is a Q k` • y ' -- � CG V J .3 V :3,-. p O NI • i 33 IN > *. s�f 3�0; 3 i n i. F 1 a ^ a o it M1 �N. Y O—O it X S 1e,.33 4 ' z "Dad n °t t .-o 1 ° ti. ,, � n ;I x I' t ° 3 co„ : i 'I�1i—7.J_ I HOrI JTEAD ROAO �.,. ,t' O O 0 < ' i O ON co 0 E3 00 rl d to mo Q 11 Wtoa CC Q N �m 1 O w LLI O J + 0 F-+ L.L. Lai O U ¢ 1- 1-- > -- cc cn cn o �"' O 0 ° � � wo O� C� 0 W ° aW < 0< N a c < Z m O O 0- z z z In c X co Q < < 0 c.4 O co a_ `t w l,.1 > 0 O j O 0 ( O x a w O 0 0a_ O Q cr Q < 0-0,P4E. ,9 Z l Z SG TS 0178`C=,96X<Oi / i 0 0 /////1�/////l//.'///�. .Q 0 Go �: -D u 01 0 O O O c O -O (i) • ) jtto 0 O N 0 a co_. O) 10 O 0 X O O 0 co NNW _..........manall 0) Q O 0 0 ��� uauaaso7 �C f ! 7' OO ai M ,60-LZZ o Intersection of Old Pahoa Village Road , and Apa'a Street vi fir' i. ti . t i 4. 4 . T 4 , . * ; ''' . '--' i d'.,NOW ,4, - - ,\ `, r Goo Ie -;r" r, - .I Ir , ` Y �" ®20t3Google OLD PAHOA VILLAGE ROAD AND APA'A STREET / N r srfr , w�� j + -7S7'-::;E:;.1/ t f iliS k- ^ .:00. ,.� ' •. f; • 1 7 °I � 3t ,` . .'- Site Y • r Qi �^^ f I d sT'* Z mil �%'+'► -.:,. '40". *- -* --- • 4), 'N_ - 1,_• ''-::' N . ' ' ----- . " ' ' ''' ..:; `410.4. ".' •'' ,i, ;'' , ;I.:::--. ,:_`,..._'- 'C.',4 ' ' ' ..---ir- -. .- ,,........ ,...1......,.. ...,.. . , .,.,,......., ..„..., .„..,. . . . . . . -..,.,. -1, ,,,,. :....,,....„,. ., — ,- -. -- -..). -.1.,-.:..# e ff )s-�M 'A•,} . �� , k%Intersectioan nd of Koalud hPaae hSota reVeit llage Road ,,.. :,-„,,,f,.,._ .- -may A � r• ,,` , z ss, ,,. , , t..,-f . b 2013 Gccgie sc.. 3 r a .r J v ,. OLD PAHOA VILLAGE ROAD AND I(AUHALE STREET 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 P Extreme traffic delays Appendix B APPENDIX C TWO-WAY STOP CONTROL SUMMARY OLD PAHOA VILLAGE ROAD & PROJECT DRIVEWAY 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 ALTO Agency/Co. OGASAUARA Jurisdiction HAWAII CO Date Performed 11/21/2013 Analysis Year Build Out Analysis Time Period AMBO Project Description OGASAUARA JOB#619-01-13 OGOPVRDWAMI8 East/Vl/est Street: DRIVEWAY North/South Street: OPVR 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) 198 11 14 243 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 0 198 11 14 243 0 (veh/h) Percent Heavy Vehicles 0 — — 0 — — Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 onfiguration TR LT U•stream Si.nal —/ 0 0 —� Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R plume (veh/h) 9 0 7 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 0 0 0 9 0 7 (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 Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR (veh/h) 14 16 C(m) (veh/h) 1374 645 lc 0.01 0.02 95%queue length 0.03 0.08 Control Delay (s/veh) 7.6 10.7 LOS A B •pproach Delay(s/veh) — — 10.7 •pproach LOS — — B Copyright 0 2010 University of Florida,All Rights Reserved HCS+rm Version 5.6 Generated: 3/5/2014 1:37 PM file:/./C:\Documents and Settings\Witcher Engr LLP1Local Settings\Temp\u2kE8.trnp 3/5/2014 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T ALT4 Agency/Co. OGASAUARA Jurisdiction HAWAII CO Date Performed 11/21/2013 Analysis Year BO Analysis Time Period PM BO Pro ect Descri•tion OGASAUARA JOB#619-01-13 OGOPVRDWPMBO East/West Street: DRIVEWAY North/South Street: OPVR 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) 271 6 7 293 Peak-Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 0 271 6 7 293 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 MEMEMIIIIIIII-1 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R olume(veh/h) 10 0 9 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 0 0 0 10 0 9 (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 Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR (veh/h) 7 19 C(m) (veh/h) 1298 581 /c 0.01 0.03 95%queue length 0.02 0.10 Control Delay(s/veh) 7.8 11.4 LOS A B 'pproach Delay(s/veh) — — 11.4 'pproach LOS — — B Copyright Si 2010 University of Florida,All Rights Reserved HCS-1-11A Version 5.6 Generated: 3/5/2014 1:41 PM file://C:\Documents and Settings\Witcher Engr LLP\Local Settings\Temp\u2kEF.trp 3/5/2014 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T ALT4 Agency/Co. OGASAUARA Jurisdiction HAWAII CO Date Performed 11/21/2013 Analysis Year 2018 Analysis Time Period AM 18 Project Description OGASAUARA JOB#619-01-13 OGOPVRDWAM18 East/West Street: DRIVEWAY North/South Street: OPVR 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) 219 11 14 268 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 0 219 11 14 268 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 Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R olume(veh/h) 9 0 7 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 0 0 0 9 0 7 (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 Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR (veh/h) 14 16 C(m) (veh/h) 1350 615 lc 0.01 0.03 95%queue length 0.03 0.08 Control Delay(s/veh) 7.7 11.0 LOS A B •pproach Delay(s/veh) — — 11.0 pproach LOS — — B Copyright 0 2010 University of Florida,All Rights Reserved HCS+Try Version 5.6 Generated: 315!2014 1:40 PM file://C:\Documents and Settings\Witcher Engr LLP\Local Settings\Temp\u2kE8.tmp 3/5/2014 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T ALT4 Agency/Co. OGASAUARA Jurisdiction HAWAII CO Date Performed 11/21/2013 Analysis Year 2018 Analysis Time Period PM 18 Project Description OGASAUARA JOB#619-01-13 OGOPVRDWPMI8 East/West Street: DRIVEWAY 1North/South Street: OPVR 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) 299 6 7 323 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 0 299 6 7 323 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 0 Upstream Signal 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R olume(veh/h) 10 0 9 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 0 0 0 10 0 9 (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 f LTR Delay,Queue Length,and Level of Service •pproach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR v(veh/h) 7 19 C (m) (veh/h) 1267 546 /c 0.01 0.03 95%queue length 0.02 0.11 Control Delay(s/veh) 7.9 11.8 LOS A B •pproach Delay(s/veh) — — 11.8 •pproach LOS — — B Copyright©2010 University of Florida,All Rights Reserved HCS+TM Version 5.6 Generated: 3/5/2014 1:43 PM file://C:\Documents and Settings\Witcher Engr LLP\Local Settings\Temp1u2kF3.tuip 3/5/2014 APPENDIX D TWO-WAY STOP CONTROL SUMMARY OLD PAHOA VILLAGE ROAD & KAUHALE 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. OGASAUARA Jurisdiction HAWAII CO Date Performed 11/21/2013 Analysis Year 2013 Analysis Time Period AM EX Project Description OGASAUARA JOB#619-01-13 OGOPVRKAMEX East/West Street: KAUHALE North/South Street: OPVR 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) 177 53 10 230 Peak-Hour Factor,PHF 1.00 _ 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 0 177 53 10 230 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 Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R olume(veh/h) 48 0 21 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 0 0 0 48 0 21 (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 Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR (veh/h) 10 69 C(m) (veh/h) 1350 627 /c 0.01 0.11 95%queue length 0.02 0.37 Control Delay(s/veh) 7.7 11.5 LOS A B •pproach Delay(s/veh) — — 11.5 •pproach LOS — -- B Copyright a 2010 University of Florida,All Rights Reserved HCS+TM Version 5.6 Generated: 3/6/2014 10:28 AM file://C:\Documents and Settings\Witcher Engr LLP\Local Settings\Temp\u2k16E.tmp 3/6/2014 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T Agency/Co. OGASAUARA Jurisdiction HAWAII CO Date Performed 11/21/2013 Analysis Year 2013 Analysis Time Period PM EX Project Description OGASAUARA JOB#619-01-13 OGOPVRKPMEX EastNVest Street: KAUHALE North/South Street: OPVR Intersection Orientation: North-South Study Period(hrs): 1.00 Vehicle Volumes and Adjustments _ Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 242 68 36 250 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 0 242 68 36 250 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 Eastbound Westbound Movement 7 8 9 10 11 12 L T R L _ T R • olume(veh/h), 44 0 29 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 0 0 0 44 0 29 (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 Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR (veh/h) 36 73 C (m)(veh/h) 1262 543 Ic 0.03 0.13 _ 95%queue length 0.09 0.47 Control Delay(s/veh) 7.9 12.7 LOS A B •pproach Delay(s/veh) -- -- 12.7 •pproach LOS — — B Copyright©2010 University of Florida,All Rights Reserved HCS+TM Version 5.6 Generated: 3/6/2014 10:28 AM file://C:\Documents and Settings\Witcher Engr LLP\Local Settings\Temp\u2k171.tmp 3/6/2014 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T ALTO Agency/Co. OGASAUARA Jurisdiction HAWAII CO Date Performed 11/21/2013 Analysis Year BO Analysis Time Period AM BO Project Description OGASAUARA JOB#619-01-13 OGOPVR KAMBO East/West Street: KAUHALE North/South Street: OPVR 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 187 53 10 239 Peak-Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 0 187 53 10 239 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 U'stream Si.nal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R olume(veh/h) 48 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 48 0 22 (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 Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR (veh/h) 10 70 C (m) (veh/h) 1339 615 /c 0.01 0.11 95%queue length 0.02 0.38 Control Delay(s/veh) 7.7 11.6 LOS A B •pproach Delay(s/veh) -- — 11.6 •pproach LOS — — B Copyright©2010 University of Florida,All Rights Reserved HCS+TM Version 5.6 Generated: 315/2014 1:27 PM • file://C:\Documents and Settings\Witcher Engr LLP\Local Settings\Temp\u2kD8.triip 3/5/2014 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T ALTO Agency/Co. OGASAUARA Jurisdiction HAWAII CO Date Performed 11/21/2013 Analysis Year BO Analysis Time Period PM BO Project Description OGASAUARA JOB#619-01-13 OGOPVRKPMBO East/West Street: KAUHALE North/South Street: OPVR Intersection Orientation: North-South tudy 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) 247 68 37 259 Peak-Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 0 247 68 37 259 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 Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R plume (veh/h) 44 0 30 Peak-Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 0 0 0 44 0 30 (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 Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR (veh/h) 37 74 C(m) (veh/h) 1257 535 v/c 0.03 0.14 95%queue length 0.09 0.48 Control Delay(s/veh) 8.0 12.8 LOS A B pproach Delay(s/veh) — — 12.8 pproach LOS — — B Copyright O 2010 University of Florida,All Rights Reserved HCS+TM Version 5,6 Generated: 3/5/2014 1:32 PM file://C:\Documents and Settings\Witcher Engr LLP\Local Settings\Temp\u2kE0.tmp 3/5/2014 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T ALT4 Agency/Co. OGASAUARA Jurisdiction HAWAII CO Date Performed 11/21/2013 Analysis Year 2018 Analysis Time Period AM 18 _ Project Description OGASAUARA JOB#619-01-13 OGOPVR KAM18 East/West Street: KAUHALE North/South Street: OPVR Intersection Orientation: North-South Study Period(hrs): 1.00 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 1 2' 3 4 5 6 L T R L T R olume(veh/h) 205 58 11 262 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 0 205 58 11 262 0 (veh/h) Percent Heavy Vehicles 0 — 1 — 1 0 — -" Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration TR LT Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R olume(veh/h) 53 0 24 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 0 0 0 53 0 24 (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 Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR v(veh/h) 11 77 C (m) (veh/h) 1313 583 /c 0.01 0.13 95%queue length 0.03 0.46 Control Delay(s/veh) 7.8 12.1 LOS A B •pproach Delay(s/veh) — — 12.1 •pproach LOS — — _ B Copyright®2010 University of Florida,All Rights Reserved HCS+TM+ Version 5.6 Generated: 3/5/2014 1:29 PM file://C:\Documents and Settings\Witcher Engr LLP\Local Settings\Temp\u21:DC.tmp 3/5/2014 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T ALT4 Agency/Co. OGASAUARA Jurisdiction HAWAII CO Date Performed 11/21/2013 Analysis Year 2018 Analysis Time Period PM 18 Project Description OGASAUARA JOB#619-01-13 OGOPVRKPMI8 East/West Street: KAUHALE North/South Street: OPVR 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) 272 75 41 285 Peak-Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 0 272 75 41 285 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 Eastbound _ Westbound Movement 7 8 9 10 11 12 L T R L T R olume(veh/h) 49 0 33 Peak-Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 _ Hourly Flow Rate,HFR 0 0 0 49 0 33 (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 Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR (veh/h) 41 82 C (m)(veh/h) 1223 496 /c 0.03 0.17 95%queue length 0.10 0.59 Control Delay(s/veh) 8.0 13.7 LOS A B •pproach Delay(s/veh) — — 13.7 •pproach LOS — — B Copyright©2010 University of Florida,All Rights Reserved HCS+7/4 Version 5.6 Generated: 3/5/2014 1:33 PM file://C:\Documents and Settings\Witcher Engr LLP\Local Settings\Temp\u2kE4.tmp 3/5/2014 APPENDIX E TWO-WAY STOP CONTROL SUMMARY OLD PAHOA VILLAGE ROAD & APA'A 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 Agency/Co. OGASAUARA Jurisdiction Date Performed 11/21/2013 Analysis Year Analysis Time Period AM EX Project Description OGASAUARA JOB#619-01-13 OGOPVRAAMEX East/West Street: APAA North/South Street: OPVR Intersection Orientation: North-South Study Period(hrs): 0.25 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R olume(veh/h) 24 210 217 41 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 24 210 0 0 217 41 veh/h Percent Heavy Vehicles 0 — — 0 — — Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 1 Configuration LT T R . —_ 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R olume(veh/h 48 0 26 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 48 0 26 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 LT LTR v(veh/h) 24 74 C (m) (veh/h) 1318 617 v/c 0.02 0.12 95%queue length 0.06 - 0.41 Control Delay(s/veh) 7.8 11.6 LOS A B Approach Delay(s/veh) — — 11.6 Approach LOS — — B Copyright CO 2010 University of Florida,All Rights Reserved HCS+'na Version 5.6 Generated: 11/21/2013 10:17 AM file://C:\Documents and Settings\Witcher Engr LLP\Local Settings\Temp\u2k7D.tmp 11/21/2013 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T ALT4 Agency/Co. OGASAUARA Jurisdiction HAWAII CO Date Performed 11/21/2013 Analysis Year BO Analysis Time Period AM BO Project Description OGASAUARA JOB#619-01-13 OGOPVRAAMBO East/West Street: APAA North/South Street: OPVR 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) 25 216 , 230 41 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 25 216 0 0 230 41 (veh/h) Percent Heavy Vehicles 0 I — — ( 0 — I -" Median Type Undivided RT Channelized I I 0 1 I 0 Lanes 0 1 0 0 1 1 Configuration LT T R Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R olume(veh/h) 48 0 27 Peak-Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 48 0 27 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 LT LTR v(veh/h) 25 75 C (m) (veh/h) 1304 604 v/c 0.02 0.12 95%queue length 0.06 0.42 Control Delay(s/veh) 7.8 11.8 LOS A B Approach Delay(s/veh) -- — 11.8 Approach LOS — — B Copyright©2010 University of Florida,All Rights Reserved HCS+Tm Version 5.6 Generated: 3/5/2014 1:21 PM file://C:\Documents and Settings\Witcher Engr LLP\Local Settings\Temp\u2kC5.tnnp 3/5/2014 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T ALT4 Agency/Co. OGASAUARA Jurisdiction HAWAII CO Date Performed 11/21/2013 Analysis Year 2018 Analysis Time Period AM 18 Project Description OGASAUARA JOB#619-01-13 OGOPVR AAM18 East/West Street: APAA North/South Street: OPVR Intersection Orientation: North-South Study Period (hrs): 0.25 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R olume(veh/h) 27 238 253 45 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 27 238 0 0 253 45 (veh/h) Percent Heavy Vehicles 0 -- — 0 — _ — Median Type Undivided RT Channelized I 0 0 Lanes 0 1 0 0 1 1 Configuration LT T R Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R olume(veh/h) 53 0 30 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1,00 1.00 Hourly Flow Rate,HFR 53 0 30 0 0 0 (veh/h) Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade(%) 0 _ 0 Flared Approach N 1 N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration LTR 1 j Delay,Queue Length,and Level of Service •pproach Northbound Southbound Westbound Eastbound Movement 1 w 4 7 8 9 10 11 12 Lane Configuration LT LTR (veh/h) 27 83 f C(m) (veh/h) 1275 570 lc 0.02 0.15 95%queue length 0.06 0.51 Control Delay(s/veh) 7.9 12.4 LOS A B •pproach Delay(s/veh) -- — 12.4 •pproach LOS -- — _ B Copyright 0 2010 University of Florida,All Rights Reserved HCS+Tai Version 5.6 Generated: 3!512014 1:22 PM Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY • General Information Site Information Analyst BEW Intersection T Agency/Co. OGASAUARA Jurisdiction HAWAII CO Date Performed 11/21/2013 Analysis Year 2013 Analysis Time Period PM EX Project Description OGASAUARA JOB#619-01-13 OGOPVRAPMEX East/West Street: APAA North/South Street: OPVR 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) 33 260 272 27 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 33 260 0 0 272 27 (veh/h) Percent Heavy Vehicles 0 — — 0 — — Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 1 Configuration LT T R Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R olume(veh/h) 41 - 0 21 Peak-Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 41 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 1 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration LTR Dela ,Queue Length,and Level of Service _ •pproach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 I 11 I 12 Lane Configuration LT LTR (veh/h) 33 62 C (m) (veh/h) 1274 529 v/c 0.03 0.12 95%queue length 0.08 0.40 Control Delay(s/veh) 7.9 12.7 LOS A B •pproach Delay(s/veh) — -- 12.7 •pproach LOS — — B Copyright©2010 University of Florida,All Rights Reserved HCS+Tm Version 5.6 Generated: 11121(2013 10:22 AM file://C:\Documents and Settings\Witcher Engr LLP\Local Settings\Temp\u2k83.tmp 11/21/2013 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information 'Site Information Analyst BEW Intersection T ALT4 Agency/Co. OGASAUARA Jurisdiction HAWAII CO Date Performed 11/21/2013 Analysis Year BO Analysis Time Period PM BO Project Description OGASAUARA JOB#619-01-13 OGOPVRAPMBO East/West Street: APAA North/South Street: OPVR 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) 34 268 278 27 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 34 268 0 0 278 27 (veh/h) Percent Heavy Vehicles 0 — — 0 — — Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 1 Configuration LT T R Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume(veh/h) 41 0 22 Peak-Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 41 0 22 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 LT LTR v(veh/h) 34 63 C (m)(veh/h) 1267 523 /c 0.03 0.12 95% queue length 0.08 0.41 Control Delay(s/veh) 7.9 12.8 LOS A B •pproach Delay(s/veh) — — 12.8 •pproach LOS -- — B Copyright O 2010 University of Florida,All Rights Reserved HCS+M Version 5.6 Generated: 3/5/2014 1:24 PM file://C:\Documents and Settings\Witcher Engr LLP\Local Settings\Temp\u2kCF.tmp 3/5/2014 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T ALT4 Agency/Co. OGASAUARA Jurisdiction HAWAII CO Date Performed 11/21/2013 Analysis Year 2018 Analysis Time Period PM 18 Project Description OGASAUARA JOB#619-01-13 OGOPVR_APM18 East/West Street: APAA North/South Street: OPVR 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) 37 295 306 30 Peak-Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 37 295 0 0 306 30 (veh/h) Percent Heavy Vehicles 0 — -- 1 0 i — I — Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 1 Configuration LT T R Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L - T R L T R olume(veh/h) 45 0 24 Peak-Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate, HFR 45 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 LT LTR (veh/h) 37 69 C(m) (veh/h) 1235 484 /c 0.03 0.14 •5%queue length 0.09 0.50 Control Delay(s/veh) 8.0 13.7 LOS A B •pproach Delay(s/veh) — — 13.7 •pproach LOS — — B Copyright CO 2010 University of Florida,All Rights Reserved 1-/CS+TM Version 5.6 Generated: 3/5/2014 1:26 PM file://C:\Documents and Settings\Witcher Engr LLP\Local Settings\Temp\u2kD3.tmp 3/5/2014 APPENDIX F TRAFFIC MOVEMENT DIAGRAMS OLD PAHOA VILLAGE ROAD & PROJECT DRIVEWAY AM & PM PEAK HOURS Proposed Office & Retail Facility, Pahoa, Hawaii Alternative #4 Old Pahoa Village Road & Project Driveway Traffic Movement - Buildout Condition AM Peak Hour - 7:15 AM to 8:15 AM 257 205 romafkawmat 41t) 243 14 198 7 0 0 w 7 16 9 PROJECT DRIVEWAY 14 25 11 0 Q 0 J O 243 9 198 11 252 209 WITCHER ENGINEERING LLP P.O.Box 348 Consulting Civil Engineers JN 619-01-13 Holualoa,HI 96725 Construction Managers 0308)334-0322 11)7113 Proposed Office & Retail Facility, Pahoa, Hawaii Alternative #4 Old Pahoa Village Road & Project Driveway Traffic Movement - 5-Year Condition AM Peak Hour - 7:15 AM to 8:15AM 282 226 4tg) 268 14 219 7 fi. 0 O O 7 16 9 PROJECT DRIVEWAY 14 25 11 O a 0 268 9 219 11 277 230 WITCHER ENGINEERING LLP P.O.Box 348 Consulting Civil Engineers JN 619-01-13 (808)334-0322625 Construction Managers 11/7/13 Proposed Office & Retail Facility, Pahoa, Hawaii Alternative #4 Old Pahoa Village Road & Project Driveway Traffic Movement - Buildout Condition PM Peak Hour - 3:00 PM to 4:00 PM 300 280 rempAmeni 14tt293 7 271 9 a 0 w 9 19 10 PROJECT DRIVEWAY 7 13 6 O Q d J O 0 293 10 271 6 "J 303 277 WITCHER ENGINEERING LLP P.O.Box 348 Consulting Civil Engineers JN 619-01-13 Holualoa,HI 96725 11/7/13 (808)334-0322 Construction Managers Proposed Office & Retail Facility, Pahoa, Hawaii Alternative #4 Old Pahoa Village Road & Project Driveway Traffic Movement - 5-Year Condition PM Peak Hour - 3:00 PM to 4:00 PM 330 308 41g1323 7 299 9 NO L.L 9 } 19 10 PROJECT DRIVEWAY 7 13 Q 323 10 299 6 333 305 WITCHER ENGINEERING LLP P.O.Box 348 Consulting Civil Engineers JN 619-01-13 Holualoa,HI 96725 Construction Managers (808)334-0322 11/7113 APPENDIX G TURNING MOVEMENT DIAGRAMS OLD PAHOA VILLAGE ROAD & KAUHALE STREET AM & PM PEAK HOURS Proposed Office & Retail Facility, Pahoa, Hawaii Alternative #4 Old Pahoa Village Road & Kauhale Street Traffic Movement - Existing Condition AM Peak Hour - 7:15 AMto8:15AM 240 198 230 10 177 21 4; 0 Q 0 ce w 0 Q -J J 21 69 48 ,. KAUHALE STREET 10 63 53 Q 0 Q a. 0 230 48 177 53 278 230 WITCHER ENGINEERING LLP P.O.Box 348 Consulting Civil Engineers JN 619-01-13 Holualoa,HI 96725 11/7/13 (808)334-0322 Construction Managers Proposed Office & Retail Facility, Pahoa, Hawaii Alternative #4 Old Pahoa Village Road & Kauhale Street Traffic Movement - Existing Condition PM Peak Hour - 3:15 PM to 4:15 PM 286 271 250 36 242 29 I a O W 0 J 29 73 44 KAUHALE STREET 36 104 68 0 2 a (Al O 250 44 242 68 294 310 k WITCHER ENGINEERING LLP P.O.Box 348 Consulting Civil Engineers JN 619-01-13 Holualoa,HI 96725 (606)334-0322 Construction Managers 1117/13 Proposed Office & Retail Facility, Pahoa, Hawaii Alternative #4 Old Pahoa Village Road & Kauhale Street Traffic Movement - Buildout Condition AM Peak Hour - 7:15 AM to 8:15 AM 249 209 4-11g 239 10 187 22 0 0 w J 22 70 48 KAUHALE STREET 10 63 53 O Il 0 239 48 187 53 ova 287 240 WITCHER ENGINEERING LLP P.O.Box 348 Consulting Civil Engineers JN 619-01-13 Holualoa,HI 96725 11/7/13 (808>33a--0322 Construction Managers Proposed Office & Retail Facility, Pahoa, Hawaii Alternative #4 Old Pahoa Village Road & Kauhale Street Traffic Movement - Buildout Condition PM Peak Hour - 3:15 PM to 4:15 PM 296 277 259 37 247 30 0 O w J . J_ 30 74 44 KAUHALE STREET 37 105 - 68 Q 0 Q a 0 O 259 44 247 68 303 315 WITCHER ENGINEERING LLP P.O.Box 348 Consulting Civil Engineers JN 619-01-13 Holualoa,HI 96725 (808)334-0322 Construction Managers 11/7/13 Proposed Office & Retail Facility, Pahoa, Hawaii Alternative #4 Old Pahoa Village Road & Kauhale Street Traffic Movement - 5-Year Condition AM Peak Hour - 7:15AMto8:15AM 273 229 roNIANNN 262 11 205 24 ❑ 0 w 0 24 77 53 KAUHALE STREET 11 69 58 O w O 262 53 205 58 315 263 WITCHER ENGINEERING LLP P.O.Box 348 Consulting Civil Engineers JN 619-01-13 Holualoa,HI 96725 (805)334-0322 Construction Managers (808)3 11/7/13 Proposed Office & Retail Facility, Pahoa, Hawaii Alternative #4 Old Pahoa Village Road & Kauhale Street Traffic Movement - 5-Year Condition PM Peak Hour - 3:15 PM to 4:15 PM 326 305 grodihowni 285 41 272 33 0 33 82 49 ` KAUHALE STREET 41 116 - 75 0 —001 285 49 272 75 334 347 WITCHER ENGINEERING LLP P.O.Box 348 Consulting Civil Engineers JN 619-01-13 Holualoa,HI 96725 (808)334-0322 Construction Managers 11/7/13 APPENDIX H TRAFFIC MOVEMENT DIAGRAMS OLD PAHOA VILLAGE ROAD & APA'A STREET AM & PM PEAK HOURS Proposed Office & Retail Facility, Pahoa, Hawaii Alternative #4 Old Pahoa Village Road & Apa'a Street Traffic Movement - Existing Condition. AM Peak Hour - 7:15 AM to 8:15AM 258 258 groisA1 41 217 48 210 Et 41 j 65 24 APA'A STREET it 48 74 26 O Z 0 0 J 0 26 217 24 210 243 234 WITCHER ENGINEERING LLP JN 619-01-13 P.O.Box 348 Consulting Civil Engineers 11)7113 Holualoa,HI 96725 Construction Managers MI8)3340322 Proposed Office & Retail Facility, Pahoa, Hawaii Alternative #4 Old Pahoa Village Road & Apa'a Street Traffic Movement - Existing Condition PM Peak Hour - 3:15 PM to 4:15 PM 299 301 27 272 41 260 0 0 IDC 27 —J 60 33 �• APA'A STREET 4 41 62 21 0 2 i2 0 _1 0 21 272 33 260 293 293 WITCHER ENGINEERING LLP .1N 619-01-13 P.o.Box 348 Consulting Civil Engineers 11)7113 Holualoa,HI 96725 Construction Managers (808)334-0322 Proposed Office & Retail Facility, Pahoa, Hawaii Alternative #4 Old Pahoa Village Road & Apa'a Street Traffic Movement - Buildout Condition AM Peak Hour - 7:15 AM to 8:15 AM 271 264 4tt41 230 48 216 O f) C7 66 25 APA'A STREET IC 48 75 27 0 Z a 0 27 230 25 216 257 241 WITCHER ENGINEERING LLP JN 619-01-13 P.O.Box 348 Consulting Civil Engineers 11/7/13 Holualoa,HI 96725 Construction Managers (8(18)334-0322 Proposed Office & Retail Facility, Pahoa, Hawaii Alternative #4 Old Pahoa Village Road & Apa'a Street Traffic Movement - Buildout Condition PM Peak Hour - 3:15 PM to 4:15 PM 305 309 4114 27 278 41 268 Q 61 34 _. APA'A STREET 41 63 22 0 0_ 0 0 22 278 34 268 300 302 WITCHER ENGINEERING LLP JN 619-01-13 P.O.Box 348 Consulting Civil Engineers 11/7/13 Holualoa,HI 98725 Construction Managers (808)334-0322 Proposed Office & Retail Facility, Pahoa, Hawaii Alternative #4 Old Pahoa Village Road & Apa'a Street Traffic Movement - 5-Year Condition AM Peak Hour - 7:15 AM to 8:15 AM 298 291 45 153 53 238 0 W 45 —J 72 27 APA'A STREET 53 83 30 0 Z tZ 0 J 0 30 253 27 238 283 265 WITCHER ENGINEERING LLP JN 619-01-13 P.O.Box 348 Consulting Civil Engineers 1111/13 Holualoa,HI 96725 Construction Managers (808)334-0322 Proposed Office & Retail Facility, Pahoa, Hawaii Alternative #4 Old Pahoa Village Road & Apa'a Street Traffic Movement - 5-Year Condition PM Peak Hour - 3:15 PM to 4:15 PM 336 340 30 306 45 295 O 30 67 37 , APA'A STREET 45 69 24 0 2 0 O J 0 24 306 37 295 4111.1Ne 16111V1.1.1 330 332 Az WITCHER ENGINEERING LLP JN 619-01-13 P.O.Box 348 Consulting Civil Engineers Holuaba,HI 96725 Construction Managers (898322 9 § 25-5-120 HAWAII COUNTY CODE Division 12. CV,Village Commercial Districts. Section 25-5-120. Purpose and applicability. The CV (village commercial) district provides for a broad range or variety of commercial and light industrial uses that are necessary to serve the population in rural areas where the supplementary support of the general business uses and activities of a central commercial district is not readily available. (1996,Ord.No. 96-160,sec. 2;ratified April 6, 1999.) Section 25-5-121. Designation of CV districts. Each CV (village commercial) district shall be designated by the symbol "CV" followed by a number which indicates the minimum land area,in number of thousands of square feet,required for each building site. (1996,Ord.No. 96-160,sec. 2;ratified April 6, 1999.) Section 25-5-122. Permitted uses. (a) The following uses shall be permitted in the CV district: (1) Adult day care homes. (2) Amusement and recreation facilities, indoor. (3) Art galleries, museums. (4) Automobile sales and rentals. (5) Automobile service stations. (6) Bars. (7) Bed and breakfast establishments,as permitted under section 25-4-7. (8) Boarding facilities, rooming, or lodging houses, provided that the maximum density shall be one thousand two hundred fifty square feet of land area per rentable unit or dwelling unit. (9) Business services. (10) Cemeteries and mausoleums,as permitted under chapter 6,article 1 of this Code. (11) Churches,temples and synagogues. (12) Commercial parking lots and garages. (13) Community buildings,as permitted under section 25-4-11. (14) Convenience stores. (15) Crematoriums, funeral homes,funeral services,and mortuaries. (16) Crop production. (17) Day care centers. (18) Dwellings, double-family or duplex, provided that the maximum density shall be one thousand two hundred fifty square feet of land area per rentable unit or dwelling unit. (19) Dwellings, multiple-family, provided that the maximum density shall be one thousand two hundred fifty square feet of land area per rentable unit or dwelling unit. (20) Dwellings,single-family. (21) Family child care homes. (22) Farmers markets. When the vending activity in a farmers market involves more than just the sale of local fresh and/or raw produce, plant life, fish and local homegrown and homemade products for more than two days a week,the director, at the time of plan approval, shall restrict the hours of use, maintenance and operations and may require improvements as determined appropriate to ensure its compatibility with the existing character of the surrounding area. (23) Financial institutions. (24) Group living facilities. (25) Home occupations, as permitted under section 25-4-13. SUPP. 14 (7-2012) 25-74 Planning Dept. Exhibit Z ZONING § 25-5-122 (26) Hospitals, sanitariums,old age,convalescent,nursing and rest homes and other similar uses. (27) Hotels, when the design and use conform to the character of the area,as approved by the director. (28) Laboratories,medical and research. (29) Lodges. (30) Manufacturing,processing and packaging light and general, except for concrete or asphalt products, where the products are distributed to retail establishments located in the immediate community, as approved by the director. (31) Medical clinics. (32) Meeting facilities. (33) Model homes,as permitted under section 25-4-8. (34) Neighborhood parks, playgrounds, tennis courts, swimming pools, and similar neighborhood recreational areas and uses. (35) Offices. (36) Personal services. (37) Photography studios. (38) Public uses and structures,as permitted under section 25-4-11. (39) Publishing plants for newspapers, books and magazines, printing shops, cartographing, and duplicating processes such as blueprinting or photostating shops, which are designed to primarily serve the local area. (40) Repair establishments, major, when there are not more than five employees, as approved by the director. (41) Repair establishments, minor. (42) Restaurants. (43) Retail establishments. (44) Schools. (45) Telecommunication antennas,as permitted under section 25-4-12. (46) Temporary real estate offices, as permitted under section 25-4-8. (47) Theaters. (48) Utility substations,as permitted under section 25-4-11. (b) In addition to those uses permitted under subsection(a)above,the following uses may be permitted in the CV district,provided that a use permit is issued for each use: (1) Golf courses and related golf course uses, including golf driving ranges,golf maintenance buildings and golf club houses. (2) Major outdoor amusement and recreation facilities. (3) Yacht harbors and boating facilities. (c) Residential uses in connection with the operation of any permitted uses shall be permitted in the CV district. (d) Buildings and uses similar to the permitted uses listed in subsection (a) above shall be permitted in the CV district,as approved by the director. (e) Buildings and uses normally considered accessory to the uses permitted in this section shall also be permitted in the CV district. (1996,Ord.No. 96-160, sec. 2;ratified April 6, 1999;Am 2012,Ord.No. 12-28,sec. 14.) Section 25-5-123. Height limit. The height limit in the CV district shall be thirty feet. (1996, Ord. No. 96-160, sec. 2;ratified April 6, 1999.) 25-75 SUPP. 14 (7-2012) § 25-5-124 HAWAII COUNTY CODE Section 25-5-124. Minimum building site area. The minimum building site area in the CV district shall be seven thousand five hundred square feet. (1996, Ord.No. 96-160, sec. 2;ratified April 6, 1999.) Section 25-5-125. Minimum building site average width. Each building site in the CV district shall have a minimum building site average width of sixty feet. (1996,Ord.No.96-160,sec. 2;ratified April 6, 1999.) Section 25-5-126. Minimum yards. The minimum yards in the CV district shall be as follows: (1) Front or rear yards, fifteen feet; and (2) Side yards, none, except where the adjoining building site is in an RS, RD, RM or RCX district. Where the side yard adjoins the side yard of a building site in an RS,RD,RM or RCX district,there shall be a side yard which conforms to the side yard requirements for dwelling use of the adjoining district. (1996,Ord.No. 96-160, sec. 2;ratified April 6, 1999.) Section 25-5-127. Landscaping of yards. (a) All front yards in the CV district shall be landscaped, except for necessary access drives and walkways, and except for the construction of one single-family dwelling and accessory buildings per lot. (b) Where any required side or rear yard in the CV district adjoins a building site in an RS, RD, RM or RCX district, the side or rear yard shall be landscaped with a screening hedge not less than forty-two inches in height, within five feet of the property line, except for necessary drives and walkways, and except for the construction of one single-family dwelling and accessory buildings per lot. (1996,Ord.No.96-160,sec. 2;ratified April 6, 1999; Am.2005,Ord. No. 05-155,sec. 14.) Section 25-5-128. Other regulations. (a) Plan approval shall be required for all new structures and additions to existing structures in the CV district, except for construction of one single-family dwelling and any accessory buildings per lot. (b) Exceptions to the regulations for the CV district regarding heights, building site areas, building site average widths and yards,may be approved by the director within a planned unit development. (1996,Ord.No. 96-160,sec. 2;ratified April 6, 1999;Am. 2005,Ord.No. 05-155, sec. 15.) Division 13. MCX,Industrial-Commercial Mixed Districts. Section 25-5-130. Purpose and applicability. The purpose of the MCX (industrial-commercial mixed use)district is to allow mixing of some industrial uses with commercial uses. The intent of this district is to provide for areas of diversified businesses and employment opportunities by permitting a broad range of uses, without exposing nonindustrial uses to unsafe and unhealthy environments. This district is intended to promote and maintain a viable mix of light industrial and commercial uses. (1996,Ord.No.96-160,sec. 2;ratified April 6, 1999.) Section 25-5-131. Designation of MCX districts. Each MCX (industrial-commercial mixed use) district shall be designated by the symbol "MCX" followed by a number which indicates the minimum land area, in number of thousands of square feet,required for each building site. (1996, Ord.No. 96-160,sec. 2; ratified April 6, 1999.) SUPP. 1 (1-2006) 25-76 DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE: June 19, 2014 7/400441414114M TO: Duane Kanuha, Planning Director FROM: dvt- Department of Public Works, Engineering Division SUBJECT: CHANGE OF ZONE APPLICATION (REZ 14-000176) Applicant: Paul Ogasawara Request: RS-15 to CV-10 Tax Map Key: 1-5-14: 005 We have reviewed the subject application forwarded by your memo dated May 27, 2014 and offer the following comments for your consideration. All development-generated runoff shall be disposed of on site and not directed toward any adjacent properties. A drainage study shall be prepared and the recommended drainage system shall be constructed meeting the approval of the Department of Public Works. The subject property is in an area that is not mapped by Federal Emergency Management Agency (FEMA) and is identified as an area of"minimal tsunami inundation." The parcel, at 6 miles from the coast, is designated as Zone X(an area determined to be outside the 500-year floodplain). The Federal Government and the County of Hawaii do not have any regulations for developments within areas of minimal tsunami inundation and Zone X. All earthwork activity (grading) shall conform to Chapter 10, Erosion and Sedimentation Control, of the Hawaii County Code. The General Plan classifies Pahoa Village Road as a collector with an existing right-of-way width of approximately 40 feet fronting the subject property. Based on the proposed zoning,we recommend the applicant provide improvements to the subject property's entire Pahoa Village Road frontage consisting of, but not limited to, pavement widening with concrete curb,gutter and sidewalk, drainage improvements, and any required utility relocation, meeting the requirements of the Americans with Disabilities Act and the approval of the Department of Public Works. The improvements shall be located within any future road widening setback as established by the Planning Department. Install streetlights and traffic control devices as may be required by the Traffic Divisio kipa4u . of Public Works. The applicant shall be responsible for the design, purchase, and inggliMeittONTED such devices. Planning Dept.g p JUN 2 4 2011 Questions may be referred to Kelly Gomes at ext. 8327. Exhibit 11,4) 9 2 5 0 County of Hawaii is an Equal Opportunity Provider and Employer yt 49i i49 =ck DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWA1`I yry° HATO 345 KEKUANAOA STREET, SUITE 20 • HILO, HAWAII 96720 TELEPHONE (308) 96183050 • FAX (808) 961-8657 July 7, 2014 TO: Mr. Duane Kanuha, Director Planning Department FROM: Quirino Antonio,Jr., Manager-Chief Engineer SUBJECT: CHANGE OF ZONE APPLICATION (REZ 14-000176) APPLICANT—PAUL OGASAWARA REQUEST—RS-15 TO CV-10 TAX MAP KEY 1-5-014:005 We have reviewed the subject request and have the following comments and conditions. Please be informed that there is an existing 8-inch waterline within Pahoa Village Road fronting the subject parcel and there is an existing 5/8-inch meter serving the subject property, which is limited to an average daily usage of 400 gallons. The current water availability conditions in the area, which are subject to change without notice, allow for a maximum of 14 units of water, at 400 gallons per day, per unit, or an average daily usage of 5,600 gallons per day. The Department has no objection to the proposed change of zone, subject to the following conditions: 1. Prior to effecting a water commitment, the Department requests estimated maximum daily water usage calculations, prepared by a professional engineer licensed in the State of Hawai`i, for review and approval. The water usage calculations should include the estimated peak-flow in gallons per minute and the total maximum daily water use in gallons per day. Upon acceptance of the water usage calculations, the Department will determine the water commitment deposit due, facilities charges to be paid, and water system improvements required for water service. 2. The Department's Water System Standards require that a minimum flow of 2,000 gallons per minute and less than 10 feet per second be available at the site for fire protection for commercial land uses. The existing 8-inch waterline fronting the property is capable of providing a theoretical fire-flow of 1,565 gallons per minute. We recommend that the applicant consult the Fire Department for any fire protection requirements or alternatives. 3. A reduced pressure type backflow prevention assembly must be installed on private property within five (5) feet of any meters serving the subject parcels. The installation of the backflow prevention assemblies must be inspected by our Department before water service can be activated. Planning Dept. � 1 'Exhibit '' E �W `f .rl'1'a.�ter, Ow'Most Precious A,e.'touree , . . Lf `1,17i .1.7\21 . . . �_.�'_ he Department of Water St pOy is an Equal Opnorti raj E mplct rr. - - Mr. Duane Kanuha, Director Page 2 July 7, 2014 4. Subject to other agencies' requirements to construct improvements within the road right-of-way fronting the property affected by the proposed development,the applicant shall be responsible for the relocation and adjustment of the Department's affected water system facilities, should they be necessary. Please keep in mind that this letter shall not be construed as a water commitment. In other words,unless a water commitment is officially effected,water availability is subject to change, depending on the water situation. Should there be any questions, please contact Mr. Ryan Quitoriano of our Water Resources and Planning Branch at 961-8070, extension 256. Sincerely yours, Quinn* ntonio,Jr., P.E. Manag -Chief Engineer RQ:sco copy— Mr. Paul Ogasawara Mr. Sidney Fuke r, "e 01,,9f, , ,, William P.Kenoi =. BJ Leithead Todd Mayor =-rss Director . Walter K.M.Lau :44• - John A.Medeiros Managing Director --- Deputy Director Carty cf Ha vil DEPARTMENT OF ENVIRONMENTAL MANAGEMENT Li 345 Kekuanao`a,Suite 41 • Hilo,Hawai'i 96720 (808)961-8083 Fax(808)961-8086 itil Ix; t .:(i\ ;t'/i;I 1 p UI .,'f(..{ ll"ii n navraolt O MEMORANDUM Date : June 5,2014 To : DUANE KANUHA,Planning Director From: BJ LEITHEAD TODD, Director 3',--7 Subject: Change of Zone Application(REZ 14-000176) Applicant:Paul Ogasawara Request: RS-15 to CV-10 TMK: 1-5-014:005 The Wastewater Division has reviewed the subject application and offers the following recommendations (please note Solid Waste Division comments will be submitted separately): DEPARTMENT COMMENTS: Lyle WASTEWATER COMMENTS: (Contact Wastewater Division for details.) Hirota ..,�, (X) 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 Sewer Extension Application. ( ) Require extension of the sewer system to service the proposed subdivision in accordance with Section 23-85 of the Hawai'i County Code. ( ) Check or line out as applicable: [ ]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 advisable for mitigation of impacts of the proposed project. Contact Wastewater Division Chief for details. ( ) Other: Planning D : Exhibit S -_ *rs• t ia T i 14d i County of Hawaii is an Equal Opportunity Provider and Employer. a'%.) c ry v JMYY OS q..• William P.Kenoi •., : '/, BJ Leithead Todd Mayor Director rij r` ai i r • e4 °moo` Walter K.M.)Jau' .... Kt.+'! John A.Medeiros Managing Director Deputy Director Count of Alum C DEPARTMENT OF ENVIRONMENTAL MANAGEMENT 345 Kekuanao`a Street,Suite 41 • Hilo,Hawaii 96720 (808)961-8083 Fax(808)961-8086 MEMORANDUM Date : May 29,2014 To : DUANE KANUHA, Planning Director From: BJ LEITBEAD TODD, Director 6-7 Subject: Change of Zone Application (REZ 14-000176) Applicant: Paul Ogasawara Request: RS-15 to CV-10 TMK: 1-5-014:005 The Solid Waste Division has reviewed the subject application and offers the following recommendations (Please note Wastewater Division's comments will submitted separately): DEPARTMENT COMMENTS: ( ) Wastewater Division had no comment as this area is not a sewered and there are no immediate plans for sewering of the area. ( ) Other SOLID WASTE COMMENTS: (Contact Solid Waste Division for details.) (X ) No comments ( ) Commercial operations, State and Federal agencies,religious entities and non-profit organizations may not use transfer stations for disposal. ( ) Aggregates and any other construction/demolition waste should be responsibly reused to its fullest extent. ( ) Ample and equal room should be provided for rubbish and recycling. ( ) 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. ( ) 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:, c La 9 -2 County of Hawaii is an Equal Opportunity Provider and Employer. Harry S.Kubojiri William P.Kenos 464 Mayor Police Chief °`."*� Paul K.Ferreira Deputy Police Chief County of Hawai‘ i POLICE DEPARTMENT 349 Kapi`olani Street • Hilo,Hawai`i 96720-3998 (808)935-3311 • Fax(808)961-2389 June 4, 2014 TO : DUANE NUHA PLA NING DIRECTOR Z � FROM : HEN Y . AVARES J , ASSISTANT POLICE CHIEF AR I PERATION SUBJECT: CHANGE OF ZONE APPLICATION (REZ 14-000176) APPLICANT: PAUL OGASAWARA REQUEST: RS-15 TO CV-10 TAX MAP KEY: 1-5-014:005 Staff, upon reviewing the provided documents, does not anticipate any significant impact to traffic and/or public safety concerns. Thank you for allowing us the opportunity to comment. • If you have any questions, please contact Captain Samuel Jelsma, Puna Patrol, at 965- 2716. SJ:IIi 140366 h 3 d t"fi!'p_ Planning Dept. "Hawai'i County is an Equal Opportunity Provider and Employer" ,Ni r M4!YJi• William P. Kenoi Darren J. Rosario a / Mai ar % �;ar i Fire Chief ' T = i, N4,Of NPR,; Renwick J.Victorino ```\` Deputy Fire Chief QEouutp of Jpthai`t HAWAI'I FIRE DEPARTMENT xO1� 25 Aupuni Street • Room 2501 • Hilo,Hawaii 96720 ��` (808)932-2900 • Fax(808)932-2928 V ,`, 'MEWS June 5, 2014 TO: DUANE KANUHA, PLANNING DIRECTOR FROM: DARREN J. ROSARIO,FIRE CHIEF SUBJECT: CHANGE OF ZONE APPLICATION(REZ 14-000176) APPLICANT: PAUL OGASAWARA REQUEST: RS-15 TO CV-10 TAX MAP KEY: 1-5-014:005 In regards to the above-mentioned Change of Zone application, the following shall be in accordance: NFPA 1, UNIFORM FIRE CODE, 2006 EDITION Note: NFPA 1, Hawaii State Fire Code with County amendments. County amendments are identified with a preceding "C---" of the reference code. Chapter 18 Fire Department Access and Water Supply 18.1 General. Fire department access and water supplies shall comply with this chapter. For occupancies of an especially hazardous nature, or where special hazards exist in addition to the normal hazard of the occupancy, or where access for fire apparatus is CI unduly difficult, or areas where there is an inadequate fire flow, or inadequate fire hydrant spacing, and the AHJ may require additional safeguards including, but not limited to, CA alms additional fire appliance units, more than one type of appliance, or special systems •C suitable for the protection of the hazard involved. C s D X 18.1.1 Plans. a' W 18.1.1.1 Fire Apparatus Access. Plans for fire apparatus access roads shall be submitted to the fire department for review and approval prior to construction. \pwq'/ 18.1.1.2 Fire Hydrant Systems. Plans and specifications for fire hydrant systems shall be 71474 submitted to the fire department for review and approval prior to construction. / r v c L.J III l-lawai'i County is an Equal Opportunity/Provider and Employer. Duane Kanuha June 5,2014 Page 2 C� 18.1.1.2.1 Fire Hydrant use and Restrictions.No unauthorized person shall use or operate any Fire hydrant unless such person first secures permission or a permit from the owner or representative of the department, or company that owns or governs that water supply or system. Exception: Fire Department personnel conducting firefighting operations, hydrant testing, and/or maintenance, and the flushing and acceptance of hydrants witnessed by Fire Prevention Bureau personnel. 18.2 Fire Department Access. 18.2.1 Fire department access and fire department access roads shall be provided and maintained in accordance with Section 18.2. 18.2.2* Access to Structures or Areas. 18.2.2.1 Access Box(es). The AHJ shall have the authority to require an access box(es) to be installed in an accessible location where access to or within a structure or area is difficult because of security. 18.2.2.2 Access to Gated Subdivisions or Developments. The AHJ shall have the authority to require fire department access be provided to gated subdivisions or developments through the use of an approved device or system. 18.2.2.3 Access Maintenance. The owner or occupant of a structure or area,with required fire department access as specified in 18.2.2.1 or 18.2.2.2, shall notify the AHJ when the access is modified in a manner that could prevent fire department access. 18.2.3 Fire Department Access Roads. (*may be referred as FDAR) 18.2.3.1 Required Access. 18.2.3.1.1 Approved fire department access roads shall be provided for every facility,building, or portion of a building hereafter constructed or relocated. 18.2.3.1.2 Fire Department access roads shall consist of roadways, fire lanes, parking lots lanes, or a combination thereof. 18.2.3.1.3* When not more than two one- and two-family dwellings or private garages, carports, sheds, agricultural buildings, and detached buildings or structures 400ft2 (37 m2) or less are present,the requirements of 18.2.3.1 through 18.2.3.2.1 shall be permitted to be modified by the AHJ. Duane Kanuha June 5, 2014 Page 3 18.2.3.1.4 When fire department access roads cannot be installed due to location on property, topography, waterways, nonnegotiable grades, or other similar conditions, the AHJ shall be authorized to require additional fire protection features. 18.2.3.2 Access to Building. 18.2.3.2.1 A fire department access road shall extend to within in 50 ft (15 m) of at least one exterior door that can be opened from the outside that provides access to the interior of the building. Exception: 1 and 2 single-family dwellings. 18.2.3.2.1.1 When buildings are protected throughout with an approved automatic sprinkler system that is installed in accordance with NFPA 13,NFPA 13D, or NFPA 13R, the distance in 18.2.3.2.1 shall be permitted to be increased to 300 feet. 18.2.3.2.2 Fire department access roads shall be provided such that any portion of the facility or any portion of an exterior wall of the first story of the building is located not more than 150 ft(46 m) from fire department access roads as measured by an approved route around the exterior of the building or facility. 18.2.3.2.2.1 When buildings are protected throughout with an approved automatic sprinkler system that is installed in accordance with NFPA 13, NFPA 13D, or NFPA 13R, the distance in 18.2.3.2.2 shall be permitted to be increased to 450 ft(137 m). 18.2.3.3 Multiple Access Roads. More than one fire department access road shall be provided when it is determined by the AHJ that ac Bess by a single road could be impaired by vehicle congestion, condition of terrain, climatic conditions, or other factors that could limit access. 18.2.3.4 Specifications. 18.2.3.4.1 Dimensions. C- 18.2.3.4.1.1 FDAR shall have an unobstructed width of not less than 20ft with an approved turn around area if the FDAR exceeds 150 feet. Exception: FDAR for one and two family dwellings shall have an unobstructed width of not less than 15 feet, with an area of not less than 20 feet wide within 150 feet of the structure being protected. An approved turn around area shall be provided if the FDAR exceeds 250 feet. C- 18.2.3.4.1.2 FDAR shall have an unobstructed vertical clearance of not less then 13ft 6 in. C- 18.2.3.4.1.2.1 Vertical clearances may be increased or reduced by the AHJ, provided such increase or reduction does not impair access by the fire apparatus, and approved signs are installed and maintained indicating such approved changes. Duane Kanuha June 5, 2014 Page 4 18.2.3.4.1.2.2 Vertical clearances shall be increased when vertical clearances or widths are not adequate to accommodate fire apparatus. C— 18.2.3.4.2 Surface. Fire department access roads and bridges shall be designed and maintained to support the imposed loads (25 Tons) of the fire apparatus. Such FDAR and shall be comprised of an all-weather driving surface. 18.2.3.4.3 Turning Radius. C- 18.2.3.4.3.1 Fire department access roads shall have a minimum inside turning radius of 30 feet, and a minimum outside turning radius of 60 feet. 18.2.3.4.3.2 Turns in fire department access road shall maintain the minimum road width. 18.2.3.4.4 Dead Ends. Dead-end fire department access roads in excess of 150 ft(46 m) in length shall be provided with approved provisions for the fire apparatus to turn around. 18.2.3.4.5 Bridges. 18.2.3.4.5.1 When a bridge is required to be used as part of a fire department access road, it shall be constructed and maintained in accordance with county requirements. 18.2.3.4.5.2 The bridge shall be designed for a live load sufficient to carry the imposed loads of fire apparatus. 18.2.3.4.5.3 Vehicle load limits shall be posted at both entrances to bridges where required by the AHJ. 18.2.3.4.6 Grade. CM 18.2.3.4.6.1 The maximum gradient of a Fire department access road shall not exceed 12 percent for unpaved surfaces and 15 percent for paved surfaces. In areas of the FDAR where a Fire apparatus would connect to a Fire hydrant or Fire Department Connection, the maximum gradient of such area(s) shall not exceed 10 percent. 18.2.3.4.6.2* The angle of approach and departure for any means of fire department access road shall not exceed 1 ft drop in 20 ft(0.3 m drop in 6 m) or the design limitations of the fire apparatus of the fire department, and shall be subject to approval by the AHJ. • Duane Kanuha June 5,2014 Page 5 18.2.3.4.6.3 Fire department access roads connecting to roadways shall be provided with curb cuts extending at least 2 ft(0.61 m) beyond each edge of the fire lane. 18.2.3.4.7 Traffic Calming Devices. The design and use of traffic calming devices shall be approved the AHJ. 18.2.3.5 Marking of Fire Apparatus Access Road. 18.2.3.5.1 Where required by the AHJ, approved signs or other approved notices shall be provided and maintained to identify fire department access roads or to prohibit the obstruction thereof of both. 18.2.3.5.2 A marked fire apparatus access road shall also be known as a fire lane. 18.2.4* Obstruction and Control of Fire Department Access Road. 18.2.4.1 General. 18.2.4.1.1 The required width of a fire department access road shall not be obstructed in any manner, including by the parking of vehicles. 18.2.4.1.2 Minimum required widths and clearances established under 18.2.3.4 shall be maintained at all times. 18.2.4.1.3* Facilities and structures shall be maintained in a manner that does not impair or impede accessibility for fire department operations. 18.2.4.1.4 Entrances to fire departments access roads that have been closed with gates and barriers in accordance with 18.2.4.2.1 shall not be obstructed by parked vehicles. 18.2.4.2 Closure of Accessways. 18.2.4.2.1 The AHJ shall be authorized to require the installation and maintenance of gates or other approved barricades across roads, trails, or other accessways not including public streets, alleys, or highways. 18.2.4.2.2 Where required, gates and barricades shall be secured in an approved manner. Duane Kanuha June 5, 2014 Page 6 18.2.4.2.3 Roads,trails, and other accessways that have been closed and obstructed in the manner prescribed by 18.2.4.2.1 shall not be trespassed upon or used unless authorized by the owner and the AHJ. 18.2.4.2.4 Public officers acting within their scope of duty shall be permitted to access restricted property identified in 18.2.4.2.1. 18.2.4.2.5 Locks, gates, doors, barricades, chains, enclosures, signs,tags, or seals that have been installed by the fire department or by its order or under its control shall not be removed, unlocked, destroyed,tampered with, or otherwise vandalized in any manner. 18.3 Water Supplies and Fire Hydrants 18.3.1* A water supply approved by the county, capable of supplying the required fire flow for fire protection shall be provided to all premises upon which facilities or buildings, or portions thereof, are hereafter constructed, or moved into or within the county. When any portion of the facility or building is in excess of 150 feet(45 720 mm) from a water supply on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on- site fire hydrants and mains capable of supplying the required fire flow shall be provided when required by the AHJ. For on-site fire hydrant requirements see section 18.3.3. EXCEPTIONS: 1. When facilities or buildings, or portions thereof, are completely protected with an approved automatic fire sprinkler system the provisions of section 18.3.1 may be modified by the AHJ. 2. When water supply requirements cannot be installed due to topography or other conditions,the AHJ may require additional fire protection as specified in section 18.3.2 as amended in the code. 3. When there are not more than two dwellings, or two private garage, carports, sheds and agricultural. Occupancies,the requirements of section 18.3.1 may be modified by AHJ. 18.3.2* Where no adequate or reliable water distribution system exists, approved reservoirs, pressure tanks,elevated tanks, fire department tanker shuttles, or other approved systems capable of providing the required fire flow shall be permitted. 18.3.3* The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be provided on a fire apparatus access road on the site of the premises or both, in accordance with the appropriate county water requirements. 18.3.4 Fire Hydrants and connections to other approved water supplies shall be accessible to the fire department. Duane Kanuha June 5,2014 Page 7 18.3.5 Private water supply systems shall be tested and maintained in accordance with NFPA 25 or county requirements as determined by the AHJ. 18.3.6 Where required by the AHJ, fire hydrants subject to vehicular damage shall be protected unless located within a public right of way. 18.3.7 The AHJ shall be notified whenever any fire hydrant is placed out of service or returned to service. Owners of private property required to have hydrants shall maintain hydrant records of approval, testing, and maintenance, in accordance with the respective county water requirements. Records shall be made available for review by the AHJ upon request. C- 18.3.8 Minimum water supply for buildings that do not meet the minimum County water standards: Buildings up to 2000 square feet, shall have a minimum of 3,000 gallons of water available for Firefighting. Buildings 2001- 3000 square feet, shall have a minimum of 6,000 gallons of water available for Firefighting. Buildings, 3001-6000 square feet, shall have a minimum of 12,000 gallons of water available for Firefighting. Buildings, greater than 6000 square feet, shall meet the minimum County water and fire flow requirements. Multiple story buildings shall multiply the square feet by the amount of stories when determining the minimum water supply. Commercial buildings requiring a minimum fire flow of 2000gpm per the Department of Water standards shall double the minimum water supply reserved for firefighting. Fire Department Connections (FDC) to alternative water supplies shall comply with 18.3.8 (1)- (6) of this code. NOTE: In that water catchment systems are being used as a means of water supply for firefighting, such systems shall meet the following requirements: (1) In that a single water tank is used for both domestic and firefighting water, the water for domestic use shall not be capable of being drawn from the water reserved for firefighting; Duane Kanuha June 5, 2014 Page 8 (2) Minimum pipe diameter sizes from the water supply to the Fire Department Connection(FDC) shall be as follows: (a) 4" for C900 PVC pipe; (b) 4" for C906 PE pipe; (c) 3" for ductile Iron; (d) 3' for galvanized steel. (3) The Fire Department Connection (FDC) shall: (a)be made of galvanized steel; (b) have a gated valve with 2-1/2 inch,National Standard Thread male fitting and cap; (c) be located between 8 ft and 16 ft from the Fire department access. The location shall be approved by the AHJ; (d)not be located less than 24 inches, and no higher than 36 inches from finish grade, as measured from the center of the FDC orifice; (e) be secure and capable of withstanding drafting operations. Engineered stamped plans may be required; (f)not be located more than 150 feet of the most remote part,but not less than 20 feet, of the structure being protected; (g) also comply with section 13.1.3 and 18.2.3.4.6.1 of this code; (4) Commercial buildings requiring a fire flow of 2000gpm shall be provided with a second FDC. Each FDC shall be independent of each other, with each FDC being capable of flowing 500gpm by engineered design standards. The second FDC shall be located in an area approved by the AHJ with the idea of multiple Fire apparatus' conducting drafting operations at once, in mind. (5) Inspection and maintenance shall be in accordance to NFPA 25. (6)The owner or lessee of the property shall be responsible for maintaining the water level, quality, and appurtenances of the system. EXCEPTIONS TO SECTION 18.3.8: (1)Agricultural buildings, storage sheds, and shade houses with no combustible or equipment storage. (2) Buildings less than 800 square feet in size that meets the minimum Fire Department Access Road requirements. (3) For one and two family dwellings, agricultural buildings, storage sheds, and detached garages 800 to 2000 square feet in size, and meets the minimum Fire Department Access Road requirements,the distance to the Fire Department Connection may be increased to 1000 feet. (4) For one and two family dwellings, agricultural buildings, and storage sheds Duane Kanuha June 5, 2014 Page 9 greater than 2000square feet, but less than 3000 square feet and meets the minimum Fire Department Access Road requirements,the distance to the Fire Department Connection may be increased to 500 feet. (5) For buildings with an approved automatic sprinkler system, the minimum water supply required may be modified. If there are any questions regarding these requirements, please contact the Fire Prevention Bureau at (808) 932-2913. DARREN J. ROSARIO Fire Chief RP/lc NEIL ABERCROMBIE o LINDA ROSEN,M.D.,M.P.H. GOVERNOR Q°�E 9w a" n X959 v; DIRECTOR OF HEALTH /It t A STATE OF HAWAII DEPARTMENT OF HEALTH P.O. BOX 916 HILO, HAWAII 96721-0916 MEMORANDUM DATE: June 12, 2014 TO: Duane Kanuha Planning Director, County of Hawaii FROM: Newton Inouye TA- District Environmental Health Program Chief SUBJECT: Change of Zone Application (REZ 14-000176) Applicant: Paul Ogasawara Request: RS-15 to CV-10 Tax Map Key: 1-5-014:005 Wastewater Branch has no objections to the proposed project. However, as we have no information on existing wastewater systems, we are unable to provide comments. Please have your engineer or contractor submit a completed cesspool information card identifying the location of all wastewater systems and their relationship to existing and/or proposed property lines. 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. CD Construction activities must comply with the provisions of Hawaii Administrative Rules, C ems Chapter 11-46, "Community Noise Control." c .� c s C3 x 1. The contractor must obtain a noise permit if the noise levels from the construction cL W activities are expected to exceed the allowable levels of the rules. 2. Construction equipment and on-site vehicles requiring an exhaust of gas or air must be equipped with mufflers. "77 3. The contractor must comply with the requirements pertaining to constru tionj e . activities as specified in the rules and the conditions issued with the per it. ' 4 Duane Kanuha June 12, 2014 Page 2 of 2 Should there be any questions on this matter, please contact the Department of Health at 933- 0917. The Department of Health does not have any objections to the proposed change in land uses. However, existing or planned land use activities adjacent to the proposed residential area should be compatible with a residential neighborhood. We recommend that you review all of the Standard Comments on our website: 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 projects. We also ask you to share this list with others to increase community awareness on healthy community design. WORD: REZ 14-000176.ni NEILABERCROMBIE FORD N.FUCHIGAMI GOVERNOR ' \k II ': ir 4 ;=f INTERIM DIRECTOR fd Deputy Directors 44t1,* r.c RANDY GRUNE AUDREY HIDANO —} ROSS M.HIGASHI STATE OF HAWAII JADINE URASAKI DEPARTMENT OF TRANSPORTATION IN REPLY REFER TO 869 PUNCHBOWL STREET HWY-PS 2.7438 HONOLULU, HAWAII 96813-5097 June 26,2014 Mr. Duane Kanuha Director Planning Department County of Hawaii 101 Pauahi Street, Suite 3 Hilo,Hawaii 96720 Dear Mr. Kanuha: Subject: Change of Zone Application(REZ 14-000176), Proposed Office and Retail Facility, Paul Ogasawara, RS-15 to CV-l0,Nanawale Homesteads, Pahoa, Puna, Hawaii, TMK: (3) 1-5-014:005 We received your memorandum dated May 27, 2014 regarding an application for County rezoning to allow Paul Ogasawara to construct a commercial office and retail complex consisting of approximately 7,500 square feet on an approximately one-acre lot on the north side of Pahoa Village Road. The site is located approximately 500 feet northwest of the Post Office, approximately one mile southeast of Woodland Center and less than one mile southeast of the planned Pahoa Village Road shopping center. Exhibit A of the application is a Trafc Impact Analysis for a Proposed Office and Retail Facility(TIA) dated March 2014 that was performed for a larger project on the site with 9,000 square feet of General Office and 3,840 square feet of Specialty Retail for a total of 12,840 square feet. The TIA showed that the projected trip generation of the larger project did not degrade the Level of Service at the Pahoa Village Road intersections at either Apaa Road or Kauhale Street. Therefore, no significant impact is anticipated from the smaller proposed project for either the nearby Keaau-Pahoa Road(State Route 130) or the segment of the Pahoa Village Road under State jurisdiction, located between Route 130 and the eastern side of the Kahakai Boulevard intersection. If you have any questions, please contact Gary Ashikawa, Systems Planning Engineer,Highways Division, at(808) 587-6336. Very truly yours, CHIGAMI Interim Direct afar sportation SCANNED Planning Dept. JUN 7 8 2014 Exhibit�_.. y; c 2 6 J��Y OF....•• < . William P. Kenoi r ` '% Duane Kanuha �\,4eir„ • Mayor - T ��+• Director Bobby Command •4Ta'o;' Deputy Director • County of Hawaii PLANNING DEPARTMENT PUNA COMMUNITY DEVELOPMENT PLAN ACTION COMMITTEE Aupuni Center • 101 Pauahi Street,Suite 3 • Hilo,Hawaii 96720 Phone(808)961-8288 • Fax(808)961-8742 July 8, 2014 Duane Kanuha Planning Director 101 Pauahi St., Suite 3 Hilo, HI 96720 Dear Director Kanuha, Subject: Puna CDP Action Committee Comments Regarding Change of Zone Application (REZ 14-000176) Applicant: Paul Ogasawara TMK: 1-5-014:005 The Pahoa Regional Town Center Plan Subcommittee (PPSC) of the Puna CDP Action Committee has received and reviewed the subject application for a change of zone (REZ 14-176) from single-family residential(RS-15) to village commercial (CV-10) by Mr. Ogasawara for a proposed commercial retail & office development in Pahoa Village. The PPSC and the Puna CDP Action Committee are in support of his up-zone request with the condition that the resulting development is consistent with the Pahoa Village Design Guidelines (PVDG), which have been provided to Mr. Ogasawara. Our main concern is that the proposed plot plan is not in alignment with the PVDG that are currently being considered by Hawai'i County Council for adoption by resolution. We sent Mr. Ogasawara a packet of information including the PVDG and conceptual renderings of the new Kuwahara Project. We are pleased to report to you that Mr. Kuwahara and his agent,Jon McElvaney, have been working closely with the PPSC to ensure compliance with the PVDG in their 10 acre development at the corner of Pahoa Village Road and Kahakai Blvd. At the invitation of the PPSC Mr. Ogasawara attended the June 30 meeting of the PPSC and was advised of their support for his application for rezoning provided the project site layout and building design conformed to the Pahoa Village Design Guidelines. He seemed to be in full agreement and even stated that he supports the historic preservation of Pahoa Town. Planning Dept. Exhibit /D `AN i Hawaii County is an Equal Opportunity Provider and Employer 2014 Duane Kanuha Planning Director July 8, 2014 Page 2 The PCDP AC requests that staff address the several typos and lack of clarity in the application, for example Item 2a on page 1 of the application attachment where "Nos" is provided in response to the question. Again, we approve of the upzone request with the one condition that Mr. Ogasawara comply with the PVDG. Mahalo for your consideration, Sincerely, CZC Patti Pinto, Chair PCDP Action Committee Cc: Paul Ogasawara c/o Sidney Fuke 100 Pauahi St., Ste. 212 Hilo, HI 96720 SidneyFuke, Planning Consultant 100 Pauahi Street,Suite 212•Hilo,Hawaii 96720 •Planning•Variance•Zoning Telephone:(808)969-1522•Cell:(808)989-0640 •Subdivision•Land Use Permits E-mail:sidfuke @hawaiiantel.net •Environmental Reports June 25, 2014 Mr. Deane Kanuha, Director Planning Department COUNTY OF HAWAI'I 101 Pauahi Street Hilo, HI 96720 Dear Mr. Kanuha: Subject: Rezoning Application (REZ 14-000176) Paul Ogasawara TMK: 1-5-014: 005 Thank you for providing me with a copy of agency comments to date regarding the subject application. In response to these comments,we provide the following: a. The County Fire Department commented that fire access and fire flow requirements be met. This will be specifically addressed and complied with during the building permit process and completed prior to issuance of an occupancy permit. This will include measures such as fire truck access as well as sprinkler system within the structures. b. Pursuant to the State Department of Health's ("DOH") comments,the requirements— if applicable - for an Underground Injection Control("UIC") and National Pollutant Discharge Elimination System("NPDES")permits will be complied with relative to the installation of any drywells on the site. The applicant will also make sure that the contractor is aware of and complies with the appropriate construction noise and dust control measures outlined in the DOH's rules. c. The County Department of Environmental Management did not have any comments relative to wastewater and solid waste. Suffice to say,however,the project will install a septic system meeting with the requirements of the DOH. Solid waste will be disposed by commercial haulers in the County's landfill. d. The County Police Department noted that the project should not generate any significant traffic and/or public safety concerns. Planning Dept. i eI 2 S 20i4 Exhibit /1 Bytnal rYwsrs.. ?w zmxnwavnF Mr. Duane Kanuha,Director June 25, 2014 Page 2 We trust that the above adequately responded to the comments to date. If not or if there are further questions or comments on this matter,please let me know. Thank you very much. ncerely, \/\)\\i SIDNEY M. FUKE Planning Consultant Copy—Mr. Paul Ogasawara w/enclosures via email SidneyFuke, Planning Consultant 100 Pauahi Street,Suite 212•Hilo,Hawaii 96720 •Planning•Variance•Zoning Telephone:(808)969-1522•Cell: (808)989-0640 •Subdivision•Land Use Permits E-mail:sidfuke @hawaiiantel.net •Environmental Reports July 1, 2014 Mr. Duane Kanuha, Director Planning Department COUNTY OF HAWAII 101 Pauahi Street Hilo, HI 96720 Dear Mr. Kanuha: Subject: Rezoning Application (REZ 14-000176) Paul Ogasawara TMK: 1-5-014: 005 Thank you for providing me with a copy of the Department of Public Works— Engineering's comments on the subject matter. In response,we provide the following: a. An on-site drainage plan will be submitted, as required by ordinance, in conjunction with the Plan Approval process. The plan will reflect all site-generated water to be retained on site and not directed outside of the property boundary. The approved plan will be completed prior to occupancy of the project. b. The applicant is prepared to construct a curb, gutter, and sidewalk section fronting the property and dedicate the improvements and any associated land to the County upon its completion. The improvement will be completed prior to issuance of a certificate of occupancy relating to the project. c. Likewise, if needed,the applicant is prepared to install streetlights(as distinguished from traffic signal lights)and any traffic control devices fronting the property. Like the curb, gutter, and sidewalk, they will be completed prior to occupancy. We trust that the above adequately responded to the comments to date. If not or if there are further questions or comments on this matter,please let me know. Thank you very much. 71.erely, SIDNEY M. FUKE Planning Consultant Copy—Mr. Paul Ogasawara w/enclosures via email E PH,P. 4_. — j 3i;1 --O 2 SidneyFuke, Planning Consultant 100 Pauahi Street,Suite 212•Hilo,Hawaii 96720 •Planning•Variance•Zoning Telephone:(808)969-1522•Cell:(808)989-0640 •Subdivision•Land Use Permits E-mail:sidfuke @hawaiiantel.net _ •Environmental Reports July 14, 2014 Mr. Duane Kanuha,Director Planning Department COUNTY OF HAWAI`I 101 Pauahi Street Hilo, HI 96720 Dear Mr. Kanuha: Subject: Rezoning Application (REZ 14-000176) Paul Ogasawara TMK: 1-5-014: 005 Thank you for providing me with a copy of the Department of Water Supply's comments regarding the subject application. In response to its comments, we provide the following: • In confirming that water is available from the 8-inch line fronting the subject site, the DWS nevertheless requested the submittal of"estimated maximum daily water usage calculation" to determine the required water commitment fees and the specific type of water service/improvements that may be required. • The applicant understands and accepts this standard requirement, including the installation of a backflow preventer. • Further, although the fire flow requirements are adequate,the applicant will nevertheless confer with the Fire Department during the building permit process to make sure that other fire-protective related requirements will be fulfilled. • Finally,the applicant is aware that in making the water improvements fronting the site such as the meter installation,the associated improvements to the right-of- way would have be done by the applicant. We trust that the above adequately responded to the DWS' comments. If not or if there are further questions or comments on this matter,please let me know. Thank you very much. Sincery, \sr,. A� \\i\, Ik W'i ■ SIDNEY M. FUKE Planning Consultant Copy—Paul Ogasawara SCANNED a L By, 092960 ROgasawara-REZ 14-176j wd-07-31-14 COUNTY OF HAWAII PLANNING DEPARTMENT RECOMMENDATION PAUL OGASAWARA CHANGE OF ZONE APPLICATION (REZ 14-000176) Upon careful review of the request against the guidelines for granting a change of zone, the Planning Director is recommending that a favorable recommendation of the Change of Zone request be forwarded to the County Council. Since this recommendation is made without the benefit of public testimony, the 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 is requesting a Change of Zone from RS-15 to CV-10 to construct a commercial office and retail complex consisting of approximately 7,500 square feet. The plans call for the construction of three (3) single-story structures, consisting of approximately 2,500 square feet each and not exceeding twenty five (25) feet in height. Additionally, there would be twenty-six (26)parking stalls, six (6) of which would be handicapped accessible. Lastly, the applicant will provide a 10-foot wide future road widening and landscaping strip fronting the Pahoa Village Road. In order to consider an area for any type of zoning designation, the applicable goals,policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must also be considered as they may have an impact on similar areas in the County. The change of zone request from an RS-15 to a CV-10 zoning district conforms to applicable goals, policies and standards of the General Plan. The property is located within Pahoa town along the Pahoa Village Road just west of the Post Office Road junction. The property is approximately 1-acre in size and is roughly rectangular,in shape. There is a vacant 1,632 square-foot single-family dwelling on the property. The immediate surrounding properties are similarly zoned RS-15. There are Re: Bill 303/Comm. 1094 several properties zoned CV-10 to the east and west of the subject property. The land uses in the area are mainly residential but there are commercial uses within 500 feet to the east and west of the project site along the Pahoa Village Road. Zoning and land uses in Pahoa Village area are mainly commercial and include restaurants, convenience store, and other retail, medical and office-type establishments. Thus, the applicant's request is consistent with surrounding land uses and zoning as this property lies along the PahoaVillage Road corridor that continues to evolve into the Pahoa Regional Town Center envisioned by the Puna Community Development Plan. The General Plan is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. The overall goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. Land Use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. The request conforms to the goals, policies and standards of the General Plan in that the proposed development will be developed in an area adequately served by necessary services such as water, utilities and transportation systems. The proposed project conforms to the Commercial Development goal, which states "provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods." 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 request to change the zoning to a CV-10 district conforms to the LUPAG Map, which designates the property and the surrounding area as Medium Density Urban. Such designation allows village and neighborhood commercial uses and single-family and multiple-family residential uses and related functions, up to 35 units per acre. In addition to being consistent with the LUPAG Map, the request would also support the following goals and policies of the General Plan Land Use and Economic elements: -2- • Centralization of commercial activities in Pahoa Town, rather than along the Pahoa Bypass, to serve the residents of Lower Puna shall be encouraged. • Encourage the concentration of commercial uses within and surrounding a central core area. • Require developers to provide basic infrastructure necessary for development. • Identify the needs of the business community and take actions that are necessary to improve the business climate. The request to change the zoning district from residential to commercial would be a more appropriate land use pattern for the property as it will provide a place in Pahoa Town for small businesses to be established. The Puna district has an abundance of land that is developed or can be developed for residences or agricultural uses,but there is not enough commercial-zoned land to provide goods and services to the residents. Providing additional commercial-zoned lands in Pahoa Town would reduce scattered commercial development outside of Pahoa that may be permitted on agricultural lands by Special Permit. The Puna Community Development Plan (PCDP) defines three types of village/town centers (regional, community, and neighborhood) which differ in size and range of uses according to their intended function. The subject property is located within the preliminary boundaries of the Pahoa Regional Town Center which is meant to serve as the commercial and civic center for lower Puna residents. In order to facilitate land use entitlements and financing for the development of village/town centers, the PCDP indicates that a plan for each regional town center should be prepared through an inclusive community-based process. Funding is currently available to prepare regional town center plans for Pahoa, which is expected to be completed in the next 18 to 24 months. Although it would be preferable to implement zoning changes after this plan is created, it is not a requirement of the PCDP and zoning changes can be granted in the interim so long as the proposed zoning district is consistent with the General Plan LUPAG Map. Lastly, the applicant met with the Puna Community Development Plan -3- Action Committee and was in full agreement to conform the project site layout and building design to the Pahoa Village Design Guidelines. Based on the above findings, the request will conform to the General Plan and Puna Community Development Plan. All essential utilities and services are available to the site. Access to the project site is from Pahoa Village Road, which is a County owned and maintained roadway identified as a collector with an existing right-of-way width of approximately 40-feet and a pavement width of approximately 20 feet with grassed shoulders. The Department of Public Works (DPW)has recommended that the applicant provide improvements to the property's entire Pahoa Village Road frontage consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required utility relocation which will be located in any future road widening setback established by the Planning Department. In the past, the Planning Department and County Council have not required future road widening strips along Pahoa Village Road from landowners that have rezoned their properties to a commercial zoning district. However, in 2008 the Puna Community Development Plan was adopted, which recommends that village/town centers incorporate walking and bicycle paths into the roadway network. In order to provide these multimodal facilities, additional right-of-way will be needed. Therefore, the Department recommends that the future road widening strip and road frontage improvements be required as a condition of approval for the Change of Zone. The project site has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. The property is located in flood zone"X"which is an area determined by FEMA to be outside the 500-year flood plain. County water is available from an existing 8-inch waterline within Pahoa Village Road fronting the property. The property is currently served by a 5/8-inch meter limited to an average daily usage of 400 gallons and current water conditions in the area allow for a maximum of 14 units of water per pre-existing lot of record. Therefore, ample County water can be provided to the property for the development of commercial uses. -4- However, the 8-inch waterline fronting the property is not capable of providing the required pressure of 2,000 gallons per minute of water flow for fire protection for commercial land uses. The Department of Water Supply recommends that the applicant consult the Fire Department to determine fire protection requirements or alternatives. The project area is not serviced by a County sewer system. The existing cesspool that was used for the residence will be abandoned and the applicant will construct a septic system meeting with the approval of the Department of Health. There are no municipal waste collection services in the County. Therefore, all solid waste generated by development of the property will require private disposal at the Pahoa transfer station or Hilo landfill. Electrical and telephone services are available to the property. Police and fire services are available nearby in Pahoa and medical services are available in Pahoa and Hilo. The request is not contrary to Chapter 205A, Hawaii Revised Statues, relating to Coastal Zone Management. The project site is not proximate to the shoreline and outside of the SMA. There is no record of a designated public access to the shoreline or mountain areas that traverses the site. There is no evidence of any valued cultural, historical or natural resources existing on the property and there is no evidence of any traditional and customary Native Hawaiian rights being practiced on the site. Thus, it is not anticipated that the proposed request will have any adverse impact on cultural or historical resources in the area. Therefore,no action is necessary to protect these rights. Lastly, this approval is made with the understanding that the applicant remains responsible for complying with all other applicable governmental requirements in connection with the approved use,prior to its commencement or establishment upon the subject properties. Additional governmental requirements may include the issuance of building permits, the installation of approved wastewater disposal systems, compliance with the Fire Code, installation of improvements required by the American with Disabilities Act (ADA), among many others. Compliance with all applicable governmental requirements is a condition of this approval; failure to comply with such -5- requirements will be considered a violation that may result in enforcement action by the Planning Department and/or the affected agencies. Based on the above findings, the request to rezone the property from a Single- Family Residential - 15,000 square feet(RS-15) to Village Commercial - 10,000 square feet(CV-10) zoned district would result in an appropriate land use pattern that would further benefit the general public. The accompanying draft bill to amend Section 25-8-26 (Pahoa Zone Map), Article 8, 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- COUNTY OF HAWAII -(___' �'• STATE OF HAWAII t af.N^4-. • BILL NO. ORDINANCE NO. (pj ,,$4 Derr) AN ORDINANCE AMENDING SECTION 25-8-26 (PAHOA ZONE MAP), ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE 1983 (2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE- FAMILY RESIDENTIAL— 15,000 SQUARE FEET(RS-15)TO VILLAGE COMMERCIAL— 10,000 SQUARE FEET (CV-10) AT NANAWALE HOMESTEADS, PUNA, HAWAII, COVERED BY TAX MAP KEY: 1-5-014:005. BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII: SECTION 1. Section 25-8-26, 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 Nanawale Homesteads, Puna, Hawaii, shall be Village Commercial— 10,000 square feet(CV-10): Beginning at the East corner of this parcel of land, the coordinates of said point of beginning referred to Government Survey Triangulation Station"PAHOA"being 1,931.11 feet South and 2,317.51 feet East and running by azimuth measured clockwise from True South: 1. 31° 16' 212.36 feet along Lot 4,Nanawale Homesteads; 2. 123° 00' 198.43 feet along the north side of Pahoa Village Road; 3. 213° 00' 30" 227.09 feet along Lot 2,Nanawale Homesteads; 4. 307° 25' 192.54 feet along Lot 13,Nanawale Homesteads to the point of beginning and containing an area of 42,856 square feet, 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 (B) Fulfillment of the need for public service demands created by the proposed use. SEE ATTACHED CONDITIONS SECTION 3. In the event that any portion of this ordinance is declared invalid, such invalidity shall not affect the other parts of this ordinance. SECTION 4. This ordinance shall take effect upon its approval. INTRODUCED BY: COUNCIL MEMBER, COUNTY OF HAWAII Hilo, Hawai`i Date of Introduction: Date of 1st Reading: Date of 2nd Reading: Effective Date: -2- Cogasawara-REZ14-176.jwd-07-31-14 PAUL OGASAWARA CHANGE OF ZONE APPLICATION (REZ 14-000176) CONDITIONS OF APPROVAL A. The applicant(s), successors or assigns shall be responsible for complying with all of the stated conditions of approval. B. Construction of the proposed development shall be completed within five(5) years from the effective date of this ordinance. Prior to construction, the applicants, successors or assigns shall secure Final Plan Approval for the proposed development from the Planning Director in accordance with Section 25-2-70, Chapter 25 (Zoning Code), Hawai`i County Code. Plans shall identify all existing and/or proposed structures,paved driveway access and parking stalls associated with the proposed development. Landscaping shall be indicated on the plans for the purpose of mitigating any adverse noise or visual impacts to adjacent properties in accordance with the requirements of Planning Department's Rule No. 17 (Landscaping Requirements) and Chapter 25 (Zoning Code), Hawai`i County Code. C. Prior to the issuance of a water commitment by the Department of Water Supply, the applicant shall submit the anticipated maximum daily water usage calculations as recommended by a registered engineer, and a water commitment deposit in accordance with the"Water Commitment Guidelines Policy"to the Department of Water Supply within 180 days from the effective date of this ordinance. D. The applicants shall install a reduced pressure type backflow prevention assembly within five(5) feet of the existing water meter and any additional water meters on private property, which must be inspected and approved by the Department of Water Supply. Installation of the backflow prevention assembly and relocation and adjustment of the Department of Water Supply's water system facilities, should they be necessary, shall take into consideration the future road widening strip and required improvements along the property's frontage with the Pahoa Village Road. E. The applicants, successors, or assigns shall implement any improvements required by the Fire Department and/or Department of Water Supply to ensure that fire protection requirements can be met for commercial zoning. F. A ten (10) foot wide future road widening strip along the property's Pahoa Village Road frontage shall be subdivided and dedicated to the County, at no charge, prior to the issuance of a Certificate of Occupancy for any commercial use on the subject property. The applicant shall provide improvements to the property's frontage along Pahoa Village Road consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements and any required utility relocation, meeting the requirements of the Americans with Disabilities Act and the approval of the Department of Public Works. The improvements shall be located within the future road widening strip. These improvements shall be completed prior to issuance of a Certificate of Occupancy for any commercial use or when required by the Department of Public Works, whichever occurs first. G. The applicant shall install streetlights and traffic control devices if required by the Department of Public Works-Traffic Division. The applicant shall be responsible for the design, purchase, and installation of such devices. H. Should the applicant submit plans to develop a land use beyond that proposed in the application, and which the Planning Department in consultation with the Depait,nent of Public Works determines will generate over 50 peak hour trips, a Traffic Impact Analysis Report(TIAR) shall be submitted for review and approval by the Department of Public Works and Department of Transportation prior to Final Plan Approval. When required by the Department of Public Works, the applicants shall implement, at no cost to the County, any transportation improvements deemed necessary by the Department of Public Works. Driveway connection(s) to the Pahoa Village Road shall conform to Chapter 22, Streets and Sidewalks, of the Hawai`i County Code. -2- J. Any new construction, exterior renovation of existing structures and signage shall conform to any design guidelines established by the Pahoa Village Design Guidelines. K. 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 by a licensed civil engineer and submitted to the Department of Public Works prior to issuance of a construction permit. Any recommended drainage improvements, if required, shall be constructed meeting with the approval of the Department of Public Works prior to receipt of a Certificate of Occupancy. L. The method of sewage disposal shall meet with the requirements of the Department of Health. M. All earthwork activity shall conform to Chapter 10, Erosion and Sedimentation Control, of the Hawaii County Code. N. If the applicant(s), successor(s), or assign(s) develops residential units on the subject property, the applicant(s) shall make its (their) fair share contribution to mitigate the potential regional impacts of the property with respect to parks and recreation, fire, police, solid waste disposal facilities and roads. The fair share contribution shall become due and payable prior to receipt of Final Plan Approval. The fair share contribution for each lot shall be based on the actual number of residential units developed. The fair 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 this ordinance,based on the percentage change in the Honolulu Consumer Price Index (HCPI). The fair share contribution shall have a maximum combined value of$8,542.61 per multiple family residential unit($13,312.70 per single family residential unit). The total amount shall be determined with the actual number of units according to the calculation and payment provisions set forth in this condition. The fair share contribution per multiple family residential unit(single family residential units) shall be allocated as follows: -3- 1. $4,213.83 per multiple family residential unit($6,419.62 per single family residential unit) to the County to support park and recreational improvements and facilities; 2. $133.18 per multiple family residential unit($309.68 per single family residential unit) to the County to support police facilities; 3. $409.67 per multiple family residential unit($611.66 per single family residential unit)to the County to support fire facilities; 4. $182.59 per multiple family residential unit ($267.79 per single family residential unit) to the County to support solid waste facilities; and 5. $3,603.34 per multiple family residential unit($5,703.94 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. O. 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. P. 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 Plan Approval. Q. Should any remains of historic sites, such as rock walls, terraces, platforms, marine shell concentrations or human burials be encountered, work in the immediate area shall cease and the Department of Land and Natural Resources— State Historic Preservation Division (DLNR-SHPD) shall be immediately -4- notified. Subsequent work shall proceed upon an archaeological clearance from the DLNR-SHPD when it finds that sufficient mitigation measures have been taken. R. The applicant(s) shall comply with all applicable County, State and Federal laws, rules,regulations and requirements. S. 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(s), 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 Director 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 Director may initiate rezoning of the area to its original or more appropriate designation. -5- / RS-15A RS-15 RS-15 R5-15 SINGLE-FAMILY RESIDENTIAL-15,000 SQUARE FEET(RS-15)TO VILLAGE COMMERCIAL•10,000 SQUARE FEET(CV•10) 42,856 SQUARE FEET RS-15 RS-15 1,931.115 2,31751 E "PAHOA" RS-15 R5-15 RS-15 y0 RS-15 <<g � N RD RS-15 RS-15 R5-15 RS-15 RS-15 Feet 0 125 250 375 500 AMENDMENT TO THE ZONING CODE AMENDING SECTION 25-8-26 (PAHOA ZONE MAP) ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE 1983 (2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE-FAMILY RESIDENTIAL - 15,000 SQUARE FEET (RS-15) TO VILLAGE COMMERCIAL - 10,000 SQUARE FEET (CV-10) AT NANAWALE HOMESTEADS, PUNA, HAWAII MAP PREPARED BY: TMK:(3)1-5.014:005 COUNTY OF HAWAII, PLANNING DEPARTMENT DATE:May 29,2014 EXHIBIT"A" Ogasawara Map:1346 m 0 0 ro O M N Z _0 U Q a cr a W o � N CO LI. 00 p o0 W � (..0 T-1 Z a N w Q = ac Lia 4 ' : 1 S \ 7?�} ,Y I i 4 / , , - � ✓T ' S ; ..:� } ' ii 1 4 `� r * ir 7 <f f N r ji 4 #-1t r r f f � \ / 'f ey 'x' ' 44', A ilk Sk t i4 ,o+.41: / / f' ,.., / y e %.‘'' i , 4,.t4 4IP .41*kl". 7....--- 40•4 v , < \ , ,.. .•-• " t 2 ,, ... ..„,,,;-- ,-- „., Z " ,.7 ,/... a , f Jam/ f mr.4. 0 0 J J s,s,, \ --------4' 1 -------„„...„ ------ Jo* 'Itypii-,,,,, ,../"--------:,,\• 1 * ',.....-, ' 11111011114144 erliwiN I P.---.--z,,.. a allrffik `7 , f ' '' s ? 4 t' i 1 , ---- --. /* "� ..--C -- �\ V \ .----) \ \ \ \ \ Ailkuai....7471, J EMI ...�....r;.... :I \ \',,, \,/,-, / / -7,...< , „. , , .../ \ \----, \ . --- Art Lr # ..' 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'',. itt ' .,...._ 4 '" • 1.1.1.11 1 / *.k,-Z/41,1:7' 3 w j _ •13 - .: 1•:://,,,,.,.4 , r IMMIIIIIP t� Cill) 1111111.11 8114: e 2 r',t '5e ,7',�m. '' '' .-" 4 . 14 -;',-". ' : , i ' .',' '''0":41473':-if'.:=i,.''...-'., ..•:-. • �er litham` x' 4aM .?. \ ,.,;',. fY a / C I ''';!4•411., b 4 ; 3 u 0 p 'yb 0144 1 3 4 Y � J Y r ���1 Y -e� T k -••••,•4 t$,; 3-,�. t ry y r 0 0 alma 4: itc. W L y C O a� c 0 0 ° z o O � a o � CI Z � w 0 z a) z °) zo U o CL ft WINDWARD PLANNING COMMISSION COUNTY OF HAWAII HEARING TRANSCRIPT SEPTEMBER 4, 2014 A regularly advertised hearing on the application of Paul Ogasawara (REZ 14-176) was called to order at 12:34 p.m. in the County of Hawai`i Aupuni Center Conference Room, 101 Pauahi Street, Hilo, Hawai`i with Chairman Myles Miyasato presiding. COMMISSIONERS PRESENT: Myles Miyasato, Charles Heaukulani, Gregory Henkel, and Raylene Moses. ABSENT AND EXCUSED: Stephen Ono. ALSO PRESENT: Duane Kanuha (Planning Director), Margaret Masunaga(Deputy Corporation Counsel for the Windward Planning Commission), William Brilhante(Deputy Corporation Counsel for the Planning Director) from 1:02 p.m., Daryn Arai (Planning Program Manager), Jeff Darrow (Staff Planner), Maija Jackson(Staff Planner), to 6:30 p.m., Christian Kay(Staff Planner), Sarah Hata-Finley(Commission Secretary), Kim Tanaka(Secretary), to 4:30 p.m., and Melissa Dacayanan (Planning Commission Support Technician), to 4:30 p.m. And approximately 28 people from the public in attendance. APPLICANT: PAUL OGASAWARA (REZ 14-176) Application for a Change of Zone from Single-Family Residential-15,000 square feet(RS-15) to Village Commercial-10,000 square feet(CV-10) for approximately 1 acre of land. The property is located on the northeast side of Pahoa Village Road, approximately 410 feet northwest of its intersection with Post Office Road,Nanawale Homesteads, Puna, Hawai`i, TMK: 1-5-014:005. MIYASATO: First item on the agenda is Paul Ogasawara, change of zoning application. DARROW: Good morning, Members of the Planning Commission. MIYASATO: Good afternoon. DARROW: Oh, I'm sorry. So used to morning. Good afternoon. If I can direct your attention to our presentation, our first presentation this morning, the applicant is Paul Ogasawara. He is requesting a Change of Zone. The area of this subject application is within the Puna District of Hawai`i, more specifically we're looking in the Pahoa area. You'll notice the Pahoa-Kea`au Bypass Road running in a, kind of in a north-south direction to the middle of the map, and then you'll notice the Pahoa Village Road running parallel with the Bypass Road. This is generally Pahoa Town area. Re: Bill 303/Comm. 1094 1 The colors represent the different zoning. The pink areas are the Commercial areas. The mustard color, as well as yellow,represent Single-Family Residential. The lighter green and darker green represents Agriculture. This is the State Land Use Boundary map of the area so you can see that the Urban Core is designated in this general area, right in the middle of Pahoa Town, and on the outskirts, you'll see Agriculture. I forgot to identify the subject property. It's outlined in black and that is located on the Pahoa Village Road,just northwest of the post office road. This is our General Plan Land Use Pattern Allocation Guide Map. This identifies our long-range plan for land use in this particular area. Just to identify again the subject property, you'll notice that it's within an area identified with the color orange, which is for Medium Density uses, or more Commercial or Multi-Family type uses. We have some Urban Expansion that runs more towards the mauka side, as well as some Low Density Urban, which is more for Single-Family Residential. But, again the subject property falls within the Medium Density Urban. This is a closer view. Again, we have the Pahoa Village Road running through the middle of the map. Currently, the property is zoned Single-Family Residential - 15,000 square feet. As you'll notice the different pink areas, there are some areas in the general area that are zoned Commercial. This is an aerial photo. Currently, there is a single-family dwelling on the property, and you'll notice the different scattered dwellings in the area. The Applicant is requesting a Change of Zone from Single-Family Residential - 15,000 square feet to Village Commercial - 10,000 square feet. This is to be able to construct a commercial office and retail complex consisting of approximately 7,500 square feet. The plans call for the construction of three single-family story, story structures consisting of approximately 2,500 square feet each, and not exceeding twenty five feet in height. There would be twenty-six parking stalls, six of which would be for handicapped. This is the Applicant's submitted plot plan. Again for reference, on the bottom of the map you have the access from Pahoa Village Road, and you have the three identified single-story structures that would be used for commercial and office uses. This is an elevation identifying that they are going to be single-fam--single story. Here are some site photos. The area has been recently cleared, and it identifies the structure that is located on the property currently. And again we're taking the picture from the Village Road. This again is the Single-Family storage, as well as the access. This is looking towards, towards, Pahoa High School side or Nanawale side on Pahoa Village Road. This is approximately forty foot wide as far as right-of-way width with a twenty foot two-lane roadway and about some grass and paved shoulders. This is looking in the opposite direction, towards Kea'au. Again, no problem with site distance in this particular area. Again, I wanted to mention that this property also falls within the Pahoa Regional Town Center that has been established through the Puna Community Development Plan. 2 The Planning Director is recommending that the Planning Commission send a favorable recommendation to the Hawai`i County Council. That concludes our presentation. Are there any questions? Thank you. MIYASATO: Thank you. Would the Applicant or representative please come forward? FUKE: Morning, good afternoon. MIYASATO: Could you raise your right hand? Do you swear or affirm to tell the truth on this matter now before the Hawai`i County Planning Commission? FUKE: Yes, I do. MIYASATO: Could you please state your name and residence. FUKE: Sure. Good afternoon, Commissioners. My name is Sidney Fuke, and I am here assisting the Applicant, Mr. and Mrs. Paul Ogasawara, who is here in the audience,by the way. My business address is 100 Pauahi Street, Suite 212. Essentially I've known Mr. Ogasawara since, I guess like, over thirty years right now, so he had asked me to assist him with this particular rezoning. One thing about Mr. Ogasawara, being a life-long resident of the Pahoa area, you know when he saw the original plan that was prepared by one of his architects he decided to abandon that because what wasn't shown in the plan was like, basically the original plan called for like a 13,000 square foot building, two structures, and he said that well, that really wasn't in keeping with what he deemed to be like the "Pahoa character." So he said rather than that, he'd rather have three single-family looking-type of buildings, you know, constructed on the property. So he scaled it back by nearly forty percent and so what was presented by the Commission is what his ultimate goal is, is to construct three single-family looking building on the property and make it available for commercial retail or commercial office. He recognizes further that the area falls within the Pahoa community, the design guidelines, and so he has already had a meeting with the committee and will continue to meet with the committee and as stipulated by the Planning Director's Recommendation mandating compliance with the design guidelines. The other condition that the Planning Director's recommending is that construction of a curb, gutter, sidewalk section, at the same time relinquishing at least a ten-foot wide section fronting the property to enable the construction of the curb, gutter, sidewalk section fronting his property and that he's also willing. So having said that, the staffs Background Report and the proposed Recommendation offered by the Director is acceptable to Mr. Ogasawara. MIYASATO: Commissioners, any questions? No questions. Thank you. FUKE: Thank you. 3 MIYASATO: Okay, we have one testifier on this matter. Jon Olson. OLSON: Good morning. MIYASATO: Good morning. Could you please raise your right hand? Do swear or affirm to tell the truth on this matter now before the Hawai`i County Planning Commission? OLSON: I do. MIYASATO: Thank you. Could you please state your name and residence? OLSON: Jon Olson and I reside at 13-631 Leilani Avenue in Pahoa 96778. MIYASATO: Go ahead. You have three minutes. OLSON: Okay. I'm simply here to support Paul's application. As was earlier stated, I am on the, I'm speaking for myself, but I am on the original town center planning steering committee, and he did come to us and we had the discussion of the design district, and he's been very supportive of that. So I'm appreciative that he's willing to put his money where his mouth is. And this is a good thing for Pahoa. Thank you. MIYASATO: Thank you, Mr. Olson. Any questions Commissioners? If none, any discussion? HENKEL: Can I make a motion? MIYASATO: Make the motion. HENKEL: I move that a favorable recommendation be forwarded to the County Council on the application for Change of Zone REZ 14-176 based on the Planning Director's recommendations and proposed conditions. HEAUKULANI: I'll second. MIYASATO: There's a motion by Commissioner Henkel and seconded by Commissioner Heaukulani. DARROW: Thank you, Mr. Chairman. The motion before us is to send a favorable recommendation to the Hawai`i County Council. With that we'll take the roll. Commissioner Henkel? HENKEL: Aye. DARROW: Commissioner Heaukulani? HEAUKULANI: Aye. 4 DARROW: Commissioner Moses? MOSES: Aye. DARROW: And Mr. Chairman? MIYASATO: Aye. DARROW: The motion passes four to zero. MIYASATO: You'll be notified in writing. The discussion ended at 12:44 p.m. Respectfully submitted, Sarah Y. Hata-Finley, Secretary Windward Planning Commission 5