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HomeMy WebLinkAboutCOM 1098.000 2016-2018Harry Kim Itayor VIATUUN of Cafuni`i Wil Okabe Managing Director Barbara J. Kossow Deputy Managing Director (Offtrr -of fhr 'nvar 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 9 Fax(808)323-4440 September 24, 2018. v� - p Valerie Poindexter, Council Chair' and Members of the County Council > M County of Hawaii: 25 Aupuni Street ® -- Hilo, HI 96720 Dear Chair Poindexter and Members: SUBJECT: Amendment of Change of Zone Ordinance No. 04-110 (REZ 1049) Applicant: West Hawaii Business Park, LLC Request: Amendment to Condition K (Kanalani Street Extension) to Enlarge the Acreage Allowed to be Developed Prior to the Completion of the Kamanu Street Extension from 10 acres to 48.4 Acres and Change to the Location/Extent of Roadway Improvements Tax Map Key: 7-4-008:013, 030, 074, 076-078 inclusive, 084 & 085 As required by Chapter 7, Sec. 6-7.5 (a), Hawaii County Charter, transmitted herewith for the County Council's consideration and action are the Leeward Planning Commission's letter and enclosures regarding the above -referenced request. ?rr y, im Mayor Enclosures e�� p cc: Planning Department Comm. No. ( O �j Ref. To: PC <��`` Zoo/ Ref. Date SF-LI-Las— County 27 ast County of Hawaii is an Equal Opportunity Provider and Employer. Harry Kim Mayor SEP 2.4 2018 County of Hawaii LEEWARD PLANNING COMMISSION Aupuni Center • 101 Pauahi Street, Suite 3 • Hilo, Hawaii 96720 Phone (808) 961-8288 • Fax (808) 961-8742 Valerie T. Poindexter, Council Chair and Members of the County Council County of Hawaii 25 Aupum Street Hilo, HI 96720 Dear Chair Poindexter and Council Members: Keith F. Unger, Chair Oliver "Sonny" Shimaoka, Vice Chair Nancy Carr Smith Scott Church Perry Kealoha Michael Vitousek Faith "Faye" Yates SUBJECT: Amendment to Change of Zone Ordinance No. 04-110 (REZ 1049) Applicant: West Hawaii Business Park, LLC Request: Amendment to Condition K (Kanalani Street Extension) to Enlarge the Acreage Allowed to be Developed Prior to the Completion of the Kamanu Street Extension from 10 Acres to 48.4 Acres and Changes to the Location/Extent of Roadway Improvements Tax Map Key: 7-4-008:013, 030, 074, 076-078 inclusive, 084 & 085 The Leeward Planning Commission, at its duly held public hearing on August 16,. 2018, recommended for your approval the proposed legislative bill for an amendment to Change of Zone Ordinance No. 04-110. The property is located along the east (mauka) side of Queen Ka`ahumanu Highway (State Highway 19), Honok6hau 1St and 2nd, North Kona, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the request: To reduce the upfront costs associated with the initial development increment of the West Hawaii Business Park (WHBP), the applicant is requesting that Condition K (Roadway Improvements) of Ordinance No. 04 110 be amended as to increase the area allowed for development prior to triggering the construction of Kamanu Street from ten Hawai `i County is an Equal Opportunity Provider and Employer Valerie T. Poindexter, Council Chair and Members of the County Council County of Hawaii Page 2 (10) acres to 48.4 acres. The applicant requests that the subject condition is amended follows: Prior to the issuance of a Certificate of Occupancy for improvements within an approximately 48.4 -acre [44 -acre -e] portion of Parcel I (Initial Project Area) along Kanalani Street Extension between the north property boundary and the vicini o South [ h] Access Road, Kanalani Street Extension from the north property boundary to the vicinity of South [Ner4] Access Road and the construction of improvements within the South and North Access Roads between [/] Queen Kaahumanu Highway [M t,,rs,,. do J and the Kanalani Street Extension [A[6 l ^ee„s-s Read], as provided in the TZAR, shall be completed to County dedicable standards. The Initial Project Area shall not exceed 711, 000 square feet of gross leasable commercial area or its equivalent if industrial land uses are developed tinder the MCX zoning. * The applicant is not an active developer of the property and has been seeking third party(ies) to undertake the active development of the WHBP through the sale of some or all of the project area since 2008 with no success. The applicant believes that the upfront roadway improvement requirements (Kamanu Street Extension and connection between Kamanu Street and Queen Ka`ahumanu Highway) are too cost prohibitive to effectively market/develop the property. The proposed amendment would provide for the sale/development of a significant portion of the WHBP, which would then provide financial resources for the construction of the Kainanu Street extension improvements. Additionally, the applicant believes that due to alternative regional transportation facilities being completed in the area since 2004 (e.g. Ane Keohokalole Highway between Palam Road and Hina Lani Street and Queen Ka`ahumanu Highway widening project), the immediate improvement of the Kamanu Street extension is no longer necessary to provide a solution to the regional traffic circulation needs. Finally, approval of the proposed amendment will require that Kanalani Street be constructed from the existing Kanalani Street terminus in the Kaloko Light Industrial area to the WHBP South Access Road, instead of just to the future North Access Road as currently required. These improvements will allow a second access to the area thereby reducing congestion at the Kanalani * The proposed Condition K amendment language evolved from the original application to the time of this writing based on agency comments. The proposed condition language in this background report reflects the final requested amendment language. Valerie T. Poindexter, Council Chair and Members of the County Council County of Hawaii Page 3 Street/Hina Lani Street intersection, the Kamanu Street/Hina Lani Street intersection and the Queen Ka`ahumanu Highway/Hina Lani Street intersection. Approval of this amendment request would not be contrary to the General Plan, Kona Community Development Plan or Zoning Code nor the original reasons for granting the Change of Zone. Prior to the 2005 General Plan update, the project area was designated Industrial and Urban Expansion on the LUPAG Map, however, the 2005 update transitioned the entire project area into the LUPAG Industrial designation. The General Industrial (MG -1) and Industrial -Commercial Mixed (MCX-20) zoning is consistent with the LUPAG Industrial designation. The Kona Community Development Plan (CDP), was adopted by Ordinance No. 08-131 on September 25, 2008 by the Hawaii County Council. The project site is situated within the Kona Urban Area (KUA) and a portion of the project area is situated within the Honokohau Village Regional Center TOD. The Kona CDP Transportation Network snap identifies Kamanu Street Extension through the project site as a Major Collector Road and identifies Kanalani Street Extension through the project site as a Minor Collector Road. Construction of the proposed roadway alignments (and dedication to the County) will support and implement the Kona CDP's general objective of increasing street inter- connectivity within the Kona Urban Area, particularly by providing a second signalized mauka-makai ingress/egress from Queen Ka`ahumanu Hwy into the existing Kaloko Industrial Subdivision. The change of zone was originally approved in 2004 to allow the development of Phase 1 of the West Hawaii Business Park to include commercial, light industrial and industrial uses. The project area is situated between two existing industrial areas, Kaloko Industrial Park to the north and Honokohau Industrial area to the south. The project area includes an existing quarry and related uses and has since been developed with a medical clinic on Parcel 3. The approval of the General Industrial and Industrial -Commercial Mixed zoning was and remains consistent with the existing uses within the project site and surrounding areas. Moreover, the reasons for approval of the change of zone still apply, namely, conformance to the General Plan LUPAG industrial designation and associated land use and economic policies and meeting the demand for additional, industrial zoned lands in an area that has few physical constraints to development and is adequately served by essential utilities and services. Valerie T. Poindexter, Council Chair and Members of the County Council County of Hawaii Page 4 The proposed request will not unreasonably burden public agencies to provide infrastructure and utilities to the property. Condition H of Ordinance No. 04 110 limits access to Parcel 1 from Queen Ka`ahumanu Highway to two (2) access points, the South Access Road and North Access Road. As part of their Queen Ka`ahumanu Highway widening project, the State Department of Transportation (DOT) recently completed construction of intersection improvements for these access points within the State right-of- way. With the approval of the proposed amendment the applicant will be required to construct the following roadway improvements to County dedicable standards prior to obtaining Certificate of Occupancy: the Kanalani Street Extension from the north property boundary to the South Access Road; and the North and South Access Roads between Queen Ka`ahumanu Highway and the Kanalani Street Extension. County water is available to the project site and required water system improvements for the Phase 1 project area are subject to various Well Site and Off -Site Improvement Agreements between the applicant and the Department and Board of Water Supply. Maintenance of water commitments for the project will be added as a condition of approval. There are currently no sewer lines serving the project site, however, conditions of the State Land Use Boundary Amendment Docket No. A00-730 require projects in the petition area to be developed to eventually connect to the Kealakehe Wastewater Treatment Plan (WWTP) when a connection is available. Additional conditions of Docket No. A00- 73 0 articulate requirements and limitations on enhanced individual wastewater systems in the interim. A condition of the change of zone requires the applicant to comply with conditions of State Land Use Boundary Amendment Docket No. A00-730 and this condition will be carried over in this amendment. Solid waste will be disposed of at the County's Pu`uanahulu landfill, approximately 18 miles north of the site and the applicant will comply with their approved Solid Waste Management Plan. The proposed development is not expected to have a significant negative impact on botanical resources nor is it considered to be an essential habitat for any native terrestrial vertebrate species and there is no federally designated critical habitat for birds in or near the site. Valerie T. Poindexter, Council Chair and Members of the County Council County of Hawaii Page 5 An Archeological Inventory Survey (AIS), Archaeological Preservation Plan and Burial Treatment Plan were prepared by the applicant and accepted by SHPD to address archaeological sites in the project area. The applicant's full compliance with provisions stipulated in these plans will be will be added as a condition of approval. Condition No. 12 of LUC Docket No. A00-073 requires the installation of a solar powered siren in a central location as determined by the County of Hawaii and State Civil Defense agencies. The applicant will install the siren as required by these agencies. The applicant submitted an updated Traffic Impact Analysis Report along with their amendment application for the phased development of the WHBP project over 20 years. According to the TZAR, Phase 1 would be complete by 2022 and consist of the development of approximately 356,059 square feet of gross leasable commercial space in 48.4 -acre portion of property. To mitigate the traffic caused by this estimated development, the TIAR recommended the extension of Kanalani Street from its current terininus at the northern boundary of Parcel 1 to intersect with a segment of the South Access Road to be built between Queen Ka`ahumanu Highway. Additionally, the TIAR recommended improvements within the Kealakehe/Queen Ka`ahumanu Highway intersection, which were completed as apart of the DOT Queen Ka`ahumanu Highway widening project. Planning Department staff had concerns that the assumption of 356,059 square feet of gross leasable space for commercial uses within the requested 48.4 -acre project area on which the TIAR based its traffic impacts and roadway improvement recommendations for Phase 1, seemed small. Staff was concerned that if the square footage of commercial development increased beyond that amount, then traffic Level of Service may suffer without further mitigation, therefore they suggested capping commercial development within Phase 1 at the represented square footage. In addition, DOT recommended no driveways should be permitted between Queen Ka`ahumanu Highway and the Kanalani Street Extension to prevent traffic queues backing onto the highway. In response to these comments and concerns, the applicant's traffic engineer prepared a Supplemental Traffic Analysis (STA) to assess the amount of commercial development that could be reasonably accommodated within the Phase 1 of the project without requiring significant improvements in the vicinity to mitigate projected traffic operations. Valerie T. Poindexter, Council Chair and Members of the County Council County of Hawaii Page 6 The STA found that commercial development could be doubled to approximately 711,000 square feet of gross leasable commercial area within the 48.4 -acre Phase 1 project area while still maintaining an acceptable level of service, provided that the following roadway improvements were made: 1) all of the improvements recommended for Phase 1 in the November 2017 TIAR; 2) the construction of the North Access Road between Queen Ka`ahumanu Highway and Kanalani Street; and 3) off-site approach improvements at the intersection of Queen Ka`ahumanu Highway and Kealakehe Parkway (which DOT completed as part of the Queen Ka`ahumanu Highway widening project). The Director is recommending that the 48.4 -acre Initial Project Area (Phase 1) be capped at 711,000 square feet of gross leasable commercial area or its equivalent if industrial land uses are developed under the MCX zoning. In addition, as recommended in the November 2017 TIAR, the Director is recommending that the applicant submit an updated TIAR for review and approval prior to commencement of each subsequent phase of development. The STA also included an analysis of potential traffic queuing issues/concerns caused by driveways within the portions of North Access Road and South Access Road between Queen Ka`ahumanu Highway and Kanalani Street. The STA determined the potential queuing is expected to be minimal, however, it identified improvement recommendations to assure there would be no impacts on DOT facilities. The applicant proposed condition language consistent with these STA recommendations. However, at the time of this writing, the applicant is still coordinating with DOT to obtain comments and agreement on the proposed mitigation recommended by the STA, therefore, instead of including specific mitigation language as a condition of approval, the Director is recommending the condition requiring driveways on the North Access Road and South Access Road between Queen Ka`ahumanu Highway and Kanalam Street meet with the approval of the Department of Public Works in consultation with the Department of Transportation. Thus, if DPW and/or DOT require any mitigation improvements to avoid traffic queuing on the highway, the applicant will be required to implement those improvements. Lastly, this recommendation is made with the understanding that the applicant remains responsible for complying with all other applicable County, State and Federal governinental requirements in connection with the approved use, prior to and during 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 Valerie T. Poindexter, Council Chair and Members of the County Council County of Hawaii Page 7 required by the American with Disabilities Act (ADA), compliance with State Health Department environmental/sanitation/health related regulations, drainage plan, among many others. Compliance with all applicable governinental requirements is a condition of this approval, and 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 preceding, the Planning Director recommends that a favorable recommendation be forwarded to the County Council to amend Ordinance No. 04 110. In addition, the Planning Director recommends removal and revision of some existing conditions in the ordinance to reflect condition compliance and current standard language for conditions of approval. The accompanying draft bill reflects these recommendations and changes. Material to be deleted is bracketed and struck -through; new material is underscored. At the August 16, 2018 Leeward Planning Commission (LPC) hearing, the LPC voted to forward the Planning Director's recommendation with proposed amended conditions, including changes to Conditions D, E, F and K* in the Director's August 15, 2018 memorandum and the applicant's final proposed changes to Condition G at the August 16, 2018 hearing. We are enclosing copies of the staff Background, Planning Director's Recommendation, Director's August 15, 2018 memorandum, Applicant's final proposed changes, the Power point presentation and a draft transcript of the hearing for your information. Sincerely, Keith F. Unger, Chairman Leeward Planning Commission LWestHiB usinessParkAmendREZ 1049lpc2 Enclosures * Please note that Condition K in the Directors August 15, 2018 Memo was inadvertently labeled as Condition H. Valerie T. Poindexter, Council Chair and Members of the County Council County of Hawaii Page 8 cc: William L. Moore, William L. Moore Planning, Inc. Lanihau Properties, LLC Kaiser Foundation Health Plan, Inc. Bluroc Properties, LLC Jas W. Glover Holdings Co., Ltd. Department of Public Works Department of Water Supply DOT -Highways, Honolulu Amy Self, Esq., Corporation Counsel B WHB P LLCAinendREZ.crk.8.7.18 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT WEST HAWAII BUSINESS PARK, LLC AMENDMENT TO CHANGE OF ZONE ORDINANCE NO. 04 110 (REZ 1049) WEST HAWAII BUSINESS PARK, LLC has submitted an application to amend Condition K (Roadway Improvements) of Ordinance No. 04 110, which reclassified approximately 196.634 acres of land from an Open (0) to an Industrial -Commercial Mixed - 20,000 square feet (MCX-20) zoning district and reclassified approximately 85.733 acres of land from an Open (0) to a General Industrial- l -acre (MG -1 a) zoning district. The property is located along the east (mauka) side of Queen Ka`ahumanu Highway (State Highway 19), Honok6hdu Pt Ind 2°d, North Kona, Hawaii, TMKs (3) 7-4-008:013, 030, 074, 076-78 inclusive, 084 and 085. APPLICANT'S REQUEST Applicant's Request and Reasons for Request: To reduce the upfront costs associated with the initial development increment of the West Hawaii Business Park (WHBP), the applicant is requesting that Condition K (Roadway Improvements) of Ordinance No. 04 110 be amended to increase the area allowed for development prior to triggering the construction of Kamanu Street from ten (10) acres to 48.4 acres. The applicant requests that the subject condition is amended as follows: Prior to the issuance of a Certificate of Occupancy for improvements within an approximately 48.4 -acre [4&aare] portion of Parcel I (Initial Project Areal along Kanalani Street Extension between the north property boundary and the vicinity o South [h] Access Road, Kanalani Street Extension from the north property boundary to the vicinity of South [Nat-] Access Road and the construction of improvements within the South and North Access Roads between []Queen Kaahumanu Highway [Mt r -see ,, J and the Kanalani Street Extension [X eeess p,,.,aJ as provided in the TIAR, shall be completed to County dedicable standards. The Initial Project Area shall not exceed 711 000 square feet ofgross -1- leasable commercial area or its equivalent if industrial land uses are developed tinder the MCXzoning. * According to the applicant, they are not an active developer of the property and have been seeking third party(les) to undertake the active development of the WHBP through the sale of some or all of the project area since 2008 with no success. The applicant believes that the upfront roadway improvement requirements (Kamanu Street Extension and connection between Kamanu Street and Queen Ka`ahumanu Highway) are too cost prohibitive to effectively market/develop the property. The proposed amendment would provide for the sale/development of a significant portion of the WHBP, which would then provide financial resources for the construction of the Kainanu Street extension improvements. Additionally, the applicant believes that due to alternative regional transportation facilities being completed in the area since 2004 (e.g. Ane Keohokalole Highway between Palani Road and Hina Lani Street and Queen Ka`ahumanu Highway widening project), the immediate improvement of the Kamanu Street extension is no longer necessary to provide a solution to the regional traffic circulation needs. Finally, the proposed amendment will require that Kanalani Street be constricted from the existing Kanalani Street terminus in the Kaloko Light Industrial area to the future WHBP South Access Road, instead of just to the future North Access Road as currently required in condition K. These improvements will allow a second access to the area thereby reducing congestion at the Kanalani Street/Hina Lani Street intersection, the Kainanu Street/Hina Lani Street intersection and the Queen Ka` ahumanu Highway/Hina Lani Street intersection. (Planning Department Exhibit 1— Application for Change of Zone amendment and Traffic Impact Analysis Report and email from William Moore dated July 25, 2018 providing suggested language for final revision to Condition K.) 2. Landowners: Lanihau Properties, LLC; Kaiser Foundation Health Plan, Inc.; Bluroc Properties, LLC; and Jas Glover Holdings Co, Ltd. * The proposed Condition K amendment language evolved from the original application to the time of this writing based on agency comments. The proposed condition language in this background report reflects the final requested amendment language. -2- BACKGROUND INFORMATION 3. State Land Use Commission Docket A00-730: On September 18, 2003 the State Land Use Commission approved Docket No. A00-730 to reclassify 336.984 acres of land from the State Land Use Conservation District to the Urban District. 4. Change of Zone Ordinance No. 04 110: Change of Zone Ordinance No. 04-110 which rezoned approximately 186.733 acres from Open (0) to Industrial -Commercial Mixed (MCX-20) and 85.733 acres from Open (0) to General Industrial (MG -la) became effective on October 12, 2004. (Planning Department Exhibit 14 - Ordinance No. 04 110) STATE AND COUNTY PLANS 5. State Land Use District: Urban. 6. General Plan LUPAG Map Designation: Industrial, which includes uses that may not be compatible with commercial areas (such as manufacturing and processing, wholesaling, large storage and transportation facilities, power plants, and govermnent base yards) as well as other industrial, manufacturing or wholesaling uses. 7. County Zoning: General Industrial -1 Acre (MG -1 a) and Industrial -Commercial Mixed - 20,000 square foot minimum lot size (MCX-20). 8. Kona Community Development Plan (CDP): The Kona CDP, was adopted by Ordinance 08-131 on September 25, 2008 by the Hawaii County Council. The project site is situated within the Kona Urban Area (KUA) and a portion of the project area is situated within the Honokohou Village Regional Center TOD. The Kona CDP Transportation Network map identifies Kainanu Street Extension through the project site as a Major Collector Road. It also identifies Kanalam Street Extension through the project site as a Minor Collector Road. DESCRIPTION OF SUBJECT PROPERTY AND SURROUNDING AREA 9. Subject Property: The project area is located approximately halfway between the Ellison Onizuka Kona International Airport at Keahole and Kailua-Kona, between the Kaloko Industrial area to the north and the Honokohau industrial area to the south. The project area was originally rezoned as three (3) separate parcels, with Parcel 1 consisting of -3- 186.733 acres rezoned from Open to MCX-20, Parcel 2 consisting of 85.733 acres rezoned from Open to MG -la, and Parcel 3 consisting of 9.901 acres rezoned from Open to MCX-20. Through subsequent subdivision actions, the project area now consists of nine (9) separate parcels. There are existing quarry operations, concrete batching and a pre -cast operation and related uses covering approximately 100 acres of the West Hawaii Business Park, primarily on Parcel 2 and a portion of Parcel 1. The quarry and related uses were approved by Conservation District Use Pen -nit HA -66/6/12-35, and have been in existence in this area since 1967. Appropriate buffers will be provided between existing quarry uses and the proposed and existing industrial and commercial mixed uses. Excavated areas no longer yielding aggregate materials will be appropriately smoothed to allow for future development. Parcel 3 is the site of the Kaiser Pennanente Kona Medical Office, which was built in 2014. 10. Surrounding Zoning and Land Uses: The adjacent properties to the north are zoned Limited Industrial 1 -acre (ML -1 a) and Industrial -Commercial Mixed 1 -acre (MCX-1 a), and are the site of the Kaloko Light Industrial area. Properties to the east (mauka) are zoned Open and Agricultural 5 -acre (A -5a) and intennittently used for cattle grazing. Properties to the south are zoned Limited Industrial 1 -acre (ML -la), Limited Industrial 3 - acre (ML -3 a), and General Industrial -5 acre (MG -5a) and are the site of the Honokahau Business Park. The Kaloko-Honok6hau National Historical Park is located directly across or malcai of the Queen Ka`ahumanu Highway to the west. 11. Flood Zone: Zone "X", areas detennined to be outside the 500 -year flood plain. 12. Arch aeologicaUHistorical/Cultural Resources: According to the Department of Land and Natural Resources -State Historic Preservation Division (SHPD), an Archeological Inventory Survey was accepted on February 12, 2001 that identified 70 historic sites in the project area. Seven (7) non -burial sites were recommended for preservation, 30 sites were recommended for data recovery, burial treatment for five (5) burial sites, and 28 sites were designated for no further work. SHPD accepted an archaeological data recovery report (ADR) on July 19, 2004 and a burial treatment plan was accepted by the Hawaii Island Burial Council (HIBC), which concurred with the preservation of five (5) -4- burials in place. Finally, on August 12, 2003, SHPD accepted an archaeological Preservation Plan (PP), which included detailed directives regarding short -and long-term protection ad interpretive measures, ownership and management, a maintenance program, and specifications regarding required consultation with SHPD. SHPD has no objections to the applicant's request provided that the conditions of the amendment require that the applicant fully comply with provisions stipulated in the SHPD-approved archeological preservation plan and burial treatment plan. 13. Floral/Faunal Resources: The Final Environmental Impact Statement (FEIS) dated April 2003 stated that the proposed development is not expected to have a significant negative impact on the botanical resources since -the site is dominated by introduced or alien species. Additionally, the project site is not considered to be an essential habitat for any native terrestrial vertebrate species, and there is no federally designated critical habitat for birds in or near the site. The FEIS states that no direct adverse impacts to native or otherwise important fauna would occur, as the area is almost entirely composed of alien species. 14. Public Access: There is no record of a designated public access to the shoreline or mountain areas that traverses the project area. 15. Civil Defense Sirens: There is an existing Civil Defense Siren located at Honok6hau Harbor that covers a small portion of the subject properties in its coverage area. Condition No. 12 of LUC Docket No. A00-073 requires the installation of a solar powered siren in a central location as determined by the County of Hawaii and State Civil Defense agencies. The applicant will install the siren as required by these agencies. PUBLIC UTILITIES AND SERVICES 16. Access/Traffic Impacts: Until recently, access to the project site was via two (2) mauka- makai roadways with intersections at Queen Ka`ahuimanu Highway. These intersections included a driveway to the existing quarry operation (which has since been closed due to the completion of the South Access Road/Queen Ka`ahuimanu Highway intersection improvements described below) and the existing Honok6hau Street which provides access to the Kaiser Permanente Kona Medical Office along the southern boundary of the -5- project site. Condition H of Ordinance No. 04 110 limits access from Queen Ka`ahumanu Highway to Parcel 1 to two (2) access points. The proposed main access is the South Access Road, which coincides with the existing road to the Kaloko-Honokohau National Historical Park and a North Access Road, which will be limited to right-in/right-out movements, located near the northern boundary of Parcel 1. As part of their Queen Ka`ahumanu Highway widening project, the State Department of Transportation (DOT) recently completed construction of a new, signalized, four -legged intersection at the South Access Road and constructed right-in/right-out intersection improvements at the North Access Road intersection, including pavement and drainage improvements within the State right-of-way. Lateral access from adjacent commercial/industrial areas will be provided through the proposed extension of the existing Kamanu Street between Hina Lam Street and Kealakehe Parkway. With the approval of the proposed amendment, the Kanalani Street Extension will be constructed from the existing Kanalani Street tenninus in the Kaloko Light Industrial area to the South Access Road. In November 2017, Wilson Okamoto Corporation prepared a Traffic Impact Assessment Report (TIAR) for the proposed phased development of the WHBP over 20 years and also included an updated Internal Circulation Plan as required by Condition I of the subject Ordinance (Included as Exhibit No. 4 of the application). According to the TIAR: • Phase 1 is expected to be completed by 2022 and entails the development of approximately 48.4 acres (approximately 356,059 square feet of gross leasable space) for commercial uses. o Recommended Phase 1 roadway improvements include the construction of the South Access Road to provide access to/from Queen Ka`ahumanu Highway and extend Kanalani Street (from its current tenninus at the northern boundary of Parcel 1) further south to connect to South Access Road. Additionally, the TIAR recominended improvements within the Queen Ka`ahumanu Highway right-of-way, which were completed as a part of the widening project. • Phase 2 is expected to be complete by 2027 and includes the development of an I Me additional 14.83 acres of commercial uses (approximately 162,740 square feet of gross leasable space) and approximately 50.41 acres of light industrial uses. , o Recommended Phase 2 roadway improvements include the extension of Kamanu Street resulting in a continuous north -south corridor between Hina Lani Street and Kealakehe Parkway between Hina Lani Street and Kealakehe Parkway. Additional recommendations include construction of the North Access Road between Queen Ka`ahumanu Highway and Kamanu Street, extension of the South Access Road between Kanalani and Kamanu Street, North Access Road/Queen Ka`ahumanu Highway intersection improvements (already completed by DOT) and Kealakehe/ Queen Ka`ahumanu Highway approach/intersection improvements (already completed by DOT). • Phase 3 is expected to be completed by Year 2037 and includes approximately 25.23 acres of light industrial uses and 42.31 acres of heavy industrial uses. In conjunction with the third phase of development, the North and South Access Roads will be extended further east (mauka) from Kamanu Street to provide access to the proposed uses included in Phase 3 as well as restriping improvements. DPW Review: Based on their review of the application, Department of Public Works - Engineering Division (DPW) was concerned that the proposed amendment language eliminated the requirement to construct the North Access Road between Queen Ka`ahumanu-Highway and Kanalani Street. DPW suggested that the amended condition keep the requirement for constriction of this segment prior to granting of Certificate of Occupancy. Based on the preceding the applicant changed their condition amendment request to include the completion of the North Access Road between the Queen Ka`ahumanu Highway and the Kanalam Street extension to County dedicable standards as part of the Phase 1 improvements. DOT Review: Based on their review of the application and TIAR, DOT confirmed that Condition H was fulfilled as part of the Queen Ka`ahumanu Highway widening project and that the road circulation plan and -7- updated TIAR satisfied Condition I. In addition, DOT indicated that recommendations in the updated TIAR should be fulfilled by WHBP LLC and that no driveways should be permitted between Queen Ka`ahumanu Highway and the Kanalani Street Extension to prevent traffic queues backing onto the highway. In response, the applicant's traffic engineer, Wilson Okamoto Corporation, prepared a Supplemental Traffic Analysis (STA), which included an,analysis of the potential traffic queuing issues/concerns caused by driveways within the portions of North Access Road and South Access Road between Queen Ka` ahumanu Highway and Kanalani Street. The analysis detennined the potential queuing is expected to be minimal, however, it identified improvement recommendations to assure there would be no impacts on DOT facilities. The applicant supports inclusion of the improvement recommendations as conditions of approval of the change of zone amendment. Planning Department Review: Planning Department staff had concerns that the assumption of 356,059 square feet of gross leasable space for commercial uses within the requested 48.4 -acre project area on which the TIAR based its traffic impacts and roadway improvement recommendations for Phase 1, seemed small. Staff was concerned that if the square footage of commercial development increased beyond that amount, then traffic level of service may suffer without further mitigation. Therefore, they suggested capping the square footage of commercial development at the represented 365,059 square feet of gross leasable commercial space. The applicant strongly disagreed with this suggestion and had their traffic engineer assess the amount of coirunercial development that could be reasonably accommodated within Phase 1 of the project without requiring significant improvements in the vicinity to mitigate projected traffic operations. According to the STA, the density of commercial development could be doubled (from 20% to 40% floor area ratio) to 711,000 square feet of gross leasable commercial area, while still maintaining an acceptable level of service, provided that the following roadway improvements were made: 1) all of the improvements recommended in the original TIAR; 2) the construction of the North Access Road between Queen Ka`ahumanu Highway and Kanalani Street; and 3) off-site approach improvements at the intersection of Queen Ka`ahumanu Highway and Kealakehe Parkway (which DOT completed as part of the Queen Ka`ahumanu Highway widening project). Please note that at the time of this writing, the applicant is still coordinating with DOT to obtain comments and agreement on the recommendations of the STA. 17. Water: According to the 2017 Annual Report (Included as Exhibit 2 in the application), the applicant secured 2,291 water units in exchange for the completion and dedication of the Palani Well and related improvements to the Department of Water Supply (DWS) in 2015. According to DWS, pursuant to the Well Site Development Agreement dated April 12, 2007, between the applicant, other parties, and the Water Board, the applicant has a water commitment for the proposed development. The parties to the Agreement have also executed an Off -Site Improvement Agreement dated August 12, 2009; First Supplemental Well Site Development Agreement dated August 12, 2009; and Second Amendment to Well Site Development Agreement dated July 27, 2015. Required water system improvements for the 48.4 -acre portion are subject to the above mentioned agreements. 18. Wastewater: The project area is located approximately two (2) miles from the Kealakehe Wastewater Treatment Plan (WWTP), however there are currently no sewer lines serving the site. It is expected that County sewer lines will extend to the project area in the future. Condition Nos. 1 a. and lb. of the State Land Use Boundary Amendment Docket No. - A00 -730 requires the petition area to be developed with dry sewer lines, eventually connect to the Kealalcehe WWTP when a connection is available and requires lot owners in the project area to participate in an improvement district to fund connection to the WWTP and pay a fair share of the cost to fund a connection. Condition Nos. 1 c. and 1 e. require tenants to utilize individual wastewater systems (IWS) with an enhanced treatment system meeting with the requirements of HAR 11-62 and certified by the State Department of Health in the interim. Condition No. 1 d. limits the project to a maximum of 40 lots to be unproved and occupied before requiring connection to the County's WWTP, provided that they install and maintain the previously mentioned IWS with enhanced treatment systems. Currently, there are two lots that have been developed using an enhanced IWS, leaving balance of 3 8 lots still eligible. Finally, Condition No. If. requires the petitioner and lot owners to develop and participate in a Wastewater System in Maintenance Agreement to ensure that the enhanced IWS systems are regularly inspected, maintained, repaired and certified to be in proper operating order. In their latest Annual Report to the State Land Use Coininission the applicant confinned that they do and will continue to comply with these requirements. 19. Solid Waste: There are no municipal waste collection services in the County. All solid waste generated by the development will be disposed of at the County's Pu`uanahulu landfill, approximately 18 miles north of the site. The applicant prepared a Solid Waste Management Plan as required by Condition No. 13 of LUC Docket No. A00-073. The plan was subsequently accepted by the Department of Environmental Management — Solid Waste Division on August 21, 2006. 20. Essential Utilities and Services: Electricity and telephone services are available to the site. The Kealakehe Police Station is located about 1.5 miles south of the project site, and fire protection is provided by the Kailua-Kona Fire Station located approximately three miles south of the property. The Kona Hospital is located in Kealakekua, approximately ten miles from the site. AGENCIES' COMMENTS 21. Department of Public Works- Engineering Division: (Planning Department Exhibit 2 — March 2, 2018 memo) 22. Department of Water Supply: (Planning Department Exhibit 3- February 5, 2018 memo 23. Department of Environmental Management — Wastewater Division: (Planning Department Exhibit 4 - February 21, 2018 memo) 24. State Department of Health: (Planning Department Exhibit 5 - February 23, 2018 memo) 25.. Department of Land and Natural Resources -State Historic Preservation Division: (Planning Department Exhibit 6 — February 16, 2018 letter) 26. Department of Land and Natural Resources - Engineering Division: (Planning Department Exhibit 7 - January 31, 2018 memo) -10- AGENCIES - NO COMMENTS OR CONCERNS 28. Department of Enviromnental Management — Solid Waste Division, Police Department, DLNR - Land Division. AGENCIES - NO RESPONSE 29. Civil Defense Agency, Fire Department, Kona Traffic Safety Committee, State Land Use Commission and National Park Service. APPLICANT'S RESPONSE TO AGENCIES' COMMENTS 30. Planning Department Exhibit 9: Letters from William L. Moore Planning, Inc. dated April 12, 2018 responding to Department of Public Works, State Department of Health, Department of Land and Natural Resources - Engineering Division, and Department of Land and Natural Resources -State Historic Preservation Division comments. 31. Planning Department Exhibit 10: Letters from William L. Moore Planning, Inc. dated April 18, 2018 responding State Department of Transportation comments and an updated response letter to Department of Public Works. 32. Planning Department Exhibit 11: Letters from William L. Moore Planning, Inc. dated July 5, 2018 responding to Planning Department Concerns and Review of TIAR. This communication also includes the June 2018 Supplemental Traffic Analysis Report. 33. Planning Department Exhibit 12: Letter from William L. Moore Planning, Inc. dated July 24, 2018 responding to State Department of Transportation comments re: Traffic Queuing at driveways between Queen Ka`ahumanu Highway and the Kanalani Street extension. This communication also includes suggested language for a revision to Condition K re: timing of construction of the North Access Road. 34. Planning Department Exhibit 13: Email from William L. Moore Planning, Inc. dated July 24, 2018 responding to State Department of Transportation comments re: Traffic Queuing at driveways between Queen Ka`ahumanu Highway and the Kanalani Street extension. This communication also includes suggested language for a revision to Condition K. -11- PUBLIC COMMENTS 35. As of this writing, the Planning Department has not received any written comments or objections from the general public or adjacent landowners on the subject application. 099A Lanifiau Properties, LLC P.O. Oav 9032 Kailva-Xona, Yfl96745 Thon&,.- (808) 9.36-7129 -3 (808) 443-2404 Emad r3-tnitfi@&rt.ifiau.net November 22, 2017 Michael Yee, Director County of Hawaii Planning Department 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720-3043 Dear Mr. Yee: Re: West Hawaii Business Park LLC Proposed Amendment to Change of Zone Ord. 04-110- Condition J. Honokohau I and 2, North Kona, Hawaii Island Tax Map Key: (3) 7-4-008: 013, 0307 074, 076-078 inclusive, 084 & 085 Please be advised that the William L. Moore Planning, Inc. is authorized to act as our agent in the matter concerning the proposed amendment of Ordinance No. 04-110. Sincerely, A 974 Riley Smith, P.E. President Planning qppt. Exhibit. �U _Lanihtau PPropenles LLC .'R (7.0tvo 6633 `K azrruefa. f 96743 Tfione ('808) 936-71 9 ,- Ea_. ' (8.0 ) 443-2404 04 !November 28, 2017 Michael Yee, Director County of Hawaii Planning Department 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720-3043 Dear Mr. Yee: l Re: West Hawaii Business Park LLC Proposed Amendment to Change of Zone turd. 04-110 Condition K. Honokohau I and 2, north Kona, Hawaii Island Tax Map Key: (3) 7-4-008., 013, 030, 074, 076-078 inclusive, 084 & 085 West Hawaii Business Park LLC (WHBP LLC) is a wholly owned subsidiary of Lanihau Properties, LLC (LP). Effective October 17, 2004, the County of Hawaii approved change of Zone Ordinance No. 04-110 which rezoned approximately 186.733 acres from Open to Industrial -Commercial Mixed (MCX-20) and 85.733 acres from Open to General Industrial (IVIG -1a). The project area is shown on Exhibit 1 and is known as West Hawaii Business Park (WHBP). WHBP LLC through its Managing Member, Lanihau Properties LLC, is requesting an amendment to Condition K of Ordinance 04-110. More specifically, LP is requesting that Condition K be amended as follows: Prior to the issuance of a Certificate of Occupancy for improvements within an approximately 48.4 -acre [4-ae-Fe] portion of Parcel I along Kanalani Street Extension between the north property boundary and the vicinity of South [49f#] Access Road, Kanalani Street Extension from the north property boundary to the vicinity of South_ [N-e�] Access Road and the construction of improvements within the South [NoM.] Access road from the M Queen Kaahumanu Highway intersection and the Kanalani Street Extension[No#4 Acnes R as provided in the TIAR, shall be completed to County dedicabie standards. Background Information In February, 2004, WHBP was reclassified by the State Land Use Commission (LUC) from Conservation to Urban pursuant to LUC Docket No. A00-073. In October 2004, the area was rezoned for industrial uses pursuant to Ordinance No. 04-110. Since that time, LP has been proceeding with the entitlement and development of WHBP, including: West Hawaii. Business Park, LLC Request to Amend Ord. No. 04-110 November 28, 2017 Page No. 2 o Implementing the required elements of the Archaeological Preservation Plan which was approved by the State Historic Preservation Division (SHIT) on September 23, 2006. o Implementing the required: elements of the Burial Treatment Plan which was approved by SHPD. Developed the necessary environmental compliance documents that were required by the LUC conditions, including the Pollution Prevention Plan:, Design Guidelines and the WHBP Covenants, Conditions and Restrictions.. o Secured the necessary water, units for the full development of WHBP with the completion and dedication of the Palani Well improvements and land to the County Department of Water Supply (DWS) at a cost of more than $8 million. Dedication to DWS was finalized in July 2015. o Acquired development and access rights for the portions of Karnanu Street Extension within Kaloko Industrial (TSA Corporation) and Honokohau industrial properties (TotahAVilton and McClean). o Completed design of the Kamanu Street Extension improvements between Kaloko Industrial area and Honokohau industrial area, approved by DPW March 2016. o Secured grading permits for the mass grading of building pads and road alignments within a portion of the MCX-20 areas with the material being used for the Queen Kaahumanu Highway widening project. o Coordinated with the State department of Transportation to allow the relocation of the main entrance to WHBP to coincide with the existing driveway to the Kaloko-Honokohau National Historical Park on Queen Kaahumanu Highway (South Access Road). This relocation will require the closing of the existing driveway within WHBP that provides access to the on-going quarrying and related activities as well as the construction of a new access road (North Access)_ with right-in/right-out movements only. A copy of the 2017 Annual Report required pursuant to Ordinance No. 04-110 is attached as Exhibit 2. While undertaking these activities to comply with the LUC and Zoning conditions of approval, WHBP LLC is not an active developer. Accordingly, it has been seeking third party(ies) to undertake the active development of WHBP. These efforts included: West Hawaii Business Parr, LLC Request to Amend Ord. No. 04-110 November 28, 2017 Page No. 3 '1. In 2008, WH13P LLC through its Managing Partner LP entered into a purchase agreement with a Hawaii based development company to acquire the entire WHBP. However, with the economic collapse in 2008/2009, this agreement was terminated. 2. In 2015, LP listed for sale all 245+/- acres (tmk (3) 7-4-8; 13, 76, 77, 78, 79, 85) of its entitled lands. There were no interested parties. The issues cited were too much land, infrastructure too expensive, it would tale too long to develop/tenant 'the property. 3. In 2016) LP marketed a portion of the zoned lands: (95 acres, tmk (3) 74-8: 76). This effort resulted in no viable offers to purchase. The issues cited were very similar to the first attempt (too much land, high road cost/including Kamanu Street, lengthy development horizon). The zoning requirement to build Kamenu Street ($11 M estimated cost) prior to subdivision, is felt to be a major obstacle.. Except for an approximately 10 acre area along Kanalani Street, the existing Zoning Ordinance (04-110) requires that Kamanu Street extension be built prior to allowing the subdivision`of any lots. The development of these road improvements does not directly benefit the development of the makai lots, closest to Queen Kaahumanu Highway. The highest valued lands within WHBP are those with frontage along Queen Kaahumanu Highway. In order to provide an interconnection to Karnanu Street from these lands, an additional $10+ million for roads and related infrastructure are needed. Request In order to reduce the upfront costs for the initial development increment, LP is requesting an amendment to Condition K of the ordinance, which allowed a 10 acre project, prior to the construction of Kamanu Street. The proposed amendment is: Prior to the issuance of a Certificate of Occupancy for improvements within an approximately 48.4 -acre [4 -9 -ac --re] portion of Parcel 1 along Kanalani Street Extension between the north property boundary and the vicinity of South [Nofth] Access Road, Kanalani Street Extension from the north property boundary to the vicinity of South [ti] Access Road and the construction of improvements within the South [Nchqhl Access Road from the N Queen Kaahumanu Highway intersection and the Kanalani! Street Extension[ "�wess Read], as provided in the TZAR, shall be, completed to County dedicable standards. If approved, this amendment will provide the -opportunity, for a reasonably sized initial development increment without triggering the requirement to fully construct the Kamanu Street Extension improvements. At the same time, the condition related to requiring the �!c��_'_ k liss��i��r"":��... ��':!ii�'^;yz`�•aw�^=:dam•-w-.:.:. _.__._ _ -�- West Hawaii Business Park, LLC Request to Amend Ord. No. 04-110 November 28, 2017 Page No. 4 Kamanu Street extension improvements (Condition J) will not be revised and the improvements will be required prior to development of any portion of the remaining area other than. for quarrying and related uses which are allowed to continue and/or relocate pursuant to Condition L of Ordinance 04=110. baps of the proposed and existing development areas/road improvements are included in Exhibit 3. JustificMiion for requesting amendment: LP believes that the requested amendment to Condition K of Ordinance 04-110 is reasonable and justified based on the following: Completion of the Ane Keohokalole Highway improvements from Hine Lani Street to Palani Road (completed in 2014) provides regional interconnectivity that was to be provided in part by the Kamanu Street Extension through WHBP. When the WHBP Change of Zone ordinance was approved, there was no road interconnecting Kealakehe Parkway and Hina Lani Street. Accordingly, the Kamanu Street Extension improvements were envisioned as providing an intra -regional connection. Accordingly, the requirement to construct the Karnanu Street extension improvements was intended to provide a solution to the regional traffic circulation needs in the vicinity of Kaloko Light Industrial and Kealakehe'� Parkway and not necessarily to address the traffic impacts of West Hawaii Business Park. Since that time, Ane Keohokalole Highway between Palani Road and Hina Lani Street has been completed providing the necessary inter -regional road connection. As such, the improvement of Kamanu Street extension is no longer necessary to provide a solution to the regional traffic circulation needs. o The Queen Kaahumanu widening project, scheduled for completion in fail 2018, will provide improved regional capacity. These improvements include construction of a new signalized intersection at the Kaloko- Honokohau National Historical Park entrance. In addition, the existing driveway to the WHBP quarry area will be relocated to this intersection (South Access Road) as part of the widening project. © The provision of traffic signals at the Queen Kaahumanu Highway/South Access Road intersection, will provide safe access to tenants and West Hawaii Business Park, LLC Request to Amend Ord. No. 04-110 November 28, 2017 Page No. 5 customers at WHBP and those transiting through, to get to Kaloko Light Industrial (Home Depot/Costco); The approval of the proposed amendment will require that Kanalani Street Extension be constructed from the WHBP South Access Road to the existing Kanalani Street improvements in the Kaloko Light Industrial area. These improvements will allow a second access to the area thereby reducing congestion at the Kanalani Street/Hina Lani Street, the Kamanu Street/Hina Lani Street and the Queen Kaahumanu Highway/Hina Lani Street intersections. o The existing permitted driveway access from the WHBP Quarry, mauka to Ane Keohokalole Highway provides an alternative access for tractor trailers and large equipment, thereby avoiding Queen Kaahumanu Hwy; o Existing access improvements from the Quarry to the Queen Kaahumanu Highway/South Access Road intersection will be constructed by WHBP LLC, allowing its use even if the Kamanu Street Extension improvements are not fully completed. There is an existing improved driveway that serves the WHBP quarry arealactivities. This driveway will be maintained, providing direct access to Queen Kaahumanu Highway/South Access Road signalized intersection. o Upfront improvement requirements (Kamanu Street Extension and connection between Kamanu Street and Queen Kaahurnanu Highway) are cost prohibitive to effectively market/develop the property. The proposed amendment would provide for the sale/development of a significant portion of the WHBP, which would then provide financial resources for the construction of the Kamanu Street Extension improvements_ Consistency of General Plan The project area is designated as an Industrial Area and Urban Expansion Area by the County's General Plan Land Use Pattern Allocation Guide (LUPAG) map. As part of the review of the original Change of Zone application in 2004, the Planning Department staff report found that: This proposed development is consistent with the Land Use and Economic elements of the General Plan in that the proposed development will provide additional and expanded employment opportunities for the residents of the area as well as the entire island. West Hawaii Business Park, LLC Request to Amend Ord. No. 04-110 November 28, 2017 Page No. 6 The Staff Recommendation further determined that the project is consistent with the General Plan's Land Use Pattern Allocation Guide (LUPAG) map which is a representation of the Geheral Plan's goals and policies in the guidance of the coordinated growth and development of the County. More specifically, the Staff Report determined that: The proposed change of zone is consistent with the General Plan land use pattern for this area of bona and the applicable goals, policies and standards of the General Plan. - Since the adopting of the WHBP zoning in 2004, there has been no change to the General Plan and/or the LUPAG 'nap designation relating to the project site. Accordingly, the proposed development is consistent with the General Plan. Consistency with Kona CDP The Kona Community Development (CDP) was adopted by Ordinance, effective September 25, 2008. The purpose of the CDP is to guide regional development in accordance with the Kona resident's vision for the planning area. The Kona CDP "Official Land Use Map" identifies the project site as part of the Kona Urban Area. A small portion of the WHBP is situated within the Honokohau `Tillage Regional Center. The Kona CDP Transportation Network identifies Kamanu Street Extension through the project site as a Major Collector Road. It also identifies Kanalani Street Extension the project area as a Minor Collector Road. The improvement of the. Kamanu Street extension is required as a condition of Ordinance No. 04-110 while the improvement of the Kanalani Street Extension through the project area is included as part of the overall circulation plan. With respect to the requirements of the Kona CDP, Land Use section 4.2.2 states in part: The legally binding polices in this section, as defined in 4.0 Goals, Objectives, Policies and Actions, do not override or invalidate existing zoning. Such legally binding policies, however, shall be implemented with new change of zone, time extensions on existing zoning requiring County Council action, state land use boundary amendments and Special Management Area (SMA) permits, when applicable. The WHBP Project is being developed in accordance with the existing zoning that was established prior to the adoption of the Kana Community Development Plan ("CDP"). While an amendment to Condition K of Ordinance No. 04-110 is being proposed, this West Hawaii Business Park, LLC Request to Amend Ord. No. 04-110 November 28, 2017 Page No. 7 amendment does not involve a new change of zone nor a time extension to an existing zoning. Based on the above, the development of the WHBP project is in accordance with the existing conditions of approval and the proposed amendment Condition K of Ord. No.04-110 are consistent with the requirements and intent of the Kona CDP related to existing zoned areas. Chapter 26-2-48 Concurrency Requirements Section 25-2-45 of the Hawaii County Zoning Code establish certain concurrency requirements for any zoning amendment application related to standards for roads, water supply and civil defense sirens. In compliance with the Zoning Code's concurrency requirements, WHBP contracted with Wilson Okarnoto Corporation for the preparation of a Traffic Impact Analysis Report (TZAR) prepared in accordance with the requirement of Hawaii County Code (HCC) §25- 2-46(d)- A copy of the TZAR is included as Exhibit 4. The TIAR determined that with the proposed phased improvements, the proposed development will result in acceptable levels of service as defined by HCC §25-2-46, These phased improvements include: Phase I Kanalani Street Extension to South Access Road; and South Access Road from Kanalani Street to Queen Kaahumanu Highway. Phase 11 Kamanu Street Extension to north and south property lines; North Access Road from Queen Kaahumanu Highway to Kamanu Street; and South Access Road to Kamanu Street. Phase 111 Extension of South Access Road, North Access Road and Kanalani Street to provide access to remaining development areas. The construction of Kamanu Street Extension through the project area will result in the development of a new collector road in the area consistent With the recommendations of the Kona CDP and will constitute the "Area Mitigation" pursuant to NGC §25-2-46. WHBP LLC will comply with the TIAR's recommendations for improvements within the WHBP project area, including any required improvements with respect to the North and South Road intersection with Queen Kaahumanu Highway. With respect to water, DWS has determined that there is sufficient water to support the development of the WHBP.. These requirements were imposed as Condition C of Ordinance 04-110. West Hawaii Business Park, LLC Request to Amend Ord. No. 04-110 November 28, 2017 Page No. 8 With respect to a civil defense siren, Condition 12 of LUC Docket No. A00-073 requires the installation of a solar powered siren in a central location as determined by the County of Hawaii and State Civil Defense agencies.. WHBP LLC will install the siren as required by these agencies. Based on the above, the existing project and proposed amendment is consistent with the Zoning Code Concurrency Requirements as contained in HCC: §25-2-46. Consistency with original determinations by the Planning Department in recommending approval of Ordinance No. 04-1,10 In its review of the WHBP's change of Zone request in 2004, the Planning Department's staff report determined the following: 1. The request will not result in a substantial adverse impact upon the surrounding area. The project area is situated between two existing industrial areas, Kaloko -Industrial Park to the north and Honokohau Industrial area to the south. The project area includes an existing quarry and related uses. The approval of the industrial zoning is consistent with the existing uses Within the project site and surrounding areas. 2. All essential utilities are available to the site. Water, electrical, cable and telephone serve is available to the project area. While no sewer service is currently available. However, until such a connection is provided, tenants within WHBP are required to utilize individual wastewater systems (IWS) with an enhanced treatment system. Pursuant to the LUC conditions of approval, a maximum of 40 IWS are allowed before connection to the County's Keaiakehe Wastewater Treatment Plan. 3. The request is not contrary to Chapter 205A, HRS relating to Coastal Zone Management Area. The project site is situated mauka of {ween Kaahumanu Highway and is not within the County's Special Management Area. Accordingly, there will be no impact on coastal areas or resources. All archaeological reviews and approvals have been secured for the project area, including; Archaeological Inventory Survey Archaeological Data Recovery Plan West Hawaii Business Park, LLC Request to Amend Ord. No. 04-110 November 28, 2017 Page No. 9 Archaeological Preservation Plan Burial Treatment Plan. Based on the -biological SQrveys, there are no endangered species or plants or animals within the project area. Recommended mitigation measures include compliance with the Count<y,s Outdoor Lighting Code to minimize potential impact. on endemic seabirds which may overfly the area. Based the cultural impact assessment and other related studies, the review of the proposed development determined that the project will have no adverse impact relative to cultural and historical resources in the area. In this regard, the EIS prepared for this project, stated that: No cultural practices or beliefs will be adversely impacted by the project, and no valuable natural, cultural or historical resource will be substantially affected, given implementation of mitigation treasures to prevent adverse impact sot culturally important view planes and water quality of culturally important ponds and marine waters downslope of the project. Proper treatment of historic sites with cultural values will prevent adverse cumulative impact. The necessary mitigation measures have been included as conditions of approval of the Land Use Commission Decision and Order and Ordinance 04-110. No changes to these conditions are proposed. Accordingly, the overall reasons/justifications for the rezoning of the WHBP are still applicable. Based on the above, WHBP LLC is requesting your favorable consideration of the proposed amendment to Condition K of Ordinance No. 04-110. Please call me, or our planning consultant, Bill Moore (808.987.7336), if you have any questions on this matter. Sincerely, Riley Smith, P.E. President cc: -William L. Moore Planning, Inc. , _ .. _ - • - 1 i !•, •' 1-' lull-'' I RS -7 R .._. ; i A- a R5�i4 (+1i.. A,5a I .= eJlai`�ari Ie` 175.15 - ! aPEtd A -la i A4a A•5a ' 5a ' l::a, j A -6a �, f d 1 R•tta A-54 PACEL2 OP (Q) TO } NERAL IN USTRIAL MG -1 ' A;6a j 86.733 ACS. RS -7.5 '"p?Ftf ` 1 OP,c1V 314,521?ff .3 N f ACJ! f 'PARCEL i I 3 33 322,. E `OPEN 1••� "HAMA! PLANE cooRDIMATE OPEN I i CL OPEN (0) 0' GRIQ S~ STEM ZONE 1 �. f ii,:,!'+ I, �' ��Irri INDUSTRIAL-� �d9� C �L Al j ( • �' I G MIXED C Q 52 �a JS,:.I:,i 3L lw;�;� �I I} yre .s Y �2 w l���x•ra l�Cf��j{rlrhr.ar7y,' .ttl. /q /y/y.{ �•+� +hf`r4OPEN � �f. �'•s 1hr �;'y}•111 ,'} �!' m .7.7V I �V Imo•({ I J I ..--• � IW 'e�•Pa a'� r�s,� r .. 3,. :.ri,(' frt�. —`f'. 1 I{.', ,t i Q,P,Ev (,4E -1a _ 1r10at4, s 1'?�j . " i; Ot?I OPEN RNO a Mbla 1^ _ -- �3� OPEN ' 6 I u2C�u� 306,486.91 1,00 , OPEN 321,393.14 E `} (r� TA bi/A!! pLAhIE CORD v GRID SYSTEhf Z0jVE 1" 3117,073.83 P! 320.034.6.&S.'. ! OPEN "HA PLA Id� C ORF1iNATE i f , {,I�f[}'s 7-Ei O E V i Honokohau OPEN 1 \RS -10 Boy ` ARCEL 1 c�J,'RM ORErt OPEN(0)TO I OPEN `- NS -10 r, "• y 1.25 ,J IF�{CUST#iIAL-CO,�I�9Ef,�C1AL � �, • — _MEQ (MCK-20) "l1,Sf 3 cv 1a ' 186.733 ACS. 2.SG0 1.250 0 2.500 5,004 7,5 9 MOW 12509 Feel A d '� f � { � i { y i N3M r ( H E l ry � ( pr% j ti �{ i i�� t AMENDING SECTION 25-8-3 (NORTH KONA ZONE MAP) ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE, BY CHANGING THE DISTRICT CLASSIFICATION FROM OPEN (0) TO INDUSTRIAL -COMMERCIAL MIXED (IVIG -20) AND GENERAL INDUSTRIAL (MG -1 a) AT t-IONOKOHAU 7 st, NORTH KONA, HAWAII PREPARED BY: PLANNING DEPARTMENT COUNTY OF HAWAII 'FMK: 7 -4 -8 -.Por. 13 & 30 Date: June 7, 2004 Exhibit 1 (West Hawaii Business Park, LLC-, 1127) West Hawaii Business Parr La i au Properties LLC T. 0. Box, 6633 ` ainueCa, Kl 96743 (Phone: (808) 936-7129 m rl'a; ( 08)443-2404 Email, r.>rnil.(r �z latzirz:.au.rr,.t November 14, 2017 Michael Yee, Director Hawaii County Pl8nning Department 101 Pauahi Street, Suite 3 Milo, Hawaii 00720 Dear Mr. Yee: Subject. rest Hawaii Business hark, LL Annual Report, Ordinance leo. 04-110 (REZ 1049) Honokohau 181 & 2nd, North Kona, Hawaii T MK: (3) 7-4w008: 013, 30 and 76 --- 79, inclusive Enclosed,, please find the 2017 Annual Report relating to Ordinance No.'04-110, which rezoned Tac Map Key. (3) 7-4-008: 013, 30 and 76 — 79, inclusive (originally TMK: 7- 4-008: 013 (por.) and 030). This report covers the current reporting period which ended on October 12, 2017. Attached is a table showing the conditions of Ordinance No. 04-110 along with respective statements on the status of compliance with said conditions of approval. Please call me if you have any questions on this matter. Sincerely, (f� I" -&? �11 44i - Riley Smith, P.E. President cc: William L. Moore Planning, Inc. Ben Matsubara, Matsubara-Kotake Attorneys at Law West Hawaii Business Pari: Zoning Ordinance 04-110 Conditions of Approval November 14, 2017 Condition Description Current Status I A. The applicant, successors or assigns shall be responsible for Applicant, its successors and assigns will complying with all of the stated conditions of approval, comply with all stated conditions of approval contained in Ordinance 04-1 10. L3. The applicant shall comply with all conditions of approval of Applicant, its successors and assigns will the State Land Use Commission's Decision and order comply with all conditions of approval of (Docket No. AOO-730) dated September 26, 2003. the Decision and Order, as amended. A copy the 2017 LUC Annual Report has been submitted to the Planning Department under separate cover. C. Prior to the issuance of a water commitment by the This condition has been complied with. Department of Water Supply, the applicant shall submit the anticipated maximum daily water usage calculations, as On January 4, 2005, the Applicant paid recommended by a registered engineer, and a water the water commitment deposit in commitment deposit in accordance with the "Water ater accordance with Condition C. In a letter Commitment Guidelines Policy" to the Department of Water dated January 31, 2005, DWS Supply within ninety days ffom the effective date of this acknowledged receipt of the deposit. Ordinance. In July 2015, Lanihau dedicated the Palani Well improvements to the Department ofWater Supply. In accordance with the Agreement with DWS, Lanihau secured 2,291 water units for the completion of the well and related improvements. The necessary water units will be assigned to WHBP as required as part of future development activities as required by DWS in accordance with its Commitment Guidelines Policy. 1). The subject area shall be zoned in multiple lncre[nents. Applicant acknowledges the zoning. D.1. The .first increment shall consist of the Parcel 2 (MG zoned Applicant acknowledges that the zoning area) and Parcel 3 (9.9 acre MCX zoned area) whose zoning of Parcels 2 and 3 was effective as of shall be effective a on adoption of this ordinance. October 12, 2004. D.2 Zoning increments within Parcel I (186.7 acre MCX zoned Applicant, its successors or assigns will area) shall be identified by the Applicant as part of future comply with the incremental rezoning of subdivision applications. The effective date of these future zoning? Parcel 1, based upon the zoning increments shall be upon completion of.construction subdivision of lots and full improvement or acceptance of financial assurance thereof, by bond or of theadjacent roadways to County other means, meeting with the approval of the Director, dedicable standards, whichever occurs first, for the portion of road improvements as shown on the approved circulation plan within each increment. The incremental zoning boundaries shall be identified on the subdivision maps and shall be aloe; the portions of the roads proposed to be improved and shall not include large lots, as described in section 23-38, Chapter 23, Hawaii county Code, or any remainder lot that is designated by the Applicant on its subdivisionplans, E Prior to construction on the proposed lots, the applicant, Applicant, its successors or assigns will successor or assigns shall secure Final Plan Approval for the comply with the requirement to obtain proposed development from the Planning Director in Final Plan Approval prior to construction accordance with Section 25-2-70, Chapter 25 (toning Code), on a subdivided lot. Page j 1 AVest Hawaii Business Park Zoning Crdinanee 04-110 Conditions of Approval November 14, 2017 Condition Description - Current Status Page. 12 Hawaii County Code. Plans shall identify all existing and/or proposed structures, paved driveway access and parking This requirement is included in the West stalls associated with the proposed development. Hawaii Business Parr Conditions, Landscaping shall also be indicated on the plans for the, Covenants and Restrictions (OCRs). purpose of mitigating any adverse noise or visual impact to ;adjacent properties in accordance with the requirenients'of Final Plan Approval far the) raiser Planning Department's Rule No. 17 (Landscaping Permanent Facility within Parcel 3 (TMIR: Requirements). 7-4-008: 030 was granted on October 12, 2012 in accordance with this requirement. F Ail overall landscaping master plan, including a minimum This condition has been complied with. 50400t wide landscaping buffer along time property's frontage. an Queen Kaahumanu Highway shall be submitted to and A landscape master plan for the interior approved by the Planning Department prier to the issuance of area ofthe WMP is included in the Final Plan Approval for any development within Lots I and Latidscapiny Section of the Design 3. The Landscaping Master Plan shall reflect the proposed Guidelines. The Design Guidelines also landscaping concept depicted in Figure 4-4g of time include a master concept plan for the 50' petitioner's Final Environmental Impact Statement dated deep setback area along the Queen April 2003 and shall include, but not necessai-ily limited to. Kaahumanu Highway. plant species list, identification of,view corridors front within and outside of the project area and maintenance program. On December 1, 2009, the Planning The required landscaping improvements shall be installed in Department acknoviledged receipt of the conjunction wvith the development of immediate surrounding revised 'Vilest Hawaii Business Park areas. Design Guidelines dated October 26, 2009, in Compliance with this condition. G_ An updated Traffic Impact Assessment Report (TIAR) On March 11, 2009, the Petitioner certified by a licensed engineer shall be submitted for review submitted the updated Traffic Impact and approval to the Planning Director and Department of Assessment Report (TZAR) to the County. Public Works, prior to receipt of Final Subdivision Approval. The TZAR shall be updated to include the increase in the In a letter dated June 8, 2009, Planning MCX-.zoned area and the inclusion of interior intersections Department determined: along the South Access Road and Honokohau Street. The revised TEAR shall also evaluate impacu; to the Kamanu A general review found the Street and Kealakehe .Park -way intersection. The submittals (including the TIAR) improvements identi fled in the updated TZAR shall be acceptable to document performance provided in an appropriate design year or phased with the of the condition. needed ri4lit-of-wwtay provided. Mitigation measures called for in the revised TIAR that are reasonably related to the On February 3, 2017, W14,13P submitted project .impacts shall be implemented meeting with the an updated TIAR in accordance with the approval of the Planning Director in consultation wi.th the requirements contained in the Planning De aAment of Public Works. Department's October 10, 2013 letter.- etter,All Allaccess and intersection improvements along Queen Applicant, its successors or assigns will Kaahumanu Righway shall be constructed meeting wwiith all comply with this condition. the requirements and approval of the State Department of Transportation. Access to Parcel I from Queen Kaahuinanu On May 16, 2008, the Applicant entered Highway shall be litmiited to the North Access Road and, into aim updated Letter Agreement with after construction of the National Park Service/Lanihau DOT-14WY regarding the points of (South Access Road) signalized intersection, to the rational connection to the Queen .Kaahumanu Park ServicelLanihaii (South Access Road) intersection and Highway W1deaing Project- Phase 1I to the North Access Road under such terms and conditions (Phase 11). An executed copy of the Letter required by the Department of Transportation- I Agreement was submitted to the Planning . Page. 12 West Hawaii Business Park Zoning; Ordinance 04-110 Conditions of Approval November 14, 201? �Condlfion J[�esct iPt ran i urt•ent tats Vage 1 Department on May 11, 2009. The main intersection design has been completed by DOT's consultant and is under construction as part of the Phase 11 widening project. As part of the Phase It work, DOT has agreed to the relocation of,the North Access Road. The access improvements to Queen Kaahumanu Highway will be provided in conjunction with the development of the area fronting on the North Access Road alignment. I Prior to granting of Tentative Subdivision Approval for any An internal roadway circulation system tot within the subject area, the applicant shall prepare an was prepared and used as the basis far the overall Roadway Circulation Plan showing the major road updated TZAR. Copies of the roadway corridors within the project area for review and approval by circulation plan were included with the the Planning Department, in C=onsultation with the - submittal of the updated TIAR to the Department of Public Works and the State Department of Planning Department on April 29, Transportation. 2009. In a letter dated June 8, 2009, Planning Department detennined: A general review found the submittals (including the Circulation Plan) acceptable to document performance of the condition. Lanihau prepared a revised Circulation Plan kvhich was included in the 2017 TZAR submittal. J. Prior to tale issuance ofa Certificate of Occupancy of any Applicant, its successors or assigns kvill structure within the project area, except as provided in comply with this condition. Condition K, L and M below, Kamanu Street Extension shall be constructed and available for use across the entire project No development activity or new area. The applicant shall construct Kamanu Street extending construction that would trigger the from the north property boundary to the south property requirement for the construction of boundary ineeting with the approval of the Department of Kamanu Street has occurred. Public Works. At its sole discretion the' applicant may construct Kamanu Street Extension in stages, the first of During 2007 -08 -the Applicant worked which shall consist of preliminary vehicular access closely with the County on the forination (hereinafter defined as road improvements constructed to of Community Facilities District to fund non-dedicable standards) meeting with the safety and design the construction of the Kamanu Street requirements of the Department of Public Works suitable for Extension. However, this option was through -vehicular travel. Construction of the first stage shall determined to not be feasible, be completed prior to the issuance of the County's issuance Construction plans for the Kamanu Street of a Certificate of Occupancy for any portion of the subject Extension have been reviewed and property, except as provided herein. The second stage shall approved by DPW in accordance with consist of upgrading the preliminary vehicular access to these requirements. dedicable standards including curbs, gutters and sidewalks, Vage 1 West Hawaii Business Park Zoning Ordinance 04-1 to zl.n Conditions of Approval. November 14, 2017 Condition I Description t Current Status, Page 14 meeting with the approval of the Department of Public Lanihau has secured the development Works, which shall be constructed in conjunction with Final agreements with the adjacent properties Subdivision Approval for any lands along the roadway (Kaloko Industrial and McClean improvements constructed in the 1-Irst stage, excluding large Industrial areas) to allow the construction lots or remainder lots. In the event that Kai-nanu Street is of the Kamanu Street Extension to tie into constructed with County or other government funding or the existing improvements. financing:, the applicant shall dedicate the Kamanu Street right-of-way to the County at no cost, and the Kamanu Street Lanihau has also secured approval of the improvements shall be improved to County dedicable design for the Karnan a Street Extension standards, including curb, -utter and sidewalks. prior to the improvements from the Department of issuance of a Certificate of Occupancy within the subject Public 1Alorks, property, except as provided in Conditions K, L and M herein, M this event, prior to the granting of Final Subdivision approval for lots fronting Kamanu Street, other than bulk or remainder lots, the applicant shall reimburse or otherwise contribute to the appropriate agency for the cost of construction. Provided that reimbursement shall occur within five years or completion of construction, or if reimbursement is by way of the applicant taking over bond payments, such repayment shall begin within four years of completion of C� construction. Reimbursement of the cost of construction of Kamanu Street shall not include any costs in excess of those necessary for a County-dedicable road serving the project area offly. K. Prior to the issuance of a Certificate of Occupancy for Applicant, its successors or assigns will improvements within an approximately 10 -acre portion of comply with this condition. Parcel 1 along Kanalani Street Extension between the north property boundary and the North Access Road, Kanalani No development activity or new Street Extension from the north property boundary to the construction has occurred on the portion North Access Road and the construction of improvements or the -properly adjacent to the future within the North Access Road/Queen Kaahurnanu Highway northern segment of Kanalani Street. intersection and the North Access Road, as provided in the TIAR, shall be completed to COUnty dedicable standards. L.. Prior to the issuance of Certificate of Occupancy for Applicant, its successors or assiDis F� ill improvement within Parcel 2, other than for uses or comply with this condition. improvements permitted or allowed as part of the on-going quarry and related activities, Kamanu Street Extension shall Relocation of the quarry related activities be constnicted and available for use across the entire project from the Kamanu Street Extension right - area as provided -in Condition J abom of -way by Glover and Hawaii Pre -Cast is on-a0mey These activities have been or are in the process of beina, relocated to, the MG zoned lands within Parcel 2. The relocated improvements and activities are pen-nitted/al )owed as part of the on-going 11 C7 quarry and related activities. M Prior to the issuance of a Certificate of Occupancy with" within n Pursuant to the sales agreement for Parcel Parcel 3, the applicant shall improve the north side of 3 (TMK: 7-5-009: 030), the new owners Honokohau. Street, meeting with the approval of the are responsible for complying with this Depaitment of Public Works. requirement. I This assiffnment of res c�nsibiIi for Page 14 West Hawaii Business Park Zonirtg Ordinance 04-110 Conditions of Approval November 14, 2017 Condition Description Current Status Page 15 compliance with this condition by the current owner of Parcel 3 was confirmed in a letter to the Planning Departi-lent dated March 23. 2015. N. Street lights, traffic signals and applicable traffic control Applicant, its successors or assigns will devices shall be installed as required by the. Dept. of Public comply with this condition as applicable. Works as warranted pursuant to the Manual on Uniform Traffic Control Devices. As indicated in the Condition N1 response, the owners of Parcel 3 (TMK: 7-5-008: 030) are responsible for complying with any requirements related to improvements within .Honokohau Street. Ci. In order to address and mitigate potential impacts from Applicant, its successors or assigns will nonpoint source pollutants, the applicant shall participate comply with this condition. - wwjith the County in a pilot storm drainage program for roadw-ays within the Kaioko-Honokohau region. This pilot All roadways within the project site will program may potentially include other developments within be designed and constructed to County the County and apply to all ether government and private standards. The drainage system within the developments. The applicant shall participate by constructing road right-of-way will incorporate all roadways within the proposed industrial/commercial park filtration devices as required by DPW, to County dedicable standards with paved swales. The drainage system within the road rights-of-way shall, if required by the County of Hawaii, include storm drain filtration devices which nice[ with the approval of the ,Department of Public works, in consultation with the National Park Service, and the applicable permitting requirements of the Underground lr jection Control (UI.C) of the Federal Safe Drinking Water Act and the National Pollutant Discharae'Eliniination System of the Federal. Clean Water Act The roadway and related improvements cowered herein shall be considered eligible for dedication to the County of Hawaii. P. An Emergency Response Plan shall be submitted to the Civil Applicant, its successors or assigns will Defense .Agency for review and approval prior to the comply with this condition. issuance of a Certificate of Occupancy. Q. An archaeological Preservation and Burial Treatment Plan This condition has been complied with. shall be submitted for the review and approval of the Planning Director, in consultation with the Department of The Burial Treatment Plan, ("BTP") was Land and Natural Resources- State Flistoric Preservation accepted by the Iiawaii Island Burial Division. (DLNR-SHPD). Proposed mitigation treatment for Council on October 20, 2005 and the burial sites within the subject property shall be approved approved by SHPD on January 20, 2006. by SHPD's Hawaii Island Burial Council before detailed The approved BTP was transmitted to the mitigation plans are finalized for these sites. A co of the Pla ming Director on December 5, 2006. approved Final Archaeological Preservation. and Burial Treatment Plan shall be submitted to the Planning Director The Archaeological Preservation Plan for its files prior to submitting plans for Final Plat] Approval, (Non -Burial Sites) was accepted as an Final Subdivision review or prior. to the issuance of any land interim report by SHPD on August 21, alteration permit, whichever comes first. 2003. The final Archaeological Preservation Plan was accepted by SHPD on September 23, 2005. Copies of the Final Plan and the SHPD approval were Page 15 West Hawaii Business Park Zoning Ordinance 04-110 Conditions of Approval November 14, '?017 Condition I Description Current Status Page 16 provided to the Planning Department on May 11. 2009, R. Should ally unidentified sites or remains such as artifacts, Applicant, its successors or assigns will shell, bone or charcoal deposits, human burials, rock or coral comply with this condition. alignments, pavings or walls be encountered, work in the immediate area shall cease and the Department of Land and Natural Resources -Historic Preservation Division (DL -NR - HPD) shall be immediately notified. Subsequent work shall proceed upon an archaeological clearance from the DL,'j\'R- UPD when it is found that sufficient mitigation measures have been taken. S. To ensure that the Goals and Policies of the Flotasing This condition has been complied with. Element of the General Plan are implemented, the applicant shall comply with the requirements of Chapter 11, Ardele 1, At their meeting of October 30., 2006, the 1-fawaii County Code, relating to Affordable Housing, Policy. I-lawail County 'Housing Agency adopted Resolution No. 143 approving the Housing Needs Assessment and the proposal by the Applicant to use previously earned Affordable Ffousing Credits to fulfill any affordable housing requirement for the WI -113P. A formal Agreement between the Applicant and the County's Office of I-Iousing and Community Development was executed on September 16, 2008 confirming that the Comity's affordable housing requirements have been satisfied. Copies of the Housing Needs Assessment, Resolution No. 143 and the Agreement with OHCD were provided to the Planning Department on May 11, 2009. T. Should the Council adopt a Unifi&d Impact Fees Ordinance Applicant, its successors or assigns will setting fourth criteria for in-iposition of exactions or the comply with this condition. assessment of impact fees, condition included herein shall be credited towards the requirements of the Unified Impact Fees Ordinance. Comply with all other applicable laws, rules, regulations and Applicant, its successors and assigns will requirements of other affected a--encies. coniply with this condition. V. An annual progress report shall be submitted to the Planning Applicant, its successors or assigns will Director prior to the anniversary date of the enactment of the comply with this condition. ordinance. The report shall include, but not be limited to, the status of the development and the extent to which the conditions of approval are being satisfied. This condition shall remain in effect until all of the conditions of approval have been satisfied and the Director acknowledges that further reports are not required. W. An initial extension of time for the performance of Applicant acknowledges the provisions of conditions within the ordinance may be granted by the this condition. Planning Director upon the following circumstances: The non -Performance is the result of conditions that could Page 16 West Hawaii Business Parr Zoning Ordinance 04-110 Conditions of Approval November 14, 2017 Condition Description Current Status not have been foreseen or are beyond the control of the applicant, successors or assigns, and that are not the result or their fault or nealiLence. Granting of the time extension would not be contrary to the Genera! Plan or 7onina Code. Granting of the time extension Nvould not be contrary to the original reasons for the granting ofthe change of zone. The tinge extension shall be for a period not to exceed the period originally granted for performance (i.e., a condition to be perfonned within one year may be extended for up to one additional year). Page 17 Kanalani Street E; 4 v I (W race FOR ROAD WOEN�O) F (ID, WOE FOR hu ROAD WOE ic) FUNRE EASLUDIT (1()• WOE Fm RM %=Kmu) C L South Access Road A 7:11E . . ...... .... NgYIAY -0 OUFCN KAMM ISM:ND Exhibit 3a Approximate 48.4 acre area that can be developed under proposed to Condition J. Map of Proposed Development Area and FLoad 'i iT m�� to Condition Road Improvements ients required tinder proposed Proposed Amendment to Condition J. DATE: 0812912017 ------------- ------ ii coz Parcell Karnanu Street Extension SETBACK IV: �b:AD I Fuad -/iv V tMNG 51 SEMACX Parcel I i Kanalani Street co 140 IV rT,jrrar 60'F/W-�al coz B4 RIW Parcel 3 13NM 0 ih CV p oxim-te'lo acre area that c', IC r Opp Condition Condition p: , 0 Condi 1 mE �i E 10 acre area that can be Required road improvements by Approximate Req, 2� E developed pursuant to Condition J. Condition J. WEST HAWAII BUSINESS PARK EXHIBIT Map of Existing Development Area and road improvements under Condition J of Ordinance No. 04-110 _3b - - - - - - - - - - ------------- ------ ii coz Parcell Karnanu Street Extension SETBACK IV: �b:AD I Fuad -/iv V tMNG 51 SEMACX Parcel I i Kanalani Street co 140 IV rT,jrrar 60'F/W-�al coz B4 RIW Parcel 3 13NM 0 ih CV p oxim-te'lo acre area that c', IC r Opp Condition Condition p: , 0 Condi 1 mE �i E 10 acre area that can be Required road improvements by Approximate Req, 2� E developed pursuant to Condition J. Condition J. WEST HAWAII BUSINESS PARK EXHIBIT Map of Existing Development Area and road improvements under Condition J of Ordinance No. 04-110 _3b V RPv i o, Traff is Impact Report Prepared for: Lanihau Properties, LLC. Prepared by: Wilson Okamoto Corporation December 2016 Updated November 2017 OR THE IYEST HA /A11 BUSI1` ESS PARK Prepared fir: Lanihau Properties, LLC P.O. Box 9032 Kailua-Kona, HI 96745 .Prepared by: Wilson Okamoto Corporation 1907 S. Beretania Street, Suite 400 1-lonolulu, Hawaii 96826 WOC Ref #10235-02 November 2017 Traffic Impact Reportfor the �-Vest Rmvaii Business Pat* TABLE OF CONTENTS `puma [Introduction ......'....,....^.........................'^............................ 3 A. Purpose of Study .......... .......................... .................. ..... l B. Sonne of Study ..................... ^..^^.^^.^^'^...^,.................. ....^ } Il. Project Description ......-.......... ................................................ I A. Location .................'.'.......`.........'^.................^`''^'.''''. \ l[I. Existing Traffic Couditinou'........... ................. ....... ..................... 4 A. Area Roadway Sv:tenm........................ .............................. 4 B. Trafflic,Volumes and Cnudidoos.............'............................ 7 l, General ............... ,................................................ 7 m. Field Investigation ..........'.,........................... 7 [z Capacity Analysis Methodology ............,.,......... 8 2. Baseline Peak Hour Traffic ...-.........'....................... 8 m. (}euorml....'............................,..........'........ 8 b. Queen KmmhxmoouHighway and Hina Laoi 0treet.............................,......... 8 C. Queen KoabuonauuHighway and ' llooukohauStrest ................................. ll d. Queen KmabuozauuHighway and Kea|akehe P$zk»vpy ......................................, 12 c. Kealekehm Pazk`vnv aodKuozaou Stn:eL................ 13 f Ane Kemhnka\o1eHighway and � Kea[mkehc Parkway ............... ........................... 13 0. Ane KoobVka!oleHighway and Hina Laoi 8troet....-..........................-......... 14 b. HboaI.aoi Street and }{amanu 8treeL.....-.............. 15 IV. Projected Traffic Conditions ...._.........................'................-.^.. 16 A. Site -Generated Traffic ...................................................... 16 l. Trip Generation Methodology .................................... 16 2. Trip Distribution ... ......... ................................. ,...... 18 B. Other Considerations ................. ............ .............. ...... ...... 22 C. Forecasting Me<bodology........'......-.....'....- 23 D. Year 2022 Traffic Conditions .'.'................-........,. 23 l. Total Traffic Volumes Without23 2. Total Traffic Volumes With Project .............................. 26 E. Year 2027Traffic Conditions With Pr»jeo1-........,......-............ 29 V, �f Trajfzc Impact Reportfor the West Hmvaii Business Park! � TABLE OF C0WENTS(CONT'D) V. Recommendations ..... .............................................................. 35 VT. Couolumioo...-...........................................^............^.'^'.'...'''''.' 37 Trqfflc Irnpact Report for the West 1-1",aii Business Park LIST OF FILMES F 1GURE I Location Map and Vicinit), Map FIGURE 9 Project -Site Plan FIGURE 3 Existing Lane Configurations FIGUIRE 4 Baseline Peak Hours of Traffic FIGURE 5 Distribution of Site -Generated Vehicles Wid-i Project — Phase I FIGUkE 6 Distribution of Site -Generated Vehicles With Project — Phase 21 FIGURE 7 Distribution of Site -Generated Vehicles With Project — Phase 3 FIGLRE 8 Year 2022 Peak Hours of Traffic Without Project FIGURE 9, Year 2022 Peak Hours of Traffic With Project FIGURE 10 Year 2027 Peak Hours of Traffic With Project FIGURE I I Year 2037 Peak- Hours of Traffic With Project LIST OF APPENDICIES APPENDIX A Baseline Traffic Count Data APPENDIX B Level of Service Definitions APPENDIX C Capacity Analysis Calculations Baseline Peak Period Traffic Analysis APPENDIX D Capacity Analysis Calculations Projected Year 2022 Peak Period Traffic Analysis Without Project APPENDIX E Capacity Analysis Calculations Projected Year 2022 Peak Period Traffic Analysis With Project APPENDIX F Capacity Analysis Calculations Projected Year 2027 Peak Period Traffic Analysis With Project APPENDIX G Capacity Analysis Calculations Projected Year 20' ) 7 Peak Period Traffic Analysis With Project Page iii - 1roffic hnpact Report for the West Hm-vaii Business Park I. INTRODUCTION A. Purpose of Study The purpose of this study is to identify and assess the traffic impacts resulting from the West flawaii Business Park in Kailua-Kona, on the island of Hawaii. The proposed project entails the construction of a new dev€:lopi-nent 'which will include industrial and commercial uses. This study is an update to the previous "Traffic Impact Report for the Nest Hawaii Business Park€' prepared in December 2016 to incorporate changes to the protect developrnent plan. B. Scope of Study This report presents the findings and conclusions of the traffic study, the scope of which includes: 1, Description of the proposed project. 2. Evaluation of existing roadway and traffic operations in the vicinity. 3. Analysis of future roadway and traffic conditions without the proposed project. 4. Analysis and development of trip generation characteristics for the proposed project. 5. Superimposing site -generated traffic over future traffic; conditions. 6. The identification and analysis of traffic impacts resulting from the proposed project. 7. Recommendations of improvements, if appropriate, that would mitigate the traffic impacts resulting from the proposed project. tt: PROJECT DESCRIPTION A. Location The proposed project site for the West Hawaii Business Park is located on an approximately 337 -acre area adjacent to Queen Kaahurnanu Highway in Kailua-Kona on the island of Hawaii (see Figure 1). The project site is bounded by Queen Kaahurnanu Highway to the west and con-imerciaUindustrial uses. to the north, west, and south and is further identified as Tax Map Keys (TMKs): 7-4-008: por. 013, 030, por. 076, 077, and 078. gest Hawaii Business Park is expected to be compieted in three phases over a twenty year span with new internal roadways constructed within the project boundaries as development progresses. As such, access to the proposed Page 1 Trqf .fic Impact Report fior the blest Hawaii Business Park Y project will evolve over time. During the first phase, primary access is expected to be provided via a nevvv access road referred to as "South Access Road" off Queen Kaahurnanii Highway with sccondm-y access provided via Kanalani Street. The second phase of the project will include an additional primary access to be provided via a new access road referred to as "North Access Road" as well as a secondary access provided via the proposed extension of Kamanu Street. The third phase will include the extensions of North and South Access Roads and Kanalani Street to provide access to the re:rnaining industrial areas, & Project Characteristics The proposed West Hawaii Business Park is expected to be located on a 337 - acre aria to include a. n -ft of cone--nercial and industrial uses. As previously mentioned, the proposed project is expected to be implemented in three phases. In conjunction with the proposed development, each respective phase will also include the construction of a network of new internal roadways to provide access and circulation throughout the project site. The first phase is expected to be completed by 2022 and entails the development of approximately 40.87 acres (-356,059 square feet of gross leasable space) for commercial uses. The "South Access Road" is expected to be constructed to serve as one of the site's primary access and provide a connection to Queen Kaahurnanu Highway. As previously noted, during the first phase of development, the existing Kanalani Street is expected to be extended further south to the intersection of South Access Road providing a secondary access along the north end of the project site. The second phase of development is expected to be completed by Year 2027 and includes approximately 50.41 acres of light industrial uses and 14.83 acres of commercial uses (-162,740 square feet of gross leasable space). As noted earlier, in conjunction with the second phase of development, an internal roadway referred to as the "North Access Road" is expected to be constructed to serve as an additional primary access for West Hawaii Business Park and provide a connection to Queen Kaahurnanu Highway along the northern half of the project site. In addition, the 0 extension of the existing Kamanu Street in the project vicinity shall prbvide for a r0i secondary access along the north and south ends of the project site. It should be Page 3 Traffic Impact Reportfor the West 11mi,ah Business Park noted that the Kamanu Street extension will comiect the two existing seaments of that 0 0 roadwa, .1 resulting in a continuous north -south corridor between Hina Lani Street and Kealal,Celie Parkway. The third phase of development is expected. to be completed by Year 2037 and include approximately 25.23 acres of light industrial uses and; 42,31 acres of heavy industrial uses. In conjunction with the third phase of development, the North and South Access Roads will be extended further east to provide access to the proposed uses included in Phase 3. Figure 2 shows the proposed project site plan of the individual phases, M. EXISTING TRAFFIC CONDITIONS A. Area Roadway System In the vicinity of the project site, Queen Kaahumanu Highway is a predominately two-lane, two-way roadway generally oriented in the north -south direction. Towards the north, Queen Kaahumanu Highway intersects, Hina Lani Street. At this signalized intersection, the northbound approach of Queen Kaahurnanu Highway has one through lane and an exclusive right -turn lane, while the southbound approach has an exclusive left -turn lane and one through lane. 11ina Lani Street, is a predominantly two-lane, two-way connector roadway oriented in the east - west direction N,,twe-'n Queen Kaahumanu Highway and Mamalahoa Highway. At the intersection with Queen Kaahurnanu Highway, the westbound approach of Hina Lani Street has exclusive turning lanes serving left -turn and right -turn traffic movements, South of the intersection with Flina, Lani Street, Queen Kaahumanu Highway intersects Honokohau Street. At this unsignalized T -intersection, the northbound approach oflQueen Kaahurnanu Highway has one through lane and an exclusive right -turn lane, while the southbound approach has an exclusive left -turn lane and one through lane. Honokohau Street is a two-lane, two-way roadway oriented in the east - west direction and primarily serves the adjacent industrials uses, At the intersection with Queen Kaahurnanu Highway, Honokohau Street has exclusive turning lanes serving left -turn and right -turn traffic movements. It should be noted that a refuge Page 4 y ------ ------ I� PHASE 1 �� �AwK ' QUtcrV KAMUMANU t XgW,AY i WEST HAWAII BUSINESS PARK PROPOSED SITE PLAN FIGURE 2 Traffic Impact Report fort 116 West Hawaii Business Park lane is provided within the median along the highway to assist motorists turning left from Honokohau Street. Further south, Queen Kaahurarmu Highway intersects Kealakehe Parkway. Ai this signalized intersection, both. approaches of Queen Kaahurnanu Highway have an exclusive left -turn lane, one through lane, and an exclusive right -turn lane. C� Kealakehe Parkway is a two-lane, two-way roadway generally oriented in the east - west direction. At the intersection with Queen Kaahunianu Highway, both approaches of Kealakehe Parkway have one Ian.- that serves all traffic movements. East of the intersection with Queen Kaahumanu Highway, Kealakehe Parkway intersects Kamanu Street. At this unsignalized T -intersection, the eastbound approach of Kealakehe Parkway has a shared left -turn and through lane, while the westbound approach has a shared through and right -turn lane. Kamanu Street is generally oriented in the north -south direction and currently terminates just north of 11onokohau Street. At the intersection with Kealakehe Parkway, Kamanu Street has one wide lane which serves left -turn and right -turn traffic movements. Further cast, Kealakehe Parkway intersects Ane Keohokalole Highway. At this signalized intersection, the eastbound approach of Kealakehe Parkway has an exclusive left -turn lane, one through lane, and a shared through and d right -turn lane, while the westbo'und approach has an exclusive left -turn lane and a shared through and right -tum lane. Ane Keohokalole Highway is a predominantly two-lane, two- way roadway generally oriented in the north -south direction between Hina Lani Street and Mamalahoa Highway, At the intersection with Kealakebe Parkway, both approaches of Ane, Keohokalole Highway have an exclusive left -turn lane and a shared through and right -turn lane, North of the intersection with Kealakehe Parkway, Ane Keohokalole Highway intersects Hina Lani Street, At this unsignalized T -intersection, the northbound approach of Ane Keohokalole Highway has one lane that serves all traffic movements. At the intersection with Ane Keohokalole Highway, the eastbound approach of Hini Lani Street has a shared through and right -tum lane, while the westbound approach has an exclusive left -turn lane and one through lane. Page 6 Traf ,11c Impact Repon for the ffest Hauwii Business Park West of the intersection with Ane Keohokalole Highway, Hina Lani Street intersects Karnanu Street. At this unsignalized T -intersection, the eastbound approach of Hina Lani Street has one through lane. and an exclusive right -turn lane, white the westbound approach has an exclusive left -turn lane and one through lane. Kanianu Street is generally oriented in the north -south direction and terminates just south of Maiau Street. At the intersection with Hina Lani Street, the northbound approach of Karnanu Street has exclusive turning lanes that serve teft-tum and right - turn traffic movements. Further west, Hina Lani Street intersects Kanalani Street. At this unsignalized T -intersection, the eastbound approach of Hina Lani Street has one through lane and an exclusive right -turn lane, while the westbound approach has one through lane and a shared left -turn and through lane. Kanalani Street is a predominately two-lane, two- way roadway which terminates just south of Lawehana Street. At the intersection with Hina Lani Street, the northbound approach of Kanalani Street has exclusive turning lanes serving lett-turn and right -turn traffic movements. 6, Traffic Volumes and Conditions 1. General 11. Field Investigation I Field investigations were conducted in August 2016 and re- evaluated in November 2017 and consisted of manual turning movement count surveys during the morning peak hours between 6:00 AM and 9.00 AM, and the afternoon peak hours between 3:00 PM and 6:00 PM at the following intersections: a Queen Kaahumanu Highway and Hina Lani Street 0 Queen Kaahumanu Highway and Honokohau Street 1.1.1 0 Queen Kaahumanu Highway and Kealakehe Parkway a Kealakehe Parkway and Karnanu Street 0 Ane Keohokalole Highway and Kealakehe Parkway el Ane Keohokalole Highway and Hina Lani Street * Mina Lani Street and Kamanu Street * Mina Lani Street Kanalani Street Appendix A includes the existing traffic count data. Page 7 I the West Hawaii Business Park Traffle Impact Reponfoi b. Capacity Analysis 'Methodology The highway capacity analysis performed in this study is based Ripon procedures presented in the "l-lighway Capacity Manual", Transportation Research Board, 2000, and the "Synchro" software, developed by Trafficware. The analysis is based on the concept of Level of Service,(LOS) to identify the traffic impacts associated with traffic demands during the peak periods of traffic. LOS is a quantitative and qualitative assessment of traffic operations. Levels of Service are defined by LOS "A" through 'T"; LOS "A" representing ideal or free-flow traffic, operating conditions and LOS "F" unacceptable or potentially congested traffic operating conditions. "Volume -to -Capacity" (v/c) ratio is another measure indicating the relative traffic demand to the road carrying capacity. A v/c ratio of one (1.00) indicates that the roadway is operating at or near capacity. A v/c ratio of greater than 1.00 indicates that the traffic demand exceeds the road's carrying capacity. The LOS definitions are included in Appendix B. 2. Baseline Peak Hour Traffic 11. 4 General Figures 3 and 4 show the existing lane use and peak hour -traffic volumes. The AM peak hour of traffic generally occurs between 7:15 AM and 8:15 AM while the PM peak hour of traffic generally occurs between 3:00 PM and 4:00 PM. The analysis is based on these peak hour time periods for each intersection to identify the traffic impacts resulting from the proposed project. LOS calculations are included in Appendix C. b. Queen Kaa-humanu Highway and Hina Lani Street At the intersection with Hina Lani Street, Queen Kaahumanu Highway carries 917 vehicles northbound and 1,022 vehicles southbound during the AM peak period. During the PM peak period, Page 8 raffic linpact Report for the West Hawaii Business Park 0 traffic volumes are higher with 1,093 vehicles traveling northbound wid 1,066 vehicles traveling southbound. The northbound approach of Queen Kaahumanu Righway operates at LOS "C" during both peak periods, while the southbound approach operates at LOS "B" during peak periods, Traffic queues occasionally formed on. the Queen Kaahurnanu Highway approaches of the intersection with the most queuing significant occurring on the southbound approach during the 9 queuing PM peak period. Average queue lengths of 12-15 vehicles were observed along the southbound approach of Queen Kaahumanu Highway during this time period with a maximum queue length in excess of 25 vehicles. The Hina Lani Street approach of the intersection carries 527 vehicles -westbound during the AM peak period and 644 vehicles during the PM peak- period. The westbound approach operates at LOS "C" and LOS "D" during the AM and PM peak periods, respectively. Traffic queues occasionally formed on the Hina Lani Street approach of the intersection with the most significant queuing occurring during the PM peak period. Average queue lengths of 7-9 vehicles were observed during this time period with a maximum of 17 vehicles. These queues were observed to clear the intersection after each traffic signal cycle change. C. Queen Kaahumanu Highway and Honokohau Street At the intersection with Honokohau Street, Queen Kaahumanu Highway carries 895 vehicles northbound and 990 vehicles southbound during the AM peak period. During the PM peak period, traffic volurnes are higher with 1,058 vehicles traveling northbound and 1,048 vehicles traveling southbound. The southbound left -turn traffic movement operates at LOS "B" during both peak periods. Traffic queues occasionally formed on the Queen Kaahurnanu Highway southbound approach of the intersection during both peak Page 11 Traffic Impact Reportfor the Rest Hawaii Business Park - periods with average queue lengths of 1-2 vehicles obsen,ed during bathtimeperiods. The 1-Ionok-ohau Street approach of the intersection carries 163 Vehicles westbound during the AM peak period and 207 vehicles during the PM peak period, The westbound approach operates at LOS "C" and LOS "E" during the AM and PM peak periods, respectively. Traffic queues occasionally formed on the I-Ionok-ohau Street approach df the intersection during both peak periods, Average queue lengths of I vehicle were observed during both time periods with a maximum of 2 vehicles. d. Queen Kaahumanu Highway and Kealakehe Park -way At the intersection with Kealakehe Parkway, Queen Kaahumanu Highway carries 924 vehicles northbound and 879 vehicles southbound during the AM peak period. During the PM peak., Period, traffic volumes are higher with 1,1 24 vehicles traveling northbound and 1,048 vehicles traveling southbound. Both approaches of Queen Kaahumanu Rigbway operate at LOS "B" during the AM, peak- period and LOS "C" during the PIVI peak period. Traffic queues occasionally formed on the Queen Kaahumanu Highway approaches of the intersection with the most significant queuing occurring on the southbound approach during the PM peak period. Average queue lengths of 1v-1 2 vehicles were observed along the southbound JI approach .of Queen Kaahurnanu Highway during this time period with A a maximum of 15 vehicles. These queues were observed to clear the intersection after each traffic signal cycle change, Kcalakelie. Parkway carries 72 vehicles eastbound and 196 vehicles westbound during the AM peak period. During the PIM peal: period, traffic volumes are higher with 175 vehicles traveling eastbound and 229 vehicles traveling westbound. The eastbound approach operates at LOS "C" and LOS "D" during the AM and PM peak periods, respectively, while the westbound approach operates at Page I Trq,fac lnnpact Report for the West Hawaii BUSit7eSS PO; -k LOS "D" and LOS "B" during the AM and PM peak- periods, 0 respectively. Traffic queues occasionally formed on the Kealakehe Parkvay approaches of the intersection with the most significant queuing occurring during the PM pea`period. Average queue lengths of 3-5 vehicles were observed on both approaches during Moth time periods. These queues were observed to clear the intersection after each traffic signal cycle change.. C. Kealakehe Parkway and Kamanu Street At the intersection with KaFnanu Street, Kealakehe Parkway carries 134 vehicles eastbound and 248 vehicles westbound during the AM peak period. During the PM peak period, the overall traffic volume is higher with 202 vehicles traveling, eastbound and 240 vehicles traveling westbound. The eastbound left -turn traffic movem=ent operates at LOS "A" during both peak periods. Traffic queues occasionally formed on the Kealakehe Parkway eastbound approach of the intersection with average queue lengths of I vehicle observed during both time periods. Karnanu Street carries 65 vehicles southbound daring the AM peak period and 147 vehicles during the PM peak period. This approach operates at LOS "B" during both peak periods. Traffic queues occasionally formed on the Kamanu Street approach of the intersection with average queue lengths of 1-2 vehicles ob=served during both time periods. . Ane Keohokalole Highway and Kealakehe Parkway At the intersection with Kcalakehe Parkway, Ane Keohokalole Highway carries 204 vehicles northbound and 271 vehicles southbound during the AM peak period. luring the PM peak period, traffic volumes are higher with 297 vehicles traveling northbound and 498 vehicles traveling southbound: Both approaches of Ane Keohokalole Highway operate at LOS "B" during both peak periods. Traffic queues occasionally formed on both approaches,,of Ane Page 13 Trg#'zc Impact Repol-t or the West Ha,,vafl Business ,Bark Keohokaiole Highway of the intersection with average queue lengths of 4-6 vehicles observed during both time periods. These queues were observed to clear the intersection after each traffic signal cycle change. Kea,lal ehe Parkway carries 145 vehicles eastbound and 2.38 vehicles westbound during the AIN4 peak period. During the Pl`i peace period, the overall traffic volume is similar with 246 vehicles traveling eastbound and 128 vehicles traveling westbound. The eastbound approach operates at LOS "B" during both peak periods, while the westbound approach operates at LOS "B" and LOS "C" during the ANI and PM peak periods, respectively. Traffic queues occasionally fomaed on both approaches of Kealakehe Parkway of the intersection with average queue lengths of 1-3 vehicles observed during both time periods. These queues were observed to clear the intersection after each traffic signal cycle change. g. Ane Keohokalole Highway and Hina Lani Street At the intersection with Hina Lani Street, Ane Keohokalole Highway carries 224 vehicles northbound during the AM peak period and 332 vehicles during the PM peak period. The northbound approach operates at LOS "C" during both peak periods. Traffic queues occasionally formed on the Ane Keohokalole Highway approach of the intersection with average queue lengths of 2-4 vehicles observed dur-Ing both time periods. Hina Lani Street carries 223 vehicles eastbound and 484 vehicles westbound during the AM peak period, wring the PM peak period, the overall traffic volume is higher with 710 vehicles traveling eastbound and 247 vehicles traveling westbound. The Nvestbound left_ turn traffic movement operates at LOS "A" during both peak periods. Traffic queues occasionally formed on the Hina Lani Street westbound approach of the intersection with average queue lengths of 1 vehicle observed during both time periods. Page 14 I Trgf tc. Impact .deport for the West Hcnraii Business Park h. Hina Lani Street and Kamanu Street At the intersection with Kanianu Street, fiina Lani Street. carries 187 vehicles eastbound. and 462 vehicles westbound during the AM pear period. During the PM peak period, the overall traffic volume is higher with 337 vehicles traveling eastbound and 360 vehicles traveling westbound. The westbound left -turn traffic movement operates at LOS "A." during both peak periods. Traffic queues occasionally formed on the Hina Lani Street approaches of the intersection with average queue lengths of 2-5 vehicles observed during both time periods. Kamanu Street carries 204 vehicles northbound during the ANI/I peak period and 742 vehicles during the PM peak period. This approach operates at LOS "B" and LOS "C" during the AM and PM peak periods, respectively. Traffic queues occasionally formed on the Kamanu Street approach of the intersection with average queue lengths of 1-2 vehicles observed during both time periods. 1. Hina Lani Street and Kanalani Street At the intersection with Kanalani Street, Hina Lani Street carries 532 vehicles eastbound and 328 vehicles westbound during the AM peak period. During the PM peak period, the overall traffic volume is higher with 766 vehicles traveling eastbound and 365 vehicles traveling westbound. The westbound left -turn traffic njovement operates at LOS "A" during both peak periods. Traffic queues occasionally formed on the Hina Lani Street approaches of the intersection with average queue lengths of 1-2 vehicles observed during both time periods. Kanalani Street carries 291 vehicles northbound during the AM peak period and 387 vehicles during the PM peak period. This approach operates at LOS "13" during both peak periods. Traffic queues occasionally formed on the Kanalani Street approach of the Page 15 r Traffle Impact Reportfor the ff'est Hawaii Business Park intersection with average queue lengths of 1-3 vehicles observed during both time periods. IV. PROJECTED TRAFFIC CONDITIONS A, Site -Generated Traffic I. Trip Generation Methodology The trip generation methodology used ir, this study is based upon generally accepted techniques developed by the Institute of Transportation Engineers (ITE) and published in "Trip Generation, 9'h Edition," 2012. The ITE trip generation rates are developed empirically by correlating vehicle trip generation data with various land use characteristics such as the number of vehicle trips generated per 1,000 square feet or acreage of development. The trip generation methodology developed by IT8 also includes provisions for pass -by trips and internal capture of trips. Pass -by trips are generated when vehicles that would be traveling through the area whether or not the project was developed and make an intennediate stop at the project site between their origin and primary destination. Internal capture of trips accounts for vehicles that visit more than one destination within the same area without adding external vehicular trips to the surrounding major roadways. As such, the peak hour trip generation for the proposed project was adjusted for pass -by trips and internal capture of trips. Table I summarizes the adjusted trip generation characteristics related to the proposed West Hawaii Business Park applied to the AM and PM peak hours of traffic. Table 1. Adjusted Peak Hour Trip Generation PHASE I — YEAR 2022 COMMERCIALIRETAIL (SPECIALTY DETAIL CENTER) I 1MnPPPNnFNT VARTART.F- 1.000 sf of develo-ornent = 356.06 Page 16 PROJECTED TRIP ENDS AM PEAK ENTER 0 EXIT 0 TOTAL 0 PM PEAK ENTER 196 EXIT 248 TOTAI, 444 Page 16 Traffle Impact Reportfor the ff'est Hawaii Business Park intersection with average queue lengths of 1-3 vehicles observed during both time periods. IV. PROJECTED TRAFFIC CONDITIONS A, Site -Generated Traffic I. Trip Generation Methodology The trip generation methodology used ir, this study is based upon generally accepted techniques developed by the Institute of Transportation Engineers (ITE) and published in "Trip Generation, 9'h Edition," 2012. The ITE trip generation rates are developed empirically by correlating vehicle trip generation data with various land use characteristics such as the number of vehicle trips generated per 1,000 square feet or acreage of development. The trip generation methodology developed by IT8 also includes provisions for pass -by trips and internal capture of trips. Pass -by trips are generated when vehicles that would be traveling through the area whether or not the project was developed and make an intennediate stop at the project site between their origin and primary destination. Internal capture of trips accounts for vehicles that visit more than one destination within the same area without adding external vehicular trips to the surrounding major roadways. As such, the peak hour trip generation for the proposed project was adjusted for pass -by trips and internal capture of trips. Table I summarizes the adjusted trip generation characteristics related to the proposed West Hawaii Business Park applied to the AM and PM peak hours of traffic. Table 1. Adjusted Peak Hour Trip Generation PHASE I — YEAR 2022 COMMERCIALIRETAIL (SPECIALTY DETAIL CENTER) I 1MnPPPNnFNT VARTART.F- 1.000 sf of develo-ornent = 356.06 Page 16 PROJECTED TRIP ENDS AM PEAK ENTER 0 EXIT 0 TOTAL 0 PM PEAK ENTER 196 EXIT 248 TOTAI, 444 Page 16 Traffic Impact Reporifor the West Hawaii Business Park Table 1-. Adjusted Peak Hour Trip Generation (Cont'd) PHASE 2 — YEAR 2027 (FROM YEAR 2022) COMMERCIAURE, TAIL (SPECIALTY RETAIL CENTER) F-�nrl,ilnll I INDEPENDENT VARIABLE: 1000 sf of develoment = 162.74 GENERAL LIGHT INDUSTRIAL I INDEPENDENT' VARIABLE: Acres of develoment = 50.41 PROJECTED TRIP ENDS AM PEAK ENTER EXIT TOTAL 0 0 0 Phd PEAK ENTER EXIT TOTAL 89 115 204 GENERAL LIGHT INDUSTRIAL I INDEPENDENT' VARIABLE: Acres of develoment = 50.41 PHASE 2 TOTALS PROJECTED TRIP ENDS AM PET ENTER 314 314 EXIT 65 65 TOTAL 379 PM PEAK ENTER 81 ENTER EXIT 286 TOTAL 367 PHASE 2 TOTALS PROJECTED TPdP ENDS AM PEAK ENTER 314 EXIT 65 TOTAL 3379 PM PEAK ENTER 170 EXIT 400 TOTAL 570 Page 17 f i? Trgfflc Impact Report for the Fest Hinvaii Business Park Table I: Adjusted Peals Hour Trip Generation (Con,t'd) PHASE 3 ®- YEAR 2037 (FROM YEAR 2027) 1 RA.L LIGHT INDUSTRIAL 1 i3EPENDE IT VARIABLE- Acres of development = 25,23 GENERAL HEARTY INDUSTRIAL 1NJ1) :PF.NDP.WT VARIABLE: Acres of develonanent = 42.31 PROJECTED TRIP ENDS AM PEAS. ENTER. 157 EX(T 33 TOTAL 190 P PEAK ENTER 41 EXIT 141 TOTAL, 182 GENERAL HEARTY INDUSTRIAL 1NJ1) :PF.NDP.WT VARIABLE: Acres of develonanent = 42.31 I PHASP I TOTALS I PROJECTED TRJP ENDS AIM PEAK ENTER 64 EXIT 21 TOTAL 85 PM PEAS: ENTER 33 EXIT 59 TOTAL 92 I PHASP I TOTALS I 2, Trip Distribution Figures 5, 6, and 7 show the distribution of site -generated traffic during the AM and Pile peak periods during the implementation of Phases 1, 2, and 3. respectively, Access to Phase 1 of the proposed pr0Ject is provided via the proposed South Access Road and .Kanalani Street. Access to Phases 2 and 3 are provided via the proposed North Access Road, Karnanu Street along the north and south ends of the project site, as well as the access points previously included in Phase 1. The directional distribution of all site - generated vehicles was based upon the relative distribution of traffic along the major roadways in the vicinity. As such, 36% of trips were determined to be Page IS PROJEC 'ED TRIP ENDS AM PEAT: ENTER 4— EXIT 54 TOTAL 2.75 PM PEAK ENTER 74 EXIT 200 TOTAL 274 2, Trip Distribution Figures 5, 6, and 7 show the distribution of site -generated traffic during the AM and Pile peak periods during the implementation of Phases 1, 2, and 3. respectively, Access to Phase 1 of the proposed pr0Ject is provided via the proposed South Access Road and .Kanalani Street. Access to Phases 2 and 3 are provided via the proposed North Access Road, Karnanu Street along the north and south ends of the project site, as well as the access points previously included in Phase 1. The directional distribution of all site - generated vehicles was based upon the relative distribution of traffic along the major roadways in the vicinity. As such, 36% of trips were determined to be Page IS v— f7 P� k. UM, ;Nn, 'v W'i t—, 4c 7Aol Y, ------- L_ mo rNrj - *,,. do 1_', "�� T t r .M 0Btip.,—, 01, 2 Ni"S NEA'S (JA g zfs' t`'t,tFs:k!;> M o ro Q C, "kq 10 q; I -Nil si l;;li; Pit": j y 4, 2 4 * 0 T!Y * . , j�erl "a Irl _$E "o§ id WO 5 6 -w , M aw,',Y, <t% ��l:rl -:"i'''fs::,: �-'T r%`yt: & "'W CIO-) 3+'"'r (>. - IN,Esti '17 w 7, ii'll AF-t r �i "I' il gal t , :,*rj ggi -�x "'4 lid X Y vlim LEGENO AV Nak Hoof Vol WEST HAWAII BUSINESS PARK FIGURE DISTRIBUTION OF SITE -GENERATED VEHICLES 5 WITH PHASE 1 il 7 'Ong MON. A, SF; 0" x (c 20, Pill YA p_� 'A 1 �.n (32)3 _M77 9 r2l, -R` (210 7 Mg V AMER PlIp WV111141'�' 10 IMF, q -2w3,. r. oR Ad A 2 (Bill am MIN WrN:44 F w Un V Pirnll oil an 4, 40, MANI �5 11 IV ,4, REV 4, , — -*- I M 5 r up 41 t 1*0 1 top 06 (nT. rY A E GE N L M4h to Saco A.g kv PeA 40ur P'M rk-A Hcjr e 0 202: :02 WEST HAWAII BUSINESS PARK FIGURE DISTRIBUTION OF SITE -GENERATED VEHICLES 6 WITH PHASE 2 ®R out Alf 50AT r rw 1: 0 93 2 2 7,­?7,,,7,ti7v -I --mm own C W T W V� -0 DA, 'Z'1111�� 4- V, to �4 -owl 0 01 ` FiWZY" 1Z 2 23 _J .......... MON son WMAWK 54 Y W, ME Ogg 110 41 7. r ­j v 4, 14 5 6 jolt Y mum. A f 34' two 7 15A for, nr P5 h� vo) Alp (67,01 24 zi t NMI i. LEGEND t_4 h 717 0 �x AJV Ptnk Hour Vol ;rte 0 11 PY, Peak 4c:Jr M WEST HAWAII BUSINESS PARK FIGURE DISTRIBUTION OF SITE -GENERATED VEHICLES 7 WITH PHASE 3 Traffic Impact Repur't for the West Hawaii Business Park traveling to/from the ri firth via Queen Kaahumanu Highway, 47% wvere determined to be traveling to/fiom (11e south. and 17% were determined to be tra w' -frog to/1ron) the ca-, during both pc'3k p Grlo&, Th distribution (-)fall site -generated vehicles at the study intersections was based on their assurned origin/destination Find the relative convenience of the available routes within the roadway network B. Other Considerations Queen Kaahumanu I lighway is expected to be completely widened to a four - lane roadway between the Kona International Airport and Henry Street. Construction for the widening project is already- underway with completion of the project anticipated in 2418 The planned roadway widening includes the following improvements in the project vicinity: Queen Kaahutnanu Highway -and Hina Lcani Street * Addition ofa second northbound through lane Addition of a second southbound through lane Queen Itaahutnunu Highwav and Tfonokohau Street a Addition ofa second northbound through lane • Addition of a second southbound through lane a RLstriction of left -turn traffic movements (linen Kauhimianra Highi-vay and Kealakehe Parkit,av ® Addition of a second northbound through lane Addition of a second southbound through lane Queen Koahumanu Highwav artd Stauth access Road Installation ofa traffic signal g Addition of northbound acceleration and deceleration lanes along Queen Kaahumanu Highway Addition ofa second northbound through lane Addition of a second southbound through lane For the purpose of this report, the entire widening is assumed to be completed by the Year 2022 and as such, is incorporated into the without project conditions analysis. Pa.-,%- 22 Trtrff e Irnm-tct Rej)ort lbr the 1`t e,st i owoii Busirte.ss Park C. Throuali Traffic Forecasting Methodologyt The tri.\ el forecast is based upon historical traffic count daw obtained fonj th-. State DOT, Ilich.va�s Diz;wn at sur�c tatrori,, located alia;ag Kaaliurnano Highway in the vicinity of the pro,lec.t site 'I fie historical data indicates relatively stable traffic wolurnes along Queen Kaahurtiai,,w 11iglq -a,f in the project vicinity. Although traffic volurnes have remained generally stable, an ai'mual traffic growth rate of approximately 1.0% was conservatively assumed a ong ween Kaahurnanu highway, Acre Ke.ohokalole I-Ii&vay, and Ilirra. l_ ani Street for Phases I and 2 of the project, while an annual traffic: growth rate of approximately 0 `% was assumed thereafter along the sarne roadways for Phase 3. It should be noted that a conservative ambient growth is incorporated into projected conditions for the purpose of this report. I lowever, given the tiniefrarne for proiect implermntai'oc;, the overall ambient growth was assurned to stabilize over time. Using 2016 as the Fuse. Year, conservative growth rate factors of 1.06, 1.11 1, and I.16 were applied to the baseline traffic demands along these roadways to achieve the projected Year 202", 2027, and 2037 traffic dernands D. Year 2022 Traffic Conditions I. Total Traffic Volumes Without project The projected Year 2022 AM and Pivl pear period traffic. ,olumes without the proposed West I lawah Business Part: are show -n in figure 8 and sunirrrarizecl in Table 2 As previously discussed, Queen Kaahumanu I lighway is expected to be widened to a tour -lane highway by the Year 2022 with improvements implemented at the intersections of thv highway with Mina Lam Street, I lonokohau Street, and Kcalakehe Parkway The baseline levels of service are provided for comparison purposes LOS calculations are included in Appendix D. Page 23 1� N4M �0, M'. i :ay. lg� mwM -E if 244(239) ON t2) q 30) 8�7,1 jl 1, 241 P l a iaP V Wi 9 1A R — MIN Ys,, L 075�143-1,;�A Olt 37i", S3 20, Y --%W", rx� 4:j, Ali —35 �24) gi 1,V,, , V,�� w :t I MIJ 4MA1. tt "N' ............. WEST HAWAII BUSINESS PARK YEAR 2022 PEAK HOURS OF TRAFFIC WITHOUT PROJECT MiIIIIII MMI FIGURE 8 Tralfic Impact Rejorl lbr the ff'c 4-t Haiafi Business Palk Table 2- Existing and Projected Year 2022 (Without Project) LOS Traffic Operating Conditions Z�l - incorporates in-, mclening of Q-ticen Kaahumanu Highway to a four -lane highway "Intersection modifications in,,,plemCrted Linder Year 2022 without project conditions, traffic operations along Queen Kaa.hurnanu Highway are expected to improve from existing conditions primarily due to the widening the highway to four lanes. Traffic operations at intersections with Hina Lani Street and Kealakehe Parkway are expected to operate at LOS "C" or better during the AM peak period and LOS Page 25 AM PINT Intersect1,onC'Htic2l kpproach/ I Year Year IMOVernent Baseline 2022 Baseline 1022 Pro Queen Kaahumamu N�Vesthound C C D Hwy/ Northbound C C C I lana Lani St Southbound B B B, B Queen Kaahuilla Westbound C A E B 11wV/ 110nokohau S0, Southhound (1,T) Eastbound B C B B C C Queen Kaahurnanu J,,Vy/ Kealakehe Westbound D C D Northbound B B C C Southbound B B C 1Kea1_a The FkTx� Fastbound—(LT) A A A A Kamanu St Southbound C B B B B Ane Keohokalole Eastbound B B B B I I wv/ V,'estbOUnd B B C C Kealakehe Pk,,�v� Northbound B B B Southbound B BB B Ane Keohokalolc Westbound (LI) A A A B Northbound C D C—C I Tina Lani St Ifina Lani St/ Kamanu St -7 lestbound (1,T) Northbound A B A B A C A C _1 ina Lani Stf Westbound (LT) A A A Kamanu St Northbound B B B B - incorporates in-, mclening of Q-ticen Kaahumanu Highway to a four -lane highway "Intersection modifications in,,,plemCrted Linder Year 2022 without project conditions, traffic operations along Queen Kaa.hurnanu Highway are expected to improve from existing conditions primarily due to the widening the highway to four lanes. Traffic operations at intersections with Hina Lani Street and Kealakehe Parkway are expected to operate at LOS "C" or better during the AM peak period and LOS Page 25 Traffic Impact Re ort for the West Hawaii Business Roark "D" or Better during the PIM peak period while those at the intersection wi€li Ilonokohau Street air'. c\peoed to operate at LOS "B" or better during both pr:al periods , lori` An:; Keoh Ulole I lighway, traffic operations at the intersection with IIma Lani Street ars: expected to operate- at LCIS C" or better during both peak pi nods , hrle. those at the intersection with Kealakehe Parkway arc expected to operate at LOS "B" during the Al'v'i pear period and LCIS "C" or better during the PM peak period. The remaining study intersections are, expected to operate at LOS "B" or better during the Alvl peak period and LOS "Cor better during the PM peak period. 2. Total Traffic Volumes With Project The Fear 2422 cumulative AM and PM peak hour traffic conditions resulting from the pro.Iected eternal traffic and development Phase I of the proposed West Hawaii Business Park are shown to Figure 9 and summarized in Table 3. The cumulative volumes consist of site -generated traffic superimposed over Year 2422 projected traffic demands_ In conjunction with Phase I of the proposed project, the analysis incorporates the construction of' South Access Road which provides a connection to Queen Kaahumanu Highway. The intersection of' Queen Kaahumanu Highway and the South Access Road is assumed to be signalized prior to the completion of the proposed project in conjunction with the widening of Queen Kaahumanu l lighNvay The Year 2422 (Without Project) operating conditions are provided for comparison purposes. LOS calculations are included in Appendix I Page 26 "ONW-A—dWR y AMEY !av y"and i 7 8 K 1, Mum,nme —mow A mm"A 42 rz "u,RZ x A 4L. 'i ey, , 1�,i -2- P-AAA ]"j af .ate F2LOW -A WIN J any! wD 2 jz "PA 44 (571 04 ' : 01 a m "i g , Rol V7 V., 1M. ;a"X. A; j;, 1 nsn: - 0 EF ow1w 231 (152) 4j 244(239) Kfu IN, project All mommV sit? "LLEZ. 4 ray: stir, 19 Mao r.qm- ` <�iS p' Ty 1 Ti i375;143 TI % 7-77 =7 two 5 NO 8izi 409 TRANS oil" F� ;P' -L 1 —35 (,24) Idol I IWO) YL% V5 t 0", "f, V r t my, 'MM 14 ez , T, xx Ton t; AM Peak Kota Vci.�Trie WEST HAWAII BUSINESS PARK FIGURE YEAR 2022 PEAK HOURS OF TRAFFIC 9 WITH PROJECT T?-ql- ,fic lm(m ReIvriftw the 6Vest Hc-mvii Business Park, Table 3.- Projected Year 2022 (Without and With Project) LOS Iraffic Operating Conditions Intersection AM Year Approach/ 2022 Critical Movement Wout Fear 2022 W/ Pro Year 2022 SS'/out Proj Year 2022 Nv/ Queen Kaahumanu f Wy/ Ifina Lam St Westbound C C C C Northbound C C C C Southbound B B B B Queen Kaahurnanu, H wy / South Access Rd' Eastbound A C Westbound C C Northbound A B Southbound A B Queen Kaahumanu flwy/ Honokohau St Westbound A A B B Queen KaahUmanu fjw-y/ Kealakehe PK-Nvy Eastbound C C C C Westbound C C D D Northbound B C C C Southbound B B C C Kealakehe Pk44y/ Karnarw St Eastbound ("LT) A A A A Southbound B B B B Ane Keohokalole HwV/ Kealakehe Pkwy i F.astbOLInd B B B B Westbound B B C B Northbound B B B B Southbound B B B C Ane Keohokalcde Hina Lani St Westbound (**f,T) A 9 A B B Northbound C C C C Hina Lani St/ Kamanu St Westbound (**1,'F) A A A A Northbound B B C C Hina Lani St/ Kamanu St Westbound (**[..T) A A A A Northbound B B �B B *Project Roadway **LT - Left -Turn Page 28 Trqftic Impact Report for the JfVest Hmvii Business Park T.-Jnder Year 2022 with project conditions, trat-Cic operations in the vicinity are generally expected to remain relatively similai- to Fear 2027 wt-ithnut project conditinn,� Traffic opol'arlorls. -,! 111�- -tudy ;'1 I I - - -'ers"'C(lons '110lig Queen Kaahumanu I lighway are expected to co-nuflue operating at LOS "C„' or better during the AM peak period and LOS "D" or better during the PM peak period Along Ifiria Lani Street, ti-affic operations are expected to continue operating at LOS "C" or bet -ter during both peak periods, Traffic operations at the remaining study intersections are expected to operate at levels -of -servic=e within the saine range as Year 2022 without project conditions E. Year 2027 Traffic Conditions With Project The Year 2027 cumulative ANI and PM peak hour traffic conditions resulting from the projected external traffic and development Phase 2 of the proposed West I lawaii Business Park are shown in Figure 10 and summarized in Table 4. T'he Cumulative VOIUMeS Consist of Siteq.,crierated traffic superimposed over Year 2027 projected traffic demands In conjunction with Phase 2 of the proposed project, the analysis incorporates the construction of North Access Road which serves as another connection to Queen Kaahumanu Highway, as ivell as the extension ofKamanu Street which connects the two existing segments of the roadway. It should be noted that access to North Access Road from Queen Kaahumanu Highway is restricted to right -turn in right -turn Out movements only. Additionally, improvements at the intersection of Queen Kaahumanu I lighway and Kealak-ehe Parkway are also incorporated into the Year 2027 with project conditions. The proposed intersection improvement includes the provision of an exclusive westbound right -turn lane to alleviate projected traffic condition,-. The Year 2022 (With Project) operating conditions are provided for comparison purposes. LOS calculations are included in Appendix F. Page 29 M rig AN 7 122(M �M p �M f, -S �s, '137) 'w" m®r %g& 14 )y M 17207F1 MR 4 12 (A .59, 53 44) .01 f q, -F- (3,33997 i�kL % Ai t o 3 0 22(216,, f-23 Ax T "'o p50) I t4 41 0, f 150,0 04 --j Z: LS 4 gp m I'M Sld,_:i A&MR 1,,( Ri V 37 (a) t VR" f A Wt, 174)45 A tl Study Intenw. tcm% f, X kNj Peak HoUt'Vot�.'T�4 ixx, VM Peak HoutV:�.me 2C12? WEST HAWAII BUSINESS PARK FIGURE YEAR 2027 PEAK HOURS OF TRAFFIC 10 WITH PROJECT 7'rqffic Impact Reportfio- the ff'esl llmvah Business Park Table 4. Projected Year 2027 (With Project) LOS Traffic Operating Conditions �vrqjecl koadway **LT- Left -Tum Page 31 AIM PM Intersection Critical Movement Year ear Y2022 2027 Year 2022 Year 2027 wit W W1 W1 Pro' P Pro' r±L Queen Kaahumanu - C D D Hwy/ Ifina. Lani St Naii hbourid C C -.- Southbound B B B C Q11e cen KaahUmanu A A B3 Hwy/ North Access Rd* Queen Kaahumanu Eastbound f C C C C llwy/ South Access Rd* Westbound A C C C Northbound A A B C Southbound A A B B Queen Kaahurnanu Wesbound A A B B Hwy/ Honokohau St Queen Kaahumanu Eastbound C C C C 11�,vy/ Kealakehe Pkwv Westbound Northbound C C C, C D C D C Southbound B B Kealakehe Pkv, ,` Eastbound (**1,-F) A A A A Kamanu St Southbound B B 13 1) Ane Keohokalole Eastbound B B B B Hw�/ Kealakehe llkwy Westbound B B B- B Northbound B B B B Southbound B B C C Ane Keohokalole Westbound (**L A A B B Hwy/ Hina Lani St Northbound C C C D Hina Lani St/ Westbound ("Ll") A A A A KamatILI St Northbound B B- C C Hina Lani St/ Westbound LT) A A A A Kanalani St Northbound B B B B �vrqjecl koadway **LT- Left -Tum Page 31 Traffic Incl) act Report Jor the West flaw,1,0 Business Park Under Year 2027 with project conditions, traffic operations in the vicinity are generally expected to renizim similar to Year '11022 With Project conditions. Traffic operanlons at the stu,_1iiitersc-ci,ons aloe- Oucen KaahumanLl I Iighwvay are expuctcd to continue operating at LOS "C"" or better during the AM peak period and LOS "D'* or better during the PM peak perund Mono Ifina Dani Street, traftic operations are expected to continl,=� nj)Mlln, �It LOS 'C" or better during both peat. periods except at the intersection with Ane Keohokalole High%v'ay. At that intersection traffic operation-, are expected to coritirure operating at LOS "D" or better during, both peak periods. Traffic operations at the rennaining, study intersections are expected to operate at levels -of -service ,vithin the same range as Year 2022 with project ZD conditions V Year 2037 Traffic Conditions With Project The Year 2037 Cumulative AM and PM peak hour traffic conditions resulting from the projected external traffic and development Phase 3 of the proposed West Ila�vaii Business Park are sho%vn in Figure I I and summarized in Table 5, The cumulative volumes consist of site -generated traffic superimposed over Year 2037 projected traffic demands The analysis incorporates the provision of an exclusive southbound right -turn lane at the intersection of Kea!akehe Parkwav and Kamanu Street to alleviate projected traffic conditions The Year 2022 and Year 2027 With Project Conditions are provided for comparison purposes. LOS calculations are included in Appendix G Page 32 r7 v, �16 141 174,' 14a) Iasiyr 3A, 119— W.a t 9 2 r7 v, �16 141 174,' 14a) Iasiyr 3A, 119— W.a 9 PIP f MIN 0 A,� 3 Ile 'IT W 264t 1 `51 2S 94, (4cp Opt R Us g r, L 4o'! 5 4 1 nw, LOT, '27 gr2w, M g i g 2 m �"v , A, " wW xt! e 001 k �,i'21 W". 162 2 Mg I: I t IK t-1 1-1 M 12 14" :3i"' LZIGEND A F - Is slia 7 WEST HAWAII BUSINESS PARK YEAR 2037 PEAK HOURS OF TRAFFIC WITH PROJECT c, I FIGURE 11 II Trac 1,11pact Reportfor the. lVest Hawaii Business Park — 'rabic 5: Projected Year 2037 (With Project) LOS Traff-tc Operating Conditions Intersection Approach/ E Critical Movement ANT, PM Year Year Year 2022 2027 2037 W/ W/ P Pro j Proro Year 202.2 W1 Pi _r j_ Year 2.027 Pro Year 2037 Proi Ctteen Kaahu -nanu Hwy/ lima Lam St Queen —KaahLturmnanu 14%vy/ North Access Rd' Westbound C C D C D D Northbound Northbound C, C C D D Southbound t Wlestbound B A B B B B C C C B B C B Queen Kaahumanu HWY/ South Access Rd* TLastbotind C C C C C Westbound C C B C' D Northbound —d A A A B C C b � Tw I outb ou�ld ��A A A A B B C Queen Kaahurnanul 1wy/ llonokohau St Westbound C A A B B Queen Kaahurnanu Kealakehe Pk%vy Eastbound C C C —C D C'----- D Westbound C C C D D Northbound B C C C C C Southbound A R B A C C Kealakehe I-lk\%,v' Karmanu St I Eastbound("IT) B A A B A A SOLIthbound B B B B 17 C Ane Keohokalole ll�vy! Kealakehe Pk-�vv Eastbound B B B B B B Westbound B B B B B B ----T4—orthboun-d- I —B B B C B B Southbound A B B B C D Ane Keohokalole lkvy/ Hina Lam SL Westbound (**Ll') C A A C B B Northbound A D D A D I - 1-fina Lani St,,' Kamanu St Ne—stbound (**1_T) B A Northbound A B C A C D 111na Lani St/ Kanalam St Westbound (**I,T) B A A B A A Northbound t C B B C B *Project Roadway —LT- Left -Turn Page 34 -Traffic Impact Rep)ortJ6r the West Hai-, aii Business Park Under Year 2037 with project conditions, traffic operations in the vicinity are generally expected to remain operating at satisfactory conditions. 'rraffic operations n nt the stud; Ka�.-11111111nnu I lj-hwav 4Irc expected to continue operating at LOS "D" or better during both peak- periods Along flina Lani Street, traffic operations are also expected to continue operating at LOS "D" or better during both peak periods except at the intersection with Ane Keollok-alote Highway tivhere the northbound approach is expected to deteriorate to an LOS "E" during the I'M peak period. It should be noted thl-It the low level of service at this intersection is primarily a result of the ambient growth in the vicinity. Traffic operations at the remaining study intersections are expected tel operate at levels -of -service within the same range as Year 20212 and Year 2027 with project conditions V. RECOMMENDATIONS A. General The following are the general recon-irriendat ions of this study to be zD implemented in conjunction with the proposed project: 1. Maintain sufficient sight distance for motorist's to safely enter and exit the project driveways roadways. Provide adequate on-site loading and off-loading service areas and prohibit off-site loading operations, 3 Provide adequate turn -around area for service, delivery, and refuse collection vehicles to maneuver on-site to avoid vehicle -reversing maneuvers onto adjacent roadways. 4. Provide sufficient turning radii at all project drive waysl'roadways to avoid or minimize vehicle encroachments to oncoming traffic lanes. Update the Traffic Impact Analysis Report (TIAR) for each phase of the development to verify projected traffic operating conditions and identify additional improvements, as necessary. Page 35 Traffic Impact Reporl.l�w the West J-Jaivah Business Park B. Year 2022 Based on the analysts of the traffic data, the following; are the C, reconit-neridations of this stu,,i� to be in-ipternerited prior to Yea, 2022 a-,,sociaied ,viii tile project i�,s shown on the project site plan, construct South Access Road to provide rpt ce -ialani Street ss to/from Queen Kaahumanu Highway and extend Kai further south to connect to South Access Road. The dimensions and layout of those roadways should be determined during the design phase of the project Provide a shared left -turn and through lane and an exclusive right -turn lane along the South Access Road approach at the intersection with Queen Kaahurnanu lli&way. The dimensions and layout of this approach should be determined during the design phase of the project C. Year 2027 Based on the ana&,sis ofthe traffic data. the following are the recommendations ot'th;,,, study to be implemented prior to Year 2027 associated with the project implementation As shown on the ' pr ect site plan connect the two existing segments of Q1 Kainarui Street and construct the North Access Road to provide access to/from Queen Kaahurnanu Highway at the north end of the project site The dimensions and kIVOLIt those roadways should be detemimed during the design phase of the proJoct Restrict turning movernents at the intersection of Queen Kaahurnanu Ifighway, with the North Access Road to right -turn -in and right -turn -out traffic movements Provide adequate channelization to direct entering and exiting vehicular movements The specific configuration shall be determined during the design phase Provide northbound acceleration and deceleration lanes along Queen Kaahumanu Ilighwa)at the intersection with the North Access Road to minimize the impact of turning vehicles on through traffic along the highway. 'rhe dimensions and layout of these lanes should be determined during the design phase of the project, 4. Provide a shared left -turn and through lane and an exclusive right -turn lane along the westbound approach of Queen Kaahurnanu H ighway and Kealakehe Parkway, The dimensions and layout of this approach should be determined during the design phase of the project. Page 36 Traffic hnI)act Regortfir the Wes! Haiwii Business Parp' DI. Year 20-17 Based on the analysis of the traffic darn, the following are the recommendations of I fts ,tudy to fic, irliplerriented prior to Yejr 201-1 -i-,qnc;if-d with the pro3ect Implementation - I Restripe the southbound approach of Karimnu Street at the intersection with Kealakehe Parkway to provide exclusive turning lanes for left -turn and right - turn traffic movements. The dimensions midlayout of this approach should tie determined during the design phase of the project. Vt. CONCLUSION The proposed West Ilawail Business Park entails artix of industrial and con-inierclal/retail uses and is expected to be implemented in three phases over a span of 20 years. In conjunction "ith each phase of development, a. network of new internal roadways are planned to be constructed to provide access and circulation through the project site. These roadways include the North and South Access Roads off Queen KaahUrnanu Highway, as welt as the extension of Kanalani Street and Karnanu Street further south. With the irnplenientation of the aforementioned recommendations, traffic operations at the study intersections are generally expected to continue operating at levels of service similar to without project conditions. These recommendations include the provision of acceleration and deceleration lanes for the project's access road to minimize the impact of turning vehicles on through traffic along the highway and the provision of additional turning lanes at the study intersections along Kealakehe Parkway, I lowever, since the proposed project is expected to he developed over a period of 20 years, it is recommended that the Traffic Impact Analysis Report (Tl All) be Updated as each subsequent phase of development is completed to confirm and validate projected future conditions and identify additional roadway and intersection i niprove me tits, as necessary. Page 37 Kay, Christian 2016 JUS P8 "NIT From: William Moore <wlmoore@OutlopJl�J�Qr Sent: Wednesday, July 25, 2018 1.46 PM To: Kay, Christian Cc: 'Riley Smith (rsmith@lanihau net)'; Darrow, Jeff; Jackson, Maija Subject: RE. WHBP _ Christian, In coordinating with Lanihau Properties/WHBP LLC, we have come up with a revision to the proposed amendment to Condition K that that was contained in my letter dated July 24, 2018. The revised condition would simply require that North Access Road be completed along with South Access Road as part of the Phase I improvements as follows: Prior to the issuance of a Certificate of Occupancy for improvements within an approximately 48.4- acre[10-acre] portion of Parcel 1 (Initial Project Area along Kanalani Street Extension between the north property boundary and the vicinity of South [North] Access Road, Kanalani Street Extension from the north property boundary to the South[North] Access Road and the construction of improvements within the South and North Access Roads between [/]Queen Kaahumanu Highway [intersection] and the Kanalani Street Extension LNorth Access Road], as provided in the TZAR, shall be completed to County dedicable standards. The Initial Proiect Area shall not exceed 711,000 square feet of dross leasable commercial area or its equivalent if industrial land uses are developed as permitted under the MCX zoning. Thank you for your attention to this matter.. Let me know if this is okay. Thanks. Bill Planning Dept. 9 r 2 � Exhibit -j— 1 Harry Kim ,tlaYor Wil nkabe MEMORANDUM l� }� t t�'�K . S'ft� ei tPY• QTt11114 f(rim a tidt{Y DEPARTMENT OF PUBLIC NVORKS Aupnni Center IW Paualu SIM' Ct SL11tQ ; Hilo, tia::at € 4672+-4221 t¢;; f li4 1-e321 Far,skss:t? );)t-V,3�; puFL•� vrvr'::rhaw::ucounty go. Date: March 2, 2018 To: Michael Yee, Planning Director From: Department of Public Works, Engineering Division Atlarti i:. Simeon, P.E. Merrick 11. Nishimoto L", rIrptrr, i).'"r ., Subject: Amendment to Change of Zone Ordinance No 04-110 (REZ 1049) Applicant. West Hawaii Business Park, LLC Request Amendment to Condition K (Kanalani Street Extension) to Enlarge the Acreage Allowed to be Developed Prio to the Completion of the Kamanu Street Extension from 10 Acres to 48 4 Acres and Changes to the Location/Extent of Roadway Improvements of Ordinance No. 04-110 Tax Map Key 7-4-008 013, 030, 074, 076-078 inclusive; 084 & 087 We have reviewed the subject application and offer the following comment: Should the amendment be approved, it appears to eliminate the requirement to construct the North Access Road tie-in to Queen Kaahumanu Highway DPW suggests that Condition K be amended as follows Prior to the issuance of a Certificate of Occupancy for improvements within an approximately 48.4 acre [44 -acre] portion of Parcel 1 along Kanalani Street Extension between the north property boundary and the vicinity of the South [NoFthi Access Road, Kanalani Street Extension from the north property boundary to the vicinity of the South [Neth] Access Road and the construction of improvements within the North Access Road and South Access Road from the [yQueen Kaahumanu Highway intersection to the Kanalani Street Extension[and-N th A Readl, as provided in the TZAR, shall be completed to County dedicable standards. Queen Kaahumanu Highway in the vicinity of the project is under HDOT jurisdiction DPW defers to HDOT on improvement recommendations from the subject and previous studies for Queen Kaahumanu and its intersections The Planning Director should obtain HDOT comments Should you have any questions concerning this matter, please contact Natalie Whitworth of our Kona office at 323-4853 NW Copy: Engineering- Hilo/Kona Planning Dept. Exhibit *)Or COlnttl of Hawai P is an Equal Opportunity Prmidei and Employer N GJ 7) DEPARTMENT OF WATER SUPPLY • COUNTY OF HAI Al°kI 345 KEKUANAO'A STREET, SUITE 20 • HILO, HAWAII 96720 97 r" t-_ t� TELEPHONE (808) 961-8050 • FAX (808) 961-8657 February 5, 2018 U'- D� ry c D ! j �J TO. Mr. Michael Yee, Director Planning Department FROM. Keith K. Okamoto, Manager -Chief Engineer SUBJECT: Amendment to Change of Zone Ordinance No. 04-110 (REZ 1049) Applicant - «'est Hawaii Business Park, LLC Request: Amendment to Condition K Tax Map Key 7-4-008:013 We have reviewed the subject request and have the following comments. Please be informed that there was an existing water commitment for 46 additional units for the subject parcel that expired on January 31, 2017. Also, pursuant to the Well Site Development Agreement ("Agreement") dated April 12, 2007, between the applicant, other parties, and the Water Board, the applicant has a water commitment for the proposed development. The parties to the Agreement have also executed the following: • Off -Site Improvement Agreement, dated August 12, 2009 • First Supplemental Well Site Development Agreement, dated August 12, 2009 • Second Amendment to Well Site Development Agreement, dated July 27, 2015 The required water system improvements for the 48 -acre portion is subject to the above agreements. Should there be any questions, please contact Mr Ryan Quitoriano of our Water Resources and Planning Branch at 961-8070, extension 256 Sincerely yours, Keith K. Okamoto, P.E. Manager -Chief Engineer RQ:dfg copy — Lanihau Properties, LLC 166 1 9 William L. Moore Planning, Inc. Planning Dept'.. 24later, Our-Wost 1tecious Resource... Ka Wai,4 Kane ... FxhibitLal The Department of Water Supply is an Equal Opportunity provider and employer The Solid Waste Division has reviewed the subject proposed amendment and offers the following comments and/or recommendations (contact the Solid Waste Division for details): (X) No comments. ( ) Commercial operations, State and Federal agencies, religious entities and non-profit organization 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 West Hawaii Organics Facility and East Hawaii Organics Facility, 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. Planning Dept. County of Hawai'i Is an Equal Opportunity Provider and Employer 116900 Exhibit Harry Kim William A. Kucharski Mayor :. Director Wilfred M. Okabe �" o;:N:��� Diane A. Noda Managing DirectorDeputy Director /�.�� V aunfu laf'afuni'i DEPARTMENT OF ENVIRONMENTAL MANAGEMENT 345 Kekuanao`a Street, Suite 41 • Hilo, Hawaii 96720 Ph: (808) 961-8083 • Fax: (808) 961-8086 r m cohdem a co.hawaii.hi.us —rl htto //www h,iwaiicounty govlcnvironmental-mana�,emenU _ 7 tv MEMORANDUM , ; :3 > ry TO: Michael Yee, Director Planning Department `Z co FROM: William A. Kucharski, Director Environmental Management De en DATE: February 21, 2018 SUBJECT: Amendment to Change of Zone Ordinance No. 04-110 (REZ 1049) Applicant: West Hawaii Business Park, LLC Request: Amendment to Condition K (Kanalani Street Extension) to Enlarge the Acreage Allowed to be Developed Prior to the Completion of the Kamanu Street Extension from 10 Acres to 48.4 Acres and Changes to the Location/Extent of Roadway Improvements of Ordinance No. 04-110 Tax Map Keys: 7-4-008:013 030, 074 076-078 Inclusive, 084 and 085 The Solid Waste Division has reviewed the subject proposed amendment and offers the following comments and/or recommendations (contact the Solid Waste Division for details): (X) No comments. ( ) Commercial operations, State and Federal agencies, religious entities and non-profit organization 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 West Hawaii Organics Facility and East Hawaii Organics Facility, 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. Planning Dept. County of Hawai'i Is an Equal Opportunity Provider and Employer 116900 Exhibit Mr. Michael Yee, Director February 21, 2018 Page 2 ( ) Existing Solid Waste Management Plan is to be followed. Provide update to the department on current status. ( ) Other: The Wastewater Division has reviewed the subject proposed amendment and offers the following comments and/or recommendations (contact the Wastewater Division for details): ( ) No comments. ( ) Require connection of existing and/or proposed structures to the public sewer in accordance with Section 21-5 of the Hawaii County Code. ( ) Require Council Resolution to approve sewer extension in accordance with Section 21- 26.1 of the Hawaii 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 Hawaii 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. ( X ) Other: Affected properties should be required to connect to the County sewer system when it becomes available. WK: mef L DAVID Y. IGE `"o FF' VIRGINIA PRESSLER, M.D. �' 'w DIRECTOR OF HEALTH GOVERNOR OF HAWAII Nr - 43 l.i �4. STATE OF HAWAII DEPARTMENT OF HEALTH P O BOX 916 HILO, HAWAII 96721-0916 MEMORANDUM DATE: February 23, 2018 TO: Mr. Michael Yee Planning Director, County of Hawaii FROM: Eric Honda District Environ ental Health Program Chief SUBJECT: Amendment to Change of Zone Ordinance No. 04-110 (REZ 1049) Applicant: West Hawaii Business Park LLC Request: Amendment to Condition K to Enlarge the Acreage Allowed to be Development Prior to the Completion Of the Kamanu Street Extension from 10 Acres to 48.4 Acres and Changes to the Location/Extent of Roadway Improvements of Ordinance No . 04-110 TMK: 7-4-008:013. 030 074 076-078 inclusive, 084 & 085 The applicant would need to meet the requirements of our Department of Health Air Pollution Rules, Chapter 60.1, Title 11, State of Hawaii for fugitive dust control. If there is need to discuss these requirements, please contact our Clean Air Branch staff at Ph. 933-0401. The Department of Health (DOH), Clean Water Branch (CWB), acknowledges receipt of the subject document on January 23, 2018. The CWB has reviewed the limited information contained in the subject document and offers the following comments: Permit Issuance Any project and its potential impacts to State waters must meet the State's: 1) Antidegradation policy, which requires that the existing uses and the level of water quality necessary to protect the existing uses of the receiving State water be maintained and protected; 2) Designated uses, as determined by the classification of the receiving State waters; and 3) Water quality criteria [Hawaii Administrative Rules (HAR), Chapter 11-54], * A Section 401 Water quality Certification (WQC) is required if your pro ect/activity: 116977 Planning bept. Exhibit__ -r' _1Ut Michael Yee February 23, 2018 Page 2 of 4 - Requires a federal permit, license, certificate, approval, registration, or Statutory exemption; and - May result in a discharge into State waters. The term "discharge" is defined in Clean Water Act, Subsections 502(16), 502(12), and 502(6). Examples of "discharge" include, but are not limited to, allowing the following pollutants to enter State waters from the surface or in -water: solid waste, rock/sand/dirt, heat, sewage, construction debris, any underwater work, chemicals, fugitive dust/spray/paint, agricultural wastes, biological materials, industrial wastes, concrete/sealant/epoxy, and washing/cleaning effluent. Detennme if your project/activity requires a federal permit, license, certificate, approval, registration, or statutory exemption by contacting the appropriate federal agencies (e.g. Department of the Army (DA), U.S. Army Corps of Engineers (COE), Pacific Ocean Division Honolulu District Office (POH) Tel: 808-835-4303; U.S. Environmental Protection Agency Tel: 415-947-8021; Federal Energy Regulatory Commission Tel: 866-208-3372; U.S. Coast Guard Office of Bridge Programs Tel- 202-372-1511). To request a Section 401 WQC, you mist complete and submit the Section 401 WQC application. This application is available on the e -Permitting Portal website located at: https://eha-cloud.doh.liawaii.,gov/cpermit/. Please see HAR, chapter 11-54 for the State' Water Quality Standards and for more information on the Section 401 WQC. HAR, Chapter 11-54 is available on the CNVB website at: http://health.hawaii gov/cwb/. National Pollutant Discharge Elimination System (NPDES) permit coverage is required for: -Storm water associated with construction activities for land disturbances of one (1) acre or more. Land disturbance includes, but is not limited to, clearing, grading, grubbing, excavation, demolition, uprooting of vegetation, equipment staging, and storage areas. -Storm water associated with industrial activities for facilities with Standard Industrial Classification Codes regulated in 40 CFR 122.26(b)(14)(i) through (ix) and (xi). -Storm water and certain non -storm water from a small Municipal Separate Storm Sewer System. -Discharges of water pollutants into State surface waters. Examples of these discharges include, but are not limited to, cooling water, hydrotesting waters, dewatering effluent, and process wastewater. -Discharges from the application of pesticides (including pesticides, herbicides, fungicides, rodenticides, and various other substances to control pest) to State waters. Michael Yee February 23, 2018 Page 3 of 4 An application for an NPDES individual permit must be submitted at least 180 calendar days before the commencement of the discharge or start of construction activities. To request and NPDES individual permit, you must complete and submit the NPDES individual permit application. This application is available on the e -Permitting Portal website located at: https:Heha-cloud.doli.hawaii.aov/epermit/. A Notice of Intent (NOI) for coverage under a specific NPDES general permit must be submitted at least 30 calendar days before the commencement of the discharge or start of construction activities. To request NPDES general permit coverage, you must complete and submit the NOI. The NOI is available on the e -Permitting Portal website located at: littr)s://eha-CIOLid.dob.liawaii.gov/ei)ermit/. Please see HAR, Chapter 11-55 for more information on the NPDES individual permit and NPDES general permits. The specific NPDES general permits located in HAR, Chapter 11-55, Appendices B through M. HAR, Chapter 11-55 and HAR, Chapter 11-55, Appendices B through M are available on the CWB website at: littp://healtli.haNvaii.pov/c�vb/. • According to State law, all discharges related to the project construction or operation activities, whether or not NPDES pennit coverage and/or Section 401 WQC are required, must comply Nvith the State's Water Quality Standards. Monitoring • Effluent discharge and/or receiving water monitoring may be required as conditions of Section 401 Water Quality Certifications and NPDES General and Individual permits. Enforcement • Noncompliance with water quality requirements contained in HAR, Chapter 11-54 and/or permitting requirements specified in HAR, Chapter 11-55 may be subject to penalties of $25,000 per day per violation. • Violations of Hawaii Revised Statutes 342D and 342E may elicit administrative, civil and criminal penalties for such violations. Polluted Runoff Control • Manage projects identified in watershed -based plans that reduce polluted runoff and educate the public about nonpoint source pollution. Projects are selected through an annual request for proposals. Funding is provided by the EPA through the Clean Water Act. For more information on projects and funding opportunities, please visit: a-"-%N,.hawaii.gov/doh/pollutedninoffcontrol. Michael Yee February 23, 2018 Page 4 of 4 If you have any questions, please contact Ms. Joanne Seto, Supervisor of the Engineering Section, CWB, at (808) 586-4309. Construction activities must comply with the provisions of Hawaii Administrative Rules, Chapter 11-46, "Community Noise Control." The contractor must obtain a noise permit if the noise levels from the construction 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. 3. The contractor must comply with the requirements pertaining to construction activities as specified in the rules and the conditions issued with the permit. Should there be any questions on this matter, please contact the Department of Health at 933- 0917. We recommend that you review all of the Standard Comments on our website: littp://hawaii.goy/health/environmental/env-planning/landuse/landuse.htnil. 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. nlYFr� it,r February 16, 2tt18 Jam';)? i S I -A'1 E OF IiANN All DE,P �RT\1€ VI OF LAND AND NATI RAI, RESOURCES H �, 1 E tRt! PR[ tiERi ',I ll) , DP. NuN - +tit hill! %t A iWil DIM, ntlhl'di)ifEill VDSii . F. 1Pl t[ H. I1AV, 11(`;x,_!', Russell Y Tsuji, administrator Land Div i,ton, Department of Land and Na*ural Resource. P t) Box 621 Honolulu III Q0809 Deal %Mr ku-it IN REPLY RI FER TO Lo, No 2018 00250 Doc: No I WIGU06 :lrchaeol.rUy SIJBJI-'C'T Chapter 6E-42 historic PreserFation Revie-,r — Amendment to Change of Zone Ordinance No. 04-110 (REZ 1049) Regarding Condition h (Kanalani Street Extension). West ha)Naii Business Park, LLC honokohau Ahupua`a, North Kona District, Island of Hawaii TSIK: (3) 7-4-008:013, 030, 074, 076-078 inclusive, 084 and 085 This letter prnvid:a the State Llistonc Pre,ervatton Division's ISEIPD s) review comments re`arding the subject submittal titled lnrendnrext to Cha+; t o1 IWN! 0; -ch ori., ;\4/ 04-110 (REZ 1049), R,,�rrrelmv Condition K (Kcmakmi sou"! F'lt oslortr West 11allaii Pri)m; .� Purk, 11(', /lcFrr;'.oh ur J1rtr1urr a, \o+th ftinrt r Iiislri(t. o111uliuii Talh (?) - ! (rt).1' OI 1t13t1 (t'! (i'G-(1'.1 rtr<Irr..iY (+.ti'dcard ON The SHPD rcceiYeci ilii; suUnutta! on January 30 201' -1he applicant, WIMP LI -C, piopo,e, language amendments to Condition K. Ordinance 04-110, (RL -Z 1049) to reduce the upi;E)nt colt, for the initial de,,clopment They tridicale that un der the emsting lone Ordinance (04-110) except f(il a in -acre arra along I:an.tlant Street, the ordinance require, that Kamanu Stteei L.Ltenston he hunt prior to alitming the suhdivisitut of any lots. If the piopr„cd amendment is appro� cd the benefit, include the opportunity for a rca onahly sized Initial dcvelopmau cit cement \vithoE. t tnggering the requirement to nilly construct tlu Kamznru Street Exten,iun imptovcinents The ret1ue,t moles a change from the evsunIs land area from a 10 -acre portion to a 45 -acre portion wthin the 95 ;8 -acre parcel identified a, TMK. (1) 7-4-008.076 The increa,e also imolve, a 24.2-a1 re norther; portion of Parcel 076, betv.een the boundar;e, of the propo,ed North and South Access Roads 'Thi Kanalant Street 1 xten,ion will extend from the exkuncu Kanalan! Street to the ue,t, extend acro,~ the ,,)uthern poi -tion of Parcel 076 to the propoY ed South Acccss Road to the ea,i A review of SHPD records indicates that on, I-ebruary 12, 3001, SHPD accepied an archaeological imentory survey (AIS) report titled Ai-thueologiced fnenio+-t Sunei of (m-IP1)r-ox;mau c 803-, Icre Sablect Pai-Cel in lire :I1tul'rret`ct E+/ ilii+mi herr 1 an't11 \oath f.oiia Di.)I;ict Lstcnr.l of 11cniai f 1'.11 lit 4-000 1xu (tri', 013, 030. 036 (Robin; et al January 2000) (February 12. 2001; I c , No 26972, Doc No 0102RC15) The AIS documented 294 traditional Ilav%aitan sites with 5314 features, consisting of dryiand agricultural complexes. temporary and permanent habitation sites, a refuge cave heiau, human burials. animal containment features, various boundary and ahtlptia'a petroglyphs. a papamu_ a netvwrk of trails and ahu- Historic ranching and Japanese homesteading artifacts were also identified. Of the ?54 documented historic properties. 70 historic site, were identified within the present project area. Seven non -burial sites were recommended for preservation. 30 sites were recommended for data recovery, burial treatment for 5 burial sites, and 28 site; were designated for no further vYork r1lanning Dept. MIMI Exhibit --t- A Ru"ell Y I st Ii tcbnmq Ih 2111`i Parer 21 SHPD accepted an ar.haeol,gwal thu rec+} vq rpm, (:1)R) crit Jun I9, 2504 (Log No 2UP 107h Doc /Its fl.�rtrt{}`[I tiii�"1 /J-+hlrtlt,t�: IF; li lt.. 1: "_1: ,i 1!•���7" 111;�e,lr�jr;l' (i'<I;(/ r)Ir1'rl.(!t I).r'f(I /`r't'r)t J'i Pilrllrii 1; _•.7 77t tit.' Ah Jj'7. 7 '1 ol, II"!I").tioh, 77; I [7x7,111 lira Io l )!C!i'1 �'I, [&,wn I o/ H ±tt ell r I tJb, (3) -4WH/1' 013 [t;rc1 N30 ( ugg1c 20U,) Subscquentl�, a burial treatment plan tQQd : 13nid IY;[t ao;H POP inns UP Ana N 7k ill qma a tj 11!)%h).!<(3tW! I (1111) an't 11 llki) Kol,, I Iclr.rl "i ,J/ JJ,s tai i I'lIK (3) -4-ooS 013, 030 c171,1 f174 (IARII, 2005), pias accepted b) the Ila"an [;'and I3om! Count( (IHHC) on t)ctnbcr 21 115 (Lua No AX16 )IU1, Dm No ON"KI U3) The EIIE?C' can urrc,i to Itre, r.e i.. i fiat Slie; iii-lt1 i I,St}55. 1Sl ll7 15117, 181 3; and I8107 \dcittonally SIIPD accepted all archaeological prescuaton plan (PP) on .August 12, 2003 jog No 2003 I501 Doi No 03USLJIt)), titled ln,cl'inl IILl1_Lr,Jrgl:_al atiOli P/-' III 100 [r)7 if.—I i„ tl„ lJruJ;1r,7 rl ffffJ�trrrl!r6rcrn / and/l, kona 1)f,ttrut, TAM 4-00`1 1113I4urihm cine' wrlr JIM: T4000/3 03() 074 074 077 07S rlrrel0,79) (1uggh: at -'d Tomonari--Tuggle 2008) The mitigation treatment Gill be in the form of 771%c'i1)i�it(ilnil FiIC prc-er%won owl indue Schon; of Mlr trail,, a petiogljph comple\ an(1 5rtone siructnrc;- Ilte sites reline:;tint the overall sites doci_rmen ,-d in th,t RobtnS et al (Januar} 2000) repom falhn<_ inn the middle barren zine or the Lona slops, bets wri to (';coo coastal occupatun and the int.nr,itie inland Dona <:gr1ctlltnra1 Held cumplc \ hhe;e sales are eomimcd into a nngl: imerpreme eoinple\ and the [ndnidua': ;rt:s are curnponcnts of the Honokohatl Historic Trail Complex the cortiple,% con;fists of a ponton of the I_oucr Marnalahoa Frail (Site 50-10- 27-0002), petrol l phs, a la%a tube (Site amall terrace. (Slee I N 1 SQ) \t lilt another section of �lanialalw i "l rail (Site I SOS I) a terrace wh a lo`c "A! .ind peed area (`;tie i M58Y a portion of the l lonokolmu I rail Qiaitka-lo nr,akai) (Site 1 %99), and an alio (Site 15l(M) Ili- complex has se%eral site, that are part of the pre;er%e area and are grouped lilt') clusters for management and tnterpreMe purpo,cs The prr,entation "an ha; detailed Wakes mgwdmg short- and long-term proteown wW unerprewme ntcaUrel ovmer;liip and management, a maintenance program. and specification, regrardrng con-a-thation with SIIPD SIIPD Inas no objections to the applwwiC, request fur an am.ndni,nt to Condition K. (mance 04A I I (RFZ 1049). y_tih -tile_ stq)itlzttior,_ butt _Clic am�nc n_ent stipulate that the applicant shall ensure full cornph. I «ith tire Pro%tstuns stipulated in the SI[PD-a tpro%W archaeoli,gicaE presumon plan and the burial teatnent plan SIIPD requests Circ opportunity to wwn rind tomtnera on all} flaure buildings and grading permit apphcatRm, uiwkli g grus"d Tourbtng actum" pursuant to Ifattan Reti;ecl Statute, (HRS) (,,E- '- Piea;e contact Repria Mlo. D-ahu 1.>'=d Buna'; `uialtst. at Reswuta.Hdorcr ha aii sm. for alt) gle;non, iegarri]n« burials, Chri; Nakahashi. Cultural H ,iomm at Chris.Nakahashi,ccha� for any cuhur<.i: concerns, and Susan .1 Lebo \rchaeolo;;� Branch thief, a'S_:San.A_-gbkq(�ihai%a-) o\, for ani que;tion, regarding, archaeological rexnrrcea or tins letter — - Aloha, 41,7;,, D i4li,,ei- ,Van S Dwmiei, PliD Achninistrator, State historic Preservation Ditision Drnuty' State flktoric Preservation t)fficci cc Darlene Nakamura, DLNR Land Divi -;tun (Darlene.K.Nakan!uralu lig � i Christian Kay, County of fl-wo mi Department of Planning (C'hnstan.KawAhawaiRmlr tx.uot ) County of Hawaii Planning Department Attention: Mr. Christian Kay 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720 Dear Mr. Kay: February 5, 2018 via email: christian.kay@hawaiicounty.gov SUBJECT: Amendment to Change of Zone Ordinance No. 04-110 (REZ 1049) Regarding Condition K (Kanalani Street Extension) located at Kailua- Kona, Island of Hawaii; TMK: (3) 7-4-008:013, 030, 074, 076-078 inclusive, 084, and 085 on behalf of West Hawaii Business Park, LLC Thank you for the opportunity to review and comment on the subject matter. The Department of Land and Natural Resources' (DLNR) Land Division distributed or made available a copy of your report pertaining to the subject matter to DLNR Divisions for their review and comments. At this time, enclosed are comments from the (a) Engineering Division and (b) Land Division — Hawaii District on the subject matter. Should you have any questions, please feel free to call Darlene Nakamura at (808) 587-0417. Thank you. Sincerely, Russell Y. Tsuji Land Administrator Enclosures cc: Central Files Punning Dept. 116564 Exhibit--?— SUZA\-,\E D. CASE. DAVID Y. IGE GOVERNOROFHAWAII fAP', 19 59 , q l iB FEB - (�'{ CHAIRPERSON- Anr-j I`�AIt D O F� LAND AND NATUR\L R t:SOURCIES COMAIISSIONON WATER RESOURCE V 11 L4N.AGE AIENT, RAN iii,lt -'I lJ I `k. STATE OF HAWAII SrareorN,w'�� DEPARTINIENT OF LAND AND NATURAL RESOURCES LAND DIVISION POST OFFICE BOX 621 HONOLULU, HAWAII 96809 County of Hawaii Planning Department Attention: Mr. Christian Kay 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720 Dear Mr. Kay: February 5, 2018 via email: christian.kay@hawaiicounty.gov SUBJECT: Amendment to Change of Zone Ordinance No. 04-110 (REZ 1049) Regarding Condition K (Kanalani Street Extension) located at Kailua- Kona, Island of Hawaii; TMK: (3) 7-4-008:013, 030, 074, 076-078 inclusive, 084, and 085 on behalf of West Hawaii Business Park, LLC Thank you for the opportunity to review and comment on the subject matter. The Department of Land and Natural Resources' (DLNR) Land Division distributed or made available a copy of your report pertaining to the subject matter to DLNR Divisions for their review and comments. At this time, enclosed are comments from the (a) Engineering Division and (b) Land Division — Hawaii District on the subject matter. Should you have any questions, please feel free to call Darlene Nakamura at (808) 587-0417. Thank you. Sincerely, Russell Y. Tsuji Land Administrator Enclosures cc: Central Files Punning Dept. 116564 Exhibit--?— ?� f�0 Fyh9 ti, DAVID IGE �•h P +ass „ �'v,' GOVERNOR OF HAWAII nd an t •. 11 i.,{ . 36 o V d a�` s •.�. 'i �' i o a STATE OF 11A`vA11 sarPofNaW,o DEPARTMENT OF LAND AND NATURAL RESOURCES LAND DIVISION POST OFFICE BOX 621 HONOLULU, IIAWAII 96309 January 26, 2018 / MEMORANDUM DLNR Agencies: _Div. of Aquatic Resources Div. of Boating & Ocean Recreation W�A X Engineering Division _Div. of Forestry & Wildlife _Div. of State Parks _Commission on Water Resource Management Office of Conservation & Coastal Lands SUZANNE D. CASE CIIAIRVERSO`l 1104RO OF LANDANONATURAL RFiOURCFS COMMISSIONON WATER R: -SOI. RCr. %I %NAGE\IENT , _ 1 X Land Division — Hawaii District X Historic Preservation OM: --'-Russell Y. Tsuji, Land Administrator SUBJECT: Amendment to Change of Zone Ordinance No. 04-110 (REZ 1049) Regarding Condition K (Kanalani Street Extension) LOCATION: Kailua-Kona, Island of Hawaii; TMK: (3) 7-4-008:013, 030, 074, 076-078 inclusive, 084, and 085 APPLICANT: West Hawaii Business Park, LLC L1 Transmitted for your review and comment is information on the above -referenced subject matter. We would appreciate your comments by February 5, 2018. • If no response is received by this date, we will assume your agency has no comments If you have any questions about this request, please contact Darlene Nakamura at 587-0417. ti Thank you. ( ) We have no objections. ( ) We have no comments. ( �/) Commentsrel attached Signed: Print Name:�CartyS(Chang, Chief EnChief En Date: r h / // U Attachments cc: Central Files DEPARTMENT OF LAND AND NATURAL RESOURCES ENGINEERING DIVISION LD/Russell Y. Tsuji Ref: Amendment to Change of 'Zone Ordinance No. 04-110 (REZ 1049) Regarding Condition K (Kanalani Street Extension), Kailua-Kona, Island of Hawaii; TMK: (3) 7-4-008:013, 030, 074, 076-078 inclusive, 084, and 085 COMMENTS The rules and regulations of the National Flood Insurance Program (NFIP), Title 44 of the Code of Federal Regulations (44CFR), are in effect when development falls within a` Special Flood Hazard Area (high risk areas). Be advised that 44CFR reflects the minimum standards as set forth by the NFIP. Local community flood ordinances may stipulate higher standards that can be more restrictive and would take precedence over the minimum NFIP standards. The owner of the project property and/or their representative is responsible to research the Flood Hazard Zone designation for the project. Flood Hazard Zones are designated on FEMA's Flood Insurance Rate Maps (FIRM), which can be viewed on our Flood Hazard Assessment Tool (FHAT)(http://gis.hawaiinfip.org/FHAT). If there are questions regarding the local flood ordinances, please contact the applicable County NFIP coordinating agency below: o Oahu: City and County of Honolulu, Department of Planning and Permitting (808) 768-8098. o Hawaii Island: County of Hawaii, Department of Public Works (808) 961-8327. o Maui/Molokai/Lanai County of Maui, Department of Planning (808) 270-7253. o Kauai: County of Kauai, Department of Public Works (808) 241-4846. Signed:4 l/ CA Y . Clt' G, CHIEF ENGINEER Date: DAVID IGE APR /j�9 C]�p 1 GOVERNOR <� �95D �W{+ 11 `) M 1!~ ! I r Tr 1 STATE OF HAWAII DEPARTMENT OF TRANSPORTATION 869 PUNCHBOWL STREET HONOLULU, HAWAII 96813-5097 April 10, 2018 Mr. Michael Yee Planning Director County of Hawaii Planning Department East Hawaii Office 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720 Dear Mr. Yee: An 3 33 ENT OF HAINAN Subject: West Hawaii Business Park, LLC (WHBP LLC) Amendment to Change of Zone Ordinance No. 04-110 (REZ 1049) North Kona, Hawaii TMK: (3) 7-4-008:013, 030, 074, 076-078 inclusive, 084 and 085 JADE T BUTAY DIRECTOR Deputy Directors ROY CATALAN ROSS IV. HIGASHI EDWIN H SNIFFEN DARRELL T YOUNG IN REPLY REFER TO: STP 18-018 STP 8.2386 WHBP LLC, rezoned approximately 186.733 acres from Open to Industrial -Commercial Mixed and 85.733 acres from Open to General Industrial. WHBP LLC is requesting to amend Condition K of the subject ordinance to enlarge the acreage allowed to be developed prior to the completion of the Kamanu Street Extension and changes to the location/extent of roadway improvements. The Department of Transportation (DOT) apologizes for the series of delays in providing you our comments on the subject request. We offer the following comments: Airports Division 1. The West Hawaii Business Park is approximately 3.28 miles from the end of Runway 35 at the Ellison Onizuka Kona International Airport at Keahole. All projects within five (5) miles of a state airport must comply with the requirements of the Technical Assistance Memorandum (TAM). The TAM can be viewed at this link: littp://files.liawaii.gov/dbcdt/op/docs/TAM-FAA-DOT-Airports 08-01-2016 pdf. N 117806 6anning Dept. Exhibit_ &— Mr. Michael Yee April 10, 2018 Page 2 STP 18-018 STP 8.2386 2. Code of Federal Regulations, Title 14, Part 77.9, requires the submittal of Federal Aviation Administration (FAA) Form 7460-1, Notice of Proposed Construction or Alteration, for the project. This requirement is also applicable to tall equipment, such as cranes, that may be used during construction. FAA Form 7460-1 and criteria for its submittal can be found at the following website: https:Hoeaaa.faa.gov/oeaaa/extemal/i)ortal-iso. 3. If the proposed development includes photovoltaic (PV) panels, a glint and glare analysis must be submitted for FAA review. This analysis must be submitted with any Form 7460-1 Notice including PV panels The following website may assist you with preparation of a glint and glare analysis: www.sandia.gov/glare. PV system installations have also been known to emit radio frequency interference (RFI) to aviation -dedicated radio signals, disrupting the reliability of air -to -ground communications. The responsible PV system owner shall mitigate any RFI that affects aviation operations Hi }g sways Division 1. The DOT has fulfilled Condition H that the Queen Kaahumanu Highway Phase II project has included the construction of a signalized four -legged intersection at the South Access Road and a right -in -right -out intersection at the North Access Road. 2. As it pertains to the DOT the road circulation plan and traffic study updated November 2017 satisfies Condition I. Further, the recommendations in the study should be fulfilled by the WHBP LLC, and no driveways should be permitted between Queen Kaahumanu Highway and the Kanalani Street Extension to prevent traffic queues backing onto the highway. 3. As recommended by Condition K and as related to the operations of Queen Kaahumanu Highway, the Kanalani Street Extension between the South Access Road and the North Access Road should be completed and in use prior to certificate of occupancy of the WHBP LLC project as suggested in the traffic study. 4. It is noted under Land Use Commission Docket No. A00-730 Decision and Order Item Transportation 6a is outstanding: With respect to the Petition Area, the Petitioner shall contribute its fair share and reasonable pro -rata f tiding and construction of regional transportation improvements and programs to the satisfaction of the State Department of Transportation. Mr. Michael Yee April 10, 2018 Page 2 If there are any questions, please contact Mr. Blayne Nikaido of the DOT Statewide Transportation Planning Office at telephone number (808) 831-7979. aSine ely, J T.BUTAY Director of Transportation STP 18-018 STP 8.2386 JIB APR 12 An -11- 1,30 WILLIAM L. MOORE PLANNING,; �; : , - ,T1N4ENT 159 HALAI STREET �r IT - HfiV,rAil HILo, HAWAII - 96720 (808)987-7336 wlmoore@outlook.eom April 12, 2018 Michael Yee, Director County of Hawaii Planning Department 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720-3043 Dear Director Yee: Subject: Change of Zone Ord. 04-110 (REZ 1049) West Hawaii Business Park LLC Amendment to Condition K of Ord. 04-110. TMK: 7-4-008: 013, 074, 076-078, 084 & 085 This is to acknowledge receipt of a copy of the memorandum dated March 2, 2018 from the Engineering Division of the Department of Public Works (DPW) regarding the status of the North Access Road intersection with Queen Kaahumanu Highway if the proposed amendment to Condition K of Ord. 04-100 is approved. This is to confirm that West Hawaii Business Park LLC's (WHBP), a wholly owned subsidiary of Lanihau Properties, request to amend Condition K does propose to eliminate the requirement to construct the North Access Road. In lieu of constructing the North Access Road intersection, which is limited to right-in/right-out movements, WHBP is proposing to amend Condition K to require that Kanalani Street be extended to tie into the South Access Road/Queen Kaahumanu Highway intersection. This intersection is currently being improved by the State Department of Transportation as a signalized intersection with full turning movements. With the amended requirement, the access to West Hawaii Business Park as well as the second access to Kaloko Industrial Park will be from a signalized, full movement intersection instead of a limited access, unsignalized intersection. With respect to the North Access, in a series of email correspondence between June 21 and June 26, 2017, the State Department of Transportation (DOT) has agreed to the relocation North Access Road and is constructing all required pavement and drainage improvements within the Queen Kaahumanu Highway right-of-way up to the West Hawaii Business Park boundary. As part of this agreement, DOT has confirmed: Lanihau Properties shall connect to the relocated right-in/right-out northern access at their own cost at any time. Planning Dept. 11777 5 ExhibiL Planning Director April 12, 2018 Page No. 2 Based on this agreement, upon development of the lots along Kanalani Street extension, WHBP will leave it up to the adjacent landowners to determine if the North Access Road improvements are necessary as part of their future development. For your information, the Traffic Impact Analysis Report (TIAR) that was prepared as part of this application, assumed that the North Access Road improvements would be provided at some future date and not as part of the initial phase of development of the West Hawaii Business Park improvements along Kanalani Street extension to the South Access Road. Should you have any questions concerning this matter, please do not hesitate to call me at (808) 987-7336. Sincerely, William L. Moore President Xc: Riley Smith, WHBP/Lanihau Properties DPW -Engineering Division Robert Shin, State of Hawaii Department of Transportation -Highways Division WILLIAM L. MOORS PLANNING, IA 159 HALAL STREET - -- _ 0i ' r iii • j=�1/t,�1 . j HILO, HAWAII 96720 (808) 987-7336 wlmoore@outlook.com April 12, 2018 Michael Yee, Director County of Hawaii Planning Department 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720-3043 Dear Director Yee: Subject: Change of Zone Ord. 04-110 (REZ 1049) West Hawaii Business Park LLC Amendment to Condition K of Ord. 04-110. TMK: 7-4-008: 013, 074, 076-078, 084 & 085 This is to acknowledge receipt of a copy of the letter dated February 16, 2017 from the State Historic Preservation Division (SHPD) of the Department of Land and Natural Resources. West Hawaii Business Park LLC, its successors or assigns, will ensure that all development activities are in compliance with the approved archaeological preservation plan and burial treatment plan. Should you have any questions concerning this matter, please do not hesitate to call me at (808) 987-7336. Sincerely, I William L. Moore President Xc: Riley Smith, WHBP/Lanihau Properties DLNR-SHPD 117776 Planning Dept. Planning Director April 12, 2018 Page No. 2 Based on this agreement, upon development of the lots along Kanalani Street extension, WHBP will leave it up to the adjacent landowners to determine if the North Access Road improvements are necessary as part of their future development. For your information, the Traffic Impact Analysis Report (TIAR) that was prepared as part of this application, assumed that the North Access Road improvements would be provided at some future date and not as part of the initial phase of development of the West Hawaii Business Park improvements along Kanalani Street extension to the South Access Road. Should you have any questions concerning this matter, please do not hesitate to call me at (808) 987-7336. Sincerely, William L. Moore - President Xc: Riley Smith, WHBP/Lanihau Properties DPW -Engineering Division Robert Shin, State of Hawaii Department of Transportation -Highways Division 11 %J119 RPR 12 R� 1 �r WILLIAM L. MOORE PLANNING, INC-�4E-NT ,�;; l'� .r U�' �`�`, . 159 HALAL STREET HILo, HAWAII 96720 (808)987-7336 wlmoore@outlook.com April 12, 2018 Michael Yee, Director County of Hawaii Planning Department 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720-3043 Dear Director Yee: Subject: Change of Zone Ord. 04-110 (REZ 1049) West Hawaii Business Park LLC Amendment to Condition K of Ord. 04-110. TMK: 7-4-008: 013, 074, 076-078, 084 & 085 This is to acknowledge receipt of a copy of the memorandum dated February 23, 2018 from the State Department of Health (DOH) regarding potential applicable permitting regulations and requirements. West Hawaii Business Park LLC, its successors or assigns, will ensure that all development activities are in compliance with the required DOH requirements. In this regard, CC&Rs as well as a Pollution Prevention Plan has been adopted for the development area which requires all development activities to be in compliance with applicable laws and regulations. Should you have any questions concerning this matter, please do not hesitate to call me at (808) 987-7336. Sincerely, William L. Moore President Xc: Riley Smith, WHBP/Lanihau Properties Department of Health — Hawaii District Office 117773 r nning Dept. %,3l9 APR 1? Rel 1' 51 WILLIAM L. MOORS PLANNIN�1 � ; ', "^r'"' 1,4ENT 159 HALAI STREET HHV jt1.il HILO, HAWAII 96720 (808) 987-7336 wimoore@outlook.com April 12, 2018 Michael Yee, Director County of Hawaii Planning Department 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720-3043 - Dear Director Yee: Subject: Change of Zone Ord. 04-110 (REZ 1049) West Hawaii Business Park LLC Amendment to Condition K of Ord. 04-110. TMK: 7-4-008: 013, 074, 076-078, 084 & 085 This is to acknowledge receipt of a copy of the letter dated February 5, 2017 from the State Department of Land and Natural Resources (DLNR) transmitting the comments from its Engineering Division regarding the National Flood Insurance Program (NFIP) requirements within high risk areas. The West Hawaii Business Park is situated mauka (east) of Queen Kaahumanu Highway and is over one-half mile from the shoreline. Furthermore, there are no drainage ways or water courses situated within the project area. According, the DLNR Flood Hazard Assessment, the entire project area is within Zone "X" and therefore the NFIP requirements within high risk areas do not apply to the development area. Should you have any questions concerning this matter, please do not hesitate to call me at (808) 987-7336. Sincerely, William L. Moore President Xc: Riley Smith, WHBP/Lanihau Properties DLNR - Engineering Division 117774 pi DePl- anning Exhibil,_.__% 11"7 npp WILLIANi L. MOORE PLANNING, INC. 159 ti A LAI ST REF.i - Illt,o, HANN -U1 96720 (808) 98 733b iv Imoore ri outlookxom April 18, 2018 Michael Yee. Director County of Hawaii Planning Department 101 Pauahi Street. Suite 3 Hilo, Hawaii 96720-304'1 Bear Director Yee - Subject Change of Lone Ord. 04-110 (RE7 1049) West Hawaii Business Park LLC Amendment to Condition K of Ord. 04-110. TMK: 7-4-008: 013, 074, 076-078. 084 & 085 This is to a cl,nov�ledge receipt of copy of the letter dated April 10. 2018 from the State Department of Transportation (DOT) regTarding West Hawaii Business Park LLC's (\WHBP) request to amend Condition K of Ord 04-110. With respect to the comments provided by the Airports Division, WIIBP, its successor or assigns. will comply with all applicable federal Aviation Administration (FAA) requireinents!regulations Information on the FAA requirein ents will be provided to future developers within the West Ilavvaii Business Park The following are the responses to the comments provided by the DO -I' Highways Division. Coninient 1. The DO'[ has fulfilled Condition 14 that the Queen Kaahumanu Highvvay Phase 11 project has included the construction of a signalized four -legged intersection at the South Access Road and a ri-lit-in-right-out intersection at the North Access Road. Response: WHBP appreciates DOT's confirmation that Condition I of Ordinance No. 04-110 has been comp]ied v%ith. t Condition H of Ord. 0=1-110 states All access and intersection improvements along Queen Kaahumanu Highvvay shall be constructed meeting with all the requirements and approval of the State Department of Transportation. Access to Parcel 1 from Queen Kaahumanu Highway shall be limited to the North Access Road and, after construction of the National Park ServiceTanihau (South Access Road) signalized intersection, to the National Park Service/Lanihau (South Access Road) intersection and to the North Access Road under such terms and conditions required by the Department of Transportation. Jann ng epi. 1 Exhibii' Planning Director April 18, 2018 Page No. 2 Comnlent 2. As it pertains to the DOT ilic road circulation plan and traffic study updated November 2017 satisfies Condition 12 Further, the recommendations in the study should be ftilfilled b\ the: Wf113P LLC, and no dri�ewads should be permitted bet"een Queen Kaahumanu Highway and the Kanalani Street Extension to prevent traffic queues backfin« onto the hiuhway Response: W IBP appreciates D01 's comment that the Roadway Circulation Plan that was included as part of the Traffic Impact Analysis Report ( FIAR) meets %with their approval WHBP, its successors or assian�,. will comply v ith the recommendations of the TIAR as required by Condition G of Ordinance No. 04-110 which states in part that "miti�uation measures called for in the revised TIAR that are reasonably related to the project impact shall be implement meeting with the approval Planning Director in consultation �,ith the Department of Public Works." WTIBP will assure that as a condition of development of %Vest Ha,,vaii Business Pari:, no connections to Queen Kaahumanu Highway will be allowed other than the North and South Access Road intersections. Comment 3. As recommended by Condition K and as related to the operations of (ween Kaahumanu Highway, the Kanalani Street Extension bemeen the South Access Road and the worth Access Road should be completed and in use prior to certificate of occupancy ofthe WFIBP Ll,(' prosect as suggested in the traffic study. Response: WHBP fully agrees «ith this requirement as contained in the proposed amendment to Condition K Comment 4. It is noted under Land Use Commission Docket No A00- 730 Decision and Order Item Transportation ba is outstanding: With respect to the Petition Area, the Petitioner shall contribute its fair share and reasonable pro -rata funding and construction of re{7ional transportation improvements and programs to the satisfaction of the State Department of Transportation Response: As stated in its annual reports to the State Land Use Commission, WI -113P, its successor or assigns. will comply with this condition as maybe require by DOT. 2 Condition I or Ordinance No 04-110 requires the following Prior to granting of Tentative Subdivision Approval for any lot within the subject area, the applicant shall prepare an overall Roadway Circulation Plan showing the major road corridors within the project area for review and approval by the Planning Department, in consultation with the Department of Public Works and the State Deparrment of Transportation Planninp Director April 18, 2018 Pair No Should you have any questions concerning this matter. please do not hesitate to call me at (S08) 957-7336. Sincerely, William L X-loore President Xc: Riley Smith, WHBP/LaniliaLi Properties Jade T. Butav, Director, State of Hawaii Department of Transportation Blayne Nikaido. DCCT State\�ILIC Transportation Planning Office ILLIAm L. MOORE PLANNING,INC.t 159 HAL At STREET Iliw, HAS NAt) 96720 (808) 987-7336 cs lmoore(d oudook-xom April 18, 2018 :�9ichael Yee, Director County of Hawaii Planning Department 101 Pauahi Street. Suite 3 Hilo, flawaii 96720-3043 Dear Director Yee Sublect- C hange of "Lone Ord 04-110 (RE1 1049 ) West Hawaii Business Part. LLC Amendment to Condition K of Ord 04-1 10. 7 MK 7-4-008. 013. 074. 076-078, 084 & 085 This is to update West Flawaii Business Park LLC's (\VHBP) April 12, 3018 response to the Department of Public Works (DPNV) memorandum re`garding the status ofthe North Access Road intersection with Queen Kaahumanu t-lighway if the proposed amendment to Condition K of Ord 04-100 i; approved With respect to the future status of the North Access Road unpro,,ements, Condition G of Ordinance No. 04-110 requires the following The improvements identified to the updated TZAR shall be provided in an appropriate design year or phased with the needed right-ol'-wa} provided Mitigation measures called For in the revised TIAR that are reasonably related to the project impacts shall be implemented meeting with the appro%al of the Planning Director in consultation w ith the Department of Public Works While the North Access Road improvements will no longer be required as condition of the proposed amendment to Condition K. the impro,ements, including the ri<iht-in/right-out intersection with Queen Kaahumanu Highway, are idenlitied as recommended actions by the TZAR as part of the Phase 2 development. WHBP, its successors or assigns, wtll comply with the requirements of Condition G, tncludina the TZAR recommendations related to the North Access Road improN entents as required by the Planning Director in consultation w ith the Department of PUNIC Works Should you have any questions concerning this matter, please do not hesitate to call me at (808) 987-7336. Sincerely, William L. Moore President XC: , Riley Smith, WHBP/Lanihau Properties DPW -Engineering Division Nanning Dept. Exnibil_.A— H19 JUL r- pn 1 10 . WILLIAM L. MOORE PLANNING, INC i i 159 HALAI STREET HILO, HAWAII 96720 (808)987-7336 wlmoore@outlook.com July 5, 2018 Michael Yee, Director County of Hawaii Planning Department 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720-3043 Dear Director Yee: Change of Zone Ord. 04-110 (REZ 1049) West Hawaii Business Park LLC Amendment to Condition K of Ord. 04-110. TMK: 7-4-008: 013, 074, 076-078, 084 & 085 In the review of West Hawaii Business Park LLC's (WHPB) proposed amendment to Condition K of Ordinance 04-110, your staff has requested clarification on several matters based on their review of the Traffic Impact Analysis Report (TIAR) prepared by Wilson Okamoto Corporation (WOC) as well as comments from the State Department of Transportation — Highways Division (DOT -H). In response to this request for clarification, WHBP has requested WOC to prepare a Supplemental Traffic Analysis for the West Hawaii Business Park. Accordingly, please find the original and twenty (20) copies of this supplemental report which provides the foundation for our response to information/clarifications requested by your staff. Comment/Clarification No. 1. Address discrepancy in the initial development acreage between `VHBP's submittal and the Traffic Impact Analysis Report (TIAR) In an April 26, 2018 email, the Planning Department identified a discrepancy between WHBP's request to increase the development area allowed under condition K from 10 to approximately 48.4 acres with the TIAR assessment which indicated that the developed area was 40.8 acres. Response: The 40.8 acre first increment area identified in the TIAR is a typographical error. The traffic analysis for the initial phase of the WHBP project was based on the 48.4 acre development area. This typographical error has been corrected in the attached Supplemental Traffic Analysis. Planning Dept. Exhibit_ ff 1193 -� � Planning Director July 5, 2018 Page No. 2 Comment/Clarification No. 2 Proposed condition to limit commercial development to the area identified in the TUR. In an April 26, 2018 email, the Planning Department noted that the TIAR based its analysis of traffic impacts and roadway improvement recommendations for Phase 1 on the development of 356,059 square feet (approximately 8.17 acres) of gross leasable space for commercial uses. Based on this, the Department staff indicated that they are likely to propose a condition limiting development in Phase 1 to match this variable. Were you envisioning development beyond the 365,059 square feet of gross leasable commercial space in Phase 1 of the development? Response: The TIAR is intended to provide a broad overview of the project's traffic impacts based on a number of reasonable assumptions, including but not limited to: o Development plan, including an estimate of the number and type of residential units, commercial activities and other related uses (parks, etc.) o Growth of background traffic in the general area as well as by other lands within and/or adjacent to the project area. o Proposed road improvements during the planning period as well as other actions including mass transit. The TZAR: 1) evaluated existing traffic conditions; 2) assessed future traffic conditions in the surrounding area both with and without the Project; and 3) made recommendations to mitigate traffic impacts from the Project. At the same time, it is not intended to serve as a constraint or limit on the land use activities as the overall circumstances will change as the development of the project area proceeds through time. Accordingly, the 365,059 square feet of gross leasable commercial area was intended as a reasonable estimate of the development potential of the initial phase of development within WHBP. However, under the MCX zoning, this area can also be used for certain industrial uses. These uses may result in increased square footage of buildings/improvements and, generally have less traffic impacts. In addition, TIAR indicated that the Level of Service (LOS) from the project was well within acceptable levels as determined by the Section 25- 2-46 of the Zoning Code related to Concurrency. Accordingly, we do not agree that the 365,059 square feet of gross leasable area should be a limit on the development. In this regard, WHBP requested that its Traffic Consultant, Wilson Okamoto Corporation prepare a Supplement Traffic Analysis to assess the amount Planning Director July 5, 2018 Page No. 3 of commercial development that could be reasonably accommodated within the initial phase of `b'HBP without requiring any on-site mitigation. According to this Supplemental Report, the commercial development could be doubled (from 20% to 40% floor area ratio) to 730,000 square feet of gross leasable commercial area, while still maintaining an acceptable Level of Service. Comment/Clarification No. 3. Possible Restriction of Driveways on North Access Road and South Access Road. In an April 26, 2018 email, the Planning Department noted that DOT -H commented that, "no driveways should be permitted between Queen Kaahumanu Highway and the Kanalani Street Extension to prevent traffic queues backing onto the highway." Response: The Supplemental Traffic Analysis included an analysis of the potential queuing issues/concerns within the portions of North Access Road and South Access Road between Queen Kaahumanu Highway and Kanalani Street. This analysis determined: "Potential queuing at these access points are expected to be minimal and are not expected to significantly impact traffic operations at the adjacent roadways." The Supplemental Analysis stated that although the potential queuing is expected to be minimal, it identified certain recommendations to assure there would be no impacts including the following: South Access Road Driveways o Provide a shared left -turn and through lane and an exclusive right -turn lane along the South Access Road approach at the intersection with Queen Kaahumanu Highway. The dimensions and layout of this approach should be determined during the design phase of the project. o Channelize the right -turn lane along South Access Road at the proposed South Driveway with a channelized island to provide an above -grade deterrent to left -turn maneuvers at this driveway. o Provide sufficient storage for entering vehicles at the parking area to ensure that queues do not extend onto the adjacent public roadways. Planning Director July 5, 2018 Page No. 4 North Access Road Driveways o Provide a left -turn pocket along the eastbound approach of North Access Road at the intersection with Kanalani Street to facilitate through traffic at this intersection. o Provide sufficient storage for entering vehicles at the parking area to ensure that queues do not extend onto the adjacent public roadways. WHBP fully supports the inclusion of these recommendations as a condition of approval related to the proposed amendment of Condition K of Ordinance No. 0-110. Please be aware that WHBP is continuing to coordinate with DOT -H on this matter. Based on these discussions, there may be revisions with respect to these recommendations/requirements. Please feel free to contact me if you have any further questions or requests for further clarification on this request. Sincerely, William L. Moore President XC: Riley Smith, President, Lanihau Properties Attachment: Supplemental Traffic Analysis for West Hawaii Business Park SUPPLEMENTAL TRAFFICANALYSIS FOR THE WEST ILA UP All BUSINESS PARD Prepared Jbr. Lanihau Properties, LLC P O Box 9032 Kailua-Kona. HI 96745 Prepared bv- Wilson Okamoto Corporation 1907 S Beretania Street, Suite 400 Honolulu, Hawaii 96826 WOC Ref # 10235-03 June 2018 INNOVATORS �PLANNERS ENGINEERS 10235-03 June 25, 2018 Mr. Riley W. Smith, P.E. President/CEO Lanihau, Properties, LLC P.O. Box 9032 Kailua-Kona, HI 96745 Subject- West Hawaii Business Park Supplemental Traffic Analyses Honokohau, Big Island, Hawaii Dear Mr Smith, As requested, the following is a summary of the supplemental traffic analyses conducted for the proposed West Hawaii Business Park. Project Background The proposed West Hawaii Business Park is located adjacent to Queen Kaahumanu Highway in Kailua-Kona on the island of Hawaii. The proposed project entails the development of a 337 - acre site to include a mix of commercial and industrial uses implemented over a span of twenty years in three phases. In conjunction with the proposed development, each respective phase will also include the construction of a network of new internal roadways to provide access and circulation throughout the project site. Two roadway intersections along Queen Kaahumanu Highway will provide access to and from the project site (referred to as North and South Access Roads) with lateral corridor connections at extensions of Kamanu and Kanalan> Streets between Hina Lani Street and Kealakehe Parkway A Traffic Impact Analysis Report (TZAR) was previously prepared in November 2017 to identify and assess potential traffic impacts resulting from the proposed project based on the provided 20% Floor -to -Area Ratio (FAR) land use intensity. The analysis contained herein is a supplement to the November 2017 "Traffic Impact Report for the West Hawaii Business Park" (hereafter referred to as the "2017 TIAR") to assess traffic operations under an alternate development scenario currently under consideration for the first phase of development which is expected to be completed by Year 2022 The first phase of the proposed West Hawaii Business Park project entails the development of approximately 48 4 acres of land (356,059 square feet of gross leasable space) contained to 5 10235-03 West Hawaii Business Park June 25, 2018 Page 2 parcels for commercial uses. Under Phase 1, primary access to the project site is expected to be provided via a new signalized, internal roadway referred to as "South Access Road" with secondary access provided via Kanalani Street. As previously mentioned, an alternate development scenario is currently under consideration for implementation during Phase 1. As such, a sensitivity analysis was conducted to determine the development land use intensity threshold that would not result in traffic operational deficiencies within the study area based on projected levels of service Extent of Study Area As described in the 2017 TIAR, the study area for the proposed West Hawaii Business Park included the following intersections: • Queen Kaahumanu Highway and Hina Lani Street • Queen Kaahumanu Highway and Honokohau Street • Queen Kaahumanu Highway and Kealakehe Parkway • Kealakehe Parkway and Kamanu Street • Ane Keohokalole Highway and Kealakehe Parkway • Ane Keohokalole Highway and Hina Lam Street • Hina Lani Street and Kamanu Street • Hina Lani Street Kanalani Street The existing lane configurations for the study intersections are included in Figure 1 Throud Traffic Forecasting and Other Considerations The travel forecast is based upon historical traffic count data obtained from the State DOT, Highways Division at survey stations located along Queen Kaahumanu Highway in the vicinity of the project site The historical data indicates relatively stable traffic volumes along Queen Kaahumanu Highway in the project vicinity. Although traffic volumes have remained generally stable, an annual traffic growth rate of approximately 1.0% was conservatively assumed along Queen Kaahumanu Highway, Ane Keohokalole Highway, and Hina Lani Street. Using 2016 as the Base Year, a conservative growth rate factor of 1.06 was applied to the baseline traffic demands along these roadways to achieve the projected Year 2022 traffic demands. In addition, as noted in the 2017 TIAR, there are plans to widen Queen Kaahumanu Highway between the Kona International Airport and Henry Street. This project is anticipated to be completed by Year 2018 and as such, was incorporated into the projected traffic conditions analysis. 10235-03 West Hawaii Business Park June 25, 2018 Page 3 Trio Generation Methodology The trip generation methodology used in this study is based upon generally accepted techniques developed by the Institute of Transportation Engineers (ITE) and published in "Trip Generation, 9`i' Edition," 2012. The ITE trip generation rates are developed empirically by correlating vehicle trip generation data with various land use characteristics such as the number of vehicle trips generated per 1,000 square feet of development. The trip generation methodology developed by ITE also includes provisions for pass -by trips and internal capture of trips. Pass -by trips are generated when vehicles that would be traveling through the area whether or not the project was developed and make an intermediate stop at the project site between their origin and primary destination. Internal capture of trips accounts for vehicles that visit more than one destination within the same area without adding external vehicular trips to the surrounding major roadways. As such, the peak hour trip generation for the proposed project was adjusted for pass - by trips and internal capture of trips. Projected Conditions: Alternate Development Plan As included in the 2017 TZAR, Phase I is expected to include the construction of South Access Road between Queen Kaahumanu Highway and Kanalani Street, as well as the extension of Kanalam Street from the South Access Road intersection to the existing terminus on Kaloko Industrial Area. As such, these roadway improvements were incorporated into the analysis described below. An incremental analysis was perfonned for Phase I of the planned project to determine how much additional development could occur during that phase without requiring significant improvements in the vicinity to mitigate projected traffic operations. Iterations in 5% increments were added to the currently proposed 201X0 FAR to determine the development land use intensity threshold. With the completion of the Queen Kaahumanu Highway widening project and the WHBP Phase 1 improvements, the on-site network can support an increase of the development land use intensity of Phase 1 of up to 40% FAR (---711,000 square feet of gross leasable space) The analysis indicates that to maintain similar recommendations for Phase I as detailed in in the 2017 TIAR, no increase in development could be included in Phase 1. However, the 2017 TZAR included a recommendation to improve the intersection of Queen Kaahumanu Highway with Kealakehe Parkway to mitigate adverse traffic operations at that intersection due to the relatively high volume of conflicting movements on the westbound and eastbound approaches. The recommended improvements included the modification of the westbound approach to include an exclusive right -turn lane. If the construction of this specific improvement was accelerated to occur concurrently with Phase 1, additional development of up to 40% FAR could be considered within Phase 1. Table 1 summarizes the trip generation characteristics related to the West 10235-03 West Hawaii Business Park June 25, 2018 Page 4 Hawaii Business Park based on a 40% development land use intensity applied to the AM and PM commuter peak hours of traffic. Table 1: Adjusted Peak Hour Trip Generation PHASE 1— YEAR 2022 COMMERCIAL/RETAIL (SPECIALTY RETAIL CENTER) INDEPENDENT VARIABLE: 1,000 sf of additional development = 711.00 Year 2022 Year 2022 w/out Pro' w/Pro' Queen Kaahumanu Hwy/ Hina Lani St PROJECTED TRIP ENDS AM PEAK ENTER 0 Southbound EXIT 0 Eastbound TOTAL 0 PM PEAK ENTER 426 Southbound EXIT 539 TOTAL 965 The projected Year 2022 PM peak period traffic operating conditions with the additional FAR and acceleration of the aforementioned intersection improvement are summarized in Table 2. The Year 2022 Without Project Conditions included in the 2017 TIAR are provided for comparison purposes The highway capacity analysis performed in this study is based upon procedures presented in the "Highway Capacity Manual", Transportation Research Board, 2000, and the "Synchro" software, developed by Trafficware. This analysis is based on the concept of Level of Service (LOS). LOS is a quantitative and qualitative assessment of traffic operations. Levels of Service are defined by LOS "A" through "F", LOS "A" representing ideal or free-flow traffic operating conditions and LOS "F" unacceptable or potentially congested traffic operating conditions. Capacity analysis calculations are included in the attachments. Table 2: Projected Year 2022 (Without and With Project) LOS Traffic Operating Conditions Intersection Approach! Critical Movement PM Year 2022 Year 2022 w/out Pro' w/Pro' Queen Kaahumanu Hwy/ Hina Lani St Westbound C D Northbound C C Southbound B B Queen Kaahumanu Hwy/ South Access Rd* Eastbound - C Westbound - D Northbound - D Southbound - C *Project Roadway **LT = Left -Tum 10235-03 West Hawaii Business Park June 25, 2018 Page 5 Table 2: Projected Year 2022 (Without and With Project) LOS Traffic Operating Conditions (Cont'd) Intersection Approach) Critical Movement PM Year 2022 Year 2022 ry/out Pro' w/Pro' Queen Kaahumanu Hwy/ Honokohau St Westbound B B Queen Kaahumanu Hwy! Kealakehe Pkwv** Eastbound C D Westbound D D Northbound C C Southbound C C Kealakehe Pkwy/ Kamanu St Eastbound (**LT) A A Southbound B C Ane Keohokalole Hwy/ Kealakehe Pkwy Eastbound B B Westbound C B Northbound B B Southbound B C Ane Keohokalole Hwy/ Hina Lam St Westbound (**LT) B B Northbound C D Hina Lam St/ Kamanu St Westbound (**LT) A A Northbound C C Hina Lam St/ Kinalani St Westbound (**LT) A A Northbound B C *Project Roadway **LT = Left -Tum Queuing Analysis for Internal Protect Driveways Once the development land use intensity threshold was determined, additional analyses were conducted to determine the effect of the increased development on driveways along the primary internal roadways. The first additional analysis entailed a queuing analysis at proposed internal driveways ("South Driveways") located midblock along South Access Road between Queen Kaahumanu Highway and Kanalani Street. Due to its close proximity to Queen Kaahumanu Highway, these driveways are expected to be restricted to right -tum in right -turn out movements only. The second additional analysis was based on the acceleration of construction of the North Access Road from Phase 2 to Phase I and entailed a queuing analysis at proposed driveways ("North Driveways") along that roadway. These driveways are expected to be located midblock along North Access Road between Queen Kaahumanu Highway and Kanalani Street. These 10235-03 West Hawaii Business Park June 25, 2018 Page 6 driveways are also expected to be restricted to right -turn in and nght-turn out movements only. See Figures 2 and 3 for the proposed locations of driveways along South Access Road and North Access Road. Based on the identified development land use intensity threshold of 40% FAR, minimal queuing is expected along South Access Road at the proposed driveways. The calculated theoretical 95`h percentile queue length is approximately 24 feet in the eastbound direction and approximately 7 feet in the westbound direction. As such, any potential queuing at these access points is not expected to significantly impact traffic operations at the adjacent roadways. In addition, queueing analysis was also performed for the proposed midbloek driveways along North Access Road between Queen Kaahumanu Highway and Kanalani Street. As previously discussed, for the purpose of this analysis, an accelerated construction of North Access Road from Phase 2 to Phase 1 was assumed. Based on the analysis, the calculated theoretical 95'h percentile queue length is approximately 58 feet in the northbound direction and 53 feet in the southbound direction. As such, any potential queuing at these driveways is not expected to impact traffic operations at the adjacent surrounding roadways Conclusion Supplementary analyses were conducted to assess an alternate development scenario currently under consideration for the first phase of development for the proposed West Hawaii Business Park. A sensitivity analysis was conducted to detennine the development land use intensity threshold that would not result to traffic operational deficiencies in the study area based on projected levels of service. The result of the analysis showed that the development land use intensity of Phase 1 could be increased up to 40910 FAR with the implementation of the recommended modifications at the intersection of Queen Kaahumanu Highway and Kealakehe Parkway based on traffic operations. In addition, queuing analyses were also conducted to detennine any potential impact of the increased development plan to the proposed internal driveways along South Access Road and North Access Road. Based on the analysis, potential queuing at these access points are expected to be minimal and are not expected to significantly impact traffic operations at the adjacent roadways. The following are the general recommendations of the supplemental analysis to be implemented with the proposed project. 10235-03 West Hawaii Business Park June 25, 2018 Page 7 General 1 Maintain sufficient sight distance for motorists to safely enter and exit the project dnveways,'roadways. 2 Provide adequate on-site loading and off-loading service areas and prohibit off-site loading operations 3. Provide adequate turn -around area for service, delivery, and refuse collection vehicles to maneuver on the project site to avoid vehicle -reversing maneuvers onto public roadways. 4 Provide sufficient turning radii at all project driveways to avoid or minimize vehicle encroachments to oncoming traffic lanes. 5 Update the Traffic Impact Analysis Report (TIAR) for each phase of the development to verify projected traffic operating conditions and identify additional improvements, as necessary. Alternate Development Plan In addition to the recommended Phase 1 improvements within WHBP, the analysis identified the following off-site recommendation to improve regional traffic circulation in the project vicinity and support the additional proposed development. 1. Modify the intersection of Queen Kaahumanu Highway and Kealekehe Parkway to facilitate additional developmental density for Phase 1. Provide a shared left -turn and through lane and an exclusive right -turn lane along the westbound approach of Queen Kaahumanu Highway and Kealakehe Parkway. The dimensions and layout of this approach should be determined during the design phase of the project Queueing Analvsis Although the potential queueing is expected to be minimal, the following recommendations have been identified for these access points: South Access Road As detailed in the 2017 TIAR, provide a shared left -turn and through lane and an exclusive right -turn lane along the South Access Road approach at the intersection with Queen Kaahumanu Highway. The dimensions and layout of this approach should be determined during the design phase of the project. Channelize the right -turn lane along South Access Road at the proposed South Driveway with a channelized island to provide an above -grade deterrent to left -turn maneuvers at this driveway. 10235-03 West Hawaii Business Park June 25, 2018 Page o 3. If access at the proposed driveway is controlled, provide sufficient storage for entering vehicles at the parking area access controls (i.e., automatic gate, etc.) to ensure that queues do not extend onto the adjacent public roadways. North Access Road 1. Provide a Ieft-turn pocket along the eastbound approach of North Access Road at the intersection with Kanalani Street to facilitate through traffic at this intersection. 2. If access at the proposed driveway is controlled, provide sufficient storage for entering vehicles at the parking area access controls (i.e., automatic gate, etc.) to ensure that queues do not extend onto the adjacent public roadways. Should you have any questions, please contact me at 808-946-2277. Sincerely, Cathy Leong, PE Enclosures: Figure 1-3 Capacity Analysis Calculations Queueing Analysis Report 7 Ane Keehokalole HWY 7 Kamanu st T d; nd 4 Hina Lam St Keatakehe pkvjy PkwyKeaPakehe 01 Vmglr ft..,.'.� - J� W t w V� Hina Lani St 2 'A -.0 AN 0 IN 7=k A ---4 P. -M, 4 M, KanalaHl St Hina Lani St ?,Zt, 11., 4— "s, - 50, MA pmlie Aol� vp V Karnanu St Z A Q. Hina Lani St J, , 4-1 Ane Keohokajol- Hwv <- n,, 6 Queen Kaahurnanu HNy tl "I lxlT, , "J m. 4-4p M Honokohau St I Kealakehe te ,�,pl&vy 0; North LEGEND ® Study Intersection WEST HAWAII BUSINESS PARK EXISTING LANE CONFIGURATION FIGURE I \4 \N� SpU�µpPp PCGESS R PRpPN sRE� i RpPpSE� �• pp, Length � � � P oR\VEW P p�e��n9 1 pX R Ep Que� n9 P pP W P \ pRN \ \ pUE� N\�wPMPNU PppOss RpPo P DRNEN o / SPPRK 1\ BVS\NES P.N P \NSE -gyp SGP m �"f� P Dp1 EW F\GURe 3 JUL 10 a WILLIAM L. MOORE PLANN1NG�;INC:_. : ,TA 159 HALAI STREET HILO, HAWAII 96720 - (808) 987-7336 — wlmoore@outlook.com July 5, 2018 Michael Yee, Director County of Hawaii Planning Department --. --- __ 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720-3043 Dear Director Yee: Change of Zone Ord. 04-110 (REZ 1049) West Hawaii Business Park LLC Amendment to Condition K of Ord. 04-110. TMK: 7-4-008: 013, 074, 076-078, 084 & 085 In the review of West Hawaii Business Park LLC's (WHPB) proposed amendment to Condition K of Ordinance 04-110, your staff has requested clarification on several matters based on their review of the submitted information as well as comments from the reviewing agencies. The following is WHBP's responses to these matters. 1. Status of North Access Road Improvements. In an email dated April 18, 2018, the Planning Department requested clarification with respect to the deletion of the requirement for the construction of the North Access Road improvements in Phase 1 of the proposed development. There is no other apparent Condition of Ordinance No. 04-110 that requires construction of the North Access Road within the project area, so the deletion of that requirement from Condition K is antithetical to complying with the recommendations of the Road Circulation Plan/TIAR. Please provide us some written clarification on how the project can do both comply with the TIAR conditions while the requirement is proposed to be deleted from Condition K. Response: WHBP has no objections to a condition of approval requiring the construction of the North Access Road improvements as part of initial phase of development. 2. Status of LUC Condition 6a. In an email dated April 18, 2018, the Planning Department requested a response to a comment from the State Department of Transportation — Highways (DOT -H) regarding 119341 P'lalnning Dept. Exhibit—A— Planning Director July 5, 2018 Page No. 2 compliance with Land Use Commission (LUC) Docket No. A00-730 —Condition 6a related to the requirement for WHBP to provide its "fair -share and reasonable pro -rata funding and construction of regional transportation improvements and programs to the satisfaction of the State DOT.' Response: In its annual reports to the LUC, WHBP continues to reiterate its commitment to comply with this condition as required by DOT. To date, DOT has not identified a program to implement this condition. However, WHBP continues to cooperate with DOT in the Queen Kaahumanu Highway Widening Project, including agreeing to the relocation of the main entrance to the project area to accommodate adjustments proposed by the National Park Service. WHBP also agreed, at its sole cost, to construct on-site improvements that DOT had committed to as part of the agreement to relocate the WHBP highway entrance. 3. Clarification of the area allowed to be development pursuant to the proposed amendment of Condition K. In an April 26, 2018 email, the Planning Department noted that the proposed amendment to Condition K of Ordinance No. 04-110 indicates that the 48.4 acre project area is modified by the use of the term "vicinity of before South Access Road in your proposed condition language. This qualifier creates a bit of ambiguity in the condition language and leaves compliance with the condition up to interpretation. Will you please address your thought process behind the use of this proposed language and possibly suggest some more specific language? Response: Exhibit 3 that was included as part of the amendment request clearly shows the boundaries of the proposed area that can be developed under the requirements of the proposed amendments to Condition K. While there may be some very minor adjustments to the boundaries and development area as a result of the final design of the road and related improvements, we believe that the representations in the application request are sufficient to provide guidance to the Planning Department in implementing this condition. 4. Access to proposed development area south of the South Access Road right-of-way. The Planning Department requested clarification as to how access will be provided to the approximately 7.9 acre development area to the south of South Access Road, given the potential restrictions on driveway access from South Access Road. Planning Director July 5, 2018 Page No. 3 Response: The subdivision of the 7.9 acres development will include a portion of the Kanalani Street right-of-way that can be utilized as a driveway until the permanent road improvements are constructed and dedicated to the County. In the alternative, a portion of Kanalani Street south of the South Access Road intersection may be constructed as a condition of the final subdivision approval for this area. Please feel free to contact me if you have any further questions or requests for further clarification on this request. Sincerely, I WTV-r William L. Moore President XC: Riley Smith, President, Lanihau Properties ?019 JUL ?14 pf � ? 35 stn --r _'1_1 l l ^CIY I WILLIAM L. MOORE PLANNINU�';`1, 159 HALAI STREET HILO, HAWAII 96720 (808)987-7336 wlmoore@outlook.com July 24, 2018 Michael Yee, Director County of Hawaii Planning Department 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720-3043 Dear Director Yee: Change of Zone Ord. 04-110 (REZ 1049) West Hawaii Business Park LLC Amendment to Condition K of Ord. 04-110. TN/IK: 7-4-008: 013, 074, 076-079, 084 & 085 In the review of West Hawaii Business Park LLC's (WHPB) proposed amendment to Condition K of Ordinance 04-110, your staff has requested a response to several matters, including a comment in the April 10, 2018 memoranda from the State Department of Transportation -Highways Division (DOT -H) that no driveways should be permitted between Queen Kaahumanu Highway and Kanalani Street to prevent traffic queuing backing onto the highway. In response to this comment and your Department's request for further information on this matter, WHBP requested its traffic consultant to prepare a Supplemental Traffic Analysis (STA) for the West Hawaii Business Park. This STA was transmitted to your office on July 5, 2018. In addition, WHBP has been coordinating directly with DOT -H on this matter. The Supplemental Traffic Analysis included an analysis of the potential queuing issues/concerns within the portions of North Access Road and South Access Road between Queen Kaahumanu Highway and Kanalani Street. This analysis determined: "Potential queuing at these access points are expected to be minimal and are not expected to significantly impact traffic operations at the adjacent roadways." The STA further stated that although the potential queuing is expected to be minimal, it identified certain recommendations to assure there would be no impacts. In reviewing the STA, DOT -H requested clarification regarding the minimum distance of the proposed intersections from Queen Kaahumanu Highway. In response, WHBP's traffic consultant revised Figure 3 of the STA showing the minimum distances of the intersections as well as the queuing mitigation requirements. A copy of the Revised STA Figure 3 is attached. Based on this analysis, in an email dated July 13, 2018 to DOT -H, WHBP stated that it was willing to include a condition of approval related to these driveway requirements as follows: Driveways shall be allowed within the North and South Access Roads between Queen Kaahumanu Highway and Kanalani Street subject to the following requirements: 1) intersection shall be limited to right-in/right-out movements only; 2) a channelizing island shall be provided as an above -grade deterrent to left turn maneuvers; 3) storage requirements Planning 'Dept- Pxhibit A_ Planning Director July 24, 2018 Page No. 2 based on the 95% percentile queue length as recommend in the 2018 Supplemental Traffic Analysis shall be provided; 4) driveway intersections within South Access Road shall be a minimum of 250 feet from the Queen Kaahumanu Hiuhway Intersection; and 5) driveway intersections within North Access Road shall be a minimum of 125 feet from the Queen Kaahumanu Hiahway intersection. In addition to the request for follow up on DOT's concerns, your staff has requested follow up information with respect to the amount of gross leasable area proposed within WHBP Phase 1 as well as the status of construction of the North Access Road between Queen Kaahumanu Highway and Kanalani Street. WHBP provided a general response to these concerns in its July 5, 2018 letter. However, based on follow up discussions with your staff, WHBP is open to a revision to its requested amendment of Condition K of Ord. No. 04-110 as follows: Prior to the issuance of a Certificate of Occupancy for improvements within an approximately 48.4 - acre [10 -acre] portion of Parcel (Initial Project Area along Kanalani Street Extension between the north property boundary and the vicinity of South [North] Access Road, Kanalani Street Extension from the north property boundary to the vicinity of South [North] Access Road and the construction of improvements within the South [North] Access Road between the jl] Queen Kaahumanu Highway intersection and the Kanalani Street Extension (North Access Road], as provided in the TZAR, shall be completed to County dedicable standards. North Access Road between Queen Kaahumanu Hi2hway and Kanalani Street shall be improved to dedicable standards as a condition of Final Subdivision Approval of any the lots immediatelv adjacent to the Riaht-of-Way within this area. The Initial Proiect Area shall not exceed 711,000 square feet of gross leasable commercial area or its equivalent if industrial land uses are developed as permitted under the MCX zonin . We hope this addresses the information requested/concerns identified by your staff on this matter. If you or your staff have any further questions or require any further information on this matter, please feel free to contact either Riley Smith of Lanihau properties or me. Sincerely, William L. Moore President XC: Riley Smith, President, Lanihau Properties Department of Transportation — Highways Division Attachment: Supplemental Traffic Analysis Revised Figure 3 INSET A INSET B SOUTH NORTH ACCESS ROAD ACCESS ROAD PROPOSED PROPOSED KANALANI STREET KANALANI STREET 7' Max Queuing Length 24' Max — 53' Max 58' Max Queuing Length Queuing Length Queuing Length PROPOSED I DRIVEWAY PROPOSED DRIVEWAY PROPOSED DRIVEWAY PROPOSED DRIVEWAY -� I 4 ,p �.p Ln I I I C, N QUEEN KAAHUMANU QUEEN KAAHUMANU HIGHWAY HIGHWAY WEST HAWAII BUSINESS PARK - - - -- - FIGURE INSET A AND B 3 (NOT TO SCALE) COUNTY OF HAWAII STATE OF HAWAII BILL NO. 309 Draft 4 ORDINANCE NO. J4 110 AN ORDINANCE AMENDING SECTION 25-8-3 (Ni owrH KONA ZONE MAP), ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE, BY CHANGING THE DISTRICT CLASSIFICATION FROM OPEN (0) TO fNDUSTRIAL-COMMERCIAL MIXED (MCX-20) AND GENERAL INDUSTRIAL (MG-Ia) AT HONOKOHAU IST AND 2ND NORTH KONA, HAWAII, COVERED BY TAX MAP KEY 7-4-8,PORTION 13 & 30. BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII: SECTION 1. Section 25-8-3, Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code, is amended to change the district classification of property described hereinafter as follows: The district classification of the following area situated at Honokohau I" and 2nd, North Kona, Hawai'l, shall be Industrial -Commercial Meed (MCX-20): PARCEL" I - Beginning at the Northwest corner of this parcel of land, the coordinates of said point of beginning referred to Hawaiian Plane Coordinate Grid System Zone I being 310,073.83 feet North and 320,034,85 feet East and thence running by azimuths measured clockwise from true South: 2590 01' 40" 2,361.73 feet along Lots 57 and 17 of Kaloko Light Industrial Subdivision Unit 1 (File Plan 1806), Kanalani Street, Lots A, being a portion of R.P. 8214, L.C. Aw. 7 71 5, Ap. 11 to Lota Kamehameha, Lots 53 and 52 of Kaloko Light Industrial Subdivision Unit 1 (File Plan 1806), Lot 50-A, being a portion of R.P. 8214, L.C. Aw. 7715, Ap 1 1 to Lota Kamehameha, Lots A and F, being portions of R.P. 8214, L.C, Aw, 7715, Ap. 1 I to Lota Kamehameha; 2. 3490 01' 40" 596.91 feet; 3. 3480 15' 1,852.52 feet; 4. 2580 15' 410.00 feet; 5. 2600 10' 226.89 feet; Planning ; Exhibit 6. 3500 10` 888 31 feet; 7. 780 15' 10" 1,522.85 feet along Lots 8, 7, 6 and 5, Road G and Lot 3, being portions of R.P. 6855, L.C. Aw. 9971, Ap. 9 to William Pitt Leleiohoku; S. 780 15' 30" 1,000.00 feet along Lot 8-A, being a portion of R.P. 6855, L.C. Aw. 9971, Ap. 9 to William Pitt Leleiohok--u; Lot 8-B, being all of Grant S-15098 to Lanihau Corporation, et al.; and Lot 8-C, being a portion of R.P 6855, L.C. Aw. 9971, Ap. 9 to William Pitt Leleiohoku; 9. 1480 10' 213 70 feet along the East side of Queen Kaahumanu Highway (Project Number BD -65-352); 10 Thence along the East side of Queen Kaahumanu Highway (Project Number BD - 65 -352), on a curve to the right with a radius of 5,904.00 feet, the chord azimuth and distance being: 1580 04' 45" 2,032.68 feet; 11 1670 59' 30"1,175.19 feet along the East side of Queen Kaahumanu Highway (Project Number BD -65-352), to the point of beginning and containing an area of 186.733 Acres. The district classification of the following area situated at Honokohau I" and 2nd, North Kona, Hawaii, shall be General Industnal (MG -1 a) 2 PARCEL' 2" Beginning at the Northwest comer of this parcel of land, the coordinates of said point of beginning referred to Hawaiian Plane Coordinate Grid System Zone I being 310,523.35 feet North and 322,353.41 feet East and thence running by azimuths measured clockwise from true South: 1. 2590 01' 40" 322 18 feet along Lot F, being a portion of R P. 8214, L.C. Aw. 7715, Ap. 11 to Lota Kamehameha; 2 2600 55' 29" 914.00 feet along Lot F, being a portion of R.P. 8214, L.C. Aw. 7715, Ap 1 1 to Lota Kamehameha; 3. 332° 45' 710.32 feet; 4. 3370 00' 1,798.39 feet; 5. 800 10' 1,374.70 feet; 6. 780 15' 410.00 feet; 7. 168° 15' 1,852.52 feet; 8 169° 01' 40" 596.91 feet to the point of beginning and containing an area of 85.733 Acres. The district classification of the following area situated at Honokohau 1" and 2nd, North Kona, Kawai'i, shall be Industrial -Commercial Mixed (MCX-20): PARCEL "3" Beginning at the Southwest comer of this parcel of land, the coordinates of said point of beginning referred to Hawaiian Plane Coordinate Grid System Zone I being 306,466.91 feet North and 321,393.14 feet East and thence running by azimuths measured clockwise from true South: 1. 148° 10' 459.24 feet along the East side of Queen Kaahumanu Highway (Project Number BD -65-352); 3 2. 2580 15' 30" 1,000.00 feet along Lot A, being a portion of R.P. 7587, L.C. Aw 11216, Ap. 36 to M. Kekauonohi (Certificate of Boundaries No. 138); 3. 3280 10' 459.24 feet along Lot 3, being a portion of R.P. 6855, L.C. Aw. 9971, Ap. 9 to William Pitt Leleiohoku; 4. 780 15' 30" 1,000.00 feet along Lots 1X -A, IX -B and IX -C, being portions of R.P. 6855, L.C, Aw. 9971, Ap. 9 to William Pitt Leleiohoku to the point of beginning and containing an area of 9.901 Acres. 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, Hawaii County Code, the County Council finds the following conditions are: (1) Necessary to prevent circumstances which may be adverse to the public health, safety and welfare; or (2) Reasonably conceived to fulfill needs directly emanating from the land use proposed with respect to: (A) Protection of the public from the potentially deleterious effects of the proposed use, or (B) Fulfillment of the need for public service demands created by the proposed use. A. The applicant, successors or assigns shall be responsible for complying with all of the stated conditions of approval. B. The applicant shall comply with all conditions of approval of the State Land Use Commission's Decision and Order (Docket No. A00-730) dated September 26, 2003. 4 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 ninety days from the effective date of this ordinance. D. The subject area shall be zoned in multiple increments: The first increment shall consist of Parcel 2 (MG zoned area) and Parcel 3 (9.9 -acre MCX zoned area) whose zoning shall be effective upon adoption of this ordinance 2. Zoning increments within Parcel 1 (186 7 -acre MCX zoned area) shall be identified by the applicant as part of future subdivision applications. The effective date of these future zoning increments shall be upon completion of construction or acceptance of financial assurance thereof, by bond or other means, meeting with the approval of the Planrung Director, whichever occurs first, for the portion of road improvements as shown on the approved circulation plan within each increment. The incremental zoning boundaries shall be identified on the subdivision maps and shall be along the portions of the roads proposed to be improved and shall not include large lots, as described in Section 23-28, Chapter 23, Hawaii County Code, or any remainder lot that is designated by the applicant on its subdivision plans. E. Prior to construction on the proposed lots, the applicant, 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), Hawaii County Code. Plans shall identify all existing and/or proposed structures, paved driveway access and parking stalls associated with the proposed development. Landscaping shall also 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). F. An overall landscaping master plan, including a minimum 50 -foot wide landscaping buffer along the property's frontage on Queen Kaahun=u Highway shall be subnutted to and approved by the Planning Department prior to the issuance of Final Plan approval for any development within Lots 1 and 3. The Landscaping Master Plan shall reflect the proposed landscaping concept depicted in Figure 4-4g of the petitioner's Final Environmental Impact Statement dated April 2003 and shall include, but not necessarily limited to, plant species list, identification of view corridors from within and outside of the project area and maintenance program. The required landscaping improvements shall be installed in conjunction with the development of immediate surrounding areas. G. An updated Traffic Impact Analysts Report (TiAR) certified by a licensed engineer shall be submitted for review and approval to the Planning Director and Department of Public Works, prior to receipt of Final Subdivision Approval. The TZAR shall be updated to include the increase to the MCX-zoned area and the inclusion of interior intersections along the South Access Road and Honokohau Street. The revised TIAR shall also evaluate impacts to the Kamanu Street and Kealakehe Parkway intersection. The improvements identified in the updated TZAR shall be provided in an appropriate design year or phased with the needed right-of-way provided. Mitigation measures called for in the revised TIAR that are reasonably related to the project impacts shall be implemented meeting with the approval of the Planning Director in consultation with the Department of Public Works H. All access and intersection improvements along Queen Kaahumanu Highway shall be constructed meeting with all the requirements and approval of the State Department of Transportation. Access to Parcel 1 from Queen Kaahumanu Highway shall be limited to the North Access Road and, after construction of the National Park Service/Lanihau (South Access Road) signalized intersection, to the National Park Service/Lanihau (South Access Road) intersection and to the North Access Road under such terns and conditions required by the Department of Transportation. Prior to the granting of Tentative Subdivision Approval for any lot within the subject area, the applicant shall prepare an overall Roadway Circulation Plan showing the major road corridors within the project area for review and approval by the Planning Department, in consultation with the Department of Public Works and the State Deparnnent of Transportation. Prior to the issuance of a Certificate of Occupancy of any structure within the project area, except as provided in Conditions K, L and M below, Kamanu Street Extension shall be constructed and available for use across the entire project area. The applicant shall construct Kamanu Street extending from the north property boundary to the south property boundary meeting with the approval of the Department of Public Works. At its sole discretion, the applicant may construct Kamanu Street Extension in stages, the first of which shall consist of preliminary vehicular access (hereinafter defined as road improvements constructed to non-dedicable standards) meeting with the safety and design requirements of the Department of Public Works, suitable for through -vehicular travel. Construction of the first stage shall be completed prior to the issuance of the County's issuance of a Certificate of Occupancy for any portion of the subject property, except as provided herein. The second stage shall consist of upgrading the preliminary vehicular access to dedicable standards including curbs, gutters and sidewalks, meeting with the approval of the Department of Public Works, which shall be constructed in conjunction with Final Subdivision Approval for any lands along the roadway improvements constructed in the first stage, excluding large lots or remainder lots. In the event that Kamanu Street is constructed with County or other government funding or financing, the applicant shall dedicate the Kamanu Street right-of-way to the County at no cost, and the Kamanu Street improvements shall be improved to County dedicable standards, including curb, gutter and sidewalks, prior to the issuance of a Certificate of Occupancy within the subject property, except as provided in Conditions K, L and M herein. In this event, prior to the granting of Final Subdivision approval for lots fronting Kamanu Street, other than bulk or remainder lots, the applicant shall reimburse or otherwise contribute to the appropriate agency for the cost of construction. Provided that reimbursement shall occur within five years of completion of construction, or if reimbursement is by way of the applicant taking over bond payments, such repayment shall begin within four years of completion of construction. Reimbursement of the cost of construction of Kamanu Street shall not include any costs in excess of those necessary for a County-dedicable road serving the project area only. K. Prior to the issuance of a Certificate of Occupancy for improvements within an approximately 10 -acre portion of Parcel 1 along Kanalani Street Extension between the north property boundary and North Access Road, Kanalani Street Extension from the north property boundary to the North Access Road and the construction of improvements within the North Access Road/Queen Kaahumanu Highway intersection and North Access Road, as provided in the TIAR, shalt be completed to County dedicable standards. L. Prior to the issuance of a Certificate of Occupancy for improvements within Parcel 2 other than for uses or improvements permitted or allowed as part of the on-going quarry and related activities, Kamanu Street Extension shall be constructed and available for use across the entire project area as provided in Condition 7 above. N1. Prior to the issuance of a Certificate of Occupancy within Parcel 3, the applicant shall improve the north side of Honokohau Street, meeting with the approval of the Department of Public Works. N. Street lights, traffic signals and applicable traffic control devices shall be installed as required by the Department of Public `forks as warranted pursuant to the Manual on Uniform Traffic Control Devices. O. In order to address and mitigate potential impacts from non -point source pollutants, the applicant shall participate with the County of Hawaii in a pilot storm drainage program for roadways within the Kaloko-Honokohau region. 8 This pilot program may potentially include other developments within the County and apply to all other government and private developments. The applicant shall participate by constructing all roadways within the proposed industrial -commercial park to County dedicable standards with paved swales. The drainage system within the road rights-of-way shall, if required by the County of Hawaii, include storm drain filtration devices which meet with the approval of the Department of Public Works, in consultation with the National Park Service, and the applicable permitting requirements of the Underground Injection Control (UIC) of the Federal Safe Drinking 'Vater Action and the National Pollutant Discharge Elimination System of the Federal Clean Water Act. The roadway and related improvements covered herein shall be considered eligible for dedication to the County of Hawaii. P. An Emergency Response Plan shall be submitted to the Civil Defense Agency for review and approval prior to the issuance of a Certificate of Occupancy. Q. An Archaeological Preservation and Burial Treatment Plan shall be submitted for the review and approval of the Planning Director, in consultation with the Department of Land and Natural Resources - State Historic Preservation Division (DLNR-SIPD). Proposed mitigation treatment for the burial sites within the subject property shall be approved by the SHPD`s Hawaii Island Burial Council before detailed mitigation plans are finalized for these sites. A copy of the approved Final Archaeological Preservation and Burial Treatment Plan shall be submitted to the Planning Director for its files prior to submitting pians for Final Plan Approval, Final Subdivision review or prior to the issuance of any land alteration permit, whichever comes first. R. Should any unidentified sites or remains such as artifacts, shell, bone, or charcoal deposits, human burials, rock or coral alignments, pavings or walls be encountered, work in the immediate area shall cease and the Department of Land and Natural Resources -Historic Preservation Division (DLNR-HPD) shall be immediately notified. Subsequent work shall proceed upon an archaeological clearance from the DLNR-HPD when it is found that sufficient mitigation measures have been taken. 2 S. To ensure that the Goals and Policies of the Housing Element of the General Plan are implemented, the applicant shall comply with the requirements of Chapter 11, Article 1, Hawaii County Code, relating to Affordable Housing Policy. T. Should the Council adopt a Unified Impact Fees Ordinance setting forth criteria for imposition of exactions or the assessment of impact fees, conditions included herein shall be credited towards the requirements of the Unified Impact Fees Ordinance. U. Comply with all other applicable laws, rules, regulations and requirements of other affected agencies. V. An annual progress report shall be submitted to the Planning Director prior to the anniversary date of the enactment of the ordinance. The report shall include, but not be limited to, the status of the development and the extent to which the conditions of approval are being satisfied. This condition shall remain in effect until all of the conditions of approval have been satisfied and the Director acknowledges that further reports are not required. W. An initial extension of time for the performance of conditions within the ordinance may be granted by the Planning Director upon the following circumstances: 1, The non-performance is the result of conditions that could not have been foreseen or are beyond the control of the applicant, successors or assigns, and that are not the result of their fault or negligence. 2. Granting of the time extension would not be contrary to the General Plan or Zoning Code. 10 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). X. Should any of the conditions not be met or substantially complied with in a timely fashion, the Planning Director may initiate rezoning of the area to its original or more appropriate designation. SECTION 3. In -the event that any portion of this ordinance is declared invalid, such invalidity shall not affect the other parts of this ordinance. SECTION 4. This ordinance shall take effect upon its approval. INTRODUCED BY: COUNCIL MEMBER, COUNTY OF HAWAII Hilo , Hawai`i Date of Introduction: September 15, 2004 Date of 1st Reading: September 15, 2004 Date of 2nd Reading: October 4, 2004 Effective Date: October 12, 2004 E: ;'`- �,::.i dCE: Com, n. 722.12 11 RS -7.5 §.f5 A -5a OPEN A -5a LQ �� l A -5a .1, 310,52�16� N 322,3�3,41 E 11 HAWAil/PLANE COORDINATE GRIM SYSTEM ZONE I" fyfcx-la ML -fa OPEN I m -la mcx-la = ML -fa ML-ia OPEN ML -la ML -la Rt�10 A-52 N\' A- RS -10 '49 a le`a RS -15 --A �f 321,393.14 E yla 'St. A -la er f dieil OPEN "HAWAII PLANE C� OM ATE! 3 A -5a A,5a A -5a li GRID SYSTEM ZOf;E I" 310,073.83 N A -5a t 320.034.85 -F - P�RC EL 2 OPON (0) TO &I 1 TEM %S �S 2 0 -10) Honokohau Bay _INDUSTRIAL (MG -1 4) A -5a RS,10'\ -3 85.733 ACS. 1 R S"7.5 OPEN OPEN A -5a OPEN L PARC EL13 OPEN I a- OPEN (0) � O INPUSTRIAL -CPMMERCIAL 1 MIXED (MGX-20)ll 9.901 Act - I Jib 0' OPEN Re i; ML -la CP OPEN 306,466.91 N --A �f 321,393.14 E er f dieil OPEN "HAWAII PLANE C� OM ATE! 3 li GRID SYSTEM ZOf;E I" 310,073.83 N OPENI t 320.034.85 -F - OPEN "HAWAff PLANE CPORDINATE OPEN &I 1 TEM %S �S 2 0 -10) Honokohau Bay \RS RS,10'\ -3 ARCEL I OPEN 1 OPEN (0) TO OPEN RS -10 u1.2511 INDUSTRIAL -COMMERCIAL (MCX-20) R CV -10 _- -MIXEQ 186.733 AM 2,500 1.250 0 2,500 5,000 7,500 10,000 12500 _-Feel AMENDMENT TO THE OI uE AMENDING SECTION 25-8-3 (NORTH KONA ZONE MAP) ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE, BY CHANGING THE DISTRICT CLASSIFICATION FROM OPEN (0) TO INDUSTRIAL -COMMERCIAL MIXED (MCX-20) AND GENERAL INDUSTRIAL (MG -1 a) AT HONOKOHAU 1st, NORTH KONA, HAWAII PREPARED BY: PLANNING DEPARTMENT COUNTY OF HAWAII TMK: 7 -4 -8 -Por. 13 & 30 EXHIBIT "A" Date: June 7, 2004 (West Hawaii Business Park, LLC,l 127) OFFICE OF THE COUNT' CLERK County of Hawaii Hilo , Hawaii ( Draft 4 ) Introduced By: Leningrad Elarionoff Date Introduced. September 15, 2004 First Reading: September 15, 2004 Published: tl /A R'Eh9,1 RItiS Second Reading: October 4, 2004 'lb Mayor: 0 --tuber 5, 2004 Returned: 0 (-- tDhe r 1 2,', 2 0 0 d Effective: October 12, 2004 17ubli;hed: October 17_L 2004 R/ A-14RK:S: ROLL CALL VOTE AYES NOES ABS EX Arakaki X Chung X x Elarionoff X Holschuh X Jacobson x Reynolds x X -- I Safarik X X ' Tula X -n-- Tyler X -7 2 0 0 ROLL CALL VOTE AYES NOES _ ABS EX Arakaki X Chung x Elarionoff X Holschuh x Jacobson 2= Reynolds X Safarik X 1 ` Tulang X Tyler X 6 1 2 0 I DCi' II 7�T'B}' (_'L'R7If TIF)" that the iwegoin BILL tivus adopted by above. APPROVED AS TO FORM AND LEGALITY: ' f? EPOV CORPORATION COUNSEL COUNTY OF HAWAII Daze t c.0, 4 1pprv�e JDcsupprvved this _ f 2 dui Or 0 C,6 b9le _ 0 0� _ AdA YO R, �C:'C) b`NTY OF IIA ff,"AR County C'oiawil published as T17dical.-d UNCIL CHAIRAIMN NTY CLERK Bill No.. 309 (Bract 4) Reference: C-722.12/PC-107 Ord: 04 X10 Haivai'i C ourr7, is an Fqual Opportun ty Provider and Employer RWHBPLLCAinendREZ.crk.8 7.18 COUNTY OF HAWAII PLANNING DEPARTMENT RECOMMENDATION WEST HAWAII BUSINESS PARK, LLC AMENDMENT TO CHANGE OF ZONE ORDINANCE NO. 04 110 (REZ 1049) Upon review of the request, the Planning Director recommends that a favorable recommendation of the request to amend Change of Zone Ordinance No. 04 110 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 position based upon additional information presented at the public hearing. This favorable recommendation is based on the following findings: To reduce the upfront costs associated with the initial development increment of the West Hawaii Business Park (WHBP), the applicant is requesting that Condition K (Roadway Improvements) of Ordinance No. 04 110 be amended as to increase the area allowed for development prior to triggering the construction of Kamanu Street from ten (10) acres to 48.4 acres. The applicant requests that the subject condition is amended follows: Prior to the issuance of a Certificate of Occicpancy for improvements within an approximately 48.4 -acre [44-cr ] portion of Parcel I (Initial Project Area) along Kanalani Street Extension between the north property boundary and the vicinity of South [ATer-th] Access Road, Kanalani Street Extension from the north property boundary to the vicinity of Sottth [ IBJ Access Road and the construction of improvements within the Sottth and North Access Roads between [/J Queen Kaahttmantt Highway [Mtef=s, ie ff] and the Kanalani Street Extension [Nem eees-s pea6U, as provided in the TIAR, shall be completed to County dedicable standards. The Initial Proiect Area shall not exceed 711,000 square feet of gross leasable commercial area or its equivalent if industrial land uses are developed tinder the MCX zoning. * The proposed Condition K amendment language evolved from the original application to the time of this writing based on agency comments. The proposed condition language in this background report reflects the final requested amendment language. -1- The applicant is not an active developer of the property and has been seeking third party(ies) to undertake the active development of the WHBP through the sale of some or all of the project area since 2008 with no success. The applicant believes that the upfront roadway improvement requirements (Kamanu Street Extension and connection between Kamanu Street and Queen Ka`ahwnanu Highway) are too cost prohibitive to effectively market/develop the property. The proposed amendment would provide for the sale/development of a significant portion of the WHBP, which would then provide financial resources for the construction of the Kamanu Street extension improvements. Additionally, the applicant believes that due to alternative regional transportation facilities being completed in the area since 2004 (e.g. Ane Keohokalole Highway between Palani Road and Hina Lani Street and Queen Ka`ahumanu Highway widening project), the immediate improvement of the Kamanu Street extension is no longer necessary to provide a solution to the regional traffic circulation needs. Finally, approval of the proposed amendment will require that Kanalani Street be constructed from the existing Kanalani Street terminus in the Kaloko Light Industrial area to the WHBP South Access Road, instead of just to the future North Access Road as currently required. These improvements will allow a second access to the area thereby reducing congestion at the Kanalani Street/Hina Lani Street intersection, the Kamanu Street/Hina Lani Street intersection and the Queen Ka`ahumanu Highway/Hina Lani Street intersection. Approval of this amendment request would not be contrary to the General Plan, Kona Community Development Plan or Zoning Code nor the original reasons for granting the Change of Zone. Prior- to the 2005 General Plan update, the project area was designated Industrial and Urban Expansion on the LUPAG Map, however, the 2005 update transitioned the entire project area into the LUPAG Industrial designation. The General Industrial (MG -1) and Industrial -Commercial Mixed (MCX-20) zoning is consistent with the LUPAG Industrial designation. The Kona Community Development Plan (CDP), was adopted by Ordinance No. 08-131 on September 25, 2008 by the Hawaii County Council. The project site is situated within the Kona Urban Area (KUA) and a portion of the project area is situated within the Honokohau Village Regional Center TOD. The Kona CDP Transportation -2- Network map identifies Kamanu Street Extension through the project site as a Major Collector Road and identifies Kanalani Street Extension through the project site as a Minor Collector Road. Construction of the proposed roadway alignments (and dedication to the County) will support and implement the Kona CDP's general objective of increasing street inter -connectivity within the Kona Urban Area, particularly by providing a second signalized mauka-makai ingress/egress from Queen Ka`ahumanu Hwy into the existing Kaloko Industrial Subdivision. The change of zone was originally approved in 2004 to allow the development of Phase I of the West Hawaii Business Park to include commercial, light industrial and industrial uses. The project area is situated between two existing industrial areas, Kaloko Industrial Park to the north and Honokohau Industrial area to the south. The project area includes an existing quarry and related uses and has since been developed with a medical clinic on Parcel 3. The approval of the General Industrial and Industrial -Commercial Mixed zoning was and remains consistent with the existing uses within the project site and surrounding areas. Moreover, the reasons for approval of the change of zone still apply, namely, conformance to the General Plan LUPAG industrial designation and associated land use and economic policies and meeting the demand for additional, industrial zoned lands in an area that has few physical constraints to development and is adequately served by essential utilities and services. The proposed request will not unreasonably burden public agencies to provide infrastructure and utilities to the property. Condition H of Ordinance No. 04 110 limits access to Parcel 1 from Queen Ka`ahumanu Highway to two (2) access points, the South Access Road and North Access Road. As part of their Queen Ka`ahumanu Highway widening project, the State Department of Transportation (DOT) recently completed construction of intersection improvements for these access points within the State right- of-way. With the approval of the proposed amendment the applicant will be required to construct the following roadway improvements to County dedicable standards prior to obtaining Certificate of Occupancy: the Kanalani Street Extension from the north property boundary to the South Access Road; and the North and South Access Roads between Queen Ka`ahumanu Highway and the Kanalani Street Extension. -3- County water is available to the project site and required water system improvements for the Phase 1 project area are subject to various Well Site and Off -Site Improvement Agreements between the applicant and the Department and Board of Water Supply. Maintenance of water commitments for the project will be added as a condition of approval. There are currently no sewer lines serving the project site, however, conditions of the State Land Use Boundary Amendment Docket No. A00-730 require projects in the petition area to be developed to eventually connect to the Kealakehe Wastewater Treatment Plan (WWTP) when a connection is available. Additional conditions of Docket No. A00-730 articulate requirements and limitations on enhanced individual wastewater- systems in the interim. A condition of the change of zone requires the applicant to comply with conditions of State Land Use Boundary Amendment Docket No. A00-730 and this condition will be carried over in this amendment. Solid waste will be disposed of at the County's Pu`uanahulu landfill, approximately 18 miles north of the site and the applicant will comply with their approved Solid Waste Management Plan. The proposed development is not expected to have a significant negative impact on botanical resources nor is it considered to be an essential habitat for any native terrestrial vertebrate species and there is no federally designated critical habitat for birds in or near the site. An Archeological Inventory Survey (AIS), Archaeological Preservation Plan and Burial Treatment Plan were prepared by the applicant and accepted by SHPD to address archaeological sites in the project area. The applicant's full compliance with provisions stipulated 'in these plans will be will be added as a condition of approval. Condition No. 12 of LUC Docket No. A00-073 requires the installation of a solar powered siren in a central location as determined by the County of Hawaii and State Civil Defense agencies. The applicant will install the siren as required by these agencies. The applicant submitted an updated Traffic Impact Analysis Report along with their amendment application for the phased development of the WHBP project over 20 years. According to the TIAR, Phase 1 would be complete by 2022 and consist of the development of approximately 356,059 square feet of gross leasable commercial space in n 48.4 -acre portion of property. To mitigate the traffic caused by this estimated development, the TIAR recommended the extension of Kanalani Street from its current terminus at the northern boundary of Parcel 1 to intersect with a segment of the South Access Road to be built between Queen Ka`ahumanu Highway. Additionally, the TIAR recommended improvements within the Kealakehe/Queen Ka`ahumanu Highway intersection, which were completed as a part of the DOT Queen Ka`ahumanu Highway widening project. Planning Department staff had concerns that the assumption of 356,059 square feet of gross leasable space for commercial uses within the requested 48.4 -acre project area on which the TIAR based its traffic impacts and roadway improvement recommendations for Phase 1, seemed small. Staff was concerned that if the square footage of commercial development increased beyond that amount, then traffic Level of Service may suffer without further mitigation, therefore they suggested capping commercial development within Phase 1 at the represented square footage. In addition, DOT recommended no driveways should be permitted between Queen Ka`ahumanu Highway and the Kanalani Street Extension to prevent traffic queues backing onto the highway. In response to these comments and concerns, the applicant's traffic engineer prepared a Supplemental Traffic Analysis (STA) to assess the amount of commercial development that could be reasonably accommodated within the Phase 1 of the project without requiring significant improvements in the vicinity to mitigate projected traffic operations. The STA found that commercial development could be doubled to approximately 711,000 square feet of gross leasable commercial area within the 48.4 -acre Phase 1 project area while still maintaining an acceptable level of service, provided that the following roadway improvements were made: 1) all of the improvements recommended for Phase 1 in the November 2017 TIAR; 2) the construction of the North Access Road between Queen Ka`ahumanu Highway and Kanalani Street; and 3) off-site approach improvements at the intersection of Queen Ka`ahumanu Highway and Kealakehe Parkway (which DOT completed as part of the Queen Ka`ahumanu Highway widening project). The Director is recommending that the 48.4 -acre Initial Project Area (Phase 1) be capped at 711,000 square feet of gross leasable commercial area or its equivalent if -5- industrial land uses are developed under the MCX zoning. In addition, as recommended in the November 2017 TIAR, the Director is recommending that the applicant submit an updated TIAR for review and approval prior to commencement of each subsequent phase of development. The STA also included an analysis of potential traffic queuing issues/concerns caused by driveways within the portions of North Access Road and South Access Road between Queen Ka`ahumanu Highway and Kanalani Street. The STA determined the potential queuing is expected to be minimal, however, it identified improvement recommendations to assure there would be no impacts on DOT facilities. The applicant proposed condition language consistent with these STA recommendations. However, at the time of this writing, the applicant is still coordinating with DOT to obtain comments and agreement on the proposed mitigation recommended by the STA, therefore, instead of including specific mitigation language as a condition of approval, the Director is recommending the condition requiring driveways on the North Access Road and South Access Road between Queen Ka`ahurnanu Highway and Kanalam Street meet with the approval of the Department of Public Works in consultation with the Department of Transportation. Thus, if DPW and/or DOT require any mitigation improvements to avoid traffic queuing on the highway, the applicant will be required to implement those improvements. Lastly, this recommendation is made with the understanding that the applicant remains responsible for complying with all other applicable County, State and Federal governmental requirements in connection with the approved use, prior to and during 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), compliance with State Health Department environmental/sanitation/health related regulations, drainage plan, among many others. Compliance with all applicable governmental requirements is a condition of this approval, and 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. M Based on the preceding, the Planning Director recommends that a favorable recommendation be forwarded to the County Council to amend Ordinance No. 04 110. In addition, the Planning Director recommends removal and revision of some existing conditions in the ordinance to reflect condition compliance and current standard language for conditions of approval. The accompanying draft bill reflects these recommendations and changes. Material to be deleted is bracketed and struck -through; new material is underscored. -7- COUNTY OF HAWAII ORDINANCE NO.(Pw�- Dar). Dow) STATE OF HAWAII BILL NO. AN ORDINANCE AMENDING ORDINANCE NO. 04 110 WHICH RECLASSIFIED LANDS FROM OPEN (0) TO INDUSTRIAL -COMMERCIAL MIXED (MCX-20) AND GENERAL INDUSTRIAL (MG -1 a) AT HONOKOHAU 11T AND 2ND, NORTH KONA, HAWAII, COVERED BY TAX MAP KEY 7-4-008:013 & 030. BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII: SECTION 1. Section 2 of Ordinance No. 04 110 is amended as follows: "SECTION 2. In accordance with Section 25-2-44, Hawaii County Code 1983 (2016 Edition, as amended), the County Council finds the following conditions are: (1) Necessary to prevent circumstances which may be adverse to the public health, safety and welfare; or (2) Reasonably conceived to fiilfill 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. INSERT CONDITIONS SECTION 2. Material to be repealed is bracketed and stricken. New material is underscored. SECTION 3. [ha the event that any pe -M. -en -ef this or-dinanee is deelar-ed invalid, sue invalidity shall net aff-eet the other- pai4s ef this Severability. If any provision of this ordinance or the application thereof to any person or circumstance is held invalid; the invalidity does not affect other provisions or applications of the ordinance which can be given effect without the invalid provision or application and to this end the provisions of this ordinance are severable. SECTION 4. This ordinance shall take effect upon its approval. Hawaii Date of Introduction: Date of lst Reading: Date of 2nd Reading: Effective Date: INTRODUCED BY: COUNCIL MEMBER, COUNTY OF HAWAII -2- + RS 7.5 i RS -7.5 �, _ _ -- - -- � '1 y` RS 10 �'� "` 'i-- VRS- - A 5 ! RS -10 A -5a ! ---- — ---- I RM 3 I Niahaw�le`a ' 1 = 15 - OPEN j \I 6,1a =St. A -la - - A -5a A -5a A15a 'I A -5a n - ��d --------- Asa P IARCEL2 it --- �` I OPE�,N (0) TO ! ENERALJNIJUSTRIAL MG -1 ' A - 5a j 85.733 ACS. __ op ! A r-5aI A -5a - RS -7.5 . �_ ` pP�� \ OPEN t 7 1310,52U. N 11 I I pPPN _ OPEN I_ i +!322,33.4-1E � - I , PARCELi3 OPEN OPEN (0) 0 ' 'HAiYAIIIPLANE COORDINATE I °' `i' INDUSTRIAL -C MEf CIAL + GRlt� SYSTEM ZONE 1" . .::;.;;:':'`:':::::.:::`: �- P i ..' : _•:t. _':;:+! r'::;i:,iii"+iie' : MIXED MC •20 I MCX-ia _ 9.901 Act,-` I ;' -- ML -la iOPEN l'J ;1�1_ls�`;1• O'PEN ! ML -1a 1 j' _� :;�I -1= • n;?�i:;iLtir!•:.•; ��j;.`l.:rr_ t;;;•:_=;j1.1tt,; ,i:'t�iii^i -_ p��`,�. II OPEN MCX-1a ML -1a ML -la r ! OPEN Cot- ti�d'�,eS,-,i;;:c'•.:::•":c::•af:•.i-q ;:�s`i'u,ryc ::i I ML -la _ - .� _ :• .;,,; r.:.;::• rt._I�:'i'. OPEN Co Umar �1 306,466.91 N aa� 11 321,393.14 E Quee�� OPEN "HA WA II PLANE C ORD GRID SYSTEMZ0I E 1" = 310,073.83 N I OPEN 320.034.85-€ A PLANE CI OPEN ORDINATE r1 / it !OPEN " H-_�� GPORDINATE � :_Gi Ih '�S�STEM Ol�{E 1" J I HonokoiTau Bay RS -10 l 1 ARCEL 1 \` \ \�\-/OPEN'1-RM-311 OPEN OPEN (0) TO OPEN RS -10 v12511 INDUSTRIAL -COMMERCIAL MIXED (MCX-20) CV -10 j 186.733 ACS. 2,500 1.250 0 2,500 5,000 7,500 10,000 12.500 Feet AMENDMENT TO THE ZONING CODE AMENDING SECTION 25-8-3 (NORTH KONA ZONE MAP) ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE, BY CHANGING THE DISTRICT CLASSIFICATION FROM OPEN (0) TO INDUSTRIAL -COMMERCIAL MIXED (MCX-20) AND GENERAL INDUSTRIAL (MG -1a) AT HONOKOHAU 1st, NORTH KONA, HAWAII PREPARED BY: PLANNING DEPARTMENT COUNTY OF HAWAII TMK' 7-4-8 Por 13 & 30 Date: June 7, 20041 EXHIBIT "A" r -^r% mr-PPr1r-► i^r- /*\K II 1/ (West Hawaii Business Park, LLC:1127) runs htrtntlNUL UINL r CWHBPLLCAmendREZ.crk.8 7 18 WEST HAWAII BUSINESS PARK, LLC AMENDMENT TO CHANGE OF ZONE ORDINANCE NO. 04-110 (REZ 1049) CONDITIONS OF APPROVAL A. The applicant, successors or assigns shall be responsible for complying with all of the stated conditions of approval. B. The applicant shall comply with all conditions of approval of the State Land Use Commission's Decision and Order (Docket No. A00-730) dated September 26, 2003. within ninety days from the effective d te of this oFd n nn Ge ] The applicant, successors or assigns shall maintain valid water commitments to support the proposed development until such time that the required water facilities charges are paid in full. Moreover, the applicant, successors or assigns shall construct the necessary water system improvements as required by the agreements between Lanihau Properties other parties and the Water Board. D. [z qubioEt area shallzoned ne „-,multiple iner—ements The first inefement shall censist of Par -eel 2 (MG zoned area) and Par -eel 3 (9.9 2-.] Zoning increments within Parcel 1 (186.7 -acre MCX zoned area) shall be identified by the applicant as part of future subdivision applications. The effective date of these future zoning increments shall be upon completion of constriction or acceptance of financial assurance thereof, by bond or other means, meeting with the approval of the Planning Director, whichever occurs first, for the portion of road improvements as shown on the approved circulation plan within each increment. The incremental zoning boundaries shall be identified on the subdivision maps and shall be along the portions of the roads proposed to be improved and shall not include large lots, as described in Section 23-28, SIM - -............. gym ow .—MUM within ninety days from the effective d te of this oFd n nn Ge ] The applicant, successors or assigns shall maintain valid water commitments to support the proposed development until such time that the required water facilities charges are paid in full. Moreover, the applicant, successors or assigns shall construct the necessary water system improvements as required by the agreements between Lanihau Properties other parties and the Water Board. D. [z qubioEt area shallzoned ne „-,multiple iner—ements The first inefement shall censist of Par -eel 2 (MG zoned area) and Par -eel 3 (9.9 2-.] Zoning increments within Parcel 1 (186.7 -acre MCX zoned area) shall be identified by the applicant as part of future subdivision applications. The effective date of these future zoning increments shall be upon completion of constriction or acceptance of financial assurance thereof, by bond or other means, meeting with the approval of the Planning Director, whichever occurs first, for the portion of road improvements as shown on the approved circulation plan within each increment. The incremental zoning boundaries shall be identified on the subdivision maps and shall be along the portions of the roads proposed to be improved and shall not include large lots, as described in Section 23-28, Chapter 23, Hawaii County Code, or any remainder lot that is designated by the applicant on its subdivision plans. E. Prior to construction on the proposed lots, the applicant, 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), Hawaii County Code. Plans shall identify all existing and/or proposed structures, paved driveway access and parking stalls associated with the proposed development. Landscaping shall also 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 (T andsoapi g 1? eq irenie ts)] the Landscaping Master Plan approved by the Planning Department on December 1, 2009. F. [An overall landseaping master- plan, ineluding "a ffitfiliffinum 50 feet wide laft&eapi-R9 to an pprevedmyth Planning rr Tl or,nrtm er+++-+rinr to the 1JJuuueeV1Final Plan rr proposed ln1'l ra n/� r1NR l+nrl /'•01'Y'lh Figure 4 4g /1'I' the petitioner's �• n� Envifep,±neatal impact Statement dated April -2003 and sha4l include, but not necessar-il limitedto plant species lint- identifinn}io of view nnrriderJ f1 n9 •c♦t 1rand. n outside of the rate,.+ area and m inter, ee pr -e Trn,YY � The applicant successors or assigns shall 1. LL11Vv t,�.. b...... .� , im,olement landscaping improvements as required by the Landscaping Master Plan approved by the Planning Department on December 1, 2009. The required landscaping improvements shall be installed in conjunction with the development of immediate surrounding areas. G. An updated Traffic Iimpact Analysis Report (TIAR) certified by a licensed engineer shall be submitted for review and approval to the Planning Director and Department of Public Works, [prior to eipt of Final Subdivision approval.] following the development of the Initial Proiect Area (as defined in Condition K) and prior to each subsequent phase of development, as recommended by the November 2017 TIAR. The TIAR shall be updated to include the increase in the MCX-zoned area and the inclusion of interior intersections along the South Access Road and Honokohau Street. The revised TIAR shall also evaluate impacts to the Kamanu Street and Kealakehe Parkway intersection. The improvements identified in the updated TIAR shall be provided in an appropriate design year or phased with the needed right-of-way provided. Mitigation measures called for in the revised TIAR that are reasonably related to the project impacts shall be implemented meeting with the approval of the Planning Director in consultation with the Department of Public Works. H. [All aceess and intersection impr-evements along Queen Ka'ah-umanu Highway shall be eonstfucted meeting with all the requirements and approva4 of the State Departme Transportation.] Access to Parcel 1 from Queen Ka`ahumanu Highway shall be limited to the North Access Road and [, after eenstruetion of the National Park Sen,iee,' .,,-,;�„ (South^ eeess Read)] the South Access Road signalized intersection [, to the Nati lial under such terms and conditions required by the Department of Transportation. I. [Prior- to the granting of Tentative Subdivision Approva4 for a-ny lot within the subjeet area, the appl , ant shall �epare a::] The applicant, successors or assigns shall implement the, approved overall Roadway Circulation Plan submitted as Figure 2 with the November 2017 TIAR showing the major road corridors within the project area. [far mvie •, ^r'' approval by the P n inn Depa -fineRl in consultation with the Tier. ,-44,v ent o f Publ;n �1 Lll Llll Lt�./LLI LLLl LL V WeFks a ] Driveways within the North and South Access Roads between Queen Ka`ahumanu Highway and Kanalani Street shall meet with the approval of the Department of Public Works in consultation with the State Department of Transportation. Prior to the issuance of a Certificate of Occupancy of any stricture within the project area, except as provided in Conditions K, L and M below, Kainanu Street Extension shall be constructed and available for use across the entire project area. The applicant shall construct Kamanu Street extending from the north property boundary to the south property boundary meeting with the approval of the Department of Public Works. At its sole discretion, the applicant may construct Kamanu Street Extension in stages, the first of which shall consist of preliminary vehicular access (hereinafter defined as road improvements constructed to non-dedicable standards) meeting with the safety and design requirements of the Department of Public Works, suitable for through -vehicular travel. Constriction of the first stage shall be completed prior to the [issu nee ofthe-] County's issuance of a Certificate of Occupancy for any portion of the subject property, except as provided herein. The second stage shall consist of upgrading the preliminary vehicular access to dedicable standards including curbs, glitters and sidewalks, meeting with the approval of the Department of Public Works, which shall be constructed in conjunction with Final Subdivision Approval for any lands along the roadway improvements constructed in the first stage, excluding large lots or remainder lots. In the event that Kamanu Street is constricted with County or other govermnent funding or financing, the applicant shall dedicate the Kamanu Street right-of-way to the County at no cost, and the Kamanu Street improvements shall be improved to County dedicable standards, including curb, gutter and sidewalks, prior to the issuance of a Certificate of Occupancy within the subject property, except as provided in Conditions K, L and M herein In this event, prior to the granting of Final Subdivision approval for lots fronting Kamanu Street, other than bulk or remainder lots, the applicant shall reimburse or otherwise contribute to the appropriate agency for the cost of construction. Provided that reimbursement shall occur within five years of completion of construction, or if reimbursement is by way of the applicant taking over bond payments, such repayment shall begin within four years of completion of construction. Reimbursement of the cost of construction of Kamanu Street shall not include any costs in excess of those necessary for a County-dedicable road serving the project area only. K. [Prior approximately 10 affC p0f4iffl of Pareel 1 along Kanalani Street Extension between the north propet4y beundaFy and North Access Read, Kanalani Street Extension fr-enq the nOfth ffffet4y boundary to the North Access Road and the constfuetion of impFovefflents within the -Noi4h Access Road/Queen Kaahumanu+4911wftoftte+�� — Access Road, as provided in the TIAR, shallb completed t Gou ty rho. wable *.,ndaMs ] Prior to the issuance of a Certificate of Occupancy for development within an approximately 48 4 -acre portion of parcel 1 (Initial Project Area as indicated in Exhibit 3a of the November 22 2017 amendment application) the applicant, successors or assigns shall construct the following roadway improvements to County dedicable standards: the Kanalani Street Extension from the north property boundary to the South Access Road and the North and South Access Roads between Queen Ka`ahumanu Highway and the Kanalam Street Extension. The Initial Project Area shall not exceed 711,000 square feet of gross leasable commercial area or its equivalent if industrial land uses are developed under the MCX zoning. L. Prior to the issuance of a Certificate of Occupancy for improvements within Parcel 2 other than for uses or improvements perrnitted or allowed as part of the on-going quarry and related activities, Kamanu Street Extension shall be constructed and available for use across the entire project area as provided in Condition J above M Prior to the issuance of a Certificate of Occupancy within Parcel 3, the applicant shall improve the north side of Honokohau Street, meeting with the approval of the Department of Public Works. N. Street lights, traffic signals and applicable traffic control devices shall be installed as required by the Department of Public Works as warranted pursuant to the Manual on Uniform Traffic Control Devices. O. In order to address and mitigate potential impacts from non -point source pollutants, the applicant shall participate with the County of Hawaii In a pilot storm drainage program for roadways within the Kaloko-Honokohau region. This pilot program may potentially include other developments within the County and apply to all other government and private developments The applicant shall participate by constructing all roadways within the proposed industrial -commercial park to County dedicable standards with paved swales. The drainage system within the road rights-of-way shall, if required by the County of Hawaii, include storm dram filtration devices which meet with the approval of the Department of Public Works, in consultation with the National Park Service, and the applicable permitting requirements of the Underground Injection Control (UIC) of the Federal Safe Drinking Water Action and the National Pollutant Discharge Elimination System of the Federal Clean Water Act. The roadway and related improvements covered herein shall be considered eligible for dedication to the County of Hawaii P. An Emergency Response Plan shall be submitted to the Civil Defense Agency for review and approval prior to the issuance of a Certificate of Occupancy.] Q [An A - l 1b 1 A +' .1 R,, -,.,1 Treatment Plan shall 1, 4 ++ .7 fer- thee review l approval f the Planning Director-, consultation with+1 Department � submitting plans f Final Plan n .,t Final c„i„ iN, r t tt,e- issuance of any 1 ,a alteFationfirst.] The applicant, successors or assigns shall fully comply with the provisions stipulated in the Department of Land and Natural Resources -State Historic Preservation Division (DLNR-SHPD) approved Archaeological Preservation Plan and Burial Treatment Plan. R [Should - unidentified it or remains suoh as aFt.faotc in the immediate area shall ee-ase and the Department of Land and Natural Resources wer-k shall i 1 1 .,l eloaFanee from the- PLNR HPD .,,1, ,t . rFoeer o found that suf i mitigation have been tak ] In the unlikely event that surface or subsurface historic resources including human skeletal remains, structural remains (e >; rock walls terraces platforins etc) cultural deposits marine shell concentrations sand deposits or sink holes are identified during the demolition and/or construction work cease work in the immediate vicinity of the find protect the find from additional disturbance and contact the State Historic Preservation Division at (808) 933- 7651 S. To ensure that the Goals and Policies of the Housing Element of the General Plan are implemented, the applicant shall comply with the requirements of Chapter 11, Article 1, Hawaii County Code, relating to Affordable Housing Policy. T Should the Council adopt a Unified Impact Fees Ordinance setting forth criteria for imposition of exactions or the assessment of impact fees, conditions included herein shall be credited towards the requirements of the Unified Impact Fees Ordinance U. Comply with all other applicable laws, rules, regulations and requirements of other affected agencies. V. An annual progress report shall be submitted to the Planning Director prior to the anniversary date of the enactment of [the] this amended ordinance. The report shall include, but not be limited to, the status of the development and the extent to which the conditions of approval are being satisfied. This condition shall remain in effect until all of the conditions of approval have been satisfied and the Director, acknowledges that further reports are not required W. An initial extension of time for the perfonnance of conditions within the ordinance may be granted by the Planning Director upon the following circumstances: The non-perfonnance is the result of conditions that could not have been foreseen or are beyond the control of the applicant, successors or assigns, and that are not the result of their fault or negligence. 2 Granting of the time extension would not be contrary to the General Plan or Zoning Code. Granting of the time extension would not be contrary to the original reasons for the granting of the change of zone. 4. The tune extension granted shall be for a period not to exceed the period originally granted for perfonnance (i.e , a condition to be performed within one year may be extended for up to one additional year). X. Should any of the conditions not be met or substantially complied with in a timely fashion, the Planning Director may initiate rezoning of the area to its original or more appropriate designation. Harry Kim ,Llayor West Hawai'i Office 74-5044 Ane Keohohalole Hwy Kailua-Kona, Hawaii 96740 Phone(808)323A770 Fax (808) 327-3563 August 15, 2018 MEMORANDUM Michael Yee Director Daryn Arai 1� pliuty Director I County of Hawaii PLANNING DEPARTMENT TO. KEITH F. UNGER, CHAIR AND MEMBERS OF THE LEEWARD PLANNING COMMISSION FROM: MICHAEL YEE, PLANNING DIRECTOR East Hawai'i Office 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720 Phone(808)961-8288 Fax(808)961-8742 SUBJECT: Amendment to Change of Zone Ordinance No. 04-110 (REZ 1049) Applicant: West Hawaii Business Park Response to Applicant's Suap_ested Revisions to Proposed Conditions This is in response to Mr. William L. Moore's August 14, 2018 letter to the Leeward Planning Commission outline concerns and suggested revisions to Conditions D, E, F, G and K of the Planning Director's recommended approval of the proposed amendment to Ordinance No 04 110 on behalf of West Hawaii Business Park, LLC. The following is my response to each of the applicant's concerns and suggested revision language in a forinat similar to Mr. Moore's letter. Condition D. The applicant requested that subsection D.1 be retained to avoid confusion over the status of zoning in the future. I am agreeable to keeping this subsection in the draft ordinance with the following changes to clarify when the zoning for Parcel 2 and 3 became effective (changes are bolded) Subsection 2 remains the same. D. The subject area shall be zoned in multiple increments* 1. The first increment shall consist of Parcel 2 (MG zoned area) and Parcel 3 (9.9 - acre MCX zoned area) whose zoning [shallbe]was effective upon adoption of [this or-dinanee] Ordinance No. 04 110 on October 12, 2004. SCANNED f �� 6111 31/1 1 iA By: www.hiplanningde tp com Hativai'i County is an Equal Opportunity Provider and Employer Ianning(_iAawaucounl7zov Chair Keith F. Unger and Members of the Leeward Planning Commission Page 2 August 15, 2018 2 Zoning increments within Parcel 1 (186 7 -acre MCX zoned area) shall be identified by the applicant as part of future subdivision applications. The effective date of these future zoning increments shall be upon completion of construction or acceptance of financial assurance thereof, by bond or other means, meeting with the approval of the Planning Director, whichever occurs first, for the portion of road improvements as shown on the approved circulation plan within each increment The incremental zoning boundaries shall be identified on the subdivision maps and shall be along the portions of the roads proposed to be improved and shall not include large lots, as described in Section 23-28, Chapter 23, Hawaii County Code, or any remainder lot that is designated by the applicant on its subdivision plans. Condition E. The applicant suggested deleting reference to the Landscape Master Plan approved by the Planning Director on December 1, 2009. As the development and implementation of a landscaping master plan is a requirement of the State Land Use Boundary Amendment decision and order, I am proposing to keep the condition language as written, but to add the applicant's proposed clause of, "and/or amendments thereto," to prevent the need to amend this condition in the fixture should the Landscape Master Plan be amended (Changes are bolded) E. Prior to construction on the proposed lots, the applicant, 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), Hawaii County Code. Plans shall identify all existing and/or proposed structures, paved driveway access and parking stalls associated with the proposed development. Landscaping shall also 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 [Plaii ling r`epalfflent's R -Ne 17 (T .,ndseaping R equ-ements)] the Landscaping Master Plan approved by the Planning Department on December 1, 2009 and/or any approved amendments thereto. Condition F. The requirement to develop a Landscaping Master Plan was added as a condition of approval of the original ordinance in response to Condition 10 (a -f) in State Land Use Docket No. A00-730, which required the development and implementation of a landscaping plan accounting for, among other things, buffers from the highway, plant species list, identification of view corridors from within and outside of the project area and a maintenance program. Based on the preceding, I am proposing to keep the Chair Keith F Unger and Members of the Leeward Planning Commission Page 3 August 15, 2018 F. condition language as written, but to add the applicant's proposed clause of, "and/or amendments thereto," to prevent the need to amend this condition in the future should the Landscape Master Plan be amended (Changes are bolded). b the Highway proposedto and approved by the Planning DepaAfnent prior- to the isstianee of Final Plan appr- for any development );vithin Lots 1 and 3. The Landscaping Master- Plan shall fefleet t 1.,n.iseapi, .. n o.tetdepicted, , 1~tga 4 4g of the peti4rvnefrra..r 's [»,� r rrrur EnviFonmental lfflpaet Statement dated Apr -f! 2003 and shall inelude, but not neeessardy TTIT limited to, plant speetes list, identifieation of vte,�v eorfidor-s ft-offl within and outside 4 ] The applicant, successors or assigns shall implement landscaping improvements as required by the Landscaping Master Plan approved by the Planning Department on December 1, 2009 and/or any approved amendments thereto. The required landscaping improvements shall be installed in conjunction with the development of immediate surrounding areas. Condition G. The applicant disagreed with the requirement to provide an updated TIAR for review and approval prior to each subsequent phase of development for the remainder of the project. That condition was added as a response to a general recommendation of the November 2017 TIAR recommending those updates to verify projected traffic operating conditions and identify additional improvements, as necessary. While the November 2017 TIAR provided locations for future roadway aligninents and phases, it did not identify specific roadway treatments or intersection requirements for the internal roadway system. Staff forwarded the applicant's proposed condition language to the Department of Public Works Engineering and Traffic Divisions. Please see their email in response attached to this letter. Finally, I am recommending we maintain the language articulating the minimum requirements for the updated TIAR and I recommend removing, "following the development of the Initial Project Area (as defined in Condition K)" as it is confusing and seems to require an additional TIAR update, which was not my intent. Based on the preceding, I am recommending Condition G read as follows (Changes are bolded): Chair Keith F. Unger and Members of the Leeward Planning Commission Page 4 August 15, 2018 G An updated Traffic Impact Analysis Report (TIAR) certified by a licensed engineer shall be submitted for review and approval [tel by the Planning Director [ ] in consultation with the Department of Public Works and the State Department of Transportation, [prior- to r-eeetpt of Final Stibdi ,stun Approval.] prior to each subsequent phase of development, as identified in Figure 2 the November 2017 TIAR. The TIAR shall be updated to, at a minimum, include the increase in the MCX-zoned area and the inclusion of interior intersections along the South Access Road and Honokohau Street. The revised TIAR shall also evaluate impacts to the Kamanu Street and Kealakehe Parkway intersection. The improvements identified in the updated TIAR shall be provided in an appropriate design year or phased with the needed right-of-way provided. Mitigation measures called for in the revised TIAR that are reasonably related to tine project impacts shall be implemented meeting with the approval of the Planning Director in consultation with the Department of Public Works and the State Department of Transportation. Condition H. I:� The applicant had concerns over the logistics of enforcing tine 711,000 square -foot cap on commercial or equivalent industrial lands developed under MCX zoning for Phase 1 of the development. Moreover, the applicant was concerned about the policy of using development assumptions in a TIAR to establish a legislative cap on development. The supplemental traffic analysis showed that nearly double the commercial development could be allowed while still maintaining acceptable roadway levels of service, provided additional mitigation measures were implemented. Those additional implementation measures are added as parts of other conditions of approval Based on the preceding, I am recommending the removal of the square footage cap language from Condition H. T nefth property boundaFy to the North,keeess Road and the eonstruetion of improvements Access Read,ide in the TIAR, A , sh ll b plete,7 to lam, trot. ,dedie i,lo standards.] s.] Prior to the issuance of a Certificate of Occupancy for development within an approximately 48.4 -acre portion of parcel 1 (Initial Project Area, as indicated in Exhibit 3a of the November 22 2017 amendment application), the applicant. successors or assigns shall construct the following roadway improvements to County dedicable standards. the Kanalani Street Extension from the north property boundary to the South Access Road; and the North and South Access Roads between Queen Ka`ahumanu Highway and the Kanalam Street Extension. [The infti ,1 0 -ojeet Area shall net o,,e l 74 1,000 o feet (.f,.,es-s lo. rabble .,1 As equivalent 1 7 , zrz rz rncc u,7crrur rurru uses o developed, ndef the N4GX zentng.] Chair Ke>th F. Unger and Members of the Leeward Planning Commission Page 5 August 15, 2018 Sorry for the lateness of this letter and I would be happy to discuss this further at the Leeward Planning Commission meeting tomorrow. P \) pxin60,CKay\Planning Cotnnussion',Letters,Li\InoreWHBPAMENDREZ1039 docs Enclosure. August 15, 2018 Email from Natalie Whitworth, Department of Public Works cc w/enclosure: William L. Moore, William L. Moore Planning, Inc. bQ CAugust6, 2018 � *Ox(' waii Business Park LLC set 1 r�tr bd Amendment to Ordinance No. 04-110 l*t'd ludFILE COPY Department August 15, 2018 Proposed Condition G: ' . An updated Tr fic Impact Analysis Report (TIAR) certified by a licensed engineer shall be submittAd for review and approval [to] by the Planning Director [and] in consultation wi the Department of Public Works and the State Department of Transportation!'r.++�---�1p rr1i1F1'�"c;r�n Di� ' * h 1 ��1 111 11 21l\) IVQ.ILLQ[O , CPS'OZTGCr11 CTr1U 4J lllet The improvements identified in the updated TIAR shall be provided in an appropriate design year or phased with the needed right- of-way provided. Mitigation measures called for in the revised TIAR that are reasonably related to the project impacts shall be implemented meeting with the approval of the Planning Director in consultation with the Department of Public Works and the State Department of Transportation. Comments/Analysis o Condition G was established as part of the adoption of Ordinance No. 04-110 to determine the overall traffic impacts of the West Hawaii Business Park (WHBP) o Condition G was determined to be complied with by the Planning Department in a letter dated June 9, 2009 based on the submittal of the May 14, 2009 TIAR. o WHBP LLC's proposed amendment to Condition K of Ordinance 04-110 required compliance with the County's Concurrency Requirements (§25-2-46 of the Zoning Code). o Concurrency requires the submittal of a TIAR analyzing the traffic impacts for a minimum of 5, 10 and 20 years. o §25-2-46(e) requires that Concurrency mitigation if the transportation facility is 1) worse than the acceptable level of service; or 2) is projected to become worse during the 5 -year period of the TIAR o The WHBP TIAR analysis indicated that all transportation facilities were within the acceptable level of service during the 5 -year period if the proposed road improvements are constructed (Kanalani Street Extension and South Access Road to Queen Kaahumanu Highway). o The TIAR further determined that even at full buildout (20 years), with the recommended mitigation measures provided, the project was within the acceptable level of service. SCANNIE 0 WHBP LLC has fully committed to complying with the TIAR's recommends f Concerns with the proposed amendment. o The proposed condition would a minimum of two additional TIAR's even if the project is developed within the 5 year Phase 1 period. o The proposed condition creates a contingent liability through the potential for the imposition of addition regional traffic mitigation requirements. o The proposed requirements are inconsistent with the provisions of §25-2-26(e) which established that the mitigation measures shall be based on the address either existing deficiencies or if any transportation facility is "projected to become worse than the acceptable level of service during the five year period of the TIAR. WHBP LLC is open to the proposed amendment to Condition G contained in WLM's letter of August 15, 2018 as follows: If warranted by a sil4nificant change in circumstances or as may be required by DPW during the review of construction plans for future road segments, an [An] updated Traffic Impact Assessment Report (TIAR) certified by a licensed engineer shall be submitted for review and approval to the [ ] Department of Public Works in consultation with the PlanninjZ Department. [, prief to feeeipt of Fina Subdivision A-pproval. The TIAR shall be updated to include the inerease in the N4 zoned afea and the inelusion of interior- inter-seetions along the South Aeeess Road a 14onekehatt Street. The revised TIAR shall also evaluate impaets to the Kamanu Street and Kealakehe Parkway intefseetion. The impr-evemeftts identified in the updated TIAR shall be pFovided in an appfopfiate design year- or phased with the needed right of way provided.] Mitigation measures called for in the revised TIAR that are reasonably related to the project impacts shall be implemented meeting with the approval of the Planning Director in consultation with the Department of Public Works or with the approval of the State Department of Transportation if any of the required mitigation improvements are within the State right-of-way. o This provision will allow the DPW to require a TIAR if required as part of the specific road design as indicated in their memorandum of August 15, 2018. o The scope of the TIAR would be limited to the specific design concerns and not require a review of the regional traffic as required by the original provisions of Condition G unless there is a significant change in circumstances from the assumptions/analysis contained in the 2017 TIAR. o DOT review/Approval would be limited to improvements within the State's right-of-way. As the current proposal is written, DOT approval is required for all road improvements, even if they do not involve State ROW. WEST HAWAII BUSINESS PARK, LLC AMENDMENT TO CHANGE OF ZONE ORDINANCE NO. 04 110 (REZ 1049) velem Z Q J n Q ry W Z LU x . '�ecrttrkeh� iFowittann Homy Q,< w' Land n Q ry (D 0 0 n J ry W � - P y - S n Q ry (D 0 0 n J ry W THE APPLICANT IS REQUESTING: ■ AN AMENDMENT TO CONDITION K (ROADWAY IMPROVEMENTS) OF ORDINANCE NO. 04 110 BE AMENDED AS TO INCREASE THE AREA ALLOWED FOR DEVELOPMENT PRIOR TO TRIGGERING THE CONSTRUCTION OF KAMANU STREET FROM TEN (10) ACRES TO 48.4 ACRES. ■ THAT THE APPLICANT REQUESTS THAT THE SUBJECT CONDITION IS AMENDED FOLLOWS: PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR IMPROVEMENTS WITHIN AN APPROXIMATELY 48.4 -ACRE [' 0 ° GRE-] PORTION OF PARCEL 1 (INITIAL PROJECT AREA ALONG KANALANI STREET EXTENSION BETWEEN THE NORTH PROPERTY BOUNDARY AND THE VICINITY OF SOUTH [N44] ACCESS ROAD, KANALANI STREET EXTENSION FROM THE NORTH PROPERTY BOUNDARY TO THE VICINITY OF SOUTH [NORTH] ACCESS ROAD AND THE CONSTRUCTION OF IMPROVEMENTS WITHIN THE SOUTH AND NORTH ACCESS ROADS BETWEEN []QUEEN KAAHUMANU HIGHWAY [IIS4ERSE=Q T' ] AND THE KANALANI STREET EXTENSION [NQRTH QQE=SS an o n], AS PROVIDED IN THE TIAR, SHALL BE COMPLETED TO COUNTY DEDICABLE STANDARDS. THE INITIAL PROJECT AREA SHALL NOT EXCEED 711,000 SQUARE FEET OF GROSS LEASABLE COMMERCIAL AREA OR ITS EQUIVALENT IF INDUSTRIAL LAND USES ARE DEVELOPED UNDER THE MCX ZONIN REASON FOR THE REQUEST: ■ THE APPLICANT IS NOT AN ACTIVE DEVELOPER OF THE PROPERTY & HAS BEEN SEEKING TO SELL SOME OR ALL OF THE PROJECT AREA SINCE 2008 WITH NO SUCCESS DUE TO THE UPFRONT ROADWAY IMPROVEMENT REQUIREMENTS (KAMANU ST. EXTENSION AND CONNECTION BETWEEN KAMANU ST. AND QUEEN KA`AHUMANU HWY) BEING TOO COSTLY TO MARKET/DEVELOP THE PROPERTY. ■ THE PROPOSED AMENDMENT WOULD PROVIDE FOR THE SALE/DEVELOPMENT OF A SIGNIFICANT PORTION OF THE WHBP, WHICH WOULD THEN PROVIDE FINANCIAL RESOURCES FOR THE CONSTRUCTION OF THE KAMANU ST. EXTENSION IMPROVEMENTS. ■ THE APPLICANT BELIEVES THAT DUE TO ALTERNATIVE REGIONAL TRANSPORTATION FACILITIES BEING COMPLETED IN SINCE 2004 (E.G. ANE KEOHOKALOLE HWY BETWEEN PALANI RD. & HINA LANI ST. AND QUEEN KA`AHUMANU HWY WIDENING), THE IMMEDIATE IMPROVEMENT OF THE KAMANU STREET EXTENSION IS NO LONGER NECESSARY TO PROVIDE FOR REGIONAL TRAFFIC CIRCULATION NEEDS. ■ APPROVAL OF THE PROPOSED AMENDMENT WILL REQUIRE THAT KANALANI ST. BE BUILT FROM THE EXISTING KANALANI ST. IN THE KALOKO LIGHT INDUSTRIAL AREA TO THE WHBP SOUTH ACCESS RD., INSTEAD TO JUST TO THE NORTH ACCESS ROAD AS CURRENTLY REQUIRED. THESE IMPROVEMENTS WILL ALLOW A SECOND ACCESS TO THE AREA THEREBY REDUCING CONGESTION AT THE KANALANI ST./NINA LANI ST., THE KAMANU ST. HINA LANI ST. AND THE QUEEN KA`AHUMANU HWY/HINA LANI ST. INTERSECTIONS. Parcel l jornano Street Extension 1? ...-��•.• � ' i � Ate, _ FE -OF _ LVL Parnell coz 1Ganalani Street Parcel 3 1 Approsirr►�te 1R Isere area chat can to rRe�quircdents b;'eloped pursuant to Condition I �� FLMM IM .ar 51 p [ s WINK Makillff 1 �- _-__ AFIMh,i 6XW16F� —� -- WtYPt LvK+•C( x 1 1 � � •s 1 _.�... Extension North Access Road 1 - mum y kry� ppalsar�[n�ti 48A e a T t cm apa wv&r pmiaa7sd smaidmwt Exhibit 3a Coerdition t Map of Proposed De etopment Area and Road imprevcments t3"MW ments rcgWmd rtadcr pmriu,41 srricndmcot tat midition t Proposed Arriersdtriltnnt to C:ondGticsn J. DATE tF$t"17 VIEW OF SOUTH ACCESS ROAD INTERSECTION IMPROVEMENTS VIEW OF NORTH ACCESS ROAD INTERSECTION IMPROVEMENTS VIEW OF PARCEL 1 FROM KANALANI STREET LOOKING MAKAI TOWARD NORTH ACCESS ROAD VIEW OF PARCEL 1 FROM KANALANI STREET LOOKING EAST RECOMMENDED CONDITION K LANGUAGE K. PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR DEVELOPMENT WITHIN AN APPROXIMATELY 48.4 -ACRE PORTION OF PARCEL 1 (INITIAL PROJECT AREA, AS INDICATED IN EXHIBIT 3A OF THE NOVEMBER 22, 2017 AMENDMENT APPLICATION), THE APPLICANT, SUCCESSORS OR ASSIGNS SHALL CONSTRUCT THE FOLLOWING ROADWAY IMPROVEMENTS TO COUNTY DEDICABLE STANDARDS: THE KANALANI STREET EXTENSION FROM THE NORTH PROPERTY BOUNDARY TO THE SOUTH ACCESS ROAD; AND THE NORTH AND SOUTH ACCESS ROADS BETWEEN QUEEN KA`AHUMANU HIGHWAY AND THE KANALANI STREET EXTENSION. PLANNING DIRECTOR'S RECOMMENDATION FAVORABLE RECOMMENDATION BE SENT TO THE COUNTY COUNCIL WITH CONDITIONS. LEEWARD PLANNING COMMISSION COUNTY OF HAWAII HEARING TRANSCRIPT AUGUST 16, 2018 A regularly advertised hearing on the application of WEST HAWAII BUSINESS PARK, LLC (AMEND REZ 1049) was called to order at 10:11 a.m. in the West Hawaii Civic Center, Community Center, Building G, 74-5044 Ane Keohokalole Highway, Kailua-Kona, Hawaii, with Chairman Keith F. Unger presiding. COMMISSIONERS PRESENT: Keith F. Unger, Perry Kealoha, Michael Vitousek and Faye Yates RECUSED: Nancy Carr Smith ABSENT AND EXCUSED: Scott Church and Sonny Shimaoka ALSO PRESENT: Malia Hall, Esq. (Counsel for the Commission), Jeff Darrow (Planning Program Manager), Christian Kay (Planner), Shancy Watanabe (Planner) and Noriko Sauer (Commission Secretary) And three people from the public in attendance. APPLICANT: WEST HAWAII BUSINESS PARK, LLC (AMEND REZ 1049) Application to amend Condition K (Roadway Improvements) of Ordinance No. 04-110, which reclassified approximately 196.634 acres of land from an Open (0) to an Industrial -Commercial Mixed -20,000 square feet (MCX-20) zoning district and reclassified approximately 85.733 acres of land from an Open (0) to a General Industrial- 1 -acre (MG -1 a) zoning district. The property is located along the east (mauka) side of Queen Ka`ahumanu Highway (State Highway 19), Honok6hau Pt and 2nd, North Kona, Hawaii, TMKs (3) 7-4-008:013, 030, 074, 076-78 inclusive, 084 and 085. It was announced earlier that Commissioner Carr Smith would recuse herselffrom discussion and voting on this item due to a conflict of interest. UNGER: Agenda Item No. 2, Applicant West Hawaii Business Park, LLC, Amendment REZ 1049, application to amend Condition K, Roadway Improvements, of Ordinance No. 04 110, which reclassified approximately 196.634 acres of land from an Open to an Industrial Commercial Mixed -20,000 square feet zoning district and reclassified approximately 85.733 acres of land from an Open to a General Industrial -1 acre zoning district. The property is located along the east side of Queen Ka`ahumanu Highway, Honokohau I 'and 2nd, North Kona, Hawaii, TMK (3) 7-4-8: Parcels 13, 30, 74, 76, 77, 78, 84 and Parcel 85. KAY: Thank you, Mr. Chair. Thank you for being here, Members of the Leeward Planning Commission. It's good to see you all. DRAFT As the Chair said, this is an amendment to a Change of Zone. If I can direct your attention to the screen. The subject parcels are located in the North Kona District of Hawaii Island, more specifically in the Kaloko-Honokohau area. For your reference the Queen Ka`ahumanu Highway is running generally north -south through the slide. The subject parcels are outlined in red, the three subject Parcels 1, 2 and 3. For further reference the Kaloko Light Industrial area is adjacent to the north; this is the location of Costco and Home Depot and several other industrial and commercial uses. And then makai of the highway is the Kaloko-Honokohau National Historic Park. County zoning for the area is a mixture of General Industrial, Limited Industrial and the Industrial -Commercial Mixed use. The State Land Use designation for the subject property is Urban. And the General Plan Land Use Pattern Allocation Guide Map indicates that much of the subject parcels are Industrial with other Urban Expansion to the east and Open to the west. And this is in the Kona CDP Urban area. Here is an aerial photograph of the site that we are working on right now. On the left hand side you'll see all three parcels outlined in black, and the area that this amendment really addresses is in this, within this yellow outline. And on the right hand side I blew it up a little bit so you can see, again, with Queen Ka`ahumanu running generally north -south, and there is Allied Quarry Road, an old quarry road, that actually is, the access to the highway is no longer there after the State's highway widening project. We've got the national park here makai of the highway, and to the north we've got the Kaloko Light Industrial area. The applicant is requesting an amendment to Condition K of Ordinance No. 04 110 to increase the area allowed for development prior to triggering the construction of Kamanu Street from the current ten acres to an area of 48.4 acres. The applicant requests that the subject condition is amended as follows — I won't read it but I'll give you a moment to take a look. The reasons for the request are: The applicant is not an active developer of this property and has been seeking to sell some or all of the project area since 2008 with no success due to the upfront roadway improvement requirements, specifically Kamanu Street Extension and connection between Kamanu Street and Queen Ka`ahumanu Highway, being too costly to market and develop the property; the proposed amendment would provide for the sale or development of a significant portion of the West Hawaii Business Park, which would then provide financial resources to the construction of Kamanu Street Extension improvements; the applicant believes that due to alternative regional transportation facilities being completed since 2004, for example the Ane Keohokalole Highway between Palani Road and Hina Lani Street and the Queen Ka`ahumanu Highway widening project, the immediate improvement of the Kamanu Street Extension is no longer necessary to provide for regional traffic circulation needs; approval of the proposed amendment will require that Kanalani Street be built from the existing Kanalani Street terminus in the Kaloko Light Industrial area to the West Hawaii Business Park South Access Road, instead of just to the North Access Road as currently required; these improvements will DRAFT allow a second access to the area thereby reducing congestion at the Kanalani Street -Hina Lani Street, the Kamanu Street -Hina Lani Street and the Queen Ka`ahumanu Highway -Hina Lani Street intersections. This is one of two site plans that were submitted as part of the application. This is showing the area as is currently permitted under existing Condition K. What's in yellow is the generally ten -acre area that they are allowed for right now, and the red is the associated roadway improvements. Again, this is Kanalani Street running from its terminus at Kaloko Light Industrial to the location of the North Access Road, which will then be built from Queen Ka`ahumanu Highway. What is being proposed at this point is now in yellow, the 48.4 -acre area, and, again, Kanalani Street running, now, connecting from its terminus here to the South Access Road whose intersection was just completed and opened as part of the highway widening project. I did make a slight adjustment to this schematic, given that as part of the new condition request they are also going to build the North Access Road segment between the highway and Kanalani Street; so this is a little bit different from what was in the application, but I made a change here to show what the condition as amended, or the proposed condition as amended, would include in terms of roadway improvements. Here is a roadway circulation plan that was included as part of the Traffic Impact Analysis Report, just showing the phasing of roadway improvements relative to the project, and what type of roadway improvements would be required under the TIAR in each phase: Phase 1 being in the lighter gray area, Phase 2 darker gray, and Phase 3 more mauka and further darker gray. Again, just one quick change is the TIAR still calls North Access Road as part of Phase 2, but the applicant is proposing now to build it as part of Phase 1. Here are some site photos of the area. We took these about three months ago, so actually there's a quite difference now. This is the South Access Road and makai of this is the national park, so this is a fully signalized channelized intersection that was done part of the State's widening project. And here is a view of the North Access Road intersection improvements at the highway. This will be limited to right -in and right -out movements. And then here is a view of Parcel 1 from Kanalani Street, looking makai toward the North Access Road. You can see this is the general area of the North Access Road, and this is taken from the end of Kanalani Street within the Kaloko Light Industrial area. And a view of Parcel 1 from Kanalani Street, looking east, kind of give you a general idea of what it looks like at this point, or at least at three months ago. So the Director is actually recommending some different changes to Condition K that are different from what the applicant requested. And this was just done to provide a little more clarity; the applicant was trying to use the original condition and amending it based on the, the original condition was kind of written in an unclear way, so this is just to try to add clarity. So the new condition reads, "Prior to the issuance of a Certificate of Occupancy for development within an approximately 48.4 -acre portion of Parcel 1 (initial project area, as indicated in Exhibit DRAFT 3A of the November 22, 2017 amendment application), the applicant, successors or assigns shall construct the following roadway improvements to County dedicable standards: the Kanalani Street Extension from the north property boundary to the South Access Road; and the North and South Access Roads between Queen Ka`ahumanu Highway and the Kanalani Street Extension." So the Director is recommending a favorable recommendation be sent to the County Council with conditions. We, as kind of a matter of course, we also adjust conditions that are older, outdated or have already been complied with, so there's been a lot of back and forth on some other conditions that we updated that weren't the condition they were asking to amend. So there were other conditions that we amended. And since the background and recommendation report was sent to the Commission, we've received several documents in relation to the language of some of those additional conditions. On August 14`h a letter from William Moore Planning, Incorporated, outlining some concerns and proposed a changed language to some of those conditions. The Planning Director provided a response on August 15`h, with the Director's, whether or not the Director agrees with those proposed changes and justification for that. And then today we received two documents from the applicant: One specifically speaking about Condition G, which is related to a Traffic Impact Analysis Report and how the language should read, some justification for that, and then after some brief discussion this morning the applicant also submitted an updated set of condition language for Condition G. So I'm sure we'll get into some discussion on that as you get a chance to engage the applicant, but I'll be happy to answer any questions the Commission may have about this or anything else. UNGER: Great, thank you. I just wanted a discussion on Kamanu Street Extension because that seems to be the impetus for this change. If we agree to this change, how does that affect Item J? Do we need to also adjust Condition J? Let's just take a look at that. KAY: Okay, one moment. Mr. Chair, the applicant has asked to come up. UNGER: Yeah, that's probably a good idea. I think this is, a lot of these questions will be directed at both staff and the applicant, and I think this is definitely going to be a rolling discussion. So why don't we, why don't we do that? And we can address, the Commissioners can address our questions either to staff or the applicant. Please raise your right hand. Do you swear or affirm to tell the truth before the Commission? APPLICANT'S REPRESENTATIVES: Yes. UNGER: Please state your name and the area of address. SMITH: Riley Smith, Kamuela, Hawaii. MOORE: Riley is the president of Lanihau Properties, and is the, which is the wholly owned owner of West Hawaii Business Park LLC, which is the applicant. 4 DRAFT UNGER: Okay. MOORE: So they are the landowners. I am Bill Moore. I'm the planning consultant. I'm based in Hilo. UNGER: Okay, great. We might want to take a step back, and, I don't know — do you want to make a presentation before we dive into questions? I was going to start, we were going to start with questions there, but. MOORE: You know, I'm happy to just, I think, let me just address your first question on Kamanu Street. UNGER: Okay. MOORE: And a little bit of history. And, you know, I'll do areal quick, why don't we start with a brief overview of the applicant. UNGER: Okay. MOORE: Thank you. SMITH: Aloha Chair Unger, Members of the Planning Commission, Planning Department staff, Corporation Counsel, my name is Riley Smith. I'm the president and chief executive officer of Lanihau Properties. We also own Palani Ranch, 1,000 mother cow operation, in North Kona. Our roots go back to 168 years ago when Henry Nicholas Greenwell moved to Hawaii and massed some lands. These lands in Honok6hau are part of our landholdings that we've worked since 2003. We provided an EIS in March of 2003. We went through the State Land Use Commission in 2004, changed the Land Use designation from Conservation to Urban. In 2004 we also went through a County zoning ordinance and obtained the approval to take the land to MCX-20 and MG -1 a as identified in the Planning staff report. What we found is that, since 2008 we've been trying to sell the lands, we are not an active developer, we are a passive landowner, we tried to sell all the entitled lands, which are about 245 acres, and we could not find a buyer. We then tried to go back to just Parcel 76, which is about 95 acres, to see if we could find a buyer for those lands, and the high infrastructure costs that we found in West Hawaii, especially with all the rock, just made it prohibitive. The offers we were getting is that they would pay us the value that would cost us to build the road; so in exchange basically what we are doing is we are giving the land to somebody, they give us enough money, we build the road and we walk away from the land that we've owned for 160 years. So we didn't think that was viable. What we thought would be an opportunity was if we could look at a smaller chunk of infrastructure, so instead of building Kamanu Street, which extends from Kaloko Light Industrial to the Honok6hau Properties land to the south, instead of building that road upfront before we could subdivide, what we are looking to do is build three roads that Christian Kay talked about, so the North Access Road that connects Queen Ka`ahumanu Highway and Kanalani, Kanalani Street from the Kaloko boundary to the South Access Road, 5 DRAFT and then the segment of South Access Road from its intersection with Kanalani Street to the new traffic signal that Goodfellow put in on the highway. So we are offering to build that infrastructure, if we have the opportunity to subdivide the 48 acres, okay. I think you asked about Condition J. Condition J is Kamanu Street and it still exists. If we were to try to subdivide anything outside of the 48.4 acres, it would trigger the construction of that road. UNGER: Okay. SMITH: Okay? UNGER: Yeah, and I see it's in phase, so everything would be intact then width of that. In another reference to Kamanu Street they are talking about phases, you can phase it in, and, as far as improvements, maybe not curbs and gutters at first run at it, and then the second, and then upon, you know what I'm talking about SMITH: Yeah, you know, we actually have the design plans for Kamanu Street signed off on by Public Works, Planning Department and Health. So they are ready to build. We just don't have the money to build it — UNGER: Okay, got it. SMITH: to a County dedicable standard with curb, gutter and sidewalk. You want to MOORE: Yeah, if I can. The condition really is before we do anything else in other than this area in yellow, Kamanu Street needs to be drivable from Kaloko Industrial Park to Honokohau. And it can be developed in phases, but the travel way needs to be in, and then the curb, gutter and sidewalks can be in later. The design plans that Riley is talking about is they've actually, it doesn't make a lot of sense to do it that way because of, you know, liability, so the design plans are to build it all at once. But the Condition J requires that, except for two exceptions, one is the quarry, existing quarry uses or quarry related uses can continue without triggering Kamanu Street, and then this Condition K area, now 48.4, but anything else, the other large areas, as soon as we touch that, in order to touch that, Kamanu Street has be built and connected, including portions of improvements within the Kaloko Industrial. Kamanu ends before the property line, so Lanihau had to acquire rights of entry and agreements so they can construct lands on other people's property. Same thing on the Honokohau Industrial site; there is a small segment of land that doesn't come to the boundary, so Lanihau, as part of these requirements, had to get the rights to build that section on the land, and that's part of their responsibility. UNGER: Right. That's a significant improvement because you are talking about connecting Kamanu from Kaloko Light all the way over to Kealakekua, uh, Kealakehe Parkway? SMITH: Yes. 6 DRAFT UNGER: Okay, okay. So are you okay with the language in J as it stands? Because it does talk about subject to and that's provided in Conditions K, L and M. So it sounds like you are okay with the conditions in J as it stands. UNGER: And then Condition L after K also refers to the Kamanu Street Extension, and they're saying, which is what you are saying, Mr. Moore, "Prior to the issuance of a Certificate of Occupancy for improvements within Parcel 2" — I'm assuming, or I'm thinking, Parcel 2 is Phase 2? KAY: Parcel l is this one right here UNGER: With the development of Parcel 2 then kick in the requirement to do Kamanu Street. Or that's, or is that part of the initial 48 acres? MOORE: Parcel 2, there is a zoning map as opposed to a parcel map, so it gets pretty confusing. That's why in our application we included — let me pull up our application. KAY: Just for your reference, the zoning map is part of the recommendation. It's here right before the conditions. MOORE: So under the original zoning conditions Parcel 2 is the MG area; so that would be the Phase 3 area, including those two areas in white, which is West Hawaii Concrete and Glover, but that is Parcel 2. So those industrial uses, existing industrial uses, can continue. Any activity that is not related to an existing industrial use — UNGER: Right, as far as your future development. MOORE: would trigger Kamanu Street. UNGER: Okay. And what about Phase 2? Would that trigger Kamanu Street? MOORE: Yeah, so Phase 2, yes, any development in Phase 2. So, again, two separate things: Parcel 2 is a zoning condition; Phase 2 is our TIAR, development in Phase 2, which would trigger Kamanu Street. UNGER: Okay, okay, thank you. MOORE: We have multiple triggers, but Kamanu Street has to be built before we can do pretty much anything else. UNGER: Got it. Okay, thank you. SMITH: Just my last comment as part of introduction. As the State continued on with Queen Ka`ahumanu phase 2 improvements, we knew that the traffic signal was going to be DRAFT implemented and limited usage by our existing quarry tenants, which are mauka. And so what we wanted to do was, as part of this amendment, we felt that if we were able to construct that short segment of South Access Road — Christian, you have the exhibit that has the red, yeah — so if we were to construct that short segment of South Access Road and Kanalani Street to where Spectrum's office is, it provides an additional access to the Kaloko Light Industrial area. As all of you that shop in Kaloko and try to hit north to get out to Hina Lani, it's a little problematic; the intersection at Kamanu with that batwing design, and then Kanalani is always really congested. So we felt that having this third option, especially with Costco adding the back entry on Lawehana Street by Ferguson, would provide some safety benefits to the region. So I think those are some of the other benefits to this amendment. UNGER: Right, and that was a Public Works suggestion? Didn't Public Works come up with that recommendation? I thought your original discussion was extending Kanalani to the South Access Road and down, and then Public Works came in and made a recommendation to attach the North Access from Queen Ka`ahumanu Highway to Kanalani? Is that the history of the discussion? KAY: So, yes, Public Works had a concern that the removal, that the amendment as originally proposed would remove the requirement to build the North Access Road. So in response to that, and also somewhat in response to the supplemental traffic study that was done, it was recommended that the North Access Road be moved into part of Phase 1. So those are the kind of two reasons, and I'm assuming those are the two reasons that the applicant responded to that and wanted to add that as part of this condition. UNGER: Right, and regardless it's there, and that's part of Phase, we are calling it Phase 1, and part of this amendment. MOORE: The intersection improvements are completely constructed for the North Access Road, as well as the South Access Road, so, you know, it just makes sense to go ahead and use it. The real benefit is the South Access Road where you are tying into a fully signalized intersection. North Access Road is a right -in, right -out, there is limited benefit, but we did not have objections to the requirement that they be built as part of the Phase 1. UNGER: I couldn't find any reference to — I saw the references to the roadway development we are talking about now in Phase 1, I saw the discussion on the Kamanu Street Extension — I couldn't find anything in the conditions for, let's call it Phase 2 and Phase 3 other than Kamanu Street, and I know that the traffic study was talking about continuing development, road development, within the entire project access, access north extension from Kanalani, access south, access road south from Kanalani up to Kamanu, there was discussion throughout the material about those improvements. What is the status of that, or how are those roads going to be developed? Are they kicked in by phasing? And are they, where can we find it in the conditions? MOORE: The other improvements, those are identified as mitigation measures within the TIAR, so as part of Phase 2, TIAR. The zoning condition, Condition G, with the ones we are going back and forth on, requires us to implement the mitigation measures within the TIAR. So it's not DRAFT directly stated in the conditions; it's indirectly tied Condition G, which we're not going to get rid of, requires us to provide the mitigation measures, those mitigation measures are in the TIAR. UNGER: As referred to in the, okay, got it, got it. SMITH: Chair Unger, maybe I can just add also that we have those three roads that are identified there under design. And I think the plans are going to end up in Public Works next week. UNGER: Okay. Did we want to shift our discussion to landscape plan. I know we went back and forth as early as five minutes ago with more language, and I know we were going back and forth on that. Can you open up the discussion with — if I recall correctly, there was discussion about the landscape plan and using the data of the landscape plan and some issues there. Can you talk a little about that? MOORE: Yes, sure. Just as some background, the going through the State Land Use Commission process was very involved. The National Park Service was a contested, was an intervening party, so we dealt with the National Park Service during the Land Use Commission. So those conditions probably run 20 pages of mitigation requirements from all kinds of safety and health; it limits some of the uses that we can do both in the Heavy Industrial and the MCX areas. As part of that they wanted to continue what really Kaloko Industrial has, which is a 50 -foot landscaping setback. So that is the genesis of that condition. There is also some interior landscaping requirements. So as part of the, both the zoning condition and the state land use condition we had to do a landscaping plan. Our concern was twofold with the proposed changes: One, the original language proposed by the — and again, we did not propose any amendments to this condition — the Planning Department proposed to say that we had to comply with the landscaping plan as of a certain date; what that means, if we ever amended that plan, then we would have to come back to the Council to amend the zoning condition because we have to comply with an old plan. So we just want the flexibility in that, you know, the language we suggested was just that we have to comply with the approved plan. We have no objections to the Planning Director's proposed changes, which he says "plan or as may be amended." But the key was to not lock us in to a specific plan of a specific date. You know, and again, part of this is the County is trying to extend a wastewater reuse plan, and if that water becomes available, it could change the landscaping requirements or opportunities, and, you know, so we just wanted to have the flexibility. We saw subject to the approval of the Planning Director. The other thing we pointed out is the County has a Rule 17 on landscaping, and this kind of brings them a little bit to the review of the West Hawaii Business Park landscaping plan, and we just wanted to make sure, you guys want to do this, we have no objections to you doing it, but do you want to do it. But, so, we have no objections to the condition as proposed by the Planning Director. UNGER: Okay, good. Good clarification, because I know that went back and forth for a little bit. And then of course we have to talk about the traffic impact study, and I know we were going back and forth with that. I think I saw the latest comment, which was just passed out to the Commissioners. If you all would look at, there is handwriting on this sheet right here, yeah. 9 DRAFT MOORE: And I want to apologize. I'm a policy planner. If you ever want to laugh, have me draw a plan. I am not a physical planner, and my handwriting reflects it. So I apologize for, and what I have is unreadable, the writer can read; what you have, I tried to print out a little carefully. But I'm happy to go through the discussions that we've gone back and forth with the Planning Department — LINGER: Okay, maybe I can summarize to see if we have a good understanding of what the issue is. So you went through your initial traffic impact study and it was done last year, correct? And the, one of the changes that the Planning Department is recommending is that before Phase 2 happens, and before Phase 3, an additional traffic impact study, not an additional, an updated traffic impact study be implemented with the approval from Planning Department, Public Works and State Highway Department. And I think your argument was in your opinion these traffic studies are good for 20 years and it shouldn't be required. So maybe, maybe you can extrapolate a little bit on that or my understanding. MOORE: Sure, sure. Let me step back. The original Condition G was adopted, you know, there was a traffic impact analysis done as part, in 2004, as part of the EIS, State Land Use boundary amendment. So there was an analysis done when we came in, so we kind of knew what the roadway improvements were going to be like. The zoning condition then was adopted, required to look at another traffic impact analysis. In 2009 we submitted that traffic analysis, the Planning Department approved it, and we have complied with Condition G, we can move on and build everything that we needed. When we applied for the Change of Zone, we triggered the concurrency requirements in Chapter 25-2-46, the Zoning Code, so we had to do another traffic study and, which we did, that traffic study specifically addresses mitigation measures tied to two things: One, if there is existing deficiencies or if your five-year review says that there is a deficiency, then you need to do the mitigation measures. Our traffic, but the traffic study is required to go out 20 years, so we looked out 20 years; in five years with these improvements, there is no impact; in ten years, which is our Phase 2, with the North and South Access Road improvements and Kanalani, there is no impacts; and then our 20 -year build -out, we have to do some striping work, I mean, that's the mitigation measure identified. So we looked at that. That is in compliance with the concurrency requirements. What this then did, and again, keep in mind that we have Kamanu, the goal is to build Kamanu Street, it's designed, ready to go, we don't have the financing, so with this sales hopefully we can build Kamanu. The original condition would require us to do another traffic study before we could implement, even if we had the money today, we'd have to do another traffic study, which is a 40 to 50 thousand dollars, that's not a big deal but it is a significant impact; we'd have to do another traffic study even though the road is fully designed. And the same thing if we move to increment 3. And, but that also, the traffic study requires us, the way the language worked is to look at the regional requirements – our current traffic study looked at, I think, eleven off-site intersections – and analyze that, and we have to mitigate that; if there were impacts there, we'd have to mitigate that. In fact, one of the mitigation measures was turning lanes on Kealakehe Parkway, that we needed a right -turn lane, which thankfully the State built as part of its Ka`ahumanu improvements, so the mitigation requirement has been addressed. What we felt was unfair is if, in looking at the Phase 2 and Phase 3 one, if there wasn't change in circumstance, we don't need to do the study, to looking at these regional requirements and facing potential mitigation measures again over and above 10 DRAFT what's required in this, the concurrency requirements, we felt, was not fair, not consistent with the Zoning Code. At the same time we acknowledge that for design elements, if Public Works wants a design traffic impact to look at how long should a turning lane be, what kind of improvements should be required, we have absolutely no objections to that and our proposed language included that. We also acknowledge that, you know, rather than the 20 -year time frame, if there is a significant change in circumstances — and again, I know that there was some going background on significance, but significance is a term of art in the planning and legal field, it's used in Chapter 343, if there is a significant impact, then you need to go do a full EIS, the same thing with the SMA, Rule 9, if there is a substantial significant impact, you need to go from a Minor Permit to a Major Permit, so that is a term of art, there is guidance, lawsuits on that — so we felt that, you know, and we offered this, if there was a significant impact or change in circumstances from what we analyze, then, fair, that we need to look at a regional TIAR. If the TIAR was looking at design turning -lane requirements that Public Works wants as part of their road design review, great, ask us of that and we shall do it. And that's the changes that we suggested and that is the final language that is the handwritten language that I think Planning has agreed with. So stepping back again, we think we complied with the regional requirements. We have no objections to being required to do TIARs as we go through design elements, but not to have it done just because we move from a phase, like I said, if we move to construct Kamanu Street tomorrow, we couldn't do it, we'd have to do a TIAR first. UNGER: Right, and I understand that and appreciate the discussion. That makes sense to me, and it's almost ironic or counterproductive that you have to do a traffic impact study before you build Kamanu Street. That being said, I think the genesis of that recommendation was from your own report, the one of the recommendation, so why did, why did your consultant recommend an updated traffic study before each phase? MOORS: I think there is a, you know, we didn't talk to the traffic, we will talk to him about this and, be careful about the language, but, you know, these are guidance and, you know, if needed, great, we'll do it. But, you know, a lot of this is, there is a set of assumptions that you make and you are projecting out and, you know, it's one where, you know, and again, if you look at the — and I looked at it and I should have brought with me — in the recommendation segment it is talking about the 20 -year life of the TIAR and then talking about the impact in phases. So, you know, and generally, things happen way out over time, and again, if we are not built by 2020, or in 20 years, and again circumstances change, you know, then, fair, we've got to do it. But, you know, I think it was not intended to be used as a regulatory tool, which is, you know, how it was being applied here; you said this, therefore we are going to impose it on you. It's a guidance tool. And we believe that as a guidance tool it's great; as a regulatory statement it doesn't work. And so that's where we've been going back and forth with the Planning Director over specific language and specific requirements and what's reasonable. UNGER: Thank you. We're kind of doing this on the fly as we see, so there's a good opportunity, we just got a chance to look at this. Has staff, or Director Yee, had a chance to look at this and what are your comments on their proposed language changes? KAY: So, if I may, I think generally, speaking for myself, I don't have a problem with that. In my conversation with Public Works, which led to the email from Natalie Whitworth, we were 11 DRAFT more talking about the internal roadway system and what type of design features or intersection improvements would be needed as part of the additional phases. So I, I'm in agreement with removing the more regional impact language from that. They did say that they'd like the Planning Department and the Director to kind of be the point person in consultation with Public Works and Department of Transportation, so I believe that this language keeps that as is and just adds the language from their proposed condition that says, "if warranted by a significant change in circumstances or as may be required by the Department of Public Works during the design and review of construction plans for future road segments," I think that captures it. If at the time the roadway designs come in and there is a need for further study to determine what type of work needs to be done on roadway or intersection segments, then there will be an opportunity to capture that. And the Director also would have an opportunity to kind of look at the overall big picture, should anything come out, and kind of work with that as well. So I'm okay with it. Director Yee? YEE: Michael Yee, Planning Director. Yes, I'll confirm that the Planning Department is fine with this revision. MOORE: And just, you know, I just want to point out, too, you know, this is all being going at the last minute; I cannot say how much we really appreciate this coordination, openness, talking to us, letting us share our concerns, listening. So whatever happens, I just want to say we really appreciate how this conversation has been going on. SMITH: Maybe I can just make an additional comment. You know, the email that was attached to the Director's letter that included comments from Aaron Takaba, Traffic Division, and Natalie Whitworth, Engineering Division, both of them were not in the position when we went with the road circulation plan seven years ago with Ki Emler and Ron Thiel, their predecessors at Engineering Division and Traffic Division; they may not be aware that those Kamanu Street plans were signed off on; they may not be aware of the road circulation plan and the horizontal and geometric design that was approved by Engineering Division that allowed us to do a lot of the grading that's underway there; Ki instituted some roadway setbacks in addition. So a lot of the work that we are proceeding with design is kind of pre -approved, so that we could go ahead and get Kamanu Street approved, so that we could proceed with Kanalani North and South Access. Because if you don't have your horizontal and geometric controls and you are going to excavate out the land that we are excavating right now, and then you want to build the road, then you have to go fill it all. So a lot of this precedes their involvement of those two Divisions. MOORE: What's the width of South Access Road between Kanalani [inaudible]? SMITH: Yeah, the width at the traffic signal right now is 105 feet, so where the traffic signal is for South Access, Goodfellow built it a little bit bigger than the plan showed, so our requirement is an 84 -foot right of way, it's actually 104, so we are going to do a transition and get up to the 84 -foot right of way when we get to Kanalani and South Access Road. South Access up to Kamanu is 80 feet. All the other roads are 60 -foot right of way. Kamanu has a ten -foot wide widening setback, and South Access has a ten -foot wide widening setback. 12 DRAFT MOORE: And I want to point out that the minimum requirement, if you just go by normal road standards, for South Access Road that's 104 feet is 60 feet. So a lot of this work has been done already. So again, there's a through, you know, so a lot of the design work and setbacks, or, not setbacks, the standards have been design -negotiated, and are actually being designed as we speak. UNGER: Great, thank you. Commissioners, any more questions? Staff, any more comments? KAY: Right, so Jeff [Darrow] was just saying before we go forward and entertain a motion, I just want to nail down what the conditions say, and in conversation with Mr. Moore before hearing, I asked if outside of Condition G, which there were issues and concerns, if he was generally okay with the other changes in the Director's memo, and he indicated that he was. And if you can conium on the record MOORE: Yes, absolutely. We are, again, this August 15I" we are in agreement with all of the changes contained in here, except for Condition G, and we are in agreement with the proposed changes, the handwritten changes. So based on the, so the revised Condition G and all the other changes proposed by the Planning Director we are in agreement with. And we are also in agreement with Condition K as originally recommended by the Planning Director. UNGER: Thank you. Can you make an attempt to craft the motion based on this discussion? KAY: Sure, so, I mean UNGER: Oh HALL: Wait, wait, let's have the Commission choose what they would like to do first before we craft a motion. KAY: Okay, fair enough. UNGER: Okay, in fact, why don't we go — we still need to open up the public discussion, if there are any — so why don't we take a seat, and then we'll let the process go as it will. MOORE: And again, just thanks to the staff and the Director for, again, their just cooperation in working with us. LINGER: Great, you're welcome. VITOUSEK: Actually, if you don't mind if I ask a question to the applicant. UNGER: Sure. VITOUSEK: Thank you. Just looking at the maps presented and the site plan, there is an archaeological protection purposes easement up, that runs mauka-makai, and then right at the Kamanu Street, is that another archaeological site, the little squiggly lines in there? 13 DRAFT SMITH: Yes. VITOUSEK: Is that a burial site that's in a lava tube? SMITH: There's a number of them, yeah. You want me to kind of give the background? VITOUSEK: Sure. I'm just looking at that; in my opinion it looks like there is a burial site blocking that road. SMITH: Mr. Vitousek, thank you for raising that question. The original archeological inventory survey was provided by Cultural Surveys Hawaii, I think, in the 90's, okay. Myra Tuggle and her husband also were involved in this. We went through, to obtain State Historic Preservation Division office approval, as well as worked with Hawaii Island Burial Council to obtain their approval on the disposition of all the burials, okay. There is a number of other larger complexes mauka of the upper quarry, but the ones in this area there are two burial areas. We've worked with Isaac Harp who is the cultural monitor for the families in this area. He's actually staked out the entire archaeological preserve. We have signs, warning signs, every 50 feet along the corridor of that thing that sort of looks like a rifle. And then the two burial areas: One, with the approval of the Burial Council, we put in a stainless steel gate that's lockable and that was to provide an alternative, should some inadvertent remains be discovered during construction, we would have the option to reintern them in that location; the other one had an infant burial and it was sealed. And the rock wall designs that were approved by the Burial Council have been put in place and are completed. VITOUSEK: Right, but, is the Kamanu Street alignment a viable alignment or is there a burial site that's going to prevent the construction of that — SMITH: There's no burials within the alignment. What we did was we worked with State Historic Preservation Division when they signed off on the grading permit – I don't think it was you – they allowed a bridge section of the road, so it's actually like an at grade concrete reinforced steel bridge that does not transfer the load of the road over the lava tube that's beneath it. VITOUSEK: Got you. Okay, thank you. KAY: I just wanted to add that Condition Q as proposed says, "The applicant, successors or assigns shall fully comply with the provisions stipulated in the Department of Land and Natural Resources -State Historic Preservation Division approved Archaeological Preservation Plan and Burial Treatment Plan." So we did capture that as well. UNGER: Great, thank you. Thank you, Applicants. If there are any members of the public to testify, this is your opportunity. Seeing no members from the public here to testify, I would like to entertain a motion to close public testimony. KEALOHA: So move. 14 DRAFT VITOUSEK: Second. UNGER: We have a motion by Commissioner Kealoha, second by Commissioner Vitousek. All in favor? COMMISSIONERS: Aye. UNGER: Opposed? [None.] Public hearing is closed. At this time, Commissioners, we can entertain a motion for this agenda item. HALL: If you guys want to take a recess to craft the motion, we can do that together, yeah. UNGER: A motion to recess? Okay, let's take a recess then. We'll take a ten-minute recess and reconvene in ten minutes. Thank you. RECESSED Chairman Unger called a recess at 10:59 a.m. RECONVENED The meeting reconvened at 11: 08 a.m. UNGER: The hearing is reconvened. Staff, did you have a comment to start with? KAY: Yes, thank you, Mr. Chair. I just wanted to put on the record: The Director's August 15, 2018, memo, the last condition was supposed to reference Condition K; the memo actually referenced Condition H, so that was done inadvertently, it should reference Condition K. UNGER: Thank you. So noted. I'd like to open up the floor for a motion. KEALOHA: Mr. Chair, I move that a favorable recommendation be forwarded to the County Council on the request to amend Change of Zone Ordinance No. 04 110, based on the Planning Director's recommendation, findings and proposed amended conditions, which shall be adopted, except for changes to Conditions D, E, F, K in the Director's August 15, 2018, memo and the applicant's final changes to Condition G as proposed at the August 16, 2018, hearing as follows: "An updated Traffic Impact Analysis Report (TIAR) certified by a licensed engineer shall be submitted for review and approval by the Planning Director in consultation with the Department of Public Works and the State Department of Transportation, if warranted by a significant change in circumstances or as may be required by the Department of Public Works during the design review of construction plans for future road segments. The improvements identified in the updated TIAR shall be provided in an appropriate design year or phased with the needed right-of-way provided. Mitigation measures called for in the revised TIAR that are reasonably related to the project impacts shall be implemented meeting with the approval of the Planning Director in consultation with the Department of Public Works and the State Department of Transportation." HALL: Sorry, just for clarification, he said "except for," but I think the right terminology should have been "including." Those, they are all being adopted, yeah. 15 DRAFT UNGER: Do we have a second? YATES: Second. Commissioner Yates, second. UNGER: We have a motion by Commissioner Kealoha, second by Commissioner Yates. The floor is open for discussion. [None.] Roll call. KAY: Yes. Thank you, Mr. Chair. Commissioner Kealoha? KEALOHA: Aye. KAY: Commissioner Yates? YATES: Aye. KAY: Commissioner Vitousek? VITOUSEK: Aye. KAY: And Chair — pardon me — Chair Unger? UNGER: Aye. KAY: Thank you. Motion carries four -nothing. UNGER: Thank you. Applicants, you'll be notified in writing by the Planning Commission. Aloha. The discussion ended at 11:12 a.m. Respectfully submitted, Noriko Sauer, Secretary Leeward Planning Commission 16 DRAFT