WPC PROPOSED FINDINGS OF FACT, CONCLUSIONS OF LAW, DECISION AND ORDER

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would not frustrate the objectives and effectiveness of the Hawai`i's land use scheme and require a state land use boundary amendment in lieu of a special permit. B. The Desired Use Would Not Adversely Affect Surrounding Properties Surrounding lands to the south and west of the Property are zoned A-la, with properties further south being zoned A-20a and A-1Oa. Properties to the north of the Property are zoned RS-10 and RS-15,with some lands zoned A-3a further north across Kaumana Drive. One parcel is also zoned OPEN adjoining the northeast corner of the lower portion of the Property. Surrounding uses consist mainly of single-family residences with some vacant lands, and a small percentage of agricultural activity. The nearest dwellings to the upper parcel are located on adjoining properties to the north along Kaumana Drive and to the south along Mele Manu Street. The nearest dwellings to the lower parcel where most facilities will be located to the north along Edita Street and Kaumana Drive. Based upon the testimony from surrounding and neighboring property owners,the Development will have an adverse effect on surrounding properties by creating noise, traffic, and impacting the quality of life of the adjoining residents. However,the Applicants have agreed to multiple conditions to mitigate and minimize the potential adverse effects the Development could create for the surrounding properties. For example, a comprehensive traffic management plan will be developed and implemented to ensure that school traffic and congestion does not overflow onto County roads. The Applicants are also required, per PD's Recommendation condition 4, to create a landscaping buffer along the entire 70-acre project site to eliminate or minimize "noise, dust, litter, glare of lights, signs or unsightly areas between adjacent land uses or between a land use and roadway." Planning Department Rule No. 17 (Landscaping Requirements). 14