PD RECOMMENDATION REPORT (PL-REZ-2021-005)

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throughout the Kumu Hou PD appear to be allowed within the Resort-Hotel (V) zoning district and are consistent with the resort node LUPAG designation. Additionally, while not expressly proposed in the application, the applicant indicated that the project area will invariably have/need retail uses (such as restaurants and shops to service the needs of the guests/residents) and offices to support those uses (such as for the timeshare/recreational activities and the like). Based on the preceding, the Planning Director is adding a condition to this recommended approval that will limit uses in the PD to largely those permitted in the V zoning district, along with golf related facilities, which would otherwise require a separate Use Permit to develop. It should be noted,however, that the concurrent SMA Use Permit for the area only permits the uses articulated in the application, thus any additional uses (e.g., a restaurant, bar, or expanded commercial area),would require an amendment to the SMA Use permit. Pursuant to the concurrency section of the Zoning Code (HCC 25-2- 45(d)), the applicant submitted a Traffic Impact Report(TIR)that assessed the traffic impacts of"Areas A and B" of the Kumu Hou project("Area C' is not expected to generate any meaningful traffic). The TIR studied three (3) intersections in the vicinity of Kumu Hou which include Queen Ka`ahumanu Highway/Waikoloa Beach Drive (South); Queen Ka`ahumanu Highway/Waikoloa Beach Drive (North); and Queen Ka`ahumanu Highway/Mauna Lani Drive; the report found that all three (3) intersections currently operate at acceptable levels- of-service (LOS) (between LOS A and LOS D) in the AM and PM peak hours. The applicant noted that data used for the analysis was collected in 2019 at traffic count survey stations along the highway and at Waikoloa Road. The use of the 2019 data was due to the lack of accurate traffic data attributed to the ongoing Covid-19 pandemic at the time of the study. For purposes of the TIR, Kumu Hou was assumed to be fully built-out by 2045, at which time,the project was expected to generate 356 and 430 new vehicular trips during the project's AM and PM peak hours,respectively. The TIR concluded that while the LOS ratings along Queen Ka`ahumanu Highway could be worse in 2045 compared to 2019,these declines are expected to be the result of -7-