PD Background Report BWA LLC (PL-SPP-2023-033)

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• an evaluation on how the full build-out(for 1,200 visitors)of the subject operation will impact the roadways in the area The Department of Transportation further recommends that the applicant be responsible for mitigating traffic impacts attributable to the proposed 1,200 daily visitors by providing the required roadway and intersection improvements whether as an interim, phaselincremental or permanent measures at the appropriate times matching the volume of business traffic during the growth of the applicant's operations. 9. As a condition of approval, should the Department of Transportation require any improvements to Highway 19 and Leopolino Road as a result of information contained in the TLkR, the applicant will be required to construct any improvements to the Highway 19 and Leopohno Road intersection. The proposed condition will further require the applicant to submit an updated TZAR when the visitor count exceeds twice the most recent number of visitors. The Planning Director, in consultation with the Department of Transportation,may require further intersection improvements commensurate with the volume of traffic. 10. Electrical and telephone services are available to the site. A septic system will be constructed, meeting State and County requirements. 11. Unusual conditions, trends and needs have arisen since the district boundaries and regulations were established. The complete demise of the long established sugar industry that dominated agricultural activity for nearly a century has resulted in new trends and conditions, including diversified agriculture and agricultural tourism. The proposed visitor center will be located within the existing World Botanical Gardens,which has attracted visitors to the site for nearly eight years. 12. The use will not substantially alter or change the essential character of the land and the present use. Although the visitor center will be a new structure on the property,the center will utilize approximately 4,000 square feet of the 26.27-acre property. Thus,the proposed use will not substantially alter the essential character of the land. According to the applicant, there is no record of a designated public access to the shoreline or mountain areas traversing the property. Further,there is no evidence of valued cultural, historical or native resources, nor evidence of any traditional and customary Native Hawaiian rights being practiced on the site. 13. The property is zoned Agricultural 20-acres(A-20a) and falls within the State Land Use designation of Agricultural. As such, a Special Permit is necessary to establish the proposed use, to allow for uses other than agricultural uses on the subject property. The property is currently the site of the World Botanical Gardens,with over 500 species of plants,with plans to plant 30,000 species. The applicant's goal is to create a world class botanical garden. Therefore, although a small portion of the property will be used to construct the visitor center and parking, agricultural uses will expand upon construction of the center. -9-