PD Recommendation Report (PL-REZ-2022-000039)

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The applicant's proposed development does not strictly adhere to the exceptions for changing the current zoning in that it is not an agricultural cluster subdivision, and although the applicant will be required to meet the County Housing Code for providing affordable housing, the subdivision will include primarily market-rate lots. Additionally, the proposed 5-lot subdivision slightly exceeds the 4 lots or less minimum mentioned in the SKCDP. In 2021, when the applicant applied to change the state land use boundary district to urban and zoning to RS-10 for the southern portion of the property, the Leeward Planning Commission did not support the request because they believed the southern portion of the property should not be urbanized since it is situated in the area designated for small farms and ranches in the SKCDP. The current applications align more closely with the SKCDP related to preserving important open space and small farms and ranches in this area of Waimea. All essential utilities and services are available to the site. Access to the property is proposed via Mamalahoa Highway and Ishihara Farm Road. Mamalahoa Highway is a two-lane,paved roadway, striped with a two-way left turn lane in the median of the road, with an approximate 40-foot-wide pavement within a 50-foot right- of-way in this area. According to the Department of Public Works , Engineering Division (DPW), the section of Mamalahoa Highway fronting the subject property was transferred from County to State ownership in December, 2021 and is now State-owned and maintained. The existing dwellings on the subject site are currently accessed by Ishihara Farm Road, a private road over an approximately fifty-foot-wide combined easement within Lots 11-A-2 and 11-A-3 in favor of the subject property (Lot 11-A-1). The new residential lots will similarly be accessed by Ishihara Farm Road and by interior access easements. The applicant is proposing two new access points from Mamalahoa Highway to service the three proposed commercial lots with no vehicular access via Ishihara Farm Road for the proposed commercial use. A Traffic Impact Analysis Report(TIAR)was completed in September 2022 by The Traffic Management Consultant(TMC). The TIAR was designed to study current conditions of peak hour traffic data, evaluate traffic count data to establish existing traffic -5-