PD RECOMMENDATION REPORT (PL-REZ-2022-000033)

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The existing RM-5 zoning is consistent with the SLU urban designation and will complement the low and medium density development pattern of the surrounding community. Furthermore, the proposed 450-unit housing development will be developed in compliance with the requirements of the Zoning Code. Since the last ordinance was granted,the Zoning Code was amended to add the concurrency provision (HCC Section 25-2-46), which requires that all rezonings, including time extension, address traffic,potable water, and civil defense siren concerns. As discussed earlier, the applicant has secured the necessary water units to develop the property as proposed. There is an existing civil defense siren located approximately 2.18 miles northwest(makai) of the subject properties,which covers approximately 2/3rds of the project site. At the time of this writing both the applicant and Planning Department have been unsuccessful in acquiring a determination of adequacy from the State of Hawaii Emergency Management Agency (HIEMA),therefore a condition of approval will require the applicant to install a siren prior to issuance of a certificate of occupancy, if required by HIEMA. Finally,the concurrency section of the Zoning Code requires a Traffic Impact Analysis Report(TIAR)be developed if the proposed project is anticipated to generate more than 50 peak-hour vehicle trips,which the proposed project is anticipated to exceed. As such,the applicant commissioned SSFM to prepare an initial TIAR(dated May 2020) as part of the EA process and based on agency and public comments through that process the applicant submitted an updated TIAR dated November 2021. The reports assumed that Phase I of the project(258-units)would be complete by 2024, with the remainder of the 192-units completed in 2029. All traffic for Phase I would access the project site from the Royal Vistas Roadway while in Phase II,the project would connect Kekdanao`a Place through the Kona Vistas subdivision to Lako Street so traffic could access the project from both roadways. The TIAR included analysis of AM and PM peak hour turn movements at eight (8) intersections in the vicinity of the project site at the present(2019), in 2024 at the completion of Phase I, and in 2029 at the completion of Phase IL All studied intersections currently operate at an acceptable Level of Service (LOS) and while some individual turn 11