PD Background Report (PL-SLU-2022-008 & PL-REZ-2022-039)

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setback easement along its entire Mamalahoa Highway frontage. Since the highway fronting the property was transferred to the State in 2021, the Department of Transportation has the authority to determine whether and where access to the property will be permitted, if at all. The existing dwellings on the subject site are currently accessed by Ishihara Farm Road, a private road over an approximately 50-foot-wide combined easement within Lots 11-A-2 and 11-A-3 in favor of the subject property (Lot 11-A-1). The subject property was allowed the ability to utilize non-exclusive access easements over and across Easements "5" and"6" and a non-exclusive utility easement over and across Easement"9", as granted by the Declaration of Easements dated May 11, 2005. 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, driveways that will connect to an internal roadway providing access to parking. The commercial properties will not have vehicular access via Ishihara Farm Road. 24. Traffic: A Traffic Impact Analysis Report(TIAR)was completed in September 2022 by The Traffic Management Consultant(TMC) (see Exhibit 6 of application). The TIAR was designed to study current conditions of peak hour traffic data, evaluate traffic count data to establish existing traffic conditions, develop trip generation characteristics, analyze traffic impact on Mamalahoa Highway from two proposed access driveways, Ishihara Farm Road and at adjacent intersections in the project area (Waikelehua Place, Keaka Kea Place and Earl's Pa`auilo Store Driveway) and to recommend ways to mitigate impacts identified in the study. The analysis of existing traffic conditions found that all the studied intersections operated at an acceptable Level of Service (LOS) between LOS "A" and LOS "C". The TIAR assumes full build out and occupancy of the project by 2027, at which time it is expected to generate net totals of 37 vehicle trips per hour(vph) and 63 vph, during the AM and PM peak hours of traffic, respectively. The net PM peak hour trips generated by the proposed project are expected to exceed the 50 vehicles per hour trip generation threshold established by concurrency requirements of the Zoning Code for roadway mitigation. In 2027, the LOS is expected to degrade at most of the intersections, but will still be no worse than LOS "D." Based on the findings, the TIAR recommends the following traffic mitigation measures: 1) The median taper on the -8-