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PD Background Report (Amend REZ 738)
BMoansbAmendREZ-fond E.doc 11/27/20 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT MOANIALA HOLDINGS, LLC (FORMERLY HILO HILLSIDE CORP) DELETE CONDITION E CHANGE OF ZONE ORDINANCE NO. 15 50 (REZ 738) MOANIALA HOLDINGS, LLC requests to delete Condition E of Change of Zone Ordinance 15 50,which required the applicant to secure and dedicate land area for the future extension of Kukuau Street from the Sunrise Estates Subdivision to the Puainako Street Extension. Ordinance No. 15 50 amended Ordinance No. 08 115, which amended Ordinance No. 93 36, which rezoned lands from Agricultural-20 acres (A-20a), Agricultural-10 acres(A-10a), and Agricultural-3 acres (A-3a)to a Residential and Agricultural-I acre(RA-1a) zoning district. The subject property is located south of the Puainako Street Extension, west of Komohana Street at Hilo Hillside Estates Subdivision at Kukuau 1st, South Hilo, Hawai`i,TMK: 2-4-082:001-056, 058-061 (formerly 2-4-008: portions of 014 and 026). PROPOSED ACTION 1. Applicant's Request: The applicant requests deletion of Condition E of Change of Zone Ordinance No. 15 50. Condition E currently states: As represented by the applicant, the applicant shall secure and dedicate the land area within TMK 2-4-082:061 for that undeveloped portion of the Kukuau Street extension between Sunrise Estates Subdivision and the Puainako Street Extension to the County at no cost, when required by the Department of Public Works" 2. Applicant's Reasons for the Request: Over the past year, the Applicant has been unsuccessful in securing the current landowner's consent in either purchasing this easement outright or amending to include its use for roadway purposes at fair market value. It even had an appraisal done to help establish the fair value. While the Applicant is willing to purchase this easement at a fair price for eventual conveyance to the County, it does not appear that it will be successful. Unlike government, the Applicant does not have the power of condemnation to compel a landowner to sell a property or portion thereof. 3.Supportive Information: The applicant has submitted the attached in support of the request: (Planning Department Exhibit 1-Letter dated July 27,2020 from Sidney Fuke requesting deletion of Condition E) BACKGROUND INFORMATION 4. April 23, 1993: Effective date of Ordinance No. 93 36, which amended the district classification of approximately 171.84 acres from Agricultural(A-20a, A-10a and A-3a) to Residential and Agricultural(RA-la). This development was meant to be the Second Increment of Sunrise Estates.Note the map submitted at the time of this rezone request showed Kukuau Street connecting Sunrise Estates to Puainako Street;however,the connection was not included as a condition in the ordinance. (P.D. Exhibit 2- Change of Zone Map dated April 19, 1990, revised May 25, 1990,and P.D. Exhibit 3- Ordinance No. 93 36) 5. September 10, 2008: Effective date of Ordinance No. 08 115, which amended Ordinance No. 93 36. The applicant requested a 5-year time extension to secure Final Subdivision Approval because the project had been delayed due to construction of the Puainako Street Extension adjacent to the property. (P.D. Exhibit 4- Ordinance No. 08 115) 6. February 6,2011: Final Subdivision Approval was issued by the Planning Department for Phase I of the development,known as Hilo Hillside Estates, consisting of 56 lots. 7. July 22, 2014: Final Subdivision Approval was issued to create 2 lots from an approximately 3-acre lot created when the Puainako Street Extension was constructed. This lot, identified as TMK 2-4-082:061, is situated between the terminus of Kukuau Street and Puainako Street and is part of the original rezone area. The Applicant acquired this lot in July 2002 and sold the lot in July 2004. Easement 255 for utility purposes was recorded on this property in October 2009. (See Exhibit E-1 ofP.D. Exhibit 1) 8. June 12,2015: Effective date of Ordinance No. 15 050, which amended Ordinance No. 08 115. See Exhibit A ofP.D. Exhibit 1. 9. June 30,2016: A subdivision application was submitted by the applicant for Phase III of the Hilo Hillside Development consisting of 21 lots, adjacent to the Puainako Street 2- extension. Final Subdivision Approval cannot be granted until Condition E of Ord. No. 15 050 has been completed. 10. April 2017: The Department of Public Works requested the Applicant complete Condition E by securing and dedicating the land area within TMK 2-4-082:061 for the Kukuau Street extension between Sunrise Estates and Puainako Street. (P.D. Exhibit 5- Email from Kelly Gomes P.E. of DPW to Jim Lee) 11. May 27,2020: Final Subdivision Approval was issued by the Planning Department for Phase Il of the development, known as Hilo Hillside Estates, consisting of 66 lots. 12. Regional Roadways:The General Plan,which identifies future transportation needs based upon land use and population, calls for the future extension of Kupulau Street as a major collector consisting of an 80-foot wide right-of-way, from its current terminus at Kawailani Street,north to connect to Komohana Street, with intersections at Puainako Street and Mohouli Street. Major collectors are streets supplementary to the arterial street system that are a means of transit between this system and smaller areas and are used to some extent for through traffic and to access abutting properties and collect and distribute traffic between neighborhoods and arterial roads. (P.D. Exhibit 6- General Plan Future Collector Map). AGENCIES' COMMENTS 13. Department of Public Works- Engineering Division: P.D. Exhibit 7—September 22, 2020 memo 14. State Department of Transportation: P.D.Exhibit 8- September 14, 2020 letter AGENCIES-NO COMMENTS/CONCERNS 15. Police Department. AGENCIES-NO RESPONSE 16. Fire Department. PUBLIC COMMENTS 17. P.D. Exhibit 9: Letter dated July 17,2020 from Shannon Resureccion,landowner of TMK 2-4-082:061. APPLICANT'S RESPONSE TO COMMENTS 18. P.D. Exhibit 10- Letter dated October 20, 2020 from Applicant to Ms. Shannon Resureccion. 4- SidneyFuke, Planning Consultant 100 Pauahi Street,Suite 212•Hilo,Hawaii 96720 Planning•variance•Zoning Telephone:(808)969-1522 Cell:(808)989-0640 Subdivision•Land Use Permits E-mail:sidfuke@hawaiiantel.net Environmental Reports July 27, 2020 Mr. Michael Yee, Director Planning Department COUNTY OF HAWAII 101 Pauahi Street Hilo, HI 96720 Dear Mr. Yee: Subject:Proposed Deletion of Condition E of Ordinance 15 50 Applicant: Moaniala Holdings, LLC Kukuau 1", South Hilo,Hawaii,TMK:24-082: 01-56,58-M Moaniala Holdings, LLC,the developer of the Hilo Hillside Subdivision and hereinafter referred to as the "Applicant", is requesting the deletion of Condition E which required the Applicant to secure and dedicate a 60-foot wide right-of-way within an existing developed parcel identified by TMK: 2-4-082: 061 located within the Sunrise Estates Subdivision. BACKGROUND Ordinance No. 15 50("Ordinance")relating to the Hilo Hillside Subdivision project Subdivision")covered by the subject Tax Map Key became effective on June 12,2015. Exhibit A) The Ordinance amended time performance and related conditions of the parent ordinance (Ordinance No. 08 115. To date,all conditions of the Ordinance,with the exception of Conditions D Extensions of Kawailani Street and Kupulau Street)and E(Extension of Kukuau Street) have been fulfilled. This was confirmed in your letter of May 26,2020. (Exhibit B) Compliance with those conditions is required before Final Subdivision Approval can be issued for the third and final phase of the Subdivision. Relative to Condition D,the rights-of-way of the extensions of Kawailani and Kupulau Streets within the Subdivision were required to be improved and dedicated to the County upon its request. The improvements have been completed and will be dedicated to the County together with thc balaacc of the rood and related infrastructure within thc subdivision. Condition D,however,also required, upon the County's request,the dedication of the land area(TMK: 2-4-075: 070)for the proposed Kupulau Street extension. (Exhibit C) The specific area is situated north of the Puainako Street Extension to Poloku Street, a street within the Sunrise Estates Subdivision and outside of the Hilo Hillside Subdivision. Exhibit C-i) Planning Dept. Exhibit Mr.Michael Yee, Director July 27,2020 Page 2 Although the County did not request dedication of this area,the Applicant took the liberty of transferring and recording its ownership to the County. The County Department of Public Works has indicated that it does not want the area now. As such, the Applicant is in the process of having the land reverted back to itself. A draft of this reversion prepared by the Office of Corporation Counsel is the process of being executed. (Exhibit D) Upon its execution,this requirement will be considered addressed and will be dedicated upon request by the County. REQUEST Condition E required, as represented by the applicant,the dedication of the"land area within TMK: 2-4-082: 061 for that undeveloped portion ofthe Kukuau Street extension between Sunrise Estates Subdivision and the Puainako Street Extension to the County at no cost, when required by the Department ofPublic Works." (Exhibits E and E-1) Since that representation,however,implementation or fulfillment ofthat condition has become most problematic. As such,the Applicant is requesting its deletion. JUSTIFICATION In sum,the reasons are: a. The condition did not originate as a Director, Commission or Council-initiated one. It was offered by the Applicant who believed then that it was doable and would be of benefit to the community. Thus, had it not been offered by the Applicant,this condition would very likely not have been generated and made part of the Ordinance. b. Based on the traffic study,this improvement is not needed to address the project's traffic impact. Thus,the ability to meet the`rational nexus"and proportionality"tests of an off-site requirement is extremely questionable. c. The Applicant has made other contributions that would still facilitate the development of the Kupulau Street Extension to the extension of Mohouli Street through the Sunrise Estates Subdivision. (See Exhibit C) When the Ordinance was being considered in 2015,there were two(2)things that prompted the Applicant to willingly make that representation. For one,there already was an existing 60-foot wide easement(Easement 255)set aside for utility purposes which had been recorded with the State Bureau of Conveyances. (Exhibit F) As such, it appeared that having it amended to include roadway should not have been an issue. Further,the Applicant and the then owner of the property—who were friends -had a clear understanding back in 2015 that eventually this easement would have to be dedicated Mr.Michael Yee,Director July 27, 2020 Page 3 to the County or at least amended to include its use for roadway purpose. Since, then,the property was sold on May 6,2016,and unfortunately that"understanding"got lost or was not communicated to the current landowner. Over the past year,the Applicant has been unsuccessful in securing the current landowner's consent in either purchasing this easement outright or amended to include its use for roadway purposes at fair market value. It even had an appraisal done to help establish the fair value. While the Applicant is willing to purchase this easement at a fair price for eventual conveyance to the County,it does not appear that it will be successful. Unlike government,the Applicant does not have the power of condemnation to compel a landowner to sell a property or portion thereof or let alone,at fair market value. Therein lie the Applicant's dilemma—a willingness to comply and pay for the easement at fair market value but,because its compliance is reliant on the cooperation and consent of a third party, its inability to do so. If the situation today were when the Applicant processed the Ordinance,it would never have made such a representation. A Traffic Impace Analysis Report or TIAR(Exhibit G)prepared and submitted in conjunction with the Ordinance,concluded that the Kupulau Street Extension was not needed to service the project's traffic requirements. The impact is directly tied in only to the Puainako Street Extension. The Kupulau Street Extensions as reflected in Conditions D and E deal more with regional transportation needs and not directly to the project's traffic impact. As such, clearly this requirement does not fully meet the principle of"rational nexus", and the"proportionality"principle is met through the"fair share" condition as well as the conveyance of other properties relating to the Extension as noted below. Finally,and notwithstanding the above,the Applicant has made two (2)significant contributions towards the eventual development of the Kupulau Street Extension. (See Exhibit C)These include improvements of a right-of-way within the project site for this Extension from the project site to the drainage ditch adjacent to the Puainako Street Extension(Exhibit H)and also the acquisition and conveyance of a lot(TMK: 2-4-075: 070)within the Sunrise Ridge Estates Subdivision that would connect to Poloku Street. (See Exhibit C-1) Please note that the Poloku Street connection was not needed to address the traffic impact of the project per the TZAR. In light of the above, the applicant respectfully requests the deletion of Condition E in its entirety. Pursuant to your requirement,please find attached the following: a)letter of authorization from the landowner; b) $250 filing fee; c)twenty copies ofthis letter request with enclosures;d)list of surrounding property owners covered by the Ordinance; and e)real property tax clearance of the undeveloped portion(Phases II and III)of the Subdivision and covered by the Ordinance. Mr. Michael Yee,Director July 27,2020 Page 4 Should you have questions relating to this matter,please feel free to direct them to me. Thank you very much. ncerely/" X SIDNEY M.FUKE Planning Consultant Enclosures Copy—Moaniala Holdings,LLC w/enclosures via email COUNTY OF HAWAII i•il* l;•)' STATE OF HAWAII ORDINANCE NO.15 50 BILL NO.38 AN ORDINANCE AMENDING ORDINANCE NO.08 115,WHICH AMENDED ORDINANCE NO.93 36,WHICH RECLASSIFIED LANDS FROM AGRICULTURAL-20 ACRES(A-20a),AGRICULTURAL—10 ACRES(A-10a),AND AGRICULTURAL—3 ACRES (A-3a)TO RESIDENTIAL.AND AGRICULTURAL-1 ACRE(RA-la)AT KCIKUAU IsT, SOUTH HMO,HAWAII,COVERED BY TAX MAP KEYS: 2-4-082:001-56,58-61 FORMERLY 2-4:0OS:PORTIONS OF 014 AND 026). BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII: SECTION 1. Ordinance No.08 115 is amended as follows: SECTION 1. Section 25-8-33, Article 8, Chapter 25 (Zoning Code) ofthe Hawaii County Code 1983 (2005 Edition),is amended to change the district classification ofproperty described hereinafter as follows: The district classification of the following area situated at[Kttkuau]Kukuau South Hilo,Hawaii shall be Residential and Agricultural— 1 acre(RA-1a): SECTION 2. In accordance with Section 25-2-44,Hawai`i County Code 1983 (2005 Edition), the County Council finds the following conditions are: I) - Necessary to prevent circumstances which maybe adverse to the public health, safety and welfare;or 2) Reasonably conceived to fulfill needs directly emanating from the land use proposed with respect to: A) Protection of the public from the potentially deleterious effects of the proposed use, or B) Fulfillment of the need for public service demands created by the proposed use. EXHIBIT A A. The applicant, successors or assigns shall be responsible for complying with all of the stated conditions of approval[;]_ B. The required water commitment payment for the remaining phases of development shall be submitted to the Department of Water Supply in accordance with its"Water Commitment Guidelines Policy'within 180 days from the[date execution ofthe construction contract for the Pi`ihonua-Kukiau Transmission Line proiet by the Department of Water Sunolv and the Water Board. The applicant shall pay installation and facilities charges as required by the Department of Water Supply[;], C. Final Subdivision Approval for the remaining phases of the development shall be secured within five meats from the [ completion and acceptance of the Pi`ihonua- KulcGau Transmission Line project by the Department of Water Supply and Water Board or ten(10)years from the effective date of this amendment whichever occurs first D. The Kawailani Street extension affecting the subject property shall be delineated on preliminary and final subdivision plans to allow for a right-of-way. This street 2- constructed to County dedicable standards in conjunction with Final Subdivision Approval affecting this phase of the subdivision. The right-of-way and improvements therein shall be dedicated,at no cost to the County. The portion ofthe Kupulau Street extension[§eea-make within the subject property and up to the drainage easement adjacent to the Puainako Street extension shall be constructed to county dedicable standards meeting with the approval ofthe Department of in conjunction with Final Subdivision Approval affecting this phase of the subdivision. The applicant shall dedicate the land area(TMK 2-4-075:070)for the proposed Kupulau St. extension between Puainako[St:] Street and Puloku St71 Street to the County at no cost.when recujred by the Department of Public Works. The right-of-way.including that portion of the drainage easement adjacent to the Puainako Street extension, and improvements therein shall be dedicated to the County at no cost. The applicant shall be relieved from this condition if the General Plan is amended to remove Kupulau Street or Kawailani Street as future collector roads. K As represented by the applicant, the applicant civil secure and dedicate the land area within TMK 2-4-082:061 for that undeveloped portion ofthe K6kuau Street extension between Sunrise Estates Subdivision and the Puainako Street Extension to the County at no cost•when required by the Department of Public Works. F. As rep, sited by the applicant,ltaotiictive covenants in the deeds of all the proposed lots shall prohibit the construction of a second dwelling unit on each lot. A copy of the proposed covenant(s)to be recorded with the Bureau of Conveyances shall be submitted to the Planning Department for review and approval prior to final subdivision approval. [-` eep 'the ppro red_ o e.,"'-nom 3- appreval;]A copy of the recorded document shall be filed with the Planning Department upon its receipt from the Bureau of Conveyances. F7]G. To ensure that the goals and policies of the Housing Element of the General Plan are implemented,if applicable, the applicant shall comply with the requirements of Chapter 11,Article 1, [Hawaii] Hawaii County Code.relating to Affordable Housing Policy. This requirement shall be approved by the Administrator of the Office of Housing and Community Development prior to receipt offinal subdivision approval[i1 GT] AccessAccess to the development shall meet with the approval of the Department of Public Works. No lots shall have direct access from Puainako Street. H.]I The applicant shall make its fair share contribution to mitigate the potential regional impacts of the property with respect to parks and recreation,fire,police, solid waste disposal facilities and roads. The fair share contribution shall be initially based on the representations contained within the change of zone application and may be increased or reduced proportionally ifthe lot counts are adjusted The fair share contribution shall become due and payable prior to receipt of Final Subdivision Approval [ of development. The fair share contribution for each lot shall be based on a maximum density for each lot as determined by the zoning resulting from this change of zone. The fair share contribution in a form ofcash, land, facilities or any combination thereof shall be determined by the County Council. The fair share contribution may be adjusted annually beginning three years after the 4- effective date of the amendment to the ordinance,based on the percentage change in the Honolulu Consumer Price Index (HCPI). The fair share contribution shall have a maximum combined value of$[",5T50643] 13312.70 per single-family residential unit. The total amount shall be determined with the actual number of units according to the calculation and payment provisions set forth in this condition. The fair share contribution per single-family residential unit shall be allocated as follows: 55348146] 6.419.62 per single-family residential unit to the County to support park and recreational improvements and facilities; 267,66] 309.68 per single-family residential unit to the County to support police facilities; 1538.66] 611.66 per single-family residential unit to the County to support fire facilities; 231A5] 267.79 per single-family residential unit to the County to support solid waste facilities; 429,90] 5.703.94 per single-family residential unit to the County to support road and traffic improvements; In lieu of paying the fair share contribution,the applicant may contribute land and/or constructimprovements/facilities related to parks and recreation, fire, police,solid waste disposal facilities and roads within the region impacted by the proposed development, subject to the review and recommendation of the Planning Director,upon consultation with the appropriate agencies and approval of the County domicil,provided however,that the estimated cost of constructing the improvers pre provided in Condition Dndd E shall be credited to offset the full amount of the fair share for the road and 5- traffic improvements for thatphase of development by the Planning Director, without further approval of the County Council[;], At the time ofFinal Subdivision Approval for the remaining phases, if the General Plan no longer identifies the Kupulau Street extension or Kawailani Street extension as future roadways, the applicant shall not receive a credit to offset fair share for roads and traffic improvements. Lp. Drainage improvements shall meet with the approval of the Department of Public Works[;], J]K. The method of sewage disposal shall meet with the approval of the Department of Health[,]. L. Pursuant to Hawai`i County Code. Section 25-2-46(o)(Concurrency Requirements),the applicant shall provide a civil defense siren and associated maintenance access easements on the subject property as required by the State Civil Defenseprior to issuance of Final Subdivision Approval for Phase 2. Should any remains of historic sites,such as rock walls.terraces,platforms,marine shell concentrations or human burials be encountered, work in the immediate area shall cease and the Daoaxtrnent of Land and Natural Resources—State Historic Preservation Division DLNR-SHPD) shall be immediately notified. Subsequent work shall proceed 6- noon an archaeological clearance from DLNR-SHPD when it finds that sufficient mitigation measures have been taken. IT]N. Comply with all applicable County, State and Federal laws, rules,regulations and requirements[1. WO.Should the Council adopt a Unified Impact Fees Ordinance setting forth criteria for the imposition of exactions or the assessment ofimpact fees,conditions included herein shall be credited towards the requirements of the Unified Impact Fees Ordinance[;]. 111P An annual progress report shall be submitted to the Planning Director prior to the anniversary date of the effective date of the change of zone. The report shall address the status of the development and the compliance with the conditions of approval. This condition shall remain in effect until all of the conditions of approval have been complied and the Planning Director acknowledges that further reports are not required[;-andel, a]O [if] Ifthe applicant should require an additional extension of time,the Planning Director shall submit the applicant's request to the Planning Commission and County Council for appropriate action. Further,should any of the conditions not be met or substantially complied with in a timely fashion, the Director[shall]may initiate rezoning of the area to its original or more appropriate designation." SECTION 2. Material to be deleted is bracketed and stricken through. New material is underscored. SECTION 3. In the event that any portion of this ordinance is declared invalid,such invalidity shall not affect the other parts of this ordinance. SECTION 4.This ordinance shall take effect upon its approval. INTRODUCED BY: CQ 'NCILI,? MBER, CS1 OF HAWAII Kona,Hawaii Date of Introduction: May 6, 2015 Date of 1st Reading: May 6, 2015 Date of 2nd Reading: May 19, 2015 Effective Date: June 12, 2015 REFERENCE Corn 232 8- LYh>S} YhL:iKO i k -.aN.i ti Kllti!`i 4: RIA313AEAUAK-YLt lt.Wak .eagIs-f CaThrY COUNCIL Co.lnt1t of Hawaii Hawaii County artifact 25 Aupunf Street iiia,Hamrtii 96726 NOTE On Si11 no. 3 (Draft 3) , Ordinance Wo. 93-36 reference is made to a map attached hereto, marked Exhibit " A " Said Exhibit is not part of the duplicate copies of this ordinance, due to its size, but is available for viewing in the Office of the County Clerk. If further information is needed, call 961-8255. Robin J. Yahiku COUSfl CLERIC FOR REFERENCE ONLY COUNTY CLERIC OFFICE OF THE COUNTY CLERK COUNTY OF 8A671I'I RECEIVED County of Hawaii Time + a gpc...P7 Kona Hawai`i Date Introduced By: Greggor Ilagan (B/R) l ROLL CALL VOTE Date Introduced: May 6, 2015 AYES NOES I ABS EX First Reading: May 6, 2015 I Cluing X Published: May 16, 2015 iDavidX Eoff X IREMARKS.' I Ilagan X Kanuha X Onishi X Paleka X Poindexter X Wille X I Second Reading: May 19, 2015 I81 o To Mayor: May 28, 2015 1 0 Returned: June 12. 2015 ROLL CALL VOTE Effective: June 12, 2015 AYES NOES I ABS EX Published: June 20, 2015 Chung X David X REMARKS: Eoff X Hagan X Kanuha X Onishi X Paleka X Poindexter X Wille X I 8 0 1 0 I DO HEREBY CERTIFY that the foregoing BILL was adopted by the County Council published as indicated above. C - _== e I COUNC CHAIR.? RSON Approved/Dis '''proved this I 112- day of dcw Lkas20. ^" C YC)ERK Bill No.: 38 MAYOR, COUNTY OF'HA WAI'l Reference:C-232/PC-19 Ord No.: 5 50 yHarryKim w 4!t: Michael See Mayor DLmior Roy Takemoto April Surprenant Managing Director aao+g Depun Dirern+r West Hawaii Office East Hawaii Office 74-5044 Ane KeohokilolcHav 101 Panahi Street.Suite 3 Kailua-Kona.Hawaii 96740 County of Hawaii Hilo.Haxaii 96720 Phone 18081323.4770 Phone 18081961-8288 Fax(8081322-3563 PLANNING DEPARTMENT Fax 18081961-5742 May 26. 2020 Mr. Sidney M. Fuke Planning Consultant I 00 Pauahi Street, Suite 212 Hilo.HI 96720 Dear Mr. Fuke: Change of Zone Ordinance No. 15-050 (REZ 738) Applicant: Moaniala Holdings,LLC (Hilo Hillside Estates) Subject: Compliance with Conditions including Condition I (Fair Share Payment) Tax Map Keys: (3)2-4-082:001-056. 058-061 This is to acknowledge receipt of your letter received on May 18, 2020 along with a check in the amount of S661.961.25 for the fair share payment for Phase 2 and Phase 3. 1.Condition B (Water Commitment Payment): Based on the email dated May 6. 2020 from Kurt Inaba of the Department of Water Supply. this condition has been complied with. 2.Condition D (Kawailani Street and Kupulau Extensions): We appreciate the update that the applicant is in the process of unrecording the submitted dedication deed for the land area identified as TMK: 2-4-075:070 until requested by the DPW. We agree that this can be done in conjunction with Final Subdivision Approval of Phase 3. 3.Condition E (Kukuau Street Extension): We appreciate the update that the applicant is working to acquire the easement on TMK: 2-4-082:06 L The applicant may also pursue a amendment to the ordinance regarding this condition. This condition needs to be complied with prior to the issuance of Final Subdivision Approval of Phase 3. 4.Condition I (Fair Share Contribution): We acknowledge receipt of the fair share contribution, which includes the credit for cost of improvements as required in Conditions D and E for Phases 2 and 3: This condition has been complied with. Counn b an Equal Oppuriumq Pry lh. and Ernploru' EXHIBIT B Mr. Sidney M. Fuke Planning Consultant May 26,, 2020 Page '_ CATEGORY ORD. 1550 PHASE 2 PHASE 3 TOTAL 66 LOTS) 21 LOTS) Parks and Rec 56,419.62 5423.694.92 134.812.02 558,506.94 Police S 309.68 S 20.438.88 S 6,503.28 26.942.16 Fire S 611.66 S 40.369.56 S 1184486 S 53.214.42 Solid Waste S 267.79 S 17.674.14 S 5,623.59 S 23.297.73 Road and Traffic 55.703.94 S376.460.04 Sl 19,782.74 S 496.242 78 Total Due 51,158,204.03 Less Road and S 496,242.78 Traffic Credit Balance Due S 661,961 25 Fair Share Paid 661,961.25 Balance S 0.00 We are enclosing the receipt for the fair share payment in the amount of S661,961.75. We appreciate your diligence in these matters. If you have any questions, please feel free to contact Jeff Darrow at (808) 961-8158. Sincerely. dr lir ACL)or Cc_ . IlCHAEL YEE Planning Director JWD:mads I'apaln60 Jar Letter-F1]r Share LFuke-FoirSha.-Conal-Hi IoH II IsWoR EZ' do. Enclosure: Receipt for Fair Share Payment. atkCEi T cAtt= — 501 20 No. 405525 tsErd t , c1 Fav LV tititzf v .Lt:I t VEl Ft- 0tt' • 4_121r i I J Nlauni41a GI p Hkilkl H I SU9^L I_ gill DOLLARSI of Fall tlllarS) kt2 414% Cd- Il9 INIK2-11- CO: ee.,I-LI`7ir tilINGO FF I1 TO A,me L EWI ( t AOn@Y FRO p — rao eY 9 R o pP i '-sal AVE 000W 0 DCV t . ptSA y` ,O'b I n Q°a" 2 - NO* O '^--, y• d S 4 4^ Dr a Ce. t` PV psi' 9 IIZO 9 S tk ( Gs I 417.o$ SS t{P ( N. INAKO AVE s' / JV Si I 2` G 5C r0N E? EtAPSS P nq SS neJ O JpOIE J O• OJSS `. y '', q. O J`tSt p i AZ' s' N 140ESt k. MPJPSS eJ t t, r s. r\tl 4 2 ( I JP i 9l° 1t 4 i KUMU.roa 5r Et. S pg` t/ALEHUA S WAYn04isY i 1 flI Z CD 1 l y 1 NOWELO ST ' y4a 1 9f J I I!-'yEZ OLENA ST 1 tJ l GST MAN('o< I I t HONI Pt I I I II IR g PIY-OKUST o o o o o 0 0 2' 0 0 o 3 o o oQ r r • t t}alt Al r' 0 0 1. e e PUAINAK(3 - 0 n I i. t s 0 11 O ¢O 0.. 2 A•• ILO HILLSIDE SUBDIVISIOt v a'i e z n S 2 i e r a C y IL, i o a I O O 2 EOENA ST. 1T a2 a > Z n ca I > ciln. Y 4 1 2 ILIWAI ST w - - x l5 Lys - _ ' -W KAWAItANI ST n i c7AWELE Pt IA SVPUyUALEL 1 a 1 U$LANI PL 0 l PUKANA ST P. N tProposed 80' R/W Exten. - Kupulau Rd. EXHIBIT C r Cti \ ie 16Fv 3 i, A,°Vr h} 7f ~ A i i t it hi ?I. / ti ii Y 1 Y n, --, s4 r, „ 0 v. ••••. '/ / O ti ct• t,% `.. N r 'm .„4. 0 %':w al 1 O`V r i. ti's / 7 ® •- 1 1:. tl0 •.`f• 4' " r' ® a :Ys i t> v+ / m i 1 i''C\ 55i 4N. 41/4 .N444,t t. 4. 1- f V v 1 • 7 7 Y t• .. / ‘bk. 5`.‘k,. . 3 ' IT ` Vk 'a/ g c4t ':y v dlV „ i k yobt •Y g eaI40. f a 1)1 ././w/ t O ti ;-ky4. ' _' -- tMK: 2-4-075: 070 n/: IKUPULAU ST.EXTENSION g SUNRISE ESTATES i N,m ) \* •-• t *. . _ 1, a A ii i y. .9} `.,,:\. ' 7 1 0`-:e; It `` 1:' a tr, 1 Al 5 v F l 4 a aai Hh Gy77g 11.-1 • viu a — __•wv m.>y LAND COURT REGULAR SYSTEM AREA ABOVE RESERVED FOR RECORDING INFORMATION) After Recordation, Return by ®Mail or Pick-up Phone #: 961-8251 FILL IN NAME AND ADDRESS BELOW: Office of the Corporation Counsel (DBP) 101 Aupuni Street,Suite 325 Hilo,Hawaii 96720 DOCUMENT CONTAINS _PAGES TITLE OF DOCUMENT: QUITCLAIM DEED PARTIES TO DOCUMENT GRANTOR: COUNTY OF HAWAI11, a municipal corporation of the State of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 GRANTEE: HILO HILLSIDE, LLC, a Hawaii limited liability company 1050 Bishop Street. Suite 252 Honolulu, Hawaii 96813 Alt LCTS TAX MAP KEY: (3) 2-4-075-070(Roadway Lot 398)and CERTIFICATE OF TITLE NO. 1,181,709 1 EXHIBIT D QUITCLAIM DEED KNOW ALL MEN BY THESE PRESENTS: THIS QUITCLAIM DEED is made this day of day of 2020, by the COUNTY OF HAWAII,a municipal corporation of the State of Hawaii, whose principal place of business and mailing address is 25 Aupuni Street Hilo, Hawaii 96720, hereinafter called the"Grantor", in favor of HILO HILLSIDE,LLC,a Hawai`i limited liability company, whose mailing address is 1050 Bishop Street, Suite 252,Honolulu. Hawai`i 96813, hereinafter called the"Grantee". WITNESSETH: WHEREAS, Article XIII, Section 13-12 of the Hawai'i County Charter provides that the Council of the County of Hawai'i ("Council"), on behalf of the County of Hawai'i, State of Hawaii ("County"), may accept gifts or donations of real property; and WHEREAS, County Ordinance 15-50("Ordinance"), regarding a change of zone for certain lands located within the County, imposed certain conditions on said change of zone; and WHEREAS, Condition D of the Ordinance requires that land identified as Roadway Lot 398,as shown on Map 94, Land Court Application No. 1205, and further identified as TMK 2-4-075:070 ("Property"), shall be dedicated"for the proposed Kupulau St. extension between Puainako Street and Puloku Street to the County at no cost,when required by the Department of Public Works"; and WHEREAS, the Department of Public Works never required the dedication of the Property to the County nor did the Council accept said dedication; and WHEREAS, notwithstanding the foregoing, Grantee conveyed the Property to the Grantor by that certain Dedication Deed filed on August 30, 2019, in the Office of the Assistant 2 Registrar of the Land Court of the State of Hawai`i as Document No. T-10833407, and duly noted on Transfer Certificate of Title No. 1,181,709 ("Dedication Deed"); and WHEREAS, by unrecorded memorandum dated September 26, 2019, the Depar buent of Public Works affirmed that it is not requiring dedication of the Property as this time and requested Grantee clear title to the Property; and WHEREAS, the conveyance of the Property to the Grantor by way of the Dedication Deed is invalid; and WHEREAS,for the avoidance of doubt, Grantor desires to quitclaim any and all interest in the Property to Grantee. NOW, THEREFORE, for and in consideration of the sum of One Dollar($1.00)and other good and valuable consideration paid to the Grantor by the Grantee, the receipt of which is hereby acknowledged, the Grantor does hereby remise, release and quitclaim unto the Grantee, its successors and assigns, forever,all of Grantor's right, title, and interest in and to all of that certain real property hereinbelow described. Roadway Lot 398, as shown on Map 94 of Land Court Application No. 1205, containing an area of 0.611 acre), being Tax Map Key No.: (3) 2-4-075:070; more particularly described in Exhibit A attached hereto, and as shown on the map attached hereto as Exhibit B. TO HAVE AND TO HOLD the same, together with all rights, improvements, easements. privileges and appurtenances thereunto belonging or in anyway appertaining, or held and enjoyed therewith, unto the Grantee, its successors and assigns, in fee simple, forever. This instrument may be executed in counterparts, each of which shall be deemed an original, and said counterparts shall together constitute one and the same agreement, binding all of the parties hereto, notwithstanding all of the parties are not signatory to the original or the same counterparts. For all purposes, including without limitation, recordation,filing and delivery 3 of this instrument, duplicate unexecuted and unacknowledged pages of the counterparts may be discarded and the remaining pages assembled as one document. The terms"Grantor" and"Grantee", as and when used hereinabove or hereinbelow shall mean and include the masculine or feminine,the singular or plural number, individuals, associations, trustees, corporations or partnerships, and their and each of their respective successors in interest heirs, executors, personal representatives, administrators and permitted assigns, according to the context thereof, and that if these presents shall be signed by two or more grantors, or by two or more grantees, all covenants of such parties shall be and for all purposes deemed to be their joint and several covenants. IN WITNESS WHEREOF, the said Grantor has executed these presents on this day of 2020. GRANTOR COUNTY OF HAWAI`I, a municipal corporation of the State of Hawai`i HARRY KIM Its Mayor RECOMMEND APPROVAL DAVID YAMAMOTO, Director Department of Public Works APPROVED AS TO FORM AND LEGALITY: DANNY 13_ PATEL Deputy Corporation Counsel County of Hawaii 4 STATE OF HAWAII SS: COUNTY OF HAWAII ) On before me personally appeared HARRY KIM, to me personally known,who, being by me duly sworn, did say that he is the Mayor of the County of Hawaii,a municipal corporation of the State of Hawaii; that the seal affixed to the foregoing instrument is the corporate seal of said County of Hawaii; that the foregoing instrument was signed and sealed in behalf of the County of Hawaii by authority given to said Mayor of the County of Hawaii by Section 5-13 and 13-13 of the County Charter, County of Hawaii (2016), as amended; and said HARRY KIM acknowledged said instrument to be the free act and deed of said County of Hawaii. Notary Public. State of Hawaii Printed Name: My Commission Expires: NOTARY CERTIFICATION Doc. Date: No. of Pages: Notary Circuit Name: Doc. Description: Notary Signature Date 5 yy 1 , 1/ \ Sie c.," Q klmAOREUTE,_ $ re 4-082: 061 m ;\ P§w ESTATES Ali I 'M . 4 o \ 4^ i a\ ! d . K /} © • ~ liQr f 3» 844 f i6/ .Q , : 8 41 pi 81 4 221/4 } L 22 S e 47 III ) i 8 q ( 8;;S I aIBITz 1 R U A iZ : m, 4:Q 7 Q a / / 2 E 2-S i 2 0 2 22 2" e13t 2= 2eiz2s 5 y y : « y z < « A «REQUESTEDamesN TMK: 2-4-o POR 061 SUNRISE ESTATES cti; i 1 t \ x".\:, y ;} tc 2 < 1-2 zXIIrTEI SIA1L OFWAll 77:-5 rias seer, nelnit'.et2 5 SL:BjECT TO ENC ER NCES- N HRS §501-52 SCGIECT ALSO _ :NSTROMENT CONVEYING T: ==TO RRGISTFRED fm.WNr-R. ANYICORTG.AGES. ANY RELEASES OF IT 4 S \C LIEN AND ANY RRIOFNOTIONALLAST _ S - ED UR SUANT TO R - FASIRS J D \ REGISTRATION. SOCK D _TO THE \-. ANY N- Tr S o- OFOR Cr MEMORANDUMORANDU HER \ AND-:E APPROVAL OF ME SAME SY THE REGISTRAR OR AN ASSISTANT R_GISTR.R. . ENTRY ANDAPPROVAL SHALL BE EVIDENCED EXCLUSIVELY BY THE RECORDATION INy THEo 'R'F9CONVEYANCESS . URSUAN' TO HRS §502, OF A CERTIFIED COPY OF THISCERTIFICATE. OF TI,LEvViTH.. SUCH ERA.SURES: ALTERATIONS AND AMENDMENTS AS THERETOFORE SHALL HAVE BEEN MADE UPON THE REGISTRATION BOOK BY THE BEGS:RAR OR AN ASSISTANT REGISTRAR: E R GHT. CF THE REGISTRAR CR ASSISTANT REGISTRAR TO CORRECT ANY CLERICAL ERROR tr:-D•E oY PERSONNEL OF THE REGIS :ARS_OR ASSISTANT REGISTRARS OFFICE V, wRD_NCE TH HRS35 96. 7ilHICOF..RECTIN c:nu, t.ialt - :. r.,. Tui Rc h Set: s d - NUR. c r. 1- Int L JU_:.,::Pl subject, eeV . ee cI1 -,c. 1:11C:CSIS1....a intrei aany :_pt): i'NCUM HRA NOES. i L sISl 4J<-D OWNER n.:BA Y. SI:._ . Cit a; OTTTI.KOSAYN.Sili G:c r-2:2 Anitiuni l'__. EXHIBIT F A 03'; ENCLMBR.::'•C S \Ir.):10rt14:._ S24 s: \-,[ i ;:int .Bum<cf Ji81- de. 112 thc Cunii of 1 iI alUZ Zi N z m N C C- 28 La- _iv L C o c < i Oc J z. L Z Z . Cr - 2. c CQ 1:7\- 2.- Ih aEi3 I C Yc t Z C c z 2 c _ 7 2 ` s a" 0 rE3 w w J H„_, 1SEE 1I . i.e. S- 1 ez 1 S. t a 1=_ J 1 t0 r.9h°a : 55 Ei 561 1, 4?' l56 S / 33 O_ /3 yE b Y 434 c2 a a a o o c. b 2' 3 PtS 6 1433 L, a i t se,.II E St 6 2= 1 2 -5 a TRAFFIC IMPACT ANALYSIS REPORT FOR HILO HILLSIDE ESTATES PROPOSED 3-PHASE, 143-LOT SUBDIVISION HILO, HAWAII PHASE 1: 56 LOTS —TMK (3)2-4-082: 001 to 056 and Drainage Lot 060 PHASE II: 66 LOTS — TMK (3) 2-4-082:059 PHASE III: 21 LOTS —TMK (3) 2-4-082:058 JULY,2014 PREPARED FOR: MOANI : L.IDOLoixpDjoi' S LLC TCtip, 6 ) THIS WORK WAS PREPARED InnME OR UNDER MY SUPERVISION 47/4 PREPARED BY: WITCHER ENGINEERING LLP P.O. BOX 348 HOLUALOA,III 96725 808)334-0322 (808)324-0327 Fax EXHIBIT G TABLE OF CONTENrs IN rRODUCIION AND PURPOSE II. PROPOSED DEVELOPMENT III. STUDY AREA CONDITIONS 2 I. Study Area 2 2. Site Accessibility 2 3. Land Use 2 4. Compliance with Concurrency Requirements 2 IV. ANALYSIS OF EXISTING CONDITIONS 3 Physical Characteristics 3 2. Traffic Volumes 3 Table I Peak Hours Traffic Flow 3 Table 2 Traffic Counts for Peak Flours 3 Table 3 Peak Hour Traffic Flow 4 3. Level of Service 5 Table 4 Levels of Service . .5 V. PROJECTED TRAFFIC 5 Methodology 5 2. Trip Generation 6 Table 5 Hilo Hillside Estates by Phase & Buildout 6 Table 6 Trip Generation 7 3. Traffic Distribution 7 Table 7 Trip Distribution by Percentage Mauka-Makai 7 4. Trip Assignments 8 Table 8 Trip Assignment 8 VI. TRAFFIC IMPROVEMENT ANALYSIS 8 Table 9 Trip Distribution&Assignment 8 Table 10 Level of Service 9 VII. CONCLUSION 10 Page 1 of 2 APPENDICES APPENDIX A Location Map, and Tax Map Key Map APPENDIX B Level of Service Criteria APPENDIX C Level of Service-Puainako Street and Kukuau Street Computer Printout) Existing Conditions AM and PM Peak Traffic Future Conditions AM and PM Peak Traffic(includes 5,10,15,&20 year) APPENDIX D Level of Service-Puainako Street and Kukuau Street, 3% Growth Condition Computer Printout) Future Conditions AM and PM Peak Traffic (includes 15 and 20 year) APPENDIX E Traffic Movement Diagrams- Puainako Street and Kukuau Street Existing Conditions AM and PM Peak Traffic Future Conditions AM and PM Peak Trafficis (includes 5,10, 15,&20 year) APPENDIX F Traffic Movement Diagrams-Puainako Street and Kukuau Street, 3%Growth Future Conditions AM and PM Peak Traffic (includes 15 and 20 year) Page 2 of 2 TRAFFIC IMPACT ANALYSIS REPORT HILO HILLSIDE ESTATES PROPOSED 3-PHASE, 143 LOT SUBDIVISION AT PUAINAKO STREET EXTENSION HILO, HAWAII TMK (3)2-4-082:058 (PHASE 3-21 LOTS) 3)2-4-082:059 (PHASE 2-66 LOTS) INTRODUCTION AND PURPOSE Hilo Hillside Estates is a subdivision being developed in three phases(the"Project"). Phase I has been completed and Phase 2 is about to be started.The existing access road from the Puainako Street Extension into the subdivision is at the extension of Kukuau Street. Phase 2 of Hilo Hillside lies along the extension of Kukuau Street. Rezoning Ordinance No. 08- 115 Condition C requires that a second access road and bridge at the extension of Kupulau Street be developed for the Project. Construction of the additional ingress-egress requires constructing additional streets not associated with Phase 2. The purpose of this report is to determine the levels of service for the Project at various phases of buildout, and to determine whether the second Project access road and bridge at the proposed extension of Kupulau Street is necessary to adequately service the Project. Il. PROPOSED DEVELOPMENT The Project is located in Kukuau I",South Hilo and lies south of Puainako Street Extension at its intersection with the extension of Kukuau Street. Phase 1 of the Project has been constructed and home construction has commenced. Zoning of the Project is RA-Ia. The area surrounding the development is mostly A-3a, A-10a and A-20a. The County's long term plan is to extend Kukuau Street from the subdivision on the north side of Puainako Street (Sunrise Estates)to Puainako Street Extension making the intersection at Puainako Street Extension and Kukuau Street a four-way intersection. However, the County has no current plans/funds to construct the road improvements,so this may not happen for several years. Page 1 of 10 III. STUur AREA CONDITIONS 1. Study Area The study arca is made up of single-family residential and undeveloped areas zoned agricultural. The entrance to the development lies I.30 miles west of the intersection of Puainako Street and Komohana Street. To date, one home is occupied in the Project. 2. Site Accessibility The site is accessed at the intersection of Kukuau Street and Puainako Street Extension. Puainako Street Extension is a two-lane highway with wide, paved shoulders and drainage structures. It is a major road that ties into Saddle Road. Kukuau Street on the north side of Puainako Street does not intersect Puainako Street at this time. A short section will need to be constructed. The land is currently privately owned,therefore,at this time,the intersection is a one-way stop with traffic on Puainako Street Extension having the right-of-way. 3. Land Use Phase 1 of the development has been constructed. Phases 2 and 3 are currently vacant land. The zoning for the development is RA-la. The area surrounding Hilo Hillside Estates is primarily zoned Agricultural. 4. Compliance with Concurrency Requirements Pursuant to Section 25-2-46(Concurrency Requirements), Hawaii County Code, a traffic impact analysis report(TZAR)is required for submittal with a Change of Zone action that can generate 50 or more per hour trips. The TIAR shall include projections for future traffic growth in traffic, for a minimum of five- ten- and twenty-years,and include other approved or proposed development that is expected to impact the Project area, with reasonable build-out assumptions. A fifteen-year projection is also included as this is the expected buildout of Phase 3. Based on the recent recession and current economic conditions, we have assumed that future development within the area of the Project over the next five years will proceed at a measured pace, and thus the Project will have a minimal impact on the traffic conditions in the general area. Economic trends in the past have indicated 10 is years of growth followed by 10± years of economic downturn. The present state of the economy indicates that this economic cycle will turn upward at a slower pace than in the past. Thus, we project a limited number of developments to occur within the surrounding areas. A 2% Page 2 of 10 growth factor is normally used for reports such as this report It is uur opinion that this 2%growth factor is still appropriate. IV. ANALYSIS OF EXISTING CONDITIONS Physical Characteristics Puainako Street Extension is a major thoroughfare. It ties into Saddle Road which now is completed from Mile Marker 11 to about Mile Marker 50 where it terminates at Mamalahoa Highway on the west side of the Island. This road could become even more important once the section between Mile Marker 6 and Mile Marker 11 is completed. However,the schedule for this is several years out. The intersection at Kukuau Street Extension and Puainako Street Extension has been improved with a left-turn lane westbound. The speed limit fronting the Project area is 55 mph. 2. Traffic Volumes There are signal li:hts at the intersection of Puainako Street and Komohana Street. On October I,2013,traffic counts were taken at this location to determine the traffic currently passing by the Project and the peak hour of this traffic. Since there is no other intersection between Komohana Street and Kukuau Street, it can be assumed that all eastbound traffic entering this section and all westbound traffic leaving this section can be used to determine levels of service at the intersection of Kukuau Street Extension and Puainako Street Extension. The peak hours are tabulated in the following table. TABLE I PEAK HOUR TRAFFIC FLOW Location Peak flour Vehicles Per Hour(vph) Puainako Street and 7:00 AM to 8:00 AM 1836 Komohana Street 4:15 PM to 5:15 PM 1800 The following table gives a breakdown of each peak traffic period Puainako Street and Komohana Street. TABLE 2 TRAFFIC COUNTS FOR PEAK HOURS AT PUAINAKO STREET&KOMOHANA STREET Direction AM Peak Hour PM Peak Hour EBL 127 71 EBR 127 160 Page 3 of 10 Direction AM Peak Hour PM Peak hour NBL 119 169 NAT 1083 500 SBT 341 801 SBR 39 99 EBL= Eastbound Left NBI,=Northbound Left EBT=Eastbound Through NBT=Northbound Through EBR=Eastbound Right NBR=Northbound Right WBL= Westbound Left SBL= Southbound Left WBT= Westbound Through SBT= Southbound Through WBR=Westbound Right SUR Southbound Right The westbound traffic at the entrance to the subdivision can be determined by combining the northbound left and the southbound right at Pua‘nako Street and Komohana Street. This comes to 158 vehicles per hour(vph)for the AM peak hour and 268 vph for the PM peak hour. Combining the two eastbound movements determines the eastbound traffic passing the entrance to the subdivision. This yields 254 vph for the AM peak hour and 231 vph for the PM peak hour. The following table gives a breakdown of traffic at the subdivision entrance, the intersection of Puainako Street Extension and Kukuau Street Extension. TABLE 3 PEAK HOUR TRAFFIC FLOW AT PIJAINAKO STREET EXTENSION AND KUKUAU STREET EXTENSION(EXISTING CONDTIONS) Direction AM Peak Hour PM Peak Hour EST 231 254 EBR* 2 2 WBL' 2 2 WBT 158 268 2 2 NBR* 2 2 It should be noted that since construction of dwellings has started, it is assumed some of the traffic is construction traffic. Page 4 of 10 3. Level of Service levels of service were calculated for these intersections using data gathered on October I, 2013. The following table shows the level of service for existing conditions TABLE 4 LEVEL OF SERVICE FOR EXISTING CONDITIONS,PEAK HOUR PUAINAKO STREET AND KOMOHANA STREET Direction AM Peak PM Peak EBL P E EBR F E NBL B D NBT D E SBT F D SBR D C Puainako Street/Kukuau Street Extensions FBI A A EBR A A WBL A A WBT A A NBL B B NBR B B V. PROJECTED TRAFFIC Methodology Highwaycapacity analysis was performed in accordance with the"Highway Capacity Manual,Special Report 209,2"d Edition"of the Transportation Research Board, 1992 and the Highway Capacity Software from the Federal Highway Administration and McTrans, University of Florida, Gainesville, Florida. Levels of service for the two intersections were computed for the existing condition in accordance with the Highway Capacity Manual. Page 5 of 10 Level of service is defined as "a qual .rtive tneasufe describing ope..:'ionaI conditions within a traffic stream; generally described in tem:s of such factors as speed and travel time, freedom to maneuver, traffic interruptions, comfort, and convenience, and safety." There are six levels of operational conditions defined as follows: Level of Service A Little or no traffic delays Level of Service 13 Short traffic delays Level of Service C Average traffic delays Level of Service I) Long traffic delays Level of Service E Very long traffic delays Level of Service F Extreme traffic delays Level of service calculations and volume-capacity-ratios are tabulated herein for both AM and PM peaks for existing and the post development condition. Each intersection is diagramed in the appendix showing existing and post development conditions. lite trip generation methodology used in this report is based upon applications developed by the Institute of Transportation Engineers(UFE)and published in"Trip Generation", 8th Edition,2010. Trip generations have been developed for a variety of land uses (or facility types) which correlate trips with dwelling units, area, population,vehicle ownership and intensity of use. Each facility type has a catalog number for identification purposes. In this case, Classification 210, Single-family Detached, was used. 2. Trip Generation TABLE 5 HILO HILLSIDE ESTATES BY PHASE AND 13UILDOU! Phase Number of Lots Estimated Buildout 56 2018 2 66 2023 3 21 2028 Phase I infrastructure has been completed and only one home is occupied. Therefore,Phase 1 is included in the trip generation. The following table shows the trips generated by phase. Page 6 of 10 TABLE 6 TRIP GENERATION AM PM Phase t a Generator 25% 75% Tata( Generator r 61% 36% Tari! Entering Exiting Trips Entering Exiting Trips 1 _— 56 0.77 II 32 43 102 37 20 57 2 66 0.77 13 38 51 1.02 43 24 67 3 21 0.77 4 12 16 1.02 14 7 21 Level of service calculations have been performed for the buildout ofeach phase. It is estimated that buildout will take five years per phase. A twenty-year projection will also be included. 3. Traffic Distribution Recently a traffic impact analysis was conducted for a proposed subdivision on Kaumana Drive in Hilo. It was noted that the bulk of the traffic entering and leaving the subdivision in that area was exiting"out"towards Hilo and entering"in"from the Hilo center direction. A much smaller portion of the traffic exited mauka away from Hilo and entered Hilo from the mauka direction. It is assumed the traffic in and out of Hilo Hillside Estates will follow the same pattern. The following is the relationship defined by turning movement. From mauka= Eastbound right(EBR) From makai= Westbound left(WBL) To mauka=Northbound left(NBL) To makai=Northbound right(NBR) The following table shows the trip distributions. TABLE 7 TRIP DISTRIBUTION BY PERCENTAGE MAUKA-MAKAI AM PM Entering Exiling Entering Exiting Movement % Movement % Movement % Movement EBR 22 NBL 13 EBR II NBL 4 WBL 78 NBR 87 WBL 89 NBR 96 Page 7 of 10 4. Trip Assignment Grip assignments were made in accordance with the above discussion. The fotlewing table shows the"entering" and"exiting" turning movements by phase. TABLE 8 TRIP ASSIGNMENT Entering Exiting Phase Ahi PM AM PM ERR WBL ERR WBL NBL NBR NBL NBR I 2 9 5 33 4 33 t 13 2 3 10 5 38 5 33 I 23 3 1 3 2 12 I 11 0 7 VI. TRAFFIC IMPROVEMENT ANALYSIS Level of service analysis was performed for the existing and future conditions for the intersection of Puainako Street Extension and Kukuau Street Extension. The following table shows the projected traffic over the next twenty years at that intersection and is based upon the following assumptions. I. Buildout of Phase I will take place in five years, Phase 2 in 10 years and Phase 3 in fifteen years. 2. A 2%per annum increase for traffic on Puainako Street Extension. 3. The intersection is constructed for the Kukuau Street Extension on the-rorth side of Puainako Street Extension in fifteen years. 4. The 30 lots in an existing subdivision north of Puainako Street(Sunrise Estates)wilt use the new intersection of Puainako Street/Extension and Kukuau Street Extension. 5. Ten percent of the northbound right movements would become northbound through. 6. Ten percent of the westbound left would be using Kukuau Street Extension, TABLE 9 TRIP DISTRIBUTION AND ASSIGNMENT AM PM Direction 10yr 15yr 10yr 15yr Existing SYr Phase 2 Phase.i 20 yr Existing 5y Phase 2 Phases 20 yr EBL I 1 1 I EBT 254 280 310 342 377 231 255 282 311 343 EBR 2 4 7 8 8 2 5 10 I1 II Page 8 of 10 I P11 1 Direction __ - 0 r IS 1 r " Yr/ yr 20 yrFrirting5yrYyr29yrEvicting5YPiPhase2PhaseGnseZPhase WBL 2 II 21 24 24 2 35 1 73 85 85 WBT 158 174 193 213 235 268 296 r 327 361 398 WBR 6 6 I — 19 19_ NBL 2 6 II 12 12 2 3 4 4 4 NBT 7 7 5 5 NBR 2 35 68 79 79 2 21 44 46 46 SBL 14 14 2 2 SBT 2 2 8 8 SBR 1 1 1 1 Level ofsery ice computations were made for the above trip distribution. The following table provides this information. TABLE 10 LEVEL OF SERVICE AM PM Direction 10yr 10 15yr P_rtrling 5yr Phaseg Phase 3 2O yr Existing Syr Phase 2 Phase 3 20 yr ESI. A A A A EBT EBR WBI. A A A A A A A A A A WBT WBR ' NBL B B B B B B B B B B NOT B B B B NBR B B R B B B B B B B SBL C C C C SBT C C C C SBR C C C C Page 9 of 10 AM PM Direction Lsisfirrg jy I(lyr 20yr I;vsing ase 2sYl Phase] 10 yr 15 yr 27 yr Phase 2 Phhaseale 3 Approach 10.3 103 109 15.8 169 10.7 10.2 10.6 I84 19.8 Delay Approach B B B C C B B e C C LOS VII. CONCLUSIONS The purpose of this study is to determine the levels of service for the Project at various phases of buildout and to ascertain whether or not an additional entrance from Puainako Street Extension into Hilo Hillside Estates is needed. The findings and conclusion of this traffic impact analysis prove that the additional entrance intersection at the Kupulau Street Extension is not needed. Levels of service at the Project entry road at the intersection of Puainako Street Extension/Kukuau Street Extension have been calculated for the end of each phase of the Project and also for a twenty-year projection using a 2%growth factor. At the ten-year mark, when Phase 2 is expected to be complete,the level ofservice for both AM peak and PM peak was shown to be"B". At the end of Phase 3 buildout, the Level of service is"C" for both AM peak and PM peak. Even if a 3%growth factor is used,the I5-year and 20-year levels ofservice for the subdivision intersection remain"C"for both AM and PM peak hours.This is without an additional entrance, using solely the existing intersection into the Project at Puainako Street Extension/Kukuau Street Extension. Thus,the existing Project intersection at Puainako Street Extension/Kukuau Street Extension is more than sufficient to service all traffic generated by the Project over the full buildout of the Project. Page 10 of 10 APPENDIX A LOCATION MAP, TAX MAP KEY MAP SITE PLAN & AERIAL VIEW I HA i NOR-il GHA SOUTH 1 KOHALA j N. 1 / NORTH HILO \\\ 0 11 HAMAKUA i NORTH KONA / j/ SOUTH HILO HLp LOCATION v. 41hi Y i PWA OUTHII S KONA aIjKAU It l " IULLEFN like WITCHERENGINEERING LLP, LOCATION MAP P0.Box 340 Cons:1111M CMI En9laeers Holualoa.HI 9B'25 Construction Menages I800)334-0022 1 4' I 1 i1{ rar 1 g / SI1 i i r r'i A l0 /e0"1..\,\T--r ' ''V-1 1 kt.,,;:(.,Kic:,„,,... oD,:,.4: /- -/-...Cc.i .' D S: \ 1 1 il N l!'ilt t;:r;r1 1!; •!: 11111.. : 5/ '• I•+ 7 I 1 ell 1 I. 1 1 t.:1 I I 1r I 11\ 1 1 1 et 7.:• rr I 1 I r! It t t€iBi'il i 11Iv 1/1101€1111 eIt :: 11 l;i1111 tIj7$Fd3 - O;I 3"3' E,Y dC YYhE1C a aii0 el k1' U% i :ate 99 1 EI= Pellaan Nskflita 11 il 111i II amirtittal WWII! d la PiAlgiv. `gip i- 11,1 ie. i ErnFse 13 I TI 1 . , celA .{ twain. i7 1 S 1H, obis l ill NI f gym 11 1 e / zri 1i oecfr V 1 i : itls glg 1. 11 s, 8 I ; . 8 1111"l 1 ill 1 y 1 e°f !9 j I 1 1p ih / llt' e Ili a J R , I F 1!0 I 1 N,11 '1. 1 e L.. _ nm... 1.1, s% F 0.r, rg ?". 7.13;:;1:11"; t Z 9Ssspaen46.7-% ls - y t to - -Zer 'aw 4. ow rra r CxiX C i lti Gv 'slL E8(tl feet Apeters p s4 i-i.,...- a , 1 s K.S: r i , z l I C F JJ i A .I .i p/tf s. i ti IP 1 b S 1 Go gle earth feet meters APPENDIX B LEVEL OF SERVICE CRITERIA LEVEL OF SERVICE CRITERIA AVERAGE TOTAL LEVEL O, EXPECTED DELAY TO DELAY (Seconds/Vehicle) SERVICE MINOR STREET TRAFFIC A Little or no delay 51 to 10.0 B Shan traffic delays 10.1 to 20.0 C Average traffic delays 20.1 to 30.0 D Long traffic delays 30.1 to 45.0 B Very long traffic delays 45 F Extreme traffic delays Appendix B APPENDIX C LEVEL OF SERVICE PUAINAKO STREET & KUKUAU STREET UNSIGNALTZED INTERSECTION AM & PM PEAK HOURS Two-Way Stop Control Page 1 of I TWO-WAY STOP CONTROL SUMMARY l General Information Site Information Analyst SEW Intersection T Agenoi/Ca. PAPPAS Jurisdiction HAWAII CO Date Performed 10/152013 anaysis Year 2013 Analysis Time Period PM EXISTING Project Description HILO HILLSIDE J020608-02-13 HHPKE(PM ast&Iest Street: PUAINAKO North/South Street: KUKUAU Intersection Orientation: Eest-West Study Period(hts): 1.00 ehicle Volumes and Adjustments ajor Street Eastbound Westbound ovement 1 Z 3 4 5 6 I. T R L T R dome(veh81) 231 2 2 268 eak-Hour Factor,PHF 100 100 I00 1.00 1.00 1.00 ouny Floe Rete,HFR vetch) 0 231 2 2 266 0 ercent Heavy Vehicles 0 9 Median Type Undivided T Channelized 0 0 saes 0 1 0 1 1 0 Configuration TR L T Upstream Signal 0 0 Mar Street Nodhbound Southhound ovement 7 8 9 10 11 12 L T R L T R dune(vehlh) 2 0 2 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Row Rate,HER 2 0 2 0 0 0 ehM)ercent Heavy Vehices 0 0 0 0 0 0 Percent Grade(%)0 0 Flared Approach N N Storage 0 0 T Channelized 0 0 lanes 0 1 0 0 0 0 onfguration LTR relay,Queue Length,and Level of Service ach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LTR vehth)2 4 m)(vela) 1346 641 lc 000 0.01 z5%queue length 0.00 0.02 Control Delay(sNeh) 7.7 10.7 OS A 6 i proach Delay(sNeh)10.7 pproech LOS 8 onpyrgh102010 U nivershy of Florida.M Rights Reserve HCSi" version 55 Generated: 1004CM] 11.22PM fileafC\Doculnenis and SettingslWitcher Engr LLPLocal Settings\Temp\u2kF3.tmP 10/24/2013 Two-Way Stop Control age 1 of 2 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst EW ntersacrlon F Agency/Co. PAPPAS Jurisdiction HAWAII CO IDatePerformed10/15/2013 LMalysis Year 2013 Analysis Time Period AMEXISTING Project Description HILO HILLSIDE J0E4608-02-13 HIfPKEXAM EasWVesl Street PUAINAKO iNortNScuth Street KUKUAU Intersection Orientation: East-West Study Period airs): 1.00 ehicie Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 I 5 5 L T R L T R flume(veh/n) 254 I 2 2 158 Peak-Hour Factor,PHF 100 1.00 1.00 1.00 r 100 1.00 Houdy Flow Rate,NPR 0 254 2 2 i 158 0 Percent Heavy Vehicles 0 0 Mediian Type Undivided RT Channelized 0 I 0 Lanes 0 1 0 1 1 0 Configuration TR L T pstream Signal 0 0 Thor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R dune(veh%) 2 0 2 Peak-Hour Factor.CHF 1.00 1.00 1.00 1.00 1.00 1.00 dry Flow Rate,HFR 2 0 2 0 0 0 Neigh) ercent Heavy Vehicles 0 0 0 0 0 0 ercent Grade(%)0 0 Flared Approach N N Storage 0 0 T Channelled 0 0 Lanes 0 1 0 0 0 0 onfiguration LTR i elay,Queue Length,and Level of Service pproach Eastbound Westbound Northbound Southbound ovement 1 4 7 8 9 10 11 12 ne Configuration L LTR vehih)2 4 m)(veh/h) 1321 678 IC 0.00 0.01 95%queue length 0.00 002 Control Delay(siveh) 7.7 10.3 LOS A b proach Delay(sNeh) 10.3 pproach LOS 8 Costaah102010Unlversitv or no&M ROMs Reserved MCSi-W Version 56 Generates: 1W142013 1:56 AM File://CADocuments and Settings\Witcher Engr LLP\Local Settings\Temp\u2kDF.Unp 10/24/2013 Two-Way Stop Control Sage i of I TWO-WAY STOP CONTROL SUMMARY General Information Sia Information Analyst BEP ntersecfnn T ency/Co. PAPPAS sdieion HAWAII CO ate Performed 10/15/2013 Analysis Year 2013 clysis Time Period SYR S—_ Project Description HILO HILLSIDE JOB#608-02.13 HHPKE)04M5Y East/West Street: PUAINAKO Nodhlsouth Street: KUKUAU Intersection Orientation: East-West Study Period(nrs): 1.00 ehicle Volumes and Adjustments I Major Street 1 Eastbound Westbound ovement 1 2 3 4 5 6 ajj6flume(veli 280 4 11 174 Peak-Hour Factor,PHF 1.00 1.00 1.00 rt00 1.00 1.00 Hourly Flow Rate,HFR 0 280 4 11 174 0 ietvb) Percent Heavy Vehicles 0 0 Median Type Undivided RT Channelized 0 0 lane_ 0 1 0 1 1 0 Configuration TR L T Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R olume(vehrh) 5 0 35 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.0C 1.00 1.00 Hourly Flow Rate,HFR 6 0 35 0 0 0 veh/h) Percent Heavy Vehicles 0 0 0 0 0 0 ercent Grade(%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Gonrrguratian LTR Delay,Queue Length,and Level of Service f pproach Eastbound Westbound Northbound Southbound ovement 1 4 7 8 9 10 11 12 ane Configuration L LTR vehfn)11 41 m)(veh/b) 1290 720 c 0.01 006 5%queue length 0.03 0.18 Control Delay(siveh) 7.8 10.3 OS A S pproach Delay(s/veh) 10.3 preach LOS a C© 201ymyhIO 0 Unt y ersay or MOS.Al MOM Reserved MCS4TM Manion 5E Generale&. 11p2013 3L5 PM file'.//C:\Documents and Settings\Witcher Engr LLP\Local Settings\Temp\ulk33E.tmp 11/7/2013 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW Intersection T Agency/Co. PAPPAS Jurisdiction HAWAII CO Date Performed 10/15/2013 Analysis Year 2018 Analysis lime Period PM 5YR Project Desniption HILO HILLSIDE JOB-508.02-13 HHPKEXPM5Y East/West Street PUAINAKO North/South Street KUKUAU Intersection Orientation East-West Study Period(hrs): 1.00 Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume(veh/n) 255 7 35 296 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate.HER 0 255 7 35 296 0 vehM)Percent Heavy Vehicles 0 0 Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 1 1 0 Configuration TR L T Upstream Signal 0 0 I Minor Street Northbound Southbound Movement 7 B 9 10 11 12 L T R L T R Volume(veh/11) 3 0 21 Peak-Hour Factor,PHA 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HER 3 0 21 0 0 0 veh/h) Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade(%)0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration LTR Delay,Queue Length,and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LTR v(vehM) 35 24 C(m)(vehlh) 1314 716 vie 0.03 0.03 95%queue length 0.08 a10 Control Delay(sNeh) TB 10.2 LOS A 1 B Approach Delay(slveh)10.2 Approach LOS B Copyright 02010 University d Flonaa.RI Rights Reserved HCS+T. anion 56 Generated. 1117/2313 Sate PM file.//C:\Documents and Settings\Witcher Engr LLP\Local Settings\Temp\u2k350.tmp 11/7/2013 Iwo-way atop L cnuo1 rage I w TWO-NAY STOP CONTROL SUMMARY General InformationSite Information Analyst BEW 7ntersection T Agency/Co. PAPPAS Jurisdiction 1AWAII CO Dale Performed 10/15/2013 Analysis Year 2023 Analysis Time Period PM10YR Project Description HILOHILLSIDE JOB#600-02-13 HFIPKEXPMIOY EasVWest Street PUAINAXO North/South Street KUKUAU Intersection Orientation: East-West Study Period(hrs): 1.00 ehicle Volbmes and Adjustments Major Street Eastbound Westbound ovement 1 2 3 4 5 L T R L T R olume(vehlh) 282 12 73 327 eak-Hour Factor.PHF 1.00 1,00 1.00 1.00 1.00 1.00 Hourly Flow Rate.HFR 0 282 12 73 327 0 t Neh/h)Percent Heavy Vehicles 0 o edian Type Undividod RT Channelized 0 0 Lanes 0 1 0 1 1 0 Configuration TR L T pstream Signal 0 0 nor Street Northbound Southbound ovement 7 8 9 10 11 12 L T R 1 T R olume(vehfi) 4 0 44 Peak-Hour Factor,PHF 1.00 1,00 1.00 1.00 1.00 1.00 curly Flow Rate,HFR 4 0 41 0 0 0 gegen ercent Heavy Vehides 0 0 0 0 0 0 eroent Grade(%)0 0 i Flared Approach N N Storage 0 0 T Channelized 0 0 Lanes 0 1 0 0 0 0 onfiguation LTR relay,Queue Length,end Level of Service pproach Eastbound Westbound Northbound Southbound ovement 1 4 7 8 9 10 11 12 ne Configuration L LTR vehlh)73 48 m)(veh81) 279 691 c 006 0.07 a %queue length 0.18 0.22 antral Delay(stveh) 8.0 10.6 OS A B pproach Delay(sNeh) 10.6 roach LOS B Ccpytartl02010 University of Florida.Fe Rights Reserve HCS*TM Version 5.6 Generated: 11012013 31?PM file://C:1Dorurnents and Settings\Witcher Eagr LLPQLocal Settings\Temp\u2k355.trap 11/7/2013 1 w0-'May stop GURIIol rage 1 0! 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst SEW Intersection T Agency/Co. PAPPAS Jurisdiction f1A WAi1C0 Dale Performed 10/15/2013 Analysis Year 2023 Analysis Time Period PM10YR Project Description HILO HILLSIDEJOBt1609-02-l3 HlPKEXPMIOY EastANes1 Street PUAINAKO North/South Street KUKVAU Intersection Orientation: East-West Study Period(hrs): 1.00 ehicie Volumes and Adjustments Major Street Eastbound Westbound ovement 1 1 2 3 4 5 T R L T R alums(vehlh) 282 12 73 327 eak-Hour Factor. PHF 100 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate.HFR g 282 12 73 327 0 NehM)Percent Heavy Vehicles 0 o dedianType Undivided T Channelized 0 0 Lanes 0 1 0 1 1 0 Configuration TR L T pstream Signal 0 0 Minor Street Northbound Southbound ovement 7 8 9 10 11 12 L T R L T R olurne(vehft) 4 0 44 Peak-Hoax Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 4 0 44 0 0 0 vehM ercent Heavy Vehicles 0 0 0 0 0 0 ercent Grade(%)0 0 bared Approach N N Storage 0 0 RT Channeled 0 0 nes 0 1 0 0 0 0 Configuration LTR relay,Queue Length,end Level of Service pproach Eastbound Westbound Northbound Southbound vement 1 4 7 8 9 10 11 12 Lane Configuration L LTR veh/h) 73 48 m)(veh/h) 1279 621 c 0.06 0.07 5%queue length ala 0.22 ontrol Delay(shah) 8.0 10.6 LOS A B pproach Delay(sNeh) las proach LOS B copyright 0 Ana UMvotag of Fbrga.Al Papa Reserved alCafeto version 56 Generated: 110/20/3 3:17 PM file://C`,Documents and Settings\Witcher Eng;LLP\Local Settings\Temp\u2k355.tmp t 1/7/2013 Two-Way Stop Control ID,go I of t TWO-WAY STOP CONTROL SUME1ARY General Information She Information Analyst SEW intersection T Agency/Co. PAPPAS Jurisdiction HAWAII CO Dale Performed 1015/2013 Analysis Year 2028 IIAnalvsislimePeriodAM15YR Project Description HILO HILLSIDE JOB#608-02-13 HHPKEXAMI5Y 1 East/West Street: PUAINAXONodh/Sculh Street: KUKUAU Intersection Orientation: East-West Study Period(hrs): 1 00 ehicle Volumes and Adjustments Mater Street Eastbound Westbound Movement 1 2 3 4 i 5 5 L T R LI T R plume(vehfi) 1 342 8 24 213 6 Peak-Hour Factor,PHF 1.00 1.00 1,00 1.00 I 1.00 1.00 Houdy Flow Rate,HFR 1 342 8 24 213 6 vehm) Percent Heavy Vehicles 0 0 Median Type Undivided RT Channeted 0 i 0 Lanes 1 1 0 1 1 0 Configuration L Tr, L TR Upstream Signal 0 0 Mor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R plume(vehTh) 12 7 79 14 2 1 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 oury Flow Rate.HER 12 7 79 14 2 i vetch) Percent Heavy Vehicles 0 0 0 0 0 0 ercent Grade(%) 0 0 ared Approach N N Storage 0 0 RT Channelized 0 0 nes 0 1 _ 0 0 1 0 TRanfigu, tion CLTR Delay,Queue Length,and Level of Service pproach Eastbound Westbound Northbound Southbound overnent 1 4 7 6 9 10 11 12 Lane Configuration L L LTR LIR veM'i)1 24 98 17 C(m)(vehlh) 1362 1220 612 349 c 0.00 0.02 0.16 0.05 s5 h queue length 0.00 0.06 0.57 0.15 Control Delay(slveh) 7.6 8.0 12.0 15.8 LDS A A 8 c pproach Delay(slveh) 12.0 15.8 pproach LOS B C Cgylisstoa 1oeredersIry of Rata.M Rights Reserved HCsann Version 50 Genexte611R12013 are PM file:!/C:\Docllrnents and Settings\Witcher Engr LLP\Local Settings\Temp\n2k347.tmp 11/7/2013 two-w ay 32)p waaoar 1ragesu TWO-WAY STOP CONTROL SUMMARY I General Information Site Information Analyst SEW ntersedion T Agency/Co. PAPPAS Jurisdiction HAWAII CODatePerformed10/15/2013 Analysis Year 2028 Analysis Time Period 13M15YR Prated Description HILO HILLSIDE J083603.02-13 HHPKEXPMISY EastNyast Street: PUAINAKO AorthRouth Street KUKUAU Intersection Orientation: East-West Study Period(tusk 1.00 Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 L T R L T R Volume(vehh) 1 311 14 85 361 19 Peak-Hour Factor.PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 1 311 14 85 361 19Nehm) Percent Heavy Vehicles 0 0 Median Type Undivided RT Channelized 0 0 Lanes . 1 0 1 1 0 Configuration L TR L TR Upstream Signal 0 0 Minor Street • Northbound Southbound Movement 7 8 9 10 11 12 I. T R L T R VWumo(veh/n) 4 5 46 2 8 1 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 4 5 46 2 8 1vehlh) Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade(%)0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LTR LTR Delay,Queue Length,and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR LTR v(veh/h) I 95 55 11 C(m)(veNh) 1190 1246 565 280 v/c 000 007 0.10 0.04 95%queue length 0.00 0.22 0.32 0.12 Control Delay(sNeh) 8.0 3.1 12.1 16.4 LOS A A 8 C Approach Delay(siveli) 12.1 18.4 Approach LOS B C Cupyyht 02010Unise¢Ity el Ronda M Rights ResvvW Ncarn Version 5.0 Generated: 1117/2013 3:18 PM nje://C:\Docnments and Settings\Witcher Engr LLP\Local Settings\Temp\u2k35A.tmp 11/7/2013 Two-Way Stop Control age I of l TWO-WAY STOP CONTROL SUMMARY General Information Site Information__ rnalyst SEW I .ntersection IT Agency/Co. PAPPAS Jurisdiction HAWAII CO Date Performed 10/15/2013 Analysis Year 2033 Analysis Time Period AM 20 YR T Project Description HILO HILLSIDE JOB#608-02-13 HHPKEXAM20Y EastN4est Street: PUAINAKO North/South Street: KURUAU_ Intersection Orientation East-West Study Period(Tara): 1.00 Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 4 I 5 6 L T R L I T R Volume(veh/h) 1 377 8 24 235 6 Peak-Hour Factor.PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HER I 377 8 24 235 6 veNh) Percent Heavy Vehicles 0 0 Median Type Undivided RT Channelized 0 0 Lanes 1 I 0 1 1 0 Configuration L IR _ L I TR Upstream Signal 0 I 0 I Minor Street Northbound Southbound Movement 7 6 9 10 11 12 L T R L T R Volume(veNh) 12 7 79 19 2 1 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Howdy Flow Rate,HFR 12 7 79 14 2 1 veWn) Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade(%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LTR LTR Delay,Queue Length,and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR LTR v(veh/h) 1 24 98 17 C (m)(veh/h) 1337 1165 578 319 We 0.00 0.02 a 1 7 0.05 95%queue length 0.00 0.06 0.61 0.17 Control Delay(skeh) 7.7 6.1 12.5 16.9 LOS A A B C Approach Delay(slveh) 12.5 16_9 Approach LOS B C coppgM03ale Unwersty N Florida.Alt Mph Reserved H.CSa*e Vernon 5.6 Generated: :N2013 2nD PM file://C:\Documents and Settings\Witcher Engr LLPILocal Settings\Temp\u2k34B.tmn 11/712013 Two-Way Stop Centel Page 1 or 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEV/ Intersection T nay/Co. PAPPAS Jurisdiction HAWAII CO ate Performed 10/15/2013 Analysis Year 2033 analysis Time Period PM20YR Project Descriptor HILO HILLSIDE JOBN608-02-13 NHPKEXPM20Y East/West Street PUAINAKO NorttdSoulh Street: KUKUAU Intersection Orientation: East-Wes( Study Period Mrs): 1.00 ehicle Volumes and Adjustments Major Street Eastbound j Westbound Movement 1 2 3 4 5 6 L T R L I R plume(vehfn) 1 343 14 85 398 19 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Row Rate,HFR 1 343 14 85 396 19veh/h) Percent Heavy Vehicles 0 o edian Type Undivided RT Channelized 0 0 Lanes 1 1 0 1 1 0 onfiguration L TR L TR Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 5 9 10 11 12 L T R L T R plume(vehM) 4 5 46 2 8 1 Peak-Hour Factor.PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly How Rate,HFR 4 5 46 2 8 1veh/h) Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade(%)0 0 Flared Approach N Al Storage 0 0 RT Channelized 0 0 nes 0 1 0 0 1 0 Configuration LTR LTR Delay,Queue Length.and Level of Service pproach Eastbound Westbound Northbound Southbound ovement 1 4 7 8 9 10 11 12 no Configuration L L LTR LTR veh/h) 1 85 55 11 m)(veh/h) 1153 1213 530 254 Ic 0.00 0.07 0.10 0.04 5%queue length 0.00 023 035 0.14 ontrol Delay(s/veh) 8.1 8.2 12.6 19.8 LOS A A B C sproach Delay(s/veh)126 19.8 mach LOS B C Copyrpry O 2010 UNaersiy et Florida.All Rights Reserved HCS,TM Vendee 5.6 Gartentd: 11/7/2013 3:19 PM file://C:\Documents and Settings\Witcher Engr LLP\Local Settings\Tann1u2k35F.tmp 11/7/2013 APPENDIX D LEVEL OF SERVICE PUAINAKO STREET & KUKUAU STREET 3% GROWTH UNSIGNALIZED INTERSECTION AM & PM PEAK HOURS Two-Way Stop Conti Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW ntersecdon T Aoency/Co. PAPPAS Jurisd0tion HAWAII CD Date Performed 10'152013 Anatys s Year 2028 Analysis Time Period AM 15 YR r Project Description HILO HILLSIDEJOBR808-02-13 HHPKEXAM15Y3 WVesf Street PUAINAKO North/South Street: KUKUAU Intersection Orientation: East-West Study Period(hrsl: 1.00 ehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 8 L T R I L I R plume(vehTh) 1 382 8 1 22 237 6 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 curly Flow Rate,HFR 1 382 8 22 237 6 veNh)Percent Heavy Vehicles 0 0 Median Type Undivided RT Channelized 0 0 Lanes 1 f 0 1 1 0 Configuration L TR L TR I Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 a 9 10 11 12 L T R L T R Volume(vehih) 11 7 51 19 2 1 Peak-Hour Factor,PHF 1.00 too too 1.00 T00 T00 curly Flow Rate,HER 1 7 61 14 2 1veh/h) Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade(%)0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration as LTR Delay,Queue Length,and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 3 9 10 11 12 Lane Configuration I L LTR LTR v(veNh) 1 22 79 ! 17 C(m)(veldh) 1335 1180 562 I329 vlc 0.00 0.02 014 0.05 95%queue length 000 0.06 0.49 I 4 0.16 Control Defray(skeh) 7.7 8.1 125 16.5 LOS A A 8 C Approach Delay(sNeh) 1S5 16.5 Approach LOS E C copyright 02010 Vnlvemiy al Fades.NI Rehm Reserved HCS,.aI Vers:li 3.6. Geretaled: 111112013 2:00 PM file://C:\Documents and Settings\\'.'itcher EngrLLP\Local Setrings1Temp1u2k332.tmp 11/1/2013 Two-Way Stop Control Page I of TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst BEW linter sedan IT Agency/Co. PAPPAS 1 Jurisdiction HAWAII CO pate Performed 10/152013 Ij Analyst Year 2028 analysis Time Period 23M15YR I Project Desolation HILO HILLSIDE J08450802-13 HHPKEXPM15Y3 East/West Street: PUAINAKO North/South Street: KUKUAU Intersection Orientation: East-West Study Period(Ms): 1.00 ehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 A 5 6 L T R L T R Volume(veh/h) 1 347 11 177 403 19 eek-Hour Factor.PHP 1.00 1.00 1.00 I 1.00 1.00 1.00 ourty Row Rate.HER 1 347 11 77 403 19 NehROPercent Heavy Vehicles 0 0 action Type Undivided RT Channelized 0 0 nes 1 1 0 1 1 0 anrguration L TR L TR Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 I 12 L T R L T R olume(veNT) 4 5 43 2 8 1 I•eak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 curly Flow Rate,HER 4 5 43 2 8 1 venin)uncut Heavy Vehicles 0 0 0 0 0 0 ercent Grade(%)0 0 Flared Approach N N Storage 0 0 RT Channebzed 0 0 anes 0 1 0 0 1 0 onfiguralion LTR LTR elay,Queue Length,and Level of Service pproach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR LTR veh/h)1 77 52 11 m)(veMi) 1198 1212 527 250 c 0.00 0.06 0.10 0.04 45%queue length 0.00 020 0.33 0.13 Control Delay(sNeh) 8.1 B2 12.6 19.5 OS A A 8 C ppmach Delay(sNeh) 12.5 19.5 pproach LOS B C OocylgN o 2010UnIvenTy of FKKIda.At RgMs Reserved NCS-ou Verson 5.6 Generated' 11112011 207 PM file:;/C:\Documents and Settings\Witcher Engr LLP\Local Settings\Temp1u2k33C.71ip 11/1/2013 Two-Way Stop Control Page 1 Of i TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst SEW Intersection T Agency/Co. PAPPAS Jurisdiction HAWAII CO Dale Performed 10/152013 Analysis Year 2033 Analysis lime Period AM 20 YR Project Description HILO HILLSIDE JOB#508-02-13 HHPKEXAM20Y3 EastWest Street: PUAINAKO North/South Street KUKUAU intersection Orienlalion: East-West Study Petted(hrs): 1.00 Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume(veNb) 1 458 8 22 285 6 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HER 1 456 8 22 285 6 Percent Heavy Vehicles 0 0 Medan Type Undivided RT Channelized 0 0 Lanes 1 1 0 1 1 0 Configuration L TR L TR Upstream Signal 0 0 t Minor Street Northbound Southbound Movement 7 a 9 10 11 12 I. T R L T R Volume(veh/b) 11 7 61 14 2 1 Peek-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 11 7 61 14 2 1 ve1Vh)Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade(%)0 0 Flared Approach N N Storage 0 0 RT Channerized 0 0 Lanes 0 1 0 0 1 0 configuration LTR LTR Delay,Queue Length,and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR LMR v(veh/h) 1 22 79 17 C(m)(veh/h) 1262 1106 494 271 v/c 0.00 0.02 0.16 0.06 95%queue length 000 0.06 0.57 020 Control Delay(sNeh) 7.8 8.3 13.7 19.2 LOS A A 8 C Approach Delay(slveh)13.7 19.2 Approach LOS B C copvTiht®2010 University of Flaida.All Rights Rserved HCaln Verset LB Generated: 11r1/2013 Z:M PM file://C:\Docu nems and Settings\Witcher Engr I?P\Local Settings\Temp\u2k337.tmp 11/12013 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Nnalyst HEW 1Ilinterszctlon r II j Dale Performed 10/1512013 i nalyutisdsdiY ear 2.33411 CO 11 Analysis Time Period PM20YR 1 Li Project Description HILO HILLSIDE JOB4608-02-13 RHPKEXPM20V3 EastiVest Street: PUAINAKO Ncd:NSouth Street: KUKLAU Intersection Orientation: East-West Study Periodihrs`: 1.00 abide Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R I plume(velli) 1 417 11 77 484 19 I Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flow Rate,HFR 1 417 11 77 484 9 Percent 0PPercentHeavyVehicles0 Median Type Undivided RT Channelized 0 0 Lanes 1 1 0 1 1 0 Configuration L TR L TR Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume(vetUh) 4 5 43 2 8 1 Peak-Hour Factor,PHF 1.00 1.00 1.00 1.00 1.00 1.00 Hourly Flay Rate,HER 4 5 43 2 8 1 vehlh) Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade(%)0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 0 offgumtion LTR LTR Delay,Queue Length,and Level of Service wreath Eastbound Westbound Northbound Southbound Movement 1 4 7 a I 9 10 11 12 ne Configuration L t LTR LTR v etehth) 1 77 52 11 G(m)(veh/h) 1072 1142 457 209 Ic 0.00 0.07 0.11 0.05 95%queue length 0.00 0.22 0.38 0.17 Control Delay(slveh) B4 8.4 139 23.2 LOS A A B ' 0 pproarh Delay(siveh) 13.9 23.2 pproach LOS S C eowoN02010 university ei flOrida.All Rights amertst cCSely v5554554 Generated: 11113013 z:10 PM file://C:\Documents and Settings\Witcher Engr LLP\Local Settings\Temp\u2k342.tmp 11/1/2013 APPENDIX E TRAFFIC MOVEMENT DIAGRAMS PUAINAKO STREET & KUKUAU STREET UNSIGNALIZED INTERSECTION AM & PM PEAK HOURS Hilo Hillside Estates Proposed 3-Phase, 143-Lot Subdivision Puainako Street and Kukuau Street Traffic Movement n Existing Condition AM Peak Hour - 7:00AJtoto3: ANT S2ddls Read f{ 256 160 f 254 2 158 il i W ZNI------- 1) r I- N II 22 KUKUAU STREET 2 4 2 N 7 254 158 256 Komchana 160 9 WITCHER ENGINEERING LLP m€G[*i9awa _ Consvlling Civil Engineers IPO1nv eww.o__ -Lnnsmction Managers Hilo Hillside Estates Proposed 3-Phase, 143-Lot Subdivision Puainako Street and Kukuau Street Traffic Movement - Existing Condition PM Peak Hour - 4:15 PM to 5:15 PM Serb Road 233 270 psnarAsimit 2o1 238 I rf u, 2 I 4 2 KUKUAU STREET 2 4 2 0 I a 2 231 2 268 233 Komohena 270 SWie WITCHER ENGINEERING LLP im wsn..aConsuntrg Ctvt Engmcers Ilm;..2. ie., n:=-' Cenenson Manager: Hilo Hillside Estates Proposed 3-Phase, 34.3-Lot Subdivision Pualnako Street and Kukuau Steet Traffic Movement - 5-Year Condition AM Peak Hour - 7:00 AM to 8: AM Saddle Road 284 180 o s 174 rl? 1=K I i w 15 11 KUKUAU STREET bs41 a I I I V 35 260 i1 174 3'5 Komohena t85 WITCHER ENGINEERING LLP pat.-3-r6 Consulting Civil Enylreer I Constucticn Managers rev 13 Hilo Hillside Estates Proposed 3-Phase, 143-Lot Subdivision Puainako Street and Kukuau Street Traffic Movement - 5-Year Condition PM Peak Hour - 4:15 PM to 5:15 PM Saida Road 262 299 255 3 298 F wCC En 42 35 KUKUAU STREET 3 24 { 2 0 1 I 21 255 35 296 276 Komonana 331 AfLWITCHER ENGINEERING LLP Consulting Civil Engineers N616 CI J noxa.i Construction Manages= IYC1011PJ Hilo Hillside Estates Proposed 3-Phase, 143• Lot Subdivision Puainako Street and Kukuau Street Traffic Movement - 10-Yar Condition AM Peak Hour a 7:00 AM to 8: AM Saddle Road 3x17 204 7 10 11 193 Li r Iw I 6X01 I 28 KUKUAU STREET 11 79 6e o 1 111 ` Q a i 1 I 68 310 v 193 378 Komohana 214 4/102 'WITCHER ENGINEERING LLP Consulting CMI Engine MU;01 .1 feConson Managers 1,01/13 30yConstruct9_4 33 Hilo Hillside Estates Proposed 3-Phase, 143-Loi Subdivision Puainako Street and Kukuau Street Traffic Movement - 10-Year Condition PM Peak Hour - 4:15 PM to 5:15 PM Sedde Road 294 331 V 262 a27 I I F Au co I 95 73— KUKUAU STREET 48 44 o Y 1 QZQ 2 ' T 44 282 73 327 YJ 326 Komchana 40 s 1 WITCHER ENGINEERING LLP in -Ll .yConsunlng Civil Engineers ICfgmg i[?9]H 15 Con tract n Managers Hilo Hillside Estates Proposed 3-Phase, `!43-Lot Subdivision Traffic Movement - 15-Year Condition AM Peak Hour - 7:00 AM to 8:00 AM 7 14 eacristArnnfroAraeraerrh 2 '4,.e, 1 7 5 N P 226 ( 213 213 243 L 24 PUAIN.AKI i, STREET 1 '_. —__ __14 111 351 42 342 935 8 79 J Y J I 2 24 12 1 19 34 98 mak WITCHER ENGINEERING LLP Consulting CMI Engineers ci Construction Manages we JOna I Hilo Hillside ;stades _...,_ 1 Proposed 3-Phase, 143-Lot Subdivision Traffic Movement - 15-Year Condition PM Peak Hour - 4:15 PM to 5:15 PM 1 25 ry 1 8 2 1 5 '9 Y " I I I ji w WI 1 1- 1 A I 1 19 i 361 465366361 85 PI_A NAKI STREET I 326 { 113317359 14 46 I I 1 a ' I Y I Y i 14 8 65 4 5` 4646 1 Y 10' 55 WITCHER ENGINEERING LLP Cmwttrtg Civil Engineers An SJEC1-k: m„1n. ._ Constructor Managers IL'91113 Hilo Hillside Estates Proposed 3-Phase, 143-Lot Subdivision Traffic Movement - 20-Year Condition AM Peak Hour - 7:00 AM to 8:00 AM 17 14 E 2 14 1 7 6 I I ww 0 1 6 235 p 265 248 235 J24 2--- P8 4INIAK1 7 STREET 1 14 377 79 470 366 377 8 Ir I/ Il i iI i r 1 8 2 24 12 75 98 lik WITCHER ENGINEERING LLP Consulting Civil En veers A'62{1-I IwIeH in— ns...... --.------ C nstua!Orl Managers IO'U 3 Hilo Hillside Estates Proposed 3-Phase, 143-Lot Subdivision Traffic Movement - 20-Year Condition PM Peak Hour - 4:a5PM to 5:15 PM i1 25 roarArarant 1 r 0 2 5 19 w II I1— IEn It 1 7-337---- 2 I 19 4C3 398 V 398 502 4 85 PUAINAKI STREET 339It 3a8 19 Ih 313 391 r 46 I 1 IP Y Y t ! 14 8 8585 4 5 48 Y107 55 sk* WITCHER ENGINEERING LLP Consulting Civil Engineers tar c mv Y.,-03"""" Construcion Managers rY t COICi APPENDIX F TRAFFIC MOVEMENT DIAGRAMS PUAINAKO STREET & KUKUAU STREET 3% GROWTH UNSIGNALIZED INTERSECTION AM & PM PEAK HOURS Hilo Hillside '.states Proposed 3-Phase, 143-Lot Subdivision Traffic Movement - 15-Year Condition, 3% Growth AM Peak Hour - 7:00AiMto8:00AM 14 te. i14 a H Cr 1 Cr 249 237_.__ 237 1 265 22 PUAINAKI STREET 1 14 291 382 382 1 457 Ft 7/ I C0 Y0Y I I I 3 _ 22 11 7 f-1 79 WIECHER ENGINEERING LLP Const tin;Civil EnvnW&s Gmsirudbn blah?Qer: 91 Ea.CL42 c r._m= SD ^u' Hilo Hillside Estates Proposed 3-Phase, 143-Lot Subdivision Traffic Movement - 15-Year Condition, 3% Growth PM Peak Hour - 4:15 PM to 5:15 PM 11 23 lc 1 i 1 W KF 408403403 SOD 4 7 FUAINAKI 1 STREET 2 347 392 359 347 I 11 _-_- _ _ 43 i I JC DY JY I 1 II1 11 5 43 4_ Ak WITCHER ENGINEERING LLP Coisuftng OA Eno1nrer3 n<sm cv .m=^3-.C._. Cnslrujinn M-na?ers I Hilo Hillside '.`C'4:ies Proposed 3-Phase, -i l'3•• _ot Subdivision Traffic Movement - 20-Year Condition, 3% Growth AM Peak Hour - 7:00 AM to 3:00 AM 17 14 I i W cil 6 297 if 265 265 316 1, JJJ PJAINAKI STREET 1 14 467 458 _...._..458 533 7! 1 Ft S L 11 7 61 N!TCHER ENGINEERING LLP i,' Consulting C\iI Enoineert n US-011: m-_sr_ ons^.mc!enM aoee ow.,. Hilo Hillside Estates Proposed 3-Phase, 143-Lot Subdivision Traffic Movement - 20-Year Condition, 3% Growth PM Peak Hour - 4:15 PM to 5:15 PM li 25 1 f- LN i 2 1 5 ,9 i I SI 1\\ 19 t 484 590 489 494--' 77 4 - 1 PUNNAKI STREET 2 1 4,743 462 2s I I i 4D JY I I 1„ - 7777 4 5 43 nrai 96 5_I swk WITCHER ENGINEERING LLP Coneu9nC CMI Enoir€+r- t Ccn6NGidr M n_ger, Y Jia t •.. iµl` S j: t lir,' i.@ , •' f=;I hi' a Ii a ti mac ' fij Pc ., • L p Ili i 1I :4 \ AREA TO BE i sit i i f, • 1 + e?. 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Y+ / m may`\\// 4 6 =, s ,.___s — Aa Q 6 7BO ; fir.a. y N Ri._ 4' d1 U .(77 t4a d S's $ F •7-1 i y,a. z/ 0 m r a • = r-Q 3 Ta — o ( ii 301 i 3 a c- ---" -'-b F` — iia 0 0 Al 4 V 2 7. 6 113 N7 I 3 a C -a d1 IN i 4.: v 9 4) xxt 13 0 1 4 ' I— - 0 1\ t3 - tea SI0 @ y a.er 0i It 0 9 1 r 3 C_- a r—--; 1 2 0, 9 9 ei i,• s 88,...' ito \ lI 41.l i te Am i6, .-{ Y• WOr8 4pti Planning Dept. air; Exhibit a.a t, _., COUNTY OF HAWAII STATE OF HAWAII BILL NO. 3 Draft 3) ORDINANCE NO. 93 36 AN ORDINANCE AMENDING SECTION 25-114 (CITY OF HILO ZONE MAP) ARTICLE 3 , CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE, BY CHANGING THE DISTRICT CLASSIFICATION FROM AGRICULTURAL (A-20a) , (A-10a) and (A-3a) TO RESIDENTIAL AND AGRICULTURAL (RA-la) AT KUKUAU 1ST, SOUTH HILO, HAWAII, COVERED BY TAX MAP KEY 2-4-08 :PORTIONS OF 14 AND 26 . BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII : SECTION 1. Section 25-114 , Article 3, Chapter 25 (Zoning Code) of the Hawaii County Code, is amended to change the district classification of properties described hereinafter as follows: The district classification of the following area situated at Kukuau 1st, South Hilo, Hawaii, shall be Residential and Agricultural (RA-la) : PARCEL 1: Beginning at the north corner of this parcel of land and on the east boundary of Lot 10-F, Land Court Application 1205, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAI" being 12 , 597 . 15 feet South and 6,231. 73 feet West, and thence running by azimuths measured clockwise from True South: 1. Following along the remainder of Lot 135, along a curve to the left with a radius of 1, 870 . 00 feet, the chord azimuth and distance being: 282° 22 ' 17 . 5" 707 .76 feet; 2. 32° 49' 26" 184 .21 feet along Government Land of Waiakea; Planning Dept. Exhibit .3 3 . 37° 21' 16" 1, 194 . 70 feet along Government Land of Waiakea; 4 . 186° 03 ' 45"1, 263 . 17 feet along Lot 10-E and Lot 10-F, Land Court Application 1205, to the point of beginning and containing an area of 10 . 033 Acres. (Refer to Parcel 1 as shown on Exhibit "A" . ) The district classification of the following area situated at Kukuau 1st, South Hilo, Hawaii, shall be Residential and Agricultural (RA-1a) : PARCEL 2: Beginning at the west corner of this parcel of land and being the north corner of Lot 10-F, Land Court Application 1205 (Map 7) , the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAI" being 9, 962. 56 feet South and 6, 330 .23 feet West, and thence running by azimuths measured clockwise from True South: 1. 216° 18 ' 56" 307.28 feet along Portion of Royal Patent 5706, Land Commission Award 8521-B, Part 2 to G. D. Hueu; 2 . 207° 13 ' 41" 909 .21 feet along Portion of Royal Patent 5706, Land Commission Award 8521-B, Part 2 to G. D. Hueu; 3 . 232° 32' 43" 112. 82 feet along Portion of Royal Patent 5706, Land Commission Award 8521-B, Part 2 to G. D. Hueu; 4 . 265° 40 ' 1,906 . 98 feet along the remainder of Lot 135 and remainder of Lot 136; 5. 355° 40' 983. 19 feet along the remainder of Lot 136 and remainder of Lot 135 ; 2- 6. 33° 07 ' 40" 45 . 04 feet along Government Land of Waiakea; 7. 50° 30 ' 58" 834 . 00 feet along Government Land of Waiakea; 8. 9° 06 ' 41"1, 020. 86 feet along Government Land of Waiakea; 9 . 20° 46 ' 39" 193. 01 feet along Government Land of Waiakea; 10. 38° 26 ' 41" 1, 071. 07 feet along Government Land of Waiakea; 11. 32° 49 ' 26" 570. 33 feet along Government Land of Waiakea; 12. Thence along the remainder of Lot 135, along a curve to the right with a radius of 1,870 . 00 feet, the chord azimuth and distance being: 102° 22 ' 17 . 5" 707 .76 feet; 13 . 186° 03 ' 45"1, 736. 97 feet along Lot 10-F, Land Court Application 1205; 14 . 162° 44 ' 15" 950. 13 feet along Lot 10-F, Land Court Application 1205 to the point of beginning and containing and area of 153 . 479 Acres . (Refer to Parcel 2 as shown on Exhibit "A" . ) The district classification of the following area situated at Kukuau 1st, South Hilo, Hawaii , shall be Residential and Agricultural (RA-la) : PARCEL 3 : Beginning at the south corner of this parcel of land and on the westerly boundary of Government Land of Waiakea, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAI" being 9, 674 . 18 feet South and 3 , 666 .88 feet West, and thence running by azimuths measured clockwise from True South: 3- 1 . 175° 40 ' 983 . 19 feet along the remainder of Lot 135 and remainder of Lot 136; 2. 265° 40 ' 717.35 feet along the remainder of Lot 136; 3 . 29° 54 ' 40" 509 .46 feet along Government Land of Waiakea; 4 . 33° 07' 40" 708. 07 feet along Government Land of Waiakea to the point of beginning and containing an area of 8 . 328 Acres. Refer to Parcel 3 as shown on Exhibit "A" . ) All as shown on the map attached hereto, marked Exhibit "A" and by reference made a part hereof . SECTION 2. These changes in district classification are conditioned upon the following : (A) the applicant, successors or assigns shall be responsible for complying with all of the stated conditions of approval ; (B) the required water commitment payment for the development shall be submitted to the Department of Water Supply in accordance with its "Water Commitment Guidelines Policy" within ninety days from the date of approval of the change of zone; (C) subdivision plans for the proposed development shall be submitted to the Planning Department within one year from the effective date of the change of zone. Final Subdivision Approval shall be secured within two years from the date of receipt of Tentative Subdivision Approval ; (D) the Saddle Road (Puainako Street) , Kupulau Street and Kawailani Street extensions affecting the subject property shall be delineated on preliminary and final 4_ subdivision plans to allow for a right-of-way. These street extensions shall be fully graded at a vertical alignment meeting with the approval of the Department of Public Works in conjunction with Final Subdivision Approval. The Mohouli Street/Ainako Avenue roadway segment which affects the subject property shall be constructed to county-dedicable standards in a manner meeting with the approval of the Department of Public Works prior to the issuance of Final Subdivision Approval for the proposed development . The cost of the roadway extension improvements shall be borne by the applicant and shall be credited and limited to the amount of the applicant ' s fair share contribution for road and traffic improvements . In lieu of the actual construction of the roadway extension improvements the applicant may elect to enter into an agreement with the County, together with the appropriate bond, surety bond or other security deemed acceptable by the Planning Director for the construction of the said roadway extension improvements; (E) intersection improvements , including the design and construction of traffic signals and related improvements other than channelization, shall be installed at the Kukuau-Komohana Street intersection meeting with the approval of the Department of Public Works by July 1994 ; and intersection improvements, including the design and construction of traffic signals and related improvements 5- shall be installed at the Mohouli-Komohana Street intersection meeting with the approval of the Department of Public Works in conjunction with the construction of the Mohouli/Ainako roadway extension; (F) as represented by the applicant , restrictive covenants in the deeds of all the proposed lots shall prohibit the construction of a second dwelling unit on each lot . A copy of the proposed covenant(s) to be recorded with the Bureau of Conveyances shall be submitted to the Planning Department for review and approval prior to final subdivision approval . A copy of the approved covenant shall be recited in an instrument executed by the applicant and the county and recorded with the Bureau of Conveyances likewise prior to final subdivision approval; (G) to ensure that the goals and policies of the Housing Element of the General Plan are implemented, the applicant shall secure the concurrence of the County Housing Agency, upon the recommendation of the Office of Housing and Community Development , that the applicant ' s affordable housing requirements, if any, have been fulfilled prior to the issuance of final subdivision approval ; (H) access to the development shall meet with the approval of the Department of Public Works. Access to the proposed lots shall be via the existing Kukuau-Komohana intersection and via the proposed Mohouli Street to Ainako Avenue in which the roadway segment between Kukuau Street and the Ponahawai golf course' s southerly 6- boundary shall be constructed by the. applicant to county dedicable standards up to the length adjoining the Ponahawai golf course' s southerly boundary, provided that the road improvements of the proposed Ponahawai golf course have received final approval and the road improvements have been bonded. In the event that the proposed Ponahawai golf course development does not come to fruition, the applicant shall provide, in lieu of constructing the county dedicable roadway segment adjoining the golf course 's southerly boundary, a contribution of three hundred thousand dollars ($300, 000) ; (I) drainage improvements shall meet with the approval of the Department of Public Works; (J) the method of sewage disposal shall meet with the approval of the Department of Health; (K) should any unidentified sites or remains such as artifacts, shell, bone, or charcoal deposits, human burials, rock or coral alignments, pavings or walks be encountered, work in the immediate area shall cease and the Planning Department shall be immediately notified. Subsequent work shall proceed upon an archaeological clearance from the Planning Department when it finds that sufficient mitigative measures have been taken; (L) all other applicable laws, rules, regulations and requirements shall be complied with; (M) should the Council adopt a Unified Impact Fees Ordinance setting forth criteria for the imposition of exactions or the assessment of impact fees, conditions included herein shall be credited towards the requirements of the Unified Impact Fees Ordinance; (N) an annual progress report shall be submitted to the Planning Director prior to the anniversary date of the effective date of the change of zone. The report shall address the status of the development and the compliance with the conditions of approval . This condition shall remain in effect until all of the conditions of approval have been complied and the Planning Director acknowledges that further reports are not required; and, (0) an extension of time for the performance of conditions within the ordinance may be granted by the Planning Director upon the following circumstances : 1) the non-performance is the result of conditions that could not have been foreseen or are beyond the control of the applicant, successors or assigns, and that are not the result of their fault or negligence; 2) granting of the time extension would not be contrary to the General Plan or the Zoning Code; 3) granting of the time extension would not be contrary to the original reasons for the granting of the change of zone; 4) the time extension granted shall be for a period not to exceed the period originally granted for performance i .e. a condition to be performed within one year may be extended for up to one addition year) ; and 5) if the applicant should require an additional extension of time, the Planning Director shall submit the applicant ' s request to the County Council for appropriate action. Further, should any of the conditions not be met or substantially complied with in a g_ timely fashion, the Director shall initiate rezoning of the area to its original or more appropriate designation. SECTION 3 . In the event that any portion of this ordinance is declared invalid, such invalidity shall not affect the other parts of this ordinance. SECTION 4 . This ordinance shall take effect upon its approval . INTROD^ UlCEDO11011u4n-o' COUNCIL MEM , COUNT/OF- HAWAII Hilo, Hawaii Date of Introduction:February 24 , 1993 Date of 1st Reading: February 24 , 1993 Date of 2nd Reading: April 7, 1993 Effective Date: APR 23 1993 APPROVED AS TO F)O" jR' M''AANND LEGALITY: pFPUIY CORPORAtIO COUNSEL DATE: V APR 2 1 1993 9- K ROBIN J.YAHIKU CONSTANCE R.KIRK County Clerk V11541' i.! Ueputy Cnvnty Clr,k o...... HARRY A.TAKAHASHI Lylelatiw Audlror COUNTY COUNCIL County of Hawaii Hawaii County Building 25 Aupuni Street Hilo, Hawaii 96720 NOTE On Bill No. 3 (Draft 3) , Ordinance No. 93-36 reference is made to a map attached hereto, marked Exhibit " A " . Said Exhibit is not part of the duplicate copies of this ordinance, due to its size, but is available for viewing in the Office of the County Clerk. If further information is needed, call 961-8255 . Robin J. Yahiku COUNTY CLERK SP-1.7-2C08 WED 09:28 MOH County Clerk Office FAX NO. 8361 8912 P. 01 v e "::4 ,, 2008 SEP 17 nfl 95 COUNTY OF HAWAII ri 1 •)' STATE ITAwATTENT BILL NO. 292 Draft 4) ORDINANCE NO. Orb J.a5 AN ORDINANCE AMENDING ORDINANCE NO.93 36 WHICH RECLASSIFIED LANDS FROM AGRICULTURAL-20 ACRES(A-20a),AGRICULTURAL- 10 ACRES A-10a),AND AGRICULTURAL,-3 ACRES(A-3a)TO RESIDENTIAL AND AGRICULTURAL-1 ACRE(RA-1a)AT KUKUAU 15T, SOUTH HILO,HAWAII, COVERED BY TAX MAP KEY 2-4-8:PORTIONS OF 14 AND 26. BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAFI: SECTION 1. Ordinance No.93 36 is amended as follows: SECTION I. Section[25 114]25-8-33,Article[3] 8,Chapter 25(Zoning Code)of the Ilawai'i County Code 1983 (2005 Edition),is amended to change the district classification of property described hereinafter as follows: The district classification of the following arca situated at Kukuau I",South Hilo,Hawaii,shall be Residential and Agricultural - I acre(RA-la): SECTION 2. [-This change in-dickieFelassificatien-is-eenditieued upon the felkvwiaa] Jo accordance with Section 25-2-44, Hawaii County Code 1983(2005 Fdit[gn), the County Council finds the fallowing conditions arc: 1 Necessary to prevent circumstances which may be adverse to thepublic health.safety and welfare:of 21 Reasonablyonceived to fulfill needs directly emanating from the land use proposed with rcspcct to: A1 Protection of the public from tJrntontial Iv deleterious effects of the proposed use,or Ll Pl4lllment of the need for public service demands created by the proposed use. Planning Dept. Exhibit 4 SEP-17-2008 WED 09:28 MO County Cleric Office FAX NO. 8361 8912 P. 02 III A. The applicant,successors or assigns shall be responsible for complying with all of the stated conditions of approval; B. The required water commitment payment for the development shall be submitted to the Department of Water Supply in accordance with its "Water Commitment Guidelines Policy"within [ninety] ISO days from the date of approval of the mended change of zone. The applicant shall nay instaU3tion and facilities charges as required by the Department of Water Supp SII C. [Subdivision plans-Iiiiihe-propeset}developmetn ..m.T,,,,11 ho s bmitted-teihe PianniugDpatitmentwik urfromthe effect' f heehangeef zona] Final Subdivision Approval Shall be secured within [two years-fromthe date-^ f ;;alive-fiubdjvjsjp,,Approval]five years from the effective date of this amendment,provided further,that for the construction of the Kupulau Street extension.final subdivision approval shall be granted upon the developer posting a construction bond of$3.5 million,alter it has been determined by the Planning Director in consultation with the Department of Public Works.that the tot 2ggraphy allows the construction of the Kupulau Strcct extension without signify::ig changes to the conamction plans for the remaining subdivision infrastructure,and that upon approval of firm construction estimates for the Kupulau Street extension.tackled amount shall be increased or decreased) accordingly; U. The $addle3tead Ptiai prake-Street ,Ka ulatFStreet and Kawnilflnj Street extensions] extension affecting the subject property shall be delineated on preliminary and final subdivision plans to allow for a right-of-way. [These] This street[emensions]extension shall be fully graded at a vertical alignment meeting with the approval of the Department ofPublic Works in conjunction with Final Subdivision Approval.The portion of tllc Kupulau Street extension from Pnainako Street to the southern pronertyJjpo shall be amslructed to county dedicable 2 SEP-17-2008 WED 09:28 AHEDCounty Clerk Office FAX NO. 8 961 8912 P. 03 standards meeting with the approval ()title Department of Public Works and shall serve as_an additional ingress/ogress for the sulldivision. The applicant shall dedicate the land area for Oar Kupulau St. extension between Puainako St.and Puloku Stto the county at no cost. [The-Mahe linStresn Aiaake-Avenue roadway-segment-which affect th feAYsAa}I-be-censhncted{treetnti`- dedicablestandards-in-anranaer-nreetixgwith the approval ofthe-Department of Public Works prior to the issuanee-ofpinal-Subdivieien-Appwval.feHhe-proposed deue epmtent. Th. 'ostefthe.roadway extensierinhxovenseetsshall-be borne•by the-applicant-anti shall be credited andaintiteel-to the at.rouake€fhe applieanc-s-Fair share contribntien-for read-and-tralTic improvements. Lrii mref the aetua. eenstntatieri efthe-roadway extension-improvement -the-applioaaHnay-eleeHe enter-into•an agraement-withihe-County, together wit -the-approprlale batch surety-hendor othersecurity deemedeccept y tt nl_nniag Director-ferihe eenstreetietwftli aid-roadway-extension imprevemeMf] fti:--huersectisn improvements,iaehiding the design uu..d-coaskwetion of tattle signals andrelated-inprovements-other than channr{ieatitar,-shall Is insta-Iledatthe Kitimat Komehntte-Strcet intersection meet tg-with4ite-approval of-the Deparanseatef public Works-by-July 1991; a d;ate-eetierrimprovements iaehu}ingthe-designated-eonstreetienof- iesignols-and-related improvements shall be in talledal-the,Meheoli-KomelranaStroefinterseelienmeetinew h the approval of the Department of-Public Works-inconjunetierrwith the ce+mtctioa oldie Mohouli/Ai.takaroadway-extensien i K])i,As represented by the applicant,restrictive covenants in the deeds of all the proposed lots shall prohibit the construction of a second dwelling unit on each lot. A copy of the proposed covenant(s)to be recorded with the Bureau of Conveyances shall be submitted to the Planning Department for review and approval prior to final subdivision approval. A copy of the approved covenant shall be recited in an instrument executed by the applicant and the county and 3 SEP-17-2008 WED 09:29 Alp County Clerk Office FAX N0. 8961 8912 P. 04 recorded with the Bureau of Conveyances likewise prior to final subdivision approval; 6.111.[To eastrre-thatthe goals and pelieie.of the F4eesing'? "'nt of the-Ceneeal-Plan ere.implentenled,theapplicantskatlsecutathecens'were-of the County blousing Agency,upon the recemmendatierrof the-9Aice-ef{I nsitie an Ge shy development;tbaH}yeapplieetirsetferdable hnusiag requirement);if any,have been fulfilled-ptvor-te-the-issuauee.of-Fntabsnbdivision-approval) Ts ensure that the goals andand policies of the Iiqusing Clement of the General Plan are implemented, if aipplicable the applicant shall comply with the requirements of Chapter 11. Article 1,Hawaii County Code relating to Affordable Housing Policy. This requirement shall be approved by the Administrator of the Guice of Housing and Community Development prior to receipt of findsubdivision approval; 11.10.Access to the development shall meet with the approval of the Department of Public Works. lig lots shall have direct access from Puainako Street,[Access-to the proposedlot shall be iatlteexieting v .-tu_Kentehana-interseetienand-via ti used MchouJrgt._e,,_ itemo,-..Hake-hyenas in whieH-the_readway segment betweemKukuaa-StreeNxtrlthea?enahawei-golf course'ssoatherly-heendar opal{ be-cons toted by the epphKantt-to-oeuntydedieablesteadards-apto-the-lettgth adjoining the-PeaahaWvgolf cenr ssouther{y-bewufary-peevided Itat.the-read isepeevernents-t -pt'opesed-Ponakawahgolf-course-havereeeived-fi ndappreval wtdthtu-read-improvements-have b.,n bonded. In-the awe opesed Penahawai-golfeeyfsedevelopment-doeseet-conte-teftailiex;theapplicannshall provide,in h trof eottstrucling the-eeeaty.dadieableaoadway tegatentadjeining the gelf-eourser-seuthet4y-How wdaty-a-eenMibutiun of three{tyndrediHousaed dal4ars{$3o(1,000).1 H. The applicant shall make its fair share contribution to mitigate the potential regional impacts of the property with respect to parks and recreation, fire,police 4 SEP-17-2008 WED 09:29 ACE County Clerk Office FAX MC, 8061 8912 P. 05 solid waste disposal facilities and roads. Thcfair share contribution shall be initially based on the representations contained within the change of zone application and may he increased or reduced proportionally if the lot counts are adjusted. The fair share contribution shall become due and payable prior to receipt 9fljinal Subdivision Approval or within five years from the effective date of this amended change of zone ordinance whichever occurs fast. The fair share contribution for each lot shall be based qt a maximum density for each lot as determined by the zoning resulting from this change of zone. The fair share contribution in a fort of cash land, facilities or any combination thereof shall be determined by the County Council. The fair share contribution may be adjusted annually beginning three years after the effective date of the amendment to the ordinance based on the percentage change in the Honolulu Consumer Price Inde c HCPD). The fair share contribution shall have a maximum combined value of 511,506.13 per single-family residential unit. ]1m total amount shall be determined with the actual number of units according to the calculation and payment provisions set forth in this condition. The fair share contribution per dingle-family residential unit shall he allocated as follows: A, $5,548.46 per single-family residential unit to the County to support park and recreational improvements and facilities B. $267.66 per single-family residential unit to the County to support police ffacilities• C. 5528.66 per single-fancily residential unit to the County to support fire facilities.; U. $231.45 per single-family residential unit to the County to support solid waste facilities; E $4,929.90 per single-family residential unit to the County to support read and traffic improvements; In lieu of paying the fair share contribution the applicant may contribute land and/or construct improvements/facilities related to parks and recreation,fire pollen solid waste disposal facilitiesandroads within the region impacted by the 5 SEP-17-2008 WED 09:29 AMO County Clerk Office FAX N0, 84961 8912 P. 06 proposed development,subject to the review and recommendation ofthe Planning Director,upon consultation with the appropriate agencies and approval ofthe Countyouncil,provided however,that the estimated cost of constructing the Kupulau Street extension on the subject oronerty in the amount of$3.5 million as provided in Conditions "C"and "0",shall be credited to offset the full amount of the fair share for roadand traffic improvements by the Planning Director,without further approval oCthe Coon y Council' i. Drainage improvements shall meet with the approval of the Department of Public Works; 1. The method of sewage disposal shall meet with the approval of the Department of Health; IC. Should any unidentified sites or remains such as artifacts,shell,bone,or charcoal deposits,human burials,rock or coral alignments,pavings or walks be encountered,work in the immediate area shall cease and the Planning Department shall be immediately notified. Subsequent work shall proceed upon an archaeological clearance from the Planning Department when it finds that sufficient mitigative measures have been taken; L. [skthotherappli ale-laws ., es cegelationsattd-requirements shollkecompiied with] Comply with all applicable County,State and Federal laws.rules,regulations and requirements; M. Should the Council adopt a Unified Impact Fees Ordinance setting forth criteria for the imposition of exactions or the assessment of impact fees,conditions included herein shall he credited towards the requirements of the Unified Impact Fees Ordinance; i I iI 6 I i SEP-17-2008 WED 0929 AMCN 1V/ County Clerk Office FAX NO, 8(10961 8912 P. 07 it N. An annual progress report shall be submitted to the Planning Director prior to the anniversary date of the effective date ofthe change of zone. The report shall address the status of the development and the compliance with the conditions of approval. This condition shall remain in effect until all ofthe conditions of approval have been complied and the Planning Director acknowledges that further reports are not required;and, 0. [An-extenskeiof lime fortheterfermance-efcero4itiens-vithireth e;dinance-a. be-granted by-the-PlaaaiaeDireoteFxpon the foliewing-ahem staneem 1-)-4he-non-perfenaence-isihe re;ndt-ofconklitions thatc-eidd-net-have been foreseen ox-ere-beyead4lie-eomrol ef-theapplieantrsaceessetstrr assigns,and-that-are-not the result•fTheir fauleor-aegligeecc; 2)—grantingeftheiime ekteasieF Weu14.aet-be contraiy-to the- sneak Wan or the Zoning&ede; 3)--granthrg of the-time-extensionveidel-aetbeeetdaaey-to.tbe-anginal reason.. for the antieg-e(the-ehange of-cape; 4) lltetime-extension granted-shallTte-fora-period-eetLi)e,;,,ecd tht period erigin&4y-grafeed far pe rfonaance(i.e-ac;enditicn to-be petfeemed withitrone-yee&.may be-extended-for up tocine yea*and 3)] if the applicant should require an additional extension of time,the Planning Director shall submit the applicant's request to the Planning Commission arid County Council for appropriate action. Further, should any of the conditions not be met or substantially complied with in a timely fashion, the Director shall initiate rezoning of the area to its original or more appropriate designation," SECTION 2. Material to be deleted is bracketed and stricken. New material is underscored. 7 1 EP-17-2008 WED 09:30 Alt County Clerk Office FAN NO. 8361 8912 P. 08 v SECTION 3. In the event that any portion of this ordinance is declared invalid,such invalidity shall not affect the other parts of this ordinance. SECTION 4. This ordinance shall take effect upon its approval. INTRODUCED BY: i. a ._/ COUNCIL MEMBER, .OUNTY OF IIAWAI`I Kona,Bawai`i Date of Introduction: June 3, 2008 Date of 1st Reading: June 3, 2008 Date of 2nd Reading: August 27, 2008 Effective Date; Septerkter 10, 2008 u:ehiGu c ,,,, 1191,10/Cdunci1' it III 8 3EP-17-2008 WED 09:30 AQfH County Clerk Office FAX NO. 081 8912 P. 09 VOFFICE OF THE COUNTY CLERK i County of liuw'ai'i nn, Hawaii Draft 3)6 Intruducvd By: Donald Ikeda 7 ROLL CALL VOTE Oak:Introduced: June 3_2008 06 yWBS FXFirstReading: June 3, 2008Fard Published June 13, 2008 rX•; , Hoffmann XIWitfIRKS:• June le, 2008 - Postponed to Ikeda XJul.y.2, 2008 meeting; 3u1y 2, 2008 -Jacobson _ XP09tponedtoAuyustt13, 2008 meeting;Nudehuqu=C 13, 2008 to Draft 4 a X Pilago X 1CYagong1doverpursuanttocouncilRule25(e) IongX Yoshimott XXSecondReading: Auquo^t 27, 2008 To Mayor: September S, 2008 91-0 I...- 0 ItcmnmA: September 10, 2008 Eilictivc: Sep ter 10, 2008 ROLL CALL VOTE Published: September 18, 2008 AYES _ NOES ABS EX Ford X —_...—_.. ROI-IRKS.Iliga X Hoffmann X Jacob X JacobsonacX^. I Miceli:X 1—"'— Pilago X Yagong X Yoshimoto X 0 11)0 IIF-RGRY CERTIFY thy!Nw lnregoing RILL was ado kr b the Cmnrry C'ounc'il published asindirulydabout. y1 ,• APPROVED AS TO In ilrill4Y6oRthcNSEL AN/D,LE\GALITY: Y OF HAWAIIa _ Date SEP - 9 209A CUUN7kK(86'gA" 801 No.: 292 (Draft 9) Y,+• 17 I08 C-1191.10/PC-86arek)/0ia„pprom/thia_._ day Reference: x15 _ A IA)'()2 (, A-T OP'IlAWA/1 Jackson, Maija 2e2 73$ SPH I (0-000ol(o From: Arai, Daryn Sent: Tuesday,April 18,2017 8:11 AM P i I I -v000! (o To: Jackson, Maija Subject:Fwd:Hilo Hillside Estates Subdivision Ordinance 15-50 Attachments: ORD 15-50.pdf;ATT00001.htm;TMK 2-4-82.11F;ATT00002.htm FYI Sent from Daryn's iPhone Begin forwarded message: 0 a From: "Gomes, Kelly" <Kcllv.Gomes@hawaiicountv.eov> To: "jim lee" <iglhawaii(Whawaiiantel.net> C Cc: "Demarco,Frank" <Fmnk.Demarcoa,hawaiicountv.Qov>, "Simeon, Allan" Allan.Simeon(ahawaiicountv.eov>, "Yee,Michael" <Michael.Yee(ahawaiicountv.gov>,Arai, L, Daryn" <Darvn.Araiahawaiicountv.eov>, "Darrow,Jeff'<JefDarrowhawaiicountv.aa Kim,Ronald" <Ronald.Kim( hawaiicountv.gov>, "Fujio,Mary"2 m y Marv.Fui io@hawai i countv.gov> Subject: RE: Fwd: RE: Re: Hilo Hillside Estates Subdivision Ordinance 15-50 Aloha Mr. Lee, We(Department of Public Works) are requiring you(applicant,successor or assigns) now secure and dedicate the land area within TMK 2-4-082:061 for that undeveloped portion of the Kukuau Street extension between Sunrise Estates Subdivision and the Puainako Street Extension to the County at no cost as conditioned by change of zone Ordinance No. 15-50. Please contact me should you have any questions or concerns. Kelly Gomes,P.E. Engineering Division County of Hawaii Department of Public Works 101 Pauahi Street, Suite 7 Hilo,Hawaii 96720-4224 Phone: (808) 961-8927 From:jim lee[mailto:iglhawaii(cilhawaiiantel.net] Sent:Thursday,April 06,2017 1:59 PM To: Gomes, Kelly Cc: Gordon Inaba;Jim Pappas Subject: Fwd: Fwd: RE: Re: Hilo Hillside Estates Subdivision Ordinance 15-50 I emailed this to you earlier but it was returned;trying again. James G. Lee Planning Dept. 111043Exhibit Ia r 1 "girr'' iy, Y! a 1. {• . . xIrl i alit u5 Y .r 9p' S t` WI lid'I ii -'14 l rDI Isla rIIT` 'r + I11 r. i0.4, 16 IIHe , It l 1$i CU S" •. • ime ' v IIS _- - X I I,. T It rI1_ I T Ir i= rs Soq O To J ru.Cco mcuNCo0 PlanningDept. Exhibit DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE: September 22. 2020 Wein etaadatt TO: Michael Yee, Planning Director FROM: of Public Works, Engineering Division nlA SUBJECT: AMENDMENT TO CHANGE OF ZONE ORDINANCE NO. 15-50 Request: To Delete Condition E (Kukuau Street Extension) of Ordinance No. 15-50 Applicant: Moaniala Holdings LLC TMK: 2-4-082:001-056, 058-061 We have reviewed the subject amendment request forwarded by your memo dated August 24, 2020. Condition E of ORD-15-50 reads as follows: "As represented by the applicant. the applicant shall secure and dedicate the land area within TMK 2-4-082:061 for that undeveloped portion of the Kukuau Street extension between Sunrise Estates Subdivision and the Puainako Street Extension to the County at no cost. when required by the Department of Public Works". We offer the following comments for your consideration: DPW feels that Condition E should not be deleted, as Kukuau Street would provide a recommended cross-connector roadway. However, should the Planning Director determine that the request is valid, DPW recommends that the applicant be required to instead construct the Kupulau Street connection to Puainako Street (over the existing drainage easement) as was required in prior ordinance no. 08-115 Condition D. Currently, Kupulau Street was constructed within the subject property and up to the drainage easement adjacent to Puainako Street extension per current ordinance no. 15- 50 Condition D. The Kukuau Street entrance to the Hilo Hillside subdivision should subsequently be closed, and the Kupulau Street entrance utilized instead. DPW will retain the dedicated unimproved land area (TMK 2-4-075:070) for the proposed Kupulau Street Extension that was required by Condition D. Questions may be referred to Melanie DeMello at 961-8927. Planning Dept. Exhibit 1 Counl, Equal Opp„n,,,,,,,l,,.,Wcr,md 1.mployer 1 3 6 3 4 4 gnu r n-_ GOM 4M44 RECT.:IN EPt 14.4 M:, . str.It oruAr,r,l, w'ANIMLN1 Of IRANSPCJRIA1 ION kIW • Ilr 2.4013 His must.,Ct CIVL Si H 1.I II0;1(lt .U. HAVNIAI 9181 SBO/ September 14, 2020 Mr. Michael Yee Director County of Hawaii Planning Department 101 Pauahi Street. Suite 3 I(do, Hawaii 96720 Dear Mr. Yee: Subject: Amendment to Change of Zone Ordinance No. 15 50(REZ 738) Applicant: Moaniala Holdings LTC Request: To Delete Condition E (Kukuau Street Extension) of Ordinance No- 15 50 Tax Map Key No.: (3) 2-4-082: 001-056. 058-061 Kukuau Ist. South Hilo. Hawaii Thank you for your memorandum dated August 24, 2020 requesting reeicw of the subject amendment request. The Applicant is requesting to delete Condition E of Ordinance No. 15 50, which is the dedication of the"land area within Fax Map Key No.: (3)2-4-082: 061 for that undeveloped portion of the Kukuau Street extension between Sunrise Estates Subdivision and the Puainako Street Extension to the County at no cost, when required by the Department of Public Works'- The Applicant's Justification for the request is that the condition seas offered by the Applicant and did not originate from the County. based on the traffic study. this improvement is not needed to address the project's tra0lc impact. and the Applicant has made other contributions to the development of the Kupulau Street Extension to the extension of Mohouli Street through the Sunrise Estates Subdivision- The project site. Hilo Hillside Subdivision is located south of'Puainako Street Extension State Route 2000) and accessed by the extension of Kukuau Street. The Hawaii Department of Transportation has reviewed the request and it is not anticipated to have a significant impact to our State highway facilities. Therefore, we have no objection to the proposed deletion. Planning ept. Exhibit I 9 S Mr. Michael Yee HWY-I'S 24013 September 14. 2020 Page 2 If you have any questions, please contact Jeyan Thirugnanam, Systems Planning Engineer. Highways Disision, Manning Branch at (808) 587-6336 or by email at jeyan.thirugnanamrmhawaii.gov. Please reference file review number PS 2020-135_ Sincerely. JADE T. Bl1TAY Director of Transportation July 17,2020 i Mr. Michael Vee, Planning Director County of Hawaii Planning Department 101 Pauahi Street,Suite 3 Hilo, Hawaii 96720 Dear Mr.Yee, This is regarding Roadway Easement to connect Kukuau Street to Puainako Street(Ordinance No. 15 50, Bill 38,Section 2, Item No. 2E). My husband Brad and I had a telephone conference/meeting on July 15, 2020, with the Hilo Hillside Developer,Mr.James Pappas,and we would like to inform you that he refuses to negotiate in good faith on purchasing the easement. We have requested that the Developer purchase not only the easement but to also purchase the triangular remnant portion (0.359 acres)on the makai side of the easement. With the road splitting our property in two,it is our opinion that the new parcel(Triangular remnant land)with the required setbacks makes it impossible to develop or sell and therefore do not want the liability of the land across the roadway (See attached Kukuau Easement Site Plan). We have requested that the Developer purchase both and pay for the resubdivisions,but he refuses. Below is a timeline composed of the contacts we had with Mr.Pappas: On 02/29/20—Received a letter in the mail from Mr.Pappas dated 02/24/20,introducing himself and his purpose for the letter; explaining his options in regards to the easement(255). He also requested a phone call at our earliest convenience. On or about 03/01/20, I called Mr. Pappas back and he reiterated his letter and offered a 517,000.00 cash purchase for the easement. I informed him that I needed to talk to my husband and he said 'okay"and suggested a face to face meet. On or about 03/02/20,Brad called Mr.Pappas to set up a meet time to inquire more on this issue. Mr. Pappas informed Brad that he was out of town and would not be able to meet. Mr. Pappas then offered Brad a$13,000.00 CD for the acquisition of the easement versus the$17.000.00 cash he offered me the day prior. He told Brad that the 513,000.00 CD was a fair deal because it was only just a small piece of land(Approximately 6300 sq/ft). On 05/20/20 at approximately 0845 hours,a Black 4DR Kia sedan arrived at our residence and an older Caucasian man got out and knocked on our door and rang the doorbell. His total time at the door was no more than a few minutes. He left shortly after and did not leave any note or anything explaining the purpose of his visit. We received a second letter in the mail from Mr. Pappas dated 05/22/20, apologizing for not being in touch with us and requesting a call back to further discuss the issues at hand. Planning Dept. Exhibit On 06/28/20 at approximately 1540 hours, a light colored sedan with an older male passenger later identified as Jimmy Lee and an older female operator arrived at our residence. Mr. Lee handed Brad a ripped piece of what appeared to be an envelope and asked for us to call Mr. Pappas. On the ripped envelope was a handwritten note that"Jim Pappas of Hilo Hillside Estates wants to meet you face to face to discuss what Hawaii County is requiring". Mr.Lee relayed that it had something to do with the easement but "didn't want to get involved". Mr. Lee further relayed that he has no part in this and that whatever the deal or outcome is, its between the two of us. On 07/14/20, I reached out to Mr.Pappas via email as he has not been in contact with us. On 07/15/20 at approximately 1745 hours, Mr. Pappas called me to discuss the options of him acquiring the easement. Mr. Pappas has informed Brad and I that he has tried and been trying to contact us and has stopped by the house several times. We check our security cameras and play it back everyday, and aside from the two instances above(05/20/20&06/28/20), no other"stranger" has come to our residence. Should you have any questions,please do not hesitate to call me at(808)854-7502. Sincerely, SHAN N RESURECCION 1090 Kukuau Street Hilo, Hawaii 96720 Attachment: Kukuau Easement Site Plan c: David Yamamoto,Director, Department of Public Works Aaron Chung,Councilman,Hawaii County Council District 2 1.JJV AC. s s\ 1 .001 Acre+/-) 4342' r 169 a6 244 Ism 1. p 22342 -... vang6 1J1 17310' 67.,75 M°o 4s ab J,. N 0' J.'` LOT 471 ' ` yid' , e. 1:506 As:ricr' l c• N KUVU Sj. 96.2-• /i st LL 1 E°` Por. of E 41 2 k, . - \ Etz to it... Tri a\.\ o 3is Z 93lfpsJ A N Cia 406 \ Mqo 109) \ N v.,REEN PURPOSES AFFECTING LOT 470 = 4,605 SO. FT r r, 1 it. 1I I f1 O 0. I 6 l J O J (H i 4 V N y., A el mc a G NG a•N a c w v aw:ti u v Nraa .Nca m a 5 :o y5ao n w o F O u o c ym N X L'cd . N c c o N CO• .. .--1 H 0 o •ti 0 W S W Cl40uNN J asN7YHO55 5 o 0m .io .H 5 -45 October 20, 2020 Ms. Shannon Resureccion 1090 Kukuau Street Hilo. Hawaii 96720 Dear Ms. Resureccion. I was recently provided a copy of your letter to the Planning Director,dated July 17, 2020,regarding our discussion on the purchase of an existing easement for roadway purposes. It appears that there may have been some misunderstanding regarding my efforts to negotiate its acquisition, and 1 do apologize. To avoid any further misunderstandings, I would like to use this means to officially provide you with my offer. Because our need to acquire this easement is being mandated by a governmental action as outlined in Condition E of Ordinance No. 15 50,I believed that the fairest way to determine its value would be through an appraisal. This would be no different than if the County were to acquire this easement. As such. 1 commissioned the appraisal prepared by Patrick Y. Taketa, SRA who determined the appraised value on January 22,2020 at$27,000. You will note that in its Description of Subject Affected Area", the value included not only the 6,340 square foot easement but the triangular remnant consisting of 15,638 square feet for a total area of 21,978 square feet. l had emailed you a copy on July 20, 2020 and will send another copy to your email address. I am willing to pay you its adjusted value as of November 1, 2020, but in either case no less than the initial appraisal of$27,000. And please remember,what I was trying to secure was AN OPTION to purchase the property should the County desire to extend Kukuau Street. This will give you$27,000 now and the County and me would have the option of acquire the property for$1 if and when they required it. You would have full ownership and use until then. I would appreciate your response to this offer or counter before the end of this month. Your response could be via email ( or phone (808 373-4801)or mail (616 Moaniala Street, Honolulu, HI 96821). If I do not hear from you,I will assume that you have declined and will accordingly proceed with my other options. Planning Dept. 1 3733 Exhibit 10 Ms. Shannon Resureccion October 20.2020 Page 2 Thank you very much! Sincerely, 7 L JAMES PAPAS Enclosure Copy —Honorable Aaron Chung. Hawaii County Councilmember wi enclosure Aaron-chung@hawaiicounty.gov Mr. Michael Yee,County Planning Department w/enclosure Michael.yee@hawaiicounty.gov Mr. David Yamamoto,County Department of Public Works w/enclosure Dacid.vamamoto@(hawaiicounty.gov SUMMARY OF SALIENT FEATURES SUBJECT AFFECTED AREA" Portion Lot 471 Kukuau St c.. Por Lot 471 Map 109 LD CT PP 1205 Kukuau 1st Series,South Hilo, Hawaii HI 96720 0208.01 m., _..3)2-4-82-Por 61 NIA ds Pi-k Jim Lee,Jim Pappas,Moaniala Holdings, LLC x.., So.Hilo a... Patrick Y.Takata.SRA xe r..,.a....+..January 22,2020 S 27,000 Fr Sit.iP:,to:ozuofwvtgi o onf_z fb49ACP! c Jim Lee,Jim Pappas Moa ala Hold nqs,L.0 312-4-S2-Por.61Atte-. s Portion Lot 471 Kukuau St Thlr Hawaii ye HI 2n 95720 APPRAISAL AND REPORT IDENTIFICATION Nis Ric hosasc. :,e vL±: a :o1sass: r Comments on Standards Rule 2-3 I r tha±IaranlPoVNlpe al[o!he1rame-Imm Blau rowlm3 mn"sal re Ne ad CNN, e reviledaW Wnris.ardct sisorra ±;M1nAM sae oras:^r .. w'lay.'a :ars a ao:al mpaw 'xair:arcItsr?lYule[ Knolls arlSorilhisra brass S* 3:a'ed I'M W... .eiM A Sw^ [ anUnlessTh «M:ar:I have tonr antes as as atasr.,9 ap G-t p:(Yr±rX s aP s aTint<three piaeeodmrtKAu' acc lr tl! assTlert n J Cnth e S'Ocerat.s're LAN V oh-0.A.SI Nana naloes rtt ason^e- I Mc erairserl rto a534"rnM1+u^C1 unnrvet uponasci:Ng:avacraciOY C'r"i1!!t•5Ilar: st LrnJe P st r o m P C C r -WI m .. .a, Nicol1 ax t*n a_rN il L v a re: NE1 n c cV,ar an .. Israrot-se s ae±.pe . c, so!tn r cts, s pass •'eS r Siva,a acrerel.sve e.mer.I^.ehors.-o eem.vas a:x±e Aria P[ aI hive TaN "Warr 0'N.yarn t P _ p.eis ot1Ied 55S5lent90Krz as vipers:ins =4 3•.5 vire ars ins .salt Yars mdndwysoawra0'x L aSSIai1Y15va M^nrg I it Comments on Appraisal and Report Identification Nate any USP AP related issues req,inno disclosure and any Stale manoaled repuirerr erns See Addendum on: Extraordinary Assumption and Hypothetical Condition APPSNSES: A T.wet,ne PaMck_ CSWe re.. Auserer.ea CA 7.sea. HI l- Pt..az Febru re 6. 2ss 12911.2021Enor! ye ra etwn amara 22, 0000or!*aL'ecal okra 27.2020_ rsp¢Sitar Ire E .r[ aa.w.r ...ae. JPna9rY a3.iq _ I 555,5 IC 5:55- 55015-455555,17.aalr^Ye « .. LISA= Description of Subject Affected Area il, 2a 82-Poa65 Jim Lee Jim Pappas,Moaniala Holdings,LLC Portion Lot 471 Kukuau St Hilo Hawaii 11( a 96720.. . DESCRIPTION OF SUBJECT AFFECTED AREA: Subject affected site area containing 21,978 square feet,consists of that portion of Easement 255 within Lot 471 containing 6,340 square feet and the Triangular Remnant of.359 Acre or 15,638 square feet to total 21,978 square feet or.5046 Acre.This is a slightly sloping,triangular shaped site area situated on the eastern section of Lot 471, Hilo Hillside Subdivision.Approximate dimensions of this triangular shaped site is about 116 feet at its widest with sides of about 356 feet There are no improvements on this area except for a 10 foot wide concrete driveway of approximately 100 feet long connecting to Kukuau Street.This site abuts the Puainako Street Extension along its south boundary.The west boundary abuts Lot 471 and Lot 470 of the Hilo Hillside Estates Subdivision.The north boundary abuts Kukuau Street,and Lots 243,242,and a very minute section of Lot 241,within the Sunrise Estates Subdivision.There is a 60 foot depth easement along its west boundary,known as Easement 255 and a 10 foot wide depth easement known as Easement 307 along its south boundary.See attached survey map for location,easements and dimensions. em Au 5".rite Ii nc- dAAAM?[ LAND APPRAISAL REPORT SUBJECT AFFECTED AREA" 31 2-4-82-Por 61 n_s f'. 0205.01 as sex-. (3)1-4-81-Por 61 3,03, (11x.,: Portion of Lot 411 Kukuau St d Hilo o Hawaii m- out c:-:x 96720 ea i Por Lot 4Ti Map 109 D:DT PP 1205 Kukuau 1st Series_South Hilo,Hawaii e- i r a rum.: e-Jim.ee i mp pp rras . m h9m y u3, 616 MoaniSe Street,of A.pvrai HI 96821 1571 -.t NIA r = Pit{ick V Teketa$Rt z-c See Scope ofAppraisal X i%tr. 3.4 lr Xr. nf0`: X ..star oao :,a,C., .,< X)•'>1 Xican+e.a rX ro. rt-A f X oma,:aN, A3 X .B3. o m'm X uakr+a T-. Pder am X i'n Dm s b v c.P.W.mns, T. X - _nVm .ase .9051 st t:[Pr.N S<J. Colo Pa,aPera Erra houseA Cyan 20e Vacant Sites A.wyn a Nara X —.Dnq nr.a:JSe Xrdaak akh r'kAPa,'• »mr-m9rUlb 5445 nn-rota a:mro X Se6tf 4 =eax 1200005 3,s 850000 Pn9 ul.445 420000 c=av eamnos X e5klrJAge 0n IC _65n '.nrn:/4r 25;- 4;e6::16re. X Cmxarw rae%Son turtlerwete.eaw,N,nv, *sow-ow y siept,u nox SEE ADDENDUM on Comments on Neltthborhood. ocroF: SEE Survey Map 21,9155f c.>: uo:- RA-1A Residenva4AAHcultuall yon:nrr $s -- :,.n vks 165'rn -torus. t Desn,ss yLYer SP1fu ^:a: nn C33511 WkirEMWS ty, 51picalfor nElm Gas X 5rici As X note 13.1e Tranafpr neighborhood Gas and AePh@It Triangular_ i A':'^ X _..aanace X .0. '+ifae Reartlen(ial,Partial Mountain se Se.' y. -Svc=r -3r,e Adequate-to lot line _ avE ale __sz.n sre..js eimrry'pule n.x an .aso,Insur 'lame.Area'at X3.3. va re Flood Insurance Rate Map__-- 9129801] Community Panel No.155166-0903F.Zone% Tbgre_are noadverse conditions on sublect sit_e._ SEE Addendum on'Description of Subject Affected Asa'. IN Tk gi rid Int sales LJr:ire":sae' alr..tr l pas. Ms I:aok' r'pr0 nit: ins tars aAnr[s. lk Lb frfHe RT.' 333-3,33:13 _ r In331131.. sat PN spare 5;'1/43-( rr.N,S i4nrt1 a 4' eCTP ( Tf-et e ..r., e S rlpYb 'a].: F.,:&E uci Saks P•euJ Y{ a.^ yi T$ OYu:: L_. 5 I i0e\'xa 1- lam er,im ,o, CRebRge 9 .-W.s^ Ska. sat a •et 4&N.J i an "'le:Rahn to'Before and After Analysis" c'vr an 55,55 %;43'1H SEE Addend. w+hxm.r*rc- SEE Addendum on Final ReGgndliatlon f..^ e..a>.... fr rarsi•}ren a e.January 22, 20 :.9 s 27000 Patrick Takata. SR PaV.StateTata, Satl 9 Exp Date' December 2e r . Alm,v. _K 340:1-4 LT_ Comments an Neighborhood la]24-82-Por.61 Jim Lee m Pappas,Moan ala Holdings,LLC Portion Lot 471 Kukuau Sr Hllo Hawaii COMMENTSCOMMENTS ON NEIGHBORHOOD This is a residential-agricultural zoned neighborhood in the Hilo Hillside Subdivision, within the South Hilo area consisting of predominantly one acre sites. Boundaries are the urban Hilo area to the north, Panaewa District to the south, Highway 11 to the east and the Waiakea Forest Reserve to the west. ES];tne o3_ n..-13.lNACL` Scope of Appraisal 212-6-82-Por_61 Jim Lee,Jim Pappas,Moanmla Holdings,LLC n•, Porton Lot 471 Kukuao St Hilo Hawaii se NI -o" , 96720 _ SCOPE OF THE APPRAISAL The result of this appraisal is to determine the fair market value of the"affected subject area"containing .5046 Acre or 21,978 square feet of site area and described within the site comments.This subject area is typically referred to as a"surplus area"because this land is not currently needed to support the existing improvements and this affected area contributes only that value which the"surplus"or extra site area contributes to the total site value.The affected area does not add any significant utility,subdividing potential or possible other uses for site.The affected area does not have an independent highest and best use.Due to the location on the perimeter boundary of Lot 471 and shape of subject area,the"taking"of this area would not result In a detrimental,inferior physical condition to remainder Lot 471 for value loss due to obsolescence or utility. Due to the physical state of being a portion of a larger site containing 1.5056 acre or 65.582 square feet. known as Lot 471 Kukuau Street,the fair market value of affected subject area will be derived by a "before and after approach to value.This value is the difference between values of the"before"(1.5056 acre)of Lot 471,and the value of the"after(1.001 acre or 43,604 square feet). A direct sales comparison approach valuing the affected area (as if subdivided)is not applicable because this subject area cannot be permissible via subdivision by existing zoning ordinances.Furthermore, an extraordinary assumption condition (as if subdivided)would not be reasonable due to a high degree of improbability.A hypothetical condition(as if subdivided)would also be unreasonable because,due to its zoning.a separate marketable parcel valuation would constitute a highly improper analysis. Within this report is the respective sales comparison approach of the 1.5056 Acre before".and the sales comparison approach of the 1.001 Acre"after".Comparable sales were selected according to their locations,site areas and zoning for comparabilities.For purposes of adjustment of site dissimilarities,each area discrepancies were converted into square feet.The resulting value differences indicates a contributory value due to the surplus"site areas.Comments on each analysis were made according to the greater significance given to each respective sale. There is also the matter of the existing concrete driveway which appears to be in the subject affected area.This driveway is estimated at 1,000 square feet This contributory value of the driveway was added to the indicated value of the subject area.similar to the addition of any"as is"value of site improvements which are included in a Cost Approach to value. Using various cost new abstracted and published cost new estimates,a reasonable cost new factor was selected for this driveway.This"as is"value of the driveway was estimated according to an observed depreciation schedule. This factor was included into Its remaining economic life and a resulting"as is" contnbutory value was added. This Cost Approach to value was utilized in the anal m"AD 1.:4. ,„+ra een,te I?mine 's';+uotm Scope of Appraisal 3,2-4s2.For 61. Jim Lee,Jim Pappas,Moan ala Holb'mps LLC Portion Lot 471 Kukuau St Hawaii gs, HE T 96710Hilo estimat.on of the subject area because the analysis created the least amount of inaccuracy,There are practically no similar sales of vacant sites available with this similar improvement on site. Furthermore,the added 'as is"improvement of the driveway created a minimal adjustment to the consequential indicated value of subject area. Jet LA — '4,a.onui reltrairovaa8_.,tmm1 Extraordinary Assumption ; Hypothetical Condition Jim lee,Jim Pappas,Moan ala Holdings,LLC 131 2d-61-Por.61 Portion Lot 471 Kukuau St ll Hilo is, Hawaii HI 96720 EXTRAORDINARY ASSUMPTION OF APPRAISAL REPORT Due to the lack of an observed physical staking of subject area. and the lack of an onsite inspection,a concrete driveway is assumed to be located within subject area and of dimensions according to visual observations from subject area boundaries and dimensions obtained by a previous survey.Chain link fence along north boundary of subject area is assumed to be located on boundary of the Sunrise Estates Subdivision. These assumptions,directly related to his specific assignment which,if found to be false,could alter the appraiser's opinions or conclusions. Extraordinary assumptions presume as fact otherwise uncertain information about physical,legal, or economic characteristics of the subject property; or about conditions external to the property such as market conditions or trends;or about the integrity of data used in the analysis. HYPOTHETICAL CONDITION This appraisal report is a hypothetical condition report.This condition,directly related to a specific assignment,is contrary to what is known by the appraiser to exist on the effective date of the assignment results, but is used for the purposes of analysis.It may be used in an assignment only if: Use of the hypothetical condition is clearly required for legal purposes;for purposes of reasonable analysis,or for purposes of comparison; results in a credible analysis; and complies with disclosure requirements set forth in USPAP For use of a hypothetical condition. This use might have affected the assignment results. This condition would be subject to the subject area valued as if a remnant area,detached from remainder property. Another hypothetical condition would be that after the"taking", Lot 471 would have a paved access and frontage for vehicular access for continuity of existing driveway to garage. Another hypothetical condition would be the appraisal of the"before'and "after' valuation of site only without any improvements. Consequently, atter the"taking".there would be no obsolescence or loss of utility(other than the value of subject affected area)to adjacent property (Lot 471). FOR PURPOSES OF APPRAISAL: To develop a fair market value to assist client in strategizing an equitable compensation for the subject area. Supplemental Addendum 3J2<-82-Por61 Jim Lee,Jim Moaniala Holdings,LLC Portion Lot 67171 Kukuau St Hilo Hawaii re HI \:e! 96720 INTENDED USER The intended user is the client as identified on appraisal report. Any other unauthorized user would be in violation of the (USPAP)Uniform Standard of Professional Appraisal Practice and Federal Privacy Act(Confidentiality)Laws. HIGHEST AND BEST USE ANALYSIS: The reasonably probable and legal use of vacant site or an improved property which is physically possible, appropriately supported, financially feasible,and that results in the highest value. The four criteria the highest and best use must meet are legal permissibility, physical possibility,financial feasibility,and maximum profitability. Physically possible and legally permissible can quickly eliminate a large number of alternative uses. Physical limitation on site would not be conducive to development Zoning, easements and deed restrictions can eliminate many alternative uses. Financially feasible and maximum profitability are closely linked to market analysis.Financial feasibility is applied to the remaining alternative uses after the physical and legal constraints of the property. Feasibility is determined by the market rates of return for each use along with the costs of the use: The maximum profitability uses is that which produces the highest net return. Hypothetically for a vacant site of subject property,zoning is a major criteria for highest and best use. Financially feasible uses for a lower-income producing use such as vacant agricultural zoned or residential zoned properties will not justify the maximum profitability as respective values ratios indicate. Vacant site rental use is also not in conformity with other uses In neighborhood. There are no major user/tenant and/or buyer demand or lack of demand in the property to alter this highest and best use. Therefore, the highest and best use is its present use-a vacant site for future permitted development as zoning allows. SCOPE OF THE APPRAISAL Scope of work" is defined in USPAP (Uniform Standards of Professional Appraisal Practice;as follows: The amount and type of information researched and the analysis applied In an assignment. Scope of work Includes,but is not limited to,the following: the extent to which the property is inspected and identified; The extent of research into physical or economic factors that could affect the property; the type and extent of data research; and the type and extent of analysis applied to arrive at opinions or conclusions." The subject property was physically inspected and photographs of the subject and street scene were taken on that date. The site was also visually inspected for any noticeable and obvious adverse conditions Hnr`aa]-- V t:oa sal xorynai ft Ala'mat ti0-aA4ct Supplemental Addendum p72-4-e2.Por61___ r Jim Lee,Jim Pappas,Moaniala Holdings,LLC Zt rt, Portion Lot 471 Kukuau St i t Hilo Hawaii HI -,- 9Gg0 such as encroachments,slide areas and easements which may affect marketability. It should be noted here that the appraiser is not a surveyor. Usually boundary pins were not located by the appraiser to ascertain property perimeters. Therefore, set back area for improvements were estimated within permitted areas from boundaries unless obviously determined. Significant trends or varying market conditions were observed by present listings within the subject neighborhood,the amount of sales,the increasing or decreasing of sales prices,discussions with local brokers,contractors,escrow officers, lenders and other appraisers. Data gathering for the subject property was made by information given to appraiser from client,tax office records,actual inspection,principles involved,private vendors and local MLS data. Comparable sales data were compiled by MLS data, private vendors and verified with tax office records. Conditions of sales data were verified with brokers, sellers and buyers when contacted and information readily available for reporting. THE TYPE AND EXTENT OF ANALYSIS APPLIED INCLUDES THE STANDARD APPRAISAL PROCESS: The standard appraisal process considers three approaches: (1)the Cost Approach, (2) the Income Approach and(3)the Sales Comparison Approach. The Cost Approach is based on the principle of substitution.Indicated value is determined by(1)estimating market value of the site as if vacant and to its highest and best use, (2)estimating reproduction cost new of improvements as of the effective date. 3)estimating loss in value of improvements due to accrued depreciation in the form of physical deterioration,functional obsolescence and external obsolescence, (4)deducting the estimated depreciation from the cost new and.(5)adding the depreciated value of the improvements to the market value of site. In the Sales Comparison Approach,(or commonly referred to as the Market Data Approach)sales and listings were researched for an estimated price that a typical purchaser would pay for the subject property by comparing sales of similar properties sold and what similar properties would demand on the open market. All adjustments were made on differences between the comparables and the subject property.These adjustments were based on the actions of buyers and sellers in the open market as observed by the appraiser.After the adjustments were made,the indicated value for the subject were then reconciled into one value indicator. In gathering data for this application, public and vendor records were researched,and lenders,appraisers, brokers,and market participants interviewed.The adjustments were made using market derived information.All dates of sales are of the contract date of the transaction. All of the comparable sales were inspected. Most adjustments were made as extractions using the paired sales analysis.Alternative methods included the abstracted depreciated unit value and income capitalization. The Income Approach is based on the principle of anticipation which pertains to value as the present worth of all rights to all future benefits of ownership.In this approach,value is derived by capitalizing the income by a ratio(gross rent multiplier).The ratio(sales price divided by gross monthly rent) is based on actions in the market. After analyzing the subject property through each of the approaches,the respective value Indicators were then reconciled into a final value estimate.Consideration was given to the strong and weak points of each approach and how it relates to the market demand for subject property in its location, physical and economic impact of the surrounding area, physical and legal limitations upon the use of subject property.The final conclusion represents the estimated value of subject property subject to the assumptions and limiting conditions contained within this report Supplemental Addendum is 24-82Por_6i__Jim Lee,Jim Pappas,Moaniala Holdings,LLC Portion Lot dif HukuaP St Hilo Hawaii PROCESS OF A VACANT SITE APPRAISAL The process of this vacant site appraisal will differ from an improved property appraisal due to the inapplicability of the Cost Approach and Income Approach. The valuation of site in the Cost Approach is similar, if not identical,to that of a Sales Comparison Approach. Therefore,the Cost Approach is not applicable due to the lack of improvements on subject site. The Income Approach is not appropriate due to the lack of rental data of similar vacant sites. Typically,sites similar to subject are not rented as to their highest and best use. Without reliable and adequate rental data,a ratio or rate of return cannot be formulated. Therefore, due to this lack of typical information,the Income Approach is not applicable. The only applicable and reliable approach is therefore,the Sales Comparison Approach as defined. All comparable sales were selected according to their most significant characteristic of comparability such as location,zone,availability of utilities, view, site area, and date of sale. Site area adjustments were made according to differences found in bracketing sales. These bracketed sales are on files. ADDITIONAL CERTIFICATIONS I certify that,to the best of my knowledge and belief: The statements of fact contained in this report are true and correct. The reported analyses,opinions,and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial,and unbiased professional analyses,opinions,and conclusions. I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment My engagement in this assignment was not contingent upon developing or reporting predetermined results. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client,the amount of value opinion, the attainment of a stipulated result,or the occurrence of a subsequent event directly related to the intended use of this appraisal. I have a made a personal inspection of the property that is the subject of this report. No one provided significant real property appraisal assistance to the person signing this certification. We are disclosing that we have not performed any services regarding the subject property within the prior 3 years as an appraiser or in any other capacity. We would have disclosed this fact to the client prior to accepting this assignment r-r USC.—:rk'arra iSCfl d e abircn - ?x.pU.u,pf Supplemental Addendum 011-4=87-Pot 61_ Jim Lee,Jim Pappas,Moamala Holdings,LLC. Portion Lot 01 Kukuau St Hilo s^. Mawaii e HI e 96720 The reported analyses,opinions,and conclusions were developed, and this report has been prepared.in conformity with the requirements of the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. As of the date of this report, I Patrick Y.Taketa,SRA,have completed the continuing education program for Designated Members of the Appraisal Institute. Survey Map Jin lee Jun Pappas Moamala Holdings LLCPortionLot471KukukuauSt Hilo Hawaii HI .`.i 96720 X d Z A 1* y Are3CY 7 el r.`' P‘ j ; l4C\. s i ` y a ti A r 99 #45' Ck+`, 1g u3 9 Ct 1 I y 1 \ > € m OIT Ra , to Le ze a ZZID 03ea =o griii n 2 Z s e, E 111 n 1 m.ix o o o CC InomoaRf7rn -16 L, A ngos; 1 111. )z) 4, ' w. f , a m nMAPSIi oni9lff{ vaneft;. .tDC-4,wo-: Hazard Zones For Lava Flows Jim Lee,Jim Pappas,Moaniala Holdings,LLC Portion Lot 471 Kukuau Stn Hilo Car. Hawaii HI 'z`= 96720 Heard Zones for Lan Glows bele P.,t.m of Proem a1 nn FaCiNlan ma wowed emend by by M Mow Ian la loot lanae. 13e yrs. ZaneI does Briar I,duss an turmoil aM,A mar of they 25 Pc: Pun aeon Naris en May Loa alter,APRSrarebeana(ata4,amt.,n maty,: Zpw 2 Isa oc 2Y15 act Mss gust to ono trnrwIoo of or, oTMaae. Zen.3 1500 ten Oct Nes ybetb'Yy ism lwTw»avn Zone 2 navies 0Oste5 dean= Ito.,,Tama,Sew von ander anus de NP%'aMy,nue d loss say the'lion ea cont thew erns Zone I sow:S Pc't Its than 15 Pd moodos eO of Hosea,ewes Ow no Sorry ol replan I Io,.r than on K,aaa as Ilea Loa Pion,ypio*y cont,a a naa- Zola 5 none mw SO pr. Anion OmWn,y p,a.Cis syn Lava Son by the Mews*,s*,a Iw vont['( Zonae ma ve.f,Me sena ea Lae 5 Zone 7 none me 20(stem l Me arse Cwe,ec Ov lava 3Y3 ya- 2aro a vro oa'15*re Only a,aa pnCvn:9 irufl s ores o-.It,.Oat toCOO ns zya9 roan 9,< 60ev:n ne ,,.*,re 00$ 60 00C es III KOHALA 90© p9 9 t'4 a ' IIIIIIIa 02 D -- fr"/, S 1- 9 7 gir- Cj :. I giant O 10 MILES intiaaa:v1—r-1 O 10 KILOME'Ea5 F-- MLP 3 sal sy L mol. '^. t .YHC3 Lava Map Jim Lee, Pappas,Moamala Holdings,LLCJim Portion Lot 471 Kukuau St Hilo sr Hawaii H(... 'v::ae 96720 . _. waikobe pent 84' LJ B$ :a INSar k" i .. a p aQMtIB 10 KLL011Fi@iY ides mflit:a_:.-1rAl nmm., ml nx:a-:o.m 1tt.0.4tg0i Flood Hazard Assessment Report I; -.Jim Lee,Jim Pappas.Moaniala Holdings,LLC Portion Lot 471 Kukuau StVVHilo await HI e 96720 n 6 e .fS i`r M1 rn .- ro 1.o!..ate r, x r A IS Flood Hazard Assessment Report III Property Information Notes: w..= tl flood Haled Information a........•»_... •'•••.••. n..:., I,»v,.....Aa iNiiI Subject Photo Page Jim Lee Jim Pappas,_.. o. ingMoanalaholdings,LLC 1' Portion Lot 491 Kukuau St i. HID _. . D.- Hawaii a, HI n 96720 L w Subject Looking South jjpp 3n,,Porton Lot 471 Kukuau St e-.. , , ,• NIA 2 rci So.Hilo 21,978sf F.1 Agel i p>, Puainako St Looking East S•, f! 1 • 4. Puainako St Looking West r, Subject Photo Page J m Pappas,rtoanlaia Floltlings:LLC o 455 r. Portion Lot 471 Nukuau St Hilo n' Hawaii w HI ; 96720 xv Looking South Fr Kukuau St e y Port on Lot 4]1 Kukuau St 7" NIA nMs W9Fw.o-w. x:a-s Y'T I Ya':Sat cu's So.Hilo a arx 21,978sf Ccx Looking North Fr Kukuau St t Looking South Sue. Yit3 i? .,lsaii '*ae en'eecc-'3J}n-'..R Subject Photo Page Lm Lee,JIM Pappas,Moaniala HOltlingS LLC n' -. Portion Lot 471 Kukuau St Hllo u-:. Hawaii NI 96720 I, n -,1,9.1 ion Lott Property •n Portion Lot 471 Kukuau S( NIA So.Hilo 21.978st On Puainako St w^ X " V( Looking North 5 Mi+.p::1' Subject Property From* 2a Pueinako Street Looking North j 1.1.1.11.11111/1111111111111111111 Lookino at Driveway of Lot 470 a. 4 mn S rrd amdd 3rftc rtr niucu aale.esp;± Comments on Site (BEFORE) .-_ 1124-82-61 . Jim Lee,Jim Pappas,Moan ala Holdings,LLC 1090 Kukuau St Hilo i Hawaii HI 96720 COMMENTS ON SITE(BEFORE) This site contains 65,582 square feet. This is a slightly sloping site. There are no noticeable adverse conditions or encroachments on site. This triangular shaped site has an easement(255)adjacent to Kukuau Street access,an easement(209)along its north boundary,and easements(306)and(307)along its south boundary adjacent to Puainako Street Extension.These easements are located in the setback areas,therefore,does not affect the utility of the buildable area of property.There is a detached,two-story,single family dwelling with lanais and a built-in garage on site. These improvements were constructed in 2005.Due to the specific conditions of appraisal,this appraisal is done on the vacant site only.(See Extraordinary Assumption and Hypothetical Conditions) LAND APPRAISAL REPORT BEFORE" t3i61 1090 Kukuau St 020801 X.,. 3)2<-82-fit-82-61 Hilo Hawaii c HI 95]20 Lot 471.Map 109 LD.CT.App 1205 Kukuau 1st Series South Hilo,Hawaii yr L_eo 'eeT c-n az an , m ee iumapp N e. Pan mnY.Take 616MoaplzaSarkt Halo of 968212572 Patrick Y.Take{a,SRt i [rae Fair Market Value of Site Only. X X XX3. e L, X r i/.:S 80, - o .o. 3 X _ _..20rt r c< X _ _.X , - 200000 e s 850,000 Deni uta 1 420,000 menee X --0 r. . 65 c ,,25 s w +. caa - 5 J_] one=v. ce r, x, .:::vs: e See Addendum on Comman{yonNeighborhood. e See Survey Map ___ 65,582 sf 3; 4 c RA-1A Residential Agricultural X 666 u tle: : xI r 9 at s— SlItItSloggVrXx.< X e 'e TYPieal for Neighborhoody< e Asphalt Esevae Triangular 666 X Veer X',em rnot » Restclemial,Partial MountainXw,-= mane . c Ade4uats to lot line a-F a I $S «1k XA W[ ee rtpnv oat r IH OIMu4U Sirial0tlW <Ma, 6b—Yn Flood Insurance Rate Map9/29/2017.Community Panel No 155136-0903F Zone X. There are noadversa_Eooditions on subject site._SEE Addendum on Comments on Site. Before'f2019 CounyTax Assessment for Total site1506acres__.is$234,2001 i csrin'PIA SPPLaL illa de e - s.rn t o rax' acz r - a er te se ou c rn:oT,I- rcnv' the vc w _._[.I=p :66 6 416.5''.6. 3a , n ,:<Ili.a.a.,r_eana:u 1 .c'.J -9CPEEn G JBL:IL" EIG:Pfa-i]j r]q.R,FY n)3W.":!ss 1090 Kukuau St Lot 231 Puioku Street Lot 39-A Haleloke St Lot 14 Haleloke St2-442-61 24-75-33 2-5-65-39 __. i.5-65-16 __.1.18 Miles 1.20 Miles f L`:. s 230 000 I 5 235,000 .:..f_s s s 225 000 a — SaInspection1MLSiax Office MLS,Tax ' 1 . MLS Tax OfOces.o [ , a3".:01...' iJE FFM,r pTieF 4 x.aria S :"..rill ,A1 y So. . 20days 06119 8days 111020 34days. a tom r ISo Hilo Hilo5o_ ISo Hilo So.Hilo165,583sf/Res 53,540sf/Res •8,200166,21 Isf /Res 43,5fi1sf/Res +15400 e. . yP=7r .N/A None None None 5,11. e4 None None/Deed None/DeedNone/Deetl onelOaetlPDashCashCony k 5 8,300 X t 15,400 k v a 238,200 - para a 5 2350 99 Nco«, lY a Rs t 249 tonxisComchNo. nand 3 ndenot pamboeohu greatest weight isComparableW. No 1 whlch_Is similar in location and site Area Therefore,the Area{es[weipM1H_ _)vert toCpmp+_1ga No. nx irna,a Subte property s not current) listed fors le M s_l ---histYum. - -There as n sales102subjectpropertyduringthepast3years. See Atldendum._-_ The Income Apprnsch war n t licable dues the lack of cu rable sales with verifiedentaldataTheCostAPMopiliw3£not applicable due to lack of ImprovementsarenG-reat££t.aigMI£given Jo th rket0taAp_proach,ingc theactiori)Of bowery and sellersintheopenmarketdirectkrefeetmarketglue.. 1 jaw va.w...lenitea.e.r.,n.w.m aa n.January 22 '320 o bel 238,000PatrickY.T keta, SRA Hawaii State Certification a 93 Exp Date. Decem--tler 31,2020 1/41.1..-- a ao's h. ryesvn>me.. laxed 4P1 Sit LI u^'s]-iffayseh 1^icntk)DL COMPARABLE LISTINGS 312-4-81-61 ca» I a'•f. 1 Sync Lot 471 Kukuau St Lot 470 Kukuau St 2-4-82-61 2-4-82-62 AEiace t Site 266 zc• iSno 8001IIS33,10 jlesii TaxOfice ALS,HIInfo 35 o.Hilo Sq.Nilo mrr. 65,582 sl/Res 1.530ac'Res 165562 18.667 sR saru4 None None F E s ule S tueraf'WB s?tp Urm 246,800 Jost ti 5 rm, ' S icr^eq L'stin9q.1 L --635048 Listing Date 12/1912019 Present Statu $"Active'_ Supplemental Addendum 1 2-4-62-61 Jim Lee,Jim Pappas.,Moan ala Noltlings,LLC 1090 Kukuau St Hilo n, Hawaii HI -. ;•:ct 96720 REASONABLE EXPOSURE TIME FOR SUBJECT PROPERTY Exposure time may be defined as follows: The estimated length of time the property interest being appraised would have been offered on the market prior to the hypothetical consummation of the sale at market value on the effective date of the appraisal. By the analysis of historical sales information, and the present market supply and demand trends. a reasonable exposure time for subject property under present market conditions would be within 30 days to 200 days. REASONABLE MARKETING PERIOD FOR SUBJECT PROPERTY Marketing time may be defined as that amount of time It might take to sell a property interest in real estate at the estimated market value level during the period immediately after the effective date of an appraisal. SALES HISTORY OF SUBJECT PROPERTY There was no sales activity of subject property during the past 3 years. Subject property is not currently listed for sale or was listed during the past 12 months. There is no current agreement of sale or option of subject property. COMMENTS ON[ONE YEAR SALES HISTORY]COMPARABLE SALES Comparable No. 1:None Comparable No.2:11/3D/2018, $1,000 Umikoa Timber LLC to Akalea LLC, Quitclaim Deed(together with multiple parcels).This was not an arm's length transaction. Comparable No. 3:None APPRAISAL CHECKLIST 1. Is any one comparable sale greater than twelve months from effective date of appraisal or two sales over six months? No. 2.Are two or more comparables more than one mile from subject property or any sale out of subject neighborhood? Yes. Two comparable sales INo. 2 &3 ) are located more than one mile from subject property due to the lack of comparable sales within Immediate proximity. 3.Are all comparables in same project? No 4.Is the rental income verified by copies of rental agreements or the appraiser's economic rent statements? r.•a...9_.4:erm-.rs*SY.«re or a b;M:dU'TIE Supplemental Addendum fai 24-82.61 Jim Lee,Jim Pappas,Meaniela Holdings,LLC 1090 Nukuau St Hilo Jim. Hawaii 96720 Not Applicable. 5. Is the market value of the subject property 90% or more of the highest value in the neighborhood? No. 6.Does any of the comparables have line adjustments in excess of 10%or net adjustments in excess of 25%? No. 7.Are there unacceptable explanations of fair and poor neighborhood ratings and/or property ratings? No. 6.Are there less than three comparables? No. 9.Are two or more of the comparables listings rather than sales? No. 10.Were two or more of the comparables provided by the lender or developer? No. ra w.s .Ce IlAVJ[ Survey Map JimuSappas. Moan ala Moldings,LLC Kukuau1090 St Hilo Hawaii x:' HI '.::i 96720 z Lel 54 iY ll D' c.\ s y ffi 9" Cide, v r o l na 'i / C A d e. ' N 4` 4` f 4 s bV i ) i r. a i 1°6,1 3 H x \ 1 c 4 ' O R ! 11 14 6 d 9a Ana Y z : la Zo 5 N s 5 n I-° ,+., al aC O iv h0 a a e 8 ay. g oi:ct. o ci. > V. r T Comparable Sales Map 7--- Jim Leo,Lm Pappas,Moamala Holdings,LLC 1090 Kukuau St Milp Hawaii HI i.::'= 96130 fir_.i Larry ' N . 'i,-t -per F. m e 45 a- 1® p. i 1 MM1711 1.:' z k Miag *. y.ie je. 400 bp IMr. i S 4, r erh• c` ` 0 E e VW q 0 5 " mr, m we t I W,N ,g„, Comments on Site (After)__ 1JJ2-4azPor.61 Jim Lee Jim Pappas,Moarnala Holdings,LLC z—PortonPortionLot471Poon 1090 Kukuau St Hilo Hawaii s-n HI 96720..... _I COMMENTS ON SITE This site after taking" contains 43,604 square feet. This remainder site area is the hypothetical result of the"taking" of the remnant subject area in question. Since the remnant site area(consisting of 21,978 square feet) is hypothetical detached from original"before"site area of 65,582 square feet,the remainder site area of Lot 471 is therefore,43,604 square feet. This remainder area has an easement(209)along its north boundary and an easement 306) along its south boundary adjacent to Puainako Street Extension,and its east boundary along easement 255,adjacent to the Kukuau Street extension. The resulting area of 43,604 square feet creates no adverse effect in marketability due to present location of improvements out of setback areas and greater than the minimum site area for zoning ordinances. Due to the specific conditions of appraisal,this appraisal is done on the vacant site only. (See Extraordinary Assumption and Hypothetical Conditions) pram sr r.. Ir. 32 ...r:v LAND APPRAISAL REPORT AFTER TAKING" 3)2-4-82-Por.61 0206.01 r.. .em:e (3)2+82-Por.61 t, n_Portion Lot 471 Portion 1090 Kukuau StaHilo 1. m Hawaii NI a :'e 96720- Lo[4]1 Ma 109 LD.CT_App1205Nukuauis[SeresS-43f:.''...a P oHilo,H yy.,,er u: My` s.- .1m.ee aim!!pp!,Moanqla Hoag LLC - 616 MoanialStreet,Honolulu,Hi 96621-2572 nCma- NIA Patrick Y Takata,SRL Craa> Fair Market Value of Site Only after taking" X 1.7.04" te g v7.ve- X X Aker')nan:::in-Sr.1 X aaltir q r,X onams n.ms< X r Eiae r z X - ter,q= X Vv. .:,A5 m I'MI:AT or X - 4 1-2•11 80.»-.4:4-n __ i ars. a ter X -' ramal 20ti"Lad - ani X _. Tyip ,p5[-.AC1d Xn 1 I prm n Tui X 7j4 nine x. ax:r-.uia X =Iern. X c nr e .4 r5 v,a, X Snje: , 200,000-65o 000 , is .:4e s n250oo -- N,. es.,5 X sq[ s,+,[0 n'e 65 ps a -ve We 25>z e::.il ,.n I X _' cnenrcr e s Inn's kPa.t'm,re[k en: N:It.-.;Au:: %.e.,n:-m SEE ADDENDUM on Comments on Neighborhood_ Oce<wa See.Survev Mao _ 43,604sf 3:rt o,Act Axil stag:u.,. RA-IA Residential-Agdkgltoral _.._._. s I^ororn t-s X - - ne=,c: s,mes,—, Pant- re:a<5[.,x, errs > :rertrs T. TypIcI foriXrmeAsltA- -''r=^ ,ta Tregul for NeighborhoodhlAnimashaltssr:Irregular_ nae X __Anis,.,:[ X ,n. a..0 AnR141d4Plial.Partial Mountain Srse,, 5 e- 'n SA 'anye Adequate-to lot line u, c. a n $ .._.0 ba w41.< x rT---- -- x-n.xun-_-n-e--r-aynnrmeree Xu: dJnseePad€ n Re/20174 Community 155166-0903F,Zone X. Ther noniadyerse conditions on subject site SEE Addendum on Comments on Site"Aber Taking: In ndn iciti t rend e- W. vst rs5 ewz aa 7 Ni F:' anom-m . ne ern 5 i'T a r .PnK SN... rrit a k"4o.. hneM 'G4.-'.p na.U :ear- bGdl[Ld I:.GIC i I tsr. °e44e 7m: :D.: e i:m:.r ; ry,.cuA AxeIPor.Lot 471 Kukuau St Lot 231 Puloku St Lot 187 Kukuau St Lot 14 Haleloke St 2-4-82-Por.61 2-4-75-33 24-73-16 2-5-65-14 a7 20 Milne 7S Mile 1.20 Mile Se5 - 230 000 223,000 5 226,000 That n,.A. I. lat.?lat.?Saara Inspection MLS,Tax Office MLS,Tax Office MLS,Tax Office N,r 9th 3.. AnnAnAnY J[SCA ' y512 1::Cnn s , 9f aa 11o. Hilotlays S411i loOdayS 20-34day>.. . sal 43 Hilo 153, 40s So 47s So.Hiloss,.e.-. A,604sf Bas 1$3,8465r Res -7,100 43647s11Res 4J,561sfi Res Imma v . NIA_ None None None ser y 1-r. None t None/Deed tNone,'Deeo None/Deed enema , Cash Cony Cony imam 54,-4.1.1t 4. eedq ad. ,. VRAp '& ?' S 222.800 ., al Is 223.000 44 1 s 225,000 Cmmr :"Ann n Comparables No. 2 and 3 are not as comparable to subject prppe ty as Comparable Ng 1 which is similar in location,and date of sale. Therefore the greatest weight isgiven to ,. Comparable No. 1. e_..cr.w .".'...1r,-T.?rt Oro during thepat Sears. r-not SEE ddenIn MLS. There was no saleshistory c nie eatwtludtathe ease 3due ue to SEE fcompAddendum. ThCIncomeroach wnh wasnot lca le due dueck tof imprvfinents.abl saw wHNya ted rental paja _The Cost Aooroach waw notweight[spleen due to lack of Improvements.inathe pe ark dgectIvrct_ marle( he Marker Data Approach since the actions oi4Wers and sellers in the open mark 1 dlrectiY reMci_market flue I"'MAT'ew waw wwr rw.emuw January 22 .' 20 a 223,000 Patrickawk VTaketa, SRA Hawaii State Certificationn A93ExpDateDecember_31y]O20 a Ci----- ry2-,vrse s r., n 41,1,a I, ryi'G'. Ninen5 COMPARABLE LISTINGS 3)2--82.Por.61 Portion Lot 471 Portion 1[Lot 470 Kukuau St f2-4-82-Por 61 24-8262trAtAcent Site 246_500 I 370 1W9/2019 LNex L. . Tax OMIce,MLS,N1 Infer SO Hilo So.Rlo a 11001ac/Res 11.530 AC/RES I 1143,604 stl 66,64T sfJ. 1 rY INA None 1 frNoneNoner- Dos:.3 246.800 • .T s sc Lstnq Nq,1 MLS No' 535048. ListngDate 12/19/2019 Present Status is"Active' _- - un.rt AL T!(LWaiv sat x ino.2.p.. -0 ,a."of Supplemental Addendum I3)]<-62-Por.gi_.. . Jim Lee,Jim Pappas,Moantala Holdings,LLC Porton Lot 471 Portion 1090 Kukuau St Hilo t Hawaii HI K 96720 REASONABLE EXPOSURE TIME FOR SUBJECT PROPERTY Exposure time may be defined as follows: The estimated length of time the property interest being appraised would have been offered on the market prior to the hypothetical consummation of the sale at market value on the effective date of the appraisal. By the analysis of historical sales information, and the present market supply and demand trends,a reasonable exposure time for subject property under present market conditions would be within 30 days to 200 days. REASONABLE MARKETING PERIOD FOR SUBJECT PROPERTY Marketing time may be defined as that amount of time it might take to sell a property interest in real estate at the estimated market value level during the period Immediately after the effective date of an appraisal. SALES HISTORY OF SUBJECT PROPERTY There was no sales activity of subject properly during the past 3 years. Subject property is not currently listed for sale or was listed during the past 12 months. There is no current agreement of sale or option of subject property. COMMENTS ON[ONE YEAR SALES HISTORY]COMPARABLE SALES Comparable No. 1:None Comparable No.2:None Comparable No.3:None APPRAISAL CHECKLIST 1. Is any one comparable sale greater than twelve months from effective date of appraisal or two sales over six months? Yes. One comparable sale (No. 2 ) is greater than 12 months old due to the lack of recent, comparable sales within the subject neighborhood. No time adjustment was given to this sale due to the overall stability in marketing conditions, as evidenced in Comparable No. 1 date of sale. 2.Are two or more comparables more than one mile from subject property or any sale out of subject neighborhood? No. 3.Are all comparables in same project? No 4.Is the rental Income verified by copies of rental agreements or the appraiser's economic rent statements? Not Applicable. Supplemental Addendum f/2-4-82-Por 61 JunLee Jim Porti n 1090 K Holdikuau St LLCPortionLot471Portion1090KukuauSI Hilo Hawaii HI ,.:a 96720 5. Is the market value of the subject property 90% or more of the highest value in the neighborhood? No. 6. Does any of the comparables have line adjustments in excess of 10%or net adjustments in excess of 25%? No. 7.Are there unacceptable explanations of fair and poor neighborhood ratings and/or property ratings? No. 8.Are there less than three comparables? No. 9.Are two or more of the comparables listings rather than sales? No. 10.Were two or more of the comparables provided by the lender or developer? No. ram' L.a vi v.uxe trn 11 ffiGa}RQ£f Surrey Mao e Jim_Lee,Jim Pappas,Moaniala Holdings,LLC i 1 - .. Portion Lot 471 Portion 1090 Nukuau St a Hilo w^ Hawaii HI "+' • 96720 zY 117: 9 f a a F /. c 4+ t1Z x Cr 1' y i ' Nr 4 7, xI LJ 0 o q C HiHAZ D R sp exi fid x =§ y Oz 2 yND n E.. e R °f$ a Y O y D R, g8 'r? i o g n Comparable Sales Map s._.Mo HolcPionLee,JIM Porti n 109 ala kuau St LLCPortion471Lo1Portion1090Nukuau$t Hao Hawaii HI 96]20. a i 'tlilbw 11 r 41, rj la ` rte Va. Xh `.,43 ss J. L , Vali4:31 r O A k nuMV[ O L 06J p, Gi t 11 .. O. O cc 4 Oil/ testi r ,.'ware C. ey4.44.:p :ye, rwsm 3c Oat r..-'SWLL'APc DEFINITION OF MAGNET YLLUE:a aeunan i. a site :ays these 'smm Iiv.' s,irc. N c'h D,e: A. h study ma a nrmr u-r ..e ae wets ey kt 4A: a ni C —, saea m a rt r v s c frr, oma r a rr Sin t a SS u'uem a ea l Iola t. .a aA _ i I uq M:v9rtR h . a.u d[ Na aY 3ttAc a e R a.m m STATEMENT OF LIMITING CONDITIONS ANO APPRAISER'S CERTIFICATION CONTINGENT AND LIMITING CONOMONS: n: rouawl: :rlN:mv nr. .au, n .._ rasa, sI ata d rs.naxk W nmes r r VY n£.re MO teat net Ite arw.r C"-}4 iot aeo r 4e:m ro n The arose-isw-oa PTI N o- .m x*+apma and toe,e. At Sc, ry :oo.mz tar_e aS a raof `Ap i rr rh wf-, [ r...ril. adu) ax:e n e aIo( s 'anti n » Wt d, - 1 m rt h 44r oN ra. ' a_r aa_-, d.w31a Prue,and,tI y V.inpfaves der. xI_ r. 3 ma* tNe mud x at omaretw x iso n. .... r arcs.. .. 5 as a area ye:w Feol a.a a_a. -tr...0 " at a .> t a : :.., a.anr.+,9-^4saininfe' rxa'. s of ta. a Id mnmerem M d. sr r. f .. . and .i_ ria The .> has - m on,e a e. a aa_ eamue's - .tide lm_ at ;her. i [ ,x.w ra.f.s o+. al-t> ae damn codr r o 9s rt ra IN uu f mea n ,caw .pT. e _. aama .r...ln .. .oa and :Ude _ can .a,_,a .0 xwi - le n . s•_. >ns , az., r., iV he An l' 3r,2.17.31 0pal u._ a u6 r - il f ,}..e l -... . to zMrro^tr ate+amm ll.;.174 orkrnal-a• --me sI x Ftlae a P k 1 .r LYaSI ertWeryr _ xaRnem artaCamus a the a^ n a e m ran as ns.v ' arts a:ru rate a.ar, CI a r dial[ ¢ Nle- ca aC m t ?< tor }Kr}CiSt6. arc, M 4n. e eIX=n APa d i'4, :M T ee b ra . : 9MNf .rteC: s , TMr se.. . .. .;Cr5[y mYmi IX= APPRAISER S CERt1PICATICX: Y• YA [. ['f^.i:a n' Fps .ni brse Cq' s.! Y •'.g{'. b N. .ix epm a vi11 5 &flt'A rP'ti".pe':n tR a. ap..e_ I 3313•311 d" a awe a we .,c Pe SC'Sw: rnnmOa• am r. . L.33.5:" wee appl, N'aP1.:: an sn fk n I h C333,. a [Weer t m,p'. : dye ewes:1 .nn , e gyp'_. := r ern se-c3 .. s .pv. ,a >. 0110°0'.a ra.,w:r lie W 013, . .331 tilt m[.: n r ._ P<:I„ aP' e.um revsr, 5 me ev» 3' e a_ N p . . o .i pp a •p t ttd r x a. the *Nitres r1'aPc,. .ha ptl X2 n.[ 4 =A is.aaI WI SUPERVISORY APPRAISER'S CERTIFICATION: a svE apses a .pu e:afinem, nom. s. _ . . ADDRESS OF PROPERTY APPRAISED: Portion Lot 471 Portion 1Q90 Kukuau St, Hilo_HI 96770__ APPRAISER: e ^Patrick Y.TDeE0VIA ffi i p:I. February g,,62g2% r ^ -,. .P,.. 1213112021 Cprt .., !sit n A sorlu@p}aa 1„.. GFWLSInt CV of Patrick Y. Takela 1312-4-a2-Por.61___ Jun Lee, m Porti n Moat-Fiala t LLCP -- PortionLot 471 Portion 1090 Kukuau St Hilo x, Hawaii u- HI - - 96120 CV OF PATRICK V. TAKETA 502 Manono Street Smte 102 Hilo. Hawaii 9E720 808) 935-6343 EDUCATION Bachelor of Arts- 1973 Sociology with four year teaching certificate University of Hawaii of Hilo. Hawaii REAL ESTATE STUDIES INCLUDE CREDIT FOR THE FOLLOWING'. May 20167Hour National USPAP Update Course Las Vegas Chapter of the Appraisal Institute Las Vegas. NV July 2017Litigation Appraising. Specialized Topics and Applications Las Vegas Chapter of the Appraisal Institute Las Vegas NV October 2016Income Approach for Residential Appraisers Hawaii Chapter of the Appraisal Institute Honolulu, HI January 2016 7 Hour National USPAP Update Course Las Vegas Chapter of the Appraisal Institute Las Vegas NV October 2014 Liability Issues for Apprasers Performing Litigat on And Other Non-Lending Work LIA Administrators&Insurance Services Honolulu, HI October 2014LossPrevention Program for Real Estate Appraisers LIA Administrators & Insurance Service Honolulu. HI March 2014Ltigation Assignments for Residential Appraisers Doing Expert Work on Atypical Cases Hawaii Chapter of the Appraisal Institute Honolulu HI March 2014 Unraveling the Mystery of Fannie Mae Appraisal Guidelines Hawaii Chapter of the Appraisal In stitute Honolulu.HI CV of Patrick Y. Takata 1312A-62-Par 61 Jim -- a_-__ Jim Lee Pappas 0Holdings LLC Portion Lot 471 Portionn 1109090 Kukuau Sto: Hawaii r= HI 96720 eemue:2613Resicerpai&Commercial Valuation of Solar General Geed Tate of Attendance Hawaii Chapter of the Appraisal Institute Honolulu Hawaii F ugust 2013 Laws and Regulations Part 1 Laws and Regulations. Part 2 Hawaii Chapter of the Appraisal Institute Honolulu. Hawaii October 2012 7-Hour National USPAP Update Course Hawaii Chapter of the Appraisal Institute Honolulu. Hawaii Uniform Appraisal Dataset Aftereffects: Efficiency vs. Obligation Hawaii Chapter of the Appraisal Institute Honolulu, Hawaii July 2011 The Uniform Appraisal Dataset from FNMA & FHLMC Las Vegas Chapter of the Appraisal Institute Las Vegas NV March 2011Appraisal Rules. Regulations&Laws Hawaii Chapter of the Appraisal Institute Honolulu. HI The Lending World in Crisis-What Clients Need their Appraise Hawaii Chapter of the Appraisal Institute Honolulu. HI November 2010LossPrevention Program for Real Estate Appraisers LIA Administrative&Insurance Services Hawaii Chapter of the Appraisal Institute Honolulu. HI October 2010 7-Hour National USPAP Update Course Las Vegas Chapter of the Appraisal Institute Las Vegas NV July 2010Appraisal Curriculum Overview(1-day Residential) Hawaii Chapter of the Appraisal Institute Honolulu. HI October 2009Litigation Appraising: Specialized Topics &Applications The Appraiser as an Expert Witness. Preparation&Testimony South Florida Chapter of the Appraisal Institute Boca Raton, FL F6 r 7+3 'J 4t vppr I;i oNdn ry I 0 WI! 'Z -a:. 44AM SF CV of Patrick V. Takata 121.2:4-62-Pors1__ ie Jim Lee,Jim Peppes,Moaniala Holdings,LLC feinni, Portion Lot/71 Portion 1090 Kukuau St Hilo Pitni Hawaii HI m 96720 J.ay 2009Condemnation Appraising Principles&Applicat..cns Las Vegas Chapter of the Appraisal Institute Henderson NV March 2009TheNew Residential Market Conditions Form Proposed Interagency Appraisal&Eval. Guidelines!HVCC REO Appraisal'. Appraisal of Residential Property Foreclosure Hawaii Chapter of the Appraisal Institute Honolulu, HI March 20097-Hour National USPAP Update Course Las Vegas Chapter of the Appraisal Institute University Nevada of Las Vegas May 200S Quality Assurance in Residential Appraisals Las Vegas Chapter of the Appraisal Institute University Nevada of Las Vegas December 2007NationalUSPAP Course Appraisal Institute Honolulu, HI Business Practices and Ethics Appraisal Institute Honolulu. HI October 2007TheEssentials. Current Issues&Misconceptions in Appraising Appraisal Institute Stateline NV July 2006National USPAP Update Course Appraisal Institute Honolulu. Hawaii Jure 2006Fannie Mae Seminar Appraisal Institute Honolulu.HI April 2006Appraisal Scope of Work' Burden or Blessing? Hawaii Chapter of the Appraisal Institute Honolulu HI July 2005Annual Summer Conference Appraisal Institute Seattle WA Jane 2005Professionals guide to the Uniform Residential Appl. Report Hawaii Chapter of the Appraisal Institute Maui. Hawaii CV of Patrick Y. Takata 3L2_4-82-Forst Jim Lee Jim Pappas,Moaniala Holdings LLC Portion Lot 471 Portion 1090 Kukuau St Hila Hawaii HI ei 96720 C.tuber 2004CaseStudies in Partnership & Common Tenanoy Valuator, Las Vegas NV J:aaber 2004Scope of Work-Where Are We Now, 7-Hour USPAP Update Course Hawaii Chapter of the Appraisal Institute Honolulu, Hawaii July 2004Annual Summer Conference Appraisal Institute Toronto, Canada October 2003TheTechnical Inspection of Real Estate The Beckman Company) Las Vegas NV July 2002Appraisal Institute Hawaii Chapter Scope of Work-A Discussion on Costomrzing Appraisal Analysis and Reporting Residential Appraisal Review May 2002Appraisal Institute Hawaii Chapter anme Mae-Current Appraisal Issues October 2001RealEstate Disclosure Honolulu Hawaii June 2001Appraisal Institute Annual Summer Conference& Committee Meeting Minneapolis, MN May HO'Appraisal Institute Course 11430 Standards of Professional Practice. Part C Honolulu. HI October 1999 Attacking&Defending an Appraisal in Litigatior Lease Abstracting&Analysis Sacramento Sierra Chapter September 1999Standardof Professional Practice Part C Course 430 Wawa°cnapter July 1999FHA Homebuyers Protection Plan and the Appraisal Process HUD Handbook 4150.1) Las Vegas NV May 1998 cur rcc. z z.,,n:'un mass y,°.-dee CV of Patrick Y. Takata i,pl 24-82-Por.6+. 5 T Jim Lee,Jim Pappas,Moanlala Holdings,LLC F^.>rr: s. Portion Lot 971 Portion 1090 Kukuau St Hilo 7" Hawaii a HI __'+ 96720 649-Litigation Skills for the Appraiser-Honolul_ HI J Hawau Chapter April 998666-Appraising From Blueprints and Specs-Honolulu, HI Hawai Chapter Oclober 1997 Technical Inspection of Real Estate-San Mateo. CA The Beckman Company September 1997Appraisal Institute Course 430-Honolulu. HI Standards of Professional Practice Part C) December 1995Appraisal Institute Course-Honolulu. HI Real Estate Trends December 1995Appraisal Institute Seminar-San Francisco. CA Technology Trends for the New Appraisal Office EDI. GIS, and Digital Imaging October 1995Appraisal Institute Seminar-Honolulu. HI Residential Property Construction &Inspection August 1994Appraisal Institute Seminar-Chicago. IL Understanding Limited Appraisals&Report Gwyn Appraisal Review-Residential Properties November 1993Appraisal Institute Seminar-Honolulu HI Uniform Residential Appraisal Ju!v 1993Appraisal Institute Convention-Reno NV Evaluation Guidelines Appraising agricultural Properties Current Standards of Professional Practice American with Disabilities Act June 1992Appraisal Institute Seminar-Honolulu, HI Residential Real Estate Analysis FHLMC /FMNA. A Current Affair FIRREA and its impact on appraisers November 1991Standard of Professional Practice-Part A&B Appraisal institute Las Vegas Chapter August 1991Appraisal Institute Seminar- Seattle,WA Subdivision Analysis The Technical Inspection of Real Estate CU at Patrick Y. Takata d3j2-a-82-Por.51 Pim Lee Jim Pappasti n10 ala Holdit _LGPortionLot471Portion1090KukuauSt Hilo Hawaii 96720 Real Estate Law for Real Estate Aperaisers Landfills& Their Effect Upon Value 139+State of riawa i-Licensed and Cert.fledReal Estate Appraiser k93 December 1990StateCertified Residential Appraiser- Exam Prep Phoenix. Arizona August 1990 September 1990OffceofThrift Supervision Dept of The Treasure Seminar-Honolulu HI August 1990SREA Annual Conference-Orlando FL August 1989SREA Annual Conference-New work New York April 1989Federal Home Loan Bank Appraisal Standards Seminar SREA Honolulu Chapter 67-Honolulu August 1988 Professional Practice Seminar-Las Vegas. NV August 1987SREA Annual Convention-Montreal Canada 983-Course 202 Application of Income Property Appraising College Park Maryland 1979-Course 201 SREA Prina.ples of Income Property Appraising Santa Clara, CA 1977-Exam R-2 SREA Residential Examination II Honolulu, HI 1977-SeminarNarrative Report Writing Seminar Honolulu, HI 1976 SREA Course 101 Principles and Technicues of Residential Apprasing Honoils HI 1975-Real Estate 330 Valuation of Real Estate-University of Hawaii at Manoa Honolulu, HI 19'5- 1975-Real Estate 300 Introduction of Real Estate, University of Hawaii at Manoa Fun-fro suer l::':v',iafi no'i.3-.13 33.-'9ai:.RX:[E CV of Patrick T. Takata 3 2>-a2-Por.61 rue Pim Lee Jim Pa Portion 1090 laK Holdingkuau Sts,LLCPortionLottl1Portion1090KukuauSt Hilo Hawaii HI T `.9 96720 Honolulu Hawaii Real Estate 330 Introduction to Real Estate-Umve'sdy of Hawe i at Manna Honolulu Hawaii PROFESSIONAL EXPERIENCE 1978 Established my office as an Independent Fee Appraiser 1978 Real Property Assessor 111 for State of Hawaii Department of Taxation.Third Division Hite Hawaii, Land and Building Assessing 1975-1978 Staff Appraiser-Tad Fukumoto SRPA, SRA, Honolulu. Hawaii Appraised residential properties for mortgage and selling purposes. Assignments covered Counties of Honolulu Maui and Hawaii. Assisted in the valuation of income producing properties 1974 Researcher,Appraiser Trainee Research Market data and subject properties for comparable study. Maurice Takasaki Realtor/Appraiser. Honolulu. Hawaii 1874 Real Estate Salesman License- 1974 Realtor Associate Hilo Hawaii LENDING INSTITUTIONS Americans Savings Bank Bank of Hawaii Big Island FCU Central Pacific Bank CU HawaiiCUNAMortgage Farm Credit Services First Hawaiian Bank Finance Factors HES FCUHawaiiCommunity FCU Hawaii County Employees FCU Hawaii National Bank Hawaii USA FCU Hawaiian Financial FCU Territonal Savings& Loan ATTORNEYS AND PRIVATE AGENCYS Bishop Estate Carlsrnith Ball LLP Chevron Hawaii Chun. Kerr&Dodd Kushi &Kushi Merrill Lynch Relocations Pacific Century Trust Rulon &Matsumoto CV of Patrick Y. Taketa I y 1 82-Por51 Jim Leeto Pappas,on 109 alaKukuau t LLCPortionLot471Portion1090St Hilo mss. Hawaii HI 96330 Small Business Acmimsvaticn Taylor 'Leong 8 Ghee Sears Holdings Corporator EXPERT WITNESS District Court-H!lo. -ao au Third Circuit Court-Hilc_Hawaii Supreme Court of Britsh Columbia Province-Canada First Circuit Court-Honolulu. Hawaii United Slates Bankruptcy Court-Honolulu, Hawaii GOVERNMENT AGENCIES Slate of Hawaii-Department of Land 8 Natural Resources State of Hawaii-Department of Hawaiian Home Lands State of Hawaii- Department of Hawaii Housing Agencies U. S. Department of Housing&Urban Development- Federal Housing Administration U. S. Department of Justice-U. S. Mashal Service U. S. Department of Justice-U. S Attorney District of Hawaii PROFESSIONAL DESIGNATION SRA Senior Residential Appraiser ;1978) Society of Real Estate Appraisers. Honolulu Chapter 867 Appraisal Institute COMMUNITY ACTIVITIES Affiliate member Hawai, Island Board of Realtors APPOINTED COMMISSION 1989 By Mayor Akana to Board of Review- Hawaii County Real Properly Tax 9/93 to 12/98Appraisal Institute Appointment to Regional Ethics and Counseling Panel REFERENCES Mr. David Honma Mr. Maurice Kanda Senior VP, Region Manager Farm Credit Services of Hawaii F,rst Hawaiian Bank 2828 Pa'a Street Ste. 2085 Puainako Branch Honolulu. Hawaii 97819 t ' i E Yuamako SI bWlaing F IbUB) 836-8009 Hilo, Hawaii 96720 8081969-2211 Diu ..,..'342w3iSON a, gris-ape - 8-1 AUF']E CV of Patrick T. Taketa 3)2482-61 l'Ne Jim Lee,Jim St Moan alp HWdinpa,aC 41090RukuauStLot ]t Hawaii HI :', 96720 Ma Lynne Kush,. 64. Jon Yamaguchi Attorney al Law amagurtv Yamaguchi Inc. 600 t40A Hail,Street Kapialari Boulevard. Ste. 405 Hilo. Hawaii Honolulu Hawa;L 96813 96720 t8C51 808533-8849 935-1116 6-oct tinpasarsa19a n,c CONCLUSION OF THE BEFORE AND AFTER APPROACH TO VALUE Jan_lee JimFs j311<a2-Por61___Pappas,Moan ala Holdings,LLCPortionLot471KukuauSt Hilo aa Hawaii 2= 96720HI CONCLUSION OF THE BEFORE AND AFTER APPROACH TO VALUE The subject affected area also known as the "remnant area will be difference in values between the "before" value of 65,582 square feet estimated at $238,000 and the "after" value of 43,604 square feet estimated at$223,000. (See respective land appraisal reports) Therefore, the site value of the subject affected area "remnant area" consisting of 21,978 square feet or .5046 acre is $16,000. The value of the existing concrete driveway will be added to the fair market value of the affected area. The contributory value of the driveway is added to the indicated value of the subject area, similar to the addition of any "as is" value of site improvements which are included in a Cost Approach to value. Using various cost new abstracted and published cost new estimates, a reasonable cost new factor of 48 to $15 per square foot was selected for this driveway. This "as is" value of the driveway was estimated according to an observed depreciation schedule(of approximately 20%). This factor was included into its remaining economic life (20 years) and a resulting "as is" contributory value of $12,000 was added. This Cost Approach to value was utilized in the final estimation of the subject area because the analysis created the least amount of inaccuracy. There are practically no similar sales of vacant sites available with this similar improvement on site. Furthermore, the added "as is" improvement of the driveway created a minimal adjustment to the consequential indicated value of subject area. 15,000 Value of remnant area 12,000 "as is" value of driveway 27,000 Total value of subject affected area Therefore, the final value of the subject affected area is $27,000 Conclusion 13)24-82-Pot.61_ Jim Lees Jim Pappas.Moan ala Holdings,LLC pr : PortionLot 071 Kukuau St Hilop Pd'a'aii HI -c 95720 FINAL RECONCILIATION The Income Approach to Value was not applicable due to the lack of Comparable Sales with verified rental data. This approach to value was not usually considered in estimating market value, due to present vacant site not improved to its highest and best use. Greater significance is given to a combination of the Cost Approach (for an indicated value of the "as is" value of the driveway Improvement)together with the Sales Comparison (Market Data) Approach for the estimation of the site value only of subject property using the "before and after" approaches to value. The later approaches supports the final estimate of value since the actions of buyers and sellers in the open market directly reflect market value.