HomeMy WebLinkAboutPD Background Report PL-REZ-2024-000064-1-
BAlbrechtREZAmend.9.25.2024 COUNTY OF HAWAI‘I PLANNING DEPARTMENT
BACKGROUND REPORT KRISTIN FROST ALBRECHT (FORMERLY MATSUNO ENTERPRISES, LTD.)
AMENDMENT TO CHANGE OF ZONE ORDINANCE NO. 06 28 (PL-REZ-2024-000064/ AMEND REZ 2005-000019)
KRISTIN FROST ALBRECHT has submitted an application for a 10-year time extension to
Condition D (complete construction) of Change of Zone Ordinance No. 06 28, which rezoned an
8-acre portion of a larger 24.495-acre parcel of land from Agricultural-1 acre (A-1a) to
Neighborhood Commercial-20,000 square feet (CN-20). The subject property is located on the
south side of Ponahawai Street, approximately 1,300 feet east of its intersection with Komohana
Street, Ponahawai, South Hilo, Hawaiʽi, TMK: (3) 2-3-036:018(por.).
Applicant’s Request
1. Applicant’s Request: The applicant is requesting the following amendment to Change of
Zone Ordinance No. 06 28:
A 10-year time extension to Condition D (complete construction) from the
effective date of this amendment.
The applicant requested the following specific language for the amendment request
(material to be deleted is bracketed/struck through, material to be added is underscored):
Amend Condition D:
Construction of the proposed improvements shall be completed within [five (5)]ten (10)
years from the effective date of this amended ordinance. This time period shall include
securing Final Plan Approval from the Planning Director in accordance with the Zoning
Code. Plans shall identify proposed structure(s), fire protection measures, access
roadway, driveway and parking stalls. Landscaping shall be indicated on the plans for
the purpose of mitigating any potential adverse noise or visual impacts to adjoining
parcels. Landscaping shall be provided in accordance with the requirements of Planning
Department’s Rule No. 17 (Landscaping Requirements).
2. Applicant’s Reasons for the Request: The Food Basket, Inc. (TFB), acquired the
subject property in April 2022, with the intention of constructing the Hawaiʽi Island
Agricultural Innovation Park and Food Systems Campus (AIPFSC) on the 24.495-acre
parcel, to serve community partner organizations and the economy of Hawaiʽi Island.
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Some objectives of the proposed project, which TFB estimates will employ up to 50 staff
members and serve 120 clients per day, include meeting increased food needs and
providing food security for Hawaiʽi Island residents, increasing value-added agricultural
processing capacity, exploring new models and opportunities for small farms, increasing
support and efficiency of food relief transportation and distribution and increasing
collaboration among all stakeholders in the system. Given the change in project scope
from the previous change of zone application and the lack of progress on construction of
improvements, TFB is requesting a longer, 10-year time frame to comply with Condition
D, in order to complete the full scope of planned projects and update the permitted use
plan for the property. TFB proposes two phases to establish the AIPFSC, with Phase A
consisting of design and construction of the following:
A 43,000-square foot facility to house the Hawaiʽi Island Community Food
Center and Food Bank, located on the CN-20-zoned area, to be used for
emergency food distribution, community supported agricultural distribution, food
pantry and marketplace, drive-thru for delivery trucks to satellite food banks, and
offices for operational staff.
A 30,300-square foot Agricultural Innovation Center facility, located on the A-1a-
zoned area, which will be a production-focused facility with equipment for food
manufacturing, processing and co-packing, with multiple kitchens and a food-
science laboratory.
16.4 acres of agricultural lands and associated 12,100-square foot shade house,
located on the A-1a-zoned area, with agricultural land for row crops, incubator
crops and a shade house, intended to be a place of learning and gathering.
Completion of waterline, electrical and communication infrastructure
improvements.
Phase B is intended to provide collaborative business spaces and facilities for
community interaction and education, with all structures located on the CN-20-zoned
area, including venues for retreats, conferences, fairs, festivals and weekly markets.
Phase B will consist of design and construction of the following:
A 19,000-square foot Agricultural Support Office Center, to provide spaces for
coworking, conference and technology support.
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A 38,900-square foot Community Center, to provide spaces for educational,
cultural and culinary experiences.
A 7,400-square foot Farmer’s Market Pavilion, to accomodate 50 farmer stalls,
intended to operate in the evenings and on weekends.
3. Construction Timetable and Cost: Development will begin in 2024, with the final
phase of infrastructure development projected for completion in 2029 and costs estimated
at $134,038,716.
4. Landowner: The Food Basket, Inc.
5. Supportive Information: The applicant has submitted the attached in support of the
request. (Planning Department Exhibit 1 – Change of Zone Amendment Request
dated July 10, 2024).
BACKGROUND INFORMATION
6. February 24, 2006 – Effective date of Ordinance No. 06 28, approved by County
Council to change the zoning of an 8-acre portion of the subject property from an
Agricultural 1-acre (A-1a) to a Neighborhood Commercial-20,000 square feet (CN-20)
zoned district. (Planning Department Exhibit 2 - Zoning Code Requirements for
Agricultural Districts and Planning Department Exhibit 3 – Zoning Code
Requirements for Neighborhood Commercial Districts) The applicant at the time
proposed to develop a commercial and office shopping center on an 8-acre portion of the
24.495-acre parcel.
7. November 29, 2006 – Tentative Approval granted for Subdivision No. 2006-000346.
8. September 6, 2011 – The Planning Director granted a 5-year administrative time
extension to comply with Condition D (complete construction) of Ordinance No. 06 28,
until February 24, 2016.
STATE AND COUNTY PLANS
9. State Land Use Designation: Urban.
10. County Zoning: An 8-acre portion of the property is zoned Neighborhood Commercial-
20,000 square feet (CN-20), the remainder is zoned Agricultural – 1 acre (A-1a).
11. General Plan LUPAG Map: The property is designated Medium Density Urban (mdu)
which allows for village and neighborhood commercial and single family and multiple
family residential and related functions (multiple family residential -- up to 35 units per
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acre).
12. Hilo Community Development Plan (CDP): The Hilo CDP, adopted by Resolution No.
1 on May 21, 1975, identified the area as targeted for residential expansion, in the
categories of RS, RM and PUD.
13. Special Management Area (SMA): The Special Management Area is a part of the
Coastal Zone Management Program and regulated by the County. The site is located
approximately 0.6 miles from the nearest shoreline and is not situated within the SMA.
DESCRIPTION OF SUBJECT PROPERTIES AND SURROUNDING AREA
14. Subject Property: The subject, rectangular-shaped rezone area is located in the northeast
corner of the subject property, fronting Ponahawai Street. The subject property, vacant of
structures and overgrown with foliage, is bounded by Ponahawai Street to the north and
Alenaio Stream to the south.
15. Surrounding Zoning/Land Uses: Lands to the north of the subject property are a
mixture of agricultural and open zoning (A-1a and O), lands to the east and south are
zoned residential (RS-7.5), with properties to the west a mixture of agricultural, multiple-
family and commercial zoning (A-1a, RM-4, RM-5.5 and CN-20). Surrounding land uses
are a mix of residential, agricultural, medical and commercial, including a cemetary
located to the east of the property. Additionally, two church facilities are located across
Ponahawai Street from the subject property, both with existing Use Permits.
16. Agricultural Lands of Importance to the State of Hawaiʻi (ALISH): The subject
property is unclassified.
17. Land Study Bureauʻs Detailed Land Classification Systems: The subject property is
unclassified by the Land Study Bureau.
18. U.S.D.A. Soil Survey: Soils on the subject property are classified as Hilo hydrous silty
clay loam, 0 to 10 percent slopes.
19. FEMA FIRM MAP: The rezone area is in an area designated as Zone “X” on the Flood
Insurance Rate Map (FIRM) by the Federal Emergency Management Agency, an area
determined to be outside the 500-year flood plain.
20. Floral/Faunal Resources: There were no professional surveys conducted of the floral or
faunal resources of the subject property and as the land has been cleared for previous
sugar cane cultivation, rare or endangered flora or faunal resources are unlikely to be
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found within the subject property. According to the applicant, mice, mongoose, cats and
dogs in addition to bird species such as the spotted dove, common myna, house finch and
white-eye are common on the subject property. The subject property is currently
overgrown with weeds and introduced plant species such as California and Wainaku
grass, gunpowder tree, African tulip tree and guava, none of which are rare or
endangered.
21. Archaeological/Historic/Cultural Resources: The applicant notes they have engaged
ASM Affiliates to conduct an Archeological Inventory Survey (AIS) to comply with
NEPA/Environmental Assessment requirements for federal funding awarded for the
project. As part of the original rezone application, the State Department of Land and
Natural Resources, State Historic Preservation Division (SHPD), by letter dated
September 9, 2008, determined that no historic properties will be affected since the land
has been altered by intensive cultivation. Additionally, the applicant is not aware of the
subject property or immediate surrounding area being used for gathering of plants by
Native Hawaiians.
22. Public Access: There is no record of a designated public access to the shoreline or
mountain areas that traverses the subject property.
PUBLIC UTILITIES AND SERVICES
23. Access: Access to the subject property is from Ponahawai Street, a County-owned and
maintained, 24-foot-wide paved roadway with 4-foot-wide grass shoulders, within a 60-
foot-wide right-of-way. At the time of the original rezone application, the Department of
Public Works (DPW) recommended that the applicant provide full improvements to the
project's frontage along Ponahawai Street consisting of, but not limited to, pavement
widening with concrete curb, gutter and sidewalk, drainage improvements, and any
required utility relocation meeting with the approval of the DPW. This requirement is
consistent with nearby rezones to the west that have recently built concrete curb, gutter
and sidewalk improvements along the south side of Ponahawai Street. Additionally,
DPW recommended that the access be limited to one location along Ponahawai Street
and that the access road be constructed to dedicable standards with concrete curb, gutters,
and sidewalks within a minimum 60-foot-wide right-of-way. According to DPW, they
have no objection to the current amendment request. In addition, at the time of the
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original rezone application, Hawaiʻi County Civil Defense stated that the proposed
project should have a second exit onto Ponahawai Street to serve as an emergency exit
should the other become blocked, however, the applicant is currently proposing one
access point, situated at the northwest, or mauka, corner of the rezone area.
24. Traffic: A Traffic Impact Analysis Report (TIAR) dated October 17, 2022, included as
part of the amendment application, analyzes traffic impacts of the commercial portion of
the proposed AIPFSC. The TIAR scope includes recent available traffic count data from
the State Department of Transportation (DOT), in addition to turning movement traffic
count surveys during AM and PM peak periods of weekday traffic on Ponahawai Street,
along with its intersections at Komohana Street and Kapiolani Street. The TIAR analyzed
the data collected and estimated future traffic conditions for the 5-year, 10-year and 20-
year planning horizons, both with and without the proposed project, including other
relevant developments and traffic improvements in the vicinity. The analysis of existing
traffic conditions found that the studied intersections operated at an acceptable Level of
Service (LOS) between LOS “A” and LOS “C”. Assuming full build out and occupancy
of the project by 2028, the TIAR finds that the 5-year and 10-year projected LOS at the
studied intersections is not expected to degrade below satisfactory levels of service, with
most operating between LOS “B” or LOS “C” and the lowest levels at LOS “D”.
Although the 20-year analysis shows degradation at left turn movements from Komohana
Street onto Ponahawai Street, as well as on westbound Ponahawai Street and northbound
Kapiolani Street, as low as LOS “F”, the LOS projection is the same both with and
without the proposed project. Based on the findings, the TIAR recommends the following
traffic improvements to mitigate impacts from the project: 1) Widen Ponahawai Street at
the middle driveway to provide an exclusive left-turn lane in the westbound direction; 2)
Widen Ponahawai Street at the middle driveway to provide a 100-foot long median
refuge lane in the westbound direction; 3) County of Hawaiʻi should consider lowering
the posted speed on Ponahawai Street in the vicinity of the project site to provide a speed
transition between the 40 mph posted speed to the west and 25 mph posted speed to the
east. The applicant proposes to construct a dedicated left turn lane into the site from
Ponahawai Street at the single proposed access point, in addition to constructing curb,
gutter and sidewalk improvements to the rezone area’s street frontage.
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25. Water: County water is available from an existing 8-inch waterline fronting the property
along Ponahawai Street, as well as from an existing 12-inch line along Komohana Street.
The applicant estimates the average daily demand for the commercially zoned portion of
the property at 24,000 gallons per day (gpd) and the required fire flow as 2,000 gallons
per minute (gpm), with a fire hydrant spacing of 300 feet along the roadway. DWS water
system standards do not give a factor for estimating agriculturally zoned properties,
therefore the project assumes 1,000 gpd per acre for the remaining portion of the
property, for a total of 16,495 gpd. By letter dated June 4, 2024 (Planning Department
Exhibit 4 – June 4, 2024 letter), DWS granted a water commitment time extension for
the proposed development in the amount of 23,600 gpd, or 59 additional units of water at
an average of 400 gpd, until May 31, 2025, with conditions requiring construction of
water system improvements, including, but not limited to, the extension of approximately
400 lineal feet of an 8-inch waterline from the existing 12-inch waterline situated within
Komohana Street along the Hāmākua side of Ponahawai Street to the crossover point of
the existing 8-inch waterline and connect at this point; then extend minimum distance of
approximately 1,130 lineal feet of 8-inch waterline from the end of the existing 6-inch
waterline located on the Puna side of the Ponahawai Street waterline running parallel to
the existing 8-inch waterline; and connect to the end of the existing 8-inch waterline at
the point fronting the approximate westerly boundary of the project site so water can be
delivered at adequate pressure and volume under peak-flow and fire-flow conditions.
Additionally, DWS will require the applicant to install a service lateral or service line to
accommodate an appropriately sized meter or meters so domestic flow and fire flow can
be effectuated. Finally, DWS will require remittance of the prevailing facilities charge
balance, due and payable upon completion of the installation of the required water system
improvements and prior to final subdivision approval being granted. The applicant
proposes installation of a water meter and backflow preventer to provide domestic water
to the site, as well as a 785-foot-long fire line with a detector check meter and two fire
hydrants, to provide water for fire protection purposes. In addition, the applicant notes
that they intend to develop alternative sources for non-potable, agricultural water needs,
such as rainwater catchment systems and an agricultural well, to decrease the project’s
demand on the county water supply.
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26. Wastewater: At the time of the original rezone application, the original applicant
intended to connect to the County sewer line from an 8-inch line from Punahele Street,
south along Komohana Street, to access the property. However, the current applicant
notes that although sewer connection is preferable, distance and cost factors led to the
conclusion that a sewer connection is unfeasible. The nearest sewer line is at the
intersection of Ponahawai Street and Kapiolani Street, approximately 1,200 feet away,
however the size of the sewer line is inadequate to handle the increase of wastewater.
Alternately, a 24-inch sewer main capable of handling the extra wastewater is located
2,400 feet from the project area, however the cost of that length of sewer line is estimated
at $840,000. Therefore, the applicant is proposing the use of multiple individual
wastewater systems (IWS), meeting with the approval of the Department of Health
(DOH). Specifically, the application estimates there will be five septic tanks to service
various project areas, ranging in size from 1,500 gallons to 2,500 gallons, with
distribution boxes and leach fields as necessary.
27. Solid Waste: There is no municipal waste collection service in the County. Solid waste
will be disposed of at an authorized landfill by commercial haulers.
28. Essential Utilities and Services: All essential utilities and services are available to the
project site. The area is served by police, fire stations and emergency medical services
available in Hilo.
AGENCIES’ AND ORGANIZATIONS’ COMMENTS
29. State Department of Health (Planning Department Exhibit 5 – July 30, 2024 Memo)
30. State Department of Land and Natural Resources - Engineering Division (Planning
Department Exhibit 6 – August 6, 2024 Memo)
AGENCIES - NO COMMENTS OR OBJECTIONS
31. State Department of Land and Natural Resources – Land Division; Department of Public
Works – Engineering Division; Police Department.
AGENCIES - NO RESPONSES
32. Department of Public Works – Traffic Division; Department of Environmental
Management; Fire Department; Department of Agriculture.
PUBLIC COMMENTS
33. No public comments have been received as of the date of the writing of this report.
Page 1 of 38
BACKGROUND AND COUNTY ENVIRONMENTAL REPORT
AMENDMENT TO ZONING ORDINANCE (TIME EXTENSION REQUEST)
THE FOOD BASKET, INC.
505 PONAHAWAI STREET, SOUTH HILO, HAWAI`I
TAX MAP KEY: (3) 2-3-036: POR 018
A. SUBJECT REQUEST
1. Details of Proposed Use/Development:
a. Reasons for the request: The applicant, The Food Basket, Inc. (TFB), is requesting
an amendment to the 8-acre commercial zoned (CN-20) portion of subject property
due to a lapse of the zoning ordinance. More specifically, the applicant is requesting a
10-year extension to complete the full scope of planned projects and to update the
permitted use plan for the property.
On September 15, 2005, a Change of Zone Application for an 8-acre portion of
the subject property was submitted and received County of Hawaii approval via Bill No.
199/Ordinance No. 06 28 (Reference: Comm. 616), the effective date of February 24,
2006, changing the zoning from A-1a to CN-20.
Approval of the 8-acre rezoned property required for construction to start within
five years; however, the owners did not move forward with their project. Consequently,
the entire parcel remained undeveloped until April 2022, when TFB purchased the
24.495-acre site from the prior owners.
b. Project description: In response to the negative economic and social impacts of
the COVID-19 pandemic, and recent natural disasters including the Kīlauea Eruption
and Earthquakes and Hurricane Lane, TFB has proposed to construct the Hawai‘i
Island Agricultural Innovation Park and Food Systems Campus (AIPFSC) that will serve
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community partner organizations and the economy of Hawaiʻi Island. The mixed
Commercial/Agriculture zoning of the subject property is compatible with the
agricultural and community-focused commercial operations proposed for the AIPFSC
development.
TFB proposes an initial three-part project consisting of the design and
construction of (1) a 43,400 square foot facility to house the Hawaiʻi Island Community
Food Center and Food Bank, (2) a 30,300 square foot Agricultural Innovation Center
facility, and (3) 16.4 acres of agricultural lands and associated 12,100 square foot
shade house.
A second phase of the AIPFSC will consist of the construction and design of (1)
a 19,100 square foot Agricultural Support Office Center, (2) a 38,900 square foot
Community Center, and (3) a 7,400 square foot Farmer’s Market Pavilion.
c. Statement of objective: The Hawaiʻi Island AIPFSC will advance the following
economic cluster objectives:
• Increase the organization’s capacity to meet increased food needs for Hawaiʻi
Island residents and dramatically improve food access for low-income residents,
increase resilience and disaster preparedness and provide food security for Hawaiʻi
Island.
• Increase value-added agricultural processing capacity on Hawaii Island,
supporting a network of certified kitchens and food hubs and establishing a
centralized facility for aggregated production and shared high-volume processing
equipment.
• Explore and support new models of aggregation, processing and distribution,
particularly from small farms, regularly using current data and establishing
partnerships around food standards.
• Increase support and efficiency of food relief transportation and distribution,
identifying strategic opportunities for shared for-profit and non-profit use of
equipment and facilities.
• Increase incentives and mechanisms for cooperation to lower costs and increase
opportunities for small farms.
• Increase collaboration among all stakeholders in the system.
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d. Number of acres/square feet: The AIPFSC will consist of six (6) components: two
(2) facilities, totaling 43,400 square feet of gross floor area (SFGFA), will be located on
the 16.4-acre agricultural portion of the campus and four (4) facilities, totaling 108,800
SFGFA, will be located on the 8-acre commercial portion of the campus. See Figure 1:
AIPFSC – Facility Size & Permitted Use
Figure 1: AIPFSC – Facility Size & Permitted Use
e. Proposed units/lots/floor area of proposed building envelope: The proposed
project will be phased into two parts. Phase A will consist of the Hawai’i Island
Community Food Center & Food Bank, the Agricultural Innovation Center, and the
PHASE ZONING SPACE SQ.FT./ACRES SECTION PERMITTED USE
FOOD BANK - OFFICE SPACE 12,000 SF 25-5-102:(a)33 RETAIL ESTABLISHMENT
FOOD BANK - RETAIL MARKET 15,000 SF 25-5-102:(a)33 RETAIL ESTABLISHMENT
DRY STORAGE 2,000 SF 25-5-102:(a)33 RETAIL ESTABLISHMENT
COLD STORAGE 3,000 SF 25-5-102:(a)33 RETAIL ESTABLISHMENT
FROZEN STORAGE 3,000 SF 25-5-102:(a)33 RETAIL ESTABLISHMENT
DRIVE-THRU 1,500 SF 25-5-102:(a)33 RETAIL ESTABLISHMENT
STAFF WELFARE 6,900 SF 25-5-102:(a)33 RETAIL ESTABLISHMENT
A-1 CN-20 TOTAL 43,400 SF
B-1 CN-20 TOTAL 19,100 SF 25-5-102:(a)27 OFFICES
B-2 CN-20 TOTAL 38,900 SF 25-5-102:(a)23 MEETING FACILITIES
B-3 CN-20 TOTAL 7,400 SF 25-5-102:(a)18 FARMERS MARKETS
FOOD SCIENCE LABORATORY 5,000 SF 25-5-72:(a)2 AGRICULTURAL PRODUCTS PROCESSING
INCUBATION ROOM 800 SF 25-5-72:(a)2 AGRICULTURAL PRODUCTS PROCESSING
TRAINING ROOM 800 SF 25-5-72:(a)2 AGRICULTURAL PRODUCTS PROCESSING
COMMISSARY 800 SF 25-5-72:(a)2 AGRICULTURAL PRODUCTS PROCESSING
PRIVATE PRODUCTION SPACE 5,000 SF 25-5-72:(a)2 AGRICULTURAL PRODUCTS PROCESSING
FOOD MANUFACTURING SPACE 4,000 SF 25-5-72:(a)2 AGRICULTURAL PRODUCTS PROCESSING
AG PROCESSING 13,000 SF 25-5-72:(a)2 AGRICULTURAL PRODUCTS PROCESSING
STAFF WELFARE 900 SF 25-5-72:(a)2 AGRICULTURAL PRODUCTS PROCESSING
A-2 A-1a TOTAL 30,300 SF
PROPAGATION SPACE 10,000 SF 25-5-72:(a)9 CROP PRODUCTION
OUTDOOR CLASSROOM 400 SF 25-5-72:(a)9 CROP PRODUCTION
STORAGE SHEDS 400 SF 25-5-72:(a)9 CROP PRODUCTION
AG STAFF WELFARE 1300 SF 25-5-72:(a)9 CROP PRODUCTION
A-3 A-1a TOTAL 12,100 SF
A-3 A-1a TOTAL 16.5 AC 25-5-72:(a)9 CROP PRODUCTION
H A W A I ’ I I S L A N D C O M M U N I T Y F O O D C E N T E R & F O O D B A N K
A G R I C U L T U R A L I N N O V A T I O N C E N T E R
S H A D E H O U S E
A G R I C U L T U R A L L A N D S
A G R I C U L T U R A L S U P P O R T O F F I C E C E N T E R
F A R M E R ' S M A R K E T P A V I L I O N
C O M M U N I T Y C E N T E R
Page 4 of 38
Agricultural Lands. Phase B, which predesign has not yet begun, will complete the
remaining scope of the project which consists of the Agricultural Support Office
Center, the Community Center, and the Farmers Market Pavilion (see Figure 2:
Conceptual Site Plan – Phases A & B). Completion of waterline, electrical, and
communication infrastructure improvements from Phase A are required prior to the
development of Phase B.
I. Phase A: The first phase of AIPFSC will provide a state-of-the-art facility for
the campus’ anchor tenant, The Food Basket, Inc., the food bank which
provides services for low-income and ethnic minority populations across the
island. This facility will allow The Food Basket (TFB) to expand their ongoing
efforts to promote the purchase and consumption of locally grown foods from a
strategic location on a collaborative campus which brings together key
partners, resources, and functions on Hawai’i Island.
A. Food Center & Food Bank (43,400 SF): This building will become
TFB’s flagship location supporting their most fundamental services:
emergency food distribution, community supported agriculture
distribution, food pantry and marketplace, drive-thru food access, and
offices for operational staff. See Figure 3: Conceptual Floor Plan –
Food Center & Food Bank
B. Agricultural Innovation Center (30,300 SF): This innovative,
production-focused facility will provide spaces and mechanisms to
bring island products to market with equipment for food manufacturing,
processing, and co-packing. Multiple kitchens (commissary,
commercial shared use, and teaching) will facilitate high volume
production, value-add/business incubation, and workforce training.
Users will have access to food storage (dry, cold, and frozen) and
support spaces (warehousing and welfare). A food-science laboratory
will provide cooperative extension space for agricultural or product
development to support the collective work of island growers and
producers. See Figure 4: Conceptual Floor Plan – Agriculture
Innovation Center & Shade House
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C. Shade House & Agricultural Lands (12,100 SF / 16.4 AC): The
Agricultural Innovation Center will be directly adjacent to productive
agricultural land for row crops, incubator crops, and a shade house to
support the programs of TFB and the larger community. In addition to
propagation and production, this will become a place of learning and a
place of gathering with community gardens, children’s areas, and
outdoor classrooms for farmer training. See Figure 4: Conceptual
Floor Plan – Agriculture Innovation Center & Shade House
Figure 2: Conceptual Site Plan – Phases A & B
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Figure 3: Conceptual Floor Plan – Food Center & Food Bank
Figure 4: Conceptual Floor Plan – Agriculture Innovation Center & Shade House
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II. Phase B: The second phase of the AIPFSC will provide collaborative
business support spaces for island growers and producers, facilities for
community interaction, and education. Buildings will provide a venue for
bringing locals and tourists together for retreats, conferences, fairs, festivals,
and weekly markets to celebrate the diversity of food and culture on the island.
A. Agricultural Support Office Center (19,100 SF): This multi-use
office and meeting facility will provide coworking, conference and
technology support spaces for growers, producers, and members of the
local community.
B. Community Center (38,900 SF): This final campus building is the
bridge between the Hawai’i Island community it exists to serve, with
spaces designed provide educational, cultural, and culinary
experiences across all ages and people groups. The center will
accommodate workforce training and wellness events, accessory
amenities in compliance with County code.
C. Farmer’s Market Pavilion (7,400 SF): The campus’ most iconic
element and purpose is the Farmer’s Market Pavilion. The pavilion will
accommodate up to 50 farmer stalls, with support spaces for crop
washing, restrooms, and power.
f. Development timeframe and cost: The development of the 24.5-acre site will occur
over two phases, beginning in 2024 and concluding with the final phase of
infrastructure development, projected for completion in 2029, as shown in Figure 5:
Preliminary Construction Timeline.
The preliminary development cost model estimates the total project cost for
Phase A, including all projected facilities and land uses, at $134,038,716. This figure
encompasses all design, advisory, and soft costs.
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Figure 5: Preliminary Construction Timeline
g. Membership size/number of employees and clientele: TFB estimates that up to 50
staff members will be employed at the site. In addition, it is projected that 120 clients
will utilize the facility during normal operating hours on any given day. The core
audiences include:
• Food access recipients
• Community members, including students, children, seniors, and veterans
• Education partners, including food scientists or food lab staff
• Culinary community members (chefs)
• Farmers/growers
• Organizations and businesses (all sizes) along the value chain, including small
businesses, entrepreneurs, food manufacturers, buyers, distributors, and retail
vendors (all sizes)
• Public/government officials
• Tourists and tourism organizations
h. Parking arrangement: The proposed facility will provide off-street parking in
compliance with the County Code. Parking lots will have paved surfaces and will
include appropriate landscaping and screening.
According to Hawai‘i County Code Section 25-4-51, commercial use buildings,
including retail and office uses in Commercial Neighborhood districts, require one
parking stall for every 300 square feet of gross floor area. With the total size of all
2024 2025 2026 2027 2028 2029 2030
PHASE COMPONENT J F M A M J J A S O N D J F M AM J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O ND
FOOD BANK
(A1)18 MONTH CONSTRUCTION
AG LANDS & SHADE
HOUSE (A3
12 MONTH
CONSTRUCTION
AG INNOVATION CENTER (A2)22 MONTH CONSTRUCTION
COMMUNITY
BUILDING(B1)18 MONTH CONSTRUCTION
FARMER'S MARKET &
OFFICE (B2)
12 MONTH
CONSTRUCTION
PRE-DESIGN & FEASILITY CONSTRUCTION DOCS/PERMITTING/BIDDINNG PUNCH LIST & MOVE-IN
SCHEMATIC DESIGN PERMIT CORRECTIONS & FINAL CDs PERMITTING CONTINGENCY
DESIGN DEVELOPMENT CONSTRUCTION
A
B
PRELIMINARY CONSTRUCTION TIMELINE
AGRICULTURAL INNOVATION CENTER AND FOOD SYSTEMS CAMPUS : PHASES A & B
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buildings proposed for the 8-acre subject property zoned CN-20 being approximately
101,400 square feet of gross floor area, a minimum of 338 parking stalls will be
required. The final plan design will also conform to County requirements for parking for
electric vehicles and persons with disabilities.
The final calculation of off-street loading space will be conducted in
accordance with Section 25-4-56 of the County Code. Preliminary design, considering
multiple use categories, would require a minimum of six loading spaces.
i. Traffic impacts (assessment of existing traffic conditions, anticipated increase in
traffic and traffic impacts from proposed use). Please note, a Traffic Impact
Analysis Report (TIAR) may be required pursuant to HCC Chapter 25-2-46): The
project site fronts Ponahawai Street, a two-lane county road which serves as one of
several mauka/makai roads (connecting roads at higher elevations to ocean front
roadways) in and out of Hilo. It has a right-of way of 60 feet with a 24-foot wide
pavement and 4+ foot wide grassed shoulders.
The County of Hawaiʻi requires full improvements to the project’s frontage
along Ponahawai Street which consists of pavement widening, concrete curb, gutter,
and sidewalk, dedicated left turn lane into the project site, and drainage
improvements. The storage length of the new left-hand turn lane is 100 feet along with
a 180-foot-long taper. The addition of a left turn lane will require widening of the
existing roadway and associated lane striping.
AASHTOʻs 2018 The Green Book, 7th Edition states that the required sight
distance with a design speed of 30 miles per hour (mph) for making a left turn from the
project site onto Ponahawai Street is 335 feet and 290 feet for making a right turn. The
available left turn sight distance is 970 feet and 1,250 feet from making a right turn from
the project site on to Ponahawai.
Temporary traffic control will be required when there is construction activity
within the County Right-of-Way. Temporary traffic control consists of cones, barriers,
signs, and flagmen or policemen.
No new traffic patterns are expected to arise from the proposed project. The
property is not adjacent to any schools, recreational areas, hospitals, or residences,
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and existing transportation facilities should not be exceeded by this project’s
development.
A TIAR has been completed for the proposed project and will be provided as a
supplement to this amendment.
j. Proposed on-site and off-site infrastructure:
Road and Traffic: The subject site fronts Ponahawai Street. This 2-lane County
Road serves as one of several mauka/makai roads in and out of Hilo. It has a
right-of-way of 60 feet with a 24-foot-wide pavement and 4+ foot wide grassed
shoulders.
To minimize potential traffic movement conflicts along Ponahawai
Street, the applicant proposes only one access for the entire 24+ acre parcel.
The proposed access would be situated in the middle of the site at the mauka
end of the subject commercial development. This access would also service
future development of the 16+ acres balance of the site.
At this entrance, the applicant proposes to construct a dedicated left
turn lane into the site from Ponahawai Street. In so doing, mauka bound traffic
would not be impeded. The entire frontage of the proposed development area
would also be improved with a curb, gutter, and sidewalk section.
At the proposed entrance, the sight distance is good, as there are no
curves along this section of Ponahawai Street. See Figure 6: On-site and Off-
site Infrastructure.
Water: According to the conditions of the Water Commitment Time Extension
Letter (See attached letter) dated June 4, 2024 from DWS, there are 59 water
units or 23,600 gpd of water available for this project. The developer is also
required to install a new waterline that is parallel to the existing waterline along
Ponahawai Street. An 8-inch waterline will connect to the existing 12-inch
waterline along Komohana, extend approximately 400 linear feet down
Ponahawai Street where it will connect to the existing 8-inch waterline. From
there, an 8-inch waterline will extend from the existing 6-inch waterline towards
the project site for approximately 2,055 feet where it will reconnect to the
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existing parallel line. This concept creates a loop system within the water
system to provide adequate flow and pressure during peak-flow and fire-flow
conditions.
The Water System Standards also state that the required fire hydrant
spacing shall be no more than 300 feet apart. Currently there is one fire hydrant
at the north-west corner of the property, therefore 2 additional fire hydrants will
be required.
However, if the Department of Water Supply faces challenges related to
capacity or pressure, which might compromise their ability to meet water
suppression requirements, The Food Basket is keen on exploring alternative
measures. These alternative solutions would serve as interim measures to
fulfill the necessary requirements. This approach is not just about immediate
needs, but also about forward-thinking infrastructure development. By
investing in these alternatives, TFB is laying the groundwork for not only serving
its parcel but for supporting future area growth. This vision aligns with the
aspirations set out in the Hawaii County General Plan, ensuring as the
community grows, it does so sustainably, and with the right infrastructure in
place.
In addition to seeking alternative measures, there is an opportunity to
shift and manage water needs strategically. Recognizing the importance of
water preservation and the potential strain on the county's water infrastructure,
TFB is considering integrating rain catchment systems. By doing so, this
addresses non-potable water needs - such as landscape irrigation, certain
agricultural tasks, and facility cleaning without drawing from the county's
primary potable water sources. Utilizing rain catchment not only promotes
sustainability but also showcases TFB’s commitment to ecological
responsibility. Additionally, TFB is investigating the feasibility of installing an
agricultural well on the property. By decreasing dependence on the County’s
water network for non-potable needs, TFB is taking proactive steps to alleviate
potential pressures on the system. This ensures that the infrastructure remains
robust and capable of serving both current and future community demands.
See Figure 6.
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Wastewater: The nearest county owned sewer line is at the intersection of
Ponahawai Street and Kapiolani Street, approximately 1,200 feet away.
However, the size of the existing sewer line is inadequate to handle the increase
in wastewater. Approximately 2,400 feet away from the project site is a 24-inch
sewer main that would be able to accept the additional generated wastewater.
However, the distance required to connect to the existing sewer system will be
expensive. The estimated cost for the new sewer line is $840,000 at $350 per
foot and 2,400 feet long. Approximately 635 feet in additional pipe at $200 per
foot is required for onsite wastewater collection improvements to connect to
the county wastewater system.
The graywater effluent from processing and manufacturing of the
Innovation Center must be separated to not obstruct the operation of the other
parts of the wastewater system, per Hawaii Administrative Rules (HAR) 11-62.
Dependent on the type of food to be processed, either a grease trap interceptor
and/or sand separator tanks will be used prior to entering the leach field. The
graywater flow is estimated based on a similar project in the area as the type of
processing has not been determined. Assuming 5 manufacturing lines, it is
estimated that the processing of the Innovation Center will generate
approximately 400 gpd per manufacturing line or 2,000 gpd in total. Assuming
an absorption rate of 10min/inch, the leach field size required is 1,650 square
feet. The Individual Wastewater System (IWS) for the processing portion of the
Innovation Center will consist of (1) 2,500-gallon interceptor tank, (1)
distribution box, and a leach field size of 24-feet by 70-feet. The remainder of
the Innovation Center’s wastewater will be on a separate IWS. Peak usage of
approximately 148 people per day will generate 20 gpd per person, or 2,960 gpd
in total. Assuming an absorption rate of 10 min/inch, the leach field size
required is 2,442 square feet. The IWS for the processing portion of the
Innovation Center will consist of (2) 1,500-gallon septic tanks, (2) distribution
boxes, and a leach field size of 30-feet by 85-feet.
The Food Center will also have a separate IWS. Peak usage of
approximately 194 people per day will generate 20 gpd per person, or 3,880 gpd
in total. Assuming an absorption rate of 10 min/inch, the leach field size
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required is 3,201 square feet. The IWS for the processing portion of the
Innovation Center will consist of (2) 2,000-gallon septic tanks, (2) distribution
boxes, and a leach field size of 36-feet by 90-feet.
Until such time as a sewer line is feasibly planned and funded, use of
onsite systems will continue. See Figure 6.
Figure 6: On-site and Off-site Infrastructure
B. CONFORMANCE WITH STATE/COUNTY PLANS
2. State Land Use designation: Urban. The State Land Use Commission relegates uses
permitted within the Urban district to those activities or uses defined by the County' s Zoning
Code.
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3. County Zoning:
Zone Name Site Specification Acres A-1a Agricultural District Minimum building site of 1 acre. 16.495
CN-20 Neighborhood Commercial District Minimum land area of 10,000 square feet required for building site. 8.00
4. General Plan designation (LUPAG Map): The County General Plan Land Use Pattern
Allocation Guide (LUPAG) map designates the site Medium Density (Figure 7: LUPAG Map). As
such, a General Plan amendment to the LUPAG map would not be required.
Relative to the Medium Density designation, the General Plan allows consideration for
“Village and neighborhood commercial and residential and related functions (3-story
commercial; residential - up to 35 units per acre." The requested zoning and planned uses
would be consistent with the uses envisioned within the Medium Density area.
Figure 7: LUPAG Map
https://geoportal.hawaii.gov/datasets/HiStateGIS::hawaii-county-lupag/explore?location=19.716280%2C-155.096082%2C14.60
5. Applicable goals/policies and objectives of the General Plan: In the Natural Beauty
element of the General Plan, there are sites or areas listed as scenic resources. The subject
site is not listed as a scenic site. However, there were a few examples cited in the Hilo area.
The most notable is the backdrop of Mauna Kea and Hilo Bay.
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The proposed development would not have any visual impact on Mauna Kea or Hilo
Bay. The view of Mauna Kea in this area is somewhat visible from Komohana Street. Inasmuch
as the subject site is located makai of Komohana Street, this view would not be impeded from
this public road.
The view of Hilo Bay is possible from Komohana Street and Ponahawai Street.
However, because there are intervening sites between the subject property and Komohana
Street, this view should not be adversely impacted. Then, too, because the land slopes in a
makai direction, it would make the tallest (30 feet) structure appear even less tall. From
Ponahawai Street, the site is located to the south, whereas the view is more northeast.
Thus, with the planned height of the structures, the location of the site in relation to the
views of the significant landmarks, and the sloping topography, the visual impact should not be
overly pronounced.
6. Consistency with Applicable Community Development Plan: The Community
Development Plan (CDP) attempts to further define the General Plan and serves as a guide for
decision-makers. It was adopted by the Planning Commission in 1975, over 45 years ago.
Although reviewed by the County Council, the CDP was never adopted.
The CDP's Land Use Concept map identifies a RS/RM PUD designation for this area.
Having some residential uses on the balance of the property with the proposed commercial
uses would be somewhat consistent with the concept of a residential PUD. Notwithstanding
the technical inconsistency, however, it is acknowledged that the growth of Hilo and its
outlying areas like Puna and Hamakua, have made some of the planning assumptions of the
CDP obsolete. An updated CDP would be timely.
Despite the availability of a relevant intermediary planning document, one must rely
only on the General Plan LUPAG map and policies. In the end, the General Plan is more critical,
as the County Charter requires all zone changes to be consistent with it.
7. Special Management Area: Hawaiʻi’s Special Management Area Locator map (See Figure
8) indicates that the project area is outside of the County’s Special Management Area.
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Figure 8: Special Management Area Map
https://histategis.maps.arcgis.com/apps/Viewer/index.html?appid=f30604a60fe64945af7442c7c08174f9
8. Discussion on how the proposed use is consistent with Chapter 205A, Coastal Zone
Management (existing public access, scenic or open space resources, coastal view
planes, and coastal ecosystems): Area pursuant to Hawaiʻi Revised Statutes (HRS) 205A-12.
The site is located over a mile from the coastline. No shorelines, beaches, dunes, or estuaries
are within or adjacent to the proposed project site. Coastal impacts resulting from any
discharge or drainage from the site should not be significant.
All necessary permits, including a National Pollutant Discharge Elimination System
Permit from the State of Hawaiʻi Department of Health Clean Water Branch will be obtained
prior to construction.
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C. PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL SETTING OF THE PROPERTY AND
SURROUNDING AREA
Physical Characteristics/Environmental Setting:
9. Description of subject property, location , climate , topography, slope, soils (including
size, shape, existing structures):
DESCRIPTION OF SUBJECT PROPERTY: The 8-acre site is rectangular in shape and
located within the northern corner of the 24.5 acre parcel. The site’s frontage along
Ponahawai Street is approximately 712 feet and its depth is 500 feet (See Figure 9).
The Alenaio Stream forms the rear boundary of the subject parcel, but not the subject
site. The stream is located more than 200 feet from the closest boundary of the subject
site. The subject property was formerly planted in sugar cane. It is presently
overgrown with weed and other introduced plant species. There are no structures on
the subject site.
Figure 9: Subject Property Map
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LOCATION: The 8-acre CN20 zoned subject property is located along the south side of
Ponahawai Street, South Hilo, approximately 1,800ft of its intersection with Komohana
Street and 1,140 feet west of its intersection with Kapiolani Street. (See Figure 10:
Project Location)
Figure 10: Project Location
CLIMATE: According to UH Rainfall Atlas of Hawaii, the rainfall data notes the annual
median rainfall in 2011 for the area was 149.38 inches (See Figure 11). The wetter
months occur between October through April. The average daily temperature ranges
from a minimum of 64 degrees to a maximum of 84 degrees Fahrenheit (See Figure 12).
Wind patterns are generally trade winds (easterly) during the day and westerly or
mountain winds in the evenings.
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Figure 11: 2011 Mean Annual Rainfall for station closest to the site
Figure 12: Average Monthly Temperatures – Hilo, Hawaii 1985-2015
TOPOGRAPHY / SLOPE: The property’s elevation is approximately 200 feet. There is a
less than 10% slope towards the makai (toward the ocean) end of the property, due in
part to the nearby Alenaio Stream. There are no perceptible topographic or geologic
constraints on the area of the proposed development.
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SOILS: The U.S. Department of Agriculture Soil Conservation Service (now known as
the Natural Resource Conservation Service) Land Study Bureau Overall Master
Productivity Rating designates this site HoC, Hilo silty clay loam (0 to 10% slope). This
soil represents the Hilo series of well-drained soils formed in volcanic ash layers.
10. Lava Hazard Zone: The United States Geological Survey (USGS) classifies the subject site
as Lava Flow Hazard Zone 3, on a scale of ascending risk, 9 to 1. This designation applies to all
of Hilo.
There is very little that can be done to protect structures and improvements on the site
from lava flows. Relative to protection of life, however, this would be achieved through the
evacuation routes and warning systems provided by the County Civil Defense agency. Such
notices will be prominently placed within the office building.
11. Distance from coastline: The site is more than 2/3rds of a mile (Approximately 3,700 ft)
from the shoreline, and thus there would be no coastal hazard or beach erosion or marine
resource impacts.
12. Agricultural Lands of importance in the State of Hawaiʻi (ALISH) designation: The
subject property is not classified as Agricultural Lands of Importance to the State of Hawaii,
due to its location within an area designated for urban types of uses and development.
13. U.S.D.A. Natural Resources Conservation Services Soil Service Report soil type: The
U.S.D.A. Natural Resource Conservation Service designates this site HoC, Hilo silty clay loam
(0 to 10% slope). This soil represents the Hilo series of well-drained soils formed in volcanic
ash layers.
14. Land Study Bureau soil rating : The soil is classified as “C” (C-42) or Fair by the University
of Hawaiʻi’s Land Study Bureau Overall Master Productivity Rating map. This soil is of the Hilo
and Wailea series which are characterized by soils that are deep, with moderately fine texture,
non-stony and well drained.
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15. Flood Insurance Rate Map (FIRM) designation: (Contact Department of Public Works -
Engineering Division): The project is not located within a mapped 100- or 500-year floodplain
and falls with Zone X an area of minimal flood hazard. A FIRMette of Map is attached (Figure
13: Flood Insurance Rate Map).
Figure 13: Flood Insurance Rate Map
https://hazards-fema.maps.arcgis.com/apps/webappviewer/index.html?id=8b0adb51996444d4879338b5529aa9cd
16. Existing drainage ways or improvements: The agriculture zoned portion of the property
borders Alenaio stream. Opposite the Alenaio stream is a concrete floodwall that was
constructed as part of the Alenaio Stream Flood Control project. The Alenaio Stream Flood
Control project was completed by the U.S. Army Corps of Engineers, Honolulu District in 1997
in partnership with the County of Hawaiʻi Department of Public Works to protect the Hilo
community from periodic flooding of the Alenaio stream.
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A pre-engineering report (PER) was conducted which indicated the need for additional
drainage improvements. Frontage improvements would consist of a 20-foot deep drywell and
catch basin. Additional site improvements would include eight 20-foot-deep drywells along
with associated drain inlets and 12-inch drain lines.
17. Air/noise/water quality:
Air Quality: The proposed project is not expected to produce any air emissions or
odors. The proposed project site is not located within an area classified as a “non-
attainment” for any criteria pollutants.
Air quality in Hawai‘i is generally characterized as relatively clean and low in
pollution. Northeast trade winds that are predominant throughout the year typically
carry emissions and other air pollutants from inland areas out toward the ocean.
There is some potential for fugitive dust emissions during grading and
construction.
Short-term direct and indirect impacts on air quality could occur during
construction, principally through fugitive dust from vehicle movement and soil
excavation, and exhaust emissions from onsite construction equipment. The State of
Hawai‘i Air Pollution Control Regulations (Chapter 11-60, HAR) prohibit visible
emissions of fugitive dust from construction activities beyond the property line. The
grading notes on the construction plans will direct the contractor to keep the area free
of dust nuisances and to conduct all work in conformance with Chapter HAR 11-60.1,
“Fugitive Dust.” To avoid air quality impacts from slow-moving construction vehicles
traveling to and from the site on major roadways, heavy construction equipment will be
moved on-site during periods of low traffic volume.
Noise: Operation of the planned facilities will likely increase local ambient noise levels
from increased vehicle traffic. The increase is not expected to be significant.
The project will install trees, shrubs, and screening hedges per Rule 1712 of the
Planning Department’s Rules of Practice and Procedure to mitigate noise and visual
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intrusions. Rule 17 will be applied to protect the health and welfare of the community
by moderating visual impacts and promoting ecological values.
Noise impacts would occur during grading, turf establishment, building
construction, and other actions. In cases where construction noise is expected to
exceed the Department of Health’s (DOH) “maximum permissible” property-line noise
levels, contractors are required to obtain a permit per Title 11, Chapter 46, HAR
(Community Noise Control) prior to construction. DOH would review the proposed
activity, location, equipment, project purpose, and timetable in order to decide upon
conditions and mitigation measures, such as restriction of equipment type,
maintenance requirements, restricted hours, and portable noise barriers.
Water Quality: The proposed development will not have an adverse effect on nearby
water quality. A preliminary wastewater system design was prepared by a qualified civil
engineer in strict accordance with Department of Health regulations. This design
ensures that all wastewater management practices meet or exceed the required
standards, safeguarding the integrity of nearby water sources. As mentioned above,
drainage will be controlled by the installation of multiple drywells. Furthermore, TFB is
working in collaboration with the Waiakea Soil and Water Conservation District and the
NRCS to develop a soil erosion and runoff management plan for the property adjacent
to the Alenaio Stream. A comprehensive environmental assessment is currently being
conducted to confirm that all activities adhere to stringent water quality standards and
regulations.
Archaeological and Historic Resources:
18. Describe and show on the plot plan any known historic and archaeological resources
on the property. (Examples include human skeletal remains, structural remains, sand
deposits, midden deposits, and lava tubes. The application may be provided to the State
Department of Land and Natural Resources Historic Preservation Division (SHPD) for a
determination of whether the project will affect archaeological/historic resources. Please
be aware that a hearing before the Planning Commission may not be held until SHPD and
the Planning Department determine resources on the property are adequately identified,
recorded, mitigated and/or preserved.): The Food Basket, Inc. has engaged ASM Affiliates to
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conduct an Archaeological Inventory Survey (AIS) and prepare the application for submission
to the State Historic Preservation Division (SHPD). Since the site was previously cleared and
used for sugar cane cultivation, no prior archaeological survey has been conducted. This
previous clearing reduces the likelihood of discovering archaeological features. However, if any
unexpected archaeological features or sites are uncovered during site improvement, work will
cease immediately, and the applicant will promptly notify the Planning Department.
Valued Cultural Resources:
19. Identify any traditional and customary native Hawaiian rights that are exercised in the
area; the extent in which the proposed development will affect these rights; and feasible
action to be taken to protect native Hawaiian rights if they exist. Examples include areas
of traditional collection of terrestrial resources (kī leaf, aho chord, thatch, medicinal
plants, and ferns) or marine or riparian resources (limu, ʻōpae, ʻoʻopu, hīhīwai) used for
subsistence, cultural and religious purposes. Traditional and customary rights may also
include rights of access to the archaeological and historical resources of the property.:
In this situation, the subject site is not adjacent and/or proximate to the shoreline. As such,
gathering of marine life and coastal access is not an issue.
It is not known whether the subject or immediate surrounding area was used in the
recent past for the gathering of plants by native Hawaiians. However, as the site has been used
for sugar cane, it would appear unlikely that the site would serve such a purpose today.
In the unlikely event that legitimate gathering claims are made by native Hawaiians, the
applicant intends to respect and honor such claims and provide the needed access within the
site.
Based on the above, it does not appear that the project would have any potential
adverse impact relative to the cultural and historical resources of the area.
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Public Access:
20. Existing public access to and along the shoreline or to mountain areas and knowledge
of public access being used: There is no record of a designated public access to the shoreline
or mountain areas that traverse the subject property.
Natural Resources:
21. Existing floral /faunal resources (any native or exotic plants; any listed or candidate for
endangered species): As the site is within an urban area and previously planted in sugar cane,
no professional survey conducted of the faunal resources of the site, the applicant does not
believe that rare or endangered faunal resources are likely to be found within or proximate to
the subject site. This is due to the already developed state of the subject area and its
immediate surrounding area.
Nonetheless, due to the semi-developed state of this area, the faunal resources should
be somewhat typical of other developed areas. One may thus find bird species such as the
Spotted Dove, Japanese White-eye, House Finch, Common Myna, and the like. Domestic
animals such as cats and dogs, and other animals like rats and mongoose are also common.
None of these are endangered animals. As such, it is unlikely that the development of
this property would cause any adverse faunal impacts.
As with the description of the site’s faunal resources, no professional botanical survey
was done of the subject area.
In historical times, the site was used for sugar cane cultivation, and remnants of sugar
cane growth are evident.
The area is presently overgrown with California (Brachiaria mutica) and Wainaku
(Panicum repens) grass. Other plant/trees on the site include the gunpower tree (Trema
orientalis), African tulip tree (Spathodea campanulata) guava (Psidium guajava). None of these
are considered rare, threatened or endangered plant species.
These plants can be found in the general area and other midland, disturbed habitats in
Hawaii, including the area on the mauka side of Komohana Street. In conjunction with the
application for the University Terrace project, the botanical study found similar types of plant
species and concluded that that development would not have any adverse floral impacts. The
same conclusion can be drawn for this site.
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22. Scenic or coastal resources:
Scenic Resources: In the Natural Beauty element of the General Plan, there are sites
or areas listed as scenic resources. The subject site is not listed as a scenic site.
However, there were a few examples cited in the Hilo area. The most notable is the
backdrop of Mauna Kea and Hilo Bay.
The proposed development would not have any visual impact on Mauna Kea or
Hilo Bay. The view of Mauna Kea in this area is somewhat visible from Komohana
Street. Inasmuch as the subject site is located makai of Komohana Street, this view
would not be impeded from this public road.
The view of Hilo Bay is possible from Komohana Street and Ponahawai Street.
However, because there are intervening sites between the subject property and
Komohana Street, this view should not be adversely impacted. Then, too, because the
land slopes in a makai direction, it would make the tallest (30 feet) structure appear
even less tall. From Ponahawai Street, the site is located to the south, whereas the
view is more northeast.
Thus, with the planned height of the structures, the location of the site in
relation to the views of the significant landmarks, and the sloping topography, the
visual impact should not be overly pronounced.
Coastal Resources: The subject site is located over 2/3rds of a mile from the
coastline. As such, coastal impacts resulting from discharge of drainage systems from
the site should not be significant. Being a non-coastal property, no coastal access will
be affected.
The proposed development is expected to develop its own private wastewater
system or hook up to the County’s system. In the event the latter option is taken, the
line would be extended from Waianuenue Drive, along Komohana Street, and to the
subject site. Thus, this should further reduce potential adverse groundwater or
nearshore water impacts resulting from this project.
Further as noted earlier, prior to the installation or use of any drywells on the
site to address on-site drainage concerns, the appropriate UIC permit from the State
will be taken. At that time, impacts to water and coastal resources will be carefully
examined.
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Social-Economic Characteristics:
23. Social settlement pattern for the area: The surrounding land uses in this area are a
mixture of low to moderately dense residential, semi-agricultural, and commercial uses. There
are residential subdivisions generally located makai (Kapiolani Street) and south (Kukuau
Street) of the subject site. There are also other residential subdivisions within 1,000 feet of the
subject site.
The only quasi-agricultural use is a nursery directly across from the subject site and a
cemetery less than 300 feet makai from the subject site. However, properties immediately
adjacent to the subject site are vacant.
There are several commercial uses within 1,000 feet of the site. These include medical
office buildings at the corner of Ponahawai Street and Komohana Street, as well as Kapiolani
Street and Ponahawai Street. Added efforts to minimize effects on nearby residents and
commercial establishments would include additional lighting, landscaping, and monitored
access, would be provided.
The requested re-zoning would correspond with the area's evolving commercial and
residential land use patterns.
24. Economic resources of the area: The availability of short or longer-term employment
during the design, planning, and construction of the project will immediately affect the local
economy.
The phases of construction, beginning with the Community Food Center & Food Bank
(A-1) and followed by the Agricultural Innovation Center (A-2) will add additional jobs and
expand opportunities for bringing Hawaii Island products to market with facilities for food
manufacturing, processing, co-packing, and access to food storage.
The Agricultural Innovation Park would act as a model for establishing home gardens or
community farms, therefore reducing reliance on imported foods and associated costs; and
availability of Hawaii's staples such as kalo, sweet potato, banana, etc. Converting available
land to grow local produce will also reduce the high cost of transporting approximately 80% of
Hawaii's food supply at an annual cost of over $3 billion.
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25. Land values: The proposed development is not anticipated to materially impact nearby
land values. The development aligns with the land use trends and community growth patterns
observed on surrounding properties. Additionally, the project incorporates measures to
enhance local infrastructure and amenities, which are expected to support and potentially
increase property values in the area.
Surrounding Properties:
26. Zoning: Adjacent properties to the north and east of the subject property are zoned RS-7.5,
while those to the north and west are zoned A-1a. (see Figure 14: Hawaii County GIS -
Surrounding Property Zoning)
Figure 14: Hawaii County GIS - Surrounding Property Zoning
https://gis.hawaiicounty.gov/arcgisportal/apps/webappviewer/index.html?id=9b151ed79941489a8d360f79660c29ac
Page 29 of 38
27. Land use(s): The surrounding land uses in this area are a mixture of low to moderately
dense residential, semi-agricultural, and commercial uses (See Figure 15). The residential
subdivisions are located generally on Kapiolani Street, and south on Kukuau Street. There is a
cemetery less than 300 feet from the property, while the properties immediately adjacent to
the site are vacant. There are several commercial uses within 1,000 feet of the site. These
include primarily medical office buildings at the corner of Ponahawai Street and Komohana
Street, churches on Ponahawai Street, and office buildings at the corner of Kapiolani Street
and Ponahawai Street. The requested re-zoning would correspond with the area's evolving
commercial and residential land use patterns.
Figure 15: Surrounding Property Land Uses
Page 30 of 38
D. PUBLIC FACILITIES AND SERVICES
28. Description of access: (paved or unpaved ; private or county, right-of-way and
pavement width. If private roadway, submit evidence of legal access rights): Access to the
subject property will be provided directly from Ponahawai Street, which is a two- lane, County-
maintained roadway having a pavement width of approximately 24 feet within a 60-foot-wide
right-of-way and 4+ foot wide grassed shoulders.
29. Availability of water: Water service to the project site is from the Hawaiʻi County
Department of Water Supply (DWS) Piʻi Honua well source. There is a 12-inch line along
Komohana Street and an 8-inch County water line fronting the subject site along Ponahawai
Street.
The DWS Water System Standards conservatively estimates the average daily demand
by property size (acres) and us type. The estimated average daily demand for the commercially
zoned portion of the property is 24,000 gallons per day (gpd). The required fire flow, based on
the land use, is 2,000 gallons per minute (gpm) with a fire hydrant spacing of 300 feet along the
roadway. The DWS Water System Standards does not give a factor for estimating agriculture
zoned properties therefore this project assumes 1,000 gpd per acre for the remaining portion of
the property which equates to 16,495 gpd.
Required Off-Site Improvements: There are 59 water units or 23,600 gpd of water
available for this project. The Food Basket will be required to install a new waterline
that is parallel to the existing waterline along Ponahawai Street. An 8-inch waterline will
connect to the existing 12-inch waterline along Komohana, extending approximately
400 linear feet down Ponahawai street where it will connect to the existing 8-inch
waterline. From there, an 8-inch waterline will extend from the existing 6-inch waterline
towards the project site for approximately 2,055 feet where it will reconnect to the
existing parallel line. This loop system within the water system will provide adequate
flow and pressure during peak-flow and fire-flow conditions.
Page 31 of 38
Required Site Improvements: A water service lateral connection, water meter, and
backflow preventer will be required to provide water to the site for domestic purposes.
A fire line approximately 785 linear feet in total with a detector check meter and two fire
hydrants will provide water to the site for fire protection purposes. The on-site domestic
water system will consist of 525 linear feet of various pipe sizes and will be situated
throughout the site to deliver water when required. Chapter 5 of the Hawaiʻi County
Code states that new installations shall follow the Uniform Plumbing Code, 2012
Edition.10
30. Sewage disposal: Connection with the County sewer line would be preferable, but
unfeasible for this project. The nearest county owned sewer line is at the intersection of
Ponahawai Street and Kapiolani Street, approximately 1,200 feet away, however the size of the
existing sewer line is inadequate to handle the increase in wastewater. Approximately 2,400
feet away from the project site is a 24-inch sewer main that would be able to accept the
additional generated wastewater, however the distance required to connect to the existing
sewer system will be exceedingly expensive. He estimated cost for the new sewer line is
$840,000 at $350 per foot and 2,400 long. Therefore, multiple IWS are recommended.
There are two proposed structures on the project site that will generate wastewater.
Due to the presence of graywater produced from the processing center, it will require a
separate wastewater system. The wastewater flow generated is estimated based on the
occupancy load of the proposed buildings and the average generated flow per person per
Hawaiʻi Administrative Rule 11-62.11 The IWS septic tank size is determined by the generated
wastewater flow in a day and the leach field is determined by the percolation rate of the
ground.
Recommended Wastewater System: The graywater effluent from processing and
manufacturing of the Innovation Center must be separated to not obstruct the
operation of the other parts of the wastewater system, per Hawaiʻi Administrative Rules
11-62. Depending on the type of food to be processed, either a grease trap interceptor
and/or sand separator tanks will be used prior to entering the leach field. The graywater
flow is estimated based on a similar project in the area as the type of processing has
not been determined. Assuming five manufacturing lines, it is estimated that the
Page 32 of 38
processing activities of the Innovation Center will generate approximately 400 gpd per
manufacturing line or 2,000 gpd in total. Assuming an absorption rate of 10 min/inch,
the leach field size required is 1,650 square feet. The IWS for the processing portion of
the Innovation Center will consist of one 2,500-gallon interceptor tank, one distribution
box, and leach field size of 24-feet by 70-feet.
The remainder of the Innovation Center’s wastewater will be on a separate IWS.
Approximately 148 people will generate 20 gpd per person, or 2,960 gpd in total.
Assuming an absorption rate of 10 min/inch, the leach field size required is 2,442
square feet. The IWS for the processing portion of the Innovation Center will consist of
two 1,500-gallon septic tanks, two distribution boxes, and a leach field size of 30-feet
by 85 feet.
The Food Center will also have a separate IWS. Approximately 194 people will
generate 20 gpd per person, or 3,880 gpd in total. Assuming an absorption rate of 10
min/inch, the leach field size required is 3.201 square feet. The IWS for the processing
portion of the Innovation Center will consist of two 2,000-gallon septic tanks, two
distribution boxes, and a leach field size of 36-feet by 90-feet.
31. Solid waste: Solid waste will be handled by commercial haulers who will dispose of the
refuse at the County landfill at Puʻuanahulu in West Hawaiʻi. During construction, existing
material that can be reused will be retained on site to minimize disposal impacts. One of the
goals of this project is to promote zero waste and closed-loop system business development.
The proposed project is expected to use as much of its waste as feasible for agricultural inputs
and other products.
32. Police & fire protection: The nearest police department and fire department are located
less than 1 mile from the subject property . The Hilo Hospital is located approximately 2 miles
from the site and is managed by the State. This facility is one of 5 licensed hospitals on the
island.
32. Schools: Several public-school buildings are located within a one-mile radius of the
subject property, the nearest being Hilo Union Elementary School, approximately half a mile
away. These schools are situated on Waianuenue Avenue, which runs parallel to Ponahawai
Page 33 of 38
Street. Consequently, it is not anticipated that the project will cause traffic disruptions to the
nearby schools.
33. Parks: Several public parks are located within a one-mile radius of the subject property.
The closest being Lincoln Park, approximately ,1800 ft away. The TIAR does not indicate
material disruptions to traffic.
34. Other utilities and services (telephone/electricity): Other utilities, such as electrical,
telephone and internet services, are available to the subject property to support the proposed
activities.
Fronting the project site are existing HECO overhead power lines and Hawaiian Telcom
communication lines. The existing location of utility poles are adequate after frontage
improvements; therefore, relocations are not required. On-site electrical work will include
lighting for the parking areas and for electric vehicle chargers. The building electrical systems
will include provisions for photo-voltaic (PV) systems with roof mounted PV modules.
Chapter 5D of the Hawaii County Code states that all electrical installations shall
follow the National Electrical Code, 2017 Edition.
E. ENVIRONMENTAL ASSESSMENT AND ANALYSIS
35. Relationship between local short-term uses of environment and maintenance and
enhancement of long-term productivity: The agricultural lands would be prepared for crop
production as soon as the environmental assessment is complete and the appropriate
grubbing permits are obtained. Other short-term use of the site would be the same as the
current use, which is open space. This will continue until the full improvements are made -
projected for 2028.
This project should not result in any significantly adverse short or long-term impacts
that cannot be properly mitigated. There will be direct and indirect economic benefits resulting
from the construction and implementation of this project. In the short-term, there will be
approximately 70 full-time equivalent (FTE) construction jobs and 4 FTE Community Food
Service jobs created. TFB estimates 400 farm production jobs, 25 FTE Community Services, 4
FTE construction and 4 FTE engineering jobs will be created or retained following the project’s
Page 34 of 38
completion. Relatedly, the project will generate increased tax revenues that can supplement
the State and County's fiscal resources.
Because of its location, this project will provide a service that can be made reasonably
accessible to the immediate neighborhoods. The required infrastructure - if needed - will be
implemented by the applicant to mitigate potential impacts of this project.
36. Mitigative measures proposed to avoid, minimize , rectify, or reduce impact: The
applicant intends to provide any required off and on-site infrastructure in conjunction with the
Development of this project. These will include on-site drainage system, landscaping, road,
water, and wastewater improvements. All of these will be done in conjunction with the
permitting and permit implementation phases of this project. Offsite traffic-related
improvements at Ponahawai Street fronting the property will also be provided. These will
consist of a mauka bound left-turn lane, construction of a curb, gutter, and sidewalk section
fronting the property, and possibly the construction of a sewer transmission line to the project
from Punahele Street.
If any inadvertent discoveries are made during any phase of this project, the Planning
Department will be notified, and appropriate mitigation will be taken before work is resumed.
Landscaping will also be incorporated within the project site, as well as along its
boundaries. The landscaping would be consistent with the Planning Department's landscaping
rules.
37. Alternatives to the proposed development:
a. No Project: Under the status quo alternative, the site would remain in its present
vacant—cleared use. Under this scenario, the site would not be utilized to its highest
and best use, as envisioned by the General Plan and the commercial and residential
growth of the general area.
b. Development Based on Existing A-1a: Under this alternative, the area of the
requested zoning may still not be utilized agriculturally, given its current condition. The
site would probably be subdivided into 1 acre or 7,500+ square foot sized lots,
depending on the zoning of the property. Residential uses, however, may not be too
desirable, due to noise associated with the traffic along Ponahawai Street.
Page 35 of 38
c. Residential Rezoning: Another option could be to utilize this site for a denser
residential project. While that would still be consistent with the General LUPAG's map
Medium Density designation, it may not be too feasible, given the need for offsite
infrastructure improvements, such as road and wastewater.
d. Evaluation of Alternatives: Leaving the property in its current State would not
maximize the use of the land. The land could be subdivided, but its agricultural uses (if
subdivided into 1-acre lots) would be minimal. There would also be diminished tax
revenues and less services to the public.
While alternative residential densities are possible, those uses may not be
desirable, given its proximity to the Highway and the cost to provide the required offsite
infrastructure improvements.
Neither of the above alternatives could deliver needed offsite infrastructure
improvements as would the requested commercial project. The proposed project
would make improvements at its intersection with Ponahawai Street.
In that regard, the project in totality would be consistent with the land use
objectives sought to be accomplished by the County General Plan LUPAG map.
In view of the aforementioned, it would appear none of the alternatives would
be more prudent and beneficial than the requested CN-20 zoning alternative.
38. Irreversible and irretrievable commitments of natural resources that would be
involved if proposed action implemented: The area of the requested rezoning has already
been extensively disturbed. As such, the commitment of natural or other resources (such as
botanical and avifaunal) would not appear to be significant.
F. AGENCIES - COMMENTS
39. You may consult with the following agencies and include discussion in your report or
attach their written comments regarding your proposal:
Page 36 of 38
a. Department of Public Works: We are in regular contact with Public Works as the plan
progresses. This ongoing partnership ensures that our efforts align with local
infrastructure standards and community needs.
b. Department of Water Supply: According to the conditions of the Water Commitment
Time Extension Letter (See attached letter) dated June 4, 2024 from DWS, there are 59
water units or 23,600 gpd of water available for this project.
c. Department of Finance - Real Property Tax Division: TFB is a registered non-profit
organization and filed for a property tax exemption on April 25th, 2024. The property tax
exemption is currently pending approval.
d. State of Hawaiʻi Department of Health: The Department of Health (DOH) has been
consulted on various aspects of the AIPFSC project, including the design of the
Individual Wastewater System, soil screening, and agricultural well installation. TFB
will continue to collaborate with the DOH to ensure that all elements meet the
minimum health and safety requirements.
e. Community groups/individuals: The initial concept for the Hawaiʻi Island AIPFSC was
developed as part of the County of Hawaiʻi Building Back Better Regional Challenge
(BBBRC) application in 2021. Led by the County of Hawaiʻi’s Department of Research
and Development, the County of Hawai’i BBBRC Coalition was formed to address the
growing hunger and economic challenges in Hawaiʻi. The Coalition was comprised of 9
community groups and partner agencies (See Figure 16). It was the goal of the
coalition to expand the agricultural economy by supporting cross-sector connections
that include transportation, warehousing, value-added processing and manufacturing,
scientific research and education, environmental services, and product wholesale,
retail, and marketing.
Page 37 of 38
Figure 16: County of Hawai’i BBBRC Coalition Members
Then in February 2022, The Food Basket staff conducted a question survey with
118 residents attending area food pantries (see list below) in the east, north and south
sides of Hawai‘i Island. Those surveyed came from diverse socio-economic
backgrounds and reside in various locations. Results of the survey among low-income
residents reveal strong support for the project.
• Salvation Army Pantry in Hilo
• HPP Neighborhood Watch Pantry in Hawaiian Paradise Park/Keaʻau
• Cooper Center Pantry in Volcano
• Orchidland Neighbors Pantry in Orchidland/Keaʻau
• Kanaka Haʻaheo Pantry in Pāhoa
• Living Waters Church Pantry in Hilo
• Olaʻa First Hawaiian Church Pantry in Kurtistown
• Hilo Korean Christian Church Pantry in Kurtistown
f. Office of Housing and Community Development: TFB has coordinated with the
Office of Housing and Community Development, which will oversee the administration
of compliance for the ongoing Environmental Assessment. This partnership ensures
Page 38 of 38
that all project activities adhere to the highest environmental standards and
regulations.
g. State of Hawaiʻi Department of Human Services: TFB partners with DHS in
administering the Supplemental Nutrition Assistance Program (SNAP) to individuals
throughout Hawai'i County. The AIPFSC development offers additional opportunities to
expand DHS-supported programs in healthcare, financial assistance, employment,
and training services.
MYr os p
COUNTY OF HAWAF1 STATE OF HAWAFI
ORDINANCE NO.06 2$
BILL NO.199
AN ORDINANCE AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP),
ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAI`I COUNTY CODE 1983
2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM
AGRICULTURAL (A-la) TO NEIGHBORHOOD COMMERCIAL (CN-20) AT
PONAHAWAI, SOUTH HILO, HAWAI`I, COVERED BY TAX MAP KEY 2-3-36:18.
BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAN:
SECTION 1. Section 25-8-33, Article 8, Chapter 25 (Zoning Code) of the Hawaii
County Code 1983 (2005 Edition), is amended to change the district classification of property
described hereinafter as follows:
The district classification of the following area situated at Ponahawai, South Hilo,
Hawai'i, shall be Neighborhood Commercial (CN-20):
Beginning at the northeast corner of this parcel and along the southeasterly side of'
Ponahawai Street. the coordinates of said point of beginning referred to Government
Survey Triangulation Station "HALA]", being 186,37 feet North and 1,972.96 feet East,
thence running by azimuths measured clockwise from true South:
1.3250 53' 500,87 feet along the remainder of Grant 252 to B.
Pitman;
2. 520 30" 682.18 feet along the remainder of Grant 252 to 13.
Pitman (remainder of Lot 2),
3.142" 30' 500.00 feet along same
4.232° 30' 71 1.74 feet along Ponahawai Street to the point of
beginning and containing an area of 8.000
Acres.
1-
All as shown on the map attached hereto, marked Exhibit "A" and by reference
made a part hereof.
SECTION 2. In accordance with Section 25-2-44, Hawai`i County Code 1983 (2005
Edition), the County Council finds the following conditions are:
1) Necessary to prevent circumstances which may be 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.
A. The applicant, successors or assigns shall be responsible for complying with all of
the stated conditions of approval.
B. Prior to the issuance of a water commitment by the Department of Water Supply,
the applicant shall submit the anticipated maximum daily water usage calculations
as recommended by a registered engineer, and a water commitment deposit in
accordance with the "Water Commitment Guidelines Policy" to the Department of
Water Supply within 90 days from the effective date of this ordinance.
C. In accordance with the Department of Water Supply's 2002 Wafer Syslem
Slandards, the existing 8-inch waterline in Ponahawai Street shall be upgraded to
obtain the 2,000-gallons per minute fire-flow requirement for the proposed uses.
D. Construction of the proposed improvements shall be completed within five (5)
years from the effective date of this ordinance. This time period shall include
securing Final Plan Approval from the Planning Director in accordance with the
2-
Zoning Code. Plans shall identify proposed structure(s), fire protection measures,
access roadway, driveway and parking stalls. Landscaping shall be indicated on
the plans for the purpose of mitigating any potential adverse noise or visual
impacts to adjoining parcels. Landscaping shall be provided in accordance with
the requirements of Planning Department's Rule No. 17 (Landscaping
Requirements).
E. The applicant shall provide full improvements to the project's frontage along
Ponahawai Street consisting of, but not limited to, pavement widening with
concrete curb, gutter and sidewalk, drainage improvements, and any required
utility relocation, meeting with the approval of the Department of Public Works.
F. Access to the property shall be limited to a single location along Ponahawai
Street. The access connection to Ponahawai Street shall conform to Chapter 22
Streets) of the Hawaii County Code. A dedicated left turn lane into the property
from Ponahawai Street shall be provided prior to the issuance of an occupancy
permit.
G. The access road(s) within the project site shall be constructed to dedicable
standards with concrete curb, gutters, and sidewalks within a minimum 60-foot
right-of-way.
H. Install street lights and traffic control devices as required by the Traffic Division,
Department of Public Works.
I.All development-generated runoff shall be disposed of on-site and shall not be
directed toward any adjacent properties. A drainage study shall be prepared and
the recommended drainage system shall be constructed, meeting the approval of
the Department of Public Works.
3-
J.A Solid Waste Management Plan shall be submitted to the Department of
Environmental Management for review and approval prior to the issuance of a
Certificate of Occupancy.
K. All earthwork activity shall conform to Chapter 10, Erosion and Sedimentation
Control, of the Hawaii County Code.
L. 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 Department of Land and Natural Resources -
State Historic Preservation Division (DLNR-SHPD) shall be immediately
notified. Subsequent work shall proceed upon an archaeological clearance from
the DLNR-SHPD when it finds that sufficient mitigation measures have been
taken.
M. Should the Council adopt an Unified Impact Fees Ordinance setting forth criteria
for 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. To ensure that the Goals and Policies of the Housing Element of the General Plan
are implemented, the applicant shall comply with the requirements of Chapter 11.
Article 1, I-Iawai`i County Code relating to Affordable Housing Policy. This
requirement steal l be approved by the Administrator of the Office of]-lousing and
Community Development prior to final plan approval or final subdivision
approval for any new residential structures.
4-
O. If the applicant, successors, or assigns develop residential units on the subject
property, the applicant shall make its fair share contribution to mitigate the
potential regional impacts of the property with respect to parks and recreation,
tire, police, solid waste disposal facilities and roads. The fair share contribution
shall become due and payable prior to receipt of Final Plan Approval. The fair
share contribution for each lot shall be based on the actual number of residential
units developed. The fair share contribution in a form 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 this ordinance, based on the percentage change in the Honolulu
Consumer Price Index (HCPI). The fair share contribution shall have a maximum
combined value of$6,411.25 per multiple family residential unit ($9,991.20 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 multiple family residential
unit (single family residential units) shall he allocated as follow:
1.3,162.49 per multiple family residential unit ($4,817.93 per single family
residential unit) to the County to support park and recreational
improvements and facilities;
2.99.95 per multiple family residential unit ($232.42 per single family
residential unit) to the County to support police facilities;
3.307.46 per multiple family residential unit ($459.06 per single family
residential unit) to the County to support fire facilities:
4.137.04 per multiple family residential unit ($200.98 per single family
residential unit) to the County to support solid waste facilities; and
5-
5.2,704.31 per multiple family residential unit ($4,280.82 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 construct improvements/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 Council,
P. The applicant shall comply with all applicable County, State and Federal laws,
rules, regulations and requirements.
Q. An annual progress report shall be submitted to the Planning Director prior to the
anniversary date of enactment of the ordinance. The report shall include, but not
be limited to, the status of the development and the extent to which the conditions
of approval have been satisfied. This condition shall remain in effect until all of
the conditions of approval have been satisfied and the Planning Director
acknowledges that further reports are not required.
6-
R. An initial extension of time for the performance of conditions within the
ordinance may be granted by the Planning Director upon the following
circumstances:
i.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 flan
or 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 additional year).
5.If the applicant should require an additional extension oftime, the
Planning Director shall submit the applicant's request to the County
Council for appropriate action.
Should any of the conditions not be met or substantially complied with in a timely
fashion, the Planning Director may initiate rezoning of the subject area to its original or
more appropriate designation.
7-
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 .
COUNCIL ME ER, COUNTY OF WAI`I
Hilo Hawai`i
Date of Introduction: February 1 , 2006
Date of I st Reading: February 1, 2006
Date of 2nd Reading: February 15, 2006
Effective Date: February 24, 2006
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550 325 0 h60 1,300 19S0 e,OC
AMENDMENT TO THE ZONING CODE
AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP)
ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE
1983 (2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION
FROM AGRICULTURAL (A-1 a)
TO NEIGHBORHOOD COMMERCIAL (CN-20)
AT PONAHAWAI, SOUTH H I LO, HAWAII
PREPARED BY: PLANNING DEPARTMENT
COUNTY OF HAWAII
MK, 2-3-036-Pof 018 Date. September.7. 200r
EXHIBIT "A" Matsuno Ellterp'ises Ltd 'I I M
OFFICE OF THE COUNTY CLERK
County of Hawaii
xi10, Hawaii
Introduced By: K. Angel Pilago ROLL CAL) VOTE
Date Introduced: February 1, 2006 AYES NOES ABS EX
First heading: February 1, 2006 Arakaki X
Published: February 12, 2006----- Higa X
Hoffmann X
RE,414RKS. Holschuh X
Ikeda X
T
Isbell X
Jacobson X
Pilago X
Safarik X
8 0 1 0 i
Second Reading: February 15, 2006
To Mayor: February 17, 2006 ROLL CALL VOTE
Returned: February 24, 2006 AYES NOES ABS EX
Effective: February 24 , 2006 Arakaki X
Published: March 4, 2006 Higa X
Hoffmann X
REMARKS: Holschuh X
Ikeda X
Isbell X
Jacobson X
Pilago X
T
Safarik X
8 0 1 0
1 DO HEREBY CERTIFY that the foregoing BILL was adopted by the County Council published as
indicated above.
APPROVED AS TO
FOR. AND LEGALITY:
00000
TCOUNCIL CHAIRh1AN611
DEPUTif d0RPbRA-r1(5N C UNSEL
COUNTY OF HAWAH
Date FEB 2 ') 2006
COUNTY CLERK
199
Bill No.:
C-616/PC-52 -
pprove,dlDisapproved this day
Reference:
Ord No.:
bM 20 ot,
Y R, C Tj'OF HAWAI`I
DRAFT TRAFFIC IMPACT ANALYSIS REPORT
FOR THE PROPOSED
AGRICULTURAL INNOVATION PARK
AND FOOD SYSTEMS CAMPUS
SOUTH HILO, HAWAII ISLAND
TAX MAP KEY: 2-3-036: PORTION OF 2
L Introduction
A. Project Description
The Food Basket, Inc. is proposing to develop the Agricultural Innovation Park and
Food Systems Campus (AIPFSC) in South Hilo, Hawaii Island. The project site is
identified as Tax Map Key: 2-3-036:002. The 24.493-acre property is located on the south
side of Ponahawai Street,between Komohana Street and Kapiolani Street. Figure 1 depicts
the project location and study area. The Agricultural Innovation Park and Food Systems
Campus is expected to be fully built-out and operational by the Year 2028.
The AIPFSC will consist of six (6) components: two (2) facilities, totaling 43,400
square feet of gross floor area (SFGFA), will be located on the agricultural portion of the
campus and four(4)facilities, totaling 108,800 SFGFA, will be located on the commercial
portion of the campus.
The Food Basket, Inc. will be submitting a change of zone to the County of Hawaii for
a 16.4-acre portion of the property from agricultural to commercial zone. The commercial
portion of the Agricultural Innovation Park and Food Systems Campus is the subject of this
Traffic Impact Analysis Report. The commercial portion of the AIPFSC will include a
43,400 SFGFA Food Center and Food Bank (Al) for emergency food distribution and
storage. Drive-through access will accommodate delivery trucks to satellite food banks
and is not intended for food distribution to individual households.
The commercial portion of the AIPFSC also will include a 19,100 SFGFA office center
133), a 38,900 SFGFA community center(134), and a 7,400 SFGFAfarmer's market(134.5).
The office center will provide office space and conference rooms. The community center
will provide education and special event venues between the food growers and producers
and the community. The proposed farmer's market is expected to operate in the evenings
and on weekends and is not included in the traffic impact analysis.
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The agricultural portion of the AIPFSC will include a 30,300 SFGFA Agricultural
Innovation Center (A2), which will provide production facilities for the manufacturing,
processing, and packing of island food products, and kitchens and a food-science
laboratory for workforce training and business incubation. The agricultural portion of the
AIPFSC also will include 16.4 acres of agricultural land and a 12,100 SFGFA shade house
A2.5)for incubator crops, community gardens, and farmer training. A staff of 20 persons
is estimated for the agricultural land and shade house. Table 1 summarizes the AIPFSC
development plan.
Table 1. The Agricultural Innovation Park and Food Sys ems Campus
Zone Component Units
Agriculture Innovation Center A2 30,300 SFGFA
Agriculture Agricultural Land & Shade House (A2.5) 12,100 SFGFA
16.4 Acres
Food Center and Food Bank Al 43,400 SFGFA
Commercial
Agricultural Support Office Center 133 19,100 SFGFA
Community Center 134 38,900 SFGFA
Farmer's Market 134.5 7,400 SFGFA
Access to the Agricultural Innovation Park and Food Systems Campus (AIPFSC) will
be provided by three (3) driveways on the south side of Ponahawai Street: the West
Driveway will provide access to the agricultural portion of the campus of the site and the
Middle and East Driveways will provide access to the commercial portion of the campus.
The proposed site plan is depicted on Figure 2.
B. Purpose and Scope of the Study
The purpose of this study is to analyze the traffic impacts of the commercial portion of
the proposed Agricultural Innovation Park and Food Systems Campus. This Traffic Impact
Analysis Report (TIAR) is prepared in accordance with the Hawaii County Code Chapter
25 Section 25-2-46 (Concurrency Requirements). The scope of the TIAR for the proposed
project includes the following:
1. Obtain the most recent available traffic count data and pre-pandemic (2019) traffic
count data from the State Department of Transportation (DOT), and from relevant
traffic studies prepared for other developments in the vicinity of the project.
2. Conduct turning movement traffic count surveys during the AM and PM peak periods
of weekday traffic on Ponahawai Street, between Komohana Street and Kapiolani
Street.
3. Analyze the data collected in Item Nos. 1 and 2 to establish the existing conditions.
4. Estimate future traffic conditions for the 5-year, 10-year, and 20-year planning
horizons,including other developments and traffic improvements in the vicinity,which
have been approved or committed to within the time frame of this traffic study.
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C
Al HAWAI'I ISLAND COMMUNITY FOOD CENTER&FOOD BANK B3 AG SUPPORT OFFICEHA2AGRICULTURALINNOVATIONCENTER
A25 SHADE HOUSE i B4 COMMUNITY CENTER
PHASE
B45 FARMERS MARKET PAVILION
PHASE AGRICULTURAL LANDS
Figure 2. Agricultural Innovation Park and Food Systems Campus Site Plan
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5. Analyze the 5-year, 10-year, and 20-year planning horizons traffic conditions without
the proposed project, during the AM, midday, and PM peak hours of weekday traffic,
in order to establish the baseline conditions from which to measure the traffic impacts
of the proposed project.
6. Develop weekday AM midday, and PM peak hour trip generation characteristics for
the proposed project, using generally accepted techniques developed by the Institute of
Transportation Engineers.
7. Analyze the AM, midday, and PM peak hour site-generated traffic impacts for the 5-
year, 10-year, and 20-year planning horizons.
8. Recommend traffic improvements that would mitigate the traffic impacts identified in
this traffic study.
C. Methodologies
1. Capacity Analysis
The highway capacity analysis, performed in this study, is based upon procedures
presented in the Highway Capacity Manual, 61h Edition (HCM), published by the
Transportation Research Board. HCM defines the Level of Service (LOS) as "a
quantitative stratification of a performance measure or measures representing quality
of service." HCM defines the six (6)Levels of Service from the traveler's perspective,
ranging from the best LOS "A" to the worst LOS "P. LOS translates the complex
mathematical results of the highway capacity analysis into an A through F grading
system for the purpose of simplifying the roadway performance for decision-makers.
Synchro is a traffic analysis software that was developed by Trafficware. Synchro
is an intersection analysis program that is based upon the HCM 6th Edition
methodology. Synchro is used to calculate the Levels of Service for the intersections
in the study area. Worksheets for the capacity analysis, performed throughout this
report, are compiled in the Appendix.
LOS's "A", "B", and "C" are generally considered to be satisfactory Levels of
Service. The Hawaii County Code Chapter 25, Section 25-2-46 "Concurrency
Requirements" defines LOS "D" as the minimum acceptable Level of Service. LOS's
E" and "F" are defined as worse than acceptable Levels of Service. The intersection
LOS is primarily based upon average delay (d) in seconds per vehicle (sec/veh). The
delays at unsignalized intersections, which include stop-controlled intersections and
roundabouts, are generally shorter than signalized intersections, due to the drivers'
expectation and acceptance of longer delays at higher-volume signalized intersections.
Table 2 summarizes the HCM LOS criteria.
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Table 2. Intersection Level of Service Criteria (HCM)
Signalized Unsignalized
LOS Control Control Description
Delay d (sec/veh)
A d<_10 d<_10 Control delay is minimal.
B 10<d <_20 10<d<_15 Control delay is not significant.
C 20<d<_35 15<d<_25 Stable operation. Queuing begins to occur.
D 35<d<_55 25<d<_35
Less stable condition. Increase in delays,
decrease in travel speeds.
E 55<d<_80 35<d<_50 Unstable operation, significant delays.
F d>80 d>50 High delays, extensive queuing.
2. Trip Generation
The trip generation methodology is based upon generally accepted techniques
developed by the Institute of Transportation Engineers (ITE) and published in the Trip
Generation Manual, I Ith Edition. The ITE trip rates were developed by correlating the
total vehicle trip generation data with various land use activities/characteristics, such
as the vehicle trips per hour(vph)per 1,000 square feet of gross floor area (SFGFA).
3. Left-Turn Lane Warrant
The left-turn lane analysis on a two-lane roadway was based upon A Policy on
Geometric Design of Highways and Streets, 2011, published by the American
Association of State Highway and Transportation Officials (AASHTO). The AASHTO
guide analyzes the combination of the left-turn volume (minimum 5 percent of the
advancing volume), the advancing volume (left-turn, through and right-turn volume
totals), the opposing volume (left-turn, through and right-turn volume totals), and
operating speed (minimum 40 miles per hour). The AASHTO guide was based upon
the "Volume Warrants for Left-Turn Storage Lanes atUnsignalized Grade Intersections",
Highway Research Record 211, Highway Research Board, 1967, by M. D. Harmelink.
The Harmelink left-turn volume warrant analyzed the probability of the arrival of an
advancing vehicle slowing and/or stopping behind a stopped vehicle, turning left from
the through traffic lane.
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II. Existing Conditions
A. Roadways
Ponahawai Street is a two-way, two-lane collector roadway between Kamehameha
Avenue and Komohana Street. The posted speed on Ponahawai Street is 40 miles per hour
mph). East ofthe project site,the posted speed on Ponahawai Street is reduced to 25 mph.
Westbound Ponahawai Street provides separate left-turn and right-turn lanes at its
signalized Tee-intersection with Komohana Street. To the east, Ponahawai Street provides
a shared left-turn/through/right-turn lane in both directions at its signalized intersection
with Kapiolani Street.
Komohana Street is a two-way, two-lane collector roadway between Waianuenue
Avenue and Ainaola Drive in South Hilo. North of Ponahawai Street, the posted speed
limit on Komohana Street is 35 mph. South of Ponahawai Street, the posted speed limit
on Komohana Street increases to 45 mph. Komohana Street provides exclusive left-turn
and right-turn lanes at its signalized Tee-intersection with Ponahawai Street.
Kapiolani Street is a two-way, two-lane local roadway between Waianuenue Avenue
and Mohouli Street. Kapiolani Street provides a shared left-turn/through/right-turn lane in
both directions at its signalized intersection with Ponahawai Street. The posted speed on
Kapiolani Street is 25 mph.
B. Existing Peak Hour Traffic Volumes and Operating Conditions
1. Field Investigation and Data Collection
A traffic count survey was conducted on Ponahawai Street at the project site
frontage on August 24-25, 2022 and on August 30-31, 2022 from 6:30 AM to 8:30 AM
and from 1:00 PM to 5:00 PM. The peak hour traffic on Ponahawai Street were used
to determine the peak periods of traffic for the traffic count surveys at the adjacent
intersections. Turning movement traffic count surveys were conducted from 3:30 PM
to 5:30 PM on August 24, 2022, and from 7:00 AM to 9:00 AM and from 1:30 PM to
3:30 PM on August 30, 2022 at the following intersections:
Ponahawai Street and Komohana Street
Ponahawai Street and Kapiolani Street
2. Existing AM Peak Hour Traffic
The existing AM peak hour of traffic in the study area occurred from 7:15 AM to
8:15 AM. Ponahawai Street carried about 850 vehicles per hour (vph), total for both
directions, during the existing AM peak hour of traffic. Komohana Street carried over
1,100 vph, total for both directions, while Kapiolani Street carried about 600 vph.
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During the existing AM peak hour of traffic, the intersection of Komohana Street
and Ponahawai Street operated at an overall LOS "B". The traffic movements at the
intersection operated at satisfactory Levels of Service, i.e., LOS "C" or better, during
the existing AM peak hour of traffic.
The intersection of Kapiolani Street and Ponahawai Street also operated at an
overall LOS "B". The traffic movements at the intersection operated at satisfactory
Levels of Service, during the existing AM peak hour of traffic. Figure 3 depicts the
existing AM peak hour traffic volumes.
3. Existing Midday Peak Hour Traffic
The existing midday peak hour of traffic in the study area occurred from 2:00 PM
to 3:00 PM. Ponahawai Street carried about 600 vph, total for both directions, during
the existing midday peak hour of traffic. Komohana Street carried over 1,000 vph and
Kapiolani Street carried about 550 vph, total for both directions.
The Ponahawai Street intersections at Komohana Street and Kapiolani Street,
operated at satisfactory Levels of Service, during the existing midday peak hour of
traffic. The existing midday peak hour traffic volumes are depicted on Figure 4.
4. Existing PM Peak Hour Traffic
The existing PM peak hour of traffic in the study area occurred from 4:00 PM to
5:00 PM. Komohana Street carried over 600 vph, total for both directions during the
existing PM peak hour of traffic. Ponahawai Street carried about 650 vph, total for
both directions, while Kapiolani Street carried about 450 vph.
The Ponahawai Street intersections at Komohana Street and Kapiolani Street,
continued to operate at satisfactory Levels of Service, during the existing PM peak hour
of traffic. Figure 5 depicts the existing PM peak hour traffic volumes.
C. Pre-Pandemic Traffic Conditions
In 2020 and during the first half of 2021, the traffic volumes throughout the State of
Hawaii declined dramatically, due the Coronavirus 2019 (COVID-19) travel restrictions
and the Statewide shutdown order. Historic traffic count data collected on Ponahawai
Street were obtained from the DOT. DOT collected traffic count data on Ponahawai Street,
west of Kapiolani Street, in September 2019. The 2019 DOT traffic count data were
compared with the 2022 traffic count data, collected for this traffic study.
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The current AM and midday peak hour traffic count data on Ponahawai Street were
about 9 percent and 10 percent higher than the DOT 2019 pre-pandemic AM and midday
peak hour traffic count data. The existing PM peak hour traffic count volume on
Ponahawai Street was about the same as the DOT 2019 PM peak hour traffic volume. The
existing (2022) AM and midday traffic count data have returned to non-pandemic
conditions, while the existing PM peak hour has returned to pre-pandemic conditions.
Table 3 compares the average 2019 DOT traffic count data with the existing (2022)traffic
count data on Ponahawai Street west of Kapiolani Street.
Table 3. Ponahawai Street Traffic Com arison
Period 2019 2022 Change 2021 to 2019
AM Peak Hour 784 854 8.9%
Midday Peak Hour 585 644 10.2%
PM Peak Hour 631 630 0.2%
D. Crash Analysis
The most recent available crash data along Ponahawai Street, between Komohana
Street and Kapiolani Street, were requested from the Hawaii State Department of
Transportation(DOT). In its letter dated September 19, 2022 (HWY-TS 22-2.0197), DOT
found two (2) major traffic crashes along Ponahawai Street between the Years 2019 and
2021. One (1) crash involved rear-end collisions between three (3) vehicles headed
westbound on Ponahawai Street at Komohana Street. The second crash occurred between
a vehicle turning left from Kapiolani Street and a pedestrian crossing Ponahawai Street.
No crashes were reported along the project site frontage on Ponahawai Street. No bicycle
accidents were reported by DOT. The DOT data were collected under the Highway Safety
Improvement Program of Title 23, United States Code (U.S.C.), Section 148, and are
protected under Title 23, U.S.C., Section 407.
III. Future Traffic Conditions
A. Background Growth in Traffic
The Federal-Aid Highways 2035 Transportation Plan for the District of Hawaii
TPDH) was prepared for the State of Hawaii Department of Transportation (DOT), in
cooperation with the County of Hawaii Department of Public Works and Planning
Department. The TPDH developed long-range travel forecasts for Hawaii Island based
upon future socio-economic conditions. The 2035 TPDH projected an annual growth rate
of about 1.14 percent in vehicle trips in South Hilo.
For the purpose of this traffic study, the TPDH-projected 1.14 percent annual growth
rate in traffic was uniformly applied to existing AM and midday peak hour traffic and the
pre-pandemic PM peak hour of traffic to estimate the Year 2028 traffic demands in the
study area.
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B. AICFSC Agricultural Trip Generation
The ITE trip generation characteristics for Manufacturing (ITE Land Use Code 140)
were used to estimate the Agricultural Innovation Center(A2)peak hour trips. ITE has not
published peak hour trip generation rates for agricultural activities. Because of the labor-
intensive characteristics of agricultural activities, the number of workers is expected to be
the best indicator for the trips generated by the agricultural activities. A trip generation
study was prepared by The Traffic Management Consultant (TMC) for the Traffic Access
Analysispdate for the Proposed Monsanto Kunia Master Plan in Kunia, Oahu, Hawaii,
dated January 24, 2011. The trip generation rates for the Monsanto operations in Kunia
were used to estimate the trip generation characteristics of the Agriculture Land and Shade
House (A2.5). The trip generation characteristics of the agricultural portion of the
Agricultural Innovation Park and Food Systems Campus is summarized in Table 4.
Table 4. Agricultural Trip Generation Characteristics
Peak Hour
Agricultural Trips (vph)
A2 A2.5 Total
Enter 21 13 34
AM Peak Hour Exit 7 1 8
Total 28 14 42
Enter 17 5 22
Midday Peak Hour Exit 24 13 37
Total 41 18 59
Enter 7 1 8
PM Peak Hour Exit 15 13 28
Total 22 14 38
C. 2028 Peak Hour Traffic Analysis Without Project
The left-turn movement from Ponahawai Street onto Komohana Street is expected to
operate at LOS "D". The other traffic movements at the Ponahawai Street intersections at
Komohana Street and at Kapiolani Street are expected to operate at satisfactory Levels of
Service, during the 2028 AM, midday, and PM peak hours of traffic without the proposed
project. The West Driveway is expected to operate at LOS"C" at Ponahawai Street, during
the AM, midday, and PM peak hours of traffic. Figures 6, 7, and 8 depict the projected
2028 AM, midday, and PM peak hour traffic without the proposed project, respectively.
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p C
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435 Bch Ponahawai St Ponahawai St
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Figure 6. Year 2028 AM Peak Hour Traffic Without Project
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Figure 8. Year 2028 PM Peak Hour Traffic Without Project
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IV. Traffic Impact Analysis
A. Commercial Trip Generation Characteristics
The 43,400 SFGFA Food Center and Food Bank (Al) is expected to provide for
emergency food storage and distribution. Drive-through access will accommodate delivery
trucks to/from satellite food banks. The ITE trip generation rates for Warehousing (ITE
Land Use Code 150) were used to estimate the trip generation from the Food Center and
Food Bank.
The commercial portion ofthe Agricultural Innovation Park and Food Systems Campus
also will include 19,100 SFGFA Office Center (133), 38,900 SFGFA Community Center
134), and a 7,400 SFGFA Farmer's Market (134.5). The ITE trip generation rates for
General Office (ITE Land Use Code 710)were used to estimate the trip generation for the
Office Center. The ITE trip generation rates for a Recreational Community Center (ITE
Land Use Code 495)were used to estimate the trip generation for the Community Center.
The proposed Farmer's Market is expected to operate in the evenings and on weekends and
is not included in the traffic impact analysis. Table 5 summarizes the trip generation
characteristics of the commercial portion of the Agricultural Innovation Park and Food
Systems Campus.
Table 5. Commercial Trip Generation Characteristics
Peak Hour
Commercial Trips (vph)
Al B3 B4.5 Total
Enter 22 36 49 85
AM Peak
Exit 7 5 25 30
Hour
Total 29 41 74 115
Enter 6 12 90 102
Midday Exit 21 9 101 110PeakHour
Total 27 21 191 212
Enter 9 7 64 71
PM Peak Exit 23 35 72 107
Hour
Total 32 42 136 178
B. Traffic Assignment
The peak hour site traffic assignments were based upon the existing traffic circulation
patterns. The AM, midday, and PM peak hour site traffic assignments are depicted on
Figures 9, 10, and 11, respectively.
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I
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Figure 9. AM Peak Hour Site Traffic Assignment
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Figure 10. Midday Peak Hour Site Traffic Assignment
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I4f
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r27 Ponahawai St Ar0 r19 r12 Ponahawai St y y r0 Ponahawai St
och 30k o0 20k wo 105-k o0oc
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Figure 11. PM Peak Hour Site Traffic Assignment
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C. Year 2028 AM Peak Hour Traffic Impact Analysis
The Ponahawai Street intersection at Komohana Street is expected to operate at an
overall LOS "B", during the Year 2028 AM peak hour of traffic with the proposed project.
The left-turn movement from Ponahawai Street onto Komohana Street is expected to
continue to operate at LOS "D". The other traffic movements at the Komohana Street
intersection are expected to operate at satisfactory Levels of Service.
The intersection of Ponahawai Street and Kapiolani Street is expected to operate at an
overall LOS "C", during the Year 2028 AM peak hour of traffic with the proposed project.
The traffic movements at the Kapiolani Street intersection are expected to operate at
satisfactory Levels of Service. The West, Middle, and East Driveways are expected to
operate at LOS "C" at Ponahawai Street. The Year 2028 AM peak hour traffic volumes
with the proposed project are depicted on Figure 12.
D. Year 2028 Midday Peak Hour Traffic Impact Analysis
During the Year 2028 midday peak hour of traffic with the proposed project, the
Ponahawai Street intersections at Komohana Street and Kapiolani Street are expected to
operate at LOS "B". The traffic movements at both intersections are expected to operate
at satisfactory Levels of Service. The West, Middle, and East Driveways are expected to
continue to operate at LOS "C" at Ponahawai Street. The AASHTO guide for the
installation of an exclusive left-turn lane is expected to be met on westbound Ponahawai
Street at the Middle Driveway. Figure 13 depicts the Year 2028 midday peak hour traffic
with the proposed project.
E. Year 2028 PM Peak Hour Traffic Impact Analysis
The Ponahawai Street intersections at Komohana Street and Kapiolani Street are
expected to operate at LOS "B", during the Year 2028 PM peak hour of traffic with the
proposed project. The traffic movements at the signalized intersections are expected to
operate at satisfactory Levels of Service. The West, Middle, and East Driveways are
expected to continue to operate at LOS "C" at Ponahawai Street. The Year 2028 PM peak
hour traffic with the proposed project is depicted on Figure 14.
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C C
@ @
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Y NY R
336 F567 F577 F596 cVn cNr,N F481
y y r145 Ponahawai St r19 r26 r22 Ponahawai St 0 + L. r46 Ponahawai St
f 472- R if 456- R i# 446- vs 23-0 vi T
LO0 15-* vv 20-k 17-* com 401- MNLO
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Figure 12. Year 2028 AM Peak Hour Traffic With Project
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U)
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NY 65
wN R235 451 431 441 4ww- F
y r231 Ponahawai St r12 r30 r18 Ponahawai St A y %k r595 Ponahawai St
f 3810y R if 372- `s 380-> R 37-f R f if
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p Mr 18-* N
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Figure 13. Year 2028 Midday Peak Hour Traffic With Project
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Cn U)
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198 F430 F405 F406
PonahawaiSt rnN F 36 1
Ponahawai Sty263PonahawaiStr4r19r12irB7c61
if 439- R (4 433 R r 448- R it 22a " v T
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0
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Figure 14. Year 2028 PM Peak Hour Traffic With Project
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Traffic Impact Analysis Report October 17, 2022
V. Long-Range Traffic Analysis
A. Future Growth in Traffic
The proposed project is expected to be fully built out and operational by the Year 2028.
The trip generation for the proposed project is assumed to remain constant beyond the Year
2028. However, the Hawaii County Concurrency Requirements include the analysis of
ten-year (2033) and twenty-year (2043)traffic projections for future growth in the project
area, which are beyond the development time frame of the proposed project. The TPDH
average annual growth rate of 1.14 percent vehicle trips generated in the South Hilo region
was extrapolated to estimate the Years 2033 and 2043 AM, midday, and PM peak hour
traffic without the proposed project.
B. Year 2033 Peak Hour Traffic Analysis
1. 2033 Peak Hour Traffic Analysis Without Project
The intersection of Komohana Street and Ponahawai Street is expected to operate
at an overall LOS "C", during the Year 2033 AM peak hour of traffic without the
proposed project. The left-turn movements from Ponahawai Street onto Komohana
Street and from Komohana Street onto Ponahawai Street are expected to operate at
LOS "D". The other traffic movements at the intersection are expected to operate at
satisfactory Levels of Service.
While the overall intersection of Kapiolani Street and Ponahawai Street is expected
to operate at LOS "C", westbound Ponahawai Street and northbound Kapiolani Street
are expected to operate at LOS "D". The West Driveway is expected to continue to
operate at LOS"C", during the Year 2033 AM peak hour of traffic without the proposed
proj ect.
During the Year 2033 midday and PM peak hours of traffic without the proposed
project, the Ponahawai Street intersections in the study area are expected to operate at
satisfactory Levels of Service. Figures 15, 16, and 17 depict the Year 2033 AM,
midday, and PM peak hour traffic without the proposed project, respectively.
2. 2033 Peak Hour Traffic Analysis With Project
The southbound left-turn movement from Komohana Street onto Ponahawai Street
is expected to operate at LOS "D", during the Year 2033 AM peak hour of traffic with
the proposed project. The other traffic movements at the intersection of Komohana
Street and Ponahawai Street are expected to operate at satisfactory Levels of Service.
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f6
Y?NYCCt6
CQU
L O
OE
65IL
7 r66 524PonahawaiSt Ponahawai Styr15g
485- PonahawaiSt PonhawaiSt 251 '1 f il
CF)0)rn 15-* 434- r-CD 00rn
o CON 21y N
7
3 CD
O
Cn
Figure 15. Year 2033 AM Peak Hour Traffic Without Project
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0 o
t= m
Y.1 1 NY R73
y L -
232
r228 Ponahawai St r425 y y r665 Ponahawai St
N 376- ` Ponahawai St Ponhawai St 37'f R f
10-* 341- Nrn00N
O 18y N
3 C N
O
N CD
n
Figure 16. Year 2033 Midday Peak Hour Traffic Without Project
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Cn
6C C
M 4
r- OOQEa
Y R Y R
c0cn 'k`296 000 E-424 ccnnorn -370
y L Ar262 Ponahawai St y y r4 y L „ r74 Ponahawai St
T 0-0 T Ponahawai St Ponhawai St 22'f vS T 7f
r`N 448- v o v 385- M CD`O
O N 4-* 55y N
N CO
3
C
o
v o
Figure 17. Year 2033 PM Peak Hour Traffic Without Project
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Traffic Impact Analysis Report October 17, 2022
Westbound Ponahawai Street and northbound Kapiolani Street are expected to
continue to operate at LOS "D", during the Year 2033 AM peak hour of traffic with the
proposed project. The Middle Driveway is expected to operate at LOS "D" at
Ponahawai Street. The East and West Driveways are expected to continue to operate
at LOS "C", during the Year 2033 AM peak hour of traffic with the proposed project.
During the Year 2033 midday and PM peak hours of traffic with the proposed
project, the Ponahawai Street intersections in the study area are expected to operate at
satisfactory Levels of Service. The Year 2033 AM, midday, and PM peak hour traffic
with the proposed project are depicted on Figures 18, 19, and 20, respectively.
C. Year 2043 Peak Hour Traffic Analysis
1. 2043 Peak Hour Traffic Analysis Without Project
The intersection of Komohana Street and Ponahawai Street is expected to operate
at an overall LOS "D", during the Year 2043 AM peak hour of traffic without the
proposed project. The left-turn movement from Komohana Street onto Ponahawai
Street is expected to operate at LOS "F". The left-turn and right-turn movements from
Ponahawai Street onto Komohana Street are expected to operate at LOS "D". The
northbound through movement on Komohana Street also is expected to operate at
LOS "D".
During the 2043 AM peak hour traffic without the proposed project,the intersection
of Kapiolani Street and Ponahawai Street is expected to operate at an overall LOS "E".
Westbound Ponahawai Street and northbound Kapiolani Street are expected to operate
at LOS "F". Souhbound Kapiolani Street is expected to operate at LOS "D". The
West Driveway is expected to continue to operate at LOS "D", during the Year 2043
AM peak hour of traffic without the proposed project.
The Ponahawai Street intersections in the study area are expected to operate at
satisfactory Levels of Service, during the Year 2043 midday and PM peak hours of
traffic without the proposed project. Figures 21, 22,and 23 depict the Year 2043 AM,
midday, and PM peak hour traffic without the proposed project, respectively.
2. 2043 Peak Hour Traffic Analysis With Project
The intersection of Komohana Street and Ponahawai Street is expected to continue
to operate at an overall LOS "D", during the Year 2043 AM peak hour of traffic with
the proposed project. The left-turn movement from Komohana Street onto Ponahawai
Street is expected to operate at LOS "F". The left-turn movement from Ponahawai
Street onto Komohana Street and the northbound through movement on Komohana
Street are expected to operate at LOS "D".
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414
to 65
Ca
C C
N M
r- O
O
E N
0 NY R
rn(0 *`376 631 641 660 000 v -531
ir162 Ponahawai St Ar19 Ar26 r22 Ponahawai St A y k r52 Ponahawai St
T 522- R 506- *s ?f 496- *s ?f 26- R T r
h(0 0000r` 15 20 17 446
Nocfl 22y N
0
m mvQv
rt
cn
Cn
Figure 18. Year 2033 AM Peak Hour Traffic With Project
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Traffic Impact Analysis Report October 17,2022
Cn
C
VC OOQECu
o Y
00 N `'-258 497 477 487 w M -424yPonahawaiSt123O1gPonahawaiSt Ponahawai Str254
N tn 4
10-
R r 411- R 419- R 41 INT e
NIA N 25y 18y MN NNE 381- COM00
o 2Oy N
0
m mvam
nZ3i p D o
cn
Cn
Figure 19. Year 2033 Midday Peak Hour Traffic With Project
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Traffic Impact Analysis Report October 17,2022
Cn
C C
M M
0 OOQEN
0 NY R
N 11-253 554 530 531 N)cODo w F468
y y r337 Ponahawai St r4 r19 r12 Ponahawai St A y r89 Ponahawai St
C
571- R 565- R r 580- r 28 T
NW coo CC) r`Or`4y 20y N M 15'* N 502y Cl)N~p Cl)
0
rn m
Q v
v 0 D
Cn
C.:
Figure 20. Year 2033 PM Peak Hour Traffic With Project
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in
1=
0 o
0
E
o Y
42
y L ir 89 Ponahawai St r1g4 y L„ r634 Ponahawai St
f r 586- R Ponahawai St Ponhawai St 301 " R 4
M 15y t 523- rn o
CY)o aoc 25y
3
0 v
v o.
Figure 21. Year 2043 AM Peak Hour Traffic Without Project
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130
o
oYQEO317Na0027gyLyirpPonahawaiStPonahawaiSt2_
o 410y N Ponahawai St Ponhawai St 408 Morn
o 21y co
7
3
ED
v
o
Figure 22. Year 2043 Midday Peak Hour Traffic Without Project
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Cn
C C
L O
CU
O QEN
Y NY `-81
y L r311 Ponahawai St r4O8 y r89 Ponahawai St
f r 536- R r Ponahawai St Ponhawai St 261 R f if
orn 4- 459- MtitioMC° 66y N
E
v
o
Figure 23. Year 2043 PM Peak Hour Traffic Without Project
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Traffic Impact Analysis Report October 17, 2022
The intersection of Kapiolani Street and Ponahawai Street is expected to operate at
an overall LOS "F", during the 2043 AM peak hour traffic with the proposed project.
Westbound Ponahawai Street and northbound Kapiolani Street are expected to continue
to operate at LOS "F". Souhbound Kapiolani Street is expected to operate at LOS "D".
The Middle Driveway is expected to operate at LOS "E", while the East and West
Driveways are expected to operate at LOS "D", during the Year 2043 AM peak hour of
traffic with the proposed project.
The Ponahawai Street intersection with Komohana Street is expected to operate at
satisfactory Levels of Service, during the Year 2043 midday hour of traffic with the
proposed project. Westbound Ponahawai Street at Kapiolani Street is expected to
operate at LOS "D". The Middle Driveway is expected to operate at LOS "D" at
Ponahawai Street.
During the Year 2043 PM peak hour of traffic with the proposed project, the left-
turn movement from Ponahawai Street is expected to operate at LOS "D". The Middle
Driveway also is expected to operate at LOS "D" at Ponahawai Street. The other
intersections in the study area are expected to operate at satisfactory Levels of Service.
The Year 2043 AM, midday, and PM peak hour traffic with the proposed project are
depicted on Figures 24, 25,and 26, respectively.
VI. Recommendations and Conclusions
A. Recommended Traffic Improvements With Project
1. Ponahawai Street should be widened at the Middle Driveway to provide an exclusive
left-turn lane in the westbound direction. The left-turn lane should provide the
appropriate design speed deceleration length
2. Ponahawai Street should be widened at the Middle Driveway to provide a 100 foot-
long median refuge lane in the westbound direction.
3. The County of Hawaii should consider lowering the posted speed on Ponahawai Street
in the vicinity of the project site to provide a speed transition between the 40 mph
posted speed to the west and 25 mph posted speed to the east.
B. Conclusions
The intersections in the study area operated at satisfactory Levels of Service during the
existing peak hours of traffic. The study area intersections are expected to continue to
operate at acceptable Levels of Service, through the Year 2033 peak hours of traffic with
the proposed project. By the Year 2043, worse than acceptable Levels of Service are
expected at the Ponahawai Street intersections at Komohana Street and at Kapiolani Street,
during the AM peak hour of traffic without the proposed project.
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I
NC C
0 N
O
O QEN
Y WY R
N R452 759 769 788 01R rn -631
r194 Ponahawai St r19 Ar26 r22 Ponahawai St A? y y r63 Ponahawai St
T r
715-*
R 607- 597- R if 31 f
cmrn vv 2O-* rnr` 17-* cflm 535- ono
p 00OM 26-* Mr
mCn vQm
m
U)
Figure 24. Year 2043 AM Peak Hour Traffic With Project
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Cz
aoa
Y NY 'k-88
00 M R304 589 569 579 502
PonahawaiSt Ponahawai St+ r299 PonahawaiSt r12 r30 r1$
498- *i ti 489- N ti 497- o 0 48-0 IN rn f0010yN— 25y MN 18- NN 448-MMrn
o N
0
m mNav
m cvoo
Figure 25. Year 2043 Midday Peak Hour Traffic With Project
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YC0O
N253 554 530 531 MrowQ 468
nahawaiSt 4 1 g 12 PonahawaiSt 89y337PoPonahawaiStCRr
O
f
J(D
R 565- R 580- R 28 R f
N(20y NM 15-* °r°N 502- cir-
o Cl) 72y N
0m vav
v m U) o.
Figure 26. Year 2043 PM Peak Hour Traffic With Project
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Traffic Impact Analysis Report October 17, 2022
The Ponahawai Street intersections at the West, Middle, and East Driveways are not
expected to meet the AASHTO guide for the installation of exclusive left-turn lanes.
However, the Middle Driveway is expected to operate at LOS "E" conditions, during the
Year 2043 AM peak hour of traffic. The recommended traffic improvements at the Middle
Driveway on Ponahawai Street are expected to improve egress to LOS"C" conditions. The
development of the proposed Agricultural Innovation Park and Food Systems Campus in
South Hilo, Hawaii Island is not expected to significantly impact traffic operations on
Ponahawai Street. Table 6 summarizes the traffic impact analysis for this study.
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Table_. Summary of CapacityAnalysis
Scenario Intersection MOE EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Intersection
LOS N/A N/A N/A C N/A A N/A B A A A N/A B
Komohana St&Ponahawai St Delay N/A N/A N/A 29.6 N/A 9.8 N/A 14.5 3.6 7.6 4.4 N/A 11.2
Existing AM Peak vie N/A N/A N/A 0.47 N/A 0.62 N/A 0.61 0.24 0.50 0.18 N/A Max.0.62
Hour Traffic LOS N/A B N/A N/A C N/A N/A B N/A N/A B 0 B
Kapiolani St&Ponahawai St Delay N/A 15.3 N/A N/A 20.5 N/A N/A 18.4 N/A N/A 16.2 N/A 17.9
vie N/A 0.61 N/A N/A 0.77 N/A N/A 0.59 N/A N/A 0.51 N/A Max.0.77
LOS N/A N/A N/A C N/A A N/A B A A A 0 B
Komohana St&Ponahawai St Delay N/A N/A N/A 31.1 N/A 7.3 N/A 11.5 2.7 5.1 6.0 N/A 10.3
Existing Midday vie N/A N/A N/A 0.56 N/A 0.41 N/A 0.36 0.14 0.24 0.32 N/A Max.0.56
Peak Hour Traffic LOS N/A B N/A N/A B N/A N/A B N/A N/A B N/A B
Kapiolani St&Ponahawai St Delay N/A 14.4 N/A N/A 19.2 N/A N/A 12.5 N/A N/A 11.6 N/A 14.9
vie N/A 0.51 N/A N/A 0.71 N/A N/A 0.44 N/A N/A 0.36 N/A Max.0.71
LOS N/A N/A N/A C N/A A N/A B A A A N/A B
Komohana St&Ponahawai St Delay N/A N/A N/A 31.6 N/A 6.9 N/A 10.8 2.9 5.6 7.0 N/A 10.7
ExistingPM Peak vie N/A N/A N/A 0.60 N/A 0.36 N/A 0.23 0.14 0.27 0.39 N/A Max.0.60
Hour Traffic LOS N/A B N/A N/A C N/A N/A A N/A N/A A N/A B
Kapiolani St&Ponahawai St Delay N/A 17.5 N/A N/A 21.5 N/A N/A 9.6 N/A N/A 1N/A N/A 15.8
vie N/A 0.58 N/A N/A 0.70 N/A N/A 0.28 N/A N/A 0.27 N/A Max.0.70
LOS N/A N/A N/A D N/A B N/A C A B A N/A B
Komohana St&Ponahawai St Delay N/A N/A N/A 35.9 N/A 13.1 N/A 20.1 5.6 12.4 4.8 N/A 15.1
vie N/A N/A N/A 0.54 N/A 0.70 N/A 0.72 0.29 0.63 0.20 N/A Max.0.72
2028 AM Peak Hour LOS N/A B N/A N/A C N/A N/A C N/A N/A B N/A C
Traffic Without Kapiolani St&Ponahawai St Delay N/A 17.6 N/A N/A 28.6 N/A N/A 24.6 N/A N/A 19.0 N/A 23.0
Project vie N/A 0.67 N/A N/A 0.87 N/A N/A 0.74 N/A N/A 0.61 N/A Max.0.87
LOS A - - A A - C A A
West Driveway&Ponahawai
DStelay 0.0 - - 8.4 0.0 - 19.6 0.0 0.3
vie - - - 0.02 - - 0.03 N/A
Legend
MOE-Measure ofEffectiveness EBL-Eastbound Left-Turn Movement NBL-Northbound Left-Turn Movement
LOS -Level of Service EBT-Eastbound Through Movement NET-Northbound Through Movement
Delay-Average Delay(seconds/vehicle) EBR-Eastbound RightTurn Movement NBR-Northbound Right-Turn Movement
v/c -Volume-to-Capacity Ratio WBL-Westbound Left-Turn Movement SBL-Southbound Left-Turn Movement
WET-Westbound Through Movement SET-Southbound Through Movement
WBR-Westbound Right-Turn Movement SBR-Southbound Right-Turn Movement
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Table_. Summary of Capacity Analysis
Scenario Intersection MOE EBL EBT EBR Will, WBT WBR NBL NBT NBR Sill, SBT SBR Intersection
LOS N/A N/A N/A C N/A A N/A B A A A N/A B
Komohana St&Ponahawai St Delay N/A N/A N/A 32.0 N/A 6.7 N/A 13.1 2.8 6.4 7.2 N/A 11.3
vie N/A N/A N/A 0.61 N/A 0.45 N/A 0.42 0.17 0.32 0.38 N/A Max.0.61
2028 Midday LOS N/A B N/A N/A C N/A N/A B N/A N/A B N/A B
Peak Hour Kapiolani St&Ponahawai St Delay N/A 15.1 N/A N/A 21.7 N/A N/A 15.4 N/A N/A 13.9 N/A 17.0TrafficWithout
Project vie N/A 0.58 N/A N/A 0.78 N/A N/A 0.55 N/A N/A 0.45 N/A Max.0.78
LOS A - - A A - C A A
West Driveway&Ponahawai St Delay 0.0 - - 8.1 0.0 - 15.3 0.0 0.8
vie - - - 0.01 - - 0.10 N/A
LOS N/A N/A N/A C N/A A N/A B A A A N/A B
Komohana St&Ponahawai St Delay N/A N/A N/A 32.4 N/A 5.9 N/A 12.8 3.0 7.7 9.6 N/A 12.4
vie N/A N/A N/A 0.66 N/A 0.39 N/A 0.30 0.17 0.37 0.51 N/A Max.0.66
2028 PM Peak LOS N/A B N/A N/A C N/A N/A B N/A N/A B N/A B
Hour Traffic Kapiolani St&Ponahawai St Delay N/A 16.6 N/A N/A 22.6 N/A N/A 11.7 N/A N/A 12.2 N/A 16.7
Without Project vie N/A 0.65 N/A N/A 0.78 N/A N/A 0.40 N/A N/A 0.38 N/A Max.0.78
LOS A - - A A - C A A
West Driveway&Ponahawai St Delay 0.0 8.2 0.0 15.4 0.0 0.6
vie - - - 0.00 - - 0.08 N/A
LOS N/A N/A N/A D N/A B N/A C A B A N/A B
Komohana St&Ponahawai St Delay N/A N/A N/A 36.3 N/A 12.5 N/A 21.8 6.2 15.5 4.9 N/A 16.1
vie N/A N/A N/A 0.55 N/A 0.69 N/A 0.74 0.32 0.67 0.20 N/A Max.0.74
LOS N/A B N/A N/A C N/A N/A B N/A N/A C N/A C
Kapiolani St&Ponahawai St Delay N/A 15.2 N/A N/A 26.8 N/A N/A 18.3 N/A N/A 22.6 N/A 21.3
vie N/A 0.66 N/A N/A 0.88 N/A N/A 0.59 N/A N/A 0.69 N/A Max.0.88
LOS A - - A A - C A A
2028 Peak
HourTraffic West Driveway&Ponahawai St Delay 0.0 - - 8.5 0.0 - 19.8 0.0 0.3HoT
vie - - - 0.02 - - 0.04 N/A
LOS A A A C A A
Middle Driveway&Ponahawai St Delay 0.0 - - 8.5 0.0 - 21.7 0.0 0.5
vie - - - 0.03 - - 0.04 N/A
LOS A - - A A - C B A
EastDriveway&Ponahawai St Delay 0.0 - - 8.5 0.0 - 20.3 12.7 0.4
v/c 0.02 0.04 0.00 N/A
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Table_. Summary of Capacity Analysis
Scenario Intersection MOE EBL EBT EBR Will, WBT WBR NBL NBT NBR Sill, SBT SBR Intersection
LOS N/A N/A N/A C N/A A N/A A A A A N/A B
Komohana St&Ponahawai St Delay N/A N/A N/A 32.2 N/A 6.3 N/A 9.9 2.4 5.6 7.9 N/A 11.4
vie N/A N/A N/A 0.64 N/A 0.46 N/A 0.35 0.16 N/A4 0.39 N/A Max.0.64
LOS N/A B N/A N/A C N/A N/A B N/A N/A B N/A B
Kapiolani St&Ponahawai St Delay N/A 15.4 N/A N/A 22.1 N/A N/A 17.0 N/A N/A 15.2 N/A 17.9
vie N/A 0.62 N/A N/A 0.80 N/A N/A 0.59 N/A N/A 0.49 N/A Max.0.80
2028 Midday LOS A - - A A - C A A
Peak Hour West Driveway&Ponahawai St Delay 0.0 - - 8.2 0.0 - 17.1 0.0 0.8
Traffic vie - - - 0.01 - - 0.12 N/A
LOS A - - A A - C A A
Middle Driveway&Ponahawai St Delay 0.0 - - 8.3 0.0 - 18.7 0.0 1.5
vie - - - 0.03 - - 0.12 N/A
LOS A A - A A - C A A
EastDriveway&Ponahawai St Delay 8.3 0.0 - 8.3 0.0 - 16.9 0.0 0.9
vie 0.00 0.02 0.12 N/A
LOS N/A N/A N/A C N/A A N/A B A A B N/A B
Komohana St&Ponahawai St Delay N/A N/A N/A 33.0 N/A 5.6 N/A 13.6 3.1 8.8 10.5 N/A 13.1
vie N/A N/A N/A 0.69 N/A 0.41 N/A 0.31 0.19 0.42 0.52 N/A Max.0.69
LOS N/A B N/A N/A C N/A N/A B N/A N/A B N/A B
Kapiolani St&Ponahawai St Delay N/A 18.3 N/A N/A 24.7 N/A N/A 12.1 N/A N/A 12.5 N/A 18.1
vie N/A 0.71 N/A N/A 0.81 N/A N/A 0.41 N/A N/A 0.39 N/A Max.0.81
LOS A - - A A - C A A
2028 PM Peak
West Driveway&Ponahawai St Delay 0.0 - - 8.3 0.0 - 16.7 0.0 0.6HourTraffic
vie - - - 0.00 - - N/A
LOS A - - A A - C A A
Middle Driveway&Ponahawai St Delay 0.0 - - 8.4 0.0 - 18.2 0.0 1.3
vie - - - 0.02 - - 0.09 N/A
LOS A A A C A A
EastDriveway&Ponahawai St Delay 0.0 - - 8.4 0.0 - IL 0.0 0.8
v/c - - - 0.01 - - 0.09 N/A
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Table_. Summary of Capacity Analysis
Scenario Intersection MOE EBL EBT EBR Will, WBT WBR NBL NBT NBR Sill, SBT SBR Intersection
LOS N/A N/A N/A D N/A B N/A C A D A N/A C
Komohana St&Ponahawai St Delay N/A N/A N/A 35.3 N/A 17.2 N/A 28.3 7.4 35.3 5.6 N/A 22.1
vie N/A N/A N/A 0.56 N/A 0.76 N/A 0.84 0.34 0.83 0.23 N/A Max.0.84
2033 AM Peak LOS N/A C N/A N/A D N/A N/A D N/A N/A C N/A C
Hour Traffic Kapiolani St&Ponahawai St Delay N/A 20.6 N/A N/A 38.9 N/A N/A 35.1 N/A N/A 24.0 N/A 30.5
Without Project vie N/A 0.71 N/A N/A 0.94 N/A N/A 0.85 N/A N/A 0.70 N/A Max.0.94
LOS A - - A A - C A A
West Driveway&Ponahawai St Delay 0.0 - - 8.6 0.0 - 21.3 0.0 0.3
vie - - - 0.02 - - 0.04 N/A
LOS N/A N/A N/A C N/A A N/A B A A A N/A B
Komohana St&Ponahawai St Delay N/A N/A N/A 32.1 N/A 6.3 N/A 14.7 2.9 7.7 8.3 N/A 12.2
vie N/A N/A N/A 0.64 N/A 0.46 N/A 0.48 1 0.19 0.39 1 0.43 1 N/A Max.0.64
2033 Midday Peak LOS N/A B N/A N/A C N/A N/A B N/A N/A B N/A B
Hour Traffic Kapiolani St&Ponahawai St Delay N/A 14.8 N/A N/A 22.8 N/A N/A 19.9 N/A N/A 16.5 N/A 18.9
Without Project vie N/A 0.60 N/A N/A 0.81 N/A N/A 0.66 N/A N/A 0.54 N/A Max.0.81
LOS A - - A A - C A A
West Driveway&Ponahawai St Delay 0.0 8.2 0.0 16.8 0.0 0.8
vie - - - 0.01 - - 0.12 N/A
LOS N/A N/A N/A C N/A A N/A B A A B N/A B
Komohana St&Ponahawai St Delay N/A N/A N/A 32.6 N/A 5.9 N/A 14.0 3.1 9.2 11.5 N/A 13.0
vie N/A N/A N/A 0.68 N/A 0.52 N/A 0.34 0.19 0.44 0.57 N/A Max.0.68
2033 PM Peak LOS N/A B N/A N/A C N/A N/A B N/A N/A B N/A B
Hour Traffic Kapiolani St&Ponahawai St Delay N/A 17.4 N/A N/A 27.0 N/A N/A 12.9 N/A N/A 13.4 N/A 18.8
Without Project vie N/A 0.69 N/A N/A 0.84 N/A N/A 0.46 N/A N/A 0.45 N/A Max.0.84
LOS A - - A A - C A A A
West Driveway&Ponahawai St Delay 0.0 - - 8.4 0.0 - 16.8 0.0 0.0 0.6
vie - - - 0.00 - - 0.09 N/A
44
The Agriculturel Innovation Park and Food Systems Campus DRAFT
fi1 /Tras Impact Analysis Report October 17,2022
Table_. Summary of Capacity Analysis
Scenario Intersection MOE EBL EBT EBR Will, WBT WBR NBL NBT NBR Sill, SBT SBR Intersection
LOS N/A N/A N/A C N/A B N/A C A D A N/A C
Komohana St&Ponahawai St Delay N/A N/A N/A 34.8 N/A 17.8 N/A 29.4 7.7 47.8 5.9 N/A 24.4
vie N/A N/A N/A 0.55 N/A 0.77 N/A 0.85 0.36 0.91 0.23 N/A Max.0.91
LOS N/A C N/A N/A D N/A N/A D N/A N/A C N/A C
Kapiolani St&Ponahawai St Delay N/A 20.4 N/A N/A 43.1 N/A N/A 46.0 N/A N/A 26.1 N/A 34.7
vie N/A 0.72 N/A N/A 0.96 N/A N/A 0.92 N/A N/A 0.73 N/A Max.0.96
LOS A - - A A - C A A
2033 Peak
HourTraffic West Driveway&Ponahawai St Delay 0.0 - - 8.7 0.0 - 22.6 0.0 0.3HoT
vie - - - 0.02 - - 0.04 N/A
LOS A A A D A A
Middle Driveway&Ponahawai St Delay 0.0 - - 8.7 0.0 - 25.4 0.0 0.5
vie 0.03 0.04 N/A
LOS A - - A A - C B A
EastDriveway&Ponahawai St Delay 0.0 - - 8.6 0.0 - 23.2 13.4 0.4
v/c - - - 0.02 - - 0.04 0.00 N/A
LOS N/A N/A N/A C N/A A N/A B A A A N/A B
Komohana St&Ponahawai St Delay N/A N/A N/A 32.7 N/A 6.0 N/A 15.4 2.9 9.0 8.9 N/A 12.8
vie N/A N/A N/A 0.67 N/A 0.48 N/A 0.49 0.21 0.45 0.44 N/A Max.0.67
LOS N/A B N/A N/A C N/A N/A C N/A N/A B N/A C
Kapiolani St&Ponahawai St Delay N/A 15.9 N/A N/A 25.4 N/A N/A 21.2 N/A N/A 17.4 N/A 20.5
vie N/A 0.65 N/A N/A 0.85 N/A N/A 0.69 N/A N/A 0.56 N/A Max.0.85
2033 Midday LOS A I - I A A II C I I A I A
Peak Hour West Driveway&Ponahawai St Delay 0.0 - - 8.3 0.0 - 19.0 0.0 0.8
Traffic vie - - - 0.01 - - 0.14 N/A
LOS A - - A A - C A A
Middle Driveway&Ponahawai St Delay 0.0 - - 8.4 0.0 - 21.0 0.0 1.5
vie - - - 0.03 - - 0.14 N/A
LOS A A A A C A A
EastDriveway&Ponahawai St Delay 8.5 0.0 - 8.4 0.0 - 18.7 0.0 0.9
vie 0.00 - - 0.02 - - 0.14 N/A
45
The Agriculturel Innovation Park and Food Systems Campus DRAFT
fi1 /Tras Impact Analysis Report October 17,2022
Table_. Summary of Capacity Analysis
Scenario Intersection MOE EBL EBT EBR Will, WBT WBR NBL NBT NBR Sill, SBT SBR Intersection
LOS N/A N/A N/A C N/A A N/A B A B B N/A B
Komohana St&Ponahawai St Delay N/A N/A N/A 33.5 N/A 5.3 N/A 14.7 3.2 10.6 12.2 N/A 14.2
vie N/A N/A N/A 0.72 N/A 0.42 N/A 0.35 0.21 0.49 0.58 N/A Max.0.72
LOS N/A B N/A N/A C N/A N/A B N/A N/A B N/A B
Kapiolani St&Ponahawai St Delay N/A 16.7 N/A N/A 22.1 N/A N/A 15.9 N/A N/A 16.3 N/A 18.2
vie N/A 0.71 N/A N/A 0.81 N/A N/A 0.51 N/A N/A 0.49 N/A Max.0.81
LOS A - - A A - C A A
2033 PM Peak West Driveway&Ponahawai St Delay 0.0 - - 8.5 0.0 - 18.4 0.0 0.6HourTraffic
vie - - - 0.00 - - N/A
LOS A A A C A A
Middle Driveway&Ponahawai St Delay 0.0 - - 8.6 0.0 - 20.2 0.0 1.3
vie 0.02 0.10 N/A
LOS A - - A A - C A A
EastDriveway&Ponahawai St Delay 0.0 - - 8.6 0.0 - 18.7 0.0 0.8
v/c - - - 0.01 - - 0.10 N/A
LOS N/A N/A N/A D N/A D N/A D B F A N/A D
Komohana St&Ponahawai St Delay N/A N/A N/A 53.4 N/A 35.1 N/A 45.7 11.6 92.4 6.2 N/A 41.1
vie N/A N/A N/A 0.66 N/A 0.90 N/A 0.95 0.39 1.04 0.26 N/A Max.1.04
2043 AM Peak LOS N/A C N/A N/A F N/A N/A F N/A N/A D N/A E
Hour Traffic Kapiolani St&Ponahawai St Delay N/A 30.4 N/A N/A 102.6 N/A N/A 99.6 N/A N/A 39.0 N/A 71.0
Without Project vie N/A 0.85 N/A N/A 1.14 N/A N/A 1.12 N/A N/A 0.87 N/A Max.1.14
LOS A - - A A - D A A
West Driveway&Ponahawai St Delay 0.0 8.9 0.0 28.5 0.0 0.3
vie - - - 0.02 - - 0.05 N/A
LOS N/A N/A N/A C N/A A N/A B A B B N/A B
Komohana St&Ponahawai St Delay N/A N/A N/A 33.1 N/A 5.8 N/A 18.0 4.1 12.7 10.7 N/A 14.4
vie N/A N/A N/A 0.69 N/A 0.49 N/A 0.60 0.23 0.58 0.54 N/A Max.0.69
2043 Midday LOS N/A B N/A N/A C N/A N/A C N/A N/A C N/A C
Peak Hour Kapiolani St&Ponahawai St Delay N/A 17.2 N/A N/A 33.8 N/A N/A 31.0 N/A N/A 24.4 N/A 27.3TrafficWithout
Project vie N/A 0.66 N/A N/A 0.91 N/A N/A 0.82 N/A N/A 0.69 N/A Max.0.91
LOS A - - A A - C A A
West Driveway&Ponahawai St Delay 0.0 - - 8.4 0.0 - 20.9 0.0 0.8
vie - - - 0.01 - - 0.15 N/A
46
The Agriculturel Innovation Park and Food Systems Campus DRAFT
fi1 /Tras Impact Analysis Report October 17,2022
Table_. Summary of Capacity Analysis
Scenario Intersection MOE EBL EBT EBR Will, WBT WBR NBL NBT NBR Sill, SBT SBR Intersection
LOS N/A N/A N/A C N/A A N/A B A B B N/A B
Komohana St&Ponahawai St Delay N/A N/A N/A 34.0 N/A 5.1 N/A 16.2 3.2 13.9 16.1 N/A 16.2
vie N/A N/A N/A 0.74 N/A 0.43 N/A 0.42 0.23 0.60 0.71 N/A Ma .0.74
2043 PM Peak LOS N/A B N/A N/A C N/A N/A C N/A N/A C N/A C
Hour Traffic Kapiolani St&Ponahawai St Delay N/A 15.9 N/A N/A 25.7 N/A N/A 21.5 N/A N/A 21.4 N/A 21.2
Without Project vie N/A 0.69 N/A N/A 0.86 N/A N/A 0.63 N/A N/A 0.61 N/A Ma .0.86
LOS A - - A A - C A A
West Driveway&Ponahawai St Delay 0.0 - - 8.7 0.0 - 20.5 0.0 0.6
vie - - - 0.00 - - 0.12 N/A
LOS N/A N/A N/A D N/A C N/A D B F A N/A D
Komohana St&Ponahawai St Delay N/A N/A N/A 54.0 N/A 32.4 N/A 54.3 13.0 83.7 6.3 N/A 42.7
vie N/A N/A N/A 0.67 N/A 0.89 N/A 0.98 0.43 1.01 0.26 N/A Ma .1.01
LOS N/A C N/A N/A F N/A N/A F N/A N/A D N/A F
Kapiolani St&Ponahawai St Delay N/A 31.8 N/A N/A 114.2 N/A N/A 128.0 N/A N/A 44.0 N/A 82.7
vie N/A 44.00 N/A N/A 44.00 N/A N/A 36.00 N/A N/A 36.00 N/A Ma .1.18
LOS A - - A A - D A A
2043 AM Peak West Driveway&Ponahawai St Delay 0.0 9.1 0.0 30.8 0.0 0.3HourTraffic
vie - - - 0.02 - - 0.06 N/A
LOS A - - A A - E A A
Middle Driveway&Ponahawai St Delay 0.0 - - 9.1 0.0 - 35.6 0.0 0.6
vie - - - 0.03 - - 0.06 N/A
LOS A - - A A - D C A
East Driveway&Ponahawai St Delay 0.0 - - 9.0 0.0 - 31.9 111 0.4
v/c - - - 6.03 - - 0.06 6.06 N/A
47
The Agriculturel Innovation Park and Food Systems Campus DRAFT
fi1 /Tras Impact Analysis Report October 17,2022
Table_. Summary of Capacity Analysis
Scenario Intersection MOE EBL EBT EBR Will, WBT WBR NBL NBT NBR Sill, SBT SBR Intersection
LOS N/A N/A N/A C N/A A N/A B A B B N/A B
Komohana St&Ponahawai St Delay N/A N/A N/A 33.2 N/A 5.5 N/A 19.2 4.3 17.3 11.7 N/A 15.6
vie N/A N/A N/A 0.71 N/A 0.50 N/A 0.61 0.26 0.66 0.55 N/A Ma .0.71
LOS N/A B N/A N/A D N/A N/A C N/A N/A C N/A C
Kapiolani St&Ponahawai St Delay N/A 19.1 N/A N/A 38.5 N/A N/A 34.4 N/A N/A 27.1 N/A 30.5
vie N/A 0.70 N/A N/A 0.94 N/A N/A 0.84 N/A N/A 0.72 N/A Ma .0.94
2043 Midday LOS A - - A A - C A A
Peak Hour West Driveway&Ponahawai St Delay 0.0 - - 8.6 0.0 - 23.6 0.0 0.9
Traffic vie - - - 0.01 - - 0.17 N/A
LOS A - - A A - D A A
Middle Driveway&Ponahawai St Delay 0.0 - - 8.7 0.0 - 27.8 0.0 1.6
vie - - - 0.03 - - 0.17 N/A
LOS A A - A A - C A A
EastDriveway&Ponahawai St Delay 8.8 0.0 - 8.6 0.0 - 23.6 0.0 1.0
vie 0.00 0.02 0.17 N/A
LOS N/A N/A N/A D N/A A N/A B A B B N/A B
Komohana St&Ponahawai St Delay N/A N/A N/A 35.3 N/A 5.0 N/A 16.8 3.3 16.7 16.9 N/A 17.2
vie N/A N/A N/A 0.77 N/A 0.44 N/A 0.43 0.25 0.66 0.72 N/A Ma .0.77
LOS N/A B N/A N/A C N/A N/A C N/A N/A C N/A C
Kapiolani St&Ponahawai St Delay N/A 17.3 N/A N/A 28.0 N/A N/A 22.7 N/A N/A 22.7 N/A 22.8
vie N/A 0.74 N/A N/A 0.88 N/A N/A 0.66 N/A N/A 0.64 N/A Ma .0.88
LOS A - - A A - C A A
2043 PM Peak
West Driveway&Ponahawai St Delay 0.0 - - 8.8 0.0 - 22.8 0.0 0.6HourTraffic
vie - - - 0.01 - - N/A
LOS A - - A A - D A A
Middle Driveway&Ponahawai St Delay 0.0 - - 8.9 0.0 - 26.5 0.0 1.4
vie - - - 0.02 - - 0.13 N/A
LOS A A A C A A
EastDriveway&Ponahawai St Delay 0.0 - - 8.9 0.0 - 23.2 0.0 0.9
v/c - - - 0.01 - - 0.13 N/A
48
ZONING § 25-5-67
25-91
(e) Exceptions to the regulations for the FA district regarding heights, building site
areas, building site average widths and yards, may be approved by the commission
within a planned unit development.
(f) Plan approval shall be required prior to the construction or installation of any new
structure or development, or of any addition to an existing structure or
development which is used for minor agricultural products processing.
(1996, ord 96-160, sec 2; ratified April 6, 1999; am 2015, ord 15-33, sec 4.)25-5-67
Division 7. A, Agricultural Districts.
Section 25-5-70. Purpose and applicability.
The A (agricultural) district provides for agricultural and very low density
agriculturally-based residential use, encompassing rural areas of good to marginal
agricultural and grazing land, forest land, game habitats, and areas where urbanization
is not found to be appropriate.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-70
Section 25-5-71. Designation of A districts.
Each A (agricultural) district shall be designated on the zoning map by the symbol
“A” followed by a number together with the lower case letter “a” which indicates the
required or minimum number of acres for each building site. For example, A-10a means
an agricultural district with a minimum building site area of ten acres.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-71
Section 25-5-72. Permitted uses.
(a) The following uses shall be permitted in the A district:
(1) Agricultural parks.
(2) Agricultural products processing, major and minor.
(3) Agricultural tourism as permitted under section 25-4-15.
(4) Animal hospitals.
(5) Aquaculture.
(6) Botanical gardens, nurseries and greenhouses, seed farms, plant experimental
stations, arboretums, floriculture, and similar uses dealing with the growing of
plants.
(7) Campgrounds, parks, playgrounds, tennis courts, swimming pools, and other
similar open area recreational facilities, where none of the recreational
features are entirely enclosed in a building.
(8) Cemeteries and mausoleums, as permitted under chapter 6, article 1 of this
Code.
(9) Crop production.
(10) Dwelling, single-family, as permitted under chapter 205, Hawai‘i Revised
Statutes and as permitted under section 25-5-77(b).
(11) Farm dwellings, as permitted under section 25-5-77(b) and (c).
§ 25-5-72 HAWAI‘I COUNTY CODE
25-92
(12) Fertilizer yards utilizing only manure and soil, for commercial use.
(13) Forestry.
(14) Game and fish propagation.
(15) Group living facilities.
(16) Kennels.
(17) Livestock production, provided that piggeries, apiaries, and pen feeding of
livestock shall only be located on sites approved by the State department of
health and the director, and must be located no closer than one thousand feet
away from any major public street or from any other zoning district.
(18) Public uses and structures which are necessary for agricultural practices.
(19) Retention, restoration, rehabilitation, or improvement of building or sites of
historic or scenic interest.
(20) Riding academies, and rental or boarding stables.
(21) Roadside stands for the sale of agricultural products grown on the premises.
(22) Utility substations, as permitted under section 25-4-11.
(23) Vehicle and equipment storage areas that are directly accessory to
aquaculture, crop production, game and fish propagation, livestock grazing
and livestock production.
(24) Veterinary establishments.
(25) Wind energy facilities.
(b) The following uses may be permitted in the A district, provided that a use permit is
issued for each use:
(1) Golf courses and related golf course uses, including golf course driving ranges,
golf maintenance buildings and golf club houses, provided that the property is
within the state land use urban or rural district. Golf courses and golf driving
ranges shall not be permitted within the state land use agricultural district
unless approved by the County before July 1, 2005.
(2) Telecommunication antennas and towers.
(c) The following uses may be permitted in the A district, provided that a special
permit is obtained for such use if the building site is located within the State land
use agricultural district:
(1) Adult day care homes.
(2) Airfields, heliports, and private landing strips.
(3) Bed and breakfast establishments, as permitted under section 25-4-7.
(4) Community buildings, as permitted under section 25-4-11.
(5) Excavation or removal of natural building material or minerals, for
commercial use.
(6) Family child care homes.
(7) Guest ranches.
(8) Home occupations, as permitted under section 25-4-13.
(9) Lodges.
(10) Meeting facilities.
(11) Model homes, as permitted under section 25-4-8.
(12) Public dumps.
ZONING § 25-5-72
25-93 SUPP. 10 (7-2021)
(13) Public uses and structures, other than those necessary for agricultural
practices, as provided under section 25-4-11.
(14) Temporary real estate offices, as permitted under section 25-4-8.
(15) Trailer parks with density of three thousand five hundred square feet of land
area per trailer, provided that plan approval is secured prior to commencing
such use.
(16) Uses, other than those specifically listed in this section, which meet the
standards for a special permit under chapter 205, Hawai‘i Revised Statutes.
(d) The following uses may be permitted in the A district, provided that either a use
permit is issued for each use if the building site is outside of the State land use
agricultural district or a special permit is issued for each use if the building site is
within the State land use agricultural district:
(1) Bed and breakfast establishments, as permitted under section 25-4-7.
(2) Crematoriums, funeral homes, funeral services, and mortuaries.
(3) Churches, temples and synagogues.
(4) Day care centers.
(5) Hospitals, sanitariums, old age, convalescent, nursing and rest homes.
(6) Major outdoor amusement and recreation facilities.
(7) Medical clinics.
(8) Schools.
(e) Buildings and uses accessory to the uses permitted in this section shall also be
permitted in the A district.
(f) No building site shall be established after December 1, 1996 which shall in any way
restrict or limit aquaculture, horticulture, production of crops, keeping of livestock,
game and fish propagation, or the processing, sale or other commercial use of the
products of such uses.
(1996, ord 96-160, sec 2; ratified April 6, 1999; am 2008, ord 08-155, sec 13; am 2010,
ord 10-17, sec 6; am 2012, ord 12-28, sec 9; ord 12-124, sec 8; am 2014, ord 14-86, sec 9;
am 2021, ord 21-26, sec 10.)25-5-72
Section 25-5-73. Height limit.
The height limit in the A district shall be thirty-five feet for any residential
structure, including any single-family dwelling, or farm dwelling, and forty-five feet for
all other structures. The director may, however, permit by plan approval, any
nonresidential agricultural structures to be constructed to a height of one hundred feet,
if the director determines that the additional height above the forty-five foot height
limit is necessary.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-73
Section 25-5-74. Minimum building site area.
The minimum building site area in the A district shall be five acres.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-74
§ 25-5-75 HAWAI‘I COUNTY CODE
25-94
Section 25-5-75. Minimum building site average width.
Each building site in the A district shall have a minimum average width of two
hundred feet for the first five acres of required area plus twenty feet for each additional
acre of required area. Provided that no building site shall be required to have an
average width greater than one thousand feet.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-75
Section 25-5-76. Minimum yards.
(a) Except as otherwise provided in this section, the minimum yards in the A district
shall be thirty feet for front and rear yards, and twenty feet for side yards.
(b) For accessory uses such as shade cloth structures used in controlling the amount of
sunlight in the raising of plants and flowers, rear, side and front yards in the A
district shall be at least ten feet, except where the A district shares common
boundaries with urban zones and main government roads.
(c) For accessory uses such as plastic roofed and shade cloth wooden or metal framed
structures used in controlling the amount of sunlight, rainfall, wind and other
elements of nature in the raising of fruits, vegetables and similar agricultural
products, rear, side and front yards shall be at least ten feet except where:
(1) Exterior walls of any type other than shade cloth are added to the wooden or
metal framed structure;
(2) The specific use allowed is abandoned; and
(3) The A district shares common boundaries with urban zones and main
government roads.
(1996, ord 96-160, sec 2; ratified April 6, 1999; am 1999, ord 99-110, sec 1.)25-5-76
Section 25-5-77. Other regulations.
(a) If any legal building site in the A district has an area of less than five acres, then
the yard, minimum building site average width and height requirements for the
building site shall be the same as the yard and height requirements in the
FA district.
(b) One single-family dwelling or one farm dwelling shall be permitted on any building
site in the A district. A farm dwelling is a single-family dwelling that is located on
or used in connection with a farm or if the agricultural activity provides income to
the family occupying the dwelling.
(c) Additional farm dwellings may be permitted in the A district only upon the
following conditions:
(1) A farm dwelling agreement for each additional farm dwelling, on a form
prepared by the director, shall be executed between the owner of the building
site, any lessee having a lease on the building site with a term exceeding one
year from the date of the farm dwelling agreement, and the County. The
agreement shall require the dwelling to be used for farm-related purposes.
ZONING § 25-5-77
25-95
(2) The applicant shall submit an agricultural development and use program,
farm plan or other evidence of the applicant’s continual agricultural
productivity or farming operation within the County to the director. Such plan
shall also show how the farm dwelling will be utilized for farm-related
purposes.
(d) An ohana dwelling may be located on any building site in the A district, as
permitted under article 6, division 3 of this chapter.
(e) Exceptions to the regulations for the A district regarding heights, building site
areas, building site average widths and yards, may be approved by the commission
within a planned unit development.
(1996, ord 96-160, sec 2; ratified April 6, 1999; am 2015, ord 15-33, sec 4.)25-5-77
Division 8. IA, Intensive Agricultural Districts.
Section 25-5-80. Purpose and applicability.
The IA (intensive agricultural) district provides for the preservation of important
agricultural lands as provided for in the general plan and characterized by a mix of
small and large scale commercial farms and other agricultural operations which may
include residential use in the form of farm dwellings closely tied to intensive
agricultural use. The lands in the IA district are those lands which have the soil,
quality, growing season, and moisture supply needed to sustain high yields of crops
generally or of specific crops of statewide or local importance when managed according
to modern farming methods. All IA districts shall be located within the State land use
agricultural or conservation district.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-80
Section 25-5-81. Designation of IA districts.
The IA (intensive agricultural) district shall be designated by the symbol “IA”
followed by a number together with the lower case letter “a” which indicates the
required or minimum number of acres for each building site.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-81
Section 25-5-82. Permitted uses.
(a) The following uses shall be permitted in the IA district:
(1) Agricultural parks.
(2) Agricultural products processing, major and minor.
(3) Agricultural tourism as permitted under section 25-4-15.
(4) Aquaculture.
(5) Cemeteries, as permitted under chapter 6, article 1 of this Code.
(6) Crop production.
(7) Farm dwellings, as permitted under sections 25-5-87(b) and (c).
(8) Forestry.
ZONING § 25-5-98
25-101 SUPP. 8 (7-2020)
(c) Plan approval shall be required for all new structures and additions to existing
structures in the V district, except for construction of one single-family dwelling
and any accessory buildings per lot.
(d) Exceptions to the regulations for the V district regarding heights, building site
areas, building site average widths and yards, may be approved by the commission
within a planned unit development.
(1996, ord 96-160, sec 2; ratified April 6, 1999; am 2005, ord 05-155, sec 9; am 2015,
ord 15-33, sec 4.)25-5-98
Division 10. CN, Neighborhood Commercial Districts.
Section 25-5-100. Purpose and applicability.
The CN (neighborhood commercial) district applies to strategically located centers
suitable for commercial activities which shall be of such size and shape as will
accommodate a compact shopping center which supplies goods and services to a
residential or working population on a frequent need or convenience basis. This district
is distinguished from a central commercial district which provides general business and
broad services to a city or region.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-100
Section 25-5-101. Designation of CN districts.
Each CN (neighborhood commercial) district shall be designated by the symbol
“CN” followed by a number which indicates the minimum land area, in thousands of
square feet, required for each building site.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-101
Section 25-5-102. Permitted uses.
(a) The following uses shall be permitted in the CN district:
(1) Adult day care homes.
(2) Amusement and recreation facilities, indoor.
(3) Automobile service stations.
(4) Bed and breakfast establishments, as permitted under section 25-4-7.
(5) Boarding facilities, rooming, or lodging houses, provided that the maximum
density shall be one thousand two hundred fifty square feet of land area per
rentable unit or dwelling unit.
(6) Business services.
(7) Cemeteries and mausoleums, as permitted under chapter 6, article 1 of this
Code.
(8) Churches, temples and synagogues.
(9) Community buildings, as permitted under section 25-4-11.
(10) Convenience stores.
(11) Crematoriums, funeral homes, funeral services, and mortuaries.
(12) Crop production.
(13) Day care centers.
(14) Dwellings, double-family or duplex, provided that the maximum density shall
be one thousand two hundred fifty square feet of land area per rentable unit or
dwelling unit.
§ 25-5-102 HAWAI‘I COUNTY CODE
SUPP. 8 (7-2020)25-102
(15) Dwellings, multiple-family, provided that the maximum density shall be one
thousand two hundred fifty square feet of land area per rentable unit or
dwelling unit.
(16) Dwellings, single-family.
(17) Family child care homes.
(18) Farmers markets. When the vending activity in a farmers market involves
more than just the sale of local fresh and/or raw produce, plant life, fish and
local homegrown and homemade products for more than two days a week, the
director, at the time of plan approval, shall restrict the hours of use,
maintenance and operations and may require improvements as determined
appropriate to ensure its compatibility with the existing character of the
surrounding area.
(19) Financial institutions.
(20) Group living facilities.
(21) Home occupations, as permitted under section 25-4-13.
(22) Medical clinics.
(23) Meeting facilities.
(24) Model homes, as permitted under section 25-4-8.
(25) Museums.
(26) Neighborhood parks, playgrounds, tennis courts, swimming pools, and similar
neighborhood recreational areas and uses.
(27) Offices.
(28) Personal services.
(29) Photography studios.
(30) Public uses and structures, as permitted under section 25-4-11.
(31) Repair establishments, minor.
(32) Restaurants.
(33) Retail establishments.
(34) Schools.
(35) Short-term vacation rentals situated in the general plan resort and resort node
areas.
(36) Telecommunication antennas, as permitted under section 25-4-12.
(37) Theaters.
(38) Utility substations as permitted under section 25-4-11.
(b) In addition to those uses permitted under subsection (a) above, the following uses
may be permitted in the CN district, provided that a use permit is issued for each
use:
(1) Major outdoor amusement and recreation facilities.
(c) Buildings and uses normally considered directly accessory to the uses permitted in
this section shall also be permitted in the CN district.
(1996, ord 96-160, sec 2; ratified April 6, 1999; am 2012, ord 12-28, sec 12; am 2018, ord
18-114, sec 10; am 2019, ord 19-100, sec 6; am 2019, ord 19-100, secs 6 and 7; am 2020,
ord 20-3, sec 1.)25-5-102
Section 25-5-103. Height limit.
The height limit in the CN district shall be forty feet.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-103
ZONING § 25-5-104
25-103
Section 25-5-104. Minimum building site area.
The minimum building site area in the CN district shall be seven thousand five
hundred square feet.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-104
Section 25-5-105. Minimum building site average width.
Each building site in the CN district shall have a minimum average width of sixty
feet.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-105
Section 25-5-106. Minimum yards.
The minimum yards in the CN district shall be as follows:
(1) Front and rear yards, fifteen feet; and
(2) Side yards, none, except where the adjoining building site is in an RS, RD,
RM, RCX or V district. Where the side yard adjoins the side yard of a building
site in an RS, RD, RM, RCX or V district, there shall be a side yard which
conforms to the side yard requirements for dwelling use of the adjoining
district.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-106
Section 25-5-107. Landscaping of yards.
(a) All front yards in the CN district shall be landscaped, except for necessary access
drives and walkways, and except for the construction of one single-family dwelling
and accessory buildings per lot.
(b) Where any required side or rear yard in the CN district adjoins a building site in an
RS, RD, RM or RCX district, the side or rear yard shall be landscaped with a
screening hedge not less than forty-two inches in height, within five feet of the
property line, except for necessary drives and walkways, and except for the
construction of one single-family dwelling and accessory buildings per lot.
(1996, ord 96-160, sec 2; ratified April 6, 1999; am 2005, ord 05-155, sec 10.)25-5-107
Section 25-5-108. Other regulations.
(a) In conjunction with plan approval, the director may require the construction of a
continuous eave overhanging the front property line in the CN district. The director
may also require that the eave be of similar height and design in any one block of
the CN district.
(b) Plan approval shall be required for all new structures and additions to existing
structures in the CN district, except for construction of one single-family dwelling
and any accessory buildings per lot.
§ 25-5-108 HAWAI‘I COUNTY CODE
25-104
(c) Exceptions to the regulations for the CN district regarding heights, building site
areas, building site average widths and yards, may be approved by the commission
within a planned unit development.
(1996, ord 96-160, sec 2; ratified April 6, 1999; am 2005, ord 05-155, sec 11; am 2015,
ord 15-33, sec 4.)25-5-108
Division 11. CG, General Commercial Districts.
Section 25-5-110. Purpose and applicability.
(a) The CG (general commercial) district applies to an area suitable for commercial
uses and services on a broad basis to serve as the central shopping or principal
downtown area for a city or a region.
(b) No CG district shall be established until there is a demonstrated need for such
action and no two CG districts shall be established in such relationship to each
other that they cannot act as one center and yet are too close together to serve two
distinct regions.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-110
Section 25-5-111. Designation of CG districts.
Each CG (general commercial) district shall be designated by the symbol “CG”
followed by a number which indicates the minimum land area, in thousands of square
feet, required for each building site.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)25-5-111
Section 25-5-112. Permitted uses.
(a) The following uses shall be permitted uses in the CG district:
(1) Adult day care homes.
(2) Amusement and recreation facilities, indoor.
(3) Art galleries, museums.
(4) Art studios.
(5) Automobile service stations.
(6) Automobile sales and rentals.
(7) Bars, nightclubs and cabarets.
(8) Bed and breakfast establishments, as permitted under section 25-4-7.
(9) Boarding facilities, rooming, or lodging houses, provided that the maximum
density shall be one thousand two hundred fifty square feet of land area per
rentable unit or dwelling unit.
(10) Broadcasting stations.
(11) Business services.
(12) Car washing, provided that if it is mechanized, sound attenuated structures or
sound attenuated walls shall be erected and maintained on the property lines.
(13) Catering establishments.
(14) Cemeteries and mausoleums, as permitted under chapter 6, article 1 of this
Code.
OVµATN,Rs-A 4
1949:DEPARTMENT
OF WATER SUPPLY - COUNTY OF HAWAII r
NAwn.a
345 KEKUANAO'A STREET, SUITE 20 • HILO, HAWAII 96720 TELEPHONE (
808) 961-8050 • FAX (808) 961-8657 June
4,2024 CPA PL; tart:3 DFPT J°UN 5 2024 P 2:3 Ms.
Kristin Frost Albrecht REC'D HAND DEL VERS D The
Food Basket 40
Holomua Street Hilo,
HI 96720 Dear
Ms. Albrecht:Subject:
Water Commitment Time Extension for Subdivision Application No. SUB-06-000346 Change
of Zone Application (REZ 05-019)Change
of Zone Ordinance No. 06-25 Tax
Map Key 2-3-036:Portion of 018 This
is to acknowledge receipt of the required $8,850.00 water commitment deposit for the subject application.
We are enclosing Receipt No. 5533841 for your files.Pursuant
to Rule 5 of the Department's Rules and Regulations,a water commitment time extension for the proposed
development in the amount of 23,600 gallons per day,or 59 additional units of water at an average
of 400gallons per day, per unit, is hereby granted until May 31,2025,with the following conditions:
I.
Construct necessary water system improvements,which shall include, but not be limited to:a.
extension of approximately 400 lineal feet of 8-inch waterline from the existing 12-inch waterline
situated within Komohana Street along the Hamakua side of Ponahawai Street to the
crossover point of the existing 8-inch waterline and connect at this point;then extend minimum
distance of approximately 1,130 lineal feet of 8-inch waterline from the end of the
existing 6-inch waterline located on the Puna side of the Ponahawai Street waterline running
parallel to the existing 8-inch waterline; and connect to the end of the existing 8-inch
waterline at the point fronting the approximate westerly boundary of the project site so water
can be delivered at adequate pressure and volume under peak-flow and fire-flow conditions,
and b.
a service lateral or service line that will accommodate an appropriately-sized meter or meters
so domestic flow and fire flow can be effected.Submit
installation plans prepared by a professional engineer, registered in the State of Hawai`i, for review
and approval.2.
Remit the prevailing facilities charge balance, which is subject to change, as shown below:Water,
Our(Most Precious Wcsource. . . 7(a Wai A 7(ane. . .The
Department of Water Supply is an Equal Opportunity provider and employer.
Ms. Kristin Frost Albrecht
Page 2
June 4, 2024
FACILITIES CHARGE (FC):
1st unit @$1,319.00/unit 1,319.00
59 additional units @$6,095.00/unit 359,605.00
Total FC 360,924.00
WATER COMMITMENT DEPOSIT CREDIT(WCD):
59 additional units a$150.00/unit,x 17 payments 150,450.00)
Facilities Charge Balance 210,474.00
These are due and payable upon completion of the installation of the required water system
improvements and prior to final subdivision approval being granted.
For your information,water commitment deposits are credited towards the final facilities
requirement for the development. Note that the amount of water commitment deposit may exceed
the prevailing facilities charge amount; for example,when requests for time extensions continue
and are approved. Until the development is finally completed,these are separate and unrelated
items. In the event that water commitment deposits exceed the facilities charge, no refunds are
applicable.
3.Submit the appropriate documents, properly prepared and executed,to convey the water system
improvements and necessary easements to the Water Board of the County of Hawai`i prior to final
subdivision approval being granted. A registered land surveyor shall stamp and certify the metes
and bounds description within the conveyance documents. However,prior to water meter services
being granted to the development,or any lots within,the conveyance documents shall be accepted
by the Water Board.
4. Comply with all other applicable policies and requirements of the Department's Rules and
Regulations. Noncompliance may be cause for voiding this water commitment,at which time
availability will be subject to change in accordance with prevailing water system conditions,
policies,and Rules and Regulations.
Should there be any questions,please contact Mr. Ryan Quitoriano of our Water Resources and Planning
Branch at(808)961-8070,extension 256.
Sincerely yours,
Keith K. Okamoto, P.E.
Manager-Chief Engineer
RS/RQ:dfg
Enc.
copy— Planning Department
Matsuno Enterprises, Limited