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HomeMy WebLinkAboutCOM 0160.000 1996-1998 •v q!,w tJ;!!'~(_f ` ~ Wilham G. Davis Managing Director Stephen K. Yamashiro .j Mayan Henry Cho ~M~,e•~„'wf Deputy Managing Director f~nixix#g of 3~.ttfuttti 25 Aupuni Street, Room 215 Hilo, Hawaii 96720-4252 (808) 961-8211 • Fax (808) 961-6553 KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96740 (808)329-5226 • Fax (808)326-5663 February 13, 1997 co T Honorable James Y. Arakaki, Chairman ~ ~ zc rn and Members of the County Council ~ z .r ~ County of Hawaii p-: . '!1 25 Aupuni Street ~ r Hilo, HI 96720 y w D ro Dear Chairman Arakaki and Members: - ~ Change of Zone Application (REZ 96-30) Applicant: Exchange Properties Corporation Request: A-20a to FA-3a Tax Man Kev: 7-3-24:12 As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the Coun[y Council's consideration and action is the Planning Commission's letter and enclosures regarding the above-referenced Change of Zone Application. Sincerely, Stephen K. ~ mashiro Mayor AK: syw LExcha0l. MAY Enclosures cc: Planning Commission REZ 96-30 g, I/ rfG^ c»~. r0. I b O , ~c _ Z (r nr _w r, t...:------~5~.------ fc6 I (997 r~Y OF ~=vV I~~O Stephen K. Yamashiro Mayor ~ Of M' ~IIlYIt~~1 II~ ~C~IItitT PLANNING COMMISSION 25 Aupmi Strew, Wawa 109 • Hilq H.wii %720.252 (808) %1.8288 F~: (808) %I-%15 ~F.& 1 a ?y'3d Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: Change of Zone Application (REZ 96-30) Applicant: Exchange Properties Corporation Request: A-20a to FA-3a Tax Man~Y: 7-3-24:12 The Planning Commission, after a duly held public hearing on February 6, 1997, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 22.15 acres of land from Agricultural (A-20a) to Family Agricultural (FA-3a). The property is located in the Kaloko Mauka Subdivision at the 2,200 foot elevation, along the south side of Kaloko Drive at Kaloko, North Kona, Hawaii. For your information, the change of zone application request from Agricultural (A-20a) to Agricultural (A-3a) was received prior to the adoption of the new Zoning Code. However, under the recently adopted Zoning Code, Section 25-5-74 states that the minimum building site area within the Agricultural District shall be 5 acres. Further, Section 25-5-64 states that the minimum building site area within the Family Agricultural District shall be one acre. Based on the foregoing, the Planning Director recommended a favorable recommendation for the change of zone request from Agricultural (A-20a) to Family Agricultural (FA-3a). The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County. The Change of Zone Application from Agricultural-20 acres (A-20a) to Family Agriculmral-3 acres (FA-3a) zoned district will conform to the following goals, policies and standards of the General Plan -Land Use and Agricultural Elements: ? Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. ? Zoning request shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zone uses, availability of public services and utilities, access, and public need. ? The compatibility of agricultural and non-agricultural uses should be carefully reviewed and where appropriate, buffers required. ? Rural-style residential-agricultural developments, such as new small-scale rural communities or extensions of existing rural communities, shall be encouraged in appropriate locations. ? Protect and encourage the intensive utilization of the County's important agricultural lands. ? The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. ? Agricultural land shall be used as one form of open space or green belt. While the potential for intensive and/or extensive agricultural uses may exist, the project site is comprised of soils identified as Kiloa Extremely Stony Muck (rKXD). This soil consist of well drained, thin, extremely stony organic soils over fragmental A'a lava and is used primarily for woodland and pasture. Soils within the subject property have been classified as "E" (Very Poor) for agricultural productivity by the Land Study Bureau's Detailed Land Classification System. Finally, soils within Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 the subject property are classified as "Unique Agricultural Land" by the ALISH system. "Unique Agricultural Land" are lands that have the special combination of soil, quality, location, growing season and moisture supply and which is used to produce sustained high quality and/or high yields of a specific crop when treated and managed according to modern farming methods. The recordation of deed restrictions for individual lot owners to file a conservation plan with the Kona Soil and Water Conservation District will encourage agricultural activities or the presentation of the lands within the proposed subdivision in a manner consistent with the "Orchard" designation by the General Plan LUPAG Map and "Unique Agricultural Land" designation by the ALISH system. The requested FA-3a zoning is consistent with [he recommendation of the Kona Regional Plan. The proposed subdivision of 3 acre lots would be compatible with the rural character of lands located within the lower elevations of Kaloko Mauka Subdivision which are zoned A-3a and A-Sa. The applicant has agreed to impose restrictive covenants requiring the filing of a conservation plan with the Soil and Water Conservation District as well as restricting the construction of second dwelling units on each subdivided lots. The smaller 3 acre lot sizes will also provide additional opportunities for residents who wish to pursue limited agricultural activities, but are no[ able to commit to the financial or labor demands placed on them by the larger 20-acre parcels. Lands located within the lower regions of Kaloko Mauka Subdivision are predominantly zoned A-3a. Recent zoning classifications have been approved for 5-acre parcels at the 2,900 foot elevation and 10-acre parcels at the 3,000 foot elevation. The subject property is surrounded by A- 3a and 20 acre zoned lands. Therefore, a favorable recommendation of this change of zone request will be consistent with the surrounding land use pattern already established within this portion of Kaloko Mauka Subdivision. The subject property is located at the 2,200 foot elevation. The Alala Recovery Plan, prepared in an effort to preserve the habitat of the critically endangered Alala, recommends that portions of Kaloko Mauka Subdivision above the 3,200 foot elevation be designated as "essential habitat" for the Alala. Approval of the requested change of zone will not alter the existing land use conditions within Kaloko Mauka Subdivision. Whether a parcel has an Agricultural zoning with a minimum lot size of 3 or 20 acres, uses permitted within the Agricultural District will allow for a variety of agricultural activities to be conducted on the property. Therefore, favorable consideration of this request will also complement the goals, policies and standards of the Land Use and Agricultural Elements of the General Plan previously cited above. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 Primary access to the subject area from the Mamalahoa Highway is provided by Hao Street and Kaloko Drive, a County roadway having a pavement of approximately 20 feet with 8-foot wide grassed shoulders within an 80-foot wide right-of-way. This road is able to accommodate the proposed subdivision. The Mamalahoa Highway-Kaloko Drive intersection is of a "T" configuration without channelization improvements. The analysis of traffic along Kaloko Drive and at its intersection with the Mamalahoa Highway found that there are no appreciable delays at this intersection during the AM and PM peak traffic hours. The Department of Transportation and Public Works have expressed the need for improvements to the Mamalahoa Highway-Kaloko Drive intersection. The need for such improvements is essential since similar changes of zone may occur throughout the Kaloko Mauka Subdivision and the creation of additional homesites placing additional traffic burdens on the intersection. Water for the proposed subdivision development will be provided by the existing County's North Kona Water System. Wastewater generated by the proposed development will be disposed of utilizing an individual wastewater disposal system for each lot meeting the requirements of the Department of Health. All other essential utilities and services are or will be made available to support the proposed development. An archaeological investigation of the Kaloko ahupua'a was conducted by Huehue Ranch, the developer of the Kaloko Mauka Subdivision. According to the application, archaeological sites may be located within the subject property. The applicants stated that no construction or land alteration activity will commence until such time that the appropriate clearances are secured from the affected State and County agencies. It is recommended that an archaeological study of the subject property be submitted for review and approval by the Planning Director, in consultation with the Department of Land and Natural Resources-Historic Preservation Division (DLNR-HPD), prior to the submittal of plans for subdivision review. Should significant historical sites be located within the subject property, an archaeological preservation mitigation plan be submitted for review and approval by Planning Director in consultation with the DLNR-HPD prior to the issuance of Final Subdivision Approval or any land alteration activities. In addressing potential adverse visual impacts the clearing of the subject property for individual homesites and agricultural uses may have on the existing upland forest character within the subject area, the applicants have proposed a 60-foot wide "forest reserve easement," a 100-foot wide structural setback along the existing roads in lieu of the required 30-foot setback, a 30-foot "forest reserve easement" along all lot r Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 lines not covered by the 60 foot easement and a provision that no-less-than 50 percent of the entire lot area be retained in forest. These recommended conditions, which has the support of the Planning Director, will attempt to preserve the forest corridor so prominent along the roads of Kaloko Mauka Subdivision. Based on the above findings, approval of the Change of Zone request from Agricultural-20 acres (A-20a) to Family Agricultural-3 acres (FA-3a) zoned district would result in an appropriate land use pattern that will further the public necessity and convenience and the general welfare. For your favorable consideration, an amendment to Section 25-8-2, the North and South Kona District Zone Map, of the County Zoning Code is transmitted. We are enclosing a copy of [he application and a copy of the staff background for your information. Sincerely, Kevin M. Balog, Chairman Planning Commission AK: syw LExcha02.PC Enclosures cc: Mr. Dennis Haserot Exchange Properties Corporation Department of Public Works Department of Water Supply West Hawaii Office Department of Land & Natural Resources BezchnOLemml29/97 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT EXCHANGE PROPERTIES CORPORATION CHANGE OF ZONE APPLICATION NO. 96-30 EXCHANGE PROPERTIES CORPORATION, has submitted an application for a Change of Zone for approximately 22.15 acres of land by changing the district classification from Agricultural (A-20a) to Agricultural (A-3a). The property is located in the Kaloko Mauka Subdivision at the 2,200 foot elevation, along the south side of Kaloko Drive at Kaloko, North Kona, Hawaii, TMK: 7-3-24:12. GENERAL INFORMATION 1. Owner: Exchange Properties Corporation is the fee owner of the subject property. PROPOSED DEVELOPMENT 2. Request: The owner wishes to subdivide the property into a total of seven lots in sizes of 3 or more acres. 3. Objectives: "The owner wishes to subdivide the property into seven lou of 3 or more acres each, to build a residence on one, and make six available to purchasers. The area is well suited for low density uses combining homes, limited grazing, a variety of agriculture and home gazdening, wildlife habitat, and forested buffer areas. 4. Additional Information: The applicant has submitted the following in support of the request: (See Exhibit A -Applicant's Change of Zone Application) DESCRIPTION OF COUNTY & STATE PLANS 5. SLU Designation: Agricultural. 6. GP LUPAG: Orchards. 7. General Plan Consistency: Economic, Land Use elements goals, policies and courses of action for North Kona. 8. Hawaii State Plan Consistency: Economic objectives and policies. 9. Zoning: Agricultural 20-acres (A-2a). 10. SMA: The property is not situated within the Special Management Area (SMA). _ ~I(o0 ~g~'i~'.-. DESCRIPTION OF PROJECT SITE AND SURROUNDING AREA 11. Subject Property: The subject property is an irregular shaped lot. 12. Soil Conservation Service Soil Survey Report: The Soil Survey Report classifies soils within the project site as Kiloa Fxtreme[y Stony Muck (rKXD), 6 to 20 percent slopes. This soil consists of well-drained, thin, extremely stony organic soils over fragmental A'a lava. The surface layer is very dark brown, extremely stony muck about 10 inches thick. Permeability is rapid, runoff is very slow and the erosion hazard is slight. This soil is used for woodland and pasture. 13. Land Study Bureau's Detailed Land Classification System: Soils within the subject property are classified as "E270" (Very Poor) for agricultural productivity by the Land Study Buteau. This soil is unsuited for machine tilling. 14. Agricultural Lands of Importance to the State of Hawaii (ALISH) system: Soils within the subject property are classified as "Unique Agricultural Land" by the ALISH system. "Unique Agricultural Land" are lands that have the special combination of soil quality, location, growing season and moisture supply and which is used to produce sustained high quality and/or high yields of a specific crop when treated and managed according to modern farming methods. 15. FIRM: The subject property is located outside the 500-year flood plain (Zone X). 16. Alala Recovery Plan: This plan dated October 28, 1982, prepared and approved by the U.S. Fish and Wildlife Service in cooperation with the Alala Recovery Team, recorrunends that certain selected essential habitats be preserved and properly managed to provide for the continued existence and growth of the population of the Alala, an endangered bird whose population has reached an extremely critical state. The Central Kona area along the north and west slopes of Hualalai is considered to be the center of concentration for breeding Alala. The Plan recommends that portion of the lands of Kaloko above approximately 3,200 feet to 3,400 feet elevation, including all parcels in Blocks 8 thru 13 of Kaloko Mauka Subdivision, be designated as essential habitat for the Alala. Once such a habitat is "secured", a specific management plan for each habitat needs to be developed which would address the improvement of food supplies, protection from grazing, predators, and wildfires, and -2- other management and monitoring activities to provide for a stable and secure environment for the recovery of the Alala. The subject property is located at an elevation of approximately 2,200 feet. PUBLIC UTILTTIES AND SERVICES 17. Roads: Access is Kaloko Drive. Kaloko Drive is the subdivisions primary roadway with an 80 foot right-of--way with 22 feet pave and 8 foot grass shoulders. 18. The County Council's Resolution No. 330-96 established a policy relating to the amendment of zone district boundaries within Kaloko Mauka and other Kona Watershed and Mauka Forest Areas. The resolution states that no lands above the 3,000 foot elevation within the Kaloko Mauka Subdivision or the 2,500 foot elevation above sea level elsewhere in the districts of North Kona and South Kona shall be re- classified to any zone district having a minimum lot size of less than 20 acres except where contiguous lands held under the same or a cooperative ownership are concurrently placed in a lower density zoned district with a net effect of maintaining or reducing overall density levels and enhancing the integrity and value of the region's watershed and forest systems. AGENCIES COMMENTS 19. Fire Department (November 25, 1996 Memo): "We have no objections to the above-referenced Change of Zone Application." 20. Department of Health (November 26, Memo): "The subject lot is located in a Critical Waztewater Disposal Area where septic system is required for lot sizes less than five (5) acres." 21. Department of Public Works (November 25, Memo): "We have reviewed the subject application and offer the following comments: "1. Buildings shall conform to all requirements of code and statutes pertaining to building construction.' "2. All development generated runoff shall be disposed of on site and shall not be directed toward any adjacent properties.' "3. Applicant shall be informed that if drywells are included in the subject improvements, an Underground Injection Control (UIC) permit must be applied for from the Department of Health, State of Hawaii.' -3- "4. All grading and grubbing activities shall comply with Chapter 10 of the Hawaii County Code.' "5. Vehicular access shall meet with the approval of the Department of Public Works. The sight distance must meet the requirements of the Statewide Design Manual. All lots should be accessed from one common access road." 22. Land Use Commission (November 25, 1996 Letter): "We have reviewed the subject application transmitted by your memorandum dated November 18, 1996, and have the following comments: "1. We find that the proposed Kaloko Mauka Subdivision, as represented on the vicinity map, is located within the State Land Use Agricultural District.' "2. We note that the subject site is immediately south of the 5,914.96-acre petition area reclassified from the Agricultural District to the Conservation District for the protection and enhancement of watershed areas and native forest, bird, and plant habitats, pursuant to Findings of Fact, Conclusions of Law, and Decision and Order issued on June 28, 1994 (LUC Docket No. BR93-694/Office of State Planning). "We have no further cotnmenu to offer at this time. We appreciate the opportunity to comment on the subject application. "Should you have any questions, please feel free to call me or Bert Saruwatari of our office at 587-3822." 23. Department of Land and Natural Resources -Hawaii District Land Office (December 2, 1996 Memo): "We have no comments or objections to the proposed, as submitted." 24. Department of Land and Natural Resources (December 20, 1996 Letter): "Thank you for the opportunity to review and comment on the Change of Zone Application REZ 96-301. "The Department of Land and Natural Resources has no comments or objections to offer on the subject matter. "Should you have any questions, please feel free to contact Nick Vacaaro at 1-800-0438." 25. Department of Water Supply: (See Exhibit B -December 4, 1996 Memo) -4- 26. Real Property Tax Office (November 24, 1996 Memo): "There are no comments at this time. Rea] Property taxes are paid through December 31, 1996." 27. Police Department (December 3, 1996 Memo): "According to the above-referenced change of zone application, eleven applications for rezoning reclassification from A-20a to A-3a were granted between 1964 and 1994 (refer to page 17, paragraph 1). "This application reflects a trend of increasing numbers of rezoning requests in Kaloko Mauka. If all of these applications are approved, the subdivision could contain three to four times more lots than was originally planned for when the subdivision was first approved. "In this light, it is our opinion that the roads are not adequate to handle the traffic that would result should all of these applications be approved. "Staff submits that rezoning applications in this area be reviewed collectively and not individually as the applications suggest. We also recommend that the impact on the Palani Road/Kaloko Drive intersection be carefully considered when approving any new applications for rezoning in Kaloko Mauka." 28. Department of Transportation (November 26, 1996 Letter): "Thant: you for your transmittal of November 18, 1996. "The cumulative effect of the planned project in the Kaloko Mauka Subdivision, including the subject parcel, will adversely affect Mamalahoa Highway at Kaloko Drive, and require intersection improvements. Those improvements attributable to the subdivision should be at no cost to the State. "It is our understanding that developers in the subdivision will be required to contribute toward the cost for the intersection improvements. The improvements should be implemented on a timely basis, to be in place to adequately accommodate the build out of the subdivision. "We appreciate the opportunity to provide comments." AGENCIES - NO RESPONSE 29. Department of Land and Natural Resources-State Historic Preservation Division, HELCO, Department of Agriculture, Department of Parks and Recreation and Natural Resources Conservation Service. -5- PUBLIC COMMENTS 30. The Department has not received any comments or objections from the general public or adjacent landowners. -6- I - - '-7 - / i ~ 1. 2-A ~ ~ / pp0~05~n n~V~~OpM~NT ~ KALOKO MAUKA SUC~nIV1510~1- " - - ~~1' 3, C~UOCK Z ~ ~ , ~c - ~or 3g ~ 3~.~ ~ A ,~-zoo--_ sc _ ~ ~ ~ - - / NOR H - y ~ - - - ~ ~2~Q' ( - ' ~ / 1 I.I1f36 ,!1~ ice/ ~Of3n 1 - i 1 - ' ~ f.Of~~ 3,2 AC - ~ i ~ 3,2 AC 2 , j; - i i ~,Y1 ~ r J ~ lY`rY" 1~" i Exhibit A 7 ' ` ~ ~ 3 i 3. i APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTMENT I TVIIC:3rd:7-3-24:12 Applicant: Exchange Properties Corporation I REASONS FOR REOUESTiNG THE CHANGE OF ZONE The owner wishes to subdivide the property into seven lots of 3 or more acres I each, to build a residence on one, and make six available to purchasers. The area is well suited for low density uses combining homes, limited grazing, a variety of agriculture and home gardening, wildlife habitat, and forested buffer areas. ADHERENCE TO GENERAL PLAN POLICY I The parcel currently has a Land Use Designation of Agriculture and County zoning of A-20ac. The General Plan designates the parcel "Orchard." The proposed rezoning and subdivision into parcels of three acres or more is consistent with the General Plan policy: M. LAND USE Standards (1) Agriculture Policies: Rural-style residential-agricultural developments, such as new small-scale rural communities or extensions of existing rural communities, shall be encouraged in appropriate locations. The expanded form of the above policy can be found in the General Plan Support Document in the Land Use-Agriculture subsection: f Rural-style residential-agricultural developments may include either small scale rural communities or extensions of existing rural communities. Such development provides opportunities for a mix of residential and small scale agricultural activities. However, the primary intent of these developments would be to provide an added range to housing opportunities. Along with this housing, the large lots of these rural areas will provide opportunities for part-time agriculture, gardening activities and the raising of livestock on ~ a small scale. By providing opportunities to satisfy the demand for a rural lifestyle on marginal agricultural land, the pressures to develop our important agricultural land for these purposes would be decreased. 4. SUPPORTING INFORtiiATiON AND DOCUMENTS DESCRIPTION OF PROPERTY ' The subject is a vacant 22.15 acre parcel located at the 2200 foot elevation on the - southerly side of Kaloko Drive in Kaloko Mauka subdivision in North Kona. The property was cleared of underbrush and planted to pasture grass approximately twenty ' years ago. File Plans for the first four increments of Kaloko Mauka Subdivision were filed r prior to enactment of Chapter 23, Hawaii County Subdivision Code. The owners of individual lots within the subdivision petitioned the County under the County Improvement District statutes, and Improvement District 10 was created. The improvement district was the financing vehicle for installation of the roads, water and power which service Kaloko Mauka, and the improvements were paid for 100% by the lot I owners. CURRENT USES AND ACTIVITIES ON SURROUNDING LANDS KALOKO MAUKA SUBDIVISION The Kaloko Mauka Subdivision originally contained ninety-one parcels extending from the 1700 foot elevation to the 5700 foot elevation of Hualalai, in the ahupuaa of Kaloko. As a result of rezoning and subdivision activity over the past twenty years, parcel sizes in the lower elevations, 1700 feet to 2600 feet, are now a mixture of 3-acre and 20- acre. The remainder of the lots are 20+ acres in size. Recent zoning reclassifications have been approved for 3-acre parcels at the 2600 foot elevation, 5-acre parcels at the 2900 foot elevation and 10-acre parcels above the 3000 foot elevation The subject parcel is bounded on the mauka and makai by 3-acre zoned land. Uses and activities on the developed 3-acre lots are typically a combination of residential, pasture, orchard, and gardens, and might best be described as "family farms". Uses and activities on the 20-acre parcels are similar to those of the smaller lots. An increasing number of parcels of all sizes are being "subdivided" using State CPR statutes. A relatively homogenous pattern of land use activities is being established at all elevations in Kaloko (see map titled Current Activities, page 8). Cattle are being grazed on parcels at 2200', 3500', and 5,000' and there are nurseries and tree farms at different locales throughout, as well as residences. v. R~ LEGEND I ~ R RApp TO`+~ER D it ~ ' : H HOUSE _ 0 0 GHANA PERMT r ~ N N, / N ' ~ GRI.DBED 5OOt'~` y,f~ . ~ N ~ ~ FENDED PASTIRE I < o" H H Q FENCeD N_ H ~ Hp y ::J.::.::':::: _ .r... 400 o P v' - HO - ' Hp ' H0 N ' . ~HO HO H0; t~ HO I ~ 3000 ~ ~ N o ~ 1 ti~ N 5 _ _ N 1 ZOOO 1y : o00 0° ° H ~~'~cr:: ~ 0 0 (~L~.T~,If~LFfT'll' A~'II'll~Illit ~LF~ 1 g' FAIL®I~® ~A~TI~A ¦ CLIMATE AND R .r'FALL a ' The subject parcel is located at the 2200 foot elevation in Kaloko. Temperatures at this elevation are approximately ten degrees cooler than coastal temperatures. The existing infrastructure provides access to a unique living and growing climate in West 1 Hawaii. Average rainfall, according to USGS Report R-47 is approximately 70 inches. Weekly rainfall records kept by Mr. Wm. Moss for the 20 years between 1973 and 1992 at the 1500 foot elevation in nearby Kealakehe, indicate that rainfall has been off (less) by ' approximately 30% since the current eruptive activity at Kilauea began in 1983. Table 1 below shows annual rainfall figures from the Moss rain gauge. ' As evidenced by activities on surrounding properties, rainfall and climate at the subject location is conducive to a range of agricultural activities. These include grazing, orchard, nursery, tree farms and gardening. 1 ANNUAL VS. PREVIOUS 5-YR AVERAGE Moss gauge 90.00 ' 60.00 ^'~rn^°E A^°"F"u- ea~`^o~s srx eFwoo ~ 70.00 LL 60.00 ' ~ 50.00 y 40.00 = 30.00 ' U Z 20.00 10.00 0.00 [7 v ~ m n m O) O ~ N c7 v N r n n n r n n m m m m m m m ~ m m m O~ T rn m rn rn m m rn rn rn rn rn rn m rn rn rn rn rn rn rn ' TABLE I FLORA AND FAUNA ' The subject parcel was cleared and planted to pasture grass approximately twenty years ago. It was never grazed and is now covered with ohia, silver oak, Christmas berry, guava, and a variety of grasses and weeds. Wildlife seen at the property consists of turkeys, hawks (I'o), Chinese pheasant, and other forest birds. ' Vegetative cover is a mixture of native and non-native. The proposed development is likely to alter the mixture of plant life but the low density of 3.5 acres per unit and proposed zoning conditions will assure continuation of habitat for existing wildlife. I1. I INFRASTRUCTURE ' ROADS The property is accessed from Mamalahoa highway, mauka on Kaloko Drive approximately 1 mile. Kaloko Drive is an 80 foot right of way with 22 feet paved and 8 ' foot grass shoulders. The grass shoulders have been an effective means of dispersing runoff from the paved section, and no shoulder erosion is evident in the 20 years since construction. I Centerline grades from the subject down to Mamalahoa are moderate by Kona standards, with one short (300 feet) section at 16%. ' The surrounding roadway infrastructure is adequate and the subject development will have no noticeable impact on traflic. The development will make its "fair I share" contribution Cor roadway and other infrastructure impacts prior to final subdivision. A special fund for the roadway portion the "fair share" assessment has been created to receive funds from Kaloko Mauka subdivisions. These funds f will be used to improve the Kaloko Drive/ Belt Road intersection. WATER The Department of Water Supply considers the Kaloko Mauka Water System a separate system from others in Kona. The system consists of transmission and distribution ' lines, pump stations, and seven reservoirs which extend to the 5,000 foot elevation. The reservoirs have a total capacity of 500,000 gallons, sufficient for a density of one unit for each two acres in Kaloko Mauka. Kaloko Mauka users pay approximately 3 times the ' Island wide water rate due to pumping costs. The existing water system in Kaloko has capacity for the subject ' development. Since rainfall is sufficient to support many agricultural uses, these activities are not expected to burden the system. I ELECTRIC POWER Electric lines and street lights at intersections were installed as a part of the Kaloko Mauka Improvement District. 12, ~ =o~ - t O' vT y'µ A~~H 4 J r G ~ 7 -1--~~ _ 4 0 / 1 \ C J ~ SCdj N f~T l% ICL~01 1 v _ r rA VC,1 A, ~ A 4 A 0~ G ' f `l I r 1 ~ y G woo - _ _ ~ A B A U ~L A IYf M O O h$ A I N ~'XW ti i' l`~ ' V ~ 1 1 us.iecY ~ e 1; ~ ~ o e o e ~ i'4, ( e L \ ` ~ > B n ~ K V \J 1 \ O el ~ A J \ \ ~ g ~ , V ~ 8 " ~ ~ n JT'~ i 9 r J V I )1 O ' \ ~ Il Trmsmi»ion Gne 1Pe Gil ll ty ll 11 d~Y ~ ~Y~Y d~1 ll lfe ~ :L ~ L ¦ i ARCHAEOLOGY Huehue Ranch, the original developer of Kaloko Mauka, funded an archaeological study of the Kaloko ahupuaa in 1970 and 1971. These studies included investigation of the "Upland Forest Zone" of Kaloko Mauka in chapter 9 of "An Ahupuaa Study: The 1971 Archaeological work at Kaloko Ahupuaa, North Kona", published by the National Park Service in 1991. The field researchers found remains of an agricultural field system ' which extended to the 3500 foot elevation. Currently a group of owners, who received zoning reclassification in 1995, are jointly funding a study which has been coordinated by the State Historic Preservation Division. This study is designed to provide data on the dating of development of the agricultural field system within Kaloko and the nature of the vegetation associated with ' the fields. The subject parcel was grubbed in 1974, and no archaeological sites are believed to have survived the clearing. ' DRAINAGE /FLOODING ' The Kaloko Mauka area is located on the west flank of Hualalai on relatively recent lava flows. The GEOLOGIC MAP OF HUALALAI VOLCANO, HAWAII published by the U.S.G.S. in 1991, shows that the Kaloko area is covered by three periods ' of volcanic activity (see map titled Geological Age, page 16). The oldest flow, covering the largest portion of the ahupuaa is estimated to be approximately 2700 years old. The youngest flow (ca 1800) extends down slope to the 2300 foot elevation, and the third ' flow, estimated at 750 to 1500 years old covers a portion of the upper elevations. The relative young age of these flows results in very shallow, rocky soils which are very well drained. No runoff or erosion has been experienced in Kaloko Mauka since the road construction in 1973 nor is there any evidence of concentrated runoff in the past. ' The nearest storm runoff occurs at Keopu and Hienaloli ahupuaas approximately three miles south of the subject on flows estimated at nearly 13,000 years old. ' Since no runoff pattern exists in the general area due to the shallow, rocky soils, runoff caused by new paved surfaces can be handled with on-site dry wells. ' 17 . l Z // • __ ! ________- ,, ,, ,i-__ Aµ0.0µ .. I H . G__. . 1 4%,.. i ik _ _r' '°o- 4 0 ( z s / 7 J `_` 5 `v> G > `,CALE N FEET(X x)001 I 7 ^ 'L^N� (• \ - ' 9 / /Y —I ���� I i I L. , 71. r •0 f ------ 1.1.0,:W a4c9 • 20 , �_ x U �L A I ` — 00 XA ,x, . -- _ 2/00 1 s 4.6100\—,. 1 — "49 00 i 442 iVkins ..0,-, .......wi..:..,r 4A1110‘ .3grrif:viiiro...--- ---- --1,605,,;,,b), : tvirilitOP.44( 09 f ,... ' ligullerS41, %. repiwee;. a.' . mail .."..444- 44046011", s , \ . +, -.1,7.mermAratti 4 Ve, ilt.4 po. _\ i„. • (N , . , 6,10(iir- s ....1,11e, • 2 , ww.,,..._, . . c or..1.ve.. . , \ .....i.__ 111 jowl �'> 0 ` . X00 T Q 1 r _ ° 7- 09,}0 ..;---_,-.4. �1���� 0 { M KEOPU FLOOD CHANNEL � �� �5 e t r 1-ENALOL1 FLOG ' . - n+_y '�s-�� 4 r GHAIVEL 1,i 00. II. . GEO - OGJICAL AG' 7 SOURCE: USGS Mau 1-2213 s HISTORY OF REZONING APPLICATIONS IN KALOKO MAUKA From the time of completion of subdivision improvements for Kaloko Mauka in 1974 until early 1994, there were thirteen applications for rezoning. All were for ' reclassification from A-20a to A-3 a. Eleven of the applications were approved. Two, in 1980, were denied due to concern for the 'Alala, believed to reside in the upper elevations. Zoning conditions imposed on these reclassifications were not consistent and were the cause of much concern among Kaloko Mauka residents In December, 1994, six additional rezoning applications were reviewed during the same Planning Commission hearing. Prior to the hearing, the agent for the applicants conducted an open forum meeting with owners and residents of Kaloko Mauka. Zoning ' conditions were proposed which were designed to address the known concerns of the area residents. The Planning Commission forwarded favorable recommendations to the County Council with the proposed conditions and, aRer further meetings with Kaloko residents, resulting in additional conditions, the Council approved the reclassifications in March, 1995. Since then several other parcels have been rezoned with the same conditions. The conditions, in abbreviated terms, were as follows: ' 1. A 60 foot "forest reserve easement" along the existing roads, the purpose of which is to preserve a native forest buffer along the road; ' 2. A 100 foot building setback along existing roads in lieu of the required 30 foot setback, the purpose of which is to lessen visual impact of development; ' 3. A 30 foot "forest reserve easement" along all lot lines not covered by the 60 foot easement, the purpose of which is to provide additional ' forest reserve as well as a buffer between parcels; ' 4. A provision that no-less-than 50% of the entire lot area be retained in forest; ' S. A restriction against second dwellings, the purpose of which is to fix density at the time of zoning; ' 6. Restrictive covenants requiring owners of the proposed lots to file a conservation plan with the Kona Soil and Water Conservation District prior to any land alteration activities, the purpose of which is to put the ' lot owners in touch with knowledgeable people prior to clearing activities; 1 ' I~. r - 7. Other "standard" conditions regarding archaeological review, drainage improvements, and "fair share Contributions" to regional infrastructure needs. In addition to the above conditions, the zoning requested for the six applications presented a pattern of descending density with higher elevation. (see zoning map, page 19) three acre zoning extended to the 2600 foot elevation. ' five acre zoning extended to the 2900 foot elevation. • ten acre zoning was set at the 3000 foot elevation and above. ' Recent reclassifications approved by the County Council contained conditions which were formulated in response to concerns expressed by residents I and owners in Kaloko IVlauka. The applicant proposes inclusion of the same conditions with the subject application. The proposed rezoning is in the mid elevation range of the A-3a zone. I I I l 9• ' PROPOSED USES AND CONDiTiONS The owners propose to subdivide the parcel into seven lots of three or more acres as shown on the attached site plan on page 3. Six of the lots will be offered to prospective purchasers for use as family farms: one will be retained by the owner for a residence. The ' specific uses will be determined by the individual buyers, and are expected to replicate those activities and uses of other nearby properties, i.e., pasture, orchard, garden, nursery, and open space. ' Proposed Conditions The applicant proposes that conditions consistent with recent rezonings in Kaloko ' Mauka be be applied to this request. 1. A 60 foot "forest reserve easement" along the existing roads, the ' purpose of which is to preserve a native forest buffer along the road ' 2. A 100 foot building setback along existing roads in lieu of the required 30 foot setback 3. A 30 foot "forest reserve easement" along all lot lines not covered by the 60 foot easement 4. A provision that no-less-than 50% of the entire lot area be retained in forest 5. A restriction against second dwellings 6. Restrictive covenants requiring owners of the proposed lots to file a conservation plan with the Kona Soil and Water Conservation District prior to any land alteration activities. f 7. Other "standard" conditions regarding archaeological review, drainage improvements, and "fair share Contribution" to regional infrastructure needs. The proposed zoning and lot sizes are consistent with the density/elevation pattern of the most recent rezonings in Kaloko. 14 1 i t I i , ~ ~ _ _ ~ s - 1 O d , ` ' I \ \ ~ 1 ' ` ' ~n O tip. 4~ - v I ~ f ~ ' A-5a A-IQa I ya i ® - a A-3a ~ ~ I/ r~~ \ ~ ~ oo E~. ~ A-Ia< ~ 1~ _ ~ I l r ~ 1 `J^ 1 / ~ ~ cv~ _ ~ ~ (U) c k ~2 Refers to rezoning request 1 summarized n Table I ~ n q ~ ~ ~o pq ~ ~ r ~7 1 ~O ~~II; Ti®~7 P~~II~I Q's IIDR~]P1E~~%~~`._ o~ r~l(~ a~ lam: u n ~3~ DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII 25 AUPUNI STREET HILO. HAWAII 96720 TELEPHONE (606)969~i421 FAX (6081969~699fi December 4, 1996 O T0: Planning Department c~ c? ,l EROM: Milton D. Pavao, Manager v' 'r : SUBJECT: CHANGE OE ZONE APPLICATION N0. 96-30 ~ J APPLICANT - EXCHANGE PROPERTIES CORPORATION - o TAX MAP KEY 7-3-24:12 . / We have reviewed the proposed change of zone application. Water can be made available from an existing 4-inch waterline along Kaloko Drive fronting the property. Pursuant to the Department's "Water Commitment Guidelines Policy," a copy of which is being forwarded to the applicant, a water commitment may be issued. Based on the six (6) additional units requested in the proposed 7-unit change of zone request, the required water commitment deposit is 5900.00. Remittance by the applicant of the 5900.00 is requested as soon as possible so that a water commitment may be formally issued. The commitment will be in writing with specific conditions and effective dates stated. Please keep in mind that this letter shall not be construed as a water commitment. In other words, unless a water commitment is officially effected, water availability is subject to change depending on the water situation. Should the subject application be approved and a subdivision application be executed, approval will be subject to the following conditions: 1. Construct necessary water system improvements which shall include, but not be limited to: a. water mains capable of delivering water at adequate pressure and volume under peak-flow conditions; minimum diameter of mains shall be 4 inches, and b. service laterals that will accommodate a 5/B-inch meter to each lot. Submit construction plans and design calculations prepared by a professional engineer, registered in the State of Hawaii, for review and approval. 2. Remit the prevailing facilities charge, which is subject to change, of 516,650.00. EXHIBIT ~ / / / ` ~ 11994 U(/afer brined rro~re~9... Plan~iing Department Page 2 December 4, 1996 For the applicant's information, effective July 1, 1997, the total required facilities charge for the seven (7) units will increase to $20,813.00 pursuant to a rate increase approved by the Water Commission. 3. Conveyance of the water system improvements and all necessary easements to the Water Commission, County of Hawaii. Should the applicant have any questions, please call our Water Resources and Planning Section at 961-8660. Milton D. Pavao, P.E. Manager WA:dms copy - (w/att.) Exchange Properties Corporation (w/o att.) Mr. Dennis W. Haserot Customer Service Section (Hilo, Kona, Waimea, Ka'u) 2 ~nau t ~2 ~ APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTMENT KALOKO MAUKA SUBDIVISION LOT 3 BLOCK 2 TA1K 7-3-24:12 22.15 acres A-20ato A-3a Owner/Applicant: Eachange Properties Corporation 40 Lake Belleview, Suite 105 Belleview, WA 98005 Owner's Agent: Dennis W. Haserot P.O. Box 6251 Kamucla, HI 96743 Tel: 885.2148 APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTMENT APPLICANT: Exchan ro erties Cor Cdr'-~'"~ ,~y APPLICANT'S SIGNATURE: ~ r~~~ G~~7i1tiC.c.~t~ (,,~LL~1.L ADDRESS: 40 Lake Belleview, Suite 105 Bellview WA 98005 LIST APPLICANT'S INTEREST IF NOT OWNER LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN~OFFAICERSTeCreGh~uh (~,~~p,-u,o~.,~- rnU-~~ ~ ~VL~una GQ~ ~UtJ~'YVi~ J 1 ' TELEPHONE-BUSINESS: (206) 901-9060 RESIDENCE: n.a. REQUEST: A-20a TO A-3a (Existing zoning) (Proposed zoning) TAX MAP KEY: TMR 7-3-24:12 AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 22.15 ACRES LANDOWNER(S): Exchan a Pro erties Cor . OWNER'(S) SIGNATORY AUTHORIZATION (May be by letter) AGENT: Dennis W. Haserot ADDRESS: P.O. Hox 6251 Ramuela HZ 96745 TELEPHONE-BUSINESS: 885-2148 RESIDENCE: 885-0874 Please indicate to whom original correspondence and copies should be sent. ORIGINAL_Aaent COPIES Ap licant I TMK 7-3-24:12 Applicant: Exchange Properties Corporation TABLE OF CONTENTS APPLICATION i VICINITY MAP 1 LOCATION MAP 2 SITE PLAN 3 REASONS FOR REQUESTING CHANGE OF ZONE 4 . Adherence to General Plan Policy SUPPORTING INFORMATION AND DOCUMENTS . Description of Property 6 . Current Uses and Activities on Subject Parcel 6 . Current Uses and Activities on Surrounding Lands 6 . Climate and Rainfall 11 .Flora and Fauna 11 .Infrastructure 13 .Archaeology 15 .Drainage 15 .History of Zoning Applications in Kaloko Mauka 17 PROPOSED USES AND CONDITIONS 20 ZONING QUESTIONNAIRE 21 ii - ~ LIST OF MAPS AND TABLES VICINITY 1 LOCATION 2 SITE PLAN 3 CURRENT ACTIVITIES, KALOKO MAUKA g MAJOR LAND OWNERS, SURROUNDING PROPERTIES 9 CURRENT LAND USE, SURROUNDING PROPERTIES 10 TABLE 1 ANNUAL RAINFALL, 1973-1992 11 ANNUAL RAINFALL ISOHYET 12 EXISTING WATER SYSTEM 14 GEOLOGICAL AGE 16 CURRENT ZONING, SURROUNDING PROPERTIES 19 i~ ~ o ~ µ~Y YnMn~n / A C ~ " ~ ~ 4 0 ~ z~ s 7 SGGLE N FEET (X 1000 ~I / \ ~ , re °te ~ _ A 4 NA ~ ® ~ ~ G ~ 111 ~ ~ _ f G 1 \ ~-v woa _ _ _ Af A H A U~ L A ~ O m ~ A KA IMI qAN r t r A ~ ° ~ y~H O` p ~ ~ ~ ~ ~ H 9 6 ti ~ e A ~ ~ 0 6 ~ ~ $ e v ~ a ~ ~ .o o ~ ~ N, o i v ~ ~ 1 e S 4 1 0 \ JPD Y $ 4 ' J L O 1 ~ ~ ~ , ~ ~ ~ ,y ~ ~ ~c,° \ ScA~E ee s~,.~ ~ ~~ow i iN = iooo FT. ~ ~,i ~ ~18J~G ~ \ oy 5` M•e gi. I / 9 sloes Mamalahoa Hi LOCATION MAP 2. J _ _ / _ j / - ' 2-A / ppOp05~n b~V~UO~M~N1' KALOKO NIAUKA SU~nIV1510~J- - - 1'MK; ~=~=212 - ~~I' ~I.OCK 2 ~ i;,,, ~ar3c~-~ 3,1~ SCALE 1 "=200- - ~ / NORTH << , x'3,0 AC , ~ i~ t , - ~ ti ~ ' 3,2 AC 1 ~ 1.01' - ' ~ LOt 3~ ~ 3.2A~ 2 / > _ , i - i _ ~ ~ ,I- i ~ ~-b i ' 3 . F APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTMENT TMK: 3rd: 7-3-24:12 Applicant: Exchange Properties Corporation REASONS FOR REQUESTING THE CHANGE OF ZONE The owner wishes to subdivide the property into seven lots of 3 or more acres each, to build a residence on one, and make six available to purchasers. The area is well suited for low density uses combining homes, limited grazing, a variety of agriculture and home gardening, wildlife habitat, and forested buffer areas. ADHERENCE TO GENERAL PLAN POLICY The parcel currently has a Land Use Designation of Agriculture and County zoning of A-20ac. The General Plan designates the parcel "Orchard." The proposed rezoning and subdivision into parcels of three acres or more is consistent with the General Plan policy: M. LAND USE Standards (I) Agriculture Policies: Rural-style residential-agricultural developments, such as new small-scale rural communities or extensions of existing rural communities, shall be encouraged in appropriate locations. The expanded form of the above policy can be found in the General Plan Support Document in the Land Use-Agriculture subsection: Rural-style residential-agricultural developments may include either small scale rural communities or extensions of existing rural communities. Such development provides opportunities for a mix of residential and small scale agricultural activities. However, the primary intent of these developments would be to provide an added range to housing opportunities. Along with this housing, the large lots of these rural areas will provide opportunities for part-time agriculture, gardening activities and the raising of livestock on a small scale. By providing opportunities to satisfy the demand for a rural lifestyle on marginal agricultural land, the pressures to develop our important agricultural land for these purposes would be decreased. 4. Kaloko Mauka is an appropriate location for satisfying the General Plan Land Use Policy. It is an extension of the existing rural community of Kalaoa and has existing infrastructure of roads, electric power, and water. With overall soil classification of "E" (poor), the soil is too stony and irrigation costs are too high for mechanized or large scale agriculture. The area, however, is well suited to use and enjoyment of part-time agriculture, gardening activities, 4-H participation, forest activities, and cohabitation with wildlife. 5. SUPPORTING INFORMATION AND DOCUMENTS DESCRIPTION OF PROPERTY The subject is a vacant 22.15 acre parcel located at the 2200 foot elevation on the southerly side of Kaloko Drive in Kaloko Mauka subdivision in North Kona. The property was cleared of underbrush and planted to pasture grass approximately twenty years ago. File Plans for the first four increments of Kaloko Mauka Subdivision were filed prior to enactment of Chapter 23, Hawaii County Subdivision Code. The owners of individual lots within the subdivision petitioned the County under the County Improvement District statutes, and Improvement District 10 was created. The improvement district was the financing vehicle for installation of the roads, water and power which service Kaloko Mauka, and the improvements were paid for 100% by the lot owners. CURRENT USES AND ACTIVITIES ON SURROUNDING LANDS KALOKO MAUKA SUBDIVISION The Kaloko Mauka Subdivision originally contained ninety-one parcels extending from the 1700 foot elevation to the 5700 foot elevation of Hualalai, in the ahupuaa of Kaloko. As a result of rezoning and subdivision activity over the past twenty years, parcel sizes in the lower elevations, 1700 feet to 2600 feet, are now a mixture of 3-acre and 20- acre. The remainder of the lots are 20+ acres in size. Recent zoning reclassifications have been approved for 3-acre parcels at the 2600 foot elevation, 5-acre parcels at the 2900 foot elevation and 10-acre parcels above the 3000 foot elevation The subject parcel is bounded on the mauka and makai by 3-acre zoned land. Uses and activities on the developed 3-acre lots are typically a combination of residential, pasture, orchard, and gardens, and might best be described as "family farms". Uses and activities on the 20-acre parcels are similar to those of the smaller lots. An increasing number of parcels of all sizes are being "subdivided" using State CPR statutes. A relatively homogenous pattern of land use activities is being established at all elevations in Kaloko (see map titled Current Activities, page 8). Cattle are being grazed on parcels at 2200', 3500', and 5,000' and there are nurseries and tree farms at different locales throughout, as well as residences. V. s LANDS SURROUNDING THE KALOKO AHUPUAA Ownership Kaloko Mauka is surrounded by three major land owners: The State of Hawaii, Bishop Estate, and Palani Ranch, (see map titled Major Land Owners, Page 9) Current Uses (see map titled Current Land Use, Page 10) The State lands of Makaula-Ooma abut Kaloko Mauka on the north from 2100 to 3500 feet elevation. These lands are in native forest. The Bishop Estate lands of Kaupulehu abut Kaloko Mauka on the north from 3500 to 5400 feet elevation. These lands are currently being grazed by Hualalai Ranch. The Palani Ranch lands of Honokohau abut Kaloko Mauka on the south along its entire boundary. These lands have historically been grazed. Recently, an eighty acre parcel (4500 to 5700 feet elevation) is being used for forest products. The Kaupulehu Forest Reserve (Bishop Estate) abuts the mauka boundary. Approximately 75% of the land surrounding Kaloko Mauka has been used for grazing purposes for many decades. There are no near-term plans which would alter these uses. 1, e R LEGEND .i ~,i R RApO TOWER - is ~ - ~ ~ H FIDU9E 0 0 GHANA PERMT N N ~ GRLBBED H H SOON O FENDED PA°iTLRE 0 H H r Q FENDED H_ H p 4CJC`~O'"-'- Ho -N~~-- H~ >H0 _ HO HO H .;~~HO NO HO _ tw H O r r ~ H 0 \ ~C 3000 ~ ~ A ' ~ H \ ~ y ~ ~ - , > . ~ H H p H p 0 H _ H r 6 x,`.:.:.00 0 HH- _ 00 p _~l 'mac-~---------~- C~~JIR~ii~~~`T°IC .~C~'IC~~Id'1CIIIE~ 8 ~ ~~1L~IE~~ IY1i~~J1~~ o H YFx ^t ^„uA G~~~]l I l ® SGGLE N FEET lX 10001 ~ ~ f IE ~ 7[' A °IC lE ~ i soon - _ ~aAV'12 qq®~tH~) rt o. ~A IN! NAN II~~g ~p ~y~ r 1 r e ~ ~ ~ ,P~'II']E ®1F ~A AII~,~ ° ~ ~ ~ 0 e r ~ ~ +8 ` ~ ~ ~ 1 ~r`~~ j7 9 . IlVlI ~ 61l ~U ~ ~ ~ SV 1LU ~ ~YV` 119` 1Co ~RJllB~QDbJgT1®IIhY~G ~1~®]~IE1~'II'IIIE~ 24 _ ~ Jf µAX^t ~µo• ~ i O I 2 3 9 5 i ~ _--~-.U'00'~ _~~~SLPLEN®I _ I ~ ~ _ ~ GLAZING r FORE~T i r Ke ~u. w? coon ~ 1 _ ~ FoReSr ICJ PRODUCTS ~ T \ ~ ti~ ~ - FOREST ~~`~Z~N \ ~ 1 H~ ~ ~ \ Fo~~S ` ~ ('P EVIOU`~LY'~ GRA ING~ 0 1 r u O~ gb e 4 a P~~~y(a o~ ~ to. (r°tI.~I~~i~Y~~ IIa~~ID ~~1~ ~BJh~1~®gJRTIDIIRIQr 1~1~®1~]EII8'd'II1E$ CLIIVIATE AND RAINFALL The subject parcel is located at the 2200 foot elevation in Kaloko. Temperatures at this elevation are approximately ten degrees cooler than coastal temperatures. The existing infrastructure provides access to a unique living and growing climate in West Hawaii. Average rainfall, according to USGS Report R-47 is approximately 70 inches. Weekly rainfall records kept by Mr. Wm. Moss for the 20 years between 1973 and 1992 at the 1500 foot elevation in nearby Kealakehe, indicate that rainfall has been off (less) by approximately 30% since the current eruptive activity at Kilauea began in 1983. Table 1 below shows annual rainfall figures from the Moss rain gauge. As evidenced by activities on surrounding properties, rainfall and climate at the subject location is conducive to a range of agricultural activities. These include grazing, orchard, nursery, tree farms and gardening. ANNUAL VS. PREVIOUS 5-YR AVERAGE Moss gauge 90.00 60 00 AVERAGE RAINFAL4 PREVIOUS SYR PERIOD J 70.00 LL 60.00 z 50.00 rn 40.00 = 30.00 U Z 20.00 10.00 I 0.00 fh V N m n m o o N th ? N m r m m o N ~ ~ n r r` r r m m m m m m m m m m rn rn rn O) rn rn Q) o m m m a7 a7 W W m m rn rn Ol m o T TABLE 1 FLORA AND FAUNA The subject parcel was cleared and planted to pasture grass approximately twenty years ago. It was never grazed and is now covered with ohia, silver oak, Christmas berry, guava, and a variety of grasses and weeds. Wildlife seen at the property consists of turkeys, hawks (I'o), Chinese pheasant, and other forest birds. Vegetative cover is a mixture of native and non-native. The proposed development is likely to alter the mixture of plant life but the low density of 3.5 acres per unit and proposed zoning conditions will assure continuation of habitat for existing wildlife. 11. f z~ o 5 M~Tl ~t nµ ~ 4 \ G 0 ~ ~ ~ T G ~ _r-looo~ 4 o i i 3 a 5 ~ s scrae®~ f BA OLANA ~_---J ~ ® O o ~ S ~ ~ o e ~ ~ / N - _..oo J G G M K A U'L A I / O O 1 A I ~A 111 41 NON 1~ O ~ h~ O ~N e e ~ O ~ ~ ~ ~ 4 ~ ~ ~ 6 ~ 0 y \ u ~ ° o ~ ~ ~ ~ e ° \ ~ ~7 \ ~ ~ ~ o, 0 ` Jrw V e ~ ~ 'Moss Rain gauge ~ ~ ~ ~ ~ ~ ~ ~ !S !l~ 1C° ~ JSo J~o 12. ~®gJIl8~1~: HJ.~Q'u.~ IId1ElP®IIE'Il' IlZ-943 tr INFRASTRUCTURE ROADS The property is accessed from Mamalahoa highway, mauka on Kaloko Drive approximately 1 mile. Kaloko Drive is an 80 foot right of way with 22 feet paved and 8 foot grass shoulders. The grass shoulders have been an effective means of dispersing runoff from the paved section, and no shoulder erosion is evident in the 20 years since construction. Centerline grades from the subject down to Mamalahoa are moderate by Kona standards, with one short (300 feet) section at 16%. The surrounding roadway infrastructure is adequate and the subject development will have no noticeable impact on traffic. The development will make its "fair share" contribution for roadway and other infrastructure impacts prior to final subdivision. A special fund for the roadway portion the "fair share" assessment has been created to receive funds from Kaloko Mauka subdivisions. These funds will be used to improve the Kaloko Drive/ Belt Road intersection. WATER The Department of Water Supply considers the Kaloko Mauka Water System a separate system from others in Kona. The system consists of transmission and distribution lines, pump stations, and seven reservoirs which extend to the 5,000 foot elevation. The reservoirs have a total capacity of 500,000 gallons, sufficient for a density of one unit for each two acres in Kaloko Mauka. Kaloko Mauka users pay approximately 3 times the Island wide water rate due to pumping costs. The existing water system in Kaloko has capacity for the subject development. Since rainfall is sufficient to support many agricultural uses, these activities are not expected to burden the system. ELECTRIC POWER Electric lines and street lights at intersections were installed as a part of the Kaloko Mauka Improvement District. 17, , r y za - _ J HAY ~ µAX At N~~A e A \ ~ C. G A f---- wpp Q O I 2 > a 5 ~ SGaLE N FEET Oc p00) \ L r 7 Yq use _ A 8 NA / ~ / G v J ® ~ ~ y ~ SCOO' M A[ A U `L A O ~ ~ A KA IM! NAN t ~ ~ / ~ u o a t ~ 0~6 ~ 9 ~ +.y O ~ 0 0 ~ ~ ~ c P ~ ~ v o t ~ e o ~ o o ~ ~ 1 e o ~ Pr ~6 4 ~ o~ V ~ O i~ Transmission line ~ ~ ~ ~ ~ a~ ~ ~ ~ . , ARCHAEOLOGY Huehue Ranch, the original developer of Kaloko Mauka, funded an archaeological study of the Kaloko ahupuaa in 1970 and 1971. These studies included investigation of the "Upland Forest Zone" of Kaloko Mauka in chapter 9 of "An Ahupuaa Study: The 1971 Archaeological work at Kaloko Ahupuaa, North Kona", published by the National Park Service in 1991. The field researchers found remains of an agricultural field system which extended to the 3500 foot elevation. Currently a group of owners, who received zoning reclassification in 1995, are jointly funding a study which has been coordinated by the State Historic Preservation Division. This study is designed to provide data on the dating of development of the agricultural field system within Kaloko and the nature of the vegetation associated with the fields. The subject parcel was grubbed in 1974, and no archaeological sites are believed to have survived the clearing. DRAINAGE /FLOODING The Kaloko Mauka area is located on the west flank of Hualalai on relatively recent lava flows. The GEOLOGIC MAP OF HUALALAI VOLCANO, HAWAII published by the U.S.G.S. in 1991, shows that the Kaloko area is covered by three periods of volcanic activity (see map titled Geological Age, page 16). The oldest flow, covering the largest portion of the ahupuaa is estimated to be approximately 2700 years old. The youngest flow (ca 1800) extends down slope to the 2300 foot elevation, and the third flow, estimated at 750 to 1500 years old covers a portion of the upper elevations. The relative young age of these flows results in very shallow, rocky soils which are very well drained. No runoff or erosion has been experienced in Kaloko Mauka since the road construction in 1973 nor is there any evidence of concentrated runoff in the past. The nearest storm runoff occurs at Keopu and Hienaloli ahupuaas approximately three miles south of the subject on flows estimated at nearly 13,000 years old. Since no runoff pattern exists in the general area due to the shallow, rocky soils, runoff caused by new paved surfaces can be handled with on-site dry wells. ly. r _ / zo µ~A „ y Mk~? r, - ~ .e G ~ ~ G woa 4 o I 2 3 a s ~ ~ ~ SGGLE®1 e r s K~ ULAN ~ ~ A 7 1 ~ 0 ~ 7 _~a- t y 140 20~ - ~~aa _ U L A ~ OO kA IMl ° ° 200 ~a ~ ~ I ~ ~ R i~ - ~~h 6 ~ O ~ ~ ~ 0 9 ~ ~~~A ~ K ~ O g ~ ~ ~ 600 ~ o` ~ ~ ~ O O ~ ° ~ KEOPU FL000 GHA~. ° r~ v v . ~ Q ~ I-ENALOLI FLOOD'. I~ ~ ~ GHAN~EL ~ o C~i~C~~~C~C~ And ~~AJIlacC]E: '~7~cG~ RA[a~m Il-~LIl3 p o HISTORY OF REZONING APPLICATIONS IN KALOKO MAUKA From the time of completion of subdivision improvements for Kaloko Mauka in 1974 until early 1994, there were thirteen applications for rezoning. All were for reclassification from A-20a to A-3 a. Eleven of the applications were approved. Two, in 1980, were denied due to concern for the 'Alala, believed to reside in the upper elevations. Zoning conditions imposed on these reclassifications were not consistent and were the cause of much concern among Kaloko Mauka residents In December, 1994, six additional rezoning applications were reviewed during the same Planning Commission hearing. Prior to the hearing, the agent for the applicants conducted an open forum meeting with owners and residents of Kaloko Mauka. Zoning conditions were proposed which were designed to address the known concerns of the area residents. The Planning Commission forwarded favorable recommendations to the County Council with the proposed conditions and, after further meetings with Kaloko residents, resulting in additional conditions, the Council approved the reclassifications in March, 1995. Since then several other parcels have been rezoned with the same conditions. The conditions, in abbreviated terms, were as follows: 1. A 60 foot "forest reserve easement" along the existing roads, the purpose of which is to preserve a native forest buffer along the road; 2. A 100 foot building setback along existing roads in lieu of the required 30 foot setback, the purpose of which is to lessen visual impact of development; 3. A 30 foot "forest reserve easement" along all lot lines not covered by the 60 foot easement, the purpose of which is to provide additional forest reserve as well as a buffer between parcels; 4. A provision that no-less-than 50% of the entire lot area be retained in forest; 5. A restriction against second dwellings, the purpose of which is to fix density at the time of zoning; 6. Restrictive covenants requiring owners of the proposed lots to file a conservation plan with the Kona Soil and Water Conservation District prior to any land alteration activities, the purpose of which is to put the lot owners in touch with knowledgeable people prior to clearing activities; I~. 7. Other "standard" conditions regarding archaeological review, drainage improvements, and "fair share Contributions" to regional infrastructure needs. In addition to the above conditions, the zoning requested for the six applications presented a pattern of descending density with higher elevation. (see zoning map, page 19) • three acre zoning extended to the 2600 foot elevation. five acre zoning extended to the 2900 foot elevation. • ten acre zoning was set at the 3000 foot elevation and above. Recent reclassifications approved by the County Council contained conditions which were formulated in response to concerns expressed by residents and owners in Kaloko Mauka. The applicant proposes inclusion of the same conditions with the subject application. The proposed rezoning is in the mid elevation range of the A-3a zone. l e• C PROPOSED USES AND CONDITIONS The owners propose to subdivide the parcel into seven lots of three or more acres as shown on the attached site plan on page 3. Six of the lots will be offered to prospective purchasers for use as family farms: one will be retained by the owner for a residence. The specific uses will be determined by the individual buyers, and are expected to replicate those activities and uses of other nearby properties, i.e., pasture, orchard, garden, nursery, and open space. Proposed Conditions The applicant proposes that conditions consistent with recent rezonings in Kaloko Mauka be be applied to this request. 1. A 60 foot "forest reserve easement" along the existing roads, the purpose of which is to preserve a native forest buffer along the road 2. A 100 foot building setback along existing roads in lieu of the required 30 foot setback 3. A 30 foot "forest reserve easement" along all lot lines not covered by the 60 foot easement 4. A provision that no-less-than 50% of the entire lot area be retained in forest 5. A restriction against second dwellings 6. Restrictive covenants requiring owners of the proposed lots to file a conservation plan with the Kona Soil and Water Conservation District prior to any land alteration activities. 7. Other "standard" conditions regarding archaeological review, drainage improvements, and "fair share Contribution" to regional infrastructure needs. The proposed zoning and lot sizes are consistent with the density/elevation pattern of the most recent rezonings in Kaloko. 14 _ o , , ~ , . , , ~ , a tip. ~ ~ ~ ~ ~ q A~. ~ ® ~ ~ ~ A_ o A-5a ~ ~ ~ ~ ~ A-3a ~ / ~ ,.m ~ ~ . ~ ~ A-lam f1~ ~ ~ - - l ~ ~ ~4 iG' Refers to rezoning request summarized in Table I ~ ~ ~ ~D ~IIII~1~®IIJF3II?IIi`3Qr 1~1~©IPL1@'Il'IIIEa~ ATTACHMENT Agricultural Rezoning PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANCE OF ZONE L [f your request is approved, do you intend to subdivide the subject Y0 5 land in accordance with the approved change of zone? If yew please answer the rest of question 1 and then [o question 3. a. How many acres of the requested area do you intend to subdivide? 22 AG b. Into what lot sizes? 3 AL c. If your request is approved, approximately how long after the date of approval do you expect [o submit your subdivision plans ~ ~QS to the Planning Department for preliminary approval? d. Do you intend to build houses on the newly created lots? ~E 5 If please answer the following questions: On how many of those lots? ~N C A[ what approximate price range? House S'e'(L''XA~I. Lot Total Approximately how long, after approval of the subdivision, 'Z ~CZ~i would the first house be available for occupancy? If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you have no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firth plans? b. Sell or lease the land to someone who has tentative plans? c. Sell or lease the land to someone who has, no plans? d. Keep it? e. Other (please state) P.D. 2 5/8~ Z 1 f If you intend to do either a, b, c, please elaborate on the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. 3. Do you think that your request and your further plans for the land will alleviate the local housing situation? No How? 4. Are there any buildings on the subject areal If so, what kind? What do you intend to do with those buildings if your request is approved? Is the subject land currently being used for any agricultural activity? If so, please list the kinds of products grown and on how many square feet or acres of land per product. 6. Was your request [o allow for the creation of smaller agricultural lots? Y~ y L` so, did your plan include the following considerations? a. Commodity to be produced? YES. Wha[kindsofcommodityl i~2oPo7cQJ Uy~.S P+~~7 et~~'~ t~'~ 1~P 6E Zo b. Suitability of the proposed lot-size for that commodity? c. Sufficient farm size to allow reasonable chance of success in commercial agriculture? -2- d. Agricultural leases or other forms of assurance that potential buyers or leases would put the subject area into some form of agricultural use? Please state the proposed type of arrangement. Please submit your agricultural plans for the subject area and present evidence of consideration of [he above requirements together with your request for a change of zone. If you do not intend to subdivide the subject land for some sort of agricultural purpose, please state your other reasons. 7. To your knowledge, has there been any flooding and/or drainage problem ~ on the subject area? If so, please describe the problem. 8. Do you think that [he roads leading to the subject area needs til O improvements? If so, what kind? Is the road adequate for the proposed traffic volume or load? ~E~ 9. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No a. Schools b. Roads x' c. Sewer X. d. Drainage ~ -3- Yes No e. Police Protection N U f Fire Protection N o g. Recreational Facilities ~ O h. Public Utilities ~ U i. Other For those checked ~~yes," please elaborate what type or kinds of improvements and/or assistance are needed. Signature: Address: Telephone: Date: 4.