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HomeMy WebLinkAboutCOM 0161.000 1996-1998 v~" tx.4! t0.~"~y" William G. Davis Managing Dirutm Stephen K. Yamashiro i. Mayor Henry Cho ~R,nG ~'«~O Deputy Managing Director ft~IYixn#g of ~ttfuttii 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 Honorable James Y. Arakaki, Chairman T O m ~ and Members of the County Council ~Z f-i'1 County of Hawaii -j C7 25 Aupuni Street ~ ~ ~ Hilo, HI 96720 ~ ~ '1 '..7 Dear Chairman Arakaki and Members: ro 0 State Land Use Boundary Amendment Application (SLU 96-11) Request: Agricultural to Urban Change of Zone Application (REZ 96-26) Request: Agricultural (A-Sa) to RS-10 Applicant: Kona Scenic Land, Inc. Tax Man Key: 7-3-10:37 As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action is the Planning Commission's letter and enclosures regarding the above-referenced applications. Sincerely, " ~ ~ c,,, Stephen K~~7amashiro Mayor AK: syw LKonaS.MAY Enclosures cc: Planning Commission REZ 96-26 &SLU 96-11 Ifli~ P?u...~. Z.~II. s teee.7bt 'PC. FEB 1 4 1987 isii. Nate - o! Stephen K. Yamashiro ~ Mayor ° ~Ol Mr' ~IIliltf~J II~ ~ti~ittYTT PLANNING COMMISSION 25 Aupuni Street, Raom 109 • Hilo, Heweii %720-4252 (808) %1.8288 Fix (808) %1-%15 ~1wkS I ~ 1y97 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: Stale Land Use Boundary Amendment Application (SLU 96-11) Request: Agricultural to Urban Change of Zone Application (REZ 96-26) Request: Agricultural (A-Sa) to RS-10 Applicant: Kona Scenic Land, Inc. Tax Mao Key: 7-3-10:37 The Planning Commission, after a duly held public hearing on February 6, 1997, voted to recommend for your approval the proposed legislative bills to change the State Land Use District from Agricultural to Urban and a Change of Zone from Agricultural (A-Sa) to Single Family Residential (RS-10) for approximately 10.283 acres of land. The property is located on the makai side of Mamalahoa Highway between Kona Coastview (Nana Street) and Kona Palisades (Holoholo Street) Subdivisions, at Kaloko 4th, North Kona, Hawaii. The Commission concurs with the following findings as recommended by the Planning Director. State Land Use Boundary Amendment The approval of the reclassification from the State Land Use Agricultural to the Urban District will not be violative of Section 205-2, Chapter 205, Hawaii Revised Statutes, nor will it be inconsistent with the Land Use Commission Rules, the County General Plan and the Hawaii State Plan. According to the Land Use Commission Rules, one of the standards for considering an area for urban reclassification states that "In determining urban growth for the next ten years, or in amending the boundary, land contiguous with existing urban areas shall be given more consideration than non-contiguous land, and particularly when indicated for future urban use on state or county general plans." The subject property does conform to this standard as it is situated adjacent to existing urban designated lands. These lands include the Kona Palisades Subdivision and Kona Coastview Subdivision. a Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 The reclassification action would conform to the following goals, objectives and/or policies articulated in the Hawaii State Plan: a. Greater opportunities for Hawaii's people to secure reasonably priced, safe sanitary, livable homes located in suitable environments that satisfactorily accommodate the needs and desires of families and individuals. b. The orderly development of residential areas sensitive to community needs and other land uses. c. Effectively accommodate the housing needs of Hawaii's people. d. Increase home ownership and rental opportunities and choices in terms of quality, location, cost, densities, style and size of housing. e. Promote design and location facilities and services, and other concerns of existing communities and surrounding areas. The Urban District request would be consistent with the Housing goals and policies of the Hawaii County General Plan by creating residential housing opportunities. The Urban District request also conforms to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map which designates this area for Urban Expansion. Urban Expansion Area allows for a mix of high density, medium density, low density, industrial and/or open designations in areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been determined. This request is [o allow an urban development, a planned low-density residential subdivision. Low Density Urban Development is defined as Residential uses at a density of four units per acre and certain neighborhood commercial uses are permitted within this designation. The LUPAG Map component of the General Plan is a representation of the document's goals, policies, standards and courses of action. It is also a graphic depiction of the physical relationship between the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The area under consideration is consistent with the urban form established for this section of the North Kona District as depicted on the LUPAG Map. The Kona Regional Plan adopted by the Planning Commission in 1984 recommends the area for residential four units per acre. The applicant's proposal is a single family residential subdivision. It is adjacent to a residential subdivision called Kona Palisades and Kona Coastview. The proposed reclassification is for a similar urban land use designation. Thus, the requested boundary amendment would be in the direction of fulfilling the low density range plans, in this particular case. The property is situated within close proximity to the employment center of Kailua-Kona. The subject reclassification is for land located just three miles from the urban retail/employment center of Kailua-Kona and, thereby, conforms with the Land Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 Use Commission Rules which encourages urban developments in close proximity to existing developments in close proximity to existing services and facilities. The property is or will be provided with all utilities and services which are essential to accommodate urban development. However, the subject property should be developed in two increments. The number of lots in the first increment shall not exceed the number of units of water which are available and have been committed to the subject property by the Department of Water Supply. Water service is available to the property via connection to the County waterline extending along Holoholo Street. The property is limited to a maximum of 18-units of water based on the existing lot, plus seven (6) units from the Kona Source Agreement II. The proposed subdivision has a total of twenty four (24) water units. Access to the property would be via Holoholo Street, which connects to Ka'iminani Drive, [he main connector road between Hawaii Belt Road and Queen Kaahumanu Highway. Holoholo Street has a 50-foot wide right-of-way and a 20-24 foot wide pavement. Ka'iminani Drive has a right-of-way width of sixty (60) feet with a 24-foot wide pavement. The unimproved section of Holoholo Street would be improved and extended to the subject property's northern boundary by the applicant. The connection from the dedicated portion of Holoholo Street to Ka'iminani Drive will be open to public traffic. Electrical service is available to the property from Hawaii Electric Light Co. Inc., and telephone service is available from GTE Hawaiian Tel. The property has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. The U.S. Corps of Engineers Flood Insurance Rate Map (FIRM) designates the property as Zone X, area outside of the 500-year flood plain. Any improvements to the property must comply with Chapter 27 of the County Code relating to Flood Hazard Control and Chapter 23 of the Hawaii County Code relating to Storm Drainage and Underground Injection Control. Thus, the reclassification does meet with the standard which states that the lands included within the urban district shall be those with satisfactory topography and drainage and reasonably free from the danger of floods, tsunami and unstable soil conditions and other adverse environmental effects." While the subject property is within the State Land Use Agricultural and County's Agricultural (A-Sa) zoned districts, it is not currently being used for active agricultural purposes. The State of Hawaii ALISH Map does not classify the subject property in any category. The Land Use Study Bureau's Overall Master Productivity Rating for the soils in the area is E or Very Poor. Approximately 10.28 acres of the subject parcel was used as a cattle pasture, but there has been no activity in the past 15 years. Therefore, the reclassification of this 10.28 acre area from the Agricultural to the Urban designation will not be detrimental to the reduction of this area from the agricultural land inventory in the County of Hawaii. From a land use perspective, it is amore feasible alternative to infill urban development within this particular area of North Kona. In doing so, it would tend to alleviate the conversion of more productive agricultural lands in more appropriate locations within the North Kona area for Urban Low Density type uses. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 Furthermore, an Urban classification would complement the existing and future residential land use patterns of the surrounding properties in view of the adjacent Kona Palisades and Kona Coastview Subdivisions. Based on the above, the approval of the State Land Use Boundary Amendment to the Urban District complements the State Land Use District Regulations and is supportive of the State of Hawaii Plan. 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 only through a comprehensive policy analysis approach that evaluations and decisions can be made to better time or stage developments to achieve quality growth. The implications of these evaluations and decisions must be also considered as they may have an impact on other similar areas in the County. The proposed request from an Agricultural (A-Sa) to a Single Family Residential-10,000 square feet (RS-10) zoned district will conform to the following goals, policies and standards of the Land Use and Residential Elements of the General Plan Element. LAND USE o Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. o Zone urban- and rural- types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. o Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. o The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. o Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. SINGLE FAMILY RESIDENTIAL o To maximize choices of single-family residential lots and/or housing for residents of the County. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 o To ensure compatible uses within and adjacent to single-family residential zoned areas. o To provide single-family residential areas conveniently located to public and private services, shopping, other community activities and convenient access to employment centers. o The County shall designate and allocate single-family residential zoned lands at varying densities for future use in accordance with the needs of the communities and the stated goals, policies, and standards. o Areas shall have basic improvements and amenities necessary for immediate use. o Areas shall be limited to low-density and medium density residential uses. The proposed request would also complement the following Housing Element goals and policies by creating a mix of residential housing opportunities, maintaining a housing supply that allows a variety of choice and by providing housing units geared toward the middle income bracket. HOUSING o Attain safe, sanitary, and livable housing for the residents of the County of Hawaii. o Attain a diversity of socio-economic housing mix throughout the different parts of the County. o Maintain a housing supply which allows a variety of choice. o Develop better places to live in Hawaii County by creating viable communities with decent housing and suitable living environments for our people. o Improve and maintain the quality and affordability of the existing housing stock. o Seek sufficient production of new affordable rental and fee-simple housing in the County in a variety of sizes to satisfactorily accommodate the needs and desires of families and individuals. o Ensure that housing is available to all persons regardless of age, sex, marital status, ethnic background, and income. The property is situated in an area designated for "Low Density Urban Development" on the General Plan Land Use Pattern Allocation Guide (LUPAG) Map. Residential uses at a density of four units per acre and certain neighborhood commercial uses are permitted within this designation. Therefore, this proposed single family residential development will provide the framework of a concentration of urban activities occurring in an orderly manner commensurate with the provision of necessary Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 infrastructure. In addition, the Kona Regional Plan Land Use Concept Map designates this area for residential expansion. Therefore, it is determined that the request is consistent with the urban form depicted on the LUPAG Map for this area of North Kona. The Kona Regional Plan adopted by the Planning Commission in 1984 recommends the area for residential four units per acre. The applicant's proposal is a single family residential subdivision. It is adjacent to the Kona Palisades and Kona Coastview Subdivisions. The property is situated within close proximity to the employment center of Kailua-Kona. The subject reclassification is for land located just three miles from the urban/retail/employment center of Kailua-Kona and, thereby, conforms with the General Plan which encourages urban developments in close proximity to existing developments in close proximity to existing services and facilities. While the property is within the State Land Use Agricultural and County's Agricultural (A-Sa) zoned districts, it is not currently being used for any active agricultural purposes. The ALISH Map does not designate the subject area within any agricultural category. The Land Use Study Bureau's Overall Master Productivity Rating for soils in the area is E or Very Poor. Therefore, the reclassification of this 10.28 acres from an Agricultural (A-Sa) to a Single Family Residential (RS-10) zoned district will not be detrimental to the reduction of this area from the agricultural land inventory in the County of Hawaii. From a land use perspective, it is more feasible to infill urban development within this particular area of North Kona. In doing so, it would tend to alleviate the conversion of more productive agricultural lands in more appropriate locations within the North Kona area for Urban type uses. The property has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. The Flood Insurance Rate Maps (FIRM) indicate that the Property is located in Zone "X," area outside of the 500-year flood plain. There are no significant drainageways anticipated. While there are no indications of surface water flow on-site, the applicant will abide by all applicable County guidelines for run-off generated by the development. Any improvements to the property must comply with Chapter 27 of the County Code relating to Flood Hazard Control. There were some sites of archaeological significance, none were recommended for physical preservation. As such, subject to certain mitigative measures, the subject site should not have any significant archaeological impacts. All utilities and services are available to the property which are essential to accommodate urban development. However, the property should be developed in two increments. The number of lots in the first increment shall not exceed the number of units of water which are available and have been committed to the subject property by the Department of Water Supply. Water for the proposed project will be provided by the County of Hawaii from a 6-inch waterline along Holoholo Street. The parcel is limited to a maximum of 24 units of water. Access to the property would be via Holoholo Street, which connects to Ka'iminani Drive, the main connector road between Honorable James Y. Arakaki, Chairman and Members of the County Council Page 7 Hawaii Belt Road and Queen Kaahumanu Highway. Holoholo Street has a 50-foot wide right-of-way and a 20-24 foot wide pavement. Ka'iminani Drive has aright-of- way width of sixty (60) feet with a 24-foot wide pavement. The unimproved section of Holoholo Street would be improved and extended to the subject property's northern boundary by the applicant. The connection from the dedicated portion of Holoholo Street to Ka'iminani Drive will be open to public traffic. Electrical service is available to the property from Hawaii Electric Light Co. Inc., and telephone service is available from GTE Hawaiian Tel. The wastewater from the proposed project will be disposed of by the prevailing requirements of the State Department of Health's rules and regulations to be installed by the respective homeowners. Additionally, the applicant will abide by all applicable Stale and County air quality and noise level control standards during the pre-construction and construction phases of the project. The applicant intends to provide these single family residential lots meeting all agency requirements relative to the proposed subdivision. The applicant intends to develop a single family residential subdivision and extend a section of Holoholo Street to the subject property's northern boundary to be dedicated to the County. The connection from the dedicated portion of Holoholo Street to Ka'iminani Street will be open to the public traffic. All other essential utilities and services can or will be made available to the subject development. Conditions of approval are being included to ensure the provision of all essential utilities. The proposed rezoning action for the purposes of creating single family residential lots would be consistent with the General Plan's Housing goals of providing a variety of housing choices, as well as attaining a diversity of socio-economic housing mix within this area of North Kona. Furthermore, the proposed rezoning action will complement the existing and future residential land use make-up of the surrounding properties, thus, providing for an orderly residential development of the area. The development of the property will add to the inventory of existing residential zoned lands in the West Hawaii region. The proposed development is located within close proximity to all necessary urban services and facilities, and will serve to complete the urban core for that area of Kailua-Kona. The applicant will also complete its proposed project in compliance with all of the codes and standards referenced above. Therefore, the proposed rezoning and development will complement the land usage within the community and neighborhood it is proposed to be located in. The proposed project abides by the above-stated County policy encouraging "the clustering of developments in order to reduce the cost of providing utilities." The wastewater from the project will be disposed of by the prevailing requirements of the State Department of Health's rules and regulations to be installed by the respective homeowners. Therefore, proposed single family residential development will be developed in an area that is or can be adequately served by water, utilities, sewers and transportation systems. The above public improvements by the applicant would complement the proposed single family residential development to fit into [he locale with minimal Honorable James Y. Arakaki, Chairman and Members of the County Council Page 8 intrusion while providing the desired housing development, as well as incorporating appropriate infrastructure and design concerns of the development. The applicant is concurrently applying to the County of Hawaii for a State Land Use Boundary Amendment from [he Agricultural to the Urban District for the property, in conformance with its "Low Density Urban" classification under the County's LUPAG Map. The Change of Zone application from an Agricultural (A-Sa) to a Single Family Residential-10,000 square feet (RS-10) designation also conforms with this LUPAG Map classification. Based on the above findings, approval of this request to reclassify the subject property from an Agricultural (A-Sa) to a Single Family Residential-10,000 square feet (RS-10) zoned district would result in an appropriate land use pattern and further the public convenience, necessity and general welfare. For your favorable consideration, an amendment to the SLU Boundaries Map H-2 and H-7 for the County of Hawaii, and Section 25-8-3 (North Kona Zone Map) of the County Zoning Code are transmitted. We are enclosing a copy of the applications and a copy of the staff background for your information. Sincerely, i/~-, Kevin M. Balog, Chairman Planning Commission AK:syw LKonaS02.PC Enclosures cc: Mr. Gary E. Ashikawa Department of Water Supply State Land Use Commission West Hawaii Office Department of Land and Natural Resources C.;~ r COUA"''Y OF HAWAII PLANNING DEPARTMENT / ~ ~ ~ ,f APPLICATII FOR STATE LAND USE BOUNDF AMENDME,i~.', (15 ACRES OR LESS) r(,; .o 'r . APPLICANT: KONA SCENIC LAND, INC. ~n~ ~ f APPLICANT'S SIGNATURE: T~ t/_/' 9/ tP9~ MAILING ADDRESS: P.O. BOX 727 ~f i KEALAKEKUA, HAWAII 96750 TELEPHONE: (BUS) (808)322-4000 (HOME) LANDOWNER: KONA SCENIC LAND INC. and GILBERT M. ASHIKAWA, as Trustee of the GILB~T MINOR ASHIKAWA DE TI N OF TRUST LANDOWNER' S SIGNATURE: _~N~,~ i/(~ ~ 7~~ _ TAX MAP KEY: (3)7-3-10:37 (Lot 47-B-2) LAND AREA: 10.28 acres CURRENT STATE LAND USE DISTRICT CLASSIFICATION: AGRICULTURAL (A) REQUESTED STATE LAND USE DISTRICT CLASSIFICATION: URBAN (U) THE APPLICANT SHALL SUBMIT THE FOLLOWING: A. Non-refundable filing and processing fee of two hundred dollars. B. Original and fifteen copies of: 1. Application form. 2. Location map. 3. Preliminary site plan, drawn to scale, with all existing and proposed structures and improvements shown thereon. 4. Reasons for the requested change and written description of the property and proposed development, including but not limited to: a. The extent to which the proposed reclassification conforms to the applicable goals, policies, standards, and courses of action of the General Plan and implementing ordinances, plans and documents; and b. The extent to which the proposed reclassification conforms to the applicable district standards. C. A minimum 2-foot by 3-foot presentation map requested under B.3, above. 0400q PD 2/26/87 I _ _ c o o Bo. '~',,.a 4 eo~o4eYUc e APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTMENT APPLICANT: KONA SCENIC LAND, INC. APPLICANT'S SIGNATURE: ~ GCd/~~ f' DATE:~9/9G ADDRESS: P. O. BOX 727 Kealakekua HI 96750 LIST APPLICANT'S INTEREST IF NOT OWNER LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS Gilbert M Ashikawa (Pres ) Garv E Ashikawa (V P) and Rochelle A. Ashikawa (Sec.) of Kona Scenic sand Inc TELEPHONE-BUSINESS: 322-4000 RESIDENCE: REQUEST: Un Tanned U) TO Residential RS-10 Existing zoning Propose zoning TAX MAP KEY: (3)7-03-10:37 AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 10.28 acres LANDOWNER(S): KONA SCENIC LAND, INC. at~d GILBERT M. ASHIKAWA, as Trustee of the GILB MIN K D C OWNER'S SIGNATURE DATE: 9 May e by letter) AGENT: KONA SCENIC LAND, INC. (Gary E. Ashikawa, V.P.) ADDRESS: P.0. BOX 727 Kealakekua, HI 96750 TELEPHONE-BUSINESS: 322-4000 RESIDENCE: Please indicate to whom original correspondence and copies should be sent. ORIGINAL KONA SCENIC LAND, INC. COPIES (See Instructions in Back) ATTACHMENT Residential Rezoning TMK:(3)7-03-10:37 PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? Yes If yes, please answer the rest of question 1 and then to question 3. a. How many acres of the requested area do you intend to subdivide? 10.28 acs b. Into what lot sizes? 10,000 sg. ft. (min) c. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? 2 months d. Do you intend to build houses on the newly created lots? No If yes, please answer the following questions: On how many of those lots? At what approximate price range? House Lots Total Approximately how long, after approval of the subdivision, would the first house be available for occupancy? If you intend to subdivide, please submit a preliminary schematic subdivision plan together Refer to with your change of zone application form. Exhibit "B" TMK:(3)7-03-10:37 2. If you have no firm plans of subdividing the subject area, do you intend to: Not Applicable a. Sell or lease the land to someone who has firm 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) f. If you intend to do either a, b, or 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? Yes How? The proposed subdivision would provide the public with a larger number of RS-10 zoned single-family residential lots to select from in the general area. 4. Are there any buildings on the subject area? No If so, what kind? What do you intend to do with those buildings if your request is approved? -2- t TMK:(3)7-03-10:37 5. Is the subject land currently being used for any agricultural activitity? No If so, please list the kinds of products grown and on how many square feet or acres of land per product. 6. To your knowledge, has there been any flooding and/or drainage problem on the subject area? No If so, pi ease describe the problem. 7. Do you think that the roads leading to the subject area needs improvement? No If so, what kind? Is the road adequate for the proposed traffic volume or load? A Traffic Impact Analysis Report Yes is being prepared for the project. 8. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No a. Schools , iXX i.n:r b. Roads XX C. Sewer XX d. Drainage XX e. Police Protection XX -3- e TMK:(3)7-03-10:37 Yes No f. Fire Protection XX g. Recreational Facilities XX h. Public Utilities XX i. Other XX For those checked ~~yes,~~ please elaborate what type or kinds of improvements and/or assistance are needed. Signature: ~Q,wy ~ GY,/~~ K A CENIC LAND, INC. Address: P.O. Box 727 Kealakekua, Hawaii 96750 Telephone: (808) 322-4000 Date: s~fl.~,G.~.- /99G -4- 6337A/SOA P.D. 5/84 BACKGROUND REPORT on STATE LAND USE BOUNDARY AMENDMENT AND CHANGE OF ZONE for TMK:(3)7-03-10:37 (Lot 47-B-2) Kalaoa 4th, North Kona, Hawaii APPLICANT: KONA SCENIC LAND, INC. P.O. Box 727 Kealakekua, Hawaii 96750 (808)322-4000 DATE: September 9, 1996 TABLE OF CONTENTS Section Description Page Section 1 PURPOSE AND LOCATION A. Purpose 1 B. Location and Background 1 Section 2 PROPOSED DEVELOPMENT A. Request and Project Description 1 B. Infrastructure 2 C. Floral and Faunal Survey 4 D. Archaeological Inventory Survey 4 E. Soil Type 4 Section 3 CONSISTENCY WITH THE GENERAL PLAN HAWAII COUNTY A. Land Use 5 B. Single-Family Residential 6 Section 4 SUMMARY 8 LIST OF EXHIBITS Exhibit Description Exhlblt A LOCATION MAP Exhibit B CHANGE OF ZONE EXHIBIT CONCEPTUAL RS-10 SITE PLAN i A SECTION 1 PURPOSE AND LOCATION A. Purpose This report has been prepared in accordance with the State land use boundary amendment and change of zone application requirements of the Planning Department and addresses how the requested State land use boundary amendment and change of zone would be consistent with the goals, policies, standards and courses of action of THE GENERAL PLAN HAWAII COUNTY, November 14, 1989. The report also describes the proposed residential subdivision development and identifies the existing and the proposed and required infrastructure for the proposed subdivision and the resulting impacts. B. Location and Background The subject property, consisting of approximately 10.28 acres, is located adjacent to and between the Kona Palisades and Kona Coastview subdivisions, approximately 1.3 miles makai (west) of Mamalahoa Highway and 2.4 miles mauka (east) of the Queen Kaahumanu Highway in Kalaoa 4th, North Kona, Hawaii, and is identified as TMK:(3)7-3-10:37 (Lot 47-B-2), as delineated on Exhibit A. The existing ground elevation across the property extends from elevation 810 to 930, with respect to mean sea level. There are no existing structures on the property. The property is vacant, unimproved and not in use at the present time. The property was used as a cattle pasture many years ago, but has probably not been used for any activity in the last 15-years or longer. SECTION 2 PROPOSED DEVELOPMENT A. Request and Project Description Kona Scenic Land, Inc., the Applicant, is applying for a State Land Use Boundary amendment from Agricultural (A) to Urban (U) and for a change of zone from Unplanned (U) to Single Family Residential 1 J n with a 10,000 square feet district designation (RS-10). The Applicant plans to subdivide the property into approximately thirty four (34) lots of 10,000 square feet minimum size, as schematically delineated on Exhibit B. B. Infrastructure All of the necessary infrastructure improvements for the proposed subdivision, including the roadway system, drainage system, water system and overhead power/telephone/cable TV systems will be constructed by the Applicant, in accordance with all applicable Federal, State and County of Hawaii standards and regulations. 1. Roads. Access to the proposed subdivision would be from the existing end of Holoholo Street on the south side of the property and from the existing end of Nana Street on the north side, as delineated on Exhibit B. Holoholo Street intersects Ka'iminani Drive two blocks south of the proposed subdivision. Ka'iminani Drive is the collector street traversing east/west (mauka/makai) through the Kona Palisades Subdivision. Ka'iminani Drive intersects Mamalahoa Highway approximately 1.3 miles to the east (mauka), near Matsuyama Store. Traveling in the opposite direction (makai) for about 2.4 miles, Ka'iminani Drive intersects the Queen Kaahumanu Highway, near the entrance to Keahole Airport. As part of the infrastructure improvements for the proposed subdivision, the Applicant plans to extend Holoholo Street approximately 400 feet to the north, across the subject property, and connect to the existing south terminus of Nana Street in the Kona Coastview Subdivision. Nana Street intersects Ahikawa Street approximately 250-feet to the north of the proposed subdivision and Ahikawa Street intersects Mamalahoa Highway approximately 1.1 miles to the east (mauka). Connecting Holoholo Street to Nana Street will provide for direct vehicular access between the Kona Palisades and Kona Coastview Subdivisions and begin a network of streets between the subdivisions. The proposed Holoholo Street extension is in accordance with the Roadway Plan (Figure 4.1) of the KEAHOLE TO KASLOA DEVELOPMENT PLAN, dated April 1991. The Plan shows that the Kealakaa Street Extension will eventually connect to Holoholo Street and continue north through Nana Street. It should be noted that the proposed connection of Holoholo Street to Nana Street, will also serve as an emergency access into the Kona Coastview Subdivision from the south side and in the lower half of the subdivision. Currently there are only three access points into/out of the existing 284-lot Kona Coastview Subdivision, the primary access being Ahikawa Street from Mamalahoa Highway and the other two accesses being Kiekie and Holu Streets through the Kona Wonder View Subdivision on the north, but there is no access point in the lower half of the subdivision. 2 f h A Traffic Impact Analysis Report is being prepared for the proposed project and will be submitted upon completion. To be compatible with the road prisms of existing Holoholo and Nana Streets, the Applicant proposes to improve the Holoholo Street Extension to Nana Street with a paved travelway and paved shoulders and swales within a 50-foot wide right-of-way, all in compliance with the dedicable standards of the County of Hawaii. The Applicant proposes to improve all other onsite roads within the proposed subdivision, except for flag lots, as delineated on Exhibit B, with paved travelways and concrete curb/gutters and sidewalks, within a 50-foot wide right-of-way, all in compliance with the dedicable standards of the County of Hawaii. The Applicant will dedicate the onsite roads and the Holoholo Street Extension to the County of Hawaii. 2. Drainage system. A drainage system consisting of swales and/or ditches, drywells and catch basins will be designed and constructed to handle the offsite and onsite design storm surface runoff, all in accordance with the County of Hawaii STORM DRAINAGE STANDARDS and Chapter 23-UNDERGROUND INJECTION CONTROL of the State Department of Health. The subject property is located in an area designated as Zone "X" on the FLOOD INSURANCE RATE MAP HAWAII COUNTY, HAWAII, National Flood Insurance Program, revised September 16, 1988. Zone "X" is designated as an area determined to be outside of the 500-year flood plain. Also, NO watercourses, physical evidence of erosion or flooding were noted during a reconnaissance of the site. Therefore, the drainage system for the proposed subdivision will be designed to primarily accommodate onsite storm runoff. 3. Water System. The Applicant proposes to connect to the existing 8-inch water main in Holoholo Street. The water system and fire protection system for the proposed subdivision will be designed in accordance with the requirements of the Department of Water Supply of the County of Hawaii. The Applicant also proposes to install the water main along the entire Holoholo Street extension to the connection with Nana Street, whereby the water main can be extended into and service the adjacent Kona Coastview Subdivision in the future, possibly as an improvement district project. The Applicant is participating in the Kona Source Agreement II with the Department of Water Supply (DWS) and has paid for and secured eighteen (18) water units for the proposed subdivision, with an expiration date of June 30, 1999. Combined with the seven (7) water units available to the subject property, the proposed subdivision has a total of twenty five (25) water units. The DWS has indicated that upon completion of the Honokohau Well in 1997 or other nearby DWS projects, the required additional nine (9) water 3 ~ S units will probably be available to the proposed thirty four (34) lot residential subdivision. Consistent with recent zone change approvals, the Applicant requests that the land use/zone change be granted with the condition that the subdivision approval of Phase II (last 9-lots) be subject to the availability of 9 additional water units. 4. Sewage Disposal System. Since cesspools are NOT allowed and since the County does not have a wastewater system in this area, individual wastewater systems will be the sewer system used to handle sewage generated from each lot. All septic tank systems and other individual wastewater systems shall be constructed in compliance with the State of Hawaii, Department of Health rules and regulations. 5. Power/Communication Systems. The Applicant has contacted and will coordinate with the public utilities and proposes to install overhead electric, telephone and cable TV systems within the proposed residential subdivision. The onsite utility systems would connect to the existing electric, telephone and cable TV systems in Holoholo Street and/or Nana Street. C. Floral and Faunal Survey The Applicant generally identified the following on the subject property: Guava trees, Silver Oak trees, Christmas Berry trees, Alahe'e trees, Pride of India trees, Noni plant, Hale Koa, Tassel grass, Guinea grass and Mongoose. D. Archaeological Inventory Survey Mr. William Barrera, an archaeological consultant, is conducting an archaeological inventory survey of the subject property to identify and evaluate the significance of each archaeological site. The Archaeological Inventory Survey of the subject property will be submitted upon completion. E. Soil Type The subject property is NOT located within the Prime, Unique or Other Important Agricultural lands identified on the AGRICULTURAL LANDS OF IMPORTANCE TO THE STATE OF HAWAII maps. With reference to the DETAILED LAND CLASSIFICATION-ISLAND OF HAWAII, prepared by the Land Study Bureau, University of Hawaii, 1965, the subject property is situated on Land Type No. E292 with an over-all suitability master rating "E", which is classified as land very poorly suited for agriculture. 4 r SECTION 3 CONSISTENCY WITH THE GENERAL PLAN HAWAII COUNTY A. Land Use The proposed State land use boundary amendment and change of zone application for the subject property generally conforms to the following applicable Land Use goals, policies, and standards of THE GENERAL PLAN HAWAII COUNTY: • Goal. Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. • Policy. Zone urban and rural types of uses in azeas with ease of access to community services and employment centers and with adequate public utilities and facilities. • Policy. Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. • Standard. The designated land uses will be delineated on the General Plan Land Use Pattern Allocation Guide Map. • Standard. Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access and public need. Although the State Land Use District Classification of the subject property is Agricultural, the subject property is situated in an area designated for Urban Expansion on the Land Use Pattern Allocation Guide Map (LUPAG Map), Ordinance No. 89-142, of THE GENERAL PLAN HAWAII COUNTY. The proposed RS-10 subdivision would be in conformance with the Urban Expansion designation and would be compatible with the adjacent Kona Coastview Subdivision to the north (15,000 to 30,000 sq. ft. lots) and with the adjacent Kona Palisades Subdivision (zoned RS-10) to the south. Also, the Land Use Concept Map (Plate 15) of the KONA REGIONAL PLAN shows that the subject property is located in an area designated for residential use and the recommended overall density limit for the area north of Palani Road is 5-units per net acre. With a projected density of about 3.3 units per acre, the proposed subdivision would be within this 5-units per acre density limit. 5 The proposed subdivision would be in conformance with the KEAHOLE TO KAILUA DEVELOPMENT PLAN, April, 1991, since the Land Use Plan (Figure 3.1) in the KEAHOLE TO KAILUA DEVELOPMENT PLAN shows that the proposed subdivision is located in an area designated for existing residential and adjacent to university related residential designated areas. The proposed subdivision also meets the objective of the KEAHOLE TO KAILUA DEVELOPMENT PLAN to "provide a framework for the growth and development of the Keahole to Kailua area" over the next 20 years. Many community and public services and public facilities and the primary employment center in Kona are conveniently located in nearby Kailua Village. The subject property is approximately 7- miles (Mamalahoa Highway route) or 9-miles(Queen Kaahumanu Highway route) from Kailua Village. Keahole Airport is only approximately 4-miles to the northwest and the resorts in Waikoloa are between 22 and 28 miles north of the subject property. The slope of the natural ground across the subject property averages 8~ and the existing ground varies from elevation 810 to 930. This slope is ideal for residential development, especially when compared to the typically steeper lands in Kona. As discussed in Section 2B.1, access to the proposed subdivision will be from existing Holoholo Street (50-ft. right-of-way) which borders on the south side and from existing Nana Street (40-ft. right-of-way) which borders on the north side. Water service to the proposed subdivision will be by connecting to the existing water main in Holoholo Street. There are existing electric/ telephone/cable TV systems along Holoholo and Nana streets from which the proposed subdivision can be serviced. As there is no County sewage system in the area, sewage disposal for each of the lots shall be by an individual wastewater system in accordance with the State Department of Health standards. B. Single-Family Residential The proposed State land use boundary amendment and change of zone application for the subject property generally conforms to the following applicable Single-Family Residential goals, policies, standards and courses of action of THE GENERAL PLAN HAWAII COUNTY: • Goal. To maximize choices of single-family residential lots and/or housing for residents of the County. • Goal. To ensure compatible uses within and adjacent to single-family residential zoned areas. • Goal. To provide single-family residential areas conveniently located to public and 6 • r private services, shopping, other community activities and convenient access to employment centers. • Policy. The County shall designate and allocate single-family residential zoned lands at varying densities for future use in accordance with the needs of the communities and the stated goals, policies, and standards. • Standard. Areas shall have basic improvements and amenities necessary for immediate use. • standard. Areas shall be limited to low-density and medium density residential uses. • Course of Action. Encourage the development of appropriately located and serviced privately-held and State-owned lands for houselots. • Course of Action. The County shall encourage the concentration of residential structures to avoid strip residential development. As discussed in Section 3A, the proposed subdivision would be a compatible use within and adjacent to existing single-family residential zoned areas. The existing Kona Coastview Subdivision is adjacent/to the north and the existing Kona Palisades Subdivision is adjacent/to the south. The subject property is located in a residential neighborhood consisting of subdivisions varying in residential zoning designations and lot sizes from 7,500 square feet to 1-acre. This concentration of residential lots and structures is in conformance with the single-family residential course of action. As discussed in Section 3A, the proposed RS-10 subdivision would be classified as a low-density residential development and therefore would be in conformance with that single-family residential standard. The proposed subdivision would also provide the public with a larger number of RS-10 zoned single-family residential lots to select from in this general area. As discussed in Sections 2B and 3A, all of the required public utilities are appropriately located and available to the proposed subdivision. The planned accesses border the proposed subdivision, as discussed in Section 2B.1. The proposed subdivision would be conveniently located to public and private services, shopping, and other community activities and have convenient access to employment centers, as discussed in Section 3A. 7 SECTION 4 SUMMARY Based on the foregoing discussion, the subject request for State Land Use Boundary Amendment from Agricultural to Urban and for change of zone from Unplanned to Single Family Residential with an RS-l0 district designation is in conformance with the land use and single-family residential goals, policies, standards and courses of action of THE GENERAL PLAN HAWAII COUNTY, the State Land Use Laws, the KONA REGIONAL PLAN, and the KEAHOLE TO KAILUA DEVELOPMENT PLAN. 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" Z r-' m T X P 2 "oI. i ^: i5 T c i IH £ - - P m IP €a APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTMENT APPLICANT: KONA SCENIC LAND, INC. ~J APPLICANT' S SIGNATURE: ~ Gi!Q/Cliff ~ f DATE: 9/9/9 ADDRESS: P.0. BOX 727 Kealakekua HI 96750 LIST APPLICANT'S INTEREST IF NOT OWNER LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS Gilbert M Ashikawa (Pres ) Gary E Ashikawa (V P) and Rochelle A. Ashikawa (Sec.) of Kona Scenic Land Inc TELEPHONE-BUSINESS: 322-4000 RESIDENCE: REQUEST: Un Tanned U) TO Residential RS-10 (Existing zoning Propose zoning TAX MAP KEY: (3)7-03-10'37 AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 10.28 acres LANDOWNER(S): KONA SCENIC LAND, INC. ahd GILBERT M. ASHIKAWA, as Trustee of the GILB M N D CL OWNER'S SIGNATURE DATE: 9 (May by letter) AGEidT: KONA SCENIC LAND, INC. (Gary E. Ashikawa, V.P.) _W~_____ ADDRESS: P.0. BOX 727 Kealakekua, HI 96750 TELEPHONE-BUSINESS: 322-4000 RESIDENCE: Please indicate to whom original correspondence and copies should be sent. ORIGINAL KONA SCENIC LAND, INC. COPIES (See Instructions in Back) ATTACHMENT Residential Rezoning TMK:(3)7-03-10:37 PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZDNE 1. If your request is approved, do you intend to suodivide the subject land in accordance with the approved change of zone? y_y If yes, please answer the rest of question 1 and then to question 3. a. How many acres of the requested area do you intend to subdivide? 10.28 acs b. Into what lot sizes? 10,000 ssg. ft. (min) c. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? 2 months d. Do you intend to build houses on the newly created lots? No If yes, please answer the following questions: On how many of those lots? At what approximate price range? House Lots Total Approximately how long, after approval of the subdivision, would the first house be available for occupancy? If you intend to subdivide, please submit a preliminary schematic subdivision plan together Refer to with your change of zone application form. Exhibit "B" TMK:(3)7-03-10:37 2. If you have no firm plans of subdividing the subject area, do you intend to: Not Applicable a. Sell or lease the land to someone who has firm 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) f. If you intend to do either a, b, or 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? Yes How? The proposed subdivision would provide the public with a larger number of RS-10 zoned single-family residential lots to select from in the geheral area. 4. Are there any buildings on the subject area? No If so, what kind? What do you intend to do with those buildings if your request is approved? -2- TMK:(3)7-03-10:37 5. Is the subject land currently being used for any agricultural activitity? No If so, please list the kinds of products grown and on how many square feet or acres of land per product. 6. To your knowledge, has there been any flooding and/or drainage problem on the subject area? No If so, please describe the problem. 7. Do you think that the roads leading to the subject area needs improvement? No If so, what kind? Is the road adequate for the proposed traffic volume or load? A Traffic Impact Analysis Report Yes is being prepared for the project. 8. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No a. Schools I X]C i.n,r b. Roads Xx c. Sewer xx d. Drainage XX e. Police Protection XX _ -3- TMK:(3)7-03-10:37 Yes No f. Fire Protection XX g. Recreational Facilities XX h. Public Utilities XX i. Other XX For those checked "yes,' please elaborate what type or kinds of improvements and/or assistance are needed. Signature: l~~ G K A CENIC LAND, INC. Address: P.O. Box 727 Kealakekua, Hawaii 96750 Telephone: (808) 322-4000 Date: ~.tpf1.~,G.~.-~, /99G -4- 6337A/SOA P.D. 5/84 BACKGROUND REPORT on STATE LAND USE BOUNDARY AMENDMENT AND CHANGE OF ZONE for TNIK:(3)7-03-10:37 (Lot 47-B-2) Kalaoa 4th, North Kona, Hawaii APPLICANT: KONA SCENIC LAND, INC. P.O. Box 727 Kealakekua, Hawaii 96750 (808)322-4000 DATE: September 9, 1996 s TABLE OF CONTENTS Section Description Page Section 1 PURPOSE AND LOCATION A. Purpose 1 B. Location and Background 1 Section 2 PROPOSED DEVELOPMENT A. Request and Project Description 1 B. Infrastructure 2 C. Floral and Faunal Survey 4 D. Archaeological Inventory Survey 4 E. Soil Type 4 Section 3 CONSISTENCY WITH THE GENERAL PLAN HAWAII COUNTY A. Land Use 5 B. Single-Family Residential 6 Section 4 SUMMARY 8 LIST OF EXHIBITS Exhibit Description Exhibit A LOCATION MAP Exhibit B CHANGE OF ZONE EXHIBIT CONCEPTUAL RS-10 SITE PLAN i • SECTION 1 PURPOSE AND LOCATION A. Purpose This report has been prepared in accordance with the State land use boundary amendment and change of zone application requirements of the Planning Department and addresses how the requested State land use boundary amendment and change of zone would be consistent with the goals, policies, standards and courses of action of THE GENERAL PLAN HAWAII COUNTY, November 14, 1989. The report also describes the proposed residential subdivision development and identifies the existing and the proposed and required infrastructure for the proposed subdivision and the resulting impacts. B. Location and Background The subject property, consisting of approximately 10.28 acres, is located adjacent to and between the Kona Palisades and Kona Coastview subdivisions, approximately 1.3 miles makai (west) of Mamalahoa Highway and 2.4 miles mauka (east) of the Queen Kaahumanu Highway in Kalaoa 4th, North Kona, Hawaii, and is identified as TMK:(3)7-3-10:37 (Lot 47-B-2), as delineated on Exhibit A. The existing ground elevation across the property extends from elevation 810 to 930, with respect to mean sea level. There are no existing structures on the property. The property is vacant, unimproved and not in use at the present time. The property was used as a cattle pasture many years ago, but has probably not been used for any activity in the last 15-years or longer. SECTION 2 PROPOSED DEVELOPMENT A. Request and Project Description Kona Scenic Land, Inc., the Applicant, is applying for a State Land Use Boundary amendment from Agricultural (A) to Urban (U) and for a change of zone from Unplanned (U) to Single Family Residential 1 with a 10,000 square feet district designation (RS-10). The Applicant plans to subdivide the property into approximately thirty four (34) lots of 10,000 square feet minimum size, as schematically delineated on Exhibit B. B. Infrastructure All of the necessary infrastructure improvements for the proposed subdivision, including the roadway system, drainage system, water system and overhead power/telephone/cable TV systems will be constructed by the Applicant, in accordance with all applicable Federal, State and County of Hawaii standards and regulations. 1. Roads. Access to the proposed subdivision would be from the existing end of Holoholo Street on the south side of the property and from the existing end of Nana Street on the north side, as delineated on Exhibit B. Holoholo Street intersects Ka'iminani Drive two blocks south of the proposed subdivision. Ka'iminani Drive is the collector street traversing east/west (mauka/makai) through the Kona Palisades Subdivision. Ka'iminani Drive intersects Mamalahoa Highway approximately 1.3 miles to the east (mauka), near Matsuyama Store. Traveling in the opposite direction (makai) for about 2.4 miles, Ka'iminani Drive intersects the Queen Kaahumanu Highway, near the entrance to Keahole Airport. As part of the infrastructure improvements for the proposed subdivision, the Applicant plans to extend Holoholo Street approximately 400 feet to the north, across the subject property, and connect to the existing south terminus of Nana Street in the Kona Coastview Subdivision. Nana Street intersects Ahikawa Street approximately 250-feet to the north of the proposed subdivision and Ahikawa Street intersects Mamalahoa Highway approximately 1.1 miles to the east (mauka). Connecting Holoholo Street to Nana Street will provide for direct vehicular access between the Kona Palisades and Kona Coastview Subdivisions and begin a network of streets between the subdivisions. The proposed Holoholo Street extension is in accordance with the Roadway Plan (Figure 4.1j of the KEAHOLE TO KAILUA DEVELOPMENT PLAN, dated April 1991. The Plan shows that the Kealakaa Street Extension will eventually connect to Holoholo Street and continue north through Nana Street. It should be noted that the proposed connection of Holoholo Street to Nana Street, will also serve as an emergency access into the Kona Coastview Subdivision from the south side and in the lower half of the subdivision. Currently there are only three access points into/out of the existing 284-lot Kona Coastview Subdivision, the primary access being Ahikawa Street from Mamalahoa Highway and the other two accesses being Kiekie and Holu Streets through the Kona Wonder View Subdivision on the north, but there is no access point in the lower half of the subdivision. 2 A Traffic Impact Analysis Report is being prepared for the proposed project and will be submitted upon completion. To be compatible with the road prisms of existing Holoholo and Nana Streets, the Applicant proposes to improve the Holoholo Street Extension to Nana Street with a paved travelway and paved shoulders and swales within a 50-foot wide right-of-way, all in compliance with the dedicable standards of the County of Hawaii. The Applicant proposes to improve all other onsite roads within the proposed subdivision, except for flag lots, as delineated on Exhibit B, with paved travelways and concrete curb/gutters and sidewalks, within a 50-foot wide right-of-way, all in compliance with the dedicable standards of the County of Hawaii. The Applicant will dedicate the onsite roads and the Holoholo Street Extension to the County of Hawaii. 2. Drainage System. A drainage system consisting of swales and/or ditches, drywells and catch basins will be designed and constructed to handle the offsite and onsite design storm surface runoff, all in accordance with the County of Hawaii STORM DRAINAGE STANDARDS and Chapter 23-UNDERGROUND INJECTION CONTROL of the State Department of Health. The subject property is located in an area designated as Zone "X" on the FLOOD INSURANCE RATE MAP HAWAII COUNTY, HAWAII, National Flood Insurance Program, revised September 16, 1988. Zone "X" is designated as an area determined to be outside of the 500-year flood plain. Also, NO watercourses, physical evidence of erosion or flooding were noted during a reconnaissance of the site. Therefore, the drainage system for the proposed subdivision will be designed to primarily accommodate onsite storm runoff. 3. Water System. The Applicant proposes to connect to the existing 8-inch water main in Holoholo Street. The water system and fire protection system for the proposed subdivision will be designed in accordance with the requirements of the Department of Water Supply of the County of Hawaii. The Applicant also proposes to install the water main along the entire Holoholo Street extension to the connection with Nana Street, whereby the water main can be extended into and service the adjacent Kona Coastview Subdivision in the future, possibly as an improvement district project. The Applicant is participating in the Kona Source Agreement II with the Department of Water Supply (DWS) and has paid for and secured eighteen (18) water units for the proposed subdivision, with an expiration date of June 30, 1999. Combined with the seven (7) water units available to the subject property, the proposed subdivision has a total of twenty five (25) water units. The DWS has indicated that upon completion of the Honokohau Well in 1997 or other nearby DWS projects, the required additional nine (9) water 3 units will probably be available to the proposed thirty four (34) lot residential subdivision. Consistent with recent zone change approvals, the Applicant requests that the land use/zone change be granted with the condition that the subdivision approval of Phase II (last 9-lots) be subject to the availability of 9 additional water units. 4. Sewage Disposal System. Since cesspools are NOT allowed and since the County does not have a wastewater system in this area, individual wastewater systems will be the sewer system used to handle sewage generated from each lot. All septic tank systems and other individual wastewater systems shall be constructed in compliance with the State of Hawaii, Department of Health rules and regulations. 5. Power/Communication Systems. The Applicant has contacted and will coordinate with the public utilities and proposes to install overhead electric, telephone and cable TV systems within the proposed residential subdivision. The onsite utility systems would connect to the existing electric, telephone and cable TV systems in Holoholo Street and/or Nana Street. C. Floral and Faunal Survey The Applicant generally identified the following on the subject property: Guava trees, Silver Oak trees, Christmas Berry trees, Alahe'e trees, Pride of India trees, Noni plant, Hale Koa, Tassel grass, Guinea grass and Mongoose. D. Archaeological Inventory Survey Mr. William Barrera, an archaeological consultant, is conducting an archaeological inventory survey of the subject property to identify and evaluate the significance of each archaeological site. The Archaeological Inventory Survey of the subject property will be submitted upon completion. E. Soil Type The subject property is NOT located within the Prime, Unique or Other Important Agricultural lands identified on the AGRICULTURAL LANDS OF IMPORTANCE TO THE STATE OF HAWAII maps. With reference to the DETAILED LAND CLASSIFICATION-ISLAND OF HAWAII, prepared by the Land Study Bureau, University of Hawaii, 1965, the subject property is situated on Land Type No. E292 with an over-all suitability master rating "E", which is classified as land very poorly suited for agriculture. 4 • SECTION 3 CONSISTENCY WITH THE GENERAL PLAN HAWAII COUNTY A. Land IIse The proposed State land use boundary amendment and change of zone application for the subject property generally conforms to the following applicable Land Use goals, policies, and standards of THE GENERAL PLAN HAWAII COUNTY: • Goal. Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. • Policy. Zone urban and rural types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. • Policy. Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. • Standard. The designated land uses will be delineated on the General Plan Land Use Pattern Allocation Guide Map. • Btandard. Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access and public need. Although the State Land Use District Classification of the subject property is Agricultural, the subject property is situated in an area designated for Urban Expansion on the Land Use Pattern Allocation Guide Map (LUPAG Map), Ordinance No. 89-142, of THE GENERAL PLAN HAWAII COUNTY. The proposed RS-10 subdivision would be in conformance with the Urban Expansion designation and would be compatible with the adjacent Kona Coastview Subdivision to the north (15,000 to 30,000 sq. ft. lots) and with the adjacent Kona Palisades Subdivision (zoned RS-10) to the south. Also, the Land Use Concept Map (Plate 15) of the KONA REGIONAL PLAN shows that the subject property is located in an area designated for residential use and the recommended overall density limit for the area north of Palani Road is 5-units per net acre. With a projected density of about 3.3 units per acre, the proposed subdivision would be within this 5-units per acre density limit. 5 The proposed subdivision would be in conformance with the KEAHOLE TO KAILUA DEVELOPMENT PLAN, April, 1991, since the Land Use Plan (Figure 3.1) in the KEAHOLE TO KAILUA DEVELOPMENT PLAN shows that the proposed subdivision is located in an area designated for existing residential and adjacent to university related residential designated areas. The proposed subdivision also meets the objective of the KEAHOLE TO KAILUA DEVELOPMENT PLAN to "provide a framework for the growth and development of the Keahole to Kailua area" over the next 20 years. Many community and public services and public facilities and the primary employment center in Kona are conveniently located in nearby Kailua Village. The subject property is approximately 7- miles (Mamalahoa Highway route) or 9-miles(Queen Kaahumanu Highway route) from Kailua Village. Keahole Airport is only approximately 4-miles to the northwest and the resorts in Waikoloa are between 22 and 28 miles north of the subject property. The slope of the natural ground across the subject property averages 8~ and the existing ground varies from elevation 810 to 930. This slope is ideal for residential development, especially when compared to the typically steeper lands in Kona. As discussed in Section 2B.1, access to the proposed subdivision will be from existing Holoholo Street (50-ft. right-of-way) which borders on the south side and from existing Nana Street (40-f t. right-of-way) which borders on the north side. Water service to the proposed subdivision will be by connecting to the existing water main in Holoholo Street. There are existing electric/ telephone/cable TV systems along Holoholo and Nana streets from which the proposed subdivision can be serviced. As there is no County sewage system in the area, sewage disposal for each of the lots shall be by an individual wastewater system in accordance with the State Department of Health standards. H. Single-Family Residential The proposed State land use boundary amendment and change of zone application for the subject property generally conforms to the following applicable Single-Family Residential goals, policies, standards and courses of action of THE GENERAL PLAN HAWAII COUNTY: • Goal . To maximize choices of single-family residential lots and/or housing for residents of the County. • Goal . To ensure compatible uses within and adjacent to single-family residential zoned areas. • Goal. To provide single-family residential areas conveniently located to public and 6 4 private services, shopping, other community activities and convenient access to employment centers. • Policy. The County shall designate and allocate single-family residential zoned lands at varying densities for future use in accordance with the needs of the communities and the stated goals, policies, and standards. • Standard. Areas shall have basic improvements and amenities necessary for immediate use. • Standard. Areas shall be limited to low-density and medium density residential uses. • Course of Action. Encourage the development of appropriately located and serviced privately-held and State-owned (ands for houselots. • Course of Actioa. The County shall encourage the concentration of residential structures to avoid strip residential development. As discussed in Section 3A, the proposed subdivision would be a compatible use within and adjacent to existing single-family residential zoned areas. The existing Kona Coastview Subdivision is adjacent/to the north and the existing Kona Palisades Subdivision is adjacent/to the south. The subject property is located in a residential neighborhood consisting of subdivisions varying in residential zoning designations and lot sizes from 7,500 square feet to 1-acre. This concentration of residential lots and structures is in conformance with the single-family residential course of action. As discussed in Section 3A, the proposed RS-l0 subdivision would be classified as a low-density residential development and therefore would be in conformance with that single-family residential standard. The proposed subdivision would also provide the public with a larger number of RS-10 zoned single-family residential lots to select from in this general area. As discussed in Sections 2B and 3A, all of the required public utilities are appropriately located and available to the proposed subdivision. The planned accesses border the proposed subdivision, as discussed in Section 2B.1. The proposed subdivision would be conveniently located to public and private services, shopping, and other community activities and have convenient access to employment centers, as discussed in Section 3A. 7 SECTION 4 SiJMMARY Based on the foregoing discussion, the subject request for State Land Use Boundary Amendment from Agricultural to Urban and for change of zone from Unplanned to Single Family Residential with an RS-l0 district designation is in conformance with the land use and single-family residential goals, policies, standards and courses of action of THE GENERAL PLAN HAWAII COUNTY, the State Land Use Laws, the KONA REGIONAL PLAN, and the KEAHOLE TO KAILUA DEVELOPMENT PLAN. The approval of the subject application for State Land Use Boundary Amendment and change of zone will result in the development of a low density single-family residential subdivision consisting of approximately 34 lots that would be compatible with the existing urban/residential character and ambiance of the Kalaoa area. The proposed subdivision would also be conveniently located to public and private services, shopping, and other community activities and have convenient access to employment centers, primarily Kailua Village. 8 I ~ , ~ 4 ~i ~ w i t 4 q h ~ \ r .o E. v _ ~ e 1_ C q ! - "(Ng No(t a ~ ; o ~ c p p1 ~ N ` v ;~v~, ~ `gyp ~'r Q 3 ~ ~.lY is _ \ ,~i --~x'q~-o ; t ~ I~"~ per. 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I D — — — — — * x Ic' D v N pi T 21.4 ,2 E p 2,.. ( uft ) II ^ �, o_ 1 (M/ '11'1f OS) * _�—�ld n�lt'dH 1 0 Otf021 Pasodo�d 73 8IIS 33 '1 :41 x Ee w _ I o �. 5-.- P �� 5 Ax Ir--,6, ----, — — Ri sO ', 0 -- be / I I — — 03 X R'ny i V- / o OImm 0 ] ‘ 3 (n 3e �'O / �m I PJ n E N 41 Q 0ci ,0 ° / I 1 1 m� 1 0— CA 1P N I> Z = / I 1 S o n C + � 3 n D 0 O S j '' 11j Z 04'0000• lO i^ .+ Z`+ co �N 510.10' o x D o rp O —1 �7"I VI 0 o z x 3 1 c 1 c 4, ^ON N O co r Q ^t - t P -9 A... 1 • 3 Q p .,I 1 ., E x U 0 3 `-+ o Z " kD• 0• £Lw o (4 m C x4 3 01 y o Q o V 1'1 X j gM pm al 43 • 0 - Z r-I --_ ------- ,13 m S —I \.- X o Os ID T3 I ? c- 0 O 2. CO BKONA501.cmm-1116~9fi COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT KONA SCENIC LAND, INC. STATE LAND USE BOUNDARY AMENDMENT APPLICATION NO. 96-11 CHANGE OF ZONE APPLICATION NO. 96-26 Kona Scenic Land, Inc. has submitted applications for a State Land Use Boundary Amendment from an Agricultural to Urban District and a Change of Zone from Agricultural (A-Sa) to Single-Family Residential (RS-10) district classification for approximately 10.283 acres of land. The property is located on the makai side of Mamalahoa Highway between Kona Coasrview (Nana Street) and Kona Palisades (Holoholo Street) Subdivisions, at Kalaoa 4th, North Kona, Hawaii, TMK: 7-3-10:37. GF.NERAI. INFORMATION 1. Kona Scenic Land, Inc., a Hawaii corporation and Gilbert M. Ashikawa, as Trustee of the Gilbert Minoru Ashikawa Declaration of Trust are the fee owners of the subject property. PROPOS .D D . LOPMENT 2. The applicant proposes to develop a thirty four (34)-lot residential subdivision with minimum 10,000+ square foot lots. On-site improvements would be similar to the adjoining Kona Palisades Subdivision. There would be overhead utilities and a 50-foot wide County-dedicable road with curbs, gutters and sidewalk. 3. Objgs;tives: "The proposed subdivision would provide the public with a lazger number of RS-10 zoned single-family residential lots to select from in the general area." 4. Additional information: The applicant has submitted the following in support of the request: (See Exhibit A -State Land Use Boundary Amendment and Change of Zone Applications) -:ei 5. STATE AND COUNTY PLANS 6. SLU: Agricultural 7. General Plan LUPAG MAP: Urban Expansion, which allows for a mix of high density, medium density, low density, industrial and/or open designations in areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been determined. 8. General Plan Consistency: Economic, Housing, Environmental Quality, Fiood Control and Drainage, Public Utilities, Transportation, Land Use Residential Elements, goals, policies and courses of action for North Kona. 9. Hawaii State Plan Consistency: Economy, Population, Physical Environment, Land and Air Quality, Water, Facility Systems for Solid and Liquid Wastes, Transportation, Socio-Cultural Advancement (Housing) objectives and policies. 10. Kona Regional Plan: The Kona Regional Plan adopted by the Planning Commission in April 1984, designates the area for Residential units/acre (RE5 4). 11. Keahole to Kailua (K to K) Development Plan: Residential Expansion. The K to K Plan was adopted by the County Council by Resolution on April 3, 1991. The Plan was adopted as a guide to be utilized in the development of infrastructure and land uses in the region. 12. Zoning: Agricultural (A-S-a). 13. SMA: The property is not situated within the Special Management Area (SMA) boundary. DESCRIPTION OF PROP .RTY ND 4 TRRO IN ARF,A 14. Subject Property: The subject property is an irregular shaped lot. There are presently no structure nor any agricultural activities on the subject property. The property was used as a cattle pasture many years ago, but there has been no activity in the last 15 years or longer. 15. U.S. Soil Survey: According to the Department of Agriculture Soil Conservation Services's Soil Survey Report, the land is of the Kaimu (rKED) and Punalu'u Series -2- soil. The Kaimu Series consists of well-drained, thin organic soils over Aa lava. Permeability is rapid, runoff is slow and the erosion hazard is slight. It should be noted that this soil is not suitable for cultivation. The Punalu'u Series consists of well-drained thin organic soils over pahoehoe lava bedrock. The soil (peat) is rapidly permeable. The pahoehoe lava is very slowly permeable, although water moves rapidly through the cracks. Runoff is slow and the erosion hazard is slight. This soil is used largely for pastoral purposes. 16. FIRM: The U.S. Corps of Engineers Flood Insurance Rate Map (FIRM) designates the property as Zone C, area of minimal flooding. 17. Land Study Bureau Soil Rating: Class "E" or Very Poor for agricultural use. 18. ALISH: Unclassified. 19, Flora and Fauna: Vegetation consists of primarily an overstory of Christmas berry, lama, alahe'e, kukui, mango and purple strawberry guava. Ground cover consists of primarily laua'e, bitter yam, Lantana, air plant, noni and ferns. As previously mentioned the parcel has been previously used for cattle pasrure. 20. Archaeological Features: According to the May 24, 1996 letter from Department of Land and Natural Resources-Historic Preservation Division, the subject property was inspected by their staff March Smith on November 1, 1995 and no historic sites were present on the parcel. Subsequently, Grubbing Permit No. 4142 was issued on November 6, 1995 and the property was grubbed. Thus, the proposed action will not have any effect on significant historic sites. 21. Surrounding Land Uses/Zoning: There are single-family residences and a number of vacant residential sized lots within the adjacent Kona Palisades and Kona Coastview Subdivisions. The Kona Palisades and Kona Coastview Subdivisions are siruated within the State Land Use Urban District and are primarily zoned Agricultural-(A-Sa) by the County. However, these subdivisions are essentially non-conforming residential sized lots ranging between 8,000 to 20,000 square feet. -3- 22. Previous Land Use Approvals: In February, 198 at the request of the Planning Department, the State Land Use Commission reclassified several non-conforming residential subdivisions into the Urban District. The following subdivisions were included in the reclassification action: Kona Palisades Estates, Kona Highlands, Kona wonder View Lots, Kona Coastview, Kona Heights and Aloha Kona. With the exception of the Kona Heights and Aloha Kona Subdivisions, all of the above-mentioned subdivisions are adjacent to or within close proximity of the subject area. In recent years a number of similar request for a State Land Use Boundary Amendment to Urban District and Change of Zone to Single Family Residential zoned district were approved within the vicinity of the subject property. The affected parcels include Tax Map Keys 7-3-5:12, 86, 87 and 88. PiTBL•I FA .I .IT .S AND 1T .ITIES 23. Roadway: Access to the property is from Holoholo Street which connects to Ka'iminani Drive within the Kona Palisades Estates and/or Nana Street which connects to Ahikawa Street within the Kona Coast View Subdivision. Holoholo Street has a 50-foot wide right-of-way with 20-foot wide pavement. Ka'iminani Drive, which serves as the primary mauka-makai connector road between Hawaii Belt Road and Queen Ka'ahumanu Highway, has a 60-foot wide right-of--way with 24-foot wide pavement. 24. The applicant by letter dated November 1, 1996 has requested that the Department of Land and Natural Resources (DLNR) grant them aright-of--entry over/across the Alanui Kauhini Government Road to construct the proposed Holoholo Street Extension (50-foot wide right-of--way-road) and further requested that DLNR dedicate that section of the Govertunent Road to the County of Hawaii in order that the proposed road extension can be connected to Nana Street. 25. Water: According to the Department of Water Supply, water can be made available from the end of an existing 8-inch waterline along Holoholo Street. In addition, water availability is limited to a total of twenty five (25) lots or units. Additional 9 units may -4- become available in the future through ongoing system improvements program that consists of source development and reservoir storage and transmission waterline improvements. 26. Wastewater: According to the Department of Health, the property is situated within the Critical Wastewater Disposal Area and therefore, the applicant would be required to dispose wastewater into septic tank system. A rEN .S' O NT4 27. State Department of Transportation (December 2, 1996 Letter): "Thank you for your transmittal of September 26, 1996. "The cumulative effect of the proposed project and other planned developments in the area may adversely impact our facilities, particularly at the intersection of Kaiminani Drive/Mamalahoa Highway and Kaiminani Drive/Queen Kaahumanu Highway." 28. State Department of Land and Natural Resources-Division of Land Management (October 28, 1996 Letter): "Thank you for the opportunity to review the subject State Land Use Boundary Amendment and Change of Zone from Agriculture to Urban. "Transmitted herewith for your appropriate action is a copy of our Commission on Water Resources Managements comment's on the subject matter." State Department of Land and Natural Resources, Commission on Water Resource Management (October 23, 1996 Memo): "We recommend coordination with the county government to incorporate this project into the county's Water Use and Development Plan. "We are concerned about the potential for ground or surface water degradation contamination and recommend that the approvals for this project be conditions upon a review by the State Departrnent of Health and the developer's acceptance of any resulting requirements related to water quality. "Based on the information provided, it does not appear that a Stream Channel Alteration Permit pursuant to Section 13-169-50 HAR will be required before the project can be implemented." -5- State Department of Land and Natural Resources, Division of Land Management (October 30, 1996 Memo): "This is a follow up to our letter dated October 29, 1996 regarding the subject matter. "Transmitted herewith for your appropriate action is a recently received copy of our State Historic Preservation's comments relative to the azchaeological inventory survey to be conducted on the affective parcel(s), identified in the subject Land Use Boundary Amendment Application." State Department of Land and Natural Resources, State Historic Preservation Division (October 18, 1996 Memo): "The applicant notes that an archaeological inventory survey of the subject parcel is being conducted. We recormend that the County Planning Department defer a decision on this application and amendment until we have had an opportunity to review the report of this survey. At that point, we can advise the Planning Department as to how many significant historic sites are present (if any) and their nature; and if such sites aze present, we can recommend to the Planning Department acceptable mitigation conditions. Currently, there is insufficient information on historic sites." State Department of Land and Natural Resources (November 15, 1996 Letter): "We have received the above request fora 50-foot wide section of the Alanui Kauhini trail adjacenUsouth end of Nana Street in the Kona Coastview Subdivision. The developer intends to dedicate this section of road to the County of Hawaii as part of the county's public road system when it is completed. "We would appreciate any comments you may have regarding the above." Response of the Planning Department (December 20, 1996 Letter): "This is in response to your letter dated November 15, 1996, regarding the above- referenced proposal to construct a road extension over/across the Alanui Kauhini Trail. This would result in the roadway interconnection between Kona Palisades and Kona Coastview Subdivisions. "Please be informed that the County of Hawaii is preparing a roadway network plan for the Mamalahoa Highway and the road system within the various subdivisions in the area. It should be pointed out that County's Keahole to Kailua Development Plan reflects this roadway connection of Holoholo Street/Nana Street. Therefore, the granting of the request to construct a road over/across the Alanui Kauhini would be beneficial to the County." -6- 29. Police Department (October 16, 1996 Memo): "Staff reviewed the Agricultural to Urban Zone Change application and offer the following comments: "I[ is difficult to determine the actual impact of this subdivision on the Holoholo and Kaiminani intersection. As noted on page 3, the Traffic Analysis Report has not been completed. "This intersection already serves as the main exit for Kona Acres Subdivision. Once Holoholo is connected to Kona Coastview Subdivision, it will also become the major exist for Kona Coastview, Wonderview, and Kona Highlands. There is nothing in the application that addresses projected needs for improvements to this intersection. "The request calls fora 34-lot subdivision. With Ohana zoning, this could become 68 dwellings. "The application does not address the need for Police or Fire Depattnrent's services. Our Kealakehe police facility would provide services to the subdivision. However, with our current force, we are having difficulty meeting all of the demands of our present population." Applicant's Response (October 31, 1996 Letter): "This letter is in response to your memorandum dated October 16, 1996, to the Planning Department, regarding the subject application. "A traffic impact analysis report for the proposed subdivision is being prepared by M&E Pacific Inc., a copy of which will be submitted to your department for review. We hope that the report will address your concerns. "Although not addressed in our application, we recognize that the proposed subdivision will need Police and Fire Deparanent services. Please not that our Fair Share Contribution (Impact Fees) to the County of Hawaii for each lot will include a prorata share for the Police and Fire Departrnenu." 30. Office of Housing and Community Development (December 30, 1996 Memo): "The Office of Housing and Community Development (OHCD) offers the following comments: Affordable housing conditions, pursuant to current Hawaii County Housing Agency policy, should be applicable to the request. "Thank you for the opportunity to comment." -7- 31. Real Property Tax Division (October 24, 1996 Memo): "There are no comments at this time. Real Property Taxes paid to December 31, 1996." 32. Department of Public Works: (See Exhibit B -October 18, 1996 and January 16, 1997 Memos) 33. State Department of Health: (See Exhibit C -October 15, 1996 Memo) 34. Land Use Commission: (See Exhibit D -October 9, 1996 Letter) 35. Fire Department: (See Exhibit E -October 10, 1996 Memo) 36. Department of Water Supply: (See Exhibit F -October 14, 1996, October 29, 1996, and October 30, 1996 Memos) Applicant's Response (October 18, 1996 Letter): "In response to your memorandum to the Planning Department dated October 14, 1996, regazding the subject application, enclosed herewith is an uncashed check in the amount of $900.00 which is the deposit for a water commitment for six (6) additional water units for the proposed RS-10 subdivision. "Should you have any questions, please call me at 322-4000." 37. A -N .S- NO F.SPONSE State Department of Education, Department of Parks and Recreation and Natural Resource Conservation Service. PUBLIC COMMENTS 38. The Department has not received any objections from the general public or adjacent landowners. -8- SECTION 1 PURPOSE AND LOCATION A. Purpose This report has been prepared in accordance with the State land use boundary amendment and change of zone application requirements of the Planning Department and addresses how the requested State land use boundary amendment and change of zone would be consistent with the goals, policies, standards and courses of action of THE GENERAL PLAN HAWAII COUNTY, November 14, 1969. The report also describes the proposed residential subdivision development and identifies the existing and the proposed and required infrastructure for the proposed subdivision and the resulting impacts. B. Location and Background The subject property, consisting of approximately 10.28 acres, is located adjacent to and between the Kona Palisades and Kona Coastview subdivisions, approximately 1.3 miles makai (west) of Mamalahoa Highway and 2.4 miles mauka (east) of the Queen Kaahumanu Highway in Kalaoa 4th, North Kona, Hawaii, and is identified as TMK:(3)7-3-10:37 (Lot 47-B-2), as delineated on Exhibit A. The existing ground elevation across the property extends from elevation 810 to 930, with respect to mean sea level. There are no existing structures on the property. The property is vacant, unimproved and not in use at the present time. The property was used as a cattle pasture many years ago, but has probably not been used for any activity in the last 15-years or longer. SECTION 2 PROPOSED DEVELOPMENT A. Request and Project Description Kona Scenic Land, Inc., the Applicant, is applying for a State Land Use Boundary amendment from Agricultural (A) to Urban (U) and for a change of zone from Unplanned (U) to Single Family Residential E7~HIBIT A' with a 10,000 square feet district designation (RS-10). The Applicant plans to subdivide the property into approximately thirty four (34) lots of 10,000 square feet minimum size, as schematically delineated on Exhibit B. B. Infrastructure All of the necessary infrastructure improvements for the proposed subdivision, including the roadway system, drainage system, water system and overhead power/telephone/cable TV systems will be constructed by the Applicant, in accordance with all applicable Federal, State and County of Hawaii standards and regulations. 1_ Roads. Access to the proposed subdivision would be from the existing end of Holoholo Street on the south side of the property and from the existing end of Nana Street on the north side, as delineated on Exhibit B. Holoholo Street intersects Ka'iminani Drive two blocks south of the proposed subdivision. Ka'iminani Drive is the collector street traversing east/west (mauaa/makai) through the Kona Palisades Subdivision. Ka'iminani Drive intersects Mamalahoa Highway approximately 1.3 miles to the east (mauka), near Matsuyama Store. Traveling in the opposite direction (makai) for about 2.4 miles, Ka'iminani Drive intersects the Queen Kaahumanu Highway, near the entrance to Keahole Airport. As part of the infrastructure improvements for the proposed subdivision, the Applicant plans to extend Holoholo Street approximately 400 feet to the north, across the subject property, and connect to the existing south terminus of Nana Street in the Kona Coastview Subdivision. Nana Street intersects Ahikawa Street approximately 250-feet to the north of the proposed subdivision and Ahikawa Street intersects Mamalahoa Highway approximately 1.1 miles to the east (mauka). Connecting Holoholo Street to Nana Street will provide for direct vehicular access between the Kona Palisades and Kona Coastview Subdivisions and begin a network of streets between the subdivisions. The proposed Holoholo Street extension is in accordance with the Roadway Plan (Figure 4.1) of the KEAHOLE TO KAILUA DEVELOPMENT PLAN, dated April 1991. The Plan shows that the Kealakaa Street Extension will eventually connect to Holoholo Street and continue north through Nana Street. It should be noted that the proposed connection of Holoholo Street to Nana Street, will also serve as an emergency access into'the Kona Coastview Subdivision from the south side and in the lower half of the subdivision. Currently there are only three access points into/out of the existing 284-lot Kona Coastview Subdivision, the primary access being Ahikawa Street from Mamalahoa Highway and the other two accesses being Kiekie and Holu Streets through the Kona Wonder View Subdivision on the north, but there is no access point in the lower half of the subdivision. 2 i A Traffic Impact Analysis Report is being prepared for the proposed project and will be submitted upon completion. To be compatible with the road prisms of existing Holoholo and Nana Streets, the Applicant proposes to improve the Holoholo Street Extension to Nana Street with a paved travelway and paved shoulders and swales within a 50-foot wide right-of-way, all in compliance with the dedicable standards of the County of Hawaii. The Applicant proposes to improve all other onsite roads within the proposed subdivision, except for flag lots, as delineated on Exhibit B, with paved txavelways and concrete curb/gutters and sidewalks, within a 50-foot wide right-of-way, all in compliance with the dedicable standards of the County of Hawaii. The Applicant will dedicate the onsite roads and the Holoholo Street Extension to the County of Hawaii. 2. Drainage System. A drainage system consisting of swales and/or ditches, drywells and catch basins will be designed and constructed to handle the offsite and onsite design storm surface runoff, all in accordance with the County of Hawaii STORM DRAINAGE STANDARDS and Chapter 23-UNDERGROUND INJECTION CONTROL of the State Department of Health. The subject property is located in an area designated as Zone "X" on the FLOOD INSURANCE RATE MAP HAWAII COUNTY, HAWAII, National Flood Insurance Program, revised September 16, 1988. Zone "X" is designated as an area determined to be outside of the 500-year flood plain. Also, NO watercourses, physical evidence of erosion or flooding were noted during a reconnaissance of the site. Therefore, the drainage system for the proposed subdivision will be designed to primarily accommodate onsite storm runoff. 3. Water 8yatem. The Applicant proposes to connect to the existing 8-inch water main in Holoholo Street. The water system and fire protection system for the proposed subdivision will be designed in accordance with the requirements of the Department of Water Supply of the County of Hawaii. The Applicant also proposes to install the water main along the entire Holoholo Street extension to the connection with Nana Street, whereby the water main can be extended into and service the adjacent Kona Coastview Subdivision in the future, possibly as an improvement district project. The Applicant is participating in the Kona Source Agreement II with the Department of Water Supply (DwS) and has paid for and secured eighteen (18) water units for the proposed subdivision, with an expiration date of June 30, 1999. Combined with the seven (7) water units available to the subject property, the proposed subdivision has a total of twenty five (25) water units. The DWS has indicated that upon completion of the Honokohau Well in 1997 or other nearby DWS projects, the required additional nine (9) water 3 units will probably be available to the proposed thirty four (34) lot residential subdivision. Consistent with recent zone change approvals, the Applicant requests that the land use/zone change be granted with the condition that the subdivision approval of Phase II (last 9-lots) be subject to the availability of 9 additional water units. 4. Sewage Disposal System. Since cesspools are NOT allowed and since the County does not have a wastewater system in this area, individual wastewater systems will be the sewer system used to handle sewage generated from each lot. All septic tank systems and other individual wastewater systems shall be constructed in compliance with the State of Hawaii, Department of Health rules and regulations. 5. Power/Communication Systems. The Applicant has contacted and will coordinate with the public utilities and proposes to install overhead electric, telephone and cable TV systems within the proposed residential subdivision. The onsite utility systems would connect to the existing electric, telephone and cable TV systems in Holoholo Street and/or Nana Street. C. Floral and Faunal Survey The Applicant generally identified the following on the subject property: Guava trees, Silver Oak trees, Christmas Berry trees, Alahe'e trees, Pride of India trees, Noni plant, Hale Koa, Tassel grass, Guinea grass and Mongoose. D. Archaeological Inventory Survey Mr. William Barrera, an archaeological consultant, is conducting an archaeological inventory survey of the subject property to identify and evaluate the significance of each archaeological site. The Archaeological Inventory Survey of the subject property will be submitted upon completion. E. Soil Type The subject property is NOT located within the Prime, Unique or Other Important Agricultural lands identified on the AGRICULTURAL LANDS OF IMPORTANCE TO THE STATE OF HAWAII maps. With reference to the DETAILED LAND CLASSIFICATION-ISLAND OF HAWAII, prepared by the Land Study Bureau, University of Hawaii, 1965, the subject property is situated on Land Type No. E292 with an over-all suitability master rating "E", which is classified as land very poorly suited for agriculture. 4 SECTION 3 CONSISTENCY WITH TTY GENERAL PLAN HAWAII COUNTY A. Land IIse The proposed State land use boundary amendment and change of zone application for the subject property generally conforms to the following applicable Land Use goals, policies, and standards of THE GENERAL PLAN HAWAII COUNTY: • Goal. Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. • Policy. Zone urban and rural types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. • Policy. Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. • Standard. The designated land uses will be delineated on the General Plan Land Use Pattern Allocation Guide Map. • standard. Zoning requests shall be reviewed with respect to Genera! Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access and public need. Although the State Land Use District Classification of the subject property is Agricultural, the subject property is situated in an area designated for Urban Expansion on the Land Use Pattern Allocation Guide Map (LUPAG Map), Ordinance No. 89-142, of THE GENERAL PLAN HAWAII COUNTY. The proposed RS-10 subdivision would be in conformance with the Urban Expansion designation and would be compatible with the adjacent Kona Coastview Subdivision to the north (15,000 to 30,000 sg. ft. lots) and with the adjacent Kona Palisades Subdivision (zoned RS-10) to the south. Also, the Land Use Concept Map (Plate 15) of the KONA REGIONAL PLAN shows that the subject property is located in an area designated for residential use and the recommended overall density limit for the area north of Palani Road is 5-units per net acre. With a projected density of about 3.3 units per acre, the proposed subdivision would be within this 5-units per acre density limit. 5 The proposed subdivision would be in conformance with the iCEAHOLE TO KAILUA DEVELOPMENT PLAN, April, 1991, since the Land Use Plan (Figure 3.1) in the KEAHOLE TO KAILUA DEVELOPMENT PLAN shows that the proposed subdivision is located in an area designated for existing residential and adjacent to university related residential designated areas. The proposed subdivision also meets the objective of the HEAHOLE TO KA1"LUA DEVELOPMENT PLAN to "provide a framework for the growth and development of the Keahole to Kailua area" over the next 20 years. Many community and public services and public facilities and the primary employment center in Kona are conveniently located in nearby Kailua Village. The subject property is approximately 7- miles (Mamalahoa Highway route) or 9-miles (Queen Kaahumanu Highway route) from Kailua Village. Keahole Airport is only approximately 4-miles to the northwest and the resorts in Waikoloa are between 22 and 28 miles north of the subject property. The slope of the natural ground across the subject property averages 8~ and the existing ground varies from elevation 810 to 930. This slope is ideal for residential development, especially when compared to the typically steeper lands in Kona. As discussed in Section 2B.1, access to the proposed subdivision will be from existing Holoholo Street (5o-ft. right-of-way) which borders on the south side and from existing Nana Street (40-ft. right-of-way) which borders on the north side. Water service to the proposed subdivision will be by connecting to the existing water main in Holoholo Street. There are existing electric/ telephone/cable TV systems along Holoholo and Nana streets from which the proposed subdivision can be serviced. As there is no County sewage system in the area, sewage disposal for each of the lots shall be by an individual wastewater system in accordance with the State Department of Health standards. B, Single-Family Residential The proposed State land use boundary amendment and change of zone application for the subject property generally conforms to the following applicable Single-Family Residential goals, policies, standards and courses of action of THE GENERAL PLAN HAWAII COUNTY: • Goal. To maximize choices of single-family residential lots and/or housing for residents of the County. • Goal. To ensure compatible uses within and adjacent to single-family residential zoned areas. • Goal. To provide single-family residential areas conveniently located to public and 6 n [ private services, shoppin„ other community activities and convenient access to employment centers. • Policy. The County shall designate and allocate single-family residential zoned lands at varying densities for future use in accordance with the needs of the communities and the stated goals, policies, and standards. • Standard. Areas shall have basic improvements and amenities necessary for immediate use. • Standard. Areas shall be limited to low-density and medium density residential uses. • Course of Action. Encourage the development of appropriately located and serviced privately-held and State-owned lands for houselots. • Course of Action. The County shall encourage the concentration of residential structures to avoid strip residential development. As discussed in Section 3A, the proposed subdivision would be a compatible use within and adjacent to existing single-family residential zoned areas. The existing Kona Coastview Subdivision is adjacent/to the north and the existing Kona Palisades Subdivision is adjacent/to the south. The subject property is located in a residential neighborhood consisting of subdivisions varying in residential zoning designations and lot• sizes from 7,500 square feet to 1-acre. This concentration of residential lots and structures is in conformance with the single-family residential course of action. As discussed in Section 3A, the proposed RS-10 subdivision would be classified as a low-density residential development and therefore would be in conformance with that single-family residential standard. The proposed subdivision would also provide the public with a larger number of RS-lo zoned single-family residential lots to select from in this general area. As discussed in Sections 2B and 3A, all of the required public utilities are appropriately located and available to the proposed subdivision. The planned accesses border the proposed subdivision, as discussed in Section 2B.1. The proposed subdivision would be conveniently located to public and private services, shopping, and other community activities and have convenient access to employment centers, as discussed in Section 3A. 7 SECTION 4 SUNIMARY Based on the foregoing discussion, the subject request for State Land Use Boundary Amendment from Agricultural to Urban and for change of zone from Unplanned to Single Family Residential with an RS-10 district designation is in conformance with the land use and single-family residential goals, policies, standards and courses of action of THE GENERAL PLAN HAWAII COUNTY, the State Land Use Laws, the KONA REGIONAL PLAN, and the KEAHOLE TO KAILUA DEVELOPMENT PLAN. The approval of the subject application for State Land Use Boundary Amendment and change of zone will result in the development of a low density single-family residential subdivision consisting of approximately 34 lots that would be compatible with the existing urban/residential character and ambiance of the Kalaoa area. The proposed subdivision would also be conveniently located to public and private services, shopping, and other community activities and have convenient access to employment centers, primarily Kailua Village. 8 1 ~ I - Ft ~ ~ ~ ~ h ~ I ~ - ~ t ` 1 ~ ~I ~ . ~ ~ I` QQO I ~ \ C 1 Noah ~ ~ ~ 4 ~ li.. N ~ ~ "(Ne 1 . 0 0 c ~I i ~ _ ` ~4 ~ ~7 1,~I\ ~ i3A ~ ? t 1 fie.:, ~x ~ S ! e b © i. ~ ~ ~ ~ ~ i U ~ ~ rt € ..i~~ 'V a ~ ~ ~ ~~.~th ~a ~ N a w r w m U dt 1~ ~ ~ o Q ~ 7 9 ~~O F Y ® I _ ~.IIE1•.]NiP- =7I1=' -2sA.i33.==7 ~ SW'?)® _ 4~I ~ " tt.'.~ ~ © l ~~j• Z (j.N I. ~G'I it(: Sit O ,r [w) q~ ~ ~1I Ov[!N R~INVWNV 'NIOMM~Y R?.~4~~w~/ Y Y er ~ Y 1.~O1I r Q id ..c ?7d ~ + V t~ i~ V Q Q AIRPO~ TR "KE AHOLE / I I e EXHIBIT A 1 1~ I I ~ ram ~ x _ I ±f / ~ w Q n a- oS _I S „a ~ N u W a. i C e e _ 2 a uC s= 1: 'A ! I 1 I p H 2~" C LQ I y I ' I e e u u ° e :1 ii < _J 1 e I - ' -i PiaCC $p8 e ) ~j I Prapwsd ROnO C ~ Hw lK~ 1 ' (50 It. R/W) Ls Lr j[ n 1 li -ii ~ P < 1 i ~ )C S_e~. li ~ z' a y. L• d:{. O .t _f 6 .1 Z L I ' Y I 4 i~ ~ i~ ~ ~ • 1 I , 1{ N :y{ I , Ir - I N ~ - 5 ) i~ ~ V O I?~4tl Odcld IS r.lvv MII 11-OS) H06H31%3 '15 OtOHO~OH P°' O~U1~Oi011 °Oa`~° ll)d15 ~1--- I yt ~ .v I w 7 LC ! I . t i i > , '-J I ~ 14 L~ Ll ~ L; m P II ,1 , 8 , rt v i x I L$ kR 11 N 4 _ ~ _ _ S I ' _ 3 1 .e1 ~ rd I m _ _ ~ _ I Ly I O I P~ N 4 I ? a N 10`1 6' L :1 ~ ~ oo J v I i 1. u ~ Iy g l t 4 y: Iq I 1• 1 ~ ~ 1 I ~ i er^ ii g 1! I ' 1 Y i~i t It V • i{ ~ ~ - it r-, Ip 3 ~ _ 6 t W { J<~ {f :7 ~ ' ~ $ ~ ° 4 1: ~ 13 I 1 ( ! ~ i i1 1, I ' ~ ~ t . ~ 14. 'ti S~ I I~ 1 , _II 9 ~ 1 11 • > , ~ ~ ~ _ -e ! I ~ DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE Oct. 18, 1996 To - :Planning Director - G t~ A FttoM ~Ua n . H;uba, Chief ~ _ _ ~ j Engineering Division ~ s s sus~ECT: Change of Zone Application (COZ 96-26) State Lancl Use Boundary Amendment (SLU 96-11) Applicant: Kona Scenic Lands, Inc. Location: f:alaoa 4th, North Kona, HI TMK: 7-3-'I 0:37 We have reviewed the subject application and offer the following comments: rain e 1. All development generated runoff shall be disposed of on site and shall not be directed toward any <:djacent properties. ' 2. Applicant shall be nfonned 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. A drainage study should be prepared and a drainage system should be installed meeting with the approval of DPW. Roadways 4. Vehicular access t:~ the individual lots should not be from thy: Holoholo Street extension. EXHIBI? ,~f,`~w,~~ " .i _ Memo to Planning Director Oct. 18, 1996 Page 2 5. A Traffic Impact Analysis Report should be performed to enable proper design of roadways. 6. Roadway connections to the adjoining parcels should be prcvided meeting with the atSproval of DPW. Ttie proposed Holoholo Street extension should be dedicated to the County. 7. All roadways within the proposed development should follow the guidelines incorporated in Hawaii Statewide Uniform Design Manual for Streets and Highways and A Policy on Geometric Design of Highways and Streets by the American Association of State Highway and Transportation Officials. These roadways should also meet the requirements of DPI/~r. Curb, gutter, and sidewalks should be required in areas of pedestrian traffic. TWP:sIs cc: Engineering - Hil~~ Engineering -Kona Planning -Kona DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE January 16, 1997 To :Planning C~irector o~ FROM "1CA. tuba, Chief Engineerirg Division suB.IECT: Change of Zone Application (COZ 96-26) State Lancl Use Boundary Amendment (SLU 96-11) Applicant: Kona Scenic Lands, Inc. Location: f:alaoa 4th, North Kona, HI TMK: 7-3- 10:37 Please revise our Ocsober 18, 1996 memo as follows: 1. Delete our comment # 4. 2. Revise our comment #7 to read: • 7. All roadws~ys within the proposed development should follow the guidelines incorporatec in Hawaii Statewide Uniform Design Manual for Streets and i hwa s and A Policy on Geometric Design of Highways and Streets by the American A: sociation of State Highway and Transportation Officials. These roadways would also meet the requirements of DPW. Roads A, B, and C should be constructed in conformance with Standard Detail R-32 (curb, gutter, and sidewalks). In order to maintain consistency with the adjoining Palisades and Coastvi~:w subdivisions, the Holoholo St. extension should have paved swales. TWP:sIs cc: Engineering - Hil ~ Engineering -Kona Planning -Kona ° N•. , . BENS MIN J. CAYETANO ' LAWRENCE MIIKE GOVERNOR I OIRECT00. OE NEA iN ~,at STATE OF HAWAII DEPARTMENT OF HEALTH P.o. Rox 916 HILO. HAWAII 96121-0916 ~ r ~7 A DATE: October 15, 1996 T",^" ~ = " O ~ TO: Planning Director, County of Hawaii FROM: Chief Sanitarian, Hawaii District SUBJECT: State Land Use Boundary Amendment Application (SLU 96-11) Request: Agricultural to Urban Change of Zone Application (REZ 96-26) Request: Unplanned (U) to RS-10 Applicant: Kona Scenic Land, Inc. Tax Map Key: 7-3-10:37 The subject lot is located in the Critical Wastewater Disposal Area where cesspools are not allowed. Any development on this lot would require all wastewater be disposed into a Septic Tank System or into public sewer when accessible. Underground Injection Systems (Ph. 586-4258) which receive wastewater or storm run-offs from the proposed development need to address the requirements of Chapter 23, Hawaii State Department of Health Administrative Rules, Title 11, "Underground Injection Control." The applicant should contact the Army Corps of Engineers (COE) to identify whether a Federal permit (including a Department of Army (DA) permit) is required for this project. A Section 401 water Quality Certification (WQC) is required for "Any applicant for Federal license or permit to conduct any activity including, but not limited to, the construction or operation of facilities, which may result in any discharge into the navigable waters...", pursuant to Section 401(a)(1) of the Federal Water Pollution Act (commonly known as the "Clean Water Act (CWA)"). EXHIBIT C _ ~ 1~f;~9 Planning Director County of Hawaii October 15, 1996 Page 2 If the project involves the following activities with discharges into State waters, an NPDES general permit is required for each activity: a. Discharge of storm water runoff associated with construction activities, including clearing, grading, ' ~ and excavation that result in the disturbance of equal to or greater than five (5) acres of total land area; b. Construction dewatering effluent; c. Non-contact cooling water; d. Hydrotesting water; and e. Treated contaminated groundwater from underground storage tank remedial activity. The application for NPDES general permit coverage should be submitted to the Director at least 30 days prior to the discharge to State waters. If there is any type of process wastewater discharge from the facility into State waters, the applicant may be required to apply for an Individual NPDES permit. The application for an Individual NPDES permit should be submitted to the Director at least 180 days prior to the discharge of process wastewater to State waters. Should you have any further questions regarding this matter, please contact the Engineering Section of the Clean Water Branch in Honolulu at (808) 586-4309. d~11i~-~ AARON UENO Chief Sanitarian, Hawaii District WP5I:SLU96-ll.mi a; :~'~io; . BENJAMIN J. CAYETANO ESTH Eft UEDA CAVEiiNOF IE ~ ~ ~ ExECUirvE GFfiCE4 iJ STATE OF HAWAII DEPARTMENT OF BUSINESS, ECONOMIC DEVELOPMENT & TOURISM :9~ LAND USE COMMISSION Ol, P.O. Boz 2359 Honolulu, HI 96804-2359 C;~~'. Telephone: 808-587-3822 "C 'j Fax: 808-587-3827 ; iJ October 9, 1996 ~ j- , r . : C Ms. Virginia Goldstein ~ Planning Director ~j County of Hawaii 25 Aupuni Street, Room 109 Hilo, Hawaii 96720-4252 Dear Ms. Goldstein: Subject: Applications for State Land Use Boundary Amendment (SLU 96-11) and Change of Zone (REZ 96-26), Kona Scenic Land, Inc., Kalaoa 4th, North Kona, Hawaii, TMK 7-3-10: 37 We have reviewed the subject applications transmitted by your memorandum dated September 26, 1996, and have the following comments: 1) We confirm that the subject parcel, as represented on the location map, is located within the State Land Use Agricultural District. 2) For your information, the subject parcel is adjacent to the petition area urbanized under LUC Docket No. A84-571/County of Hawaii Planning Department, which involved the reclassification of approximately 477 acres for residential uses. The subject parcel is also in the vicinity of the petition area urbanized under LUC Docket No. BR92-685/Office of State Planning, which involved the reclassification of approximately 2,610 acres for residential, commercial, industrial, public facility, park, and open space uses. We have no further comments to offer at this time. We appreciate the opportunity to comment on the subject applications. Should you have any questions, please feel free to call me or Bert Saruwatari of our office at 587-3822. Sincerely, ~,e~ ESTHER USDA Executive Officer EU:th EXH181t ~ c~`=`-~8 . orir,os y~4 o.• o,. Nelson M. Tsuji ~K. Fvc Qiief Stephen K Yamashiro Aiuyor ~ Edward Bumata~ ~i'~ . Dquty Firr O~sf ~.uunfg of ~ttfixttit , 9 FIRE DEPARTMENT ~ 777 Kilau<a Avenue • Mall line, Room 6 • Hilo, Hawaii 96720-0239 (808) %3-8297 • Eu (808) %1-8296 !~O j G,7, i October 10, 1996 A ~ = c.~ ~s To: Virginia Goldstein, Planning Director From: Nelson M. Tsuji, Fire Chief SUBJECT: .STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 96-11) REQUEST: AGRICULTURAL TO URBAN CHANGE OF ZONE APPLICATION (REZ 96-26) REQUEST: UNPLANNED (U) TO RS-10 APPLICANT: KONA SCENIC LAND, INC. TAX MAP KEY: 6-9-7:15 The Fire Department's requirements as stated in the Fire Code are: "Fire Apparatus Access Roads "Sec. 10.207. (a) General. Fire apparatus access roads shall be provided and maintained in accordance with the provisions of this section. "(b) Where Required. Fire apparatus access roads shall be required for every building hereafter constructed when any portion of an exterior wall of the first story is located more than 150 feet from fire department vehicle access as measured by an unobstructed route around the exterior of the building. "EXCEPTIONS: 1. When buildings are completely protected with an approved automatic fire sprinkler system, the provisions of this section may be modified. "2. When access roadways cannot be installed due to topography, waterways, nonnegotiable grades or other similar conditions, the chief may require additional fire protection as specified in Section 10.301 (b). EXHIBIT ~ ~;~Sa To: Virginia Goldstein, Planning Director Page 2 October 10, 1996 "3. When there are not more than two Group R, Division 3 or Group M Occupancies, the requirements of this section may be modified, provided, in the opinion of the chief, fire-fighting or rescue operations would not be impaired. "More than one fire apparatus road may be required when it is determined by the chief that access by a single road may be impaired by vehicle congestion, condition of terrain, climatic conditions or other factors that could limit access. "For high-piled combustible storage, see Section 81.109. "(c) Width. The unobstructed width of a fire apparatus access road shall meet the requirements of the appropriate county jurisdiction. "(d) Vertical Clearance. Fire apparatus access roads shall have an unobstructed vertical clearance of not less than 13 feet 6 inches. "EXCEPTION: Upon approval vertical clearance may be reduced, provided such reduction does not impair access by fire apparatus and approved signs are installed and maintained indicating the established vertical clearance. "(e) Permissible Modifications. Vertical clearances or widths required by this section may be increased when, in the opinion of the chief, vertical clearances or widths are not adequate to provide fire apparatus access. "(f) Surface. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be provided with a surface so as to provide all- weather driving capabilities." (20 tons) "(g) Turning Radius. The turning radius of a fire apparatus access road shall be as approved by the chief." (45 feet) "(h) Turnarounds. All dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. To: Virginia Goldstein, Planning Director Page 3 October 10, 1996 "(i) Bridges. When a bridge is required to be used as access under this section, it shall be constructed and maintained in accordance with the applicable sections of the Building Code and using designed live loading sufficient to carry the imposed loads of fire apparatus. "(j) Grade_ The gradient for a fire apparatus access road shall not exceed the maximum approved by the chief." (15~) "(k) Obstruction. The required width of any fire apparatus access road shall not be obstructed in any manner, including parking of vehicles. Minimum required widths and clearances established under this section shall be'maintained at all times. "(1) Signs. When required by the fire chief, approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction thereof or both." "INSTALLATION AND MAINTENANCE OF FIRE-PROTECTION, LIFE-SAFETY SYSTEMS AND APPLIANCES "Installation "Sec_ 10.301. (c) Water Supply. An approved water supply capable of supplying required fire flow for fire protection shall be provided to all premises upon which buildings or portions of buildings are hereafter constructed, in accordance with the respective county water requirements. There shall be provided, when required by the chief, on-site fire hydrants and mains capable of supplying the required fire flow. "Water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or other fixed systems capable of providing the required fire flow. "The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be protected as set forth by the respective county water requirements. All hydrants shall be accessible to the fire department apparatus by roadways meeting the requirements of Section 10.207. To: Virginia Goldstein, Planning Director Page 4 October 10, 1996 "(d) Fire Hydrant Markers_ When required by the chief, hydrant locations shall be identified by the installation of reflective markers. "(e) Timing of Installation. when fire protection facilities are to be installed by the developer, such facilities including all surface access roads shall be installed and made serviceable prior to and during the time of construction. When alternate methods of protection, as approved by the chief, are provided, the above may be modified or waived." \ ~ NELSON""M. TS I Fire Chief NMT/mo Q~ M~)~+ l\ ® l(i per. /Y H DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII 25 AUPUNI STflEET HILO. HAWAII 96720 TELEPHONE (8061969~ta2f FA% (806)9696996 n October 14, 1996 n `C',: 1S ~ T0: Planning Department - ,r FROM: Milton D. Pavao, Manager SUBJECT: STATE LAND USE BOUNDARY AMENDMENT N0. 96-11 REQUEST - AGRICULTURAL TO URBAN CHANGE OF ZONE APPLICATION N0. 96-26 REQUEST - UNPLANNED TO RS-10 TAX MAP KEY 7-3-10:37 We have reviewed the subject applications. Water can be made available from the end of an existing 6-inch waterline along Holoholo Street within Kona Palisades Subdivision. For your information, the subject property has an existing water commitment for - 10,800 gallons per day or 18 additional units of water at 600 gallons per day per unit through the Kona Source Agreement II that is due to expire on June 30, 1999. However, 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 6 additional units or 3,600 gallons of water per day in the proposed 25-unit change of zone request, the required water commitment deposit is $900.00. Remittance by the applicant of the $900.00 is requested as soon as possible so a water commitment can 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 applications be approved and a formal subdivision application be effected, 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 6 inches, b. service laterals that will accommodate a 5/a-inch meter to each lot, and EXHIBIT c. Fire Hydrants spaced no more than 600 feet apart. UL/afer brin~~ rro~r¢95... Planning Department Page 2 October 14, 1996 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 and capital assessment fee, which are subject to change, of $32,400.00 and $3,000.00, respectively. 3. Comply with all other applicable policies and requirements of the Department's Rules and Regulations and the Kona Source Agreement II. Should there be any questions, the applicant can contact our-Water Resources and Planning Section at 961-8660. Milton D. Pavao, P.E. hlanager WA:cmk .:opy - (w/ enc.) Kona Scenic Land, Inc. (w/o enc.) Customer Service Sections (Hilo, Ka'u, Kona, and Waimea) ~f M,/~q • t~ r~i 11 If ~ic DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII ,~~N1~~1`~~ 26 AUPUNI STfiEET HILO, HAWAII 96720 TELEPHONE (806)969~1a21 FAX I808)969~6996 October 29, 1996 .9 s o„ T0: Planning Department r. ~ FROM: - Milton D. Pavao, Manager iJ SUBJECT: STATE LAND USE BOUNDARY AMENDMENT N0. 96-11 ~ REQUEST - AGRICULTURAL TO URBAN ~ CHANGE OF ZONE APPLICATION NO. 96-26 REQUEST - UNPLANNED TO RS-10 APPLICANT - KONA SCENIC LAND, INC. TAX MAP KEY 7-3-10:37 This is to clarify our memorandum of October 14, 1996 to you. Presently, water is not available for the proposed 34-unit subdivision as proposed in the subject change of zone. However, the applicant has 18 existing water commitments through the Kona Source Agreement II that is due to expire June 30, 1999. In addition, there are 7 water commitments available to the existing parcel of record for a total of 25 units at 600 gpd. The additional 9 units may become available in the future through our ongoing system improvement program that consists of source development and reservoir storage and transmission waterline improvements. In other words, present water availability policy and the Kona Source Agreement II can only support a 25-unit subdivision; the additional 9-unit subdivision would be conditioned on the installation of system improvements previously mentioned. Further, contained in a memorandum of May 17, 1996 to this Department from Corporation Counsel, a determination was made that the Kona Source Agreement II participants would owe no additional facilities charges upon the payment of the original $1,800.00 water commitment. Therefore, the required facilities charge amount in Item 2 of our October 14, 1996 memorandum to you should be revised from $32,400.00 to $16,200.00. Should there be any questions, the applicant may contact our Water Resources and Planning Section at 961-8660. ilton D. vao, P.E. anager WA:cmk ~ ~G ~~6 copy - Kona Scenic Land, Inc. U(/afer bringd progre99... S r 4 f, a' 11 ,1 DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII l~~~H1•"'~w 25 AUPUNI STREET HILO. HAWgII 96720 TELEPHONE (606)9691127 rA% (BO6)969~6996 October 30, 1996 - :9 J ~ . ~l /iii ~ Mr. Gary E. Ashikawa r;~:., ~ Kona Scenic Land, Inc. ^ r P:O. Box 727 ~ G Kealakekua, HI 96750 ~ STATE LAND USE BOUNDARY AMENDMENT N0. 96-11 CHANGE OF ZONE APPLICATION N0. 96-26 TAX MAP KEY 7-3-10:37 This is to acknowledge receipt of the required $900.00 water commitment deposit for the subject applications. We are enclosing Receipt No. 158379 for your files. In accordance with the Department's "Water Commitment Guidelines Policy," a water commitment for 6 additional units in the proposed 25-unit development in the amount of 3,600 gallons per day is hereby granted until October 31, 1999. Should the subject applications be approved and a subdivision application be formally executed, final approval will be subject to the following conditions: 1. Construct necessary water system improvements, which shall include, but not be limited to: a. connection to the end of an existing 6-inch waterline along Holoholo Road within Kona Palisades subdivision, b. water mains capable of delivering water at adequate pressure and volume under peak-flow conditions; minimum diameter of mains shall be 6 inches, c. service laterals that will accommodate a 5/s-inch meter to each lot, and d. fire hydrants spaced not more than 600 feet apart. 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 balance and capital assessment fee, which are subject to change, of $15,300.00 and $3,000.00, respectively, The total water commitment deposits paid to date is $900.00 and the total prevailing facilities charAge/, which is subject to change, is $16,200.000Q ~/1/rz fvr ~rin n•s nrnn rot ~t ~~~7 <O~ Mr. Gary E. Ashikawa Page 2 October 30, 1996 The amount of water commitment deposits 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. With this understanding, the prevailing facilities charge balance is $15,300.00. For your information, effective July 1, 1997, the total required facilities charge will increase to $20,250.00 pursuant to the new rate schedule approved by the Water Commission. 3. Submit the appropriate documents, properly prepared and executed, to convey the water system improvements and necessary easements to the Water Commission of the County of Hawaii. A registered land surveyor shall stamp and certify the metes and bounds description which may be a required exhibit in the conveyance documents. Conveyance of the improvements and easements is required prior to water services being granted. 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, the subdivider may contact our Water Resources and Planning Section at 961-8660. U y Milton avao, P.E. . Manager WA:cmk Enc. copy - (w/o enc.) Planning Department ~ Customer Service Sections (Hilo, Ka'u, Kona, and Waimea)