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HomeMy WebLinkAboutCOM 0018.000 2000-2002 Stephen K Yamashuo y'•".+ti, Harry A Takahashi Mayor ~ t- ~ Rlwgmg Du•cctor Henry Cho Deputy Riw®ng Daecfor •i' . • ~ ~ «~M'+ COUNTY OF HAWAII 23 Aupum Street, Room 2I3 H~o, Hawau 96720-4232 • (808)96'.-8211 • Fax (808)9615333 KONA 73-3706 Kuakuu Highway, Swte 103 • Ka~lm•Kona, Hswu i 96740 (808) 329.3226 • Fax (808) 32b3663 November 30, 2000 Honorable James Y Arakakf, Chairman and Members of the County Council County of Hawau 25 Aupunf Street Hilo, Hl 96720 Dear Chairman Arakakf and Members State Land Use Boundary Amendment Applfcanon (SLU 00-009) Request Agricultural to Urban Change of Zone Applfcanon (REZ 00-012) Request Agricultural (A-20a) to Single Family Resfdennal (RS-15) Applicant Peter Messmer Tax Map Key 5-4-2 Portion of 6 State Land Use Boundary Amendment Application (SLU 00-O1 l) Request Agricultural to Urban Change of Zone Application (REZ 00-016) Request A-Sa to RS-15 / Applicant Owners of Parcel 9 V Tax Map Key, 7-8-11 9 As requued by Chapter 4, Sec 5-4 3(C), Hawau County Charter, transmuted hzrewith for the County Council's consideration and action are the Planning Comfnfssion's letters and enclosures regarding the above-referenced requests Sincerely, phen K ashiro ' Mayor t i uuaistw / Enclosurzs Comm. No. y cc Planning Department Fde No 2 N~7 I~ Bi~~s 9 ~ ro Ref. To: Ref. Date D . iG0 Stephen ?C. Yamaahiro ~ Mayo. ~~~0••NO~', ~IIIIItf~1 II~ ~?IfIltItt PLANNING COMMISSION 25 Aupum Street, naom 109 Htlo, Hawau %720.4282 (8081 %1.8288 • Fu (808) %1-9615 NOV 3 0 2000 Honorable James Y Arakakt, Chatrman and Members of the County Council County of Hawau 25 Aupunt Street Hilo, HI 96720 Dear Chatrman Arakakt and Members State Land Use Boundary Amendment Application (SLU 00-011) Request Agncultural to Urban Change of Zone Apphcauon (REZ 00-016) Request A-Sato RS-15 Applicant Owners of Parcel 9 Tax Mao Key. 7-8-11.9 The Planning Commission, after a duly held public hearing on November 1, 2000, voted to recommend for your approval the proposed legislative bills to change the State Land Use district from the Agncultural to the Urban District and a Change of Zone changing the dtstrlct classification from Agncultural (A-Sa) to Single Family Residential (RS-15) for approximately 4 606 acres of land The property is located on the south side of Kaluna Street, bounded by the Bayview Estates and Hale Kehau Condominium developments, Keauhou, North Kona, Hawau The Commission concurs with the following findings as recommended by the Planning Director State Land Use 3oundary Amendment The approval of the reclassification from the State Land Use Agncultural to the Urban Distract wdl not be violative of Section 205-2, Chapter 205, Hawan Revised Statutes, nor will it be inconsistent with the Land Use Commission Rules, the County Honorable James Y Arakakt, Chairman and Members of the County Council Page 2 General Plan and the Hawaii State Plan Seaton 205-3 1 states that district boundary amendments involving lands of fifteen acres or less, shall be determmed by the appropriate county land use decision making authority and shall not require consideration by the land use commission pursuant to Section 205-4 The standard of review for a boundary amendment consideration shall be given to the following (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 No amendment shall be approved unless tt conforms to the General Plan (b) The extent to which the proposed reclassification conforms to the applicable district standards 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 proximate to the already urban subdivisions The subJect property is also contiguous to the proposed Bayview Estates Phase I[, the existing Bayview Estates Phase I, Keauhou Estates, and the Villas at Keauhou Subdivisions urban areas The Urban boundary 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 to 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 relaUOnshtp between the vanous 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 [t is adJacent to the proposed Bayview Estates Phase II Subdivision 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 Honorable James Y Arakaki, Chairman and Members of the County Council Page 3 The property is situated within close proximity to the employment center of Kailua-Kona The subtect reclassification is for land located approximately 6 miles from the urban retail/employment center of Kailua-Kona and 5 miles from the urban retail/employment center of Keauhou, and thereby conforms with the Land Use Commission Rules which encourages urban developments in close proximity to existing developments and m close proximuy to extstmg servtces and facihttes The property is or will be provided with all utilities and servtces which are essential to accommodate urban development Water will be made available to the protect site Kamehameha Investment Corporation, the developer of the adtacent Bayview Estates Subdivision currently has water commitments from the County Department of Water Supply adequate to accommodate the development The Heeia Waste Water Treatment Plant (HWWTP), a privately owned facility, will service the protect Wastewater disposal system will meet with requirements of the Department of Health and/or the Department of Public Works Access to the property would be via a subdivision roadway from the adtacent Bayview Estates Subdivision This roadway 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 Federal Emergency Management Agency Flood Insurance Rate Map (FIRM) designates the property as Zone X, areas determined to be outside the 500-year flood plain Any improvements to the property must comply with Chapter 27 of the County Code relating to Flood Hazard 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 subtect property is within the State Land Use Agricultural and County's Agriculture (A-Sa) zoned districts, it is not currently being used for active agricultural purposes The State of Hawaii ALISH Map classifies the property as "other important agricultural land " The Land Use Study Bureau's Overall Master Productivity Rating for the soils in the mauka area is "D" or Poor and in the makai area is "E" or Very Poor Therefore, the reclassification of this 4 606-acre azea from the Agricultural to the Urban designation will not be detrimental to the reduction of this area from the agricultural land inventory m the County of Hawau From a land use perspective, rt is amore feasible alternative to infill urban development within this particular area of Honorable James Y Arakaki, Chairman and Members of the County Council Page 4 North Kona [n 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 Furthermore, an Urban classification would complement the existing and future residential land use patterns of the surrounding properties in view of the adJacent restdenttal subdrvtsions Finally, tt should also be noted that the reclassification action would conform to the following goals, obJecttves and/or policies articulated in the Hawaii State Plan a Achieve a strong, viable economy, characterized by stability, diversity and growth that enables the fulfillment of the needs and expectations of Hawaii's present and future generations b Encourage urban developments to close proximity to extsttng services and facilities 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 such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas to the County The proposed request from an Agricultural (A-Sa) to Single Family Residential (RS-15) zoned district will conform [o the following goals, policies and standards of the Land Use and Single Family Residential Elements of the General Plan LAND USE * Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County Honorable James Y Arakaki, Chairman and Members of the Counry Council Page 5 * 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 faciLhes * Allocate appropriate requested zoning in accordance with the existing or protected needs of neighborhood, community, region and County * The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social envirorunent * Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adtacent zoned uses, availability of public services and utilities, access, and public need SINGLE-FAMILY RFSIDF.NTIAI,, * To maximize choices of single-family residential lots and/or housing for residents of the County * To ensure compatible uses within and adtacent to single-family residential zoned areas * To provide single-family residennal areas conveniently located to public and private services, shopping, other community activities and convenient access to employment centers * 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 * Areas shall have basic improvements and amenities necessary for immediate use * Areas shall be limited to low-density and medium density residential uses The proposed reques[ would also complement the following Housing Element goals and policies by creating a mix of residential housing opportunities and maintaining a housing supply that allows a variety of choices Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 HOUSING * Attain safe, sanitary, and livable housing for the residents of the County of Hawan * Attain a diversity of socto-economic housing mix throughout the different parts of the County * Maintain a housing supply which allows a variety of choke * Develop better places to live in Hawan County by creating viable communities with decent houstng and suitable living environments for our people * Improve and maintain the qualtty and affordability of the existing houstng stock * Seek sufficient production of new affordable rental and fee-simple houstng in the County to a variety of sues to satisfactorily accommodate the needs and desires of families and individuals * Ensure that houstng is available to all persons regardless of age, sex, marital status, ethnic background and income The proposed request would also conform to the following goals and policies of the Economtc Element * Provide residents wnh opportunities to improve their qualtty of hfe * Economtc development and improvement shall be to balance with the phystcal and social environments of the island of Hawau * The County of Hawatt shall strive for diversification of its economy by strengthening existing mdustnes and attracting new endeavors The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County It reflects a graphic depiction of the phystcal relationship among the various land uses The requested zone change from Agncultural (A-Sa) to Single Faintly Residential (RS-15) zoned district conforms to the LUPAG Map, which designates the property as Urban Expansion Area 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, Honorable James Y Arakakt, Chairman and Members of the County Council Page 7 but where the specific settlement pattern and mix of uses have not yet been determined Within areas designated for development as resorts, portions of the resort area may be included in the Urban Expansion Area 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 infrastructure Therefore, it is determined that the request is consistent with the urban form depicted on the LUPAG Map for this area of North Kona In addition, the Kona Regional Plan Land Use Concept Map designates this area for residential expansion The applicant intends to develop an approximately 10-lot single-family residential subdivision, which will be connected to the proposed Bayview Estates Phase subdivision Access to the property will be provided through Bayview Estates, via Kaluna Street, which connects with Ali'i Drive and Keali'i Street Kaluna Street has a 60-foot right of way and 40-foot wide pavement Kaluna Street is a County dedicated collector road serving existing and planned development in Keauhou's mauka lands The makai side of Kaluna Street has curb, gutter and sidewalks The mauka side has only curbs and gutters Kaluna Street intersects with Kealii Street and Ali`i Drive Ali'i Drive has a 50 foot right-of-way with approximately 24 feet pavement The proposed Mamalahoa Highway Bypass Road is located makai of the subtect property at the terminus of Ali'i Drive in Keauhou The development of the property will add to the inventory of existing single family 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 Keauhou Mauka planned community The applicant will also complete its proposed protect in compliance with all of [he codes and standards referenced above Therefore, the proposed rezoning and development will complement the land usage within the corrimunity and neighborhood i[ is proposed to be located m Water will be made available to the protect site Kamehameha Investment Corporation (K[C), the developer of the adtacent Bayview Estates Subdivision currently has water commitments from the County Department of Water Supply adequate to accommodate the development However, the existing water system is privately owned and operated, using water supplied from a master meter belonging to the Department of Water Supply In response to the Department of Water Supply's request, the applicant is now m discussion with KIC to negotiate the transfer of approximately 10 water units for the protect The proposed protect abides by the above-stated County policy encouraging "the clustering of developments in order to reduce the cost of providing utilises " The wastewater from the protect will be disposed of into the privately owned Heeia Waste Water Treatment Plant (HWWTP) Wastewater disposal system will meet with requirements of the Department of Health and/or the Department of Public Works Addtsonally, the applicant will abide by all applicable State and County air Honorable James Y Arakakt, Chairman and Members of the County Council Page 8 quality and Horse level control standards during the pre-construction and construction phases of the protect Therefore, the 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 Flood Insurance Rate Maps (FIRM) indicate that the property is located in Zone "X," areas determined to be 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 According to the applicant's Environmental Report, the property is almost entirely covered with grass and stands of koa haole Plant spectes found in the area are common, mostly alien, species (1) trees such as ktawe, kukui, African tulip, nom and monkeypod, (2) shrubs such as koa-haole, Christmas berry, klu, castor bean and sodom apple, and (3) common herbs such as bermuda grass, spiny ptgweed, four-o'clock, beggar's tick, Sacramento bur, goose grass, heliotrope, sow thistle, rattle pod, finger grass, crab grass, and sand bur Bindweed, cocctnea, and koalt awahi'a represent the vine types Of the native plant spectes found to the vtcmtty, many are weedy varieties and are able to compete in the face of disturbance or invasion of other weeds None of the plant species are classified as rare or endangered According to the applicant's Environmental Report, faunal smdtes conducted in the protect vtcmtty have observed no resident endemic or indigenous bird spectes Species observed in the area include the Japanese White-Eye, Yellow-Billed Cardinal, Zebra Dove, Common Myna, House Sparrow, and House Finch Mammals common to the area are Mongoose and feral cats and dogs No endangered spectes were observed The Hawaiian Hoary Bat, a species listed by both the Federal and State governments as endangered, has been observed offshore to the Kona area a number of times but its presence has not been observed or documented in or around the protect site An archaeological inventory survey with subsurface testing report was conducted by Archaeological Consultants of the Pacific, inc ,dated July, 2000 The inventory survey states that "Two sites of significance to the interests of historic preservation, Sues 22079 and 19651, were present on the current subtect property Site 22079 consisted of twenty-six features Based on investigations conducted at these features, it is believed that they were utilized for historic and possible pre-Contact agricultural functions which likely continued from the pre-Contact period through the post-Contact period This site qualified to be considered significant under Crrtenon D (sue has yielded, or is likely to yield, mformatton important m prehistory or history) Honorable James Y Arakaki, Chairman and Members of the County Council Page 9 However, upon completion of the current investigations, sufficient Information was obtained such that this sue is now considered 'no longer significant ' A portion of Stte 19651 was present on the subJect property One feature of this site which protrudes onto the subJect property contains a historic era grave This site qualifies to be considered significant under Cratenon A (sue associated with events contributing to broad patterns in history), D and E (sue has cultural significance) of the National Register of Historic Places criteria (refer to Table 5) Archaeological Consultants of the Pacific, lnc ,recommends that a determination be made that future construction activities would have and 'adverse effect' on significant historic properties at Site 19651 under the Advisory Council Regulations, 36 CFR 800 Data Recovery and a Burial Treatment Plan is recommended for [his site Recommendations were previously made for Data Recovery at Site 19651 be Sweeney and Burtchard (1995) " In conclusion, the report states "Upon completion of the Inventory survey, sufficient Information has been obtained such that Site 22079 Is now considered to be 'no longer significant' and that future construction activmes will have 'no adverse effect' on significant properties at that sue " The specific treatment for the azchaeological features designated for preservation would be determined as part of the archaeological approval process in conjunction with the requirements of DLNR-SHPD and other applicable agencies Impacts associated with this single family residential development such as historical, visual, traffic, drainage and design concerns have been assessed and will be mitigated through conditions of approval Therefore, the request would not unreasonably burden the public agencies to provide roads and streets, water, drainage, school improvements, police and fire protection The above public unprovements by the applicant would complement the proposed single family residential development to fit into the locale with minunal Intrusion while providing the desired housing development, as well as incorporating appropriate Infrastructure and design concerns of the development While the property Is within the County's Agricultural-5 acre zoned district, it is not currently being used for any active agricultural purposes The property is classified as "Other Important Agricultural Land" by the Agricultural Lands of Importance [o the State of Hawaii (ALISH) classification system The Land Use Study Bureau's Overall Master Productivny Rating for soils within one-third of the subJect lands is "E" or Very Poor The remaining two-thirds of the property is "D" or Poor Therefore, the reclassification of this 4 606 acres from an Agricultural (A-Sa) to Single Family Residential (RS-15) zoned distract well not be detrunental to the reduction of this area from the agricultural land inventory In the County of Hawaii From a land use perspective, i[ Is more feasible to mfill urban development within this particular Honorable lames Y Arakakt, Chairman and Members of the County Council Page 10 area of North Kona [n 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 Based on the above findings, this request to reclassify the subJect property from an Agricultural (A-Sa) to Single Family Residential (RS-15) zoned district would result in an appropriate land use pattern and further benefit the general public For your favorable consideration, amendments to the SLU Boundaries Map H-8 for the County of Hawaii and Section 25-8-3 (North Kona Zone Map), Article 8, Chapter 25 (Zoning Code) are transmitted We are enclosing copies of the applications and a copy of the staff background for your mformahon Sincerely, % 1~LP/l7Zfit/ ~n~'~2ichard B Baker, Jr ,Chairman Planning Commission Lownersotparcel9s lurez2 PC Enclosures cc Steven S C Lim, Esq Department of Water Supply Department of Public Works Kazu Hayashida/DOT-Highways,Honolulu State Land Use Commission West Hawaii Office HOwners0l pih-10\24\00 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT OWNERS OF PARCEL 9 STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 00-011) CHANGE OF ZONE APPLICATION (REZ 00-O1~ SP l"IAL. MANA .NT A F.A . P . MIT APP .I ATION f MA 00-0181 OWNERS OF PARCEL 9 has submitted applications fora 1) State Land Use Boundary Amendment from Agricultural to Urban District, 2) Change of Zone by changing the district classification from Agricultural (A-Sa) to Single Family Residential (RS-15) for approximately 4 606 acres of land, and 3) Special Management Area (SMA) Use Permit to allow the development of an approximate 10-lot single family residential subdivision and related unprovements The property is located on the south side of Kaluna Street, bounded by the existing Bayview Estates Phase I, the proposed Bayview Estates Phase II and Hale Kehau Condomtmum developments, Keauhou, North Kona, Hawaii, TMK• 7-8-11 9 Ai.INFO NATION 1. Land Ownership: Robert Leighton Hmd, III, Francis Waldron Hmd, Patsy H. Uchimura, Alice T. Ishrda, Dorothy H Wada, Doris Yoshtno Madutorm, and Yukie Oga are the authorized representative fee owners of the subject property They have provided written authorization to the law firm of Carlsmith Ball to apply for the subject applications. R_F.L.ATED INFORMATION 2 January 22, 1992: Ordinance No 9213 was approved by County Council which changed the district classification from Unplanned to Single Farruly Residential (RS-15) This was the first phase of Bayview Estates, which consisted of a 51-lot residential subdivision and related improvements. 3 August 4, 2000: Ordinance No 00-84 was approved by the County Council which amended the State Land Use Boundary from the Agricultural to the Urban District to facilitate the development of Bayview Estates, Phase II, a 45-lot single family residential subdivision and related uprovements -1- _ ~ ) ~ ?r fit;. 4 August 21, 2000: Ordinance No 00-85 was approved by the County Council which changed the district classification from Agricultural (A-Sa) to Single Family Residential (RS-15) for Bayview Estates, Phase II This is also the effective date of the Special Management Area Use Permit approved by the Planning Commission for the same development PROPO .D D . ..OPMENT 5 Request: The applicant wishes to subdivide the property into approximately 10 single family residential 15,000 square foot lots which will be annexed to the proposed Bayview Estates Phase II Subdivision, a 45-lot single faintly residential development The applications are for an azea approximately 4 606 acres in size 6 Objectives: The applicant provided the following: "The Keauhou Resort lands were master-planned in the 1960's and 1970's to allow for the orderly development of residential cotmnumttes within a resort setting. Over the years, residential sales within the Keauhou Resort area have been relatively strong, due in large part to the well-planned resort-residential commumry environment, the range and quality of residential products being offered, and the wealth of nearby commercial and recreational amenities. The proposed Project is intended to help meet the growing demand for residential lots in the Keauhou Resort area and allow for the expansion of an existing subdivision in an orderly and cost-effective manner "Being adjacent to the existing Bayview Estates at Keauhou subdivision offers the Project the advantage of being close to existing infrastructure and supportive public services The Project has also been planned with a sensitivity to the environmental and cultural considerations of the site Development of the Project to be consistent with the existing residential subdivision with a high level of site amenities will [be] complementary to the development in the area. "The roadway within the Project will be built to existing roadway standards, which include minimum-required pavement and right-of-way widths, curbs, gutters and sidewalk, and underground utilities such as water, sewer, electricity, telephone and cable television. The subdivision roadway will remain in private ownership, and there -2- is a security gate at Bayview Estates entrance. "The Project will require lot purchasers to be responsible for grading their own lots and building then own homes The design of the homes will be monitored by a homeowner's design committee to assure quality house design and construction Design guidelines and restrictive covenants will be used by the design committee as a basis for the design review and approval." 7 Supportive Information: The applicant has submitted the following in support of the request (See Exhibit A -State Land Use Boundary Amendment, Change of Zone and Special Management Area Use Permit Applications) STATE AND COUNTY PLANS 8 State Land Use Commission Designation: Agricultural District boundary amendments involving lands 15 acres or less are processed by the Planning Commission and forwarded to the County Council for final action Therefore, they do not require consideration by the Land Use Commission pursuant to Section 205-4, Hawaii Revised Statutes. 9 Hawaii State Plan Consistency: Economy, Population, Physical Environment, Land and Air Quality, Water, Facility Systems for Solid and Liquid Waste, Transportation, Socio-Cultural Advancement (Housing) objectives and policies 10. General Plan Consistency: Economic, Housing, Environmental Quality, Flood Control and Drainage, Public Utilities, Transportation, Land Use and Residential Elements' goals, policies and courses of action for North Kona 11 General Plan and LUPAG Map: The General Plan document identifies the Keauhou- Kona area as a Malor Resort Destination The General Plan Land Use Pattern Allocation Guide (LUPAG) Map designates the area for Urban Expansion and Low Density Urban Development 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 desu•able, but where the specific settlement pattern and mix of uses have not yet been determined Within areas designated for development as resorts, portions of the resort area may be mcluded in the urban expansion area The Low -3- Density Urban Development designation refers to single faintly restdenttal in character, ancillary community and public uses and convenience type commercial uses. 12 Kona Regional Plan: The Kona Regional Plan recommends a residential density of 18 amts per acre (RES-18) 13 County Zoning: Agricultural-5 acres 14 Siv1A: The subject property ~s situated wnhtn the SMA boundary The applicant has filed an Special Management Area Use Permit application concurrently with the State Land Use Boundary Amendment and Change of Zone applications DESCR_iPTION OF PROPERTY AND SLIRROUNDING AR_F.A 15 Subject Property: The subject property is trapezoidal-shaped lot which consists of approxunately 4 606 acres The subject property is currently vacant and heavily vegetated Elevations on the property range from approximately 300 feet above the mean sea level at the makat boundary to approxmately 500 feet above mean sea level, with slopes averaging from 8 to 10 percent The parcel is immediately adjacent to the proposed Bayview Estates Phase II subdivision 16 U.S.D.A. Soil Type: Soils on the property are of the Kaimu (rKED) and Aa lava flows (rLV) series The Kaunu extremely stony peat (rKED) is well rained, thin organic soil that varies from 3 to 8 inches in thickness The Kaimu (rKED) conststs of dark brown extremely stony peat over fragmented a'a. Permeabil?ty ~s rapid, runoff is slow and the erosion hazard is slight. The Aa lava flows (rLV) soil is essentially A'a lava which generally conststs of rough and broken masses of clmkery lava, with practically no soil covering. Surface water percolates readily though the rough and broken lava 17 ALISH Map: Agricultural Lands of Importance to the State of Hawaii (ALISH) has classified the sublect property as "Other Important Agricultural Land" 18 FIRM: Zone "X", areas determined to be outside the 500-year flood plain 19 Land Study Bureau: The mauka portion of the property is classified as "D" or Poor and the remaining area is classified as "E" or Very Poor -4- 20 Flora: According to the applicant's Environmental Report, the property is almost entirely covered with grass and stands of koa haole Plant species found in the area are common, mostly alien, species (1) trees such as kiawe, kukut, African tulip, Wont and monkeypod; (2) shrubs such as koa-haole, Christmas berry, klu, castor bean and Sodom apple; and (3) common herbs such as Bermuda grass, spiny ptgweed, four- ; o'clock, beggar's tick, Sacramento bur, goose grass, heliotrope, sow thistle, rattle pod, finger grass, crab grass, and sand bur. Bindweed, coccinea, and koali awaht'a represent the vine types. Of the native plant species found in the vicinity, many are weedy varieties and are able to compete in the face of disturbance or invasion of other weeds. None of the plant species are classified as rare or endangered 21 Fauua: According to the applicant's Environmental Report, faunal studies conducted in the protect vicimty have observed no resident endemic or indigenous bird species. Species observed in the area include the Japanese White-Eye, Yellow-Billed Cardinal, Zebra Dove, Common Myna, House Sparrow, and House Finch Mammals common to the area are Mongoose and feral cats and dogs No endangered species were observed. The Hawaiian Hoary Bat, a spectes listed by both the Federal and State governments as endangered, has been observed offshore in the Kona area a number of tunes but its presence has not been observed or documented in or around the protect site 22 Historic and Archaeological Resources: An archaeological inventory survey with subsurface testing report was conducted by Archaeological Consultants of the Pacific, Inc ,dated July, 2000 The inventory survey states that "Two sites of significance to the interests of historic preservation, Sites 22079 and 19651, were present on the current subtect property Stte 22079 consisted of twenty-six features. Based on investigations conducted at these features, tt is believed that they were utilized for historic and possible pre-Contact agricultural functions which ltkely continued from the pre-Contact period through the post-Contact period This site qualified to be considered significant under Criterion D (site has yielded, or is ltkely to yield, information important in prehistory or history) However, upon completion of the -5- current investigations, sufficient information was obtained such that this site is now considered "no longer significant." A portion of Site 19651 was present on the subject property One feature of this site which protrudes onto the subject property contains a historic era grave This site qualifies to be considered significant under Criterion A (site associated with events contributing to broad patterns in history), D and E (site has cultural significance) of the National Register of Historic Places criteria (refer to Table 5) Archaeological Consultants of the Pacific, Inc., recommends that a determination be made that future construction activities would have an~'adverse effect" on significant historic properties at Site 19651 under the Advisory Council Regulations, 36 CFR 800. Data Recovery and a Burial Treatment Plan is recommended for this site Recommendations were previously made for Data Recovery at Stte 19651 b~ Sweeney and Burtchard (1995)." In conclusion, the report states "Upon completion of the inventory survey, sufficient information has been obtained such that Site 22079 is now considered to be "no longer significant" and that future construction activities will have "no adverse effect" on significant properties at that site " Based on the information contained in the archaeological inventory survey, potential impacts to the historical and archaeological resources of the subject property will be mitigated by the developer according to the approved recommendations of the consulting archaeologist, in consultation with the Department of Land and Natural Resources-Historic Preservation Division 23 Visual and Recreational Resources: The property is located mauka of Ali`i Drive approxunately 1,500 feet from the shoreline and over 2,000 feet from Kuakini Highway. The project will not impact views of the shoreline from Kuakim Highway as the topography and vegetation of the property would largely screen the development from mauka to makai view While the development will be visible from the shoreline as part of the larger regional view of the Keauhou mauka lands, it will not be easily distinguishable The proposed development will not adversely impact any recreational, including access to and along the shoreline, or visual resources to the shoreline and coastal ecosystems -6- 24 Air and Noise Quality: There are no air quality monitoring stations In the West Hawaii Region The existing noise generated in the area is coming from the vehicular traffic on Ali`I Drive, Kamehameha III Road and Kuakim Highway The principal source of short-term air quality impacts associated with the construction of the proposed improvements is expected during construction, especially during grubbing and grading activities. Given the limited nature of the unprovements, no long term air and noise quality unpacts are anticipated. 25. Scenic and Open Space Resources: The proposed development will not severely interfere with the coastal view plane. The subject property is not located within an area recognized by the General Plan as an example of natural beauty. Therefore, the proposed development will not adversely impact any scenic or open space resources to the shoreline and coastal ecosystems 26. Surrounding Zoning/Land Uses: The proposed development is adjacent to the proposed Bayview Estates Phase II development, a 45- lot single faintly residential (RS-15) subdivision. It in tum is adlacent to the existing 51-lot Bayview Estates Phase I development. The proposed development would not impact the unmediate adjacent properties as lands to the north aze the 135-lot Keauhou Estates (RS-IS), 58-unit The Villas (RM-3 5) and 29-unit Hale Kehau condominiums (RM-3), and to the west are lands zoned RS-7 5, RM-1, RM-3, V-4 To the north and southwest aze lands zoned for single family residential. Land uses in the area Include the Keauhou Estates, Hillhaven Medical Care facility, golf course and condominiums across Kamehameha III Road; Keauhou Shopping Village and vacant lands PTTRT T(' FACIL.ITI AND 17'I .ITI S 27 Access: Access to the property will be provided through Bayview Estates, via Kaluna Street, which connects with Ali'i Drive and Keali'i Street Kaluna Street has a 60-foot right of way and 40-foot wide pavement Kaluna Street is a County dedicated collector road serving existing and planned development in Keauhou's mauka lands The mauai side of Kaluna Street has curb, gutter and sidewalks The mauka side has only curbs and gutters. Kaluna Street intersects with Kealii Street and Ali`i Drive Ali`i Drive has a 50 foot right-of--way with approximately 24 feet pavement. The proposed Mamalahoa Highway Bypass Road is located makai of the subject property at the tetmmus of Alit Drive in Keauhou 28 Water: Water will be made available to the project site Kamehameha Investment Corporation, the developer of the adjacent Bayvtew Estates Subdivision currently has water commitments from the County Department of Water Supply adequate to accommodate the development. However, the existing water system is privately owned and operated, using water supplied from a master meter belonging to the Department of Water Supply. In response to the Department of Water Supply's request, the applicant is now in discussion with KIC to negotiate the transfer of approximately 10 water units for the project. 29 Wastewater: The Heeia Waste Water Treatment Plant (HWWTP) which is owned by Kamehameha Investment Corporation, will service the project Wastewater disposal system will meet with requirements of the Department of Health and/or the Department of Public Works. 30 ElectricaUTelephone: Electrical service is avatlable to the property from Hawaii Electric Light Co. Inc ,and telephone service is available from GTE~Iat~iaiian~e~'~ 31 Police/Fire/Medical: Police services are provided by the County of Hawaii from its Kealakehe station and Captain Cook substation Fue protection is also provtded by the County of Hawaii from its Kailua-Kona, Keauhou and Captain Cook stations. Emergency medical and paramedical servtces are also provtded by the Hawaii Counry Fire Department. Kona Community Hospital is located at Kealakekua. 32 Other essential utilities and services aze or will be made available to the property AGENCIES' COMMENTS 33 Police Department (October 2, 2000 Memo): "Staff has reviewed the above-referenced applications and has no comments or objections to offer at this time " -a- 34 Department of Health (October 3, 2000 Memo): "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 Admimstratrve Rules, Title 11, "Underground In~ectton Control " 35 Department of Transportation, Highways Division (September 28, 2000 Memo): ' "Not applicable. " 36 Department of Public Works: (See Exhibit B -October 20, 2000 Memo and Applicant's Response Letter dated October 25, 2000) 37 Department of Water Supply: (See Exhibit C -October 3, 2000 Letter and Applicant's Response Letter dated October 18, 2000) 38 State Land Use Commission: (See Exhibit D -October 4, 2000 Memo) 39 Applicant's Response to Department of Health and Land Use Commission Comments: (See Exhibit E -October 25, 2000 Letter) A(' .N IF.4 - NO RESPONSE 40. Fire Department, Real Property Tax Office, Kona Soil and Water Conservation District, Department of Land and Natural Resources -Land, Historic Preservation and Land Management Divisions, and Department of Agriculture. P d OMMENTS 41 The Department has not received any written comments or objections from the general public or adjacent landowners on the subject applications -9- COUNTY OF HAWAII PLANNING DEPARTMENT O R I G If~fA L APPLICATION FOR STATE LAND USE BOUNDARY AMENDMENT (15 ACRES OR LESS) APPLICANT• OHIiF.BS OF PARCEL 9 AGENT FOR WHF.RS; STEVEN S.C.LIl1, CARSlIITH HALL i.i APPLICANT'S SIGNATURE• SEE ATTACHED LETTER OF AUTHORIZATION MAILING ADDRESS: .P.0. BO% 1720 R~y~q 7/r~`J EAILDA-HOPA, HI 96745 c cR~CF ~ 7 ~ TELEPHONE: (BUS) 329-6464 or 935-6644 (HOME) c~ P~NNryHgWq~~ ~-0 c J LANDOWNER: ORNERS OF PARCEL 9 c~~~C£Z2~ ~ LANDOWNER'S SIGNATURE: SEE ATTAC® LE11'ER OF AOTHORIZATIOH FOR SIGHATIIRES TAX MAP KEY: 7-8-011: 009 LAND AREA: 4-606 ACRES CURREN•P STATE LAND USE DISTRICT CLASSIFICATION; "AGRICOLTURAL" REQUESTED STATE LAND USE DISTRICT CLASSIFICATION: "URBAN" THE APPLIC HAIL-SUBMIT-TAE-FOL-LOWiNG: _ 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. EXHIBIT PA02/25/$7 \ A ~ ORIGII~~~,L 50789' CHANGE OF ZONE APPLICATION ~ COUNTY OF HAWAII w F~')'oF~? PLANNING DEPARTMENT c ~~.y~ s,90 (Type or legibly print the requested infotmation) ~Z:; ZC"' APPLICANT. of PARCEL 9 APPLICANT'S SIGNATURE SEE ATTACHED LE1TF3 OP ADTHORIZATION DATE: 13-17-2000 ADDRESS: P.o. Bo% 1720 1tAILDA BONA, HI 96745 LIST APPLICANT'S INTEREST IF NOT OWNER: LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS• sE~ A1TACI~D LEITSR of eDraoRlzArIDN PHONE.(Bus.) 329-6464 or 935-6644 (Res.) (F'yt) 329-9450 LANDOWNER(S). ottNERS of PARCEI. 9 LANDOWNER SIGNATURE(S)• sEE A1TAC® LE1TI~ifF-AnxaoRlzATION- Dp,~-8=17000 - (May be by letter) LANDOWNER(S) ADDRESS. P.O. BO% 1720 RAILIIA-1CONA, HI 96745 ItEQjJE$T•AAricultural 5-acre (A-Sa) TO Sinftle Family Residential 15 OOOs.f. (RS-15) (Exuung zoning) (Proposed Zoning) TAX MAP KEY' 7-8-011: 009 STREET ADDRESS OF PROPERTY: SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 4-606 ACRES AGENT' STE°~ S.C. LIIi, Esq. CARLS!!lITH BALL ADDRESS: P.o. BO% 1720 %AILUA-&OPIA, HI 96745 TELEPHONE (Bus) 329-6464/935-6644 (Res) (Fax) 329-9450 Please indicate to whom ortgmal correspondence and copies should be sent. ORIGINAL• STEVEN s.c. LIM, CARI.St~uTH BALICOPIES• (See Instructions on Reverse Stde) THIS CHANGE OF ZONE APPLICATION A4IJST BE ACCOMPANIED BY THE FOLLOWING: 1 A filtng fee of five hundred dollars ($500) plus twenty-five dollars ($25) per lot or unit proposed by the amendment. (Checks shall be made payable to the County Director of Finance) 2 An original and twenty (20) copies of this completed application and the appropriate Departmental Zontng Questionnau•e. 3 An original and twenty (20) copes of a Background and County Environmental Report to triclude tnformatton as listed on the attached form. Note. A County Envtronmental Report shall not be requtred for an application where an Environmental Impact Statement or Environmental Assessment has been completed and filed with the Office of Environmental Quality Control in compliance wtth HRS, Chapter 343, Environmental Impact Statements. 4 An original and twenty (20) copies of a location map 5 An ongmal and twenty (20) copies of a scale-drawn plot plan of the property showing property Imes; all eausting and proposed structures, uses and unprovements; proposed subdtvtston; and reference points such as roadways, shoreline, etc. 6. One copy of a full-stze (2' x 3') scale-drawn plot plan of Item 5 for presentation purposes. 7. A list of the names, addresses and tax map keys of all owners and lessees of record of surrounding properties who are required to receive notice. 8. A certificate of clearance from the Director of Finance that the real property taxes and all other fees relating to the subject parcel(s) have been pazd; and there are no outstanding - delinquencies. Note: A Legal description of the property in map and written form by metes and bounds as certified by a ~urvevor shall be submitted to the Planning Department, promptly, within one month of receipt of the acknowledge receipt letter for the application. This application will not be transmitted to the Planning Commission unless the metes and bounds description in map and written form have been received and processed. FORMS - 9!4!98 (f \wp60\forms\pd\zoneappl skg) ~ ~ , t.. ATTACHMENT Residential Rezoning PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, tlo you intend to subdivice 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 inteno to subdivide? 4.606 ACRES b. Into what lot sizes? APPBO%. 15,000 s.f. c. If- your request is approved; approximately how long - after the date of approval do you expect to suomit your subdivision plans to the Planning Department for preliminary approval? Il~QffiDIATELY 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 oe available for occupancy? If you intend to subdivide, please suomit a preliminary schematic subdivision plan together with your change of zone application farm. C~RIGI(`' ^,L 2. If you have no firm plans of suodividing the sub,7ect area, ao you intend ta: a. Sell or lease the iano to someone who nas firm plans? YES ' b. Sell or lease the land to someone who has tentative plans? c. Sell or lease the lan0 to someone who nas no plans? d. Keep it? e. Otner (please state) f. If you intend to do either a, b, or c, please elaaorate 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 suo~ect lana to another party. After receipt of Find Subdivision Approval by the County Planning Department, the Applicant will put the lots up for sale. The transfer to other parties will depend upon the consumation of the sales of - approved-lots:'- 3. Do you think that your request and your further plans for the land will alleviate the local Housing situation? YES How? The proposed approximately 10 lot subdivision will be annezed to the proposed Bayviev Estates Phase II subdivision and will provide additional inventory of Single Family Residential lots in the Reauhou Planned Resort Community. 4. Are tnere any buildings on the suo~ect area? NO If so, what kind? What do you intend to do with those buildings if your request is approved? 5. Is the subject land currently being used far any agricultural activitity? No If so, please list the kinds of products grown and on how many square feet or acres of lano 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? YES 8. what sort of governmental assistance and/or improvements do you feel will de needed in the subject area when developed? Yes No a. Schools % b. Roads c. Sewer % d. Drainage % e. Police Protection % -3- ORiGI[~`~L Yes No f. Fire Protection % g. Recreational Facilities % h. Public Utilities % i. Other % For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. All infrastructural improvements are available in the area, including public utilities and police and fire services. Signature: AGENT: STE S.C. IM, SQ. SlIITH BALI. Atltlress: p.o. Boa 1 20 Telephone: 329-6464 or 935-6644 Date: _4- r • SPECIAL MANAGEMENT AREA US. PERMIT PETITION l'`J ' r,~~`~ COUNTY OF HAWAII PLANNING D'cPARTMENT - PLANNING COMMISSION iTION`R: OF PARCEL 9 AGENT FOE OiTNERS: STEVEN S.C. LIIi, CARLSlQTH BALL LLP TITIONER'S SIGNATURE: SEE ATTACHED LETTER OF AOTHOBIZ:ATION ~56789j0 _TITIOhlER'S INTEREST, IF NOT OWNER: ,2"' ~~iy ADDRESS: P.O. Boz 1720 Kailas-Eons, HI 96745 j~ T=LEPHONE: 329-6464 or 935~i644~ !Yi,.'sgk ousiness Home ~ ~ OYJN:R: OF PARCEL 9 OWt~ R'S SIGNATURE: SEE ATTACHED LETTER OF AUTHOEIZATION FOR SIGAATIIEES TAX tdAP KEY: 7-8-011: 009 N:,TURE OF OEVELOPMEN7: APProzimate 10 Lot Single Family Residential Subdivision TOTAL COST/FAIR MARKET VALUE: ;1.25 Billion DATE OF 'rETITION: $-17-2000 'rte PETITIONER SHALL BE RESPONSIBLE FOR FILING TH-t FOLLOWING WITH THE GcPARTMENT: a. Fifteen (15) copies of the completed petition including the following: 1. A written description of the proposed project and a statement of objectives. 2. A written description of the anticipated impacts of the proposed project on the SMA including but not limited to: a. Description of environmental setting; b. The relationship of the proposed action to the County General Plan, Zoning and Subdivision Codes and other applicable ordinances; c. The probable impact of the proposed action on the environment; d. Any probaole adverse environmental effects which cannot be avoiaed; e. Alternatives to the proposed action; f. Mitigating measures proposed to minimize imoact; and g. Any irreversible and irretrievaole commitment of resources. 3. A written statement discussing the proposed development in relation to the objectives and policies as provided by Chapter 205A, HRS, and the Spec~zl Management Area guidelines. 4. A plot plan of the property, drawn to scale, with all proposed and existing structures and other pertinent information shown thereon. 5. Any other plans or information required by the Director. 3. In the case of a petitioner whose proposed development has been assessed, 15 copies of the Director's Determination and any information as to the areas of critical concern as delineated oy the Director. ;See I::s~=uc~ic^' .r. 3z=.:' r,i~~i~ ~ r ' ` ~ i ~ r.. snor~~ane survey when the parcel abuts the shoreline except as may be waived 'by ~,he Planning Director. ~e (1) additional 2 foot by 3 foot plot plan of the property with the 'ormation required under A.4 above, or of dimensions that may be agreed to by ~~e Director. 'I~.o Eiundra3 Lbllass ($200) filing fee t0 over publication and other administrative costs. r. ~S that his been declared adequate under the National FYrvironmental Policy Act A) of under Chapter 343, HRS, may os3stitute a valid filing under this section. :~e petitaoner is also responsible for providing written notice of the public .aa--ang to surrounding property owns and to other interested persons, at least 20 •.avs prior to the scheduled hearing. '17~e petitioner must also file hoof of :_iL•ng of the notices with the Planning Department prior to the hearing, For :,rarer information on this requirement, please refer to the procedures Attachment ;o hale 9.11.B. -2- _G~3: ORICI~~~'~,I~ Fee Owners' Letter of Authorization Tax Map Key: (3) 7-8-11:09 District of North Kons Island, County and State of Hawaii The undersigned are the authorized representative fee owners of the real property above-identified, and hereby authorize the law firm of Carlsmith Ball to apply for, execute and process any and all County, State and federal governmental permrt applications, and to pamcrpate rn proceedings related to said real property involving a State Land Use Boundary Amendment Application, a Chauge of Zone Application and a Special Management Area Use Permit. This authorization may be signed in counterparts, each of which shall be considered an original, and the counterparts shall together constitute one and the same authorization. A photostatic or facsimile copy of this executed authorization shall also be considered as effective and valid as the original. Unless sooner revoked to writing signed by the undersigned, this auth/o~rizaption~shallr~emaryin valid and in effect until June 30, 2001. ROBERT LEIGHTON H1ND,.3K,jL' / r ~ `G6 7403 Trustee of the R. L. Hind, Jr. Trust Address dated July 23, 1982 ~~v~,l 13-131,4 Ka~~..k1aN; P1.. FRANCIS WALDRON HIND, ka~ lam. _ tc-ar..~ ~ t~z 961`tg Trustee of the R. L. Hind, Jr. Trust Address dated July 23, 1982 2012192 l 037756-7 Fee Owners' Letter of Autnonzation ~ , I ~ ~.t ~ Re: Tax Map Key: (3) 7-8-11:09 PATSY H. CHIMURA, ~ .e - 67l o Trustee under that certain unrecorded Address Declaration of Trust dated December 12, 1983 C~LL.~~v ~ bG-~G2~ / 90 0 / ALICE T. ISHIDA _ 967~5'y Address ~ ~I~ ~ ~J DOROTHY H. WADA, ~ Trustee for t certain unrecorded Addres Dorothy H. Wada Revocable Trust dated August 15, 1988 ' ~ ~ i3 ~ x ~ DORIS SHINO MAS7UTOMI, /COII~C~.C-u~r l,L.' ~7(a Trustee for the Doris Yoshino Masutomi Address ~ Revocable Trust Agreement dated August 30, 1993 YUKIE OGA, as Settlor and Trustee under that certain unrecorded Revocable Address Living Trust dated July 25, 1995 2 Fee Owaers' Letter o£ : .,orization ~ ' ~ I r I Re: Tax Irtap Key: (3) 7-9-11:09 L ~ ~ L ~ I ~ ; I._ PATSY H. UCHrn4URA, _ Trustee under that certain unrecorded Address Declaration of Trust dated December 12. 1983 ALICE T. ISHIDA Address DOROTHY H. urADA, Trustee for that certain unrecorded Address Dorothy H. Wada Revocable Trust dated August 15, 1958 DORIS YOSHNO ~4ASUTOIdI, Trustee for the Doris Yoshino Masutom~ Address Revocable Trust Agreement dated August 30, 1993 ~O~d 3 YUI OGA, as Se rand Trustee ~p~r./ - 9670 ~ ttndcr that cenatn unrecorded Revocable Address Living Trust dated July 25, 1995 ?Ot]~9? I p}?7c5 7 ORIGINAL COUNTYENVIRONMENT.4L REPORT STATE LAND USE BOUNDARYAMENDMENT CHANGE OF ZONE SPECIAL MANAGEMENT AREA USE PERMIT Portion of L. C. Aw. 9702 to Pimoe at Keaubou 1", District of Nortb Kona, Hawaii TMIC: (3) 7-8-11:09 Prepared for: OWNERS OF PARCEL 9 Robert Leighton Htnd, Jr., Trustee of the R L Hmd, ]r Trust Patsy H. Uchtmura, Trustee under unrecorded Declaration of Trust Alice T Ishida Dorothy H. Wads, Trustee of the Dorothy H Wada Revocable Trust Dons Yoshino Masutomi, Trustee of the Dons Yoshmo Masutomt Yukte Oga, Trustee under unrecorded Revocable Lrvrng Trust Prepared by: Steven S.C. Ltm Carlsmith Ball 121 Waianuenue Avenue Htlo, Hawaii 96720 Telephone: (808) 935-6644 August, 2000 Table of Contents State Land Use Boundazy Amendment Application Form Change of Zone Application Form Special Management Area Application Form Letter of Authorization Residential Questionnaire 1.0 PROJECT DESCRIPTION 1 1.1 Summary of Request 1 . 1.2 Project Objectives 2 1 3 Existing Land Use .3 . 1 4 Development Program . 3 . 1 5 Development Timetable . 4 1 6 Estimated Infrastructure Costs 4 2.0 ENVIRONMENTAL CHARACTERISTICS AND ANTICIPATED IMPACTS OF THE PROPOSED ACTION 4 2 1 Physical Environment 4 2.1.1 Geology, Physiography and Climate 4 2 1.2 Soils 5 2 1 3 Flora and Fauna 6 2.1.4 Histonc and Archaeological Sites 7 2.1.5 Natural Hazards 8 2.1.6 Air and Noise Quality 10 2 1 7 Scenic and Visual Resources 11 2.2 Public Services and Engineering Requirements 11 2.2.1 Schools 11 2.2.2 Pazks and Recreation 12 2.2 3 Medical Services 12 2.2 4 Police and Fire Protection Services 13 2.2.5 Water System 13 2 2.6 Drainage . 14 2.2.7 Sewerage System 14 2.2.8 Solid Waste Disposal 15 2.2.9 Electrical, Telephone and Cable Services . 15 2.2.10 Vehicular Circulation/traffic . ] 6 3.0 CONFORMANCE WITH STATE AND COUNTY PLANS 16 3 1 Chapter 205, Hawaii Revised Statutes (HRS) - Land Use Commission 17 3 O1 Statutory Authority Concurrent Application, 15 Acres or less 17 3 2 Hawaii State Plan . 20 3.3 Chapter 343, HRS, Environmental Impact Statement Regulations ..21 L 3 4 Hawaii County General Plan 21 3.5 Kona Regional Plan . 27 3 6 County Zoning ..................28 3 7 Proposed Actions in Relation to the Objectives and Policies and Provided by Chapter 205A, HRS and the County Special Management Area Guidelines 2g 3 8 Special Management Area (SMA) Guidelines 36 4 0 ENVIRONMENTAL ASSESSMENT AND ANALYSIS 41 4 1 Relationship Between Local Short-Term Use of the Ennronment and the Maintenance and Enhancement of Long-Tenn Productivity 41 4.2 Mitigative Measures Proposed to Avoid, Mtntmize, Rectify, or Reduce Impacts ............................42 4 3 Altematrve to the Project 43 4 4 Irreversible and Irretnevable Commitments of Resources 44 r_ , , , R I ~ ? I List of Tables Table Name Page No. 1 Land Use Status 2 List of Exhibits Exhibit A: Regional Location Map Exhibit B: Tax Map Key/Land Ownership Map Exhibit C: Preliminary Subdivtsion Plan Exhibit D. Archaeological Inventory Survey Report Exhibit E: Updated Traffic Report C~RiG(i~r~iL County Environments/ Repor! Owners of Parcel 9 1.0 PROJECT DESCRIPTION 1.1 SUMMARY OF REQUEST Robert Leighton Hind, Jr., Trustee of the R L. Hind, Jr. Trust, Patsy H. Uchimura, Trustee under unrecorded Declaration of Trust, Alice T. Ishida, Dorothy H Wada, Trustee of the Dorothy H Wada Revocable Trust, Dons Yoshino Masutomi, Trustee of the Doris Yoshino Masutomi and Yukie Oga, Trustee under unrecorded Revocable Living Trust (hereinafter collectively referred to as "(Owners of Pazce19 -Applicants") are seeking a State Land Use District Boundary Amendment (SLUDBA) from Agricultural to Urban, and a Change of Zone from the current Agricultural (A-Sa) to Residential (RS-I S) for the approximately 4.606-acre pazcel located in the North Kona District, Keauhou, Hawaii The proposed SLUDBA and Change of Zone aze being requested to allow for a residential subdivision of approximately 10 single-family lots hereinafter referred to as (Project) The Project site is also located within the Counry Special Management Area (SMA) which extends from the shoreline to the azea of the histonc railway grade, located at the approximately 660-foot elevation, between the Project site and Kuakini Highway. Being situated vnthin the County SMA, a petition for an SMA Use Permit is also being requested to allow the Project The subject property is presently designated for Urban Expansion on the Land Use Pattern Allocation Guide (LUPAG) Map of the County General Plan. As such, an amendment to the County General Plan is not required for the Project. In addition, the Project site is situated in an area designated for urban use on the Kona Regional Plan and is, therefore, generally consistent with the County's long-range land use plans for the area. The subject property is located within the Keauhou Resort lands, mauka of Ali`i Drive and makai of the Kuakini Highway. The site is located adtacent to the existing 51-lot Bayview Estates at Keauhou subdivision and proposed Phase II, 45 lot subdivision development Access will be through the Bayview Estates Subdivision, which connects directly to Ali`i Drive via Kaluna Street. and to the Kuakini Highway via Kaluna Street, Keali`i Street and Kamehameha III Road The location and regional context of the Protect area are shown in Exhibit A (Regional Location Map) and Exhibit B (Tax Map Key/Land Ownership Map), and the SECTION 1 Page t ~~~r,~~' County Environmenta/Report Owners of Parcel 9 following table summanzes the land use status of the Project land. Table 1 LAND USE STATUS Tax Map Key (3) 7-8-11:09 State Land Use• Agricultural County General Plan (LUPAG) Urban Expansion Hawaii County Zoning Agricultural (A-Sa) County Special Management Area• Within the SMA 1.2 PROJECT OBJECTIVES The Keauhou Resort lands were master-planned in the 1960's and 1970's to allow for the orderly development of residential communities within a resort setting Over the years, residential sales wtthin the Keauhou Resort area have been relatively strong, due m lazge part to the well-planned resort-residential community environment, the range and quality of residential products being offered, and the wealth of neazby commercial and recreational amenities. The Project is intended to help meet the growing demand for residential lots in the Keauhou Resort azea and allow for the expansion of an existing subdtvision in an orderly and cost-effective manner. Being adjacent to the exisung Bayview Estates at Keauhou subdrv~s~on offers the Project the advantage of being close to existing infrastructure and supportive public services The Project has also been planned with a sensittvtty to the environmental and cultural considerations of the site Development of the Project to be consistent with the existing residential subdivision with a high level of site amenities will complementary to the development in the azea This County Environmental Report has been prepazed according to the requirements of Section 25-2-42 of the County Code, and has been prepared in support of the Change of Zone, State Land Use Boundary Amendment and SMA Use Permtt applications for the Project. SECTION 1 Page 2 County Environmental Repor! Owners of Parce/ 9 1.3 EXISTING LAND USE The Project site is currently vacant and heavily vegetated. It is occasionally used for grazing. The Project is adjacent to the proposed Bayview Estates Phase II, residential subdivision, to the north To the west, is a vacant pazcel and the Hale Kehau Condominium Neazby lands to the east and to the south aze vacant. Keauhou contains several hotels, multi-family and single family residential projects, two 18-hole golf courses, a commercial shopping village, along-teen health care facility, and several areas set aside for future development. The Project subdivision is consistent with the existing and proposed uses within the Keauhou Resort, and has been planned in a manner so as to complement the adjacent land uses 1.4 DEVELOPMENT PROGRAM The Project subdivision, as shown in Exhibit C, will contain approximately 10 single- family residential lots Lot sizes will range from 15,000 to approximately 24,000 sq. ft ,and access to the subdivision will be from Kaluna Street through the Bayview Estates Subdivision. The roadway within the Project will be built to existing roadway standazds, which include minimum-required pavement and nght-of--way widths, curbs, gutters and sidewalk, and underground utilities such as water, sewer, electncity, telephone and cable television. The subdivision roadway will remain in private ownership, and there is a security gate at the Bayview Estates entrance The Project will require lot purchasers to be responsible for grading their own lots and building their own homes The design of the homes will be monitored by a homeowner's design committee to assure quality house design and construction. Design guidelines and restrictive covenants will be used by the design committee as a basis for the design review and approval. In response to the existing site features and the adjoining residential development, the Prolect site would be developed in a manner that is responsive to the site chazactenstics and surrounding uses SECTION 1 Page 3 Cl r. ' ~ ~ ` I , County Environmental Report Owners olParcel 9 1.5 DEVELOPMENT TIMETABLE Subdivision plans are expected to be submmed within six months of receipt of governmental approvals (SMA Use Permit, State Land Use Boundary Amendment and Change of Zone). Construction of subdivision infrastructure would be completed within one year of final subdivision approval Based on current market conditions, the Project lots are expected to be developed and sold over an approximately five-yeaz period. 1.6 ESTIMATED INFRASTRUCTURE COSTS The estimated order of costs for infrastructure elements, which tnclude site preparation, sewer, water, drainage, and power and communication utility improvements aze estimated to be in approximately $1.25 million. 2.0 ENVIRONMENTAL CHARACTERISTICS AND ANTICIPATED IMPACTS OF THE PROPOSED ACTION 2.1 PHYSICAL ENVIRONMENT 2.1.1 Geology, Physiography, and Climate Located on the southwest slope of Hualala~ Volcano, overlooking Keauhou Bay, the Project area is situated on remnants of lava flows from Hualalai that are covered by a very thin layer of rocky, organic soil Elevations range from approximately 300 feet above mean sea level at the maka~ boundary, to approximately 500 feet above mean sea level, with slopes averaging from eight to ten percent Due to the wind-shadow effect caused by Mauna Loa and Hualiilai, words m the area aze often light and vanable, dormnated by local land-sea breezes However, Kona storms m the winter season can bring very strong winds from the south or southwest for brief periods. Average dazly temperatures range from a minimum of 61 degrees F to a maximum of 79 degrees F. Annual rainfall averages approximately 75 inches, with most falling in the summer months SECTION 2 Pape 4 ~J I L I . !!t County Environmental Report Owners o Parcel 9 2.1.2 Soils Soils in Hawaii aze commonly rated in terms of three classifications systems: (1) Detailed Land Classifications, (2) Soil Survey, and (3) Agricultural Lands of Importance to the State of Hawaii. These are discussed below. Detailed Land Classification Based on the five-level productivity rating system from the Land Study Bureau's 1967 Detailed Land Classifications, Island ofHawari (Baker et a1.1965), where A represents the highest rating and E the lowest, the soils within the Project site consist of "D" and "E" soils, which are considered mazginally suitable or unsuitable for agricultural purposes None of the subject lands aze categorized as A, or B soils, which are considered important for agricultural purposes under Hawaii Revised Statutes 205-4.5. Sail Survey Soils on the site aze identified by the Sorl Survey ojthe Island of Hawaii (USDA-SCS 1973) as Kaimu, extremely stony peat, as described below. rKED Kaimu extremely stony peat, with 6 to 20 percent slopes. This soil is generally found at lower elevations The surface layer is very dark-brown consisting of extremely stony peat approximately 3 inches thick and underlain by a`a lava. Permeability is rapid, runoff is slow, and the erosion hazard slight rLW Lava flows, pahoehoe This soil is rated "poor" as topsoil due to the rocky character, relatively thin soil depths, and moderate erosion potential. These soils are rated as poorly suited to agriculture due to their rocky character, relatively thin depths, and rapid permeability. AEricultural Lands of Importance to the State of Hawaii The Agncultural Lands of Importance to the State of Hawaii (ALISH) classification system identifies three types of agncultural lands, based on characteristics such as soil quality, growing season and moisture supply The three classifications used are prime, unique, and other rmporront lands None of the lands within the Pro3ect site are listed as "pnme" or "unique" but SECTION 2 Page 5 r ~ ~ 1 CountyEnvironmenta/Report Ownerso Parcel9 aze primarily within lands designated as "other important" agricultural lands, by the ALISH classification system. Agriculture Due to the generally poor quality of soils within the Project site, impacts to the agricultural potential for the Prolect lands aze expected to be mammal and insignificant. Whereas, the Prolect will result m a curtailment of the present limited use of the Project lands for grazing purposes, this impact rs not expected to be significant given the mazgmal quality of these lands and the extent of other, more suitable grazing lands in the region Additionally, the potential agricultural use of the Prolect land should be viewed in the context of the surrounding urban uses and the long-range land use plans for the azea, as set forth by the State, County, and property owners 2.13 Flora and Fauna Flora The property is almost entirely covered vnth grass and stands of koa haole Plant species found m the Project azea vicinity, and which ma}' occur within the Project area, are common, mostly alien, species: (1) trees such as kiaa~e, kukui, African tulip tree, nom and monkeypod, (2) shrubs such as koa-haole, Christmas bevy, klu, castor bean, and sodom apple, and (3) common herbs such as bermuda grass, spiny pigweed, four-o'clock, beggar's trck, Sacramento bur, goose grass, heliotrope, sow thistle, rattle pod, finger grass, crab grass, and sand bur Bindweed, coccinea, and koala awahi'a represent existing vine types. None of these plant species aze classified as rare or endangered Of the native species found m the vicinity or observed on the Project site, many are weedy vaneties and aze able to compete m the face of disturbance or tnvasion by other weeds. In that those plants found on site are generally alien and introduced species, with an absence of plant species classified as raze, endangered, or threatened, the overall impact on area flora ~s expected to be negligible SECTION 2 Page 6 C~ri~i~`~~L County Enviror:menta! Report Owners of Parce/ 9 Fauna Faunal studies conducted in the Project vicinity have observed no resident endemic or indigenous bird species Species observed in the Project azea vicinity include the Japanese White-Eye, Yellow-Billed Cazdinal, Zebra Dove, Common Myna, House Sparrow, and House Finch Mammals common to the azea are Mongoose and feral cats and dogs. These species are highly mobile and will have little trouble in relocating to other areas. None of the species are rare or endangered The Hawaiian Hoary Bat, a species listed by both the Federal and State governments as endangered, has been observed offshore in the Kona azea a number of times, but its presence has not been observed or documented in or azound the Project site. The Project would create a more open and urbanized habitat than presently exists. This change in the habitat may result in a decrease or increase in the numbers of different species, depending on the habitat preference of the species The number of feral cats and dogs could decrease due to the urban nature of the residential development 2.1.4 Historic and Archaeological Sites An azchaeological inventory survey with Subsurface Testing Report of the property was conducted by Archaeological Consultants of the Pacific, Inc. dated July, 2000. A copy of the inventory survey report is included as Exhibit D in this report The inventory survey states that "Two site of significance to the interests of histonc preservation, Sites 22079 and 19651, were present on the current subject property Site 22079 consisted of twenty-six features. Based upon investigations conducted at these features, it is believed that they were utilized for historic and possible pre-Contact agncultural functions which likely continued from the pre-Contact period through the post-Contact period This site qualified to be considered in significant under Cntenon D (site has yielded, or is likely to yield, information important in prehistory or history) However, upon completion of the cuirent investigations, sufficient information was obtained such that this site is now considered "no longer significant" A portion of Site 19651 was present on the sublect property One feature of this sites which protrudes onto the subject property contains a histonc era grave site This site qualifies to be considered significant under Cntenon SECTION 2 Page 7 ~,rl_ l r' County Environmental Report Owners o Paree/ 9 A (site associated with events contributing to broad patterns to history), D and E (site has cultural significance) of the National Register of Historic Places criteria (refer to Table 5). Archaeological Consultants of the Pacific, Inc. recommends that a determination be made that future construction activities would have an "adverse effect" on significant historic properties at Site 19651 under the Advisory Council Regulations, 36 CFR 800. Data Recovery and a Burial Treatment Plan is recommended for this site Recommendations were previously made for Data Recovery at Sites 19651 by Sweeny and Burtchazd (1995) Upon completion of the inventory survey, sufficient infonnat~on has been obtained such that Site 22079 is now considered to be "no longer significant" and that future construction activities wtll have "no adverse effect" on significant properties at that site." Based on the above infonnat~on, potential impacts to the historical and azchaeologual resources of the Protect area ~+nll be mitigated by the developer according to the approved recommendations of the consulting azchaeologtst, in consultation with DLNR-HPD. The Archaeological Inventory Survey with Subsurface Testing Report was submitted on July 24, 2000 to the Department of Land and Natural Resources, Historic Preservation Division for their review 2.1.5 Natural Hazards Potential natural hazazds to which the subject property could be subjected include flooding, volcanic eruptions and earthquakes. The Protect area is outside the 500-yeaz flood zone and is therefore not shown on Flood Insurance Rate Maps on file with the County Department of Public Works. Additionally, no natural drainage features aze found on site Because the land and soil aze welled drained, floods due to rainwater and surface ninoff across the property are unltkely to occur if County regulations pertairung io drainage and flood control are adhered to. Volcanic hazards in the azea have been studied in detail (Mullmeaux and Peterson 1974). The proposed Project site is located on the southwestern slope of the Hualalai Volcano The last volcanic eruption of Hualalai occurred m 1800 to 1801. Lava emerged from the northwest volcanic rift zone at about the 1,600-foot elevation (~n the vtcintty of Puh~-a-Pete cinder cone, SECTION 2 Page 8 , , Cr~~ County Environmental Report Owners of Parcel 9 dust makai of Mamalahoa H~ehway) creating the flow that entered the ocean north of Keahole Point, about 16 miles north of the Project area. The U S. Geological Survey divides the Island into zones that aze ranked from 1 through 9 based on the probability of lava coverage. The USGS Lava Flow Hazard Maps show the Project azea, as is all of the Kona area, to be within Lava Flow Hazard Zone 4, which indicates that less than 15 percent of the land in this zone has been covered with lava in the past 750 years and that there has been 5 percent lava coverage in the past 200 yeazs Although lava flows on Hualalai have typically covered large areas, historic flows have been concentrated on its western flank The historic flow closest to the Project site is the 1800-1801 flow, mentioned above. The most recent flow at Keauhou Bay, approximately 1,500 feet distant from the proposed Prolect area, is between 300 and 10,000 years old (Stems and MacDonald 1946). In addition to lava flow hazard zones, tephra hazard zones (ash fall) have also been established for Hawaii. (Mullineaux and Peterson, 1974). The Keauhou lands aze located in the Tephra Hazazd Zone 2, which indicates that tephra falls from lava fountains, should these occur, may be frequent, but thin Hazazd zones for pyroclastic surges aze not designated in the Project area. The single pyroclastic surge hazard zone on the Island suaounds the Kilauea Caldera and extends approximately 10 kilometers from its center. Hazard zones for volcanic acids are the same for hazard zones for tephra, i.e., Hazard Zone 2 (Mullineaux and Peterson, 1974). The Project azea lies outside hazazd zones for ground fracture and subsidence, but earthquakes associated with volcanic events, primazily underground magmatic movement within Hualalai, have been reported. Based on historic data, earthquakes having a Richter Scale magnitude 6 4 occur in the Project area vicinity on the average of once every 62 yeazs The impacts of lava flows on the Project site can only be mitigated with the intention of protecting life. Protection of property from lava inundation has proven to be relatively ineffective on a regional scale. Therefore, mitigation of lava flow hazazds would be limited to the provision of adequate evacuation routes and civil defense warning systems designed to provide users of the Prolect site with as much advance notice of a threatening lava flow as possible. SECTION 2 Page 9 County Environments/Report Owners otParce/ 9 In order to minimize potential damage to structures as a result of earthquakes All buildings and structures within the Protect will be designed and constructed incompliance with applicable Building Codes and Standazds. 2.1.6 Air and Noise Quality Air Quality Generally, au quality is affected by regional and local climates, together with the amotmt and type of human activity in a given location. No large, stationery sources of air pollutants and no major industries that would contribute to air pollution aze located within the Protect area vicinity. Air quality in the Project vicinity is most affected by emissions from natural and vehicular sources. The dominant factor for the past several years has been the volcanic haze (vog) from Kilauea Volcano, wlvch drifts into the Kona azea from more than fifty miles away. Another natural source of air pollution that may affect the air-quality at the site is windblown dust. Although there is little air quality monitoring data currently available for the azea, it appeazs that both State and Federal ambient air quality standazds aze currently being met, despite the persistent vog. The Protect would increase traffic in the area very slightly, although the projected level of project generated traffic at build-out is not expected to generate significant levels of air pollutants and those that are generated would be dispersed rapidly by the prevazling winds There could be short-term air quality impacts due to construction activities, especially during cleanng and grubbing operations. However, these impacts can be mitigated through utilization of best management practices such as, covenng transported matenals, water spraying, and planting of ground cover as soon as practical Noise Quality Because there is residential development adjacent to and in the vicinity of the Project azea, existing background ambient noise levels within the Project site aze similaz to levels in other more remote residential azeas of the Keauhou Resort and surzoundtng area Noise levels in SECTION 2 Page 10 , , ' r 1 County Environmental Report Owners of Parcel 9 the Prolect azea aze pnmanly influenced by the traffic on Kamehameha III Road, Kuakini Highway, and to a lesser extent Ali'i Hrghway, although these sources aze located a considerable distance (over 1200 feet) from the Prolect site. There could be short-term noise impacts due to construction activities, especially during clearing and grubbing operations. However, these impacts can be mitigated through scheduling work dunng the daytime and by ensuring that construction equipment complies with County regulations When fully developed, the Project is not expected to add significantly to current noise levels 2.1.7 Scenic and Visual Resources The Project will not impact views of the shoreline from the Kuakini Highway, the nearest State nght-of--way mauka of the Project site. The Project is located approximately 2,000 feet makai of the Kuakini Highway and approximately 1,500 feet from the shoreline. It is situated in an azea where topography and vegetation would lazgely screen the development from mauka to makai view. From the shoreline, the Project will be visible as part of a lazger regional view of the Keauhou mauka lands, but not distinguishable The Project will have no significant adverse effect on the existing scenic and visual resources of the Keauhou and Kahalu`u azeas 2.2 PUBLIC SERVICES AND ENGINEERING REQUIREMENTS 2.2.1 Schools The Project is a relatively small residential development. Based on prior lot sales at the adjacent Bayview Estates, its residents aze expected to include a lazge portion of retirees and second homeowners, therefore the number school age of children within the subdivision is expected to be small The Prolect is expected to have a minimal impact on the demand for education services in the region Schools that may be affected by the Project would include Konawaena and Kealakehe High Schools, Kealakehe and Kona Intermediate Schools and Kahakai Elementary School SECTION 2 Page 11 ~ r~` ~ ~ i I ' ' ~ i ` I, CountyEnviranmentaiReport Ownerso Parcel9 2.2.2 Parks and Recreation Existing recreational opportunities provided by the Keauhou Resort that are available to its guests, visitors, and Hawaii Island residents include golf, tennis, boating, and beach activities. Additionally, beach and shoreline access to He`eia Bay and Keauhou Bay are provided within the resort azea from Manuka Road, Ali`i Dnve, and at the Keauhou Bay Harbor. County park facilities in the azea include Pahoehoe Beach, White Sands, and Kahalu`u Beach Parks, all of which are located within a few miles of the Project site Kailua Park, located at the Old Kona Airport, consists of 14 acres and includes a gymnasium, public swimming pool, soccer and baseball playing fields, lighted play fields, tennis courts, meeting facilities, restrooms, park offices, and a bike track. State parks in the region include the Old Kona Airport Recreational Area, a 104-acre coastal park, and Kealakekua Bay State Histoncal Park, which is approximately eight miles to the north. Based on the most recent estimates, the resident population for the North Kona district is approximately 22,284 (County of Hawaii 1997 Data Book, Department of Research and Development), with approximately 138 acres in State and County parks in the Kailua to Kainalui azea 'This equates to approximately six acres of park per thousand population and exceeds the five acres of pazk per thousand population standazd established by the County for park needs. As previously noted, based on prior lot sales at the adjacent Bayview Estates, the Project residents are expected to include a lazge portion of second home buyers and retirees As such, the number of children from the subdivision seeking parks and play fields in the area is expected to be small Given the relatively small size of the Project, the socio-economic make-up of the targeted buyers and abundance of recreational resources within the Keauhou Resori and surrounding area, additional measures to minimize potential adverse impacts to park and recreational facilities in the area do not appear to be warranted. 2Z.3 Medical Services The nearest available public health facility is the State Depariment of Health's Kona Hospital at Kealakekua, which is one of five licensed hospitals operating on the Big Island The SECTION 2 Page 12 j ~ ~ ~ I~ 1 I i ' 4 County Environments/Report Owners o/'Parce! 9 community facility was established in 1975, and expanded to 1981. Presently there are 44 beds, 48 physicians, 119 RNs and LPNs, and a total of 294 employees. Specialty services offered by Kona Hospital include medical, surgical, OB/GYN, ICU, emergency room, chemotherapy, and long-term care Because of the limited size of the Project, tt is not anticipated to add significantly to the demand for emergency or daily medical care services in the Kona azea. 2.2.4 Police and Fire Protection Services The main police station for North and South Kona rs located to Captain Cook, and a substation is located in Kealakehe to serve the Kailua-Kona area. Similarly, the Hawaii County Fire Department has a station in Kailas-Kona and one in Captain Cook. The Kailua-Kona facility provides air, land, and sea rescue as well as fire and emergency medical response servtces The Captatn Cook facility provides only fire and emergency medical response servtces. Volunteer stations at Hualalai and Kona Village supplement the County facilities Additionally, the County has recently completed a fire station on a site dedicated by the applicant at an acceptable site near the Keauhou Resort (intersection of Kuaktni Highway and Pu`uloa Road.) Kona's existing police and fire protection services should adequately accommodate the slight increase in anticipated demand generated by the Project 2.2.5 Water System The Project will connect with the County's North Kona Water System, which among other areas, serves the Keauhou Resort azea. The Project rs projected to have an average daily water demand of 19,200 gallons per day (gpd) and a peak demand of 28,800 gpd. The Project currently has water commitments from the County Department of Water Supply adequate to meet the needs of the Project. These were obtained, in part, in exchange for the applicant's contribution to the County of land for a well site south of Keauhou, to Ke`ei, through the applicant's pazent company Kamehameha SchoolsBemice Pauahi Bishop Estate The County has since dug a well at the SECTION 2 Page 13 rr i L ~ l Li I h-t County Environmental Report Owners ajParce/ 9 Ke`e~ site, test pumped it and has put the well into production. Thts source will supplement extsttng sources for the South Kona Water System, which, notably, aze tied to the North Kona Water System The applicant has also developed three-water wells above Keauhou to supply future development needs to the vicinity. Tests of the wells yielded superior results. The wells have been capped and stand ready for use. 2.2.6 Drainage There are no year-round streams, major drainage ways, or other surface water features on the property. As stated previously, the area's predominant soil type is highly permeable and allows much of the rainfall to percolate into the ground, thus surface runoff is negl~gtble The Project will increase surface runoff due to the impervious surface that accompanies residential developments The runoff from road pavements, sidewalks, driveways, and roofs will be controlled by storm drams and drywells as part of a county approved stone drainage system. All Project generated runoff will be disposed of on site, so as not to impact makai properties 2.2.7 Sewerage System Keauhou's existing sewer system consists of gravity lines, force mains, pumping facilities, and a wastewater treatment plan (W WTP) neaz He`eia Bay. The Project, wluch will connect to the existing sewer system, is expected to generate an average daily flow of approximately 0.019 million gallons per day (mgd), with a peak flow of 0 027 mgd The He`eia WWTP has been expanded to a capacity of 1 8 mgd The treatment facility can be further expanded to an ultimate size of 3.6 mgd. Current usage at the WWTP is about 0.5 to 0.6 mgd which is slightly less than it was a few yeazs ago when the hotels in Keauhou were operating at higher occupancy rates The expanded WWTP, which is maintained by a pnvate utility company, is fully operational With the Project on line, the total usage at the facility would reach less than 50 percent of its expanded capacity. SECTION 2 Page 14 l~r~.l~ ~ County Environmental Report Owners o/'Parcel 9 2.2.8 Solid Waste Disposal Homes within the Project will be a source of soltd waste, which will be collected by commercial haulers and disposed of at the County landfill at Pu`uanahulu, North Kona. Solid waste would be collected and disposed in compliance with all applicable Federal, State, and County rules and regulations Because the Project will not cause a change in the manner of collection and disposal, and because there ~s ample capacity at the County landfill to accommodate the pro}ected waste generated from the Pro}ect, no adverse impacts aze expected relative to solid waste disposal 2.2.9 Electrical, Telephone, and Cable Services Electrical Power Electrical power service would be provided by Hawaii Electric Light Company (HELLO). Given the limited size of the Project development and the utility's exrsung and projected reserve capacity, the pro}ected power demands for the Pro}ect aze not anticipated to have a significant impact on the utility's ability to meet the growing demand of the azea The power lines for the proposed subdiv~s~on will connect with the existing lines in Bayview Estates They will be located underground and wall meet HELCO's design and rnstallation standards. Coordination wrath the utility's engineers well in advance of development will ensure that the prov~s~ons of electrical power are integrated with planned utility system improvements rn the area. Telephone and Cable Service Hawaiian Telephone Company provides telephone and other telecommunication services to Keauhou, and the rest of the island As with electrical demand, given the limited size of the Project development and the utility's existing and projected capacity, the projected demands for telecorrunumcat~ons services for the Pro}ect are not anticipated to have a significant impact on the utility's ability to meet demand m the area Telephone lines for the Pro}ect will be installed underground from a connection along Kaluna Street SECTION 2 Page 15 ' ~ ' ~ ~ ' ~ ~ County Environmental Report Owners of Parcel 9 2.2.10 Vehicular CirculationfTraffic The major roadways serving Keauhou resort include Kuakini Highway, Kamehameha III Road, and Ali`i Dnve. All are directly connected with roadways serving Kailua-Kona The Kuaktni Highway is a State nght-of--way. Access to the Project site is through Bayview Estates, via Kaluna Street, which connects with Ali`i Drive and Keali`i Street It is a fully improved 60-foot wide right-of--way. Based on a Traffic analysis Report for the Project (Exhibit E) the Project which is intended to be a small extension of the Bayvtew Estates, Phase II subdivision development is not expected to cause any significant impacts on traffic in the azea and additional traffic related improvements aze not recommended as part of the Project. Short-term negative impacts may occur dunng the construction of the subdivision roads and infrastructure Construction vehicles will slow azea traffic while on the public roadways No closure or rerouting of existing public traffic lanes aze anticipated. 3.0 CONFORMANCE WITH STATE AND COUNTY PLANS 3.01 STATUTORY AUTHORITY FOR SUBMITTAL OF CONCURRENT APPLICATIONS AND APPLICATIONS FOR 15 ACRES OR LESS. Chapter 25 (Zonuig Code), Article 2, Division 1, Section 25-2-9 (b)(Applications including lesser actions, concurrent applications) state that "Two or more applications involving the same building site or the same project requinng commission action may be considered concuaently, provided that the commission decision on each application shall be issued sepazately by the commission " Hawaii County Planning Commission Rule No. 13 (State Land Use Boundary Amendment), Section 13-1 (Purpose and Authority) states "This rule governs State Land Use distnct boundary amendment procedures pursuant to authority conferred by Section 205-3 1 of the Hawaii Revised Statutes and Chapter 28 of the Hawaii County Code, wfiich allow the County to amend State Land Use Distract boundaries for lands fifteen acres or less located in the State Land Use Urban, Rural, and Agncultural Districts " Section 13-8 (Consolidated Proceeding with SECTION 3 Page 16 ~ , ; County Envrronmenta/Report Owners olParce/ 9 Other Land Use Changes) states "A petition for a district boundary amendment may be submitted simultaneously with other land use changes and applicable permits for consolidated review and processing, including any hearings " 3.1 ~ CHAPTER 205, HAWAII REVISED STATUTES (HRS) -LAND USE COMMISSION Currently, the Project site is designated within the "Agriculture" District by the State of Hawaii Land Use Commission. To implement the Project, a district boundary amendment conforming to the State of Hawaii Land Use Commission Hawaii Administrative Rules, (Yule 15, Subtitle 3, Chapter 15, Subchapter 8, Section 15-15-77(d) and Hawaii County Planning Commission Rule No. 13 would need to be approved by the Hawaii County Council The applicant is submitting a State Land Use Boundary Amendment Petition for the approximately 4.606-acre Project sue, concurrent with an application for Change of Zone. The proposed boundary amendment must conform to the Commission's standards for determining Urban Distnct boundanes as contained within Section 15-15-18. The standards are addressed as follows• Standazd One (1): It (the Urban District) shall include chazactenzed by "city-like" concentrations of people, structures, streets, urban levels of services, and other related uses. Response: The Project will be a complementary extension of an existing residential subdivision. Immediately adjacent is the Bayview Estates, Phase II at Keauhou. To the north and west are the Keauhou Estates subdivision and Hale Kehau condominiums, respectively. The Project will complement the existing Bayview Estates, Phase II which is an integral component of the master-planned Keauhou Resort. These adjacent uses are °Lcity-like" in concentration and the Project would expand this general characteristic. Standazd Two (2) It (the Urban Distnct) shall take into consideration the following specific factors SECTION 3 Page 17 i County Environmental Report Owners ofParce/ 9 1. Proximity to centers of trading and employment, except where the development would generate new centers of trading and employment. Response: The Project would be integral to the trading and employment center of Keauhou Resort which includes a commercial shopping center, golf courses, residential developments, public service facilities, and two hotels. 2. Substantratron of economic feasibility by the Petitioner. Response: The adjoining property owner, Kamehameha Investment Corporation has recorded strong lot sales within the existing Bayview Estates, and preliminary market analysis indicates a continued demand for a similar product with associated amenities. As an extension of an existing subdivision, the incremental costs for the Project, to extend the necessary infrastructure are low when compared to other isolated projects of similar scale, which further substantiates the economic feasibility of the Project. 3 Proximity to basic services, such as sewers, water, sanitation, schools, parks and police and fire protection. Response: The Project would complement the existing Bayview Estates and Phase II at Keauhou and thus be an integral component of the surrounding Keauhou Resort. As such it is in close proximity to the necessary supporting infrastructure and public services. 4. Sufficient reserve areas for urban growth and appropnate locations based on a ten (10) year projection Response: The Project is located in an appropriate location for urban growth, as indicated on the County's General Plan and the Kona Regional Plan, which designate the Project area and surrounding lands as being appropriate areas for urban expansion and residential use, respectively. The Project site is contiguous to existing urban areas and is located in proximity to major transportation corridors. Furthermore, the Project is consistent with the SECTION 3 Page 18 ~ t _ , ~ ~ ~ ` _ . 4 County Environments/Report Owners ojParcel 9 master-planned Keauhou Resort area, which includes reserve areas for urban growth based oo a ten-year projection. Standazd Three (3): Lands included (within the Urban District) shall be those with satisfactory topography and drainage, and reasonably free from danger of floods, tsunamis, unstable soil conditions, and other adverse environmental effects. Response: Having an overall slope of less than ten percent, the topography of the Project area is well suited for urban development. There is no evidence of significant natural drainage features within the site and the Flood Insurance Rate Map (FIRM) indicates the entire Project area to be outside the area of the 500-year flood plain. Additionally, the U.S. Geological Survey indicates that the Project site, similar to the entire Kailua-Kona area, to be within the volcanic and seismic hazard Zone 4, indicating a relatively low exposure to volcanic and seismic hazards. Standazd Four (4). In determining urban growth for the next ten (10) yeazs or in amending the boundanes, lands contiguous with exrshng urban azeas shall be given more consideration than noncontiguous lands, and particulazly when indicated for future urban use on the County General Plan. Response: The petition area is contiguous to existing urban areas and are indicated for urban expansion development on the County General Plan and, therefore, merit more consideration than noncontiguous lands. Standazd Frve (5): It should include lands in appropriate locations for new urban concentrations and shall grve consideration to azeas of urban growth, as shown on the State and County General Plans Response: The Project is consistent with the State of Hawaii West Hawaii Regional Plan (1989) which encourages the clustering of resorts in designated resort nodes including the Kailua-Kona to Keauhou area. Additionally, the County General Plan designates the area for urban expansion. The site is also adjacent to existing urbanized parcels to the north and west. SECTION 3 Page 19 ^f?~^ ~ r ~ Corrnty Environmental Report Owners o(Parcel 9 Standard Seven (7) It shall not include lands, the urbamzation of which will contribute to scattered spot urban development, necessitating unreasonable investment to publtc infrastructure or support servtces Response: As stated in the response to Standard 4, the petition area is contiguous with the existing urban area. Infrastructure including water and utility (electrical, telephone, and cable) lines are already present in the ezisting Bayview Estates and will extend to the Phase II Project area boundary including the Project. 3.2 HAWAII STATE PLAN The Hawaii State Plan, as set forth in Chapter 226, Hawaii Revised Statutes, consists of a series of long-range, comprehensive plans, goals and policies which serve as a guide for the growth and future long-range development of the State Amendments to the Land Use District Boundary must be consistent with these plans and policies. The goals of the Hawaii State Plan and their relationship to the Project aze as follows: • Goal• A strong, viable economy chazactenzed by stability, diversity, and growth that enable the fulfillment of the needs and expectations of Hawaii's present and future generations • Goal: A desired physical environment characterized by beauty, cleanliness, quiet, stable and natural systems, and uniqueness that enhances the mental and physical well bang of the people. • Goal Physical, social and economic well being for individuals and families that nourishes a sense of community responsibility and canng of participation in family life. Response: The Project would contribute to the attainment of the three goals in that the Project would expand the availability of residential products available to Hawaii residents and would contribute to the stability, diversity and growth of the local and regional economies. More specifically, the Project would provide housing opportunities in a planned setting wherein the design, SECTION 3 Page 20 County Environmental Report Owners ofParce! 9 operation, maintenance and provisions for environmental protection can be effectively, efficiently and economically controlled; and would provide these opportunities close to existing and planned developments that activities would be within the Project area are not a nuisance to the existing nearby residential communities or other related activities. Further, by providing residential opportunities within a planned setting with nearby opportunities for employment, recreation and access to community services, the Project would encourage a sense of community responsibility and participation in family life. 3.3 CHAPTER 343, HRS, ENVIRONMENTAL IMPACT STATEMENT REGULATIONS An Environmental Impact Statement (EIS), as defined by Chapter 343, HRS and by the State Environmental Quality Commission Rules and Regulations, is not requtred for the use as none of the applicable actions delineated in Chapter 343, Section 5, HRS, apply to the Project This County Environmental Report, however, has been prepared to address the environmental and technical cons~derat~ons of the Project. 3.4 HAWAII COUNTY GENERAL PLAN The Hawaii County General Plan is the County's comprehensive land use policy for guiding long-range development on the Island of Hawaii It specifies goals, policies, and standazds of development for the most desirable land uses on the island The General Plan's associated Land Use Pattern Allocation Guide (LUPAG) Map designates the general allocation of the vanous desired land uses, such as urban, residential, recreational, agncultural, resort commercial and industrial. Keauhou is identified by the General Plan as a mayor resort to Kona and, as such, allows for bask visitor-onented development and support facilities The General Plan states that within designated resorts, portions of their land may be included m the Urban Expansion destgnation SECTION 3 Page 21 L~111 ~i i\:f"~ ~ , ' Lam. County Environmenta! Report Owners ojParce! 9 This desrgnatron allows for a mrx of high density, medium density, low density, industnal and/or open space uses for azeas where new settlements may be desirable, but where the specific settlement pattern and mrx of uses have not yet been determined. The Prolect site rs located wrthrn the Urban Expansion azea of Keauhou As a low- density residen~al use, the Project is consistent with this designation and with the overall land use policies of the County General Plan for resort development The following is a discussion of the Project's consistency with the specific goals, policies, and courses of action of the General Plan that aze relevant to the Project. Economic Goal • Provide residents with opportunities to improve them qualrty of I fe Discussion: The Project will provide short-term construction-related job opportunities. Property, income, excise and other taxes will be generated, resulting in'an increase in State and County revenues which in turn can be used to provide needed public services and facilities. Additionally, the Project will provide new housing opportunities for residents in a well planned and secure neighborhood environment. Environmental Quality Goal • Maintain and, iffeas:ble, improve the existing environmental qualrty of the tsland Discussion: The Project will not result in any significant adverse effect on the environment. Those potential short-term adverse effects on the surrounding area associated with construction activities, such as, potential noise, air quality, or drainage impacts, would be reduced or eliminated through the implementation of appropriate mitigative measures as detailed in this report. Flood Control and Drainaee Goals • Conserve scenic and natural resources SECTION 3 Page 22 ' I 1 i i ~ ~ { ~ l__ 1 , County Environments/Report Owners ojParcel 9 • Prevent damage to man-made Improvements • Reduce surface runojfand sediment runoff Poltcy • All development-generated runoff shall be drsposed of In a manner acceptable to the Department ofPubltc Works Discussion: The Project is slow-profile development that will not affect scenic view planes in the area. It is not located within any flood way or flood plain. Surface water runoff and sedimentation will be minimized by methods approved by the Department of Public ~'Vorks. A County approved erosion and sedimentation control plan will be implemented in conjunction with all grading activity. Historic Sites Goal • Protect and enhance the sties, bulldtngs and objects of significant htstorrcal and cultural Importance to Hawatr Discussion: An archaeological inventory survey of the Project site was conducted by Archaeological Consultants of the Pacific, Inc, dated July, 2000. Two sites of significance to the interests of historic preservation are present on the property. Archaeological Consultants of the Pacific, Inc. recommends that a determination be made that future construction activities would have an "adverse effect" on significant historic properties at Site 19651 under the Advisory Council Regulations, 36 CFR 800. Data Recovery and a Burial Treatment Plan is recommended for this site. Recommendations were previously made for Data Recovery at Sites 19651 by Sweeny and Burtchard (1995). Upon completion of the inventory survey, sufficient information bas been obtained such that Site 22079 is now considered to be "no longer significant" and that future construction activities will have "no adverse effect" on significant properties at that site." Based on the above SECTION 3 Page 23 County Environmental Report Owners olParcel9 information, potential impacts to the historical and archaeological resources of the Project area will be mitigated by the developer according to the approved recommendations of the consulting archaeologist, in consultation with DLNR-HPD. The Archaeological Inventory Survey with Subsurface Testing Report was submitted on July 24, 2000 to the Department of Land and Natural Resources, Historic Preservation Division for their review. The Applicant will be required to implement the DLNR State Historic Preservation Division, required mitigation measures to minimize potential impacts to these archaeological sites, including preservation, further data recovery, historical research, or protection, where appropriate. Natural Beauty Goals • Protect, preserve and enhance the quality of areas endowed wrth natural beauty, rnclud~ng the qualrty of coastal scenic resources • Protect scenic vrstas and view planes from becoming obstructed • Maxtm:ze opportunrtres for present and fzrture generatrons to appreciate and enjoy natural and scenrc beauty Discussion: Scenic view planes toward the shoreline will not be obstructed by the subdivision. The Project is located approximately 2,000 feet makai of the Kuakini Highway and will not impede the views of motorists traveling along the State right-of--way. Notably, existing topography and vegetation shield the subdivision from the highway. From the shoreline (approximately 1,500 feet distant), the Project will be visible, but indistinguishable, as part of the larger regional view of the Keauhou mauka lands. Natural Resources and Shoreline Goals • Protect and conserve the natural resources of the County of Hawarr from undue explortatron, encroachment and damage SECTION 3 Page 24 , County Environmental Report Owners ofParce/ 9 • Provide opportunities for the public to fulfill recreational, economic, and educational needs without despoiling or endangering natural resources • Protect and promote the prudent use of Hawarr's unique, fragile and significant environmental and natural resources. • Ensure that alterations to existing land forms and vegetation, except crops and construction of structures cause minimum adverse effect to water resources, and scenic and recreational amenities and minimum danger offloods, landslides, erosion, siltation, or failure rn the event of an earthquake Policies • The shoreline ojthe island ojHawarr shall be maintained for recreational, education, and/or scientific uses in a manner that is protective of resources and is of the maximum benefit to the general public • The shoreline shall be protected from the encroachment of man-made improvements and structures Discussion: The Project is located approximately 1,500 feet from the ocean and is not anticipated to have any direct adverse impact on the shoreline resources. The overall Keauhou Resort, however, does provide beneficial recreational opportunities, such as beach parks and public shoreline accesses for the general public. Housine Goals • Attain safe, sanitary and livable housing for the residents of the County of Hawarr • Maintain a housing supply which allows a variety of choice • Develop better places to live in Hawaii County by creating viable communities with decent housing and suitable Irving environments for our people Discussion: As stated previously, the Project is intended to replenish the existing inventory of residential lots in Keauhou. This will allow the market to have a continued as well as diverse supply of quality resort residential units. The SECTION 3 Page 25 _ i County Environmental Report Owners olParce/ 9 Project will be constructed in accordance with the standards and requirements of the Department of Public Works. Public Utilities Goal • To have public utility facilities which are designed to fit into their surroundings or concealed from publrc view Pohcres • A systematic program by the County, State and private interests shall identify sources of additional water supply to ensure the development of su~crent quantities of water for future needs of high growth areas • AI/ water systems shall be designed and built !o Department of Water Supply standards • Power distribution shall be placed underground when and where feasible The County shall encourage developers of new urban areas to place utilities underground • Private wastewater treatment systems shall be installed by land developers for major resort and other developments along shorelines and sensitive higher inland areas, except where connection to nearby treatment facilities rs feasible and compatible with the County's long-range plans, and in conformance with state and county requirements. Discussion: All utilities for the Project will be installed underground and constructed in accordance with State and County design standards and requirements. A private treatment system currently serves the Keauhou Resort area and has sufficient existing capacity to service the planned expansion of Bayview Estates, Phase II at Keauhou, including this Project as well as other resort projects under development. Recreation Goals • Provide a wide variety of recreational opportunities for the residents and visitors of the County • Maintain the natural beauty of recreation areas SECTION 3 Page 26 i1l~..~~~i(._;i.. County Environmental Report Owners of Parcel 9 • Provrde a drversrty of envrronments for actrve and passrve pursuits Polrcy • Publrc access to the shorelrne shall be provrded rn accordance wrth an adopted program of the County ojFlawar: Discussion: The Project does not contain recreational facilities within the subdivision. The Keauhou Resort, however, offers recreational opportunities such as golf, boating, and beach activities, that are available to its guests, visitors and Hawaii Island residents. All of the recreational facilities within Keauhou have been developed to maintain the natural beauty of the area. All new projects within the resort include, to some extent, beach or shoreline accesses for public use. Land Use Goals • To maxrmrze chorces of srngle family resrdentral lots and/or housing for resrdents of the County • To provrde srngle family resrdentral areas convenrently located to public and prrvate servrces, shopprng, other community actrvrtres and convenrent access to employment centers Discussion: The Project is one of several residential projects that will help to replenish the existing inventory of house lots in Keauhou, thus providing a continued choice of residential units in the area. The Keauhou Resort is a major visitor destination area that has been carefully planned and programmed as a quality resort and residential community consisting of public and private services, shopping centers, and community facilities. 3.5 KONA REGIONAL PLAN The goals and polrcres wrthm the Kona Regional Plan support the goals and policies listed rn the County General Plan, encouraging the attarnment of safe, sanitary and Irvable SECTION 3 Pase 27 County Environments/Report Owners o(Parcel 9 housing for the residents of the County of Hawaii The Project is in concert with the Kona Regional Plan, which designates the Project site and surrounding lands for residential uses. This is consistent with the RS-15 zoning classification being sought 3.6 COUNTY ZONING The Hawaii County Zoning Map for the North Kona District designates the Project site as Agricultural (A-Sa). A change of zone from Agncultural to Residential (RS-15) will be required to allow the development ofsingle-family residential lots with a minimum size of 15,000 sq. ft. Approval of a Change of Zone Application for the Project, supported by the County Environmental Report, will be required to allow for the Project. 3.7 PROPOSED ACTIONS IN RELATION TO THE OBJECTIVES AND POLICIES AS PROVIDED BY CHAPTER 205A-2, HRS AND THE COUNTY SPECIAL MANAGEMENT AREA (SMA) GUIDELINES The Project is located within the Special Management Area and is, therefore, subject to the SMA Rules and Regulations of the County of Hawaii. This environmental report has been prepared in support of an SMA Use Permit Petition for the Project. The following addresses the Project's relation to the objectives and policies of Chapter 205A related to Coastal Zone Management and the SMA guidelines as contained within Rule 9 of the County of Hawaii Planning Commission Rules and Regulations. Recreational Resources Ob~ectrves • Provide coastal recreational opportunities accessible to the public Policies • Improve coordrnatron and funding of coasts! recreational planning and management • Provide adequate, accessible and diverse recreational opportunities to the coastal zone management area SECTION 3 Page 28 l~ { ~ ~ ~ L. f ..y~ County Environmental Report Owners o/'Parcel 9 Discussion: The Project is more than 1,500 feet from the shoreline and is not directly tied to the recreational resources of the coastal area. The Keauhou Resort, however, is a master planned development in which recreational opportunities, such as a beach park, golf course, boat ramp and recreational pier are provided and are accessible to the public. Historic Resources Objective • Protect, preserve and, where desirable, restore those natural and man made historic and prehistoric resources rn the coastal zone management area that are significant rn Hawaiian and American history and culture Policies • Identify and analyze significant archaeological resources • Maximize information retention through preservation of remains and artifacts or salvage operations • Support stale goals for protection, restoration, interpretation and display ojhrstortc resources Discussion: An archaeological inventory survey of the Project site was conducted by Archaeological Consultants of the Pacifc, Inc, dated July, 2000. Two sites of significance to the interests of historic preservation are present on the property. Archaeological Consultants of the Pacific, Inc. recommends that a determination be made that future construction activities would have an "adverse effect" on significant historic properties at Site 19651 under the Advisory Council Regulations, 36 CFR 800. Data Recovery and a Burial Treatment Plan is recommended for this site. Recommendations were previously made for Data Recovery at Sites 19651 by Sweeny and Burtchard (1995). Upon completion of the inventory survey, sufficient information has been obtained such that Site 22079 is now considered to be "no longer significant" and that future construction activities will have "no adverse SECTION 3 Page 29 County Environmental Report Owners ojParcel 9 effect" on significant properties at that site." Based on the above information, potential impacts to the historical and archaeological resources of the Project area will be mitigated by the developer according to the approved recommendations of the consulting archaeologist, in consultation with DLNR-HPD. The Archaeological Inventory Survey with Subsurface Testing Report was submitted on July 24, 2000 to the Department of Land and Natural Resources, Historic Preservation Division for their review. The Applicant will be required to implement the DLNR State Historic Preservation Division's proper mitigation measures to minimize potential impacts to these archaeological sites, including preservation, further data recovery, historical research, or protection, where appropriate. Scenic and Oaen Soace Resources ObJectrve • Protect preserve and where desirable, restore or improve the quality of coastal scenic and open space resources Policies • Identify valued scenrc resources rn the coasta/zone management area • Ensure that new developments are compatible with them visual environment by designing and locating such developments to min:mrze the alteration of natural fond forms and existing public yews to and along the shorelrne • Preserve, maintain and, where desirable, improve and restore shorelrne open space and scenrc resources • Encourage those developments which are not coastal dependent to locate rn inland areas Discussion: The Project will not impact coastal scenic and open space resources. The Project site is located approximately 1,500 feet from the shoreline and over 2,000 feet from the Kuakini Highway, the nearest major thoroughfare, and, as such, will have little or no impact on views to and along the shoreline. Grading will involve the use of a series of terraces for khe lots which will be SECTION 3 Page 30 i County Environmental Report Owners o(Parce/ 9 planned in reference to the existing topography and designed to minimize the necessary alteration to the natural land forms. Coastal Ecosvstems Ob~e~trve • Protect valuable coastal ecosystems from drsruption and mrn:mrze adverse impacts on all coastal ecosystems Policies • Improve the technical basis for natural resource management • Preserve valuable coastal ecosystems ofsrgnificant biological or economic importance • Minimize drsruption or degradation of coastal water ecosystems by effective regulation of stream diversions, channelization, and similar land and water uses, recognizing competing water needs • Promote water quantity and quality planning and management practices which reflect the tolerance offresh water and marine ecosystems and prohibits land and water uses which violate state water quality standards Discussion: The Project is located at approximately the 300 to 500 foot elevation and is significantly inland from the coastal ecosystems of the shoreline. The Project is not anticipated to have any direct effect on groundwater or marine coastal waters. Economic Uses Objectives • Provide public or private facilities and improvements important to the State's economy:n suitable locations Policies • Concentrate in appropriate areas the location of coastal dependent development necessary to the State 's economy • Ensure that coastal dependent development such as harbors and ports, vrs:tor Industry facilities, and energy generating facilities are located, designed, and constructed to SECTION 3 Page 31 County Environmental Report Owners of Parcel 9 minimize adverse social, visual and environmental impacts in the coastal zone management area Discussion: The Project will complement the master planned resort which is visitor- oriented and coastal dependent. As a tourism destination area, it is part of the largest industry is the state and therefore important to the island's economy. Coastal Hazards Objective • Reduce hazards to Itfe and property from tsunami, storm waves, stream jlooding, erosion and subsidence Poltcres. • Develop and communicate adequate information on storm wave, tsunami, food, erosion and subsidence hazard • Ensure that developments comply with requrrements ojthe Federal Flood Insurance Program • Prevent coasta! jlood~ng from inland projects Discussion: The Project is approximately 1,500 feet from the coast, and no coastal flood ways affect the property. The Project is not subject to tsunami, ocean wave erosion, or subsidence. ManaeinE Development Objectives • Improve the development review process, communication, and public participation to the management of coastal resources and hazards. Policies • Use, implement, and enforce existing law effectively to the maximum extent possible in managing present an d future coastal zone development • Facilitate timely processing of application for development permits and resolve overlapping or conjlrctrng permit requrrements, and SECTION 3 Page 32 County Environmental Report Owners of Parce/ 9 • Communicate the potential short and long term-impacts of proposed s:gnrf:cant coastal developments early in their life-cycle and rn terms understandable to the general publrc to facilitate publrc participation rn the planning and review process Disc4ssion: The Project development involves the concurrent submittal of a State Land Use Boundary Amendment from "Agricultural" to "Urban" zone district, a Change of Zone application of the zoning from an Agricultural 5-acre to a Single Family Residential 15,000 square foot zone district, and a Special Management Area Use Permit. These concurrent applications will facilitate the timely processing of the application for the development permits. In addition, the concurrent processing of the 3 applications will allow the public to participate, view and evaluate the subdivision development from 3 different perspectives in the land use development permitting process. The concurrent processing of applications also communicates the impacts of the subdivision development in a manner which seeks to facilitate public participation in the planning and review process. In addition, the applicant is required to notify the surrounding property owners within 500 feet of the perimeter of the Property as required by the Zoning Code, Planning Commission Rule No. 13 (State Land Use District Boundary Amendment) and Planning Commission Rule No. 9 (Special Management Area) public notification requirements. The Applicant is required to serve a "First Notice" to the surrounding property owners of the subdivision at the time the 3 applications are submitted to the Planning Department and Planning Commission. The "First Notice" informs the surrounding property owners the opportunity to participate in the evaluation and review process of the Applicant's request in the 3 applications. The public partuipation process also includes the Contested Case Hearing process. As such, the public's participation begins as soon as the 3 applications for the subdivision development are submitted. The public is able to submit their comments, SECTION 3 Page 33 ~ - ~ ~ L. i a ~ 4 County Environments! Report Owners o(Parcei 9 provide information to the Planning Director, the Planning Department staff as well as having open access to the information and material contained in the 3 applications prior to the scheduling of a public hearing by the Planning Commission. While the County Planning Commission is the decision making authority on the Special Management Area Use permit Application, the County Council is the decision making authority in the review and evaluation of the Change of Zone and State Land Use Boundary amendment applications. These above referenced public forums improves the development review process, communication and public participation in the management of coastal resources and hazards. Public Partici~tion Ob~ectrve • Stimulate public awareness, education, and participation in coastal management. Policies • Maintain a public advisory body to rdenrrfy coastal management problems, and to provide policy advice and assistance to the coastal management program, • Disseminate rnformatron on coastal management issues by means of educational materials, published reports, staff contact, and public workshops for persons and organizations concerned with coastal-related issues, developments, and government acdvaties, Discussion: The County of Hawaii Planning Commission must hold public hearings on the Applicant's 31and use applications. At the public hearings, the public is free to participate in this open hearing format and to provide information to the Planning Commission prior to the Commission's decision. The Planning Commission public hearing and if required, the Contested Case Hearing Process provides the vehicle for stimulating public awareness, education of the process and the impact of the subdivision development and more importantly paricipatiou in the coastal management decision making SECTION 3 Page 34 ~ 1 ` i e-i ~~r ,.~.L County Environmental Report Owners oJParcel 9 process. The County Council who is the final authority on the State Land Use District Boundary Amendment and Change of Zone Applications also have these applications placed on their Committee and full Council Hearings where the public has an opportunity to provide comments and their input on the 2 applications to be decided on by the County Council. Beach Protection: Objectives • Protect beaches for public use and recreation Policies • Locate new structures inland from the shoreline setback to conserve open space and to minimize loss of improvements due to erosion, • Prohibit construction of private erosion structures seaward of the shoreline, except when they result rn improved aesthetic and engineering solutions to erosion at the sites and do not interfere with existing recreational and waterline activities, and • Mmrmrze the construction ofpublic erosion protection structures seaward ojthe shoreline Discussion: The Project is approximately 1,500 feet from the coast, and will not affect auy public beaches for public use and recreation. There will be no structures near the shoreline which would cause any erosion activities and or interfere with existing recreational and waterline activities. Marine Resources: Objectives • Implement the State's ocean resources management plan Policies • Exercise an overall conservation ethic, and practice stewardship rn the protection, use and development ojmarine and coastal resources, • Assure that the use and development of marine and coastal resources are ecologically and envrronmentallysnund and economically beneficial, SECTION 3 Page 35 ~ , ~ l ~ r, Corrnty Environments/Report Owners ojParce/ 9 • Coordinate the management of marrne and coastal resources and activities management to improve ejfecttveness and e~crency, • Assert and articulate the Interests of the State as a partner with federal agencies in the sound management of ocean resources within the United States exclusive economic zone; • Promote research, study, and understanding of ocean processes, marrne life, and other ocean resources in order to acquire and inventory information necessary to understand how ocean development activities relate to and impact upon ocean and coastal resources, and • Encourage research and development of new, innovative technologies for exploring, using, or protecting marrne and coastal resources Discussion: The Project is approximately 1,500 feet from the coast, and will not affect any use and development of marine and coastal resources. 3.8 SPECIAL MANAGEMENT AREA GUIDELINES The Project Is consistent with the County of Hawaii Special Management Area (SMA) guidelines pursuant to Hawaii Revised Statutes, Chapter 205-A-26, as amended Chapter 205A-26, HRS, Section l states drat "A// deve/opment in t/:especial management area shall be subject to reasonable terms and conditions set by tJre Authority in order to ensure: " (A) Adequate access, by ded~catron or other means, to pub/rcly owned or used beaches, recreation areas, and natural reserves is provided to Jhe extent consistent with sound conservation principles Discussion: The Project is approximately 1,500 feet from the coast. The Property is not connected to any coastline areas that would require access to any beaches, recreation areas and natural reserves. (B) Adequate and properly located public recreation areas and wildlife preserves are reserved SECTION 3 Page 36 1, i ~ ~ ~ County Environmental Report Owners of Parcel 9 Discussion: The Project is approximately 1,500 feet from the coast. The Property is not connected to any coastline areas that would require access to any public recreation areas or wildlife preserves. (C) Provrsrons are made for solid and liquid waste treatment, disposrtron, and management which wrll mrnrmrze adverse effects upon Specral Management Area resources Discussion: Keauhou's existing sewer system consists of gravity lines, force mains, pumping facilities, and a wastewater treatment plan (WWT'P) near He`eia Bay. The Project, which will connect to the existing sewer system, is expected to generate an average daily flow of approximately 0.019 million gallons per day (mgd), with a peak flow of 0.027 mgd. The He`eia WWTP has been expanded to a capacity of 1.8 mgd. The treatment facility can be further expanded to an ultimate size of 3.6 mgd. Current usage at the WWTP is about 0.5 to 0.6 mgd which is slightly less than it was a few years ago when the hotels in Keauhou were operating at higher occupancy rates. The expanded WWTP, which is maintained by a private utility company, is fully operational. With the subdivision on line, the total usage at the facility would reach less than 50 percent of its expanded capacity. Homes within the subdivision will be a source of solid waste, which will be collected by commercial haulers and disposed of at the County landfill at Pu`uanahulu, North Kona. Solid waste would be collected and disposed in compliance with all applicable Federal, State, and County rules and regulations. The Project will not cause a change in the manner of collection and disposal because there is ample capacity at the County landfill to accommodate the projected waste generated from the Project, as such, no adverse impacts are expected relative to solid waste disposal. (D) Alteratrons to ex:strng land forms and vegetation, except crops and constrirctron of structures shall cause mrnrmum adverse effect to water resources and scenic and SECTION 3 Page 37 l , County Environmental Report Owners oJ'Parcel 9 recreational amenities and minmum danger of floods, wind damage, storm surge, landslides, erosion, siltation, or failure in the event ojearthquake Discussion: The Project will contain only single family residences. The maximum height limit in the Single Family Residential zone district is 35 feet. The Project is approximately 1,500 feet from the coast. It is separated from the coast by existing residential, commercial, recreational open spaces and Alii Highway. It is not tied directly with the recreational resources of the coastal areas. Furthermore, the view planes to and along the shoreline towards the property will not be adversely impacted as the lands in the immediate area are developed with existing single family and multiple family residential development. The Project will also conform to the Uniform Building, Plumbing and Electrical Codes. Based on these requirements, the Project shall cause minimum or no adverse effect to water resources, and scenic and recreational amenities and minimum danger of floods, wind damage, storm surge, landslides, erosion, siltation, or failure in the event of earthquake. Chapter 205A-26, HRS, Section 2 states that ^No development shall be approved unless the Autltoriry or t/re Director hasfrrst found: " (A) The development will not have any substantial adverse environmental or ecological effect, except as such adverse effect is minimized to the extent practicable and cleazly outweighed by public health, safety, or compelling public interest. Such adverse effect shall include, but not be limited to, the potential cumulative unpact of individual developments, each one of which taken in itself might not have a substantial adverse effect and the elimination of planning options: Discussion: The Project will not have any substantial adverse environmental or ecological effect, and mitigating measures will be employed, wherever possible to reduce or lessen any adverse environmental impacts as described earlier in this environmental report. There are also compelling public interest factors that would be provided by the Project. The Project does not SECTION 3 Page 38 County Environmental Report Owners ojParcel 9 involve the potential cumulative impact of individual developments, each one of which taken in itself might not Gave a substantial adverse effect, and it does not significantly curtail other planning options; especially with regards to coastal resources. (B) r The development is consistent with the ob~ecttves and policies and Special Management Area guidelines of this chapter and any guidelines enacted by the legislature and Discussion: The Project is consistent with the public policies of the County of Hawaii, including the Hawaii County General Plan, Kona Regional Plan, and objectives and policies as provided by Chapter 205A, Hawaii Revised Statutes. The development of the Project will not interfere with any existing or planned public accesses to the shoreline. Provisions will be made in accordance with the State and County rules and regulations for solid and liquid waste treatment and disposition. Vegetation will be removed and replaced with residential landscaping that Is common to the area. Water resources, scenic and recreational resources will not be adversely impacted. (C) The development :s consistent with the General Plan, zoning and subdivision codes, and other applicable ordinances Discussion: There is adequate access from the Project to public beaches, recreation areas and natural reserves. There are adequate and properly located public recreation areas relative to the subject property. Wildlife preserves will not be affected by the Project. There are adequate provisions for solid and liquid waste treatment, disposition, and management for the Project that will minimize adverse effects upon Special Management Area resources. Alterations to existing land forms and vegetation will have no measurable effect on water resources and scenic and recreational amenities; the Project is not located in any area prone to flooding, landslides, erosion, siltation or failure in the event of an earthquake and thus, will not increase the danger or risk to human life. Erosion and siltation will be dealt with by erosion SECTION 3 Page 39 . ~ County Environmental Report Owners o/'Parcel 9 control and other mitigating measures approved by the Chief Engineer of the County of Hawaii. Adverse environmental or ecological impacts will be minimized to the extent practicable, as shown previously in this environmental report. The applicant will comply with the requirements of the Zoning and Subdivision Codes relative to the Project. The Project will comply with the County of Hawaii's Uniform Building, Plumbing and Electrical Codes. The Project is also consistent with the goals, policies and standards of the General Plan, as detailed above. Chapter 205A-26, HRS, Section 3 states that "The Authority sha/1 seek to minimize, where reasonab/e:" (A) Dredging, fllrng or otherwise altering any bay, estuary, salt marsh, aver mouth, slough, or lagoon Discussion: The Project does not involve any dredging, filling, or other alteration of any bay, estuary, salt marsh, river mouth, slough or lagoon. (B) Any development whrch would reduce the size of any beach or other area usable for publrc recreation Discussion: The Project does not involve any development that would reduce the size of any beach or other area usable for public recreation. (C) Any development whrch would reduce or impose restrictions upon publrc access to tidal and submerged lands, beaches, portions of rivers and streams within the Special Management Area and the mean high tide Irne where there rs no beach, Discussion: The Project does not involve any development that would reduce or impose restrictions upon public access to tidal and submerged lands, beaches, and portions of rivers and streams within the Special Management Area and the mean high tide line where there is no beach. (D) Any development whrch would substantially interfere with or detract from the line of sight toward the sea from the State Highway nearest the coast, and SECTION 3 Page 40 ; County Environmental Report Owners o(Parce! 9 Discussion: The Project does not involve any development that would substantially interfere with or detract from the line of sight toward the sea from the state highway nearest the coast or from other scenic areas identified in the County General Plan. (E) Any development which would adversely affect water quality, existing areas of open water free of visible structures, existing and potential fisheries and fishing grounds, wildlife habitats, or potential or existing agricultural uses of land Discussion: The Project does not involve any development that would adversely affect water quality, existing areas of open water free of visible structures, existing and potential fisheries and fishing grounds, wildlife habitats, estuarine sanctuaries, potential or existing agricultural uses of land. 4.0 ENVIRONMENTAL ASSESSMENT AND ANALYSIS 4.1 RELATIONSHIP BETWEEN LOCAL SHORT-TERM USE OF THE ENVIRONMENT AND THE MAINTENANCE AND ENHANCEMENT OF LONG-TERM PRODUCTIVITY Development of the Project site will alter the open space chazacter of the property, but based on the findings within this report, with the implementation of appropriate mitigative measures the Project will not result in any substantial short-term or long-term adverse impacts to the environment. While development of the property will remove the land from potential pasture use, the agricultural productivity of the site is relatively low and there is an abundance of other lands available in the region that aze better suited for such use Developing the property for the intended residential use will provide the benefit of enlazging the inventory of residential property to this growing area The Project will be supported by the necessary public facilities and services, and development would proceed in a manner that is in concert with the long-range State, County and commumty plans for the region Development of the Project will also result in socioeconomic benefits to the community. The construction work associated with the Project will provide short-term direct employment in SECTION 4 Page 41 County Environments/Report Owners ojParce/ 9 the construction industry Public revenues from personal and real property taxes aze expected to more than offset the cost for the minimal expansion to the need for public services necessitated as a result of the Project 4.2 MITIGATIVE MEASURES PROPOSED TO AVOID, MINIMIZE, RECTIFY, OR REDUCE IMPACTS. Two types of mitigation measures will be employed to ensure that potential adverse environmental unpacts resulting from establishment of the Project are minimized. They can be chazactenzed as generic and specific. Generic mitigation measures are standazd actions aimed at reducing or eliminating impacts and which have already been institutionalized through County, State or Federal regulations, codes, and ordinances. Mitigation measures of this type usually apply to control of temporary or short-teen construction impacts such as soil loss, noise, and air quality effects. Generic mitigation measures are standazd, accepted means appropriate for minimizing temporary or limited environmental impacts. Specific mitigation measures aze generally recommended for actions that may have residual or long-term effects, or those for which some form of monitonng or compensation for the environmental effect aze required. In terms of the Project, the specific and generic mitigation measures that aze recommended include: • limiting construction to dry periods to the extent practical • limiting construction activities to daytime hours • adherence to all Federal, State, and County environmental protection, health, safety, and construction rules and regulations • eazly construction of drainage features, where needed, such as berms • immediate stabilization of any denuded azeas through sodding or planting • application of fertilizers or biocides to landscaped azeas only during periods of low raznfall to muumize chemical runoff • covering of open vehicles carrying soils, gravel, or other particulate matter SECTION 4 Page 42 County Environments/Report Owners olParce! 9 • controlling dust by watenng exposed areas and through the use of proper stockpiling procedures • protection and preservation of archaeological and histoncal resources in accordance with appropriate State and County rules and regulations 4.3 ALTERNATIVES TO THE PROJECT An exploration and evaluation of the environmental impacts of all reasonable alternative actions, particularly those that might enhance environmental quality, avoid or reduce adverse environmental impacts, costs, and nsks, was perfotmed in order to assess options that might enhance environmental quality and cause fewer detnmental effects. A discussion of these alternatives follows No Action Alternative The "no action" altemative will result in no physical change to the property and leave it in its current agncultural use. The land will remain unaltered and unimproved This altemative will not allow the objectives of the subdivision to be achieved and would deny the public the benefits associated with the Project. There is a growing demand for residential lots for sale in the Keauhou resort area and under the "no action" altemative the additional lots that would be provided through the Project will not be available. No source of income will be brought to the owner and consequently no increase in government revenues from higher property taxes will be realized Alternative Use The current zoning for the property is Agriculture (A-Sa). The Project site, based on its isolation, limited size and soil chazactenstics is, notably, not well suited for agricultural use As described eazlier, soil studies indicate that commercial agnculture on the Project site would not be economically feasible. Also, any other use of the Project site than the subdivision, would not be compatible with the with the Keauhou Resort Master Plan The Project site is located in an azea that will be complementary to the Keauhou Resort that has long been master planned for residential SECTION 4 Paae 43 County Environmental Reporl Owners o(Parcef 9 development The Project site is already bounded on two sides by ex~snng residential developments In addition, vacant land adloming the pazcel is also designated for residential uses by the Hawan County Plan and the Kona Regional Plan Finally, leaving the Project area for agncultural use would deny the public the benefits associated with the Project. Alternative Locations There aze no other vacant or non-committed sites to Keauhou that have the favorable site chazactenstics for residenUa] development as the Project. The Project is adjacent to the proposed Bayv~ew Estates, Phase II at Keauhou, and as such, would complement an existing development pattern m the area. Infrastructure to serve the property is already to place to the Project azea boundary. 4.4 IRREVERSIBLE AND IRRETRIEVABLE COMMITMENTS OF RESOURCES The Project would result m the irreversible and ~rretnevable commitment of certain natural and fiscal resources. Major resource commitments include the land on which the Project is located and on which the homes and roadways would be constructed, as well as the private funds, construction matenals and manpower. They also include the energy, water resources, and other utility resources that will be committed to development of the Project. Existing vegetation will be removed from the Project azea and partially replaced with typical landscape plants. The impacts of using these resources should be weighed against the expected socioeconomic benefits to be denved from the Project and the consequences of taking no action or adopting another, less beneficial use of the property. 5.0 AGENCIES CONTACTED Coun • Plamung Department • Department of Public Works • Department of W ater Supply • Fire Department SECTION 5 Page 44 County Environnrenta/Report Owners o Parce/ 9 State • Department of Land and Natural Resources, Land Management Dn•ision • DLNR, State Histonc Preservation Division • Department of Health - SECTION 5 Pape 45 m o ~ ~ } y n oa e ~ t~i~ ~ J: ep Oe~°d ~ £1 ~ ~ F bs- ~ O m e~ O o ~o ~ v e C e e ~ ~ m 7 A u ~ e ' 7e e ~ . n ~a Py d ~ n ~ _ / a e ..rr e ~ ~ ~ ~7 ~ ~ °e - ~ ~ •t R ° ~ F-' w ~ ° c p e. ~ C1~P ~ _'i O I ~o . . m ~ w-7 < III . 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T i ^ AiH ut { { ~f r~ f 333: ~ { a a ~3g 9E 3, E° ~ -',o :9Re ~ y i v S 9 ia~ a ion u.7 YF ,a aaai a cc 4{ A a - ° "s : 9 A Q ~ y U w S i 9 g{ r s~ T ~ ~ ~ ~ ° e 9A AD l~ t_a 7~ c ~s,'r 9 ~y A~NG G° a bpi F ~I ~ a ~ o~ ~i ie ~ Y { ' ~ { E m b { ~i - e• S'! s E~ = s` 00 I \ ~ I i5i2iE"-"eCFEC 4En" a" F ee ? 2:2__ a oc scoo {j +M siif sea sessa ssFFFa a'Bss b gal s 5 a S'aa i ll, eeaeeeae eeeae • • e a ~y iya Ci'..s- ~"p YY.~ ~ l~PP p =i ~ i -5 i-Pii -s`~~ I V ~a:a-eB-~Cet .a t -Y Y Y Y i Yas ae z a s:;s~-~..a,.pf n+:+z "''-Cai f"Ci: pf-E sL;iaq l - • a s e5 e¢ - s _ e r~ ap NY tBY~ ii MBf ia~gC¦ ~ e0 Y` ~~itl CatC• ez6eYY~ E v1 , q i d. "t ~ 3333 ;r, ~e~'~i ~ p~~, < S ~ ( ~1 6 II P e ~ ~ ~r4 i ~ ~ ~ a~' ~ ~ ~i ~ ` ~ I i { ill, j. i ~ . NTU a TING p ' ; AT T RTH N~ AI'I ~ a o ~f ^ ~~,~~i~ y ~ ~~j a Ili o t ~ Ilj ill I ~ i n Wis. D f I ~ 1~ I I II a Fr• Prepared t e m, Esq." E; i , all P.O.'Box 686 • ` Hilo, Hawaii 9b7Z1 a • i • ~~~,rgpared by: Archaeological Consultanffs• ' a Michelle Elmore, B.A., . , a = Joseph Kennedy, M.A. e, " 59-624 'Pupultea Road . ~ ' ~ ta.,\ ~c:' -1„~ iC1L 11L`S~.t9`w ~ SWW//~.++ 3 ~aeevH uErNEOV :.h. a ` ^ a~. «.z• . ~ ~ M h. ~ ~ ~ "s.:x s .c:^ `'Q°€~~~`: «x~,Aa;., n- ,.:e„a~~; ~ .'.aF ~'?E i a < ~ a R' Abstract Archaeological investigations were conduced at TMK: 7-8-11:9, locazed in Keauhou, Hawu`i Island. The purpose of these investigations was to determine if significant historic properties etrst within the projec limtu and, if present, properly document and evaluate those sites. Investigations took the form of a 100°,6 surface survey of the sub~ec property az well az total of five manually excavated shovel tests and one cross-section of a feature. Two sites were documented during the cwrent investigations. An agricultural complex, Site 50-10-37- 22079, comprised of twenty six features including mounds, modified outcrops and a stone alignment, was recorded on the subjec property. Two enclosures, Features 1 and 7 of Site 19651, originally recorded by Jones e< al. (1993:23), partially protruded onto fhe sub~ec parcel. Feature 7 of tfus site consists of a historic period grave site, however no graves were identified within the boundaries of the subjec properly. The following report presents the results of historic badtground research for the Keauhou area along with the findings of the current investigations. Bued upon the resulu of the curent investigation, Archaeological Consultanu of the Paafic, Inc., recommends that a determination be made that future construction activities would have an "adverse effec" on significant historic properties at Site 19651 under the Advisory Counal Regulation, 36 CFR 800. Site 19651 his been determined co be significant to the interests of historic preservation. This srze his been found to be signifiant under criterion "A," "D" and "E." Site 22079 is also significant under criterion "D," however, following the atrrent investigations, this site waz determined to be "no longer significant." Data Recovery investigations and the preparation of a Burial Treatment Plan are recommended for Site 19651. i Contents Abstratt i Tables iii Plates iii Introduaron 1 Environmental Setting 3 I-Lstoric Bacltground 6 Methodology 15 Findings 17 Disausion 28 Evaluations of Site Sigtnficance and Recommendanons 29 Conclusion 31 Bibliognphy 32 Illustrations Figure 1: Projett Location on a Map of Hawai`i 2 Figure 2: Locaton of the Subject Property on a U.S.G.S. Topograpkvc Map 4 Figure 3: Location of the Subjett Property on a TMK Map 5 Figure 4: Site and Feature Location Map (Parcel 9) 19 Figure 5: Plan Map of Feature 220792 20 Figure 6: Top Plan of Feature 22079:7 23 Figure 7: Top Plan of Feature 22079:12 24 ii Tables Table 1: Summary of Features 18 Table 2: Summary of Shovel Test Units at Site 22079 26 Table 3: Artifact Accession Lst 27 Table 4: Invertebrate Mazine Faunal Mazerials 27 Table 5: Summary of Site Significance Evaluations 30 Plates Plaze 1: Photograph of Feature 220792 21 Plate 2: Photograph of Feature 22079:7 21 iii An Archaeological Inventory Survey with Subsurface Testing Report for a Property Located at TMK: 7-8-11: 9 in Keauhou 1~ Ahupua`a, North Kona District, Island of Hawaii Introduction At the request of Steven S.C. Lim of Carlsmith Ball, Archaeological Consultanu of the Paafic, Inc. (ACP) has conduced an Inventory Survey with subsurface testing for a property owned by the Hind Family ec al.. The subject property, TMK: 7-8-11: 9, is located m Keauhou Ahupua'a, North Kona Dutric, Island of Hawaii (see Figure 1). The purpose of these archaeological investigations was to perform the tasks and meet the requirements specified by the National Histonc Preservation Ac (NHPA) and the Department of Land and Natural Resources, Staze Historic Preservation Division (DLNR- SHPD). The investigazions would allow for the evaluation of the significance of historic resources located on the properly including their eligibility for inclusion in the National Register of I-Iistoric Places. These invesrigations also allow for the making of recommendations concerning the rmngauon of the impac of future construction activities upon significant historic resources. Inventory Survry investigations have documented the presence of two sites: Sites 22079 and 19651. Recommendations have been made for Data Recovery at Srce 19651. The presence of human burials at Site 19651 will requee the preparation of a Burial Treatment Plan for that site. 1 Figure 1: Project Location on a Map of Hawaii oQ a ~W~ ~ Upolu Pamt x~w North Kohala South Kohala ~ /North ~ / Htlo ~ ~ t ' FLb North Kona ~ % ~ t~ South Htlo B°y \ / \ ' Project Location _ _ ` ~ I ~ ~ ~ ~ Kumukelu Puna South ~t ~..i' Kona ~ Kau ~ HAWAII o s to zo 30 Scale ~ IrLles xa l..e N 4 b Present Disvra Boundaries Arc Depicted Bayvtew TMK 7-8-1 l 9 After Spriggs and Tanaka 1988 2 Envirorunental Setting The subject property consists of one parcel, TIvII~: 7-8-11:9. This parcel is located m the aixrpra`a of Keauhou, North Kona District, Island of Hawaii (see Figure 2). Parcel 9 is located at geographic grid coordinates 155° 57' 30"W by 19° 34' 10"N and U'IM coordinates 189600mE by 2166600mN. The elevation of the subject property a between 320 and 420 feet AMSL (above mean sea level). Distance from the ocean ranges from approximately 900-1100 meters (m). The subject property has a total land area of 4.7 acres and is bordered on the north by Bayview Estates, undeveloped land to the east and south, and by Hale Kehau subdivision to the west (see Figure 3). Lying on the southwestern slope of Hualalai, the topography consists of undulating lava formations of varyutg ages. No streams or sprurgs are present in this area. Vegetation on the subject properly consists of scattered stands of hale km (Leraera g!~). Ground cover consisu of a variety of exotic grasses mcluding Califorma grass (Bradaana muau) and elephant grass (Pamrsmon piapweon) az well az Lantana (Lmumra cAnaiz) and air plants (Br~opbjdGan poar~on). Located in a dry leeward climate, rainfall on the property averages between 30-40 inches per year (Armstrong 1973). Sato et al. (1973) describe the soils on the subject property az rKED, Kaimu extremely storry peat. These soils are desoibed az consisting of "very dark brown extremely storry peat about 3 inches chick underlam by fragmental Act lava" (Sato et al. 1973:22). However, the cwrent invesugations found the soils on the subject differed from the descriptions of Sato e< al.. The soils were found to consist of deeper deposition above fragmented a`a than noted by Sato et al.. Soil compostrion consisted of one layer of dark brown silt loam. 3 Figure 2: Location of the Subject Property on a U.S.G.S. Topographic Map ~.~f - t~'.-.;ice 1~.~1 ~ yY~E:. \ 1 ` 7~. ( .SIIbJCCt PIOpCltyY~'" - - ~ 1 'r"~£. 'GWi Coin:: t~t . L 1 _ .,,6 ice,. :r ~ s 1~. \`\\i4 _ ~ C i;; # r. l • - to ? t~s•°a°~~~ ~ w,'1r _ - ` \ O -i ~s y•:~v Q it s \ / l " - -K~aufialae'Pai~,,G'~~ r f .1~~ _ ~ t { ~ " t\ Keaunou Go.,st 'f ' - - Golf Course / - ~ / , ,J i r :~~`/J ~ ~ _ L5- ~+'JS,Le B@t'd~W ar~lor5 j ~ a S~ ' -Kuai~riui.P,•t ~ - ~ / ~ l l~ ~ o loom _ ~,£,l 1(I _ 1 ; a•' f 1. ~ , Baw~ew TMK 7-8-11 9 Source U.$.G.S 7 5 Minute Senes ('T'opographic) Kealakekua tZuadranple 1982 4 Figure 3: Location of the Subject Pro erty on a TMK Map 11 N °-~-a ll li O SOrn + .Yoin ~i haw+ilN N+VlsfT MJ Cerµ I I II B P B~ahnp Gat~te • I 1 pJ'Jt-~ Narry H~ania C's1~fe ^=/S If If b 11 t..~AW. • I ~azss: , `a` Keauhou Trall~\\ II 1{ li I II N - t v ~ ~ 7~ J.~g! ~ sue- Subject Property t I ~ ,L.Kind~ a ~ ,f.?p,4c I3 ~ W w G. ~ l,.G.Aw. ~~27 ~ li 0702 ~"d6~/~ 1j1 `B \a\ C>nj'!Yu a Yrua~ 'Gi, { J >~e ~ A/s to u \ - N 9 n u ~ pt£ KENaV PHASE I \46:1 ; d II 11 Ko'oka q~ Trall ~ ~Y ~ Bayvlew 'I'MK 7-8-11 9 source Dept of Taxation, Tax Maps Branch 1936 Historic Back~ound Keauhou 1`, like other ahupr+aa in the Kona Distract, is a strip of land which runs west to east from the Kona coast up the southwestern slope of Mt Hualalai. It is flanked on the north by Kahalu`u Ahupua'a and on the south by Keauhou 2"d Ahupua'a. The name Keauhou literally translazes to "new era" or "new current" (Pukui, Elbert and Mookim 197,4). The ahujxra`a of Keauhou 1` and 2"' were apparently once a single a~sra'a, as suggested by a number of kulevra awards which are bisected bythe boundary between Keauhou 1` and 2"a (Btrrtchard 1996). Keauhou 1` Ahupua`a encompasses a portion of Keauhou Bay, He`eia Bay and a long strip of land e:ttending up the slope of Hualalai. Following is a summary of land use, previous archaeology and settlement pattems in Kona with speafic references to Keauhou 1` Ahupua`a. A comprehensive review of the histonc background of Keauhou is presented ui Volume I of Burtchard's (1996) !'opulatrcn~crl Lmrd-usewr dxKawlau Cozst, 7beMauka Lmrd hrtaifiry Sunny, KeaJxu, Nort{i Kr.?ra, Hauxu i Islmrl In this work, Burtchard oresenu a land- use sequence for the Hawauan Islands based upon patterns previous}y discussed by others such as Tomonari-Tuggle (1985) and Kirch (1985). Terminology in th,s report is based upon the temporal pattern outlined by Burtchard: Colonization AD 300-600 Eazly Expansion AD 600-1100 Laze Expansion AD 1100-1400 Intensification AD 1400-1600 Competition AD 1600-1778 Historical Consolidazion AD 1778-1820 Middle Historical Periods AD 1820-1993 Differences m amounts of rainfall and age of soil sedimenu have caused variability in the productivity potential for agriculture in Kona. "The more weathered flows support relatively intensive agncultural use; the productivity of which vanes largely as a function of available moisture (i.e., elevation)" (BurtChard 1996:20). This is a factor of which both the pre~ontact and post-Contact inhabitanu took advantage. Placement of Qops wu designed to make use of conditions necessary for individual planu. As a result, "Feature distnbuuon is patterned across the landscape, with highest densities occumng m upper elevation areas [of the Kona Field System] of more highly weathered lava flows where rainfall and soil development maY~~*+~~es local agricultural productinty" (bid 1996:in~. 6 Iced Use The earliest settlement of the dry Kona distract occurred dururg whaz rs referred to by Burtchard as the Early Expansion Period, from AD 600-1100. However, land use would be minunal, or even nonexistent, in locations in Kona such as Keauhou during thaz tune, as more significant population centers were looted on the windward side of Hawaii, where lit4oral resources were present in combination with rich, well wazered inland resources. A slight inQease in population occurred in Kona during the Late Expansion Period, from AD 1100-1400. This is reflected by a small number of radiocarbon dates in locations near K.eauhou such as a lava tube site near Kahalu u Bay (Bice 7702), a terrace and platform at Site 15424 in Keopu 2"' Ahupua`a (Body et al. 1999) and at a site recorded by Schilt containing a platform and terraces in Lanihau 2"'~ Ahupua`a (Site D8-22) (Burtrhard 1996:33). Significant expansion into Kona of the pre-Western contact population goes back to the rune of the Kona Cluef `Elio-kai-malino, a contemporary of Liloa, one of the famous nilers of the Hawai i Island dynastic line. Lloa's rule was inherited by `Umi-a-Liloa, who deaded to transfer his court from Waipi`o to Kona °where the climate was warm." From `Umi's dynastic line would eventually emerge Kamehameha the Greaz. 'Umi is important to the history of land use in Hawaii because he is traditionally assoaated with active farming and fishing in Waipi o and Kona. 'Umi-a-Lloa had two prinapal occupations which he undertook to do with hrs own hands: they were farming wd fishing. He bolt large taro patches in Wupio, and he u71ed the sol in all places where he resided, and when in Kona that wu his great occupation: he was noted as a husbandman king (Fomwder 1917:v.4, 230). `Umi is said to have been born about 1450 (Fornander 1985:313) and would have been active in the Kona distritt in the laze 15's and early 16`h centuries. Others, through genealogical tune frames, have placed 'Umi's reign approximazely one century lazer (Gordy 1999). 'Umi was familiar with traditional wet taro farming in valleys, L1te Waipi`o, wluch had a perennial stream that could be tapped for irrigation. Unlike Waipi`o, the North Kona District, which 'Umi chose as his residence, had no river or stream. The Kona gardens are, therefore, significant in that it shows Hawauan adaptation to dry taro farming, in which `Urm could have experimented (Kamakau 1961:52). From these early days of agncultural experimentation would ultimately evolve a tradition of distintt marks-ma~Ca land use zones in the Kona Drstritt. From descriptions of the mule-zone cultivation of gardens on the marks-malm slope behind Kalua and Kealakekua, Newman (1970) constructed a four zone land use model, now commonly known as the Kona Field System (State Srte 6601). This model described four cultivation zones from the dry, coastal grasslands (ku/a) to the wet, high forest (`ama`ze). Newman describes sophisticated traditional Hawauan horticulture, or gardening practices, and in his study of this rystem, estimated the cultivated land as approxunately five miles wide 7 from coast to lower mountain slope, and eighteen miles long, extending from the Kealakekua area to the back of Kailua. The northern edge of this field "back of Kailua" extending u far north as Moeanuoa and Lanihau. ...the whole Kona System, u well designed to take advantage of the western Hawaii ISland environment The Onrnr~non m~r~mn.5 Che lvailable sunlight and exposure to penodic nin showers. The alignment would have made the apps susceptible to high veloary trade winds were it not for the protection of Mauro Loa. Onshore winds are generally light so physical damage or excessive plant evapomnspuanon would not have been a auaal factor m field alignment (Newman 1970:56-59). The °Gaddens of Kona" (Kelly 1983), of which Keauhou 1° Ahupua`a is an integral part, consisted of four planting zones adapted to the elevation, preapitauon, and ecology of the rrrawka~nakar slope. Hawaiians had local terms for these four zones, accorduig to the predominant plant communities in each zone, named: kola, kalu`ulu, `apa`a and `arm&. Briefly, Newman characterized the four cultivation zones u follows: Zone 1: kola the lowest zone, above the coastal fringe where most houses were built, was defined as plain, field, open country, or pasture; planted m grass (used for thatch), sweet potatoes, sugar cane, and trrn~ke grown in very rocky areas. It was located between 200 and 500 feet above mean sea level (AMSL). Annual rainfall averaged 20-40 inches. Zone 2: kalu`ulu abroad belt of breadfruit ('ulu) forest systematically planted above the kola zone and separating the laser from the upland or apz`a gardens. Between the breadfruit trees were planted sweet potatoes andwauke. Iu elevation is between 500 and 1000 feet AMSL Annual rainfall averaged 40-55 inches. Zone 3: `apa`a the dryland taro zone, between 1000 and 2500 feet AMSL, enjoying annual rainfall of between 55 to 80 inches, more than that of the dry kola and kaGs`ulu zones on the lower slopes. Zone 4: `ama`ze named after the endetruc Hawauan fern ivnau, (Sacffena sp.) at the edge of the natural forest, elevation averaging 2000 to 3000 feet AMSL, with preapitation of between 80 to 100 inches. Here no breadfnuit is grown, but plenty of plantains and bananas. As a part of the Kona Field System, Keauhou 1° concazns all the elements of the traditional mauka~nrakar land-use zones: kola, kaluidu, 'apzir and iamu. The subject property falls within the dry kola zone, characterized by Schilt as being located from sea level to 500 feet AMSL. In this area, drought tolerant crops such as sweet potatoes, gourd and waste (Browssor~a papynfera) were cultivated during the prehistoric penod (Schilt 1984). A number of sites recorded in Keauhou, including four lava tubes and one activity area near a platform, dated to the period of Intensification, AD 1400-1600 (Bunchard 1996). Lava tubes on volcanic slopes are not unusual in Kona. In the vicuury "back of Kailua" wac Laniakea Cave, which William Ellis entered with lus Hawauan guides "byway of a 'small apemire' and followed the lava rube cave in a seaward direction for about 1200 feet. There they found a brackish pool into wlvch their guides immediately lunged for a swim. The pool was estimated to be about 50 or 60 feet below the surface of the ground" (Ellis in Kelly 1983:12). Laniakea Cave was used as a refuge with iu entrance within a heavily walled enclosure. Lava tubes were important not only as possible temporary habitation and/or refuge, but u natural reservoirs of preaous wazer in the uplands. Ellis reponed that when his helpers dug a well and failed to find fresh water near Laniakea Cave, lus fresh water supply had to be procured "on the mountauiside, from depressions in the lava or from lava tubes" (Bishop 1916:14-15). Given the unporrance of caves as potential refuge sites u well as rainwater collectors, they may be regarded as "value-added features" for agricultural and habitation purposes in traditional land use, such as Sites 5060 and 15424 (Brady et al. 1999). During the Competition Period, AD 1600-1778, populations and consequent land use increased in Kona, produang a strain from which rivalries for power ensued. settlement during this late cndinonal period appears to have dcveloped to iu maxunum «ten[. Residences, particularly at Kahalu'u, were bw7t on an eclectic foundwon of caves, terraces, and platforms. At Kahalu'u, such residences were primarily inland of the bay, the peninsiila south of the bay, vnth its extensive in- shore reefs and brackish or fresh weer ponds, wu the site of the more elaborate chiefly residences andlzimr. Fiabitanon probably exsended southward along the tout co Keauhou and He'aa Bays. Other residences were scattered among the agricultural fields, which covered the upland slopes to the far nvubsforest-lands. The extent of residences and fields was liriuted only by the barren «panses of as hva thn segregated the Kona slopes into productive and non-productive strips. $peually consuuaed refuges were integrated into residential areas, iti preparation for the provocations of warring chiefs, u conquest warfare became a significant mechanism for redistributing resources (fomonari-Tuggle m Burtchard 1996.37-38). Indeed, archaeological investigations m Keauhou Ahupua`a have documented extensive utilization of the inland slopes above Keauhou Bay for agriculture during this period. This production "probably provided primarily agricultural support for the primary population centers at Keauhou, He'eia and Kahalu u" (ibid 1996:38). A dramatic paradigm shift ensued following western contact in 1778, with the introduction of technological advances, diseases and scout plants. A period of Historical Consolidation followed in the years 1778-1819, as the archipelago came under the rule of Kamehameha I, in pan due to the technological advances of weaponry A number of al: i were born m Keauhou and Kahalu`u during this tune: 9 Among them were Kuakim (born 1791; governor of the island of Hawau from 1820 to 1844), NLnam Kekauluohi (born 1794; premier of Hawau from 1839 to 1845), and Kaulteaouli (born 1813 or 1814; Kamehameha IIn. Keopuolani, the "sacred" wife of Kamehameha and mother of KauikeaouL, resided az Keauhou somenlrle between 1789 and 1795 (Kamakau m Burtchsu'd 1996). It was also during rlvs time that one of the longest and best preserved holxa slides was constructed (Site 1669) in Keauhou. This holua slide, Ku holuu o Kmerka (alternatively referred to az 1'f~ uo Kaara-lab) was constructed by Kamehameha I for his son Kaudtraouli (Soe~iren in Burtchard 1996}. A significant event in the course of Hawaiian history occurred in Keauhou after the death of Kamehameha I. In December of 1819, Ke-kua-o-ka-lam and hu supporters of the traditional kapu system were defeated in the Battle of Kuamo o by the consntuenu of Kamehameha II. Numerous fallen wamors are boned ac this site. The battle symbolizes the end not only of the "traditional order," but also "effectively ended organized resistance to the emerging politid and economic order, an order oriented coward e~cpanding Euroamerican trade and enforced through western arms" (ibid 1996:41). Despite the introduaron of diseases by the westerners, population and land use remained elevated. A number of residential feazures in the Crain Lmrds ofKemEtu have been dated to thu period through radiocarbon testing (bid 1996). As exotic speaes were muoduced m the first fifryyears following Contact, additional crops were grown in the kola zone, including cabbage, melons, omons, oranges and tobacco (Schilt 1984). Inter in the his[onc penod (1825-1850), beans, coffee, tom, cotton, pineapple, Irish potatoes, and pumpkin were grown az well in the kola zone (Schilt 1984:6). International trade waz established through the whaling and sandalwood industries. Burtclia[d notes that of pazticular significance in Keauhou was the collection and trade of sandalwood and quotes Tomonari-Tugglr. new pressures replaced the old, as forage trade became a new source of demands [on commoners]. Mackuicosh wrote m 1838 that Keauhou Bay "which affords a comfortable and safe anchorage, is resoned to byvessels for cargoes of firewood, sandal wood and other commodities of produce" (1838.2)... • Sandalwood collection ako became an integral part of local economic arnviues. The trade began in the 1810's, but was tightly controlled by Kamehameha A[ur lus death, however, it was taken up by other chiefs who, by the mid-1820's, had plunged the nation into debt by drawing credit agoras[ fume collection of the wood It wu sod m 1827 cleat a "general scarary for provisions seems to prevail cltroughout this island The people have had stilt a fever here for getting sandalwood thaz I think this maybe considered the cause" (Ely Ms., m Kelly and Barrere 1980.??) 10 Residential and ntual land use remained prunarrly centered along the coast, however upland habitation waz also noted by early observers, such az William Ellis (Tomonari-Tuggle in Burtchard 1996): The mlcnonanes who came in the 1820's provide a gbmpse of Lfe in the area. Wiliam Ellis passed along the coastline in 1823, and counted 610 houses and 19 lxrme between Keauhou and Ka'awaloa. At Keauhou itself, there were 135 houses; about 150 people came co see Ellis and his companions (1969.120-121). E11is also desrnbed a banal area at Keauhou: "a space surrounded by high stone walls, appeanng much like as anaent Fame or temple" (1969:360). Dunng hu tour, Ellis remadced on a mile-wade stretch of as lava over which a stepping stone trait connected the villages of Kahalu'u and Keauhou. Residences were also scattered in the uplands... (E1Ls 1969:121). New land use began by the 1840's following the introduction cattle to the elands. Ranching of the kola lands spawned numerous features still visible today: that of the cattle walls, most notably the Gnat Wall of Kuakini {Site 6302), stretching from Kailua to Keauhou, constructed to prevent cattle from wandenng into coastal residential locations. In the aftermath of the Great Mahele of 1848, when foreigners began co acquire and cultivate land commeraally, a dramatic change in land use followed drastically changing the face of traditional Hawaian agriculture in Kona. In general, social historians have noted the following: (1) thaz the sandalwood trade had a duruprive unpact on the Kona population and agricultural labor pool; people moved out or died from introduced diseases; the Kona population appears to have reduced by nearly half between the years 1824 and 1835, from about 20,000 to about 11,000 (Sclult 1984:24); (2) thaz the shift to commeraal crops such az coffee and sugar forced Hawaiian fanners to abandon traditional horticulture, (3) that, in post-stazehood years, commertaal agriculture and ranching began to yield to urbaniution, az farm lands were converted into residential subdivisions, tourist hotels, warehouses, and business offices; and finally (4) that the introduction of exotic plant and ariirtial species transformed the face of the land. A short lived business venture resuhed in the construction (1901-1908) of the monumental West Hawaii Railroad (Site 7241). The railroad served to link an eleven mile span from Kailua Mill (through Keauhou 1` Ahupua a) to Keopuka for the transportation of sugar. Relririants of this railroad aze still present today. Dry-laid stone construttion of the railroad berm reaches heights in some locations of 15 meter (Burtchard 1996). By the twentieth century, the traditional four-zone land use pattern was gone. "The charaaenstic land use m the proles area today is predorn~~=ntly pasture land for cattle. ...grazing on the kola began az early az the 1840's, and by the middle to late 1800's, the transition from cultivation to ranching had been completed" (Kelly in Schilt 1984:14). The current land use of Keauhou 1" Ahupua`a is prunarily reQeational and residential. Golf courses, hotels, condomuvums and emerging subdivisions sprawl over the landscape. 11 The general consensus of historians, archaeologists and political suentisu is that major changes occurred in the tradinonal Hawaiian land use pattern from the tune of contact. There has been a fundamental uans+uon over two centuries from subsistrnee to commeraal land use involving ranching and export crops (e.g. sandalwood and coffee) and more recently res<denual subdivisions and resort development. Furthermore, there is agreement that these changes began to intensify after the Greu Mahele when land ownership was opened to non-Hawauans and agriculturrl productivity was linked to thr forces of international commerce and trade. LCA Research During the Great Mahele of 1848 the entire ahupua`a of Keauhou 1` was awarded to Viaona Kamamalu (LCA 7713) with the eeception of a number of apnra awarded to individual makes anm+a. Numerous kuler+a clauns were made in the ahtpta a, and fifty LCA's were awarded. Land use for these LCA's was summarized by Tomonan-Tuggle Residences were prunarily along the tout, generally occumng az stone wall- enclosed house-lou coma'"'gig up to five houses Within house-lou were a vuiety of garden plans, uirluding kou, laala, hwx, PaPaYa+ lard P~+ Pineapples, non, coconut trees, and "some flowers for beaunficauoa." At Keauhou Bay, houselou are located prm+artly oa the promontory between Keauhou wad He'eia Bays... There were at least four trails m Kahalu'u and Keauhou 1 which led to the upland culuvauon areas. Upland agriculture occurred primarily between 1000 to 1700 ft above sea level.... Only in Keauhou 1 do agricultural parcels extend all the way to the coast. This occurs m a smp of shallow gullies wichroell-dawned, thin organic soils ovalymg an 'a'ct base . (+n Burtchard 1996 The subject property contained one Land Commission Award, LCA 9702. This and other nearby LCA's have been reviewed hry Sweeney and Burtchard (1995). LCA 9702 was awarded to Pimce. Native Register indicated the land use waz for three sweet potato malr, (garden, plantation or cultivated field). Previous Archaeology This section reviews the previous archaeological work conducted in the vianiry of the subject property, while the following section summarizes the settlement patterns and expected finds for the area based upon those findings. Numerous investigations have been conduced in the ahupua `a of Keauhou 1" az well az in the surrounding areas. Foray-six envies for archaeological reports in Keauhou Ahupua'a are listed in Spriggs and Tanaka's 1988 publication Nd Nlea 7m+ I Ka Wd Kuh+,6~: ,M ~lnnotatcd B+GGograplry of Hmvauan Ardainlog~. Investigations prior to 1985 were reviewed in detail by Tomonan-Tuggle (1985), 12 and therefore will only be summanzed m this report. Burtchard (1996) ~+mmar[yed additional works from 1985-1996. Stokes (1906), Remecke (1929-1930), Emory (1932 and 1971), Kekahuna and Kelsey (1952 and 1956) and Krrch (1973) conduced the earliest surveys ui the area. Numerous studies have been conduced wrthur the past twenty-five years due to intensrficanon of development in the Keauhou area. Burtchard (1996) ~+mm~n_SS these findings: pro~etts had reported over 500 archaeological sites spanning a broad temporal and arnvrty range m the resort area landscape. As acpetted, residential features tend to be concentrated along the tout. Further uiland, Tomonan-Tuggle (1985.39) notes that residential rrm~,nc are "scattered and isoltted, dough of[en assoc[azed month enuartces to lava tube caves (Allen 1983)." Caves, banal features, haau, and ocher miscellaneous saes such as walls, trails, roads, pe[roglyphs, caut[s, and animal pens are also mentioned by Tomonan-Tuggle (1985:37.47). in addition to these, are the National Register Hofrra Slide and the West Hawai i Railroad Berm... and the massive Kuamo'o Battle Banal Ground.. Sweeney and Burtchard (1995:10) quote Jones et al. (1993.8) who further elaborates on the archaeolog[cal findings in Keauhou: In Keauhou, surveys conduced in coastal areas between 0-30 m (0-100 ft.) AMSL identified numerotis srtes representing permarrenc setdemenu, but also a srgndicant number of shelters, enclosures, and rave features suggesring temporuy occnpauon in wnjuncnon with agncvkure (Connolly 1979; Hammat 1980; and Walker and Haan 1989). Projects between 30-152 m (100-500 ft) AMSL identified over 150 saes vnd only a few of these described u pem~ar[ent habrtwon, whrle 54 percent were temporary habrtazion usouated with agncvlture. Ac lent nine truls Lnk these coastal and upland saes (Allen 1984, Connolly 1974; FiatrL**+~+* and Shideler 1984•, Pearson and Ladefoged 1990; Rosendahl 1979; and Shun 1984}. C+f particular note are a few studies m the area adjacent to the sublett property. An archaeological reconnarssance survey was conduced on the Frasier Parcel, which naghbors the current sublett property to the east and south, by Aki Sinoto Consulting Qones e< al. 1993). Inventory survry investigations were lazer conduced on the Frazier properly by IARII in 1994 (Sweenry and Burtchard 1995). During these two phases of investigation, four archaeological srtes were documented. These included a portion of Srte 14652, a network of lrrstorical stone walls, and the Keauhou Trail (Srce 15243). A srte consisting of eleven features including walls, mounds and modified outcrops (Site 19650) was recorded on the upper portion of the parcel A srte contauvng eight features including large enclosures, terraces and modified outcrops (Sae 19651) was recorded on the lower portion of the property. Two of these features contain possible grave sites, one of which (Feature 7) extends partly onto the current sublet property, The findings on the Frazier Parcel "mainly reflett early hrstonc penod (ca 1798-1860) small-scale agnctrltural activity; however subsurface testing has not mvahdated the possible presence of a late pre-contatt penod component m the area" (~brd 1995:rii). 13 Dunng the preliminary plannutg by Kamehameha Investment Corporation (KIC) in the early 1990's for the Cram lmrds of KgaJ:aa, a cultural resource utventory survey wu conduced by IARII. Tlus survey covered an 800 acre tract of land on the slopes above Keauhou Bay. The results of tlus survry are presented in Pop~la;icn aryl Lases useaa dice KeaJxu Cant, 71x Mauka Land hnvurny Sunry, Kemhou, Nord Kma, Hauru i ls/arrl(2 volumes)(Burtchard 1996). Volume I of tha report provides a detailed overvrear of the lustoric bacltground and settlement patterns in Keauhou. The current subject property Les just outride the Keauhou Mauka Land Project Area. Settlement Patterns and Expected Finds Based upon the above review of the previous archaeology, LCA information and observations of early nsrton to the area, the pre-Contact settlement patterns in Keauhou 1° Ahupua`a and the expected finds on the subject property may be summarized. Earliest settlement may have occurred from AD 600-1100. Settlement would have most Lkely centered along the coast or in the more well watered uplands. Whr7e population during this time was certainly limited or even none~cistent, a dramatic increase in density occurred thereafter. The apes of population numbers occurred during the reign of , Kamehameha I, afrer which began a decLne due to the introduction of disease. Settlement continued primarily along the coast, though increased upland habitation ensued upon the intensification of agriculrutal use of those lands. Scattered temporary shelters related to agncultural activities were present. Lava tubes were also used for temporary or permanent habitation due to the advantage of the refuge potential of the rube. Habitation within and outside of lava rubes in usoaation with agricultural locitions have been well doctunented, such u with Sites 15424 and 5060 in Keopu (Brady, Kennedy and Moore 1999) and Sites 15180, 15195, and 15240 in Keauhou (Burtchard 1996). Expected fords for the subject property, TMK: 7-8-11: 9, could include both residential and agricultural features. The property is locazed within the kola zone of the Kona Field system, and hu a great Lltelihood of containing agriculture-related features, such u stone mounds, modified outcrops, temces and low walls. The morphology of these features may vary due to localizxd expressions of the Kona Field Sysum. Temporary and permanent habitation features may also be present, such as platforms, C-shapes, pavements, enclosures and temces. Stone walls and trails have been noted in previous archaeological srudies conduced nearby (Sweenry and Burtchard 1995; Burtchard 1996) and mayalso be present on the current subject property. Typically, cultural remains could include midden deposiu, petroglyphs, traditional artifatts such u fishing gear, and historic debris. It is possible that human burials could be present in areas related to human habitation. Lava rubes utilized for temporary or permanent habitation and/or burial purposes may also be present. 14 Information obtauted from archival research urdreazed that LCA 9702 on the subject property was utilized for agrintltural purposes at the tune of the Great Mahele. Native ftegrster indicated that LCA 9702 was cultivated as a sweet potato mda Agricultural features relating to the production of sweet potato may be present on the subjec property. It is indicated on a TMK trap (see Figure 3) chat the Ko`oka Trail partially traverses the sub~ec property. This trail was reported as extant by Sweeney and Burtchard (1995) and Burtchard (1996) Vestiges of this trail may still east on the subject properly. Methodology The current archaeological investigation was conducted from May 10'h through 17'h, 2000. All fieldwork was conduced under the direction of the Pnnapal Investigazor, Joseph Kennedy, M.A.. MaryAnne B. Maigret, M.A. and Mrrhelle Elmore, BA. conduced the fieldwork. A pedestrian survey wu utilized to systematically investigaze the subjec property. The purpose of the pedestrian survey was to identify significant historic properties on the ground surface. The pedestrian survry wu conducted by havurg the two person crew sweep the pazcels on foot using traztsects spaced approxrmazely 5 meters (m) apart All features identified dururg the pedestrian survry were mazked with blue flagging cape containing a temporuy feature number. Visibility was somewhat poor on the subject property due to overgrown grass and weeds. Through this procedure, a 100% surface survry of the subjec property was completed. The locations of sites and features across the subjec property were mapped with compass and tape and deprced on a map of the property created by ACP. Site and feature locations were subsequently plotted onto the map for presentazion in this report In addition, features considered significant historic properties thu were test accavazed were sketched using a compass and tape at a scale that would allow for the depiction of structures rn the appropriate detail. Subsurface investigations included a total of five manually excavated shovel tests and one cross-section of a feature. The results of these controlled investigations would provide information that would allow for the evaluation of potential sites. The purpose of conducing subsurface excavations was to detemune if cultural deposits were present and to examine the stratigraphy. Shovel tests measured 30 x 30cm or greater and wore excavazed by natural layers. Each unit was excavated to bedrock or as deep as possible contingent upon encountering large unmovable rocks. Soil and stones were removed by trowel and shovel and were sifted through cone-quarter arch mesh screen m order to collect cultural materials. 15 All cultural materials recovered from the excavation tests were collected with the exception of items usoaated with burials. Soil samples were collected from each strarigraphic layer and a profile wu drawn of at least one face of each unrt. All shovel test locazions were mapped using a compus and measuring tape and plotted on a map of the property drawn to scale. Photographs were taken of features with represencaave photographs presenud m this document. Laboratory analyses included a range of diagnostic endeavors and were conducted according to standard saenrific and archaeological methods and recorded on standardized analysis forms. Descriptions were made of soils according to USDA standards of composition and color. Cultural materials were sorted by type, weighed, measured and presented by provenience by ACP personnel. All mazerials collected during test excavations will be bagged and labeled appropriately, placed in labeled and inventoried boxed, and curated at the ACP offices located az 59-624 Pupukea Road, Hale`iwa, Hawaii. This report provides complete descriptions of the invesrigauons undertaken including written accounu and placement of the features and test unru on plans dawn to scale. Also included are the results of all laboratory analyses described above. The methodology aided in the production of an accurate and detailed report along with a detemvnauon of site srgnificance u well u the impact of future construction endeavors. 16 Findings Two sites were identified during the current investrgations, including Site 22079 and a portion of Site 19651. Site 22079 contained an agncultural complex. Features 1 and 7 of Site 19651, originally recorded by Jones e< aL (1993), consisted of two enclosures including a grove site (Feature 7). Subsurface investigations were conduced az Site 22079. Descriptions of'the sites identified during the current investigations follow below. Individual feature descnpuons are also included. Refs to Table 1 for a summary of features. The results of all subsurface testing follow the site descriptions. Sfte Descriptions Site 12079 (Temporary Site T2) Site 22079 consisted of an agncultunl complex locoed on Parcel 9 (see Figure 4). The complex was comprised of twenty-six features, including mounds, modified outcrops and a stone alignment. A pomon of the Ko`oka Trail once followed along the northern boundary of Parcel 9, and cut into the northwest corner of the parcel (Sweenry and Burtchard 1995) (see Figure 3). No rerr>n'~*~ of this trail were identified during the current investigations. The neighboring parcel to the north has been graded for the construction of houses, destroying arty vestiges of the trail, and no remnanu were extant on the subject property. Feature Descriptions Features 22079:1, 3, 6,10,11,13,14,15,16,17,18, 19, 22, 23, 24 and 25, Mounds: Numerous stone mounds were present on Parcel 9 (see Figure 4 for all feature locations). These mounds varied in size and constmctron. The majority of the mounds were consuuced in a manner which consisted of very low piles flanking a sloping ground surface. Sizes of the mounds ranged from round to oval to elongated lengths, with mounds as small as 0.5 x 3m to one as large as 7 x 7m. Feature 22079:2, Modified Outcrop: A modified outcrop with facing was located toward the makm end of Parce19 (see Figures 4 and 5). The outcrop was flanked by modifications on the east and west sides. The feature measured 4 x 10.5m and stood 180anAGL at its maximum height. Facing was present on the south stile of the feature, 1.6m in length, standing 120anAGL (see Plate 1). A lm wide area (Cross Section 1) along 17 O ~ O N ~ ~ ~ ~ N Y Q N w VVU ~ ~ ~ a E ~ Ca7 ~ a .a o x d E o ~Yi ' ~ ~ ~ Y „dy ~N. M Y ~ j V%1 e~1 Y1 ~ V~1 w E n v E o E K E x k °n x E E r x 'E^ K X n x k pE~ E K 'E^ `E^ E % k it ~ % ~ N O N X k ~ n k N N k Y1 Y1 % /t i~ ~ 1f M N fpe N1 ~ N N r ~p N N 1~ N N r1 ® e~f N wl N r1 ~ r r1 V1 ry e~1 y Y C ~ O w c wee<a<a«aaaaa«aeda«aa«ax~ o Y ~ ~v E 'o ~u o 0 o E E o 0 0 0 0 0 N 0 o u v t a e o>>> o~ a 5 u. o~~ 5g 0 0 0~ 0 0 0~ 0 0 0~ 0 0 0~'',,~~QQ++,~ o ~0+ 0~ ~ [~L {rJ~n.7~~.~.~~tz1 [il ,~,~.~.~n.~.~.~.~~LN~i.~~ vEi G~ Y 7 u O LL ^L' N ~ ~F V1 ~O h a0 O~ O N_ M ~f 1n ~O 1~ e0 O~ O N fV ~ n e0 N N N N N N C~ ~ (L W LL W {3. LL. W W tL W W (i L4 k. W W W fL W LL 64 (L (Ny W G1. LI. G V F IY.. Y r N Nl Q Vf ~D 1~ W O~ ~ r wN. r19 ~ . N N N N N N N ~ .a O~ C~ T O~ O~ O~ T T O~ O~ C. T T C~ T O~ T O~ O~ O~ O. T O~ P C~ T ~ o 0 0 0 0 0 0 0 0 0 0 o a o 0 0 0 0 0 0 0 0 0 0 0 o u Y~ N N N N N N N N N N N N N N N N N N N N N N N N N N ~ C {7y z' N N N N N N N N N N N N N N N N N N N N N N N N N N _ ~ 'C 'C ba0 C7 h+ N ~ O N N ~ Q ~ 18 Figure 4: Site and Feature Location Map (Parcel 9) N 0 SOm • ~ i i • ~ Srte 19631 • • • Feature 1 ~eaturc 23 • Fwurc 22 • • ' Future 21 Approxrtnate Boundary Feature 26 Fe:ure 19 of Srte 22079 Feahue 16 • Feature 17 1Furure•I S Future 18 , • • ~ti' , Feaarie 20 Property Boundary 'Feature I• ~ Apptnxlmate Boundary ri€ • Fe 9 ~ of Srte 19651 j"' Future 23 '`~y • ' I Futu a 10 ~l { ' • • V ' I • FeeWrc 9 FesWrc 7' ' Feaw•re 13 • • • • ~ ` ' Feature 11 • t • • Femrc 3 Furore 3• Feature 24 I r ' • • Feature 1 • Future 4 Sae 19631 ` Feature 2 ' Feature 7 • • • ~ ' ~ . ~ Funrrc 6 • ~ ~ Bayvrew TMK 7-8-11 9 Archaeological Consultants of the Pacific, Inc 2000 19 Figure 5: Plan Map of Feature 22079:2 KEY . Stone f, Exposed Bedrock [20] cm AGL • [lso~ 0 ~ O lzo ~ f ~b Cross Section 1 MN 0 2m i Bayv~ew 7'MK. 7-8-11 9 Archaeological Consultants of the Pac~fic,lnc 2000 20 ~ ~ 11 1' 11 1 ~ 1 ' 1 z , Mai l^t ~ _ r - a ~ < _ . - 'y~n~` [ \ F ~ - ' ; tJ ~ :r}°_ i~ '1G - . F4' - a t. - s_ ~ •t _ ~ -a, y - ~ _ _ . t. _ • 1 1 1' 1 1 1 1 ~ ~ ~ ~ ~ ~_,~r_ e4 :.3a~' ~ -I~s ~c s'3"F Sr:. ~ A~2. - „ 't- f1 '.r if. r rile r.J ff. 1 w ~ ~ 71ti~~~T~ ~ e •t 3, ~ 1' _Z ~ 1 1 F C (f' r :'y Y> {.f ~ Z Y i 1 iy ~ ~ a t ~ 3 , ~ 1 ~ r - f, t ~ - y~v ~4s , r jz~ ~ ~ f ~~r~ l~ S I ,'y 1 .`t Sit` rr<'. 3 l_: c ~ 3 S.ti ? ij~ a 1'r 1~ 1.1 ~ l . ~ ; ~ ~,k t (j Y 1 ( 15.,4 4 5' ~ Y_ _ 1 r. 1 •r rl ~ 1 1 111 the facng was dismantled to invesugaze the potential of a sealed lava cube entrance. An approximately 70rnr wide area of stone fill was found to directly abut outcropping bedrock. No lava tube entrance was encountered. Feature 22079:4, Stone Alignmrnt: A linear stone feature was locazed towards the nrakar end of the parcel. This feature was constructed of stacked rock and measured 2 x 45m and stood only 20-30anAGL Features 22079:5, 8, 9, 20, 21 and 26, Modified OutQOps: A number of natural stone outcroppings on Parcel 9 were modified. These features ranged in siu from 2.2 x 5m to 10 x 30m. Modifications were generally minor, consisting of loosely stacked unsorted stone. One of these features (Feature 22079:8) contained an opln shell (not collected) on the ground surface. Feature 22079:7, Mound: A large scone mound with a terraced component was encounured near the southern edge of the parcel (see Figure 6 and Plaze 2). The mound was stacked along a steep slope az the edge of a gully. A 4 x 4m stone temce was present along the south end of the feature, and contained facing on two sides, standing 55ctnAGL A 1 x l lm bench was present aQOSS the seater of the mound Two shovel tests (STl and ST2) were «ravazed u this feature. One volcanic glass flake was rewvered doting excavation. Feature 22079:12, Modred Outcop: An extensively modified outaop was locazed towards the tenor of the partrl (see Figure 7). The modifiations were prrsrnt az the lower end of a sloping ridge wish outcropping stone. Modifiations consisted of mounded stone, small cobble concentrations piled on bedrock, and an arching alignment Fragmenu of cowrie shell were present on the ground surface in a sloping soil area. Three shovel tests (ST3, ST4 and ST5) were «cavated at this feature. More shell fragments were encountered during these investigations. 22 Figure 6• Top Plan of Feature 22079.7 0 2m I I A4J [55] i I,EYEI Terrace Steep Slope ~ . STI ' S7'Z I.EVE] `VO~ ISOI Bench 7 Steep Slope KEY Stone fl Exposed Bedrock [20] cm AGL Bayview TMK 7-5-11 9 Archaeological Consultants of the Pacific, Inc 2000 23 Ftgure 7: Top Plan of Feature 22079:12 0 Bm I i J ~Soi Mri ~ • i ~ + 1 • e~ 1~? ' ~ ~ Td'~~~\ l..r awl ~ Tip ,Lwd Sa~ Lme Cobble Fill 0 local Sal SS~ ~ lone Cabbk Fill 9~ KEY ® Stone f~ Exposed Bedrock (zo] cm AGL Faced Section Bayview TMK 7-8-I 1 9 Archaeological Consultants of the Pacific, Inc 2000 24 Site 19651 A portion of Site 19651, including Features 1 and 7 (originally recorded in Jones et al. 1993), protruded into Parcel 9 (see Figure 4). Both features consisted of stone walled enclosures. Feature Descriptions Feature 1, Large Enclosure: A large trapezoidal scone walled enclosure protruded onto the south edge of Parcel 9. The feature enclosed an area of 1500 square meters. The stone walls were construtted in a btfaced core filled style, with meazuremenu averaging 1.Sm in height and 60an in width Qones et al. m Sweeney and Burtchard 1995). More detailed documentation of this feature haz been made by Jones et al. (1993) and Sweeney and Burtchard (1995). Two collapsed wood frame structures were observed within the enclosure (ouuide the boundaries of the crtrrent subject property), though thry were not documented previously. Due to the presence of these structures, this feature has been detertnured co have functioned for habitation purposes. Feature 7, Small Enclosure: A portion of a stone walled enclosure extended into the southwestern portion of Parcel 9. The strutture measures roughly 9 by 9m. A stone plufotm is present within the enclosure containing two oval depressions (outside Parcel 9). Large plumeria trees stand nearby. Sweenry and Burtchard (1995:16) recorded informant testunorty by a previous resident of the Frazier property who proposed "thaz the area waz an early 1900s grave site" (ibid 1995:35). More detailed documentation of this feature haz been made by Jones e< al. (1993) and Sweenry and Burtchard (1995). Subsequent to the current investigation, this feature waz further investigated by AQ' in order to confirm the presence of burials at clus feature. Two historic burials were identified within the oval depressions in the stone platform wlvch lies outside the current subject property. The res<tlts of these investigations wt71 be presented in a separate report (Kennedy et al., in prep.). 25 Testing Results Five shovel tests and one cross settion wen: e+ccavazed az Site 22079. Three of the tests were positive. Culrural mazenals consisted of volcanic glass and cowrie shell. Table 2 below ~+rnmari~s the results of these tests. No subsurface testing was conducted at Site 19651 during the alnrent invesngations. Table 2: Summary of Shovel Test Units at Site 22079 Test Unst Feature Strap by Cultural Matessals STS (30 x JO®) 22079 7 0-30~ very stony compact dark brown alt bam NA ST2 (J0 a 40~) 22079 7 0-lOcm very rocky dark btvwn silt loam one vdc"^,^ Bats 10-25~ stone fill flake (0.10cmbs) ST3 (30 x 30~) 22079 12 0.30cm loose dark brown srh loam NA ST4 (JO : 30am) 22079.12 0-24tm rocky desk brvwa sr7t loam Gsame shill STS (JO a J0~) 22079.12 0-26~ mrky dark brvwa sr7c loam Gnvne shill Goss Section 1 : 100tm 22079:2 0.180cm stone fll NA (Refs- m Tal$s 3 and 4 forrmre ebmkdr~om~mvi rd~rg rooJma3 mamvlcJ Soils One layer of soil was present on the subject properly. Layer I consisted of dark brown (lOYR 3/3) storey silt loam. Thickness of this lryer ranged from 10 to >30an1 In the majority of the subsurface investigations, Layer I rested atop decaying `a'ct, and occuionally above perhaelax. Cultural Materials A small amount of culrutal maerials were present on the subject property. One volcanic glus flake wu recovered from ST2 (Feature 22079, mound). A total of 6.0 grams of Cypraex sp. shell wu present at Feature 22079:12 (modified outcrop) on the ground surface u well u in ST4 and STS. A Ce7mla sp. shell (not collected) was observed on the ground surface of Feature 22079:8, modified outcrop. Refer to Tables 3 and 4 for more details relating co the culrural matenals collected dunng the current investigations. 26 .a ~ z $ a y. F6- o 0 ~ 0 ~ F o U y ~3 H ~ }C ~~r^ 'r h ~ ~a - ~ c V 61 ~ 4J u ~ u N v ~1 ~ ~ N ~ N N N y N c~/] \ N N u ~ ~ N .way ~ L1 ~L/yyyll m C ~ ~ S ~ N N1 e'1 N ~ ~ A ~ ~ ~ 7 ..0 N a o ~ ~ - N ~ L F u ~ ~ w y O y 2/ Discussion The two sites identified on the subjett property provide an interesting look into the histoncal badtground and land use in the kWla zone of Keauhou. While apre-Corsact component could not be verified, n is clear that the land was extensively utilized during the posaContaa period. Land was utdized for both habitation and agriculture. This supports the supposition thaz populanorss were locaud not only m villages along the coastline, but also in ueas wluch were utilized for the cultivation of crops. However, agricultural lands were also likely utilized by individuals residing in separate locations, such as in villages along the coastline. A network of trails m Keauhou would allow for travel to and from these culuvazed aeeas. Site 22079 An agricultural comple.~t, Site ?2079, was located on the subject property. LCA research revealed thaz the land was cultivated in sweet potazo during the time of the Great Mahele. No mention was made of the land being utilized for a house lot. A small amount of shell midden was found on the ground surface (Features 22079.8 and 12) and in shovel cesu (ST4 and ST5 at Feature 22079:12), however, the amounu were too small to constinrte a determination of habitation. Ic is likely that crops other than sweet potato were grown on Parcel 9. Volcanic glass was identified during shovel testing (Feature 22079:7, ST2). This material may have been utilized for the stripping of •uracke. The earliest time of use of this size is unknown. It is certainly possible thaz different crops were grown az different times. Numerous features of the s¢e consisted of low mounds of unsorted stone flanlurtg sloping areas. The funcvon of these features cs not clear. While they may have been utrlized for growutg medium or stone clearing activities, they may have served a greater purpose of preventing soil erosion in these slopurg areas. Features on Site 22079 generally lacked in their formality of construction. Features were generally roughly sorted and loosely stacked. Site 19651 Sue 19651, a complex contauung historic penod walled enclosures and histonc/prelustonc platforms, has been previously discussed by Sweeney and Burtchard 28 (1995). Features 1 and 7 of this site protrude onto Parcel 9, and distvssron in this report will be limited to those two features. Feature 1 consists of a walled enclosure wish collapsed wood frame rtrtittute5. This habitation related feature was decenmtned to date to the hirtoric period (Sweenry and Burchard 1995). Only a small portion of this feature protrudes onto the turrets sublea property. ' Feature 7 also consists of a walled enclosure containing burials, whtch dates to the historic period One comer of this feature provides onto the subjett property. Informant testimotry rdentified this feature az a possible grave srte dating to the early 1900's. Indeed, two oval depressions within the enclosure were identified during the current invesngations which appeared to indicate the presence of burials. Further investigations were conducted at this feature which confirmed the presence of htrtoric period burials. The results of those investigarions will be detailed in a separau report (Kennedy et al., in prep). Evaluations of Site Significance and Recommendations >r~tr~orrs ofs~ s=sin Two stces of significance co the trueresu of historic preservation, Sias 22079 and 19651, were present on the current subject property. Site 22079 consisted of twenty-six features. Bazed upon investigations conduced at these features, it is believed that they were utilized for historic and possible pre-Contact agricultural functions which lltely continued from the pre•Contaa period through the post-Contact period. This siu qualified to be considered significant under Criterion D (sru haz yielded, or is like}y w ymld, information Important m prehistory or history). However, upon completion of the atrrets investigations, suffiaent information was obtained such that this site is now rnnsidered "no longer significant." A portion of Siu 19651 was present on the subject property. One feature of thss site which protrudes onto the subject property contains a hrrtonc era grave site. This sIu qualifies to be considered significant under Criterion A (srte azsoaued wsh events contributing to broad patterns in history), D and E (site has cultural significance) of the National Register of Hlrtoric Places criteria (refer to Table 5). 29 Table 5: Summary of Site Significance Evaluations Site Description Function Significance Evaluations 22079 Agricultural wmplex Ag NLS 19b51 Habitaaon, possible burials and Ag, B & H A, D& E agricultural features Functional Interpretations Ag: Agnculture B: Burial H: Habitation Code For Significance Evaluation Criteria A: Site is associated with evenu that have made a significant comribution to the broad patterns of history. B: Site is associated with the lives of persons significant in the past. C: Site embodies the discinaive charaaeristia of a type, period, or method of construction; or is the work of a master; or possesses high artistic values; or represenu a significant and distinguishable entity. D: Site has yielded or is h1tely to yield information important to prehistory or history. E: Site his Cultural Significance ({.r~rw, shrine, burial, etc.). NS: Noc Significant NLS: No Longer Significant. Criteria A-D represent National Register of Historic Places Qiteria. Cnterion E represenu Hawaii Register of Historic Places criterion. NS and NLS represent designations acceptable to the DLNR-SHPD. 30 Reicommendations Archaeological Consultants of the Paafic, Inc. recommends that a determination be made chat fume construction actvities would have an "adverse effect" on signrficua historic propermes at Site 19651 under the Advisory Council Regulations, 36 CFR 800. Data Recovery and a Burial Treatment Plan u recommended for this sae. Recommendations were previously made for Data Recovery at Site 19651 by Sweeney and Burtchard (1995). Conclusion An Inventory Survey has been completed on TMK. 7-8-11:9. Two sites wen present on the current subject property. Site 22079, an agricultural complex, was present on Parcel 9. A pomon of a previously recorded site, Site 19651, was also present on Parcel 9. The current investigations have determined the htstonc properties of Site 19651 are significant for their information content u well u their cultural significance. Archaeological Consultanu of the Paafic, Inc, recommends that a decemtinazion be made that futon constuttion activities would have an ° adverse effett" on significaat historic properties az tlis site under the Advisory Counal Regulations, 36 CFR 800. Upon completion of the inventory survey, suffiaent informazion has been obtained such that Site 22079 is now considered to be °no longer significant° and that future construction activities wi71 hove "no adverse effect" on sigrrtficant properties az that site. 31 Bibliob aphy Aatutrong, RW. 1973 Atlas of Haumi. Deparunent of Geography, University of Hawau. The Univernry Press of Hawaii, Honolulu. Brady, J.E., J. Kennedy and JR Moore 1999 "An Archaeological Data Recovery Report for the Malularu Crardens Subdivision Located at TMK 7-5-03:3, m Keopu 2nd Ahupua`a, Noah Kona Dtsrrict, Island of Hawau." (DRAFT). ACP. Hale`iwa. Burtchard, G.C. 1996 Populauar arxt Lmrd--use on the Kearlxiu Cmst, TFie Mauka !.curd Irrtaruny Sunny, Kaadxr, North Kwra, Hatstti i Island IARII, Honolulu. R. - 1999 letter `Review of Archaeological Inventory Survey - Bank of Hawau, Honua'ula, Noah Kona, Hawaii TMK: 7-5-07: 2, 9-10, 27-28, 68." SHPD- DLNR Fornander, A. 1985 "Fornander Collection of Hawauan Antiquities and Folk-Lore." Meroirs of tlae BerrurPPaualii Bishop Musson. Volume VI, Part II. Kraus Reprint of 1919 edition ,Millwood, N.Y. Jones, B.A, J. Pantaleo and A. Sinoto 1993 "Archaeological Reconnaissance Survey of the Fraver Parcel, Keauhou Ahupua'a, North Kona, Hawaii Island (TMK 7.8-11:10,13)." Aki Sinoto Consulting, Honolulu. Kelly, M. 1983 A Hurory of !fax[ Use m Korn, Hauau. Honolulu: Department of Anthropology, B.P. Bishop Museum Kelly, M. and D.B. Barters 1980 "Background History of the Kona Area, Island of Hawaii." Department of Anthropology, B.P. Bishop Museum. Newtnan, T.S. 1970 Hatruucm Fishing art! Famusg of t1~ Islmxl of Hauuu m A.D. 1778 Honolulu, State of Hawau, Dept. of Land and Natural Resources, Div. State Parks 32 Pukui, M.K, S.H. Elbert and E.T. Mookuu 1974 Place Names of Hat°m, Revised and eepanded edition. Umversiry of Hawau Press, Honolulu. Sato, HIi, W. Ikeda, R Paeth, R Smythe and M. Takehsro, Jr. 1973 Sod Sunrygf~rhelslmrdgfHauuu, State ofHaur~. U.S. Department of Agnculture, Sod Conservation Service, In Cooperation wrth the University of Hawaii Agricultural Experiment Station. Government Pnntmg Office, Washington D.C.. Schilt, R 1984 Subsutor~ acrd CnnfG¢ or Kona, Haun++• An Ardaamla~ral S[udy of flee Ksrakytr. Higlnury Rmlrgrvrr~rt Comdor. Department of Anthropology, B. P. Bishop Museum. Honolulu. Spriggs, M.J.T. and P.L Tanaka 1988 Nd Mea 7m r I Ka IP/d Kabr,6r: Ai+ Annotated Brbbography of Haivauaa .9rrhaeo%~. Asian and Paafic Archaeology Series, Number 11. Soaal Saence Research Institute. Uruversrry of Hawaii az Manoa Sweeney, M.T.K. and G.C. Burtchard 1995 "Archaeological Inventory Survry of the Frasier Parcel, Keauhou, North Rona, Hawai i Island.° IARII, Honolulu. 33 TRAFFIC ACCESS ANALYSIS REPORT FOR THE PROPOSED PARCEL 9 SUBDIVISION TAX MAP KEY (3) 7-8-11:09 KEAUHOU, KONA, HAWAII PREPARED FOR CARLSMITH BALL, ATTORNEYS AT LAW AUGUST 7, 2000 ~O~ ~ O~ ~G No.Ia72-0 y'~wAll,VS?' PREPARED BY THE TRAFFIC MANAGEMENT CONSULTANT TMC RANDALL S. OKANEKU, PE., P.T.O.E., PRINCIPAL • 1188 BISHOP STREET • SUrcE 1Y07 • HONOLULU, HI Yu13 EXHIBIT F TRAFFIC ACCESS ANALYSIS REPORT FOR THE PROPOSED PARCEL 9 SUBDIVISION TAX MAP KEY (3) 7-8-11:09 I. Introduction A. Purpose of the Study The purpose of this study is to analyze the traffic access impacts resulting from the proposed development of the Parcel 9 subdivision m Kesuhou, Kona, Hawaii This report presents the findings and recommendations of the study B. Scope of the Study The scope of this study includes- 1 Description of the proposed project. 2 Evaluation of existing roadway and traffic conditions 3 Estimation of future traffic resulting from development in the vicinity of the proposed project 4 Assessment of future traffic conditions without the proposed project 5 Development of trip generation charactenstics of the proposed project 6 The identification and analysis of access impacts resulting from the development of the proposed project 7 Recommendation of improvements that would mitigate the access impacts, identified in this study C. Project Description Parcel 9 is located adjacent to Bayview Estates, a gated community to Keauhou, Kona, Hawaii Bayview Estates consist of approximately 104 lots, of which seven (7) dwelling units (DU) have been constructed The proposed Parcel 9 subdiv?sion EXHI~~T E Parcel 9 Subdirrsron Traffic Access Analysrs Repot 1=xi Conditions would consist of approximately 121ots. The 4 70-acre property is identified as Tax Map Key (3) 7-8-11 09 The project site ~s located immediately to the northwest of Bayview Estates Phase II The Parcel 9 subdivrs~on would share access with Bayview Estates on Kaluna Street. Figure 1 depicts the v~cmity map The srte plan ~s illustrated on Figure 2. II. Ezisting Conditions A. Roadways Kaluna Street ~s a two-way, two-lane roadway between Alii Highway and Keali~ Street Regional access ~s provided by Kuakim FLghwaY .na Keal~i Street and Kamehameha II1 Road, and by Alu DnvelAlu Highway B. Capacity Analysis Methodology The highway capacity analysis performed for this study is based upon procedures presented m the "Highway Capacity Manual" (HCM), Special Report 209, Transportation Research Board. Level of Service (LOS} is defined as "a qualitative measure descr~bmg operational conditions within a traffic stream" Several factors are included m determining LOS such as speed, delay, vehicle density, freedom to maneuver, traffic interruptions, driver comfort, and safety LOS "A", "B", and "C" are considered satisfactory levels of service LOS "D" is generally considered a "desirable minimum" operating level of service LOS "E" ~s an undesirable condition and LOS "F" ~s an unacceptable condition C. Ezisting Peak Hour Traffic A manual traffic count survey was conducted on Kaluna Street on November 4-5, 1999, during the peak penods of traffic The AM peak hour of traffic on Kaluna Street occurred between 7:30 AM and 8 30 AM Kaluna Street carried 36 vehicles per hour (vph), total for both directions The PM peak hour of traffic occurred from 4 00 PM to 5 00 PM, with Kaluna Street carrying 54 vph, total for both directions Additional traffic data were obtained from the Hawari State Department of Transportation (DOT) DOT 1998 traffic data indicated that Kamehameha III Road corned 620 vph dunng the AM peak hour of traffic and 864 vph during the PM peak hour of traffic DOT data also indicated that Alai Highway carried about 430 vph during both the AM and PM peak hours of traffic EXHIBIT' ~ -2- KEAUHOU ESTATES THE VILLAS AT KEAUHOU ESTATES a y nuc ~-s-0ii:oo9~J~ ESTATES soan:cr PROPERTY , ,.i i•'~ (OTHER ..J OWNERS) ~ _ , HALE ' 7 KEHAU ~ Q Figure 1. Vicinity Map a ioo zoo FEET EXHIBIT E I _ - - - a ¦ ~ i s e et- - E I ej r r 'i x + N ~ ;1 c e~ ~ o A ~ a o d s 8~0 ~ N 3,~ i ~ ~ '1 N : i~lr _ p + ~1 ~ y y 1 ~ ~ ~ ~0 LL i ~ , `off e~ ;1 pO~pmpy l ff,~ F,y ~ H dq f+l 1 ~ N H W ~ 1 O O ~a 'i FE+V 1 ~ ~ ~ i ...777 N .1 • al ;1 ~I s ~ ~ ~ 1 o eL ~ N O 4~ + ;1 ~ ~ + + r.. ~ ' J m ~ i ;1 w y i9 ~I w ° ,1 + o ~ ~ ;1 ~ - N ?j = i ~ ~Q ~i aP! ®F g N 3 EXH I H I~' E ~ ~ i ~ i A Parcel 9 Subdivision Traffic Access Analyms Report Projected Traffic III. Projected Traffic A. Trip Generation 1. Trip Generation Methodology The trip generation methodology, used m this study, is based upon generally accepted techniques developed by the Institute of Transportation Engineers (ITE) and published in the "Trip Generation", 6th Edition. ITE trip rates are developed by correlating the total vehicle trip generation data with various land use characteristics, such as the vehicle trips per dwelling unit. The trip generation is based upon a mix of residential uses, including single-family housing (primary residents), recreational homes (second homes), and retirement community (retired residents) The occupancy mix for the Parce19 Subdivision was based upon the estimates of other developments in the area Table ]summarizes the resident mix of neighboring developments and Bayview Estates Phases I and II Table 1. Residential Miz of Area Projects Status Occupants (est.) Project Total DU Build Vacant Retired Second Primary DU Occupied Residents Homes Residents Keauhou 135 79 56 0 73 6 Estates Hale Kehau 29 29 0 0 28 1 Villas at 58 58 0 20 38 0 Keauhou Bayview Estates 54 7 47 0 3 4 Totals 276 175 101 20 144 11 Distribution (Occupants/DU Occupied) 11 4% 82.3% 6 3% EXHIBIT E _5_ Parcel 9 Subdihsron Tialfic Access Analysis Report Projected Tiafic 2. Trip Generation Characteristics The trip generation charactenshcs for the proposed project were based upon the 12 dwelling units (DLn, ~ e ,one unit per lot. Based upon the compositron of the current residents, the resident mix for the proposed project was estrmated at 10 recreational homes, ] retirement residence, and 1 primary residence. A ' driveway traffic count survey was conducted at the Villas at Keauhou, located immediately mauka (east) of Bayview Estates. The observed data was compared with the 1'I'E trip generation estimates Table 2 summarizes the ITE trip generation for the Villas at Keauhou and the observed data Table 2. Villas at Keauhou Trip Generation Comparison AM Peak Hour (vph) PM Peak Hour (vph) Occupant Type DU Enter Ezit Total Enter Exit Totsl Retired Resident 20 1 2 3 3 2 5 Recreational Home 38 11 12 23 9 11 20 Totals 58 12 14 26 12 13 25 Observed 6 18 24 13 20 33 The 1TE rates were used to estimate the trip generation from the Parcel 9 subd~v~s~on Table 3 summarizes the trip generation charactenshcs Table 3. Trip Generation Summary AM Peak Hour (vph) PM Peak Hour (vph) Occupant Type DU Enter Ezit Total Enter Ezit Total Primary Resident 1 0 1 1 1 0 1 Retired 1 OI 0 0 1 0 1 Recreational Home ]0 2 2 4 2 2 4 Totals 12 2 3 5 4 2 6 _ 6 _ EXHIHIT E Parcel 9 Subdivision , Tiaflic Access Analysts Repoli Projected Taffc The proposed Parcel 9 subdivision is expected to generate a total of 5 vehicle taps per hour (vph) during the AM peak hour of traffic - 2 vph entering the site and 3 vph exiting the site During the PM peak hour of traffiq the proposed project is expected to generate a total of 6 vph - 4 vph entenng the site and 2 vph exiting the site B. Anticipated Future Development 1. Bayview Estates The existing Bayview Estates is a 104-lot single family residential subdivision Seven (7) lots have been developed and ninety-seven (97) lots are expected to be developed in the future. 2. Keauhou Estates Keauhou Estates is a 135 lot single family residential subdivision with 79 dwelling units built Filly-six (56) lots are expected to be developed in the future , C. Peak Hour Traffic Analysis Without Project The projects, descnbed in the previous section, were assumed to fully built-out and occupied in this analysis The traffic, generated from the development of these projects, were added to the existing trafffic demands to establish the peak hour vaffic without the proposed project Kaluna Street is expected to remain a low volume roadway, providing access to only local traffic. The Bayview Estates access road is expected to operate at LOS "A" dunng both the AM and PM peak hours of traffic The AM and PM peak hour traffic without the proposed project and the results of the capacity analysis aze depicted on Figure 3 D. Peak Hour Traffic With Project The traffic generated by the proposed Parcel 9 subdivision is not expected to affect the operating levels of Service during the AM and PM peak hours of traffic. The proposed project is expected to increase existing traffic on Alii Highway by ]ess than one percent, during both the AM and PM peak hours of traffic The existing AM and PM peak hour traffic on Kamehameha III Road can be expected to increase by less than one percent as a result of the development of the proposed project EXHIHIT E Parcel 9 Subdivision Tre(Iic Access Analysis Report Pro eded Tiaflic KALUNA STREET 75 i pn~ ~`-j 12 ~ 14 21 BAYVIEW ESTATES 'j` ~j 10 MAUKA KALUNA STREET NOT TO Sd1LE AM PEAK HOUR TRAFFIC WITHOUT PROJECT LEGEND 90 ,f` TRAFFIC MOVEMENT VOLUME (VPH) KALUNA LANE CONTROL STREET © LEVEL OF SERVICE (UNSIGNALIZED CONDRION) 17 ®r `j 14 ~ 10 19 ~ BAYVIEW ESTATES '1` ~ 12 KALUNA STREET PM PEAK HOUR TRAFFIC WITHOUT PROJECT Figure 3. Peak Hour Traffic Without Project EXHIBIT E -8- Parcel 9 Subdivision Traffic Access Analysis Report Conclusions The volume warrant for an exclusive left turn lane on Kaluna Street at the Bayview Estates access is not expected to be met dunng the peak hours of traffic The AM and PM peak hour traffic with the proposed protect and results of the capacity analysis are depicted on Figure 4 IV. Conclusions Kaluna Street is aloes-volume, Local roadway, which provides access to abutting properties The Parcel 9 subdivision ~s expected to generate 5 vph dunng the AM peak hour of traffic and 6 vph dunng the PM peak hour of traffic The cumulative peak hour traffic volumes on Kaluna Street, in the v~cm~ty of the project access, are expected to be less than 100 vph, total for both directions Tummg movements at the intersection access would continue to operate at LOS "A" Traffic improvements are not recommended at this time The proposed Parcel 9 subdivision ~s not expected to cause any s~gmficant impacts on traffic on Kaluna Street Based upon the tnps expected to be generated dunng the peak hours of traffic, the proposed Parcel 9 subdivision is not expected to significantly affect peak hour traffic operations m the vanity EXHI~~~' -9- Panael 8 Subdivisron Traffic Access Analysrs Re Conclusions STREET 17 r .j~~ 13 ~ Q 16 21 BAWIEW v ESTATES 12 T~„ MAUKA KALUNA STREET Nor ro scxe AM PEAK HOUR TRAFFIC WITH PROJECT LEGEND 90 ~ TRAFFIC MOVEMENT VOLUME (VPH) KALUNA ~ LANE CONTROL STREET © LEVEL OF SERVICE (UNSIGNALRED CONDITION) 18 ~pI1~ 16 ~ 11 19 ~ BAWIEW ESTATES 'j` ~j 14 KALUNA STREET PM PEAK HOUR TRAFFIC WITH PROJECT Figure 4. Peak Hour Traffic With Project EXHIBIT E _,o_ ` ~ ~bNA Q'-,eE PARTMENT OF PUBLIC WORK' COUNTY OF HAWAII HILO, HAWAII ~ ~ `DAYE~vctotl~r Y0,~~00 COUNTY OF HAWAII Memorandum PLANNING DEPT. KOIiA OFFICE TO Virginia Goldstein, Planning Director Planning Department FROM Galen M. Kuba, Division Chief y Engineering Division SUBJECT Change of Zone Application (REZ 00-16 ) SMA Use Permit Application (SMA 00-18 ) State land Use Boundary Amendment Applicant: Owners of Parcel 9 Location: Keauhou, N. Kona, HI TMK: 3 / 7-8-11: 009 We have reviewed the subject application and our comments are as follows: 1. All development generated runoff shall be disposed of on-site and shall not be directed toward any adjacent properties. 2. The applicant shall be informed that ff they include drywells in the subject development, an Underground Infection Control (UIC) permit may be required from the Department of Health, State of Hawaii. 3. A drainage study shall be prepared, and the recommended drainage system shall be constructed meeting with the approval of DPW. 4. All earthwork and grading shall conform to Chapter 10, Erosion and Sediment Control, of the Hawaii County Code. 5. Solid waste management shall conform to the rules and regulations of the DPW, Solid Waste Division. The developer shall prepare and submit a solid waste management plan to the DPW. 6. Roadways within the proposed subdivision shall be constructed to County dedicable standards with concrete curbs, gutters and sidewalks. Provide EXHIBIT Memorandum To P.D. October 18, 2000 Page 2 of 2 streetlights as regwred by the DPW, Traffic Division. 7. A left tum lane should be provided on Alii Highway at its intersection with Kaluna Street. We suggest cost sharing with other developments impacting the intersection. Should there be any questions concerning this matter, please feel free to contact Kiran Emler of our Kona Engineering Division office at 327-3530. KE copy: ENG-HILO PLNG-KONA ~ CARLSMITH BALL LLP A LIMITED LIABBI'Ty LAW PARTNERSHIP 75.1000 ~-I6WlH(STRF~EP~ SL~~2~~ 16 PUUOuU UUsouux iTT7zo~sHl~~~l1JJAll KAILUA-KONACi~,l~AUul,l~~~I191I'' 4(~ -nn?,jlTT TEIFPHONE (808),329-6~~~~'Ak~~(D0F8 9-9450 W W W CARLK1Qll ~i `~M DIRECT DIAL NO OUR REFERENCE NO (808) 935.6644 037756-7 October 25, 2000 Ms. Virginia Goldstein, Planning Director County of Hawaii Planning Department 25 Apian Street Hilo, Hawaii 96720 RE: Response to Department of Public Works Comments State Land Use Boundary Amendment Application Change of Zone Application Special Management Area Use Permit Application Applicant: Owners of Parcel 9 Request: State Land Use Designation from "Agricultural" to "Urban" Change of Zone from "Agricultural 5-acre" (A-Sa) to Single Family Residential - 15,000 square feet (RS-15) Special Management Area Permit to develop a 101ot single family subdivision Tax Ma° Keys: 7-8-011: 009 Deaz Ms. Goldstein: The Applicant, the Owners of Parcel 9 aze now in discussion with Kamehameha Investment Corporation with regard to the incorporation of their property with the proposed Bayview Estates at Keauhou, Phase II Subdivision. Upon completion of negotiations with Kamehameha Inves~ent Corporation, we will follow the access(es) and roadway requirements as stated in Condition No E of Change of Zone Ordinance No. 00-85 (Bayview Estates at Keauhou, Phase II Subdivision). HoNOluw Knroui Hlo KoHw Mem - Guers Snree Los Ar+GU6 WwsswlGioH DC Mlx¢o Ms Vug3nia Goldstein, Planning Director County of Hawaii Planning Department October 24, 2000 Page 2 'Thank you for this opportunity to respond to the concerns raised in the correspondence forwarded to this off ce. We trust that this letter adequately responds to the above agency comments and look forwazd to the presentation at the public hearing. Should you have any fiuther questions or concerns, please do not hesitate to call me Very /ours, / ~ O~ St ven S.C L' SSL rhy 4077267 1 0377!6-7 Enclosures cc: Department of Public Works Kamehameha Investment Corporation ¦Irq f d'Ii o i I~ DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII - e~~~i 25 AUPUNI STREET HILO, HAWAII 96720 MI•\\1 TELEPHONE (806) 961-6660 FA% (606) 961-6657 October 3, 2000 , ~ ~J 0 n a O~~ A_ G J' TO: Ms. Virginia K. Goldstein, Planning D)rector Planning Department p'~, ~ T „J FROM: Milton D Pavao, Manager tiT ~ s z~ SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATIOPf"(~U 00-011) REQUEST: AGRICULTURAL TO URBAN CHANGE OF ZONE APPLICATION (REZ 00-016) REQUEST: A-Sa TO RS-15 SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION (SMA 00-018) REQUEST: TO DEVELOP AN APPROXIMATE 10-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION APPLICANT -OWNERS OF PARCEL 9 TAX MAP KEY: 7-8-011:009 We have reviewed the subject applications and have the following comments Please be informed that the existing water system servicing Bay View Estates rs privately owned and operated. Water is suppled from the Department's water system through a 6" x 2" master meter. Presently, usage is exceeding the capacity of the meter. For your information, 1,476 units remazn of the total 1,479 amts for which Kamehameha Investment Corporation (KIC) has pazd the full facilities charge amount. Subject to the above and other developments planned by KIC, we request the following for our review and approval. 1. A master plan of all projects that will utilize the remaining 1,479 equivelant units of water, which shall include but not be limited to: a. point of adequacy, and b. water distribution lines and s)ze. 2. The number of amts for each project. EXHIBIT 1/1/afer brin~9 rro~~ees... Ms Virginia K Goldstein, Planning Duector Page 2 October 3, 2000 3. Written approval, should it be necessary, from KIC for the transfer of amts within the approved project azea to the proposed developments. Upon completton of our review of the above request, we will submit ottr comments and requirements. Should there be any questions, please call our Water Resources and Plamm~g Branch at 961-8665. Sincerely yours, IvLlton D. Pavao, P.E. Manager WA.gms copy - Owners of Pazcel 9 Kamehameha Investment Corporation CARLSMITH BALL LLI' A LIMITED LIABILITY LAW PAII'~NERSHIP 00 OCT 18 fl~ 10 16 7s-iooo HENRysTREET.suITE~DOUNTY OF HAWAII PO Box 1no ~LANNINC DEPT. KAILU A-KONA, HAWA11 96 745-1i2d`;ONA OFFICE TELEPHONE (808) 329-6464 FAX (806) 329-9450 W W W CARLSMITH COM DiAECT DIAL NO OUR REFERENCE NO (808)935-6644 037756-7 October 18, 2000 Ms Vuginia Goldstein, Planning Duector County of Hawaii Planning Department 25 Aupuni Street Hilo, Hawaii 96720 RE: Response to Department of Water Supply Comments State Land Use Boundary Amendment Application Change of Zone Application Special Management Area Use Permit Application Applicant: Owners of Parcel 9 Request: State Land Use Designation from "Agricultural" to "Urban" Change of Zone from "Agricultural 5-acre" (A-Sa) to Single Family Residential - 15,000 square feet (RS-15) Special Management Area Permit to develop a 10 lot single family subdivision Tax Map Keys: 7-8-011: 009 Dear Ms Goldstein The Applicant, the Owners of Parcel 9 are now is discussion with Kamehameha Investment Corporation with regazd to the availability of water for then proposed approximately 10 lot subdivision. Upon completion of negotiations with Kamehameha Investment Corporation, they will request for a transfer of approximately 10 water units for their subdivision The negotiations aze part of this land use application process and upon completion of this process, the transfer of the necessary 10 water amts for this subdivision is expected to be approved The Applicant will inform Kamehameha Investment Corporation of your request for the information requested in your letter of October 3, 2000 HONOIUW KAPOLLI HIIO KONA MAUI GUAM SAIPAN LO$ ANGILLS WASHINGTON DC Ml%ICO IN~Z-~ Ms Virginia Goldstein, Planning Director County of Hawaii Planning Department October 18, 2000 Page 2 Thank you for this opportunity to respond to the concerns raised in the correspondence forwazded to this office We trust that this letter adequately responds to the above agency comments and look forwazd to the presentation at the public hearing. Should you have any further questions or concerns, please do not hesitate to call me Very ours, e~ Steven S.C L' SSL rhy 4072882 1 037756.7 Enclosures cc Department of Water Supply Kamehameha Investment Corporation 4 \~~1, Y.: i BEMJAMWJ CA'lhTANO L E9THER UEDA GOVEeIgn y / E1ECUfIVE OFFXFA ~o+.'`O STATE OF HAWAII DEPARTMENT OF BUSINESS, ECONOMIC DEVELOPMENT 8 TOURISM LAND USE COMMISSION P O Box 2359 Honolulu, HI 96804-2359 Telephone 808-587-3822 Fax 808-587-3827 0 O O October 4, 2000 C)~G' ~ Ms Virginia Goldstein Planning Director CG`. ~ County of Hawari ~ ~ 25 Aupuni Street, Room 109 y~ ^ ~ Hilo. Hawaii 96720252 ~ r Dear Ms Goldstein Sublear Application for State Land Use Boundary Amendment (SLU 00-01 l), Change of Zone (REZ 00-016), and Special Management Area Use Permit (SMA 00-018), To Develop an Approximate 10-lot Single-Family Residential Subdivision. Keauhou. North Kona. Hawaii. TMK 7-8-11 9 We have reviewed the subject applications forwarded by your memorandum dated September 25. 2000, and confirm that the subject parcel, consisting of approximately 4 606 acres. is designated within the State Land Use Agricultural District Based on the Site Plan (Exhibit C), it appears that the proposed subdivision will constitute a pomon of the Bayview Phase II subdivision We note that by Ordinance No 00-84, the County of Hawaii recently approved the reclassification of approximately 13 814 acres of land to the Urban District for that same subdivision (County Docket No SLU 00-001/Kamehameha Investment Corporation) We have strong wncerns over the incremental manner in which approvals for the subdivision are being obtained We believe that it would have been more appropriate to consolidate the subject boundary amendment application and the application filed by Kamehameha Investment Corporation to allow for a comprehensive review of the entire subdivision by the Land Use Commission 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 Saruwatan of our office at 587-3822 Sincerely, ESTHER USDA Executive Officer c OP EXHIBIT EU ~t ~~r - J CARLSMITH BALL LLr A I.1MI7'ED LIABIUTy LAW PA0.TNERSHIP 75-1000 HENRY STREET, SUITE 209 ~~U OIS~ 25 RBI to ~1 C P O Box u2o U U J I II I 1 O KAILUA-KONA,HAWA1196745-1720 COUNTY OF HAWAII TELEPHONE (808) 329-6464 FAX (808) 329-9450 PLANNItl6 DEPT. WWWCARISMITHCOM KONA OFFICE DIRECT' DIAL NO OUA REFERENCE NO (808) 935.6644 037756-7 October 25, 2000 Ms. Virginia Goldstein, Planning Director County of Hawaii Planning Department 25 Aupuni Street Hilo, Hawaii 96720 RE: Response to Department of Health & Land Use Commission comments State Land Use Boundary Amendment Application Change of Zone Application Special Management Area Use Permit Application Applicant: Owners of Parcel 9 Request: State Land Use Designation from "Agricultural" to "Urban" Change of Zone from "Agricultural 5-acre" (A-Sa) to Single Family Residential - 15,000 square feet (RS-15) Special Management Area Permit to develop a 10 lot single family subdivision Tax Map Keys: 7-8-011: 009 Deaz Ms Goldstein• Department of Health The Applicant, the Owners of Pazcel 9 aze now in discussion with Kamehameha Investment Corporation with regard to the incorporation of their property with the proposed Bayview Estates at Keauhou, Phase II Subdivision. Upon completion of negotiations with Kamehameha Investment Corporation, we will comply with the applicable requirements of the State Depamnent of Health when the subdivision development process begins HONOLULU KAIOLLI HM1O KONA ~.SN LI ~l~' ~ $ArAN LO1 ANGIILl V(~/~SWNGTON DC M[XICO G^\n~l Ms- Virginia Goldstem, Pln.wrng Director County of Hawazi Planning Department October 25, 2000 Page 2 iJand Use Commission The subject property is owned by the Hind Family and others. The 4.606 acres of land is located adjacent to the proposed Bayview Estates at Kesuhou, Phase II subdivision. The Owners of Parcel 9 saw this as an opportunity to do something with their Property Their property is physically linked by being adjacent to the proposed Bayview Estates at Keauhou, Phase II subdivision. The sharing of cost for infrastructural subdivision improvements with Bayview Estates at Keauhou, Phase II, was an ideal situation for the purposes of developing their property. It should be noted that Hawati County Planning Commtssion Rule No. 13 (State Land Use Boundary Amendment), Section 13-1 (Purpose and Authonty) states ""this rule governs State Land Use distnct boundary amendment procedures pursuant to authority conferred by Sectton 205-3.1 of the Hawari Revised Statutes and Chapter 28 of the Hawatr County Code, which allow the County to amend State Land Use Drstnct boundanes for lands fifteen acres or less located in the State Land Use Urban, Rural, and Agricultural Distrrcts." Thank you for this opportunity to respond to the concerns raised in the correspondence forwarded to this office. We trust that this letter adequately responds to the above agency comments and look forward to the presentation at the public hearing. Should you have any fiuther questions or concerns, please do not hesitate to call me. Ve o s, Seven S.C rm SSL rhy 407]108 1 037756-7 Enclosures cc- State Land Use Commission State Department of Health Kamehameha Investment Corporation