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HomeMy WebLinkAboutCOM 0158.000 2000-2002 Stephen K Yamashim Fly ~ T~~ uyor ?+~ws • Henry Cho t Deputy Wua~n~Dualar COUNTY OF HAWAII 33 Aupmu 9tree4 Roam 313 • naa fhaii %7304333 • (10lh %!-itl l • Fu (MIQ %16333 KONA: 736706 Kuetloi ILt{6way, !uY 103 • Kriloe•Kaeti 1Lvu9 9670 (339-0336 • Fu (BOf)326-3663 _ November 16, 2000 Honorable James Y. Arakaki, Chau7nan and Mcmbers of the County Council County of Hawaii 25 Aupum Street Hilo, HI 96720 Deaz Chairman Arakaki and Members• Change of Zone Application (REZ 00-10) Applicant. Richazd M Towill Request A-20a to FA-1 a Tax Man~,y: 2-5-44:1 and 2-5-45:Pornon of 1 As required by Chapter 4, Sec 5-4.3(C), Hawau County Charter, transmitted herewith for the County Council's consideration and action is the Planning Commission's letter and enclosures regazding the above-referenced request. Sincerely, r 11~~~ W""1 U ,c.~.~-- Stephen K Yamashiro Mayor iiozooon,.Y Enclosures ISchibits A and B on file in the Coiuity Clerk's Office cc• Plamm~g Departrnent D~11 4~ Oo~ets. Nar FSIe No. Ref. To: ~ MAR 1 6 2001 Stept~ K Yamuhim - A4yw Q~Iauni~ of ~ttfutr~i PLANNING COMMISSION 7S AupuN Sfnet, Rom ]0~ • Nib Nn•dl 96T1O{7S1 1loq %1dtM • Pn (!Oq %1-%15 NOV 1 62000 Honorable James Y. Aralraki, Chairman a~ Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Deaz airtnan Arakalti and Members• Change of Zone Application (REZ 00-10) Applicant: Richard M. Tow)11 Request: A-20a to FA-1 a Tax Man Ksy~ 2-5-44:1 and 2-5-45.Portion of 1 The Planning Commission, after a duly held public hearing on October 20, 2000, voted to recommend for your approval the proposed legislative bill to change the district classification for approx)mately 107 acres of land from Agricultural (A-20a) to Family Agricultural (FA-la) The property is located to the west of Wilder Road and approximately 80 feet to the south of ICaumana Dnve, I{aumana, South Hilo, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: The applicant is requesting the change of zone from Agricultural (A-20a) and to Family Agricultural (FA-la) for 107 acres of land to create approximately 96 one-acre and lazger parcels. The purpose of the request is to facilitate subdivision and development of the site into small scale agricultural lots The presem A-20a zoning does not provide a feasible development option. The requested FA-]a zoning will preserve the agricultural use and related lifestyle for future lot residents In order to cons)der an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed It )s only through such a comprehensive policy analysis approach that evaluanons and Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 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 also be considered as they may have as impact on sunilaz azeas in the County, but uhimately, on the future development of the whole island The approval of this request would be in keeping with the following goals, poLcies and standards of the General Plan. / wt 77cn v F/~n~ • Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. • Allocate appropriate requested zoning in accordance with Ute existing or projected needs of neighborhood, community, region and County • The County shall encourage the development and maintenance of communities meeting the needs of its residents m balance with the physical and social environment • Zouing requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access and public need. I~~!1 Use - AgncuLraral Cr_b-elo>)yonr • Rural style residential-agricultural developments, such as new small-scale rural communities or extensions of existing rural communities, shall be encouraged in appropriate locanons. Flood Control • It is the responsibility of both the government and the private sector to maintain and improve existing drainage systems and to construct new drainage facilities • All development generated runoff shall be disposed of in a manner acceptable to the Deparnnent of Public Works. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan represents the document's goals, policies, standards and courses of action to guide the coordinated gowth and development of the County. It reflects a graphic depiction of the spatial relationships among vazious land uses and the expressed policy statements of the document itself. The LUPAG Map, in essence, establishes the basic land use pattern for areas within the County. The subject rezoning action conforms to the LUPAG Map which designates the azea for Urban Expansion. This designation allows for a mix of high density, medium density, low density, industrial and/or open designations in azeas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been determined. The applicant is requesting the change of zone to create approximately 96 one-acre and lazger pazcels The rezoning reclassification would be a reasonable expansion of residential/agricultural activities associated with the Family Agricultural designation and the existing small scale agricultural and residential uses in the area. The project site is situated within close proximity to schools, commercial azeas, employment centers and public safety services. The Hilo Community Development Plan adopted by Resolution in 1975 by the Planning Commission recommended that the area be retained as A-20a and A-la. Surrounding lands aze zoned RS-10, A-la, A-10a, A-20a, and CN-00 and include single family dwellings, small scale agricultural uses, and vacant land. Effective December 13, 1996, TMK 2-4-46: Por. 7 across Wilder Road was rezoned from A-la to CN~(1 for approximately 13.863 acres for a cotnmerctal store, service station, and pazking azea. The azea was also reclassified from the State Land Use Agricultural to Urban District. The I{aumana Estates Subdivision, zoned RS-15, is located approximately 600 feet west (mauka) of the site, and the I{sumana Houselots, zoned RS-10, is located approximately 1,000 feet north of the project azea along ICautnana Drive. The 100-lot Hilo County Club Estates, zoned RS-7.5 and the 55-lot Pazk Hokulani Subdivision, zoned A-20a is located southeast (makai) of Wilder Road. I{anmana School is located approximately ~fz mile from the site. The proposed change of zone would, therefore, complement Ute existing agricultural/residential chazacter of the surrounding azea and be consistent with the existing land uses in the immediate vicinity. The one-acre lot sizes will provide opportunities for those residents who wish to pursue limited agricultural activities but aze unable to commit to the financial or labor demands of the lazger 20-acre pazcels Finally, the project site is located in close proximity to police, fue and emergency medical services. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 All utilities and services are or will be made available to the project site which are essential to accommodate the development. The vast majority of the property, which comprises 91 lots, will be located south of the Puainako Street Extension with access from Kaumana Drive and the future Pusinako Street Extension. The property north of ffie Fusinako Street Extension, which includes the remaining 21 lots, will have access via Hapuu Road. Hapuu Road is an approximately 30-foot wide deadtnd road and currently used only as an access to the two private properties located to the east of the road. The project will requue widening of Hapuu Road to 50 fcet to meet County standards. A Urge block of hind to the west of Hapuu Road is vacant and owned by the State. Therefore, the applicant has requested state land acquisition of approximately 3,650 square feet along the existing Hapuu Road easement and approximately 9,760 square feet for the proposed access road from 1{aumana Drive According to the Department of Water Supply, water can be made available from an existing 16-inch waterline at the 1.0 rmlhon gallon (MG) Piihonua Reservoir No 1, overflow elevation (OF) 997 feet. Water would only be available for the subject pazcels upon the construction of three offsite booster pump stations with the necessary controls to deliver water m accordance with the Department's standards and master plan. The three booster pump stations shall be located at the 1.0 MG Piihonua Reservov No 1, OF 997 feet, 0.3 MG I{ahoama Reservoir, OF 1,213 feet, and 01.1 MG Lyman Reservoir, OF 1,584.5 feet In addition, the applicant will be required to construct ensile water system improvements. The 100-yeaz drainage area is located on the project site. The development of this protect will generate an increase of 40.5 cubic feet per second (cfs) peak dtschazge based on a 100-yeaz 24-hour storm. Therefore, improvements will be made to the drainage courses that traverse the project area. A retention basin will also be constructed so that no adverse effect wrll be felt downstream of the project site. The retention basin wrll be sized to accommodate the increased runoff volume. According to the Department of Public Works, a drainage study shall be prepared and the recommended drainage system shall be constructed, meeting with the approval of the DPW. If dry wells are included wrthin the subject development, an Underground Injection Control ([TIC) pemvt maybe requued from the Department of Health, State of Hawaii. There is no mumcrpal sewer system in the area. According to the Department of Health, for use of an on-srte wastewater disposal system, a variance wrll be requu~ed from the State Department of Health through the Wastewater Branch. Wastewater rules state that an on-site wastewater disposal system may be used rf the total development of an azea does not exceed 50 dwelling units Under current regulations, lots in this area aze allowed one (1) cesspool, provrded the lots are one (1) acre or larger. When wastewater Honorable James Y. Arakakt, Chairman and Members of the County Council Page 5 rules change to preclude the approval of new cesspools, septic systems will be requued regardless of lot size The proiect has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. The Land Study Bureau Soil Rating for the property is "E" or Very Poor, and the ALISH classification is Existing Urban Development. The properties aze situated off ICaumana Drive and bordered on the east by Wilder Road. The project area is located within Zone C (azeas of mmmtal flooding) as well as Zone A, as designated by the Flood Insurance Rate Map (FIItlvl] dated September 16, 1988, by the Federal Emergency Management Agency (FEMA). The Department of Public Works requees the applicant to prepaze a flood study certified by a licensed civil engineer i~icating the base (100-year) flood elevations within Flood Zone A. If the flood study reveals flood limits different from that of the FIRM, the applicant shall obtain a FEMA Conditional Letter of Map Revision (CLOMR) prior to construction plan approval. Upon completion of construction, the applicant will be required to obtain a FEMA Letter of Map Revision (CONK) prior to Final Subdivision Approval The subject properties are located outside of any tsuaaau inundation area. According to a field survey conducted m December, 1995, no endangered or threatened species of floral or fauna nor any azchaeological sites were found in the area. The Land Study Bureau's Overall Master Productivity Rating for the subject azea is Existing Urban Development. Based on the above findings, this request for a Change of Zone from an Agricultural (A-20a) to a Family Agricultural (FA-la) zoned distract would result in an appropriate land use pattern that will further benefit the general public. For your favorable cons?deration, an amendment to Section 25-8-33, the City of Hilo Zone Map, of the County Zoning Code is transmitted. - Honorable James Y. Aralraki, Chairman and Members of the County Council Page 6 We are enclosing a copy of the application and a copy of the staff background for your information. Sincerely, Richard B. Baker, Jr., Chairman Planning Commission I.tuwil102nz Enclosures cc Mr. Richard M. Towill Mr. Brian Takeda Department of Aiblic Works Department of Water Supply Department of Land & Natural Resources ICazu Hayashida, Director/DOT-Highways, Honolulu 00 ~ G I O FILE COPY De Not Romov~ BTOwd101 doc-10/I1/00 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT RICHARD M. TOWILL CHANGF. OF .O PP .I .ATION (RF.Z 00-0101 RICHARD M. TOWILL has submitted an apphcarion for a Change of Zone by changing the distnct classification from Agncultural (A-20a) to Family Agncultural (FA-la) for approximately 107 acres of land The property is located to the west of Wilder Road and approxunately 80 feet to the south of Kaumana 1hTVe, Kaumana, South Hilo, Hawazi, TMK• 2- 5-44: land 2-5-45. Por. 1. GF.NF,R Ai, INFORMATION 1 Land Ownership: The applicant is the fee owner of the subject properties PROPOSED DF.VEL•OPMF.NT 2 Request: The applicant is requesting a change of zone from Agricultural (A-20a) to Family Agncultural (FA-la) for 107 acres of land to create approxmately 96 one-acre and larger pazcels 3 Objectives: The overall site is being planned as a one-acre and larger subdivision to be developed in phases based on mazket demand The purpose of the request is to facilitate subdivision and development of the site into small scale agncultural lots. In order to economically develop the site, there must be a sufficient number of lots at mazket pnces to offset the cost of development. The present A-20a zoning does not provide a feasible development option The requested FA-la zoning will preserve the agricultural use and related lifestyle for future lot residents. The one acre and lazger lots will be sold for approximately $90,000 to $100,000. 4. Project Timetable: The applicant intends to subdivide the properties as soon as the necessazy permits are secured. 5 Supportive Information: (See Exhibit A - Chauge of Zone Application and Draft Euviroumental Assessment) -1- C•ISSG~?N~O~' STATE AND COUNTY PLANS 6 SLU: Agncultural 7 GP Consistency: Land Use and Land Use (Agncultural), Flood Control elements goals, policies and courses of action 8 GP LUPAG Map: Urban Expansion. Tlus designation allows for a mix of high density, medium density, low density, mdustnal and/or open designations m azeas where new settlements maybe desirable, but where the specific settlement pattern and mix of uses have not yet been detemuned 9 Hilo Community Development Plan (CDP): The Hilo CDP adopted by Resolution in 1975 by the Planning Commission recommended that the area be maintained as A-la and A-20a. 10. County Zoning: Agricultural (A-20a) 11. SMA: The properties aze not situated within the Special Management Area. DF.C['>:iPTION OF B iF.CT PROPERTY ND SUIiROLrNDIN RFA 12 Property: The subject properties aze located off Kaumana Dnve and borders Wilder Road. The properties are vacant and overgrown with abandoned sugar cane, guava trees, olua, palm and introduced grass and vines The overall property consists of approximately 147 5 acres, of which approximately 40 acres aze zoned A-la, and the balance of approxunately 107 acres is zoned A-20a. This 107-acre azea is proposed for the FA-la designation 13 Surrounding Zoning/Land Uses: Surrounding lands aze zoned RS-10, A-la, A-10a, A- 20a and CN-40. Immediately adjacent properties aze mostly vacant and single family residential uses occur adjacent to Kaumana Dnve west and east of the site and north and south on Wilder Road The Kaumana Estates Subdivision (zoned RS-15) is located approximately 600 feet west (mauka) of the site, and Kaumana Houselots (zoned RS-10) ~s located approximately 1,000 feet north of the site on Kaumana Drive The 100-lot Hilo Country Club Estates (zoned RS-7.5) and the 55-lot Pazk Hokulam (zoned A-20a) is located southeast (makai) of the site across Wilder Road. Effective December 13, 1996, TMK 2-4-46• Por 7 across Wilder Road was rezoned from A-la to CN-40 for -2- ' ~ approxunately 13 863 acres for a commercial store, service station, and pazking azea. The area was also reclassified from the State Land Use Agricultural to Urban D~stnct. In addition, the area south of the subject properties is the subject of a pending drstnct boundary amendment petition, LUC Docket No A99-729 Newton Family Limited Partnership identified as TMK 2-4-8• Por. 33. The petition seeks to reclassify approxunately 884.4 acres from the State Land Use Conservation Distnct to the State Land Use Agncultural D~stnct. 14. U.S.D.A. Soil Type: rLW, miscellaneous land type pahoehoe lava flows along the property boundazy on ICaumana Drive. Soils on the property are also identified as I{aC and I{aE, wlvch consists of well-drazned silty clay loams. Permeability ~s rapid, ninoff ~s slow, and the erosion hazard ~s slight 15 Land Study Bureau Soil Rating: "E" or Very Poor 16. ALISH: Existrng Urban Development 17 FIRM: The protect is located wit}un Zone C (azeas of minunal flooding), as well as Zone A, as designated by the Flood Insurance Rate Map (FIRM) dated September 16, 1988, by the Federal Emergency Management Agency (FEMA). The Department of Public Works requtres the applicant to prepare a flood study, certified by a licensed civil engtneer tnd~cating the base (100-yeaz) flood elevations w~tlun Flood Zone A. If the flood study reveals flood limits different from that of the FIRM, the applicant shall obtain a FEMA Condition Letter of Map Revision (CLOMR) pnor to construction plan approval. Upon completion of construction, a FEMA Letter of Map Revision (CONK) shall be obtained prior to final subdivision approval. The applicant may consult with the DPW regarding a possible cost-shanng alternative to the flood study. The 100-yeaz draznage azea is located on the project site The development of this protect will generate an increase of 40.5 cubic feet per second (cfs) peak dtschazge based on a 100-year 24-hour storm Therefore, improvements will be made to the drainage courses that traverse the protect azea A retention basin will also be constructed so that no adverse effect will be felt downstream of the project site The retention basin will be sized to accommodate the increased runoff volume According to the Depaztment of -3- Public Works, a drainage study shall be prepazed, and the recommended draznage system shall be constructed, meeting with the approval of the DPW. If dry wells aze included within the subject development, an Underground Injection Control (UIC) permit may be regmred from the Department of Health, State of Hawaii 18. Flora/Fauna Resources: Afield survey of the project site was completed m December 1995 The study findings indicated no plants or animals listed as threatened or endangered. 19. Arc6seological Resources: The bulk of the azea was subject to intensive commercial sugarcane cultivation from the late 1800's until mid 1980's No histonc sites of any kind were observed dunng a field reconnazssance in January, 1996. Histonc and archaeological research indicated the potential for sites was extremely low, tenth hrstoric cane cultivation structures the most lilcely site type PiTBL.IC UTIL•ITIF.S A_Ni) SERVICES 20. Access: The vast majority of the property, including 91 lots, will be located south of the Puatnako Street Extension and have access via Kaumana Drive and the Puainako Street Extension The Puaznako Street Extension is a proposed 120-foot wide nght-of--way. The property north of the Puatnako Street Extension, which includes the remaining 21 lots, will have access via Hapuu Road Hapuu Road is an approximately 30 foot wide dead-end road and currently used only as an access to the two pnvate properties located to the east of the road. The project will require widening of Hapuu Road to 50 feet to meet County standazds. A lazge block of the land to the west of Hapuu Road ~s vacant and owned by the State Therefore, the applicant has requested state land acquisition of approximately 3,650 squaze feet along the existing Hapuu Road easement and approximately 9,760 squaze feet for the proposed access road from Kaumana Dnve The use of State land has triggered the requirements of Chapter 343, Environmental Assessments The lots aze to be accessible from interior public streets that will be designed and constructed to County of Hawaii standazds The roads will be dedicated to the County of Hawaii upon completion of the subdivision The proposed project will have a greater relative impact on traffic volumes at the intersections that provide access -4- 1 , into the project azea. A traffic assessment evaluated these intersections and found that the addition of project traffic would have muumal impact on operating conditions at any intersection. No mttigation measures are needed to accommodate project traffic because acceptable intersection conditions wail continue with or without the project 21 Water: According to the Department of Water Supply, water can be made avazlable from an existing 16-inch waterline at the 1 0 rmllion gallon (MG) P~thonua Reservoir No 1, overflow elevation (OF) 997 feet Water would only be available for the subject parcels upon the construction of three offsite booster pump stations with the necessary controls to deliver water rn accordance with the Department's standazds and master plan. The three booster pump stations shall be located at the 1 0 MG Piihonua Reservoir No. 1, OF 997 feet, 0.3 MG I{ahoama Reservoir, OF 1,213 feet, and 01.1 MG Lyman Reservoir, OF 1,584 5 feet. In add~hon, the applicant will be required to construct onsite water system improvements. 22 Wastewater: There is no mumcipal sewer system in the azea. According to the Department of Health, for use of an on-site wastewater disposal system, a variance will be requu~ed from the State Department of Health through the Wastewater Branch. Wastewater rules state that an on-site wastewater disposal system may be used if the total development of an azea does not exceed 50 dwelling amts Under current regulations, lots in this azea aze allowed one (1) cesspool, provided the lots aze one (1) acre or larger When wastewater rules change to preclude the approval of new cesspools, septic systems will be requued regazdless of lot size. 23 Other Essential Utilities and Services: Electncal and telephone sernces aze or vnll be made available to the site. Hilo Medical Center is located approximately 3 miles from the properties, and Kaumana School ~s located approximately mile from the project area A EN OMMENTS 24 Police Department (August 2, 2000 Memo): "Staff has reviewed the above-referenced application and has no comments or objections to offer at this time " -5- 25. Office of Housing and Community Development (August 14, 2000 Meroo) "Chapter 11, Article 1, Affordable Housing, of the Hawaz~ County Code ~s not applicable to the request " 26 Department of Public Works: (See Exhibit B -August 25, 2000 Memo and September 25, 2000 Appticant's Response Letter) 27. Department of Water Supply: (See Exhibit C -September 25, 2000 Memo) 28 Department of Health: (See Exhibit D -August 2, 2000 Memo and September 25, 2000 Applicant's Response Letter) 29. Land Use Commission: (See Exhibit E -August 9, 2000 Letter and September 26, 2000 Applicant's Response Letter) 30 Department of Education: (See Exhibit F -August 23, 2000 Letter and September 25, 2000 Applicant's Response Letter) A['FNC F.S - NO ERPON 31. Real Property Tax Office, Department of Parks and Recreation, Flre Departmeut, Department of Land and Natural Resources Land Division, State Historic Preservatlon Division and Lsnd Management, Department of Transportatlon Hilo and Honolulu, Department of Agriculture, Natural Resources Soil and Conservatlon Services, Corps of Engineers PiiRLiC OMMF.NTS 32 (See Exhibit G -October 5, 20001etter and supporting documents from Theresa Takiue opposing the request) -6- . ~ u - 14 • "~"~`~i[+,Y%N f~. A1ry A^, „y - ~FY6 1•..r gyly~e,.. r 'ff r Pr+ ared to Accordance asith Chapter 25, ~pp1n¢, Hawan Comity Code 1 r APPLICATION FOR CI+iANGE OF ZONE r i KA,~~MANA HQMES.TEADS T1KKs: 3-2-5-44:01 and 7-2-5-45:01 (Portion) KAUMANA, SOUTH HILO, HAWAII June 16, 2000 r Mr. Rlchard M. Tow111 ' 420 Waiakamilo Road, Swte 411 r" Honolulu, Hawaii %817}941 n - r r ' ~1 R hi Toa1u- COrtPOxAI'lON - 420 Watalremdo Road, Swte 411 Honolulu,.Hawau 96817.4941 1-17415-OE n APPLICATION FOR CHANGE OF ZONE for KAUMANA HOMESTEADS TMKs. 3-2-5-44.01 and 3-2-55:01 (Portion) Kaumana, South Hilo, Hawaii June 16, 2000 - Prepared for• Mr. Richazd M. Towill - 420 Wazakamtlo Road, Suite 411 Honolulu, Hawait 96817-4941 Prepared by R.M. Towill Corporation 420 Waiakamilo Road, Suite 411 Honolulu, Hawazi 96817-4941 TABLE OF CONTENTS Page CHANGE OF ZONE APPLICATION FORM ATTACHMENT -AGRICULTURAL REZONE QUESTIONNAIRE LIST OF SURROUNDING PROPERTY OWNERS WRITTEN PROJECT DESCRII'TION A PROJECT OVERVIEW t ^ B REASONS FOR REQUESTING A CHANGE OF ZONE 2 C PROJECT DATA 3 D INTRODUCTION 4 E POLICY FRAMEWORK 8 ^ E 1 STATE LAND USE DISTRICT 8 E 2 COUNTY GENERAL PLAN 8 E 3 HAWAII COUNTY AGRICULTURAL ^ DEVELOPMENT PLAN - 1992 9 E 4 HILO COMMUNITY DEVELOPMENT PLAN -1975 9 F ENVIRONMENTAL SETTING 11 ^ F 1 TOPOGRAPHY AND SOILS 11 F 2 FLORA AND FAUNA 11 F 3 HISTORIC/ARCHAEOLOGICAL RESOURCES 19 F 4 EXISTING /SURROUNDING USES 19 F 5 DRAINAGE/FLOOD CONDITIONS 19 F 6 RECREATIONAL FACII.ITIES 19 F 7 PUBLIC SERVICES AND UTII.ITIES 20 F 7 1 School 20 F 7 2 Med[cal Care 20 F 7 3 Fire Protection 20 F 7 4 Pol[ce Protectton 21 ^ F 7 5 Energy 21 G PROJECT DESCRII'TION 22 G 1 Water Z2 ^ G 2 Seweragc 24 G 3 Drunage 24 G 4 Traffic 26 LIST OF FIGURES ^ F[gure 1 Locauon Map F[gure 2 V[an[ty Map F[gure 3 S[te Plan _ F[gure )A• County of Hawut Zoning Map F[gure 4 Wetland Snes "Wl' and "W2" F[gure 5: Water System Map F[gure 6. Drainage Area Map 1 ,'i •N•-•. ?H "'gr.tr' .~.h~ i~^S ~ .'4d ' +rndq Qi'}~irp~;,~ ~+IK^+.~:' c~'. st•.4 •r,zT a4rO i* KAUMANA HOMESTEADS CHANGE OF ZO1VE APPLICATIOi~I FORM - CHANGE OF ZONE APPLICATION COUNTY OF HAWAII PLANNING DEPARTMENT (Type or legibly print the requested information) ~ ppp~CA~. Mr Richard M To • ' ^ APPLICANT'S SIGNATURE: ~ ~ ATE:~~` -~irAZO~ ADDRESS: 420 Waiakamilo Road, Suite 411 ^ Honolulu, Hawau 96817-4941 LIST APPLICANT'S INTEREST 1F NOT OWNER: - LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: r PHONE:(Bus.) (808) 842-1133 (R~,) (F~) (808) 842-1937 LANDOWNER(S): Richard M Towill Trust ^ LANDOWNER SIGNATURE(S)• lltt~~++r~aa byee hr ~eee DATE: LANDOWNER(S) ADDRESS: 420 Waiakar~iilo RoadrlSwte 411 Honolulu, Hawan 96817-4941 REQUEST: A-20a, Agriculture TO FA-1 a, Family Agriculture ^ TAX MAP KEY• ~~2-5-44:01 and 2-5-45:01 (portion) STREET ADDRESS OF PROPERTY: Kaumana District r- SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 107 acres _ AGENT. R.M. Towill Corporation (Contact: James Yamamoto) ADDRESS. 420 Waiakamilo Road, Suite 411 Honolulu, Hawau 96817-4941 TELEPHONE.(Bus.) (808) 842-1133 (Res.) (Fax) (808) 842-1937 Please indicate to whom original correspondence and copies should be sent. ORIGINAL. Richard M Towill COPIES• R.M. Towill Corporation ^ (Contact. James Yamamoto) (See Instructions on Reverse Side) KAUMANA HOMESTEADS ATTACHMEi~IT'AGRICULTURAL REZONE ~UESTIOiV1VAIRE ATTACHMBNT _ Agricultural Rezoning PLANNING DEPARTMENT - COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE ^ 1. If your request ie approved, do you intend to subdivide the subject land in accordance with the approved change of zone? YeS _ If please answer the rest of question 1 and then to question 3. a. How many acres of the requested area do you intend to subdivide? 107 acres b. Into what lot sizes? 1 acre c. If your request is approved, approximately how long after the - date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? Immediately _ d. Do you intend to build houses on the newly created lots? NO If mss, please answer the following questions: ^ On how many of those lots? At what approximate price range? House _ Lot $90,000-$100,000 Total _ Approximately how long, after approval of the subdivision, would the first house be available for occupancy? IF you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. See attached _ (Figure 3) 2. If you have no firm plane of subdividing the subject area, do you intend to: - a. Sell or lease the land to someone who has firm plans? NO b. Sell or lease the land to someone who has tentative plane? NO c. Sell or lease the land to someone who has no plane? NO d. Keep it? NO ^ e. Other (please state) P.D. 2 5/84 f. If you intend to do either a, b, c, please elaborate on the kind of plans the other party has. Please, also, include in your ^ answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. 3. Do you think that your request and your further plane for the land ^ will alleviate the local housing situation? Y@S xow? The protect will provide agricultural uses and related lifestyle - with a reasonable pace range ^ 4. Are there any buildings on the subject area? NO If so, what kind? - What do you intend to do with those buildings if your request ie approved? 5. Is the subject land currently being used for any agricultural activity? NO ^ If so, please list the kinds of products grown and on how many square feet or acres of land per product. The area was previously used for sugarcane cultivation until mid 1980's 6. Was your request to allow for the creation of smaller agricultural iota? Yes - If so, did your plan include the following considerations? a. Commodity to be produced? (See Market Report in O tp tonal what kinds of commodity? Appendix B of Project EA) b. Suitablility of the proposed lot-size for that commodity? YeS - Home owners' subsistence (See Market Report in Appendix B of Profect EA c. Sufficient farm size to allow reasonable chance of success in commercial agriculture? N/A Success m commeraal agriculture is not likely, but may occur m limited operations - -2- d. Agricultural leases or other forms of assurance that potential buyers or leases would put the subject area into some form of agricultural use? N/A Please state the proposed type of arrangement. Please submit your agricultural plans for the subject area and (See Market Report present evidence of consideration of the above requirements together~n Appendix B of - with your request for a change of zone. Pro ect EA If you do not intend to subdivide the subject land for some sort of agricultural purpose, please state your other reasons. 7. To your knowledge, has there been any flooding and/or drainage problem on the subject area? attached If so, please describe the problem. Please refer to Drainage Discussion and Calculations m Appendix A of Project EA 8. Do you think that the roads leading to the subject area needs improvements? No - If so, what kind? Please refer to Traffic Assessment Report in Appendix E of Project EA Is the road adequate for the proposed traffic volume or load? Y2S ^ 9. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? _ Yes No a. Schools currently exist b. Roads currently exist c. sewer On-Site system r- a. Drainage developer improvements - -3- - Yes No e. Police Protection X f. Fire Protection _ X g. Recreational Facilities x h. Public Ucilicies X developer improvements i. Other For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. No specific improvements are required for the proposed project, however, extension of existing services are expected ~~l Signature: Address: s ~ ~ d 6lli/cr/~ /7~/ ~68/i Telephone: _ _ Date: • ,(dam ZGbO -4- KAUMANA HOMESTEADS LIST OF SURROUNDING PROPERTY OIYINERS SURROUNDING PROPERTY OWNERS KAUMANA HOMESTEADS South Hilo, Hawau Tax Map Kev Owner Address 2-5-3:20, 21, 44, & 80 State of Hawau 1151 Punchbowl, Honolulu, HI 96813 2-5-3:22, 43 Tadao Tanoue 2147 Kaumana Drive, Hilo, HI 96720 2-5-44:2 Mauna Kea Sugar Co P.O Box 18, Pepeekeo, HI 96783 2-5-44.9 Jerry K. Takahazna 899 Country Club Dnve, HIIo, HI 96720 2-5-44:12 Guillermo Lambayan 1095 Apoho St., Hilo, HI 96720 2-5-44.14 Carlton K. Chang 94-384 Kazpaa Kai Place, Mililani, HI 96790 2-5-44:15 Clesson Y. Murasalu 6 Puuko St., Hilo, HI 96720 2-5-44:18 Shigeo Nakamura 825 Country Club Rd., Hilo, HI 96720 2-5-44:19 Edward F. Guay 10 Birch RD., Bloomfield, ^ CT 06002 2-5-44:20 Dazrel C. Huston P.O. Box 1624, Keaau, HI 96749 2-5-45.14 Ernest M. Mattos 579 Kaumana Drive, Hilo, HI 96720 2-5145:15 Mtna Begner 1875 Kalanianaole Ave., M301, Hilo, HI 96720 2-5-45:16 Roland Pacheco 145 S.Wilder Rd., Hilo, HI 96720 2-5-45:17 Arnold Fergerstorm 1065 Kaumana Drive, Hilo, HI 96720 2-5-46:7 Hawaiian Investment Co. P O Box 1826, Honolulu, HI 96720 CONTINUED Tax Map~K ~ Owner Address 2-5~•2, 43, 47, 60, & 61 State of Hawau 2-5-4.5 Suk Ja Cho 15 Kaulana St ,Hilo, HI 96720 - 2-5~•6 Rhona N Uyetake 2005 Uhaloa Rd ,Hilo, HI 96720 2-5-4 7 Harry M. Omoto 2025 Uhaloa Rd., Hilo, HI 96720 2-5-4.8 Violet Sumie Tara 1876-K Kap~olam Bldv Honolulu, HI 96826 2-5-4.9 James A. Shimokusu 1852 Eames St ,Wahiawa, HI 96789 2-5-4.10, 11 &17 Tokuma Sako 1281 Komohana Street, Hilo, HI 96720 2-5-4:12 Haul Toyama 930 Kuhikuhi St ,Hilo, HI 96720 - 2-5.13 Eugene Yamate 111 Amau Rd., Hilo, HI 96720 2-5:14 Francs McCumiskey 2015 Kaumana Drive, Hilo, - HI 96720 2-5-4.15 Manabu Yoneoka 2005 Kaumana Dave, Hilo, - HI 96720 2-5-4.16 Hisako Hisashima 1995 Kaumana Drive, Hilo, - HI 96720 2-5-4.44 Tsuneko K. Horse 2071 Kaumana Drive, Hilo, HI 96720 2-5-4.45 Glenn Fuji 2881-A Kaumana Dnve, Hilo, HI 96720 - 2-5-4:46 Toshio Nagata 2091 Kaumana Drive, Hilo, HI 96720 - 2-5-4.50 William Cunningham P.O.Box 1752, Hilo, HI 96720 2-5-4:51 Filemon Montibon 2111 Kaumana Drive, Hilo, HI 96720 CONTINUED Tax MaR Kew Owner Address 2-5-4.52 Tsuiko Sakamoto 2101 Kaumana Dnve, Hilo, HI 96720 2-51F•53 Yoshio Nagata 2091 Kaumana Dnve, Hilo, HI 96720 2-5-4.62 Bonnie T. Otsu 2139 Kaumana Dave, Hilo, HI 96720 2-5-4.63 Squillace Myra Children of RR1 Box 380 A-120, Wa~luku, Yanagihara Myra HI 96793 - 2-5-4.64 Tadao Tanoue 2147 Kaumana Drive, Hilo, HI 96720 2-5:65 Mieko Muramaru 2153 Kaumana Drive, Hilo, HI 96720 2-5-4:66 Denise Kamaele 2161 Kaumana Drive, Hilo, HI 96720 2-5.67 Shinichi Yoshitsugu 2167 Kaumana Drive, Hilo, HI 96720 2-5-4:68 Isao Asuka 2181 A Kaumana Dnve, Hilo, HI 96720 2-5-4:69 Susumu Fu~ita 94 357 Niau St., Wa~pahu, Hilo, HI 96797 2-5-4.51 Filemon Montibon 2111 Kaumana Drive, Hilo, HI 96720 2-5-5.75 Kaoru Motoishi P.O. Box 272, Pepeekeo, HI 96783 ' 2-5-5.76 Tatsuo Araks 43 Wilder Rd., Hilo, HI 96720 KAUNIANA HOMESTEADS IY~RITI'EN PROJECT DESCRIPTION A PROJECT OVERVIEW - This application involves the request for a change m zone from A-20a (20-acre, Agricultural), to FA-la (1-acre, Family Agricultural) and larger Family Agricultural lots - The proposed proles site is located m West Hilo, immediately south of Kaumana Drive and west of Wilder Road. The overall property consists of approximately 147 5 acres, of which approximately 40 acres are currently zoned A-la (1-acre, Agricultural) r and the balance of approximately 107 acres is zoned A-20a This application will request a rezone from the current 107 acres zoned A-20a to approximately ninety-six - (96) one-acre and larger Family Agricultural lots Information provided in support of this application include the following: _ Reazons For Requesttng a Change of Zone Proles Data Incroduaion Environmental Setting Policy Framework - Proles Description Environmental Assessment (under separate cover) mcludtng: Archaeological Assessment Flora and Fauna Report Market Research and Analysis Traffic Assessment Report Drainage Information List of Surrounding Property Owners _ 1 B. REASONS FOR REQUESTING A CHANGE OF ZONE The purpose of the change of zone is to faalaate subdivision and development of the proposed sae into small scale (one-acre) and larger Family Agricultural lots for sale In order to economically develop the site, there must be a suffiaent number of lots at market prices to offset the normal costs of development The present A-20a (20-acre lots) zomng does not provide a feasible development option The request to change to the Family Agricultural, FA-la (one-acre lot) zomng district provides for the development of the property in a manner that can preserve the agricultural use and lifestyle for future agricultural lots residents The enclosed Market Research and Analysis Report discusses the potennal for agricultural uses wah an emphasis on subststence farming Benefits expected from this project include• ^ The opportunity for development of diversified agriculture on land that ~s presently undeveloped; The availabtlity of lots for small scale family and subsistence agriculture, wah related residential uses at reasonable cost; _ The provision of drainage improvements which wtll reduce the potential for personal and property damage due to floods, and, Short term construction employment. This change of zone request wtll further demonstrate that the proposed proles will be consistent wtth accepted planning principles and is a logtcal extension of adjacent agricultural zoning. 2 C PROJECT DATA Protect Name: KAUMANA HOMESTEADS Applicant: Mr Richard M Towill 420 Waiakamilo Road, Suite 411 Honolulu, Hawaii 96817 Agent• R M Towill Corporation 420 Waiakamilo Road, Suite 411 Honolulu, Hawaii 96817~F941 Contact: James Yamamoto, Protect Mgr Phone• (808) 842-1133 Fax (808) 842-1937 Owner• Richard M. Towill Trust Approving Agency: Planning Department, County of Hawaii Tax Map Key. 2-5-44.01 and 2-5-45:01 (portion) Location: Kaumana, County of Hawaii, State of Hawaii Property Acreage: 69.2 Acres (TMK 2-5-44.01) 78.3 Acres (TMK 2-5-45.01) 147.5 Total Acres r. Rezone Area 69.2 Acres (TMK 2-5-44.01) Acreage: 37.8 Acres (portion of TMK 2-5-45.011 107.0 Total Acres Existing County A-20a (Agriculture, 20 acre) Zoning: Proposed Zoning: FA-la (Family Agriculture, 1 acre) Existing Land Use. Vacant State Land Use District. Agricultural Development Plan Urban Expansion Area _ Land Use Designation. 3 D INTRODUCTION ^ The Richard M. Towill Trust, owner of the subject parcel, is seeking a Change of Zone fora 112 one-acre and larger family agricultural lot subdivision on Tax Map Key ^ (TMK) 2-5-44.01 and 2-5-45.01 The project area is located in the western portion of Hilo, in an area historically identified az Kaumana Homesteads (Figure 1) The site is immediately south of Kaumana Drive and west of Wilder Road (Figure 2). The ^ project site consists of approximately 147.5 acres, of which t40 acres is zoned A-la and the balance oft 107 acres ~s presently zoned A-20a (Figure 3). The application is for rezoning approximately 107 acres from Agriculture A-20a to - Family Agriculture FA-la. This will allow approximately ninety-six (96) one-acre and larger Family Agricultural lots This number is approximate because some lots will _ overlap with existing A-la zoned land to the eazt. The overall site is being planned az a one acre and larger subdivision, to be developed m phases bazed on market demand. All parcels will be served by County standard roadways. Prov~s~on has been made in r the plan for the proposed Puainako Street Extension. The land is divided by existing natural draznage courses, which will be partially improved. Drainage easements will be ^ created on individual lots to keep habitable structures out of flood hazard zones. ^ This zone change request is based on economic realities of land development In order to amortize the costs of development, including roads, water system and electrical _ power system, while providing lots chat can be sold at market paces, the smaller lot size is required. The one acre and larger lots are designed to sell for $90,000 to $100,000. A Market Research and Analysis Report analyzes the potential for agricultural uses on ^ one (1) acre lots. This size of lot can permit "subsistence" agriculture which can provide for family and hobby use, and limited excess for local sales. Profitable commeraal agriculture ~s not likely feasible at this scale, nor is u guaranteed at larger scales This is discussed in detail m the attached Environmental Assessment, Appendix B. ^ 4 POLOLU ^ ` \ KAWAl1ip,E i '`/qM q ~o ` ~ qsr ik4PALA0A ~ ~ / i ~ rwiro Kea M7'AKALAWENf~,' 1 _ `'.,KAlOKO ~ Ru tWOwa ' - / ~ i ^ PROJECT CO~ATION Q ~ _ Cane Kure NAPOOPO~ ~ - ^ O ! Y r ~ ~ Vbhma PI KuoaPOO R ~ , 4 r~ % ~_i_- / ~ r % \~I WAWKUHUNI Figure 1 ~ ~e LOCATION MAP ^ © Not to scale KAUMANA HOMESTEADS ^ TMKs 3-2-5-44 OI and 3-2-5-45 01 (por ) Kaumana, South Hilo, Big Island, Hawan ^ R M TOWILL CORPORATION »ey zooo 7 ~ ~ ~ y / . ' 1 y , . : r ~r a rip ,-7 ~ ~i . ~ Iw J_ ,er•' .1 f~~ ' r 1""mil ' ( ~7}~/~~~- T~ l1~ - ~ ~ ,i ~ ' ~ Pro t ~ ? ` " ' / ,i a \I _ w ~ i\ if ~J'f i y 1 ' Flgure 2 VICINITY MAP © 0 4000 8000 FEET KAUMANA HOMESTEADS TMKs 3-2-5-44 OI and 3-2-5-45 OI (por ) Keumana, South Hllo, Blg Island, Hawall _ R M TOWILL CORPORATION May 20(10 o M.~~~~~Nib~,VFw~Y o 0 0 ~ x ~ x ~ ` ~ N ~ ~ , ~ p ~ ~ 0 9 TMK 2-5-M 20 C PROPERTY BOU NDARY ~ ; 4r. 9 Y C ~ tl e y y o Z e y 9 a A ~ y ~ n Y 7 y y Q e 0 F C Y x s E ' E : ~ v R = N A ~ ~ : o ~ ~ z tl tl ~ 'P ~ 49 ? ~ 6 .p 'F ~'F ~ n m ~ R'~ Q v ~ c mom = v o'-. O e s 9 i A °Y, ti a~ ~ 7 ~ N , O- S j ~ tl o ~ g t , ~ y 0 6 ~ ~ d 1 c c ~ 4 ~ > P d O a a S ; Z p N S t > i ¦ 1{ ~ d n ~O c Q ~ ~ c ~ A ~ rn < 4 x ' 0 0°'~ ? ~ -a .ndf rn y A d z o tl .n _ ~ a yN~ ' - O 'm / ~ 7 C ~ ~ ~ ~ O ~ y ~ t 0 ~ ~ C~ ~ • R ~ ~ a o r ~ 2, gd ~ 0 ~ a m~ rg 3 ~ ~ w 3 O ~ H g ~ ~ ~ o ° ~ m N O N ti ~ ~ G A y ~ N ~ , alp ~ ~ C L N~ ~ N ~ r g n daypy ~ ~ ~p ~ ~ r~ v AtlYONf10B AlM3d0 d R ,ti ~ h9 O a , OdOb ?1a0lIM D V a ~ ;y "oo ~ ~ dQ Q O V~ ~ o° m °~I, 25 ~IJ _ A -20a ~ % A-20o A-?a AI i~A / / 20 A -~00 A-to ~ TMK 2-5-44 01 y TMK 2-5-45 01 '4 ` (porj A- 200 • ~ ~ ~ • ~ • O • 0 ~ A-200 • ~ Project RS-10` • ~ Location (approximate) I ~ A-20o R ~ y I U _ ~ _ r A-100 RS- A-IOa t=- A-20a ' Q A-20a Figure 3A COUNTY OF HAWAII ZONING MAP © 0 1000 2000 FEET KAUMANA HOMESTEADS TMKs 3-2-5-44 OI and 3-2-5-45 OI (por) Kaumana, Sou[h Hilo, Big Island, Hawaii R. M. TOWILL CORPORATION Nay 2000 E POLICY FRAMEWORK E 1 STATE LAND USE DISTRICT The proles site is located within the State Agricultural District According to the classification hazed on Agricultural Lands of Importance to the State of Hawui (ALISH), the property does not include any Prime Agricultural land. E 2 COUNTY OF HAWAII GENERAL PLAN The vicinity of the proles area has been subdivided and developed into suburban residential. According to the "Land Use Pattern Allocation Guide" (LUPAG) map, the protect site ~s designated wtthm the "Urban Expansion Area." The "Urban Expansion" land use category is described in the County General Plan az follows• Urban Expansion Area: Allows for a mix of high density, medium density, low densuy, 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. Withrn areas designated for development az resorts, portions of the resort area may be included m the urban expansion area. The "agriculture" element of the General Plan cues various goals and policies. The following supports 'small scale' agricultural uses, which is related to the proposed project. "Rural-style restdenttal-agrtcultural developments, such azsmall-scale rural communities or extensions of ex~stmg rural communities, shall be encouraged m appropriate locations." In addition, an agricultural policy states: "Designate, protect and mazntain important agriculture lands from urban encroachment." g The proposed project is consistent with the South Hilo agricultural "Course of Action" as outlined in the County General Plan These "Course of Actions" are listed below "The County shall provide for agricultural areas within proximity to the _ , city for products consumed locally " "The County shall encourage buffer zones or compatible uses between agricultural and urban/residential areas." _ E.3 HAWAII COUNTY AGRICULTURAL DEVELOPMENT PLAN - 1992 The County Agricultural Development Plan has a stated vision of: "The County of Hawaii will continue to be the center of diversified agriculture in the State of Hawari" Goals and strategies within the Agricultural Development Plan support local private, diversified agriculture. As an agricultural subdivision, the proposed protect would be consistent with the goals and policies stated above. E.4 HILO COMMUNITY DEVELOPMENT PLAN -1975 The Hilo Community Development Plan recognizes that future agricultural uses are dependent upon a variety of factors, which include: • Areaz of high agricultural suitability • Location of the state agriculture district • Providing opportunity for both small scale and large scale agricultural operations Use of agricultural zones for 'large lot development', e g one acre, single-family residential The County Development Plan promotes the rural lifestyle and need for agricultural diversity. Due to the location of the proposed property and the adequate nature of the y soils and terrain, rural, small scale ("large-lot") residential-farms can be developed on the subsea site providing a vanety of commodity alternatives to the farmer. T N ^ 10 F ENVIRONMENTAL SETTING F 1 TOPOGRAPHY AND SOILS - The pro~ea site lies at an elevation of approximately 1,150 feet on the east sloping up to approximately 1,460 feet on the west. The site is divided by a serves of drainage courses, which affect the continuity of usable, moderate sloped areas The site is A mostly 10% slope or less, however, there are areas of steeper slopes. The various drunage courses have steep side slopes. The pro~ea sites and the v~cmity were previously mapped by the U S. Department of - Agriculture Soil Conservation Service as a part of an overall soil survey of the island of Hawui According to the Soil Survey, the site immediately adjacent and parallel to Kaumana Road is covered by Pahoehoe lava with no soil overlaying it. The remumng ma~onty of the sae contuns Katw~lu silty loam This consists of well-druned silty clay loams and have been formed m a serves of layers of volcanic ash. Permeability is rapid, runoff is slow and erosion hazard is slight. Kuwik~ soils are used for sugarcane. Small areas are used for pasture and truck crops F 2 FLORA AND FAUNA A field survey of the project site was completed in December 1995. The study findings _ indicated no plants listed as Threatened or Endangered, or proposed for fisting, were found. The study also noted that it was also unlikely that any such plants existed on the property. The project area is divided into two vegetation types. The 1881 lava flow dominates the northern portion of the site, and is unsuitable for agriculture. The majority of the sae is covered by deep, cultivatable soil, which was previously cleared - and used for sugarcane. The land ~s now abandoned and overgrown with a savanna- type vegetation of tall grass and widely scattered trees. r Few birds or mammals were observed. One individual `Io (Hawu~an Hawk) wu observed flying overhead. Other native forest birds, including several Endangered - speaes, are unlikely to occur in the pro~ea area because they do not occur at this low elevatton. - 11 No distinct streams or wetlands occur within the portion of the pro~ea area on the 1881 lava flow The very shallow soil and pahoehoe lava from the flow are highly permeable, permitting little surface runoff. The rest of the project area is sloping and dissected by a drainage system of intermittent streams and gullies Two sites were found where old cane haul roads partially block drainageways. In one place this results in a standing open pool of water and in another location, a mat of Watnaku grazs grows to the standing water. The 1995 field study concluded that nearly all of the r project area lacks soil and hydrological indicators of wetland conditions Some areaz near streams or to swales have weak or ambiguous wetland indicators and a few very small areas where drainage is clearly impeded have strong wetland indicators. A subsequent study of the project area was completed on February 11, 2000, for the Puainako Street Extension and Widening Pro~ea. The Puainako Street Extension and Widening Pro~ea waz subject to preparation of an Environmental Impact Statement r. (EIS), whcch waz finalized m April 2000, by the Federal Highways Administration (FHWA), State Department of Transportation (DO1~, and County of Hawaii, Department of Public Works (DPW). According to the Final Wetland Study and Delineations report (Gerrish and Okahara and Associates, February 2000), two sites were identified within the Kaumana Homesteads pro~ea area az containing wetlands (Figure 4). Wetland Bice "Wl" waz identified az approximately 5,280 square feet in size and site "W2" waz identified az approximately 3,100 square feet in size. Both wetlands would be sublect to impact due to the proposed Puunako Street Extension through the Kaumana Homesteads project site. The Wetland Study and Delineations report describes the sites as follows. WETLAND NO. W 1 "Field Observations Wetland is a surface water depression of human origin within an abandoned cane field The wetland is an impoundment of a broad swale created many years in the pazt by a farm road blocking surface water drainage. No outlet is apparent. Wetland is 25 m in diameter. 12 ~ CAM ~ n' _ ' ~ \ \ \ \ I ` ~ ~ ~ \ ~ v ~ • \ \ ~ . ~ rye: ~ ~ \ ~ • • K - / ~ ? r~ qty' , . _ t: • i.4. • \ . • • ~ ~ Flgure 4 WETLAND SITES "W1"AND "W2" - © Not to Scale Source Final Wetland Study and Delmeauons Report, Grant Gemsh,Ph D and Okahan and Associates, Feb 2000 _ KAUMANA HOMESTEADS TMKs 3-2-5-44 Ol and 3-2-5-45 OI (por) Kaumena, South Hilo, Big Island, Hawau - R. M. TOWILL CORPORATION Mey 2000 r On 7/98 a small amount of open water with maximum depth of 0 6 meters was visible, but most of the area had standing water beneath a cover of Warnaku grass (Pamcum repens: FAC+) On 12/95 no open water waz visible, but water was standing above surface beneath Wainaku grass On both occazions, the soil was saturated, struaureless with very strong sulfidic smell. Vegetation of this _ wetland is entirely Wainaku grass, distinct from surrounding vegetation of mixed grasses and shrubs No aquattc animals were observed to wetland Map Analysis Swale indicated on USGS Puhonua Quadrangle map (7.5 minute serves) as deflection of 1300 foot contour line. Estimated maximum watershed for this wetland is 40,000 ftZ. Site is within the limas of 100 year flood (FEMA). The - soil ~s mapped az Kaiwiki silty clay loam, 0-10% slope, a Typic Hydrandept, and described az well drained. Wetland Funttions Hydrological Funttions The wetland appears to store precipitation and overland flow from a small local watershed formed by the impoundment of the swale and allows sedimentation. No outlet is risible, implying that impoundment rarely overflows and that catchment area is small relative to capacity. This wetland prevents impounded water from entering the principle drainageway 100 feet down-slope that drains this area, except ~n periods of high rainfall. Biological Funa~ons Vegetation is a common alien grass whin a surrounding upland successional community in an abandoned cane field. This wetland is not habitat for native - plants The wetland is isolated from ocher bodies of water and is not likely to be habuat for native aquatic animals. Wetland may provide habitat for introduced invertebrates, amphibians or fish. This wetland feature contributes little to beta (landscape) divers¢y because similar vegetation patches are common m the locality and region. - 14 Impact of Proposed Action and Proposed Mitigation Construction of the proposed roadway may continue to block the Swale, thus reproducing the existing conditions and functions If roadway requires a culvert at this site, the impoundment will be drained resulting in a small increase of water and sediment in the principle draznageway down-slope If site is not drained by a culvert, no change of function would occur If a culvert is required ac this site, a) the small amount of water and sediment that would be added to the principle drainageway would be negligible and require no mitigation; or b) function could be replaced by dredging a comparable siu depression on upslope side of roadway below level of culvert inlet. However, - this impoundment would likely breed mosquitoes and be unsightly." ^ WETLAND NO W2 "Description of Resource Field Observations Site is within aman-made drainage channel that originates nearby and empties into the principle drainageway The channel is 10 m wide with steep banks 5 m ^ high. The channel bottom is almost completely vegetated. The wetland is on the relatively level floor of the channel, which often has a small amount of ^ water flowing beneath a dense growth of grass. Small areas of open water are sometimes visible. The soil is saturated and struaureless, measuring 7 inches deep over pahoehoe lava. A portion of this channel is on the north side of the centerline within the ^ proposed ROW; 298mz/3150 ft2 of the wetland is within the ROW. ^ The vegetation is dominated by Wainaku grass (FAC+) with a few scattered kamole (Ludwiaia octovalis. OBL) and a few FW species. All plants within the wetland are introduced species. Introduced prawns (Macrobrachium lar), ^ tadpoles and minnows have been observed in the open water. ^ - 15 Map Analysts Thts drainage channel is not shown on USGS Ptihonua Quadrangle map (7 5 mtnuce series). The map shows that this locale on the west side of Wilder street has low slope This site is not withtn the limits of the 100 year flood (FEMA) The soil is mapped as Katwtkt silty clay loam, 0-10% slope, a Typic - Hydrandept, and described as well-drazned Wetland Functions Hydrological Funatons The channel was apparently dug to the past to improve dratnage withtn this locale with very little slope. Channel carries water to principle drainageway. - Wetland vegetation withtn channel may slow water movement and enhance sedimentation. r Biological Functions This wetland provides negligible biological function or values The plants and - animals observed are all introduce species that are commonly found elsewhere to this locale and throughout the region. Impact of Proposed Action and Proposed Mitigation Construction of roadway would block or fill a portion of this channel, ^ impeding draznage of this nearly level area. It is possible that soil moisture to the area may be increased and wetland characteristics develop to places where they do not now occur. No mitigation of biological impacts is necessary. Reconstruction of dratnage r- channel on the north side of the proposed roadway may be necessary co maintain current drainage pattern." In addition to wetlands identified above, additional wetlands were delineated east, outside of the Kaumana Homesteads protect site, along portions of the proposed ^ Puatnako Street Extension According to the Final EIS, the following mitigation measures to con~unctton with the filing of a Department of the Army Permit (Seaton ^ 404) are proposed to mitigate the potential for adverse impacts to wetlands: - 16 Obtain a Section 401 Water Quality Certification or waiver thereof from the Hawazi State Department of Health; • Provide adequate drainage through the wetland areas, including culverts ~n seleced wetlands as determined in final design, • Road runoff will be collected in roadside ditches and draznage structures _ and disposed of by infiltrating it into the ground through drywells, ensuring that any increase of storm runoff due to greater impermeable surface will be contained onsite and that groundwater recharge will ocwr; • Significant earth-moving activities will occur only during periods of no or low raznfall; the County of Hawazi will make every effort to conduct construction attivities during the "dry season" (May through September); • Construction acivittes will be conduced in a manner az to minimize and control erosion and sedimentation, • All fill and other construction material will be clean, uncontaminated and free of deleterious substances, including toxic chemical, debris and fine grazned material; • Particular care will be taken to ensure that no petroleum products, trash " or other debris enter the water; • No construction or excavated materials will be stockpiled in the aquatic environment. • The Proles will provide 5110,250 in funding to the National Park Service for a wetlands enhancement prolett. The funding will be applied to the efforts of the Olaa Kilauea Partnership (OKP) Wetland Restoration Prolett, which is currently being undertaken by a partnership of federal and state agencies in the region A Memorandum of Understanding (MOU) is under development and will be signed by all participating agencies as part of the Record of Decision (see Appendix N for Interim Proles Description and location map) This MOU will _ outline the structure of the fund, the estimated costs and proposed implementation schedule of the proles, and the responsibilities of all participating agencies. The project has as its goals the protecion and partial restoration of portions of 22 ha (55 ac.) of wetlands in the Mauna Loa Boy's School area of Kulani Correttional Facility (portions of TMKs 2-4-008: 001 & 009) to enhance the long-term survival of native - 17 ^ ^ plant and animal communities and recover rare and endangered species. Specifically, the protect involves the following components: a) Fencing and Fera! Animal Control. Construct a fenced management unit to r protect wetlands from ungulates (pigs, mouflon sheep and goats), and inspect and maintain fences and remove ungulates from the fenced unit, _ b) Propagation and Outplanttng: Propagate native plants for outplanting in protected wetlands to restore wetland species composition and _ function, and monitor the survival and reproduction of outplanted plants to provide guidance for future management, c) Alters Plant Control• Determine and implement effective methods to control invasive non-native plants in the wetlands; and d) Monttor:ng and Mitigation Success Evaluation. The success of the mitigation will be ^ fudged by the OKP partners jointly with the U.S. Army Corps of Engineers through monitoring of the wetlands species composition and ecosystem health before mitigation is applied and at specified intervals afterwards." It is expected that use of the mitigation measures described above, in conjunction with conditions of the Department of the Army Permit (forthcoming for the Puainako Street project) will address the loss of wetland sites "Wl" and "W2". ^ No further impacts to wetlands sites are anticipated due to (1) wetland sites "Wl" and "W2" are the only delineated wetlands within the project area as documented by both the 1995 and year 2000 flora and fauna reports; and, (2) the proposed subdivision of lots into 1-acre and larger parcels, would not in itself result in potential for adverse impacts to wetlands. The complete flora and fauna report is contained in Appendix C of the attached Environmental Assessment Further discussion concerning the wetland sites "Wl" and W2" may be found in the document: Puainako Street Extension and Widening, Final _ Environmental Imvact Statement and Section 4(~ Evaluation, Apri12000). 18 F.3 HISTORIC/ARCHAEOLOGICAL RESOURCES The bulk of the project area was subject to intensive commercial sugarcane cultivatton, r' probably from the late 1800s until mid 1980s. The remainder of the protect area is the presently heavily vegetated 1881 Mauna Loa flow No h~stor~c saes of any kind were observed during a field reconnatssance ~n January _ 1996 within the protect area. Historic and archaeological research md~cated the potential for sites was extremely low with historic cane cultivation related stone structures (clearing mound) the most likely site type Bued on documentary background and the reconnaissance survey, no further archaeological research ~s necessary. An archaeological usessment is contazned in Appendix D of the attached Environmental Assessment F.4 EXISTING/SURROUNDING USES The project site is vacant. Immediately adjacent properties are mostly vacant and single-family residential uses occur adjacent co Kaumana Dnve west and eat of the srce Some residential development is immediately eat of Wilder Road. Hilo County Club ^ Golf Course and another subdivision are located to the west of the project site ^ F.5 DRAINAGE/FLOOD CONDITIONS According to the Flood Insurance Map (FIRM), the protect is located within Zone C and also Zone A along the drainage courses through the property. Zone C is considered "area of minimal flooding " Zone A is defined u "azeu of 100-year flood; ^ bue flood elevations and flood hazard factors not determined." r F 6 RECREATIONAL FACILITIES The town of Kaumana is a predominantly residential community. Kaumana Public ^ Park and playground is situated between Akolea Road and Wilder Road in close proximity to the proposed property. This 1 5 acres playground is used for community recreation and maintazned by the County of Hawaii. ^ 19 Other significant recreational sites in this area include Kaumana Caves County Park. Kaumana Caves County Park, approximately one-half mile east of the site, contains lava tubes created by the 1881 eruption of Mauna Loa F.7 PUBLIC SERVICES AND UTILITIES F.7.1 School r The public school system in Hilo is under the jurisdiction of the State Department of Education. The public schools include two high schools, three intermediate and eight elementary schools. The current population of Hawaii County public school is approximately 28,582 students. The nearest to the project site is Kaumana Elementary School which currently has an enrollment of approximately 336 students. Hilo Htgh School has enrollment of approximately 1,793 students The enrollment of Waiakea High School is approximately 2,392 students. St. Joseph High and Elementary complex, the major private school complex, is also located in downtown Hilo. r- The University of Hawaii is the largest public institution of higher education in State The University of Hawaii has a campus in Hilo (UHH). UHH has an enrollment of approximately 2,730 students. The main campus encompasses approximately 137 acres. The university incorporates atwo-year community college, a four year university, and a continuing educational program. F.7.2 Medical Care The only State-owned Hospital in the general project area is Hilo Medical Center (HMC), established in 1897. The HMC provides complete health care services, including medical, surgical, ambulatory care, home care, psychiatry, and extended care facility F.7 3 Fire Protection The South Hilo District is served by the following four malor stations; Waiakea Station, Central Station, Kawailani Station, and Kaumana Station. The Kaumana Fire Station, is located on Kaumana Drive neu the intersection with Ainako Avenue, approximately 2.5 miles north of the project site. 20 F 7.4 Police Protea~on The Police Department is located on Kapiolani Street near the intersectton wrth Kukuau Street. The police station m Hilo services the South Hilo District In addition to the mam station in downtown Hilo, there are three other community - police stations serving the general area. These community police offices are located at Clem Aktna Park on Wamaku Avenue, Mooheau Bus Terminal on Kamehameha _ Highway, and Richardson Beach Park off Kalanianaole Avenue. F 7.5 Energy The Hawati Electrtc Light Company (HELLO) provides elettnc~ty to the Hilo area - pnmar~ly through HELCO's power generation system HELLO has six power plants which produce electricuy by steam units diesel units, a gas turbine, and hydroelectric r, units. These eleanc power plants are situated at Keahole, North Kohala; Wazmea, South Kohala; Wazau Puueo, Wazakea Peninsula, and Kanoelehua, South Hilo HELLO also purchases power from Hilo Coast Power Company, aprivately-owned biomass generator, and from a geothermal generator owned by Puna Geothermal Ventures. The present level of public facilities and services pronde adequate service to handle the current demand. The proposed pro~ea is not expected to place sufficient demand to result m the need to increase the level of current faciltties. - 21 G. PROJECT DESCRIPTION The proposed protect consists of 147 5 acres located south of Kaumana Drive and west of Wilder Road (see Figure 2). The 107-acre area for the subject Zone Change occupies TMK 2-5-44:1 and western portion of TMK 2-5-45.1. The balance of TMK 2-5-45.1 is presently zoned A-la and is not subject to this Zone Change application. ^ The protect will have access via Kaumana Drive (Saddle Road). The proposed project consists of one hundred twelve, (112) one-acre lots, of which approximately ninety-six (96) one-acre and larger lots are subject of the Zone Change application The overall layout responds to the configuration and slope of the property and takes into account drainage courses that occur within the pro~ea area. The vast majority of the property, including ninety-one lots, will be located to the south of Puainako Street Extension and have access via Kaumana Drive and Puainako Street Extension. The property north of Puainako Street Extension, which includes the remaining twenty-one lots, will have access via Hapuu Road. Hapuu Road is an approximately thirty (30) foot wide dead-end road and currently used only az an access to the two private properties located to the east of the road. The protect will require widening of Hapuu Road to 'fifty (50) feet' in order to meet County standards. A large block of the land to the west of Hapuu Road is vacant and owned by the state. Therefore, the property owner has requested state land acquisition of t 3,650 square feet along the existing Hapuu Road eazement and t 9,760 square feet for the proposed access road from Kaumana Dnve (see Figure 3). The lots are to be accessible from interior public streets all of which will be designed and constructed to County of Hawazi Standards. The roads will be dedicated to the County of Hawaii upon completion of the subdivision. r. G 1 WATER Water will be provided to the protect site from the County of Hawaii, Department of r Water Supply (DWS) system (Figure 5). Presently the Olaa Flume Intake is the main source of water, supplying the Saddle Road Reservoir. This reservoir then feeds the Kaumana Reservoir and the Lyman Reservoir and Kaumana Town. 22 t~_w, tllE LOWER PIIFIONUA RESERVOIR - KkK7A?~A f.F. ~ 977.0 RESERVOIR (1.0 MC) F.F. . 1196.0 (0.3 MG) ,t.~ < @ ~ ~ Ll'11AN RESERVOIR q F.f. ~ 1S70.0WATER LINE _ ~ ro., Irc) u - 'r, rr, RESE~RVOIROAO ~ ~M,. owac F.F.. 1909.0 'by (0.3 NC) Project F~ Site KAUYANA ESTATES RESERVOIR Figure 5 _ WATER SYSTEM MAP © Not to scale KAUMANA HOMESTEADS TMKs 3-2-5-44 Ol and 3-2-5-45 Ol (por ) Kaumana, South Hilo, Big Island, Hawau R. M. TOWILL CORPORA-PION May 2000 The following improvements will need to be made to the existing water system to r- provide water for the area: Booster pump stations will be installed at the lower Piihonua, Kahoama, and Lyman Reservoirs with capacuies of 450 gallons per minute (gpm), 400 gpm and 400 gpm, respectively. These booster pump stations will pump water from the main source at the Lower Piihonua Reservoir to the Kahoama, Lyman ^ and Saddle Road Reservoirs Funding for these improvements have been agreed upon by the applicant and the DWS ^ G.2 SEWERAGE ^ Each lot will be one (1) acre or larger therefore eligible to utilize individual cesspools co provide wastewater disposal. A variance will be required from the State - Department of Health (DOH) because the number of lots in the development will exceed fifry (50). G 3 DRAINAGE ^ The 100-year drainage area was found using the National Resources Conservation Services (NAGS) TR-20 computer program. The NRCS TR-20 method is a single event model that computes direct runoff resulting from any synthetic or natural rainstorm. It develops flood hydrographs hazed on the calculated runoff and routes the - flood flow through stream channels and reservoirs. It combines the hydrograph from a given basin with those from tributary bazins and computes discharge volume, the ume of occurrence of the discharge and the approximate water surface elevations at any de5ned cross season or structure. ^ A map showing the drainage areaz for this project is shown in Figure 6. The TR-20 program was run for the existing conditions and also for the proposed conditions. A ^ comparison of the two calculations showed that the development of this protect will generate an increase of 40.5 cubic feet per second (cfs) peak discharge hazed on a 100- year, 24-hour storm This will result in a runoff volume increase of 55 9 acre-feet. Improvements will be made to the drainage courses that traverse the protect area. A retention bazin will also be constructed so that no adverse effect will be felt ^ downstream of the protect site The retention bazin will be sized to accommodate the ~ncreazed runoff volume Preliminary drainage calculations are shown in the enclosed Environmental Assessment, Appendix A. 24 / l~\ l ~ ~ ~ t~ PROJECT SITE ~ ~ 'r ~1 ~ rr,J~ I ~ r \ DRAINAGE BASIN 2 -4, ' ~ ~ rys' K - ~,~h..f~~ \ ~I r -t„ ~ . ~ DRAINAGE _ \ + w ~ i ~ i ~ ~ ~ r - /%I \ ~ ~ i BASIN 3 r,•~\$ ~l ~\`t (r,'` ~ r / - . 1 1d' it ~ r~~ °~y~,y'~ ~1' ~ \ ~ ~ . ~l \ lC ` ( f ? i I DRAINAGE BASIN~1 ~ /z L I \ ~~1~ -~~Sr1\ ~ ~ I l~~ ` `~~~1~\~, l\~~~~~ ; ~ ~ ~ ~ ~.s"~\~ Sir ~ lI \ I\ ' ( C` ~ il~ ~l ~ rte/ I L-~ i i i ,nL7 _ . Figure 6 DRAINAGE AREA MAP © 0 2000 4000 5000 FEET KAUMANA HOMESTEADS 'FMKs 3-2-5-44 OI and 3-2-5-45 O1 (por ) Kaumana, South Hllo, Btg island, Hawal( R M. TOW[LL CORPORATION Nay 2000 G 4 TRAFFIC A traffic assessment waz prepared (See Appendix E in the Environmental Assessment) to identify the potential impacts of the proposed protect, including future peak hour conditions at nearby intersections with the protect completed and m full use. Increases in traffic volumes in the area will occur with or without the protect A total protected increase in traffic volumes by 30% over existing volumes would be appropriate for aten-year period, hazed on recent increases in traffic volumes in the area. With the expected growth in traffic volumes, the traffic due to the proposed proles would be approximately five percent of future traffic on Kaumana Road near Ainako Avenue. The extension of Puainako Street from the Watakea area of Hilo to Kaumana haz been identified az a desirable roadway improvement protect, the proposed protect plan has reserved aright-of-way for this improvement r. The proposed protect will have a greater relative impact on traffic volumes at the intersections which provide access into the project area. The assessment has evaluated these intersections and has found that the addition of protect traffic would have minimal impact on operating conditions at any intersection. No mitigative measures - are needed to accommodate protect traffic because acceptable intersection conditions will continue with or without the protect. - 26 I`r~ n~°~ .n ~.p,~r!:znce o ~*_F r'haeter 343. Hap•ati Revised Statutes _ _ llkAF'1 iNV1RONMENTAL A5SESSMEN 1 r KAUM~ LNA I,IO]~~~ESTEADS TI'.~Ks. 3-2-5-44.01 and 3-2-5-4° O1 (Portion) Kr~LMANA, SOUTH HILO, HA~w.AII r w June 5, X000 n Mr. Richard M. Towill 420 Waiakanulo Road, Swte 411 r Honolulu, Hawaii %817-4941 r r r R bi To~~~u. C ~o~TtoN 420 Wuakamilo Road, Smte 411 Honolulu, Hawau 96817-4941 ~ i.v4is-0~ r ` EXHIBIT r DRAFT ENVIRONMENTAL ASSESSMENT for KAUMANA HOMESTEADS TMKs• 3-2-5-44.01 and 3-2-55:01 (Portion) r Kaumana, South Hilo, Hawaii ^ June 5, 2000 r. ^ Prepared for• Mr. Richard M. Tow~ll 420 Waiakatrulo Road, Suite 411 Honolulu, Hawaii 96817-4941 Prepared by: r. R.M. Towill Corporation 420 Wazakamilo Road, Suite 411 Honolulu, Hawaii 96817-4941 TABLE OF CONTENTS Page SECTION 1 - INTRODUCTION 1 1 PROPOSED ACTION 1 1 1 2 DESCRIPTION OF PARCEL 1 1 1 3 STATE LAND USE DISTRICT AND ZONING 1 4 SECTION 2 - DESCRII'TION OF PROJECT 2 1 OVERVIEW 2 1 2 2 WATER SUPPLY SYSTEM 2 3 23 SEWERAGE 23 2 4 DRAINAGE 2 4 ^ SECTION 3 - ENVIItONMENTAL SETTING 3 1 PHYSICAL ENVIRONMENT 3 1 311 Climate 31 ^ 3 1 2 Topography, Geology, Sods 3 1 3 1 3 Volcantc Haurd 3 2 3 1 4 Earthquake 3 2 r, 3 1 5 Flora and Fauna 3 3 3 1 6 Scenic and Visual Resources 3 10 3 1 7 Hu[ortc/Archuologxal Resources 3 10 3 2 SOCIOECONOMIC ENVIRONMENT 3 11 ^ 3 2 1 Population 3 11 3 2 2 Land Ownetshtp, Surrounding Land Uses, and Land J 11 Use Designation ^ 3 3 PUBLIC FACII.TTIES AND SERVICES 3 13 3 3 1 Water 3 13 3 3 2 Wutewater 3 13 3 3 3 Flood/Drainage 3 15 3 3 4 Recreational Facdities 3 15 3 3 5 Power/Electrici[y 3 16 3 3 6 School and Medical Services 3 16 ^ 3 3 7 Fire and Police Protection 3 17 3 3 8 Traffic 3 18 3 3 9 Noise 3 18 3 3 10 Air/Water Quality 3 19 SECTION 4 - RELATIONSHII' TO STATE AND COUNTY LAND USE PLANS AND POLICIES 4 1 THE HAWAII STATE PLAN 4 1 4 2 STATE LAND USE LAW 4 1 4 3 STATE FUNCTIONAL PLAN 4 2 4 4 COUNTY ZONING 4 2 4 5 COUNTY OF HAWAII GENERAL PLAN 4 2 4 6 COUNTY OF HAWAII AGRICULTURAL DEVELOPMENT PLAN - 1992 4 3 4 7 HILO COMMUNITY DEVELOPMENT PLAN - 1975 4 4 t SECTION 5 - ALTERNATNES TO THE PROPOSED ACTION 5 1 NO ACTION 5 1 5 2 ALTERNATNE SITE 5 1 SECTION 6 - RELATIONSHII' BETWEEN LOCAL SHORT-TERM USES OF MAN'S 6 1 ENVIRONMENT AND THE MAINTENANCE AND ENHANCEMENT OF LONG-TERM PRODUCTNITY SECTION 7 - IItREVERSIBLE/IRRETRIEVABLE COMMITMENT OF 7 1 RESOURCES BY THE PROPOSED ACTION SECTION 8 - DETERMINATION 8 1 SECTION 9 - NECESSARY PERMITS AND APPROVALS _ 91 STATE 91 9 2 COUNTY OF HAWAII 9 1 93 FEDERAL 91 SECTION 10 - CONSULTED AGENCIES AND PARTICII'ANTS IN THE PREPARATION OF THE ENVIItONMENTAL ASSESSMENT 10 1 FEDERAL AGENCIES 10 1 10 2 STATE AGENCIES 10 1 10 3 COUNTY OF HAWAII 10 1 SECTION I1 - COMMENTS AND RESPONSES TO THE 11 1 DRAFT ENVIItONMENTAL ASSESSMENT SECTION 12 - REFERENCES 12 1 LIST OF FIGURES Ftgure Number Descr}~tton Paps 1 Lon[~on Map 1 2 2 Vicmuy Map 1 3 3 State Land Use Distract Map 1 5 4 County of Hawau Zoning Map 1 6 5 Preliminary Site Plan 2 2 6 Wetland Sites "WI" and "W2" 3 5 7 Water Sys[em Map 3 8 t APPENDICES A 100-YEAR STORM FLOOD STUDY REPORT B MARKET RESEARCH AND ANALYSIS REPORT _ C FLORA AND FAUNA REPORT D ARCHAEOLOGICAL ASSESSMENT REPORT E TRAFFIC ASSESSMENT REPORT u r PROJECT SUMMARY r i ' Project Name: KAUMANA HOMESTEADS ~ Appltcant Mr. Rtchard M. Tow~ll 420 Waiakamtlo Road, Suite 411 Honolulu, Hawan 96817 Agent R.M Towtll Corporation 420 Waiakamtlo Road, Suite 411 Honolulu, Hawazt 96817-4941 Contact. Brtan Takeda, Senior Planner Phone: (808) 842-1133 Fax: (808) 842-1937 Owner: Richard M. Towill Trust I Approving Agency: Planning Department, County of Hawaii Tax Map Key 2-5-44:01 and 2-5-45.01 (portion) r Location: Kaumana, County of Hawati, State of Hawazt Property Acreage: 69.2 Acres (TMK 2-5-44:01) r• 78.3 Acres ('I'MK 2-5-45:01 ! 147 5 Total Acres r Rezone Area 69.2 Acres (TMK 2-5-44:01) Acreage: 37.8 Acres (portion of TMK 2-5~5:01~ 107.0 Total Acres r• Existing County A-20a (Agriculture, 20 acre) Zoning: r Proposed Zoning: FA-la (Faintly Agriculture, 1 acre) Existing Land Use: Vacant f'" State Land Use District: Agricultural ' Development Plan Urban Expansion Area Land Use Designation. ut r SECTION 1 INTRODUCTION .f. 1.1 PROPOSED ACTION r, The Richard M. Towill Trust, owner of the subject parcel, is seeking a zoning change on Tax Map Key ('TMK) 2-5-44:01 and 2-5-45:01 (portion). The project area includes 147.5 acres, of which approximately 40 acres is zoned A-la (one-acre), Agricultural District, and the balance of 107 acres is zoned A-20a (20 acre), Agricultural District. The A-20a lands are the subject of a Zone Change request, which seeks to rezone the current 20-acre lot designation to approximately ninety-six (96), one-acre and larger Family Agricultural (FA) lots. The purpose of the change of zone is to facilitate subdivision and development of the site into small scale (one-acre) agricultural lots. In order to economically develop the site, there must be a sufficient number of lots at market prices to offset the cost of development. The present A-20a lot size does not provide a feasible development option. Therefore, the request to change to the FA-la zone provides for development of the property in an economically feasible manner that will preserve the agricultural use and related lifestyle for future lot residents. This Environmental Assessment (EA) is prepared in accordance with Hawaii Revised Statutes (HRS), Chapter 343, for the purpose of public disclosure and to assess the potential for environmental impacts due to development of the proposed action. 1.2 DESCRII'TION OF PARCEL The project area is located in the western portion of Hilo, in an area historically identified as Kaumana Homesteads (Figure 1). The site, TMK 2-54:1 and TMK 2-5-45:1, consists of vacant, undeveloped land. The property encompasses 147.5 acres, south of Kaumana Drive and west of Wilder Road (Figure 2). The project site lies at an elevation of approximately 1,150 feet on the east, sloping to a high of approximately 1,460 feet on the west. The site is divided by a series of drainage courses, which affect the continuity of usable, moderate sloped areas. The site is mostly 10% slope or less; however, there are areas of steeper slopes. The various drainage courses have steep side slopes. Soil classification of the site identifies slopes in the 20% to 35% range along the drainage courses. 1.1 ~ol.u \ ~ ~ KAWAIMQ,E ~ y i COq ST ~ALAOA / ` \ /j ~ ~ Mauna Yea A fyfAKALAWEN,P./ ~ ~ HILO ~ ~ '~KAlOKO caw Huoaa ~ / `~~.~i KAILUA ~ I ~ PROJECT CDCATION \ N \ V,W'' NAPOOPO~ ~ Q ~.J I Z \\_1Y/ ri ~ O / ~j Y ~ L ~ ~ Fiakuma Pt. I i i ~t r WAIAKUHUNI ~ Figure 1 Ya tae LOCATION MAP © Not to scale KAUMANA HOMESTEADS TMKs 3-2-5-44:01 and 3-2-5-45:01 (por.) Kaumana, South Hilo, Big Island, Hawaii R. M. TOWILL CORPORATION May 2000 J 1 ~ ` ~ i . 1 ~1L• .~,.J,... ,,,t,,R,.. Y^'°', f JV it 1 r ~ `C= ~ } ~ •i ° ~ Pro t , ' ` ~ ~ _ 1; ~ .L'~ t f r J` ~ .W.r ~ Ftgure 2 VICINITY MAP © 0 4000 8000 y FEET r KAUMANA HOMESTEADS TMKs 3-2-5-44 OI and 3-2-5-45 OI (por) Kaumana, South Hllo, Blg Islaad, Hewall R. M. TOWILL CORPORATION May 2000 r 1.3 STATE LAND USE DISTRICT AND ZONING r The property is m the State Agricultural D~stnct (Figure 3). The County of Hawati zoning is A-la and A-20a, Agncultural Districts (Figure 4). The eastern portion of TMK 2-5~5 Ol, Y approximately 40 acres, is zoned A-la (one-acre, Agricultural District); thus, a Zone Change is not required for this portton TMK 2-54.01 and the western portion of TMK 2-5+5.01, approximately 107 acres, are presently zoned A-20a (twenty-acre, Agricultural D~stnct) r r r 14 ? 1 T O C\ 177 ~ ' / ~ 1 , T • ~ 1 J I \ 1 • _ \ , ~ I I ~I ~ ~ - I ' ' ~ ~ ~ ~ ;I~ ~I Q /T • • ~~~///Y • r ~ ~ ~ ~I f • •1M~ AIp S \ ~ ~ ' ~ , ~ A~~' °f ~ ~ Project , a;~. : ~ • ~ Location ..l ' ; ~ C`~, / JV 1 / I_ 1 `i ~ ~ ~ f~` i Figure 3 STATE LAND USE DISTRICT MAP © 0 2000 4000 FEET KAUMANA HOMESTEADS TMKs 3-2-5-44 OI and 3-2-5-45 OI (por ) Kaumana, South Hllo, Blg Island, Hawall R. M TOWILL CORPORATION ti+sY zooo r A -200 A-20o A-ta Y A~I~A / l 20 A -~Oa A-la • ~ TMK 2-5-44 01 ~ TMK 2-5-45 01 (por) '4 A- 20a • ~ • ~ ~ ~ f ~ ~ _ 0 J ~ Project A-2oo i r U Location RS-10` (approxlmaN) ~ R 2 a-20a - ~ h f U S J A-IOo RS- 'd - A-20a 1 A A-20a Figure 4 COUNTY OF HAWAII ZONING MAP © 0 1000 2000 FEET KAUMANA HOMESTEADS TMKs 3-2-5-44 OI and 3-2-5-45 O1 (por) ICaumana, Soulh Hilo, Big Island, Hawau r. R. M TOWILL CORPORATION Nay 2000 SECTION 2 DESCRIPTION OF PROJECT 2 1 OVERVIEW _ The proposed 147 5 acre agricultural-residential subdivision will consist of a combination of approximately 110 one-acre lots and 2 five-acre lots. A preliminary layout is identified in - Figure 5. The final delineation of one-acre and five-acre lots will be determined through the subdivision approval process The project is bisected by the proposed Puaznako Street Extension and will have access via Kaumana Drive (Saddle Road) The overall layout responds to the configuration and slope of the property and takes into account drainage courses that occur within the project area (Appendix A-100 Year Flood Study Report). The maloriry of the property, consisting of ninety-one lots, will be located to the south of Puainako Street Extension and have access via Kaumana Drive. The property north of Puainako Street Extension, which includes the - remaining twenty-one lots, will have access via Hapuu Road. - Hapuu Road is currently adead-end road, approximately thitty (30) feet wide and used only for access to the private properties located to the east of the road. The project will require widening of Hapuu Road to fifty (50) feet to meet State and County standards and provide connection with lots located in the northern portion of the protect site A large block of land west of Hapuu Road is vacant and owned by the State. The property owner has requested State land acquisition of 3,650 square feet along the existing Hapuu Road eazement, and approximately 9,760 square feet for the proposed new access road (located co the west of Hapuu Road) from Kaumana Drive (Figure 5). All of the access road, intersections, and subdivision interior roads will be designed and constructed to State and County standards and will be dedicated to the County of Hawazi upon completion of construction A Change of Zone application will be filed for rezoning approximately 107 acres from A-20a, ' Agricultural District to FA-la, Family Agricultural District. This will allow approximately ninety-six (96) one-acre and larger agricultural lots. The 96 one-acre and larger lots are approximate in number because some lots will overlap with existing A-la zoned land to the eut. These are planned as an agricultural one-acre subdivision, to be developed in phazes based on market demand. 21 u MSC U.r;rH/ D('/VEn,^ y ° 0 „p~ ~ ~ ~ ~ LOJ ~ x N r r N Y sI ~ lc TMK 2-5J4 20 w G PROPERTY BOUNDARY Syr ; ~1 y Y C ~ M e y Y Z o y v 0 A Y C ' c ,i K r y S e e rc tl t x x Y J ~ x H Y N S ~ J 8N R} Y V O j ~ ~ C ^ ` d 1 ~ 1 ,P G q . ¦ a y ~o ~ A~ t s G Q v ~ G BOG 6 v Orn ? Q sa ~ e ~ a~ 9pa O^„ 7 N 4 j V N 1 J 1 O ~ g t B ~ , ~ rn 6 a ~ ~ d 1 ~ _ v c ~ g y > d ~ S ~ Z A ? N ~ t y , B 1~ @ ~ d " 10 _ c g ~ c o ~ A ~ rn ~ 5 s x - 1 ~ ea`~ ~ rnoa rn ~ ~ g a Z e a N y ~ • a ~ B ,'O ? a V ~ ~ J Z O co y 0 F V O s~ ~ C~ G y '1 1 i 1~ F ' 1 N~ O . ~ ~ 1 4Qu°s~ ,M~/ ~~l[[[~~~lll~~~'''f1f1f1 N Y V O V d~a ~ ~ 1~ ~ ~ ~ ~ ~ ° 9 O O ~ y x 0 m fJ a O ~ N ~ ° 6 1 a N 1 .-i A N r Boa N ~Q x 8 ~ g ~ _ ? r dx O a 'v ~ - - Lr u ~ $ ~ ALVONOOB A1M3dOtld tq u C a QVOcl 113Q'lIM p ? O a rA„~ ~ 0 ~ a w o h" g ~ ~ b ~i ~ 3 ~ d g ~ ~ Q~1 ',d y ~ ~ a°~ The initial phase is within the existing zoned A-la portion. The one acre lots will be served by County standard roadways Provision has been made in the plan for the proposed Puainako Street Extension. The land is divided by existing natural drainage courses, which will be partially improved. Drainage easements will be created on individual lots to keep habitable structures out of flood hazard tones. The zone change request is based on economic realities of land development In order to cover the costs of development, including roads, water system, and electricity, while providing lots that can be sold at market paces, the smaller lot size is required. The attached market report (Appendix B-Market Research and Analysis Report) analyzes the potential for agricultural uses on one (1) acre lots. This size of lot is expected to allow for "subsistence" agriculture which can provide for family and hobby uses, and limn oversupply to the local market. Profitable commercial agriculture is not likely feasible at this scale, nor is it guaranteed at larger scales The lots are designed to sell for between approximately $90,000 to $100,000. 2 2 WATER SiJI'PLY SYSTEM Water will be provided to the project sae from the County of Hawaii, Department of Water _ Supply (DWS) system Presently the Olaa Flume Intake is the mazn source of water, supplying the Saddle Road Reservoir. The following improvements will need to be made to the existing water system to provide water for the area: Booster pump stations will be installed at the lower Piihonua, Kahoama, and Lyman Reservoirs with capacities of 450 gallons per minute (gpm), 400 gpm, and 400 gpm, respectively. These booster pump stations will pump water from the main source at the Piihonua Reservoir to the Kahoama, Lyman and Saddle Road Reservoirs. Funding for these improvements has been preliminarily agreed upon between the applicant and DWS (Department of Water Supply, December 29, 1994) Further negotiation to complete engineering and payment for the water system will be undertaken prior to project development 2.3 SEWERAGE Each lot will be one (1) acre or larger and therefore eligible to provide for wastewater disposal using individual cesspool systems A variance will be obtained from the State Department of 23 Health (DOH), Environmental Division, Wastewater Branch, due to the number of lots to the development which exceeds fifty (50). 2.4 DRAINAGE The 100-year drainage area was found using the Nauonal Resources Conservation Service - (NAGS) TR-20 computer program The MRCS TR-20 method is a single event model that computes direct runoff resulting from any synthetic or natural rainstorm It develops flood - hydrographs based on calculated runoff and routes the flood flow through stream channels and reservoirs. It combines the hydrograph from a given basin with those from tributary basins and computes discharge volume, the time of occurrence of the discharge, and approximate water surface elevations at any defined cross section or structure The TR-20 program was run for the existing conditions and also for the proposed conditions. A comparison of the two calculations shows that development of the pro~ett will generate an ~ncreue of 40.5 cubic feet per second (cfs) in the peak discharge based on a 100-year, 24-hour storm. This will result m a runoff volume increase of 55.9 acre-feet. Improvements will be - made to the drainage courses that traverse the project area. A retention basin will also be constructed so that no adverse effect will be felt downstream of the project site. The retention basin will be stud to accommodate the increased runoff volume Preliminary drainage calculations are shown in Appendix A. 2.4 SECTION 3 ENVIRONMENTAL SETTING 3.1 PHYSICAL ENVIRONMENT r 31.1 Climate Hilo ~s located on the windward side of the eland of Hawaii. The prevailing wind throughout the year is the northeuterly tradewind Tradewinds are generally more persistent in summer than in winter and are stronger in the evening. The average wind speed is approximately 7.5 miles per hour. r- Average temperature in Hilo ranges from 65°F to 85°F. Cloudy skies prevul throughout the year. The area receives only about 40 percent of the possible amount of sunshine Average annual rainfall in Hilo is 141 inches. A climatic condition known u "orographic" ram, which forms within the moist tradewmd air as a moves from the sea traveling upwazd along the steep and high mountains, ~s [he pnmary cause of regional precipaation (Arlo of Hawaii, 1983). 3.1.2 Topography, Geology, Soils The island of Hawazi, the largest and youngest of the Hawazian Archipelago, wu formed during the let 800,000 years. The island consists of five volcanos, two of which, Mauna Loa and Kilauea, are still active. Mauna Loa ~s 75 miles long, 64 miles wide, with a peak 13,680 ` feet above sea level. It is formed almost entirely by cooling of lava flows r- The project site lies at an elevation of approximately 1,150 feet on the eat to a high of approximately 1,460 feet on the west. The sae is divided by a serves of drainage courses which affects the continuay of usable, moderately sloped area. The sae is mostly 10% slopes or less; however, there tie area of steeper slopes. The vanous drainage courses have steep side slopes Soil clusificanon identifies slopes in the 20% to 35% range along the drunage courses. The project site and vicinity were previously mapped by the U S Department of Agriculture Soil Conservation Service, u part of an overall soil survey of the island of Hawaii. According to the Soil Survey, the sae ~mmed~ately adjacent and parallel to Kaumana Road ~s covered by pahoehoe lava wah no soil overlaying it. The remaining majority of the site contains Kaiwiki 31 silty loam. This consists of well-drained silty clay loams which have been formed in a serves of layers of volcanic ash Permeability is rapid, runoff is slow and erosion hazard is slight. Kaiwiki soils are used for sugarcane. Small areaz are used for pasture and truck crops. 3 1 3 Volcanic Hazard r.- According to the U.S. Geological Survey, 1974, Kaumana is located within the area susceptible to burial by lava flows which originated from eruptions within the northeast rift zone of Mauna Loa. According to Hazard Zones for Lava Flows, the U. S Department of Interior, Geologic Survey, the project sites are all within Zone 2. Zone 2 is described az "areas adjacent to and downslope of active rift zones " The most recent eruption of Mauna Loa in 1984 advanced to within 4 miles of Hilo before the 3-week-long eruption ended (Christina Heliker, 1990). Potential Impacts and Mitigation Measures. Although lava flows are the most common volcanic hazards in Hawaii, most lava flows from Mauna Loa, since 1880, have stopped before reaching the urban areas of Hilo (U. S. Army Corps of Engineers, 1981) The proposed project is anticipated to minimize the level of exposure from volcanic hazards due to the large lot, rural nature of development, and the location of the site within proximity to Zone 3 Zone 3 includes other areas on Mauna Loa in which the hazard is gradationally lower than in Zone 2. During the past 750 years, lava flows have covered about 15 to 20 percent of Zone 3 on Mauna Loa. These areaz are less affected by rift activity than Zone 2 In 1859, the northwest flank of the volcano in Zone 3 within vicinity of the proposed pro~ea site, was subject to a lava flow which covered only about 10 percent of the area. Historical lava coverage in Zone 2 has been approximately 20 percent No further mitigation is proposed. The large lot scale of development is an effort to minimize the potential for negative adverse impacts due to lava flows to the urban population 31.4 Earthquake r During the pazt few decades, the island of Hawaii experienced several earthquakes with Richter magnitude ratings of 6 or more. The risk of mayor damage from earthquake is considerably high throughout the island. 3.2 Potential Impacts and Mitigation Measures. Under the Uniform Budding Code, the island of Hawaii has been designated as Seismic Zone 4 which indicates a significant potential for strong ground motion generated by seismic events The Umform Building Code establishes minimum se~smtc design criteria for any structures constructed m such a zone for resistance to deformation and damage resulting from strong ground motion. Thus, any structures built for the development will be designed with consideration of seismic hazards. 3.1 5 Flora and Fauna In December 1995, a flora and fauna survey was undertaken by Grant Gernsh, Ph.D , Biologist. Based on the field survey, no plants listed or proposed for listing as Threatened or Endangered were found. The 1881 lava flow occupies portions of the northern pro~ea site _ and is unsuttable for agriculture. The majority of the site is covered by deep, cultivatable soil, which was previously cleared and used for sugarcane. The land is now abandoned and overgrown with asavanna-type vegetation of tall gruses and widely scattered native and non- native trees. Few birds or mammals were observed. One individual `Io (Hawaiian Hawk) was observed flying overhead. Other native forest birds, including several Endangered species, are unlikely to occur at this low elevation. No distinct streams or wetlands occur within the portion of the pro~ea area on the 1881 lava flow. The very shallow soil and pahoehoe lava from the flow are highly permeable, permitting little surface runoff. The rest of the pro~ea area is sloping and dissected by a r- drainage system of intermittent streams and gullies. Two sites were found where old cane haul roads partially block draznageways. In one place this results in a standing open pool of r water and in another location, a mat of Wainaku grass grows in the standing water. The 1995 survey concluded that nearly all of the pro~ea area lacks soil and hydrological indicators of _ wetland conditions Some areas near streams or in swales have weak or ambiguous wetland indicators and a few very small areas where drainage is clearly impeded have strong wetland indicators. A subsequent study of the pro~ea area waz completed on February 11, 2000, for the Puatnako Street Extension and Widening Pro~ea. The Puunako Street Extension and Widening Project was subject to preparation of an Environmental Impact Statement (EIS), which was finalized in Apri12000, by the Federal Highways Administration (FHWA), State Department of 3.3 Transportatton (DOT), and County of Hawait, Department of Public Works (DPW}. According to the Final Wetland Study and Delineations report (Gerrish and Okahara and Associates, February 2000), two saes were ~dentifted within the Kaumana Homesteads project _ area az containing wetlands (Figure 6). Wetland site "Wl" was identified az approximately 5,280 square feet to siu and site "W2" was identified az approximately 3,100 square feet m siu. Both wetlands would be subject to impact due to the proposed Puamako Street Extenston through the Kaumana Homesteads project site. The Wetland Study and Delineations report describes the sites az follows WETLAND NO. W 1 "Field Observations Wetland is a surface water depression of human ongtn wtthin an abandoned cane field. The wetland is an impoundment of a broad swale created many years m the past by a farm road blocking surface water drunage. No outlet is apparent. Wetland is 25 m in dtameter. On 7/98 a small amount of open water wtth maxtmum depth of 0.6 meters waz visible, but most of the area had standing water beneath a cover of Wainaku grass (Panicum reoTns; FAC+). On 12/95 no open water waz vtstble, but water was standing above surface beneath Wainaku grass. On both occasions, the soil waz saturated, structureless with very strong sulfidic smell. Vegetation of this wetland ~s entirely Wainaku grass, distinct from surroundtng vegetation of mixed grazses and shrubs. No aquatic animals were observed in wetland. Map Analysis Swale indicated on USGS Ptthonua Quadrangle map (7.5 minute series) az deflection of 1300 foot contour line Estimated maximum watershed for this wetland is 40,000 ftZ Sice is within the limas of 100 year flood (FEMA). The soil is mapped az Kazwiki silty clay loam, 0-10% slope, a Typic Hydrandept, and described az well drained. _ Wetland Functions Hydrological Functions The wetland appears to store precipitation and overland flow from a small local _ watershed formed by the impoundment of the swale and allows sedimentation. 3.4 r- \ \ \ \ \ \ \ \ \ \ ~ \ \ x i , \ \ • • i' ~ ~ - ~ ~ • • \ • ? ~ . f f l' • • • ~ • ~ • ` ~ ` - \ • • • ~ , 4 ~T~l \ \ • -Y~ \ • ~ ,.Jy.. r \ l ~ \ \ \ by \ \ \ !c ~ t W ~ ~ \ \ Figttte 6 WETLAND SITES "Wl"AND "W2" © Not to Scale ^ Source Final Wetland Study and Deltneauons Report, Grant Gerrtsh,Ph D end Okehare and Associates, Feb 2000 KAUMANA HOMESTEADS - TMKs 3-2-5-44 OI and 3-2-5-45 OI (por ) Kaumana, South Hilo, Big Island, Hawau R M TOWILL CORPORATION ^ May 2000 No outlet is visible, implying that impoundment rarely overflows and that catchment r- area is small relative to capacity. This wetland prevents impounded water from entering the principle drainageway 100 feet down-slope that drains this area, except in _ periods of high rainfall. Biological Functions Vegetation is a common alien grazs within a surrounding upland successional community in an abandoned cane field. This wetland is not habitat for native plants. The wetland is isolated from other bodies of water and is not likely to be habitat for native aquatic animals Wetland may provide habitat for introduced invertebrates, amphibians or fish. _ This wetland feature contributes lutle to beta (landscape) diversity because similar vegetation patches are common in the locality and region. Impact of Proposed Action and Proposed Mitigation r Construttion of the proposed roadway may continue to block the Swale, thus reproducing the existing conditions and functions. If roadway requires a culvert at this r site, the impoundment will be drained resulting in a small increase of water and sediment in the principle drainageway down-slope. r If site is not drained by a culvert, no change of function would occur. If a culvert is required at this site, a) the small amount of water and sediment that would be added to the principle drainageway would be negligible and require no mitigation; or b) function could be replaced by dredging a comparable size depression on upslope side of r- roadway below level of culvert inlet However, this impoundment would likely breed mosquitoes and be unsightly." WETLAND NO W2 r "Description of Resource Field Observations Site is within aman-made draznage channel that originates nearby and empties into the _ principle drainageway. The channel is 10 m wide with steep banks 5 m high. The 36 channel bottom is almost completely vegetated. The wetland is on the relatively level floor of the channel, which often has a small amount of water flowing beneath a dense growth of grazs. Small areaz of open water are sometimes visible. The soil is saturated and structureless, measuring 7 inches deep over pahoehoe lava A portion of this channel is on the north side of the centerline within the proposed ROW; 298mt/3150 ftt of the wetland is within the ROW The vegetation is dominated by Wainaku grass (FAC+) with a few scattered kamole (Ludwiaia octovalis: OBL) and a few FW species. All plants within the wetland are introduced species. Introduced prawns (Macrobrachmm lar), tadpoles and minnows have been observed in the open water. Map Analysis This drainage channel is not shown on USGS Piihonua Quadrangle map (7.5 minute series). The map shows that this locale on the west side of Wilder street has low slope. This site is not within the limits of the 100 year flood (FEMA). The soil is mapped az Kaiwiki silty clay loam, 0-1096 slope, a Typic Hydrandept, and described as well- drazned. Wetland Functions r Hydrological Functions The channel was apparently dug in the pazt to improve drainage within this locale with very little slope. Channel carries water to principle draznageway Wetland vegetation within channel may slow water movement and enhance sedimentation. Biological Functions This wetland provides negligible biological funttion or values. The plants and animals observed are all introduce species that are commonly found elsewhere in this locale and throughout the region. 3.7 Impact of Proposed Action and Proposed Mitigation Construction of roadway would block or fill a portion of this channel, impeding drainage of this nearly level area It is possible that soil moisture in the area may be - increued and wetland characteristics develop in places where they do not now occur. No mitigation of biological impacts is necessary Reconstruction of drainage channel on the north side of the proposed roadway may be necessary to maintain current - drainage pattern." In addition to wetlands identified above, additional wetlands were delineated eut, outside of the Kaumana Homesteads prolea site, along portions of the proposed Puainako Street Extension. According to the Final EIS, the following mitigation measures in conjunction - with the filing of a Department of the Army Permit (Section 404) are proposed to mitigate the potential for adverse impacts to wetlands: Obtain a Section 401 Water Quality Certification or waiver thereof from the - Hawaii State Department of Health; • Provide adequate drainage through the wetland areaz, including culverts in selected wetlands az determined in final design; - • Road runoff will be collected in roadside ditches and drainage structures and disposed of by infiltrating it into the ground through drywells, ensuring that any increaze of storm runoff due to greater impermeable surface will be contained onsite and that groundwater recharge will occur, - Significant earth-moving activities will occur only during periods of no or low rainfall; the County of Hawaii will make every effort to conduct construction - activities during the "dry seazon" (May through September); • Construction activities will be conducted in a manner u to minimize and control erosion and sedimentation; - A11 fill and other construction material will be clean, uncontaminated and free of deleterious substances, including toxic chemical, debris and fine grained - material; • Particular care will be taken to ensure that no petroleum products, trash or other debris enter the water; • No construction or excavated materials will be stockpiled in the aquatic environment 38 • The Project will provide $110,250 in funding to the National Park Service for a wetlands enhancement prolett. The funding will be applied to the efforts of the Olaa Kilauea Partnership (OKP) Wetland Restoration Project, which is currently being undertaken by a partnership of federal and state agencies in the region. A Memorandum of Understanding (MOU) is under development and will be signed by all participating agencies as pan of the Record of Decision (see r- Appendix N for Interim Proles Description and location map) This MOU will outline the structure of the fund, the estimated costs and proposed implementation schedule of the project, and the responsibilities of all participating agencies. The prolett has as its goals the protettion and partial restoration of portions of 22 ha (55 ac.) of wetlands in the Mauna Loa Boy's School area of Kulani Correttional Facility (portions of TMKs 2-4-008: 001 & 009) to enhance the long-term survival of native plant and animal communities and recover rare and endangered species. Specifically, the prolett involves the following components: a) Fencing and Feral Animal Control: Construct a fenced management unit to protect wetlands from ungulates (pigs, mouflon sheep and goats), and inspett and mazntazn fences and remove ungulates from the fenced unit, b) Propagation and Outplant:ng: Propagate native plants for outplanting in protected wetlands to restore wetland species composition and function, and _ monitor the survival and reproduttion of outplanted plants to provide guidance for future management; c) Alien Plant Control. Determine and implement effettive methods to control invasive non-native plants in the wetlands; and d) Mon:tonng and Mit:gation Success Evaluation: The success of the mitigation will be fudged by the OKP partners jointly with the U.S. Army Corps of Engineers through monitoring of the wetlands species composition and ecosystem health before mitigation is applied and at specified intervals afterwards " Potential Impacts and Mitigation Measures. It is expected that use of mitigation measures described above, in conjunction with conditions of the Department of the Army Permit (forthcoming for the Puainako Street prolett) will address the loss of sites "W 1" and "W2". Subdivided lots azsociated with Kaumana Homesteads will be located adjacent to the Puainako Street Extension right-of-way. No further impacts to wetlands sites are anticipated due to (1) wetland sites "Wl" and "W2" were the only delineated wetlands within the prolett area as documented by both the 1995 and year 2000 flora and fauna reports; and, (2) the proposed subdivision of lots into 1-acre and larger parcels, would not in itself result in potential for _ adverse impacts to wetlands. 3.9 - The complete flora and fauna report ~s contazned in Appendix C-Flora and Fauna Report 3 1.6 Scenic and Visual Resources The property is located on the lower eastern slope of Mauna Loa. The prominent feature of the landscape is the 14,000-foot peak of Mauna Kea Scenic views toward the mountain are provided from various locations within the project site. Potential Impacts and Mitigation Measures. The proposed low intensity of development and planned subsistence agricultural use of the site is not expected to adversely affect scenic viewplanes or visual resources. It ~s expected that the project site would provide views of _ agricultural and homesteading activities that would compliment and remun consistent wuh the rural and country setting of the region - 3 1 7 Historic/Archaeological Resources The majority of the project area was subject to intensive commercial sugarcane cultivation, probably from the late 1800s until mid 1980s. The remainder of the project area includes the r- 1881 Mauna Loa Lava Flow which has since become heavily vegetated. A field reconnaissance of the project sae was completed by Cultural Surveys, Hawaii, in r January 1996 (Appendix D-Archaeological Assessment Report). Research undertaken for the field reconnazssance indicated that the potential for discovery of historic or archaeological ' sites would be extremely low with cane-cultivation related stone clearing mounds the most likely sae type of structures present. Subsequent field work identified no historic or archaeological sites present. Based on the results of the field reconnaissance survey, no further archaeological research is expected to be required. Potential Impacts and Mitigation Measures. No further impacts to historic or archaeological resources are anticipated. However, because it is always possible that unidentified cultural remains may be present, should any such deposits be uncovered, work in the immediate area is to cease and the State Department of Land and Natural Resources 3.10 (DLNR), Historic Sites Division, be contacted at (808) 692-8025, for further instructions and - coordination. 3 2 SOCIOECONOMIC ENVIRONMENT 3.2.1 Population The district of Hilo is the largest population center in the County of Hawaii. According to the State of Hawaii Data Book, 1998, the 1995 population of the Big Island was 137,291 persons compared to an overall statewide population of approximately 1 18 million persons. The South Hilo district, in which the project site is located, contained a population of 45,790 persons, while the next largest district, Puna, contained approximately 27,585 persons. In comparison, the North and South Kona districts located in West Hawaii contained 25,447 persons and 8,619 persons. Hilo serves as the center of government, transportation, and business for the County of Hawaii. Recent population trends, however, indicate chat growth has been occurring in the - district of Puna, which grew by more than 28% between 1990 and 1994; South Kohala, which experienced the same level of growth; and, Kau, which grew by more than 259'° since 1990 (Table 3-1) Potential Impacts and Mitigation Measures. The proposed protect is not anticipated to result in negative adverse impacts to the area population due to the relatively low intensity of development and small scale agricultural use of the site. According to the County of Hawaii - Data Book, 1997, the average population per household size for the Big Island was 2 86, as of April 1, 1990 Given an approximate total lot count of 112 and an average population per household size of 2.86, an approximate population size of t 320 persons could be expected to be generated from the proposed project This would represent an overall increase of t 0.7% to - the existing South Hilo district population of 45,790 It is therefore anticipated that while some population growth will occur with use of the family agricultural lots, that the level of growth would not result in potential for negative impacts. 3.2.2 Land Ownership, Surrounding Land Uses, and Land Use Designation The project site is currently vacant and owned by the Richazd M. Towill Trust. Immediately adjacent properties are mostly vacant with single-family residential uses occurring adjacent to 3.11 Kaumana Drtve north of the stte and east of Wtlder Road. Surrounding urban uses tnclude - Kaumana Town to the north and northeast; Htlo Country Club Estates Subdtvtston to the east, Kaumana Estates Subdtvtston and Htlo Country Club Golf Course to the west; and Kaumana Drrve to the north Htlo County Golf Course, approxtmately one-half mtle west of the site, is no longer to use and is covered by overgrown vegetation. - Table 3-1 State of Hawaii Resident Populatton of Counties and Districts 1980, 1990, and 1995 Percent Change April 1, 80 April 1, 90 fuly 1, 95 1980 to 1990 1990 to 1995 - STATE TOTAL 964,691 1,108,229 1,179,198 14 9 6 4 HAWAII COUNTY 92,053 120,717 137,291 30 7 14 1 Puna 11,751 20,781 27,585 76 8 32 7 South Htlo 42,278 44,639 45,790 5 6 2 6 North Htlo 1,679 1,541 1,561 -8 2 1 3 Hamakua 5,128 5,545 5,757 8 1 3 8 North Kohala .3,249 4,291 4,826 ~ 32 1 12 5 South Kohala -4,607 9,140 12,098 98 4 32 4 North Kona 13,748 22,264 25,447 62 1 14 2 South Kona 5,914 ~ 7,658 8,619 29 5 12 5 Ka'u 3,699 4,438 5,607 20 0 26 3 Source U S Bureau of the Census, 1990 Census of Population and Housing, Population and Housing Unit Counts, Hawati, 1990 CPH-2-13 (Mazch 1993), table 8, 1995 county estimates from the _ Federal-S[ate Cooperative Program for Populatton Esttmates,1995 district estimates by the Hawat~ State Department of Business, Economic Development & Tourism The property is zoned A-la and A-20a by the County of Hawaii. The County General Plan Land Use classification identifies this area as Urban Expansion Area. The State Land Use - designation is Agricultural District. The area immediately north, northeast, and northwest of the property is designated as Urban Distrit. Potential Impacts and Mitigation Measures. The proposed anion is not expected to result in adverse negative impacts to existing surrounding land uses or land use designations. The proposed action will continue the current use of the area for agricultural cultivation and homesteading The protect area is already in the State Agricultural District and adjoining portions of the site are zoned A-la. Although the proposed use will not facilitate the County 3 12 General Plan designation for Urban Expansion Area, the change in zoning will provide for a - moderate increue in density from A-20a to FA-la This density change will adjoin with existing A-la lots to continue the regional land use pattern of agricultural uses No further _ mitigation is therefore proposed or expected 3.3 PUBLIC FACILITIES AND SERVICES 3 3 1 Water Water is planned to be provided to the project site from the County of Hawaii, Department of Water Supply (DWS) system (Figure Presently the Olaa Flume Intake is the main source of water, supplying the Saddle Road Reservoir. This reservoir feeds the Kaumana and _ the Lyman Reservoirs and Kaumana Town. Improvements will need to be made to the existing water system to provide water for the area. ^ Booster pump stations will be installed at the lower Puhonua, Kahoama, and Lyman Reservoirs with capacities of 450 gallons per minute (gpm), 400 gpm, and 400 gpm, - respectively. These booster pump stations will pump water from the main source at the Lower Puhonua Reservoir to the Kahoama, Lyman and Saddle Road Reservoirs. ^ Preliminary discussion to provide funding for these improvements were initiated by the Richard M. Towill Trust in late 1994 Further negotiation to complete engineering and payment for the water system will be undertaken prior to project development (Department of Water Supply, December 29, 1994). Potential Impacts and Mitigation Measures. No negative adverse impacts are anticipated. - DWS will be contacted to complete discussions concerning the engineenng design and payment for installation of the system. 3.3.2 Wastewater ^ Each lot will be one (1) acre or larger and therefore eligible to utilize individual cesspools to provide wutewater disposal. A variance will be required from the Stace Department of ^ Health (DOH) because the number of lots in the development exceeds fifty (50). ^ 3.13 tC-'~' UE LOWER PIINONUA RESERVOIR KAFIOALIA F.F. ~ 977.0 RESERVOIR (1.0 MG) F.F.. 1191!.0 (0.3 MC) y J ~i e a ~ ~ Ll'AIAN RESERVOIR q F F ~ 1370.0 WATER LINE ro.1 Irc) y I ~ n SADDLE ROAD ~ a+'R RESERVOIR ~ F.F.. 1909.0 'by 4 r (0.3 MC) Protect Site KAUYANA ESTATES RESERVOIR Flgure 7 WATER SYSTEM MAP © Not to scale KAUMANA HOMESTEADS TMKs 3-2-5-44 O I and 3-2-5-45 O I (por ) Kaumena, South Hilo, Big Island, Hawa~~ R. M. TOWILL CORPORATION - Hey zooo Potential Impacts and Mitigation Mcasures No negative adverse impacts are antiapated r. with use of the proposed wastewater system. As required, a variance will be filed wtth DOH to address necessary rules and regulations governing use of the ~ndiv~dual cesspool system ^ 3 3 3 Flood/Drainage r- According to the Flood Insurance Rate Map (FIRM), the pro~ea is located withtn Zone C and also Zone A along the drainage courses through the property. Zone C is considered "an area ^ of minimal flooding." Zone A is defined as "areas of 100-year flood, base flood elevations and flood hazard factors not determined." r The 100-year storm flow was found using the National Resources Conservation Services (MRCS) TR-20 computer program (see Appendix A). The NRCS TR-20 method is a single event model that computes direct runoff resulting from any synthetic or natural rainstorm It develops flood hydrographs bued on the calculated runoff and routes the flood flow through " stream channels and reservoirs. It combines the hydrograph from a given basin with those from tributary banns and computes discharge volume, the time of occurrence of the discharge r- and the approximate water surface elevations at any defined cross season or structure. ^ The TR-20 program wu run for the existing conditions and also for the proposed conditions A comparison of the two calculations showed that the development of this pro~ea will generate an increase of 40.5 cubic feet per second (cfs) peak discharge based on a 100-year, 24- ^ hour storm This will result in a runoff volume increase of 55 9 acre-feet. ^ Potential Impacts and Mitigation Measures. The anticipated increase in runoff will require that improvements be made to drainage courses that traverse the project area A retention basin will be constructed so that no adverse runoff impacts occur downstream of the project site. The retention basin will be sized to accommodate the increased runoff volume. Preliminary drainage calculations which support the sizing of the retention basin are shown in ^ Appendix A. ^ 3 3 4 Recreational Facilities The town of Kaumana is a predominantly residential community. The Kaumana Public Park and Playground is situated between Akolea Road and Wilder Road in close proximity to the 3.15 proposed property. This 1.5 acre playground is used for community recreation and ~s maintained by the County. ^ Another significant recreational site includes the Kaumana Caves County Park. Kaumana Caves County Park, approximately one-half mile east of the site, contuns lava tubes created by the 1881 eruption of Mauna Loa. Potential Impacts and Mitigation Measures. No negative adverse impacts are anticipated to the recreational facilities of the area. This is based on the small scale of the pro~ett, combined with the approximate 1-acre and larger saes of the proposed lots. It is expected that for many ^ families the size of the lots will itself, provide sufficient space for recreational opportunities and gatherings by families and friends. This will further reduce use of the surrounding recreational factltties of the area. 3.3 5 Power/Electricity The Hawau Electric Light Company (HELLO) provides elettnc power to the Hilo area primarily through the HELLO power generation system. HELLO has six power plants which produce elettrtc power by steam, diesel, a gas turbine, and hydroelectric units. These electric power plants are situated at Keahole, North Kohala; Waimea, South Kohala; Waiau Puueo, Waiakea Peninsula, and Kanoelehua, South Hilo. HELLO also purchases power from Hilo Coazt Power Company, a privately-owned biomass generator, and from a geothermal ^ generator owned by Puna Geothermal Ventures. ^ Potential Impacts and Mitigation Measures No negative adverse impatts to the provision of power to the area are anticipated This is hazed on the existing provision of power to the area by HELLO and the proposed low energy intensity use of the site for agricultural and homesteading purposes No further mmgation meazures are therefore proposed. ^ 3 3.6 School and Medical Services ^ Schools. The public school system in Htlo is under ~urisdittton of the State Department of Education. The public schools include two high schools, three intermediate, and eight elementary schools. 3.16 The current population of the Hawau County publu school system is approximately 28,582 students The newest to the project site is Kaumana Elementary School which currently has an enrollment of approximately 336 students. Hilo High School has enrollment of _ approximately 1,793 students The enrollment of Wuakea High School is approximately 2,392 students. St. Joseph High and Elementary complex, the major pnvate school complex, ~s also located ~n downtown Hilo The Untverstty of Hawui is the largest public institution of higher education in the State. ^ The Universcty of Hawui has a campus in Hilo {UHH) UHH has an enrollment of approximately 2,730 students. The main campus encompasses approximately 137 acres. The _ university incorporates atwo-year community college, a four year university, and a continuing education program. Medical Services. The only State-owned Hospital in the general proles area is Hilo Medical Center (HMC), established in 1897. HMC provides complete health care services, including ^ medical, surgical, ambulatory care, home care, psychiatry, and an extended care fac~lny. Potential Impacts and Mitigation Measures. No adverse impacts to the area school system or medical fattlcty are anticipated. The existing area population of South Hilo has recently ^ experienced only moderate growth to the past decade, and the proposed small scale and scope of the prolett is not expected to require resources beyond the capaaty of the existing school and medical system 3.3 7 Fire and Police Protecion Fire Protection. The South Hilo Distnct is served by four major fire stations• Wuakea Ftre _ Station, Central Fire Statton, Kawulani Fire Statton, and Kaumana Fire Station. The Kaumana Station, is located on Kaumana Drive near the intersection with Ainako Avenue, approximately 2 5 miles north of the prolett sne. Police Protection. The Police Department is located on Kapiolant Street near the intersection with Kukuau Street The police station in Hilo provides service to the South Hilo District. In addction to the main station in downtown Hilo, there are three other communty police ^ stations serving the general area. These stations are located at Clem Akins Park on Wainaku Avenue, Mooheau Bus Terminal on Kamehameha Hcghway, and Richardson Beach Park off _ Kalancanaole Avenue. 3.17 Potential Impacts and Mitigation Measures. No adverse impacts are anticipated to the provision of fire and police services to the area. The project site is readily accessible from Kaumana Drive at the northern boundary and Wilder Road to the east. The proposed _ Puunako Extension will provide further accessibility to the site for access by fire and police services. As required, the proposed subdivision water system will be designed to provide for sufficient fire flow in accordance with applicable rule and regulations of the County of Hawaii, Building Code. 3.3.8 Traffic A traffic assessment wu prepared to identify the potential impact of the proposed project, including future peak hour conditions at nearby intersections with the project completed and at build-out (see Appendix E-Traffic Assessment Report). Increues in traffic volume in the area will occur with or washout the project. A total increue in traffic volume of 30°~ over the existing volume would be appropriate for areas-year period, bued on recent increues in traffic volume in the area. With the expected growth in traffic volume, the increued traffic due to the proposed project would be approximately five percent of the future traffic increue on Kaumana Road near Ainako Avenue. The extension of Puainako Street from the Waiakea azea of Hilo to Kaumana hu also been identified u a y desirable roadway improvement, the proposed project will reserve aright-of-way for this improvement. Potential Impacts and Mitigation Meuures. The proposed protect will have a greater relative impact on traffic volume at the intersections which provide access to the project area. The usessment hu evaluated these intersections and hu found that the addition of project traffic would have minimal impact on operating conditions at this intersection. No mitigative meuures are needed to accommodate project traffic because acceptable intersection conditions will continue with or without the project. 3.3.9 Noise The overall characteristic of the protect site is of a low density residential and agricultural community. The present noise quality of the protect site is within levels expected for a rural 3.18 agricultural-residential community. No adverse noise impacts are anticipated to result from the proposed one-acre agricultural subdivision. The proposed development will not exceed present noise levels for a rural residential and agricultural lifestyle. Potential Impacts and Mitigation Measures. Other than construction noise generated by building activities and land preparation, adverse noise impacts from development of the project is not anticipated. Short term construction noise is expected to be in conformance with noise regulations of the State Department of Health. No significant short or long term Horse impacts are anticipated from the project. 3.3.10 Air/Water Quality Air quality at the project site has a very low level of urban generated pollutants due to a relatively low residential density combined with distance from emission sources The mayor factor affecting air quality in the area is vehicular traffic. A small amount of air pollution may be generated from farm equipment including small tractors or composters. Use of all such equipment will be in accordance with applicable State and County of Hawaii regulations governing use Use of chemicals including pesticides or herbicides will also be governed in accordance with applicable Federal, State or County of Hawaii regulations. r. Potential Impacts and Mitigation Meuures. Other than localized short term impacts from construction activities, development of the site is not anticipated to have a significant adverse impact on the area's air or water quality. The site is currently vacant and will assist in mitigating the potential for impact to area residents. J 3 19 SECTION 4 RELATIONSHIP TO STATE AND COUNTY LAND USE PLANS AND POLICIES 4 1 THE HAWAII STATE PLAN The Hawui State Plan, Chapter 226, HRS, serves az a wruten guide for the future long range development of the State The Plan identifies statewide goals, objectives, poltctes, and prtonttes The proposed project would be in conformance with the State Plan's obleaives and Pol~ctes for Agriculture. According to Section 226-7 Objectives and Polices for the Economy - Agriculture, the following policies would apply to the proposed activity (5) Enhanang agricultural growth by provtdmg public incentives and encouraging private initiatives; (7) Increase the attractiveness and opportunities for an agricultural education and livelihood; and, (8) Expand Hawaii's agricultural base by promoting growth and development of flowers, tropical fruits and plants, livestock, feed grazns, forestry, food crops, aquaculture, and other potential enterprises. 4 2 STATE LAND USE LAW The prolea site lies within the state land use category "agricultural" (Figure 3). Uses proposed under the development would be consistent with the obleaives and policies of the State Land Use Law, Chapter 205, HRS: • The project minimum lot size of 1 acre is consistent with the minimum lot size for parcels wtthin the State Agricultural Distract; and, • Proposed lot uses would include pastoral and homestead uses, including subsistence farming which ~s also consistent with rules governing uses in the Agricultural District. 41 r According to the clusification bued on Agricultural Lands of Importance to the State of Hawazi (ALISH), the pro~ea site does not include any Prime Agricultural land ~ 4.3 STATE FUNCTIONAL PLAN The Hawaii State Functional Plans (Chapter 226, HRS) provides for a management program to allow use of state resources to improve current conditions and attend to various societal issues and trends. The proposed project is consistent with the State Functional Plan for Agriculture through the following Implementing Action. AGRICULTURE IMPLEMENTING ACTION D(1)(d) Objective D: Achievement of Optimal Contribution by Agriculture to the State's economy. Policy D(1): r" Encourage the conduct of bait and applied research on agricultural systems, technologies, practices, organisms, crops, and products, and encourage the transfer of r research information to agricultural users. r„ Implementing Action D(1)(d): Support research and development of non-traditional agricultural uses and cultural practices, including natural and organic methods. r- 4.4 COUNTY ZONING r The County of Hawazi zoning for the site is Agriculture, A-la and A-20a. The eutern r portion of TMK 2-5-45:01, approximately 40 acres, is zoned A-la (one-acre agriculture); thus, a • Zone Change is not required for this portion. TMK 2-54:01 and the western portion of TMK 2-55:01, approximately 107 acres, is presently zoned A-20a (Figure 4). r 4 5 COUNTY OF HAWAII GENERAL PLAN The vicinity of the project area has been subdivided and developed into suburban residential According to the "Land Use Pattern Allocation Guide Map", the project site is designated as being within the "Urban Expansion Area". The "Urban Expansion" land use category is ~ described in the County General Plan u follows: 4.2 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. Within areas designated for development as resorts, portions of the resort area may be included in the urban expansion area. The "agriculture" element of the General Plan cites various goals and policies. The following supports 'small scale' agricultural use, which is related to the proposed project. "Rural-style residential-agricultural developments, such assmall-scale rural communities or extensions of existing rural communities, shall be encouraged in appropriate locations." In addition, an agricultural policy states: "Designate, protect and maintain important agriculture lands from urban encroachment." N The proposed project is consistent with the South Hilo agricultural "Course of Action" as outlined in the County General Plan. These "Course of Actions" are listed below: "The County shall provide for agricultural areas within proximity to the city for products consumed locally." "The County shall encourage buffer zones or compatible uses between agricultural and urban/residential areas." r 4.6 COUNTY OF HAWAII AGRICULTURAL DEVELOPMENT PLAN - 1992 The County Agricultural Development Plan states as a vision the following statement: r "The County of Hawaii will continue to be the center of diversified agriculture in the State of Hawaii" N 4.3 Goals and strategies within the Agricultural Development Plan supports local private, diverscf~ed agriculture As an agricultural subdiviscon, the proposed pro~ea would be consistent with the goals and polices stated above. ^ 4.7 HILO COMMUNITY DEVELOPMENT PLAN - 1975 The Hilo Community Development Plan recognizes that future agricultural uses are dependent upon a variety of factors which include• • Areas of high agricultural suitability, • The location of the state agricultural distria; • Providing opportunities for both small and large scale agricultural operations; and, • Use of agricultural zones for `lazge lot development', e g ,one acre, single-family residential lots. The County Development Plan promotes the rural lifestyle and need for agricultural diversity Due to the location of the proposed property and the suitable nature of the soils and terrain, rural, small scale ("large-lot") residential-farms can be developed on the subject site providing a variety of crop and commodity alternatives to the farmer. 44 SECTION 5 ALTERNATIVES TO THE PROPOSED ACTION 5 1 NO ACTION ' The proposed rezontng from A-20a to FA-la is based on existing soctal and economic considerations. The proposed development would promote the potenttal for diversified agriculture and provtde drainage improvements whtch will reduce flood potential. The cost of development, comprised of the road, water, and electrical systems, will be amortized by smaller lot sizes which can be more readily absorbed by the local marketplace The Change of Zone request is consistent with accepted planning principles and is a logical extension of adjacent zoning. The "no action" alternative would continue the current undeveloped condition of the land In addition to the lost opportunity for land improvements imposed by no anion, there would also be: failure to provide lots for agricultural and related residential uses at reasonable prices; and, loss of construction related employment. 5 2 ALTERNATIVE SITE While tt is possible that other adjacent properties may be found within the region with the qualities necessary for agricultural homestead uses, the owner does not own an alternative location that has the same potential for development. Circumstances involving ownership of the site, therefore, do not permit the expenditure of additional funds for research, analysts, and selection of an alternative locatton. At the same time, the pro~ea site (1) possesses the qualities necessary for agricultural development within the context of existing land use plans and policies of the State and County of Hawatt; and, (2) possesses site features which help to minimize the potential for adverse negative environmental tmpaas. These site features include but are not limited to: locatton adjacent to an existing roadway network with current plans for an upgrade to the Puatnako Extension; a site locatton which can be rezoned while remaining consistent with the continued agricultural use of the region, and, a site locatton which minimizes the potential for tmpaas to cultural and archaeological resources, flora and fauna resources, the area population, and the provision of public infrastructure r 5.1 SECTION 6 RELATIONSHIP BETWEEN LOCAL SHORT-TERM USES OF MAN'S ENVIRONMENT AND THE MAINTENANCE AND ENHANCEMENT OF LONG-TERM PRODUCTIVITY r The short-term use of resources resulting from development of the proposed protect is not expected to result in long-term negattve adverse consequences. The exisung vegetation, which primarily consists of overgrown savanna-type tall grasses and widely scattered trees, will be removed ~n order to use the land for agricultural and residential uses Once construction of the support infrastructure ~s completed there will be no effect on air and noise quality, visual and scenic resources, wildlife, or residents of the area. Long-term benefits resulting from development of the protect will include provision of house and farm lots for the communiry. This will enhance the use of the land which is now vacant and fallow, and provide for land uses which are consistent within the surrounding community r~ 6.1 SECTION 7 IRREVERSIBLE/IRRETRIEVABLE COMMITMENT OF RESOURCES BY THE PROPOSED ACTION Development of the pro~ett will involve the irretrievable loss of certain material and financial resources However, costs associated with use of these resources should be evaluated m light of recurring benefits through agricultural use, which rs a renewable resource It is anticipated that construction of the project will comma the necessary construction materials and human resources (in the form of planning, designing, engineering, construttion and labor) Reuse for much of these materials and resources ~s not practicable. Labor _ expended for pro~ett development is also non-retrievable, but will result m development of a subdivision with the potential to provide for long-term recurring agricultural benefits. i r 7.1 SECTION 8 DETERMINATION This Draft EA, prepared in accordance with Chapter 343, HRS az amended, haz preliminarily concluded that the potential for negative adverse impacts associated with the proposed action will be mammal The potential effects of the proposed project were evaluated hazed on the significance criteria enumerated in section 11-200-12 (Hawaii Admimstranve Rules, revised m 1996). The following is a summary of the potential effects of the proposed protect. r (1) Development of the protect will involve the irrevocable loss of certain environmental resources. However, costs associated with the use of these resources should be evaluated in light of recurring benefits through agricultural use, which is a renewable resource. The State and County of Hawaii will benefit in terms of additional consumer spending on construction materials, home furnishings, agricultural tools, and appliances and azsociated tax revenues. (2) The project will not curtail the range of beneficial uses of the environment. The project site is a currently undeveloped vacant land. The surrounding areaz are sparsely developed for single family residential use. (3) The project would be in conformance to the Chapter 344, HRS, State Environmental Policy, to enhance the quality of life. The project would provide individual incentives to conserve agricultural lands of Hawaii. It is the long-term goal of the project to foster a Hawaiian lifestyle with subsistence homesteads traditional to Hawaiians of the recent put. The neighborhood that would result from this project would reflex a rural agricultural lifestyle. (4) The low intensity of development and land uses associated with the one-acre and larger agricultural lots is not expected to significantly alter the economic or social welfare of the community or State of Hawaii. 81 (5) The proposed low density project is not anticipated to have a substantial effect - on public health. The landowner will improve existing facilities and provide infraztrusure necessary to support the proposed development The development of basic support infraztructure such az drainage, sewer, and water systems, will be done in accordance with State and County standards and integrated with existing systems (6) The proposed low density of the development is not anticipated to result in - substantial secondary impacs. Hilo is the only major metropolitan area in Hawaii County and a major population center of the island. The present level of public facilities and services provides adequate services to handle the current demand. The proposed proles is not expected to place enough of a demand to result in the need to increase the level of current facilities and services The proposed protect is not anticipated to involve a substantial degradation of r environmental quality The 1881 lava flow dominates the northern portion of the site. The majority of the site is covered by deep cultivated soil, which was previously used for intensive commercial sugarcane production. The land is now fallowed and overgrown with asavanna-type vegetation of tall grass and widely scattered native and non-native trees. (8) The proposed low density of development is not anticipated to result in ~ cumulative effects, therefore, it would not involve a commitment to larger actions. (9) The proposed project is not anticipated to have substantial effects on rare, - threatened, or endangered species, or habitats. Most of the site haz historically been modified for agricultural use. The prior Flora and Fauna Report conduced for the proposed proles, did not find any speues listed or proposed for listing az Threatened or Endangered. (10) No significant impacs on the area's long-term air or water quality or ambient noise levels are anticipated to result from the projec. Use of farm equipment - and chemicals for agriculture purposes will be in accordance with applicable State, Federal, and County of Hawaii regulations 8.2 (11) The project is not anticipated to affect environmentally sensuive areaz. However, Hilo has been subject to several natural hazards including flood, volcanic activity, and earthquakes. The potential threat of these natural hazards are discussed in Season 3 1 3 and 4, and 3 3 3 of this EA (12) The proposed one-acre and larger agricultural lot use of the s¢e is expected to maintain low intensity land uses such as subsistence agriculture. This use is not expected to significantly alter the area's visual resources which include views of the 14,000 foot peak of Mauna Kea, and views of the mountain from vanous locations wuh~n the project site. (13) The proposed low density of the development ~s not anticipated to result in substantial energy consumption. In accordance with the provision set forth m Chapter 343, HRS, this Draft EA haz prehminartly determined that the project will not have significant adverse ~mpaas to water quality, azr quality, existing utilities, noise, archaeological sites, or wildlife habitat Therefore, u is recommended that an Environmental Impact Statement (EIS) not be required and a Finding of No 5igmficant Impact (FONSI) be issued for this project. 8.3 SECTION 9 ^ NECESSARY PERMITS AND APPROVALS 9.1 STATE Scate Department of Health (DOH) A National Pollutant Discharge Elim~nat~on System (NPDES) Permit for Dtscharges of Storm Water Associated with Construction Activity will be required due to the proposed protect size which exceeds the current five (5) acre limitation. r Office of Environmental Quality Control (OEQC) The planned filing of the Change of Zone Permit triggers the requtrement for this Environmental Assessment (EA). Preparation of this document shall be in accordance wtth applicable rules as promulgated by Chapter 343, HRS. 9 2 COUNTY OF HAWAII Department of Publcc Works (DPW) A Subdivtston Application to delineate the final lot size and layout will be required from DPW In addition, plan review and an eroscon control plan will be required to ensure compliance with existing Scate and County standards for development. Planning Department (PD) ^ A Change of Zone Permit from A-20a to FA-la will be necessary to increase the zoning density of the area. 93 FEDERAL ^ No federal permits are required for the proposed anion. 91 SECTION 10 r- CONSULTED AGENCIES AND PARTICIPANTS IN THE PREPARATION OF THE ENVIRONMENTAL ASSESSMENT 10.1 FEDERAL AGENCIES - U S. Army Corps of Engineers (COE) - 10.2 STATE AGENCIES Department of Land and Natural Resources (DLNR) - Histonc Preservation Division Forestry and Wildlife Division - Land Management Division Department of Health (DOH) - 10 3 COUNTY OF HAWAII Planning Department (PD) - Department of Parks and Recreation (DPR) Department of Water Supply (DWS) Fire Department Police Department 10 1 SECTION 11 COMMENTS AND RESPONSES TO THE DRAFT ENVIRONMENTAL ASSESSMENT This section is reserved for public comments and responses to public comments by the ^ applicant. r 11.1 SECTION 12 REFERENCES (fated in chronological order) Ptuz:nako Street Extens:on and W:dentng, South Hilo, Hawat:, Final Environmental Impact Statement and Section 4(~ Evaluation, Federal Highways Administration, State Dept. of Transportation, and County of Hawatt, Dept. of Public Works, Apri12000 Puatnako Street Extension and Wsdentng, South Halo, Hawat:, Final Environmental Impact Statement and Section 4(~ Evaluation, Technical Appendices, Federal Highways Administration, State Dept. of Transportation, and County of Hawaii, Dept of Public Works, Apri12000 County Populatzon Estimates and Demographic Components of Populat:on Change: Annual Ttme Serves, July 1, 1990 to July 1, 1999 (includes revised Apnl 1, 1990 Population Estimates Basel, Population Estimates Program, Population Division, U.S Census Bureau, Washington, DC 20233, Much 2000. The County of Hawatt Data Book 1997; A Statzstzcal Abstract. Department of Business, Economic Development and Tourism, State of Hawaii, 1997. Letter from Department of Water Supply, County of Hawa:: to Mr Richard M. Tow:ll, Mr H. William Sewake, P.E ,Manager, Department of Water Supply, County of Hawaii, December 29, 1994. r- Archaeological Inventory Survey Pu'atnako Street Extension Protect, Terry L Hunt, and Matthew J. McDermott, May 1994. The Population of Hawazz, 1990 (Statistical Report 219, July 1991 f, Table 14, Hawaii State Department of Business, Economic Development and Tourism, 1991 Supplemental Envzronmental Impact Statement for Hzlo Wastewater Treatment and Conveyance Faczlities, Htlo D:stnct, South Hslo, Hawazz, M & E Pacific, Inc., February 1989 12 1 Atlas of Hawatt, Second Edttton Department of Geography, Universtty of Hawatt, 1983 Archaeological and Htstortcal Literature Search and Research Design: Lava Flow Control Study, Htlo, Hawatt, Departmenrof Anthropology, B.P. Bishop Museum, Holly McEldowney, 1979. Soil Survey of the Island ofHawa:t, State of Hawatt, U. S Department of Agnculture, - Sotl Conservation Services, December 1973 r r n 122 ry i ' APPENDIX A 100-YEAR STORM FLOOD STUDY REPORT R M. Towtll Corporation, NovemFxr 1995 100-Year Storm Flood Study Report Kaumana Homestead Subdivision Kaumana, South Hilo, Hawaii Prepared By: R.M. Towill Corporation November 1995 Table of Contents Pape Number I. Introduction 1 II. Hydrologic Study 1 1. 100-yeaz Storm Simulation 1 2. Drainage Area 2 a. Basin 1 2 b. Basin 2 2 c. Basin 3 2 3. Soil Type 2 4. Runoff-Curve Number 3 5. Time of Concentration 3 6. Peak Dischazge 3 III. Hydraulic Study 4 IV. Conclusion 4 r.. References 5 Attachment 1 Attachment 2 Appendix i List of Figures 1. Figure 1 Draznage Basin Map ^ 2. Figure 2 Soil Map A 3. Figure 3 Soil Map B 4. Exhibit 1 Drainage Boundary Map ^ 5. Exhibit 2 lOQYear Flood Boundary Map ^ i 100-Year Storm Flood Study Report - Kaumana Homestead Subdivision Kauroana, South Hilo, Hawau r I. Introduction - This report is to determine the 100-year flood boundary for the I{aumana Homestead Subdivision, South Hilo, Hawazr. Runoff from three off-site drainage basins flow to the project site, converge, and drazn across Wilder Road through two 8-foot diameter corrugated metal pipe (CMP) culverts. In this report, the hydrologic and hydraulic engineering study of the 100-year storm are presented m Sections II and III. The calculations are fisted in Attachment 1, Attachment 2, and the Appendix. II. ~ydroloQrc Studv: In order to determine the 100-year flood boundaries for the drainage channel located within the I{aumana Homestead Subdivision, the peak discharge of the 100-year storm must be determined. The peak dtscharge was calculated by using the United States Department of Agriculture, Soil Conservation Service, TR-20 program (Reference 1). The following information is factored into the TR-20 program to determine the peak discharge: 1. 100-vear Storm Simulation: - The 100-year storm used to develop the runoff hydrograph is simulated by using a 24-hour rainfall. The 100-year, 24-hour raznfall for this region rs 26-inches which was obtained from the Raznfall-Frequency Atlas of the Hawaiian Islands (Reference 2). 1 2. Drunaee Area: The total drainage area is separated into three draznage basins: Basin 1, Basin 2 and Basin 3, see Figure 1. a. m 1 r The area of Basin 1 ~s approximately 2357 acres (the azea for Basin 1 is taken from Reference 3). The area is measured from the USGS topographic map, see Figure 1. Basin 1 is assumed to be a forest or woodland area with good ground cover. b. in The azea of Basin 2 is approximately 290 acres. The area is measured from Exhibit 1. It is assumed that approximately 9 percent of Basin 2 is residential or developed land, while the remuning 91 percent is undeveloped pasture land azea with good ground cover. r- c. B in The area of Bast 3 is approximately 16 acres. The area is measured from Exhibtt 1. Bast 3 is assumed to be covered with trees and dense ground cover. 3. iSo I Types Based on the Soil Survey of the Island of Hawaii (Reference 4) and the Sediment Control Guide for Hawazi (Reference 5), the soils found in the three drainage basins are: Kazwiki silty clay loam - 0 to 10 percent slopes (I{aC), Kaiwila silty clay loam - 10 to 20 _ percent slopes (KaD), Kuwiln silty clay loam - 20 to 35 percent slopes (KaE), Keaukaha extremely rocky muck - 6 to 20 percent slopes (rKFD), Keel extremely rocky muck - 6 to 20 percent slopes (rKGD), and Lava Flows - Pahcehce (rLV1~. See Figure 2 and Figure 3. The Kaiwikt senes (KaC, KaD, and KaE) have a Hydrologic Classification of Group A. For the 2 Kaiwtla senes the permeability ~s raptd and runoff is slow to medium. The other three sotl types (rKFD, rKGD, and rLW) all have a Hydrological Classification of Group D. For these soil types, the permeability is rapid and the runoff is medium. 4. Runoff-Curve Number: r The effects of the soil type and the ground cover on the amount of runoff from the basin aze represented by the Runoff-Curve Number, CN. The estimated CN values for Basin 1, Basm 2, and Basm 3 are 74, 44, and 60 respectively The CN values were calculated by using weighted averages based on soil type and land use, see the Appendix for computation of CN values, and Exhibit 1 for map representation. 5. Time of Concentration: The time of concentration represents the time it takes for runoff to travel from the most remote part of the drainage balm to the point of concentration. The time of concentration for Basin 1, Basrn 2, and Basin 3 aze estimated to be 3.91 hours (the value for Basin 1 was taken from Reference 3), 1.23 hours, and 0.22 hours respectively. These values were calculated by using factors such as: length of overland flow, length of natural channel flow, average slope and approximate average velocity of runoff. See the Appendix for computations and Exhibit 1 for distances. 6. Peak Dtschar¢e: The calculated peak discharge is 7443 cfs. This value was calculated by usrng the data listed above and the TR-20 program, see Attachment 1. 3 III. ~jydraulic Studv: Using the flows generated by the TR-20 analyses, hydraulic analyses were performed to determine the 100-year flood water surface elevations. Cross-section data for the backwater analysis were obtazned from topographic maps with a scale of 1" = 60' and a contour interval of 2 feet, prepazed from field survey. The water surface elevations for the 100-yeaz flood were computed using version 4,6.2 updated May 1991, from the U.S. Army Corps of Engineers HEC-2 step-backwater computer program (Reference 6). The HEC-2 analyses using the 100-year peak discharge shows little to no flooding in Basin 2. Flooding occurs along the lower sections of Basin 1 at the confluence of Basin 1 and Basin 2. A supercntical condition occurs from the confluence of Basin 1 and Basin 2 to Wilder Road. At Wilder Road there are two 8-foot diameter culverts which are inadequate to convey the peak dischazge, therefore the water surface is expected to flow over Wilder Road. See Exhibit 2 for the 100-yeaz storm flood boundanes. IV. Concluston It has been determined that the natural channels in Basin 1 and Basin 3 will not be able to contain the 100-yeaz storm flood waters. Excessive flooding will occur at the confluence of ^ Basin 1 and Basin 2 Also the two 8-foot diameter culverts will not be able to convey the 100- x. year storm runoff which will result in the flood waters flowing over Wilder Road. 4 References 1. United States Department of Agnculture, Soil Conservation Service, TR-20 Computer Program for Project Formulation Hy~ology. Users Manual, May 1982. 2. United States Department of Agnculture, Soil Conservation Service, R inf 1- Fr~uency Atlas of the Hawaiian Islands, 1962. - 3. M & E Pacific, Inc., 100-Year Storm Floodwav Study Report. Wilder Road Subdivision. Island of Hawaii, November 1994. 4. United States Department of Agnculture, Soil Conservation Servrce, iSo 1 Survev of the Island of Hawau, 1973 5. United States Department of Agnculture, Soil Conservation Service, Erosion and Sediment Control Gwde for Hawaii, 1988. 6. United State Army Corps of Engineers, Hydrologic Engmeenng Center, HEC_2 Water Surface Profiles. Generalized Computer Program. Users Manual, September 1982. 7. Department of Public Works, county of Hawaii, Storm Drainage Standard, 1970. 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V v ~ 1900p01EET (J°fwl [tMN 9$I 9 a~ ~ IEEE ~ Ob yb yj ` 'Wi 00' O w Z ~ O ATTACHMENT 1 SCHEMATIC DRAWING F~?R THE _ KAUMANA HOMESTEAD SUBDIVISI?N DRAINAGE STUDY (EXISTING CONDITI?NS) DRAINAGE DRAINAGE BASIN 1 BASIN 2 N O1 N N Q) M 07 lD ^ ~ u_ M ^ O ~ u u 1 2 o-- o DRAINAGE m BASIN 3 n ~y U Ooh ~ti1 a ~ `~o~ _ a _ LEGEND CROSS SECTION NUMBER 1 1 0.006 Droinooe Area - Sauore Miles [78][0.19] [Runoff Curve Number][Time of Concentration] -1 INTERVENING AREA 0 ~nva ••'•"•••••••••••••80-80 LIST OF INPUT DATA FOR TR-20 XYDROLOGY•••••••••••••••••• JOB TR-20 FULLPRINT SUMMARY TITLE 001 FN:EXIST DAT - R M iOYILL SUBDIVISION DRAINAGE STl1DT TITLE 002 EXISTING COMOITIONS - If>^ ~ . 1 ~ -'1 - 2 XSECTN 004 1 0 1140.0 8 1132 3 0.0 0.0 8 1134.0 97.0 18.85 8 1136 0 575.0 65.35 8 1138 0 1497.0 130.35 8 1140.0 2942.0 212.35 8 1142.0 4007.0 349.35 8 1144 0 6917 0 612.97 9 ENDTBL 6 RUNOFF 1 001 5 3 6828 7G .0 3 91 1 1 1 6 RUNOFF 1 002 6 0 4920 44 0 1.23 1 1 1 6 ADDXTD 4 003 5 6 7 1 1 1 1 6 REACX 3 004 7 5 850 0 1 1 1 6 RUNOFF 1 004 6 0.0252 60 0 0.22 1 1 1 6 ADDHYD 4 004 5 6 7 1 1 1 1 ENDATA 7 IMCREM 6 0.100 7 COMPUT 7 001 004 0.0 26 0 1.0 1 2 01 01 ENOCMP 1 EMDJOB 2 0••••••••••u••••e••••••a•au•••END Of 80-80 LIST»•••u•••••••••a•••••••••u••• 1 TR20 XEG 09.28.95 15 54 FN EXIST DAT - R,M. TOYILL SUBDIVISION DRAINAGE STUDY JOB 1 PASS 1 REV PC 09/83( 1) EXISTING CONDITIONS PACE ~ FILE N0. 1 COMPUTER PROGRAM FOR PROJECT FORMULATION - XYDROLOGY USER N07E5 TXE USERS MANUAL FOR THIS PROGRAM IS TXE MAT 1982 DRAFT OF TR-20. CHANCES FROM TXE 2/14/74 VERSION INCLUDE: REACH ROUTING - THE MODIFIED ATT-KIN ROUTING PROCEDURE REPLACES THE CONVEX METHOD. INPUT DATA PREPARED FOR PREVIOUS PROGRAM VERSIONS USING CONVEX ROUTING COEFFICIENTS VILL NOT RUN ON TXIS VERSION. THE PREFERRED TYPE OF DATA ENTRY IS CROSS SECTION DATA REPRESENTATIVE OF A REACH. IT IS RECOMMENDED THAT THE OPTIONAL CROSS SECTION DISCXARGE-AREA PLOTS BE OBTAINED YNEMEVER NEY CROSS SECTION DATA IS ENTERED. THE PLOTS SHOULD BE CXECKED FOR REASONABLENESS AND ADEQUACY OF INPUT DATA FOR THE CpIPUTATIOM OF "M" VALUES USED IN THE ROUTING PROCEDURE GUIDELINES fOR DETERMINING OR AMALT2I NG REACH LENGT XS AND COEFFICIENTS (X,M) ARE AVAiIABLE IN TXE USERS MANUAL SUMMARY TABLE 2 DISPLAYS REACH ROUTING RESULTS AND ROUTING PARAMETERS FOR COIPARISOM AND CHECKING. HYDROGRAPN GENERATION - THE PROCEDURE TO CALCULATE TXE INTERNAL TIME INCREMENT AND PEAL TIME OF THE OMIT XYDROGRAPN HAVE BEEN IMPROVED. PEAK DI SCXARGES AND TIMES MAY DIFFER FRpI THE PREVIOUS VERSION. OUTPUT NYDROGRAPHS ARE STILL INTERPOLATED, PRINTED, AND ROUTED AT TXE USER SELECTED MAIM TIME INCREMENT. INTERMEDIATE PEAKS - METHOD ADDED TO PROVIDE DISCHARGES AT INTERMEDIATE POINTS YITNIM REACXES YITHOUT ROUTING. OTHER - THIS YERSI ON CONTAINS SOME ADDIit ONS TO TXE INPUT AND NUMERWS MODIFICATIONS i0 TXE OUTPUT. USER OPTIONS RAVE BEEN MODIFIED AND AUGMENTED ON TXE JOB RECORD, RA INTABLES ADDED, ERROR AND YARNING MESSAGES EXPANDED, AND THE SUMMARY TABLES COMPLETELY REVISED. THE HOLDOUT OPTION IS MOT OPERATIONAL AT TXIS TIME. PROGRAM QUESTIONS OR PROBLEMS SHOULD BE DIRECTED TO HYDRAULIC ENGINEERS AT THE SCS NATIONAL TECHNICAL CENTERS: CHESTER, PA (NORTHEAST) 215-499.3933, FORT YORTX, TX (SOUTH) 374-5242 (FTS) LINCOLN, NB (MIDWEST) 541-5318 (FTS), PORTLAND, OR (PEST) 423-4099 (FTS) PROGRAM CHANGES SINCE MAY 1982 12/17/82 - CORRECT PEAK RATE FACTOR FOR USER ENTERED DIMXYD CORRECT REACX Rq)~ING PEAK TRAVEL TIME PRINTED YITN FULLPRINT OPTION 5/02/83 - CORRECT COMPUTATIONS FOR 1. DIVI SI UM OF BASE FLOP IN DIVERT OPERATION 2 HTDROGF APX VOLUME SPLIT BE7YEEN BASEFLOV AND ABOVE BASE FLOP 3 CROSS !,ECTION DATA PLOTTING POSITION 4 INTERMCDIATE PEAK YHEN "f ROM" AREA IS LARGER THAN "TXRU" AREA 5 STORAGE RNTED REACH TRAVEL TINE FOR MULTIPEAK HYD0.0GRAPX 6 ORDER IKG "PLOY-FRED" FILE FROM SUMMARY TABLE +Y3 DATA 7 BASE FLCY ENTERED WI TN REAOXYD 8 LOY FLLY SPLIT DURING DIVERT PROCEDURE M2 YNEN SECTION RATINGS START AT DIFFERENT ELEVATIONS ENHANCEMENTS 1 REPLACE USER MANUAL ERROR CODES (PAGE 4-9 TO 4-11) NITX MESSAGES 2 LABEI CUTPUT NYDROGRAPX FILES 41TX CROSS SECTION/STRUCTURE, ALTERNATE AMD STORM NOBS 09/01/83 - CORRECT INPUT AND q1T PUT ERRORS FOR INTERMEDIATE PEAKS CORRECT COMBINATION OF RATING TABLES FOR DIVERT CHECK REACx RNTING PARAMETERS FOR ACCEPTABLE LIMITS ELIMINATE MINIMUM REACH TRAVEL TIME YXEN ATT-KIN COEFFICIENT EQUALS ONE 1 TR20 %EO 09-28-95 15:54 FN EXIST.DAT - R.M. TOYILL SUBDIVISION DRAINAGE STWY JOB 1 DASS 1 REV PC 09/83(.1) EXISTING CONDITIONS PAGE 2 10000+____________________________________«__.____._.__........________________+ 7. CROSS SECTION 4 END AREA VS DISCHARGE 6. REFERENCE DISCHARGE END AREA N0~5 (CFS) (SD.FT.) M B S. 1 .00 .00 1.43 2 97.00 18.85 1.43 3 575.00 65.35 1.43 L 4. 4 1497.00 130.35 1.40 0 - O 5 2942.00 212.35 1.39 1000+ + + 6 4007.00 349.35 1.19 p 7 6917.00 612.97 1.10 1 S C 3. - N A _ R G E I N C F 100+ 2 • + S - LEGEND + . GRID REFERENCE LOCATION OF PLOTTED VALUE • 3 = REFERENCE N0. OF PLOTTED VALUE - X • MULTIPLE REFERENCE NUMBERS B • BANKFULL RELATION SNOVM pl AXIS + AREA= 212.4 SB FT DISCHARGE= 2942.0 CFS 10 100 1000 0 LOG CROSS SECTION EMD AREA IN SO. FT. 1 TR20 KEO 09-28-95 15:54 FN EXIST DAT - R.M. TOYILL SUBDIVISION ORA IMAGE STUDT JOB 1 PASS 1 ~ REV PC 09/83(.1) E%IST ING CONDITIONS PAGE 3 EXENTIVE CONTROL OPERATION IMCREM RECORD ID + MAIN i1ME INCREMENT = 10 XOURS r E%ECUTIVE CONTROL OPERATION COMPUi RECORD ID + FROM %SECTION 1 + TO %SECTION 4 STARTING TIME = 00 RAIN DEPTH = 26 00 RA1M DURATION= 1.00 RAIN TABLE N0.= 1 ANT. MOIST. COND• 2 ALTERNATE NO = 1 STORM NO = 1 MAIN TIME INCREMENT = 10 HOURS OPERATION RUNOFF CROSS SECTION 1 ^ OUTPUT HYDROGRAPH= 5 AREA= 3.68 SO MI INPUT RUNOFF CURVE= 74. TIME OF CONCENTRATION= 3.91 XOURS INTERNAL HYDROGRADH TIME INCREMENT= 1003 XOURS PEAK TIME(HRS) PEAK DISCNARGE(CFS) PEAK ELEVATION(FEET) 12.56 7011.37 (RUNOFF) RUNOFF VOLUME ABOVE BASE FLOW = 22.15 WATERSHED INCHES, 52655.53 CFS-HRS, 4351.45 ACRE-FEET; BASEFLOV = .00 CFS r OPERATION RUNOFF CROSS SECTION 2 OUTPUT HYDROGRAPH= 6 AREA= 49 SO MI INPUT RUNOFF CURVE= 44. TIME OF CONCENTRATION= 1 23 HWRS INTERNAL HYDROGRAPH TIME INCREMENT= 1025 HWRS PEAK TINE(HRS) PEAK DISCHARGE (CfS) PEAK ELEVATION(FEET) 10 66 1220 51 (RUNOFF) RUNOFF VOLUME ABOVE BASEFLOW = 15 20 WATERSHED INCHES, 4824.85 CFS•XRS, 398.73 ACRE-FEET; BASE FLOP • .00 CFS OPERATION ADDHYD CROSS SECTION 3 INPUT HYDROGRAPHS= 5,6 OUTPUT HYDROGRAPN= 7 PEAK TIME(XRS) PEAK DISCNARGE(Cf5) PEAK EIEVATIOM(FEET) 12.49 7424 09 (NULL) RUNOFF YOLUME ABOVE BASE FL04 = 21 33 WATERSHED INCHES, 57480.37 CFS•HRS, 4750.18 ACRE•FEET; BASEFLOY • .00 CFS xvDROGRAPH FOR %:ECiION 3, ALTERNATE 1, STORM 1, AOOEO TO d1TPUT XYDROGRAPX FILE OPERATION REACX CROSS SECTION 4 INPUT XYDROGRAPH= 7 OUTPUT HYDROGRAPH= S LENGTH = 850 00 FEET INPUT = RATING CURVE REPRESENTATIVE OF REACH 0 WARNING INFLOW E%CEEDED MA%, FLOW IN KSECTN TABLE 4 BY 507.0 CFS r- 0 COEFFICIENTS USED IN ROUTING RELATED TO CROSS SEC71g1 AREA, 6.46 N• 1.09 0 MODIFIED ATT-KIN ROUTING COEFFICIENT 1.00 PEAK TRAVEL TIME • .00 XOURS 4ARNING REACH 4 ATT-KIN COEfF IC) GREATER TXAM 0.667, CONSIDER REDUCING MAIM TIME INCREMENT 1 TR20 %ED 09.28-95 15 54 FN E%IST.DAT - R.M. TOWILL SUBDIVI SIOM DRAINAGE STUDY ,LOB 1 PASS 1 REV PC 09/83( 1) E%ISTING CON: ITIONS PAGE 4 PEAK TIME (xR5) PEAK DISCXARGE (CFS) PEAK ELEVATION(FEET) ^ 12.49 7424.09 1144.35 RUNOFF VOLUME ABOVE BASE FLON = 21 33 WATERSHED INCXE S, 57480.37 CFS-HRS, 4750.18 ACRE-FEET; BASE FLOW • .00 CFS ^ OPERATION RUNOFF CROSS SECTION 4 OUTPUT HYDROGRAPH= 6 AREA= 03 SO MI INPUT RUNOFI CURVE= 60. TIME OF CONCENTRATION= .22 HOURS INTERNAL HTOROGRAPx TIME INCREMENT= 0293 HOURS PEAK TIME(XRS) PEAK DISCXARGE (CFS) PEAK ELEVATION(FEET) 9 97 150 21 (RUNOFF) 15 45 12.67 (RUMOfF) 17 45 10 37 (RUNOFF) 18 96 9 60 (RUNOFF) 23.42 7 25 (RUNOFF) RUNOFF VOLUME ABOVE BASE FLOW = 19 42 uAiEi SHED INCHES, 315.79 CFS-HRS, 26.10 ACRE-FEET; BASEFLOV • .00 CFS OPERATION ADDHYD CROSS SECTION c INPUT XYDROGRAPNS= 5,6 OUTPUT XYDROGRAPX= 7 PEAK TIME (NRS) PEAK DISCHARGE (CFS) PEAK ELEVATION(FEET) 12 49 7442.77 1144.36 RUNOFF VOLUME ABOVE BASE FLO4 21 32 4ATERSXED INCHES, 57796.17 CFS•XRS, 4776.28 ACRE-FEET; BASEFL04 • .00 CFS HYDROGRAPH FOR %~ECTION 4, ALTERNATE 1, STORM 1, ADDED TO OUTPUT HYDROGRAPN FILE EXECUTIVE CONTROL OPERATION ENDCMP - RECORD ID « CONPUTAT IONS COMPLETED FOR PASS 1 EXECUTIVE CONTROL OPERATION END JOB RECORD ID 1 TR20 XEO 09-28-95 15 54 FN E%IST DAT R M 7041 LL SUBOIVI SI ON DRAINAGE STUDY JOB 1 SUYIART REV PC 09/83( 1) E%ISrING CONCITIONS PAGE 5 51JIMART TABLE 1 - SELECTED RESULTS OF STANDARD AMD E%ECUTIVE CONTROL INSTRUCTIONS IN TXE ORDER PERFORMED (A STAR(') AFTER THE PEAK DISCXARGE TIME AND RATE (CFS) VALUES INDICATES A fLAT TOP XYDROGRAPX A QUESTION MARK() INDICATES A HTDROGRAPN 41TX PEAK AS LAST POINT.) SECTIgI/ STANDARD PAIN ANTEC MAIN PRECIPITATION PEAK DISCXARGE STRUCTURE CONTROL DRAINAGE TABLE MOIST TIME RUNOFF ID OPERATION AREA q COND INCREM BEGIN AMOUNT DURATION AMOUNT ELEVATION TIME RATE RATE (SD MI) (XR) (XR) (IN) (HR) (IN) (FT) (HR) (CFS) (GSM) ALTERNATE 1 STORM 1 + XSECTIOM 1 RUNOFF 3 68 1 2 .10 .0 26.00 24.00 22.15 12.56 7011.37 1903.8 XSECTIOM 2 RUNOFF .49 1 2 .10 .0 26.00 24.00 15.20 10.66 1220.51 2460.7 ,r XSECTION 3 ADD HYD 4 17 1 2 10 0 26.00 24.00 21.33 12.49 7424.09 1778.3 XSECTIOM 4 REACX 4 17 1 2 .10 0 26.00 24.00 21.33 1144.35 12.49 7424.09 1778.3 %SECTION 4 RUNOFF 03 1 2 10 0 26.00 24.00 19.42 9.97 150.21 5960 9 %SECTION 4 ADDHTD 4 20 1 2 10 .0 26.00 24.00 21.32 1144.36 12.49 7442.77 178.1 1 TR20 XEO 09-28.95 15:54 FN•E%IST DAT - R.M. TO41LL SUBDIVISION DRAINAGE STUDT JOB 1 SU)91A0.T REV PC 09/83(.1) EXISTING CONC ITIONS PAGE 6 r' SUMMARY TABLE 2 - SELECTED MOOIF IED ATT-KIN REACX ROUTINGS IN ORDER OF STANDARD EXECUTIVE CONTROL INSTRUCTIONS (A STAR(') AFTER VOLUME ABOVE BASE(IN) INDI GATES A HTD0.0G0.APX TRUNCATED AT A VALUE EXCEEDING BASE + 10X OF PEAK A QUESTION MARK('+) AFTER COEFF (C) INDICATES PARAMETERS WTSIDE ACCEPTABLE LIMITS, SEE PREVIOUS YARN [MGS) HYDROGRAPH INFORMATION ROUTING PARAMETERS PEAK + OUT FL04« VOLUME MAIN ITER- D AMD A PEAK S/O ATT• TRAVEL TIME %SEL REACX INFL04 OUTFL04 INTERV.AREA BASE- ABOVE T[NE ATION EQUATION LENGTH RAT10 SPEAK KIN STOR- KINE- + ID LENGTX PEAK TIME PEAK TIME PEAK TIME FLOP BASE INCR 1 LOE FF POYER FACTOR 0/I (K) COEFF AGE MATIC (FT) (CFS) (XR) (Cf S) (HR) (CFS) (HR) (CFS) (IN) (HR) (X) (M) (K`) (O`) (SEC) (C) (XR) (NR) r ALTERNATE 1 STORM 1 « 6.46 + 4 850 7424 12 5 7424 12 5 0 21.33 .10 0 1.09 .002 T.000 70 1.007 .00 .00 « 7443 12 5 1 TR20 %EO 09-28-95 15:54 FN E%IST DA7 - R.M TO41LL SUBDI VI SIOM DRAINAGE STLK)Y JOB 1 SUMMARY REY PC 09/83( 1) E%'STING CONI'ITIONS PAGE 7 SUMMARY TABLE 3 - DISCHARGE (CFS) AT %SELTI~NS AND STRUCTURES FOR ALL STORMS AND ALTERNATES %SECTION/ DRAINAGE STRUCTURE AREA STORM NUMBEFS ID (SO MI) 1 0 MSECTION 1 3 68 ALTERNATE 1 7011 37 0 %SECTION 2 .49 ALTERNATE 1 1220.51 0 %SECT ION 3 4 17 ALTERNATE 1 7424 09 0 %SELTION 4 4 20 r 4 ALTERNATE 1 7442 77 1END OF 1 JOBS IN TXIS RUN r- ATTACHMENT 2 7••u•e••••»••••ee•••••e••••a••••••••••••••• •••a••••••••/•••••••••••••••••••••••• • NEC-2 PATER SURFACE PROFILES • • U.S. ARMY CORPS OF ENGINEERS • • • HYDROLOGIC ENGINEERING CENTE0. • Version 4.6.2; Mey 7997 • • 609 SECOND STREET, SUITE D • • • DAVI S, CALIFORNIA 95676.4687 • RUN DATE 24NOV95 TIME 75.28:33 • ' (976) 756-1704 •••••e•••••••••••••e••••••••••a••e••••••••• ••••••ee•e•••••••••••e••••»•••••N SUDCRITICAL RUN x x xzxzxxx zxxxx zxxxx x x x x z z x x x z x x xXXxxzx Xxxx x Xxxxx zxxxx x x x x x x x x x x x x x xxxxxxx zxxxx xxxxzxx t 24MOV95 75:28:33 PAGE 1 THIS RUN EXECUTED 24NOV95 75:28:33 •••••••••••••••••••if•••••/•••f•••••• NEC-2 YATE0. SURFACE PROFILES Version 4.6.2; Mey 7991 ~ •••HH•k•••H•f•H•••••H •••f•••Htl T1 R.M. i0Y1LL SUBDIVISION, KAUI{I1NA, XAYAII COUNTY, NAYAII DATE: 71/15/95 T2 (FN: TR IAL{.DAT) 7-77475-OE R.M. TOYILL SUBDIVISION T3 STATIONS ALONG ROAD, COIIRECTION TO SEC. 70, SECTIONS ABOVE AND BELOY NL r J1 (CHECK INO NI NV IDIR STRT METRIC NYI MS 0 YSEL FO -to z o o -7 0 0 0 0 0 J2 NPROF (PLOT PR FVS xSECV XSECN FN ALLDC IBY CXNIM (TRACE 1 0 -1 0 0 0 -7 0 0 0 J3 VARIABLE CCDES FOR SUMARY PRINTNT 38 1 2 8 70 3 53 27 22 54 25 26 43 JS LPRNT NUNSEC ••••••••REWESTED SECTION NUMBERS•••••••• -10 -10 24NOV95 15:28:73 PAGE 2 ^ 1 24NOV95 15:28:33 PAGE 3 TNIS RUN EKECUTED 24MOV95 15:28:34 lfiiiiff/f/ffffffifiiiifiiflfff if•fff ^ MEC-2 kA iER SURFACE PROFILES Varalon 4.6.2; May 1991 •ffaaiiiifiiiiiiiiiffffffffiifiifiiff MOTE- ASTERISK AT LEFT OF CROSS-SECTION NlA1BER INDICATES MESSAGE IN SUMMARY Of ERRORS LIST ^ STATIONS ALONG ROAD, COR SUMMARY PRINTOUT ^ SECNO CNSEL GRINS DEPTN XV EG SSTA STCNL STCXR ENDST AREA VCH D • 2.000 1130 49 1130.49 7.49 1 32 1131.82 142.06 402.00 511.00 550.35 939.97 9.99 7443.00 ' 4.000 1135.53 1135.53 1.93 1.22 1136.75 22.20 190.00 190.00 352.15 855.86 .00 7443.00 6.000 1141.74 .00 16.64 1.05 1142.79 15.30 125.00 125.00 301.14 929.92 .00 7443.00 • 8.000 1145.43 1145.43 13.43 1.34 1146.77 133.00 267.00 297.00 484.15 960.03 11.77 7443.00 • 10.000 1146.86 1144.72 12.86 .62 1147.48 34.16 190.00 238.00 509.06 1439.22 7.72 7443.00 • 20.000 1146.81 1146 81 7.31 2.22 1149.03 41.93 46.00 155.00 258.Oi 627.27 12.27 7443 00 ' 30 000 1149.91 1149.91 7.91 2.58 1152.49 31.11 31.00 107.00 335.96 578.40 13.09 7443.00 • 40.000 1154.48 1154.48 8.48 1 66 1156 14 6.83 59.00 87.00 426.86 782.41 13.16 7443 OC • 50.000 1156 21 1156.21 10.21 2.81 1159.01 124.02 127.00 159.00 462.45 559.37 14.31 7443.OC • 60.000 1161.49 1161.49 17.49 1.09 1162.57 60.31 183.00 207.00 598.20 1184.97 11 03 7443.OC 70.000 1163.06 1162.26 9.06 .63 1163.68 45.75 193.00 355.00 682.12 1307.90 7.01 7443 OC • 85.000 1170 55 .00 .35 .46 1171.01 47.60 385.00 385.00 649.68 1391.93 .00 7011.00 90.000 1170.53 .00 03 .73 1171.26 60.88 368.00 368.00 596.74 1104.25 .00 7071 00 • 100.000 1172.34 1172.34 4.34 .96 1173.30 109.92 280.00 372.00 590.20 932.35 7.55 7011 00 110.000 1174.43 1174.11 6.43 80 1175.23 114.21 216.00 407.00 571.41 1069.03 7.77 7011.00 120 000 1175.79 1175.37 6.79 .91 1176.70 72 33 143.00 243.00 489.97 1034.86 8.80 7011.00 730.000 1176.97 1176.76 5 47 1.06 1178.04 64.60 85.00 142.00 434.18 900.78 10.03 7011.00 1 24NOV95 15:28:33 PACE G SECNO CNSEL GRINS DEPTN XV EG SSTA STCNL STCNR EMOST AREA VCN O ' 140.000 1178.61 1178.61 6.61 1.40 1180.00 26.55 52.00 118.00 321.19 826.00 11 13 7011.00 f 150.000 1183.83 1183.83 10.33 1.92 1185 75 12.18 71.00 89.00 186.14 687.38 14.38 7011.00 • 160 000 1186 76 1186.76 7 26 1 87 1188.62 71.83 68 00 124 00 197.52 688.64 12.42 7011 00 -70.000 1163.06 00 9.06 .02 1163 08 45 74 193.00 364.00 636.94 1150.51 1.20 1221.00 • 170.000 1172.87 1172 87 4.87 1 75 1174.62 25.61 17.00 65.00 58 84 114 93 10.62 1221.00 • 180.000 1176.31 1174.25 8 31 -93 1177.24 122.85 121.00 154.00 151.81 157.78 7.74 1221.00 190 000 1178.03 1176 29 6.03 .96 1178.99 35 83 36.00 70.00 64.53 155.47 7.85 1221.00 1 24NOV95 15:28:33 PAGE 5 SUIWARY OF ERRORS AND SPECIAL NOTES CAUTION SECNO= 2.000 PROFILE= 1 CRITICAL DEPTX ASSUMED ^ CAUTION SECNO= 4.000 PROFILE= 1 CRITICAL DEPTX ASSUMED CAUTION SECNO• 4.000 PROFILE= i M[NIMUI SPECIFIC ENERGY GUTION SECNO= 8.000 PROFILE= 1 LRITI GL DEPTX ASSUMED CAUTION SECNO= 8.000 PROFILE= 1 MINIMUM SPECIFIC ENERGY 4ARNlNG SECNO= 10.000 PROFILE= 1 COMVETAMCE CNANGE OUTSIDE ACCEPTABLE RANGE CAUTION SECNO• 20.000 PROFILE= 1 CRITIGL DEPTN ASSUMED CAUTION SECNO= 20.000 PROFILE• 1 MINIMUI SPECIFIC ENERGY CAUTION SECMO• 30.000 PROFILE= 1 CRITIGL DEPTN ASSUMED GUTION SECMO• 30.000 PROFILE= 1 MINIMUM SPECIFIC ENERGY CAUTION SECNO• 40.000 PROFILE= 1 CRITICAL DEPTN ASSIMED CAUTION SECNO= 40.000 PROFILE= 1 MI NIMUI SPECIFIC ENERGY CAUTION SECNO= 50.000 PROFILE= 1 CRITIGL DEPTX ASSUMED CAUTION SECNO= 50.000 PROFILE= 1 MINIMUM SPECIFIC ENERGY CAUTION SECNO= 60.000 PROFILE= 1 CRITIGL DEPTN ASSUMED CAUTION SECNO= 60.000 PROFILE• 1 MINIMUM SPECIFIC ENERGY CAUTION SECNO• 85.000 PROFILE= 1 YSEL ASSUMED BASED ON MIN DIFF CAUTION SECNO• 85.000 PROFILE• 1 20 TRIALS ATTEMPTED TO BALANCE YSEL ^ CAUTION SECNO= 100.000 PROFILE= 1 CRITIGL DEPTX ASSUMED CAUTION SECNO= 100.000 PROFILE= 1 MINIMUI SPECIFIC ENERGY CAUTION SECNO• 140 000 PROFILE= 1 CRITICAL DEPTN ASSUMED CAUTION SECNO= 140.000 PROFILE• 1 MINIMUM SPECIfIC ENERGY CAUTION SECNO• 150.000 PROFILE• 1 CRITICAL DEPTN ASSUMED CAUTION SECNO= 150.000 PROFILE= 1 MI NIMUI SPECIFIC ENERGY CAUTION SECNO= 160.000 PROFILE= 1 CRITICAL DEPTX ASSUMED CAUTION SECNO= 160.000 PROFILE• 1 MINIMUM SPECIFIC ENERGT CAUTION SECNO= 170 000 PROFILE= 1 CRITICAL DEPTN ASSUMED ^ CAUTION SECNO= 170.000 PROFILE= 1 MINIMUM SPECIfIC ENERGY WARNING SECNO= 180.000 PROFILE= 1 CONVEYANCE CHANGE OUTSIDE ACCEPTABLE RANGE T1 R.M. TOYILL SUBDIVISION, KAUMIINA, NAYAII COUNTY, X114AII DATE: 11/15/95 ^ T2 (FY: TRIAL6.DAT) 1-17415.OE R.M, iOYILL SUBDIVISION T3 STATIONS ALONG ROAD, CORRECTION TO SEC. 70, SECTIONS ABOVE AND BELOY CUL ^ J1 -10 2 0 0 -1 0 0 0 0 0 J2 1 0 -1 0 0 0 -1 0 0 0 J3 38 1 2 8 10 3 53 21 22 54 J3 25 26 43 JS -10 -10 ^ NC 0.05 0.05 0.05 oT 1 7443 X1 2 8 402 511 GR 1133 0 1130.9 83 1129.5 285 1128 402 1123 402 GR 1123 431 1128 511 1133 590 ^ %1 4 16 190.1 207.9 130 150 80 %3 10 1133.6 1133.6 GR 1138 0 1133 45 1132.9 115 1132.3 124 1132.8 135 GR 1134 148 1134 160 1132 170 1133.6 190 1123.2 190 GR 1123.2 190 1123.2 208 1133.6 208 1133 266 1138 436 GR 1143 685 a sc 2.027 0.5 3.0 0 8 0 170 2.1 1125.1 1123.3 x1 6 14 125 1 142.9 200 130 170 ^ x2 2 1136.7 x3 10 1136.7 1136.7 Bi •12 0 1143.5 1143 5 11 1142 1142 45 1140 1140 BT 92 1138 1138 125 1136.7 1125.1 143 1136.7 1125.1 8i 151 1138 1138 154 1138.4 1138.4 185 1138.7 1138.7 BT 240 1140 1140 310 1142 1142 410 1144 1144 GR 1143.5 0 1142 11 1140 45 1138 92 1136.7 125 GR 1125.1 125 1125.1 143 1136.7 143 1138 151 1138.4 154 GR 1138.7 185 1140 240 1142 310 1144 410 xt 8 18 267 297 155 110 160 GR 1146 0 1145.7 72 1145 4 139 1144.7 151 1144 170 GR 1143 190 1143.1 220 1142 242 1140 267 1132 270 GR 1132 283 1142 297 1142.1 305 1142 313 1141.1 333 GR 1142 352 1144 370 1146 530 x1 10 15 190 238 140 150 140 GR 1148 0 1146 60 1144 92 1142 132 1140 190 ^ GR 1134 200 1134 220 1142 238 1144 251 1146 348 GR 1146.2 355 1146 470 1145.5 480 1146 497 1148 525 %1 20 20 46 155 155 195 185 GR 1152 0 1150 20 1148 36 1146 46 1142 55 ^ GR 1142 83 1140 86 1139.5 97 1140 115 1142 125 GR 1144 135 1146 145 1148 155 1150 164 1148 219 GR 1142 230 1142 246 1148 261 1150 435 1151 455 a x1 30 18 31 107 65 155 90 GR 1152 0 1150 31 1144 38 1142 58 1142 71 GR 1150 107 1152 135 1154 170 1152 295 1144 300 GR 1144 320 1154 347 1154.5 370 1154 377 1153.5 387 _ GR 1154 391 1156 410 1158 440 %1 40 22 59 87 130 55 120 GR 1156 0 1154 9 1152 17 1150 59 1146 64 GR 1146 81 1150 87 1152 119 1154 180 1156 214 ^ GR 1156.5 300 1156.5 320 1156 363 115L 375 1148 385 CR 1148 399 1154 421 1155 4 438 1154.8 462 1156 480 GR t15B 503 1160 515 x1 50 22 127 159 170 45 150 GR 1162 0 1160 49 1158 98 1156 127 1154 129 GR 1146 129 1146 154 1148 159 1156 159 1158 195 GR 1160 310 1160.5 330 1160 344 1159.5 365 1160 385 GR 1160.1 390 1160 395 1150 410 1150 435 1156 457 GR 1158 510 1160 570 %1 60 22 183 207 60 50 60 GR 1165 0 1164 34 1162 58 1160 67 1158 156 GR 1158 183 1144 188 1144 191 1146 197 1148 203 ^ GR 1158 207 1160 270 1160 6 305 1161.2 370 1160 412 GR 1159.5 430 1160 445 1160.1 460 1160 470 1159.1 513 GR 1160 535 1162 620 x1 70 29 193 355 130 85 150 GR 1170 0 1164 33 1160 B7 1160 117 1161 160 GR 1160 193 1156 195 1154 202 1154 205 1160 205 GR 1161 215 1160 234 1158 304 1156 308 1154.1 313 _ GR 1156 321 1158 325 1158 351 1160 355 1162 362 GR 1163.2 390 1162.3 508 1162 598 1161.4 609 1162 622 GR1162.8 660 1163 680 1164 718 1166 815 OT 1 7011 %1 85 24 385.5 389.5 220 195 190 x3 10 1168.9 1168.9 BT •2 385 1170.2 1168.9 390 1170.2 1168.9 GR 1176 0 1174 20 1172 36 1170 52 1168 69 GR 1166 86 1166 135 1165.5 160 1166 190 1168 215 GR 1167.1 312 1168 345 1170 380 1170.2 385 1164.9 385 GR 1164.9 390 1170.2 390 1170 395 1168 B 455 1169.7 503 GR 1169.6 583 1169.6 616 1170 645 1172 662 X1 90 30 368.5 372 5 30 35 30 X3 10 1169 1 1169.1 BT -2 368 1170.5 1169.1 3T3 1170.5 1169 1 GR 1178 0 1176 22 1174 34 1172 47 1170 66 GR 1168 84 1166 101 1166 108 1168 125 1166 147 GR 1165.5 160 1166 175 1166.7 190 1166.7 263 1168 303 GR 1169.9 349 1170.5 368 1165.1 368 1165 1 375 1170.5 373 ^ GR 1170 389 1170 406 1169 440 1170 482 1170.3 515 GR 1170 570 1169.9 578 1170 590 1172 615 1174 685 X1 100 21 280 372 95 55 75 GR 1180 0 1178 43 1176 69 1174 90 1172 114 G0. 1170 141 1168 168 1168 187 1170 213 1171 280 GR 1170 325 1168 338 1168 342 1170 355 1172 372 GR 1170 427 1169 5 435 1170 445 1172 580 1174 640 GR 1175 680 e X1 110 12 216 407 145 95 125 CR 1180 0 1178 25 1176 52 1174 131 1172 216 GR 1170 270 1168 279 1168 293 1170 299 1172 407 GR 1174 557 1175 605 x1 120 12 143 243 130 145 140 GR 1180 0 1178 17 1176 66 1174 127 1172 143 GR 1170 162 1169 177 1170 196 11Tt 243 1174 343 GR 1176 507 1177 550 X1 130 11 85 142 170 100 135 CR 1182 0 1180 33 1178 59 1176 70 1174 77 ^ GR 1172 85 1171.5 103 1172 142 1174 220 1176 313 GR 1178 560 a X1 140 12 52 118 160 130 150 GR 1182 0 1180 14 1178 32 1176 41 1174 52 ^ GR 1172 74 1172 82 1174 118 1176 161 1176.5 193 G0. 1178 310 1180 347 x1 150 14 71 89 105 120 110 ^ GR 1186 0 1184 11 1182 25 1180 46 1178 59 GR 1176 71 1174 72 1173 5 80 1174 84 1176 89 GR 1178 94 1180 125 1182 155 1184 189 x1 160 12 68 124 55 185 70 ^ GR 1188 0 1186 19 1184 26 1182 68 1180 76 GR1179.5 89 1180 103 1182 124 1184 145 1184.5 160 GR 1186 186 1187.9 215 OT 1 1221 x1 •70 30 193 364 GR 1170 0 1164 33 1160 87 1160 117 1161 160 GR 1160 193 1156 195 1154 202 1154 205 1160 203 GR 1161 215 1160 232 1158 307 1156 308 1156 321 GR 1158 324 1158 354 1160 358 1162 364 1163.3 453 GR 1163.2 488 1164 546 1163.7 577 1164 592 1164.1 605 CR 1164 615 1163 635 1161.7 659 1164 700 1166 800 X1 170 6 17 65 390 470 430 GR 1178 0 1176 17 1168 39 1168 53 1178 65 GR 1180 103 ^ X1 180 14 121 154 143 200 180 GR 1180.7 0 1180 25 1178 6 35 1179.4 62 1180 72 GR 1180.7 85 1180 107 1178 121 1168 132 1168 141 GR 1178 154 1180 162 1182 171 1184 180 X1 190 11 36 70 1B0 175 180 GR1183.4 0 1182 9 1180 26 1178 36 1172 36 GR 1172 59 1184 70 1186 96 1188 115 1190 134 GR 1192 160 ^ EJ ER ~ 11»11111111111#1111##11111111111111111111111 111••11111111111u11uu1111111111u11 • XEC-2 4ATER SURFACE PROFILES • • U.S. ARMY CORPS OF ENGINEERS • • • HYDROLOGIC ENGINEERING CENTER • Version 4.6.2; May 7997 • • 609 SECOND STREET, SUITE D r- • • • DAVI S, CALIFORNIA 95676-4687 • RUN DATE 24NOV95 TIME 16:01:43 • • (976) 756-7704 •11#11111111#111111111f1#1f1111f 11111#111111 •111•#11111ff•f111111f11/#11111111•#11 SUPERCRITICAL RUN x x xxxxxxx xxxxx xxxxx x x x x x x x X X x X X xxxxxxx zxxx x xxxxx xxxxx r- x x X x x X x x x x x x x xxxxxxx xxxxx xxxxxxx t 24NOV95 76:01.43 PACE 1 THIS RUN E%ECUTED 24NOV95 76:07:43 1111ee1#1111.11#11f#111#1111111111e11 NEC-2 HATER SURFACE PROFILES Version 4.6.2; Msy 1997 x1111111111111111.1•f1111111111ff1111 T1 R.M. TOYILL SUBDIVISION, KAUUINA, XAVA11 COUNTY, NAVAII DATE: 77/75/95 T2 (Hf:--TAiMFAAT) 7-'17475-OE R.M. TOVILL SUBDI VI SI qI T3 STATIONS ALONG R011D, CORRECTION TO SEC. 70, SECTIONS ABOVE AND BELOL CUL J1 ICXECK INO NINV [DIR STRT METRIC XVINS 0 VSEL FO -10 2 0 1 -1 0 0 0 0 0 r- J2 NPROF (PLOT PRFVS %SECY xSECN FN ALLDC IBV CXNIM (TRACE 7 0 -1 0 0 0 -1 0 0 0 J3 VARIABLE CODES FOR SUMMARY PRINTOUT 38 1 2 8 70 3 53 27 22 54 25 26 43 J5 LPRNT NUMSEC ••••••••REOUESTED SECTION NUMBERS•••••••• -10 -10 1 24NOV95 16:01:43 PAGE 2 3790, DATA ERROR, JOB DUMPED ERROR STATEMENT APPLIES TO SECTION -8.000 1 24NOV95 16:01:43 PAGE 3 TXIS RUM E%ECUTED 24NOV95 16:01:45 ••••••••••••/••••••••••••f••••••••••• XEC-2 WATER SURfACE PROFILES r. Version 4.6.2; Mey 1997 NOTE• ASTERISK AT LEFT OF CROSS-SECTION NUMBER INDICATES MESSAGE IN SUMMARY OF ERRORS LIST STATIONS ALONG ROAD, CO11 r. SUMMARY PRINTOUT SECNO CWSEL CRI43 DEPTN NV EG SSTA STCXL STCNR ENDST AREA VCX 0 • 190.000 1176.30 1176.30 4.30 2.01 1178.31 36.00 36.00 70.00 62.94 107.24 11.39 1221.00 • 180.000 1174.27 1174.27 6.27 2.16 1176.63 125.10 121.00 154.00 749.15 103.61 11.78 1221.00 • 170.000 1172.86 1172.86 4 86 1.76 1174.62 25.62 17.00 65.00 58.84 114.82 10.63 1221.00 -70.000 1159.17 1159.25 5.17 .92 1160.09 193.42 193.00 364.00 356.33 158.49 7.70 1221.00 • 160.000 1186.81 1186.81 7 31 1.81 1188.62 11.34 68.00 124.00 198.30 698.13 12.26 7011 00 • 150.000 1182.48 1183.80 8.98 4.21 1186.69 21.65 71.00 89.00 163.14 473.99 20.68 7011.00 140.000 1177.13 1178.61 5.13 4.74 1181.87 35.92 52.00 118.00 242.01 441.76 19.15 7011 00 • 130.000 1176.77 1176.77 5.27 1.26 1178.03 65.79 85.00 142.00 407.57 823.98 10.83 7011.00 • 120.000 1175.37 1175.37 6.37 1.28 1176.65 85.32 143.00 243.00 455.06 867.23 70.23 7011.00 • 110.000 1174.24 1174.24 6.24 .96 1775.19 127.63 216.00 407.00 568.38 983.50 8.42 7011.00 • 100.000 1172.43 1172.43 4.43 .87 1173.30 108.87 280.00 372.00 592.83 974.67 7.25 7011.00 • 90.000 1172.90 999999.00 2.40 .14 1173.05 41.12 368.00 368.00 646.68 2441.50 .00 7011.00 • 85.000 1172.92 999999.00 2.72 .10 1175.02 28.67 385.00 385.00 662.00 2858.96 .00 7011 00 • 70.000 1159 94 1162.28 5.94 12.44 1172.36 193.03 193.00 355.00 354.87 262.98 28.30 7443.00 • 60.000 1160 49 1161 49 16.49 3.25 7763.75 64.76 183.00 207.00 556.77 771.02 76.99 7443.00 • 50.000 7753.52 7756.21 7.52 7.99 1161.50 129.00 727.00 159.00 447.89 340.30 24.47 7443.00 • 40.000 1153.69 1154.54 7.69 2.82 1156.52 10.23 59.00 87.00 419.87 608.16 16.85 7443.00 1 24NOV95 16:01:43 PAGE < SECNO CVSEL CRIYS DEPTH XV EG SSTA STCXL STCXR ENDST AREA VCX 0 30 000 1148.68 1149.90 6.68 4 38 1153.07 32 54 31.00 107.00 332.65 444.07 17.19 7443 00 20.000 7146.27 1146 79 6 77 2 87 1149 14 44.65 46.00 155.00 256.67 551.09 13.94 7443.00 • 10.000 1144.85 1144.85 70.85 1 92 7146.77 78.44 190.00 238.00 292.09 762.87 12.54 7443.00 • 8 000 1745.43 1145.43 13 43 7 34 1146.77 132.78 267.00 297.00 484.23 960.37 11.77 7443.00 000 .00 .00 00 00 .00 .00 .00 .00 .00 00 .00 .00 000 00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .000 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 00 ^ 1 24NOV95 16:01.43 PAGE 5 SUMMARY OF ERRORS AND SPECIAL NOTES CAUTION SECNO• 190.000 PROFILE= 1 CRITIGL DEPTH ASSUMED CAUTION SECN0= 180.000 PROFILE= 1 CRITICAL DEPTH ASSUMED CAUTION SECN0= 180.000 PROFILE= 1 PROBABLE MINIMUM SPECIFIC ENERGY CAUTION SELNO= 180.000 PROFILE= 1 20 TRIALS ATTEMPTED TO BALANCE YSEL CAUTION SECN0• 170.000 PROFILE= 1 CRITICAL DEPTX ASSUMED CAUTION SECN0= 170.000 PROFILE= 7 PROBABLE MINIMUM SPECIFIC ENERGY ^ CAUTION SECMO= 170.000 PROFILE= 1 20 TRIALS ATTEMPTED TO BALANCE YSEL CAUTION SECN0= 160.000 PROFILE= 1 CRITICAL DEPTX ASSUMED CAUTION SECNO• 760.000 PROFILE= 1 PROBABLE MINIMUM SPECIFIC ENERGY CAUTION SECN0• 760.000 PROf ICE= 1 20 TRIALS ATTEMPTED TO BALANCE YSEL ^ YARNING SECMO= 750.000 PROFILE= 1 CONVEYANCE CXANGE OUTSIDE ACCEPTABLE RANGE GUTION SECNO• 730.000 PROFILE= 7 CRITIGL DEPTH ASSUMED ^ CAUTION SECMO= 730.000 PROFILE= 1 PROBABLE MiN IIMI SPECIFIC ENERGY CAUTI OM SECN0• 130.000 PROFILE= 1 20 TRIALS ATTEMPTED TO BALANCE YSEL CAUTION SECMO= 120.000 PROFILE= 1 CRITICAL DEPTX ASSUMED CAUTION SELNO= 720.000 PROFILE= 7 PROBABLE MINIMUI SPECIf IC ENERGY ^ CAUTION SECN0= 120.000 PROFILE= 1 20 TRIALS ATTEMPTED TO BALANCE 45EL CAUTION SECN0= 110.000 PROFILE= 1 CRITICAL DEPTH ASSUMED CAUTION SECN0= 110.000 PROfILE= 1 PROBABLE MINIMUM SPECIFIC ENERGT ^ CAUTION SECN0= 110.000 PROFILE= 7 20 TRIALS ATTEMPTED TO BALANCE YSEL CAUTION SECN0• 700.000 PROFILE= 1 CRITICAL DEPTH ASSUMED CAUTION SELNO= 700.000 PROFILE= 1 PROBABLE MINIMUM SPECIFIC ENERGT CAUTION SECN0= 700 000 PROFILE= 1 20 TRIALS ATTEMPTED TO BALANCE YSEL ^ CAUTION SECN0• 90 000 PROFILE. 1 MIMIMUI SPECIFIC ENERGY YARNING SECN0= 90 000 PROFILE= 7 CONYETAMCE CXANGE OUTSIDE ACCEPTABLE RANGE r-- CAUTION SECN0• 85.000 PROFILE. 1 MINIMUM SPECIFIC ENERGY YARNING SECN0= 70.000 PROFILE. 1 CONVEYANCE CXANGE OUTSIDE ACCEPTABLE RANGE WARNING SECN0= 60.000 PROFILE= 1 CONVEYANCE CXANGE OUTSIDE ACCEPTABLE RANGE YARNING SECN0= 50 000 PROFILE. 1 CONVEYANCE CHANGE OUTSIDE ACCEPTABLE RANGE YARNING SECN0= 40.000 PROFILE= 1 CONVEYANCE CHANGE OUTSIDE ACCEPTABLE RANGE ^ CAUTION SECN0= 10.000 PROf ICE= 1 CRITICAL DEPTH ASSUMED CAUTION SECN0= 10.000 PROFILE. 1 PROBABLE MINIMUM SPECIFIC ENERGY CAUTION SECN0= 10.000 PROFILE= 1 20 TRIALS ATTEMPTED TO BALANCE YSEL ^ CAUTION SECNO= 8.000 PROFILE= 7 CRITIGL DEPTH ASSUMED CAUTION SECN0= 8.000 PROFILE. 7 PROBABLE MINIMUX SPECIFIC ENERGT 1 24NOV95 16:07:43 PAGE 6 CAUTION SECN0= 8.000 PROFILE= 1 20 TRIALS ATTEMPTED TO BALANCE YSEL T1 R.M. TOVILL SUBDIVISION, KAUMAMA, XAWAII COUNTT, NAWA I! DATE: 11/15/95 T2 (FN: TRIAL7 DAT) 1-17415-OE R M TOYILL SUBDIVI SI OX T3 STATIONS ALONG ROAD, CORRECTION TO SEC 70, SECTIONS ABOVE AND BE LON CUL J1 -10 2 0 1 -1 O O O O O J2 1 0 -1 0 0 0 -1 0 0 0 J3 38 1 2 8 10 3 53 21 22 54 ^ J3 25 26 43 JS -10 -10 NC 0.05 0.05 0.05 OT 1 1221 ^ z1 190 11 36 70 180 175 180 GR 1183.4 0 1182 9 1180 26 1178 36 1172 36 GR 1172 59 1184 70 1186 96 1188 115 1190 134 ^ GR 1192 160 z1 180 14 121 154 145 200 180 GR 1180.7 0 1180 25 1178.6 35 1179.4 62 1180 72 GR 1180.7 85 1180 107 1178 121 1168 132 1168 141 ^ GR 1178 154 1180 162 1182 171 1184 180 x1 170 6 17 65 390 470 430 GR 1178 0 1176 17 1168 39 1168 53 1178 65 GR 1180 103 x1 -70 30 193 364 GR 1170 0 1164 3i 1160 87 1160 117 1161 160 GR 1160 193 1156 195 1154 202 1154 205 1160 205 ^ GR 1161 215 1160 232 1158 307 1156 308 1156 321 GR 1158 324 1158 354 1160 358 1162 364 1163.3 453 GR 1163.2 488 1164 546 1163.7 577 1164 592 1164.1 605 GR 1164 615 1163 635 1163.7 659 1164 700 1166 800 OT 1 7011 x1 160 12 68 124 55 185 70 GR 1188 0 1186 19 1184 26 1182 68 1180 76 ^ GR1179.5 89 1180 103 1182 124 1184 145 1184.5 160 GR 1186 186 1187.9 215 z1 150 14 71 B9 105 120 110 ^ GR 1186 0 1184 11 1182 25 1180 46 1178 59 GR 1176 71 1174 72 1173.5 80 1174 84 1176 89 GR 1178 94 1180 125 1182 155 1184 189 z1 140 12 52 118 160 130 150 ^ GR 1182 0 1180 14 1178 32 1176 41 1174 52 GR 1172 74 1172 82 1174 118 1176 161 1176.5 193 GR 1178 310 1180 347 x1 130 11 85 142 170 100 135 GR 1182 0 1180 33 1178 59 1176 70 1174 77 GR 1172 85 1171.5 103 1172 142 1174 220 1176 313 GR 1178 560 ^ x1 120 12 143 243 130 145 140 GR 1180 0 1178 17 1176 66 1174 127 1172 143 GR 1170 162 1169 177 1170 196 1172 243 1174 343 GR 1176 507 1171 550 ^ x1 110 12 216 407 145 95 125 GR 1180 0 1178 25 1176 52 1174 131 1172 216 GR 1170 270 1168 279 1168 293 1170 299 1172 407 GR 1174 557 1175 605 ^ z1 100 21 280 372 95 55 75 GR 1180 0 1178 43 1176 69 1174 90 1172 114 GR 1170 141 1168 168 1168 187 1170 213 1171 280 GR 1170 325 1168 338 1168 342 1170 355 1172 372 ^ GR 1170 427 1169.5 435 1170 445 1172 580 1174 640 GR 1175 680 xt 90 30 368.5 372.5 30 35 30 ^ x3 10 1169.1 1169.1 BT -2 368 1170.5 1169.1 373 1170.5 1169.1 GR 1178 0 1176 22 1174 34 1172 47 1170 66 GR 1168 B4 1166 101 1166 108 1168 125 1166 147 CR 1165-5 160 1166 175 1166.7 190 1166.7 263 1168 303 GR 1169.9 349 1170.5 368 1165.1 368 1165.1 373 1170.5 373 GR 1170 389 1170 406 1169 440 1170 482 1170.3 515 _ GR 1170 570 1169.9 578 1170 590 1172 615 1174 685 x1 85 24 385.5 389.5 220 195 190 x3 10 1168.9 1168 9 8T -2 385 1170.2 1168.9 390 1170.2 1168.9 GR 1176 0 1174 20 1172 36 1170 52 1168 69 CR 1166 86 7166 135 1765.5 160 1166 190 1168 215 GR 1767.1 312 1768 345 1170 380 1170 2 385 1764.9 385 GR 1164.9 390 7770.2 390 1770 395 1168.8 455 1169.7 503 GR 7169.6 583 7769.6 616 1770 645 1172 662 OT 7 7443 x1 70 29 193 355 730 85 750 ^ GR 1770 0 1164 33 7760 87 1760 117 1161 160 GR 7160 793 1756 795 7754 202 7754 205 1160 205 CR 1161 215 1160 234 1158 304 1156 308 1154.1 313 GR 1156 321 1158 325 7758 357 7160 355 7762 362 GR 7163.2 390 7762.3 508 7762 59B 7767.4 609 7162 622 ^ GR 1162.8 660 1163 680 7764 77B 7766 815 X1 60 22 183 207 60 50 60 GR 1165 0 7164 34 1162 58 7760 67 7758 156 ^ GR 1758 183 1144 188 7144 797 7746 797 1748 203 GR 7158 207 1160 270 1160.6 305 1767.2 370 1760 472 GR 1759.5 430 1160 445 1160.1 460 7160 470 1159.7 573 GR 1160 535 7762 620 - x7 50 22 727 159 170 45 750 GR 7762 0 1160 49 7158 98 7756 727 1754 129 GR 1746 129 1146 154 1148 159 7756 759 7758 195 GR 7760 370 7760.5 330 7160 344 7759.5 365 7760 385 GR7760.1 390 1160 395 7150 410 1750 435 7756 457 GR 1158 570 1760 570 x1 40 22 59 87 130 55 720 GR 1156 0 1154 9 1152 17 7750 59 1146 64 GR 7746 87 7750 87 1752 719 1154 780 7756 274 GR1156.5 300 1756.5 320 1156 363 1154 375 7748 385 GR 1148 399 7154 427 7755 4 43B 1754.8 462 1756 480 GR 1158 503 1160 515 ^ x1 30 1B 37 107 65 755 90 GR 1152 0 1150 31 1144 38 7742 SB 1142 77 CR 1150 107 1152 735 7154 770 7752 295 7744 300 GR 1144 320 1154 347 1154 5 370 1154 377 7753.5 387 ^ GR 1154 397 1756 410 7158 440 a x1 20 20 46 155 155 795 185 CR 1152 0 1150 20 1148 36 1146 46 7742 55 GR 1742 83 7740 Bb 7739 5 97 7740 775 7142 725 GR 1144 735 7746 745 1748 155 7750 764 1748 279 GR 1142 230 1142 246 1148 261 1750 435 7757 455 x1 10 15 190 238 140 150 740 ^ GR 1148 0 1146 60 7744 92 1142 732 7740 190 GR 7734 200 7734 220 7142 238 1744 257 1746 348 ~R1146.2 355 1146 470 7745.5 480 7746 497 7748 525 x7 8 18 267 297 755 770 760 ^ GR 1146 0 7745.7 72 1145.4 139 1744.7 751 1144 170 GR 1143 190 1743.7 220 1742 242 1140 267 1132 270 GR 1132 283 7742 297 1142.1 305 1142 373 7747.7 333 GR 1142 352 1744 370 7746 530 5G 2 027 0 5 3.0 0 8 0 770 2.7 1725.7 7723.3 xt 6 14 125.1 142.9 200 130 170 x2 2 1136.7 x3 10 1136.7 1136.7 BT -12 0 1143.5 1143.5 11 1142 7142 45 7740 1140 BT 92 1138 1138 125 1136.7 1125.1 143 1136.7 1125.1 8T 151 1138 1138 154 1138.4 7138.4 185 1138.7 1138.7 BT 240 7740 1140 310 1142 7742 410 1144 1164 ^ GR 1143.5 0 7142 11 1140 45 1138 92 7136.7 725 GR1125.1 125 1125.1 143 1136.7 143 1138 151 1138.4 154 GR 1138 7 185 1140 240 1142 310 1144 410 x1 4 16 190.1 207.9 130 150 80 x3 10 1133.6 1133.6 GR 1138 0 1133 45 1132.9 115 1132.3 124 1132.8 135 GR 1134 148 1134 160 1132 170 1133.6 190 1123.2 190 GR 1123 2 190 1123.2 208 1133.6 208 1133 266 1138 436 GR 1143 6B3 %1 2 8 402 511 ^ GR 1133 0 1130.9 83 1129.5 285 1128 402 1123 402 GR 1123 431 1128 511 1133 590 EJ ER ^ APPENDIX ^ DRAINAGE STUDY FOR R M TOWILL SUBDIVISION -EXISTING CONDITIONS LOCATION Keumana, County of Hawaii JOB ~ PREPARED BY JK CHECKED BY _ DATE 9/22!95 DATE FILENAME EXT-DRN WK3 REFERENCES _ 1 Sod Survey of the Hawanan Islands 2 'Erosion anad Sediment Control Guide for Hawaii; U S Dept of Agriculture, Sod Conservaton Serwce, March 1981 3 'Storm Drainage Standards', Department of Public Works, County of Haweu, October 1970 4 ?R-20 Users Manual', Soil Conservation Service, May 1983 5 Topographic Drainage Workmap of Kaumana ^ 6 "100-Year Storm Floodway Study Report, Wilder Road Subdiwsion, Island of Hewau', M & E Pacdlc, Inc ,Honolulu, Hewan, November 1994 CALCULATIONS Determirnng Weighted Curve Numbers (ALL REFERENCES REFER TO Drainage Hydro Area THOSE LISTED ABOVE) Basin Class Land Use (acres) CN (Area) x (CN) (See Ref 2, Pega 80 for CN ~'s) (Sea Raf 5 for area) 1 A Wood or Forest 150 00 25 3,750 (See Ref 2, Pega 58 for _ (good cover) Hydro ClasaAlcatan) D Wood or Forest 2207 00 77 169,939 (See Ref 1 for Soll Type) (good cover) 2357 00 • 173,689 _ Sq mi = 3 6828 Wt CN = 74 2 D Wood or Forest 21 07 77 1,622 (good cover) ^ D Residential 26 49 92 2,437 (1/8 acre) D Wood or Forest 27 29 77 2,101 (good cover) D Wood or Forest 22 39 77 1,724 (good cover) A Wood or Forest 192 72 25 4,818 (good cover) 289 96 12,703 Sq mi = 0 4531 Wt CN = 44 3 D Wood or Forest 10 40 77 801 ^ (good cover) D Wood or Forest 0 38 77 29 (good cover) A Wood or Forest 5 33 25 133 (good cover) 0 16 11 963 Sq mi = 0 0252 Wt CN = 60 • Drainage Basin 1 Information taken from Reference 6 (above) PAGE 1 OF 2 DRAINAGE STUDY FOR R M TOWILL SUBDIVISION -EXISTING CONDITIONS Calculating Time of Concentration L1 =Length of overland flow in feet L2 =Length of natural channel flow in feet (See Ref 5 for L1, L2, and S) S =Average slope (See Ref 3, Paget 4, Table 2 for v) v =Approximate average velocities of runoff for calculating time of concentration Tc = Trme of concentration ^ Drarnage L1 L2 S v Tc Resin Land Use (feeq (feeq (teeVfeet) (feet/s) (hours) ^ 1 Woodlands 22,500 0 054 2 0 3 13 8,500 0 059 3 0 0 79 Total Tc = 3 91 2 Woodlands 5,500 0 059 2 0 0 76 5,000 0 060 3 0 0 46 Total Tc = 1 23 3 Woodlands 1,600 0038 20 022 Total Tc = 0 22 Cross Sectbn Table for TR-20 Cross Section rY4 Drainage Elev Area WP R i S V D Basin Xsec n ' n ft ftlft n f s cfs ~ 1 4 1132 3 ~ O DO 0 00 0 00' 0 030 0 050 0 00' 01 ' 1134 0 ~ 18 85 18 90 1 00 0 030 0 050 5 14 97 1136 0 I 65 35 29 21 2 24 0 030 0 050 8 81 575 I 1138 0 130 35 39 10 3 33 0 030 0 050 11 49 1,497 1140 O I 212 35 48 09 4 42 0 030 0 050 13 86 2,942 1142 0 349 35 105 OS 3 33 0 030 0 050 11 47 4,007 1144 O I 612 97 188 84 3 25 0 030 0 050 11 29 6,917 • Drainage Basin 1 informatan taken from Reference 6 (above) ^ PAGE 2 OF 2 80 Eatimating Runoff T~at.e as Ranoff curve number for selected agrleultatstl, suburban, aad urban land use - Hydroloye sotl `coup Land use desrnptton A B C D Cultivated land' without conservation treatment 72 81 88 91 with conservation treatment 62 71 78 81 Pasture or range land poorcondiuon 68 79 86 89 good condttton 39 61 74 80 Mwdow good condttton 30 58 71 78 Wood or Forest land thin stand, poor cover, no mulch 43 66 77 83 good cover' 23 SS 70 77 Open Spaces, lawns, parks, golf courses, cemetenes, etc good condition gran cover on 759s or more of the area 39 61 74 80 fair condttton grass cover on 50% to 739s of the area 49 69 79 84 - Commercul and business areas (859e impervious) 89 92 94 95 Indusvial districn (729s impervious) 8l 88 91 93 Residential' Average lot size Average W~ Impervious' - acre or less 65 77 65 90 92 acre 38 61 75 83 87 acre 30 37 72 61 66 acre 25 54 70 80 85 - 1 acre 20 SI 68 79 84 Paved puksng lots, roofs, driveways' etc 95 95 95 95 Strttts and roads ^ paved with curbs and storm sewers 95 95 93 95 gravel 76 83 89 91 dirt 72 82 67 89 - 1 For a more deutled desrnpuon of a`ncultural land use curve number refer to National ^ Enatneenns Handbook, Section 4, Hydrolory, Chapter 9, Au{ 1972 2 Goad cover is Drotetted from scorns and litter and brush cover sal 7 Curve numbers tie computed usuttun{ the runoff from the house and dnveway is directed towards the street with a minimum of roof water directed to kwns where additional tnfiltratton could occur 4 The remumna pervious areas (own) are comtdered to be to rood puture condttton for these curve number ~ ' _ h CY n 58 EsdEaating Soil Loss i I TABLE li SOIL PROPERTIES REWTED TO EROSION AND SED[VENTATION - FO0. THE [BIAVD OF HAMAII ' (COntanued) Hydrologat Eros ton Soal Svribol Soal Series Erod tbaltty Cltasa- Res'a scant Tolerance Yalue(T) r-. Fattor(K) fatataon Group c/A/yr c/ha /yr rKEO Kaaau 0 OS A-I I I O J KDO. KEC Ka analau 0 17 A I'i 2 O J KaC, Ka D, KaE Ka traka 0 OS A f 5 2 0 KGC Kaaako¢ 0 l7 A [V 3 l 2 KIC, KJC, KKC Kanaoa 0 l7 D IV B 0 CLC. KLO, kTID Kapapa la 0 17 B [li i 2 0 KVC, KOC Kavaahae 0 28 C IV 2 0 8 KPD, KAD, KSD Kealakekua 0 OS C I 2 0 8 rKFD Keaukaha 0 OS D I 1 0 1 rKGD Keet 0 05 D I 1 C a KTB Keek ee 0 10 B LY i i 0 KVC Kehena 0 10 C I 2 0 8 • rKHD Kekake 0 Ji D I 5 2 0 KfA, RXC, NYC Kakona 0 17 B I[[ 3 1 2 rKUC Kaiauea 0 17 9 [II 5 2 0 rKXO Kaloa 0 OS A i I O a KZD Kalohsna 0 l0 A IY 0 16 KhA, KhC, KhD, KhE Xohala 0 1' A III a 1 6 rKYD Kona 0 OS D I 1 O J KuC, KuD, KuE, KrD Kuka aau 0 10 A II i 2 0 rLLD Vluau 0 05 A-l I 1 O a UD, LUC Launaaa 0 17 B III S 2 0 rLV Lava fl ws, Aa 0 0 A-I rLM Lava El or s, pahoehw 0 0 D t4iC, NKC Nah ukona 0 It B II 6 1 6 NaA, HLD Maale 0 10 A Iii 5 2 0 rNAD 4amala 0 OS 4-1 I 0 NMD, NND Nsnahaa 0 10 C [ 2 0 8 rMVB Nanu 0 17 C lI 2 0 9 r4MD Narae 0 Oi A-1 [ 1 0 + MI Naxed alluvtal land 0 28 C i MoC, MoD, NoE Haaula 0 10 A i Z 0 xaC, VaD, VaE, VhD Vaal ehu 0 It B III i Z 0 V1C, V1 D, V1E V7 ulu 0 10 C [ 2 0 8 OHC, OSD Oh as 0 OS A [ S 2 0 OaC, O1D Olaa 0 05 A-1 I 0 8 OoC, OoD, OoE Oo kala 0 l0 A II 1 l 6 TOPE Op ah akao 0 OS D [ 1 0 PaC, PaD, PaE Paauhau 0 10 A II ~ 1 6 PKB Pak tna 0 A3 B IV 5 2 0 PLC, PNC Palapalat 0 17 B III 5 2 0 PeC Panaera 0 OS D I 1 0 4 rPAE Papaa 0 OS A-I I I O a PVD, POD Ptthanue 0 OS A I 5 2 0 PPC Puaulu 0 OS A I i 2 0 rPHB Puhamsu 0 l7 D III 1 0 ~ rPCE Puna 0 OS A-1 [ I O J rPYD Punaluu 0 Di D I 1 O A ' PRO Punohu 0 10 A II[ 5 ? 0 75C PTC Puukala 0 10 0 I I O J PUC Puu 00 0 l0 A [[i 5 ? 0 PVD, PV'F i, PMO Puu Pa 0 l7 B iV 2 O 8 rR0 Rock land 0 !0 D 1 ~ RB Rough hroken land 0 28 D l Tr Tropsquepts 0 LO D i UHD, USD Umakoa 0 17 B iII i 2 0 rV'S Very stony land 0 OS D IY L 0 J IvAC, MAD, MHL, WKD Maaaha 0 1% D I4'' I 0 J MLC Ma akaloa 0 17 C I[ 5 2 0 hTH: MSD Matmea 0 17 B [V 3 1 i APPENDIX B MARKET RESEARCH AND ANALYSIS REPORT Rea/Ertatr Sert+rat Int., January 1996 MARKET RESEARCH AND ANALYSIS PROPOSED AGRICULTURAL/RESIDENTIAL DEVELOPMENT KAUMANA, SOliTH HILO, HAWAII PREPARED FOR: R. M. TOA'ILL CORPORATION - PREPARED BY: REAL ESTATE SERVICES, INC. PETER T. YOUNG CERTIFIED GENERAL REAL ESTATE APPRAISER JANUARY 1996 r REAL ESTATE SERVICES, INC. . Apprpispl . Market Anplysis Pet0r T Voung . Consulting . Permit Process~np President . Arbitration . Impact Studies January 18, 1996 Stephen Kellogg R.M. To.;ill Ccr~or~tior 420 Walakar.lc Road, Suite d11 Honolulu, Ha~.•a i i 9681 Re: Market Analysis Proposed Agricultural/Residential Development Tax Map Key: 3/2-5-044:001 S 3/2-5-045:001 haumana, South Hilo, County of Ha~•:a1>_ Dear Mr. Kellcg7: In accordancce 1th your request, this serves as a review of the property identifted abcve, a revie• of the market conditions affecting the use of the property and an estimate of the market opportunities for the property. This market study considers the proposed project 1n relation to the overall condition and trends In the market place, ident,.fying historic and predicted changes In population, economic opportunities ar-1_corpetitive developments. In this p-ocess a •:ariet} of plans and proposals (both govern:~ent Irr; pr::-ate; ~•erc re::e• ed frany of the findings and conclue.c., o: tri'°.e reC.c, _ are su~~ar:zed in this report; in add~ti~r-, :~rr,trve ;.tau st=cat data from these documents ^;•:e beer, incccl•critea :nto this analyses and report. r.. The findings of this revle• ."'e su:~marized in this report. Thank you for the opportunit}• to be involved in the project. If you have any questions, please do not hesitate to contact me. Sincerely, R ESTATE~S.>~R` ICE~~, IIJ:'. / \I I L I Pdter T. Y 1u~~q r - President ~ POST OFFICE BOX 2665 KAMUELA. HAWAI196743 (808) 885- 4200 PLANNING ASSUMPTIONS - The proposed project is an undeveloped parcel of land that is proposed for agricultural, residential and related development. In order for the proposed development to be accomplished certain land use entitlements must be obtained. These entitlements are granted from various State and County agencies and require time for application, processing and approval. It is assumed that approximately four to five years will elapse in this process. Approximately 1.5 to 2 years will be required for the approvals of the County zoning, approximately 1 year for final planning and design and approximately 1 to 2 years for construction of the approved development. - The review and findings in this analysis consider the historic trends and activities in the region and the probable elapsed time from initial planning (today) to final construction and - sales opporturity (approximately to 5 years). POPULATION PROJECTIONS - Most population estimated refer to the State's M-K estimates. According to the Hawaii County Department of Research and Development, the M-K estimates are the currently used - estimates and are generally reflected in the estimates in the Hawaii County General Plan. State M-K Series Population Estimates The M-K projections were produced through the Hawaii Population and Economic Projection and Simulation Model, a - system of rathematical equations designed to give a consistent set of State and County projections. At the center of the system is the State model, ~~~hich forecasts expenditures, - producticn, employment, income and population. The State model uses projections of U.S productivity and wage rates, and other variables, produced in turn by other economic models maintained by the UCLA Business Forecasting Project, the U.S - Bureau of Economic Analysis, and other agencies. A County model, in turn, allocates the State forecasts of population, employment and inccme ar~enq the four counties. State Model The State model contains two major component submodels. An economic submodel produces projections of economic activity ranging fro^~ jobs in individual industries, wages and personal income to Gross State product. A demographic submodel - generates the natural increase in population based on demographic factors such as birth and deaths. The interaction r., 3 between the economic and demographic models determines the expected level of net migration, which is added to the natural growth of the population resulting from births and deaths. The County Model The County model distributes the State forecasts of population, employment and income among the four Counties. Like the State _ model, the model for the Counties is based on the concept that the growth of the Counties' exports and their important import replacement activity (which together are called "basic" activity) is the primary influence on the growth of the ` Counties' economies and populations in general. However, in contrast to the information available for the State as a whole, there are no data bases or relationships available for the Counties that reliably measure dollar values for County exports and imports, or county specific multipliers to distribute the impact of expcrt sales. Therefore, county employment by industry is used as a substitute basis for - measuring most economic activity at the county level. The key export industry for all counties is tourism. However, - in the absence of reliable and comprehensive visitor statistics for the Counties, the magnitude of county tourism is reflected best by the number of occupied visitor accommodations and the r level of employment in hetel and eating and drinking establishments. Each county is independently allocated a share of the statewide projection for occupied hotel rooms based on analysis of past, current and expected future trends in resort development and occupancy rates. Visitor accommodations projections are then translated into levels of hotel and eating and drinking establishment employment. - The projections are designed tc be as objective as possible. This means that assumptions upon which the projections are based have been chosen on the basis of their likelihood, not _ their level of desirability. Likewise, the relationships within the forecasting model ':hich translate assumptions into projections of the future are. based, as much as possible, on - objective analysis of past and current trends. The projections, therefore, do nct necessarily represent preferred levels of future economic activity or population. Rather, they - represent only the most li1•el}• future given the state of knowledge about the economic and demographic factors at work. Zt is also very important to note that the projections do not - represent either a certain or unalterable future. They are not certain because there rill obviously be sore error involved in forecasting 20 years or mcre into the future, as the result of - both unanticipated future gents and limitations of the forecasting techniques available. Moreover, if the projections suggest future conditions :~hi~h the community determines to be a undesirable, policies can be forrulated to help bring about a more desirable future; thus, the projections, regardless of their potential accuracy, are r.ot unalterable. Notwithstanding these limitations, it must be cautioned that these projections have embodied the established trends of some very powerful ^ economic and demographic forces, ~,~hich are not subject to either easy or rapid manipulation. Major Findings The M-K projections indicate continued growth in both the population and economy of the State, although at a somewhat reduced rate compared with the rapid increases of the past quarter of a century. The resident population, which includes members of the armed forces and their dependents but excludes visitors, is projected to rise from 1,051,500 in mid-1985 to 1,435,500 in 2010. The de facto population, which includes visitors present but excludes residents temporarily absent, 1s projected to grow from 1,149,600 in 1985 to 1,674,200 1n 2010. The M-K projections anticipate that population increases on the Neighbor islands will be proportionately greater. The resident total on Oahu is projected to rise 23 percent, from 811,100 in 1985 to 999,500 in 2010. The Neighbor Island total, by contrast 1s projected to rise S1 percent over the 1985 to 2010 period, fron 240,400 to 435,900. All three Neighbor Island ^ counties share in this expansion. Nevertheless, Oahu would still account for 70 percent of the State resident total in 2010 under the projections, do:,~n from 77 percent in 1985. Because of the continued growth projected for the visitor industry and its expansion tc the Neighbor Islands, the de _ facto populations of Hawaii, Kauai, and Maui Counties are projected to approximately double in size from 1985 to 2010. Oahu de facto population is expected to increase 27 percent, to 1,094,700 1n 2010. Diminished birth rates and longer life expectancy will inevitably produce an aging cf the population, with the median age rising from 30.5 years in 1935 to 35.3 years in 2010. The population under 15 years of age is projected to fall from 22.9 percent of the total to 19.G; during the same quarter of a century, persons 65 years old and over are projected to rise ^ from 9.4 percent of the total to 13.1. The sex ratio, 104.1 males per 100 females in 198:, :ould decline to 101.4 by 2010 under the ne.•~ projections. The civilian lob count .:hicr as -,-3,100 in 1985 is projected to increase to -70,600 b; 2016. Two of today's major ^ industries, sugar and pineapple, are expected to decline in employment, :,chile ^~anufacturing and Federal government are expected to achieve only modest gains. Employment in trade, 5 services, and diversified agriculture, ho.,~ever, are expected to show continued rapid increases. The Hawaii County General Plan uses three sets of projections for the comprehensive review program, series A, B and C. The major variable in each of these projections was the rate of growth of the visitor industry. Plans for resort complexes and other factors were considered in the forecast of hotel rooms. It should again be enphasized that the projections are not statements of goals. Series A is the most conservative projection. It assumes the demise of the sugar industry and modest expansion in the visitor industry. The overall 1985-2005 rate of growth for series A of 2.0% per annum is less than the 2.9% rate of growth of employment in the County evidenced in recent times. Series B projections were developed as a medium series. Theses projections lie between series A and C. Sugar employment is - maintained and the overall per annum enployment growth rate anticipated in Series B is apprcximately 3.7%. - Series C is an optinistic outloo}: of the County's future. It is assumed that 17,800 hotel roons plus additional condominium units will be built in the Co:inty by 2005. The average annual growth rate of employment in series C is 4.7% District Distribution (Year 2005 Projections) r. District Series A Series B Series C Puna 39,790 49,910 58,340 S. Hilo 44,:15 :5,335 65,790 - N. Hilo 1,211 1,519 1,806 Hamakua 5,363 6,721 7,896 N. Kohala 5,363 6,'21 7.896 S. Kohala 19,203 24,087 28,638 N. Kona 43,250 54,250 64,500 S. Kona 10,899 13,671 16,254 r-. Kau 3,806 4,774 5,676 Population Characterizations - Prior years statistics indicated a proportion of residential population in East Ha~h~ai1 to l•:est Hada11 as G7 percent to 33 percent, respectively. County projections for the year 2005 indicate a shift in population fron East Hacaaii to west Hawaii. The county projects that by the year 2005, 45.5 percent of the residential popula*_ion call be living in [vest Hawaii. Hawaii County Department of kesearch and Development provided data that estimated Ha'r~aii population to be 138,040 people in G 1995. 1990 South Hilo population was estimated at approximately 44,639, r:ith the 1995 estimate at 47,754. (Note ^ that these estimates are higher than the lowest Series M-K estivate for the vear 2005 ^ Housing Supply and Demand A variety of housing supply and demand studies were reviewed. The following is a relatively consistent conclusion found in ^ these reports. Projected Housing Demand and Supply ^ County of Hawaii 1990 to 2010 ^ Housing Demand 150 1995 2000 2005 2010 Population 124,6C0 142,500 160,400 180,800 206,100 Persons per housing unit 2.8 2.8 2.75 2.75 2.7 ^ Units required (rounded) 44,500 50,900 58,300 65,700 76,300 Housing Supply: ^ 1985 housing stock 40,820 38,320 38,100 37,880 37,660 Demolitions/period 225 225 225 225 225 Nonresident unit inventory 2,279 Remaining units (rounded) 38,320 35,100 37,880 37,660 37,440 ^ Excess of demand over supply 6,180 12,800 20,420 28,040 38,860 Additional vacancy factor 4° 4$ 4% 4$ 4$ Total resident units needed 1,780 2,040 2,330 2,630 3,050 ^ Total resident units/year 1,600 1,360 1,600 1,580 2,240 DBED, "Population and Economic Projections for the State of Hawaii to 2010 (Series ^1-K)", November 1988. Projected by Ha••:aii County Planning Department. Bank of Hawaii, Construction in Hawaii 1989. Based on 1900-1988 dat:~ ^ DBED, "Housing l~nit Estiv~tes for Hawaii, 1970-1988". Overall Economic Conditions The region historically has experienced cyclical activity in the local economy and real estate activity. This pattern is ^ evidenced over the past fe•,• decades, generally following the apparent patterns in the national and global economic conditions. The cycle has periods of accelerated growth (in actual construction, sales prices, volume of sales activity and ^ overall economic activity) follo•.~ed by periods of slower growth and, at times, stagnation, follc••ed by increased act>.v>_ty leading to another peak to anctl-er do+:n'dard trend, etc.. For some, the Big Island reel estate cycle >_s described as 'boon or bust' and; or 'feast or famine' There appears to be periods of extremes, '+:ith transit>.on occurring between these extremes. The overall cycle (peak-to-peak) appears to occur >_n approx>.mate seven- to ten-year increments. The current nature of the local and State economies appear stabilized and the future >_s optimist>.c. Of primary importance is the local real estate ^~arket wh>_ch has had recent signs of stagnation, but the long-term outlook shows signs of dramatic gro:ath. Based on the review of the market place, it appears the local real estate market has plateaued with probable increase and an ups+'ing in sales volume, indicating increased sales activity, increased market values and reduced length of tine property is on *_he market before sold. Recent bank economic department reports (Bank of Hawaii and First Hawaiian Bank) indicate that the downn'ard trend in the State's eccnomy has apparently stabilized and positive economic _ activity is expected in the future. PROJECT COMPARISONS The proposed development gill ccmplement the market and should command prices within the current :market price range. The project proposes County standard roads, passive and active park space, County water and design standards. These are generally accepted in the market place. The project should have suff>,c>_ent consumer interest and acceptance, equating to sales activity for the subdivided lets. The following is a sumr^ary of the regional and immediate area statistics of vacant and imprcved property sales. Th>.s summary r- >_s broken into t''+~o compariscns. (1) the regional activity for typ>cally 1-acre properties and /2) the activity >,n the immediate area for residential-sized properties (Typically 10,000 to 21,780 square feet) Regional Sales Activity VACANT - Typical Land Area 1-acre YEAR ~ SOLD PRICE RA~JGF PREDOMINANT RANGE 1991 S' S g0,50G - $131,000 S ?0,000 - $120,000 1992 '_2 $ ;C,C00 - 5'-7,000 $12^,000 - $155,000 1993 1- $ 30,000 - $155,000 5120,000 - $140,000 1994 1C S 4,000 - °,15;,G00 $110,000 - $125,000 1995 $105,006 - ~1u5,000 $108,000 - $116,000 5 YEARS 6C. o HOMES - Typical Land Area 1-acre YEAR ~ SCLD PRICE RA~JGE PREDOMINANT RANGE 1991 3 $2:6,000 - $365,000 $216,000 - $365,000 1992 3 $249,000 - 5255,000 $249,000 - $255,000 1993 5 $230,000 - $399,500 $250,000 - $365,000 1994 6 $150,000 - $372,500 $200,000 - $350,000 1995 3 $135,000 - $375,000 $265,000 - $375,000 5 YEARS 2C r' ACTIVE LISTINGS - Typical Land Area 1-acre STATUS = LISTED LIST PRICE RANGE PREDOMINANT RANGE VACANT 20 $ 60,000 - $140,000 $110,000 - $125,000 HOMES 13 $195,000 - $459,000 $225,000 - $300,000 In addition to the properties kith typical lot sizes in the vicinity of 1-acre, a stati~ticcal review of residential lots ^ (10,000 square feet tc 21,780 square feet) was made. Since the primary market for the subject properties is estimated to be for residential use, a revie- of residential activity is - reasonable. Following is the stat=stical review of residential lots in the immediate vicinity of the subject. ^ Activity in the Immediate Vicinity of the Subject VACANT - Typical Land Area 10,000 SgFt to 21,780 SgFt YEAR ~ SOLD PRICE RANGE PREDOMINANT RANGE 1994 41 S 38,000 - $1u0,000 $ 75,000 - $118,000 1995 33 $ 55,000 - ~:~?,000 $ 89,000 - $118,000 2 YEARS 74 ^ HOMES - Typical Land Area 10,600 SgFt to 21,780 SgFt YEAR = SOLD PRICE RANGE PREDOMINANT RANGE 1994 93 $ 90,000 - $360,000 $120,000 - $200,000 1995 87 $ 60,000 - $325,000 $130,000 - $215,000 2 YEARS 180 - ACTIVE LISTINGS - Typical Land "area 10,000 SgFt to 21,780 SgFt STATUS LISTED LIST PRICE RAIJGE PREDOMINANT RANGE VACANT 2, $ 32,000 - $105,600 $ 69,000 - $ 79,900 HOMES Sll ,'~~00 - -_=,000 $15,000 - $200,000 Based on the indicated ranges of prices paid in competitive subdivisions, the following is a surrary of the indicated price - ranges for the proposed develcprent. These ranges are put into several price groupings. RECC'1:IENDED PROJECT PRICING ^ Vacant Land $ 90,000 to $100,000 House and Lot 5200,000 tc $300,000 ^ Differences are Ll~ely to occur bet•een sore of the properties including: net asst le land ~r~-,~, . _a, s proa~mity, noise impact 9 from major roads, internal vs. external (Hain) road location. These differences are accounted for by Waking adjustments to ^ the benchmark range. NEARBY PROPOSED RESIDENTIAL PROJECT ^ After several public hearings, on December 14, 1995 the Hawaii County Planning Commission voted to recommend approval of a change of zone application for approximately 300 acres of land ^ in Puueo, South Hilo. The request suggests changing the zoning from agriculture to residential and commercial. ^ The parcel is north of the f~ailuku River. Like the subject property, this parcel •r as once in sugar production. Its present zoning is typically Ay 2~-ac. ^ The proposal suggests ~iltimate development of 800 lots, which range in size from 7,500 to 20,000 square feet. The proposed price of the house/lot package would range from approximately $225,000 to $325,000 (1994 Dollars). These prices are similar to the proposed price range for the ^ subject property. The subject, however, is proposed to have land areas of approximately 1-acre for each lot. The subject should benefit from the price relative to land area comparison in the marketplace. The Planning Commission approval suggests that they are receptive to removal of land from agricultural use for ^ placement into residential uses. The subject proposal suggests retention of the agricultural use, though the probable primary use by the purchasers ;rill be in residential with subordinate ^ agricultural use. MARKET TIMF. ^ Most similar agricultural/residential properties (vacant or improved) that have sold over the last year were on the market for less than a }'ear. Due tc size of the development, the overall market time for the proposed subdivided lots will likely be apprcximatel}~ three tc five years after necessary land use entitlements are secured and subdivision development has been finalized. Market evidence of competitive house/lot and vacant land transactions indicate that_istings are typically 'on the market' for under a year host listings sell before their first anniversary and many sell Within six :~onths. ^ 10 ABSORPTION Due to the location of the proposed development and the likelihood of increased market demand in the area, the project, if offered on the market within the estimated 4 to 5 year term should have sufficient committed and qualified buyers so the proposed development will sell-out :.'ithin three to five years. This indicates a 'sellcut' approximately seven to ten ^ years from tcday. The following is a summary of the estimated time (and overall elapsed time) required for ~.~arious phases of the proposed project. These items include planning, design and construction of the proposed develop-ent. Time (years) - Estimated Elapsed County Zoning Amendments 1.5-2.0 1.5-2.0 Final Planning and Design 1.0 2.0-3.0 ^ Construction 1.0-2.0 4.0-5.0 The project should sell out :•:ithin approximately three to five years after the land use entitlement, planning, design and ^ construction phases have been completed. This estimate is based on the availability for sales activity occurring after the final subdivision approval has been granted. ^ It is assumed that pre-mar}e*_ing efforts commence as soon as the decision and entitlements to go ahead with the development are in place. Pre-marketing efforts should increase sales activity in the initial stages of the sales program, with more lots selling in the beginning years of the marketing effort. Sales activityhill likely be relatively steady during the ^ remainder of the sales prograr. The absorption estimates are based on the indicated project - descriptions, apparent market conditions and the recommended prices. Prcject phasing should be considered and follow patterns of s~~ilar c9eveloprents ~.•ith consideration to several, small phases (ie. 2~ to ~0 ~~its per phase) for the various - unit types and locations. In addition, the absorption estimates assume that vacart lots, as »~ell as house/lot packages will be marketed on the site. 11 AGRICULTURAL USE IN PROPOSED SUBDIVISION ^ This section of the report considers the possible and potential agricultural uses on the prcpesed subdivided lots. Some have argued that a 1-acre minimum lot size will not provide substantial net profit to the farmer. For the part- time, hobb}•ist and self-sufficient resident farmer, however, the 1-acre r•inimum provides adequate space for residential and ^ farm use. There is adequate justification to maintain the 1- acre minimum to satisfy the demand at the subject property and to provide alternatives to the small farmer. The argument that larger land areas are required for successful and profitable operations ccntra3icts the recent examples of _ bankruptcy and closure of *_he Big Island's large sugar plantations Big is not al::ays better and small farms can contribute to the overall agricultural future and economy. An important component of the shall-scale farmer on a 1-acre lot is the opportunity to have a residence on the site of the small farm ~.~ith sufficient remaining land for agricultural use. ^ This agricultural land alsc provides open space, maintaining the rural atmosphere and lifestyle in the area. Considering an allocation of approximately 10,000 square feet for residential use (hone and associated use), approximately 3/4 of ar. acre is available for farming for the typical 1-acre lot. There are nu^~erous diversified agricultural opportunities that can be commercially grorn on this land size and that can be implemented by the hob*~•~ist and/or part-time farmer. ^ The County's General Plan, Agricultural Development Plan, Hilo Community Development Plan and other documents support the need for diversified agriculture and recognize that this farming alternative ~oill be satisfies] by the independent farmer. Each ^ document cites the importance of diversified agriculture and the role of the entrepreneur fcr the future of agriculture. ^ Based on the subject's lccca*.:on, neighboring uses and proximity to the market the follo.:ing are just a few of the commodity opportunities that can be considered for cultivation on subdivided lots. The most probable farming opportunity for the subject sites is related to the 'subsistence farmer'. Subsistence farming includes net only the far^~er that gro•.:s food for his own use, but it also includes the he:.i:gist farmer. Each occasionally may sell or gi•:~e his e}cess crop *_c others through the farmers' market or cther r^eans. ^:ot r~rrinq primarily for profit, this ^ farmer gro•.s his c°.n food r,~har than purchasing at the local market thereby cor.*_r;tutirg the agricultural effort. - 12 The subsistence far^~er has his primary residence on the same - site as the farming operas:or,s. He typically has other employment and is far^~ing or. a part-time basis. Subsistence farming is su^~arized bolo:;: ^ - subsistence farming - family garden - hobbyist - - excess crop sold at farmers market In addition to the subsistence farmer, small-scale and part- time farting of diversified crops can be accomplished at the site. As noted ire other sections of this report, the average production tires of existLng tsri°s involved with these crops is typically s-gall and to many c=ses .,ell under 1-acre in site. As in the case of the subsistence farmer, the small-scale, part-time diversified farmer likely lives on the property that he farms. He likely has another means of income and uses the farm to supplement his income, as well as provide food for his family. - This folloo-~ing list is not intended to be exhaustive of the various diversified agricultural opportunities for the site; it is summary in nature an3 is meant to be illustrative of the myriad examples that exist• - floriculture r.. - anthuriums - orchids - foliage - heleconia ^ - bird of paradise - ginger - ti leaves - - Fott2d plarrs - vegetables - ginger rcot _ - beans - peas - cucu^bers - on>on ^ - s~•~eetpotato - taro r, As you can see in the supporting documentation in this report, these crops are typical to the area and complement the diversified agricultural opportunrties in the region. Most are grown on stall far^~s ar.d their production areas typically can ^ be accom:~od•ated on 1-acre parcels - 13 ^ AGRICULTURAL LAND USE DIS'I'RIC'i' - PERMITTED USES ^ According to state statute and various rules and regulations, there are four land use districts adrinistered by the Land Use Commission to provide the basic legal frame,;ork of land uses in ^ the State cf Ha'.ra1i and help irplement the long-range land use objectives of the state and ttie counties. Tt~e major districts are: urban, rural, agricultural and conservation. ^ Lands in the urban district are those that are now in urban use and a sufficient reserve area for foreseeable urban growth. The rural district lands are areas composed primarily of small farms mixed :with lov density residential lots. Agricultural districts include activities or uses characterized by the cultivation of crops, orchards, forage and forestry and general farming activities Conser~'ation districts include areas - necessary for the Crctectior of ••atersheds, scenic or historic sites, par}:lands and open space. Land uses ith:n the urban districts are administered exclusively by the counties :n .hick they are located. In the agricultural and rural districts the state Land Use Commission ^ establishes use regulations and the counties are responsible for their administration. The counties, however, may adopt more stringent controls than those imposed by the State within these two districts. The county has no jurisdiction in the ^ conservation district; in this district, land uses are administered by the State Department of Land and Natural Resources. ^ By regulation the agricultural land use lands must meet standards such as "high capacity for agricultural production", "significant potential for grazing" and "high capacity for ^ intensive agriculture". '!'he irplication is that lands suitable for agriculture will t:e in the agricultural land use district. ^ Another standard states that "Lands surrounded by or contiguous to agricultural lands and '.;hick are not suited to agricultural and ancillary a~t:~ities by reason of topography, ^ soils and ether related char::t=ristics ^•~ay be included in the Agricultural .strict Re. ~:.e of this standard, apparently many of the ^aryinal agriculr~.~;l lands are governed under the - agricultura= ]and u:;e d:str:~t and therefore subject to the rules and regulations of the Land Cse Cormission. The Land Use Commission's rules and regulations are clear as to permitted uses in the various land use districts. Within the 'agricultural' district a vac:ety of uses are permitted, most of which deal with conventional agricultural uses and various ^ public uses (ie. recreational, .ailities and roads). 'FARM DWELLINGS' ON AGRICULTURAL LANDS ^ 'Farm dwellings' and other impro•,~enents relating to farming are permitted in the agricultural district. The regulations define 'farm dwelling' as: "a single-fa-~ily dwelling located on and used in connection o•~th a far•~, including clusters of single- family farms dwellings permitted within agricultural parks developed b}• the State, or where agricultural activity provides _ income to the family occupying the dwelling." While the regulations imply that activities within the various land use districts nust be economically feasible, there is no direct staterent requiring tha*_ Earners have to make a profit from their agricultural opera*_ions. Economic feasibility is difficult *_o require ar,dior enforce particularly in light of recent closures of large-scole agricultural operation (ie. Hamakua Sugar and ^launa Key Sugar) indicating that even the large agricultural ventures are not always profitable. The subject lands at Kaunana have apparently been used as part of a sugar operation. Like surrounding and neighboring lands the sugar use has ceased. The general area is developed with residential and srall-scale ag/residential uses. Apparent agricultural uses in the vicinity of the subject include small- scale hone farming, flcriculture (ie. anthuriums), ginger root and pasture. THE HAWAII COUNTY GENERAL PLAN ^ On December 15, 1971 the General Plan for the County of Hawaii was adopted. That plan was reviewed and amended and accepted as the present General Plan document for the County in November ^ 1989. The General Plan is the pclic•,• document for the long range comprehensive developrent c` the Island of Hawaii. It provides the direction for bala•~c.e:l gro•th of the County. As a policy dOCU"iPnt, the Genera] F:ar. provides the legal basis for all subdi~~sion, zoning ar:9 related ordinances. It also provides the legal basis for the initiation and authorization for all public improvements and projects. The General Plan establishes several generalized land use designations. These are: High Density L'rban Development, Medium Density, Lo:. Density, Industrial, Intensive Agricultural, Extensive Agricultural, Orchards, Resort, Open Area, Conservation, Flood Plain, Alternate Urban Expansion and University t'se. All General Flan Designations are recorded on the Land Use Patterr, Allocation wide (LUPAG) Maps. The General Plan Designation: are administered by the County Council. Arendnents to the General Plan Designations are 1~ reviewed by the County Planning Director and the County Planning Commission. The Planning Director makes ^ recommendations concerning General Plan Amendments to the County Planning Corr;^issior.. The County Planning Commission reviews the proposed a-~endnent and forwards its recommendation to the County Council. The am,endnent request is ultimately acted upon by the County Council. ^ The General Plan considers and analyzes various components; the follo'ding is a recap of the 'Agriculture' element. The structure of commercial agriculture in Hawaii County is in ^ a state of transition. while commercial agriculture was once dominated by sugar and ranching, trends indicate that a large number of small independent farmers producing a wide variety of commodities rill play an increasingly important role in the future. At the sa*-e ti^~e, trends also indicate increasing efficiencies cf cperations re=citing in overall reductions in land requirements. As the prospects for sugar have declined and the acreage cultivated reduced, the large corporations have led the way in examining alternative uses for sugar land. Papaya, macadamia nuts, guava and ginger are sore of the commodities which have been given a boost by the research and marketing efforts ^ undertaken by these corporations. Although large corporations initially investigated nee:: commodities, in numerous instances smaller farmers have provi•?ed innovative and efficient approaches to realize their potential. While additional opportunities to develop new commodities may be expected to arise, the realization of these opportunities _ requires the cooperative effort of the large corporations, the small independent farmers and government. Large corporations can assist in the supply of land, water, marketing and capital; the small independent farmer can supply the human resources of imagination, determination and hard caork; and government can provide an environment that =_uppcrts the efforts. One of the hey factor- ii; a;7~_~sting tc the changing socio- economic con^iticn~~ _ thc~ r=~.tructur~ng of the land use regulatory syster; tc c-;abe a distinctior between important agricultural land and marginal agricultural land. These distinctions should be made in the evaluative criteria for considering zoning changes, permitted uses, minimum lot size requirements and subdivision development standards. Rural-style residential-agricultural developments may include either nea shall scale rural communities or expansions of ^ existing rural ccmmunities Such development provides opportunities for a mi> o residential and small scale agricultural act~~ities Ho°c•.er, the primary intent of these 1G developments -ould to *_o provide an added range to housing opportunities. Along atth housing, the large lots of these rural areas ~~ill provide opportunities for part-time agriculture, gardening activities and the raising of livestock on a small scale. By providing opportunities to satisfy the r- demand for a rural lifestyle cr r^arginal agricultural land, the pressures to develop important agricultural land for these purposes would be decreased. In summary, diversified agriculture, including macadamia nuts, cattle, flc,~ers and nursery products, papayas, vegetables and melons and coffee all have potential grocath. Although the - prospects for diversified agriculture are encouraging, there are probler^= ~-;hich need to be c~~ercome before the potential can be realized. These l,roblens include, but are not necessarily limited to: land cost, cost; availability of water, cost/ availability of trar,sportaticn, cost of labor, marketing, developing and maintaining quality standards and disease and pest control Like other corponents of the flan, the 'Agriculture' element of the General Plan cites ~~ar_ous goals and policies. The following, ir. part, support '~~-•~11-scale' agricultural uses: Rural-style residential-agricultural developments, such as small-scale rural communities or extensions of existing rural communities, shall be encouraged in appropriate locations. In addition, an agriculture pclic}• states: Designate, protect and naintain important agricultural lands from urban encroachment. Under the Land Use section cf the General Plan the following are a coup'_e of the listed 'Courses of Action': The County shall pro•.isle for agricultural areas °.,~ithin proximity to t!l2 city Tcr products cor.suned locall}•. The County sL•all ci•..curage buffer zones or - co^patik~le u~26 eon agricultural and urban,r2sidert~-] ar~~- The suggested 1-acre use of tl;e subject property complements the surrounding rural commur,~t} The land is not specifically identified as important agr:c.:ltural land; it is former sugar land that is surrounded b}• lots :'ith typically smaller land areas. By r:cst accounts tY;e proposed 1-acre ag/residential use is consistent ~•ith the intent of the General Plan. , COUNTY OF HAWAII AGRICULTURAL DEVELOPMENT PLAN - JULY 1992 The following recaps portions cf the County of Hawaii Agricultural Development Plan. The document was prepared 1n July, 1992. ^ Agriculture has long been a •dcminant component of the economy of the island of Hawaii. The county of HaY'ai1 has the largest agricultural acreage (G3$) and volume of commodity production statewide. Economists estivate the overall farm and processed value of Island-grown conncdities at approximately $850 million. ^ Agriculture's contribution to the economy has been both direct, through producticr. cf creps and livestock, and indirect, through the maintenance of the island's rural lifestyle and visitor industry through open space and consumption of local products. It is, hc:•ever, ar. Industry ~+:h:ch is at a crossroads in its o~.m development on *_lus island, having evolved from ^ historicall;, large-scale suuarcane and ranching activities mixed with secondary smaller traditional crops such as coffee and taro, to a more diversifted nix of macadamia nut orchards, ^ extensive acreage cf floral and foliage nurseries, bananas, _ papayas, ginger root and other fruits and vegetables. Recognizing the accelerated development on the island ^ (commercial, resort, residential as well as agricultural) the County conducted several workshops throughout the island to address the concerns, Issues and Ideas that could assist local ^ farmers and the island's agricultural activities. The Development Plan is the working document that reflects the consensus of the identification of priority areas for future agricultural development on the Island. The importance of maintaining a viable agriculture industry in the County of Ha:.'aii is directly addressed in the Hawaii County ^ General Plan. The Plan's General Economic Policies related to agriculture state, in part: ^ The County of Hawaii shall assist the expansion of the agricultural industry, especially .ii„crslfte~ agriculture, through the prctecticr .:f ir•pcr*.;rc agricultural lands, ^ capital improve-gents and other programs, and continued cooperation ~•ith appropriate State and Federal agencies. ^ Policies within the General Plar, in part, include: Rural-style residential-agricultural " de~~elopnen*_s, sucl: as small-scale rural communities or ertersicns of existing rural is communities, shall be encourage in appropriate locations. r The County's Agriculture De•~elcu~^ent Plan has a stated vision of: - The Count}' cf Ha.:aii X11 continue to be the center of diversified agriculture in the State of Hawaii. The Agriculture Development Plan's goals include: - The County of Hawaii's agricultural character should be preserved because of its importance to local lifestyles and tourism industry. Agriculture should be further diversified such that no single crop accounts for Wore than 20$ of the total agricultural production in order - to minimize rash to the economy from adverse market conditicns or drops in production from disease and environrental factors. - County of Hawaii agriculture should produce at least 80$ of the island's demand for fresh agricultural products. Strategies ••ithin the Agriculture Development Plan include: County of Ha4~a~_ agriculture shall concentrate on producing prcducts for which the island has cor;parative advantage The private sector has the primary responsibility for agricultural development. - The county shall be a catalyst for agricultural development by acting as an advocate for farriers and local agriculture commodity groups - in securing then :•ith various funding and favorable regulatory institutions and agencies. Environmentally sound ~ustainabie agriculture - shall be enccuraged Subdivision of the subject site complements the intent of the - Agricultural Development Plan by offering alternatives to farmers. The Agricultural Development Plan recognizes that the future of Ha~:~a1i Island agriculture lies in diversity of crops with no dominant ccmmedity. There is an opportunity to reduce the dependence on ,npcrts ar.l c~tair the rural lifestyle with the expansion of di•dersified agriculture throughout the island. - 19 HILO COMMUNITY DEVELOPMENT PLAN - 1975 - The Hilo Communit}• Development Plan recognizes that future agricultural uses (~nciu3;ng fare sizes, location and overall land allocation) are dependent cn a variet}~ of factors. ^ The Hilo Co~munit}• Development Plan states: It is not realistic to project the arount of agricultural land required in the future because agricultural developnent is not necessarily related to _c~al population gro~.th but rather is a function of government policy, rarhetira and private entrepreneurship. However, there appears tc L•e opportunity for additional agricultural developrer~t it the Hilo area, particularly for ornamentals ar,d divers~f~ed crops. Hilo offers the locatlonal advantages for diversified agriculture of providing the largest urban market on the Big Island for locally grown food items and an airport for air shipnent of high value agricultural products grov~n for e>•port. The consideraticr.s in deterrining future agricultural boundaries are as follc~s. ^ - areas of high agricultural suitability - areas of existing agricultural use ^ - location of the state agricultural district - location of the agricultural homesteads on the Hawaiian. Hones lands - p~o•riding opportunity for both sma'_1 scale and large sale agricultural ~pcrations - a°eas of lc' urban suitability ^ - application of agricultural zoning as a holding zone for possible future urban expansion of areas which are not in agricultural use, do not have high ^ agricultural suitabal;t}• and •.•hich are not yet required for urban ue.es - use of agricultural zones for "large lot - de~elopTent', e.g., one acre, single-fanny residential The Communit}• Developrent Plar. prcrotes the rural lifestyle and need for agricultural diversity. Due to the location of the subject property and the adequate nature of the soils and terrain, rural, s^~all-scale ("large-lot") residential-farms can - be developed cn the subject site previding a variety of conmodlty alternati•:es to the :ar-ar. 2 0 HAWAII GROWN: FROM FARM TO RESTAURANT DEVELOPMENT OF A STRATEGIC FARM-RESTAURANT ALLIANCE In Septenber 1993 a series of three all-day workshops were held in Hilo, A'aimea and Kona. More than 130 farmers, chefs - and other interested persons attended the informal sessions, sharing ideas on hot. farmers and chefs might best work together to understand and meet one anotl~er's needs. - The workshops concluded that a strong 'strategic alliance' between Earners and chefs would contribute to the sustainability of agriculture in Hawaii. Sustainable - agriculture c,'ill benefit not only farmers and chefs, but also residents and visitors - in short, the entire state economy and population. This alliance seeks to achieve the following - goals: - the financial and c~.ilir.ary success of the restaurant in its effort *_c ~ntegr:te Ha<aii-grown produce into a - reg-_onal cui=_ine - the sustainability of the far*~er, making Hawaii agriculture economically, ecologically and socially viable - the promotion of a Hawaii-grown local produce for residents and visitors, enhancing the quality of life for both residents and visitors - the pronotion of the Big Island as a world-class destination :pith the highest quality and variety of locslly-gro••r food art a characteristic cuisine The alliance is a linkage tc provide quality (quality produce and quality restaurant fare). But it is deeper than a link in the marketing chain because there ;,'ill be ongoing dialogue in - which chefs will influence .chat farmers °.,~ill grow and farmers will influence the chefs ,•ill cook. The alliance is so interactive that it is al^~ost a partnership, at least in the - popular sense of the ter~~. 3ut it is not a partnership in the business sense because *_he ~;c--! does not have to (or want to) okm any part of the far~~, •~cr ,3oes the Earner .;ant to own any part of the restaur~:~t While strategic alliances are usually thought of in terms of large corporations, the strategic alliance principle holds equally well for snaller operations as °.:ell. Relative size does not p]ay an irportant role in the Earner-chef strategic alliance. While there is nothing tc =top large-scale producers from supplying restaurants ~~:ith quality produce, these larger - ?1 operations do not necessarily have a competitive advantage in this arena because the corpetition is r.ot based solely on price-competition. Farmers in this marl.et are competing on quality, service, a~~ailab;l:ty, flavor, growing methods, variety, freshness and ether unique characteristics of the ^ product. In considering the question: "l•'hat should a farmer grow?" there ^ is no eas~• answer, rer unchanging ans~,rer. Traditionally, farmers have used a production-driven model when considering crops to groat, but Earners must now also consider a consumer- driven apprcach. The oonsurer is anyone who, at some point, ^ pays money for the product. It may be a chef, the person who purchases in a superrarket or the processor who prepares a new product. The farner rust asl,•+rhat the consumer wants. Chefs indicate that ts~enty percent of what they use is grown in Hawaii, while the rest is brought in from the Mainland, so the market for t:ghat the farner can gro:,~ is open. The specifics of ^ the growing area ^~ust be considered for adaptability (fie. soil, rainfall, etc. Chefs are leo}ir,g for freshness, quality, cosmetics, flavor and availability (tire sease~i its produced ln, amount and length of season). The uniqueness of a certain produce is an important factor. Earners are encour<~ged to "gro~: something that 1s unique and hard tc gro~~•" and to consider a product that has broad demand, not ;ust for a particular chef. ^ Hawaii agricultural production on the whole will not be sustainable if it must co^oete on price alone. There are many products produced here ~-:ich -fight be imported more cheaply. r These cheaper products hot ever often depend upon exploitive wage rates, petrcleur-based fuels for long distance shipping and high chemical inputs. ;'o the extent that Hawaii growers can produces products ::h;c~, are of a quality equal to (or ^ hopefully higher quality than; the same product produced elsewhere, the Hat~ai~ gro•+~r, product ~:ill be supporting a more sustainable Hac:'aii agriculture The location of the subject site creates an opportunity to address and suppcrt the goals outlined in the workshops. Small-scale fares (~•ith residential opportunities to the farmer) can be develope:l on *_he site ~•'ith relative proximity to the narkets The Subject ~s s:t:n-e.] in !'~c~ana above Hilc and within easy access to t~~a caddie Ror~l 1=,ir :ng the area tth the resorts on the Kona-Kc!;a:a ce_~st T'u~ c-:~~e of access to the two primary ^ markets cr• the island ~re~tes an ideal transportation opportunity to the small-scale farner. 22 SOIL CONSERVATION SF.RVICF SO11 SERIES To assist in evaluating the possible crops that could be considered for the Kaumana site, the Soil Conservation Service soils sumraries were ccnsidered. Review of the Soil Conservation Service soils types at the subject indicates that the soils are primarily .n the Kai~,~ikl Series. Following is a sumnary of this soils series and uses appropriate to it. Kaiwiki Series The Kaiwiti:~ series consists of °-;ell-drained silty clay loams. r. These soil= formed in a series of layers of volcanic ash and have a bared appearance. They are gently sloping to steep soils on uc'_~nds at an elevation ranging from 800 to 1,500 feet. The} receive frc~ 150 *_c 200 arches of rainfall annually and have a ^•ean annua: scil te•~perature of 70 degrees F. The natural vegetation consists of hilograss, chia, tree fern, California-grass and ~~ainakugrass. These soils and Akaka, Hilo and Honokaa soils are in the sa^~e general area. Kaiwiki soils are used for sugarcane. The Kaiwiki soils are further broken down into three different categories. As the information states, the primary difference between these is the slopes here the so11s are found. Following is a summary of the three Kaic.~i?:i soils: Kaiwiki silty clay loam, 0 to 10 percent slopes (KaC) This soil is low on the a~ind••ard side of Mauna Kea. The slopes are long and dissected by many narrow, deep gulches. In a representative profile the surface la}per is dark-brown silty clay loam about 15 inches thick. The subsoil is dark- brown and nark reddish-brown °~lty clay loan about 48 inches thick. the surface layer _ •-eery strcr.g'_y acid and medium acid. Th~s soi: deh~:cate~ -ti~v~=rs,bly i•~to fine gravel-size aggregates. _ Permeability is rapid, runoff ~s slo• and the erosion hazard is slight. Roots can penetrate to a depth of 5 feet or more. This soil is used for sugarc:~ro. Capability subclass- IIIe, rcnirrigated, sugarcane group 4; pasture group 9; ;~oodland grou~~ Kaiwiki silty clay loam, lU to 20 percent slopes (KaD) This soil is slm;lar to Kai 1k1 silt}' clay loam, 0 to 10 percent slopes, ercept that .t .s moderately sloping. It is used mostly for sugarcane. ~,~~11 areas are used for pasture and truck crops. 2 3 Capability subclass I':'e, ~onirrigated; sugarcane group 4; pasture group 9; woodland group Kaiwiki silty clay loam, 20 to 35 percent slopes (KaE) - This soil is on the sides of drainageways. It is similar to Kaiwiki silt~• clay loan, 0 to l0 percent slopes, except for the steep slopes. Runoff is ^+edium and the erosion hazard is r moderate. This soil ~s used r~ostly for sugarcane. A small acreage is ..~zd for past•.ire -r_a „cdland. Capability subclass e, ncn!rrigated; sugarcane group 4; pasture grci:p 9; `~ocdiand group . _ Capability trouping Capability grouping shows, in a general way, the suitability of soils for most kinds of field crops. The groups are made ^ according to the 1!^~!tations cf the soils when used for field crops, the rash of darage `.~~hen they are used and the way they respond to trey*_rent The grouping does not take into account r, mayor and ge~~aralil expensive landforminy that would change slope, depth or other characteristics of the soils; does not take into consideration possible but unlikely major reclamation projects and does not apply to crops requiring special - management. Capability Classes Capability classes, the broadest groups, are designated by Roman numerals I tf`rcugh `VIII. The numerals indicate progressive:l: grey*_er 1!:~itaticns and narro~-er choices for ^ practical cue, as defined as tollo••s: Cla~,.=. s~11~• ^we :e 1!~itations that restrict their - use. Class II soils have -Moderate linitations that reduce the choice of plants or that require moderate ^ practices, or both. Class III soils have severe linitations that reduce their choice of plants, require special conservation practices, or both. Claims T~' soils have severe linitations that reduce the choice of plar~ts, require very careful r,anagenent, or both. ^ Class soils are not likely to erode but have other iir'itations, !practical to rer+ove, that limit their use largely to pasture, range, woodland or ~••ildlife. ^ Class '?I sotls have se•:ere limitations that make them generally unsui*_ed to cultivation and limit ; a their use largely to pasture or range, :,•ocdlar,d or ildlife. Class VII soils have very severe limitations that make them unsuited to cultivation and that restrict their use largely to pasture or range, woodland or ::ildlife. Class VIII soils and landforms have limitations that preclude their use for commercial plants and ^ restrict their use to recreation, wildlife, or water supply, or to aesthetic purposes. Capability Subclasses Capability subclasses are sell groups within one class; they are designated by adding a snail letter, e, w, s or c, to the _ class numeral. The 'e' sho;•s that the main limitation is risk of erosion unless close-gro~•ing plant cover is maintained; 'w' shows that °.:ater in or on the scil interferes with plant growth or cultivation; 's' shows that the soil is limited mainly ^ because it is shallo'••, droughty or stony; and 'c' shows that the chief limitation is clinate that is too cold or too dry. (The subject site indicates ar. 'e' subclass indicating the risk of erosion. INPUT FROM UNIVERSITY OF HAWAII AGRICULTURAL EXTENSION SERVICE AND COUNTY OF HAWAII RESEARCH AND DEVELOPMENT OFFICE In addition to the revie:•' and recommendations found in the soils series analysis, the University of Hawaii Agricultural r- Extension Service and County of Hawaii Research and Development Office :Y'ere contacted for input concerning small-scale farms and crop reco~mendationG fcr tr~~c vicinity of the subject site. Each identified challenge= fcir.g the s:~all farmer that were consistent ith much of the literature relating to the subject. Items such as availability of land and water, the high cost of ^ housing and labor, taxation concerns and marketing limitations were cons_stent areas of concerr to the small farmer. ^ With respect to the subject area, the agricultural resource representati~'es indicated a variety of crops could be considered; many of the crops are already being produced. The agricultural re~;ource representatives indicated and acknowledged that the s^~all-scale farn is typically an additional ar•d subcrdir.ate _•r o-:e scurce tc the farmer. This ^ is true not only for t'iE 1-acre farms, but is also representative of the other sr;ller-sized (ie. 3- and 5-acre) farms. ^ The 'back yard' (.e •~ubsistei;ce) farner is the probable user of the prcpcsed su.~ject de• « oprent. The property serves , G essentially as a primary residence and farming is a subordinate, though relevant ;~dditronal use cf the site. The _ farming activity cculd be fcr farily use, an expanded hobby or small commercial operatior. The crops grown are likely diverse. Sore may not farm and leave their property in open space. For those seeking a commercial farn, outright or for income supplementation, the area offers various alternatives of commodities. Floriculture (anthuriums, orchids, etc.) is a likely candidate for the site The plants may be in the ground, gro'n it pots and,'or under score form of shelter (saran r. shadehouse er plastic greenhouse). A variety of fruits and vegetables are also likely candidates, r, primarily for the farrier seeE<ir.g supplementary versus primary income fror the farn. Rece~tl}• ginger root and dryland taro have expanded in the area. These are typically in small plots on former sugarcane lands. dditicnally, ether vegetable crops can be gra r. it the area lrclud~r.q beans, cucumbers, citrus, peas, etc. STATISTICS OI•' HAWAI LAN ACR)'CUI tu12F. Based on the range of cormodTty alternatives for the subject site, a revie;e of the Statistics of Hawaiian Agriculture was made to indicate the relative income opportunities available to the small farmer based on statistical information from existing operations. Farmers are asked to ccmplete surveys concerning their operations. These sur~~eys are compiled to provide statistical relationships about various co;~modities typically identifying numbers of farr;s in cperat:en, productions areas and gross returns tc *_he far'~'ec The folloc;ing is a summary of some of the characteristics and statistical information for ~o^e of the crops identified as possible alternatives for cultivation on the subject site. TROPICALS AND FOLIAGE Tropical fle~•ers and fcliaec=, cr "tropicals," comprises gingers (re::, p:n} , ar,d cther~ hel iconic (perhaps 25 or more cul*_ivars CO'^'cr~1i! ~]~Ir ~3rCe~, bird OT paradise, and cut foliaa,-. 'i^_!_:ci:~• t.. :arn and palr) and assorted others. Production of tropicals in ti: a~i is dominated by gingers and heliconias; combined they accounted for 67 percent of sales of tropicals. Percentages of total ginger and heliconia sales by county were: Maul, 36; Haa:a=i, 31; Oahu 26; and Kaua1, 7. 2 The follo~.unq is an annual st_t_stical sum:~ary data concerning floriculture and rursery products indicating the number of - farms in producticn, produ•~ticr area, gross sales and the computed sales per unit of production area. This statistical format is used throughout this revie':~. FLORICtiLTL'RE A":D NURSERY PROCUCTS (ISLAND OF HPF;AII) Crop o of Total Value of Grower Sales Year Farms Acreage Sales ($1000) /Acre 1987 326 1,062 23,668 $24,620 1988 325 1,094 29,036 $26,540 1989 326 1,135 2?,888 $25,360 1990 325 1,16 33,794 $28,735 1991 335 1,361 31,329 $23,020 1992 314 1,458 3x,764 $23,845 1993 30? ',320 33,768 $25,580 As an industry, tropical flo~•ers and foliages have shown a dramatic ircrease in total production acreage in recent years. Since 1986, the industry has increased its production acreage an average cf 4G percent each }ear ,:ith ginger and heleconias - shooting ~ncre~ses to excess of 40~ per year. Increases in production acreage of bird of paradise and cut foliages has been stead} but less ~pectacul~r. - Revenues per acre for tropical flowers have generally shown a decline. Production area increased far more rapidly than sales of units, value of total sales, or price per dozen. As a - group, tropical flowers experienced an average annual decline in revenues per acre of aFout 6 percent. HELICONIAS - CUT FLOI:EFS (STATE OF HAL~AII) Crop = of Production Value tc Grower Sales Year Farms Prea (1,000) S;,les ($1,000) Per 1,000 SF - 1989 120 8,;60 1,130 $ 134 1990 117 7,95 1,356 $ 170 1991 108 7,366 1,052 $ 143 _ 1992 56 5,395 C84 $ 127 1993 50 4,710 565 $ 120 Bird of Paradise Originally from South Afr~c=, tine Bird of Paradise is a common garden and co^^erc~.~l flo er prop .n Ha•~~aii. It has become - well kno~~r, uc.au~e ci its reepiny quality and its unusual form, anv aecau~-e it is :del}• ccpied in plastic and distributed as an artificial flo~.~er. Closely related to bananas, the traveller's palc,, and heleconias, "Birds" or "Strelitzias" were named after the wife of George III of England, Charlotte Sophia of the Mecklenburg-Strelitz family. ?7 BIRDS OF PARADISE - CUT FLOI•:EP.~ (STATE OF HAF;'AII) Crop ~ of Productien "aloe to Grower Sales Year Farms Area (1,000) Sales ($1,000) Per 1,000 SF 1987 55 2,283 311 $ 136 1988 58 2,520 3i8 $ 150 1989 58 2,185 ~ ;80 $ 220 1990 59 3,925 87"' $ 223 1991 5i 3,485 841 $ 241 1992 35 2,965 660 $ 223 1993 30 3,140 713 $ 227 - Ginger There are rang species of ginger grown in Hawaii. A selected - number of species are grc~;~ commercially as cut flowers. Surprisingly, 65% of the production is on Oahu. As should be expected, 90$ of the sales were out of state. - Richard Criley of the University of Hawaii sets production, on a controlled small plot basis, at 12,500 to 15,000 dozens per acre per year. If this is cut back a bit to account for the problems of farr'ing on a larger scale and estimate annual production per acre at ",500 to S,000 dozens, and apply a farm value of $3.00 per dozen, the annual gross revenue to the farmer per acre :could be $22,°00 to $27,000. RED GINGER - CUT FLOI~'ERS (STATE OF HAI;AII) Crop c of Production Value to Grower Sales Year Farms Area (1,000) Sales ($1,000) Per 1,000 SF 1987 88 3,;%59 560 $ 149 _ 1988 93 4,200 606 $ 144 1989 121 4,795 '34 $ 153 1990 112 4,755 915 $ 192 1991 110 3,SS0 791 $ 204 - 1992 63 2,706 522 $ 193 1993 52 2,56 496 $ 186 T~ Ti is the common Hawaiian nar,e for the many variations of a member of the lily fa^ily fror tropical Asia, Australia and the Pacific islands, cordyline terminalis. While a few other species of Cordylines are grc~~ locally, they are not as common and are not usually referred to as ti. - Bcth greer and so^e of the ether colored leaved cultivars are exported as c:rt foliage They are frequently packed with mixed tropical flo •ers Per ship~^r-~•t Erectly to consumers on the mainland an~9 to ether co witr:es although commercial growing ?g of ti is prtraril} fcr cut fc•liage, cane (stem pieces) and potted plants are also ^:arketed Both green and colored t: ara gro;:n ccnnercially on Hawaii. Hilo and Pahoa where there is frequent rain and often heavy cloud cover are the principal areas of production. Unlike Oahu, most of the ti on Ha:a.~ is planted in the open with little prot=coon against in:] and sun. TI LEAVES (STATE OF HA[4AII) Crop u of Produc*_:on ~'al•~e tc Grog:er Sales Year Far:~e P.rea (1,000) Sales ($:,000) Per 1,000 SF 1981 1,,:1 G36 $ 363 198E ~1 ~ . "'3: $ 268 1989 6G % 4'c $ 180 1990 65 2,F1' 442 $ 169 1991 64 2,',9C 67G $ 242 1992 44 2,26 462 $ 204 1993 39 2,090 495 $ 236 Industry leaders reccyr.:ze that the tropicals industry has ^ several serious Sher*_co•-ings despite (or perhaps because of) its rapid growth to recent =ears. The major problem areas include the fcllo•tng: MarFe*_ing: marl.et potential and strategy; Transportation: availability and high cost; Postharvest: optimur• postharvest protocol; Pests and diseases: procedures to detect and guard against devastating pests and diseases; Cultivars: ne-• or improved cultivars to maintain co^~pet:t:•.•e edge over producers in other coun*_ries; Costs of product~cn• investrent analysis and enterprise b~.~~i:let:ng; Cult'~ral pr.ut.ce., c,~unar nutritional practices, :rr:g~t_o~~~ re-__..ces, pest control practices, ^an~;~.:l~±io:l ci seasonal flo:aering, planting dens_tr and ~:~irge^ent practices. FOLIAGE A number cf i^:portant factors have contributed to Hawaii's growth in foliage plant production and its rise to the number 4 position among foliage p:-cdu:ing states, behind Florida, California and Texas Fcre^'cst has been Ha•-~ati's almost ideal climate for the production ct foliage plants resulting in reduced production costs dui tc reduced energy costs and shorter production ~.•-es. Ha~.:aii is also developing a reputation for the pro:luct:on cf a consistent supply of quality plants. 2~i The market for Ha~.;aii produced plants has remained strong 1n spite of a slo~• do~•n ~n the rainiand foliage market. The trend for larger spec~nen plants fa'.ors production in Hawaii due to our favorable gro•~ing ccndlticns. Projections are that the r, growth of the Foliage Industr} ~••ill continue strong in Hawaii and will ccntinue to expand at the current 10 to 15 percent annual rate. FOLIAGE - POTTED, PRIMARILY FOR IP:DOOR/PATIO USE (STATE OF HALvAII) Crop tt of Production Value to Grower Sales Year Far^s Area !1,000) ~~le= ($1,000) Per 1,000 SF 1989 325 $ 1,792 1990 1~, 91 $ 1,862 1991 0~ - 1;,1=3 $ 1,840 1992 80 8,100 13,209 $ 1,631 1993 69 7,6i0 14,545 $ 1,896 FOLIAGE - POTTED, PRIMARILY FOR LANDSCAPE USE (STATE OF HAl9AII) Crop of Production Value tc Grower Sales Year Farns Area (1,000) Sales ($1,000) Per 1,000 SF 1990 G6 P:A ',397 $ NA 1991 61 3, 620 $ NA 1992 63 NA 3,449 $ NA 1993 63 ','S1 $ NA FOLIAGE - UNFINISHED STOCK (FOR FURTHER GROLfING ON) (STATE OF HA[•,•AII) Crop = of Production Value to Gro;+er Sales Year Farms Area (1,000) Sales ($1,000) Per 1,000 SF 1990 2G 5,?2~ ~,'S1 $ 216 1991 38 - $ 185 1992 25 28C $ 150 1993 19 $ 90 Anthurlum The anthuriur•, a native cf Colorbia, ~.as first brought to Ha::ai1 fron Lcndon 1n 18c9 b~• P'r. S. M. Damon. Today, after 100 years of cultivaticn and hp•bridization, the Hawaiian _ anthuriun is one of the :slams' principal ornamental exports to the ra.nland, Cana.9a, Japan, Italy, Gernany, and other countries. The anthuriur i= a pererr:al herbaceous plant usually cultivated for its attracti•'a, long-lasting flowers. What is - 30 commonly considered the flc e- is a coupler of the colorful modified leaf (spathe; and hcndreds of small flowers on the ^ pencil-like protrusion (spadir) rising from the base of the spathe. ^ The anthuriu•^ industry in the State sho~ded steady growth in flower sales until 1980, ~-:hen 2,532,000 dozens were produced and marketed at a gross value of $6,878,000. In 1981, however, ^ 2,104,000 dozens valued at $5,295,000 were produced and marketed, which was a decline of 23; (in gross value) from the previous year and the first decline since statistics began to be recorded. Flor•er sales in :987, were the lowest since 1982 - and sales continue to decline. The reasons for the decreasing marketings since 1980 are ^ attributable to the decline in foreign sales and the emergence and continuation of t-+•o very serious problems in production: bacterial bight, hich causes a decline in productivity, and bleaching et flcaers, -hich decreases the percentage of marketable flo;.~ers. C•ther problems such as insect pests, and other diseases such an anthr~cnose, have also contributed to the decline in production. ^ How good the quality and i~idustry marketing lob are will determine the price. In general, Hawaii anthuriums (cut flowers) compete favorably •~•ith those produced in other ^ countries. The bul} cf its sales within the floral trade is the traditional red anthuriu~s. Hoo:ever, importers and consumers are al::a}•s looking for novelty products (different r- shape and colors). "'evertheless, foreign competitors have penetrated the Eurcpean and Japanese markets. It is expected during this time of blight and intermittent supply that ^ competitive grog:ing areas '•ill Hake inroads into markets that have traditionally used Ha:•~aii sources. ^ ANTHURIUMS - FAR~1S TOTAL (STATE OF HAI~'AII) Crop = of Productic*~ "a1u•e to Gro:'er Sales - Year Farms Area (1,OU~~•) S<„ es ($1,000) Per 1,000 SF 1991 80 10,953 6,121 $ 560 1992 G9 ~0,"35~ .,,30U $ 615 1993 66 11,090 -,525 $ 680 ANTHURIUt°i5 - POTTED FLO"}:RII'~ PLAf:TS (STATE OF HAIiAII) Crop of Production :'alue to Grower Sales Year Farms Area (1,000) Sales ($1,000) Per 1,000 SF 1991 15 155 291 $ 1,880 ^ 1992 S~ 115 37, $ 3,250 1993 - 1?'J 283 $ 2, 180 ^ 3i Orchids The over 25,000 described spades make the orchid family possibly the largest family of flo•~ering plants. The crossing of both :•;ild and cultivated ioc,s by hobbyists and commercial gro.?ers ha= ~,•ro9uced ~~erhap= rant' as 50,000 hybrids since the first ~`,C~id a= ~~jde in Orchids range in size from plants only ~ fractior cf an inch tall to those with up to 10 foot stems and 15 feet tall inflorescences. The orchid industry, as well as the ornamentals industry in general, generates the highest revenues per acre among all of agriculture in Hawaii. Orchid cultivation can also utilize marginal, but relatively level lands unsuitable for most any other type of agriculture since soil is not a requirement. Orchid cult i•?ation is often the highest and best possible use for many t~r;es of ]and in Ha~~:i. Orchids account for a very significant portion of total _ floricultural sales in Ha::aii, cerprising 130 of all cut flower sales, 33$ of all lei flower sales, and 62~ of all flowering potted plant sales. Dendrobiur Dendrobium is one of the largest genera of orchids, with about 900 species. It is distributed in Asia (e.g., Thailand, India, Chi~~a, Malaysia, the Philippines, and Japan), New Guinea, Austra] ia, and fl e•• ~e3land Dendrobiums do net requires land Frith soil because plants can grow in pots on benches. „roes are normally protected from the sun with shade houses. In Thailand, the planting density among commercial orchid producers is bet:,peen 25,000 and 48,000 plants per acre, while in Ha•:aii it ranges from 20,000 to 35,000 plants per acre. The follo~ring i=_ a statistical sun:~ary and historical trend of various econem c factors involved in the flo+rer and orchid industry. This information involves information concerning numbers of Earns in the State and Ha•;aii County involved in the statistical reporting end :,;a.~rtifies aspects of the industry from various perspect~ es ' DENDROBIL'M ORCHIDS - CUT SPRA';~ (STATE OF HAI+AII) Crop n of Production `.'aloe to Gro::er Sales Year Farrs Area (1,000) S.-~lcs ($1,000) Per 1,000 SF 1990 5? 2,?'O 2,602 $ 936 1991 59 2,5;~ 2,891 $ 1,135 1992 58 ~ „ $ 1,035 r DENDROBIUM GRCHIDS - ?OPTED FLA':TS - IN BUD,'BLOOM (STATE OF HA[tiAII) Crop ~ of Production "clue to Grower Sales Year Farms Area (1,OCC) Sales ($1,000) Per 1,000 SF 1990 53 967 2,355 $ 2,595 1991 47 691 2,359 $ 3,415 1992 50 '3C :,333 $ 4,240 Includes only producers :=th total sales of 510,000 or more; Islands ccr•bined to avcid disclosure of individual operation.) DENDROBIL'M ORCHIDS - Cl'"I' SPR;=':5 (STATE OF H?[•'AII - ALL FARP~S1 Crop = cf Production ''aiue to Gro~r;er Sales Year Farms Area (1,000) Sales ($1,000) Per 1,000 SF 1990 82 ,895 2,656 $ 917 1991 77 2,730 x,980 $ 1,091 1992 58 3,C~~ 3,1-.7 $ 1,033 DENDROBIUh' vPCHIDS - PORTED PLA'N'S - IN BUD,/BLOOM (STATE OF H;,L;AII - ALL FARt15) Crop = of Production Value to Grower Sales Year Farns Area (1,006) Sales ($1,000) Per 1,000 SF 1990 75 1,085 2,885 $ 2,659 1991 73 1,085 3,061 $ 2,821 1992 55 830 3,471 $ 4,182 DENDROBIL'M ORCHIDS - VALUE PER SPRAY/POTTED PLANT CtiT SPRA`~S POTTED PLAPJTS (BUD/BLOOM) Crop = Value 'value - Value Value Year Doz. $ Per Dcz Pots $ Per Pot (ooa> rood) ro•oo) (ooo) 1990 408 2,65; 6 51 54C 2,885 5.34 1991 416 ? CSC -.16 ~°C 3,061 5.28 1992 423 -,1;7 :35 3,~,7_ 5.47 Cattleya ark Lll~e7 Nyl,ri_9s To Host people, the ;•-o rd orchid is synonyr•ous with the genus Cattleya. These large-flo•erec: orchids are used by florist for corsage. Cattleya orchi>> are really a complex group of hybrids cre=tea h} cc^'Lining ; rumLer of closely allied species and genera iron- ma:~} harts the tropical :•~orld. All of the wild orchids making up the h}'brids originally cane from South or Central Ar•erica or fro^• islands or land masses in these regions. Phalaenops:e, These orchids, connonly called Philippine noth orchids, are among the loveliest of all ~pr~y orchids. They are primarily 33 white, p>.n!• , or lavender, but so^•,e of the novelty crosses are producing lovely pastel shades r Oncidiums ^ Oncidiut^s are called "dancing ladies." The three basic types of oncid>urs are mi-tiature fo*_ms, nonbulbous, and large growing bulbous. lriature ferns: 'Delight' 'Gclden Glow,' 'Agnes Ann,' 'Tv>r~le,' are some of the gcod ones. ONCIDIUMS - C['T SPRAYS (STATE OF HA.+'AII) ^ Crop s of Production Value to Grower Sales Year Farms Area (1,000) Sales ($1,000) Per 1,000 SF 1990 17 90 75 $ 833 1991 1; liJ 153 $ 900 ^ 1992 15 13^ '_9G $ 1,508 ^ Cvmbid>u^ Cyt^bidiur is an e•.•cittng genuti ::>th hybrids flowering in a wide range of colors inclu~.ling pink, red, yellow, green, maroon, bronze and, •white, >n bold and vibrant tones as well as more delicate pastels and art shades. Their tall, erect, arching, or hanging sprays, durability and longevity, ease of cultivation, and usefulness as a petted plant, landscape plant, or commercial cut-floret have led to tremendous worldwide popularity. Evicept as a florist corsage flower and to the - small nurber of cort^erc>.al gro'.•ers in the Volcano area the Cymbid>um crch>d is l.ttle F.nc'•~ in the Hac~aiian Islands. CYMBIDIUI°' ORCHIDS - CC'T STEMS ^ (STATE OF HAf~'AII) Crop of Production Value to Gro'aer Sales Year Farms Area (1,000) Sale=. ($1,000) Per 1,000 SF 1990 18 Sao 280 $ 518 1991 10 325 2G1 $ 803 :992 9 735 262 $ 919 Includes or.?}' prc.9ucers _:ii total sales of $10,000 or more; Islands cot^otred ~•o•u I•~~_;_-,,ire of individual operation.) Vanda - M1t>s~ Jc•~aut r. Vanda Miss Joaquim >s field-gro n commercially only in Hawaii. Its flowers are used for t^ahing leis, for decorating shops, floats, displays, etc., and a5 corsages and boutonnieres for promotion related to the tcurist industry. In 1985, the local ^ industry produced, on 10 hectares, 28 trillion flowers, valued at ;1.1 rillton. FRESH MARKET VEGETABLES MARKET ACTIVITY', StiPPL'Y A":D GE^'ERALIZED GROSS RETURNS The folloa•!ng cocpa~-es recut .-port and local production of various cor°odities zn the St:,te cf Ha•~:aii. In the far right column the relative percentaga ct Ha:.aii produced commodities is computed Inshipments (Imports) versus Production in Hawaii Sampling of Fresh Market Vegetable Crops 1991 1992 1993 Hawaii Imports/Ha;~aii Ir+pcrts/Hao:aii Imports/Hawaii Share 1,000 pounds - ~ - Beans, snap 417% 900 635% 600 G44/ 400 38 Cucumbers 2,24;,' 3,700 2,240; 3,500 1,932/ 3,600 65 Da ikon 22; J,2':% 1'/ 2,910 72/ 3,090 98 Eggplant 449 1,1;~ 1,030 594! 900 60 Ginger roct 132."12,000 2'~,•11,60C 209/ 9,900 98 Onions, dry 1"',174 1,00 1? „ 30/ 1,170 17,358] 1,800 9 Onions, grn 2G1! 1,600 230; 1,500 170/ 1,400 89 Peas, Chinese 325; 10 235, 15 25G/ 15 6 Peppers, qrn 2,45; 1,920 1,72-s/ 2,800 2,153/ 2,500 54 _ Sweetpotatc 1,091; 1,%00 944/ 1,800 1,335/ 1,600 55 Taro 75'. COG ~,3. 90G 740/ 1,000 57 In all, Haan produces appro~i~~~tel}• thirty-one percent of the fresh market vegetable crops its residents consume. There is a significant opportunity to corplement the existing market r, demand of fresh ^~arhet vegetables by 'grc~.-ing our own' and thereby suk~t~tute *_he i~^por*_- :th local gro•m products. Following are su^~*~arias of recent statistical information for some of the sar"pled fresh ^~arket vegetables. SNAP BEANS (HAL9AII/KAtiAI - co'lbineci) Crop Producticn '•'alue tc Greer Sales Year Area (Acresl Sale i~],000; Per Acre 1990 35 ]11 $ -~5 1991 2G $ ',65G 1992 5 ~ c'2C 1993 30 l•== S ~,3,~ Yield: 3,?0~~ tc 3 pcund~ i_: ~ acre Farm price: $0." to 51.,0 uer au-d CUCUMBERS (HAWAII) Crop Production :'alue to Gro:er Sales Year Area (Acres) Sales ($1,000) Per Acre ^ 1990 70 544 $ 7,'70 1991 80 X92 $ 7,400 1992 60 ~:3 $ 8,215 1993 85 $ G,390 Yield: 18,2~:i to 22,9GG pounds per acre Farm price• SG.3; tc ;J 38 pc __uur•1 DAIKON (HAWAII) Crop Production ~~alue tc Grc::er Sales Year Area (Acres) Sales ($1,000) Per Acre 1990 145 405 $ 2,795 1991 130 4"'1 $ 2,625 1992 1G0 ;cG $ 3,860 199 11G 79G $ 3,45 ^ Yield: 12,;uV tc 15,OG0 pounds per acre Farm price: $0 23 to $0.2G per pound ^ EGGPLANT (HAWAII/MAUI/P7OLOKAI/KAUAI) ^ Crop Production "clue to Grower Sales Year Area (Acres) Sales ($1,000) Per Acre 1990 25 3?~i $15,200 ^ 1991 .5 ;1~ $1G,76G 1992 20 - $:•;,900 199 ! S; Yield: 2~ , CGu tc 2~: GG pour.d~ )~~c acre Farr price: 50.62 to $0.67 pec pound DRY ONIONS (HAF;AII/KAUAI/OAHU) Crop Production Value to Gro er Sales ^ Year Area (Acres) SalPS ($1,U00) Per Acre 1996 ~ G' $13,400 1991 ~G $10,000 ^ 1992 10 $ '00 1993 10 $ 4,900 ^ Yield: 5,000 to 12,000 pourr9s pun acre Farm price: $0.91 to $1 12 per pcu^d ~ GREEN OHIO?'~ (HAS4AII/KAUAI) Crop Production ':'slue to Grover Sales Year Area (Acres) Sales ($1,GOOj Per Acre 1990 15 ~9 $ 3,935 1991 20 65 $ 3,250 1992 15 $ 4,600 ^ 1993 15 $ 5,000 Yield: 3,200 to 4,7U0 pounds per acre Farm price: SG.99 to $1 15 per pond GREEN PEPPERS (HAWAII) ^ Crop Production. Value to Grover Sales Year Area (Acres) SaleG ($1,0001 Per Acre 1990 15 -S $ 5,270 ^ 1991 i0 $ 7,000 1992 S $ 6,670 Yield: 9,3~~0 to 11,OOG pounds tier acre Farm price: $0.56 to $0.64 per pound _ SA'EETPOTATOES (HA[C~AII/KAUAI ) Crop Production Value to Gro'.:er Sales ^ Year Area (Acres) Sales ($1,000) Per Acre 1990 15 80 $ 5,335 1991 15 0~ $ 4,335 1992 i5 ~9 $ ,,600 1993 30 .41 $ ',?00 Yield: l0,OG0 tc 12,70G pounds per acre Farm price: $0.40 tc $v.47 per pound CHINESE TARO (HAWAII) Crop Productic~ ''clue tc '.ro er Sales ^ Year Ares (Acresi S~~les ~~..000) Per Acre 1990 140 $ 2,180 1991 1-G ~3 $ 1,980 1992 1S0 X28 $ 1,72:, ^ 1993 180 $ 1,855 Farms price. $•0.40 to $G.43 per pound ^ ~ CHINESE PEr~ (STATE OF N=I =,i I) Crop Production Value tc Groper Sales Year Ares !Acres) Sales ;$1,000) Per Acre 1990 13 S' $ ',a60 1991 2 20 $10,000 1992 3 31 $10,335 ^ 1993 3 2- $ 9,000 Yield: 4,G.^,0 to 5,000 pounds per acre Farr. price: 51.6] to $7 05 per pound ^ RELATIVE S1~ L O1' ACRICUL'1'URAI. PI2ODUC'1'ION AREAS Review of the statistical data concerning the various agricultural crops indicates that many of the crops are produced on relatively small prcduction areas. Considering that Ha:ai: impcrts over t~.;o-thirds of what it consumes, it appears there is significant 'room to grow' in the area of i-+pcrt substit:it:on' (gro'.'n in Hawaii versus ^ imported). Sere exanplee, clear!; iclentif~• the gap bet':~een Hawaii's overall production ~in_1 the• rel~ti~•"- -„_e~ cf average farm production area. All of these has been ic9entified as possible crops in the upper Halo area (under 2,000 foot elevation). Consider the following: Existing Har'aii Share Production Commodity of Productior Area Chinese Peas 6$ 3 Acres Dry Onions 9`: 10 Acres Snap Beans 30 Acres Green Peppers 57' 9 Acres S~.•eetpctate ~5` 30 Acres Cucumbers G5~ 85 Acres These examples indicate chat many crops are already grown here (on the Big Island) and shc~ significant room for expansion, particularly if we plan to reduce the dependance on imports. ^ with such limited acreage it production (split between all the fares in production) , the act~.:al production area of each farm can alsc be e~•pecte~~ to be s~~;ll ^ In additic~ t"c- Icllo :^g ~rizee the relative sizes of the 'average p~,:,l_~:~:: ~i :-;e various Earns involved with the respect_ e ~ce~_-. ^ 38 HELICONZAS - CC'T FLOI,-ERA Crop of Prcduc*_ icr A~•erage Year Farms Area (1,•:00) Prcdu~tion Area 1991 108 7,360 _5,150 SF 1992 5G 5,395 96,340 SF ^ 1993 50 4,710 9,,200 SF BIRDS OF PARADISE - CCT FLOI:ERS (STATE OF HAI•AII) Crop = of Production A•-~erage Year Farris Area (1,0001 Prc•;iuction Area 1991 5' 3,,85 '1,140 SF 1992 35 ~,9~=~ .,,715 SF 1993 30 3,140 __~,C70 SF RED GINGER - CtiT FLOI•:ERS (STATE OF HA4vAII) ^ Crop of Production Average Year Farms Area (1,006) Production Area 1991 110 3,880 35,270 SF 1992 63 2 , 760 2 , 860 SF 1993 52 2,660 =.1,155 SF TI LEAVES (STATE OF HA~ti'AII) Crop of Production Average ^ Year Farms Area (1,000) Production Area 1991 64 2,790 ;3,595 SF 1992 44 2,765 51,80 SF 1993 39 2,09;; ::,590 SF FOLIAGE - FOTTED, PRR%=,RTL'i F=R iI:DOvR: PATIO USE (STATE OF HAIiAII) Crop = of Production ~~.~erage Year Farms Area (1,000) P'-C,:L~tlOn Area 1991 84 1,690 ,1,550 SF 1992 80 8,100 1x1,250 SF 1993 69 7,6'0 11:,160 SF ANTHURIUh°S - FARMS TOTAL xx (STATE OF HAk'AII) ^ Crop ~ of Froducticn rverage Year Farms Area (L,C•CC) Frcd.:ction Area 1991 80 10,951 1; _•,91U SF 1992 69 10,335 1~U,500 SF r 1993 L-4 1U,89U ,155 SF 1994 61 10,°10 1-`,210 SF 3 ANTHURIUh?S - POTTEC FLOi•;ERIN~ P~=;':TS (STATE OF HAt:AII) Crcp = of Production ~:~erage Year Farm area (1,CiJ0) Production Area 1991 1~ 155 10,330 SF 1992 9 115 12,780 SF 1993 1:0 19,570 SF 1994 14 135 S,640 SF a DENDROBIUM ORCHIDS - CUT SPRA'iS (STATE OF HAIC~AII - ALL FARMS) Crop = of Production Averaqe ~ Year Farms Area (1,000) Production Area 1990 82 2,895 35,320 SF 1991 2,73~J '_5,450 SF 1992 58 3,045 ;?,500 s'F DENDROBIUM ORCHIDS - PC'ITED PL="':S - ItJ BU Di BLOOM STATE OF HAl'AII - FALL FARES) Crop ~ of Production Averaqe Year Farms Area (1,Or,Oj Proc',uc*_ion Area 1990 75 1,085 14,470 SF 1991 73 1,085 ice,^ou5 SF 1992 55 830 15,100 SF ONCIDIUMS - Cl"T SPRAYS ' (STATE OF Y.,L'AII) Crcp = of Prcducuon Ac~erage Year Farms Area (1,000) Product>on Area r- 1990 17 90 5,295 SF 1991 14 170 12,140 SF 1992 15 130 9,670 SF CYMBIDIUM ORCHIDS - CUT STEMS (STATE OF HAIdAII) Crop = of Production r^verage Year Farm=rrea (1,000) Pro.luctlon Area 1990 18 5;0 :00 SF 1991 10 s?3 :00 SF r- 1992 9 SF As you can see, the average production area is >rn many cases a;ell under an acre in size. Recall the statement from the General Plan that states, "trends also indicate >,ncreas>_ng eff>.cienc>.es of operations resulting in overall reductions in land requirer,ents." ;0 SUMP-IARY BIEI I:.'~R,'~PHs ^ The forego:~~ is ::~.~.ae.l c= qt•'e the reader a generalized bacl.ground ~r the s*,-~t•~, cc reyiora: and local economy, planning a, t_•~:t?• ar_I ;~il: _ t _on concern:ny nursery crops, r, tropical f:o.ers :;~.1.;~trl a sumr,•ary of fresh market vegetables. Sources rev_e.ed and considered for this generalized text include: - Hawaii County Gereral Plar. - County of Ha~,aii Agr:cultur~l Development Plan - Hilo Ccmmoni*_y Development Plan - Hawaii Gr: n - Fro^ r~rm tc F~~-*_~urant ~•orkshop proceedings - 'Hawaii Flo •ers and I,urser~ Products, Annual Summary', HASS ^ - 'Tropicals~, Ccur*_•.•right - 'Statistics of Ha;s::an Agriculture', HASS - Summary brochures and reports cn various agricultural component distributed by th.~ .gr~cultural Extension Service and Ha.~a:: ~grlcultural Sty*._stics Service r ^ =1 LIMITING CONDITIONS AND ASSUhi}•'1TONS The certification cf the Couneeior~~larket Analyst appearing in the Market Analysis Report 's subject to the following conditions ind to such other ~;~ecific ar.d :ir.iting conditions as are set to*_h b}' thr- Ccuns~l.._,I'arFet Ar;~iyst in the report. - The Ccut;selor ..rket Analyst assumes no responsibil}t} for Tatters of a legal nature affecting the property appraised cr tl~~ t_tle thereto, nor does the Counselor%t'~ rF•et Analy~-t ren~lcr any opinion as to the title. The property is revie~ea as ~:nder responsible ownership. - The Counselor%Ptarket Analyst has not reviewed a Title Report covering the properu es and is not aware of any _ encumbrance , except those su2ciflcally noted, that could affect the ~.-a'ue ccnc"~.isior= •~ierived; nor has the Counselor/ Mar}:et Ann! , st rev ie~ ? sarvey-~ cf the properties to ascertain an accurate aescc_pt_::n cf u:~= properties covered by this ^ report. - The Counselor,~AtarFet Analyst assumes there are no ^ hidden or unapparent ccnditions on the property, subsoil, or structures, °.hich ~cul;] render it Wore or less valuable. The Counselor/P-~r1•et Aral}•st ~<_eu•^es no respcnsibility for such conditions, or fcr engineering ohich might be required to discover such factors - Infcr:^at~or, estim~tee, and cpirions furnished to the Counselor/P' rFet rralr~-t, :~r.t contained ir. the report, were obtained fro° source- co-=_.9~re,l reliable and believed to be true ar,d Corr ect He ~evE. no respcnsibi i ity for accuracy of such ite,s furniSl;~.: the ..=::~~seler-h;ar}et Analyst can be assumed by the Ccunselcr't~ar}et =,na1}•st. - Neither all, nor _~ny part cf the content of the ^ report shall be used for ~,r; purpose ctt:er than the stated purpose ccrtained in tie report ithcut the expressed written consent of the Counselor~'ar}et Analyst; nor shall it be copied ^ nor conveyed by ~m•one to tha public through advertising, public relaticr.s, ne s, sa!a~, er other ^edia, without the written consent of t! e Coy n°='oc ~'arl et Analyst ^ - The integrity of tt~e mite is assumed to be adequate to support any described irpro•:erents. It is assumed that there are no toxic ^~atenals ~.'ithin the site or the improvements *_hat odic; :e !.ce its u*_~lity, development potential, rar}etabilit} or .glue All improvements are assumed to be strw~t.i:~ll•t sc•_~;'! urless other•.:ise noted. - The achievo-lent ct ~n f,nnncial projections will be affected b.~ fluctcau ^g ecc^~~:~ ~cc^:]it,ons and is dependent upon the occurrence of otter future events that cannot be assured. Tnerefore, the act,~al results achieved may well vary ^ from the projections and such ''ariation ray be material. - Except as discussed _n the body of this report, the ccur.selor tai.es no responsit•rlrty for and reaches no final conclusions regarding Indirect costs of a project based on political trocesses includlr,g planning and other government functions :hereby changes zn standards of construction, density, etc. can occur; indirect charges for highways, education, or numerous other items that may be charged to a project; or various ~crateria that can delay a project. Government processes can chanae suddenly and substantially affect cost, and project val~.:e_, and users of this report are cautioned to rape their o•r inguiry and judgment regarding these matte - ;I e Cc,~m..-!cr ar}.'t ,=.nalyst is not an expert in law, macroeconorrc~., cr ar„ fie~u of specialization other than ^ appraisal and bases a~: ccn~iaerations of the future (such as inflation rates, vacancy factors, absorption rates, etc.) upon a reasonable use of data and opinions of others to derive usable opinions orly for the purpose of customary appraisal calculationG and assures nc responsibility for predicting actual everts. - - Cue to e.er-changing economic, financial and other business conditions, ttie Courselor~7}arket Analyst assumes no liability for the c•nericlient~borro:,er finding a buyer or r. obtaining f~nar,cing at the irn,3icited values. - T!;e Counselor;alar}et Analyst assumes that there are no toxic or hazardous material present in the soil, subsoil, r- structures en the property cr in the environment affecting the property ~:hich ~rould render .t Wore or less valuable. The Counselor/h'=rket Analyst has rc expertise Which enables him to r- discover or to};e r.ct~cc cf tcr~c or hazardous materials or the effects of i•1~, ^~terr~l=, the Cou•u.e:cr/idarket Analyst shall ha'.~e no re:•uc•n= ] " ~ _ *_he presence or effects of ^ toxic or h'. .ir_io;:S ~ it~ i-~ ~ it or affectiny the property. CER'PIFICA'1'lUr: OI WUL:,I I,UI</I.1/,Li.;'l AI:ALYS1' ^ The undersigned hereby certifies that, except as otherwise noted in this counseling report ^ - I have no present cr contemplated future interest in the property tha*_ rs ~`~e subject of thrs report. - I ~:ave nc personal ir~erest cr bias with respect to ` the parLes rn•:~clved - To the best ct }.^c 'edge and belief, the statements of fact co~ta~^c:i i~ tl.s report are true and correct. - The reporter araly~.cs, opinions and conclusions are 11r~.ted only by the reported assumptions and limiting r. conditions, and are personal, unbiased professional analyses, op>n~ons and conclus>ons. - '•]y corpensot>cr rct contingent on an action or event resulting fror^ the analyses, opinions or conclusions in, or the use of, this report. - My analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the requirements cf the Code of Ethics and the _ Standards of Professional Practice of the Appraisal Institute and *_tie :.'n:form Standards of Professional Appraisal Practice. - rre use of tl~i~ report is subject to the requirements of th•2 App^a:_..il In~.tit~te relating to review by Its dui; authcrize.3 represar*_atives. r - "+c one provided sigr.:ficant professional assistance to the persons signing this report. - I have -fade ar overv:e~.; inspection of the property that is the subject cf this report. r- - Disclo=_ure of the cor*_ents of this counseling report is gcv~rned b? tiie ey-lao~s and Regulations of the Appraisal I^st~tute Si erel}, R) ESTATE SF,R~'ICES, IfIC. i PAter T. y~ngi President Hawaii Stat Certified Gereral Appraiser PETER '1'. YOUNG POST O1~F1CE BOX 2665 KAMUELA, IiANAII 96743 WAIMEA HONOLULU - TELFPIIONE (BOS) 885-4200 524-0061 FACSIMILE (808) i;°5-8869 545-2200 Area of Spe..i.alizatiu~;: Real F-tae Appraisai, Consulting, A.rb,tr ~t_on, hiarket Analysis, Feas~c:l:ty Studies, Land Use Planning, Protect ~~arage:~ent, Issues Management r Place/Date of Birth: Honolulu, Hawaii Januar} 28, 1952 (Lifeti:~e Ha~,•aii Resident) Degrees/Schooling: Bachelcr of Business Administration "a7cr Real Estate - University of Hac,~a11 llece~ter 19',a Ha••a:~ rreparatory Academy Cum Laude Society June 1970 - Professional Career: Real Estate Services, Inc. President, 0~•ner 1982 - present Appraisal, Market Analysis, Corsulting, Arbitration, Land se Planning, Issues Mgmt, Prclect N.anage^~ent, Feasibility Real f'st3te 1`orks Ha•. a~i, Inc. President, Oo:ner 1980-1986 Sales, Prcperty Management, "acation Rentals, Appraisal Kanaloa Realty Sale- t',~nager 19'8-1980 gales and Property Management Licenses/Mer,~berships: Realtcr H:~•,ai~ Certified General Appraiser certit_e.l Real Estate Brokerage Mgr-CRB C'ertitie+ Real Estate Appraiser - CREA - P.egistered Professional Member - RPM Certif~ea Revie: Appraiser - CRA Registered "]ortgage Underwriter - RMU - iJ Real Estate Brokerage Experience: Active Realtor (RB-8"%9) since 1974 Past President Kona Board of Realtors Certified Real Estate Brokerage h;anager (CRB) Principal Broker of a staff of over 45 real estate licenses in two offices (1980-1987) •O:•ned and operated property management company that supervised long- term and •~~acation rentals (1981-1987) Condcninium association management Commercial property management Ccm^ercia'_ leasing ^ Real Estate Appraisal Fxperizn.:e: Certiiie3 general Appraiser (CGA-015) S*_ate i.le coverage ith appraisal ^ experience cn Oahu, Big Island, I<auai, Maui and Molokai. Arbitrat_on and ccndennation ^ Full variety of property types: residential, commercial, proposed developments, farms, ranches, resort, golf courses, ^ industrial properties, parks, °:~arehouses, access and utility easements, subdivisions, condcminiu~~s, vacant lots and r.omes. Experience includes rental negotiations and full and partial acquisitions. Agri:ulrural ~.~aiua*.ion and evaluation includes taro, pasture, _oftee, orchid, foliage, c:iversifie:i and general agriculture, macadamia nut, t h u r i u a n d o the r ^ +griculturai properties. Prcp~rt•, interests im.~olved include fee si-ple, leases, full and partial interests, licenses, _ife estates and easements (term and cerpetual). Valuation and Cv.rluatron Reporting Formats: 'FAR form re~,cr*_, individual condominium and •.~acant lot fern reports, letter, short and complete narrative reports. USPAP ^ ccr^p'cte ar,d limited reports. ^ Court Appoiutu,ei.ts gnu Exp.;rl ..fitness Qualification/Testimony: L'~ite~ ::rates District Court - Federal Bankruptcy Court Los Angeles Supericr Court Ha.:a11 State Circuit Court Hao:aii State District Court Con~i_sioner appcintrent for subdivisior. project Receiver appointment for condominium _ and development project Private Appraisal Assignments Reviewed and Accepted by: Ban}s. First Hawaiian Bank, Bank of Has~aii, Central Pacific Bank, Ha::a11 National Bank, City _ Bank and others. Local a•~d t•+ainlard Credit Unions r^ortg~ge Brokerages and Bankers: Hcnolulu r~'ortgage, Stanwell ~~crtgage, Countrywide Funding, Trust Gne ~•iortgage, western Fac~fic h-crtgage, Irvine ~rcinc '•'o~tyage and others. F : ~ Case S 1.1 n~h, Carlsmith Law ['irr^, Tor} ildson Katz Law F1rm, Lades Schutte Law Firm, PJaka>noto, Yoshioka and Okamoto and others. Government Appraisal Assignments Reviewed and Accepted by: Fe leral F.viation Ad:~inistration i'r.:te,l States I.avy, PACNAVFACENGCOM _ ~SCA F~r~ers Hone Administration i;nite:l states Postal Service Feder i Higho:ay Ad~icistration Mate L~c,,zrt~-ent of Transportation State Departrent of Land and Natural Resources Ha~.,:a1i Housing Authcrity Noosing Finance and Development Corp. State Dc-Part^^ent of Agriculture :;rate `+ep=rt~ent ct Hawaiian Home Lands Ha' ~ ~ ; C~;:^ty Par} s Department - N3 .emu^t~: Fina^ce Department ~ - ~ ~ ~t; :or};ci ation Counsel =i~ _~_.~ty CLiice of Housinq and ru~it~ Ca~elop^~ent ~_ccr.t Ruk_i•~ i ork.s Department - Planning, Market Analysis and h'easlbelity Studies: 1<eahcle tc Kaelua Sub-Area Development Plan (Hac+aii County regional plan): merber cf core planning tear, market analysis, ^ infrastructure funding alternatives and financial feasibility }la•aei County Housing Project Master ^ Plan for I,aikoloa (300-acre affcrdabie housing): market analysis, :marketing plan, eccnomic analysis and feasibility plan. Departrent of Hawaiian Home Lands ~~Iaster Plan at Kawaihae (10,000-acre mixed-use master plan): merber of core planning team, mar}et analysis, long- r range and short-term development alternatives and feasebellty analysis. 1<eala}e}ua Developmert Corporation ^ `Taster Plan (10,000-acre resldenteal;gclf plan): member of core planning team, market ^ analysis and land use alternatives. North est Ha•'a11 Open Space and ^ =o^~munlty Development Plan (Ha;;aie County regional plan): ^~e~ber of core planning team, -~ark.et analysis, feasibility ^ and community Involvement. Puna ~o^~unlty Development Plan (Hawaii cunt}' regional plan): infrastructure Identification, :easlbillt}', economic analysis, and er•plenentation alternatives 'Ke Kur^u' Affordable Housing Project: •~arket analyses and appraisal 'Gull' Affcrdable Housing Project: •^arF-et analysis and appraisal ^ 'f'oh:~la' Residentia': Development: •~arl,et analysis, land use alternatives, pricing and absorpteon r Project Development, Permitting and Related Consulting: Project .and r~t_.ner agreerents involving contact eith all real estate and related fields. Assisted with project and association documentation drafting r- and revie~ (covenants, conditions & restr.cu ons, desigr standards, deed and other restrictions), cost review, •:alu.=.t .on and land use analysis; evalu~t.on of community concerns about varicus aspects of projects and assl~t3nce in mitigating the impact of project prcpesals on the community. F°O~i-~t ana :^-?~•idual permit processing and co'i~:tion compliance, including: aftcraable housing compliance, ohana zoni~y, land use, preparation and sub:~ittal of environmental and r"arF~etinq assessments, CDUA permit applica*_ton and zoning permits. Teaching/Educational Institution Experience l'nivers:ty of Ha'.;aii, Manoa (CCECS) Lecturer: Bus 40 & RE 300 Real Estate Prin&Econ 1977-80 State Department of Regulatory Agencies-Real Estate Commission Real Estate Salesmen and Brokers Prelicensing Instructor Kest Ha••aii Today - weekly newspaper colurn on real estate 1978-79 Far; ~ r %I_gh School "nth S SCie•l~~e Teacher 1986-88 c~s,ness ~ Ott, Teacher 1995 Lc?s Soccer C'each 1985-1988 Boys Baseball Coach 1987-1988 Girls Soccer Coach 1994-1996 Co^;^~u^ity Organization for Educational _ Develop^cnt (COED;; Chairman 1985-1986 Ch.ircellor's Advisor}• Council !r;i~~cr.ct} of Ha' 31'_, Hilo Campus & ' eet H~ ,,:i Campus; t~'er^ber 1986-1992 'a,~:-~i ~ie:^entaxy and Intermediate _chool Co:n^~ur.ity Council '90-91 SCE'•~ 6'anage:°ent Committee 1991 ^ Leadership Dc~:iticr,~. ,.n,I Mo,,,:,ar~.nip: !:cr,a ..~.~rd cf kealtcrs -resident - 1986 President-elect - 1985 `'ice President - 1984 Director - 19i6 Education, Chairman - 1977-1978 ~~ovrmm~t Affairs Chr-1982-1987 Prcfessional Standards 1989-96 Hawaii Association of Realtors 'ice President - 1986 r ~rrector - 1985 "ducation Co^~^~ittee - 1978 _o:~ernnent Affairs - 1982-1987 r Kona-Kotula Chamber of Commerce President - 1989-1990 President-elect - 1988-1989 Director - 1986-1991 Planning Ccr^ittee, Chr '90-94 H°.:aii isitors Bureau Na~air Island Chapter Director 1984-86 Visitor Satisfaction Chairman '85-87 Big Island Business Council President - 1992-1993 Vice President - 1991-1992 Secretary - 1990-1991 Delegate - 1982-1993 Eccnomic Development Committee Chair .,overnment Affairs Committee r A.i°er:_ar Arbrtratron Association (AAA) kcal Es*_ate, Construction, Frrance, Licensing Ha~.~a:: :+ousing Authority 1984-1996 Ter ant Hearing Review Board Chairman :ease kent Drsputes, Arbitrator Count; of lia~,.aii Bcard of Appeals `fie^ber - 1955-1987 Depa:t^e it of I'ransportatlon Citizen's Ad••1=cr, Ccmmittee 1959-1990 ^ 50 Leadership Positions and Membership: ~'ai^•e= Ccrr•un~tyr.sscciation President, 1587-1992, 1995-1996 Executive Co^~mittee - 1985-1993 ater Corr•;ttee, Chr- 1985-1987 Planning Con-~ittee - 1985-1992 ~neric~n Red Cross Ha a;: State Chapter Board Member 1988-1996 Vice Chairman 1994-1996 Executive Committee 1993-1996 Branch Operations Committee Chairman, 1994-1996 Disaster Services Committee Vice Chairman, 1994-96 - ',:gist N.-i' 311 Advisory Council Chairman 1988-1996 Disaster Services, Chairman }la~•a1i island United hay 6oar•d hler.ber 1990-1996 Executive Committee 1991-1996 `'oninatlnq Committee Chair 1990 Byla: Ccmr•ittee - Chair 1991-1996 H~•~ is , Con;~ittee for the Humanities gist Hao:aii Representative secretary; Treasurer - 1984 Executive Cor•,mittee - 1983-1985 I:cr•inat~ons Committee, Chairman Frcpesal Review Subcommittee Cha ~ r;nan '"anager~ert and Budget - '-'girth N~ ail Public Safety Committee President 1954-1996 Bus~ne°~. Council cn Dependent Care "le^~ber 1950-1991 - Confrere de la Cha:ne des Rotisseurs Che~.~alier L'Gr,lr~ ondlai des Gourmets DPg v, r-•tpLLrS :rcr-..; triathlon - i_; a ac:om. Director 1990-96 ~ 1 Awards/Recognttlon: Kona E~~ar.9 of Realtors Special Sergi-toe Award `reri_•jr. Ped Cress "olunteer ct the Year :lara 5artor. Leadership Award P4aycr's A'ards of Excellence Certificate of Appreciation Who's Who Numinations: 1•;ho's tl:c of E:~erging Leaders in ^er_ ^ 'i~ry~:e~ ho's ;;ho in the West F•ror r.c~ t People cf Ha~.•aii [;ho'e ''ho to American Real Estate ^ l•:ho's P:ho in Real Estate: The Directory of the Real Estate Professions l:hc's :'ho Ar,ong Young American Prcfes~~or,als Mho's !ic of Anerica's Best Real Estate Ayer.*_~ t~"arq~.i:s ;'hc's '.;t:o in the World L~'h~'s t'I~o Registry of Business Leaders IZho's ;'I o In Finance and Industry Appraisal and Related Courses Successfully Completed: CGURSE DALE It]STITUTION Principles of Real Estate 1972 Univ. of Denver Commerc131 Real E=-t~te Pr:.. _:%3 Un1v. of Denver Real Estate Investments 1973 Univ. of Denver r- Property '•'aluat~on '_974 Univ. of Hawaii Land Dev and Planning- _97; Univ. of Hawaii Business S*_atistics 1974 Univ. of Hawaii Real Estate Appraisal Prir,. 1984 AIREA Bas1c Valuation 1984 AIREA Capitalization Theory -r 1986 AIREA Capitalization Theory - B 1986 AIREA ^ Case Studies 19E8 AIREA Valuation Analysis 1988 AIREA Stds. of Prof. Prac - A 1991 Appraisal Institute Stds. of Prof. Prac - B 1991 Appraisal Institute Appraising the Tcugh Cr.ee :993 Appraisal Institute Valuatic~•~ Le~sa f ~e 1993 Appraisal Institute Valuation oC Le_;seLol_i Irt 1953 Appraisal Institute ^ USPAP L_ _te.] A.,~pt.;1°_al_ S Reporr~ng Gpticns-genera. 1994 Appraisal Institute USPAP Li~-:ted Appraisals S ^ Reporting Options-Resdrti 1994 Appraisal Institute Small Resdntl Income Prprty 1994 Appraisal Institute a u C F iiQ , ~ y ~ a i ~ aQg o 44 Q < ~ Y a a' ~ ~ ~g$4 ~ . ~ is ~ ~ ~ n ~ ~ O ~ l~~ ~ k ~ ;i Y ~E. i11e ~ ~ ~ ~ 1 + ' ,,~;,,r _ `t ~ ~ 1 /il ~ i ~ ~ ~7 1 ~ ~ S n~ ,1 Q r r r ~ ® ~r n~ i ~ .J ~ f~ ~ - -4' r ~ r, ' i ~ ~'.~i F Pik f_ ~J ~ ~ F t.. ~ ti' . t f fly a 1 ;wb w~~~ 'W I \ ~ i 1 ,1~ y ilj ~S~ ~ lC. ~ ~ 'ASS ~ ~ ~ ? ~ ~ `~a Y ~T 1 kk ~ y „r, ~ `k ~ ~ ~ w• k, ~ ~ ~l v J Zy ~ ~ ` ` ~ ' Z `~T; ' ~ ~ 1s ~ ,y ~ f y ,i~. .w t ~ ,y~ b ~Y~ 7 TI ^ r ~ ~ 4F aF e~ '~.a! L 1 ~ i,.. ~ 1 ~ tea.'' i,. •,l. i i i .y-.Y ...Vik 4/^r J•"y~,l YI1^.F~a. ~l~'k , { 1N ~1-} 'h.3 r'i. i, i,g: ' i.WY` 1dR. - . LMT" 11'e ~ dT ` ~ /^rI "•'T1 r r APPENDIX C FLORA AND FAUNA REPORT Grant Gemrh, PhD , Y K Hahn and Atrocrater, and O~Eaham and Arroaater, Derember 1995 DRAFT FLORA AND FAUNA REPORT FOR _ KAUMANA HOMESTEADS, SOUTH HILO DISTRICT HAWAII COUNTY _ TMK 2-5-44:1 and TMK 2-5-45:1 _ December 28, 1995 PREPARED FOR: R. M. Towill Corp. 420 Waikamilo Rd. ~ 411 Honolulu, Hawaii 96817-4941 PREPARED BY: Grant Gerrish, Ph.D. Y.K. Hahn and Associates Okahara and Associates _ Hilo, Hawaii 96820 DRAFT _ TABLE OF CONTENTS EXECUTIVE SUMMARY 1 _ 10 INTRODUCTION 3 2.0 METHODS AND SITE DESCRIPTION 3 r 3.0 RESULTS 4 _ 3.1 FLORA 4 3.11 PLANT SPECIES OF THE PROJECT AREA 4 3 12 DESCRIPTION OF VEGETATION COMMUNITIES 5 3.2 FAUNA 8 3.21 BIRDS 8 3.22 MAMMALS 8 3.3 STREAMS AND WETLANDS 9 3 31 STREAMS 9 3.32 WETLANDS 9 4.0 DISCUSSION 12 _ 4.1 CRITERIA FOR DETERMINING BIOLOGICAL RESOURCE VALUE 12 4 2 BIOLOGICAL RESOURCE VALUES OF THE VEGETATION 12 4.3 NATIVE ANIMAL HABITAT 13 4.4 ENDANGERED PLANTS ........14 45 ENDANGERED ANIMALS 14 _ 4.6 STREAMS AND WETLANDS HABITAT 15 REFERENCES .16 TABLE 1. VASCULAR PLANTS FOUND WITHIN _ THE KAUMANA HOMESTEADS PROJECT AREA . 18 F/ora and Fauna -Page 1 FLORA AND FAUNA STUDY OF KAUMANA HOMESTEADS, HILO, HAWAII EXECUTIVE SUMMARY This study of the flora and fauna of TMK 2-54:1 and TMK 2-5-45:1 within the Kaumana Homesteads, South Hilo District, was conducted to provide documentation for a rezoning request. The objectives of this study are to describe and evaluate the biological resources of the area proposed for rezoning and to determine if ecologically sensitive or valuable plants, animals or communities occur within the protect area. The study included a literature search to determine which, if any, plant or animal species listed or proposed for listing as Endangered or Threatened by the U. S. Fish and Wildlife Service might occur within the project area. Afield survey of the site was carried out on two days in December, 1995. All parts of the site were visited by biologist Grant Gerrish, Ph.D. Ninety-seven species of vascular plants were recorded in the project area during _ the field survey. Of these, 17 are endemic (found only in Hawaii, 8 are indigenous (native to Hawaii and other placesl, and 72 species are alien (brought to Hawaii by _ humansl. No plants listed as Threatened or Endangered, or proposed for listing, were found, nor is it considered likely that any such plants occur in or near the project area since no such plants are known to occur at the elevation of the project area in windward Hawaii. The project area is distinctly divided into two vegetation types. The northern r, approximately one-third is on the 1881 lava flow. The pahoehoe lava is covered by a thin layer of soil, unsuited for agriculture. The natural vegetation here is an 'Ohi'a Forest that has not been cleared for human use. The significant presence of _ aggressive alien plants compromises the value of this native plant community. However, most native forests near Hilo are at least partially invaded by alien plants. This forest appears to be serving as a seed source for reinvasion of abandoned fields by native plants. The rest of the protect area has deep, cultivatable soil. Here, the natural r. vegetation was along ago cleared and the land used for sugar cane production. These abandoned fields are now overgrown with asavanna-type vegetation of tall grass and widely scattered trees. Within this Savanna, the native 'ohi'a is becoming widely reestablished and mats of the native fern, uluhe, are estimated to cover somewhat less than half of the area. In some areas, a simple native community dominated by these two species is well-established. F/ora and Fauna -Page 2 Few birds or mammals were observed during the field survey. One individual 'lo (Hawaiian Hawk? was observed'flying overhead. The 'lo or Hawaiian Hawk is listed as an Endangered Species. The 'lo is weN-adapted to native forests and landscapes disturbed by human activities. Large 'ohi'e and koa trees, as well as some alien trees, within the project area could provide suitable nesting sites. Other native forest birds, including several Endangered species, are unlikely to occur in the project area because they do not occur at this low elevation. No distinct streams or wetlands occur within the portion of the project area on the 1881 lava flow. The rest of the project area is sloping and strongly dissected by a drainage system of intermittent streams and gullies. A few, small areas have wetland indicators, but their vegetation does not appear to possess any special biological value. F/ore and fauna -Page 3 r _ 1.0 INTRODUCTION This study of the flora and fauna of TMK 2-5-44.1 and TMK 2-5-45:1 within the Kaumana Homesteads, South Hilo District, was conducted to provide documentation for a rezoning request. The objectives of this study are to describe and evaluate the biological resources of the area proposed for rezoning and to _ determine if ecologically sensitive or valuable plants, animals or communities occur within the project area. Special attention was given to the search for rare or listed endangered species, and for ecosystems that might be unique to the project area 2.0 METHODSAND SITE DESCRIPTION r The study began with a literature search to determine which, if any, plant or animal species listed or proposed for listing as Endangered or Threatened by the U. - S. Fish and Wildlife Service might occur within the project area. Such listed plants are legally protected by Federal and State law. The lists of Threatened end Endangered species were reviewed (Federal Register 1990x, 1990b; and updated lists provided by USFWS, Pacific Islands Office, Honolulu(. The ranges of listed and proposed plants were determined from the Manual of Flowering Plants of Hawaii (Wagner et al. 19901. Literature was also used to determine the known distributions of endangered - mammals (Tomich 1986) and birds (Stone and Scott 1988, HAS 1989, Berger 1990) A field survey of the site was carried out on two days in December, 1995 All parts of the site were visited by biologist Grant Gerrish, Ph.D. Vegetation descriptions were recorded throughout the project area and a list of all plant species encountered was prepared. Nomenclature used for flowering plants generally follows Wagner et _ al (19901; plants not listed in that source are named according to St. John (1973). Fern nomenclature follows Neal (1965), for the most part, or secondarily, Mueller-Dombois et al. (19801. Observations of vertebrate animal species were recorded. No formal sampling _ for animals was conducted. Invertebrate species were not recorded. Bird taxonomy and nomenclature conforms to HAS 11989) and mammals are named according to Tomich (19861. Factors controlling the vegetation pattern were analyzed. The Soil Survey (Sato et al. 1973) and the U.S. Geological Survey topographic maps (Piihonua and Hilo _ Quadrangles) were consulted for information relating to substrate age and type and to land-use history. An Environmental Impact Statement for a proposed extension of Puainako St. through the project area was also consulted for background information _ (Public Works County of Hawaii 19921. F/ore and Fauna -Page 4 3.0 RESULTS 3.1 FLORA 3.11 PLANT SPECIES OF THE PROJECT AREA Ninety-seven species of vascular plants were recorded in the project area during the field survey. Of these, 17 are endemic (found only in Hawaiil, 8 are indigenous (native to Hawaii and other places), and 72 species are alien (brought to Hawaii by humans). The scientific and common names for each plant species are listed in Table 1. Other information given is the place of origin (endemic, indigenous or alien); the life form (tree, shrub, herb, grass or grasslike, end fern); and the wetland indicator status IU.S. Fish and Wildlife Service 19881. An estimate of the abundance of each species • in each of two plant communities l'Ohi'a Forest and Savanna, see below) is also given. The abundance scale used is Dominant (most important species within a vegetation layer), Abundant (occurs frequently and with relatively high covert, Frequent (frequently encountered), Infrequent (low numbers and infrequently encountered), and Localized (very low in numbers or restricted to one or two sited. Smce the plant species are not evenly distributed within the project area, these abundance estimates are an approximate average only. F/ore and Fauna -Page 5 r- 3.12 DESCRIPTION OF VEGETATION COMMUNITIES - 3.121 ENVIRONMENT AND LAND USE HISTORY Originally, the natural vegetation of ell of the project area was Lowland Wet Forest (Gagne and Cuddihy 19901. The younger lava flows support a subtype called the 'Ohi'a/Uluhe lMetrosideros/Dicranonteris) Fern Forest. This Community is dominated by a deep mat of uluhe, more or less scattered 'ohi'a trees, and relatively few other plant species. On older flows or deeper soils derived from ash, the vegetation had further developed into the 'Ohi'a (Matroslderos) Lowland Wet Forest or the Koa/'Ohi'a (~18/Metrosidaros) Lowland Forest communities (Gagne and Cuddihy 19901 These communities have a closed tree canopy, less uluhe ground cover, and a somewhat richer assortment of associated species. Today, the project area is distinctly divided into two vegetation types related to the underlying soils and their history of human use. The northern pert of the project area, paralleling Kaumana Drive, is on the 1881 lava flow. The pahoehoe lava of this Mauna Loa flow is covered by a thin layer of soil, unsuited for agriculture. The natural vegetation here is an 'Ohi'a Forest that has not been cleared for human use. In strong contrast, the rest of the project area has deep, cultivatable soil derived from Mauna Kea ash. Here, the natural vegetation was along ago cleared and the land farmed and used for sugar cane production. These fields are now abandoned and grown over with asavanna-type vegetation of tall grass and widely scattered trees. The division between these two vegetation types conforms to the tree-line and the edge of the 1881 lava flow as shown on the site plan. The part of the 1881 lava flow within the project area is shown of the soils map as Lava Lands, marked with the symbol rLW (Sato et al 19731. The soil is a very thin, discontinuous layer of organic matter. The surface may be 5096 or more pahoehoe lava outcrop. r Approximately two-thirds of the project area is on relatively deep soils of Mauna Kea ash that have been cleared and cultivated. These soils are identified as Kaiwiki silty clay loam by the soil map symbols KaC, KaD and KaE (Sato et al 19731. The Kaiwiki soils are classified in the Hydrandept group end are generally well-drained. The land surface m these abandoned fields is dissected by well-defined gullies and intermittent streams. ^ In this report, community names written with capital letters, i.e. 'Ohi'a Forest and Savanna refer to the two plant communities spec'rf'ically as described below in section 3.122 and 3.123, respectively. F/ore and Fauna -Page 6 3.122 'OHI'A FOREST The vegetation of the 1881 lava flow within the project area is a predominantly _ native 'Ohi'a Forest. The maximum tree height and spacing vary, as does the species composition. The canopy is generally closed, but may have gaps in places. Some of these gaps are caused by death of 'ohi'a trees in the canopy. Several large canopy gaps occur in the extreme northwest corner of the protect area. The 'ohi'a are widely scattered and the ground cover is a dense mat of uluhe with a few other native plants The cause of these openings is not known. The canopy is generally between 40 and 50 ft. (12 and 15 m) high and made up of three varieties of Qg Rolymor~ ('ohi'al: varieties jp~pa, alaberrima r- and macroohvlla. The largest trees are of variety macroohYJls. Other native trees include kopiko (Psvchotria hawaiiense) end pilo (Cooroama rhvnchocarna.) Hapu'u, or tree fern (~j~jym spp.) are fairly common. Some uluhe does grow in sunnier spots, but the ground-cover is generally dominated by the alien swordferns INenhroleois)~8 and lanL~tLQ1191, and kahili ginger IHedvchium aardnerianum). The epiphytic flora is well-developed, including ie'ie IFreycinatis tea), 'ekaha (Ela~g ossum spp.1, wawai-'iota ILvcooodium oh lanthum), palai-tau-li'i (Snhaerocionium lenceolatum?, end Adencx~horus sp., and mosses end liverworts Alien trees are also common in this community and may locally dominate the understory. Strawberry guava, or waiawi IP3idiLUl B9I1~51BI111LII1, and melastoma (Melastoma candidum) form dense understory thickets in many places. Common guava (P~iliiuln sau>»aYel, African tulip tree (,$pBLhQd98 camnanulata), and Alexander palm (Archontonhoenix alexandrae) occasionally occur. 3.123 SAVANNA The maiority of the study site was previously cleared for agriculture. These abandoned fields are now vegetated by dense stands of grass, uluhe and brush from _ 3 to 6 ft. (1 to 2 m) high, with trees widely scattered throughout. All of this vegetation can be described as Savanna even though the species composition is highly variable from place to place. This Savanna is an intermediate stage in the _ recolonization of the abandoned fields. It is expected that, in time, a closed secondary forest would develop on the site. 'Ohi'a trees or saplings were recorded in all parts of the Savanna. 'Ohi'o, hapu'u and uluhe are commonly seen in gullies _ where they may have survived land clearing. In other places, it is clear that 'ohi'a saplings are becoming reestablished, in the midst of alien grasses, and uluhe mats are displacing the grasses of the Savanna. Flora and Fauna -Page 7 Four vegetation layers can be generally described in the savanna The tall tree layer, above 25 ft. 18m1, consists of widely scattered trees or - scattered clumps of trees. Estimated mean spacing between trees or clumps is 260 ft. 180 m1. The tallest growing, and most abundant, tall tree is albizzia (Paraserianthes ~jg?. Native koa (~GjB kpe) is fairly abundant, especially in the western half of the protect area. The short tree layer is from 10 to 25 ft. 13 to 8 m1. 'Ohi'a (m. iLY~fL var - ~p8 and var alaberrima) is the most common tree, along with many young albizzia trees Mean tree spacing in this layer is roughly estimated at 130 ft. 140 m1. The shrub layer is mostly woody or semi-woody plants from 3 to 10 ft. 11-3 m) high This layer is highly variable from place to place. In some areas, 'ohi'a saplings are abundant with a mean spacing of about 16 ft. 15 m1. Melastoma may form small thickets and, especially near the western end, volunteer sugar cane (Saccharum officinerum) still forms dense stands. The ground layer is usually a dense mat of herbaceous plants up to 6 ft. 12 m) high. The species composition is highly variable from place to place. Most of this variation appears to reflect species competition rather than site differences. Of the various dominant pl8nt species of this layer, uluhe is the most widespread, being dominant or present in about half of the savanna. The largest uluhe patches occur in the eastern part of the project area. Other areas are dominated by alien grasses in various combinations. Most abundant of these grasses are little bluestem (Schizachyrium condensatum?, Wainaku grass (Panicum 1'..9p8llS1, California grass (Brachiaria mLSI.G81, and molassesgrass Il~lini8 minutiflora?. flora and Fauna - Pege 8 3.2 FAUNA x.21 BIRDS Few birds were observed during the field survey. One individual 'lo (Hawaiian Hawk: J~utfm ;pjjt;a(jttfl) was observed flying overhead. 'lo have been sighted elsewhere in the Keumana area (Kjargeard 19921. The only other native bird seen or heard was one individual Kolea (Pacific Golden Plover: Pluvielis fulve) flying above the protect area. Kolea usually feed and nest in areas with very short vegetation, such as mowed grass. The project area does not contain such suitable Kolea habitat. Kolea are common elsewhere in the Hilo area Introduced birds observed during the field survey were the Japanese White-eye lZosteroos ianonicus?, Nutmeg Mannikin ILonchura nunctulatal, Common Myna IAcridothares and the Northern Cardinal lCardinalis cardinalis?. It is probable that several other species of common introduced birds utilize the project area. _ Native forest birds, including several Endangered species, are unlikely to occur in the protect area. These birds usually do not occur below 1625 ft. (500 m) elevation in this part of the island (Stone and Scott 19881. 3.22 MAMMALS r The Small Indian Mongoose, an introduced mammal was observed in the protect area. Although they were not assn during the field survey, it is probable that mice, rats, feral dogs and feral cats also utilize the site. F/ore and Fauna -Page 9 3.3 STREAMSAND WETLANDS 3.31 STREAMS ^ No distinct streams or wetlands occur within the portion of the project area on the 1881 lava flow. The very shallow soil and pahoehoe lava of this flow are highly ^ permeable, permitting little surface runoff. The topography of the rest of the protect area is sloping and strongly dissected - by intermittent streams and gullies. The overall slope from west to east is about 7%, a drop of approximately 250 ft. (75 m) over a distance of 3600 ft. (1100 m1. According to the Soil Survey (Sato et al 19731, microtopographyveries between zero - and 3596 slope. The steepest slopes are the sides of the gullies and drainageways. The Kaiwiki series soils are well-drained with rapid permeability. ^ Awell-developed drainage system extends throughout most of this part of the project area. Part of it is shown on the site plan and on the USGS Topographic Map, Piihonue Quadrangle, as an unnamed intermittent stream with several tributaries. The - major branches of this system had a low flow of water during the field survey. These watercourses have distinct channels with high water marks and, usually, streambeds of bare lava about 3 ft. 11 m) wide. The banks are usually steep and 10 to 15 ft. (3-4 ^ m) high A number of short gullies with no streambed or high water mark feed this drainage system. Sometimes the head of the gully is a broad swats with no steep sides 3.32 WETLANDS Wetlands may have special value as habitat. Wetlands are classified as ^ "Waters of the United States" if they meet a three criteria test; i.e. they must be dominated by hydrophytic vegetation (plants adapted to wetlands, have a hydric sod la soil characteristic of flooded conditions), and wetland hydrology (water must be present at or near the surface of the soil during a part of each yearl. Waters of the United States are regulated by the Army Corps of Engineers under the authority of the Clean Water Act. ^ The information and analysis presented here is not a wetlands delineation as defined in the "Wetlands Delineation Manual' (Corps of Engineers 19871, nor does - this report include any determination that Waters of the United States are present within the protect area. Flora and Fauna -Page f0 The vegetation information in this section is presented in a format consistent with the definitions of the Wetlands Delineation Manuel and the "National List of Plant Species that Occur in Wetlands" IU.S. Fish and Wildlife Service 19881. The wetland r indicator status of each plant species recorded in the protect area is given in Table 1. The vegetation Is considered hydrophytic if 50% or more of the dominant species are listed as "Obligate" IOBL1, "Facultative Wetland" IFWI, or "Facultative" species. A hydrophytic vegetation is only one of the three conditions necessary to determine that a site is part of the Waters of the United States and subject to regulation. Within the study area as a whole, only one plant species is an Obligate wetland species. This plant, kamole (LYd10tig1~ QGI4X0li3) occurs very sparingly in certain locations along streams and is never a dominant species. Three species are listed as Facultative Wetland species. This designation means that 87% to 99% of the occurrences of these species would be m wetlands, the remainder of the time in drained sites. One of the three, California grass, is widespread in the project area and is often a dominant species. A second, honohono (Commelina l~y~) is also widespread and abundant. Both of these species are widespread in the high rainfall areas of windward Hawaii and frequently occur on drained, as well as poorly drained, sites. As such, they are poor wetland indicators. Most of their occurrences within the project area are on drained soils. The third Facultative Wetland species, umbrella sedge (Gy~!]elp!ltll is more restricted in its distribution and is somewhat valuable as an indicator species. Twenty-Seven Facultative species were found in the project area. Facultative species are defined as those that occur in wetiend sites from 33 to 67% of the time. r These include many widespread species, some of which are dominant species within the project area, such as the three varieties of 'ohi'a, hapu'u and Wainaku grass. These species have very little value in indicating the presence of wetlands. The remaining 67 plant species found in the protect area do not have I~sted status as wetland indicators. The vegetation at many places within the protect area and throughout the Hilo area is dominated by a combination of Facultative Wetland and Facultative species. This can often be related to the very high rainfall of the area more so than to the soil drainage condition. A preliminary determination of the presence or absence of wetlands was made in the field based on easily observable soil and topographic characteristics. r F/ors end Fauna -Page 11 As mentioned above, the 1881 lava flow has high permeability and does not appear to retain water in the shallow soil overlying the lava. Wetland habitat does not appear to be present in this part of the project area. Most of the deep soil part of the project area is gently to moderately sloping providing good runoff. Moreover, upon examination, the upper 12 inches of soil has strong blocky structure, indicative of non-wetland conditions The vegetation on the steep banks of the streams usually resembles the surrounding community. In most places there is no special plant community above the high water mark nor any other wetland indicators. A few areas in gullies or near streams do have some wetland indicators. A slight variation in the vegetation may occur in the bottom of swales, or in a few narrow floodplains within the gullies. In these locations, the plant cover may be nearly 100% California grass or Wainaku grass. A few individuals of kamole may occur along with umbrella sedge. Water saturated soil with weak structure was sometimes found within 12 inches (30 cm) of the surface. Some of the swales have very shallow soil over bedrock, indicating erosion has taken place. It appears that the bedrock may be impermeable and result in saturated soil near the surface. Two sites were found where the old cane haul roads partially block drainageways. In one place this results in a standing pool of open water. In the r- other, a mat of Wainaku grass grows in the standing water In summary, nearly all of the project area lacks soil and hydrological indicators of wetland conditions. Some areas near streams or in swales have weak or ambiguous wetland indicators. A few very small areas where drainage is clearly impeded have strong wetland indicators. F/ore and Fauna -Page 12 4.0 DISCUSSION 4.1 CRITERIA FOR DETERMINING BIOLOGICAL RESOURCE VALUE All vegetation has general resource value regardless of the species present, whether dominated by native or alien plants, or the rarity or abundance of the speaes r- present. These general values include control of soil erosion, retention of water in the soil, atmospheric cooling, noise reduction and aesthetic value associated with greenery and open space. The vegetation of the project area provides these resource values to the Hilo community. Biological resource value refers to values that individual species have because of their important role in supporting the ecosystem, uniqueness or rarity A community with a unique combination of plant species or that is habitat for valuable animal species also has biological value. For the purposes of the present assessment, alien plants and animals are considered to have general value but no biological resource value. Biological values identified in this report are 1) vegetation dominated by native plants, especially if the plant community is a combination of species found only in that area; 21 plant communities that support native animal species.; 31 rare or Endangered or Threatened native plants and animals. 4.2 BIOLOGICAL RESOURCE VALUES OF THE VEGETATION The northern portion of the protect area, on the 1881 lava flow running parallel with Kaumana Drive, is 'Ohi'a Forest. Although waiawi, swordfern, kahili ginger and other alien species are present, this community appears to be a functioning, mid-succession 'ohi'a forest where a few other native tree species are becoming established. The community is simple with 29 vascular plant species recorded, r. including ferns and epiphytes. The significant presence of aggressive alien plants compromises the value of this native plant community. However, most native forests near Hilo are at least partially invaded by alien plants. This forest on the 1881 lava flow appears to be serving as a seed and spore source for reinvasion of abandoned fields by native plants Isee below?. Flora and Fauna -Page 13 The primary natural vegetation of all of the project area with deep soil was destroyed in the past by agriculture. This area is now covered by secondary (regrowth) vegetation identified in this report as the Savanna community. The r- majority of the plant species here are alien. Within the Savanna, the native 'ohi'a is becoming widely reestablished and mats of the native fern, uluhe, are estimated to cover somewhat less than half of the area. In some areas, a simple native community dominated by these two speaes is well-established. The future direction of vegetation development on these abandoned _ fields is unknown. It is probable that native plant species, especially 'ohi'a and uluhe, will develop an equilibrium with alien species, including the feat-growing albizzia tree and the brushy melastoma. The high rainfall and soil conditions of this area indicate r- that a forest will eventually develop on this site if undisturbed. In Hawaii, secondary communities which include dominant alien plant species, such as waiawi, are generally considered to be of low biological resource value. 4.3 NATIVE ANIMAL HABITAT Few native, vertebrate animals are I'ikely to occur within the project area. However, two animals that may be utilizing the vegetation are listed as Endangered: the 'lo or Hawaiian Hawk g~py~ and the Hawaiian Hoary Bat 118sjL[.us ~jnereus semotusl (Federal Register 1990x1. Both of these species are relatively non- selective in the type of habitat required for nesting and foraging. Both utilize alien as well as native vegetation, and are well-adapted to human altered landscapes. All the plant species and community types within the project area are widely available within the region. No known vegetation resources important to these or any other native vertebrate species are localized in or near the proposed alignments. The invertebrate fauna of the project area and entire Hilo region is poorly known. For the most part, the value of the vegetation of the project area as habitat for native invertebrates is unknown. The one site where good data exist is Kaumana Cave, which was formed in the 1881 lava flow. The cave may extend under pert of the project area. Sixteen native invertebrate species are reported from the cave in the vicinity of the project area. These include cave-adapted insects, spiders and crustaceans (Stone 19921. The invertebrate community within the cave is dependent on roots from overhead vegetation The native invertebrate species do not occur within segments of the cave that do not have 'ohi'e-dominated vegetation overhead (Stone 19921. F/ors and Fauna - Pege 14 4.4 ENDANGERED PLANTS No plants listed as Threatened or Endangered, or proposed for listing, by the U.S. Fish and Wildlife Service (Federal Register 1990e, 1990b) were found, nor is it considered likely that any such plants occur in or near the project area. No other plants known to be considered rare by other parties or agencies were found. It is unlikely that any undetected Threatened or Endangered plants occur in the protect area The known locations of all such species on the Island of Hawaii were - checked. None have ever been found on windward Hawaii at the elevation of the protect area. Furthermore, the past removal of the primary native vegetation by agriculture, made a large part of the site unsuitable as rare plant habitat. 4.5 ENDANGERED ANIMALS The 'lo or Hawaiian Hawk is listed as an Endangered Species (Federal Register 1990a1. One 'lo was observed above the project area during the field survey. These birds of prey are widespread on the island of Hawaii and well known in the Hilo area (HAS 1989, Berger 19901. The 'lo is well-adapted to hunting in either native forests or landscapes disturbed by human activities such as agricuture. It nests in large trees of either native or alien species (Griffin 19851. The large 'ohi'a trees of the 'Ohi'a Forest on the 1881 lava flow, as well as the large albizzia, koa and other trees of the savanna, could provide suitable nesting sites (Kjargaard 19921. The 'A'o, (Newell's Shearwater: Puffinus auricularis!]51OL51111, which is a listed Threatened Species (Federal Register 1990x) was reported in the upper Hilo area before 1980 (Conant 19801, but no recent sightings are known. The 'A'o was not observed during the field survey. The project area is unlikely to be desirable nesting habitat because the proximity of homes ensures that domestic or feral cats roam the protect area. The ground-nesting 'A'o is highly vulnerable to predation by rats and cats IHAS 19891. The only land mammal native to Hawaii is the Hawaiian Hoary Bat (L8S1LLU5 cinereus semotusl, which is a listed Endangered Species (Federal Register 1990a1. No dawn or evening observations were made during the field survey; this study detected no bats within the project area. The Hawaiian Hoary Bat has been sighted in a nearby subdivision (W. Brilhante, personal communication) and is well-known m the general Hilo area. It is possible that the Hawaiian Hoary Bat roosts or forages within the pro/ect area. The distribution and habits of this bat are poorly known. It is known to be widely distributed on the island of Hawaii and is known to be a solitary rooster that utilizes alien as well as native tree species (Tomich 19861. r F/ore and Fauna -Page 15 4.6 STREAMS AND WETLAND HABITAT An intermittent stream system drains part of the project area. The stream generally has a very low flow rate. This stream does not reach to the ocean, but disappears into the ground about one mile below the protect area. The stream may enter Kaumana Cave et this point IF. Stone personal communicationl. The stream system, described above, area passes through mixed plant communities within the project area. A short distance to the north of the stream is native 'Ohi'a Forest on the 1881 lava flow. The stream system itself is through abandoned sugarcane lands. Here, the Savanna vegetation ranges from alien grasslands, of California grass and Wainaku grass to re-invading native vegetation of 'ohi'a and uluhe. Native koa occur sparingly in parts of the area. The vegetation of the stream banks usually does not differ from the surroundings, with the alien grasses, or uluhe, spilling over the banks. The vegetation above the high water mark does not represent a unique or even identifiable element within the surrounding community mosaic. No native vertebrate wildlife has been observed making special use of the _ vegetation along the streams, nor is there reason to believe that this vegetation is important habitat for fauna. The few areas with strong wetland indicators are very small. The vegetation of these poorly drained sites is made up of the same species that are widespread in and around the project area, with the exception of a few individual plants of kamole, r- a common alien herb. These areas do not appear to possess any special biological resource value. Flora and Fauna -Page 16 _ REFERENCES Berger AJ 1990 Bird Life in Hawaii. 7th ed. Island Heritage, Honolulu, Hawaii. Conant S. 1980. Recent records of the 'Ua'u (Dark-rumped Petrel) and the 'A'o (Newell's Shearwater) in Hawaii. 'Elepaio 41(21:11-13. ^ Corps of Engineers. 1987. Corps of Engineers Wetlands Delineation Manual. Environmental Laboratory, Vicksburg, MI; Department of the Army. ^ Gagne WC, Cuddihy LW. 1990. Vegetation. jp Wagner WL, Herbst DR, Sohmer SH Eds. Manual of the Flowering Plants of Hawaii. University of Hawaii Press/Bishop - Museum Press. Honolulu. Griffin CR. 1985. Biology of the Hawaiian Hawk, flYllil2 gp~[juq. Ph.D. Dissertation. University of Missouri-Columbia, Columbia, Missouri. Federal Register. 1990a. Endangered & threatened wildlife and plants. 50 CFR 17.11 & 17.12. April 15, 1990. Federal Register. 1990b. Endangered and threatened wildlife and plants; review of plant taxa proposed for listing as endangered or threatened species; notice of review. 50 CFR Part 17. Feb. 21, 1990. HAS. 1989 Hawaii's Birds. Hawaii Audubon Society, Honolulu, Hawaii. Klargaard MA. 1992. An Assessment of the Fauna of the Proposed Puainako Street r Extension, District of South Hilo, Hawaii. jp Final Environmental Impact Statement Puainako Street Extension and Widening, Island of Hawaii. Department of Public Works, County of Hawaii, Hilo, Hawaii. r Mueller-Dombois, D, Jacobi JD, Cooray RG, Belakrishnan B. 1980. Ohia Rain Forest Study: Ecological Investigations of the Ohie Dieback Problem in Hawaii. Revised Edition College of Tropical Agriculture and Human Resources, Hawaii Agricultural Experiment Station. Miscellaneous Publication 183. ^ Neal MC. 1965. In Gardens of Hawaii. Bernice P. Bishop Museum Special Publication 50. Bishop Museum Press, Honolulu, Hawaii. ^ Public Works County of Hawaii. 1992. Final Environmental Impact Statement: Puainako Street Extension and Widening, Island of Hawaii. F/ora and Fauna -Page 17 St. John H. 1973. List and Summary of the Flowering Plants in the Hawaiian Islands Pacific Tropical Botanical Garden Memoir 1:1-519. Sato HH, Ikeda W, Paeth R, Smythe R, Takeshiro Jr. M. 1973. Soil Survey of the Island of Hawaii. USDA Soil Conservation Service, Washington, D.C. ^ Stone CP, Scott JM. (Eds.) 1988. Hawaii's Terrestrial Ecosystems: Preservation and Management Cooperative National Park resources Studies Unit, University of Hawaii r- Stone FD. 1992. Puainako Road Extension Environmental Impact Study: Kaumana Cave. jp Final Environmental Impact Statement Puainako Street Extension and Widening, Island of Hawaii. Department of Public Works, County of Hawaii, Hilo, Hawaii. Tomich, PO. 1986. Mammals in Hawaii. 2nd ed. Bishop Museum Press, Honolulu, Hawaii. U.S. Fish and Wildlife Service. 1988. National List of Plant Species that Occur in Wettands• Hawaii (Region H?. Biological Report 88126.13) U.S. Department of the Interior. ^ Wagner WL, Herbst DR, Sohmer SH. 1990. Manual of the Flowering Plants of Hawaii. University of Hawaii Press/Bishop Museum Press. Honolulu. ^ r Table 1. Vascular plants found within the Kaumana Homesteads Project area. ORGN =Origin IE = endemic, I = indigenous, P = Polynesian introduction, A =other alienl; LF =Life Form IT =tree, TF =tree fern, S = shrub, H = herb, G =grass or grass- like, F = fern, L =liana or vinel; WET =Wetland Indicator Status from National List (FWS 1988) IOBL =Obligate, FW =Facultative Wetland, F =Facultative, FU = Facultative Upland, NI =Not Indicator); 1 =abundance in Ohia/Uluhe forest, 2 = abundance in Savanna ID = dominant, A = Abundant, F = Frequent, I =Infrequent) ^ BOTANICAL NAME COMMON NAME ORGN LF WET 1 2 AfS~lg ks2H Gray E T NI D koa Adeno horns tamariscinus (Kaulf.) E F FU I Hook. & Grev. wahine-noho-manna Ap~ratine IlQ13IIlB (Regal) R. King & A S FU I H. Robinson Hamakua pamakani ~m convzoides L. A H FU F mails-honohono Androooaon virginicus L. A G FU A broomsedge r, Archonto ho oenix alexendrae (F. v. Muell.) A T NI 1 H. A. Wendl. & Drude Alexander palm A[djSjB ~[.90H.L8 Sims A S NI I Hilo holly Arundinia bamhusifolie (Roxb.? Lindl. A H FU F bamboo orchid ~jym esculantum (Retz.) Copal. A F NI I warabi, paco BOTANICAL NAME r COMMON NAME ORGN LF WET 1 2 AthvrlLm sandwicianum Presl. E F NI I r.. ho'i'o ~ygg sp. A T NI L bamboo B~jB !]l[I9118 Link A H NI I pikonia 918s:hOLm occidentals L. A F NI I - blechnum Brachiaria ~g (Forsk.) Stapf A G FW D California grass Castilleia arvensis Schlecht. & Cham. A H NI I paintbrush S~II29lla BSietil:8 IL.) Urb. A H F F Asiatic pennywort S9SI[Lm nocturnum L. A S NI I night cestrum S1b.QSil1m chamissoi Keulf. E TF • F F I hapu'u-'i'i - ~1b.4.IlYm fl1811l+ilID ISm.) H. & A. E TF F F I hapu'u - Coffea ~8 L. A T NI L Arabian coffee ~Qmmelina ~1L5S N. L. Burm. A H FW F honohono _ rn osma rbynchocaroa Gray E T NI I pilo BOTANICAL NAME COMMON NAME ORGN LF WET 1 2 Crotolaria jy~g8 L A H NI I Bunn hemp ~LRhSH rarthapenens~s (Jacq.) Macbride A H F I tarweed ~yclosorus ~y$ IForsk.l Ching A F NI I oak fern CYoerus b~pep L. A G FW I - umbrella sedge Desmodium sandwicense E. Mey. A H FU F Spanish clover Desmodium tortuosum ISw.1 DC A S NI I Florida beggarweed Dicranootens (jps~ (Burm.) Underw. I F FU F D uluhe, false staghorn Dissotis rotundifolia ISm.1 Triana A H NI L r no common name EIADhoglossum ~g~ym Gaud. E F F I 'ekaha Ela~glossum reticulatum (Kaulf.) Gaud. E F NI I 'ekaha Erechtites velerianifolia (Wolf) DC A H F I fireweed Eucalvotus LQ~ygtB Sm. A T FU L swamp mahogany Eucalvotus ~gpg Sm. A T NI L Sydney blue gum BOTANICAL NAME ^ COMMON NAME ORGN LF WET 1 2 Freycinetia arborea Gaud. E L FU I - ie'ie Hedvch~um gardnerianum Roscoe A H NI D I ^ kahili ginger ~QgTjspg ~pj Hook f. A H NI I impatiens ,ILSILGS bg2QII1!<8 L. A H N I L - white shrimp plant KyWpgall 12Lfl1Clt4ll9 Rottb. A G F F kili'o'opu 19IIIall~9 J.9~a1 L. A S NI I - lantana Lvco op dium cernuum L. I F F F wawae-'iole ^ L,yj:nnodium ohyllanthum H. & A. I F NI I wawae-'iole ^ Ly~jyjgjH octovalvis (Jacq.) Raven A H OBL L kamole, primrose willow ^ Machaerina mariscoides (Gaud.) J Kern I G FU I 'ahaniu - Mecodium recurvum E F NI I 'ohi'a-ku - Malastoma randidum D. Don A S NI A D melastoma mgljpjg minutiflora Beauv A G NI D molassesgrass BOTANICAL NAME COMMON NAME ORGN LF WET 1 2 )~jp~jg umbellate (Houtt.) Steph. A T NI 1 - melochia Meyosideros pol~~orpha Geud.ver. yl berrima E T F D D 'ohi'a, 'ohi'a-lehua Metrosideros golpnoroha Gaud. var. jp~[18 E T F D A - 'ohi'a, 'ohi'a-lehua Meyosideros pplymorpha Gaud. var. macronhvlle E T F A 'ohi'a, 'ohi'a-lehua Microsorium scol~endria iBurm.) Copel. I F NI 1 - laua'e )y~p~g D.LLliL~H L. A S FU F - sensitive plant ~WSH x oaradisiaca L. A T FU L banana Neohroleois LQI~lt9119 IL.) Presl A F FU F r no common name Ne roleois hlfSl~E (Forst.) Presl A F F A F swordfern - Paederia scendens (Lour.) Merr. A L NI I made pilau - p~p~m ~SOZ L. A G F D wainaku grass Peraserianthes ~g~jg (L.) Nielson A T NI D albizia - Pasaalum coniuaatum Berg. A G F F Hilo grass BOTANICAL NAME COMMON NAME ORGN LF WET 1 2 p~~jy~ ~obiculatum L. I G F I - ricegrass p~gQeLum y(yj~sj Steud. A G F I ^ vaseygrass pennisetum pur~eum Schumach. A G FU L - elephant grass Persea americans Mill. A T NI I ^ avocado p~jyg tankarvilleae (Banks ex L'Her.) Blume A H FU I - Chinese ground orchid Phtebodium aureum (L.) J. Sm. A F NI I - laua'e-haole ^ Pityrogramma chrysoohvlla A F NI I gold fern r Pleooeltis thunbergjana Kaulf. I F NI I pakahakahe ^ Pluchea svmnhvtifolia (Mill.) Gillis A S F I sourbush - Polygala naniculata L. A H NI F Milkwort - Ps~dium cattleianum Sabine A T F A I waiawi, yellow strawberry guava Psidium flY81a1C8 L A T FU I common guava - Psychotria hawaiiense (Gray) Fosb. E T NI 1 kopiko BOTANICAL NAME - COMMON NAME ORGN LF WET 1 2 Qycreus Zlystachvos (Rottb.l P. Beauv. I G F F - no common name Pvracantha anousyfolia (French.) C.K. Schneid A S NI L ^ firethorn $(~)8 brasiliensis Gomes A H NI I no common name sandwicensis Gray E T NI I - neneleau Si1~2LS rosifolius Sm. A S F 1 thimbleberry Saccharum officinarum L. A G FU D sugar cane ;;acioleois lIIdlCfl IL.? Chase A G F F - Glenwoodgrass - SH~Lg[l8 gyatheaides Kaulf. E F FU L 'ama'u _ Schizachvrium condensatum (Kunth) Nees A G NI D little bluestem r $BIa[IS 9L8l:111& (POIr.) Beauv A G NI I perennial foxtail - Setaria ReImiLQL'S IKoen.? Stapf A G FU I palmgrass ;;pathodea camoanulata Beauv. A T NI L L Afncan tulip tree - athog ottis Q~g~g Blume A H F I Philippine ground orchid BOTANICAL NAME _ COMMON NAME ORGN LF WET 1 2 $permacoce essuryens Ruiz & Pav. A H NI I - buttonwaed Sohaerocionium lanceolatum (H. & A.) Kopel. E F NI I - Palai-lau-li'i Sohenomeris ~p8 (L.) Copel. A F F F - pales, lace fern Stachytaroheta yOj~jfolia (Selisb.? Sims A S F I - no common name $XiIDiIJm J9[Ilb9S IL.) Alston A T F L rose apple IhBmS>ia yillosa IPoir.1 A. Camus A G Ni I Lyon's grass Tibouchina ~ A S F F - glorybush Torenia ~ L. A H F I - 0!a'a beauty - Tritonia crocosm'rflora Nichols. A H NI I montbretia Wedelia >;[Ilobeta IL.1 Hitchc. A H FU L wedelia - •~-`tll:~ ':!%,+j~:%~'~! ~~S%'~F'~~+LE, ~ +'+1!ajt. ~7AP ~`~9N!*9 i e3~N~•~.= t1PPENDIX D ARCHAEOLOGICALASSESSIYIEIVT REPORT CulJuro! Sunxyr Hawarr, January 1996 r AN ARCHAEOLOGICAL ASSESSMENT OF A 100+ ACRE PARCEL IN HAUMANA, SOUTH HII.o, HAWAII i~•wxn DRAFT By U Douglas Borthwick, B A. and _ Hallett H. Hammett, Ph.D Prepared for R.M. Towill h Cultural Surveys Hawau January 1996 I, INTRODUCTION Cultural Surveys Hawau conducted an archaeological assessment on a 100+ acre parcel (TMK 2-5-44.1 & 2-5-45:1) m Kaumaaa, South Hilo Distnct, Hawau Islands (Figures 1-4) at the request of R.M. Towcll Corp. The assessment included a review of histoncal and archaeological literature concerning the project area and aone-day archaeological field reconnaissance. The review of pertinent lcterature focused mainly on these documents: Hilo Bay, A Chronological History (Kelly, Nakamura, BarrBre 1981); Archaeological and Historical Lcterature Search and Research Design, Lava Flow Control Study, Hilo, Hawau (McEldowney 1979); and Archaeological Inventory Survey Pu`ainako Street Ezteasion Project (Hunt and McDermott 1993). The three documents offer both general and speccfic historical and archaeological information regarding the project area. The field reconnaissance was conducted L3/96 by two Cultural Surveys Hawau archaeologists, Dough Borthwcck and Ian Masterson. Essentcally the field reconnaissance was undertaken to verify two documented land altering episodes which would directly affect the posscbclity of archaeological sctes anthcn the subject parcel. The two episodes or actcvctiea were the Lava flow of 1881 and commercial sugar cane cultivation. The reconnaissance consisted of two roughly north-south transacts and two roughly east- west transacts through the project area. Photographs were taken to document present conditions. Additionally, we were able to talk with a farmer of the immediately adjacent parcel who provided us with further information on commerccal sugar cane cultivation cn the project area. Project Area Description _ The project area (100+ acres) is actuated in the land division called Kaumaaa is the South Hilo Distnct of Hawaii Island. Kaumana Dnve (Saddle Road) parallels the northern boundary of the subject parcel which cs at an elevationel range of 1225 ft. to 1450 ft. amsl, _ approrimately 1 mile upslope (c.e. west) of Kaiunana Cave. The soil types in the project area include Kaiwiki silty clay loam, and a portion of the 1881 Mauaaloa (pahoehoe lava) flow. The soil area, approximately 8096 of the project area) is dominated by California grass and other secondary growth (i.e. guava, ferns and vanous weeds) in former commercial sugar cane fields. Vegetation on the 1881 flows cs dense conscating of a vanety of trees (guava, `ohia, eucalyptus) and as uaderatory mainly of uiuhe fern and grass. Average annual rainfall is 150 inches a year. 1 KAUAI p NI IHAU Q ~C/F/C OAHU ~1 MOIMvO/IOKAI QC. ~ pl `/F/~+ ` \ MAUI LANAI ll// N KAHO OLAWE OC~Cq AA HAWAII 'Y MILES 0 50 t00 K I(O MET EA$ r O® FIGURE 1 Stars of Hawal'i Pq c~F/c UOOlO PI ~ I` Oc~q ~ 4 ~ i1 1 ~ ~w M~uM Kea w~ ~ 1] 196 11 14N01~ A ~ i ~Il/ N~O w0J KLW~ hw~ ~ / ~~0 io~~ ~ ^ J~\ / ~ ~C" I~, w ~ J~P, ' Kumukaw~ N ~i ^MMMI~ Lod ~ Q ~~1 / 1]677 11 nA A ~ V 11 ^ ^ w r 1 J ww „r 1 ~ ~P 1 ^ ? ~ L r L n MILES 0 t0 20 30 Ka Lai ~ STUOY AREA FIGURE 2 General Location Map. Hawa1'i Island 2 `1~ ~--~`^y1T ' / ~ ^ I ~ ~ `gyp' ~ ~ ~-,l f~~\ i / - ~ / Z j ~ _ ' e; .4 ` ~ ~ J ~ ~ \..-i~~~~ ~ Po ~ ice" \ LA i ; ~ `~i ~r _ ~ PROJECT AREA v ~•t , i ~ lll1.~--~~~r,. J~~V-~ '~L / l .J `fib • N_ nV ivy `i ° "lief ~ j^~ v ,J- ~ 1,~,.~~t~T` '~~j'`„~J~~`~' u upp ~4 a e°~l / me` ' ~ ~ c/~ ~ ~ r ~1~;~,',~ ~ it ~ ~ "`,a ~ ~ ~ • ~ / p J~~ _ o ~ ~ ` f ~II~ ~ `,I >.~aoo_f _ )r ~ :rte ~ r/mil ~ ~ ~.1. n••I ,L ` ~ i s._", fJ ~rHica • i .raw a Fiwre 3 Portion of USGS 7 5 14inutes Senes Map of Piihonua Quad (Scale 1 24000) 3 / ^D l O x ti T i w ~ q I N ' ~ I 0 x J i e~ I ` u 1 ~ ~ ~ ~ ~ ° x V ~J l ~ 4 0` ~ 1 u v\ y O / I 0 l~ ' \ _ ~ ~ u \ U 11 x ~4 /i II x ` n ~ ~ 11 + n -fir, f \ ~J \ _ ~ yt 0 1 1 x~ ~ e ~ 4 .G - ~ ~ ~ rr ~ II y~~/ .J y II ~ 1 1 ~ \ \ 1 ' N 11 ~ m X11 ~ x ~ ~ ~ ~ \1 i ~ ~Illm \I _ 11 ~ ' 1 ~o U O ~ o ~ x 0` ~ v ~ p ; c D _ N ~ 11 ~ OD pp r„~ ?I ~ a xl 7~ l rye '"O? ~ ~ ~ it _ ~ ~ ~O~ ~~~Dw ~ ~L . c 11 a : ~ >I r 0 1 ID ~x Y u I1 I ~ y ~ ° L ~ ~ ~f 2 W i n~~o A p~ _ d`~ ~ e^ ~ ~ U ~ i 0 fafy~ ~ N ~ 'd ~ ~ 4tin U i ~ m 0 0 Z ~ O I ~y 3 ~ ~ ,r~ ~ :a U ~ ~u~~ 0 ~ ~ ~ c~ q I 2 N p ~ ~ it o I~ n x R~ < ~i 0 V Z y ~ m l" O O ii ~ / ~ x _ O ~ O 0 p m n O ~ V~ u L s ~ p Z m ~ x " i $mo ~ r ?o`O Q ~OQo \ n.yN 3 rn ,~0 Q - II. HISTORIC BACKGROUND The project area is situated within the land unit of Kaumana (Pukui et al 1974 94) in the _ South Hilo District of Hawau Island. Based oa the archaeological and historical overnew of the Hilo region (McEldowaey 1979) five Iand use zones have been ident>fied. The zones included (1) coastal settlement; (2) upland agricultural; (3) lower forest, (4) rainforest; and (5) sub-alpine or montane. The project area based oa elevation, is situated at the interface " between the upland agricultural (variable to 1500 ft. amsl), and Lower Forest (1500 ft. to 2500 ft. amsl) Zones. - The upland agricultural zone was presumably chazactenzed by plantings of dryland taro, sweet potatoes, bananas, breadfrint, kukui, and venous other economically important crops. Habitation was scattered and probably associated with garden plots (McEldowney 1979:18). Within this zone the most intensively utilized portions were the soil-mantled areas like the bulk of project area, however these are the same soil areas where lustonc (ca late 1800s to 1980x) commercial sugar cane cultivation was undertaken. The lower forest zone was characterized by mammal cultivation and associated with scattered habitation vnth the main land use focused oa procurement of forest protects such as umber, medicinal plants and fiber plants (e.g. olond , 'ie'ie)(McEldowaey 1979:25- 28). Similar to the upland agricultural zone portions of the soil-mantled terrain of the lower forest zone were subsequently utilized for commercial sugar cane cultivation. During the mid-1800s the land unit Kaumaaa appears to have been "unassigned lands" (Indices 1929:24) that were subsequently (1890) part of a compromise between the Bishop Estate and Hawaiian Government. Kaumaaa (and other lands) were "surrendered" to the Government by the Estate in ezchaage for clear title (i.e. patent) to certain other lands. Land use during this mid- to late-1800s specific to the project area is uncertain, however, commercial sugar cane cultivation is clearly indicated by the early 1900s. The project area was part of Hilo Sugar Companies' (formed in 1884) fields, then later Mauaakea Sugar Co. Inc. Maunakea Sugar Co. Inc. was the result of the mid 1960s merger of Hilo and Onomea Sugar Companies (Kelly et al. 1981: 130-136). Sugar cane was last harvested during the mid 1980x. - The bulk of the project area has been subjected to intensive commercial sugar cane cultivation, probably from the late 1800s until the mid 1980x. The remainder of the project area is the presently heavily vegetated 1881 Mauaaloa Flow. The 1881 flow has been well documented both geologically (Buchanan-Banks and Lockwood 1981) and historically (Kelly et al, 1981.72-84). 5 PREVIOUS ARCHAEOLOGY There have been several general studies of the Hilo area which have synthesized _ archaeological and historical research, consisting of works by McEldowney (1979) Kelley et al. (1981) and Moniz (1992). The only previous archaeological research specific to the project area was related to the proposed Pu'ainako Street Extension Project (Hunt and McDermott 1993). An approximately 2,000 foot long section of Alternative Alignment 1 passes through the northern portion of the project area (see Figure 4). No historical sites of any kind were observed within the inventory level surveyed portion of the project azea _ (Ibid.). The closest site recorded, 50-10-35-18921, is approximately 3,800 feet makaz (i.e. east) of the present project area (F~gure 5). Site 18921, like other sites recorded during the Pu'ainako Street Extension Project, ' represents hiatonc sugar cane related constructions. "Our field survey records in detail 11 sites (complexes of features in spatial association), comprising 88 individual features within or closely ac~jaceat to the alternative ahgnments of the project area. Historical research (discussed above), including early and later historic documentary sources, Land Commission Awards, analysis of maps, and interviews corroborates the field evidence of the historic ongin for all of the structures recorded" (Hunt and McDermott 1993: 90). Summary of Background and Previous Research The project area is situated at the interface of two prehistoric land use zones, Upland Agncultural and lower forest, m which dispersed agncultural pursuits, forest products procurement, and associated temporary habitation were the main focus of land use (McEldowney 1979, Hunt and McDermott 1993). During the late 1800's portions of these two zones with substantial soil cover were converted into rnmmercial sugar cane fields. _ The bulk of the project area was under cultivation by Hilo Sugar Company and later the Maunakea Sugar Company. The fields m the project area were last harvested approrimately 10 years ago (i.e. mid 1980's). - Along the northern edge of the project area is a finger of the 1881 Mauna Loa flow The flow was pahoehce lava that has subsequently been reforested due to the heavy rainfall in the Hilo area. Based on sugar cane cultivation, 1881 lava flow, and an inventory level survey (Hunt and McDermott 1993) of a portion of the project area only historic era cane related structures - were anticipated. 6 , \ ~ Z~~ ~ \ - ri~ ' "k / /boo - 'l l _y - - 1( + ~ r" -=1~ r . ; it ~ _ _ ~ 1 o I o ~ _ ,ti - r C , N 0~ ~ t \ ~ r r ~ N ~ ~ , ~ ~ . ~ '1~, Y=• ~ ~ , • ; ~ , 206 j ~ , \ f. 1 ~ I, Y I = - - - i L ~ N > ` 0 ~ tf ~ h~ I ~ r ~',~p '/,,I` 1175 O 1 . i ~ ~ J ~ ~ - " ~ _''r ~ ~ J ~ 1, ~ ~ x• , ~ , p o ~ O \ r, /O ~ i r~ \ D , :.l r ~ ~ 1 r, _ _ - - 1 ' .i; \L - ' ~ - 1100 / I ~ r T r- - I 1075 ' 0<< w _I~-' \ ~--cam i~ _ 1 0 N i _ -ei ~ i -r~ _ i _ ~ j 1 _ a ~ - - - " i ~ - - - D / ; I ~ - _ 1025 . 1 ~ ` f S9~'M ~ ~ Cry 91, - 9 HACQA RL ~ I ~ O 9 ~ ~ ~ O< 1 2 oi' .i - n ~ ~ ( - _ ~ SZOI _ ) ~ _ j ~ p ~ _ li - 9 `t" , ~ ~ , ,I aC,/~ _ ,III / ' " 1 ~ / _L,-. I ~"ill. ` ' I I , ~ `1. '1 \ ~ 1~ 1 , ~ ~ j~~l I 9<i ~ j'_l ,~-----[fir t`_~-II/-, I J-J'' ~ - - - I{\ ;r - - SURVEY RESULTS The one-day field reconnaissance survey confirmed anticipated finds. There was a very - clear distinction both in terms of vegetation and sub-strata between the 1881 lava flow and former cane fields. The 1881 flow had a very dense miz of vegetation including many trees. The former cane fields were open by companson, being dominated by California grass. Bulldozed cane roads are vLSible though overgrown. No historic sites of any load were observed during the reconnaissance survey, not even rock clearing mounds hke those recorded elsewhere on Hilo sugar lands (Borthwick et al. 1993; Hunt and McDermott 1993) During the survey we met and talked with a ginger root farmer of an adjacent parcel who had recently cleared land abutting the project area (See photo Figure 4). The fanner related to us the time of the last sugar harvest (ca. mid 1980x) when the entire project area was clear, except for the 1881 flow area and one stand of large eucalyptus trees. inspection of the stand of eucalyptus trees indicated no sites, not even a large rock pile. Inspection of portions of the 1881 flow indicated no sites as well. Additionally, the majonty of the inventory level surveys conducted for the 1'u`siaako Street Ezteasion wnthin the present project area was through the forested 1881 flow area. Conclusions No histonc sites of any kind were observed within the project area. Histonc and archaeological research indicated the potential for sites was extremely low with h3stonc cane cultivation related atone structures (clearing mound) the most likely Bite type. Based on documentary background and the reconnazssance survey Cultural Surveys Hawau r- recommends that no further archaeological research is necessary for the subject parcel. 8 XI. REFERENCES CITED Borthwick, Douglas F ,Joy Collins, William H. Folk and Hallett H. Hammatt 1993 Archaeologzcal Survey and Testzng of Lands Proposed for Expansion of the Untversity of Hawazt at Hilo (TMK 2-4-0140 and 157), Cultural Surveys Hawaii, Kailua, HI. Buchanan-Banks, J., and J. Lockwood 1982 Geological map of the Alenaio-Waipahcehoe Stream area, South Hilo District, hawaii. Open-ftle Map, U.S. Geological Survey Hunt, Terry L. and Matthew J. McDermott 1993 Archaeological Inventory Suruey, Pu'ainako Street Extension Pro,/ect, Lands of Waiakea, Kukuau 1 and 2, and Ponohawae, South Hzlo Dzstrtct, Island of Hawaii, Terry Huat, Honolulu. Kelly, Manoa, Barry Nakamura and Dorothy B Barr~re 1981 Hilo Bay: A Chronologzcal History, Land and Water Use in the Hilo Bay Area, Island of Hawaii, Bzshop Museum, Honolulu. McEldowaey, Holly 1979 Archaeological and Historical Lzterature Search and Research Design• Laua Flow Control Study, Department of Anthropology, Bishop Museum, Honolulu. ^ Pukui, Mary K., Samuel H. Elbert and Esther Mooknu 1974 Place Names of Hawaii, University of Hawaii Press, Honolulu. 9 PHOTO APPENDIX 10 i` 1i( ~ 1. ~S 1 ~ w ~ I' . Figure 6 Grasa is fallow Caae Fields `F _ n; { ~ Figure 7 Cleared Field Adjacent to Project Area, Project Area oa the Right Side 11 r : "J Figure 8 Fallow Caae Fields with 1881 Lava Flow Vegetation Cover in Background r Figure 9 Vegetation on 1881 Lava Flow 12 Appendix C Flora and Fauna Report ~ `F r 9p!/: ._Iy~, .r,~~. .~k. rc~ ~ - '~/j.''~3'-~(c•,''q'~• n~t= 'y„r i n"aJ:. ~t i1t~ r, . APPENDIX E TRA~~IC ASSESSMENT REPORT Ju[:an Ng, Inc, fanuary 1996 t TRAFFIC ASSESSMENT REPORT SUBDIVISION OF KAUMANA HOMESTEAD LOTS NOS. 8 AND 10 _ Kaumana, South Hilo, Island of Hawaii, Hawaii (TMK: 3RD DIV. 2-5-44: 1 and 2-5-45: 1 January 1996 Prepared For: R. M. Towill Corporation ~~~,1 A N NC UCBJSED _ * M01~3SIONAL ENC4VEER No. 3903-C tiq H'A I I ~ 7H3 WoRC WA3 PREPAR® BY ME OR u1~DHi MY 9<~9NI9pN Prepared By: - Julian Ng, Inc. P.O. Box 816 Kaneohe, Hawau 96744 TABLE OF CONTENTS TRAFFIC ASSESSMENT REPORT Kaumana Homestead Subdivision E~ - IntroducUOn I Ex~stmg Conditions 1 Table 1 -Existing Traffic Volumes 2 Future Non-Project Traffic 2 Project Traffic 3 Table 2 -Trip Generation 3 Traffic Analyses 3 Table 3 - Intersectton Levels of Service 4 Conclusions and Recommendations 5 Exhibits 1 Location Map -Hilo, Hawaii r, 2 Future Traffic -Case I 3 Future Traffic -Case II (Base) 4 Future Traffic -Case II Appendix -Levels of Service follows exh~brts TRAFFIC ASSESSMENT REPORT - SUBDIVISION OF KAUMANA HOMESTEAD LOTS NOS. 8 AND 10 KAUMANA, SOUTH HILO, ISLAND OF HAWAII, HAWAII - TMK 3RD DIV 2-5-44 1 and 2-5~5 L January 1996 A master plan to develop the Kaumana Homestead Lots numbers 8 and 10 has been prepazed. The protect is located m the upper Kaumana area of HAo, south of Kaumana Dove in the vicinity of the proposed connection of the Puatnako Street extension to Kaumana Dnve (set Exhibit 1). The property, which totals about 146 acres, is adtacent to and extends westerly from Wilder Road and is presently vacant and generates no traffic A change in zoning for a portion of the property will be required.111~2~ - The protect proposes to subdivide the two pazcels and create ~kS lots for stogie family residential use. A roadway lot for the future Puunako Street extension traverses the development site, 24 lots would be located north of the future Puainako Street and 94 lots would be located to the south. The master plan shows two roadways accessing each azea. The north area connects to Kaumana Dnve. Access to the south area - will include a roadway to Weider Road and a roadway that would connect to the Puainako Street extension opposite the future connection of Kaumana Dnve. This traffic assessment was done to identify the potential traffic impacts of the proposed protect, including future peak hour conditions at neazby intersections with the protect completed and in full use The assessment included estimates of future non-protect - traffic in the area, estimates of the protest's traffic generation, analyses of peak hour intersection conditions, and recommendations for roadway improvements to provide adequate access to the site. This traffic assessment used recent traffic count data of Kaumana Dnve collected and published by the State Highways Division. Existing Conditior?S: The State Highways Division collected 24-hour traffic count - data at several locations along Kaumana Dnve in June, 1994. At the nearest count station to the west (east of Country Club Road), daily traffic on Kaumana Dnve was about 1,600 - vehicles (two-way traffic); the nearest station to the east (at Akolea Road) recorded 3,800 vehicles per day (vpd). Traffic on Kaumana Dnve at Wilder Road was estimated to be approximately 3,200 vpd Peak hour volumes on Kaumana Road at Wilder Road were estimated to be less than 300 vpd. Traffic wishing to enter or cross Kaumana Road from the stop-controlled - approaches on Wilder Road have little or no delay due to traffic on Kaumana Dnve. Table 1 summanzes the State data and the estimates made for traffic on Kaumana Dnve at Wilder Road. Julian Ng, Incorporated page Traffic Assessment Report January 1996 I Kaumwa Homestead Subdivision Table 1 - Existing Traffic Volumes Kaumana Drive, AM Peak Hour PM Peak Hour _ west of Country Club Road 104 123 east of Country Club Road 130 146 at Wilder Road (estimated) 280 " 266 • west of Akolea Road 344 318 east of Akolea Road 355 325 _ at Kaumana Cave 401 359 west of Atnako Avenue 1,065 1,080 east of Atnako Avenue 1,391 1,316 r Source State of Hawatt, Department of Transportation Highways Planning Branch, except as noted by • _ Future Non-Project Traiflc: Future traffic volumes on Kaumana Dnve are expected to be greater than existing. In a long-range highway plan completed in 1991, a volume of 4,500 vpd was shown for the yeaz 2010 at the upper portion of Kaumana Dnve tf no improvements were made to the roadway system; with an improved highway system, 2010 volumes of 9,600 vpd on Kaumana Drive neaz Atnako Avenue and 8,600 vpd on the west end of Pttatnako Street were forecasted. Traffic counts taken at the State Highways count stations in earlier years were reviewed to determine if a trend of increasing traffic exists for Kaumana Road. The daily volumes recorded in 1994 nttar Country Club Road were lower than the volumes recorded in 1988, 1990, or 1992. Daily volumes on Kaumana Drive east of the project all indicate _ that traffic volumes aze increasing, with annual rates of growth of between 1 % and 4 An increase to peak hour traffic on Kaumana Dnve of 30% was assumed for the future without project condition, representing ten yeazs' growth if future growth mirrors the recent past. In addition, traffic due other protects using Wilder Road that have already been approved or are pending approval were added: traffic from 256 single family dwelling units to the Htlo Country Club Estates and the surrounding azea was added. Two future cases were evaluated. In Case I, all of the protect traffic was assumed to use Wilder Road and Kaumana Drive (although a second access to Kaumana Drive from the north project area is proposed via Hapuu Road, this connection was conservatively _ assumed to not exist). Case I represents a future condition before completion of the Puatnako Strcet extension. In Case II, 70% of the traffic to or from the east was assigned to the Piiaznako Street extension, with the remaining 30% assigned to Kaumana Dnve. Project traffic from the area south of Puainako Street was assigned to Wilder Road and to the secondary access to Julian Ng. Incorporated page Traffic Assessment Report _ January 1996 2 ICauiiraiia Homestead Subdrvis~on the south area opposite the Kaumana Drive connection. Case II represents a future condition with Puainako Street extended as proposed _ Project Traffic: The project will create 118 agncultutal lots which could be used for residential purposes. Traffic impacts were estimated using trap rates for single family dwellings compiled rn Trip t;eneratton (5th Edition), an informational publication of the Institute of Transportation Engineers. Table 2 shows the trip generation computation. Table 2 Tnp Generation Average AM Peak Hour PM Peak Hour Wcekdav enter exit enter SX1I Tnp rates 9.55 0.19 0.55 0.66 0.35 north of Puaznako Street extensron 230 5 13 16 8 _ south of Puainako St. ext. (Wilder Rd.) 330 7 19 22 12 south of Ptraznako St. ext. (west road) 570 12 33 39 21 Total project 1,130 24 65 77 41 ^ The traffic generated by the protect was distributed onto the roadway system in proportion to the other traffic approaching or departing the area and added to the base case traffic assignments. Exhibit 2 shows the base condition and with-project traffic estimates for Case I (without Puainako Street extension). Exhtbtt 3 shows the base condition for Case II (with Puaznako Strcet extensron) and Exhtbrt 4 shows the with-protect condition for Case II. Traffic Analyses: The project is estimated to generate a daily total (entenng plus _ exiting) of 1,130 vehicular traps. Of these traps, an estimated 70-75% would be from or to the east. The project volume to the east (790-850 vpd) would be between 4 and 5 _ percent of the projected future dazly volume of 18,400 vehicles per day on Kaumana Dnve and Puaznako Strcet. _ Completion of the project and occupancy of dwellings are expected to occur over a penod of several years. However, if protect traffic were added to the latest counted volumes, there would be noticeable increases in traffic along Kaumana Drive at Akolea Road and near Kaumana Cave (about 20% increase); however, the project traffic would be about 7% of the higher existing traffic west of Ainako Avenue and about S% of the traffic east of Arnako Avenue. Lower percentages can be expected when compansons are made with future volumes, which are expected to be larger than existing. While the protect could be considered part of the growth in the Kaumana area that has been accounted for in the projections of future traffic, project traffic has been added to the future base condition for the peak hour analyses of the local intersections, in order that the _ impact analysis be conservative; i.e., identify "worse case" impacts. Julian NQ, Incorporated page Traffic Assessment Report January 1996 3 Kaumatia Homestead Subdrvrston The Intersections of Wilder Road and Kaumana Dnve, Pualnako Strcet and Wtlder - Road, and Pualnako Street and Kaumana Dnve were evaluated using the unsignalized Intersection analysis procedure from the Highway Capactry Manual (77rrrd Edrtron). The _ procedure estimates the delays to vehicles which have to stop or yield at unslgnallzed Intersections and assigns a level of service (LOS) to the delay, as descnbed in the attached appendix. Level of service D or better conditions aze considered acceptable. The r- project's impact was found to be minor and each locaaon would have acceptable conditions in the peak hours. Table 3 summarizes the findings of the analyses. - Table 3 INTERSECTION LEVELS OF SERVICE Base Condition Wlth Project 9M PM 9L1 EM Case I - Kaumana Drive & Welder Road Welder Road SB shared lane B B B B Kaumana Drive WB left turn A A A A ^ Kaumana Drive EB left turn A A A A Wilder Road NB shared lane A A B B - Case II Kaumana Dnve & Wilder Road Wilder Road SB shared lane A A A A Kaumana Drive WB left turn A A A A Kaumana Dnve EB left turn A A A A Wilder Road NB shared lane A A A A - Puaznako Strcet & Welder Road Welder Road SB shared lane A B B B Puaznako Street WB left turn A A A A Puaznako Street EB left turn A A A A Wilder Road NB shazed lane A A A B - Puainako Street & Kaumana Dnve Kaumana Drive SB shazed lane A A A A - Ptlainako Street WB left turn A A A A Puainako Street EB left turn A A A A Project road NB shazed lane A A A A At unsignalized Intersxtions, left turns off of the mayor road can cause delays to - following traffic which desire to continue through the intersection. A procedure to determine if separate left turn lanes are required Is descnbed m an article pubLshed m 1967 (M.D. Hazmelink, Volume Warrants for Left-Turn Storage Lanes At Unsrgnalized Julian NQ, Incorporated page Traffic Assessment Report January 19% 4 Kaumana Homestead Subdrvisron Grade Intersections) which is cited by the Amencan Association of State Highway and Transportation Officials. This procedure was applied to the traffic assignments to ident?fy any requirements for left turn lanes. The greatest opportunity for delay to through traffic occurs ?n the PM Peak Hour with Case I and the project Westbound traffic on Kaumana Dnve would total 373 veh?cles per hour (vph), with approximately 51 % of this volume turn?ng left to W?Ider Road against an opposing volume of 144 vph. If this condition were to occur, a left turn lane with a storage length of 75 feet would be warranted. The volumes for the base condition in Case I (without project) would also require a separate left turn lane. With Case II, turning movements are served at several locations; the worst case would be the westbound left turn from Puarnako Stmt to Wrlder Road in the PM Peak Hour with the project, where 40% of the 248 vph approaching volume turns left with an oppos?ng volume of 104 vph. This condiGOn does not require a separate left turn lane. Left turn lanes at other locations are also not warranted. A left turn lane would satisfy warrants with or without the addition of project traffic in Case I (if traffic on Kaumana Road were to increase by 30% and the Puainako Street extension were not wmpleted). Timely complet?on of the planned extension of Puainako _ Strcet, which currently is awaiting federal environmental approval, would mitigate the need to add a left turn lane; the master plan for the proposed project includes aright-of- way for the street extension. Conclusions and Recommendations: Increases in traffic volumes in the Kaumana azea indicate a need to improve Kaumana Drive in the future. The widening of Kaumana Dnve to four lanes west of Ainako Avenue is one of the improvements which may be needed. A total increase in traffic volumes by 30% over existing volumes would be appropriate for aten-year period, based on recent increases in traffic volumes in the azea. With the expected growth in traffic volumes, the traffic due to the proposed project would be approx?mately five percent of future traffic on Kaumana Road neaz Ainako Avenue. _ The extension of Puainako Street from the Warakea azea of H?lo to Kaumana has also been identified as a desirable roadway improvement; the proposed project will reserve a nght- of-way for this improvement. The proposed project will have a greater relative impact to traffic volumes at the intersections which provide access into the project azra. This assessment has evaluated - these intersections and has found that the addition of project traffic would have m?nimal impact on operating conditions at these intersections. No mitigative measures are needed to accommodate prolect traffic because acceptable intersection condiUOns will continue with or without the project. The analyses also indicate that a left turn lane may be necessary, with or without the project traffic, at the westbound approach of Kaumana Drive to Wilder Road, if the Puaznako Street extens?on is not constructed. Julran Ng, Incorporated page Traffic Assessment Report _ January 1996 5 Kaumana Homestead Subdrvrsron i ~ ~ b~... r ...yam . ...,u >.~«~r ' ~ N CA 10 ~ / ~ Not to Scale `l `I I oyylU S _ ~ I r ~ ^'c -a' All ~ ~ ~ ~5:~,~JD w H>lo Bat' ae ~ Luc P es Hilo ~apu y~ ,~fij ~ Hospdal ~ ~,o~ \ "GP c 'Oa ~ v o Qoca \ ~6e a s / Atnako Ave ' o \ S~ \ .i t V R ~ v V° o / 't! r.~ Y b o° t, - . 6I .b ,aJ~ i / ~ ~ ~ ~ i ` r- MAINTy' _ - Pua~nako St extension _ ---°-------------Proposed)-+---. Puamako St~~~,.. i 4 ,j m ~ m ' ~ o ~ ; I 'I ~ } I I awailani St i1 i tt _ ~Pro~ect Location _ i _ Traffic Assessment ~ Location ~vlap 'Exhibit Kaumana Homestead Hilo, Hawaii Subdivision prepared by Julian Ng. Inc Jani:ary 1996 I I Reference ~ I i ~ north I Kaumana Drlve vo v CS ~J Vot :o Scale C (72) [161] (0) (1] (245) [80] -D r- ! ~ Gz Y ~ (36) AN Peak Hour --•.i [87] PM Peak Hour ' .^°'i = ~ O ' i ~ ~ ~ Base Condition (without pro~ect~ Reference = ° [North o o l~~ Kaumana Drlve ~ ~ `~~J Vot :o Scale Cam- (721 [ 161 ] (38) [169] (245) [80] e n (37) [63] ~ 4 r-. (36) AM Peak Hour i ~ m o ~ ~ [87] PM Peak Hour i N C Of _ v . V i With Project Traffic Traffic Assessment Future Traffic iExhib)t ^ Kaumana Homestead Case I i = SubdivlSlOn I prepared by Julian Ng Inc January 1996 ~ i Reference I ~ North ~ = i Kaumana Drlve i ~ a v Nol to Scale o-- (26) [66] , Legend (8I) [36] (36) AM Peak Hour LJ i [87] PM Peak Hour ~ ~ i 71 0~~ 9 ~ - ~ J I I C ~ _ ~ C :9 ~ C ~ C u Ib y O" ~ N 9 N ~ I a] O O `6 ~ I v ~ X v I ^ = ~b~ ~ (1B9) [87] ~ (163) [43] -D (o) [0] ~ (25) [42] ~ Q i ~ ~ ,~~Pualnako ~ I ~ ~ o 0 0 ~ Street ~ - ~ 000 -s~: j _~vm Base Condition (without protect) _ Traffic Assessment Future Traffic E~hib)t Kaumana Homestead Case II (Base) ~ , °y . Subdivision prepared by Julian Ng, Inc January 1996 j Reference ~ North ~ j°~~ ~ ~ Kaumana Dr)ve ~ ~ ~ J i Nol :o Scale o-- 130) [76] (1) [1] '1 (36) AN Peak Hour ~ L~ i'V i r- i [87] PM Peak Hour 1 ^ ci i v _ ~ " v O i ~ x C ..r ~ ~ . N v O Y m y i 182) [39] (3) [5] rs) [io] (zs) [ae] ~ Q ~ ~ ~~Pua)nako ~ ~ ~ ~ m Street v ~ N _ I `J i ~ ~ Q ~~~I e=~ = = With Project Traffic - I _ Traffic Assessment Future Traffic ;Exhibit Kaumana Homestead Case II _ _ Subd]vlston prepared by Julian Ng Inc January 1996 W ~cPARTMENT OF PUBLIC WOhn~ COUNTY OF HAWAII HILO, HAWAII y~~ DATE: August 25, 2000 0 TO. Virginia Goldstein, Planning Director C~~ Planning Department ~ Z N Z~G~ cx~ D~n ~ FROM ~v Depa merit of Public Works Z N ~ SUBJECT: CHANGE OF ZONE APPLICATION (REZ 00-10) Applicant: Richard M. Towill Request A-20a to FA-1a TMK 2-5-44 001 & 2-5-45 Por. of 001 We have reviewed the subject application forwarded by your memo dated July 26, 2000 and have the following comments. 1. A drainage study shall be prepared, and the recommended drainage system shall be constructed meeting with the approval of the Department of Public Works (DPW) All development generated runoff shall be disposed of on-site and shall not be directed toward any adjacent properties. The applicant shall be informed that if they include dry wells within the subject development, an Underground Infection Control (UIC) permit maybe required from the Department of Health, State of Hawau. 2. Flood Zone A affects the subject parcels as designated by the Flood Insurance Rate Map (FIRM), dated September 16, 1988, by the Federal Emergency Management Agency (FEMA) A flood study shall be prepared and certified by a licensed civil engineer indicating the base (100-year) flood elevations within Flood Zone A If the flood study reveals flood limits different from that of the FIRM, the applicant shall obtain a FEMA Conditional Letterof Map Revision (CLOMR) pnorto construction plan approval Upon completion of construction, a FEMA Letter of Map Revision (CONK) shall be obtained poor to subdivision final approval The applicant may consult with the DPW regarding a possible cost-sharing alternative to the flood study EXHIBIT C - ISSf Cell H4)G~ Memo to the Planning Dvec August 25, 2000 Page 2 of 2 3 All earthwork activity, Including grading and grubbing, shall conform to Chapter 10 - Erosion and Sedimentation Control, of the Hawaii County Code 4 Solid waste management shall conform to the rules and regulations of the DPW, Solid Waste Division. 5. The proposed project will utilize individual lot cesspools and will be required to meet the rules and regulations of the State Department of Health 6. Existing Hapuu Road and all planned roadways shall be constructed to County dedicable standards 7. Install street lights, signs and markings meeting with the approval of the DPW, Traffic Division Questions may be referred to Kelly Gomes at ext. 8327 KG/CKY 420 Waiakamilo Road ~ I I Planning Honolulu Hawa~96817d941 ' ~``I Engineering Environmental Services Telephone 8088421133 R M. TOWILL CORPORATION Photogrammetry Fax BOB 842 7931 Surveprg entail rmtox+IlOhawan rr can SINCE + v ~ o m 2000 SEP 27 PII ~ tp~tnrchon Management September 25, 2000 o COUNTY OF HHAWAINT Mr. Robert K. Yanabu, Director Department of Public Works County of Hawaii 25 Aupunr Street, Room 202 Hilo, Hawazt 96720 Attention: Mr. Kelly Gomes Dear Mr. Yanabu: SUBJECT: Change of Zone Application No. REZ 00-10 Kaumana Homesteads. Raiariana. South Hilo. Hawaii Thank you for your memorandum dated August 25, 2000 concerning the subject project. We have prepared the following in response to your commenu: 1. A drainage study that analyzes the proposed subdivision improvemenu will be prepared for the development to County Standards. In addition, all development related runoff will be retained on-site, and as required, Underground Injection Control (UIC) permiu will be applied for. 2. A draznage study that describes existing conditions was previously prepared for this project and was submitted with our draft environmental assessment report to the Planning Department. At the same time, a drainage study wu prepared for the Puainako Street Extension that modified our drainage srudy. We therefore acknowledge the requirement for a FEMA Letter of Map Revision (CONK) if the flood limits are different from the Flood Insurance Rate Map (FIRMj. The LOMR could be filed by Okahara & Associates as part of the proposed Puainako Street Extension. We are currently coordinating this effort with Okahara & Associates and Mr. Casey Yanagihara of your Department. 3. We further acknowledge the following• • All earthwork, including grading and grubbing shall conform to Chapter 10 -Erosion and Sediment Control, Hawaii County Code; • Solid waste management shall conform to the rules and regulations of the Solid Waste Division of DPW; . Attention: Mr. Kelly Gomes September 25, 2000 Page 2 • Use of individual cesspools shall conform to the rules and regulations of the State Department of Health; • Modifications to the existing Hapuu Road and all planned roadways shall be constructed to standards that perttut dedication to the County of Hawazi; and, • Streetlights, signs, and markings meeting with the approval of the Traffic Division, DPW, shall be provided. We appreciate your review of this project and allowing us this opportunity to respond. Should you have any further comments please do not hesitate to contact Mr. James Yamamoto or me. Sincerely, Brian Takeda Senior Planner bt:BT:JY cc: Mr. Richard M. Towill Ms. Susan Gregorik, Hawaii County Planning Dept. JY, CTK RMTC • .~,,,'~s i. :s ~ DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII hi ~1~ 25 AUPUNI STREET HILO, HAWAII 96720 „11~pii TELEPHONE (BOB) 961-8660 FAX (608) 961 8657 September 25, 2000 O TO. Ms. Virginia K. Goldstein, Planning Director Planning Department n~ 'O ~G~ c6., FROM: Milton D. Pavao, Manager v ~ 'L D. 3 SUBJECT: CAANGE OF ZONE APPLICATION NO.00-010 ~ APPLICANT -RICHARD M. TOWILL T,s~ `!O TAX MAP KEY: 2-5-044:001 AND 2-5-045:POR 001 We have reviewed the subject application for the proposed change of zone and have the followtng comments Water for the proposed change of zone can be made available from an existing 16-inch waterline at the 1.0-million gallon (MG) Piihonua reservoir No. 1, overflow elevation (OF) 997 feet. Water would only be available for the subject parcels upon the construction of three offstte booster pump stations that are detailed below under requirement No 1 Upon completion or assurance by the applicant of these offsite improvements, a water commitment may be issued. Please keep in mind that this letter shall not be construed as a water commitment In other words, unless a water commitment is officially effected, water availability is subject to change depending on the water situation For the applicant's information, should the subject change of zone be approved and a subdivision application executed, final approval will be subject to the followtng requirements. I. Construct necessary offsrte booster pump stations complete with the necessary controls to deliver water in accordance with the Department's standazds and mater plan. They shall be located at the following three reservoir sites 1 0-MG Piihonua reservoir No. 1, OF 997 feet, 0.3-MG Kahoama reservoir, OF 1213 feet, and 0.1-MG Lyman reservoir, OF 1584 5 feet The actual pumping units may be sized for only the needs of the proposed zoning 2. Construct necessary onstte water system improvements, which shall include, but not be limited to. a. water mains capable of delivering water at adequate pressure and volume under both peak- flow and fire-flow conditions; minimum diameter of mains shall be 6 inches, b service laterals that will accommodate a 5/8-inch meter to each lot, and c. fire hydrants spaced not more than 600 feet apart EXHIBIT v ~ ~ UVater ~rin~e progreee... Ms Virginia K Goldstein, Planning Director Page 2 September 25, 2000 Submit installation plans prepared by a professional engineer, registered in the State of Hawaii, for our review and approval 3 Remit the prevailing facilities chazge balance, which is subject to change. This is due and payable upon completion of the construction of the water system improvements and prior to final subdivision approval being granted 4. Submit the appropriate documents, properly prepazed and executed, to convey the water system improvements and necessary easements to the Water Commission of the County of Hawaii. A registered land surveyor shall stamp and certify the metes and bounds description within the conveyance documents. Pnor to water meter services being granted to the development, or any of the lots within, the conveyance documents shall be accepted by the Water Commission and approved by Corporation Counsel 5 Comply with all other applicable policies and requirements of the Department's Rules and Regulations Should there be any questions, please call our Water Resources and Planning Branch at 961-8665. Sincerely yours, ilton D Pavao, P.E Manager BCM gins copy - Mr Richard M Towill • 4~ a r y~ tr , ue• BElUAMNV J CAYEfANO ~ BHVLE S ANOENBON. PhD , M P M OOVERROR pIREC10R OF HFALTI O +r I" STATE OF HAWAII DEPARTMENT OF HEALTH Po eox ale HILO HAWAII Bfi]21-0918 O MEMORANDUM Z~ ~ G> DATE. August 2, 2000 ~ ~ ~ T TO• Virginia Goldstein ~A Planning Director, County of Hawaii ~ FROM Aazon Ueno ~ ' Dtstnct Environmental Health Program Chief SUBJECT. Change of Zone Application (REZ 00-10) Applicant: Richazd M Towtll Request. A-l0a to A Tax Man Key. 2-5-44.1 & 2-5-45.Por of 1 Underground Infection Systems (Ph 586-4258) which receive wastewater or storm run-offs from the proposed development need to address the requirements of Chapter 23, Hawaii State Department of Health Administrative Rules, Title 11, "Underground Infection Control." The applicant should contact the Army Corps of Engineers (COE) to identify whether a Federal permit (including a Department of Army (DA) permit) is required for this protect. A Section 401 Water Quality Certification (WQC) is required for "Any applicant for Federal license or permit to conduct any activity including, but not limited to, the construction or operation of facilities, which may result in any discharge into the navigable waters . pursuant to Section 401(a)(I) of the Federal Water Pollution Act (commonly known as the "Clean Water Act (CWA)"). If the project involves the following activities with dischazges into State waters, an NPDES general permit is required for each activity. a Discharge of storm water runoff associated with construction acttvtties, including cleanng, grading, and excavation that result in the disturbance of equal to or greater than five (5) acres of total land azea, EXHIBIT D ia,.t4 Virg~tua Goldstein August 2, 2000 Page 2 b. Construction dewatenng effluent; c. Non-contact cooling water, d Hydrotestmg water, and e. Treated contaminated groundwater from underground storage tank remedial actrv~ty The application for NPDES general penmt coverage should be submitted to the Director at least 30 days pnor to the discharge to State waters. If there is any type of process wastewater d~schazge from the facility into State waters, the applicant may be required to apply for an Indtv~dual NPDES permit The application for an Individual NPDES pennrt should be submitted to the Director at teas[ I80 days pnor to the discharge of process wastewater to State waters Should you have any further questions regazdmg this matter, please contact the Engineering Section of the Clean Water Branch m Honolulu at (808) 586-4309. For use of an on-site wastewater disposal system, a vanance will be required from the State Department of Health through the Wastewater Branch. Wastewater rules states that an on-site wastewater disposal system may be used if "Total Development of an area shall not exceed fifty dwelling umts " Under current rules, lots m this azea are allowed one (1) cesspool, provided the lots are one (1) acre or larger When wastewater rules change to preclude the approval of new cesspools, septic systems will be required regardless of lot size WP70 REZ00-10 mi 420 Wawkamilo Road ~ ' q Planning Surte 411 CQ~Q SEP ~ ~ P Ergmeenng Honolulu Hawan 96877.4941 ' x~ me~,se~ ices Tekphona 808842 7133 R M. TOWI LL CORPORATION ~-AN Phbcogri~GF,eery Fax BOB 8421931 entail rmtawill®hawan rr coin 51 N C f ~ o ~ o O GNU (_t Survayxig C UN~ ~f ~~~meM ~v~l September 25, 2000 Mr. Aaron Ueno, Cluef District Environmental Health Program State of Hawazi Department of Health P.O. Box 916 Hilo, Hawazi 96721-0916 Dear Mr Ueno• SUBJECT Change of Zone Applicauon No. REZ 00-10 Kaumana Homesteads. I~u_R+~~a. South Io. Haw ~r Thank you for your memorandum dated August 2, 2000 concerning the subtect protect. We have prepared the following in response to your comments: A. The subtect protect has been coordinated with the Department of the Army, Corps of Engineers to renew the potential for impacts to waters of the U.S. As noted in the protect documentation, permitting issues related to the existing wetland sites will be addressed as put of the Puainako Street Extension Protect. Should there be any changes to the proposed Puainako Street ahgnment through the Kaumana Homesteads project site the Corps of Engineers will be not>fied for appropriate action. B. We acknowledge the requaement for fihing of Nauonal Pollutant Discharge Elimination System (NPDES) permits should there be acuviues resulting in the discharge of runoff or non-storm water effluent to waters of the State. C. We acknowledge the requirement for filing of a variance for installauon of indindual cesspool systems due to the number of lots which will exceed fifty (50). We appreciate your comments and allowing us this opportunity to respond. Should you have any further comments please do not hesitate to contact Mr. James Yamamoto or me Si~ncejr~e/l~y~ Brian Takeda Semor Planner brBT cc: Mr Richud M Towill Ms. Susan Gregonk, Hawazi County Planning Department CTK, JY ItMTC 4 M1 vas, i BENJAYW J GYETANO ' EdTNER UEOA oorenrox d ~ extanrve asFlCrn STATE OF HAWAII DEPARTMEN70F BUSINESS, ECONOMIC OEVELOPMEN78 TOURI~O R11~ 1 O p~ 1 2g LAND USE COMMISSION U 1 Honolulu0, HI 98804-2359 plp,NNING DEPARTMENT Telephone BOB-587-3822 ~pIJNTY OF HAWAII Fdx 808-557-3827 August 9, 2000 Ms Virginia Goldstein, Duector Planning Department County of Hawai' i 25 Aupuni Street, Room 109 Hilo, Hawai' i 96720 Dear Ms Goldstein Subject Change of Zone Application (REZ 00-10) Applrcant Richard M Towill Request Agricultura120-acres (A-20a) to Family Agricultural 1-acre (FA-la) TMK Nos (3) 2-5-044 O1 and (3) 2-5-045 portion of 001 Kaumana. South Hilo. Hawai i We have reviewed the subject application as transmitted by your letter dated July 26, 2000, to change the zoning for the subject parcel from A-20a to FA-la located in Kaumana, South Hilo, Hawai' i Based upon our review of the subject application, we have the following comments 1) We confirm that the subject parcel is in the State Land Use Agricultural District as depicted in Figure 2, Vicinity Map of the subject application 2) The project proposes to subdivide approximately 147 5 acres into 112 one-acre or larger agricultural lots We recommend that conditions be imposed to ensure that the proposed Kaumana Homesteads project allows "subsistence" agricultural cultivation and homesteading activities as represented in the application 3 We would like to point out that an area south of the project area is the subject of a pending district boundary amendment petition, LUC Docket No A99-729/Newton Family Limited Partnership identified as TMK No (3) 2-4-008 portion of 33 The petition seeks to reclassify approximately 885 40 acres from the State Land Use Conservation District to the State Land Use Agricultural District EXHIBIT C ~,-;:.,,r~ Ms Virginia Goldstein, Director August 9, 2000 Page 2 We have no further comments Thank you for the opportunity to review and comment on the subject appl~cat~on If you have any questions m regazds to this matter, please contact me or Russell Kumabe of my staff at 587-3822 Thank you for your cooperation m this matter Sincerely, ESTHER USDA Executive Officer c Office of Planning x- 420 Waiakamilo Road ~ I' 1 Planning Suite 111 'S~ F~ y y ~ Engineering Honolulu Hawan %817-6941 ' 9ppp SEP EnnronmeMal Services Tekphone 8088421133 R. M. TOWI LL COFrf''ORATION Platogrammetry Burve in eMadFmtow~illOhawan mmm SINCE , v ~ o p~NNING vcPARTMENT y g COUNTY OF HAS JPJ~ Corntruction Management September 26, 2000 Ms. Esther Ueda Executive Officer State of Hawaii Land Use Commission P.O. Box 2359 Honolulu, Hawazi 968042359 Dear Ms. Ueda: SUBJECT: Change of Zone Application No. REZ 00-10 K nnm~n~ Hnrnawray~_ aL+m ~1. + 6 ao. Haw ~i Thank you for your letter dated August 9, 2000 concerning the subject project. We have prepared the following in response to your comments: • We acknowledge your recommendation that conditions be imposed to ensure the project allows for subsistence agricultural and homesteading uses at the site. This recommendation, however, should not extend to potential commercial agricultural uses which would benefit both land owners and the County of Hawaii through increased taxable revenues. We therefore ask for your reconsideration of this item. • We acknowledge your advisory concerning LUC Docket No. A99- 729/Newton Family Limited Partnership at TMK: (3) 2-4-008: portion of 33, reclassifying 885.40 acres to the State Agricultural District. We appreciate your review of this pro~ea and allowing us this opportunity to respond. Should you have any further comments please do not hesitate to contact Mr. James Yamamoto or me. Sincerely, Brian Takeda Senior Planner bt.BT 4~3 cc• Mr. Richard M. Towill X09 Ms. Susan Gregorik, Hawaii County Planning Department CTK, JY RMTC BENJAMIN J CAYETANO u PAULO. LNMNIEU. Ph O ODVETiNOR ; SUPERIMfENDEMi 29 p~ ~~i y ps ~NN~I~~G DEPAR~TMENOT OFi DVU CATION CQUNry ~F~NgW~NT PO BOX 29ED HONOLULU, HAWAII BE80{ OFFICE OF THE SUPERINTENDENT August 23, 2000 Ms. Virginia Goldstein Planning Director County of Hawaii Planning Department 25 Aupuni Street, Room 109 Hilo, Hawaii 96720-4252 Dear Ms Goldstein: Subject Kaumana Homesteads -Change of Zone AoDlication (RF.Z 00-10) Since the proposed project does not require the State Land Use Commission's approval, the Department of Education requests that the following condition be >ncluded as part of the change in wne ordinance. "The applicant shall contribute to the development, funding, and/or construction of school facilities, on a fair-share basis, as determined by and to the satisfaction of the Department of Education (DOE). Terms of the coptribution shall be agreed upon by the applicant and the DOE prior to applicant #iling for subdivision approval " Thank you for the opportunity to comment. If you have any questions, please call Mr. Sanford Beppu at 733-4862 truly yo~urs,/ fl~~/ l G~ eMahieu, Ph.D S perin ndent of Education PLeM by cc: P Yoshioka, DAS D Saka>, HIDO E X H I B I T AN AFFIRMATIVE ACTION AND EQUAL OPPORTUNITY EMPLOYER 420 Waiakamilo Road ~'I Planning Suite 411 Engineerxrg Honolulu Hawax 96817-4941 - Enhronmental Services Telephoneeo98421133 R. M. TOWILL CORPORATIC~ SEP Photogra~emgetry Fax 808 8421937 2 7 P~ Surva entail mrtowdl0hawan rr com s~ H< e ~ 9~ o uu pp Cahfkuction Management PLANNING uErARTMENT September 25, 2000 COUNTY OF HAWAII Mr. Paul G. LeMahieu, Ph.D. Superintendent of Education State of Hawaii Department of Education P.O Box 2360 Honolulu, Hawaii 96804 ATTN: Mr. Sanford Beppu Dear Mr. LeMahieu: SUBJECT: Change of Zone Application No. REZ 00-10 Kaumana Homesteads. Katunana. South Hilo. Hawaii Thank you for your letter dated August 23, 2000 concerning the subject project. We acknowledge the following: • The subject project will not require the approval of the State Land Use Commission; and, • We agree to discuss a fair share contribution for school facilities with your Department. We appreciate your comments and allowing us this opportunity to respond. Should you have any further commence please do not hesitate to contact Mr. James Yamamoto or me. Sincerely, l Brian Takeda Senior Planner brBT cc: Mr. Richard M. Towill Ms. Susan Gregorik, Hawaii County Planning Department CTK, JY RMTC r Therese Taluue ld n,•• ~ Hd~o H~awe~ 96720 ~ C~ T 6 N~ 3 Telephone• (808) 935-3291 FLh~J\'~?. j D%=~<'' ~T' iENT October 5, 2000 CCUi`J i 1' C. ~ i ,':Pil Ms Virginia Goldstein, Planning Director County o{ Hawau, Plnnniug Department 25 Aupuni Street, Room 109 Hilo, Hawaii 96720-4252 Dear Ms. Goldstein: In response to. Change o{ Zone Application (REZ 00-10), "Kaumana Homesteads" Applicant Richard M. Towill Request: A-20a to A TMK 2-5-44.1 F! 2-5-45:Por o{ 1 I would lilee to comment the {ollowing Tins property >a unceveloped cane land. Charge o{ Zone and {afore subdivision o{ the land will pose a senous threat to human li{e and exrstmg homes and properties Flood control improvements & new {food control structures must be installed prior to fire extension o{ Puainaln Street and change o{ zone to these parcels. A large stream nme through the change o{zone parcel. In 1987 the {loodwatara jumped fire streambed and flooded the properties (namely t}re Aralu's, Kori's, Olxamura s, Maeahi's nod Ta)ralu's properties were inundated and damaged) on and below the subject parcel on Wilder Bond. Please re{er to letter dated July 16, 1999, signed by James T. Ara):alei oa O7/2~99 and my letter written to Mr. Jiro Sumach, Clue{ Deputy Engineer o{ khe County o{ Hawaii, Department o{ Public Works on July 28, 1999 and Mr. Wayne Subica, District Canservakionvt at NRCS on 07/19/99 Mr. Aralu also attested to existing damage to the streamlined channel, culverts and the necese~ty to conetnut a 6' high atone wall to prokect hie home and property. I hnve also included copies other supporting documents F? maps. Please re{er to the 1998 Dra{k EIS {or the Puainalw Streak Extension, Technical Appendix F, page 28, a letter ~om the County o{ Hawaii Public Worlrs. Please accept my comments ae a resrdent o{ Wilder Rd. and as an advisor to the Upper Kaumana Dvkrict Council I{you have any questions, please {eel {ree to contact me ak (808) 974-4143 or (808) 935-3291 Sincerely, Theresa Talriue C Robert Yanabu, Clue{ Engineer, DPW Enclosures EXHIBIT G _ _neresa Takiue 148 Wilder Rd Hilo, Hawaii 96720 July 28, 1999 Mr Jiro Sumada, Deputy Chief Engineer County of Hawaii Department of Public Works 25 Aupuni Street, Rm 202 Hilo, Hawaii 96720 Dear Mr. Sumida• I would like to file a complaint regarding flooding on South Wilder Rd. in Kaumana, Hawaii As a resident , I would like to provide the County of Hawaii with information about flooding in the area. I have enclosed a letter written to Mr. Wayne Subica, describing some of the flooding problems. Please refer to the enclosed letter and materials Sincerely, \ j~l.ll.7 L hl~'C ..~i_ Theresa Takiue Theresa Talriue 148 Wilder 12d. Hilo, Hawaii 96720 Ph. (808) 9353291 July 19, 1999 Mr. Wayne Subica, District Conservationist NRCS 154 Waianuearue Ave., Rm. 322 Hilo, Hawau 96720 Deaz Mr. Subica: I understand that a Preliminary Supplements] Watershed Plan (Preliminary Supplement) for the Wailulru Alenaio Waterbed will be prepared to include a recoturaissance scan of impacb and concerns. It v also to my undmtanding that the County of Hawaii Department of Public Worles, Councilwoman Bobby Jean I.eithead-Todd, Waialeea Soil and Water Conservation District and NRCS will matte a co~llaboratexl effort to prepare the Preliminary Supplement. A. a resideat, I would li):e to address the eaistiag flooding problems that have occurred on South Wilder Road from my larowlodge and experience as follow: 1. I live on the mau}ra aide of S. Wilda Rd. Sugar cane was produced on the land when owned by Mauna Kea Sugar Company ({'iffy years ago). Abort r/a half of the paroele on the mauls side of S. Wilder Rd. from ICaumana Dive eerteatlirrg in apprnorinrately 6/10 mile along S. Wilda Rd, were cultivated in sugar cane. A cane haul road orits on TMK: 3-25-45:5. Natural drainage way. adsted sad flowed dawnslope and ' ~ across Wilder Rd. (towards Hilo), before the cane road and the Gentry home er ~ ~ subdivision were constructed. Remnanb of the natural drainage way are evident by o° the ponds that exist on the Puna side of the cane rd. However, the plantation T~ constructed the cane road, and cut a drainage ditch and installed a culvert under the cane road to preserve it. The problem is that they did not define and extend the ditch into an eadsting drainage way. Therefore, all of the water that flows ,ruder the cane road spills out into a flood plain encompassing approx. 3 - 3 t/a aces, inundating a large portion of our parcel and a neighboring parcel. The water does not drain since this area is pahcehce. The beginning of my driveway is inundated with about 2 ~/a feet of water about 3 to 4 times per year. Thin flow of water has managed to undermine the bridge used to enter our property. This bridge was conetnrcte;d aver the Wilder 12d. Flood ditch, which is maintained by the County of Hawaii. 2. The developer of the Gentry Homes Subdivision constructed the flood ditch along S. Wider Rd In 1991, I met month Mr. Ralph Files, S. Hilo Highway Maintrnance Division Supervisor with the Dept. of Publio Worley in {rout o{ my home at 148 S. Wilder Rd Fi}ee stated that in 1988, the heads of the Dept. of Public Worley met and agreed that the ditch along Wilder Rd. was in need of major repairs. Files stated that the job was too big for his crew to handle. Files stated that the County of Hawaii ~ E~ contracts out flood control improvements of that size. As of today's date no o` v~ imprwemrnts have been made and the ditch continues to erode and degrade. My ~G husband has had to repair and stabilize the bridge entering our property on many occasions to beep it from eroding and becoming unstable. Files informed me that maintenance of the bridge providing access to our property ie the responsibility of the landowner. However, my father-in-law, Haleuto Taleiue and several landowners on the maulea aide of Wilder Rd. gave up some of their land so that the developer could construct the flood ditch and develop the Gentry Homes Subdivision. In my opinion the construction of the flood ditch was substandard to begin with. A lava tube near the end of the ditch is used as a sump basin. This practice would not be permitted by cuarnt government standards. 3 The condition of the Wilder Rd. ditch seriously concerned me. Therefore, I immediately consulted with Mr. Dave Fischer, NRCS Hngineer regarding the situation. Fischer met with me at my residence. We inspected the condition of the k~. wilder Rd. flood ditch together. Pincher pointed to several areas that had severely eroded under poorly concrete Lned areas of the ditch. Fischer pointed out that should the erosion continue to undermine the concrete luring, the entire lining would collapse all the way bac6 to the bridge that enter our properly. Thin would surely result in damage. 4 On Decemb« 12, 1987, the sump basin (lava tube), which connects to the ditch lwerflowed. Tire lazge culvert that ta]sa the flood water from the lava tube sump, r~ under Wilder Rd. and along side the Cr+nningham'n property plugged up and nearly k~bJ-5~~~"flooded the home of Mn. Sharon Banister at 103 Wilder Rd. on the malrai side of ` a- ~ ~5• Wilder Rd. The County crews used tractor and other machinery to remove the large boulders that were pushed up onto Wilder Rd. from the ditch. Wilder Rd was ~°r rmpaseible for most of the morning. The County placed sandbags along the front of T ~a~ the Banister's property to beep the water from flooding then home. Hilo rainfall was recorded at 6 56" for the twenty-four hour period on this day. 12/13/87, rainfall in Hilo moss recorded at 7.6"/24 hrs. Other dates that were nearly ae bad: April 1989, May 1989 (see photos) and June 1989. NRCS has photos on file, of the flood water and S. Wilder Rd ditch tal~en in May 1989• • ~ ~ 5. The lower portrons of TMK: 25-45:6 Fd 7 are a virtual swamp, 4-5 feet deep in water. Before the Gentry Homes Subdivision was constructed, the floodwaters would cross Wrlder Rd. and flow down towards Komohana Street. This natural waterway was blocbed and now the water sits on these parcels Some of the water still seeps up under Wrlder Rd.,and into the yards of some homes located across the street (maltai), ~a,,s~ creating a soggy sponge effect in the yards. On 09/26/89, Shirley Kaneahiro, NRCS Conservationist and I met with Mr. fd Mrs. Randy f~ Teri Chun at 167 Wilder Rd. Mrs Chun stated that there was a problem with her yard being wet moat of the time. There is a pond across the street from the Chun a property, on TMK: 2-5-46:6f~! called "Frog Pond". The neighborhood children commonly catch tadpoles here. I am not sure if the pond actually contains frogs. 6. I have written to the Planning Department and County Council commenting on the Change of Zone application (R9I$) and future development of TMK: 2-5~5: 6, 7, s `\oQ.~' 8, 10; 2-5-46.12 (see copy of letters to Mayor Lorraine Inouye and Norman Hayashi err a~ dated May 6, 1991 fa June 26, 1991; From Norman Hayashi and Lorraine Inouye ' ar x~w dated May 16, 1991 £d July 16, 1991; and comment again in 1995 via letter to Virginia Goldstein, re: R95$, dated Pebruary 23, 1995, all included). These parcels mauls of Wilder Rd. are heavily forested, 30 -40 percent eloping, characteristically pahoehce The common annual rainfall for this area ie 225-300 inches. The potential for flooding related to future development up slope of Wilder Rd. ie great. 7. Along-term flood plan must be looked into for future development of the area. 8. In 1991, I met with two (2) mgineen from the County Dept. of Public Worts at my residence at 148 Wilder Rd. They were Mr. David Muralrami and Mr. Glenn Okada. We discussed existing drainage problems and I expressed my concerru regarding the above mrntioned Change of Zone Application (R91-6). Muralrami wrote a o ~~1 memorandum to the Planning Director on May 15, 1991, regarding the Change of ~ Zone Application (R 91-6) stating, "We have additional commrnts on the subject application. The area downstream of the subject application is a problem area to us. ~~'-`~c~ Flooding ocean frequently Ixeauae the drainage system ie inadequate. The ditch along Wilder Road flows at capacity even in small storms. The ditch drains to a lava tube, but seepage capacity of the tube is inadequate Flooding occurs acrou Wilder J Rd. adjacrnt to the lava tube. There are ponds in the project area along Wilder Road that do not dry up. This seems to indicate that there is a pahcehce layer below the soil. The developer should present a viable drainage plan before change of zone is granted." A copy of the memorandum is included with this letter. ~9. In June 1991, I spoke with Mn. Helen Hoff who resides at the end of Wilder Rd. on y~`f a the maulxa erde, at 216 Wrlder Rd. Hoff was video taped dunng our meeting. Hoff x° referred to a drainage ditch drat extends behind her home (maulza) around the side of her property, adjacent to her property on the south srde Hoff elated that the ditch r~ ~ .c flows mto a vertrcal drain Tocated in the front of her property, along Wilder Rd Hoff x ~v ~ stated that the vertical dram exile into a large culvert located under and crosses Wrlder Rd., into a drtch on the East Side (malzai) of Wilder Rd Hoff stated that at trmes the vertical drain fronting het home was not able to handle the runoff coming from the ditch. Hof{ stated that her entire carport and area extending to the median strip on Wilder Rd. vas inundated with water. Hoff .fated that she has had to park her car in the middle of Wilder 1zd. and wade through fence-deep water to enter her property and residence. I have the videotape in my possession. However, Mrs. Hoff can be contacted directly should you have any questions regarding drainage problems at the extreme South end of S. Wilder Rd. 9. Obrahara and Assoc., Inc. published the Draft EIS and Technical Appendices for the Puainah:o Street Widening and Extension in Dxember 1998. A copy of Tech. Appendix F, page 28 is included with this better. It states, "I'he County of Hawaii Department of Public Worbrs was contacted to determine where existing drainage problems occur along and in the vicinity of the proposed Puainalzo Strcet extension. According to Mr. Thomas Naleasone of the County of Hawaii DPW maintenance department, flooding problems occur at tike following locations during heavy rains. 1. Oa Wilds Road, imm U6.lo. Rua to apptorimatel~ .ad of Wilder Rua. 2. On ULalu Rud Between Eiei Road sad Ululu Rua. 3. On lob TMK: 2-5-SIG':106,T2-5-146:07, 1,-5-411:01, ?r5-X16:09 sad .aeiou/ lob Oa tlb e./k /ids of Wilder Rua. mere mad be Okller ~t10a1 N~te flooding oocurt u drainage runoff flaw/ dawn dradienk to the FTiMA flood sons area/. Ta addition, Atr. Naluwae cited that !be e>v/kin~ $-f«k di.meter Dlp oulryek sad 2$ f«k di.m.tr CA1P aalerb oa Wilder Road bad been overtopped sad tllerefoee in/uffideat far the aa/tia~ dralaa~a runoff." 10. In June 1999, I met with Mr. Collin Hashimoto at Obrahara b Assoc. Obrahlara b Assoc. published the Draft EIS for the Puainaleo Street extension. Hashimoto stated flat during the cause of the study he informally met and spobze with Me Tebuo Arabi. Hashimoto stated that Aralu told him of the stream on S. Wilder Rd. and stated that the floodwater seared the top of concrete lined channel twice. On 07/16/99, I met and spobee with Mr. Tebuo Arabi at his residence at 43 S. Wilder 12d. Mr. Aralei's statements were recorded. A Signed Statement documenting Mr. Aralu's recollection of flooding on S. Wilder Rd. is rnclwed with this better. In my opinion the drainage way along 5. Wilder Itd. is at capacity. A flood study should bole at the possibibity of talring future drainage eater toward tike extreme South rnd of Wilder 12d. and dawn gradient into an organized drainage system. Sincerely, ~~wo.c_ ~~k~:~ Theresa Tabeiue Enc Dudley Kubo, DPW Engineering Bobby Jean Leithead-Todd . F June 26, 1991 Mayor Lorraine Tnouye 25 Aupuni Street Hilo, H~ 96720 De.•r Mnynr l_orrai ne r nouye, 1 am writing to you regarding the concern that I and other- property owners have for the potential drainage problems associated with the development of a 98 acre parcel :n Kaumana. Recently the Planning Department received a chanye of Zone Application (R41-6), to down zone 95 acres na~t:a of Wilder Rd. in Kaumana fro T, A-10 to A-3. Ttie aNpl:cant is M-10 ?n^. We, the current land u.rr•ers surrounding the parcel arr already exper-encir,3 severe flooding problems to our prrsonzl prc;~c-•ty .:nd feel that development of; the parcel ~bo~e us will only m.~l:e the problemu ryorse. The flood ditch wh1 ch i s 1 ocated along IJi 1 der Rd. 1 s already;"at capacity and in dssparate need of repairs. Gn December X12, 1987, the sump / basin whlrh connects to the ditch overflowed and flooded a neiv home nn the Makai side of Wilder Rd. Currently there are no r=xisting flood structures in this are8 to handle additional water runoff. In 1958 the County Public Works Dep"ertment Heads met with ~ the So. Hilo Highway MaintRnance Division Supervisor to take ~ a look at the condition of~.the flood ditch along Wilder Rd. At that time all Department\Heads agreed that the ditch was in need of major repairs. The Sa. Hilo Highway Supervisor stated that the job was too trig for his crew to handle and ' that flood control improvements of that size were normally sub-contracted out by the County of Hawaii to private j eontrectors. -Si•t~s~e that time, ~':~our years ago nothing has y been done. I have also met with 2 engineers from the County Public Works Department , who said that the developer will be required to maintain the water on the site, through the use of verticle drains and not to increase the flow of water down stream. Realistically speaking, this will be almost impossible to accomplish since a large portion of the land is a virtual swamp, 4 <eet deep with water. Back in 1950, by before the Gentry Homes Subdivision was developed, the flood waters would cross Wilder Rd. and flow down tawarde Komohana, When the Genty Homes Subdivision was developed, this natural waterway was blocked and now the water sits on the proposed developmet site. Some of this water still seeps up under 4lilder Rd. and up into the yards of some homes across the street of the proposed development site cr-eatir.y a sogyy sponge Pfftct in the yards. The proposed development site rs also heavily forested rrlth wai~•i1 trees and I~oa trees and has never been cleared br~n~r• ThP '=end rs t0 -4n pe:-cent sloping acid a large portion of the land i~ rhar.~cteristical:y pahoehoe r-cck with vr_-y poor drain=r]r?• Wrth all of these factors cua,bined, you r•~ ~np that the flood potential is great. Since e,:isting r*rainagr ,~J: y~ err already at capacity, and landowners are contending ~ith already existing flooding problems, the devclopP~ must loot: to taking the additional water to an alternative drainage drtch other than the one along Wilder Rd. We the currr,nt landowners surrounding the parcel are not anti-devopment, w~ are ~u--f concerned with the potfntial damage and liabili+y to our personal property thrat such a devolo~ment may impose. Dear tiayor Inouye, a woman who works for the Soi; and Water Conservation Districts suggested that I write to you, beraus~ she said that you are very concerned with the rapid devlopment and grn•yth on the Island of Hawaii, as well as the problems ~esor.iated with such development. She also seed that you arm aware o{ the flooding problems that exist in areTS such as I~awaiian Acres and parts of Waiakea Ul:a, due to the lac{: of organized, cooperative long-term flood development plans. This friend of mine said that this is a mayor concern of yours and that you are seriously looking into eliminatin3 problems such as this for the County of Haw.~1i in the future. , T am not sure if you will be~,able to assist in the careful scrutinizing of this parcel through the County Planning Department, Planning Commission end Public Worl:s but I felt compelled to write to you and to gonvey our concerns for the potential drainage problems associated with the proposed development. We are the property owners surrounding the site who are experiencing current f]ooding problel~is and will be furttiur affected by is's development: Mr, & Mrs. Leo Hoff Mr. 8 Mr Terence Takiue P. O. Bor. 4786 148 Wil d Rd.r Hi 10; i-li 2~ - - ~ -Hi 10, Hi ~P~6720 Mr. & Mrs. Thayer Nakamoto Mr. & Mr s.•~~S heron Saniatan 9S Lukia St. 103 Wilder Fed, Hilo, Hi 96720 Hilo, Hi 967Y0 Mr. & Mrs. Randy Chun Mr. & Mrs. Kenneth Amaral 167 Wilder Rd. P.O. Box 10194 Hilo, Hi 967^<0 Hila, HS 96721 Mr. & Mrs. Nadine Icari i48 Wilder Rd. Hilo, Ni 96720 sincerely, Mrs. Theresa Takiue ec,r Merle Lai ' Helene Hale James Arakaki Brian Delima Norman Hayashi ' r. Lortaine R Inouye Mayor Norman K, Hayashi .v Urector ` Tad Nagasako Planning Department ,kP~ty are~tor ' 25 Aupuni Street, Room 109 • Hila, Hawah %720 • (808) %1-8288 May 16, 1991 Mrs. Theresa Takiue 148 Wilder Road Hilo, HI 96720 Dear Mrs. Takiue: Change of Zone Application (R 91-6) Applicant: M10, Inc. Request: A-1 Oa to A-3a TMK: 2-5-45:6, 7, 8, 10 and 2-5-46:12 This is to acknowledge receipt of your letter on behalf of the Gentry Homes Community Association, dated May 6, 1991, expressing concern for potential drainage problems associated with the proposed development. A copy of your letter has been forwarded to the applicant for a response. You will be notifed when a date and time his been scheduled for a public hearing on the matter. Should you have any questions, please feel free to contact Anna Smith or Connie Kiriu of this office at 961-8288. Sincerely, ~J NOR K. HAYASHI Planning Director 6371d AS/]dk , cc: M10, Inc. w/ltr. DPW w/ltr. ' Hey 6, :441 Mr. Norman Hayashi, Planning Director Plartntng Department 25 Aupuni St. Hilo, Hawaii 96720 DF+.ar Mr. Hayashi , Recently the Plannine, Department received a Change of Zone Request (9f-b), to down zone 98 acres Maul;a of Wilder Rd. in Kaumanw from A-10 to A-3. Tlie applicant is M-Sli Inr.. TMKr2-5-45:6, 7,8,in. We, the current land owners surrounding the ~arcp] are already experiencing severe flooding problems to our personal property and feel that development of this parcel above u5 wi71 only make problems worse. The flood ditch which is located along Wilder Rd. is already at capacity. On December 12, 1987, the sump basin which connects to the ditch overflowed and flooded a new home on the Masai side of Wilder. Currently there are no existing flood structures in this area to handle additional water runoff . Since many of the homes and lots which this development will affer_t directly are out of the 300 fDot Planning Commission notification range, the following land owners are requesting that we be notified of the location, date and time aet for the review of this zone chaYige, to make our concerns heard. Please send notices to the following people: Mr. E, Mrs. Leo Hoff Mr. & Mrs. TerQnce Tai;iue P. O. Box 4786 148 Wilder Rd. Hilo, Hi 96720 Hilo, Hi. 96720 Mr. & Mrs. Nadine Icari Mr. & Mrs. Sharon Sanitan 198 Wilder Rd. 303 Wilder Rd. Hilo, Hi 46720 Hilo, Hi. 96720 Mr. & Mrs. Randy Chun Mr. & Mrs. Y.enneth Amaral 167 Wilder Rd. P,O. $or• 10194 Hilo, HS 96720 Hilo, Hi 96721 Your prompt attention concerning tills matter will be greatly apprer.iated. MR a• Mrs ~1naYcr (Jaka.mo}o since; ely, ~ Q~ l.vk~w. s} Mr=_. Theresa Takiue - ~ ~ - - T.. i ESS t 'i C 9 ~ } YO ~ ~gCCESS' \ ~ q e 'r ~y r \x'11'1 l: _ `Q _ I r 171 t' s n ~ , _ _DZ . ~ > ~'S,1 , C~ ~m m ~ N .''',4 ON N O O ~ z r qo m ~ O OA `V f ~MTT~`, m ` ~ le; Q ~ 4t ~ ~ Z, X \ ~ i \o~ 1 - M-Ip,~nc. ~ ~ .i .N ~ o ~ I' ~ m J Z 'L c~..~- OVOtl tl3~lIM r O S.y, js S Z i ' m ~ N X ' „c O i' Z m b N ' D O I ~ m r X I ~ i , ~ t: E~ \ tc . ON` Z N i m O or D m o. s x o z x o ~ z , r-- Lorraine R. Inouye Mayor Barry T. Mizuno Muugm6 DueAOr M Office of the Mayor David Fuertes Deputy M+na61r~ Arector County of Hawaii • ?5 Aupuni Street, Rm 213 • Hilo, Hawaii %720 • (806) 961-6211 • Fax (808) 961553 « r'te'` July 16, 1991 Ms. Theresa Takiue and Members of the Gentry Homes Community Association 148 Wilder Road Ailo, HI 96720 Dear Ms. Takiue and Members: Thank you for your letter expressing concerns over the potential drainage problems that might be created by a rezoning and subsequent subdivision of approximately 98 acres of land mauka of Wilder Road. According to the Planning Department, that application is in the process of being significantly reduced in size and number of lots. The revised request has not been accepted by the Department for processing. Nevertheless, the Planning Department and the Department of Public Works will be working closely to see that the present situation is not aggravated. This is analyzed by a drainage/flood study conducted by the subdivider for review and approval by the Department of Public Works at the time of subdivision. Your letter will be forwarded to that office as well as the applicant, M10, inc. Your familiarity with the problems set forth in your letter should assist the engineers in their analysis. I appreciate your taking the time to express the concerns of the community association. Aloha, -c.J RRA R. I OU E Mayor Theresa Takive 148 Wilder Road Hilo, Hawaii 96720 February 23, 1995 Mrs. Virginia~oldstein Planning Department 25 Aupuni Street Hilo, Hawaii 96720 Dear Mrs. Goldstein: Subject: Subdivision Review (95-8) Applicant: M-10, Inc. TMK: 2-5-45:6, 7, 8 & 10 and 2-5-46:12 As a landowner residing in the area located nearly adjacent to and downstream of the parcels, I would like to take the opportunity to offer the following comments on the subject application. 1. A large portion of lots 6 ~ 7 are a virtual swamp, 4 feet deep with water. Back in 1950, before the Gentry Homes Subdivision was developed, the flood waters would cross Wilder Road and flow down towards Komohana Street. When the Gentry Homes subdivision was developed, this natural waterway was blocked and now the water sits on the proposed development site. Some of this water still seeps up under Wilder Road and up into the yards of some homes located across the street from the proposed development site, creating a soggy sponge effect in the yards. 2. There are ponds in the project site area along Wilder Road, that do not dry up (one in particular is called frog pond). 3. The proposed development site is also heavily forested with waiwi and tall koa trees and has never before been cleared. The land is 30 - 40 percent sloping and a large portion of the land is characteristically pahoehoe rock, with very poor drainage. The annual rainfall is approximately 300 inches. With .all of these factors combined, you can see that the flood potential is great. 4. The area downstream of the subject area is a problem area. As referenced in a Memorandum from Robert Yanabu, Dept. of Public Works Division Chief, for David Murakami to the Planning Director on May 15, 1991, (see Memorandum attached to this letter). "Flooding occurs frequently because the drainage system is inadequate. The ditch along Wilder Road flows at capacity even in small storms. The ditch drains into a lava tube, but the seepage capacity of the tube is inadequate. There are ponds in the project area along Wilder Road that do not dry up." 5. we the current landowners surrounding the the parcel are already experiencing severe flooding problems to our personal property, and feel that development of this parcel above us will only make problems worse. Since existing drainage ways are already at capacity and land owners are contending with existing flood problems, the developer must look to taking the additional water to an alternate drainage ditch, other that the one existing along Wilder Road. On December 12, 1987, the sump basin (lava tube), which connects to the ditch, overflowed and flooded a new home on the Makai side of Wilder Road. Currently there are no existing flood structures in this area to handle additional water run-off (see letter which was sent to Mayor Lorraine Inouye on June 26, 1991 and a letter which was mailed to Norman Hayashi, Planning Director, on May 6, 1991, attached to this letter). 6. In 1991, i consulted with two (2) engineers from the County Department of Public Works (David Murakami and Glenn Okada) at the field site, who stated that the developer will be required to maintain the water on site, L~hrough the use of vertical drains, and not to increase the flow of water down stream. Realistically speaking, this will be almost impossible to accomplish since a portion of the parcel is a swamp. 7. In 1991, I consulted with Ralph Ficke, So. Hilo Highway Maintenance Division Supervisor of the Department of Public Works, in front of my home located at 148 Wilder Road. Ficke stated that in 1988, the heads of the Department of Public Works agreed that the ditch along Wilder Road was in need of major repairs. The So. Hilo Highway Supervisor stated that the job was too big for his crew to handle and that flood control improvements of that size are normally sub-contracted out by the County of Hawaii to private contractors. Since that time, seven (7) years ago, nothing has been done. ~ ~ I feel that the County Department of Planning and Public Works are interested in avoiding future flooding problems, especially in areas of extremely high annual rainfall. Thank you for allowing me the opportunity to express my concerns. Sincerely, J~ o--. ~n.~t..tia_ Theresa Takiue cc: Department of Public Works, Engineering Division DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO. HAWAII DnrE May 15, 1991 . ~,~~emQ~ana~um rOP~l(a~nn idng ,V}Dy~i~Ure~clt?~~oMr~~ FROM Robert K. Y~nabu, Division Chief Engineering Division SUfl1ECT. CHANGE OF ZONE APPLICATION (R 91-6) Applicant: MIO Location: South Hilo, Hawaii TMK: 2-5-45: 6, 7, 8, 10; 2-5-46: 12 We have additional comments on the subject application. The area downstream of the subject application is a problem area to us. Flooding occurs frequently because the drainage system is inadequate. The ditch along Milder Road flows at capacity even in small storms. The ditch drains to a lava tube, but the seepage capacity of the tube is inadequate. Flooding occurs across Wilder Road adjacent to the lava tube. J There are ponds in the project area along Wilder Road that do not dry up. This seems to indicate that there is a pahoehoe layer below the soil. The developer should present a viable drainage plan before change of zone is granted. `~DHM:jre ~ cc: TRF BLDG ENG I ) liR~~llL~O itr[ l~ wiClfFli,lcl a~1C,l ):_JCFC~\ ~ I U I~ P~., Ci ~ ~ S i U i l GKnflCiYc~ £ ~SSUC Zn C CJC CCmI~Cf 19 1~ The proposed roadway alignment was delineated and th tributary drainage areas, to each required drainage structure or a were determined, identified (23 total) and labeled "A" through. i The corresponding quantity of runoff for each of the 23 i subars calculated using the Rational Method, or F E M A Regression Method, and the structures sized accordingly The sub basins e through O drain via intermittent stream into an isolated flood pl located on the tracts of Land Kukuau 1 and Kukuau 2 The run -i waters are believed to flow down to the low point within this fl plain, located about 2,500 ft. east northeast of the existing Edi cul-de-sac /intersection. (See Figure 6). Sub basins S through, believed to flow overland into the Waiakea Stream Tributary No. Waiakea Stream, and eventually into Waiakea Pond. Due to the that only preliminary designs were required, no effort was made design minor roadside ditches, and preliminary drainage construe cost estimates do not include these potential construction costs. In addition to the preliminary design of the proposed roadway culverts, the existing 8' diameter C.M P. and the 5' diameter R.C.P, culverts along Wilder Road were checked for adequate capacity to • _ ensure proper drainage of the proposed roadway. ! - % The County of Hawaii Department of Public Works was contacted to determine where existing drainage problems occur al and in the vicinity of the propose Puainako Street extension. According to Mr. Thomas Nakasone of the County of Hawaii DPW maintenance department, flooding problems occur at the following „ locations during heavy rains. 1 . On Wilder Road, from Uhaloa Road to approximately end di ~ Wilder Road. 's 2. On Uhaloa Road between Eiei Road and Uluhe Road. 3. On lots TMK: 2-5-46:06, 2-5-46:07, 2-5-41 01, 2-5-.,, 46:09 and various lots on the east side of Wilder Road There may be other locations where flooding occurs as drainage runoff flows down gradient [o the FEMA flood _ zone areas 28 tc. - . ` ~ff 1 ' t ~ ? ~ C\.` `i~~J ~ C1b { i O ~ ~ c he_ ~ i v ` \'~\r ~y~. ~ r P~~ , rte- ~ ~ <r!~- -t yr., ~ ~ ,i v t' ~ .5 •Y ~tia~,'- ! ~~r: 5e ~ ~:i 1 r' . ^ ` ~~,~~t,~~~.;' ~~1dti ~ ` , ` 'iii ` r .r r ° ,r ~ i,~7wii I , c ~ rti p' t ~ ' w S ~ ~h~; . ~ a>, , a J r - i 9•~•• I ~ ` i _ _ _ y. . Y. ~ - ~ • ~ f4~•I • i; • ) ~ e f r ~J (l 1161 u ! - . • - • h~4.,~~-° ~S Ir ~~..1 ~ C.~c~ ~i` kh.i ~ ~I)[i1y~ ~ 11~.1r ~ ~ ^ ^ s - \ ~ In 2} \ a ~t.~~ a ~ ~r ~,e.~ ~ o„s l J~`y yy~ , l~ I ~1 .'V4,f'~ yi~ ~.4.1 ~.~~1, .t~if~.L~ ~ ~ 14 . Y• 7. , ~•,1.r,. ~ •y ~J _ ~4 ~+°w w • ti, ~ Y 1 ? ~ ~ a - ~ s ^ J t . ~\i ~l.` rx`" ~'~'\y~ ~ ~ ~ \a L~~ ~ ~ r ` \J, ` i t l :d .fib : ,c~,' ~{a~~ . ~Y ~ C ~ I APPENDIX -LEVELS OF SERVICE A quahtahve ttieasure used by traffic engineers to descnba traffic operational coodmons is the levd of senitx (LOS) Six levels have been defined, from LOS A (best operating condition) to LOS F (worst). The Highway Capaary Manua! descnbes analysis procedures for different types of facilities - For uninterrupted flow facilities such as freeways, other divided highways, and two-lane rural highways, factors such as speed and travel time, freedom to maneuver, comfort and safety, and continuity of flow ere used to dererrmne levels of service On multi-lane highways, levels of service are related to maneuverability within the traffic stream travelling in the same direction; directional volume sad traffic density are used to determine capacities and levels of service On two-lane highways, levels of service arc affected by a dnver's ability to pass ^ slow-moving vehicles, opposing volume is also a factor Dexnptlons of the levels of service for two- lane rural highways are• LOS A represents free flow. Tavel at desired speeds is ummpeded, as passing of say slow-moving vehicles is infrequent and can be done easily Platoons of vehicles would be three or less LOS B descnbes stable flow Passing to maintain desired speed becomes significant and platooning Of VChlClea InCrtaFe6 ^ LOS C also descnbes sable flow. Platoomng and retractions to passing become noticeable and while Flow rermins stable, Borne congeuoo may occur because of slow-moving vehicles or fuming movetnaots. ^ LOS D is chanctenzad by opposing traffic flows operating separately Passing is extremely difficult as opportumhe are very limited. LOS E decnbe unstable operation at or Dear capacity levels. Then arc no usable gaps in the traffic stream and any disruption to flow causes congetion. Flow is unstable as slow- moving vehicles and other interruptions cause intense platooning and congestion, passing is ^ virtually Impossible LOS F represents a forced or breakdown flow causod by traffic demand volume exceerlmg capacity, actual volume served will drop as speed dxrease and congestion increases LOS F is used ^ to identify bottlenecks, or points of congestion, sad opentioos within the queue behind these bottlenecks. Levels of service aro also Identified for signalized intersachons and for the controlled movettientc u unsignahred intersxuoos. Thane levels of service arc based on rvenge delays, which in tum arc based on volutme and CapaCitie. For signalized intersechona, as operational analysis is used to determine these delays for each lace group of each approach For unaigtiahmd intersections, the r- procedure from the Hrghway Capanry Manual - 7111rd f-dmoa were used to calculate delays Cntena for levels of xrvice arc• Geaeal Descnptioo Ranee of Intersection Delav (sxondsl r- J„~Q~ of Estimated Dalav S a Unsigpalized A C.ittle or no delay 55 55 B Short traffic delays > 5 and 515 > 5 and 510 r. C Average traffic delays > 15 and 525 > IO and 520 D Long traffic delays > 25 and 540 > 20 and 5 30 E Very long traffic delays > 40 and 560 > 30 and 545 F Very long tnffiic delays >60 >45 Reference: Tntisportation Reaearc6 Board, National Research Council, Hrghway Capacrry Manual, Special Report 209, Washington, D.C., 1985 ^ Transportation Research Board, National Reerc6 Council, Highway Capacity Manua! - lirrrd Edrnon, Updated 1994, Special Report 209, Washington, D C , 1994