HomeMy WebLinkAboutCOM 0229.000 2000-2002Harry Kim
Mayor
County of Hawaii
25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 • (808) 961-8211 • Fax (808) 961-6553
KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96740
(808)329-5226 • Fax (808)326-5663
May 23, 2001
Honorable James Y. Arakaki, Chairman
and Members of the County Council
County of Hawaii
25 Aupuni Street
Hilo, HI 96720
Dear Chairman Arakaki and Members:
%State Laud Use Boundary. Amendment Application (SLU 01-003)
Request: Agricultural to Urban
Change of Zone Application (REZ 01-005)
Request:. Agricultural (A -5a) to General Commercial (CG -20)
Applicant: EHP Corporation
Tax Map Key: 7-5-3:19
Change of Zone Ordinance No. 00-105 Which Amended Ordinances 99-79
and 94-78 (REZ 767)
Request: Amendment to Condition C (Secure Final Subdivision Approval)
Applicant: Big Island Country Club & Estates
Tax Map Kgy: 7-1-5.9,10, 22, 26 28, 34,39-41, 58 & 59
Dixie Kaetsu
Managing Director
Peter T. Young
Deputy Managing Director
As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the
County Council's consideration and action are the Planning Commission's letters and
enclosures regarding the above -referenced requests.
Sincerely,
kms:
Harry K>m
Mayor
L050401
Enclosures
cc: Planning Department
Comm. N0.
File No.—
Ref .
o.,._,:.Ref. To:
Ref, BateAY 2 3 2001
Harry Kim
Mayor
County of Hawaii
PLANNING COMMISSION
25 Aupuni Street, Room 109 • Hilo, Hawaii 96720-4252
(808) 961-8288 9 Fax (808) 961-8742
Honorable James Y. Arakaki, Chairman
and Members of the County Council
County of Hawaii
25 Aupuni Street
Hilo, HI 96720
Dear Chairman Arakaki and Members:
State Land Use Boundary Amendment Application (SLU 01-003)
Request: Agricultural to Urban
Change of Zone Application (REZ 01-005)
Request: Agricultural (A -5a) to General Commercial (CG -20)
Applicant: EHP Corporation
Tax Map Key: 7-5-3.19
The Planning Commission, after a duly held public hearing on May 4, 2001, voted to recommend
for your approval the proposed legislative bills to change the State Land Use district from the
Agricultural to Urban District and a Change of Zone changing the district classification from
Agricultural (A -5a) to General Commercial (CG -20) for approximately 5.083 acres of land. The
property is located on the west side of Henry Street, across from the Crossroads Shopping Center
and approximately 350 feet south of the intersection of Henry Street and Palani Street, Lanihau
15i, North Kona, Hawaii.
The Commission concurs with the following findings as recommended by the Planning Director:
State Land Use, Boundaa Amendment
The approval of the reclassification from the State Land Use Agricultural to the
Urban District will not be violative of Section 205-2, Chapter 205, Hawaii Revised
Statutes, nor will it be inconsistent with the Land Use Commission Rules, the County
General Plan and the Hawaii State Plan. Section 205-3.1 states that district boundary
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 2
amendments involving lands of fifteen acres or less, shall be determined by the
appropriate county land use decision making authority and shall not require consideration
by the land use commission pursuant to Section 205-4. The standard of review for a
boundary amendment consideration shall be given to the following: (a) The extent to
which the proposed reclassification conforms to the applicable goals, policies, standards,
and courses of action of the General Plan and implementing, ordinances, plans and
documents. No amendment shall be approved unless it conforms to the General Plan.
(b) The extent to which the proposed reclassification conforms to the applicable district
standards. According to the Land Use Commission Rules, one of the standards for
considering an area for urban reclassification states that "In determining urban growth for
the next ten years, or in amending the boundary, land contiguous with existing urban
areas shall be given more consideration than non-contiguous land, and particularly when
indicated for future urban use on state or county general plans." The subject property
does conform to this standard as it is proximate to the already urban subdivisions.
The Land Use Pattern Allocation Guide (LUPAG) Map component of the General
Plan is a representation of the document's goals and policies to guide the coordinated
growth and development of the County. It reflects a graphic depiction of the physical
relationship among the various land uses. The requested zone change from an
Agricultural -5 acres (A -5a) to a General Commercial -20,000 square feet (CG -20) zoned
district conforms to the LUPAG Map, which designates the subject property and its
immediately surrounding area for High Density Urban uses. The General Plan defines a
High Density as accommodating commercial, multiple family residential and related
services. According to the Zoning Code, uses permitted within this zoned district may
include offices, retail establishments, restaurants, multiple family residential complexes,
schools, business services, automobile service stations and other similar uses. These uses
are consistent with uses permitted within areas designated as High Density. Therefore, it
is determined that the request is consistent with the High Density form depicted on the
LUPAG Map for this area of North Kona.
The Kona Regional Plan, adopted by the Planning Commission in April 1984,
designates the area for General Commercial and Single Family Residential uses. We find
that a favorable recommendation of this land use boundary amendment request would be
substantially compliant with the recommendations of the Kona Regional Plan, even
though this document was adopted over 16 years ago. While the study area of the
Keahole to Kailua Development Plan does not include the project site, planning maps
included within the document do suggest that the project site and immediately
surrounding area be retained for Urban Expansion uses. The requested boundary
amendment would be consistent with expansion of urban uses suggested by the Keahole
to Kailua Development Plan. Therefore, it is determined that the request is consistent
with other land use planning documents for this area of North Kona.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 3
The property is situated within close proximity to the employment center of
Kailua-Kona. The subject request for reclassification is for land located within the
urban/retail/employment center of Kailua-Kona, and thereby conforms with the Land Use
Commission Rules which encourages urban developments in close proximity to existing
developments and in close proximity to existing services and facilities.
The subject property is or will be provided with all utilities and services that are
essential to accommodate urban development. Primary access to the project site is
provided by Henry Street, a County -maintained roadway maintaining a right-of-way of
80 feet. Henry Street is a 4 -lane, divided roadway with curbs, gutters and sidewalks. As
previously mentioned, access to the project site will be provided via an existing 60 -foot
wide easement that intersects Henry Street at a break in the median separating the travel
lanes. This break in the median will provide for left turns, although there is currently no
dedicated left turn storage lane as traffic approaches the access easement. The applicant
has stated that they will provide a dedicated left -turn lane should such improvements be
required by the County. The Department of Public Works has recommended that access
to and from Henry Street shall meet with their approval, including the construction of any
required channelization improvements within Henry Street. The Department of Public
Works also recommends that the access roadway within the 60 -foot wide access easement
located on the adjoining property be constructed to County-dedicable standards, including
the provision of curbs, gutters and sidewalks in areas of pedestrian traffic. This favorable
recommendation will be conditioned upon the applicant providing these roadway and
intersection improvements as may be required by the Department of Public Works. Also
recommended is the preparation of a Traffic Impact Analysis Report (TIAR) as may be
recommended by the Department of Public Works, for any increment of development
beyond the conversion of the existing single family dwellings into offices. The applicant
will be required to provide any improvements that may be recommended by the TIAR
and the Department of Public Works. This condition will ensure that traffic generated by
commercial use on the subject property will not have a significant adverse impact to
traffic along the access easement and Henry Street.
Water is available to the subject property via an existing 5/8 -inch water meter
located along Henry Street. Should a 1 -inch meter be required by the County, the
applicant has committed to provide such improvements to the water system. The
applicant concludes that the existing 5/8 -inch water meter is sufficient to support the
proposed office use. The Department of Water Supply does not have any comments or
objections to the request.
Wastewater generated by the proposed office use will be accommodated within
the existing cesspool currently servicing the two single family dwellings. Should an
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 4
individual wastewater treatment system be required, the applicant has committed to
provide such improvements. The Department of Public Works has recommended that the
applicant connect the property up to the County's sewer system. While the applicant
wishes to utilize the existing cesspools to accommodate the conversion of the existing
dwellings to offices, the County must ensure that its facilities are able to accommodate
any General Commercial use that may be permitted on the property. The applicant,
through information provided within its application, has not disclosed any long-term
plans for the subject property beyond the conversion of the two existing dwellings into
offices. We agree that it is reasonable to allow the applicant to continue using individual
wastewater treatment systems to accommodate the wastewater needs of the converted
dwellings, provided that the requirements of the Department of Health are complied with.
To accommodate any future development of the property, conditions of this favorable
recommendation will require that further development of the property beyond the office
conversions will require the connection of the subject property to the County's sewer
system.
Electrical service is available to the property from Hawaii Electric Light Co. Inc.,
and telephone service is available from GTE Hawaiian Tel. Police services are provided
by the County of Hawaii from its Kealakehe substation. Fire protection is also provided
by the County of Hawaii from its Kailua-Kona station. Emergency medical and
paramedical services are also provided by the Hawaii County Fire Department. The
nearest available public health facility is the Kona Community Hospital located at
Kealakekua. Due to the relatively small size and nature of the proposed development, it
is not anticipated that the project will generate increased impacts on area schools and
parks.
The property has no severe geological or topographical problems which cannot be
properly rectified or which would render the land unusable. The Federal Emergency
Management Agency Flood Insurance Rate Map (FIRM) designates the property as Zone
X, areas determined to be outside the 500 -year flood plain. Any improvements to the
property must comply with Chapter 27 of the County Code relating to Flood Control.
The County of Hawaii Building Code identifies the entire island of Hawaii in Earthquake
Zone 4 and contains certain structural requirements to address the relative seismic hazard.
Thus, the reclassification does meet with the standard which states that the lands included
within the Urban District "... shall be those with satisfactory topography and drainage and
reasonably free from the danger of floods, tsunami and unstable soil conditions and other
adverse environmental effects."
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 5
While the subject property is currently within the State Land Use Agricultural and
County's Agricultural (A -5a) zoned districts, it is not currently being used for active
agricultural purposes. The State of Hawaii ALISH Map does not classify the property as
agricultural lands of importance to the State. The Land Use Study Bureau's Overall
Master Productivity Rating for soils within the property are "E" or "Very Poor."
Therefore, the reclassification of this 5.083 -acre portion of land from the
Agricultural to the Urban designation will not be detrimental to the agricultural land
inventory in the County of Hawaii. From a land use perspective, it is a more feasible
alternative to infill urban development within this particular area of North Kona that has
already been designated as the High Density urban core of Kailua-Kona by the General
Plan. In doing so, it would tend to alleviate the conversion of more productive
agricultural lands in more appropriate locations within the North Kona area for urban
type uses. Furthermore, an Urban classification would complement the existing and
future commercial land use patterns of the surrounding properties in view of existing and
proposed commercial developments within the immediate vicinity of the subject property.
Finally, it should also be noted that the reclassification action would conform to
the following goals, objectives and/or policies articulated in the Hawaii State Plan:
a. Achieve a strong, viable economy, characterized by stability, diversity and
growth that enables the fulfillment of the needs and expectations of
Hawaii's present and future generations.
b. Encourage urban developments in close proximity to existing services and
facilities.
Based on the above, the approval of the State Land Use Boundary Amendment to the
Urban District complements the State Land Use District Regulations and is supportive of the
State of Hawaii Plan.
Change of Zone
In order to consider an area for any type of zoning designation, the applicable
goals, policies and standards of the General Plan must be adequately addressed. It is only
through such a comprehensive policy analysis approach that evaluations and decisions
can be made to better time and stage developments to achieve growth determined by the
General Plan and related planning documents. The implications of these evaluations and
decisions must be also considered as they may have an impact on similar areas in the
County.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 6
The proposed request from an Agricultural -5 acres (A -5a) to a General
Commercial -20,000 square feet (CG -20) zoned district will conform to the following
goals, policies and standards of the Economic and Land Use (Commercial and Industrial)
Elements of the General Plan.
ISO•
• Provide residents with opportunities to improve their quality of life.
• Economic development and improvement shall be in balance with the physical
and social environments of the island of Hawaii.
• The County of Hawaii shall strive for diversification of its economy by
strengthening existing industries and attracting new endeavors.
LAND USE — GENERAL
• Designate and allocate land uses in appropriate proportions and mix and in
keeping with the social, cultural and physical environments of the County.
• Zone urban- and rural -types of uses in areas with ease of access to community
services and employment centers and with adequate public utilities and facilities.
• Allocate appropriate requested zoning in accordance with the 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 in balance with the physical and social
environment.
• Zoning requests shall be reviewed with respect to General Plan designation,
district goals, regional plans, State Land Use District, compatibility with adjacent
zoned uses, availability of public services and utilities, access, and public need.
LAND USE — COMM R; CIAL
Provide for commercial developments that maximize convenience to users.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 7
Provide commercial developments that complement the overall pattern of
transportation and land usage within the island's regions, communities, and
neighborhoods.
Commercial facilities shall be developed in areas adequately served by necessary
services such as water, utilities, sewers, and transportation systems. Should such
services not be available, the development of more intensive uses should be in
concert with a localized program of public and private capital improvements to
meet the expected increased needs.
Distribution of commercial areas shall be such as to best meet the demands of
neighborhood, community and regional needs.
The development of commercial facilities should be designed to fit into the locale
with minimal intrusion while providing the desired services. Appropriate
infrastructure and design concerns shall be incorporated into the review of such
developments.
Commercial development shall be located in areas adequately served by
transportation, utilities, and other amenities. Commercial developments shall
provide for adequate internal circulation amongst commercial facilities in the
area.
The Land Use Pattern Allocation Guide (LUPAG) Map component of the General
Plan is a representation of the document's goals and policies to guide the coordinated
growth and development of the County. It reflects a graphic depiction of the physical
relationship among the various land uses. The requested zone change from an
Agricultural -5 acres (A -5a) to a General Commercial -20,000 square feet (CG -20) zoned
district conforms to the LUPAG Map, which designates the subject property and its
immediately surrounding area for High Density Urban uses. The General Plan defines a
High Density as accommodating commercial, multiple family residential and related
services. According to the Zoning Code, uses permitted within this zoned district may
include offices, retail establishments, restaurants, multiple family residential complexes,
schools, business services, automobile service stations and other similar uses. These uses
are consistent with uses permitted within areas designated as High Density. Therefore, it
is determined that the request is consistent with the High Density form depicted on the
LUPAG Map for this area of North Kona.
The Kona Regional Plan, adopted by the Planning Commission in April 1984,
designates the area for General Commercial and Single Family Residential uses. We find
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 8
that a favorable recommendation of this change of zone request would be substantially
complaint with the recommendations of the Kona Regional Plan, even though this
document was adopted over 16 years ago. While the study area of the Keahole to Kailua
Development Plan does not include the project site, planning maps included within the
document do suggest that the project site and immediately surrounding area be retained
for Urban Expansion uses. The requested change of zone would be consistent with
expansion of urban uses suggested by the Keahole to Kailua Development Plan.
Therefore, it is determined that the request is consistent with other land use planning
documents for this area of North Kona.
Primary access to the project site is provided by Henry Street, a County -
maintained roadway maintaining a right-of-way of 80 feet. Henry Street is a 4 -lane,
divided roadway with curbs, gutters and sidewalks. As previously mentioned, access to
the project site will be provided via an existing 60 -foot wide easement that intersects
Henry Street at a break in the median separating the travel lanes. This break in the
median will provide for left turns, although there is currently no dedicated left turn
storage lane as traffic approaches the access easement. The applicant has stated that they
will provide a dedicated left -turn lane should such improvements be required by the
County. The Department of Public Works has recommended that access to and from
Henry Street shall meet with their approval, including the construction of any required
channelization improvements within Henry Street. The Department of Public Works also
recommends that the access roadway within the 60 -foot wide access easement located on
the adjoining property be constructed to County-dedicable standards, including the
provision of curbs, gutters and sidewalks in areas of pedestrian traffic. This favorable
recommendation will be conditioned upon the applicant providing these roadway and
intersection improvements as may be required by the Department of Public Works. Also
recommended is the preparation of a Traffic Impact Analysis Report (TIAR) as may be
recommended by the Department of Public Works, for any increment of development
beyond the conversion of the existing single family dwellings into offices. The applicant
will be required to provide any improvements that may be recommended by the TIAR
and the Department of Public Works. This condition will ensure that traffic generated by
commercial use on the subject property will not have a significant adverse impact to
traffic along the access easement and Henry Street.
Water is available to the subject property via an existing 5/8 -inch water meter
located along Henry Street. Should a 1 -inch meter be required by the County, the
applicant has committed to provide such improvements to the water system. The
applicant concludes that the existing 5/8 -inch water meter is sufficient to support the
proposed office use. The Department of Water Supply does not have any comments or
objections to the request.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 9
Wastewater generated by the proposed office use will be accommodated within
the existing cesspool currently servicing the two single family dwellings. Should an
individual wastewater treatment system be required, the applicant has committed to
provide such improvements. The Department of Public Works has recommended that the
applicant connect the property up to the County's sewer system. While the applicant
wishes to utilize the existing cesspools to accommodate the conversion of the existing
dwellings to offices, the County must ensure that its facilities are able to accommodate
any General Commercial use that may be permitted on the property. The applicant,
through information provided within its application, has not disclosed any long-term
plans for the subject property beyond the conversion of the two existing dwellings into
offices. We agree that it is reasonable to allow the applicant to continue using individual
wastewater treatment systems to accommodate the wastewater needs of the converted
dwellings, provided that the requirements of the Department of Health are complied with.
To accommodate any future development of the property, conditions of this favorable
recommendation will require that further development of the property beyond the office
conversions will require the connection of the subject property to the County's sewer
system.
Police services are available from the County's Police Station at Kealakehe while
fire and emergency services are available from the County's Kailua-Kona Fire Station on
Palani Road. The Kealakehe Police Station is located approximately 1 mile north of the
project area while the Kailua-Kona Fire Station is located approximately 1,000 feet to the
west of the project site. In response to the subject request, the Police Department stated
that the proposed development is not anticipated to have a significant adverse impact on
traffic or police services. The Fire Department did not express any concerns that the
proposed project will adversely affect its operations.
Electricity, telephone and cable services are currently available to the project area.
The Flood Insurance Rate Maps (FIRM) indicate that the property is located in
Zone "X", areas determined to be outside of the 500 -year flood plain. There are no
significant drainageways that adversely affects the subject property. While there are no
indications of surface water flow on-site, the applicant will be required to abide by all
applicable County guidelines for run-off generated by the development.
The predominant soil within the project area is classified by the U.S. Department
of Agriculture, Soil Conservation Service, as Pahoehoe Lava Flows (rLW). The project
site is not classified as having any agricultural importance on the State Department of
Agriculture's Agricultural Lands of Importance to the State of Hawaii (ALISH) Map and
soils within the subject property are classified as "E" (Very Poor) for agricultural
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 10
productivity by the Land Study Bureau. Therefore, the requested change of zone will not
have any significant adverse impact on the agricultural resources of the County.
The applicant makes reference to a 1998 survey conducted by Philip Bruner on a
parcel located approximately 600 feet to the south of the project site. The faunal study of
this site concluded that fauna consisted largely of introduced bird species. Other
mammals observed included the Indian mongoose, cats, dogs, rats and pigs. The study
found no evidence of any endemic or endangered species of fauna within the studied site.
The endangered Pueo and 'Io may occassionally forage or roost on the studied site.
The applicant makes reference to a 1998 botanical survey on a property located
approximately 600 feet to the south of the project site. According to this survey, floral
resources within the studied site consisted of guinea grass with stands of koa haole and
scattered kiawe trees. He also identified a total of 70 plant species, of which six (6) were
native. Two of these were considered possibly indigenous and the remaining four (4)
found to be indigenous. According to Figure 13 of the applicant's archaeological
inventory survey, the majority of the subject property is either landscaped or previously
bulldozed. Given the substantially improved nature of the project site, the presence of
endangered floral species is unlikely. Compliance with the landscaping rules of the
Planning Department (Rule No. 17) is required of commercial developments and uses
seeking Final Plan Approval. Rule No. 17 does encourage the use of native plants in
landscaping to promote ecological and cultural values.
An archaeological inventory survey of the subject property was conducted by
Haun and Associates on February 2, 2001. The survey identified three (3) sites; a historic
wall, petroglyph and a complex of 26 agricultural features possibly associated within the
Kona Field System. The study assessed all three sites as solely significant for its ability
to yield information important for research on prehistory and history. The study
concluded that mapping, written descriptions, photography and test excavation at these
sites have documented them adequately and that no further work or preservation is
recommended. As recommended by the Planning Commission, this favorable
recommendation will require the applicant to provide for the signage of archaeological
features within the project site as may be deemed appropriate by the Department of Land
and Natural Resources -Historic Preservation Division.
Impacts associated with commercial development within this section of North
Kona such as historical, visual, traffic, and drainage concerns have been assessed and will
be mitigated through conditions of approval. Therefore, the request would not
unreasonably burden the public agencies to provide roads and streets, water, drainage,
police and fire protection.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 11
The requested Commercial zoning will accommodate uses that will fit into the
locale with minimal intrusion while providing the desired commercial uses, as well as
providing for necessary infrastructural improvements to support the development. The
development of the property for commercial uses will continue to provide business and
commercial services to the Kailua-Kona community. The subject property is located in
close proximity to all necessary urban services and facilities, and will serve to add to and
complement the existing commercial inventory in this particular area of Kailua. The
applicant will be required to complete its proposed project in compliance with all
applicable requirements of the affected agencies. Therefore, the proposed rezoning and
development will complement the land usage within the region and the community in
which it is proposed to be located.
Based on the above findings, this request to reclassify the subject property from
an Agricultural -5 acres (A -5a) to a General Commercial -20,000 square feet (CG -20)
zoned district would result in an appropriate land use pattern and further benefit the
general public.
For your favorable consideration, an amendment to the State Land Use Boundaries Map, H-8 for
the County of Hawaii and Section 25-8-3 (North Kona Zone Map), Article 8, Chapter 25 (Zoning
Code) are transmitted.
We are enclosing a copy of the staff background for your information. We are also enclosing a
copy of a letter dated May 7, 2001, from the Department of Water Supply, providing its
comments on the applications. Please be informed that the Planning Department received said
letter on May 9, 2001, and therefore, it was not evaluated by the Planning Commission.
Si cerely,
' Geraldine M. Giffin, Chairman
Planning Commission
Lehpcorp02PC
Enclosures
cc: Mr. Sidney Fuke
Mr. Darrell Loftin/EHP Corp.
Department of Water Supply
Department of Public Works
Brian Minaai/DOT-Highways,Honolulu
State Land Use Commission
West Hawaii Office
B EHPCoipREZ01 dsa-05/ 1 /01
COUNTY OF HAWAII PLANNING DEPARTMENT
BACKGROUND REPORT
EHP CORPORATION
STATE LAND USE BOUNDARY AMENDMENT (SLU 01-003)
CHANGE OF ZONE APPLICATION Z 0)i-005)
EHP Corporation has submitted applications for a State Land Use Boundary
Amendment (SLU 01-003) from Agricultural to an Urban District and a Change of Zone
(REZ 01-005) by changing the district classification from Agricultural -5 acres (A -5a) to General
Commercial (CG -20) for approximately 5.083 acres of land. The property is located on the west
side of Henry Street, across from the Crossroads Shopping Center and approximately 350 feet
south of the intersection of Henry Street and Palani Street, Lanihau 1", North Kona, Hawaii,
TMK: 7-5-03:19.
(;ENERAL IN_1F'ORMATION-
1. Lancs Ownership: The applicant is the owner of the subject property. Mr. Darrell
Liftin, Executive Vice President of EHP Corp., authorized the filing of the subject
applications.
PROPOSED DEVELOPVIENIe
2. Request: The applicant is requesting a State Land Use Boundary Amendment to allow a
change in the district classification of the subject property from an Agricultural to an
Urban District and a Change of Zone from an Agricultural -5 acres (A -5a) to a General
Commercial (CG -20) zone district for approximately 5.083 acres of land.
Objectives: The applicant provided, in part, the following information:
"The applicant plans to convert two (2) 2 -story single-family dwellings on the site into
offices. The other supportive structures on the site, such as the gazebo and a greenhouse,
would remain. The applicant hopes to retain a residential ambiance for this office
complex. It hopes to attract businesses or non-profit groups that would be interested in
operating in a residential -like environment, similar to those found along Kinoole and
Kilauea Streets in the City of Hilo. "
C- _3..y Ce, 113) L �,',! 1 it
4. Additional Development Objectives: The dwellings will be converted into offices with
appropriate conference rooms with minor interior improvements to accommodate the
requirements of the American with Disabilities Act (ADA). A new parking area is
tentatively located along the project site's access driveway. A total of 30 parking stalls
will be provided, although additional land area is available for expansion should it be
needed. Access to the subject property will be provided by a 20 -foot wide access road to
be situated within an existing 60 -foot wide easement located to the south on an adjacent
property.
5. Supportive information: The applicant has submitted the following in support of the
request: (See Exhibit A — Change of Zone Application)
STATE & COUNTY PLANS
6. SLU: Agricultural.
7. General Plan Consistency: Economic, Recreation and Land Use elements goals,
policies and courses of action for North Kona.
8. GP LUPAG MAP: The General Plan Land Use Pattern Allocation Guide (LUPAG)
map currently designates the subject property for High Density uses. A designation of
High Density will allow for commercial, multiple residential and related services (general
and office commercial; multiple residential - up to 87 units per acre). The Planning
Department is currently conducting a comprehensive review of the General Plan and has
currently developed the General Plan Preliminary Draft II dated January 19, 2001.
According to this second draft, the project site and immediately surrounding area will
retain its current High Density designation. Furthermore, existing lands in the vicinity of
the project site and extending mauka of the Queen Kaahumanu Highway to the
Makalapua Shopping Center area is proposed for reclassification from Urban Expansion
to High Density, further solidifying this area as the High Density core for this section of
North Kona.
9. Hawaii State Plan Consistency: Economy, Physical environment, Land and Air Quality,
Facility systems for Solid and Liquid Wastes, Water, Socio -cultural advancement
(Leisure) objectives and policies.
-2-
10. Kona Regional Plan: The Kona Regional Plan adopted by the Planning Commission in
April 1984, designates the subject area for General Commercial (CG) and Single Family
Residential (RS -4) uses.
11. Keahole to Kailua (K to K) Development Plan: Adopted in 1991, the K to K
Development Plan provides a plan for development consistent with the General Plan, for
those lands situated between the Kona International Airport at Keahole to Palani Road.
While the project site is situated to the south of this planning area, it did define the
extension of a Mid -Level Arterial in the vicinity of the project site as well as identified
Urban Expansion uses makai of its general alignment, which includes the project site.
This Urban Expansion area encompasses lands along both sides of Henry Street, which is
now the site of the existing Crossroads Shopping complex and other proposed
commercial and residential developments.
12. Kailua Village Special District: The project area is located outside the boundaries of
the Kailua Village Special District.
13. County Zoning: Agricultural -5 acre (A -5a). A zoning of A -5a will require a minimum
lot size of five (5) acres. Under the requested General Commercial -20,000 square feet
(CG -20) zoning, the minimum lot size would be 20,000 square feet. According to
Section 25-5-112 of the Zoning Code, the following uses, among others, may be
permitted on lands designated as General Commercial (CG):
(1) Adult day care homes.
(2) Amusement and recreation facilities, indoor.
(3) Art galleries, museums.
(4) Art studios.
(5) Automobile service stations.
(6) Automobile sales and rentals.
(7) Bars, nightclubs and cabarets.
(8) Bed and breakfast establishments, as permitted under section 25-4-7.
(9) Boarding facilities, rooming, or lodging houses, provided that the maximum density
shall be one thousand two hundred fifty square feet of land area per rentable unit or
dwelling unit.
(10) Broadcasting stations.
(11) Business services.
-3-
(12) Car washing, provided that if it is mechanized, sound attenuated structures or sound
attenuated walls shall be erected and maintained on the property lines.
(13) Catering establishments.
(14) Cemeteries and mausoleums, as permitted under chapter 6, article 1 of this Code.
(15) Churches, temples and synagogues.
(16) Cleaning plants using only nonflammable hydrocarbons in a sealed unit as the
cleansing agent.
(17) Commercial parking lots and garages.
(18) Community buildings, as permitted under section 25-4-11.
(19) Convenience stores.
(20) Crop production.
(2 1) Day care centers.
(22) Display rooms for products sold elsewhere.
(23) Dwellings, double -family or duplex, provided that the maximum density shall be one
thousand two hundred fifty square feet of land area per rentable unit or dwelling unit.
(24) Dwellings, multiple -family, provided that the maximum density shall be one
thousand two hundred fifty square feet of land area per rentable unit or dwelling unit.
(25) Dwellings, single-family.
(26) Equipment sales and rental yards, and other yards where retail products are displayed
in the open.
(27) Family child care homes.
(28) Farmers markets. When the vending activity in a farmers market involves more than
just the sale of local fresh and/or raw produce, plant life, fish and local homegrown and
homemade products for more than two days a week, the director, at the time of plan
approval, shall restrict the hours of use, maintenance and operations and may require
improvements as determined appropriate to ensure its compatibility with the existing
character of the surrounding area.
(29) Financial institutions.
(30) Group living facilities.
(3 1) Home occupations, as permitted under section 25-4-13.
(32) Hospitals, sanitariums, old age, convalescent, nursing and rest homes and other
similar uses.
(33) Hotels.
(34) Ice storage and dispensing facilities.
(35) Laboratories, medical and research.
(36) Laundries.
(37) Light manufacturing, processing and packaging, where the only retail sales outlet for
products produced is on the premises where produced.
(38) Medical clinics.
(39) Meeting facilities.
(40) Model homes, as permitted under section 25-4-8.
(41) Mortuaries.
-4-
(42) Neighborhood parks, playgrounds, tennis courts, swimming pools, and similar
neighborhood recreational areas and uses.
(43) Offices.
(44) Personal services.
(45) Photography studios.
(46) Public uses and structures, as permitted under section 254-11.
(47) Printing shops, cartographing and duplicating processes such as blueprinting or
photostating shops.
(48) Repair establishments, minor.
(49) Restaurants.
(50) Retail establishments.
(5 1) Schools.
(52) Telecommunication antennas, as permitted under section 25-4-12.
(53) Theaters.
(54) Time share units.
(55) Utility substations, as permitted under section 25-4-11.
(56) Veterinary establishments.
14. Special Management Area (SMA): The subject property is not situated within the
County's Special Management Area.
DESCRIPTION OF SUBJECT PROPERTY AND SIJRR0UhMINg ARE
15. Subject Property: The subject property, roughly rectangular in shape, has a land area of
approximately 5.083 acres with a width of approximately 300 feet and a depth of
580 feet. The project site is lies adjacent to Henry Street along its width, with a direct
frontage along Henry Street of 100± feet. A portion of the property closest to Henry
Street is improved as a residential home site with two single family dwellings, a gazebo,
greenhouse, and related improvements. The larger of the two dwellings is currently used
as the applicant's second home. The other dwelling is used as a caretaker's residence or a
guest house.
16. U.S.D.A. Soil Type: The predominant soil within the project area is classified by the
U.S. Department of Agriculture, Soil Conservation Service, as Pahoehoe Lava. Pahoehoe
lava generally has no soil cover and is typically bare of vegetation except for mosses and
lichens. Soil is, however, found in cracks and depressions that have been transported
there by wind and storm runoff. In areas of higher rainfall, this lava contributes to the
groundwater supply through percolation.
-5-
17. ALISH: The project area is not classified as having any agricultural importance on the
State Department of Agriculture's Agricultural Lands of Importance to the State of
Hawaii (ALISH) Map.
18. Land Study Bureau's Detailed Land Classification System: Soils within the subject
property are classified as "E" (Very Poor) for agricultural productivity by the Land Study
Bureau.
19. Fauna: A faunal survey of the subject property was not conducted. The applicant
believes that rare or endangered faunal species are not likely to be found within the
project site or its immediate area. The applicant makes reference to a 1998 survey
conducted by Philip Bruner on a parcel located approximately 600 feet to the south of the
project site. The faunal study of this site concluded that fauna consisted largely of
introduced bird species. Other mammals observed included the Indian mongoose, cats,
dogs, rats and pigs. The study found no evidence of any endemic or endangered species
of fauna within the studied site. The endangered Pueo and 'Io may occasionally forage or
roost on the studied site.
20. Flora: No floral study was conducted on the subject property. The applicant makes
reference to a 1998 botanical survey on a property located approximately 600 feet to the
south of the project site. According to this survey, floral resources within the studied site
consisted of guinea grass with stands of koa haole and scattered kiawe trees. He also
identified a total of 70 plant species, of which six (6) were native. Two of these were
considered possibly indigenous and the remaining four (4) found to be indigenous.
According to Figure 13 of the applicant's archaeological inventory survey, the majority of
the subject property is either landscaped or previously bulldozed. Given the substantially
improved nature of the project site, the presence of endangered floral species is unlikely.
21. Archaeological Resources: An archaeological inventory survey of the subject property
was conducted by Haun and Associates on February 2, 2001. The survey identified three
(3) sites; a historic wall, petroglyph and a complex of 26 agricultural features possibly
associated within the Kona Field System. The study assessed all three sites as solely
significant for its ability to yield information important for research on prehistory and
history. The study concluded that mapping, written descriptions, photography and test
excavation at these sites have documented them adequately and that no further work or
preservation is recommended.
22. FIRM: The subject property is located in Zone X, area determined to be outside the
500 -year flood plain. There are no existing drainageways or drainage structures in the
project area.
23. Surrounding Zoning/Land Uses: The project site is situated along Henry Street in
proximity to existing commercial uses also located along Henry Street. These
commercial uses are part of the Crossroad Shopping Complex located approximately 100
feet to the southwest of the project site. In 1998, the County Council rezoned
approximately 17 acres of land located approximately 450 feet to the south of the project
site to a General Commercial (CG -20) zoned district to accommodate a "commercial and
community development center" (Hawaiian Development Corporation). In March 2001,
the County Council rezoned approximately 23.4 acres of land adjacent to the north of the
project site to a Residential -Commercial Mixed (RCX-2) zoned district to accommodate a
proposed residential and commercial development (Queen Liliuokalani Trust). Lands
adjacent to the east of the project site remain in an A -5a zoned district.
PUBLIC FACILITIESS AND SERVICES
24. Access: Primary access to the project site is provided by Henry Street, a County -
maintained roadway maintaining a right-of-way of 80 feet. Henry Street is a 4 -lane,
divided roadway with curbs, gutters and sidewalks. As previously mentioned, access to
the project site will be provided via an existing 60 -foot wide easement that intersects
Henry Street at a break in the median separating the travel lanes. This break in the
median will provide for left turns, although there is currently no dedicated left turn
storage lane as traffic approaches the access easement. The applicant has stated that they
will provide a dedicated left -turn lane should such improvements be required by the
County.
25. Police/Fire/Emergency Services: Police services are available from the County's Police
Station at Kealakehe while fire and emergency services are available from the County's
-7-
Kailua-Kona Fire Station on Palani Road. The Kealakehe Police Station is located
approximately 1 mile north of the project area while the Kailua-Kona Fire Station is
located approximately 1,000 feet to the west of the project site along Palani Road.
26. Water: Water is available to the subject property via an existing 5/8 -inch water meter
located along Henry Street. Should a 1 -inch meter be required by the County, the
applicant has committed to provide such improvements to the water system. The
applicant concludes that the existing 5/8 -inch water meter is sufficient to support the
proposed office use.
27. Wastewater: Wastewater generated by the proposed office use will be accommodated
within the existing cesspool currently servicing the two single family dwellings. Should
an individual wastewater treatment system be required, the applicant has committed to
provide such improvements.
28. Essential Utilities: Electricity, telephone and cable services are currently available to the
project area.
AGENCIES' C21VIlVIENTS
29. State Department of Transportation: (April 19, 2001 Memorandum)
"The proposed conversion of existing residential structures to office use will not
significantly affect State highway facilities."
30. Police Department: (March 23, 2001 Memorandum)
"Staff has reviewed the above -referenced applications and does not believe they will have
any significant negative impact on traffic or police services."
31. Department of Health: (April 3, 2001 Memorandum)
"Underground Injection Systems (Ph. 586-4258) which receive wastewater or storm run-
offs from the proposed development need to address the requirements of Chapter 23,
Hawaii State Department of Health Administrative Rules, Title 11, 'Underground
Injection Control."'
32. Land Use Commission: (March 29, 2001 Memorandum)
"We have reviewed the subject applications as transmitted by your memorandum dated
March 16, 2001, to reclassify and rezone the subject parcel for the development of offices
from two existing single-family dwellings at Lanihau V, North Kona, Hawai'i.
"Based upon review of the subject applications, the subject parcel appears to be in the
State Land Use Agricultural District as described in the subject applications.
We have no further comment to offer at this time. We appreciate the opportunity to
comment on the subject applications."
33. Department of Public Works, Engineering Division:
See Exhibit B -April 19, 2001 Memorandum
34. Applicant's Response to Department of Public Works memorandum:
See Exhibit C — Letter dated April 27, 2001 to the Planning Director
35. Fire Department:
See Exhibit D - March 30, 2001 Memorandum
36. Applicant's Response to Fire Department and Department of Health memorandum:
See Exhibit E - Letter dated April 27, 2001 to the Planning Director
AGENCIES- NO RESPONSE
37. Department of Water Supply, Real Property Tax Division, Department of Land and
Natural Resources -Land and Historic Preservation Divisions.
PUBLIC COMM NTS
38. The department has not received any written comments or objections from the general
public regarding the subject applications.
IRM
STATE LAND USE A MEND"-VIEt i T
(Agricultural to Urban)
COUNTY REZONING
(A -5a to CG -20)
LANIHAU 1st,NORTH KONA, ITAWAII
TAX MAP KEY: (3) 7-3®03: 019
Prepared For:
EHP CORP.
Prepared By:
Sidney M. Fuke, Planning Consultant
March 2001
EXHIBIT
01/02/2001 12:04 508-969-7996 S. FUKE, PLANNING PAGE 03
COUNTY OF uAWAII PLANNING DEPARTMENT
APPLICATION FOR STATE LAND USE BOUNDARY AMENDMENT
(15 ACRES OR LESS)
APPLICANT:
rums: r-,
APPLICANT'S SIGNATURE:
MAILING ADDRESS: P.O. Box 1090 Darrell Lof fin, Ex. VP
Greenwood, Arkansas 72936
TELEPHONE: (BUS) ( 501) 996-9960 (HOME)
LAND s EAP Corp.
* a *TT�14 �o jz+R + S S I C_1N ArPTTj3 ' . 7-9' < ,/r�7 tel/) .� G1oy/YLV�-c �/ 'mac v v
IAZITAX MAP KEY: (3) 7-5-03*: 19
LAND AREA: 5.083 acres
CURRENT STATE LAND USE DISTRICT CLASSIFICATION; Agricultural
REQUESTED STATE LAND USE DISTRICT CLASSIFICATION: Urban
THE APPLICANT SHALL SUBMIT THE FOLLOWING:
A. Non-refundable filing and processing fee of two hundred dollars.
B. Original and fifteen copies of:
1. Application form.
2. Location map.
3. Preliminary site plan, drawn to scale, with ,all existing
and proposed structures and improvements shown thereon.
4. Reasons for the requested change and written description of
the property and proposed development, including but not
limited to:
a. The extent to which the proposed reclassification
conforms to the applicable goals, policies, standards,
and courses of action of the General Plan and
implementing ordinances, plans and documentsl and
b. The extent to which the proposed reclassification
conforms to the applicable district standards.
C. A minimum 2 -foot by 3 -foot presentation map requested under B-3,
above.
04009
PD 2/26/87
01/0'/2001 1:04 X08-9�Q-7996 S. FUKE, PLANt"NG PAGE 04
CHANGE OF ZONE APPLICATION
COUNTY OF HAWAII
PLANNING DEPARTMENT
(Type or Iegibly print the requested information)
APPLICANT: E H P Corp.
APPLICANT'S SIGNATURE: DATE: 2 Jan 01
ADDRESS: P.O. Box 1090
Greenwood, Arkansas 72936
' LIST APPLICANT'S INTEREST IF NOT OWNER:
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS.-
E.H.
FFICERS:E.H. Patterson - President Darrell Loftin, Ex. V -P
PHONE:(Ilus.) ( 501) 996-9960 (Res.) (Fax ( 501) 996-6239
' LANDOWNEER(S) • EH P Corp.
1 LANDOWNER SIGNATURE(S): DATE: 2 Jan 01
LANDOWNER(S) ADDRESS: Same as�aapp Cicat
REQ'UES'T': A -5a ,T CG -20
TAX MAP KEY:
(Existing zoning) (3) 7-5-13: 19 (Proposed Zonins)
ISTREET ADDRESS OF PROPERTY: Henry Street
SIZE OF PROPERTY OR AFFECTED AREA(S) TO 13E REZONED. 5.083- acres
AGENT: Sidney Fuke
ADDRESS: 100 Pauahi Street, Suite 212
Hilo, HI 96720
TELEPHONE: (Bus.) 969-1522 (Res_) 961-6909 (Pa) 969-7996
Please indicate to whom original correspondence and copies should be sent.
ORIGINAL: Sidney Fuke COPIES: Darrell Loftin
(See Instructions on Reverse Side)
Commercial, RM, Resort, & Industrial
PLANNING DEPARTf ENT
COUNTY OF HAWAII
APPLICATION FOR CHANGE OF ZONE
1. If
your request is approved, do you intend to subdiviae
the subject land in accordance with the approved change
of
zone?
NO
If
yes, please answer the rest of question 1 and then to
question 3.
a.
How many acres of the requested area do you intend to
subdivide?
b.
Into what lot sizes?
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?
If
you intend to subdivide, please submit a preliminary
schematic
subdivision plan together with your change of
zone
application form.
2. If
you nave no firm plans 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
NO
plans?
C.
Sell or lease the land to someone who has no plans?
NO
d.
Keep it?
VES
e.
Other (please state)
f.: If you intend to do either a, o, or c, please elaoorate
on the kind of plans the other party nas. 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. What specific building plans do you have for the subject land?
Include in your answer the following: type of building
(apartment, office, launderette, etc.); financing arrangement;
timetable for construction; and any ot~er information whiCi YOU
feel might help us in evaluating your request.
The applicant intends to convert the existing dwellings
into office spaces. The owner will finance the renovation
' effort.
4. Have you performed any study which would demonstrate a need for
your proposed building and/or development? NO
If so, please elaborate on your findings in the space provided
below.
The demand for the proposed use can, if needed,
be documented by the applicant's realtor who
intends to be the leasing and/or rental agent.
-2-
5. Have you performed any study which discusses the
environmental impacts your request would nave on the
surrounding area and/or the County? Yes
If so, please elaborate on your findings in the space
provided below.
Please refer to accompanying planning
and environmental report.
6. Are Were any buildings on the subject area? Yes
If so, what kind?
Two single family dwellings, a gazebo,
and a greenhouse.
What do you intend to do with those buildings if your
request is approved? Keep them and renovate the
dwellings into appropriate office spaces.
7. Is the subject land currently being used for any
agricultural activitity? NO
If so, please list the kinds of products grown and on
how many square feet or acres of land per product.
-3-
8. To' your knowledge, has there been any flooding and/or
drainage problem on the subject area? NO
If so, please describe the problem.
9. Do you think that the roads leading to the subject area
needs improvement? NO
If so, what kind?
Is the road adequate for the proposed traffic volume
or load? YES
10. What sort of governmental assistance and/or improvements
do you feel will be needed in the subject area when
developed?
ME
Yes
No
a.
Schools
X
b.
Roads
%
c.
Sewer
X
d.
Drainage
X
e.
Police Protection
X
f.
Fire Protection
X
g.
Recreational Facilities
X
h.
Public Utilities
X
i.
Other
X
ME
01/02/2-001 12:04 808-969-7996
S. FUKE, PLANNING
For those checked "yes, 11 please elaborate what type or kinds of
improvements. and/or assistance are needed.
11. Have you ne fn_rmod any hhi5tcr' :: si}ems -rt" y and'oa SUZ.;ay of t, -,p
subject area? If so, what were the results? Please, also,
submit a copy of the study together with tnis change of zone
supplement.
Yes. Please see accompanying Planning Report.
6338A/50A
P.^. 5/84
PAGE 05
Signature
Address: Box 1090 Greenwood, AR 72936
Telephone: ( 501) 996-9960
Date: March 6, 2001
-5-
COUNTY ENVIRONMENTAL REPORT
STATE LAND USE REQUEST - AGRICULTURAL TO URBAN
COUNTY REZONING REQUEST - A -5a to CG -20
EHP CORP.
TAX MAP KEY: (3) 7-5-03: 019
LANIHAU 1st, NORTH KONA, HAWAII
1 I. INTRODUCTION
The applicant, EHP Corp., is requesting a State Land Use boundary
amendment from Agricultural to Urban and the subsequent rezoning from
Agricuirurai, 5 -acres (A -5a) to Generai Commerciai (CG -20) of a parcel of
land consisting of 5.083 acres in Kailua-Kona, Hawaii. The subject site is
located on the mauka side of Henry Street near its intersection with
Palani Road. The mauka portion of the Crossroads Shopping Center is
located diagonally across of the subject site.
If successful, the applicant plans to convert the two (2) dwellings on the
site into offices. This project is intended to supplement the small-scale,
commercial office needs of the area. It is geared to those businesses
and non-profit groups desirous of working in a residential ambiance.
' II. PROJECT LOCATION
' As noted earlier, the subject site consists o,1'5.083 acres and is identified
by TMK: 7-5-03: 019. The site is located on the mauka side of Henry
Street, diagonally across of tine roauka end of the Crossroads Shopping
Center. There is another parcel between the subject parcel and the
intersection of Henry Street and Palani Road.
The immediately adjoining properties are vacant. However, there are
commercial uses and/or commercially zoned properties located less than
1500 feat of the susije i site. AMIgUre i j
Ill. PROJECT DESCRIPTION
A. Pr ject Concept and Components
The applicant plans to convert two (2) 2 -story single-family
dwellings on the site into offices. The other supportive structures
on the site, such as the gazebo and a greenhouse, would remain.
The applicant hopes to retain a residential ambiance for this office
complex. It hopes to attract businesses or non-profit groups that
would be interested in operating in a residential -like environment,
dpi
M,A LU LAN I
GARbCNS'
S u B' D.
i(_5)iou --9
PROPOSED REZONING
!�IeULTUi�PsL (A-�a) T CCNtFNAL, eoMMEf�OIA -
Tt'>'I K = ARD DIV- 7-5-03 = 11
L/-, N I HA U IST) 14ORTH KON,41 H^^A I I
FIG 1
similar to those found along Kinoole and Kilauea Streets in the City
of Hilo.
The larger home consists of 6,100+ square feet of living area,
exclusive of the carport, storage, and patio area. The smaller
dwelling consists of approximately 2,100 square feet, plus a 2 -car
carport on the ground level. The height of both structures is less
than 35 feet. The gazebo and greenhouse are less than 15 feet
tall. (Figures 2a, 2b)
All structures are set back more than 300 feet from Balani Road
and more than 200 feet from the rear property line. The smaller
residential structure IS located at least 25 feet fror'ii tiic iiorui Ae
siu
property boundary. The gazebo and greenhouse have side yard
setbacks of 20 feet and 2 feet, respectively.
Although the subject site abuts Henry Street, its access is through
a 45 -foot long, 60+ foot wide road and utility easement. The
pavement width within this easement is in excess of 20 feet.
easement serves as access from Henry Street to the subject site
and the adjoining properties (Figure 3).
The site is landscaped along the perimeter with an oleander
hedge. There are coconut, banyan, monkey pod, and shower trees
throughout the front 2/3's of the property. The rear third of the site
is overgrown with kia%.A a and other indigenous plants.
As noted earlier, the plan calls for the conversion of the Nio
dwellings into office buildings with appropriate conference rooms.
Some minor interior renovations would be made, largely to comply
with ADA requirements.
A new parking area would be placed tentatively along both sides of
the driveway. One portion closer to the larger dwelling would be
devoted for handicapped parking. There would be a total of 30
parking stalls, although there is ample room for expansion in the
event it is needed. (Figure 4)
It should be emphasized that the location of the proposed parking
is preliminary and may be adjusted to accommodate the spatial
requirements of the potential users and County's design review
and related construction requirements.
0
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FIGURE 3
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FIGURE 4
Although the site fronts Henry Street, access would be taken from
the existing 60+ foot wide easement, which eventually connects to
Henry Street.
There are a number of commercial uses in the general area. All of
the immediate adjacent properties are vacant. Nonetheless,
recognizing its development potential, additional landscaping
consistent with the County's Landscaping Rule may be
implemented adjacent to these properties to mitigate potential
visual and noise impacts.
13. Project Timetable and Cost
The applicant has received favorable responses from potential
tenants who are looking for office space with a residential
ambiance that is proximate to but not necessarily in the heart of a
commercial setting. Should the request be approved, some of
these commitments can be tied down. Hopefully, the required
approvals, including the necessary building permits, can be
secured within the current year.
The conversion cost is estimated to range between $50,000 to
$100,000. This would be largely for improvements to address Fire
and Health codes for commercial establishments, the American
With Disabilities Act (ADA) requirements, and the creation of
additional parking areas.
IV. INSTITUTIONAL CONSIDERATIONS
A. State Land Use
The subject property is designated Agricultural. As such, a
reclassification into the Urban district is required. As the site is
slightly more than 5 acres and less than the fifteen (15) acre
threshold, the County of Hawaii can process and act on the
reclassification request.
B. County General Plan
The County General Plan Land Use Pattern Allocation Guide
(LUPAG) map designates the site High Density. (it should be
noted that the area surrounding the subject site is proposed for
High Density on the Planning Director's draft update of the General
Plan). As such, a General Plan amendment to the LUPAG map
would not be required.
Relative to the High Density designation, the General Plan allows
consideration for "Commercial, multiple residential and related
services (general and office commercial, multiple residential - up to
87 units per acre." The requested zoning and planned uses would
be consistent with the uses envisioned within the High Density
area.
C. Kona Regional Plan
The Kona Regional Plan (KRP) attempts to further define the
General Plan and serves as a wide for decision -makers. It was
adopted by the Planning Commission in 1984, over 16 years ago.
A s w a6,., N.....,a, r.... i s rn
^I►hoilyI r �Vievvcd by a oc vvu� i�J/ uvuncI L %.f LJ
-was never
adopted.
The KRP's Land Use Concept map identified CG and RS -4
designations for this area. These designations suggest general
commercial and residential uses (4 units/acre). It also proposed a
conceptual roadway that is not quite consistent with the actual road
pattern today.
Nonetheless, the requested CG -20 - although not exactly as
depicted on the KRP concept map - is generally consistent with the
concept of commercial uses for the general area.
It should be acknowledged, however, that a) the growth of Kona
and the South Kohala region, and b) the actual land use and
zoning patterns have made some of the planning assumptions of
the KRP obsolete. An updated KRP would be timely.
Absent the availability of a relevant intermediate planning
document, one must rely only on the General Plan LUPAG map
and policies. In the end, the General Plan is governing, as the
County Charter requires all zone changes to be consistent with it.
D. Keahole to Kailua Development Pian
This Plan, prepared in 1989 by the County Planning Department,
was designed to provide a land use and decision-making
I framework for the area between the Keahole Airport and Palani
Road. Said Plan was not adopted by the Planning. -Commission or
the County Council.
Although the focus of this Plan did not extend south of Palani Road
(where the subject site is located), it did outline land use and traffic
4
circulation patterns that affected this general area. The Plan
depicted a new north -south by-pass in the area of the subject site,
with all land uses makai left into open space. The area of the open
space is now the site of the Crossroads Shopping Center and a
portion of the Queen Lili'uokalani Shopping Complex, north of
Palani Road. Accordingly, its update would be timely.
E. Kailua-Kona Faster Plan
This master plan, prepared in April 1994, discussed programs and
land use goals for the Kailua Village area. The subject site is
located outside the boundaries of this Plan, and thus is not directly
applicable.
Nonetheless, it should be noted that the focus of this Plan is to
keep the Kailua core more pedestrian -oriented. Having regional
commercial and office land use needs accommodated outside of
the core should help reduce pressures for automobile -oriented
uses within the Village. In so doing, the requested zoning and
uses should indirectly facilitate implementation of this Plan.
P. County Zoning
The County zoning of the subject area is Agricultural (A -5a. If the
General Commercial (CG -20) request were approved, the site
mould be converted into a small-scale, neighborhood office
complex. Should that occur, all land use and development codes
such, as Plan Approval, parki^g, landscaping, fire, ACA, and the
like would be complied with.
G. Other Permitting Considerations
The site is not located within the County Special Management Area
(ISMA ). As such, no SMA Use Permit would be required.
However, as noted earlier, other construction -related permits would
still be required. These would be of the "ministerial" variety, such
as Plan Approval, building permit, and health clearances.
V. ENVIRONMENTAL, CONSIDERATIONS
A. General Description
The 5.083 acre site has about a 100+ foot frontage along Henry
Street. Access, however, is via a 60+ foot wide easement at the
south end of the subject site.
The property is generally, rectangular in shape. It has a depth of
580+ feet and a width of 300+ feet. That portion fronting Henry
Street is somewhat irregular due to the location of the easement.
The improvements on the site include two (2) dweiiings, a gazebo,
greenhouse, and related landscaping. The rear third of the site is
unimproved.
Currently, the main dwelling is used as the applicant's second
home. The other dwelling is used as a caretaker's residence or a
guest house. These uses are expected to continue until such time
that - if the required approvals are secured - the buildings are
converted into offices.
B. Climate, Soil and Topography
According to the State Commission on Water Resource
Management, the nearest rain gauge in this area is Lanihau. The
rainfall data of this gauge notes that over the past 37 years, the
annual median rainfall was 70.99 inches. The ,Tetter months
tended to occur during the summer and early fall. The average
daily temperature ranges from a minimum of 61 degrees to a
maximum of 79 degrees Fahrenheit.
Wind patterns in the area are often light and variable, dominated
by !ecal land -sea breeze. Nocturnal and early morning winds tend
to gently blow from the mountain to ocean. During the winter
months, the "Kona" storm can bring strong south or southeast
winds.
The property's elevation begins about 48 feet at Henry Street and
extends to about 115 feet near the mauka edge. The site has less
than a 5% gradual slope with no significant on-site undulations.
The Land Study Bureau Overall Master Productivity Rating uses a
five (5) level productivity rating of "A" (highest) to "E" (lowest). The
subject site has a designation of "E" or "very poor" (E285). This
6
type of soil is of the Pakini and Waiaha over pahoehoe series. The
soil is shallow with frequent outcrops of pahoehoe. The texture is
medium but relatively stony. It is well -drained, and very poorly
suited for machine tillability.
The USDA Soil Survey Map designates the area to be of the WHY
and RPYD series. These types of soil series are characterized by
extremely stony silt loam with 6 to 20 percent slopes. They are
rocky in character, have a relatively thin layer of soil, and have
moderate erosion potential.
The site is not classified under the Agriculture Lands of Importance
to them St7ta of 1-aa%ef7ii (AI ISITYN cloccif,cation system.... Thum,the
�I i./►MLV • d / t6�1i.. VI..IVV II. V
State's classification system does not recognize this site --as being
agriculturally important.
Due to the site's generally poor soil quality, the agricultural impacts
are not expected to be significant. Although the grazing potential
of the site would be eliminated by this project, the impact is not
expected to be significant in view of the presence of equally and far
superior grazing properties in other parts of Kona and Kohala.
C. Natural Hazards
L Drainage
The US Corps of Engineers' Flood Insurance Rate Map
(FIRM) designates the area of the proposed development to
be in Zone X (areas outside of 500 -year flood). There are
no drainageways through the site. Accordingly, the site has
not and should not be subject to flooding.
As there may be an added level of impervious surface
resulting from the proposed parking area, there may be an
issue relating to potential increased run-off. In that event,
drywell(s) or similar type of accommodations will- be -
implemented, subject to the review and approval of the
Department of Public Works. The depth of these drywells -
if needed - will be of sufficient to avoid potentially high
groundwater table.
2. Tsunami Hazard
As the site is situated over one mile from the ocean, it is
located outside of the Civil Defense's Tsunami Evacuation
Zone. Thus, there should be little or no threat from high
waves.
3. Volcanic and Earthquake Hazards
The United States Geological Survey (USGS) classifies the
subject site and all of Kailua-Kona as Lava Flow Hazard
Zone 4, on a scale of ascending risk, 9 to 1. There is very
little that can be done to protect structures and
improvements on the site. Relative to protection of life,
however, this would be achieved through the evacuation
routes and warning systems provided by the County Civil
Defense agency. Vuch notices will be prominently placed
within office building.
The entire island of Hawaii falls within Earthquake Zone 4,
according to the County Building Code. As such, the
applicant understands and accepts that there may be added
structural requirements to address this seismic hazard
during the conversion process.
D. Fauna Resources
Although there was no professional survey conducted of the faunal
resources of the site, the applicant does not believe that rare or
endangered faunal resources are likely to be found within or
proximate to the subject site. The area's faunal resources are
typical of other recently developed and/or entitled properties in this
area.
In that regard, a bird and mammal survey was conducted 1998 by
Phillip L. Bruner for a property less than 600 feet south of the
subject site and at about the same elevatiort. This survey was
submitted in conjunction with an environmental report prepared by
PBR Hawaii for Hawaii Development Corporation in May 1998 for a
site identified by TMK: 7-5-03: 6, and 7. Said report and survey
are incorporated herein by reference.
Bruner noted then that the fauna of the studied site consisted
largely of introduced bird species. These species included the
Common Myna, House Finch, Spotted Dove, Japanese White -Eye,
Yellow -fronted Canary, Zebra Dove, Warbling Silverbill, Yellow -
billed Cardinal, Black Francolin, and the Safforn Finch. Other
mammals observed were the Indian Mongoose, cats and pigs.
' Domestic animals such as cats and dogs, and other animals like
rats and mongoose were also common and not endangered.
The study added that there was no evidence of any endemic or
endangered species on the site. The Pueo and 'lo (which is listed
as an endangered species) may occasionally forage or roost on
the property. However, this would be common in this general area.
Given the date (1998) and the general similarities and proximity of
the studied site, it is likely that the conditions would be similar. As
such, it can be reasonably concluded that development of the
subject property would not cause any adverse faunal impacts.
E. Flora Resources
No commissioned flora survey was conducted of the site due in
part to the presence of a 1998 botanical study done for the site
south of the property, the visual similarities of both sites, and the
partially developed nature of the subject property.
Kenneth M. Nagata, in conducting a study for the Hawaii
Development Corporation project noted above (and incorporated
herein by reference), concluded that the botanical impact was not
significant. Mr. Nagata's survey identified xerophytic grassland
consisting of Guinea grass with stands of koa haole and scattered
keawe trees. He also identified a total of 70 plant species, six of
which were native. Two (2) of these were considered possibly
indigenous and the remaining four, indigenous.
Unlike the surveyed site, the subject site is partially developed.
The plans for this project include the conversion of the existing
dwellings and some parking improvements in the front where the
species are all introduced - such as a lawn, and shower, banyan,
monkey pod, and coconut trees. These are all developed areas.
As such, it does not appear that the area of the proposed
improvements would create any significant impact to the botanical
resources of the area.
F. Historic/Cultural/Archaeological Resources
An archaeological inventory survey was performed of the subject
site by Haun and Associates. Said report is found in Appendix A in
its entirety.
The survey identified 3 sites. These were a previously -identified
wall (Site 21471), a petroglyph, and a complex of agricultural
features'that are possibly elements of the Kona -Field -System.- -
These sites were deemed to be important only for its informational
content relative to research on prehistory or history.
It concluded that "The mapping, written descriptions, photography,
and test excavations at the sites adequately documents them and
no further work or preservation is recommended."
Nonetheless, during the course of developing this project, should
any anticipated archaeological features or sites be uncovered,
work in the affected area will immediately cease and the applicant
will notify the Planning Department.
G. Water and Coastal Resources
The subject site is located over a mile from the coastline. As such,
coastal impacts resulting from discharge of drainage systems from
the site should not be significant. Being a non -coastal property, no
coastal access will be affected.
Should the present method of disposing wastewater (cesspool) not
be sufficient, the applicant will consider the use of a septic system.
In either case, the system would be designed in accordance with
Department of Health standards.
Further as noted earlier, prior to the installation or use of any
drywells on the site to address on-site drainage concerns, the
appropriate UIC permit from the State will be taken. At that time,
impacts to water and coastal resources will be carefully examined.
H. Noise, Air Quality, and Dust
The existing background ambient noise level is associated with the
wind, foliage, birds, and the like. This is relatively low, averaging
less than 45 Ldn.
Manmade noise in this area, however, is heavily influenced by the
traffic along Henry Street and Palani Road, as well as the existing
commercial uses. Although this project will introduce additional
vehicular traffic to this area, it will be very insignificant due to its
size and type (office versus retail) of use.
10
Thus, any traffic increase should result in a noise increase of less
than 55 Ldn, which is within acceptable levels within an urban
environment. -
As most of the improvements on the site will be interior, any short-
term noise impacts will be very insignificant. Construction,
including the proposed parking area, will be limited to daylight
hours and be consistent with established State Department of
Health guidelines and standards for noise and emission controls.
The proposed development should not generate any direct air
uali impacts. As the project itself is not expected to have uses
that generate adverse air pollutants, the only discernible air quality
impact would be associated with vehicular traffic to and from the
site. While the added traffic will have an impact to the ambient air
quality, the impact should not be significant. This is due in part to
the higher EPA standards for automobile air emissions and the
prevailing tradewinds.
All of the required parking area within the project site will be paved
with an all-weather, dust free surface. Landscaping will also be
required as part of the Plan Approval requirement. As such, with
the exception of minimal construction dust in the beginning, long
term dust generated by the project should be insignificant.
I. Scenic and Visual Considerations
In the Natural Beauty element of the General Plan, there are sites
or areas listed as scenic resources. The subject site is not listed
as a scenic site. However, the Hualalai mountain and the view
planes (mauka and makai) along Kuakini Highway and Queen
Ka'ahumanu Highway are listed as important scenic resources.
The proposed project should not create any adverse impacts to the
views of Hualalai. When viewed from Henry Street, Hualalai can
be readily seen because of its distance and height relative to
Henry Street. Further, the existing structures are screened by the
existing oleander hedge and recessed from Henry Street. The
setbacks and hedges minimize any visual interruptions to Hualalai.
Additionally, the subject site cannot, if at all, be readily seen from
Kuakini Highway and the Queen Ka'ahumanu Highway.
Accordingly, any development of this site should not impair the
views of Hualalai and other parts of North Kona.
II
V1. SOCIAL AND RELATED CONSIDERATIONS
X. Surrounding Land Uses
The predominant land uses in this area are commercial to the
makai and vacant land mauka. There are scattered residences
further mauka along Palani Road.
' As such, the requested use would be consistent with the evolving
commercial land use pattern in the area. Should the vacantaands ----
mauka of the site be developed residentially, the project may
create some impacts. To mitigate these potential impacts, design
and construction factors such as the placement of future buildings,
' parking areas, lighting, landscaping, and the like will be taken into
account.
' B. Economic Impacts
The requested zoning would have some measure of economic
I impact, as it would provide short-term employment opportunities for
those in the construction and related industries.
With the completion of the commercial project, there will be long-
term employment opportunities in the office area.
The subject property is located proximate to commercial areas,
including Kailua Village. It can thus be supportive of the retail uses
of those areas.
A commercial rezoning would also increase the tax revenues to the
County. However, there could be some real property tax
consequences for the adjoining Agriculturally -zoned properties. As
the assessed valuation of the subject property rises due to the
higher commercial use, there could be some fallout to neighboring
properties. However landowners intent on keeping their property
for agricultural uses would have the option of dedicating their land
for agricultural uses.
C. AgriculturalImpacts
The site is and has not been used for intensive agricultural
activities. The site has been used as a residence for nearly 15
years. The surrounding area, particularly on the makai side, is
heavily urbanized. The only noticeable agricultural activity are the
plants in the greenhouse.
12
The soil classification systems of the Land Study Bureau, US
Department of Agriculture, and the State ALISH's mapping system
do not classify this site important agriculturally. Accordingly, the
potential commercial agricultural value of the site - aside from low
intensive grazing - is not significant, if at all.
VII. INFI aSTRUCTl1I L CONSIDERATIONS
A. Road and Traffic
Access to the project is from a 20+ foot wide paved road within an
existing 60+ foot wide easement fronting Henry Street. Henry
Street has a right-of-way of 80 feet, with a curb, gutter, and
sidewalk section fronting the subject site. There are two lanes on
each side of the divided median, and no on -street parking is
allowed on the street.
At this point along Henry Street, although there is a break in the
median to allow left -turn access to the subject site, there is no
dedicated left -turn lane. Other accesses along this street have
dedicated left -turn lanes. As such, should one be required by the
County, the applicant will comply with said requirement.
B. Water
There is an 8 -inch County water line within Henry Street, which
currently services the site. It is anticipated that the existing 5/8 -
inch meter would be sufficient for the proposed office use. If it
needs to be expanded to a 1 -inch meter, said will be done by the
applicant.
C. Wastewater
The applicant plans to continue the use of the existing cesspool
serving the lot. Should a higher system - such as a septic tank - be
required, one will be installed.
Solid waste will be handled by commercial haulers who will dispose
of the refuse at the county landfill at Pu'uanahulu, North Kona.
This landfill has an anticipated life of over 100 years. Typically, a
project of this nature should generate slightly more than a
residence but significantly less than a retail establishment.
13
Accordingly, the applicant intends to either retain the services of a
commercial hauler or have the respective tenant be responsible for
its own refuse. If required, a Solid Waste Management Plan can
be prepared to help address ways to accommodate and reduce the
project's waste.
E. Other Government Services
As this area is already part of the Kailua-Kona urban area, it is
already being serviced. No extension of government services
would be required, and existing facilities should be sufficient to
accommodate the limited demand expected from this project
The Kailua Fire Station is located at the intersection of Palani
Road and Queen Ka'ahumanu Highway, less than 1/2 mile from the
subject site. Said station is staffed by personnel equipped to
' handle para -medical and fire and rescue protective services.
The main West Hawaii Police Station is located at Kealakehe, less
than 2 miles from the subject site.
Given the site's proximity to these facilities, response time should
be short. These services should be able to accommodate the
relatively low level demand of the site's proposed office use.
As this project is a commercial one, it should have little or no direct
impacts to schools, parks, and other related facilities. As the
project may indirectly generate a school demand, it should be
noted that the site is proximate to the Kealakehe School Complex.
There are also parks within Kailua Village and at the old Kona
Airport.
The nearest public health facility is at the Kona Hospital at
Kealakekua. This hospital, which is approximately 6 miles from the
site, is one of 5 licensed hospitals on the island.
The project, due to its size and proposed office use, is not
anticipated to add significantly to the emergency and daily medical
needs of the hospital.
F. Other Utilities
All other utilities such as telephone and electrical services, are
available to the site.
14
VIII. IMPACT SIGNIFICANCE ANALYSIS
I A. Relatioriship Between Local Short -Term Uses of Environment
and Maintenance and Enhancement of Long -Term Productivity
The short term use of the site would probably be continued
residential use. As no new structures are planned, the conversion
of these buildings will not change the character of the site.
Further, this project should not result in any significantly adverse
short or long term impacts that cannot be properly mitigated.
There will be direct and indirect economic benefits - albeit small -
resulting from the construction and implementation of this project.
Relatedly, the project will generate increased tax revenues that can
supplement the State and County's fiscal resources.
Because of its location, this project will provide a service that can
be made reasonably accessible to the region and immediate
neighborhoods. The required infrastructure - if needed - will be
implemented by the applicant to mitigate potential impacts of this
project.
B. Irreversible and Irretrievable Commitment of Resources
The subject site is already disturbed. As such, the commitment of
natural or other resources (such as botanical and avifaunal) would
not appear to be an issue. An archaeological inventory survey was
done of the site. Said survey noted that there were 3 sites that
were important only for their informational content. Said
information has already been retrieved, and the archaeologist
recommended that no further work is needed.
Further, any unanticipated finds will be properly mitigated upon
consultation with appropriate government agencies.
C. Miti ative Measures
The applicant intends to provide any required off and on-site
infrastructure in conjunction with the development of this project.
These may include roadway, drainage, sewer, and water
improvements.
Should there be a need to improve the driveway access, it will be
done. Likewise, the applicant, if required, is prepared to make on-
site drainage improvements to accommodate the planned parking
15
area as well as upgrading the wastewater system:- All of these -,-if--- -
required, will be done in conjunction with the permitting and permit
implementation phases of this project.
Although the potential of discovering additional archaeological
features on the site is remote, if any inadvertent discoveries are
made during any phase of this project, the Planning Department
will be notified.
If required, additional landscaping will also be incorporated within
the project site, as well as along the boundaries adjacent to the
vacant properties. The landscaping would be consistent with the
Planning Department's landscaping rules.
There are single-family residences on the property that are used
periodically by the applicant. As such, the project will not result in
the dislocation of any person or families.
D. Alternatives to the Proposed Project
1. No Project
Under the status quo alternative, the site would remain in its
present residential use.
Under this scenario, the site would not be utilized to its
highest and best use, as envisioned by the General Plan
and the commercial growth of the general area.
2. Development Based on Existing A -5a Zoning
Under this alternative, the land would not be able to be
further subdivided, as it would not meet the minimum area
requirement for 2 lots (5 -acres). Additional dwellings may
not be possible, as a demonstration of agricultural uses may
be difficult to show.
However, the site's proximity to existing commercial areas
would make it less suitable for more intensive residential or
agricultural uses. Accordingly, it may be unlikely that the
site would be developed more intensively for residential or
agricultural uses.
16
3. Alternative Agricultural or Residential Densities
The site could be developed into a higher residential -
agricultural density, such as Rural or Family -Agricultural
zoning that may also be consistent with the General Plan.
Again, having residential uses adjacent to a major street,
particularly from a noise and dust perspective would not
appear to be desirable. Further, the land's agricultural
resource is somewhat limited, making the potential for
agricultural or Family -Agricultural zoning less likely.
4. Evaluation of Alternatives
Leaving the property in its current state would not maximize
the use of the land. There would also be diminished tax
revenues and less services to the public.
While alternative residential or Family -Agricultural zoning is
possible, the proximity of a major street and the potential
infrastructural cost (particularly wastewater system) may not
make such a project feasible.
The project's impact to the area's social and physical
infrastructure would not appear to be pronounced. Certain
mitigative measures such as landscaping and so forth will
be taken to address any possible impact associated by the
conversion of the dwellings into office use.
In that regard, the project in totality would be consistent with
the land use objectives sought to be accomplished by the
County General Plan LUPAG map.
In view of the aforementioned, it would appear that none of
the alternatives would be more prudent and beneficial than
the requested CG -20 zoning alternative.
IX. REGULATORY ANALYSIS - County and State Land Use Policies
A. General Plan LUPAG Map
The General Plan provides for the long-range comprehensive
development of the island of Hawaii. It provides direction for
balanced growth in the County.
17
The LUPAG map designates the site High density, a designation
that allows the requested CG -20 zoning. Accordingly, this request
would not be inconsistent with the LUPAG map.
B. General Plan Policies
The requested zoning would be consistent with the goals, policies,
and standards of the Economic and Land Use Elements of the
General Plan. Specifically, the more pertinent ones follow:
1. Economic Element
Goals
• Provide residents with opportunities to improve their
quality of life.
• Economic development and improvement shall be in
balance with the physical and social environments of the
island of Hawaii.
• The County of Hawaii shall strive for diversity and
stability in its economic system.
• The County shall provide an economic environment
which allows new, expanded, or improved economic
opportunities that are compatible with the County's
natural and social environment.
Policies
• The County shall provide an economic environment
which allows new, expanded, or improved economic
opportunities that are compatible with the County's
natural and social environment.
• The County shall strive for an economic climate which
provides its residents an opportunity for choice of
occupation.
• The County shall strive for diversification of its economy
by strengthening existing industries and attracting new
endeavors.
18
• The County shall encourage the development of a visitor
industry which is consistent with the social, physical, and
economic goals of the residents of the County.
Discussion
The request would provide opportunities for existing and
new offices to establish themselves in an area that is
serviced by a good transportation system. belatedly, all of
the required infrastructure is there or, if not and/or needed,
will be provided by the applicant without taxing
government's servicing ability.
Further, the area is located proximate to residential and
business areas, making the site accessible also by foot
traffic. There are schools, commercial uses, residential and
limited agricultural uses all within the immediate area.
Because of the type of use (office) and its small -scaled
nature, the requested project should be consistent with the
land use pattern in this area, while making it convenient for
the region and surrounding neighborhoods.
2. Land Use Element (Commercial)
Goals
• Provide for commercial developments that maximize
convenience to its users.
• Provide commercial developments that complement the
overall pattern of transportation and land usage within
the island's regions, communities, and neighborhoods.
Policies
Commercial facilities shall be developed in areas
adequately served by necessary services, such as water,
utilities, sewers, and transportation systems. Should
such services not be available, the development of more
intensive uses should be in concert with a localized
program of public and private capital improvements to
meet the expected increased needs.
19
• Distribution of commercial areas shall be such as to best
meet the demands of neighborhood, community and
regional needs.
• The development of commercial facilities should be
designed to fit into the locale with minimum intrusion
while providing the desired services. Appropriate
infrastructure and design controls shall be incorporated
into the review of such developments.
Standards
• Commercial developments shall be located in areas
adequately served by transportation, utilities, and
amenities. Commercial developments shall provide for
adequate internal circulation amongst commercial
2 facilities in the area.
• Off-street parking and loading facilities shall be provided.
• Commercial development shall maintain or improve the
quality of the present environment through the
consideration of visual, access, landscaping, and other
design elements in their development.
• Preference shall be given to commercial lands with a
reasonably level topography.
IDiscussion
As Kailua-Kona and its surrounding area continue to grow,
there will be a need for more office space. However, the
demand for all type of office area need to be satisfied in
large and new structures. They can be accommodated
within smaller, existing structures, particularly where an area
is in transition from residential to commercial. And this is
the case here. From a visual and infrastructural
perspective, the proposed project would not overwhelm the
surrounding area.
The subject site also fulfills other policies and standards
articulated in the General Plan. The site is already serviced
by adequate infrastructure, and, where there are not, will be
extended and/or provided by the applicant. The County
20
water line is already available to the subject site. The sewer
system is adequate to service this project.
Police and fire protective services are available within a 5 -
minute response time. As such, this project should not
require addition public services to be provided.
The site does not have any on-site developmental
constraints. The land is relatively level and is designated
"X" on the FIRM map.
Further, because office use is not noxious, potential
pollution concerns would be minimal, if at all.
Being used as a residence, the prospects of the site serving
as a habitat for rare or endangered plant or animal life
' appear remote. There is also little evidence that the -site
would have any adverse archaeological impacts.
Because of the proposed scale and type of use, the request
would be - ironically - generally compatible with the
surrounding rural/residential area as well as the growing mix
of commercial uses diagonally across and makai of the site.
To further mitigate potential visual and noise impact,
additional landscaping can be provided adjacent to the
undeveloped portion of the surrounding lots.
Finally, standards for office buildings will be met. These
include the acreage, setbacks, uses, parking, and the like.
C. Kona Regional Plan
As noted earlier, the KRP was adopted in 1984 by the Planning
Commission to serve as a guide to the General Plan. Although
many changes have occurred over the past 16 years, making many
of the planning assumptions obsolete, it is still significant to note
that the KRP then recommended a CG and RES -4 designation for
this site. The requested zoning would be consistent with the DG
portion of the KRP.
If the request is approved, the existing dwellings would be
converted into a office buildings. All of the requirements relative to
21
height, setback, landscaping, and parking, and the like would be
complied with. No variances from the Code are anticipated.
E. State Land Use Urban Boundary Guidelines
As the site is designated Agricultural by the State Land Use
Commission, it must be reclassified into the Urban district. Since
the area is less than 15 acres, however, the County of Hawaii is
able to process and act on the request.
Although the County of Hawaii can act on the request, there must
still be supportive reasons consistent with the Land Use
Commission's standards (Section 15-15-18) for determining Urban
District boundaries. These standards and the project's relationship
to them are discussed below:
Conformity to the General Plan
The project's relationship to the General Plan are discussed
in full in Chapter IX, A & S above. The discussion
essentially concludes that the request is consistent with the
General Plan.
2. Relationship to State Land Use Urban District Standards
a. "City -Like" Characteristics
The subject site is located generally adjacent to
existing Urban areas. The Crossroads Shopping
Center is located immediately makai and diagonally
across of the subject site. On the south side of Henry
Street, there is only one intervening parcel between
the subject site and a commercially zoned area.
b. Factors of Urban Characteristics
The site is proximate to centers of trading and
employment. The subject site is part of the "heart"
of the major commercial center of Kailua-Kona. As
such, it is not only proximate but part of these centers
of trading and employment.
The applicant has not retained a consultant to
perform a market analysis per se. However, the
intuitive demand for this project were provided by the
22
applicant's realtor, who specializes in the
development of commercial properties in West
Hawaii. Should a statement from this realtor be
required, one will or can be provided.
All of the related urban amenities and services
such as sewer, water, schools, park, police and fire
protection are available for the most part within a 2
mile radius. As such, basic governmental and utility
services are readily available to this site.
As noted earlier, the subject site is proximate to the
Crossroads Shopping Center. The sections on
infrastructure contained in this report also
demonstrate the ready availability of public services
and the needed infrastructure.
This reclassification will not necessarily result in
providing sufficient urban reserve area for growth,
as the applicant intends to utilize the property
immediately. However, the balance of the site (about
1.5 acres) would be undeveloped for a while, and that
could be considered a "reserve growth area."
In spite of this 1.5 acres of potential "reserve growth
area", the site represents more of an "in -filling."
Accordingly, it may not really be suitable for a growth
reserve area.
Further, the County General Plan LUPAG map
designates areas for urban development. In this
situation, the proposed project is located in an area
designated for high density and urban expansion. It
is well -serviced by adequate infrastructure, with ready
access to major transportation systems. As such, this
site is consistent with this criterion.
C. Natural Hazards
The site has less than a 10 percent slope, making the
site quite reasonable for development. The site does
not have a history of fioodways and is classified as
Zone X, areas outside of the 500 year storm, on the
FIRM map.
23
The site is fairly porous, rendering the proposed
system of drywells to accommodate on-site water for
the proposed parking area rather compatible.
The site is more than 1 mile from the ocean, making it
less vulnerable to tsunamis. Although the site is
within volcanic hazard zone 4 (as is the rest of
Kailua-Kona), there will be appropriate instructions
posted throughout the building to provide for proper
evacuation measures.
d. Contiguous to Urban Areas
Although the site is not physically contiguous to
Urban lands, it is functionally proximate to said areas.
Urban lands are located diagonally across of the
street and makai of the site, less than 500 feet away.
Further, said site is also designated for urban uses
on the County General Plan.
e. Relationship to County Growth Plans
The subject site is part of urban growth area
envisioned on the County General Plan and to some
extent the Keahole-Kailua Development Plan. Please
refer to Chapters IV and IX -C. These chapters
describe in greater detail the project's implementing
relationship to the County's growth plans.
f. "Scatterization" Impact
As the site conforms to the standards and guidelines
described earlier, this standard is not really
applicable. This standard relates to the potential
creation of a "spot zoning" and thereby increasing the
need to extend public services at considerable
taxpayers' expense. In this situation, the area is
already developed or developing, and whatever
infrastructure is needed will be done by the applicant.
�' 4" -..,
The slope of the property is less than 20%. In the
area of the proposed development, the slope is less
24
than 10%. There is thus little topographic
impediment to the development of this site.
P. Hawaii State Plan
Chapter 226, Hawaii Devised Statutes, outlines the long-range
goals and policies of the Hawaii State Plan. Said Plan is intended
to serve as a guide for the growth and future long-range
development of the State.
Pursuant to said requirement, a discussion of the pertinent policies
and goals and the project's relationship follows:
Goals
• A strong, viable economy characterized by stability, diversity,
and growth that enables the fulfillment of the needs and
expectations of Hawaii's present and future generations
• A desired physical environment characterized by beauty,
cleanliness, quiet, stable and natural systems, and uniqueness
that enhances the mental and physical well-being of the people
• Physical, social and economic well-being for individuals and
families that nourishes a sense of community responsibility and
caring of participation in family life.
Discussion
The proposed project would achieve these goals. It would provide
both direct and indirect employment opportunities for current and
future residents of the island; contribute to the island's overall tax
base and hence, increase both State and County revenues; and
complement and support other economic uses and in turn,
contribute to the stability, diversity, and growth of local and
regional economies.
This employment opportunity would come without adversely
affecting the environment. There are no known or significant plant
or animal life that would be impacted. The archaeological impacts
would be mitigated through the necessary data recovery and
protective system already in place.
Impacts to the surrounding areas would also be negligible. All of
the required infrastructure are in place, and if any upgrades are
25
needed, they would be done by the applicant and not at the cost of
the public. The residential setting of the site would also not create
any adverse impacts to neighboring properties, which are either
vacant or used commercially.
G. Hawaii Coastal Zone Management Program
The objectives of the Hawaii Coastal Zone Management (CZM)
Program are outlined in Chapter 205a, Hawaii Revised Statutes.
The principal goal is to assure the protection and maintenance of
the State's coastal resources. Although the entire State falls within
the CZM area, the permitting process is geared for those areas
proximate to the coast and identified by the County as the Special
Management Area. Nonetheless, a general review of a project's
consistency to the CZM policies - _regardless of its location - must
still be made.
In that regard, please note the following:
The proposed project will not have any substantial adverse
environmental or ecological effect. (Please refer to discussions
in Chapters V and VI). Any effect that may result will be
minimized to the extent practicable and will be clearly
outweighed by public interest.
• The proposed development would be consistent with the
objectives of the CZM program. Specifically:
• there would be no impact to the area's recreational
resources. This is not a shoreline property;
• the site's historical resources will be addressed;
• the project will not affect any scenic and open space
resources;
• the coastal ecosystem will not be impacted;
• there will be more employment opportunities, and hence
furthering the economic uses of the site;
• the site is more than a mile from the shoreline, and thus
there would be no coastal hazard or beach erosion or
marine resource impacts; and
• public participation will be achieved through the hearings
on this request.
• The proposed development is consistent with the County
General Plan and other appropriate regulatory tools, such as
the Zoning Code.
26
ARCHAEOLOGICAL INVENTORY SURVEY
TMK: 7-5-03:19, LAND OF LANIHAU 1
NORTH KONA DISTRICT,
ISLAND OF HAWAII
By:
Alan E. Haun, Ph.D.
and
Dave Henry, B.S.
Prepared for:
1,, r. E.H. Patterson
c/o Mr. Sidney Fuke, Planning Consultant
March 2001
Haus & Associates
Archaeological, Cultural, and Historical Resource Management Services
HCR 1 Box 4730, Keaau, Hawaii 96749 Phone: 982-7755 Fax: 982-6343
ARCHAEOLOGICAL INVENTORY SURVEY
TMK: 7-5-03:19, LAND OF LANIHAU 1
NORTH KONA DISTRICT,
ISLAND OF HAWAII
By:
Alan E. Haun, Ph.D.
Dave Henry, B.S.
Prepared for:
Mr. E.H. Patterson
c/o Mr. Sidney Fuke, Planning Consultant
March 2001
Haun & Associates
Archaeological, Cultural, and Historical Resource Management Services
HCR I Box 4730, Keaau, Hawaii 96749 Phone: 982-7755 Fax: 982-6343
At the request of Mr. Sidney Fuke, on behalf of his client Mr. E. H. Patterson, Haun & Associates con-
ducted an archaeological inventory survey of TMK: 7-5-03:19, a c. 5 -acre parcel located in the Land of
Lanihau 1, North Kona District, Island of Hawaii. The objective of the survey was to satisfy historic pres-
ervation regulatory review inventory requirements of the Department of Land and Natural Resources -State
Historic Preservation Division (DLNR-SHPD), as contained within Hawaii Administrative Rules, Title 13,
DLNR, Subtitle 13, State Historic Preservation Rules.
The survey identified three sites, consisting of a portion of a previously identified wall (Site 21471), a petro -
glyph (Site 22724), and a complex of agricultural features interpreted as elements of the Kona Field System (Site
22725). All three sites are assessed as solely significant under Criterion "d". These sites have yielded in-
formation important for understanding late prehistoric to historic land use in the project area. The mapping,
written descriptions, photography. and test excavation at the sites adequately documents them and no fur-
ther work or preservation is recommended.
UI
Introduction - 1
Scope of Work 1
Project Area Description 1
' Field Methods • 3
Archaeological and Historical Background 3
' Historical Documentary Research 3
Previous Archaeoiogicai 'vVork -i4
' Project Expectations - 21
Findings - 23
' Conclusion • 32
Discussion • 32
ISignificance Assessments and Recommended Treatments 33
References • 33
ILLUSTRATIONS
Figure 1. Project Location Area • 2
I Figure 2. Landscaped Portion of Project Area 4
Figure 3. Landscaped Portion of Project Area 4
Figure 4. Sulldozed Portion of Project Area 5
Figure 5. Undeveloped Portion of Project Area 5
Figure 6. Ahupua'a Boundaries and Land Commission Awards
IFigure 7. Kailua Bay and Kamakahonu 8
Figure 8. 1880 Map of Kailua Town and Vicinity - 15
IFigure 9. Portion of Emerson's circa 1880 Map of Kailua • 16
Figure 10. Portion of 1928 USGS Kailua Quadrangle • 17
IFigure 11. Kekahuna's 1953 Map of Downtown Kailua-Kona 18
Figure 12. Previous Archaeological Work 19
IFigure 13. Site and Feature Location Map 24
Figure 14. Makai Portion of Site 21471 Wall 25
IFigure 15. Mauka Portion of Site 21471 Wall - 25
Figure 16. Photograph of Site 22724 Petroglyph - 26
iii
6
ILLUSTRATIONS (cont.)
Figure 17. Plan Map of Site 22724 Petroglyph • 26
Figure 18. Site 22725, Feature T Mound 28
Figure 19. Site 22725, Feature U Mound 28
Figure 20. Plan Map of Site 22725, Features T and U • 28
Figure 21. Site 22725, Feature U, TU -1 Profile - 31
Figure 22. Site 22725, Feature T, TU -2 Profile - 31
TABLES
Table 1 Summary of Land Commission Awards - 9
Table 2 Summary of Previous Archaeological Research 20
Table 3 Summary of Site 22725 Agricultural Features - 27
Eu
At the request of Mr. Sidney Fuke, on behalf of his client Mr. E. H. Patterson, Haun & Associates
conducted an archaeological inventory survey of TMK: 7-5-03:19, a c. 5 -acre parcel located in the.Land of
Lanihau 1, North Kona District, Island of Hawaii. The objective of the survey was to satisfy historic pres-
ervation regulatory review inventory requirements of the Department of Land and Natural Resources -State
Historic Preservation Division (DLNR-SHPD), as contained within Hawaii Administrative Rules, Title 13,
DLNR, Subtitle 13, State Historic Preservation Rules.
The survey fieldwork was conducted on February 2, 2001. Described in this final report are the
project scope of work, field methods, background information, survey findings, and significance assess-
ments of the sites with recommended fin-ther treatments.
Scope Of Work
Based on DLNR-SHPD rules for inventory surveys, the following specific tasks were determined
to constitute an appropriate scope of work for the project:
1. Conduct background review and research of existing archaeological and historical documentary
literature relating to the project area and' its immediate vicinity --including examination of Land
Commission Awards, ahupua'a records, historic maps, archival materials, archaeological reports,
and other historical sources;
2. Conduct a high intensity, 100% pedestrian survey coverage of the project area;
3. Conduct detailed recording of all potentially significant sites including scale plan drawings, writ-
ten descriptions, and photographs, as appropriate;
4. Conduct limited subsurface testing (manual excavation) at selected sites.(a) to determine the pres-
ence or absence of potentially significant buried cultural deposits or features, and (b) to obtain
suitable samples for radiocarbon age determination analyses;
5. Analyze background research and field data; and
6. Prepare and submit Final Report.
The project area consists of a c. 5 -acre parcel completely enclosed by chain-link fencing. The par-
cel abuts Henry Street to the west, the ahupua'a boundary between Lanihau 1 and Keahuolu to the north,
and undeveloped land to the south and east (Figure 1). The parcel ranges in elevation from 235 to 295 ft
with the terrain sloping slightly to the west-southwest. Rainfall in the general vicinity of the project area
averages 30 to 40 inches (76 to 102 cm) per year with the'mean annual temperature varying from 70 to 75
degrees (Armstrong 1983).
The project area is situated on the southwestern slopes of Hualalai Volcano. The surface mantle in
this area is comprised of Pleistocene to recent Hualalai series pahoehoe lava flows (Wolfe and Morris
1996). Soils in the parcel consist of Punalu'u extremely stony peat (6-20% slopes) and pahoehoe lava
flows. The Punalu'u extremely rocky peat represents the Punalu'u series of well -drained, thin organic soils
(c. 4" thick) over bedrock (Sato et al. 1973:48).
J N�
V4T
pabdA
0 1000M
;01
Ptqea Am
vp Kona
Alk. I-V
>
:6.
--- -------
�p-
A - K LUA
I
Laniaked-_- -
KaAge
7�
q..
Tanki
Figure 1. Portion of USGS Kailua Quadrangle Showing Project Area
The majority of the project area (c. 80% or 4 acres) has been significantly altered from its original
condition. A large house is situated in the approximate center of the parcel with a guest house/garage, a
small greenhouse, and a gazebo located to the north. A driveway bisects the parcel, extending from Henry
Street to the main house, and continuing on to the greenhouse and guest house. The area surrounding the
house and the outbuildings has been landscaped with lawn, newly constructed rock planters and retaining
walls, and ornamental plants including bougainvillea (Boerhavia spectabilis [Willd.]), plumeria (Plumeria
acuminata [Ait.]), coconut (Cocos nuciferia L.), bananas (Musa spp.); and a variety of palms, shrubs and
flowers. Landscaped portions of the parcel are illustrated in Figures 2 and 3.
The northwestern portion of the parcel, north of the driveway, has been bulldozed (Figure 4). Ac-
cording to Mr. Darcey Young, the gardener for the current landowners, the bulldozing occurred approxi-
mately 3 years ago. Plumeria trees have been planted along the southern border of the bulldozed area, and
several large kiawe (Prosopis pallida [Numb. And Bonp. Ex Willd.] HBK) trees are located at the north-
eastern end.
I lie ri a i %
eastern enu Of uic Project ai ca (c. 20%0 vi Pal -cel tri 1 HGI"e) tiSS not been ul117i1Cleu by il1C CUfI-
struction of the buildings or landscaping activity, although some disturbance is evident. A c. 2.0 to 5.0 in
wide swath has been bulldozed around the north, east and south perimeter of the area. This was likely done
to aid in the construction of the chain-link fencing that defines the parcel's boundary. A dog kennel con-
structed of chain-link fencing is also present in this area, in the extreme southeastern corner. of the project
area. Vegetation in the upper 20% of the project area consists of dense koa haole (Leucaena leucocephala
[Lam.] de Witt), air plants (Brophyllum pinnatum [Lam.] Kurz.), and Jamaica verain (Stachytarpheta ja-
maicensis [L.] Vahl), with scattered kiawe trees (Figure S). The terrain in this area consists of uneven pa-
hoehoe lava, with areas of a thin brown surface soil:
Methods
The landscaped portions of the project area were subjected to a cursory examination to determine
if any archaeological sites. remained. All exposed pahoehoe outcrops were carefully scrutinized for the
presence of petroglyphs. The undisturbed area at the eastern end of the parcel was subjected to 100% sur-
face examination with surveyors spaced at 5.0 m intervals. The identified sites and features were flagged
with pink and blue flagging tape and their locations plotted on a scaled project area map. They were then
recorded, which consisted of the completion of scaled plan maps, the completion of standardized
site/feature forms, and photographic documentation.
The subsurface testing conducted during the project consisted of the excavation of two 1.0 in
square excavation units in two well-built, rectangular -shaped mounds. These units were excavated within
stratigraphic layers and were terminated upon bedrock. Standardized excavation records were prepared
after the completion of each stratigraphic layer. The soil removed was screened through '/4" mesh. No cul-
tural remains were recovered. A profile drawing of a representative sidewall of each unit was prepared fol-
lowing the completion of the excavations. The units were also photographed and then backfilled.
Historical Documentary Research
The project area is located within the ahupua'a of Lanihau, in the district of North Kona (Figure
6). Lanihau is literally translated as "cool heaven" (Pukui et al. 1976:128). Early events documented in the
Kona regional traditional history are associated with `Umi-a-Liloa. Hawaii was first unified under the rule
of `Umi-a-Liloa and Kona was selected as a dwelling place of chiefs (Kamakau 1961). The area lies within
the realm of the traditional Hawaiian political authority that was centered in the Kailua-Keauhou area from
at least the 15`h century to the reign of Kamehameha I.
6
....................._ ....................._ ..............
I
The seaward portion of Lanihau in Kailua Town fronting Kamakahonu Bay was known as Ka-
makahonu and was the residence of Kamehameha I between 1810 and 1819 (Ii 1995). The king's com-
pound included sleeping houses, eating houses, a men's house, residences, storehouses, and Ahena Heiau
within an enclosing wall (Figure 7). Kalanimoku died at Kamakahonu in 1827 (Ii 1995). Early western
visitors also described Kamehameha's residence and the intensively cultivated inland slopes of Hualalai
(Kelly 1983).
' Schilt (1984) summarized the Kailua's early historic period. In the late 1700s to early 1800s,
Kamehameha monopolized foreign commerce including the provisioning of trading and whaling ships and
beginning in 1811 the sandalwood trade. The first missionaries arrived in Kailua in 1820, but only stayed a
few months. They returned in 1823 and were given land to establish missions and by 1825 schools. The
gradual shift from subsistence farming to a market economy began with the introduction of coffee, corn,
pumpkins, cotton, pineapple, and Irish potatoes in the 1820s to 1840s. Introduced, early historic crops cul-
tivated in the vicinity of Kailua below 500 ft elevation included melons; cabbage, onions, oranges, and to-
bacco. The introduction of cattle ranching and commercial coffee production in the mid- I 800s..caused fur—
ther charge to the traditional agricultural system. The Kuakini Wali, which was built to control the move-
ment of livestock, is situated a short distance seaward of the project area. The wall's construction began in
the early 1800s. Its completion in the mid -1850s is attributed to Governor Kuakini.
During the Great Mahele, Lanihaunui (Lanihau I) was given to William Lunalilo (LCA 8559B,
302 acres). Lanihou 2nd was retained as government land. Two coastal parcels, including one referred to as
a "fort" with five houses, were given to William Leleihoku (LCA 9971H). These Land Commission
Awards (LCA) and subsequent kuleana claims in Lanihau are listed in Table 1. The locations of all, except
two, awarded parcels are shown in Figure 7.
The Waihona 'Aina (2000) Mahele Database; which is a compilation of data from the Indices of
Awards (Indices 1929), Native Register (NR n.d.), Native Testimony (NT n.d.), Foreign Register (FR n.d.) and
Foreign Testimony (FT n.d.); lists thirty-nine LCA claims for eighty-three parcels within Lanihau. There are
no LCAs within the project area. Fourteen claims were in Lanihau I (Lanihaunui), eighteen claims were in
Lanihau 2 (Lanihaunui), and the rest were listed simply as Lanihau. Twenty-nine parcels were awarded to
twenty-two claimants. The awarded kuleana parcels range from 0.36 to 4.19 acres in area with an average
of 1.92 acres. All, except eight awards, consist of a single awarded parcel. The remaining awards consisted
of two awarded parcels.
The testimonies refer to at least fifteen ili land divisions. Nine iii are mentioned two or more
times. Koheloa (mentioned 6 times) is described in both Lanihau 1 and 2. Auliilii (3 times), Papaawela (4),
and Kealaaehu (2) are described in Lanihau 1. In Lanihau 2, multiple referenced ili consist of Ahuena (3),
Kamuku (Kanuku, Kaumuku; 5), Moelaepuni (Moelepuni; 3), Kaluailiki (Kaluaolike; 2) and Kauula (2).
Other named ili within Lanihau 1 consist of Lapaawale; Nuikukahi, Nukuhamo, and Piilani. Ili mentioned
once in Lanihau 2 consist of Kohekaua and Kahekamoa.
The awarded parcels are concentrated in three areas. One cluster of seven awarded parcels is situ-
ated at the coast, a second cluster of seven parcels is situated between 800 ft and 1,000 ft elevation, and a
third cluster of thirteen parcels is situated between 1,350 ft and 1,650 ft elevation. House lots are described
in the testimonies for coastal parcels. House lots and cultivation are described for the inland parcels.
The majority of claimed land parcels were conveyed to the claimants between 1819 and 1848. A
variety of land uses are described in the LCA claim testimony. Twenty-five claims included house lots with
at least 43 houses. Enclosing walls are described for six house lots. A meeting house, goat corral, Alanaio
Fishpond, and a fort are also mentioned. LCA 1814 was described as being next to Alanaio Fishpond,
which the claimant, Kamanoha, said he built. The fort was described in 1823 by Rev. William Ellis (cited
in Stokes and Dye 1991). It was constructed on the ruins of Ahuena Heiau. The fort contained a number of
cannons and three surviving idols.
The testimonies refer to 125 kihapai, eight patches, fourteen parcels are simply described as culti-
vated, and three are described as -pasture. Other named crops include coffee mala or patches (7 references),
7
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Figure 7. Kailua Bay and Karnakaftonu as )escnt)ea oy 11 ana arawn ®y m)cKwooa knom 1 1 1yo-j)
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orange trees (1), kou trees (1), palm trees (1), coconut tree (1), breadfruit trees (1), Cheremoya trees (1),
Pandanus trees or groves (3), bananas (3), sugar cane (1), sweet potato fields (9), potato patches or kihapai
(6), taro patches (22), and combined sweet potato and taro plots (31).
Emerson and Kanakanui's 1880 map of Kailua Town (Figure 8) depicts a concentratiotr of struc-
tures near a wharf. Alanaio Pond is also present. The seaward portion of Lanihau 2 inland of the road to
Honokahau is designated Grant 1861, Apana 2, to Kaiamoe. Two Grants (3140, Apana 2 and 3) to William
Pitt Leleihoku occupy the Lanihau coastal lands west of the wharf. Emerson's 1880s map of Kailua (Figure
9) shows the inland boundary of the forest at approximately 800 ft elevation in Lanihau.
Commercial sugar cane cultivation in the Kailua area was attempted in the late 1800s and early
1900s, but was abandoned by the mid -1920s (Kelly 1983). Cattle ranching and coffee cultivation continued
during the late 1800s and 1900s. A 1928 USGS quad (Figure 10) shows a sisal mill to the north of the pro-
ject area. A 1930s map in the State Archives, titled General Layout Plan Showing Kailua Village and Vi-
cinity, shows a concentration of commercial buildings in coastal Lanihau. Adjacent to the pier are an
American Factors, Ltd. building, coffee drying sheds, a miii and two lumber sheds, a Standard Oii of Caii-
fornia, Ltd. facility, houses, and stores. A 1953 sketch map of Kailua Town by Kekahuna (Figure 11) de-
picts existing commercial establishments, Alanaio Pond, and based on the recollections of his uncle, Mr.
Naluahine Keopua, the remains of Kamehameha's residential compound and several heiau. By the 1970s,
the rapidly developing tourism industry began to transform the region's land use from ranching and com-
mercial agriculture, except coffee production, to subdivisions, resorts, and commercial establishments.
Previous Archaeological Research
At least 38 archaeological survey and excavation projects have been conducted in Lanihau and
portions of the adjacent ahupua `a of Keahuolu and Moeauoa. Figure 12 shows the locations of the projects
and Table 2 summarizes the projects. Not included in the figure are the Kekahuna (1953) study.and the
general study by Stokes (Stokes and Dye 1991), which focused on major sites, primarily heiau, throughout
Hawaii Island. None of the prior studies included the project area. Stokes reported the remains of Ahuena
Heiau and provides a detailed series of descriptions of the site from early western accounts. Kekahuna pro-
duced a map including the coastal portion of Lanihau (see Figure 11) based in part on recollections from an
uncle.
The projects in Table 2 cover over 340 acres identifying over 207 sites with more than 654 fea-
tures. To aid in reconstructing settlement patterns, features were quantified by probable age and function,
and the studies are ordered by elevation. Traditional Hawaiian features were categorized as habitation, ag-
ricultural, burial (including possible burials), and ritual. Features not assignable to these categories were
categorized as miscellaneous/indeterminate. Traditional sites in this category include trails, papamu, petro -
glyphs, bait cups, salt pans,and ahu. Habitation sites are further subdivided into temporary and permanent
for studies making this distinction. Density values are given for sites. features, and habitation and agricul-
tural features. Overall, the studies have identified more than 137 permanent habitation features, 79 tempo-
rary habitations, 244 agricultural features, 88 burials, and 21 ritual features. Historic features were not seg-
regated by function. The majority of the historic features are ranch walls.
Density values for the three survey areas larger than 50 acres do not show any consistent trends by
elevation, except agricultural feature density is low near the coast. Overall feature. density values, excluding
surveys of less than 10 acres, range from 1.31 to 4.50 features per acre, but the larger studies encountered
densities between 1.24 and 2.47 features per acre. Habitation feature density for areas larger than 10 acres
ranges from 0.27 to 0,35 features per acre with an average of 0. 17. Agricultural feature density ranges from
1.24 features per acre with an average of 0.67. The highest agricultural feature density comes from the sur-
vey area in Keahuolu between 200 ft and 460 ft elevation.
Twenty-four radiocarbon dates are reported in the studies by Schilt (1984), Wulzen and Wolforth
(1997), Henry et al. (1998), Hammatt et al. (1993), Barrera (1995), Spear (1996), and Spear and Dunn
14
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(1998). Many of the age determination results produced multiple age ranges or long single age ranges be
tween the 1600s and 1950. When all potential age ranges are examined only three results span the period
between AEr tOWand 1400, six include the 1400s, six include the 1500s, and the rest include the 1600s to
mid -1900s. The results indicate initial use of the area in the period between the mid -1000s to 1200s, fol-
lowed by a gradual increase during the 15`h and 16`h centuries. The most intensive use dates to the 1600s to
early historic period.
The project area lies within the kula zone of the Kona Field System, SIHP Site 6601 (Newman
1970, Kelly 1983, Schilt 1984, Cordy 1995). This site extends north to Kau Ahupua'a, south to Honaunau,
and from the coastline to the forested slopes of Hualalai. The area was intensively cultivated and served as
the resource base for the large number of chiefs and retainers that occupied the Kailua-Keauhou coast. The
characteristics and general locations of the elevation zones of the system described by Newman (1970)
have been confirmed and elaborated on by subsequent ethnohistorical investigations (Kelly 1983). The sys-
tem is subdivided into four elevation zones.
The kola zone extends from,, sea level to 500 ft elevation. Cordy (1995) has suggested that the Up-
per limit of this zone may be higher between 600-700 ft elevation. This lower elevation zone traditionally
was used for habitation and cultivation of sweet potatoes, paper mulberry (wauke), and gourds. Agricultural
features, including clearing mounds, planting mounds, planting depressions, modified outcrops, and plant-
ing terraces, are common in this zone (Hammatt and Clark 1980; Hammatt and Folk 1980; Schilt 1984).
Habitations are scattered throughout the kula, but they are concentrated along the'shoreline portion of the
zone (Cordy 1995). The shoreline portion, extending approximately 200 m inland, was the focus of perma-
nent habitation and activities such as burial, canoe storage, ritual, and marine exploitation. Royal centers
I and chiefly residences were also situated near the shoreline. These complexes included residences for high
status individuals and their supporters and attendants, heiau, places of refuge, holua slides, and other struc-
tures.
The kalu'ulu zone extends from 500 to 1000 ft elevation. The zone was used for cultivating sweet
potatoes, paper mulberry, and especially breadfruit. Archaeologically, this zone is not distinguishable from
the adjacent `apa'a zone (Cordy 1995). The `apa `a zone is situated between 1000 and 2500 ft elevation.
This zone traditionally was used for dryland cultivation of taro, sugar cane, sweet potato, and ti. Permanent
habitations were present in the `apa `a zone, but were infrequent (Cordy 1995, Burtchard 1995). Dwellings
were observed by early historic chroniclers, but most were probably for temporary use in conjunction with
agriculture, bird hunting, and collecting of plant resources. Burials and ritual sites are rare in the upper
elevation zones (Kawachi 1989).
Kua'iwi are prominent agricultural features of the kalu'ulu and 'apa `a, zones (Cordy 1995; New-
man 1970). These are broad, linear piles of rocks built from stones cleared from the adjacent slopes that
also served as field boundaries. Kua `iwi are oriented inland -seaward often interconnected with perpendicu-
lar, soil -retaining walls and terraces forming rectangular grid pattern of fields. Kua'iwi also served to con-
trol rainfall runoff (Kirch 1985). These formal fields contrast with more informal garden areas character-
ized by scattered agricultural features in very rocky areas, such as young lava flows, and much of the kr.la
zone.
The `ama'u zone extends from 2500 ft to 4000 ft elevation. The zone was associated with banana
and plantain cultivation. The archaeological traits of the zone have not been well defined, but temporary
habitations were probably present associated with agriculture and exploitation of forest resources (Allen
1984).
The project area is situated in the lower portion of the kula zone of the Kona Field System.more
than 500 in from the shoreline. Based on previous archaeological research and historical documentary evi-
dence, expected prehistoric to early historic remains include trails, temporary habitation sites in caves, ani -
21
mal enclosures, and agricultural features including clearing mounds, planting depressions, modified out-
crops, and terraces. Most of these features would post-date AD 1600. Permanent habitations, burials and
places of refuge are occasionally present. but tend to be situated closer to the shoreline. Expected historic
remains dating to the 1800s to 1900s include agricultural features and walls marking property boundaries
and serving to control livestock.
{2iTiAMI[
The survey identified three sites with 28 component features. The sites consist of a portion of a
previously identified historic wall (Site 21471), a petroglyph (Site 22724), and a complex of 26 agricultural
features interpreted as elements of the Kona Field System (Site 22725). The sites and features present
within the project area are discussed below and their locations illustrated in Figure 13.
Site 21471
Site 21471 is a discontinuous stone wall that extends through the project area in a mauka/makai
direction. This site was initially documented during an inventory survey of an adjacent parcel (Henry et al.
1998:69-70). The wall is constructed with a basal course of small pahoehoe boulders, with small to large
cobbles stacked above. The wall is faced with a'narrow core -filled interior. There are two sections of the
Site 21471 wall within the project area. The first is located in the northwestern portion of the parcel, north
of the driveway leading to the main house. This section of wall originates 9.6 m mauka of the western pro-
ject area boundary and extends 90.25 m to the east-northeast, where it has been truncated by the construc-
tion of the driveway and landscaping. The mauka 15.4 in of this section of wall has been reconstructed and
capped with concrete mortar. This portion of Site 21471 measures 0.82 to 0.98 in wide at the base, 0.67 to
0.74 in wide at the top, and 1.04 to 1.11 in in height (Figure 14). There is a 0.89 in opening through the
wall located 12.5 in east-northeast of the makai end. The interior sides of this gap have been faced.
The second section of wall is situated in the northeastern corner of the project area, mauka of the
guest house and greenhouse. This portion of Site 21471 measures 35.5 in long (east-northeast by west-
southwest). It varies in width from 1.0 to 1.05 in at the base, and 0.66 to 0.81 in at the top (Figure 15). The
height of the wall ranges from 0.75 to 0.8 in The mauka end of this section of wall has been destroyed by
bulldozer activity.
Site 21471 is situated roughly on the land division between Keahuolu and Lanihau 1, and Henry et
al. (1998) indicate that this wall functioned to delineate this boundary. However, the height of the wall, and
its stacked and core -filled construction are typical of the numerous historic cattle walls present in this area.
While it is probable that Site 21471 did function as a land division marker, its primary function was more
likely to restrict the movement of cattle. Site 21471 is altered and in poor to fair condition.
Site 22724
Site 22724 is a small petroglyph that has been pecked into an exposed pahoehoe outcrop in the
northwestern portion of the project area. It is located adjacent to the gap in the Site 21471 wall, c. 2.9 m to
the north-northeast. The petroglyph depicts an undetermined image consisting of a U -shape (10.1 cm long
by 8.2 cm wide) that is bisected by a 4.3 cm long perpendicular line (Figures 16 and 17). A second line
extends 7.1 cm to the east-northeast from the U -shape. It was initially thought that this may represent a
bulldozer scrape mark, but numerous obvious scrape marks are present in the area, and they bear no resem-
blance to Site 22724. The obvious scrape marksconsist of freshly exposed scars in the pahoehoe, while the
interior of the Site 22724 petroglyph has a weathered patina. Site 22724 is unaltered and in poor condition.
Site 22725
Site 22725 is a complex of 26 features interpreted as agricultural elements of the Kona Field Sys-
tem. The distribution of these features is presented in Figure 13. The identified features consist of mounds,
modified outcrops, modified blisters and a terrace. The features are generally constructed of crudely piled
pahoehoe cobbles and small boulders, with no cultural remains present. The mounds and modified outcrops
consist of piles of stones that were likely cleared from nearby planting areas, and the terrace and modified
blisters were potentially constructed to retain soil for planting. The four agricultural feature types identified
within the project area are discussed below and are summarized in Table 3-
23
24
....................
............. ..
Table 3. Summaq of Site 22725 Agricultural Features
Feature
T
Lenqth
Width
Height
Shape
A
Terrace
3.20
2.40
0.46
L-shaped
B
Modified QutcM
5.40
1.95
0.44
Linear
C
Modified g!!LcM
3.80
3.60
0.62
IMgular
D
Modred Outcrop
5.10
4.30
0.65
Irregular
E
Modified OuLcM
4.00
1.90
0.50
Oval
F
Modified Outcr
5.75
1.45
0.55
Linear
G
Modified Blister
1.65
0.89
0.45
Irregular
H
Modified Outc
3.30
2.20
0.64
Oval
I
Mound
4.80
3.10
0.56
Oval
J
Mound
4.60
1.85
0.40
1 Linear
K
Mound
2.95
1.80
0.53
Oval
L
Mound
6.05
1.90
0.61
Ling
M
Modified Blister
3.20
1.85
0.56
Irreqular
N
Mound
4.90
4.30
1.20
Oval
O
Mound
3.05
2.10
0.84
1 Oval
P
Modified Outcrop
6.80
3.90
0.44
1 Irregular
a
Mound
1.80
1.40
0.53
Oval
R
Modified Outcrop
3.50
3.35
0.80
Oval
S
Mound
3.90
3.40
0.64
Oval
T
Mound
2.25
1.53
0.95
Rectangular
U
Mound
2.60
1.45
1.09
Rectangular
V
Modified Outcrop
4.20
3.00
6.00
Oval
W
Mound
6.60
1.85
0.70
Linear
X
Modified Outcrop
5.00
2.10
0.85
Irregular
Y
Mound
2.05
1.10
0.55
Oval
Z
Modified Outcrop
6.10
2.65
0.65
L-shaped ,
Twelve mounds were identified, within the Site 22725 complex. These features range in length
from 1.8 to 6.6 m (average of 3.8 m), in width from 1.1 to 4.3 m (average of 2.15), and in height from 0.4
to 1.2 m (average of 0.72 m). Of the 12 mounds, seven are oval-shaped, three are linear, and two are rec-
tangular. These mounds are very similar in size to those noted by Henry et al. (1998) in a parcel located
immediately adjacent to the current project area to the north. The mounds identified in that survey averaged
3.3 m long, 2.1 m wide and 0.7 m in height.
Two rectangular mounds (Features T and U) are better constructed than the rest of the mounds
(Figures 18 and 19). These features have vertical faces and a relatively level surface (Figure 20). Feature T
is 2.25 m long, 1.53 m wide and ranges in height from 0.65 to 1.1 lm. Feature U is 2.25 m long, 1.53 m
wide and from 0.7 to 1.09 m tall. A U-shaped metal bracket was noted on the surface of Feature T, measur-
ing 0.39 m long and 0.21 m wide. It is made of a piece of bent steel that is 0.065 m. wide and 0.032 m thick.
There is a 0.085 m diameter pulley attached to one end of the bracket. A second, identical bracket is located
adjacent to Feature T to the southeast.
Features T and U were subjected to subsurface testing because the size and well-built nature of the
features suggested that they were potentially burial mounds. TU -1 was excavated into Feature U. The unit
27
(0.65)
(0.84;
Feature T
ML
ML -dmw
70)
NOW -
Bracket
(0.70)
(1..09)
p 1.5 3 4.5ft
0 0.5 1 1.5m
(1.09) — Feature Height' above ground surface
Figure 20. Plan Map of Site 22725, Features T and U
29
measured 1.1 m long (northeast by southwest) and 0.8 m wide. The excavation of this unit revealed a stone
layer of loosely packed subangular pahoehoe cobbles and small boulders that ranged in thickness from 0.95
to 1.01 m (Layer I). No cultural remains were present within Layer 1. The base of the stone layer rested on
the surface of a soil deposit (Layer II). No evidence was found to suggest that Layer I was constructed dur-
ing more than a single building episode.
Layer 11 was comprised of 0.06 to 0.11 m of a dark brown (IOYR 3/3) fine silt. No cultural re-
mains were present. The excavation of TU -1 was terminated on bedrock. The stratigraphy observed in this
unit is presented in Figure 21.
TU -2 was excavated in Feature T. This unit measured 1.0 m long (northeast by southwest) and
0.75 m wide. The excavation of this unit evidenced nearly identical stratigraphy to that observed in TU -1.
Layer I consisted of 0.65 to 0.75 m of loosely packed subangular pahoehoe cobbles and small boulders,
with no cultural remains present. Layer II was comprised of 0.02 to 0.14 m of culturally sterile a dark
brown (IOYR 3/3) fine silt. Feature T also appears to have been built during a single construction episode.
Figure 22 depicts the stratigraphy noted in TU -2. The absence of cultural remains in these units suggest
that Features T and U are agricultural clearing piles.
Modified outcrops were observed in I I locations. These features range in length from 3.3 to 6.8 m
(average of 4.81 m), in width from I A5 to 4.3 m (average of 2.76 m) and in height from 0.44 to 6.0 m (av-
erage of 1.1 m). Four of the modified outcrops are irregular in shape, four are oval, two are linear and one
is L-shaped. These features are slightly larger than those observed by Henry et al. (1998) in the parcel to
the north (3.6 m long, 1.8 m wide and 0.7 m tall).
Two modified blisters were identified during the. study (Features G and M). These features consist
of irregular-shaped, open lava blisters with subangular basalt cobbles and small boulders crudely piled
around the exterior edges. A small amount (less than 0.05 m) of a brown fine silt was present in each of the
blisters. These features ranged in length from •1.65 to 3.2 m, in width from 1.85 to 2.2 m, and in depth from
0.3 to 0.45 m. The height of the piled stones, above the outcrops, vary from 0.45 to 0.56 m. No cultural
remains were observed at Features G or M.
Terrace
A single agricultural terrace was noted during the survey. Feature A is a roughly L-shaped terrace
with overall dimensions of 3.2 m long (northeast by southwest) and 2.,2' m wide. A retaining wall con-
structed of piled subangular basalt cobbles and small boulders is present along the southeastern side of the
feature. This wall averages 0.46 m in height. The surface of the terrace is uneven and irregular.. No cultural
remains were noted on the surface of Feature A.
l:t
rigWre ". bire " Iza, rearm -1, -I-u-z nolle
31
I CONCLUSION
Discussion
The survey results generally conform to the expectations derived from historical and archaeologi-
cal background research. The identified sites and features conform to the traditional Hawaiian site/feature
types expected in the Kula Zone of the Kona Field System. As expected, agricultural features consisting of
mounds, a terrace, and modified outcrops and lava blisters were identified. The excavations at two well-
built rectangular mounds did not encounter cultural materials supporting the interpretation of the features as
agricultural- in function. Petroglyphs are occasionally encountered in the Kula Zone. The single petroglyph
identified during the survey is of an undetermined, perhaps incomplete form Also as expected, the survey
identified an historic ranch wall.
Significance Assessments and Recommended Treatments
Pursuant to. DLNR (1998) Chapter 275-6 (d), the initial significance assessments provided herein
are not final until concurrence from the DLNR has been obtained. Sites identified and relocated during the
' survey are assessed for significance based on the criteria outlined in the Rules Governing Procedures for
Historic Preservation Review (DLNR 1998:Chap 275). According to these rules, a site must possess integ-
rity of location, design, setting, materials, workmanship, feeling, and association and shall meet one or
more of the following criteria:
1. Criterion "a". Be associated with events that have made an important contribution to the
broad patterns of our history;
2. Criterion "b". Be associated with the lives of persons important in our past;
Criterion "c". Embody the distinctive characteristics of a type, period, or method of
construction; represent the work of a master; or possess high artistic value;
4. Criterion "d". Have yielded, or is likely to yield, information important for research on
prehistory or history; and
5. Criterion "e". Have an important traditional cultural value to the native Hawaiian people
or to another ethnic group of the state due to associations with traditional cultural prac-
tices once carried out, or still carried out, at the property or due to associations with tradi-
tional beliefs, events or oral accounts --these associations being important to the group's
history and cultural identity.
Based on the above criteria, all three sites are assessed as solely significant under Criterion "d".
These sites have yielded information important for understanding late prehistoric to historic land use in the
project area. The mapping, written descriptions, photography, and test excavation at the sites adequately
documents them and no further work or preservation is recommended.
32
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37
DEPARTMENT OF PUBLIC WORKS
COUNTY OF HAWAII
HILO, HAWAII
DATE: April 19, 2001
Anemorandum
PLANNING DEPARTIViEN 1
County Of Hawaii
75-5706 Kuakini Hwy. #10J
TO Christopher J. Yuen, Planning Director Kailua-Kona, HI 96740
Planning Department
RECEIVED APR 1 9 2001
FROM Galen M. Kuba, Division Chief
p� Engineering Division
SUBJECT Change of Zone Application (REZ 01-005 )
Request: Agriculture (A -5a) to General Commercial (CG20)
✓State Land Use Boundary Amendment (SLU 01-003)
Request: Agricultural to Urban
Applicant: EHP Corp.
Location: Lanihau 1s4, N. Kona, HI
TMK: 3 / 7-5-003: 019
We reviewed the subject application and our comments are as follows:
BUILDINGS
Buildings shall conform to all requirements of code and statutes pertaining to
building construction.
2. Building permits and certificates of occupancy will be required for the change of
use. A civil/site construction plan, approved by the DPW, shall be submitted with
the building permit applications for the change of use .
DRAINAGE
1. All development generated runoff shall be disposed of on-site and shall not be
directed toward any adjacent properties. If required by the DPW, a drainage study
shall be prepared and submitted for approval. A drainage system shall be
constructed meeting with the approval of the DPW.
2. The applicant shall be informed that if they include drywells in the subject
development, an Underground Injection Control (UIC) permit may be required from
the Department of Health, State of Hawaii. EXHIBIT
SOLID WASTE
1. Solid waste management shall conform to the rules and regulations of the DEM,
Solid Waste Division. The developer shall prepare and submit a solid waste
management plan to the DEM.
WASTEWATER
Wastewater disposal shall meet the requirements of the DEM, Wastewater
Division. Connection to the county sewer line should be made a condition of
approval.
ROADWAYS
1. Access to and from Henry Street, shall meet with the approval of the DPW,
including any required channelization improvements.
2. All roadways providing access to the subject parcel and all subdivisions roads
within the development shall be constructed to County dedicable standards. Install
street lights, signs and markings meeting with the approval of the DPW, Traffic
Division.
3. All roadways within the proposed development shall follow the applicable
guidelines incorporated in the Hawaii Statewide Uniform Design Manual for Streets
and Highways. Concrete curbs, gutters, and sidewalks should be required in areas
of pedestrian traffic.
4. The applicant should design and construct all roadways in conformance with the
Keahole to Kailua Development Plan (K to K Plan) as adopted by Council
Resolution 296-91. We defer to the Planning Director for alignment of the Mid -
Level Road.
TRAFFIC
1. If required by the DPW, for any increment of development, a Traffic Impact
Analysis Report (TZAR) shall be prepared by a licensed professional traffic
engineer. Recommended improvements and/or traffic movement restrictions may
be required.
Should there be any questions concerning this matter, please feel free to contact Kiran
Emler of our Kona Engineering Division office at 327-3530.
KE
copy: ENG-HILO
PLNG-KONA
SidneyFuke, Planning Consultant
100 Pauahi Street, Suite 212 • Hilo, Hawaii 96720 • Planning • Variance • Zoning
Aar"OF Telephone: (808) 969-1522 • Fax: (808) 969-7996 • Subdivision • land Use Permits
• Environmental Reports
Mr. Christopher Yuen, Director
Planning Department
COUNTY OF HAWAII
25 Aupuni Street
Hilo, HI 96720
Dear Mr. Yuen:
April 27, 2001 ' _rl �?I R 30 FM 2 04
Subject: State Land Use (SLU 01-003) and Rezoning (REZ 01-005)
Requests - EIRP Corp., TMK: 7-5-003: 019
This is in response to comments from the Department of Public Works regarding the
subject matter. Please note the following:
Building and Drainage
The applicant is aware of the need to apply for a building permit to effectuate the
change in use of the existing dwelling. This will be done and appropriate
improvements, including ADA compliance, will be made before the building is
occupied.
In conjunction with the construction of the parking area, plans will be prepared to
address appropriate drainage requirements. Said plans will reflect no water being
directed to adjacent properties. In the event drywells are proposed to accommodate
the additional flow, the UIC permit will be applied for and secured before
construction begins.
Solid Waste
A solid waste management plan will be prepared as part of the permitting process.
Wastewater
If the wastewater demand exceeds the current use, it is understandable that a
connection should be required. At this time, however, the office conversion is not
anticipated to generate a higher volume of wastewater. As such, it is requested that
the existing cesspool system be allowed until there is a greater wastewater demand.
.y AfB i T
r
Mr. Christopher Yuen
April 27, 2001
Page 2
Roadways/Traffic
For this project, no new roadway is being planned or needed. The site essentially
fronts Henry Street, and thus the access is more of a driveway than a roadway. If a
new street light is needed at the access, one will be constructed by the applicant.
It is also understood that some measure of road improvements may be needed to
accommodate left -turn movements from Henry Street. Under that basis, the
improvements as stipulated by the Department of Public Works will be complied with
prior to issuance of the occupancy permit for the conversion.
Relative to the proposed roadway outlined in the Keahole to Kailua Development
Plan, while there is a conceptual alignment in this general area, nothing is specific at
this time. Further, this roadway will not serve the property at all, as its access will be
from Henry Street. Accordingly, as there appears to be no rational nexus (aside from
physical proximity) for the construction of this proposed "undefined" road, it is
reasoned that a requirement to construct the proposed roadway would not be
appropriate.
Finally, in the event that a Traffic Impact Analysis Report (TIAR) is needed for the
development of the balance of the 5+ acre site to further address potential traffic
mitigation, it can be done during the Plan Approval phase of the permitting process.
I trust that the aforementioned adequately responded to the comments. If not or if
there are more, please feel free to contact me. Thank you very much.
Sincerely,
SIDNEY M. FUKE
Planning Consultant
xc Department of Public Works - Kona Engineering
EHP Corp. w/ enclosure via FAX
i -
Harry Kim
Edward Buxnatay
Mayor Fire Chief
P
lgT6 06 �NPJ6
%LI-Ja nfla of abjati
FIRE DEPARTMENT
80 Pauahi Street • Suite 101 • Hilo, Hawaii 96720'
(808) 961-8297 • Fax (808) 961-8296
March 30, 2001
cp
To: Christopher J. Yuen, Planning Director
From: Edward Bumatay, Fire Chief
SUBJECT: STATE LAND USE BOUNDARY APPLICATION (SLU 01-003)
ZEQUEST: AGRICULTURAL TO URBAN
/CHANGE OF ZONE APPLICATION (REZ 01-005)
REQUEST: AGRICULTURAL (A -5a) TO GENERAL
COMMERCIAL (CG -20)
APPLICANT: EHP CORP.
TAX MAP KEY: 7-5-003:019
Water supply shall be in accordance with UFC 10.301:
"Sec. 10.301. (a) Type Required. The chief shall designate
the type and number of fire appliances to be installed and
maintained in and upon allbuildings and premises in the
jurisdiction other than private dwellings. This shall be
done according to the relative severity of probable fire,
including the rapidity with which it may spread. Such
appliances shall be of a type suitable for the probable class
of fire associated with such building or premises and shall
have approval of the chief.
"(b) Special Hazards. In occupancies of an especially
hazardous nature or where special hazards exist in addition
to the normal hazard of the occupancy, or where access for
fire apparatus is unduly difficult, additional safeguards may
be required consisting of additional fire appliance units,
more than one type of appliance, or special systems suitable
for the protection of the hazard involved. Such devices or
appliances may consist of automatic fire alarm systems,
automatic sprinkler or water spray systems, standpipe and
hose, fixed or portable fire extinguishers, suitable asbestos
blankets, breathing apparatus, manual or automatic covers,
To: Christopher J. Yuen, Planning Director
Page 2
March 30, 2001
carbon dioxide, foam, halogenated and dry chemical or other
special fire -extinguishing systems. Where such systems are
installed, they shall be in accordance with the applicable
Uniform Fire Code Standards or standards of the National Fire
Protection Association when Uniform Fire Code Standards do
not apply.
"Water supply may consist of reservoirs, pressure tanks,
elevated tanks, water mains or other fixed systems capable of
providing the required fire flow.
"The location, number and type of fire hydrants connected to
a water supply capable of delivering the required fire flow
shall be protected as set forth by the respective county
water requirements. All hydrants shall be accessible to the
fire department apparatus by roadways meeting the
requirements of Section 10.207.
"(d) Fire Hydrant Markers. When required by the chief,
hydrant locations shall be identified by the installation of
reflective markers.
"(e) Timing of installation. When fire protection
facilities are to be installed by the developer, such
facilities including all surface access roads shall be
installed and made serviceable prior to and during the time
of construction. When alternate methods of protection, as
approved by the chief, are provided, the above may be
modified or waived.
"(f) All fire alarm systems, fire hydrant systems, fire
extinguishing systems (including automatic sprinklers),
Class I, II, III (combination standpipe system) and combined
systems, basement inlet pipes, and other fire protection
systems and appurtenances thereto shall meet the approval of
the fire department as to installation and location and
shall be subject to periodic tests as required herein.
Plans and specifications shall be submitted to the fire
department for review and approval prior to installation."
EDWARD BUMATAY
Fire Chief
EB/mo
AMC
SidneyFuke, Planning Consultant
100 Pauahi Street, Suite 212 • Hilo, Hawaii 96720
Telephone: (808) 969-1522 • Fax: (808) 969-7996
April, 18, 2001
Mr. Christopher Yuen, Director
Planning Department
COUNTY OF HAWAII
25 Aupuni Street
Hilo, HI 96720
Dear Mr. Yuen:
• Planning • Variance • Zoning
• subdivision • Land Use Permits
• Environmental Reports
"i 01 FFR 3.9 Pn 2 25
FM
Subject: 'State Land Use and County Rezoning Applications
EHP Corp., TMK: 7-5-03: 19
Thank you for providing me with a copy of agency comments to date regarding the
subject applications.
The applicant is aware that when a building permit for the conversion of the dwelling
into an office is made, requirements of the Fire Department relative to fire flow and fine
protection would have to be complied with. These will be complied with at the appropriate
time and definitely prior to the occupancy of the structure(s).
Likewise, for the proposed parking area, drywell(s) may have to be installed to
address the additional storm run-off that may. be generated by the new impervious surface. If
needed, the requirements of the State Department of Health Underground Injection System
(UIC) will be complied with prior to the construction of the parking area or any other
improvements requiring a drywell.
Should you have further questions on this matter, please feel free to direct them to
me. Thank you very much.
xc Fire Department
State Department of Health
EHP Corp. w/ enclosures
Sincerely,
L(-0
�NE ( "
S Y
Planning Consultant r -
EXHIBIT
IF/
DEPARTMENT OF WATER SUPPLY * COUNTY OF HAWAII
345 KEKLIANAOA STREET, SUITE 20 - HILO, HAWAII 96720
TELEPHONE (808) 961-8050 - FAX (808) 961-8657
May 7, 2001
C`..
TO: Mr. Christopher J. Yuen, Planning Director ,
Planning Department
FROM: Milton D. Pavao, Manager
SUBJECT: STATE LAND USE BOUNDARY APPLICATION (SLU 01-003)
REQUEST - AGRICULTURAL TO URBAN
`CHANGE OF ZONE APPLICATION (REZ 01-005)
REQUEST - AGRICULTURAL (A -5a) TO GENERAL COMMERCIAL (CG -20)
APPLICANT — EHP CORP.
TAX MAP KEY 7-5-003:019
We have reviewed the subject application for the proposed State Land Use Boundary Application and
Change of Zone Application and have the following comments.
The subject parcel has service from the Department via a 1 -inch meter that does not front the parcel but
rather is located on Palani Road, approximately 350 feet away. This 1 -inch meter was installed in
1977, before Henry Street was constructed in the early 1990's, and was allotted 3 units of water at 600
gallons per day (gpd) per unit or 1,800 gallons per day.
Based on the prevailing water situation in the area, water can be made available from an existing
12 -inch waterline along Henry Street with a connection size, yet to be determined and subject to review
and approval, during the construction design phase of your proposed development.
However, prior to issuing a water commitment, the applicant is requested to submit the following:
1. The anticipated maximum daily water usage as recommended by a registered engineer must be
submitted. The Department reserves the right to make a final determination.
2. In accordance with the Department's "Water Commitment Guidelines Policy," a copy of which
is attached, a water commitment deposit must be remitted. You will be informed of the deposit
amount upon final determination of the submittal required in Item 1.
Upon completion of the above requirements, an official water commitment will be effected in
accordance with the attached policy. The commitment will be in writing with specific conditions and
C - __)_ �,-q Co, I ! w.-1.(,7�
... Water P rinyj pro yreii...
Mr. Christopher J. Yuen, Planning Director
May 7, 2001
effective dates stated. For the applicant's information, those conditions will include, but not be limited
to, addressing fire flow, removing the existing meter on Palani Road and installing an appropriately
sized meter on Henry Street with a backflow preventer on the subject parcel just after the new meter.
Please keep in mind that this letter shall not be construed as a water commitment. In other words,
unless a water commitment is officially effected, water availability is subject to change depending on
the water situation.
Should there be any questions, the applicant can contact Mr. Bruce McClure at our Water Resources
and Planning Branch at 961-8070, ext. 255.
Sincerely yours,
/�/ . a -
Milton D. Pavao, P.E.
Manager
BCM.jh
copy — (w/att) EHP Corp.
Mr. Sidney Fuke
Mr. Michael Watanabe (DWS Microlab)
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