HomeMy WebLinkAboutCOM 0218.000 1996-1998 -
~ William G. Davis
Managing Director
Stephen K. Yamashiro
Mayor Henry Cho
•~n'br'M~'~ Deputy Managing Director
fi~nixtttg u#~ ~ttfurxii
25 Aupuni Street, Room 215 Hilo, Hawaii 96720-4252 • (808) 961-8211 Fax (808) 961-6553
KONA: 75-5706 Kualtini Highway, Suite 103 • Kailua-Kona, Hawaii 96740
(808)329-5226 • Fax (808)326-5663
March 13, 1997 ~
3
~o ~ JJ
n~I
z ~ (.7
Honorable James Y. Arakaki, Chairman O ~
and Members of the County Council
County of Hawaii ~
CO 1. 7
25 Aupuni Street s
Hilo, HI 96720 _
Dear Chairman Arakaki and Members:
State Land Use Boundary Amendment Application (SLU 96-12)
Request: Agricultural to Urban
Change of Zone Application (REZ 96-28)
Request: A-20a to ML-20 and A-3a
Applicant: James McCully
Tax Mao Kew 1-6-3:5
As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the
County Council's consideration and action is the Planning Commission's letter and enclosures
regarding the above-referenced applications.
Slnce ely, '
Stephen K. Yamashiro
Mayor
AK: syw
LMcCulO1.MAY
Enclosures
cc: Planning Commission
SLU 96-12 &REZ 96-28
Come Aia ~ ~ A
l~tef. 'fo:_
r1AR 1 '7 199
3ef, Date
MtY Oi•
~.`y
l~
Stephen K. Yamashiro
Mayor •
o'
~ Oi MP
~II1tltfkJ II~ ~2I~1T~iit
PLANNING COMMISSION
25 Aupani Stroer, Room 109 • Hilo, n~r~ii %720-4252
(808) %1-8288 Fuc (808) %i-%IS
MAR 1 3 1947
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 96-12)
Request: Agricultural to Urban
Change of Zone Application (REZ 96-28)
Request: A-20a to ML-20 and FA-3a
Applicant: James McCully
Tax Mau Key: 1-6-3:5
The Planning Commission, after a duly held public hearing on February 27, 1997, voted to
recommend for your approval the proposed legislative bills to change the State Land Use
district for approximately 14.234 acres of land from an Agricultural to Urban District and a
Change of Zone for approximately 31.276 acres of land from Agricultural-20 acre (A-20a) to
Limited Industrial (ML-20) and Family Agricultural-3 acre (FA-3a). The property is located
approximately one mile east of the Keaau Town Center at the end of Milo Street, in the
vicinity of the former Puna Sugar Company Mill site at Keaau, Puna, Hawaii.
The Commission concurs with the following findings as recommended by the Planning
Director:
State Land Use Boundary Amendment
The approval of the reclassification from the State Land Use Agricultural to the
Urban District will not be violative of Section 205-2, Chapter 205, Hawaii Revised
Statutes, nor will the reclassification actions be inconsistent with the Hawaii Land Use
Commission Rules, the Hawaii State Plan and the County General Plan.
According to the Hawaii 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
project site conforms to this standard as it is situated adjacent to existing urban
designated lands surrounding Keaau Town. These urban lands include the existing
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 2
residential neighborhood along and to the south of Milo Street and along the Old
Volcano Road (west of the subject property), which are primarily in residential uses.
In July 1994, the State Land Use Commission approved a petition filed by the Office of
State Planning for boundary amendment from Agricultural to Urban District for
approximately 660 acres of lands surrounding Keaau Village, which are owned by
W. H. Shipman, Ltd. The objective of the redesignation was to establish an urban core
in Puna District to service the growing population. One of the urban subarea is located
immediately southwest of the subject property.
The urban classification also conforms to the standard that the development is
within reasonable proximity to centers of trading and employment and to basic services
such as schools, police and fire protection, transportation systems and water. The
project site is located approximately one mile from the urban retail/employment of
Keaau Town Center. The Keaau Elementary School is located within 5 minutes of the
subject property. The Police, Fire and emergency medical services are also located in
Keaau town, one mile from the subject property. Keaau is centrally located at the
junction of two major highway systems in the Puna District, the Volcano
Highway-Kanoelehua Avenue and Keaau-Pahoa Highway. The principal access to the
proposed development would be provided from the proposed Keaau By-Pass Road.
However, should the proposed project be developed prior to the completion of the
Keaau By-Pass Road, an interim access would be taken via the Milo Street extension
onto the Old Volcano Road and to Highway 11. According to the Department of
Water Supply, water would be available upon the installation of water improvements
which, in part, includes extending the existing 12-inch waterline along Milo Street
approximately 500 lineal feet to the subject property. There is no municipal
wastewater treatment facility within the area; and therefore, [he wastewater system
would be required to meet the approval of the Department of Health. According to the
Department of Health, a portion of the subject property is located within 1,000 feet of
a drinking water well. As such, no cesspool or septic system, except for air aerobic
package treatment system, would be allowed to be installed within the 1,000-foot radius
of the water well. Based on the foregoing, the request conforms with the Land Use
Commission Rules which encourages urban developments in close proximity to existing
developments and to existing services and facilities.
The project area includes lands with no severe geological or topographical
problems which cannot be properly rectified or which would render the land unusable.
The subject property is relatively level with a slight grade. According to the Flood
Insurance Rate Map (FIRM), the project area is within Zone X, area determined to be
outside the 500-year flood plain. The project area is also located outside of any
tsunami inundation area. Any new construction or improvements to the project area
must comply with Chapter 27 of the County Code relating to Flood Hazard Control.
The subject property was formally cultivated in sugar cane and therefore, no
endangered or threatened species of floral or fauna nor any archaeological sites are
anticipated to be found on the subject property. The State of Hawaii ALISH Map
classifies portions of the area near the southern and norther boundaries as Prime
Agricultural Lands and the middle portion of the property is not classified. The Land
Use Study Bureau's Overall Master Productivity Rating for the soils in the area is "C"
or Fair. Thus, the reclassification does meet with the standard which states that the
lands included within the urban district shall be those with satisfactory topography
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 3
and drainage and reasonably free from the danger of floods, tsunami and unstable soil
conditions and other adverse environmental effects."
The subject property is located one mile from Keaau Town Center and in close
proximity to [he residential neighborhoods. Therefore, the lands could be
characterized by "city-like" concentrations of people, structures, streets, urban level of
services and other related land uses. Surrounding properties consist mainly of formerly
cultivated sugar cane lands, the HELCO power plant, vacant lands, small agricultural
operations and residences. To the northeast of the subject property is the existing
AMFAC Tropical Products tropical fruits packing facility and papaya puree processing
facility. East of the subject property is the old Puna Sugar Mill operations site, where
the old mill operations office is located and where Hawaii Electric Light Company,
Ina (HELLO) presently operates a power plant. Across Milo Street to the south is the
site of the proposed Greenhouse Specialists' operation and to the southeast is the
existing Pacific Floral Exchange business. Adjacent and to the east of Pacific Floral
Exchange is the proposed school site for Hawaii Christian Camping Association.
Lands immediately adjacent to and west of the subject property are vacant formerly
sugar cane lands. However, lands further west and southwest are primarily in
residential uses. From a land use perspective, it is a more feasible alternative to
expand urban development within this particular area of Keaau. Furthermore, an
Urban classification would complement the existing and future industrial land activities
of the surrounding properties. Therefore, the urbanization of the subject property will
not contribute toward scattered spot urban development.
The reclassification action would also achieve the following goals, objectives
and/or policies articulated in the Hawaii State Plan:
* 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.
* Increased and diversified employment opportunities to achieve full employment,
increased income and job choice, and improved living standards for Hawaii's
people.
* Expand existing markets and penetrate new markets for Hawaii's products and
services.
* Stimulate the development and expansion of economic activities which will
benefit areas with substantial or expected employment problems.
The Urban classification would be consistent with the Economic, Land Use and
Industrial goals and policies of the Hawaii County General Plan by creating industrial
and agricultural opportunities. The goals, policies, standards and courses of action
state the following:
Economic Element
* Provide residents with opportunities to improve their quality of life.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 4
* 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.
* The County of Hawaii shall strive for an economic climate which provides its
residents an opportunity for choice of occupation.
Land Use Element
* 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 request 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.
Industrial Element
* Designate and allocate industrial areas in appropriate proportions and in keeping
with the social, cultural and physical environments of the County.
* Promote and encourage the rehabilitation of industrial areas which are serviced
by basic community facilities and utilities.
* It shall be the policy of the County to achieve a broader diversification of local
industries by providing opportunities for new industries and strengthening
existing industries.
* Through its zoning powers, the County shall locate industrial areas convenient
to transportation facilities, and provide a variety of industrial zoned districts and
lot sizes, depending on the needs of [he industries and the communities.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 5
* Industrial development shall be located in areas adequately served by
transportation, utilities and other amenities. Redeveloping or newly developing
areas shall be developed in concert with programmed public and privately
funded infrastructure to meet the expected needs.
* Topography of industrial land shall be reasonably level.
* Industrial development shall be conveniently located to its labor resource.
* Buffer zones shall be established between industrial and adjacent noncompatible
uses of land.
* The County shall identify sites suitable for future industrial activities
Agricultural Element
* Protect and encourage the intensive utilization of the County's important
agricultural lands.
* Identify, protect and maintain important agriculture lands on the island of
Hawaii.
* The compatibility of agricultural and non-agricultural uses should be carefully
reviewed and where appropriate, buffers required.
* Rural-style residential-agricultural developments, such as new small-scale rural
communities or extensions of existing rural communities, shall be encouraged in
appropriate locations.
The Land Use Pattern Allocation Guide (LUPAG) Map component of the
General Plan is a representation of the document's goals, policies, standards and
courses of action to guide the coordinated growth and development of the County. It
reflects a graphic depiction of the spatial relationships among various land uses and the
expressed policy statements of the document itself. The LUPAG Map establishes the
basic land use pattern for areas within the County. Therefore, changes and requests for
amendments to the LUPAG Map must be evaluated against applicable goals, policies
and standards of the General Plan. The reclassification action also conforms to the
LUPAG Map which designates the area for Industrial Area. The Industrial Area
designation include uses such as manufacturing and processing, wholesaling, large
storage and transportation facilities and light industrial uses. The urban classification
would be a reasonable expansion of industrial activities associated with the existing
Industrial designation and the existing industrial uses in the area.
Since 1971, the area of the old Puna Sugar Mill has been designated as
Industrial Area. During the 1989 General Plan Comprehensive Review, the Industrial
Area designation was expanded by redesignating lands in the vicinity from Intensive
Agricultural and Orchards to Industrial. This area was considered for industrial
expansion as a variety of Industrial uses have been established in the vicinity through
the Special Permit process. The County had determined that the industrial designation
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 6
would promote and encourage additional utilization of the area. Also in 1989, it was
observed that traffic patterns already indicated tremendous movement across the
Puna-South Hilo District boundary. Keaau is in close proximity to the City of Hilo and
has an excellent transportation link via the Volcano Highway-Kanoelehua Avenue. In
addition, Keaau provides a natural focal point provided by the highway system that
could result in the concentration of additional goods and services at Keaau. To
facilitate this growth, during the 1989 review, the lands on the eastern side of the
existing Keaau urban area were redesignated from Orchards and Urban Expansion to
Low Density Urban. Likewise, the lands to the west and southwest side of Keaau
Town were redesignated from Orchards to Urban Expansion. As evident by the
County's action during the 1989 General Plan Comprehensive Review, there definitely
is a need for additional lands to accommodate present and future industrial activities for
the Puna District. This proposed action is to allow an urban development, a planned
industrial development. The area under consideration is consistent with the urban form
established for this section of the Puna District as depicted on the LUPAG Map.
The project site is concurrently being reclassified from an Agricultural (A-20a)
to Limited Industrial (ML-20) zoned district in order to allow for the proposed
industrial development. As such, the boundary amendment would allow for rezoning
of the properties to allow for activities and uses that are permitted within an Urban
district.
Based on the above findings, [he approval of the State Land Use Boundary
Amendment from Agricultural to Urban District complements the State Land Use
District Regulations and is supportive of the State of Hawaii Plan and the County
General 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 [o 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, but ultimately, on the future development of the whole
island.
The proposed change of zone request would further the County's goals of
providing an economic environment which allows new or existing businesses to expand
and diversify the County's economic base and, thereby, also increase the choice of
occupations. The proposed request would be consistent with the following goals and
policies of the Economic Element.
* 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.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 7
* 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.
* The County of Hawaii shall strive for an economic climate which provides its
residents an opportunity for choice of occupation.
The applicant's overall objective is to develop a mixture of industrial and
agricultural lots to service the needs of the community and region in the Puna District.
The applicant is requesting that a 14+-acre portion of the subject property [hat fronts
the private section of Milo Street be redesignated from State Land Use Agricultural to
Urban. Concurrently, the applicant is requesting this 14+-acre portion be rezoned
from A-20a to ML-20 in order to create approximately 14 one-half to one acre sized
fee simple lots. The applicant is requesting that the remaining 17±-acre portion be
rezoned from A-20a to FA-3a in order to create approximately five 3-acre lots. These
proposed lots would be sold at market price. According to the applicant, the subject
property could support small-scale agricultural and floricultural ventures as well as any
packing and related agricultural functions. The applicant's goal is to begin subdivision
construction in early or mid-1997 with sale/occupancy one year thereafter.
The proposed change of zone request would be consistent with the Land Use
Element of the General Plan. Land use is one of [he principal focal points of public
concern and policy. The Land Use Element provides the primary basis for direct
control and guidance of publicly and privately owned resources. It is also intended to
be used as a policy guide for the coordinated growth and development of all sectors of
the County. It sets forth goals, policies, standards and courses of action to
accommodate growth without congestion, to designate and preserve the lands needed
for residential use, commercial and visitor services, industry, agriculture and open
space, and to coordinate these uses with the County's service and circulation systems.
The overall Land Use goals, policies and standards are set forth to physically plan the
lands in the County in the best interest of the island's residents. These state the
following:
* 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.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 8
* Zoning request 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.
The proposed request would also complement the following goals and policies
of the Industrial Element.
* Designate and allocate industrial areas in appropriate proportions and in keeping
with the social, cultural and physical environments of the County.
* Promote and encourage the rehabilitation of industrial areas which are serviced
by basic community facilities and utilities.
* It shall be the policy of the County to achieve a broader diversification of local
industries by providing opportunities for new industries and strengthening
existing industries.
* Through its zoning powers, the County shall locate industrial areas convenient
to transportation facilities, and provide a variety of industrial zoned districts and
lot sizes, depending on the needs of the industries and the communities.
* Industrial development shall be located in areas adequately served by
transportation, utilities and other amenities. Redeveloping or newly developing
areas shall be developed in concert with programmed public and privately
funded infrastructure to meet the expected needs.
* Topography of industrial land shall be reasonably level.
* Industrial development shall be conveniently located to its labor resource.
* Buffer zones shall be established between industrial and adjacent noncompatible
uses of land.
The surrounding properties consist of a mixture of industrial type and
agricultural processing uses which were granted Special Permit for such uses.
Surrounding properties consist mainly of formerly cultivated sugar cane lands, the
HELCO power plant, vacant lands, small agricultural operations and residences. To
the northeast of the subject property is the existing AMFAC Tropical Products tropical
fruits packing facility and papaya puree processing facility. East of the subject
property is the old Puna Sugar Mill operations site, where the old mill operations office
is located and where Hawaii Electric Light Company, Inc. (HELLO) presently operates
a power plant. Across Milo Street to the south is the site of the proposed Greenhouse
Specialists' operation and to the southeast is the existing Pacific Floral Exchange
business. Adjacent and to the east of Pacific Floral Exchange is the proposed school
site for Hawaii Christian Camping Association. Lands immediately adjacent to and
west of the subject property are vacant formerly sugar cane lands. However, lands
further west and southwest are primarily in residential uses.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 9
The only existing industrial zoned lands in the Puna District are located off
Highway 11 at the Shipman Industrial Park, approximately .7 miles from the subject
property. The County Council approved the General Industrial (MG-20) zone district
effective August 19, 1986, for approximately 488 acres of land for the development
of Shipman Industrial Park. A portion of the Shipman Industrial Park has been
subdivided in increments between 1987 - 1991. There are presently a total of 88 lots
with average lot size ranging from one half acre to 3 acres. According to Real
Property Tax records, approximately two-thirds of the lots have been sold in fee. The
existing uses in the area include: heavy equipment construction baseyards, building
supplies baseyards, paving construction baseyards, distributor warehousing,
supermarket warehousing, industrial/manufacturing baseyards and other uses. Allied
Aggregates leases one of the larger lots for its existing quarrying operation. For the
East Hawaii area, industrial zoned lands and activities are primarily located in the City
of Hilo at the Hilo harbor, airport and Kanoelehua Industrial areas. Industrial
expansion since 1970 has largely occurred through the expansion and in-filling of these
areas.
Also, in the General Plan, a Course of Action for industrial development within
the Puna District recommends that "The County shall identify sites suitable for future
industrial activities." This request would be consistent with the urban form depicted
for Puna in that it would add industrial uses serving the Keaau area and its surrounding
Puna region in close proximity to other industrial zoned districts and activities.
The Change of Zone request from Agricultural-20 acres (A-20a) to Family
Agricultural-3 acres (FA-3a) zoned district will conform to the following goals,
policies and standards of the Agricultural Element.
* Protect and encourage the intensive utilization of the County's important
agricultural lands.
* Identify, protect and maintain important agriculture lands on the island of
Hawaii.
* The compatibility of agricultural and non-agricultural uses should be carefully
reviewed and where appropriate, buffers required.
* Rural-style residential-agricultural developments, such as new small-scale rural
communities or extensions of existing rural communities, shall be encouraged in
appropriate locations.
The remaining 17±-acre portion of the subject property is proposed to be
rezoned from A-20a to FA-3a in order to create approximately five 3-acre lots. This
17± acres portion of the property would remain within the State Land Use Agricultural
district. Family Agricultural (FA) is a new zone district, and according to
Section 25-5-60, Hawaii County Zoning Code, would allow for "small-scale
agricultural operations associated with residential activities and which may be
characterized by farm estates, small acreage farms, or subsistence lots." As previously
stated, these proposed lots would be sold at market price. In addition, the subject
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 10
property could support small-scale agricultural and floricultural ventures as well as any
packing and related agricultural functions.
The Land Use Pattern Allocation Guide (LUPAG) Map component of the
General Plan is a representation of the document's goals, policies, standards and
courses of action to guide the coordinated growth and development of the County. It
reflects a graphic depiction of the spatial relationships among various land uses and the
expressed policy statements of the document itself. The LUPAG Map establishes the
basic land use pattern for areas within the County. Therefore, changes and requests for
amendments to the LUPAG Map must be evaluated against applicable goals, policies
and standards of the General Plan. The reclassification action also conforms to the
LUPAG Map which designates the area for Industrial Area. The Industrial Area
designation include uses such as manufacturing and processing, wholesaling, large
storage and transportation facilities and light industrial uses. The zoning
reclassification would be a reasonable expansion of industrial activities associated with
the Industrial designation and the existing industrial ases in the area.
Since 1971, the area of the old Puna Sugar Mill has been designated as
Industrial Area. During the 1989 General Plan Comprehensive Review, the Industrial
Area designation was expanded by redesignating lands in the vicinity from Intensive
Agricultural and Orchards to Industrial. This area was considered for industrial
expansion as a variety of Industrial uses have been established in the vicinity through
the Special Permit process. The County had determined that the industrial designation
would promote and encourage additional utilization of the area. Also in 1989, it was
observed that traffic patterns already indicated tremendous movement across the
Puna-South Hilo District boundary. Keaau is in close proximity to the City of Hilo and
has an excellent transportation link via the Volcano Highway-Kanoelehua Avenue. In
addition, Keaau provides a natural focal point provided by the highway system that
could result in the concentration of additional goods and services at Keaau. To
facilitate this growth, during the 1989 review, the lands on the eastern side of the
existing Keaau urban area were redesignated from Orchards and Urban Expansion to
Low Density Urban. Likewise, the lands to the west and southwest side of Keaau
Town were redesignated from Orchards to Urban Expansion. As evident by the
County's action during the 1989 General Plan Comprehensive Review, there definitely
is a need for additional lands to accommodate present and future industrial activities for
the Puna District.
An amendment to the State Land Use Boundary Map from an Agricultural to
Urban District is being concurrently processed for the proposed industrial
development. Upon the adoption of this amendment, the proposed change of zone
request will be consistent with the proposed Urban District designation.
The project site is situated within close proximity to schools, commercial areas,
employment centers and public safety services. The project site is located
approximately one mile from the urban retail/employment of Keaau Town Center. The
Keaau Elementary School is located within 5 minutes of the subject property. The
Police, Fire and emergency medical services are also located in Keaau town, one mile
from the subject property. Keaau is centrally located at the junction of two major
r
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 11
highway systems in the Puna District, the Volcano Highway-Kanoelehua Avenue and
Keaau-Pahoa Highway.
All utilities and services are or will be made available to the project site which
are essential to accommodate urban development. The principal access to the proposed
development would be provided from the proposed Keaau By-Pass Road. However,
should the proposed project be developed prior to the completion of the Keaau By-Pass
Road, an interim access would be taken via the Milo Street extension. It should be
pointed out that should the applicant uses the interim access, the applicant must secure
access right from W. H. Shipman, Ltd. over this private road lot (TMK: 1-6-2:98).
According to the applicant, the roadway within the proposed development would be
constructed to County standards with a 60-foot right-of-way and 20-foot pavement.
The Department of Public Works has recommended [hat the roadway fronting the
subject property be improved to 20-foot wide pavement, in coordination with the other
applicants who were granted Special Permit in the area. According to the Department
of Water Supply, water would be available upon the installation of off-site
improvements which, in part, includes extending the existing 12-inch waterline along
Milo Street approximately 500 lineal feet to the subject property. There is no
municipal wastewater treatment facility within the area and therefore, the wastewater
system would be required to meet the approval of the Department of Health. The
applicant stated that a cesspool or a septic system meeting with the requirements of the
Department of Health will be installed by respective lot owners. According to the
Department of Health, a portion of the subject property is located within 1,000 feet of
a drinking water well. Therefore, no cesspool or septic system, except for air aerobic
package treatment system, would be allowed to be installed within [he 1,000-foot radius
of the water well.
The project area has no severe geological or topographical problems which
cannot be properly rectified or which would render the land unusable. The subject
property is relatively level with a slight grade. According to the Flood Insurance Rate
Map (FIRM), the project area is within Zone X, area determined to be outside the
500-year flood plain. The project area is also located outside of any tsunami
inundation area. Any new construction or improvements to the project area must
comply with Chapter 27 of the County Code relating to Flood Hazard Control. The
subject property was formally cultivated in sugar cane; and therefore, no endangered or
threatened species of floral or fauna nor any archaeological sites are anticipated to be
found on the subject property. The State of Hawaii ALISH Map classifies portions of
the area near the southern and norther boundaries as Prime Agricultural Lands and the
middle portion of the property is not classified. The Land Use Study Bureau's Overall
Master Productivity Rating for the soils in the area is "C" or Fair. Portion of the
subject property would be available for further diversified agriculture. Therefore, the
change of zone for this area will not be detrimental to the reduction of this area from
the agricultural land inventory in the County of Hawaii.
Based on the above findings, this request for a Change of Zone from an
Agricultural (A-20a) to a Light Industrial (ML-20) and Family Agricultural (FA-3a)
zoned district would result in an appropriate land use pattern and further the public
convenience, necessity and general welfare.
f
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 12
For your favorable consideration, amendments to the SLU Boundaries Map, H-66, for the
County of Hawaii and Section 25-8-22 (Puna District Zone Map) are transmitted.
We are enclosing a copy of the applications and a copy of the staff background for your
information.
Sincerely,
Kevin M. Balog, airman
Planning Commission
AK: syw
LMcCuI02.PC
Enclosures
cc: Mr. Sidney Fuke
Mr. James McCully
Department of Water Supply
Department of Public Works
Kazu Hayashida, Director/DOT-Highways Division, Honolulu
State Land Use Commission
.
BMCCULOIstb-7lLSA6
COUNTY OF HAWAII PLANNING DEPARTMENT
BACKGROUND REPORT
JAMES MCCULLY
STATE LAND USE BOUNDARY AMENDMENT (SLU 96-12)
ruerrr_F [)F 7t7NF APPi.iCATION fk2EZ 96-281
JAMES MCCULLY is requesting a State Land Use Boundary Amendment from an
Agricultural to Urban District for approximately 14.234 acres of land and a Change of Zone
by changing the district classification from Agricultural-20 acres (A-20a) to Limited Industrial
(ML-20) and Family Agricultural-3 acres (FA-3a), for approximately 31.276 acres of land.
The property is located approximately one mile east of the Keaau Town Center at the end of
Milo Street in the vicinity of the former Puna Sugar Company Mill site, Keaau, Puna, Hawaii,
TMK: 1-ti-3:05.
GFNFRAL INFORMATION
1. Landowner Authorization: The landowner of the subject property is James and
Francine McCully: By letter of authorization on file, Francine M. McCully has
granted permission for James McCully to apply for the subject applications.
2. Permission to Use Roads: The subject property is bound by private roads along the
north and south property boundaries. Permission to use these private roads have been
granted by deed from W.H. Shipman, Ltd. (See Exhibit A)
APPLIGANT'C REOUF.ST
3. Request: The applicant's request is twofold, whereby he intends to develop a mixture
of industrial and agricultural lots to service the needs of the community and region in
the Puna District. The applicant is requesting that a 14+-acre portion of the subject
property that fronts the private section of Milo Street be redesignated from State Land
Use Agricultural to Urban. Concurrently, the applicant is requesting this 14+-acre
portion be rezoned from A-20a to ML-20 in order to create approximately 14 one-half
to one acre sized fee simple lots. The applicant is requesting that the remaining
17~-acre portion be rezoned from A-20a to FA-3a in order to create approximately
Att. C-218 (B-66 & 67;
.r
t
five 3-acre lots. This 17± acre portion of the property would remain within the State
Land Use Agricultural district. Family Agricultural (FA) is a new zoned district, and
4'
according to Section 25-5-60, Hawaii County Zoning Code, would allow for "small-
scale agricultural operations associated with residential activities and which may be
characterized by farm estates, small acreage farms, or subsistence lots." These
proposed lots would be sold at market price. According to the applicant, the subject
property could support small-scale agricultural and floricultural ventures as well as any
packing and related agricultural functions. The applicant's goal is to begin subdivision
construction in early or mid-1997 with sale/occupancy one year thereafter. (See
Exhibit B -Excerpts from Chapter 25, Hawaii County Zoning Code, relating to
permitted uses within the ML and FA zoned districts)
4. Plans Submitted: The conceptual subdivision plans indicate the 31+-acre parcel
subdivided into approximately 14 one-half to one acre lots with ML-20 zoning at the
Milo Street end (south) and five 3-acre lots with FA-3a zoning toward the northern
boundary. A proposed 60-foot right-of-way bisects the property in a north-south
direction, connecting to both roadway frontages. The plan also reflects the proposed
Keaau By-Pass Road right-of-way alignment on the mauka (west) side of the subject
property.
5. Traffic: A Traffic Impact Analysis Report (TIAR) was prepared by M&E Pacific;
Inc. dated September 1996. The report concluded that the proposed development is not
anticipated to have an adverse traffic impact on the neighboring roadway system and
that the construction of the Keaau By-Pass Road should reduce the traffic impact on
existing roadways.
6. Access: Upon completion of the proposed Keaau By-Pass Road, that new road would
serve as the principal access to the subject property. The extension of Milo Street
would also serve as the "interim" primary access.
7. Additional Information: The applicant has submitted a State Land Use Boundary
Amendment and Change of Zone Application for the requests, including letter dated
February 11, 1997. (See Exhibit C)
_2_
~ '
STATE AND COUNTY PLANS
8. SLU: Agricultural.
9. State Plan: The proposed Urban District and industrial development would be t
consistent with the following goals, objectives and policies for the economy.
* A strong, viable economy, characterized by stability, diversity, and growth that
enables the fulfillment of the needs and expectations for Hawaii's present and
future generations.
* Increased and diversified employment opportunities to achieve full employment,
increased income and job choice, and improved living standards for Hawaii's
people.
* Expand existing markets and penetrate new markets for Hawaii's products and
services.
* Stimulate the development and expansion of economic activities which will
benefit areas with substantial or expected employment problems.
10. General Plan: The proposed development would be consistent with the following
goals, policies, standards and courses of action of the General Plan.
Rronomic Element
* 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.
* The County of Hawaii shall strive for an economic climate which provides its
residents an opportunity for choice of occupation.
Innd Use Element
. * Designate and allocate land uses in appropriate proportions and mix and in
-3-
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 of
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
envirottment.
* Zoning request 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.
lnfi.ctrial Element
* Designate and allocate industrial areas in appropriate proportions and in keeping
with the social, cultural and physical environments of the County.
* Promote and encourage the rehabilitation of industrial areas which are serviced
by basic community facilities and utilities.
* It shall be the policy of the County to achieve a broader diversification of local
industries by providing opportunities for new industries and strengthening
existing industries.
* Through its zoning powers, the County shall locate industrial areas convenient
to transportation facilities, and provide a variety of industrial zoned districts and
lot sizes, depending on the needs of the industries and the cormunities.
* Industrial development shall be located in areas adequately served by
transportation, utilities and other amenities. Redeveloping or newly developing
areas shall be developed in concert with programmed public and privately
funded infrastructure to meet the expected needs.
* Topography of industrial land shall be reasonably level.
* Industrial development shall be conveniently located to its labor resource.
-4-
` <
* Buffer zones shall be established between industrial and adjacent non compatible
uses of land.
* The County shall identify sites suitable for future industrial activities
,ggrirultural Element
* Protect and encourage the intensive utilization of the County's important
agricultural lands.
* Identify, protect and maintain important agriculture lands on the island of
Hawaii.
* The compatibility of agricultural and non-agricultural uses should be carefully
reviewed and where appropriate, buffers required.
* Rural-style residential-agricultural developments, such as new small-scale rural
communities or extensions of existing rural communities, shall be encouraged in
appropriate locations.
* The county shall encourage the development and maintenance of communities
meeting the needs of its residents in balance with the physical and social
environment.
11. General Plan LUPAG iv1AP: Industrial Area. Since 1971, the area of the old Puna
Sugar Mill has been designated as Industrial Area. During the 1989 General Plan
Comprehensive Review, the Industrial Area designation was expanded by redesignating
lands in the vicinity from Intensive Agricultural and Orchards to Industrial. This area
was considered for industrial expansion as a variety of industrial uses have been
established in the vicinity through the Special Permit process. The County had
determined that the industrial designation would promote and encourage additional
utilization of the area. Also, in 1989, it was observed that traffic patterns already
indicated tremendous movement across the Puna -South Hilo District boundary.
Keaau is inclose proximity to the City of Hilo and has an excellent transportation link
via the Volcano Highway-Kanoelehua Avenue. In addition, Keaau provides a natural
focal point provided by the highway system that could result in the concentration of
additional goods and services at Keaau. To facilitate this growth, also during the 1989
-5-
t
review, the lands on the eastern side of the existing Keaau urban area were
redesignated from Orchards and Urban Expansion to Low Density Urban. Likewise,
the lands to the west and southwest side of Keaau Town were redesignated from ~
Orchards to Urban Expansion. Areas further to the east of the subject property are
designated Intensive Agricultural and other surrounding areas are Orchards. Lands to
the west are designated Low Density Urban.
12. Zoning: Agricultural - 20 acres (A-20a).
13. SMA: The subject property is not situated with the Special Management Area
boundary.
14. LUC Docket No. BR93-699 (LUC No. 884): In July 1994, the State Land Use
Commission approved a petition filed by the Office of State Planning for a boundary
amendment from Agricultural to Urban District for approximately 660 acres of land
owned by W.H. Shipman, Ltd. The newly designated Urban lands, located within the
vicinity of the subject property, would accommodate W.H. Shipman's master plan for
Keaau. (See Exhibit D)
nFC('RiPTiON OF PROPERTY AND SURROUNDING AREAS
15. Subject Property: The subject property is approximately 31.276 acres in size and is
vacant and overgrown with California, Guinea grass and~ugar cane. The site is
rectangular shaped and relatively level with a slight grade to the east. Several paved
and gravel cane haul roads traverse the subject property, but are not roadways of
record. (See Exhibit E)
16. ALISH: Portions of the subject property are classified as "Prime Agricultural Lands"
and portions are "Not classified".
17. FIRM: Zone "X" or outside the 500-year flood plain.
18. U.S.D.A. Soil Type: Olaa Silty Clay Loam (OaC), which consists of dark brown
extremely stony silty clay loam about 16 inches thick with adark-brown subsoil that is
extremely stony silty clay loam about 9 inches thick and underlain by Aa lava. This
soil has a medium acid surface layer and a slightly acid subsoil. Permeability is rapid,
-6-
runoff is slow and the erosion hazard is slight. This soil is mainly used for sugarcane.
19. Land Study Bureau Soil Rating: "C" or Fair
20. Drainage: Standard drainage improvements would be developed in accordance with
requirements of the Department of Public Works.
21. Floral/Faunal and Archaeological Resources: Although no floral and faunal surveys
were conducted, the site had been cleared and previously planted in sugar cane. Due to
the quasi-urban setting of the subject and immediate area, impacts to endangered faunal
species should be negligible. Similarly, it is highly unlikely that any archaeological
remains would be present on the site.
22. Surrounding Zoning and Land Uses: Properties immediately surrounding the subject
parcel are similarly zoned A-20a. Surrounding properties consist mainly of formerly
cultivated sugar cane lands, the Hawaii Electric Light Company, Inc.(HELCO) power
plant, vacant lands, small agricultural operations and residences. To the northeast of
the subject property is the existing AMFAC Tropical Products tropical fruit packing
and papaya puree_processing facilities. East of the subject property is the old Puna
Sugar Mill operations site; where the old mill operations office is located and where
HELCO presently operates a power plant. Across Milo Street to the south is the site of
the proposed Greenhouse Specialists' operation and to the southeast is the existing
Pacific Floral Exchange business. Adjacent and to the east of Pacific Floral Exchange
is the proposed school site for Hawaii Christian Camping Association. Lands
immediately adjacent to and west of the subject property are vacant formerly sugar
cane lands.
Lands to the southwest of the subject property on Milo Street, along the first 1,800±
section of Milo Street, are lots approximately 13,000 square feet in size which are
zoned RS-10. Existing uses along Milo Street are mainly single-family residential in
nature. A few RS-15 zoned properties are also located in the area. Along the
intersection of Milo Street and the old Volcano Road are properties zoned CV-10. A
Service Station was recently constructed at the corner of this intersection.
' Approximately 800 feet to the south at the Keaau-Pahoa/Old Volcano Road intersection
c
is the Keaau Town Center.
23. Special Permits in the Area: The following Special Permits were issued in the area:
A. Special Permit No. 686 was granted to HELCO in November 1988, on #
TMK: 1-6-03:93 (previously portion of OS) to the north of subject property, to
continue to operate an electric power plan[ that was previously operated by
Puna Sugar Company.
B. Special Permit No. 671 was granted to the Hawaii Anthurium Growers
Cooperative in August 1988, on TMK: 1-6-03:21 (to the east), to establish a
processing and a packing facility for anthuriums and other flowers.
C. Special Permit No. 707 was granted to AMFAC Tropical Products in June
1989, on TMK: 1-6-03:18 & 23 (further east of the flower processing), to
establish a fruit packing and processing plant.
D. Special Permit No. 418 was granted to AMFAC Tropical Products in March
1979 and expanded in June 1989, on TMK: 1-6-03:portions of 5 and 73
(northeast of the subject), to establish tropical fruit packing and papaya puree
processing facilities. Note: Special Permits No. 671, 707 and 418, which
involve processing agricultural products grown off site, are now permitted uses.
E. Special Permit No. 925 was granted to the Hawaii Christian Camping
Association, Inc. in February 1996, on TMK: 1-6-03:17, to establish a church,
school and related improvements.
F. Special Permit No. 931 was granted to Greenhouse Specialists, Inc. in February
1996, on TMK: 1-6-03:20, to establish a greenhouse and nursery supply outlet.
24. Existing Industrial Zoned Lands: The only existing industrial zoned lands in the
Puna District are located off Highway 11 at the Shipman Industrial Park, approximately
.7 miles from the subject property. The County Council approved the General
Industrial (MG-20) zone district effective August 19, 1986, for approximately 488.
acres of land for the development of Shipman Industrial Park. A portion of the
Shipman Industrial Park has been subdivided in increments between 1987 - 1991.
There are presently a total of 88 lots with average lot size ranging from one half acre to
-e-
3 acres. According to Real Property Tax records, approximately two-thirds of the lots
have been sold in fee. The existing uses in the area include: heavy equipment
construction baseyards, building supplies baseyard, paving construction baseyards,
distributor warehousing, supermarket warehousing, industrial/manufacturing baseyards
and other uses. Allied Aggregates leases one of the larger lots for its existing
quarrying operation.
For the Eas[ Hawaii area, industrial zoned lands and activities are primarily located in
the City of Hilo at the Hilo harbor, airport and Kanoelehua Industrial areas. Industrial
expansion since 1970 has largely occurred through the expansion and in-filling of these
areas.
Pi1i3LIC SERVICES AND FACILITIES
25. Access: Legal access to the subject property is from the Old Volcano Road, a County
maintained road, which has a 50-foot right-of-way with a 20-foot wide pavement.
Milo Street, also a County maintained road, intersects the Old Volcano Road and has
an existing 18-foot wide pavement with 4-foot wide rolled asphaltic-concrete curb
sidewalks along the southern side (Volcano). The County-owned portion of Milo
Street extends in the easterly direction approximately 1,800 feet from the Old Volcano
Road to a private road lot (TMK: 1-6-2:98) owned by W. H. Shipman, Ltd. Milo
Street then extends further to the east from TMK: 1-6-2:98, along the frontage of the
subject property and running past the subject property. This portion of Milo Street
extension is also privately owned by W.H. Shipman, Ltd. It is paved to a width of
approximately 28 feet up to TMK: 1-6-03:21 (a parcel southeast of the subject
property). The condition of the road pavement is poor with patched potholes.
As previously noted, the small portion of the roadway (TMK: 1-6-2:98) between the
County and the private portion of Milo Street is owned by W. H. Shipman, Ltd. The
applicant presently does not have easement rights over this roadway lot. The subject
property does have access rights via several private gravel roadway lots (old railroad
alignment) that is accessed from the Old Volcano Road. One of the gravel roadway
• ?ots fronts [he northern property boundary and curves around to the Milo Street side of
-9-
` ~ r
the property. These roadway lots are also privately-owned by W.H. Shipman, L[d.
and previously used as cane haul roads for Puna Sugar Company. The applicant has
easement rights over these roadway lots for access to the subject parcel. It should be
noted that the small portion of the roadway (TMK: 1-6-2:98) will be eventually
conveyed to the State as part of the Keaau By-Pass Road project. The applicant
proposes to use the new Keaau By-Pass Road as their principal access which is
proposed to run alongside the subject's southwest property boundary. (See Exhibit F -
Map showing access from Easement 1 and area where no access is allowed)
26. Water: Water is available to the subject site from an existing 12-inch waterline along
Milo Street approximately 500 feet from the property. According to the Department of
Water Supply, the required water commitment deposit is $15,300.00.
27. Wastewater: There is no municipal wastewater system in the area. A cesspool or a
septic system meeting with the requirements of the Department of Health will be
installed by respective lot owners. According to the Department of Health, a portion
of the subject property is located within 1,000 feet of a drinking water well.
Therefore, no cesspool or septic system, except for air aerobic package treatment
system, would be allowed to be installed within the 1,000-foot radius of the water well.
28. Other Utilities/Services: Electricity and telephone are available to the subject
property. Police, fire protection and emergency medical services are located in the
village of Keaau, less than one mile from the subject property.
AGEN('IE4' COMMENTS
29. Police Department (November 14, 1996 Memo):
"We have reviewed the above applications and have no comments or objections to offer
at this time."
30. Fire Department: (See Exhibit G -November 13, 1996 Memo and Applicant's
Response Letter dated November 22, 1996)
31. Department of Public Works: (See Exhibit H -December 4, 1996 Memo and
Applicant's Response dated December 17, 1997)
-10-
` ~ r
32. Department of Water Supply: (See Exhibit I -December 18, 1996 Nfemo)
33. State Land Use Commission: (See Exhibit J -November 15,.1996 Letter)
34. Department of Health: (See Exhibit K -November 20, 1996 Memo and
Applicant's Response dated December 2, 1996)
AGFNCIES - NO RESPONSE
35. Real Property Tax Office, Department of Land and Natural Resources, Naturat
Resources Conservation Service, Department of Transportation.
('OMM TNITY COMMENTS
36. No letters were received from the community.
-11-
J TFCOR TITIc INSURANCE
12 0601 070 57247
Policy of Title Insurance
Hawa11 Standard SUBJECT TO THE EXCLUSIONS FROM 2. Any defect in or lien or encumbrance on the
Owner's Policy COVERAGE, THE EXCEPTIONS FROM title;
(1991) COVERAGE CONTAINED IN SCHEDULE B
AND THE CONDITIONS AND STIPULA- 3. Unmarketability of the title;
TIONS, TICOR TITLE INSURANCE COM- 4. Lack of a right of access to and from the
PANY, a California corporation, herein called land.
the Company, insures, as of Date of Policy
shown in Schedule A, against loss or damage, The Company will also pay the costs, attor-
not exceeding the Amount of Insurance stated Heys' fees and expenses incurred in defense
in Schedule A, sustained or incurred by the in- of the title, as insured, but only to the extent
sured by reason of: provided in the Conditions and Stipulations.
1. Title to the estate or interest described in This policy shall not be valid or binding until
Schedule A being vested other than as countersigned below by an authorized signa-
stated therein; tory of the Company.
TICOR TITLE INSURANCE COMPANY
Countersigned at Honolulu, ~ ~ ,/,/"J
Hawaii, by Title Guaranty 8Y 7:. ~ _ Preside
of Hawaii, Incorporated < :3
General Agent Anest ~ = /
P.O. Box 3084 ~ . Secrete
Honolulu, Hawaii 96802
~ Exhibit A
Authorized Sign Cory'
J~JJJJJJJJ~IJJJJ~I~JJJJJJJJJJJJJJJJJJJJJJJJJJ~J
HAWAII STANDARD OWNER'S POLICY (1991)
• ~ F
SCHEDULE A
Premium: $1,025.00
Amount of Insurance: $300,000.00
Date of Policy: July 8, 1996 at 10:30 o'clock a.m.
Policy No.: T70-057247
TG File No.: 324451
Hawaii Standard Owner's Policy (1991)
1. Insured
JAMES WM. MCCULLY and FRANCZNE MORALES MCCULLY, husband and
wife, as Tenants by the Entirety, as Fee Owner
2. Title to the estate, lien or interest insured by this policy
is vested in
THE NAMED INSURED
3. Estate, lien or interest insured
FEE SIMPLE
4. Description of the real estate with respect to which this
policy is issued
See Schedule C.
324451 MAL TITLE CrUARANTY OF HAWAII Page 1
~NCpf .rUTfD
'T70-057247
SCHEDULE B
All matters set forth in the paragraphs below the caption
"Exclusions from Coverage" on the inside cover of this Policy
and the following matters are expressly excluded from the
coverage of this Policy and the Company will not pay loss or
damage, costs, attorney's fees or expenses which arise by reason
thereof.
Part I
1. Real Property Taxes for .the Fiscal Year July 1, 1996 -
June 30, 1997.
First Installment payable on or before August 20, 1996.
Second -Installment payable on or before February 20, 1997.
Tax Key: 1-6-003-005 (3) Area Assessed: 31.276 acres
2. The terms and provisions, including the failure to comply
with any covenants, conditions and reservztions, contained
in the following, but omitting any covenar_= oz restriction
based on race, color, religion, sex, hand_=ap, familial
status or national origin, unless and onlc to the extent
that said covenant (i) is exempt under Chz~ter 42, Section
3607 of the IInited States Code or (ii) relates to handicap
but does not discriminate against handicapped persons:
INSTRUMENT DEED
DATED May 20, 1938 .
FZLED Land Court Document No. 43700
Release Of Deed Restriction With Covenants dated June 20,
1996, filed as Land Court Document No. 2321205.
324451 MAL TITLE GUARANTY OF HAWAII Page z
INCn""'Q aTEO
XOh. ' wWAll
SCHEDULE B CONTINUED
3. GRANT
TO GTE HAWAIIAN TELEPHONE COMPANY INCORPORATED
DATED December 6, 1976
FILED Land Court Document No. 794221
GRANTING a perpetual right and easement to build,
construct, reconstruct, rebuild, repair,
maintain and operate wire lines, etc., for
the transmission and distribution of
electricity
4. AFFIDAVIT OF BERT L. HATTON (acknowledged January 11,
1985) recorded in Liber 18391 at Page 54; re: notice of
potential roll-back tax liability pursuant to approval to
change use of dedicated land. (Not noted on Transfer
Certificate of Title referred to herein)
5. Encroachments or any other facts which a correct boundary
and improvement survey or archaeological study would
disclose, including, without limitation, trails, rights of
way, historic property and burial sites.
6. GRANT
TO $AWAII ELECTRIC LIGHT CCKPANY, INC.
DATED August 5, 1988
FILED Land Court Document No. 1815850
GRANTING a perpetual right and easement to construct,
rebuild, reconstruct, maintain, operate and
repair, pole and wire lines, etc., for the
transmission and distribution of electricity
32445: MAL TITLE (xUARAN'T"' OF HAWAII Page 3
INI.
SCHEDULE B CONTINUED
7. GRANT
TO HAWAIIAN ELECTRIC COMPANY, INC. and GTE
HAWAIIAN TELEPHONE COMPANY INCORPORATED
DATED March 2, 1994
FILED Land Court Document No. 2128147
RECORDED Document No. 94-044972
GRANTING a perpetual right and easement to construct,
rebuild, maintain, operate and repair pole
and wire lines, etc., for the transmission
and distribution of electricity
8. GRANT
TO HAWAIIAN ELECTRIC COMPANY, INC.
DATED February 7, 1996
FILED Land Court Document No. 2290426
GRANTING a perpetual right and easement to construct,
reconstruct, rebuild, maintain, operate and
repair pole and wire lines, etc., for the
transmission and distribution of electricity
9. Any unrecorded leases and matters arising from or affecting
the same.
324451 MAL TITLE GUARANTY OF HAWAII Page 4
INCOMgMTEG
NflMNlLL11 tlAWMI _ ~
T70-057247
SCHEDULE C
The land referred to in this policy is described as follows:
All of that certain parcel of land situate at
Keeau, District of Puna, Island and County of Hawaii, State of
Hawaii, described as follows:
LOT 27, area 31.276 acres, more or less, as shown
on Map 6, filed in the Office of the Assistant Registrar of the
Land Court of the State of Hawaii with Land Court Application
No. 1053 (amended) of W. H. Shipman, Limited;
Together with a perpetual easement of way in,
over and under Lots 26, 30, 32 and 34, and a portion of Keeau
Road designated as Easement "1" which crosses Lot 23; and that
portion of Keeau Road abutting the northern boundaries of Lots
27, 34 and 33, as shown on Map 6 of said Application;
Being land(s) described in Transfer Certificate
of Title No. 477,583 issued to JAMES WM. MCCULLY and FRANCINE
MORALES MCCULLY, husband and wife, as Tenants by the Entirety.
HEING TH. PREMISES ACQUIRED BY LIMITED WARRANTY DEED
GRANTOR PUMA SUGAR COMPANY, LIMITED, a Hawaii
corporation
GRANTEE JAMES WM. MCCULLY and FRANCINE MORALES
MCCULLY, husband and wife, as Tenants by the
Entirety
DATED July 2, 1996
FILED Land Court Document No. 2321204
324451 MAL TITLE GUARANTY OF HAWAII Page 5
INCONPORATlO
Division 14. ML, Limited.Industrial Districts
Section 25-5-140. Purpose and applicability. The ML (limited industrial) district
applies to areas for business and industrial uses which are generally in support of but not '
~a
necessarily compatible with those permissible activities and uses in other commercial districts.
Section 25-5-141. Designation of ML districts. Each ML (Iimited industrial) district
shall be designated by the symbol "ML" followed by a number which indicates the minimum
land area, in thousands of square feet, required for each building site.
Section ZS-5-142. Permitted uses.
(a) The following uses shall be permitted in the ML district:
(1) Agricultural products processing, minor.
(2) Airfields, heliports and private landing strips.
(3) Animal hospitals.
(4) Animal quarantine stations.
(5) Aquaculture activities.
(6) Automobile and truck storage facilities.
(7) Automobile and truck sales and rentals.
(8) Automobile service stations.
(9) Bakeries. .
(10) Bars.
(11) Broadcasting stations.
(12) Car washing.
(13) Carpentry, hardwood produce and furniture manufacturing and storage
establishments.
(14) Catering establishments. ,
(15) Cemeteries and mausoleums, as permitted under chapter 6, article I of this
code.
(16) Churches, temples and synagogues.
(17) Cleaning and dyeing plane.
(18) Corrtmercial parking lots and garages.
(19) Community buildings, as permitted under section 25-4-11.
Exhibit B
120
(20) Con '.ors' yards for equipment, materia vehicle storage, repair, or
maintenance. ;
(21) Day caze center. -
- (22) Financial institutions.
(23) Food manufacturing and processing facilities.
(24) Greenhouses, plant nurseries.
(25) Heavy equipment sales, service and rental.
(26) Home improvement centers.
(27) Junk yazds, provided that the building site is not less than one acre in azea.
(28) Laboratories, medical and research.
(29) Laundries.
(30) Lumber yazds and building material yards, but not including concrete or
asphalt mixing and the fabrication by riveting or welding of steeI~uilding frames.
(31) Manufacturing, processing and packaging establishments, light.
(32) Motion picture and television production studios.
(33) Photographic processing.
(34) Plumbing, electrical, air conditioning and heating establishments.
(35) Public uses and structures, as pcrmitted under section 25•~-i 1.
(36) Publishing plants for newspapers, books and magaanes, printing shops,
cartographing, and duplicating processes such as blueprinting or photostating shops.
(37) Recycling centers, which do not involve the processing of recyclable
materials.
(38) Repair establishments, minor.
• (39) Restaurants.
(40) Self storage facilities.
(41) Storage and sale of seed, feed, fertilizer and other products essential to
agricultural production.
(42) Teiecommunicationanrennas, as permitted under section 25-4-12.
(43) Temporary real estate offices, as permitted under section 25-4-8.
(44) Transportation and tour terminals.
121
(45) Truck, fi .t and draying terminals.
(46) Utility facilities, public and private, including offices or yards for equipment,
material, vehicle storage, repair or maintenance. .
(47) Utility substations, as permitted under section 25-4-11.
(48) Veterinary establishments.
(49) Vocational schools.
(50) Warehousing, which does not include retail sales or discount houses or
establishments open to the general public or defined members.
(51) Wholesaling and distribution, including the storage of incidental materials
and equipment, except for highly flammable or explosive products.
(b) In addition to those uses permitted under subsection (a) above, the following uses
may be permitted in the ML district, provided that a use permit is issued for each use:
(I) Crematoriums. '
(2) Major outdoor amusement and recreation facilities.
(3) Yacht harbors and boating facilities.
(c) The following uses may be permitted in the ML district as incidental and subordinate
to any permitted use:
Living quarters for watchmen or custodians in connection with the operation
of any permitted use.
(2) Retail sales.
(3) Services for persons working in a ML district which are conducted within an
integral part of a main structure with entrances from the interior of the building and which have
no display or advertising visible from the street.
(d) Buildings and uses normally considered directly accessory to the uses permitted in
• this section shall also be permitted in the ML district.
Section 25-5-143. Height Limit. The height limit in the ML district shall be forty-five
feet.
Section 25-5-144. Minimum building site area. The minimum building site area in the
ML district shall be ten thousand square feet.
122
(b) Plan approves. _.iail be required prior to the constru~..on or installation of any ne~v
structure or development, or of any addition to an existing structure or development which is
used for minor agricultural products processing. .
(c) An ohana dwelling may be located on any building site in the RA district, as
permitted under article 6, division 3 of this chapter.
(d) Exceptions to the regulations for the RA district regazding heighu, building site
azeas, building site average widths and yards, may be approved by the director within a planned
unit development pursuant to article 6, division 1 of this chapter.
Division 6. FA, Family Agricultural Districts.
Section 25-5-60. Purpose and applicability. The FA (Family Agricultural) district
provides for a blend of small-scale agricultural operations associated with residential activities
and which may be characterized by farm states, small acreage farms, or subsistence lou. The
FA district is intended to be in areas designated as being within the state land use agricultural
district, where public services and infrastructure are appropriate to support the very low density
residential needs of a rural community and where substantial number of parcels are less than five
acres in size, and where a mix of uses will not conflict with or be detrimental to existing
agricultural uses in the surrounding area
In addition, this district is intended to be primarily comprised of agricultural lands less
than five acres in azea,which are not classified as A or $ lands under the land study bureau's
master productivity rating, or classified as prime, tmique, or other important agricultural lands.
Provided, that this district may include lands so classified if the lands are situated within an
urban expansion or other urban designation under the general plan land use pattern allocation
guide (LUPAG) map.
Section 25-5-61. Designation of FA districts. Each FA (family agricultural) district
shall be designated on the zoning map by the symbol "FA" followed by a number and the lower
case letter "a" which indicates the tzquired number of acres for each building site. For example,
FA-la means a family agricultural district with a minimum building site area of one acre.
89
• Section ZS-5-62. Permitted uses.
(a) The following uses shall be permitted in FA districts:
(1) Agricultural products processing, minor, provided that the area or buildings
.a
used for such processing, shall be located at least seventy-five feet from any street.
(2) Animal hospitals.
(3) Aquaculture.
(4) Botanical gazdens, nurseries and green houses, seed fanrts, plant
experimental stations, azboretums, floriculture, and similar uses dealing with the growing of
plants.
(5) Campgrounds, pazks, playgrounds, tennis courts, swimming pools, and other
similar open area recreational facilities, where none of the mreational features are entirely
enclosed in a building.
(6) Crop production.
(7) Cemeteries and mausoleums, as permitted under chapter 6, article 1 of this
code.
(8) Dwelling, single-family, as permitted under chapter 205, Hawaii Revised
Statutes and as permitted under section 25-5-67(b).
(9) Farm dwellings, as permitted under section 25-5-67(b) and (c).
(10) Game and fish propagation.
(11) Group living facilities.
(12) Kennels.
j13) Livestock, grazing; provided that any feed or water area, salt lick, corral, run,
bazn, shed, stable, house, hutch, or other enclostur for the keeping of any permitted animals shall
be located at least seventy-five feet from any lot line.
(14) Public uses and structures, necessary for agricultural practices.
(15) Retention, restoration, rehabilitation, or improvement of buildings or sites of
historic or scenic interest.
j16) Riding academies, and rental or boarding stables.
• (17) Roadside stands for the sale of agricultural products grown on the premises.
(18) Telecommunications antennas, as permitted under section 25-4-12.
90
(19) Utili. ibstations, as permitted under sea. LS-4-11.
(20) Vehicle and equipment storage areas that are directly accessory to
aquaculture, crop production, game and fish propagation, and livestock grazing.
- _ (21) Veterinary establishments. L
(b) The following use may be permitted in the FA district, provided that a use permit is
issued for each use:
(1) Golf courses and related golf course uses, including golf driving ranges, golf
maintenance buildings and golf club houses.
(c) The following uses may be permitted in the FA district, provided that a special permit
is obtained for such use if the building site is located within the state land use agricultural
district:
(1) Adult day care homes.
(2) Bed and breakfast establishments, as permitted under section 25-4-7.
(3) Community buildings, as permitted under section 25-4-11.
(4) Family child care homes.
(5) Home occupations, as permitted under section 25-4-13.
Meeting facilities.
('n Model homes, as permitted under section 25-4-8.
(8) Public uses and structures, other than those necessary for agricultural
practices, as provided under section 25~-11.
(9) Temporary real estate offices, as permitted under section 25-8.
(10) Uses, other than those specifically listed in this section, which meet the
standards for a special peunit under chapter 205, Hawaii Revised Statutes.
(d) The following uses may be permitted in the FA district, provided that either a use
permit is issued for each use if the building site is outside of the state land use agricultural '
district or a special permit is issued for each use if the building site is within the state land use
agricultural district:
(1) Churches, temples and synagogues.
(2) Day care centers.
(3) Hospitals, sanitariums, old age, convalescent, nursing and rest homes.
91
(4) Major out~.,or amusement and recreation facilities, includes stadiums, sports
an-nos, and other similaz open air recreational uses.•
(5) Mortuaries.
(6) Schools.
(e) Briildings and uses accessory to the uses permitted in this section shall also be
permitted in the FA district.
• .Section 25-5-63. Height limits. 'Ilre height limit in FA districts shall be thirty-five feet
for any residrntial structure, including any single-family dwelling or farm dwelling, and forty-
five feet for all other structures.
Section ZS-5-64. Minimum building site area. ire minimum building site area in the
FA district shall be one acre. Other FA districts having larger areas may be designated in
incremrnts of one acre up to a recommended maximum of five acres.
Section 25-5-65. Minimum building site average width. Each building site in the FA
district must have a minimum average width of one honored twenty feet for the initial one acre of
required area plus twenty feet for each additional acre of required area; provided that no building
-site shall be required to have an average width greater than three hundred feet.
Section 25-5-66. Minimum yards.
(a) Except as otherwise provided in this section, the minimum yards in the FA district
shall be thirty feet for front and rear yards and twenty feet for side yards.
(b) In the FA district, accessory buildings and enclosures (other than fences under eight
feet high) for the shelter and co~nement of any livestock shall be at least thirty feet from the
side and rear property lines.
(c) Appropriate additional setbacks from adjacent residential zoned lands may be
required by the director for those facilities and uses which may include more frequently used
machinery and equipment in order to minimize potential lighting, odor, vector and air and water
quality impacts.
Section 25-5-67. Other regulations.
(a) If any legal building site in an FA district has an area of less than one acre, then the
• vazd and height requirements for the building site shall be the same as the yazd and height
requirements in the 12A district.
92
. SidneyFuke&As~ociates
100 Pauahi Street, Suite 272 ~ Hilo, Hawaii 96720 Consulting Land Use Planners
Telephone: (8081969-7522 ~ Fax: (8081969-7996
February 11, 1997
:9~
Ms. Virginia Goldstein, Director
Planning"Department n 4
COUNTY OF HAWAII •
25 Aupuni Street ~
, . -o
Hilo, Hawaii 96720
.<<_ r"
Dear Ms. Goldstein: = ~ y
• ~
SUBJECT: Rezoning Request -James McCully, TMK: 1-6-3:5 /
This is to confirm my conversation with Alice Kawaha of your staff regarding the
subject matter.
The applicant understands that as a result of the recently adopted Zoning Code, the
minimum lot size within the Agricultural zone is 5 acres. As such, the applicant has no
objections and hereby requests that the requested A-3a portion of the application be amended
to the FA-3a district. The applicant further believes that in spite of the revised designation,
the basic intent of the overall project will not be altered.
Thank you for bringing this to our attention; and if you have further questions on this
matter, please feel free to contact me.
Sincerely,
SIDNEY M. FUKE .
Planning Consultant
cc Mr. James McCully`? ~ 41396
Exhibit C
COUNTY OF HAWAII PLANNING DEPARTMENT
APPLICATION FOR STATE LAND USE BOUNDARY AMENDMENT
(15 ACRES OR LESS)
APPLICANT: James McCully 1' l~~
APPLICANT'S SIGNATURE: v (
MAILING ADDRESS: P.0. Box 35 ~
Hakalau, Hawaii 96710
TELEPHONE: (BUS) 963-6233 (HOB) same
LANDOWNER: James McCully
LANDOWNER'S SIGNATURE:
TAX MAP KEY: 1-6-03: 5
LAND AREA: 14.3+ acres
CURRENT STATE LAND USE DISTRICT CLASSIFICATION: Agriculture
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 documents; and
b. The extent to which the proposed reclassification
conforms to the applicable district standards.
C. A minimum 2-foot by 3-foot presentation map requested under B.3,
above. _
0400q -
PD 2/26/87
APPLICATION ?OR CHANGE OF ZONE
COUNTY OF HAWAII
PLANNING DEPARTMENT
I
Ja McCully
AooLICANT: ~
f
I
APPLICANT'S SIGNATURE: DATE:
ADDRESS: P 0. Box 355 i
Hak lau, HI 96710 f
j
LIST APPLICANT'S INT°_REST IF NOT OWNER
LIST PRINCIPAL(S) INCL"JDING NA.'~ES OF :MAIN OFFIC.^RS ,
i'
mE:.cpuONE-3USZNESS: 963-6233 RESIDENCE: same i
REQUEST:Agriculture (A-20a) Tp Light Industrial (ML-20) and A-3a
(Existing Zoning) (proposes zoning)
TAX MAP KEY: 1-6-03: 5 '
AREA OF PROPERTY OR AFFECT°D AREA(S) TO BE REZONED: 31+ acres
LANDOWNER(S): Ames McCully ~
• \ /
OWNER'S SIGNATURE ~ DAT°:
(May be by letter)
AGENT: Sidne Fuke '
i
ADDRESS: 100 Pauahi Street Suite 212
Hilo HI 96720
TELEPHONE-BUSINESS: 969-1522 RESIDENCE: same
Please indicate to whom original correspondence and copies should be
sent. ORIGINAL Sidney Fuke COPIES James McCully
(See Instructions in Bac4)
ATTACWdENT
Commercial, RM, Resort, & Industrial I~
PLANNING DEPARTh£NT ~
COUNTY OF HAWAII
PPPLICATION FOR CHANGE OF ZONE
1. If your request is approved, do you intend to suodivice ~
the subject land in accordance with the approved change
of zone? yes
If please answer the rest of question 1 and then to
question 3.
a. How many acres of the requested area do you intend to
subdivide? 14+ acres
b. Into what lot sizes? 1/2 to 1 acre
c. If your request is approved, approximately how long
after the date of approval do you expect to submit
your subdivision plans to the Planning Department immediately
for preliminary approval?
If you intend to subdivide, please submit a preliminary
schematic subdivision plan together with your change or"
zone application form.
2. IP you nave no firm plans of subdividing the subject azea, ,
do you intend tb:
a. Sell or lease the land to someone who has firm
plans?
b. Sell or lease the land to someone wno has tentative
plans?
c. Sell or lease the land to someone who has no plans?
d. Keep it?
e. Other (please state)
f. If you intend to do either a, b, or c, please elaoorate
on the kind of plans the other party has. Please, also,
include in your answer approximately how soon after
approval of your rezoning do you expect to transfer the
subject land to another party. '
3. 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 other information wnich you
feel might help us in evaluating your request.
The project is intended to, provide industrially-zoned,
fee simple lots proximate to Keaau Town. No buildings are
being planned by the applicant over any of the proposed lots.
j
4. Have you performed any study whicn would demonstrate a need for
your proposed building and/or development? no
If so, please elaborate on your findings in the space provided
below.
_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 oelow.
Please refer to planning report in application.
6. Fire there any buildings on the subject area? RO
If so, what kind?
what do you intend to do with those buildings if your
request is approved?
7. Is the subject land currently being used for any no
agricultural activitity?
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 no
drainage problem on the subject area?
If so, please describe the problem.
9. Do you think that the roads leading to the subject area yes i
needs improvement?
If so, what kind?
The extension of Milo Street needs to be
improved. This will be done in conjunction with other proposed
developments in the area. Once the Keaau By-Pass is constructed,
however, direct access onto this Highway, via Milo Street will
be possible, thus reducing any anticipated burden along the
mauka portion of Milo Street.
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?
ves No
a. Schools x
x
b. Roads
x
c. Sewer
x
d. Drainage
• x
e. Police Protection
-x--
f. Fire Protection
g. Recreational Facilities x
h. Public Utilities x
i. Other x
Far those checked ~~yes,~~ please elaborate what type or kinds of
improvements and/or assistance are needed.
11. Have you performed any historic sites study and/or survey of the
subject area? If so, what were the results? Please, also,
submit a copy of the study together with this change of zone
supplement.
Please refer to Planning Report in application.
Signature: `^-l'~r
Address: P.~ Box 355 Hakalau, H 96710
Telephone: 963-6233
Date:
-5-
6338A/50A
P.O. 5/84
r.
.~.gricuicural rezoning
PLa.Wi IYG DEP~2T:~?FT
COUNTY OF HAWAII
APPLICATION FOR CrLoyGE OF ZO,IE
1. If your reauesc is approved, do you intend co subdivide the subiecc
Land in accordance with the approved change of =one? ~ yes
IE ves, ?lease answer the rest of question 1 and then co question 3.
a. How aany acres of the requested area do you intend co subdivide? 17+ acres
b. Into what Loc sizes? 3 acres
c. If your request is approved, approximately how long air=_r the
data of aoproval do you expect co submit your subdivision plans immediately
to the Planning Department For preliminary aoproval?
d. Do you intend co build 'Houses an the nearly created lots? no
ves, please answer the Following questions:
On how aany of those Locs?
At c:hac approximate price range? House
LOL
Toca1
Approximately how Long, after aoproval of the subdivision,
would the first house be available Eor occupancy?
Lf you intend co subdivide, please submit a preliminary schematic .
subdivision plan together with your change of zone application
f o r;n.
2. If you have no Eirm plans of subdividing the subject area; do you
intend to:
a. Se11 or lease the land co someone who has Eirm plans?
b. Se11 or Lease the land co someone who has tentative plans? -
c. Sell or lease the Land co someone who has no plans?
d. Keep it?~
e. Other (please state)
P.D. 2 5/84
E. If you intend co do Cher a, b, c; please el_bora ~n the ''.<ind
of plans Che ocher Darcy has. Please, also, include in your
answer approximately how soon aster approval of your rezoning do
you expect co transfer the subject Land co another party.
3. Do you think chat your request and ycur further plans Eor the Land
will alleviate the Loczi housing situation? yes
How? $y pnaviding additional lots - which can be used also
as a farm dwelling - the project should increase the
opportunity for home building.
:ire there any buildings on the subject area?. no
If so, c+hac kind?
(lhac do you intend ca do with those buildings if ;rour reeuesc is
approved?
5. Is the subject land currently being used for any agricultural activity? no
IF so, please list the 'finds of products grown and on how many
square Feec or acres of land per product.
o. was your request co allow for the creation of smaller agricultural
lots? yes
If so, did your plan include the Following considerations? yes
a. Commodity co be produced?
What kinds oE.commodity?
floricultural activities
b. Suitablility of the proposed Loc-size Eor chat commodity? yes
c. Sufficient farm size to allow reasonable chance of success in
commercial agriculture?
More for back-yard or supportive
agricultural uses.
d. dgricultural 123ses or other =ores at assurance that potential
Duvets Or 123525 +Ot11d DuC the ;uDjeCt area +_..^.CO ;ORe :Or+ OL
3~ricultural U52? RO
?lease state the ?rooosec t~~pe o~ arr_Rg=_..^..enc.
?lease submit your agricultural plans or the subject area_nd
OreSeRC ?Vide..^.Ce OL CORS iC2r3ClOP. DL :Cle 3bOb^Q _2CU'r°_^..e ^.td :O~ot:er
cJl th Ollr request oc_ mange of zone.
Please refer to planning report
L= vcu do not ince^.d zo subdivide the subject l_nd .or sone ;or. oc
agricultural punose, ,1e_se state ;rout ocher :e3sons.
i. T_o 'Jour novledge, has there been any :1DOding_nd/or _r3i,_ge problea
Dn the subject area? no
if so, please describe the problea.
d. Do you chink chat the roads leading :o the subject ar=__ needs
~provemeRts? yes
Ir so, what triad?
Is the road adequate cot the proposed crai~ic volume Dr load? yes, with the
by-pass
9. What sort of governmental assistance and/or improvements do ;you ?eel :rill
be needed in the subject area when developed?
Yes ~ Yo
a. Schools X
x
b. Roads
c. Se,Jer X
d. Drainage X
_3_
Yes vo
e. ?o lice Protection x
E. Fire ?roceccion x
g. gecreacional Facilities x
h. ?ublic Jcilicies x
i. Ocher x
'
For those chec!ced ;res," DLe3Se _LaDOr3C2 +haC type or kinds oc icprovemencs
and/or assistance are needed.
1
i
I
\ 1
Signature: V~ll~~ r~~.,
address: P•O.B x 355 Hakalau, HI 96.710
Telephone: 963-6233
Date:
~_4_
JAMES MCCULLY
STATE LAND USE DISTRICT: AGRICULTURE TO URBAN DISTRICT
CHANGE OF ZONE:. AGRICULTURAL (A-20A) to
AGRICULTURAL (A-3A) AND LIGHT INDUSTRIAL (ML-20)
TAX MAP KEY: (3) 1-6-03: 5
KEAAU, PUNA, HAWAII
I. GENERAL REQUEST ,
The applicant, James McCully, is requesting a
* State Land Use boundary amendment from Agriculture to
Urban; and
* County rezoning from Agricultural (A-20a) to
Agricultural (A-3a) and Light Industrial (ML-20) '
for a 31+ acre parcel. The subject property is located
in Keaau, Puna, Hawaii, Tax Map Key: 1-6-03: 5. (Figure
1)
The requests are to allow the development of a 14-lot
light industrial subdivision and a 5-lot agricultural
subdivision.
i
II. PROPERTY DESCRIPTION
I
A. Project Location
The subject parcel approximates a rectangular shaped
parcel and is located in the vicinity of the former
Puna Sugar mill in Keaau. Specifically, it is
located beyond the end of the paved portion of Milo
Street. A Special Permit (SP 96-3) was recently ~
issued for a greenhouse material supply house on a
property immediately across or south of the subject
property. (Figure 2)
There are several accesses to the subject site.
These include the extension of Milo Street; a
north/south access that goes to a papaya processing
and packing plant; and a road coming from the Keaau-
Pahoa Highway. All of these accesses are private.
The proposed Keaau-Pahoa By-pass Road is expected to
be constructed immediately mauka or Milo Street side
of the subject property. Additional discussion of
the access will be covered below.
-1- -
N
r M
O
\ I~
, ~ ~ ii r
'u.
M 1 {C lily
% In 1 ~ e~i ~
iii 1 " `F
~1 ~ ! ~ \
i 'L'1. i 1'~ ~I ..f ' p ~
? t 1 i S iii t i 1
,
. p, t~
I - t ~ ,
f f
' i Rl~~ f p v'a /J ` ^R;` a i~'~ ~ai: 1, I i~y ~
• : 1 RYA ! ~ I' I~ 1 ~ j"• I~ !
, i~ ii r
S1
~ ~}jR~ a> a r " ' !
I • z. ?
7
cD I' a ! ,t ,
V i' ~l ~
~ -
` ~ 1 ~ T:~ ` t ti ~ I d
ry j 1
Ili r M \\R 'i iI -i 11; i~ ji
i {i ~ I i
I •I. ~ l'' i ~ 0~ n ~i 1
Ip ,w F~ ~ A Y
~ . %IY,.y4 f1 ~4
x f ~ p ~ ?
i
io„r. 3 ~ ~ + a
_
. e; - c,r?~~h,~•rt .1 • ?1 tT ~ .:y.%;~r.,t[Gi h"'-'?-7 r w
. _ i _ Y::3] ?'ha - l$-i:J=.iaS: =eat -Z9n: m.r'b: -
a~ `
a~
a~
0
w
a
a
a
~ ~
~ ~
~ H
U ~
~ Z
q a~
o ~
o
o ~
a ~
d
U
d
` O ~
F. sr
a
~ ~ w
N ~
0
-~~u
\
~ /J
\
I Z \ ~~V \ \
od ~~~ZL zo
'~LO~ l NQO
_ \
~ o e~k I
p i A
C 7~
'(.1
Figure 2 Proposed Project Location
B. Surrounding Land Uses
Within the general vicinity of the subject property,
there are residences along Milo Street. Below Milo
Street and in the vicinity of the subject parcel,
the uses include abandoned sugar cane fields, the
HELCO power plant at the former mill site, existing
flower packing plant, and a food processing plant.
It should also be noted that immediately across of
and to the south of the subject parcel, a Special
Permit far a greenhouse sales operation was granted.
Further, a Special Permit for a school and church
complex was approved generally to the east or makai
of the subject parcel.
There does not visually appear to be any active
agricultural activity in the immediate vicinity.
ZII. PROPOSED DEVELOPMENT
The applicant hopes to develop a mixture of agricultural
and industrial lots to service the needs of the
community and region. (Figure 3)
Given the soil condition and the location of the
property, the applicant believes that the site could
support small-scale agricultural and floricultural
ventures.
Similarly, its location readily lends itself to light
industrial uses that not only would or can be supportive
of the potential agricultural uses but the needs of the
village of Keaau and the immediate surrounding area.
The village of Keaau is immediately adjacent to the
site, and there are no fee simple industrial lands in
the village. Then, too, some of the lots could support
any packing and related agricultural functions that the
proposed adjoining lots or the agricultural community in
this area may need.
Because of the site's proximity to Keaau Village, the
applicant would like to provide amenities that
complement and not detract from the village. These
include County standard road within the project and
a requirement for landscaping within the respective
industrial lots and those lots fronting the proposed
Keaau-Pahoa By-Pass Road.
-2-
i~
m1
0
m
~ti era
Fo Qr
z ~ '
N
u
Q
o u
m d. Q
0
m
N
U
Q
0
tl~ N
U ~ ~
-a mQ
0 o Q
m m Q
1 1
1 1 ~
r
I u
Q Q
1 Q I ~o I ~o ^
V u.
- p ~
~ t9 u Q
Q Q
1 ~ 1 ro 00 ~m
a
I ~ c,
Q 1 ~ - ~ N
' V~ n o
K 1 ~
0 - r o - u - ~
1 W 1 6Q a
0 . - o
1 ~ 1 tau _ Figure 3
0 0~ N Proposed Project
1 p
1 ^u _ - -
m ~
1 ~
-~v
9r~-=-~~,
_ ~ M~ o _
1 1
These lots are intended to be sold at market price,
geared to Big Island residents. Development of the
subject parcel is proposed to begin immediately upon
securing all required permits. The target goal is to
begin construction of the subdivision in early or mid
1997 and sale/occupancy one year thereafter.
IV. INSTITUTIONAL CONSIDERATIONS
A. State Land Use Classification
The State Land Use district classification of the
subject parcel is Agricultural. A 14+ acre portion
of this site is proposed for an Urban classification
to allow the development of the light industrial
subdivision.
It should be noted that since 1985, pursuant to a
State law, the Counties are allowed to process
amendments involving land areas of fifteen acres or
less. In this case, the proposed area of
reclassification would be less than fifteen acres.
The balance of the property (17+ acres) would be
kept in the Agricultural District. The proposed
A-3a zoning would be consistent with that
classification.
B. County General Plan
The General Plan Land Use Pattern Allocation Guide
Map (LUPAG) designates the property for Industrial
Use. The proposed uses would be consistent with
that designation. ;
It should be noted that although a portion of this '
property would still be kept in the Agriculture
District, its use should not frustrate the long-
range industrial objectives sought to,be
accomplished by the General Plan. Should the
situation arise in the future, industrial uses would
still be possible.
C. Zoning Code
The subject parcel is currently zoned Agriculture
(A-20a) by the County. The applicant is requesting
Light Industrial (ML-20) and Agriculture (A-3a)
I
-3- ~
zonings. If the zonings were approved, the land
would be subdivided in accordance with the County
Subdivision Code._
D. Special Mana4ement Area (SMA)
The subject parcel is not located within the County '
SMA.
V. INFRASTRUCTURAL CONSIDERATIONS
i
A. Water f
Water service is available to the site. There is an I
8-inch water line fronting the subject site.
It should also be noted that there is a 10-inch
water line running along the eastern edge of the
site. This line provides water from the wells at I(
the former Puna Sugar Mill site to the Olaa-Mt. View I
System's Station No. 3. It also provides service to
the parcel adjacent and to the east of the subject
site.
While the location of the line does not excessively
inhibit the development of the property, the
applicant may want to have the line relocated.
Should that be the case, the applicant will I
coordinate its efforts with the Department of Water
Supply before anything is done.
Any on- and off-site water improvements required to
service this development will be done by the
applicant.
B. Roadway
I
Upon completion of the Keaau-Pahoa By-Pass Road,
that new road would serve as the principal access to
the subject parcel. The extension of Milo Street '
would also serve as the "interim" primary access and
eventually - upon completion of the By-Pass - as
another access to the subject site.
Milo Street, which is a County road, intersects with
the Old Volcano Road. The Old Volcano Road has a
right-of-way of 50 feet, with a 20-foot pavement.
Milo Street which is also a County road, has an
- -4- - .
existing 18-foot wide pavement with 4-foot wide
rolled asphaltic-concrete curb sidewalks along the
southern (Volcano) side.
At the end of Milo Street to the subject property,
there is a private road lot (TMK: 1-6-02:98) that is
owned by W.H. Shipman, Ltd. This portion of the
road is paved to a width of approximately 28 feet up
to the subject site.
This portion of the road lot will be eventually
conveyed to either the State or County as part of
the By-Pass project, as Milo Street is planned to
intersect with the By-Pass.
It should also be noted that in conjunction with
previous approvals in this area, the road fronting
the subject parcel up to Milo Street will be
improved with a 20-foot wide pavement and a 5-foot
wide walkway.
Figure 4 shows the site's relation to what the
applicant understands is the State's "preferred" or
"selected" alignment for the By-Pass. It also
reflects the applicant's initial rough concept for
the project, which has subsequently been replaced by
the concept plan noted in Figure 3.
A portion of the preferred alignment may affect the
subject site. In that event, the applicant will
work together with the State to resolve this matter.
No direct access to the By-Pass is being proposed.
Based on discussions with staff of the State
Department of Transportation, the applicant has
learned that instead of the Milo Street extension,
the State is looking an alternative intersection
further north. In either case, access from the
proposed By-Pass would be possible to service this
project.
The roadway within the proposed subdivision would be
County standard, with a 60-foot right-of-way and a
20-foot pavement.
A Traffic Impact Analysis Report (TIAR) was prepared
for this project (APPENDIX A). The report concluded
that the proposed project "is not expected to have
-5- _
1 ~ L.~ U
r (
i.
./~,'I \ II ..l r ~~l ACV ~ `
=
~ I~
_ ~ 1 I
/ I
_ i
> \ ~ t`.'' SubjectProPezt9 I _ ~
~I l . ~i. .
_
~
i'ce' ) ~ ~ ~ / ~ ~
} (
f ( `1 ~ ,
~.,1._.. CJ/ ~r I i 6 it
I ` I~ I ~Jf
' `~u ~ C ~ Cif t
Figure 4
Location of Proposed Keaau By-Pass Road
an adverse traffic impact on the neighboring roadway
system." Further, with the construction of the By-
pass, the traffic impact on existing roadways should
be reduced.
C. Wastewater System
_ As there is no municipal system in this area, a
cesspool or a septic system meeting with the
prevailing. requirements of the State Department of
Health's rules and regulations will be installed by
the respective lotowners.
D. Utilities
All essential utilities are currently available to
the area. These include telephone and electricity.
E. Public Services
Police services, fire protection services, public
government agencies, and schools are located in the
village of Keaau, less than 1 mile from the subject
property. Being proximate to Keaau, the request
should not require any significant extension of
government services.
V2. ENVIRONMENTAL CONSIDERATIONS
A. General Description
The site is located near the 300 foot elevation
level. The site is generally level with no
significant on-site undulations. The mean annual
rainfall in this area ranges between 125 to 175
inches.
B. Soils
THe USDA Soil Conservation Service Soil Survey
Report classifies the soils of the property to be of
the Olaa series, specifically the Olaa Silty Clay
Loam (OaC). This series is characterized by
moderately deep, moderately fine soil. Permeability
is rapid, runoff is slow, and the erosion hazard
slight. This type of soil was formerly used mainly
for sugarcane.
-6-
The Land Study Bureau Overall Master Productivity
Rating for the subject property's agricultural use
is Class "C" or fair. This suggests the site does
have good productivity potential for orchard or
pasture use.
C. Drainage
The U.S. Corps of Engineers Flood Insurance Rate Map
(FIRM) designates the property use as Zone "C", area
of minimal flooding. Standard drainage
improvements to accommodate the proposed subdivision
would be developed in accordance with the
requirements of the Department of Public Works.
D. Floral/Faunal
Although there were no professional surveys
conducted of the floral and faunal resources of the
parcel, the applicant does not believe that rare or
endangered floral and faunal resources are likely to
be found on the subject parcel.
The site of the proposed use has already been
cleared. It was previously planted in sugar cane,
and is now overgrown with "California" and "guinea"
grass. Thus, floral impacts should be minimal.
Further, the quasi-urban setting of the subject and
immediately surrounding area plus the extent of
previous improvements to the site, impacts to any
endangered faunal species should be negligible.
E. Archaeological Features
No archaeological inventory survey was conducted
of the subject parcel. However, given its former
sugar cane use, it is highly unlikely that
archaeological remains would be found on the site.
Nonetheless, during the course of developing the
subdivision, should any unanticipated archaeological
features or sites be uncovered, work will cease and
the applicant will immediately notify the Planning
Director.
-7-
VII. JUSTIFICATIONS FOR STATE LAND USE BOUNDARY AMENDMENT
AND REZONING REQUESTS
A. Agricultural Impact
Neither the subject site nor the immediately
adjacent properties have had recent agricultural
use. The site, however, was used for sugar cane
over 20 years ago. Thus, its resource potential has
already been established.
Notwithstanding the site's agricultural resource
potential, there are other considerations that would
suggest that this project would not militate against
the State and County's long-term agricultural
objectives.
For one, the surrounding areas are already in some
form of existing or proposed urban uses. These
include residential, industrial (power plant,
packing plant), commercial (proposed farm and garden
supply store), and related urban uses, such as a
proposed church and school. Thus, the requested
Urban portion of this project should not be
inherently inconsistent with those uses.
Then, too, the balance of the property will be
developed in a manner where hopefully some form of
agricultural uses can occur on the property. It is
hoped that with a reduced acreage (3 acres), there
would be more interest in the region to utilize the
property for small-scale agricultural pursuits.
In sum, this project would not have a major impact
on agricultural uses in the area. At the same time,
it could encourage some measure of small-scale
agricultural uses in a rural environment.
B. Locational Considerations
The site falls within an area characterized by "city
like" concentrations of people and is functionally
contiguous to urban area. There is a mixture of
urban type of land uses in this general vicinity, as
noted above. This site amounts to an extension of
this urban area.
-8-
As such, this project would not lead to "scattered"
development.
C. Infrastructural Considerations
All required infrastructure to service this project
are or will be made available by the applicant.
1. Roadways
The proposed Keaau-Pahoa Bypass Road will serve
as the principal access to the subject property.
This bypass is presently under design and will
be available in conjunction with the planned
opening of this project.
Should there be some inadvertent delays, then,
interim access via Milo Street, a County-owned
roadway, would be secured.
All interior roads would be constructed by the
applicant. As such, there should be little or
no additional burden on the part of the County
to upgrade existing infrastructure to
accommodate this project.
2. wastewater
Since no municipal system is available in this
area, cesspool or septic system meeting with the
approval of the State Department of Health will
be installed by the various developers of the
respective industrial lots. Given the site's
proximity to the Keaau Wells, close coordination
and/or required approvals from the State
Department of Health will be made for any
wastewater system.
3. Water
County water is available to this site. The
source and existing water line should be
sufficient to accommodate the needs of this
project.
The applicant will construct necessary
subdivision water system improvements.
-9-
4. Utilities
All other utilities such as electricity and
telephone are"currently available to the area.
5. Public Protection and Government Services
These services are currently available to the
area. The police station and fire station are
located in Keaau, less than a mile from the
subject site.
D. Environmental Considerations
1. Floral and Faunal Features
Portions of the site have already been cleared.
There is no history of this area being a known
habitat for rare or endangered plant or animal
life. As such, it is anticipated that there
should be no significant impact to those
resources.
2. No On-Site Development Constraints
The site is not designated as being within a
floodway. Thus, no significant drainage
problems are anticipated. Further, the slope of
the property is less than 10 percent, which is
not unusual for this area. Thus, the terrain
should not lend itself to developmental problems
either for the subject or surrounding
properties.
3. Archaeological Features
No archaeological survey was done of the site.
Given its past agricultural use where the land
had been cleared, it is highly unlikely that
there would be any archaeological features found
on the site.
Nonetheless, should there be any inadvertent
discoveries during the course of developing this
project, work will immediately cease and
contacts with the Planning Department will be
made.
-10-
E. Relationship to Public Plans
1. Hawaii State Plan
One of the goals of the State Plan calls for the
assurance of the availability of agriculturally
suitable lands with adequate water to
accommodate present and future needs. This
request, while removing some agriculturally
zoned .lands, would still make small scale
agricultural pursuits possible with the balance
of the site. These proposed agricultural lots
would be serviced with water, thus making them
more possible for agricultural activities.
The Plan also calls for the orderly development
of urban areas while being sensitive to
community needs. In this situation, the site is
functionally contiguous to an urban area. It
will also provide some land uses (industrial and
small-scale agricultural lots) that are not
readily available proximate to Keaau.
The area also is or will be provided with
sufficient infrastructure so as not to burden
existing government services. All on-site
infrastructure will be developed by the
applicant.
2. County General Plan
The Plan designates this area for Industrial
uses, and the requested uses are consistent with
said designation. The requested A-3a zoning
would not frustrate the General Plan's long term
industrialization of this area.
The other goals and policies of the General Plan
relative to infrastructure, compatibility with
surrounding areas, environmental considerations
and the like are covered in the earlier
sections.
-11-
APPENDIX A
TRAFFIC IMPACT ANALYSIS
KEAAU INDUSTRIAL SUBDIVISION
By:
M8E Pacific, Inc.
100 Pauahi Street, Suite 212
Hilo, Hawaii 96720
September, 1996
TABLE OF CONTENTS
Paae No.
Project Description 1
Existing Conditions 1
Traffic Conditions 3
Traffic Impact Analysis 11
Conclusion 13
Fi ures
Figure 1 Location Map 2
Figure 2 Existing Traffic Volumes 4
Figure 3 Year 2003 SDOT Traffic Forecasts
Without and with Keaau-Bypass Road 5
Figure 4 Year 2003 Ambient Traffic Forecast 6
Figure 5 Project-Generated Traffic Assignment 9
Figure 6 Year 2003 Total Traffic Forecast 10
Tables
Table 1 Trip Distribution Summary S
Table 2 Level of Service Summary Milo Street at
' Keaau Bypass Road 12
Aooendices
Appendix A Abstract of Methodology for the Capacity Analysis for
Unsignalized Intersections
Appendix B Traffic Counts
Appendix C Traffic Calculations
TRAFFIC IMPACT ANALYSIS REPORT
KEAAU INDUSTRIAL SUBDIVISION
An industrial subdivision is being proposed in Keaau, Hawaii. This report
documents the results of a study conducted to evaluate the traffic impacts of the
proposed project. The study included forecasting future traffic conditions and
analyzing the forecast volumes to determine the need for any mitigating actions.
Project Description
James McCully proposes to develop an industrial subdivision in Keaau,
Hawaii. A 15 acre site would be developed into 1/2 to one acre lots. The
proposed uses would be somewhat akin to businesses found in the Shipman
Industrial Subdivision. The project site is identified by TMK 1~-03: 05 and is
located makai of the proposed Keaau Bypass Road across the Milo Street
intersection. The project site is shown on Figure 1. The project is assumed to
have its access to the Keaau Bypass Road across the Milo Street intersection.
For the purposes of this study, it was assumed that the project would
reach full occupancy in the year 2003. This is the planning year that traffic
forecasts for the proposed Keaau Bypass Road have been made.
Existing Conditions
Milo Street is a two lane roadway in Keaau serving as a collector road for
a residential area. Some of this residential traffic is expected to use the Keaau
Bypass Road when it opens.
Turning movement traffic volume counts were taken on August 6, 1996, at
the Milo StreeUOld Volcano Road intersection. The counts were taken during
both morning and afternoon peak periods. All of the traffic turning into or from
Milo Street was assumed to be residential traffic. The worksheet for the traffic
¦
r ,'p ~ 0
`Qe. ar,d 2 r y n ~
~ a
N t a 2 ' ~1
i I
~ ~ C,: 72~
~~a ,
,
~ C.~ f~
`92` , 91 i ~ ~ ' 7
, ~I ~ ~ '
~ d
i.
v¢a
• it J Y 1~f
~
Study Intersection: " ~
\
• w :=..=rte=
~
Old Volcano Road/
Milo Street ~ :
=•vti
s /
~+r !r4 Gne
~e
: r
.ilw~i ~f /1•wii t
~ ~ rr......i Ns.,,,w•/6wi V ~ (..r «a+.e- APP• /1
/.YAT/OXIG ~
1 Y SE L+•c, ciwi wb. /7 / ,
r a ~N arr. ' ~7~r.,
::.i r t 86. r<~ j
~ •+r
, 07 ~ i
i1a • j ~'1 }T. R
~`~ti', / R~ Mi~o,rs ~'cE INSETB
~o~ O~
wTw•
9 ~„L4 x,h,., `ter i
g Project Site ,
_
~ 7
~.r. 14' Y'-~ I
OJ./~l AR. II i C ~~i
/r yr ~ S~>
I ~ .(S'i a tl
~ m~ •'~...,f,
? t~ 12~~J'~•
r~ ~ST i
~ • 379. Cl2 Aa.
a.
•~r. s .GBH Ac 101 O~•f•
y' ~ ~ ~
c
(11IS 'jO
"crr~ O ~wT (j
Iw+~~ • ~ ./.ra/ wy
f"
,Iq,J•/An. FIGURE 1
L.C.Aw. 5119"4: /e ~M~ O '
•Id.•Ct
r~ea S1.' •.r^`--
yw.•nr •(ti , "'rim
- LOCATION M~1P
i ~
2.
count is included in the Appendix. The current peak hour traffic volumes are
shown on Figure 2.
Traffic Forecasts
The opening of the proposed Keaau Bypass Road will have a significant
effect on traffic in Keaau. Although the opening date is not certain, the State
Department of Transportation prepared traffic forecasts for the years 2003 and
2013. The year 2003 State traffic forecasts included in the 'Traffic Impact
Analysis Report for Keaau-Pahoa Road, Keaau Town Section" (1993, prepared
by Barton-Aschman Associates, Inc.) were used as the basis for the ambient
traffic forecasts.
Based on the aforementioned traffic report, the proposed Keaau Bypass
Road would divert over half the trarfic traveling on the Keaau-Pahoa Road and
Mamalahoa Highway between Hilo and Puna. Figure 3 extracts the traffic
forecasts for the year 2003 with and without the Bypass Road. The turning
movements with major changes in traffic volumes include the Keaau-Pahoa
Road right turn to Mamalahoa Highway and the left tum from Mamalahoa
Highway to Keaau-Pahoa Road.
The Bypass Road will also provide anotheroutlet for the Milo Street
residents to the roadway system. It was assumed that one-third the traffic
currently entering/leaving Milo Street on Old Volcano Road would be diverted to
the Bypass Road. The resultant ambient traffic forecasts for the Bypass Road
intersection is shown on Figure 4.
The State Department of Transportation has indicated that Milo Street will
cross the Bypass Road and go further makai. They also indicated that the
intersection should be unsignalized with no turning movement restrictions.
These conditions were assumed for this study.
3.
¦ r
a.r
d
d
+r
C V'
.-i N ~/y/
1I IY LL
3 2 ~ ~ ~
7 0 ~ = W
Y ~
54 c W ~
2 0 8 9 d.
O ~ j
a N
w
~ „
~ ~
~ ~
` z
o ~
x
w
o~
~II ~
J~ ~ ~
~ $ o O
115 0 =
~ Y
R
16 J~ ~ ~ W
36 ~ Q.
. O
Q
4.
N AM .AK HOUR
N
0 (814)
¦
YP
Keaau B ass Road
0 0 ~o o
.-i .-i r M _
t+l V C N
1400 (587)
53 ( 51) ~
• 0 (814 )
~ 1485 (621)
Keaau-Pahoa Road
N
Mamalahoa ~ L.egend:
Highway o
xxx Volume without Bypass Road
(xxx) Volume with Bypass Road
PM PEAK HOUR
0
o c2so)
Bypass Road
N r ° r
OJ r N rl `
r v ~ ~n
•
537 (257) ~
34 ( 29) 0 (280)
~ . 554 (274)
` Keaau-Pahoa Road
MamalahoaN Source: Traffic Assignment Project TA 93-14
Highway ~ Keaau Bypass Road Project No. 1308-01-92
N
C
FIGURE 3
YEAR 2003 SDOT TRAFFIC FORECASTS
WITHOUT AND WITH KEAAU-BYPASS ROAD
5.
¦
N~
AM PEAK HOUR Milo Street
5 10
i ~ 5
• 245
Keaau Bypass Road
0
815
Project Site
PM PEAK HOUR Miio street
10 5
20
1 L 715
Keaau Bypass Road
to
zso
Project Site
FIGURE 4
YEAR 2003 AMBIENT
~ ~ TRAFFIC FORECAST "
6.
The traditional procedure of trip generation, distribution and assignment
was used to estimate the number of vehicle trips which would be generated by
the proposed project in both peak hours, the distribution of these trips by
direction of travel, and the specific turning movements affected.
Trip generation volumes for an industrial park were obtained from the
Institute of Transportation Engineers 'Trip Generation" (Fourth Edition, 1984).
The data sheet for industrial parks does not give a per acre trip generation rate.
Rather, it presents anon-linear curve that shown the volume of peak hour (for
both AM and PM) trips generated by industrial parks ranging from 5 to 140
acres. Fora 15 acre park, the following trip generation volumes apply:
AM peak hour: 155 vph inbound
35 vph outbound
PM peak hour: 40 vph inbound
160 vph outbound
The trip distribution step assumed the fallowing distribution based on the
directional flow of traffic on the Bypass Road:
- toffrom Hilo via the Bypass Road - 75%
- to/from Puna via the Bypass Road - 25%
- Very little project generated traffic is expected to use Milo Street to
get to Old Volcano Road.
The results of this calculation are shown on Table 1. The assignment of
these trips to the two study intersections are shown on Figure 5.
The ambient traffic volumes (Figure 4) were added to the project
generated trips (Figure 5) to obtain the total forecast volumes shown on Figure
6.
TABLE 1
TRIP DISTRIBUTION SUMMARY
AM Peak Hour PM Peak Hour
Direction of Travel Travel Percent In Out In Out
Bypass Road to Puna 25 40 10 10 40
Bypass Road to Hilo 75 115 25 30 120
155 35 40 160
8.
I
N
AM PEAK HOUR Miio street
- 115
Keaau Bypass Road r
40
10 25
Project Site
PM PEAK HOUR Milo Street
30
Keaau Bypass Road f
10
40 120
Project Site
FIGURE 5
PROJECT-GENERATED
-~'~"TR~FFTC"~S~SIGNMENT
9.
N
Milo Street -
AM PEAK HOUR
s Io
_ ~ ~ 5
245
~ 115
Keaau Bypass Road
815
40
o ~ I
10 25
Project Site
PM PEAK HOUR
Milo Street
10 5
1 ~ R-- 20
+ 715
O-- 30
Keaau Bypass Road
10
280
10
40 120
Project Site
FIGURE 6
YEAR 2003 TOTAL
__-~-TRAFFIC~FORECAST ~ . ~ ~ _
10.
Traffic Impact Analvsis
The traffic impact of the proposed project was evaluated by analyzing the
traffic levels of service with the project against the without project conditions. A
project can be considered to have an adverse traffic impact if a change to an
undesirable level of service can be attributed to the project. If an adverse traffic
impact is identified, then there would be a need for mitigating actions.
The methodology for calculating. levels of service at an unsignalized
intersection from the Transportation Research Board Hiohwav Capacity Manual
Special Report 209 (1984) was used. The methodology calculates the levels of
service for several critical movements (the outbound movements from the stop
sign controlled side street and the left turn movements from the main through
street). The results range from level of service A (best) to F (worst). Traffic
improvements should be considered for level of service F conditions.
The ambient and total traffic forecast conditions were analyzed. The
results of the analysis are shown on Table 2. During both peak hours, the
intersection showed no change in levels of service from ambient to total forecast
conditions indicating no traffic impact that could be attributed to the proposed
project.
The levels of service with the total forecast are at E for the left turn out
from Milo Street and A for the right tum out from Milo Street for both peak hours.
The eastbound left turn from the Bypass Road is forecast to be at level of
service D in the AM peak, but A in the PM peak. The westbound left turn will be
at level of service A in the AM peak and B in the PM. Traffic signals will not be
required at the intersection for the conditions forecast for 2003. The State
Department of Transportation will incorporate appropriate intersection design
features when the Keaau Bypass project is implemented.
11.
I
TABLE 2
LEVEL OF SERVICE SUMMARY
MILO STREET AT KEAAU BYPASS ROAD
AM Peak Hour PM Peak Hour
• 2003 2003 2003 2003
Intersection and Approach Ambient Total Ambient Total
Milo Street. Northbound
Left Turn E E E E
Right Turn A A A A
Milo Street. Southbound
Left Tum N/A E N/A E
Right Turn N/A A N/A A
Bvpass Road
Eastbound, Left N/A D N/A A
Westbound, Left A A B B
12.
Conclusion
The proposed project is not expected to have an adverse traffic impact on
the neighboring roadway system. _The proposed opening of the Keaau Bypass
Road will help decrease traffic on the existing roadways. Traffic operations are
expected to remain the same with the project as evidenced by the constant
levels of service.
13.
APPENDIX A
ABSTRACT OF METHODOLOGY
far the
CAPACITY ANALYSIS FOR UNSIGNALIZED INTERSECTIONS
1
ABSTRACT FOR MET:iODOLOGY
for the
CAPACITY ANALYSIS OF UNSIGNALIZED INTERSEC'T'IONS
This abstract summarizes the procedures for analyzing
the capacities of unsignalized intersections. These
procedures are described in the Hiahwav Capacity Manual,
Special Report 209. (1985) by the Transportation Research
Board. This manual "is a collection of technicues for
estimating highway capacity that have been judged, through
consensus, as the best available at the. time of
publication." This manual does not sat legal standards for
highway design but the procedures have become widely
accepted and used in the traffic engineering profession.
The capacity analysis procedure is based on a German
method originally published in 1972 and~t~anslated in 1974,
and modified for U. S. conditions by the TRB. It is
intended for two-way STOP- and YIELD-controlled
intersections and calculates the capacities of movements
which cross or turn through the major traffic stream. The
capacity of each movement is based on two factors: the gap
distribution in.conflicting traffic streams and the gap
acceptance behavior of drivers at such intersections.
The basic steps in methodology are as follows:
1) Define intersection geometry and traffic volumes.
2) Determine the "conflicting conflicts" through
which every minor street movement and major street
left turn must cross.
3) Determine the size of the gap in the conflicting
stream needed by vehicles in each movement
crossing a conflicting traffic stream.
4) Determine the capacity of the gaps in the major
traffic stream to accommodate each of the subject
movements that will utilize these gaps.
5) Adjust the capacities to account far impedance and
the use of shared lanes.
Tables and charts, as well as computer programs, have been
developed to facilitate using this met*:odology.
NTERSECTION DATA
:fey geometric factors include: number and use of
lanes, channelization, percent grade, curb radii and
approach angle, and sight distances. One hour volu_*nes are
specified by movement and converted to passenger cars per
hour using the passenger car equivalents in T.~BLE 10-1.
CONFLICTING TRAFFIC
The conflicting movements each turning movement faces
is summarized on Figure 10-2. The right turn movement from
the minor street faces the least number of conflicting
movements, the left turn movement from the minor street the
most. Adjustments to the conflicting traffic volumes are
shown on Figure 10-2.
CRITICAL GAP SIZE
"The 'critical gap' is defined as the median time
headway between two successive vehicles in the major traffic
stream that is accepted by drivers. in a subject movement
that must cross and/or emerge with the major street
traffic." Zt is dependent upon a number of factors, .
including:
2.
i,.a L= :G:. S3cVGc2•GR Y[:IV•~L=~tT' ?CR (i VSIGY,~L_
l`r =2SE~CVS
rYFt OF 'FFt[G GLIDE (.°J)
~10J _ 70+ .1A
~'Lp[pSL'Yp:J O.J , . J •].S Q p J
a-
?assmgc C-a 7.3 J.9 L7
SU/RV's' L7 r. 1. .7 i0
Gmpina[tpn '/ciy I_ L7 iA oA
...v n..e.e... s
• i
=u Clec: !AOVemenc Canilic::np rra riic. V`. Illuzvanon
II
a1GH7 -LIEN I/i!'! I•• -V
bpm tumor - ~ ~ -7
ssre<t, i
! r
I t
i _
~ _
'rpm mamr ~
!
:tteet.
!
V
•p
:p
r:~.7O UGr1 !AVr i!Z(V I"• V VI V ~ !!5
Irpm minpr ra .a a
V
ra I
I V.
1 i
J 1
Vpr / I Vp
LEFT TUffN 1l2IVra1•' • V,a • Vla V;a ( t !rp
Lpm tumor
~nreat. p tp -
• •V •V ~Vla
p pr
V
to
V
ra
V'
• V. mC1YOH cmv the vplpml :n the ngnt nano lane, ~ •
' Wnpe a r.gnt~wrn lane n mev.eee en maiar street, elimmale V, or Vra•
'-"rvnae the nqn t•tnrn raema mto tumor s[rvt n largt ana/or ..nere rove me.emenn are STOP/YIELD aennetl<p.
ebm.na[e Vr (G[e 21, xw Vra +ne/ot Vrp (Gse 1I, Vrp may asp pe eum.mtep pn mul[J+nf mater Rreetl.
F.~.lrc !0-L De~rtilian and mmautelfon a% con/lic:mq ttr/jc vplumc
3.
1
1) The type of maneuver being executed.
2) STOP or YIELD sign control.
3} The average rinninq speed on the major st=eet.
4) The number of- lanes on the major street.
5) The geometries and environmental conditions at the
intersection.
The value of the critical gap is selected from Table
10-2. The basic critical gap is selected and adjustments
and modifications made.
?OTENTIAL CAPACITY FOR MOVEp4ENT
"The potential capacity is defined as the 'ideal'
capacity for a specific movement," and is selected from
Figure 10-3. It is based on the conflicting traffic volume
and the critical gap. The result is read in passenger cars
per hour. •
I.iPEDANCE EFFECTS
The methodology assumes that vehicles use gaps at an
unsignalized intersection in a prioritized manner. Thus,
when traffic becomes congested in a high-priority movement,
it can reduce the potential capacity of lower priority
traffic movements. Given the priority of gap usage:
• 1) Left turn from the major street impede both
- through movements and left turns from the minor
street.
2) Through movements from the minor streets impede
left turns from the minor street.
The impact of impedance is addressed by multiplying the
potential capacity of a movement by a series of impedance
4.
i
i.~dr= IC-:. GZ!L:GL Gw2 C.2C-~,~ cQR LYSIG:,AL~T i.YL=2f~O?IS
3ASIC ZI'rSGL GAr PO0. rA4LMC r~i GRT. IEC
'~ETfIG NA.`IF'L^/E.R w'rQAG2 iV`IN1vG T.D. MAJOR TOAD
AND :7 4rN ~ JS MrN
-`:!=OF CDNTiOL f NVMGE4 OP LA.vFJi ON NNOR TOAD
1 1
.ZT ::Om Ylui0r ?aid
. star J.7 J.. I i7 iJ
i J.0 10 I J~ '.J
L:' ism Stai0r Zcaa i J.0 J.i i JJ i.7
G^•• !.falar I
load '
SrDP I i7 0.3 I 7.7
:.gym :iticar 2DOa
• trot ! i5 iA i L0 L
. Y!~ ~ iO dJ ?.7
..Dn:s~rs wMD woDDrzurons ro CtfI:GL ~Ar. sEC
cNDr-..aN ~ ..arLTCxcvr
7T :tea Y(ia0r Sac C_.-o :sius > JO f: ~ _yJ
Z- :.-om :dinar Srro:.ac_^ri0a lane I -:.7
vmndt ~ !
• .U1 . avczca: ?a0uiacan _7.000
~OT3 .'•la~um au..•sar r c+ee~ iw ~ U ~s
~busVn ~.+m~ Y ~ L7 ~
'9f ~VYO a[ lw~aN NY~n( ~0~ ~vw~ ..1 w6:: X06 'ar90u1~
• :5~~ wlWwr•~ u sW~ 1q ^J wvis Yssa OerAe Ct teY~m l~{Y vYiNY.
:CGO . I
~ i~ l i ~ 1 ~ ~
no l
l `~~~i\I~~\I\,~~~ \I\I I I I ~ I I `
lat IcAFI r_ sn I
i i I .
• i i i '~,y I I I i~ I
i_ II ```IIIIIII\\\\ VI yI ~I
1~ I I \~~\t\~~ i I e.o1 u I` i i' 'l I I I
y 1~i , ~ L-
V I I I lul' ~ r'
l l l i l l i i l ~ I~i'
. Fryurc !O-l. Porsrtria! caeaeiry baud ~ ia0 ,00 000 1p00 'm0~ 1i0°
ort mrt/7ic.rtq rn)rc wlum~.artd crir.. m.ruc:wo rAA/A(. sr*4..zv. C/~'1
5.
i
factors for each higher priority impeding movement_
Impedance factors are derived using Figure 10-5.
SHARED LANE CAPACITY
'The met'~odology has assumed to this point that each
minor street movement has an exclusive lane. In reality,
most minor street approaches have too or three movements
sharing one 1an.~. An equation is used to compute the
capacity of the shared lane.
LEVEL OF SERVICE CRITERIA
The above computations yield a capacity solution far
each lane on the minor street approaches and for left turn
movements from the major scree*_s. This figure is used to
derive the reserve capacity, the difference between the
capacity solution and `~.he volume of traffic using the lane.
Level of service criteria are stated in general terms for
general ranges of reserve capacity and delay, as follows:
Level of
Reserve Capacity Service Expected Delav
~ 400 A Little or no delay
300-399 B Short traffic delays
200-299 ~ C Average traffic delays
100-199 D Long traffic delays
0- 99 E Very long traffic delays
a/ F a/
a/ When demand volume exceeds the capacity of the lane,
extreme delays will be encountered with queuing which may
cause severe congestion affecting other traffic movements in
the intersection. This condition usually warrants
improvement to the intersection.
6.
i
..q .
i I I I I i I I I
I~ I ! I I I I I ~
o.a
a I I i I I I I I I
o a61 I I I i I I I I I I
v I ! I I I ~ I I i I I I
' ~ I i I ~j I I I I I I
U
~ ! i I I I I ~ I I i
p c1 l ~ ~ I i I I~ I I !
' _ I I I I ~ i I
I I I I I i ~I I
a m w sa w rca
-rlre 10-5 lmaeaarzce ~
scars 2 rarcit o% I GvAC^~ USc7i er :•arnG .:EUANO. i..c..~nq•
c~rt~[StIG IrtovCmintS'
7.
I
APPENDIX B
TRAFFIC COUNTS:
AM PEAK: 6:30 AM - 8:30 AM
PM PEAK: 3:30 PM - 5:30 PM
r
TRAFFIC TURNING MOVEMENT COUNT
KEEAU-McCULLY INDUSTRIAL TRAFFIC STUDY Milo Street
4 3
LOCATION: -Milo Street @ Old Volcano Road ~ ~
DATE: Tuesday, August 6, 1996
TIME: 6:30- 8:30 am, 3:30- 5:30 pm ^ _ _ _2
WEATHER: cloudy 5 ^ <---1
RECORDER: K. Duffy 6
Old Volcano Road
TIME MOVEMENT NUMBER
PERIOD 1 2 3 4 5 6 ~ TOTAL
6:30-6:45 i 12 2 9 11 0 2 36
6:45-7:00 29 0 4 16 2 1 52
7:00-7:15 14 4 2 12 1 7 40
7:15-7:30 i 25 1 2 12 4 4 48
7:30-7:45 33 2 5 8 3 10 61
7:45-8:00 38 2 4 5 3 9 61
8:00-8:15 19 3 5 5 6 13 51
8:15-8:30 13 4 5 7 3 8 40
6:30- 8:30 183 18 36 76 22 54I 389
7:15-8:15 115 8 16 30 16 36 221
3:30- 3:45 20 11 3 8 14 24 80
3:45- 4:00 29 9 9 7 B 49 111
4:00- 4:15 19 6 9 5 9 43 91
4:15- 4:30 16 4 6 5 19 37 87
4:30- 4:45 17 5 5 3 15 50 95
4:45- 5:00 23 6 11 7 12 59 118
5:00- 5:15 20 13 7 1 10 47 98
5:15- 5:30 10 8 1 3 17 52 91
3:30- 5:30 154 62 51 39 104 361 771
•4:30-5:30 70 32 24 14 54 208 402
i
APPENDIX C
TRAFFIC CALCULATIONS
UNSIGNALIZED INTERSECTION LEVEL OF SERVICE (LOS)
CALCULATIONS (AM AND PM PEAKS)
i
• 4
P i Y m i , ' U'
m 1 Z I I 1 ~.j J i
b; ~ I ; i < 1 O O O I
1 1 m P
• OF
E., d n n
4 N 1 2 Z a ~ m
~ 1'' 1 U
1 J tl I 1 N 1 ~
Y 1 1
I U O I I J I
I un. I I U I i FF ~
1 Y I 1 N
I < 1 U l o 0 o I I m i
ml 1 oZl 0 0 0
1 1 F, ~ F r o o O
I J N 1 I F N 1
1 V y 1 1 1 Y n~ O O O
1 6' 1 1 1 O 1
= I _ N 4
O F~ rv n e 1
1 Qt = i N
j C~Q•1 j O ; O
I ~i 1 1 m 1
~ FN 1 1 N'J' i ~ m q
CC I 6Y 1 ~•„1
0 0 1 y J 1 0 o O 1 n 4 1 m P n
U4. r m.Ui I i O> ~
' 2S1 <
i S. I OY I
1 Gi I U > I
1 O 1 ~ N 1
1 F u i o 0 0 ~ °1 '
I J P P P 1 ~ 7N 1
I FU I ' i 1
x z~l ~ <ol 0 0 0 ,
1 i N I 1 m q
~ 1 I U N 1 I
I ~ 1 y' V 1 •O yl 1~
I 1' 1 I
1 i ¢ z 1 o e o I ~ ~a i
1
N I F 1 r I m F• ~
6. 1 Z Y I o o O I Or 1 •J' SO. 1 f !
f0' 1 Y O I O O O I y 1 N 4 1
1 U 1 I r
U 1 yp( I O O O N i ~ r m 9 m
< i YO ~ r
tY d y 1 d 1 N S
~ Z 1 4 1 F N
F
OFZI i O O Z i U 1 O O 2 2 O
F i O O m m j i ~ ~ O O t l ¢ ~ .Yj
N 1 m 9 ~ ~ O O 9 0 U I
O~ F F E' F F E ~ F y I L L m
O O O
O~ < N O O v i < eNi w O .Z. S
< Y S Z N > Y 2 Z ~ U r 2 S S
m• 1 I
P• I r
s• I 1
• ~ i i
7
m
O
1 y u •O Y I
m m w m ~ ~
~ O m \ m ~ 1
I o m y n d I i 1
1 O Or N 1 1 1
1 + P n r \ 1 1 1
I a e m ~ 1 1 I
I
1 1
1 I m I I
I I ~ I N I I
I I I I I
I ~ I
I 1 ~ I
N• I I I m I N
S• 1 • 1 Z I
O• 1 F I I
1 Y
F: Y ~ Z F O a i i 1 i 1
u: i F ~ u O omi N 1
N • 1 N
m• 1 f a. e r F 2
Y a. m J I u \ s i
Y• 1 C f Y \ O I Y F O 10 o m
F• 1 O m py[.C•, Q y C. ; N N F 1 m 1 0 I N
• i ^ oYL N 9 q S I Obi Y N ~ Z i ~ = i
O• Z I ~ N x ~ n V I S G 1 I 1
Y • 1 r 1
M1 • O I O F 7 • o• O I 1 O 7 i 1 o VI o 1
F I m m O M O N I F O 1 m r I
S• 6 I N y Y y , 1 ~ S 1 I
• .j 2 m I m Y F 1 I tl 1
r"r • Y I O m Z N L• ~ ~ t O Y 1 Y ti O N 1 ~ N 1 Y 1 N
S: rS• i nSi ~ O < O Z Z S F F I F o a Y1 I I o N N yYy 1 I
O• 1 Z < F Y S < ~ Z i Z F m 01• i omu i N t i I
O I 2 Y Y Y Y O O 1 ~ Y d J I I ..]1 1
M I o 3 x x- x x y o I Y s. o f 1
' - - 1. ¢ m F F F F r F 1 m F > 1 d 1
- U• Y 1 Y O O i d Or b- Y Y J Y N U J O 1 ~ _
x-• 1 0 S 6 0 O O O 'b '"m 1 N 'O 1 m ~ -
' N• Z 1 ~ Y < m= Y Y Y m (Y(.. 0~1 ~ v tO F W I F O S Y 1
~ i K i ~ ~ O h O' ~ i ~ < U F i j F C ~ i
m
a• , '
q• 1 1 ~ I
a• ~ I
, ~ ~ ~
9
N
O
1 U N Y ~ I
1 0 0 P O I I I
O 0 \ m I 1 ~
O 9 y n a 1 I
O d N 1 I I
i w O T ti \
' N d 2 ~ m d I I
I
I ~ ~ I m I I
I I I P 1
1 1 1 I
I
I ~ ~ ~
m• ~ I 1
2• I I m 1
p • F Z I
m I
F. ~ m Z F i m i l I ~ ~
U• I m O P 1 I ~
m • F y 1
e. P u i j ~ F Z
u \ ,
E. m ~ F m \ 0 0
z• m.F a a al m ul m~M mIN
D• Z 1 ~ H H e\ T p~ F ~ i 2' I 2 1 '
E U .2. O i 1
m • p I • 1 ~
1 0 F ~ rv p i O_ ~
..1 ~ 5F i u m vOi ~ ,P. O Z 1 F O m o o m o
< 4 1 a \ m P N F m_ 1 'f. r N '
2• G 1 N \ i• !i Y $ m I m m I m 1 rv
O I a' F F .l ..1 .i O a l a C C i i m l
4. I V Z P C < < C a. ~ i~ ~ P i
H• ~ I ~ O 6 O Z $ Z F f~ F m Z hmt ~ ~ O ul rv m
1 .2 4 F m 2 6 4 6 ~ 2 i 2 F m ~ I fmY i n 2 I ~
• V 1 S a < m m m •Y m O I O m a ..1 1 I 5 1
• ~ 1 O u s Z S O O ~ m r I
1 < C ~ F F F F F F K F i t u. 1
> I p a C i u i u E y~ O i
u• a l m O O a s. v, a m m l m n
S~ I <U< s a O O O O a m I n O I a. I
Z i C r < m m m m m ozi d i ` tOf, F oa. i F O E 9 i y
a~ O i 6 d C ~ ~ ~ O sue. b .2. i ~ Z U ~ I J F Y Z
H m< <
a s I
PI
a I I
a i ! ; Nm P
0 m
]1 F _
>
Y U P
m<u
ma
0Y 4 • 1
I C U m 1
1 u
I i
I
I 1
I F~ 1 q
~ OMy 1 wP n
muu
K40. I
I <a_ I
I N U P 1
u 1
I F a~ I
,I SFG I
.a m a 1
<2VU P
~m<O. ~ mw rv
~ F>a- P n
uo< s.
i <SUU 1
1 i
m i r
ul FG ~ w
1 a 1 w a rv
> 1 Z V u 1 w r
peril i Ft66
ml opt a.
11 aFUO 1
d 1
O 1 I
1 I G 1 N V O
I 1 d 1 ~
ml smu 1
>1 oFa
m 1 Jt~• ~
.1 I aOC>
Oi F F
d F d
F I yy2 In Y P Y
' u I Z i JC C ~
C 1 Y O m O m
< i > r 2 ^I 3
u I PG z
2.
Y 9
O
L ~ J
al
9 1
6 I ) N
' •L F
Y U a
+I 4 V
P a
i C U~ C ~
U
N
F G O m n
Nr (L .n ~
muu
Z 4 d
aa-
x 4 S
nU
V N
Fa-~
i
J y .F. d
4ZUV vm ~
J4160. Om in
F>a.- ~n
V06 Z~
azuu
m ~ a...
u i Fc nom
d o m vl
Y r hiJ40.
m l Faa.,-
m 1 O••~6 C 1
m F U u I
4. ~
O~
L O N N
J 1 p, r
m l 2 m U
> I O F d
m I J 6 -
J I i C >
O
y
a i .1 c. m
z i- s x
~ F u. U
z n m it
m .I 2 J
U I Z x Y
6 I m 'J 9 O 9
d I > Z ~
< I O 6
U I Z I S
T
v ~ m V
P 1 yVI ~ ~
N 1 < Z ~ ~ J J~
y I J C6' I 6< I O O a
I ~ ZU a
~ .
z=
`
av z x v
Y ry 1
m 6i 1 VI 1
J 1 m I
m6. 1 1 J I
UOI VI FF~
U fw 1 I Y 1 'JI 2 1
i < 1 I u l 0 0 o I i m
<1 os_i o 0 0
_ O ~ m o m
r m
Jm 1 O 1 ="J' 1 O O O
11 -2 I 1 = ~ y'1 1
1 6~ 1 I m 1
~ 1 M ~ m < 1
mFr
~ ~ ~ O m 'J
F N vl
S 1 N 2 m
6 O I I O ~ ~i s+
1 a' 1 1 1 1 Fm 1 O O O
KI I Fml m01 a
m a m t p J I
m C. 1 Z J 1 O O O •l 4 I YI in n
~o -u ~ m>
U4. I mom. ~ 6
Om
Z U > 1
¢ m
~ + m
1 Fm i o e o O^I
1 J 1 P P P J 1
1 FV_I ~ <oi o 0 0
I ~ I m m P
1 y~ I 1 U 1 6' 9 1 b N n
6' ~ 1 7> 1 511 ~
m m t o O O 1
i i F ~ del
m F I O~ OI 1 mFl
ml zmlo 0 o I OZI <
O I m 0 l 0 0 0 1 .Fi i m F I
. u !d I
yVio 0 0 1 Oi mi i 2 Z
~ 1 O O O~ O O U i ^ F
Z 1 O O Z Z U~ O O S Z I U 4. 4.
m l Z Z 7 7 Z Z 7 7 J I m m
I 7 O O O m l 7 O O O < 1 a' J J .
I O O ? m J i O O m m U 1
m l m m Z ~ 1 E F F F y l O O O
~'1 1 m m Y "J S 1 N m 6' D I Z 7 2
O I < m O H m l < m O O d' 1
m 3 2 m 3 Z m U I y' Z
3.
u ~
P 1 Z m
8. 5~~ JJ~
~ ~ zV~ oo m°om mm
-
t .
6 U ~ z a a x
¢ r V
I (Y¢ 1 N 1
1 .l 1 hl I
IY ¢ 1 I
1 U O I U I F F
U u. 1 r
< r U r O O O o .N. i I
I ¢ r 41 r
O r O L r O O O O D O O O
- 00 '70 DO 00
Y N ~ ~ F_ N
= Z I L. 1 O I O O O O O O O O
C U ^i 1
~ 1 r O I
N F . n <
7 O O O O
^ F I N vl
Oxl y
d`YI ~ O ?
1
¢ I 1 F N 1 N= I O O O O T= q O
9 <41 . ?J mm T
JO ~J ~ o O O o 9< NN .n u~ rr ~r
Utr, ^U r Oa
2_ < I
Z 041 r ,
~ w a N
41
Fm ~o °a o 0 orv
...1 I P T T• J
V U I j o o O O O O' T o
< Y N m m P
._Oi Z N
¢ I j p ¢ m `0 b n N r r r n
z¢ i o 0 9 o j Q
N 1 F I
4 I 9 F i
x 1 241 1 O O O o
O~ 41 O r O o O O F I n 6 1 ~ ~
F U q'
4 i y V i O O J O N i w 0 0 9 0 :t 0 O 9 0
y ~ C ~ n i N 2 fY V S A i N
F i O O O~ O ? V~ ~ ~
Z I O O Z Z :J r _O ? Z y x ~
1 ` ` O O 9 9 :J I
`I ~ a
2 ~ ~ v O ^ v i ~ 4t O O ¢ ~ ~ 't r ?
S n 'J ~ 2 £ 2 2
Y• I 1
P I
O• 1 1
a. 1
7
r0 U
J L
1 y J Y I
9 01 V y ~
1 O d y \ d I ~
O 6 m I 1 I
I ' T O T \ 1 1
I N D Q 3 w A ~
I I 1
I - I r m 1
1 I 1 N I N
I 1 1
N• 1 y I 1 1
2• q 1 0 I
O• 41 s 2 Z I O O M S
1J • ~ u N ~
N • N lY N Yf
0• F T r ~ 41 r
I O O v1 ~ ~
F O ~ 41 C t\j u ¢ i v1
• 4 ~ 41 F ~ V O F < eFn n z ? _
r 2 C N \ Y 2 1 41
41 • Q I N i' a n U I 41 O ? 1 N I r
. F I ~ m ~ o• O i i O > > i
• O y ? N y 1 I O ^ Y J 1
41 N F 41 <; F m m 2 i m SO. ~
'd ~ ~ ~ Y r < ~
O I N z = s s ~ rv, S m r v of F F ¢
~ 1 (Qn
2• r 1 r V ~ y Z < 6 < E F 1 F O 2 N = i m 1 yl N N 41 1
O. 1 S < F ~ Z~ S F 4+ 41 7 I 41 1 rv 4; I
y. i 7 ~ .<.1 N = 41 hl O O ~ ~ ~ u N as. J I r
U i i m ~ m ¢ ~ U 1 U F O r
x~ I U S y ~ ~ ~ 4 41 OI I fY N .J .J y i
F I << O O' O O ¢ ¢ 1 ¢ ¢ ¢ s u. I F u 1 N
P• W ~ C Y < 41 41 N 41 41 W 41 1 41 O f F 4. I
< ul f ^ F r F 1 2 4~ 1 i ^ S ~ Z
O I a L ¢ ~ ~ ~ 4 F Z r Z f, O O ¢ I 41 Z
r• r < o. < 2 2 2 O F O r I U U F r J F ¢ 2 r .<.1
4.
v.
9.
J
y
~ L
r Y
m m b a '
a m u w a
o a o d
O d w
I N J+ T a 1
i a
I •A
VI • ~
F. aNi : : ~ ~ u F J J m m o o m
U. y u n r r
ul . v n w
w . - u r_. x :.I
~ mO al ~ ~ 7 J S i .A ~ J ~ T V q r
Z. ul 7 O 6 n %n r 2 J m
O• Z ~ n _ ~ W N O O • .1
N ~ ~ 7 ~ ~ ~ ry O i J O > > '
F 1 al ~ ~ N O ~ O Z I r O O O J 1
qq m m n ~ ~ a l = a s a r r
6. p i Y ~ in m _ 2 i O i
2' _ z r. m v ~ < i m
N r
V~ O I V O Z 'JFI Z 4 6 4 ~ a' r .m. S O
%1 . Z I Z ~ O 6 ~ 2 Z Z p Z ~ y~ A r
Z. r ~ 'J '+I 2 a a a < T n A .0.1 Y
O. Z i Z Z i 4 +I ~l 7. v.
V_ ~ ? 6 4l :J it 41 O j p r y ~ Y „ J I i J i
Y C O r Y r p
Z• N 1 J Y n• 4 j 5 Z U r V 4 r O
'J • it U '•J 4. it it i it N J J
V v 1 O O J O 1 » i a O O Y i
v ~ w
n. SS x a :I v 'v u~ v v Y i r..mi j z z ~ O z a~ r
a. m~ v 4 N Z 2 S _ ~ Z
a. O r > y Z 4 ~ 6 6 4 L~ Z 6 O 7 5 r W V j i 6
~ 6 1 < Z ZJ ~ J ~ i U U r~ J ~ Z Z~ J
J.
7
T i J i a
nl I 1
d I ! 1 nm rrpn
~ yL rvnm_ r•n0 NN
> r 2
2V
'al 6 J •A m
'JI Or a
U 4 n w
Z U Z
U
i i n n n
1 Yom. I Onf !Nn fw
I LL r T nw TJ1 TN
'Jrd w n rvr.
~uu
z 4 d
I <6~ I p O
a< xl w
o V a 1 w
u
E r '
Z F L
Jdrd
<ZU U OrnT frnn fw
'J' 41<d T~nw
F>Gr~ w n Nn
V O 4 =
< Z U U
W i
Ur FL fw
I rd romm r. wN
z u u w N n.
61 uIJ4d
L1 I F6Y-~
N I Orb d l
d F u u
i. _
of
N O b N O r r O
J I d r r n
LI S N V
> r O F d
41 I J t
J I ~ C > r
I
O I F ~ r F
i ~ V ~ V ~
tV O F n+ O F~ ~
C fOZ m F0= a FF
r I F F u. m 0 F I.. m V F v. a.
_F r Z N 41ar N- N`r b fYW
y JFK J_ Y JJ
U r 2 C K C
4 1 v O m O H O m m
1r > .zr z = ~ m2
4 i O
U z Z 2
S.
' 'J r J ~ I Q
a r
a I _
a a r.. m
Y ^ N N~
a J u =
v q v ~
n a
LI 4 n ro
%u %i
u 1
a.- mrnm en
~'+L 9~ NAP PN
p.6 .n rP u^
(Y V U
% 4 d
~ q 6- m o
S 4 m
PU N n
V '
L Y
Z f t
J41 ~+d _
6SV U mvlm er
'J IJgd Drm N-P Prfl
F>ar rn rP .on
:J04 S I
4 i U U
ftl r f
U r F L r m ~c O r O r
rd PNm NP Pm
> ~ V U rr rP m^
%I iJJ4d
m I O~+q dl
dfUU '
4
0 1 L P O n b m rv n N
J d ~ : r ^ r
ol~ imu r
> 1 O F d
ml iqq
J C > '
r
61 s =0i J =0F x F
y J f Y. J F% J J
u i z z z
i ~ > z z i •'n ~ vi
_ _ _
J I
L r y q
al Zmi Vr
a 1 4 S r J J i '
Y I ~ G' I 2 U I a m ~ w m e
_ P
_ ~ J` in
y Y
4U _ Z r r
z
41% I N 1
J N I
1 pl % 1 1 J 1 1
I uor ul I
I U~. I f l wi i
1 < 1 V l 0 0 o m r ~ m I
r % r O i r O o e o 0 0 0 0
_ - O O O O O O O O
1 Y N 1 I j_ I I O O O O O O O O
1 r% 1 1 r I rVr Q I
1 J 1 r } r r N 4 1
'/1 f I
'.I - O O O O
rE rv P N
S O
~r r ~ I f41 I O_O 00 Oo 00
6 r LN r 'll I mm PP
A 6 41 I O J 1
SJ 10 0 o e "'14 NN rN r~ nn
?O~ rU O>~
vmr a~ < I
ZZ
o :n
' u>
% m
m
F M1I 1 O O O O 7 N r
J I P P P P J
1 F U r 6 0 1 O O O O O O O O
Z N m m P P
U 4 1 Y P I
1 U L'O ~ mro mIP rn nn
% 1 O> i 4 r 1
%%lo O e e Jal
i Z~ F D a l
m r = O 1 ZO r mf r
Z; d r O o O O H 6 i ~ F- r
FO Yq
O' 1 O O O O y r
U I Yr Y. rO O O O N r ~ r mm mtll Nmm mm
S 1 yU 1 O t N I SN S61 SZN ZVI
Y. r d ~ y l W I m U
i t 4 1 F P ~ N
F r O O O I O O U 1 S F O F
S I O O Z Z U r O O ~ Z U.r 4 C 4.
bl 1 Z 2 J r Z ~ J ~ J i L ~ fJ
I 7 7 0 0 41 r 'J' 7 O q I % f J
O 9 9 r l O O 9 m V I
N 1 ~ A S S y I O m S % % % y.
~ r F F F f F f F F f 1 O O O O
~f 1 N N Y 9 S r m N Y O % "1 ` y
a r q m O O ~ r t ru O O S i t
q 1 61 S Z N > r L] S 2 A V rL' 1' i Yr
6.
• ' , _ .
_ _ sa• ~ _ _ . _Q
_ ``1 •
-I• ~ ' - ill
~
'
J
.r •f t ~ f
T
. .
.Yt•. : ~
. ' f ...•.i•• r
• _
. ~ . ~
LOCATION MAP Koha1a
BR93-699 /OFFICE OF STATE PLANNING, Hamatua
STATE OF HAWAII
Hilo
TAX MAP KEY:1 - 6 - 03: por. 3, por. 7, por. 8. por. 11, por. 12.
Kona
por. 13, por. 14, por. 15. por. 68.76, & 84 puo,
KEAAU. PUMA, HAWAII Kau
SCALE: 1• = 2.000 ft t
HAWAII
PETITIOt~1 AREA
Exbibit D
EXHIBIT •A'
/ I ~ ` ~ `Ct
1
~ ` ( r
_ r
i ~ f Subj _ \ cam,
„
~ ~ -
.i -
' , l \
i ~ / ~ !
cD~ fhb ! ~ 1 fY I . ~ ~ , \ .
f-~
1. ~w' , r'~~ ~ ~ /~'~t ' ~ ~ f~H"-'
r• ` O 'c' I i t
Figure 4
Location of Proposed Keaau By-Pass Road
~ Y
4~ ;
r
vI / r
i y U ~ j
C
r
es's a ~,,,'f~y Ste`,
~f~ n ~L
~ ~ ~4
D~ ~c ~ 'ter `i q
L. _ ~ ~
No. .C ~F/ r - .s ~rivni-o rnnri~vA ~r _i 6,
c'~CS, r ~~I.N 6h Phan 4 ` ~ ' ~ . a rro
~ ~ , ~ f, _
4'~y `O ley ~~A - y • ' s - c'
~ ~ ._3 `ice: 5Su~~~~Cz ~ ae, y ~z as-
I,4'lr~,q J ~,-,4 c L Yom- ~
i -r3~0
~ 0,3.)r. Exhibit F '~a~ 'k.'
~ Nelson M. Ts~
}
Stephen K lamashim FPC ~
y°yOf Edwazd Buma~
' •:N~` Depury Fin CJri
••ti'ei w~
l~.uunfg a£~ ~ttfuttit _
FIRE DEPARTMENT
777 Kilauea Avenue • A1all lane, Room 6 • Hilo, Hawaii 967204299'
(808) %1-8297 • Fax (808) %1-82% lj
November 13 , 1996 ~C
~ • `mss
:
To: Virginia Goldstein, Planning Director
~i r
From: Nelson M. Tsuji, Fire Chief /
SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 96-12)
REQUEST: AGRICULTURAL TO URBAN
CHANGE OF ZONE APPLICATION (REZ 96-28)
REQUEST: A-20a TO ML-20 AND A-3a
APPLICANT: JAMES McCULLY
TAX MAP KEY• 1-6-3.5
The Fire Department's requirements as stated in the Fire Code are:
"Fire Apparatus Access Roads
"Sec. 10.207. (a) General. Fire apparatus access roads
shall be provided and maintained in accordance with the
provisions of this section.
"(b) Where Required. Fire apparatus access roads shall be
required for every building hereafter constructed when any
portion of an exterior wall of the first story is located more
than 150 feet from fire department vehicle access as measured
by an unobstructed route around the exterior of the building.
"EXCEPTIONS: 1. When buildings are completely protected
with an approved automatic fire sprinkler system, the
provisions of this section may be modified.
"2. When access roadways cannot be installed due to
topography, waterways, nonnegotiable grades or other
similar conditions, the chief may require additional fire
protection as specified in Section 10.301 (b).
s
Exhibit G
ii~81
~i'o: Virginia Goldstein, Planning Director
Page 2
November 13, 1996
"3. When there are not more than two Group R, Division
3 or Group M Occupancies, the requirements of this
section may be modified, provided, in the opinion of the
chief, fire-fighting or rescue operations would not be
impaired.
"More than one fire apparatus road may be required when it is
determined by the chief that access by a single road may be
impaired by vehicle congestion, condition of terrain, climatic
conditions or other factors that could limit access.
"For high-piled combustible storage, see Section 81.109.
"(c) Width. The unobstructed width of a fire apparatus
access road shall meet the requirements of the appropriate
county jurisdiction.
'!(d) Vertical Clearance. Fire apparatus access roads shall
have an unobstructed vertical clearance of not less than 13
feet 6 inches.
"EXCEPTION: Upon approval vertical clearance may be
reduced, provided such reduction does not impair access
by fire apparatus and approved signs are installed and
maintained indicating the established vertical clearance.
"(e) Permissible Modifications. Vertical clearances or
widths required by this section may be increased when, in the
opinion of the chief, vertical clearances or widths are not
adequate to provide fire apparatus access.
"(f) Surface. Fire apparatus access roads shall be designed
and maintained to support the imposed loads of fire apparatus
and shall be provided with a surface so as to provide all-
weather driving capabilities." (20 tons)
"(g) Turning Radius. The turning radius~bf afire apparatus
access road shall be as approved by the chief." ('45 feet)
"(h) Turnarounds. All dead-end fire apparatus access roads
in excess of 150 feet in length shall be provided with
approved provisions for the turning around of fire apparatus.
i'o: Virginia Goldstein, Planning Director
Page 3 '
November 13, 1996
"(i) Bridges. When a bridge is required to be used as access
under this section, it shall be constructed and maintained in
accordance with the applicable sections of the Building Code
and using designed live loading sufficient to carry the
imposed loads of fire apparatus.
"(j) Grade. The gradient for a fire apparatus access road
shall not exceed the maximum approved by the chief." (15$)
"(k) Obstruction. The required width of any fire apparatus
access road shall not be obstructed in any manner, including
parking of vehicles. Minimum required widths and clearances
established under this section shall be maintained at all
times.
"(1) Signs. When required by the fire chief, approved signs
or other approved notices shall be provided and maintained for
fire apparatus access roads to identify such roads and
prohibit the obstruction thereof or both."
"INSTALLATION AND MAINTENANCE OF FIRE-PROTECTION, LIFE-SAFETY
SYSTEMS AND APPLIANCES
"Installation
"Sec. 10.301. (c) Water Supply. An approved water supply
capable of supplying required fire flow for fire protection
shall be provided to all premises upon which buildings or
portions of buildings are hereafter constructed, in accordance
with the respective county water requirements. There shall be
provided, when required by the chief, on-site fire hydrants
and mains capable of supplying the required fire flow.
"Water supply may consist of reservoirs, pressure tanks,
elevated tanks, water mains or other fixed systems capable of
providing the required fire flow.
"The location, number and type of fire hydrants connected to
a water supply capable of delivering the required fire flow
shall be protected as set forth by the respective county water
requirements. All hydrants shall be accessible to the fire
department apparatus by roadways meeting the requirements of
Section 10.207.
moo: Virginia Goldstein, Planning Director
Page 4
November 13, 1996
"(d) Fire Hydrant Markers. When required by the chief,
hydrant locations shall be identified by the installation of
reflective markers.
"(e) Timing of Installation. When fire protection facilities
are to be installed by the developer, such facilities
including all surface access roads shall be installed and made -
serviceable prior to and during the time of construction.
When alternate methods of protection, as approved by the
chief, are provided, the above may be modified or waived."
r
NELSON M. T I
Fire Chief
NMT/mo
. SidneyFuke&As~~ciates ~ ,
100 Pauahi Street, Suite 212 ~ Hilo, Hawaii 96720 Consurong land Use Planners
Telephone: (808) 969-1522 ~ Fax: (608( 969-7996
November 22, 1996 9a,
G
Ms. Virginia Goldstein, Director .o
Planning Department ' ~
COUNTY OF HAWAII ~
25 Aupuni Street ~q~ 6'
Hilo, Hawaii 96720 ~
Dear Ms. Goldstein:
SUBJECT: Rezoning (REZ 96-28) and State Land Use (SLU 96-12) Requests
James McCully. TMK: 1-6-3: 5
Thank you very much for sending a copy of the Fire Department's comments to me
regarding the subject matter.
Please be informed that the applicant intends to the subdivide the subject property in
accordance with the County Subdivision Code. Should that be the case, the requirements
and/or concerns of the Fire Department relative to access and related fire protective measures
(such as hydrant size and location) would be met.
I trust that this sufficiently addresses the comments. If not or if there are other
agency comments, I would appreciate your directing same to me. Thank you very much.
' cer\ely,
w
S Y M.
Planning Consultant
cc Fire Department
Mr. James McCully
~1.~4~• 1
DEPARTMENT OF PUBLIC WORKS
COUN'T'Y OF HAWAII
HILO, HAWAII
~j DATE : December 4, 1996
//(ieGlLQ~lCL6tCL~[lt.~L
TO: Virginia Goldstein, Planning Director
Planning Department
fS c.f`
FROM~~C'iale ub rvision hief
Engineering Division
i
~ J~
SUBJECT: STATE LAND USE BOUNDARY APPLICATION (SLU 96-12) 'i
CHANGE OF ZONE APPLICATION (REZ 96-28)
Applicant: James McCully
Location: Keaau, Puna, Hawaii
TMK: 1-6-03:05
Reference: Special Permit Application No. 95-17 (Hawaii Christian Camping Association)
Special Permit Application No. 96-3 (Greenhouse Specialist)
We have reviewed the subject application'and our comments are az follows:
1. All development generated runoff shall be disposed on site and shall not be directed towazd any
adjacent properties.
The applicant shall be informed that if drywells are included in the subject improvements, an
Underground Injection Control (iJIC) permit shall be applied for from the Departrnent of Health,
State of Hawaii.
2. All earthwork and grading shall conform to Chapter 10, Erosion and Sediment Control, of the
Hawaii County Code.
3. All driveway connections to a County road shall conform to Chapter 22, Streets and Sidewalks, of
the Hawaii County Code.
4. Wastewater disposal shall meet with the requirements of the DPW, Wastewater Division.
5. County maintained Milo Street stretches from the Old Volcano Road and ends at the western
boundary of TMK: 1-6-02:98. Existing condition is 18-ft wide pavement in good condition, with a
Oft wide rolled AC curb sidewalk along the southern side.
The roadway continues and joins the intersection at the northeaztern corner of parcel TMK: 1-6-
03:21. This is a private road (TMK: 1-6-02:98) with an approximate 19-ft wide pavement in very
poor condition.
Exhibit H 12(114
7. DPW recommends that the substandazd private roadway be improved meeting with the DPW and the
Planning Department requirements. Improvements and other conditions should be coordinated with
SPP 95-17, Hawaii Christian Camping Association (TMK: 1-6-03:17) and 5PP 96-3, Greenhouse
Specialist, Inc. (TMK: 1-6-03:20).
8. We defer to HDOT concerning the requirements within the proposed Keaau bypass road right-of-
way.
Questions may be referred to Cres Rambayon at 961-8327.
CR
96IL(7A
SidneyFuke&As~„ciates
100 Pauahi Street. Suite 212 ~ Hilo, Hawaii 96720 Cansul9ng Land Use Planners
7ebphone: (806) 96&1522 ~ Faz: (608 969-7996
December 17, 1996
Ms. Virginia Goldstein, Director
Planning Department pp
COUNTY OF HAWAII o-., C~
25 Aupuni Street
Hilo, Hawaii 96720 ~ '
p .r: ~
Dear Ms. Goldstein: '
~ w
~
SUBJECT: SLU 96-12 and ]tEZ 96-28, James McCully
TMK: I-G -3 : S
Thank you for sending me a copy of the Department of Public Works' comments. A
copy of this letter is being made available to said agency.
The applicant intends to comply with the requirements of the Department of Public
Works. SpeciScally, a drainage plan will be developed and implemented in conjunction with
the subdivision approval process. A UIC permit, if required, will also be secured in
conjunction with the construction of the subdivision. Further, all necessary grading and/or
grubbing permit will be secured.
Individual lot owners will develop its own wastewater system meeting with the
approval of the State Department of Health. This will be done in conjunction with the actual
development of the respective lots.
The principal access will be taken from the Keaau By-Pass. However, should the
subject project be developed prior to the completion of the By-Pass, an interim access will be
taken from the extension of Milo Street. The applicant's proportionate share of
improvements to that portion fronting the subject property up to the County-owned portion
of Milo Street will be made by the applicant. This will be done and coordinated with the
other parties that have similar road improvement conditions (Hawaii Christian Camping
Association and Greenhouse Specialists, Inc.).
Should you have further questions on this matter, please feel free to contact me.
Thank you very much.
~~NB~~M. FUKE
Planning Consultant
cc DPW -Engineering 1~s~
James McCully
• d, rU[~
a~ J6S
t1 O
~ `
DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII
l
,~~"'r""~~ 25 AUPUNI STREET HILO. HAWAII 96720
TELEPHONE (80819691621 FAx (80819696996
December 18, 1996
.
T0: Planning Department
r~
FROM: Milton D. Pavao, Manager J
_ -c;
SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION N0. 96-12 ~
CHANGE OF ZONE APPLICATION N0. 96-28 _
APPLICANT - JAMES McCULLY -
TAX MAP KEY 1-6-3:5
We have reviewed the subject applications.
Water can be made available from the end of an existing 12-inch waterline along
Milo Street approximately 500 feet from the property.
Pursuant to the Department's "Water Commitment Guidelines Policy," a copy of which
is being forwarded to the applicant, a water commitment may be issued. Based on
the 102 additional equivalent units requested in the proposed 103-unit
development, the required water commitment deposit is 515,300.00.
Remittance by the applicant of the 515,300.00 is requested as soon as possible so
that a water commitment may be formally issued. The commitment will be in writing
with specific conditions and effective dates stated. Please keep in mind that
this letter shall not be construed as a water commitment. In other words, unless
a water commitment is officially effected, water availability is subject to change
depending on the water situation.
Should the subject applications be approved and a subdivision application be
executed, approval will be subject to the following conditions:
1) Construct necessary water system improvements which shall include, but not
be limited to:
(a) extension of approximately 500 lineal feet of 12-inch waterline from
the end of the existing 12-inch waterline along Milo Street to the
property,
(b) water mains capable of delivering water at adequate pressure and
volume under peak-flow and fire-flow conditions; minimum diameter of
mains shall be 12 inches,
Exhibit I
UVafer Cringe pro~rree...
Planning Department
Page 2
December 18, 1996
(c) service laterals that will accommodate an appropriately sized meter to
each lot, and
(d) fire hydrants spaced not more than 300 feet apart.
Submit construction plans and design calculations prepared by a professional
engineer, registered in the State of Hawaii, for review and approval.
2) Remit the prevailing facilities charge, which is subject to change, of
5275,850.00.
3) Convey the water improvements along with the necessary easements to the
Water Commission, County of Hawaii.
For the applicant's information, the existing 10-inch waterline within the subject
property will be replaced by the required 12-inch waterline. The 12-inch
waterline is required pursuant to the request for ML-20 zoning so water can be
delivered at adequate volume and pressure under peak-flow and fire-flow
conditions.
Should the applicant have any questions, please call our Water Resources and
Planning Section at 961-8660.
Milton D. Pavao, P.E.
Manager
WA
copy - (w/att.) Mr. James McCully
(w/o att.) Customer Service Sections (Kona, Waimea, Hilo, Ka'u)
or „
a+• i
r . {fit„
eENJAMIN.I. CAYETANO
GOVERNOR ~ ESTNER UEGA
•j ( E%ECUINE OFFICER
r~.~
STATE OF HAWAII
DEPARTMENT OF BUSINESS, ECONOMIC DEVELOPMENT & TOURISM
LAND USE COMMISSION
P.O. Box 2359
Honolulu, HI 96804-2359
Telephone: 808-587-3822
Fax: 808-587-3827
November 15, 1996 ^ G
it
Ha. Virginia Goldstein
Planning Director
County of Hawaii -
25 Aupuni Street, Room 109
Hilo, Hawaii 96720-4252
Dear Ma. Goldstein: -
Subject: State Land Uae District Boundary Amendment Application
(SLU 96-12); Change of Zone Application (REZ 96-28) -
TMK: 1-6-03: 5. Aonlicant: James McCully
We have reviewed the subject applications and supporting documents as
transmitted by your memorandum dated November 7, 1996, and have the following
comments to offer:
1) We confirm that the subject parcel, identified ae TMK: 1-6-03: 5
and consisting of approximately 31.276 acres ie within the State
Land Uae Agricultural District.
2) The subject parcel-ie in close proximity of an area recently
reclassified by the Land Uae Commission.
The reclassification of approximately 660 acres from the
Agricultural District to the Urban District was approved pursuant
to Findings of Fact, Conclusions of Law, and Decision and Order
dated July 18, 1994 for LUC Docket No. BR93-699/Office of State
Planning (Keaau Lands).
The approximately 660 acres surround the town of Keaau and are
located immediately west of the subject parcel.
We have no further comments to offer at this time.
If you have any questions in regards to this matter, please feel free to
contact me or Leo Asuncion of my staff at 587-3822.
Sincerely,
ESTHER VEDA
Executive Officer
EU:th
iia;i0
Exhibit J
• 4 ~ ~ ~ N.
1~ \.f. ~ ;
i
BENJAMIN J.GAYETIVO LAWRENCE Mllxk
GOVERNOR S ~ DIq ECT00.0F NEKTN
1~z.
~.'~m
STATE OF HAWAII ,q~ (Ill ~C( P(9 12 43
DEPARTMENT OF HEALTH ' _
v.o. eox ure , , - I~
Nao.NAwAn ,tarn-ae~e ^ L.-,.;` ~ I,t~ I .
DATE: November 20, 1996
TO: Planning Director, County of Hawaii
FROM: Chief Sanitarian, Hawaii District
SUBJECT: State Land Use Boundary Amendment Application (SLU 96-12)
Request: Agricultural to Urban
Change of Zone Application (REZ 96-28)
Request: A-20a to ML-20 and A-3a
Applicant: James McCully
Tax Map Key: 1-6-3:5
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."
Portion of the property is located within 1,000 ft. of a drinking
water well. Under the current rules, no cesspool or septic system
is allowed to be built within the 1,000 ft. radius of the well.
However, air aerobic package treatment system is allowed for sewage
disposal within the 1,000 ft. radius. The applicant may seek a
waiver or variance from this rule.
AARON UENO
Chief Sanitarian, Hawaii District
WP5I:SLU96-12.mi
Exhibit K
i~~~~8
SidneyFuke&Asa...;iates
100 Pauahi Street Sulte 212 • Hilo, Hawaii 96720 ~ ConsuPong Land Use Planners
Telephone: X806) 969-1522 • Fax: (806)969-7996
December z, 1996 ~96 DEC ~f p~ 2
_H_
Ms. Virginia Goldstein, Director ~~~~rT; Qr cI:.W
Planning Department
COUNTY OF HAWAII
25 Aupuni Street
Hilo,-Hawaii 96720
Dear Ms. Goldstein:
SUBJECT: SLU 96-12 & REZ 96-28 Requests -
James McCUlly, TMK: 1-6-3: 5
Thank you for sending me a copy of the Department of
Health's comments on the subject matter.
At this time, the applicant intends to subdivide the
property and sell the lots to individuals or firms interested
in using the site for uses consistent with the light
industrial zoning. As such, the wastewater requirements will
be all handled by the respective property owners and in a
manner consistent with the prevailing requirements of the
Department of Health.
The applicant is also aware that since a portion of the
site falls within a thousand feet of a drinking well, there
may be additional wastewater requirements for the affected
area. Zn that regard, the applicant intends to convey said
information to the prospective lot owners.
We trust the foregoing adequately responds to the
agency's comments. If not or if there are further comments,
please feel free to contact me. Thank you very much.
Sincerely,
~ ` -
SIDNEY M. FUKE
Planning Consultant
cc Aaron Ueno, Chief Sanitarian, Hawaii District
James McCully
'~;,~c~
~~'~1
,lames McCully
State Laud Ilse District: Agriculture to Urban District
County Change of lone: Agricultural (A-ZOa) to
Agricultural (A-3a) and light Industrial (ML-20)
Tax Map Key: (3) 1-h-03: 5
Keaau, Vuna, Hawaii
COUNTY OF HAWAII PLANNING DEPARTMENT
APPLICATION FOR STATE LAND USE BOUNDARY AMENDMENT
(15 ACRES OR LESS)
APPLICANT: James McCully
APPLICANT'S SIGNATURE: v~/\
MAILING ADDRESS: P•0. Box 35 ,
Hakalau, Hawaii 96710
TELEPHONE: (BUS) 963-6233 (HOME) same
LANDOWNER: James McCully
LANDOWNER'S SIGNATURE:
TAX MAP KEY: 1-6-03: 5
LAND AREA: 14.3+ acres
CURRENT STATE LAND USE DISTRICT CLASSIFICATION: Agriculture
REQUESTED STATE LAND USE DISTRICT CLASSIFICATION: Urban
THE APPLICANT SHALL SUBMIT THE FOLLOWING:
A. Non-refundable filing and processing fee of two hundred dollars.
e. Original and fifteen copies of:
1. Application form.
2. Location map.
3. Preliminary site plan, drawn to scale, with all existing
and proposed structures and improvements shown thereon.
4. Reasons for the requested change and written description of
the property and proposed development, including but not
limited to:
a. The extent to which the proposed reclassification
conforms to the applicable goals, policies, standards,
and courses of action of the General Plan and
implementing ordinances, plans and documents; and
b. The extent to which the proposed reclassification
conforms to the applicable district standards.
C. A minimum 2-foot by 3-foot presentation map requested under B.3,
above.
0400q
PD 2/26/87
APPLICATION FOR CHANGE OF ZONE
COUNTY OF HAWAII
PLANNING DEPARTMENT
Ja McCully
APPLICANT:
APPLICANT' S SIGNATURE: v-^ v U. pA':'E;
ADDRESS: P 0. Box 355
Hak lau, HI 96710
LIST APPLICADIT'S INTEREST IF NOT OWNER
LIST PRINCIPAL(S) INCLUDING NA,1E5 OF `1AIN OFFICERS
TELEPHONE-3USiNE55: 963-6233 RESIDENCE; same
REQUEST•Agriculture (A-20a) Tp Light Industrial (ML-20) and A-3a
(ExistLng zoning) (Proposed zoning)
TAX MAP iCEY: 1-6-03: 5
AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 31+ acres
LANDOWNER(S): ames McCully
n' I
i ~
OWNER'S SIGNATURE vv-~- \J DAT°:
(May 'oe by letter) ~
AG ^c NT: §idney Fuke
ADDRESS: 100 Pauahi Street, Suite 212
Hilo HI 96720
TELEPHONE-BUSINESS: 969-1522 RESIDENCE: same
Please indicate to whom original correspondence and copies should be
Sidney Fuke COPIES James McCully
sent. ORIGINAL
(See Instructions in Back)
ATTACHMENT
Commercial, RM, Resort, & Industrial
PLANNING DEPARTh£NT
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? yes
If yes, please answer the rest of question 1 and then to
que~ion 3.
a. How many acres of the requested area do you intend to 14+ acres
subdivide?
b. Into what lot sizes? 1/2 to 1 acre
c. If your request is approved, approximately how long
after the date of approval do you expect to submit
your subdivision plans to the Planning Department immediatel
for preliminary approval? Y
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?
b. Sell or lease the land to someone who has tentative
plans?
c. Sell or lease the land to someone who has no plans?
d. Keep it?
e. Other (please state)
f. If you intend to do either a, b, or c, please elaoorate
on the kind of plans the other party has. Please, also,
include in your answer approximately how soon after
approval of your rezoning do you expect to transfer the
subject land to another party.
3. What specific building plans do you have for the subject land?
Include in your answer the following: type of ouilding
(apartment, office, launderette, etc.); financing arrangement;
timetable for construction; and any other information which you
feel might help us in evaluating your request.
The project is intended to provide industrially-zoned,
fee simple lots proximate to Keaau Town. No buildings are
being planned by the applicant over any of the proposed lots.
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.
-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 oelow.
Please refer to planning report in application.
6. Are there any buildings on the subject area? no
If so, what kind?
What do you intend to do with those buildings if your
request is approved?
7. Is the subject land currently being used for any no
agricultural activitity?
If so, please list the kinds of products grown and on
how many square feet or acres of land per product.
-3-
J
8. To your knowledge, has there been any flooding and/or no
drainage problem on the subject area?
If so, please describe the problem.
9. Do you think that the roads leading to the subject area yes
needs improvement?
If so, what kind?
The extension of Milo Street needs to be
improved. This will be done in conjunction with other proposed
developments in the area. Once the Keaau By-Pass is constructed,
however, direct access onto this Highway, via Milo Street will
be possible, thus reducing any anticipated burden along the
mauka portion of Milo Street.
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?
Yes No
a. Schools x
x
b. Roads
x
c. Sewer
x
d. Drainage
x
e. Police Protection
f. Fire Protection
g. Recreational Facilities x
h. Public Utilities x
i. Other x
-4-
For those checked ~~yes,~~ please elaborate what type or kinds of
improvements and/or assistance are needed.
11. Have you performed any historic sites study and/or survey of the
subject area? If so, what were the results? Please, also,
submit a copy of the study together with this change of zone
supplement.
Please refer to Planning Report in application.
Signature:
1 Hakalau, H 96710
Address: P. d. Box 355
Telephone: 963-6233
Date:
-5-
6338A/50A
P.D. 5/84
aTT ~C:~:IT ?
agricultural rezoning
PLV~PII:iG DEPaRTAtEVT
CO[NT'I OF :-L1WaII
aPPLICaT_i0Y FOR Ci?~VGE OF ZOYE
If your request is approved, do you intend to subdivide the subject
land in accordance ~.aith the approved change of cone? ~ YeS
If ves, please_nswer the rest of question 1 and then tc question 3.
a. How aany acres of the requested area do you intend to subdivide.' 17+ acres
Into 'shat iot sizes? 3 acres
c. your request is approved, approximately how ion, af`er toe
date of approval do you =_spect to submit your subdivisicn plans immediately
to tae Manning Department for preliminary approval?
Do ?ou intend to 'guild houses on the newly created lots? no
If es, please answer the following questions:
On how mar_y of those lots?
at what approximate price range? House
Lot
Total
approximately how long, after approval of the subdivision,
could the first house be available for occupancy?
If you intend to subdivide, please submit a areliminary schematic
subdivision plan together with your change of zone application
forn.
2. If you have no firm plans of subdividing the subject area; do you
intend to:
a. Se11 or lease the land to someone who has firm plans?
b. Sell or lease Che Land to someone who has tentative plans?
c. Se11 or lease the land to someone who has no plans?
d. Keep it?
e. Other (please state)
P.D. 2 5/84
y.
f. If you intend to do either a, b, c, olease elaborate on the kind
of plans the other party has. Please, also, include in your
answer approximately haw soon after approval of your rezoning do
you expect to transfer the subject land to another party.
3. Do you think that your request and ycur further plans for the _and
will alleviate the Local housing situation? yes
How? $y pnoviding additional lots - which can be used also
as a farm dwelling - the project should increase the
opportunity for home building.
4. :1re there any buildings on the subject areal no
if so, what kind?
SShat do you intend to do with those buildings if your request is
approved?
Is the subject land currently being used for any agricultural activity? no
If so, please list the 'ands of products grown and on how aany
square feet or acres of land per product.
o. was ~~our request to allow for the creation of smaller agricultural
lots? yes
If so, did your plan include the following considerations? yes
a. Commodity to be produced?
What kinds of.commodity?
floricultural activities
b. Suitablility of the oroposed lot-size for [hat commodity? yes
c. Sufficient farm size to allow reasonable chance of success in
commercial agriculture?
More for back-yard or supportive
agricultural uses.
d. ~gricuitural leases or ocher :arms of assurance that potent=al
buyers or leases would but the subject_rea into cone corm of
agricultural usz?
no
'lease ;fate thz proooszd Cane o
oc arrangement.
?lease submit your agricuicural ~1ans or the subject
aria and
JreS a.^.C eV id enCe OL COnS _~=er3tiJ? OL .he abOVe reCUlre^,.e^CS =J~A t[`°_r
1Ji~h :;Our rat L'eSL tOr 3 Change oL ZOne.
Please refer to planning report -
If ~cu ao cat int=_nd _o subdivide .he aub;ec= _and .or cone sort Jr
agricultura'_ purposz, Tease stata ,;our other reasons.
7. To your :~nowlzdge, has there Seen ary =loodia; and; or drainage problem
on the subject area? n0
I- so, Tease descr7_Se the orobLem.
8. Do 7ou think that the roads Leading ro the subject area needs
improvements? yeS
Ii so, what (rind?
Is the road adeouate Eor the Jrooosed crap°ic volume or load? Yes, with the
by-pass
9. 4dhat sort of ~overnmer.tal assistance and/or improvements do you [==L „ill
be needed in the subject area when developed?
Yes Vo
a. Schools x
b. Roads x
c. Sewer is
d. Drainage x
-3-
Yes Vo
e. ?olice Protection x
E. sire ?rotection x
Recreational Facilitizs x
h. Public f:tilities x
Otier x
°or those ::hecked "yzs," phase elaboratz what type or ':rinds of _c:provement>
and/or assistance are needed.
j ,
Signature: ~~1~
Address: P•O.B x 355 Hakalau, HI 96710
Telephone: 963-6233
Date:
_q-
JAMES MCCULLY
STATE LAND USE DISTRICT: AGRICULTURE TO URBAN DISTRICT
CHANGE OF ZONE: AGRICULTURAL (A-20A) to
AGRICULTURAL (A-3A) AND LIGHT INDUSTRIAL (ML-20)
TAX MAP KEY: (3) 1-6-03: 5
KEAAU, PUNA, HAWAII
I. GENERAL REQUEST
The applicant, James McCully, is requesting a
* State Land Use boundary amendment from Agriculture to
Urban; and
* County rezoning from Agricultural (A-20a) to
Agricultural (A-3a) and Light Industrial (ML-20)
for a 31+ acre parcel. The subject property is located
in Keaau, Puna, Hawaii, Tax Map Key: 1-6-03: 5. (Figure
1)
The requests are to allow the development of a 14-lot
light industrial subdivision and a 5-lot agricultural
subdivision.
II. PROPERTY DESCRIPTION
A. Project Location
The subject parcel approximates a rectangular shaped
parcel and is located in the vicinity of the former
Puna Sugar mill in Keaau. Specifically, it is
located beyond the end of the paved portion of Milo
Street. A Special Permit (SP 96-3) was recently
issued for a greenhouse material supply house on a
property immediately across or south of the subject
property. (Figure 2)
There are several accesses to the subject site.
These include the extension of Milo Street; a
north/south access that goes to a papaya processing
and packing plant; and a road coming from the Keaau-
Pahoa Highway. All of these accesses are private.
The proposed Keaau-Pahoa By-pass Road is expected to
be constructed immediately mauka or Milo Street side
of the subject property. Additional discussion of
the access will be covered below.
-1-
~ )
. ___,i:. ~:h'z- ~ k.~_i'- k - 1,_._~i_._n •t~~P-.~i:2 t:';:i \rz.
r f. rr. .Ei .e /I~I,YY E ! ~ y 5~ 1 F~'
'?J»y n6:tZG~__ y a _ i - rr ~ / 11 R i P
N %'J.~~c.: Sr ~r ~a~.uy:L7~~`[J C~n~~a A'.E j 1 . /&r'~ d ~ c{~r1 1. Y~ o.
Br: LLC~l21L:_!'simGJ935 ~ ° ° i6i11~ r - .L z Y~
- 543
c
V \ 1±~• ' 0
o
j• r. 1{ yf+f j 1.
1 ~ pr 1~-
{ F:
L ~ t ~ ? Fy (E~j ~ 4~I I'
i z ~ l tl _ o ` 1 o
~ _ Y~_.' ( 11 q1 f
_
e ~ ~ ~ ~
{ _
1 , _
Y ° ~ ~ 7 l` ~ ::ter / n ~
,~n a p 9 a
~ r 1 q
I * =
~a f Ae v^r is d y l
~ 1 .r ~ tai 1
7o Ply ^ ~ ~y 1~ f Y) I~IP k gwa ~
.ml~y.. ~t~o. i~l rC~ .gym i~~~a~V
1~ " r ~ 1 F V
. ~ ; ~ll
r yys ~ ~ x ~ -1_-_ f
S~ 2 I ~ 11 ~p r u` ~r ~ m _ ~ y A t _
? J~ ~ ~ J•r. W ~ 44 c ~
I ~ L~ i i 10~ - qI ii 1 „L'' ` 1 y _ ;`e w 1 i
I ~ dF mss >
w t'" ~ ;
IIa ~ . ~ ~ ~ ~ ~ - ~ r I _ _ Q~ _ 1 i
IJ to I ~ I j 1jj~ G 1~ ~ W _ i _
t SSty a ~ : ~ '~I i ~ o I
is 1 l.- 9 Ci,
f/
j'~1~ ~ ~i i n ~j ~ ~ r
t cl ; ( ~ ` n
u ~ 1 v°, ~ ~ y P ~ -
IL Iw ~u ~ / i 4 \ 1 • -
t f F
~ J
iW 4
N 1 1
f / Pig M `\.~.°f~ ' ~ ~ ~ Y o
6 ~ t4 !i Sl ju i. i ~ i 4 ~ ^ 1
( y ~ v -I
"p' 7 1 Jo.
E {it
1"J llky, T~ 1 .,i ~ n
p ~ I is
.S
p~ p y 1 p P r :.i ~ b
I
1V ,111 ~ q `l: .b
~y ~ ~ ~ ~ c _ _
w 3
~ ~ y. o~~~ li _-_~1__ 4.. l~
M o PI ~f 1< .i ~ ` \ ~ 61
IA^I r V ~ t
r
' -
~ - .c.=- -
~;c-.
O
W
N
MMM
VI
U
O
w
a
/ ~
% a
a
i
/ V ~ ~r
~ a
~ I o ~
% I o
I ~
/ d~
/ i ~
% i ~ I~
IU i~
o °1
w ~
a ~ ~
~ i y (rr
~---~/}Jr / ~ ~ , ~ - 1
A
z;~ ~~C \ Qoa
z e ~ QIQ
Nz~ ~~LL,
~ a.
`~~`o~ i YID ~ j )
~ ` T~
,,,L~~~ _ I 1
1. 1 I ~ ~ ~
A J
1
Figure 2 Proposed Project Location
B. Surrounding Land Uses
Within the general vicinity of the subject property,
there are residences along Milo Street. Below Milo
Street and in the vicinity of the subject parcel,
the uses include abandoned sugar cane fields, the
HELCO power plant at the former mill site, existing
flower packing plant, and a food processing plant.
It should also be noted that immediately across of
and to the south of the subject parcel, a Special
Permit for a greenhouse sales operation was granted.
Further, a Special Permit for a school and church
complex was approved generally to the east or makai
of the subject parcel.
There does not visually appear to be any active
agricultural activity in the immediate vicinity.
III. PROPOSED DEVELOPMENT
The applicant hopes to develop a mixture of agricultural
and industrial lots to service the needs of the
community and region. (Figure 3)
Given the soil condition and the location of the
property, the applicant believes that the site could
support small-scale agricultural and floricultural
ventures.
Similarly, its location readily lends itself to light
industrial uses that not only would or can be supportive
of the potential agricultural uses but the needs of the
village of Keaau and the immediate surrounding area.
The village of Keaau is immediately adjacent to the
site, and there are no fee simple industrial lands in
the village. Then, too, some of the lots could support
any packing and related agricultural functions that the
proposed adjoining lots or the agricultural community in
this area may need.
Because of the site's proximity to Keaau Village, the
applicant would like to provide amenities that
complement and not detract from the village. These
include County standard road within the project and
a requirement for landscaping within the respective
industrial lots and those lots fronting the proposed
Keaau-Pahoa By-Pass Road.
-2-
I ~
I
I~
U
in Q
0
m
a Uo
N~ _i o
lo7n
z
N;
N
U
N~
u N
in ~
~c
0
m
N
U
Q
~i
0
N N ~
U U
Q 1~ Q
0 0 6
R1 m
I
1 ~ _
l) N ~
~ ~
Q ~ ~ 0 ~ ~
~ ~ a _ N
~ ~ ~
~ ' ~ ~ - ~ ~
~
I ~ I U U ~
d N
I Y I o - ~
1 Ul 1 IA ~ ~ f+ Q
0
1 ~ ' i u ~ Figure 3
~ N Proposed Project
C
1 9_ ~ m
m~Q
1 I ~
i9 U N i,~
NOG
_ r ~
1 ?
F ~ ~ ~i
_
~ ~T
I~~i.o._
_
"
1 1
These lots are intended to be sold at market price,
geared to Big Island residents. Development of the
subject parcel is proposed to begin immediately upon
securing all required permits. The target goal is to
begin construction of the subdivision in early or mid
1997 and sale/occupancy one year thereafter.
IV. INSTITUTIONAL CONSIDERATIONS
A. State Land Use Classification
The State Land Use district classification of the
subject parcel is Agricultural. A 14+ acre portion
of this site is proposed for an Urban classification
to allow the development of the light industrial
subdivision.
It should be noted that since 1985, pursuant to a
State law, the Counties are allowed to process
amendments involving land areas of fifteen acres or
less. In this case, the proposed area of
reclassification would be less than fifteen acres.
The balance of the property (17+ acres) would be
kept in the Agricultural District. The proposed
A-3a zoning would be consistent with that
classification.
B. County General Plan
The General Plan Land Use Pattern Allocation Guide
Map (LUPAG) designates the property for Industrial
Use. The proposed uses would be consistent with
that designation.
It should be noted that although a portion of this
property would still be kept in the Agriculture
District, its use should not frustrate the long-
range industrial objectives sought to be
accomplished by the General Plan. Should the
situation arise in the future, industrial uses would
still be possible.
C. Zoning Code
The subject parcel is currently zoned Agriculture
(A-20a) by the County. The applicant is requesting
Light Industrial (ML-20) and Agriculture (A-3a)
-3-
zonings. If the zonings were approved, the land
would be subdivided in accordance with the County
Subdivision Code.
D. Special Management Area (SMA)
The subject parcel is not located within the County
SMA.
V. INFRASTRUCTURAL CONSIDERATIONS
A. Water
Water service is available to the site. There is an
8-inch water line fronting the subject site.
It should also be noted that there is a l0-inch
water line running along the eastern edge of the
site. This line provides water from the wells at
the former Puna Sugar Mill site to the Olaa-Mt. View
System's Station No. 3. It also provides service to
the parcel adjacent and to the east of the subject
site.
While the location of the line does not excessively
inhibit the development of the property, the
applicant may want to have the line relocated.
Should that be the case, the applicant will
coordinate its efforts with the Department of Water
Supply before anything is done.
Any on- and off-site water improvements required to
service this development will be done by the
applicant.
B. Roadway
Upon completion of the Keaau-Pahoa By-Pass Road,
that new road would serve as the principal access to
the subject parcel. The extension of Milo Street
would also serve as the "interim" primary access and
eventually - upon completion of the By-Pass - as
another access to the subject site.
Milo Street, which is a County road, intersects with
the Old Volcano Road. The Old Volcano Road has a
right-of-way of 50 feet, with a 20-foot pavement.
Milo Street which is also a County road, has an
-4-
existing 18-foot wide pavement with 4-foot wide
rolled asphaltic-concrete curb sidewalks along the
southern (Volcano) side.
At the end of Milo Street to the subject property,
there is a private road lot (TMK: 1-6-02:98) that is
owned by W.H. Shipman, Ltd. This portion of the
road is paved to a width of approximately 28 feet up
to the subject site.
This portion of the road lot will be eventually
conveyed to either the State or County as part of
the By-Pass project, as Milo Street is planned to
intersect with the By-Pass.
It should also be noted that in conjunction with
previous approvals in this area, the road fronting
the subject parcel up to Milo Street will be
improved with a 20-foot wide pavement and a 5-foot
wide walkway.
Figure 4 shows the site's relation to what the
applicant understands is the State's "preferred" or
"selected" alignment for the By-Pass. It also
reflects the applicant's initial rough concept for
the project, which has subsequently been replaced by
the concept plan noted in Figure 3.
A portion of the preferred alignment may affect the
subject site. In that event, the applicant will
work together with the State to resolve this matter.
No direct access to the By-Pass is being proposed.
Based on discussions with staff of the State
Department of Transportation, the applicant has
learned that instead of the Milo Street extension,
the State is looking an alternative intersection
further north. In either case, access from the
proposed By-Pass would be possible to service this
project.
The roadway within the proposed subdivision would be
County standard, with a 60-foot right-of-way and a
20-foot pavement.
A Traffic Impact Analysis Report (TIAR) was prepared
for this project (APPENDIX A). The report concluded
that the proposed project "is not expected to have
-5-
\ ~ / i i SOS
~ ~ ~ ~ p ~
I f~_..
i' ~ f ~ ~ ~
~
r' ~ ~ ~ "11 ~ afo
5 ~ - , , , c.,~ ~ ~
~ ___1
i'~ ~ ,-..-~~I ~ l~ l(~
`1I
~ `1
~ ' ~ ~ ~ C,'r l
,~u ' ~ ~ ~ ~ ~
~ ; I ~ ~ ,
•
_-i
~ ,i- i ~ ~ .KI_
"~A ~ - ~ ~V ~ I ~ - - -
4„ ~ ~ ~ = ' _ ~
_ t
9'
1~~J . ;~~~~Y~ ' i~ \ ,
V~1
t ~ J V ' gubject ProPertq ~i~
i w ....1 ~ ~ I I G C~ V
~ ~ C~J ~ \V ~ ~ ~ ~ ~ ~l, 1
~ I
l y ~ Y~ ~ ~ _ ~ ll
~ ~J~ - I _ ~ -
~ ~ \ t
_ ~
~
fR - J I ~ ~I
/'vY~I` (J/ ~ ( / 1
I jl/
n~ /
Figure 4
Location of Proposed Keaau Bq-Pass Road
an adverse traffic impact on the neighboring roadway
system." Further, with the construction of the By-
Pass, the traffic impact on existing roadways should
be reduced.
C. Wastewater System
As there is no municipal system in this area, a
cesspool or a septic system meeting with the
prevailing requirements of the State Department of
Health's rules and regulations will be installed by
the respective lotawners.
D. Utilities
All essential utilities are currently available to
the area. These include telephone and electricity.
E. Public Services
Police services, fire protection services, public
government agencies, and schools are located in the
village of Keaau, less than 1 mile from the subject
property. Being proximate to Keaau, the request
should not require any significant extension of
government services.
VI. ENVIRONMENTAL CONSIDERATIONS
A. General Description
The site is located near the 300 foot elevation
level. The site is generally level with no
significant on-site undulations. The mean annual
rainfall in this area ranges between 125 to 175
inches.
B. Soils
THe USDA Soil Conservation Service Soil Survey
Report classifies the soils of the property to be of
the Olaa series, specifically the Olaa Silty Clay
Loam (OaC). This series is characterized by
moderately deep, moderately fine soil. Permeability
is rapid, runoff is slow, and the erosion hazard
slight. This type of soil was formerly used mainly
for sugarcane.
-6-
A
The Land Study Bureau Overall Master Productivity
Rating for the subject property's agricultural use
is Class "C" or fair. This suggests the site does
have good productivity potential for orcriard or
pasture use.
C. Drainage
The U.S. Corps of Engineers Flood Insurance Rate Map
(FIRM) designates the property use as Zone "C", area
of minimal flooding. Standard drainage
improvements to accommodate the proposed subdivision
would be developed in accordance with the
requirements of the Department of Public Works.
D. Floral/Faunal
Although there were no professional surveys
conducted of the floral and faunal resources of the
parcel, the applicant does not believe that rare or
endangered floral and faunal resources are likely to
be found on the subject parcel.
The site of the proposed use has already been
cleared. It was previously planted in sugar cane,
and is now overgrown with "California" and "guinea"
grass. Thus, floral impacts should be minimal.
Further, the quasi-urban setting of the subject and
immediately surrounding area plus the extent of
previous improvements to the site, impacts to any
endangered faunal species should be negligible.
E. Archaeological Features
No archaeological inventory survey was conducted
of the subject parcel. However, given its former
sugar cane use, it is highly unlikely that
archaeological remains would be found on the site.
Nonetheless, during the course of developing the
subdivision, should any unanticipated archaeological
features or sites be uncovered, work will cease and
the applicant will immediately notify the Planning
Director.
-7-
VII. JUSTIFICATIONS FOR STATE LAND USE BOUNDARY AMENDMENT
AND REZONING REQUESTS
A. Agricultural Impact
Neither the subject site nor the immediately
adjacent properties have had recent agricultural
use. The site, however, was used for sugar cane
over 20 years ago. Thus, its resource potential has
already been established.
Notwithstanding the site's agricultural resource
potential, there are other considerations that would
suggest that this project would not militate against
the State and County's long-term agricultural
objectives.
For one, the surrounding areas are already in some
form of existing or proposed urban uses. These
include residential, industrial (power plant,
packing plant), commercial (proposed farm and garden
supply store), and related urban uses, such as a
proposed church and school. Thus, the requested
Urban portion of this project should not be
inherently inconsistent with those uses.
Then, too, the balance of the property will be
developed in a manner where hopefully some form of
agricultural uses can occur on the property. It is
hoped that with a reduced acreage (3 acres), there
would be more interest in the region to utilize the
property for small-scale agricultural pursuits.
In sum, this project would not have a major impact
on agricultural uses in the area. At the same time,
it could encourage some measure of small-scale
agricultural uses in a rural environment.
B. Locational Considerations
The site falls within an area characterized by "city
like" concentrations of people and is functionally
contiguous to urban area. There is a mixture of
urban type of land uses in this general vicinity, as
noted above. This site amounts to an extension of
this urban area.
-8-
As such, this project would not lead to "scattered"
development.
C. Infrastructural Considerations
All required infrastructure to service this project
are or will be made available by the applicant.
1. Roadways
The proposed Keaau-Pahoa Bypass Road will serve
as the principal access to the subject property.
This bypass is presently under design and will
be available in conjunction with the planned
opening of this project.
Should there be some inadvertent delays, then,
interim access via Milo Street, a County-owned
roadway, would be secured.
All interior roads would be constructed by the
applicant. As such, there should be little or
no additional burden on the part of the County
to upgrade existing infrastructure to
accommodate this project.
2. Wastewater
Since no municipal system is available in this
area, cesspool or septic system meeting with the
approval of the State Department of Health will
be installed by the various developers of the
respective industrial lots. Given the site's
proximity to the Keaau Wells, close coordination
and/or required approvals from the State
Department of Health will be made for any
wastewater system.
3. Water
County water is available to this site. The
source and existing water line should be
sufficient to accommodate the needs of this
project.
The applicant will construct necessary
subdivision water system improvements.
-9-
4. Utilities
All other utilities such as electricity and
telephone are currently available to the area.
5. Public Protection and Government Services
These services are currently available to the
area. The police station and fire station are
located in Keaau, less than a mile from the
subject site.
D. Environmental Considerations
1. Floral and Faunal Features
Portions of the site have already been cleared.
There is no history of this area being a known
habitat for rare or endangered plant or animal
life. As such, it is anticipated that there
should be no significant impact to those
resources.
2. No On-Site Development Constraints
The site is not designated as being within a
floodway. Thus, no significant drainage
problems are anticipated. Further, the slope of
the property is less than 10 percent, which is
not unusual for this area. Thus, the terrain
should not lend itself to developmental problems
either for the subject or surrounding
properties.
3. Archaeological Features
No archaeological survey was done of the site.
Given its past agricultural use where the land
had been cleared, it is highly unlikely that
there would be any archaeological features found
on the site.
Nonetheless, should there be any inadvertent
discoveries during the course of developing this
project, work will immediately cease and
contacts with the Planning Department will be
made.
-lo-
E. Relationship to Public Plans
1. Hawaii State Plan
One of the goals of the State Plan calls for the
assurance of the availability of agriculturally
suitable lands with adequate water to
accommodate present and future needs. This
request, while removing some agriculturally
zoned lands, would still make small scale
agricultural pursuits possible with the balance
of the site. These proposed agricultural lots
would be serviced with water, thus making them
more possible for agricultural activities.
The Plan also calls for the orderly development
of urban areas while being sensitive to
community needs. In this situation, the site is
functionally contiguous to an urban area. It
will also provide some land uses (industrial and
small-scale agricultural lots) that are not
readily available proximate to Keaau.
The area also is or will be provided with
sufficient infrastructure so as not to burden
existing government services. All on-site
infrastructure will be developed by the
applicant.
2. County General Plan
The Plan designates this area for Industrial
uses, and the requested uses are consistent with
said designation. The requested A-3a zoning
would not frustrate the General Plan's long term
industrialization of this area.
The other goals and policies of the General Plan
relative to infrastructure, compatibility with
surrounding areas, environmental considerations
and the like are covered in the earlier
sections.
-11-
APPENDIX A
TRA~FI~ !i~'!6'AC:T ,<\PdALYSiS
KF.AA.IJ iV~iC1E.1STrtlAL SUBC)NISION
#3~,~:
'i C!0 'au ~;;;°faei, 5s~si.~a ?'11
f-4iPcay Fi~;~r~ii ~'~AIZG<
C
TRBLE OF CONTtNTS
Page No.
Project Description 1
F_xisting Conditions 1
Traffic Conditions 3
Traffic Impact Analysis 11
Conclusion 13
Figures
Figure 1 Location Map
Figure ? Existing Traffic Volumes ~l
Figure 3 Year 2003 SDOI" Traffic Forecasts
Without and with Keaau-E3ypass Road 5
Figure 4 Year ?_003 Ambient l"raffic Fgrecast 6
Figure 5 Projer_t-Generated Traffic Assignment 9
figure 6 Year 2003 Total Traffic For.:cast 10
fables
Treble 1 -Grip Distribution Summary 8
Table 2 Level gf Service Summary Milo Street at
Iteaau F3ypass Road 12
Ar)oendlC2S
Appendix A Abstract of Methodology for the Capacity Anaily:~is for
Unsign<:rlized Intersectio-7s
lppendix B "traffic Couirts
Appendix C Traffic Calculations
7"RP.FFIC IMPACT ANALYSIS REPORT
KEAAU INDUSTRIAL SUE3DIVISION
An industrial subdivision is being proposed in Keaau, Hawaii. This report
documents the results of a study conducted to evaluate the traffic impacts of the
proposed project. The study included forecasting future traffic conditions and
analyzing the forecast volumes to determine the need for any mitigatir7g actions.
P~ect Descri tion
James McCully proposes to develop an industrial subdivision in Keaau,
Haws,ii. A 15 acre site would be developed into 1/2 to one acre tats. l~he
proposed uses would be somewhat akin to businesses found in iFre Shipman
Industriai Subdivision. The project site is identified by TMK: 1-6-03: 05 and Is
located rnakai of the proposed Keaau Bypass Road across the Milo Street
inter;>ection. -1 he project site is shown on Figure 1. The project is a:asumed to
have its access to the Keaau Bypass Road across tfre Milo Street ir~itersectian.
For tY7e purposes of tf-iis study, it was assumed that the project would
reach full occupancy in the year 2003. -(-his is tf~e planning year that tra3fic
forecasts,for the proposed Keaau Bypass Road have been m=ade.
Existinq_Conditior~s
Milo Street is a two lane roadway in Keaau serving as a collector road for
a residential area. Sorne of this residential traffic is expected to use the Keaau
Bypass P,oa,d when it opens.
Turning movernent traffic volume counts were taken on August 6, 1996, at
the Mila Street/Old Volcano Road intersection. l he counts were taken during
both rnarning and afternoon peak periods. All of tl'~e traffic turning into or from
Milo Streef was ass~_rmed to be residential traffic. The worksheet for the traffic
n
u A{.I
.~.Ll.a~s..?. ~•r ,r
n
,u I ~
N f „ ; _ ~
® I 0 1 / t 72~
` a ~ sro
~~.~a~ ~ t 1 C ~ ~
~j ~ ti l. ~ i P7 ~
< 7~< ~
9z ~9_JI t ~ ~ ~
~ ~ I ~ 4
i
` +7 i J v
^ ~ ~ ~
Study Intersection:
ttH
Old Volcano Road/ ~
Milo Street g•~ , ~
? -y ~f~
~ + /
~ '4C ~ /3 J. 46.~?c1.
J~?'/I of /Y~/y~•/ ~ ~
fH?.•a•: N.si.a.wi Ger~vi r !+4++u1 ffirr~yrc.. ~
~l iyAM(w//F'AT/ON/L GlluO r / ~
1 yl 'pB}Eric. hw~ ,Mx /l /
11 t,' N.s",`
,~rr~+''`~~~ ~R~d ,tii1p, Srr °y ~"cE IMSETB
-ter ..,r
1 ~ ' , g Project Site
~ r
v 1 I
nr ~t .s+....... w ~
03./1 Ae. ~ / rf/~ (l: 1 4 ]Xi
ll y~' / ~ td
I~f 9• -y C72 s ~'Y'
.a ~~r/
~y `?~c ~6 ~ .p
L ~s A, ~J ~ `a. r`
~ z79.c/z A<.
spa .ors) _
~.~„~s ~ FIGURE 1
J. G.vv/r J ~f h.,~~~•, ~dne
a....ra..r +ro~' `
a/L C~h+*ESJ3d: 1G ~•~r •r oAi
-•-.-f/ i
2.
count is included in the Appendix. The current peak hour traffic volumes are
shown cn Figure 2.
Traffic Forecasts
The opening of the proposed Keaau Bypass Road will have a significan4
effect on traffic in Keaau. Although the opening date is not certain, the State
Department of Transportation prepared traffic forecasts for the years 2003 and
2013. The year 2003 State traffic forecasts included in the "Traffic Impact
Analysis Report for Keaau-Pahoa Road, Keaau Town Section" (1993, prepared
by Barton-Aschman Associates, Inc.) were used as the basis for the ambient
traffic forecasts.
Based on the aforementioned traffic report, the proposed Keaau Bypass
Road would divert over half the traffic traveling on the Keaau-Pahoa Road and
Mamalahoa Highway between Hilo and Puna. Figure 3 extracts the traffic
forecasts for the year 2003 with and without the Bypass Road. The turning
movements with major changes in traffic volumes include the Keaau-Pahoa
Road right turn to Mamalahoa Highway and the left turn from Mamalahoa
Highway to Keaau-Pahoa Road.
The Bypass Road will also provide another outlet for the Milo Street
' residents to the roadway system. It was assumed that one-third the traffic
currently entering/leaving Milo Street on Old Volcano Road would be diverted to
the Bypass Road. The resultant ambient traffic forecasts for the Bypass Road
intersection is shown on Figure 4.
The State Department of Transportation has indicated that Milo Street will
cross the Bypass Road and go further makai. They also indicated that the
intersection should be unsignalized with no turning movement restrictions.
These conditions were assumed for this study.
3.
,Z¦
w
0
rl N
/ ~ ro J
9~_ 3 2 ~ _
s-- 70 0 ~ ~J
c c
~ iC
U
5 4 o ~
2 0 8 ~ a.
q ~ Q
d N
W ~
LL I--
L ~
o
o ~a
~I ~
s o O
i ~ ~
115 0 ~
e Y
R
16 --'r a w
36 4 Q.
O
Q
4.
N Ald..,EAK HOUR
o N
R-- 0 (814 )
¦
¦.~._........o._. YP
~ Keaau B ass Road
•
oo~o `y
.-I .-f r c"i _
M M ~ N
•`1
! R-- 1400 (587) ~
5 3 ( 51) ~
l/ • R--- 0 (814 )
1485 (621)
Keaau-Pahoa Road
N
Mamalahoa ~ !_ege~d:
Highway
xxx Volume without Bypass Road
(xxx) Volume with Bypass Road
PM PEAK HOUR
0
1- o (zso)
¦ w ¦ . r. a r Keaau Bypass Road
N r ° r
m r N
r v ~
537 (257)
34 ( 29) 0 0 f280)
® X54 (274)
Keaau-Pahoa Road
Mamalahoa" Source: Traffic Assignment Project TA 93-14
Highway ~ Keaau Bypass Road Project No. 1308-01-92
N
C'
FIGURE 3
Y"EAR 2003 SDOT TRAFFIC FORECASTS
WITHOUT AND WITH KEAAU-BYPASS ROAD
5.
¦
N`
AM PEAK HOUR Miio street -
5 10
s
~j 24s
Keaau Bypass Road
o
ais
Project Site
PM PEAK HOUR Miio street
io s
20
• pis
Keaau Bypass Road
io -s
2ao
Project Site
FIGURE 4
YEAR 2003 AMBIENT
TRAFFIC FORECAST
6.
The traditional procedure of trip generation, distribution and assignment
was used to estimate the number of vehicle trips which would be generated by
the proposed project in both peak hours, the distribution of these trips by
direction of travel, and the specific turning movements affected.
Trip generation volumes for an industrial park were obtained from the
Institute of Transportation Engineers "Trip Generation" (Fourth Edition, 1984).
The data sheet for industrial parks does not give a per acre trip generation rate.
Rather, it presents anon-linear curve that shown the volume of peak hour (for
both AM and PM) trips generated by industrial parks ranging from 5 to 140
acres. Fora 15 acre park, the following trip generation volumes apply:
AM peak hour: 155 vph inbound
35 vph outbound
PM peak hour: 40 vph inbound
160 vph outbound
The trip distribution step assumed the following distribution based on the
directional flow of traffic on the Bypass Road:
to/from Hilo via the Bypass Road - 75%
to/from Puna via the Bypass Road - 25%
Very little project generated traffic is expected to use Milo Street to
get to Old Volcano Road.
The results of this calculation are shown on Table 1. The assignment of
these trips to the two study intersections are shown on Figure 5.
The ambient traffic volumes (Figure 4) were added to the project
generated trips (Figure 5) to obtain the total forecast volumes shown on Figure
6.
F
TABLE 1
TRIP DISTRIBUTION SUMMARY
AM Peak Hour PM Peak Hour
Direction of Travel Travel Percent In Out In Out
Bypass Road to Puna 25 40 10 10 40
Bypass Road to Hilo 75 115 25 30 120
155 35 40 160
s.
r
N A
AM PEAK HOUR Milo Street -
lls
Keaau Bypass Road
40
10 25
Project Site
PM PEAK HOUR Milo Street
30
Keaau Bypass Road
10
40 120
Project Site
FIGURE 5
' PROJECT-GENERATED
TRAFFIC°ASSIGNMENT
9.
s
N~
Mito Street -
AM PEAK HOUR
s to
• 245
~5
115
Keaau Bypass Road
als
40 -y
o
Lo zs
Project Site
PM PEAK HOUR
Milo Street
10 5
20
`I ~ 715
30
Keaau Bypass Road
l o
2so
Lo ~
40 120
Project Site
FIGURE 6
YEAR 2003 TOTAL
TRAFFtC~ FORECAST
10.
Traffic Impact Analysis
The traffic impact of the proposed project was evaluated by analyzing the
traffic levels of service with the project against the without project conditions. A
project can be considered to have an adverse traffic impact if a change to an
undesirable level of service can be attributed to the project. If an adverse traffic
impact is identified, then there would be a need for mitigating actions.
The methodology for calculating levels of service at an unsignalized
intersection from the Transportation Research Board Highway Capacity Manual
Special Report 209 (1984) was used. The methodology calculates the levels of
service for several critical movements (the outbound movements from the stop
sign controlled side street and the left turn movements from the main through
street). The results range from level of service A (best) to F (worst). Traffic
improvements should be considered for level of service F conditions.
The ambient and total traffic forecast conditions were analyzed. The
results of the analysis are shown on Table 2. During both peak hours, the
intersection showed no change in levels of service from ambient to total forecast
conditions indicating no traffic impact that could be attributed to the proposed
project.
The levels of service with the total forecast are at E for the left turn out
from Milo Street and A for the right turn out from Milo Street for both peak hours.
The eastbound left turn from the Bypass Road is forecast to be at level of
service D in the AM peak, but A in the PM peak. The westbound left turn will be
at level of service A in the AM peak and B in the PM. Traffic signals will not be
required at the intersection far the conditions forecast for 2003. The State
Department of Transportation will incorporate appropriate intersection design
features when the Keaau Bypass project is implemented.
li.
TABLE 2
LEVEL OF SERVICE SUMMARY
MILO STREET AT KEAAU BYPASS ROAD
AM Peak Hour PM Peak Hour
2003 2003 2003 2003
Intersection and Approach Ambient Total Ambient Total
Milo Street. Northbound
Left Turn E E E E
Right Turn A A A A
Milo Street, Southbound
Left Turn N/A E N/A E
Right Turn N/A A N/A A
Bypass Road
Eastbound, Left N/A D N/A A
Westbound, Left A A B B
iz.
Conclusion
The proposed project is not expected to have an adverse traffic impact on
the neighboring roadway system. _The proposed opening of the Keaau Bypass
Road will help decrease traffic on the existing roadways. Traffic operations are
expected to remain the same with the project as evidenced by the constant
levels of service.
13.
APPENDIX A
ABSTRACT OF METHODOLOGY
for the
CAPACITY ANALYSIS FOR UNSIGNALIZED INTERSECTIONS
ABSTRACT FOR METHODOLOGY
for the
CAPACITY ANALYSIS OF UNSIGNALIZED INTERSECTIONS
This abstract summarizes the procedures for analyzing
the capacities of unsignalized intersections. These
procedures are described in the Highway Capacity Manual.
Special Report 209 (1985) by the Transportation Research
3oard. This manual "is a collection of techniques far
estimating highway capacity that have been judged, through
consensus, as the best available at the. time of
publication." This manual does aot set legal standards for
highway design but the procedures have become •aidely
accepted and used in the traffic engineering profession.
The capacity analysis procedure is based on a German
method originally published in 1972 and translated in 1974,
and modified for U. S. conditions by the TRB. It is
intended for two-way STOP- and YIELD-controlled
intersections and calculates the capacities of movements
which cross or turn through the major traffic stream. The
capacity of each movement is based on two factors: the gap
distribution in.conflicting traffic streams and the gap
acceptance behavior of drivers at such intersections.
The basic steps in methodology are as follows:
1) Define intersection geometry and traffic volumes.
2) Determine the "conflicting conflicts" through
which every minor street movement and major street
left turn must cross.
3) Determine the size of the gap in the conflicting
stream needed by vehicles in each movement
crossing a conflicting traffic stream.
4) Determine the capacity of the gaps in the major
traffic stream to accommodate each of the subject
movements that ~ail1 utilize these gaps.
5) Adjust the capacities to account for impedance and
the use of shared lanes.
Tables and charts, as cue 11 as computer programs, have been
developed to facilitate using this methodology.
INTERSECTION DATA
Key geometric factors include: number and use of
lanes, channelization, percent grade, curb radii and
approach angle, and sight distances. One hour volumes are
specified by movement and converted to passenger cars per
hour using the passenger car ecruivalents in TABLE 10-1.
CONFLICTING TRAFFIC
The conflicting movements each turning movement faces
is summarized on Figure 10-2. The right turn movement from
the minor street faces the least number of conflicting
movements, the left turn movement from the minor street the
most. Adjustments to the conflicting traffic volumes are
shown on Figure 10-2.
CRLTICAL GAP SIZE
"The 'critical gap' is defined as the median time
headway between two successive vehicles in the major traffic
stream that is accepted by drivers. in a subject movement
that must cross and/or emerge with the major street
traffic." It is dependent upon a number of factors,
including:
2.
1.idC ?.aSS cV Gc.R-Ga .Q C: inL_=VZS FOR UNSZG:Y.~L-
?cn i"T
ZSEC:GYS
:'!P°_ of Vt1" tSG GRAI]E ('~a)
-°Oa _ _2n; _le
` i0
,•v~..,.. ~ ~ w .~a
..f.~.u. v>noa..u•.r u ve..w..v u.e. ..~,e s .u.... u. ,w.aL,,...e..
~ualecZ ^da vein enZ Caml:c:ng -raric, ~ Illustr3 Clbn
i
J i
91GHT -UFN':'//
` 'ram m~nar ~ ~ ' ~ -7
'_rT -U.9ry / ~ -
`nom rnalor /
;ire<t
~
J
~ ~ ~
i I y ~ rO
O
1 -
i ~ /:b
TH PO UGn PAVT 1/Z(V i" v V
lrbm mmcr .a :a la a
street. Jrb J:b J'b ' --'l
a
V
ra I
~ 1
I ~ I s/.
I
~I II
oaf ~ ~ V
• ~ O
i ~5?T TU AIV 1l2(V V • V V t Jra
ra a la 4
'ram minor j ..J • V ~ J'~.b
~ssreat. ~ b :b Ib
la
•Var
J I
I oa I
/ a ~ /
' V. mclutl ex cnly me wlume in the rrgnt nantl loon.
'Nnere a ngni"mrn lane rt orov~dea an molar sheet, ebmmate V, ar Vra•
""rvna<;ne nqn (-turn radius into minor 22reet n brq<antl/or wnere tnefe mbv<mentf are STOP/YI C! Oxon voll<O.
el~mmdtC v, (Gse il, anO v,a antl/or Vrb:Gt<aI. Vrb maV a12o be el~mmatCtl on mul Ulan<mLOr 8ree[I.
F.gu~< !0-L Dejmir+bn and camou/acbn of con/lic:rrtg :/v/jc ~aiurrtes:
3.
1) The type of maneuver being executed.
2) STOP or YIELD sign control.
3) The average running speed on the major street.
4) The number of lanes on the major street.
5) The geometries and environmental conditions at the
intersection.
The value of the c-itical gap is selected from Table
10-2. The basic critical gap is selected and adjustments
and modifications made.
POTENTIAL CAPACITY FOR MOVEMENT
"The potential capacity is defined as the 'ideal'
capacity for a specific movement," and is selected from
Figure 10-3. It is based on the conflicting traffic volume
and the critical gap. The result is read in passenger cars
per hour.
IMPEDANCE EFFECTS
The methodology assumes tY~at vehicles use gaps at an
unsignalized intersection in a prioritized manner. Thus,
when traffic becomes congested in a high-priority movement,
it can reduce the potential capacity of lower priority
traffic movements. Given the priority of gap usage:
1) Left turn from the major street impede both
through movements and left turns from the minor
street.
2) Through movements from the minor streets impede
left turns from the minor street.
The impact of impedance is addressed by multiplying the
potential capacity of a movement by a series of impedance
4.
i
iAdt= I6-~ Ccrr:Gt. CtA7 C22 ~Qt.~ <pR Ci uSlG,twL,ED i.Y[':2SEt-0`~5
3AStC ~ frlUl GM FDA PASSE4CER G0.S SEC
'iE}IIC:S NANECY eR wvF.ZAC2 iV>~NiyG?~.WAfOR TOAD
AND I :O MPH SS .MPH
~ DF CDNTADL VU:AEER OF :.ANES ON .MAlO0. iDAD
1
RT :ram .`dinar Raga i~
stop ! iS A_° iS i..
~aErj _ LO :9
Gass Yfa~or
Rana
4rDP i.0 is ! zs ~.a
ttEt.~ i.0 ss -.a
izom atir:or 2aaa
star - 6S ..0 i 3.0 3.:
~ 0.0 55 ".0 -
nDjI:S::rtE:!:'S AND `ADDIF`.GTONS -D CZt:_CAL .-iA1. SEC
R: ::am ~~[inar ~trrc C::ro :~ias > i0 tt ~ -4.-`
.r mrn sgtc < '.Q'
RT :iam Jiinor Strc_~ .~caa:_^tion im< - t:]
;mnd
.a11 aovcmc¢:.'avutacan -EO.000
F -„ue a ..mte wrunt ,cn m.Ra .o pan wa -a u
...v ,ci~u~. u ier eom~m -.a.mm. i~.wnw ar ~u.cm asnc -lsvkc
ma i
` ~ VI ~ ~ _ I
. i i ~i I I
I 1
a I I V A D I
si~ I ~ ~ ~
t ~i ~
_ ~ '~~11 ~ 531 ~ 1~
- A l Ai ~ 601A A
y +M ~
\ 6S, \ ~ \ \ ~ ! Iii
\ \I V ~ VVV
V ~ ~ °V t ~I 1A
~~T.S V I\ I ~l ~ I
we.o
~ ~~~.I I V
V ~ ~ I ~ ~
i\ y LEI I~ I
I 1 y\1 ~~L
_
~ ~ i.aa Baca
Frqur< 10-1. Parertda[ eaaaciry Dosed m 'O° aO0 iO° iOOO t2O0
ort cart/Iic:iny rra%~c volume. ana crr- mNNrn~ ra•FF~c s~eAUS v, ~vPwr
_ _ i<c! gap sce.
5-
factors for each higher priority impeding movement.
Impedance factors are derived using Figure 10-5.
SHARED LANE CAPACITY
The methodology has assumed to this point that each
minor street movement has an exclusive lane. In reality,
most minor street approaches have two or three movements
sharing one lane. An equation is used to compute the
capacity of the shared lane.
LEVEL OF SERVICE CRITERIA
The above computations yield a capacity solution for
each Lane on the minor street approaches and for left turn
movements from the major streets. This figure is used to
derive the reserve capacity, `_he difference bet:~een the
capacity solution and the ~~olume of traffic using the lane.
Level of service criteria are stated in general terms for
general ranges of reserve capacity and delay, as follows:
Level of
Reserve Capacity Service Expected Delay
~ 400 A Little or no delay
300-399 B Short traffic delays
200-299 C Average traffic delays
100-199 D Long traffic delays
0- 99 E Very long traffic delays
a/ F a/
a/ when demand volume exceeds the capacity of the lane,
extreme delays will be encountered with queuing which may
cause severe congestion affecting other traffic movements in
the intersection. This condition usually warrants
improvement to the intersection.
6.
__
7
I
r-a .
! I I I 1 i i 1 i
0.6 I I I I I
I I
I I I
4 i
LI I I I 1 I I i
y 01
1
• 0 :a 40 50 30 !C0
1
C.APACrrY USE°3Y EXISTING i.E.3.1AN0.Percentage
I?gr1re 10-5. Impedance�"ac:ars as a res•.�ir of I
I
canger:ed mavemenrS
7.
APPENDIX B
TRAFFIC COUNTS:
AM PEAK: 6:30 AM - 8:30 AM
PM PEAK: 3:30 PM - 5:30 PM
i~
TRAFFIC TURNING MOVEMENT COUNT
KEEAU-McCULLY INDUSTRIAL TRAFFIC STUDY Milo Street
4 3
LOCATION: Milo Street @ Old Volcano Road ~ ~ ~
DATE: Tuesday, August 6, 1996 j
TIME: 6:30-8:30 am, 3:30-5:30 pm ^ 2
WEATHER: cloudy 5 ^ <---1
RECORDER: K. Duffy 6 _
Old Volcano Road
TIME ~ MOVEMENT NUMBER
PERIOD 1 1 2 3 4 5_ _ 6 j TOTAL
6:30-6:45 12 2 9 11 0 21 36
6:45-7:00 29 0 4 16 2 1. 52
7:00-7:15 ~ 14 4 2 12 1 7 ~ 40
7:15- 7:30 ~ 25 1 2 12 4 41 48
7:30-7:45 33 2 5 8 3 10 j 61
7:45 - 8:00 38 2 4 5 3 91 61
8:00-8:15 ~ 19 3 5 5 6 13 51
8:15- 8:30 I 13 4 5 7 3 8 40
6:30- 8:30 I 183 18 36 76 22 54 389
7:15-8:15 j 115 8 16 30 16 36 221
3:30- 3:45 i 20 i 1 3 8 14 24 I 80
3:45- 4:00 ~ 29 9 9 7 8 49 111
4:00- 4:15 ~ 19 6 9 5 9 43 91
4:15- 4:30 I 16 4 6 5 19 37 87
4:30- 4:45 ~ 17 5 5 3 15 50 95
4:45- 5:00 ~ 23 6 11 7 12 59 118
5:00- 5:15 ~ 20 13 7 1 10 471 98
5:15- 5:30 ~ 10 8 1 3 _17 52 91
3:30- 5:30 154 62 51 39 104 361 771
4:30-5:30 j 70 32 24 14 54 208 402
APPENDIX C
TRAFFIC CALCULATIONS
UNSIGNALIZED INTERSECTION LEVEL OF SERVICE (LOS)
CALCULATIONS (AM AND PM PEAKS)
a w
1 I ~
OI I ~~jj •TNj I I
d I I I 1 q 6 1 O O O
i
r p r I Z O I
2 F
O a. Y n n
~F
x a
dom. ~ z u
w a' i i N I
1 I w l I
~ u0 i i U i i ~ I
Uri. i i r r ai 2 ~
d V r o 0 o i w l
~ _ ~ O~ ~ m E~ 0 0 0
I FI Fm
I iml I O o
I W Z I E I I S'> I O
I d' I ~ H O j
~mr and
mF
F N ~n i
o x ~ ~ ~ z
.V-I I i o i i m
r t
I a l F m i m j l ~ m m
m aw ~J
i as zJ o o h q m u.
m0 u m>
Ulu I m I q
£SI
y Ow r
a u > r N
~ 1 r w
F w l 0 0 o i ~ ~
J i a a a i i J i
FVI i i qo 0 0 0
I ~ y I Ivl I > .-r I m
G l N I
~ z i Ea., a l 0 0 o i r ,Jj m
w~ F O r i cV F
a l Z w i o 0 o m^ Z r i G
Fi ~~lo o m s di i F l
U I a i o 0 o i m
d d] U' r i O ~ ~ VI 2 3 Z
r:, m i w i rn
I i 4 1 F m m
Z~ O O 2 2 ~ i O O Z 9 ~ U GF. fEr.
w I 2 Z ~ 7 Z Z 'J ~ J
E~ O O O O w O m O O q l a -wj v
F r O O 9 m .l i O O 9 m U r
rn r m m x x ~ i m m x x a a a
z n z
o. a m o ? ~ I a v o o z o ¢0 0
q r w 3 z w 3 z U~ £ £ E
9•
P+
9•
d? I I I
I O r I
N
O
J Y O JC
I 0 N q Q I I 1
I O 0 \ 9 I 1
o m o a I I
O d N I I
I p N ~ -•1 ~ \ ~ I I I
• a e m I
m
' i i
I i I 1
i I I I
~ ~ ii
m ~ r 1 m
z. i i z
p • i F i
i w ~ z r m i
F. w Z F V i w I i I
u w K O N i I
w w i F w m i i
m w i m r F 3 i i
a w i ~ ~ ~ v J I v a i i
w w i a ~ E w ~ O I w F O t o o ~n
F w i O w ~ O ~ ca. i C d vEi L i~ S
z. ^I w a
~ a ~n pp,, m z l w w I
m~ z i ~ a x ~ E ~ m OV ~ Z O I
w. O i F ~ o, Z Z
N? F 7 O ~y I ~ 'J' I O N O I
Fqy r w w O - rN. O 4 i F F m 3 i m i I
J R C~ w w \ F w
q• ~y o. 3 m m - U x
Z. i m x r r i• ~ Z w i w W F m
O a y F J q O G I p. a a w r
lu i V' O Z a 4 6 dZ it I N O m l I
m. Vz I .Z. F O 4 O ~ ~ 4 FF F I F m 2 r ur y I r
7~ I Z 4 F w Z £ Z I z F w ~ i m i o N q i ~
c~ i z 1.. ~ w w w w m K o I o w a J I ..l
z l m x x x x o o w r o f
a a ~ E F H F w E i F a F > I rL
y i f. i p cL 5 z U r U F O I
U• y 1 w O O du 4+ hr w w w I w vl J U I
x r I t-) x a O O O O a m l w O a l
of w Z i ~ d w w w w w u1 W i m- O F W i F m Y w i ~
P w w r w w F .Zi F i F h Z (u a U
m l > m a 4 4 6 6 E M r M O a' ~ w x O i 4
r 6 a d Z z z O F O r E V F r J F K z 1 J
va ~ V
a. i ~ i
q~ I i 1
L: I I I ~
0
q
0
b N q I I
I O b b I
O q O d I 1 I
O d N I
s o ~ E i I
i
I n _ ~ a d I I
' m
'I m I
I i i I
N ? r I m
Z X i i r Z i
V a i i r i
~ i m I
E. w Z F m I r
U. i x O m i i
w+ i F u w i
,n . n j, c c,`~. ;
m . iv ~ a. ~ v ~ u r
w• m m ~ ~ ~ O~ w F i o
F -1
F. I O ~ ~ w 2 ~ 9 n K i m ~n m i m ~i
X ~ v s ~ V Z i W uai z i 3 1
O I H
a: z i ~ ~ ti x ~ ~ ~ U I Z a r
w. o ~ ~ ~ o z z r
p ~ ~ F ~ ~ m 0 0 ~ ~ l 0 0
r
N F r w ~ ~ 'n O ~ N 4 rv Z i F O i m r
w w n F N a l F m i ; i rv i
I
« ~ i w ~ ~ 3 m n u Y i
Z. i n s r r r Z w l w w H I m ~r
M• o e F u ~ ~ .a o w y x a w r
V o z ~n z a ¢ a r r p N
m' v z E O ¢ O Z z z F m Z w o m
o= a F ~ z z F w o w i ~ 4
O i W a w w w m O O O w w a
m a x x S o O w r O I
5 2' ~ _ F F H 6' > W
I
Y O d y ` w' Z U V F N O
O w w O O W • w w w i w N ? V i
s« ~ 'u( s o ~ o o w a ~ ~ a m a ~ F ~ ~ n
Z i 5 `l 4 w fil rzl w w Gl w r w O W I F ~ x m I :el
s: w ~ w ¢ w ~ ~ & v E x F i e n z ¢ ~ W a c~ a ~ z
O i > w .Y ¢ S z i z 4 o z i w x S i ¢
A VI Q Q
b r `1
~ I
q I I
y I J I N m
Y 9 0
ul f'
au
ma o.n
y a
w a n i
I xu al
u
I
Y~ ~ I P
I Fc I am
m.+d a
wUU
xad
¢a~-
S a x
r mU mr
V
FY~^
I Z H L
.]wH d I
r 4 £ V U
~ w 4 d
uOw~£i ~ ~
4 £ U U
~ r N, i
U L
d
> ~ z u u a
x waad
wl Faa-
N 0~+4 di
wFVU r
W I
O I I
I L o
I I d I -r
w r 3 w U
> I O F d
w r v
4. 0: > r
o i F F
~ F w
x Fx C F
N i F F W U F w
F I Z N w w ~n w
rr I (J .J C _1
u l z a w
¢ I w O m o m
w l > a z ~ 3
V r £ £
2.
' VK 9 I
O
y I
TI
Q 1 1
6 I 1 I N
W F - ^
> S
KU '
W 4 U ~
N L
I Won I
I V C ~
V I
N ,
FL om
p..d ~r m
W V U
¢x¢4d
YQ xi
m U
V m I
Fa~-
Z E t
aW.+d
a£uu <m
~ D(ilad ~ Om vni
U04 £r
6 E U V I
W I T ~ I
U FG I Gm
d n
> I Z U U I ~n m
x I W a a d I
W I F a d- I
dEUUdlI
O
L I
.i i I d
4] I 3 (il U
> I O F d
W I J4
a I K >
D
m y
4 i G1 E W
a F x K F
Y I F F fvU F
F ~ Z W H N +l
W as ~
u ~ £ z z
¢ I W o m o m
a I > z ~ a
e ~ s z
y ~y U I
y I
N I 4 Z 1 I a s
m ~ .JIGGii ~ ~ aa_ I m a°.
o I zu
Z E F
p n a
F m
z
4i r z z r
I
I I N I
I a m l I W I I
I U O~ I U i F F
' 4~ t i U i o 0 o i i IN-I tr'1 1
x i o£ 0 0 0
p l I F o 0 0
I F I I F ~n ! .
~m i O I I o 0 0
i
I ZI i £I i Hq
O i i + i I m a
N F
u rl r rv ~ I I ~ -
F I I Z ~
¢O¢ x I p I I
C rNi I I W
I NO I O m P
i x i r F m l I
I ~ a I
I ~ 1~ I I y a I O O O nm ? I N N
U I a
U~ I I £ x I I
I OW
T. I I U D
a I N
I I ~ W
I F W I O O P I I O U
a 1 P i I a I
F V I i a o 0 o P
S$ I P N I > m
I M a ~ I X N I I m Jf l~
I I U. I xYG. m
K ' i K K l 0 0 o I I .la i
I z l F I I i 'O m i
m i E I O I ? I I m F l
a I z W l 0 0 o i ~ O~ 1 i a" I
F i U W i o 0 o M I m F"
q' 1 1 ~
U I K Gi I O O O i VI I 9 ~ I m m m
4 1 W V i O I m I Z 3 Z
ml m s~
F i O O O I O m U i S F F
y. p ? Z V I m m Z Z i w_ ~ ~
trl ~ Z Z > > I Z Z 7 ? a
£ I 7 ~ O O W~ > > O O 4 1 s' a a
' F I O O m m a I O O m m V i - ~
m l m m x z U I m m x. x a' K a
o f F F F F ~ F F F F rE. ~ O O O
n l m (n s' ~ x l N m a o ~ a n z
m l m s z ~ m i z ~ u i i ~v s
a
3.
v a
~I y
ml j~li I 144 0o Ao 00 om
o zu~ ~ m
~ -
x Y
4 U i Z z Y r ~
a'r
41 C I I W I
W
W 1' I
U O I U II F F
Vw Y nZ
I 6. I U I O O O O r .J W I
I i 5' ,]SI 00 00 00 70
~ 'J ~ 7 O O O 7 O
cJ N
I V VI ~ I 9,J I 00 00 00 OO
I ++Z I I £ U7 1
v, u O
J c n 6
n F
~ o 0 0
of n, n n a ~
toy ~i ~ o W
m i Fy i vE"i~ i oo am Prn
9 ¢ W i , p
zK Z.] o 0 0 0 '~d non n n r r
Jlu ~ 9rti Q
£ 2
O W
- J >
z n
~ y
i u !r1 p O O ~ J N
~ ~ 60 70 70 00 00
J' Y Vf
' U- =a om non
Si ~N
~ ~ ~ 9 F
5 Ti G] IO O O O JZ q-"
Q !il O O O O ~ n 6 _
J4
J 5K O _ ~ o 'n 9 m =m t9 mm 9m
¢ llCp O ~ Zm 3 W O Zm z~n
0 0 ~ o o ~ ~ - n j y
Z O O Z Z 'J 7 ~ Z Z U' ~Y. w
W z z o o z z o o ~
£ o 0 o O W~ o o O O =
O O m a O O m a u
n m m - U 9 m - S 5 5 5 2'
O F - O ~ O O
~ 'n n s ~ = n 'n z = -
O 4 W O O w d = O O s~ G Z
m.
rn• I
m.
a. I I I
v v
o v
a n n
I o a v I
o m o a
o
v o a.
N a 3 rn N i I
m
m
~ 'i i ~
m. r o I m
z . z
o. F ~ o
e. ~ ~ w ~ ~ Z z m n, I
V s y y n i ~I
F .v, n n
d m U
W. ~ ~ w W ~ u O v O o o m d
Z• W F a O F 6 H ~ i m m~ m
z ~ I s
- d~ a m z W
w
m: p i n F ~ o u I r.~ a c Z
z s
O ~ F o o~ m i I O > > I o o j i
: 4 rWi m ~ F m ~ I ~ o o m I m
m m 3 1 p
Q • y I p. 3 'n ?1 N z
Z. t~ ~n s a~ a~ Z W ~ W hi E F I G. i m
y. O C F F J O I d J K O W I
w U O Z m 5 6 6 4 ~ I Y
Z 2 I x F O 6 O Z Z. Z F I F O L ~ W i m m I
w I
7• Z 4 F W Z st 6 6 ~ Z Z F W W o f m l r
(9 2 w d w W W_ m O O' O W d tL I
.Z. I K m j E EF F ~ ~ 4 1 W r a. O I
E. a~ I o d F s Z U U r F F ~ p
u. w W o o w W W W y ..1 u
u = a o 0 0 o y W n o o m
s a l a a r a w i F
i~ a4 x ¢ W m W 4 m W y l W o F F w l F s = m y
9~ W W 6 W E L F Z !u 5 U Z I z
o> ~ z ~ ~ a' ¢ z z o o d ~ W = o f d
a ¢ z z z o _ o - i' u u F m z~
4.
V•
P~
V~ ~
O. ? I
7 L
J J
n n a
o v
I o m o a
o a
r
I ~ ~ n _ s a a I I
I 9 I
i y
Na r r O
O+ ~ v ~ ~ J O
i w _ _ _ y i xJ' U' i VI r i
j« x o ~ n ~ ,
s . ~ ~ J a u
w+ x F w q o F o o ° ° n
7 ~ w _ - b ~ S :n F - m a
y. ~ ~ ~ w ~ U ~ ¢ m n ~ z i o f
4 n '
O U w
O? ~ n = n J :Y p p ~ Z i
v ~ O i _ - ~ o J Z Z Z
O ~ ~ 7 ~ ~ o O i O J 7 i o O o J li
m - ~ m O m D r Z O O m
J? ~ w w 'n F y I m m 3 i N O
6 v ^ ; ~ m rn U 2 T i
Z~ ~ 2 Y Y Z w i w i1 F "c+ i 6 I O r
U' O Z n 5 6 C 4 Y p 'J VI i y
O R
p« - ~ ¢ z z - - ~ z n m o w
z
:J i Z S w w w w O 5 O~ O a a i i
J i
Z i 'J J_ 2 - O O w Y O i '
E' x Y J 5 Z :J J O
U x i] ~ w -a1 n J 'J
'J' S J _ ~ J J 5
y a c ~ 5 5 a K. Y 5_ F i 0
Y' Y 6 m W y r~ y m J m O p x 9~ v
> m x 4 ~ 5 6 Z 6 O O w ~
d y t O r J ~ ~ ~ _ Y J
t
O
L r .t i 6
P I
N I I
y I > I mtp
i f~ 'v r ^x n O ul rv
y F
6' 'J
w4'Jn
na
wall q
au wi
V I
I Yi+ I Om pq
4 L f +
SI U U
5 rL Ox
I 6a~- O
S 4 9
:U I T
Jn
Z F L
aw~.a
4 £ U U r
7 w 6 d +
> a .r a ~
uoa £
•t~ V V
w '
U t+L " ~ma
I
~a
> z u u ~ a ~ w n
51 wJ4d i
w I F.Sa-
n 0~4 ai
a F u u
0
t tioe
~ a ~ ~
J 341 V i
> oFa
w i y ad
.J >
p li F S F
I iti o w u w
w ~ F w ~ F w
5 F O S 5 F O S C F F
f. r 4. K :J F 4. K U F Ic W
F r z %n wx.+ n wx.. n ww
'J r £ a' d' a'
4 1 w O m O m O 90
4 I O 4
J ~ £ S_ £
5.
u ~
P i
A ~
6 I ~ P VI r1 N
m = O ~ ~
Y
+16 i ~
nw
m a n a
xu a~
N on
c
o a - r a o
muu
x¢
4d~- o
x4 _ a
mU
J ~
ti N .
~ ZFL
6£UU or
era ¢ a r~
F>a., .gym v,~
U04 £i
£ U v i
i
J c+L ~ .+m pr
a
> z U v ~ r m o m
G marta
m ~¢o.--
b..a a,~
m F U V
i T O r O
J. a r n .v
oEa i
~a-
. ~ >
z ~ ~
x~ ~ F ~ a E v
Eox Eo-
_ .•.mu i,xu - h
z n ~ v n ~ x n m m
it J i-~ 5 T. ..a
J £ Y Y
6 W ~ 9 'J al O 9 m
m - > Z ~
~ 4
L i W J
rn i z m
a ¢z r as
. art o0 00 00 00
zu - y
- r
i U r r ~
5 H
rV K i
a ~ i i
m a i i
UO~ U~ FH
uw i nz i
~ e, ~ ~ U o 0 o w N
~ i a' i p S 'O o OO O O o ~ o
J O
F 4 N ~
' ~ .n i o~ x o
~~i ~ ~i um o0 00 00 00
o ti ~
ne
n:
_ ~
F ~ N n n
a s
i 5 i i 4V1 `c~Gl OO vm q0
a 6:J ~ n.7 ti-I
za z ~
mo ~ o o ~ ~a nm non r ~
£x
O m
z ~ >
5 m
H 4J i O O O i a ~ G]
a J N
. U I
S O O O 9 Om O O O O
- z n ~ .
a ~ i sv i ern u.m rr rr
o>
~ a s i o 0 0 o i i~j .p
:n O E o i m E
x z v oa oo ° °o r z i ¢
O GI Q O 6, i ~c. i
U 4
U K 6' ~ O O O O n i m N m 0 N m 4t m N
rt i ~ V' i i i~ N~ Z S m x z z
1 ~ y J
6 1 E m p
z i o o z a u o o z z u i x
~ F z m
m ~ z z > > ~
E i O O a m j i o O O Q i z - E ~
n m x x S V ~ m 9 m m U ~Y 5 5 C
~ i E N E F n 4 c. F i O O O
n i a o x ~ m ¢ ~ z z z
2~ e¢i 3 ~z n > y m O O K i £ t £
Z 'n U i £
6.