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HomeMy WebLinkAboutCOM 0210.000 2002-2004Harry Kim Mayor April 7, 2003 COUNTY OF HAWAII 25 Aupum Street, Room 215 • Hilo. Hawaii 76720-4252 • (808) 961-8211 • Fax (808) 961-6553 KON.A. 75-5700 Kuakini Highway. Suite t03 • Kailua-Kona, Hawaii 96740 (808) 329-5226 • Fax (808)_426-5663 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: SUBJECTS: Change of Zone Application (REZ 02-029) Applicant: Hokukano Ranch, Inc. Request: Single Family Residential (RS -15) / and Agricultural (A-1 a) to Village Commercial (CV -10) Tax Map Key: 8-1-002:Portion of 040 Change of Zone Application (REZ 02-030) Applicant: Reiner & Marianna Schrepfer Request: Agricultural (A -5a) to Family Agricultural (FA -3a) Tax Map Key: 8-1-7:10 Dixie Kaetsu Managing Dirmor As required by Chapter 4, Sec. 6-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action are the Planning Commission's letters and enclosures regarding the above -referenced requests. Sincerely, I Mayor 1 Enclosures cc: Planning Department 19, // `,. Comm. No. Z I Ref. To: Ref. Date APR 1 5 003 Harry Kim Mmnr County of Hawaii PLANNING COMMISSION t01 Pauahi Street, Suite 3 • Hilo, Hawaii 96720-3043 ill (808) 961-8288 • Fax (808) 961-8742 Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: Change of Zone Application (REZ 02-029) Applicant: Hokukano Ranch, Inc. Request: Single Family Residential (RS -15) and Agricultural (A -la) to Village Commercial (CV -10) The Planning Commission, after a duly held public hearing on March 7, 2003, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 5.595 acres of land from Single Family Residential (RS -15) and Agricultural (A -la) to Village Commercial (CV -10). The property is located at the northeast corner of Mamalahoa Highway-Konawaena School Road intersection, bordering a portion of the Konawaena High School site, Kalukalu I", South Kona, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: The applicant is requesting a Change of Zone from a Single Family Residential (RS -15) and Agricultural (A -]a) to a Village Commercial (CV -10) zoned district for approximately 5.595 acres of land. The applicant plans to establish a visitor center within an existing ranch house and other existing and proposed structures that will be the greeting, operational and staging area for ecotourism activities that will be conducted within the larger 12.000 -acre Hokukano Ranch located mauka of the project site. 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 Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County. The proposed request from a Single Family Residential (RS -15) and Agricultural (A -la) to a Village Commercial -10,000 square feet (CV -10) zoned district will conform to the following goals, policies and standards of the Economic and Land Use (Commercial and Industrial) Elements of the General Plan. lTK�I►C���7 Provide residents with opportunities to improve their quality of life. Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. The County of Hawaii shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. LAND USE — GENERAL • Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. • Zone urban- and rural -types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. • Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. • The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. • Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 ►DMI&I NW4L9 Provide for commercial developments that maximize convenience to users. Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. Commercial facilities shall be developed in areas adequately served by necessary services such as water, utilities, sewers, and transportation systems. Should such services not be available, the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. Commercial development shall be located in areas adequately served by transportation, utilities, and other amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilities in the area. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The requested zone change from a Single Family Residential (RS -15) and Agricultural (A -la) to a Village Commercial -10,000 square feet (CV -10) zoned district conforms to the LUPAG Map, which designates the project site and its immediately surrounding area for Medium Density Urban uses. The General Plan defines Medium Density Urban as an area that allows for village and neighborhood commercial uses up to three (3) stories and residential and related functions not to exceed a density of 35 units per acre. According to the Zoning Code, uses permitted within this zoned district may include offices, retail establishments, restaurants, business services, automobile service stations and other similar uses. The applicant's current proposal to establish a visitors' center and related activities on the project site is Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 consistent with uses permitted within areas designated as Medium Density Urban as well as the Village Commercial -zoned district. Therefore, it is determined that the request is consistent with the Medium Density Urban form depicted on the LUPAG Map for this area of South Kona. The Kona Regional Plan adopted by the Planning Commission in April 1984, designates the area as Residential Expansion. While the project site and much of the immediately surrounding area are zoned Single Family Residential, these lands currently accommodate uses more typical of a Village Commercial -zoned area. For example, Immediately south of the project site on the opposite side of Konawaena School Road is the Episcopal Church. Just east (mauka) of the project site is Konawaena High School. Both of these uses are established on lands currently zoned Single Family Residential. In the immediate vicinity of the project site on the makai side of the Mamalahoa Highway are some lands designated for Village Commercial (CV) uses. While the Kona Regional Plan recommends the expansion of Residential uses on the project site, its proximity at the corner of the Mamalahoa Highway and Konawaena School Road and to non- residential uses such as the Episcopal Church and Konawaena High School would better compliment the establishment of commercial uses as being proposed by the applicant. The project site fronts Mamalahoa Highway, which has an 80 -foot right-of-way and, for this section fronting the project site, is under the jurisdiction of the County of Hawaii. Therefore, the State Department of Transportation has deferred comments to the Department of Public Works. Primary access to the project site is provided by Mamalahoa Highway, an 70 -foot wide County -maintained roadway designated as an arterial roadway within the County of Hawaii General Plan. Konawaena School Road, also a County -maintained roadway, has a pavement width of 26 feet within a 40 -foot wide right-of-way. According to information provided within the application, an 24 -foot wide internal access driveway will provide direct access to both the Mamalahoa Highway and Konawaena School Road. The Mamalahoa Highway driveway connection will restrict left turn movements onto the Mamalahoa Highway. The Konawaena School Road driveway connection will permit full turning movements. The applicant has prepared a Traffic Impact Analysis Report (TIAR) and conducted traffic counts at the Mamalahoa Highway-Konawaena School Road intersection in early September 2000. The TIAR assumed traffic generated only by the proposed visitors' center and related activities and not by potential "highest and best use" that may be permitted within the requested Village Commercial (CV -10) zoned district. According to the findings of the TZAR, "the proposed project is expected to have minimal impact to traffic volumes on Mamalahoa Highway, and to conditions at the signalized intersection with Konawaena School Road. The unsignalized intersections of the project Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 driveways with Mamalahoa Highway and Konawaena School Road were found to operate at acceptable conditions during both peak hours. The project site driveways will be designed to provide adequate sight distances for proper execution of turning movements into and out of the project site." The Department of Public Works is recommending that that the project's Mamalahoa Highway driveway be restricted to right -turns -in and right -turn -out only due to potential conflicts of vehicles attempting left turns into and out of the project site. A left turn lane into the project's Konawaena School Road access driveway is also recommended. Pavement widening and transitions with concrete curb, gutter, sidewalk, drainage improvements and possible relocation of utilities, which are improvements typical of Commercial -zoned properties, are likewise recommended along the project site's frontages with both the Mamalahoa Highway and Konawaena School Road. The recommendations of the Department of Public Works will be incorporated as a condition of this favorable recommendation. We should note that the Department of Public Works did object to the use of existing commuter traffic patterns within the TIAR and its focus on traffic generated specifically by the proposed visitors' center complex. The Planning Director has determined that the roadway and traffic circulation improvements being required by this favorable recommendation will result in the proposed visitors' center having no significant adverse impacts upon traffic. However, the applicant's request is for a change of zone to a Village Commercial (CV -10) zoned district that may allow for automobile service stations, apartment complexes, retail establishments and other uses that may generate much higher traffic volumes to and from the project site should these uses be established and which the TIAR failed to consider. The Planning Director is therefore recommending that should any use beyond the proposed visitors' center complex by contemplated by the applicant, a revised TIAR and the construction of appropriate traffic mitigating improvements will be required prior to the establishment of such use. According to the applicant, the project site is currently being serviced with three (3) water service laterals within 5/8 -inch water meters installed within two of the laterals. The two metered laterals are located along the Mamalahoa Highway. Anticipating approximately 90 visitors a day to the proposed complex and 12 employees over the course of a 16 -hour day, the applicant has calculated a conservative water demand estimate of 28,800 gallons per day (gpd). The applicant anticipates that a3/4 -inch water meter must be installed within the last un -metered water lateral located along Konawaena School Road to provide adequate water service to the proposed visitors' center complex. The Department of Water Supply has informed the Planning Director that only 4,200 gpd has been allocated through the 3 water service laterals available to the project site, or only 14.5 percent of the total water demand anticipated by the proposed visitors' center. The Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 applicant has since been coordinating with the Department of Water Supply to address this shortfall in the availability of County -supplied water and have readjusted its demand calculations to 3,000 gpd, a water consumption level able to be supported by the existing water services. The Department of Water Supply has accepted the revised water demand calculations and will now support the change of zone request, subject to an understanding that should additional uses or buildings be permitted, that the Department of Water Supply be given the opportunity to reassess and approve of additional demands on water consumption generated by the proposed uses and structures. This requirement will be incorporated within the favorable recommendation. Wastewater to be generated by the proposed visitors' center will be disposed of within a new septic tank system and leach field to replace the existing cesspool. The systems will be designed and installed in accordance with State and County requirements. The main police station within the Kona district is located in Kealakehe, approximately 10 miles north of the project site. A police substation is located in Captain Cook, approximately 2 miles south of the project site. The Police Department did not express any concerns that approval of the proposed change of zone request will impact police services within the district. Fire protection is provided by the Captain Cook fire station located about 2-1/2 miles south of the project site. This station provides 24-hour service with both fire protection and emergency medical response. The Fire Department did not express and objections or concerns regarding the change of zone request. Electricity and telephone services are currently available to the project area. According to the Flood Insurance Rate Map prepared by the U.S. Army Corps of Engineers, the central portion of the project site running in a mauka-to-makai direction is situated within Zone A, an area subject to the 100 -year frequency flood, but with no determined base flood elevations. The location of this flood plain is just north of the ranch house site and includes a portion of the existing barn and the small sheds. A more detailed study was conducted in 1999 by Okahara and Associates, Inc., that reaffirmed the location of the flood plain within the project site and also indicated the need to accommodate the 100 -year peak discharge of 195 cubic feet per second (cfs) into any future development of the project site. The applicant states that it will conduct a more detailed analysis of the flood hazard area during the design of the proposed visitors' center to determine the extent of the flood plain as well as accommodate the 100 -year peak discharge of 195 cfs. The applicant will comply with County requirements and standards under the County's Flood Control Code. The Department of Public Works concurs with the need for a more detailed flood study. All improvements within this Honorable James Y. Arakaki, Chairman and Members of the County Council Page 7 flood area must comply with the requirements of the Flood Control Code (Chapter 27, Hawaii County Code). Furthermore, the Department of Public Works has recommended that a drainage study be prepared and the recommended drainage system shall be constructed meeting with their approval. These recommendations will be made conditions of this favorable recommendation. This recommendation also includes a restriction prohibiting all new improvements within areas subject to 100 -year frequency floods (Zones A and AE), with the exception of roads, landscaping, non-residential parking and other non-structural improvements. The best way to mitigate hazards to life and property caused by floods is to avoid building within designed flood plains. The County's Flood Control Code generally does not prohibit someone from building within a flood plain, it simply attempts to mitigate the adverse effects of flooding by building higher than the anticipated height of flood waters. Where new construction or a change in use is being proposed, our recommendation would be to altogether avoid construction within flood plains. According to the Agricultural Lands of Importance to the State of Hawaii (ALISH) Map, the project site is classified as existing urban development. The Land Study Bureau's overall master productivity rating for agricultural use of soils found within the area of the subject property is Class "B5 V or a "Good" productivity rating but is poorly suited for machine tillability due to its excessive stoniness. The agricultural productivity of soil within the project site is good, although the location of this project site will generally preclude its use for intensive forms of agriculture. Konawaena High School and the Episcopal Church is located in the immediate vicinity of the project site. In addition, the project site is located at the comer of a heavily utilized intersection. While it is a policy of this County to ensure the protection of our important agricultural resources, we are also mindful that the location of our good agricultural lands may not be very conducive to agricultural uses given their proximity to other uses. In this case, the use of approximately 5.959 -acres of good agricultural land for non-agricultural uses, in a location that is not very conducive to intensive agricultural activities, will not have a significant adverse impact on the agricultural resources of the County. The project site has been utilized for ranching and agricultural activities over the past 150 years. The project site has been extensively grubbed and graded, improved with a ranch house and other ranching facilities. Given the improved nature of the project site, the presence of endangered floral and fauna species is unlikely. For similar reasons, no known archaeological sites or features are known to exist within the project site. Land alteration or grubbing activity will require permits from the Department of Public Works, which will also include reviews by the Historic Preservation Division. To mitigate any potential noise and visual impacts to adjoining and nearby properties compliance with the landscaping rules of the Planning Department (Rule No. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 8 17) will be required of commercial developments and uses seeking Final Plan Approval. Rule No. 17 does encourage the use of native plants in landscaping to promote ecological and cultural values. Impacts associated with commercial development within this section of South Kona such as historical, public services, traffic, and drainage concerns have been assessed and will be mitigated through conditions of approval. Therefore, the request would not unreasonably burden the public agencies to provide roads and streets, water, drainage, police and fire protection. The requested Commercial zoning will accommodate uses that will fit into the locale with minimal intrusion while providing the desired commercial uses, as well as providing for necessary infrastructural improvements to support the proposed commercial uses. The applicant will be required to complete its proposed project in compliance with all applicable requirements of the affected agencies. Therefore, the proposed rezoning and development will complement the land usage within the region and the community in which it is proposed to be located. Based on the above findings, this request to reclassify the subject properties from a Single Family Residential (RS -15) and Agricultural-] acre (A -la) to a Village Commercial -10,000 square feet (CV -10) zoned district would result in an appropriate land use pattern and further benefit the general public. For your favorable consideration, an amendment to Section 25-8-4 (South Kona Zone Map), of the County Zoning Code is transmitted. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 9 We are enclosing a copy of the staff background for your information. Sincerely, Fred Galdones, Chairman Planning Commission Lhokukanoranch02PC Enclosures cc: R. Ben Tsukazaki, Esq. Hokukano Ranch, Inc. Department of Public Works Department of Water Supply Planning Department - Kona Department of Land & Natural Resources Rodney Haraga, Director/DOT-Highways, Honolulu 1314okukanoUZ&a-03/04/03 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT HOKUKANO RANCH, INC. CHANGE OF ZONE APPLICATION (REZ 02-029) Hokukano Ranch, Inc. has submitted an application for a Change of Zone by changing the district classification from Single Family Residential (RS -15) and Agricultural (A -1a) to Village Commercial (CV -10) for approximately 5.595 acres of land. The property is located at the northeast corner of Mamalahoa Highway- Konawaena School Road intersection, bordering a portion of the Konawaena High School site, Kalukalu I", South Kona, Hawai'i, TMK: 8-1-02: portion of 40. GENERAL INFORMATION 1. Land Ownership: The 5.595 -acre project site within the larger, 1,398 -acre parcel, is owned in fee by the applicant. PROPOSED DEVELOPMENT Request: The applicant is requesting a Change of Zone from a Single Family Residential (RS -15) and Agricultural (A -la) to a Village Commercial (CV -10) zoned district for 5.595 acres of land to accommodate the establishment of a visitor center that will be the greeting, operational and staging area for ecotourism activities within the 12,000 -acre Hokukano Ranch located mauka of the project site. Specific Improvements Associated with Change of Zone request: The proposed Hokukano Ranch visitor's center is envisioned to provide visitors with current and historical information about the ranch and to provide for orientation, registration and staging area for various ecotourism activities conducted throughout the larger Hokukano Ranch. Detailed below are some of the improvements proposed by the applicant: a. refurbish & renovate 2,700 square foot ranch house into conformity with ADA standards; b. addition of 1,300 square feet for a total gross floor area of approximately 4,000 square feet to accommodate staff/administrative offices, visitor orientation & lobby, retail/gift shop, activities registration, storage and restroom facilities; C, - a 10 03 11 9-3) P C C. construction of a 60' X 30' greenhouse for displays and sales; d. refurbish & renovate existing barn structure as a craft shop, demonstration area, and rain shelter for visitors; e. possible relocation or demolition of existing horse tack shed; and f. construction of a 50 -stall visitor parking area and a 12 -stall employee parking area. 4. Objectives: The following information, in part, was provided by the applicant: "As previously mentioned, Hokukano Ranch is comprised of approximately 12,000 acres of land. Much of this land is still used for cattle grazing and related ranching activities, yet a substantial portion is native forest. In order to diversify land uses beyond the traditional cattle ranching operations, the owner sees the opportunity to provide educational tours and recreational opportunities through portions of the ranch that are no longer utilized for cattle grazing. In fact, the owner has fenced off over 1,300 acres of native forest to protect it from grazing as well as feral pigs, and plans to offer nature hikes throughout the existing trails in this stand of native forest. Currently, there is no suitable facility located on the property where visitors can be welcomed to the ranch for the purpose of receiving a general orientation or participating in educational tours and recreational activities. In order to fulfill this function, and to provide for other related visitor needs, the Applicant desires to undertake important and necessary improvements to the existing structures on the property to create a visitors' center that will serve as the focal point of the project site and support a range of activities on the larger Hokukano Ranch. In order to be successful and support the continued viability of ranch operations, it is essential that the visitors' center be located on this portion of the subject property where it will be most visible and accessible from Mamalahoa Highway." Supportive Information: The applicant has submitted the following in support of the request: See Exhibit A - Change of Zone Application) STATE AND COUNTY PLANS 6. SLUC: Urban General Plan Consistency: Economic, Land Use (Commercial) goals, policies and courses of action for South Kona. S. General Plan Land Use Pattern Allocation Guide (LUPAG) Map: Medium Density Urban, which allows for village and neighborhood commercial uses up to three (3) stories and residential and related functions not to exceed a density of 35 units per acre. 9. Kona Regional Plan: The Kona Regional Plan adopted by the Planning Commission in April 1984, designates the area as Residential Expansion. 10. County Zoning: The 5.595 -acre subject property is currently split -zoned with the majority of the project site zoned Single Family Residential -15,000 square feet (RS -15) and a small portion of land within the northeastern corner of the project site zoned Agricultural -1 acres (A-1 a). Should this rezoning request be approved, it will place the entire 5.595 -acre project site within the CV -10 zoned district. 11. Special Management Area: The property is not situated within the Special Management Area. DESCRIPTION OF PROJECT SITE AND SURROUNDING AREA 12. Project Site and Property: The 5.595 -acre project site is situated within a larger 1,398 -acre parcel that comprise a portion of the even larger 12,000 -acre Hokukano Ranch. The 5.595 -acre project site represents the most visible portion of Hokukano Ranch from the Mamalahoa Highway. The project site is situated at the corner of the Mamalahoa Highway and Konawaena School Road at an elevation of approximately 1,560 feet. The rectangular project site has a frontage of about 440 feet along Mamalahoa Highway and 520 feet along Konawaena School Road and resides at an elevation of approximately 1,560 feet above mean sea level. 13. Existing Uses and Structures: The project site continues to be utilized as part of the applicant's ranching operations. A 2,700 square -foot ranch house is located within the southwestern corner of the project site along with a small garage structure and a 3,200 square -foot barn structure. Smaller storage sheds are located in close proximity to the barn structure. A circular wooden pen for horses and a horse tack shed are also located within the project site. 14. Surrounding Zoning/Land Uses: Lands in the immediate vicinity of the property include Single Family Residential (RS -15) zoned lands to the north and east (mauka) as well as across Konawaena School Road to the south and across the Mamalahoa Highway to the west. Roughly opposite the project site on the makai side of the Mamalahoa Highway are some lands designated Village Commercial (CV -10). These urban zonings are basically concentrated along both the mauka and makai side of the Mamalahoa Highway. Further away from the highway, lands are primarily zoned Agricultural (A -la). Konawaena High School is located just mauka of the project site along Konawaena School Road. On the south side of Konawaena School Road is the Episcopal Church. Konawaena Intermediate School is situated roughly 950 feet south of the project site on the makai side of the Mamamahoa Highway. 15. FIRM: According to the Flood Insurance Rate Map prepared by the U.S. Army Corps of Engineers, the central portion of the project site running in a mauka-to-makai direction is situated within Zone A, an area subject to the 100 -year frequency flood, but with no determined base flood elevations. The location of this flood plain is just north of the ranch house site and includes a portion of the existing barn and the small sheds. A more detailed study was conducted in 1999 by Okahara and Associates, Inc., that reaffirmed the location of the flood plain within the project site and also indicated the need to accommodate the 100 -year peak discharge of 195 cubic feet per second (cfs) into any future development of the project site. The applicant states that it will conduct a more detailed analysis of the flood hazard area during the design of the proposed visitors' center to determine the extent of the flood plain as well as accommodate the 100 -year peak discharge of 195 cfs. The applicant will comply with County requirements and standards under the County's Flood Control Code. 16. ALISH System: According to the Agricultural Lands of Importance to the State of Hawaii (ALISH) Map, the project site is classified as existing urban development. 17. USDA Soil Conservation Services Soil Survey: HUD - Honuaulu very stony silty clay loam, 6 to 20 percent slope. In a representative profile, this soil type has a surface layer of very dark brown siltly clay loam about 9 inches thick. The subsoil is dark brown cobbly and stony silty clay loam about 28 inches thick. The substratum is A'a lava. The surface layer is strongly acid. The subsoil is medium acid. This soil dehydrates into find sand -sized aggregates. Some areas are very stony or extremely stony. Permeability is rapid, runoff is slow and erosion hazard is slight. This soil is used mainly for pasture and 4 coffee, Small areas are used for macadamia nuts, bananas, citrus fruits, and avocados and truck crops. 18. Land Study Bureau: The Land Study Bureau's overall master productivity rating for agricultural use of soils found within the area of the subject property is Class "1351" or a "Good" productivity rating but is poorly suited for machine tillability due to its excessive stoniness. 19. Flora Resources: A formal floral survey of the project site was not conducted by the applicant. In its application, however, the applicant does note that flora within the project site consists primarily of introduced species of trees, shrubs, and herbaceous plants. Some of the trees found on the project site include mango, African tulip, Norfolk pine, Coco palm, Tropical ash, Loquat, Papaya, Ficus, Brassia, Kukui nut and Common guava. Shrubs consist of Hibiscus, Tibouchina, Christmas bent', Lantana, and Bouganvillea. Herbaceous plants and weeds include A'pe, Wedelia, turfgrass, wild radish, Taraxicum, clover, broadleaf plantain, shepard's purse, common mullien, common sandbur, introduced sword fern and bermuda grass. According to the applicant, "There are no known rare, threatened, endangered or candidate species of plants present within the project site." 20. Fauna Resources: A formal faunal survey of the project site was not conducted by the applicant. Within its application, however, the applicant does describe faunal resources it has identified within the project site. The applicant notes that mammals likely to be present on the project site include feral cats and dogs, mongoose, and rats. Avifauna species observed include the Common mynah, Spotted dove, Zebra dove, Northern cardinal, Japanese white -eye, Nutmeg mannikin, House finch, House sparrow, and .lava sparrow. The applicant concludes that "No State or federally listed threatened, endangered, or candidate mammal species are known to be present on the project site." The applicant also notes that "There are no known rare, threatened, endangered or candidate species of avifauna known to occur on the project site." The applicant states that the project site is reflective of urbanized areas and developed properties that have been disturbed and actively utilized over many decades. 21. Archaeological Resources: A formal archaeological inventory survey was not conducted on the project site. In the change of zone application, the applicant notes that the project site has been historically utilized for ranching and other related activities for over 150 years as both part of the Greenwell Estate and Hokukano Ranch. The project site, according to the applicant, has been extensively excavated and graded for the construction of the ranch house (circa 1908), a shop, various storage sheds, horse paddock and a round pen, all of which still exist on site today. Ancillary improvements, such as the construction of driveways, parking areas and drainage improvements further disturbed the land. The applicant concludes that "there are no known historic or archaeological resources present on the project site since it has been significantly altered and historically used for ranching activities." The existing ranch house, built around 1908, is identified on an inventory listing maintained by the State Department of Land and Natural Resources -Historic Preservation Division (SHPD), but has not been registered as an historic structure. The applicant has indicated that it will coordinate the restoration of the ranch house with the SHPD. 22. Cultural Resources and Practices: The applicant discloses that "There are no known cultural resources present, other than the previously described historical uses and related structures, or traditional native Hawaiian cultural practices occurring on the 5.6 -acre project site or in the immediate surrounding vicinity. The applicant states that "the project site has been used for supporting agricultural and ranching activities for over 150 years. Consequently, the improvements planned and activities to be conducted on this property as part of the visitors' center- should not have a negative impact on cultural resources or traditional native Hawaiian cultural practices. Modifications of the property to serve as a visitors' center will not restrict access to other properties that may be used for traditional native Hawaiian cultural practices since the property is not known to serve as such access." PUBLIC UTILITIES AND SERVICES 23. Access: Primary access to the project site is provided by Mamalahoa Highway, an 80 - foot wide County -maintained roadway designated as an arterial roadway within the County of Hawaii General Plan. Konawaena School Road, also a County -maintained roadway, has a pavement width of 26 feet within a 40 -foot wide right-of-way. According to information provided within the application, a 24 -foot wide internal access driveway will provide direct access to both the Mamalahoa Highway and Konawaena School Road. The Mamalahoa Highway driveway connection will restrict left turn movements onto the Mamalahoa Highway. The Konawaena School Road driveway connection will permit full turning movements. 24. Traffic Impact Analysis Report: The applicant has prepared a Traffic Impact Analysis Report (TIAR) and conducted traffic counts at the Mamalahoa Highway-Konawaena School Road intersection in early September 2000. The TIAR assumed traffic generated only by the proposed visitors' center and related activities and not by potential "highest and best use" that may be permitted within the requested Village Commercial (CV -10) zoned district. According to the findings of the TZAR, "the proposed project is expected to have minimal impact to traffic volumes on Mamalahoa Highway, and to conditions at the signalized intersection with Konawaena School Road. The unsignalized intersections of the project driveways with Mamalahoa Highway and Konawaena School Road x ere found to operate at acceptable conditions during both peak hours. The project site driveways will be designed to provide adequate sight distances for proper execution of turning movements into and out of the project site." 25. Water: The Department of Water Supply has confirmed a maximum entitlement of 4,200 gallons per day (gpd) through the three 5/8 -inch meters servicing the parcel. According to the applicant, the project site is currently being serviced with three (3) water service laterals with 5/8 -inch water meters installed within two of the laterals. The two metered laterals are located along the Mamalahoa Highway. Anticipating approximately 90 visitors a day to the proposed complex and 12 employees over the course of a 16 -hour day, the applicant has initially calculated a conservative water demand estimate of 28,800 gallons per day (gpd). The applicant anticipates that a 1/4 -inch water meter must be installed within the last un -metered water lateral located along Konawaena School Road to provide adequate water service to the proposed visitors' center complex. The applicant has since revised its water demand calculations for the proposed visitors' center complex to reflect a water consumption of 3,000 gpd, below the maximum 4,200 gpd entitlement provided by the Department of Water Supply. Based on these revised calculations, the Department of Water Supply is supporting the proposed change of zone request, provided that they be given the opportunity to review any future use or stricture beyond the proposed visitors' center complex to ensure that water demand for such uses do not exceed water availability. 26. Wastewater: Wastewater to be generated by the proposed visitors' center will be disposed of within a new septic tank system and leach field to replace the existing cesspool. The systems will be designed and installed in accordance with State and County requirements. 27. Police services: The main police station within the Kona district is located in Kealakehe, approximately 10 miles north of the project site. A police substation is located in Captain Cook, approximately 2 miles south of the project site. The Police Department did not express any concerns that approval of the proposed change of zone request will impact police services within the district. 28. Fire Protection services: Fire protection is provided by the Captain Cook fire station located about 2-1/2 miles south of the project site. This station provides 24-hour service with both fire protection and emergency medical response. 29. Solid Waste: The nearest landfill is the West Hawaii Landfill at Pu'uanahulu, which was designed to serve as the regional solid waste disposal facility. 30. Utilities: According to the applicant, electricity lines are located along the Mamalahoa Highway fronting the project site. All other utilities are or will be made available to support the proposed project. AGENCIES' COMMENTS 31. DLNR-Engineering Division: (December 30, 2002 memorandum) "We confirm that the central portion of the proposed project site is located in Zone A, according to FEMA Community -Panel No. 155166 0943 C, and not FEMA Community Panel No. 155166 0100 C as stated in the application. Zone A is an area inundated by a 100 -year flood with no base elevations determined. The remainder of the project site is located in Zone X (unshaded). Zone X (unshaded) is an area determined to be outside the 500 -year flood plain. Please note that the National Flood Insurance Program (NFIP) does not have any regulations for development within Zone X, however Zone A is regulated under Title 44 of the Code of Federal Regulations. Also, the Hawaii County Code (Chapter 27) has more stringent rules regarding development within Special Flood Hazard Areas (which includes Zone A). If there are any questions regarding the NFIP, please contact the State NFIP Coordinator, Sterling Young, of the Department of Land and Natural Resources at 587-0248. If there are questions regarding flood ordinances, the applicable County representative should be contacted." 32. State Land Use Commission: (January 3, 2003 memorandum) "We acknowledge receipt of your December 17, 2002 memorandum regarding the above subject application. Given the location, scope, and nature of the proposed activity, the State Land Use Commission defers to the judgement of the County of Hawaii in this matter. We have no further comments to offer at this time." 33. Department of Transportation: (December 23, 2002 memorandum) "The proposed Visitors' Center site will serve as the operational and staging area for ecotourism activities to be conducted on the Hokukano Ranch property. The accesses to the site are under jurisdiction of the County. The proposed action will not impact our State transportation facilities." 34. Department of Health: (January 9, 2003 memorandum) "The Health Department found no environmental health concerns with regulatory implications in the submittals." 35. Department of Environmental Management: (January 27, 2003 memorandum) "Relating to the subject application, this division has the following clarifications/comments: • Commercial operations may not use transfer stations for disposal. • Aggregates and any other construction/demolition waste should be reused to its fullest extent. • Ample room should be provided for recycling. • Greenwaste may be disposed of only at the drop sites located at the Kailua and Hilo Transfer Stations." 36. Police Department: (January 9, 2003 memorandum): "Upon staff s review of this request, we are concerned with the planned ingress and egress to the property and recommend that the developer pursue the use of the mauka entrance along Konawaena High School Road. Also, due to traffic safety concerns, the idea of improving the existing driveway along Mamalahoa is discouraged. All ingress and egress to the property should be made via the Konawaena road." 37. Department of Water Supply: (February 19, 2003 memorandum) "We have reviewed the subject application for the proposed Change of Zone and have the following comments. Please be informed that the Department's existing water system facilities cannot support the proposed Change of Zone and development at this time. Extensive improvements and additions, including source, storage, transmission, and distribution facilities, must be constructed. Currently, sufficient funding is not available and no time schedule is set. As an added note, through a copy of this letter, the applicant is being reminded that water consumption to the parcel is in excess of their entitlement of 4,200 gallons per day (gpd) through the three 5/8 -inch meters servicing the parcel. This, along with a request for water conservation measures on site, was outlined in a letter to the applicant through a March 30, 2001, letter." 38. Department of Water Supply: (March 5, 2003 memorandum) "This letter is to amend our comments contained in our February 19, 2003, letter to you. Based on the revised maximum daily water demand of 3,000 gallons per day (gpd) contained in a March 4, 2003, letter from the applicant's representative, we are willing to support the subject application with the following conditions: The maximum daily usage shall not exceed 4,200 gpd. 10 2. Any change in use or if additional structures are proposed, then the applicant or their successors shall submit plans and water demand calculations to the Department of Water Supply for review and approval; prior [to] plan approval by your department. Further, in discussions with the representative as to the meter with excessive usage, it was found that the meter was actually servicing another parcel. In light of that, the applicant has agreed to reassign the meter to the appropriate parcel and institute measures to bring the usage within compliance." 39. Department of Public Works -Engineering Division: (January 30, 2003 memorandum) "We reviewed the subject application and our comments are as follows: BUILDING Buildings shall conform to all requirements of code and statutes pertaining to building construction. A building permit will be required for the change of use. Different code sections and standards on building construction may apply. DRAINAGE All development generated runoff shall be disposed of on-site and shall not be directed toward any adjacent properties. The applicant shall be informed that if they include drywells in the subject development, an Underground Injection Control (UIC) permit may be required from the Department of Health, State of Hawaii. 3. A drainage study shall be prepared, and the recommended drainage system shall be constructed meeting with the approval of DPW. 4. Flood Zone "A", affects the subject parcel as designated by the Flood Insurance Rate Map (FIRM), dated September 16, 1988. Any new construction or substantial improvements within the Special Flood Hazard Area will be subject to the requirements of Chapter 27 - Flood Control, of the Hawaii County Code. The applicant shall submit a flood study prepared by a licensed professional civil engineer for determination of base flood elevations for new construction and substantial improvements to existing structures and the effects of any grading within the Special Flood Hazard Area. If required by DPW, the applicant shall submit to the Federal Emergency Management Agency (FEMA) for a Letter of Map Change prior to approval of any Certificate of Occupancy. 11 EARTHWORK All earthwork and grading shall conform to Chapter 10, Erosion and Sediment Control, of the Hawaii County Code. 2. The applicant should consult with the Natural Resources Conservation Service, (formerly known as, Soil Conservation Service). The applicant shall comply with chapter 11-55, Water Pollution Control, Hawaii Administrative Rules, Department of Health, which requires an NPDES permit for certain construction activity. ROADWAYS Driveway approaches to County roads shall conform to Chapter 22, Streets and Sidewalks, of the Hawaii County Code and DPW for location and design. Driveway approaches shall meet the requirements of the Hawaii Statewide Uniform Design Manual or AASHTO Standards for intersection sight distance. 2. If subdivided, vehicular access to the individual lots shall not be from Mamalahoa Highway. The applicant should construct all subdivision roadways to County dedicable standards. Mamlahoa Highway, fronting the subject property, is a county road, classified on the General Plan as an arterial. It has paved shoulders with asphalt concrete curbing for pedestrian protection, transitioning to concrete sidewalk 50 feet from and within the improved Konawaena School Road intersection, within a planned 70 -ft. wide right-of-way. Mamalahoa Highway, shall be improved to an 80 -ft. right-of-way according to the County's General Plan. A physical widening of 10 feet along the subject property frontage occurred when the Konawaena School Road intersection improvements were done in the mid 90's. However, we have not confirmed that the additional R.O.W. has been dedicated to the County. The applicant shall provide secondary urban arterial improvements to the project frontage along Mamalahoa Highway consisting of, but not limited to: pavement widening and transitions with concrete curb, gutter and sidewalk, drainage improvements, and any relocation of utilities; meeting with the approval of the DPW. The applicant shall construct all improvements and dedicate them to the County. 4. Konawaena School Road, along the southern boundary of the subject property, is a County street. It is widened and improved with concrete sidewalk for 200 feet from the signalized intersection with Mamalahoa Highway. Otherwise the road 12 has 26 -foot wide pavement and a 3 foot wide paved shoulder along the subject frontage. There is a sidewalk on the opposite side. The right-of-way width is approximately 40 -Feet. The applicant shall provide improvements to the entire frontage along Konawaena School Road consisting of, but not limited to: pavement widening and transitions with concrete curb, gutter and sidewalk, drainage improvements, and any relocation of utilities; meeting with the approval of the DPW. The applicant shall construct all improvements and dedicate them to the County. Install street lights, signs and markings meeting with the approval of the DPW, Traffic Division. TRAFFIC We reviewed the TIAR from the appendix and the apparently updated and corrected TIAR in the body of the application. We question the use of existing commuter traffic patterns as the basis for trip distribution to the 2 proposed entries. If allowed, the more exposed Mamalahoa Highway entry will be construed as the main entry. The TIAR should also provide a scenario of highest and best commercial use. 2. We oppose any access to the proposed development from Mamalahoa Highway unless it is restricted to right -in and right -out movements or moved far enough so as not to conflict with the left turn lane at Konawaena School Road and provided with an exclusive left turn lane. Conflicts are foreseen by left turning traffic to the project at the existing entry location. 3. Provided with a left turn lane, Konawaena School Road could serve a properly located and designed entry to the project. Should there be any questions concerning this matter, please feel free to contact Kiran Emler of our Kona Engineering Division office at 327-3530." APPLICANT'S RESPONSE TO AGENCIES' COMMENTS 40. Response to Department of Environmental Management -Solid Waste Division: See Exhibit B — Letter to Planning Director dated February 28, 2003 -13- 41. Response to Police Department: See Exhibit C - Letter to Planning Director dated February 28, 2003 42. Response to DIAR-Engineering Division: See Exhibit D - Letter to Planning Director dated February 28, 2003 43. Response to Department of Public Works: See Exhibit E - Letter to Planning Director dated March 4, 2003 44. Response to Department of Water Supply: See Exhibit F - Letter to Planning Director dated March 4, 2003 AGENCIES - NO OBJECTIONS 45. Fire Department, Real Property Tax Division, DLNR-Historic Preservation Division. PUBLIC COMMENTS 46. No comments from the general public regarding the subject application were received by the Planning Department. -14- CHANGE OF ZONE A P P L I C A T I O N EXHIBIT A ' HOKUKANO RANCH Visitors' Center Project TMK:8-1-02: Portion of 40 South Kona, Hawaii October 2002 PREPARED FOR: Hokukano Ranch, Inc. Kealakekua, Hawaii PREPARED BY: SSFM International, Inc. CHANGE OF ZONE APPLICATION FOR HOKUKANO RANCH VISITORS' CENTER PROJECT T.M.K: 8-1-02: Portion of 40 SOUTH KONA, HAWAII OCTOBER 2002 PREPARED BY: ", I N T E R N A T I O N A L COUNTY OF HAWAII Y 9LANNING DEPARTMENT CHANGE OF ZONE APPLICATION (Type or legibly print the requested information) APPLICANT: Hokukano Ranch, Inc. APPLICANT'S SIGNATURE:/ —o -a DATE October 7, 2002 Thomas W. Pace, Vice -President ADDRESS: Hnkukann Rnnrh Tnn P.O. BOX 2240 Kealakekua, Hawaii 96750 LIST APPLICANT'S INTEREST IF NOT OWNER: LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: William H. Pace, President; Thomas W. Pace, Vice -President; and John H. Pace IV, Secretary & Treasurer PHONE:(Bus.) (808) 323-2299 (Res.) N/A (Fax) (808) 323-2371 M�►`I� �rrJ�lj �:7f.Y Hokukano Ranch, Inc. LANDOWNER SIGNA (May be letter) LANDOWNER(S) ADDRESS: P.O. Box 2240, Realakekua, Hawaii 96750 DATE: October 7, 2002 REQUEST: Single -Family Residential & Agricultural TO Village Commercial (CV -10) (Existing zoning) (Proposed Zoning) 'I'A}( MAP KEY: (Existing 8-01-002: Portion of 040 STREET ADDRESS OF PROPERTY: 81-6580 Mamalahoa Highway, Kealakekua, Hawaii 96750 SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: Approximately 5.595 acres AGENT: R. Ben Tsukazaki, Esq. ADDRESS. Tsukazaki Yeh & Moore, A Limited Liability Law Company 85 West Lanikaula Street Hilo, Hawaii 96720-4199 TEL.EPHONE:(Bus.)(808) 961-0055 (�) N/A (Fax) (808) 969-1531 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Thomas W. Pace COPIES: R. Ben Tsukazaki, Esq. and Ronald A Sato, AICP SSFM International, Inc. 501 Sumner Street, Suite 502 Honolulu, Hawaii 96817 (See Instructions on Reverse Side) ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. if your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? Uncertain at this time. If Vis, please answer the rest of question I and then to question 3. a. How many acres of the requested area do you intend to subdivide? N/A b. Into what lot sizes? N/A C. if your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? N/A C If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you nave no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? No b. Sell or lease the land to someone who has tentative plans? No C. Sell or lease the land to someone who has no plans? No a. Keep it? Yes e. other (please state) As described in the accompanying Background and County Environmental Report, the property will be developed with a visitors' center and related improvements. f. if you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. N/A 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 which you feel might help us in evaluating your request. As described in the accompanying Background and County Environmental Report, the development of the Hokukano Ranch Visitors' Center and related improvements will entail the use of some existing structures on the property. An existing ranch house will be renovated and expanded to function as the Visitors' Center, which will provide space for registration activities, staff and administrative offices, a visitor orientation and lobby area, storage facilities for supplies, restroom facilities, and a small retail/gift shop. Similarly, an existing barn will be renovated and converted into a craft shop, demonstration area and rain shelter for visitors. Other existing structures L on the property will be used as appropriate. New structures and uses will include a green house, parking lots for visitors and employees, and paved roadways. The proposed Hokukano Ranch Visitors' Center and related improvements will be financed by the Applicant and are planned to be completed and operational by 2005. 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 Have you performed any study which discusses the environmental impacts your request would nave on the surrounding area and/or the County? Yes If so, please elaborate on your findings in the space provided below. Please see Chapter 3 of the accompanying Background and County Environmental Report for a detailed discussion of the project's impact on the physical and biological environment. In summary, there are no natural resources of significant cultural, environmental, or aesthetic values present on the project site. There are no known rare or endangered species present on the property or in the immediate vicinity. The project will not adversely impact other natural resources such as watersheds, scenic resources, landscaping, habitat, or other sensitive environmental resources. 6. Are there any buildings on the subject area? Yes If so, what kind? A ranch house and garage, a barn, and several wooden sheds. What do you intend to do with those buildings if your request is approved? As previously described, the ranch house and barn will be renovated and developed as part of the Visitors' Center and related improvements. Other existing structures may be used as part of the project as appropriate. 7. Is the subject land currently being used for any agricultural activity? Yes if so, please list the kinds of products grown on and how many square feet or acres of land per product? Existing structures and uses on the project site are used to support ranching activities and operations occurring over the larger Hokukano Ranch, which consists of approximately 12,000 acres. 9912 8. To your knowledge, has there been any flooding and/or drainage problem on the subject area? Yes If so, please describe the problem. As described in Chapter 4 of the accompanying Background and County Environmental Report, a special flood hazard area runs through a portion of the project area. Drainage improvements will be designed in conformance with DPW "Storm Drainage Standards" and County flood district standards and requirements. g. Do you think that the roads leading to the subject area needs improvement? No if so, what kind? Based on the findings of a Traffic Impact Analysis Report performed by Julian Ng in April 2001, the proposed project is expected to have minimal impact to traffic volumes on Mamalahoa Highway, and to conditions at the signalized intersection with Konawaena School Road. 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? a. Schools b. Roads C. Sewer d. Drainage e. Police Protection f. Fire Protection g, Recreational Facilities h. Recreational Facilities i. Other WA -4- Yes y4 X X X X X X X X For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. N/A 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. No formal archaeological survey was performed for this project site. There are no known archaeological resources on the project site and it is unlikely that any exist as the area has been used for ranching activities for over 150 years and has undergone significant alterations as a result. The existing ranch house is on the State Historic Preservation Office (SHPO) Inventory List, but is not a registered historic structure. The renovation of the ranch house will be coordinated with the State Historic Preservation Division. Signature: Address: P.O. Box 2240, Kealakekua, HI 96750 Telephone: (808)323-2299 Date: October 7, 2002 -5- 6338A/50A P. D. 5/84 Hokukano Ranch Visitors' Center Change of Zone Application Table Of Contents TABLE OF CONTENTS CHAPTER PAGE CHAPTER 1 INTRODUCTION 1 1.1 PURPOSE FOR APPLICATION 1 1.2 BACKGROUND ON EXISTING LAND USE DESIGNATIONS 4 1.2.1 State Land Use District 4 1.2.2 County of Hawaii General Plan 7 1.2.3 Special Management Area 7 1.2.4 County Zoning District 7 CHAPTER 2 PROJECT DESCRIPTION 11 2.1 PROJECT LOCATION AND VICINITY 11 2.2 DESCRIPTION OF PROPERTY 12 2.3 DESCRIPTION OF PROJECT 14 2.4 NEED FOR PROJECT 17 2.5 ALTERNATIVES TO PROPOSED PROJECT 18 CHAPTER 3 PHYSICAL AND BIOLOGICAL ENVIRONMENT 19 3.1 CLIMATE, TOPOGRAPHY, AND SOILS 19 3.1.1 Topography 19 3.1.2 Soils 19 3.1.3 Probable Impacts From Construction Activity 23 3.2 NATURAL HAZARDS 24 3.2.1 Earthquake And Lava Flow Hazards 24 3.2.2 Hurricane Hazards 26 3.2.3 Tsunami Inundation And Flooding 26 3.3 HYDROLOGICAL RESOURCES 27 - 3.4 BOTANICAL RESOURCES 28 _ 3.5 FAUNA AND AVIFAUNAL RESOURCES 29 3.6 HISTORIC, ARCHAEOLOGICAL, AND CULTURAL RESOURCES 30 3.7 VISUAL RESOURCES 31 3.8 AIR QUALITY 32 3.9 NOISE 34 3.10 SHORT-TERM USES OF THE ENVIRONMENT AND LONG-TERM PRODUCTIVITY 37 3.11 IRREVERSIBLE AND IRRETRIEVABLE COMMITMENTS OF NATURAL RESOURCES 37 -i- Hokukano Ranch Visitors' Center Change of Zone Application Table Of Contents TABLE OF CONTENTS CHAPTER PAGE CHAPTER 4 INFRASTRUCTURE & PUBLIC FACILITIES 38 4.1 WATER FACILITIES 38 4.2 WASTEWATER FACILITIES 40 4.3 DRAINAGE FACILITIES 40 4.4 SOLID WASTE FACILITIES 43 4.5 TRANSPORTATION FACILITIES 43 4.6 ELECTRICAL AND COMMUNICATIONS FACILITIES 50 4.7 EDUCATIONAL FACILITIES 51 4.8 RECREATIONAL FACILITIES 52 4.9 MEDICAL FACILITIES 53 4.10 POLICE FACILITIES 53 4.11 FIRE FACILITIES 54 CHAPTER 5 ECONOMIC AND SOCIAL FACTORS 55 5.1 EMPLOYMENT 55 - 5.2 SOCIAL IMPACT FACTORS 56 F CHAPTER 6 CONFORMANCE WITH PLANS AND POLICIES 57 6.1 STATE LAND USE PLANS AND POLICES 57 6.2 COUNTY LAND USE PLANS AND POLICIES 57 6.2.1 County Of Hawaii General Plan 57 6.2.2 County Of Hawaii Zoning District Standards 72 6.2.3 Special Management Area 73 CHAPTER 7 CONSISTENCY WITH DECISION-MAKING CRITERIA 74 CHAPTER 8 BIBLIOGRAPHY 76 Hokukano Ranch Visitors' Center Change of Zone Application Table Of Contents LISTING OF FIGURES Ficin PAGE Figure 1.1 Project Location Map And Vicinity Map 2 Figure 1.2 Lot Map For Hokukano Ranch Property 5 Figure 1.3 State Land Use District Map 6 Figure 1.4 Existing And Proposed General Land Use Pattern Allocation GuidePlan Maps 9 Figure 1.5 County of Hawaii Zoning Map South Kona District 10 Figure 2.1 Hokukano Ranch Visitors' Center Existing Site Plan 13 Figure 2.2 Hokukano Ranch Visitors' Center Preliminary Site Plan 15 Figure 3.1 Soil Survey Classification Map 21 Figure 3.2 Detailed Land Classification Map 22 Figure 4.1 Proposed Water System Improvements 39 Figure 4.2 Proposed Wastewater Facilities Plan 41 Figure 4.3 Drainage And Flood Area Plan 42 Figure 4.4 Existing And Future Traffic Without Project 45 Figure 4.5 Future Traffic Volumes With Project 48 Hokukano Ranch Visitors' Center Change of Zone Application Table Of Contents LISTING OF TABLES Table 1.1 Summary Information Table 4.1 Existing Traffic Volumes Table 4.2 Unsignalized Intersection Analysis With Project Conditions Table 4.3 Signalized Intersection Analysis With Project Conditions LISTING OF APPENDICES APPENDIX Appendix A Photos of Hokukano Ranch Visitors' Center Project Appendix B Traffic Impact Analysis Report -iv- 3 46 47 49 Hokukano Ranch Visitors' Center Chapter 1 Change of Zone Application Introduction CHAPTER 1 INTRODUCTION 1.1 PURPOSE FOR APPLICATION This document was prepared for Hokukano Ranch, Inc. (the Applicant) to serve as the Change of Zone Application and County Environmental Report for the proposed "Hokukano Ranch Visitors' Center" project. This document has been prepared to meet the Change of Zone application requirements for processing by the County of Hawaii (County) Planning Department. Hokukano Ranch, Inc. is seeking a Change of Zone from the Single -Family Residential District (RS -15) and the Agricultural District (A -1a) to the Village Commercial District (CV -10) to allow for the development of a visitors' center on approximately 5.6 acres of land situated on the northeast corner of the intersection of Mamalahoa Highway and Konawaena School Road. This project site is located in the town of Kealakekua in the South Kona District of the Island of Hawaii. The proposed Hokukano Ranch Visitors' Center will serve as the greeting and operational center for ranch visitors and a staging area for conducting ecotourism activities on the larger Hokukano Ranch property. This visitors' center will include a central commercial center containing office space, visitor registration area, gift shop and other accessory facilities. Other accessory structures and uses on the project site will include a craft shop, greenhouse, small petting zoo and parking areas for visitors and employees. Chapter 2 provides a more detailed discussion of the project and property. The project site consists of approximately 5.6 acres of a larger 1,398 -acre lot identified as Tax Map Key 8-1-02: 40. This lot, also referred to as Lot 1, is part of a larger tract of land associated with the entire Hokukano Ranch property, which is comprised of approximately 12,000 acres. Under the County's South Kona District Zoning Map, the majority of the project site is currently zoned Single -Family Residential (RS -15) while a very small portion in the northeast corner is zoned Agricultural (A -la). A Change of Zone to the Village Commercial District (CV), with a minimum building site area of 10,000 square feet, is proposed for the project site to allow the development and operation of the visitors' center. Figure 1.1 shows the location and general vicinity of the 5.6 -acre project site. Table 1.1 provides a summary of pertinent information associated with this property and project. Based upon the following information, the Applicant submits that the proposed CV -10 zoning is warranted and requests that such zoning be approved for the project site. -1- x Q e '' �;,�, t`--. { .%'rr a � p�' ♦ • :+. _ • � a � � � 1. � � � =;.,y �" ••e � 7�,. t', i y•,�, t •t ti ••\ jam,/•��„i'-."'.r-� ' j •,3 �t � •• t 110 � �" J _ +tae` V'�A�J t4 't y '`/►� t} t Nk, it ,ter t`•. `�'`• , Ri IN j r � w 4 " i7 +may �r ■� �.j•Y'1r ? � \., � � �''� • a�� :--.�- •:� F` it � �; I.; � '� � � K n � N � � P T�,,L. �, � ., ' •�-�.... +'• 6 : , Li _'''• 1 fV 99 r 1i j� ,}M�•>4e�1 �r't' e1 . ` //{�{iq' Tower' KO•�1,r�'mv �'Q s th O". � � ��t.r�„d' �a�.�-^ry � WT F� • F ? • M El lry 11 •`}�i � t t� �D9,�"J"', E3 '",�rzs�� c.3� �•s f'�5 � �, t• 7 `1•a ti ;+ ` ' 1 "� !' f �� , s E7 tyt a'�4 • •� H yy ®`tq1 ■ ` J � ; S_ 441 ,. E 11 k�_ , � ; .;_�: .'•� = �: � t�0 TSI iv - �� _;s t.� �•�, +� °t '��'i.- � t''� ,. O + i � ��y.t;, + � Jtn �1t t'i • � d� �+!L.�� � ' ,.i i.4 ', •.`v a i L ag V C! S i A 1, a fa P y V'•� 'a , ? ,. r �ii a • � '1� ,6 r�r, ��'' - r � • r_ r 9 � `�, sj �'' "� h t�'a V f+t!a / • 1 s. 131. S y t.° s{ •`�y.cu"° t 1 r�1�`.'lilti.l r f �0/ r `� +t`..i "� 7 41 .� • t '^ ` i k � � t .. � t s Lt � � t _ eat \ � t •1 ,• 4 i ,, , 4444 .. F P ::Z! Z d 4 t: Ca � •w 1FROJE 7 LOCAURON AND CHNR7'Y MA P Hokukano Ranch Visitors' Center Project Source: j I N T E N 4T 10 N 81 Hokukano Ranch, Inc. 3 D Topo Quads USA (2000) �2� Hokukano Ranch Visitors' Center Chapter 1 Change of Zone Application Introduction Table 1.1 Summary Information Project Name: Hokukano Ranch Visitors' Center Owner/Applicant: Hokukano Ranch, Inc. P.O. Box 2240 Kealakekua, Hawaii 96750 Contact: Mr. Tom Pace Agent., Tsukazaki Yeh & Moore, A Limited Liability Law Company 85 West Lanikaula Street Hilo, Hawaii 96720 Contact: Mr. Ben Tsukazaki, Esq. Application Request: To obtain a Change of Zone from the existing Single -Family Residential District (RS -15) and the Agricultural District (A -1a) zoning to the Village Commercial District (CV -10) zoning to allow for development of the Hokukano Ranch Visitors' Center. This visitors' center will serve as the operation and staging area for ecotourism activities conducted on the larger Hokukano Ranch property. Facilities will include a central commercial center having office space, registration, gift shop, and other accessory facilities. Other structures and uses on the project site will include a craft shop, green house, small petting zoo and parking areas for visitors and employees. Processing Agency: Planning Department, County of Hawaii Project Location: The property is located on the northeastern corner of the intersection of Mamalahoa Highway and Konawaena School Road. The property is part of the Hokukano ahupua'a land tract on the boundary of the North Kona and South Kona districts. Existing Use: There is an existing ranch house on the property that is presently used for office and storage for Hokukano Ranch activities. There is also a shop / storage bam on the property used for the storage of ranch equipment and supplies. Several other smaller sheds are present on the property but are not actively being used at this time. Tax Map Key: (3) 8-01-002: Portion of 040 Land Area: Approximately 5.6 acres State Land Use: Urban District County General Plan: Medium -Density Urban Development County Zoning District Single -Family Residential District (RS -15) and Agricultural District (A -1a) SMA Designation: The project site is located outside of the Special Management Area. Therefore, the SMA regulations of the County of Hawaii do not apply to this project. -3- Hokukano Ranch Visitors' Center Chapter 1 Change of Zone Application Introduction Backeround On Applicant The Applicant is Hokukano Ranch, Inc. of Kealakekua, Hawaii, who is the landowner of the project site along with several thousand acres of land mauka of the project site area referred to as "Hokukano Ranch." Hokukano Ranch, Inc. manages and operates these lands, which are primarily used for various types of ranching activities such as cattle raising, coffee, and macadamia nut production. The Applicant is also currently constructing an 18 -hole golf course on these ranch lands as part of efforts to diversify ranch operations. The name "Hokukano" is Hawaiian for proud or bright star. Historically, Hokukano Ranch was known as the Greenwell Ranch after Henry Greenwell who purchased the ranch in 1874. This ranch was owned and operated by Greenwell family members until it was purchased by the Applicant in 1987. Since then, this ranch property has been known as Hokukano Ranch. The entire Hokukano Ranch property is comprised of three large tracts of land which are: 1) the Hokukano Mauka Tract, 2) the Onouli Ist Tract (part of Onouli 1-2), and 3) the Kaawaloa Tract. Together, these three large tracts of land encompass a land area of approximately 12,000 acres, generally extending from Mamalahoa Highway inland approximately 4.5 miles to a landmark referred to as Kipuka Mamani. This Hokukano Ranch property is located between the land areas of the Lehuula Tract to the north and Kealakekua Tract to the south. A total of 18 Lots for this entire ranch property were created under a consolidation and subdivision plan approved by the County Planning Department in January 2000 for the Applicant. The approximately 5.6 -acre project site is part of a larger property, referred to as Lot 1, which is comprised of 1,398 acres. Figure 1.2 shows all of the lots associated with the entire ranch property. 1.2 BACKGROUND ON EXISTING LAND USE DESIGNATIONS 1.2.1 STATE LAND USE DISTRICT _ Under Chapter 205, Hawaii Revised Statutes (HRS), all lands in the State of Hawaii are classified into four major land use districts referred to as State Land Use Districts. These land use districts are Urban, Rural, Agricultural, and Conservation. The boundaries of these districts are delineated on maps referred to as State Land Use Boundary Maps. For each land use district classification, there are permitted uses or activities, which are described under §205-2, HRS. The proposed 5.6 -acre project site is designated "Urban District" under the State Land Use Commission's (LUC) Land Use District Boundary Map for Kealakekua (Map H-8). Figure 1.3 shows the subject property in relation to this Land Use District Boundary Map. Urban Districts permit activities or uses as provided by ordinances or regulations of the county within which the Urban District is situated- -4- Hokukano Ranch Visitors' Center Project Site qe .- INSET B �_ _� - � � �— �. M'J`- � i .,.... ... .. - �-7� •:•111... .J . - i,,t 'i1t �� / r w \ __ .. Y— Lo, 2 il' -- LOT 1 t•� .,�,_ - 247267 o+"�-_�:--c.-.7..w_•T_ '1 `v ' [aOT Al . 1 OTAr13, LOT 5 LOT 7 LOT 9 6 �' 1 rr •' ww' ; — res 296.462 Acre 447.515 Acre. 217.]33 Acres LOT 10 ti iw..r.. gN seal ssea .r --INSET A LOT 15 979.170 Acres LOT 6 LO 8 777.785 Acres I LOT 15 911.702 Acres ]T 2 "i..._ _ ~,� � "_- --- L❑T 1 L❑T 4 t � p LOT 11 --"� 23 Ac— /w: �,` "-: - _ „_.sa_-----j 7398.709 Acres 424.301 ARe.� r LOT 8 rim 1 400.750 Acres i _. '-/t 1399.205 \. -,j. Acres - i--• __ --- - '�� ; = - --- `~�, _ _ d.5 ! LOT 14 ( LOT 17 �:' •. • -^ 064012 Acres 1198.050 Acres r 1 i .... .:.: _-.:... - I»,c.Y LOT 3LOT 18 , ---�._ `• ~ 636766 Acres LOT 3 1374.086 Acres •" ti t Hokukano Ranch '� Visitors' Center .." 6rw 12.026 A<. V- pe.. o- L••v N:A,fAAU N6N71 _ w.w n 6m rz.A Project Site °�:• �.-�- w°OtNm 4..1,6!]0"".'� 1®unAra zAxn - p[C7 1 a r N]6lptuq 6A+c• - s,[n r of z .�, .n44 J LOT MAP FOR HOKUKANO RANCH PROPERTY Figure 1.2 Source: "1-, Hokukano Ranch Visitors' Ceiuer Don Mchaosh Consulting INTERNATIONAL Hokukano Ranch, Inc. Holatkano Ranch Consolidation & Resubdivision -5- 4 01 401 Pl, Hokulcano Ranch Visitors' Center Project Hokuk-ano Ranch, Inc. sourre: Stare Land Use Commission Figure 1® W M9 IN ki I NT EIA NAP I0 N AL Hokukano Ranch Visitors' Center Chapter 1 Change of Zone Application Introduction Thus, Urban District classified lands on the Island of Hawaii are regulated by the ordinances and regulations of the County of Hawaii. The portion of the subject property proposed for rezoning is located wholly within the Urban District. 1.2.2 COUNTY OFHAwAI1GENERAL PLAN The County of Hawaii General Plan adopted under Ordinance 89-142 serves as a policy document for the long-range comprehensive development of the Island of Hawaii (County 1989). Under the current Land Use Pattern Allocation Guide Map associated with this General Plan, the proposed 5.6 -acre project site is identified as being located within an area designated for "Medium -Density Urban Development." Over the past three years, the County's General Plan has been in the process of being updated as required by the County Charter. Numerous public informational meetings have been held to collect public input on proposed revisions and the Planning Director and the Planning Commission have forwarded their recommended changes to the County Council for action. Currently, proposed revisions to the General Plan and associated land use maps do not involve changes to the existing Medium Density land use pattern designation for the project site. Figure 1.4 shows the project site both within the context of the current Land Use Pattern Allocation Guide Map for the area and the revised LUPAG map being proposed for the area. 1.2.3 SPECIAL MANAGEMENTAREA Under Chapter 205A (Coastal Zone Management), HRS, the County is authorized to regulate land uses located within the established Special Management Area (SMA) for the Island of Hawaii. Review of the County of Hawaii's SMA map for the Kealakekua area determined that the project site is situated outside the SMA. The SMA boundary in this area is located approximately 2.5 miles makai of the project site. Therefore, the project site is not subject to the County Planning Department's assessment and processing procedures established under the Ll Planning Commission's Rule 9, Special Management Area. 1.2.4 COUNTY ZONING DISTRICT The County's South Kona District Zoning Map was reviewed to determine the zoning district classification for the project site. As depicted on this zoning map, the majority of the approximately 5.6 -acre project site is zoned Single -Family Residential District RS -15 indicating a minimum lot area of 15,000 square feet. This zoning map also indicates that a very small area in the northeastern comer of the project site is zoned Agricultural (A -]a) indicating a minimum area of one acre for each subdivided lot. It should be noted, however, that this does not correspond with the State Land Use District Map which indicates that the entire project site is -7- Hokukano Ranch Visitors' Center Chapter 1 Change of Zone Application Introduction within the Urban District. Figure 1.5 shows the location of the project site as depicted on the County Zoning Map. The project site is currently part of a larger subdivided property identified as Lot 1 under the consolidation and re -subdivision map for the entire Hokukano Ranch property, which was granted final approval by the County in January of 2000. Consequently, this Lot 1 property meets the minimum lot size, dimensions, and design standards under both the RS -15 and A -la zoned districts at present. Given the proposed project site boundaries, this site is likely to be subdivided to create a new lot. A proposed subdivision map will be provided to the County at the time of subdivision. Under the current RS -15 and A -la zoning for the project site, the commercial activities proposed as part of the visitors' center are not permitted. Therefore, a request for a Change of Zone to the Village Commercial District (CV) with a minimum lot size of 10,000 square feet (CV -10) is proposed to allow for such commercial uses and activities to be conducted on the project site. -8- E EXEYENG GENERAL PLAN ILANID USE ?ATTERN ALLOCATION GUIIDIE MAP LLbLN U A,,,/ Major Road District Boundary Lines ronservatlon High Density Urban Medium Density Urban [� Low Density Urban l Open Area Proposed Important Agricultural Lands Proposed Medium Density Urban Proposed Other Agricultural Lands Proposed Resort Node 0 Proposed Rural ® Urban Expansion 4 PROPOSE® U'Kvj1-� U Zo� 0 r- PROPOSED GE2NERAL PLAN (DRAFT) LAND USE PATTERN N AL LOCA' ION GUffDE MAI? EMSTaNG AND PROPOSED GENERAL PLAN Figui°e 104 LAND USE PATTERN ALLOCATEON GUMS MAPS 1 ��1=1►� Hokukano Ranch Visitors' Center Project Source. I N T E 6 N A T I O N Hokukano Ranch, Inc. Planning Department, County of Hawaii A L i MEDIUM DENSITY LOW DENSITY INDUSTRIAL INTENSIVE AGRICULTURAL EXTENSIVE AGRICULTURAL ORCHARDS RESORT OPEN AREA CONSERVATION FLOOD PLAIN URBAN 'fE9 PA6�7d,Is3IL UHnJ" r YC, x 4.., Lcl'N. UNIVERSITY USE E EXEYENG GENERAL PLAN ILANID USE ?ATTERN ALLOCATION GUIIDIE MAP LLbLN U A,,,/ Major Road District Boundary Lines ronservatlon High Density Urban Medium Density Urban [� Low Density Urban l Open Area Proposed Important Agricultural Lands Proposed Medium Density Urban Proposed Other Agricultural Lands Proposed Resort Node 0 Proposed Rural ® Urban Expansion 4 PROPOSE® U'Kvj1-� U Zo� 0 r- PROPOSED GE2NERAL PLAN (DRAFT) LAND USE PATTERN N AL LOCA' ION GUffDE MAI? EMSTaNG AND PROPOSED GENERAL PLAN Figui°e 104 LAND USE PATTERN ALLOCATEON GUMS MAPS 1 ��1=1►� Hokukano Ranch Visitors' Center Project Source. I N T E 6 N A T I O N Hokukano Ranch, Inc. Planning Department, County of Hawaii A L i g i •••.. yam_ t lop 04> R Ci�""'--.~Cx !I illilliilllj 11,11,11 ' OJE SITE► gift COUNTY OF HAWAII ZONING MAP Figure 1.5 SOUTH LONA DISTRICT Source: NNO,=► Hokukano Ranch visitors' Center Project County of Hawaii i N T E R N A T I O N A l Hokukano Ranch, Inc. South Kona District Zoning Map WHE i Hokukano Ranch Visitors' Center Chapter 2 Change of Zone Application Project Description CHAPTER 2 PROJECT DESCRIPTION 2.1 PROJECT LOCATION AND VICINITY The Hokukano Ranch Visitors' Center site is located in the community of Kealakekua on the Island of Hawaii. This community is situated on the boundary separating the County's North and South Kona districts. Kealakekua is approximately 10 miles south of Kailua-Kona, and 2 miles north of Captain Cook. The property is located at approximately the 1,540 -foot elevation, and is situated on the northeast corner of the intersection of Mamalahoa Highway and Konawaena School Road. Figure 1.1 previously showed the property's location and vicinity. Existine Surrounding Uses South of the more developed resort and commercial areas between Kailua-Kona and Keauhou, urbanized areas are distributed more sparsely along Mamalahoa Highway and consist predominantly of residential communities. Such communities can be described as having a more rural character as compared to Kailua-Kona with their urbanized areas generally concentrated along the highway corridor. North of Kealakekua, these communities include the towns of Honalo and Kainaliu. The Kealakekua community represents one of the more urbanized communities along Mamalahoa Highway. Developed areas along the highway are characterized by small-scale retail and commercial businesses fronting the highway, with residential lots and subdivisions scattered in between. Several residential subdivisions are located both east (mauka) and west (makai) of this highway. The project site is located on the northeastern corner of the intersection of Mamalahoa Highway and Konawaena School Road. Notable land uses in the general area include the Kona Community Hospital and the Kealakekua Post Office, both of which are located about 3,000 feet north of the project site. Between the project site and the hospital and post office are numerous retail businesses including a kayak rental business, bakery, beauty shop, antique shop, massage school, cafe and several restaurants. Likewise, the area south of the project site along Mamalahoa Highway consists of various small retail shops and residential properties. Konawaena High School and Konawaena Middle School are located along Konawaena School Road about 1,000 feet east of the project site. Further east, approximately 1,300 feet from the project site, is a 24 -lot residential subdivision located near the end of Konawaena School Road. Uses immediately adjacent to the project site include the University of the Nations Peace Church to the north and a single-family residence to the east. Across Konawaena School Road to the south is the Christ Church Episcopal church and cemetery. Across Mamalahoa Highway, west of the project site are the Central Kona Union Church Cemetery and a residential lot. - 11 - Hokukano Ranch Visitors' Center Chapter 2 Change of Zone Application Project Description Appendix A of this document includes some photographs showing these uses in the immediate vicinity of the project site. 2.2 DESCRIPTION OF PROPERTY Along Mamalahoa Highway, the project site is located at an elevation of approximately 1,487 feet mean sea level. This property has a gentle to moderate slope rising from the highway as one proceeds east and northeast, with the highest point in the northeast corner of the site at an elevation of approximately 1,561 feet. Figure 2.1 shows this existing property and topography associated with it. The western boundary of this property is bounded by Mamalahoa Highway for about 440 feet, and the southern boundary of the site extends along Konawaena School Road for about 520 feet, as shown on Figure 2.1. There are several large mango trees throughout the project site that serve as dominant physical and visual features of this property. Ground vegetation is comprised of various introduced, woody, and herbaceous plant species, which are routinely pruned or mowed. Photographs contained in Appendix A show this property's existing landscape and vegetation. Existine Structures And Uses Existing uses and structures on the project site are presently used for ranching activities and operations occurring over the larger approximately 12,000 -acre Hokukano Ranch property. There is a plantation -style ranch house located at the southwest comer of the project site, which has a floor area of about 2,700 square feet. A small garage is located immediately south of this ranch house. This ranch house is presently used for ranch -related office and operational activities such as meetings, office activities, storage, and other administrative functions. Appendix A includes photographs of this ranch house along with other structures existing on the project site. A single -story wood framed barn, consisting of approximately 3,200 square feet of floor area, is present on the property located near the eastern boundary. This barn is similarly used for _I ranch related activities such as the cold storage of meat produced from ranch cattle, the storage of ranch supplies and equipment, and other ranch -related office activities. A few storage sheds are also located adjacent to and southeast of this barn as shown on Figure 2.1. Northeast of this bam is a horse tack shed used for storing horse saddles and other accessories along with a holding pen. A circular wooden pen generally located in the northwestern corner of the property is used as a temporary holding area for horses that are being shod or receiving veterinary attention. An electronically controlled wooden gate is present at the gravel driveway entrance to the property from Mamalahoa Highway. There are currently no paved driveways on this project site. Finally, an overhead electrical line with poles generally cuts through the center of this property in a north to south direction. -12- GRAPHIC SCALE IN FEET 80 0 80 160 Hokukano Ranch Visitors' Center Hokukano Ranch, Inc. -13- _7 4-0 Z", Al J Z— L F— KAILUA-KO"A Imod, mpos (0).L HOKUKANO RANCH VISITORS' CENTER EXISTING SITE PLAN Source: SSFMInternational, Inc. Figure 2.1 01MMA, - I N r r R N A T 1 0 N A L Ift Hokukano Ranch Visitors' Center Chapter 2 Change of Zone Application Project Description Existing Access To Property There are currently three existing driveways which provide vehicular access into and out of the property. The main driveway for this property is located along Mamalahoa Highway about 270 feet from the highway's intersection with Konawaena School Road as shown on Figure 2.1. This driveway is the only one that is regularly used to enter and exit this property. It is fenced along this short driveway entrance, and has an electronically controlled wooden gate restricting access into this property. The remaining two existing driveways are both located along Konawaena School Road. The second driveway access point is located about 150 feet away (mauka) from the intersection of Mamalahoa Highway and Konawaena School Road. This driveway leads to the garage situated behind and immediately south of the ranch house. This driveway is presently not being used since vehicles enter from the main driveway along the highway and park on the grassed open area north of the ranch house. The third driveway for this property is located about 520 feet away from the intersection with the highway and is infrequently used. This gravel driveway is fenced along its entrance and has a wooden gate that restricts access into the property. 2.3 DESCRIPTION OF PROJECT The requested change of zone will allow the Applicant to utilize the property as a staging and operational center for planned ecotourism tours and related activities conducted on the larger Hokukano Ranch property. Consequently, existing structures on the property will be improved to allow for such ecotourism activities such as creating the visitors' center, improving the barn, adding a greenhouse, and parking lot. Figure 2.2, the Preliminary Site Plan shows the proposed improvements for the project site. The Hokukano Ranch visitors' center developed on the property will be used to provide visitors with current and historical information about the ranch and as an orientation, registration, and staging area for various ecotourism activities conducted throughout the larger Hokukano Ranch property. Planned ecotourism activities will include horse-drawn wagon rides, horseback riding along trails, hiking through much of the large mauka ranch property, and educational and nature tours of the ranch's environment. The existing 2,700 square foot ranch house will be refurbished, renovated to be compliant with Americans with Disabilities Act (ADA) standards, and expanded up to an additional 1,300 square feet. Thus, a total floor area of up to 4,000 square feet will be created to transform this ranch house into the visitors' center. This visitors' center will provide space for registration activities, staff and administrative offices, visitor orientation and lobby area, storage facilities for supplies, restroom facilities, and a small retail / gift shop. Part of the expansion area planned may also be used to provide a covered deck for visitor drop-off and pick-up along with lobby entrance. -14- -15- E 1 1 ,tN i t 11 �l� •- � � r ---- '`} ; moi'-,�• • � �- ,: �_ � i ; '.• `,; - ^_ __- .. .- --'' -- ^^ r • -� �''�t: - -_Irk .. -\ _ �-•.�J�r�_..� -. .. .' •r --T _ ^�-' .Y~_ter ' .� - ! - i . l a North GRAPHIC SCALE IN FEET I i igKONA TO 80 0 80 160 _— `_ — --- -- - — --_----_�`----_ HOKUKANO RANCH VISITORS' CENTER Figure . !�® 2 r E n NATIONAL Hokukano Rand? visitors' Center PRELIMINARY SITE PLAN Source: Hokukano Rands, Inc. Inc. -15- Hokukano Ranch Visitors' Center Chapter 2 Change of Zone Application Project Description As shown on Figure 2.2, a greenhouse is planned to be located just north of the ranch house visitor center. This greenhouse will be about 30 feet wide by 60 feet long for a total of 1,800 square feet. It will be used for growing plants, which could be used for displays and sales to visitors and residents. The existing bam/shop will be refurbished and renovated so that it can be used as a craft shop, demonstration area, and rain shelter for visitors. It should be noted that the four of the five sheds, including the horse tack shed, are located in close proximity to the eastern property boundary line and will not meet the minimum 10 -foot side yard required by the adjoining Single - Family Residential District. (Please see Chapter 6, Conformance with Plans and Policies, for a more detailed discussion of minimum required yards.) As such, the Applicant acknowledges that these structures are likely to be required to be either relocated to more suitable locations within the project area or demolished as a condition of approval of the requested change of zone. Other site improvements will include a visitors' parking lot having about 50 parking stalls and a separate parking lot of about 12 stalls for employees and deliveries. The visitors' lot is also planned to provide space for a tour bus and van. Two of the stalls within the visitors' parking lot and one of the stalls within the employees' parking lot will be accessible parking spaces as required by the ADA. The on-site roadways for the project will connect the access driveways with the proposed visitors' center along with visitor and employee parking lots. The typical roadway will consist of a 24 -foot -wide, asphalt concrete paved section consisting of two 10 -foot -wide lanes with 2-156ot- wide shoulders. The parking lot surfaces will be paved with asphalt concrete and striped for the number of stalls indicated. The Preliminary Site Plan included in Figure 2.2 shows the location of these proposed parking areas and driveways. As shown on Figure 2.2, these parking lots will be connected with access driveways using the existing main driveway along Mamalahoa Highway along with the second access driveway along Konawaena School Road. Vehicles exiting the site utilizing the Mamalahoa Highway driveway are planned to be restricted to right -turns only to minimize disruptions to traffic. A greater discussion of traffic improvements is included under Chapter 5. The visitors' center is planned to be open daily seven days per week, for most days of the year. The hours of operation for the visitors' center will be during normal daylight hours. It is estimated that a range of 70 to 90 visitors per day will be accommodated at the visitors' center. The proposed visitors' center for Hokukano Ranch is planned to be completed and operational by 2005. This will include securing the requested change of zone and subsequent subdivision approval, conducting design work for site improvements and architectural work for building renovations, and obtaining ministerial permits such as plan approval, grading and building permits. Construction costs are estimated to be about $850,000. -16- Hokukano Ranch Visitors' Center Chapter 2 Change of Zone Application Project Description 2.4 NEED FOR PROJECT As previously mentioned, Hokukano Ranch is comprised of approximately 12,000 acres of land. Much of this land is still used for cattle grazing and related ranching activities, yet a substantial portion is native forest. In order to diversify land uses beyond the traditional cattle ranching operations, the owner sees the opportunity to provide educational tours and recreational opportunities throughout portions of the ranch that are no longer utilized for cattle grazing. In fact, the owner has fenced off over 1,300 acres of native forest to protect it from grazing as well as feral pigs, and plans to offer nature hikes throughout the existing trails in this stand of native forest. Currently, there is no suitable facility located on the property where visitors can be welcomed to the ranch for the purpose of receiving a general orientation or participating in educational tours and recreational activities. In order to fulfill this function, and to provide for other related visitor needs, the Applicant desires to undertake important and necessary improvements to the existing structures on the property to create a visitors' center that will serve as the focal point of the project site and support a range of activities on the larger Hokukano Ranch. In order to be successful and support the continued viability of ranch operations, it is essential that the visitors' center be located on this portion of the subject property where it will be most visible and accessible from Mamalahoa Highway. According to The International Ecotourism Society (TIES), 20% of all worldwide tourism dollars are spent on ecotourism vacations or adventure related excursions. That percentage has risen steadily for the past seven years, and is forecast to continue as the demand for ecotourism and adventure -related vacation experiences increases (TIES 1995). The term "ecotourism" as used here means nature and culture -based tourism that is ecologically sustainable and supports the well-being of local communities. Local examples of nature and culture -based tourism include hiking and the study of natural history through the aid of a guide, or self -guided interpretative trail system. Such a trail and interpretative system is designed and maintained in a manner that does not degrade the environment, and produces income for local community members, rather than outside corporate entities. In this scenario, locals have a vested interest in maintaining the environment in order to sustain both their cultural heritage and economic well-being. Hawaii has many unique attributes to qualify as a world-class ecotourism destination. These unique attributes include biological and cultural diversity, natural beauty, and reliable transportation facilities. Unlike the many developing areas of the globe competing in the ecotourism market, Hawaii is characterized by political and economic stability, as well as a high degree of public health and safety; all of which contribute to the desirability as an ideal ecotourism destination. -17- Hokukano Ranch Visitors' Center Chapter 2 Change of Zone Application Project Description There are several resorts, hotels, shops, beach parks, and related visitor attractions makai of the project area, yet there are few bona fide ecotourism activities occurring or facilities available in the mid to upper elevations throughout the project area. King's Trail Rides, located in Kealakekua, offers a series of horseback rides in the vicinity of Captain Cook Monument and Kealakekua Bay, but not in the cooler, more verdant forests, such as those found in the upper elevations of Hokukano Ranch. The same is true for guided hiking tours. There are currently no privately guided hiking or nature study tours available in the mid to upper elevations of the project area. Given the present and projected demands for high quality, low -impact ecotourism facilities and activities, the proposed project is appropriately positioned to support a range of ecotourism experiences for visitors. The proposed project will also support the Applicant's need to diversify land use activities into areas other than cattle ranching. It will also provide an opportunity for a unique, adaptive reuse of the conveniently located ranch house and grounds. 2.$ ALTERNATIVES To PROPOSED PROJECT Other potential uses of the project site were considered, including maximum residential development under the existing zoning, and taking "no action" with the property. Maximum t� residential development under the current RS -15 and A-1 a zoning would allow for 14 house lots on the approximately 5.6 -acre project site. The Applicant feels that this intensity of development would diminish the historic character of the existing house and ranch buildings. Maximum residential development would also result in visual impacts that would be viewed from Mamalahoa Highway, Konawaena School Road, and neighboring properties. Residential development does not meet the needs and objectives for supporting desired ecotourism activities on the larger Hokukano Ranch land. The only other land available for a visitors' center would be on mauka ranch lands and not easily accessible or visible from the public roadway which is needed for the success of most commercial activities. The no action alternative would maintain the existing uses and structures. This alternative does not fulfill the needs and objectives for a visitors' center to support desired visitor and ecotourism activities. Additionally, the no action alternative would not be a prudent use of this land which fronts Mamalahoa Highway and is already designated for Medium Density uses under the General Plan. As with the residential alternative, the no action alternative would require locating the visitors' center in an area of the ranch where it would not be easily accessible and visible from a public roadway. The proposed visitors' center use fulfills the Applicant's needs, utilizes the existing house, shop and other ranch related facilities. The existing internal ranch road provides access from the visitors' center to activity areas without having to use public roads. 18- Hokukano Ranch Visitors' Center Chapter 3 Change of Zone Application Physical and Biological Environment CHAPTER 3 PHYSICAL AND BIOLOGICAL ENVIRONMENT This chapter discusses the probable impacts associated with the Hokukano Ranch Visitors' Center on the property's existing physical and biological environment, and identifies mitigative measures proposed to address such impacts, if necessary. 3.1 CLIMATE, TOPOGRAPHY, AND SOILS Climate on the Island of Hawaii, as well as within the State of Hawaii, can be characterized as having low day-to-day and month-to-month variability. Differences in the climate of various areas are generally attributable to the island's geologic formation and topography. These factors create miniature ecosystems ranging from tropical rain forests to dryer plains along with corresponding differences in temperature, humidity, wind, and precipitation over short distances (U.H. Dept. of Geography 1998). The climate of the South Kona district is fairly typical of that associated with the Kailua- Kona district of West Hawaii. Average monthly temperatures recorded at Keahole Point in 1998 ranged between 73 and 79 degrees Fahrenheit with an annual average temperature of 76.1 k degrees. The average annual rainfall at Kainaliu is 61.3 inches; however, average rainfall data collected in 1998 was only 30.7 inches (NOAA 1998). The prevailing trade wind occurring in the South Kona district is from the southeast direction which usually dominates during the months of April to November. The average daytime wind speeds recorded at Kona International Airport is generally between 13 to 24 miles per hour (Dept. of Geography 1983). However, the wind direction in this district varies throughout the day with wind direction changing to a southwest direction up the slopes of Mauna Loa in the afternoon (Dept. of Geography 1998). 3.1.1 Topography J The topography of the property has a gentle to moderate slope rising from the highway as one proceeds east and northeast to an elevation of about 1,561 feet mean sea level at the highest point in the northeast corner of the site. Figure 2.2 showed the topography (2 -foot contour intervals) associated with this property. The lower elevations of the property near the existing ranch house fronting Mamalahoa Highway have slopes varying between 2 and 10 percent. Steeper slopes occur towards the northeast comer of the lot ranging from 10 to 20 percent. 3.1.2 Soils Soils present on the project site are described in this section using three common classification systems. These classification systems are: 1) the U.S. Department of Agriculture, -19- i Hokukano Ranch Visitors' Center Chapter 3 Change of Zone Application Physical and Biological Environment Soil Conservation Service's Soil Survey of Island of Hawaii, State of Hawaii (SCS 1973); 2) Land Study Bureau's Detailed Land Classification - Island of Hawaii (LSB 1965); and 3) Agricultural Lands of Importance to the State of Hawaii. Soil Conservation Service According to the U.S. Department of Agriculture, Soil Conservation Service Soil Survey of Island of Hawaii, State of Hawaii (SCS 1973), the vast majority of the soil on the subject property is classified as Honaunau extremely rocky silty clay loam (HRD), with 6 to 20 percent slopes. A representative profile of this soil has a surface layer of very dark brown silt loam about 6 inches thick. The subsoil is dark -brown to dark reddish -brown silt loam about 20 inches thick. Pahoehoe lava bedrock is at a depth of about 26 inches. Rock outcrops occupy 25 to 50 percent of the surface of this soil. Permeability is rapid, runoff is slow, and the erosion hazard is slight. Roots can penetrate to bedrock. This soil is used for pasture and wildlife habitat (SCS 1973). A small portion of the subject property toward the northeast corner of the project area contains soil classified as Honuaulu very stony silty clay loam (HUD), with 6 to 20 percent slopes. A representative profile of this soil has a surface layer of very dark brown silty clay loam about 9 inches thick. The subsoil is dark brown cobbly and stony silty clay loam about 28 inches thick. The substratum is Aa lava. Permeability is rapid, runoff is slow, and the erosion hazard is slight. Roots can penetrate to a depth of 3 feet or more. This soil is used mainly for pasture and coffee (SCS 1973). Figure 3.1 shows the SCS classification for the project site. Land Study Bureau Under the Land Study Bureau's Detailed Land Classification - Island of Hawaii, (LSB 1965), soils present on the subject property are classified in accordance with an overall master productivity rating. This Overall Productivity Rating established by the Land Study Bureau rated soils according to five levels, with "A" representing the class of highest productivity and "E" the lowest. Under the Detailed Land Classification - Island of Hawaii, the Honuaulu soil that naturally occurs on the approximately 5.6 -acre project site was given an overall master productivity rating of `B51," which is considered good for agricultural use. However, it is considered to be "poorly suited" for machine tillability due to its excessive stoniness. Figure 3.2 shows this master productivity rating for the property. Agricultural Lands Of Importance To The State Of Hawaii The State Department of Agriculture's "Agricultural Lands of Importance to the State of Hawaii" (ALISH) system classifies lands into three categories which are: 1) Prime, 2) Unique, and 3) Other. The Prime agricultural land classification represents land that is best suited for the -20- N � ME: HRD Nj 'q HU 1), W ter --l- a Konawaena S h HRD SORL SURVERY CLAM IFRCATff ON MAIP H Moguire 3.1 Source: woorimm Hokukano Ranch Visitors' Center Project U.S. Department ofAgriculture IN T IF R NAT I ON A L ffo-kukano Ranch, Inc Soil Conservation Service i • N N x`1,1,;." r J +, �'• r �•�. '- •J'' •' X 1 -'�' J ✓ . 1' `:ril`'�� � �t ✓ � N� • {Y ~ •'►C'd'r' - N - i;;� wizw +3 r• 1 , • ' � 1.-r✓ rlv+ e }J�� tlh{j,� �.. r•r r�. ,.. � . P+! �.Eir • � •�+,�r"" r' ,ice " r:� r ,,�,r'•' + -: '; d• �J - .. .•"IS7- -�:*I. .. �1r. � i : � y Yi. V, � � �'4 ` � +iry V �.�•'"'.�' 'r'� �`: ;ti r, J ^94 Project Site r' .. �d6t1"i�4.`.Ifi�. r.. ,use ,. ., .:rldlt . ;•:� .. .. -... r,3 .. .... rrL+.••Y.rl'v. ....�,. ^Ai•OC.r <.. DETAILED LAND CLASSIFICATION MAP Hokukano Ranch Visitors'CenterProject Source: o u •ano Ranch, Inc. Detailed Land Classification Island of Hawaii Figure 3.2 �X�=� I N T E R N A T I O N A L Hokukano Ranch Visitors' Center Chapter 3 Change of Zone Application Physical and Biological Environment production of crops. The Unique agricultural land classification represents non -prime agricultural land that is currently used for the production of specific high-value crops. The Other agricultural land classification is for non -prime and non -unique agricultural land that is of importance to the production of crops. Land within the State Agricultural District which is not classified as having any agricultural importance under the ALISH system is generally unsuited for cultivating crops. The project site is not classified as agricultural land important to the State of Hawaii based upon review of ALISH Map H-8 because the property is classified as Urban District lands. Urban District lands are not considered under this classification of agricultural lands. 3.1.3 Probable Impacts From Construction Activity Design of this project is intended to take advantage of the gently rolling topography of the project site to minimize grubbing, grading, and other disturbances to the existing topography. The project's design is also intended to retain and incorporate the existing large mango trees and other large vegetation present on the site. Given the natural slopes present on the property, the proposed development will try to achieve a balanced cut and fill condition for improvements constructed on the project site such as building additions and vehicular parking lot. Therefore, the majority of existing vegetation will be preserved and incorporated into the design minimizing clearing and grubbing activities. f; Grading activities that occur should generally be limited to creating pads for building additions to the existing ranch house and nearby green house. Some grading will be needed for the parking lot and entrance driveways. Pathways developed to link the visitors' center with parking lot and craft shop on the project site will be designed to complement the existing terrain. These pathways connecting facilities may be either gravel, grassed, or paved paths. Consequently, grading activities will be relatively minor for this project since they will not affect the entire property or significantly change the site's existing topographic conditions. A grading plan will be prepared during the design of this project and submitted to pertinent agencies for Jtheir review and approval. Construction of the visitors' center will inevitably involve some land disturbing activities that may result in some soil erosion during periods of rainfall. To minimize potential short-term erosion impacts during construction activities, various erosion control measures are available for implementation. Necessary measures will be developed during the final design of this project, and will comply with the County's Erosion and Sedimentation Control regulations prescribed under Chapter 10 of the Hawaii County Code (County 2000). These measures will be included in an erosion control plan prepared and submitted to the County for ministerial approval. Grading activities will also be performed in accordance with applicable provisions of permits obtained from the County and State Department of Health (DOH), as necessary. -23- Hokukano Ranch Visitors' Center Chapter 3 Change of Zone Application Physical and Biological Environment Erosion control measures being considered to further lessen short -tern erosion effects during construction may include: use of temporary sprinklers in non-active construction areas; stationing water trucks on the site during construction to provide immediate sprinkling in active construction areas; use of temporary berms and cut-off ditches; use of temporary silt fencing and screens; thorough watering of graded areas after construction activity has ceased for the day and on weekends; or sodding or planting slopes immediately after grading work has been completed. Necessary measures will be incorporated in a best management practices plan developed. Other Short -Term Construction Impacts Other typical short-term impacts that are usually associated with construction related activities may include fugitive dust emissions, construction noise, and traffic disturbances from construction vehicles along Mamalahoa Highway. Fugitive dust emissions and construction noise are not expected to cause considerable disturbances or annoyances to surrounding properties. Construction work for this project will be relatively small in scale as compared with larger resorts, subdivisions, or large commercial developments. Although these potential short-term effects should be minimal, other possible mitigative measures will be considered for implementation. Such measures will be determined during the project's design. Construction plans prepared will be submitted to pertinent agencies for review and approval. l Such measures considered during the design may include: limiting construction activities to off-peak traffic hours; use of wind breaks or watering to reduce dust; and implementing an approved traffic control plan. The measures actually developed will be designed to make construction activities comply with pertinent Administrative Rules of the State Department of Health such as Title 11: Chapter 46 (Community Noise Control), and Chapter 60 (Air Pollution Control). ` 3.2 NATURAL HAZARDS This section addresses only those natural and urban -related hazards applicable to the project site. Of the potential natural hazards, only earthquakes and lava flows, hurricane, and � flooding hazards are applicable to the project and are addressed below. There are no other "I known potential urban -related hazards applicable to the property such as airport clear zones, nuisances, hazardous wastes, or other site safety issues. 3.2.1 Earthquake And Lava Flow Hazards Earthquakes in the Hawaiian Islands are primarily associated with volcanic eruptions resulting from the inflation or shrinkage of magma reservoirs beneath which shift segments of the volcano (Macdonald, Abbott, and Peterson 1983). Although difficult to predict, an earthquake of sufficient magnitude causing structural or other property damage to the project 24- Hokukano Ranch Visitors' Center Chapter 3 Change of Zone Application Physical and Biological Environment may occur in the future. Most of the earthquakes that have occurred were volcanic earthquakes causing little or no damage. The seismic risk classification of the Island of Hawaii is a rating of Zone 4 (USGS 1997). The Island of Hawaii experiences thousands of earthquakes each year, however, most are so small that they can only be detected by instruments. There are some strong enough to be felt, and a few cause minor to moderate damage. Most of this island's earthquakes are directly related to volcanic activity, and are caused by magma moving beneath the earth's surface. A few of the island's earthquakes are less directly related to volcanism. These originate in the zones of structural weakness at the base of the volcanoes or deep within the earth beneath the island (USGS 1997). The locations of larger damaging earthquakes of magnitude 6 or greater since 1868 on the Island of Hawaii have generally occurred on the southern half of the island primarily on the eastern end. In the South Kona District, there have been three major earthquakes recorded in 1950, 1951, and 1952 with magnitudes ranging from 6.0 to 6.9. U.S. Geological Survey plots of recent earthquakes of magnitude 4.0 and greater from 1962 to 1985 showed that a few smaller earthquakes have occurred in the South Kona district. However, the great majority is centered on the southeastern end of the island (USGS 1997). There is the possibility of future earthquakes occurring on the Island of Hawaii, therefore, potential damage to constructed building structures, infrastructure, and other facilities may occur from an earthquake of sufficient magnitude. However, damages to structures will be minimized by following appropriate building design and construction standards established under County building codes and standards. Thus, the risk of potential damage to the facilities planned on the project site will not be more than other existing land uses in the South Kona district. Lava Flow Hazards Volcanic hazard zone maps developed for the Island of Hawaii were revised by the U.S. Geological Survey in 1987. The current map divides this island into zones ranked from 1 through 9 based on the probability of coverage by lava flows. Hazard zones from lava flows are based mainly on the location and frequency of both historic and prehistoric eruptions. Hazard zones also take into account the larger topographic features of the volcanoes that will affect the distribution of lava flows (USGS 1997). Based on the map, the project site is within the Lava Flow Hazard Zone 3. This zone rating j reflects less than 5 percent of area covered by lava since 1800, and 15 to 75 percent of area covered by lava in the last 750 years. This zone includes areas gradationally less hazardous than Zone 2 because of greater distance from recently active vents or because the topography makes it less likely that flows will cover this area (USGS 1997). Consequently, the potential for damages to the Hokukano Ranch Visitors' Center project site from lava flow hazard is fairly low. The -25- Hokukano Ranch Visitors' Center Chapter 3 Change of Zone Application Physical and Biological Environment Applicant has been cooperating with scientists at the U.S. Geological Survey's Hawaiian Volcano Observatory who have installed a dilatometer on ranch property to monitor events occurring deep within Mauna Loa. 3.2.2 Hurricane Hazards The three major elements of a hurricane making it hazardous are: 1) strong winds and gusts, 2) large waves and storm surge, and 3) heavy rainfall (FEMA 1993). Of these three, the visitors' center project site could be affected by only strong winds and heavy rainfall. The project site is located several miles inland away from the shoreline at an elevation of about 1,540 feet making impacts from large waves and storm surge remote. Impacts associated with heavy rainfall are addressed later under flooding. A hazard mitigation report prepared by the Federal Emergency Management Agency after Hurricane Iniki in 1992 determined that nine hurricanes approached within 300 nautical miles (about one day's travel time) of the Hawaiian Island's coastlines between 1970 and 1992. Most hurricanes affecting the islands have focused on Kauai. Based upon a tracking of hurricanes since 1950, there appears to be no geographical or meteorological reasons why hurricanes miss the other islands but tend to steer toward Kauai (FEMA 1993). Although unpredictable, the Island of Hawaii has historically received less threat and damage from hurricanes as compared to Kauai. However, as with other existing and ongoing developments in the South Kona district, facilities and structures built on the project site could receive damage from the high winds of a hurricane passing close to the island. However, damage to buildings and structures will be minimized by following appropriate building design and construction standards established under applicable County building codes and standards. Thus, the risk of potential damage from high winds will not be more than for other existing developments in the South Kona district and island -wide. 3.2.3 Tsunami Inundation And Flooding Because the island is geologically young, there are few well-defined drainage -ways on the project site and in the general surrounding area. As indicated by the soil classification maps, the soils present in the general area are extremely permeable, and visible surface runoff on the property have been described by the Applicant as being very infrequent. A portion of the project site is located within the Zone A designation, no base flood elevations determined, based upon a Gm review of the Flood Insurance Rate Map (FIRM), Community Panel Number 155166 0100 C, for the area (FEMA 1988). -26- Hokukano Ranch Visitors' Center Chapter 3 Change of Zone Application Physical and Biological Environment As discussed later in this document and shown on Figure 4.3, the Zone A floodway generally runs through the center of the property in an east to west direction (mauka to makai), just north of the ranch house. Portions of the existing barn along with the smaller nearby sheds are also situated within this floodway. This floodway also includes portions of the Konawaena High School property as it extends further inland. A more detailed flood study was conducted in January 1999 by Okahara & Associates, Inc. of this floodway encroaching within the project site. According to this study, the 100 -year flood plain boundaries did not differ substantially from the FEMA established boundaries. The Okahara & Associates, Inc. study did indicate the need to accommodate the 100 -year peak discharge of 195 cubic feet per second (cfs) into any future property development and drainage design (Okahara & Associates, Inc. 1999). Based on this flood study, more detailed analysis of the special flood hazard area will be conducted during the project's design to determine the extent (flood width and elevation) of the 100 -year flood. Drainage improvements on the project site will likely be designed to accommodate peak flow discharges for a 100 -year storm event that would yield 195 cfs. The project's design will comply with County requirements and standards specified under Chapter 27, Flood Control of the Hawaii County Code. Drainage improvements will include culverts and other improvements as necessary to meet County building codes and standards. Drainage improvements planned for the property are discussed in more detail under Chapter 4. 3.3 HYDROLOGICAL RESOURCES Under the State's Water Resource Protection Plan, aquifers of the Island of Hawaii have been classified under an aquifer coding system to identify and describe these aquifers. This system is comprised of Aquifer Sectors then Aquifer Systems located within these sectors. An Aquifer Sector reflects an area with broad hydrogeological (subsurface) similarities while maintaining traditional hydrographic (surface), topographic and historical boundaries. The Aquifer system is an area within a sector that is more specifically defined by hydrogeologic continuity, particularly hydraulic connections among aquifer types and units (CWRM 1989). The project site is located within the Southwest Mauna Loa Sector (Sector 806), which includes most of the southwest quarter of the island. Within this Southwest Mauna Loa Sector, there are three Aquifer Systems which are the Manuka, Kaapuna, and Kealakekua Systems. The project site is located within the Kealakekua System (System 80603). The Kealakekua Aquifer is the principal source of water in the region, and it is characterized by high level groundwater that does not rest on sea water. The sustainable yield for this system has been estimated at 38 million gallons per day (CWRM 1989). -27- Hokukano Ranch Visitors' Center Chapter 3 Change of Zone Application Physical and Biological Environment The Applicant has two privately drilled wells on the larger Hokukano Ranch property outside the project site, which has a sustainable yield of 3.3 million gallons per day. Currently, water from these wells is used for agricultural purposes, and irrigation of the golf course under construction. Water from these private wells are not planned to be utilized for the proposed visitors' center due to the distance of the site from these wells and the lack of conveyance system. The visitors' center is projected to create demand of approximately 8,800 gallons per day of water. While a sizeable groundwater resource exists on the larger Hokukano Ranch property, developing a conveyance system from these wells to service the project site is not being considered at this time. This demand is planned to be serviced using the water system currently serving the project site. This relatively small water demand generated by the project is not expected to have a significant impact on the Kealakekua Aquifer. Chapter 4 provides further discussion of the County's existing water system and demand associated with the project. Streams There are no perennial or intermittent streams located within or in the immediate vicinity of the project site. Likewise, there are no perennial or intermittent streams down-slope in the immediate vicinity of the project site. This is due in part to the relatively young geological age of the island. Most streams occur on the wetter, windward side of the island (HCPSU, 1990). The nearest named stream to the project site is Wai'ana Stream, located approximately 8 miles north of the project site. Therefore, development of the proposed visitors' center will not affect any important streams. 3.4 BOTANICAL RESOURCES Botanical resources present throughout the project site consist primarily of introduced species of trees, shrubs, and herbaceous plants. Photographs in Appendix A show examples of the types of vegetation present on the project site. The mature mango trees present on the property are the dominant tree species both in terms of size and quantity. t l There are also a number of African tulip trees present on the property. They are medium sized, and scattered throughout the lot. Other tree species include Norfolk Island Pine, Coco 'I Palm, Tropical Ash, Loquat, Papaya, Ficus, Brassia, Kukui Nut, and Common Guava. Shrubs include Hibiscus, Tibouchina, Christmasberry, Lantana, and Bouganvillea. There are no known rare, threatened, endangered or candidate species of plants present within the project site. I Herbaceous plants include A'pe, Wedelia, turfgrasses, introduced weeds such as wild radish, Taraxicum, clover, broadleaf plantain, shepherds purse, common mullien, common sandbur, and the introduced sword fem. Ground cover adjacent to the ranch house and barn/shop primarily consists of common bermuda grass. -28- Hokukano Ranch Visitors' Center Chapter 3 Change of Zone Application Physical and Biological Environment Necessary grubbing and grading activities occurring during the project's construction will inevitably result in the removal of some of the existing vegetation present on the property. However, the removal or impact to such vegetation is not expected to be significant since most of the existing plants and vegetation are common and introduced species. Design of the project will preserve much of the large mango trees and other trees present on the property since these trees contribute to the property's character. Consequently, development of the visitors' center on this property will not significantly disturb the existing vegetation present or negatively impact important botanical resources since none are present. Disturbed areas will be stabilized and re - vegetated once site construction is completed. 3.$ FAUNA AND AVIFAUNAL RESOURCES The project site is located along Mamalahoa Highway within a developed corridor along this highway that has been urbanized for several decades. Surrounding uses along the highway include residential lots, churches, and commercial businesses. Along Konawaena School Road, there are similar urban uses consisting of more residential lots along with the Konawaena High School and Konawaena Middle School. The project site has been used historically and currently as a ranch house supporting ranching operations and activities for Hokukano Ranch. No State or federally listed threatened, endangered, or candidate mammal species are known to be present on the project site. Mammals that may be present on the property likely consists of feral cats and dogs, mongoose, and rats that are typical with other developed areas. Horses are occasionally f`• held in the existing round pen where they are given veterinary attention and shod. Avifauna species observed on site include the Common Myna, Spotted Dove, Zebra Dove, Northern Cardinal, Japanese White -eye, Nutmeg Mannikin, House Finch, House Sparrow, and Java Sparrow. There are no known rare, threatened, endangered or candidate species of avifauna known to occur on the project site. There are also no significant habitats present on the project site or in the immediate surrounding area, such as wetlands, which may serve as nesting habitat for rare or endangered avifauna. Furthermore, the likely presence of feral cats, mongoose, and _f other predators on the property likely contributes to the absence of other types of avifauna species. The project site is reflective of urbanized areas and developed properties that have been iJdisturbed and actively used for other urban related activities over many decades. Consequently, development of the project is not expected to have a significant adverse effect on mammals and avifauna species. The improvements planned for the site will be relatively modest and not j significantly alter the current character of the property. There will be more activities occurring on the property associated with visitor activities conducted. However, these activities are not expected to adversely affect avifaunal or mammals on the site or in the immediate surrounding vicinity. As already discussed, such species present on the property are not rare, threatened, or endangered. -29- Hokukano Ranch Visitors' Center Chapter 3 Change of Zone Application Physical and Biological Environment 3.6 HISTORIC, ARCHAEOLOGICAL, AND CULTURAL RESOURCES Lands comprising Hokukano Ranch were originally purchased from King Kamehameha III by Henry Greenwell in 1851. Greenwell is remembered for cultivating oranges, putting Kona coffee on the European Market in the 1870's, and for his temper. He also raised sheep for wool at the higher elevations of his land after the civil war, and operated dairies in the 1880's. Later he began extensive cattle ranching. When he died, his eldest son William H. Greenwell inherited the estate that later became the W. H. Greenwell Ranch. The Hokukano Ranch property, which includes the project site, was purchased from certain Greenwell descendants on July 15, 1987, by Mr. John Pace. Tax office records indicated the land was used as pasture land and for coffee growing. Houses and shops are also listed, along with agricultural use, pasture, and several water tanks, sheds, and pumps. The project site is located within an area that has been characterized as being part of the upper zones associated with the Kona Field System. Various interpretations of this field system have categorized it into a series of three zones that are generally divided by elevations. This field system has never been completely mapped or exactly delineated, and large areas have been obliterated or obscured by historic land use changes. This Kona Field System has been listed in the Hawaii Register of Historic Places (HRHP No. 10-37-6601), and has been declared eligible for the National Register of Historic Places (PHRI 1991). The 5.6 -acre project site has been historically used for ranching and other related activities as part of the Greenwell Estate and more recently under Hokukano Ranch for over 150 years. As a result, the project site has been extensively excavated and graded for the construction of the ranch house (ca 1908), a shop, various storage sheds, a horse paddock and tie up area, and a round pen. Other disturbances to the property include construction of gravel driveways, parking areas for vehicles and agricultural equipment, utility and drainage installations, as well as landscaping around the ranch house. Therefore, there are no known historic or archaeological resources present on the project site since it has been significantly altered and historically used for ranching activities. Consultation with the State Historic Preservation Division (SHPD) determined that the existing ranch house is on the State Historic Preservation Office (SHPO) Inventory List, but is not a registered historic structure. The Applicant has begun restoration of portions of the house, and intends to utilize this restored and improved residence as the visitors' center and architectural focal point of the project site. The Applicant plans to coordinate restoration of the ranch house with SHPD. The existing shop and horse tack area will also be utilized for ecotourism activities. Although they are not considered by SHPD to be "contributing structures" in terms of historic interest, the Applicant plans to continue utilizing these structures in a manner that is consistent -30- Hokukano Ranch Visitors' Center Chapter 3 Change of Zone Application Physical and Biological Environment with the historic character of the property's ranching activities. Consequently, the improvements planned are not expected to have a significant adverse effect on historic properties since none are known to be present on the property. Cultural Resources And Practices There are no known cultural resources present, other than the previously described historical uses and related structures, or traditional native Hawaiian cultural practices occurring on the 5.6 -acre project site or in the immediate surrounding vicinity. As already discussed, the project site has been used for supporting agricultural and ranching related activities for over 150 years. Consequently, the improvements planned and activities to be conducted on this property as part of the visitors' center should not have a negative impact on cultural resources or traditional native Hawaiian cultural practices. Modifications of the property to serve as a visitors' center will not restrict access to other properties that may be used for traditional native Hawaiian cultural practices since the property is not known to serve as such access. The site has been used for ranching activities for over 150 years as part of the Greenwell Estate and more recently under Hokukano Ranch. 3.7 VISUAL RESOURCES There are no significant visual resources present on the project site nor is the property used �i for public scenic viewing points. This project site has been privately -owned for over 150 years. The property is located along the mauka (inland) side of Mamalahoa Highway, therefore, it presently has no effect on scenic views of the coastline from this highway. Views of the property are largely obscured by the enormous mango trees situated throughout the project site as shown on the photos in Appendix A. The existing single -story ranch house is the only existing building structure that is easily viewed from the highway. Modifications to the property are not expected to have a significant impact on existing visual resources or scenic views. Improvements to the existing ranch house will primarily occur ,- on the mauka (inland) side of the house which will not be easily visible from cars traveling along JI the highway. Furthermore, this ranch house will continue to be a single -story building maintaining the existing building height. Therefore, it should not create an obtrusive view from pj the highway having a significant adverse visual impact. Other improvements to the existing sheds and structures on the property will mainly involve interior improvements with some improvements to exterior portions of the facilities. However, these improvements will not raise the existing height of facilities or involve other changes that will make their visual appearance obtrusive. In addition, these facilities are sited well inside the property and away from the highway making them already difficult to see. -31- Hokukano Ranch Visitors' Center Chapter 3 Change of Zone Application Physical and Biological Environment Buildings and other facilities will be appropriately designed and landscaped, as necessary, to make them compatible with the existing environment and visually unobtrusive. All buildings and structures will be constructed in conformance with County standards and building code requirements. The existing trees are in good health and will be preserved in order to maintain the original character of the project site. Naturalistic landscaping will also be added to enhance the project site, and where necessary, to screen certain utilitarian features such as rubbish containers. 3.8 AIR QUALITY Ambient air quality standards (AAQS) have been established by both Federal and State governments that limit ambient concentrations of particulate matter less than 10 microns (PMIo), sulfur dioxide, nitrogen dioxide, carbon monoxide (CO), ozone, and lead. In addition, a State standard has been established for hydrogen sulfide. State AAQS are more stringent than the comparable national limits (NAAQS) except for the standards for sulfur dioxide, particulate matter and lead, which are set at the same levels. Air quality issues most applicable to the proposed project involve short-term construction related emissions (fugitive dust), and vehicular emissions (carbon monoxide) from traffic generated by the development. A summary of both State and National AAQS is presented below. Hawaii's standards are not divided into primary and secondary standards like the National standards. Primary standards '`i are intended to protect public health with an adequate margin of safety while secondary standards are intended to protect public welfare through the prevention of damage to soils, water, vegetation, man-made materials, animals, wildlife, visibility, climate, and economic values. Summary Of National And State Ambient Air Quality Standards -32- Sampling NAAQS NAAQS State Pollutant Period Primary Secondary Standards Particulate Matter Less Than Annual 50 50 50 10 Microns (PMta) 24 -Hour 150 150 150 Sulfur Dioxide Annual 80 n/a 80 24 -Hour 365 n/a 365 Nitrogen Dioxide Annual 100 n/a 70 Carbon Monoxide 8 -Hour 10 n/a 5 1 -Hour 40 n/a 10 Ozone 1 -Hour 235 n/a 100 Hydrogen Sulfide 1 -Hour n/a n/a 35 Lead Quarter 1.5 n/a 1.5 NoteAll concentrations in micrograms per cubic meter (pg/m') except for carbon monoxide which is in milligrams per cubic meter (mg/m') -32- Hokukano Ranch Visitors' Center Chapter 3 Change of Zone Application Physical and Biological Environment Short -Term Construction Activities Short-term impacts on air quality from construction activities will predominantly be associated with fugitive dust emissions and exhaust emissions from on-site construction equipment. Fugitive dust emissions will generally arise from grubbing, grading and other earth- moving activities associated with site clearing and preparation. Grubbing and grading activities will be limited on the project site since the project's design is intended to take advantage of the property's present topography along with incorporating existing trees and other large vegetation. Grading activities occurring should thus be limited to creating pads for the expansion of the ranch house, new greenhouse, and creating the parking lot and driveways. These improvements will therefore minimize the amount of excavation and other ground disturbance activities and resulting fugitive dust emissions. State air pollution controls prohibit visible emissions of fugitive dust from construction activities at the property line. Therefore, a dust control plan will be prepared and implemented to have the contractor comply with these regulations. Adequate fugitive dust control can usually be accomplished by establishing a frequent watering program, and implementing additional measures to address grubbing and grading activities. Some measures that will be considered during the project's design for implementation may include: �i 1. Limiting the areas that are disturbed at any given time; 2. Applying chemical soil stabilizers, mulching, or using wind screens; 3. Establishing a road cleaning or tire washing program to reduce fugitive dust emissions from trucks using paved roadways in the project site; and 4. Establishing landscaping early in the construction schedule to control dust. On-site mobile and stationary construction equipment may also emit air pollutants from engine exhausts. Minor nitrogen dioxide emissions from such construction equipment should not violate stricter State standards since the equipment used will be short-term given the limited type of improvements proposed, and emissions standards are set on an annual basis. Short-term carbon monoxide emissions from construction equipment will be low and should be relatively I insignificant in comparison to vehicular emissions generated from traffic occurring along the highway. Vehicular Emissions Present carbon monoxide concentrations from automobiles in this area of Kealakekua are estimated to range from being generally low (non -peak periods) to moderate (likely during peak hours). This is based upon the existing traffic volumes and operational level -of -service at the intersection of Mamalahoa Highway with Konawaena School Road, which are discussed in more detail under traffic conditions (Chapter 4). As a result, carbon monoxide emission levels should be within both National and State AAQS for both 1- and 8 -hour concentration levels. 33- Hokukano Ranch Visitors' Center Chapter 3 Change of Zone Application Physical and Biological Environment Traffic volumes occurring along Mamalahoa Highway range in area of about 1,400 to 1,600 cars during the weekday peak hours. About 900 to 1,000 vehicles, or roughly about 65 percent of the total, travel northbound (into Kailua-Kona) during the morning peak hour and reverse this pattern during the afternoon peak hour. Thus, there are a fair number of vehicles traveling along the highway past the project site during the peak hours. The overall intersection of this highway with Konawaena School Road also operates fairly well during the peak hours with a Level -of -Service "C" and `B" occurring during the morning and afternoon peak hours, respectively (Julian Ng 2001). Thus, heavy traffic congestion does not occur at this intersection which could result in high levels of carbon monoxide concentrations exceeding National and State AAQS. With the visitors' center project, some automobile -related emissions (carbon monoxide) will inevitably be generated from new activities occurring there. These additional emissions will have some effect on the present air quality along the highway near the project site and in the immediate vicinity. However, the increase in vehicular traffic at this property should have little effect on present carbon monoxide emission levels in this area and subsequently will not exceed either National or State AAQS. It was projected that about 70 project -related vehicular trips during the morning and 100 trips during the afternoon peak hours will be generated by the project. The planned use of tour buses or mini -vans to transport visitors to the project site for ecotourism activities will further reduce vehicular traffic into and out from this site. This increase will only have a minor effect on traffic conditions at the intersection of Mamalahoa Highway and Konawaena School Road because it will continue to operate at acceptable levels (Level -of -Service C during both peak hours). Consequently, this intersection will not operate at congested levels and thus will not result in carbon monoxide concentration levels exceeding National and State AAQS. 3.9 NOISE Noise from construction activities are regulated under Title 11, Chapter 46 (Community Noise Control) of the State DOH's Administrative Rules (DOH 1996). Under these regulations, the project site falls under the Class A and C zoning district classifications because it is zoned both residential (RS -15) and agricultural (A -1a). The Class A classification applies to properties zoned residential, conservation, preservation, public and open space, or of other similar land uses. The Class C classification applies to properties zoned agricultural, country, industrial, or of similar land uses. Under Title 11, Chapter 46, the primary land use designation shall apply for properties with mixed zoning districts. Thus, the Class A classification will apply since most of the property is zoned RS -15. As a result, the present maximum permissible noise levels under this Class is 55 dBA at the property line during daytime (7:00 a.m. to 10:00 p.m.), 45 dBA during nighttime -34- Hokukano Ranch Visitors' Center Chapter 3 Change of Zone Application Physical and Biological Environment (10:00 p.m. to 7:00 a.m.) hours. Noise levels are not to exceed these levels for more than 10 percent of the time within any 20 -minute period (DOH 1996). Noise From Construction Activities Construction of the visitors' center project will involve some grubbing and grading activities along with the construction of additions and renovations to the existing ranch house. The various construction phases of any development will inevitably generate some noise levels due to equipment noise and other related activities. Typical ranges of construction equipment noise vary between 70 and 95 dBA. Earthmoving equipment, such as bulldozers and diesel powered trucks, could probably be the noisiest equipment used during construction. However, any noise impact from these activities will be relatively short-term and minor given the limited type of improvements necessary for the site (ex. building additions and renovation, and parking lot). The actual noise levels will be dependent upon the construction methods and equipment employed during each stage of the development process. Furthermore, construction equipment will be equipped with mufflers as required under DOH regulations. In cases where construction noise exceeds, or is expected to exceed, the maximum permissible daytime noise level of 55 dBA allowable to property line limits, a permit will be obtained from the DOH to allow these activities. Specific permit restrictions included as conditions under this permit for construction activities are: No permit shall allow construction activities generating noise levels beyond the maximum permissible sound level at the property line before 7:00 a.m. and after 6:00 p.m. of the same day, Mondays through Friday. No permit shall allow construction activities generating noise levels beyond the maximum permissible sound level at the property line before 9:00 a.m. and after 6:00 p.m. on Saturdays. No permit shall allow construction activities generating noise levels beyond the - maximum permissible sound level at the property line on Sundays and holidays. Vehicular Traffic Noise Existing vehicular traffic noise is currently generated by traffic occurring along Mamalahoa 1 Highway and Konawaena School Road. Average weekday vehicular traffic totals about 19,000 e= cars along this highway, and about 1,100 vehicles during the morning and afternoon peak hours (Julian Ng 2001). Consequently, vehicular traffic along Mamalahoa Highway serves as the dominant source of traffic noise at the project site and in the surrounding area. Development of the project will generate relatively small increases in vehicular traffic into and out of the site from Mamalahoa Highway and Konawaena School Road. About 70 and 100 project -related vehicle trips will be generated from the project during the morning and afternoon -35- Hokukano Ranch Visitors' Center Chapter 3 Change of Zone Application Physical and Biological Environment peak hours, respectively (Julian Ng 2001). This additional traffic will inevitably contribute to some increase in noise levels along the highway in the vicinity of the project site. However, this increase in vehicular traffic on this highway will be relatively small in comparison to the present amount of traffic occurring along the highway. Traffic into and out of the project site is not expected to occur on a continuous basis since visitors will generally arrive at set time periods which follow schedules of ecotourism activities conducted. During such tours, minimal traffic will generally occur at the project site with the exception of deliveries (mail, supplies, etc.) and possibly, visitors stopping by to inquire about ecotourism activities. Thus, this project will not have the continuous daily flow of traffic entering and exiting the site as compared to commercial shopping centers or other retail centers (ex, supermarkets, convenience stores, etc.). Project -related traffic will also not travel beyond the property located at the corner of the intersection of Mamalahoa Highway and Konawaena School Road. As a result, noise from vehicular traffic should not affect the schools or residential lots located further up Konawaena School Road. Consequently, the project should have minimal impact on present traffic noise levels along Mamalahoa Highway and Konawaena School Road. Vehicular traffic generated from activities occurring at the project site are not expected to result in a noise level increase of 1.0 dBA or greater along the Mamalahoa Highway or Konawaena School Road. A noise level increase of 1.0 dBA or less should not be perceptible to residents or other commercial uses along the t; highway in the project area. Thus, increased vehicular traffic noise will be minimal, and not negatively impact adjacent residential and commercial activities. Noise From Operations Noise generated by the visitors' center activities will for the most part be limited to voices and noise from mechanical equipment such as air conditioning units. Human voices will typically occur from normal conversations by employees and guests, and from small group conversations associated with tour activities. No loudspeakers or other voice projecting jequipment are planned to be used for activities. Most of the group discussions, orientations, and activities will occur inside the visitors' center. Consequently, noise from conversations is not expected to exceed the permissible daytime noise levels at the property line of 55 dBA. Furthermore, guest activities conducted at the visitors' center will be limited to daylight hours so there shouldn't be night activities which exceed the permissible nighttime noise levels. Stationary noise sources such as air conditioners will be limited to the visitors' center. However, noise from such equipment should not be a source of annoyance to surrounding neighbors. The design of ranch house improvements is expected to consider use of standard noise mitigation devices, such as duct silencers, acoustic louvers, etc. for air-conditioning equipment, pumps, fans, etc. in order to meet pertinent DOH noise regulations. -36- Hokukano Ranch Visitors' Center Chapter 3 Change of Zone Application Physical and Biological Environment 3.10 SHORT-TERM USES OF THE ENVIRONMENT AND LONG-TERM PRODUCTIVITY The project's short-term uses of the environment, and the maintenance and enhancement of long-term productivity of the property are discussed below. Short-term uses of the property without the project will include continuation of existing operational activities supporting the ranching and agricultural activities conducted over the larger Hokukano Ranch property. Such activities include the use of the ranch house and other facilities present at the property (storage sheds, barn, corral, etc.). No other short-term improvements are planned for the property at this time. The maintenance and enhancement of the property's long-term productivity will be supported by the proposed visitors' center development. The existing ranch house and facilities will be improved to support visitor activities which are closely related to present ranching activities conducted on Hokukano Ranch. The improvements planned will not significantly alter the present character of the property, and will support ecotourism activities on the larger ranch property that are permitted under the Agricultural zoning district classification. Such diversification of agricultural and ranching related activities supports the operational viability and long-term productivity of Hokukano Ranch. 3.11 IRREVERSIBLE AND IRRETRIEVABLE COMMITMENTS OF NATURAL RESOURCES As is applicable to any development or construction activity, the proposed improvements to the property will involve the irretrievable loss of certain natural resources such as fossil fuels and building materials such as wood, concrete, and gravel. However, the consumption of these resources will not result in an adverse impact to the Island of Hawaii or the State of Hawaii since the amount of natural resources committed for construction will be relatively minimal. Improvements will mainly involve additions to the existing ranch house and upgrades of existing facilities such as the barn and storage sheds. Driveways and parking areas will be added for vehicles. Thus, the level of actual new improvements and construction activity required is relatively minimal for this project. Much of the improvements will be interior upgrades of the ranch house, barn, and storage sheds. There are no natural resources of significant cultural, environmental, or aesthetic values j present on the project site. Existing trees will be incorporated into the parking lot design to retain them to the extent possible, and the overall character and landscaping of the property will be retained to preserve the ranch setting desired for the visitors' center. Therefore, the improvements proposed will not involve the irreversible and irretrievable commitment of important natural resources. -37- Hokukano Ranch Visitors' Center Chapter 4 Change of Zone Application Infrastructure & Public Facilities CHAPTER 4 INFRASTRUCTURE & PUBLIC FACILITIES 4.1 WATER FACILITIES The County of Hawaii, Department of Water Supply (DWS) provides potable water to the project site and surrounding areas through a system of wells, pump stations, reservoirs and water lines. The County DWS has one major municipal system in the South Kona district that has a service area generally located along the Mamalahoa Highway corridor extending from Kawainui to Kauhako. The project site is serviced by the Kealakekua Aquifer System (No. 80603) which has three wells (Keei A, B, and C) (CWRM 1989). The County's Halekii Reservoir, with a capacity of 250,000 gallons and a spillway elevation of 1,763 feet, provides water storage for the project area. An 8 -inch water line along Mamalahoa Highway and a 6 -inch water line along Konawaena School Road distribute potable water to developed properties along these roadways. Fire hydrants along Mamalahoa Highway and Konawaena School Road provide adequate fire protection to the project site. The project site has three service laterals of which 5/8 -inch water meters are installed within two of them. The two metered service laterals are located along Mamalahoa Highway and provide a constant supply of potable water to the project site. Figure 4.1 shows the existing water facilities serving the property and along the highway and roadway. The proper sizing of a water meter and lateral with the project was estimated based upon the peak number of visitors and employees (capita) planned for the visitors' center. The design criteria used to project peak flows and on-site improvements were based upon a conservative (higher) estimate of 90 visitors per day and 12 employees. A total of 52 Fixture Units was estimated based upon 30 gallons per minute (gpm). Based on a conservative (higher) estimate of 16 hours per day of demand, the proposed project will require 28,800 gallons per day (gpd). To service the project, a new 3/4 -inch water meter will be installed along Konawaena School Road to provide a peak flow rate of 30 gallons per minute. Figure 4.1 shows the proposed improvements. A one -inch lateral will also be required to supply potable water to the facilities operating within this visitors' center. The proposed greenhouse, located near the ranch house, will be provided with a hose bibb through a 3/4 -inch pipe connection. -38- ' • 1 t. } ....... - rte/ 1 . t ry , ,. is ��.._...-._...�.._�_._.......•t �i i 1 �? 1 � ...t...... SAI •�} 1 i roti t i f i It t t t 1' [f r 1 +} 1 ` •l \ /�, ` ' ,} ! ._ . - ! t 1 � i '� �'! '�=�` 'a �,f '� i �' 'moi ! t: � �.� .w���i��, _,r_.- • f` � � 4`i ,yjf,�,�.:_--....{ .,.., 'ly':�.,i, t { i � ', ���.-µY �=43'•�:�-�_' J' ,,, `tst 1 l ` Iti t 1 Zi �% .�.�^. }) 1 � '� �� 't �` v ria • ��•.. �\' •• �'- `w',. '. �zr II ( } t--"��~-•� _f i' � � •�' it t.\ �``�;_,�,,��• '��� K . •,�•; •' f�r.•"'�'�t },�I � ,,':SS'1i, �;� � Jew s i 4 ',�' •;��1jY::i` `,�`, ';`,r ,...x..., H6SEBIBS lI t __ � 1 y. 't •" y� �`-,__. S i�� l t ¢'. \71�.lI VfY `` � •�a4t 1 ` ~ 1' WATER METER GRAPHIC SCALE IN FEET 160 0 160 320 ;-� �t r 1 PROPOSED 'NATER SYSTEM IMPROVEMENTS Hokukano Ranch Visitors' Center Project Hokukano Ranch, Inc. -39- Source: SSFMInternational, Inc. Figure 4.1 ®® I N T E R N A T I O N A L x sl Hokukano Ranch Visitors' Center Chapter 4 Change of Zone Application Infrastructure & Public Facilities 4.2 WASTEWATER FACILITIES The County currently does not service the South Kona District with a municipal wastewater collection and treatment system. Therefore, privately -owned or individual wastewater treatment systems are used to treat and dispose of sewage in this area. These systems fall under the jurisdiction of the State Department of Health. The existing ranch house and the barn located further in the property have restroom facilities. These facilities currently utilize cesspools for wastewater treatment. The daily wastewater volume and the design peak flow with the project were estimated from the peak number of visitors and employees (capita) at the visitors' center. The average daily wastewater flow was estimated to be 2,100 gallons while the peak flow was estimated to be 16,880 gallons per day. The Applicant plans to install and maintain a new private septic tank and leaching field to service the proposed visitors' center facility. This system will be designed, installed, and maintained in accordance with appropriate State and County regulations for individual wastewater treatment systems. The septic tank and leaching field will be flow tested to verify the capability of the system to manage the design wastewater volume and flow. Figure 4.2 shows the location of the proposed location of a new septic system. 4.3 DRAINAGE FACILITIES The Flood Insurance Rate Map (FIRM) for the project site indicates that a special flood f hazard area inundated by a 100 -year flood runs through a portion of the property. This flood hazard area is given a Zone A designation which is defined as "No base flood elevations determined." Figure 4.3 shows this flood hazard area in relation to the project site. Presently, runoff generated on-site and off-site sheet -flows across the property toward Mamalahoa Highway where it is intercepted by swales along the highway and discharged into catch basins. The improvements proposed for this project are not expected to have a significant impact on present drainage patterns in the area. The project's design is planned to incorporate much of i the existing topography and trees on the property into the layout. As a result, there should only be minor grading to the current topography mainly associated with the parking lot. Paved areas will be limited, thereby minimizing the amount of impervious surfaces added r to the property. Consideration is also being given to using gravel instead of asphalt for the parking lot and driveways to further reduce impervious surfaces. Thus, surface runoff from the _ property should generally follow the existing drainage patterns with minimal increase in nmof. . In order to mitigate the slight increase in surface runoff from the property, and to minimize concems with water quality from runoff, several Best Management Practices (BMPs) will be considered during the project's design. -40- I r^ j' .......... !!jarr .... .. : �..-.�--,.G r.:.._ } .�* M `! ! f ' 1 ,r, '� r✓ a (, a"'.r"j�. _'y .:.. .. .� � I ( � � j}/`I ( � t S L tl'.\ \ "':,,Y,` is � �� •. i �•x •� �!\ � x1 ��C,�� al... •%.� •,t Y-...rwr.,r 1 ( i t ( 1 i i i t ry �` .` �rY� i l ,� ♦�wr.'` �l �'t ; 1y';t. .r:. ;.r i lIli. lit pi SEPTIC TANK f ff lFACHM FIELD �t ( GRAPHIC SCALE IN FEET V i 160 0 160 320 r, .......... H J PROPOSED WASTEWATER FACILITIES PLAN Figure 4.2 MESource: Hokukano Ranch Visitors' Center Project SSFMInternational, Inc. 1 N T E N N A T 1 o N A L Hokukano Ranch, Inc. -41® Hokukano Ranch Visitors' Center Chapter 4 Change of Zone Application Infrastructure & Public Facilities During the design of the project, an analysis of the special flood hazard area will be conducted to determine the extent (flood width and elevation) of this floodway on the property. Grass -lined swales or channels will be used to contain the floodwaters. Drainage pipes and box culverts with headwalls may be utilized to convey the floodwaters under roadways. Drainage improvements will be designed in conformance with the County of Hawaii, Department of Public Works, "Storm Drainage Standards" and County flood district standards and requirements. Preparation of these design plans will be coordinated with the County Department of Public Works and other applicable agencies. In addition, necessary ministerial permits such as a Grading Permit will be obtained from the County. 4.4 SOLID WASTE FACILITIES Solid waste from the communities surrounding the project site is presently collected by the County for residential areas. Collection by the County is performed from both the Napo'opo'o and Keauhou transfer stations, and transported by truck to the County landfill at Puuanahulu. Construction of the project will generate some solid waste typical of normal construction related activities. Construction -related solid wastes will be a short term impact, and consist primarily of vegetation, rocks, and debris resulting from the clearing of portion of the site prior to construction. The contractor will be required to remove all debris from the project site to mitigate the impact. F i The visitors' center will generate some solid wastes due to the activities and operations occurring on the property. The majority of typical domestic solid waste will likely consist of paper, plastic bags, plastic and glass bottles, etc. A few options to reduce the amount generated will be considered for implementation at the visitors' center. Recycling of plastics and glass products with distribution at County recycling collection points will be considered. The remaining solid waste needing to be disposed of will be serviced by a private refuse collection company, and taken to the County landfill. Refuse generated from the visitors' center activities is not expected to have a significant impact on the County's solid waste disposal facilities. 4.5 TRANSPORTATION FACILITIES This section summarizes the findings of a traffic impact study that was conducted by Julian E��JI Ng, Inc., in order to address the probable impacts on roadway facilities associated with the proposed project. A copy of the complete report is included in Appendix B of this document. -43- Hokukano Ranch Visitors' Center Chapter 4 Change of Zone Application Infrastructure & Public Facilities Existing Transportation Facilities Mamalahoa Highway is a two-lane roadway that is part of the "belt" highway around the Island of Hawaii. Within the South Kona district, this highway generally runs in a north -south direction providing regional access between the areas of Kailua-Kona, and Ka'u. This highway serves as the only major transportation facility providing vehicular access through the Kealakekua community, along with other nearby communities. The portion of Mamalahoa Highway in the vicinity of Kealakekua is under the jurisdiction of the County Department of Public Works, and has a posted speed limit of 35 miles per hour. Konawaena School Road is a two-lane County roadway that travels in an east to west direction from its intersection with Mamalahoa Highway. This road provides vehicular access to properties located mauka (east) of the highway. Developments serviced by this road include Konawaena High School, Konawaena Middle School, and several residences. The posted speed limit is 25 mph, with a 15 mph school zone speed limit. The project site is located at the northeastern comer of the signalized intersection of Mamalahoa Highway and Konawaena School Road. A traffic signal system controls vehicular movements at this intersection. The signal operates on demand actuation, with green indication for through traffic on the highway provided except when vehicles making conflicting movements are detected. A separate phase during which highway traffic is stopped is provided for traffic 6 wishing to enter or cross the highway from Konawaena School Road. A separate left -tum storage lane along with a separate turning phase is provided for southbound vehicles on this highway making left -turns onto Konawaena Road during which northbound traffic is stopped. Access to the project site is currently used primarily via a gated, unpaved driveway fronting Mamalahoa Highway. This entrance is located approximately 300 feet north of the intersection of Mamalahoa Highway and Konawaena School Road. The Existing Site Plan contained in Figure 2.1, depicts this access from Mamalahoa Highway. There is also a private gravel road within the project site which provides access to the upper mauka portions of the larger Hokukano Ranch property. Existing Traffic Conditions Existing traffic volumes on the highway were determined from machine counts at the signalized intersection of Mamalahoa Highway and Konawaena School Road. The counts were taken between 12:00 p.m. (noon) on Tuesday, September 5, 2000 and 12:00 p.m. on Thursday, September 7, 2000. Each movement at the intersection was counted, and counts were recorded in 15 -minute intervals. The traffic count data was used to determine vehicular volumes on the north leg of the intersection. The data determined that the morning and afternoon peak hours occurred between 7:15 and 8:15 a.m. and between 4:30 and 5:30 p.m., respectively. Table 4.1 summarizes these traffic volumes, and Figure 4.4 shows these volumes by turning movements. -44- r Reference:North K dem hNk c��r � Notto'Scato ' (23zltsul Kona�ena (148) (67) Road Legend " (00AM Peak H6ur. 1#4$j PM Peak Hour CoN a Existing (2000) y'3 Reference North r� ` .1 Not to Sema. q406Z onavraenete: (141'jlg9� Road Lomentl (4M AM Peak ftr {Mj 0M Peak kur Future (200"5) EXISTING AND FUTURE TRAFFIC WITHOUT PROJECT Figure 4.4 MINIM Hokukano Ranch Visilars'Center Prajea Source: Hokukano Ranch, Inc City Department of Plmming &Permitting -45- Hokukano Ranch Visitors' Center Chapter 4 Change of Zone Application Infrastructure & Public Facilities Table 4.1 Existing Traffic Volumes Intersection Roadway Description Total for 24 Hours Peak Hour Ending Peak Hour Ending 8:15 AM 5:30 PM Mamalahoa Highway Northbound 8,346 1,086 484 Southbound 8,604 529 917 Konawaena School Road 2,047 345 127 Total Intersection Traffic Volume 18,997 1,960 1,528 Source: Julian Ng, Inc. 2001 Existing conditions at this signalized intersection were evaluated using a critical movement analysis. This analysis uses the sum of the flow rates of conflicting movements at an intersection, to determine if the intersection will likely operate at: 1) under -capacity condition (critical movement sum up to 1,200); 2) near -capacity condition (sum between 1,201 and 1,400), or; 3) over -capacity condition (sum greater than 1,400). The highest critical movement occurred in the 15 -minute period between 7:45 AM and 8:00 AM, with a sum of 1,090 vehicles per hour. J During the period of the highest critical movements, the intersection operated at under capacity condition. The overall intersection analysis showed Level -of -Service (LOS) C during the e� morning peak hour and LOS A during the afternoon peak hour. Future Traffic Conditions Without Project Future (year 2005) traffic volumes without the proposed project have been estimated to be 3.0 percent greater than existing traffic volumes based upon historical traffic count data for the area. While delays increase slightly over existing condition, the operational levels of service for the intersection of Mamalahoa Highway and Konawaena School Road do not change (LOS C during the morning peak hour and LOS B in the afternoon peak hour). Figure 4.4 shows the future projected traffic volumes and circulation in the area without the proposed project. Traffic volumes on Mamalahoa Highway will also be affected by the completion of a new :j two-lane highway that will bypass the area. This new highway between Napo'opo'o and Keauhou, expected to be completed in the spring of 2005, will provide an alternate route for traffic traveling between South Kona and Keauhou. However, the traffic assignments and analyses conducted have not taken into account any diversion of traffic onto the bypass highway which is expected to occur with its completion. -46- Hokukano Ranch Visitors' Center Chapter 4 Change of Zone Application Infrastructure & Public Facilities Future Traffic Conditions With Visitors' Center Project Intersection / Movement Estimates of the traffic generated by the proposed visitors center project was developed based upon the anticipated employee and visitor projections. This project generated traffic is summarized below: B (10.9) Average Morning Afternoon Traffic Generated By Project Weekday Peak Hour Peak Hour Entering 290 48 39 Exiting 290 23 62 Total 580 71 101 The distribution of project traffic was based on the existing peak hour traffic volumes. These volumes indicate that 67 percent of the traffic entering the area during the moming peak hour approach from the south. Sixty-eight percent of the traffic leaving the area travel north. During the afternoon peak hour, 65 percent of the traffic approaches from the north, and 64 percent leaves to the south. Figure 4.5 shows projected future traffic volumes and circulation with the proposed project. Unsignalized intersection analyses were conducted for the two visitors' center driveways proposed. The first driveway will be the existing one accessed from Mamalahoa Highway and the second will be accessed from Konawaena School Road. This analysis shows acceptable i, levels of service for both driveway intersections with LOS B or better for left turns into the site and LOS C or better for traffic leaving the site from the highway. Movements from Konawaena b` School Road will be LOS B or better for all movements into or out from the site. Table 4.2 shows the results of this analysis. Table 4.2 Unsignalized Intersection Analysis With Project Conditions Intersection / Movement LOS (Delay -Se ondsNehicle Mamalahoa Highway Konawaena School Road Morning Peak Hour Leff Turn Into Site B (10.9) A (8.2) Shared Lane Out Of Site _ _ C (22.1) _ B (10.5) Separate Lanes Out O/ Site Left Turn _ D 27.4 B 14.2 Right Turn Afternoon Peak Hour _ Left Turn Into Site _ C (19.5) A 8.7 B (10.5) A (7.6) Shared Lane Out Of Site C 20.8 A 9.2 Separate Lanes Out Of Site _ _ Left Turn _ D2( 5.3) A (10.0) B(12.0) Source: Julian Ng, Inc. 2001 -47- Reference North Not to Scale s: '^J (5) lit 12j'1�21 Project Site �r g � � o c c N � KOna�ena(Djlol lti1}}18} Road t A t5} 1z81 k34) �► eat Leci L Hour v (M#( PM Peak Hour FUTURE TRAFFIC VOLUMES WITH PROJECT Figure 4.5 Hokukano Ranch Visitors' Center Project Source: Hokakano Ranch, Inc. City Departmen( ofpl.n.mg & Permitting F F rd Hokukano Ranch Visitors' Center Chapter 4 Change of Zone Application Infrastructure & Public Facilities At the signalized intersection of Mamalahoa Highway with Konawaena School Road, delays will increase over existing and future conditions without the project. However, the analysis results indicate that the peak hour operational conditions at this intersection will remain within acceptable levels of service. Table 4.3 shows the results of this analysis. Table 4.3 Signalized Intersection Analysis With Project Conditions Intersection / Movement Delay LOS Delay LOS Delay LOS Morning Peak Hour _ 12.8 B 13.2 14.0 B Overall Intersection 24.9 C 26.5 C 27.3 C Konawaena School Road 26.7 C 26.9 C 29.6 C Left Turns 36.1 D 36.3 D 36.6 D Right Turns 31.4 C 31.9 C 32.6 C Mamalahoa Highway 23.9 C 24.0 C 25.0 C Southbound Left Turns 39.1 D 39.5 D 40.6 D Southbourid ,Through ., 6.5 _ A _-_ 6.6 _ _ A -, 6.6 ____ A Northbound Through 33.5 C 37.0 D 38.6 D Northbound Riaht Turns 8.4 A 8.5 A 8.7 A Afternoon Peak Hour Overall Intersection 12.8 B 13.2 B 14.0 B Konawaena Road Left Turns 26.7 C 26.9 C 29.6 C Right Turns 18.8 B 18.8 B 19.3 _ .,..,._., B Mamalahoa Highway Southbound Left Turns 23.9 C 24.0 C 25.0 C Southbound Through - 11.1 B 11.8 B 12.2 B Northbound Through 11.8 B 12.0 B 12.1 B Northbound Ri ht Turns 5.3 A 5.3 A 5.3 A Source: Julian Ng, Inc. 2001 The proposed Napo'opo'o-to-Keauhou Bypass highway is expected to cavy some of the traffic presently using Mamalahoa Highway between the Napo'opo'o Road junction and Keauhou. The reduction of traffic on Mamalahoa Highway will be affected by the completion of the bypass and other improvements of this highway's linkages to the north. The analysis of the intersections associated with this project did not assume any diversion of traffic from Mamalahoa Highway onto this bypass road for the study year of 2005. Based upon the results of this traffic assessment, the proposed project is expected to have minimal impact to traffic volumes on Mamalahoa Highway, and to conditions at the signalized intersection with Konawaena School Road. The unsignalized intersections of the project driveways with Mamalahoa Highway and with Konawaena School Road were found to operate -49- Hokukano Ranch Visitors' Center Chapter 4 Change of Zone Application Infrastructure & Public Facilities at acceptable conditions during both peak hours. The project site driveways will be designed to provide adequate sight distances for proper execution of vehicular movements into and out of the project site. 4.6 ELECTRICAL AND COMMUNICATION FACILITIES Hawaii Electric Light Company, Inc. (HELLO) and Verizon Hawaii currently provide electrical and telephone service, respectively, to existing developments in the surrounding vicinity. As a result, electrical and telephone service to the visitors' center project will likely be provided by these utility companies. Electrical Facilities HELCO presently has overhead electrical lines situated on utility poles routed along Mamalahoa Highway in this Kealakekua community. There are overhead electrical lines presently running through a portion of the project site in a north south direction. The proposed visitors' center will generate an increase in electrical demand to service the project due to the improvements planned and ecotourism staging activities conducted there. However, this increase is not anticipated to have any substantial impact on HELCO's ability to provide continued electrical service. No off-site improvements to existing overhead lines or generating capacity is anticipated. The Applicant is considering relocating the existing overhead lines on the property underground to improve the aesthetics of the visitors' center. This will also avoid potential pruning and other maintenance practices that could negatively impact the existing mango trees on the property which are in close proximity to the existing overhead lines. Appropriate coordination will be conducted with HELCO during the project's design to address on-site improvements and relocation of the overhead lines through the property. Improvements constructed will be in conformance with all appropriate design standards and specifications. The Applicant will also review the feasibility of implementing a solar energy system on the project site as a means of fulfilling some of the power needs of the visitors' center development. Communication Facilities The project site presently receives telephone communication services from Verizon Hawaii via the existing electrical overhead distribution lines present along the highway. The existing residential service line to the ranch house will not be sufficient to handle the communication requirements anticipated to service the operations of the visitors' centers. Therefore, improvements to the phone service lines will be installed. Cable television service is also provided by Hawaiian Cablevision, via the existing overhead electrical line along the highway. The existing level of residential service will be -50- Hokukano Ranch Visitors' Center Chapter 4 Change of Zone Application Infrastructure & Public Facilities upgraded to include a high-speed modem to accommodate a computerized reservation service. These upgrades are expected to be relatively minor and are not anticipated to create any negative impacts on existing and future service capacities. These communication improvements are not expected to have a significant impact on Verizon Hawaii's or Hawaiian Cablevision's facilities or ability to provide communication service to this area. The design of the project will include necessary coordination with these utility companies to address on-site improvements. 4.7 EDUCATIONAL FACILITIES There are three public schools in the project area which are Konawaena Elementary School, Konawaena Middle School, and Konawaena High School. Konawaena Elementary School has been in operation since 1889, and was located mauka of the project site along Konawaena School Road until August 2000, when it relocated along Mamalahoa Highway, south of the project area. During the 2000 to 2001 school year, Konawaena Elementary School had an enrollment of 788 students in grades K-6. This school is unique in that it one of the few split campuses in the state, with approximately 700 students serviced on the main campus and 100 Hawaiian Language Immersion Program students on the former campus. This school, along with the Konawaena Middle and High School, operate on a modified school calendar (DOE 2001). ` Konawaena Middle School is located adjacent to the Konawaena High School campus situated mauka of the project site along Konawaena School Road. This school separated from Konawaena High School in 1995, and is presently a small school serving 7`h and 8`h grade students. During the 2000 to 2001 school year Konawaena Middle School had an enrollment of 235 students. Presently, this middle school only serves the Konawaena Complex community. However, the school is scheduled this year to open its larger, renovated facility that was the former elementary school. In August 2003, Konawaena Middle School will add the 6 1 grade from Konawaena Elementary School. It is anticipated that in August 2004, all 6`h, 7`h, and 8th grade students in South Kona will attend Konawaena Middle School (DOE 2001). Konawaena High School is located along Konawaena School Road mauka of the project site, and until recently, was the only high school in West Hawaii. With the opening of Kealakehe High School, and the enrollment of North Kona students to that campus, Konawaena High School will soon serve only South Kona students. Their enrollment has since decreased from 1,895 students at the end of 1998 to 868 students as of the Fall of 2001 (DOE 2001). The proposed visitors' center and related activities are expected to have minimal impact on school activities and operations. No impact is expected on the enrollment of these Konawaena schools serving this community since the project will not increase the resident population in this community. Additional full-time positions created by the project are expected to be filled by current residents. -51- Hokukano Ranch Visitors' Center Chapter 4 Change of Zone Application Infrastructure & Public Facilities Ecotourism activities conducted at the project site will mainly include registration and visitor orientation. Visitors will then be transported to the upper, mauka portions of the larger Hokukano Ranch property via the ranch's internal roads. Such activities are not expected to cause significant noise or other disturbances to school activities as the visitors' center is located approximately 1,000 feet away from the campuses of Konawaena High and Middle Schools. Furthermore, such activities will not be continuous throughout the day since tours and activities will be conducted on established schedules. The Applicant may also consider working with these schools to support activities or programs related to educational or ecotourism activities conducted on the larger ranch property. The only impacts on the middle and high schools will be from short-term, localized construction activities conducted on the project site. Such potential impacts may include fugitive dust and noise from construction activities. However, appropriate mitigative measures, as discussed in Chapter 3, will be implemented to address these potential impacts. 4.8 RECREATIONAL FACILITIES The nearest recreational facilities to the project site are located at the nearby Konawaena High School. These facilities are used primarily for High School and Middle School students, and are only available for public use on a limited basis. There are no County recreational facilities in the immediate vicinity of the project site. The nearest County facilities are Yano Hall, and Greenwell Field, located in the town of Captain Cook, about 2.5 miles south of the project site. Yano Hall is used as a community center, and Greenwell Field includes a baseball field and basketball courts. There is also a DLNR managed tract of land located about 1.5 miles southeast of the project site. This tract of land is known as the Onouli 1-2 tract, and is managed primarily for hunting. There are no trails or other improvements on this State property. Private outdoor recreational activities in the project area mainly consist of horseback rides - along the makai areas of Kealakekua and the Captain Cook Monument. As with several public outdoor recreational facilities, private recreational facilities such as golf courses are largely concentrated along the coastline as part of the resort developments. The proposed visitors' center will support the establishment of outdoor recreational opportunities in the area for visitors and residents alike. Hiking, nature study, and horseback riding are popular year-round outdoor activities in Hawaii. The visitors' center will serve as a headquarters for conducting these activities on the larger Hokukano Ranch property without impacting other private as well as public outdoor recreational resources in the region. The Applicant will be providing over 1,300 acres of native rain forest and the existing network of trails throughout the approximately 12,000 -acre Hokukano Ranch to provide high-quality, low - impact outdoor recreational activities. -52- Hokukano Ranch Visitors' Center Chapter 4 Change of Zone Application Infrastructure & Public Facilities 4.9 MEDICAL FACILITIES Kona Community Hospital in Kealakekua is located along Mamalahoa Highway about one-half mile north of the project site. This hospital includes 53 acute care beds, 22 long-term care beds, a 24-hour emergency service ambulatory care unit, and a wide range of diagnostic, medical and surgical services (HSHPDA 1998). There are approximately 60 physicians on the medical staff. The hospital employs about 345 full-time personnel, and is one of the largest employers in the south Kona area. The proposed visitors' center should not have a major impact on the health care services provided at Kona Community Hospital. The project will not increase the resident population in the area and therefore will not increase the current demand for services provided at the hospital. Some emergency health care services may occasionally be required due to incidences of injury associated with ecotourism activities. However, these incidents are likely to be minor (i.e. sprains, minor cuts, sunburn, insect bites, etc.), and should not necessarily requiring ambulatory services, or extensive medical attention. Consequently, the project should not have a significant impact on the hospital's staff or ability to continue providing medical services to this community. 4.10 POLICE FACILITIES Police protection services are provided by the County of Hawaii Police Department which has eight districts staffed by 23 police officers throughout the island. The Kona District station is located in Kailua-Kona, approximately 10 miles north of the project site. There is also a substation in the community of Captain Cook, approximately 2 miles south of the project site. The County Police Department utilizes a computer aided dispatch system, which identifies the location of 911 calls received. This greatly reduces dispatch and emergency response time. The proposed visitors' center is not expected to have any measurable negative impacts on existing or future police protection services in the South Kona district. The project and subsequent visitor activities will not increase the resident population of the area and therefore are L. not expected to create additional demands on police protection services. Ranch personnel will be present on the property during its operation to address visitor concerns and other operational matters. Ranch personnel will also be present on ecotourism activities to assist guests. As a result, daily patrols of the area by police personnel along with the police department's other operational activities should not be disrupted or negatively impacted by the project. -53- Hokukano Ranch Visitors' Center Chapter 4 Change of Zone Application Infrastructure & Public Facilities 4.11 FIRE FACILITIES Fire protection services for Kealakekua are provided primarily by the County of Hawaii at the Captain Cook Fire Station No. 6, which is located about 2.5 miles south of the project site on Mamalahoa Highway. The station operates on a 24-hour basis, and has six firefighters assigned to each shift. The station houses one pumper truck, one mini pumper, and an ambulance. Response time to the project site is estimated at 5 minutes based upon discussion with station staff. The Keauhou Fire Station No. 12 is similarly equipped, and is approximately 6 miles from the project site. Response time from the Keauhou station is estimated at 10 minutes. Also, there are two County fire hydrants abutting the project site. One hydrant is located in front of the existing ranch house fronting Mamalahoa Highway; the other hydrant is located on the south side of the ranch house fronting Konawaena School Road. The proposed project is not expected to have a negative impact on existing or future fire department facilities, or the ability of staff to provide fire protection services. Improvements planned to facilities will adhere to all applicable County fire codes and requirements. -54- Hokukano Ranch Visitors' Center Chapter 5 Change of Zone Application Economic and Social Factors CHAPTER 5 ECONOMIC AND SOCIAL FACTORS The proposed project will have a small, yet positive economic impact in the form of short- term construction related jobs, as well as some full-time employment to operate the visitors' center and ecotourism programs. 5.1 EMPLOYMENT Total construction costs are estimated to be approximately $845,000 for all building and site improvements. Construction employment is expected to average about 7 direct jobs, and 9 indirect jobs over a period of approximately 9 months. Total income generated from both direct and indirect construction jobs is estimated at $624,000. The proposed visitors' center is projected to open approximately I month after all necessary permits are received, and construction activities are completed. At full development, the projected demand for guided tours on the larger ranch property is estimated at 75 visitors per day, paying an average of $100 per person, totaling $7,500 per day. Considering rainouts and other weather-related conditions, 300 days per year are estimated to be available for tours. This amounts to approximately $2.25 million per year in revenue from "ticket sales" only. It is also estimated that the average visitor will spend approximately $15 on various retail items at the visitors' center gift shop. This amounts to approximately $337,500 per year in gross sales receipts. Thus, the total estimated revenue from the proposed visitors' center on the subject property and related activities conducted on the mauka portions of the ranch property is over $2.5 million per year. On-site employment is expected to include 12 full-time jobs, including 7 guides, 2 registration personnel, I van driver, 1 handyman, 1 retail sales clerk, and I office manager. Total estimated annual payroll for these positions is $236,000 (Research and Statistics Office 2000). The small, albeit long-term, increase in employment created by the proposed project will provide residents with additional and unique employment opportunities. Considering the modest scale of the proposed project, it is not expected that any significant negative economic impacts will occur within the existing community or region. Fiscal impacts associated with the proposed project will primarily involve the generation of some additional tax revenue for the State. Tax revenues for the State will be primarily from general excise tax (GET) on development costs and construction materials, along with corporate income taxes. In addition, GET on spending of direct income will contribute new revenues to the State. -55- Hokukano Ranch Visitors' Center Chapter 5 Change of Zone Application Economic and Social Factors County revenues are derived mainly from property taxes. Presently, County tax revenues generated from the project site are minimal due to the residential assessment of the property. The requested commercial zoning and uses planned will have a minor, but positive impact on County tax revenues since the assessment value will increase. The project will not generate any new, in -migrant residents to the island to fill permanent full-time jobs. Nor will the project generate an increase in the enrollment of the local schools, or demand for public services. 5.2 SOCIAL IMPACT FACTORS The proposed project site is located in the community of Kealakekua, at the intersection of Mamalahoa Highway and Konawaena School Road. The area is characterized by small-scale retail businesses fronting Mamalahoa Highway, with residential and agricultural neighborhoods behind the commercial uses. The community of Kealakekua is comprised of about 7.5 square miles of land and has an estimated population of 1,453, living in 550 households (County of Hawaii 2000). The nearest residential neighborhood to the proposed visitors' center is located at the end of Konawaena School Road, about a quarter -mile east of the proposed visitors' center site. This small neighborhood is comprised of approximately 24 house lots. Other properties in the project area are mostly small retail commercial operations, churches, cemeteries, and agricultural land. The proposed project is not expected to create any negative impacts to the present p, population in the Kealakekua community or the South Kona District. The proposed project will only require up to 12 full-time staff which will be staffed by local residents, some of whom may commute from Kealakekua or surrounding communities. The proposed project will provide for visitor orientation to the ranch and act as a base for registration and orientation for daytime ecotourism excursions throughout the upper elevations of Hokukano Ranch. This will inevitably have some effect on the existing character of the project site by creating a new land use and activities. However, this change is not expected to create any measurable negative adverse impacts in changing the character of the overall Kealakekua community or the South Kona District. The proposed project will preserve the historic ranch house and old mango trees on the site, and any new structures or facilities will be designed to compliment the existing environment. All visitor excursion activities will utilize Hokukano Ranch property, including existing private roads, for transporting visitors to and from their activities. Visitors will arrive and depart from the visitors' center at different times throughout the day, thereby avoiding potential impacts on vehicular traffic circulation along Mamalahoa Highway and Konawaena School Road. Thus, the proposed project should not have any significant negative impacts on the existing social character of the community. -56- Hokukano Ranch Visitors' Center Chapter 6 Change of Zone Application Conformance With Plans and Policies CHAPTER 6 CONFORMANCE WITH PLANS AND POLICIES This chapter discusses the project's conformance and consistency with the State Land Use District regulations, as well as pertinent goals, policies, and standards from the County's General Plan dated November 1989. 6.1 STATE LAND USE PLANS AND POLICIES The project site is designated as Urban District on the State Land Use Commission (LUC) Land Use Boundary Map for Kealakekua (Map H-8), as was shown on Figure 1.3 in Chapter 1 of this document. Urban Districts allow activities or uses as provided by ordinances or regulations of the county within which the Urban District is situated. Thus, Urban District lands on the Island of Hawaii are subject to the regulations and ordinances of the County of Hawaii. The conformance of the proposed project with County regulations and ordinances is discussed in the following sections of this document. 6.2 COUNTY LAND USE PLANS AND POLICIES 6.2.1 County Of Hawaii General Plan The County of Hawaii General Plan adopted under Ordinance 89-142 serves as a policy document for the long-range comprehensive development of the Island of Hawaii (County 1989). Under the Land Use Pattern Allocation Guide Map associated with the General Plan, the subject lot occurs within the "Medium Density" land use designation. Consequently, the proposed visitors' center project will be consistent with uses permitted under this Medium Density designation. Chapter 1 included a figure showing the project site in relation to the existing Land Use Pattern Allocation Guide Map for the area. A discussion of the project's conformance and consistency with pertinent goals, policies, and standards of the County's General Plan is provided. A. Economic E J 1. Goals: a. Provide residents with opportunities to improve their quality of life. b. Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. � C. The County of Hawaii shall strive for diversity and stability in its !I economic system. 2. Policies: a. The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. -57- Hokukano Ranch Visitors' Center Chapter 6 Change of Zone Application Conformance With Plans and Policies b. The County of Hawaii shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. C. The County shall strive for full employment. 3. Standards: a. The island of Hawaii should be developed into a unique scientific and cultural model. The island should become a model of living where economic gains are in balance with social and physical amenities. Development should be reviewed on the basis of total impact on the residents of the County, not only in terms of immediate short run economic benefits. b. New industries that provide favorable benefit -cost relationships to the people of the County should be encouraged. Benefit -cost relationships as used here include more than fiscal considerations. The proposed project will be consistent with these policies and associated goals because it will create additional jobs for island residents helping the County strive for full employment. It will also provide residents, especially in the North and South Kona districts, with additional employment choices in a unique environmental setting and the opportunity to improve their quality of life. This project will be a new business endeavor helping to diversify and stabilize the County's economic system. The improvements planned will be compatible with the physical amenities present on the project site as discussed in this document, and will allow for educational and ecotourism activities conducted on the larger ranch property. Thus, this project provides an economic benefit to the community that is in balance with the ecological environment. B. Environmental Quality 1. Goals: a. Maintain and, if feasible, improve the existing environmental quality of the i i island. i 2. Policies: a. The County of Hawaii shall take positive action to further maintain the quality of the environment for residents both in the present and in the future. b. Encourage the concept of recycling agricultural and municipal waste material. 3. Standards: a. Pollution shall be prevented, abated, and controlled at levels, which will protect and preserve the public health and well-being, through the enforcement of appropriate Federal, State and County standards. -58- Hokukano Ranch Visitors' Center Chapter 6 Change of Zone Application Conformance With Plans and Policies b. Federal and State environmental regulations shall be adhered to. The project will be consistent with these policies and standards to support the goal of improving the island's environmental quality. Upgrades to existing facilities and other site improvements constructed on the property will be rather minor, and will be designed to meet all applicable State and County regulations. Consequently, the project is not expected to have a significant adverse effect on the environment as discussed in this document. Necessary mitigative measures will be implemented along with pertinent coordination with agencies to address requirements needed to minimize effects on the environment. Recycling efforts will be considered by the Applicant for incorporation in the visitor center's operations. C. Flood Control And Drainage 1. Goals: a. Conserve scenic and natural resources. b. Protect human life. C. Prevent damage to man-made improvements. d. Control pollution. e. Reduce surface water and sediment runoff. 2. Policies: a. All development -generated runoff shall be disposed of in a manner acceptable to the Department of Public Works. b. It is the responsibility of both the government and the private sector to maintain and improve existing drainage systems and to construct new drainage facilities. 3. Standards: a. "Storm Drainage Standards, " County of Hawaii, October 1970, and as _ revised. b. Applicable standards and regulations of Chapter 27, "Flood Control, " of the Hawaii County Code. li C Applicable standards and regulations of the Federal Emergency Management Agency (FEMA). d. Applicable standards and regulations of Chapter 10, "Erosion and 1 Sedimentation Control, " of the Hawaii County Code. Drainage improvements planned for the proposed project will be designed and constructed in conformance to County standards and other applicable regulations. Such improvements will be designed to address surface runoff and pollution, prevent damage to surrounding structures, and protect human life and natural resources. -59- Hokukano Ranch Visitors' Center Chapter 6 Change of Zone Application Conformance With Plans and Policies Coordination with the County Department of Public Works will be performed during the project's design and review of construction plans to address department concerns and requirements. The design of these plans will comply with the drainage standards and other requirements identified. D. Historic Sites 1. Goals: a. Protect and enhance the sites, buildings and objects of significant historical and cultural importance to Hawaii. Z. Policies: a. The County of Hawaii shall require both public and private developers of land to provide a historical survey prior to the clearing or development of land when there are indications that the land under consideration has historical significance. b. The County of Hawaii shall encourage the restoration of significant sites on private lands. C. The County of Hawaii shall collect and distribute historic sites information of public interest and in conjunction with the State, keep a current inventory of sites. 3. Standards: a. Associated with a major group or organization in the history of the island or community. b. Sites of traditional and cultural significance. The improvements planned to existing structures on the property and on the site are not expected to affect significant historical or cultural resources since there are none present on the property. As discussed previously in this document, the property _ has been used for ranching related activities for over 150 years as part of the Greenwell Ranch and, more recently, Hokukano Ranch. Coordination with SHPD staff has been conducted to address the existing ranch house since it was identified on the SHPD Inventory List. The Applicant intends to preserve the present character of this ranch house while refurbishing the interior to meet current building codes and standards. Such improvements will be coordinated with SHPD. Consequently, the planned improvements to the property will be consistent with these policies and goal. 'I -60- Hokukano Ranch Visitors' Center Chapter 6 Change of Zone Application Conformance With Plans and Policies E. Natural Beauty 1. Goals: a. Protect, preserve and enhance the quality of areas endowed with natural beauty, including the quality of coastal scenic resources. b. Protect scenic vistas and view planes from becoming obstructed. C. Maximize opportunities for present and future generations to appreciate and enjoy natural and scenic beauty. 2. Policies: a. Access easement to public or private lands, which have natural or scenic value shall be provided or acquired for the public. 3. Standards: a. Coastline areas ofstriking contrast, e.g. Laupahoehoe Point. b. Vistas of distinctive features. C. Natural or native vegetation which makes a particular area attractive. The project is not expected to have an adverse impact on scenic resources or scenic viewing points. As discussed in this document, there are no scenic or visual resources present on the privately -owned property, and no public viewing points from the property. The improvements to existing structures will not obstruct scenic views from Mamalahoa Highway since the property is located on the mauka, or inland, side r of this highway. The heights of existing structures will be maintained, and most improvements will occur inland on the property away from the highway. Existing large trees and other vegetation are planned to be incorporated into the design to preserve the existing character of the site. There are also no public easements on the property which have natural or scenic value to the public. Consequently, the project will be consistent with these goals and policy. - R Natural Resources 1. Goals: a. Protect and conserve the natural resources of the County of Hawaii from undue exploitation, encroachment and damage. b. Protect rare or endangered species and habitats native to Hawaii. C. Protect and effectively manage Hawaii's open space, watersheds, and natural areas. d. Ensure that alterations to existing landforms and vegetation, except crops, and construction of structures cause minimum adverse effect to water resources, and scenic and recreational amenities and minimum danger of floods, landslides, erosion, siltation, or failure in the event of earthquake. -61- Hokukano Ranch Visitors' Center Chapter 6 Change of Zone Application Conformance With Plans and Policies 2. Policies: a. The County of Hawaii should require users of natural resources to conduct their activities in a manner that avoids or minimizes adverse effects on the environment. b. The County shall encourage an overall conservation ethic in the use of Hawaii's resources by protecting, preserving, and conserving the critical and significant natural resources of the County of Hawaii. C. Encourage the use of native plants for screening and landscaping. 3. Standards: a. Lands with topographic, locational, soils, climate or other environmental factors that may not be normally adaptable or required for urban, rural, agricultural or public use. The project will be consistent with these goals and policies because the improvements planned will not adversely impact the existing environment as discussed throughout this document. The improvements proposed will generally involve relatively minor upgrades and refurbishing of existing buildings. Other site improvements will be mainly for parking areas and driveways. These improvements will be designed to be compatible with the existing trees, vegetation, and other site L conditions associated with the property. As a result, these improvements will not adversely impact the environment. Necessary mitigative measures will be implemented during construction which will include coordination with appropriate agencies during the design of the project. There are no known rare or endangered species present on the property or in the immediate vicinity which will be adversely affected by the project. The project will not adversely impact other natural resources such as watersheds, scenic resources, landscaping, habitat, or other sensitive environmental resources. Appropriate coordination with pertinent agencies will be conducted during the project's design to mitigate any impacts and comply with agency requirements. Finally, the project will not affect significant natural resources of the County or use natural resources which may have an adverse effect on the environment. G. Public Utilities 1. Goals: a. Ensure that adequate, efficient and dependable public utility services will be available to users. b. Maximize efficiency and economy in the provision of public utility services. -62- Hokukano Ranch Visitors' Center Chapter 6 Change of Zone Application Conformance With Plans and Policies C. To have public utility facilities, which are designed to fit into their surroundings or concealed from public view. 2. Policies: a. Public utility facilities shall be designed so as to complement adjacent land uses and shall be operated so as to minimize pollution or disturbance. b. Provide utilities and service facilities, which minimize total cost to the public and effectively service the needs of the community. C. Utility, facilities shall be designed to minimize conflict with the natural environment and natural resources. J Improvement of existing utility services shall be encouraged to meet the needs of users. The project site is presently being serviced by public utilities such as electrical and communication services. The improvements associated with the project will create a small increase in demand for services which will not negatively affect the efficiency or ability of existing utility companies to provide such services. Improvements to the property may also include relocating the existing overhead electrical distribution line underground through the property which will improve s i public views of this site. Other utilities, such as water lines, will similarly be located underground. On-site utility improvements will be funded by the Applicant, and no off-site improvements will be necessary to serve this project. Thus, the project will not significantly affect the cost of public services or adversely impact the service needs of the community. The design of utility improvements will be coordinated with pertinent agencies; therefore, there should not be conflicts with the natural environment or natural resources. The project's compliance with specific applicable utility policies is discussed below. Water 1. Policies: a. Water system improvements and extensions shall promote the County's desired land use development pattern. b. All water systems shall be designed and built to Department of Water Supply standards. C. The fire prevention systems shall be coordinated with water distribution systems in order to ensure water supplies for fire protection purposes. 2. Standard: a. Water systems shall meet the requirements of the Department of Water Supply and the Subdivision Control Code. 63- Hokukano Ranch Visitors' Center Chapter 6 Change of Zone Application Conformance With Plans and Policies The project will utilize the existing County water system that currently services the project site with some minor improvements to on-site distribution lines. Thus, no extension of off-site water system infrastructure is required. The existing developed property is designed Medium Density on the General Plan, and is consistent with the desired land use development pattern. On-site water system improvements will be designed in accordance with Department of Water Supply standards, and will meet the department's requirements and comply with the subdivision control code. There are already two fire hydrants in the immediate vicinity of the property (less than 100 feet away) which are adequate to serve the project. One is located along Mamalahoa Highway and the other along Konawaena School Road. Telephone 1. Policies.- a. olicies:a. The County shall encourage underground telephone lines where they are economically and technically feasible. 2. Standard: a. In the development and placement of telephone facilities, such as lines, poles and substations, the design of the facilities shall consider the existing environment, and scenic view and vistas shall be considered and preserved where possible. Improvements to telephone lines within the property will consist of relocating them underground. Necessary coordination with Verizon -Hawaii will be performed during the design phase to ensure necessary improvements and design standards are met. Electricity 1. Policies: ` a. Power distribution shall be placed underground when and where feasible. The County shall encourage developers of new urban areas to place utilities underground. 2. Standard: a. There shall be a minimization of obstruction of scenic views and vistas by electrical facilities. Existing electrical lines and poles running through the property are planned to be located underground to minimize visual impacts, and eliminate potential maintenance concerns from existing trees within the project site. Necessary coordination with HELCO will be performed during the design phase to ensure necessary improvements and design standards are met. -64- Hokukano Ranch Visitors' Center Chapter 6 Change of Zone Application Conformance With Plans and Policies Sewer 1. Policies: a. The "Sewerage Study for All Urban and Urbanizing Areas of the County of Hawaii, State of Hawaii," December 1970, and the "Water Quality Management Plan for the County of Hawaii, " December 1980, shall be used as guides for the general planning of sewerage disposal systems. b. Disposal of raw sewage directly into waterways and the ocean shall be discontinued as soon as possible. 2. Standard. a. Incorporate sewage works standards proposed in the "Sewerage Study for All Urban and Urbanizing Areas of the County of Hawaii" and the "Water QualityManagement Plan for the County of Hawaii. b. Sewerage systems shall be designed for the particular area, depending on topography, geology, population density, costs, and other considerations of the specific area. C. There shall be a minimum of visual and odor pollution emanating from sewerage treatment facilities. d. Applicable standards and regulations of the State of Department of Health, Chapter 54, "Water Quality Standards." i e. Applicable standards and regulations of the State Department of Health, Chapter 55 "Water Pollution Control." The applicant intends to use the most environmentally sensitive wastewater system that is economically feasible and approved by the State DOH. Thus, a septic tank with leaching field is planned to dispose of wastewater generated from the project. The reports mentioned along with more recent County design standards will be considered during the design of this wastewater system. This system will eliminate cesspools and prevent the disposal of raw sewage directly into waterways and the ocean. This system will be designed in conformance to DOH standards and requirements. i L H. Transportation 1. Goals: a. Provide a transportation system whereby people and goods can move efficiently, safely, comfortably and economically. 2. Policies: a. A framework of transportation facilities which will promote and influence desired land use shall be established by concerned agencies. b. The improvement of transportation service shall be encouraged. -65- Hokukano Ranch Visitors' Center Chapter 6 Change of Zone Application Conformance With Plans and Policies 3. Standard: a. Transportation systems shall meet the requirements of the State Department of Transportation and the County of Hawaii. Minor improvements to the property's existing private driveways along Mamalahoa Highway and along Konawaena School Road will be implemented to allow for entry and exiting of vehicles. Such improvements will be coordinated with the County and will occur during the design of the necessary improvements. The traffic study conducted determined that the project will have only minor impacts to the existing roadway system, and no off-site improvements will be necessary. As a result, the proposed project will be consistent with these policies in achieving the transportation goal of providing a safe, efficient, and economical transportation system. L Land Use 1. Goals: a. Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. 2. Policies: a. 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. b. Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and county. C. Provide commercial developments that maximize convenience to users. 3. Standard: a. The designated land uses will be delineated on the General Plan Land Use Pattern Allocation Guide Map. The broad -brush boundaries indicated are graphic expressions of the General Plan policies, particularly those relating to land uses. They are long-range guides to general location and will be subject to: a) existing zoning; b) State Land Use District; and c) zone guide map and interpretation. Similarly, the acreages allocated represent alternatives for the various levels of economic activity and supporting functions, such as resort, residential, commercial and industrial activities. Land required for community and governmental services and programs as well as new towns and resort centers may be accommodated within the allocated acreages. -66- Hokukano Ranch Visitors' Center Chapter 6 Change of Zone Application Conformance With Plans and Policies The project site is designated Medium Density under the General Plan where retail commercial activities are encouraged. Therefore, the proposed visitors' center for this property will be consistent with this land use designation. This proposed use will also be compatible with the existing surrounding social, cultural, and physical environment. This property is conveniently located at the comer of Mamalahoa Highway and Konawaena School Road making it easily accessible and adequately serviced by existing public utilities and infrastructure. The property is located along the commercial and urbanized highway corridor of Kealakekua and in relatively close proximity to other employment centers in the South Kona district. The visitors' center will help diversify the operations of Hokukano Ranch making its operation more viable and economically stable. This will allow educational and ecotourism activities to be conducted on the larger ranch property providing further diversification to the County's tourism industry. As discussed in Chapter 2, there is a need and market for increased ecotourism activities which will benefit the local economy by providing additional employment opportunities for residents. The location of the visitors' center for the ranch is convenient to potential visitors because it is situated a short distance from the Kailua-Kona to Keauhou resort area. Therefore, this proposed project is consistent with the present General Plan land use designation and consistent with these policies and goal. Commercial Development 1. Goals: a. Provide for commercial developments that maximize convenience to users. b. Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. 2. Policies: a. Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation services. Should such services not be available, the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. b. The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. -67- Hokukano Ranch Visitors' Center Chapter 6 Change of Zone Application Conformance With Plans and Policies 3. Standards: a. Commercial development shall be located in areas adequately serviced by transportation, utilities, and other amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilities in the area. b. Off-street parking and loading facilities shall be provided. C. Commercial development shall maintain or improve the quality of the present environment through the consideration of visual, access, landscaping, and other design elements in their development. d. Preference shall be given to commercial lands with a reasonably level topography. The project will also be consistent with the goals, policies, and standards specified for commercial developments identified. The project site is located in an area that maximizes convenience to users since it is located along the main highway. The development will complement the overall pattern of transportation and land usage within the community as the site is designated Medium Density under the General Plan and complements the overall pattern of transportation and land use in this community. As described in this document, the project site is adequately serviced by necessary infrastructure and utilities since it has been used as part of ranch activities for over 150 years. The improvements planned to the property will be generally limited to present structures and providing parking areas. Thus, no significant impacts to off-site infrastructure are expected, and the project's design will be compatible in maintaining the existing character of the property. Adequate internal circulation will be provided for traffic within the property utilizing the two existing driveways. Sufficient off- street parking and loading facilities will also be provided on the property. Appropriate design elements will be incorporated in the improvements to existing buildings to maintain the visual character of the property and environment. This includes preserving the existing large mango trees and providing additional landscaping as appropriate. Finally, the site has a reasonably level topography to allow the improvements which is slightly sloped in an inland facing direction. J. South Kona District 1. Flood Control And Drainage Courses Of Action a. Drainage recommendations proposed by the "South Kona Flood Hazard Analysis" for Kealakekua, Napoopoo and Honaunau areas shall be implemented. These consist of diversions and catchments to collect and -68- Hokukano Ranch Visitors' Center Chapter 6 Change of Zone Application Conformance With Plans and Policies transport water and reduce peak flows from the upper watershed areas through the urban area. The practice of proper soil conservation measures and the improvement of existing drainage features complement these proposals. The design of drainage improvements implemented for the property will utilize the report identified. Design work will include necessary drainage studies that will be coordinated with the County for review and approval to minimize surface runoff and provide proper soil conservation measures. 2. Public Utilities (Sewer) Courses Of Action a. Insure the maintenance of the Class AA waters of Kealakekua Bay. b. The current methods of wastewater disposal in unsewered areas will continue in compliance with the state and county requirements. This includes cesspools in low density developments and individual aerobic treatment units in high density developments. They will be privately constructed, owned and operated. The project will not adversely impact the Class AA waters classification of Kealakekua Bay. Wastewater disposal for buildings will be designed in conformance with State Department of Health standards and requirements. Improvements for wastewater facilities will be privately constructed, owned, and operated. 3. Land Use (Commercial) Courses OfAction a. Centralize commercial activities in existing rural centers. b. Appropriately zoned lands shall be provided as the need arises. The visitors' center project site is appropriately located along the commercialized urban corridor of Mamalahoa Highway through this Kealakekua community. As already discussed, the project site is designated Medium Density on the General Plan, thus, the proposed visitors' center will be consistent with this land J use designation. Therefore, rezoning of this property to allow development of the visitors' center will be consistent with these policies. County General Plan Update The County of Hawaii is in the process of updating the 1989 General Plan. Currently, there are no proposed revisions to the Land Use Pattern Allocation Guide maps that will affect the project site and proposed use. A discussion of the project's consistency with applicable goals and policies from the available May 2001 update is provided. -69- Hokukano Ranch Visitors' Center Chapter 6 Change of Zone Application Conformance With Plans and Policies A. Economic 1. South Kona District Courses Of Action a. Encourage eco -tourism and agricultural tourism as regional opportunities. The visitors' center proposed for the project site will directly support this policy. B. Environmental Quality 1. Goals: a. Define the most desirable use of land within the County that achieves an ecological balance providing residents and visitors the quality of life and an environment in which the natural resources of the island are viable and sustainable. b. Maintain and, iffeasible, improve the existing environmental quality of the island. C. Control pollution. s J 2. Policies: a. Work with the appropriate agencies to adopt appropriate measures and provide incentives to control point and non point sources of pollution. b. Require implementation of the management measures contained in Hawaii's Coastal Non -Point Pollution Control Program as a condition of land use permitting. The visitors' center project site will be consistent with these goals and policies because it will maintain the existing environmental quality of the property and balance the need for diversified commercial activities with the natural environment. The design of the project will include consultation and coordination with appropriate agencies to address non -point sources of pollution. This will include implementing pertinent management measures from the pollution control program. C. Flooding And Other Natural Hazards I. Policies: a. Any development within the Federal Emergency Management Agency (FEMA) designated flood plain must be in compliance with Chapter 27. b. Consider natural hazards in all land use planning and permitting. C. Discourage intensive development in areas of high volcanic hazard. -70- Hokukano Ranch Visitors' Center Chapter 6 Change of Zone Application Conformance With Plans and Policies The project site will be designed in compliance with Chapter 27 to address development within designated flood plains. Natural hazards were addressed in this document which showed that the project is not subject to areas of high volcanic hazard. D. Historic Sites 1. Goals: a. Consider requiring Cultural Assessments for certain developments as part of the rezoning process. This document did consider the potential impacts from the proposed improvements on traditional cultural practices. As discussed, the improvements are not expected to adversely impact traditional cultural practices since there are no cultural practices occurring on the project site. Furthermore, the project will not prevent access to other areas which may be used for cultural practices. This property has been used for over 150 years for ranching and agricultural activities as part of the Greenwell Ranch and, more recently, Hokukano Ranch. E. Commercial Development 1. Policies: a. Require developers to provide basic infrastructure necessary for development. The Applicant will provide necessary on-site infrastructure improvements to serve the proposed visitors' center. No off-site infrastructure improvements should be necessary to serve this project. R Natural Beauty -- 1. Goals: a. Protect the views of areas endowed with natural beauty by carefully considering the effects of proposed construction during all land use reviews. b. Do not allow incompatible construction in areas of natural beauty. The improvements planned for the property are not expected to have an impact of views endowed with natural beauty. There are presently no important scenic resources present on the property or public views available from the privately -owned property. The design of this project will retain the existing character of the property by preserving existing trees and other features, and should not result in obtrusive visual impacts of the property from the highway. -71- Hokukano Ranch Visitors' Center Chapter 6 Change of Zone Application Conformance With Plans and Policies 6.2.2 County of Hawaii Zoning District Standards The County's South Kona District Zoning Map was reviewed to determine the zoning district classification for the project site. As depicted on this zoning map, the majority of the approximately 5.6 -acre project site is zoned Single -Family Residential District RS -15 indicating a minimum lot area of 15,000 square feet. This zoning map also indicates that a very small area in the northeastern comer of the project site is zoned Agricultural (A -1a) indicating a minimum area of one acre for each subdivided lot. It should be noted, however, that this does not correspond with the State Land Use District map which indicates that the entire project site is within the Urban District. This application proposes to rezone the approximately 5.6 -acre project site to the Village Commercial District with a minimum building site area of 10,000 square feet (CV -10), to allow for the development of a visitors' center. The visitors' center and types of activities planned to occur on this property will be consistent with the permitted uses specified under the CV zoning district as described under Section 25-5-122 of the County Zoning Code. Consistency With Zonine District Design Standards This Village Commercial District provides for a broad range or variety of commercial and light industrial uses that are necessary to serve the population in rural areas where a central commercial district is not readily available. Given the existing rural character of the Kealakekua community, this zoning district classification will be consistent in meeting the purpose and applicability of the visitors' center planned for the property. The height limit for this CV zoning district is 30 feet, and the existing buildings and sheds meet this height limit. With the improvements planned, the project will continue to meet this height limit. The minimum building site area for the CV zoning district is 7,500 square feet. Thus, the approximately 5.6 -acre project site will satisfy this standard. The minimum building site average width specified is 60 feet. Thus, the existing ranch house and barn structures meet this requirement. Under the CV zoning district, the minimum required yards are 15 feet for the front and rear yards and none for the side yards, unless a side yard adjoins the side yard of a building site in an RS, RD, RM, or RCX district, in which case the side yard of the adjoining district applies. The subject property is considered to have two front yards and two side yards, as it fronts Mamalahoa Highway and Konawaena School Road along its western and southern boundaries. Along its northern boundary and eastern boundaries, the property is subject to the side yard requirements of the adjoining RS district, which is 10 feet. The existing ranch house is set back over 60 feet from the western property line along Mamalahoa Highway and more than 20 feet from the southern property line along Konawaena School. Road. Thus, this ranch house meets the applicable minimum front yard requirements. -72- Hokukano Ranch Visitors' Center Chapter 6 Change of Zone Application Conformance With Plans and Policies All improvements to this ranch house will continue and conform to meet these requirements. At its closest point, the existing garage is approximately 15 feet from the southern property boundary line. Should it be determined that the garage does not meet the minimum front yard requirement, it will be modified to achieve such conformance. Toward the eastern boundary of the project site, the existing barn is also set back approximately 60 feet from the property line, thus meeting the applicable side yard setback of 10 feet as required by the adjoining RS zoning district. Also located along the irregular eastern boundary of the project site are five sheds. As previously noted, it appears that four of these sheds, including the horse tack shed, do not meet the minimum required side yard of 10 feet. Consequently, these structures are likely to be required to be either relocated to more suitable areas within the project area or demolished in order to ensure that the minimum yard requirements of the CV district are met. Under the CV zoning district standards, all front yards need to be landscaped except for necessary access drives and walkways. Since the side yards of the property adjoin property zoned RS, landscaping with a screening hedge not less than 42 -inches in height within 5 feet of the property line is required. Appropriate landscaping will be provided as part of the development to meet these requirements and will be incorporated into the Plan Approval application in accordance with the Planning Department's Rule 17. 6.2.3 Special Management Area r Review of the County of Hawaii's SMA map for the Kealakekua area determined that the project site is situated outside the County's Special Management Area. The SMA boundary in this area is located approximately 2.5 miles makai of the project site. Therefore, the project site is not subject to the County Planning Department's assessment and processing procedures established under the Planning Commission's Rule 9, Special Management Area. I -73- Hokukano Ranch Visitors' Center Chapter 7 Change of Zone Application Consistency With Decision -Making Criteria CHAPTER 7 CONSISTENCY WITH DECISION-MAKING CRITERIA This chapter discusses the project's consistency with the County's review and decision- making criteria for a Change of Zone. In considering a change of zone initiated by a property owner, the Planning Director considers the purposes of the existing and proposed zoning district, and the purposes of this chapter. The Director may recommend a change in zoning where it would result in a more appropriate land use pattern that will further the public necessity and convenience and the general welfare, and be consistent with the goals, policies, and standards of the General Plan. The proposed Hokukano Ranch Visitors' Center project will meet these criteria in support of the rezoning proposed. As discussed in this document, the impact of the project will not be significant or adverse to the existing environment, and will provide economic benefits to the community and residents. It will also support the economic viability and sustainability of Hokukano Ranch, and allow for large tracts of mauka ranch lands to be preserved in agricultural use. A discussion of the project's consistency with these criteria is provided below. 1. Purposes of the existing and proposed zoning district. Under the present RS -15 and A -la zoning district classifications for the property, development of a residential subdivision is permitted. As discussed under Chapter 2, this would allow for development of approximately 14 house lots on the approximately 5.6 -acre project site. The Applicant feels that this intensity of development would diminish the character of the existing ranch house and ranch buildings. It would also create visual impacts, additional infrastructure improvements, and other undesired changes to the character of this comer lot property. The Applicant has a desire to accommodate visitors to the historic ranch and conduct ecotourism activities on the larger Hokukano Ranch property as part of diversification of ranching operations into areas other than cattle ranching. Consequently, the proposed project will support the Applicant's need to engage in such activities as part of the diversification of land use activities. It will also provide an opportunity for a unique, adaptive reuse of the conveniently located ranch house and grounds. �! Therefore, the proposed change of zone to CV -10 will allow the Applicant to utilize the property as described in this application. The Village Commercial District zoning proposed provides for a broad range or variety of commercial and light industrial uses that are necessary to serve the population in rural areas where a central commercial district is not readily available. -74- Hokukano Ranch Visitors' Center Chapter 7 Change of Zone Application Consistency With Decision -Making Criteria Given the existing rural character of the Kealakekua community, this zoning district classification will be consistent in meeting the purpose for the visitors' center planned for the property. 2. Appropriateness of land use pattern that will further the public necessity and convenience and the general welfare, and be consistent with the goals, policies, and standards of the General Plan. The proposed CV -10 zoning is consistent with and implements the long-term land use designation (Medium Density) in the General Plan and thus furthers the public necessity and convenience and the general welfare. The proposed zoning is also compatible with the existing zoning pattern in the vicinity. The proposed project will also further public necessity and convenience by providing for land uses that will provide additional and diverse employment opportunities, additional tax revenue, and support ecotourism activities on the larger ranch property. The project will support the appropriate use of large tracts of agricultural land and native forests to accommodate educational and ecotourism related activities which in turn serve the public welfare, as previously discussed. The project will also be consistent with the goals, policies, and standards of the General Plan as discussed in the previous chapter. Under the General Plan update, the project will strongly support the economic policy of developing ecotourism ( activities in the South Kona district. -75- Hokukano Ranch Visitors' Center Chapter 8 Change of Zone Application Bibliography CHAPTER 8 BIBLIOGRAPHY Cooperative Extension Service. 1979. Agricultural Lands of Importance to the State of Hawaii. College of Tropical Agriculture and Human Resources, University of Hawaii at Manoa. Circular 496. County of Hawaii (County). 1999. The Hawaii County Code 1983 (Revised and Republished 1995). Hilo, Hawaii. County of Hawaii. 1989. The General Plan; Hawaii County. Adopted under Ordinance 89-142. Hilo, Hawaii. County of Hawaii. 2001. General Plan Revisions, Preliminary Draft 2. Department of Education. 2001. School Status and Improvement Report. Department of Geography. 1998. Atlas of Hawaii. Third Edition. University of Hawaii at Hilo. University of Hawaii Press. Honolulu, Hawaii. Department of Health (DOH). 1991. Hawaii Administrative Rules. Title 11, Department Of Health. Chapter 62, Wastewater Systems. State of Hawaii. Honolulu, Hawaii. Department of Transportation (DOT). 1999. Traffic Survey Data; Island of Hawaii; 1998. Planning Branch, Highways Division. State of Hawaii. Department of Water Supply (DPW). 1985. Water System Standards. Volume L County of Hawaii. Federal Emergency Management Agency (FEMA). 1993. Hazard Mitigation Report, Hurricane Iniki. In Response to the September 12, 1992 Federal Disaster Declaration. FEMA -961 - DR -HI. San Francisco, California. Hawaii Audubon Society. 1993. Hawaii's Birds. Hawaii Cooperative Park Service Unit (HCPSU). 1990. Hawaii Stream Assessment; A Preliminary Appraisal of Hawaii's Stream Resources. Report R84. Prepared for Commission on Water Resource Management, Department of Land and Natural Resources, State of Hawaii. Honolulu, Hawaii. Hawaii Police Department (HPD). 1999. Hawaii Police Department 1998-1999 Annual Report. County of Hawaii. Hilo, Hawaii. -76- Hokukano Ranch Visitors' Center Chapter 8 Change of Zone Application Bibliography Hawaii State Health Planning and Development Agency (HSHPDA). 1998. Hawaii State Health Planning and Development Agency Inpatient Facilities and Home Health Services Utilization Report; 1997 Data. Department of Health, State of Hawaii. Honolulu, Hawaii. Hawaii Department of Labor and Industrial Relations, Research and Statistics Office. 2000. Occupational Wages. Hawaii Ecotourism Association (HEA). 2001. Goals of the Hawaii Ecotourism Association. HEA, Honolulu, Hawaii. Higgens, B. 1996. The Global Structure of the Nature Tourism Industry: Ecotourists, Tour Operators, and Local Businesses. Land Study Bureau. 1965. Detailed Land Classification — Island of Hawaii. L.S. Bulletin No. 6. University of Hawaii. Honolulu, Hawaii. Macdonald, Gordon A., Abbott, Agatin T., and Peterson, Frank L. 1983. Volcanoes in the Sea. Neal, Marie. 1984 In Gardens of Hawaii Okahara & Associates, Inc. 2000. Hokukano Ranch Flood Study. PHRI 1991. Archaeological Inventory Survey Hokukano Ranch Development U.S. Geological Survey (USGS). 1997. Volcanic and Seismic Hazards on the Island of Hawai'i. Department of Interior. U.S. Department of Agriculture, Soil Conservation Service (SCS). 1973. Soil Survey of Island of Hawaii, State of Hawaii. In cooperation with the University of Hawaii, Agricultural Experiment Station. Washington, D.C. -77- APPENDICES APPENDIX A Photographs Of Hokukano Ranch Visitors' Center Site Area Photo Of Front Entrance Of Site Fronting Marnaiahoa Highway South Of KaHua Kona Photo Of Driveway Entrance Going Towards Site Facilities Photo Of Site Frmifirig Gated Entrance North West View PHOTOS OF HOKUKANO VMTORS'CENTER ME AREA Hokukano Ranch Visitors` Center Project Source: Hokukano Ranch, Inc. SSFAY International, Inc. Rguire A-1 h►`►L`I'id INTERNATIONAL f W] North West View Of Gated Entrance Looking Towards Mamalahoa highway 1, Photo Of Front Entrance Looking Directly Towards Mamalahoa Highway Photo Of Site View From South West Of Entrance Looking Towards Mama: ahoy fthway PHOTOS OF HOKUKANO �1�MTORS° CENTER ME AREA FRIguire A-2 Hokukano Ranch Visitors' Center Project Source: 1 N T E R N A T 1 0 N A L Hokukano Ranch, Inc. SSFMInteniational, Inc. 9 ;jet i21Ami T" y 67 Y ...� View Of Wooden Gate Roadway Ging Morph Towards Prope* Line Photo Of Site Going East Of [Mamas ioz Highway, View Of Two Monkey P®d ` vees And Wooden Gate Pia®t® `taken Of Site Just Passing Wooden Gate PHOTOS OF HOKURKANO Vff MORS CENTER ME AREA Holcukano Ranch Visitors Center .Project Source: Hokukano Ranch, Inc. SSFMInfernational, Inc. Fturre A-3 I N T E A N A T 1 O N A L APPENDIX B Hokukano Ranch Visitors' Center Project u Traffic Impact Analysis Report TRAFFIC IMPACT ANALYSIS REPORT HOKUKANO RANCH VISITOR CENTER April 2001 Prepared for: SSFM International, Inc. and Cardinal Investment, Inc. Kealakekua, Hawaii Prepared by: Julian Ng, Incorporated P. O. Box 816 Kaneohe. Hawaii Table of Contents Page Summary................................................................................................... 1 Introduction............................................................................................... 1 ExistingConditions................................................................................... 3 ExistingStreet System........................................................................ 3 Existing Traffic Conditions................................................................. 3 Table 1 - Existing Traffic Volumes .............................................. 4 Future Traffic Without the Proposed Project ...................................... 4 Table 2 - Highway Counts, 1994-1998 ......................................... 5 Table 3 - Average Daily Traffic, 1990-1998 ................................ 5 ProposedProject....................................................................................... 6 TripGeneration................................................................................... _ 6 Table 4 - Trip Generation............................................................. 6 Trip Distribution and Traffic Assignments ......................................... 7 TrafficAnalyses........................................................................................ 7 k Table 5 - Analyses Results, Unsignalized Intersections (Site Driveways)............................................................ 7 Table 6 - Traffic Analyses Results, Signalized Intersection of Mamalahoa Highway and Konawaena Road ............. 8 Evaluation of Effect of Bypass Highway .................................................. 8 Conclusions and Recommendations......................................................... 9 Exhibits..................................................................................... following 9 1 Location Map 2 Traffic Without Project 3 Project Traffic Impact 4 Future Traffic With Project Appendix - Traffic Count Data Traffic Impact Analysis Report Hokukano Ranch Visitor Center Kealakekua, Hawaii April 2001 SUMMARY Cardinal Investment, Inc. has proposed to construct a visitor center for outdoor activities on Hokukano Ranch situated in Kona, Hawaii, east of the existing Mamalahoa Highway. The Hokukano Ranch Visitor Center would be located on the northeast corner of the intersection of Mamalahoa Highway and Konawaena Road. The project will renovate several existing buildings and create parking for employees and visitors. Vehicular access to the project site would be provided by two driveways, one to Mamalahoa Highway and one to Konawaena Road. The traffic generated by the Hokukano Ranch Visitor Center will have minimal effect on traffic conditions. In the short term, with Mamalahoa Highway being the only through route carrying north -south traffic through the area, the project -related traffic would be a small part of the total traffic and existing acceptable conditions on Mamalahoa Highway and at the intersection with Konawaena Road will continue, even with the addition of project -related traffic. A new bypass highway west of the existing highway, expected to be completed within three years, is expected to decrease the volume of through traffic on Mamalahoa Highway and conditions on the existing roadways will improve over existing conditions. INTRODUCTION Cardinal Investment, Inc. has proposed to develop a visitor center to support activities on Hokukano Ranch lands in Kealakekua, Hawaii. The project will develop a site at the northeast comer of the intersection of Mamalahoa Highway and Konawaena Road. An existing house will be renovated and expanded to serve as a visitor center, other buildings will be repaired, a new greenhouse will be added, and parking for approximately 75 vehicles will be provided. This traffic report was prepared to address the potential traffic impacts of the proposed project and to identify improvements that may be necessary to support the proposed project. Existing traffic volumes on Mamalahoa Highway were obtained from machine counts at the intersection of the highway and Konawaena Road taken over a 48-hour weekday period Julian Ng, Inc. Traffic Impact Analysis Report April 25, 2001 DRAFT 1 Hokukano Ranch Visitor Center in early September, 2000. Separate lanes are provided at this intersection for each movement and counts were taken of each approach lane. Historic traffic data from the State Highways Division were reviewed to establish a short- term trend in traffic volumes. Estimates of project traffic volumes were made by applying average trip rates from other studies to the project. Traffic volumes without and with the proposed project were compared and conditions at the new intersection of the project roadway and Mamalahoa Highway were analyzed. Intersection improvements were identified to mitigate any unacceptable conditions. The analyses were based on the concepts described in the Highway Capacity Manual . Traffic conditions are described by "Levels of Service" (LOS) which range from LOS A (good conditions) to LOS E (poor conditions). Level of Service F describes over capacity conditions or very long delays. Overall LOS C is considered acceptable in rural areas and LOS D is considered acceptable for urban conditions. In urban and other built-up areas, traffic conditions are usually constrained at intersections. The Highway Capacity Manual procedure for the analysis of unsignalized intersections was used to evaluate the project driveways. In this analysis, estimates of average delays to vehicles which must stop or yield to other traffic are determined from the main road's volumes and capacities. The Highway Capacity Manual operational procedure for signalized intersections was used to evaluate the intersection of Mamalahoa Highway and Konawaena Road. In the signalized intersection analysis, the average delay for each approach is estimated considering the signal phasing and timing, and the average delay for all vehicles using the intersection is calculated and an overall intersection level of service is determined. Criteria for levels of service are: Average Delay at Unsienalized Intersection (5 10 seconds) (> 10 and 5 15 seconds) (> 15 and <_ 25 seconds) (> 25 and 5 35 seconds) (> 35 and <_ 50 seconds) (> 50 seconds) Average Delay at Signalized Intersection (5 10 seconds) (> 10 and 5 20 seconds) (> 20 and 5 35 seconds) (> 35 and 5 55 seconds) (> 55 and <_ 80 seconds) (> 80 seconds) Transportation Research Board Special Report 209, Highway Capacity Manual, Third Edition. Updated 1997. Julian Ng, Inc, Tmffic impact Analysis Report April 25, 2001 DRAFT 2 Hokukano Ranch Visitor Center General Description LOS of Estimated Delav A Little or no delay B Short traffic delays C Average traffic delays D Long traffic delays '—I E Very long traffic delays F Very long traffic delays Average Delay at Unsienalized Intersection (5 10 seconds) (> 10 and 5 15 seconds) (> 15 and <_ 25 seconds) (> 25 and 5 35 seconds) (> 35 and <_ 50 seconds) (> 50 seconds) Average Delay at Signalized Intersection (5 10 seconds) (> 10 and 5 20 seconds) (> 20 and 5 35 seconds) (> 35 and 5 55 seconds) (> 55 and <_ 80 seconds) (> 80 seconds) Transportation Research Board Special Report 209, Highway Capacity Manual, Third Edition. Updated 1997. Julian Ng, Inc, Tmffic impact Analysis Report April 25, 2001 DRAFT 2 Hokukano Ranch Visitor Center EXISTING CONDITIONS The site presently consists of a house and several sheds and is used a residence. Vehicular access to the site is provided through two driveways, one each to Mamalahoa Highway and to Konawaena Road. The site presently generates very little traffic and does not affect conditions at the signalized intersection of Mamalahoa Highway and Konawaena Road. Existing Street System The project site is located on the northeast comer of the intersection of Mamalahoa Highway and Konawaena Road (see Exhibit 1). Mamalahoa Highway a two-lane roadway which is part of the "belt" highway around the island of Hawaii. The portion of Mamalahoa Highway in the vicinity of Kealakekua is under the jurisdiction of the County of Hawaii Department of Public Works and has a posted speed limit of 35 miles per hour. Konawaena Road is a two-lane county roadway that provides access to Konawaena High School and Konawaena Middle School. Several homes are also served by Konawaena Road. A traffic signal system controls the intersection of Mamalahoa Highway and Konawaena Road. The signal operates on demand actuation, with green indication for through traffic on the highway except when vehicles making conflicting movements are detected. A separate phase during which highway traffic is stopped is provided for traffic wishing to enter the highway from Konawaena Road. Southbound left turns from the highway, for which a separate lane has been provided, also has a separate phase during which northbound traffic on the highway is stopped. Existing Traffic Conditions The recent relocation of the Konawaena Elementary School from the Konawaena Road area east of the highway to a new campus located west of the highway (August, 2000) has reduced conflicting movements at the intersection of Konawaena Road and Mamalahoa Highway and has generally improved the intersection operation. _j Existing traffic volumes on the highway were determined from machine counts taken between 12:00 PM (noon) on Tuesday, September 5, 2000 and 12:00 PM on Thursday, September 7, 2000. Each movement at the intersection was counted and counts were recorded in 15 -minute intervals. The traffic count data are shown in the attached appendix. Julian Ng, Inc. Traffic Impact Analysts Report April 25, 2001 DRAFT 3 Hokukano Ranch Visitor Center The count data were used to determine the most congested periods by computing the sum of the conflicting movements at the intersection; peak hours occurred between 7:15 AM and 8:15 AM and between 4:30 PM and 5:30 PM. Table 1 summarizes the existing traffic volumes. Table 1 Existing Traffic Volumes Average of two weekdays total for Peak Hour Ending Intersection approach: 24 hours 8:15 AM 5:30 PM Mamalahoa Highway southbound 8,604 529 917 Konawaena Road 2,047 345 127 Mamalahoa Highway northbound 8,346 1,086 484 Total intersection volume 18,997 1,960 1,528 Existing conditions at the signalized intersection were evaluated with a critical movement analysis, which uses the sum of the flow rates of the conflicting movements at an intersection to determine if it will likely operate at a desirable under capacity condition (critical movement sum up to 1,200), at a near capacity condition (sum between 1,201 and 1,400), or at over capacity condition (sum greater than 1,400). The highest critical movement occurred in the 15 -minute period between 7:45 AM and 8:00 AM, with a sum of 1,108 vehicles per hour. During the period of the highest critical movements at the intersection, it operated under capacity. Peak hour traffic volumes at the intersection are shown in the upper half of Exhibit 2. Peak hour conditions were evaluated using an operational analysis that estimates the delays to users of the intersection. This analysis showed an overall LOS C during the AM Peak Hour and an overall LOS B in the PM Peak Hour. Future Traffic Without the Proposed Project The nearest historic traffic count data are from the State Highways Division count stations located 1.3 miles to the south at Napoopoo Road and 2.2 miles to the north at Honalo junction (intersection of Hawaii Belt Road and Old Mamalahoa Highway). The daily volumes from the three most recent counts that are available are shown in Table 2. The State Highways Division also estimates average daily traffic volumes on segments of major roadways. The most recently published information for Mamalahoa Highway near the proposed project is summarized in Table 3. Julian Ng, Inc. Traffic Impact Analysis Report April 25, 2001 DRAFT 4 Hokukano Ranch Visitor Center Table 2 Highway Counts, 1994-1998 south of Honalo iunction north of Napoopoo Road southbound northbound southbound northbound July 1994 8,331 8,040 6,773 6,257 July 1996 8,470 8,443 6,615 7,187 September 1998 9,383 8,074 6,869 6,889 Source: State of Hawaii, Department of Transportation, Highways Division. Traffic Survey Data (Individual Stations) - Island of Hawaii, 1998. a 1998 16,030 Table 3 Average Daily Traffic, 1990-1998 Mamalahoa Highway Year at Honalo at Kealakekua at Captain Cook 1990 15,429 13,243 10,424 1992 15,717 13,693 10,557 1994 14,743 13,161 10,904 1996 15,089 13,637 11,642 a 1998 16,030 14,240 11,056 Source: State of Hawaii, Department of Transportation, Highways Division. Traffic Summary -Island of Hawaii, 1998. The historic traffic count data and the average daily traffic estimates indicate that traffic volumes in the area has been stable. Although not statistically significant, a regression of the daily traffic for the Kealakekua segment indicates an average annual growth of 0.71%. Future (year 2005) traffic volumes without the proposed project, therefore, has been estimated to be 3.01/o greater than existing traffic volumes. The lower half of Exhibit 2 shows the future peak hour volumes at the intersection of Mamalahoa Highway and i Konawaena Road. While delays increase slightly over existing condition, levels of service do not change (LOS C during the AM Peak Hour and LOS B in the PM Peak Hour). Traffic volumes on Mamalahoa Highway will also be affected with the completion of a new two-lane highway that will bypass the area. This new highway between Napoopoo and Keauhou, expected to be completed within three years, would provide an alternate route for traffic traveling between South Kona and Keauhou. The traffic assignments and the analyses producing the numerical results presented herein, however, have not taken into account any diversion of traffic onto the bypass highway. Julian Ng, Inc. ra c rpact Ana ysts Report April 25, 2001 DRAFT 5 Hokukano Ranch Visitor Center PROPOSED PROJECT The proposed project would develop the site for use as a visitor center serving outdoor activities on Hokukano Ranch lands located to the east of the project site. Travel between the visitor center and the ranch lands will occur on private property, off of public roadways. The project impact to traffic would be due to visitors and employees arriving or departing the project site. The project will improve an existing driveway connection to Mamalahoa Highway that is located approximately 200 feet north of the intersection. The proposed site plan, shown in Exhibit 1, will place employee parking in a lot near this driveway connection. The internal roadway continues into the site, connecting to a larger visitor parking lot located behind the existing house (which will become the visitor center). Another internal roadway will connect this lot to a new driveway connection to Konawaena Road along the eastern edge of the site. Trip Generation Estimates of the traffic generated by the proposed project were made using employee and visitor projections provided by the developer. Additional traffic attracted into the site for shopping or as a rest stop was also considered. Table 4 summarizes the trip generation. Table 4 Trip Generation Average AM PM Weekday Peak Hour Peak our Trip rates for employees vehicle trips per employee 3.0 1.20 1.20 distribution (entering) 50% 80% 20% Trip Rates for day visitors vehicle trips per day visitor 2.00 0.40 0.40 '-� distribution (entering) 50% 100% 0% Trip Rates for other visitors vehicle trips per parking space 6.00 0.60 1.00 distribution (entering) 50% 50% 50% Traffic Generated by project entering 290 48 39 exiting 290 23 62 Julian Ng, Inc. Traffic Impact Analysts Report April 25, 2001 DRAFT 6 Hokukano Ranch Visitor Center Trip Distribution and Traffic Assignment The project is located in an area with possible origins and destinations both north and south of the project site. The Kona International Airport, Kailua village, the resort areas of South Kohala and Keauhou, Honalo village, and the commercial area of Kealakekua are all north of the project site. Local schools, Captain Cook, Napoopoo, and most of South Kona are located to the south. Mamalahoa Highway would be used to travel in either direction. The distribution of project traffic was based on the existing peak hour traffic volumes. These volumes indicate that 67% of the traffic entering the area in the AM Peak Hour approach from the south, and 68% of the traffic leaving the area go to the north. In the PM Peak Hour, 65% of the traffic approaches from the north and 64% leaves to the south. Project traffic volumes were assigned to the roadway system using the trip distribution factors described above and are shown in Exhibit 3. The estimates of future traffic with completion of the proposed project are shown in Exhibit 4. TRAFFIC ANALYSES The unsignalized intersection analysis of the driveway connections shows acceptable (Level of Service B or better for left turns into the site, LOS C or better for traffic leaving the site) conditions. Table 5 shows the results of the capacity analyses. Table 5 Analyses Results: Unsignalized Intersections (Project Driveways) Mamalahoa Highway Konawaena Road delay* LOS delay LOS Julian Ng, Inc. Traffic Impact Analysis Report April 25, 2001 DRAFr 7 Hokukano Ranch Visitor Center AM Peak Hour left turn into site 10.9 B 8.2 A shared lane out of site 22.1 C 10.5 B 1 if separate left tum lane 27.4 D 14.2 B if separate right tum lane 19.5 C 10.5 B r ji€r&l� PM Peak Hour left turn into site 8.7 A 7.6 A shared lane out of site 20.8 C 9.2 A if separate left tum lane 25.3 D 10.0 A if separate right tum lane 12.0 B 9.2 A • average delay per vehicle (seconds), LOS = level of service Julian Ng, Inc. Traffic Impact Analysis Report April 25, 2001 DRAFr 7 Hokukano Ranch Visitor Center 6 LJ At the signalized intersection of Konawaena Road and Mamalaboa Highway, delays will increase over existing but peak hour conditions remain within acceptable levels of service. Table 6 summarizes the results of the signalized intersection analyses. Table 6 Traffic Analyses Results Signalized Intersection, Mamalahoa Highway and Konawaena Road Existine Future (1) Future (2) (1) - future conditions without project traffic (2) future with project • average delay per vehicle (seconds), LOS - level of service Evaluation of Effect of Bypass Highway The proposed Napoopoo-to-Keauhou Bypass highway is expected to carry some of the traffic presently using Mamalahoa Highway between the Napoopoo Road junction and Julian g, Inc. Traffic Impact Ana ysts eport April 25, 2001 DRAFT 8 Hokukano Ranch Visitor Center ela • LOS delay * LOS delay « LOS AM Peak Hour Overall Intersection 24.9 C 24.9 C 24.9 C Konawaena Road left turns 24.9 C 24.9 C 24.9 C right turns 24.9 C 24.9 C 24.9 C Mamalahoa Highway southbound left turns 24.9 C 24.9 C 24.9 C southbound through 24.9 C 24.9 C 24.9 C northbound through 24.9 C 24.9 C 24.9 C northbound right tum 24.9 C 24.9 C 24.9 C PAM Peak Hour Overall Intersection 24.9 C 24.9 C 24.9 C Konawaena Road left turns 24.9 C 24.9 C 24.9 C right turns 24.9 C 24.9 C 24.9 C Mamalahoa Highway southbound left turns 24.9 C 24.9 C 24.9 C southbound through 24.9 C 24.9 C 24.9 C northbound through 24.9 C 24.9 C 24.9 C northbound right tum 24.9 C 24.9 C 24.9 C (1) - future conditions without project traffic (2) future with project • average delay per vehicle (seconds), LOS - level of service Evaluation of Effect of Bypass Highway The proposed Napoopoo-to-Keauhou Bypass highway is expected to carry some of the traffic presently using Mamalahoa Highway between the Napoopoo Road junction and Julian g, Inc. Traffic Impact Ana ysts eport April 25, 2001 DRAFT 8 Hokukano Ranch Visitor Center i Keauhou. The reduction of traffic on Mamalahoa Highway will be affected by the timing of the completion of the highway and other improvements of the linkages to the north. Because the bypass highway is expected to be completed within three years, the analyses of future conditions assuming no diversion were done for year 2005. Conclusions and Recommendations The proposed project is expected to have minimal impact to traffic volumes on the Mamalahoa Highway and to conditions at the signalized intersection of the highway with Konawaena Road. The unsignalized intersections formed by the project driveways with Mamalahoa Highway and with Konawaena Road were found to operate at acceptable conditions during peak hours. The site driveways should be designed to provide adequate sight distances for proper execution of vehicular movements in and out of the site. ■s■ Julian Ng, lnc. Traffic Impact Analysis Report April 25, 2001 DRAFT 9 Hokukano Ranch Visitor Center DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII ? -13 I EB 4 HM 9 34 DATE:January 30, 2003 PTPS/ENT Memoca-01"dILirni TO Christopher J. Yuen, Planning Director Planning Department FROM Galen M. Kuba, Division Chief 9" Engineering Division SUBJECT Change of Zone Application (REZ 02-029 ) Applicant: Hokukano Ranch Inc. Location: South Kona, HI TMK: 3 / 8-1-002:040 We reviewed the subject application and our comments are as follows: BUILDING Buildings shall conform to all requirements of code and statutes pertaining to building construction. A building permit will be required for the change of use. Different code sections and standards on building construction may apply. DRAINAGE 1. All development generated runoff shall be disposed of on-site and shall not be directed toward any adjacent properties. 2. The applicant shall be informed that if they include drywells in the subject development, an Underground Injection Control (UIC) permit may be required from the Department of Health, State of Hawaii. 3 A drainage study shall be prepared, and the recommended drainage system shall be constructed meeting with the approval of DPW. 4. Flood Zone "A", affects the subject parcel as designated by the Flood Insurance Rate Map (FIRM), dated September 16, 1988. Any new construction or substantial improvements within the Special Flood Hazard Area will be subject to the requirements of Chapter 27 - Flood Control, of the Hawaii County Code. �4A Memorandum to PD January 30, 2003 Page 2 of 3 The applicant shall submit a flood study prepared by a licensed professional civil engineer for determination of base flood elevations for new construction and substantial improvements to existing structures and the effects of any grading within the Special Flood Hazard Area. If required by DPW, the applicant shall submit to the Federal Emergency Management Agency (FEMA) for a Letter of Map Change prior to approval of any Certificate of Occupancy. EARTHWORK All earthwork and grading shall conform to Chapter 10, Erosion and Sediment Control, of the Hawaii County Code. 2. The applicant should consult with the Natural Resources Conservation Service, (formerly known as, Soil Conservation Service). 3. The applicant shall comply with chapter 11-55, Water Pollution Control, Hawaii Administrative Rules, Department of Health, which requires an NPDES permit for certain construction activity ROADWAYS Driveway approaches to County roads shall conform to Chapter 22, Streets and Sidewalks, of the Hawaii County Code and DPW for location and design. Driveway approaches shall meet the requirements of the Hawaii Statewide Uniform Design Manual or AASHTO Standards for intersection sight distance. If subdivided, vehicular access to the individual lots shall not be from Mamalahoa Highway. The applicant should construct all subdivision roadways to County dedicable standards. 3. Mamlahoa Highway, fronting the subject property, is a county road, classified on the General Plan as an arterial. It has paved shoulders with asphalt concrete curbing for pedestrian protection, transitioning to concrete sidewalk 50 feet from and within the improved Konawaena School Road intersection, within a planned 70 -ft. wide right-of-way. Mamalahoa Highway, shall be improved to an 80 -ft. right- of-way according to the County's General Plan. A physical widening of 10 feet along the subject property frontage occurred when the Konawaena School Road intersection improvements were done in the mid 90's. However, we have not confirmed that the additional R.O.W. has been dedicated to the County. The applicant shall provide secondary urban arterial improvements to the project frontage along Mamalahoa Highway consisting of, but not limited to: pavement widening and transitions with concrete curb, gutter and sidewalk, drainage improvements, and any relocation of utilities; meeting with the approval of the DPW. The applicant shall construct all improvements and dedicate them to the County. Memorandum to PD January 30, 2003 Page 3 of 3 4. Konawaena School Road, along the southern boundary of the subject property, is a County street. It is widened and improved with concrete sidewalk for 200 feet from the signalized intersection with Mamalahoa Highway. Otherwise the road has 26 -foot wide pavement and a 3 foot wide paved shoulder along the subject frontage. There is a sidewalk on the opposite side. The right-of-way width is approximately 40 -feet. The applicant shall provide improvements to the entire frontage along Konawaena School Road consisting of, but not limited to: pavement widening and transitions with concrete curb, gutter and sidewalk, drainage improvements, and any relocation of utilities; meeting with the approval of the DPW. The applicant shall construct all improvements and dedicate them to the County. Install street lights, signs and markings meeting with the approval of the DPW, Traffic Division. TRAFFIC We reviewed the TIAR from the appendix and the apparently updated and corrected TIAR in the body of the application. We question the use of existing commuter traffic patterns as the basis for trip distribution to the 2 proposed entries. If allowed, the more exposed Mamalahoa Highway entry will be construed as the main entry. The TIAR should also provide scenario of highest and best commercial use. 2. We oppose any access to the proposed development from Mamalahoa Highway unless it is restricted to right -in and right -out movements or moved far enough so as not to conflict with the left turn lane at Konawaena School Road and provided with an exclusive left turn lane. Conflicts are foreseen by left turning traffic to the project at the existing entry location. 3. Provided with a left turn lane, Konawaena School Road could serve a properly located and designed entry to the project. Should there be any questions concerning this matter, please feel free to contact Kiran Emler of our Kona Engineering Division office at 327-3530. KE copy: ENG-HILO PLNG-KONA SSFM INTERNATIONAL, INC. _ vv 74-5620-A Palani Road, Suite 204 Kailua-Kona, Hawaii 96740 Phone. (808)326-4733 N T E R N A T I O N A L Fax: (866) 887-8885 Email: btsushima@ssfm.com oharlow@ssfm.com February 28, 2003 Mr. Christopher J. Yuen, Director County of Hawai `i Planning Department 101 Pauahi Street, Suite 3 Hilo, Hawai `i 96720 Re: Applicant: HOKUKANO RANCH, INC. Change of Zone Application Hokukano Ranch Visitors' Center Project Tax Map Key No.: (3) 8-1-002: Portion of 40 Dear Director Yuen: Project Managers, Planners, 8 Engineers American Council of Engineering Companies, Member SSFM 2000_090.000 This letter is being submitted on behalf of Hokukano Ranch, Inc., in response to the Hawaii County Department of Environmental Management, Solid Waste Division, memorandum dated January 27, 2003, regarding the above -referenced application. The proposed project will comply with all of the Department's requirements as specified in the memorandum. Thank you very much for your assistance with this project. Should have any questions regarding this letter, please feel free to contact the undersigned at (808) 326-4733. SSFM INTERNATIONAL. INC. ;�� pe� Pamela L. Harlow Planner Email: Rharlow@ssfm.com PLH:plh xC. Barbara Bell, Director, Department of Environmental Management R. Ben Tsukazaki, Esq., Tsukazaki, Yeh & Moore, LLLC Mr. Tom Pace, Hokukano Ranch, Inc. 1./_1000/2000. 090.00011nk,Aan,, Ru... h1K Repnrte/Hnkukmio Lnne ('hange Repurillone Change Prore%,irig/230228 prLY t1Ifloa , , SSFM INTERNATIONAL, INC. 74-5620-A Palani Road, Suite 204 Kallua-Kona, Hawaii 96740 Phone: (808) 326-4733 N T E R N A T I O N A L Fax: (866) 887-8885 Email: btsushima@ssfm.com oharlow@ssfm.com February 28, 2003 Mr. Christopher J. Yuen, Director County of Hawai `i Planning Department 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720 Re: Applicant: HOKUKANO RANCH, INC. Change of Zone Application Hokukano Ranch Visitors' Center Project Tax Map Key No.: (3) 8-1-002: Portion of 40 Dear Director Yuen: Project Managers, Planners, & Engineers American Council of Engineering Companies, Member SSFM 2000 090.000 This letter is being submitted on behalf of Hokukano Ranch, Inc., in response to the Hawaii County Police Department memorandum dated January 9, 2003, regarding the above -referenced application. We note the Police Department's concerns with the proposed ingress to and egress from the project site along Mamalahoa Highway. In order to minimize disruptions to traffic flow along the highway, the applicant is proposing to limit exit from this access to right-tums only. Also, a traffic study conducted for this project determined that the project should have minimal impacts to the signalized intersection of Mamalahoa Highway with Konawaena School Road. Access along the highway frontage is already permitted and, as with most commercial businesses, serves a function vital to the success of this project. Appropriate coordination will be conducted with the County Department of Public Works as part of this project's design to address necessary frontage and driveway improvements. Thank you very much for your assistance with this project. Should have any questions regarding this letter, please feel free to contact the undersigned at (808) 326-4733. //2000%'0000900006oknkm.oRamh/KRel n.Wlh,kukuno Zone Change Report/Lune Change Prnre�eing/0.40228 plh IIE +tt,BIT tG ! ow I N T E R N A T 1 O N A L SSFM INTERNATIONAL, INC. Pamela L. Harlow Planner Email: phailow@ssfrn.com PLH:plh xc: Chief Lawrence Mahuna, Hawai `i County Police Department R. Ben Tsukazaki, Esq., Tsukazaki, Yeh & Moore Mr. Tom Pace, Hokukano Ranch, Inc. Mr. Christopher J. Yuen Page 2 February 28, 2003 L2000/2000_090. 000 llokukano Rand✓X Repo, W11okukano Lone Change Reportlone Change Processing/030228 plh Police Rrsponce �.I "V '" ' JS' SSFM INTERNATIONAL, INC. 74-5820-A Palani Road, Suite 204 Kailua-Kona, Hawaii 96740 Il Phone: (808) 326-4733 N T E R NAT 1 O N A L Fax: (866) 887-8885 Email: btsushima@ssfm.com oharlow@ssfm.com February 28, 2003 Mr. Christopher J. Yuen, Director County of Hawai `i Planning Department 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720 Re: Applicant: HOKUKANO RANCH, INC. Change of Zone Application Hokukano Ranch Visitors' Center Project Tax Map Key No.: (3) 8-1-002: Portion of 40 Dear Director Yuen: Protect Managers, Planners, 8 Engineers American Council of Engineering Companies, Member SSFM 2000 090.000 This letter is being submitted on behalf of Hokukano Ranch, Inc., in response to the memorandum dated December 30, 2002, from the Department of Land and Natural Resources Engineering Division regarding the above -referenced application. We acknowledge that FEMA Community -Panel No. 155166 0943 C is the correct panel for the project area. Also, we note that the Zone A flood designation was correctly described in both the text portion of the application and in Figure 4.3, which depicts the special flood hazard area in relation to the subject property. Furthermore, we confirm the Zone X (area outside of the 500 - year flood plain) designation for the remaining portion of the property. Appropriate drainage improvements and the development of the Visitors' Center will be designed and implemented to accommodate peak flow discharges and conform to all applicable requirements of both the National Flood Insurance Program and Chapter 27 (Flood Control) of the Hawaii County Code. Thank you very much for your assistance with this project. Should have any questions regarding this letter, please feel free to contact the undersigned at (808) 326-4733. I /2000/1000_090.000 Hokuknm Ron, &K Repr mlflokukano Ione Change Reponflone Chtuige Pio(e.vwmg/030228 p1h Df )Jil B ! T R,nronse ` L� I N T E R N A T I O N A L SSFM INTERNATIONAL, INC. 67�� Pamela L. Harlow Planner Email: pharlow(a)ssfm.com PLH:plh Mr. Christopher J. Yuen Page 2 February 28, 2003 xc: Mr. Eric T. Hirano, Dept. of Land and Natural Resources, Engineering Division R. Ben Tsukazaki, Esq., Tsukazaki, Yeh & Moore, LLLC Hokukano Ranch, Inc. 1.20002000_090.000 Hokuk,no Ran,WK Rep wVHokukano lone Change Report//one Change Prn, vv.ing/030228 plh DLNR Fng. Dn. Re,ponse ��1=\I I N T E R N A T I O N A L March 4, 2003 Mr. Christopher J. Yuen, Director County of Hawai'i Planning Department 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720 9,iA3 r r „,ISSFT INTERNATIONAL, INC. . ,) 4 -*'O -A Palani Road, Suite 204 Kailua-Kona, Hawaii 96740 Phone: (808) 326-4733 Fax: (856) 887-8865 CO S, - - Snail: blsushlma Ossfm.com oharlow®ssfm.com Project Managers, Planners.& Engineers American Council of Engineering Companies, Member Re: Applicant: HOKUKANO RANCH, INC. Change of Zone Application Hokukano Ranch Visitors' Center Project Tax Map Key No.: (3) 8-1-002: Portion of 40 Dear Director Yuen: SSFM 2000_090.000 This letter is being submitted on behalf of Hokukano Ranch, Inc., in response to the Hawaii County Department of Public Works, Engineering Division, comments regarding the above - referenced application as detailed in that agency's memorandum dated January 30, 2003. BUILDING We confirm that buildings shall conform to all requirements of code and statutes pertaining to building construction. Furthermore, we acknowledge that the Applicant will be required to submit a building permit application for the change of use of the existing ranch house. DRAINAGE We confirm that the Applicant shall comply with the drainage requirements for the project as stated, including the preparation and implementation of a drainage study meeting with the approval of DPW, the submittal of a flood study prepared by a licensed professional civil engineer, and, if required by DPW, submittal of a Letter of Map Change to the Federal Emergency Management Agency prior to approval of any Certificate of Occupancy. As depicted in Figure 4.3 (Drainage and Flood Area Plan) and discussed in the application, improvements within the Special Flood Hazard Area will be limited to driveways, walkways, parking areas and a greenhouse, These improvements are not expected to have a significant impact on present drainage patterns in the area as they will be designed to incorporate much of the existing topography and trees. As a result, only minor grading associated with the parking lot is expected to occur. 1:/20002000_090.000 Hokukano R,n, h1K Reports/7fokukano Zone Change Repnrt[Innis � F i"030304 p(h DPW Eng Div Resporr.ve 6C6C XXeC B Mr. Christopher J. Yuen I NTE RNATIONAL Paget March 4, 2003 EARTHWORK We confirm that the Applicant shall comply with the requirements for earthwork and grading on the subject property as stated in the DPW memorandum. ROADWAYS We confirm that the Applicant shall comply with the requirements for roadway improvements as stated in the DPW memorandum. In regards to the widening of Mamalahoa Highway along the frontage of the property associated with the Konawaena School Road intersection improvements undertaken in the mid-1990s, the Applicant will provide confirmation that these right-of-way improvements have been or will be dedicated to the County. TRAFFIC Regarding the trip distribution methodology, existing commuter patterns were used as the basis of the trip distribution only to determine the direction from which or to which site -generated traffic would travel. However, the specific driveways to which this traffic was assigned were based on the proximity of site parking lots. In regards to the recommendation that the traffic impact analysis report (TIAR) provide a scenario of highest and best commercial use, we respectfully submit that the purpose of this Change of Zone application is only to enable the establishment of the Visitors' Center and related improvements, not to develop the subject property in accordance with the maximum density allowed within Village Commercial Districts. In view of both the limited commercial activities proposed by the Applicant and the Department's concerns regarding potential future development, we suggest including a condition of approval requiring that a new TIAR be prepared in the event that the Applicant, its successors, or assigns, propose additional or expanded uses beyond those described in the current application. In regards to access to the proposed Visitors' Center from Mamalahoa Highway, the Applicant is willing to limit traffic at this driveway to right -in and right -out movements only. However, we do not believe that a separate left tum storage lane along Konawaena School Road is necessary for access to the site. Our traffic engineer performed an analysis of the Konawaena School Road with the project driveway intersection assuming no access to Mamalahoa Highway. Based upon the increased traffic volumes along this road, the shared left-tum/through lane would operate with minimal delays (less than 10 seconds) and at Level of Service A. Therefore, a separate left -tum storage lane on Konawaena School Road should not be warranted by this project. 1:20002000_090 000 Haknkano Ranrl✓K Reports/Hokakano Zane Change Reporr/7nne Change Pr..reesiag1030304 p1h DPW Eng Div Response 00 I N T E R N A T I O N A L Mr. Christopher J. Yuen Page 3 March 4, 2003 Also, we would like to provide for your records additional pages from the TIAR which were inadvertently missing from the appendix of the subject application. This includes updated traffic analysis results for the signalized intersection of Mamalahoa Highway and Konawaena School Road (page 8), as well as the exhibits and the appendix of the TIAR. The subject application did identify and reference this updated and corrected traffic analysis from the TIAR, however, the replacement pages were missing from the TIAR in the appendix. Thank you very much for your assistance with this project. Should have any questions regarding this letter, please feel free to contact the undersigned at (808) 326-4733. SSFM INTERNATIONAL, INC. Pamela L. Harlow Planner Email: pharlow@ssfm.com PLH:plh Enclosures xc: Galen M. Kuba, DPW Engineering Division Chief, w/ encl. R. Ben Tsukazaki, Esq., Tsukazaki, Yeh & Moore, LLLC, w/ encl. Mr. Tom Pace, Hokukano Ranch, Inc., w/ encl. 1 200012000_090.000 Hnkukano Rn,;VK Reportr/Hokukano 7�ne Change ReparVZwne Change Pro(eszingb30.304 p1h DPW Eng Div Respnnce At the signalized intersection of Konawaena Road and Mamalahoa Highway, delays will increase over existing but peak hour conditions remain within acceptable levels of service. Table 6 summarizes the results of the signalized intersection analyses. Table 6 Traffic Analyses Results Signalized Intersection, Mamalahoa Highway and Konawaena Road (1) - future conditions without project traffic (2) future with project * average delay per vehicle (seconds), LOS = level of service Evaluation of Effect of Bypass Highway The proposed Napoopoo-to-Keauhou Bypass highway is expected to carry some of the traffic presently using Mamalahoa Highway between the Napoopoo Road junction and Julian Ng, Inc. Traffic Impact Analysis Report April 25, 2001 DRAFT 8 Hokukano Ranch Visitor Center Existing Future (1) Future (2) delay LOS delay * LOS delay ` LOS AM Peak Hour Overall Intersection 24.9 C 26.5 C 27.3 C Konawaena Road left turns 36.1 D 36.3 D 36.6 D right turns 31.4 C 31.9 C 32.6 C Mamalahoa Highway southbound left turns 39.1 D 39.5 D 40.6 D southbound through 6.5 A 6.6 A 6.6 A northbound through 33.5 C 37.0 D 38.6 D northbound right tum 8.4 A 8.5 A 8.7 A PM Peak Hour Overall Intersection 12.8 B 13.2 B 14.0 B Konawaena Road left turns 26.7 C 26.9 C 29.6 C right turns 18.8 B 18.8 B 19.3 B Mamalahoa Highway southbound left turns 23.9 C 24.0 C 25.0 C southbound through 11.1 B 11.8 B 12.2 B northbound through 11.8 B 12.0 B 12.1 B northbound right turn 5.3 A 5.3 A 5.3 A (1) - future conditions without project traffic (2) future with project * average delay per vehicle (seconds), LOS = level of service Evaluation of Effect of Bypass Highway The proposed Napoopoo-to-Keauhou Bypass highway is expected to carry some of the traffic presently using Mamalahoa Highway between the Napoopoo Road junction and Julian Ng, Inc. Traffic Impact Analysis Report April 25, 2001 DRAFT 8 Hokukano Ranch Visitor Center Konawaena Elementary School -- Kealakekua PROJECT LOCATION Knwa era od Kow aena Intermediate & High School North No Scale yakai� ee�t Ro ad ffic Impact Analysis Rf Hokukano Ranch Visitor Center Kealakekua, Hawaii • Location Map Exhibit prepared by: Julian Ng, Inc. April 2001 IPA Source: SSFM International, Inc. PROJECT SITE PLAN Not to Scale Location Map Exhibit prepared by: Julian Ng, Inc. April 2001 n of wReference North w Ord �k CP p f� m r A � Not to Scale i (23l) (601 Konawaena SIL (10s)1671 Road Leaend (#!1#) AM Peak Hour [###] PM Peak Hour w o p Existing (2000) V J n V. =d G d " Reference North fd d3 m Wi- � D o■■ ✓ Not to Scale U WA (24A)1621 Konawaena (111) 1691 Road Lgaend A (#t!) AM Peak Hour PM Peak Hour T ro N � 0 Future (2005) J Traffic Impact Analysis Re ort Exhibit Hokukano Ranch Traffic Without Project Visitor Center 2 Kealakekua, Hawaii prepared by: Julian Ng, Inc. April 2001 Reference North � d d 3 w �d oNot to Scale m 1 � i 1°� > (5) [7} (z) [12l Project Site j;o Kont�>� (k5Roa (5) [28} (�4))[27} � Konawaena W9� SU1pO� � z 1 J Legend A p (###) AM Peak Hour 8 PM Peak Hour Traffic I act Analysis Report Exhibit Hokukano Ranch Project Traffic Impact Visitor Center 3 Kealakekua, Hawaii prepared by: Julian Ng, Inc. April 2001 Reference North �3 d �d mNot to Scale �0 rn � tIA � (5) m (211121 Project Site o, �o Ar a o -� 161n o1 781 KonRoadn� (35511191} (25511 (1161 L971 (341 1271t —► kA AD' KonawaeneH'y,SM� z o Legend o (#>yt) AM Peak Hour o . A S (###] PM Peak Hour Traffic Im act Analysis R rt Exhibit Hokukano Ranch Future Traffic With Project Visitor Center 4„ Kealakekua, Hawaii prepared by: Julian Ng, Inc. April 2001 .b 0) Appendix - Traffic Count Data Mamalahoa Highway & Mamalahoa Hwy SB Mamalahoa SB LT Mamalahoa Hwy NB Mamalahoa NS RT Konawaena WIB LTi Konawaena WB RT 1 Total Entering Volum Konawaena Road Tues•Wed Wed-ThuTues-Wed 26 Wed -Thu Tues -Wed Wed -Thu Tues -Wed Wed -Thu Tues -Wed Wed -Thu Tues -Wed Wed -Thu 48-hour %of 19 9/586100 I 9/687/00 9/586/00 916&7100 9/586/00 91fi&7100 915&fi/00 9/687/00 9/5&6100 916&7100 915&6100 916VtOo count dart 12:00 PM 12:15 PM 124 124 11 6 111 124 5 5 10 3 3 10 536 1.4% 12:15 PM - 12:30 PM 80 99 13 11 127 96 7 6 5 8 11 9 472 1.2% 12:30 PM - 12:45 PM 1 102 121 I 11 24 105 103 4 17 1 2 14 10 514 1.4%. 12:45 PM - 01:00 PM 109 121 24 32 125 116 7 2D 28 50 35 73 740 1.9%; 01:00 PM - 01:15 PM 122 143 17 43 92 120 2 15 12 35 21 44 666 1.8%. 01:15 PM - 01:30 PM 112 120 12 53 113 144 3 27 7 37 13 48 689 1.8%I 01:30 PM - 01:45 PM 129 156 18 44 97 136 5 32 10 24 17 59 727 1.9% 01:45 PM - 02:00 PM 157 111 24 26 115 103 5 19 6 27 10 22 625 1.6% 02:00 PM 02:15 PM 175 118 31 21 106 124 6 10 13 17 9 25 655 1.7% 02:15 PM - 02:30 PM 128 119 42 12 145 105 29 11 20 15 20 31 677 1.8% 02:30 PM - 02:45 PM 145 125 31 16 139 115 45 7 57 16 106 26 830 2.2% 02:45 PM - 03:00 PM 142 147 43 9 122 99 19 B 44 13 53 16 715 1.9°% 03:00 PM - 03:15 PM 170 139 24 12 131 116 12 7 16 17 31 19 694 1.8% 03:15 PM - 03:30 PM 169 163 18 9 127 120 9 5 16 18 29 16 699 1.8% 03:30 PM - 03:45 PM 148 175 27 17 126 104 9 6 19 9 23 19 682 1.8°% 03:45 PM 04:00 PM 191 125 24 10 161 138 13 8 11 10 18 16 725 1.9% 04:00 PM - 04:15 PM 191 191 26 17 151 114 7 14 19 10 23 18 781 2.1% 04:15 PM - 04:30 PM 197 204 22 26 126 126 19 8 10 15 10 16 779 2.1°% 04:30 PM 04:45 PM 204 213 29 11 120 104 13 61 19 11 29 10 I 769 2.0% 04:45 PM - 05:00 PM 206 208 24 12 112 128 10 8 20 12 19 9, 768 2.0% 05:00 PM - 05:15 PM 220 228 15 15 116 105 11 6 26 13 16 7 j 778 2.0% 05:15 PM - 05:30 PM 205 207 24 14 11D 102 6 10 22 11 19 12 742 2.0% 05:30 PM - 05:45 PM 191 214 15 10 100 100 8 6 14 8 8 8 6B2 1.8% 05:45 PM - 06:00 PM 180 179 34 17 t 105 89 27 9 8 10 9 5 672 1.8% 06:00 PM 06:15 PM 173 143 30 11 76 85 25 14 19 26 6 18 626 1.6% 06:15 PM - 06:30 PM 159 134 30 11 91 93 19 8 32 35 36 24 672 1.6% 06:30 PM - 06:45 PM 156 145 25 12 74 64 14 7 23 4 36 7 567 1.5°% 06:45 PM - 07:00 PM 127 109 6 12 63 91 8 9 16 14 14 6 475 1.3% 07:00 PM - 07:15 PM 103 102 4 4 81 55 6 5 8 4 10 11 393 1.0°% 07:15 PM - 07:30 PM 103 107 3 1 42 69 10 1 26 5 16 8 391 1.0% 07:30 PM - 07:45 PM 85 90 ; 4 0 52 65 4 0 34 6 37 7 384 1.0% t 07:45 PM - 08:00 PM 102 56 7 1 41 36 3 0 26 12 29 25 338 0.9%! 08:00 PM - 08:15 PM 70 81 ` 1 3 73 43 3 0 6 12 6 10 308 0,8%. D8:15 PM - 08:30 PM 76 51 6 1 29 38 1 3 7 6 2 6 226 0.6%I 08:30 PM - 08:45 PM 66 60 0 4 34 35 1 2 4 10 6 3 225 0.6% 08:45 PM - 09:00 PM SD 43 0 0 27 42 2 2 2 1 3 5 177 0.5% I 09:00 PM - 09:15 PM 78 61 0 0 28 60 0 0: D 6 5 2 240 0.6% 09:15 PM - 09:30 PM 54 63 3 2 22 32 0 1 ' 0 3, 1 S. 186 0.5% 09:30 PM - 09:45 PM 46 60 0 0 20 25 0 0 ' 2 2. 0 2 157 0.4% 09:45 PM - 10:00 PM' 41 56 1 0 17 24 0 0 0 0 0 0 139 0.49E 10:00 PM - 10:15 PM ' 40 41 0 0 22 15 0 0 12 0 ` 3 0 133 0.4% 10:15 PM - 10:30 PM 56 41 1 0 21 14 0 0 7 D 2 0 142 0.4% 10:30 PM - 10:45 PM ` 36 47 0 1 11 10 0 0 2 0 0 0 107 0.3%, 10:45 PM 11:00 PM 34 28 0 0 11 10: 0 0 0 0 1 0 84 0.2% 11:00 PM - 11:15 PM 21 26 0 0 ; 11 5 1 0 1 1 0 0 66 0.2% 11:15 PM - 11:30 PM 20 29 0 0: 2 4 i 2 0 0 0 1 1 59 0.2116 11:30 PM - 11:45 PM 16 22 0 0 4 3; 0 1 0 0 2 1 490.1% IIA5 PM - 12:00 AM 18 19 0 21 3 5 0 0 0 4 1 0 52 0.1% 12:00 AM - 12:15 AM 15 14 0 0 3 6 0 0 0 0 0 0 38 0.1% 12:15 AM - 12:30 AM 8 14 2 0 3 0 0 0 0 1 0 0 28 0.1% 12:30 AM - 12:45 AM 7 9 0 0 5 6 0 0 0 4 0 0 31 0.1% 12:45 AM - 01:00 AM 6 6 0 0 1 5 0 0 0 0 1 0 21 0.1% 01:00 AM 01:15 AM 6 2 0 0 4 1 0 0 0 0: 0 0 13 0.0% 01:15 AM - 01:30 AM 8 5 0 0 2 1 0 0 0 0 0 0 16 0.0% 01:30 AM - 01:45 AM 3 6 0 0 2 3 0 0 0 0 0 0` 14 0.0°,G 01:45 AM - 02:00 AMI 1 3 2 0 0 2 2 0 0 0 0 0 0 9 0.0% 02:00 AM - 02:15 AM 3 5 0 0 1 0 0 0 0 0 0 0 9 0.0% 02:15 AM - 02:30 AM 6 6! 0 0 2 7 0 0. 0 0 0 0 21 0.1% 02:30 AM - 02:45 AMI 5 3. 0 0 6 3 1 1' 0 0 0 0 19 0.1% 02:45 AM - 03:00 AM ' 4 5; 0 0 5 4: 0 at 0 2 1 1 22 0.1% 03:00 AM - 03:15 AM ' 4 5 0 0 4 6: 0 1 0 0 0 0 20 0.1°% 03:15 AM - 03:30 AM 5 4 0 0 4 4' 0 0 0 0 0 0 17 0.0% 03:30 AM - 03:45 AM 5 3 0 0 12 5 0 0 0 0 0 0 25 0.1%. 03:45 AM - 04:00 AM 5 5 0 0 8 5 0 0 0 0 0 0 23 0.1%: 04:00 AM - 04:15 AM 4 2 0 0 14 7 0 0 0 0 0 0 27 0.1% 04:15 AM - 04:30 AM 4 4 0 0 12 15 0 0 0 0 1 1 37 0.1 % 04:30 AM - 04:45 AM 2 2 0 1 22 21 1 2 0 0 0 01 51 0.1% 04:45 AM - 05:00 AM 5 8 1 0 39 39 1 3 0 0 1 1: 98 0.3% 05:00 AM - 05:15 AM 6 10 0 D 24 38 2 3 0 0 0 Of 83 0.2% 05:15 AM - 05:30 AM 9 10 1 1 : 48 49 1 2 0 0 3 1 125 0.3% 05:30 AM 05:45 AM 11 18 0 2 . 69 59 4 4 ` 3 3 ' 3 5 191 0.5% 05:45 AM - 06:00 AM 21 101 0 2 i BO 78 4 4: 4 4 4 2 213 0.6%! 6:00 AM - 06:15 AM 20 22 1 01 123 95 3 5 1 2 2 5 279 0.7% • 6:15 AM - 06:30 AM 36 36 : 2 3 182 167 3 4 2 3 1 7 446 1.2%. 6:30 AM - 06:45 AM F07;00 39 43 : 2 1 184 2D7 7 7 8 4 11 9 522 1.4% 6:45 AM - 07:00 AM 61 60 ; 5 5 168 169 9 11 7 3 11 8 517 1.4% AM - 07:15 AM 75 B1 ` 6 9 186 169 30 26 18 17 23 22 662 1.7% •: 07:15 AM - 07:30 AM 108 89 19 27 2D4 225 fit 42 15 18 42 37 887 2.3% 07:30 AM - 07:45 AM 129 101 31 35 207 192 52 71 25 21 67 64 995 2.6°% ` 07:45 AM - 08:00 AM 194 95 40 47 202 200 B1 84 31 34 60 83 1,061 2.8% 08:00 AM - 08;15 AM 75 68 42 46 199 187 88 77 41 31 69 52 975 2.6% 08:15 AM - 08:30 AM! 83 86 37 40 169 183' 43 47 21 28 32 41 810 2.1% 08:30 AM - 08:45 AM 77 78 13 17 149 134 8 10 8 11 18 19.1 542 1.4% 08:45 AM - 09:00 AM. 90 71 8 6 137 146 4 4 8 5 8 7, 494 1.3% 09:00 AM - 09:15 AM 94 95 8 4 125 120 4 5 15 0 7 3 480 1.3'% 09:15 AM - 09:30 AM 98 86 4 51 132 131 4 4 3 7 7 11 492 1.3% 1 09:30 AM 09:45 AM 92 B3 6 8 118 114 7 2 3 6 6 7 452 1.2°%1 09:45 AM - 10:00 AM 108 99 10 5 128 127 5 9 14 5 6 8 524 1.4%: 10:00 AM - 10:15 AM 89 105 7 10 136 109 1 6 ; 5 8 9 6 491 1.3%' 10:15 AM - 10:30 AM 107 109 5 12 103 123 5 21. 1 6 8 10 491 1.3°% 10:30 AM - 10:45 AM 80 110 Is 8 121 99 5 2 1 3 7 8 462 1.2°% ! 10:45 AM - 11:00 AM 101 106 8 7 96 114 3 3 i 5 2 12 11 468 1.2°% 11:00 AM - 11:15 AM 98 107 14 9 102 101 3 3' 5 9 18 7 475 1.3% 11:15 AM - 11:30 AM 111 80 19 8 115 112 3 8 8 5 8 4 481 1.3% 11:30 AM - 11:45 AM 104 116 10 8 104 103: 3 1 16 10 26 15 516 1.4% l 11:45 AM - 12:00 PM 108 .1.0.5- ._ _ 18 9 121 107;. 5 ., .... 4 6 4 3 17 507 1.3% 24-hour total 1 7,771 7,5531 1,017 867 7,620 7,462 831 780 914 7981 1,240 1,141 ' 37,994 100.0°/. Tsukalzaki Yeh & Moore ATTORNEYS AT LAW A Limited Liability Law Company 85 W. Lanikaula Street Hilo, Hawaii 96720 Telephone: (808) 961-0055 FAX (808) 969-1531 March 4, 2003 Christopher J. Yuen, Planning Director County of Hawaii 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720 Re: Change Of Zone Application (REZ 02-029) Applicant: Hokukano Ranch, Inc. R. BEN TSUKAZAKI rbt@lava.net THOMAS L.H. YEH tly@lava net IlIICHAEL W, MOORE mmoore@lava.net y 3 V8 Request: Single -Family Residential (RS -15) and Agricultural (A -IA) to Village Commercial (CV -10) Tax MaRKey No.: 8-1-002:portion of 040 Dear Mr. Yuen: Please find enclosed herewith, for your information, a copy of our March 4, 2003 letter to Milton D. Pavao, Manager, Department of Water Supply, pursuant to Mr. Pavao's February 19, 2003, memorandum to you regarding the above -referenced matter. Please contact me if you should have any questions regarding this matter. xc: Hokukano Ranch, Inc. SSFM International, Inc. Department of Water Supply Very truly yours, TSUKAZAKI YEH & MOORE R. BEN TSU I AKI EXHIBIT L Tsukazaki Yeh & Moore ATTORNEYS AT LAW A Limited Liability Law Company 85 W. Lanikaula Street Hilo, Hawaii 96720 Telephone: (808) 961-0055 FAX (808) 969-1531 March 4, 2003 Milton D. Pavao, Manager Department of Water Supply County of Hawaii 345 Kekuanaoa Street, Suite 20 Hilo, Hawaii 96720 Re: Change of Zone Application No. REZ 02-029 Applicant: Hokukano Ranch, Inc. Request: Single -Family Residential (RS -15) and Agricultural (A -1A) To Village Commercial (CV -10) Tax Map Key No.: 8-1-002:portion of 010 Dear Mr. Pavao: R. BEN TSUKAZAKI rbt@lavamei THOMAS L.H. YEH tly@lava_net MICHAEL W_MOORE mmoore@lava.net In response to your memo dated February 19, 2003, to the Planning Director and my subsequent conversation with your staff, this is to clarify that the estimated water demand for the proposed project is considerably below that estimated in the subject application. After discussion of the demand projection, our engineering consultant reviewed the prior calculation of demand and has determined that the demand is primarily generated by the number of fixtures that will be used for bathrooms serving employees and visitors to the property. There is an existing ranch house that will serve as the welcoming center for visitors to the Ranch and the restroom facilities will be constructed nearby. Minimal demand is expected from the proposed greenhouse that will be constructed next to the existing ranch house. There are no other structures being proposed that are expected to generate a significant water demand. The proposed uses are estimated to require approximately 3,000 gallons of water per day(gpd).The maximum allotment from the County system of 4,200 gpd is sufficient to serve this demand. In regard to any future development beyond the uses and structures that are currently proposed, Applicant would be agreeable to a condition that requires that, at the time of plan approval, any additional uses/structures that may be proposed in the future on the subject site will be allowable only after the Department determines that there is adequate water supply to service them, whether from the County system or a private system. As we have disclosed to your staff, Applicant has drilled a potable well mauka of the subject site, and it has been approved for pumping at a rate 420 gallons per minute. Tsukazaki Yeh & Moore AT'ORNEYSATLAW A Limited Liability Law Company Milton D. Pavao, Manager Department of Water Supply County of Hawaii March 4, 2003 Page 2 In conclusion, this is to confirm that the Applicant is agreeable to the limits of available supply from the County system and will design the project to comply with those limits unless adequate water from its private source will be used to service the needs of this project. Please contact me if you should have any questions regarding this matter. xc: Hokukano Ranch, Inc. SSFM International, Inc. Planning Department Very truly yours, TSUKAZAKI YEH & MOORE