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HomeMy WebLinkAboutCOM 0277.000 2002-2004:-lard' Kim Mayor COUNTY OF HAWAII 25{upuni Slreet Roam 215 . Hila Hawaii 96720-4252 • (808)961-8211 . Fas(808)961-6553 KON-A -5-5706 Kuakini Highway- Suite 103 • Kailua-Kona, liawai'i 96740 (808)329-5226 . Fax(808)326-5663 June 23, 2003 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: vhange of Zone Application (REZ 03-006) Applicant: Gregory Mooers Request: V-1.25 to RS -10 Tax Map Key: 6-9-3:15 State Land Use Boundary Amendment Application (SLU 03-003) Request: Agricultural to Urban Change of Zone Application (REZ 03-008) Request: A -5a to RA -2a Applicant: Howard Rodgers Tax Map Key: 6-2-11:13 State Land Use Boundary Amendment Application (SLU 03-004) Request: Agricultural to Rural Change of Zone Application (REZ 03-009) Request: A -5a to RA -2a Applicant: Gregory R. Mooers Tax Map Key 7 6-2-11:19 Dixie Kaetsu Managing Director 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, Harry Kim Mayor 1060303may Enclosures cc: Planning Department *I q JUL 0 7 2003 0 w C:0 Q m r-. 3 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, Harry Kim Mayor 1060303may Enclosures cc: Planning Department *I q JUL 0 7 2003 Harry Kim Mayor &11 2 ? IV4 County of Hawaii PLANNING COMMISSION 101 Pauahi Street, Suite 3 • Hilo, Hawaii 96720-3043 (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 03-006) Applicant: Gregory Mooers Request: V-1.25 to RS -10 Tax Mao Key: 6-9-3:15 The Planning Commission, after a duly held public hearing on June 6, 2003, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 20,660 square feet of land from a Resort Hotel 1,250 square foot (V-1.25) to a Single Family Residential 10,000 square foot (RS -10) district. The property is located along the makai (north) side of Puako Drive, in the immediate vicinity of the Puako Beach Condominium and the Puako General Store, Puako Beach Lots, Lalamilo, South Kohala, 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 Resort -Hotel (V-1.25) to Single -Family Residential (RS -10) for approximately 20,660 square feet of land. The applicant intends to subdivide the parcel into two approximately 10,000 -square -foot lots for the construction of two single-family dwellings on the site. The applicant is requesting the change of zone because the minimum lot size in a Resort Hotel (V-1.25) zone is 15,000 square feet and does not allow the property to be subdivided. 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 0 w O_ C_ Z� _ 30 rnN fly D _T ' 3 i rl GO C = cn The Planning Commission, after a duly held public hearing on June 6, 2003, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 20,660 square feet of land from a Resort Hotel 1,250 square foot (V-1.25) to a Single Family Residential 10,000 square foot (RS -10) district. The property is located along the makai (north) side of Puako Drive, in the immediate vicinity of the Puako Beach Condominium and the Puako General Store, Puako Beach Lots, Lalamilo, South Kohala, 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 Resort -Hotel (V-1.25) to Single -Family Residential (RS -10) for approximately 20,660 square feet of land. The applicant intends to subdivide the parcel into two approximately 10,000 -square -foot lots for the construction of two single-family dwellings on the site. The applicant is requesting the change of zone because the minimum lot size in a Resort Hotel (V-1.25) zone is 15,000 square feet and does not allow the property to be subdivided. 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 Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County. The proposed request from the Resort -Hotel (V-1.25) to a Single -Family Residential (RS -10) zoned district will conform to, among others, the goals, policies and standards of Land Use, Economic and Housing Elements of the General Plan. The change of zone and proposed subdivision of the property into two 10,000 -square foot lots would complement the existing residential land uses in the area. Surrounding lands are zoned RS -10 and VS -1.25 and in single-family and multi -family residential uses. Puako Store is located southwest of the property on land zoned CV -15. This request would also complement the policies and course of action of the Land Use (Resort) as the General Plan states that "the County shall re-evaluate existing undeveloped resort designated and/or zoned areas and reallocate resort designated and/or zoned lands in appropriate locations." The applicant proposes to construct two single-family dwellings upon securing the necessary approvals, with no intent to use the property for resort uses. Therefore, the requested Single -Family Residential zoning designation would be more appropriate for the area. The intensity of use would be considerably less than if the present Resort -Hotel zoning designation were retained. 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. Although the requested Single -Family Residential zoning is not consistent with the current Resort designation on the General Plan LUPAG Map for this area, a pending General Plan LUPAG Map amendment proposes to change this area from Resort to Low Density Urban to more accurately reflect the existing residential land uses and provide for an orderly development of the area. The minimum building site average width in the RS -10 zoned district is 70 feet. The subject property is approximately 105 feet wide at the mauka boundary and 133 feet wide at the makai boundary. If the property were subdivided into two parcels, the average building site width would be approximately 60 feet. As such, the applicant will be required to apply for a variance from the minimum building site average width. The property is located within an area adequately served with essential services and facilities. Access to the subject property is from Puako Beach Drive, a County - owned roadway with an approximate 20 -foot wide pavement within a 40 -foot right-of- way. It is substandard based on width. The Department of Public Works requires the Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 applicant to provide adequate site distances for the access to Puako Beach Road. As a condition of approval, the applicant will be required to provide roadway improvements including a paved shoulder on Puako Beach Drive along the entire parcel frontage, if required by the Department of Public Works. According to the applicant, water is available from the existing Department of Water Supply system on Puako Beach Road. The nearest police substation, fire and emergency services are located on the Queen Kaahumanu Highway near the entrance to the Mauna Lani Resort, approximately three miles from the subject property. Electricity and telephone services are available to the property. The subject request is not contrary to Chapter 205A, Hawaii Revised Statutes, relating to Coastal Zone Management Area. The property is situated within the Special Management Area. However, there are no identified recreational resources, historic resources, public access to the shoreline or mountain areas, scenic and open space preserves, coastal ecosystems, marine resources or other natural and environmental resources in the area. Thus, the proposed request and use of the property will not adversely impact those resources. The Flood Insurance Rate Maps (FIRM) indicate that the area is located in Zone "AE," flood zones subject to the 100 -year flood. Any new construction or substantial improvements will be subject to the requirements of Chapter 27 - Flood Control, of the Hawaii County Code. There are no significant drainage ways that adversely affects the project site. The entire site has been grubbed and graded as part of the Puako Beach Lots Subdivision. A botanical survey conducted on March 12, 2003 by Phillip Conley did not identify any endangered plant or animal species. Given the scope of work previously conducted and the property's urban setting, the presence of any known rare, threatened, or endangered species or endangered floral and fauna species is remote. No archaeological inventory survey has been prepared, as the property was previously grubbed and graded as part of the development of the Puako Beach Lots Subdivision. The site has been disturbed for previous residential uses. In their letter dated May 13, 2003, the State Department of Land and Natural Resources Historic Preservation Division has indicated that the subject property has been previously grubbed and graded, and no historic properties will be affected by this request. No valued cultural or historical resources exist on the site. As no traditional and customary Native Hawaiian rights are exercised on the site, the proposed action will not affect traditional Hawaiian rights. The exercise of traditional rights in the public shoreline area fronting the property should not be disturbed by this rezoning. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 There is an existing public access adjacent to TMK: 6-9-3: 18 to the Kawaihae side of the property and adjacent to TMK: 6-9-3: 10 to the Kona side of the property within close proximity to this site. There is good lateral access within the public shoreline area fronting the property. As the proposed rezoning does not increase the type or density of use, no mauka-makai public access condition will be imposed. The property is not used for access to the mountains and no access to these areas will be impacted by the proposed action. Based on the above findings, this request to reclassify the subject property from a Resort -Hotel (V-1.25) to a Single -Family Residential (RS -10) zoned district would result in an appropriate land use pattern and further benefit the general public. For your favorable consideration, an amendment to amend Section 25-8-12 (Kawaihae-Puako Zone Map), of the County Zoning Code is transmitted. We are enclosing a copy staff background for your information. Sincerely, Fred Galdones, Chairman Planning Commission Lmowrsgonekoa02PC Enclosures cc: Mr. Gregory Mooers One Kea Hui, LLC Department of Public Works Department of Water Supply Planning - Kona Department of Land & Natural Resources Rodney Haraga, Director/DOT-Highways, Honolulu ,:. Har' ­-Khp . • oJ�t-4cs 1 �TE•Of �H''� COUNTY OF HAWAII . 25 Aupuni Street, Room 215 m .Hilo, Hawaii 96720-4252 • (808) 961-8211 e Fax (808) 961-6553 KONA: 75-5706 Kuakini Highway, Suite 103 a Kailua-Kona, Hawaii .96740 (808) 329-5226 o Fax (808) 326-5663 June 23 2003 Dixie Kaetsu Managing Director Enclosures cc: Planning Department COO 2003 JUL L 0 7 0 Honorable James Y. Arakaki, Chairman w and Members of the County Council CD County of Hawaii z N rn s 25 Aupuni Street Hilo, HI. 96720 - Dear .Chairman Arakaki and Members: W C Vhange of Zone Application (REZ * 03-006) —.3 Applicant: Gregory Mooers Request: V-1.25 to RS -10 Tax Map Key: 6-9-3:15 State Land Use Boundary Amendment Application (SLU 03-003) Request: Agricultural to Urban Change of Zone Application (REZ 03-008) Request: A -5a to RA -2a Applicant: Howard Rodgers Tax Map Key: 6-2-11:13 State Land.Use Boundary Amendment Application (SLU 03-004) Request: Agricultural to Rural Change of Zone Application (REZ 03-009) Request: A -5a to RA -2a Applicant: Gregory R. Mooers Tax Map Key: 6-2-11:19 As required by Chapter 4, Sec. 64.3(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, Harry Kim Mayor 1060303may Enclosures cc: Planning Department COO 2003 JUL L 0 7 Harry Kim Mayor County of Hawaii PLANNING COMMISSION 101 Pauahi Street, Suite 3 - Hilo, Hawaii 96720-3043 (808) 961-8288 - Fax (808) 961-8742 The Planning Commission, after a duly held public hearing on June 6, 2003, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately, 20;,660 square feet of land from a Resort Hotel 1,250 square foot (V-1.25) to a Single Family Residential 10,000 square foot (RS -10) district. The property is located along the makai (north) side of Puako Drive, in the immediate vicinity of the Puako Beach Condominium and the Puako General Store, Puako Beach Lots, Lalamilo, South Kohala, 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 Resort -Hotel (V-1.25) to Single -Family Residential (RS -10) for approximately 20,660 square feet of land. The applicant intends to subdivide the parcel into two approximately 10,000 -square -foot lots for the construction of two single-family dwellings on the site. The applicant is requesting the change of zone because the minimum lot size in a Resort Hotel (V-1.25) zone is 15,000 square feet and does not allow the property to be subdivided. 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 O Honorable James Y. 'Arakaki, ChairmanOn t"� w c and Members of the County Council Z (D County of Hawaii --� L ro :M 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members:, 5: ' w ? C-0 Change of Zone Application (REZ 03-006) ;Applicant: Gregory Mooers Request: V-1.25 to RS -10 Tax Map Key: 6-9-3:15 The Planning Commission, after a duly held public hearing on June 6, 2003, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately, 20;,660 square feet of land from a Resort Hotel 1,250 square foot (V-1.25) to a Single Family Residential 10,000 square foot (RS -10) district. The property is located along the makai (north) side of Puako Drive, in the immediate vicinity of the Puako Beach Condominium and the Puako General Store, Puako Beach Lots, Lalamilo, South Kohala, 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 Resort -Hotel (V-1.25) to Single -Family Residential (RS -10) for approximately 20,660 square feet of land. The applicant intends to subdivide the parcel into two approximately 10,000 -square -foot lots for the construction of two single-family dwellings on the site. The applicant is requesting the change of zone because the minimum lot size in a Resort Hotel (V-1.25) zone is 15,000 square feet and does not allow the property to be subdivided. 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 *Vol( �ro � Honorable James Y. Arakaki, Chairman. and Members of the County Council Page 2 through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar, areas in the County. The proposed request from the Resort -Hotel (V-1.25) to a Single -Family Residential (RS -10) zoned district will conform to, among others, the goals, policies and standards of Land Use, Economic and Housing Elements of the General Plan. The change of zone and proposed subdivision of the property into two 10,000 -square foot lots would complement the existing residential land uses in the area. Surrounding lands are zoned RS -10 and VS -1.25 and in single-family and multi -family residential uses. Puako Store is located southwest of the property on land zoned CV -15. This request would also complement the policies and course of action of the Land Use (Resort) as the General Plan states that "the County shall re-evaluate existing undeveloped resort designated and/or zoned areas and reallocate resort designated and/or zoned lands in appropriate locations." The applicant proposes to construct two single-family dwellings upon . securing the necessary approvals, with no intent to use the property for resort uses. Therefore, the requested Single -Family Residential zoning designation would be more appropriate for the area. The intensity of use would be considerably less than if the present Resort -Hotel zoning designation were retained. 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. Although the requested Single -Family Residential zoning is not consistent with the current Resort designation on the General Plan LUPAG Map for this area, a pending General Plan LUPAG Map amendment proposes to change this area from Resort to Low Density Urban to more accurately reflect the existing residential land uses and provide for an orderly development of the area. The minimum building site average width in the RS -10 zoned district is 70 feet. The subject property is approximately 105 feet wide at the mauka boundary and 133 feet wide at the makai boundary. If the property were subdivided into two parcels, the average building site width would be approximately 60 feet. As such, the applicant will be required to apply for a variance from the minimum building site average width. The property is located within an area adequately served with essential services and facilities. Access to the subject property is from Puako Beach Drive, a County - owned roadway with an approximate 20 -foot wide pavement within a 40 -foot right-of- way. It is substandard based on -width. The Department of Public Works requires the Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 applicant to provide adequate site distances for the access to Puako Beach Road. As a condition of approval, the applicant will be required to provide roadway improvements including a paved shoulder on Puako Beach Drive along the entire parcel frontage, if required by the Department of Public Works. According to the applicant, water is available from the existing Department of Water Supply system on Puako Beach Road. The nearest police substation, fire and emergency services are located on the Queen Kaahumanu Highway near the entrance to the Mauna Lani Resort, approximately three miles from the subject property. Electricity and telephone services are available to the property. The subject- request is not contrary to Chapter 205A, Hawai-`i Revised Statutes, relating to Coastal -Zone Management'Area. The property is situated within the Special Management Area. However, there are no identified recreational resources, historic resources, public access to the shoreline or mountain areas, scenic and open space preserves, coastal ecosystems, marine resources or other natural and environmental resources in the area. Thus, the proposed request and use of the property will not adversely impact those resources. The Flood Insurance Rate Maps (FIRM) indicate that the area is located in Zone "AE," flood zones subject to the 100 -year flood. Any new construction or substantial improvements will be subject to the requirements of Chapter 27 - Flood Control, of the Hawaii County Code. There are no significant drainage ways that. adversely affects the project site. The entire site has been grubbed and graded as part of the Puako Beach Lots Subdivision. A botanical survey conducted on March 12, 2003 by Phillip Conley did not identify any endangered plant or animal species. Given the scope of work previously conducted and .the property's urban setting, the presence of any known rare, threatened, or endangered species or endangered floral and fauna species is remote. No archaeological inventory survey has been prepared, as the property was previously grubbed and graded as part of the development of the Puako Beach Lots Subdivision.. The site has been disturbed for previous residential uses. In their letter dated May 13, 2003, the State Department of Land and Natural Resources Historic Preservation Division has indicated that the subject property has been previously grubbed and graded, and no historic properties will be affected by this request. No valued cultural or historical resources exist on the site. As no traditional and customary Native Hawaiian rights are exercised on the site, the proposed action will not affect traditional Hawaiian rights. The exercise of traditional rights in the public shoreline area fronting the property should not be disturbed by this rezoning. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 There is an existing public access adjacent to TMK: 6-9-3: 18 to the Kawaihae side of the property and adj acent to TMK: 6-9-3: 10 to the Kona side of the property within close .proximity to this site. There is good lateral access within the public shoreline area fronting the property. As the proposed rezoning does not increase the type or density of use, no mauka-makai public access condition will be imposed. The property is not used for access to the mountains and no access to these areas will be impacted by the proposed action. Based on the above findings, this request to reclassify the subject property from a Resort -Hotel (V-1.25) to a Single -Family Residential. (RS -10) zoned district would result in an appropriate land use pattern and further benefit the general public. For your favorable consideration, an amendment to amend Section 25-8-12 (Kawaihae-Puako Zone Map), of the County Zoning Code is transmitted. We are enclosing a copy staff background for your information. Sincerely, Fred Galdones, Chairman Planning Commission LmooersgonekoaMPC Enclosures cc: -Mr. Gregory Mooers One Kea Hui, LLC Department of Public Works Department of Water Supply Planning - Kona Department of Land & Natural Resources Rodney Haraga, Director/DOT-Highways, Honolulu v BOneKeaMooers REZ-5/20/03 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT GREGORY R. MOOERS CHANGE OF ZONE APPLICATION (REZ 03-006) GREGORY R. MOOERS has submitted an application for a Change of Zone by changing the. district classification from Resort -Hotel (V-1.25) to Single -Family Residential (RS - 10) for 20,660 square feet of land. The property is located on the makai side of Puako Beach Drive in Puako Beach Lots, Waimea, Lalamilo, South Kohala, Hawaii, TMK: 6-9-3: 15. APPLICANT'S REQUEST 1. Request: The applicant is proposing to re -designate 20,660 square feet of land from Resort -Hotel (V-1.25) to Single -Family Residential (RS -10) to subdivide the parcel into two approximately 10,000 -square foot lots for the construction of two single-family dwellings on the site. The applicant is requesting the change of zone because the minimum lot size in a Resort -Hotel (V-1.25) zone is 15,000 square feet and does not allow the property to be subdivided. The property is owned by One Kea Hui, LLC. Managing Members Mc Blasdell and Donna Blasdell have consented to the request. (See Exhibit A - Change of Zone application) STATE .AND COUNTY PLANS 2. State Land Use Designation: Urban. 3. General Plan Consistency: Land Use,. Economic and Housing elements. 4. GP Land Use Pattern Allocation Guide (LUPAG) Map: Resort. (The General Plan LUPAG Map amendment pending before the County Council proposes to change the designation of this area from Resort to Low Density Urban) 5. County Zoning: Resort -Hotel (V-1.25). 6. Coastal Zone Management, Chapter 205A, HRS: The entire State of Hawaii lies within the Coastal Zone Management Area. The intent of the Coastal Zone Management Program is' to guide and regulate public and private uses in the coastal zone management -1- -,ACi: C-277 (Lil 1 21-17) .4� • area with respect to recreational resources, historic resources, public access to the shoreline, scenic and open space resources, coastal ecosystems, marine resources, economic uses, coastal hazards, managing development, public participation, and beach protection: 7. Special Management Area: The property is situated within the Special Management Area (SMA). The applicant will file a SMA Assessment application upon the final approval of this.request and subdivision of the property. . DESCRIPTION OF PROPERTY AND SURROUNDING AREA 8. Subject Property: The property is an approximately 20,660 -square foot vacant oceanfront parcel located on the makai side of Puako Beach Drive, north/northwest of the Puako Apartments. The site is vacant and has been previously grubbed and graded as part of the development of the area and to accommodate a dwelling previously located on the site. The minimum building .site average width in the RS -10 zoned district is 70 feet. The subject property is approximately 105 feet wide at the mauka boundary and 133 feet wide at the makai boundary. If the property were subdivided into two parcels, the average building site -width would be -approximately 60 feet. As such, the applicant will be required to apply, for a variance from the minimum building site average width.. 9. Surrounding Land Uses/Zoning: There are single-family, multiple -family, and commercial uses in the surrounding area. Along Puako Beach Drive to the west are lands zoned RS -10 with single-family uses. The adjacent property to the west is. zoned V-1.25 and improved with,a single-family dwelling. Properties to the east are zoned V-1.25 with single-family dwellings and storage facilities. The Puako Beach Apartments are located south/southeast of the subject property across Puako Beach Drive on lands zoned V-1.25. Southwest of the property is a lot zoned CV-15'.site of the Puako Store. 10. Elevation: The property is level with no grades above five per cent. 11. U.S.D.A. Soil Type: Kamakoa Series, very sandy loam, 0 to 10 percent slopes. This soil is rapidly permeable, runoff is slow, and the erosion hazard is slight. 12. Land Study Bureau's Productivity Rating: Urban. 13. FIRM:. Zone "AE", flood zones subject. to the 100 -year flood. -2- 14. Flora/Fauna: On March 12, 2003, a botanical survey was conducted on the subject property by Phillip Conley. The survey did not identify any endangered plant or animal species. As the property has been previously grubbed and graded, and given the property's urban setting, no known rare, threatened, or endangered species inhabit the parcel or are expected to be discovered on the site. 15. .Archaeological/Cultural/Historical Resources: No archaeological inventory survey has been prepared, as the property was previously grubbed and graded as part of the development of the Puako Beach Lots Subdivision. The site has been disturbed for previous residential uses. In their letter dated May 13, 2003, the State Department of Land and Natural Resources Historic Preservation Division has indicated that the subject property has been previously grubbed and graded, and no historic properties will be affected by this request. No valued cultural or historical resources exist on the site. As no traditional and customary Native Hawaiian rights are exercised on the site, the proposed action will not affect traditional Hawaiian rights. The exercise of traditional rights in the public shoreline area fronting the property should not be disturbed by this rezoning. 16. Recreational/Visual Resources: The proposed use of the subject property will not negatively impact recreational resources and visual resources to or from the shoreline. No scenic or open space resources to the shoreline coastal view plane or coastal ecosystem will be negatively impacted by the proposed action. 17. Public Access: There is an existing public access adjacent to .TMK: 6-9-3: 18 to the Kawaihae side of the property and adjacent to TMK: 6-9-3: 10 to the Kona side of the property within close proximity to the property. There is good lateral access within the public shoreline area fronting the property. As such, mauka-makai access as well as lateral public access can be accommodated. The property is not used for access to the mountains and no access to these areas will be impacted by the proposed action. UTILITIES AND SERVICES 18. Access: Access to the property is from Puako Beach Drive, a County -owned and maintained roadway with a 20 -foot wide pavement within a 40 -foot right-of-way. It is -3- substandard based on width. Puako Beach Drive connects to the Queen Kaahumanu Highway, which is State-owned and maintained. 19. Water: Water is available from the existing Department of Water Supply system on Puako Beach Road. 20. Sewage/Wastewater: As there is no municipal system fronting the subject property, sewage will be disposed of in individual wastewater treatment systems approved by the Department of Health. 21. Utilities and Services: The nearest police substation, fire and emergency services are located on the Queen Kaahumanu Highway near the entrance to the Mauna Lani Resort, approximately three miles from the site. Electric and telephone services are available to the site. AGENCIES' COMMENTS 22. Department of Public Works: (See Exhibit B - April 29, 2003 Letter) 23. Department of Land and Natural Resources Historic Preservation Division: (See Exhibit C - May 13, 2003 Memo) APPLICANT'S RESPONSE TO AGENCIES' COMMENTS 24. - (See Exhibit D - Applicant's May 5, 2003 Letter) AGENCIES - NO COMMENTS OR OBJECTIONS 25. Police Department, Fire Department, Department of Environmental Management AGENCIES - NO RESPONSE 26. Department of Water Supply, Civil Defense Agency, Real Property. Tax Office, Office of Housing and Community Development, DLNR - Land Division, Department of Health, State Land Use Commission, Natural Resources Soil and Conservation Services . PUBLIC COMMENTS 27. The department has not received any written comments or objections from the community on the request. I" Residential Rezoning PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE lIf your request is approved, do..you intend to.subdivide the subject land in accordance with the approved change of zone? if yes, please answer the rest of question 1 and then to ques-Cion 3. a How many acres of the requested area do you intend to subdivide? b. Into what lot sizes? C. if -your request is approved, approximately how long after the date of approval do'you expect to submit your subdivision plans to the Planning Department for preliminary approval? d. Do you intend to. build houses on the newly created lots? if yes, please answer, the following questions: on how many of those lots? At what approximate price range? House Lots Total Approximately how long, after approval of the subdivision, would the first house be available for occupancy? If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. Yes all 10,000 30 days. yes 2 not for sale 0 1 year CHAIPE OF ZONE. APPLICATION COUNTY OF HAWAII PLANNING DEPART! I T,� (Type or legibly print the requested iri��o ma `fro �- �1� 9 3 3 APPLICANT: Gregory R. Mooers APPLICANT'S SIGNATURE: ADDRESS: Mooers Enterprises, LLC P.O. Box 1101Kamuela, Hawaii 96143 LIST APPLICANT'S INTEREST IF NOT OWNER: Agent for Owner LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: COU+ I O DATE: 3/14/03 PHONE:(Bus.) 885-6839 (Res.)885-7126 (Fax) 885-1574 LANDOWNER(S): One Kea Hui, LLC Mc Blasdell and Donna Blasdell Managing Members LANDOWNER SIGNATURE(S)PIAATE: 3/14/03 (May be by letter LANDOWNER(S) ADDRESS: 66-1459 Ko Uka Place, Kamuela, Hawaii 96743 REQUEST: Resort (V-1.25) TO Single -Family Residential 10,000 sf (RS -10) (Existing zoning) (Proposed Zoning) TAX MAP KEY: 6-9-3:15 STREET ADDRESS OF PROPERTY: Puako Beach Road 2v, GGA SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: ��square feet AGENT: Gregory R- Mooers ADDRESS: Mooers Enterprises, LLC Box 1101 Kamuela, Hawaii 96743 TELEPHONE: (Bus.) 885-6839 (Re S.)885-7126 (Fax) 885-1574 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Gregory R. Mooers COPIES: Mc Blasdell (See Instructions on Reverse Side) EXHIBIT 2. If you have no firm plans of subdividing the.subject area, do you intend to: a. Sell or lease the land to someone who has firm plans b. Sell or.lease the land to someone who has tentative plans? Sell or. lease the land to someone who has Ae plans? d Keep it? e. other (please state) fIf 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. ?, Do You think that your request and your further plans for the land will alleviate the local housing situation? Yes How? The proposed action will create two house lots for use as single-family residences. 4. Are there any buildings on the subject area? No If so, what kind? what do you intend to do with those buildings if your request is approved? 5• Is the subject land currently being used for any agricultural,activity? If so, please list the kinds of products grown and on how many square feet or acres of land per product. No 6• To your knowledge, has there been any flooding and/or drainage problem on the subject area? No, 'If so, please describe the problem. �• Do you think that the roads leading to the subject area needs improvement? No If so, what kind? Is the road adequate for the proposed traffic volume or load? Yes 6. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? yes NQ I . Schools b. Roads Sewer d. Drainage e, police Protection -3- I Yes f. Fire Protection X 9. Recreational Facilities X h. Public Utilities X other 1- For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. Signature: Address: Box 1101 Kamuela, HI 96743 Telephone: 885-6839 Date: March 14, 2003 6337A/50A -4- L6M 544 • TABLE OF CONTENTS Page CHANGE OF ZONE APPLICATION CHANGE OF ZONE QUESTIONNAIRE TABLE OF CONTENTS 1 I. INTRODUCTION A. GENERAL INFORMATION ............................................. 1 B. SUBJECT REQUEST/PROPOSED DEVELOPMENT .............. 2 II. CONFORMANCE WITH STATE AND COUNTY PLANS A. State Land Use Laws ........................................................ 3 B. Applicable Goals/Policies and Objectives of the General Plan........ 3 C. General Plan Designation ...................... ........................ • • 6 D. County Zoning Code.................................�........................ 6 E. Special Management Area........... ................:................ .. 7 F. Chapter 205A: Coastal Zone Management Act ........................... 7 G. Mountain Access.. ............................ ............................... 7 III. PHYSICAL CHARACTERISTICS & ENVIRONMENTAL SETTING Physical Characteristics and Environmental Setting ........................ 8 Historic Resources................................................................ 9 CulturalResources.................................................................. 9 Natural Resources (Flora -Fauna) ..................... ...... .................. 10 Social -Economic Characteristics................................................ 10 SurroundingLands.................................................................. 11 i IV. V. VI. PUBLIC FACILITIES AND UTILITIES A. Access....................... ................................................ 11 B. Interior Roadways......... ....................................:............... 11 C. Water Service.............................................................. 11 D. Utilities...................... ................................................ 11 E. Wastewater Disposal........................................................... 11 F. Police Services ............. .........................: ...................... 11 G. Fire Services................ ................................................... 11 H. Public Recreation.......... ........... ......................... ... ........ 11 I. Schools...................... ................................................... 11 ENVIRONMENTAL ASSESSMENT AND ANALYSIS A. Relationship between local short term uses of environment and maintenance and enhancement of long term productivity: ............................. 12 B. Mitigative measures proposed to avoid, minimize, rectify or reduce impact: ................................................................ ....... 12 C. Alternatives to the proposed development: ............................. 12 D. Irreversible and irretrievable commitments of natural resources that would be involved if the proposed action is implemented: ............................. 12 PROPOSED FINDINGS...... VII. EXHIBITS A. Botanical Survey B. Location/Vicinity Maps C. Change of Zone Exhibit D. Site Photographs f g, ................................................. 13 ii • BACKGROUND AND COUNTY ENVIRONMENTAL REPORT CHANGE OF ZONE: RESORT 1,250 SF (V-1.25) TO SINGLE-FAMILY RESIDENTIAL 10,000 SF (RS -10) Tax Map Key: (3) 6-9-3:15 Lalamilo, South Kohala, Hawaii Owner: One Kea Hui, LLC Applieant: Gregory R. Mooers The applicant, Gregory R. Mooers, on behalf of the landowners, One Kea Hui, LLC, (Managing Members: Mc and Donna Blasdell) is seeking a Change of Zone from Resort 1, 250 square feet (V-1.25) to Single -Family Residential 10,000 square feet (RS -10) for a -23;24-7 square feet parcel located at Puako Beach Lots, Lalamilo, South Kohala, Hawaii, Tax Map Key (3).6-9-3 -15. This request is made to allow the development of two single-family residences for members of the Blasdell's immediate family. I. INTRODUCTION A. GENERAL INFORMATION: The subject property is owned in fee by One Kea Hui, LLC, whose managing members are Mc and Donna Blasdell. 1 B. SUBJECT REQUEST/PROPOSED DEVELOPMENT: 1. The applicants are proposing to change the zone for a 2 square feet parcel from Resort 1,250 square feet (V-1.25) to Single -Family Residential 10,000 square feet (RS -10) to allow the development of two single-family residences in conformance with the new zoning designation. 2. The site is presently vacant and unused. This site has been previously grubbed and graded as part of the development of the area and to accommodate a dwelling that was previously situated on the site. Please see the site photographs in the exhibits. 3. The subject property is located on the makai side of Puako Beach Road, just north of the Puako Condominiums near the east end of Puako. Please see the location map and change of zone exhibit in the exhibits. 4. The 2-3—,2-74 square foot lot is nearly rectangular in shape, with approximately 105.06 i feet of frontage on the south (mauka) boundary, bordering Puako Beach Road and with ocean frontage of approximately 133 feet. The eastern boundary is approximately 182 feet from the shoreline to Puako Beach Road and the western boundary is approximately 202 feet from the shoreline to the roadway. Please see the change of zone exhibit. 5. Access to the parcel is from Puako !Beach Road which connects to Queen Kaahumanu Highway. Puako Beach Road is County owned and maintained, Queen Kaahumanu Highway is State owned and maintained. See the change of zone exhibit for the regional roadway alignment. 6. There will be no interior roadways 7. Utilities will be provided to the parcel from the area's existing infrastructure, an overhead line on Puako Beach Road. 8. Subdivision of the subject propertI will begin immediately after all governmental approvals for the change of zone are secured. II. CONFORMANCE WITH STATE AND COUNTY PLANS A. STATE LAND USE DESIGNATION: The State Land Use District Classification of the -subject parcel is Urban. The proposed residential use is consistent with this classification. B. GOALS/POLICIES AND OBJECTIVES OF THE GENERAL PLAN: ECONOMIC GOALS • Provide residents with opportunities to improve their -quality of life. • Economic development and. improvement shall be in balance with the physical and social environments of the island of Hawaii. • The County of Hawaii shall strive for diversity and stability in its economic system. • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. POLICIES • . The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. • The County shall strive for full employment. LAND USE • Through the careful analysis and examination of past and present situations, the following goals, policies., and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. GOALS • Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. 3 POLICIES • Zone urban- and rural- types -services and employment cent( • Allocate appropriate re( needs- of neighborhood, uses in areas with ease of access to community and with adequate public utilities and facilities. zoning in accordance with the existing or projected ity,_ 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. I, STANDARDS j • 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. 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. 4 SINGLE-FAMILY RESIDENTIAL ■ Through careful examination and analysis of the present situation, the following goals, policies, and standards are set forth to guide the orderly 'development of single-family residential areas in the interest of the residents of the County of Hawaii. GOALS • To maximize choices of single-family residential lots and/or'housing for, residents of the County. • To ensure compatible uses within and adjacent to single-family residential zoned areas. • To rehabilitate and/or- rebuild deteriorating, single-family residential areas. • To provide single-family residential areas conveniently' located to public and private services, shopping, other community activities and convenient access to :employment centers., POLICIES • The County shall incorporate reasonable flexibility in codes and ordinances to achieve a diversity of socio- economic housing mix and to permit aesthetic balance between single-family residential structures and open spaces. • The County shall re-evaluate existing undeveloped single-family residential zoned areas and reallocate zoned lands in appropriate locations. 5 • The County shall designate and allocate single-family residential zoned lands at varying densities for future use in accordance with the needs of the communities and the stated goals, policies, and standards. STANDARDS • Areas shall have basic improvements and amenities necessary for immediate use. • Areas shall be limited to low-density and medium density residential uses. C. GENERAL PLAN DESIGNATION: 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 LUPAG Map establishes the basic urban and non -urban form for areas within the County. The subject property is designated as Resort. Such a designation may include uses such as hotels, condominium -hotels and supporting services. While there is presently only one resort type use in the area designated as resort on the LUPAG Map in Puako, there are many residential uses in this area. The Planning Director is Ii recommending that this Resortdesignation be changed to medium density residential in the on-going General Plan review that is. now before the County Council. The proposed single-family use would be consistent with this designation. D. COUNTY ZONING CODE: The zoning for this parcel is F unit condominium project to the property to Single -Family family residential units. (V-1.25) This zoning would allow an eighteen - constructed. This request is to change the zone of sidential to allow the construction of two single - 6 0 E. SPECIAL MANAGEMENT AREA: The subject property is located within the County's Special Management Area (SMA), and as such requires a SMA Assessment Application. Should the proposed change of zone be successful and the property subsequently subdivided, all provisions' of Planning Commission Rule 9 will be adhered to. Subdivision of a parcel of land - into � four or fewer parcels when no associated construction activities are proposed 1-s not considered as development under Planning- Commission Rule 9, section 9-4 10 B. (xiii). Single-family residences are not considered as development under section 9-410 B. (i) of Rule 9. Should the Director make that determination, the construction of one home on each of the newly created lots would be exempt from further SMA permitting requirements. G. CHAPTER 205A: COASTAL ZONE MANAGEMENT ACT: The subject property, is located near the shoreline, behind a parcel owned by the State of Hawaii, listed as a Government Beach Preserve on the tax maps It is surrounded by. a regional roadway system, resort, commercial and residential zoning and uses. The proposed residential use of the subject property will not negatively impact recreational resources, visual resources to or from the shoreline, including access to and along the shoreline or coastal ecosystems. Therefore no scenic or open space resources to the shoreline coastal view plane or coastal ecosystem will be negatively impacted by the proposed action. H. MOUNTAIN ACCESS: The subject property is surrounded by the regional roadway system, resort, commercial and residential uses. The property is not used for access to the mountains or any mountain feature, therefore no public access to these areas will be impacted .by the proposed .action. 7 III. PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL SETTING Physical Characteristics/Environmental Setting: A. The subject property is located on the makai side of Puako Beach Road, just north of the Puako Condominiums near the east end of Puako. Please see the location map and change,. of zone exhibit in the exhibits. 2„o i G G o B. The 29;-2-74 square foot lot is nearly rectangular in shape, with approximately . 105 feet of frontage on the south (mauka) boundary, bordering Puako Beach Road and ocean frontage of approximately 133 feet. The eastern boundary is approximately 182 feet from the shoreline to Puako Beach Road and the western boundary is approximately 202 feet from the shoreline to the roadway. Please see the change of zone exhibit attached. C. Annual rainfall for the area is less than 10 inches according to An Inventory of Basic Water Resources Data: Island of Hawaii, Station N0. 95..1 Puako, published by the Department of Land and Natural Resources. E. The site is virtually flat with no grades above. 5%. Please see the site photographs in the exhibits. F. The site is presently vacant and unused. G. The U. S. Geological Survey has categorized the island into nine zones of comparative hazard rates from lava flows, with Zone 1 being the highest and Zone 9, the lowest severity of hazard. The U. S. Geological Survey designates the subject property as Lava Hazard Zone 8; only a few percent of this area has been covered in the past 10,000 years.- H. ears: H. The site is located near the shoreline at the western end of Puako Bay. I. The State Department of Agriculture's Agricultural Lands of Importance to the State of Hawaii (ALISH) has not classified this area. J. The U.S.D.A. Natural Resources Conservation Services Soil Survey Report classifies the soil type as .the Kamakoa soil series. It is Kamakoa very sandy loam, 0 to 10 percent slopes. This soil occurs as long, narrow areas along shallow, intermittent streams. The slope is dominantly 3 percent. • In. a representative profile the surface layer is about 9 inches thick and consists of dark -brown very fine sandy loam and very fine sand. It is underlain by alternate layers of fine, medium, and coarse sand and gravel. At a depth below 30 inches, the layers commonly contain calcium carbonate. Basalt occurs at a depth of 4 to 6 feet. The surface layer is mildly alkaline, and the subsoil is mildly alkaline to very strongly alkaline. Permeability is rapid, runoff is slow, and the erosion hazard is slight. Roots can penetrate to a depth of 4 feet or more. This soil is high in fertility and is well supplied with bases. K. The Land Study Bureau's overall master productivity rating system classifies the soil as Urban -existing urban area. L. According to the Flood Insurance Rate Map (FIRM). prepared by the U.S. -Army Corps of Engineers, the property is in Zone "AE -6", an area with coastal inundation 6 feet above mean sea level (msl). All improvements to be inhabited will be constructed above the 6' msl in compliance with all regulations. of the Department .of Public Works. M. The applicants will abide by all applicable County guidelines for run-off generated by the development.. All improvements will comply with Chapter 27 of the County Code relating to Flood Hazard Control. Historic Resources: No archaeological inventory survey has been prepared for the project area; as the entire lot has been grubbed and graded as part of the development of the Puako Beach Lots Subdivision. The site has been completely disturbed for previous residential uses of the property. Given the scope of work previously done on the subject parcel no historic resources remain. Please see the site photographs in the exhibits. . . . Cultural Resources: No valued cultural, historical or natural resources exist on the subject property and no gathering is taking place. To the extent to which traditional and customary native Hawaiian rights are exercised, the proposed action will not affect traditional Hawaiian 9 rights, therefore no action is necessary to protect those rights. The access along the shoreline and any gathering or fishing taking place in front of this parcel on the Government Beach Reservation, will not be inhibited or impeded in any fashion. Natural Resources (Flora -Fauna): A botanical survey was conducted on the subject property by Phillip Conley. Please see this survey in the exhibits. Given the scope of work previously conducted on the subject. parcel and its urban setting, no known rare, threatened or endangered species are known to inhabit the parcel or are expected to be found on the site.. Social -Economic Characteristics: Social settlement pattern for the area: Puako was developed as a fishing area and beach homes used primarily as vacation or second homes. With the development of the resort industry and the improved infrastructure in the area, Puako now houses many principle dwellings for residents and second homes and vacation rentals for visitors to the island. Puako, along with the rest of South Kohala, has undergone significant change over the past two decades as resort development along the South Kohala coastline has grown and the base facilities for astronomy research have been developed in Waimea town. Economic resources of the area: The South Kohala Coast is home to world class resorts. Residents have found employment at the resorts on the South Kohala coastline. In 1996 the North Hawaii Community Hospital was opened and this has provided a number of employment opportunities in the health care and related fields. Hawaii Preparatory Academy and Parker School are valued resources for the area. Waimea is also the host town for the headquarters of the Keck and CFH telescopes atop Mauna Kea. Land Values: According to knowledgeable Realtors in this area, similar 10,000 square foot lots in Puako sell for $1,000,000. Surrounding Lands: Land UselZoning: The property to the east of the subject property is zone Resort (V1.25), but has been utilized for single-family residences.. The property to the south is zoned resort (V- 1.25) and used for a condominium project. There is also a parcel zoned Village Commercial (CV -15) that is used for the Puako Store. The properties to the west are the Puako Beach Lots, which are zoned Single -Family Residential (RS -10) and used for single-family residences. IV. PUBLIC FACILITIES AND SERVICES A. The access to the subject property is from Puako Beach Road, a County owned and maintained roadway which connects to Queen Kaahumanu Highway, a State owned and maintained roadway. B. There will be no interior roadway. C: Water is available to the site from the existing Department of Water Supply system on Puako Beach Road. D. Utilities will be provided to the parcel from the area's existing infrastructure, overhead lines on Puako Beach Road. E. As there is no municipal system fronting the subject parcel, sewage will be disposed of via individual wastewater treatment systems approved by the State Department of Health. F. The nearest police substation is located on the Queen Kaahumanu Highway, near the entrance to Mauna Lani Resort, approximately two miles from the site. G. The nearest fire station and emergency services are located on the Queen Kaahumanu Highway, near the entrance to Mauna Lani Resort, approximately. three miles from the site. H. The nearest recreation facility is the Hapuna Beach State Park, one mile from the project site. I. The nearest public schools are in located in Waimea; approximately 12 miles from the project site. 11 V. ENVIRONMENTAL ASSESSMENT AND ANALYSIS A. Relationship between local short term uses of environment and maintenance and enhancement of long term productivity: In terms of the relationship between short- term use of man's environment and the maintenance and enhancement of long-term productivity, no short-term exploitation of resources that would entail negative long- term consequences has been identified for the proposed action. R. Mitigative measures proposed to avoid, minimize, rectify or reduce impact: All construction on the site will comply with all governmental regulatory controls to mitigate noise and dust during the construction period. All structures and infrastructure improvements constructed will comply with all federal, state and county requirements. All important cultural, historical and natural resources will be treated in accordance with agency requirements. C. Alternatives to the proposed development: One alternative to the proposed action would be to develop parcel based on the current V-1.25 zoning, which would result in eighteen (1 8) multiple -family units with associated infrastructure. This would have a far greater impact than the proposed two single-family units. D. Irreversible and irretrievable commitments of natural resources that would be involved if proposed action is implemented: The construction of two single-family units would involve the irreversible and irretrievable commitment of only negligible quantities of natural resources. 12 t VII. PROPOSED FINDINGS Given the conformance with all established State and County goals, policies and plans; the physical characteristics of the site and surrounding area; the present zoning and uses of the surrounding area; the minimal impact on public facilities and services; the minimal impact on the environment; the applicant requests a favorable consideration of this change of zone application. 13 EXHIBIT A Botanical Survey PHILLIP CONLEY BOTANICAL SURVEYS P.O. Boz 2319 Kamuela, Hi. 96743 Ph. 808-885-4156 Mooers Enterprises 62-2038 Mahue St. Kamuela; Hawaii 96743 Dear Mr. Mooers: .04/16/03 Here are the results of the botanical survey I did for you on the Blasdell Puako property on 03/12/03. The lot appears to have been completely cleared sometime in the past and now has only plants that came from nursery stock. During the survey, I saw no endangered plant or animal species. The following is a list of the plants on the property: SCIENTIFIC NAME . . COMMON NAME Plumeria obtuse Singapore plumeria Bougainvillea sp. Bougainvillea Plumeria rubra Mexican yellow plumeria Tournefortia argentea Tree heliotrope Samanea saman Monkeypod Hibiscus spp. (hybrid) Hibiscus Hibiscus brackenridgei Hibiscus Cocos nucifera Coconut Casuarina equisetifolia Ironwood Thespesia populnea Milo Calotropis gigantean Crown flower Paspalum vaginatum Seashore paspalum Hibiscus tiliaceus var. Hau Cordyline fruticosa Ti Ficus macrocarpa Banyan Cascabela peruviana Be -still tree Plumbago auriculata Plumbago Chrysalidocarpus lutescens Golden -fruited Palm Strelitzia regime Bird of paradise Sin erely YKnley Phillip C Biologist E IT B Location/Vicinity Maps • Hawaii, HI, 1997-98 - 36-9-000, Sheet: 1 of 1 r . Ice �5 of p,. A r• — 1. - . — • — -- a.;. I e A R.••rrr 41'17 KIM NQU Ni nED dvb Jr n o..L/e.. eVn3.. u Ta okt; •, rrJ Q N Iwn• �` w A.•• J rv'aalr is i :� :iii Ts sy�� tt H�'-• ti�7o':.""�-�� ti.�.+..-v..= i y �. n.1 il.Nrr4ArT8 �o'"�'E` ar' ..�✓'%a;/L�'A j i uei' ... rt .i A•4 a.NJ J 1a •�.! C µ/rami Z a:RiOewlia /t oao /' tgo4ef /1/o/I ! w� , Ir rss /Y+rf � r�� TJ >, �(rnIJ60e IG» N. }•' 1 PUAKO •• BEACH j.� , DRIVEAll�' ��� p+, �•�� '+� o N �/I•�w O - ' LI «O. 'A f/ .•• O.l,, o/I Ti11W If .K [�/� /J •.• V'�� �• Ya/.^ NNNaaY trJMA..�.✓. trn�'Ht-et K t1r •..�t� �..� .. • .. awl N. NA'- o. rt/••�/' N"Ts In1�Y1r ._. Igr./sfs! �r,pff. �r.p•n *A.1 ,: sSS �.. Q„IJon /R7�r! .iV%sJf /Logo/ l/l000F Nj000/ /.l000j 000/ "' „"y ��" • .L,.'. Il lSl, 31 err. IZI E/ O • 1,.'4 y, a1r n« 3� i�r 2.i/ ipa 2v ... iTr�.. w«N�w� « Jiff i' 'r~"!F.ar.r,,,• �'S. �' i •ar �� h,r.iiP M�/,✓ tt/1'KONrrr'• /q• 1lay/ !.l•04V j.16•J'LN -tfJ • (w.0 .faii R -T/C rf. Jwr�w-*X wr •r.r ,rr 0 p11s�uM'. i y.prra AEa/// A/AI[O bGCtl A 0 •T AWIX aor InB.ry a l/,Yf !Aw,/K1• yR.:! N3. _�L .� •Y.,i as "so� 21 MN — Ms/— -Grc/safe /0It>•�r ., ZPry., 1� quo/• 1 G q J 00 f pee%. F r�! J • 1 It•o f. ZS .... G I 6- r w• Y' O A•Iru•© I .• O yM RJ"'" ® 7f O �Q �Ir O/ef "191 / i .00( i4nM�r ra•" 4 •' 6 9 03 as f -•R G -AN 9T58�` ol• fweru owo..r. r e. DEPARTMENT 0► THE TAX COMMISSIONER TAXATION MAPS BUREAU TERRITORT Or HAWAII TAX MAP I ZONE SEC PLA7 • 6 9 103 POR. PUAKO BEACH LOTS, LALAMILO, S. KOHALA, HAWAII (forw.rrly 6.9-o/ a or) SUBJECT TO CHANGE SCALE:IIINa.IOOFT PARCELS j EXHIBIT C • Change of Zone Exhibit r J1179 2aoi 246758' 1&87 NOTES: 7j. �5 E 164'29' 201.89 V-1.25 ZONING I A— OnE KE4 HUI, LLC (OWNER) &AL4& f V-1.25 ZONING f ic. zfo: 'Vp. r j J51-40- 2 fill M.89 PJA 7 255*26' 32—V LOT 76 (20.660 Sq. Ff. More or Less) (V-1.25 TO RS -10 ZONING) 0' 1167 P. ;,aw S- U. 7.'•. 1c. !lung; , jw,:o R,;,,:J. -4 J"gw fia .-j rwizj 03 29676' 24.7J PROP,'x ;VT -6-5 Q. r J1179 2aoi 246758' 1&87 NOTES: 7j. �5 E 164'29' 201.89 V-1.25 ZONING I A— OnE KE4 HUI, LLC (OWNER) &AL4& WES THOMAS ASSOCIATES ic. zfo: 'Vp. r 10 VICINITY MA SCALE: I INCH - 200 FEEr REZONING EXHIBIT - .2 -A MAP SHOWING. LOT 76 OF PUAKO BEACH LOTS (H.TS. PLAT 414—B) Being the Whole of L. P. Grant S-13,752 to Manuel Cardozo Rapozo, Jr. and Adelida Ramos Rapozo At Loldmilo, Waimea, South Koh -ala, Island and County of Hawaii, State of Hawaii L ENS ci PROFESSIONAL 0 SURVEYOR No.4331 d j i!! —T1 ........... 4PR- IV.;' 07. X-33 :(%TO. IC,siT. I06.7 91. EXHIBIT D Site Photographs EXHIBIT D Site Photographs DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII :a 1111� -H I LO, HAWAII %J ijJ1� :` ,. � , K rlAI�S(�)�f�3�l,J/.�a. J FMemorandum ffl �* DATE: April 29, 2003 Christopher J. Yuen, Planning Director Planning Departmelnt FROM Galen M. Kuba, Division Chief Engineering Division SUBJECT : Change of Zone Application (REZ 03-006) Applicant: One Kea Hui, LLC Location: Lalamilo, S. Kohala, HI TMK: 3 / 6-9-003:015 We reviewed the subject application and our comments are as follows: DRAINAGE 1. All development generated runoff shall be disposed of on-site and shall not be directed toward any adjacent properties. 2. Flood Zone "AE", affects the subject parcel as designated by the Flood Insurance Rate Map (FIRM), dated September 16, 1988. Any new construction or substantial improvements will be subject to the requirements of Chapter 27 - Flood Control, of the Hawaii County Code. ,EARTHWORK 1. All earthwork and grading shall 'conform to Chapter 10, Erosion and Sediment Control, of the Hawaii County Code. 2. 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 1. All driveway connections to a County road shall conform to Chapter 22, Streets and Sidewalks, of the Hawaii County Code. HIBIT 4 ,� I Memorandum to PD April 29, 2003 Page 2 of 5 2. The applicant shall remove any encroachments or obstructions within the County right-of-way. 3. Puako Beach Drive, fronting,the subject property, is a County road. It has an approximate 20 -ft. wide pavement (in good condition), with gravel/grass shoulders, all within an approximate 40 -ft. right-of-way. It is substandard based on width. Access to Puako Beach Drive Road, including the provision of adequate sight distances, should meet with the approval of DPW. Any vehicular driveway security gate shall be set back a minimum of 20 feet from the edge of pavement. In the interest of pedestrian and bicyclist safety, the applicant should, if required by DPW, provide a paved shoulder on Puako Beach Drive along the entire parcel frontage. Pavement transitions, signs and markings, drainage improvements; and relocation of utilities may be required. Should there be any questions concerning this matter, please, feel free to contact Kiran Emler of our Kona Engineering Division office at 327-3530. KE copy: ENG-HILO PLNG-KONA LINDA LINGLE GOVERNOR OF HAWAII Ci� V Wi/t✓ Of a;• HO May 13, 2003 STATE OF HAWAII DEPARTMENT OF LAND AND NATURAL RESOURCES HISTORIC PRESERVATION DIVISION KAKUHIHEWA BUILDING, ROOM 555 601 KAMOKILA BOULEVARD KAPOLEI, HAWAII 96707 HAWAII HISTORIC PRESERVATION DIVISION REVIEW PETER T. YOUNG CHAIRPERSON BOARD OF LAND AND NATURAL RESOURCES COMMISSION ON WATER RESOURCE MANAGEMENT DAN DAVIDSON DEPUTY DIRECTOR - LAND ERNEST Y.W. LAU DEPUTY DIRECTOR - WATER AQUATIC RESOURCES BOATING AND OCEAN RECREATION BUREAU OF CONVEYANCES COMMISSION ON WATER RESOURCE MANAGEMENT CONSERVATION AND RESOURCES ENFORCEMENT ENGINEERING FORESTRY AND WILDLIFE HISTORIC PRESERVATION KAHOOLAWE ISLAND RESERVE COMMISSION LAND STATE PARKS LOG NO.: 2003.0409 DOC NO.: 0305JK06 Applicant/Agency: Mooers Enterprises, LLC Address: P.O. Box 110 Kamuela, HI 96743 Project: Chapter 6E-42 Review Change of Zone Application.(REZ 03-00.6) V-1.25 to RS -16 I Location: Lalamilo, South Kohala, .Hawaii Island Tax Map Key: (3) 6-9-3:15 1. We believe there are no historic properties present because: a. intensive- cultivation has altered the land b. residential ' development /urbanization has altered the land X_c. previous grubbing/grading has altered land d. an acceptable archaeological assessment or inventory survey found no historic properties e. other: 2. This project has already gone throu _ a. mitigation has been complet b. other: the historic preservation review process. X_ Thus, we believe that "no historic properties will be affected by this undertaking. Signed l4itoric Preservation Divi Jeanne M. Knapp na Date 035162 now MOOER ENTERPRISES, LLC P.O. BOX 1 101 KAMUEL.A, HAWAII 96743 Mr. Christopher Yuen, Director Planning Department County of Hawaii 101 Pauahi Street, Suite 3 iiiil, Iii1'r':tZ;+. Re: Change of Zone Application (REZ 03-006) ) to Residential (RS -10) Request: Resort (V-1.25 Tax Map Key: 6-9-3:15 Dear Mr. Yuen: Your staff has faxed me coraments from the Department of Public Works and asked that I respond. The applicant shall comply with all comments related to drainage and all improvements shall comply with Chapter 27 -Flood -Control, of the Hawaii County Code. All earthwork shall conform to Chapter 1: , Erosion and Sediment Control, of the Hawaii County Code and Chapter 11-55, Water Pollution Control.. Hawaii Administrative Rules, Department of Health. The driveway connection shall conform to Chapter 22, Streets and Sidewalks, of the Hawaii County Code. The applicant shall remove any encroachments within the County right-of-way. The applicant does not agree with DPW's request to pave the shoulder of Puako Beach Road. This application is a down -zoning to RS -10 from resort and dramatically reduces the development potential of the property. The existing grass swale is consistent with all other residential properties in Puako and to require the applicant to pave this shoulder would be an unnecessary expense which would be inconsistent with the neighboring properties in this quest secluded area•• Should you or your staff have any questions, or need additional information, please contact me directly. Sincerely, 1� e A4-0� Greg ' . Mooers President GRM:jy, PHONE: (808) 885-6839 FAX: (808) 885-1574 EMAIL: GMOOERS@HAWAII.RR.COM EXHIBIT.. . BOneKeaMooers.REZ-5/20/03 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT GREGORY R. MOOERS CHANGE OF ZONE APPLICATION (REZ 03-006) GREGORY R. MOOERS has submitted an application for a Change of Zone by changing the district classification from Resort -Hotel (V-1.25) to Single -Family Residential (RS - 10) for 20,660 square feet of land. The property is located on the makai side of Puako Beach Drive in Puako Beach Lots, Waimea, Lalamilo, South Kohala, Hawaii; TMK: 6-9-3: 15. APPLICANT'S REQUEST 1. Request: The applicant is proposing to re -designate 20,660 square feet of land from Resort -Hotel (V-1.25) to Single -Family Residential (RS -10) to subdivide the parcel into two approximately 10,000 -square foot lots for the construction of two single-family dwellings on the site. The applicant is requesting the change of zone because the minimum lot size in a Resort -Hotel (V-1.25) zone is 15,000 square feet and does not allow the property to be subdivided. The property is owned by One Kea Hui, LLC. Managing Members Mc Blasdell and Donna Blasdell have consented to the request. (See Exhibit A - Change of Zone application) STATE AND COUNTY PLANS 2. State Land Use Designation: Urban. 3. General Plan Consistency: Land Use, Economic and Housing elements. 4. GP Land Use Pattern Allocation Guide (LUPAG) Map: Resort. (The General Plan LUPAG Map amendment pending before the County Council proposes to change the designation of this area from Resort to Low Density Urban) 5. County Zoning: Resort -Hotel (V-1.25). 6. Coastal Zone Management, Chapter 205A, HRS: The entire State of Hawaii lies within the Coastal Zone Management Area. The intent of the Coastal Zone Management Program is to guide and regulate public and private uses in the coastal zone management -1- ATTACi: C-277 area with respect to recreational resources, historic resources, public access to the shoreline, scenic and open space resources, coastal ecosystems, marine resources, economic uses, coastal hazards, managing development, public participation, and beach protection. 7. Special Management Area: The property is situated within the Special Management Area (SMA). The applicant will file a SMA Assessment application upon the final approval of this request and subdivision of the property. DESCRIPTION OF PROPERTY AND SURROUNDING AREA 8. Subject Property: The property is an approximately 20,660 -square foot vacant oceanfront parcel located on the makai side of Puako Beach Drive, north/northwest of the Puako Apartments. The site is vacant and has been previously grubbed and graded as part of the development of the area and to accommodate a dwelling previously located on the site. The minimum building site average width in the RS -10 zoned district is 70 feet. The subject property is approximately 105 feet wide at the mauka boundary and 133 feet wide at the makai boundary. If the property were subdivided into two parcels, the average building site width would be approximately 60 feet. As.such, the applicant will be required to apply for a variance from the minimum building site average width. 9. Surrounding Land Uses/Zoning: There are single-family, multiple -family, and commercial uses in the surrounding area. Along Puako Beach Drive to the west are lands zoned RS -10 with single-family uses. The adjacent property to the west is zoned V-1.25 and improved with a single-family dwelling. Properties to the east are zoned V-1.25 with single-family dwellings and storage facilities. The Puako Beach Apartments are located south/southeast of the subject property across Puako Beach Drive on lands zoned V-1.25. Southwest of the property is a lot zoned CV -15, site of the Puako Store. 10. Elevation: The property is level with no grades above five per cent. 11. U.S.D.A. Soil Type: Kamakoa Series, very sandy loam, 0 to 10 percent slopes. This soil is rapidly permeable, runoff is slow, and the erosion hazard is slight. 12. Land Study Bureau's Productivity Rating: Urban. 13. FIRM: Zone "AE", flood zones subject to the 100 -year flood. -2- 14. Flora/Fauna: On March 12, 2003,_ a botanical survey was conducted on the subject property, by Phillip Conley. The survey did not identify any endangered plant or animal species. As the property has been previously grubbed and graded, and given the property's urban setting, no known rare, threatened, or endangered species inhabit the parcel or are expected to be discovered on the site. 15. Archaeological/Cultural/Historical Resources: No archaeological inventory survey has been prepared, as the property was previously grabbed and graded as part of the development of the Puako Beach Lots Subdivision. The site has been disturbed for previous residential uses. In their letter dated May 13, 2003, the State Department of Land and Natural Resources Historic Preservation Division has indicated that the subject property has been previously grubbed and graded, and no historic properties will be affected by this request. No valued cultural or historical resources exist on the site. As no traditional and customary Native Hawaiian rights are exercised on the site, the proposed action will not affect traditional Hawaiian rights. The exercise of traditional rights in the public shoreline area fronting the property should not be disturbed by this rezoning. 16. Recreational/Visual Resources: The proposed use of the subject property will not negatively impact recreational resources and visual resources to or from the shoreline. No scenic or open space resources to the shoreline coastal view plane or coastal ecosystem will be negatively impacted by the proposed action. 17. Public Access: There is an existing public access adjacent to TMK: 6-9-3: 18 to the Kawaihae side of the property and adjacent to TMK: 6-9-3: 10 to the Kona side of the property within close proximity to the property. There is good lateral access within the public shoreline area fronting the property. As such, mauka-makai access as well as lateral public access can be accommodated. The property is not used for access to the mountains and no access to these areas will be impacted by the proposed action. UTILITIES AND SERVICES 18. Access: Access to the property is from Puako Beach Drive, a County -owned and maintained roadway with a 20 -foot wide pavement within a 40 -foot right-of-way. It is -3- substandard based on width. Puako Beach Drive connects to the Queen Kaahumanu Highway, which is State-owned and maintained. 19. Water: Water is available from the existing Department of Water Supply system on Puako Beach Road. 20. Sewage/Wastewater: As there is no municipal system fronting the subject property, sewage will be disposed of in individual wastewater treatment systems approved by the Department of Health. 21. Utilities and Services: The nearest police substation, fire and emergency services are located on the Queen Kaahumanu Highway near the entrance to the Mauna Lani Resort, approximately three miles from the site. Electric and telephone services are available to the site. AGENCIES' COMMENTS 22. Department of Public Works: (See Exhibit B - April 29, 2003 Letter) 23. Department of Land and Natural Resources Historic Preservation Division: (See Exhibit C - May 13, 2003 Memo) APPLICANT'S RESPONSE TO AGENCIES' COMMENTS 24. (See Exhibit D - Applicant's May 5, 2003 Letter) AGENCIES - NO COMMENTS OR OBJECTIONS 25. Police Department, Fire Department, Department of Environmental Management AGENCIES - NO RESPONSE 26. Department of Water Supply, Civil Defense Agency, Real Property Tax Office, Office of Housing and Community Development, DLNR - Land Division, Department of Health, State Land Use Commission, Natural Resources Soil and Conservation Services PUBLIC COMMENTS 27. The department has not received any written comments or objections from the community on the request. In Residential Rezoning 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? Yes if yes, please answer the rest of question 1 and then to quesfion 3. a. How many acres of the requested area do you intend to subdivide? all b. Into what lot sizes? 10,000 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? 30 days. d. Do you intend to build houses on the newly created lots? yes if yes, please answer the following questions: on how many of those lots? 2 At what approximate price range? House not for Lots sale Total 0 Approximately how long, after approval of the subdivision, would the first house be available for occupancy? 1 year If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. APPLICANT: CHA E OF ZOleIE API'LIC ION COUNTY OF HAWAII PLANNING DEPARTM,;(TYPe or legibly Print the requested AM 9 .33 y R. Mooers r'` `,= APPLICANT'S SIGNATURE: ADDRESS. Mooers Enterprises, LLC P.O. Box 1101Kamuela, Hawaii 96743 LIST APPLICANT'S INTEREST IF NOT OWNER: Agent for Owner LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: DATE: 3/14/03 PHONE: (pus.). 885-6839 (Res.)885-7126 (Fax) 885-1574. LANDOWNER(S): One Kea Hui, LLC Mc Blasdell and Donna Blasdell Managing Members LANDOWNER.SIGNATURE S . ATE: 3/14/03 (May be by letter LANDOWNERS) ADDRESS: 66-1459 Ko Uka Place, Kamuela, Hawaii 96743 REQUEST: Resort (V-1.25) TQ Single -Family Residential 10,000 sf (RS -10) (Existing zoning) (Proposed Zoning) TAX MAP KEY: 6-9-3:15 STREET ADDRESS OF PROPERTY: Puako Beach Road -C .r..� SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: square feet AGENT: Gregory R Mooers ADDRESS: Mooers Enterprises, LLC Box 1101. Kamuela, Hawaii 96743 TELEPHONE: (Bus.) 885-6839 (Res.)885-7126 (Fax) 885-1574 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Gregory R. Mooers COPIES: Mc Blasdell (See Instructions on Reverse Side) E X H IS ;r 2. If you have no firm plans of subdividing the subject area, do you intend to: a.- Sell or lease the land to someone who has firm plans b. Sell or lease the land to someone who has tentative plans? C. Sell or lease the land to someone who has r}e plans? d, Keep it? e. other (please state) 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. 3, Do You tni.nk that your request ana your runner plans for the land will alleviate the local housing situation? Yes How? The proposed action will create two house lots for use as single-family residences. 4. Are there any buildings on the subject area? No If so, what kind? what do you intend to do with those buildings if your request is approved? -2- 5. Is the subject land currently being used for any agricultural activity? If so, please list the kinds of products grown and on how.many square feet or acres of land per product. 6. To your knowledge, has there been any flooding and/or drainage problem on the subject area? If so, please describe the problem.. ?• Do you think that the roads leading to the subject area needs improvement? If so, what kind? Is the road adequate for the proposed traffic volume or load? 8. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? -3- No No LM Yes yes a. Schools X b. Roads X Sewer X d. Drainage X e. police Protection X -3- No No LM Yes Yes N� f. Fire Protection X 9. Recreational Facilities X h. Public Utilities X 1 other For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. Signature: Address: Box 1101 Kamuela, HI 96743 Telephone: 885-6839 Date: March 14, 2003 6337A/50A -4- P.D. 5/84 TABLE OF CONTENTS CHANGE OF ZONE APPLICATION CHANGE OF ZONE QUESTIONNAIRE • Page TABLE OF CONTENTS i I. INTRODUCTION A. GENERAL INFORMATION ...:......................................... 1 B. SUBJECT REQUEST/PROPOSED DEVELOPMENT .............. 2 II. CONFORMANCE WITH STATE AND COUNTY PLANS A. State Land Use Laws ........................................................ 3 B. Applicable Goals/Policies and Objectives of the General Plan........ 3 C. General Plan Designation................................................... 6 D. County Zoning Code ....: ............... ..................................... 6 E. Special Management Area.......... ...................................... 7 F. Chapter 205A: Coastal Zone Management Act ........................... 7 G. Mountain Access............................................................... 7 III. PHYSICAL CHARACTERISTICS & ENVIRONMENTAL SETTING Physical Characteristics and Environmental Setting ........................ 8 Historic Resources................................................................ 9 Cultural Resources................................................................. 9 Natural Resources (Flora -Fauna) ................................................ 10 Social -Economic Characteristics................................................ 10 SurroundingLands.................................................................. 11 i IV. PUBLIC FACILITIES AND UTILITIES A. Access........................................................................ 11 B. Interior Roadways............................................................... 11 C. Water Service.............................................................. 11 D. Utilities........................................................................ 1 1 E. Wastewater Disposal......................................................... 11 F. Police Services................................................................. 11 G. Fire Services............................................................... 11 H. Public Recreation.. ...............................................:. ........ 11 I. Schools........................................................................... 11 V. ENVIRONMENTAL ASSESSMENT AND ANALYSIS A. Relationship between local short term uses of environment and maintenance and enhancement of long term productivity :.................. ......... 12 B. Mitigative measures proposed to avoid, minimize, rectify or reduce impact: ......................................................................... 12 C. Alternatives to the proposed development: .................................... 12 D. Irreversible and irretrievable commitments of natural resources that would be involved if the proposed action is implemented :............................ 12 VI. PROPOSED FINDINGS......................................................... 113 VII. EXHIBITS A. Botanical Survey B. Location/Vicinity Maps C. Change of Zone Exhibit D. Site Photographs ii COUNTY ENVIRONMENTAL REPORT CHANGE OF ZONE: RESORT 1,250 SF (V-1.25) TO SINGLE-FAMILY RESIDENTIAL 10,000 SF (RS -10) Tax Map Key: (3) 6-9-3:15 Lalamilo, South Kohala, Hawaii Owner:. One Kea Hui, LLC Applicant: Gregory R. Mooers The applicant, Gregory R. Mooers, on behalf of the landowners, One Kea Hui, LLC, (Managing Members:.Mc and Donna Blasdell) is seeking a Change of Zone from Resort 1, 250 square feet (V-1.25) to Single -Family Residential 10,000 square feet (RS -10) for a -I,C.> i c_ C ca square feet parcel located at Puako Beach. Lots, Lalamilo, South Kohala, Hawaii, Tax Map -Key (3) 679-3:15. This request is made to allow the development of two single-family residences for members of the Blasdell's immediate family. L INTRODUC'T'ION A. Aa GENERAL INFORMATION: EA The subject property is owned in fee by One Kea Hui, LLC, whose managing members are Mc and Donna Blasdell. 1 I ic 11 i B. SUBJECT REQUEST/PROPOSED DEVELOPMENT: 1. The applicants are proposing to change the zone fora , square feet parcel from Resort 1,250 square feet (V-1.25) to Single -Family Residential 10,000 square feet (RS -10) to allow the development of two single-family residences in conformance with the new zoning designation. a 2. The site is presently vacant and unused. This site has been previously grubbed and graded asp art of the development of the area and to accommodate a dwelling that was previously situated on the site. Please see the site photographs in the exhibits. 3. The subject property is located on the makai side of Puako Beach Road, just north of the Puako Condominiums near the east end of Puako. Please see the location map '.: and change of zone exhibit in the exhibits. 4. The 2-3-, 2-74 square foot lot is nearly rectangular in shape, with approximately 105.06 . feet of frontage on the south (mauka) boundary, bordering Puako Beach Road and with ocean frontage of approximately 133 feet. The eastern boundary is f: approximately 182 feet from the shoreline to Puako Beach Road and the western �- boundary is approximately 202 feet from the shoreline to the roadway. Please see the change of zone exhibit. 5. Access to the parcel is from Puako Beach Road which connects to Queen Kaahumanu Highway. Puako Beach Road is County owned and maintained, Queen Kaahumanu Highway is State owned and maintained. See the change of zone exhibit for the regional roadway alignment. 6. There will be no interior roadways systems. 7. Utilities will be provided to the parcel from the area's existing infrastructure, an overhead line on Puako Beach Road. 8. Subdivision of the subject property will begin immediately after all governmental approvals for the change of zone are secured. 2 II. CONFORMANCE WITH STATE AND COUNTY PLANS: A. STATE LAND USE DESIGNATION: The State Land Use District Classification of the subject parcel is Urban. The proposed residential use is consistent. with this classification. B. GOALS/POLICIES AND OBJECTIVES OF THE GENERAL PLAN: ECONOMIC GOALS • Provide residents with opportunities to improve their quality of life. • Economic development and improvement shall be in balance with .the physical and social environments of the island of Hawaii. a The County of Hawaii shall strive for diversity and stability in its economic system. • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural. and social environment. POLICIES • The County of Hawaii shall strive for an economic climate which provides its . residents an opportunity for choice of occupation. • The County shall strive for full employment'. LAND USE ® Through the careful analysis and examination of past and present situations, the following goals, policies, and standards are set forth to physically plan the lands in the County in the best interest of the island's residents.. GOALS ® Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. W i POLICIES • 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. k r aD 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. STANDARDS • 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. ,.1 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, LJcommercial 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. ® 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. 0 SINGLE-FAMILY RESIDENTIAL ■ Through careful examination and analysis of the present situation, the. following goals, policies, and standards are set forth to guide the orderly development of single-family residential areas in the interest of the residents of the County of Hawaii. GOALS • To maximize choices of single-family residential lots and/or housing for residents of the County. • To ensure compatible uses within and adjacent to single-family residential zoned areas. • To rehabilitate and/or rebuild deteriorating single-family residential areas. • To provide single-family residential areas conveniently located to public - and private services, shopping, other community activities and convenient. access to employment centers. • The County shall incorporate reasonable flexibility in codes and ordinances to achieve a diversity of socio- economic housing mix and to permit aesthetic balance between single-family residential structures and open spaces. ® The County shall re-evaluate existing undeveloped single-family residential zoned areas and reallocate zoned lands in appropriate locations. 5 1 7 I ® The County shall designate and allocate single-family residential zoned lands at t varying densities for future use in accordance with the needsof the communities and the stated goals, policies, and standards. STANDARDS ® Areas shall have basic improvements and amenities necessary for immediate use. ® Areas shall be limited to low-density and medium density residential uses. C. GENERAL PLAN DESIGNATION: 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 LUPAG Map establishes the basic urban and non -urban form for areas. within the County. The subject property is designated as Resort. Such a designation may include uses such as hotels, condominium -hotels and supporting services. While. there is presently only one resort type use in the area designated as resort on the LUPAG Map in Puako, there are many residential uses in this area. The Planning Director is recommending that this Resort designation be changed to va. density residential in the on-going General Plan review that is now before the County Council.. The proposed single-family use would be consistent with this designation. D. COUNT' ZONING CODE: The zoning for this parcel is Resort (V-1.25) This zoning would allow an eighteen - unit condominium project to be constructed. This request is to change the zone of the property to Single -Family Residential to allow the construction of two single- family residential units. 0 E. SPECIAL MANAGEMENT AREA: The subject property is located within the County's Special Management Area (SMA), and as such requires a SMA Assessment Application. Should the proposed change of zone be successful and the property subsequently subdivided, all provisions of Planning Commission Rule 9 will be adhered to. Subdivision of a parcel of land into four or fewer parcels when no associated construction activities are proposed is not considered as development under Planning Commission Rule 9, section 9-4 10 B. (xiii). Single-family residences, are not considered as development under section 9-410 B. (i) of Rule 9.. Should the Director make that determination, the construction of one home on each of the newly created lots would be exempt from further SMA permitting requirements. G. CHAPTER 205A: COASTAL ZONE MANAGEMENT ACT: The subject property is located near the shoreline, behind a parcel owned by the State of Hawaii, listed as a Government Beach .Preserve on the tax. maps: It is surrounded by a regional roadway system, resort, commercial and residential zoning and uses. The proposed residential use of the subject property will not negatively impact recreational resources, visual resources to or from the shoreline, including- access ncludingaccess to and along the shoreline or coastal ecosystems. Therefore no scenic or open space resources to the shoreline coastal view plane -or coastal ecosystem will be negatively impacted by the proposed action. H. MOUNTAIN ACCESS: The subject property is surrounded by the regional roadway system, resort, commercial and residential uses. The property is not used for access to the mountains or any mountain feature, therefore no public access to these areas will be impacted by the proposed action. 7. 4 III. PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL SETTING Physical Characteristics/Environmental Setting: A. The subject roe is located on the makai side of Puako'Beach Road, just north of � J property rtY J the Puako Condominiums near the east end of Puako. Please see the location map and change of zone exhibit in the exhibits. 2-4:>ICcC> B. The 23 square foot lot is nearly rectangular in shape, with. approximately 105 feet of frontage on the south (mauka) boundary, bordering Puako Beach Road .and ocean frontage of approximately 133 feet. The eastern boundary is approximately 182.feet from the shoreline to Puako Beach Road and the western boundary is approximately 8 202 feet from the shoreline to the roadway. Please see the change of zone exhibit attached. C. Annual rainfall for the area is less than 10 inches according to An Inventory of Basic Water Resources Data: Island of Hawaii, Station N0. 95.1 Puako, published by the Department of Land and Natural Resources. E �a E. The site is virtually flat with no grades above.5%. Please see the site photographs in the exhibits. F. The site is presently vacant and unused. G. The U. S. Geological Survey has categorized the island into ninezones of comparative hazard rates from lava flows, with Zone 1 being the highest and Zone 9, the lowest severity of hazard.. The U. S. Geological Survey designates the subject L. property as Lava Hazard Zone 8; only a few percent of this area has been covered in thep ast 10,000 years. H. The site is located near the shoreline at the western end of Puako Bay. 4 I. The State Department of Agriculture's Agricultural Lands of Importance .to the State of Hawaii (ALISH) has not classified this- area. F. J. The U.S.D.A. Natural Resources Conservation Services Soil -Survey Report classifies the soil.type as the Kamakoa soil series. It is Kamakoa very sandy loam, 0 to 10 percent slopes. This soil occurs as long, .narrow areas along shallow, intermittent streams. The slope is dominantly 3 percent. 8 • In a representative profile the surface layer is about 9 inches thick and consists of dark -brown very fine sandy loam and very fine sand. It. is underlain by alternate layers of fine, medium, and coarse sand and gravel. At a depth below 30 inches, the layers commonly contain calcium carbonate. Basalt occurs at a depth of 4 to 6 feet. The surface layer is mildly alkaline, and the subsoil is mildly alkaline to very strongly alkaline. Permeability is rapid, runoff is slow, and the erosion hazard is slight. Roots can penetrate to a depth of 4 feet or more. This soil is high in fertility and is well supplied with bases. K. The Land Study Bureau's overall master productivity rating system classifies the soil as Urban -existing urban area. L. According to the Flood Insurance Rate Map (FIRM) prepared by the U.S. Army Corps of Engineers, the property is in Zone "AE -6", an area with coastal inundation 6 feet above mean sea level (msl). All improvements to be inhabited will be constructed above the 6' msl in.conipliance with all regulationsof the Department.of Public Works. M. The applicants will abide by all applicable County guidelines for run-off generated by the development. All improvements will comply with Chapter 27 of the County Code relating to Flood Hazard Control. Historic Resources: No archaeological inventory survey has been prepared for the' prof ect area, as the entire lot has been grubbed and graded as part of the development of the Puako Beach Lots Subdivision. The site has been completely disturbed for previous residential uses of the property. Given the scope of work previously done on the subject parcel no historic resources remain. Please see the site photographs in the exhibits. Cultural Resources: No valued cultural, historical or natural resources exist on the subject property and no gathering is taking place. To the extent to which traditional and customary native Hawaiian rights are exercised, the proposed action will not affect traditional Hawaiian 9 rights, therefore no action is necessary to protect those rights. The access along the shoreline and any gathering or fishing taking place in front of this parcel on the Government Beach Reservation, will not be inhibited or impeded in any fashion. Natural Resources (Flora -Fauna): A botanical survey was conducted on the subject property by Phillip Conley. Please see this survey in the exhibits. Given the scope of work previously conducted on the subj 6 c parcel and its urban setting, no known rare, threatened or endangered species are known to inhabit the parcel or are expected to be found on the site.. Social -Economic Characteristics: Social settlement pattern for the area: Puako was developed as a fishing area and beach homes used primarily as vacation or second homes. With the development of the resort industry and the improved infrastructure. in the area, Puako now houses many principle dwellings for residents and second homes and vacation rentals for visitors to the island. Puako, along with the rest of South Kohala, has undergone significant change over the. past two decades as resort development along the South Kohala coastline has grown and the base facilities for astronomy research have been developed in Waimea town. Economic resources of the area: The South Kohala Coast is home to world class resorts. Residents have found employment at the resorts on the South Kohala coastline. In 1996 the North Hawaii Community Hospital was opened and this has provided a number of employment opportunities in the health care and related fields. Hawaii Preparatory Academy and Parker School are valued resources for the area. Waimea is also the host town for the headquarters of the Keck and CFH telescopes atop Mauna Kea. Land Values: According to knowledgeable Realtors in this area, similar 10,000 square foot lots in Puako sell for $1,000,000. 10 • • Surrounding Lands: Land Use/Zoning: The property to the east of the subject property is zone Resort (V1.25), but has been utilized for single-family residences. The property to the south is zoned resort (V- 1.25) and used for a condominium project. There is also a parcel zoned Village Commercial (CV -15) that is used for the Puako Store. The properties to the west are. the Puako Beach. Lots , which are zoned Single -Family Residential (RS -10) and used for single-family residences. IV. PUBLIC FACILITIES AND SERVICES A. The access -to the subject property is from Puako Beach Road, a County owned and maintained roadway which connects to Queen Kaahumanu Highway, a State owned and maintained roadway. B. There will be no interior roadway. C. Water is available to the site from the existing Department of Water Supply system on Puako Beach Road. D. Utilities will be provided to the parcel from the area's, existing infrastructure, overhead lines on Puako Beach Road. E. As there is no municipal system fronting the subject parcel, sewage will be disposed of via individual wastewater treatment systems approved by the State Department of Health. F. The nearest police substation is located on the Queen Kaahumanu Highway, near the entrance to Mauna Lani Resort, approximately two miles from the site. G. The nearest fire station and emergency services are located on the Queen Kaahumanu Highway, near the entrance to Mauna Lani Resort, approximately three miles from the site. H. The nearest recreation facility is the Hapuna Beach State Park, one mile from the project site. I. The nearest public schools are in located in Waimea, approximately 12 miles from the project site. If 11 V. ENVIRONMENTAL ASSESSMENT AND ANALYSIS A. Relationship between local short term uses of environment and maintenance and enhancement of long term productivity: In terms of the relationship between short- term use of man's environment and the maintenance and enhancement of long-term productivity, no short-term exploitation of resources that would entail negative long- term consequences has been identified for the proposed action. B. Mitigative measures proposed to avoid, minimize, rectify or reduce impact: All construction on the site will comply with all governmental regulatory controls to mitigate. noise and dust during the construction period. All structures and infrastructure im-orovements constructed will comply with all federal, state and county requirements. All important cultural, historical and natural resources will be treated in accordance with agency requirements. C. Alternatives to the proposed development: One alternative to the proposed action would be to develop parcel based on the current V-1.25 zoning, which would result in eighteen (18) multiple -family units with associated infrastructure.. This would have a far greater impact than the proposed two single-family units.. D. Irreversible and irretrievable commitments of natural resources that,would be involved if proposed action is implemented: The construction of two single-family units would involve the irreversible and irretrievable commitment of only negligible quantities of natural resources. 12 1 l i f f VII. PROPOSED FINDINGS Given the conformance with all established State and County goals, policies and plans; the physical characteristics of the site and surrounding area; the present E zoning and uses of the surrounding area; the minimal impact on public facilities and services; the minimal impact on the environment; the applicant requests a favorable P . consideration of this change of zone application. 13 i Mooers Enterprises 62-2038 Mahue St. Kamuela, Hawaii 96743 Dear Mr. Mooers: • PHILLIP CONLEY BOTANICAL SURVEYS P.O. Boz 2319 Kamuela, Hi. 96743 Ph. 808-885-4156 • 04/16/03 Here are the results of the botanical survey I did for you on the Blasdell Puako property on 03/12/03. The lot appears to have been completely cleared sometime in the past and now has only plants that came from nursery stock. During the survey, I saw no endangered plant or animal species. The following is a list of the plants on the property: SCIENTIFIC NAME COMMON NAME Sin erely Yours: Phillip Onley Biologist Plumeria obtuse Singapore plumeria Bougainvillea sp. Bougainvillea Plumeria rubra Mexican yellow plumeria !s, Tournefortia argentea Tree_ heliotrope iT 1 Samanea saman Monkeypod # Hibiscus spp. (hybrid) Hibiscus .Hibiscus brackenridgei Hibiscus Cocos nucifera Coconut Casuarina equisetifolia Ironwood == Thespesia populnea Milo Calotropis gigantean Crown flower Paspalum vaginatum Seashore paspalum Hibiscus tiliaceus var. Hau Cordyline fruticosa Ti Ficus macrocarpa Banyan Cascabela peruviana Be -still tree Plumbago auriculata Plumbago Chrysalidocarpus lutescens Golden -fruited Palm r Strelazia reginae : Bird of paradise Sin erely Yours: Phillip Onley Biologist 4- 0 T- 4-; U) 0 CO co (3) CY) —7 O qVq� ^W W C D h D D s ,q 1 Y) I b A • gs<<, 31 ; rti� Rte% .• TV r y /1 � tt,ir�.�..� � s Gevrrnmvn/ O..eA R.. r ��;•'�� _ .' �T�IT't.5 4 C,I 1••i.\.A\. R ^�.. 4. 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L� I2 dT /GhA w Gf.Je6{ '1 4+e .fib% !(: .�•. _ tign. u1•- d a,rsn/36Ge o.. as •e °.' lac Z R• °F�� •O .. cr t ti rT f FN 1rr•usr' ec Ib,a S ¢� z sa.isj3¢ s��slr f `Y:°•`•^Y •::• Yrt. pp{ ,awl � �l �:•wo° ll .m°. lea � �� �•� `aa 'L•a".SGS O� s9 O� L 144 /A g s,o. °' e•e.s-la>sr �. "� 'i�:;;:3c: i raa• a �, PUAllO wW, BEACH ..t, DRIVE li /moo .sem.?. ti a A1' poo( e��- d oo °w° °p r.. f'•a 5 `*.� �• 70 •v" �¢ ep ��N �r. a 21 De a.i ,w ee Tallad/ ea e. i °.� ra Wy ^,O. PUAXo 0 u..¢vrco A• '"r L:•.,,y ee VN+6^r' G+DRJ�r k•/e •ry!rinen /t-Atr dr4rii o+.y...d 00o nieAlo ';C .. • 1•v..nu.>-%. ".f• P.le .yytij+�4'+i' ,.�•�d....e -------------- it¢so" 9n /�.t>r Ryn !'.:..'_. ¢j j mO `n J. 6r. sf 12 7-540" ./4!9%i" fgppof /4,opof' !3oeof /Aopo{ /j�opo/' n. -...� • �. �, t/icn°' wfi/J 1J,'J� 316e1aa /d.aenMc lip e!e•I/ :.w.. •% .�.>� f' a/enn T. O . I y.-a'cc. �,�; y� N 0 3a°- 2 26 27 �j'd -A:. fWAsnlMy 'ba .T ^ k: O N o0 6 �. a esti d91'::m° a /�a.•a _ rmm co•. Bowe. v1°0.. a/MrI ou 6 �t :ie i✓ D ie r!p p 32 „ee °° B t . o f rd . f f G3 +p� o, „ F a•w'•. NRInd r B•//,Jn. eer{l�•K aHAP+/p J•I•ftJh % al $ ` '{p •.w.;�nS�J �� 10.pO 'y �. ISG Je " t!B • > f are. Rmie P. -7)'C wF. Jwn A'.,/6 pR• py/ •ti.,,r �, err (•.;5,g- Y�41°we° Da�a•n°.. M Gr, /Jaag to J.c/ Pf/Ak0 :BCA Ctt a 9- fit'^i•,+ ' 9inoe �"� j Ac1aY�u tD 4n/a.9i tZ679/' jY'Awir d,e' t9% 7O ` ea•//5. .�1. 22 al rM>D / Gi. pa y, /4 aee0, { 1•,b; 4k POR. PUAKO BEACH LOTS, LALAMILO, S. KOHALA, HAWAII (.F. --/y 6-9-0/.e 08) pLAr o� 6 9 03 L C Ar,l 02 '\ L. C AN 4/02 s_ r: SUBJECT TO CHANGE r.ncev oRp..ee+e. DEPARTMENT OF THE TAX COMMISSIOI TAXATION MAPS BUREAU TERRITORY OF HAWAII TAX MAP IVIRD DIVISION ZONE SEC, PLFT 6 J 03 CONTAINING PARCEI SCALE: I IN. •. 100 &F NO NOTES. Ni ONE KEA HUI, LLC (OWNER) WES THOMAS ASSOCIATES T�. 'V4,L I .r. VICINITY MAP SCALE: I INCH - 200 FEET REZONING EXHIBIT MAP SHOWING LOT 76 OF PUAKO BEACH LOTS (H.TS. PLAT 414—B) Being the Whole of L. P. Grant S-13, 752 to Manuel Cardozo Rapozo, Jr. and Adelida Ramos Rapozo At Lclamilo, Waimea, South Kohal Island and County of Hawaii, State of Hawaii p,,%_ T. Y4, LICENSED PROFESSIONAL SUR OR -�RsmL rkim-s y4"-054 No.4331 cn,_arrnrr ..nu: -14 TE . ........... V-1.25 ZONING 2 -Will 11.89 ----------- ---------- 6' J2.J0 LOT 76 (20,660 Sq. Ff. More or Less) (V-1.25 TO RS -10 ZONING) (1z 69'18' 19.67 S- CO 296*26' 24.7J PROP01'Ef, L0,T '6-5; 20.0 J; 246756' 18.87 164*29' 201.89 -------------------- V-1.25 ZONING L. F. •;,jM S-!- 51 t,,. NOTES. Ni ONE KEA HUI, LLC (OWNER) WES THOMAS ASSOCIATES T�. 'V4,L I .r. VICINITY MAP SCALE: I INCH - 200 FEET REZONING EXHIBIT MAP SHOWING LOT 76 OF PUAKO BEACH LOTS (H.TS. PLAT 414—B) Being the Whole of L. P. Grant S-13, 752 to Manuel Cardozo Rapozo, Jr. and Adelida Ramos Rapozo At Lclamilo, Waimea, South Kohal Island and County of Hawaii, State of Hawaii p,,%_ T. Y4, LICENSED PROFESSIONAL SUR OR -�RsmL rkim-s y4"-054 No.4331 cn,_arrnrr ..nu: -14 TE . ........... EXHIBIT D Site Photographs View of coastline from subject property. EXHIBIT D Site Photographs Puako Beach Road with subject property on left. t f n` OPARTMENT OF PUBLIC WORO COUNTY OF HAWAII -HILO, HAWAII R DATE: April 29, 2003 Memorandu TO Christopher J. Yuen, Planning Director Planning Department FROM : Galen M. Kuba, Division Chief Engineering Division SUBJECT : Change of Zone Application (REZ 03-006) Applicant: One Kea Hui, LLC Location: Lalamilo, S. Kohala, HI TMK: 3 / 6-9-003:015 We reviewed the subject application and our comments are as follows: DRAINAGE 1. All development generated runoff shall be disposed of on-site and shall not be directed toward any adjacent properties. 2. Flood Zone "AE", affects the subject parcel as designated by the Flood Insurance Rate Map (FIRM), dated September 16, 1988. Any new construction or substantial improvements will be subject to the requirements of Chapter 27 - Flood Control, of the Hawaii County Code. EARTHWORK 1. All earthwork and grading shall conform to Chapter 10, Erosion and Sediment Control, of the Hawaii County Code. 2. 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. 1. All driveway connections to a County road shall conform to Chapter 22, Streets and Sidewalks, of the Hawaii County Code.EXHNBIT 8 RR• Memorandum to PD April 29, 2003 Page 2 of 5 2. The applicant shall remove any encroachments or obstructions within the County right-of-way. 3. Puako Beach Drive, fronting the subject property, is a County road. It has an approximate 20 -ft. wide pavement (in good condition), with gravel/grass shoulders, all within an approximate 40 -ft. right-of-way. It is substandard based on width. Access to Puako Beach Drive Road, including the provision of adequate sight distances, should meet with the approval of DPW. Any vehicular driveway security gate shall be set back a minimum of 20 feet from the edge of pavement. In the interest of pedestrian and bicyclist safety, the applicant should, if required by DPW, provide a paved shoulder on Puako Beach Drive along the entire parcel - frontage. Pavement transitions, signs and markings, drainage improvements, and relocation of utilities may be required. Should there be any questions concerning this matter, please feel free to contact Kiran Emler of our Kona Engineering Division office at 327-3530. KE copy: ENG -HI .LO PLNG-KONG >Ig 41 - LINDA LINGLE GOVERNOR OF HAWAII May 13, 2003 ��sOF Hq !-1^'•13 %!`, � f a � ,:: �+ :_ __ L� �.K 4 E 7,5 I i J S d �@t STATE OF HAWAII DEPARTMENT OF LAND AND NATURAL RESOURCES HISTORIC PRESERVATION DIVISION KAKUHIHEWA BUILDING, ROOM 555• 601 KAMOKILA BOULEVARD KAPOLEI, HAWAII 96707 HAWAII HISTORIC PRESERVATION DIVISION REVIEW Applicant/Agency: Mooers Enterprises, LLC Address: P.O. Box 110 Kamuela, HI 96743 PETER T. YOUNG CHAIRPERSON BOARD OF LAND AND NATURAL RESOURCES COMMISSION ON WATER RESOURCE MANAGEMENT DAN DAVIDSON DEPUTY DIRECTOR - LAND ERNEST Y.W. LAU DEPUTY DIRECTOR - WATER AQUATIC RESOURCES BOATING AND OCEAN RECREATION • BUREAU OF CONVEYANCES COMMISSION ON WATER RESOURCE MANAGEMENT CONSERVATION AND RESOURCES ENFORCEMENT ENGINEERING FORESTRY AND WILDLIFE HISTORIC PRESERVATION KAHOOLAWE ISLAND RESERVE COMMISSION LAND STATE PARKS LOG NO.: 2003.0409 DOC NO.: 0305JK06 Project: Chapter 6E-42 Review Change of Zone Application,(REZ. 03-006) V-1.25 to RS -10 Location: Lalamilo, South Kohala, Hawaii Island Tax Map Ivey: (3) 6-9-3:15 1. We believe there are no historic properties present because: a. intensive cultivation has altered the land b. residential development /urbanization has altered the land X—C. previous grubbing/grading has altered land d. an acceptable archaeological assessment or inventory survey found no historic properties e. other: 2. This project has already gone through the historic preservation review process. a. mitigation has been completed b. other: X Thus, we believe that"no historic properties will be affected by this undertaking. ° Signed .2 Date ,_5'.. Historic Preservation Divisf'oii trona Jeanne M. Knapp 1 �W MOOS ENTERPRISES, LLC P.O. BOX 1 10 1 'KAmuF_ .A, HAWAII 96743 1-y 11 :a V f May 5, 2003tG Mr. Christopher Yuen, Director Planning Department County of Hawaii 101 Pauahi Street, Suite 3 IA11V, 1G Viwl+• / v Re: Change of Zone Application (REZ 03-006) Request: Resort (V-1.25) to Residential 10,000 (RS -10) Tax Map Key: 6-9-3:15 Dear Mr. Yuen: Your staff has faxed me corlments from the Department of Public Works and asked that I respond. The applicant shall comply with all comments related to drainage and all improvements shall comply with Chapter 27 -Flood Control, of the Hawaii County Code. All earthwork shall conform to Chapter 1 Erosion and Sediment Control, of the Hawaii County Code and Chapter 11-55, Water Pollution Cor:trol, Hawaii Administrative Rules, Department of Health. The driveway connection shall conform to Chapter 22, Streets and Sidewalks, of the Hawaii County Code. The applicant shall remove any encroachments within the County right-of-way. The applicant does not agree with DPW's request to pave the shoulder of Puako Beach Road. This application is a down -zoning to RS -10 from resort and dramatically reduces the development potential of the property. The existing grass swale is consistent with all other residential properties in Puako and to require the applicant to pave this shoulder would be an unnecessary expense which would be inconsistent with the neighboring properties in d is quitsi s0c1-&U1 1-Cwsi c-nat;ul ares... Should you or your staff have any questions, or need additional information, please contact me directly. Sincerely, �e&V� Greg ' .Mooers President GRM:jy PHONE: (808) 885-6839 FAX: (808) 885-1574 a' EMAIL: GMOOERS@HAWAII.RR.COM