HomeMy WebLinkAboutCOM 0280.000 1996-1998 r~~ William G. Davis
Managing Director
Stephen K. Yamashiro
~yar ; Henry Cho
~C Deputy Managing Director
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25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 • (808) 961-8211 Fax (808) 961-6553
KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96740
(808)329-5226 • Fax (808)326-5663
April 21, 1997
Honorable James Y. Arakaki, Chairman ~
and Members of the County Council pn ~
County of Hawaii z ~ ~
25 Aupuni Street ~ c~'a ~ ~ l
Hilo, HI 96720 O ~
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Dear Chairman Arakaki and Members: 1
D ` cn )
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C.J
State Land Use Boundary Amendment Application (SLU 96-14) -
Request: Agricultural to Urban
Change of Zone Application (REZ 96-35)
Request: A-l0a to RS-15
Applicant: Hakalau Farms
Tax Ma~Kev• 2-4-654
As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the
County Council's consideration and action is the Planning Commission's letter and enclosures
regarding the above-referenced applications.
Sincerely,
hen K. ashiro
Mayor
AK:syw
LHakalOl.MAY
Enclosures
cc: Planning Commission
SLU 96-14 &REZ 96-35
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Stephrn K. Yameahiro
Mayor ,
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~II1tlt'~~ II~ 2C~2iTT
PLANNING COMMISSION
25 Aupuni S[roet, Room 109 • Hi14 H~w~ii %720.4252
(808) %48288 Fu (808) %1-%IS
~^;i-;~' 't 19~~
Honorable James Y. Arakaki, Chairman
and Members of the County Council
County of Hawaii
25 Aupuni Street
Hilo, HI 96720
Dear Chairman Arakaki and Members:
State Land Use Boundary Amendment Application (SLU 96-14)
Request: Agricultural to Urban
Change of Zone Application (REZ 96-35)
Request: A-l0a to RS-15
Applicant: Hakalau Farms
Tax Map Key• 2-4-65:4
The Planning Commission, after a duly held public hearing on April 10, 1997, voted to
recommend for your approval the proposed legislative bill to change the State Land Use
district from an Agricultural to Urban District and a Change of Zone changing the district
classification from Agricultural (A-l0a) to Single Family Residential (RS-15) for
approximately 10.23 ± acres of land. The property is located at the northwest corner of
Kupulau Street and Koaniani Street intersection, adjacent to (Puna side) Kahalani Estates
Subdivision at Waiakea Homesteads 2nd Series, Walakea, South Hilo, Hawaii.
The Commission concurs with the following findings as recommended by the Planning
Director:
4tate Land Use Boundary Amendment
The approval of the reclassification from the State Land Use Agricultural to the
Urban District, as well as the Change of Zone of the property from an Agricultural
(A-l0a) to Single Family Residential (RS-15), will not be violative of Section 205-2,
Chapter 205, Hawaii Revised Statutes, nor will it be inconsistent with the Land Use
Commission Rules, the Hawaii State Plan, and the County General Plan. According to
the Land Use Commission Rules, one of the standards for considering an area for
urban reclassification states that "In determining urban growth for the next ten years,
or in amending the boundary, lands contiguous with existing urban areas shall be given
more consideration than non-contiguous land, and particularly when indicated for
future urban use on state or county general plans." The subject property does conform
to this standard as it is situated adjacent to existing urban areas including Kupulau
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 2
Meadows, a 33-lot subdivision to the west of the property, and Kahalani Estates, a
26-lot subdivision to the north of the property.
The reclassification action would also achieve the following goals, objectives
and/or policies articulated in the Hawaii State Plan:
a. Achieve a strong, viable economy, characterized by stability, diversity
and growth that enables the fulfillment of the needs and expectations of
Hawaii's present and future generations.
b. Encourage urban developments in close proximity to existing services
and facilities.
The applicant is concurrently applying for a Change of Zone from an
Agricultural 10-acres (A-l0a) to a Single Family Residential-15,000 square feet
(RS-15). The Urban boundary request would be consistent with the Housing Goals and
Policies of the Hawaii County General Plan by creating residential housing
opportunities. The request also conforms to the General Plan Land Use Pattern
Allocation Guide (LUPAG) Map which designates this area for Urban Expansion.
Urban Expansion Area allows for a mix of high density, medium density, low density,
industrial and/or open designations in areas where new settlements may be desirable,
but where the specific settlement pattern and mix of uses have not yet been determined.
This request is to allow an urban development, a planned low-density residential
subdivision. Low Density Urban Development is defined as Residential uses at a
density of four units per acre and certain neighborhood commercial uses are permitted
within this designation. The LUPAG Map component of the General Plan is a
representation of the document's goals, policies, standards and courses of action. It is
also a graphic depiction of the physical relationship between the various land uses. The
LUPAG Map establishes the basic urban and non-urban form for areas within the
County. The area under consideration is consistent with the urban form established for
this section of the City of Hilo as depicted on the LUPAG Map. The property is
situated approximately 4 miles from the urban retail/employment center of Hilo and,
thereby, conforms with the Land Use Commission Rules which encourages urban
developments in close proximity to existing developments and in close proximity to
existing services and facilities.
The property is or will be provided with all utilities and services which are
essential to accommodate urban development. According to the Department of Water
Supply, the existing 8-inch waterline along Kupulau Road and Koaniani Street adjoining
the property cannot support the proposed applications. However, upon completion of
the proposed Waiakea Homesteads Water System Improvements, water will be available
for the proposed project. These improvements include waterline interconnections from
Hoomalu Street to Mona Loop and along Haihai Street from Ainaola Drive to Hoomalu
Street. Although the Department is in the process of designing these water systems, there
is no time schedule set for completion." The Department of Water Supply has indicated
that the water commitment for the 25 additional lots may be issued upon remittance of a
water commitment deposit. Kupulau Road is a County dedicable road in good condition,
with paved shoulders and swales within an approximate 28-foot pavement within a
40-foot right-of--way. A 40-foot future road widening is proposed for the mauka portion
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 3
of Kupulau Road. Therefore, Kupulau Road would bean 80-foot right-of--way.
Koaniani Street, fronting the subject property, is a County dedicable standard road in
good condition, with paved shoulders and swales, within a 50-foot right-of--way.
Electricity and telephone services are or will be made available to the site.
The property has no severe geological or topographical problems which cannot
be properly rectified or which would render the land unusable. The U.S. Corps of
Engineers Flood Insurance Rate Map (FIRM) designates a majority of the property as
Zone X, areas determined to be outside the 500-year flood plain. According to the
Department of Public Works, a small portion of the property at the intersection of
Kupulau Road and Koaniani Street is in Zone "AE" (Special Flood Hazard Areas
inundated by 100-year flood). Adjacent to Zone "AE" to the northwest is Zone "X"
(Other Flood Areas -Area of 500-year flood; areas of 100-year flood with average depths
of less than 1 foot or with drainage areas less than 1 square mile). Zone "X" (Other
Areas -Areas determined to be outside the 500-year flood plain) also affects the northern
portion of the property. Any improvements to the property must comply with Chapter
27 of the County Code relating to Flood Hazard Control. Thus, the reclassification
does meet with the standard which states that the lands included within the Urban
District shall be those with satisfactory topography and drainage and reasonably
free from the danger of floods, tsunami and unstable soil conditions and other adverse
environmental effects."
While the subject property is within the State Land Use Agricultural and
County's Agricultural (A-l0a) zoned districts, it is not currently being used for active
agricultural purposes. The State of Hawaii ALISH Map does not classify the subject
property in any category. The Land Use Study Bureau's Overall Master Productivity
Rating for the soils in the mauka area is "E" or Very Poor and "C" or Fair in the
makai portions of the property. The area has been previously used for very limited
cattle grazing. Therefore, the reclassification of this approximately 10.23 acre area
from the Agricultural to the Urban designation will not be detrimental to the reduction
of this area from the agricultural land inventory in the County of Hawaii.
Furthermore, an Urban classification would complement the existing and future
residential land use patterns of the surrounding properties in view of the adjacent
residential subdivisions.
Based on the above, the approval of the State Land Use Boundary Amendment
to the Urban District complements the State Land Use District Regulations and is
supportive of the State of Hawaii Plan.
hange of Zone
In order to consider an area for any type of zoning designation, the applicable
goals, policies and standards of the General Plan must be adequately addressed. It is
only through such a comprehensive policy analysis approach that evaluations and
decisions can be made to better time and stage developments to achieve quality growth
determined by the General Plan and related planning documents. The implications of
these evaluations and decisions must be also considered as they may have an impact on
similar areas in the County.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 4
The proposed request from an Agricultural 10-acres (A-l0a) to a Single Family
Residential-15,000 square feet (RS-15) zoned district will conform to the following
goals, policies and standards of the Land Use and Single Family Residential Elements
of the General Plan.
Land Use
o Designate and allocate land uses in appropriate proportions and mix and in
keeping with the social, cultural and physical environments of the County.
o 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.
o Allocate appropriate requested zoning in accordance with the existing or
projected needs of neighborhood, community, region and County.
o The county shall encourage the development and maintenance of communities
meeting the needs of its residents in balance with the physical and social
environment.
o 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.
Single Family Residential
o To maximize choices of single-family residential lots and/or housing for
residents of the County.
o To ensure compatible uses within and adjacent to single-family residential zoned
areas.
o To provide single-family residential areas conveniently located to public and
private services, shopping, other community activities and convenient access to
employment centers.
o 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.
o Areas shall have basic improvements and amenities necessary for immediate
use.
The proposed request would also complement the following Housing Element
goals and policies by creating a mix of residential housing opportunities, maintaining a
housing supply that allows a variety of choice and by providing housing units geared
toward the middle income bracket.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 5
o Attain safe, sanitary and livable housing for the residents of the County of
Hawaii.
o Attain a diversity of socio-economic housing mix throughout the different parts
of the County.
o Maintain a housing supply which allows a variety of choice.
o Develop better places to live in Hawaii County by creating viable communities
with decent housing and suitable living environments for our people.
The Land Use Pattern Allocation Guide (LUPAG) Map component of the
General Plan is a representation of the document's goals and policies to guide the
coordinated growth and development of the County. It reflects a graphic depiction of
the physical relationship among the various land uses. The requested zone change from
Agricultural 10-acre (A-l0a) to Single Family Residential-15,000 square foot (RS-15)
conforms to the LUPAG Map, which designates the property as Urban Expansion area.
This designation allows for a mix of high density, medium density, low density,
industrial and/or open designations in areas where new settlements may be desirable,
but where the specific settlement pattern and mix of uses have not yet been determined.
Therefore, this proposed request will provide the framework of a concentration of
urban activities occurring in an orderly manner commensurate with the provision of
necessary infrastructure. Therefore, it is determined that the request is consistent with
the urban form depicted on the LUPAG Map for this section of the City of Hilo.
The applicant is concurrently applying to the County of Hawaii for a State Land
Use Boundary Amendment from the Agricultural to the Urban District for the property,
in conformance with its "Urban Expansion" classification under the County's General
Plan LUPAG Map. The Change of Zone application from an Agricultural (A-l0a) to a
Single Family Residential-15,000 square feet (RS-15) designation also would conform
with this LUPAG Map classification.
While the property is within the State Land Use Agricultural and County's
Agricultural zoned districts, it is not currently being used for any active agricultural
purpose. The State of Hawaii ALISH Map classifies the subject property as
Unclassified. The Land Use Study Bureau's Overall Master Productivity Rating for
soils in the mauka portions of the property are "E" or Very Poor and "C" or Fair on
the makai portions of the property. Therefore, the reclassification of this 10.23 acres
from an Agricultural 10-acre (A-l0a) to a Single Family Residential (RS-15) zoned
district will not be detrimental to the reduction of this area from the agricultural land
inventory in the County of Hawaii.
The applicant intends to develop a 26-lot single family residential subdivision.
The development of the property will add to the inventory of existing residential zoned
lands in East Hawaii. The proposed development is located approximately 4 miles to
all necessary urban services and facilities, and will add to the urban core for that area
of Hilo. Therefore, the proposed rezoning and development will complement the land
usage within the community and neighborhood it is proposed to be located in.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 6
Access to the property would be via Kupulau Road and Koaniani Street.
Kupulau Road is a County dedicable road in good condition, with paved shoulders and
swales within an approximate 28-foot pavement within a 40-foot right-of--way. A 40-foot
future road widening is proposed for the mauka portion of Kupulau Road. Therefore,
Kupulau Road would bean 80-foot right-of--way. Koaniani Street, fronting the subject
property, is a County dedicable standazd road in good condition, with paved shoulders
and swales, within a 50-foot right-of--way. All other essential utilities and services can
or will be made available to the subject area. Conditions of approval are being
included to ensure the provision of all essential utilities.
The U.S. Corps of Engineers Flood Insurance Rate Map (FIRM) designates a
majority of the property as Zone X, areas determined to be outside the 500-year flood
plain. According to the Department of Public Works, a small portion of the property at
the intersection of Kupulau Road and Koaniani Street is in Zone "AE" (Special Flood
Hazard Areas inundated by 100-year flood). Adjacent to Zone "AE" to the northwest is
Zone "X" (Other Flood Areas -Area of 500-year flood; areas of 100-year flood with
average depths of less than 1 foot or with drainage azeas less than 1 square mile). Zone
"X" (Other Areas -Areas determined to be outside the 500-year flood plain) also affects
the northern portion of the property. Any improvements to the property must comply
with Chapter 27 of the County Code relating to Flood Hazard Control. Thus, the
reclassification does meet with the standard which states that the lands included within
the Urban District shall be those with satisfactory topography and drainage and
reasonably free from the danger of floods, tsunami and unstable soil conditions and
other adverse environmental effects."
Based on the above findings, this request to reclassify the subject property from
an Agricultural (A-l0a) to a Single Family Residential (RS-15) zoned district would
result in an appropriate land use pattern and further the public convenience, necessity
and general welfare.
For your favorable consideration, an amendment to the SLU Boundaries Map, H-66 for the
County of Hawaii, and Section 25-8-33, City of Hilo Zone Map, are transmitted.
We are enclosing a copy of the applications and a copy of the staff background for your
information.
Sincerely,
Kevin M. Balog, Chairman
Planning Commission
AK: syw
LHaka102.PC
Enclosures
cc: Mr. Gregory Mooers
Mr. John S. Tolmie, Jr.
Department of Water Supply
Department of Public Works
Kazu Hayashida, Director/DOT-Highways, Honolulu
State Land Use Commission
BHakalOl.pkf-3/27/97
COUNTY OF HAWAII PLANNING DEPARTMENT
BACKGROUND REPORT
HAKALAU FARMS, LTD.
STATE LAND USE DISTRICT BOUNDARY AMENDMENT (SLU 96-14)
CHANGE OF ZONE APPLICATION (REZ 96-351
HAKALAU FARMS, LTD. has submitted applications for a State Land Use Boundary
Amendment from an Agricultural to Urban District and a Change of Zone by changing the
district classification from Agricultural (A-l0a) to Single Family Residential (RS-15), for
approximately 10.23± acres of land. The property is located at the northwest corner of
Kupulau Street and Koaniani Street intersection, adjacent to (Puna side) Kahalani Estates
Subdivision at Waiakea Homesteads 2nd Series, Waiakea, South Hilo, Hawaii, TMK: 2-4-
65:4.
GENERAL INFORMATION
1. Land Ownership: The landowner of the subject property is Neil K. Aoki. By letter of
authorization on file, Neil K. Aoki has granted permission For Hakalau Farms, Ltd. to
apply for the subject applications.
APPLICANT'S REQUEST
2. Request: The applicant is requesting the Urban District and Single Family Residential
(RS-15) designation in order to create atwenty-six (26) lot residential subdivision with
minimum lot sizes of 15,000 square feet.
3. Subdivision Conceptual Plan: Nine of the lots are proposed to have direct access off of
Koaniani Street, and the remaining seventeen lot will access off of two cul-de-sacs. The
cul-de-sacs (identified as Road Lot "A" and Road Lot "B") will be designed and
constructed to County dedicatee standazds and aze proposed to be dedicated to the County
upon the satisfactory completion of the construction and inspection by the County. Road
"A" is approximately 210 feet long within a 50-foot right-of--way, and Road "B" is
approximately 560 feet long within a 50-foot right-of--way.
4. Additional Information: The applicant has submitted a Stale Land Use Boundary
Amendment and Change of Zone application for the requests, including a letter dated
Attach. C-280 (B-79 & 80)
November 6, 1996. (See Exhibit A -State Land Use Boundary Amendment and
Change of Zone applications)
COUNTY AND STATE PLANS
5. State Land Use: Agricultural.
6. General Plan LUPAG Map: Urban Expansion.
7. General Plan: The proposed development would be consistent with the following goals,
policies, standazds and courses of action of the General Plan.
Land Use Element
• Designate and allocate land uses in appropriate proportions and mix and in
keeping with the social, cultural and physical environments of the County.
• Zone urban and rural type uses in areas with ease of access to community
services and employment centers and with adequate public utilities and
facilities.
• Allocate appropriate requested zoning in accordance with the existing or
projected needs of the neighborhood, community, region and County.
Single-Fami(v Residential Sube[ement
• Maximize choices of single-family residential lots and/or housing for residents
of the County.
• Ensure compatible uses within and adjacent to single-family residential zoned
areas.
• Provide single-family residential areas conveniently located to public and
private services, shopping, other community activities and convenient access to
employment centers.
• The Counry 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.
Housing Element
• Attain a diversity of socio-economic housing mix throughout the different parts
of the County.
-2-
• Maintain a housing supply which allows a variety of choice.
• Develop better places to live in Hawaii County by creating viable communities
with decent housing and suitable living environments for our people.
8. County Zoning: Agricultural 10 acres (A-l0a).
9. SMA: The subject property is not situated within the SMA boundary.
DESCRIPTION OF PROPERTY AND SURROUNDING AREA
10. Subject Property: The subject property is an approximately 10.23 acre parcel located at
the intersection of Kupulau Road and Koaniani Street. The site is vacant and overgrown
with native vegetation such as guava, "Hilo" grass and other miscellaneous grasses and
shrubs.
11. Topography: Fairly level with slopes of less than 10 percent.
12. Rainfall: The subject azea has a mean annual rainfall of about 100 inches.
13. USDA Natural Resources Conservation Service's Soil Survey Report: Soils on the
site aze identified as Olaa Soil Series (OID). This series is chazacterized by extremely
stony silty clay loams that formed in volcanic ash. These soils aze primarily used for
sugazcane cultivation. Permeability is rapid, runoff is slow, and the erosion hazard is
slight. The soil on a small southern portion of the site is identified as Ohia silty clay
loam 0-10 percent (OHC). The surface layer is dazk brown and very dazk brown silty
clay loam, and the subsoil is dazk reddish-brown and dazk brown silty clay loam. It is
underlain by unweathered Pahoehoe Lava at a depth of 62 inches. The soil dehydrates
irreversibly into fine gravel size aggregates. Permeability is rapid, runoff is slow, and the
erosion hazard is slight. The soil is used mostly for sugazcane, pasture and woodland.
14. Land Study Bureau's Detailed Land Classification System: Class "E" (Very Poor)
and Class "C" (Fair) soils on the makai portions of the property.
15. Agricultural Lands of Importance to the State of Hawaii (ALISH) : Unclassified.
16. Flood Insurance Rate Map: According to the Department of Public Works, a small
portion of the property at the intersection of Kupulau Road and Koaniani Street is in Zone
"AE" (Special Flood Hazazd Areas inundated by 100-yeaz flood). Adjacent to Zone "AE"
to the northwest is Zone "X" (Other Flood Areas - Area of 500-yeaz flood; azeas of 100-
-3-
year flood with average depths of less than 1 foot or with drainage azeas less than 1
squaze mile). Zone "X" (Other Areas -Areas determined to be outside the 500-yeaz
flood plain) also affects the northern portion of the property.
17. Floral/Faunal and Archaeological Resources: Since the site was previously used for
the grazing of cattle, it is unlikely that any archaeological features exist on the property
nor that it provide a habitat for endangered plants or animal species.
18. Surrounding Zoning/Land Uses: The property is within an azea that has been
extensively developed for single family residential use. Adjacent to the property to the
west is the RS-15 zoned Kupulau Meadows subdivision consisting of 33 lots. To the
east below Kupulau Road, the area is chazacterized by single-family residences with
non-conforming lot sizes ranging from 10,000 squaze feet to 15,000 squaze feet even
though this area is zoned A-la by the County and Urban by the State. The lands
immediately south of the subject property is lazgely undeveloped and vacant.
P[1BLIC FACILITIES AND SERVICES
19. Access: The property is located at the intersection of Kupulau Road and Koaniani Street.
Kupulau Road is a County dedicable road in good condition, with paved shoulders and
swales within an approximate 28-foot pavement within a 40-foot right-of--way. A 40-foot
future road widening is proposed for the mauka portion of Kupulau Road. Therefore,
Kupulau Road would bean 80-foot right-of--way. Koaniani Street, fronting the subject
property, is a County dedicable standazd road in good condition, with paved shoulders
and swales, within a 50-foot right-of--way.
20. Traffic: An intersection for Kawailani Street and Komohana Street, completed in 1991
by The Keith Companies-Hawaii, indicated that the level of service for this intersection is
"F". Signalization of this intersection is indicated and the applicant stipulates that a pro
rata shaze contribution will be made for the 26 lots to the County for the intersection
improvements at Kawailani and Komohana Streets.
21. Water: According to the Department of Water Supply, the existing 8-inch waterline
along Kupulau Road and Koaniani Street adjoining the property cannot support the
proposed applications. However, "upon completion of the proposed Waiakea
Homesteads Water System Improvements, water will be available for the proposed
-4-
project. These improvements include waterline interconnections from Hoomalu Street to
Mona Loop and along Haihai Street from Ainaola Drive to Hoomalu Street. Although
the Department is in the process of designing these water systems, there is no time
schedule set for completion." However, the Department of Water Supply has indicated
that the water commitment for the 25 additional lots may be issued upon remittance of a
water commitment deposit.
22. Wastewater: There is no municipal wastewater system in the area. An individual
wastewater treatment system meeting with the requirements of the Department of Health
will be installed by respective lot owners.
23. Drainage: The applicant intends to install a drainage system that meets with the
approval of the Depaztment of Public Works, that will dispose of all on-site drainage with
the use ofdry-wells.
24. Parks and Schools: Waiakea-Uka Park and Ainaola Mart is located approximately .7
miles from the property. A County Pazk on Kikaha Street is located 1.4 miles from the
property. Waiakeawaena Elementary School, Waiakea Intermediate School and Waiakea
High is located approximately 3.2 miles from the property.
25. Protective Services: The main Hilo police station is approximately 5 miles from the
subject property, and the neazest fire station is located approximately 3 miles away on
Kawailani Street.
26. Other Utilities/Services: Electricity and telephone are available to the subject property.
A EN O •NT
27. Police Department (January 10, 1997 Memo):
"We have reviewed the above application and recommend, prior to its approval, the
consideration of widening of Kupulau Road to accommodate the increase in traffic with
the creation of 26 additional lots."
Applicant's Response (See Exhibit B -February 3, 1997 Letter)
28. Department of Transportation (February 3, 1997 Letter):
"Thank you for your transmittal of December 26, 1996, requesting our comments on
-5-
the subject applications.
"The proposed development is not anticipated to have an adverse impact on our State
transportation facilities.
"We appreciate the opportunity to provide comments."
29. Department of Education (January 17, 1997 Letter):
"As the proposed project will have less than 50 units, the Department of Education
does not consider the impact on area schools to be significant.
"Thank you for the opportunity to comment."
30. Fire Department (See Exhibit C -January 17, 1997 Memo and Applicant's
Response dated February 19, 1997)
31. Department of Public Works (See Exhibit D -January 22, 1997 Memo and
Applicant's Response February 19, 1997 Letter)
32. Department of Water Supply (See Exhibit E -January 23, 1997 Memo, Applicant's
Response February 3, 1997 Letter)
33. Department of Health (See Exhibit F -January 2, 1997 Memo and Applicant's
Response January 17, 1997 Letter)
34. Department of Land and Natural Resources (See Exhibit G -February 24, 1997
Letter)
A(3F.NCIES - NO RESPONSE
35. Real Property Tax Office, Department of Agriculture and HELCO.
-6-
STATE LAND USE BOUNDARY AMENDMENT- Agricultural to Urban
CHANGE OF ZONE REQUEST -Agricultural - 10 acres (A l0a)
to Residential 15,000 square feet (RS-15)
Waiakea Homesteads, Second Series, South Hilo, Hawaii
Taa Map Key : (3) 2-4-65:04
APPLICANT'S REQUEST
The applicant, Hakalau Farms, Ltd., is requesting a State Land Use Boundary Amendment
from the Agricultural District to the Urban District and a Change of Zone from the
County's Agricultural (A-l0a) zone to Residential (RS-15) for 10.230 acres of land at the
intersection of Kupulau Road and Koaztiani Strcet in Waiakea, South Hilo, more
specifically identified as Tax Map Key : (3) 2-4-65:04.
PROPOSED DEVELOPMENT
1. The applicant is proposing to create atwenty-six (26) lot residential subdivision with
minimum lot sizes of 15,000 squaee feet.
2. The applicant proposes to construct two cul-de-sacs off of Koaniani Street to provide
access to seventeen of the lots with the other nine (9) lots having access off of
Koaniani. These cul-de-sacs will be built to County dedicable standazds and match the
existing improvements on Koaniani Street.
3. Road "A" will be approximately 210 feet long in 50 foot right-of--way (ROW).
4. Road "B" will be approximately 560 feet in length in a 50 foot ROW.
5. Water line improvements will be made along these two roads to provide water to the
_ proposed lots. All waterline improvements will be designed to the County Department
of Water Supply (DWS)standazds.
6. The applicant intends to install a drainage system that meets with the approval of the
Department of Public Works (DPW), that will dispose of all on-site drainage with the
use ofdry-wells.
Exhibit A
APPLICANT'S STATEMENT
7. In support of this application, the applicant has submitted the following: (See attached
statement. )
STATE AND COUNTY PLANNING
8. The present State Land Use designation is Agricultural. The adjoining property is a
mix of Agricultural and Urban. The property immediately to the west of the project
site was changed to the Urban District in 1988.
9. The General Plan Land Use Pattern Allocation Guide (LUPAG) map designates the
property as Extensive Agriculture overlain with Alternate Urban Expansion. As such,
this request would not be contrary to the General Plan LUPAG map.
10. The subject property is located within the County Agricultural 10 acre (A-l0a) zone.
The property adjoining the site to the west was zoned RS-15 in 1988 for the "Kupulau
Meadows" subdivision.
11. The property is not within the Special Management Area of the County of Hawaii.
DESCRIPTION OF THE PROPERTY AND SURROUNDING AREA
12. The property is a 10.230 acre-parcel located at the intersection of Kupulau Road and
Koaniani Street.
13. This site is presently unused and is overgrown with native vegetation such as guava,
"Hilo" grass and other miscellaneous grasses and shrubs. There aze no significant
trees or other vegetative features on the property.
14. Since the site was previously used for the grazing of cattle, it is expected that no
archaeological features exist on the property or that it provides a habitat for
endangered plants or animal species.
15. There is no evidence of historical or cultural features on the pazcel, nor did the records
at the County Planning Department uncover any significant Endings attributable to the
' area or subject property.
16. Common animal species in the area include field mice, mongoose, and stray domestic
animals such as cats or dogs. There is no known or recorded rare or endangered
animal or plant life in the area.
17. The topogaphy of the site is fairly level with slopes less than 10 percent.
18. The average annual rainfall is over 100 inches.
19. The U. S. Department of Agriculture Soil Survey Report identifies the soil on the
property to be of the Pahoehoe variety with pockets of organic matter. These would
be shallow pahoehoe, moderately drained, with an average slope of 0-35 per cent.
20. There are also some pockets of Olaa Soil Series. This series is characterized by
extremely stoney silty clay loams that formed m volcanic ash. These soils are primarily
used for sugarcane cultivation. However, the natural and existing vegetation consists
of guava, "Hilo" Bass, ferns and other gasses and shrubs.
21. According to the Agricultural Lands of Importance to the State of Hawaii (ALISH)
classification system, the proposed area does not appeaz to be classified.
22. According to the Land Study Bureau Overall Productivity Ratings system, the area has
a Class `E" rating with possibly some Class "C" soils on the makai portions of the
property.
23. The U.S. Army Corps of Engineers Flood Insurance Rate Map (FIRM) has designated
the property to be outside of the flood plain, other than a small portion of the
proposed lot 1 at the intersection of Kupulau Road and Koanani Street in the "AE"
zone, please see site plan. The applicant intends to create a drainage easement for this
azea and leave it undeveloped.
24. Adjacent to the property to the west is the RS-15 zoned subdivision of "Kupulau
- Meadows". To the north is a 26 lot A-la subdivision known as "Kahalani Estates".
To the east, below Kupulau Road the area is characterized by single-family residences
with non-conforming lot sizes ranging from 10,000 squaze feet to 15,000 squaze feet
even though this azea is zoned A-la by the County. The land immediately south of
this property is lazgely undeveloped and vacant.
PUBLIC FACILITIES AND UTILITIES
25. The property is located at the intersection of Kupulau Road and Koaniani Street. Nine
of the lots propose to have direct access off of Koaniani Street, the remaining
seventeen lots will access off of two cul-de-sacs to be constructed by the developer.
26. The cul-de-sacs, identified as Road Lot "A" and Road Lot "B" will be designed and
constructed to County dedicable standazds and are proposed to be dedicated to the
County upon the satisfactory completion of the construction and inspection by the
County. Road "A" is 210 approximately feet long within a 50 ROW, and Road "B" is
approximately 560 feet in length in a similar 50 foot ROW.
27. The Department of Water Supply has advised us that while there is adequate source
development to provide service to the proposed subdivision, they must complete the
Kuulei Subdivision to Hoomalu Street Subdivision Water System Interconnection
before they can provide service to the proposed subdivision. This 400 feet
improvement has been designed and is presently being constructed. In my discussions
with Mr. Glenn Ahuna of DWS, he indicated that he did not have a problem with
processing the change of zone application for the proposed subdivision as long as it is
understood that no water will be available until the improvement is complete. The
applicant understands this. Given the time required for the processing of this
application and the required pubhc hearings, it is anticipated that the improvements
will be completed prior to the review of this application. I have submitted a copy of
my letter to Glenn Ahuna in regard to this issue.
28. This area is not serviced by a municipal sewer system. Domestic sewage disposal will
- be by individual wastewater treatment systems approved by the State Department of
- Health.
29. Both telephone and electrical service can be made available to the property.
30. The main Hilo police station is 5 miles from the property and the nearest fire station is
located 3.5 miles away on Kawailani Street.
31. An intersection study for Kawailani Street and Komohana Street, done in 1991 by The
Keith Companies-Hawaii in support of another application, indicated that while the
additional 21 lots for that project would not have a significant impact on traffic the
level of service for this intersection is already "F". Signalization of this intersection is
indicated and this applicant stipulates that they will contribute their pro rata share for
their 26 lots to the County for the intersection improvements at Kawailani and
Komohana Streets. The applicant requests that this pro rata share be determined by
the Planning Department in consultation with the Department of Public Works.
32. The applicant intends to install a drainage system that meets with the approval of the
Department of Public Works (DPW), that will dispose of all on-site drainage with the
use of dry-wells.
k
APPLICANT'S STATEMENT
FOR
STATE LAND USE BOUNDARY AMENDMENT- Agricultural to Urban
CHANGE OF ZONE REQUEST -Agricultural - 10 acres (A l0a)
to Residential 15,000 square feet (RS-15)
Waiakea Homesteads, Second Series, South Hilo, Hawaii
Taa Map Key : (3) 2-4-65:04
A. Subsection 15-15-18 of the Land Use Commission's rules identifies standazds for
determining the characteristics boundaries of an Urban District. Many of these
standards also coincide with the County's criteria for change of zone requests which
will be discussed below.
B. The property is located within the outskirts of an area characterized by "city-like"
concentrations of people. There is an Urban district parcel adjoining the subject parcel
to the west and the land east of the parcel presently contains residential lots from
10,000 square feet to one acre in size. This project will be an extension of the existing
upper Waiakea Homesteads residential subdivision development, urban in nature.
C. In the immediate vicinity of the subject property there are parks, gyms, and other
recreational facilities, as well as small-scale neighborhood commercial facilities.
Schools are also situated close by along with other public service facilities. The
applicant believes the project area is conveniently located to schools, recreation,
commercial areas, and employment centers. The property is within an area that has
been extensively developed for single-family residential use. All essential utilities are
L available to the property. The proposed development conforms to the Single-Family
Residential Element of the General Plan, which states:
' Designate and allocate land uses in appropriate proportions and mix and in
keeping with the social, cultural and physical environments of the County.
' 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 provide single-faznily residential azeas conveniently located to public and
private services, shopping, other community activities and convenient access to
employment centers.
* 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.
* Areas shall have basic improvements and amenities necessary for immediate use.
* Areas shall be limited to low-density and medium-density residential uses.
D. Given this location, surrounded by urban residential subdivisions on three sides, this
proposed use of the land will not contribute to "scatterization" of the established land
use pattern, nor will its inclusion into the Urban district result in the expansion of
governmental services or facilities.
E. Infrastructure required to service this property is already in place or planned to be m
place prior to any development on this site. It is already accessible by existing County
standard roadways, Kupulau Road and Koaniani Street.
F. There are no significant developmental constraints on the property such as flooding,
excessive slopes, or unstable ground conditions which cannot be adequately mitigated.
G. The proposed redesignation to the Urban district is also allowed under Planning
Commission Rule No.13, State Land Use District Boundary Amendments. In 13-1 it
permits amendments for pazcels less than 15 acres in size to be considered by the
County Planning Commission with final decision by the County Council.
H. The subject property is presently designated for Extensive Agriculture and Urban
Expansion by the LUPAG map of the General Plan. Under these designations, the
proposed development and change of district and zones could be favorably considered.
I. The Urban expansion designation allows for a variety of urban-type uses where new
settlement patterns maybe desirable but where these settlements have not yet been
established. In the subject area, the use patterns have been generally established as
urban by the adjacent subdivisions. The east side of Kupulau Road is chazacterized by
low density residential lots and single family residences, " Kupulau Meadows"
subdivision to the west is a RS-15 subdivision that is partially built out. "Kahalani
Estates" subdivision adjoining the property to the north also contains residential
properties of a lower density. The proposed subdivision is consistent with the
neighborhood.
J. The proposed change of zone would be consistent with the General Plan Housing
goals of providing a variety of housing choices as well as attaining a diversity of socio-
economic housing mix within the Waiakea Homesteads area. By allowing the
proposed development, it is determined that the following Housing goals of the
General Plan may be attained m the Waiakea Homesteads area:
* Maintain a housing supply which allows a variety of choice.
* Improve and maintain the quality and affordability of the existing housing stock.
* The County shall encourage a volume of construction and rehabilitation of
housing sufficient to meet growth needs and correct existing deficiencies.
K. The applicant stipulates that the intersection at Kawailani Street and Komhana Street
is in need of improvements and pledges to pay the pro rata share for these
improvements. Applicant asks that the Planning Department determine this pro rata
share in consultation with the applicant and the Department of Public Works.
Applicant further proposes that the payment of said pro rata share be made at the time
of plan approval for the first unit constructed on the project site.
L. The land is classified by the Land Study Bureau's Overall Master Productivity Rating
system classification as "E" poor and "C" or fair and the property is not classified as
"prime", "unique" or "other important agricultural lands" according to the State
Department of Agriculture's Land of Importance to the State of Hawaii (ALISH) Map.
Thus the proposed rezoning will not result in a loss of a valuable agricultural resource.
From a land use perspective, expansion of the existing urban development in this area
would tend to alleviate the conversion of more productive agricultural lands to urban-
type uses.
M. The subject property has no history of archaeological or habitat constraints, nor are
there any topographic limitations that affect the development of the proposed
subdivision.
N. The property is readily accessible by County standard roadways and required
infrastructure is or will be in place. Public services and other facilities are available to
the property and are not anticipated to be unreasonably burdened as a result of
granting the requested Urban designation and RS-15 zoning.
Given the above, the applicant believes that this request is reasonable and should be
approved. It will not cause any significant adverse agricultural impact; it does not have
on-site development constraints; it will not overly burden public services or facilities; it
will help address the overall housing needs of this area by adding inventory of available
lots; and it is consistent with the present uses of the neighborhood.
.1
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P
MOOERS ENTERPRISES
P.O. Box i 101
fC.4MUELA, Hnw~v( 96743
October 25, 1996
Mr. Glenn Ahuna
Engineering Division
Department of Water Supply
25 Aupuni Street
Hilo, Hawaii 96720
Re: TMK: (3) 2-4-65:04
Change of Zone Application
Hakalau Farms, Ltd.
Dear Glenn:
I met with you on August 21, 1996 to discuss water service to the above mentioned parcel. You
indicated to me that in order to supply the additional 26 units of water that I was requesting, that
a water line improvement needed to be made. Specifically the Kuulei subdivision to Hoomalu
Street subdivision water system interconnection.
It is my understanding that the plans for this project are complete and that it is funded and mov-
ing ahead. At our meeting with Bill Atkins you indicated that you would have no problem with
the applicant moving ahead with the processing of his change of zone request at this time, as
long as it was understood that DWS could not provide water until the improvement is complete.
Given the lengthy period required for the review of change of zone applications, eight months to
one year, and the subsequent review of subdivision plans, it is anticipated that your improve-
' ments will be completed long before the review of this application is. As such we will be submit-
ting achange of zone request for this property in the near future.
- Bill Atkins has asked that I write this letter to confirm this understanding. If you have any ques-
tions in this regard or require additional information, please contact me directly.
Sin rely,
`~,r ~
Gregory R. Mooers
President
cc: Planning Department
PHONE: (806) 8856839
Fnx: (808) 8851574
b
MOOERS ENTERPRISES
P.O. BOX T 1 O 1
KAMUELA, HAWAII 96749
February 3, 1997
;9
Ivls. Virginia Goldstein ~
Director ~
Planning Department ~G'
C,-"
County of Hawaii
25 Aupuni Stree[
Hilo, Hawaii 96720 ' -
_ r"
Re: State Land Use Boundary Amendment (SLU 9b-14) %
Request: AgricWtural to Urbau ~ i
Change of Zone Application (REZ 96-35)
Request: A-l0a to RS-15
Applicant: Hakalau Farms
Taz Map Kev: 2-4-65:04
Dear Ms. Goldstein:
We have received and reviewed comments on the above petitions from the Police Department and the Department
of Water Supply. We offer the following responses.
The Police Department has suggested that the widening of Kupulau Road be considered. We do not believe that
the additional lots created by this proposed project warrants any improvements to Kupulau Road. We further be-
lieve that the Department of Public Works is the appropriate agenry for this review and they may want to con-
sider this widening as part of its review of these applications. We believe that the impact related fees that are be-
ing assessed by the County Council as part of change of zone applications could be used for these purposes. The
applicant is willing to pay a fair share for irtfrastructtlral improvements through the assessments collected by the
Council's impact related fees.
The Department of Water Supply (DWS) sites improvements to their system that are being made that will accom-
modate this proposed development. We clearly stated in our applications that we had met with DWS and they
had agreed to process these applications with the stipulation that if they were successfiil, the development of these
properties would not occur until such a time as theme v.ater system improvezents c~ere completed. We concsr
with this stipulation. Please see my enclosed letter dated October 25, 1996, to Glenn Ahura in regard to this mat-
ter. I included a copy of this letter in our applications.
We have reviewed the proposed conditions from DWS and agree to comply with them.
If you or your staff have any further questions regarding these comments or our responses, please have them con-
tact me. Thank you for your prompt review of these applications.
Sincerely, R
Greg Mooers
President
GRM:sp C 11"71
enclosure Exhibit B
PHONE (BOB) 8656639
Fwx: (6061 8BSI574
MYY 0•„
c?J'~~ ~ Nelson M. Tsuji
Fve Chief
Stephen K Yamashiro
.dagm Edward Bumatay
Deputy Firc Chief
•"f 01 N'i'
KLII1i1Tf~T II~ ~txGT~iTT _
FIRE DEPARTMENT
777 Kilauea Avenue • Mali [one, Room 6 • Hilo, Hawaii 96720-4739
(8081961-8297 • Pax (8081 %1-82%
January 17, 1997
c~~
C~^
~J
To: Virginia Goldstein, Planning Director
From: Nelson M. Tsuji, Fire Chief ~
SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 96-},~) S
APPLICANT: HAKALAU FARMS, LTD.
REQUEST: AGRICULTURAL TO URBAN
CHANGE OF ZONE APPLICATION
REQUEST: A-l0a TO RS-15
TAX MAP KEY: 2-4-65:4
The Fire Department's requirements as stated in the Fire Code are:
"Fire Apparatus Access Roads
"Sec. 10.207. (a) General. Fire apparatus access roads
shall be provided and maintained in accordance with the
provisions of this section.
"(b) Where Rehired. Fire apparatus access roads shall be
required for every building hereafter constructed when any
portion of an exterior wall of the first story is located more
than 150 feet from fire department vehicle access as measured
by an unobstructed route around the exterior of the building.
"EXCEPTIONS: 1. When buildings are completely protected
with an approved automatic fire sprinkler system, the
provisions of this section may be modified.
"2. When access roadways cannot be installed due to
topography, waterways, nonnegotiable grades or other
similar conditions, the chief may require additional fire
protection as specified in Section 10.301 (b).
i
Exhibit C
To: Virginia Goldstein, Planning Director
Page 2
January 17, 1997
"3. When there are not more than two Group R, Division
3 or Group M Occupancies, the requirements of this
section may be modified, provided, in the opinion of the
chief, fire-fighting or rescue operations would not be
impaired.
"More than one fire apparatus road may be required when it is
determined by the chief that access by a single road may be
impaired by vehicle congestion, condition of terrain, climatic
conditions or other factors that could limit access.
"For high-piled combustible storage, see Section 81.109.
"(c) Width. The unobstructed width of a fire apparatus
access road shall meet the requirements of the appropriate
county jurisdiction.
"(d) Vertical Clearance. Fire apparatus access roads shall
have an unobstructed vertical clearance of not less than 13
feet 6 inches.
"EXCEPTION: Upon approval vertical clearance may be
reduced, provided such reduction does not impair access
by fire apparatus and approved signs are installed and
maintained indicating the established vertical clearance.
"(e) Permissible Modifications. Vertical clearances or
widths required by this section may be increased when, in the
opinion of the chief, vertical clearances or widths are not
adequate to provide fire apparatus access.
"(f) Surface. Fire apparatus access roads shall be designed
and maintained to support the imposed loads of fire apparatus
and shall be provided with a surface so as to provide all-
weather driving capabilities." (20 tons)
"(g) Turning Radius. The turning radius of a fire apparatus
access road shall be as approved by the chief." (45 feet)
"(h) Turnarounds. All dead-end fire apparatus access roads
in excess of 150 feet in length shall be provided with
approved provisions for the turning around of fire apparatus.
To: Virginia Goldstein, Planning Director
Page 3
January 17, 1997
"(i) Bridges. When a bridge is required to be used as access
under this section, it shall be constructed and maintained in
accordance with the applicable sections of the Building Code
and using designed live loading sufficient to carry the
imposed loads of fire apparatus.
"(j) Grade. The gradient for a fire apparatus access road
shall not exceed the maximum approved by the chief." (15g)
"(k) Obstruction. The required width of any fire apparatus
access road shall not be obstructed in any manner, including
parking of vehicles. Minimum required widths and clearances
established under this section shall be maintained at all
times.
"(1) Signs. When required by the fire chief, approved signs
or other approved notices shall be provided and maintained for
fire apparatus access roads to identify such roads and
prohibit the obstruction thereof or both."
"INSTALLATION AND MAINTENANCE OF FIRE-PROTECTION, LIFE-SAFETY
SYSTEMS AND APPLIANCES
"Installation
"Sec. 10.301. (a) Type Required. The chief shall designate
the type and number of fire appliances to be installed and
maintained in and upon all buildings and premises in the
jurisdiction other than private dwellings. This shall be done
according to the relative severity of probable fire, including
the rapidity with which it may spread. Such appliances shall
be of a type suitable for the probable class of fire
associated with such building or premises and shall have
approval of the chief.
"(b) Special Hazards. In occupancies of an especially
hazardous nature or where special hazards exist in addition to
the normal hazard of the occupancy, or where access for fire
apparatus is unduly difficult, additional safeguards may be
required consisting of additional fire appliance units, more
than one type of appliance, or special systems suitable for
the protection of the hazard involved. Such devices or
appliances may consist of automatic fire alarm systems,
automatic sprinkler or water spray systems, standpipe and
hose, fixed or portable fire extinguishers, suitable asbestos
To: Virginia Goldstein, Planning Director
Page 4
January 17, 1997
blankets, breathing apparatus, manual or automatic covers,
carbon dioxide, foam, halogenated and dry chemical or other
special fire-extinguishing systems. Where such systems are
installed, they shall be in accordance with the applicable
Uniform Fire Code Standards or standards of the National Fire
Protection Association when Uniform Fire Code Standards do not
apply.
"(c) water Supply. An approved water supply capable of
supplying required fire flow for fire protection shall be
provided to all premises upon which buildings or portions of
buildings are hereafter constructed, in accordance with the
respective county water requirements. There shall be
provided, when required by the chief, on-site fire hydrants
and mains capable of supplying the required fire flow.
"Water supply may consist of reservoirs, pressure tanks,
elevated tanks, water mains or other fixed systems capable of
providing the required fire flow.
"The location, number and type of fire hydrants connected to
a water supply capable of delivering the required fire flow
shall be protected as set forth by the respective county water
requirements. All hydrants shall be accessible to the fire
department apparatus by roadways meeting the requirements of
Section 10.207.
"(d) Fire Hydrant Markers. When required by the chief,
hydrant locations shall be,identified by the installation of
reflective markers.
"(e) Timing of Installation. When fire protection facilities
are to be installed by the developer, such facilities
including all surface access roads shall be installed and made
serviceable prior to and during the time of construction.
When alternate methods of protection, as approved by the
chief, are provided, the above may be modified or waived.
"(f) All fire alarm systems, fire hydrant systems, fire
extinguishing systems (including automatic sprinklers), Class
I, II, III (combination standpipe system) and combined
systems, basement inlet pipes, and other fire protection
systems and appurtenances thereto shall meet the approval of
the fire department as to installation and location and shall
To: Virginia Goldstein, Planning Director
Page 5
January 17, 1997
be subject to periodic tests as required herein. Plans and '
specifications shall be submitted to the fire department for
review and approval prior to installation."
c-- ~a
NE
Fire Chief
NMT/mo
e~lOOERS ENTERPRISES
P.O. Box 1 1 O 1
KAMUELA, HAWAII 96743
February 19, 1997
~
- ~
Ms. Virginia Goldstein
Director ~ ~
Planning Department r
County of Hawaii _ ~
25 Aupuni Street '
i-Iiio, Hawaii 96720
Re: State Land Use Boundary Amendment Application (SLU 96-14)
Request: Agricultural to Urban
Change of Zone Application (REZ 96-35)
Request: A-l0a to RS-15
Applicant: Hakalau Farms
Tax Map Key: (3) 2-4-65:04
Deaz Ms. Goldstein:
We have received and reviewed the comments from the Fire Department and the Department of
Public Works on the above applications. We offer the following response.
The comments from the Fire Department are quoted from the Fire Code and relate to standards
of improvements in the subdivision. We agree with these conditions and will comply with these
standards when the improvements are constructed.
Comments numbers 1 through 7 from Public Works have been reviewed and agreed to by the
applicant. We do have concerns related to comments numbered 8 and 9.
Comment 8 requests that a revised Traffic Impact Analysis report be prepared for the intersec-
tion of Komohana Street and Kawailani Street and requests that the applicant pay their fair share
toward improvements of this intersection. The applicant sees no value in another Traffic Impact
Analysis Report. This applicant has previously stipulated that the aforementioned intersection is
at an unacceptable level of service and is willing to pay a fair share for improvements to this in-
tersection. This stipulation was made in conjunction with Change of Zone Application (REZ 95-
27). The County Council approved that application as Ordinance No. 96-76. The applicant will
continue to stipulate that the intersection is in need of improvement and will pay a fair share to-
ward those improvements as previously determined in Ordinance 96-76. It is the applicants hope
that this additional participation in funding will be adequate for the County to proceed with the
needed improvements.
PHONE: (808) 8856839 ~ ~e7t11
Fnx: (808) 8851574
Ms. Virginia Goldstein
February 19, 1997
Page Two
Comment 9 asks that the applicant identify, improve and dedicate a 40 foot wide area
along Kupulau Road. The applicant strongly disagrees with this comment. The deed for
this property identifies a 30 foot road widening set-back easement and the applicant is
willing to identify this area as an easement as shown on the preliminary plat submitted in
conjunction with this application.
The applicant does not believe that we should be required to make improvements to this
area and dedicate these improvements and land to the County at this time. Given the
developed state of the adjoining properties along Kupulau Road it may be many years
before the County can acquire the required right-of--way and funding to construct the
desired improvements. The applicant believes that any improvements and dedication of
land such as those requested in comment 9 ("...fully graded right of way with a dedicable
standard stabilized aggregate base and subbase courses meeting the approval of DPW.")
should be credited toward the impact related fees collected by the County Council in
change of zone applications. We believe the funds collected by the Council should be held
until such a time when a more reasonable development plan for the road widening could
be implemented.
The applicant believes the impact related fees collected by the County Council in the
change of zone process are reasonable, adequate and the appropriate manner in which to
address the concerns raised by the Department of Public Works in their comments 8 & 9
discussed above.
If you or your staff have any questions related to these comments or our response, please
contact me directly. Thank you for your prompt review of these applications.
Sinc rely,
. J~
Grego ~ R. Mnoers
President
GRM: sp
cc: Department of Public Works, Engineering Division
Fire Department
~ DEPARTMENT OF PUBLIC WORKS
COUNTY OF HAWAII
HILO, HAWAII -
DATE : January 22, 1997
D
TO Virginia Goldstein, Planning Director
Planning Department n
-
r_
- N
FROM :1$ale . Kub ivision Chief
Engineering Division -
N
SUBJECT: STATE LAND USE BOUNDARY AMENDMENT (SLU 96-14)
CHANGE OF ZONE APPLICATION
Applicant: Hakalau Farms, Ltd.
Location: Waiakea, South Hilo, Hawaii
TMK: 3 / 2-4-ti5: 04
We have reviewed the subject application and our comments are as follows:
1. Buildings shall conform to all requirements of code and statutes pertaining to
building construction.
2. All development generated runoff shall be disposed on site and shall not be
directed toward any adjacent properties.
3. All earthwork and grading shall conform to Chapter 10, Erosion and Sediment
Control, of the Hawaii County Code.
4. Wastewater disposal shall meet the rules and regulations of the DPW, Wastewater
Division.
5. Solid waste management shall conform to the rules and regulations of the DPW,
Solid Waste Division.
6. Flood Zone "AE", affects the subject parcel as designated by the Flood Insurance
Rate Map (FIRM), dated September 18, 1988. Any new construction or substantial
improvements within the affected areas will be subject to the requirements of
Chapter 27 -Flood Control, of the Hawaii County Code.
Exhibit D O(}<ii1
~;emorandum
January 22, 1997
Page 2 of 2
7. Koaniani Street, fronting the subject property, is a County dedicable standard road
with paved shoulders and swales, within a 50-ft. right-of-way, in good condition.
The applicant shall immediately remove all overgrown grass and shrubs along the
entire frontage, which has become a maintenance burden to the County.
8. Submit a revised traffic impact analysis report prepared by a licensed professional
traffic engineer, and provide all recommended improvements. The analysis should
again address the intersection of Komohana Street and Kawailani Street, and the
applicant will fulfill their fair share payment to the Planning Department. In addition,
they shall analyze the Kupulau Road and Koaniani Street intersection.
9. Identify the 40-ft. future road widening setback line and the 30-ft. radius along
Kupulau Road, besides a no vehicular access line. The applicant shall be
conditioned to provide improvements to this area and dedicate to the County.
Improvements shall consist of, but not be limited to, a fully graded right-of-way with
a dedicable standard stabilized aggregate base and subbase courses, meeting the
approval of DPW.
Should there be any questions concerning this matter, please feel free to contact Casey
Yanagihara in our Engineering Division at Ext. 8327.
C KY
~IOOERS ENTERPRISES
P.O. Box 1 1 O 1
KAMUELA, HAWAII 96743
February 19, 1997 9,
C
Ms. Virginia Goldstein
Director ~ 3
Planning Department r'
County of Hawaii _ -
25 Aupuni Street
iiiio, Hawaii 96720
Re: State Land Use Boundary Amendment Application (SLU 96-14)
Request: Agricultural to Urban
Change of Zone Application (REZ 96-35)
Request: A-LOa to RS-LS
Applicant: Hakalau Farms
Taa Map Key: (3) 2-4-65:04
Dear Ms. Goldstein:
We have received and reviewed the comments from the Fire Department and the Department of
Public Works on the above applications. We offer the following response.
The comments from the Fire Department are quoted from the Fire Code and relate to standards
of improvements in the subdivision. We agree with these conditions and will comply with these
standards when the improvements aze constructed.
Comments numbers 1 through 7 from Public Works have been reviewed and agreed to by the
applicant. We do have concerns related to comments numbered 8 and 9.
Comment 8 requests that a revised Traffic Impact Analysis report be prepared for the intersec-
tion of Komohana Street and Kawailani Street and requests that the applicant pay their fair share
toward improvements of this intersection. The applicant sees no value in another Traffic Impact
Analysis Report. This applicant has previously stipulated that the aforementioned intersection is
at an unacceptable level of service and is willing to pay a fair share for improvements to this in-
tersection. This stipulation was made in conjunction with Change of Zone Application (REZ 95-
27). The County Council approved that application as Ordinance No. 96-76. The applicant will
continue to stipulate that the intersection is in need of improvement and will pay a fair shaze to-
ward those improvements as previously determined in Ordinance 96-76. It is the applicants hope
that this additional participation in funding will be adequate for the County to proceed with the
needed improvements.
PHONE (80818856839 t ~,'r)~l(}
Fnx: (8081 885.1574
Ms. Virginia Goldstein
February 19, 1997
Page Two
Comment 9 asks that the applicant identify, improve and dedicate a 40 foot wide area
along Kupulau Road. The applicant strongly disagrees with this comment. The deed for
this property identifies a 30 foot road widening set-back easement and the applicant is
willing to identify this area as an easement as shown on the preliminary plat submitted in
conjunction with this application.
The applicant does not believe that we should be required to make improvements to this
area and dedicate these improvements and land to the County at this time. Given the
developed state of the adjoining properties along Kupulau Road it may be many years
before the County can acquire the required right-of--way and funding to construct the
desired improvements. The applicant believes that any improvements and dedication of
land such as those requested in comment 9 ("...fully graded right of way with a dedicable
standard stabilized aggregate base and subbase courses meeting the approval of DPW.")
should be credited toward the impact related fees collected by the County Council in
change of zone applications. We believe the funds collected by the Council should be held
until such a time when a more reasonable development plan for the road widening could
be implemented.
The applicant believes the impact related fees collected by the County Council in the
change of zone process are reasonable, adequate and the appropriate manner in which to
address the concerns raised by the Department of Public Works in their comments 8 & 9
discussed above.
If you or your staff have any questions related to these comments or our response, please
contact me directly. Thank you for your prompt review of these applications.
Sinc rely,
Grego ~ R. Mnoers
President
GRM: sp
cc: Department of Public Works, Engineering Division
Fire Department
c1 wueq ,
a` l~:
u~ a
DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII
,~~~"wf.11a 25 AUPU NI STREET HILO. HAWAII 96720
TELEPHONE 160819fi91421 FAX (8081969-6996
January 23, 1997 D
~
cam?
T0: Planning Department
FROM: Milton D. Pavao, Manager ~ ~
SUBJECT: STATE LAND USE BOUNDRY AMENDMENT APPLICATION N0. 96-014 ~ rJ
CHANGE OF ZONE APPLICATION N0. 96-035
APPLICANT - HAKALAU FARMS, LTD.
TAX MAP KEY 2-4-065:004
We have reviewed the subject applications.
Presently, the existing 8-inch waterlines along Kupulau Road and Koaniani Street
adjoining the property cannot support the subject state land use boundary amendment,
change of zone request, and subsequent subdivision application. However, upon
completion of the proposed Waiakea Homesteads Water System Improvements, water will
be available for the proposed project.
These improvements include waterline interconnections from Hoomalu Street to Mona
Loop and along Haihai Street from Ainaola Drive to Hoomalu Street. Although the
Department is in the process of designing these water systems, there is no time
schedule set for completion.
With the understanding of the above restriction and pursuant to the Department's
"Water Commitment Guidelines Policy," a copy of which is being forwarded to the
applicant, a water commitment may be issued. Based on the 25 additional units
requested in the proposed 26-unit change of zone, the required water commitment
deposit is $3,750.00.
Remittance by the applicant of the $3,750.00 is requested as soon as possible so that
a water commitment may be formally issued. The commitment will be in writing with
specific conditions and effective dates stated. Please keep in mind that this letter
shall not be construed as a water commitment. In other words, unless a water
commitment is officially effected, water availability is subject to change depending
on the water situation.
Should the subject application be approved, the required offsite water system
improvements be completed by the Department, and a subdivision application be
executed by the applicant, approval will be subject to the following conditions:
1/l/afer b~in~e rro~~eys Exhibit E C C ~ ~ v
Planning Department
Page 2
January 23, 1997
1. Construct necessary water system improvements, which shall include, but not be
limited to:
a. water mains capable of delivering water at adequate pressure and
volume under peak-flow and fire-flow conditions; minimum diameter of
mains shall be 6 inches,
b. service laterals that will accommodate a 5/8-inch meter to each
additional lot, and
c. fire hydrants spaced not more than 600 feet apart.
Submit construction plans and design calculations prepared by a professional
engineer, registered in the State of Hawaii, for review and approval.
2. Remit the prevailing facilities charge, which is subject to change of
$67,950.00.
For the applicant's information, effective July 1, 1997, the total required
facilities charge will increase to $84,938.00, pursuant to a rate increase
approved by the Water Commission.
3. Convey the water improvements along with the necessary easements to the
Water Commission, County of Hawaii.
Should there be any questions, the applicant can contact our Water Resources and
Planning Branch at 961-8660.
Milton D. Pavao, P.E.
Manager
WA:gms
Att.
copy - (w/att.) Hakalau Farms, Ltd.
(w/o att.) Mr. Gregory R. Mooers
Customer Service Sections (Hilo, Kona, Waimea, Ka'u)
MOOERS ENTERPRIfiES
P.O. BOX 1 101
KAMUELA, HAWAII 96743
February 3, 1997
9,
Ms. Virginia Goldstein ~
Director
Planning Department ~C ~
County ofHawari 'S'
25 Aupuni Street
Hilo, Hawaii 96720
_ r'
Re: State Land Use Boundary Amendment {SLU 95-14) = '
Request: Agricultural to Urban ? ~
Change of Zane Application (REZ 96-35)
Request: A-l0a to RS-15
Applicwt: Hakalau Farms
Taa Mao Kev: 2-4fi5:04
Dear Ms. Goldstein:
We have received and reviewed comments on the above petitions from the Police Department and the Department
of Water Supply. We offer the fallowing responses.
The Police Department has suggested that the widening of Kupulau Road be considered. We do not believe that
the additional lots created by this proposed project warrants any improvements to Kupulau Road. We further be-
lieve that the Department of Public Works is the appropriate agenry for this review and they may want to con-
sider this widening as part of its review of these applications. We believe that the impact related fees that aze be-
ing assessed by the County Council as part of change of zone applications rnuld be used for these purposes. The
applicant is willing to pay a fair shaze for irlflastructural improvements through the assessments collected by the
Council's impact related fees.
The Department of Water Supply (DWS) sites improvements to their system that are being made that will accom-
modate this proposed development. We cleazly stated in our applications that we Clad met with D W S and they
had agreed to process these applications with the stipulation that if they were successful, the development of these
properties woild not occlz_• unu! such a time as these v.~ater system imprevemerts c:ere ampleted. We con~,lr
with this stipulation. Please see my enclosed letter dated October 25, 1996, to Glenn Ahura in regazd to this mat-
ter. I included a copy of this letter in our applications.
We have reviewed the proposed conditions from DWS and agree to comply with them.
If you or your staff have any further questions regarding these comments or our responses, please have them con-
tact me. Thank you for your prompt review of these applications.
Sincerely, R
Greg Mooe,~
President
cRM:sp C 11'79.
enclosure
PHONE: (808)131756839
FwX: (808) 88S 1574
• o Y, i
~ . 4'j ~.sey
BENJAMIN J. CAYETANO _#l^Y~ry_%'
r` LAWRENCE MIIKE
GOVERNOR d ; ~ ~ OIRECiOR OF HEALTH
STATE OF HAWAII 97 JAI
DEPARTMENT OF HEALTH
r.o. eox B1E r 1 fn
~U
HILO, HAWAII 96721-0918 C(~~/._
"HI
DATE: January 2, 1997
TO: Planning Director, County of Hawaii
FROM: District Environmental Health Program Chief
SUBJECT: State Land Use Boundary Amendment Application (SLU 96-14)
Applicant: Hakalau Farms, Ltd.
Request: Agricultural to Urban
Change of Zone Application
Request: A-l0a to RS-15
Tax Map Key: 2-4-65:4
The subject lots are located in the Critical Wastewater Disposal
Area where cesspools are not allowed because of water pollution
concerns. Any development on this lot would require all wastewater
be disposed into a Septic Tank System. Due to your lot sizes only
one system is allowed.
Underground Injection Systems (Ph. 586-9258) which receive
wastewater or storm run-offs from the proposed development need to
address the requirements of Chapter 23, Hawaii State Department of
Health Administrative Rules, Title 11, "Underground Injection
Control."
The applicant should contact the Army Corps of Engineers (COE) to
identify whether a Federal permit (including a~Department of Army
(DA) permit) is required for this project. A Section 401 Water
Quality Certification (WQC) is required for "Any applicant for
Federal license or permit to conduct any activity including, but
not limited to, the construction or operation of facilities, which
may result in any discharge into the navigable waters...", pursuant
to Section 401(a)(1) of the Federal Water Pollution Act (commonly
known as the "Clean Water Act (CWA)").
Exhibit F n0052
Iv100ERS ENTERPR($ES
P.O. Box 1 1 O 1
KAMUELA, HAWAII 96743
3 ~5
- ,
January 17, 1997~~"~~*~'{ ; i
Ui1
Ms. Virginia Goldstein
Director
Planning Department
Coup of Hawaii
25 Aupuni Street
Hilo, Hawaii 96720
Re: State Land Use Boundary Amendment Application (SLU 96-14)
Request: Agricultural to Urban
Change of Zone Application (REZ 96-35)
Request: A-l0a to RS-15
Applicant: Hakalau Farms
Tax Map Key: 2-4-65:04
Dear Ms. Goldstein:
We have reviewed the comments from the State Department of Health, dated January 2, 1997,
on the above applications that you forwarded to us.
The applicant will comply with all conditions described in the letter. Wastewater systems will
comply with the Department of Health regulations; i.e. will be a septic system for each individual
lot. We do not believe we are required to have either a Section 401 Water Quality Certification
or an NPDES general permit as this project will not discharge water into navigable waters or
into State waters.
If you or your staff have any concerns regarding these comments or our response, please contact
me. Thank you for your prompt review of our applications.
Sinc ely,
Greg . Mooers
President
PHONE: (808) 8856839
FAX: (808) 8851574
A t ~4
• /,~'Y4Liry~ TS
BENJAMIN J. CAVETANO \
J MICNAEL O. WILSON
GOVERNOR OF HAWRII i m C1pIRPER30N
d9 BOARO OF LV10 qND NATUPAL RESOURCES
~.FI.IM.IN~
DEPUTY
STATE OF HAWAII CILBEaT S. COLOMN-A011MN
DEPARTMENT OF LAND AND NATURAL RESOURCES AOUACULTURE OEVELOPMEM
P.O. BOX 621
HONOLULU, HAWAII 98809 AQUATIC RESOURCES
BOATND qND OCEAN RKREAOON
CONSERVATION AND
RESOU0.CE4 ENFORCEMENT
FEa L d !a97 °°"~""`ES
FORESTFY.WO WILDLIFE
REF : LD -AJ HISTORIC PRESERVATION
FILE NO. A158 LAWD DrvrsIDN
STATE PARIe3
WATER RE$`~IRCE MAIUGEMENT
Honorable Virginia Goldstein, Planning Director
County of Hawaii, Planning Department
25 Aupuni Street, Room 109 c~ r'~
- G
Hilo, Hawaii 96720
Dear Ms. Goldstein: I
SUBJECT: State Land IIae Boundary Amendment Application (SLII 96-~41 _ ~
Applicant: Hakalau Farme, Ltd.
Request: Agricultural to IIrban
Change of Zone Application (REZ 96) ~
Tax Map Ray: 3rd/ 4-4-65:04 -
We have reviewed the subject application and would like to offer the
following comments:
Enoineerina Branch:
A portion of the proposed project site, near the intersection of Kupulau
Road and Koaniani Street, is not located in Zone AE. It is located in Zone X
(shaded), an area determined to be within the 100-year flood plain with drainage
areas less than 1 square mile.
The remainder of the proposed project site is located in Zone X, areas
determined to be outside the 500-year flood plain.
Historic Preservation Division:
The applicant notes that the 10.230 acre subject parcel, located at the
intersection of Kupulau Road and Koaniani Street is presently a vacant lot
covered with "Hilo" grass, guava and other plants and that it was previously used
for cattle grazing. Because of the history of previous land use and the location
of the parcel, we believe that it is highly unlikely that any significant
historic sites would remain on this property. We, thus, believe that the
requested boundary amendment change and change of zone will have "r_~ effect" on
significant historic sites.
Thank you for the opportunity to review the subject application. We have
no further comments to offer at this time. If you have any questions, please
contact Al Jodar of the Land Division at (808) 587-0424.
HAWAII:Earth's Best!
Aloha,
MICHAEL D. WILSON U
c: Hawaii Land Board Member / q S~ c
Hawaii District Land Office \J 1 / V J
I.\N6IDATA\OAHU\AL\L14\CONISB.HI
Exhibit G
STATE LAND USE BOUNDARY AMENDMENT
CHANGE OF ZONE APPLICATION
HAKALAU FARMS, LTD.
TMK: (3) 2-4-65:04
Waiakea Homesteads, Second Series
Waiakea, South Hilo, Island of Hawaii, Hawaii
Submitted by:
Mooers Enterprises
November 1, 1996
COUNTY OF HAWAII PLANNING DEPARTMENT
APPLICATION FOR STATE LAND USE BOUNDARY AMENDMENT
(15 ACRES OR LESS)
APPLICANT• Hakalau Farms, Ltd.
APPLICANT'S SIGNATURE: ~ ~ w.L-..
MAILING ADDRESS: 688 Kinoole treet, Suite 120
Hilo, Hawaii 96720
TELEPHONE: (BUS) 961-6648 (HOME) 959-6601
LANDOWNER: John S. Tolmie, Jr. a d Linda Tolmie J ,
LANDOWNER' S SIGNATURE: ~ _ ?c^f,,-u.~
TAX MAP KEY: (3) 2-4- 5:04
LAND AREA • 10.230 acres
CURREN'P STATE LAND USE DISTRICT CLASSIFICATION: Agricultural
REQUESTED STATE LAND USE DISTRICT CLASSIFICATION:Urban
THE APPLICANT SHALL SUBMIT THE FOLLOWING:
A. Non-refundable filing and processing fee of two hundred dollars.
B. Original and fifteen copies of:
1. Application form.
2. Location map.
3. Preliminary site plan, drawn to scale, with all existing
and proposed structures and improvements shown thereon.
4. Reasons for the requested change and written description of
the property and proposed development, including but not
limited to:
a. The extent to which the proposed reclassification
conforms to the applicable goals, policies, standards,
and courses of action of the General Plan and
implementing ordinances, plans and documents; and
b. The extent to which the proposed reclassification
conforms to the applicable district standards.
C. A minimum 2-foot by 3-foot presentation map requested under B.3,
above.
0400q
PD 2/26/87
APPLICATION FOR CHANGE OF ZONE
COUNTY OF HAWAII
PLANNING DEPARTMENT
APPLICANT' Hakalau Farms, Ltd.
APPLICANT'S SIGNATURE: ~I 1 t~,.l,~, DATE:
ADDRESS: 688 Kinoole Stre t, Suite 120
Hilo, Hawaii 96720
LZST APPLICANT'S INTEREST IF NOT OWNER
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS
John S. Tolmie, Jr. President and sole stock holder.
TELEPHONE-BUSINESS: 961-6648 RESIDENCE: 959-6601
REQUEST: A-l0a TO RS-15
Existing zoning Propose zoning
TAX MAP KEY: (3) 2-4-65:04
AREA OF PROPERTY OR AFFE ED AREA(S) TO BE REZONED: 10.230 acres
LANDOWNER (S) ' John S. m e, Jr. and Linda Tolmie
OWNER'S SIGNATURE Gl ~~cc~ DATE:
ay a tter
AGENT: Gregory R. ooers - Mooers Enterprises
ADDRESS: P.O.Box 1101
Kamuela, Hawaii 96743
TELEPHONE-BUSINESS: 885-6839 RESIDENCE: 885-7126
Please indicate to whom original correspondence and copies should be
Sent. ORIGINAL Gregory R. Mooers COPIES John S. Tolmie, Jr.
(See Instructions in Back)
ATTACHMENT
Residential Rezoning
PLANNING DEPARTMENT
COUNTY OF HAWAII
PPPLICATION 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 please answer the rest of question 1 and then to
question 3.
a. How many acres of the requested area do you intend to
Subdivide? 10.230 acres
b. Into what lot sizes? 15,000 sq. ft.
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? 6 months
d. Do you intend to build houses on the newly created
lOtS? no
If yes, please answer the following questions:
~ how many of those lots?
At what approximate price range? House
Lots $50.1>IIO
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.
2. If you have no firm plans of sur,divioing the suuject area,
bo you intend to:
• a. Sell or lease the land to someone who nos firm
plans? n/a
b. Sell or lease the land to someona who has tentative
plans? n a_
c. Sell or lease the ',and to someone who has no plans? n a
d. Keep it? n a
e. Otner (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 think that your request and your further plans
for the land will alleviate the local housing situation? Yes
How?
This action will result in additional 15,000 sq. ft. lots
that will increase the inventory in a desirable area of a
growing community.
4. Are tnere 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 activitity? No
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 _ne subject area? Yes
If so, please describe she problem.
A small portion of the proposed lot I, on the corner of
Kupulau Road and Koaniani Street is in the "AE" zone. See
the Change of Zone map. This area will be left undeveloped.
7. 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
g. What sort of governmental assistance and/or improvements
do you feel will be needed in the subject area when
developed?
Yes No
a. Schools x
b. Roads x
c. Sewer x
d. Drainage x
e. Police Protection K
-3-
y
Ves No
f. Fire Protection x
g. Recreational Facilities x
h. Public Utilities x
i. Other K
For those checked "yes," please elaborate what type or kinds of
improvements and/or assistance are needed.
7
Signature: ~ President
Address: 88 Kinoole Street, Suite 120
o, await
Telephone: 961-6648
Date: November 1, 1996
-4-
6337A/SOA
P.D. S/84
STATE LAND USE BOUNDARY AMENDMENT- Agricultural to Urban
CHANGE OF ZONE REQUEST -Agricultural - 10 acres (A l0a)
to Residential 15,000 square feet (RS-15)
Waiakea Homesteads, Second Series, South Hilo, Hawaii
Taa Map Key : (3) 2-4-65:04
APPLICANT'S REOUEST
The applicant, Hakalau Farms, Ltd., is requesting a State Land Use Boundary Amendment
from the Agricultural District to the Urban District and a Change of Zone from the
County's Agricultural (A-IOa) zone to Residential (RS-15) for 10.230 acres of land at the
intersection of Kupulau Road and Koaniani Street in Waiakea, South Hilo, more
specifically identified as Tax Map Key : (3) 2-4-65:04.
PROPOSED DEVELOPMENT
1. The applicant is proposing to create atwenty-six (26) lot residential subdivision with
minimum lot sizes of 15,000 square feet.
2. The applicant proposes to construct two cul-de-sacs off of Koaniani Street to provide
access to seventeen of the lots with the other nine (9) lots having access off of
Koaniani. These cul-de-sacs will be built to County dedicable standards and match the
existing improvements on Koaniani Street.
3. Road "A" will be approximately 210 feet long in 50 foot right-of--way (ROW).
4. Road "B" will be approximately 560 feet in length in a 50 foot ROW.
5. Water line improvements will be made along these two roads to provide water to the
proposed lots. All waterline improvements will be designed to the County Department
of Water Supply (DWS)standards.
6. The appbcant intends to install a drainage system that meets with the approval of the
Department of Public Works (DPW), that will dispose of all on-site drainage with the
use of dry-wells.
APPLICANT'S STATEMENT
7. In support of this application, the applicant has submitted the following: (See attached
statement. )
STATE AND COUNTY PLANNING
8. The present State Land Use designation is Agricultural. The adjoining property is a
mix of Agricultural and Urban. The property immediately to the west of the project
site was changed to the Urban District in 1988.
9. The General Plan Land Use Pattern Allocation Guide (LUPAG) map designates the
property as Extensive Agriculture overlain with Alternate Urban Expansion. As such,
this request would not be contrary to the General Plan LUPAG map.
10. The subject property is located within the County Agricultural 10 acre (A-l0a) zone.
The property adjoining the site to the west was zoned RS-15 in 1988 for the "Kupulau
Meadows" subdivision.
11. The property is not within the Special Management Area of the County of Hawaii.
DESCRIPTION OF THE PROPERTY AND SURROUNDING AREA
12. The property is a 10.230 acre pazcel located at the intersection of Kupulau Road and
Koaniani Street.
13. This site is presently unused and is overgrown with native vegetation such as guava,
"Hilo" grass and other miscellaneous grasses and shrubs. There aze no significant
trees or other vegetative features on the property.
14. Since the site was previously used for the grazing of cattle, it is expected that no
archaeological features exist on the property or that it provides a habitat for
endangered plants or animal species.
15. There is no evidence of historical or cultural features on the parcel, nor did the records
at the County Planning Department uncover any significant findings attributable to the
area or subject property.
16. Common animal species in the area include field mice, mongoose, and stray domestic
animals such as cats or dogs. There is no known or recorded rare or endangered
animal or plant life in the area.
17. The topography of the site is fairly level with slopes less than 10 percent.
18. The average annual rainfall is over 100 inches.
19. The U. S. Department of Agriculture Soil Survey Report identifies the soil on the
property to be of the Pahoehoe variety with pockets of organic matter. These would
be shallow pahoehoe, moderately drained, with an average slope of 0-35 per cent.
Z0. There are also some pockets of Olaa Soil Series. This series is characterized by
extremely stoney silty clay loams that formed in volcanic ash. These soils are primazily
used for sugarcane cultivation. However, the natural and existing vegetation consists
of guava, "Hilo" grass, ferns and other grasses and shrubs.
21. According to the Agricultural Lands of Importance to the State of Hawaii (ALISH)
classification system, the proposed area does not appeaz to be classified.
22. According to the Land Study Bureau Overall Productivity Ratings system, the azea has
a Class `E" rating with possibly some Class "C" soils on the makal portions of the
property.
23. The U. S. Army Corps of Engineers Flood Insurance Rate Map (FIItM) has designated
the property to be outside of the flood plain, other than a small portion of the
proposed lot 1 at the intersection of Kupulau Road and Koanani Street in the "AE"
zone, please see site plan. The applicant intends to create a drainage easement for this
area and leave it undeveloped.
24. Adjacent to the property to the west is the RS-15 zoned subdivision of "Kupulau
Meadows". To the north is a 26 lot A-la subdivision known as "Kahalani Estates".
To the east, below Kupulau Road the area is characterized by single-family residences
with non-conforming lot sizes ranging from 10,000 square feet to 15,000 square feet
even though this azea is zoned A-la by the County. The land immediately south of
this property is largely undeveloped and vacant.
PUBLIC FACILITIES AND UTILITIES
25. The property is located at the intersection of Kupulau Road and Koaniani Street. Nine
of the lots propose to have direct access off of Koaniani Street, the remaining
seventeen lots will access off of two cul-de-sacs to be constructed by the developer.
26. The cul-de-sacs, identified as Road Lot "A" and Road Lot "B" will be designed and
constructed to County dedicable standards and aze proposed to be dedicated to the
County upon the satisfactory completion of the construction and inspection by the
County. Road "A" is 210 approximately feet long within a 50 ROW, and Road "B" is
approximately 560 feet in length in a similar 50 foot ROW.
27. The Department of Water Supply has advised us that while there is adequate source
development to provide service to the proposed subdivision, they must complete the
Kuulei Subdivision to Hoomalu Street Subdivision Water System Interconnection
before they can provide service to the proposed subdivision. This 400 feet
improvement has been designed and is presently being constructed. In my discussions
with Mr. Glenn Ahuna of DWS, he indicated that he did not have a problem with
processing the change of zone application for the proposed subdivision as long as it is
understood that no water will be available until the improvement is complete. The
applicant understands this. Given the time required for the processing of this
application and the required public hearings, it is anticipated that the improvements
will be completed prior to the review of this application. I have submitted a copy of
my letter to Glenn Ahuna in regazd to this issue.
28. This area is not serviced by a municipal sewer system. Domestic sewage disposal will
be by individual wastewater treatment systems approved by the State Department of
Health.
29. Both telephone and electrical service can be made available to the property.
30. The main Hilo police station is 5 miles from the property and the nearest fire station is
located 3.5 miles away on Kawailani Street.
31. An intersection study for Kawailani Street and Komohana Street, done in 1991 by The
Keith Companies-Hawaii in support of another application, indicated that while the
additional 21 lots for that project would not have a significant impact on traffic the
level of service for this intersection is already "F". SignaGzation of this intersection is
indicated and this applicant stipulates that they will contribute their pro rata share for
their 26 lots to the County for the intersection improvements at Kawailani and
Komohana Streets. The applicant requests that this pro rata share be determined by
the Planning Department in consultation with the Department of Public Works.
32. The applicant intends to install a drainage system that meets with the approval of the
Department of Public Works (DPW), that will dispose of all on-site drainage with the
use ofdry-wells.
APPLICANT'S STATEMENT
FOR
STATE LAND USE BOUNDARY AMENDMENT- Agricultural to Urban
CHANGE OF ZONE REQUEST -Agricultural - 10 acres (A l0a)
to Residential 15,000 square feet (RS-15)
Waiakea Homesteads, Second Series, South Hilo, Hawaii
Taa Map Key : (3) 2-4-65:04
A. Subsection 15-15-18 of the Land Use Commission's rules identifies standards for
determining the characteristics boundaries of an Urban District. Many of these
standards also coincide with the County's criteria for change of zone requests which
will be discussed below.
B. The property is located within the outskirts of an azea characterized by "city-like"
concentrations of people. There is an Urban district parcel adjoining the subject parcel
to the west and the land east of the parcel presently contains residential lots from
10,000 square feet to one acre in size. This project will be an extension of the existing
upper Waiakea Homesteads residential subdivision development, urban in nature.
C. In the immediate vicinity of the subject property there are parks, gyms, and other
recreational facilities, as well as small-scale neighborhood commercial facilities.
Schools are also situated close by along with other public service facilities. The
applicant believes the project area is conveniently located to schools, recreation,
commercial areas, and employment centers. The property is within an azea that has
been extensively developed for single-family residential use. All essential utilities aze
available to the property. The proposed development conforms to the Single-Family
Residential Element of the General Plan, which states:
* Designate and allocate land uses in appropriate proportions and mix and in
keeping with the social, cultural and physical environments of the County.
* To maximize choices ofsingle-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 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 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.
* Areas shall have basic improvements and amenities necessary for immediate use.
* Areas shall be limited to low-density and medium-density residential uses.
D. Given this location, surrounded by urban residential subdivisions on three sides, this
proposed use of the land will not contribute to "scatterization" of the established land
use pattern, nor will its inclusion into the Urban district result in the expansion of
governmental services or facilities.
E. Infrastructure required to service this property is already in place or planned to be in
place prior to any development on this site. It is already accessible by existing County
standard roadways, Kupulau Road and Koaniani Street.
F. There aze no significant developmental constraints on the property such as flooding,
excessive slopes, or unstable ground conditions which cannot be adequately mitigated.
G. The proposed redesignation to the Urban district is also allowed under Planning
Commission Rule No.13, State Land Use District Boundary Amendments. In 13-1 it
permits amendments for pazcels less than 15 acres in size to be considered by the
County Planning Commission with final decision by the County Council.
H. The subject property is presently designated for Extensive Agriculture and Urban
Expansion by the LUPAG map of the General Plan. Under these designations, the
proposed development and change of district and zones could be favorably considered.
I. The Urban expansion designation allows for a variety of urban-type uses where new
settlement patterns may be desirable but where these settlements have not yet been
established. In the subject area, the use patterns have been generally established as
urban by the adjacent subdivisions. The east side of Kupulau Road is characterized by
low density residential lots and single family residences, " Kupulau Meadows"
subdivision to the west is a RS-15 subdivision that is partially built out. "Kahalani
Estates" subdivision adjoining the property to the north also contains residential
properties of a lower density. The proposed subdivision is consistent with the
neighborhood.
J. The proposed change of zone would be consistent with the General Plan Housing
goals of providing a variety of housing choices as well as attaining a diversity of socio-
economic housing mix within the Waiakea Homesteads area. By allowing the
proposed development, it is determined that the following Housing goals of the
General Plan may be attained in the Waiakea Homesteads azea:
* Maintain a housing supply which allows a variety of choice.
* Improve and maintain the quality and affordability of the existing housing stock.
* The County shall encourage a volume of construction and rehabilitation of
housing sufficient to meet growth needs and correct existing deficiencies.
K. The applicant stipulates that the intersection at Kawailani Street and Komhana Street
is in need of improvements and pledges to pay the pro rata share for these
improvements. Applicant asks that the Planning Department determine this pro rata
shaze in consultation with the applicant and the Department of Public Works.
Applicant further proposes that the payment of said pro rata shaze be made at the time
of plan approval for the first unit constructed on the project site.
L. The land is classified by the Land Study Bureau's Overall Master Productivity Rating
system classification as "E" poor and "C" or fair and the property is not classified as
"prime", "unique" or "other important agricultural lands" according to the State
Department of Agriculture's Land of Importance to the State of Hawaii (ALISH) Map.
Thus the proposed rezoning will not result in a loss of a valuable agricultural resource.
From a land use perspective, expansion of the existing urban development in this azea
would tend to alleviate the conversion of more productive agricultural lands to urban-
type uses.
M. The subject property has no history of archaeological or habitat constraints, nor aze
there any topographic limitations that affect the development of the proposed
subdivision.
N. The property is readily accessible by County standard roadways and required
infrastructure is or will be in place. Public services and other facilities aze available to
the property and are not anticipated to be unreasonably burdened as a result of
granting the requested Urban designation and RS-15 zoning.
Given the above, the applicant believes that this request is reasonable and should be
approved. It will not cause any significant adverse agricultural impact; it does not have
on-site development constraints; it will not overly burden public services or facilities; it
will help address the overall housing needs of this area by adding inventory of available
lots; and it is consistent with the present uses of the neighborhood.
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MOOERS ENTERPRISES
P.O. Box 1 1 O 1
KAMUELA, HAWAII 96743
October 25, 1996
Mr. Glenn Ahuna
Engineering Division
Department of Water Supply
25 Aupuni Street
Hilo, Hawaii 96720
Re: TMK: (3) 2-4-65:04
Change of Zone Application
Hakalau Farms, Ltd.
Dear Glenn:
I met with you on August 21, 1996 to discuss water service to the above mentioned parcel. You
indicated to me that in order to supply the additiona126 units of water that I was requesting, that
a water line improvement needed to be made. Specifically the Kuulei subdivision to Hoomalu
Street subdivision water system interconnection.
It is my understanding that the plans for this project are complete and that it is funded and mov-
ing ahead. At our meeting with Bill Atkins you indicated that you would have no problem with
the applicant moving ahead with the processing of his change of zone request at this time, as
long as it was understood that DWS could not provide water until the improvement is complete.
Criven the lengthy period required for the review of change of zone applications, eight months to
one year, and the subsequent review of subdivision plans, it is anticipated that your improve-
ments will be completed long before the review of this application is. As such we will be submit-
ting achange of zone request for this property in the near future.
Bill Atkins has asked that I write this letter to confirm this understanding. If you have any ques-
tions in this regard or require additional information, please contact me directly.
Si
i
Gregory R. Mooers
President
cc: Planning Department
PHONE: (8081 8856839
FAX: (808) 8851 574