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HomeMy WebLinkAboutCOM 0452.000 1996-1998 ~y, w ''7!c William G. Davis Managing Director Stephen K. Yamashiro i+ M°yar Henry Cho Deputy Managing Director KLIIltlt~~1 tJ~ ~2ifUtIti 25 Aupuni Street, Room 215 Hilo, Hawaii 96720-4252 • (808) 961-8211 • Fax (SU8) 961-6553 KONA: 755706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96790 (808)329-5226 Faz (808)326-5663 August 19, 1997 c- n Honorable James Y. Arakaki, Chairman On ~ ' ~ C(~, c,. and Members of the County Council _ County of Hawaii J 25 Aupuni Street - Hilo, HI 96720 - - Dear Chairman Arakaki and Members: Change of Zone Application (REZ 97-8) Applicant: Seamount Enterprises, LLC, dba Ka'awaloa Orchards Request: A-Sa to Agricultural Project District Tax Man~y• 8-1-9.18 19 21 and Portions of 20 22 23 & 24 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 Change of Zone Application. Sincerely, C St hen K. Y Shiro ayor LSeamo0l.MAY Enclosures cc: Planning Commission REZ 97-8 ~,'Ii 1-x.9 t3aemm. Dlo. 11l® ~Il. ~ lat. To: fit. nxte ~ 1 19911 _ ~ tY Oly Stephen K. Yamashiro ~f nli'\ ~II1tIt~~ II~ ~2[~~Itt PLANNING COMMISSION 25 Aupuni Street, Rmm 109 • Hilo, F4w~il %720-1252 (808) %1$288 Fu (808) %I-%15 August 19, 1997 Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: Change of Zone Application (REZ 97-8) Applicant: Seamount Enterprises, LLC, dba Kaawaloa Orchards Request: A-Sa to Agricultural Project District Tax Many: 8-1-9:18. 19. 21 and Portions of 20. 22. 23 & 24 The Planning Commission, after a duly held public hearing on August 7, 1997, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 22.511 acres of land from Agricultural (A-Sa) to Agricultural Project District (APD). The project area is located along the south side of Kaawaloa Road approximately 800 feet makai (west) of the Kaawaloa Road-Napoopoo Road intersection at Kaawaloa, South Kona, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through a comprehensive policy analysis approach that evaluations and decisions can be made to better time or stage developments to achieve quality growth. The implications of these evaluations and decisions must also be considered as they may have an impact on other similar areas in the County. The Agricultural Project District (APD) development is intended to provide a flexible and creative planning approach for developments within the agricultural zoning districts, in lieu of specific land use designations. It will allow for flexibility in the location of specific types of agricultural uses and variations in lot sizes. Under this Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 planning approach, opportunities will be provided for a mix of small scale agricultural activities and associated residential uses, as well as larger agricultural projects. This district will also provide a vehicle to satisfy the demand for a rural lifestyle on marginal agricultural land, while decreasing the pressure to develop important agricultural land for this purpose. The planning approach would establish a continuity in land uses and designs, while providing for the needed infrastructural facilities and systems to support the various types of agricultural developments. The Change of Zone request from Agricultural-5 acres (A-Sa) to Agricultural Project District (APD) will conform to the following goals, policies and standards of the General Plan Land Use and Agriculture Elements: 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 Protect and encourage the intensive utilization of the County's important agricultural lands. o Zoning request shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zone uses, availability of public services and utilities, access, and public need. agriculture o Zoning shall protect and maintain important agricultural lands from urban encroachment. New approaches to preserve important agricultural land shall be implemented by the County. o Designate, protect and maintain important agricultural lands from urban encroachment. New approaches to preserve important agricultural land shall be implemented by the County. o Agricultural land shall be used as one form of open space or as green belt. o The compatibility of agricultural and non-agricultural uses should be carefully reviewed and where appropriate, buffers required. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 The proposed Agricultural Project District request would also complement the following goals and policies of the Economic Element: o Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. o The County of Hawaii shall strive for diversity and stability in its economic system. o The County shall provide an economic environment which allows new, expanded or improved economic opportunities that are compatible with the County's natural and social environment. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The property is designated as Orchards. The Orchards designation refers to agricultural lands which though rocky in character and content, support productive macadamia nuts, papaya, citrus and other similar agricultural products. According to the applicant, the existing tropical fruit orchards, which produce lychee, rambutan and avocado, are to be maintained on the newly created lots. Therefore, it is determined that the request is consistent with the economic and agricultural form depicted on the LUPAG Map for this area of South Kona. Intensive and/or extensive agricultural uses exist on the property which is comprised of soils classified by the U.S. Department of Agriculture, Soil Conservation Service, as Kaimu (rKED) extremely stony peat. The Kaimu series consists of thin well-drained organic soils over a'a lava on Mauna Loa. In a representative profile, the surface layer is very dark brown, extremely stony peat about 3 inches thick. Permeability is rapid, runoff is slow and erosion hazard is slight. They are moderately to steep slopes. Elevation is approximately 1,200 feet above mean sea level. The soil is appropriate for pasture, macadamia nuts, papaya, and citrus fruits. Due to the shallow, rocky soils and grid climate, the soils are suitable for mainly pasture. Soils within the property are classified as "C" (Fair) for agricultural productivity by the Land Study Bureau's Detailed Land Classification System. The Agricultural Lands of Importance to the State of Hawaii (ALISH) system designates the property as "Other Important Agricultural Lands." The requested Agricultural Project District (APD) will continue to encourage agricultural activities or the utilization of the lands within the Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 proposed subdivision in a manner consistent with the "Orchards" designation by the General Plan LUPAG Map. The Change of Zone request from Agricultural-5 acres (A-Sa) to Agricultural Project District (APD) will not result in a substantial adverse impact upon the surrounding area, community or region. The proposed Agricultural Project District and subsequent subdivision into seven lots would be compatible with the rural character of the surrounding lands within South Kona and would provide opportunities for agricultural activities on lands that are well suited for agricultural pursuits. This planned agricultural community will maintain the existing orchards, provide for the establishment of farm dwellings accessory to the orchards, and establish certain protective covenants for the maintenance of the needed infrastructural facilities and systems to support the agricultural operations. These 3+ acre lots would be compatible with the surrounding area. Lands situated mauka of the property are zoned Agricultural (A-2a). The lands makai and north of the property are zoned Agricultural (A-Sa). To the South and Ka'u side of the property are lands zoned Residential and Agricultural (RA-2a). The surrounding area is a mix of agricultural and residential uses. The major agricultural uses in the area include the cultivation and production of coffee and macadamia nuts, with some vegetables, flowers and tropical fruit production. Therefore, a favorable recommendation of this change of zone request will be consistent with the surrounding land use pattern already established within this area. The proposed planned agricultural project district would allow the diversification of ownership and stewardship of the land which will preserve the important agricultural lands on the island of Hawaii. The agricultural project district will result in maintaining the existing uses and the integrity of [he rural South Kona area while providing opportunities for residential uses. This agricultural community becomes an extension of the existing surrounding communities and shall be encouraged in appropriate locations. Access to the Agricultural Project District site will be via a private 50-foot wide access easement which will extend approximately 1,000 feet from Napo'opo'o Road. Napo'opo'o Road is a County road which has a 50 foot right-of-way with approximately 18 feet of pavement. According to the applicant, the access easement was a part of the conveyance from Christopher Norrie to the applicant. The existing access is a 16-foot pavement within a 20-foot wide graded right-of-way, and a 15-foot wide ungraded road reserve on each side of the roadway. The 50-foot wide easement and the same roadway standard as the existing roadway, a 16-foot pavement within a 20-foot wide graded right-of-way, is proposed to extend further makai within the property in order to provide access to the proposed lots and to maintain the agricultural character of the area. The roadway is proposed to follow the natural contours of the Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 land as much as possible. The grade of the roadway will not exceed 20 percent in any area; however, the roadway will be engineered for a maximum speed of 15 miles per hour to accommodate the existing land contours. The roadway will be posted for a speed of 15 miles per hour. The existing orchard on the property is presently serviced with water from the County's existing 8-inch waterline along the Napo'opo'o Road. Six (6) existing 5/8-inch water meters located along Napo'opo'o Road provide water to the project area, and private water lines extend from these water meters to service the orchard. According to the Department of Water Supply, a seventh water meter will also be available to service the project. Wastewater generated by the proposed development will be disposed of utilizing an individual wastewater disposal system for each lot meeting the requirements of the Department of Health. Electrical and telephone services will be made available to the property. The State Department of Transportation and County Department of Public Works have not expressed any concern regarding the traffic generated by the proposed subdivision and potential impacts to the Napo'opo'o Road from the individual subdivided lots. All other essential utilities and services are or will be made available to support the proposed development. The property is situated within the Kealakekua Bay Historic District and the Kona Field System. An archaeological inventory survey and data recovery was conducted in the vicinity of the project area, including the property, by William Barrera, Jr. of Chiniago Inc., in 1990. Several archaeological surveys were subsequently conducted in the area by James Head and the State Department of Land and Natural Resources, Historic Preservation Division (DLNR-HPD) in 1994. The 1990 archaeological survey and data recovery report was supplemented as a result of the findings of the subsequent surveys. Two sites, 14265 and 14267, were indicated for preservation. However, these sites are located outside and makai of the agricultural project district area. In a memorandum dated July 18, 1997, DLNR-HPD stated, "that the proposed project, the conversion of an existing tropical fruit orchard on 22.511 acres of land at Kaawaloa into a planned agricultural community, will have 'no effect' on significant historic sites." It should be noted that the proposed agricultural project district area was subsequently grubbed/graded for the existing tropical fruit orchard. In the implementation of agricultural project district goals and policies and standards, the applicant will complete its proposed project in compliance with all of the codes and standards referenced above. Therefore, the proposed development will complement land uses 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 Based on the above findings, approval of the Change of Zone request from Agricultural-5 acres (A-Sa) to Agricultural Project District (APD) is consistent with the intent and purpose of Chapter 25 and the County General Plan and will not result in a substantial adverse impact upon the surrounding area, community or region. For your favorable consideration, an amendment to Section 25-8-4, the South Kona Zone Map, of the County Zoning Code is transmitted. We are enclosing a copy of the application and a copy of the staff background for your information. Sincerely, Kevin M. Balog, Chairman Planning Commission LSeamo02.PC Enclosures cc: Department of Public Works Department of Water Supply West Hawaii Office Department of Land & Natural Resources Kazu Hayashida, Director/DOT-Highways, Honolulu Mr. Christopher Norrie Tim Lui-Kwan, Esq. BSeamoOLemm-7/30/97 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT SEAMOUNT ENTERPRISES, LLC, dba KA'AWALOA ORCHARDS CHANGE OF ZONE APPLICATION fx2EZ 97-8) Seamount Enterprises, LLC, dba Ka'awaloa Orchards, has submitted an application for a Change of Zone by changing the district classification from Agricultural (A-Sa) to Agricultural Project District (APD) for approximately 22.511 acres of land. The property is located along the south side of Kaawaloa Road approximately 800 feet makai (west) of the Kaawaloa Road-Napoopoo Road intersection at Ka'awaloa, South Kona, Hawaii, TMK: 8-i-9:18,19,21 and Portions of 20,22, 23, & 24 (hereinafter referred to as "property"). GF.NF. Ai. INFORMATION 1. Ownership: Seamount Enterprises, LLC, dba Ka'awaloa Orchards, is the owner of the property by warranty deed dated May 14, 1997. PROPOSED DEVELOPMENT 2. Request: The applicant proposes to develop a 7-lot planned agricultural community on 22.511 acres of land. According to the applicant, "The agricultural project proposed by the requested Agricultural Project District is intended to convert an existing tropical fruit orchazd operation on 22.511 acres of land, situated at Ka'awaloa, South Kona, Hawaii (the 'Project Area'), into a planned agricultural community, which maintains the orchards, provides for the establishment of farm dwellings accessory to the orchazds, and establishes certain protective covenants for the maintenance of the needed infrastructural facilities and systems to support the agricultural operations (the 'Project'). The layout of this Project is shown on the Master Conceptual Plan, attached as Exhibit ' 1'. 3. Conceptual Plan: The features of the project include the following: "(1) The subdivision of the pazcel into seven lots range in size from 3 acres to approximately 3.5 acres. A protective covenant is proposed to be recorded against the land which would prohibit any further subdivision for a period of 40 Attach. C-452 (B-129) years. Subdivision after that period would only be permitted with the consent of the County of Hawaii and of a majority of the land owners within the Agricultural Project District. "(2) The extension of the existing private roadway by approximately 1,000 feet to provide access to the Project Area from Napo'op'o Road. The roadway is proposed to follow the natural contours of the land as much as possible. The grade of the roadway will not exceed 20% in any area; however, the roadway will be engineered for a maximum speed of 15 mile per hour to accommodate the existing land contours. The roadway will continue the same standazd as the existing roadway, with a paved roadway width of 16 feet within a 20-foot wide graded right-of--way, in order to maintain the agricultural character of the azea. The roadway will be posted for a speed of 15 miles per hour. "(3) Only one farm dwelling will be permitted on each lot created, and the azea utilized for farm dwelling purposes will be limited to 15 % of the total lot azea. The remainder of the lot may only be utilized for permitted agricultural purposes. These restrictions will be contained in protective covenants recorded against the land. An existing fazm dwelling within the Project Area will be maintained as the farm dwelling for one of the newly created lots. "(4) The existing tropical fruit orchazds, which produce lychee, rambutan and avocado, are to be maintained on the newly created lots as long as they aze viable. The permitted agricultural uses aze, however, proposed to be somewhat broader, permitting orchazds, crop production, floriculture, nurseries and similaz uses dealing with the growing of plants. Accessory uses and facilities such as shade houses, agricultural storage sheds and other uses necessary to facilitate or process the primary agricultural products are also proposed to be permitted. Public retail sales of agricultural products will, however, be prohibited. These restrictions are also proposed to be contained in protective covenants recorded against the land. -2- "(5) It is proposed that the existing private water system be maintained as it is entirely suitable and adequate for the needs of the existing orchard. This system provides water to the existing residence and irrigates the entire orchard. It is connected to six existing County water meters installed along Napo'opo'o Road and serves the subject property via a waterline easement as shown on the Master Conceptual Plan. At the time of subdivision, a seventh meter would be installed and one meter assigned to each of the lots. Any changes to this existing private water system, including changes required for the construction of future farm dwellings would be the responsibility of lot owners. "(6) In order to preserve the rural chazacter of the azea, it is proposed that no street lighzs be installed within the Project Area. The existing street light (outside of the Project Area) at the intersection of the existing private road and Napo'opo'o Road would be maintained." 4. Objectives: "The Project Area is presently developed as a tropical fruit orchard. The main crops aze lychee, rambutan and avocado. The objective of the request for an Agricultural Project District is to allow the diversification of ownership in the Project Area, and stewardship of the land, which will result in the substantial preservation of the orchard. High outside labor and management costs make it uneconomical to continue to operate the orchard in izs present form. Smaller orchard lots, that are manageable as family operations, can contain these coszs, while preserving the agricultural chazacter of the area. The proposed Agricultural Project District will provide a planned agricultural community that maintains the existing agricultural uses and the integrity of the rural South Koaa area, while providing opportunities for residential use associated with the agricultural activities." 5. Additional Information: The applicant has submitted the following in support of the request: (See Exhibit A -Excerpts of Change of Zone Application dated May 15, 1997) STATE AND COUNTY PLANS 6. SLUC: Agricultural. -3- 7. General Plan Consistency: Economic, Land Use and Agriculture Elements, goals, policies and courses of action. 8. General Plan Land Use Pattern Allocation Guide (LUPAG) Map: Orchards. 9. County Zoning: The property is currently zoned Agricultural (A-Sa). 10. Agricultural Project District: Chapter 25 (Zoning Code), Division 5 (Agricultural Project Districts (APD), Section 25-6-50 (Purpose and applicability) states, "The agricultural project district (APD) development is intended to provide a flexible and creative planning approach for developments within the agricultural zoning districts, in lieu of specific land use designations. It will allow for flexibility in the location of specific types of agricultural uses and variations in lot sizes. Under this planning approach, opportunities will be provided for a mix of small scale agricultural activities and associated residential uses, as well as larger agricultural projecu. This district will also provide a vehicle to satisfy the demand for a rural lifestyle on mazginal agricultural land, while decreasing the pressure to develop important agricultural land for this purpose. The planning approach would establish a continuity in land uses and designs, while providing for the needed infrastructural facilities and systems to support the vazious types of agricultural developments. An agricultural project district is an amendment to this chapter which changes the district boundaries in accordance with the individual agricultural project district." 11. Section 25-6-51 (Criteria for establishing a project district) states, "An agricultural project district may be established as an amendment to this chapter whenever the public necessity and convenience and the general welfare require that a comprehensive planning approach for an agricultural area should be adopted in order to establish a continuity in land uses while providing the required infrastructural facilities and systems. In addition, an agricultural project district may only be established if the proposed district: (1) Is consistent with the intent and purpose of this chapter and the County general plan; and (2) Will not result in a substantial adverse impact upon the surrounding area, community or region." -4- 12. Section 25-6-52 (Minimum land area required) states, "The minimum land area required for an agricultural project district shall be five acres." 13. Section 25-6-53 (Permitted uses; overall density) states, "Any uses permitted either directly or conditionally in the A or IA districts shall be permitted in an agricultural project district, and the overall density permitted in an agricultural project district shall not be greater than one acre per building site. Each of the proposed uses and the overall densities for dwelling uses shall be contained in a master conceptual plan for the agricultural project district and in the agricultural project district enabling ordinance." 14. Section 25-6-55 (Conditions imposed on agricultural project district) states, "(a) The council may impose conditions on the use of the property subject to the agricultural project district, provided the council fords that the conditions aze: (1) Necessary to prevent cit~cutnstances which may be adverse to the public health, safety and welfaze; or (2) Reasonably conceived to fulfill needs directly emanating from the land uses proposed with respect to protection of the public from the potentially deleterious effects of the proposed uses, or fulfillment of the need for public service demands created by the proposed uses. "(b) In addition to the conditions described in subsection (a), the council shall include the following conditions in any agricultural project district ordinance: (1) A description of each of the uses proposed in the agricultural project district; (2) The overall and average densities for dwelling uses established in the agricultural project district; (3) Any infrastructure requirements for the agricultural project district; and (4) Any open space requirements for the agricultural project district. " 15. SMA: The property is situated within the Special Management Area. Therefore, the proposed subdivision would be subject to review under the SMA requirements. -5- 16. Chapter 343 HRS (EIS): The property is situated within the Kealakekua Bay Historic District; and therefore, the proposed subdivision would be subject to the requirements of Chapter 343, HRS, relating to Environmental Impact Statements. DF4("RIPTION OF StiRiRCT PROPERTY A_ND SURROUNDING= AR_F.A 17. Property: The 22.511-acre property is located along the south side of Kaawaloa Road approximately 800 feet makai (west) of the Kaawaloa Road-Napoopoo Road intersection at Kaawaloa, South Kona. The property was completely cleared, bulldozed and rolled in 1987 and has been planted as a tropical fruit orchard. 18. U.S.D.A. Soil Type: The soils within the property are classified by the U.S. Department of Agriculture, Soil Conservation Service, as Kaimu, extremely stony peat. The Kaimu series consists of thin well-drained organic soils over a'a lava on Mauna Loa. In a representative profile, the surface layer is very dazk brown, extremely stony peat about 3 inches thick. Permeability is rapid, runoff is slow and erosion hazazd is slight. They aze moderately to steep slopes. Elevation is approximately 1,200 feet above mean sea level. The soil is appropriate for pasture, macadamia nuts, papaya, and citrus fruits. Due to the shallow, rocky soils and azid climate, the soils are suitable for mainly pasture. 19. ALISH: The property is classified as "Other Important Agricultural Lands" on the State Department of Agriculture's Agricultural Lands of Importance to the State of Hawaii (ALISH) Map. 20. Land Study Bureau's Detailed Land Classification System: Soils within the property are classified as "C" (Fair) for agricultural productivity. 21. Fauna: Fauna consists of introduced species of exotic birds and mammal pests. No endemic birds were recorded on the property, although short-winged owl or Pueo might occur in this azea. However, no evidence of nesting of this species was seen within the project area. Mammals observed on the project site include Indian mongoose, feral cats and feral pigs. -6- 22. Flora: A botanical inventory conducted on the property identified a variety of fruit trees, wind-break trees, grasses, sedges and broad-leaf weeds. None of the plants which were inventoried ace listed as threatened and endangered species. 23. Archaeological Resources: The property is situated within the Kealakekua Bay Historic District and the Kona Field System. An archaeological inventory survey and data recovery was conducted in the vicinity of the project area, including the property, by William Barrera, Jr. of Chiniago Inc., in 1990. Several archaeological surveys were subsequently conducted in the area by James Head and the State Department of Land and Natural Resources, Historic Preservation Division (DLNR-HPD) in 1994. The 1990 archaeological survey and data recovery report was supplemented as a result of the findings of the subsequent surveys. (See Exhibit B - DLNR-HPD August 22, 1994 Letter) Two sites, 14265 and 14267, were indicated for preservation. However, these sites aze located outside and makai of the agricultural project district area. In a memorandum dated July 18, 1997, DLNR-HPD stated, "that the proposed project, the conversion of an existing tropical fruit orchard on 22.511 acres of land at Kaawaloa into a planned agricultural community, will have 'no effect' on significant historic sites." It should be noted that the proposed agricultural project district area was subsequently grubbed/graded for the existing tropical fruit orchazd. 24. Flood Insurance Rate Map: The property is located within Zone X, area determined to be outside the 500-yeaz flood plain. 25. Surrounding Zoning/Land Uses: Lands situated mauka of the property are zoned Agricultural (A-2a). The lands makai and north of the property are zoned Agricultural (A-Sa). To the South and Ka'u side of the property are lands zoned Residential and Agricultural (RA-2a). The surrounding area is a mix of agricultural and residential uses. The major agricultural uses in the area include the cultivation and production of coffee and macadamia nuts, with some vegetables, flowers and tropical fruit production. -7- 26. Visual Impacts/Open Space: The property is located 800 feet makai of the Napo'opo'o Road. Because of the distance, downhill slope and extensive orchard and windbreak plantings, no residential dwelling is likely to be visible from Napo'opo'o Road or any other except for Ka'awaloa Road. Ka'awaloa Road is an unimproved dirt road accessible primarily by foot and horseback and is used to visit the area around the Captain Cook Monument. The scenic coastal resources will not be impacted by the development as the project is 3,000 feet from the coast. The potential for retaining the regional vistas still exist. PL1Ri,iC FACILITIES AND SERVICES 27. Access: Access to the Agricultural Project District site will be via a private 50.foot wide access easement which will extend approximately 1,000 feet from Napo'opo'o Road. Napo'opo'o Road is a County road which has a 50 foot right-of--way with approximately 18 feet of pavement. According to the applicant, the access easement was a part of the conveyance from Christopher Norrie to the applicant. The existing access is a 16-foot pavement within a 20-foot wide graded right-of--way, and a IS-foot wide ungraded road reserve on each side of the roadway. The access roadway and easement is proposed to extend further makai within the property in order to provide access to the proposed lots. 28. Water: The existing orchard on the property is presently serviced with water from the County's existing 8-inch waterline along the Napo'opo'o Road. Six (6) existing 5/8-inch water meters located along Napo'opo'o Road provide water to the project area, and private water lines extend from these water meters to service the orchard. A seventh water meter will also be available to service the project. 29. Wastewater: Wastewater will be accommodated by individual septic systems, meeting with the requirements and approval of the Department of Health. 30. Utilities: Electrical and telephone services will be made available to the property. 31. Protective Services: Fire and Police protection services are provided from the Captain Cook stations, which aze located less than a mile to the project azea. -8- AGENCIES' COMMENTS 32. Department of Finance-Real Property Tax (June 5, 1997 Memo): "Rollback taxes will apply upon subdivision of any parcel to ~ acres or less, all parcels receiving preferential agricultural assessments are subject to such rollback taxes." 33. Police Department (June 19, 1997 Memo): "We have reviewed the change of zone application and do not believe the request will negatively impact traffic safety or police services in the area." 34. Department of Health (June 12, 1997 Memo): "Health Department found no environmental health concerns with regulatory implications in the submittals." 35. Department of Transportation-Honolulu (June 20, 1997 Letter): "Thank you for your transmittal of June 5, 1997, requesting our review of the subject application. The proposed action will not affect the State highway system. Thank you for the opportunity to provide comments." Department of Transportation-Hilo (July 28, 1997 Memo): "The future corridor for Project F-011-1(8) may impact certain parcels in this application." 36. State Land Use Commission (June 10, 1997 Letter): "We have reviewed the subject application transmitted by your memorandum dated June 5, 1997, and confirm that the Proposed 'Ka'awaloa Orchards' Agricultural Project District, as represented on Ezhibit 1, is located within the State Land Use Agricultural District. "We have no further comments to offer at this time. We appreciate the opportunity to comment on the subject application." 37. Department of Public Works: (See Exhibit C -June 30, 1997 Memo) 38. Department of Water Supply: (See Exhibit D -June 17, 1997 Memo) 39. Fire Department: (See Exhibit E -June 17, 1997 Memo) 40. Department of Land and Natural Resources: (See Exhibit F -July 18, 1997 Memo) -9- AGENCIES - NO RFSPONSF. 41. Department of Agriculture, Natural Resources Soil Conservation Service and HELCO. PUBLIC COMMENTS 42. Kim Greenwell: (See Exhibit G -June 17, 1997 Letter) 43. G. Rick Robinson: (See Exhibit H -June 19, 1997 Letter) 44. Sally Rice dba Agro Resources, Inc.: (See Exhibit I -June 20, 1997 Letter) 45. Eric Weinert: (See Exhibit J -June 12, 1997 Letter) 46. PAC Inv. Hawaii, Inc.: (See Exhibit K -July 23, 1997 Letter) -10- AGRICULTURAL PROJECT DISTRICT APPLICATION COUNTY OF HAWAII PLANNING DEPARTMENT I Applicant: Seamount Enterprises, LLC, dba Ka'awaloa Orchards Lot 1 and "Pole" portion of Lot 2 Being portions of R.P. 4356 and 7532 , L.C. Aw. 8452, Apana 10 to Keohokalole TMK~. (3) 8-1-09:18, 19 and 21 and portions of (3)8-1-09:20, 22, 23 and 24 Ka'awaloa, South Kona, Hawaii 11 EXHIBIT 1 APPLICATION POR CBASsE QF Z~ COONTY OP HAGIIZ PLANNING DEPAfi"SERT APPLICANT: SEAMOUNT ENTERPRISES LLC, dba RA'll:a1.DA err=an~S APPLICANT'S SIGNATIIRE: DATES-15'C(t~- ADDRESS: B45 Bellevn place, E. Suice 308 Seattle, Washington 98102 LIST APPLICANT'S INTEREST IF NOT OWNER LIST PRZNCIPALIS) INCLDItING NAMES OP MAIN OlPICERS Christopher Norrie MaaaRar _ TELEPHONE-HIISINESS: (206) 323-0653 ~jDENCE; came REOOEST' AC-S ,1,0 Agt=cultural Projaet Disrrlct Exastiaq zoau:g ropose zoning TAX !!AP 1CEY: (3) 8-1-09-19 (aa consolidated Sato lot il) AREA OP PROPERTY OA AFFECTED AREA(S) TO HE REZONED: 22.511 acrec LANDOWNER(S) : - Seamounc Enterprises LLC OWNER'S SIGNATD'RE DATE: S ' IS-y ~ AGENT: Sandra Pechcar Sehucte l~aY e y etLEr ) ADDRE55: 101 Auouai Street Suite 1D34A Rilo, Havaii 96720 TELEPHONE-HIISINESS: 969-7331 RESIDENCE: Please indicate to whom original correspondenea and copies should be Sant. ORIGINAL 5aamouat Enterprises COPIES Sandra Pechter Schutta ' (See Instructions is Hack) ATTACHMENT PURSUANT TO SECTION 25-6-54, HCC AGRICULTURAL PROJECT DISTRICT APPLICATION APPLICANT: SEAbIOUNT ENTERPRISES, LLC I. DESCRIPTION OF PROPERTY The property is situated at Ka'awaloa, South Kona, Hawaii, makai of the Hawaii Belt Road (Route 11) and Napo'opo'o Road, and is identified as Lot 1 and the pole of Lot 2 as shown in that final subdivision plat prepared by Wes Thomas Associates, approved by the County of Hawaii on May 6, 1997 as Subdivision No. 6835. The property is a portion of R.P. 4356 and 7532 , L.C. Aw. 8452, Apana 10 to Keohokalole, and is designated by State of Hawaii Tax Map Key Nos. (3) 8-1-09:18, 19 and 21 and portions of (3) 8-1-09:20, 22, 23 and 24, and was conveyed to the Applicant by Warranty Deed dated May 14, 1997, recorded in the Bureau of Conveyances of the State of Hawaii on May 16, 1997, as Document No. 97-064097. II. LOCATION MAP AND MASTER CONCEPTUAL PLAN A location map and master conceptual plan is attached to this application as Exhibit "1 III. DESCRIPTION OF THE PROPOSED AGRICULTURAL PROJECT DISTRICT The agricultural project proposed by the requested Agricultural Project District is intended to convert an existing tropical fruit orchard operation on 22.51 I acres of land, situated at Ka'awaloa, South Kona, Hawaii (the "Project Area'7, into a planned agricultural community, which maintains the orchazds, provides for the establishment of faint dwellings accessory to the orchards, and establishes certain protective covenants for the maintenance of the needed infrastructural facilities and systems to support the agricultural operations (the "Project'. The layout of this Project is shown on the Master Conceptual Plan, attached as Exhibit "1". The feattues of the Project include: (1) The subdivision of the parcel into seven lots that range in size from 3 acres to approximately 3.5 acres. A protective covenant is proposed to be recorded against the land which would prohibit any further subdivision for a period of 40 years. Subdivision after that period would only be permitted with the consent of the County of Hawaii and of a majority of the land owners within the Agricultural Project District. (2) The extension of the existing private roadway by approximatcly 1,000 feet to provide access to the Project Area from Napo'opo'o Road. The roadway is proposed to follow the natural contours of the land as much as possible. The grade of the roadway will not exceed 20% in any area; however, the roadway will be engineered for a maximum speed of 15 mile per hour to accommodate the existing land contours. The roadway will continue the same standard as the existing roadway, with a paved roadway width of 16 feet within a 20-foot wide graded right-of--way, in order to maintain the agricultural character of the azea. The roadway will be posted for a speed of 15 miles per hour. atdiu app (3) Only one farm dwelling will be permitted on each lot created, and the area utilized for farm dwelling purposes will be limited to 15% of the total lot area. The remainder of the lot may only be utilized for permitted agricultural purposes. These restrictions will be contained in protective covenants recorded against the land. An existing farm dwelling within the Project Area will be maintained as the fazm dwelling for one of the newly created lots. (4) The existing tropical fruit orchazds, which produce lychee, rambutan and avocado, aze to be maintained on the newly created lots as long as they azc viable. The permitted agricultural uses aze, however, proposed to be somewhat broader, permitting orchazds, crop production, floriculture, nurseries and similaz uses dealing the with growing of plants. Accessory uses and facilities such as shade houses, agricultural storage sheds and other uses necessary to facilitate or process the primary agricultural products are also proposed to be permitted. Public retail sales of agricultural products will, however, be prohibited. These restrictions aze also proposed to be contained in protective covenants recorded against the land. (5) It is proposed that the existing private water system be maintained as it is entirely suitable and adequate for the needs of the existing orchazd. This system provides water to the existing residence and irrigates the entire orchard. It is connected to six existing County water meters installed along Napo'opo'o Road and serves the subject property via a waterline easement as shown on the Master Conceptual Plan. At the time of subdivision, a seventh meter would be installed and one meter assigned to each of the lots. Any changes to this existing private water system, including changes required for the construction of future farm dwellings would be the responsibility of lot owners. (6) In order to preserve the Waal character of the area, it is proposed that no street lights be installed within the Project Area. The existing street light (outside of the Project Area) at the intersection of the existing private road and Napo'opo'o Road would be maintained. IV. OBJECTIVES OF THE PROJECT CONSISTENT WITH SECTION 6, HCC: AGRICULTURAL PROJECT DISTRICT The Project Area is presently developed as a tropical fruit orchazd. The main crops are lychee, rambutan and avocado. The objective of the request for an Agricultural Project District is to allow the diversification of ownership in the Project Area, and stewazdship of the land, which _ will result in the substantial prestrvation of the orchazd. High outside labor and management costs make it uneconomical to continue to operate the orchazd in its present form. Smaller orchazd lots, that are manageable as family operations, can contain these costs, while preserving the agricultural character of the area. The proposed Agricultural Project District will provide a planned agricultural community that maintains the existing agricultural uses and the integrity of the rural South Kona azea, while providing opportunities for residential use associated with the agricultural activities. Z The planned agricultural community, proposed by the Project, proposes many features to preserve the orchazd operations while maintaining the integrity of the surrounding South Kona rural and agricultural azea. These features necessitate exceptions to the traditional requirements of the Zoning and Subdivision Codes. As such, the Project lends itself to development as a planned Agricultural Project District, in lieu of a traditional agricultural development that would require additional variances from the requirements of the Zoning and Subdivision Codes. The development of the Project as an Agricultural Project District is consistent with the purpose this district, as stated under Section 25-6-50 of the Hawaii County Code. Essentially, the Project provides a flexible and creative approach to provide small scale agricultural activities and associated residential uses. It provides a continuity in land use and design since land uses will be similar to those of the two-acre lot subdivision directly mauka. It satisfies the demand for a rural lifestyle, and it provides the needed infrastructural facilities and systems to support the development. A principal component of the rural lifestyle is the motivation for good stewardship which arises from the ownerslvp by a family of an individual fee simple lot. The Project is also consistent with the criteria under Section 25-6-51 of the Hawaii County Code for establishment of this district. The general welfaze is served by the preservation of the orchazd, with a comprehensive planning approach. The orchard is a substantial aesthetic and environmental attribute to the azea. It is also the largest commercial producing planting of the "Kaimana' lychee, developed by the University of Hawaii. The Project is consistent with the intent and purpose of the Zoning Code and the County General Pian. This planned development, which maintains the existing agricultural character of the 22.5-acre parcel, will not result in a substantial adverse impact upon the surrounding area or the South Kona region. V. DESCRIPTION OF OPEN SPACES FOR PROJECT DISTRICT The proposed Agricultural Project District would consist primarily of fruit orchazds. Only fifteen percent of the total area of each lot could be utilized for farm dwelling and other and other non-agricultural uses. Because the property is an existing tropical fruit orchazd, there are no other open spaces proposed for the Agricultural Project District. VI. METES AND BOUNDS DESCRIPTION A metes and bounds description of the real property proposed for the Agricultural Project District, prepazed by Dennis H. Nakaoka, Licensed Professional Land Surveyor, with Wes Thomas Associates, is attached to this application as Exhibit "2". VII. AGRICULTURAL REZONING QUESTIONNAIRE A completed Planning Department Agricultural Rezoning Questionnaire is attached to this application as Exhibit " 3". y ,~,w 3 VIII. FULL SIZE MASTER CONCEPTUAL PLAN A full size (2' x 3') conceptual master plan is submitted concurrently with this application. IX. NAMES AND ADDRESSES OF SURROUNDING PROPERTY OWNERS The names and addresses of those property owners and lessees of record within five hundred feet of the Project Area are attached to this application as Exhibit "4". X. BACKGROUND AND COUNTY ENVIRONMENTAL REPORT A background and county environmental report is submitted concuarntly with this application. _i 4 .Ww.+w i w {`{l O((((~9ai ~ d aJlla~ ` ~WPOOVJJ Nab i ` I(/~~~ N ~ ~ ef0 ~ ! V Q 2 ~}Fi ~ ~ l ~ 0 iF I I O o s ~1'~1' ~ o I I ~ J U N ~ 3 ~ ~1 j I ~ z ~ 2 s I Jit I , ~ ~ O O O t O ! 1e II - I I J 2 O C ~ ~ U U2 `o Y,° 7l~I ~ I S e O o h o. I ~ I e~l o' I ~ ~ iu a °p ,°0 2 1' fi3 i ! ~ i ~ ~ 00 o,e o 0 s I ~ ~ ~ ~ ~ 11-x' e ~ a o s< p Z a. ~ci C ~ 4 0 ~ ~ I I CJ U o ~ J Y° o ~ _ _ + ~ 2 2Q N U ~ II _ ~ f ~ iz~' O ^ Q ° a t S 3 a~ 0 0 ~ sy ~ ~ a 1 I ~ #1 I I 3 Q ~ d ~ + s • ~ ~ a ~ ~ ~ t4 t[ a ' f +7 a 1, _ f \ o Y 3 ~ 1 I , ~ / 1 9 ;I - ~ ~ i~ ~ s$ ~ I .q j i' S l ~ j II ti II o~ ~ ~ 4 ~ j1 w 3 f • III ~ F f ~ [ S e~ ~ _ 4 e. A e 4i aY to T BACKGROUND AND ENVIRONMENTAL REPORT Agricultural Project District Application for Ka'awaloa Orchards A. SUBJECT REQUEST 1. Details of Proposed Development a. Project Description: The agricultural project proposed by the requested Agricultural Project District is intended to convert an existing tropical fruit orchazd operation on 22.511 acres of land, situated at Ka'awaloa, South Kona, Hawaii (the "Project Area', into a planned agricultural community, which maintains the orchazds, provides for the establishment of farm dwellings accessory to the orchazds, and establishes certain protective covenants for the maintenance of the needed infrastructural facilities and systems to support the agricultural operations (the "Project'7. The layout of this Project is shown on the Master Conceptual Plan, attached as Exhibit "A". The features of the Project include: (1) The subdivision of the parcel into seven lots that range in size from 3 acres to approximately 3.5 acres. A protective covenant is proposed to be recorded against the land which would prohibit any further subdivision for a period of 40 years. Subdivision aRer that period would only be permitted with the consent of the Counry of Hawaii and of a majority of the land owners within the Agricultural Project District. (2) The extension of the existing private roadway by approximately 1,000 feet to provide access to the Project Area from Napo'opo'o Road. The roadway is proposed to follow the natural contours of the land as much as possible. The grade of the roadway will not exceed 20% in any azea; however, the roadway will be engineered for a maximum speed of 15 mile per hour to accommodate the existing land contours. The roadway will be constructed to the same standards as the existing roadway with a paved roadway width of 16 feet within a 20-foot wide graded right-of--way, in order to maintain the agricultural character of the azea. A further 15-foot ungraded roadway setback will be reserved on either side of the existing roadway and its extension. (3) Only one farm dwelling will be permitted on each lot created, and the azea utilized for fazm dwelling purposes will be limited to 15% of the total lot area. The remainder of the lot must continue to be utilized for permitted agricultural purposes. These restrictions will be contained in protective covenants recorded against the land. An existing farm dwelling within the Project Area will be maintained as the farm dwelling for one of the newly created lots. (4) The existing tropical fruit orchazds, which produce lychee, rambutan and avocado, are to be maintained on the newly_create~ lots as long as they are viable. The c~ a6°iac app permitted agricultural uses aze, however, proposed to be somewhat broader, permitting orchards, crop production, floriculture, nurseries and similar uses dealing the with growing of plants. Accessory uses and facilities such as shade houses, agricultural storage sheds and other uses necessary to facilitate oc process the primary agricultural products are also proposed to be permitted. Public retail sales of agricultural products will, however, be prohibited. These restrictions aze also proposed to be contained in protective covenants recorded against the land. _ (5) It is proposed that the existing private water system be maintained as it is entirely suitable and adequate for the needs of the existing orchard. This system provides water to the existing residence and irrigates the entire orchard. It is connected to six existing County water meters installed along Napo'opo'o Road and serves the subject property via a waterline easement as shown on the master conceptual plan. At the time of subdivision, a seventh meter would be installed and one meter assigned to each of the lots. Any changes to this existing private water system, including changes required for the construction of future farm dwellings would be the responsibility of lot owners. (6) In order to preserve the rural character of the area, it is proposed that no street lights be installed within the Project Area. The existing street light (outside of the Project Area) at the intersection of the existing private road and Napo'opo'o Road would be maintained. b. Objectives and Reasons for Request: The Project Area is presently developed as a tropical fruit orchazd. The main crops are lychee, rambutan and avocado. The objective of the request for an Agricultural Project District is to allow the diversification of ownership in the Project Area, and stewazdship of the land, which will result in the substantial preservation of the orchazd. High outside labor and management costs make it uneconomical to continue to operate the orchard in its present form. Smaller orchard lots, that are manageable as family operations, can contain these costs, while preserving the agricultural chazacter of the area. The proposed Agricultural Project District will provide a planned agricultural community that maintains the existing agricultural uses and the integrity of the rural South Kona area, while providing opportunities for residential use associated with the agricultural activities. The planned agricultural community, proposed by the Project, proposes many features to preserve the orohazd operations while maintaining the integrity of the surrounding South Kona rural and agricultural area. These features necessitate exceptions to the traditional requirements of the Zoning and Subdivision Codes. As such, the Project lends itself to development as a planned Agricultural Project District, in lieu of a traditional agricultural development that would require additional variances from the rcquirements of the Zoning and Subdivision Codes. The development of the Project as an Agricultural Project District is consistent with the purpose this district, as stated under Section 25-6-50 of the Hawaii County Code. Essentially, the Project provides a flexible and creative approach to provide small scale agricultural activities and associated residential uses. It provides a continuity in land use and design since land uses will be similar to those of the mauka two-acre lot subdivision. It satisfies lb'd15L i~ 2 the demand for a Waal lifestyle, and it provides the needed infrastructural facilities and systems to support the development. A principal component of the rural lifestyle is the motivation for good stewazdship which arises from the ownership by a family of an individual fee simple lot. The Project is also consistent with the criteria under Section 25-6-51 of the Hawaii County Code for establishment of this district. The general welfaze is served by the preservation of the orchard, with a comprehensive planning approach. The orchazd is a substantial aesthetic and environmental attribute to the area. It is also the largest commercial producing planting of the "Kaimana" lychee, developed by the University of Hawaii. The Project is consistent with the intent and purpose of the Zoning Code and the County General Plan. This planned development, which maintains the existing agricultural character of the 22.5- acre pazcel, will not result in a substantial adverse impact upon the surrounding azea or the South Kona region. c. Project Area: The Project Area consists of approximately 22.511 acres in Ka'awaloa, South Kona, consisting of Lot 1 and the pole portion of Lot Z as shown in that final subdivision plat prepazed by Wes Thomas Associates, approved by the County of Hawaii on May 6, 1997 as Subdivision No. 6835. The property is also a portion of R.P. 4356 and 7532 , L.C. Aw. 8452, Apana 10 to Keoholcalole. The Project Area is makai of the Hawaii Belt Road (Route 11) and Napo'opo'o Road (old Government Road) and borders Ka'awaloa Road on the Kailua side. It is approximately 3,000 feet makai of Kealakelnra Pali (see location map attached as Exhibit 1). The Project Area is designated by State of Hawaii Tax Map Key Nos. (3) 8-1-09:18, 19 and 21 and portions of (3) 8-1-09:20, 22, 23 and 24.' d. Proposed Lots: Seven lots ranging in size from 3 acres to approximately 3.5 acres will be created by this Agricultural Project District. Covenants running with the land would prohibit further subdivision fora 40-yeaz period. Thereafter, subdivision would only be permitted with the consent of the County of Hawaii and a majority of lot owners. e. Time Frame and Cost: The cost of infrasttuctutal developments, including roads and utilities is estimated to be approximately $100,000.00. It is the intention of the applicant to move directly into the subdivision approval process immediately upon receiving approval for this proposed Agricultural Project District, and to complete the required improvements dit~ectly thereafter. The estimated time of completion is the second half of 1998. f. Membership/Employees: The Agricultural Project District would eventually consist of seven lot owners. A cooperative approach amongst the lot owners as to the maintenance of the orchazd and its concomitant infrastructure will be encouraged. 'The tax map key numbers of these parcels were recrntly changed by reason of the consolidation and resubdivsion approved by the County of Hawaii on May 6, 1997, as Subdivision No. 6835. The new tax map key numbers were not available at the time that this application was prepared. ,se:.~ .o, 3 Agro Resources Inc., a well established agricultural management company in South Kona, has agreed to make formal commitments to offer orchard management services to all new lot owners. This will allow for substantial savings in equipment purchase and efficiencies of scale in bulk purchases, and the use of common packing and mazketing facilities maintained by Agro Resources nearby. Each owner would have the option of customizing their service relationship with Agro Resources from full management to individual services such as mowing. The employees performing these orchazd services would be the employees of Agro Resources unless an individual lot owner pursued an individual management option, in which case the lot owner might employ agricultural workers directly. The employment requirements of the orchazd aze seasonal. State requirements for worker's compensation insurance, TDI and Federal and State withholding for all agricultural workers make it an attractive alternative to effectively shaze agricultural workers and their management through the services offered by Agro Resources. g. Parking Arrangements: Vehicles would be parked on the portion of each lot that is set aside for farm dwelling use, and protective covenants would restrict the storage of recreational or commercial vehicles. h. Traffic Impacts: Access to the Project Area will be provided by an extension of the existing private road extending off of Napo'opo'o Road, over an existing 50-foot wide easement shown on the Master Conceptual Plan as Access Easements Al and A5. The existing road within these easements (shown as easement A2) presently provide access to four lots outside and mauka of the Project Area; Lots 4-B through 7-B. The larger 50-foot access easement was reserved by the prior owner when the mauka lots were created, and the rights under this easement were conveyed to the Applicant. The impact on existing residential units located on Lots 4-B through 7-B will be mitigated by maintaining this roadway's present width of 16 feet of pavement in a 20-foot wide graded right-of--way. The remainder of the 50-foot easement will be reserved as a 15-foot ungraded roadway setback on either side of the roadway. It is anticipated that most of the traffic from the Project Area will turn left or mauka onto Napo'opo'o Road, a County maintained roadway, with a paved roadway width of 40 to 50 feet. The Napo'opo'o Road intersects the Hawaii Belt Road or Route 11 approximately one-quarter mile north or mauka of the Project Area. Route 11 is the main roadway through South Kona, with portions of this highway at various locations being under the jurisdiction of either the State or the County. At the intersection of Napo'opo'o Road, Route 11 is a two-lane, County maintained highway that has a paved roadway width of approximately 60 feet within a 130-foot right-of--way. The intersection of Napo'opo'o Road and Route 11 is an unsignalized "T" intersection. agd~sc app 4 A Traffic Impact Analysis, prepared in 1987 for the Kealakekua Makai Subdivision'- by Belt Collins & Associates, stated that as of 1987, the capacity of Napo'opo'o Road was approximately 1,800 vehicles per hour (`bph'~ and the capacity of Route 1 I was approximately 1970 vph. The study also projected the 1990 p.m. peak hour (between 4:00 to 5:00 p.m.) traffic on Napo'opo'o Road as being 260 vph and on Route 11 as being 980 vph, which was well below the capacity of the two roadways. Since there has not been substantial development in this azea since 1990, it can be assumed that the two roadways can still adequately accommodate the traffic generated by the six additional lots of the proposed Project. The Traffic Impact Analysis also analyzed the impact of a proposed 36-lot subdivision upon the intersection of Route 11 and the Napo'opo'o Road. It found the level of service to be "A" for all turning movements within the intersection, except for the movement of the mauka bound Napo'opo'o traffic fuming left onto northbound Route 11, which was found to be at service level "D". Level of service "A" indicates little or no traffic delays, level of service "D" indicates long traffic delays and level of service "E" indicates very long traffic delays. The Analysis also concluded that although the impact of 361ots would be to change the level service for the p.m. peak hour from level "D" to "E", this change in service was only expected to occur in the p.m. peak hour. Therefore, no improvements to the intersection were recommended by the study for the proposed 36-lot subdivision. From the 1987 Traffic Impact Analysis, it can be concluded that the roadways and the intersection are adequate to handle the traffic generated from the proposed six additional lots of the Project. It should also be pointed out that under the present agricultural, 5-acre zoning (A- Sa), four lots could be created within the Project Area Thus, the proposed Agricultural Project District would only add three lots to that already permitted by the existing zoning. In addition, to mitigate the impacts of the proposed development, the applicant is willing to create a restrictive covenant for the Agricultural Project District which would prohibit the construction of more than one farm dwelling on each of the lots. Since more than one farm dwelling can be constructed on each of the four possible A-Sa lots under the present zoning, the density proposed by the Agricultural Project District may result in less traffic than that permitted by the present A-Sa zoning. I. Proposed Infrastructure: It is proposed that the existing private roadway providing access to Napo'opo'o Road (of 16 feet of pavement in a 20-foot, graded, right-of--way) be extended by approximately 1,000 feet as shown on the Master Conceptual Plan. As in easement SA, a further 15-foot ungraded roadway setback will be reserved on either side of the proposed roadway within the Project Area. The roadway is intended to follow the natural contours of the land as much as possible. The grade of the roadway will not exceed 20% in any azea; however, the roadway will be engineered for a maximum speed of 15 mile per hour to accommodate the existing land contours. The entire roadway will be posted at a speed of 15 miles per hour. =The Kealakelcua Makai Subdivision has never been developed. 5 „disc app Overhead utility lines already extend to the Project Area. These lines would be extended to each lot, as needed, by the respective lot owner. Water is presently supplied to the Project Area from the County of Hawaii, Department of Water Supply system. Six County water meters aze presently located along the Napo'opo'o Road, with a private water distribution system extending through the orchard within the Project Area. The existing private water system is proposed to be used for the Project, with a seventh additional water meter being installed along the Napo'opo'o Road. No off-site infrastructural improvements are contemplated for the Project. B. CONFORMANCE WITH STATElCOUNTY PI aNS 1. State Land Use Designation: The Project Area is designated Agricultural under the State land use classification system. The Proposed Agricultural Project District is permitted under this land use designation. 2. Hawaii County General Plan Land Use Pattern Allocation Guide Map Designation: The Project Area is designated for orchard use on the Land Use Pattern Allocation Guide (LUPAG) Map of the Hawaii County General Plan. This use is consistent with the uses proposed by the Agricultural Project District. 3. Hawaii County General Plan Goals, Policies, Standards and Courses of Action: The Hawaii County General Plan consists of goals, policies and standazds to guide the future long-range development of the County. The proposed Agricultural Project District is consistent with the following goals, policies and objectives discussed below: Economic Element Goals: Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. The Cotmty shall provide an economic environment which allows new, expanded or improved economic oppomtnities that are compatible with the County's natural and social environment. Policies: The County of Hawaii shall assist the expansion of the agricultural industry, especially diversified agriculture, through the protection of important agricultural lands, The County of Hawaii shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. agdisc app 6 Standard: The island of Hawaii should be developed into a unique scientific and cultural model. The island should become a model of living where economic gains are in balance with social and physical amenities. Development should be reviewed on the basis of total impact on the residents of the County, not only in terms of immediate short run economic benefits. Analysis: The South Kona district is primarily agricultural, and the proposed Agricultural Project District is consistent with the existing social environment in South Kona. The maintenance of the orchard is also a substantial contribution to the physical environment of the area. In addition, the Project protects and strengthens the existing tropical fruit industry in the County. The creation of small orchard parcels will provide an economic opportunity for a family managed tropical orchazd business, which is in balance with the social and physical environment of the area. Historic Sites Element Goal: Protect and enhance the sites, buildings and objects of significant historical and cultural importance to Hawaii. Policy: The County of Hawaii shall require both public and private developers of land to provide a historical survey prior to the clearing or development of ]and when there are indications that the land under consideration has historical significance. Analysis: Although the Project Area lies within the boundaries of the Kealakekua Bay Historic District, which is on the National Historic Register, it was cleared in 1987 pursuant to a USDA soil and water conservation plan and County of Hawaii Grubbing Permit No. 2451. Prior to the land clearing, an archaeological inventory was conducted by Chiniago, Inc., (Exhibit "B"attached) and amended by James Head (Exhibit "C" attached). No preservation was recommended under the inventory, or by the Deparhnent of Land and Natural Resources Historic Preservation Division. Public Utilities Element Goal: Ensure that adequate, efficient and dependable public utility services will be available to users. Analysis: Water, electricity and telephone service aze presently available to service the lots of the proposed Agricultural Project District. Land Use Element Goal: Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. ,~au~ ,ov 7 Policy: The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environments. Analysis: The proposed Agricultural Project District with 3-acre orchard lots is in keeping with the social, cultural and physical environment of the South Kona azea. This Project also meets the needs of residents by providing small farming enterprises that can be family managed. Land Use -Agriculture Element Goal: Identify, protect and maintain important agriculture lands on the island of Hawaii. Policies: Zoning shall protect and maintain important agricultural lands from urban encroachment. New approaches to preserve important agricultural land shall be implemented by the County. Rural style residential-agricultural developments, such as new small-scale rural communities or extensions of existing rural communities, shall be encouraged in appropriate locations. Analysis: The ALISH map designates the Project Area as "other important agricultural lands." The creation of 3-acre agricultural orchazd lots will maintain the orchazd use of the land, which is a better utilization of these agricultural lands than the possible cattle grazing that would result from the abandonment of the orchazd. Further, the small-scale agricultural lots aze in keeping with the type of small agricultural lots throughout South Kona. South Kona -Economic Element Course of The County shall assist the further development of agriculture by protecting Action: important agricultural lands from urbanization, by providing necessazy resources, such as water, and through other assistance. Analysis: The proposed Agricultural Project District will further assist in the development of the tropical fruit industry in South Kona. It will also maintain the agricultural use of the land; thus, protecting this agricultural land from urban development. 4. Zoning: The Project Area is presently zoned agricultural, with a minimum lot size of five acres (A-Sa). The requested Agricultural Project District would necessitate a change in zone to permit this special zoning district. The Project is consistent with the purpose of the Agricultural Project District as provided under Section 25-6-50 in the following manner: w .sa~~ wo 8 (1) The Project is a "flexible and creative planning approach" to assure the survival of the existing orchazd operation by creating "smaller scale agricultural activities and associated residential uses"in lieu of the present larger orchazd configuration that is no longer financially viable. The flexibility provided by this special zoning district also permits the variability of development standards regazding roadways and utilities in order to maintain the financial viability of family orchazd operations on these smaller lots, and preserve the rural qualities of the azea. (2) The Project provides "continuity in land use and design" in that it will be substantially similar to the land use and design in the two-acre subdivision situated directly mauka of the Project Area. It also maintains the concept of small agricultural lots that aze prevalent throughout South Kona. (3) The Project "satisfies the demand for a rural lifestyle" in South Kona. (4) The "needed infrastructural facilities and systems" to support the orchard operations aze being provided. The water system already exists and the extension of the existing roadway is appropriate for the agricultural requirements of the Agricultural Project District. The Project also meets the criteria under Section 25-6-51 for establishing an Agricultural Project District. The general welfaze requires that a comprehensive planning approach for this azea should be adopted in order to preserve the existing tropical fruit orchard operations. The required infrastructural facilities are available to service the small scale orchazd lots. The Project is consistent with the intent and purpose of the Zoning Code and the County General Plan. Moreover, the development will not result in a substantial adverse impact upon the surrounding azea or the South Kona region. 5. Regional Plan: The Kona Regional Plan, completed in 1983, recommends that the Project Area remain in agricultural use, which is consistent with the use proposed. 6. Special Management Area The Project Area is within the special management area ("SMA'~ designated by the County Planning Commission, pursuant to Chapter 205A, Hawaii Revised Statutes and Rule 9 of the Planning Commission Rules of Practice and Procedure. Thus, an SMA assessment must be prepared for the proposed development, and an SMA use permit obtained prior to any development, unless the development is exempt from a permit under Rule 9. ~ 9 C. PHYSICAL CHARACTERISTICS AND ENVIRONM NT I TTIN OF THE PROPERTY AND CTiRROTiN ING A FA 1. Physical Characteristics/Eovironmental Setting a. Description of Subject Property, Location, Climate, Topography, Slope, Soils: The Project Area is makki of Route 1 l and Napo'opo'o Road (old Government Road) and ~ borders Ka'awaloa Road on the Kailua side. It is approximately 3,000 feet mauka of Pali Kapu-O-Keoua. The Project Area was completely cleared, bulldozed and rolled in 1987 and is now planted as a tropical fruit orchazd. The age of the trees ranges from one to ten years. The land is gently sloping with a southwestern exposure. The elevation of the Project Area ranges between 1,000 feet above mean sea level at the makki boundary to 1,200 feet above mean sea level at the mauka boundary. Rainfall is between 40 and 50 inches per year. The United States Department of Agriculture, Soil Conservation Services, Soil Survey Report classifies the soil on the Project Area as Kaimu, extremely stony peat over fragmented A'a. The slope ranges from 11 to 20 percent. There is one existing single-family, two-story dwelling of approximately 2,500 squaze feet under roof on the Project Area. Pazking space for two cars is provided under the dwelling unit. b. Lava Hazard Zone: The United States Geological Survey classifies the Project Area as being in Lava Flow Hazard Zone 3, on an ascending scale or risk, with 8 being the zone having the lowest risk and 1 being the zone with the highest risk. Zone 3 azeas include the lower slopes of Mauna Loa, where lava flows have covered approximately 15 to 20 percent of the area during the past 750 yeazs. c. Distance from Coastline: The Project Area is more than 3,000 feet from the coastline. d. ALISH designation: The Agricultural Lands of Importance in the State of Hawaii (ALISH) designation for the Project Area is:"Other Important Agricultural Lands." e. USDA Natural Resources Conservation Services Soil Service Report Soil Type: The USDA Natural Resources Conservation Services Soil Services Soil Report designates the soil as rKED or Kaimu Extremely Stony Peat. This is a very shallow, well drained, organic soil over fragmented A'a, formed of organic matter and volcanic ash. The underlayment is fragmented A'a. Penaeability is rapid, runoff slow and erosion hazard slight. f. Land Study Bureau Soil Rating: The Land Study Bureau soil rating is C52 which is further described as: Volcazuc Ash Rocky, well drained, and unsuited for machine tillabiliry, with slope of 11 - 20 percent. again +w 10 g. FIRM designation: The U.S. Corps of Engineers, Flood Insurance Rate Map designates the Project area as being within Zone X. Zone X is designated for those areas outside the 500 year flood plain. h. Existing Drainage Ways or Improvements: There are no existing drainage ways or drainage improvements within the Project Area, or in the private road easement A I and A5. • I. Air, Noise, Water Quality: Air quality will not be affected by the proposed Agricultural Project District as the present orchard and its attendant operations will remain substantially unchanged. Likewise the only noise associated with the orchard aze tractor operations which will remain substantially unchanged. The noise associated with increased residential use will not have a significant impact on the surrounding azeas as that use is consistent with the small agricultural lots adjacent to the project azea. Covenants running with the land will regulate unreasonable noise at given times of day. Water will be provided to each lot by sepazate County water meter through the existing private water system. Septic systems will be built for each individual residential unit in accordance with State Department of Health standazds. 2. Historic Resources: The Project Area lies within the boundaries of the Kealakekua Bay Historic District which is on the National Historic Register. However, there are no known archaeological resources in the Project Area. The entire Project Area was grubbed, lightly graded and then tracked smooth by heary equipment to facilitate orchazd operations. Hence, there are no visible or known azchaeologicai features. The clearing was done in two increments pursuant to a USDA soil and water conservation plan, approved in 1987, and County of Hawaii grubbing permit number 2431. The Counry permit was based on an archaeological inventory conducted by Chiniago Inc. (Exhibit B attached), later amended by James Head, Archaeological Consultant (Exhibit C attached). The State Department of Land and Natural Resources, Historic Preservation Division recommended preservation of Sites 14265 and 14267 for information purposes; however these two sites are located outside and makai of the Project Area. 3. Natural Resources a. Existing FloraUFaunal Resources: Flora within the Project Area consists primarily of fruit trees and wind break trees. There are also certain varieties of grasses, sedges and broad-leaf weeds. There are no known threatened or endangered plant species on the Project Area. Based on a botanical inventory of the Project Area, the following plant species have been identified: cl 11 Fruit Trees: Atemoya (Annona hybrid), avocado (Persea Americana), banana (Musa accuminata), breadfruit (Artocarpus utilis), cherimoya (Annona cherimola), grapefruit (Citrus paradisica), orange (Citrus simensis), tangerine (Citrus reticulata), tangelo (Citrus hybrid), white sapote (Casimiroa edulis), langsa[ (Lancium domesticum), longan (Euphoria longan), lychee (Litchi chinensis), rambutan (Nephefium lappaceum), coconut (Cocos nucifera), peach palm (Bractris gasipaes), vee apple (Spondias Cytherea). Wind-break Trees: Eucalyptus dunii, Eucalyptus troyiana, lobster claw flower (Heleconia caribaea), monkey pod (Samanea saman), kukui nut (Aleurites moluccana), silk oak (Grevillea robusta), china bent' (Melia azedarach), jacaanda (Jacaranda mimosafolia). Grasses: California grass (Brachiaria mutica), goose grass (Eleusine indica), molasses grass (Melinis minutifolia), guinea grass (Panicum repens), Hilo grass (Paspalum conjugatum). Sedges: Kyllinga (Cyperus brevifolius), white kyllinga (Cyperus kylinga). Broad-Leaf Weeds: Honohono (Commelina difJ'usa), spleen amaranth (Amaranth dubius), spiny amaranth (Amaranth spinosa), alena (Boerhavia diffusa), oklock (Mirabilis Jalapa), pig weed (Portulaca oleracea), drymazia (Drymaria cordata), Japanese tea (Cassia leschenauliana), coffea senna (Cassia occidentalis), smooth rattle pod (Crotalaria mucronata), Florida beggaz weed (Desmodium tortuosum), indigo (Indigofera suffruticosa), haole koa (Leucaena leucocephala), sensitive plant (Mimosa pudica), yellow wood sorrel (Oxalis corniculata), wood sorrel (Oxalis maritiana), Christmas berry (Schinus terrabinthafolia), graceful spurge (Euphorbia glomerifera), gazden spurge (Euphorbia hirta), petty spurge (Euphorbia peplus), prostate spurge (Euphorbia prostrata), Sacramento burr (Triumfetra semirriloba), hairy ilima (Abutilon grandifolium), falsemallow (Mafvastrum coromandelianum), hairy morning glory (Merremia aegyptia), popolo (Solanum nigrum), peria (Momordica charantia), Spanish needle (Bidens pilosa), tree daisy (Montanoa hibiscijolea), yellow corn beazd (Siegesbeclda orientalis), Asiatic hawksbeazd (Youngia japonica), Jamaican vervain (Stachytarpheta jamaicensis). Avifauna: With respect to the avifauna, the short winged owl or pueo (Asio flammeus sandwichensis) is the only endemic species which might occur at this site because it is relatively common in Hawaii, particulazly at higher elevations. However, there is no evidence of nesting of this species within the Project Area. No other endemic birds would be expected at the site given the elevation and location of the site and nature of the habitats available. No waterbirds should be found within the Project Area as there aze no wetlands. Exotic birds which aze most abundant in the azea include the Japanese white eye (Zosrerpos japonicas), common myna (Acridotheres tristis), house fmch (caspodacus mexicanus), zebra dove (Geopelia striata), nutmeg manikin (Lonchura puntalata) and yellow fronted canary (Serinus mozabicus). s 12 Fauna: Mammals in the vicinity of the Project Area include the small Indian mongoose (Herpestes auropunctus), which is found in the day along with feral cats. There is evidence of rats appearing at night. The area is also inhabited by feral pigs, but they have been excluded from the orchazd by fencing because of the extensive damage which they can cause. As with the flora, no endangered species of avifauna or mammals are to be found inhabiting the Project Area. b. Scenic and Coastal Resources: The Project Area is 800 feet makai of Napo'opo'o Road. Because of the distance, downlrill slope and extensive orchazd and windbreak plantings, no residential dwelling unit constructed within the Project Area is likely to be visible from Napo'opo'o Road or any other road except for Ka'awaloa Road. Ka'awaloa Road is an unimproved dirt road accessible primarily by foot and horseback and is used to visit the area around Cook's monument. A mature eucalyptus windbreak is planted down the entire Ka'awaloa Road boundary of the Project Area obscures the orchard and any future farm dwellings within the Project Area from sight. The Project Area is not readily visible fiom the coast, because of its distance from the coast (3,000 feet) and the intervening feature of Pali Kapu-QKeoua. The Project Area cannot be seen from Keawakea Point, Cook's Monument, the village of Napo'opo'o, or Kealakekua Bay Estates. The roof of the existing residential dwelling unit on the subject property is only barely discernible (through binoculars) from Palimano Point, from which many of the residential structures in the Captain Cook azea can also be seen. Thus, the sonic coastal resources will not be impacted by reason of the proposed Agricultural Project District. 4. Social-Economic Characteristics a. Social Settlement Pattern of the Area: The Project Area lies just south of the boundary between North and South Kona and immediately makai of the community of Captain Cook. In 1990, the population of South Kona was calculated to be 7,658 persons with 33.8% of the district's population living in the community of Captain Cook. The Project Area lies on the fringe of the center of density of the Captain Cook community, where small house lots give way to small farm lots. The area directly mauka has been developed into two-acre orchard lots, while the area between Napo'opo'o Road and Route 1 l provides a transition firom commercial uses to an agriculture zoning district, with a minimum lot size of one-acre, along with the smaller house lots, as shown on the vicinity map on Exhibit ..A.. The major agricultural uses in the area include the cultivation and production of cofYee and macadamia nuts, with some vegetables, flowers and tropical fruit production. Most of these farming operations arc part-time and provide families with a second source of income. This settlement pattern is entirely consistent with the aims of the proposed Agricultural Project District. :a ,tm.,. ,w 13 b. Economic Resources of the Area: Besides farming and some fishing in Napo'opo'o, the economic resources of the area are limited to the retail and the state government activities still present in Captain Cook. Employment opportunities are limited and a substantial portion of the population commutes to Kailua-Kona. Construction of the infrastructural improvements and the six farm residential units contemplated in this Agricultural Project District will provide a limited amount of local employment opportunities. _ c. Land Values: Land values have fluctuated wildly in the past decade. There ' ' was a land boom in the eazly eighties, followed by a downtrend and another boom that ended in 1990. Since that time, land values have decreased, and in some cases land is presently valued at less than half of its peak value. 5. Surrounding Lands a. Land Use: The surrounding area is a mix of agricultural and residential uses. The major agricultural uses in the azea include the cultivation and production of coffee and macadamia nuts, with some vegetables, flowers and tropical fruit production. b. Zoning: The present zoning of the Project Area and the land makai and North of the Project Area is Agricultural, with a minimum lot size offive-acres (A-Sa). •Directly mauka of the Project Area, the zoning is Agricultural with a minimum lot size of two-acres (A-2a), and a large tract in the Ahupua'a of Kealakekua just Ka'u of the subject property is Residential-Agricultural with a minimum lot size of two-acres (RA-2a). D. PUBL-IC FACILITIES AND SERVICES 1. Description of Access: A 50-foot wide access easement from Napo'opo'o Road to the Project Area was a part of the conveyance to the applicant. This access easement is mazked A 1 and AS on the attached Master Conceptual Plan. It is proposed that the present roadway, consisting of sixteen feet of pavement in a 20-foot wide graded right-of--way with a 15-foot wide ungraded setback reserved on cash side would be extended to serve the Agricultural Project District as shown on the Site Plan. It is also proposed that in order to maintain the Waal quality of the existing community, this roadway extension be engineered to follow the natural contours of the land as much as possible, minimizing the cuts and fills. It is anticipated that the design of the roadway will require a posted speed limit of 15 miles per hour. This approach to the roadway improvement would accomplish the following: There would be a mitigation of the impact on Lots 4-B through 7-B over which easement AS passes. The volume of runoff would be reduced. The number of orchazd trees which would need to be removed would be minimized. The road would remain private and its maintenance assumed by a private road maintenance association in which all the lot owners in the Project Area would participate. :ot ,e°;.. ,w 14 2. Availability of Water: The Project Area is presently served by six 5/8ths inch County water meters, located along Napo'opo'o Road. By letter dated January 29, 1996 (responding to a request from the previous owner dated January 12, 1996), the Hawaii County Department of Water Supply confirmed that there was a seventh water meter available to serve the Project Area. Note that previous TMK:8-1-09:19 is entirely contained in Lot 1. This will allow for each of the seven newly created lots in the proposed Agricultural Project District to have its own 5/8ths inch County water meter. rti 3. Sewage Disposal: There is no County sewer system in the vicinity of the Project Area. Sewage disposal will be handled by means of installation of individual septic systems, as approved by the State Dcpaztment of Health. 4. Solid Waste: Solid waste will be disposed of by individual lot owners and the agricultural management company in the nearest County transfer station. A transfer station is situated at Keei and the landfill for the West Hawaii area is located at Puuartahulu. To mitigate potential impacts, all lot owner; will be encouraged to practice recycling measures to the greatest extent possible. Organic debris generated by the orchard will continue to be mulched on site. 5. Police and Fire protection: The Project Area is less than a mile from the fire station and the police substation in Captain Cook. Thera is an existing fire hydrant located on Napo'opo'o Road at the juncture of Lots 3-B and 4B. 6. Schools: Hookena School in Captain Cook serves the area families with children in grades K to 8. Konawaena High School serves students in grades 9 to 12. 7. Parks: There is only one neighborhood recreation center in South Kona, the County's Arthur L. Greenwell Pazk in Captain Cook. There arc also four developed beach pazks and two beach pazk reserves in this district. Recreational facilities are crowded, and the State and County have plans to provide additional facilities. 8. Other Utilities and Services: Electricity, telephone and cable TV are already connected to the existing residential dwelling unit within the Project Area. These utilities will be extended to each of the proposed lots. E. FNVIRONMENTAi ASSESSMENT AND N i VcrS 1. Relationship Between Local Short Term Use of Environment and Maintenance and Enhancement of Long Term Productivity: The proposed Agricultural Project District does not contemplate a substantial change of use, but rather a change in operations and . ownership structure. The economic viability of Ka'awaloa Orohazds as presently operated does not merit continuation. By introducing a residential component to the land, the financial viability of the orchazd is increased, because in smaller units the owners and their families aze more likely to undertake portions of the farm work themselves. .~e~.~ 15 Small family farm operations do not require expensive labor and management as required under the present management structure. The motivation for the long-term stewazdship of the land is increased because the preservation of the orchazd is not only motivated by its economic return but by the aesthetic benefits and rural lifestyle concomitant with residential use and ownership of an individual fee simple lot ownership. The preservation of a substantial portion of the existing orchazd is a clear environmental preference to its discontinuation and reversion of the land to an impassable pasturage of exotic " j grasses. It serves to maintain the long-term productivity of the land and enhance the environment. Its preservation is deprndrnt on its economic sustainability. 2. Mitigative Measures to Avoid, Minimize, Rectify or Reduce Impacts: The impacts of this proposed Agricultural Project District are minimal. Under present zoning, four 5-acre lots could be created on the 22.5 acres comprising the Project Area with the possibility of constructing additional farm dwellings on each lot. Under the proposed Agricultural Project District, the number of dwellings would be limited to one per lot or a total of seven dwelling units, which could well be less than that allowed under present zoning. As discussed above, the extension of the existing private road as opposed to the development of a full width County standard road, will mitigate the impact on the environmrnt and on the community. The proposed limitations on land use under which 85% of each lot may only be used for orchards, crop production, floriculture, nurseries and similaz uses dealing with the growing of plants, is a substantial mitigative measure on surrounding landowners. Under present A-Sa zoning, all the uses in a State agricultural land use district aze permitted including intensive livestock, slaughterhouses, and processing facilities. 4. Alternatives to proposed development: The alternatives to the proposed developmrnt would be to (a) discontinue orchard operations, turn the water off and return the land to grazing; or (b) subdivide the Project Area into 5-acre lots without restrictive covenants; or (c) plant alternative crops. None of these alternatives is reasonable to the applicant, as discussed below. Alternative of Discontinuing the Orchard Operations: It would be extremely regrettable to let the orchard which produces Hawaii's finest lychees die. If the water were turned off and mowing operations terminated, the land would return to a combination of weeds and exotic grasses, impassible to persons on foot and providing minuscule returns as a cattle pasture. This would be an aesthetic and rnvironmrntal loss to the community. Alternative of Subdivision into 5-acre Lots: The subdivision of the Project Area into four lots under the existing A-Sa zoning would not allow for the same substantial limitation of uses as under the proposed Agricultural Project District. Nor, could these lots be sold with the same type of limiting covrnants proposed for the subject Project. The subdivision under the A-Sa i~ ,ed,~ 16 zoning would require the construction of the County standazd road and the grading of a 50-foot right-of--way and even wider cut and fill operations. This would have an unnecessary adverse impact on the environment in general and particulazly on the owners of lots 4-B through 7-B over which this 50-foot easement is reserved for such County standazd development. Alternative of Planting Other Crops: This alternative would require the outlay of substantial capital which is not available. Alternative Analysis: The only reasonable alternative is the proposed Agricultural Project District. 4. Irreversible and Irretrievable Commitments of Natural Resources that would be Involved it Proposed Action was Implemented: There are no imown irreversible and irretrievable commitments of natural resources that would be involved if the proposed action was implemented, particularly since there will not be any substantial change of the present orchazd use of the land. i ,.m~.,, 17 r ~ 01 h1 1010: NA0~7i R ,110, ~ QLTg A9Ui,G9~OFitl0,/ OOVpMIOR OF NAWM 1 W MD OF lA/O AIQ IIAINNAL IE~OUMS1 ~ ~ OEl1lIt~ r ~ ~a« r.ICVreun ~ ~y OM.?~~ OONA L 1UNIMIL ^ ~ ` r~ ~ AOIIACIRTYI! OEY6MIEl1f //y 11{1Yr1=rJ// FIOMNI tr\,r`~/ STATE OF HAWAII Aaunc~uouec. COMlIIVATIOM AIq DEPARTMENT OF LAND AND NATURAL RESOURCES BIV~O~~IR(fK ARAYO -<w.~ _ COME1VAi10M M0 STATE M18TOR10 NIESERVATION DNISION RpbUCFI Bf011CA1flR 33 80UiX K810 STREET, eTM FLOOR OORVEYANtp NONOLU W, HAWAII 8881 ~ FwFm11' A1D W{OllE IYTORO 11!lRVA710N WMMI011 MIe YNIA60lNf August 22, 1994 w~~w~cuwotvaoFrwr ?d:. C!:;TSt:.p!:er *:arre LOG NO: 12517 P.O. Box 339 DOC NO: 9408PM13 Captain Cook, Hawaii 96704 Dear Mr. Norrie: SUBJECT: Completion of Archaeological Compliance Work at Ka'swaloa Orchards Ka'awaloa, South Kona, Island of Hawaii TMK: 8-1-09: 2, 14, 16-27 This is in reference to our letter of June 8, 1994 at which time we indicated that our staff would conduct additional archaeological investigations on your property for the purpose of completing the earlier unfinished survey, that would then enable you to apply for agrading/grubbing permit. On August I I , 1994 Pat McCoy and Marc Smith of our office spent the day reviewing the results of the earlier survey and collecting new information. Their review of the site distribution map revealed a number of shortcomings in the identification and recording of the predominantly agricultural features. While most of the major field boundary features (mounds and walls) had been noted, only a small number of the many terraces had been mapped. The earlier report failed to convey the extent of the terracing and, thus, the degree to which the landscape has been culturally modified. Some of this new information was recorded in the time available. McCoy and Smith also collected additional information on the three house sites that had been originally recommended for preservation. [n the process of collecting this information and establishing a buffer zone around each site, they determined that site 14264 is not a habitation site. At the same time they were rather more impressed with site 14267 and adjacent features, only some of which were recorded earlier as part of site 13662. McCoy and Smith met very briefly with Sally Rice in the afternoon and suggested that the original preservation plan be slightly modified to accommodate the new thinking about sites 14264 and 14267. They proposed that rather than preserve site 14264, that a larger area be set aside for preservation around site 14267. She agreed to the change then and noted your concurrence with the new plan in a phone conversation with Pat McCoy on August l7, 1994. E X H 1'~ I T 1.(;897 C. Narric P:igc 2 The final item of work that had been agreed to earlier was the excavation of new trenches through agricultural field boundary walls. Three trenches were excavated using a backhoe. McCoy and Smith photographed all three excavations and made a stratigraphic profile drawing of two of the trench walls. New information was obtained regarding the development of the walls and the agricultural soils, but unfortunately there was no charcoal to collect for radiocarbon dating. With the collection of this new information and agreement to preserve sites 14265 and 14267, we believe that the compliance issues are completed. The property can now, from the historic preservation viewpoint, undergo grading/grubbing. It is our understanding, based on conversations with Sally Rice and Charlie Aipia, that the two sites will be fenced. Once this is don°.wauld yo:: fle:se ratify Marc Smith (933 4346) so that he make sure that the buffer zone around each site is the one that we had marked in the field. If you have any questions please contact Pat McCoy (587-0007). Sincerely, N HIBBARD, Administrator State Historic Preservation Division PM:amk c: Virginia Goldstein, Planning Director, Hawaii County DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE June 30, 1997 Memorandum To :Planning Director FROM ~ alen M. Kuba, Chief Engineering Division Sus~ECT: Change of Zone Application (REZ 97-8) Applicant: Seamount Enterprises, LLC, dba Ka'awaloa Orchards Location: Ka'awaloa, South Kona, HI TMK:8-1-9:18, 19, 21 & pors. of 20, 22, 23, & 24 We have reviewed the subject application and offer the following comments: Drainaoe 1. All development generated runoff shall be disposed of on site and shall not be directed toward any adjacent properties. 2. Applicant shall be informed that if drywells are included in the subject improvements, an Underground Injection Control (UIC) permit must be applied for from the Department of Health, State of Hawaii. 3. A drainage study should be prepared and a drainage system should be installed meeting with the approval of DPW. 4. All grading and grubbing activities shall comply with Chapter 10 of the Hawaii County Code. 5. It is recommended that the applicant work with the Natural Resource Conservation Service. EXHigIT C' Memo to Planning Director June 30, 1997 Page 2 Roadways 6. Any future subdivision roadway design must be in compliance with Chapter 23 of the Hawaii County Code. 7. Roadway improvements may be required at the intersection of the proposed access road and Napoopoo Road. 8. All roadways within the proposed development should follow the guidelines incorporated in the Hawaii Statewide Uniform Design Manual for Streets and Highway, and A Polickon Geometric Design of Highways and Streets by the American Association of State Highway and Transportation Officials. These roadways should also meet the requirements of DPW. TWP:sIs cc: Engineering -Hilo Engineering -Kona Planning -Kona 0~ w11((r ~ r. Y 11 br DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII ror w~w~~~~ 25 AUPU NI STREET MIl O. H.A WAII 96720 TELEPHONE (8081 9(~tiX%XXA F A~ X 1806116709C~799CAH 961-8660 961-8657 June 17, 1997 T0: Planning Department FROM: Milton D. Pavao. Manager SUBJECT: CHANGE OF ZONE APPLICATION N0. 97-008 APPLICANT - SEAMOUNT ENTERPRISES, LLC, DBA KA'AWALOA ORCHARDS TAX MAP KEY: 8-1-009:018. 019. 021 AND PORTIONS OF 020. 022, 023 AND 024 We have reviewed the subject application. Water can be made available from an existing 8-inch waterline along Napoopoo Road approximately 1.700 feet from the property for the proposed change of zone. For your information, there are six (6) existing 6/a-inch meters servicing the property. An additional service lateral that will accommodate a e~-inch meter is available for the additional existing seventh lot. Should the subject application be approved and a subdivision application be executed, approval will be subject to the following conditions: 1. Construct necessary water system improvements, which shall include, but not be limited to: a. installation of approximately 1.700 lineal feet of 4-inch waterline from the 8-inch waterline along Napoopoo Road to the property to provide water at adequate pressure and volume under peak-flow conditions. b. service laterals that will accommodate a ~.-inch meter to the additional lot of record, c. cut and plug the existing services at the main and relocate to the appropriate lots, and d. installation of a back-flow preventer, reduced pressure type, for each lot. 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 facilitj~~~~~~ which is subject to change. of 5450.00. CE i.S;.,Q ` ~ afer ring3 nrnaredd . Planning Department Page 2 June 17. 1996 For the applicant's information. effective July 1, 1997, the facilities charge for the additional service will increase to 5563.00 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 copy - Seamount Enterprises, LLC, dba Ka'awaloa Orchards Customer Service Sections (Hilo. Kona. Waimea, Ka'u ) 1 M1. My tY Nelson ht. Tsuji Stephen Yo mashiro F,.e ca~x/ R,~ •1 Moynr ~ Eduard Bumatav Deputy Fve C'hm( ~~~~TT i. ~.1 ~ _ U.A1tY[f~7 IIf ~AEIIATL FIRE DEPARTMENT 77141auca Avenue ~ MaLL lane. Raom 6 ~ Hilo. Hawau 96720-9?39 ' (80E) 961297 ~ Fax (808) 961-8296 June 17, 1997 To: Virginia Goldstein, Planning Director From: Nelson M. Tsuji, Fire Chief SUBJECT: CHANGE OF ZONE APPLICATION (REZ 97-8) APPLICANT: SEAMOUNT ENTERPRISES, LLC, DBA KAAWALOA ORCHARDS REQUEST: A-5a TO AGRICULTURAL PROJECT DISTRICT TAX MAP KEY: 8-1-9:18.19.21 & PORS. OF 20.22 23 & 24 The Fire Department's requirements as stated in the Fire Code are: "INSTALLATION AND MAINTENANCE OF FIRE-PROTECTION, LIFE-SAFETY SYSTEMS AND APPLIANCES "Installation "Sec. 10.301. "(c) Water Supply. An approved water supply capable of supplying required fire flow for fire protection shall be provided to all premises upon which buildings or portions of buildings are hereafter constructed, in accordance with the respective county water requirements. There shall be provided, when required by the chief, on-site fire hydrants and mains capable of supplying the required fire flow. "water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or other fixed systems capable of providing the required fire flow. "The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be protected as set forth by the respective county water requirements. All hydrants shall be accessible to the fire department apparatus by roadways meeting the requirements of Section 10.207. ~~o coo EXHIBIZ y` ~ ~ a~ti~ ~ To: Virginia Goldstein, Planning Director Fage 2 June 17, 1997 "(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." M Fire Chief NMT/mo So• 'S\m, ~ ~OUwGUINRE DEVELOf4ENT i ~ fRODM4 ?OIMTIG RElOYRCE! `•.i [DAnND 1N0 ODEYI [fCRFAiION p b f' CONSERV~TION,WD ENNRON4ENiK AfIMR1 coNlERVnnon.ND STATE OF HAWAII RESO4RGEI E«fORGE4ENT LONVEY~ML[S DEPARTMENT OF LAND ANO NATURAL RESOURCES fD[e1Tnr.ND vREDUfE WSTWq MESERb1TgN P.O. 60X 627 uNO WNRDEY[NT lr~TE r,.R[s HONOLULU, HAWAII 96609 w1T[R •ND uND oMlowExr WAT[R RE[O411GE WIYDEYENT JUL 18 1997 REF:LD-AJ r9 FILE NO. A172 i Honorable Virginia Goldstein, Planning Director ~ County of Hawaii, Planning Department r'- 25 Aupuni Street, Rook 109 ~ Hilo, Hawaii 96720 Dear Ms. Goldstein: ~ SUBJECT: Change of Zone Application (REZ 97-8) Applicant: Seamount 8nterpriees, LLC, dba Raawaloa Ordharde r Request: A-Sa to Agricultural Project District Tax Map Rey:3rd/5-1-09:18, 19, 21 sad pore. of 20, 22, 23 & 24 We have reviewed the subject application and would like to offer the following comments: Historic Preservation Division: Several archaeological surveys were conducted in this area before the land was grubbed. Two sites (14265 and 14267) are being preserved, but both are located outside of the project area as defined in the application. We believe that the proposed project, the conversion of an existing tropical fruit orchard on 22.511 acres of land at Ka'awaloa into a planned agricultural community, will have "no effect" on significant historic sites. State Parks Division: We note the subdivision is near Kealakekua Bay State Historical Park and adjoins Kaawaloa Road, a public access to the park. However, there are no objections to the project. 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 587-0424. HAWAII: Earth's Best! " Aloha, MICHAEL D. WIL O c : Hawai i Land Board Member EXHIBIT Hawaii District Land Office I:\XCNATA\011X[1\11L\LTR\CUXI'17.XI T l Kim Greenwell P.O. Box 6404, Kamuela, HI 96743 June 17, 1997 ~ ~ ~ 2,'3 p~ ti Planning Department - ~ T'.' 25 Aupuni St. Hilo, HI 96720 Dear Planning Department, I am writing in support of the proposed Ka'awaloa Orchards Agricultural Project District. I am the owner of TMK 8-2-015-050 which is just down the road from Ka'awaloa Orchards. The orchard is really beautiful to look at every time I drive down Napo'opo'o Road, and the lychees it grows are the best! It would be sad to see this go. I think three acres is just about the right size for a family to take care of. IY'ours Sincerely, U~' Kim Gr e well EXHIBIZ • G' (;x;)30 Virginia Goldstein Director, Planning Department ' ~ 7 : i `1 ? ~ 3 County of Hawai i 25 Aupuni St. _ _ Hilo, Hawaii 96710 " - . ' ~ • ~ ^ Dear Ms. Goldstein, Seamount Enterprises, LLC's application for an Agricultural Project District, TMK: 381-009-018, 019, 020, 021, 022, 023 and 024, Ka'awaloa, South Kona, Island ofHawai'i I have had an opportunity to review the above referenced application and, as a neighboring farmer, would like to offer the following points regarding this application: The subject property has been fully developed with marketable fruit trees. The orchard is in excellent condition and the owner has spent considerable time and money in developing this property for agricultural use. The previous owner had used the property for seasonal cattle grazing. This property is highly productive agricultural land and, due to the seasonal rainfall, best suited to orchard use. The creation of this agricultural project district will insure that the agricultural use of the property remains and that the users of this land will follow the best management practices in their continuance of the farming use of this property. The continued viability of agriculture within the Kona Agricultural Belt is of great concern to the residents of this district. The utilization of the Agricultural Project District to insure that this agriculture use remains is of utmost importance in protecting these agricultural lands. I urge you to approve the agricultural project district for the above referenced property based on its fully developed status and continued agriculture use. Thank you for this opportunity to comment. If you have any questions you may reach me at 323- 3209. Sincerel G. Rick Robinson P. 0. Box 430 ~ 3n Kealakekua, Ha~yai'i 96750 1. a.3 • EXHI~IY ooh Agro Resources, InG AgrfbusfnessManagement June 20, 1997 D Ms. Virginia Goldstein Planning Director, ~ r County of Hawaii ~ ~ - N - y 25 Aupuni Street Hilo, HI 96720 - . r r Re: Proposed Ka'awaloa Orchards - _ Agricultural Project District Dear Virginia, My company, Agro Resources, Inc., has managed Ka'awaloa Orchards for the past four years. While we have undertaken extensive cost cutting and other steps to increase the economic efficiency of our operation, we aze not able to meet our client's targets because of the high costs of tabor and doing business in Hawaii We have actively studied the alternatives including shutting down the operation. The proposed Agricultural Project District seems to be the best alternative as this plan will keep the land in active agriculture. It would be a loss for Kona agriculture if this innovative and productive orchard were not perpetuated. Agro Resources has agreed to work with the applicant to offer a range of centralized management services to the lot holders, such as cultivation and marketing. If you have any questions regarding the management or operations of the orchard, please call or fax me. In my capacity as an officer of Seamount Enterprises LLC., I will be handling the community relations for the proposed Agricultural Project District. I am already working with the neighboring property owners and enclose a letter which [ am distributing to the effected parties from Leo Fleming P.E. for your files. ~H~~~Y 1.:,=jam ~ P.O. Box 2933 Kamuela, Hawaii 96743 885-6311 • Proposed Ka'awaloa Orchards Agricultural Project District Page 2 I would appreciate it if you would instruct your staff to contact me immediately if any community concerns come to your attention so that I may address them on behalf of Ka'awaloa Orchards. My fax number is 325-1441. Copies of all correspondence should also go to the Seamount office at 845 Bellevue PI. E.#308, Seattle, WA 98102 Yours Sincerely, Sally Rice Vice president Encl: Letter '.0 I. FLEMING P. E' P.O. Box 396 Kailua-Kona, Hawaii 96740 329-2141 Sally Rice Seamount Enterprises LLC P.O. Box 5458 Kailua-Kona HI 96745 Re: Proposed Ka'awaloa Orchards Agricultural Project District Dear Sally, June 3, 1997 Regarding the concerns about the roadway for the proposed Ka'awaloa Orchards Agricultural Project District crossing portions of Lots 46 through 76, the following is being proposed: 1) The existing road (previously designed by me) between lots 46 and 56 will remain in its present form. Z) A similar standard will be continued between lots 6B and 76, 16 feet of pavement in a 20 foot graded right of way. 3) The road will be engineered for and posted at a 15 mph speed. The impacts of this proposal are significantly less than that of a County Standard Road, which the County could impose and for which Easements Al and A5, as shown on the attached subdivision map (exhibit "B") have been specifically reserved. I understand that further cut slope fill easements have been reserved over 66 and 78. I have prepared a sketch (exhibit "A") of typical cross sections of both the proposed road and the County Standard Road for comparative purposes. I also include a preliminary sketch of the-cut and fill necessary for the' proposed extension of the existing road engineered for 1 5 MPH. The cut and fill for a County standard road would be much more extensive both because of the greater width and because it would have to be engineered fora 25 MPH speed which would require a substantially greater degree of grading. Regarding the suggestion of speed bumps, I am unwilling to include these on my drawings for liability reasons. I do not believe that the Department of Public Works will accept them and I point out that the same risk of liability could extend to the lot holders on which such speed bumps might be located. They are not a practical alternative. Speed will be naturally reduced by the narrower 15 MPH design of the proposed road. Speed can be further reduced by extensive use of signs such as Private Road, Children at Play, and 15 MPH. I am willing to include these in my drawings. If the 1 5 MPH design speed is accepted, I will have some flexibility to design a road which encourages caution while maintaining sound engineering practices. Please be assured that I will be personally supervising the implementation of my work. This will include the eventual layout in the field, and consultation with the lot holders regarding the mitigation of any construction impacts. Should you or any of the lot holders have any further questions, please do not hesitate to contact me directly. Yours incerely, eo Flemin-g P.~' far 1-~ t 1t f f 1 - - - - - ,POAO EAjEME.tiT I i i / _Lor~B _ .PDAO EXGfIYffT/ON~,~ElGif /cA~E ~ /"=/OD' F/N~lN~n2,av~ ~ - - r ~ ~ i- „ rYPSO-f,T,Po.~a jE~ria~v Foe3,~~. ffr. Lars _~v~s,~~o /o' i~' fiN. lo,C'.~06' ~ i . ~ . lyP ZD Fl iPOAO~F.%T/ ~ %N05.P fP~G/4t Ate, ~P Ga.~v. i ~DT 1 ~ i _ ~ f x ~ _ - - - - - ~ - ~OAo EAjEM~NT I i I ~ Lor ~B i .POAO EXGAYffT/O.V~,~ETGS/ j%f+tE~/"=/00' ?S ~ s~~ ~ 1./N.ql ~F~~E ~ - - f/•v~lN~a,2i+v~ ~ r r `If~'CY' ~ ' ~ ~ lYP ~o Fr. ,Po~a j~.:Tiav Fa,~ 3 fJ~ , ff~. L~rf -~~~ss~ /o' I FiN. lj~AOE'' v' Q,~iG/NA G'~°~D JyP. Z9 Ft ,Pofro f_~GT/ON UNn~.2 fP~~i~s A~_, j~!~_ Govt/ ,t/o; c~s~ - - n I~~ M a ~ nd 1. • t ~,YV d ~ 3 pp tltl a ~i• • N X01 i R '+•ni p 3~ d6 t 2` F^~~n e „ p~ aa~ $ ! j x~ - ~ I 1 ~ ~1 3_ .4 'i t t`` - ~ is ~!i' i; • ai ~ ---.a---~.---- ll a i a i tit i / ! F~ ~ ! ' ! , d+~(,)kNv~` ;~i ' ry Fe ~ "~I + .It tee 1~~ g ;~4'7•p ~ i ,fir""J' + _ } ~ , `fit?v~afp f;~lc~• +t iF i 'vi• ( ^ c F • a ! g . I -~_Y.ew---- - i • 1 Y J Y ~ 1~ } t a 1 } a ~ I + + ~ \r ~ ,y •L ~ ~ < ~.1 ! _ 4 iij1~ g`- ';r ~4~:s w• T E _ ~ ~I l; a fi + : e J 4 . n Z° H(lL.~ ~~~TNE~S INC. Exotic Fruit Growers S Distributor Virginia Goldstein planning Director, County of Hawaii r June 12, 1997 ~ V Deaz Virginia, I am writing to comment in favor of the Agricultural Project District Application by Seamount Enterprises, LLC, dba Ka'awaloa C7chazds. As you know, I have been involved in the tropical fruit industry in Hawaii County since the late seventies. I have watched this orchard develop from it's inception. In my opinion ICa'awaloa Orchazds is among the finest lychee orchazds in the State of Hawaii. It is well designed using the best cultivazs and state of the azt irrigation. Additionally, that particular azea is ideal for lychee production and that orchard again, this yeaz, got a 5046 price premium for its fruit. The rambutans and avocados in the orchard are also of the highest quality. The concept of dividing that farm into smaller units as defined in the application is sound. Because the orchards are already productive and earning a substantial income, the new lot owners have every incentive to continue the farming operation. Having access to shazed equipment and packing facilities contributes to it's economic viability. I will be testifying in favor when the hearing for this project is held. Sincerely Eric Weinert EXHIBIT (:~E~B2 P.O. Box 388 Kurtistown, Hawaii 96760 (808) 966-6633 FAX (808) 966-6900 w PAC INV. HAWAII, INC. _ _ 1000 Bishop Street, 10th Floor Honolulu, Hawaii 96813 n f '.~'i7 Jli~ L~~ f Ir~ ~ ~ L'.. July 23, 1997 ~CUrii'f' , ~ cl,,, Ms. Virginia Goldstein, Director Planning Department County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 lte: Agricultural Project District Application Seamount Enterprises, LLC, dba Ka'awaloa Orchards TMK 8-1-09:18, 19, & 21 and portions of TMK 8-1-09:20, 22, 23, & 24 Agricultural Project District Application Deaz Ms. Goldstein: We are writing in support of Seamount Enterprises application of Agricultural Project District designation for 22.511 acres located in Ka'awaloa, South Kona, Hawaii. We believe that the planned agricultural community provides a viable yet unobtrusive means to preserve and protect the existing agricultural uses of this land. In discussions with Seamount, it appears that in today's market the mixed fruit orchazds which exist on this property cannot be cultivated and harvested economically. Seamount has the option of abandoning this beautiful and productive orchard but is attempting to preserve it by subdividing the land i~o seven 3+ acre farm parcels which would enable the establishment of small low-overhead family-operated farming units. We believe that the comprehensive plan's limits on the nature and amount of development within each lot will effectively protect the agricultural character of this area. _ Sincerely, PAC AII,1NC. Phi ip Y. o - Agent EXHIBIT (~~2~4 AGRICULTURAL PROJECT DISTRICT APPLICATION COUNTY OF HAWAII PLANNING DEPARTMENT Applicant: Seamount Enterprises, LLC, dba Ka'awaloa Orchards Lot 1 and "Pole" portion of Lot 2 Being portions of R.P. 4356 and 7532 , L.C. Aw. 8452, Apana 10 to Keohokalole TMK: (3) 8-1-09:18, 19 and 21 and portions of (3)8-1-09:20, 22, 23 and 24 Ka'awaloa, South Kona, Hawaii ~IH'r-1S 9r iS:Si FPOPi: SCHUTTE 808-934-9819 T0:505 988 5360 PgGE: 01 ~ APPLICATION FOR CEANGE OP ZONE COONTY OF HAWAII PLANNING DEPA&TMENT APPLICANT: sEAMOUNT ENTERPRISES LLC, dba xA'AWALOA ORCHARDS APPLICANT'S SIGNATIIRE: DATES-IS'`I~- ADDRESS: 845 Believe Place, E. Suite 308 Seattle, Washington 98102 LIST APPLICANT'S INTEREST IP NOT OWNER LIST PRINCIPAL(S) ZNCLIIDING NAMES OP MAIN OFFICERS Christopher Norris, Manager TELEPHONE-HOSINESS: (206) 323-0653 RESIDENCE' same REQOEST: AC-5 ~ Agricultural Project District Existing zoning roposa zoning TAX MAP REY: {3) 8-1-09-19 (as consolidated into lot #1) AREA OP PROPERTY OR AFPECTED AREA(S) TO HE REZONED: 22-511 acres LANDOWNER(S) : - Seamount Enterprises LLC OWNER' S SIGNATIIRE DATE: S ' ~S" `1 AGENT: Sandra Pechcer Schulte May e y efts! ADDRESS: 101 Auouni Street, Suite 1o14A Hilo, Hawaii 96720 TELEPHONE-ROSINESS: 969-7331 RESIDENCE: Pleaaa indicate to whom original correspondence and copies should be Sent, ORIGINAL Seamount Enterprises COPIES Sandra Pechter Schutte (See Instzvctions in Hack) w ATTACHMENT PURSUANT TO SECTION 25-6-54, HCC AGRICULTURAL PROJECT DISTRICT APPLICATION APPLICANT: SEAMOUNT ENTERPRISES, LLC I. DESCRIPTION OF PROPERTY The property is situated at Ka'awaloa, South Kona, Hawaii, makai of the Hawaii Belt Road (Route 11) and Napo'opo'o Road, and is identified as Lot 1 and the pole of Lot 2 as shown in that final subdivision plat prepared by Wes Thomas Associates, approved by the County of Hawaii on May 6, 1997 as Subdivision No. 6835. The property is a portion of R.P. 4356 and 7532 , L.C. Aw. 8452, Apana 10 to Keohokalole, and is designated by State of Hawaii Tax Map Key Nos. (3) 8-1-09:18, 19 and 21 and portions of (3) 8-1-09:20, 22, 23 and 24, and was conveyed to the Applicant by Wazranty Deed dated May 14, 1997, recorded in the Bureau of Conveyances of the State of Hawaii on May 16, 1997, as Document No. 97-064097. IL LOCATION MAP AND MASTER CONCEPTUAL PLAN A location map and master conceptual plan is attached to this application as Exhibit "1 III. DESCRIPTION OF THE PROPOSED AGRICULTURAL PROJECT DISTRICT The agricultural project proposed by the requested Agricultural Project District is intended to convert an existing tropical fruit orchazd operation on 22.511 acres of land, situated at Ka'awaloa, South Kona, Hawaii (the "Project Area"), into a planned agricultural community, which maintains the orchards, provides for the establishment of farm dwellings accessory to the orchards, and establishes certain protective covenants for the maintenance of the needed infrastructural facilities and systems to support the agricultural operations (the "Project"). The layout of this Project is shown on the Master Conceptual Plan, attached as Exhibit "1 The features of the Project include: (1) The subdivision of the pazcel into seven lots that range in size from 3 acres to approximately 3.5 acres. A protective covenant is proposed to be recorded against the land which would prohibit any further subdivision for a period of 40 years. Subdivision after that period would only be permitted with the consent of the County of Hawaii and of a majority of the land owners within the Agricultural Project District. (2) The extension of the existing private roadway by approximately 1,000 feet to provide access to the Project Area from Napo'opo'o Road. The roadway is proposed to follow the natural contours of the land as much as possible. The grade of the roadway will not exceed 20% in any area; however, the roadway will be engineered for a maximum speed of 15 mile per hour to accommodate the existing land contours. The roadway will continue the same standazd as the existing roadway, with a paved roadway width of 16 feet within a 20-foot wide graded right-of--way, in order to maintain the agricultural chazacter of the azea. The roadway will be posted for a speed of 15 miles per hour. aKdist. app r. (3) Only one faun dwelling will be permitted on each lot created, and the azea utilized for fazm dwelling purposes will be limited to 15% of the total lot azea. The remainder of the lot may only be utilized for permitted agricultural purposes. These restrictions will be contained in protective covenants recorded against the land. An existing farm dwelling within the Project Area will be maintained as the farm dwelling for one of the newly created lots. (4) The existing tropical fruit orchazds, which produce lychee, raznbutan and avocado, aze to be maintained on the newly created lots as long as they aze viable. The permitted agricultural uses aze, however, proposed to be somewhat broader, permitting orchazds, crop production, floriculture, nurseries and similar uses dealing the with growing of plants. Accessory uses and facilities such as shade houses, agricultural storage sheds and other uses necessazy to facilitate or process the primazy agricultural products aze also proposed to be permitted. Public retail sales of agricultural products will, however, be prohibited. These restrictions aze also proposed to be contained in protective covenants recorded against the land. (5) It is proposed that the existing private water system be maintained as it is entirely suitable and adequate for the needs of the existing orchard. This system provides water to the existing residence and irrigates the entire orchazd. It is connected to six existing County water meters installed along Napo'opo'o Road and serves the subject properly via a waterline easement as shown on the Master Conceptual Plan. At the time of subdivision, a seventh meter would be installed and one meter assigned to each of the lots. Any changes to this existing private water system, including changes required for the construction of future farm dwellings would be the responsibility of lot owners. (6) In order to preserve the Waal character of the azea, it is proposed that no street lights be installed within the Project Area. The existing street light (outside of the Project Area) at the intersection of the existing private road and Napo'opo'o Road would be maintained. IV. OBJECTIVES OF THE PROJECT CONSISTENT WITH SECTION 6, HCC: AGRICULTURAL PROJECT DISTRICT The Project Area is presently developed as a tropical fruit orchazd. The main crops aze lychee, rambutan and avocado. The objective of the request for an Agricultural Project District is to allow the diversification of ownership in the Project Area, and stewazdship of the land, which will result in the substantial preservation of the orchazd. High outside labor and management costs make it uneconomical to continue to operate the orchazd in its present form. Smaller orchazd lots, that are manageable as family operations, can contain these costs, while preserving the agricultural character of the area. The proposed Agricultural Project District will provide a planned agricultural community that maintains the existing agricultural uses and the integrity of the rural South Kona azea, while providing opportunities for residential use associated with the agricultural activities. agdis~ app 2 t. The planned agricultural community, proposed by the Project, proposes many features to preserve the orchazd operations while maintaining the integrity of the surrounding South Kona rural and agricultural azea. These features necessitate exceptions to the traditional requirements of the Zoning and Subdivision Codes. As such, the Project lends itself to development as a planned Agricultural Project District, in lieu of a traditional agricultural development that would require additional variances from the requirements of the Zoning and Subdivision Codes. The development ofthe Project as an Agricultural Project District is consistent with the purpose this district, as stated under Section 25-6-50 of the Hawaii County Code. Essentially, the Project provides a flexible and creative approach to provide small scale agricultural activities and associated residential uses. It provides a continuity in land use and design since land uses will be similaz to those of the two-acre lot subdivision directly mauka. It satisfies the demand for a rural lifestyle, and it provides the needed infrastructural facilities and systems to support the development. A principal component of the rural lifestyle is the motivation for good stewazdship which arises from the ownership by a family of an individual fee simple lot. The Project is also consistent with the criteria under Section 25-6-51 of the Hawaii County Code for establishment of this district. The general welfare is served by the preservation of the orchard, with a comprehensive planning approach. The orchazd is a substantial aesthetic and environmental attribute to the azea. It is also the lazgest commercial producing planting of the "Kaimana" lychee, developed by the University of Hawaii. The Project is consistent with the intent and purpose of the Zoning Code and the County General Plan. This planned development, which maintains the existing agricultural chazacter of the 22.5-acre parcel, will not result in a substantial adverse impact upon the surrounding area or the South Kona region. V. DESCRIPTION OF OPEN SPACES FOR PROJECT DISTRICT The proposed Agricultural Project District would consist primarily of fruit orchazds. Only fifteen percent of the total area of each lot could be utilized for farm dwelling and other and other non-agricultural uses. Because the property is an existing tropical fruit orchard, there are no other open spaces proposed for the Agricultural Project District. VI. METES AND BOUNDS DESCRIPTION A metes and bounds description of the real property proposed for the Agricultural Project District, prepared by Dennis H. Nakaoka, Licensed Professional Land Surveyor, with Wes Thomas Associates, is attached to this application as Exhibit " 2". VII. AGRICULTURAL REZONING QUESTIONNAIRE A completed Planning Department Agricultural Rezoning Questionnaire is attached to this application as Exhibit " 3". agdist. app 3 r. VIII. FULL SIZE MASTER CONCEPTUAL PLAN A full size (2' x 3') conceptual master plan is submitted concurrently with this application. IX. NAMES AND ADDRESSES OF SURROUNDING PROPERTY OWNERS The names and addresses of those property owners and lessees of record within five hundred feet of the Project Area aze attached to this application as Exhibit "4". X. BACKGROUND AND COUNTY ENVIRONMENTAL REPORT A background and county environmental report is submitted concurrently with this application. agdist. app 4 a. N ~ 2 or = O 8 $ °n ~3 °a 3. x 3 ^o a~ ~ fi s Y° ~ ?a 4 t ~8 3 x2 s a ; ~ o ~ ~ ~ F ~a III N ^ ~ i o b z~ it y ~ F~ 3~ ~ ~ o' ~ `w~ ~ ~ ~ S 3 ~g i~5 M : Ilj i ~o c - 5 3 ~ u0 II l„' v a ~ o II ' i 7 Qw , a x Q. I I ~ » y II ~ H I ~ ~ ~ { ~~~1'S" _ II r ~ ¢ h ~ 11 t ~ ~ I u ~ E ~ r 47 p \ is=---- a `4 fi ~ p ~Y3 1 ~ 5_ ~ ~ 4 F ~ e~~~ ° .p ~ R} 1 w h r kb ~ I ; a ~ ~ i e o ~ p 1 j ~ y O ~ l~ ~ I I ~ v 4a ti a~ O Ry I o~ ~ O G~ n I ~ c o ~ ZZ ~ ~ y ~ a ~p c ~ ~ ~ a ~ ; ~ ~ z; ~ ~ Iii ~t ~ o ~ o• o a ~ 3 - ~ ,i~ li p~ ~ ~ ~ ~ ;o Z c~ n ~ i i e l Ili 0 0 OZ C ~.I I~ ii r 0 0 ~ y I I Ili ~i' ~ 5 C ~ i i o ~ oy~ ~ I ~ III ~ ` N ~ o ~ 1 a I o O j ~3; i~ Y ~ o ~ ~ ~R " ~ ~ O` C7 ~ i oadooem 8~in 's y o ~ m ~ V ` J y s ~ ~a „pr 1 H ~ I i i~ ~ ~ _ ~ i 111 ~ in 111 / I ~ ~j N ~ ~ i rg~a~~~F ~~i , T zm; n _ °i ~ ii ~ $ L'SD` ~08 e,4~ E~ Rl 6 pp ~ / ~ x. o iJ 3 0 111 ~I 1 r`/ / -gym A$ ~ ~ ~ ~ ~ s ~ Cb 4q =3 S` ~ 'i Cm 3~ a ~ `7 \ o A'AWALOA ORCHARDS" AGRICULTURAL PROJECT DISTRICT A PROPOSED "KA'AWALOA ORCHARDS" AGRICULTURAL PROJECT DISTRICT Land situated on the Southerly side of Ka'awaloa Road approximately 1,300 feet Westerly of Napoopoo Road at Ka'awaloa, South Kona, Island anti County of Hawaii, State of Hawaii. Being the whole of: Lot 1; Being also portions of; Lot 2; and Royal Patents 4386 and 7532, Land Commission Award 8452, Apana 10 to A. Keohokalole. Beginning at the Northerly corner of this parcel of land, being also a point on the Southerly side of Ka'awaloa Road, the coordinates of said point of beginning referred to Government Survey Triangulation Station "LAE O KANONI" being 21,718.24 feet North and 969.04 feet West and running by azimuths measured clockwise from True South: Thence, for the next four (4) courses following along Lot 4-A and along the remainder of Royal Patents 4386 and 7532, Land Commission Award 8452, Apana 10 to A. Keohokalole: 1. 327° 39' 139.28 fast to a point; 2. 328° 19' 250.45 feet to a point; 3. 327° 40' 64.68 feet to a point;' 4. 329° 55' 101.50 feet to a point; Thence, for the next seven (7) courses following along the remainder of Royal Patents 4386 and 7532, Land Commission Award 8452, Apana 10 to A. Keohokalole: 5. 324° 45' 40" 113.75 feet along Lot 7-B to a point; WES THOMAS ASSOC/AYES EXHIBIT 2 Land Smveyois 75-5749 Kalawa Sr.reeL Kadua-Kona, Hawan 96740-76'17 56.6 SED "KA'AWALOA ORCHARDS" AGRICULTURAL PROJECT DISTRICT n 6. 327° 11' 64.51 feet along Lot 7-B to a point; 7. 46° 00' 246.78 feet along the remainder of Lot 2 to a point; 8. 57° 00' 141.66 feet along the remainder of Lot 2 to a point; 9. 39° 00' 319.53 feet along the remainder of Lot 2 to a point; 10. 55° 25' 450.83 feet along Lot 3 to a point; 11. 145° 47' 987.61 fast along Lot 3 to a point; Thence, for the next seven (7) courses following along the Southerly side of Kaawaloa Road: 12. 254° 44' 195.20 feet to a point; 13. 248° 42' 172.77 feet to a point; 14. 232° 31' 161.85 feet to a point; 15. 234° 51' 164.85 feet to a point; 16. 236° 45' 95.61 feet to a point; 17. 240° 15' 333.26 feet to a point; 18. 238° 04' 58.93 feet to the point of beginning and containing an area of 22.511 Acres. TOGETHER WITH, Existing Easements "A-1" and "A-5" for Access and Utility Purposes. ~~~\S I; ; WES THOMAS ASSOCIATES O,F O LICENSED .y PROFESSIONAL l~/!/// /J LAND it SUl;VEYOR ~ Dennis H. Nakaoka No. ssoo Licensed Professional Land Sunre or y~~'1~All, ~~P State of Hawaii Certificate No. LS-5500 75-5749 Kalawa Street Kailua-Kona, Hawaii 96740-1817 _ TM K: 8-1-09: Portion 18 through 24 (3rd Division) April 24, 1997 WES THOMAS ASSOC/AYES Land Surveyors 755749 Kalawa Scn~ec Kailua-Kona. Hawau 96 7 40-1 81 7 ATTACHMENT t~ Agricultural Rezoning PLANNING DEPART.IENT COIINTY OF HAWAII APPLICATION FOR CHANGE OF ZONE i. If your request is approved, do you intend to subdivide the subject land in accordance vieh the approved change of zone? Yes If +}es, please answer the rest of question 1 and then to question 3. a. How many acres of the requested area do you intend [a subdivide? 22.511 acre; b. Into what lot sizes? 3 acres c. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans 9 months co the Planning Department for preliminary approval? d. Do you intend co build houses on the newly created Iots? No If yes, please answer the following questions: On how many of those lots? N/A At what approximate price range? House N/A Lot N/A Total N/A Approximately how long, after approval of the subdivision, would the first house be available for occupancy? N/A If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. Attached 2. If you have no firm plans of aubdividiag the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? N/A b. Seil or lease the land to someone who has tentatlve plans? N/A c. Sell or lease the land to someone who has no plans? N/A d. Keep it'. N/A e. Other (please state) P.D. 7_ 5/8a EXHIBIT3 MR'.-13 97 13:32 FEOM:SCHUTTE 808-93~-9819 T0:505 988 536© PPGE:04 i f. If you intend co do either a, b, c, please elaborate on the kind of plans the ocher party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect co transfer the subjeee land to another party. 3. Do you [hink that your request and your further plans for the land will alleviate the local housing situation? ~O How? Yes 4. Are there any buildings on the subject area? If so, what kind? One single family residential dwelling. What do you intend to do with those buildings if your request is approved? Leave single family residential dwelling in its present condition. 5. Is the subject land currently being used for any agricultural activity? Yes If so, please List the kinds of products grown and on how many square Eeet or acres of land per product. Tropical fruit; approximately 8 scres Lychee, 5 acres Rambutan, and 4 acres Avocado. 6. Was your reques[ to allow for the creation of smaller agricultural Yes lots? IF s°, did your plan include the following considerations? Yes a. Commodity to be produced? What kinds of commodity? Tropical fruits Yes b. Suitablility of the proposed lot-site for that commodity? c. Sufficient farm size to allow reasonable chance of success in commercial agriculture? Yes -2- MR'.-13 97 13:32 FRDM:SCHUTTE 8D8-934-9819 T0: 505 988 5360 PRGE:05 d. Agricultural leases or other forms of assurance that potential buyers or leases would put the subject area into some form of agricultural use? Yes Please state the proposed type of arrangement. This i6 an existing orchard. Covenants, conditions and restrictions (CCbRs) will be established to limit the area of each lot which can be used for non-agricultural (residential) purposes. Please submit your agricultural plans for the subject area and present evidence of consideration of the above requirements together with your request Eor a change of zone. a~rn~had If you do not intend co subdivide the subject land for some sort of agricultural purpose, please state your other reasons. None 1. To your knowledge, has there been any flooding and/or drainage problem on the subject area? No If so, please describe the problem. 8. Do you think that the roads leading to the subject area needs Yes improvements? If so, what kind? The interesection of Napo'opo~o (Lower Government) Aoad and the Mamalahoa Highway. Is the road adequate for the proposed traffic volume or load? Yes 9. 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 -3- MR'r-13 97 13:32 FROM:SCHUTTE 808-934-9819 T0:505 988 5360 PRGE:06 Yes No e. Police Protection X f. Fire Protection X g. Recreational Facilities X h. Public Utilities X X i. Other For chose checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. Police snd fire services will be reQvired. Water, telephone and electrical power will be required for the property. SEAMOUNT ENTERPRISES LLC, dba KA'AWALOA ORCHARDS Signature: Y CHRISTOPHER NORRZE, Its Manager Address: 845 Helleve Place E Suite 308 Seattle, Washington 98102 telephone: (206) 323-0653 Date: -4- LIST OF SURROUNDING PROPERTY OWNERS/LESSEES WITHIN 500' OF TAX MAP KEY PARCEL: (3) 8-1-09:18,19 and 21 Ond portions of 8-1-09:20.22.23. and 24 8-2-2:02 Kealakekua Ranch, Ltd. 8-1-9:17 Christopher Norrie 8-2-2:54 Beatrice H. Greenwell P.O. Box 339 P.O. Box 399 Captain Cook, Hawaii 96704 Captain Cook, Hawaii 96740 USCOC of Hawaii 3, Inc. (lessee) 8-1-9:02 Captain Cook (Royal Hawaiian) Co. c/o U.S. Cellular 8-1-9:14 801 Kaheka Street P.O. Box 31369 8-1-9:29 Honolulu, Hawaii 96814 Chicago, Illinois 60631-0369 8-1-9:03 Raymond W. Smith, et al. 8-1-9:25 Christopher Norrie 8-1-9:33 c/o Dexter Smith 8-1-9:27 P.O. Box 339 8-1-9:34 240 N. Judd Street Captain Cook, Hawaii 96704 8-1-9:35 Honolulu, Hawaii 96817 8-1-9:37 8-1-9:30 Brian J. & Andrea D. Lievens P.O. Box 190 8-1-9:04 Alfred W. Smith Trust Captain Cook, Hawaii 96704 P.O. Box 1264 K_ ealakekua, Hawaii 96750-1264 8-1-9:31 Eric & Elizabeth W. Curtis P.O. Box 491 8-1-9:16 Laurence M. & Brenda J. Fort Trust Kealakekua, Hawaii 96750-0491 81-6195 Napoopoo Road Captain Cook, Hawaii 96704 8-1-9:32 Gunnar Freivalds & Barbara Allen 8950 Chapman Road Bozeman, Montana 59718 EXHIBIT 4 BACKGROUND AND COUNTY ENVIRONMENTAL REPORT Agricultural Project District Application Agricultural (A-Sa) to Agricultural Project District (APD) Ka'awaloa, South Kona, Island, County and State otHawaii TMK: (3) 8-1-09:18,19 and 21 and portions of (3) 8-1-09:20, 22, 23 and 24 Applicant: SEAMOUNT ENTERPRISES, LLC dba KA'AWALOA ORCHARDS 845 Bellevue Place, East, Suite 308 Seattle, Washington 98102 For Submittal to: County of Hawaii Planning Director May, 1997 7 BACKGROUND AND ENVIRONMENTAL REPORT Agricultural Project District Application for Ka'awaloa Orchards A. SUBJECT REQUEST 1. Details of Proposed Development a. Project Description: The agricultural project proposed by the requested Agricultural Project District is intended to convert an existing tropical fruit orchard operation on 22.511 acres of land, situated at Ka'awaloa, South Kona, Hawaii (the "Project Area"), into a planned agricultural community, which maintains the orchazds, provides for the establishment of farm dwellings accessory to the orchards, and establishes certain protective covenants for the maintenance of the needed infrastructural facilities and systems to support the agricultural operations (the "Project"). The layout of this Project is shown on the Master Conceptual Plan, attached as Exhibit "A". The features ofthe Project include: { 1) The subdivision of the parcel into seven lots that range in size from 3 acres to approximately 3.5 acres. A protective covenant is proposed to be recorded against the land which would prohibit any further subdivision for a period of 40 years. Subdivision after that period would only be permitted with the consent of the County of Hawaii and of a majority of the land owners within the Agricultural Project District. {2) The extension of the existing private roadway by approximately 1,000 feet to provide access to the Project Area from Napo'opo'o Road. The roadway is proposed to follow the natural contours of the land as much as possible. The grade of the roadway will not exceed 20% in any area; however, the roadway will be engineered for a maximum speed of 15 mile per hour to accommodate the existing land contours. The roadway will be constructed to the same standards as the existing roadway with a paved roadway width of 16 feet within a 20-foot wide graded right-of--way, in order to maintain the agricultural chazacter of the area. A further 15-foot ungraded roadway setback will be reserved on either side of the existing roadway and its extension. (3) Only one farm dwelling will be permitted on each lot created, and the area utilized for farm dwelling purposes will be limited to l5% of the total lot area. The remainder of the lot must continue to be utilized for permitted agricultural purposes. These restrictions will be contained in protective covenants recorded against the land. An existing farm dwelling within the Project Area will be maintained as the farm dwelling for one of the newly created lots. {4) The existing tropical fruit orchards, which produce lychee, rambutan and avocado, are to be maintained on the newly created lots as long as they aze viable. The agdis~. upp permitted agricultural uses aze, however, proposed to be somewhat broader, permitting orchazds, crop production, floriculture, nurseries and similaz uses dealing the with growing of plants. Accessory uses and facilities such as shade houses, agricultural storage sheds and other uses necessary to facilitate or process the primary agricultural products aze also proposed to be permitted. Public retail sales of agricultural products will, however, be prohibited. These restrictions are also proposed to be contained in protective covenants recorded against the land. (5) It is proposed that the existing private water system be maintained as it is entirely suitable and adequate for the needs of the existing orchazd. This system provides water to the existing residence and irrigates the entire orchazd. It is connected to six existing County water meters installed along Napo'opo'o Road and serves the subject property via a waterline easement as shown on the master conceptual plan. At the time of subdivision, a seventh meter would be installed and one meter assigned to each of the lots. Any changes to this existing private water system, including changes required for the construction of future fazm dwellings would be the responsibility of lot owners. (6) In order to preserve the rural chazacter of the azea, it is proposed that no street lights be installed within the Project Area. The existing street light (outside of the Project Area) at the intersection of the existing private road and Napo'opo'o Road would be maintained. b. Objectives and Reasons for Request: The Project Area is presently developed as a tropical fruit orchazd. The main crops aze lychee, rambutan and avocado. The objective of the request for an Agricultural Project District is to allow the diversification of ownership in the Project Area, and stewazdship of the land, which will result in the substantial preservation of the orchazd. High outside labor and management costs make it uneconomical to continue to operate the orchazd in its present form. Smaller orchazd lots, that aze manageable as family operations, can contain these costs, while preserving the agricultural chazacter of the azea. The proposed Agricultural Project District will provide a planned agricultural community that maintains the existing agricultural uses and the integrity of the rural South Kona azea, while providing opportunities for residential use associated with the agricultural activities. The planned agricultural community, proposed by the Project, proposes many features to preserve the orchard operations while maintaining the integrity of the surrounding South Kona rural and agricultural azea. These features necessitate exceptions to the traditional requirements of the Zoning and Subdivision Codes. As such, the Project lends itself to development as a planned Agricultural Project District, in lieu of a traditional agricultural development that would require additional variances from the requirements of the Zoning and Subdivision Codes. The development of the Project as an Agricultural Project District is consistent with the purpose this district, as stated under Section 25-6-50 of the Hawaii County Code. Essentially, the Project provides a flexible and creative approach to provide small scale agricultural activities and associated residential uses. It provides a continuity in land use and design since land uses will be similar to those of the mauka two-acre lot subdivision. It satisfies 2 agdist. app • the demand for a rural lifestyle, and it provides the needed infrastructural facilities and systems to support the development. A principal component of the rural lifestyle is the motivation for good stewardship which arises from the ownership by a family of an individual fee simple lot. The Project is also consistent with the criteria under Section 25-6-51 of the Hawaii County Code for establishment of this district. The general welfare is served by the preservation of the orchazd, with a comprehensive planning approach. The orchard is a substantial aesthetic and environmental attribute to the area. It is also the lazgest commercial producing planting of the "Kaimana" lychee, developed by the University of Hawaii. The Project is consistent with the intent and purpose of the Zoning Code and the County General Plan. This planned development, which maintains the existing agricultural character of the 22.5- acre parcel, will not result in a substantial adverse impact upon the surrounding area or the South Kona region. c. Project Area: The Project Area consists of approximately 22.511 acres in Ka'awaloa, South Kona, consisting of Lot 1 and the pole portion of Lot 2 as shown in that final subdivision plat prepared by Wes Thomas Associates, approved by the County of Hawaii on May 6, 1997 as Subdivision No. 6835. The property is also a portion of R.P. 4356 and 7532 , L.C. Aw. 8452, Apana 10 to Keohokalole. The Project Area is makai of the Hawaii Belt Road (Route 11) and Napo'opo'o Road (old Government Road) and borders Ka'awaloa Road on the Kailua side. It is approximately 3,000 feet makai of Kealakekua Pali (see location map attached as Exhibit 1). The Project Area is designated by State of Hawaii Tax Map Key Nos. (3) 8-1-09:18, 19 and 21 and portions of (3) 8-1-09:20, 22, 23 and 24.' d. Proposed Lots: Seven lots ranging in size from 3 acres to approximately 3.5 acres will be created by this Agricultural Project District. Covenants running with the land would prohibit further subdivision fora 40-year period. Thereafter, subdivision would only be permitted with the consent of the County of Hawaii and a majority of lot owners. e. Time Frame and Cost: The cost of infrastructural developments, including roads and utilities is estimated to be approximately $100,000.00. It is the intention of the applicant to move directly into the subdivision approval process immediately upon receiving approval for this proposed Agricultural Project District, and to complete the required improvements directly thereafter. The estimated time of completion is the second half of 1998. f. Membership/Employees: The Agricultural Project District would eventually consist of seven lot owners. A cooperative approach amongst the lot owners as to the maintenance of the orchard and its concomitant infrastructure will be encouraged. The tax map key numbers of these parcels were recently changed by reason of the consolidation and resubdivsion approved by [he County of Hawaii on May 6, 1997, as Subdivision No. 6835. The new [ax map key numbers were not available at the time that this application was prepared. 3 agdist. aPD Agro Resources Inc., a well established agricultural management company in South Kona, has agreed to make formal commitments to offer orchazd management services to all new lot owners. This will allow for substantial savings in equipment purchase and efficiencies of scale in bulk purchases, and the use of common packing and marketing facilities maintained by Agro Resources neazby. Each owner would have the option of customizing their service relationship with Agro Resources from full management to individual services such as mowing. The employees performing these orchard services would be the employees of Agro Resources unless an individual lot owner pursued an individual management option, in which case the lot owner might employ agricultural workers directly. The employment requirements of the orchard aze seasonal. State requirements for worker's compensation insurance, TDI and Federal and State withholding for all agricultural workers make it an attractive alternative to effectively shaze agricultural workers and their management through the services offered by Agro Resources. g. Parking Arrangements: Vehicles would be parked on the portion of each lot that is set aside for farm dwelling use, and protective covenants would restrict the storage of recreational or commercial vehicles. h. Traffic Impacts: Access to the Project Area will be provided by an extension of the existing private road extending off of Napo'opo'o Road, over an existing 50-foot wide easement shown on the Master Conceptual Plan as Access Easements Al and A5. The existing road within these easements (shown as easement A2) presently provide access to four lots outside and mauka of the Project Area; Lots 4-B through 7-B. The lazger 50-foot access easement was reserved by the prior owner when the mauka lots were created, and the rights under this easement were conveyed to the Applicant. The impact on existing residential units located on Lots 4-B through 7-B will be mitigated by maintaining this roadway's present width of 16 feet of pavement in a 20-foot wide graded right-of--way. The remainder of the 50-foot easement will be reserved as a 15-foot ungraded roadway setback on either side of the roadway. It is anticipated that most of the traffic from the Project Area will turn left or mauka onto Napo'opo'o Road, a County maintained roadway, with a paved roadway width of 40 to 50 feet. The Napo'opo'o Road intersects the Hawaii Belt Road or Route 11 approximately one-quarter mile north or mauka of the Project Area. Route 11 is the main roadway through South Kona, with portions of this highway at various locations being under the jurisdiction of either the State or the County. At the intersection of Napo'opo'o Road, Route 11 is a two-lane, County maintained highway that has a paved roadway width of approximately 60 feet within a 130-foot right-of--way. The intersection ofNapo'opo'o Road and Route 11 is an unsignalized "T" intersection. agdist. app 4 A Traffic Impact Analysis, prepared in 1987 for the Kealakekua Makai Subdivisionz by Belt Collins & Associates, stated that as of 1987, the capacity of Napo'opo'o Road was approximately 1,800 vehicles per hour ("vph") and the capacity of Route 11 was approximately 1970 vph. The study also projected the 1990 p.m. peak hour (between 4:00 to 5:00 p.m.) traffic on Napo'opo'o Road as being 260 vph and on Route 11 as being 980 vph, which was well below the capacity of the two roadways. Since there has not been substantial development in this area since 1990, it can be assumed that the two roadways can still adequately accommodate the traffic generated by the six additional lots of the proposed Project. The Traffic Impact Analysis also analyzed the impact of a proposed 36-lot subdivision upon the intersection of Route 11 and the Napo'opo'o Road. It found the level of service to be "A" for all turning movements within the intersection, except for the movement of the mauka bound Napo'opo'o traffic fuming left onto northbound Route 11, which was found to be at service level "D". Level of service "A" indicates little or no traffic delays, level of service "D" indicates long traffic delays and level of service "E" indicates very long traffic delays. The Analysis also concluded that although the impact of 36 lots would be to change the level service for the p.m. peak hour from level "D" to "E", this change in service was only expected to occur in the p.m. peak hour. Therefore, no improvements to the intersection were recommended by the study for the proposed 36-lot subdivision. From the 1987 Traffic Impact Analysis, it can be concluded that the roadways and the intersection are adequate to handle the traffic generated from the proposed six additional lots of the Project. It should also be pointed out that under the present agricultural, 5-acre zoning (A- Sa), four lots could be created within the Project Area. Thus, the proposed Agricultural Project District would only add three lots to that already permitted by the existing zoning. In addition, to mitigate the impacts of the proposed development, the applicant is willing to create a restrictive covenant for the Agricultural Project District which would prohibit the construction of more than one farm dwelling on each of the lots. Since more than one farm dwelling can be constmcted on each of the four possible A-Sa lots under the present zoning, the density proposed by the Agricultural Project District may result in less traffic than that permitted by the present A-Sa zoning. I. Proposed Infrastructure: It is proposed that the existing private roadway providing access to Napo'opo'o Road (of 16 Feet ofpavement in a 20-foot, graded, right-of--way) be extended by approximately 1,000 feet as shown on the Master Conceptual Plan. As in easement SA, a further 15-foot ungraded roadway setback will be reserved on either side of the proposed roadway within the Project Area. The roadway is intended to follow the natural contours of the land as much as possible. The grade of the roadway will not exceed 20% in any area; however, the roadway will be engineered for a maximum speed of 15 mile per hour to accommodate the existing land contours. The entire roadway will be posted at a speed of 15 miles per hour. ZThe Kealakekua Makai Subdivision has never been developed. agdist. app 5 Overhead utility lines already extend to the Project Area. These lines would be extended to each lot, as needed, by the respective lot owner. Water is presently supplied to the Project Area from the County of Hawaii, Department of Water Supply system. Six County water meters aze presently located along the Napo'opo'o Road, with a private water distribution system extending through the orchazd within the Project Area. The existing private water system is proposed to be used for the Project, with a seventh additional water meter being installed along the Napo'opo'o Road. No off-site infrastructural improvements aze contemplated for the Project. B. CONFORMANCE WITH STATE/COUNTY PLANS 1. State Land Use Designation: The Project Area is designated Agricultural under the State land use classification system. The Proposed Agricultural Project District is pennitted under this land use designation. 2. Hawaii County General Plan Land Use Pattern Allocation Guide Map Designation: The Project Area is designated for orchazd use on the Land Use Pattern Allocation Guide (LUPAG) Map of the Hawaii County General Plan. This use is consistent with the uses proposed by the Agricultural Project District. 3. Hawaii County General Plan Goals, Policies, Standards and Courses of Action: The Hawaii County General Plan consists of goals, policies and standazds to guide the future long-range development of the County. The proposed Agricultural Project District is consistent with the following goals, policies and objectives discussed below: Economic Element Goals: Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. The County shall provide an economic environment which allows new, expanded or improved economic opportunities that aze compatible with the County's natural and social environment. Policies: The County of Hawaii shall assist the expansion of the agricultural industry, especially diversified agriculture, through the protection of important agricultural lands, The County of Hawaii shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. agdist. app 6 Standard: The island of Hawaii should be developed into a unique scientific and cultural model. The island should become a model of living where economic gains aze in balance with social and physical amenities. Development should be reviewed on the basis of total impact on the residents of the County, not only in terms of immediate short run economic benefits. Analysis: The South Kona district is primarily agricultural, and the proposed Agricultural Project District is consistent with the existing social environment in South Kona. The maintenance of the orchazd is also a substantial contribution to the physical environment of the area. In addition, the Project protects and strengthens the existing tropical fruit industry in the County. The creation of small orchazd parcels will provide an economic opportunity for a family managed tropical orchard business, which is in balance with the social and physical environment of the azea. Historic Sites Element Goal: Protect and enhance the sites, buildings and objects of significant historical and cultural importance to Hawaii. Policy: The County of Hawaii shall require both public and private developers of land to provide a historical survey prior to the clearing or development of land when there are indications that the land under consideration has historical significance. Analysis: Although the Project Area lies within the boundaries of the Kealakekua Bay Historic District, which is on the National Historic Register, it was cleared in 1987 pursuant to a USDA soil and water conservation plan and County of Hawaii Grubbing Permit No. 2451. Prior to the ]and clearing, an archaeological inventory was conducted by Chiniago, Inc., (Exhibit "B"attached} and amended by James Head (Exhibit "C" attached). No preservation was recommended under the inventory, or by the Department of Land and Natural Resources Historic Preservation Division. Public Utilities Element Goal: Ensure that adequate, efficient and dependable public utility services will be available to users. Analysis: Water, electricity and telephone service are presently available to service the lots of the proposed Agricultural Project District. Land Use Element Goal: Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. agdist. app 7 Policy: The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environments. Analysis: The proposed Agricultural Project District with 3-acre orchard lots is in keeping with the social, cultural and physical environment of the South Kona azea. This Project also meets the needs of residents by providing small farming enterprises that can be family managed. Land Use -Agriculture Element Goal: Identify, protect and maintain important agriculture lands on the island of Hawaii. Policies: Zoning shall protect and maintain important agricultural lands from urban encroachment. New approaches to preserve important agricultural land shall be implemented by the County. Rural style residential-agricultural developments, such as new small-scale rural communities or extensions of existing rural communities, shall be encouraged in appropriate locations. Analysis: The ALISH map designates the Project Area as "other important agricultural lands." The creation of 3-acre agricultural orchard lots will maintain the orchazd use of the land, which is a better utilization of these agricultural lands than the possible cattle grazing that would result from the abandonment of the orchazd. Further, the small-scale agricultural lots aze in keeping with the type of small agricultural lots throughout South Kona. South Kona -Economic Element Course of The County shall assist the further development of agriculture by protecting Action: important agricultural lands from urbanization, by providing necessary resources, such as water, and through other assistance. Analysis: The proposed Agricultural Project District will further assist in the development of the tropical fruit industry in South Kona. It will also maintain the agricultural use of the land; thus, protecting this agricultural land from urban development. 4. Zoning: The Project Area is presently zoned agricultural, with a minimum lot size of five acres (A-Sa). The requested Agricultural Project District would necessitate a change in zone to permit this special zoning district. The Project is consistent with the purpose of the Agricultural Project District as provided under Section 25-6-50 in the following manner: agdis[. app 8 n (1) The Project is a "flexible and creative planning approach" to assure the survival of the existing orchazd operation by creating "smaller scale agricultural activities and associated residential uses"in lieu of the present lazger orchard configuration that is no longer financially viable. The flexibility provided by this special zoning district also permits the variability of development standards regarding roadways and utilities in order to maintain the financial viability of family orchazd operations on these smaller lots, and preserve the rural qualities of the azea. (2) The Project provides "continuity in land use and design" in that it will be substantially similaz to the land use and design in the two-acre subdivision situated directly mauka of the Project Area. It also maintains the concept of small agricultural lots that aze prevalent throughout South Kona. (3) The Project "satisfies the demand for a rural lifestyle" in South Kona. (4) The "needed infrastructural facilities and systems" to support the orchazd operations aze being provided. The water system already exists and the extension of the existing roadway is appropriate for the agricultural requirements of the Agricultural Project District. The Project also meets the criteria under Section 25-6-51 for establishing an Agricultural Project District. The genera] welfaze requires that a comprehensive planning approach for this area should be adopted in order to preserve the existing tropical fruit orchazd operations. The required infrastructural facilities aze available to service the small scale orchazd lots. The Project is consistent with the intent and purpose of the Zoning Code and the County General Plan. Moreover, the development will not result in a substantial adverse impact upon the surrounding area or the South Kona region. 5. Regional Plan: The Kona Regional Plan, completed in 1983, recommends that the Project Area remain in agricultural use, which is consistent with the use proposed. 6. Special Management Area The Project Area is within the special management azea ("SMA") designated by the County Planning Commission, pursuant to Chapter 205A, Hawaii Revised Statutes and Rule 9 of the Planning Commission Rules of Practice and Procedure. Thus, an SMA assessment must be prepared for the proposed development, and an SMA use permit obtained prior to any development, unless the development is exempt from a permit under Rule 9. aKdist. app 9 C. PHYSICAL CHA_RACTERiSTICS A_ND ENVIRONMENT 14FTTIN OF THE PROPERTY AND SURROUNDING RFA 1. Physical Characteristics/Environmental Setting a. Description of Subject Property, Location, Climate, Topography, Slope, Soils: The Project Area is makai of Route 11 and Napo'opo'o Road (old Government Road) and borders Ka'awaloa Road on the Kailua side. It is approximately 3,000 feet mauka of Pali Kapu-O-Keoua. The Project Area was completely cleazed, bulldozed and rolled in 1987 and is now planted as a tropical fruit orchard. The age of the trees ranges from one to ten years. The land is gently sloping with a southwestern exposure. The elevation of the Project Area ranges between 1,000 feet above mean sea level at the makai boundary to 1,200 feet above mean sea level at the mauka boundary. Rainfall is between 40 and 50 inches per yeaz. The United States Department of Agriculture, Soil Conservation Services, Soil Survey Report classifies the soil on the Project Area as Kaimu, extremely stony peat over fragmented A'a. The slope ranges from 11 to 20 percent. There is one existing single-family, two-story dwelling of approximately 2,500 square feet under roof on the Project Area. Pazking space for two cars is provided under the dwelling unit. b. Lava Hazard Zone: The United States Geological Survey classifies the Project Area as being in Lava Flow Hazard Zone 3, on an ascending scale or risk, with 8 being the zone having the lowest risk and 1 being the zone with the highest risk. Zone 3 azeas include the lower slopes of Mauna Loa, where lava flows have covered approximately 15 to 20 percent of the azea during the past 750 yeazs. c. Distance from Coastline: The Project Area is more than 3,000 feet from the coastline. d. ALISH designation: The Agricultural Lands of Importance in the State of Hawaii (ALISH) designation for the Project Area is:"Other Important Agricultural Lands." e. USDA Natural Resources Conservation Services Soil Service Report Soil Type: The USDA Natural Resources Conservation Services Soil Services Soil Report designates the soil as rKED or Kaimu Extremely Stony Peat. This is a very shallow, well drained, organic soil over fragmented A'a, formed of organic matter and volcanic ash. The underlayment is fragmented A'a. Permeability is rapid, runoff slow and erosion hazazd slight. £ Land Study Bureau Soil Rating: The Land Study Bureau soil rating is C52 which is further described as: Volcanic Ash Rocky, well drained, and unsuited for machine tillability, with slope of 11 - 20 percent. agdist. app 1(] g. FIRM designation: The U.S. Corps of Engineers, Flood Insurance Rate Map designates the Project area as being within Zone X. Zone X is designated for those azeas outside the 500 yeaz flood plain. b. Existing Drainage Ways or Improvements: There aze no existing drainage ways or drainage improvements within the Project Area, or in the private road easement Al and A5. I. Air, Noise, Water Quality: Air quality will not be affected by the proposed Agricultural Project District as the present orchard and its attendant operations will remain substantially unchanged. Likewise the only noise associated with the orchard aze tractor operations which will remain substantially unchanged. The noise associated with increased residential use will not have a significant impact on the surrounding areas as that use is consistent with the small agricultural lots adjacent to the project area. Covenants running with the land will regulate unreasonable noise at given times of day. Water will be provided to each lot by separate County water meter through the existing private water system. Septic systems will be built for each individual residential unit in accordance with State Department of Health standards. 2. Historic Resources: The Project Area lies within the boundaries of the Kealakekua Bay Historic District which is on the National Historic Register. However, there aze no known archaeological resources in the Project Area. The entire Project Area was grubbed, lightly graded and then tracked smooth by heary equipment to facilitate orchazd operations. Hence, there aze no visible or known azchaeological features. The clearing was done in two increments pursuant to a USDA soil and water conservation plan, approved in 1987, and County of Hawaii grubbing permit number 2431. The County permit was based on an archaeological inventory conducted by Chiniago Inc. (Exhibit B attached), later amended by James Head, Archaeological Consultant (Exhibit C attached). The State Department of Land and Natural Resources, Historic Preservation Division recommended preservation of Sites 14265 and 14267 for information purposes; however these two sites are located outside and makai of the Project Area. 3. Natural Resources a. Existing F1oraUFaunal Resources: Flora within the Project Area consists primarily of fruit trees and wind break trees. There are also certain varieties of grasses, sedges and broad-leaf weeds. There aze no known threatened or endangered plant species on the Project Area. Based on a botanical inventory of the Project Area, the following plant species have been identified: 11 agdist. aPP Fruit Trees: Atemoya (Annona hybrid), avocado (Persea Americana), banana (Musa accuminata), breadfruit (Artocarpus utilis), cherimoya (Annona cherimola), grapefruit (Citrus paradisica), orange (Citrus simensis), tangerine (Citrus reticulata), tangelo (Citrus hybrid), white sapote (Casimiroa edulis), langsat (Lancium domesticum), Tongan (Euphoria Tongan), lychee (Litchi chinensis), rambutan (Nephelium lappaceum), coconut (Cocos nucifera), peach palm (Bractris gasipaes), vee apple (Spondias Cytherea). Wind-break Trees: Eucalyptus dunii, Eucalyptus troyiana, lobster claw flower (Heleconia caribaea), monkey pod (Samanea saman), kukui nut (Aleurites moluccana), silk oak (Grevillea robusta), china berry (Melia azedarach), jacaranda (Jacaranda mimosafolia). Grasses: California grass (Brachiaria mutica), goose grass (Eleusine indica), molasses grass (Melinis minutifolia), guinea grass (Panicum repens), Hilo grass (Paspalum conjugatum). Sedges: Kyllinga (Cyperus brevifolius), white kyllinga (Cyperus kylinga). Broad-Leaf Weeds: Honohono (Commelina diffusa), spleen amaranth (Amaranth dubius), spiny amazanth (Amaranth spinosa), alena (Boerhavia diffusa), oklock (Mirabilis Jalapa), pig weed (Portulaca oleracea), drymaria (Drymaria cordata), Japanese tea (Cassia leschenauliana), coffea senna (Cassia occidentalis), smooth rattle pod (Crotalaria mucronata), Florida beggar weed (Desmodium tortuosum), indigo (Indigofera suffruticosa), haole koa (Leucaena leucocephala), sensitive plant (Mimosa pudica), yellow wood sorrel (Oxalis corniculata), wood sorrel (Oxalis maritiana), Christmas berry (Schinus terrabinthafolia), graceful spurge (Euphorbia glomerifera), gazden spurge (Euphorbia hirta), petty spurge (Euphorbia peplus), prostate spurge (Euphorbia prostrata), Sacramento burr (Triumfetta semitriloba), hairy ilima (Abutilon grandifolium), falsemallow (Malvastrum coromandelianum), hairy morning glory (Merremia aegyptia), popolo (Solanum nigrum), peria (Momordica charantia), Spanish needle (Bidens pilosa), tree daisy (Montanoa hibiscifolea), yellow com beazd (Siegesbeckia orientalis), Asiatic hawksbeazd (Youngia japonica), Jamaican vervain (Stachytarpheta jamaicensis). Avifauna: With respect to the avifauna, the short winged owl or pueo (Asio flammeus sandwichensis) is the only endemic species which might occur at this site because it is relatively common in Hawaii, particulazly at higher elevations. However, there is no evidence of nesting of this species within the Project Area. No other endemic birds would be expected at the site given the elevation and location of the site and nature of the habitats available. No waterbirds should be found within the Project Area as there aze no wetlands. Exotic birds which are most abundant in the area include the Japanese white eye (Zosterpos japonicus), common myna (Acridotheres tristis), house finch (carpodacus mexicanus), zebra dove (Geopelia striata), nutmeg manikin (Lonchura punralata) and yellow fronted canary (Serinus mozabicus). agdist. app 12 Fauna: Mammals in the vicinity of the Project Area include the small Indian mongoose (Herpestes auropunctus), which is found in the day along with feral cats. There is evidence of rats appearing at night. The area is also inhabited by feral pigs, but they have been excluded from the orchazd by fencing because of the extensive damage which they can cause. As with the flora, no endangered species of avifauna or mammals are to be found inhabiting the Project Area. b. Scenic and Coastal Resources: The Project Area is 800 feet makai of Napo'opo'o Road. Because of the distance, downhill slope and extensive orchard and windbreak plantings, no residential dwelling unit constructed within the Project Area is likely to be visible from Napo'opo'o Road or any other road except for Ka'awaloa Road. Ka'awaloa Road is an unimproved dirt road accessible primarily by foot and horseback and is used to visit the azea azound Cook's monument. A mature eucalyptus windbreak is planted down the entire Ka'awaloa Road boundary of the Project Area obscures the orchazd and any future farm dwellings within the Project Area from sight. The Project Area is not readily visible from the coast, because of its distance from the coast (3,000 feet) and the intervening feature of Pali Kapu-O-Keoua. The Project Area cannot be seen from Keawakea Point, Cook's Monument, the village of Napo'opo'o, or Kealakekua Bay Estates. The roof of the existing residential dwelling unit on the subject property is only barely discernible (through binoculazs) from Palimano Point, from which many of the residential structures in the Captain Cook azea can also be seen. Thus, the scenic coastal resources will not be impacted by reason of the proposed Agricultural Project District. 4. Social-Economic CLaracteristics a. Social Settlement Pattern of the Area: The Project Area lies just south of the boundary between North and South Kona and immediately makai of the community of Captain Cook. In 1990, the population of South Kona was calculated to be 7,658 persons with 33.8% of the district's population living in the community of Captain Cook. The Project Area lies on the fringe of the center of density of the Captain Cook community, where small house lots give way to small farm lots. The area directly mauka has been developed into two-acre orchard lots, while the azea between Napo'opo'o Road and Route 11 provides a transition from commercial uses to an agriculture zoning district, with a minimum lot size of one-acre, along with the smaller house lots, as shown on the vicinity map on Exhibit „A„ The major agricultural uses in the area include the cultivation and production of coffee and macadamia nuts, with some vegetables, flowers and tropical fruit production. Most of these farming operations aze part-time and provide families with a second source of income. This settlement pattern is entirely consistent with the aims of the proposed Agricultural Project District. 13 agdist. app b. Economic Resources of the Area: Besides farming and some fishing in Napo'opo'o, the economic resources of the azea aze limited to the retail and the state government activities still present in Captain Cook. Employment opporthnities are limited and a substantial portion of the population commutes to Kailua-Kona. Construction of the infrastructural improvements and the six farm residential units contemplated in this Agricultural Project District will provide a limited amount of local employment opportunities. c. Land V slues: Land values have fluctuated wildly in the past decade. There was a land boom in the eazly eighties, followed by a downtrend and another boom that ended in 1990. Since that time, land values have decreased, and in some cases land is presently valued at Iess than half of its peak value. 5. Surrounding Lands a. Land Use: The surrounding azea is a mix of agricultural and residential uses. The major agricultural uses in the azea include the cultivation and production of coffee and macadamia nuts, with some vegetables, flowers and tropical fruit production. b. Zoning: The present zoning of the Project Area and the land makai and North of the Project Area is Agricultural, with a minimum lot size of Sve-acres (A-Sa). Directly mauka of the Project Area, the zoning is Agricultural with a minimum lot size of two-acres (A-Za}, and a large tract in the Ahupua'a of Kealakekua just Ka'u of the subject property is Residential-Agricultural with a minimum lot size of two-acres (RA-2a). D. PiIR1 i(` FACILITIFS A_ND SFRVICES 1. Description of Access: A 50-foot wide access easement from Napo'opo'o Road to the Project Area was a part of the conveyance to the applicant. This access easement is mazked Al and AS on the attached Master Conceptual Plan. It is proposed that the present roadway, consisting of sixteen feet ofpavement in a 20-foot wide graded right-of--way with a 15-foot wide ungraded setback reserved on each side would be extended to serve the Agricultural Project District as shown on the Site Plan. It is also proposed that in order to maintain the rural quality of the existing community, this roadway extension be engineered to follow the natural contours of the land as much as possible, minimizing the cuts and fills. It is anticipated that the design of the roadway will require a posted speed limit of 15 miles per hour. This approach to the roadway improvement would accomplish the following: There would be a mitigation of the impact on Lots 4-B through 7-B over which easement AS passes. -The volume of runoff would be reduced. The number of orchazd trees which would need to be removed would be minimized. The road would remain private and its maintenance assumed by a private road maintenance association in which al] the lot owners in the Project Area would participate. a6Ns~ app 14 2. Availability of Water: The Project Area is presently served by six 5/8ths inch County water meters, located along Napo'opo'o Road. By letter dated Januazy 29, 1996 (responding to a request from the previous owner dated January 12, 1996), the Hawaii County Department of Water Supply confirmed that there was a seventh water meter available to serve the Project Area. Note that previous TMK:8-1-09:19 is entirely contained in Lot 1. This will allow for each of the seven newly created lots in the proposed Agricultural Project District to have its own 5/8ths inch County water metec. 3. Sewage Disposal: There is no County sewer system in the vicinity of the Project Area. Sewage disposal will be handled by means of installation of individual septic systems, as approved by the State Department of Health. 4. Solid Waste: Solid waste will be disposed ofby individual lot owners and the agricultural management company in the neazest County transfer station. A transfer station is situated at Keei and the landfill for the West Hawaii azea is located at Puuanahulu. To mitigate potential impacts, all lot owners will be encouraged to practice recycling measures to the greatest extent possible. Organic debris generated by the orchazd will continue to be mulched on site. 5. Police and Fire protection: The Project Area is less than a mile from the fire station and the police substation in Captain Cook. There is an existing fire hydrant located on Napo'opo'o Road at the juncture of Lots 3-B and 4-B. 6. Schools: Hookena School in Captain Cook serves the azea families with children in grades K to 8. Konawaena High School serves students in grades 9 to 12. 7. Parks: There is only one neighborhood recreation center in South Kona, the County's Arthur L. Greenwell Park in Captain Cook. There aze also four developed beach parks and two beach park reserves in this district. Recreational facilities are crowded, and the State and County have plans to provide additional facilities. 8. Other Utilities and Services: Electricity, telephone and cable TV are already connected to the existing residential dwelling unit within the Project Area. These utilities will be extended to each of the proposed lots. E. ENVIRONMENTAL ASSESSMENT AND ANALYSIS 1. Relationship Between Local Short Term Use of Environment and Maintenance and Enhancement of Long Term Productivity: The proposed Agricultural Project District does not contemplate a substantial change of use, but rather a change in operations and ownership structure. The economic viability of Ka'awaloa Orchazds as presently operated does not merit continuation. By introducing a residential component to the land, the financial viability of the orchazd is increased, because in smaller units the owners and their families are more likely to undertake portions of the farm work themselves. aydist. app 1 Small family farm operations do not require expensive labor and management as required under the present management structure. The motivation for the long-term stewazdship of the land is increased because the preservation of the orchazd is not only motivated by its economic return but by the aesthetic benefits and rural lifestyle concomitant with residential use and ownership of an individual fee simple lot ownership. The preservation of a substantial portion of the existing orchazd is a cleaz environmental preference to its discontinuation and reversion of the land to an impassable pasturage of exotic grasses. It serves to maintain the long-term productivity of the land and enhance the environment. Its preservation is dependent on its economic sustainability. 2. Mitigative Measures to Avoid, Minimize, Rectify or Reduce Impacts: The impacts of this proposed Agricultural Project District are minimal. Under present zoning, four 5-acre lots could be created on the 22.5 acres comprising the Project Area with the possibility of constructing additional farm dwellings on each lot. Under the proposed Agricultural Project District, the number of dwellings would be limited to one per lot or a total of seven dwelling units, which could well be less than that allowed under present zoning. As discussed above, the extension of the existing private road as opposed to the development of a full width County standazd road, will mitigate the impact on the environment and on the community. The proposed limitations on land use under which 85% of each lot may only be used for orchards, crop production, floriculture, nurseries and similar uses dealing with the growing of plants, is a substantial mitigative measure on surrounding landowners. Under present A-Sa zoning, all the uses in a State agricultural land use district aze permitted including intensive livestock, slaughterhouses, and processing facilities. 4. Alternatives to proposed development: The alternatives to the proposed development would be to (a) discontinue orchard operations, turn the water off and return the land to grazing; or (b) subdivide the Project Area into 5-acre lots without restrictive covenants; or (c) plant alternative crops. None of these alternatives is reasonable to the applicant, as discussed below. Alternative of Discontinuing the Orchard Operations: It would be extremely regrettable to let the orchazd which produces Hawaii's finest lychees die. If the water were turned off and mowing operations terminated, the land would return to a combination of weeds and exotic grasses, impassible to persons on foot and providing minuscule returns as a cattle pasture. This would be an aesthetic and environmental loss to the community. Alternative of Subdivision into 5-acre Lots: The subdivision of the Project Area into four lots under the existing A-Sa zoning would not allow for the same substantial limitation of uses as under the proposed Agricultural Project District. Nor, could these lots be sold with the same type of limiting covenants proposed for theLsubject Project. The subdivision under the A-Sa agdist. app 1 zoning would require the construction of the County standazd road and the grading of a 50-foot right-of--way and even wider cut and fill operations. This would have an unnecessary adverse impact on the environment in general and pazticulazly on the owners of lots 4-B through 7-B over which this 50-foot easement is reserved for such County standard development. Alternative of Planting Other Crops: This alternative would require the outlay of substantial capital which is not available. Alternative Analysis: The only reasonable alternative is the proposed Agricultural Project District. 4. Irreversible and Irretrievable Commitments of Natural Resources that would be Involved if Proposed Action was Implemented: There aze no known irreversible and irretrievable commitments of natural resources that would be involved if the proposed action was implemented, particularly since there will not be any substantial change of the present orchard use of the land. agdist. app 17 \ ~„y [R m ~ ~ ~ . ~ ~ t? h m~ ` e ~x ~ ~ ^~i ~ ~ ~ e~_ ~ i ` ]dF"J I(1 \l ~I ` ~ tta `n N ~ tit ~ ~ ~ V ~ ~ W I Y o i u H l ~ ~ gl, >U tires. ~ .,rg s ti V E f~ c'~¢~ m Q ~ ro ~ x I III I I ~ o ; F III ~i ~ 5 I Q O N Q Z ? ~ III 1 ~ O O O 9 III i ~ ~ li O O 9 ~ II 1 J 20 a III II II'~ U O Y o I I 4! 1! i t I ~a~~ ~ ~ O p Q III 1 ~ ~ 3 Q Q O O ~ O III~~ ~ ~ ~ ~1 g 8~ ~ ti ~ o ~ Z° a i ~8 O Wlu ~ 3 0~ I i I ~1 i F ~ O O o, Q p o l Y a 9 II - "a L Q .c o~ ~ ai ~ p W i a ~ I 1 ~ 2Z m~ YU i ~ 3 Q ~ Q U o p cn ti ° ~ I~ 1 ~ Q ~ ~ 0 0 ~ ~ ~ 1 ~ M ~ k ~ I P ~ ~ b~ ~ ~ g ~ a Q d ~g} Q 3 F6' O ~ ~ s Y SN ~N j1 s ~ ~ ~ i I i ~ w ~ ~ w U I I ~ ~ it 8 I .,3 ~ j I `l I I g II ~ s A E II n ~ ~ ~ o ~ II - s e ob ~ IIII ~ §3~ ~ e S * A I I e fl 0 ° a o o ou a $ p` 8' ~ P 1 r h o o~ €fi p" o e g ~ Eo Ea oe o Z N K 1 CHINIAGO INC. Archaeological Consulting P. O. Box 2649 Kamuela, Hawaii 96743 (808)885-7262 September 11, 1990 Mr. Christopher Nome P. O. Box 339 Captain Cook, Hawaii 96704 Dear Mr. Browne: Subject: Archaeological Investigations at Kaawaloa, South Kona [TMK: 8-1-09: 2,14,16-27] I am herewith transmitting to you three copies of our report entitled "Kaawaloa, South Kona: Hawaii Island: Archaeological Inventory Survey and Data Recovery." I have taken the liberty of sending a copy to the Hawaii County Planning Department and, as a cour- tesy, one to Dr. Cordy at the Historic Preservation Office in Honolulu. If you have any questions, please do not hesitate to contact me. Sincerely yours, - William Barrera, Jr. President cc: County Planning Department Historic Preservation Office EXHIBIT B KAAWALOA, SOUTH KONA, HAWAII ISLAND: ARCHAEOLOGICAL INVENTORY SURVEY AND DATA RECOVERY Prepared for: KAAWALOA ORCHARDS P. O.Box 339 Captain Cook, Hawaii 96704 Prepared by: William Barrera, Jr. CHINIAGO INC.. P. O. Box 2649 Kamuela, Hawaii 96743 SEPTEMBER 1990 TION surveyofapproximatelytwentyacresin Department of Land and Natural the eas[ project area [TMK: 8-1-09: 21, Resources [Appendix I]. Archaeological investigadonsconsist- 22 and portions of 23 and 24], and the ing of site inventory survey and data bulldozer excavation of five trenches Phase Two [May 1990] -This con- recovery were conducted on ap- through features of the Kona Field Sys- ststedofanatchaeologicalinventory proximately 40 acres at Kaawaloa, tem in this project azea and three survey of approximately twenty South Kona, Hawaii Island [TMK: 8-1- trenches through features in the Phase ~~T in the west project area. 09: 2, 14 and 16 though 27]. The Two project area [TMK: 8-1-09: 25 The project area is located on the fieldwork was done in two phases: through 27 and portions of 23 and 24]. west side of Napoopoo Road, ap- Phase One [March 1990] -This work Thts trenching was done in accordance proximately one-half mile from involved an Achaeological inventory `t'[~ spectfic conditions imposed by the g~~~ gay at an elevation of Historic Preservation Program of the Y4,1 MM ~ 5 20MI1E5 YMYMNE MY WNFA YNIMI~A ~f ]N NOMY 1RNpE MO Y/WM YF1L.M91Y E.VfNICmI Y4M , YMIMIb1 IIl.RM~IYNM 1~n 101NE., fMMW Project Area 1. Hawaii Island, Showing Location of Project Area -I- NAPOOPOO ROAD 14 2 16 0 100 200 METERS 17 0 200 400 600 FEET 20 18 19 ® PHASE 1 ® PHASE 2 2. Tax Map Parcels, Showing Locations of Project Areas -2- ® rKED `"I'he 02 horizon ranges from 2 to neutral; gradual, wavy boundary. (6 to ® 8 inches in thickness and from SYR 10 inches thick) ® ti~C [o I OYR in hue. "IIR - 26 inches, fragmental Aa lava ® WHC "Included in mapping are small '°fhe depth to fragmental Aa lava azeas of Very stony land. ranges from 20 to 40 inches. The hue of the solttm ranges from SYR to "Permeability is rapid, runoff is lOYR. The structure of the A horizon slow, and the erosion hazazd is slight. is moderate to strong, and that of the "This soil isnotsuitabh:forcultiva- B horizon is weak to moderate. [ion.Mostofitisinnativewoodland• '•Included in mapping aze small Small azeas are used for pasture, azeas of soils underlain by pahcehce macadamia nuts, papaya, and citrus Lava at a depth of less that[ 30 inches. fruits. (Capability subclass VIIs, Also included aze soils at lower nonirrigated; pasture group 5)" elevations that aze similaz to the [USDA Soil Conservation Service Waiaha soils, except that they are un- 1973: 22]. derlain by fragmental Aa lava. 3. USDA Soil Types "KaittaGu extremely stony silty '•permeability is rapid, runoff is clay loam 12 to 20 percent slopes slow, and the erosion hazazd is slight. between 850 and 1100 feet. It is lo- [KEC].-This soil isatlowelevations Roots penetrate to a depth of 26 in- cased within the boundaries of both on Mauna Loa and Hualalai. ches or more. the Kealakekua Bay Historic District [Site 50-10-47-7000] and the Kona "Inarepresentativeprofilethesur- "This soil is used for coffee, Field System [50-10-37-6601]. His- face layer is very dazk brown ex- macadamia nuts, and pasture. toric land use has been truck fazming tremely stony silty clay loam about (Capability subcLiss VIIs, nonir- and cattle grazing. 10 inches thick. The subsoil consists rigated; pasture group 5; woodland of dark-brown very smny silty clay group 2)" [Ibid: 22-3]. The Soil Conservation Service of loam and silt loam. It is about 16 in- the United States Depanment of ches thick and is underlain by frag- "Waiiaha extremely stony silt Agriculture recognizes three soil mentalAalava. loam,6to12percentslopes(WHC). types in the project area, as follows: -This soil is low on the leewazd side "The surface layer is metfittm acid, of Httalalai and Mattna Loa. "Kaimuextremelystonypeat,6to and the subsoil isneuual. 20 percent slopes (rIZED). -This soil "Re resentative rofile, Keala- a representative profile the sar- is at low elevations on Mauna Loa. p P face layer is very dazk brown ex- kekuaQuadrangle, lat 19'32'23" N. tremely stony silt loam about4 inches "In a representative profile the sur- and long. 155'56' 15" W.: thick. The sub-stratum is pahcehce face layer is very bark brown ez- lava bedrock. The surface la er is tremely stony peat about 3 inches Ap OtolOinches,verydadcbrown Y ((10YR2R)extremelystonysihyclay slightly acid. The sub-soil is neutral thick. It is underlain by fragmental Ioam• strong, medium attd fine, sub- m mildly alkaline. In places the sur- Aa lava. This soil is neutral in teat- an ajar blocky structure; hard, fri- face Ia er is nonston [ion. able, slighdy sticky, and plutic; Y Y• many roou; many v fine pores; l0 to l~percentRalaventsfrom •'Representative profile, Keala- "Representative profile, Naalehu gravel ro stone sire; medium acid; k~ Quy~gle, lat. 19'32'12" N. Quadrangle, lat. 19'32'40"N. and c~sp~csrktt)ooth boundary. (6 W 12 in- and long. 155'56'47" W.: long. 155'32'40" W.: "B21 - 10 to 18 inches, dark-brown "Al - 0 to 4 inches, very dark brown "02 - 3 inches ro 0, very dark brown (7.SYR 3/2) smny silty clay loam; (IOYR 22) extremely srmty silt loam; (lOYR 2/2) extremely smny peat; weak, medium and fine, subangular dark brown (lOYR 4/4) when dry• weak, v fine, granular swentre; blocky stmemre; slighdy hard, fri- weak, fine and very fine, , anttlar very friab~e, nonstteky, and nonplas- able, slighdy sticky, and plastic• structure; soft, friable, ttonauc~ky, and tic; many roots; many fine pores; Aa many roots; many medtum and fine slighdy plutic; many mots; many lava fragments from gavel [o stone pores; 20 to 40 percent Aa lava frag- very fine and fine pores; stones make size make up 50 to 80 rercent of the menu from gravel to stone size• uupp 5 to 10 percent of the horizon• volume; neutral; clear, smooth bound- neutral; clear, smooth boundary. (8 to sG dy acid; clear, wary boundary, (3 ary. 10 inches thick) to b inches thick) "IIC - 0 [0 20 inches, fragmental Aa "B22 - 18 to 26 inches, dark-brown "B21 - 4 to 10 inches, dark-brown lava; very little soil material in voids (7_SYR 3/3) very stony silt loam; (7.SYR 3/2 stony silt loam; strong weak, medium and fine, subangular brown (7.SYR 4/6) when dry; weak, and Cracks. blocky structure; slighdy hard, fri- fine and very fine, subangular blocky able, slightlysticky,andslighdyplu- structure; slightly hard friable, non- tic; few roots• marry medium and fine sticky, and nonplutir, many roots; pores; 50 to 60 percent Aa lava frag- many very fine and Cute pores; boat[ menu from gravel [o stone size; fragments make up about 15 percent -3- m 1mm 2mm METERS m 2mm 4mm 6mta FEET O Q3 TRENCH O 5 a e al a• - al • ARTIFACT 1 e> O° a O ° e 1• 1 se ea a 1 lv sv ae ° as ~ al le a v ° ae ea +v ae a li a> le a~ a, ~ ° , v O 1 le O aa~i a• ~a m as 1• a•• la 1~ las le• °1 11• lam lax la I lax +ae lla lv 1~ lvv a 11~ is \ sa a° 1426 11 . U B iaa 1 lla lae Il la la 0 lv+ lax lv °91 9e 1°1 j~ ~°av eev e° • ° e> ••26]~ • • 1 la> 14265 ~>a • •1 avs °a •e L°~ lax r• u >s ea O /u • Ive 1•e • / O ve~ 1 4 2 6 4 ~ 4. Site 13662 [Kona Field System Remnant] and Other Sites of the horizon; neutral; clear, wavy "The depth ro underlying pahcehce Previous research in the vicinity in- boundary. (6 to 8 inches thick) lava bedrock ranges from IS to 20 in- eludes a field inspection in the "B22 - 10 w 18 inches, dark-brown (7.5 ches. The structure of the A horizon ran- ahupua'a of Waipunaula [Rosen- YR 3/i) v stony silt loam: dark brown ges from weak to moderate. Neaz sea Bahl 1984], various reconnaissance (7.SYR 4~~when dry weak, fine and level, calcium carbonate encrusts the and survey level projects in very fine, subangular blocky st[ucture: a few smallpockets of matenal that is mas- rocks or extends into the cracks of the Kealakekua [Clazk 1983; Kaschko live; slightly hard, Enable, slightly sticky, bedrock. andRosendah11987; Barrera 1989], andsli htlyplasdc; cottunonroots;many and a field inspection and inventory very fine and fine pores; scaaered rem- "petmeabilit is moderately rapid, survey in Ililoa, Kalamakumu and nan[s of sea shells; mildly alkahne; cleaz, Y wavy boundary; basalt fragments rang- mnoff.is slow, and the erosion hazazd is Kalamakowali [Rosendahl 1989; ;ng hom gravel to stone stze make upp Slight. Roots can penetrate [o bedrock. B~era 1990x]. about 50 percent of the horizon. (6 to 8 inches tt»ck) (Capability subclass VIIs, nonirriga[ed; pasture group 3)" [Ibid: 52] "IIR - 18 inches, hazd pahoehoe lava. UMBER TYPE WIDTH HEIGHTS COMMENTS 1 Crude Reaming WaB 300 OE 100W 2 Crude Retaining Wall 200 ON 60S 3 Earth and Rock Benn 300 33N 6OS a Imgular Liner Mound 3-0170 60N 60S 3 Crude Rcuining WaO 130 ON 1005 6 Irregular Liner Mound 200 40N 406 7 Crude Retaining Wall 130 OE SOW 8 Irregular Liner Mound 200 60N 1005 9 Imgular Liner Mound 200 60N 605 l0 Crude Retaining Wall 2-app qpg qpW 11 Irtcgular Liner Mound 3-400 GON 40S 12 Cmde Retaining WnB 2-300 12ON 20S 13 Imgular L-inurMound 2-300 100E 100W 14 Crude Retaning Wall 2-300 ObI I2OS IS Irregular Liner Mound 2-app 60N 806 16 Crude Reaming Wall 230 ON SOS 17 Crude Retaining Wall 200 20E SOW 18 Crude Reaming WaB 2-300 30fi 120W 19 Cmde Reaming Wall 2-300 20E I30W 20 Imgular Liner Mound 2-300 SON SOS Ts a feud freestanding wall in places 21 Crude Retaining Watt 2-300 20E 20W 22 Crude Reaming Wall 2-300 (OON 20.305 23 Imgtdar Liner Mound Z00 60N 60S 24 Crude Retaining Wall 2-300 20fi 100W 23 Cmde Reaming Wall 200 20N SOS 26 Crude Retaining WaB 2-300 20fi 130W 27 Irregular LinurMound 2-ZSO 60N 60S 28 Crude Reaming WaO 2-300 60N IOOS 29 Crude Reaming Wall 200 I20W 20fi 30 Imgular Liner Mound 2-300 BON SOS 31 Imgular l-inur Mound 1.400 BON 1306 32 Irregular LinurMound I•ISO 60NW 60Sfi 33 Imgtilar Liner Mound 2430 80H SOW 34 Crude Reuinin~Wall 1.200 OE 60W 33 Earth Benn 1-200 OE 60W 36 Incgular Liner Mound 1-130 SON 806 37 Crude Reaming Wa0 2-250 25N 8OS 38 Irregular Liner Mound 130.200 30H SOW 39 Imgular l-inur Mound 2-300 90N 90S 40 Crude Retaining Wall 2-300 130N SOS 41 Crude Retaining Wall ]-200 20fi 11OW 42 Eanh Bcrtn snd Crude Retaining Wall I-130 208 60W 43 Cmde Attaining Wall 1-130 ON 606 44 Cmde Retaining Wall I•I50 ON 6OS 43 Eanh Berth 1-130 ON 60S 46 Irregular Liner Mound 300 SOfi 40W 47 Irregular Liner Mound I-130 70N 705 48 Lregular Liner Mound 1-300 70N 806 49 Lregular I-htur Mound 2-250 90N 906 Crne small fragment of porites cool on surfau 30 Freestanding Wall 100 90N8 90SW 31 Cmde Attaining Wall t-130 25E 120W 32 Irregular Liner Mound 300 60N 6OS 33 Frusnnding Wall 100 80N 130.5 34 Freesanding Well 100 LOON 1005 33 Irteguiar Liner Mound 300 40N SOS 36 Cmde Retaining Wall 200 Ofi 90W 57 Cmde Retaining Wsll 200 OE 100W 38 Irregular linear Mound 200 60N BOS 39 Crude Retaining WaB 130 OE 70W Table 1. Site 13662, List of Features -5- U:NBER TYPE WIDTH HEIGHTS COMME~"CS 60 Crude Retaining Wa6 I50 ONE 90SW 61 Crude Retaining Wall 200 20N 1005 62 Dude Retaining Wall 200 ONE 100SW 63 Irregular Liner Mound 290 30NW 60.5E 64 Imgular Liner Mound 260 70E SOW 65 Crude Retaining Wall 270 40E IOOW 66 Regular Retaining Wall I10 30E 130W 67 Irregulaz Liner Mound 160 SON 505 68 Regular Retaining Wall 150 30E ]ZOW 69 Gregular Liner Mound 140 20E SOW 70 Irregular Liner Mound 170 40NW LOOSE 71 Crude Retaining Wall 150 20E SOW 72 Lregular Liner Mound 160 60N 60S 73 Crude Retaining Wall 160 ON SOS 74 Rock Mound 3.0 by 3.0 70 75 Irregular Liner Mound 210 40N 405 76 Imgtdar Liner Mound 210 70N 70S 77 Freestanding Wall 160 70N 70S 78 Irregular Liner Mound 200 SON SOS 79 Crude Retaining Wall 170 30E 60W 80 Irregulaz Linear Mound 140 SON SOS 81 Imgular Liner Mound 200 80N SOS 82 Crude Retaining Well 160 30E 70W 83 Freesanding Wall I10 SOE BOW 84 Freestanding Wall 120 100E 100W BS Freestanding Wall 120 iION I10S 86 Freestanding Wall 120 ZION 1IOS 87 Freesanding Well 80 60N 60S 88 Freestanding Wall 120 60E 60W 89 Imgular Liner Mound I8D 70N SOS 90 Irregular Liner Mound 180 60N 605 91 Lregular Liner Mound 160 SON SOS 92 Fressanding Well I10 90N 90S 93 Lregular Linurylound 160 SON SOS 94 Crude Retauing Wall 100 OE SOW 95 Freestanding Wall 220 SON SOS 96 Crude Retaining Wall 80 OE SOW 97 Irregular Liner Mound 120 40E 40W 96 Irregular Liner Mound 210 60NW 605E 99 Crude Retaining Well 190 30E 60W 100 Lregular liner Mound 160 40NW 40SE 101 Freestanding Wa6 110 SONE SOSW 102 Lregular Liner Mound 190 60NW 60SE 103 Crude Retaining Wall 150 ONE 60SW 104 Irregular Liner Mound 200 SOE 80W 105 Irregular Liner Mound 180 70N 70S 106 Irregular Liner Mound 180 60N SOS 107 Crude Retaining Wa6 I10 40E 90W 108 Uregular Liner Mound 200 70N 70S 109 Irregular Liner Mound 210 70N 70S I10 Lregular Liner Mound Itl Crude Retaining Wall 160 20E f00W I12 Regular Retaining Well 230 110NE 40SW 113 Ftstanding Well 120 SONW 80SE 114 Imgular Liner Mound 130 60NW 60SE 115 Freestanding WatUlrtegular Liner Mound 120 SONW 80SE I16 Irregular Linear Mound 120 SON 60S l17 Gregular Liner Mound 200 60NW 60SE 118 Regular Retaining Wall 130 30N SOS 119 Crude Retaining Wall 200 30N SOS Table L Site 13662, List of Futures M U1rBER TYPE WIDTH HIIGATS COMMENTS 120 Irregular Liner Mound 150 SON SOS 121 Lregular Liner Mound I50 80H HOW 122 Crude Retaining Wall 100 20H 9pW 173 Crude Retaining Wall 100 OE IOOW 124 Cmde Retaining WnB I50 40NE 60SW 125 Crude Retaining Wall 120 20NW 60SE 126 Crude Retaining Wall 100 20NW SOSE 127 Irregular Linear Mound 200 SOE 80W 128 C de Attaining Will 200 30NW 60SE 129 red Retaining Wall 150 ON 606 130 Crude Retaining WaB 150 SON 1005 131 Imgular liner Mound 280 SONW SOSE 132 Imgular Liner Mound 270 SONW BOSH 133 Crude Reaming Wall 80 ONE 60SW 134 Irregular Liner Mound 2(0 40NW 611SH 135 Lregular Liner Mound 240 30NW 60SE 136 Earth and Rock Berm 200 ONW 60SE 137 Imgular Liner Mound 30D 60NW 30SB 138 Lregular Liner Mound 200 SONW SOSE 139 Frxstanding WaB 130 SONW SOSE Table I. Site 13662, Lut of Fututw II. RESULTS cobbles and boulders, and are basically 50-10-47-14265 equivalent tothefree-standing walls ex- 50-10-47-13662 cepttllatonesideisbuiltagainstaslope. This is a rectangulaz habitation ter- egulaz etainingWalls-Equivalent race measuring 5.2 by 6.9 meters This site number includes those fee- to a gulaz Lineaz Mounds except [32.8 square meters] and standing to [ores of the Kona Field System located that they are built against a slope, form- a height of 80 centimeters. The wall within the project area as well as pos- ing a crude terrace. They are con- of stacked basalt cobbles and Bible historic walls built on existing strutted of basalt rocks in an earth boulders covers an area of 20.8 aboriginal walls. Each feature [or sec- sgt[aze meters and encloses an area Lion of a feature if it changed character] of 11.9 square meters. No midden or has been categorized and indicated on Farth and Rock Berms -Low lineaz artifacts were found. the map. The heights in Table 1 include features similaz to Irregular Lineaz [he compass duection of the side on Mounds except thaz they are not as dis- 50-10-47-14266 which the measurement was taken. tinct and contain a higher proportion of The feature to ~k' may ~ Irregulaz This is a roe hl u'iarl laz types aze defined as fol- Linear Mounds the u r section of 8 y ~ Pos lows: PPe siblehabitadonenclosuremeasuring which have been removed by bulldoz- 11.7 by 13.6 meters [89.0 square Freestanding Walls -Relatively nar- 1°g' meters] and standing to a height of row, neaziy vertically-sided walls that 50-10-47-14264 ~ centimeters. The walls are 2.0 stand to approximately an equal height meters wide and cover an area of above the base on both sides. These are 59.9 square meters and enclose an of multiple-stacked construction using This is a rectangular habitation terrace area of 29.0 sgt[are meters. No mid- basaltcobbles and boulders. No mortaz measuring 7.3 by 13.0 meters [78.7 den or artifacts were found. or other binding material is present. square meters] and standing to a height of 90 centimeters. The wall, which is 50-10-47-14267 Irregulaz Linear Mounds -Crudely conswcted of stacked cobbles and piled accumulations of racks resem- boulders, covers an area of 50.6 square ThyS is a rectangulaz habitation ter- biing collapsed free-standing walls, meters and encloses an area of 27.9 raze measuring 6.4 by 7.4 meters which many of them probably are. sgttaremeters.Nomiddenwasseen,and [463 square meters] and standing to the only azdfact found was a possibly a hei ht of between 50 and 100 cen- Regular Retaining Walls -Relatively worked fragment of basalt on top of the timeters. The wall of stacked basalt narrow, neazly vertically-sided walls w,~ in the southeast corner. It was not cobbles and boulders covers an area that are built against a slope, forming a collected of 27.5 s [tare meters and encloses terrace. These are well-built of basalt q -7- ~ • " ®E~, 5. Plan of Site 14264 o + o a er~er 6. Plan of Site 14265 -g- ~ • was a layer consisting of these same ,E„ cobbles and boulders in poin[ to ® point contact, which constituted Fea- ture 17. The layer of earth and rocks produced three pieces of charcoal weighing 0.3 gram. Trench 3 was cut through Featun; 41, a crude retaining wall. It revealed a dark brown [7.SYR 3/2] earth over- lying a sttorrg brown [7.SYR 4/6] sterile ash layer and weathered boulders over pahcehce. At the top of the section was Featttre 41 itself, which consisted of subanguar basalt cobbles and boulders in point to point contact in its upper section and these same racks surrounded by the earth matrix in its lower. No midden or artifacts were found. The absence of rocks in that part of the dark brown earth layer situated between Feature 41 and the sterile layer indicates that Feature 41 was constructed over a previously cul- tivatedfield. 7. Plan of Site 14267 Trench 4 was cut through Feature 55, an irregulaz linear mound. The an azea of 18.9 square meters. No mid- sample a wide area of the Kona Field profile revealed a layer of suban- den or artifacts were observed. System features. gular boulders and cobbles and dark brown [7.SYR 3/2] earth resting on a I. A RTI FACTS Trench 1 was cut through Feature 2, a sterile dazk brown (7.SYR 3/4] ash. crude retaining wall, revealing two The rocks that comprised the feature Two artifacts were collected from the Iayers.Thelowermostwasadarkbrown consisted of these same subangulaz surface of bulldozed fencelines. The [7.SYR 3/2] earth fill resting on boulders and cobbles in point to fast, which was found twelve meters pahcehce bedrock. Above this was the point contact, extending above the southeast of Site 14264, is a basalt adze deposit which constituted Feature 2 it- ground surface. No midden or az- chip with two polished surfaces. It self, consisting of subangttiar cobbles tifactswererecovered. measures 3.02 by 3.88 centimeters and and boulders in a matrix of this same Trench 5 was cut through Feature is 0.75 centimeter thick. The second az- dark brown earth. No midden or ar- 58 an irregular linear mound. At the tifact is a broken basalt adze found 24 tifacts were found in either layer. bottom of the profile was a sterile meters west of Feature 75. It measures 15.85 centimeters in length, 4.54 cen- The absence of rocks in the lowermost deposit of dark brown [7.SYR 3/4] timeters in width, and 3.22 centimeters layer suggests that this feature was con- Above this was a deposit of in thickness. The bit end has been structed over a cultivated field from subangular basalt cobbles and broken off, and the resulting scar shows ~+'hich the rocks had already been boulders in a matrix of dark brown evidence of having been used as aham- removed. (7.SYR 3/27 soil. At the very top of merstone. the section there was no soil, leaving Trench 2 was cut through Feattue 17, the boulders and cobbles in point to IV. EXCAVATIONS a crude retaining wall. The lowermost point contact. Two fragments of materials here, which were resting on charcoal weighing less than a gram Eight trenches were cut through feu- weathered basalt bedrock that was wen: recovered from the earth and [ores of the Kona Field System, as per decomposing into boulders, consisted soil layer. conditions set by the State of Hawau of a layer of subangular boulders and Historic Preservation Program [see Ap- cobbles in a brown to dazk brown Trench 6 was cut through Feature pendix]. The locations were chosen to [7.SYR 4/Z] earth matrix. Above this 125, a crude retaining wall. It revealed a deposit of subangular -9- 0 0.5 1 METER o t 2 3FEET 8. Site 13662 Feature 2, Trench 1, Profile of West Face 0 0.5 1 METER 0 1 2 3FEET oaoa 0 0 9. Site 13662 Feature 17, Trench 2, Profile of North Face a ae rye, o e err a~~~ 0 10. Site 13662 Feature 41, Trench 3, Profile of East Face -10- 0 09 t METER / v 11. Site 13662 Feature 55, Treuch 4, Profile of East Face 0 0! t METER o ~ z arEEr O~ - 12. Site 13662 Feature 58, Trench 5, Profile of East Face mot. /Oy/\ 0 1 R!T V 13. Site 13662 Feature 125, Treuch 6, Profile of NE Face -11- 0 0.5 t METER 0 / 2 3FEET ~ D~ 14. Site 13662 Feature 81, Trench 7, Profile of East Face 4. W D ~d~ ~ ~ 0 15. Site 13662 Feature 63, Trench 8, Profile of East Face cobbles and bouldersinamatrixofdazk Cypraea macufifera weighing 11.7 rocks. Human modification of the brown [7.SYR 3/z] eaN[, above which grams from the eatth and rock layer. latter soil, which was derived from were the subangulaz basalt cobbles and volcanic ash, is inferred from the Trench 8 was cut through Feature 63, resence of charcoal fra enrs. This boulders in point to point contact that anirregulazlineazmound.Thisrevealed P ~ constituted Feature 125. At the bottom soil was further modified in two in- of the section was a sterile dark brown a layer of subangular cobbles and stances [Trench 1 at Feature 2 and [7.SYR 3/4] dirt on pahcehce bedrock. boulders in a matrix of dark brown Trench 3 at Feature 41] by the No midden or artifacts were recovered. [7.SYR 32] earth. on top of which was removal of rocks, which were un- arelativelythinlayerofsubangularcob- doubtedly subsequently used in the Trench 7 was cut through Feature 81, bles and boulders in point to point con- construction of various agricultural an irregular linear mound. The upper- tact The sterile basal layer consisted of features. The profile of a typical fea- most deposit consisted of subangulaz weathered pahoehoe bedrock and true shows a vertical continuation of cobbles and boulders in point to point boulders. Two pieces of unidentified cobbles and boulders from the sur- contact, below which was a deposit of bone, probably Rattus sp. were face right into the soil. The only dif- these same cobbles and boulders in a recovered from the rock and earth layer. ference between the upper layer and matrix of dark brown [7.SYR 32] earth These excavations indicate that the the lower layer is that the lower layer that extended to the sterile deposit of survey area is underlain by a non-col- of rocks has a soil matrix, while the brown to dark brown [7.SYR 4/4] ash [oral basemen[ of weathered bedrock ?Pperlayerrocksazeinpointtopoint and weathered boulders. The only mid- and volcanic ash, above which is a contact This demonstrates that the den recovered was a single fragment of modified soil deposit with numerous construction of these features was an on-going, long-term process concur- -12- ten[ with the continuing modification of 1779, rewunrs that these very sorts of futile deal of toil on account of the the soil by culdva[ion and the removal features had been observed by John quantity of lava that remains on the of relatively modest amounts of rocks. Ledyazd during his exploration of the Lmd notwithstanding what is used There certainly does no[ appeaz to have countryside inland of Keal:tkektta Bay: about the walls to come at the soil, been an attempt to render the soil com- .'They travelld 3 or 4 miles & found andbesidesthey have noimplements pletely rock-free. of husbandry that. we could make use the Country as above represented, after of had the ground been free from the V. DISCUSSION which were theregttlaz&veryeztensive lava. If any thing can recompense plantations. The Plantain trees are their labor it must be an exuberant Much of the Kona Field System mined amongst the breadfruit trees & soil, and a beneficent climate. We remains represented at Site 13,662 have did not compose any part of the phmta- saw a few patches of sugar cane in- been modified by historic agricultural lion except some in the Walls: these terspersed in moist places, which pursuits. These modifications are more walls separate theirproperty & are made were but small: But the cane was the evident in the northeast, southeast and of the Stones got on clearing the largest and as sweet as any we had southwest quadrants. This phenomenon Ground; but they are hid by the sugaz ever seen, we also passed several is quite commonly observed in the Kona cane being planted on each side, whose groups of plantain-trees. Field System, and of course limits the leaves or stalls make a beautiful looking precision with which the prehistoric edge. The Yarrow or Eddy root & the "These enclosed plantations ex- conditioncan bediscussed. Sweet Potatce with a few cloth plants tended about 3 miles from the town, Given this difficulty, it is still obvious are what grow in these culdva[ed spots" near the back of which they com- that the arrangement and t s of fea- [Beaglehole 1967: 521]. menced, and were succeeded by YPe what we called the open plantations. tares are typical of Kona Field System And further. Here the land began to rise with a remains. The major features are ir- gentle ascent that continued about re laz lineaz mounds and crude retain- ''Before they enter'd the First Wood, ~ the also observ'd Arms or branches one mile when it became abruptly ing walls oriented along as well as at Y steep. These were the plantations roughly right angles to the contour. stretchgtowazdstheSeaside,inadirec- ~tcce~~~ebread-fnrittrees. These features, which have respective- lion az right Angles to the Main wood, ly come to be called cross-walls and & that these reach within a Mile or two "pfter leaving the bread-fruit kuaiwi by many archaeologists, served of the beach, these Arms separated the forests we continued up the ascent to as boundaries between garden plots and Breat Plantations which has been ~ distance of a mile and a hall ftv- were formed by the intentional ac- observ'd to be 4 or 5 miles broad, & they, and found the land thick cumulation of rocks removed from the which aze again divided into Small covered with wild fern, among fields during cultivation. fields by stone hedges" [Ibid:608]. which ottr botanist found a new Identical archaeological features have Ledyazd has also left us his own species. It was now near sun-down, been observed throughout the Kona descrip[ion of his trip to the interior and being upon the skirts of those Field System. Examples from the from the village of Napoopoo: woods that so remarkably sur- rounded this island at a uniform dis- Kealakekua Bay area include the "Our course lay eastward and tanceof4and5milesfromtheshore, ahupua'aofWaipunattlaatanelevation northward from the town..about two we concluded to halt" [Ledyazd of abou[ 600 fee[ (Rosendahl 1984: 3], miles without the town the Lmd was 1963: 118-20]. Ililoa, Kalamaumi and Kalamakowali at level, and continued of one plain of lit- about the same elevation [Barrera tieenclosun;sseparatedfromeachother Samwell, of the same expedition, 1990a], Kealakekua at an elevation of by low broad walls: Whether this sir- made a similar note in his jottr- between about 1000 and 1200 feet ctunstance denoted separate ProP~Y. nal: (Clark 1983; Kaschko and Rosendahl or was done solely to dispense with the •~~plantationsaredividedfrom 1987; Bartera 1989], Kalamakapala at lava that overspread the face of the each other by thick low walls built an elevation of between 300 and 500 country, and of which the walls are with Lava. Here we found the feet [Scehren 1981], although alater re- composed, I cannot say, but probably it Breadfruit Trees, Plantains, Taroo searcher was unable to locate them and denotes a distinct possession. Some of root, Sweet potatoes, Ginger root appazendy believes thaz Scehren had titese fields were planted, and others by and Sugaz Canes..." [Ibid: 1166]. identified features of the historic period their appearance were left Fallow: In [Komori 1984: 35], and Kahauloa at an some we saw the natives collecting the Archibald Menzies, who accom- elevation of about 500 feet [Barrera coarse grass that had grown upon it ponied Vancouver in 1793, recounts 1990b]. during the time it had lain unimproved, an excursion through the agricultural Valuable data aze available inearly ac- and bttming it in detached heaps. Their fields: counts of visitors to the Kealakekua Ba swee[ potatoes are mostly raised here, Y '"Che forenoon was faz spent in az- area. Lieu[enant James King, who ac- and indeed aze the principal object of ranging and equipping the party companied Captain James Cook in [heir agriculture, but it requires an in- before we left the village, and as our -13- • ~ route lay drrecdy back from it, over a "The produce of these plantations, be- "The path now ]ay though a beaud- dry barren rocky country, up a steep as- sides the above mentioned, aze the cloth ful part of the country, quite a gazden cent, in the scorchingheatoftheday,the plant [Mores papyriferus Linn], tazo compazed with [hat though which first part of our journey was rather and sweet potatoes. The latter aze here they had passed on fast leaving the fatiguing, before we gained the sttmmi[ planted three or four feet apart and eaz- town. It was generally divided into of the eminence over the bay, where we thed up azound their stems much in the small fields, about fifteen rods met a refreshing breeze, and had an ex- same manner as the common potatoes squaze, fenced with low stone walls, tensive prospect of the country and vil- aze veated in England. When they dig builtwith fragments of lava gathered lager to the southward of us. The tract up any, weremazkedthat,afterstripping from the surface of the enclosures. which extended along shore, if we off the potatoes, they carefully put the These fields were planted with mightjudgefromitsappea[at[ceandotu old plant back again in the ground for banana, sweet potatoes, mountain knowledge ofthatwhichwehadalready the ensuing crop. But the taro being taro, paper mulberry plants, melons, traveled over, we were ready [o naturally an aquatic plant, required in and sugaz-cane, which flourished pronounce a dreary naked barren waste, this dry soil a very different treatment. ]ttzuriandy in every direction" [Ellis if we except a few groves of cocoa There were generally two or three of 1963:45]. palms here and there near the villages. them planted together in a hole about Butthazwhichsire[chedhigherupalong nine inches below the stirface of the In 1970 Newman, working from the verge of the woods from the manner ground. These holes were about fora these and other eazly accounts in it was industriously laid out in little feetapart,andastheplantsgrowup,the conjunction with field inspections fieldsexhibitedamorepleasingandfer- earth is gathered round[heirstemsinthe and aerial photograph interpreta- ble appeazance. form of a basin to retain the water, either [ions, saw a "basic division between fromrainorotherwise,abouttheirroots. a lower elevation, drier area with "On leaving this station, we soon lost The whole field is generally covered breadfruit trees, sweet potatoes, and sight of the vessels, and entered their with a thick layer of hay, made from wauke; a middle zone of sweet bread-fruit plantations, the trees of otatoes and taro with fields long, coarse grass or the tops of sugar P which were a goad distance apart, so as cane, which continually preserves acer- bounded by planted sugartaneand ti; to give room to their boughs to spread lain degree of moisture in the soil that andanupperareawherebananasand out vigorously on all sides, which was would otherwise be parched up by [he Plantains were grown" [Newman not the case in the crowded groves of scon:hing heat of the solar rays. In this 1970:130]. Going strictly by eleva- Tahiti, where we found them always way they reaz up these roots to very lion criteria, the present survey azea planted on the low plains along the sea Pe dry elevated situa- Would fall at [he boundary between side. But here the size of the trees, the t rfection on a Newman's lower and middle zones. luxuriancy of thew crop and foliage, suf- lion. ficiendy show that they thrive equally `"fhe land here is divided into planta- Of note with regazd to the present well on an elevated situation. The space [ions, called ili, which take thew rise at survey area is the lack of minor fea- betweens these trees did not lay idle. It the sea side and proceed up the country, tares such as mounds and short was chiefly planted with sweet potatoes preserving a certain breadth without any retaining wags such as aze common- and rows of cloth plant [wauke, Brous- limitations, or as faz as [he owner IY found interspersed throughout the soneria papyrifera]. As we advanced chooses to cultivate them, and without major Pattern of Gneaz features in the beyond the bread-fruit plantations, the the protection either of high walls or Kona Field System. Theirabsence is country became more and more fertile, gates. possibly the result of the extensive being in a high state of cultivation. For grubbing for farm lots which several miles round us there was not a "After breakfast, we pursued our obliterated minor features while spot that would admit of it but what was course onward with a fair prospect of a leaving major ones relatively an- with great labor and industry cleared of Erne day and soon after entered the wood scathed, but this does not explain the the loose stones and planted with es- by a well trodden path, on both sides of lack of such features in the relative- culent roots or some useful vegetables which were luxuriant groves of plan- ly undisturbed northwest quadrant. or other. In clearing the ground, [he and bartanas reazed up with great stones aze heaped up in ridges between industry in the neatest order of cultiva- The presence of only a few habita- the liulefields and lanced on each side, lion. These being tender vegetables, re- [ions fits the pattern expected in the P qu¢ed a sheltered situation and good Kona Field System. Such features either with a row of sugaz cane or the are relativel scazce, indicatin a sweet root of [here islands (Dracena soil to bring them to perfection" [Men- y g zies 1920: 74-80]. population scattered throughout the jerrea, Linn] (Dracaena terminalis, or agricultural fields. The early Cordyline terminalis, ti or !d], where y~ later, in 1823, the mis- explorers' accounts address this they afterwazds continue to grow in a sionaries Thurston, Goodrich and Har- point. Lieutenant King, for example, wild state, so that even these stony, un- wood explored the region behind gives us the following: cultivated banks are by this means made Kailua-Kona, about twelve miles to the useful [o the proprietors, as well as or- north, and noted similaz features: "How far property is secur'd namental to the fields they intersect. against the craving appetites of the -14- , BreatChiefswecannotsay,butitshould characteristics. It is a physical Archaeological Inventory seemthatitissufficientlysecureagainst demonstradonofthehighlydeveloped Survey. Chiniago Inc. private invaders, for in the very exten- farming economy of ancient Hawaii and Kamuela, Hawaii. sive Plantations few Cottages were illustrates the complexityandadvanced 19904 South Kona, Hawaii Is- seen, & not people enough to guard state of aboriginal Hawaiian culture. them if there was any occasion for such The system is so extensive that it cannot land: Archaeological Sur- caution" [Beaglehole 1967: 617]. be seen in its entirety except from ex- vey of Habitarion Cave. And Samwell notes: tremely high altitudes, but the physical Chiniago Inc. Kamuela, remains are sufficiently well preserved Hawau. "Three of us today...made a short Ex- and in such generally good condition geaglehole, John cursion up the country towazds the that they may still be detected on the Snowy Mountain. As we ascended the ground, although it is difficult to realize 1967 The Journals of Captain Hills we came among their Plantations W'hatisviewedispartofsuchamassive Cook...Voyage of the where we saw a few Houses..:' [lbid: system" [Newman 1974j. Resolution and Discovery 1166]. Site 13662, the feattus of the Kona J776-1780. University This pattern is also supported by Field System that are located within the Press. Cambridge. various azchaeological investigations in Present survey area, have been deter- Clark, Stephen D. the vicinity. Scattered habitations in the mined by the Historic Sites Section to 1983 ArchaeologicalReconnais- form of cave sites, habitation terraces bestgntficantfortheirinformationwn- sauce Survey in and an open midden deposit were tent, that the completed excavations Kealakekua Ahupua'a, resent at Kealakekua [Barters 1989], represent sufficient recovery of data P from this site, and that the site is No South Kona, Island of at Kahauloa there were no surface Hawaii. Bemice P. Bisho habitation structures but there was a Longer Significant. Development P lava tube containing habitation features therefore does not represent an adverse Museum Depaztment of throughout its 170 meter length [Baz- rmpact. Anthropology. Honolulu. rera 1990b, dj, and at Kalamakowali The three habitation sites and one pos- Ellis, William there was a single habitation featture on Bible habitation site [Sites 14264, 1963 Journal of Wiliam Ellis. thirty acres, although itshouldberecog- 14265, 14266 and 14267] aze Big- Advertiser PublishingCo., nixed that the property had been ezten- nificant for their infomtadon content. sively bulldozed [Barters 1990a). Ltd. Honolulu. Ranging further afield, several habits- Re erences Kaschko, Michael W., and Paul H. [ions and a probable Men's House were Barters William M. Jr Rosendahl found scattered amongst the agricul- tural features atKohanaiki,NonhKona 1988 Kohanaiki, North Kana, 1987 Full Archaeological [Barters 1988], and at Pahoehce and Hawaii: Archaeological Ez- Reconnaissance Survey, Kaumalumalu, Nonh Kona, where a cavations, Interim Report. Kealakekua Ranch Makai half dozen habitations were scattered Chiniago Inc. Kamuela, Land Subdivision, Land of over a hundred acres [Barters 1990c]. Kealakekua, South Kona, Hawaii. VI. SIGNIFICANCE 1989 Kealakekua RauhMakai,In- 81~~f2 33~r pau~~H. terim Archaeological Inves- Rosendahl, Ph.D., Inc. The archaeological importance of the tigations. Chiniago Inc. Hilo, Hawaii. Kona Field System, of which the Kamuela, Hawaii. presently recorded Site 13,662 is a part, Komori, Eric is attested to by the fact that it was 1990a Ililoa, Kalamaumi and declared eligible to the National Kalamakowoli South Kona: 1984 An Intensive Archaeologi- Registerof HistoricPlacesin1977.The Archaeological Survey. cal Survey of Land at nomination form includes the following Chiniago Inc. Kamuela, Kalamakapala, South p~gmph: Hawaii Kona, Island of Hawaii. Bemice P. Bishop Museum "The Kona Field System is without 1990b Kahauloa, South Kona, Deparunent of Anthropol- equal in Hawaii, andprobably inthe na- Hawaiilsland: Archaeological ogy. Honolulu. [ion in terms of the extensiveness of a Inventory Survey and Data prehistoric modification of the land. It Recovery. Chiniago Inc. Ledyazd,John is quite compazable in terms of com- Kamuela, Hawaii. 1963 John Ledyard's Journal of plexity and size with the well lrnown Captain Cook's Last field systems of Central and South 1990c Kaumalumalu and Pahoehoe, America, although differing in specific North Kona, Hawaii Island: Voyage. James Kenneth -15- Munford [Ed.] State Univer- Rosendahl, Paul H. city Press. Corvallis, Oregon. 1984 Letter Report: Archaeological Scehren, Lloyd J. Menzies, Archibald Field Investigation, Private 1981 Letter Report: An Ar- 1920 Hawaii Nei 128 YearsAgo.W. Subdivision Development, chaeological Reconnais- F. Wilson. Honolulu. Waipunaula and Kalamakumu, South Kona, Is- sauce of TMK 3-8-2-08: Newman, T. Stell 20, Kalamakapala, South land of Hawaii [TMK: 3-8-2- Kona, Hawaii. Kilo Aina. 1970 Hawaiian Fishing and Farm- 03:29]. Paul H. Rosendahl, ing on the Island of Hawaii in Ph.D., Inc. Kurtis[own, United States Department of A. D. 1778. State of Hawaii, Hawaii. Agriculture, Soil Conservation Ser- Department of Land and 1989 Letter Report: Keahtkeua Bay vice Natural Resources, Division of 33-Ac. Development Pazcel 1973 Soil Survey of Island of State Pazks. Honolulu. Field Inspection, Lands of Hawaii,StateofHawaii. [in 1974 Hawaii Register of Historic Ililoa, Kalamaumi, and cooperation with Univer- Places Site Form for Site 50- Kalamakowali, South Kona sity of Hawaii Agricultural 10-37-6601 [Kona Field Sys- District, Island of Hawaii Experiment Station]. U. S. tem]. Department of Land and [TMK: 3-8-2-8:28]. Paul H. Government Printing Of- Natural Resources. Honolulu. Rosendahl, Ph.D., Inc. Hilo, fice. Washington, D. C. Hawaii -16- Chiniago Inc. Archaeological Consulting P.O. Bex 2649 Kamuela, Hawari 96743 (808)885-7262 March 18, 1990 Dr. Ross Cordy Historic Sites Section Department of Land and Natural Resources 1151 Punchbowl Street Honolulu, Hawaii 96813 Dear Dr. Cordy: Subject: SMA Application -Grubbing for Kaawaloa Orchards Kaawaloa, South Kona, Hawaii TMK: 8-1-9:21, 22 and por. 23 and 24 This is to certify that we have completed the on-site mitigation requirements for the above- referenced project as detailed in Conditions 1 and 2 of your office's letter of February 22, 1990 to Duane Kanuha, Hawaii County Planning Department Director. In particular, the following tasks have been accomplished: • An archaeological inventory survey has been completed. No habitation sites or features other than the previously noted Kona Field System walls were found. • Five trenches were excavated through individual wall features at representative locations. The exposed faces were drawn in profile and photographed, and samples were collected from each stratigraphic layer. All data necessary for the generation of a final report as set out in Condition 4 have been collected, and that report will be submitted to your office by September 17, 1990. Sincerel yours, William Barrera, Jr. President cc: Christopher Nome Norman Hayashi ADDENDUM by James Head, B.A. Archaeological Consultant This report shall serve as an addendum to the report: Barrerra, W.J. 1990 KAAWALOA, SOUTH KONA, HAWAII ISLAND: ARCHAEOLOGICAL INVENTORY AND DATA RECOVERY. Chiniago Inc. Prepared for Kaawaloa Orchards, Captain Cook, Hawaii. This addendum was prepared to address issues raised in the correspondence dated February 8, 1991 (DLNR review of the above-named draft report) and another dated June 23, 1993 which memorialized a meeting between the landowner i Christopher Norrie) and KanaIei Shun (DLNR~HPD). Both letter; are reproduced in their entirety in Appendices A & C. The paragraphs which follow will address specific issues beginning on page 2 of the letter from Dr. Don Hibbard (DLNR-SHPD) to Mr. Christopher Nome of Ka`awaloa Orchards dated February 8, 1991 (Appendix A). SURVEY METHODOLOGY 1) The Phase Oue and Two project areas were examined by two-three archaeologists walldng a series of parallel transects spaced approximately ten meters between sweeping crew members. Sweeps began at the mauka boundary of the project area and progressed to the makai. As sites and features were encountered, they were marked with flagging tape to be recorded later. After completion of the initial survey, the archaeologists returned to record the sites. In response to specific DLNR conditions, trenching of eight features in the project were done with a bulldozer. A total of 9 person-days were used in the fieldwork. Further information on these tests is presented in 3) below. EXHIBIT C • z PP.CJEC": AJi.L`~A :~GETATiC*: 2)Vegetation observed in the project area is composed primarily of a dense cover of grasses and introduced weeds with an overstory of both introduced and endemic shrubs and trees. Dominant species within the general area include koa haole i Leucaena leucocephala [Lam.] de Witl and monkevpod (Samanea semen [Jacq.] Merr.). Other trees present include guava (Psidium guajava L.), papaya (Carica papaya L.), mango (Mangifera indica L.), kukui (Aleurites molluccana [L.] Willd.), avocado (Petsea americans Mill.), and 'opiuma (Pitheceilobium dutce [Roxb.) Berth.). Shrubs observed in the project area include Lantana (Lantana camera L.), castor bean (Ricinus commurus L.), and guinea grass (Panicum maximum Jacq.) At the time of the inventory survey, conditions were dry and the extant vegetation was dry. This was furthered aided by caftIe grazing in the project area. Due to these two factors, visibility was adequate. DESCRIPTION OF THE KONA FIELD SYSTEM REMNANT 3A)An examination of Table 1 in Barrora (1990:5-7) produced a definition for Irregular Retaining Walls, but no examples are found in Table 1. The category of Crude Retaining Walls are, however, noted throughout Table 1. The examples of flus formal feature type were then examined and it was determined whether they lie across slope, mauka-inakai, or whether they are angled. TABLE 1. CRUDE RETAINING WALLS ®SITE 13662 Number Comments l Across slope, then turns slightly makai 2 Mauka-makai (Trench #1) 5 Mauka-makai ~ Across slope 10 Mostly across slope 12 Mostly mauka-makai l4 Mauka-maisai 16 Mauka-makai l7 Across elope (Trench #2) 18 Across slope, then turning slightly malcai on north 19 Ata~oss slope 21 Angled to the southeast 3 22 Across slope, then angles to the southeast 24 Mostty across elope 25 Mauka-makai 26 Mostly across elope 28 Mauka-makai 29 Across slope (connecting w/ # 28) 34 Possibly across slope 37 Mauka-makai 40 Mauka-makai 43 Mauka-makai 44 Mauka-makai 51 Across elope 56 Across elope 57 Across elope 59 Across slope, south and slightly downsiope 60 Across slope, south end slightly upslope 61 Meuka-makai 62 Mauka-makai, slight slope to - south on downslope 65 Across slope, with alight upslope to southeast 71 Across slope with slight upalope to norW 79 Across slope (almost north- south) 82 Angled northeast-southwest 94 Across elope with alight jog 96 Across slope 99 Mostly mauka-makai with slight hook back to the north 103 Across slope with southeast- northwest orientation 107 Across elope Ill L-shaped wall 1 l9 Across slope 122 Short across slope wall 123 Mostly mauka-makai (northeast-southwest) a 124 lviastly mpufu:-tnaluzi (northwest-southeast) 125 Mauka-makes (TRENCH #b) 126 Mauka-nrakai l28 Moatty mauka-malcai (northeast-southwest) 129 Across slope (northweat- southeast) 130 NOT FOUND 133 Across slope, perpendicular to Feature 132? As can be noted from an examination of Table 1, these a number of Crude Retaining Walls and they do not appear to run in any specified direction. We propose, therefore, to drop the formes feature type - Irregular Retaining Walls (spice there are no examples) and replace it with a new type (of which are over 40 examples). Crude Retaining Walls -Crudely piled to roughly stacked accumulations of cobhles to small boulders which appear to travel both across slope, perhaps serving as terrace~ietaining walls, or running mostly maulca~rrakai to serve as historic kuaiwi or other field markets. TOPOGRAPHIC MAP OF PROJECT AREA 3B)A portion of the relevant USGS topographic map (Honaunau, Hawaii-7.5'- 1982) has been included as Figure 1. The boundary of the current project area is clearly marked. 5 ~ A ~ i n- .'C~ ~ ~ a ~o eu : \ ~ \ - ~ ~ ~ ~ i o ~ i. w - ~ ;Fell ~ ~ - ` \ _ ~ ~ ~ ~ONUMENT ~ ~ ~ ~ ~ ~t ~Kaawaloa ~ ~ ~so ~ ~ I aeM3 \ Kealakekua Ba .`r, =~~RiAu Jle~ ~ ~ KEALAKEKUAr P'~""'~' ~ PAS B A Y \ Kapaltuka Du +A / ~ _ V ~ ~ Maq~gi Be ` ~ ~ ~ NAP00J00 PARK; u ~ • _ ~ ~ I ~11 Aw7m"~,,-.+ mE@ry ~ ~ it \Ul lW ~ % er 1 Wello.J~ ~ / _ I b / i~~_ ~ North ~ase ~ s ~ e~weu 3a~ , I ¢ ~ HAWAIIAN ISUND$ ~ ~ ~ ~ i- Q of Beaeh $ ~ ~ ~ F K!?A~ APPROXIMATE MEAN OUaDRwGLE LOGnOti „ ~ I ~.[v ; ~ ~ ~ DECLINATION 1982 Figure 1. Project Area Location.. 6 As stated above, the features which are called Crude Retaining Walls are found n~nning and also cutting across the contours. It appeals those walls which run with the contour appear to have accumulated slope wash which then provided gardening areas. Others (especially those which are mm~ing with or at a slight angle to the slope) are likely to be the result of attempts at clearing plots for agriculture. PROFII,E MAPS (FIGURE 8-15 [BARRERA 1990:10-12]) 3C)A series of profile descriptions, based on Barrera 1990, were done. The following profiles examine each trench Measurements will be taken with top of feature being zem point. , ~ 0 I 2 1RiT, LAYERI LAYER II U'IERiII Figure 2. Site 13662, Feature 2, Trench 1, Profile of \Vost Face. Site i 362, Featuro 2, ?ranch 1 (Figure 2) Trench 1 was cut northeasUsouthwest (across slope) through Feature 2, a crude retaining wall, revealing two layers. Layer I was the arrhitecturai level consisting of subanguiar cobbles and boulders in a matrix of dark brown ("7.SYR 3/2) earth fill. Layer II was immediately below and also consisted of this same dark brown earth. From the profile, there appears not to be rocks present in this stratum. Layer III is an unspecified sterile layer. No artifacts or midden were encountered during excavation of either Layer I or Layer II. 'The unit displayed the following scratigraphy: ~ 1 7 Feature 2 Trench 1, West Face Laver I 0130 curbs, subangular cobbles and boulders in a matrix of dark brown (7.SYR 3/2) earth; cultural: R 40-50 curbs, wntinuance of the above matrix ; non~uitural; III 50-?5 curbs, unspecified sterile level (possibly pahoehoe or as lava as both are found in this parcel; non-cultural. o a~ o ~ ureA O~ ~ uv~ n UM@H In Figure 3. Slte 13662 Feature 17, Trench 2, Profile of North Face. Site 13662, Feature 17, Trench 2 (Figure 3) Trench ?was cut northeastisouthwest (with the sloped tluauglr Feature 17, a crude retauung wall. The upper Iayer ~I.ayer I) consisted of a layer of subangular boulders and cobbles in point to point contact which constituted the architectural element of the feature. Layer II (immediately below) is composed of a Iayer of subangular cobbles and boulders and cobbles in a brown to dark brown (7.SYR 412) earth matrix. Layer II produced three pieces of charcoal weighing 4.3 gram. Layer III consisted of sterile bedrock. The unit displayed the following stretigraphy: a Feature 1?, Trench 2, Weet Face Layer I 0-35 curbs, subangular cobbles and boulders in point to point contact: cultural: II 45-85 curbs, ranges from 15-45 cm thick; brown to dark brown (7.SYR 4.2) unspecified earth; several subangular boulders and cobbles; cultural; III 85-102 curbs, ranges iiom 10-40 ctn thick; weathered basalt bedrock decomposing into boulders; non~uitural. ';S '{LTEA r'-mmmr.n 3 Rill ~ ~ ~IJ ~ . /-1 f .1IEP I I LJ.'i ER 11 / / ~ 1~1YER In Figure d. Site13662 Feature ~1, Trench 3, Pro81e of East Face. Site 13662, Feature 41, Trench 3 {Figure 4) Trench 3 was cut northeasvsouthwest (with the sIopej through Feature 41, a crude retaining wail. Layer I is the architectural layer consisting of cobbles and boulders. Layer II is apparently two undi$erentiated layers: the upper is a dark brown unspecified earth over a sterile ash and weather boulders; Layer III is sterile pahoehoe bedrock. The unit displayed the following stratigtaphy: Feature 41 Trench 3, East Face Layer I 0-95 cmbs, subangular cobbles and boulders in point to point contact: cultural; II 95-125 cmbs, upper layer is a dark brown (7.SYFL 3/2) unspecified earth also containing cobbles and boulders in the matrix; cultural; lower is strong brown (7.5YR 4J6) ash layer and weathered boulders; non- cultural; III 125-150 cmbs. pahoehoe bedrock; non-cultural. i +lFi ~ ! AiFR l I IAYET II I ~ / ~ !Af FR 111 Figrrro 5. Slte 13662 Feature 5~, french Pror7le of EuSr Face. Site 13662, Feature 55, Trench 4 (Figure 5) Trench d was cut norrhwesdsoutheast l`across slope i tlunugh Feature 55, an irregular lhrear mound. Layer I consisted of subangular boulders and cobbles in point to point contact which comprised the feature. Layer II was a layer of cobbles and boulders within dark brown earth. Layer III was the underlying sterile dark brown earth. The unit displayed the following sttatigraphy: lU Feat~,::~ Trench 4, East Face Layer I U-~5 cmbs: subangular cobbles and boulders in point to point contact: cultural: II ~5-100 cmbs, ranges from 25-60 cm thick; subaagular cobbles and boulders in a matrix of dark brown (7.5 YR 3/2) unspecified earth; non- cultural; III 100-125 cmbs; sterile dark brown (7.5 YR 3/4) ash; non-cultural. r~ i ~~~tP i I h~~l / ~ ~ / / / ~ nYF.A li .L. r'i~urr 6. Site 13662 Feature =8, Trench 5, 1'rot3le of >;ast Face. Site 13662, Feature 58, Trench 5 (Figure 6) Trench ~ was cut north south (across slope) through Feature 58, an irregular linear mound. Layer I was the feature itself, and consisted of boulders and cobbles in point to point contact. Layer II was a deposit of subangular cobbles and boulders in a matrix of dark brown soil. Layer III was the underlying deposit of sterile dark brown earth. The trench displayed the following stratigraphy: tt Feature 58 Trench 5, East Face Layer I 0-50 curbs, ranges from 20-50 cm thick; subangular cobbles and boulders with no soil; cultural; II 20-90 curbs, ranges from 30-75 crn thick; subangular cobbles and boulders with a matrix of dark brown (7.SYR 3/2) unspecified soil; cultural; III 9U-12 curbs; sterile dark brown (7.5YR 3/4) unspecified earth; non- cultural. .n«E~ _ ~ ~ 0 S 6iFET r r r~ye~ 1' . , / U I ~s~~H i i i 'U tOOEHN y i ~TUi~7 ~ I ~ / ~ / ~ :AYEP. II //!/l~ / 1 / ' i I Figure 7. Site 13562 Feature 125, 'Trench 6, Profile of NE Face. Site 13b62, Feature 125, Trench 6 (Figure Trench fi was cut northwest/southeast (across slope 1 tlunugh Feature I25, a crude retaining wall. Layer I appeared cultural since it consisted of the mananade feature itself. Materials in Laver I consisted of basalt cobbles and boulders. Laver II was comprised of similar cobbles and boulders contained within a matrix of unspecified dark brown earth. Layer III is a dark brown dirt (of unlrnown thickness i on top of pahoehoe bedrock. No midden or artifacts were recovered. ~n unknown feature is also shown on the profile. This is thought (based on shape) this is a modern feature also included in the profile. The unit displayed the following stratigraphy: u Fcaiuxe 125 Trench 6, NE Face Layer I 0-85 cmbs, ranges in thickness from 25-85 cm; subangular basalt cobbles and boulders in point to point contact; cultural; II 85-170 cmbs, ranges in thickness from 35-85 cm; subangular basalt cobbles and boulders in a matrix of dark brown (7.SYR 3/2) unspecified structure earth; non-cultural; III 170-240 cmbs; sterile dark brown t7.SYR 3.4) dirt (of unspecified thickness or characters on top of pahoehoe bedrock: non-cultural. i.~YEF 1 ~ _ ~ uvean i / /l~ i ' / / / ~ i ~ ~ Fiwre 8. Slte 13662 Feature 81, Trench 7, Profile of East Face. Sito 13662, Feature 81, Trench 7 (Figure 8) Trench 7 was cut north/south (across slope) through Feature 81, an inegular linear mound. Layer I consisted of subanguhar cobbles and boulders which comprised the feature itself. Layer II was a deposit of the same cobbles and boulders contained within a matrix of dark brown earth. Layer III was a sterihe deposit of ash and weathered boulders. A sin¢.le fraement of Cypraea sp. was recovered from Layer II. The trench displayed the following stratigraphy: 13 Feature 81 Trench 7, East Face Layer I 0-b0 curbs; subangular cobbles and boulders of unspecified diameter in point to point contact; cultural: II 60-95 curbs, ranges from 15-30 cm thick; subangular cobbles and boulders in a matrix of dark brown 17.SYR 3,'2) unspecified earth; cultural; III 95-120 curbs; sterile brown to dark brown ~ 7.SYR 4J41 ash and weathered boulders: non-cultural. a~ ~ ~ n , ~ Q UIEJiI / / ` ~ LAYFR II h~ / J ~ / ~ swim lu Figure 9. Stte 13662 Texture 63, Trench 8, Frofile of East Face. Site 13662, Feature 63, Trench 8 (Figure 9) Trench 8 was cut easdwest Imostly across slope i tluvuglr Feature 63.:ur irregular linear mound. Layer I was a relatively thin layer of subangular cobbles and boulders in the architectural layer. Layer II was a layer of similar stones in a matrix of dark brown soil. Two pieces of unidentified bone (poss. Rattus sp. j were recovered from this layer. Layer III was a sterile layer consisting of weathered pahoehoe bedrock and boulders. The unit displayed the following stratigraphy: 14 Featuue 63 Trench 8, Eset Face Layer I 0-45 cmbs: subanguIar cobbles and boulders in point to point contact; culturai; II 45-100 cmbs; ranges in thickness from 20-65 cm; subangular cobbles and boulders in a matrix of dark brown (7.5YR 3/2) unspecified earth; non-cultural; III 100-130 cmbs; weathered pahoehoe bedrock and boulders; non-cultural. ABSENCE OF ROCKS IN THE LOWERMOST LAYER 3D1The conclusions as twice stated in both Part IV. EXCAVATIONS, suggest that portions of Site 13662 was constructed over a cultivated field from which rocks had been removed_ When the profiles of Feature 2 and Feature 41 (Trenches 1 & 3) are compared with other profiles, it can be seen that the overall number of stones both within the features themselves and in the underlying soil are noticeably fewer than in others. The explanation that these features were built on previously cleared areas is one possibility. Another might have to do with slope wash deposited in the feature area prior to feature wnstruction. Schilt (1983:270) writes that most cuitivation on the lcu/a occurred in soils that had been transported downslope by water from higher slopes as the mauka gardens were being developed. This project area is located higher and further south than the I.~ula slopes of the Kona Field System near Kailua, but deposition in these two areas iFeature 2 and Feature 41) may have been significant enough to cover the extant stones with a "dark brown earth laver." The features then wuld have been constructed on soils that were Iess rocky than those nearby. Another aitemative concerns the amount of volcanic ash deposition deposited prior to construction of the features. It is likely that differential deposition of this ash has taken place and may have been effected by weather patterns, water erosion, etc. If the ash deposits are greater in the Feature 2 and Feattue 41 areas than in other tested locations within the project area, this could account for the absence of rocks. The underlying sterile areas appeaz to differ within the project area. Features 2, dl, 125, and 63 (Trenches 1, 3, 6, and 8) were lying on top of a basal layer of "weathered pahoehoe." Features 55 and Sl(Trenches 4 and 7) were "dark brown ash" (with weathered boulders at Feature 81) Feature 58 (Trench 51 had a "sterile LS deposit of dark brown earth", and Feature 17 (Trench 21 was "weathered basalt bedrock...dewmposing into boulders. When these results are plotted on the project area map, it appears that the pahoehoe azeas I along with Trench 2 which possessed weathered bedrock) Ile in the southeastern half of the area. The two features underlain by ash are on the north and northwest and the final unit (underlain by undefined brown earth) is located in the extreme northern portion of the study area. This data may indicate that the southern portion of the project area has a basal flow of pahoehoe, while on the north, the pahoehoe may also be present, but is covered by some unknown amounts of volcanic ash. According to Lockwood et al. (1988), the project area is generally made up of Group I flows (greater than 4,000 vrs before present) which are mostly overlain by discontinuous ash deposits (Pahala Ash), especially on the northeast and southeast. The flows in the Kealakekua area appear to generally be composed of pahoehoe flows. These interpretations are, of worse, based upon very sketchy evidence. It is unlikely by the time the project area was utilized by Hawaiians for agricultural or residential purposes little of the underlying Lava would have been exposed in this heavily vegetated region. RADIOMETRIC AGE DATA 3E)Radiocarbon samples were collected during excava$on of Trench 2 and Trench 5 (Barrera 1990:9 and 12). These were submitted and are on file with DLNR- SHPD. The receipt of a report wnceming the dating results was wnfirmed by R. Cordy (DLNR~HPD) to the landowner in June of 1993. No finther information is available. PRESERVATION OF PROBABLE HOUSE SITES (According to Mitigation Plan as outlined in Document dated May l3, 1992 -Appendix C). 4)The tlu-ee probable house sites, sites -124b4, -124b5, and -124b7 are slated for preservation. To insm~e this, a 3 m buffer zone around each of the three sites has been established. The perimeters of @re buffer zone were flagged in the field by the consulting archaeologist. Stakes were not driven at this time, since Charlie 16 Aipia said they would be taken down by caws in the pasture. He agteed to see the stakes would be placed when the cows were removed. The tops of theae poets will then be flagged with ca. 1 m lengths of orange survey flagging tape. This will be done to warn any equipment operators of the preservation zone and prevent intrusion by heave equipment. These activities were monitored and observed by the author on January 16, 1994. This has been done in response to the mitigation plan as set forth in the letter (Appendix C) of May 13, 1992 from Don Hibbard, Administrator, State Historic Preservation Division, to Mr. Christopher Norrie. A further request, by Mr. Hibbard concerns additional archaeological data recovery of the Kona Field System deposits in the project area. Staff from DLNR- SHPD wishes to record soils and stratigraphy in this part of the Kona Field System. The landowner has agreed to inform DLNR-SHPD of the schedule and commencement of these grubbing activities. HISTORIC MODIFICATIONS OF THE ICONA FIELD SYSTEM 5) The project area is near to what has been described as the core of the Kona Field System in the uplands of Kealakekua ahupua `a, near the town of Captain Cook. Bamera (1990:131 states: Much of the Kona Field System remains represented at Site 13,662 have been modified by historic agricultural pursuits. These modification are more evident in the northeast, southeast and southwest quadrants. This phenomenon is quite commonly observed in the Kona Field System, and of course limits the precision with wluch the prehistoric condition can be discussed. For additionai confirmation on this point, see parrs letter (Appendix D). During the walk-through of the project area on January 16, 1994 by the author, the map of Site 13662 (Barrera 1990:41 was observed to generally reflect the features in the project area. During flris observation, an attempt was made to detemune 1 among the features mapped by Berretta) which ones appeared to have been severely modified in the historic period. This was based on construction techniques such as facing, coursing, regularity, etc. From this quick inspection, it appears that all observed agricultural features were either modified or constructed w fir histcini agn-ic;ulttlral ptlrp~ses. During conversations with Mr. Charlie Aipia, a local long-term resident, it was disclosed that the whole area was chain-drug and cieatEd when the land was owned by Ethel Paris i See Appendix Dl. Mr. s..ipia states there are no prehistoric wails left in the project area. He fiuther indicated that there was a cattle corridor just north of the project area that was used to drive cattle mauka to loading pens from holding areas and pens in the makai portion. The long maul;a makai walls are the remains of holding pens for cattle and donkeys. The eastern-most portion of the project area has been heavily manipulated by chain~ragguig and the walls as indicated in Barrera's map are somewhat idealized. Qverall, however. the map appears to tEtlect placements and alignments as observed on the ground. REFERENCES CITED Berrm~s, W.J. 1990 KAAWALOA, SOUTH KONA, HAWAII ISLAND: ARCHAEOLOGICAL INVENTORY AND DATA RECOVERY, Chiniago, Inc. Prepared for Kaawaloa Orchards, Captain Cook, Hawaii. Lockwood, J.P, P.W. Lipman, L.D. Petereem, and F.R Warsbauer 1988 Generalized Ages of Surface Lava Flows of Maims Loa Volcano, Hawaz i. Miscellaneous Investigations Series. Department of the Interior, U.S. Geological Survey. Schllt, R 1984 Subsistence and Conflict in Kona, Hawai is An Archaeological Study of the Kuakini Highway Realigameat Corridor. Department of Anthropology, B.P. Bishop Museum DAR 84-1.